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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 dieftift COUNCIL AGENDA REPORT I TEM NUMBER: OFl 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 4er-41-A ,.a. Vaal x ,; ReR7RA It , •ty M1�.,. �ti 4 b�1Mb�LOAR i;'+fit. 4.':�1�:• rSC•M1.::•:•'=:'ii. :Y�••.•{%;{i+: A"C 82-IIS 4 V i :�' :,%�•;;;•�'• <:' rasa-as • cut . Y`.�•K::>� �i{' ::> :•. •;; Is-.fir.Ai•y�A � • rr .. :rtinv::l. wN :�::<: •A sa••TG1ss•il 3 1'VW 81.16 4•:'4 ,ik}M14tilM1M1 C O eryCri6e O � •fp�S{r� �'�i•:.; 4(-W ASUM b �% va 5+ati Asia FiTB 0590 •' 4p00 (p'►r 64o G44 U e47 5%1- Q. r7 574 s9wP Ii7 tvo+ A 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 available 2 Wells Fargo Bank Property Hee mor L� r Q 9 -. i t 4oc� roc w.* LW06 IIis V • '°°� ` •�'Al 7URSH BOOK 3-sz W4s•ills, 6 A-. 0une'-\P 14-� A_41 •Rc M-1"Pit 4x)zwj 'iV yrpvf 4- NU wC - V..�SO-s: ss-:/ tR4/•/1 N 0 __ /Itc sS. O ceT e,4ss ya 14 r.l ' •'tom < f 3 B i / Air -PAC!�1� - I -� . cam, U57 Kau' 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 oo x , K?. ..... .... r%v'i 1 :...... ;}� tiv',':'. . 1 •.ti idX:.•':. :A.�::•J:iv•. .fi^'^IC•Y!�y:•} fi::\, .'i V - '• �'. J`Iy no� ' .�• FWca" �s iii n MUl'i[RY A"- * d10N )u As"rrscT � M"CE�'� s d RCOV joQ'�n 140- M v 611Agm g MITE Ate. ciLOW On. a {YOM Y,11t31 dot" o t1N wR+Ca'Ci .K M.Ii ❑ •M•M 5Lb 5'�2 540 r>4A 54V 30.0 A-M �S]ri bat. s001c 3-i) 525 41527) *"-2"7 545 g07°s 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. // �iI►19111!►!►!III!'I!;,�►;!u►�;!�� i►��qu►�i;►►i►upq;�! 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. pct-20 27 o v)_ra� a n • 1 �l O O LJ! •J ��lili tj •• • �: D i � .... .• =;i. .� , _� X stile 1-lolf9B to z . : 1 ` - V 1 / �� m `° }°' ; m ; Si: 'IDA I^ p �• °� ZW U4, is? 8 �. 0 Oi! 0 . 10 \ ua, •. .aan ern ru aa. •~ �1BBtl1ls OdiN••••►•• ZBBal1B OWOdIN hh. ` G-7 "Jab ll. ...... 111 / •• // ni_. 7• _ [, ED ail ..., • illi! I •t es, r .a:t fr• t �;: —._—° r' �' " to C Ok Fab cd►oa _. m ices : ::: avoaa IA Cv� i 1 vOu na• aa. •:aur. ra[. .ss. _ I== — ..�• — .4-IP vIA - r.... 11 r• 1�\ D 11 ,[ !C7 ._.r 7 ave ! a J !1 ■ ...2. \ 1 }- ILI ED Neaats .h. ears i roecavLN o ti It 40, AP _■i lit � . p o 0 - s =•iiI oatios i�- x il�eais - =` - X. 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