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09/04/2001, PH1 - ZONING MAP AMENDMENTS AND REVISED BUILDING SETBACK LINE TO IMPLEMENT THE MID-HIGUERA STREET ENHANCE
i council MarinaD� 9y f—ol jacEnoa 12EpoRt pqI CITY Y OF SAN LUIS OBISPO FROM: John Mri Community Development Direct o Prepared By: Jeff Hto Planner and Jerry Kenny,Sn sing Civil Engineer SUBJECT: ZO MENDMENTS AND REVISED BUILDING SETBACK LINE TO IMPLEMENT THE MID-HIGUERA STREET ENHANCEMENT PLAN CAO RECOMMENDATION 1.Introduce an ordinance to print approving the zoning map amendments,based on findings. 2. Introduce an ordinance to print approving a revision to the Higuera Street building setback line, based on findings. DISCUSSION Situation On March 20, 2001, the City Council approved Resolution No. 9165 approving the Draft Mid-Higuera Enhancement Plan. With that action, Council directed staff to initiate rezoning of the area as shown in the Plan. As directed,the follow-up rezoning is being brought back to council to introduce an ordinance, implementing the general plan amendments approved in March. The rezoning is necessary to implement the Mid-Higuera Street Enhancement Plan and to maintain consistency between the General Plan Land Use Map and the Zoning Map. Additionally, a revised building setback line for Higuera Street was included in the enhancement plan, between the existing widened street section at "The Tire Store" and Marsh Street. This provides an additional six (6) feet of right of way on the west side of the street to accommodate future traffic volumes and turn pockets, a landscaped median,bike lanes and other amenities. (86 ft. of right of way to accommodate 26 ft. of widening) The attached draft ordinance (Attachment 2) formally establishes the new setback line for this roadway. (A full-scale version of the revised setback line map is available in the Council Office) Significant Impacts Initial Study ER 39-98 was prepared for the project and addressed land use issues, including the Plan's proposed rezoning and Higuera Street widening. Based on that environmental study the City Council adopted a Mitigated Negative Declaration, which was subsequently filed with the County as required by State law. No significant fiscal or environmental impacts are anticipated. Additional environmental review will be required in conjunction with the specific street widening project and other capital improvement projects addressed in the Enhancement Plan. Purpose of the Proposed Rezoning The purpose of the rezoning is to implement the adopted Mid-Higuera Enhancement Plan and the General Plan. The Mid-Higuera Enhancement Plan sets several broad land use objectives for the Mid- Higuera Area. These land use objectives include the following, in no particular order: Council Agenda Report—Mid-Higuera Street Enhancement Plan Rezoning and Revised Building Setback Line Page 2 1. Providing space to meet future demand for certain retail and office uses near the downtown; 2. Improving compatibility of land uses in the Area; 3. Stimulating new development that will improve the Area's appearance and traffic circulation; 4. Enhancing the Area's economic potential through increased public and private investment; and 5. Increasing commercial activity,property values,and overall fiscal benefits to the City. The Enhancement Plan implements the General Plan's objectives for land use in the Mid-Higuera Area, which include (also in no particular order): 1. Integrating flood protection, habitat protection and parkway opportunities along San Luis Obispo Creek with urban development in the Area; 2. Creating a"conceptual redevelopment plan"to maintain and enhance the vitality of the business district; 3. Ensuring the compatibility between various land uses in the commercial area and land between the commercial uses and surrounding areas. Description of the Proposed Rezoning The proposed rezoning, Exhibit A,would facilitate accomplishing these objectives. It broadens the range of allowed uses to include retail-commercial, office and residential uses along,the westerly side of Higuera Street by changing the zoning from Service-Commercial (C-S) to Retail-Commercial, with an MU overlay zone to encourage mixed commercial and residential uses. Service-Commercial (C-S) zoning east of Higuera Street would continue,but would now include an MU overlay zone to encourage mixed commercial and residential uses, where appropriate. As provided in the Plan, new development projects or uses on sites with MU zoning would not require Planning Commission review if they were consistent with the Plan, unless such review was otherwise required by the Zoning Regulations for the individual uses, or for exceptions to development standards. In these instances, use permit approval would be required prior to new development to determine compatibility of the new uses with each other and with their surroundings. MU zoning would not affect existing uses. The Plan anticipates the eventual relocation of Caltrans facilities by rezoning State of California property for tourist-serving uses on the south side of Madonna Road, and for Conservation/Open Space, public park and residential uses on the north side. To help address the area's housing needs, rezoning would increase the allowed residential density for the Village Mobile Home Park property from R-3-S (18 Density units per net acre) to R-4 (24 Density units per net acre). This change will encourage development of high-density apartments or condominiums that include housing affordable to low- and moderate-income persons. Rezoning would allow all of the existing legal uses to remain indefinitely, and no existing businesses would be displaced or made non-conforming by the proposed rezoning. Land use changes would be accomplished over time, as new uses gradually replaced existing uses. New uses would need to conform to the General Plan and Zoning Map, and would thereby carry out the intent of the Enhancement Plan. The rezoning will help preserve existing housing by making existing houses on Brook Street legal, Council Agenda Report—Mid-Higuera Street Enhancement Plan Rezoning and Revised Building Setback Line Page 3 conforming uses, since dwellings would be allowed in the proposed C-R-MU zone. Consequences of Not Taking the Recommended Action If the council does not introduce and give final passage to the ordinance, the current zoning designations would remain in effect, resulting in an inconsistency between the General Plan and Zoning Map. This would prevent implementation of key features of the adopted Plan, such as expanding retail and office space near Downtown, promoting mixed-uses, expanding sites suitable for housing, and accommodating tourist-serving uses near State Highway 101, at the southwest comer of Higuera Street and Madonna Road. Similarly, failure to adopt the street setback line ordinance would not be consistent with the adopted Enhancement Plan and City goals to beautify and improve Higuera Street. FISCAL IMPACT Adoption of the building setback line ordinance may result in added costs to acquire the additional six (6)feet of right of way and construction of a future capital improvement project. Attachments: 1)Draft Zoning Ordinance 2)Draft Building Setback Ordinance 3) Council Resolution No. 9165 (2001 Series) Council Reading File: Revised set-back line map. Jh[Umhep/mheprezon ingreport7-17-01 b I-3 ATTACHMENT 1 ORDINANCE NO. (2001 Series) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE ZONING MAP TO IMPLEMENT THE MID-HIGUERA ENHANCEMENT PLAN WHEREAS, the Planning Commission held public hearings on February 9 and November 1, 2000 on the Draft Mid-Higuera Enhancement Plan, including amendments to the General Plan and rezoning to implement the Plan's objectives; and WHEREAS, The Commission recommended approval of the Short-term Plan, with modifications, and supported rezoning of the Village Mobile Home Park property from R-3/R-3- PD (Medium-High Density Residential, Planned Development) to R-4 (High Density Residential and did not take an action on the Plan's overall rezoning strategy; and WHEREAS, at a public hearing on March 20, 2001, the City Council considered testimony of the property and business owners, residents and other interested parties, the records of the Planning Commission hearings and actions, and the evaluation and recommendation of staff; and as a result of its deliberations, adopted Resolution No. 9165 approving a mitigated negative declaration (ER 39-98), amending the General Plan, granting a creek setback exception to allow construction of a Class 1 bikeway along San Luis Obispo Creek between Marsh Street and Madonna Road, approving the Council Hearing Draft Mid-Higuera Plan, and implementing the Plan by directing staff to initiate rezoning of the Mid-Higuera Area as shown on Page 33 of the Council Hearing Draft Plan and other actions to carry out the Plan's intent; and BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council finds and determines that the project's previously approved Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed rezoning and that no further environmental review is necessary under the California Environmental Quality Act. SECTION 2. Findings. That this Council, after consideration of the proposed rezoning. to change the City's zoning map designations as shown in Exhibit A, makes the following findings: 1. The proposed rezoning is necessary to achieve consistency between the General Plan and Official Zoning Map.. 2. The proposed rezoning is necessary to implement the objectives of the General Plan and of the Mid-Higuera Enhancement Plan. 3. The proposed zoning will preserve and expand housing opportunities by expanding the area which allows residential uses and increases the allowed residential density at the Village Mobile Home Park Property. ATTACHMENT 1 Ordinance No. (2001 Series) Page 2 4. An initial environmental study was prepared by the Community Development Department on December 13, 2000 describing the environmental impacts associated with the proposed rezoning (ER39-98). Based on the initial study, a Mitigated Negative Declaration was granted, concluding that the project will not have a significant adverse impact on the environment provided that mitigation is incorporated into the project. That mitigation is hereby incorporated by reference and is included in the adopted Mid-Higuera Enhancement Plan. SECTION 3. Adoption. The zoning map is hereby amended as shown in Exhibit A. SECTION 4. Public Availability of Documents. The Community Development Director shall cause the change to be reflected in documents which are on display in City Hall and are available for public viewing and use. SECTION 5. Publication. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five(5) days prior to its final passage, in the Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty (30)days after its final passage. INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo at its meeting held on the 21st day of 2001, on a motion by seconded by , and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was passed and adopted this 21 st day of August, 2001. 1-5 ATTACHMENT I Ordinance No. (2001 Series) Page 3 Mayor Allen Settle ATTEST: Lee Price, City Clerk APPROVED AS TO FORM: /,Q/mey/` efV7G.f. orgensen Jh/Umhep/rezoningordinance8-21-01 1-lam EXHIBIT A: PRS.-OSED REZONING-MID-HIGUE.-I ENHANCEMENT AREA (GP/R 39-98) Udder Qa i:•moi� �Z i i• •ee•e > ••�•�••• • High Street ETT Q some iii i i• -- as 000 009 ••• • �• 1 2 i X•• South Street ••••••• South Street a VMS N •►••• ' - •••• of f •••• i•moi••i f m •s •• m • Bri ge Street • •:.. :•:• C/Os PF i C-R-MU ead --- c—s—Mu �• j •:• ® C-T MU of •• 0 ® R-4 JWUMHEP/U20NINGM"7.20.01 1-7 ATTACHMENT 2 ORDINANCE NO. (2001 SERIES) AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING (1)THE OFFICIAL BUILDING SETBACK LINE AS DESIGNATED ON THE MAP ENTITLED "OFFICIAL BUILDING SETBACK LINE FOR HIGUERA STREET, FROM MARSH STREET TO MADONNA ROAD"; AND (2) SECTION 17.74.170 OF THE SAN LUIS OBISPO MUNICIPAL CODE TO REFLECT THE MAP AMENDMENT. WHEREAS, on March 20, 2001, the City Council considered an environmental initial study (ER 39-98), staff reports and recommendations, Planning Commission and other commission recommendations and public testimony regarding the "Mid-Higuera Street Enhancement Plan" (GPI 39-98), which included a modification to the current Official Higuera Street Building Setback Line, between Marsh Street and a point approximately 160 feet southerly of High Street; and WHEREAS, the City Council adopted Resolution No. 9165 (2001 Series) approving the Mid- Higuera Street Enhancement Plan and approving a mitigated negative declaration of environmental impact, pursuant to the California Environmental Quality Act regarding the Plan,which includes a proposed building setback line, subject to additional environmental review for any future capital improvement and/or private development projects; and NOW THEREFORE BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. The "Official Building Setback Line for Higuera Street, between Marsh Street and Madonna Road", is hereby amended to provide an additional six (6) feet of widening on the west side of Higuera Street,between Marsh Street and a point approximately 160 feet south of High Street, as delineated on Exhibit A,attached hereto and incorporated herein by this reference. SECTION 2. Municipal Code Section 17.74.170 is hereby amended to read as follows: SECTION 17.74.170 "The Official Building Setback Line is hereby established on the west side of Higuera Street, from Marsh Street to Madonna Road, in accordance with the Official Map designated "Official Building Setback Line for Higuera Street,between Marsh Street and Madonna Road" dated September 7, 1965, as amended by the City Council by ordinance on April 21, 1981, and as amended by the City Council by ordinance on ,2001,on file in the office of the City Clerk. SECTION 3. This ordinance,together with the ayes and noes, shall be published once in full, at least three(3)days prior to its final passage, in the Telegram-Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty(30)days after its final passage. 1- 90, ATTACHMENT 2 Ordinance No. (2001 Series) Page two INTRODUCED AND PASSED TO PRINT by the City Council of the City of San Luis Obispo at its meeting held on 2001, on motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: Mayor Allen K. Settle ATTEST: City C;crk Lee Price APPROVED AS TO FORM: ru me Jeff• y W, orgensen i - 9 OFFICIAL BUS! °"ING SETBACK LINIr3 OF So. HIGUM /{ yF W��+�'[yJ{�^l , ,i�.f�i S � I y ; i���SR '/ • �.% �ky�*��y �.� f r AA" il%''JNr Y !'�Y4 / � SL k ,�,� � '`+ �kJ � 3 3,� `✓`g?e a '4 ,,, "`f`,�..w�( �.R`.„t•�`'.�4/� nsd° f _ r as 11 S s Vv Yet•' +`. aiS �' / i r+ f t '"'� �'Si% � �. . �.. 5. 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E ?"(PiCALSTRH7 SiCTtDN 0ATE: SEPT. 7, 1963 Attachment 3 RESOLUTION NO. 9165 (2001 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING THE MID-HIGUERA STREET ENHANCEMENT PLAN WHEREAS, the Cultural Heritage Committee, Planning Commission, Parks and Recreation Commission, Bicycle Advisory Committee, and the Architectural Review Commission have held public hearings on the Draft Mid-Higuera Street Enhancement Plan; and WHEREAS, after reviewing the Draft Plan and considering public testimony, these advisory bodies recommended various changes and additions to the Draft Plan regarding flood hazard reduction, creeks, historic preservation, transportation and circulation, land use, and aesthetics and where feasible and appropriate, the changes have been incorporated into the Draft Plan; and WHEREAS, the Director of Community Development issued a mitigated negative declaration of environmental impact, pursuant to provisions of the California Environmental Quality Act (CEQA) and based on an initial environmental study (ER 39- 98) which was prepared and circulated for the required public review period; and WHEREAS, in consideration of public testimony, advisory body recommendations, staff analysis, and its own deliberations, the City Council has determined that the Mid-Higuera Street Enhancement Plan is necessary to implement General Plan policies and programs designed to reduce flood hazards, improve compatibility of adjacent land uses, preserve historic resources, encourage alternative transportation modes, establish architectural guidelines, secure necessary public improvements for a designated "Optional Use and Special Design Area", improve public access to parks and open space, improve the safety and appearance of streets and public areas, and enhance the economic vitality of the Mid-Higuera Street area. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. 1. The Mid-Higuera Street Enhancement Plan conforms with the General Plan, the Bicycle Transportation Plan, and the City's Historic Preservation Program Guidelines intended to preserve historic resources. 2. The Mid-Higuera Street Enhancement Plan implements specific General Plan policies regarding land use, circulation, housing, flood hazard prevention, recreation and open space preservation, including the following policies (numbers refer to San Luis Obispo General Plan Digest policies): LU 3.1.4 (Mid-Higuera Enhancement), LU 3.4.2 (Tourist-Commercial), LU 3.7 (Mixed Uses), LU 4.5 R9165 j—�� ATTACHMENT 3 Resolution No. 1965-k2001 Series) Page 2 (Walking Environment), LU 6.1.1 (Open Space), LU 6.4.3 (Flood Hazard Reduction), LU 6,4.6 (Creek Setbacks), LU 6.6. (Community Heritage), LU 8.5 (Mid-Higuera Area), H5.2.2 (Mixed Use), H 6.2.2 (Housing above Commercial), H 3.2.2 (Housing Conservation), CI 3.3 (Bikeways), CI 4.5 (Pedestrian Crossings), and Cl 7.4 (Driveway Access). 3. The Mid-Higuera Street Enhancement Plan is an "Area Plan", intended to carry out policies and programs of the General Plan and to guide public and private development, public improvements, and capital improvement programming within the District as defined by the Plan. SECTION 2. Environmental Determination (ER 39-98). The City Council has considered the environmental determination for the Mid-Higuera Street Enhancement Plan and hereby approves a mitigated negative declaration of environmental impact, pursuant to the California Environmental Quality Act. SECTION 3. General Plan Amendment. The General Plan is hereby amended as shown in Exhibit A. SECTION 4. Creek Setback Exception. A reduced creek setback of variable width to allow construction of a Class 1 bikeway along San Luis Obispo Creek between Marsh and Madonna Road as shown in the Mid-Higuera Street Enhancement Plan is hereby approved, based on the following findings: A. The proposed setback exception implements General Plan policies for recreational uses within open space and conservation areas (OS 12.1.2, OS 12.2.1c). B. The bikeway's location and design will minimize impacts to scenic resources, water quality, and riparian habitat; and C. The exception will not limit the city's design options for providing flood control measures that are needed to achieve adopted city flood policies; and D. The exception will not prevent the implementation of city-adopted plans, nor increase the adverse environmental effects of implementing such plans; and E. There are circumstances applying to the site, such as size, shape or topography, which do not apply generally to land in the vicinity with the same zoning, that would deprive the property of privileges enjoyed by other property in the vicinity with the same zoning; and F. The exception will not constitute a grant of special privilege, an entitlement inconsistent with the limitations upon other properties in the vicinity with the same zoning; and ATTACHMENT 3 Resolution No. 1965-�L001 Series) Page 3 G. The exception will not be detrimental to the public welfare or injurious to other property in the area of the project or downstream; and H. Site development cannot be accomplished with a redesign of the project; and I. Redesign of the project would deny the property owner reasonable use of the property. ("Reasonable use of the property" in the case of new development may include less development than indicated by zoning. In the case of additional development on an already developed site, "reasonable development" may mean that no additional development is reasonable considering site constraints and the existing development's scale, design, or density.) SECTION 5. Plan Adoption. The City Council Hearing Draft Mid-Higuera Street Enhancement Plan is hereby adopted as an area plan guiding public and private land use and improvements within the area identified in the Plan as the "Mid-Higuera Street Enhancement District." SECTION 6. Implementation. To implement the Mid-Higuera Street Enhancement Plan, the City Council hereby directs that: A. The Community Development Director shall initiate rezoning of the area as shown on Page 33 of the Council Hearing Draft Plan. B. The urban design and architectural guidelines are hereby adopted for the Mid-Higuera District. Public and private development projects shall be consistent with the provisions of the Plan. C. City Departments shall implement the Mid-Higuera Street Enhancement Plan through their design and development of capital improvement programs, operating programs, and in developing budgeting and grant requests. SECTION 7. Amendments. The Mid-Higuera Street Enhancement Plan may be amended.by the City Council at any time. Citizens, the Planning Commission or the City Council, may initiate such changes. The Plan may be amended as often as needed, subject to the same procedures set forth by the City Council for amending specific plans. Upon motion of Vice Mayor Ewan, seconded by Council Member Schwartz, and on the following roll call voter AYES: Council Members Marx, Schwartz and Vice Mayor Ewan NOES: Council Members Mulholland and Mayor Settle ABSENT: None a ATTACHMENT 3 Resolution No. 196 (2001 Series) Page 4 The foregoing resolution was adopted this 20th day of March 2001. Mayor Allen Settle ATTEST: Lee. ice, ty Clerk APPROVED AS TO FORM: J Jo gens , Ci Attorney 1-/S S on No. 9165 (2001 Serie ATTACHMENT 3 .see* Q 0.0.0.0 .^ ...•;• • •. .. • _ '^ 0000:• High Street Q .0000:• • _ 0000 0 o o : 2 000 0 0000: - -- ti0000 so 06 _ C') 0 6• — • : d L :• • — •o* South Street 00 '00 00•0' 0South Street 00000 0 0 0 0• % 00000000000O _ 000000 m �r 0000::.• • • 00 - pp •�• m • •• 0000 0 • •• • 0 0000 m •• 0000000 00000 m .: 000000 00 0000000 O • • 000000p0000000p0 0� • .0000000 00000 O Bridge Stre� • •°o°o�o sa 0 oo_wd" �o '•• •r�aOCC� i Mid-Higuera District Proposed General Plan Designation; i . i I Open Space i ® Park ' I I ..0 General Retail Services and Manufacturing •• ! ® Tourist Commercial • / ® High Density Residential N • o l-/,k Page A-21 Proposed Amendment to the Airport Land Use Plan i San Luis Obispo County Regional Airport 1 Appendix 4: Public Utilities Code, Sections 21670 — 21679.5 State of California PUBLIC UTILITIES CODE I Division 9 Chapter 4.Airports and Navigational Facilities Article 3.5.Airport Land Use Commission I Section 21670-21679.5 21670. (a) The Legislature hereby finds and declares that: (1) It is in the public interest to provide for the orderly development of each public use airport in this state and the area surrounding these airports so as to promote the overall goals and objectives of the California airport noise standards adopted pursuant to Section 21669 and to Iprevent the creation of new noise and safety problems. (2) It is the purpose of this article to protect public health, safety,and welfare by ensuring the Iorderly expansion of airports and the adoption of land use measures that minimize the public's exposure to excessive noise and safety hazards within areas around public airports to the extent that these areas are not already devoted to incompatible uses. (b) In order to achieve the purposes of this article, every county in which there is located an airport which is served by a scheduled airline shall establish an airport land use commission. Every county,in I which there is located an airport which is not served by a scheduled airline,but is operated for the I benefit of the general public,shall establish an airport land use commission,except that the board of supervisors of the county may,after consultation with the appropriate airport operators and affected local entities and after a public hearing,adopt a resolution finding that there are no noise,public safety, or land use issues affecting any airport in the county which require the creation of a commission and declaring the county exempt from that requirement. The board shall,in this event,transmit a copy of the resolution to the Director of Transportation. For purposes of this section,"Commission" means an airport land use commission. Each commission shall consist of seven members to be selected as follows: (1) Two representing the cities in the county,appointed by a city selection committee comprised of the mayors of all the cities within that county,except that if there are any cities contiguous AMENDMENT TO THE AIRPORT LAND USE PLAN FOR THE SAN Luis OBISPO COUNTY AIRPORT Page A-22 or adjacent to the qualifying airport,at least one representative shall be appointed therefrom. If there are no cities within a county,the number of representatives provided for by paragraphs (2) and (3) shall each be increased by one. I (2) Two representing the county,appointed by the board of supervisors. (3) Two having expertise in aviation,appointed by a selection committee comprised of the manag- ers of all of the public airports within that county. (4) One representing the general public,appointed by the other six members of the commission. I (c) Public officers,whether elected or appointed,may be appointed and serve as members of the commis- sion during their terms of public office. (d) Each member shall promptly appoint a single proxy to represent him or her in commission affairs and to vote on all matters when the member is not in attendance. The proxy shall be designated in a Isigned written instrument which shall be kept on file at the commission offices,and the proxy shall serve at the pleasure of the appointing member.A vacancy in the office of proxy shall be filled promptly by appointment of a new proxy. ' (e) A person having an"expertise in aviation"means a person who,by way of education,training,business, experience,vocation,or avocation has acquired and possesses particular knowledge of,and familiarity Iwith,the function,operation,and role of airports,or is an elected official of a local agency which owns or operates an airport I 21670.1. (a) Notwithstanding any other provision of this article,if the board of supervisors and the city selection committee of mayors in the county each makes a determination by a majority vote that proper land use planning can be accomplished through the.actions of an appropriately designated body,then the body so designated shall assume the planning responsibilities of an airport land use commission as provided for in this article,and a commission need not be formed in that county. (b) A body designated pursuant to subdivision (a) which does not include among its membership at least two members having an expertise in aviation,as defined in subdivision (e) of Section 21670,shall,when acting in the capacity of an airport land use commission, be augmented so that that body, as aug- mented,will have at least two members having that expertise. The commission shall be constituted pursuant to this section on and after March I, 1988. I (c) (1) Notwithstanding subdivisions (a) and (b),and subdivision (b) of Section 21670,if the board of supervisors of a county and each affected city in that county each makes a determination that proper land use planning pursuant to this article can be accomplished pursuant to this subdivi- sion,then a commission need not be formed in that county. (2) If the board of supervisors of a county and each affected city makes a determination that 1 AMENDMENT TO THEARPORT LAND USE PLAN FOR THE SAN LUIS OBISPO COUNTY AIRPORT I Page A-23 proper land use planning may be accomplished and a commission is not formed pursuant to paragraph (1) of this subdivision,that county and the appropriate affected cities having jurisdic- tion over an airport,subject to the review and approval by the Division of Aeronautics of the department,shall do all of the following: (A)Adopt processes for the preparation,adoption,and amendment of the comprehensive airport land use plan for each airport that is served by a scheduled airline or operated for the benefit of the general public. (B) Adopt processes for the notification of the general public,landowners,interested groups, and other public agencies regarding the preparation,adoption,and amendment of the comprehensive airport land use plans. I (C)Adopt processes for the mediation of disputes arising from the preparation;adoption, and amendment of the comprehensive airport land use plans. (D)Adopt processes for the amendment of general and specific plans to be consistent with the comprehensive airport land use plans. (E) Designate the agency that shall be responsible of the preparation,adoption,and amend- ment of each comprehensive airport land use plan. (3) The Division ofAeronautics of the department shall review the processes adopted pursuant to paragraph (2),and shall approve the processes if the division determines that the processes are consistent with the procedure required by this article and will do all of the following. I (A)Result in the preparation,adoption,and implementation of plans within a reasonable amount of time. I (B) Rely on the height,use,noise,safety,and density criteria that are compatible with air- port operations,as established by this article,and referred to as the Airport Land Use Planning Handbook,published by the division,and any applicable federal aviation regu- lations,including,but not limited to,Part 77 (commencing with Section 77.1) ofTitle 14 of the Code of Federal Regulations. (C)Provide adequate opportunities for notice to,review of,and comment by the general I public,landowners,interested groups,and other public agencies. (4) If the county does not comply with the requirements of paragraph (2)within 120 days,then the plan and amendments shall not be considered adopted pursuant to this article and a commis- Sion shall be established within 90 days of the determination of noncompliance by the division and a plan shall be adopted pursuant to this article within 90 days of the establishment of the commission. (d) A commission need not be formed in a county that has contracted for the preparation of comprehen- sive airport land use plans with the Division of Aeronautics under the California Aids to Airport Program (Title 21 (commencing with.Section 4050) of the California Code of Regulations), Project µ v Ker-VAR 90-1,and that submits all of the following information to the Division of Aeronautics for review and comment that the county and the cities affected by the airports within the county, as < defined by the plans: AMENDMENT TO THEAjRpoRT LAND USE PLAN FOR THE SAN Luis OBispo CouNTYAIRpORT Page A-24 I (1) Agree to adopt and implement the comprehensive airport plans that have been developed under contract. I (2) Incorporated the height,use,noise,safety,and density criteria that are compatible with airport operations as established by this article, and referred to as the Airport Land Use Planning Handbook,published by the division,and any applicable federal aviation regulations,including, Ibut not limited to,Part 77 (commencing with Section 77.1) ofTitie 14 of the Code of Federal Regulations as part of the general and specific plans for the county and for each affected city. I (3) If the county does not comply with this subdivision on or before May 1, 1995,then a commis- sion shall be established in accordance with this article. I (e) (1) A commission need not be formed in a county if all of the following conditions are met: (A)The county has only one public use airport that is owned by a city. I (B) (i) The county and the.affected city adopt the elements in paragraph (2) of subdi- vision (d), as part of their general and specific plans for the county and the I affected city. (ii) The general and specific plans shall be submitted, upon adoption, to the Divi- sion of Aeronautics. If the county and the affected city do not submit the felements specified in paragraph (2) of subdivision (d),on or before May 1, 1996, then a commission shall be established in accordance with this article. I I 21670.2. (a) Sections 21670 and 21670.1 do not apply to the County of Los Angeles. In that county,the county ' regional planning commission has the responsibility for coordinating the airport planning of public agencies within the county. In instances where impasses result relative to this planning,an appeal may be made to the county regional planning commission by any public agency involved.The action taken Iby the county regional planning commission on such an appeal may be overruled by a four-fifths vote of the governing body of a public agency whose planning led to the appeal. ' (b) By January 1, 1992,the county regional planning commission shall adopt the comprehensive land use plans required pursuant to Section 21675. I (c) Sections 21675.1,21675.2,and 21679.5 do not apply to the County of Los Angeles until January" 1, 1992- If the comprehensive land use plans required pursuant to Section 21675 are not adopted by the I county regional planning commission by January 1, 1992,Sections 21675.1 and 21675.2 shall apply to the County of Los Angeles until the plans are adopted. 21670.4. AMMDMENT To THE AIRPORT LAND Use Puw r-OR THE SAN Luis OBISPO COUNTY AIRPORT ��- Page A-2S I (a) As used in this section,"intercounty airport" means any airport bisected by a county line through its runways, runway protection zones, inner safety zones, inner turning zones, outer safety zones, or sideline safety zones,as defined by the department's Airport Land Use Plan handbook and referenced in the comprehensive land use plan formulated under Section 21675. (b) It is the purpose of this section to provide the opportunity to establish a separate airport land use I commission so that an intercounty airport may be served by a single airport land use planning agency, rather than having to look separately to the airport land use commissions of the affected counties. (c) In addition to the airport land use commissions created under Section 2.1670 or the alternatives established under Section 21670.1,for their respective counties,the boards of supervisors and city I selection committees for the affected counties, by independent majority vote of each county's two delegations,for any intercounty airport,may do either of the following. (1) Establish a single separate airport land use commission for that airport.That commission shall Iconsist of seven members to be selected as follows: (A)One representing the cities in each of the counties, appointed by that county's city selection committee. I (B) One representing each of the counties,appointed by the board of supervisors of each Icounty. (C)One from each county having expertise in aviation,appointed by a selection committee Icomprised of the managers of all the public airports within that county. (D)One representing the general public,appointed by the other six members of the com- mission. (2) In accordance with subdivision (a) or(b) of Section 21670.I,designate an existing appropriate entity as that airport's land use commission. I21671, I In any county where there is an airport operated for the general public which is owned by a city or district in another county or by another county,one of the representatives provided by paragraph (1) of subdivi- sion (b) of Section 21670 shall be appointed by the city selection committee of mayors of the cities of the county in which the owner of that airport is located,and one of the representatives provided by paragraph (2) of subdivision (b) of Section 21670 shall be appointed by the board of supervisors of the county in which the owner of that airport is located. I AMENDMENT To THE AIRPORT LAND USE PLAN FOR THE SAN LUIS Oewo COUNTY AIRPORT �.f �r-i: Page A-26 21671:S. (a) Except for the terms of office of the members of the first commission,the term of office of each member shall be four years and until the appointment and qualification of his or her successor. The members of the first commission shall classify themselves by lot so that the term of office of one member is one year,of two members is two years,of two members is three years,and of two mem- bers is four years. The body which originally appointed a member whose term has expired shall appoint his or her successor for a full term of four years. Any member may be removed at any time and without cause by the body appointing that member. The expiration date of the term of office of each member shall be the first Monday in May in the year in which that member's term is to expire. Any vacancy in the membership of the commission shall be filled for the unexpired term by appoint- ment by the body which originally appointed the,member whose office has become vacant. The chairperson of the commission shall be selected by the members thereof. (b) Compensation,if any,shall be determined by the board of supervisors. (c) Staff assistance,including the mailing of notices and the keeping of minutes and necessary quarters, equipment,and supplies shall be provided by the county. The usual and necessary operating expenses of the commission shall be a county charge. (d) Notwithstanding any other provisions of this article,the commission shall not employ any personnel either as employees or independent contractors without the prior approval of the board of supervi- sors. (e) The commission shall meet at the call of the commission chairperson or at the request of the majority of the commission members. A majority of the commission members shall constitute a quorum for the transaction of business.No action shall be taken by the commission except by the recorded vote of a majority of the full membership. (f) The commission may establish a schedule of fees necessary to comply with this article. Those fees shall be charged to the proponents of actions,regulations,or permits,shall not exceed the estimated reasonable cost of providing the service, and shall be imposed pursuant to Section 66016 of the Government Code. Except as provided in subdivision (g),after June 30, 199 1,a commission which has not adopted the comprehensive land use plan required by Section 21675 shall not charge fees pursu- ant to this subdivision until the commission adopts the plan. (g) In any county which has undertaken by contract or otherwise completed land use plans for at least one-half of all public use airports in the county,the commission may continue to charge fees necessary to comply with this article until June 30, 1992,and,if the land use plans are complete by that date,may continue charging fees after June 30, 1992. If the land use plans are not complete by June 30, 1992,the commission shall not charge fees pursuant to subdivision (f) until the commission adopts the land use plans. AMENDMENT TO THE AIRPORT LAND USE PLAN FOR THE SAN LUIS OBISPo COUNTY AIRPORT Page A-2.7 21672. Each commission shall adopt rules and regulations with respect to the temporary disqualification of its members from participating in the review or adoption of a proposal because of conflict of interest and with respect to appointment of substitute members in such cases. 21673. In any county not having a commission or a.body designated to carry out the responsibilities of a commis- sion,any owner of a public airport may initiate proceedings for the creation of a commission by presenting a request to the board of supervisors that a commission be created and showing the need therefor to the satisfaction of the board of supervisors. 21674. The commission has the following powers and duties',subject to the limitations upon its jurisdiction set forth in Section 21676: (a) To assist local agencies in ensuring compatible land uses in the vicinity of all new airports and in the vicinity of existing airports to the extent that the land in the vicinity of those airports is not already devoted to incompatible uses. (b) To coordinate planning at the state,regional,and local levels so as to provide for the orderly develop- ment of air transportation,while at the same time protecting the public health,safety,and welfare. (c) To prepare and adopt an airport land use plan pursuant to Section 21675. (d) To review the plans,regulations,and other actions of local agencies and airport operators pursuant to Section 21676. (e) The powers of the commission shall in no way be construed to give the commission jurisdiction over the operation of any airport. , (f) In order to carry out its responsibilities,the commission may adopt rules and regulations consistent with this article. AMENDMENT To THE AIRPORT LAND USE PLAN FOR THE SAN Luis OBISPO CouNTY AIRPORT ' Page A-28 I21674.5. I (a) The Department of Transportation shall develop and implement a program or programs to assist in the training and development of the staff of airport land use commissions, after consulting with airport land use commissions,cities,counties,and other appropriate public entities. I (b) The training and development program or programs are intended to assist the staff of airport land use commissions in addressing high priority needs,and may include,but need not be limited to,the follow- ing- (1) ollow- ing:(1) The establishment of a process for the development and adoption of comprehensive land use plans. (2) The development of criteria for determining airport land use planning boundaries. (3) The identification of essential elements which should be included in the comprehensive plans. (4) Appropriate criteria and procedures for reviewing proposed developments and determining whether proposed developments are compatible with the airport use. (5) Any other organizational, operational, procedural, or technical responsibilities and functions which the department determines to be appropriate to provide to commission staff and for which it determines there is a need for staff training or development. (c) The department may provide training and development programs for airport land use commission staff pursuant to this section by any means it deems appropriate. Those programs may be presented in any of the following ways: (1) By offering formal courses or training programs. (2) By sponsoring or assisting in the organization and sponsorship of conferences, seminars,or Iother similar events. , (3) By producing and making available written information. (4) Any other feasible method of providing information and assisting in the training and develop- ment of airport land use commission staff. f 1 21674.7. An airport land use commission that.formulates,adopts or amends a comprehensive airport land use plan shall be guided by information prepared and updated pursuant to Section 21674.5 and referred to as the Airport Land Use Planning Handbook published by the Division of Aeronautics of the Department of Transportation. I I AMENDMENT TO THEAIRPORT LAND USE PLAN FOR THE SAN Luis OBISPO COUNTY AIRPORT I Page A-29 216Ys. (a) Each commission shall formulate a comprehensive land use plan that will provide for the orderly growth of each public airport and the area surrounding the airport within the jurisdiction of the commission,and will safeguard the general welfare of the inhabitants within the vicinity of the airport l and the public in general.The commission plan shall include and shall be based on a long-range master plan or an airport layout plan,as determined by the Division of Aeronautics of the Department of Transportation,that reflects the anticipated growth of the airport during at least the next 20 years. In formulating a land use plan,the commission may develop height restrictions on buildings,specify use of land,and determine building standards,including soundproofing adjacent to airports,within the plan- ning area. The comprehensive land use plan shall be reviewed as often as necessary in order to accomplish its purposes,but shall not be amended more than once in any calendar year. (b) The commission may include,within its plan formulated pursuant to subdivision (a),the area within the jurisdiction of the commission surrounding any federal military airport for all of the purposes specified in subdivision (a).This subdivision does not give the commission any jurisdiction or authority over the territory or operations of any military airport (c) The planning boundaries shall be established by the commission after hearing and consultation with the involved agencies. (d) The commission shall submit to the Division of Aeronautics of the department one copy of the plan and each amendment to the plan. (e) If a comprehensive land use plan does not include the matters required to be included pursuant to this article,the Division of Aeronautics of the department shall notify the commission responsible for the Pte• 21675.1. (a) By June 30, 199 1,each commission shall adopt the comprehensive land use plan required pursuant to Section 21675, except that any county which has undertaken by contract or otherwise completed land use plans for at least one-half of all public use airports in the county,shall adopt that plan on or before June 30, 1992. (b) Until a commission adopts a comprehensive land use plana city or county shall first submit all actions, regulations, and permits within the vicinity of a public airport to the commission for review and approval. Before the commission approves or disapproves any actions, regulations, or permits, the commission shall give public notice in the same manner as the city or county is required to give for those actions, regulations, or permits.As used in this section,"vicinity" means land which will be included or reasonably could be included within the plan. If the commission has not designated a study area for the plan,then"vicinity" means land within two miles of the boundary of a public airport AMENDMENT TO THE AIRPORT LAND USE PLAN FOR THE SAN LUIS OB1sPO CouNTY AIRPORT Page A-30 (c) The commission may approve an action,regulation,or permit if it finds,based on substantial evidence in the record,all of the following- (1) ollowing(1) The commission is making substantial progress toward the completion of the plan. (2) There is a reasonable probability that the action,regulation,or permit will be consistent with the plan being prepared by the commission. (3) There is little or no probability of substantial detriment to or interference with the future adopted plan if the action,regulation,or permit is ultimately inconsistent with the plan. (d) If the commission disapproves an action,regulation,or permit,the commission shall notify the city or county. The city or county may overrule the commission,by a two-thirds vote of its governing body,if it makes specific findings that the proposed action, regulation,or permit is consistent with the pur- poses of this article, as stated in Section 21670. (e) If a city or county overrules the commission pursuant to subdivision (d),that action shall not relieve the city or county from further compliance with this article after the commission adopts the plan. (f) If a city or county overrules the commission pursuant to subdivision (d) with respect to a publicly owned airport that the city or county does not operate,the operator of the airport is not liable for damages to property or personal injury resulting from the city's or county's decision to proceed with the action,regulation,or permit (g) A commission may adopt rules and regulations which exempt any ministerial permit for single-family dwellings from the requirements of subdivision (b) if it makes the findings required pursuant to subdi- vision (c) for the proposed rules and regulations, except that the rules and regulations may not ex- empt either of the following- (1) More than two single-family dwellings by the same applicant within a subdivision prior to June 30, 1991. (2) Single-family dwellings in a subdivision where 25 percent or more of the parcels are undevel- oped. 21675.2. (a) If a commission fails to act to approve or disapprove,any actions,regulations,or permits within 60 days of receiving the request pursuant to Section 21675.1.the applicant or his or her representative may file an action pursuant to Section 1094.5 of the Code of Civil Procedure to compel the commission to act,and the court shall give the proceedings preference over all other actions or proceedings,except previously filed pending matters of the same character. (b) The action,regulation,or permit shall be deemed approved only if the public notice required by this subdivision has occurred.If the applicant has provided seven days advance notice to the commission of the intent to provide public notice pursuant to this subdivision,then,not earlier than the date of the AMENDMENT TO THE AIRPORT LAND USE PLAN FOR THE SAN LUIS OBISPO COUNTY AIRPORT -' - Page A-31 expiration of the time limit established by Section 21675.1, an applicant may provide the required public notice. If the applicant chooses to provide public notice,that notice shall include a description of the proposed action,regulation,or permit substantially similar to the descriptions which are com- monly used in public notices by the commission, the location of any proposed development, the application number,the name and address of the commission,and a statement that the action,regula- tion, or permit shall be deemed approved if the commission has not acted within 60 days. If the applicant has provided the public notice specified in this subdivision,the time limit for action by the commission shall be extended to 60 days after the public notice is provided. If the applicant provides notice pursuant to this section,the commission shall refund to the applicant any fees which were collected for providing notice and which were not used for that purpose. (c) Failure of an applicant to submit complete or adequate information pursuant to Sections 65943 to 65946,inclusive,of the Government Code,may constitute grounds for disapproval of actions,regula- tions, or permits. (d) Nothing in this section diminishes the commission's legal responsibility to provide,where applicable, public notice and hearing before acting on an action,regulation,or permit 21676. (a) Each local agency whose general plan includes areas covered by an airport land use commission plan shall,by July 1, 1983,submit a copy of its plan or specific plans to the airport land use commission.The commission shall determine by August 31, 1983,whether the plan or plans are consistent or inconsis- tent with the commission's plan. If the plan or plans are inconsistent with the commission's plan,the local agency shall be notified and that local agency shall have another hearing to reconsider its plans. The local agency may overrule the commission after such hearing by a two-thirds vote of its governing body if it makes specific findings that the proposed action is consistent with the purposes of this article stated in Section 21670. (b) Prior to the amendment of a general plan or specific plan,or the adoption or approval of a zoning ordinance or building regulation within the planning boundary established by the airport land use commission pursuant to Section 21675,the local agency shall first refer the proposed action to the commission. If the commission determines that the proposed action is inconsistent with the commission's plan,the referring agency shall be notified. The local agency may,after a public hearing, overrule the commission by a two-thirds vote of its governing body if it makes specific findings that the Proposed action is consistent with the purposes of this article stated in Section 21670. (c) Each public agency owning any airport within the boundaries of an airport land use commission plan shall,prior to modification of its airport master plan,refer such proposed change to the airport land use commission. if the commission determines that the proposed action is inconsistent with the commission's plan,the referring agency shall be notified. The public agency may,after a public hearing, overrule the commission by a two-thirds vote of its governing body if it makes specific findings that the proposed action is consistent with the purposes of this article stated in Section 21670. AMENDMENT TO THE AIRPORT LAND USE PLAN FOR THE SAN LUIS OBISPO COUNTY AIRPORT Page A-32 (d) Each commission determination pursuant to subdivision (b) or (c) shall be made within 60 days from the date of referral of the proposed action.If a commission fails to make the determination within that period,the proposed action shall be deemed consistent with the commission's plan. 21676.5. (a) If the commission finds that a local agency has not revised its general plan or specific plan or overruled the commission by a two-thirds vote of its governing body after making specific findings that the proposed action is consistent with the purposes of this article as stated in Section 21670,the commis- sion may require that the local agency submit all subsequent actions,regulations,and permits to the commission for review until its general plan or specific plan is revised or the specific findings are made. If, in the determination of the commission, an action, regulation, or permit of the local agency is inconsistent with the commission plan, the local agency shall be notified and that local agency shall hold a hearing to reconsider its plan. The local agency may overrule the commission after the hearing by a two-thirds vote of its governing body if it makes specific findings that the proposed action is consistent with the purposes of this article as stated in Section 21670. (b) Whenever the local agency has revised its general plan or specific plan or has overruled the commis- sion pursuant to subdivision (a),the proposed action of the local agency shall not be subject to further commission review,unless the commission and the local agency agree that individual projects shall be reviewed by the commission. 21677. Notwithstanding Section 21676,any public agency in the County of Marin may overrule the Marin County Airport Land Use Commission by a majority vote of its governing body. 21678. With respect to a publicly owned airport that a public agency does not operate, if the public agency pursuant to Section 21676 or 21676.5 overrides a commission's action or recommendation,the operator of the airport shall be immune from liability for damages to property or personal injury caused by or resulting directly or indirectly from the public agency's decision to override the commission's action or recommendation. AMENDMENT TO THE AIRPORT LAND USE PLAN FOR THE SAN Luis OBISPo COUNTY AIRPORT Page A-33 216"" (a) In any county in which there is no airport land use commission or other body designated to assume the responsibilities of an airport land use commission,or in which the commission or other desig- nated body has not adopted an airport land use plan,an interested party may initiate proceedings in a court of competent jurisdiction to postpone the effective date of a zoning change,a zoning variance, the issuance of a permit,or the adoption of a regulation by a local agency,which directly affects the use of land within one mile of the boundary of a public airport within the county. (b) The court may issue an injunction which postpones the effective date of the zoning change,zoning variance,permit,or regulation until the governing body of the local agency which took the action does one of the following- (1) ollowing(1) In the case of an action which is a legislative act,adopts a resolution declaring that the pro- posed action is consistent with the purposes of this article stated in Section 21670. (2) In the case of an action which is nota legislative act,adopts a resolution making findings based on substantial evidence in the record that the proposed action is consistent with the purposes of this article stated in Section 21670. (3) Rescinds the action. (4) Amends its action to make it consistent with the purposes of this article stated in Section 21670,and complies with either paragraph (1) or (2) of this subdivision,whichever is appli- cable. (c) The court shall not issue an injunction pursuant to subdivision (b) if the local agency which took the action demonstrates that the general plan and any applicable specific plan of the agency accomplishes the purposes of an airport land use plan as provided in Section 21675. (d) An action brought pursuant to subdivision (a) shall be commenced within 30 days of the decision or within the appropriate time periods set by Section 21 167 of the Public Resources Code,whichever is longer. (e) If the governing body of the local agency adopts a resolution pursuant to subdivision (b) with respect to a publicly owned airport that the local agency does not operate,the operator of the airport shall be immune from liability for damages to property or personal injury from the local agency's decision to Proceed with the zoning change,zoning variance,permit,or regulation. (f) As used in this section,"interested party" means any owner of land within two miles of the boundary of the airport or any organization with a demonstrated interest in airport safety and efficiency. AMENDMENT TO THEAIRPORT LANA USE PLAN FOR THESAN LUIS 08I5PO COUNTYAfRPORT G, Page A-34 21679:5: (a) Until June 30, 1991,no action pursuant to Section 21679 to postpone the effective date of a zoning change,a-zoning variance,the issuance of a permit,or the adoption of a regulation by a local agency, directly affecting the use of land within one mile of the boundary of a public airport,shall be com- menced in any county in which the commission or other designated body has not adopted an airport land use plan,but is making substantial progress toward the completion of the plan. (b) If a commission has been prevented from adopting the comprehensive land use plan by June 30, 199 1, or if the adopted plan could not become effective,because of a lawsuit involving the adoption of the plan,the June 30, 199 1,date in subdivision (a) shall be extended by the period of time during which the lawsuit was pending in a court of competent jurisdiction. (c) Any action pursuant to Section 21679 commenced prior to January I, 1990,in a county in which the commission or other designated body has not adopted an airport land use plan,but is making substan- tial progress toward the completion of the plan,which has not proceeded to final judgment,shall be held in abeyance until June 30, 199 1. If the commission or other designated body adopts an airport land use plan on or before June 30, 1991,the action shall be dismissed. If the commission or other designated body does not adopt an airport land use plan on or before June 30, 1991,the plaintiff or plaintiffs may proceed with the action. (d) An action to postpone the effective date of a zoning change,a zoning variance,the issuance of a permit, or the adoption of a regulation by a local agency,directly affecting the use of land within one mile of the boundary of a public airport for which an airport land use plan has not been adopted by June 30, 1991,shall be commenced within 30 days of June 30, 1991,or within 30 days of the decision by the local agency, or within the appropriate time periods set by Section 21167 of the Public Resources Code,whichever date is later. AMENDMENT TO THEARPORT LAND USE PLAN FOR THE-SAN OBISPO COUNTYAIRPORT I The Planning and Zoning Law Noise contours shall be shown forall ofthese sources and the division will not review the safety element. If the stated in terms ofcommunity noise equivalent level(CNEL) division's findings are not available within those pre- or day-night average level(Ldn).The noise contours shall scribed time limits, the legislative body may take the be prepared on the basis of noise monitoring or following division's findings into consideration at the time it consid- generally accepted noise modeling techniques for the vari- ers future amendments to the safety element.Each county ous sources identified in paragraphs(1)to(6),inclusive. and city shall provide the division with a copy of its adopted The noise contours shall be used as a guide for establish- safety element or amendments. The division may review ing a pattern of land uses in the land use element that adopted safety elements or amendments and report its minimizes the exposure of community residents to exces- findings.All findings made by the division shall be advi- sive noise. sory to the planning agency and legislative body. The noise element shall include implementation mea- (Added byStats. 1980, Ch.837;Amended by Stats. 1982, sures and possible solutions that address existing and Ch. 1263.Effective September 22, 1982;Amended by Stats. foreseeable noise problems, if any. The adopted noise 1984, Ch. 1009; Amended by Stats. 1985, Ch. 1199; element shall serve as a guideline for compliance with the Amended by Stats. 1985, Ch. 114.Effective June 28, 1985; state's noise insulation standards. Amended by Stats. 1989, Ch. 1255; Amended by Stats. (g)A safety element for the protection of the community 1992, Ch. 823;Amended by Stats. 1995, Ch. 881) from any unreasonable risks associated with the effects of seismically induced surface rupture,ground shaking,ground 65302.1 (repealed by Stats. 1980, Ch. 837.) failure,tsunami,seiche,and dam failure;slope instability leading to mudslides and landslides;subsidence,liquefac- 65302.2. Urban water management plan tion and other seismic hazards identified pursuant to Chap- Upon the adoption, or revision, of a city or county's ter 7.8 (commencing with Section 2690) of the Public general plan,on or after January 1, 1996,the city or county Resources Code,and other geologic hazards known to the shall utilize as a source document any urban water manage- legislative body; flooding; and wildland and urban fires. ment plan submitted to the city or county by a water agency. The safety element shall include mapping of known seis- (Added by Stats. 1995, Ch. 881.) mic and other geologic hazards.It shall also address evacu- ation routes, peakload water supply requirements; and 653023.Consistency with airport land use plans minimum road widths and clearances around structures,as (a) The general plan, and any applicable specific plan those items relate to identified fire and geologic hazards. prepared pursuant to Article 8(commencing with Section Prior to the periodic review of its general plan and prior to 65450),shall be consistent with the plan adopted or amended preparing or revising its safety element, each city and pursuant to Section 21675 of the Public Utilities Code. county shall consult the Division of Mines and Geology of (b) The general plan, and any applicable specific plan, the Department of Conservation and the Office of Emer- shall be amended, as necessary, within 180 days of any gency Services for the purpose of including information amendment to the plan required under Section 21675 of the known by and available to the department and the office Public Utilities Code. required by this subdivision. (c) If the legislative body does not concur with any To the extent that a county's safety element is sufficiently provision of the plan required under Section 21675 of the detailed and contains appropriate policies and programs for Public Utilities Code,it may satisfy the provisions of this adoption by a city, a city may adopt that portion of the section by adopting findings pursuant to Section 21676 of county's safety element that pertains to the city's planning the Public Utilities Code. area in satisfaction of the requirement imposed by this (Amended by Stats. 1984, Ch. 1009;Amended by Stats. subdivision. 1987, Ch. 1018) At least 45 days prior to adoption or amendment of the (Sections 65302.4 through 65302.7 repealed by Stats. safety element, each county and city shall submit to the 1984, Ch. 1009) Division of Mines and Geology of the Department of Conservation one copy of a draft of the safety element or 65302.5.Safety element review amendment and any technical studies used for developing With respect to the safety element required in the general the safety element.The division may review drafts submit- plan, pursuant to subdivision (g) of Section 65302, each ted to it to determine whether they incorporate known county which contains state responsibility areas,as deter- seismic and other geologic hazard information,and report mined pursuant to Section 4125 of the Public Resources its findings to the planning agency within 30 days of receipt code, shall comply with Section 4128.5 of the Public of the draft of the safety element or amendment pursuant to Resources Code. this subdivision. The legislative body shall consider the (Added by Stats. 1989, Ch. 778.) division's findings prior to final adoption of the safety element or amendment unless the division's findings are 65302.6.Frontier county not available within the above prescribed time limits or (a)The Legislature finds and declares that the provision unless the division has indicated to the city or county that of basic health,welfare,land use planning,and economic 48 • 2000 Planning,Zoning,and Development Laws 1 I 1 Mid Strcct Enhancement Plan 4 A �• a © D Madonna Road looking Toward Higuero Sheet Vi O 1 san tins OBISPO 1 1 7.01 1 Mid-Higuera Street Enhancement Plan 1 city of san Luis oslspo community development depaatment OUR MISSION STATEMENT Our mission is to serve all persons in a positive and courteous manner and help ensure that San Luis Obispo continues to be a healthy, safe, attractive, and enjoyable place to live,work, or visit. We help plan the city's form and character, support community values, preserve the envi- ronment, promote wise use of resources, and protect public health and safety. OUR SERVICE PHILOSOPHY 1 The City of San Luis Obispo Community Development Department staff provides high quality service when you need it. We will: -Listen to understand your needs;- -Give clear, accurate and prompt answers to your questions; -Explain how you can achieve your goals under the City's rules; -Help resolve problems in an open, objective manner; -Maintain high ethical standards; and 1 -Work to improve our service. i 1 t 1 ' Mid-Higuera Street :`nhancernem Flail r F1�' Mid Street � Enhancem---ent Plan 1 lil,i ihlnnlgl illl nljc�t i�l�iii I� li I I .�II III it il+4lil III r II�IILL.EII�r,l,oll'II�I'��:II ' 11l lipl 1 San tul s OBI SPO p 1 Adopted March 20, 2001 990 Palm Street San Luis Obispo, California 93401 -3249 For additional copies or more information, call (805) 781 -7170 or email: www.slocityorg 3 i Mid-Higuera Street .1 nhancemem PInn ' Acknowledgements City of San Luis Obispo City Council Allen Settle, Mayor John Ewan, Vice Mayor Jon Howell-Marx Christine Mulholland Ken Schwartz Ken Hampian, City Administrative Officer City Advisory Bodies Planning Commission Architectural Review Commission Stephen Peterson, Chair Charles Stevenson, Chair Alice Loh, Vice-Chair Jim Lopes, Vice-Chair Jim Aiken Michael Boudreau Michael Boswell Zeljka Howard James Caruso Hana Novak Allan Cooper Mark Rawson ' Orval Osborne Rob Schultz Park and Recreation Commission Cultural Heritage Committee James Neville, Chair Bob Schrage, Chair Peter Dunan, Vice Chair Robert Pavlik, Vice Chair Debbie Black Paula Juelke Carr Gary Clay Margot McDonald Teresa Larson Bob Schrage Bonnie Marzio Tom Wheeler Bill Pyper Matt Whittlesey Community Development Department John Mandeville, Long-Range Planning Manager Jeff Hook, Project Planner In collaboration with the following firms: Crawford Multari Clark & Mohr • RRM Design Group • Cannon Associates Firma , a ' Mid-Higuera Street E:nhancemem FIZ111 CONTENTS THE MID-HIGUERA ENHANCEMENT PLAN: A VISION FOR THE FUTURE 8 BACKGROUND ............................................................................................. 12 The Mid-Higuera Enhancement District ................................................................ 13 Project Area Context ........................................................................................... 13 Existing Conditions and Important Features .......................................................... 15 The General Plan Vision ..................................................................................... 16 Enhancement Plan Objectives ............................................................................... 17 Planning Process and Community Participation ...................................................... 18 KeyIssues .......................................................................................................21 Issue Close Up: Flood Hazard Mitigation ............................................................25 Issue Close Up: Mobilehome Park Opportunities and Constraints..........................29 Appreciatingthe Past ...........................................................................................31 PUBLICPOLICY............................................................................................. 35 Conformance with the Enhancement Plan ......................................................:.....36 Usesof Land and Buildings ................................................................................. 36 Historic Preservation and Aesthetics ..................................................................... 39 Mobile Home Parks and New Housing ................................................................. 40 Parking ..............................................................................................................40 PUBLICIMPROVEMENTS............................................................................... 41 tFlood Hazard Reduction ..................................................................................... 42 Circulation and Street Improvements....................................................................43 Creekside Improvements..................................................................................... 46 PublicParking ....................................................................................................48 PublicTransit......................................................................................................51 Parks, Plazas and Open Space ...................................................:.....:..................52 IMPLEMENTING THE PLAN........................................................................... 53 Amend the the General Plan ...............................................................................54 Amend the Zoning Regulations ..........................................................................55 Capital Improvement Programming ..................................................................... 55 DevelopmentReview...........................................................................................55 EconomicFeasibility ............................................................:..............................59 RevenueGeneration ...........................................................................................59 ' Summary of Implementation Measures.................................................................60 rTz gong ' S i Mid-Higuera Street Enhancs}11')ei l Plan CONTENTS SHORT AND LONG-TERM CONCEPT PLAN MAPS ........................................ 61 DESIGN GUIDELINES.................................................................................... 64 I■ New Development and Property Renovations ........................................................65 its Site Planning and Design ....................................................................................65 Architectural Design ...........................................................................................67 Fagode Renovation Potential...............................................................................69 Pedestrian Spaces and Circulation ....................................................................... 73 Landscape, Public Art, and Site Furnishings........................................................... 73 n Parking ............................................................................................................. 74 1! Signs ................................................................................................................ 74 Site and Building Lighting .................................................................................... 75 0 PublicImprovements........................................................................................... 77 StreetFurnishings ..........................................................................:.................... 77 Crosswalks ....................................................................................................... 78 Landscaping ...................................................................................................... 78 Planned Street Improvements .............................................................................. 79 FIGURES D Figure 1 Pedestrian Bridge near the end of South Street ............................................... 8 a Figure 2 Madonna Road/Conference Center .............................................................. 9 Figure 3 Creekside Outdoor Spaces........................................................................... 9 Figure 4 Widened Higuera Street, Southbound at Marsh Street................................... 10 Figure 5 Pacific Street Mini-Plaza.............................................................................. 10 Figure 6 Parker Street Enhancement ......................................................................... 10 Figure 7 The Mid-Higuera Plan Area ........................................................................ 13 Figure 8 Vicinity Ma .............. 14 Figure 9 Important Features ..................................................................................... 15 Figure 10 Planning Process........................................................................................ 18 O Figure 11 Existing Diagonal Street Grid ...................................................................... 21 Figure 12 Creek Constrictions Upstream of the Marsh Street Bridge.............................. 25 Figure 13 Channeling Creek Overflow .......................................................................26 ' Figure 14 Leaving Unobstructed Channels Between Buildings.......................................26 Figure 15 Creek Bank Contouring...............................................................................28 Figure 16 Meadow Creek Drainage Concept..............................................................28 11001111 6 , Mid-Higucra Street Ealliancement Plan LATENTS Figure 17 Buildings of Historic, Architectural or Aesthetic Value ....................................34 Figure18 Proposed Zoning .......................................................................................37 Figure 19 Private Common Parking and Accessway .....................................................38 Figure 20 Flood Hazard Reduction Measures ..............................................................42. Figure 21 Proposed Street Circulation System..............................................................43 Figure 22 Proposed Higuera Street Cross-Section, Marsh to High Street........................44 Figure 23 Higuera Street Mid-Block Turn Lane.............................................................44 Figure 24 Bike/Pedestrian Circulation .........................................................................45 Figure 25 Storm Drainage Flow .................................................................................46 Figure 26 Bike Route Alternatives ...............................................................................47 Figure 27 Creek/Bikeway Section, Typical ...................................................................47 Figure 28 Parking Inventory by block ..........................................................................48 Figure 29 Possible Public Parking Sites ........................................................................49 Figure 30 Proposed Public Transit Stops ......................................................................51 Figure 31 Plan Detail of Pacific - Higuera Street Mini-Plaza ..........................................52 Figure 32 Mid-Higuera District - General Plan Designations.........................................54 Figure 33 ShortTerm Concept Plan ............................................................................62 Figure 34 Long-Term Concept Plan.............................................................................63 Figure 35 Building-Parking Relationship ......................................................................65 Figure 36 Potential Building Improvements, Higuera Street "Fifties" Facade ................... 70 Figure 37 Potential Building Improvements, Weber's Bread Store.................................. 71 Figure 38 Potential Building Improvements, A. Savers Wholesale Company................... 72 Figure 39 Decorative streetlight standard .................................................................... 77 Figure 40 Crosswalk detail ........................................................................................ 78 Figure 41 Tree grate detail......................................................................................... 78 ' Figure 42 Planned Street Improvement, Southbound Higuera Street at Marsh Street ....... 79 Figure 43 Planned Street Improvement, Northbound on Parker Street at South Street......81 Figure 44 Council Resolution No. 9165 (2001 Series) .................................................83 TABLES Table A General Plan Consistency............................................................................56 ' Table B How Enhancement Plan Implements the General Plan ..................................57 ' Bibliography/ Sources......................................................................................... 82 1 7 Mid-Higuera Street 1�%7:: " A VISION FOR THE FUTURE This Enhancement Plan includes public policies and public investment strategies that aim toward a more attractive and functional future for the Mid-Higuera Street area. Some of the improvements can be implemented relatively soon; others may take many years to completely realize. The plan, accordingly, illustrates changes that can probably be made in the short term as well as the full complement of changes that can only be achieved over the long term. The latter group includes the reuse of some of the larger parcels (CalTrans and Hayward Lumber, for example) which will be contingent on decisions by the property owners to relocate or otherwise alter the existing uses. Other projects may take time because of complex engineering, regulatory requirements, or high costs. Nonetheless,the plan reflects the commu- nity preferences for the area even if this vision takes many steps, over time. The following vignettes describe the Mid-Higuera Enhancement area of the future: Flood Hazard Mitigation �u Flooding mitigation. The capacities of the ' • ' creek and of the Marsh Street bridge have been IN' � increased to better handle storm drainage. , 71 x4 Coupled with the City's comprehensive strat- egy for San Luis Obispo Creek and related im- provements upstream and downstream,the free- �s .'",r P I quency and severity of flooding have been re- duced. In addition, drainage from the South Street hills to Bridge and Higuera streets has been improved, reducing flooding in the cem- etery and along Higuera Street. , '. '' ' yp r.c^b� •v< Figure I Land Uses Bicycle/Pedestrian bridge near the end of ' South Street Open space along the creek. San Luis Obispo A new look and new uses at Madonna and ' creek between Marsh and Madonna functions Higuera. The former CalTrans properties have been as a productive natural habitat, rich in native converted to new uses. South of Madonna Road, a plants and animals. Over time, the entire area new visitor-serving facility has been built, including between the creek and the freeway has become meeting rooms and convention facilities. This center a public open space reserve. People may walk routinely attracts such functions as annual meetings or bicycle along separate paths that run along of organizations, educational symposia and similar ' side, but separated from the creek; other uses events. The location is ideal,adjacent to the freeway are limited to passive recreation such as bird interchange,with transit and pedestrian links to down- watching. Bianchi Lane bridge is used only by town and other shopping areas. It is within easy stroll- t pedestrians and occasional light-duty mainte- ing distance to the creek, open spaces, parks, res- nance vehicles. Pedestrian and bicyle bridges, taurants and cafes, professional offices and the live such as the one shown in Figure 1, provide ac- live theater on South Street. Majestic Sycamore trees cess at several locations along the creek and still grace the Higuera Street frontage. The historic ' links downtown with Avila Beach via the Bob brick building that once housed CalTrans offices has Jones City-to-the-Sea Bike Trail. been preserved and adapted to serve new uses while 8 ' I Mid-Higuera Street [:;nhanceinc At Plan f – tral business district,such as electric car s recharg- ing discount food and d ing stations, dry goods out- _ lets, and computer and small appliance repair. \ — As properties redevelop with new uses, vehicle access to these uses is largely provided from Figure 2 Madonna Road / Conference Center parking in the rear–from Parker Street or from a new common driveway that runs parallel to retaining its original architectural charm. Across Ma- Higuera Street between South Street and Bian- donna Road, the City has acquired the former chi Lane. New, more convenient bus stops have CalTrans property and built new park,with links to improved public transit service in the area. the creek open space and the Bob Jones City-to the-Sea bike trail. The park includes interpretative On the east side of Parker Street, a mix of of- ' displays,artwork and landscaping that recall the his- fices,small start-up businesses, non-profit head- tory of this area, including its role as home to San quarters and upstairs live/work housing has de- Luis Obispo's Japanese-American community prior veloped. Residents walk or bike to downtown, to World War II. Brook Street has been extended to log along the creek path, and take in a live per- form a cul-de-sac,allowing compatible development formance at the theater at the corner of South of additional small houses or duplex apartments. and Parker Streets. This district has artisans who ' Madonna Road now features a new landscaped me- like-the"live-work"opportunities with their shops dian which enhances the nearby conference center and studios on the first floor and apartments and hotel, as shown in Figure 2. above. Along San Luis Obispo creek, a mix of I retail and food service businesses has developed, Mixed uses and better access to businesses. The with parking off of the common driveway and uses along Higuera Street are still largely commer- windows and patios facing the creek. These pa- tial. Many cater to downtown employees providing tios are interconnected by an adjacent walkway goods and services not often found in the in the cen- along the creek. Above these stores and cafes are offices that look out onto the riparian scene 7 below. ' New multifamily housing. The older mobile home parks were gradually removed and rede- veloped with new uses after the new apartments and condominiums were built on Beebee near Bridge Street. This complex includes both mar- , ket rate and affordable housing units. Started by ^• ,; a joint venture of private developers and a non- _a' '', 1 N ,. profit housing provider, the facility is now man- ' aged by a separate non-profit group. Many of a Ay^� the former mobile home owners opted to buy or Figure 3 rent these new units. Creekside outdoor spaces 9 Mid-Higuera Street .....nt Man r Street Improvements Higuera Street improvements. People stroll- ing along Higuera Street enjoy improved side- walks and the addition of public artwork, street =-- trees, benches and decorative lighting. Cars flow smoothly due to the widening of the street, :, _. ' and a new landscape median - broken at key " Y locations for turn lanes-has transformed and softened the appearance of the streetscope. Figure 4 ' At Pacific Street, the confusing and sub-stun- Widened Higuera Street, Southbound at Bard intersection has been improved; Walker Marsh Street Street has been turned into a cul-de-sac with ' a pedestrian "mini-plaza" at Higuera Street. Bianchi Lane has been realigned with High Street to improve the safety and efficiency of that important intersection, as shown in Figure a `•, Brook Street improvements. With redevelop- a ' ment of the former CalTrans site at the northwest corner of Higuera Street and Madonna Road, Brook Street has been extended south as a two- - '-- lane cul-de-sac street within the former CalTrans property. The church that was located within the Brook Street right-of-way has been relocated Figure 5 within the neighborhood and a new neighbor- Pacific Street mini-plaza hood park developed adjacent to the creek. An on-street bikeway extends from South Street through the former CalTrans property to Ma- donna Road, and eventually, south to Avila Beach via the Bob Jones City-To-Sea Bikeway. <• - - �'�� An emergency access road links Brook Street with the Gateway Park and Madonna Road. Parker Street. Parker Street has been changed p _ from a bleak industrial way into a handsome streetwith curbside parking,trees,sidewalks,tex- tured crosswalks, decorative light fixtures and Figure 6 benches, as shown in Figure 6. Parker Street enhancement 1 10 ' I _ i Mid-Higuera Street Enhance•arient Plan Aesthetics and History More attractive buildings and streetscape. Overhead utility lines and billboard signs along Higuera Street were removed. Street trees have been planted in sidewalks along both sides of Higuera Street and in the landscaped median planter, beautifying this key gateway by introducing more trees to visually unify the entire corridor. New development follows design guidelines that have resulted in more attractive buildings that are sensi- tive to the area's architectural character and scenic backdrop created by San Luis Obispo creek and Cerro ' San Luis. New buildings along Higuera Street are designed to preserve views of Cerro San Luis, and development along the Creek is setback from the top of creek bank while taking advantage of creek. views. ' Facade.Remodelina Concent for the Mid-Hiauera District 4. T a — 303 4 ..1 i _ ,.....�__..... _.............. Respect for history. The rich history of the Mid-Higuera area continues to be reflected in the diversity of structures, uses, and residents. Although many of the structures have been renovated,the influences of the railroad and the highway are still evident in the it design and amenities. Key historic buildings have been preserved and put to new uses and the City's new policies for the District have created a series of plaques, artwork, and monuments that trace the evolution of the area from horses and railroads to a two-lane highway, then to a key mixed-use commercial district. t The Brook Street neighborhood, now designated as a historic district, continues as a mixed residential and commercial area with a new neighborhood park near the south end of Brook Street which celebrates the cultural contributions of the Japanese-American community while enhancing the neighborhood's recreational opportunities. 11 Mid-Hipera Street 1'..aihancezn cni ('lair... Mid. Higuera Street Enhancement. Plan t Back* round _g - pana 12 Mid-Higuera Street E nhane ment Plaut ' BACKGROUND t The Mid-Higuera 5 Enhancement District ' This document is an "enhancement plan"forthe"Mid-Higuera"area of San Luis Obispo. Roughly speaking, the a plan area encompasses the Higuera Street corridor and parallel creekway between Marsh Street and Madonna ❑ ' Road. Figure 7 shows the plan area's Q o boundary more precisely. e PROJECT AREA CONTEXT 00000 The Mid-Higuera area merits special r (� [f ; F attention for several reasons. It is a "gateway corridor", located between „m 01 two major freeway interchanges, both o L9cz7j1 major entries to San Luis Obispo. Higuera Street serves as the principal commercial street connecting � ewm Downtown to the City's next largest retail s°'m' sned area on Madonna Road (Figure 8). This section of Higuera Street once served ! 0 0 0 °po� as the historic"EI Camino Real." Its role ; �aFIE ' as the main route through town, prior o gp to the freeway, is reflected in a rich history and interesting mix of land uses. 0 8 sed 1 1 Today, the area includes some J significant non-conforming uses, I Q 1 ' including the Brook Street 1 `P 1 neighborhood in a service-commercial district. Furthermore, the appearance `T' ' of the streets- and of certain buildings, 1 parking lots and signs - should be 1W 0 improved to current standards. San Luis d Obispo Creek winds through the area, e o m ® � j providing opportunities for views, habitat enhancement, and recreation. this reach of the creek but also upstream and downstream of the plan area. The Figure 7 presence of the creek,however,has also The Mid-Higuera Plan Area 13 Mid-Higuera Street Enhancemew I'lall meant periodic flooding resulting from a complex set of variables found not only in this reach of the creek but also upstream and downstream of the plan area. The following section summarizes existing conditions and plan objectives, notes some special uses found in the plan area, and highlights key issues addressed in the plan. Downtown HWY 101 San Luis Obispo ' ' eet a L ROJECT AREA outh Street R sidential Ne horhoods OBridg Street Madonna Road JY C a) rlill5 Madonna '38 SaUtn` treat Plaza& SLO Promenade Figure 8 ' Wicinity Map 74 Mid-Higuera Street '�Lr, EXISTING CONDITIONS AND IMPORTANT FEATURES 1 Most of the Mid-Higuero area is zoned "Commercial-Service" or "C-S", a zone which allows a wide range of land uses, including auto repair, lumberyards, automobile and home appliance sales, restau- rants, some kinds of offices and shops, and light-industrial uses. This regulatory flexibility has contrib- uted to a mix of many kinds of land uses within a relatively small area. It has also added to the area's unique character with a mix of features, as shown in Figure 9. Some of these features present special opportunities for achieving community goals. The area also contains several planning problems or constraints that adversely affect its activities and appearance. These problems include flooding, nar- row streets and awkward intersections, unattractive street views and delapidated or unsighly buildings, ' non-conforming land uses, and localized parking deficiencies for some businesses and residents. Mac et _ Interchange 19 I '� O Clly-owned a L .i Open space l•1 .� 9;r 4Z o< Greyhound Bus Station ° y Mobile Homes �� 81 � ❑ pC 1 P; j_ 1 Gre0ound Station I�eave _ Brook Streeteon �- Residences 90Aet o g �Restored .a: a 00 Loomis 11� Building p I(Pactltc Coast 1 ) Cermer Madonna � Road d Ie Homes Brook Street Residences Interchange MODI 1 0 O 1 obi Old mission Cemetery CafTrans O shops -_ .;. — • 1 yaoffices Old Mission Cemetery ♦' l 4 Figure 9. Important Features ' 15 Mid-Higuera Street The General Plan Vision ' The General Plan Land Use Element (LUE) identifies this as one of several areas where commercial, residential, open space and public uses can be interwoven to create a unique neighborhood. It envisions a new mix of uses, revitalized through innovative physical design solutions, reduced frequency and intensity of flooding, enhanced land use compatibility, improved vehicle and pedestrian circulation, rehabilitated historic buildings, and architecturally enhanced streets and buildings. ' The LUE encourages the enhancement of underutilized commercial land in this area and designates the Mid-Higuera corridor as an "Optional Use and Special Design' district to help acheive this and other community goals. To help shape and realize the vision, the General Plan directs the City to prepare a ' plan... "showing any desired street and driveway changes, ' flood mitigation measures, and opportunities for a linear park along San Luis Obispo Creek. The plan could also ... [guide]private construction on sites affected by any widening of Higuera Street or San Luis Obispo Creek." [Land Use Element General Plan Digest Policy LU 8.51 f � 4 �fes' .� �.M •A...{, >� � • - .. c . Higuera at Marsh Street, looking south 1 16 Mid-HiFera Strect EnhanceniLtll Plan SAO ENHANCEMENT PLAN OBJECTIVES The City Council adopted several objectives for the Mid-Higuera Enhancement Plan: ■ Improved_circulation for cars, bicycles and pedestrians. ■ Expanded opportunities for retail and office uses which take advantage of the area's location while minimizing competition with downtown retailing. M Increased sales tax (and other) revenues. ■ Improved land use compatibility between neighboring uses. ■ Reduced flood hazards. N Restored San Luis Obispo Creek with expanded opportunities for passive recreation. ■ Preservation of the area's historic resources and scenic viewshed of the Morros. W More attractive streetscape through public area improvements, landscaping and building fa4adeAnipeovements, new.signage, public art and utility undergrounding. ■ Preparation of design guidelines for future development. ■ Preparation of an implementation strategy addressing the timing, integration, cost, funding andpriorityof improvements. In addition, the plan aims to achieve the following: ' ■ To preserve and to utilize the area immediately adjacent to the creek for.public use and benefit. ■ To create opportunities for pedestrian and bicycle paths along the ' creek. IN To use the creek area as an amenity in the future use and design ' of private developments along the creek. ■ To encourage compatible and appropriate mixed-uses, including dwellings, within commercial areas. 17 Mid-Higuera Street Enhancement Piau PLANNING PROCESS AND COMMUNITY PARTICIPATION Comments received from community workshops,surveys and public hear- ings were evaluated, and in some cases, became the subject of more detailed studies. Flooding, alternative bikeway locations, landscaped street medians and driveway access were contoveesial and required fur- ther study. Staff prepared and distributed four."white papers" to explain the main planning issues,alternatives and recommendations in the Plan. As diagrammed below, a Council Hearing Draft was prepared, incorpo- rating responses to the many public comments received. Following pub- lic hearings, the draft was adopted by the City Council on March 20, 2001 . .Figure 1.0 Planning Process Analyze Key Issues Land Use EnvironmentTransportation ' Community Workshops Historic Creeks and ._... visual Resources - flooding Resources Community Prepare Preliminary survey Draft Plan ' .Cultural Herimge.Comm,has _. Planning Commission HOId PUbI1C.Hearlrtg§ Architectural Review t Commission and Coinniunity Bicycle Committee Meetings Parks and Reuation Commission Civic Groups ' Revise raft Plan Property Owners Chamber of Commerce Hold Public Hearings on Revised Draft Council Adopt;Mid-Higuera Enhancement Plan Begin lmpternentation , 18 1 Mid-Higuera Street Enhancement Plan I _ - PLANNING PROCESS AND COMMUNITY PARTICIPATION Background Information. Planning for the Mid-Higuera Street area began with a review of relevant City policies, expected public improvements, the biological and flooding characteristics of San Luis Obispo Creek,the area's history, visual resources, circulation, utilities and land use. The results are summarized in the Plan's background report and special studies, a separate document available at ' the Community Development Department. ' Public Workshops and Opinion Surveys. While ' the planning team gathered the technical 1 information, it also held two public workshops to listen to concerns and ideas from the community. ' The workshops were held at the Centerpoint Theatre ) in the plan area and were well-attended. After both workshops, follow-up letters recapping the results t of the meetings were sent to all participants and to others on the mailing list. The consensus after the second workshop was for the planning team to refine the ideas discussed at the two meetings and to illustrate them on a conceptual plan. At the same time,the consultants surveyed property-owners, business owners and residents in and near Mid-Higuera. The results of the surveys are analyzed in the Plan's background report. Some of the key results are highlighted on the next page. City Council Subcommittee: Using the technical data and ideas from ' the workshops,the consultants developed an initial conceptual draft of the Enhancement Plan. The City Council then appointed a subcommittee of Councilmembers Dave Romero and Ken Schwartz to help work on the ' evolving plan. In a series of meetings, the subcommittee, consultants and staff explored numerous alternatives for resolving issues and for best realizing the many objectives of the plan. This work resulted in a refined concept ' plan. Follow-up Workshop. The public was then invited to another workshop to review the concept. The meeting, held this time at City Hall, was again well-attended. Input from the participants was largely favorable. Consequently, the consultants turned the concept into a public draft plan, 119 i Mid-Higuera Street Enhancement Plan with maps and accompanying text and illustrations, which was formally presented to the Cultural Heritage Committee, Parks and Recreation Com- mission,Architectural Review Commission, Planning Commission,and City Council at public hearings. 1 Selected Workshop Results At one workshop, participants were asked to vote on which issues were t high priority (each person could cast up to five votes, distributed to one or more of the listed issues). The highest vote-getters were: Flood control Widening Higuera Street Allowing residences ' Beautification of Parker Street Re-routing bike lanes on Higuera Allowing offices Selected Survey Results important Neighborhood Amenities Additional Uses Favored 78% ` Restaurants in Area ee ee /Good Neighbors 73% ✓Business-S rvices 93 ,/RvoilobiGtu of Porking 69% "Mixed ° /Low Cost 59% /Retail 87% ntown 58% "TouristServices 85% ✓Near Dow ortation `-Porks and pace 76% ✓NeorTransp 51% "light IndustrOpen S 68/ ✓Unique Character 'Creek u Access 64 -Commerciol iu/Residences 64% Performing59 Rrts Venue 54% Important Potential Problems ' ✓Crime 91% ✓Poor Rppeoronce 9o% "'Flooding 85% ✓TrofFic 79% Access and Traffic Questions ✓Porking 73% ort o Creekside Path 68% ,/CreekB66% ✓ onk Erosion ✓Supp Slowing TrOncc on Hlguero 60% ' -'Noise 65% -/Widening Higuera 20 Mid-Hi8uera Street ' Key Issues ' Several issues are especially important to the plan: '0_,. ± Flooding Flooding concerns many residents, business owners 7 , and property owners. Flood-related problems include: "��` capacity constraints at the Marsh Street bridge and upstream of the bridge causing periodic back-ups and on-street flows; capacity limits in the creek itself be- tween Marsh and Madonna; and problems with the drainage system conveying run off from the Bridge Street and Meadow Park area that contribute to flood- { — ing in the cemetery and along Higuera south of Bridge Street. The plan discusses ways to help reduce flood Marsh Street Bridge, January 18, 1973 hazards. Higuera Street Widening The City has long planned for the widening of Higuera Street in this area, bringing this important thorough- fare to four lanes (including bike lanes with left turn lanes in key locations) up to the Marsh Street intersec- tion. This project will require the acquisition of prop- erty on the west side of the street and the modifica- tion, removal or relocation of some buildings, mo- bile homes and other improvements that encroach into the planned right-of-way.The Enhancement Plan "- tm incorporates the widening and views it not only as a i *- circulation improvement, but also as an opportunity ' Higuera at South Street to beautify this important streetscape. ' Intersection Improvements The "Old Town' street pattern presents several fA awkward intersections and short street segments e in the area between High and Marsh Streets, as shown in Figure 11 . The plan suggests some ' alterations to the intersections to improve func- Bianchi i Lame H Q. �h Street tion and safety. N ' Figure 11 Existing Diagonal Street Grid 1 21 Mid-Higuera Street C.nhancemem Plan 1 _ Street Beautification �'— This area links the City's historic downtown with other ' major retailing centers on Madonna Road. It lies between two key freeway interchanges. Yet despite its importance to the City, the area's streets present ti several unattractive features including overhead utili- ties, billboards, and large paved areas unrelieved by landscaping. In addition,some private buildings would benefitfrom improved maintenance or remod- eling.The plan suggests undergrounding utilities,an Higuera Street upgraded streetscape, and design guidelines for fu- Parker Street ture development. Parker Street, which parallels Higuera Street, was developed to old City standards for "in- 4 dustrial" area streets. It generally lacks curbs, gutters, sidewalks and street trees. An obvious opportunity exists to upgrade this right-of-way x. o be more attractive, safe, and functional. t' r _w Parker Street of South Street Seeing the Creek as an Amenity Until the mid-1990s, San Luis Obispo Creek in the Mid-Higuera reach was largely hidden between the , 3 freeway and private development.The City's acquisi- tion of parcels on the eastern bank near Marsh Street now provides a public open space from which the riparian habitat can be appreciated. The City also owns large parcels on the west side of the creek. The SLO Creek from Marsh Street Bridge Plan envisions expansion of this public ownership,im- provements to the natural habitatvalue,and increased opportunities for public access and passive recreation. ' Mid-Higuera Street P',, ' The Future of CalTrans Properties r The State of California owns two of the largest parcels in the plan area. They straddle a key gateway to the City, have good freeway access, and include stretches of San Luis Obispo Creek. ' The plan envisions important new uses for these properties, namely, new visitor-serving facilities, housing and a public park, if CalTrans were to move. In 2000, CalTrans was studying its facil- ity needs and the feasibility/desirability of relo- cating some or all of its Mid-Higuera facilities. ICalTrans - Higuera Street at Madonna Road The Mobile Home Parks The two mobile home parks in the plan area pro- vide low cost housing. Any proposal for new uses on those sites must comply with State laws and, -01 perhaps more importantly, must ensure that resi- dents have safe and affordable housing alterna- tives. Matthew's Trailer Pork The Brook Street Neighborhood This small, mixed-use neighborhood was once the heart of the largest Japanese-American settlement in San Luis Obispo. The small houses on both sides of Brook Street are legal, non- conforming uses and would gradually be phased out under previous land use policies. A church at the end of Brook Street partially extends into ' the right-of-way. Retaining housing and mixed uses was deemed important, however, by many ' Brook Street Homes residents in the Enhancement Plan area. Land Use Most of the Mid-Higuera area is zoned "C-S" or "Commercial-Service." This zone allows light- industrial and service-oriented commercial uses such as auto repair and some retail uses needing large areas for display and sales, such as lumberyards, ice manufacturing, auto and home appliance ' sales. Today, the relatively small, unusally-shaped lots, and citywide land use changes and trends make these types of uses less appropriate today for the Mid-Higuera district. Alan1 ' 23 Mid-Higuera Strcct The General Plan envisions a new mix of uses in the Mid-Higuera area. The Mid-Higuera Enhancement Plan describes a "long-range vision" for this area, one aspect of which is the addition of parks, offices, retail shops, housing and new visitor-serving/conference facilities. The Plan is a "tool"which, in partner- ship with area property owners, residents and citizens, can help make that vision a reality. Parking The current availability of parking was cited at the workshops and in the surveys as an important feature ' of the plan area. A parcel-by-parcel analysis, how- ever, revealed that while there appears to be ample parking in the plan area overall, certain properties and subareas are "underporked." New development - —_ -- will be required to provide parking pursuant to cur- rent standards. Flexibility in how parking can be pro vided (in terms of location and method for calculating parking requirements),therefore,will be helpful in en- couraging new investment on certain parcels. Some parking lots do not meet current standards for layout _ and design, resulting in a potential development con- _ straint. Future projects will be required to upgrade to Trader Joe's from Parker Street these standards. The Plan recommends several tech- niques for increasing parking availability, including ac- quisition of property for public parking lots. Historic Resources Residents and property owners have described the neighborhood character as"funky," due in part to the mix of building styles dating from the late 1800s to the 1980s. The area's early importance as the center ' for the Pacific Coast Railway contributed to its eclectic architectural character. Several of the area's building are listed on the City's Master List of Historic Resources and ' one is on the National Register of Historic Places. These it resources serve not only as a remembrance of times past, but as a guide for designing new development projects. ' The Plan includes preservation policies and architectural c design guidelines to ensure important cultural resources — r are preserved, and that the scale and design of buildings complements the area's existing architectural character. Craftsman bungalow at 292 Higuera ' Street AL& ;Ca 2a ' Mid-Higuera Strect Enhancement Plan ' FLOOD HAZARD MITIGATION Many participants at the public workshops considered ,pe flood hazard mitigation issues the highest priority for snow T the Enhancement Plan. The Mid-Higuera area lies in Hwrfni ' the recognized flood hazard zone of San Luis Obispo Creek. Short-term,minorflooding is common on some Ht9yer� Hig Ira of the streets and private properties. Occasionally, the ' flooding is severe enough to stop traffic and cause sub- Mid Higuera stantial property damage. The causes of flooding,how- Areo Ma sh S t ever, are complex—and, in large measure, lie outside Constrictions p m of the of the Enhancement Plan area itself. Marsh Street bridge cause the ' creek to leave its banks then try Figure 12 to re-enter the creek in the Capacity problems Mid-Higuera area causing The capacity of San Luis Obispo Creek just upstream of relatively frequent flooding ' the Marsh Street bridge is constricted in several places. Thus, even in relatively frequent conditions (estimated to be about a "10-year' storm and runoff event*),the creek overflows its banks at one or more locations upstream of the Marsh/Higuera streets intersection. Down- stream of the intersection, the capacity of the creek is estimated to be substantially greater than that needed to accommodate a 10-year storm. Thus, floodwater leaving the banks above the Marsh Street bridge tries to re-enter the creek channel below the bridge in the Mid- ' Higuera area by flowing through the streets and over private properties along the creek. The most frequent flooding problem is not due to creek flow capacity within the area, but is caused mainly by upstream constrictions. ' The capacity of the creek in the Mid-Higuera area, while greater than that of the reach just upstream of the bridge, is still considerably less than that of the creek channels and undercity ' culvert in the Downtown upstream of Nipomo Street. Thus, even in situations where the core of Downtown is spared from severe flooding, inundation can still occur between Marsh Street and Madonna Road. t In the so-called 100-year flood event, much of the Downtown and virtually all of Mid-Higuera would be impacted. During these relatively rare events, there is little the City can do in the Mid-Higuera area alone to alleviate widespread flooding. The City's approach has been to ' focus on minimizing damage in these cases through such measures as requiring buildings to be "flood-proofed", requiring flood insurance and by requiring that habitable portions of buildings be designed to be above the projected flood levels to meet FEMA regulations. 1 Drainage studies and policies The flood issues in the Mid-Higuera area are part of a much larger regional problem involv- ing the creek and its watershed. In 1999, the City embarked on Phase 2 of its Creek Management Plan. This work will first entail detailed engineering analyses which are ex- pected to lead to new policies to reduce flood damage and recommended improvements to *A condition expected to occur on average once every 10-years. 25 Mid-Higuera Street Enhancement Plan ' the storm drainage system. The work must be regional in scope and will include the Mid- Higuera area. Figure 13 Reducing potential flood damage. As discussed above, the most common flooding occurs when the to creek overflows upstream of the Marsh Street bridge \ H'g°ew 1 then re-enters the creek through the Mid-Higuera area after flowing through the streets and over private prop- Mid-Higuera One idea for mitigating this problem is to chan- Area Mid-Higuera nel the floodwaters over the City owned open space Ma h s r near the corner of Higuera and Marsh just below the Marsh Street bridge. The Enhancement Plan calls for Channeling the overflow back into the the expansion of the existing public ownership in this creek over city-owned open space could area. It may be possible to redirect flows back into the ' help the situation creek over this property through grading and curb de- sign modifications, so that more water can re-enter the creek here, before it affects private properties farther downstream. Figure 14 Fn" In addition, new private development between Higuera Street and the creek should be designed with unobstructed flow channels between buildings, so that 0 water can quickly reach the creek while minimizing ■ damage. Higuera Leaving unobstructed channels between ' Furthermore, new development should be designed so buildings for flood waters could reduce that the present amount of lot coverage by structures is flood damage in this area not increased, and if possible, even reduced. Less lot coverage allows floodwaters to renter the creek with less property damage. This can be accomplished,for example, by"going up," replacing single story buildings with 2 or 3 story buildings with smaller footprints. These site design improvements are incorporated into the Design Guidelines for the Mid-Higuera area. Other mitigation measures Several other ideas have been discussed to help with flood hazard mitigation in the Mid- ' Higuera area. These will be evaluated in more detail during the Phase 2 Waterways Management Plan, with plan completion expected by 2002. Increasing capacity immediately upstream. If constrictions above the Marsh Street bridge were relieved, flooding in the Mid-Higuera area would be less frequent. The area between Marsh and Nipomo Streets, however is largely urbanized and in most places there is little room for creek widening. Furthermore, and perhaps more significantly, awareness of the environ- mental value of creekways has made widening less attractive from a public policy perspective and less feasible from a regulatory standpoint. 26 ' ' Mid-Higuera Street E:nhanceinem Plan Increasing capacity of the Marsh Street bridge. Some observers believe that during flooding, the Marsh Street bridge itself(and not upstream constrictions) limits the creek flow forcing the water over the banks and onto the streets. Some believe this has occurred only ' when substantial debris or other large objects get caught in the bridge, damming normal flows. Regardless, it apparent that rocksand gravel have been deposited below the bridge reducing its capacity to some extent. Regulatory restrictions make deposition removal diffi- cult. Thus, to many people, increasing the capacity of the Marsh.Street bridge is an impor- tant flood hazard mitigation measure. Rebuilding this bridge would be very costly, however. The design would have to ensure that the freeway ramps that run over the bridge remain safe and functional and that the bridge still ties back to the street-level at the intersection of Marsh ' and Higuera Streets. Bypass channel. Another idea for increasing the floodway capacity in the Mid-Higuera ' area is to create a bypass channel on public property between the creek and the freeway. The channel would be higher in elevation than the main creek bottom so that it would carry water only when the flow rises above normal. In effect, the channel functions like a creek t widening — it increases the overall capacity for accommodating floodwater. The principal advantage to the bypass channel over widening is that the this approach avoids most of the physical changes to the creek, thereby minimizing environmental disruptions. There are ' some significant issues, however, that require further analysis. First, downstream capacities need to be assessed (an increase in this reach may not alleviate flooding in the Mid-Higuera area if the capacity just downstream is constrained). Second, in some places, there is little room between the creek and the freeway for a channel. In these places, the creek itself would need to be widened—and subject to the some public policy and regulatory constraints noted earlier. Third, the cost of constructing and then maintaining the channel must be compared to the benefits to be realized and to other alternatives for flood hazard mitiga- tions. The bypass option will be investigated in the Phase 2 of the San Luis Obispo Waterway Management Plan. ' Flood terraces. Another way of increasing flood capacity is to create an area adjacent to the creek lower than Higuera Street that can serve as a "flood terrace' during flood events. Such a terrace would be keptfree of significant buildings so that it could be inundated during floods with little damage to property and perhaps even enhancing riparian habitat value. A ' potential difficulty with this approach is coordination with upstream and downstream capaci- ties, since requiring a terrace in a small area may not be effective if significant capacity problems remain elsewhere. The other major problem is cost. A terrace between Higuera and the creek would almost certainly require the public purchase of land or an easement on private property. The cost could be substantial and must be weighed against potential ben- efits and alternatives. This idea will also be evaluated in Phase 2 of the Son Luis Obispo Waterway Management Plan.. Cutting back creek banks. Another idea is to cut back the tops of the creek bank at a ' slope. This increases overall capacity of the creekway. The cut back area could be planted roz annul t 27 Mid-Higuera Street Enh,,,ulcemeni I'Lin with native vegetation,riparian etation thereby in- future top of bank p g ereY existing top of bank creasing the overall habitat value. In ` • some areas, this would involve removal �'��.• cut back top of bank and oP� • plant with native vegetation ' of relatively recent fill material to expose s creekbanks as they existed in the early Figure 15 1900x. Creek Contouring Concept Meadow Creek In addition to problems with San Luis Obispo Creek, a portion of the plan area floods due ' to problems with the Meadow Creek/South Street channel. Water flowing west toward San Luis Obispo Creek becomes constrained because of alignment problems and culvert ca- pacity limitations, resulting in inundation around the intersection of Higuera and Bridge Streets and in the Old Mission Cemetery. The Likely solution is :to realign the drainage system south of Bridge Street through the CalTrans property to a new inlet in San Luis Obispo Creek south of Madonna Road. Larger culverts under Higuera Street may be required as well. t Figure 16 4 Revised Drainage Course Concept ' `f ° 00 0 O O tp = _ 0 lw om -lets ri s _ �- HI_UERA SIRE 0 \ \ o00 1 CALTRANS- �✓ .i �,, 1 GGLTRM'tf, .. v 0 � 1f 1 - i Redevelopment of the CalTrans property must accommodate an im- proved drainage system. The best route and design must be based on , an engineering analysis 1 28 1 - Mid-Higuera Street lllwi ISSUE CLOSE UP: MOBILEHOME PARK - OPPORTUNITIES AND ' CONSTRAINTS The Village Mobile Home Park, located between South and Bridge Streets at Beebee Street, ' is appropriate for redevelopment due to its age and current zoning. This park was once the "Sleep Off the Highway" motel and trailer court in the 1920's. Today, it is the site of about 70 residences, a mix of mobile homes and motel units converted to apartments. The site is ' on approximately 5.4 acres and is zoned R-3, planned development"Medium High Density Residential," allowing significantly more dwellings than existing in 1999. Under the Mid- Higuera Plan,the property is designated for high-density residential use and will be rezoned ' to R-4. Earlier proposal. In the early 1990s, the property *Z_, owners proposed a phased conversion of the park to � ' residential condominiums. The property owners of- j fered to purchase the mobile homes in the park, and _ many mobile home owners took advantage of this ' option. Thus, today, many of the mobile homes are I , actually owned by the underlying property owners. ; = Residents were also given special priority for purchas- ing the new condominiums. The phased approach Earlier proposal for multi-family housing on this site. to the redevelopment ensured that no mobile home owner would be forced to relocate, but through attrition the mobile home units would be gradually converted into condominiums meeting contemporary development standards. This proposal was approved by the City. However, the slow real estate market at that time prevented the project from proceeding. ' Continued interest in redevelopment; relocation option for mobile home park resi- dents. The site is a good location for hiah-density residential uses, either condominiums or apartments, or some combination of both. It is large enough to accommodate this kind of ' use, and is near transportation routes, shopping, jobs, and recreation opportunities. As in the earlier proposal, care must be taken so that the existing residents have reasonable hous- ing alternatives and/or relocation assistance. ' Discussions with the property owners and with the staff of the San Luis Obispo Housing Authority suggest a shared interest in redeveloping the property with higher density attached units. At least a portion of these units could be earmarked for low and moderate income ' households and for residents of the mobile home parks in the Mid-Higuera area. Density bonus for affordable housing; PD zoning. The R-4 designation allows up to ' 24 units per acre; thus, the site would allow up to about 130 two-bedroom units. The City also grants density bonuses for affordable housing, which could increase the per- mitted number of dwelling units to about 162. The City affords designers flexibility ' through the "PD" or "Planned Development" option which allows the relaxation of cer- tain development standards in recognition of extraordinary project benefits that might not be realized under conventional development standards. ' 29 Mid-HigueraStreet i=a�farc �t� i�E'i�3s� In this case, the use of a PD to allow for design flexibility would be appropriate if the project ' provides exceptional affordable housing, architectural design, recreational amenities, and other beneifts such as relocation opportunities for mobile home park residents. Visitor-serving uses along the South Street frontage. The Enhancement Plan envisions the eventual development of tourist-related uses on the CalTrans property south of Madonna Road. The plan also allows for the possibility of extending those uses across Higuera Street and up South Street to Beebee Street, if the demand for such uses grows in the future. Another option for this site is a mix of uses that could include a combination of medium-high or high- density apartments facing Bridge Street and the South Street hills with visitor accommodations oriented toward South Street. The visitor uses could act as a buffer between South Street and the residences on the interior of the property. Protections for Mobile Home Park Residents. State law provides special protection for mobile home owners when mobile home parks are converted to new uses. Key provisions are summarized below. The Enhancement Plan includes a policy that no conversion may occur without a plan for reasonable relocation options approved by the City Council. Summary of the State laws governing mobilehome park con- version: ✓ A person or entity proposing to convert a mobilehome park to another use must follow the requirements of the state Planning and Zoning Law§§65863.7, 65863.8. This law mandates, among other things,that a report must be generated which analyzes the potential impact of the conversion, closure, or cessation of use upon the displaced residents,as well as the availability of adequate replacement housing in other mobilehome parks, including relocation costs. Plan- ning and Zoning Law§65863.7(o). ✓ Under the above requirement, the applicant may be required,.as a condition of approval, to ' mitigate any adverse impact of the conversion on the ability of displaced mobilehome park residents to find adequate housing in another mobilehome park. Planning and Zoning Law §65863.7(e). t ✓ These requirements apply where the closure, cessation, or change of use is the result of a decision by a local governmental entity or planning agency not to renew a conditional use ' permit or zoning variance under which the mobilehome park has operated. Planning and Zon- ing Law§65863.7(i). ✓ A person or entity proposing to convert a mobilehome park to another use through subdivision ' must follow the requirements of the state Subdivision Map Act%66427.4, 66427.5. This law mandates,among otherthings,thatthe subdivider shall file a report on the impact of the conver- sion upon the displaced residents of that mobilehome park. This report shall address the avail- ability of adequate replacement space:in mobilehome parks.. Subdivision Map Act§66427.4(a). ' ✓ No action by the responsible local review agency in response to the above proposals will be taken until the applicant for such a change has satisfied all resident notification-requirements,as , mandated under the Mobi/ehome Residency Law located at California Civil Code § 798. 30 ' ' Mid-Higuera Street F 1111'al-Icem m f'laut APPRECIATING THE PAST ' The area's architectural character-- and to a lesser extent, its current mix of uses -- reflect an interesting history, strongly linked with the City's railroad heritage. Pacific Coast Railway Yards In 1876 the San Luis Obispo and Santa Maria rail- -� road was completed between Port San Luis and the ' City. This route later became the Pacific Coast Rail- road, a narrow gauge line that served the Central ' r ' - Coast from Los Olivos to San Luis Obispo, with a ' spur to Port Harford, now called Port San Luis. One of the original buildings was a long warehouse for Schwartz, Harford & Company. This building, erected in 1876, was used to load beans and other Pac_,:6te coa„ commodities on the rail cars for shipment to the Port. Paitnaad wanehaaae ' This warehouse was later owned by Loomis and Sons, and was commonly referred to as the "Loomis Build- ing."The original brick foundation has been preserved ' along the lower fagade of the Pacific Coast Center, ,+ located on Higuera Street at its intersection with Ma- a `a donna Road. The present building, constructed in ' 1989, has a footprint similar to its historic predeces- sor and the small windows, gray metal siding, interior wooden superstructure and overall shape recall the r ;a historic industrial building it replaced. t ' The entire block bounded by Higuera, Beebee, South and High Streets was occupied by lumber and mill On g n¢C Bniek Foundation yards served by the railroad. Originally, this complex ' was the San Luis Lumber Company, later to become the Pacific Coastal Coal Company's lumberyard. To- day, Parker Street runs through the center of this his- toric lumberyard. Some of the old, long, low build- ' ings echo this history. R - The railroad and lumber operations encouraged ' other small-scale industrialization nearby. On the west side of Higuera Street, the. Smith and Waites ' Planing Mill and Machine Shop was established in San Lu" Lumbers Comp`ny 1883. One of these buildings remains on the site of Hayward Lumber. ' 31 Mid-Higuera Street ['nhance nent Plan Other existing commercial uses such the welding shop, ' ice plant, and lumberyard recall the area's railroad �X industrial past. As noted above, this history can be t seen in some of the existing buildings, notably the { reconstructed Loomis Building in the Pacific Coast Center and The Mill at Hayward Lumber. ' The Old Highway 1 �Cu215 Ma»u ab ctwxing Company! ce1928 auto gig and Remnant Auto Courts � an oxigi" y In addition to the narrow-gauge railroad, Higuera Street itself served as a major thoroughfare. In the ' late 19t1 and early 20th centuries, blacksmith shops and other services located along Higuera Street to I serve the horse and horse-drawn wagon trades. Later, 's as the automobile replaced horses, many of the old horse-oriented shops simply became automotive re- ' y L pair shops. Today, the area still serves as an automo- - bile repair and service district. Other travel-oriented uses such as service stations, lunch stands, motels and auto courts lined the streets by the 1920s. t This highway-oriented past is still visible in many of the uses and buildings in the Mid-Higuera area. For example,the mobile home park on South Street is the r„ old "Sleep Off the Highway Motor Lodge." The ' Matthews Trailer Park on Higuera Street near High I---�� Street was originally a tourist camp for travel trailers in the 1940s. Many existing buildings were originally ' SC¢¢p 0 1 .the Hi.g{uacy Motan Lodge service stations, such as the carpet store on the cor- ner of Walker and Higuera. Japanese American Community The west side of Higuera Street, between South Street FRUlT� «e '"�,..► ♦ , and Madonna Road was once the center of the Japa- ' qeLES nese-American community in San Luis Obispo. The 0 focal point of this community was the Pacific Hotel, built for R. F. Fukunaga in 1931 . The building was on Y.."L "COb1ppNY %7 the southwest corner of South and Higuera. Land and buildings in this area continued to be owned by Sue @ Sameee,t. people of Japanese ancestry until 1942 when the ' Japanese-Americans were relocated to detention camps during World War II. 32 ' MidHigucraStrect n 'l,tia ' Resources of Historic, Architectural, or Aesthetic Value Address: 20 Higuera Street Historic Nome: State of California, Division of Highways, Division V _ Owner: State of California 2 Year Built: 1931 Architect: FW, Dingwall, Division of Architecture,State of Califomia Builder: H.J.Smith,General Contractor ' Architectural Style: Early California/Spanish Colonial Revival Significant Architectural Excellent tilework and employment of traditional Spanish Features: details ' Address: 65/65-1/2 Higuera Street f' Historic Name: Warehouse for the Pacific Coast Railway Company Owner: Rossi Enterprises ' Year Built: Original building was built in 1876,remodeled in 1988 Significant Architectural Its association with the narrow gauge railway is the most Features: signicant historic feature;its original brick foundation is sae' intact. _ Architectural Style: Railroad Vernacular Address: 236 Higuera Street ;6 Historic Name: Smith and Waites Planing Mill and Machine Shop ' Owner: Hayward Lumber Year Built: Pre-1877 Significant Architectural Excellent example of an early wood industrial mill Features: building. _ - - Architectural Style: Falsefront Pioneer Address: 296 Higuera Street ' Owner: B. O'Conner Year Built: c. 1880 Architectural Style: Italianate with Eastlake details F Significant Architectural Well preserved front porch Features: ' Address: 303 Higuera Street Historic Name: A.Savers Wholesale Co. Owner: G. Schifano Year Built: 1923 Architectural Style: Spanish Colonial Revival ' '10 .■ 1K Significant Architectural One of the most important examples of Spanish Colonial Features: Revival on this section of Higuera Street given ' 33 Mid-Higucra Strcct E'nhancemel,t Plan ' " Address: 341 Higuera Street Historic Name: Garden Dairy Building Owner: A. D.Cody i Year Built:. 1927 Architect: Hommin, Grant&Bruner +x` Significant Architectural The design of the street facade reflects commercial 4 Features: designs of the years 1905-1915,rather than the 1920s Address: 385 Higuera Street —f Owner: A.J. Bettencourt Year Built: 1928 a Architectural.Style: Spanish Colonial Revival ' 4 7 � 6 Figure 17 � 5� Buildings of Historic, Architectural or Aesthetic Value 8 IF� � 0 Brook Sl s 9oulh 9net No'ghborh I - • 6 p� o a� 00�g I I ao�aog 2 Address: 292 Higuera Street o O L _ Owner: BA.O'Connor I ❑ ` '"'• s Year Built: circa 1915 Architectural Style: Craftsman Bungalow fi 0 1 • • 0 ❑ • e '• �=--1 �00.01 -�. Mid-Hipera Street I I I Mid Higuera Street I Enhancement Plan I Public Policy ' 35 ' Mid-Higuera Street Flan PUBLIC POLICY The City can enhance the Mid-Higuera District through two principal means: public policy such as land use and architectural standards; and public improvements such as street widening, flood protec- tion, street tree planting, and park development. This chapter and the next describe the Enhancement Plan's policies and planned public improvements. CONFORMANCE WITH THE ENHANCEMENT PLAN 1 . Review for Conformance. All new devel- R-MU. This is intended to encourage relocation opment and land uses in the Mid-Higuera of CalTrans facilities and re-use of the property Street Enhancement District shall conform for open space, tourist-serving and residential with this plan. uses. USES OF LAND AND BUILDINGS An additional proposed policy would apply to the property designated R-4 at the southwest corner 1of Beebee and South Street. In the event that the 2. Allowed land uses. The land uses allowed CalTrans property is redeveloped with land uses within the Mid-Higuera District are deter- allowed by the C-T-MU zoning district,and the City mined by the Zoning Ordinance, based on determines that additional demand exists for tour- the general plan designations applied to ist commercial uses, the South Street frontage of properties within the District. The City will the parcel at Beebee and South Streets may be amend the General Plan and rezone prop- rezoned to C-T-MU. erties within the District as shown in Figure 18. The proposed rezonings include the In the long-term, the Plan also envisions Chang- ' following: ing the McNamara Realty and Madonna Construc- tion Company properties at the north end of the • Changing the properties along the west District from C-S-S (Service Commercial - Special side of Higuera Street, between Marsh Considerations ) to C/OS (Conservation/Open Street and Madonna Road,from C-S (Ser- Space) between Highway 101 and San Luis Creek, vice Commercial)to C-R-MU(Retail Com- and from C-S to C/OS between San Luis Creek ' mercial with a Mixed Use overlay); and Higuera Street. • Changing the properties along the east side of Higuera from C-S (Service Com- 3. Orient new development to the creek and ' mercial) to C-S-MU (Service Commercial provide pedestrian access. New development on with a Mixed Use overlay); lots adjacent to San Luis Obispo Creek shall be • Changing the CalTrans property on the designed to include orientation to the creek in ' west side of Higuera, south of Madonna the form of entries, windows, gardens, plazas, Road, from PF (Public Facilities) to C-T- patios or other similar features. As a condition ' MU (Tourist Commercial with a Mixed Use of approval of new development on these sites, overlay), and on the north side of Ma- the City shall require an offer of dedication for donna Road from PF to PF, C/OS and C- public access easements within the required creek 36 Mid-Hi8ueraStreet Plat 1 •••.• High Street 1 .•.t e 2 ° (� ....• :. , XSouth Std ~1 ii.• °••° South Street ' ✓"•�•• °0 Q n L • ° • Sn ge Sheet .• o a •••. 1 • � ':• C/OS PF ❑ C-R-MU C-S-mu C-T M U • 0 � R-4 ' i I Figure 18 Proposed Zoning 37 Mid-Higuera Street L:nhancement Plan setbacks. 4. Creek Setbacks. New development along San Luis Obispo Creek shall pro- q vide setbacks pursuant to the Zoning Regulations(generally 20-feet from top """ LU of creek bank or edge of creek veg- etation,whichever is greater). The City Council approved an exception to the Office.co retail uses ' creek setback ordinance to allow a rArF_ bike path in the creek setback. Figure 19 5. Provide vehicular access alternatives Private common parking and accessway to Higuera Street. New development tion and design of this common drive in the District should consider providing should be determined prior to approval of ' secondary vehicular access to onsite redevelopment on these properties, as parking lots from streets or driveways generally shown in Figure 19. Reciprocal other than Higuera Street. Driveway ac- access easements should be considered as ' cess to Higuera Street will be restricted to a condition of new development. existing right turns in and out and left turns ' in at mid-block turn pockets. 7. Interior parking, creek and Higuera Street building orientations. New de- velopment between South Street and s ;&� Marsh Street, west of Higuera, should be r' x5: designed so that on-site parking is acces- sible from a common private driveway on ' 4 the interior of the site. Buildings should `- be designed to orient toward the creek on ��. the west side of the common driveway and toward.Higuera Street on the east side of the private driveway, and spaced to allow San Luis Obispo Creek at Bianchi Bridge floodwaters to return freely to the creek. ' b. Private driveway between South Street and Bianchi lane. New development be- 8. Parker Street findings. In permitting new tween South Street and Bianchi Lane, west buildings or uses on the east side of Parker of Higuera Street, should include a pri Street that require discretionary review, the vate common driveway or interconnecting approving body (Community Development parking lots with a minimum access width Director, City commission(s), or City Coun- of 24 feet, that affords reciprocal access cil) must first find that the project is not likely to all properties in this area. The Iota- adversely affect residents living on Beebee ' ENNA38 � I Mid-Higucra Strcct ii:.,lliariukmiem Plan ' Street due to noise, glare, privacy, odors or HISTORIC PRESERVATION other factors. AND AESTHETICS 9. Encouraging reuse of CalTrans prop- 11. Appreciating the past. For any project erties. The City will encourage the relo- that involves the removal, replacement , cation of CalTrans facilities to other sites or substantial redevelopment of existing in the City or within its Urban Reserve and buildings, the City shall require as part the reuse of the former CalTrans proper- of the application materials, a brief his- t ties in conformance with this plan. tory of the site and the buildings, includ- ing a list of previous owners and uses, 10. Encouraging reuse of the former PG&E and a photographic record of the utility substation. PG&E no longer needs building(s). The City may require that the substation at Walker and Pacific Streets the historic building be preserved and and plans to remove its facilities. The prop- rehabilitated rather than removed, and erty will be available for another use. may require the developer to provide a Future uses should be designed to be con- plaque that recalls the property's history, ' sistent with the Plan and designed to in- to be incorporated into the design of the clude the Walker Street pedestrian plaza, project. Alternatively, the project propo- and attractive, low screen walls and land- nent may agree to provide public artwork ' scaping to screen parking areas from the that commemorates the history of the site street and plaza, pursuant to the design and district. The requirement for incor- guidelines in this plan. porating a plaque or artwork into the re- t development may be waived if the Com- munity Development Director determines upon review of the history submitted with the application that the building or site has no significant historical value;the Di- _�__� - rector may request advice in this deter- ' _ mination from the Cultural Heritage Committee.. 12. Preserve trees and historic. building on CalTrans property. Any redevelop- _ ment of the CalTrans property south of Madonna Road shall preserve mature �s trees and incorporate the historic brick ILI "` building. PG&E Substation at Walker and Pacific Streets 13. Preserve the historic Mill building. Any redevelopment of the Hayward Lum- ber property shall preserve the historic 39 ' Mid-Higuera Street [Enhancement Plim ' of this cooperative effort is that a sig- nificant percentage of the new units will be affordable to low and moder- ate income households and/or will provide reasonable relocation options for residents of the district's two mo- ' bile home parks. The City will consider the provision of ' Historic CalTrons Building affordable housing in excess of any minimum requirements and/orthe pro- "Old Mill" building. vision of relocation options for mobile home park residents as a public ben- MOBILE HOME PARKS efit for purposes of approving a PD, AND NEW HOUSING "Planned Development" for this site. Approval of a PD zoning would ap- ply to a specific development plan 14. Protection for mobile home owners. To and could provide added flexibility in 1 the extent required by State law, the City shall development standards to better ac- not approve the conversion of the mobile home commodate a high-density housing ' parks in the district unless a relocation plan is project. approved by the City Council to assist mobile home residents in finding affordable housing. PARKING ' Elements of such a plan may include, but are not limited to, the following measures: pur- chase of the units;financial assistance for mov- 1 b. Shared parking reduction allowed. ' ing; rental or purchase assistance for alterna- Shared parking is encouraged and the tive housing; the identification of alternative Director may consider a shared park- housing options within the same or similar price ing reduction for district uses,.pursu- f range within or near the district or in other lo- ant e Section 17.16.060 of the zon- r cations acceptable to residents; or the provi- sion of comparably priced housing in or near the district through the City's Housing Author- 17. Mixed use parking reduction. The ity or other housing providers. Director may consider amixed-use parking reduction for district uses, 15. New multi-family housing in the district. The pursuant to Section 17.16.060 of the City shall work with the owners of the property along zoning regulations. ' the west side of Beebee Street, and with the Hous- ing Authority or other housing provider,to develop this site with new multi-family housing. The intent ' 40 L Mid-HigueraStreet I I I Mid Higuera Street I Enhancement Plan t Public Improvements t t ! ! I I 1 . 1 1 4' Mid-Higuera Street Enhancement Plan PUBLIC IMPROVEMENTS FLOOD HAZARD REDUCTION a. Marsh Street bridge.The City will analyze,and if feasible and desirable, modify or replace the Marsh Street bridge to increase its creekflow capacity,while allowing the grade of the new bridge to align with the Higuera-Marsh intersection. ' b. Bypass channel. The City will analyze, and if feasible and desirable, design and install a bypass/ overflow channel parallel to the creek in this reach on the City-owned open space. This channel will replicate, to the extent practical, natural riparian features. c. Coordination with other flood planning. Other improvements in the Mid-Higuera area may be required, contingent on the results of a basin-wide analysis of drainage and flooding in the City. Any improvements must be based on and complementary with the City's overall flood management program. I' 00, r _ Modify or replace Marsh Street r e Bridge Riparian Enhancment Area lop• Raise and Relocate Bianchi Lane Bridge 11 Hh Mi-W-111 r �•vp _ Bypass Channel I _ I — ' I •*���_ I Figure 20 Flood Hazard Reduction Measures I _ 1 I -f.W- - - I r • - I • • •-=--I ---I r . • 1 ' 42 Mid-Higuera Street Enhancement Plan CIRCULATION AND STREET P e 1 y� IMPROVEMENTS J• ,• New a. Higuera Street widening. HigueraCul-de-Sac •'o Street will be widened to four lanes Bianchi lane ❑ for the area shown inPhase 1, Fig- Realignment ure 21 . The right-of-way will also include bike lanes and a landscaped Mid-Block M A cce median with midblock turn lanes. At Vehicle its intersection with Marsh Street,two �J dedicated left turn lanes may be de- signed. To widen the street, 26 feet 8 0 of additional right-of-way will be needed. This will be taken strictly on the west(freeway)side of Higuera Street. This widening will require modifying, moving or demolishing certain existing buildings, mobile homes and other structures in the a0° planned right-of-way. 0- oo�aaLso b. Bianchi Lane realignment. Bian- chi Lane will be realigned to the south to align with High Street at G I the traffic signal. This realignment M* Arterial is planned in conjunction with the o m o collector 1 Higuera widening and designed to minimize impacts to the mobile '- v New Access- way home park. . . .--------1 i-------�; Street IWidening c. Pacific-Higuera-Walker Streets I� i ' ' improvements. Walker Street will ': O New Traffic Signal end in a cul-de-sac near the Pacific Street intersection. Pacific Street will Figure 21 1 be realigned to a 90 degree ap- Proposed Street Circulation System proach angle at Higuera, with a Delivery truck access to adjacent uses will be maintained. northbound right turn lane and a The PG& E substation may be developed with commercial southbound left turn lane. The area uses, or a public parking lot with a landscaped wall pro- that remains from the Walker clo- vided as a buffer to the street and plaza areas. This street sure will be landscaped, provided closure and conversion to a public parking plaza reflects , with a pedestrian/emergency ac- the general direction and intent for this part of the En- cess between the blocks, with a hancement Plan area as shown in the "Conceptual mini-plaza as shown in Figure 31 . , 43 ' Mid-Higuera Street Enhancement Plan f 1 E } d � 0 0 8'-0" S-0" 11'-0" 11'-0" 16'-0" 111'-0" 5'-0" 8'-0" East Side Bike Travel Travel Median/ Travel rave Bike Side walk Lane Lane Lane Tum Lane. Lane Lane Lane walk West rProposed 86'-0"ROW Figure 22 Proposed Higuera Street cross-section, Marsh to High Streets ' I { Physical Plan for the City's Center." B1 I d. Other streetscapeimprovements. Parker I t• 1 1 I 1 t Street will be improved with curbs, gutters, I I -- sidewalks, street trees, benches, and deco- I ' rative lighting fixtures as suggested in detail C of the Short-Range Concept Plan. Street '—` I d Existing ' trees, decorative lighting fixtures and _ d FI I Bulldings benches will be installed on Higuera Street °' 7-3 { as shown in the plan, and Madonna Road I I will have a landscaped median as shown ' on the Long Term Concept Plan. The City Mid-block Drl'eWaion will underground utilities, as feasible, and typical will seek removal of the billboards in the it tplan area. I _. I I e. Brook Street extension. Brook Street will 1 1 - be extended to the south when the.CalTrons 1 I nciscnaee site is redeveloped. This will be a two-lane I uaealan f local street with parking provided on one side I I rvew street and will end in a turnaround. The existing I I Thee W483 elie church encroaching into the future right-of- I way will need to be modified or relocated to I I I allow the street extension, as shown in the Long-Range Concept Plan. Vehicle access from Brook Street to the park will be for emer- Figure 23 gency and maintenance access only and may Higuera Street 80' right-of-way be constructed of turf block or equal. Mid-Block Left Turn Lane, ' High Street to Madonna Road ' 44 Mid-Hipera Street f .nhancemem Man , Il; o 11� Bikelanes If, .t7 0 0 lh` -•••••••• Bike/Pedestrian Trail = Pedestrian Ways e ® New Pedestrian 11r Q CI ►gym c4rMn 9 Brid es r ioo o° Jllr tie � fll3 . ;' 1 �I .o o Note: .......•-n_ t f 4 -street bi eway in IF sw,m arem t is area _--- ?� o 1�I1+j 0 og gi • ! r -- d e sheet M '5et?D j I Q i o Avila Beach/ Port San Luis Figure 24 Bike/Pedestrian Circulation 1 45 r Mid-Higuera Street Fnhancenient Plan The City will also acquire properties on the east side of the creek between the City-owned open space and the Marsh Street bridge to V. accomodate Higuera Street widening,secure open space and restore riparian habitat. b. Bikeway. The City will install a bikeway along Son Luis Obispo Creek, on the east side of the creek between Marsh Street and Bianchi Lane; and along the west side, between SLO Creek Bianchi Lane and a point just north of South Street,behind Villa's Automotive. From there, CREEKSIDE IMPROVEMENTS the bikeway will cross Son Luis Obispo Creek with a bridge linking the City-owned open a. Creek corridor natural area. Son Luis space to South Street, as shown in Figure Obispo creek will be restored in this reach to 24. This alignment will provide a scenic, improve natural habitat values by planting off-street route linking Marsh Street with the native vegetation,controlling erosion,remov- planned Gateway Park and the southbound ing exotic plants and by managing public Bob Jones City-to-Sea bike trail. access. The City will acquire privately held land on the freeway side of the creek and con- c. Pedestrian path. The City or private devel- vert the entire area, as it becomes available, opers will construct a pedestrian path on the into a natural area for recreation and open east side of the creek, between Bianchi Lane space. Furthermore,the City will analyze,and and South Street, as this area redevelops. if feasible and desirable, will engineer the Ancillary uses such as benches,public art,and site grading and curb design to encourage interpretive displays may be incorporated into flood waters that often accumulate near the the design of the path. Bridges will be in- Marsh-Higuera Street intersection to flow stalled along the creek to link the path with back into the creek, as shown in Figure 25. public open spaces, as shown in the long- range concept plan. Existing grade Handicap style romp at curb to allow flow Install riparian through open space plants xA Flood waters Instal' riparian plants 'n a" Flood waters return to creek HIGLrEPA STREET Grade slope in City Open Space to allow drainage Figure 25: Storm Drainage Flow I Mid-Higuera Street Enhancement Plan Bike Routes Considered a The Mid-Higuera Enhancement Plan shows a recommended route for the creek JP s bikeway,however several alternatives were considered before recommending this N tAI �5_• route. Figure 26 shows the bikeway routes * moi Emmy e«amea considered. Alternatives utilizing private Recom ded land would take longer to implement and , � rR y 1 i, raise property owner issues. Alternatives using city-owned land pose environmen- tal,safety and flood-related concerns. The Plan recommends the western bikeway ir, , .. u. %n]Ws Automotive alignment,the route shown in blue.While ` ;c there are "pros and cons"with each alter- native,this route is supported by the City's Bicycle Advisory Committee and could be San Leis ohispo implemented relatively quickly since the - Creek City owns most of the land necessary, ex- it 06'`'� � ceptfor narrow strip of land behind Villa's y I��` .. b ' :W&ans Automotive Repair on South Street. This + , route will require a bridge spanning San Luis Obispo Creek linking the bikeway with South Street. When installed in connec- tion with future development, the bikeway M y ; ' Future Extension will increase business activity, provide rec- � _ !x° •5 reation and improved access, minimize Figure 26 creek disturbance and enhance creek Bike Route Alternatives views for employees, customers and visitors. The long-term plan shows a pedestrian path along the east side of the creek (shown in blue) which could be ' developed gradually as properties redeveloped over time. ir i Ir City Open — ' varies Space 20 ft creek Figure 27 setback Creek/bikeway section, Marsh Street to Bianchi (Includes 2 ft. shoul- Lane dens on both sides) 47 Mid-Higuera Street I::�rlli,,.mc mem Plan PUBLIC PARKING ' Parking is critical to the success of most business districts. Based on input received at public meetings as well as opinion survey responses, area residents and property and business owners agree that parking in the Mid-Higuera Enhancement District is important. In the District survey, respondents rated the impor- tance often factors in terms of their decision to live or work in the District. Parking was ranked second in importance, after "good neighbors", and 73% of the respondents noted "availability of parking" as a potential neighborhood problem. Among some speakers at the workshops, there was also a perception voiced that, at this time, the district appears to have ample parking. A property-by-property field survey was conducted to determine the number of parking spaces available compared to the parking required by Zoning Regulations for existing uses. The survey shows that, when compared with the adjacent Downtown Core area, there is a relatively large amount of on-site parking. Available parking is not distributed envenly throughout the district, however, resulting in some blocks having a significant parking deficit, as shown in Figure 28. The analysis shows that four blocks do not meet parking standards for existing uses when total on-site parking required and available are consid- ered, and that overall, almost one-half of the district's businesses do not meet parking standards. Land uses in the District have historically been of a low-intensity nature, and until now, employees and custom- ers have been able to find sufficient parking on-street or on adjacent properties with surplus parking. With the arrival of new commercial and residential uses anticipated in the Plan, parking availability is likely to be a significant constraint to remodels, land use changes, and new development. ee `BLOC A� Par47 spaces) J� 1 Parking PrQvi d':2;spaces� BLOCK BI i 1 Parking Requ e :57 iafes / �\ Parking Prow d:33 aces BLOCK C ' I( ^/Bmi Lm�e /�o Q 'gym —�Par1cing Required:.10 spaces �o g Provided: 4 spaces COD0 El L�J�.J O coo &J BLOCK D / BLOCK E Parking R ui : 1 paces = r � Required: 182 spates Parking ed\ £es Parking Provided: 150 spaces ' mat S" In 189°x°0 iFigure 28 Parking inventory by block Emma 1 a8 Mid-Higucra Strcct Enka nceni m Plan ' The Enhancement Plan seeks to expand business and residential opportunities and to preserve the District's ' unique character. The District's character is due, in part,to the many older buildings whose architectural design, layout and site coverage also make it difficult to provide enough parking to meet existing and future parking needs without tearing buildings down and redeveloping. Nevertheless, General Plan policies encourage new businesses and dwellings to include sufficient parking, attractively designed to complement the buildings and the site. A parking strategy that depends wholly on redevelopment, however, will hamper efforts to enhance the District. New or expanded uses requiring more parking would not be possible without providing additional parking, approval of parking exceptions, or a reduc- tion of floor area. From a practical standpoint, this usually will mean that new or expanding businesses must look elsewhere. The parking shortage for some uses is aggravated by the lack of pedestrian amenities and a pleas- ant walking environment, particularly on Parker /' /�/ X� Street, which would allow employees, customers � / /// / II ' and residents to park within easy walking distance ,i' T Forrmer� from their dp��estinationtion. The lock of frontage l � P.G.&E.o , K \ improvements, street lighting, landscaping, and /'I j site clear entry paths to some businesses may discour- age shared parking use and effective parking and j94; 11 re ' pedestrian circulation. 'iI— / Strategies for reconciling these objectives will de- Porker Pend on both short- and long-term implementa- p I r Street tion actions. Recommended short-term City ac- Area _®.. tions include: O e z„° �1 f t C� �u q S-.gg a. Establishing a parking committee. TheJiN Gate- City's ate- City s Parking Manager will form a Mid- 61 Way B I /� Pork , Higuera District Parking Committee, including t`` rI District residents, and property and business i ° owners, to evaluate future parking needs andA I ; 4 explore the formation of a parking assessment o I J� t ' / a district or similarfunding technique to purchase e __k J O e � e and maintain parking to serve the area; ♦ ♦me®e ...f ti Figure 29. Possible Public Parking Sites 49 ' Mid-Higuera Street r:a'�ar:ccx b. Restriping existing on-street parking spaces or reducing the number of driveway ramps to ' increase the number of spaces and improve efficiency. c. Improving existing parking lots. In cooperation with area property owners and businesses, the City will review existing joint use or shared use parking arrangements and determine the feasibility of expanding or modifying them to more evenly distribute parking supply and demand. d. Providing additional parking lots. The parking committee shall evaluate options to lease or pur- chase two public parking lots-- located near parking deficient blocks at the north and south ends of the District, and in the Gateway Park, as shown in Figure 28 -- which could accommodate an additional 100 to 150 parking spaces. Long-term City actions may include: e. Acquiring additional property. Acquire and improve properties for public parking in the Archer/ Walker/Higuera and Parker/High Street areas. tf. Completing street improvements. Complete street improvements should be installed, including pedestrian amenities and beautification. ' g. Establishing Parking fee. Consider establishing an in-lieu parking fee for new developments within the Mid-Higuera District. ' Trader Joe's Parking lot ' a r _ It 50 Mid-Higuera Street lEnhaneememi Plan PUBLIC TRANSIT a. Transit Service. The SLO Transit System will continue to provide service to the Mid-Higuera Street Area, with routes along Higuera Street, Madonna road, and South Street, with transit stops to be added ' as shown in Figure 30. Bus stops will typically include a shelter, benches, signage and will be developed concurrent with future development as a condition of development approvals. b. Bus Stops. In the short-term (1-5 years), bus stops within the plan area will be maintained at their current location as determined appropri- ate by the Transit Manager. Their precise loca- tion and design of new bus stops will be deter- mined based on SLO Transit's customers' needs " and on the arrangement of adjoining land uses m and driveways. Bus stop needs will be evaluated by the Transit Manager when changes are made e 3 ns L to street widths or when parcels near proposed e CD o transit stops are developed or redeveloped. Bus ' stop designs shall be consistent with the City's 1 Short Range TransitP/an and with Public Improve- 1 ment Standards contained within this Plan. 1 Two types of transit stops are planned: 1) stan- • ° P e dard, at-curb stops and 2) bus turnout stops. At- curb stops are located where existing or planned Y eo development patterns make it difficult to acquire r O� eo>�p the necessary right-of-way to install turnout bus 1 Q 8 s t lanes. 1 1 1 Figure 30 n ' Planned Transit Stops ® n U 1 � LJ LJ 1 ♦`� I o O 0 1 A - At-Curb Bus Stop Op O ; B - Bus Tumout , • 1 1 51 1 i ' Mid-Higuera Street E:nhancetu::n1 I'llim PARKS, PLAZAS AND OPEN SPACE a. CalTrans property. The City will acquire the CalTrans property on the north side of Madonna Road and develop a portion into a park and city"gateway" as suggested on the concept plan map. This park will include artwork or exhibits recalling the area's history as a center of the Japanese- American community prior to World War II, and parking/staging area for the Bob Jones Bike Trail. ' b. Walker-Pacific. With the closure of Walker, the City will develop a mini-plaza with seating and landscaping as suggested in Figure 31, and on the short-range concept plan map. c. Kiosks. Information kiosks will be provided at a few strategic places that are frequented by pedes- trians. Suggested places include the City open space at Marsh and Higuera streets, the new mini plaza at Walker and Pacific streets, the Greyhound station, and in the new Gateway park. d. Brook Street Neighborhood Park. In cooperation with community groups, the City will im- prove a small, city-owned open space at the south end of Brook Street to serve neighborhood recreational needs and to honor the memory or Masaji Eto, a prominent citizen and member of the Japanese-American community in San Luis Obispo. ' e. Creek Pedestrian Trail and Open Space. The City will acquire and maintain open space areas along San Luis Obispo Creek and install and pedestrian trails, bridges and related improve- ments, as shown in the long-term concept plan. ' Figure 31 ' Plan Detail of Pacific- Potential Future dr y Higuera Mini-Plaza Public Parking Lot New Cul-de sac Planter ' ,p Pedestrian Way V f New Low iC Screen Wall Planter Ben Franklins \ " Flooring i J=HIGUERA --- New Street Trees Future Patio Plaza w/landscaping, seating&public art 1 ' AAAS2 Mid-Higuera Street Enliancei.nc:nt 'llhill - Mid Higuera Street Enhancement Plan. . , t IMplemenththe . g _ Plan 1 - 53 Mid-Higuera Street Enhancement Plan ' IMPLEMENTING THE PLAN ` AMEND THE GENERAL PLAN ��vi � Implementing the Enhancement Plan will require \� several amendments to the General Plan land / �•' use map and text to maintain consistency. The General Plan Land Use Map was amended as shown in Figure 32 and properties rezoned to reflect the land use changes shown in the En- hancement Plan. The Plan and General Plan 3 t:f: :• ^yam amendments were adopted by resolution, and o A.M.K.- the :::::•the proposed zoning was adopted by ordinance to include the types of uses allowed either in- dividually or in combination as part of and the development standards to be resolved in the ••'� t designs of mixed-use projects, pursuant to .,`r,.• �� Chapter 17.55 of the Zoning Regulations. New =• �,,, uses or development projects that the Director determines are consistent with these standards ""''• ,- � -i-i shall not require a use permit for mixed uses, unless otherwise required for an exception to •• ' development standards. X. a S e , For the property designated R-4 at the south- west comer of Beebee and South Streets, the I i ' Plan provides that if the CalTrans property is redeveloped with tourist commercial uses, and J ' the City determines that additional demand ex- j ists for tourist commercial uses, the parcel fronting on South Street may be rezoned to C- T-MU. 1 � Land Use Element policy 3.3.3 lists circum- stances where relaxing the restrictions on offices is acceptable. This policy should be amended to include the provisions of the Mid-Higuera En- Figure 32 hancement Plan among the acceptable situa- Mid-Higuera District ' tions for greater flexibility for offices. In addi General Plan Designations tion C-S(Commercial Services)properties within the district were rezoned to C-S-MU zone to Open Space ' allow a broader range of uses as shown in the L] General Retail Plan. New development projects or land uses that are consistent with the District's C-S-MU Services and Manufacturing ' ordinance will not require a use permit, unless ® Park otherwise required for an exception to devel- ® Tourist Commercial opment standards. ® High Density Residential ' 54 Mid-Higuera Street E::.r2tl.:ira� xt�eni E'l to AMEND 7HE ZONING REGULATIONS ' The Zoning Ordinance text will need to be amended to fully implement this Enhancement Plan, and the zoning map designations of several properties have been changed as shown in Figure 18. The rezonings are described in detail in item 2 of the Public Policy chapter of this plan. The "Mixed-Use" (MU) overlay zone is a key element of the Plan's land use strategy. When used in combination with any zone, the MU zone allows combinations of residential and commercial uses which would not otherwise be allowed. ' Hence, this zoning will allow a broad range of uses in the Mid-Higuera District, reflecting its historic mix of land uses. New development projects or uses within MU zones which are consistent with this Plan need not require Planning Commission review, unless otherwise required by the Zoning Regulations for the individual uses, or for exceptions to development standards. New mixed-use development must meet the mandatory findings listed in Zoning Regulations Section 17.55.040, to the satisfaction of the Com- munity Development Director. Zoning regulations Section 17.16.025 (G) (2) lists accessory uses and structures that are allowed in the creek setback, subject to several findings and limitations. Subsection (b) explicitly allows walkways and patios, but does not allow bikeways. The Enhancement Plan envisions a walkway and bikeway along the Creek within the setback. The City Council granted an exception to the Creek Setback Ordinance to allow these features in the creeksetback. CAPITAL IMPROVEMENT PROGRAMMING When the City considers its capital improvement program (CIP) budgets, the public improvements in- cluded in the Enhancement Plan will be candidates for funding. Once funded, construction will then occur according to the CIP schedule. 1 DEVELOPMENT REVIEW A key component of Enhancement Plan implementation will be the improvements to building facades, parking and landscaped areas. Because these private property improvements will occur over time as the uses of existing buildings and parcels change, the City's development review process must ensure that the recommendations of the Enhancement Plan are carried out to the maximum extent feasible. The Cultural Heritage Committee, Bicycle Transportation Committee, Parks and Recreation Commission, Architectural Review Commission, Planning Commission, City Council, and City staff will use the En- hancement Plan as a guide in decision-making as individual land use changes and development projects 1 are proposed and reviewed. 1 1 55 Mid-Higuera Street I=rtflartcelrlelli Plan ' TABLE A General Plan Consistency City of San Luis Obispo General Plan Mid-Higuera Street Enhancement Plan ' Policy Conforms. comments Neighborhoods should be pedestrian-oriented and Yes Improved sidewalks and walking paths protected from intrusive traffic LU 2.1.3 Neighborhoods should have paths or sidewalks to connect Yes Improved sidewalks and walking paths with other areas LU 2.1.4 Neighborhoods shall have a mix of uses to serve daily needs Yes Mixed uses encouraged of residents LU 2.2.1 Nonresidential development shall either preserve existing Yes Loss of mobile home units allowed only housing or include replacement dwellings (LU 2.2.1) with reasonable replacement/relocation plan. New housing is encouraged. Residential areas shall be buffered from nonresidential Yes Eventually relocate mobile home pork on activities (LU 2.2.2) Higuera to better location and type of Large parking lots should be avoided LU 2,2.9 LYesSee desi n uidelines New housing should be compatible with existing the See design guidelines. Specific findings net hborhood (LU 2.2.10 re uired for uses near Beebee Street Commercial uses deemed appropriate within residential areasMixed uses encouraged ma be retained LU-3.2.4 . Allow flood waters to move throw h natural channels LU 6.4.3See design guidelines. Take measures to decrease potential for future flood damage Yes Marsh Street Bridge improvements LU 6.5.1 Historical resources should be identified, preserved, and if Yes Historic preservation policies necessary, restored LU 6.6.1 Existing affordable housing shall be preserved (H 2.2.2) Yes Relocation/replacement housing requirements ' Conversion or elimination of existing housing in commercial Yes Provisions to increase housing in area; areas shall be discoura ed_ H 3.2.2 Ian for new multifamily Mixed-use residential/commercial projects are encouraged Yes MU zoning added to encourage work-loft H 5.2.2 apartments and other mixed-uses. Creek corridors should be reserved as o en s ace OS 3.2:1 Yes Acquisition of creek areas recommended. Development shall e ocate outsi a tree corri ors an es New development will comply with ree setback areas (OS 3.2.1)) Setback Ordinance. 1 Development adjacent to open space lands shall provide a es an scope u ran pe estrian amier to buffer between uses (OS 14.2.29) be provided adjacent to creek areas. nveway access on orterial streets should a minimize es See Fgure 23. billboard removal is encouraged, es Program recommended to removebillboardsNew and existing development should place utilities es ee design guidelines underground (CO 10.1.3) The City will develop a continuous network of bikeways (Cl 3.3) Yes Provides bike lanes in Higuera Street and ' All arterial streets should provide bike lanes (Cl 3.7) Yes Bike lanes are retained in Higuera and ' Higuera Street's visual quality should be upgraded (Cl 14.2-14.4) Yes Plan would protect views, underground utilities and generally enhance streetsca es. 56 Mid-Higuera Street l: rr]lanc;-inoni Plan TABLE B How Enhancement Plan Implements General Plan Mid-Higuera Enhancement Plan Features a ° v C m d Y O_ w d 0 ' N O in N v _ VI H > V U C m 0 C O `v o o- c r -a o m m ° ° E O d r v c w` ° O ` ;0C O O O O o C K E M a v > EE oO v o N3 ' C O 0 O C C O in YO.,5 d E O o 0 0_ m 3 O d V �o. o ° uEE b vo o c rn N u O Y ° D a > O C ° v� C O `° x w VO ° 3: 3vo° C E oC — w v C o 0 a m� > Eo C MO S °` ornv v City of San Luis Obis € v w o v E o o ovo0General Plan Policies 2 8 w o o o w- :Em mRo am i v o a I S wt5 a Neighborhoods should be X X X X X pedestrian-oriented & protected from intrusive traffic (LU 2.1.3) ' Neighborhoods should have paths X X X X X X or sidewalks to connect with other areas (LU 2.1.4) Neighborhoods shall have a mix X X X ' of uses to serve daily needs of residents (LU 2.2.1) Nonresidential development shall X X ' either preserve existing housing or include replacement dwellings (LU 2.2.1) Residential areas shall be X buffered from nonresidential activities (LU 2.2.2) Large parking lots should be X X ' avoided (LU 2.2.9) New housing should be X compatible with existing the neighborhood (LU 2.2.10) ' Commercial uses deemed X appropriate within residential areas may be retained (LU 3.2.4) , Allow flood waters to move X through natural channels (LU 6.4.3) ' Take measures to decrease X X potential for future flood damage (LU 6.5.1) 571 1`11 0 BEE IMid-Higuera Street Eriharrceniciy Flail TABLE B, continued How Enhancement Plan Implements General Plan Mid-Higuera Enhancement Plan Features W W ° J ° ° E W O J °a a a W WC W W O C - ° m Z E o C W 'E U« o 3 o W �3 u d0 0 m E w o 0 S ✓ E cW o � rn ° o W ' wr > 0 2o o - 0 E u c c o N° a a o E N E oj$ ° o °o m o rn y o v o u .°G p W 41 O N W y Y 'U W W° J -WO O '� W O % W U O E u rev :� v ' c o .v u O E ' 3 E m. 0 _0 E o o o'v _2 d � a c � _ a u e m C° a u m.,- c E05 W -E c- m W W owl o w o m °c `c c ai ° v o ° `y � W o c > v v J- v C C% W n > O) O W O H .� City of San Luis Obispo =° E a s W E 4 o W v v a w a o General Plan Policies U a 0 O w° gym` a S o d w N ' Historical resources should be X identified, preserved, and if necessary, restored (LU b.b.l) Existing affordable housing shall X be preserved (H 2.2.2) ' Conversion or elimination of X existing housing in commercial X areas shall be discouraged H 3.2.2) ' Mixed-use residential/commercial X X projects are encouraged (H 5.2.2. Creek corridors should be X preserved as open space (OS 3.2.1) Development shall be located X ' outside creek corridors and setback areas(OS 3.2.1) Development adjacent to open X ' space lands shall provide a buffer between uses (OS 14.2.29) Driveway access on arterial stree X X should be minimized (Cl 7.4) Billboard removal is encouraged X (CO 10.1.1) New and existing development X should place utilities underground (CO 10.1.3) MAR - 58 Mid-Nucra Strcct Enhancement Plan ECONOMIC FEASIBILITY or other tourist-oriented use on this site—such as a hotel and venue for large meetings of It is important that plans provide for land uses professional associations, educational and that are, in fact, reasonably feasible from an non-profit organizations, industry and trade economic standpoint. In the case of Mid- groups, etc. These kinds of meetings are Higuera, the economic viability of the area not frequently held in San Luis Obispo be- is clear without elaborate forecasting. Asur- cause of the limited facilities able to vey of existing land uses found the area to accomodate such activities. The City, how- be largely built out and to have no signifi- ever, would likely be a popular site for such cant vacancy problems for the district as a events if meeting facilities were available. San whole. In fact, the plan area includes sev- Luis Obispo obviously attracts large numbers eral successful businesses including Hayward of visitors because of its natural beauty, spe- Lumber,Smart&Final,and TraderJoe's. The tial downtown, Mission and museums, spe- Enhancement Plan retains commercial zon- tial events, Performing Arts Center, and Cal ing for much of district; in some places, the Poly, among many other amenities. It would, plan increases flexibility among the allowed accordingly, be a popular site for "conven- and conditionally allowed uses. Clearly,then, tion"—type meetings,probably at the regional this already viable commercial area can be and Statewide level. t expected to remain so in the future if the basic designations and regulatory framework are The CalTrans site appears approproate for unchanged (or as with the Mid-Higuera En- this kind of use,because of its size, location ' hancement Plan, made even more flexible). close to Downtown, access to the freeway, REVENUE GENERATION proximity to the creek and proposed parks, bikeways and walking paths, visibility, and ' One objective of the Plan is to increase rev- historic and environmental qualities. If a con- enues to the City. It should be noted, how- vention center were eventually built there, ever, that this commercial district is relatively tourism in San Luis Obispo would increase, ' small, especially compared to the nearby and revenues to the City from sales and bed Downtown and Madonna Road retail areas. taxes would rise, too. A successful visitor- Thus,changes in this small area are.not likely serving use and/or conference center would to significantly impact the City's overall fis- surely have a fiscal benefit for the City. cal position. More importantly,the commer- cial area is already largely built out and al- Although the viability of this kind of facility , ready includes several significant retail busi- appears reasonable to expect,detailed fea- nesses. Therefore,the change in sales tax rev- sibility studies would be important prior to enues attributable to new businesses in the undertaking such a project. Those studies ' plan area will likely be relatively modest, at will be more meaningful when important least in the short term. variables such as the proposed size and ownership are clearer. Of course, proceed- ' One major land use revision is the re-desig- ing with this concept is contingent on Cal- nation of the CalTrans property south of Trans relocating its offices, shops and yard Madonna Road to visitor-serving commercial. elsewhere. In 2000, CalTrans began a fea- The idea is to provide a "convention center" sibility study to evaluate relocation options. 59 IMid-Higuera Street E:nhancemem Plan I SUMMARY OF IMPLEMENTATION MEASURES IEnsure new development conforms with the plan. • Amend the General Plan Land Use map to change the CalTrans property from Public to Tourist-Commercial. ' 0 Rezone the properties within the Enhancement District as shown in Figure 18. ' • Clarify that Zoning Regulations section 17.16.025 (G) (2) (b) allows combined walkways-bikeways in the creek setback, or grant an ex- ception to allow compatible public receational bikeways: • Place an MU -Mixed Use overlay on the Mid-Higuera Enhancement area, pursuant to Chapter 17.55 of the Zoning Regulations. • Incorporate or reference the Mid-Higuera Enhancement Plan De- sign Guidelines in the Architectural Review Commission's citywide architectural guidelines and procedures. • Program into the City's Capital Improvement Plan the land purchases and public improvements described in the Mid-Higuera Enhance- ment Plan. • Complete the Phase:2 Waterways Management Program and plan for its implementation to help mitigate flood hazards. ' • Encourage the relocation of the CalTrans offices, shop and yard. ' • Work with PG&E to acquire and/or improvethe abandoned.substa- tion for public parking use. ' • Facilitate meetings with the property-owners, Housing Authority or other housing providers regarding redevelopment of the Village Park. mobilehome site. Adjust the City's street tree list to include the species recommended in the Design Guidelines. 60 Mid-Hipera Street =��1�,�.i;rcrrneaT i'lan 1 1 1 Mid Higuera Street 1 1 Enhancement Plan 1 Short. and Lonu 1 - t term Plans i i 61 Short Term Concept Plan s< � o CL 7 � ^ `� :\�.;., 1. �! O\ •9C;.p ';; .T CU a�, =a =n �� P' - , �/ \:\�\\�\�f`Y�•i- - �f^':fir\ 00 v z HIGH STREET _• \ ��; I `'- (��{`7--n sir L'(.`T'O' '. � off,�L;' '� � ��i �.�.�•Iri o.. �1�, � _ do a // �n-. r 1 til •_ _!.—_� .m. 00 II^� C r3-� z O ml. PEE` 5� M: SOUTH_ - STREET__- O E � c Con !C' —A_ _ �...� X 6 n n , • CD loll - llvY _ { , +,IN�i/j/���:f �,�II n (�' BRIDGE CC : STREET 4 6 /�Vii:/ ,� •-Q lJ 0 7 ��•L r IS 00 z D ' ! !• II I... O O �.. J eL ° `�,� _.-rte. � x j ✓ Y1� 00 ! r c `'I • r- ^ , L w- - � . r it i '• � �d to 03 ' L f !• _- � � - LLL + r , 0 3 E � 0 0 c < 0 07 70 O 'nW 0 01, p v x'• O O oo av O � fir• O m .�.. / Mv 3 � OOdnIT M %�� M 4. o �, ♦ / 0 CFO' fb FQ 0 •gym.• �0 O A ° 1 :' r•? O dr,teO 0 F 111 i I^ T 119 / O a HIGH STREET — — SOUTH eD -- eD F� v S / _L1 n /1� 3 0 a 00 d o � 3 T3—Zr Cb m �� m "�n�. o —� 3a m o '• � m M — ^ m C M c = M in c BRIDGE — — _ J rz i1 It n -7S` 1 4 �� II• 1 Z 4 =SOUTH —SER E •.� mei 0- 1 m _ � q c0, ] ] o d —Ts � W S a 4 0 i X /, OAt.�,'(,1 110 i ii'' •./ E LL d 'IS Ab, I �" `fie. L Abm01 AL O BRIDGEn 0 4STREEi�o !? II O`er t i J� a m .+ M: � f 0 ] L r 'I i , 1 �• < Od0 00 f 3 91 1D rb Z j 1 O O r C np 10onOW •a I as d y O 3 ti I ^^----��-� fn <OS � �� • 0;; n OJ I J ! Qo i c aN e )e 3 O ®,' o % 91 0 0]0 �' d I o £ 0 0 0 0 020 w ] ° o no, cc 0 n 10 �0 � C' � O „ m �° w n = v � a m 3 0 d d P £ o a M m p a oc10I m Long Term Concept Plan IMid-Higuera Street Enhancement PhLn I - - I Mid, Hipera Street .Enhancement Plane D,esign Guidelines. i 64 . ' Mid-Higuera Street E=.nhanct�mem Plaxl DESIGN GUIDELINES 1. NEW DEVELOPMENT AND PROPERTY RENOVATIONS Introduction The objective of these design guidelines is to create a "main street" architectural character along Higuera Street which reflects some aspects of Downtown San Luis Obispo but does not duplicate it. Downtown elements like pedestrian-oriented building scale and location, varied storefronts and displays, street trees and other amenities to create a pedestrian-friendly environment are encour- aged. Landscape medians are planned along Higuera Street to beautify the street corridor. Parking lots are generally to be located to the side or rear of buildings to screen and de-emphasize automo- biles and encourage walking and bicycling. These and other tools for enhancing the district's appearance are described below. The guidelines apply to new development and remodels in this district. They address site planning, architectural treatments, pedestrian and auto access, parking e areas,signs, lighting,and landscaping and are part Building ' of the City's architectural guidelines. Building A. SITE PLANNING AND DESIGN & t Site planning refers to the arrangement of build- v ings and parking and circulation areas,the size W�---Pedestrian connections of pedestrian spaces and landscaping,and how ' these features relate to each other. Figure 35. Building-parking relationship 1. Parking Areas a. Parking areas should be located to the rear or between buildings, as shown in Figure 35. ` ' b. Forservice-commercialuses, parking may a�e� a.c. be located along the street frontage"pro- - 3 , ®y ' vided it is well landscaped and screened from the street with a 3 ft.tall wall or shrubs. c. Parking lots should have a landscapeZ" ' planter every six parking spaces. A 5-feet wide or wider planted area should cepa- rate the parking lotfrom an adjacentstreet. ' d. Along Higuera Street, new parking lots shall be located to the rear of businesses and acces- sible from adjacent streets and/or common driveways. At least ten percent of parking lot areas shall be landscaped. ' 65 Mid-Higuera Street r. ' _-- 2. Pedestrian Areas ' a. Crosswalks should be provided along Higuera Street, ' with public access to rear parking lots via courtyards or _ arcades. b. Buildings should be sited close to, and oriented toward y� the street, with merchandise displays where appropriate. c. Clear glass is recommended at street level to create ' pedestrian interest. d. Pedestrian linkages should be provided within the project to other commercial projects and adjacent neighborhoods. ' e. Porticoes, arcades, roof overhangs, awnings and signage should be used at entries to help orient pedestrians. f. Each project is encouraged to have its own architectural identity, yet the site plan must work with adjacent properties to provide safe vehicle and pedestrian circulation. 3. Utility Areas ' a. Locate noise- and/or odor-producing uses away from pedestrian and residential areas. Utility areas should be grouped, screened and designed similar to the main structure. ' b. Service, delivery storage, utility, and trash areas should be integrated into the project design and screened from public view with structural enclosures or landscaping. 4. Development within the 100-year 1 Floodplain a. In general, new buildings within a 100-year flood 4, ti. 'y'•; ' .: zone should not cover more lot area than the s development it replaces, unless the City Engineer determines that the proposed floor area will not increase flood hazards, consistent with city standards. Bianchi Lane Bridge, looking west b. For projects between Higuera Street and the creek, applicants and their site designers should meet with the City Engineer early in the process. Site plans in this area should incorporate , unimpeded flood water drainage routes from Higuera Street to the creek. Such drainage routes should not be blocked by berms, solid fencing, or other features which would block drainage flows. or include landscaping so dense that it will catch and hold debris. ' 66 , ' Mid-Higuera Street 4*-tii,r-c: - ,: a 'L r ' B. ARCHITECTURAL DESIGN These guidelines promote the existing eclectic mix of building styles and do not mandate any particular style. In general,new development should emphasize historic architectural forms and materials, not corporate °` architectural styles. These guidelines encourage well-designed forms and treatments of building walls, windows, doors, architectural details and colors and materials. Example of entry, 1. Form, Massing and Orientation base and roof line variation a. All sides of buildings should have detailed .� ^ ;w . '' `•' ' articulation and should be designed to a level appropriate to their public visibility. ' b. Large buildings should incorporate changes in — vertical and horizontal planes to avoid a box- like appearance. Incorporate vertical elements ' to create multiple "bays" giving the appearance of several smaller buildings. Example of trellis use c. Each building should have a recognizable ' base, roofline, and entry. d. Articulated storefronts, rather than blank walls, should face public streets and pedestrian spaces. Reveals, cornice treatments, pilasters, ' exterior material changes, arcades, trellises, and awnings can be used to help articulate otherwise plain building facades. e. Doors, windows, and openings should be used to add visual interest to the wall plane. f. Along Higuera Street, buildings should generally not exceed two-stories at the street, and be designed so that upper floors are "stepped" or otherwise designed to preserve ' views of Cerro San Luis and maintain pedestrian scale at the street. g. Architectural-grade, decorative lighting should be used at or near pedestrian entries ' and to illuminate wall or projecting signs and to accentuate building form and details. ' 67 Oman C Mid-Higuera Street 2. Roofs ' a. Multiform roofs, such as gable and shed roof combinations, are encouraged to create an interesting roof line and lessen the , building's apparent mass and height. b. Roof materials and colors are important aspects of the overall building design. Materials and colors should complement the building's architecture style. C. Appropriate materials for pitched roofs in- clude, but are not limited to, clay or inte- grally colored tile, metal, concrete tile, or architectural dimensional composition shingle. d. Discouraged materials include brightly colored roofing tiles, corrugated fiberglass or unfinished metal panel roofing and highly reflective roofing. e. Parapet roofs should include elements such as parapet caps, projecting cornices, and cornice details or variety in shape and pitch to provide architectural interest. f. Roof-mounted equipment should be screened so as to not be visible from public areas at the ground level. Flat roofs should be well articulated with parapets, pitched facades, and architectural elements. ' 3. Walls / Facades a. Utilize reveal patterns, changes in materials, building pop-outs, columns, pilasters, and recessed areas to create shadow patterns and depth on the wall surfaces. b. Architectural details should be used to enhance buildings and adjacent pedestrian spaces by adding color, shadows, and interesting forms. Ornamental tile, built-up stucco relief, ' and special molding are a few of the recommended treatments. c. Emphasize windows, trellises, arcades, roof overhangs, recessed or projected stories, columns, balconies, wainscots, and awnings. d. Materials and colors should be consistent with the desired architectural style and build- ing character. �t•:. • ■Accent Color in Tile = ' LUghtBase Color 11!}J '�1 Ly�l'J ■Accent Color in Awning Accent Color in Doors and Windom Example of wall treatmentsSAN 4� ' 68 ' ! Mid-Higuera Street Enhance-meat Plan ! 4. Windows, Doors, and Storefronts ! Well-designed storefronts use windows, doors, wall articulation, colors, and materials to cre- ate a sense of entry interest and pedestrian scale. ! a. Window type, shape, and proportion should.reinforce the building's architectural style. b. Doors and windows must be coordinated with each other and should have high quality molding and framing. ! C. Awnings with imprinted signage is encouraged. Lettering style and size should be in scale with the awning. d. Awnings should be regularly maintained and kept free from tears, fading, and stains. ! 5. Respect for Views ! Cerro San Luis is a scenic and visually prominent focal point. Northbound Higuera Street traffic can generally view the peak over the tops of Highway 101, trees and mostly single-story buildings. As new buildings are built, they should be designed to preserve views of Cerro San ! Luis from Higuera Street. As shown below, upper floors should generally be setback from the street to avoid blocking views, or buildings otherwise designed to maintain and enhance views. C. Faigade Renovation Potential ! Fagade improvements can make a dramatic difference in the attractiverYess and desirability of a property. Historic area features should be preserved, or restored. The following design ! examples are presented to illustrate the potential for renovating building facades within the district and should not to be interpreted as the only design solution for renovating a particular building. ! ' 69 Figure 36 Potential Improvements 1. "Fifties- Style" Commercial on Higuera Street BEFORE Maintain overhang AFTER Neon sign typical with .+.+''tip .•1��. a'..,(ti _ _ • s''-,��d''G. A'F ...rte, ,I�� � f: coloryleI Maintain texture .. block trim detail of . . accent Maintain slanted — Limit a of temporary windows �... ........t Mid-Higuera Street Enhancement Elan ' Figure 37 Potential Improvements 2. Weber's Bread Store BEFORE f ' AFTER Replace sign with painted logo on Add divided lightwindowto the wall, repaint & repair fagade match other windows Add awnings over windows !g and doorway to create relief on fogode r -- vw W e WM •- ,-. Paint fascia 'frim and"rolliip ' Add planter at sidewalk to buffer door panels with dark green Add planters to enhance parking area from sidewalk for details windows and add detail e(�z slam1 71 Figure 38 3. Potential Improvements - A. Savers Wholesale Co. BEFORE AFTER Add sign with — Add ornamental— historic style i Repair rooftiles •��irill�m.mpy�i ._/0�lnu_--•.,y"i-moi__...__�_ �..,.......�� --..".:.•..s • •• iron •• • • ppis 303 -Add tile to wainscot Retain recessed entry and Enlarge window area Tile entry floor— replace with multipane and replace with multi- windows & door pane windows �.� �Wb•• . • • • • Mid-Higucra Strcct D. Pedestrian Spaces and Circulation ' Attractive pedestrian spaces are encouraged. These include sidewalks, pathways, courtyards, patios, plazas, seating areas, landscaping and other amenities adjacent to the building entry or fagade. Including these features in new and renovated property can dramatically improve the ' appearance of the area and attract more shoppers. 1 . Pedestrian spaces should have detailed and well-defined ' paving design. Materials may include concrete or brick pavers,tile,scored,colored and textured concrete,or flag- stone. 2. Provide breaks in low walls and planters to provide for pedestrian circulation and to allow flood flows to return to the creek. 3. Provide sidewalks and pathways to and from streets and parking lots, buildings, and other public spaces. These ' should be enhanced with lighting, planting, benches,foun- tains, public art, trellises and textured paving. Use these elements as focal points along pedestrian spaces. ' E. Landscape, Public Art, and Site Furnishings Attractively designed sites will help beautify and revitalize build- ing frontages and the overall appearance of the Higuera,Walker, Pismo, and Parker Street areas. Landscaping, public art, and site furnishings should be included with new development. Site fur- nishings could include sculpture,fountains, murals, benches, lighting fixtures,decorative banners, trashcans, and moveable pots or planters. The theme of the public art could commemorate historic events or people of the district. ' 1 . Vines, espaliers, and potted plants are excellent elements for providing texture to walls, columns, and posts, "softening" large wall areas, and discouraging graffitti. ' 2. Planting should be used to soften or screen park- ing, trash, and service areas. 3. Flowering trees and colorful planting should be ' used to accent vehicular and pedestrian entries. 4. Use drought- and wind-tolerant planting where possible. ' 5. Use a variety of tree types, sizes and forms. 6. Deciduous and evergreen trees should be used to provide a variety of texture, color, and form ' in planting areas. also ' 73 ~ 1 Mid-Hi8uera Street Faaftancemcnit Plan 7. Tree grates will both allow water into and protect the tree root area but also provide walking surface where the sidewalk is narrow in older established t areas. These grates may be a simple concrete style as shown in Figure 41, or if funding allows, a more ornate cast iron style with to complement other street furnishings. ' 8. Planters with low walls behind them should be used to =- screen parking and service areas from the street. 9. Site furniture and light fixtures should follow the same ' design concepts as the major structures on the site. 10.Public art should be provided in City open space s, parks t and in pedestrian areas. Wall murals are also encour- aged. Plaques commemorating historic events could tt' be incorporated into street furniture, or as wall signs. An opportunity exists for recreating the "Gateway to Downtown" arch that once existed along Higuera Street near Madonna Road, or to create a "historic walk" with ' posts denoting historic places, events, or personalities in the area, either along Higuera Street or along the future creek trail corridor. Public art may be incorporated into the new mini-plaza at the Pacific / Higuera intersection. F. Parking Properly designed and landscaped parking lots will ' enhance the urban environment by providing shade and greenery, as well as convenient access for shop- pers and visitors. Parking lot entrances should be 7 well defined with landscaping. They should be shared i" by adjacent properties where possible to minimize , the number of driveways onto Higuera Street. 1 . Parking lots should be landscaped with trees and — shrubs to provide shade and soften the impact of ' large expanses of paving. Trees with large canopies are encouraged. , 2. Pedestrian ways should be incorporated in parking lots where possible, using accented paving, trellises, and lighting. 3. Parking lots should be attractively and appropriately lit for safety. Light standards should be ' in keeping with pedestrian-scale (16-feet tall or less,from finished grade to the light fixture), and light poles and fixtures shall be shielded to prevent glare across property lines or skyward. 74 , ' Mid-Higuera Street E'n i.:r . ,:cm G. Signs When signs are integrated into the building design, they contribute to the quality and ambi- ance of the commercial complex or streetscape. These guidelines are intended to balance the legitimate identification or signage needs of businesses with the need to beautify the district and prevent visual ' clutter. ' 1 . These guidelines are intended to supplement the City's = _ Sign Regulations. a. Signs should be integrated into the building de- ' sign, complement the architecture, and be com- patible with the building colors and materials. w '~ b. Signs may be painted on the building. ' c. Signs should not protrude above the roof line, fas- cia, eave, or be located on the rooftop. 2. Handcrafted,wall-mounted, and hanging signs are en- I couraged to be unique to the business and to convey _ a business's image. a. Specially designed logos, symbols, and icons add ' individuality to businesses and are encouraged. 3. Window signs should be grouped to minimize block- ing views into business. ' Projecting Moll Sign 4. Small-scale kiosks and information booths are encouraged and should be located in ' pedestrian gathering areas near parking lots or along walkways. 5. Internally-illuminated cabinet signs are discouraged and shall require Architectural Review Commission approval. ' H. Site and Building Lighting These guidelines apply to on-site lighting and not street lighting,which is discussed separately ' under Streetscape Improvements. Effective lighting will provide safety for vehicles and pedes- trians, advertisement and security for businesses. Light types may include pole lights, spot- lighting, wall-mounted lights, landscape lighting, and sconce lighting. 1 . New development that is adjacent to residential neighborhoods should be particularly careful to avoid bright lighting and glare. ' 2. Spot lighting should be shielded from neighboring properties and directed at a specific object or target, such as an entry. 1 &IIIIIIII ng ' 75 Mid-Higuera Street Fp'.nhancemum Plan 3. Light fixtures should be de- signed or selected to be archi- tecturally compatible with the a-- main structures on a site. 4. Wall-mounted lighting should San' 41 be positioned no higher than 10 feet from ground level and should be directed downward to reduce glare. 5. Pedestrian light poles along pathways and sidewalks should be 10 to 16 feet high. 6. The overall height of parking lot light standards should not ex- ceed 16 feet from ground to the light fixture, and should reflect the architectural character of the project. 7. Industrial-style wallpack lighting and unshielded area lights are prohibited. ' Mid-Higuera Street E'nh.,.mcrmem Plan ' 11. PUBLIC IMPROVEMENTS Introduction ' Public improvements that are incorporated into the public right-of-way complement and enhance surrounding development. Such improvement typically include street furniture, plantings and street trees, sidewalk and pedestrian amenities, and light fixtures. ' The I,streetscape," the visual corridor including the street, sidewalks, parkways, street trees, and other features in the right-of-way, acts as a unifying element for the project area by creating a ' consistent visual link through the area. Streetscape improvements are often implemented as a cooperative effort between the City and private development. The proposed improvements will occur as street widening, street realignment, and property redevelopment occur within the area, ' and should include undergrounding the overhead utilities. The suggested treatments may also be implemented when driveways onto Higuera are reconfigured as necessary to accommodate new development or redevelopment ' A. Street Furnishings 1 . Benches will be of the general style as seen in the examples and will be provided in City projects and as organizations and businesses ' fund them. They will be located on every block } and sited so as not to block pedes- - ' Irian circulation. 2. Trash and •' ' recycling recep- tacles should complement the bench style and may be combined with the ' benches and or street lighting, and should be located on every block. ' 3. Light fixtures should have a historic character, similar to the one shown in Figure 39, and be of an appropriate scale for the area of use. The taller style (25'-30') will be used at ' intersections, while the shorter style (16' recommended) will be used along public sidewalks. ' Figure 39 4. In areas of high pedestrian traffic volumes, ornamen- Decorative streetlight tal tree guards that complement the bench and trash recep- tacles should be used. 77 � 1 Mid-Higuera Street t ar ' Concrete pavers,5'x 8' in aroam,brown,and Figure 40, Crosswalk Detail cow I grey°"dragonal ' B. Crosswalks 1. Contrasting crosswalks are proposed at key Concrete header in ' intersections along Higuera Street, as well natural concrete color. as main intersections on Parker and the ex- scoured every NY. - tension of Brook Street, as shown in Figure 40. These should be of colored pavers with contrasting concrete headers to enhance their appearance and pedestrian safety. ADA access s4e + C. Landscaping In sidewalk I` 1 1. Street trees should be provided along the public sidewalk, to meet city standards. The ' variety should provide shade while allowing visibility to the storefronts and minimizing or- ganic litter. A species different from those utilized downtown may be chosen. Suggested , trees that will provide the canopy spread needed for the arterial streets include Quercus Virgioniana, Raywood Ash, Chinese Pistache, and ' London Plane. (Some of these are not on the 2000 _ City approved street tree list, which may need to be - y revised, accordingly). ' r 2.Medians: Street trees should be provided within - -- - the landscaped medians to buffer the wide expanse of the street. Median trees should not interfere with , traveler visibility or truck traffic. The groundcover should be drought tolerant and provide seasonal color or textural interest but should not grow to obstruct views for motorists. ' 3. Boxed and tub plant containers should also be used to enhance sidewalks, plazas, building entries, or courtyards. The style should complement the street furniture . , 4. Tree grates should be used to provide texture in the sidewalk. Either a 3'wide concrete acid- etched grate and paver band detail, as shown in Figure 41 or cast iron type grate should be , used. P.; TREE GRATE DETAIL , 11Granite-11 VPaver Figure 41 • Tree grate detail ``�'.' : ' Medium Sandblast Concrete Tree Grate Tan Colored Tile ' 1. r!�' ' 78 ' ' Mid-Higuera Street 1 D. Planned Street Improvements The following streetscape views are provided to illustrate the positive impact that the planned ' improvements will have on an otherwise plain street environment. ' BEFORE I i e ' Figure 42: View looking south on Higuera Street at Marsh Street AFTER ,i., ; ' 79 Mid-Higuera Street E:anhancein nt Plan ' 1 Planned Improvements , 1 . Higuera Street , a. Planted center median with new street trees b. Underground utilities c. Expand City open space/habitat restoration area to the western corner t d. Add contrasting colored/textured crosswalks e. Install new street lighting, trees and street furniture. f. Realign Bianchi Lane with High Street g. Install left turn pocket at Bridge Street h. Close Walker Street at Higuera and construct pedestrian plaza ' 2. Parker Street a. Underground utilities b. Add sidewalk to both sides of the street ' c. Add new street lights with historic character d. Add planters next to buildings to improve street facades while maintaining nexessary handicapped access , e. Plant street trees per City standards 3. South Street 1 a. Widen South Street Between Parker and just south of Beebee Streets; install left turn pock- ets. 1 4. Madonna Road a. Install landscape median with left turn pockets (with redevelopment of CalTrans property) ' b. Install sidwalk along south side of street 5. Brook Street , a. Relocate church out of right-of-way. b. Extend street as a residential cul-de-sac (with redevelopment of CalTrans property) ;ca 80 1 \ Mid-Higuera Street Crilumccmcnl NLI m ' Figure 43: View looking northwest on Parker Street at South Street BEFORE s h ' AFTER I J � 1 ' 81 Mid-H18uera Street I:;nhancex aont Pimm BIBLIOGRAPHY / SOURCES , City of San Luis Obispo Bicycle Transportation Plan, October 1993.. City of San Luis Obispo Circulation Element,November 1994. City of San Luis Obispo Flood Damage Prevention Regulations(Ord. #1259), 1994. t City of San Luis Obispo Flood Management Policy(Resolution 5738), 1983. City of San Luis Obispo General Plan Land Use Element,July 1996. City of San Luis Obispo Housing Element, September 1994. ' City of San Luis Obispo Mid-Higuera Enhancement Plan, Background Report& Special Studies, November, 1999. , City of San Luis Obispo Noise Element, May 1996. City of San Luis Obispo Zoning Regulations, February 21, 1997. , The Day the Rains Came: January 18, 1973. San Luis Obispo,California: Mrs.LaVerne Schneider for the Environmental Center of San Luis Obispo County, 1973. ' Flood Control and Drainage Master Plan for the San Luis Obispo Creek Watershed,Nolte, 1977. Flood Insurance Rate Map(FEMA). ' Flood Plain Information San Luis Obispo Creek, U.S.Army Corps of Engineers, 1974. Gebhard,David,and Laren Weiss. Architectural/Historical Survey of Higuera Street: From Marsh Street to Madonna Road. Santa Barbara, California: August, 1979. , Harth, Stan, Liz Krieger, and Dan Krieger. War Comes to the Middle Kingdom. Volume l: 1939- 1942. San Luis Obispo, California: EZ Nature Books, 1991. Sinsheimer Collection, Robert E. Kennedy Library, Cal Poly, San Luis Obispo. Stream Corridor Management Plan for San Luis Obispo Creek, 1997. ' Survey Report for Flood Control and Related Purposes, U.S.Army Corps of Engineers, 1986. Tigner, J.H. Souvenir. Published in the Interest of the Relief Fund of the.San Luis Obispo Fire Department. Los Angeles,California: J.H. Tigner, 1904. 11011 1 82 , i Mid-Higuera Street Enhancement 111m RESOLUTION NO. 1965 (2001 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING THE NHD- ' HIGUERA STREET ENHANCEMENT PLAN WHEREAS, the Cultural Heritage Committee, Planning Commission, Parks and Recreation Commission, Bicycle Advisory Committee, and the Architectural Review Commission have held public hearings on the Draft Mid-Higuera Street Enhancement Plan; and WHEREAS, after reviewing the Draft Plan and considering public testimony, these advisory bodies rec- ommended various changes and additions to the Draft Plan regarding flood hazard reduction, creeks, historic preservation, transportation and circulation, land use, and aesthetics and where feasible and appropriate,the changes ' have been incorporated into the Draft Plan; and WHEREAS, the Director of Community Development issued a mitigated negative declaration of environ- mental impact, pursuant to provisions of the California Environmental Quality Act(CEQA) and based on an initial ' environmental study (ER 39-98) which was prepared and circulated for the required public review period; and WHEREAS, in consideration of public testimony, advisory body recommendations, staff analysis, and its ' own deliberations, the City Council has determined that the Mid-Higuera Street Enhancement Plan is necessary to implement General Plan policies and programs designed to reduce flood hazards, improve compatibility of adjacent land uses, preserve historic resources, encourage alternative transportation modes, establish architectural guide- lines, secure necessary public improvements for a designated "Optional Use and Special Design Area", improve public access to parks and open space, improve the safety and appearance of streets and public areas, and enhance ' the economic vitality of the Mid-Higuera Street area. NOW, THEREFORE, BE IT RESOLVED by the.Council of the City of San Luis Obispo as follows: ' SECTION 1. Findings. 1. The Mid-Higuera Street Enhancement Plan conforms with the General Plan, the Bicycle Transportation Plan, and the City's Historic Preservation Program Guidelines intended to preserve historic resources. 2. The Mid-Higuera Street Enhancement Plan implements specific General Plan policies regarding land use, news ' 83 i Mid-Higuera Street EE'.nhanc mem Plat ' Resolution No. 1965 (2001 Series) Page 2 circulation, housing, flood hazard prevention, recreation and open space preservation, including the following ' policies (numbers refer to San Luis Obispo General Plan Digest policies): LU 3.1.4 (Mid-Higuera Enhance- ment), LU 3.4.2 (Tourist-Commercial), LU 3.7 (Mixed Uses), LU 4.5 (Walking Environment), LU 6.1.1 ' (Open Space), LU 6.4.3 (Flood Hazard Reduction), LU 6.4.6 (Creek Setbacks), LU 6.6. (Community Heri- tage), LU 8.5 (Mid-Higuera Area), H5.2.2 (Mixed Use), H 6.2.2 (Housing above Commercial), H 3.2.2 (Housing Conservation), Cl 3.3 (Bikeways), Cl 4.5 (Pedestrian Crossings), and Cl 7.4 (Driveway Access). ' 3. The Mid-Higuera Street Enhancement Plan is an "Area Plan", intended to carry out policies and programs of the General Plan and to guide public and private development, public improvements, and capital improvement programming within the District as defined by the Plan. ' SECTION 2. Environmental Determination (ER 39-98). The City Council has considered the environmental determination for the Mid-Higuera Street Enhancement Plan and hereby approves a mitigated negative declaration 1 of environmental impact, pursuant to the California Environmental Quality Act. SECTION 3. General Plan Amendment. The General Plan is hereby amended as shown in Exhibit A. SECTION 4. Creek Setback Exception. A reduced creek setback of variable width to allow construction of a , Class 1 bikeway along San Luis Obispo Creek between Marsh and Madonna Road as shown in the Mid-Higuera Street Enhancement Plan is hereby approved, based on the following findings: A. The proposed setback exception implements General Plan policies for recreational uses within open space and conservation areas (OS 12.1.2, OS 12.2.lc) B. The bikeway's location and design will minimize impacts to scenic resources, water quality, and riparian t habitat; and C. The exception will not limit the city's design options for providing flood control measures that are needed to achieve adopted city flood policies; and ' D. The exception will not prevent the implementation of city-adopted plans, nor increase the adverse environ- mental effects of implementing such plans; and E. There are circumstances applying to the site, such as size, shape or topography, which do not apply generally to land in the vicinity with the same zoning, that would deprive the property of privileges enjoyed by other property in the vicinity with the same zoning; and F. The exception will not constitute a grant of special privilege, an entitlement inconsistent with the limitations ' upon other properties in the vicinity with the same zoning; and G. The exception will not be detrimental to the public welfare or injurious to other property in the area of the project or downstream. and H. Site development cannot be accomplished with a redesign of the project; and I. Redesign of the project would deny the property owner reasonable use of the property. ("Reasonable use of the property" in the case of new development may include less development than indicated by zoning Resolution No. 1965 (2001 Series) ' Page 3 the case of additional development on an already developed site, "reasonable development" may mean that no additional development is reasonable considering site constraints and the existing development's scale, design, or density.) SECTIONS. Plan Adoption. The City Council Hearing Draft Mid-Higuera Street Enhancement Plan is hereby adopted as an area plan guiding public and private land use and improvements within the area identified in the Plan as the "Mid-Higuera Street Enhancement District." 84 , i Mid Higuera Street Enhancement ('hH SECTION 6. Implementation. To implement the Mid-Higuera Street Enhancement Plan, the City Council hereby directs that: A. The Community Development Director shall initiate rezoning of the area as shown on Page 33 of the I Council Hearing Draft Plan. B. The urban design and architectural guidelines are hereby adopted for the Mid-Higuera District. Public and private development projects shall be consistent with the provisions of the Plan. IC. City Departments shall implement the Mid-Higuera Street Enhancement Plan through their design and development of capital improvement programs, operating programs, and in developing budgeting and grant requests. fSECTION 7. Amendments. The Mid-Higuera Street Enhancement Plan may be amended by the City Council at any time. Citizens, the Planning Commission or the City Council, may initiate such changes. The Plan may be I amended as often as needed, subject to the same procedures set forth by the City Council for amending specific plans. Upon motion of Vice Mayor Ewan, seconded by Council Member Schwartz,and on the following roll call vote: AYES: Council members Marx, Schwartz and Vice Mayor Ewan NOES: Council members Mulholland and Mayor Settle ' ABSENT: None I i 1 1 85 i Mid-Higuera Street I:'athan ct, i ent Plat Resolution No. 196 (2001 Series) Page 4 i The foregoing resolution was adopted this 20th day of March 2001. _ 1 j Mayor Allen Se e ATTEST: Lee Mce, Oty Clerk ' APPROVED AS TO FORM: J Jo gens ,Ci Attorney ' 1 i 1 1 1 86 Mid-Higucra Strcct Enhancement Plan Resolution No. 1965 (2001 Series) IEXHIBIT A sem' `4on No. 9165 (2001 Series � o ,AA •i:•i• •ii.• ' •••.• � ••••• HI 54ee1 c •'•'•'•• -- :• o • �h�a•f i i�• SOWh stR ••••- 1 ••• a •• sv••I I•.••. Mid-Higuera District i Proposed General Plan Designations I 0 Open Space ® Park • ! ® General Retail • ' +-- —- Services and Manufactu rig ® Tourist Commercial J(�l ® High Density Residential J l o t 8� i r i i i i x sw 1*ri rJc o % y �47 l e w S � 40 70 Ira New e S Pori 6ofewoy , • Sc117 WIC (1�iI XtiC Crawford ' Multari TH A550CIAT�E5Mof Clark & ® firma RRM DESIGN GROUP '