HomeMy WebLinkAbout02-16-2016 Item 12 Conceptual Review for mixed use project located at 1101 Monterey and 1144 and 1166 Higuera street
Meeting Date: 2/16/2016
FROM: Michael Codron, Community Development Director
Prepared By: Rachel Cohen, Associate Planner
SUBJECT: CONCEPTUAL REVIEW AND PRELIMINARY FEEDBACK FOR A
PLANNED DEVELOPMENT TO ALLOW BUILDING HEIGHTS UP TO 75
FEET FOR A MIXED-USE PROJECT THAT INCLUDES AN 80-ROOM
HOTEL, 26,000 SQUARE FEET OF RESIDENTIAL UNITS, 20,000 SQUARE
FEET OF RETAIL/RESTAURANT SPACE, 33,000 SQUARE FEET OF
OFFICE SPACE AND A 45-FOOT TALL PARKING GARAGE AND
TRANSIT CENTER.
RECOMMENDATION
Receive a presentation regarding the proposed project and provide input and guidance to
questions posed by the applicant.
REPORT-IN-BRIEF
The applicant has submitted plans for conceptual review of a project located at 1101 Monterey
and 1144 and 1166 Higuera Streets. The proposed project includes the construction of two new,
75 feet tall, mixed-use structures with approximately 20,000 square feet of retail/commercial
space, 45,000 square feet of hotel space (80 rooms), 26,000 square feet of residential space,
33,000 square feet of office space and a 45-foot tall parking garage (4 to 5 decks) and transit
center. The applicant is proposing a Planned
Development for the site to allow for more
flexible development parameters such as
increased building height, which the Zoning
Regulations enables for projects with
“significantly higher design quality.”
DISCUSSION
The project proposes the construction of
mixed-use structures (hotel, office and
housing) and a combined parking garage/joint
RTA and SLO City Transit Center with a
Planned Development Overlay. The applicant
has requested a conceptual review by the City
Council in order to receive feedback and early
guidance regarding the project prior to Figure 1: Site location
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2
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completing the environmental review and proceeding with detailed design plans.
Project Information
1. Site Information/Setting
The project site is zoned Retail Commercial (C-R) and consists of three lots within the
downtown core (Attachment A, Vicinity Map and Attachment B, General Plan Downtown
Planning Area and Core Map). The sites are developed with a gas station (#1) (now demolished),
the SGS Automotive services (#2), and a commercial space with a large surface parking lot (#3)
(refer to Figure 1). The project site is bounded by Monterey Street to the north and Higuera
Street to the south, Santa Rosa Street to the west and Toro Street to the east. The proposed site is
adjacent to varying building heights including the Mortgage House (1.5 stories), County
Government Center (4 stories, ~60 feet), San Luis Diagnostic Center (2 stories), and Bank of
America (1.5 stories).
Table 1: Site Information
Site Size 71,344 s.f.
Present Use & Development Gas Station (demolished), Car Dealership, Commercial Space
Topography Flat
Access Monterey Street, Higuera Street, Santa Rosa Street and Toro Street
Surrounding Use/Zoning North: C-R (Retail Commercial: San Luis Diagnostic Center, Parking
Lots, Training Center, and The Mortgage House)
East: C-R (Retail Commercial: Petra Restaurant)
South: C-R & O (Retail Commercial & Office: Bank of America )
East: C-R (Retail Commercial: SGS Automotive services, Apothecary
Tattoo)
2. Project Description
A summary of significant project features includes the following (Attachment C, Conceptual
Project Plans):
1. A 75-foot (seven-story) hotel with:
a. 45,000 square feet (80 rooms) of hotel; and
b. Approximately 10,000 square feet of retail/restaurant space on the first floor.
2. A 75-foot (five-story) structure that includes:
a. 33,000 square feet of office space;
b. 26,000 square feet of residential space; and
c. Approximately 10,000 square feet of retail/restaurant space on the bottom floor.
3. A private/public mid-block plaza that includes space for outdoor dining, benches,
planters and other amenities.
4. A 45-foot (4 to 5 deck) parking garage and transit center.
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5. A Planned Development (PD) to allow for more flexible development parameters such as
a maximum building height of 75 feet, design, and public amenities.
Applicant Questions
The applicant has proposed the following questions for City Council discussion:
1. Is the proposed mix of uses consistent with the vision for this portion of Monterey Street
to be a continuation of the downtown core with an intensified mixed-use development
rather than more auto-centric uses?
2. Does the Council support the concept of a parking structure and transit center at this
location?
3. Provided that the applicant demonstrates full compliance with all of the required
information needed for buildings up to 75 feet included in Zoning Regulations Section
17.42.020 C. (height regulations for the C-D zone), could building height of 75 feet be
supported?
4. What other features or details would the Council like to see included in the plaza design?
5. The project proposes to eliminate the multiple driveways on the site and only include a
main hotel entry driveway off of Monterey Street (as well as entrances into the parking
garage). Does the Council have comments and/or feedback on the proposed location of
the main hotel driveway entry?
Advisory Body Feedback
On December 7, 2016 the Architectural Review Board (ARC) reviewed and discussed the
proposed project and provided the following comments:
The 75-foot height request presents compatibility concerns with the surrounding
neighborhood given the site context. A height of 45 to 60 feet may be acceptable pending
further detail and 3D views.
Provide additional 3D views/massing modeling in order to better understand the
relationship of the project’s massing with the neighborhood. The view of the project from
the Monterey Street side is important.
Consider alternate locations for the proposed plaza in order to address noise concerns
from Santa Rosa. Location along Monterey Street or Higuera Street may be more
appropriate (while maintaining solar access to the plaza).
More detailed information about the parking structure is needed. The parking structure
should incorporate storefronts facing the street.
Generally the architectural style is headed in the right direction.
On January 27, 2016 the Planning Commission (PC) reviewed and discussed the proposed
project and provided the following comments:
The mix of uses appears to be appropriate for the site, especially the inclusion of
affordable and workforce housing.
This location is appropriate for the transit center and some commissioners shared that the
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applicant may consider locating the transit center closer to the intersection of Higuera and
Santa Rosa Streets.
The site is an appropriate location for a parking garage. Several Commissioners
questioned if all the proposed parking spaces (approximately 600) were needed at this
location and suggested the applicant consider reducing the total number of spaces.
A taller building height (taller than 45 feet) is supportable at the proposed location;
however the applicant should consider spreading the height of the buildings across the
site.
The applicant should consider activating all sides of the project and locating the plaza at
the corner of Santa Rosa and Monterey Streets.
The proposed circulation appears to be appropriate; however more information will need
to be provided.
Project Analysis
The Zoning Regulations and General Plan are the pertinent documents to conduct preliminary
review of the proposed project. Key Council discussion items are identified below.
1. Mix of Uses
The applicant is proposing a mixed-use project with two structures that include: a hotel,
residential units, office space, and retail/commercial space. The Retail Commercial (C-R) zone
allows all of these uses (Table 9, Zoning Regulations). The Land Use Element (LUE) specifies a
variety of policies related to types of uses within the Downtown Planning Area and the
Downtown Core including Tourist Commercial Uses, professional and governmental services,
downtown residential, and entertainment and cultural facilities (LUE 3.6, 3.8.5 and Chapter 4).
As proposed, the project uses appear to be consistent with the LUE and the Zoning Regulations
The City Council should discuss if the proposed location and mix of uses are appropriate at the
proposed location in regards to the City’s General Plan and Zoning Regulations.
2. Parking Garage and Transit Center
The applicant is proposing to construct a 4-5 level parking garage that would also be a part of a
new regional transit center (Attachment C, Project Plans, Sheet A3). These uses are allowed
within the C-R zone with a Use Permit from the Planning Commission. The parking garage and
joint RTA and SLO City transit center are consistent with the location proposed within the
current Downtown Concept Plan and with the LUE and the Circulation Element (CE) (LU E
policies 8.2.2. and CE 3.2.81).
The applicant is proposing a private/public partnership for the parking garage. In this
arrangement, the developer would move forward on the construction of the garage with an
1 LUE 8.2.2. Upper Monterey: (a) The City shall investigate adding the Upper Monterey area to the Downtown
Parking District, thereby allowing in-lieu payment towards common parking facilities. (b) The City shall integrate a
new Downtown Transit Center in the Upper Monterey area and provide enhanced connectivi ty to the center from the
Upper Monterey area.
CE 3.2.8. Regional Transit Center: The City shall work with other agencies to develop a regional transit center
downtown.
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agreement that the City would eventually purchase or pay back the developer for a portion of the
construction costs. The garage would provide spaces needed for the new mixed-use project and
the additional spaces would then be available for the City to maintain and manage. Additional
public spaces in this location could provide an opportunity for the City to consider creating a
new parking district or expanding the existing Downtown Core parking district.
The City Council should discuss if the proposed location of the parking garage is generally
appropriate in the context of the City’s General Plan and Zoning Regulations.
Designs for the parking garage and joint RTA and SLO City regional transit center are still being
developed. However, the applicant has met with SLOCOG, RTA and SLO Transit and
determined the proposed design on Sheet A3 (Attachment C, Conceptual Project Plans) with
office space within the parking garage and a parallel bus parked design is the most feasible and
supportable by all agencies.
The City Council should discuss if the proposed location of the Transit Center is generally
appropriate and what additional information the City Council would like to see with future
submittals.
City Council Direction:
If determined that the parking garage and/or the transit center is appropriate for this location,
the City Council should provide specific recommendation to direct staff to pursue information
necessary to assess a partnership with the developer for the garage and/or transit center.
3. Planned Development: Building Height and Amenities
The applicant is proposing a maximum building height of 75 feet where normally the maximum
height allowed within the C-R zone is 45 feet. The applicant is proposing to process a zoning
amendment to include a Planned Development (PD) overlay zone over the subject site. With a
PD overlay, the uses stay the same as allowed in the underlying zoning but provides flexibility to
the property’s development standards, such as height (Section 17.50.020.E.). The applicant is
proposing to base the PD on policy objectives that are outlined in the LUE for structures that are
50 to 75-foot tall within the Downtown (LUE Chapter 4, Section 4.20.4). The proposed PD
would also incorporate additional requirements that are consistent with buildings over 50 feet
within the C-D zone2. The applicant is proposing to include the following policy objectives
(amenities):
1. Provide affordable and workforce housing; and
2. A pedestrian amenity of a private/public mid-block plaza along Santa Rosa.
2 Zoning Regulations Section 17.42.020: The applicant has proposed to include the following as part of the PD
[based upon requirements for a building taller than 50 feet within the C -D zone]:
1. A minimum residential density unit value of 24 units per acre with an average floor area of 1,200 square
feet or less;
2. Meet Title 24 California Energy Efficiency Requirements by a minimum of 15%; or achieve at least a
Silver rating on the LEED-CS or NC checklist; or is designed to achieve a minimum value of 50 points on
the SLO Green Build Multi-Family GreenPoint Checklist;
3. No more than 33% of the site area at the storefront level will be used for private parking facilities; and
4. Lots conform to the minimum size and dimension requirements provided in the Subdivision Regulations.
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During the Architectural Review Commission and Planning Commission hearings a substantial
amount of public testimony was provided regarding building height. Because this is a conceptual
review, staff has not completed a General Plan policy analysis, however, the Council may benefit
from reviewing the policies and program related to building height from Chapter Four of the
LUE. These policies were first introduced to the General Plan when the Downtown Building
Height Ordinance was approved in 2007. These policies were unchanged through the recent LUE
update. In addition, staff has provided the policies relative to LUE Focus Area 2, Upper
Monterey Area, for ease of reference (Attachment D).
The City Council should discuss if the proposed development standards and policy objectives are
generally acceptable for the proposed structure height of 75 feet.
4. Plaza Design
As mentioned above in Section 3 (Planned Development: Building Height), the proposed project
includes a private/public plaza that is currently located along Santa Rosa Street. The project
applicant has indicated that the plaza would include space for window shopping, outdoor dining,
benches, and planters.
The City Council should discuss if the proposed location of the plaza is appropriate and if other
amenities should be included as part of the design.
5. Hotel Driveway Location
The proposal includes the location of the main hotel entry driveway along Monterey Street. The
final submittal of the project would require a traffic impact study to analyze the project’s
proposed interior circulation and impact of the overall project on the surrounding neighborhood
circulation.
The applicant has requested City Council discuss if the proposed location of the main hotel
driveway entry appears generally appropriate for the project.
6. Discussion Items
Staff recommends the City Council discuss and provide feedback about:
1. Mix of Uses. The appropriateness of the proposed project’s mix of uses at the subject
location.
2. Parking Structure and Transit Center. The appropriateness of a parking garage and a
transit center at the subject location and what additional information the Commission
would like to see with future submittals.
3. Planned Development. Building Height and Amenities. Overall height of the proposed
75-foot tall structures in the context of the site/neighborhood, Downtown core, and within
the height allowed in the Zoning Regulations for this zone. Should any performance
standards or amenities be modified?
4. Plaza Design. The appropriateness of the proposed location of the plaza and if other
amenities should be included as part of the design.
5. Driveway location. The appropriateness of the proposed location of the main hotel
driveway entry along Monterey Street.
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ENVIRONMENTAL REVIEW
Should the applicant decide to submit formal applications for a proposed project at this location,
staff will prepare an initial study of environmental impact.
Attachments:
a - Vicinity Map
b - Downtown Planning Area
c - Project Plans
d - Land Use Element Policies
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VICINITY MAP ARCH-2484-20151101 Monterey St ¯
ATTACHMENT A 12.a
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1101 Monterey
OTHR-2484-2015
Conceptual review and preliminary feedback for a Planned Development to allow building heights up to 75 feet for a mixed-use project that includes an 80-room hotel, 26,000 square feet of residential units, 20,000 square feet of retail/restaurant space, 33,000 square feet of office space and a 45-foot tall parking garage and transit center.
February 16, 2016
Applicant: Stone Park Capital and NKT Commercial
Representative: Mike Scott, RRM
Conceptual Review
The City accepts applications for Conceptual
Review before detailed plans are completed
because the process provides:
An opportunity for staff and advisory bodies to provide
early feedback to applicants
An opportunity for the public to learn about and comment
on project proposals early in the design phase
Resulting in better planning applications that address the
issues and concerns raised during the conceptual review
process.
2
Some Context
LUE Chapter 4
Downtown Concept Plan
Upper Monterey Planning
Area
Housing Major City Goal
Economic Development
Strategic Plan
Consolidated Transit
Center
3
Downtown Core – Parking and Transit
Land Use Element Figure 4
Upper Monterey Focus Area
8.2.2.A: The City shall investigate
adding the Upper Monterey area to
the Downtown Parking District,
thereby allowing in lieu payment
towards common parking facilities.
8.2.2.B: The City shall integrate a new
Downtown Transit Center in the
Upper Monterey area and provide
enhanced connectivity to the center
from the Upper Monterey area.
4
General Plan Policies
Chapter 4: Downtown
4.5. Walking Environment
4.10 Open Places and Views
4.17. New Buildings and Views
4.20.4. Building Height
Tall buildings (50-75 feet) shall be designed
to achieve multiple policy objectives,
including design amenities, housing, and
retail land uses…
5
Planned Development (PD Zone)
Intended to provide for flexibility in development
standards (site planning, setbacks, height, etc.)
The City expects each PD project to be of
significantly higher design quality, including:
more effective and attractive pedestrian orientation,
environmental sensitivity,
energy efficiency, and
more efficient use of resources.
6
Site Information
7
•Zoning: Retail
Commercial (C-R)
•Site Area: 1.64 acre
(71,344 square feet)
County Govt.
Center
Bank of
America
San Luis
Diagnostic
Center
The Mortgage
House
8
9
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Background: ARC
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On December 7, 2015 the ARC reviewed and discussed the proposed project and provided the following comments: 1.The 75-foot height request presents compatibility concerns with the neighborhood given the site context. A height of 45 to 60 feet may be acceptable pending further detail and 3D views.
2.Provide additional 3D views/massing modeling in order to better understand the relationship of the project’s massing with the neighborhood. The view of the project from the Monterey Street side is important.
3.Consider alternate locations for the proposed plaza in order to address noise concerns from Santa Rosa. Location along Monterey Street or Higuera Street may be more appropriate (while maintaining solar access to the plaza).
4.More detailed information about the parking structure is needed. The parking structure should incorporate storefronts facing the street.
5.Generally the architectural style is headed in the right direction.
Background: Planning Commission
12
On January 27, 2016 the Planning Commission reviewed and
discussed the proposed project and provided the following
comments:
1.The mix of uses appears to be appropriate for the site,
especially the inclusion of affordable and workforce housing.
2.This location is appropriate for the transit center and some
commissioners shared that the applicant may consider locating
the transit center closer to the intersection of Higuera and Santa
Rosa Streets.
3.The site is an appropriate location for a parking garage. Several
Commissioners questioned if all the proposed parking spaces
(approximately 600) were needed at this location and suggested
the applicant consider reducing the total number of spaces.
Background: Planning Commission
13
4.A taller building height (taller than 45 feet) is supportable at the
proposed location; however the applicant should consider
spreading the height of the buildings across the site.
5.The applicant should consider activating all sides of the project
and locating the plaza at the corner of Santa Rosa and Monterey
Streets.
6.The proposed circulation appears to be appropriate; however
more information will need to be provided.
Mix of Uses
14
The project includes:
•a hotel,
•residential units,
•office space, and
•retail/commercial space.
Parking Garage & Transit Center
15
•Allowed within the
C-R zone with a
Use Permit .
•Location consistent
with Downtown
Concept Plan and
with the General
Plan (LUE policies
8.2.2. and CE
3.2.8).
PD: Building Height and Amenities
16
The applicant is proposing a Planned Development to allow
adjustments of development standards for the C-R zone.
The applicant is proposing: •A maximum building height of 75 feet, where normally 45
feet is allowed.
Along with the mandatory project features of a PD, the
applicant is also proposing: •Affordable Housing; and •Mid-block Plaza along Santa Rosa.
Plaza Design
17
The proposed project
includes a private/public
plaza located along
Santa Rosa Street.
Hotel Driveway Location
18
The proposal includes the location of the main hotel entry
driveway along Monterey Street.
Council Discussion Items
19
1.Mix of Uses. The appropriateness of the proposed project’s mix of uses at the subject location.
2.Parking Structure and Transit Center. The appropriateness of a parking garage and a transit center at the subject location and what additional information the Commission would like to see with future submittals.
3.Planned Development: Building Height and Amenities. Overall height of the proposed 75- foot tall structures in the context of the site/neighborhood, Downtown core, and within the height allowed in the Zoning Regulations for this zone. Should any performance standards or amenities be modified?
4.Plaza Design. The appropriateness of the proposed location of the plaza and if other amenities should be included as part of the design
5.Driveway location. The appropriateness of the proposed location of the main hotel driveway entry along Monterey Street.
Questions/Comments
20
Background
21
January 12, 2014: ARC Reviewed and approved two, one-
story 5,000 square foot commercial buildings.
Background
22
23 Site Plan
24 2010 Proposed location of a Transit Center
Project Description
25
A 75 foot (seven-story) hotel with:
45,000 square feet (80 rooms) of hotel; and
Approximately 10,000 square feet of retail/restaurant
space.
A 75 foot (five-story) structure that includes:
33,000 square feet of office space;
26,000 square feet of residential space; and
Approximately 10,000 square feet of retail/restaurant
space.
Project Description
26
A 45 foot (4 to 5 deck) parking garage and transit center.
A private/public mid-block plaza that includes space for
window shopping, outdoor dining, benches, planters and
other amenities.
A Planned Development (PD) to allow for more flexible
development parameters such as a maximum building
height of 75 feet, design, and public amenities.
Santa Rosa Hotel
& Mixed-Use Infill
1101 Monterey Street
CITY COUNCIL
FEBRUARY 16, 2016
1
Project
Location
Retail
Commercial
(C-R) Zoning
2
Chapter 4 of the General Plan Land Use
Element describes the Monterey Street
area as part of the Downtown core.
Special Planning Area 8.2.2 (Upper
Monterey) – emphasis on revitalization &
enhancement. Also identifies that this area
could be added to the Downtown Parking
District & include a location for a new
Downtown Transit Center.
Site Site
General Plan
Guidance
3
Planning Matters
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5
Processing Strategy
PD Amendment - Allow Building Height of 75 Feet
Goal: Allow modification to standards, specifically
height, in order to achieve a superior project.
Findings: Document why height appropriate with
this project at this location (addresses precedent-
setting concern).
Project will include 2 of 4 mandatory features:
1.Affordable housing;
2.Energy efficiency;
3.Natural feature preservation;
4.Substantial public amenity (such as the
proposed plaza, parking structure & transit
center).
6
Summary – Consistent with the City’s General
Plan; the project includes:
Mixed use & infill development.
Proposed uses & scale consistent with
GP policies for the Downtown Core.
Added height to accommodate hotel
rooms & affordable housing.
Transit center – long-range goal of City.
Structured parking to serve development
& benefits surrounding properties
(existing & future developments).
7
Site Characteristics – Good Location for
Project because:
Relatively flat.
Low elevation point in corridor.
Tall building across street.
Located on an arterial street.
No sensitive resources or historic
buildings.
Compatible with surrounding land
uses.
8
Conclusion
Prior to proceeding with detailed plans, goal with tonight’s
meeting is to obtain feedback from Council on mix of uses,
overall site design, and added height.
Given the many amenities within the project such as
affordable housing, public plaza, public parking structure and
transit center, have made the case that the project land use
mix warrants consideration for added height.
Assumption: All required studies and information and fully detailed plans
to accompany formal application.
9
Questions?
Appreciate opportunity to respond to questions as they come up
with project discussion.
10
Land Use Element
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Figure 4
Legend
Downtown Core
Downtown Planning Area
Roads
Source: City of Sanu Luis Obispo, 2012
01,000500
Feet
Downtown Planning Area and Core
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ATTACHMENT D
Land Use Element Policies
Chapter 4: DOWNTOWN
4.5. Walking Environment
The City shall plan and manage Downtown to include safe, interesting places for walking and
pleasant places for sitting. To this end:
A. Mid-block walkways, courtyards, and interior malls should be well lit and integrated with
new and remodeled buildings, while preserving continuous building faces on most
blocks.
B. Downtown streets should provide adequate space for pedestrians.
C. There should be a nearly continuous tree canopy along sidewalks, and planters should
provide additional foliage and flowers near public gathering areas.
D. Public Art should be placed along pedestrian paths.
E. Traffic calming and pedestrian safety should be enhanced, where appropriate, through
such features as road tables, pavement changes, bulb outs and scramble intersection
signals.
F. Landscaping should mitigate harsh micro-climates.
4.17. New Buildings and Views
Downtown development nearby publicly-owned gathering places shall respect views of the hills.
In other locations Downtown, views will be provided parallel to the street right-of-way, at
intersections where building separation naturally makes more views available, and at upper-level
viewing decks.
4.20.4. Building Height
New buildings shall fit within the context and scale of existing development, shall respect views
from, or sunlight to, publicly-owned gathering places such as Mission Plaza, and should be
stepped back above the second or third level to maintain a street façade that is consistent with the
historic pattern of development. Generally, new buildings should not exceed 50 feet in height.
Tall buildings (50-75 feet) shall be designed to achieve multiple policy objectives, including
design amenities, housing and retail land uses, such as:
A. Publicly accessible, open viewing spaces at the upper levels
B. Housing affordability in excess of the Inclusionary Housing Requirement
C. Energy efficiency beyond State mandated requirements
D. Adaptive reuse of a historical resource in a manner consistent with the Secretary of the
Interior’s Standards for Rehabilitation
E. High residential density (e.g. above 24 units per acre) achieved by a concentration of
smaller dwelling units
F. Street level features such as a public plaza, public seating and/or public art
G. Provide midblock or other significant pedestrian connections
H. Increased retail floor area, including multi-story retail
I. Directly implements specific and identifiable City objectives, as set forth in the General
Plan, the Conceptual Plan for the City’s Center, the Downtown Strategic Plan and other
key policy documents
12.d
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ATTACHMENT D
J. Receiving Transfer of Development Credits for open space protection or historic
preservation
K. Proximity of housing to convenient transit connections
Chapter 8: SPECIAL FOCUS AREAS
8.2.2. Upper Monterey
In the Upper Monterey area, the emphasis will be on revitalization and enhancement. The area
above Johnson shall have an emphasis on land use compatibility and neighborhood preservation.
The following actions will be pursued in this area.
A. The City shall investigate adding the Upper Monterey area to the Downtown Parking
District, thereby allowing in-lieu payment towards common parking facilities.
B. The City shall integrate a new Downtown Transit Center in the Upper Monterey area and
provide enhanced connectivity to the center from the Upper Monterey area.
C. The City will work with hotels in the Upper Monterey area to provide shuttle service to
the Downtown and Downtown Transit Center.
D. The City will promote restaurant development in the Upper Monterey area, and include
outdoor dining opportunities and other public activities oriented toward Monterey Street.
North of California, these types of activities shall be prohibited on the creek side of
buildings.
E. The City will evaluate reconfiguring Monterey Street in this area to enhance bicycle and
pedestrian connectivity to Downtown and to Cal Poly.
F. The City will work with local hotels and Cal Poly to develop enhanced meeting rooms
and conference facilities. These types of facilities would not be located on the east side of
Monterey north of California Street, nor is a stand-alone conference center appropriate
for this area.
G. The City will work with developers to assemble adjacent properties into lots of suitable
size for redevelopment limited to areas southwest of California Street.
H. The City will develop an Upper Monterey area master plan and design guide that will
provide guidance on street enhancements, façade improvement programs, and pedestrian
enhancement along Monterey Street. As part of this effort, the City will investigate the
ability to apply form-based codes to guide future development and will involve residents
in adjoining areas as well as business and property owners along Monterey Street as part
of the public review process in development of the master plan/design guide. Particular
attention will be given to creek protection, noise, safety, light and glare, and privacy
impacts to adjoining neighborhoods.
12.d
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