HomeMy WebLinkAbout02/16/1988, 7 - CONSIDERATION OF FUTURE SITES FOR PARKING DOWNTOWN (IIN�I�IIIIyIIIIIIIuIII MEETING GATE:
IA���� city or san lugs osispo Feb. 16, 1988
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COUNCIL AGENDA REPORT I TEM NUMBER:
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FROM: Dave Romero jl— ' Wayne Pet erso
Candace Havens v i
Public Works Director City Engineer Parking Program Coordinator
SUBJECT: Consideration of Future Sites for Parking Downtown
CAO RECOMMENDATION:
Recommend the Council review site options, consider public comment and direct
staff to negotiate with property owners for acquisition of site(s) . Staff
will return to Council for further consideration of acquisition after
negotiations are complete.
BACKGROUND:
In recent months, local merchants have expressed strong feelings that public
parking is needed in the southerly end of downtown near Nipomo Street. A
glance at the city map showing locations of public parking facilities suggests
this is true. Recent development and additional anticipated development in
this area, they feel, aggravates the problem.
Recent parking studies indicate that there is a parking deficiency of about
900 spaces spread throughout downtown. With the completion of construction of
the Palm and Marsh Street structures, the deficiency will be cut in half.
However, these two structures do not eliminate the parking deficiency.
When the City Council selected a site for the city's second parking structure
and when it adopted the Parking Management Plan last October, it also directed
staff to seek information about possible properties which would be suitable
for development for a parking structure in the Nipomo Street area and return
with information after Planning Commission review of sites.
On January 20, 1988, the Planning Commission reviewed sites for future parking
downtown, with particular attention to the southwesterly end of the downtown
core. While the commission felt it premature to advise the Council on a
structure on any given location until the General Plan and Circulation Element
Update is nearly complete, it agreed that purchase of property to provide
surface parking in the southerly end of downtown would be reasonable at this
time. The commissioners agreed that the functions and impacts of the first
two structures should be considered before committing to a third building and
that future review of parking sites include the area around the downtown core
from South Higuera Street to north of Santa Rosa Street. Additional
Commission comments and concerns are discussed in the attached memo.
There are three sites currently under consideration (shown on attached map and
site descriptions) . These sites were initially considered because the owners
of each site are presently willing to consider sale, lease and/or development
of the properties for public parking. Each of these sites has some advantages
and disadvantages as noted in the attached site descriptions.
city of say i tuts OBISPO
A0090 COUNCIL AGENDA REPORT
The Commission favored the Wells Fargo and Farmer's Hardware sites over the
Mission Trailer Park site. They felt the first two sites are good locations
for parking because they could "catch" traffic before reaching the downtown
core. They further recommended full utilization of vacant land at either
site.
The Commission did not support consideration of Mission Trailer Park site for
parking because of its narrow configuration and potentially inefficient
parking layout as well as for its social and housing implications.
FISCAL IMPLICATIONS
Approximately $1 million is available in. the Parking Fund for acquisition of
properties. Funds are not available for construction of a parking structure
The Parking Fund will not have sufficient revenues for such construction
until at least 1995.
ALTERNATIVES
1 . Review site options, consider public comment and, by motion, direct staff
to negotiate with property owners for acquisition of property on one or
more sites. Staff will return to Council for further consideration of
acquisition after negotiations are complete.
2. Determine that further acquisition is not appropriate at this time. No
further action is required. Money which would have been spent on
acquisition would remain in the Parking Fund and continue to generate
interest and be available for future acquisition or other improvements to
the Parking Program.
CONSEQUENCE- OF NOT TAKING RECOMMENDED ACTION:
Acquisition of property will not occur at this time. No additional public
parking will be provided in the southerly end of downtown. As time passes,
vacant sites will become more scare and more valuable. When additional public
parking is desired, the City may face costly and difficult acquisitions with
relocation of businesses, demolition of buildings and general disruption to
neighborhoods. Monies for acquisition will remain in Parking Fund and be
available for parking purposes.
ACTION RECOMMENDED:
Review site options, consider public comments and, by motion, direct staff to
negotiate with property owners for acquisition of site(s). Staff will return
to Council for further consideration of acquisition after negotiations are
complete.
ACTION TAKEN: Approved As Recommended As Modified
Denied Continued
Vote:
Attachments:
Site Evaluations �/_
Memo from Planning Commission dated January 22, 1988 'I ,`J
cc2-16/6
Farmer's Hardware Site
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This site is a vacant lot between Marsh and Higuera Streets measuring
21 .392 sq. ft. It is bordered by the Piuma Building on the east and a vacant
lot on the west. A beauty shop and residence are south of the site. There are
two 24" palm trees on the site which would be removed. In order to provide
access to both Marsh and Higuera Streets, purchase of a small parcel of land
facing Marsh Street also would be needed and. depending on which lot it is, a
residence or a beauty shop would be removed. If the structure is extended from
Marsh Street to Higuera Street, both parcels would be required.
Pros Cons
Is accessible from either Marsh or Relocation of existing uses likely
Higuera, possibly from Nipomo St. if smaller lots are used
Good circulation on adjacent streets Removal of palm trees required
if entries and exits are on both Development of structure near
frontages or onto Nipomo Street Jack House is sensitive
Not disruptive to residential zones
Close to centers of retail activity
and Jack House
Efficient Parking layout possible
Could intercept traffic before it
reaches downtown
Purchase now will provide surface
parking which is not currently
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Wells Fargo Bank Property
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The land measures 23,414 sq. ft. and is bordered by Pacific Street on the south
and Nipomo Street on the west. Wells Fargo Bank Building is on the north and
commercial retail buildings are east of the site. There is no significant
vegetation on the site. Current use of this lot is for parking for customers
and employees of the adjacent stores and bank.
Pros Cons
Accessible from Marsh Street Potential disruption to residences
Easy to reach from the freeway Increased pedestrian traffic
Could intercept traffic before it across Marsh Street
reaches downtown Purchase of this property will not
Reasonably efficient Parking Layout increase the current supply of
surface parking, since it already
is used for this purpose.
7- 4
Mission Trailer Park Site
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This site is an L-shaped lot which is accessible from Higuera Street and
covers about 60,695 sq. ft. The property backs on to San Luis Creek.
Significant vegetation includes a 48"-diameter palm tree, one
multi-trunked pittosporum, two 8" eucalyptus, one 12" eucalyptus, three
24" eucalyptus, two 36" eucalyptus, and one 16" evergreen tree. There is
an italianate victorian house attached garage and guest house located on
the front of the site. A trailer park with 33 trailers occupies the
remainder of the site. Hometown Plaza is on the east and a hair salon,
residences an auto repair shop and restaurant supply store are on the
west.
Pros Cons
Purchase of land now could provide Will require removal of buildings
145 parking spaces which are not and relocation of tenants
currently available Irregular shape of lot may not all
be developable
May cause greater circulating of
traffic because entry and exit
are on one-way street
May seem remote from downtown
Probable parking layout is somewhat
Inefficient
More property may be needed for
efficient structure /�
"Owner has indicated he will arrange for relocation of tenants. //
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ofsAn1ujsoBi3. ,p990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100
January 22, 1988
MEMORANDUM
TO: City Council
FROM: Planning Commission
SUBJECT: Future Sites for Parking
On January 20, 1988 the Planning Commission reviewed future sites for
downtown parking, with particular attention to the southwesterly side of the
downtown core. Commissioners agreed that purchase of property to provide
surface parking in the southerly end of downtown would be reasonable at this
time. The commission also felt it premature to advise the Council on a
structure on any given location until giving further consideration to
traffic/circulation patterns in surrounding areas (from South Higuera to area
north of Santa Rosa Street) which will be assessed during General Plan and
Circulation Element review. The commissioners agreed that the functioning
and impacts of the first two structures should be considered prior to
committing to a third building.
The commission analyzed the present parking situation by looking at the areas
within a one- to two-block radius of existing and proposed downtown parking
(see attached map). This approach highlighted the lack of parking in the
Nipomo Street area and also pointed out that additional parking in the area
north of the Government Center/Santa Rosa Street and the Nipomo/Palm Street
area may also be needed in the future. The Commission generally felt that a
comprehensive, long-term master plan for parking should be undertaken.
The commission felt consideration should also be given to ways to encourage
or require property owners to provide on-site parking, particlarly on large
properties. For example, density/intensity bonuses were discussed as
possible inducements.
Free bus service was suggested as an alternative to providing parking.
With regards to the specific sites under consideration, discussion focussed
primarily upon their appropriateness for surface parking and made the
following comments:
Wells Farxo Site - This site was considered to be in a good location for
parking because it catches traffic before reaching the downtown core. If
this site is selected, it was recommended that all vacant land on the site be
acquired for public parking if possible.
7-6
Memorandum
Page 2
Farmer's Hardware Site - This site also provides parking for people prior to
entering the downtown. Purchase of this site would provide for additional
surface parking downtown now. If access onto Marsh and/or Hipomo Streets is
provided, it becomes more desirable. Its proximity to the Jack House was
considered to be a possible benefit for the use of the facility, but it was
noted that design of a future structure should be sensitive to the character
of the Jack House grounds. Some commissioners felt that property southwest
of the Jack House may also be an appropriate site for additional parking and
felt mixed-use parking also should be looked at.
Mission Trailer Park site - This site was recommended for elimination from
consideration because of its narrow configuration and potentially inefficient
parking layout as well as for its social and housing implications.
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