HomeMy WebLinkAbout05/21/2002, 3 - DALIDIO PROJECT - heD FILE
MEETING AGENDA.
DATE 5-21-01 ITEM #
20 May 2002
TO: MAYOR ALLEN SETTLE AND CITY COUNCIL MEMBERS
FROM: SAN LUIS OBISPO DOWNTOWN ASSOCIATION
CORRENE WEAVER, PRESIDENT
DEBORAH HOLLEY, ADMINISTRATOR
RE: DALIDIO PROJECT
Since this project was initially proposed, the Downtown Association has been both
included and excluded from the loop of discussions. Initially, it was the Downtown
Association that was approached by Bill and Kevin Bird, expressing interest in "working
with" the Downtown to create a project that enhanced what the Downtown offers and did
not directly present a threat to the health of Downtown.
(Interestingly, when the project was denied by the City and then resurfaced at the County
level, the Downtown Association was not included in any discussions of the new
proposal until the eleventh hour; nor were the concerns of"pad size"or preserving the
Downtown discussed with the County Board of Supervisors by the developers.)
Subsequently, the City deemed the project sufficient enough in scope that it provided
funding for a Strategic Plan so that the Downtown could position itself in the face of
change, competition and the future. A component of the plan states (Section 2.5):
Discourage specialty retail uses in developments outside of Downtown (high
priority).
Specialty retail and"Main Street" ambiance is the uniqe niche that differentiates
Downtown from other shopping centers. New retail centers should be built in
town ONLY IF THEY DO NOT COMPETE FOR THIS NICHE. (Our capitals).
New centers should focus on meeting the community's UNMET NEEDS FOR
DISCOUNT, GENERAL OR NEIGHBORHOOD SHOPPING. They should not
include specialty retail or"Main Street" components and the Association will be a
strong advocate for this position.
The City Council approved this Strategic Plan for the Downtown in June, 2001.
At this time, the proposed "new"project for the development appears to have areas of
"small shops" that could initially or ultimately become "lifestyle" or specialty retail
stores that are currently found in the Downtown. Worse, it is not unlikely that given the
advantages of the new project (larger square footage, more parking,reduced costs)that
businesses currently located in the Downtown could seek to relocate to the Dali 'o area.
It has been described by some as "a giant sucking sound"that would occur whe RECEIVED
businesses like the Gap, Barnes and Noble, etc. left the Downtown area.
MAY 20�
SLO CITY CLERK
This is not simply a case of"we don't want any competition." On the contrary, the
Downtown Association knows the value of healthy competition and supports the use of
the property as commercial if it MEETS THE UNMET NEEDS OF THE
COMMUNITY. This could be in the form of midbox stores, office, hotel and conference
in a setting that preserves the uniqueness and thus the viability of our community.
The project, as proposed, is directly contrary to the Downtown Association's Strategic
Plan and flies in the face of"Smart Growth" principles. An article from this month's
Main Street News, published by the National Trust's Main Street Center, is attached.
While the article deals mostly with zoning, it also addresses the same issues discussed in
the Dalidio project.
The Downtown Association urges the Council to recall its interest in maintaining
Downtown as the commercial retail specialty hub
(1)The General Plan calls for an economic impact report of a project on the Downtown
prior to its approval—the current project is NOT the same as the previous project for
which such a report was done, the Kotin report should at the least be revisited for
accuracy in regard to the revised project or redone altogether
(2)Council support (and payment of) the Downtown Strategic Operating Plan
and not support the project as proposed.
CC: Ken Hampian
Shelly'Stanwyck
Downtown Association Board of Directors
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MEETING AGENDA
Attached: Mail Message DATE-52-1-0 2 ITEM # 3
From: Andrew Merriam <andrew.merriam@cannonassoc.com>
To: John Ewan
Subject Dalidio Subcommittee Recommendation
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Message: Jon,
We are obviously pleased to be proceeding this far with the Dalidio planning
and potential annexation into the City. However, as you probably know well,
there are still unresolved issues to some of the items raised in the City
staff report Specifically these revolve around the timing and conditions
of land dedication versus an interim easement for the open space area; the
question of what happens to the Cal Poly and Asian Gardens commitments
for
the use of open space, water allocation and usage, and the purchasing
"quality agricultural land next to US 101." It is my personal hope that
neither side lock in on these issues as a "deal breaker"tomorrow night I
believe that with review and discussion of options, these issues can be
resolved as we have some of the larger land use issues. Please give me a
call so that we can share our concerns.
Andrew G. Merriam, AICP
Director, Planning Department
Cannon Associates
www.cannonassoc.com <http://www.cannonassoc.com>
(805) 544-7407
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MEETING AGENDA
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20 May 2002
TO: MAYOR ALLEN SETTLE AND CITY COUNCIL MEMBERS
FROM: SAN LUIS OBISPO DOWNTOWN ASSOCIATION Rr OUNCIL u CDD DIR
Ni WEAVER, PRESIDENT CAO ❑ FIN DIR
CACAO ❑ FIRE CHIEF
JeBORAH HOLLEY, ADMINISTRATOR WA70FINEY ❑ PW DIR
dCLERWORIG ❑ POLICE CHF
❑ DEPT HEADS ❑ AEC DIR
RE: DALIDIO PROJECT &B"Al�
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Since this project was initially proposed, the Downtown Association has been both
included and excluded from the loop of discussions. Initially, it was the Downtown
Association that was approached by Bill and Kevin Bird,expressing interest in "working
with" the Downtown to create a project that enhanced what the Downtown offers and did
not directly present a threat.to the health of Downtown.
(Interestingly, when the project was denied by the City and then resurfaced at the County
level, the Downtown Association was not included in any discussions of the new
proposal until the eleventh hour; nor were the concerns of"pad size",or preserving the
Downtown discussed with the County Board of Supervisors by the developers.)
Subsequently, the City deemed the project sufficient enough in scope that it provided
funding for a Strategic Plan so that the Downtown could position itself in the face of
change, competition and the future. A component of the plan states (Section 2.5):
Discourage specialty retail uses in developments outside of Downtown (high
priority).
Specialty retail and"Main Street" ambiance is the unige niche that differentiates
Downtown from other shopping centers. New retail centers should be built in
town ONLY IF THEY DO NOT COMPETE FOR THIS NICHE. (Our capitals).
New centers should focus on meeting the community's UNMET NEEDS FOR
DISCOUNT, GENERAL OR NEIGHBORHOOD SHOPPING. They should not
include specialty retail or"Main Street" components and the Association will be a
strong advocate for this position.
P.O.Box 1402•San Luis Obispo• CA•93406
8051541-0286 • FAX 805!781-2647 • email da@downtownslo.eoni
The City Council approved this Strategic Plan for the Downtown in June, 2001.
At this time, the proposed "new" project for the development appears to have areas of
"small shops" that could initially or ultimately become "lifestyle" or specialty retail
stores that are currently found in the Downtown. Worse, it is not unlikely that given the
advantages of the new project (larger square footage, more parking, reduced costs) that
businesses currently located in the Downtown could seek to relocate to the Dalidio area.
It has been described°by some as "a giant sucking sound" that would occur when
businesses like the Gap, Barnes and Noble, etc. left the Downtown area.
This is not simply a case of"we don't want any competition." On the contrary, the
Downtown ASscjciation knows the value of healthy competition and supports the use of
the property as commercial if it MEETS THE UNMET NEEDS OF THE
COMMUNITY. This could be in the form of midbox stores, office, hotel and conference
in a setting that preserves the uniqueness and thus the viability of our community.
The project, as proposed,is directly contrary to the Downtown Association's Strategic
Plan and flies in the face of"Smart Growth" principles. An article from this month's
Main Street News,published by the National Trust's Main Street Center, is attached.
While the article deals mostly with zoning, it also addresses the same issues discussed in
the Dalidio project.
The Downtown Association urges the Council to recall its interest in maintaining
Downtown as the commercial retail specialty hub
(1)The General Plan calls for an economic impact report of a project on the Downtown
prior to its approval—the current project is NOT the same as the previous project for
which such a report was done, the Kotin report should at the least be revisited for
accuracy in regard to the revised project or redone altogether
(2)Council support(and payment of) the Downtown Strategic Operating Plan
and not support the project as proposed.
I
CC: Ken Hampian
Shelly Stanwyck
Downtown Association Board of Directors
i
i
h ryp�yy `
111
_ PLANNING AND ZONING
f ould anyone be so foolish investments instead of under-
Was to fill a swimming pool mining them.They can help to
with a garden hose if the pool inoculate the local government
{ had a big hole in the bottom? againfuture re lawsuits that could
Of course not But this,in effect weaken downtown improvement
is what Main Street improve- efforts.Finally,these laws can _
_ went advocates do when they provide certainty for potential
7
: �' a d ignore local planning and zoning investors in the downtown.rj'I r r r I•- a e 'tic 111 m. . _ .•.: laws or stand removed from For these and other reasons,
,r.ulr°if I . I. a u I• e I . a I •.� I .e .' ,t town planning processes. Main Street organizations need
�jc I'e..ill• I I 1 r- e a I 1 e •t e. 1 a I . I _ " Land-use plans,zoning ordi- to pay dose attention to the
r'•" :
, f{l ti/ ;1 u e e �' r r ..,,. 5• a a. I r , r�ry nances,capital-improvement policies in their community's
programs,and other mechanisms local comprehensive land-use
`I' - a r 1. a 1 a-' I for attracting or controlling new plan and zoning ordinance
`"" owrh and develo ment affect
'1 1 a b:{qe Imc`�a7�e r 'i i i 4•u a- . a, , ; main streets in powerfill ways. Comprehensive Plans
_ Ththe frhe
ey can set � or and Zoning Ordinances:
' q5 hollowing out of the downtown. What Are They?
•!-I�i 111 u' II I 1 . r • . 1 I I r I
They can create incentives for A local comprehensive land-use
I I r I I 1 a l• 1 1 1 I `
teProPowners ro dose down
� -
plan is a roadmap fora commu-
M,', town stores and move to outlyingnit}s fume growth,development,
a',�,y i�'`Ffll1 �i.i• e 1 •I .e 11 I I ea;� . e, commercial strips.They can and ideayIts preservation.The
I 4i
unleash private investment ded-
P plan explains the community's
USD,� .rA -- °6 C-11,_f. \ . t I 1•I_•• a ;.�,�. 51•ons,economic pressures,tax
' P overall policies and sets forth a
I:." ��•,• .. "e .a . :; e.er11 I •: lay 1 a « I` r-, t; policies,political positions,and positive vision for future growth.
o a . :i •e I 1, ?r I I 1 z �,o` even property owners dreams of It explains where new homes,
it
� 3" t „I'A getting rich.These forces,in businesses,roads,and other com-
x rum,can make it prohibitively
oj73�c� jj�F la l e e - t a r s munity elements should
go—
aPensive and politicall difficult and equally important—notgo.
to protea a main street from Ir identifies the kinds of com-
a t e• t 1 r II r 1 111 a such ells a5
muniry assets--downtowns and
a
overbuilding of retail space an neighborhood commercial
prime farmland in outlying areas; diskts, P for example--that
_... _ •� li'ilr''11 n.�I'i1 ITF�i7'v''`?15w]^ r 4 _
displacement of locally owned should be preserved
small businesses; Comprehensive plans are
Jtraffic patterns that destroy amain written in narrative form and
ms's pedestrian friendliness;and often illustrated with pictures
• ' •: highway bypasses that lure and charts.They frequently
^ntv. ra I 1 . . 1 economic activity away from the include speck sections for dis-
owrlmwn,leaving its merchants
cree topics,such as land use,
with fewer customers economic development trans a o > At the same time,local plans portation,housing,historic
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¢ and zoning laws can exert positive preservation,the environment,
influences.They an create in=- community facilities,and so on.
;:a s Lives for eristing businesses ro Its a mistake to assume that
remain downtown—and for only the economic development
new businesses to locate there. (or downtown)section of the
They an help to protect plan affects main sttem Other
a downtown merchant's plan elements especially
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the transportation element, commercial or retail space than the Communities whose laws are `_ f, - R
local economy can absorb without
often affect main street in silent on such important manors
important ways. b displacement of existing as the location and size of retail t i' t •. yp," i
Zoning codes establish the stores,the design of new con-
rules that(ideally)advance andIs new construction required m fit in srruction,the preservation of
int lenient the olides sec forth landmarks,the retention of y
P P harmoniously with whats around it?OrT
in the comprehensive plan.They can anything,no maser how jarring and street trees,etc,may simply be
are more technical than plans incompatible,be built? designed by traffic
and deal with such matters as engineers,out-of-samecorporations _
allowable building heights,loraDoes- - inning permit ince through national franchises,or other
tions,building setbacks,and land fast-food outlets?Stores sormanded entities.Communities dist boast Resour_ces
uses.Zoning has existed in the on a0 sides by asphalt for parking?Or ofmarimizinc their"freedom"
United States since 1916,when does the zoning require Landscaping by not enacting good growth ll.Save Our land,Save Our Towns by
with trees and bushes,to soften the Thomas Hylton.(RB Books,1995).Go to
New York City adopted the harsh effects of pang las? management laws often have lit- www.celeb - of
country's first zoning ordinance de,if any,bargaining power over ratepacatn.For,a v
to protea the health,safety,and These are just a few of the quer- outside forces.They are typically the same.name based on this book,go
welfare of residents.Zoning was tions a Main Street organization powerless erless to withhold approval to'mwwJ30iffrogfilms coin. .
sanctioned the U.S. should consider. of harmful developments that
explicitly k'Y P ®.Preparing a Historic Preservation -
Supreme Court in 1926. could literally destroy a down- Rin by Bradford J..White and Richard J.
It is as important fur a Main Planning,Zoning,and Main rcwn's most important physical Roddewig.National Trust for Historic
Street organizarion to know the Street Interests and economic assets. Preservation/American Planning_
local zoning Hiles as to under- A local Main Street program Zoning laws,design standards, Association.Planning Advisory Service
stand the policies in the town's should assign someone—either a and other growth management Report No.450,1994.
general plan.Main Saeer leaders paid staff member or a volunteer tools give,citizens(and property
should consider such questions —to famlarize himself with the owners)some recourse when 3 Planning Commissioners Journal,. .
as these: town's planning and zoning laws irresponsible landowners run published by Champlain Planning Press,
Does the zoning allow for mixed land and to monitor changes to them. 111roughshod over community Inc.,and edited by Wayne M:Senville.
uses?Fm example,can housing wits If the town has no such laws,the values and assets. Tell:802/864-9083;
exist amp street-level shops?or does Mat Sunt Program may"Fant In a nutsl c planning,zoning, E-maik:pci9togethernet ar go_to -
the zoning rigidly separate housing, to advocate their adoption,for and other growdr management www.platmersweb.com-
retail,office,and other land uses? the absence of good planning Jaws are important to Main Sneer.
Does the zoning allow creative soku- policies may well put the town at They can either undermine or 9 BettlerModels forDevelopment.in
tions to parking challenges?Or does it the merry of outside forces. support the revitalization goals Virginia,by Edward T.McMahon with
require excessive amounts of parking, One often hears people boast of a local Main Street organizes- Sara Hollberg and Shelley Mastran.
this pressuring property owners to about having no zoning laws,no tion.Main Street advocates Go to www.cari ervationfund.org,
demolish important main soeet huild- regulations,no building design ignore these laws at their peril or call 703/525-6300.
ingsto meet parking standards? guidelines,no interference by This issue paper was co-
government with local freedoms. authored by Brizabeth G jiarica, 9 Useful Web Sites on Smart Gmwdc
Does the zoning allow new buildings This attitude is a bit naive,for as S=Plo4,9na,*and Connance wwW.1kfien&org "
to be constructed in a way that's com-
patible with older buildings in the area? often as not,a town's failure to E Beaumon4 Director)or S= www.shsw.wiiQidu/histhuiid/'
Or does it require building setbacks eoaa strong grog management and Local Pa4 of rhe National smartgtowti
more appropriate foranto-oriemed laws simply creates a void filled Thar for Historic Preservation. www.smartgr6wthameriea:oi.-
suburbs than pedestrian-oriented by outside(and not always friend-
downtowns? ly)forces.Instead of getting rules
written by people who live in
Does the zoning permit out-of-scale, the town and who have a stake
poorly designed development? in is longs-tem futtlfe,the
Development in the wrong places?
Too much development-i.e.,more community is shaped 171 out-
siders with little,if any,interest
in its long-term health.
MAIN STREET NEWS N9185 APRIL 2002 j