HomeMy WebLinkAboutCC Final Staff Report
Department Name: Community Development
Cost Center: 4003
For Agenda of: November 5, 2019
Placement: Public Hearing
Estimated Time: 90 minutes
FROM: Michael Codron, Community Development Director
Prepared By: Rachel Cohen, Associate Planner
SUBJECT: REVIEW OF A NEW 23,344-SQUARE FOOT PERFORMING ARTS
FACILITY AND A NEW 162,909-SQUARE FOOT PARKING STRUCTURE
WITH 404 PARKING SPACES, INCLUDING ARCHITECTURAL REVIEW, A
GENERAL PLAN AMENDMENT CHANGING THE PROJECT SITE FROM
OFFICE AND MEDIUM-HIGH DENSITY RESIDENTIAL TO GENERAL
RETAIL, A ZONE CHANGE FROM OFFICE WITH A HISTORIC DISTRICT
OVERLAY (O-H) AND MEDIUM-HIGH DENSITY RESIDENTIAL (R-3) TO
DOWNTOWN COMMERCIAL ZONE WITH A HISTORIC OVERLAY (C-D-
H), A DEVIATION TO THE HEIGHT AND FLOOR AREA RATIO
MAXIMUM FOR THE PARKING STRUCTURE, AND USE PERMITS TO
ALLOW A PERFORMING ARTS FACILITY AND A PARKING
STRUCTURE WITHIN THE DOWNTOWN COMMERCIAL ZONE WITH AN
ADDENDUM TO THE PREVIOUSLY CERTIFIED FINAL
ENVIRONMENTAL IMPACT REPORT (EID-0349-2017) TO ADDRESS THE
REZONE AND GENERAL PLAN AMENDMENT FOR THE PROJECT.
RECOMMENDATION
1. Adopt a Resolution (Attachment A) approving the project; and
2. Introduce an Ordinance (Attachment B) rezoning the property for the proposed uses.
REPORT-IN-BRIEF
Two new structures are being proposed on the subject properties. SLO Repertory Theatre (SLO
Rep Theatre) is proposing a new 23,344-square foot performing arts facility with two
performance spaces, rehearsal space, workshop and storage areas, lobby, a balcony and roof deck
and administrative offices (Attachment C). The City of San Luis Obispo is proposing a new
162,909-square foot parking structure with 404 parking spaces (Attachment D). The proposed
project requires review of the following:
1. Architecture;
2. A General Plan Amendment changing the project site from Office and Medium-High
Density Residential to General Retail;
3. A zone change from Office with a Historic District Overlay (O-H) and Medium-High
Density Residential (R-3) to Downtown Commercial Zone with Historic Overlay (C-D-H);
4. Exception to the height and floor area ratio for the parking structure;
5. Use permits to allow a theater, parking structure, and ground floor residential within the
Downtown Commercial zone; and
6. An addendum to the certified Final Environmental Impact Report (FEIR).
The architectural design of project was reviewed by the Architectural Review Commission
(ARC), the Cultural Heritage Committee (CHC), for consistency with the Community Design
Guidelines and the Historic Preservation Program Guidelines respectively. The ARC provided
comments to the applicants and ultimately recommended the Planning Commission recommend
approval of the architecture. The CHC recommended the Planning Commission find the Parking
Structure architectural designs compatible with the Downtown Historic District and continued
the review of the Heyd Adobe and the SLO Rep Theater components of the project with
direction. The Planning Commission considered the recommendations from the ARC and CHC
as well as reviewed the other project components listed above.
After reviewing the project and receiving public comment, the Planning Commission
recommends the City Council approve the proposed Palm Nipomo Parking Structure project and
recommends the forthcoming building that will line the parking structure include residential
units, based on the architectural concept that was presented at the October 23, 2019 Planning
Commission meeting. The Planning Commission made a second motion and recommends the
Council consider developing a process to identify parties to move the adobe and find creative
adaptation for its use (Attachments E and F).
DISCUSSION
Site Data
Applicant SLO Rep and City of SLO
Representative SLO Rep – Bryce Engstrom
City of SLO – Richard Burde
Zoning O-H (Office-Historic District Overlay)
and R-3 (Medium-High Density
Residential)
General Plan Office and Medium-High Residential
Site Area 1.38
Environmental
Status
Certified FEIR and an Addendum
Background
In 2003 the City Council identified constructing the Palm Nipomo Parking Structure as a Major
City Goal. Since that time, City staff has worked with the Council and the public in a variety of
study sessions, meetings, and workshops to assemble properties, refine the design and conduct an
environmental review of the overall project (Attachment G). Through the design process, the
project was expanded to include a performing arts theater. The Parking Structure and Theatre
have been included most recently in the Downtown Concept Plan 2017 update.
Previous Council or Advisory Body Action
The Architectural Review Commission (ARC), Cultural Heritage Committee (CHC), Planning
Commission (PC) and City Council have been involved in various components of review of the
proposed project. Below is the recent background of the advisory bodies that have been involved
in the entitlement process to date.
October 23, 2019 – Planning Commission reviewed the project and recommended that
the City Council approve the project as proposed and made a recommendation that the
forthcoming building that will line the parking structure include residential units, based
on the architectural concept that was presented at the October 23, 2019 Planning
Commission meeting. The Planning Commission made a second motion and
recommended the Council consider developing a process to identify parties to move the
adobe and find creative adaptation for its use.
September 23, 2019 – CHC reviewed the proposed project plans and recommended the
PC find the Palm Nipomo parking structure compatible with the Downtown Historic
District. They recommended continuance on the review of the Heyd Adobe component of
the project and continuance of the review of the facade design of the SLO Rep Theatre.
September 16, 2019 – ARC reviewed the revised plans that incorporated their direction
and made a recommendation that the PC find the project consistent with the Community
Design Guidelines with direction that the applicant of the SLO Rep Theatre revise the
façade of the building with better balance and proportion of the wall cladding -
specifically, reduce the variegated terracotta facade at the exterior of the black box
theatre and at the upper portion of the walls of the main theatre projecting above the roof
deck level (approximately at the 218.45 foot elevation and above) and soften the contrast
of the terracotta tiles with each other.
August 19, 2019 – ARC reviewed the proposed architecture of the project and the ARC
continued the review and provided seven directional items to the applicants requesting
the applicants produce elevations and renderings that showed the two structures together
and to include a revised western elevation of the parking structure that had more
articulation and design.
July 17, 2018 – City Council reviewed and adopted the Final Environmental Impact
Report (FEIR) Palm Nipomo Parking Structure Project (Attachment H). The CHC, ARC
and PC each reviewed the document and provided comments and recommendations to the
City Council.
Project Description
Site General Plan Amendment and Rezone
The applicants are requesting a General Plan Map Amendment to change the project site land use
designations from Office and Medium-High Density Residential to General Retail. This also
requires a rezone of the six parcels from Office with a Historic District Overlay (O-H) and
Medium-High Density Residential (R-3) to Downtown Commercial zone with a Historic Overlay
(C-D-H).
Figure 1: General Plan Map Amendment: Left map shows existing General Plan land use designation; Right map
shows the proposed change to the General Plan land use designation.
Office
Medium High
Residential
General
Retail
Figure 2: Rezone Changes: Left map shows existing zoning; Right map show the proposed change to the zoning.
Office with
Historic Overlay
Medium High
Density
Residential
Downtown
Commercial
with Historic
Overlay
Site Layout
The project consists of two new structures that have been planned in consideration of one
another. Figure 3 shows the proposed site layout and the location of each of the proposed
buildings. The red arrows indicate the vehicle points of entry and exit at the parking structure.
The blue arrows indicate where pedestrians leave and enter the parking structure. The green
arrow indicates the main entrance to the SLO Rep Theatre. Phase two is the development of a
“liner” building – a building that will be constructed in front of the Parking Structure (see Figure
3, diagonal cross-hatched area). The design team has provided sketches of what this building
may look like, however the design of the building will require separate review when a specific
project is proposed.
SLO Rep Theatre – Architecture & Use Permit
SLO Rep Theatre is proposing a new 23,344-square foot performing arts facility with two
performance spaces, rehearsal space, workshop and storage areas, lobby, a balcony and roof deck
and administrative offices. The architecture is a contemporary design with rectilinear form that is
broken up with curved walls and upper story setbacks. The façade employs the use of a terra
cotta rainscreen, smooth troweled plaster, a glass curtain wall, and aluminum awnings. Per Table
2-1 of the Zoning Regulations, a theatre in the C-D zone requires a Minor Use Permit (MUP).
Figure 3: Proposed site layout for the SLO Rep Theatre and the Palm
Nipomo Parking Structure.
SLO Rep
Theatre
Parking
Structure
Table 1: SLO Rep Project Statistics
Site Details Proposed Allowed/Required*
Front Setback 0 feet 0 feet
Maximum Height of
Structure
42 feet 5 inches 50 feet
Max Building Coverage 51% 100%
F.A.R. 1.16 3.0
Total # Parking Spaces
Bicycle Parking
0 (Pay in-lieu fees)
0**
67
13
*2018 Zoning Regulations
**Bicycle parking is a code requirement and the project will have to comply
Palm Nipomo Parking Structure – Architecture, Use Permit & Deviation from
Development Standards
The City of San Luis Obispo is proposing a new 162,909-square foot parking structure with 404
parking spaces. The architecture is mission style design and the form is based on the functional
requirements of a parking structure. The structure is articulated with arched shaped openings,
rectilinear openings, columns and architectural towers. Exterior materials include smooth
troweled plaster, pre-cast concrete column bases, terra cotta tile roofing, pre-cast masonry along
the base of the towers and stairs and decorative tile. Per Table 2-1 of the Zoning Regulations, a
parking structure within the C-D zone requires a Conditional Use Permit (CUP). The applicant is
also requesting deviations from development standards for additional height and increased Floor
Area Ratio (F.A.R.) for the parking structure (see Table 2 below).
Table 2: Parking Structure Project Statistics
Site Details Proposed Allowed/Required*
Front Setback 0 feet 0 feet
Maximum Height of
Structures
50 feet
with 17-foot 4-inch
elevator/stair tower
features and approx. 10-
foot-tall solar structures
50 feet
Max Building Coverage 80% 100%
F.A.R. 4.11 3.0
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
404
43 EV Ready
32
No specific requirement
40 EV Ready
Director’s Determination
*2018 Zoning Regulations
1 A Floor Area Ratio (F.A.R) greater than 3.0 is allowed pursuant to Section 17.86.200 of the Zoning Ordinance.
Policy Context
Staff carefully evaluated the proposed project’s General Plan Amendment, Rezone, Architecture
and Use Permits in the context of General Plan goals and policies and the City’s Zoning Code,
and received feedback from the ARC and the CHC regarding consistency of the project with the
Community Design Guidelines and Historic Preservation Guidelines. Based on the project’s
contribution to and alignment with these goals, policies, and requirements, staff is
recommending that the Planning Commission recommend that the City Council adopt a
resolution approving the project.
Consistency with the General Plan
The Land Use Element (LUE) dedicates Chapter 4 to policies regarding land use and
development of Downtown. Policy 4.1 states,
Downtown is the community’s urban center serving as the cultural, social,
entertainment, and political center of the City for its residents, as well as home
for those who live in its historic neighborhoods. The City wants its urban core to
be economically healthy and realizes that private and public investments in the
Downtown support each other. Downtown should also provide a wide variety of
professional and government services, serving the region as well as the city. The
commercial core is a preferred location for retail uses that are suitable for
pedestrian access, off-site parking, and compact building spaces. Civic, cultural
and commercial portions of Downtown should be a major tourist destination.
Downtown's visitor appeal should be based on natural, historical, and cultural
features, retail services, entertainment and numerous and varied visitor
accommodations (underlining added to highlight project consistency).
Entertainment/Cultural Facilities
The LUE further discusses Entertainment and Cultural Facilities located in the downtown. Policy
4.3 states, Cultural facilities, such as museums and galleries should be Downtown. Entertainment
facilities, such as nightclubs and theaters shall be in the Downtown. Additional policies
regarding Cultural Facilities state:
5.2.2. Mission Plaza Area – The City shall promote the area around the Mission
Plaza for cultural facilities (Figure 5).
Figure 4: LUE map (Figure 5) showing the location of the Cultural Facilities Area
including Mission Plaza and Monterey Street from Mission Plaza to Nipomo Street
5.2.3. Community Arts Support – The City shall continue to support community arts
programs through a variety of means, such as loans, grants, and help in obtaining sites.
5.2.5. Land Acquisition – The City will work with community organizations to
secure land for cultural facilities in the Downtown area.
As proposed, the SLO Rep Theatre will be located near Mission Plaza along Monterey Street in
the Cultural Facilities Area.
Parking
LUE Policy 4.14 states, The City shall ensure there is a diversity of parking opportunities in the
Downtown. Any major increments in parking supply should take the form of structures, located
at the edges of the commercial core, so people can walk rather than drive between points within
the core. Retail uses outside the core, and professional office developments, may have on-site
parking for customers and clients. The proposed parking structure is consistent with fulfilling
this policy.
Circulation Element, Policy 13.2.4. (Public Parking Structures) states the City shall only approve
construction of additional public parking structures after considering the findings and results of
a parking supply and demand study. Early in the Downtown parking discussion, a parking study
was completed that estimated that the City would have an increased parking demand of 250-500
spaces every five years. The Palm Nipomo Parking Structure was initially envisioned to
accommodate approximately 450 spaces for 10 years of growth 2. As the project has been refined,
the total number of actual spaces is now 404.
The parking demand and potential usage of the Palm Nipomo Structure has been studied a
number of times over the last decade. Most recently, a parking analysis was done by Walker
Parking Consultants (2015) which analyzed project parking demand for current and future
development in the area, as well as closures of public parking lots for the Hotel Cerro and Hotel
SLO (Chinatown) projects. The analysis redistributed that parking into existing and proposed
structures and forecast new demand from private development projects. The consultant
concluded that the usage of the project is contingent upon development in the area (short and
long term) and if long term projects develop the structure could see up to a 92% effective supply
rate on a daily basis. The analysis concluded that:
“……the structure represents an opportunity to provide parking for future
development, efficiently, and in a way that is likely to be more environmentally
friendly and walkable for downtown than would individual sites that each
provide their own parking. Given the Phase II development being contemplated,
if the City is willing to make a significant investment (or partner with
developers) to provide funding for a long-term capital investment, the structure
represents an opportunity for careful planning in the downtown using shared,
public parking.”
2 919 Palm Street Parking Structure contains 242 parking spaces and was built to accommodate the loss of the Court
Street surface parking lot and the Chinatown surface parking lot and was not designed for future growth of the
Downtown.
Additionally, this study was done prior to the update of the Downtown Physical Concept Plan
(2016) that has made significant new recommendations for public infrastructure changes most
notably the reduction of on street parking to allow for new amenities such as widened sidewalks
for outdoor dining and retail space, new bicycle facilities and public transit facilities (see Figure
5 below). The Palm Nipomo project will allow for future redistribution of this parking space
demand into an already available facility. As proposed, the new parking structure is consistent
with the policies for providing parking within the Downtown and promoting more efficient use
of private and public spaces.
Consistency with the Downtown Concept Plan
The Downtown concept Plan was adopted in July 2017. The Downtown Concept Plan is the
community’s vision for how downtown San Luis Obispo should be developed over the next 25
years and is to be used as a guidance for development projects and for public improvements
downtown. The proposed project is described in this Plan within “Block 10;” A new parking
structure on the corner of Palm and Nipomo Streets is envisioned to include office mixed use
along Nipomo Street, the Theatre relocated along Monterey Street, and public use on a portion
of the rooftop. Additionally, the Concept Plan describes the Central Downtown to include an
expanded, vibrant, and art-filled Cultural District, the focus of which is along Monterey Street
between Nipomo and Chorro Streets (blocks
10, 11, and 19). Visitors arriving in cars can
park in the new parking structure at Palm and
Nipomo Streets, then walk to the theater,
Children’s Museum, expanded History Center,
Museum of Art, Mission San Luis Obispo de
Tolosa, and Mission Plaza in a short two-block
stretch (Blocks 11 and 19). Figure 5 shows one
of the concepts from the Downtown Concept
Plan that considers relocating parking spaces to
other uses in the long-term development of
Downtown.
Figure 5: Conceptual Street Type B cross section on for Marsh or Higuera Street
with two vehicle travel lanes, angled parking on one side of the street, a protected
cycle track, and sidewalks that widen to 24’ in between parking areas, allowing
for additional pedestrian experiences.
Figure 6: Snapshot of Block 10 of the Downtown
Concept Plan
Consistency with the Zoning Regulations
SLO Rep Theatre: The SLO Rep Theatre proposal complies with the lot coverage, floor area
ratios, and building height requirements for the Downtown Commercial zone with a Historic
District overlay (see Section 6.2.1 Project Statistics above). The performing arts facility use
requires a Minor Use Permit. The SLO Rep Theatre mission is to strengthen theatre’s cultural
influence and enriches the Central Coast by producing professional theatre, nurturing artists
and providing theatre education for children and adults . This is consistent with the definition in
the Zoning Regulations that states Theaters are Facilities for indoor display of films, motion
pictures, or dramatic, musical, or live performances. This classification may include incidental
food and beverage services to patrons.
The SLO Rep Theatre has administrative office hours, and public hours (performances).
Administrative office hours are Tuesday-Saturday, 8:00 AM-6:00 PM and Public Hours are
Wednesday - Friday: 5:30 PM - 10:00 PM and Saturday-Sunday: 12:00 PM - 10:00 PM. Services
and activities that occur on the site include: administrative office work; theatre rehearsals; theatre
performances; youth classes/camps; adult classes/camps; and internal and outside meetings and
events. The new space will have 7 full-time and 17 part-time employees. With the two theater
spaces in the new venue, there is the potential for two performances happening simultaneously
thus there is a proposed minimum of 50 attendees and a maximum of 300 attendees. The
Planning Commission recommends that the City Council find the project consistent with the
Zoning Regulations and approve the proposed use permit for a theatre in the Downtown
Commercial zone.
Parking Structure: Per Table 2.1, Parking Facilities require a Conditional Use Permit for a
parking structure within the C-D zone. The Zoning Regulations further state in Section 17.86.200
(Parking as a Primary Use), Where parking as a primary use is permitted in compliance with
Table 2-1: Uses Allowed by Zone … discretionary permit approval may include deviations from
otherwise applicable development standards. The Palm Nipomo Parking Structure is requesting
deviations from the height and F.A.R. requirements of the Downtown Commercial zone. The
Parking Structure has a 4.1 F.A.R. and the Zoning Regulations states the maximum F.A.R. of 3.0
for the C-D zone. Additionally, the project includes elevator and stair towers that extend 7 feet, 4
inches above 10-foot allowed projections above the 50-foot building height. These deviations are
necessary to meet the project goal of maximizing the parking on the site and meeting as close as
possible the goal of 400 parking spaces.
The parking structure will be accessible 24 hours a day, seven days a week. Currently the first 60
minutes are free and $1.25/hour or fraction thereof. Parking rates for the structure will apply as
follows:
8:00 AM to 7:00 PM Monday through Wednesday
8:00 AM to 11:00 PM Thursday through Saturday
1:00 PM to 7:00 PM Sunday
The parking structure will also operate DROP (Downtown Residential Overnight Parking
Program) for those residents who live Downtown and include short-term and long-term bicycle
parking. The Planning Commission recommends that the City Council find the project consistent
with the Zoning Regulations and approve the proposed use permit and the deviation to the height
and F.A.R.
Consistency with the Community Design Guidelines
The ARC recommended that the Planning Commission find the Parking Structure and the SLO
Rep Theatre architectural designs consistent with the Community Design Guidelines (CDG) with
specific direction to the SLO Rep Theatre applicant. The façade of the SLO Rep Theatre was
revised based on the ARC’s direction and determined by the Planning Commission to be
consistent with the CDG for Downtown development (Chapter 4.2). The Planning Commission
finds the Parking Structure and the SLO Rep Theatre architectural designs consistent with the
CDG and recommends that City Council approve the architectural designs of both structures.
Figure 8: View of the Parking Structure from the corner of Palm and Nipomo Streets
Figure 8: View of SLO Rep Theatre from Monterey Street
Consistency with Historic Preservation Program Guidelines
The CHC provided three recommendations regarding the proposed project. These
recommendations are listed below.
1. Parking Structure - Recommended that the Planning Commission find the Parking
Structure architectural designs compatible with the Downtown Historic District.
2. Heyd Adobe - Recommend continuance of the Heyd Adobe component of the project to a
date uncertain, having found that the destruction of the Hyde Adobe, an element of the
project that makes it incompatible with the historic preservation guidelines and goals of
the City, and continue the item directing city staff and the applicant to present feasible
options for leaving the adobe in the current location, moving it to another location on the
same site or to another site altogether.
3. SLO Rep Theatre - Recommended continuance of the SLO Rep Theater component of
the project to a date uncertain, with direction that the applicant present more cohesive
coloring and materials treatment of the exterior fabric, a less busy and variegated design
such that it’s compatible with the immediately surrounding historic buildings of the
downtown historic district.
The CHC recommended a continuance of the Heyd Adobe component of the project and
recommended that the project evaluate within its design the preservation of the Heyd Adobe in
situ (current location), relocation on site, or moving the structure to another site. When certifying
the Final EIR, the City Council, was provided information concerning impacts to the historic
structures on site and all alternatives, which included a discussion of retaining the Heyd Adobe
and other Contributing Historic Resources. The City Council’s decision to certify the Final EIR,
including Findings of Overriding Considerations, supported the determination that preserving the
historic properties on site did not satisfy project objectives of establishing a performing arts
venue (SLO Rep Theatre) and the development of a new parking structure.
The CHC’s purview or scope of review for the project, was to provide a recommendation on the
proposed project’s consistency with development in the vicinity within the Downtown Historic
District. Therefore, it was not within the CHC’s purview to recommend a continuance of the
project with direction to explore retaining the Heyd Adobe onsite by redesigning the project or to
evaluate relocation alternatives.
The CHC also provided feedback regarding the design of the SLO Rep Theatre. Staff requested
the CHC provide specific direction on what needed to be changed to be compatible with the
Downtown Historic District, but no specifics were given. The direction discusses revising the
exterior materials and color variation; very similar to the direction provided by the ARC. As
mentioned above, the applicant made changes to the exterior design to provide a more cohesive
façade treatment that is less busy and variegated. Staff’s assessment is that the applicant’s
submitted changes in response to ARC action also addresses CHC direction. The CDG and the
Historic Preservation Program Guidelines (HPPG) overlap in their review criteria for the Historic
District and characteristics that make the district unique (Section 5.2.2). HPPG Section 3.2.1
discusses that new structures within a Historic District shall be designed to be architecturally
compatible with the district’s prevailing historic character. Based on the changes made by the
applicant, the Planning Commission concurred and recommends that the City Council approve
the revised design and find it compatible with the Downtown Historic District and consistent
with HPPG Sections 3.2.1 and 5.2.2.
The preservation of the Heyd Adobe in situ or on site makes the proposed parking structure and
SLO Rep Theatre as currently designed totally infeasible. Changing the design to accommodate
the Heyd Adobe in situ or onsite would likely delay the project for a year and the City and SLO
Rep would incur substantial redesign costs.
The City is required to notice the proposed demolition of all residential structures that would be
displaced as a result of the respective projects and the public has claimed structures and wholly
bore the costs of relocation and preservation.
The Planning Commission approved a second motion and recommends the Council consider
developing a process to identify parties to move the adobe and find creative adaptation for its
use. If the City Council were to decide to relocate the structure with City funds, the estimated
costs for relocation and restoration are likely to exceed a $1 million dollars.
Public Engagement
Consistent with the City’s Public Engagement and Noticing (PEN) Manual and the City’s
Municipal Code, the project was noticed per the City’s notification requirements for
Development Projects. Newspaper legal advertisements were posted in New Times ten days
prior to each advisory body meeting (ARC, CHC, PC, and City Council). Additionally, postcards
were sent to both tenants and owners of properties located within 300 feet of the project site ten
days before each advisory body hearing. Public comment was provided to the advisory bodies
through written correspondence and through public testimony at each of the hearings.
CONCURRENCE
All City Departments have reviewed the project and have provided comments that are
incorporated into the recommended resolution as conditions of approval.
ENVIRONMENTAL REVIEW
On July 17, 2018, the City Council certified the Final Environmental Impact Report (FEIR State
Clearinghouse Number 2017051011), adopted a Mitigation Monitoring and Reporting Program,
adopted the following CEQA Findings and Mitigation Measures related to the Palm Nipomo
Parking Structure Project, and made a Statement of Overriding Considerations. The adopted
FEIR identified that the project will result in significant and unavoidable impacts to: 1)
Aesthetics – The scale and massing of the parking structure interrupting the transition from the
Dana Street grouping of historic resources from the remainder of the Downtown Historic District
to the east; 2) Cultural and Tribal Cultural Resources – Removal of two historic resources from
the project site; and 3) Noise – Short-term construction noise. The FEIR also found that there
would be significant impacts that can be mitigated to less than significant in the categories of
aesthetics, cultural and tribal cultural resources, transportation, air quality, biological resources,
geology and soils, and hazardous materials. Some impacts related to aesthetics, cultural
resources, noise, and transportation were found to be less than significant.
The project is proposed to remain the same as the project assessed in the adopted FEIR; however
the project now proposes to change the land use designation from Public to Downtown
Commercial and the zoning from Public Facility with a Historic Overlay (PF-H) to Downtown
Commercial with a Historic Overlay (C-D-H) to allow for the uses as they are described and
analyzed in the FEIR. No physical changes to the project or proposed uses are proposed to occur
which were evaluated previously in the certified FEIR. The change in the land use designation
necessitated preparation of an Addendum (Attachment I) to the certified FEIR to address the
project changes, per State CEQA Guidelines Section 15162. The Addendum includes an updated
project description and incorporates the additional analysis for inclusion in the environmental
record. The updated analysis does not materially change the findings and conclusions of the
FEIR, making a Subsequent EIR unnecessary pursuant to Section 15162 of the State CEQA
Guidelines.
FISCAL IMPACT
Budgeted: Yes Budget Year: 2019-21
Funding Identified: Fee supported activity based on 100% cost recovery.
Fiscal Analysis:
Funding Sources Current FY Cost
Annualized
On-going Cost
Total Project
Cost
General Fund N/A
State
Federal
Fees
Other:
Total
The fiscal impact associated with the construction and operation of a new parking structure on
the project site has been evaluated as part of the Parking Fund analysis associated with the 2019-
21 Financial Plan (the new theatre will be funded separately by SLO Rep). The total design
budget for the parking structure is $1,581,989.15 which is supported by the parking fund. The
design consultant, Watry, has a contract for $1,473,950. Watry has billed us $75,361.25 so far.
Additionally, $14,300 of the design budget was used for a seminar with Kimley-Horn regarding
EV charging strategies and future parking trends. Additional fiscal analysis will occur as part of
awarding a contract to construct the facility. Currently the parking fund has approximately $8.6
million for construction and $28.6 million shown in FY 2020-21, however the bulk of the
construction funds will come from debt financing. Staff anticipates having a quote from the
design team on the total cost of the parking structure within the next week.
Overall, there are no fiscal impacts associated with entitling the project. In addition, the proposed
uses have been long contemplated and were evaluated as part of the overall fiscal and economic
analysis of the City’s 2014 General Plan update. When the General Plan was prepared, it was
accompanied by a fiscal analysis, which found that overall the General Plan was fiscally
balanced. Accordingly, since the proposed project is consistent with the General Plan, it has a
neutral fiscal impact.
ALTERNATIVES
1. Deny the project. An action denying the application should include findings that cite the
basis for denial and should reference inconsistency with the General Plan, Community
Design Guidelines, Historic Preservation Program Guidelines, Zoning Regulations or other
policy documents.
2. Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required to make a recommendation on the project.
Attachments:
a - Draft Resolution
b - Draft Ordinance
c - COUNCIL READING FILE - SLO Rep Plans
d - COUNCIL READING FILE - Parking Structure Plans
e - Electrical Design Technical Memo
f - COUNCIL READING FILE - PC Draft Minutes 10-23-2019
g - COUNCIL READING FILE - PC Final Resolution 10-23-2019
h - Palm Nipomo Parking Structure Project Timeline
i - COUNCIL READING FILE - Reso -10923 Final EIR
j - Palm Nipomo FEIR Addendum