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HomeMy WebLinkAbout03/07/1989, 1 - CONSIDERATION OF THE PD ORDINANCE AND THE PRELIMINARY DEVELOPMENT PLAN FOR A 5-STORY, MIXED-USE COM Wfllllll��llGjjllllll "J f MffTING DATE �ie�Il� III�I lu Cl O Shc'1 LUIS OBlSpO _ _ COUNCIL AGENDA REPORT MEMNUMBER: FROM: Michael Multari, Community Development Director; Prepared By: Jeff Hoo SUBJECT: / Consideration of the PD ordinance and the preliminary development plan for a 5-story, mixed-use commercial project known as Court Street Center. CAO RECOMMENDATION Introduce to print the attached ordinance which: 1) certifies the project EIR, 2) amends the zoning map as requested, and 3) approves the preliminary PD plan subject to the recommended findings and conditions. BACKGROUND On February 21st, the council voted unanimously to certify the project's final EIR and to rezone the site from C-C-H to C-C-H-PD. On a 4:1 vote (Councilmember Pinard dissenting), the council continued the preliminary development plan to the March 7th meeting, with direction to amend several conditions, and to report back on the feasibility of offsite parking. These items are returning to council as a package for action on the PD ordinance and preliminary development plan. Staff has revised the PD conditions per council direction; and explored the feasibility of off-site parking in greater detail. On July 5, 1988 the City Council voted 4-1 (Councilwoman Pinard voting no) to endorse the project's preliminary design and use program, extend the Exclusive Negotiations Agreement with the developer, and to authorize staff to proceed with environmental studies and preliminary negotiations. At its February 8th meeting, the Planning Commission took two actions: it recommended council certification of the Final EIR on a 5-1 vote (Commr. Gerety dissenting); and recommended on a 4-2 vote (Commrs. Gerety and Schmidt dissenting) that the council certify the final EIR, rezone the site to C-C-H-PD, and approve the preliminary plan. At its December 19, 1988 meeting the Architectural Review Commission supported the design concept, including building scale, massing, and height; and requested restudy of several important areas (discussed further below). SIGNIFICANT IMPACTS The project's final EIR summarizes potential adverse impacts and includes mitigation measures in Table 1.1-1, beginning on page 1-4 of the EIR. It concludes that the project would have significant impacts, and that mitigation measures were available to reduce most of the impacts below significant levels. It also concludes that certain. impacts cannot be entirely mitigated. These are: downtown parking supply/demand, sunlight and view blockage for properties along the west side of Court Street, potential disturbance of the undercity creek culvert, demand on fire protection services, and temporary construction noise. It also notes that cumulative 'traf f ic noise along Monterey Street is likely with or without the proposed project, and is not a project related impact. CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION In 1984 the Cit Council initiated a y program leading to the eventual redevelopment of this key downtown lot. The city was under no obligation then, nor is it now, to lease, sell, or develop the site. There is no specific deadline for acting on the request; however, if the city postpones action on the request indefinitely, the current project / may be significantly delayed or may become infeasible. city of san tugs ompo Hi;% COUNCIL AGENDA REPORT Staff Report Page 2 Situation Interwest Investment Group has requested PD rezoning of a downtown site for a five-story commercial project. The proposed mixed-use project, known as the Court Street Center, is proposed on a 2/3 acre, city-owned lot bordered by Court, Osos, Higuera, and Monterey Streets. The applicant has requested PD rezoning to allow a 78 foot tall building where 60 feet (50 feet plus 10 feet for steeples, equipment and similar projections) is normally allowed. The project is of considerable importance to the city, and as such, has required extensive study and hearings. Before construction could begin, these additional public hearings will be necessary: 1) Cultural Heritage Committee evaluation; 2) Architectural Review Commission approval; 3) Partial Court Street abandonment; 4) Planning Commission and City Council approval of the precise PD plan; and 5) Council approval of a ground lease between the City and the Developer. Pertinent Data Project Address: 999 Monterey Street Applicant: Interwest Investment Group, Inc. Property Owner: City of San Luis Obispo Zoning: C-C-H-PD pending General Plan: Central-Commercial, Historical Preservation Zone Environmental Status: Final EIR has been completed and distributed for public review. Summary The project's basic design and land use programs appear consistent with the Council's conceptual approval, the General Plan and Goals for Downtown, and with the city's objectives as outlined in the Court Street Center Request For Qualifications. Several issues, including exterior architectural treatement, Court Street and parking garage design details need further study and refinement; however with the revised conditions of approval, staff believes the key issues are sufficiently resolved to act on the preliminary PD plan. Additional information will be needed before the Council reviews the ground lease and precise PD plans: a retail management/marketing plan, updated financial information, revised parking garage plans, and an evaluation of the proposed lease by the city's economic consultant. Staff's recommended strategy is to determine if the preliminary PD plan is consistent with council objective's; and if it is, consider the proposed conditions and revise them as necessary to allow the applicant to proceed with detailed architectural design and financial planning. This approach will help establish performance standards for the project, and provide direction to the applicant and staff. Council-initiated Chances At the last hearing, councilmembers took two of three actions necessary to proceed with the project; however formal action on the PD ordinance was not taken. The preliminary development plan was continued to allow changes to several conditions, and to clarify the feasibility of off-site parking. �� ������►�►►ii�►illiflllli ��pl MY Of San tins OBISPO -8i;S COUNCIL AGENDA REPORT L1 Staff Report Page 3 With regard to the conditions, council concerns focused on Osos Street widening, offsite parking, Court Street loading and delivery, provision of public restrooms, public access to office level balconies, placement of mast arms on the building, and the need for council review of the final PD development plan. Changes to conditions are summarized below: -p. 1, condition 1: "Osos Street widening" deleted from final PD plan requirements. -p. 2, condition 6: Added "public art" and "public restrooms" to the amenities required in the building. -p. 2, condition 10: Deleted signal mast arms to be mounted on the building. -p. 4, condition 15: To increase the feasibility of offsite parking, deleted the requirement that it be within 500 feet of the project. -p. 5, condition 16: Deleted the requirement for Osos Street widening. -p. 5, condition 18: Delete "loading, and delivery" from Court Street design requirements. Most councilmembers felt Court Street should be used primarily as a pedestrian corridor, and wanted to see _ - loading and deliveries made from Higuera and Monterey Streets. Trash pick-up would continue to be from the south end of Court Street. -p. 9, condition 53: Deleted provision for loading and delivery hours in Court Street. -p. 9, condition 54: Modified to read "Precise development plan shall be submitted for Planning Commission and City Council review and approval prior to building permit issuance. -p. 9, condition 55: Modified to read "Public access to ("all" deleted) upper story open areas (eg. view decks and balconies) should be provided to the maximum extent practical; provisions for such public access shall be included in the precise plan and lease agreement." The ordinance has also been modified to reflect the council's previous action to certify the EIR and rezone the site to C-C-H-PD. The following mitigation measures on Table 1.1-1 (Exhibit C) are changed by reference: -p.1-6: Osos Street widening deleted due to concerns that it would not be effective, and may exacerbate traffic congestion by accomodating added truck traffic. -p.1-7: Existing trees may be replaced in-kind on another site if relocation determined to be horticulturally infeasible. city of san Luis osi spo COUNCIL AGENDA REPORT Staff Report Page 4 Offsite Parking At the previous hearing, councilmembers expressed preference for off-site parking instead of the proposed on-site parking. Traffic circulation, floodproofing, space efficiency, construction cost, potential effect on undercity culvert, and motorist convenience and safety were cited as possible problems with on-site parking. Staff and the applicant agree that off-site parking is desirable, but due to the time and cost involved in developing it, feel that a combined strategy of on- and off-site parking should be pursued. Staff believes that the above concerns can be resolved, and addressed in the precise plan to come back for council review. After meeting with the developers of the proposed Court Street Center and the French Pavillion, staff has concluded that: 1) on-site parking should be retained, and 2) an off-site parking facility cannot feasibly be included in Court Street Center at this time. The site accross Higuera Street is well located to serve Court Street Center and other downtown projects, and a multi-level parking facility appears physically possible at this location. Due to the complexity and cost of land acquisition, assembly, and financing, offsite parking will probably require participation by the city and other downtown property owners. The developer doesn't own or have a purchase option on the property. Hence, it is highly unlikely that off-site parking could be developed in the near term. The developer has pledged to actively pursue off-site parking, and has offered to "front the developmental expenses involved in preparing conceptual plans and conceptual agreements. Further, the developer expects that off-site parking could be ready within five years, provided the city actively participated in its development. The developer of French Pavillion has also expressed interest in this approach. If the council supports this approach, it should direct staff and the developer to initiate formal discussions with the parties involved, and return within six months for a council study session and additional council direction. The Court Street Center Request For Qualification outlined the city's expectations for for parking: The parking requirement may be met in several ways. These include providing the parking on-site, leasing or purchasing spaces off-site but within 500 feet of the use, or through participation in the city's downtown parking program." Staff believes that this flexible approach toward meeting parking requirements is the preferred strategy because: 1) Existing surface public parking is replaced on-site, concurrent with development; 2) Economic feasibility of the project is enhanced by providing some on-site parking; 3) The city receives almost one million dollars in in-lieu parking fees which can be used to develop off-site parking near the project; and 4) By including two levels of subterranean parking, the option for off-site parking is retained. However if it is not included with the project, on-site parking cannot be added later once the project's built. l- ���n,►�Hi�►IIIIpIIpn�u���lll city of san tuis osispo jam COUNCIL AGENDA REPORT Staff Report Page 5 City standards require 244 spaces for the project. The applicant still proposes at least 140 parking spaces onsite, with the balance of the requirement met through in-lieu parking fees, development of off-site parking or other measures equal in value to the required in-lieu fee contribution. The applicant still intends to pursue a joint use parking facility which could serve Court Street Center and other downtown uses. However it is not guaranteed, nor is it part of the proposal at this time. Preliminary study by Public Works and the applicant's parking consultant suggests that the offsite parking is feasible. Property acquisition, design, environmental study, and public review will probably require at least twelve months. In the interim, the applicant intends to proceed with on-site parking, retaining the option of:l) developing the off-site parking instead of on-site, if possible; and 2) developing off-site spaces in addition to on-site parking. Condition 15 lists five options for meeting parking requirements. This approach is consistent with the city's downtown parking regulations, and the Court Street Center RFQ. As a minimum, the applicant is expected to replace the existing public parking spaces by providing 118 public parking spaces on-site, and pay in-lieu parking fees for the other 244 spaces. Preliminary parking garage designs indicate that the actual number provided will be about 140 parking spaces. Historically, on-site parking has not been provided for most downtown buildings. This project exceeds city standards by providing on-site parking, and by including a transportation systems management program to encourage use of alternative transportation. The project will increase the net parking deficit downtown. Staff views this primarily as a policy question, involving several complex issues. Some key considerations include: A. The council has established downtown parking policies and Capital Improvement Program to balance parking needs with economic growth, and this project appears consistent with those policies; B. One public parking structure has been completed, and an additional structure is scheduled to be completed by late 1990. Should public parking continue to expand downtown to accommodate downtown infill and intensification; or should the city pursue a combination of parking strategies which also rely on peripheral parking facilities and alternative transportation. C. If downtown parking requirements or in-lieu fees are inadequate, they should be re-evaluated and if need be, revised to apply to all projects in the C-C zone. D. The project offers significant public benefits, including public open space, public art gallery, street and utility upgrades, parking, child care facilities, public art, landscaping and other pedestrian amenities. These amenities would not be economically feasible if the project were required to to provide all of its required parking on- or off-site. It is difficult to translate these community benefits into quantitative terms. In balance, staff believes these public benefits will enhance downtown, and outweigh the possible disadvantages of not providing more parking. ii��1�1iIIIVN111���� IIUIII City of San Wis OBISpo NiN COUNCIL AGENDA REPORT Staff Report Page 6 From the public's viewpoint, there may be an initial reluctance to use underground parking. It is new to San Luis Obispo, and must be properly designed, maintained, and staffed to resolve security and public safety concerns. Staff believes that the underground parking can be designed for public convenience and safety. Before the project can be built, the precise plan will need to show how this will be accomplished. Floodproofing, security measures, proper signage and lighting, and special management procedures will be necessary to assure safe operation of the parking facility. ALTERNATIVES 1. Adopt the attached ordinance which certifies the EIR, rezones the site as requested, and approves the preliminary PD plan, including on-site parking. Staff supports this action since it appears that the project is consistent with the city's objectives for the Court Street Site, and will allow architectural design, tenant marketing, and financial planning to proceed. This will not be a final approval action. Under the terms of the city's Exclusive Negotiations Agreement, either the City or the developer may withdraw from the project until a lease agreement is consummated. Lease negotiations have not yet begun, and a draft lease will come back for discussion and if determined appropriate, final council action. 2. Introduce the ordinance to print as above, but with on-site parking deleted. This action would allow widening of Court Street, and resolve concerns with security and floodproofing. Without the concurrent development of off-site parking nearby, this action may jeopardize the project's economic feasibility, and place even greater demands on downtown parking. 3. Continue the item with direction to staff and the applicant. The project is not subject to processing deadlines, and may be continued indefinitely or to a date certain. However due to the length of the review process, timely council action on the PD request is recommended. Indefinite continuance could pose financial hardship for the applicant, and could significantly delay or cancel this proposal. 3. Deny the proposed rezoning and preliminary plan. If the council determines that the project would adversely affect public health, safety, or welfare; or that it is inconsistent with the General Plan or other applicable city regulations or policies, it may either suggest modifications to resolve such conflicts, or it may deny the proposed PD. FISCAL IMPACTS Depending on the nature of the proposed ground lease agreement with the developer, the City could realize significant long-term fiscal benefits in terms of increased sales tax receipts, lease payments, and related revenues depending on the nature and degree of city equity participation. In committing the property for long-term ground lease and mixed-use commercial development, it loses the option of selling or redeveloping the lot for other public uses. II�n�►2city of san tuts ompo ON COUNCIL AGENDA REPORT Staff Report Page 7 Ground lease negotiations would begin after the project design and amenities are fixed through PD approval. A detailed pro forma, documenting the project's fiscal implications for the city, would be required prior to final city action on the lease. Council lease negotiations would involve future study sessions, and lease approval would require separate council hearings and final action. CONCURRENCES Public Works, Police, Fire and the City Attorney have reviewed the project, and their concerns and requirements are addressed in the recommended conditions. RECOMMENDATION Introduce to print the attached ordinance, Exhibit "A", which: 1) certifies the Final EIR; 2) amends the zoning map from C-C-H to C-C-H-PD; and 3) approves the planned development Preliminary Plan PD 1418, subject to the recommended findings and conditions. ATTACHMENTS -Draft Ordinance, Exhibit "A" -Rezoning Map, Exhibit "B" -EIR Mitigation Measures, Exhibit "C" -Recommended Findings and Conditions, Exhibit "D" -Letter; From Developer -PD Application and Documentation -Letter From SLO Arts Council jh2/pd1418sr I Ey"XHIBIT A ORDINANCE NO. (1989 Series) AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO CERTIFYING THE FINAL EIR, AMENDING THE ZONING MAP FROM C-C-H TO C-C-H-PD, AND APPROVING THE PLANNED DEVELOPMENT PRELIMINARY PLAN (PD 1418) FOR COURT STREET CENTER, 999 MONTEREY STREET WHEREAS, the proposed rezoning and development plan have been evaluated in accordance with the California Environmental Quality Act and the City's Environmental Impact Guidelines, and an Environmental Impact Report prepared to address potentially significant environmental effects and recommend appropriate mitigations, where feasible; and WHEREAS, the Planning Commission and the City Council have held hearings to consider the final environmental impact report and requested planned development rezoning and preliminary development plan for a 5-story, mixed-use commercial project known as Court Street Center, in accordance with Section 65800 et; seq. of the Government Code; and on February 21, 1989 voted to certify the Final EIR and to rezone the site to C-C-H-PD;and WHEREAS, the proposed rezoning and development plan will promote public health, safety, and general welfare by providing onsite parking, public amenities and public open space, utility, fire protection, and street improvements, and by enhancing retailing, office, and recreational opportunities in the downtown; and WHEREAS, the proposed amendment promotes the public health, safety, and welfare. NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. That the Zoning Map shall shall be amended as shown on Exhibit "B" attached hereto and made a part of this ordinance by reference. SECTION 2. After City Council review and consideration, the council hereby certifies that the Final Environmental Impact Report for the Court Street Center has been completed in compliance with the California Environmental Quality Act and the city's Environmental Guidelines. 4 L I i Ordinance (1989 Series) • Page 2 The project shall comply with recommended mitigation measures shown on Exhibit "C", as listed in Table 1.1-1 of the EIR, with the exception of the recommended widening of Osos Street and mandatory relocation of street trees, which were determined to be inappropriate and unecessary to protect public health or safety or otherwise comply with CEQA requirements. SECTION 3. The proposed rezoning and preliminary plan, PD 1418 is approved subject to the findings and conditions listed in Exhibit "D" attached hereto, and which are included herein by reference. SECTION 4. A summary of this ordinance, approved by the City Attorney, together with the council votes for and against, shall be published at least five (5) days prior to its final passage in the Telegram-Tribune, a newspaper published and circulated in this city. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage. A copy of the full text of this ordinance shall be on file in the office of the City Clerk on and after the date following introduction and passage to print.and shall be available to any interested member of the public. INTRODUCED by the Council of the City of San Luis Obispo, at its meeting held on the day of 1989, on motion of seconded by and on the following roll call vote: C Ordinance (1989 Series) Page 3 AYES: NOES: ABSENT: Mayor ATTEST: City Clerk. APPROVED: City Ad inistrative Officer i.City Attorne i Community Development Director C� NO t .`•'V ``i �S `'gra:� ••� � L�. :,'•••' � :yam �.{ '[s�� �� 4..• } �. Zia•� � � r X .•r aa.•� a '•p NO` f Ia t • S r d P ••+•f• i• �i X •i° � '• �I.dro ,r f 1 • Pte` :! V '�' ✓} y.• y ` `• tf r •a• O�FiT �.r'� 7 , � °4 4ay f''+ ani /. • j �7 .. � 5 h:.} ..:r'� �OST �•a� � '• ;+, 'l c ^. VT irk vel ISO PD 1418: Amend zoning map from C-C-H to r,. '•,a '� ""•'; C-C-H-PD, 999 Monterey Street. �• r °r•6 ':N ,. ,.,EXHIBIT Ji Oe y � •moi+ �t�� �^�•'�• �. .yl 4�'. •q° ,+ . * ��.� %ate ;��.� S�"�'.� G si lof✓• ' • s, UNIT C TABLE 1 .1-1 . SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES I IMPACT MITIGATION MEASURES PLANNING AND LAND USE (Section 3.1) Adjacent residents would be In addition to measures incorporated impacted by the project's bulls, as part of the project design, noise and incompatibility of uses. second floor vents should be directed to the building roof, if architect- urally viable, to minimize restaurant noise and improve views from the east - side of Court Street. There would be an intensification Stores within the project should of project site/floor area ratios, remain open later than the evening retail sales, traffic, public rush hour and employers should service demands and noise resulting encourage workers to use flex hours from the development of new and in order to reduce P.M. peak hour expanded services businesses. traffic. Bike racks and bus stop amenities should be incorporated into the project plans, to encourage alternate modes of transportation. Earthmoving, hauling, demolition Minimize construction dust through and other construction activities following the measures listed in would result in temporary localized Table 3.1-2 (as recommended by the impacts including construction dust San Luis Obispo Air Pollution Control and mud in project area streets. District). Mud should be removed from the tire treads of earthmoving equipment before allowing them to traverse project area streets. Minimum 20 foot wide pedestrian and delivery access to the businesses fronting Court Street should be maintained by fencing the construction site. TRAFFIC CIRCULATION AND PARLM (Section 3.2) Removal of the existing parking lot The developer should provide a and construction of the proposed remote off-siteto the parkinect fa by ay project would increase net parkinglinked demand by 222 spaces. shuttle bus or located on an existing (CONTINUED) i TABLE 1 .1-1 (CONTINUED) . SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES IMPACT MITIGATION MEASURES bus route. Reserve use of 118 project parking spaces for short term public parking to replace the existing 118 space lot, and require project related employees to utilize the off-site parking facility; or The developer should increase the size of the proposed parking facility and decrease project office and retail uses to obtain a balanced project where proposed parking meets project demand; or The developer should provide an Please off-site parking facility as see originally proposed; or Commer. G.5 A transportation systems management plan should be instituted for the project to reduce parking demand. This could include mandatory carpooliag, subsidies to office employees for use of transit and the provision of vans or jitneys for employee commute vanpooliag; or In lieu parking fees should be increased to offset the actual cost of providing parking in the downtown area, or the developer should provide a combination of in lieu parking fees, on-site and off-site parking which is sufficient to meet the unmet parking demand. In addition to the above measures, the City could pursue development of additional parking spaces in the northeast portion of the core downtown area. (CONTINUED) 1-5 -13 TABLE 1 .1-1 (CONTINUED) . SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES IMPACT MITIGATION MEASURES The existing Osos Street roadway The City should widen Osos Street by lease does not contain adequate turning six feet to improve roadway geo- see I space for large vehicles. metrics at the intersections of Comment Osos Street with Higuera and Monterey G.6 ` Streets. This widening would not completely eliminate encroachment of trucks into opposing lanes. The proposed site design and In addition to standard City design parking garage layout could cause reviews, the parking garage layout sight distance problems and garage should be evaluated by a parking congestion. consultant to ensure adequate aisle widths and geometrics are provided for the safe and efficient flow of traffic. The driveway aprons on Court Street rlease should be of sufficient width toee allow delivery trucks to easily EommenO access it. .3 The project would increase down- The developer should provide adequate town traffic volumes. signage to clearly indicate when packing is available and any restrictions to types of users. The developer should require all service vehicles to arrive and depart from the site during off peak periods. The developer should coordinate with I San Luis Obispo Transit during project design and provide transit stops/shelters as appropriate to promote the use of transit. The developer should promote the use of public transit by displaying transit related information in offices and retail stores and the health club. C (CONTINUED) 1-6 TABLE 1 .1-1 (CONTINUED) . SUMMARY OF PROJECT IMPACTS AND FIITIGATION MEASURES IMPACT MITIGATION MEASURES VISUAL AND AESTHETIC QUALITY (Section 3.3) Visual impacts of the project The 12.existing street trees should present design constraints and be relocated to a City park or other opportunities. public location. Passive and active solar space and water heating systems should be incorporated into the project design policy. The proposed structure's exterior color and materials should be .a light, nonabsorbing hue with a noureflective finish to minimize glare. j South and west facing facades and Please Buildings on the west side of see Court Street would have their rooflines of the proposed building views blocked and sunlight should be stepped back to increase coG. enc c reduced by the project structure. nt Court Street sunlight. C.30 HYDROLOGY (Section 3.4) The potential exists for soil Appropriate erosion control devices erosion and sedimentation of the should be utilized to retain sediment storm drainage system during the within the project area during the construction period when soils are contruction period. left unprotected. Flooding hazards in the parking The underground structure should be Please garage from large storms have floodproofed by elevating the see the potential to impact life accesses one foot above the base Comment and property. level of the one hundred year flood. C.33 All vehicles should be removed and personnel evacuated from the facility at the first sign of flooding of San Luis Obispo Creek. Evacuation procedures and signs should be clearly marked throughout the underground facility. (CONTINUED) 1-7 /` TABLE 1 .1-1 (CONTINUED) . SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES IMPACT MITIGATION MEASURES The culvert wall at the underground site should be inspected periodically by a qualified structural engineer for cracks, leaks, or other weak- nesses. The structural competency of the A licensed structural engineer should Please undercity culvert has the potential conduct a comprehensive geotechnical see to be significantly impacted by study further identifying and Commei excavation and construction of evaluating both construction related C.32 the project. and long term impacts to the culvert structure. The developer should repair, rein- force or reconstruct the culvert as necessary to protect culvert capacity and long term utility. Protection of San Luis Obispo All storm drain inlets should be Creek water quality presents periodically cleaned and maintained design requirements. to ensure proper functioning. Flapgates or valves should be installed in the project's storm drainage system to prevent San Luis Creek waters from backing up in the garage during high creek flows. GEOLOGY (Section 3.5) High groundwater and typical seismic Temporary and permanent control of conditions of the site present groundwater during and following potential design constraints and construction should be provided. requirements. Where the basement extends below water level, subdrains and waterproofing should be provided to reduce hydrostatic uplift forces. A blanket drain at the bottom of the excavation should be considered to provide temporary dewatering below the floor slab during construction. (CONTINUED) - 1-8 TABLE 1 .1-1 (CONTINUED) . SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES IMPACT MITIGATION MEASURES --------------- Additional specific engineering recommendations as required by the UBC, Seismic and Safety Element of the City's General Plan and as proposed by the geotechnical engineers should be incorporated into the final designs of the proposed development. PUBLIC SERVICES (Section 3.T) The proposed structure would Crime prevention measures and incrementally increase demand for standards such aas adequass te l cks,and o police protection services. lightingr and pay phones With 911 capability per level in the parking garage should be installed. The parking garage access should be properly designed andcontrolled to assure proper traffic flow to and from the streets. A parking garage attendent or ticket validation system is recommended to avoid unauthorized parking. The proposed project would Project construction should conform Please incrementally increase the to the "high rise package" code see demand for fire protection requirements as outlined on page Comment services. 3.T-5. In addition to standard fire code requirements, emergency response traffic congestion controllers should be installed at the following project area intersections: Marsh and Chorro, Marsh and Morro, Marsh and Broad, Monterey and Morro, Marsh and Osos, Osos and Higuera, Chorro and Palm, and Chorro and Monterey. Emergency communication should be improved by two mobile telephones being provided by the developer to the Fire Department_ (CONTINUED) TABLE 1 .1-1 (CONTINUED) . SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES f� IMPACT MITIGATION MEASURES The proposed project is expected In addition to the developer meeting to require 35.6 AFY or 27.4 the City's standard water and percent of the City's potential wastewater service requirements and water supply. Water Allocation Regulations, an overall water conservation program should be developed. NOISE (Section 3.8) Construction noise will signif= To mitigate construction noise icantly impact both residential impacts portable shrouds or temporary and commercial users in the project fencing around the equipment should vicinity. be considered. Construction activities at the project site should be restricted to the weekday hours of 7:00 A.M. to 7:00 P.M. to minimize disturbance to local residents. The public should be informed of proposed construction timelines and f noise complaint procedures to minimize potential annoyance related to construction noise. This is especially important for Anderson Hotel occupants and business owners � . located within a few hundred feet of construction activity. Noise related complaints should be directed to the City Community Development Department. I Cumulative year 2008 traffic noise Noise impacts at the Anderson Pleas( would potentially increase area Hotel, from projected cumulative see . noise up to two dBA in the project traffic volumes, would be avoidable Gomm area. This isnot considered to be provided retrofit measures affecting a project related impact. the hotel were used on windows along the Monterey Street side of the hotel. This is not considered to be a project related mitigation. {� C, (CONTINUED) 1-10 i i TABLE 1 .1-1 (CONTINUED) . SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES IMPACT MITIGATION MEASURES i The loading and enclosed trash areas To reduce noise impacts created by Please II which are planned to be built near the trucks at the loading area, it is see existing hotel have the potential to recommended that the overhead sur- Comment impact adjacent residents. face of that area be lined with G.10 acoustical absorptive treatment, with a performance rating of at least NRC (Noise Reduction Coefficient) 0.7. Suitable materials would include Type 703 unfaced boards one inch or thicker, by Owens Corning Fiberglass Corporation. The hours of loading dock operation and truck deliveries should be limited to the hours of 8:00 A.M. to 10:00 P.M. Consideration should be given to routing of truck traffic so as to minimize the extent of passbys along the Anderson Hotel, by entering and exiting via Higuera Street. Building equipment and operational To minimize the transmission of project noise would disturb the music and other sounds created at Anderson Hotel residents. game or aerobics sessions, it is recommended that windows at the exercise areas be of the fixed type. If these are operable, however, they should be maintained in a closed condition during aerobics periods. The windows should have a sound insulation rating of at least Sound Transmission Class (STC) 25, and should have effective weather seals around the perimeter. To reduce noise transmitted from the kitchen to the exterior, any. kitchen vents opening to the west side of the project building should be lined with one inch ductliner or acoustical equivalent or should be routed to the roof. (CONTINUED) 1 1-11 TABLE 1 .1-1 (CONTINUED) . SUMMARY OF PROJECT IMPACTS AND lIITIGATION MEASURES IMPACT MITIGATION MEASURES Rooftop equipment should be shielded to muffle ventilation and air conditioning equipment related noise. CULTURAL RESOURCES (Section 3.9) Archaeological and historical In addition to standard City review resources are likely to be processes, an evaluation by the present. City's Cultural Heritage Commission, focusing on the project's compati- bility with vicinity historic structures and. its archaeological testing program, should occur and its recommendations should be adhered to. An archaeological subsurface testing program should be performed by a qualified archaeologist to determine the contents, the integrity (if it is disturbed) , and overall significance of any archaeological deposits. CThe developer and the contractor should clearly establish, in advance of demolition and site preparation, how to accommodate potential delays to the proposed construction schedules and a prolonged reduction in downtown parking should signifi- cant cultural resources be found. Appropriate clauses to respond to such delays should then be inserted into contracts. - 1-12 C I E '"MIT D X FINDINGS AND CONDITIONS FOR APPROVAL OF PLANNED DEVELOPMENT REZONING PD 1418, COMMONLY KNOWN AS COURT STREET CENTER, 999 MONTEREY STREET Fin in s . 1. The proposed uses will not adversely affect the health, safety, and welfare of persons residing or working on the site or in the vicinity. 2. The uses are appropriate at the proposed location and will be compatible with surrounding land uses. 3. The proposed project conforms to the General Plan and Goals For Downtown. 4. The Court Street Center Final EIR adequately addresses the projects potential environmental impacts, and complies with the city's Environmental Guidelines and the California Environmental Quality Act as amended. 5. Significant environment impacts resulting from the project will be mitigated to acceptable levels through the inclusion of mitigation measures listed in Table 1.1-1. of the Court Street EIR, and incorporated into the recommended conditions of approval; or that potential impacts in connection with parking, construction and traffic noise, view and sunlight blockage, undercity culvert stability, and fire protection are either unavoidable, or substantially mitigated and are acceptable due to.the following overriding considerations: A. Public benefits provided by the proposed project, including on-site public parking, significant public open space, child care facilities, direct and indirect economic benefits to downtown, and street and utility improvements outweigh the unavoidable adverse environmental effects. B. Providing the total number of required parking spaces on-site would make the project infeasible, and would be inconsistent with Zoning Regulations and city policies regarding parking requirements in the C-C zone. C. The unavoidable adverse impact of construction noise is temporary in nature and can be substantially mitigated by implementation of a construction management plan including which regulates hours of construction, noise reduction measures, and a complaint resolution process. D. Traffic noise impacts are the result of citywide and regional traffic increases, and are not substantially project related. E. Structural condition of the undercity culvert will be evaluated by a qualified professional, and appropriate measures included in the project design to protect the culvert. Findings and Conditions, PD 1418 Page 2 6. The planned development meets the following criterion, as required by Section 17.62.040 of the Zoning Regulations: A. The proposed project provides exceptional public benefits such as parking, open space, landscaping, public art, and other special amenities which would not be feasible under conventional development standards. Conditions Plans. Studies. Aereements 1. Within six months of preliminary development plan approval, the applicant shall file a final development plan as required by the Zoning Regulations, and incorporate site development and architectural plans, landscaping improvements, development phasing plans, partial Court Street abandonment.and improvement plans; and public street and utility improvement plans. 2. Prior to building permit issuance, the applicant shall apply for partial street abandonment of Court Street, and the City Council shall have adopted a final resolution of abandonment as shown in the final PD development plan. c 3. Applicant shall enter into a long-term ground lease with the City specifying the terms and conditions of the planned development, proposed land uses, building management procedures, retail marketing plan, lease payment and/or equity participation provisions, use of public spaces or amenities, and such other components as reasonably necessary to identify the rights and responsibilities of the parties in the lease, to the approval of the City Administrative Officer. 4. Prior to construction permit issuance, applicant shall provide the City with a financial statement including pro forma, names and addresses of financial participants; and tenant lease commitments, to the approval of the City Administrative Officer. Desien Features 5. Court Street shall be designed as a pedestrian mall with emergency and service vehicle access, and shall include decorative paving, landscape planting, decorative lighting and signage, public art, and similar architectural features to enhance its appearance and function, to the approval of the Architectural Review Commission, City Engineer, and Fire Marshal. 6. Public amenities shall be provided in conformance with the final PD plan, including but not limited to interior atrium, public art, child care facility, public balconies, art gallery, and public parking facilities; to the approval of the Community Development Director. O7. A combination of building setbacks, balconies, wall openings, and similar architectural features shall be used to provide a stepped building profile, in conformance with the final PD plan and to the approval of the Architectural Review Commission. /_� Findings and Conditions, PD 1418 Page 3 S. Applicant shall relocate existing trees and memorial placques to another suitable site in the city. Where relocation is determined to be horticulturally infeasible by the City Arborist, the developer shall plant two 36" box sized replacement trees offsite for each tree removed. Tree type and placement shall be to the approval of the Tree Committee. 9. Lap pool shall be solar heated, and passive or active solar space and water heating shall be used, and natural ventillation shall be used to the maximum extent feasible; or the applicant shall demonstrate why such heating is infeasible, to the approval of the Community Development Director. 10. Building design shall architecturally incorporate traffic signal controllers at the Monterey and Osos Street, and Higuera and Osos street intersections. 11. Mid-block bulbouts shall be installed on both sides of Monterey Street at Court Street, consistent with the city's Downtown Improvement Manual and to the approval of the City Engineer. If offsite parking is provided, applicant shall also provide a mid-block bulbout on both sides of Higuera Street at Court Street, to the approval of the City Engineer. 12. Project shall require Architectural Review Commission approval. At such review, the commission should pay special attention to signing, building setbacks and J massing, colors and materials, Court Street pedestrian mall design, lighting, underground garage security measures, and noise and privacy separation between the project and the adjacent residential use. 13. Project shall include a public art gallery or other public use or non-profit cultural facility with a net floor area of not less than 1,200 square feet. Applicant or a non-profit arts organization shall be responsible for gallery operation and maintenance, to the approval of the Community Development Director. 14. Mission-style sidewalks, curbs, gutters shall be provided on Higuera, Monterey, and Osos Street frontages. Parkine and Circulation 15. The project shall provide parking in conformance with city standards.. As proposed, 244 vehicle parking spaces are required for the planned uses, plus an additional 118 vehicle parking spaces to replace the existing public parking lot, for a total parking requirement of 362 vehicle parking spaces, plus 18 motorcycle and 18 bicycle parking spaces. Parking requirements may be met as follows: A. Applicant providing not less than 118 public vehicle parking spaces plus bicycle and motorcycle parking on-site, with the balance of the parking requirement met through payment of in-lieu parking fees in one lump sum payment to the City;.or B. Applicant providing not less than 118 public vehicle parking spaces plus the required number of bicycle and motorcycle parking spaces off-site, with the balance of the parking requirement met through payment of in-lieu parking fees in one lump sum payment to the City; or , C' Findings and Conditions, PD 1418 Page 4 C. Applicant to provide not less than 118 public vehicle parking spaces and required number of bicycle and motorcycle spaces on- or off-site as provided above, with the balance of the parking requirement met through development of additional downtown parking or enhancement. of public transit facilities or programs, in an amount equal to the in-lieu fees otherwise required; or D. Lease or purchase of the total required parking spaces in a commonly held and maintained off-site parking public or private parking lot to serve the project., or E. A combination of the above measures or other measures acceptable to the City Council which meet the intent of the city's downtown parking regulations (SLOMC 17.42.020), and provides replacement parking for the existing 118-space surface parking lot. 16. Applicant install or repair frontage improvements along the west side of Osos Street, including sidewalks, curbs, and pavement, to the approval of the City Engineer. 17. Applicant shall install fifteen-foot radius curb returns at the westerly corner of O Higuera and Osos Streets, and at the southerly corner of Higuera and Osos Streets, to the approval of the City Engineer. 18. Court Street shall be designed as a one-way street with a minimum width of 25 feet, and shall be at least 30 feet wide for at least 80 feet of its length. It shall be designed to accommodate trash pick-up and emergency vehicles, with traffic control devices to limit its use to authorized vehicles, to the approval of the City Engineer and Fire Marshal. 19. Applicant shall repair streets and other right-of-way improvements damaged during construction, including pavement, curb, gutter, sidewalk, signs, traffic signal controllers, street lights, street trees, and utilities, to the approval of the City Engineer. 20. Enclosed bicycle lockers shall be available, free of charge, to all employees. A minimum of 15 lockers shall be located on-site, to the approval of the Community Development Director. Employees shall be notified of locker availability at least semi-annually, and the applicant shall be responsible for administering the bicycle locker program. 21. Showers and clothing lockers shall be available free of charge to all employees who bicycle to work on a regular basis (at least three days per week). Employees shall be notified of the availability of showers and clothing lockers at least semi-annually, and the applicant shall be responsible for providing and maintaining at least four shower stalls and thirty clothing lockers on site. C Findings and Conditions, PD 1418 Page 5 22. Applicant shall institute a transportation systems management plan to reduce parking demand, to the approval of the Community Development Director. The plan shall include no less than two of the following measures: subsidies to employees using public transit, provision of vehicles or subsidizing.employee carpools of two or more persons, hour or pay incentives for employees using alternative transportation, and employee information programs on alternative transportation programs. Evidence of compliance with the plan shall be submitted to the Director annually, and the plan shall include a provision for fines for non-compliance. 23. Applicant shall provide a permanent transportation bulletin board, coupled with a literature display in at least five prominent locations describing alternative transportation available, to the approval of the Transit Manager. 24. Applicant shall coordinate with Transit Manager during project design and construction to provide a transit shelter on or near the site. 25. In addition to standard City design.reviews, the parking garage layout shall be evaluated by a parking consultant to ensure adequate aisle and space widths and geometrics are provided for the safe and efficient flow of traffic, and the results of the evaluation submitted to the City prior to building permit issuance. Utilities- 26. Applicant shall install the following water main improvements, to the approval of the Utilities Engineer: a. Replace 4" water main in Higuera Street with a 10" main between Osos and Court Streets. b. Replace 6" water main in Monterey Street with a 10" main between Osos and Morro Streets. Note: City plans to install an 8" replacement water main in Court Street as part of the Capital Replacement Program, and applicant shall coordinate construction with City work. 27. Applicant shall install two new, fire hydrants, and replace three undersized hydrants to serve the project and to ensure adequate fire flow is available, to the approval of the Utilities Engineer and the Fire Marshal. 28. Applicant shall contribute toward cost of upgrading sewage treatment. facilities on a pro rata basis in an amount not to exceed $7000.00, as determined by the Utilities Engineer. 29. Applicant shall submit a water conservation plan describing construction, operation, and maintenance measures to be followed to achieve at least a 15% reduction in water consumption annually compared with average water demand factors for similar uses in the city. Plan shall also include provisions for fines, water fee surcharges, or comparable measures for non-compliance, to the approval of the Community Development Director. Findings and Conditions, PD 1418 Page 6 Public Safety 30. Applicant shall maintain a 20-foot wide fire lane in Court Street, to the approval of the Fire Marshal and City Engineer. 31. In addition to standard UBC and UFC requirements, the building shall be constructed using the "high rise package" as set forth in the Uniform Building Code Chapter 18, Section 1807. This shall include a specialized alarm system with a graphic annunciator panel (zone indicating); video monitors at stairwells and main assembly areas on each floor, and a computer-generated, voice-assisted evacuation system. 32. The fire department connection for Anderson Hotel on Court Street shall be relocated and/or connected to the service on the Monterey Street frontage, to the approval of the Fire Marshal. 33. Traffic control systems such as the "Opticom" priority control system or equal, shall be installed at six downtown intersections to improve emergency response, to the approval of the Fire Marshal. Gr 34. Two additional mobile telephone units such as "Smartnet" units or equal shall be provided, to the approval of the Fire Marshal. 35. All building stairwells shall be designed to provide roof access, thereby allowing multiple access points for Fire Department aerial ladders, to the approval of the Fire Marshal. 36. A security plan shall be submitted, to the approval of the Police Department. The plan shall include design, operation, and education measures to enhance building security and crime prevention, such as parking garage/Court Street access and monitoring, locks and alarm systems, security lighting and signage, and the installation of at least two pay phones with 911 emergency response capability in the parking garage. 37. Applicant shall submit a noise attenuation evaluation, prepared by a qualified professional, prior to building permit issuance. It shall include design recommendations to insure that the project conforms to noise standards as established in Chapter 9.12 of the Municipal Code. 38. Appropriate noise attenuation measures shall be incorporated into the project to minimize noise transmission adjacent or into Court Street, to the approval of the Chief Building Official. All rooftop or wall-mounted mechanical equipment shall be muffled. 39. Live music or entertainment shall require prior approval by the Police Department and Community Development Director. Failure to comply with the City's noise Cstandards or security plan provisions may constitute grounds for revocation of the approval. Findings and Conditions, PD 1418 Page 7 Water Ouality and Flood Protection 40. Site drainage shall be designed to the approval of the City Engineer, including: a. Erosion control devices shall be installed to retain sediment and reduce runoff from the site during construction. b. A system of pumps and grease and oil separator or separators shall be installed in the basement parking garage to prevent discharge of flammable or toxic materials.into the the creek, to the approval of the City Engineer and Fire Marshal. Applicant shall clean and maintain the separators on a regular basis (not less than once every six months or more often as necessary) to insure their effectiveness. C. Flapgates or valves shall be installed in the storm drains to prevent creek water from backing up into the parking garage during high creek flows. d. The structure must be designed so as not to adversely affect the undercity creek culvert, to the approval of the City Engineer. The culvert wall and deck adjacent to the site shall be inspected before, during, and after construction periodically to evaluate their condition, and to recommend appropriate protection measures. The results of such inspections submitted - to the City Engineer. e. Applicant shall be responsible to repair any damage to the culvert as a result of grading or construction, to the approval of the City Engineer. 41. The structure is located in Flood Zone A-O (depth = 2 feet). It must be raised or floodproofed to one foot above the 100-year storm elevation, including utilities - and other facilities as required by the Flood Hazard Prevention Ordinance, to the satisfaction of the City Engineer. 42. Prior to building permit issuance, a registered civil engineer shall certify that the project complies with flood regulations, and supply calculations indicating the effects of this project on adjacent properties during a 100-yr. storm. 43. Engineering soils and geology reports shall be submitted prior to building permit issuance, to the approval of the Chief Building Official. All requirements of the soils engineer and/or engineering geologist shall be met, and are incorporated herein by reference. Site Preparation and Construction 44. Grading and construction plans shall be accompanied by a parking and construction management plan describing measures to be followed to minimize temporary parking, noise, dust, and traffic impacts during construction. The plan shall also include a developer-managed complaint resolution process to monitor compliance with the plan and to act on citizen inquiries or complaints. O Findings and Conditions, PD 1418 Page 8 45. Construction vehicle traffic shall use only city-approved truck routes, and no construction equipment shall operate on the Higuera, Osos, or Court Street bridges (creek culvert) without specific approval by the City Engineer. 46. Dust abatement procedures, including moistening exposed soils and moistening or covering loading trucks entering or leaving the site are to be used during site preparation and construction. Applicant shall specify in grading plans that City Engineer may suspend work if dust generation, tire tread dirt or mud on streets, site runoff, construction worker parking, or noise create a nuisance or hazards to neighboring persons, properties, streets, or businesses. 47. A construction traffic impact fee will be required prior to building permit issuance, to reimburse City for damage to.streets by project-related construction traffic, as determined by the Public Works Director. 48. Grading plans shall include a note that a qualified archeologist is to be on site at all times during site excavation and grading. Work shall stop upon discovering any cultural resources to allow the archeologist to assess the find and recommend appropriate measures. 49. Construction shall commence within 12 months of final development plan approval, and continue in a timely fashion with the project completed in a single phase. Applicant shall post a bond to guarantee faithful performance of contract documents, to the approval of the Community Development Director. Miscellaneous 50. Applicant shall submit a plan outlining procedures for maintaining Court Street; public interior spaces, and the parking garage in a clean, safe, and orderly manner, to the approval of the Public Works Director; and shall agree to reimburse extraordinary city maintenance costs resulting from non-compliance with the plan. 51. A subsurface testing program shall be performed by a qualified archaeologist prior to construction to determine the contents, condition, and significance of cultural resources at the site. Applicant shall prepare a contingency plan to preserve significant cultural resources and accommodate potential construction delays resulting from their assessment and removal.. 52. Applicant shall install an historical marker on or adjacent to the building and visible from a public street, documenting the site's historical and cultural significance, to the approval of the Cultural Heritage Committee. 53. Lockable traffic control devices shall be installed at both ends of Court Street, with designated Loading Zones on Higuera and Monterey Streets; and the applicant shall be responsible for managing delivery and loading access. Court Street and the building shall be designed to allow 24-hour emergency access by police and fire personnel and vehicles. 54. Precise development plan shall be submitted for Planning Commission and City Council review and approval prior to building permit issuance. /_ Findings and Conditions, PD 1418 Page 9 55. Public access to upper story open areas (eg. view decks and balconies) should be provided to the maximum extent practical; provisions for such public access shall be included in the precise plan and lease agreement. jh2/pol418sr /� 9 February 24, 1989 Mayor Ron Dunin City Council Members City of San Luis Obispo P.O. Box 321 San Luis Obispo, California 93406 Subject: Court Street Center San Luis Obispo, California As a result of the City Council meeting held on February 21 and our discussions with Staff and John French on February 23, we are prepared to proceed with the Court Street Center project as proposed with on-site parking. In order to address some of the concerns raised by the City Council, we are presenting the following information: 1. Alternate Parking Sites: There is no feasible alternate parking site available at the present time. The ability to put together alternate parking will require City participation, and could not be brought on-line for three to five years in the best case. That is unacceptable: This leaves as the only feasible short-term alternative, the construction of the parking on-site with payment of in-lieu fees for the remaining parking requirement. As a condition of the fulfillment of the in-lieu fees, we pro- pose to continue pursuing the development of an adjacent property and are willing to front the developmental expenses involved in preparing conceptual plans and conceptual agreements. It would be our hope that this parking could be brought on-line with Developer and City participation within the five-year time period discussed. In addition, there is the monetary consideration of the provision of an adjacent parking structure. The project would be Liable for in-lieu fee payments of approximately 1 million dollars for project required parking, and .5 million dollars for replacement parking. This by itself is not enough to either purchase the property offer condemnation or construct a parking garage on a ground leased' property. It should also be noted that the City's in-lieu fee payments were never intended to provide 100% cost of parking, but were in fact intended to be used in conjunction with other sources of income to create the total dollars required to provide parking. 1 / 1 The other presently available source of funds is the City's parking fund which it is our understanding could not commit more than 1 million dollars in three to five years. Another potential major source of funds in the future is the in-lieu fee payment from the other new downtown developments. At that time, there could be adequate seed money to proceed with the devel- opment of a 5 to 7 million dollar parking garage on an adjacent site. Until then, development of an alternative parking lot is not financially feasible. If at the time that this alternate parking came on-line, the City desired to have the on-site facility turned into employee-only parking the Developer would be agreeable to doing so. This conversion of the public parking to a private facility would reduce the long-term traffic im- pacts of this site. We believe this solution ameliorates most of the concerns of the mem- bers of the City Council both in the short-term provision of parking and in the long-term ultimate solution. 2 Floodproofing: Attached is a copy of one product of many which are presently available for floodproofing garages in flood prone areas. As you can see, there are alternate schemes available, any one of which is applicable to our present situation. I have forwarded a copy of this information to Wayne Peterson for his review and approval. It should be noted that this property would not be the only property in San Luis Obispo with below-grade space. There are numerous other basements in the downtown including, Santa Barbara Savings, the Anderson Hotel, J. C. Penney, Law's Hobby Center, The Network and many others. It should also be noted that since our project will be de- signed under current engineering standards with the undercity culvert as a design criteria, it will be more secure than any of these other facilities, and will actually act to stabilize the undercity culvert. As you know, we have already done geotechnical and structural studies of the site and the culvert and are confident in our ability to maintain and even in- crease the structural integrity of the culvert. 3 Personal Security: Personal security will be provided in the garage using various techniques including, increased lighting, the provision of voice activated intercoms, and the video monitors required as a part of the 'High Rise Package.' These could be separately monitored for the garage and the stairwells to the garage as part of the building security program. The security of the underground garage as for as personal safety is -J 2 / V concerned would not.. be much different from the above-ground garages, since the visibility into the above-ground garages is limited by the height above street grade as well as the actual design and con- struction of the structure itself. We believe that with the proper monitoring, we can create a safe environment. We look forward_ to Staff's full support of the project as proposed, since we believe it fulfills all the requirements of the. RF9 and is substantially the same as the project conceptually approved by the City Council on July 2, 1988. We also look forward to the Council's review and unanimous approval of the project at its meeting on March 7th. If there is any other information or docu- mentation that you require, please contact me and we will provide it to you immediately. Sincerely, Marshall E. Ochylski, Chief Financial Officer MEO/nh Enclosures cc: Rob Strong 3 i PP/Product Presentation PLFB44 FLOOD BARRIERS For New Construction Where it is impractical to lift out the barrier after the flood recedes and reinstall it prior to the next anticipated flood,Presray can supply hinged panels permanently attached to the frame in two styles—side hinged(PLFB44) shown and bottom hinged(PLFB55)shown below. The flood barrier shall be Presray type PLFB44, designed to resist a maximum_(to be specif- a_r>� ied)head of water over its entire span with a mm. imum safety factor of 2:1 based on the yield o a a =.4 strength of the material.The panel shall be con• structed of A36 steel plate or 6061-T6 aluminum plate,stiffened as required with bars and shapes. The panel shall include two Presray type I Pneuma-Seal inflatable gaskets mechanically fas- tened in channel retainers. The panel shall be attached with heavy duty hinges to one jamb of the mounting frame. The mounting frame shall have radiused inside corners to insure maximum sealing,and a 1� threshold of 3/8"maximum thickness to provide _ a permanent sealing surface.The frame shall be provided with stud anchors or mounting holes for expansion anchors and bolts. The panel shall be equipped with quick-acting 4. manually operated bolts to lock the panel in its operating position. Each seal shall have a valve stem with a check f valve similar to those used in automotive tires,and a 0 to 60 psi pressure gauge to measure seal in- flation pressure. After the panel is in operating position with the ._ bolts engaged,the seals shall be inflated with a standard automotive fire inflate valve,the normal inflation pressure to be 25 to 30 psi. I PLFB55 FLOOD BARRIERS For New Construction SPECIFICATIONS PRESRAY PLFB55 strength of material.The panel shall be con- The flood barrier shall be Presray type PLFB55, structed of 6061-T6 aluminum plate with 2 designed to resist a maximum _(to be spec- Presray type 1 Pneuma-Seal inflatable gaskets ified)head of water over its entire span with a held in place by aluminum retainers. minimum safety factor of 2:1 based on the yield The mounting frame shall have radiused inside corners to insure proper sealing where the jambs meet with the recessed sill. The panel shall be hinged across the bottom to the recessed sill so that the entire panel can be recessed in the floor when not in use.The ex- posed aluminum plate surface of the recessed § a• panel shall be of diamond plate to act as a traffic i1 surface.When the panel is lowered into its recess, a hinged trench cover,also of diamond plate, a :'a. shag drop in place and span the gap between the bottom edge of the flood panel and the adjacent .�:e•�•b.'�:a �' •4 4�. �: v surface of the recessed frame. ` The panel is to be equipped with quick acting manually operated bolts to lock the panel in its upright position. The seals shall have valve stems with check * valves similar to those used in automotive tires 'i and a 0 to 60 psi pressure gauge to measure seal inflation pressure. After the panel is raised into position and the s.:.;.. ::•;,.:a:°:° bolts engaged,the seals shall be inflated with a � standard automotive tire inflate valve,the normal inflation pressure to be 25 to 30 psi. 4 -3.� .10a/Pr PLFB22 FLOOD BARRIERS For New or Existing Construction Lift-out aluminum flood panel for manual installation–with inflatable seals and conversion frame for openings over 4'0"wide. Air supply system to pressurize seals supplied as an option where plant or facility air not available. SPECIFICATIONS PRESRAY PLF22 The flood panel shall be Presray type PLF1322.It mg should be applied,at installation,under the shall be designed to resist a maximum (to entire frame and The framthe e shall toes make ake the be specified)head of water over its entire span mately 1/8"narrower than the masonry opening. wxffi a minimum safety Factor of 2:1 based on the va, n -r n r-1 n S yield strength of the material.The panel shall be The panel is to equipped with quick-acting constructed of 606176 aluminum plate with two wally operated bolts to lock the panel in Presray type 1 Pneuma-Seal inflatable gaskets position.Four handles shall be mounted on the held in place by extruded aluminum retainers. top edge,two to allow handling by a fork lift and The mounting frame shall have radiused inside two for manual positioning. corners to insure maximum sealing and a Each seal shall have a valve stem with a check F""ME threshold of 3/8"maximum thickness to provide valve similar to those used in automotive tires, "'""a— a permanent sealing surface.The frame shall be and a 0 to 60 psi pressure gauge to measure seal provided with mounting holes on the side for ex- inflation pressure. pansion anchors and bolts,and the threshold After the panel is placed in position and the bolts shall have either concrete anchors welded to its engaged,the seals shall be inflated with a standard underside or have counter-sunk holes for expan. automotive fire inflate valve,the normal inflation sion anchors and flathead screws.Sealant/caulk- pressure to be 25 to 30 psi. PLFB33 FLOOD BARRIERS For New or Existing Construction Lift-out steel flood panel(for installation by fork lift truck or equivalent capacity equipment)with inflatable seals and conversion frame for wide openings. Air supply system to pressurize seals supplied as an option where plant or C facility air not available. I CONVERSION SPECIFICATIONS PRESRAY PLFB33 PANEL SEALS WN 4 FRAMli The flood panel shall be Presray type PLFB33.It shall be designed to resist a maximum (to be specified)head of water over its entire span with a minimum safety factor of 2:1 based on the yield strength of the material.Panel and frame shall be constructed of steel plate stiffened as re- v.,P 1•`v° quired with steel bars and shapes.The panel is to be equipped with two Presray type 1 Pneuma- Seal inflatable gaskets with Presray type B reten- tion system. The mounting frame shall have radiused inside comers to insure maximum sealing and a steel a+* threshold of 3/8"maximum thickness to provide a permanent sealing surface.The frame shall be – provided with mounting holes on the side for ––= expansion anchors and bolts,and the threshold shall have either concrete anchors welded to its —_ underside or have countersunk holes for expan- sion anchors and flathead screws.Sealant/caulk- ing should be applied,at installation,under the entire frame and along the edges to make the frame watertight.The frame shall be approxi- i... mately 1/8"narrower than the masonry opening. 1 The panel is to be equipped with quick-acting manually operated bolts to lock the panel in post- tion.Four handles shall be mounted on the top I p { edge,two to allow handling by a fork lift and two for manual positioning. Each seal shall have a valve stem with a check -- i valve similar to those used in automotive tires, n and a 0 to 60 psi pressure gauge to measure seal inflation pressure. After the panel is placed in position and the bolts engaged the seals shall be inflated with a standard automotive tire inflate valve,the normal iM3 ' pressure to be 25 to 30 psi. � UA USES.APPLICATIONS duty low-f%t:on predgm hmgm with m=dnCh to rnaxin=' sealing,"Ver. Model PUPS 33 ASN, A36dad hingeblade and krntckie, :uptadbystapgttaterthan.015.kwt'C= AISI.1141 steel fthge pin,otl-unpregrated =aim.and wPh finch lay puallel to seal. W Flood brorme bushings for radial knows.roller B. Frame to be Cate N&l�blo Gwftti elan ert straight wit)ar I!8'over bearinps for thrust'.o�r3e,and snare For any wkltft aPmtrg,flood pts to Wheolton Plug. L05 Iarpecd=acrd Tat S'W=ials h4w).Suitable for any nom- Lateheu Oudek release pins to hold panel A.Proof twt and)sale test mflatahle seals n cial,lr4oba!err m dgml la®aon.Wm ir.Lpoem pom Presray st mda d per not m use gate is recmdm floor wdthexpeeeti F. OPdand-for gates too heavy to be Pert 3- NAM of diamond plate for tta c passage, meriu6Y repeal:gas spring helpers or Refer to germal guidehrIe Dial mflatebo sash give leak tS s=ditlon, hYdrauite kt system spedlrcatietn pg. 13. G.Opd=d-for use where facility air is not TS TECHNICAL SUPPORT PR4934 , 8oy-41 a Pt* t to a 80000m Tf40tte (porable c�rroeeeseaa also avetlabieor Pmt I-O mem mum*flood barrier msm➢a3aa), �•,..;.:. .. Refer to gmwe)guide aPBrdfO cm pg. !3. 209 Design Pmt 9-Pndmft A.Food barriers)&A9 be deigned*Ah U1 Flood bae-w&bellbeModelPLFB55 applicabaeafeylacmersaoro�enoewftl: as marukUred by Promy C=pombmL AISC sped{ie h=.and shd provide an IU06 A.N Mawricils.P=*L- - 5 diamond jWd B. Pand,d ,frere� flood V4ej. Asha have f as.= n=pate(sled optooeD. lower=Tm radtumd to optimise we Ling, B. Conversion Fret Law cWbm-teal. C.Cmverton tame shall:have ccruiwsunk _ C.Fbimb.Panel,abrasive fErrshed bare mmmbg holes mr expan==J=and dhutsfrrrm(armdimg og=ab;cornverdon bob(opt=availebuia mcude strap fimra,lsushcL`blot dean Per SSPC T7, aacEmm far block walls,and shads for m e with am coat Swwm WDiarrs Kim tmbekfrnat ir.==eta), Krnmsk rust trhubltve,lead free,red prim D.With Panel down and stowed in, a is63(M006. ),t; demand Ome trench cover e%a i D. Hewn Dual Pmay type 1 Pneuma. automatcaily drop in Place and qac the SO&P mWable gafttr.Each seal shdl gap between tie botbam edge of to flood have an&A==um type&inflation sheat 43e and the m4acent=tam of de and indepBndant 0.60 PS!Preesue gage recessed frffia a. E mmvhvrre L04 Fabrication mug®ePre W sestes PR=heavy. A.Sealing aafaaee shaft be fi jdvd m 63 OP OVERALL PRODUCT Tt PLACE 2) rmo F4 ase Oyagow4c. osisr -J Foos . COVER MIN=TRENCH II UPRIOHTPOSMON 1 /,-FLOORLINE . AECE66ED8TORAOEPOSITiON / i r LD C:J o? 1:J• 1C' i iti 1 I'It I r'•' Jr r U...t AV77a ✓Y 0e3161PQZ BuyUne 0412 A USES.A?PuCAIlCNS -ave az auto",011ve 6YPe&hflatm serr, lower co:nets radiuses to optr„w . Model PM 22 and dependant M PSI pressure gage. C.Conversion frame snail have cowZtersunk Alumhuan L($4)gt E. ware maaYkg holes for exparmcn arcirors and FIlood Paasl ��Weicied alutrinLtm!:k aces t. bobs(apt o~s available icciude strap me-rA Cn top edge of parlei. anchorsfor block wa4 and stun for Ah=jr t at.it-out flood panel for cperm-gs over Latches:Quick acting,manudy operated rmbedment in concrete). 4'wide wC ere good waters do not exceed 6'. boats loca;ad at each iamb to iocx panel rr 2A4 Fabrication for any cvamerelei,irtdttsalai Cr A. Se&--g surfaces s!•al be hmshzd;o 63 rrrurecipsl kx-aean.Pages up fo i 8 square feet F. Opttaaal-for use where fac ity air!3 not rrm=,,ch to rrarar-Jw sealim urirta3r• _n area can be marrt4y'-jtailed by i or 2 available:Air So=*, ?reM type upW by 61WP greater ftn,0l 5,E'6e from pe>•sa z,larger sizes garter*teaune tv PR4934=npresmd air tank to au seas cracks,and with 5t est lay paralel to seal, assstartce of a feria >f<or other 1^r�tdvu7 device. (perable comptemors a!so available for f3 Frame tc be straight wtatn 7,8"over Cenve sa:fra z can be htaZed with Push rat#L-flood bareer trutgatiom), art ire lenqtn. drns6hold tD prevert;trq=9 hazard.Dual 2M Dia 2.175 in$Pecdm sad Teat iralamb!e Beals give leak tlgnt caxfiycm A.Flood bar,s)shad be designed with A. Ped to and leak test ciatable ssais per applrabte safety fad ors it e�ordar:Te wi h P=ay staxlard praci ee. TS TECfatr%,A;.SUPPORT AW spec6cattom,and iall provide an Part 3 Mumdoct - BUOGEB'r®s�CATjUx5 edecave seal agairat the design flood level. Retar to general qudeilia Pert 1-Qeman! B. Fara:and conversion`same=0?,ave sp=hCalorLs pg. 11. Paler to garxMI glide spedfiatic>.ns pg, 13. Pant 3-Pa mk* 2.01 Food barrier stail be Mode:PUB 22 as ma 65'-,.:red by P-WaY Corpera ion. + / - ZA2 Mataricu /B ry X Z.YL FF - - A.Pcmeh 6061-T6 ahtam,=plate I B. Cioaveratotn Fmmm Low a&=steel (srain:ess 2201Dp*ons). 7, G�o C.Fl WU Pam aura n-8=*adbare aklm• t . fraime(anosiarlq oplonal)•cgrvenaon N y3o�� r�. i•: � ' ��� - - bmah-eff bass l0 Per SSPG5P7, pr'=e with OM cost WiLams Kem YLromik trust thblve,lead free,red pruner 4163=06. D. Souls D:alPr=ay type 1 Prretura- , SeaA L-&mole gaslats w(t'T Pp-q690 Mc ttudeo a=in;ar..tetauter.Fath sae:JM]l Op OV LUL PRODUCT IN PLACE T r F�m STEEL ANGLE 1100E aLTERNATE I.tOt1Nn'NG ON FA CIE OF WALL DRAB HANDLE� - LATCH eoLTs r � "TGF BAR i FAR 61DE ^ rue R— I !! _ _ CONVERSION FAMAECORNER STANDAR06ILL ALTERNATE eD l PIC=RAI-k UA USES,APFUCAMONS IatnhssF Qwk acwg manually operated bolts(options available m6uds strap Modell PUS 33 bob ioated at etch wnb to Lock paned n arrhors for block wafts,and muds for � NAW LUit4t Pard with E O dito<t' imb ra �) 3n10tabM Gado b ave Air Solace: P[v�y�Mm�� Sealmq aA Shan be Dntehed to 63 For openings ave 4'wile where flood watm PR4834 corryxmed& also availab a far riducaich byby to mw& er miss A 1 S.L ea{rom donctomesd7'.Suitab>afararryatttataoal (pi s mdLmeW or nmrraclpal looatton.For fttwlaft mulkle flood barrier nstdCa>t=). cracks,and with brad:lay parallel to seal by fork lift or other mutable oapadty Wut;> US DWVA B. Frame to be St wcjl t wOn 118"aver matt.Canverstan frame can he net bd with A.Flood barriers)shall be designed with atDr a length. flush thtasttald topreventiripplrtg hazard Dual applicable wkq factors n aoeotdanae with LM 1Faspecd=sad Test irtaatable saDb slue leak tight coradt'�ort. AISC spermdons,and shall provide an A.Proof test and leak test kL4W ie seals per effective sag aganat the dedgn flood level PMW sEendmd practice. 7S TEO-KCAL SUPPORT B. Panel and carivetsot trams shat have Pas!9— BIIWLgT® lower corm radtumad to OpWAM sealing. Refer to 9MUZ,guideline Pott 1—t'�eaetat C.Conversim frame Fran have crolurww* gmdf mb=pg. 13. Refer to gerwal guide gndficat=pg. 13. 9 balsa for exparreioit arnCrors and Past a—Pssdwft 2.01 Bciod barrier slsIl be Model PUB 33 ' as mmiufadurad by Pisses#Corporararr LM Matstlals �� X Z%�X r ;.. A.P=@1 cad Coasreratea Fraater Low W carbo<r steel(Gtalrilea steel optima . B. Flaiahr Panel aid oonvm=frame, 3tJ0 r E ?i r - bruith-d blast dam pa SSPCSP7, prtine with ane coat Slit WjBarns Kam ?, Kmn*rust n-J4: ive,lead free,red pelma �V r'00 ��, #6341006. C.sea lm Deal Pray type 1 Pneuma- ] Seal®r&taUs gunk t.Each Seal shall r 1^ have an&it==ve type at i fla =etan j, t ' and independent 0.60 PSI premm gage D.Hcadwen ° AaaAsw Welded steal Dft aftd==W on tap edge of panel, r• •r OP OVERALL.PRODUCT IN PLACE I i F'LOODSIfSF � FLOOD JOE FraSarN STEEL ANGLE ALTEFtNATEMOWMNOONFACEOFWALL GRADMANDLE LATCH MOLTS FAAR SIDE � T118R , CONVERSIONFRAMECORNER ALTERNATE $TANDAR08111 RECESSEOSILL - - - --------------- - p �1 San Luis Obispo County Post Office Box 1710 11 San Luis Obispo ARTS COUNCIL California 93406 (805)544-9251 February 6. 1989 Members of the City Council City of San Luis Obispo P.O. Bos 8100 San Luis Obispo. CA 93403 To the Members of the San Luis Obispo City Council: Because the arts play a vital role in shaping the cultural character of a community, the Board of Directors of the San Luis Obispo County Arts Council applauds the inclusion of publicly accessible space for cultural use in the proposed Court Street project. We have been in contact with the developer, Tom Sykes, and fully support his intention to provide a highly visible location in downtown San Luis Obispo that would be an ideal showcase for art exhibitions. We are aware that the many details of such an arrangement need further negotiation. Based on our current knowledge of the proposal, and given our large volunteer base and ties with other arts groups, it is feasible for the Arts Council to manage the.location that would be open to the public during normal gallery hours. In order to effectively manage a large gallery, the Arts Council would need both office and storage space appropriated out of the total proposed square footage (a minimum of 400 sq. ft., a maximum of 600 sq. ft.) We look forward to further consideration on this matter. Sincerely, Barbara Burke President CC: Jan Hagaman-Jercich RECEIvED Tom Sykes FEB 71989 Cqi� SaG l04 U04W Ags ail(QIIII�nInIII�II������;��������I�IiIIIIIII� � OBISPOClt O S�►1'1IUIS 955 Morro Street • San Luis Obispo, CA 93401 December 29, 1988 John French P.O. Box 1796 San Luis Obispo, CA 93406 Dear John, As you suggested, we have investigated the possibility of building a parking structure between Marsh and Higuera Streets on properties now occupied for parking for Security Bank and First Bank. We are able to develop a structure that would clear the walkup teller window alcove to the First Bank and the parking lot entry structure into the Security Bank (however- it would be necessary to change access tothe entry to be only from Marsh Street because of the proximity of the parking structure) . We would propose a structure 4 levels high, extending 35 feet above street grade. This could generate 316 spaces (although roughly 90 existing spaces would be lost) . Total cost for the structure, including design and contingencies, would be approximately $3 million dollars. This does not include land acquisition costs. Our design would allow for vehicle entry from both Higuera and Marsh Street but exit only onto Marsh Street. This configuration will discourage motorists from driving through town on Higuera Street, but will still allow convenient access to the structure from two different streets. The structure configuration would be quite similar, although with a simpler circulation pattern, to the Palm Street structure completed last year. Development of the. structure would require acquisition of the rear of the Haroutunian property and the French property alongside the Pro Spoke Cyclery, thus 'eliminating the back row of parking in each of these lots. There would be a remainder property for both the First Bank and the Security Bank, thus allowing continuation of some private parking on each of these parcels, with access to Osos Street. The height of the structure at 35 feet would be considerably higher than the Security Bank building, slightly higher than the First Bank building about equal in height to the Hart building and much lower than the Anderson Hotel or the proposed Court Street project. -1 /-39 French C Page Two I have no knowledge as to whether the affected property owners would be receptive to sale of their property and construction of such a structure. I believe you are in contact with several of them and I would appreciate you discussing the matter with them to see if there is any interest .in the city proceeding with more detailed studies. Very truly yours, David F. Romero, Director Public Works Department. 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H � a U 0 o�. 5 C 0 S 0 133tl15 A3H 31N0 rg ` TV 1 � G :�.: ❑ ❑ • � Z CCJ j W I .1Y: .••••.•I•• Xe Q I N O I I .... ... -SNQ> .54 I .L::::Y:•:" d N I J O m Q X c W �Ow C UA ¢ m. a.n v c v E :�%;:{�' .. :•i o o 000 a UC U to U ............. r-I :i1• J 13 :{tit•:::r••'r:'ti• ❑ ❑ a s ❑ ❑ O I Q W W I a ❑ .t. ❑ ❑ D o � � o = 3 co N i I 1.33ULS vu3n!)iw s - - ----------- 0 ----- - --- 0 uW QN u 1:: r: 3 a 0 { _N c m¢ a m— j/ m J o � .i U m 9 — C C t U N a I•W• U.m Q � Q C 4 0 E m� c c 1 i L i i::. :il ��= C'Z E N -moE O :�svi••:' � Co I �J p p p d H, W Q p p Fa ❑ p m ai• U 2 6 1 u p _ .4 ❑ ❑ p w 1 I A /_12� 0 w :4•: =a_ �:• _ :0:•: U C.T_l :z-:• �I a z :.. i •:•;:•:;:k : 0 O� W 0 � m U }${ o Q _ oma cn a �00O il;����• - =, QSm� a / - • cvE :'i55r a 8¢v W 1-4 v.• :� :.� ;;.: .•�.... �a a �. CL eui ¢ Ln ve •.4 }•�•}ti}: H W Q ❑ ❑ ❑ ❑ JW Q a W N ¢ ❑ _ ❑ ❑ N ❑ a - - -- - - - d 1 e /�S 9 O O � rs. N • N �m cm D d U u N m ❑ ❑ ❑ q �I _ ¢I N p C U 0 OI g7 m: W � O 1+� 3 N Uai I a CL u N g a I � Q j I V � V ' tl fj'\� may A 1c m O :':::,Tis•:.••••Y} � :�:�:� :�:� : :�: ; :�: ;: ❑ ❑ Q u::::::::.:•:..::... I .i oo i Public Amenities Project design should be of extraordinarily high quality, and include amenities which will benefit the whole community. Examples include: A 'stepped' building design to reduce the building mass on upper floors and provide for balconies and terraces. Public art, seating, landscaping, and display windows at street level, interior and exterior. Atrium space with multi-use potential for pedestrian circu- lation, dining/retoil sales, art display, and public assem- bly/performing arts. Sidewalk bulbouts at the intersections of Court Street and Monterey Street. Mission-style sidewalk and street trees along entire project frontage. A bus/taxi loading area. - Rooftop focal point, eg. the roof, clock- or bell-tower, architectural detailing. Upgraded street lighting (to City Council approved fluted style pole) and upgraded signalization at Monterey/Osos and Higuera/Osos intersections per new City standards. 5. An 8-1/2' X 11' transparency showing the major features of the site plan. (See Attached.) _ 1 15 C; Site Planning Shoppers and visitors are attracted downtown by the variety of things to do, see,. and experience. The ideal project will provide a variety of spatial experiences for the users. Recessed entries, alcoves, display windows, pedestrian ar- cades, awnings, corner pass-throughs, balconies, and atriums are used effectively in the downtown and should be considered in the project design. Interior layout should allow safe, convenient pedestrian movement between the four street frontages. Landscape planting, street furniture, public art, paving, and signage should encourage shopping, sit- ting, people-watching, and walking. Court Street should be considered as a fourth street frontage and allow safe pedestrian movement, as well as delivery, parking and trash collection. Primary access to under= ground parking shall be from Court Street, with the possibility of an entry-only from Osos Street. Architectural Style The project's architecture should establish its own identity, while reflecting important design elements of major downtown buildings. Its identity will be established by sensi- Lively integrating the building with the downtown, and pro- viding a focus for people and commercial activity. The building design should provide variety in massing, form, textures, and detailing. Well articulated roofs and walls will be essential to modulate the building's scale and create vi- sual interest. Building walls should be stepped back, and carefully sculpted to avoid large expanses of unbroken wall or roof planes. Distinctive detailing; particularly at pedestrian level, is encouraged. Materials should be selected for natu- ral beauty, durability, and compatibility. Some materials, like copper or clay tile, develop added interest or 'patina' over time and are particularly encouraged. Consistent with the City's policy of energy conservation, the building should be designed with special consideration given to reducing energy and maintenance costs. Passive and active solar space and water heating systems, and skylighting are encouraged. i 14 / downtown's role as the economic, professional, and cultural hub of the County. On-site parking facilities will be required to supplement nearby municipal parking facilities. Participation in and/or development of off-site parking may help meet the pro- ject's parking needs. Building Program The concept should be based on 100` lot coverage, utiliz- ing 4 or 5 stories above street grade and two levels of subterranean parking. Court Street should serve as the pri- mary vehicle entry/exit, and maintain adequate access, spacing, light, and air for adjacent uses. Ground floor uses should emphasize retail activity, with maximum opportunity for pedestrian access and storefront exposure. Land Use The City should expect two floors (entrances from two differ- ent levels off Monterey and Higuero Streets) of high quality shops representing a mix of local, state, and national retail- ers. Retailing should augment and expand downtown shopping opportunities - with emphasis on high quality gifts, apparel, housewares, specialty items, and local products. The City would support a 'festival retail' character which incorporates a CARE package - culture, amusement, recreation, and entertainment activities - into the project's design and operation. Design Concept Due to its size and location, the project will be a landmark building and will set a design precedent for future downtown development. Its building program, site planning, and architectural style must sensitively reflect community char- acter and values, as well as client program. Innovative and expressive use of traditional 'downtown San Luis Obispo' forms and materials is encouraged. And above all, the project must reflect quality - from its preliminary design through final implementation. In short- a source of pride and excitement for both the developer and the community. 13 I-ll ,3 I 1 ; G Reinforcing downtown's historic role as the hub of cultural, social, entertainment, and commercial activity in the County. Developing an attractive, economically feasible project with minimal public costs and optimal private investment opportunities. Encouraging efficient use and development of existing and. planned parking facilities. Promoting opportunities for local participation and invest- ment in the project. Insuring that development reflects the community's unique character, spirit, and pride. Framework for Development The framework for development sets the ground rules for the project. It also guides the development of specific de-sign/land use proposals later in the process. These ground rules govem uses, development intensity, height, bulk, set- bock, parking, access, and engineering requirements. However, they are not absolutes. Variation from these guidelines is possible depending on project specifics and planning considerations. Rather, they explain and summa- rize pertinent zoning requirements, and are aimed at ensur- ing sensitively designed, functional, and attractive devel- opment. Development should complement and reinforce the downtown's unique blend of Victorian and California Spanish architectural influences. Project design should maximize pedestrian access and en- hance the pedestrian's experience through the use of architectural detailing, sun/weather protection, landscaping, storefronts allowing changeable display, and decorative paving. interior spaces should encourage exploration and discovery, and offer spatial excitement and diversity. Innovative land use concepts are encouraged. A mixed- use project featuring high-quality retail, office, hotel or resi- dential uses is preferred. Due to its prominent downtown location, the project is expected to be a focal point for resi- dents and tourists. The land use mix should reinforce the 12 the original lot frontages. This regular and repetitive rhythm of building widths should be recognized and observed in the design of any new construction. PROPORTIONS: Most of the existing buildings in downtown now have facade proportions that range from slightly verti- cal, to square, to slightly horizontal. Buildings with very hori- zontol or vertical proportions should be avoided. TYPE AND SCALE: Commercial storefront structures tradition- ally are built to the property line along the street, thus creat- ing a line or wall of storefronts which define and give char- acter to the streetscope. COURT STREET CENTER REQUEST FOR QUALIFICATIONS OBJECTIVES In the RFQ, basic goals and objectives to be achieved through this concerted public/private approach were outlined. Addi- tionally, the framework for development contained in the RFQ encouraged innovative land use concepts, specifically a mixed-use project which should reinforce the downtown's role as the economic, professional and cultural hub of the County. The RFQ also defined certain planning factors to establish ground rules for the project such as uses, development intensity, height, bulk, setback, parking, access and other criteria. It stated that variation from these guidelines is possible depend- ing on project specifics and planning considerations. The fol- lowing excerpts restate the City's stated objectives in the RFQ: The City's Goals Like many local governments, San Luis Obispo is seeking ways to achieve community goals through improved fiscal management. As part of its Strategic Planning Program, the City is combining land use and financial planning functions, particularly with regard to the management of real property. The Court Street Development Program is a key step in this comprehensive effort. The City's concerns encompass more than the 'bottom line' of a real estate venture. Through a concerted pub- lic/private approach, the city is committed to achieving broader goals in the public interest. These include: Enhancing downtown's economy by expanding the variety and volume of retail sales and related uses. 11 I. Any additional Information which may be required by the director to evaluate the character and impact of the planned develop- ment; The following excerpts are from applicable sections of the Urban Land. Use and Growth Management Element, the Downtown Improvement Manual, and the Court Street Center Request for Qualifications and formed the development parameters for the project: URBAN LAND USE ELEMENT OBJECTIVES The primary purpose of the Urban Land Use and Growth Management Element is to define policies and proposals con- cerning community development, including the general distribution and composition of existing and planned public and private development. Specific objectives to be achieved include: The City should provide for infill, intensification, and expansion within the present City limits. G The City reaffirms its support of the Central Business District as a historic, architecturally unique and economically essential part of the community. The Central Business District shall remain the principal location for the greatest variety of comparison retail commercial oc tivities in San Luis Obispo. Additional space in the Central Business District should rein- force the role of downtown os a regional shopping area, while also serving the needs of the community. DOWNTOWN IMPROVEMENT MANUAL OBJECTIVES The portion of the General Plan that relates to visual and aes- thetic resources for the downtown is contained in the City's Downtown Improvement Manual. The primary policies, which are relevant to the proposed Planned Development rezoning include: SIZE AND SCALE. New buildings must respect the scale of downtown buildings and streetscopes . (� RHYTHM: In downtown San Luis Obispo, the buildings which line the streets are usually 25, 50 or 100 feet in width, reflecting 10 The City of San Luis Obispo Fre Department provides fire services to the downtown area which includes the project site. The nearest fire station is located at the intersection of Pismo and Garden Streets. Water and sewer facilities for the project area are provided through the City of San.Luis Obispo and administered by the Utilities Division of the Department of Public Works. A ten inch water main is located along Osos Street and six inch water lines exist along Monterey and Higuera Streets. A two inch water line exists along Court Street. Six inch sewer lines are located along Monterey and Higuera Streets. NATURAL FEATURES The site is presently developed as a surface parking lot with no ex- isting significant natural features other than the existing sheet and parking lot trees. San Luis Obispo Creek is contained'in an under- city culvert which is located under Higuera Street adjacent to the site. 9 CI The project site is designed for Retail Commercial uses on the City of San Luis Obispo General Plan Land Use Map. Surrounding properties are also a part of the Retail Commercial District, with the exception of the County Governmental Center to the north of the site. The zoning classification of the Court Street Center site is Central Commercial with a Historical Preservation Zone Overlay (CCH). The site is surrounded by properties which are also zoned CCH. CIRCULATION SYSTEMS Vehicular access to the project site is provided by Higuera, Mon- terey, Osos, and Court Streets,. Project traffic will enter the site from Higuera Street and will exit to Monterey Street. Monterey Street is a major east/west arterial in the City of San Luis Obispo extending northeasterly from the project site as a two way street to U.S. Highway 101. Monterey Street is classified as an arte- rial in the Circulation Element of the City's General Plan. Higuera Street is a major east/west street in the City of San Luis Obispo extending northeasterly as an arterial to Johnson Avenue and southwesterly approximately parallel to U.S. 101. Higuera Street serves as the westbound street of a pair of one way streets (Marsh Street is eastbound) between Johnson Avenue and its in- tersection with Marsh Street at the southwestern edge of the central area of the City. Higuera Street coupled with Marsh Street serves as the primary east/west arterial through the downtown area. Court Street is the southwesterly portion of the existing City parking lot which. presently occupies the site. Court Street extends be- tween Monterey Street and Higuera Street. Osos Street, located directly west of the project site, is a major north/south roadway in the central area of the City extending southerly from U.S. Highway 101 to Santa Barbara Street. No ac- cess is proposed to the project site from Osos Street. Osos Street, together with Santa Barbara Street, also links the downtown area with State Route 227. PUBLIC FACILITIES The City of San Luis Obispo Police Department provides police services to the downtown area which includes the project site. 8 i g. Existing and proposed utility systems, Including sanitary sewer, storm drainage, water, electricity, gas and telephone; (See Attached.) K A general landscape plan; (See Attached.) L A general grading plan. (See Attached.) H. Information on land area adjacent to the proposed. develop- ment, indicating important relationships between the proposal and surrounding land uses, circulation systems, public facilities, and natural features; EXISTING LAND USES The project site is composed of a half-block property presently used for 113 public surface parking spaces. The site is the largest undeveloped parcel in the San Luis Obispo CBD. ADJACENT LAND USES On the southwest side of Court Street, adjacent properties include the Anderson Hotel, one of the downtown's tallest buildings, An- gelo's restaurant, McCarthy's Bar and The Assembly Line restaurant. Across Monterey Street is the historic J.P. Andrews Building containing streetfront retail/office and second story office. Diago- nally north of the site is the block containing the San Luis Obispo County Government Center and a small parking lot. Itis a two and three story complex containing multiple buildings with an expan- sive lawn area on the portion of the block closest to the site. To the northeast across Osos Street is the historic Sperry-Laird building used by several restaurants and bars, a movie theater and County Government offices. Diagonally east of the site is the one story Firestone dealership and its attendant small parking lot. To the southeast across Higuera Street is the First Bank of San Luis Obispo, which also contains legal and stock brokerage offices. The San Luis Obispo downtown pedestrian shopping area ex- tends along Monterey and Higuera Streets beyond the immedi- ate project area in both directions. The major portion of the area's retail uses can be found in the direction of the tourist oriented San Luis Obispo Mission and its Plaza, while restaurants, services and other less pedestrian oriented uses extend beyond Osos Street. In this way, the Court Street Center site can be considered to be the existing northern edge of the downtown's pedestrian retail area. 7 A/0 HEIGHT The Central Commercial Zone (CC) allows a fifty foot maximum height with an additional 10 feet of appurtenances. Assuming standard design criteria, a four story building could be accom- plished within the height limit, with components such as solar en- ergy systems, chimneys, screened mechanical equipment, vents, antennae and steeples extending not more than ten feet above the maximum building height, allowing a total height of 60 feet.. The interior public spaces, the significant upper story setbacks, and the other provided public and tenant amenities can not be ac- commodated in a standard 100% coverage fifty foot envelope, but require the innovative design criteria allowed under the Planned Development Zone. Although the building's net square footage of 105,449 could be accommodated in a four story build- ing, the provision of the design requirements of the desired tenant types and the package of public amenities necessitates the Planned Development rezoning. To fulfill the City's multiple-stated goals and objectives in an economically feasible package, the proposed five story building design (excluding the two subter- ranean parking levels) requires a maximum height of 68 feet with a 0 10 foot allowance for appurtenances. G. A site plan and supporting maps, drawn to a suitable scale and clearly labelled, showing, if applicable: a. Existing site conditions, including contours, vegetation and water courses; (See Attached. b. Proposed lot designs; c. Location and floor area of existing and proposed buildings or outlines of areas within which buildings may be located; (See Attached.) d. Location and size of all areas to be conveyed or reserved as common open spaces or for public or semi-public uses; (See Attached.) e. Existing and proposed circulation system of arterial, collector, and local streets; off-street parking, loading, and emergency access areas; points of access to public rights-of-way; pro- posed ownership of circulation routes; (See Attached.) t Existing and proposed sidewalks and paths; (See Attached.) 6 �J areas have been determined by a detailed analysis of each functional space. PARKING The Planned Development net leasable floor areas for the com- bination of uses proposed within the Court Street Center total approximately 105,449 square feet. With the allowed 20% mixed- use reduction, the proposed Planned Development would re- quire 174 off-street parking spaces based on the gross floor area of the retail, restaurant, office, and recreational facility. The re- placement of the 113 metered existing public parking spaces and the provision of 174 off-street parking spaces to meet the Planned Development's own needs, result in a total requirement of 287 spaces. The Planned Development provides two subterranean parking levels providing approximately 140 spaces on-site. Due to site constraints, expansion to additional depth or extension into ad- joining street rights-of-way is not feasible. To assure conformance with the City's requirements, the Planned Development rezoning proposes that the Developer would make a financial contribution to provide off-site public parking, specifically by agreement to pay City established in-lieu fees for required and replacement spaces not provided on-site. The Developer is prepared to work with the City to provide alternate solutions to the payments of in-lieu fees up to the value of the required contribution. F. Identification of portions of the development which would other- wise require a variance, and reason for deviation from normal standards; PLANNED DEVELOPMENT ZONE The City's Zoning Ordinance, Section 17.50.010, purpose and appli- cation, must be amended, or clarified, to enable consideration of the PD, Planned Development zone to be applied to parcels of less than one acre in combination with the CC, Central Commer- cial zone as well as parcels of at least one acre in combination with any other zone. 5 -7// The fifth floor will provide health club facilities including three indoor racquetball courts, an aerobics area, circuit and free weights, cardiovascular equipment, a pro shop, saunas, whirlpool, a lap pool, and a cafe. If the proposed recreational facility does not prove to be financially feasible, the fifth floor will be converted to an additional floor of executive offices with a cafe. Two parking levels below ground provide self-parking spaces for 140 cars, 100 public parking spaces and 40 spaces reserved for tenant use. PARCEL SIZE 34,000 square feet (0:78 acres) This figure includes the three existing City parcels, the northeast six- teen feet of the forty foot wide Court Street right-of-way which is proposed to be partially abandoned, and provides for a poten- tial offer of dedication which would result in a four foot increase in the width of the Osos Street right-of-way. COVERAGE 100% AREAS DEVOTED TO PROPOSED USES Program Areas Net Sduare Feet Retail 30,503 Art Gallery 1200 Restaurant 7,336 Kitchen 2,140 Executive Offices 42,155 Fifth Floor Recreational Facilities/Executive Offices 22.115 Net Leasable Area 105A49 Parking 62,375 Total Net Square Footage 167,824 C; The program areas indicated above are the areas necessary to meet the functional.requirements of the individual spaces. These 4 r, C. A schedule indicating the approximate dates when construction of the development or phases of the development are to be started and completed; 07/01/89 Commence Construction on the Project 12/01/89 Completion of the Parking Levels 10/01/90 Completion of the Retail Levels 02/01/91 Completion of the Office, and Recreational Levels D. A statement of the applicant's intentions regarding future sale or lease of all or portions of the planned development; It is the Developer's intent to master ground lease the property from the City of San Luis Obispo. The Developer's business plan is to hold the property and sublease the tenant spaces. There is no sale of the project contemplated. E. A summary of the total number and type of dwelling units, parcel sizes, coverage, modified and natural open space, grading, resi- dential densities, and areas devoted to non-residential uses; PROJECT DESCRIPTION The Monterey/Osos entrance is characterized by two-story arches which open into the atrium and the second story public balcony. It is an arcade which links the County Government Center with the retail core and blends the project into the fabric of the downtown. A two-story public space interior atrium is proposed to include such public amenities as a sculptural element, water fountain, plantings, benches, and space for public service displays, or arts and craft shows of local artisans. The atrium will always be 'public' because of the general attraction of the local public to distinctive and unique environments and facilities. The ground floor has streetfront and atrium retail, and an art gallery opening out onto Court Street. Access to the second level is via an escalator and two elevators. The second level is pedestrian oriented with a restaurant with a street side cafe atmosphere, bal- conies and more retail shops. It gives San Luis Obispo a new place to walk, talk, sit and watch. The third and fourth floor levels will be the executive office levels. Two elevators will provide direct access from the parking levels. 3 /-73 GENERAL GOALS The proposed Planned Development, the innovative design, criteria allowed under the Planned Development Zone, would allow the site to be developed to achieve the following general goals: Reinforcement of the downtown commercial core by provid- ing a strong anchor on the northern end of'the retail center. This reinforcement is further complemented by the provision of the diagonal pedestrian way through the site which strengthens the link between the County Government Center and the retail core. The provision.of interior public spaces, the significant setbacks to reduce building mass on the upper floors, the design require- ments of the desired tenant types, and the other public and pri- vate amenities. The development of a project which, by sensitive design and intensive combination of mixed-uses, provides a landmark building which reflects the historic character of the surrounding buildings and the site. The development of an economically viable project which will increase vitality in the downtown by expanding the variety and volume of retail sales and related uses; thereby reinforcing the downtown's role as the cultural, social, entertainment, com- mercial, and professional activity center of the County. ADDITIONAL OBJECTIVES Additional criteria for evaluating the Court Street Center's consis- tency with City objectives are found in the Urban Land Use and Growth Management Element, the Downtown Improvement Manual, and the Court Street Center Request for Qualifications (See Item 'I'). i REQUIRED FINDINGS j In order to achieve these multiple-stated goals and objectives, Planned Development rezoning is requested to allow flexibility in developing the parcel. The Development Team believes that the proposed Planned Development rezoning meets the following O required criteria: '4. Features of the particular design achieve the intent of conventional standards as well as or better than the stan- dards themselves.' 2 I �1 Court Street Center San Luis Obispo, California Planned Development Zoning Application 1. Planning application form complete. (See Attached.) 7- Property owners list and map showing the area included In the list. (See Attached.) 3. Map (8-1/2' X 11') from the official zone map, with the area to be changed shaded or outlined with a heavy, .black line, and the pro- posed change clearly labelled. (See Attached.) 4, Preliminary development plan, to include: A A legal description of the total site; The site consists of approximately 34,000 square feet (0.78 of an acre) bounded by Monterey Street, Osos Street, Higuera Street, and the Court Street right-of-way. The site includes-three parcels owned by the City of San Luis Obispo (APN 002-433-001,APN 002-433- 002, and APN 002-433-033),the northeast sixteen feet of the forty foot wide Court Street right-of-way which is proposed to be partially abandoned and combined with the adjacent City parcels to create a single lot. A more precise legal description will be refined as part of the Parcel Map for lot combination and partial street abandonment applications related hereto. i B. A statement of the objectives to be achieved by the planned de- j velopment through the particular approach proposed; The Planned Development Zone is intended to encourage inno- vative development by allowing more variation in project design than normal standards, and to provide benefits to the project oc- cupants and/or to the community as a whole which could not be provided under conventional regulations. 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