HomeMy WebLinkAbout03/17/1998, C13 - MID-HIGUERA DISTRICT ENHANCEMENT PLAN. council Md°
j acEnaa Repoin 1=4 ell's
CITY OF SAN LUIS O B I S P O
FROM: Arnold Jonas, Community Development Director
BY: John Mandeville, Long-Range Planning Manager
and Jeff Hook, Associate Planner
SUBJECT: Mid-Higuera District Enhancement Plan.
CAO RECOMMENDATION: 1) Approve the Mid-Higuera District Enhancement Plan
workscope; 2) authorize staff to solicit consultant proposals; and 3) authorize the CAO to contract
for consultant services costing up to $65,000.
DISCUSSION
One of City Council's goals in the 1997-99 Financial Plan is to prepare an enhancement plan for
the mid-Higuera Street area. The Council gave this plan the priority of an important goal in the
Financial Plan, to be worked on after the major city goals had been addressed. The Mid-Higuera
District Enhancement Plan is a long-range planning project. The major city goals for long-range
planning, the Airport Area and Margarita Area specific plans, are currently being addressed. The
work programs for these plans provide staff with an opportunity to work on other city goals while
consultants work on various portions of the specific plans. Staff resources will be available to
manage the preparation of the Mid-Higuera District Enhancement Plan. The $65,000 funding for
the plan was allocated in the 1997-98.budget. Council approval of the attached workscope and
authorization to solicit proposals and to contract for consultant services will get the Mid-Higuera
District Enhancement Plan underway.
As stated in the budget documents, the purpose of the plan is to achieve several General Plan
objectives for this mixed-use commercial area near Downtown:
• to provide space to meet future demand for certain retail and office use space near the
downtown without competing with downtown retail;
• to improve compatibility of land uses in the area;
• to encourage new development and improve the area's appearance and traffic circulation;
• to improve the creek, minimize flood hazards and provide for future creek access and/or trails;
• to enhance the area's economic potential through increased public and private investment,
increase commercial activity, property values and overall fiscal benefits to the community; and
• to identify public and private improvement projects to help accomplish the objectives stated
above.
The General Plan Land Use Element (LUE) designates the Mid-Higuera District as an Optional
Use/Special Design Area. It is one of several areas where the City wants to promote mixed uses in
connection with a specific physical design plan for the area. The LUE designation is intended, in
part, to encourage renovation of public areas, building facades, signs and landscaping. The LUE
states that a Mid-Higuera District plan should address street and driveway improvements, flood
Council Agenda Report - Mid-Higuera District Enhancement Plan RFP
Page 2
hazards, and habitat restoration and parkway opportunities along San Luis Obispo Creek. The plan
should also serve as a "conceptual redevelopment plan" to maintain and enhance the vitality of the
business district and to ensure compatibility between various land uses in the district and adjacent
areas. The proposed "district" is not a redevelopment area in the formal sense; however, the area
may coincide with all or part of a future redevelopment area if one is determined feasible and is
eventually established. The enhancement plan could be instrumental in the creation of a
redevelopment plan for this portion of Higuera Street.
The area is undergoing transition as older, non-conforming buildings and uses are gradually
replaced with new, generally more intensive land uses. As shown in Exhibit A, the Mid-Higuera
District is essentially a narrowly defined corridor along a portion of Higuera Street, from Archer
Street south to Elks Lane. Staff feels that the proposed district boundaries, while defining a
smaller area than the conceptual area shown in the LUE, more closely meets the City's needs and
budget at this time, since most of the planning issues are focused within the proposed district
boundaries as shown in Exhibit A. The proposed project area is sufficiently distinct to allow a
subsequent plan to address the remainder of the area identified in the General Plan.
Most of the property within the district is privately held. The district has been redeveloping
incrementally, without a clear vision of the district's potential or needs. An enhancement plan will
help the community reach consensus on a comprehensive "vision" for the area and provide short-
term as well as long-term development standards for property owners, developers, and design
professionals. From an environmental standpoint, the plan is needed to facilitate restoration and
enhancement of San Luis Obispo Creek and adjacent open space, and to take advantage of creek
and morro views, possibly including the development of a trail or path along the easterly bank of
the creek.
Planning issues to be addressed in the plan are discussed in the draft Request For Proposals,
available in the Council reading file, and the City Clerk's Office. Following selection of a
consultant, staff expects the planning process to take nine months to a year. The planning process
would involve substantive public involvement, with at least two community planning workshops
along with numerous public hearings. Community Development Department staff would manage
consultant preparation of a plan, help the consultant develop policies and programs for streetscapes,
building facade improvements, street and driveway improvements, flood hazard management,
habitat restoration and creek parkway options, and would complete environmental review. Other
City departments are expected to provide key support to the planning and design team.
FISCAL IMPACT
The 1997-98 Budget includes $65,000 to fund the Mid-Higuera District Enhancement Plan. The
proposed source of funding is the General Fund. The proposed scope of work is extensive,
reflecting the broad range of goals for this area. Staff recommends that we solicit consultant
proposals statewide to attract as wide a range of consultants as possible. Staff will negotiate and
enter into a contract costing up to $65,000, or return to Council for further direction if no
proposals are received within the specified budget.
Conncil.Agenda Report - Mid-Higuera Distriif.Enhancement Plan.RFP
Page-S. --- - -
ALTERNATIVE
1. Do not prepare a Mi&Higuera District Enhancement Plan at this time. Staff does not
recommend this approach because it will iesult in continued piecemeal development which
Will not correct, and may aggravate, existing problems in the district; including: traffic
congestion, conflicting land uses, flood'hazard,. substandard or non-conforniing structures,
and the lack of overall vision to guide public and private development ih the Mid-Higuera
area.
Attachments
Exhibit A: Mid-Higuera District Map_
Exhibit B: Workscope
Note.- The complete Request for Proposals is available for review in the Council reading file, and
in the City Clerk's Office.
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EXHIBIT B
city of San IDIS OBISpo
Preliminary Workscope:
Mid-Higuera Street Enhancement Plan
The consultant shall prepare the following documents:
=> Mid-Higuera Street Enhancement Plan, which will include, as a minimum, these sections:
=> Land Use/Market Demand Analysis;
=> Traffic and Circulation Plan;
=> Creek Restoration/Parkway Plan; and
=> Land Use Plan/Redevelopment Strategy;
=> Urban Design Plan.
Specific Work Products
The final plan and supporting documents will provide plans,policies, and programs to serve as a
"blueprint" for the gradual redevelopment and improvement of this key commercial corridor.
They will also show how this district will be functionally, aesthetically, environmentally, and
economically integrated with adjacent areas, in a manner that is consistent with other general
plan goals and policies. The Mid-Higuera Street Enhancement Plan will address the area shown
in Exhibit A, which is a smaller subarea of the Special Design Area shown in the General Plan
shall include these specific work products:
I. Two public workshops and an opinion survey to solicit community, business owner, resident,
and property owner views on the district's issues, opportunities, and needs. At the
workshops,the City encourages the use of multi-media presentations including video, graphic
imaging, "hands on"audience participation, and effective media and outreach strategies to
solicit maximum community interest and input;
H. An illustrative Plan map summarizing the district's land use and street circulation strategy;
creek corridor improvements and uses; natural and man-made features; and other relevant
land use/development information;
III. A narrative Plan, in booklet format, which will, as a minimum:
A) Summarize and explain the recommended Goals, Policies, and Programs for the Mid-
Higuera District,presented in a format which could be adopted by the City Council;
B) Describe key features of the Plan in both written and graphic format, including,but
not limited to these sections:
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Mid-Higuera Street Enhancement Plan- Tentative Workscope
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1) An analysis of the district's existing conditions, development capacity and
limitations, form and visual character, utilities,historic development and use
factors,relationship to creek and adjacent use areas, and an analysis of general
plan and zoning issues as these relate to the City's objectives, as described in the
Request For Proposals;
2) Results of an opinion survey, conducted by the consultant, to determine occupant
and property owner concerns, interests and opinions for the district's future land
uses;visual quality; creek use; economic vitality; and traffic circulation;
3) A market demand/land use analysis to identify the highest and best uses of the
properties from a long-range sales tax per square foot perspective, a land
use/redevelopment strategy to plan for the district's gradual transition of uses;
4) A street circulation and improvement program, including a schematic
improvement plan showing necessary street changes, including, where applicable:
street widening, street closures, driveway access changes/limitations, bikeway,
pedestrian and related frontage improvements and connections,public/private
parking provisions, utility undergrounding, and intersection/signaling
improvements;
5) An analysis of San Luis Obispo Creek in terms of biotic,visual, hydrologic
factors, and a strategy for restoring and enhancing the creek within the district,
possibly including public access, expanding creek setbacks, and improving
riparian habitat while improving opportunities for businesses to take positive
advantage of their creek setting;
6) A visual assessment of the district's man-made and natural features to identify
significant features,view corridors, and the effects of recommended land
use/streets/urban design changes on the district's visual character and economic
vitality;
7) Urban design guidelines, including the identification of visual goals for the
district, development standards, and architectural and landscape design guidelines
for both public and private areas.
Consultanataff Teamwork Approach
The consultant will work cooperatively with City staff to clearly establish project parameters, to
clarify approaches and project responsibilities, finalize workschedule and key milestones,
identify, collect and analyze resource information, organize and lead the public survey and
workshop, and to keep City staff informed of study progress,methodology, important issues,
findings, alternative views, and conclusions. City staff will assign a project manager to assist the
consultant on a limited basis: to develop a list of available background information, including
Mid-Higuera Street Enhancement Plan- Tentative Workscope
Page 8
prior City reports, local codes, policies and development standards, existing maps, photos, and
land use information, and other data available to the consultant. Information available includes:
zoning and land use data,permit information, infrastructure, and citywide traffic model.
An orientation meeting between the consultant team and City staff early in the planning process
will be held to provide information and to discuss project details, followed by regular progress
conferences with staff. The consultant will submit an administrative draft plan for staff review
and comment prior to submitting the final plan. The consultant workscope should plan to present
the plan at four public hearings and two informal public workshops.
The strategy for completing the Master Plan is envisioned in five phases:
• Phase 1: Issue Identification. Key tasks will include information collection, site
reconnaissance, issue identification, and designing a community survey and holding a
workshop.
• Phase 2: Specific Studies. Key tasks will include land use,market demand,traffic, and
creek and visual studies; and an evaluation of community input, leading to a constraints and
opportunities analysis.
• Phase 3: Evaluate Alternatives. The consultant will develop appropriate alternatives to
address land use, economic vitality, creek preservation/use,traffic and circulation, and visual
character/urban design. Alternatives will be designed to address multiple objectives, taking
into account phasing,public/private costs, difficulty of implementation,public actions
necessary, environmental implications, and consistency with City plans and goals.
• Phase 4: Prepare Administrative Draft Plan and supporting documents. The consultant
will prepare an administrative Master Plan and supporting documents, and submit them to
staff for review and comment; followed by presentation of the plan at a follow-up public
workshop.
• Phase S: Finalize and Adopt Plan. The Consultant will prepare the final draft plan and
narrative booklet, and present these at public hearings. Following the hearing,the consultant
will make final changes/corrections and submit the completed plan.
Mid-Higuera Street Enhancement Plan- Tentative Workschedule
Page 9
Format
All plans, documents, illustrations, photos and other supporting information should be presented
in a format compatible with the City's Word/GIS computer environment. Final documents shall
be submitted both in hard copy and on CD-Rom. The City's wide area computer network
includes these components:
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Mid-Higuera Street Enhancement Plan- Tentative Workscope
Page 9
• PC desktops, IBM compatible with Microsoft Office, Windows '95 operating systems;
• AutoCad R-14 drafting system;
• Geographic Information System products by ESRI (ArcView, Arclnfo, MapObjects)
• Land Use Data Base on FoxPro, by Microsoft;
• the City is on the Internet @ slonet.org\w\slocity.
• San Luis Obispo Citywide Traffic Model runs on Dos-based 1997A version of MINUTP
software and FoxPro version 2.6. The City can provide the modeling data on disk.
Workscope Changes
This is a preliminary workscope and proposals shall be based on the listed workproducts and
related information. The consultant may, after carefully considering the RFP and the study area,
amend the workscope if the consultant believes changes are necessary or appropriate to meet the
City's objectives. So that the City can compare consultant proposals equally, consultants should
structure their proposals to provide a base bid for the workscope described above, with any
workprogram amendments included as bid alternates.
Tentative Workschedule
The City has set the following tentative timetable for the selection of a consultant and the
completion of the Mid-Higuera Street Enhancement Plan:
By this Date: Milestone Completed:
April 27, 1998 Submit Consultant Proposals
2nd week/May Interview/select Consultants
3rd week/May Submit insurance information/Notice to Proceed Issued
4th week/May Consultant/Staff Orientation Meeting
4th week/June Complete Phase 1/Staff meeting
1 st week/July Community Workshop
4th week/July Complete Phase 2/Staff meeting
4th'week/August Complete Phase 3/Staff meeting
4th week/September Complete Phase 4: Submit Admin. Draft Plan/Staff meeting
3rd week/October Community Workshop
3rd week/November Complete Phase 5: Submit Final Draft Plan/Staff meeting
Dec:Mar. 1999 Environmental Review(conducted by City staff)
April/May Public Hearings
End of June Submit Final Plan in hard copy and CD-Rom versions
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