HomeMy WebLinkAbout08/21/2001, - MID HUGUERA STREET ENHANCEMENT PLAN i
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Mid Street
-Enhancement Plan
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1 - Madonna Road looking toward Higuera Street
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Mid-Higuera Street Enhancement I'lan
city of San LUIS OBISPO
community development aepantment '
OUR MISSION STATEMENT
Our mission is to serve all persons in a positive and courteous manner and help ensure that
San Luis Obispo continues to be a healthy, safe, attractive, and enjoyable place to live,work, or
visit. We help plan the citys form and character, support community values, preserve the envi-
ronment, promote wise use of resources, and protect public health and safety.
OUR SERVICE PHILOSOPHY
The City of San Luis Obispo Community Development Department staff provides high quality
service when you need it. We will:
-Listen to understand your needs;-
-Give clear, accurate and prompt answers to your questions;
-Explain how you can achieve your goals under the Citys rules;
-Help resolve problems in an open, objective manner;
-Maintain high ethical standards; and
-Work to improve our service.
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Mid-Higuera Street E.nhancemem Plan
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Mid Higucra Street
Enhancement an
V of
San lui s OBI SPO
Adopted March 20, 2001
990 Palm Street
Son Luis Obispo, California
93401 -3249
For additional copies or more information, call
(805) 781 -7170 or email: www.slocity.org
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Mid-Higuera Street 1"nh':mcemenr Flan
Acknowledgements
City of San Luis Obispo
City Council '
Allen Settle, Mayor
John Ewan, Vice Mayor
Jan Howell-Marx
Christine Mulholland
Ken Schwartz
Ken Hampian, City Administrative Officer
City Advisory Bodies
Planning Commission Architectural Review Commission
Stephen Peterson, Chair Charles Stevenson, Chair
Alice Loh, Vice-Chair Jim Lopes, Vice-Chair
Jim Aiken Michael Boudreau
Michael Boswell Zelika Howard
James Caruso Hana Novak
Allan Cooper Mark Rawson
Orval Osborne Rob Schultz
Park and Recreation Commission Cultural Heritage Committee
James Neville, Chair Bob Schrage, Chair
Peter Dunan, Vice Chair Robert Povlik, Vice Chair
Debbie Black Paula Juelke Carr
Gary Clay Margot McDonald
Teresa Larson Bob Schrage
Bonnie Marzio Tom Wheeler
Bill Pyper Matt Whittlesey '
Community Development Department
John Mandeville, Long-Range Planning Manager '
Jeff Hook, Project Planner
In collaboration with the following firms:
Crawford Multari Clark & Mohr • RRM Design Group • Cannon Associates Firma
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IMid-Higuera Street .Ennhancemeut flan
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CONTENTS
THE MID-HIGUERA ENHANCEMENT PLAN: A VISION FOR THE FUTURE 8
tBACKGROUND ............................................................................................. 12
The Mid-Higuera Enhancement District ................................................................ 13
' Project Area Context .........................................................:................................. 13
Existing Conditions and Important Features .......................................................... 15
TheGeneral Plan Vision ..................................................................................... 16
' Enhancement Plan Objectives ............................................................................. 17
Planning Process and Community Participation ..................................................... 18
KeyIssues .......................................................................................................21
' Issue Close Up: Flood Hazard Mitigation ............................................................25
Issue Close Up: Mobilehome Park Opportunities and Constraints..........................29
Appreciatingthe Past .......................................................................................... 31
PUBLICPOLICY...........................................................:................................. 35
Conformance with the Enhancement Plan ............................................................36
Usesof Land and Buildings ................................................................................. 36
Historic Preservation and Aesthetics ..................................................................... 39
Mobile Home Parks and New Housing ................................................................. 40
1 Parking ..............................................................................................................40
PUBLIC IMPROVEMENTS............................................................................... 41
Flood Hazard Reduction .....................................................................................42
Circulation and Street Improvements.......:............................................................43
CreeksideImprovements......:.............................................................................. 46
' Public Parking ....................................................................................................48
PublicTransit...................................................................................................... 51
Parks, Plazas and Open Space ............................................................................52
IMPLEMENTING THE PLAN........................................................................... 53
Amend the the General Plan ...............................................................................54
' Amend the Zoning Regulations .......................................................................... 55
Capital Improvement Programming .....................................................................55
' Development Review...........................................................................................55
EconomicFeasibility ...........................................................................................59
RevenueGeneration ...........................................................................................59
' Summary of Implementation Measures ................................................................. 60
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Mid-Higuera Street E.TJv-.racem,.,m Phan
CONTENTS
SHORT AND LONG-TERM CONCEPT PLAN MAPS ........................................ 61 ,
DESIGNGUIDELINES.................................................................................... 64
New Development and Property Renovations ........................................................ 65
Site Planning and Design ....................................................................................'65
ArchitecturalDesign ........................................................................................... 67
Fagade Renovation Potential............................................................................... 69
Pedestrian Spaces and Circulation ....................................................................... 73
Landscape, Public Art, and Site Furnishings........................................................... 73
Parking ............................................................................................................. 74
Signs ................................................................................................................. 74
Siteand Building Lighting .............................................................:...................... 75
PublicImprovements........................................................................................... 77
StreetFurnishings ............................................................................................... 77
Crosswalks ....................................................................................................... 78
Landscaping ...................................................................................................... 78
Planned Street Improvements .............................................................................. 79
FIGURES '
Figure 1 Pedestrian Bridge near the end of South Street ............................................... 8
Figure 2 Madonna Road/Conference Center .............................................................. 9
Figure 3 Creekside Outdoor Spaces...............................................................:........... 9
Figure 4 Widened Higuera Street, Southbound at Marsh Street................................... 10
Figure 5 Pacific Street Mini-Plaza.............................................................................. 10
Figure 6 Parker Street Enhancement ......................................................................... 10
Figure 7 The Mid-Higuera Plan Area ........................................................................ 13
Figure8 Vicinity Map .............................................................................................. 14
Figure 9 Important Features..................................................................................... 15
Figure 10 Planning Process........................................................................................ 18 '
Figure 1 1 Existing Diagonal Street Grid ...................................................................... 21
Figure 12 Creek Constrictions Upstream of the Marsh Street Bridge..............................25
Figure 13 Channeling Creek Overflow .......................................................................26
Figure 14 Leaving Unobstructed Channels Between Buildings....................................... 26
Figure 15 Creek Bank Contouring..............................................................................28
Figure 16 Meadow Creek Drainage Concept..............................................................28 '
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Mid-Higuera Street Eonhanc mem (Tsai
CONTENTS
Figure 17 Buildings of Historic, Architectural or Aesthetic Value ....................................34
Figure18 Proposed Zoning .......................................................................................37
I Figure 19 Private Common Parking and Accessway ..................................................... 38'
Figure 20 Flood Hazard Reduction Measures .............................................................. 42
Figure 21 Proposed Street CirculationSystem.............................................................. 43
I Figure 22 Proposed Higuera Street Cross-Section, Marsh to High Street........................44
Figure 23 Higuera Street Mid-Block Turn Lane.............................................................44
Figure 24 Bike/Pedestrian Circulation .........................................................................45
Figure 25 Storm Drainage Flow .................................................................................46
Figure 26 Bike Route Alternatives ................................................._.............................47
Figure 27 Creek/Bikeway Section, Typical ...................................................................47
Figure 28 Parking Inventory by block ..........................................................................48
Figure 29 Possible Public Parking Sites.........................................................................49
Figure 30 Proposed Public Transit Stops ......................................................................51
Figure 31 Plan Detail of Pacific - Higuera Street Mini-Plaza .......................................... 52
Figure 32 Mid-Higuera District - General Plan Designations...........................................54
Figure 33 Short-Term Concept Plan ............................................................................ 62
Figure 34 Long-Term Concept Plan.......................................................:..................... 63
Figure 35 Building-Parking Relationship ...................................................................... 65
Figure 36 Potential Building Improvements, Higuera Street "Fifties" Facade :.................. 70
Figure 37 Potential Building Improvements, Weber's Bread Store.................................. 71
Figure 38 Potential Building Improvements, A. Savers Wholesale.Company ................... 72
r Figure 39 Decorative streetlight standard .................................................................... 77
Figure40 Crosswalk detail ........................................................................................ 78
Figure 41 Tree grate detail......................................................................................... 78
Figure 42 Planned Street Improvement, Southbound Higuera Street at Marsh Street....... 79
Figure 43 Planned Street Improvement, Northbound on Parker Street at South Street...... 81
Figure 44 Council Resolution No. 9165 (2001 Series) .......................................,.........83
' TABLES
Table A General Plan Consistency.......................... ...............................................56
' Table B How Enhancement Plan Implements the General Plan ................................... 57
Bibliography/ Sources......................................................................................... 82
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Mid-Higucra Strect E:rihallcement Plan
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A VISION FOR THE FUTURE
This Enhancement Plan includes public policies and public investment strategies that aim toward a more
attractive and functional future for the Mid-Higuera Street area. Some of the improvements can be
implemented relatively soon; others may take many years to completely realize. The plan, accordingly;
illustrates changes that can probably be made in the short term as well as the full complement of changes
that can only be achieved over the long term. The latter group includes the reuse of some of the larger
parcels (CalTrans and Hayward Lumber, for example) which will be contingent on decisions by the
property owners to relocate or otherwise alter the existing uses. Other projects may take time because of
complex engineering, regulatory requirements, or high costs. Nonetheless,the plan reflects the commu-
nity preferences for the area even if this vision takes many steps, over time. The following vignettes
describe the Mid-Higuera Enhancement area of the future:
Flood Hazard Mitigation}
Flooding mitigation. The capacities of the
creek and of the Marsh Street bridge have been �'
increased to better handle storm drainage.
Coupled with the City's comprehensive strut-
egy for San Luis Obispo Creek and related im-
provements upstream and downstream,the fre-
quencyand severity of flooding have been re- D I \
duced. In addition, drainage from the South C �' -�•
Street hills to Bridge and Higuera streets has
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been improved, reducing flooding in the cem- � '�'� ,� �, 7
etery and along Higuera Street,
Figure I
Land Uses Bicycle/Pedestrian bridge near the end of
South Street
Open space along the creek. San Luis Obispo A new look and new uses at Madonna and
creek between Marsh and Madonna functions Higuera. The former CalTrans properties have been
as a productive natural habitat, rich in native converted to new uses. South of Madonna Road, a
plants and animals. Over time, the entire area new visitor-serving facility has been built, including
between the creek and the freeway has become meeting rooms and convention facilities. This center
a public open space reserve. People may walk routinely attracts such functions as annual meetings
or bicycle along separate paths that run along of organizations, educational symposia and similar
side, but separated from the creek; other uses events. The location is ideal, adjacent to the freeway '
are limited to passive recreation such as bird interchange,with transit and pedestrian links to down-
watching. Bianchi Lane bridge is used only by town and other shopping areas. It is within easy stroll-
pedestrians and occasional light-duty mainte- ing distance to the creek, open spaces, parks, res-
nance vehicles. Pedestrian and bicyle bridges, tourants and cafes, professional offices and the live
such as the one shown in Figure 1, provide ac- live theater on South Street. Majestic Sycamore trees
cess at several locations along the creek and still grace the Higuera Street frontage. The historic '
links downtown with Avila Beach via the Bob brick building that once housed CalTrans offices has
Jones City-to-the-Sea Bike Trail. been preserved and adapted to serve new uses while
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Mid-Higucra Street E'.nhanceniLn! Plan
tral business district,such as electric car recharg-
ing stations, discount food and dry goods out-
_ i lets, and computer and small appliance repair.
I \ — As properties redevelop with new uses, vehicle
Figure 2 access to these uses is largely provided from
Madonna Road / Conference Center parking in the rear–from Parker Street or from
a new common driveway that runs parallel to
retaining its original architectural charm. Across Ma- Higuera Street between South Street and Bian-
donna Road, the City has acquired the former chi Lane. New, more convenient bus stops have
CalTrans property and built a new park, with links to improved public transit service in the area.
the creek open space and the Bob Jones City-to-
the-Sea bike trail. The park includes interpretative On the east side of Parker Street, a mix of of-
I displays,artwork and landscaping that recall the his- fices,small start-up businesses, non-profit head-
tory of this area, including its role as home to San quarters and upstairs live/work housing has de-
Luis Obispo's Japanese-American community prior veloped. Residents walk or bike to downtown,
to World War II. Brook.Street has been extended to jog along the creek path, and take in a live per-
form a cul-de-sac,allowing compatible development formance at the theater at the corner of South
of additional small houses or duplex apartments. and Parker Streets. This district has artisans who
Madonna Road now features a new landscaped me- like the"live-work"opportunities with their shops
dian which enhances the nearby conference center and studios on the first floor and apartments
and hotel, as shown in Figure 2. above. Along San Luis Obispo creek, a mix of
retail and food service businesses has developed,
' Mixed uses and better access to businesses. The with. parking off of the common driveway and
uses along Higuera Street are still largely commer- windows and patios facing the creek. These pa-
cial. Many cater to downtown employees providing tios are interconnected by an adjacent walkway
' goods and services not often found in the in the cen- along the creek. Above these stores and cafes
are offices that look out onto the riparian scene
below.
New multifamily housing. The older mobile
home parks were gradually removed and cede-
' veloped with new uses after the new apartments
and condominiums were built on Beebee near
s Bridge Street. This complex includes both mar-
' ket rate and affordable housing units. Started by
a joint venture of private developers and a non-
profit housing provider, the facility is now man-
4_ ',;,,� aged by a separate non-profit group. Many of
the former mobile home owners opted to buy or
Figure 3 rent these new units.
Creekside outdoor spaces
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Mid-Higuera Street Pw,
Street Improvements
Higuera Street improvements. People stroll-
ing along Higuera Street enjoy improved side- '
walks and the addition of public artwork, street -
trees, benches and decorative lighting. Cars
flow smoothly due to the widening of the street,
and a new landscape median – broken at key
locations for turn lanes–has transformed and
softened the appearance of the streetscape. Figure 4
At Pacific Street, the confusing and sub-stan- Widened Higuera Street, Southbound at
Bard intersection has been improved; Walker Marsh Street
Street has been turned into a cul-de-sac with
a pedestrian "mini-plaza" at Higuera Street.
Bianchi Lane has been realigned with High
Street to improve the safety and efficiency of
that important intersection, as shown in Figure = ,
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Brook Street improvements. With redevelop- � , - %`'
ment of the former CalTrans site at the northwest
corner of Higuera Street and Madonna Road, `
Brook Street has been extended south as a two-
lane cul-de-sac street within the former CalTrans
property. The church that was located within the
Brook Street right-of-way has been relocated Figure 5
within the neighborhood and a new neighbor- Pacific Street mini-plaza
hood park developed adjacent to the creek. An
on-street bikeway extends from South Street
through the former CalTrons property to Ma-
donna Road, and eventually, south to Avila
Beach via the Bob Jones City-To-Sea Bikeway. ' - J. •. �'�� '
An emergency access road links Brook Street
with the Gateway Park and Madonna Road.
Parker Street. Parker Street has been changed
from a bleak industrial way into a handsome
street with curbside parking,trees,sidewalks,tex-
tured crosswalks, decorative light fixtures and Figure 6
benches, as shown in Figure 6. Porker Street enhancement
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Mid-Higuera Street E,nhancemcm I'ix,,
Aesthetics and History
More attractive buildings and streetscape. Overhead utility lines and billboard signs along Higuera
Street were removed. Street trees have been planted in sidewalks along both sides of Higuera Street and
in the landscaped median planter, beautifying this key gateway by introducing more trees to visually unify
the entire corridor.
New development follows design guidelines that have resulted in more attractive buildings that are sensi=
tive to the area's architectural character and scenic backdrop created by San Luis Obispo creek and Cerro
San Luis. New buildings along Higuera Street are designed to preserve views of Cerro San Luis, and
development along the Creek is setback from the top of creek bank while taking advantage of creek
views.
facade Remodeling Concent for the Mid-Hiouera District
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Respect for history. The rich history of the Mid-Higuera area continues to be reflected in the diversity of
' structures, uses, and residents. Although many of the structures have been renovated,the influences of the
railroad and the highway are still evident in the it design and amenities. Key historic buildings have been
preserved and put to new uses and the City's new policies for the District have created a series of plaques,
artwork, and monuments that trace the evolution of the area from horses and railroads to a two-lane
highway, then to a key mixed-use commercial district..
The Brook Street neighborhood, now designated as a historic district, continues as a mixed residential
and commercial area with a new neighborhood park near the south end of Brook Street which celebrates
the cultural contributions of the Japanese-American community while enhancing the neighborhood's
' recreational opportunities.
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IMid-HigueraStreet
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Mid Hipera Street
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Enhancement Plan
Background
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Mid-Higucra Street Non
I BACKGROUND
The Mid-Higuera
Enhancement District
This document is an "enhancement
plan"forthe"Mid-Higuera"area of San
Luis Obispo. Roughly speaking, the a
plan area encompasses the. Higuera o
Street corridor and parallel creekway
between Marsh Street and Madonna Cl
Road. Figure 7 shows the plan area's O
Iboundary more precisely:
'Mm stffim.
PROJECT AREA CONTEXTo oho
' The Mid-Higuera .area merits special = (J
attention for several reasons. It is a "� _ 1
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"gateway corridor", located between „mho 1
two major freeway interchanges, both o g 1
major entries to San Luis Obispo. 1
1 Higuera Street serves as the principal
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commercial street connecting e«ansy�,�
Downtown to the City's next largest retail ""' S48e`
area on Madonna Road (Figure 8). This
section of Higuera Street once served p Q °p oa
as the historic"EI Camino Real." Its role ® o
' as the main route through town, prior ® Od
to the freeway, is reflected in a rich o DocaOog
history and interesting mix of land uses.
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Today, thearea includes some 1 ❑ 1
significant non-conforming uses, 1 a Q 1
including the Brook Street 1 i 1
tneighborhood in a service-commercial
district. Furthermore, the appearance
of the streets - and of certain buildings, 0 00 1
parking lots and signs - should be.
improved to current.standards. San Luis
' Obispo Creek winds through the area,
providing opportunities for views,
habitat enhancement, and recreation.
this reach of the creek but also upstream
i and downstream of the plan area. The Figure 7
presence of the creek,however, has also The Mid-Higuera Plan Area
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Mid-HigucraStrcct f=:nh,'--,mccacral i'?dfl,
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meant periodic flooding resulting from a complex set of variables found not only in this reach of the creek
but also upstream and downstream of the plan area. The following section summarizes existing conditions
and plan objectives, notes some special uses found in the plan area, and highlights key issues addressed
in the plan.
Downtown
HWY 101 San Luis Obispo
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�5tteet
�� ROJECT
AREA outh Street
R sidentlal
Ne horhoods
/
Brid Street '
p
Madonna Road
I`// �mbr
eet Hills
Madonna Spiltn r
Plaza&
SLO Promenade '
Figure 8
Vicinity Map
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Mid-HigueraStreet
EXISTING CONDITIONS AND IMPORTANT FEATURES
IMost of the Mid-Higuera area is zoned "Commercial-Service" or "C-S", a zone which allows a wide
1 range of land uses, including auto repair, lumberyards, automobile and home appliance sales, restau-
rants, some kinds of offices and shops, and light-industrial uses. This regulatory flexibility has contrib-
uted to a mix of many kinds of land uses within a relatively small area. It has also added to the area's
unique character with a mix of features, as shown in Figure 9. Some of these features present special
opportunities for achieving community goals. The area also contains several planning problems or
I constraints that adversely affect its activities and appearance. These problems include flooding, nar-
row streets and awkward intersections, unattractive street views and delapidated or unsighly buildings,
non-conforming land uses, and localized parking deficiencies for some businesses and residents.
I Marsh Street
Interchange
City owned Knim�
Open Space
aimh
Greyhound Bus Station =� °�a Mobile l Homes
tet• 0 1
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' Grband Station
C%n eafre
Brook Street' Soup, &W Residences' 0 2 Restored
d p0 Loomis
Building
(Pacific Coast
Madonna OW Center)
}' Road Mobile Homes
Brook Street Residences Interchange
Ofd Mission
I �� 1 Cemetery
M^ r.
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CalTrens
shops
- _sygt. _ ♦ 1 Yard offices
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1 Old Mission Cemetery
Figure 9. Important Features
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Mid-Higuera Street
The General Plan Vision
The General Plan Land Use Element (LUE) identifies this as one of several areas where commercial,
residential, open space and public uses can be interwoven to create a unique neighborhood. It envisions
a new mix of uses, revitalized through innovative physical design solutions, reduced frequency and
intensity of flooding, enhanced land use compatibility, improved vehicle and pedestrian circulation,
rehabilitated historic buildings, and architecturally enhanced streets and buildings.
The LUE encourages the enhancement of underutilized commercial land in this area and designates the ,
Mid-Higuera corridor as an "Optional Use and Special Design" district to help acheive this and other
community goals. To help shape and realize the vision, the General Plan directs the City to prepare a
plan...
"showing any desired street and driveway changes,
flood mitigation measures, and opportunities for a
linearpork along San Luis Obispo Creek. The plan
could also ... [guide/private construction on sites '
affected by any widening of Higuera Street or San
Luis Obispo Creek. "
[Land Use Element
General Plan Digest
Policy LU 8.51 Z
A.
M Higuera at Marsh Street, looking south '
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Mid-HigueraStreei Exahancement Plaui
ENHANCEMENT PLAN OBJECTIVES
The City Council adopted several objectivesfor the Mid-Higuera
IEnhancement Plan:
■ Improved circulation for cars, bicycles and pedestrians.
■ Expanded opportunities for retail and office uses which take
advantage of the area's location while minimizing competition with
I downtown retailing.
■ Increased sales tax (and other) revenues.
■ Improved land use compatibility between neighboring uses.
® Reduced flood hazards.
Restored Son Luis Obispo Creek with expanded opportunities for
passive recreation.
' ■ Preservation of the area's historic resources and scenic viewshed
of the_Morros.
■ More attractive streetscape through public area improvements,
' landscaping and building fagade improvements, new signage, public
art and utility undergrounding.
Preparation of design guidelines for future development.
Preparation of an implementation strategy addressing the timing,
integration, cost, funding and priority of improvements.
tIn addition, the plan aims to achieve the following:
11 To preserve:and to utilize the area immediately adjacent to the creek
for public use and benefit..
■ To create opportunities for pedestrian and bicycle paths along the
creek..
■ To use the creek area as an amenity in the future use and design
of private developments along the creek.
' ■ To encourage compatible and appropriate mixed-uses; including
dwellings, within commercial areas.
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Mid-Higuera Street Enhancement Plan I
PLANNING PROCESS AND COMMUNITY PARTICIPATION
Comments received from community workshops,surveys and public hear-
ings were evaluated, and in some cases, becam"e.the subject of more
detailed studies. Flooding, alternative bikeway locations, landscaped
street medians and driveway access were contoversial and required fur-
ther study. Staff prepared and distributed four"white papers"to explain
the main planning issues,alternatives and 'eecommendations in the Plan.
As diagrammed below,a Council Hearing Draft was prepared, incorpo-
rating responses to the many public comments received. Following pub-
lic hearings, the draft was adopted by the City Council on March 20,
2001 . Figure 10
Planning Process I
Analyze Key Issues
Land UseEnvironment Transportation
Community
Workshops
Historic Creeks and Visual
Resources Flooding Resources -
Community
Prepare Preliminary survey
Draft Plan
Cultural Heritage.Commitee
- Planning Comrnisslon
Hold Public Hearings Architectural Review
and Communi Commission
Bicycle Committee
Meetings Parks and Red'ation
Commission
Civic Groups
Revise Draft Pian Property Owners
Chamber of Commerce
Hold Public Hearings
on Revised Draft '
Council Adopts Mid-Higuera '
Enhancement Plan
Beg(n
__._.. Implementation
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Mid-Higuera Strect Enhancement Plan
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I PLANNING PROCESS AND COMMUNITY PARTICIPATION
Background Information. Planning for the Mid-Higuera Street area began
with a review of relevant City policies, expected public improvements, the
biological and flooding characteristics of San Luis Obispo Creek,the area's
' history, visual resources, circulation, utilities and land use. The results are
summarized in the Plan's background report and
special studies, a separate document available at
the Community Development Department. ( '
Public Workshops and Opinion Surveys. While
the planning team gathered the technical 1
' information, it also held two public workshops to
listen to concerns and ideas from the community.
The workshops were held at the Centerpoint Theatre I
in the plan area and were well-attended. After both 1
workshops, follow-up letters recapping the results
of the meetings were sent to all participants and to
others on the mailing list.
The consensus after the second workshop was for the planning team to
' refine the ideas discussed at the two meetings and to illustrate them on a
conceptual plan. At the same time,the consultants surveyed properly-owners,
business owners and residents in and near Mid-Higuera. The results of the
' surveys are analyzed in the Plan's background report. Some of the key
results are highlighted on the next page.
City Council Subcommittee. Using the technical data and ideas from
t the workshops,the consultants developed an initial conceptual draft of the
Enhancement Plan. The City Council then appointed a subcommittee of
Councilmembers Dave Romero and Ken Schwartz to help work on the
evolving plan. In a series of meetings,the subcommittee, consultants and
staff explored numerous alternatives for resolving issues and for best realizing
the many objectives of the plan. This work resulted in a refined concept
1 plan.
Follow-up Workshop. The public was then invited to another workshop
to review the concept. The meeting, held this time at City Hall, was again
1 well-attended. Input from the participants was largely favorable.
Consequently, the consultants turned the concept into a public draft plan,
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Mid-Higuera Street Enhancement Plan
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with maps and accompanying text and illustrations, which was formally
presented to the Cultural Heritage Committee, Parks and Recreation Com-
mission,Architectural Review Commission, Planning_ Commission,and City
Council at public hearings.
Selected Workshop Results
At one workshop, participants were asked to vote on which issues were
high priority (each person could cast up to five votes, distributed to one or
more of the listed issues). The highest vote=getters were:.
Flood control '
Widening Higuera Street
Allowing residences
Beautification of Parker Street '
Re-routing bike lanes on Higuera
Allowing offices
Selected Survey Results
Amenities Additional Uses favored in Area
important Neighborhood 7B�es ✓Restouronts
✓Good Neighbors 73% "'Business Services 93%
✓Rvoilobilit4
of Parking 69% ✓Mixed Uses 92%
✓low Cost 59% ✓Retoil 87%
,(Neon Downtown 58% `Tourist Services 85%
,/Neor Tronsportotion 51%
/forks and76%
✓Unique Character
Light Indus Open Space 68%
✓
Creek Access 64%
✓Commerciol w 59/Residences 64%
✓ '
Perrormin
9 Arts Venue
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Important Potential Problems
✓Crime 91%
✓Poor Appeoronce 90%
-/Flooding 85%
✓TroFFic 79% Recess and Traffic Questions '
✓Porking 73% 68%
✓Su port o Creekside Poch °
✓Creek Bonk Erosion 66% p TroFFic on Higuero 62%
,/Noise ✓Slowing 60%
65% v/Widening Higuero
SAO
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' Mid-Higucra Strcct F'.;Ii c
' Key Issues
Several issues are especially important to the plan:
_ Flooding
Flooding concerns many residents, business owners
p
zF T� _ and property owners. Flood-related problems include:
capacity constraints at the Marsh Street bridge and
• -` � ., t` upstream of the bridge causing periodic back-ups and
on-street flows; capacity limits in the creek itself be-
tween Marsh and Madonna; and problems with the
drainage system conveying run off from the Bridge
Street and Meadow Park area that contribute to flood-
ing in the cemetery and along Higuera south of Bridge
Street. The plan discusses ways to help reduce flood
' Marsh Street Bridge, January 18, 1973 hazards.
Higuera Street Widening
' The City has long planned for the widening of Higuera
Street in this area, bringing this important thorough-
fare to four lanes (including bike lanes with left tum
lanes in key locations) up to the Marsh Street intersec-
tion. This project will require the acquisition of prop-
erty on the west side of the street and the modifica-
tion, removal or relocation of some buildings, mo-
_ - bile homes and other improvements that encroach
into the planned right-of-way.The Enhancement Plan
- incorporates the widening and views it not only as a
U circulation improvement, but also as an opportunity
Higuera at South Street to beautify this important streetscape.
' Intersection Improvements o
The "Old Town' street pattern presents several f=
' awkward intersections and short street segments e
in the area between High and Marsh Streets, as m
shown in Figure 11 . The plan suggests some x osn
alterations to the intersections to improve func- Bianchi LO"e Q`5�
tion and safety.
N
Figure 11
' Existing Diagonal Street Grid
' r
Mid-Higuera Street
Street Beautification 1
—� This area links the City's historic downtown with other
major retailing centers on Madonna Road. It lies
t between two key freeway interchanges. Yet despite
its importance to the City, the area's streets present
several unattractive features including overhead
utili-ties, billboards, and large paved areas unrelieved
by landscaping. In addition,some private buildings
would benefit from improved maintenance or remod-
eling.The plan suggests undergrounding utilities,an
Higuera Street upgraded streetscape, and design guidelines for fu-
Parker Street ture development. '
Parker Street, which parallels Higuera Street,
was developed to old City standards for "in- '
dustrial" area streets. It generally lacks curbs,
gutters, sidewalks and street trees. An obvious t '
opportunity exists to upgrade this right-of-way
o be more attractive, safe, and functional.
a
Parker Street at South Street
•SII 'd \
Seeing the Creek as an Amenity
Until the mid-1990s, San Luis Obispo Creek in the
Mid-Higuera reach was largely hidden between the
freeway and private development. The City's acquisi-
tion of parcels on the eastern bank near Marsh Street
;tY l , , now provides a public open space from which the
•` - ' -f:� • ~: riparian habitat can be appreciated. The City also '
owns large parcels on the west side of the creek. The
SLO Creek from Marsh Street Bridge Plan envisions expansion of this public ownership, im-
provements to the natural habitat value,and increased '
opportunities for public access and passive recreation.
22 ,
Mid-Higucra Street P;r.n
' The Future of CalTrans Properties
The State of California owns two of the largest
parcels in the plan area. They straddle a key
gateway to the City, have good freeway access,
and include stretches of San Luis Obispo Creek.
' The plan envisions important new uses for these
properties, namely, new visitor-serving facilities,
housing and a public park, if CalTrans were to
— _ move. In 2000, CalTrans was studying its facil-
ity needs and the feasibility/desirability of relo-
cating some or all of its Mid-Higuera facilities.
CalTrans - Higuera Street at Madonna Road
The Mobile Home Parks
The two mobile home parks in the plan area pro-
vide low cost housing. Any proposal for new uses
on those sites must comply with State laws and,
perhaps more importantly, must ensure that resi-
dents have safe and affordable housing alterna-
tives.
Matthew's Trailer Pork
The Brook Street Neighborhood
This small, mixed-use neighborhood was once
the heart of the largest Japanese-American
settlement in San Luis Obispo. The small houses
- L_ n on both sides of Brook Street are legal, non-
' conforming uses and would gradually be phased
out under previous land use policies. A church
" 1 at the end of Brook Street partially extends into
' the right-of-way. Retaining housing and mixed
uses was deemed important, however, by many
' Brook Street Homes residents in the Enhancement Plan area.
Land Use
' Most of the Mid-Higuera area is zoned "C-S" or "Commercial-Service." This zone allows light-
industrial and service-oriented commercial uses such as auto repair and some retail uses needing
large areas for display and sales, such as lumberyards, ice manufacturing, auto and home appliance
' sales. Today, the relatively small, unusally-shaped lots, and citywide land use changes and trends
make these types of uses less appropriate today for the Mid-Higuera district.
23
Mid-Higuera Street
The General Plan envisions a new mix of uses in the Mid-Higuera area. The Mid-Higuera Enhancement
Plan describes a "long-range vision" for this area, one aspect of which is the addition of parks, offices,
retail shops, housing and new visitor-serving/conference facilities. The Plan is a "tool"which, in partner- '
ship with area property owners, residents and citizens, can help make that vision a reality.
Parking '
The current availability of parking was cited at the workshops and in the surveys as an important feature '
of the plan area. A parcel-by-parcel analysis, how-
ever, revealed that while there appears to be ample
parking in the plan area overall, certain properties
and subareas are "underparked." New development --.--.- -- -
will be required to provide parking pursuant to cur- -•,. - --- Y;
rent standards. Flexibility in how parking can be pro-
vided (in terms of location and method for calculating
parking requirements),therefore,will be helpful in en-
couraging new investment on certain parcels. Some '
parking lots do not meet current standards for layout
and design, resulting in a potential development con-
straint. Future projects will be required to upgrade to Trader Joe's from Porker Street '
these standards. The Plan recommends several tech-
niques for increasing parking availability, including ac- ,
quisition of property for public parking lots.
Historic Resources ,
Residents and property owners have described the neighborhood character as "funky,"due in part to the
mix of building styles dating from the late 1800s to the 1980s. The area's early importance as the center
for the Pacific Coast Railway contributed to its eclectic
architectural character. Several of the area's building are
listed on the City's Master List of Historic Resources and ,
one is on the National Register of Historic Places. These
resources serve not only as a remembrance of times past, —_
but as a guide for designing new development projects. '
The Plan includes preservation policies and architectural
design guidelines to ensure important cultural resources --A r ?�
are preserved, and that the scale and design of new
buildings complements the area's existing architectural
character. �,--
Craftsman bungalow at 292 Higuero ,
Street
24 '
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Mid-Higuera Street Enhancement Plan
FLOOD HAZARD MITIGATION
Many participants at the public workshops considered
flood hazard mitigation issues the highest priority forto
the Enhancement Plan. The Mid-Higuera area lies in HHWY101
the recognized flood hazard zone of San Luis Obispo j
Creek. Short-term,minor flooding is common on some Higuera\ y
of the streets and private properties. Occasionally, the
flooding is severe enough to stop traffic and cause sub- Mid-Hig�ero
stantial property damage. The causes of flooding,how- Area Ma h s
ever, are complex—and, in large measure, lie outside Constrictions upsr am of the
of the Enhancement Plan area itself. Marsh Street bridge cause the
fcreek to leave its banks then try
Figure 12 to re-enter the creek in the
Capacity problems Mid-Higuera area musing
The capacity of San Luis Obispo Creek just upstream of ----_ relatively frequent flooding
' the Marsh Street bridge is constricted in several places. Thus, even in relatively frequent
conditions (estimated to be about a "10-year" storm and runoff event*), the creek overflows
its banks at one or more locations upstream of the Marsh/Higuera streets intersection. Down-
stream of the intersection, the capacity of the creek is estimated to be substantially greater
than that needed to accommodate a 10-year storm. Thus, floodwater leaving the banks
above the Marsh Street bridge tries to re-enter the creek channel below the bridge in the Mid-
' Higuera area by flowing through the streets and over private properties along the creek. The
most frequent flooding problem is not due to creek flow capacity within the area, but is caused
mainly by upstream constrictions.
' The capacity of the creek in the Mid-Higuera area, while greater than that of the reach just
upstream of the bridge, is-still considerably less than that of the creek channels and undercity
culvert in the Downtown upstream of Nipomo Street. Thus, even in situations where the core
' of Downtown is spared from severe flooding, inundation can still occur between Marsh Street
and Madonna Road.
' In the so-called 100-year flood event, much of the Downtown and virtually all of Mid-Higuera
would be impacted. During these relatively rare events, there is little the City can do in the
Mid-Higuera area alone to alleviate widespread flooding. The City's approach has been to
focus on minimizing damage in these cases through such measures as requiring buildings to
' be "flood-proofed", requiring flood insurance and by requiring that habitable portions of
buildings be designed to be above the projected flood levels to meet FEMA regulations.
' Drainage studies and policies
The flood issues in the Mid-Higuera area are part of a much larger regional problem involv-
ing the creek and its watershed. In 1999, the City embarked on Phase 2 of its Creek
' Management Plan. This work will first entail detailed engineering analyses which are ex-
pected to lead to new policies to reduce flood damage and recommended improvements to
*A condition expected to occur on average once every 10-years.
25
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Mid-Higuera Street Enhancement Plan
I
I
the storm drainage system. The work must be regional in scope and will include the Mid- I
Higuera area.
Figure 13 Reducing potential flood damage. As discussed
above, the most common flooding occurs when the
to creek overflows upstream of the Marsh Street bridge I
aero \ V'f 0
H'g then re-enters the creek through the Mid-Higuera area
\ after flowing through the streets and over private prop- I
erties. One idea for mitigating this problem is to chan-
Area Mid-Higuera nel the floodwaters over the City owned open space
Ma h s t near the corner of Higuera and Marsh just below the
Marsh Street bridge. The Enhancement Plan calls for
Channeling the overflow back into the the expansion of the existing public ownership in this
creek over city-owned open space could area. It maybe possible to redirect flows back into the
help the situation creek over this property through grading and curb de-
sign modifications, so that more water can re-enter the creek here, before it affects private
properties farther downstream. Figure 14
In addition, new private development between Gree
Higuera Street and the creek should be designed with
unobstructed flow channels between buildings,so that 0 1
water can quickly reach the creek while minimizing 1
damage. Higuera
Leaving unobstructed channels between '
Furthermore, new development should be designed so buildings for flood waters could reduce
that the present amount of lot coverage by structures is _ _flood damage in this area
not increased, and if possible, even reduced. Less lot coverage allows floodwaters to renter '
the creek with less property damage. This can be accomplished,for example, by "going up,"
replacing single story buildings with 2 or 3 story buildings with smaller footprints. These site
design improvements are incorporated into the Design Guidelines for the Mid-Higuera area.
Other mitigation measures
Several other ideas have been discussed to help with flood hazard mitigation in the Mid-
Higuera area. These will be evaluated in more detail during the Phase 2 Waterways '
Management Plan, with plan completion expected by 2002.
Increasing capacity immediately upstream. If constrictions above the Marsh Street bridge 1
were relieved, flooding in the Mid-Higuera area would be less frequent. The area between
Marsh and Nipomo Streets, however is largely urbanized and in most places there is little room
for creek widening. Furthermore, and perhaps more significantly, awareness of the environ- '
mental value of creekways has made widening less attractive from a public policy perspective
and less feasible from a regulatory standpoint.
AAR
26
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Mid-Higuera Street,.I✓�r�i>�ar�c���ie°tai i'ia2�
Increasing capacity of the Marsh Street bridge. Some observers believe that during
flooding, the Marsh Street bridge itself(and not upstream constrictions) limits the creek flow
forcing the water over the banks and onto the streets. Some believe this has occurred only
when substantial debris or other large objects get caught in the bridge, damming normal
I flows. Regardless, it is apparent that rocks and gravel have been deposited below the bridge
reducing its capacity to some extent. Regulatory restrictions make deposition removal diffi-
cult. Thus, to many people, increasing the capacity of the Marsh Street bridge is an impor-
tant flood hazard mitigation measure.. Rebuilding this bridge would be very costly, however.
The design would have to ensure that the freeway ramps that run over the bridge remain safe
and functional and that the bridge still ties back to the street-level at the intersection of Marsh
Iand Higuera Streets.
Bypass channel. Another idea for increasing the floodway capacity in the Mid-Higuera
area is to create a_bypass channel on public property.between the creek and the freeway.
The channel would be higher in elevation than the main creek bottom so that it would carry
water only when the flow rises above normal. In effect, the channel functions like a creek
widening — it increases the overall capacity for accommodating floodwater. The principal
i advantage to the bypass channel over widening is that the this approach avoids most of the
` physical changes to the creek, thereby minimizing environmental disruptions. There are
some significant issues, however, that require further analysis. First, downstream capacities
I need to be assessed (an increase in this reach may not alleviate flooding in the Mid-Higuera
area if the capacity just downstream is constrained).. Second, in some places, there is little
room between the creek and the freeway for a channel. In these places, the creek itself
' would need to be widened—and subject to the some public policy and regulatory constraints
noted earlier. Third, the cost of constructing and then maintaining the channel must be
compared to the benefits to be realized and to other alternatives for flood hazard mitiga-
tions. The bypass option will be investigated in the Phase 2 of the San Luis Obispo Waterway
Management Plan.
Flood terraces. Another way of increasing flood capacity is to create an area adjacent to
' the creek lower than Higuera Street that can serve as a "flood terrace" during flood events.
Such a terrace would be kept free of significant buildings so that it could be inundated during
floods with little damage to property and perhaps even enhancing riparian habitat value. A
' potential difficulty with this approach is coordination with upstream and downstream capaci-
ties, since requiring a terrace in a small area. may not be effective if significant capacity
problems remain elsewhere. The other major problem is cost. A terrace between Higuera
' and the creek would almost certainly require the public purchase of land or an easement on
private property. The cost could be substantial and must be weighed against potential ben-
efits and alternatives. This idea will also be evaluated in Phase 2 of the San Luis Obispo
' Waterway Management Plan.
Cutting back creek banks. Another idea it to cut back the tops of the creek bank at a
slope. This increases overall capacity of the creekway.. The cut back area could be planted
1
27
i
Mid-Higuera Street E:'!nh,,,,ulc eine nt Plan
with native riparian ve vegetation,thereby in- future top of bank I
9 existing top of bank
creasing the overall habitat value. In
some areas, this would involve removal cut bock top of bank and
Q�`es vegetation
of relatively recent fill material to expose plant with native etation� p g I
creekbanks as they existed in the early Figure 15
1900s. Creek Contouring
Concept
Meadow Creek I I
In addition to problems with San Luis Obispo Creek, a portion of the plan area floods due
to problems with the Meadow Creek/South Street channel. Water flowing west toward San I
Luis Obispo Creek becomes constrained because of alignment problems and culvert ca-
pacity limitations, resulting in inundation around the intersection of Higuera and Bridge
Streets and in the Old Mission Cemetery. The likely solution is to realign the drainage I
system south of Bridge Street through the. CalTrans property to a new inlet in San Luis
Obispo Creek south of Madonna Road. Larger culverts under Higuera Street may be
required as well. --
Figure 16 I
i Revised Drainage
1 Course Concept
o O 1j
G
_ O
-ic O n`
--- O
HI�Rn STREE
1
000
\\ CALTMNS
CALTRANf, 0
Redevelopment of the CalTrans property must accommodate an im-
proved drainage system. The best route and design mustbe based on
an engineering analysis '
28
t
I
Mid-HigueraStrect I`nhan, c•mcnt PL,i!
ISSUE CLOSE UP: MOBILEHOME PARK — OPPORTUNITIES AND
CONSTRAINTS
The Village Mobile Home Park, located between South and Bridge Streets at Beebee Street,
is appropriate for redevelopment due to its age and current zoning. This park was once the
"Sleep Off the Highway" motel and trailer court in the 1920's. Today, it is the site of about
70 residences, a mix of mobile homes and motel units converted to apartments. The site is
on approximately 5.4 acres and is zoned R-3, planned development"Medium High Density
Residential," allowing significantly more dwellings than existing in 1999. Under the Mid-
Higuera Plan,the property is designated for high-density residential use and will be rezoned
to R-4.
Earlier proposal. In the early 1990s, the property lr--J"
owners proposed a phased conversion of the park to
residential condominiums. The property owners of-
fered to purchase the mobile homes in the park, and
many mobile home owners took advantage of this
I option. Thus, today, many of the mobile homes are }
actually owned by the underlying property owners.
Residents were also given special priority for purchas-
ing the new condominiums. The phased approach Earlier proposal for multi-family housing
on this site.
to the redevelopment ensured that no mobile home owner would be forced to relocate, but
I through attrition the mobile home units would be gradually converted into condominiums
meeting contemporary development standards. This proposal was approved by the City.
However, the slow real estate market at that time prevented the project from proceeding.
' Continued interest in redevelopment; relocation option for mobile home park resi-
dents. The site is a good location for high-density residential uses, either condominiums or
apartments, or some combination of both. It is large enough to accommodate this kind of
' use, and is near transportation routes, shopping, jobs, and recreation opportunities. As in
the earlier proposal, care must be taken so that the existing residents have reasonable hous-
ing alternatives and/or relocation assistance.
' Discussions with the property owners and with the staff of the San Luis Obispo Housing
Authority suggest a shared interest in redeveloping the property with higher density attached
units. At least a portion of these units could be earmarked for low and moderate income
' households and for residents of the mobile home parks in the Mid-Higuera area.
Density bonus for affordable housing; PD zoning. The R-4 designation allows up to
24 units per acre; thus, the site would allow up to about 130 two-bedroom units. The
' City also grants density bonuses for affordable housing, which could increase the per-
mitted number of dwelling units to about 162. The City affords designers flexibility
through the "PD" or "Planned Development" option which allows the relaxation of cer-
tain development standards in recognition of extraordinary project benefits that might
not be realized under conventional development standards.
29
1
Mid-Higuera Street Plan
I
i
In this case, the use of a PD to allow for design flexibility would be appropriate if the project
provides exceptional affordable housing, architectural design, recreational amenities, and I
other beneifts such as relocation opportunities for mobile home park residents.
Visitor-serving uses along the South Street frontage. The Enhancement Plan envisions I
the eventual development of tourist-related uses on the CalTrans property south of Madonna
Road. The plan also allows for the possibility of extending those uses across Higuera Street
and up South Street to Beebee Street, if the demand for such uses grows in the future. Another I
option for this site is a mix of uses that could include a combination of medium-high or high_
density apartments facing Bridge Street and the South Street hills with visitor accommodations
oriented toward South Street. The visitor uses could act as.a buffer between South Street and
the residences on the interior of the property. I
Protections for Mobile Home Park Residents. State law provides special protection for
mobile home owners when mobile home parks are converted to new uses. Key provisions are '
summarized below. The Enhancement Plan includes a policy that no conversion may occur
without a plan for reasonable relocation options approved by the City Council.
Summary of the State laws governing mobilehome park conal. '
version:
✓ A person or entity proposing to convert a mobilehome park to another use must follow the I
requirements of the state Planning and Zoning Law§§ 65863.7,65863.8. this law mandates,
among other things,that a report must be generated which analyzes the potential impact of the
conversion, closure, or cessation of use upon the displaced residents, as well as the availability '
of adequate replacement housing in other mobilehome parks, including relocation costs. Plan-
ning and Zoning Law §65863.7(a).
Under the above requirement, the applicant may be required, as a condition of approval, to '
mitigate any adverse impact of the conversion on the ability of displaced mobilehome park
residents to find adequate housing in another mobilehome park. Planning and Zoning Law
§65863.7(e). '
✓ These requirements apply where the closure, cessation, or change of use is the result of a
decision by a local governmental entity or planning agency not to renew a conditional use
permit or zoning variance under which the mobilehome park has operated. Planning and Zon-
ingLaw§65863.7(i).
✓ A person or entity proposing to convert a mobilehome park to another use through subdivision
must follow the requirements of the state Subdivision Map Act§§ 66427.4, 66427:5. This law '
mandates,among other things,that the subdivider shall file areport on the impact of the conver-
sion upon the displaced residents of that mobilehome park. This report shall address the avail-
ability of adequate replacement space in mobilehome parks. Subdivision Map Act§66427.4(a). ,
✓ No action by the responsible local review agency in response to the above proposals will be
taken until the applicant for such a change has satisfied all resident notification;requirements,as
mandated under the Mobi/ehome.Residency Low located at California Civil Code §798. ,
4�
30
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Mid-Higuera Strcct E nhancemem Plan
APPRECIATING THE PAST
The area's architectural character -- and to a lesser extent, its current mix of uses -- reflect an interesting
history, strongly linked with the City's railroad heritage.
Pacific Coast Railway Yards
In 1876 the Son Luis Obispo and Santa Maria rail-
road was completed between Port San Luis and the
City. This route later became the Pacific Coast Rail- }_
road, a narrow gauge line that served the Central
Coast from Los Olivos to San Luis Obispo, with a
spur to Port Harford, now called Port San Luis. `'K >
One of the original buildings was a long warehouse -
z
I for Schwartz, Harford & Company. This ,building,
erected in 1876, was used to load beans and other PaciS_�c coa,r
w
commodities on the rail cars for shipment to the Port. oad w°Itphouze" "
This warehouse was later owned by Loomis and Sons,
and was commonly referred to as the "Loomis Build-
ing."The original brick foundation has been preserved
I along the lower fagade of the Pacific Coast Center, ( _ _e_
located on Higuera Street at its intersection with Ma-
donna
a donna Road. The present building, constructed in 1
1989, has a footprint similar to its historic predeces-
sor and the small windows, gray metal siding, interior
wooden superstructure and overall shape recall the
I historic industrial building it replaced.
'A M
The entire block bounded by Higuera, Beebee, South
and High Streets was occupied by lumber and mill - ontginae Mia Founda 4.on
yards served by the railroad. Originally, this complex
was the San Luis Lumber Company, later to become
' the Pacific Coastal Coal Company's lumberyard. To-
day, Parker Street runs through the center of this his-
toric lumberyard. Some of the old, long, low build-
T
' ings echo this history.
The railroad and lumber operations encouraged
' other small-scale industrialization nearby. On the
west side of Higuera Street, the Smith and Waites
Planing Mill and Machine Shop was established insan �,�� LwnbeJi company
1883. One of these buildings remains on the site of
Hayward Lumber.
1
31
Mid-Higuera Street E:.nhanceim_nii E'Lui
Other existing commercial uses such the welding shop,
ice plant, and lumberyard recall the area's railroad
. industrial past. As noted above, this history can be
`" seen in some of the existing buildings, notably the
reconstructed Loomis Building in the Pacific Coast I
Center and The Mill at Hayward Lumber.
The Old Highway I
CompwuJ c.1928
C 4 Man U6aa tuMn9 and Remnant Auto Courts
�oAigiy an auto 9 CQ In addition to the narrow-gauge railroad, Higuera
Street itself served as a major thoroughfare. In the
late 19" and early 20'h centuries, blacksmith shops I
71 and other services located along Higuera Street to
serve the horse and horse-drawn wagon trades. Later, I
11 n. as the automobile replaced horses, many of the old
1u i horse-oriented shops simply became automotive re-
_7- pair shops. Today, the area still serves as an automo-
bile repair and service district. Other travel-oriented
- uses such as service stations, lunch stands, motels and
auto courts lined the streets by the 1920s. I
A
This highway-oriented past is still visible in many of
the uses and buildings in the Mid-Higuera area. For I
example,the mobile home park on South Street is the
a 1 — old "Sleep Off the Highway Motor Lodge." The
_ — Matthews Trailer Park on Higuera Street near High '
(=- Street was originally a tourist camp for travel trailers
in the 1940s. Many existing buildings were originally
F �Steep Ob$ the N.Lghwzy Motort Loservice stations such as the carpet store on the cor-
ner of Walker and Higuera.
Japanese American Community '
The west side of Higuera Street, between South Street
and Madonna Road was once the center of the Japa-
nese-American community in San Luis Obispo. The '
- focal point of this community was the Pacific Hotel,
builtfor R. F. Fukunaga in 1931 . The building was on 1
n_ �E COMDgNy the southwest corner of South and Higuera. Land
He and buildings in this area continued to be owned by
@ South ytleet people of Japanese ancestry until 1942 when the '
Japanese-Americans were relocated to detention
camps during World War II.
32 -
Mid-Higuera Street ; lm
Resources of Historic, Architectural, or Aesthetic Value
Address: 20 Higuera Street
._ Historic Name: State of California, Division of Highways, Division V
Owner: State of California
_ -- Year Built: 1931
Architect: F.W. Dingwell, Division of Architecture,State of California
Builder: H.J.Smith,General Contractor
_ Architectural Style: Early California/Spanish Colonial Revival
- Significant Architectural Excellent tilework and employment of traditional Spanish
Features: details
I Address: 65/65-1/2 Higuera Street
Historic Name: Warehouse for the Pacific Coast Railway Company
Owner: Rossi Enterprises
I Year Built: Original building was built in 1876, remodeled in 1988
Significant Architectural Its association with the narrow gauge railway is the most
Features: signicant historic feature;its original brick foundation is
intact.
Architectural Style: Railroad Vernacular
r =
Address: 236 Higuera Street
Historic Name: Smith and Waites Planing Mill and Machine Shop
- Owner: Hayward Lumber
-- Year Built: Pre-1877
Significant Architectural Excellent example of an early wood industrial mill
_ Features: building.
-- Architectural Style: Falsefront Pioneer
Address: 296 Higuera Street
Owner: B.O'Conner
Year Built: c. 1880
Architectural Style: Italionote with Eastlake details
`- Significant Architectural Well preserved front porch
Features:
Address: 303 Higuera Street
z Historic Name: A.Savers Wholesale Co.
Owner: Schifan
1 o
Year Built: 1923
' Architectural Style: Spanish Colonial Revival
-R 11111 Significant Architectural One of the most important examples of Spanish Colonial
Features: Revival on this section of Higuero Street
33
Mid-HiperaStrcct [Erth,,.,incemcni Pain
Address: 341 Higuera Street
Historic Name: Garden Dairy Building
Owner: A.D. Cody
Year Built: 1927
Architect: Hammin,Grant&Bruner
Significant Architectural The design of the street facade reflects commercial
Features: designs of the years 1905-1915, rather than the 1920s
Iii
Address: 385 Higuera Street
Owner: A.J. Bettencouri
Year Built: 1928
Architectural Style: Spanish Colonial Revival
ao 6
Figure 17
Buildings of Historic,
Architectural or Aesthetic Value
Broc*SMW
N IghboM
Address: 292 Higuera Street DO WOO
Owner: B.J.O'Connor
Year Built: circa 1915
Architectural Style: Craftsman Bungalow 0 M
44rr
�34
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Mid-Higucra Street :Wile: c• :T ci . Flat
I
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Mid Hipera Street
I
Enhancement Plan
Public Polip-17
1
i
1
1
1
1
1
1
35
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Mid-Higuera Strect Plan
PUBLIC POLICY
' The City can enhance the Mid-Higuera District through two principal means: public policy such as
land use and architectural standards; and public improvements such as street widening,flood protec-
tion, street tree planting, and park development. This chapter and the next describe the.Enhancement
Plan's policies and planned public improvements.
CONFORMANCE WITH THE ENHANCEMENT PLAN
1 . Review for Conformance. All new devel- R-MU. This is intended to encourage relocation
opment and land uses in the Mid-Higuera of CalTrans facilities and re-use of the property
Street Enhancement District shall conform for open space, tourist-serving and residential
with this plan. uses.
An additional proposed policy would apply to the
USES OF LAND AND BUILDINGS property designated R-4 at the southwest corner
of Beebee and South Street. In the event that the
2. Allowed land uses. The land uses allowed CalTrans property is redeveloped with land uses
within the Mid-Higuera District are deter- allowed by the CT-MU zoning district,and the City
mined by the Zoning Ordinance, based on determines that additional demand exists for tour-
the general plan designations applied to ist commercial uses, the South Street frontage of
properties within the District. The City will the parcel at Beebee and South Streets may be
amend the General Plan and rezone prop- rezoned to C-T-MU.
erties within the District as shown in Figure
18. The proposed rezonings include the In the long-term, the Plan also envisions chang-
following: ing the McNamara Realty and Madonna Construc-
tion Company properties at the north end of the
• Changing the properties along the west District from C-S-S (Service Commercial - Special
' side of Higuera Street, between Marsh Considerations ) to C/OS (Conservation/Open
Street and Madonna Road,from C-S (Ser- Space) between Highway 101 and San Luis Creek,
vice Commercial)to C-R-MU (Retail Com- and from C-S to C/OS between San Luis Creek
mercial with a Mixed Use overlay); and Higuera Street.
• Changing the properties along the east
side of Higuera from C-S (Service Com- 3. Orient new development to the creek and
' mercial) to C-S-MU (Service Commercial provide pedestrian access. New development on
with a Mixed Use overlay); lots adjacent to San Luis Obispo Creek shall be
• Changing the CalTrans property on the designed to include orientation to the creek in
west side of Higuera, south of Madonna the form of entries, windows, gardens, plazas,
Road, from PF (Public Facilities) to C-T- patios or other similar features. As a condition
MU (Tourist Commercial with a Mixed Use of approval of new development on these sites,
' overlay), and on the north side of Ma- the City shall require an offer of dedication for
donna Road from PF to PF, C/OS and C- public access easements within the required creek
36
Mid-Higuera Street I:ritiancem-Im Plan '
a
a�@
'•�:ff• High'StrW
60
•�
: Y
•
.: Sash St,em
;.:�.
south Street '
. > n
••
• Bn a Street
r�
PF
❑
C-R-MU
❑ C-S-MU
C-T M U
1'ed I
R-4
i
Figure 18 '
Proposed Zoning
37
Mid-Higucra Strect F.nhancemeni Plan
setbacks.
r4. Creek Setbacks. New development
along San Luis Obispo Creek shall pro-
' vide setbacks pursuant to the Zoning -
Regulations (generally 20-feetfrom top "
of creek bank or edge of creek veg-
etation,whichever is greater). The City SPACE
Council approved an exception to the offer:.co
retail uses
creek setback ordinance to allow a TATE.
bike path in the creek setback,
Figure 19
5. Provide vehicular access alternatives Private common parking and accessway
to Higuera Street. New development tion and design of this common drive
in the District should consider providing should be determined prior to approval of
' secondary vehicular access to onsite redevelopment on these properties, as
parking lots from streets or driveways generally shown in Figure 1.9. Reciprocal
other than Higuera Street. Driveway ac- access easements should be considered as
' cess to Higuera Street will be restricted to a condition of new development.
existing right turns in and out and left turns
in at mid-block turn pockets. 7. Interior parking, creek and Higuera
' Street building orientations. New de-
velopment between South Street and
Marsh Street, west of Higuera, should be
designed so that on-site parking is acces-
sible from a common private driveway on
Y� the interior of the site. Buildings should
be designed to orient toward the creek on
" the west side of the common driveway and
toward Higuera Street on the east side of
— the private driveway, and spaced to allow
San Luis Obispo Creek at Bianchi Bridge floodwaters to return freely to the creek.
' b. Private driveway between South Street
and Bianchi lane. New development be- B. Parker Street findings. In permitting new
tween South Street and Bianchi Lane,west buildings or uses on the east side of Parker
of Higuera Street, should include a pri- Street that require discretionary review, the
vate common driveway or interconnecting approving body (Community Development
parking lots with a minimum access width Director, City commission(s), or City Coun-
of 24 feet, that affords reciprocal access cil) must first find that the project is not likely
to all properties in this area. The Iota- adversely affect residents living on Beebee
Juno
38
Mid-H.igueraStreet E:znfi ncc.incni Plim
Street due to noise, glare, privacy, odors or HISTORIC PRESERVATION
other factors. AND AESTHETICS
9. Encouraging reuse of CalTrans prop-
1 1. Appreciating the past. For any project
erties. The City will encourage the relo- that involves the removal, replacement '
cation of CalTrans facilities to other sites or substantial redevelopment of existing
in the City or within its Urban Reserve and buildings, the City shall require as part
the reuse of the former CalTrans proper- of the application materials, a brief his
ties in conformance with this plan. tory of the site and the buildings, includ-
ing a list of previous owners and uses,
10. Encouraging reuse of the former PG&E and a photographic record of the
utility substation. PG&E no longer needs building(s). The City may require that
the substation at Walker and Pacific Streets the historic building be preserved and
and plans to remove its facilities. The prop- rehabilitated rather than removed, and
erty will be available for another use. may require the developer to provide a
Future uses should be designed to be con- plaque that recalls the property's history,
sistent with the Plan and designed to in- to be incorporated into the design of the '
elude the Walker Street pedestrian plaza, project. Alternatively, the project propo-
and attractive, low screen walls and land- nent may agree to provide public artwork
scaping to screen parking areas from the that commemorates the history of the site
street and plaza, pursuant to the design and district. The requirement for incor-
guidelines in this plan. porating a plaque or artwork into the re- '
development may be waived if the Com-
munity Development Director determines
upon review of the history submitted with
the application that the building or site
has no significant historical value;the Di- -
'- rector may request advice in this deter-
+ mination from the Cultural Heritage
Committee.
.J J 12. Preserve trees and historic building
on CalTransr
p operty. Any redevelop-
_ X_ a ment of the CalTrans property south of
Madonna Road shall preserve mature
„y
trees and incorporate the historic brick
building.
PG&E Substation at Walker and
Pacific Streets 13. Preserve the historic Mill building.
Any redevelopment of the Hayward Lum-
ber property shall preserve the historic
39
Mid-Higuera Street Enhancomem Plan
of this cooperative effort is that a sig-
nificant percentage of the new units
will be affordable to low and moder-
'x "^{ ate income households and/or will
rU provide reasonable relocation options
for residents of the district's two mo-
bile home parks.
" The City will consider the provision of
Historic CalTrons Building
_ affordable housing in excess of any
minimum requirements and/orthe pro-
"Old Mill" building. vision of relocation options for mobile
home park residents as a public ben-
MOBILE HOME PARKS efit for purposes of approving a PD,
AND NEW HOUSING "Planned Development" for this site.
' Approval of a PD zoning would ap-
ply to a specific development plan
14. Protection for mobile home owners. To and could provide added flexibility in
the extent required by State law, the City shall development standards to better ac-
not approve the conversion of the mobile home commodate a high-density housing
parks in the district unless a relocation plan is project.
approved by the City Council to assist mobile
home residents in finding affordable housing. PARKING
Elements of such a plan may include, but are
not limited to, the following measures: pur
chase of the units;financial assistance for mov- 16. Shared parking reduction allowed.
ing; rental or purchase assistance for olterna- Shared parking is encouraged and the
t tive housing; the identification of alternative Director may consider a shared park-
ing reduction for district uses, pursu-
housing options within the same or similar price
range within or near the district or in other lo- ant regulations.
to Section 17.16.060 of the zon-
ing re
cations acceptable to residents; or the provi-
sion of comparably priced housing in or near
the district through the City's Housing Author- 17. Mixed use parking reduction. The
ity or other housing providers. Director may consider amixed-use
parking reduction for district uses,
15. New multi-family housing in the district. The pursuant to Section 17.16.060 of the
Cityshallwork with the owners ofthe property along zoning regulations.
the west side of Beebee Street,and with the Hous-
ing Authority or other housing provider,to develop
this site with new multi-family housing. The intent
_ 40 -
r
rMid-Nucra Strcct ii_: "i,ui
r
1
1
r Mid Rpm Street
1
Enhancement Plan
1
Public Improvements
1
i
41
t
Mid-Higuera Street Enhancement Plan
PUBLIC IMPROVEMENTS
' FLOOD HAZARD REDUCTION
a. Marsh Street bridge.The City will analyze,and if feasible and desirable, modify or replace the Marsh
Street bridge to increase its creekflow capacity,while allowing the grade of the new bridge to align with
the Higuera-Marsh intersection.
' b. Bypass channel. The City will analyze, and if feasible and desirable, design and install a bypass/
overflow channel parallel to the creek in this reach on the City-owned open space. This channel will
replicate, to the extent practical, natural riparian features.
tc. Coordination with other flood planning. Other improvements in the Mid-Higuera area may be
required,contingent on the results of a basin-wide analysis of drainage and flooding in the City. Any
' improvements must be based on and complementary with the City's overall flood management
program.
Modify or replace Marsh Street
Bridge
Riparian Enhancment Area
• Raise and Relocate Bianchi Lane Bridge
e! �I —
zo
I
• .
Bypass Channel
I �
I
Figure 20
' I Flood Hazard Reduction Measures
I
I I -
t • •
4♦
42
1
Mid-Higuera Street Enhancement Plan
d '
CIRCULATION AND STREET P e 1)�
IMPROVEMENTS
•,• New
a. Higuera Streetwidening. Higuera ;'o Cul-de-Sac
Street will be widened to four lanes 1
Bianchi Lane • ,
for the area shown inPhose 1, Fig- Realignment o m
ure 21 . The right-of-way will also -
include bike lanes and a landscaped Mid-Block H
Vehicle Acce e'
median with midblock turn lanes. At
its intersection with Marsh Street,two =, +nI ,
dedicated left turn lanes may be de- F�� � LL�JJ
signed. To widen the street, 26 feet °°;d ❑
of additional right-of-way will be C2
needed. This will be taken strictly ; J�
on the west(freeway)side of Higuera
Street. This widening will require ;
modifying, moving or demolishing Qo E
certain existing buildings, mobile
homes and other structures in the �6
planned right-of-way.
- ao�aoS
� � u
b. Bianchi Lane realignment. Bian-
chi Lane will be realigned to the o '
south to align with High Street at Q
the traffic signal. This realignment 0 (y Arterial
is planned in conjunction with the 11L" v Collector
Higuera widening and designed to O° `
minimize impacts to the mobile ' v 0 = NewAccess-
home park. '� ,�•-- ----I -------1 way
Street
c. Pacific-Higuera-Walker Streets '•%I� Widening
�I i ♦' O 1
improvements. Walker Street will � ;! � New Trafficsignal
end in a cul-de-sac near the Pacific
Street intersection. Pacific Street will Figure 21
be realigned to a 90 degree ap- Proposed Street Circulation System
proach angle at Higuera, with a Delivery truck access to adjacent uses will be maintained.
northbound right turn lane and a The PG&E substation may be developed with commercial '
southbound left turn lane. The area uses, or a public parking lot with a landscaped wall pro-
that remains from the Walker clo- vided as a buffer to the street and plaza areas. This street
sure will be landscaped, provided closure and conversion to a public parking plaza reflects ,
with a pedestrian/emergency ac- the general direction and intent for this part of the En-
cess between the blocks, with a hancement Plan area as shown in the "Conceptual
mini-plaza as shown in Figure 31 . t
43
Mid-HigueraStreet E.'.nliancemcm Plan
i
a
8'-0" 5'-0" 11'-0" 11'-0" 16-0- 11'-0" 11'-0- 5'-0" 8'-0"
East Side Bike Travel Travel Median! Travel rave Bike Side
walk Lane Lane Lane Turn Lane Lane Lane Lane walk West
IProposed 86'-0-ROW
Figure 22
Proposed Higuera Street cross-section, Marsh to High Streets
i
Physical Plan for the City's Center." �B
I � i
d. Other streetscgpe improvements. Parker ]bill!it,.loll i -Ili
Street will be improved with curbs, gutters,
sidewalks, street trees, benches, and deco- I
' rative lighting fixtures as suggested in detail
C of the Short-Range Concept Plan. Street '—` . —I E I Existing
trees, decorative lighting fixtures and ® ;� , Buildings
' benches will be installed on Higuera Street
as shown in the plan, and Madonna Road I I
will have a landscaped median as shown I I
on the Long Term Concept Plan. The City Mid-block ori ev 7o' �
will underground utilities, as feasible, and Typical a
will seek removal of the billboards in the
plan area. 00
I -
I
' e. Brook Street extension. Brook Street will I I
be extended to the south when the ColTrans I I to wide
Larwsoaped
site is redeveloped. This will be a two-lane I Median
local street with parking provided on one side I I New street
and will end in a turnaround. The existing I I Trees wells
church encroaching into the future right-of- I
' way will need to be modified or relocated to . I
allow the street extension, as shown in the
Long-Range Concept Plan. Vehicle access
' from Brook Streetto the park will be for emer- Figure 23
gency and maintenance access only and may Higuera Street 80' right-of-way
be constructed of turf block or equal. Mid-Block Left Tum Lane,
High Street to Madonna Road
44
Mid-Hipera Street EnhancNment Plan '
�❑ 1
ll> '
❑ 11;J
t
Bikelanes fl lh'
......••• Bike/Pedestrian Trail
ll'
Pedestrian Ways
® New Pedestrian r (� ;ll,_►+a std �-
Bridges o ;�#11 �l t
� :• f:r ��II`i if ru ,
e f.'o �JIII i + o
Note: ••...... n l '
4 -street t
I e a ea �_` IF south sem—
Is
„ _
r
II�f ❑pow 9
� oDQa �B
' • � 1 i. 6 fJ0 d:
/�: ► Ira o
❑ }I
• -� g ----
❑�• fs Q' ` ' /' a Sheet
+ I�
t;
C--1 JV
i 14
3 ■
• � 1
• 1
o�Avila Beach/
Port San Luis
Figure 24 '
Bike/Pedestrian Circulation
45 '
Mid-Higuera Street Enhancement Plan
The City will also acquire properties on the
`•� a,. '" +3�` _ . ;� - =' east side of the creek between the City-owned
�. t�4 1� �t,`Y�. •iJ.
open space and the Marsh Street bridge to
accomodate Higuera Street widening,secure
open space and restore riparian habitat.
-
~',° b. Bikeway. The City will install a bikeway along
`} San Luis Obispo Creek, on the east side of
the creek between Marsh Street and Bianchi
Lane; and along the west side, between
SLO Creek Bianchi Lane and a point just north of South
Street,behind Villa's Automotive. From there,
CREEKSIDE IMPROVEMENTS the bikeway will cross San Luis Obispo Creek
with a bridge linking the City-owned open
a. Creek corridor natural area. San Luis space to South Street, as shown in Figure
Obispo creek will be restored in this reach to 24. This alignment will provide a scenic,
improve natural habitat values by planting off-street route linking Marsh Street with the
native vegetation,controlling erosion,remov- planned Gateway Park and the southbound
ing exotic plants and by managing public Bob Jones City-to-Sea bike trail.
access. The City will acquire privately held
land on the freeway side of the creek and con- c. Pedestrian path. The City or private devel-
vert the entire area, as it becomes available, opers will construct a pedestrian path on the
' into a natural area for recreation and open east side of the creek, between Bianchi Lane
space. Furthermore,the City will analyze,and and South Street, as this area redevelops.
if feasible and desirable, will engineer the Ancillary uses such as benches,public art,and
' site grading and curb design to encourage interpretive displays may be incorporated into
flood waters that often accumulate near the the design of the path. Bridges will be in-
Marsh-Higuera Street intersection to flow stalled along the creek to link the path with
t back into the creek, as shown in Figure 25. public open spaces, as shown in the long-
range concept plan.
' Existing grade Handicap style ramp
at curb to allow{low
Install riparian \ through open space
plants
Flood waters
' return to creek
HIGUERA STREET
' Cf P.AK
Grade slope in City
' Open Space to allow
drainage
Figure 25: Storm Drainage Flow
00
MEN
46
Mid-Higuera Street Enhancement Plan
i
Bike Routes Considered
The Mid-Higuera Enhancement Plan
shows a recommended route for the creek
bikeway, however several alternatives were
considered before recommending this xv
route. Figure 26 shows the bikeway routes Existing sikeianes
considered. Alternatives utilizing private
land would take longer to implement and Wke y Ro a �C
raise property owner issues. Alternatives
using city-owned land pose environmen-
tal,safety and flood-related concerns. The
Plan recommends the western bikeway >
Vilta-s Automotive
alignment,the route shown in blue.While
there are "pros and cons"with each alter-
native,this route is supported by the City's
Bicycle Advisory Committee and could be San Luis Obispo i
implemented relatively quickly since the Creek
City owns most of the land necessary, ex- ( 0'
cept for narrow strip of land behind Villa's 1{ S _
Automotive Repair on South Street. This
route will require a bridge spanning San
Luis Obispo Creek linking the bikeway with
r-r-
South Street. When installed in connec-
tion with future development,the bikeway I 1
will increase business activity, provide rec- ,
reation and improved access, minimize Figure 26
creek disturbance and enhance creek Bike Route Alternatives
views for employees, customers and visitors. The long-term plan shows a pedestrian path along
the east side of the creek (shown in blue) which could be
developed gradually as properties redeveloped over time.
• A • �s
a
City Open 12 ft, varies -
Space
20 ft, creek Figure 27
setback Creek/bikeway section, Marsh Street to Bianchi
(Includes 2 ft. shoul- Lane
ders on both sides) '
Mid-Higuera Street E'nhanccnneni Plan
PUBLIC PARKING
IParking is critical to the success of most business districts. Based on input received at public meetings as
well as opinion survey responses, area residents and property and business owners agree that parking in
the Mid-Higuera Enhancement District is important. In the District survey, respondents rated the impor-
tance of ten factors in terms of their decision to live or work in the District. Parking was ranked second in
importance, after "good neighbors", and 73% of the respondents noted "availability of parking" as a
' potential neighborhood problem. Among some speakers at the workshops,there was also a perception
voiced that, at this time, the district appears to have ample parking..
' A property-by-property field survey was conducted to determine the number of parking spaces available
compared to the parking required by Zoning Regulations for existing uses. The survey shows that, when
compared with the adjacent Downtown Core area, there is a relatively large amount of on-site parking.
Available parking is not distributed envenly throughout the district, however, resulting in some blocks
I having a significant parking deficit, as shown in Figure 28. The analysis shows that four blocks do not
meet parking standards for existing uses when total on-site parking required and available are consid-
ered, and that overall, almost one-half of the district's businesses do not meet parking standards. Land
' uses in the District have historically been of a low-intensity nature, and until now, employees and custom-
ers have been able to find sufficient parking on-street or on adjacent properties with surplus parking.
With the arrival of new commercial and residential uses anticipated in the Plan, parking availability is
likely to be a significant constraint to remodels, land use changes, and new development.
,BLOC
Pa in
eqJ47 aces \
Parkin fv_it1 d.2,1 space
BLOCK BI / %� o
t Parking Requ . 57 s�poEes
Parking Pro i ed:33 SWXhi BLOCK C
---%Par7_r1ng Required: 10 spaces-
�' g Provided:4 spaces
El
/ a
� � o
BLOCK d BLOCK E
' Parking Rel \ : 1� paces = F-ParkingRequired: 182 spaces
Parking Prdided aces n Parking Provided: 150 spaces
E ° nl 8 �o M
' Figure 28
Parking inventory by block
48
i
Mid-Higuera Street Erlhinccmcnik Han
The Enhancement Plan seeks to expand business and residential opportunities and to preserve the District's
unique character. The District's character is due, in part,to the many older buildings whose architectural
design, layout and site coverage also make it difficult to provide enough parking to meet existing and '
future parking needs without tearing buildings down and redeveloping. Nevertheless, General Plan
policies encourage new businesses and dwellings to include sufficient parking, attractively designed to
complement the buildings and the site. A parking strategy that depends wholly on redevelopment,
however, will hamper efforts to enhance the District. New or expanded uses requiring more parking
would not be possible without providing additional parking, approval of parking exceptions, or a reduc-
tion of floor area. From a practical standpoint, this usually will mean that new or expanding businesses '
must look elsewhere.
The parking shortage for some uses is aggravated I
by the lack of pedestrian amenities and a pleas-
ant walking environment, particularly on Parker
Street, which would allow employees, customers �1 �� j I
and residents to park within easy walking distance / Fomner
from their destinationtion. The lack of frontage /o P.GAE.
site
improvements, street lighting, landscaping, and ���,♦ /„� '�
C
lear entry paths to some businesses may discour-
J
age shared parking use and effective parking and ��� `� �
pedestrian circulation. � ♦ _ � _
Strategies for reconciling these objectives will de- �q/� —
Parker
pend on both short- and long-term implementa- %M / Street
tion actions. Recommended short-term City ac- A � I_ Area
tions include: \ �'
Gate-
a. Establishing a parking committee. The i j acro
r O I n^
City's Parking Manager will form a Mid- Way
Higuera District Parking Committee, including r o�l y v s Park
District residents, and property and business i °
owners, to evaluate future parking needs and G A
Il 4J-
explore the formation of a parking assessment
district or similar funding techniqueto purchase
and maintain parking to serve the area;
Jy
1
Figure 29. Possible Public Parking Sites
49
i
t
' Mid-Higuera Street 1_r} r�cLmeta i lrn
' b. Restriping existing on-street parking spaces or reducing the number of driveway ramps to
' increase the number of spaces and improve efficiency.
c. Improving existing parking lots. In cooperation with area property owners and businesses, the
' City will review existing joint use or shared use parking arrangements and determine the feasibility of
expanding or modifying them to more evenly distribute parking supply and demand.
I d. Providing additional parking lots. The parking committee shall evaluate options to lease or pur-
chase two public parking lots -- located near parking deficient blocks at the north and south ends of
the District, and in the Gateway Park, as shown in Figure 28 -- which could accommodate an
' additional 100 to 150 parking spaces.
Long-term City actions may include:
e. Acquiring additional property. Acquire and improve properties for public parking in the Archer/
Walker/Higuera and Parker/High Street areas.
' f. Completing street improvements. Complete street improvements should be installed, including
pedestrian amenities and beautification.
' g. Establishing Parking fee. Consider establishing an in-lieu parking fee for new developments within
the Mid-Higuera District.
1
Trader Joe's Parking lot
03
1 _ . - •. �CJSi �ii F
� - y
tea:
--
1 --
1
50
1
Mid-Higuera Street E:'..nhanc fent 'lam
PUBLIC TRANSIT
a. Transit Service. The SLO Transit System will continue to provide service to the Mid-Higuera Street '
Area, with routes along Higuera Street, Madonna road, and South Street, with transit stops to be added '
as shown in Figure 30. Bus stops will typically
include a shelter, benches, signage and will be
developed concurrent with future development as
a condition of development approvals.
o�1
b. Bus Stops. In the short-term (1-5 years), a '
bus stops within the plan area will be maintained o
at their current location as determined appropri- Q
ate by the Transit Manager. Their precise Iota- o q
tion and design of new bus stops will be deter- i
mined based on SLO Transit's customers' needs
and on the arrangement of adjoining land uses �1
and driveways. Bus stop needs will be evaluated
by the Transit Manager when changes are made Wt 1
to street widths or when parcels near proposed
transit stops are developed or redeveloped. Bus
stop designs shall be consistent with the City's 1
Short Range TransitP/anand with Public Improve-
ment Standards contained within this Plan. '
8OWh S.«
Two types of transit stops are planned: 1) scan- 6 0� 0 8 og
lard, at-curb stops and 2) bus turnout stops. At-
curb stops are located where existing or planned
development patterns make it difficult to acquire f o O oocaoag
the necessary right-of-way to install turnout bus ® ❑ 8 a� • �..,
lanes.
Figure 30 s u, a 1
Planned Transit Stops
LJI a `T"
A - At-Curb Bus Stop
r
� ♦o--o �-.vo
B - Bus Turnout
si
i
IMid-Higuera Street I.n}ianc mem I'lail
' PARKS PLAZAS AND OPEN SPACE
a. CalTrans property. The City will acquire the CalTrans property on the north side of Madonna
Road and develop a portion into a park and city "gateway" as suggested on the concept plan map.
This park will include artwork or exhibits recalling the area's history as a center of the Japanese-
American community prior to World War II, and parking/staging area for the Bob Jones Bike Trail.
b. Walker-Pacific. With the closure of Walker, the City will develop a mini-plaza with seating and
landscaping as suggested in Figure 31, and on the short-range concept plan map.
c. Kiosks. Information kiosks will be provided at a few strategic places that are frequented by pedes-
trians. Suggested places include the City open space at Marsh and Higuera streets, the new mini
plaza at Walker and Pacific streets, the Greyhound station, and in the new Gateway park.
d. Brook Street Neighborhood Park. In cooperation with community groups, the City will im-
prove a small, city-owned open space at the south end of Brook Street to serve neighborhood
' recreational needs and to honor the memory or Mosaii Eto, a prominent citizen and member of the
Japanese-American community in San Luis Obispo.
e. Creek Pedestrian Trail and Open Space. The City will acquire and maintain open space
areas along San Luis Obispo Creek and install and pedestrian trails, bridges and related improve-
ments, as shown in the long-term concept plan.
' Figure 31
Plan Detail of Pacific- Potential Future 1�y
' Higuera Mini=Plaza Public Parking Lot
New Cul-de sac g�
Plantar
1 ,p Pedestrian Way
New Law
iC Screen Wall
Planter
Ben \ "r John's
Franklins \ Flooring
" .
�'Syv" ;.' • 1.
' J=HIGUERA ---
' New Street Trees
Future Patio Plaza wl landscaping,
seating& public art
52
I
Mid-Higucra Strcct
I
1
1
Mid Higucra Street
I
Enhancement Plan
1
I
Implementing the
1 Plan
1
53
Mid-Higuera Street I nhaneemem Plan
IMPLEMENTING THE PLANT
AMEND THE GENERAL PLAN
Implementing the Enhancement Plan will require
several amendments to the General Plan land
' use map and text to maintain consistency. The
General Plan Land Use Map was amended as ------
shown in Figure 32 and properties rezoned to
reflect the land use changes shown in the En- s
hancement Plan. The Plan and General Plan ^
amendments were adopted by resolution, and �•""�'�• rI �j_
r�••• •• I��_'-
the proposed zoning was adopted by ordinance
to include the types of uses allowed either in= = S'
dividually or in combination as part of and the
development standards to be resolved in the
designs of mixed-use projects, pursuant to / j i
Chapter 17.55 of the Zoning Regulations. New E LLI
uses or development projects that the Director •-
1 -
determines are consistent with these standards -�-� t
shall not require a use permit for mixed uses, •;. rrt
unless otherwise required for an exception to ••,t'''om,-��.'•'
' development standards.
For the property designated R-4 at the south- I ��: a`'
west corner of Beebee and South Streets, the
Plan provides that if the Cal Trans property is �
redeveloped with tourist commercial uses, and
the City determines that additional demand ex- J :'
ists for tourist commercial uses, the parcel }; ------
fronting on South Street may be rezoned to C- `
T-MU.
Land Use Element policy 3.3.3 lists circum-
stances where relaxing the restrictions on offices i
is acceptable. This policy should be amended
to include the provisions of the Mid-Higuera En- Figure 32.
hancement Plan among the acceptable situa- Mid-Higuera District
' tions for greater flexibility for offices. In addi- General Plan Designations
tion C-S(Commercial Services) properties within
the district were rezoned to C-S-MU zone to Open Space
' allow a broader range of uses as shown in the ❑ General Retail
Plan. New development projects or land uses
that are consistent with the District's C-S-MU ❑ Services and Manufacturing
ordinance will not require a use permit, unless ® Park
otherwise required for an exception to devel- ® Tourist Commercial
opment standards. High Density Residential
ALI 54
Mid-Higuera Street Enhancement Pliul
1
AMEND THE ZONING REGULATIONS
The Zoning Ordinance text will need to be amended to fully implement this Enhancement Plan, and the
zoning map designations of several properties have been changed as shown in Figure 18. The rezonings '
are described in detail in item 2 of the Public Policy chapter of this plan. The "Mixed-Use" (MU) overlay
zone is a key element of the Plan's land use strategy. When used in combination with any zone, the MU
zone allows combinations of residential and commercial uses which would not otherwise be allowed.
Hence, this zoning will allow a broad range of uses in the Mid-Higuera District, reflecting its historic mix '
of land uses. New development projects or uses within MU zones which are consistent with this Plan
need not require Planning Commission review, unless otherwise required by the Zoning Regulations for
the individual uses, or for exceptions to development standards. New mixed-use development must meet '
the mandatory findings listed in Zoning Regulations Section 17.55.040, to the satisfaction of the Com-
munity Development Director.
Zoning regulations Section 17.16.025 (G) (2) lists accessory uses and structures that are allowed in the '
creek setback, subject to several findings and limitations. Subsection (b) explicitly allows walkways and
patios, but does not allow bikeways. The Enhancement Plan envisions a walkway and bikeway along the '
Creek within the setback. The City Council granted an exception to the Creek Setback Ordinance to
allow these features in the creeksetback.
CAPITAL IMPROVEMENT
PROGRAMMING '
When the City considers its capital improvement program (CIP) budgets, the public improvements in-
cluded in the Enhancement Plan will be candidates for funding. Once funded, construction will then
occur according to the CIP schedule.
DEVELOPMENT REVIEW
A key component of Enhancement Plan implementation will be the improvements to building facades, '
parking and landscaped areas. Because these private property improvements will occur over time as the
uses of existing buildings and parcels change, the City's development review process must ensure that
the recommendations of the Enhancement Plan are carried out to the maximum extent feasible. The '
Cultural Heritage Committee, Bicycle Transportation Committee, Parks and Recreation Commission,
Architectural Review Commission, Planning Commission, City Council, and City staff will use the En-
hancement Plan as a guide in decision-making as individual land use changes and development projects '
are proposed and reviewed.
1
55
' Mid-Higuera Street E:.nhanceinem Plait
TABLE A
General Plan Consistency
City of San Luis Obispo General Plan Mid-Higuera Street Enhancement Plan
Policy Conforms. Comments
Neighborhoods should be pedestrian-oriented and Yes Improved sidewalks and walking paths
' protected from intrusive traffic LU 2.1.3
Neighborhoods should have paths or sidewalks to connect Yes Improved sidewalks and walking paths
with other areas LU 2.1.4
Neighborhoods shall have a mix of uses to serve daily needs Yes Mixed uses encouraged
of residents LU 2.2.1
Nonresidential development shall either preserve existing Yes Loss of mobile home units allowed only
housing or include replacement dwellings (LU 2.2.1) with reasonable replacement/relocation
plan. New housing is encouraged.
' Residential areas shall be buffered from nonresidential Yes Eventually relocate mobile home park on
activities (LU 2.2.2) Higuera to better location and type of
Large parking lots.should be avoided (LU 2.2.9) Yes See desig n guidelines
' New housing should be compatible with existing the Yes See design guidelines. Specific findings
nei hborhood LU 2.2.10 required for uses near Beebee Street
Commercial uses deemed appropriate within residential areas Yes Mixed uses encouraged
may be retained LU 3.2.4
' Allow flood waters to move through natural channels fLU 6.4.3 Yes See design guidelines.
Take measures to decrease potential for future flood damage Yes Marsh Street Bridge improvements
LU 6.5.1
' Historical resources should be identified, preserved, and if Yes Historic preservation policies
necessom restored LU 6.6.1
Existing affordable housing shall be preserved (H 2.2.2) Yes Relocation/replacement housing
requirements
Conversion or elimination of existing housing in commercial Yes Provisions to increase housing in area;
' areas shall be discouraged H 3.2.2 Ian for new multifomil
Mixed-use residential/commercial projects are encouraged Yes MU zoning added to encourage work-loft
H 5.2.2 apartments and other mixed-uses.
Creek corridors should bereserved as o en s ace OS 3.2.1 Yes Acquisition of creek areas recommended.
Development shall e ocate outsi a cree corridors and Yes New development will comply with ree
setback areas (OS 3.2.1)) Setback Ordinance.
De ve opment adjacent to open space lands shall provide a es Landscape buffer an pe estrian barrier to
' buffer between uses (OS 14.2.29) be provided adjacent to creek areas.
Driveway access on artedal streets should be minimize es ee rigure
23.
billboard removal is encourage - - es Program recommended to remove billboards
ew an ex s ing development s ou place utilities es ee design guidelines
underground (CO 10.1.3)
The City will develop a continuous network of bikeways (Cl 3.3) Yes Provides bike lanes in Higuera Street and
All arterial streets should provide bike lanes (Cl 3.7) Yes Bike lanes are retained in Higuera and
' Higuera Street's visual quality should be upgraded (Cl 14.2-14.4) Yes Plan would protect views, underground
utilities and generalIX enhance streetsca es.
56
Mid-Hipera Street E:nhancemeni Plan
TABLE B
How Enhancement Plan Implements General Plan '
Mid-Higuera Enhancement Plan Features 1
n0 0a m
av
` M omaoo o W
-Ov a C o m
1
mm
C
= m oO O o7 O d zJ O
°O
C c J mo O
v w Erw >o C3
C C `I .� .O Q -0 C �= C r
E o = o w v a o O = Y o = d
- L a21 E -a
W C ....0a0 oC o
3 E C O aC.
WE
0 C p KC
C dO-a
Z_ 72 C O N
1
C' O a x N O
v c a v - E �_ = w� y c U`o .� uE �e m a
3 O) m CWo 0 O. V W O d .D Ty a7 O c J d L d Mo
`o_ m °c o a Mo a `od s .o C -o o a a
City of San Luis Obispo e € .v a a _ E o o- ;
General Plan Policies I u W o00 0 o w� �m -2 d 3 0 0 W N2 C
Neighborhoods should be X X X X X '
pedestrian-oriented &
protected from intrusive traffic
(LU 2.1.3)
Neighborhoods should have paths X X X X X X
or sidewalks to connect with
other areas (LU 2.1.4)
Neighborhoods shall have a mix X X X
of uses to serve doily needs of
residents (LU 2.2.1)
Nonresidential development shall X X
either preserve existing housing
or include replacement dwellings
(LU 2.2.1)
Residential areas shall be X X X
buffered from nonresidential
activities (LU 2.2.2)
Large parking lots should be X X
avoided (LU 2.2.9) '
New housing should be X
compatible with existing the
neighborhood (LU 2.2.10)
Commercial uses deemed X '
appropriate within residential
areas may be retained
(LU 3.2.4)
Allow flood waters to move X
through natural channels
(LU 6.4.3)
Take measures to decreaseX X ,
potential for future flood
damage (LU 6.5.1)
57 -
Mid-Higuera Street E.rdwllcenieiv PIWO
TABLE B, continued
How Enhancement Plan Implements General Plan
Mid-Higuera Enhancement Plan Features
W
' N Wco
0
0 e 3
0
o ° o M v ° c v ° 0
E ° �-—a o "- a N r 0 W = o
°� c ° d N N° ' u `i o _U 3
CO E WO` vU°i O N O O ;
> v E W c ` N.rn °c (M r
N E
' rny W Y o° O > a E0 O r
oc 3..
o u o u
O j C' W U W G ° N -° G W
w.2 W '° C E y W U O
`0
-2
_
0C
EE -o ° w 3 v ,t
'
. a
C 8W eb C Wrneo
> o u
C.o 0, EiC E rn
° ° °W U ° °
a O g E City of San Luis Obispo v 4 .m _ o gn 6a E aGeneral Plan Policies :2 u z 0 a 0 O
a w
' Historical resources should be X
identified, preserved, and
if necessary, restored (LU 6.6.1)
' Existing affordable housing shall X
be preserved (H 2.2.2)
Conversion or elimination of X
' existing housing in commercial X
areas shall be discouraged
H 3.2.2)
' Mixed-use residential/commercial X X
projects are encouraged (H 5.2.2.
Creek corridors should be. X
preserved as open space
(OS 3.2.1)
Development shall be located X
' outside creek corridors
and setback areas (OS 3.2.1)
Development adjacent to open X
' space lands shall provide a
buffer between uses (OS 14.2.29)
Driveway access on arterial stree X X
should be minimized (Cl 7.4)
' Billboard removal is encouraged X
(CO 10.1.1)
' New and existing development X
should place utilities underground
(CO 10.1.3)
58
Mid-Higuera Street E..nlvincemem Plan
ECONOMIC FEASIBILITY or other tourist-oriented use on this site—such
as a hotel and venue for large meetings of '
It is important that plans provide for land uses professional associations, educational and
that are, in fact, reasonably feasible from an non-profit organizations, industry and trade
economic standpoint. In the case of Mid- groups, etc. These kinds of meetings are
Higuera, the economic viability of the area not frequently held in San Luis Obispo be-
is clear without elaborate forecasting. Asur- cause of the limited facilities able to
vey of existing land uses found the area to accomodate such activities. The City, how-
be largely built out and to have no signifi- ever, would likely be a popular site for such
cant vacancy problems for the district as a events if meeting facilities were available. San
whole. In fact, the plan area includes sev- Luis Obispo obviously attracts large numbers '
eral successful businesses including Hayward of visitors because of its natural beauty, spe-
Lumber,Smart&Final,and TraderJoe's. The tial downtown, Mission and museums, spe-
Enhancement Plan retains commercial zon- tial events, Performing Arts Center, and Cal
ing for much of district; in some places, the Poly, among many other amenities. It would,
plan increases flexibility among the allowed accordingly, be a popular site for "conven-
and conditionally allowed uses. Clearly,then, tion"—type meetings,probably atthe regional
this already viable commercial area can be and Statewide level.
expected to remain so in the future if the basic
designations and regulatory framework are The CalTrons site appears approproate for
unchanged (or as with the Mid-Higuera En- this kind of use because of its size, location '
hancement Plan, made even more flexible). close to Downtown, access to the freeway,
REVENUE GENERATION proximity to the creek and proposed parks,
bikeways and walking paths, visibility, and '
One objective of the Plan is to increase rev- historic and environmental qualities. If a con-
enues to the City. It should be noted, how- vention center were eventually built there,
ever, that this commercial district is relatively tourism in San Luis Obispo would increase, '
small, especially compared to the nearby and revenues to the City from sales and bed
Downtown and Madonna Road retail areas. taxes would rise, too. A successful visitor-
Thus,changes in this small area are not likely serving use and/or conference center would '
to significantly impact the City's overall fis- surely have a fiscal benefit for the City.
cal position. More importantly,the commer-
cial area is already largely built out and al- Although the viability of this kind of facility '
ready includes several significant retail busi- appears reasonable to expect,detailed fea-
nesses.Therefore,the change in sales tax rev- sibility studies would be important prior to
enues attributable to new businesses in the undertaking such a project. Those studies
plan area will likely be relatively modest, at will be more meaningful when important '
least in the short term.. variables such as the proposed size and
ownership are clearer. Of course, proceed-
One major land use revision is there-desig- ing with this concept is contingent on Cal- ,
nation of the CalTrans property south of Trans relocating its offices, shops and yard
Madonna Road to visitor-searing commercial. elsewhere. In 2000, CalTrans began a fea-
The idea is-to provide a "convention center" sibility study to evoluate.relocation options. '
59
' Mid-Higuera Street E:..nhance ment Plan
SUMMARY OF IMPLEMENTATION MEASURES
Ensure new development conforms with the plan.
• Amend the General Plan Land Use :map to change the CalTrans
' property from Public to Tourist-Commercial.
• Rezone the properties within the Enhancement District as shown in
Figure 18.
' • Clarify that.Zoning Regulations section 17.16.025 (G) (2) (b) allows
combined walkways-bikeways in the creek setback, or grant an ex=
ception to allow compatible public receational bikeways.
• Place an MU -Mixed Use overlay on the Mid-Higuera Enhancement
area, pursuant to Chapter 17.55 of the.Zoning Regulations.
• Incorporate or reference the Mid-Higuera Enhancement Plan De-
sign Guidelines in the Architectural Review Commission's citywide
' architectural guidelines and procedures.
' • Program into the City's Capital Improvement Plan the land purchases
and public improvements described in the Mid=Higuera Enhance-
ment Plan.
' • Complete the Phase.2 Waterways Management Program and plan
for its implementation to help mitigate flood hazards.
' Encourage the relocation of the CalTrans offices, shop and yard.
' • Work with PG&E to acquire and/or improve the abandoned substa-
tion for public parking use.
' • Facilitate meetings with the property-owners, Housing Authority or
other housing.providers regarding'redevelopment of the Village Park
mobilehome site.
' • Adjustthe;City:s street tree list to include the species recommended
' in the Design Guidelines.
60
' Mid-Higum Street :' I
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' Mid-Hipera Strect
1
1
1
Mid Higuera Street
I
Enhancement Plan
1
�`
Desi n Guidelines
1
1
1
t
1
i
i
64
i
Mid-Higuera Street i::dhatrif-:,em m Plan
DESIGN GUIDELINES
1. NEW DEVELOPMENT AND PROPERTY RENOVATIONS
Introduction
The objective of these design guidelines is to create a "main street" architectural character along
I Higuera Street which reflects some aspects of Downtown San Luis Obispo but does not duplicate it.
Downtown elements like pedestrian-oriented building scale and location, varied storefronts and
displays, street trees and other amenities to create a pedestrian-friendly environment are encour-
aged. Landscape medians are planned along Higuera Street to beautify the street corridor. Parking
lots are generally to be located to the side or rear of buildings to screen and de-emphasize automo-
biles and encourage walking and bicycling. These and other tools for enhancing the district's
' appearance are described below. The guidelines 811061
apply to new development and remodels in this
district. They address site planning, architectural
treatments, pedestrian and auto access, parking e
areas,signs, lighting, and landscaping and are part Building
of the City's architectural guidelines.
Building
A. SITE PLANNING AND DESIGN
' Site planning refers to the arrangement of build 1 1 Ing
ings and parking and circulation areas,the size W�Pedestrian connections
of pedestrian spaces and landscaping,and how
these features relate to each other. Figure 35. Building-parking relationship
1. Parking Areas
' a. Parking areas should be located to the rear
or between buildings, as shown in Figure
35.
<IQ a
b. For service-commercial uses, parking may
be located along the street frontage pro- ®H'
vided it is well landscaped and screened ~
from the.street with a 3 ft.tall wall or shrubs.
c. Parking lots should have a landscape 1,
' planter every six parking spaces. A 5-feet
wide or wider planted area should sepa- -
rate the parking lotfrom an adjacent street.
d. Along Higuera Street, new parking lots shall be located to the rear of businesses and acces-
sible from adjacent streets and/or common driveways. At least ten percent of
parking lot areas shall be landscaped.
65
1
i
Mid-HigucraStrcct
---�t 2. Pedestrian Areas
a. Crosswalks should be provided along Higuera Street,
z
Vim_ with public access to rear parking lots via courtyards or I
�e arcades.
;J b. Buildings should be sited close to, and oriented toward
the street, with merchandise displays where appropriate.
c. Clear glass is recommended at street level to create
pedestrian interest. I
d. Pedestrian linkages should be provided within the project
to other commercial projects and adjacent neighborhoods. '
e. Porticoes, arcades, roof overhangs, awnings and signage should be used at entries to
help orient pedestrians.
f. Each project is encouraged to have its own architectural identity, yet the site plan must work '
with adjacent properties to provide safe vehicle and pedestrian circulation.
3. Utility Areas
a. Locate noise- and/or odor-producing uses away from pedestrian and residential areas.
Utility areas should be grouped, screened and designed similar to the main structure.
b. Service, delivery storage, utility, and trash areas should be integrated into the project design and
screened from public view with structural enclosures or landscaping.
4. Development within the 100-year '
Floodplain
a. In general, new buildings within a 1 00-year flood
zone should not cover more lot area than the
development it replaces, unless the City Engineer
determines that the proposed floor area will not
increase flood hazards, consistent with cit
Y ra < <
standards.
Bianchi Lane Bridge, looking
west r"
Y
b. For projects between Higuera Street and the creek, applicants and their site designers should
meet with the City Engineer early in the process. Site plans in this area should incorporate '
unimpeded flood water drainage routes from Higuera Street to the creek. Such drainage
routes should not be blocked by berms, solid fencing, or other features which would block
drainage flows. or include landscaping so dense that it will catch and hold debris. '
66
Mid-HigueraStreet
B. ARCHITECTURAL DESIGN
These guidelines promote the existing eclectic mix of
' building styles and do not mandate any particular style.
In general, new development should emphasize historic
architectural forms and materials, not corporate
' architectural styles. These guidelines encourage
well-designed forms and treatments of building walls,
windows, doors, architectural details and colors and
' materials. r7!! -_-
Example of entry,
base and roof line variation
' 1. Form, Massing and Orientation
a. All sides of buildings should have detailed
' articulation and should be designed to a level
appropriate to their public visibility.
b. Large buildings should incorporate changes in
vertical and horizontal planes to avoid a box-
like appearance. Incorporate vertical elements
' to create multiple "bays" giving the
appearance of several smaller buildings. Example of trellis use
c. Each building should have a recognizable
' base, roofline, and entry.
d. Articulated storefronts, rather than blank walls,
should face public streets and pedestrian spaces. Reveals, cornice treatments, pilasters,
' exterior material changes, arcades, trellises, and awnings can be used to help
articulate otherwise plain building facades.
e. Doors, windows, and openings should be used to add visual interest to the wall
' plane.
f. Along Higuera Street, buildings should generally not exceed two-stories at the street,
and be designed so that upper floors are "stepped" or otherwise designed to preserve
' views of Cerro San Luis and maintain pedestrian scale at the street.
g. Architectural-grade, decorative lighting should be used at or near pedestrian entries
and to illuminate wall or projecting signs and to accentuate building form and details.
1
it 2
also
' 67
Mid-Higuera Street i : .... PI;Ji
2. Roofs
a. Multiform roofs, such as gable and shed roof combinations, are encouraged to create
an interesting roof line and lessen the
building's apparent mass and height.
b. Roof materials and colors are important
aspects of the overall building design.
Materials and colors should complement
the building's architecture style.
c. Appropriate materials for pitched roofs in-
clude, but are not limited to, clay or inte-
grally colored tile, metal, concrete tile, or
architectural dimensional composition '
shingle.
d. Discouraged materials include brightly colored roofing tiles, corrugated fiberglass or
unfinished metal panel roofing and highly reflective roofing. '
e. Parapet roofs should include elements such as parapet caps, projecting cornices, and
cornice details or variety in shape and pitch to provide architectural interest.
f. Roof-mounted equipment should be screened so as to not be visible from public areas at
the ground level. Flat roofs should be well articulated with parapets, pitched facades,
and architectural elements.
3. Walls / Facades '
a. Utilize reveal patterns, changes in materials, building pop-outs, columns, pilasters, and '
recessed areas to create shadow patterns and depth on the wall surfaces.
b. Architectural details should be used to enhance buildings and adjacent pedestrian spaces
by adding color, shadows, and interesting forms. Ornamental tile, built-up stucco relief,
and special molding are a few of the recommended treatments.
c. Emphasize windows, trellises, arcades, roof overhangs, recessed or projected stories,
columns, balconies, wainscots, and awnings.
d. Materials and colors should be consistent with the desired architectural style and build-
ing character.
It•:. . ■Accent Color in Tile =
■ Light Base Color
�+it 1� J_� a ■ ■Accent Color in Awning
Accent Color in Boors and Windows
t
Example of wall treatments ,
68 '
1
1 Mid-Higucra Strcct Enhanceinem Plan
1 4. Windows, Doors, and Storefronts
1 Well-designed storefronts use windows, doors, wall articulation, colors, and materials to cre-
ate a sense of entry interest and pedestrian scale.
1 a. Window type,shape, and proportion should reinforce the building's architectural style.
b. Doors and windows must be coordinated with each other and should have high quality
molding and framing.
1 c. Awnings with imprinted signage is encouraged. Lettering style and size should be in
scale with the awning.
d. Awnings should be regularly maintained and kept free from tears, fading, and stains.
1 5. Respect for Views
1 Cerro San Luis is a scenic and visually prominent focal point. Northbound Higuera Street
traffic can generally view the peak over the tops of Highway 101, trees and mostly single-story
buildings. As new buildings are built, they should be designed to preserve views of Cerro San
1 Luis from Higuera Street. As shown below, upper floors should generally be setback from the
street to avoid blocking views, or buildings otherwise designed to maintain and enhance
views.
iyY.n I y
rs
r
s ' J
C. FaSade Renovation Potential
' Facade improvements can make a dramatic difference in the attractiveness and desirability of
a property. Historic area features should be preserved, or restored. The following design
examples are presented to illustrate the potential for renovating building facades within the
1 district and should not to be interpreted as the only design solution for renovating a particular
building.
69
Figure 36
Potential Improvements
1 . "Fifties- Style" Commercial on Higuera Street
BEFORE
S• _ sem-. .r
r
Maintain . . . AFTER Neon sign typical
with accent of style
.. detail
. . . accent
Maintain slanted Limit area of temporary — Enhance entry with
��/Jf/% •ff rl�l/'.}/ /f��JF�r.�y���r�h<�j�/���'%i�y�.i: � %'s° ti �r�
■f/ts � �iiii I �;
windows
Mid-HigucraStrcct Enfiarlcr:ncn� Plaut
' Figure 37
Potential Improvements
' 2. Weber's Bread Store
BEFORE
,
r
1
t AFTER
Replace sign with painted logo on
Add divided light window to the wall, repaint& repair fa4ade
match other windows
.4 Add awnings over windows
. Its and doorway to create
relief on fa4ade
r rte .
Point fascia trim and rollup
' Add planter at sidewalk to buffer door panels with dark green Add planters to enhance
parking area from sidewalk for details windows and add detail
1
' 71
Mid-Higuera Street
Figure 38
3. Potential Improvements - A. Savers Wholesale Co.
BEFORE
r --
AFTER
Add sign with —
•.. . . - .
historic style Repair roo
.h y'4 i'� �•G.. Y
iI� q.1sC�
cornice
Add iron coach lighting
....5Add--file . wainscot
Retain recessed entry and Enlarge window area
Tile entry floor replace with multipane and replace with multi-
windows & door pane windows
k:�OU���72
.,�
Mid-Higuera Strcct
' D. Pedestrian Spaces and Circulation
Attractive pedestrian spaces are encouraged. These include sidewalks, pathways, courtyards,
patios, plazas, seating areas, landscaping and other amenities adjacent to the building entry or
fagade. Including these features in new and renovated property can dramatically improve the
' appearance of the area and attract more shoppers.
1 . Pedestrian spaces should have detailed and well-defined
' paving design. Materials may include concrete or brick
pavers,tile,scored,colored and textured concrete, or flag-
stone.
' 2. Provide breaks in low walls and planters to provide for
pedestrian circulation and to allow flood flows to return to M-IN
the creek.
3. Provide sidewalks and pathways to and from streets and
parking lots, buildings, and other public spaces. These
should be enhanced with lighting, planting, benches,foun-
tains, public art, trellises and textured paving. Use these
elements as focal points along pedestrian spaces.
tE. Landscape, Public Art, and Site Furnishings
Attractively designed sites will help beautify and revitalize build-
ing frontages and the overall appearance of the Higuera,Walker, Pismo, and Parker Street areas.
Landscaping, public art, and site furnishings should be included with new development. Site fur-
nishings could include sculpture,fountains, murals, benches, lighting fixtures, decorative banners,
trashcans, and moveable pots or planters. The theme of the public art could commemorate
historic events or people of the district.
' 1 . Vines, espaliers, and potted plants are excellent elements for providing texture to walls,
columns, and posts, "softening" large wall areas, and discouraging graffitti.
' 2. Planting should be used to soften or screen parkMime
-
ing, trash, and service areas.
3. Flowering trees and colorful planting should be
used to accent vehicular and pedestrian entries.
4. Use drought- and wind-tolerant planting where
possible.
t 5. Use a variety of tree types, sizes and forms. -�'-
6. Deciduous and evergreen trees should be used
to provide a variety of texture, color, and form
' in planting areas.
r
73
r
Mid-Higuera Street Plan
7. Tree grates will both allow water into and protect the tree root area but also provide walking
surface where the sidewalk is narrow in older established
areas. These grates may be a simple concrete style as
shown in Figure 41, or if funding allows, a more ornate
cast iron style with to complement other street furnishings. 1
8. Planters with low walls behind them should be used to
screen parking and service areas from the street.
9. Site furniture and light fixtures should follow the some '
design concepts as the major structures on the site.
10.Public artshould be provided in City open space s, parks
and in pedestrian areas. Wall murals are also encour-
aged. Plaques commemorating historic events could -*
:Y
be incorporated into street furniture, or as wall signs.
An opportunity exists for recreating the "Gateway to
Downtown" arch that once existed along Higuera Street
near Madonna Road, or to create a "historic walk" with '
posts denoting historic places, events, or personalities
in the area, either along Higuera Street or along the future creek trail corridor. Public art
may be incorporated into the new mini-plaza at the Pacific / Higuera intersection. '
F. Parking
Properly designed and landscaped parking lots will
tg enhance the urban environment by providing shade
and greenery, as well as convenient access for shop-
pers an
a
d visitors.s tors. Parking lot entrances should be
m, well defined with landscaping. They should be shared
by adjacent properties where possible to minimize
- {; the number of driveways onto Higuera Street. '
1 . Parking lots should be landscaped with trees and
shrubs to provide shade and soften the impact of
large expanses of paving. Trees with large canopies
are encouraged.
2. Pedestrian ways should be incorporated in parking lots where possible, using accented
paving, trellises, and lighting.
3. Parking lots should be attractively and appropriately lit for safety. Light standards should be
in keeping with pedestrian-scale (16-feet tall or less,from finished grade to the light fixture),
and light poles and fixtures shall be shielded to prevent glare across property lines or
skyward. ,
74 '
1
Mid-Higuera Street
G. Signs
When signs are integrated into the building design, they contribute to the quality and ambi-
ance of the commercial complex or streetscape. These guidelines are intended to balance
the legitimate identification or signage needs of businesses
with the need to beautify the district and prevent visual
clutter.
1 . These guidelines are intended to supplement the City's
Sign Regulations.
a. Signs should be integrated into the building de-
sign, complement the architecture, and be com-
patible with the building colors and materials. w
b. Signs may be painted on the building.
c. Signs should not protrude above the roof line, fas-
cia, eave, or be located on the rooftop.
2. Handcrafted,wall-mounted, and hanging signs are en-
couraged to be unique to the business and to convey
a business's image.
a. Specially designed logos, symbols, and icons add
individuality to businesses and are encouraged.
t 3. Window signs should be grouped to minimize block-
ing views into business.
' Projecting Wall Sign
4. Small-scale kiosks and information booths are encouraged and should be located in
pedestrian gathering areas near parking lots or along walkways.
' 5. Internally-illuminated cabinet signs are discouraged and shall require Architectural Review
Commission approval.
' H. Site and Building Lighting
These guidelines apply to on-site lighting and not street lighting,which is discussed separately
' under Streetscape Improvements. Effective lighting will provide safety for vehicles and pedes-
trians, advertisement and security for businesses. Light types may include pole lights, spot-
lighting, wall-mounted lights, landscape lighting, and sconce lighting.
' 1 . New development that is adjacent to residential neighborhoods should be particularly
careful to avoid bright lighting and glare.
' 2. Spot lighting should be shielded from neighboring properties and directed at a specific
object or target, such as an entry.
1
1
75
Mid-Higuera Street
3. Light fixtures should be de-
signed or selected to be archi-
tecturally compatible with the
MwJAM
main structures on a site. OK
F31J►N v _.
4. Wall-mounted lighting should �r � 4, ia ,,Sddu'iche5 t�
be positioned no higher than 10
feet from ground level and
should be directed downward to '
reduce glare.
5. Pedestrian light poles along �+
pathways and sidewalks should '
be 10 to 16 feet high.
b. The overall height of parking lot
light standards should not ex-
ceed 16 feet from ground to the light fixture, and should reflect the architectural character
of the project.
7. Industrial-style wallpack lighting and unshielded area lights are prohibited.
76
Mid-Higuera Street E°`"zIIKirIc' 1'121'31 Plaii
' 11. PUBLIC IMPROVEMENTS
Introduction
Public improvements that are incorporated into the public right-of.-way complement and enhance
surrounding development. Such improvement typically include street furniture, plantings and street
trees, sidewalk and pedestrian amenities, and light fixtures.
The "streetscape," the visual corridor including the street, sidewalks, parkways, street trees, and
other features in the right-of-way, acts as a unifying element for the project area by creating a
I consistent visual link through the area. Streetscape improvements are often implemented as a
cooperative effort between the City and private development. The proposed improvements will
occur as street widening, street realignment, and property redevelopment occur within the area,
and should include undergrounding the overhead utilities. The suggested treatments may also be
implemented when driveways onto Higuera are reconfigured as necessary to accommodate new
development or redevelopment
A. Street Furnishings
1 Benches will be of the general style as seen in '
' the examples and will be provided in City I
projects and as organizations and businesses
fund them. They will be located on every block
tand sited so as not ,f,
to block pedes-
trian circulation.
2. Trash and
recycling recep-
tacles should
complement the bench style and may be combined with the
benches and or street lighting, and should be located on
every block.
3. Light fixtures should have a historic character, similar
to the one shown in Figure 39, and be of an appropriate scale
for the area of use. The taller style (25'-30') will be used at
intersections, while the shorter style (16' recommended) will
be used along public sidewalks.
' Figure 39 4. In areas of high pedestrian traffic volumes, ornamen-
Decorative streetlight tal tree guards that complement the bench and trash recep-
tacles should be used.
77 '
Mid-Higuera Street
Loncrefe pavers,5'x S'
in creamArown,and
Figure 40, Crosswalk Detail course gray on diagonal I
3 :
B. Crosswalks r
1 . Contrasting crosswalks are proposed at key Concrete header in
intersections along Higuera Street, as well nafural eonerete color.
secured every Ia.
as main intersections on Parker and the ex-
tension of Brook Street, as shown in Figure
40. These should be of colored avers with X�! IL
40. t
contrasting concrete headers to enhance their _1�>(j• .
appearance and pedestrian safety.
ApA access slope
C. Landscaping in sidewalk
1. Street trees should be provided along the public sidewalk, to meet city standards. The ,
variety should provide shade while allowing visibility to the storefronts and minimizing or-
ganic litter. A species different from those utilized downtown may be chosen. Suggested
trees that will provide the canopy spread needed for the arterial streets include Quercus
Virgianiana, Raywood Ash, Chinese Pistache, and
London Plane. (Some of these are not on the 2000
_ „ > City approved street tree list, which may need to be
revised, accordingly).
2.Medians: Street trees should be provided within
= -- _ the landscaped medians to buffer the wide expanse
of the street. Median trees should not interfere with
traveler visibility or truck traffic. The groundcover should be drought tolerant and provide
seasonal color or textural interest but should not grow to obstruct views for motorists. '
3. Boxed and tub plant containers should also be used to enhance sidewalks, plazas, building
entries, or courtyards. The style should complement the street furniture .
4. Tree grates should be used to provide texture in the sidewalk. Either a 3'wide concrete acid-
etched grate and paver band detail, as shown in Figure 41 or cast iron type grate should be
used.
I F1i
` TREE GRATE DETAIL '
Granite Paver
Figure 41
Tree grate detail '.
t -- N Medium Sandblast
Concrete Tree Grate
_ , '.� d"..�� •1 y;:•`' - Tan Col '
ored Tile
78
t
i
Mid-Higucra Street E'1fluinc�-men, i'lz:r,
ID. Planned Street Improvements
The following streetscape views are provided to illustrate the positive impact that the planned
Iimprovements will have on an otherwise plain street environment.
BEFORE
w
' Figure 42: View looking south on Higuera Street at Marsh Street
AFTER
A:
79
Mid-Higuera Street [:'.ral.a is zt)at�.: I'Ltti '
1
Planned Improvements ,
1 . Higuera Street
a. Planted center median with new street trees
b. Underground utilities
c. Expand City open space/habitat restoration area to the western corner
d. Add contrasting colored/textured crosswalks
e. Install new street lighting, trees and street furniture.
f. Realign Bianchi Lane with High Street I
g. Install left turn pocket at Bridge Street
h. Close Walker Street at Higuera and construct pedestrian plaza
2. Parker Street 1
a. Underground utilities
b. Add sidewalk to both sides of the street 1
c. Add new street lights with historic character
d. Add planters next to buildings to improve street facades while maintaining nexessary
handicapped access '
e. Plant street trees per City standards
3. South Street 1
a. Widen South Street Between Parker and just south of Beebee Streets; install left turn pock-
ets.
4. Madonna Road '
a. Install landscape median with left turn pockets (with redevelopment of CalTrans property) t
b. Install sidwalk along south side of street
5. Brook Street
a. Relocate church out of right-of-way.
b. Extend street as a residential cul-de-sac (with redevelopment of CalTrans property)
10
' Mid-Hipera Street Pian
' Figure 43: View looking northwest on Parker Street at South Street
' BEFORE
1
AFTER
y1
81
1
Mid-Higuera Street l"nhancemem 4 Lin
i
BIBLIOGRAPHY / SOURCES
City of San Luis Obispo Bicycle Transportation Plan, October 1993.
City of San Luis Obispo Circulation Element,November 1994. '
City of San Luis Obispo Flood Damage Prevention Regulations(Ord. #1259), 1994. '
City of San Luis Obispo Flood Management Policy(Resolution 5738), 1983.
City of San Luis Obispo General Plan Land Use Element; July 1996.
City of San Luis Obispo Housing Element, September 1994.
City of San Luis Obispo Mid-Higuera Enhancement Plan, Background Report& Special Studies,
November, 1999.
City of San Luis Obispo Noise Element, May 1996.
City of San Luis Obispo Zoning Regulations, February 21, 1997. ,
The Day the Rains Came: January 18, 1973. San Luis Obispo,California: Mrs.LaVerne Schneider
for the Environmental Center of San Luis Obispo County, 1973. '
Flood Control and Drainage Master Plan for the San Luis Obispo Creek Watershed,Nolte, 1977.
Flood Insurance Rate Map(FEMA).
Flood Plain Information San Luis Obispo Creek, U.S.Army Corps of Engineers, 1974. '
Gebhard, David,and Laren Weiss. Architectural/Historical Survey of Higuera Street: From Marsh
Street to Madonna Road. Santa Barbara,California: August, 1979.
Harth, Stan, Liz Krieger, and Dan Krieger. War Comes to the Middle Kingdom Volume 1• 1939- ,
1942. San Luis Obispo, California: EZ Nature Books, 1991.
Sinsheimer Collection, Robert E. Kennedy Library, Cal Poly, San Luis Obispo.
Stream Corridor Management Plan for San Luis Obispo Creek, 1997. '
Survey Report for Flood Control and Related Purposes, U.S.Army Corps of Engineers, 1986.
Tigner, J.H. Souvenir. Published in the Interest of the Relief Fund of the San Luis Obispo Fire
Department. Los Angeles, California: J.H. Tigner, 1904.
' Mid-Higuera Street E.'A ancC ntm 111m
' RESOLUTION NO. 1965 (2001 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING THE MID-
' HIGUERA STREET ENHANCEMENT PLAN
WHEREAS, the Cultural Heritage Committee, Planning Commission, Parks and Recreation Commission,
' Bicycle Advisory Committee, and the Architectural Review Commission have held public hearings on the Draft
Mid-Higuera Street Enhancement Plan; and
' WHEREAS, after reviewing the Draft Plan and considering public testimony, these advisory bodies rec-
ommended various changes and additions to the Draft Plan regarding flood hazard reduction, creeks, historic
preservation, transportation and circulation, land use,and aesthetics and where feasible and appropriate,the changes
' have been incorporated into the Draft Plan; and
WHEREAS, the Director of Community Development issued a mitigated negative declaration of environ-
mental impact, pursuant to provisions of the California Environmental Quality Act(CEQA) and based on an initial
' environmental study (ER 39-98) which was prepared and circulated for the required public review period; and
WHEREAS, in consideration of public testimony, advisory body recommendations, staff.analysis, and its
town deliberations, the City Council has determined that the Mid-Higuera Street Enhancement Plan is necessary to
implement General Plan policies and programs designed to reduce flood hazards, improve compatibility of adjacent
' land uses, preserve historic resources, encourage alternative transportation modes, establish architectural guide-
lines, secure necessary public improvements for a designated `Optional Use and Special Design Area", improve
public access to parks and open space, improve the safety and appearance of streets and public areas, and enhance
the economic vitality of the Mid-Higuera Street area.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
' SECTION 1. Findings.
1. The Mid-Higuera Street Enhancement Plan conforms with the General Plan, the Bicycle Transportation Plan,
and the City's Historic Preservation Program Guidelines intended to preserve historic resources..
2. The Mid-Higuera Street Enhancement Plan implements specific General Plan policies regarding land use,
83
1
Mid-Higuera Street Enhancemetit Elan '
Resolution No. 1965 (2001 Series)
Page 2
circulation, housing, flood hazard prevention, recreation and open space preservation, including the following '
policies (numbers refer to San Luis Obispo General Plan Digest policies); LU 3.1.4 (Mid-Higuera Enhance-
ment), LU 3.4.2 (Tourist-Commercial), LU 3.7 (Mixed Uses), LU 4.5 (Walking Environment), LU 6.1.1 '
(Open Space), LU 6.4.3 (Flood Hazard Reduction), LU 6.4.6 (Creek Setbacks), LU 6.6. (Community Heri-
tage), LU 8.5 (Mid-Higuera Area), H5.2.2 (Mixed Use), H 6.2.2 (Housing above Commercial), H 3.2.2
(Housing Conservation), Cl 3.3 (Bikeways), CI 4.5 (Pedestrian Crossings), and Cl 7.4 (Driveway Access).
3. The Mid-Higuera Street Enhancement Plan is an "Area Plan", intended to carry out policies and programs of '
the General Plan and to guide public and private development, public improvements, and capital improvement
programming within the District as defined by the Plan. '
SECTION 2. Environmental Determination (ER 39-98). The City Council has considered the environmental
determination for the Mid-Higuera Street Enhancement Plan and hereby approves a mitigated negative declaration
of environmental impact, pursuant to the California Environmental QualityAct.
SECTION 3. General Plan Amendment. The General Plan is hereby amended as shown in Exhibit A.
SECTION 4. Creek Setback Exception. A reduced creek setback of variable width to allow construction of a
Class 1 bikeway along San Luis Obispo Creek between Marsh and Madonna Road as shown in the Mid-Higuera
Street Enhancement Plan is hereby approved, based on the following findings:
A. The proposed setback exception implements General Plan policies for recreational uses within open space
and conservation areas (OS 12.1.2, OS 12.2.1c)
B. The bikeway's location and design will minimize impacts to scenic resources, water quality, and riparian '
habitat; and
C. The exception will not limit the city's design options for providing flood control measures that are needed
to achieve adopted city flood policies; and '
D. The exception will not prevent the implementation of city-adopted plans, nor increase the adverse environ-
mental effects of implementing such plans; and
E. There are circumstances applying to the site, such as size, shape or topography, which do not apply '
generally to land in the vicinity with the same zoning, that would deprive the property of privileges enjoyed
by other property in the vicinity with the same zoning; and
F. The exception will not constitute a grant of special privilege, an entitlement inconsistent with the limitations
upon other properties in the vicinity with the same zoning; and ,
G. The exception will not be detrimental to the public welfare or injurious to other property in the area of the
project or downstream; and
H. Site development cannot be accomplished with a redesign of the project; and
1. Redesign of the project would deny the property owner reasonable use of the property. ("Reasonable use of
the property" in the case of new development may include less development than indicated by zoning
Resolution No. 1965 (2001 Series)
Page 3 ,
the case of additional development on an already developed site, "reasonable development" may mean that
no additional development is reasonable considering site constraints and the existing development's scale, ,
design, or density.)
SECTION 5. Pian Adoption. The City Council Hearing Draft Mid-Higuera Street Enhancement Plan is hereby
adopted as an area plan guiding public and private land use and improvements within the area identified in the Plan
as the "Mid-Higuera Street Enhancement District."
84
Mid-Higuera Street Plain
SECTION 6. Implementation. To implement the Mid-Higuera Street Enhancement Plan,the City Council hereby
' directs that:
A. The Community Development Director shall initiate rezoning of the area as shown on Page 33 of the
' Council Hearing Draft Plan.
B. The urban design and architectural guidelines are hereby adopted for the Mid-Higuera District. Public and
private development projects shall be consistent with the provisions of the Plan.
' C. City Departments shall implement the Mid-Higuera Street Enhancement Plan through their design and
development of capital improvement programs, operating programs, and in developing budgeting and
grant requests.
SECTION 7. Amendments. The Mid-Higuera Street Enhancement Plan may be amended by the City Council at
any time. Citizens, the Planning Commission or the City Council, may initiate such changes. The Plan may be
amended as often as needed, subject to the same procedures set forth by the City Council for amending specific
plans.
Upon motion of Vice Mayor Ewan, seconded by Council Member Schwartz, and on the following roll call
vote:
AYES: Council members Marx,.Schwartz and Vice Mayor Ewan
' NOES: Council members Mulholland and Mayor Settle
1 ABSENT: None
85
Mid-Higucra Strect F'rdiemc emc w Plan
Resolution No. 196 (2001 Series) '
Page 4
The foregoing resolution was adopted this 20th day of March 2001.
Mayor Allen Se e
ATTEST:
Lee Mice, Oty Clerk
APPROVED AS TO FORM:
Jf1j..J gens ,Ci Attomey
86 '
Mid-Higuera Street Enhancement Plan
Resolution No. 1965 (2001 Series)
EXHIBIT A
I
sr1 -4on No. 9165 (2001 Series
lAA
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• ! Proposed General Plan Designations
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• ! ® Park
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• • +_---' Services and Manufactudn! 0 9
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