Loading...
HomeMy WebLinkAbout4-17-2017 ARC Correspondence - Item 1 (Cooper)To: San Luis Obispo Architectural Review Commission Re: Comments On The Draft Downtown Concept Plan From; Allan Cooper, Secretary Save Our Downtown Date: April 17, 2017 Honorable Chair Wynn and Commissioners - Meeting: jPECI q • 11 , � "1 Item: e- - I RECEIVED CITY OF SAN LUIS OBISPO APR 17 2017 COMMUNITY DEVELOPMENT In general, Save Our Downtown believes that the building heights recommended in this draft Concept Plan are too tall. Most of the buildings proposed for downtown should not exceed 3 stories unless there are significant step backs above the 2nd and 3rd floors. The following are our specific arguments for these height reductions on a block -by -block basis: Blocks 15 & 16: Why would buildings here go up to 4 floors when the The MIX and the Montero buildings are only 3 stories in height ? Block 18: The South Town 18 project has been approved but the Lofts at Nipomo should not be 4 stories as this project will be contiguous to Nipomo Street, the Creek and the historic one-story Creamery building. Blocks 24 & 25: The 2-3 (not 2-4) story buildings proposed here should be stepped back. Block 28: The San Luis Square Project should be stepped back above the 2nd floor and should not be 4 stories tall in order to respect the 1-2 story heights of the historic Jack House and Creamery building. Block 29: Buildings at the corner of Marsh and Nipomo should not exceed 3 stories as they will overpower the 2 story Marsh Street Lofts across the street. Block 34: Why would these buildings exceed 2 stories when 1087 Santa Rosa across the street is only 2 stories tall? Block 35: Why would these buildings exceed 3 stories when the Bank of America building is one story and the 8 townhouses currently under construction are only 3 stories tall? Block 46: Why would these buildings exceed 3 stories when the Pacific Western Bank building across the street is only 2 stories? Furthermore, we would like to comment on the following nine passages extracted from the draft Concept Plan. "North Monterey Street (Monterey Row): Structures of two to five stories built to the sidewalk. North downtown will feature a variety of design styles in contrast to the historic downtown core, which is more traditional in architectural style." Comment: Five stories is too tall. Five story buildings will be too tall for the adjoining residential neighborhoods and too tall for San Luis Obispo. Why are we exceeding here the heights of the Chinatown and Garden Street Terraces projects? Also, by referencing "The MIX" (1308 Monterey St.) as a prototype for this neighborhood, there is an implication that the concept of "contextual design" will be waived. Are we, by implication, waiving the City's Community Design Guidelines which call for compatible design throughout the City? "Marsh and Higuera will have more intensive development near Santa Rosa, which will gradually lessen as it approaches Pepper Street Toro Street to respect the adjacent neighborhoods." Comment: The two block long neighborhoods along Marsh and Higuera Streets between Toro and Pepper Streets are predominantly one story bungalows. Extending more intensive development through to Pepper Street will result in the unfortunate alteration or demolition of these historical bungalows. We recommend that more intensive development should lessen at Toro Street. "A new County office building with parking and active fronting retail is envisioned on Block 15; it will have the potential to house a "one stop" counter for County services. Block 23 is envisioned as the home to a new transit center. Block 23 will also include structured public parking, iconic mixed-use buildings, and rooftop public open space." Comment: Block 15 was the site of the 7 -story Firestone Project. Don't allow the County building to be this tall. Block 23 should not be the site of a transit center. The transit center should instead be on the west side of Santa Rosa Street because Santa Rosa Street will remain a formidable pedestrian barrier to the Downtown Core. "On the corner of Higuera and Nipomo Streets, a new plaza provides casual outdoor seating, gathering, and playing opportunities." Comment: This site along Higuera Street should not be left open as a plaza but should be infilled with retail so as to not interrupt pedestrian retail continuity. However, the plaza could be placed behind the retail along the creek. "Focus attention on the downtown's gateways through landmark buildings, public art, and public spaces that announce your arrival into downtown." "Block 23: New landmark buildings envisioned along Santa Rosa Street, opening one to corner plazas with public art and mid -block Paseo." Comment: If this report means that "landmark" buildings will be seven stories tall, then no, there should not be any "landmark" buildings downtown. We support the following: "The intersections of Monterey at Santa Rosa and Higuera incorporate public art and scramble intersections, allowing improved bicycle and pedestrian connections across the busy street." We support the following: "A new park on the corner of Monterey and Broad Streets celebrates local history while connecting to the Creek Walk and Mission Plaza." We support the following: "Cheng Park is expanded." We support the following: "The city should build on downtown's relatively good walkability by carefully creating an even more human -centric, convivial design and atmosphere. Park -lets and bike corrals should be added where there is support from a majority the businesses on the respective block. Curb extensions should be a priority to enhance pedestrian safety and comfort (bonus if they also provide stormwater filtration)." Finally, we need to address issues and design features that are missing from this draft report: o identify areas requiring more night lighting o an art in public places masterplan o location of more mid -block crosswalks o location of widened sidewalks by virtue of removing on street parking o location of intersection bulb -outs o planting concept plan o suggested ideas for paving patterns o underpass/overpass improvements o location of pedestrian islands o landscape devices to buffer winds o creek walk extension masterplan o location of pedestrian pick-up and drop-off areas Thank you!