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Home My WebLink AboutCC PresentationPalm Nipomo Parking Structure Project November 12, 2019 ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017, & RZ-0460-2019 Recommendation 1.Adopt a Resolution approving the project; and 2.Introduce an Ordinance rezoning the property for the proposed uses. 2 Previous Advisory Body Review •July 17, 2018 – City Council reviewed and adopted the Final Environmental Impact Report (FEIR) •August 19, 2019 – ARC reviewed and continued the project with direction. •September 16, 2019 – ARC recommended the PC approve the project with direction to look at the use of exterior materials on the SLO Rep Theatre. 3 Previous Advisory Body Review •September 23, 2019 – CHC Review 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. •October 23, 2019 – Planning Commission reviewed the project and recommended that the City Council approve the project as proposed and recommended that the forthcoming liner building include residential units. In a second motion, they recommended the Council consider developing a process to identify parties to move the adobe and find creative adaptation for its use. 4 Site Information 5 Zone: Office with a Historic Overlay (O-H) and Medium-High density Residential Zone (R-3) Size: 1.38 acres General Plan: Office and Medium- High Density Residential. The General Plan designation is proposed to be changed to General Retail Current Use: A surface parking lot and three residential units Project Summary and Review •General Plan Amendment; •Rezone; •Architecture; •Deviation to the F.A.R. and height for the parking structure; •Use permits to allow a theater and a parking structure within the Downtown Commercial zone; and •An addendum to the certified Final Environmental Impact Report. 6 Project Description General Plan Amendment 7 General Retail General Retail OfficeOffice Medium High Residential Medium High Residential Project Description Site Rezone 8 Downtown Commercial with Historic Overlay Downtown Commercial with Historic OverlayOffice with Historic Overlay Office with Historic Overlay Medium-High Density Residential 9 SLO Rep Parking Structure Liner Building Project Description: SLO Rep Theatre 10 Project Description: Parking Structure 11 Project Description: Parking Structure 12 Flexible Public Use Area Viewing Area Viewing Area Project Analysis: Consistency with General Plan •LUE dedicates Chapter 4 to policies regarding land use and development of Downtown. •LUE Chapter 5 outlines policies regarding Public and Cultural Facilities. 13 Project Analysis: Consistency with General Plan •LUE dedicates Chapter 4 to policies regarding land use and development of Downtown. •Policy 4.14:… Any major increments in parking supply should take the form of structures, located at the edges of the commercial core… •Circulation Element, Policy 13.2.4. 14 Project Analysis: Parking •2015 – A parking analysis completed by Walker Parking Consultants which reviewed parking demand for current and future development, including closures of public surface lots. •The analysis looked at where to distribute parking into existing and proposed structures and forecast new demand from private development projects. •Based on the proposed development within Downtown, the Palm Nipomo Parking Structure could see up to a 92% effective supply rate on a daily basis. 15 Project Analysis: Parking •Downtown Concept Plan 16 Project Analysis: Consistency with Downtown Concept Plan 17 Project Analysis: Consistency with Zoning Reg •A performing arts facility use requires a Minor Use Permit. •Services and activities include: •administrative office work; •theatre rehearsals; •theatre performances; •youth classes/camps; •adult classes/camps; and •internal and outside meetings and events. •Projected Attendees: 50 to 300 18 Project Analysis: Consistency with Zoning Reg •A parking structure use requires a Conditional Use Permit. •The parking structure will be accessible 24 hours a day, seven days a week. •The parking structure will also operate DROP. •Includes short-term and long-term bicycle parking. 19 Project Analysis: Consistency with Zoning Reg •Section 17.86.200: …discretionary permit approval may include deviations from otherwise applicable development standards. •The Parking Structure has a 4.1 F.A.R. vs. 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 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. 20 Architectural Review 21 Architectural Review 22 Historic Preservation Consistency •Find the Parking Structure architectural designs compatible with the Downtown Historic District. •Recommended continuance of the Heyd Adobe component of the project. •Recommended continuance of the SLO Rep Theater component of the project. 23 Historic Preservation Consistency •Certification and adoption of the Final EIR. •The CHC’s purview was to provide a recommendation on the proposed project’s consistency with development in the vicinity within the Downtown Historic District. •The CHC provided direction regarding the design of the SLO Rep Theatre. 24 Historic Preservation Consistency •Preservation of the Heyd Adobe in situ or on site makes the proposed parking structure and SLO Rep Theatre as currently designed infeasible. •The City is required to notice the proposed demolition of all structures that are 50 years old. •The PC 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. 25 Environmental Review •City Council certified the FEIR, adopted a MMRP, adopted Findings and Mitigation Measures, and made a Statement of Overriding Considerations. •Class 1 - Significant and unavoidable impacts to: aesthetics, cultural and tribal cultural resources, and noise. •Class 2 - Significant impacts that can be mitigated include: aesthetics, cultural and tribal cultural resources, transportation, air quality, biological resources, geology and soils, and hazardous materials. 26 Environmental Review •The project now proposes to change: •Land use designation from Public to Downtown Commercial; and •Zoning from PF-H to C-D-H. 27 Fiscal Impact •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. 28 Recommendation 1.Adopt a Resolution approving the project; and 2.Introduce an Ordinance rezoning the property for the proposed uses. 29 30 Heyd Adobe 31 Project Description: Parking Structure 32 The building plan submittal shall include public viewing areas located by the northeast stairwell and the southwest stairwell and a flexible public use area along the Palm Street edge on the top deck of the parking structure to the satisfaction of the Community Development and the Public Works Directors.