HomeMy WebLinkAbout03/07/1989, 4 - APPEAL OF A DECISION BY THE ARCHITECTURAL REVIEW COMMISSION TO APPROVE A FOUR-STORY RETAIL/OFFICE B i�11fi�Il city of san lois omspo
j COUNCIL AGENDA REPORT
Page 2
Data summary
Address: 879 Higuera Street
Applicant/Property owner: Cuesta Valley Development
Representative: Bruce Beery
Zoning: C-C-H
General plan: Retail commercial
Environmental status: Negative declaration with mitigation granted to previous project
on August 26, 1987; no further study necessary
Project action deadline: June 19, 1989
Site description
The total site area to be developed by the applicant contains about 1.3 acres, or about
one-half the area of the block bounded by Higuera, Chorro, Marsh, and Morro streets. The
site slopes gradually down toward the southwest. Surrounding development includes one-,
two-, and three-story buildings occupied by retail stores, restaurants, banks, offices,
and residential hotels. The Post Office and a church are located on the opposite side of
Marsh Street. The present project, phase one of two proposed by the applicant, covers
about one-half acre of land on Higuera Street, with a small projection on Morro.
Proiect description
The applicant wants to build a large commercial indoor mall in two phases. The present 1
project (phase 1) would replace the existing one- and two-story building previously
occupied by Audio Video Concepts, San Luis Athletic Supply, and Cheap Thrills, plus the
building now occupied by San Luis Variety, with a four-story enclosed mall.
Only phase one has been submitted. The phase one building consists of four levels, one
underground, with three devoted to retail and food sales and one to offices and a
restaurant. Total area of phase 1 is 81,944 square feet, an increase of about 48,310
square feet over the buildings it would replace.
EVALUATION
In its consideration of this project, the council should note:
1. The proiect meets all property development standards The height requirement for
buildings downtown is 50' above average grade. The building would be 58' high at its
highest on Higuera Street, 46' above Morro Street, and 53' (tower only) above Marsh
Street, averaging 50'. No yards are required for downtown buildings, and none are
shown.
The parking requirement for retail and office uses is one space per 500 square feet,
while restaurant use is calculated at one space per 350 square feet. The total
requirement for this building is approximately 172 spaces, while 42 are provided
on-site.
I
1111»NIVlili1111W§� city of san tins oBispo
COI NCIL AGENDA REPORT
Page 3
In the downtown area, property owners have several options for providing parking.
They may provide the required spaces on-site; provide them off-site, but within five
hundred feet of the use; provide them in a commonly held and maintained off-site
parking lot; not provide spaces but participate in an in-lieu fee program. (See
zoning regulations - excerpt attached.) The applicants have chosen to participate in
the in-lieu fee program. Proceeds from this program, which fund a portion of the
cost of the required spaces, go into providing parking spaces in or near the
downtown.
2. Downtown streets can accomodate the increase in traffic levels, According to the
Circulation Study. Phase I Report, by DKS Associates, commissioned by the city, the
existing streets with no improvements can accomodate approximately 335,000 square
feet of additional development. The French Pavilion (phase 1) represents an increase
of about 48,309 square feet (as it would replace buildings containing 33,635 square
feet of floor area).
The combination of French Pavilion and Court Street would add approximately 48,309 +
128,100 = 176,410 square feet of area, still 158,590 square feet below the maximum
development the existing streets are expected to accomodate. With minor roadway
changes, the downtown streets could accomodate up to 695,000 square feet above what
now exists.
The DKS report suggests encouraging alternative modes of transportation, along with
roadway changes, to maintain the vitality of the downtown without sacrificing easy
access to the downtown. The initial study developed for the French Pavilion
recommended several specific mitigation measures that could encourage pedestrian use,
carpools, bicycles, and buses. The Architectural Review Commission required three of
the five recommended measures, saying that the other two were likely to be
ineffective. The three required mitigation measures are (numbered as listed in the
report):
2. Project will include rack spaces for at least 12 bicycles (when construction
plans are finalized and the extent of loading/no parking areas are known, staff
will determine the extent to which locking clamps at parking-meter posts along
the project's sidewalk frontage may meet this requirement).
3. Project tenants will participate in county ridesharing program (participation
requirement to be noted in lease agreements).
4. Project tenants will provide bus system information and fare-reduction
incentives for customers/employees, as provided in a specific program to be
approved by the city's transit manager, to be noted in lease agreements.
The commission deleted the following two mitigation measures:
1. Project will include weatherproof, lockable storage for at least six bicycles.
5. Project tenants will agree not to provide "free" parking for employees or
customers, to be noted in lease agreements.
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01111 ���ll city O� san Luis OBIsPO
CO`VCIL AGENDA REPORT
Page 4
The commission agreed with the applicant that employees tend not to use bicycle
lockers, and that management of such lockers in a multi-tenant building would be
difficult. The commission deleted mitigation measure number 5 because it appeared to
conflict with BIA promotional efforts to provide free parking for special events or
seasons.
Staff finds the project will not overburden the downtown streets, and will include
incentives for employees and customers to use alternative modes of transportation.
3. Parkins is to be provided as hart of the city's narking program. The city developed
a "Parking Management plan" in 1987. This plan outlines the city's policies on
parking in the downtown area, and lists a series of "actions" for the city to take to
implement these policies. The parking program is intended to be self-supporting,
relying on in-lieu and supplemental downtown business fees, meter rates, citation
rates, and parking garage rates. The primary goal of the program is to provide
parking adequate to serve the downtown, without infringing on the outlying
residential areas. Management of on-street parking, involvement in carpooling
programs, promotion of parking garages and of alternative transportation are all
parts of the citywide parking program.
The applicants' proposal to pay in-lieu fees is consistent with this program.
4. The initial study was developed for all phases of a similar nroiect. The applicants
submitted plans for a multi-phased project in 1987. The initial study reviewed
impacts from this project, which was to enclose a floor area of 135,000 square feet,
103,000 square feet larger than the existing buildings' area. Since the approval of
that project, the applicants changed their program and subsequently the design of the
building. They submitted only the first phase the second time around, amounting to
81,944 square feet in area, or 48,310 square feet over the existing.
Staff determined that the impacts on the environment had been adequately addressed by
the original initial study since the study was done for a larger building, similar in
nature. When the applicants submit plans for the second phase of the project,
further study may be required to augment the original environmental review.
5. Two loading areas are proposed. The original proposal called for a loading dock on
Morro Street. However, because of the width of the street, the Public Works
Department found the proposal unacceptable. Trucks turning from Higuera onto Morro
Street would block traffic on both streets. Backing into the loading area would also
cause some interference with northbound traffic on Morro.
The Public Works Department recommended a loading zone on Marsh Street as an
alternative. The applicant proposed a compromise: trucks smaller than 35' in total
length would use the loading dock on Morro, while larger trucks would use a loading
zone on Marsh Street. Public Works found the compromise an improvement, and the ARC
approved it.
PREVIOUS REVIEW
The Cultural Heritage Committee reviewed this project on December 1 and 15, 1988. The
committee noted that a historical and archaeological survey should be undertaken since
the site is part of the original municipal plaza, and recommended no changes to the
design, finding it compatible with the setting.
X1%11111111�aMll city of san Luis osispo
dft!; COUNCIL AGENDA REPORT
ARG 98 185 Appeft!
Page 5
The Architectural Review Commission reviewed this project on December 19, 1988, January
16, and January 30, 1989. The commission supported the project, finding the bulk and
mass of the building acceptable and requiring some changes to the building facades.
OTHER DEPARTMENT COMMENTS
Concerns by other departments have been summarized in the body of the report.
RECOMMENDATION
Approve the project as approved by the Architectural Review Commission.
Attached:.
Draft resolutions
Appeal
Vicinity map
Reduced Higuera Street elevation
Project description ("conceptual outline") provided by applicants
Environmental initial study
Turning movement diagrams (by Public Works Department)
Cultural Heritage Committee memorandum
Leasing plan views - both phases grgIbR �'E
Minutes - ARC January 30, 1989— Nor,41/i4IAMI E
I
RESOLUTION NO. (1989 SERIES)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW
COMMISSION'S ACTION TO APPROVE CONSTRUCTION OF A FOUR-STORY
BUILDING AT 879 HIGUERA STREET (ARC 88-185)
WHEREAS, the applicant requested approval by the Architectural Review Commission of
plans for a building at 879 Higuera Street, through application ARC 88-185; and
WHEREAS, the Architectural Review Commission considered the request at its December
19, 1988, January 16 and January 30 meetings and approved the plans with changes to the
environmental mitigation measures; and
WHEREAS, on February 8, 1989, the appellant appealed the Architectural Review
commission's action to the City Council; and
WHEREAS, on March 7, 1989, the City Council conducted a duly noticed public hearing
to consider the testimony of the applicant, appellant and other interested parties.
NOW, THEREFORE, the council of the City of San Luis Obispo denies the appeal and
takes an action to approve the project and its environmental study as approved by the
ARC; based upon a finding that the project is consistent with city policies, including
the general plan, and finding that no harm to persons living, working, walking, or
driving in the vicinity will result from construction of the project.
. On motion of , seconded by and on the _
following roll call vote:
AYES:
NOES:
ABSENT:
O
Resolution No. (1989 Series)
Page 2
the foregoing document was passed and adopted this _ day of
1989.
Mayor Ron Dunin
ATTEST:
City Clerk Pam Voges
APPROVED: ,
- U
JA
City Administrative Officer
City Attq ey
Community Development Director
C RESOLUTION NO. (1989 SERIES)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO UPHOLDING AN APPEAL OF THE ARCHITECTURAL REVIEW
COMMISSION'S ACTION TO APPROVE PLANS FOR A FOUR-STORY
BUILDING AT 879 HIGUERA STREET(ARC 88-185)
WHEREAS, the applicant requested approval by the Architectural Review Commission of
plans for a building at 879 Higuera Street, by way of application ARC 88-185; and
WHEREAS, the Architectural Review Commission considered the request at its December
19, 1988, January 16 and January 30, 1989 meetings and approved the project with changes
to the environmental mitigation measures; and
WHEREAS, on February 8, 1989, the appellant appealed the Architectural Review
commission's action to the City Council; and
WHEREAS, on March 7, 1989, the City Council conducted a duly noticed public hearing
to consider the testimony of the applicant, appellant and other interested parties.
NOW, THEREFORE, the council.of the City of San Luis Obispo upholds the appeal and
takes an action to deny the project; based upon a finding that significant harm to the
environment, specifically to traffic levels in the downtown and to access to adequate
parking spaces, will result from construction of the project.
On motion of , seconded by , and on the
following roll call vote:
AYES:
NOES:
ABSENT:
Resolution No. (1989 Series)
Page 2
the foregoing document was passed and adopted this _ day of
1989.
Mayor Ron Dunin
ATTEST:
City Clerk Pam Voges
APPROVED:
City Administrative Officer
-- 12,Lr� 1� �
City Atttaey
Community Development Director \
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APPEAL TO CITY COUNCIL
In accordance with the appeals procedure as authorized by Title I , Chapter
1.20 of the San Luis Obispo Municipal Code• the undersigned hereby appeals
from the decision of ARC French._Pdyil..iQn,__._ rendered
on �Ja�1. 30,.. 1989__.._. which decision consisted of the following ( i.e.
set fbrth factual situation and the grounds for submitting this appeal .
Use additional sheets as needed) :
Cumulative Impacts on Traffic Circulation: How will the proposed Court Street
project, with its 100,000 sq. ft. of commercial space, and the 180,000
sq, f't. French Pavilion affect downtown traffic circulation? The recently
released "Circulation Study-Phase I Report" states:
"Downtown is constrained at Santa Rosa and Marsh/Higuera, and
Broad Street and Marsh/Higuera, where stacking distances between
intersections is very limited. Further development should
consider alternative circulation plans for downtown, which may
add capacity to the system." (pp II-44)
What "alternative circulation plans" have been proposed to add capacity to
the system? These issues should be addressed now, while the projects are in
their planning phases.
Cumulative Impacts on Parking: Phase I and II of the French Pavilion will
have no on-site parking. Instead,. in lieu parking fees are proposed. How
will existing and proposed parking capacity accommodate French's project and
ihhe Codurt .Stredetd pro.ectal
T e un ersigne isc se the decision being appealed from with:
on Feb. 8. 1989
Appellant:
Date Appeal Received: Dianne N. Lon
Name/Title
RECEIVED Representative
313 San Miguel
FEB 8 99 Address
CITYCVJM (805)
sANLu,s0�vo.CA 544-6747
Phone
v Original for City Clerk.
Copy to City Attorney
Calendar'ed for: ACopy to City Administrative Officer
j Copy tq the following department(s) :
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CONCEPTUAL OUTLINE•FOR THE FRENCH PAVILION
A. INTRODUCTION
The downtown district of the city of San Luis Obispo is a distinctive environment that works
well. Inherent in its vitality is the need to encourage improvements that keep pace with the retail
needs of the cummunity.
Our goal is to harmonize with the downtown character while creating a well organized and
exciting shopping environment that will encourage and sustain a vital retail climate.
The French Pavilion project has evolved from its initial configuration to this final presentation by
incorporating the extensive research and design of the structural, mechanical, service, and
transportation systems, as well as the incorporation of the aesthetic guidelines outlined in the
"Downtown Improvement Manual:" for the city of San Luis Obispo.
The manual defines two predominate commercial storefronts in the downtown district:.
1. The "Classic Main Street" storefront, which dates from the late 19th and early 20th centuries.
It is simple in design and is oriented primarily to pedestrian traffic.
2. The "Showcase" storefront, which evolved in the 1930s, 40s, and 50s. It has display
windows and signage areas which are much larger than the "Classic Main Street" storefront
representing an intent to attract customers traveling in automobiles. Many "modern"
materials such as stainless steel, Vitrolite glass panels, glass block and neon were used in
construction of this type of storefront.
We agree with these statements and have incorporated a variety of conceptual improvements
from our retail design and marketing consultants to refine the subtle balance between a dominant
architectural statement and a dynamic retail exposure: Our earlier facade, with its "Moorish"
influences did not adapt well to our new structural system and appeared too heavy for the
expanded frontage of the project. We chose to divide the facade into two distinct but harmonious
styles to enhance the affect of a mid-block, covered pedestrian passage between two buildings.
These are not "replica" type facades but reflect historic elements in the downtown community.
B. OVERALL PROJECT DESCRIPTION.l BOTH PHASES
The French Pavilion is a four level, mixed-use, specialty center. It includes a central atrium and
continuous skylight creating a mid-block pedestrian passage between Higuera and. Marsh i
Streets, and has three levels above and one below street level. The first three levels are
primarily retail and food service oriented with the top level intended for office use.
The main entries on Higuera and Marsh will allow access through the project from street to
street. Escalators are located immediately inside of both street entrances, allowing easy access {
down to the court level or up to the second floor. An exterior lobby adjacent to both street
entries will give access to elevators, providing direct transportation to the third floor office level.
The court level occurs sixteen feet below street level and will accommodate special functions as
well as providing a pleasant meeting place. A glass enclosed, observation style elevator is
located in this central area which will reach all four levels.
In addition to the eight escalators and three elevators, there will be three exit stairways and a
centrally located service elevator.
The entire atrium space will be under a skylight system which will provide natural light to all
levels of the common areas of the center.
Phase I will accommodate thirty-two stores and eight offices with a total of 50,560 square feet of
leasable area. Phase II will accommodate twenty-one stores and twenty-five offices with a total
of 97,400 square feet of leasable area. The total leasable area for both phases is 147,960 square
feet.
C. REVIEW OF CONCEPT CHANGES
The September 14, 1987 presentation to the ARC was based, in part, on the refurbishment of the
existing structure located in Phase I. After subsequent analysis of the soils report, related code,
and structural requirements, it was determined that a type I construction assembly on drilled
caison footings would best satisfy the scope of the project.
With the abandonment of the existing structures and the clarification of the foundation
requirements, it became obvious that excavation for a lower level was economically appropriate
in a climate of upscale growth in the downtown environment.
The opportunity to purchase the adjacent Maino property enabled us to create more conventional
retail store depths on the north side of the atrium without significant modification to the interior
layout of the project. In order to keep in scale with the Higuera Streetcharacter, we divided the
elevation into two distinct architectural styles linked by a covered pedestrian passage.
Decks have been introduced on the third floor perimeter wherever they are structurally feasible to
reduce the three-story massing and to introduce natural light to the interiors.
The remaining second phase buildout of the project remains conceptually unchanged, except for
the additional square footage added in the lower level and the inclusion of a service access and
exit.corridor on Morro Street, which will be a part of the first phase building.
D. HIGUERA STREET ELEVATION
The building to the left of the entry is sympathetic to the forts and details of the "Classic Main
Street" storefront of the late 19th and 20th centuries. The interplay of the brick columns and the
cast-iron style columns reflect the 19th century "Neo-Romanesque" that occurs frequently in the
downtown area. The northwest comer of the Higuera Street elevation is stepped back with a
continuous balcony deck, allowing a softening of the building mass against the one-story Cal-
Photo/Green Bros. building on the comer, and introducing natural light into the third floor offices.
Glass topped box canopies are suspended along the second floor level, further enhancing the
pedestrian scale of the facade and creating a surface for gold tettered tenant identification.
Streetfront tenant's signage will be directly applied to the display windows in gold leaf.
Discrete light fixtures are located between each box canopy to direct light up and down the
columns. The interior store lighting will complement the existing street lighting and add to the
vitality of the night time activity. The full height entry is recessed to reduce pedestrian
congestion and to create a transition to the more modem "Showcase" style building to the right.
The roof line of the entry reflects the form of the skylight which occurs behind it, and is
highlighted by two globes in metal armatures which.will glow with a gentle light at night.
2 �y
The relatively square proportions of the "Showcase' style building to the right of the entry reduce
the horizontal feel of the streetfront without creating exagerated, vertical proportions. The
design character and decorative elements reflect details on the San Luis Obispo courthouse
building and other "Showcase" style facades in the area. The entry doorsare recessed and are
covered by a curved stainless steel canopy, which also serves to connect the horizontal banding
that occurs on either side.
The roof line of the facade is stepped and articulated to add to the architectural character of the
building and bring some dynamic interest to the downtown skyline. A small vertical mast called
a "light pipe" will add further interest to the night time skyline with a soft luminous glow.
E.. EXTERIOR CIRCULATION AND ACCESS
t
The main entry on Higuera Street is recessed approximately eight feet from the property line, and
is covered by a steel and glass canopy which extends into the interior space and reduces the
scale to a more pedestrian orientation. Secondary entries occur in the "Showcase" style
storefront and midway on the "Classic Main Street" style facade. An elevator lobby entrance
occurs immediately to the left of the main entry which will allow controlled twenty-four hour
access directly to the third story office level. Exit stairs will open to the right of the main entry i
on the side of the building recess.
An emergency exit corridor is required at the mid point of the project and will open onto Morro
Street at mid-block.. We have located the service entrance in the same area to minimize potential
congestion on Higuera and Marsh Streets caused by deliveries and trash removal.
There will be a rear entrance to the Phase I building prior to construction of Phase H. This entry
will allow access to Phase I from the existing parking lot and the future city parking structure at
Chorro and Marsh Streets.
F. MORRO STREET_ELEVATION
i
I
The Monro Street exit corridor and service entrance is a utilatariun structure that houses truck
entry, gas meters, fire control, and an emergency exit. The front is enclosed primarily by roll-up
grills which will be in character with the metal roof gables that screen; cooling towers, electrical
transformers, meter panels, and an emergency generator located on the roof of the service area.
The paired gables reduce the impact that would occur with a flat vertical facade, and reflect more
contemporary influences on Morro Street. The Phase H building will complement the scale of this
facade but will likely differ in style.
Extensive research and analysis has been done on the unloading of the trucks with retail
products for our center. Higuera Street is clearly inappropriate as a major loading area and i
Marsh Street has several problems as well. The inclusion of a loading dock entrance on Marsh
would eliminate primary retail storefronts, severely reduce the depth of interior stores, and the
appearance of a large garage entry would be out of character with the improvement and growth of
the retail development of Marsh Street. Congestion and possible hazards caused by trucks
backing across two lanes of traffic would be further complicated by the entry to the new city
parking structure which is located directly across the street from our building.
I,
3 , F
The Morro Street service area has been angled to allow a sixty foot truck to back in easily. We
will not allow access to trucks longer than fifty feet, and (according to Viking Freight) average
semi-truck and trailer in this airea is thirty to thirth-five feet in length and can be easily
accommodated in our facility. Hydraulic platforms will. facilitate any height truck bed and will
expedite unloading procedures.
In addition to being the location of all of the utility service connections, this area will also house a
trash compactor for the efficient removal of refuse from the total project. Additional efficiency will
be realized by the use of a cardboard bailer which will not only recycle this material but will
reduce refuse volume by as much as twenty-five percent, thus minimizing pick-up frequency and
its impact on traffic.
G. PHASE I REAR ELEVATION
In the event that Phase H construction is delayed beyond the completion and opening of Phase 1,
the existing parking lot will be refurbished and made functional. The exposed slope of the
excavation will be landscaped and bordered by a three foot high wall to deter potential flooding.
A pedestrian bridge will allow access to the street level atrium from the parking lot, and the rear
wall will be finished with colored stucco. A pattern of rustication joints, a trellis assembly, and
signage will serve to soften the character of this temporary wall area.
H. BULB-OUT l CROSS OVER ELEMENT
Our design consultants agree with the statement in the "Downtown Improvement Manual" that a
bulb-out and distinctive stripping of the crossing "eliminates need for mid-block traffic signals".
We have shown a suggested location and.design for the bulb-out that is being considered for this
block of Higuera Street.
The crossing is shown relocated approximately sixty feet north of its current location to reinforce
the crossing of pedestrian traffic generated by the Pavilions' atrium passage to Marsh Street.
Elimination of the traffic light would help mitigate potential congestion at the Morro Street
intersection caused by stacking of cars at the crossing light.
The bench/planter design creates a meeting and resting place without adding to congestion of the
sidewalk area Trees located on each side of the bench would further improve the identification of
this pedestrian intersection as well as provide shade and a sense of scale and intimacy for the
pedestrian.
1: .S`�OMF. RELEVENT 0UOTES FROM THE "DOWNTOWN IMPROVEMENT MANUAL"
DOW NT PROVEMENT MANUAL,.City of San Luis Obispo, Charles Hall Page &
Associates,Inc.,Ar crure & Urban Planning, San Francisco, October, 1981
*CONCEPT
The plaza is both visible and accessible to thos foot and bicycle who wish to meet and rest.
Because it serves this function, downtown sidew eed not duplicate it with benches,
fountains, or other "garden environment" amenities...
.use of standard types of onstreet landscaping solutions in downtown Luis Obispo is
.1appropriate.
city of san tins ompo
'��►i►��III�I illll�111► j�ii�l INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION 879 Hi,gmera Street —APPLICATIONNO. RR 40-R7
PROJECT DESCRIPTION_RpplarP Pxiaringrnmmerrial hi,ildingS wirh nPv nnec� in .a miJ1-J haaPrl
project resulting in about 78,000 square feet more floor area.
APPLICANT Sanra Luria a Hi l l c Pmpprry
STAFF RECOMMENDATION:
X NEGATIVE DECLARATION Y MITIGATION INCLUDED
EXPANDED INITIAL STUDY.REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPAREDBY Glen Matreenn� Accnriare Planner DATE A-18_87
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: DATE
Mi►�U��rn �u raa�nyf 71sr���ea��J
SUMMARY OF INITIAL STUDY FINDINGS
L DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
II.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS .....................................................ti's- not cignifiranr*
B. POPULATION DISTRIBUTION AND GROWTH...........................................YYES nnr ci gni fi rant*
C. LAND USE ..................................................._................._. Nn*
D. TRANSPORTATION AND CIRCULATION ..............................................PFC I i t i gAr i nn*
E. PUBLICSERVICES ........................_....._..................._.............. Nn*
F. UTILITIES......................':..... .................................................Yr!;, nnr cie ifiranr*
G. NOISE LEVELS .............__......................................................YF,';it;garinn*
H. GEOLOGIC b SEISMIC HAZARDS 8 TOPOGRAPHIC MODIFICATIONS .................... Nn
I. AIR QUALITY AND WIND CONDITIONS................................................YFS. nnr significant*
J. SURFACE WATER FLOW AND QUALITY ................................................ Nn
K. PLANT LIFE......................................................................Yr.R.pirigarinn-*
NO
L ANIMAL LIFE.......................................................................
M. ARCHAEOLOGICAUHISTORICAL ..........................................:..........vFc, mitigation*
N. AESTHETIC .......................................................................vFc� rnt =igl►ificaat*
O. ENERGY/RESOURCE USE ............................................................. Ai0
P. OTHER ............................................_........_.........._...........
III.STAFF RECOMMENDATION*
*SEE ATTACHED REPORT sees
ER 40-87
French Pavilion Initial Environmental Study
PROJECT SETTING
The 1:2-acre project site would occupy about one-half the area of the block bounded by
Higuera, Chorro, Marsh, and Morro streets in downtown San Luis Obispo. Higuera and Marsh
are a pair of one-way, arterial streets. Surrounding development includes one=, two-,
and three-story buildings occupied by retail stores, restaurants, banks, offices, and
residential hotels. The Post Office and a church are located on the opposite side of
Marsh Street. The site slopes gradually down toward the southwest.
Other major projects planned for the vicinity include a city parking structure in the
block across Marsh Street and a commercial development on the existing city parking lot
at Court Street.
PROJECT DESCRIPTION
Plans for this project are on file at the Community Development Department (ARC
87-131). They show a four-phase development that would:
Replace the existing one- and two-story building recently occupied by Korbs and Cheap
Thrills with a two- and three-story enclosed mall, with retail stores on the first
two levels and offices on the third;
Replace the parking lot behind the Korbs building and the building now occupied by
Image One and Dave's Hacienda (formerly Farley's) with an extension of the mall;
Replace the Farley's corner parking lot with a two-story bank building;
Replace the parking area next to the Farley's building,on Morro Street with a
two-story retail and office building.
The new buildings would enclose a floor area. of about 135,000 square feet. They would
result in a net increase of about 103,000 'square feet, considering existing floor area
being removed. Excluding semipublic pedestrian areas of the mall, the net increase in
floor area would be about 78,000 square feet (34,000 retail and 44,000 office). About 55
parking spaces would be removed.
POTENTIAL IMPACT REVIEW
A. Community plans and goals
The project is consistent with the general plan Land Use Element, which favors downtown
as the location for additional retail development and designates this site for retail
use. The project is generally consistent with the Goals for Downtown, which say
pedestrian-oriented retail uses should occupy the ground floor, with offices above.
However, these goals also say "rather than tearing down buildings in the core.area to
allow larger and taller buildings, the city should allow the commercial core to expand
into (designated areas above Santa Rosa Street and below Nipomo Street)." While the
downtown goals do not include a specific reason for this approach, they imply that the
intent is to avoid traffic congestion and preserve historic buildings and district
character. The Goals for Downtown do say that downtown development should not cause
unacceptable levels of traffic congestion. These topics are discussed further below.
ER 40-87
Page 2
Also, the Land Use and Housing elements say the city should discourage major developments
that, by increasing the number of jobs in the city, would further imbalance the demand
for and supply of housing. Based on the net increase in retail/office floor area and an
average of two to three employes per 1000 square feet in such space, the project would
result in about 130 to 200 more employees at this location. Some but not all retail and
office employees could be expected to come from the local labor force. Due to the phased
increases in floor area and planned increases in housing supply, the project is not
expected to substantially increase the imbalance between jobs and housing in San Luis
Obispo. However, cumulatively with other retail and office projects, it will probably
prevent the imbalance from being reduced.
Overall, the project appears to be consistent with the city's plansand goals.
B. Population distribution and growth
The project will contribute to area growth through temporary construction employment
(partially offset by temporary loss of retail employment while the existing buildings are
being replaced), retail and service employment, and additional income and tax revenues.
Recent EIR's for major projects (San Luis Obispo Mall, now called Central Coast Plaza,
and Court Street) have concluded that similar but larger projects individually would not
have a significant growth-inducing impact. However, the combined result of such projects
has been an increase in local employment and substantial migration to the San Luis Obispo
area.
Assuming that one-third of the employment increase would result in new households moving
to the area, the project would directly cause a population increase of 100 to 160. If
spread over five years, the direct increase from the project would comprise 25 to 40
percent of the maximum annual population increase anticipated by the general plan for the
1990's.
The project would not displace nor concentrate residents.
Impacts on-population growth and distribution will not be significant.
C. Land use
The project will not introduce a new type of land use to the area, so no significant
impacts are expected.
D. Transportation and circulation
Traffic and transit
Downtown streets are becoming more congested, with delays at some intersections reaching
unacceptable levels according to traffic engineers' ratings of driver behavior. Traffic
increases due to areawide growth and the Court Street project are expected to further
increase congestion, with substantially longer delays during the afternoon peak hour at
nearly all downtown intersections (Court Street Center Draft EIR, Earth-Metrics, July
1987). This project will contribute to that congestion and to generally higher levels of
traffic throughout the downtown and on routes leading.to it. 9
ER 40-87
Page 3
If the downtown area is considered a shopping center in the range of 1 to 1.25 million
square feet, the trip generation rate (average daily traffic) for retail floor area is
about 31 per 1000 square feet of retail area, according to the Institute of Traffic
Engineers. The rate for professional offices is estimated to be 17.7 per 1000 square
feet. At these rates, the project would cause about 1,800 additional vehicle trips to
and from the downtown each weekday (compared with some 200,000 trips in and through the
downtown estimated currently). If the parking structure proposed for the Riley's parking
lot in the Post Office block is built, many of the trips would begin and end at t that
location.
This project will probably generate less traffic than a similar increase in floor area at
a suburban location because it has no on-site parking, most downtown parking requires
direct user payment, fewer single-purpose trips would be made toand within the mixed-use
setting of downtown, and the area is more easily reached from all the routes of the city
and regional bus systems.
While the impacts of this individual project will.not be significant, cumulative traffic
impacts from more intense downtown development will be. This and other major downtown
projects should be required to help mitigate cumulative traffic impacts by reducing trip
generation. Alternatives to travel by vehicles occupied by one person are available.
These alternatives and possible mitigation measures that would encourage their use are
listed below. Mitigation measures that are recommended as conditions for approving this
project are indicated with an asterisk (s).
Alternative mode Target users Means Iq encourage u�
Walking Employees Employee fitness program
Bicycle Employees Employee fitness program
'Secure, weatherproof bike
storage
Shower & locker areas -
Shoppers,.clients 'On-site bike parking
Car pool Employees 'Participation in county
ridesharing program
Reduced rate parking
Van pool Employees Provision/subsidy of van
Reduced rate parking
City bus Shoppers, clients, employees *Bus system information
*Reduced fares
Funding contribution for new
route/more frequent
service
Provide bus stop/shelter
All modes Shoppers, clients, employees *No "free" parking
Off-peak travel Employees Flexible/staggered work hours
��"aO
ER 40-87
Page '4
Secondary impacts of increased traffic —air pollution, noise, and aesthetics— are
discussed below.
Parking
Parking demand in downtown San Luis Obispo has been estimated to be from 0.5 to 5.1
spaces per 1000 square feet, for various types of retail and office uses, with an average
peak demand of about 2.1/1000 for retail and 2.5/1000 for office (Wilbur Smith and
Associates, 1977). Current zoning requirements are 2.5/1000 for specialty retail, about
3.1/1000 for restaurants, 3.3/1000 for general retail, and 1.7/1000 for general office
use. Thecity is considering a parking requirement of 2/1000 for all downtown retail and
office uses.
At 2/1000 overall, the existing buildings would need about 62 spaces, while 55 are
provided on site. The on-site parking is heavily used during weekday afternoons. At
2/1000 overall, but excluding the mall area, the project would create a demand for about
220 spaces. The developer's project statistics, assuming a parking requirement of
3.3/1000, indicate a total requirement of 418 spaces. While the first phase would allow
57 spaces to remain on site, these would be removed with phase 2. The developer's
statistics indicate "offsite purchase" would provide between 318 and 391 spaces. Under
the parking in-lieu fee and construction fee program being considered by the city, fees
would probably fund about one-third the cost of a parking space, with the rest of the
money coming from meter revenues and general funds
If sufficient parking for the project is not provided, several effects will be felt:
1. Shoppers and clients will be less likely to visit the project and other downtown
businesses;
2. The feasibility of later phases of this project and of other downtown developments
will be reduced.
3. Parkers will tend to use spaces farther from the downtown core_(along Pacific, Pismo,
and Buchon streets).
4. Some prospective parkers, primarily employees, will use means other than cars to
reach.the project.
None of these effects will result in significant environmental impacts. The principle
parking issues are the impacts of providing additional spaces (see traffic impacts
discussion`above) and equitable means to finance additional spaces.
E. Public services
The fire, police, and public works departments have not identified significant problems
in serving this project.
ER 40-87
Page 5
F. Utilities
Water
In the year ended May 1, 1987, use of city water totalled 8,700 acre-feet, about six
percent more than the safe yield of 8,180 acre-feet from sources of supply.. As the
city's usual water use exceeds safe yield by greater amounts, the city must cut back
water use more frequently and more substantially to avoid running out of water during
periods of low rainfall. (Although annual changes in water use-are related to such
variables as the weather and the economy, the continuing trend of increasing total water
use has been due primarily to the construction of more houses, apartments, and
businesses.) The city is seeking several supplemental water supplies which could be
available by the early 1990's. However, a major supplemental source of water, such as
the coastal branch of the state aqueduct dr a distribution system from Nacimiento
Reservoir, probably will not be available until the mid to late 1990's.
The City Council is considering development controls to prevent water use from exceeding
safe yield by 113 percent, or less as new sources of supply are obtained. This project
would to be subject to those controls, expected to be adopted in early 1988, when
building permits are requested.
The businesses occupying this site used 7.6 acre-feet per year on average during a.
1981-through-1985 survey period. Water use from the proposed development is estimated as
follows:
Bank/office 48,700 sq. ft. at 0.055 acre-feet/1000 sq. ft. = 2.7 acre-feet
Retail 83,300 sq. ft. at 0.035 acre-feet/1000 sq. ft. = 2.9 acre-feet
Restaurant(s) 3,000 sq. ft. at 1.65 acre-feet/1000 sq. ft. 4.9 acre-feet
TOTAL 10.5 acre-feet
The proposed development would therefore directly increase water use by about 2.9
acre-feet per year (about 0.04 percent of current safe annual yield). All the water used
by the project would be from city sources. If the project was subject to the proposed
limitation for 1987-88, it would take about six percent of the allocation for
nonresidential projects.
Through induced population growth and housing demand, as discussed in items .A and. B
above, the project would lead to a total increase in water demand of 20 to 30 acre-feet
per year (100 to 160 additional residents times 0.2 acre-feet per year per person), or
2.5 to 3.7 percent of current safe annual yield.
The developer does not propose any water-saving features beyond those required by city
codes. Additional incentives or requirements will probably be in effect when
construction permits for the project are requested. Since the amount of water used
directly by the project would be relatively small,-no mitigation measures are proposed.
ER ao-87 .
Page 6
G. Noise.
The project will temporarily increase noise in its vicinity, during demolition and
construction. Besides public sidewalks, nearby noise-sensitive uses include the
Anderson, Wineman, and Granada hotels and the Masonic Lodge and Presbyterian Church.
Residents and workers in other downtown areas would be affected by increased noise from
traffic.
Mitigation:for demolition/construction noise is warranted because: noise sensitive uses
are nearby; this is a large, multiphased project, the city's Noise Control Regulations
would allow relatively high noise exposure (up to ten days at a time for mobile equipment.
to produce 70 dBA at night and on Sundays and Holidays, and 85 dBA during the day Monday
through Saturday). The project should include the following mitigation:
In addition to meeting the city Noise Control Regulations' standards, demolition and
construction activities will not cause noises at the boundaries of the site which
exceed ambient noise or 65 dBA, whichever.is less, from 7:00 p.m. to 7:00 a.m. or on
Saturdays, Sundays, or holidays.
1. Air quality
The project will contribute to air pollution through increased vehicle traffic in a
congested area (see discussion of traffic impacts above) and through growth-inducement.
Individual impacts are not expected to be significant.
K. Plants
Besides several shrubs and some areas of groundcover planting, the project would remove
these trees which grow on the site:
six medium-size Pyrus kawakami (evergreen pear), some in poor health, in the middle
of the parking lot;
four Eucalyptus (paucifolia ?), ranging from small to large, unhealthy one in the
parking lot and three healthy ones near Marsh Street;
one medium-sized, healthy Podocarpus gracilior (fern pine) at the rear of the
Korb's building;
two medium-sized, healthy Myoporum laetum and
one medium-sized, healthy Pinus radiata (Monterey pine) near the Farley's building.
None of these are unique or landmark trees. According to the city arborist, none of the
trees on the site are worth relocating. The project would include new street trees.
The project will also affect existing street trees (those planted in the sidewalk)..
Several street trees grow into the area which would be occupied by the second story of
the proposed buildings. The city arborist recommends that these trees be pruned by the
city before construction (to help avoid damage and to top growth and roots, which may be
damaged during construction. He also recommends that the trees be protected during
construction.
ER 40-87
Page 7
One street tree in particular would be substantially changed by the project as proposed.
A Ficus nitida on Morro Street, about 60 feet from Marsh Street, grows about 40 feet high
and 30 wide at the crown. It is an exceptional street tree, sturdy and well formed..
Nearly half of its crown width grows into the area which would be occupied by the upper
floors of the bank and office buildings, and its roots probably grow into the area where
building footings would damage them. This tree would probably survive project
construction, but only with extensive pruning that would change its character.
Insetting the building eight to 12 feet from the back of sidewalk for a distance of about
20 feet would be the most effective way to preserve this tree.. Pruning would still be
required, but its essential shape and character could be retained. Overtime, though,
shading from the new buildings may result in less dense foliage(compare with street
trees on the southerly side of Higuera Street adjacent to buildings).
The following mitigation is recommended for street trees:
Street trees will be pruned by the city prior to construction of project phases which
would affect them.
Applicant will enter into a tree protection agreement with the city and will provide
a cash guarantee for replacement or expert care of street trees which may be damaged
during construction.
The Morro Street sides of thel bank and/or office buildings will be redesigned to
allow the existing Ficus nitida to remain in essentially its current form. An inset
from the sidewalk at least eight feet deep and 16 feet long, centered on the tree
trunk, will be provided. The ground area under the tree may be used for outdoor
eating/retail activities which are compatible with tree growth.
M. Archaeological/historical
This part of the city was once a meadow in San Luis Obispo Creek's floodplain. Any site
near a creek is likely to have been used by Chumash at some time. Sediments have
probably buried early artifacts, extensive building on the site has probably caused more
shallow materials to be removed or damaged. However, deeper footings for the proposed
structure may encounter Chumash materials.
This site was at the periphery of the original Spanish (mission) settlement. It probably
contains some materials from the early Spanish period through the early 1800's, when a
city square occupied the area. It also is expected to contain items from the period
ending in the 1930's,.when the existing structures were built.
The existing buildings were examined during the city's historic resources survey and by
the Cultural Heritage Committee, which decided that they were not historically
significant. (The city's Architectural Review Commission must make a formal
determination on whether they are historically, architecturally, or culturally
significant before they are removed.)
ER 40-87
Page 8
Structures to be removed are:
879 Higuera Street, a two-story, rectangular building with flat roof, built:in the
1930's. The exterior of the building has been modified several times, and is now
plaster. Two additions to the rear of the building have been made.
894 Marsh Street, a single-story, L-shaped, brick and concrete building, built in the
1930's, probably as a market. This building also has been extensively changed over the
years.
Because the site may contain materials from a long span of archaeological and historic
periods, the following mitigation should be included if the project is approved:
Applicant will provide for a qualified archaeologist to be present during site
grading and excavation. If demolition, grading, excavation, or other construction
activities expose archaeological or historical resources, construction activity shall
cease and the Community Development Director shall be notified of the extent and
location of discovered materials. Also, the applicant will provide for removing,
re-covering, or other apropriate disposition of materials, as recommended by the
archaeologist. If Chumash materials are found, an appropriate native-American
representative will be notified.
N. Aesthetics
The city's Architectural Review Commission will determine whether aesthetic impacts are
acceptable. The project would cause substantial visual changes. The new buildings will
be taller and will cover more of the site than the existing buildings, and they will be
taller than most nearby buildings.
Historic resources
The project would affect the immediate setting of several buildings identified as
historic resources in the city's Historical Preservation Program Guidelines:
The Tower Building at 842 Higuera Street, a two-story renaissance revival
commercial building (built 1904);
The Wineman Hotel at 849 Higuera Street, a three-story Mediterranean commercial
and residential-hotel building (built 1955);
The Masonic Temple building at 859 Marsh Street; a four-story colonial revival
commercial and fraternal-lodge building (built 1913);
The Post Office at 893 Marsh Street, a one-story Mediterranean building'(built
1925);
The Presbyterian Church at 901 Marsh Street, a one-story Romanesque/gothic
revival church (built around 1905).
While the mall would be larger than these buildings, it would not be adjacent to any
of them. The project's buildings which are closest to the historic buildings would
be smaller than the mall. With the exception of the Higuera Street facade, the
project would not introduce a new type of architecture into the setting of these
buildings. The Cultural Heritage Committee has expressed concern about the mass and
scale of the project's buildings in relation to its setting.
ER 40-87
Page 9
District character
The project would also affect the character of the larger downtown commercial
district, which extends for several blocks along Monterey, Higuera, and Marsh
streets. Most of the area and about two-thirds of the project site are in the
recently adopted historic zone. The project is not expected to harm the
architectural character of the larger district.
The project will increase vehicle and pedestrian traffic. in surrounding blocks.
Vehicles, particularly diesel-powered delivery trucks, produce noise and fumes which
reduce the appeal of downtown.
Pedestrian streetscape
Overall, the project is expected to enhance close-range pedestrian views by replacing
poorly maintained parking areas with storefronts that meet the.city's guidelines for
downtown development.
Views .
The project will block some longer-range views now available from downtown streets.
These views orient people in downtown and help provide a sense of connection to the
natural features of the area. The most significant lost view will be San Luis
Mountain as seen from Morro Street between Marsh and Higuera.
Overall, aesthetic impacts are not expected to be significant. (This determination can
be changed by the Architectural Review Commission, which may request more information on
visual impacts.)
STAFF RECOMMENDATION
Approve a negative declaration, with the mitigation recommended above for traffic, noise,
trees, and archaeological/historical impacts, specifically:.
Traffic
1. Project will include weatherrool lockable storage for at least six bicycles.
2. Project will include rack spaces for at least 12 bicycles (when construction plans
are finalized and the extent of loading/no parking areas are known, staff will
determine the extent to which locking clamps at parking-meter posts along the
project's sidewalk frontage may meet this requirement).
3. Project tenants will participate in county ridesharing program (participation
requirement to be noted in lease agreements).
4. Project tenants will provide bus system information and fare-reduction incentives for
customers/employees, as provided in a specific program to be approved by the city's
transit manager, to be noted in lease agreements.
Jlffi�_&Q G
ER 40-87
Page 10
5. Project tenants will agree not to provide "free" parking for employees or customers,
to be noted in lease agreements.
Noise
6. In addition to meeting the city Noise Control Regulations' standards, demolition and
construction activities will not cause noises at the boundaries of the site which
exceed ambient noise or 65 dBA, whichever is less, from 7:00 p.m. to 7:00 a.m. or on
Saturdays, Sundays, or holidays.
Trees
7. Street trees will be pruned by the city prior to construction of project phases which
would affect them.
8. Applicant will enter"into a tree protection agreement with the city and will provide
a cash guarantee for replacement or expert care of street trees which may be damaged
during construction.
9. The Morro Street sides of the bank and/or office buildings will be redesigned to
allow the existing Ficus nitida to remain in essentially its current form. An inset
from the sidewalk at least eight feet deep and 16 feet long, centered on the tree
trunk, will be provided. The ground area under the tree may be used for outdoor
eating/retail activities which are compatible with tree growth.
Archaeological/historical
10. Applicant will provide for a qualified archaeologist to be present during site
grading and excavation. If demolition, grading, excavation, or other construction
activities expose archaeological or historical resources, construction activity shall
cease and the Community Development Director shall be notified of the extent and
location of discovered materials. Also, the applicant will provide for removing,
re-covering, or other apropriate disposition of materials, as recommended by the
archaeologist. If Chumash materials are found, an appropriate native-American
representative will be notified.
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CityO SaY1W1S OBISPO
990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100
December 16, 1988
TO: Judy Lautner, Associate Planner
FROM: Terry Sanville, Principal Planner
SUBJECT: CHC review of the French Pavilion project -- 879 Higuera Street.
On December 1 and 15, 1988, the Cultural Heritage Committee reviewed a proposal to
construct a three-story commercial building at 879 Higuera Street. Key issues that the
CHC talked about were the high and bulk of the building and its shading of Higuera
Street. The CHC took the following actions:
1. The CHC reaffirmed its previous action (August 12, 1987) concerning the demolition
of the existing structures on the site. This action stated:
Demolition of the existing buildings as part of Phase I is appropriate.
However, as part of the redevelopment of the site, a historical and
archaeological survey should be undertaken since the site is part of the
community's original municipal plaza.
The CHC again emphasized that a historic and archaeological survey of the site is
absolutely necessary as part of this project.
2. The CHC finds that the project is compatible with existing historical resources
and with its setting. No changes to the project are recommended. (Motion passed
4-2.)
If you have any questions about the CHC's discussion or actions, feel free to contact me.
TS:ts
LEASING PLANS
COURT LEVEL
U.S. Post Office £"t`un`e"' Parking Structure
Parkhm.Sirnrrurr
Marsh Street
A-28
Rileys
Department Store
Escehaws
;E-�r—®uer L Phase 2---- — U
Phase I
Hair StudioUL
NaturalSelection A_27A-20 Charles Rileys Wineman
Shoes Hotel
m A-I8css
w
Higuera Street
i
COURT LEVEL (Level A)Total Gross Leaseable Area—38,786 SF (Phase 1 —9,684 Phase 2—29,102)
Phase 1 Phase I Phase 2
Food Court Retail Shops Retail Store
Space Size—SF A-14 699 Space Size —SF Space Size—SF
A-2 713 A-16 725 A-18 1.128 A-28 29,102
A-6 467 A-20 1.092
A-8 810 A-22 924
A-10 816 A-24 1,008
A-12 778 A-26 524
FIRST }
FLOOR
U.S. Post Office Entrance to Parking Structure
Park* %!Structure
Marsh Street
Entrar
B-40 B-42 B-44 B-320r t1 ! 18 Rileys
B-34 Department Store
- 6 ;
u
B-38 B-36
B-24
uoa ® `--------- ---Phase 2 U
Swwkv B-22 Phase
Hair Studio B-2 B-20
Natural
Selection B-4 B-18
B-16 Charles Rileys Wineman
B-6 Shoes Hotel
°c m` 11 11 B-14
ii � edmt+
4,
U a B-10 L B-12
Entrance
Higuera Street
FIRST FLOOR (Level B)Total Gross Leaseable Area—38,137 SF(Phase 1— 13,223 Phase 2—24,914)
Retail Shops Retail Shops
Phase 1 Phase 2
Space Size—SF B-14 970 Space Size—SF B-34 3,190
B-2 1,158 B-16 1,072 B-24 2,578 B-36 1,730
B-4 1.279 B-18 904 B-26 1.440 B-38 2,450
B-6 2,846 B-20 1,008 B-28 1.560 B-40 3,430
B-10 2,180 B-22 524 B-30 2.965 B-42 1,870
B-12 1.292 B-32 2.185 B-44 1.655
0f -33
SECOND
FLOOR
V
y
U.S.Post Office Entrance it) Parking Structure
Parking Strucrure
Marsh Street
C-46 IH
C-44
C.48 ca= C-32 C-30
CAI Rileys
C-50 CJD C-34 C-28 Department Store
c:.W 1 i
v
C-52 c_,R C-36 F.deor+ C-26 61
an H
Ln o
-- — — C-24 °
So win ® C-22 Phase t --- —
EkVO e
Hair Studio C-2 � C-20
Natural C 4
Selection C-18
C-6 1 i
C-16
A Charles Rileys Wineman
r m` Shy Hotel
d C-8 C-14
U C7
C-12
Higuera Street
SECOND FLOOR (Level C)Total Gross Leaseable Area—35,149 SF(Phase I — 13,210 Phase 2—21,939)
Retail Shops Phase 2 Office Suites
Phase 1 C-14 970 C-24 2,590 Space Size—SF C 44 780
Space Size—SF C-16 1,072 C-26 1.440 C-37 145 C-46 1,685
C-2 1.088 C-18 904 C-28 1,560 C-38 145 C-48 1,430
C-4 980 C-20 998 C-30 3.265 C-39 145 C-50 1,430
C-6 1.736 C-22 524 C-32 3.275 C-40 155 C-52 1,675
C-8 3,646 C-34 1,345 C-41 155
C-12 1.292 C-36 1,410 C42 155
n d by:
i�Coundl
m'cno" MEING
°�' �'
1VC1Wk;qnq. AGENDA
TE - >-,�'� ITEM #
did / lDA
-XI i
DRAFT ARC Minutes- —_ -
January 30, 1989
r T.
2. ARC 88-185: 879 Higuera Street; new enclosed shopping center known as French
Pavilion; C-C-H zone; final review.
Greg Smith, Associate Planner, presented the staff report, recommending that the
commission concur with the negative declaration of environmental impact, and grant final
approval with a condition that the tree on Morro Street and at least two of the three
street trees on Higuera Street be retained.
John French, applicant, responded to the staff report and generally supported staff
recommendation but objected to the specific mitigation measures for traffic (items 1-5)
as noted in the initial study. He also felt that the ficus tree (noted in item 9 of the
initial study) should be decided in the second phase. He felt it was not realistic to
save the trees on Higuera, but he was willing to try. He suggested letting the arborist
monitor the situation and decide on the outcome. He noted that the solid band between
the floors would be 3 feet instead of.2 feet wide and that the stainless steel canopy on
the art deco entry had been reduced in size. Pebble glass or something similar would be
used in the transom windows at the second level. He indicated that the apex of arches
would be 1 foot lower than the previous arches and balls used on either side of the entry
would be made of glass or fiberglass illuminated to allow for a small amount of light.
He indicated that the medallions were not drawn yet but would not be dramatic but still
provide architectural relief.
Commr. Bradford felt the Morro Street tree should be retained as noted in the initial
study. She also wanted items 2 and 9 to be kept in the initial study. She wanted
something done to indent the glazing on the Marsh Street elevation.
Ken Bruce, Senior Planner; addressed Bruce Beery's recommendation to provide $1000 to
help with locked bicycle storage. He noted that staff recommended against a change to
the mitigation measure since many downtown employees would ride their bicycles to work if
storage and showers were available.
Commr. Jones noted that bicycle storage was not used at the Central Coast Plaza.
Ken Bruce indicated that the transit administration said that employees were not aware of
those facilities. He felt bicycle storage could be a part of Phase 2.
John French agreed to participate in any city programs but not a program that was only
designed for the French Pavilion. He wanted to retain the Morro Street tree but did not
want to comply with mitigation measure No. 9 of the initial study.
Commr. Morris felt his concerns had been taken care of and the project looked great. He
felt either racks or a fee would be acceptable for the bicycles but felt that the value
of installing showers were debatable. He hoped the city would sponsor ride-sharing. He
felt tree concerns should be left to the arborist to decide, but suggested either saving
the trees or replacing them with 48-inch box trees. He suggested keeping the Berri C E 1 V E
sentence of item 9 only. 7RT CC
MAR 6 09
CRY CLERK
SANLUK!M f,00.CA
DRAFT ARC MINUTES
January 30, 1989
Page 2
Commr. Jones was pleased with the changes to elevations. He felt the applicant should
agree to join the city ride-share program but not be responsible to start one. He was
concerned that bicycle lockers may never be used and suggested looking at such uses in
similar cities in similar applications. He felt bike racks were a good idea. He
suggested relocating trees to replace those removed at Mitchell Park or Laguna Lake.
Commr. Starr liked the refinements that had been made, but felt the project needed more
depth in recesses. He was not in favor of lockers but felt there was a need for bike
racks. He noted that item 3 of the initial study referred to the county program and that
item 4 should be coordinated with the existing program. He wanted the ficus tree on
Morro Street to remain.
Commr. Gates wanted items 2, 3, 4, 5, 6, 8, and the first sentence of 9 to remain in the
initial study.
Commr. Cooper suggested retaining the proposed colors with a green canopy but making the
white band the same color as the rest of the building. He felt that frosted panes on the
left side of the building would also keep from seeing the fluorescent lights from the
outside. He felt the building was acceptable.
Commr. Morris moved to grant final approval to the project with the following mitigation
measures of the negative declaration of environmental impact:
1. Project will include rack spaces for at least 12 bicycles (when construction plans
are finalized and the extent of loading/no parking areas are known, staff will
determine the extent to which locking clamps at parking-meter posts along the
project's sidewalk frontage may meet this requirement).
2. Project tenants will participate in county ridesharing program (participation
requirement to be noted in lease agreements).
3. Project tenants will provide bus system information and fare-reduction incentives for
customers/employees, as provided in a specific program to be approved by the city's
transit manager, to be noted in lease agreements.
4. In addition to meeting the city Noise Control Regulations' standards, demolition and
construction activities will not cause noises at the boundaries of the site which
exceed ambient noise or 65 dBA, whichever is less, from 7:00 p.m. to 7:00 a.m. or on
Saturdays, Sundays, or holidays.
5. Street trees will be pruned by the city prior to construction of project phases which
would affect them. Removal of street trees shall be as approved by the city
arborist. Replacement trees will be 48-inch box specimen size.
6. Applicant will enter into a tree protection agreement with the city and will provide
a cash guarantee for replacement or expert care of street trees which may be damaged
during construction.
r
DRAFT ARC MINUTES
January 30, 1989
Page 3
7. The Morro Street sides of the bank and/or office buildings will be redesigned to
allow the existing Ficus nitida to remain in essentially its current form.
8. Applicant will provide for a qualified archaeologist to be present during site
grading and excavation. If demolition; grading, excavation, or other construction
activities expose archaeological or historical resources, construction activity shall
cease and the Community Development Director shall be notified of the extent and
location of discovered materials. Also, the applicant will provide for removing,
re-covering, or other appropriate disposition of materials, as recommended by the
archaeologist. If Chumash materials are found, an appropriate native-American
representative will be notified.
Commr. Starr seconded the motion.
AYES: Morris, Starr, Bradford, Gates, Jones, Cooper
NOES: None
ABSENT: McClave
The motion passes.
STING AGENDAJ4
DATE
3-7-89_ .-ITEM #
CITIZENSPLANNING ALLIANCE
OF SAN LUIS OBISPO COUNTY , CALIFORNIA
Post Office Box 15247
San Luis Obispo, California 93406 Faosadpemw
March 7 , 1989 To: City Council City of San Luis Obispo
o r-r
From: Citizens' Planning Alliance
l
Re: APPEAL OF THE FRENCH PAVILION PROJECT NEGATIVE DECLARATION
Our organization would like to go on record in support of
the appeal on this project and encourage the City Council to
require a focused E. I.R. on the following points:
1 . Parking - This needs to be properly reviewed and analyzed
not only for its specific impacts, but also the cumulative
impacts of this and other projects being proposed for
downtown.
Tonight two major projects are being proposed which appear
to be increasing commercial development while eliminating
on-site- parking leaving a major parking deficit.
2 . Air Quality - This project, in combination with other
proposals , will produce certain cumulative impacts on air
quality. These impacts need to be analyzed and mitigation
measures need to be discussed.
We are very concerned that the City has not sought the
comments of the Air Pollution Control Department of the
County on major land use decisions. We would like the
Council to direct staff to consult the County on all major
projects and major land use proposals and to demonstrate
greater sensitivity to air quality issues when formulating
E. I.R. ' s .
3 . Cumulative Impact of Total Buildout - This project is being
done in two phases , yet only one is being discussed. The
entire 130 ,000 square foot project should be reviewed and
evaluated for its total impact on downtown.
We question why this project is moving forward in this
fashion because it certainly is not good planning. It
appears that the applicants are simply trying to diminish
the magnitude of public response by dividing the project and
seemingly making it appear smaller. R E C E IV E
MAR 7 99
OTY CLERK
a SAN LUtS-0Y--c0,C A
r '
•
City Council
City of San Luis Obispo
March 7 , 1989
Page Two
An overall downtown development program needs to be drafted
before all of the proposed civic center and major commercial
projects are separately approved. we need to define a
"vision" for the downtown and not plan on a piecemeal basis.
Parking and circulation are definite aspects to be dealt
with as part of this "vision" and its implementation
programs.
CPA would like to express its concern to the City Council
that this is again another major project that the Planning
Commission has not been involved in. We encourage the Council to
involve the Commission more. We would ask the Council to
evaluate the City' s current review processes so that the Council
and Planning Commission both see more of the City' s major
projects before they are actually built! This would have been
helpful certainly on this project, as well as on upper Monterey
Street by allowing for full public review and comment.
Thank you for your consideration of our comments .
*Denotes action by Lead person CUESTA VALLEYDEVEWPMENT CO.
Respond by-
' P.O.BOX 1796•SAN LUIS OBISPO.CA 93406
M7 cotmi
19M 1605/5442013
March 7, 1989 ty MY.
WCIerk MEETING AGENDA
dF rAR I DATE � ITEM # ..:1..
dr.t,
Ron Dunin Hand Delivered
990 Palm Street
San Luis Obispo, Ca. 93401
Dear Ron:
There are some issues regarding the appeal of the Pavilion project which I would like to
point out.
1) THERE IS SUFFICIENT RESERVE CAPACITY IN THE CIRCULATION
SYSTEM TO ALLOW CONSTRUCTION OF THE PAVILION WITHOUT
DELAY. (See page IV-12 of draft circulation element).
Between 335,000 and 695,000 SF of development could be accommodated without
major-
improvements-2) PAVILION ONLY SLIGHTLY INCREASES TRAFFIC.
Currently there are 200,000 trips in and through the downtown.
Phase One of Pavilion will generate 334 additional trips based on 31 trips per 1,000 SF
for retail space and 17.7/1,000 SF for office. This is an increase of less than 1/5 of 1%
in downtown traffic.
3 ) PARKING CAPACITY AND FUTURE PARKING NEEDS HAVE ALREADY
BEEN ADDRESSED.
These issues were evaluated on page 2,paragraph(D.)Transportation and Circulation of
the 'Initial Study of Environmental Impact" dated August 18, 1987, and numerous EIRs
and studies over the last 10 years including the Parking Management Plan adopted in
1988.
Incidentally,from a water use stand point the fust phase of Pavilion will be demand neutral
for water,given prior water use at that location. Enclosed is a copy of a letter I sent to the
appellant. She has not responded.
Sincerely,
Jo French
JDF/maj RECEIVED
Enclosure MAR 7 IMAN
CITYCLERK
SANLU15681SPQ.CA
'�f '
0o P.,l.
PAVILION
•) THERE IS SUFFICIENT RESERVE CAPACITY IN THE CIRCULATION
SYSTEM TO ALLOW CONSTRUCTION OF THE PAVILION WITHOUT
DELAY. (See page IV-12 of draft circulation element).
Between 335,000 and 695,000 SF of development could be accommodated without
major improvements.
•) PAVILION ONLY SLIGHTLY INCREASES TRAFFIC.
Currently there are 200,000 trips in and through the downtown.
Phase One of Pavilion will generate 334 additional trips based on 31 trips per 1,000 SF
for retail space and 17.7/1,000 SF for office. This is an increase of less than 1/5 of 1%
in downtown traffic.
•) PARKING CAPACITY AND FUTURE PARKING NEEDS HAVE ALREADY
BEEN ADDRESSED.
These issues were evaluated on page 2,paragraph(D.)Trazis gaM ion and Circulation of
the "Initial Study of Environmental Impact"dated August 18, 1987,and numerous EIRs
and studies over the last 10 years including the Parking Management Plan adopted in
1988.
�) PAVILION, PHASE ONE WILL USE NO MORE WATER THAN PREVIOUSLY
USED ON THE SITE.
Current water use equals 7.6 acre feet/year. Phase I with 70%build out of food court
would use 7.6 acre feet/year(no increase in water use). Even full build out of the food
court would result in an increase in water use of only 2.39 acre feet/year. That equates to
3/100 of one percent of city water use.
•) PHASE I OF PAVILION WILL GENERATE $4009000 IN ANNUAL SALES.
TAXES AND $100,000 IN PROPERTY TAXES PER YEAR.
•) THE PAVILION MEETS THE REQUIREMENTS OF ALL CITY ORDINANCES.
No variances are requested No exceptions are requested.
CUEM VAI.f.EYDLV=PAfi"00.
P.O.BOX IM•SAN LUISOBISAO.CA W406
February 15, 1989 1605/61I-2013
Ms. Dianne N. Long
313 San Miguel
San Luis Obispo, Ca. 93401
Dear Ms. Long:
I have received a copy of your appeal of The Pavilion project. Your concern for downtown
is shared by many of us who have labored for years on various city committees, reviewed
dozens of reports, and attended endless hours of public hearings in an effort to protect the
very special character of downtown. There are things concerning the Traffic Circulation
and Parking impacts of The Pavilion about which you may not be aware.
TRAFFIC CIRCULATION
Your appeal suggests alternate circulation plans should be addressed prior to approval of
The Pavilion. I believe this is unnecessary. The circulation report cited in your appeal
identifies a reserve capacity of the existing roadway system sufficient to handle an
additional 335,000 SF of downtown development. With limited improvements to the
roadways an additional 695,000 SF could be accomodated over present levels. Your appeal
incorrectly identifies the approved portion of The Pavilion as being 180,000 SF. Actually,
the approved project contains 47,767 SF of rentable area. An increase of only 16,000 SF
over the rentable space that currently exists on the site - this equals between 2% and 5%
of the reserve capacity. THERE IS SUFFICIENT RESERVE CAPACITY IN THE CIRCULATION
SYSTEM TO ALLOW CONSTRUCITON OF THE PAVILION WITHOUT DELAYI
PARKING
Parking impacts have been addressed in numerous studies from Wilbur Smith to the EIR on
the parking project. The Parking Management Plan, adopted in 1988, addresses future
parking needs. An impact fee on new development will fund construction of additional
parking. PARKING CAPACITY AND FUTURE PARKING NEEDS HAVE ALREADY BEEN
ADDRESSED.
In summary, I believe that your appeal incorrectly portrays the scale of The Pavilion. It
also does not take into consideration the reserve capacity of the roadway system or the
existing program to satisfy the parking needs of new projects.
Therefore, I ask that you withdraw your appeal and work with others concerned with the
downtown to carefully plan the future of this special part of our community. I would
appreciate the opportunity to meet and discuss this matter 'prior to the March 7, 1989 City
Council hearing of your appeal. Please call me at 544-2013.
Sincerely,
John French
JDF/maj