HomeMy WebLinkAbout09/19/1995, C-10 - BI-ANNUAL PLANNING COMMISSION REVIEW OF THE DOWNTOWN PLAN city of San LUIS OBISPO Mme' / s
COUNCIL AGENDA REPORT rr�nn�yMB
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From: Arnold Jonas, ommunity Development Director
Prepared by: Whitney McIlvaine, Associate Planner
Subject: Bi-annual Planning Commission Review of the Downtown Plan
CAO RECOMMENDATION:
Concur with Planning Commission recommendations to:
1. Continue discussion with property owners in the vicinity of the Marsh and Ifiguera Street
intersection (Downtown Plan Areas 13 and 14) to identify feasible improvement projects;
which could include property owner participation; and
2. Modify the plan to show the Court Street parking lot redeveloped with a substantial public
park/plaza with any mixed-use building as incidental to the park and available for community
uses such as child care; and
3. Add a footnote to property development standards in the zoning regulations to indicate that
additional setbacks may be required to comply with provisions of adopted City plans, such
as the pedestrian ways described in the Downtown Plan.
4. Continue to review all capital improvement projects for consistency with the Downtown Plan
and to include Downtown Plan implementation in the Capital Improvement Program.
DISCUSSION
City Council resolution (No. 8165) adopting the Downtown Plan includes a provision requiring the
Planning Commission to review the plan every two years and report to the Council regarding the
status of plan implementation and any recommended text or graphic revisions necessary to ensure the
plan remains current.
On June 28 and again on August 23, the Planning Commission reviewed the status of Downtown
Plan implementation. Implementation accomplished so far is summarized in the attached Planning
Commission memo. The Commission's recommendations for ongoing and additional implementation
are listed above under CAO RECOMMENDATION.
Marsh and Higuera Street Intersection
The Downtown Plan states that this area should become a landscaped entry into the downtown. To
accomplish this,the plan recommends, and the City is currently negotiating, acquiring property near .
the creek for parkland/open space use; additional landscaping; realignment of portions of Archer,
Pacific, and Walker Streets; an entry arch or similar landmark on Marsh Street; and a tourist
information facility. Please refer to the text of the plan for Areas 13 and 14.
MY of San Lr.6 OBISpo
COUNCIL AGENDA REPORT
The Planning Commission agrees that improvements in this area should be given a high priority in
implementing the Downtown Plan, and therefore recommends that the City consult with area
property owners to determine what improvements are most desirable and feasible in the near future.
No change to the plan's text or graphics would be necessary.
Court Street Redevelopment
The Downtown Plan states that the Court Street parking lot should be redeveloped with a mixed-use
building and a public park/plaza. The poster site plan shows the park area as incidental to the
building. The Planning Commission is recommends that relationship be reversed so that the
park/plaza is the dominant site feature. Some change to the plan's text, graphics, or both would be
necessary.
Building Setbacks
The Downtown Plan calls for a system of pedestrian walkways at the interior of selected blocks and
shows space for pedestrians and landscaping between buildings and the creek. In most cases, zoning
regulations would allow a building to occupy the entire lot in the downtown area. So that the
regulations are consistent with the plan, the Commission recommends a footnote be added to the
setback standards indicating that requirements may be modified when necessary to comply with
adopted City plans, including the Downtown Plan. This could be accomplished as part of the next
round of zoning ordinance amendments.
CONCURRENCES
Public Works and Finance Department staff note that acquisition of the Matthews property along
Higuera Street below the Marsh and Higuera Street intersection is consistent with the Downtown
Plan and Planning Commission recommendations.
FISCAL IMPACT
Discussion with some property owners in the vicinity of the Marsh and Mguera Street intersection
has been underway for some time and is therefore already a part of the existing work program.
Additional improvement proposals in Area 13 and 14 may involve public works expenditures, and
could require currently underbudgeted staff time. Any redevelopment of Court Street will have fiscal
impacts that will have to be addressed in conjunction with a specific proposal. Amending the zoning
regulations to cross reference design standards in other plans will have no immediate fiscal impact.
There may be maintenance and improvement costs in the future if the Council decides to accept
pedestrian ways as public easements. There will be costs associated with printing text and graphics
changes to the Downtown Plan.
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COUNCIL AGENDA REPORT
ALTERNATIVES
1. Decline to initiate revisions to the plan and text of the Downtown Plan at this time.
2. Direct staff and the Commission to report on different implementation and/or revision ideas
for the Downtown Plan than those currently recommended by the Planning Commission.
Attachments
Planning Commission staff report-June 28, 1995
-including Council resolution adopting the Downtown Plan and plan text
Item: 5A
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I Ity of sap luis oBi5po
990 Palm Street/Post Office Box 8100 • San Luis Obispo,CA 93403-8100
MEMORANDUM .
TO: Plan]11IIg Commission
FROM: Whitney McIlvaine l'Associate Planner
DATE: June 28, 1995
SUBJECT: Downtown Plan Review
Bac and
Since its adoption in 1993, the Downtown Plan has effectively influenced numerous policy
documents, as well as both public and private projects in the downtown area. The attached City
Council resolution (No. 8165) adopting the Downtown Plan includes a provision requiring the
Planning Commission to review the plan every two years and report to the Council regarding
the status of plan implementation and any recommended text or graphic revisions necessary to
ensure the plan remains current. This memo summarizes the progress made so far toward the
objective described in Section 3 of the resolution, which directs staff and commissions to
incorporate relevant components of the Downtown Plan into specific City documents.
ARC Guidelines
Staff has been working on reorganizing and updating the existing ARC Guidelines. Commission
members have taken on various assignments which staff is assembling as part of the update.
Specific guidelines related to the Downtown Plan, regarding creekside development, special
public improvements, pedestrian access, and building design consistent with the historical
character of the downtown, will be included in the update.
Incorporation into General Plan Elements
After adoption of the Downtown Plan, the Land Use, Circulation, Open Space, Housing, and
Parks and Recreation elements have been updated. All of these elements were reviewed for
consistency with the Downtown Plan. And all of them contain policies and programs consistent
with the Downtown Plan goals.
OThe City of San Luis Obispo is committed to including the disabled in all of its services,programs and activities.
Telecommunications Device for the Deaf(805)781-7410.
Zoning Ordinance Implementation
Land uses: Nothing in the zoning regulations would preclude the types of uses proposed in the
Downtown Plan. However, if the Commission feels strongly about encouraging commercial
tourist uses near the junction of Higuera and Marsh streets, as suggested by the plan, the
Commission could initiate a rezoning of that area from Retail-Commercial to Tourist-
Commercial. Similarly, where residential uses are specifically called for, the Commission could
initiate a Mixed-Use overlay zoning, requiring the inclusion of housing for projects over a
certain size or value.
Development standards: The Downtown Plan calls for a system of pedestrian walkways at the
interior of selected blocks. With large redevelopment project like the Downtown Centre, the
issue of pedestrian walkways can be addressed through the architectural review process. But
it may also be appropriate to footnote zoning regulations so current setback and building
coverage standards don't preclude establishment of pedestrian ways.
Most properties in the downtown planning area are zoned Retail-Commercial (C-R), Central-
Commercial (C-C), or Office (0). Current coverage and setback standards would not allow
enough room for interior block pedestrian connections in some cases. In the C-C and C-R
zones, for instance, a building could occupy the entire lot. Staff recommends that the zoning
regulations be amended to clarify that greater setbacks may be required to enable pedestrian
ways in compliance with other adopted plans, including the Downtown Plan.
Parking Management Plan and Bicycle Facilities Plan
The Parking Management Plan is currently being updated to implement policies in the
Circulation Element and the Downtown Plan. It is tentatively scheduled for Council review in
September. The 1995-97 City Financial Plan includes a funding request for a third parking
garage study. Funding is also requested for design and property acquisition for a transit transfer
center.
The Bicycle Transportation Plan, adopted in October 1993, is consistent with the Downtown
Plan, which states that the City should "provide more facilities that encourage and enhance the
use of bicycles." Lower Higuera and Marsh Street have been striped for bicycle lanes, and bike
racks and lockers are being installed in various downtown locations.
Public Projects
The 1995-97 Capital Improvement Plan includes a number of public projects that would
implement the Downtown Plan, such as:
. • Installing bulbouts at key locations along Marsh Street in conjunction with repaving.
• Jack House and Historical Museum renovations.
2
• Mission Plaza expansion on the Monterey side of the creek between Broad and Nipomo
Streets.
Text and Graphics
At this time, staff does not recommend any changes to either the text or the graphics of the
plan's poster format. The Community Development Department is working with students in the
Landscape Architecture Department at Cal Poly and with a consulting firm, Data and Resource
Tracking, to computer map all streets, parcels, building footprints, and utilities so that a
"working" version of the plan can be created. The working version will allow updates to
building footprints as new projects are developed. It will also allow staff to overlay the relevant
portions of the Downtown Plan onto existing and proposed site plans - as a tool for evaluating
specific projects.
Recommended Action
Advise staff regarding the Commission's desire to initiate additional implementation measures
at this time, such as rezoning certain areas of the downtown and/or amending the zoning
regulations to allow for mid-block pedestrian easements. Staff will report the Planning
Commission's recommendations to City Council.
Attachments:
Council resolution of adoption
Text of the Downtown Plan
— Plan posters are on display in several locations at City Hall --
3
Resolution No. 8165 (1993 Series)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
ADOPTING A CONCEPTUAL PHYSICAL PLAN FOR THE CITY'S CENTER
AS A LONG RANGE VISION FOR THE DOWNTOWN AND
A GUIDE FOR PUBLIC AND PRIVATE INVESTMENT IN THE DOWNTOWN
WHEREAS,A Conceptual Physical Plan for the City's Center, hereinafter referred to
as the "Downtown Plan", has been prepared and presented by the Council appointed
Downtown Plan Committee; and
WHEREAS, the design decisions incorporated within the Downtown Plan are the
product of ideas generated both by the Committee and by a representative panel of citizens
who interacted with the Committee during the 15 month plan development.process; and
WHEREAS, the Downtown Plan has subsequently been reviewed and evaluated by
staff, the Planning Commission, the Architectural Review Commission,. the Parks and
Recreation Co** i ission, the Cultural Heritage Committee, the City Traffic Engineer, and
the public; and
WHEREAS, the City Council has received comments and recommendations, which
will be considered at each step of implementation, from those who have reviewed and
evaluated the Downtown Plan;
THEREFORE, the City Council resolves as follows:
SECTION 1. Environmental Determination. The Council hereby approves a
Negative Declaration for the Downtown Plan, finding that the plan will not have a negative
impact on the environment, and noting that individual public and private projects in the
downtown shall be subject to CEQA requirements for environmental review at the time of
proposal.
SECTION 2. Plan Ado to ion. The Council hereby adopts A Conceptual Plan for the
City's Center, including approved modifications as recorded in the minutes of this meeting
and attached as the "Summary of Recommended Modifications to the Downtown Plan."
SECTION 3. Implementation, The City Council directs appropriate staff and
commissions to incorporate relevant components ofA Conceptual Physical Plan for the City's
Centres into all City documents affecting future downtown development, specifically:
1. Design concepts proposed in the Downtown Plan should be considered in the update
of the Architectural Review Guidelines.
R-8165
J
2. Appropriate parts of the Downtown Plan should be incorporated into the update of
the Land Use,Housing,Circulation,Open Space,and Parks and Recreation elements
of the General Plan.
3. The Zoning Ordinance should be updated consistent with downtown development
policies as amended into the General Plan.
4. The Parking Management Plan and the Bicycle Facilities Plan should be updated to
address key transportation concepts presented in the Downtown Plan.
5. The City projects and related property acquisitions specified in the Downtown Plan
should be considered as part of the City's capital improvement program.
6. Individual public and private projects in the downtown will be subject to CEQA
requirements for environmental review at the time of proposal.
7. To .ensure the plan remains current, the Planning Commission will review the
Downtown Plan every two years and submit a report to the City Council on the status
of the plan, including any recommended text or graphics revisions to keep the plan
current with changes in economics, transportation technology, retailing, community
tastes, and any other variables which may affect the vision of the downtown over
time.
On motion of Council Member Ravna . seconded by Council Member
Romero , and on the following roll call vote:
AYES: Council Members Rappa, Romero, Roalman, Settle, and Mayor Pinard
NOES: None
ABSENT: None
the foregoing resolution was passed and adopted this 4th day of May . 1993.
Mayor g Pinard
ATTESM,
Clerk Diane R. adwell
DOWNTO" SAN LUIS OBISPO
PHYSICAL CONCEPT PLAN-
A PHYSICAL CONCEPT PLAN FOR THE FUTURE
Prepared by the
Downtown Pbysical Plan Design Committee:
Charles Crotser
Rod Levin .
Andrew Merriam
Pierre Rademaker
Ken Schwartz
For the City of San Luis Obispo
This text is a extract from the back of a map prepared
by the Downtown Physical Plan Design Committee.
The map is available at City Hall for $5.00.
F7
DOWNTOWN SAN LUIS OBISPO
PHYSICAL CONCEPT PLAN
A PHYSICAL CONCEPT PLAN FOR THE FUTURE
Downtown San Luis Obispo The plan and illustrations on the re-
is Speciall verse side of this sheet are the result of
over 15 months of effort involving a de-
Downtown is a vital commercial dis- sign committee, a larger review commit-
trict; it is the focus of local and regional tee, city staff and others. It is intended to
government; it is the center of our cul- work in harmony with other plans and
tural activities and festivals; it is a place documents, particularly the General Plan.
where people go to enjoy entertainment,
dining and music; it is the community's Most of all, the Physical Concept Plan
favorite meeting place. When residents is intended to show what our downtown
were asked in a 1988 survey to name can be, and to set in motion the means
their favorite part of the City, the most to make this vision a reality.
common response by far was the down-
town and Mission Plaza.
Boundaries
The success of the downtown is a
fragile thing; if not nurtured it will likely The precise boundaries of downtown
be lost. Constant vigilance, ongoing ex- are not easily drawn.A clear commercial
perimentation and visionary leadership core has evolved along Higuera and
are necessary to keep the the downtown Monterey Streets which, along with the
vital. City Hall and the County Government
Center, defines what most people call
With these thoughts in mind, the City "downtown". But as one moves away
Council asked a group of local design from this core, transition areas of many
professionals if they would volunteer kinds appear: law offices in older houses
their time to develop a "physical plan": a and in new buildings above Santa Rosa;
long range vision for the downtown and retailing in a less compact form on
a guide for both public and private in- Higuera and Marsh below Nipomo; of-
vestment toward realization of the vi- fices along Pacific Street; residences in
sion. Old Town, and between Palm Street and
the freeway. All of these affect, and are
affected by, the downtown.
For purposes of this study, down- Primary Goals of The Plan:
town is defined as the area illustrated on
the map. I. Provide a physical framework which
retains and strengthens the economic
This includes the traditional "core", health and makes provision for rea-
roughly bounded by Santa Rosa, Palm, sonable future growth in the down-
Nipomo and Marsh, as well as areas town area.
where downtown-type activities might
extend in the future: above Santa Rosa, 2. Give pedestrians priority in the down-
between Monterey and Marsh, as far as town; encourage walking by making
Johnson; and below Nipomo toward the the downtown a varied and exciting
Marsh/Higuera freeway interchange. Ex place to be.
passion of the downtown laterally — be-
yond Pacific Street or Palm Street — was . 3. Treat streets and pedestrian ways as
not considered likely or desirable. These urbanized parks.
areas are primarily residential and should
be protected and maintained as such. . 4. Improve downtown circulation by
emphasizing alternative routes for
through traffic that do not pass
The Vision Shaping The Plan: through the core area.
To preserve, protect and enhance 5. Provide parking structures at strate-
downtown San Luis Obispo as: gic points on the periphery that are
1. the major commercial and business within easy walking distance of ma-
center offering a wide variety of jor activity areas.
goods and services; 6. Eliminate surface parking within the
2. the historic center of the City and core area to allow infill of commer-
the County; cial and mixed use functions.
7. Improve access between the down-
3. the seat of County government; town core and peripheral areas by:
4. the primary cultural and entertain- a. Public Transit: locate routes and
ment center of the County; stops strategically throughout the
5. a major destination point for tour- downtown area; create park and ride
options — especially for downtown
fists; and employees; continue the concept of
6. the major congregation center — an the free trolley for core area circula-
enjoyable place to meet others, to tion
celebrate, and to participate in fes- b. Private Autos: increase parking
tivities. spaces available to the public at stra-
tegic locations; provide parking struc-
2
tures at critical intersections of ma- stories of commercial buildings in
jor routes into the core area, and the core area.
direct through traffic around the
downtown 15. Provide harmonious transitions be-
tween core area functions and neigh-
c. Service Vehicles: regulate times, bors on the edges.
and provide incentives to minimize
conflicts between service vehicles 16. Accent the entries and gateways to
(deliveries) and pedestrians, autos the downtown.
and public transit.
8. Preserve and augment the visual mix- Key Concepts Expanded
ture, diversity and interest of the
downtown while retaining the tradi- Pedestrian access and environment
tional character of the existing struc-
tures. Encourage rehabilitation and a. treat sidewalks, and other paths as
adaptive reuse. Protect significant his- urbanized parks
torical buildings.
b. improve existing streets by provid-
9. Enhance San Luis Creek as a visual ing trees, benches and other furni-
resource: extend its accessibility tune,lighting and improved sidewalks
within a compatible setting. (street sidewalks will remain the pri-
mary pedestrian routes).
10.Create opportunities for an additional
one or two "anchor" retail stores. c. open up new pedestrian access
routes in the middle of blocks (pri-
11. Provide and maintain a quality envi- marily between Marsh and Higuera
ronment which will keep office.and Streets and in the blocks adjacent to
retail establishments in the core area the Government Center).
and attract smaller independent busi-
ness. d. extend pedestrian access along San
Luis Creek
12. Encourage the County to meet its
future office needs in the vicinity of e. maintain and enhance safety from
the existing County Government crime; design improvements with ap-
Center. propriate lighting,visibility and other
public safety features
13. Expand cultural, recreational and
entertainment facilities in the down- f. provide directory signs for pedestri-
town. ans.
14. Preserve residential uses on the pe-
riphery of the downtown and encour-
age more residential uses on upper
3
Transportation accents, define where upper story
setbacks should be required.
a. encourage through traffic to go
around, rather than through, the Heritage Park
downtown
a. utilize the block surrounded by
b. develop a combination parking, trol- Marsh,Nipomo, Higuera and Carmel
ley and bus intermodal structure near Streets as a "Heritage Park" for loca-
the County government complex tion of historic buildings of modest
scale that can be modified for com-
c. provide more parking structures on mercial uses
key streets that enter the city
b. relocate historic or older, interesting
d. extend and encourage the use of the buildings, if they need to be moved
trolley system from other areas of the City, for re-
habilitation and reuse in a compat-
e. provide more facilities to encourage ible environment
and enhance the use of bicycles
c. provide a core pedestrian way and a
f. respect the existing street pattern but parking area to serve the Heritage
close selected streets to enhance pe- Park.
destrian character without being det-
rimental to vehicular traffic Core area mixed uses
g. permit continued auto use of most a. promote mixed use in the core area;
downtown streets and use curbs for while the first floor in some loca-
short term parking. tions should be reserved for com-
mercial uses, upper levels may have
h. provide better signage to direct visi- housing, offices, dining,galleries and
tors to downtown, especially from open spaces
the highway.
b. encourage the addition of more hous-
Community character.. ing downtown on upper stories over
a city in a parkcommercial and parking structures.
a. open up the creeks more to visual _Gateways to the downtown
and physical access
a. provide an entry arch on lower Match
b. provide more street trees Street or near freeway off ramp
c. preserve, in general, the existing b. intensify tourist facilities in the Marsh
building height patterns of two and StreeU101 interchange area and pro-
three stories; identify opportunities vide a tourist information center on
for higher buildings as architectural lower Marsh Street
4
c. . permit commercial intensification the cooperation of adjacent property
east of Santa Rosa along with a mix owners. .
of housing and commercial facilities
Narrow Marsh Street to reduce the
d.create a park-like setting adjacent width of the travel lanes; provide bulb-
to the creek, southwest of the Higuera/ outs at corners and other appropriate
Marsh intersection. locations.
On the block bounded by Osos,
Detailed Descriptions: Marsh, Morro and Higuera, develop a
multi-level parking structure, located in
Public Protects, Guidelines & the center of the block. This structure
_Standards for Private Development could also accommodate residences
above.
This section illustrates the intent of
the plan for specific areas in more detail. Expand the existing parking struc-
This is done through descriptions of pub- ture on Chorro between Marsh and Pa- .
lic projects, and guidelines and standards cific, north along Pacific, behind the Post
for private development. Office.
For purposes of this plan, a guide- Guidelines: Include pedestrian
line is a recommendation to achieve a paths, either outdoor or through build-
part of the downtown plan design con- ings, from Rose Alley to Higuera; include
cept and should be considered in the public open spaces in any redevelopment
usual development review process. in the block bounded by Osos, Marsh,
Mono and Monterey.
A standard is intended as a require-
ment for new development, to be incor-
porated into the zoningordinance or Area 2:
General Plan for that area.
Public Projects: A multi-level park-
ing
arking structure should be located on
Area 1: Nipomo,between Marsh and Pacific with
ingress from Marsh. The existing bunga-
Public Projects: Redevelop the low buildings on Marsh should be pre-
Court Street parking lot site with a mixed served, although a vehicular access in
use building and public park/plaza. Open and/or out of the structure may be cre-
the creek on this block, to the extent ated between them or next to them.
possible. Redesign Morro between
Monterey and Higuera to create a more Narrow Marsh Street to reduce the
pedestrian-oriented character, but con- width of the travel lanes; provide bulb-
tinue to allow vehicles. Consider angled outs and special paving to enhance pe-
parking or elimination of parking. Rede- destrian crossings.
velop Rose Alley into a "mini-park" with
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AREA MAP
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Standards: Commercial develop- at the corner of Palm and Broad, and the
ment should be located at the pedes- Hayes/Lattimer Adobe on Monterey
trian level, extending to the back of side- should be preserved as historic treasures.
walk on Marsh Street. Existing private Should private use cease, they should be
parking areas should be eliminated in acquired and integrated into the City's
favor of commercial infill. cultural resources.A Children's Museum
should be. incorporated into the
Guidelines: Interior walkways and Monterey Street frontage of the parking
plazas should be encouraged. Higher structure.
density residential should be encouraged
on upper stories, oriented primarily to Fountains or water features should
the interior plazas. be included; another public amphithe-
ater should be located on the north side
Area 3of the creek, west of Broad Street.
•
• Standards: The commercial frontage
Public 'Projects: Mission. Plaza along Higuera Street should be main-
should be extended along the creek on tained and opened to creekside where
both sides from Broad to Nipomo. The feasible. Commercial or office uses
corner of Nipomo and Higuera should should be located between the proposed
be redeveloped into a combination of parking structure and Nipomo.High den-
commercial uses and a park-like entrance sity residential should be located on
to the Mission Plaza extension. Proper- Palm, east of the structure.
ties on Broad and Monterey should be
acquired to allow new cultural facilities. Guidelines: Connections to Higuera
Broad and Monterey Streets, as shown Street should be encouraged in remod-
on the map, should be abandoned and els or new buildings located between
converted into pedestrian ways as exten- that street and the creek.
sions of Mission Plaza. Limited vehicular
access should be allowed (e.g.: emer-
gency access, trolleys, and access for pri- Area 4:
vate parties as may be required under
various. agreements with same). A low Public Projects: Garden Street
scale parking structure should be located should be converted into a one-way street
as shown on the map. It should not be with angled parking (one way, Marsh to
more than 25 feet tall on the Monterey Higuera).
Street side.
Guidelines: Commercial develop-
The Art Center should be expanded ment at the pedestrian level, built to the
across Broad to the existing surface lot. sidewalk should be required in this area.
The Little Theater should be located near The mid-portion of each block should
the corner of Nipomo and Monterey. The be used for public walkways and small
Historical Museum should be expanded plazas, with landscaping and seating-
.o the north and west.The existing house
i
6
Residential uses should be encour- Standards/Guidelines: New devel-
aged on upper stories, oriented away opment should coordinate with and help
from the street frontages and toward the implement the plan described above.
mid block walkways and plazas. Where
possible, connections to Higuera and
Marsh should be encouraged between Area 6:
the interior plazas and paths, whenever
buildings are upgraded or replaced. Public Projects: The old library site,
owned by the City, should be reserved
for City Hall expansion. The expanded
Area 5: City hall should be setback along most
of Palm Street to allow open spaces and
Public Projects: A walkway should pedestrian areas.A strong pedestrian link
be provided throughthe middle of this should be made across Palm at mid block
area, parallel to Palm and Monterey, con- to connect to the library parking struc-
necting the library area to the Sauer ture and offices. On-site parking for ev-
Adobe and the mission. Pathways per- eryday vehicles may be permitted, but
pendicular from this axis toward Palm access should not be from Palm directly.
and Monterey should be provided.
Standards/Guidelines: Not appli-
Morro Street may be closed to allow cable.
a large, multi-use building facing Palm
Street. The street level frontage of said
building should be devoted primarily to Area 7:
retail; offices or retail may be above. Set
back from the street and on upper lev- Public Projects: The County Gov-
els,
ovels, residences should be included. These eminent Center should be expanded in
residences should orient toward, and this area.
have access to, the central walkway de-
scribed above. Parking should also be Options for County office expansion
provided in this building, taking advan- in this area should be pursued in this
tage of the sloping terrain to accommo- priority:
date multi-levels. Existing surface lots
exiting to Monterey should be filled in A multi-level addition to the old
with new retail; housing may be pro- courthouse, in conjunction with its
vided above; paths should be provided seismic rehabilitation. The middle of
linking Monterey to the central walkway. said addition could be as tall as six
Other open spaces should be provided stories.
in the interior of the block. The historic
adobe should be acquired and used for A new building across Monterey
cultural purposes. Street at the site of the existing county
parking facility and extending to the
corner of Monterey and Santa Rosa.
G-/O-/7
I A new building to replace the Sperry Area 8:
building. The county should be en-
couraged to devote portions of the Public Projects: A new transit cen-
ground floor areas facing Monterey, ter should be located at Santa Rosa be-
Osos and Higuera to commercial tween Monterey and Higuera; this Gen-
uses. This would provide the county ter should include a multi-level parking
with some income as well as retain- structure. The center.and parking struc-
ing the pedestrian interest and vital- ture should have strong pedestrian con-
ity of-these streets. nections to any county offices located
across Santa Rosa. Higuera and Marsh
• With each option discussed above, should be converted to two-way streets
the county should also consider ex- in this area.
pansion of the existing courts toward
Santa Rosa, above the first level. The new transit center may be a good
location for other service commercial
If the Sperry building is not used for uses such as a fuel station. The intersec-
new offices, retail (at least on the first tion of Higuera and Toro should mark
floor) should be maintained. the end of downtown in this area.
Higuera should be closed beyond this
Open spaces should be provided in point to Johnson, with a terminal fea-
the form of courtyards or landscaped ture such as a fountain or public art.
areas should be provided with new of-
fices. Guidelines: Commercial uses should
be encouraged along Higuera to its ter-
Pedestrian connections should be minus. Beyond Toro Street, residential
made between the existing county com- uses are explicitly encouraged, either at
plex and any new one that is built. If this grade or above office or retail. The John-
includes a cross-Monterey Street connec- son Street frontage should retain older
tion, a bridge over the street should be homes as office uses.Higher density resi-
considered., Monterey Street between dential uses may be behind the office/
Santa Rosa and Osos to be treated to retail uses, buffered from the street.
serve as a public gathering space with
streets subject to occasional closure. A
median should be developed in Palm Area: 9
Street and in Santa Rosa.
Public Projects: Obtain the corner
Standards: The Fremont Theater of Marsh and Santa Rosa for a park along
should be preserved and used as a com- the creek; extend public walkways along
mercial and/or community theater. the creek from Higuera northward.
Standards: Open the creek wherever
possible and include public seating and-
viewing areas.Provide a public easement
i along the creek.
Guidelines: Incorporate residential freeway. Good pedestrian links to the
uses along the creek in redevelopment Heritage Park should be established, as
between Higuera and Marsh. should links to the visitor uses across.
Marsh and Higuera. Marsh Street should
be narrowed to reduce the width of the
Area 10: travel lanes.
Public Projects:AHeritage Park with Standards: As a condition of new
a central promenade/service road should development, the rear 25 feet of all lots
be created in the blocks surrounded by should be offered to the City for dedica-
Higuera, Carmel, Marsh and Nipomo. tion as a public right-of-way for these
Property fronting on Carmel, between purposes. Historically valuable buildings
Higuera and Marsh, east of the gas sta- in this area should continue to be used,
tion property, should be acquired and or be preserved and re-used. Other struc-
used for a parking structure. tures of historical or aesthetic value
which are jeopardized in other areas may
The central promenade itself should be moved to this Heritage Park. New
not be more than about 12 feet wide, buildings may be permitted but should
lined with trees and decorative lighting. be in scale and character with the older
From the promenade to the rear of the buildings.
surrounding buildings should be lawns
and gardens. Benches should be pro- Guidelines:Appropriate uses would
vided. A pedestrian connection, on line include food service, offices, visitor ac-
with the Jack House, should extend to commodations, shops and private resi-
Higuera; a prominent street crossing dences. Mixed uses in one building
should be provided to connect to the should be acceptable.
creek path system-and on to the historic
Dana Street Adobe. . A limited amount of onsite parking
may be permitted in this area but park
A special feature should be provided ing lots should not be larger than about
near the southern end of the promenade, 10 spaces. The intent is to allow a small
illustrated here as a circular garden. This amount of parking for the convenience
would be a good location for public art of employees, residents or customers of
and/or a gazebo. A second pedestrian some businesses, but not develop large
connection to Higuera should be pro- lots that would adversely affect the park
vided in this vicinity, again to help link like character. One larger surface lot
to the creek path system. should be provided in the center of the
block to serve customers and Jack House
The structure should be in.scale with visitors.
the buildings surrounding Heritage Park
across Carmel.The parking structure fac-
ing Carmel should be designed with gen-
erous landscaped setbacks along Marsh
and Higuera, and on the side facing the
I Area 11: tected and rehabilitated, with public
paths along the southern side.
. Public Projects: Pedestrian paths
should be created along the creek; strong Standards: This area should be de.
pedestrian street crossings, including voted to tourist serving commercial uses,
changes in paving materials should be especially motels. Generous landscaping
created between this subarea and the along Higuera should be required as well
Heritage Park, and the.northeast corner as significant setbacks from the creek
of Nipomo and Monterey, near where bank. Pedestrian paths should be pro-
the parking structure. is proposed. A vided to and along the creek and to the
bridge across the creek to Dana Street to parking structure on Carmel.
connect the Dana Street Adobe should
be included. Guidelines: The motels should in-
clude drop-off features on Higuera Street
Standards:The Creamery site should as suggested on the map. The develop-
be redeveloped to include a walkway on ment should be not more than three sto-
an axis between a Higuera Street cross- ries in height and broken down into
ing to the Jack House and to the corner smaller buildings rather than one or a
of Nipomo and Monterey. Higuera Street few massive buildings. Patios, paths, and
and Nipomo frontages should have com- similar features should take advantage
mercial uses at the first floor. Commer- of proximity to the creek.
tial uses should orient not only toward
the streets, but also toward all the pe-
destrian ways, including the creekside Area 13:
path.High density residential uses should
be required in the area shown on the Public Projects: This area should
map• become a landscaped entry into the
Guidelines: parking for
downtown. A right-turn only lane onto
the resi- Higuera from the offramps, should be
dences should be provided onsite, in the created defined by a landscaped island.
commercial and/or residential buildings. The properties at this corner should be
Residential should be broken down into acquired and converted into public open
a number of smaller buildings,with small space.A path parallel to the creek should
plazas and walkways between. be established in this area. The creek
itself should be protected and enhanced.
Area 12: The corner may be used as a public
park; seating should be integrated into
Public Projects: Street crossings the landscaping and pathway network.
should be created on Higuera to con- Shelter from noise, such as berms or
nect this area to the parking structure in walls, may be appropriate.
Area 10 (see above). These should in-
volve changes to the paving materials. Standards/Guidelines: Not appli-
be creek in this area should be pro- cable.
i
io
G'-/D -oz 0
Area 14: Area 15:
Public Projects:The comer of Marsh Standards: Commercial uses should
and Higuera should be heavily land- face Marsh; residences should be located
scaped to reinforce the entry character on the Pacific Street side of the block.
of this area. Portions of Archer Street
and the existing ends of Pacific and Guidelines: The center of the block
Walker should be abandoned; these may be used for a parking lot which can
should be realigned as shown on the serve the commercial and perhaps the
map. Archer between Pacific and Marsh residential uses.Pedestrian links to Marsh
should be abandoned and .used for a and Nipomo should be provided from
surface parking lot.An entry arch should this parking lot.Access to the lot may be .
span Marsh in the vicinity of the Carmel on Marsh and Pacific. Commercial uses
intersection. A tourist information facil- on Marsh should generally abut the back
ity should be located at the southwest of sidewalk.
corner of Carmel and Marsh.
Standards: The area along Marsh The General Plan
should be dedicated to tourist commer-
cial uses, especially motels, at least as far The City's General Plan provides the
east as the existing "Mid-Town Motel' framework for the downtown physical
site. Higher density residential should plan. Land uses envisioned in the physi-
be retained along Pacific Street from cal plan correspond very closely to the
Beach to Carmel. designations for downtown in the Land
Use Element (LUE). In many instances,
Guidelines: A small parking lot may the physical plan is more specific in its
be established between the realigned recommendations.
Walker and Pacific streets. Higher den-
sity residential may be permitted else- Besides the Land Use Map, the Gen.
where in this area, except at the street eral Plan includes various policies that
level on Marsh or Higuera Streets. The relate directly to downtown. Again, the
motel uses should incorporate generous physical plan conforms with all of these.
landscaping among buildings which are
not more than three stories tall. Motel The General Plan is currently being
units should not be located in single mas- updated. As of this writing, a draft map
sive buildings, but in a number of smaller and policies have been prepared by the
ones linked with covered paths and Planning Commission. The draft map
paseos. does not significantly change the cur-
rent one with respect to downtown land
uses, although it does update some of
the present conditions regarding public
facilities. The physical plan also closely
matches the draft-LUE map.
In some instances, changes to the cal plan. Staff support was provided by
LUE map to increase its specificity may John Dunn, City Administrative Officer,
be suggested by the physical plan. For and Arnold Jonas, Community Develop-
example, high density residential is spe- went Director, although numerous city
cifically called out for an area on the staff representing every department par-
south side of San Luis Creek, across from ticipated at some time in the process.
Dana Street. The current and draft LUE Consulting support was provided by
maps designate this site for general com- Crawford, Multari & Starr.
mercial -- which also allows residences.
A change in the map to make it available A "review committee" was also
exclusively for residential might be formed consisting of people who repre-
clearer. Another example of increased sented various city commissions or com-
specificity is in the area near the Marsh - munity organizations interested in or af-
Higuera intersection. The physical plan fected by downtown planning.
recommends that tourist commercial
uses be located here. The existing and About every three months, the re-
draft LUE maps designate this for gen- view committee met with the design com-
eral commercial. Again, this designation mittee to go over the work to date. In
allows the full range of tourist commer- the early sessions, thereview committee
cial uses, but a change to a tourist com- was broken down into small groups and
mercial designation would make it asked to draw solutions to specific plan-
clearer that those kinds of uses are ex- ning problems. The design 'committee
plicitly desired there. would then take the ideas and integrate
them into a concept for a specific area.
The draft LUE text includes several At later meetings, the review committee
new policies related to downtown. In all commented on and critiqued the devel-
respects, the physical plan would meet oping plan. The design committee con-
these new policies. tinued to refine the concepts based on
feedback from the review committee.
See section V B for further discus-
Bions. Changes to meet new needs & ideas
The physical plan is not a static docu-
Planning Context ment. It is a concept of how downtown
should look and function in the future,
The vrocess from today's vantage. There may be fu-
ture changes in economics, transporta-
In November, 1990, the City Council tion technology, retailing, and commu-
appointed a downtown physical plan"de- nity tastes, among many other variables,
sign committee composed of Charles which may affect the vision of the down-
Crotser, Rod Levin, Andrew Merriam, town over time. Thus, constant monitor-
Pierre Rademaker and Ken Schwartz. ing, regular reviews and changes to ad-
These design professionals met weekly just to new ideas must occur to keep the
)r over one year to work on the physi- plan current. Furthermore, experimen-
12
tation should be encouraged downtown; physical plan, should be acquired
the downtown must remain dynamic and when such structural alteration is
exciting. proposed.
If timely acquisition does not occur,
Implementation key properties may be lost. In order for
the city to have the capability to act when
Public investment- opportunities arise, an acquisitions fund
phasing and priorities should be set up.
Community investment in the down- Adoption of Standards & Guidelines
town must continue. The adjacent table.
recommends priorities for city acquisi- Standards should be incorporated in
tions and public projects. The acquisi- the General Plan and then referenced in
tions and projects are divided into three the zoning ordinance. Thereafter, when
categories: those which should be un- staff, advisory commissions or the City
dertaken in the near term; those that Council review proposed projects, both
should be pursued in the midterm and private and public, these standards shall
those which are long term. The priority apply just like any other zoning ordi-
is not intended to be strict; if opportuni- nance requirement.
ties arise which make mid or long term
projects ripe, they should be pursued. Guidelines should also be included
The goal is to achieve all of them. The in the General Plan; and they should be
relative order and time frame is intended published in a separate booklet available
only as .a general guide for directing ef- to property owners and other interested
forts and to help focus the use of limited parties. The guidelines will be consid-
public resources. ered by staff, advisory commissions and
the City Council when reviewing private
The Capital Improvement ' Plan projects.
should provide a fund for property ac-
quisitions. The following property acqui- Suggested County Protects
sition principles should prevail:
The county should be encouraged to
1. Any vacant lot designated on the undertake certain important develop-
physical plan for a government or ments:
cultural use should be acquired
whenever it is available on the mar- 1. Participation with the city in the con-
ket, or earlier if a public project needs struction of a transit center and asso-
to be executed. ciated parking on Santa Rosa between
Monterey and Higuera.
2. Any use which is proposed to be con-
verted to a new use which alters the 2. Government center expansion. The
physical structure and/or which is sig- recommended priority among office
nificantly different from that in the expansion options is the following:
13
a. A new building across Monterey City Projects and Related
Street at the site of the existing Property Acquisitions
county parking facility and extend-
ing to the corner of Monterey and Short Term (1-5 Years)
Santa Rosa.
I. Develop afinancial program for
b. A multi-level addition to the old implementation including:
courthouse, in conjunction with its
seismic rehabilitation. The middle a. A property acquisition fund in the
section could be as tall as six stories. C.I.P.,
c. A new building to replace the b.An incentive program to stimulate
Sperry building. private development.
With each option discussed above, 2. Plan and develop Transit Center with
the county should also consider ex- county assistance.
pansion of the existing courts toward
Santa Rosa, above the first level. Add landscaped medians on Santa
3. Expansion of the County Historical Rosa between Mill and Marsh.
Museum. (Acquire Transit Center site).
Incentive programs 3. Consolidate City standards for pav-
ing
aping and street furniture-lights,
The city should establish incentive benches, planters, signing, etc.
programs to encourage private develop-
ers to implement the guidelines. These 4. Identify places suitable for public art
may include density or intensity bonuses, in downtown.
relief from fees and/or standards, use of
city property (e.g.: surface parking lots), 5. Complete Mission Plaza Extension,
and permit review expediting. Phase 1: Close Broad from Palm to
Monterey, and from Nipomo to
Creation of a non-profit foundation Broad. Clear and landscape accord-
The City should encourage the for-
ingly. (Acquire 975 Broad Street).
mation of a non-profit foundation whose 6. Redesign Garden Street for one-way
purpose would be to support the down- traffic; install related improvements
town and to help implement the physi- .
cal plan. This foundation would be able 7. Build a downtown archway entry fea-
to accept gifts and donations, raise money ture on Marsh.
and build community support for down-
town projects. 8. Repave pedestrian crossings, and pro-
vide bulb-outs and similar features
i as suggested in plan; start with core
14
area and proceed with two or three (Abandon Morro from Palm to
projects per year. Monterey, acquire all properties fac-
ing Palm to middle of Palm-
9. Redesign Monterey between Santa Monterey block; tease or sell public
Rosa and Osos for temporary clo- parking lots exiting onto Monterey
sures and civic functions; coordinate for commercial use).
project with County Government
Center expansion. 15. Upon completion of#14, construct
commer-tial retail (or mixed use) on
10. Extend pedestrian path system along parking lot 6 bounded by Monterey,
creek west of Nipomo. (Acquire ease- Osos, Higuera and Court Streets. No
ments along creek in this area). on-site parking to be permitted. Open
San Luis Creek. (Lease or sell site as
11.Construct surface parking lot between most advantageous to City).
Marsh and Higuera 'to serve Jack
House and Heritage Park. 16. Complete Mission Plaza Extension,
Phase 2: Close Broad from Higuera
12.Restore Dana Street Adobe. Construct to Monterey
pedestrian bridge over creek and con-
nect adobe with pathway to creek a. Expand Historical Museum (with
walk and Jack House. (Acquire ease- County and Historical Society assis-
ments for bridge and pathway). tance).
Middle Term (3-10 Years) b. Expand Art Center; bridge across
Broad.
13. Expand City Hall; raze city structures
on Morro between Palm and (Acquire 664 Monterey, 658
Monterey. Monterey, 1010-23 Broad).
14. Construct mixed use structure facing 17. Coordinate with the Little Theater in
Palm from Palm Theater to Library. siting new theater at Monterey and
Structure to consist of multi-level Nipomo.
parking, office and commercial retail
space, housing units and open space 18. Enlarge parking lot #14 (between
plazas. Preserve/obtain pedestrian Monterey and Palm near Nipomo) to
accesses to Osos, Chorro and serve expanded Museum,Art Center,
Monterey (2-3). Little Theater, and Mission Plaza. (Ac-
quire 614 Monterey, 633 Palm, Rear
Convert parking lots facing Monterey half of 960-972 Nipomo).
into ground floor commercial retail
uses, but provide attactive public ac- 19. Develop park amenities in Heritage
cess to Monterey Street. Park. (Acquire easements on rear of
propertiesfrontingMarsb orHiguera,
from Nipomo to Carmel).
15
I 20. Convert parking lot #2 (Broad and 30. Develop a new park at corner of
Marsh) to ground floor commercial Marsh and Santa Rosa and along San
retail use. (Lease or sell site as most Luis Creek from Santa Rosa to Toro.
advantageous to the City). (Acquire easements along creoek;1095
Marsh).
21. Convert parking lot #10 (Higuera
and Nipomo) to ground floor com- 31. Complete Mission Plaza Extension,
mercial retail use. (Lease or sell site Phase 3: Close Monterey from Broad
as most advantageous to the City). to Nipomo
a. site additional cultural and recre-
22. Construct a parking structure on ational elements,
Nipomo between Marsh and Pacific.
(Acquire existing surfaceparking lots b. complete integrating landscape el-
on Nipomo between Marsh and Pa- ements.
cific).
(Acquire 667 Monterey, 679
23. Abandon Higuera between Toro Monterey, Privateparkinglot).
andJohnson and develop visual ame-
nity as terminus. 32. Expand the parking structure on
Chorro and Marsh to Morro, behind
24. Develop landscaped entry in the vi- the Post Office. (Purchase, lease, or
cinity of Marsh/Morro intersection. obtain' a parking easement for Pa-
cific side of Post Office; 870 Pacific).
25. Convert Mono between Monterey
and Higuera into a more pedestrian- 33. Narrow Marsh Street to reduce the
oriented street, but still allow ve- width of the travel lanes.
hicles.
34. Re-use the Sauer Adobe for cultural
26. Install a landscaped median on Palm purposes. (Purchase the historic
between Osos and Santa Rosa. adobe).
Long Term (7-15 Years)
27. Convert surface lot (see #18 above)
to a low scale multi-level parking
structure. Install landscape buffer
between structure and Hayes/
Lattimer Adobe.
28. Construct a parking structure on
Carmel between Marsh and Higuera.
29. Re-route Walker,Archer and Pacific.
16