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Home My WebLink About04/08/1991 Item 1 DOWNTOWN PHYSICAL CONCEPT PLAN MAP DOWNTOWN DESIGN PLANid -block walks and parks 1111M iii I Mare encouraged. Here an aristing alleyfrom Nipomo Street N is converted to a pedestrian way, with landscaping, attractive A paving, andfacing storefronts. Housing is above. tz , 14� A, X� A _T T!, P J:i _4 TrCLA ff, t992 Brian Star, 4 �D [992 Ken Schwartz IC4� P, ission Plaza extended — Broad and EAsth* New A Mffontervy become walkways surrounded by Commerci al the expanded art center and historical museum, Retail, restaurant, office 7 — - - - - - - - - - and new theaters, children'smuseum, fountain Residential and landscaping. Note also the presit)ed adobe, High-density -A the bridge, and the low -scale parking structure. Governmental -A DANA Cultural/Historical r Tourist -Commercial T -A 'd 4 ParMng Structure Perspective View — J - LJ 10 1 -*,A 7- 4 77z, A .4 4*1 .7 A, 4 CA 7 -4� 'Wit 4_1 1�4 �1, *6 7,� Now till Z ------------ V "'n 7_7 The CbwthouseF�-emont Aeater block of Montemy Street becomes a large civic plaza — the street could be closed to traffiefor special events, A pedestrian bridge connects the Courthouse to nezv county oftes on the site of the present county garage, OU? Cexp Courth, zng the X J_. 14- 5 """I El Now -0 XCEPir DESIdN A p- Am' 5 7 a ANDREW MERRIAM t _�O I ;!I 1 5 1: FIERRE RADEMAKER 40= KENNETH SCHWARTZ v-, , rb pper stoAes can. provide -tunittesfor more iN K;�4. �4 oppw P people to live downtown — '71 77 here new housing units are above parking and behind 7 street -level businesses, A 7, 45 N-1- A zew park on the corner Elcf.ffarsh and St-!, �Iu, Rosa 1992 Rod Leu, provides views qj'the aniI hills. 0� 'Ir -Ir _TM_" 6) � - Y_1=1111111! :-, ,,, , ,_�',�,,,,, - � - , I �, � - , ' , - - , I - I - I �,, ,�,-iU___ , � 11 , I" - - , _L�_�, ,�, , � - j1W , � � , I � I _ ,��' , �(,� , , � , _ � , " - , , , - 11 , I I - - - .ALXJLC1 VAITAN-6 GTHEPIAN-. I -, ,,11�� ,NCWM tXPAND11 I I � ;;Ql�� , --, -�� , � I __ , " , �-,,,��, 7-7 11 I I , __ _ �avzfjt,7&r-l�IJK#]V,ifAW.Ift#W.j 9"A lomm �ommercial - = - � 7 - , - = I , Z i '= i __ ;_ Z - - = I== = = Z = - - = = = = = - 1= = - Z = = - = Z - I= = = I __ - = i 1� = - - = = district; San Luis Obispo as: a. treat sidewalks, and other paths as - ' . , � nal andr 9, The CiWs General Plan provides the 1. the major commercial and business center Offering a ,Aide variet�, of goods and services: urbanized park, 'e.g,, goVe M_ - . _ I 1 2. the historic center of the City and the , _b. "improve existing streets by providing I trees, benches and other furniture, lighting jual actm''tiesand County; and improved sidewalks (street sidewalks - - I - e seat of County government; " will remain the primary pedestrian routes), ple go., to enjoy enter- 4. the primary cultural and entertainment c. open up new pedestrian access routes in s the-commuWs center of the County; the middle of blocks (primarily between I many instances, the physical Dlan is more 5. a major destination point for tourists: and Marsh and Higuera Streets and in the blocks -esidents were aAed 6. the major congregation center -an enjoy ndjnnP,nt tn the Gnvp.rnment Center) - & . �vohte the Besides the Land Use Map, the General Plan able place to meet others, to celebrate, and 'to d. extend pedestrian access along San Luis Creek part of should be undertaken in the near term; those that should be in the participate in festivities.. . ;e by far was the The General Plan is currently being e. maintain and enhance safety from crime; updated, As of this writing, a dra'ft map and should be pursued. The goal is to achieve all of Z = __ design improvementswith appropriate lighting, . 'A I A S1 kM visibility and other public safety features , Commission. The draft map does not signifl- 1. Provide a physical framework which retains f. provide directory signs for pedestrians. � i i ,�tltavile thing; if and strengthens the economic health and for Transbortation 1�� makes provision reasonable future growth - �_ 11 . . Constant vWance, matches the draft LUE map, in the downtown area. a. encourage through traffic to go around, j. following property � .1 , acquisition principles should I I - prevai : � � - � � 2. Give pedestrians priority, in the downtown; rather than through, the downtown tsioncaiy leadership residential is specifically called out for an ar'ea plan for a government or cultural use should 11 = encourage walking by making the downtown b. develop a combination parking, trolley and )NVnt0Vffl a varied and exciting place to be. 3. Treat bus intermodal structure near the County government complex vital. streets and pedestrian ways as designate this site for general commercial - = I be execluted, I = I urbanized parks, 1 c. provide more parking structures on key the City Council map to make it available exclusively for 4. Improve downtown circulation by emphasiz streets that enter the cit,�, M T ofessionals if thlc�ly , ing alternative routes for through traffic that do not pass through the core area, d. extend and encourage the use of the trolley system 2,velop a'�hysieal , 5. Provide parking structures at strategic points 0 on the that are within e. provide more facilities to encourage and the bicycles 7 I IMarsh - Higuera intersection, The phl� sical plan periphery easy walking 1 enhance use of !D! doxA7ntoNN7n and a distance of major activity areas. f. respect the existing street pattern but I located here. The existing and draft LUE maps 6. Eliminate surface parking within the core 0 close selected streets to enhance pedestrian e investment toward 7 - I have the capabilitN to act when opportunities I � - I I- area to allow infill of commercial and mixed I character without being detrimental to , - I drise, all acquisitions fund should be set uj,-i. i 4- " use functions. i vehicular traffic I . 7. Improve access between the downtown core g. permit continued auto use of most I Standards should be incorporated in the d I and peripheral areas by: downtown streets and use curbs for short the reverse side of I I a. Public Transit: locate routes and stop,, term parking. 15 months of effort I s1ralegically throughout the downtown 1 area: create park and ride options- h. provide better signage to direct visitors to commissions or the City Council � _ rev, ew I I especiall'y for dlm,M,tov� rmployer,�: downtown, especially from the highway, , , I larger review com- � � I i continue the concept of the free trolley for, Connnunih, &aracter. in s intended tiowork in core area circulation � .a city a.park a. open up the creeks more to visual and 1� = I b. Private Autos: increase parking spaces Guidelines should also be included in the * locw-nents - available to the public at strategic locations; physical access I P artieu- provide parking structures at critical b. prov�ide more street trees � Z I . = ,- intersections of major routes into the core c. preserve, in general, the existing building = I area, and direct through traitic around the height patterns of two and three stories; ipt ji ,an ' * * nded is inte downtown Service Vehicles: identi�, opportunities for higher buildings as , � Levin, Andrew Merriam, Pierre Rademake'r and Ken Schwartz. These design professionals met c. regulate times, and architectural accents, definewhere upper be, . weekly for over one year to work on the physical I provide incentives to minimize conflicts story setbacks should be required. i and to set in between service vehicles (deliveries) and HeTiNgePark I I - Participation with the cit\ in the construe- = = = pedestrians, autos and public transit. - vision a reaft. numerous city staff representing every depart- 8. Preserve and augment the visual mixture, a. utilize the block surrounded by Marsh, me ime in e process. diversity and interest of the downtown while' Nipomo, Higuera and Carmel Streets as a , I Consulting support was provided bN Crawford, Multari & Starr. . retaining the traditional character of the "Heritage Park" for location of historic - __ existing structures. Encourage rehabilita buildings of modest scale that can be consisting of people who represented various city commissions or communit y organizations tion and adaptive reuse. Protect significant modified for commercial uses iot easily drawn. A clear historical buildings, b. relocate historic or older, interesting era and Monterey Streets 9. Enhance San Luis Creek as a visual resource: buildings, if they need to be moved from other areas of the City, for rehabilitation and ,y Government Center, defines extend its accessibilitywithin a compatible setting. reuse in a compatible environment e moves away fTom this core, 10. Create opportunities for an additional one or c. provide a core pedestrian way and a fices in older houses and in two "anchor" retail stores. parking area to serve the Heritage Park. L less compact form on I.I.Provide and maintain a quality environment - ng Pacific Street; residences which will keep office and retail establish a. promote mixed use in the core area; while the e freeway, All of these affect, ments in the core area and attract smaller independent business. first floor in some locations should be reserved for commercial uses, upper levels may have and critiqued the developing plan. The design 12. Encourage the County to meet its future housing, offices, dining, galleries and open � ined as the area illustrated office needs in the vicinity of the existing spaces based on feedback from the rev�ieiv committee. County Government Center. b. encourage the addition of more housing ,eds &ideas 13.Expand cultural, recreational and entertain- downtown on upper stories over commercial y bounded by Santa Rosa, ment facilities in the downtown. and parking structures. ere downtown -type activities 14- Preserve residential uses on the periphery of Gateways to the douwtown - 11 between Monterey and the downtown and encourage more residen- tial uses on upper stories of commercial a. provide an entry arch on lower Marsh �oward the Marsh/Higuera buildings in the core area. Street or near freeway off ramp )own laterally - beyond 15.Pro,vide harmonious transitions between b. intensify tourist facilities in the Marsh , 'Idered likely or desirable. core area functions and neighbors on the Street/101 interchange area and provide a tourist information center on lower Marsh Ad be protected and main- edges. Street must occur to keep the plan current. Further- 16. Accent the entries and gateways to the downtown. c. permit commercial intensification east of I more, experimentation should be encouraged The City should encourage the formation of a Santa Rosa alongwith a mix of housing and downtown; the downtown must remain d ynamic non-profit foundation whose purpose would be - commercial facilities � I - 4f_�A" I 41F d. create a park -like setting adjacent to the � I I - -_=ill � 1,1 -� � - 11 1111-- , 11 creek, southwest of the Higuera/Marsh I I 17 I 1� I � I I � - intP.r,-;Pctinn __111 � - I I �� . 1, "I ��f I I - - �� r I 11�' I I I � �-�_E-__,�_� ,, I ,- 1, I I , � - � � � � 'T ,�,., I , F � / , - , /�_ - 'Ivl I I I— b, - � I ' I ! r �, �vj ;,,. h !�_ � � -,,,,, 11 - . � 1� I 11 ,, I ,� ') ,.�,/ - , � 1 1 - , "I �� X � -1-1 � I � �� ,f ��' -11 � I I . �,�__`, ::::��i .7 I 1-11 I - , I,, � ;�,� I : "" , 1� , � i--- ..e� ___ 1, i � .� - " 11 411 1- - ,�.� e I " , , i ! , , " if is At � ,,, I ,/r, 0_=r#_ _- / � , I '. i ,0� I ;,-._, �, - I I 1�111,1 . - I � i , i I/ _�� - 1.0 11 I " -- _71'� --- - � I ; 14 "4 , 1, "., _:� � ;� I / ,111 ; � I I � >4;:��'_ , 19 , �T 11 I I � i /11� I Or - . 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A �� HP - r # 4b WW I ,_:�� __1 A - _111, - . 11T;:3 �� " f =1� I � t��':�._"J�_A` r--.A 01 , I , 11. / L -V - " E -d-14 "t, , � I �- _V__ __:_\7_,�� _. ,_ I -,- W, ", ---� - 7 1 A -, - _.", -� __ I , 11:_1 11-1 1_1__=�_�� ___ x� --,-, -, _- , �- , .2 Char4�s Crot - -- - --- -, ____ __ - -;-- ___ -_ __ - cc, 19 -ser _ I - - , I 0 .A"__�_ I-— 111Z11.1\1_ I 11 I � .1 �� .:.�_,�_�, ____ _,_____,_ . -, " f' -'r" I'll ,i � �,,,-�-� �t�,f! I-, F ry � ,� - I I I . , - __ 1�1 -_ - , ,_ T ,"_,,(�r 1!� "', ?�,(,r(l , I , �� I _�11 I I I � , , - �, , I- 1, - I- , I : I ��111�11D - 43; 1 _� - - .11, " � DpsduMON. �__�";��,;,__"__,_'�'�_ _ ,� , I .. � 11 - I � _ � _ __ ;;;� P I ��, �� , , M I 11 I I � �_ J N V, I �1! I �k- G �01 A , �4 This section illustrates the intent of the plan for -specific areas in more detail. -This is done through descriptions of public projects, and guidelines and standards for private develop- ment. For purposes of this plan, a guideline is a recommendation to achieve a part of the downtown plan design concept and should be considered in the usual develoment review process, A standard is intended as a requirement for new development, to be incorporated into the zoning ordinance or General Plan for that area. Public Projects: Redevelop the Court Street parking lot site with a mixed-use building and publit, ,)ay'�/plaza. Oper the creek on this- block, to the extemt possible. Redesign Morro between Monterey and Higuera to create a more pedestrian -oriented character, but continue to alloNvvehicles. Consider angled parking or elimination of parking. Redevelop Rose Alley into a "mird-park' with the cooperation of adjacent property owners. Narrow, Marsh Street to reduce the width of the travel lanes; provide bulb -outs at corners and other appropriate locations. On the block bounded by Osos, Marsh, Morro and Higuera, develop a multi-level parking structure, located in the center of the block. This struC,ure could also accommodate � � residence� Love. Expand the existing parking structure on I Chorro between Marsh and Pacific, north along I Pacific, behind the Post Office. Guidelines: Include pedestrian paths, either outdoor or through buildings, from Rose Alley to Higuera; include public open spaces in any C, . ' ';, ' - , �;kle�,e I �onnenf T the blocT 'JourlW,d b1% Osos, Marsh, Morro and Monterey, __ - - �� . - � � Publi6Projects: A multi-level parking ' structure Should be located on Niporrio, between Marsh aiic.' 13acific with ingress from Marsh. The existing bungalow buildings on Marsh should be preserved, although a vehicular access in and/or out of the structure may be created between them or next to them. Narro,.- Marsh Street to reduce the width of the travel lanes; provide bulb -outs and special paving to enhance pedestrian crossings. Standards: Commercial development should be located at the pedestrian level, extending 1-.0 the back of sidewalk on Marsh Street. Ex;sting private parking areas should be eliminated in favor of commercial infill. Guidelines: Interior walkways and plazas should be encouraged. Higher density residen- tial should be encouraged on upper stories, oriented primarily to the interior plazas, I Public Projects: Mission Plaza should be extended along the creek on both sides from Broad to Nlpomo, The corner of Nipomo and Higuera should be redeveloped into a combina- � tion of commercial uses and a park -like 1 entrance to the Mission Plaza extension. Properties on Broad and Monterey should be acquired to allow new cultural facilities. Broad and Monterey Streets, as shown on the map, should be abandoned and converted into pedestrian ways as extensions of Mission Plaza. Limited vehicular access should be allowed (e.g.: emergency access, trolleys, and access for private pa i ties as maybe required under various agreements with same). A low scale parking structure should be located as shown on the map. It should not be more than 25 feet tall on the Monterey Street side. The Art Center should be expanded across Broad to the existing surface lot. The Little Theater sbould be located near the corner of Nipomo and Monterey. The Historical Museum should be expanded to the north and west, The existing house at the corner of Palm and Broad, and the Hayes/Lattimer Adobe on Monterey should be preserved as historic treasures. Should private use cease, they should be acquired and integrated into the City's cultural ' resources. A Children's Museum should be incorporat2d into the Monterey Street frontage of the pa4 ing structure. Fountains or water features should be included; another public amphitheater should be located on the north side of the creek, west of Broad Street. Standaxds: The cornmercial frontage along Higuera Street should be maintained and opened to creekside where feasible. Commer- cial or office uses should be located between the . proposed parking structure and Nipomo. High density residential should be located on Palm, east of the structure. Guidelines: Connectionsto Higuera Street should be encouraged in remodels or new buildings located between that street and the creek,k. I E P conv( parking (one way, Marsh to Higuera). Guidelines: Commercial development at the pedestrian level, built to the sidewalk should be required in this area, The mid- portion of each block should be used for public walkways and small plazas, with landscaping and seating. Residential uses should be encouraged on upper stories, oriented away from the street frontages ancl towarcl tne mid blocR walkways and plazas. Where possible, connections to Higuera and Marsh should be encouraged between the interior plazas and paths, when- ever buildings are upgraded or replaced. Pablic Projects: A walkway should be ided throughthe middle of this area, parallel provi to Palm and Monterey, connecting the library I I area to the Sauer Adobe and the mission. I Pathways perpendicular from this axis tow,ard Palm and Monterey should be provided. � . Morro Street may be closed to allow a large, I multi -use building facing Palm Street. The street level frontage of said building should be devoted primarily to retail; offices or retail may I be above. Setback from the street and on upper levels, residences should be included. These residences should orient toward, and have access to, the central walkway described above. Parking should also be provided in this building, taking advantage of the sloping terrain to accommodate multi-levels. Existing surface, lots exiting to Monterey should be filled in with new retail; housing may be provided above; paths I should be provided linking Monterey to the I � central walkwa, I y. Other open spaces should be I provided in the interior of the block, The historic I adobe should be acquired and used for cultural purposes. Standards/Guidelines: N,ewdev-1op-m-nt should coordinate with and help implement the plan described above, � Public Projects: The old library site, owned by the City, should be reserved for Ciw Hali expansion. The expanded City hall should bt setback along most of Palm Street to allow open spaces and pedestrian areas. A strong pedes- trian link should be made across Palm at mid block to connect to the library parking structure and offices. On-site parking for everyday vehicles maybe permitted, but access should not be from Palm directly. StandardstGuidelines: Not applicable. Public Projects: The County Government Center should be expanded in this area. . Options for County office expansion in this area should be pursued in this priority: * A multi-level addition to the old court house, in conjunction with its seismic rehabilitation. The middle of said addition could be as tall as six stories. * A ne-vN7.building across Monterey Street at the site of the existing county parking facility and extending to the corner of Monterey and Santa Rosa. 9 A new building to replace the Sperry building. The county should be encouraged to devote portions of the ground floor areas facing Monterey, Osos and Higuera to. commercial uses. This would provide the county with some income as well as retaining the pedestrian interest and vitality of these � streets. e With each option discussed above, the county should also consider expansion of the existing courts toward Santa Rosa, above the first level. If the Operry building i5 not used for new offices, retail (at least on the first floor) should be maintained. Open spaces should be provided in the form of courtyards or landscaped areas should be provided,Alth new offices. Pedestrian connections should be made between the existing county complex and any new one that is built. If this includes a cross - Monterey Street connection, a bridge over the street should be considered. Monterey Street between Santa Rosa and Osos to be treated to serve as a public gathering space with streets subject to occasional closure. A median should be developed in Palm Street and in Santa Rosa, Standards: The Fremont Theater should be preserved and used as a commercial and/or community theater. I Monterey and Higuera; this center should include a multi-level parking structure, The center and parking structure should have strong pedestrian connections to any county offices , located across Santa Rosa. Higuera and Marsh should be converted to two-way streets in this area. The new transit center may be a good location for other service commercial uses such a3 a fuel 5tation. The intersection of Higueni and Toro should mark the end of downtown in this area. Higuera should be closed beyond this point to Johnson, with a terminal feature such as a fountain or public art, . Guidelines: Commercial uses should be encouraged along Higuera to its terminus. Beyond Toro Street, residential uses are � explicitly encouraged, either at grade or above, office ol- retail. The Johnson Street frontage should retain older homes as office uses. Higher density residential uses may be behind the office/retail uses, buffered from the street. Public Projects: Obtain the corner of Marsh and Santa Rosa for a park along the creek; extend public walkways along the creek from Higuera northward. Standards: Open the creek wherever possible and include public seating and vio-wing areas. Provide a public easement along the creek. Guidelines: Incorporate residential uses along the creek in redevelopment between Higuera and Marsh. Public Projects: A Heritage Park,with a central promenade/service road should be created in the blocks surrounded by Higuera, Calfi�e',,M�i,rsilai-�(!',�l,,),�!-,,it-�, Propertyfrontino I ' I , C� on Carmel, between Higuera and Marsh, east of the gas station property. should be acquired and used for a parking structure. The central promenade itself should not be r�.ore than ab,toit 12 feet wide, lined,Adth trees and decorat',ve lighting. From the promenade to the rear of the surrounding buildings should be lawns and gardens. Benches should be provided. k pedestrian connection, on line,Aith the Jack House, should extend to Higuera, a prominent street crossing should be provided to connect to the creek path system -and on to the historic Dana Street Adobe. A special feature should be provided near the southern end of the promenade, illustrated here as a circular garden. This would be a good location for public art and/or a gazebo. A second ,pedestrian connection to Higuera should be provided in this vicinity, again to help link to the , ,reek path system. The structure should be in scale with the Duildings surrounding Heritage Park across � ,armel. The parking structure facing Carmel 3hould be designed with generous landscaped setbacks along Marsh and Higuera, and on the side facing the freeway. Good pedestrian links to - ,he Heritage Park should be established, as should links to the visitor uses across Marsh and Higuera. Marsh Street should be narrowed to -educe the,,;vidth of the travel lanes. - Standards: As a condition of new develop- ment, the rear 25 feet of all lots should be Afered to the City for dedication as a public -ight-of-way for these purposes. Historically ialuable buildings in this area should continue -ci be used, or be preserved and re -used. Other Aructures of historical or aesthetic value which ire jeopardized in other areas may be moved to I 1is Heritage Park. New buildings maybe I )ermitted but should be in scale and character 1 Ath the older buildings. Guideline.%! Apprnprintp us,p,o wnuld innludp. I bod service, offices, visitor accommodations, ;hops'and private residences. Mixed uses in one )uilding should be acceptable. - A limited amount of onsite parking may be )ermitted in this area but parking lots should iot be larger than about 10 spaces. The intent is ;o allow a small amount of parking for the , ,onvenier1ce of employees, residents or custom- ,rs of some businesses, but not develop large lots hat would adversely affect the park -like , ,haracter. One larger surface lot should be )rovided in the center of the block to serve aistomers and Jack House visitors. crossings, includirn.g changes in paving materials should be created between this subarea and the Heritage Park, and the northeast corner of Nipomo and Motif erey, near where the parking " structure is proposed. A bridge across the creek to Dana Street to connect the Dana Street Adobe should be included, Standards: 7,ie Creamery site should be ' redeveloped to include a walkway on an axis between a Higuej i Street crussing to ffit Jau� House and to the corner of Nipomo and Monterey. Higuera Street and Nipomo frontages should have corruriercial uses at the first floor. Commercial uses should orient not only toward the streets, but al�'Io toward all the pedestrian ways, including the creekside path, High density residential uses should be required in the area shown on the map. Giddeline.,q� � , A ing for Lhe residences should be proNddeu ortsite, in the commercial and/or residential buildings. Residential should be broken down �, -1-; a number of smaller buildings, with small plazas and walkways between. � ------- ....... a � Public Projects: Street crossings should be created on Higuem to connect this area to the parking structure in Area 10 (see above). These should involve, ch -.nges to the paving materials. The creek in this arpa should be protected and rehabilitated, wit. , public paths along the southern side. Standards: Tits area should be devoted to -,ourist serving co,nmercial uses, especially motels. Generous lQndscaping along Higuera should be require, 1 as well as significant setbacks from the creek bank, Pedestrian paths should be provided to and along the creek and to the parking strubwre on Carmel. Gi.iidn'llries: ' ,)- ,�,ofels �hould include drop- off features on Hi wera Street as suggested on the map. 1, he de� t1lopment should be not more than three storip,, in height and broken down into smaller builn 4 rigs rather titan one or a few massive buildings, Patios, paths, and similar P ' feature� should t6k!? advant ige oll proximity to 11 - the creek. ,I, Public Projects: This area should become a , landscaped entrylinto the downtowm. A right - turn only lane onio Higuera from the offramps, should be createo defined by a landscaped , island. The propf,�Irties at this corner should be acquired and converted into public open space. A path parallel to the creek should be estab- lished in this area. The creek itself should be protected and enhanced. The corner may be used as a public park; , seating should be integrated into the landscap- ing and pathway network, Shelter from noise, such as berms or walls, may be appropriate. Standards(Guidelines: Not applicable. __ _____ - - - - - __ = M - -_ --- Public Projects: The corner of Marsh and Higuera should be heavily landscaped to reinforce the entry character of this area. Portions of Arche' r Street and the existing ends of Pacific and Walker should be abandoned; these should be realigned as shown on the map. Archer between Pacific and Marsh should be abandoned and used for a surface parking lot. An entry arch should span Marsh in the vicinity of the Carmel int'Crsection. A tourist informa- tion facility should be located at the southwest corner of Carmel and Marsh, Standards: The area along Marsh should be dedicated to tourist commercial uses, especially motels, at least a� far east as the existing "Mid - Town Motel" site. Higher density residential should be retained along Pacific Street from Boach to Carmel. Guidelines: A small parking lot may be established between the realigned Walker and Pacific streets. IV her density residential may 9 � be permitted elsewhere in this area, except at � the street level ori Marsh or Higuera Streets. The motel uses should incorporate generous landscaping among buildings which are not � more than three stories tall. Motel units should not be located in single massive buildings, but in a number of smaller ones linked with covered paths and pasects Standards: Commercial uses should face Marsh- residences should be located on the Pacific Street side of the block. Guidelines: The center of the block may be used for a parking lot which can serve the, commercial and perhaps'the residential uses. Pedestrian links [o Marsh and Nipomo should be provided from this parking lot. Access to the lot may be on Marsh and Pacific. Commercial uses on Marsh s'tould generally abut the back of sidewalk. ��= 1. Develop a financial program for implementation including: a. A property acquisition fund in the I C.I.P�, b. An incentive program to stimulate � private development. 2. Plan and develop Transit Center with county assistance. Add landscaptd ruedians ou Santa Ruba 1 between Mill and Marsh. i (.Acquire Y!ransit Center site). 1 Consolidate City standards for paving and street furniture -lights, benches, planters, signing, etc. 4. IdentiftT places suitable for public art in � downtown. �5. Complete Mission Plaza Extension, PhaseT Close Broad from Palm to Monterey, and from Nipomo to Broad. Clear and landscape accordingly, (Acquire 975Broad Street). 1 6. Redesign Garden Street for one-way traffic: install related improvements 7. Build a downtown archway entry feature � on Marsh. 8. Repave pedestrian crossings, and provide bulb -outs and, similar features as sug- gested in plan; start with core area and proceed with two or three projects per I vear. 1 9. Redesign Monterey between Santa Rosa and Osos for temporary closures and civic functions: coordinate project with County Government Center expansion. I 0. Extend pedestrian path system along I creek west of Nipomo. (Acquire I i ectsemenk along creek i,n th.�'s 9Y�11��' I 1. Construct surface parking lot between Marsh and Higuera to serve Jack H6use and Heritage Park. 12. Restore DaTia Street Adobe. Cons,ruct pedestrian bi Age ove, creek and c w-ect adobe,Mth pathway to creek walk and Jack House. (Acquire easementsfor bridge and pathway). Middle Term (34 0 Yews) 13. Expand City Hall; raze city structures on Morro between Palm and Monterey. 14. Construct mixed use structure facing Palm from Palm Theater to lAbrary. Structure to consist of multi-level parking., office and commercial retail space, housing units and open space plazas. Preserve/ obtain pedestrian accesses to Osos. Chorro and Monterey (2-3). Convert parking lots facing Monterey into ground floor commercial retail uses, but provide attactive public access to Monterey Street. (Abandon Alorroftowz Palm to -Yonterey: * acquire all propertiesfac-, ing,Pahn to . middle of Palm-Manterey block: lease or sell public parking lots exiting onto Monterey for com. m,-rrial use.). 15. Upon completion of #14, construct conimer- cial retail (or mixed use) on parking lot 6 bounded by Monterey, Osos, Higuera and Court Streets. No on-site parking to be ,� permitted. Open San Luis Creek. (Lease a, sell site as most advantageous to City). 16. Complete Mission Plaza Extension, Phase 2: Close Broad from Higuera to Monterey a. Expand Historical Museum (with County and Historical Society assistance). b. ExpandArt Center: bridge across Broad. (Acquire 664 Monterey, 6,58 Montereye , 101 0-23 Broad). 1 17. Coordinate,with the Little Theater in siting new theater at Monterey and Nipomo. 18.Enlarge parking lot -#14 (between i Monterev and Palm near Nipomo) to serve I expanded Museum. Art Center. Little i Theater. and Mission Plaza. (Acquire 614 1 i Monterey, 633 Palm, Rear ha�f of 960-9 72 A'ipomo). 19. Develop park amenities in Heritage Park. (Acquire easements on rear offiroperties fronting Marsh or Higuera,fir-om,Yipomo to �,'armel). 20. Convert parking lot #2 (Broad and Marsh) to ground floor commercial retail use. (Lease or sell site as most advantageous to the City). 21. Convert parking lot #10 (Higuera and Nipomo) to ground floor commercial retail use. (Lease or sell site asmcist advanta- geo us to the City). 22. Construct a parking structure on Nipomo between Marsh and Pacific. (Acquire existing mg)&e parking lots on Ntpomo between Marsh and Pacyic). 23. Abandon Higuera between Toro and Johnson and develop visual amenity as terminus. � 24. Develop landscaped entry in the vicinity of Marsh/Morro intersection. 1 25. Convert Morro between Monterey and Higuera into a more pedestrian -oriented street, but still allow vehicles. 26. Install a landscaped median on Palm between Osos and Santa Rosa. I LQna i (7-15 Years) 27. Convert surface 11 (see #18 above) to a low scale multi-level parking structure. Install landscape buffer between structure and Ha-es/Lattirrier Adobe. 28. Construct a parking structure on Carmel between .',,11arsh and Higuera. 29. Re-route Walker,Archer and Pacific. 30. Develop a new park at corner of Marsh and Santa Rosa and along San Luis Greek I from Santa Rosa to Toro. (Acquire easements along creck-,,] 095 Marsh). 1 I3 1. Complete Missiciii Plaza Extension. ase . : , ose orterey I Nipomo I a. site additional -ultural and rec- ; I reational elements, ! I b. coqplete `rifc,-�� ,_�'ng lane��eade -, , , , - eieltiefi�6. (Acquire 667M,o,i�1,erey, 679.11onk,rey. Privateparking iol). 1 32. Expand the parkim- structure on Chorro an� Marsh to Morr('�,. behind the Post Office. (Purchase lease, cxoolairl a parking easemew,,' � or Par �IfTc side of Post Qffi�ce: 870 Pavifiw.). 33. Narrow Marsh Street to reduce the width of the travel lanes. 34. Re -use the Sauer Adobe for cultural purposes. (Purchase the hisiork, adobe�). W 511 T& Herritage Park allows old buildings to be presoved and re -used. Here they 4 1, - 1, ? - - i 1, . - Z�_ 1, - I - � - 1:�4 11 I- - 7. Z�6 a - - = - � 7 - , - = I , Z i '= i __ ;_ Z - - = I== = = Z = - - = = = = = - 1= = - Z = = - = Z - I= = = I __ - = i 1� = - - = = - __ �� I I 0010000000NMELTMMWN� - = � ::: - = = = I The CiWs General Plan provides the __�� Publicinve-chnp"t - = = - = � framework for the downtown physical plan, = = - Land uses envisioned in the physical pla n - - - = correspond very closely to the designations for Community investment in the downtown Z = downtown in & Land Use Element (LUE) . In must continue. The adjacent table recommends I = = = I many instances, the physical Dlan is more priorities for city acquisitions and public I �= = 1Z specific in its recommendations. projects. The acquisitions and projects are ,= Besides the Land Use Map, the General Plan divided into three categories: those which = .= = 1� includes various policies that relate directly to should be undertaken in the near term; those that should be in the 1= = ,� doivritoivn. Again, the physical plan conforms with all of these, pursued midterm and those which are long term. The priority is not Z � = The General Plan is currently being intended tu be strict: If opportuniti - I es arise = which make mid or long term projects ripe, the� I updated, As of this writing, a dra'ft map and should be pursued. The goal is to achieve all of Z = policies have been prepared by the Planning them, The relative order and time frame is i = = � Commission. The draft map does not signifl- �= intended only as a general guide for directing I 1� I I I I � - use o imi e �= downtown land uses, although it does update I I public resou roes. some of the present conditions regarding public facilities, The plk ysical plan also closely I = I I The Capital Improvement Plan should � = matches the draft LUE map, = provide a fund for property acquisitions. The I - I I= I In some instances, changes to the LUE map following property � .1 , acquisition principles should I I - prevai : � � - � � to increase its specificity may be suggested by ' - the physical plan, For example, high densitx i =-= I - Arry vacant lot designated on the physical � - - I I residential is specifically called out for an ar'ea plan for a government or cultural use should 11 = on the south side of San Luis Creek. across from � - be acquired whenever it is available on the = I I 1= Dana Street. The current and draft LUE maps I r if a public, project needs to - designate this site for general commercial - = I be execluted, I = which also allows residences. A change in the r 2. Ani use which is proposed to be converted to Z map to make it available exclusively for 7 a new use which alters the physical structure = residential might be clearer. Another example and/or which issignificantly different from - [� I of increased specificity is in the area near the , that in the physical plan. should be acquired 1= 7 I IMarsh - Higuera intersection, The phl� sical plan when such structural alteration is proposed. ! - I � Z recommends that tourist commercial uses be , - If timely acquisition does not occur,, kev i located here. The existing and draft LUE maps = 7 I - t 1 properties MaN be lost. In order for the ci6l to � - i designate this fcir general commercial. ,Again, 7 - I have the capabilitN to act when opportunities I � - I I- this designation allows the fullrange of tourist , - I drise, all acquisitions fund should be set uj,-i. i 4- " commercial uses, but a change to a tourist L� I commercial designation would niale it clear re I Ado I �p tidelines � ; -- I I �_ ! ,Z: 1 ' . - F � I that those kinds of uses are explicitlY desired I Standards should be incorporated in the I � - I 1 �_E � there. I i _ Gerteral Plan and then referenced in the zoning I I �_ : � i , .- ; � The draft LUE text includes several new 1 ordinance. Thereafter, when staff. ad-\jso1T I � - 1 �= I � = , I policies related to downtown. In all respects, commissions or the City Council � _ rev, ew I i - - I = , I the physical plan would meet 1fie,e new p,opo,el projects, both private and public, these I - 1Z 1, � poheies. � T Starldaras shall apply just like aniN other, zonirig I I I - '_ 1 See section V -B for further discussions. ordinance requirement. 1� = I � Guidelines should also be included in the I .= EMENMORML, � General Plan; and they should be published in a 1 = I I _� 77W rocess se parate booklet available to property owners � � Z I . = ,- I - other interested parties. The guidelines will = I I In November. 1990, the City Cou� -i I I ��,11 1:md L � ')P, -onsideredby staff, ,%dv�,sory commissions and I = ; I - appointed a downtown physical plan "design the Cit�, Council when reviewing private - I I committee" composed of Charles Crotser, Rod projects, � Levin, Andrew Merriam, Pierre Rademake'r and Ken Schwartz. These design professionals met C+C " = = I - - = - . weekly for over one year to work on the physical I I The countv should be encouraged to - = = I plan. Staff support was provided by John Dunn I I undertake certain important developments: - - I City Administrative Officer, and Arnold Jonas, I I - Participation with the cit\ in the construe- = = = Community Development Director, although tion of a transit center and associated I I = I numerous city staff representing every depart- parking on Santa Rosa between Monterey I = I me ime in e process. and Higuera. _= = , I Consulting support was provided bN Crawford, Multari & Starr. . I 2. Government center expansion. The = I I = � = I = 1= A "review committee" was also formed I I recommended riority among office P expansion options is the following: i E I 1 = I = consisting of people who represented various city commissions or communit y organizations a. A new building across Monterey Street J = - i = 1- interested in or affected by downtown planning. at the site'of the existing county parking facility and extending to the corner of - I � =- � - About even, three months, the review Monterey and Santa Rosa. 11 11 = = i= committee mei with the design committee to go over the work to date. In the early sessions, the b. A multi-level addition to the old court = I - J I- ; = review committee was broken down into small house, in conjunction with its seismic rehabilitation, The middle section be I I = I = :1Z groups and asked to draw, solutions to specific planning problems. The design committee could as tall as six stories, I - 4= = I - I = would then take the ideas and integrate them c. A new building to replace the Sperry = = into a concept for a specific, area. At later building. - , = meetings, the review committee commented on With each option discussed above. the = � = and critiqued the developing plan. The design county should also consider expansion of the I = = 0 = committee continued to refine the concepts existing courts toward Santa Rosa, aboi -e the = � = based on feedback from the rev�ieiv committee. first level. = � = ,eds &ideas 3. Expansion of the County Historical Museum. 11 = L = - ,= The physical plan is not a static document.. IncentivepLograms I = �= It is a concept of how downto�vn should look I arid function in the future, from today�S I The cit�- should establish incenti-%-e programs I I � � � Z � = vantage. I There may be future changes in economics, to encourage private developers to implement � =_ transportation technology, retailing, and I the guidelines, These may include densi, or LT intensity bonuses, relief ft�om fees and/or � __ k= 7 community tastes, among man\ other variables, which mvaffect the Nrioion of �hc downtown , standards, use of city property (e.g.: surface ' I 4= = 4 - fp= over time. Thus, constant monitoring, regular parRing lots), and permit review expediting. � 4= i = ��= reviews and changes to adjust to new ideas 0 -ea h on ofa i i on -proft- t I � - 4= must occur to keep the plan current. Further- = 4- I more, experimentation should be encouraged The City should encourage the formation of a !�= i � downtown; the downtown must remain d ynamic non-profit foundation whose purpose would be _=_ 1 le-= and exciting. to support the downtown and to help implement 4= ! �--= �_ I � . the p] ysical plan. This foundation would be � ; �E- � 1,1 -� � - 11 1111-- , 11 able to accept gifts and donations. raise monev !�= !�= - .1 I ,��r - I "_�__ . and build community support for downtown ' � = 4- I � projects. 11 4E = I - , I it% /�_'F,S#-_F/,/ 7_1A I- ".")),I, f , �,, = - ! - I = � 11 / "11:/ , I I I I- I - . I = = - �15t'��; ; - ff-,,,4,e0_ __ , , '1� , W_11� I ! 1E - , = %_ � I - Z �_ I - /Q,6S/P,i5/VF1,A1_ = i = �� = = i " I 4, P1 R.��C-6Nr7AI_ I = _,�:, I = I ... -r 0-fyc _f-- = I - - i I I � = .1 - I === PA),�,2KVArr I - 1 4 0 # I __ I � i __ I I a ,� 1 = i � - " 11 .__ � , I �, I 1J 11 ---��, "I 1. 1. I- a 11�', - I - � = I -A,/Z 5 = "!;�67, - - � - I = = = � - .. - - . I _- �,_, __ - :�� I E- �� ,,,,, 1�� - __ � �; � I- � -111, I- __ M. __ 1, I ,M' __ ., ., " - I - - __,7_�, I - 11 I 1� � PA11ZX JN(�;� �.'�',!WV_1*10" � � . 55W;W_ I .... , I I Id = - I ... � ,�-, , 11 = - _�, � , "T - _ �,� "--" , -1 I _ , , V__ , - I � ,�,,�, � �" -, ,,, 17� 11 -�VY-:a:,:4-�-'=, -1 - , - � -, � ��' _. �_ - "I � I., _ I _ -1. I = � ��`' " -, � N �11 - _� - - -,. , _�, _t, - = _-_ 1, - � _,0 .1 , - 9 ! = n - � ,-, . _-, � - � , , _'1'_':-,. , , , �� I - ��, - , � le = � I � = , 66,nceptual cross section of tlw mi -zed, = I'll " __� "I j, -a = I � - AUse - � t = 9 " ' .., , .... caml3k,a; between Palm and �_ - - 11 �� 1. _. -1 , 7:_ = � " I , y . = 6 , �PF_ /< IAAr�, I "' "I �, " 7 Afonterqy. Note. li.!�,!� 7,,rip6�rs,,o,r i � I " I I 1_� � = I . � I I � Downtown Physical Plan Design Committee April, 1991 DATE MEETI � AGENDA ITEM 0 Recommendations for County Office Expansion in Downtown San Luis Obispo g LI i Downtown Physical Plan Design Committee LI I Recommendations for County Office Expansion in Downtown San Luis Obispo t IApril, 1991 1 L i I J Downtown Physical Plan Committees Design Committee Charles Crotser Rod Levin Andrew Merriam Pierre Rademaker Ken Schwartz Review Committee Howard Carroll Dave Garth Barry Karleskint Joe Kourakis David Olson Doug Pierce David Smith Walt Tryon Forrest Watts City Staff Allan Cooper Betsey Irwin Dan Krieger Monte Lukov Fred Peterson Rob Rossi Rob Strong Mike Underwood John Dunn, City Administrative Officer Arnold Jonas, Community Development Director Additional Assistance Crawford Muttari & Starr County Office Expansion Options Table of Contents Introduction...................................................... :......................................... P. 1 Background...............................................................................................p. 2 Summaryof Options...................................................................................p. 3 ` Option One: Expansion across Monterey Street..........................................p. 5 Option Two: Expansion of the Old Courthouse............................................p. 7 Option Three: "Sperry Building" Site.........................................................p. 12 Option Four: "Mitsubishi Motors" Site........................................................p. 12 Courthouse Expansion toward Santa Rosa Street.......................................p. 15 Parking.................................................................................................... p. 15 Options Not Recommended.......................................................................p.18 IOther Comments by Review Committee..................................................... P. 18 I� i i 1 J i i 1 Downtown Physical Plan -- Design Committee i County Office Expansion Options Table of Figures 1. Summary of All Options: Vicinity Map ....................................................... p. 4 2. Option One: Conceptual Site Plan...........................................................p.'6 3. Option Two: Conceptual Site Plan...........................................................p. 8 IDowntown Pbysical Plan -- Design Committee 4. Option Two: Rendering..........................................................................p. 9 5. Option Two: Structural Floor Plan Schematic..........................................p. 10 6. Option Two: Conceptual Section...........................................................p. 11 7. Option Three: Conceptual Site Plan......................................................p. 13 8. Option Four: Conceptual Site Plan ........................................................ p. 14 9. Courthouse Expansion toward Santa Rosa Street...................................p. 16 10. Parking Structure Concept..................................................................p. 17 IDowntown Pbysical Plan -- Design Committee ICounty Office Expansion Options e 11 i w Introduction The Downtown Physical Plan Design Committee was asked to evaluate and make recommendations about options for County office expansion in the downtown. The Committee discussed this topic at eight different meetings from January through March. During this time, the Committee met with the County Administrative Officer and General Services staff twice. They also considered input from City staff, the BIA and the Chamber of Commerce. Committee members prepared generalized site plans for all options. They reviewed structural plans for the Old Courthouse to better understand how an addition might work in conjunction with the required seismic upgrade of that building. A conceptual rendering and sections of this option were produced as well. The Design Committee presented their recommendations to the larger Review Committee on April 3. The format of the meeting was an informal discussion and no vote by the Review Committee was taken in regard to the various options. It did appear that the Review Committee generally supported the conclusions contained herein. A summary of other comments by the Review Committee members is included at the end of this report. Fred Sweeney, who has been retained by the City to design the City Hall expansion, first met with the Design Committee earlier this year. Mr. Sweeney was very enthusiastic about the work of the committee, and he and the group shared ideas about the area near City Hall and the Government Center. On April 3, Mr. Sweeney presented an update of his work to the two committees. It appears that his ideas are, in many respects, complementary to the recommendations of the Design Committee. Downtown Physical Plan -- Design Committee 1 ICounty Office Expansion Options 1 I Downtown Physical Plan -- Design Committee 2 Background In formulating their recommendations, the committee considered the following factors: • The County currently leases about 50,000 square feet of office space in the downtown area; the County's preference is to own their required office space. • The County will realize certain operational efficiencies if their offices can be consolidated. • The County's need for space will continue to increase; thus, plans for downtown expansion I should be flexible to accommodate this future growth. • The City and the community prefer that a significant amount of the County offices that serve this area or have a County -wide client base remain downtown. • County -owned property in the downtown would be the logical first priority for County office expansion. The best opportunities are 1) the County -owned garage on Monterey Street I across from the Government Center, and 2) a more efficient use of the Courthouse - Government Center site. • The Old Courthouse must be retrofitted to meet seismic requirements. Expansion in I conjunction with the seismic rehab may be especially cost-effective. • The Old Courthouse is a building of some historical and aesthetic value and should not be 1 totally razed; expansion of the building in conjunction with the required seismic upgrade should be permitted, however, if the design incorporates and respects elements of the existing building. ' • The County needs to find a new location for its computer facilities which are located in the Old Courthouse; because of the cost of relocating this equipment, the County's preference is that it be moved only once, if possible, rather than temporarily relocated. • Downtown expansion options should be cost-effective relative to other options, but the cost -benefit analysis must properly include the increased efficiency of operations realized through office consolidation, cost savings that can be gained by adding new space in conjunction with the required rehab of existing facilities, and other public benefits which may not be directly financial, such as improved convenience to the public. • Parking will need to be considered in any option for downtown expansion, but parking solutions may be phased. 1 I Downtown Physical Plan -- Design Committee 2 ICounty Office Expansion Options Ll iSummary and Priority of Options The following are the options recommendeded by the Committee inpriority order. The Committee wishes to stress, however, that this is not intended to be rigid; rather, a different order or a combination of these options is certainly possible after fuller consideration of different space needs and economic variables. Option Three: The "Sperry Building" site. This option could stand alone or be a later phase following either Option One or Two, above. It is privately owned and would have to be purchased or leased. The existing buildings would need to be razed and businesses relocated. This option provides over 100,000 sq. ft. Option Four: The "Mitsubishi Motors" site (including the comer gas station). This option would involve purchase of private property. On-site parking could be ' incorporated into the design. Pedestrian connections to the Government Center across Santa Rosa should be considered. Practical options for the relocation of the auto uses is an important consideration. This option could create over 100,000 sq. ft. of space. rOption A: Expansion of the courts toward Santa Rosa. ' A "mirror image" of the existing court rooms and related facilities could be provided in the air space above the ground level on the Santa Rosa side of the Courthouse Annex and Government Center. This is a logical option which can be buift independently or in conjunction with any other option listed above. This provides about 30,000 sq. ft. of space. Sites considered but not recommended. Court Street, French Pavilion and the site on Palm Street across from the parking structure were also considered by the Committee but are not recommended for County expansion. 11 Downtown Physical Plan -- Design Committee 3 Option One: Expansion to County -owned property on Monterey Street across from the Government Center. To maximize this option, the County should purchase the small, privately held property at the comer of Monterey and Santa Rosa. A direct pedestrian connection should be considered between the Government Center and the new building. This option could allow over 80,000 sq. ft. of space without exceptions from current City zoning standards. Option Two: Expansion In conjunction with seismic rehabilitation of the Old Court House. The Old Courthouse will be subject to a significant seismic retrofit, which provides an opportunity to enlarge the existing building in an especially cost-effective way. A new structure, tying together the Old.Courthouse and the Government Center, would be a key element of this concept. Some on-site parking could be provided in this option. This option could itself be phased. in total, this option could create over 80, 000 sq. ft. of space (net). Option Three: The "Sperry Building" site. This option could stand alone or be a later phase following either Option One or Two, above. It is privately owned and would have to be purchased or leased. The existing buildings would need to be razed and businesses relocated. This option provides over 100,000 sq. ft. Option Four: The "Mitsubishi Motors" site (including the comer gas station). This option would involve purchase of private property. On-site parking could be ' incorporated into the design. Pedestrian connections to the Government Center across Santa Rosa should be considered. Practical options for the relocation of the auto uses is an important consideration. This option could create over 100,000 sq. ft. of space. rOption A: Expansion of the courts toward Santa Rosa. ' A "mirror image" of the existing court rooms and related facilities could be provided in the air space above the ground level on the Santa Rosa side of the Courthouse Annex and Government Center. This is a logical option which can be buift independently or in conjunction with any other option listed above. This provides about 30,000 sq. ft. of space. Sites considered but not recommended. Court Street, French Pavilion and the site on Palm Street across from the parking structure were also considered by the Committee but are not recommended for County expansion. 11 Downtown Physical Plan -- Design Committee 3 County Office Expansion Options Figure 1. Summary of All Options: Vicinity Map 1 = County -owned parking garage on Monterey (and privately -owned comer parcel) 2 = Additions to Old Courthouse in conjunction with seismic rehab 3 = Sperry Building 4 = "Mitsubishi Motors" site and adjacent gas station A = Expansion of courts (recommended with all options) B = Parking structure over transit terminal and service commercial uses Cemmmetd Fremont mor. Dew thaaw ac QTY I b Story Bullding Bu;m;'3 3.4 t m Trolls Htguero Streat 90— I j 7otenT.W Government Egw-ian VW3 Pak;ng Bete. (34 swe") ' �•` Morteeey Streac C�"Nrww Sor&d MEN Downtown Physical Plan -- Design Committee 4 County Office Expansion Options u Option One: Expansion to County -owned property on Monterey Street across from the Government Center. LThis option would involve a four-story building constructed on County -owned property (used as a parking garage) across Monterey from the existing County complex. See Figure 2. Purchase of the small parcel at the comer of Monterey and Santa Rosa would appear to be a logical addition to the County -owned piece. ' In combination, these parcels could accommodate approximately 80,000 square feet of space, without any exception from current zoning standards, and including amenities such as a comer cut-off at Monterey and Santa Rosa, upper story setbacks and patios, and some other ground levet open space. Pedestrian connections to the existing County complex are needed. Options include a bridge over Monterey, a tunnel underneath, or possibly a better defined pedestrian crossing at street level. Any "sky bridge" should be sensitive to its relationship to the Fremont Theater facade. I f� i An advantage of using this option for the first phase is that the offices and computer facilities in the Old Courthouse could be relocated to this new building while the seismic upgrade of that structure is taking place (see Option Two). Furthermore, the proposed building would be large enough so that a significant amount of the existing downtown lease space could be consolidated there, too. After the Old Courthouse is retrofitted and expanded, further consolidation could occur. There would also be enough capacity to accommodate some future space needs as well. The Old Courthouse offices could be moved to the new Monterey Street building, and much of the existing lease space consolidated there, without a significant increase in overall parking demand (although some parking spaces associated with lease sites may be lost to the County's direct use). However, as later phases are implemented, additional parking will need to be provided. This may be best located in a new structure constructed directly across Santa Rosa from this site (shown as "B" in the figures). About 450 spaces could be included in a structure there. The time frame for the development of this structure would parallel that of Option Two (the retrofit and expansion of the Old Courthouse). If this new parking structure is built across Santa Rosa, direct pedestrian links, such as over -street bridges, should be considered. Monterey Street itself should be redesigned to have a more pedestrian character. A landscaped median should be possible. The option of closing Monterey to through traffic and creating a large ceremonial outdoor space in front of the Government Center and the Fremont Theater should be considered, but is not necessarily recommended at this time. Downtown Physical Plan -- Design Committee 5 County Office Expansion Options Figure 2. Option One: Conceptual Site Plan r 1 Existing i .... Government •••I Center 6 Stony i Addition i Old Courthouse ".ommercial Below 2perry 3uilding O 3-4 Story 3uilding Fremont Theater 3 Story Addition idge To )Vt Center 0 4 Story i - Building ' I I I k I I� Trolley Higuera Street; % — North Downtown Physical Plan -- Design Committee 6 1 County Office Expansion Options �I Option Two: Expansion in conjunction with seismic rehabilitation of the Old Court House The Old Courthouse needs to be seismically upgraded. This upgrading will provide an opportunity for efficient expansion of the offices there. Two possibilities were considered. See Figure 4. ' The first involves the construction of a six -story element in the center of the building, and extending into the open area between the Old Courthouse and the new Government Center. This new addition would connect these two existing buildings, which will facilitate a solution to the required seismic upgrade. This element alone would accommodate about 60,000 square feet ' (net), over and above existing square footage in the building. The addition would need to be designed to complement the architecture of the existing exterior facades. Upper story elements would be setback to help maintain the scale of the existing building. See Figure 6. The Old Courthouse is actually composed of three separate structures. An analysis of the those ' structures by the Committee suggested that removing the portion illustrated in Figure 5 would be the most efficient approach. Clearly, more detailed analysis is called for. The second idea foresees an expansion of the building into the large open entry way facing Osos ' Street. In essence, the existing facade would simply be moved out over the existing front stairs. This would accommodate approximately 25,000 square feet. In this option, some subterranean parking may be possible on site. See Figure 6. rThis option may be especially cost-effective because the marginal cost for the addition, above the cost that is necessary for the seismic upgrade of the existing structure, may be quite competitive ' with other construction options even outside the downtown. Importantly, the existing offices must be relocated at least temporarily while the upgrading and expansion take place. This makes it difficult for this option to be the first phase and is an important ' reason why the Committee recommends that the move across Monterey be the first phase: if the Monterey Street building is available, then the Old Courthouse offices can be relocated there while the old building is being rehabilitated and expanded. I Downtown Physical Plan -- Design Committee 7 ICounty Office Expansion Options Figure 3. Option Two: Conceptual Site Plan r i� I i I 1 1 I 1 Downtown Physical Plan -- Design Committee 8 County Office Expansion Options Figure 4. Option Two: Rendering Downtown Physical Pian -- Design Committee 9 ' County Office Expansion Options 1 I 1 1 �J 1 1 Figure S. Option Two Structural Floor Plan Schematic ' Downtown Physical Plan -- Design Committee 10 County Office Expansion Options IFigure 6. Option Two: Schematic Section L i i 17 I 1 1 I 1 J ' Downtown Physical Plan -- Design Committee 11 ' County Office Expansion Options '1 ' Option Three: The "Sperry Building" site In this option, the building fronting on Osos, between Monterey and Higuera, would be purchased, demolished and replaced with a three to four story structure. See Figure 7. Within the existing zoning standards, such a building could probably accommodate at least 100,000 square feet of office space while also including upper story setbacks, patios and even some ground level open space. The existing buildings do not appear to have any historical or aesthetic significance, so demolition would be acceptable. First floor retail may be appropriate along Monterey Street. Some on-site parking could be incorporated into the design. Although it is rated as third priority by the Committee, this option can stand alone and could be developed as an earlier phase. However, the Committee viewed it primarily as a longer term expansion option, to be implemented after the more immediate space needs are met on downtown properties already owned by the County. ' A direct connection between this building and the first option may be possible along Higuera Street, behind the Fremont Theater. ' Option Four: The "Mitsubishi Motors" site (west side of Monterey between Santa Rosa and Toro) This site, which includes the now vacant gas station on the corner of Monterey and Santa Rosa along with the auto dealership, could accommodate office space excess of 100,000 square feet, as well as a significant amount of on-site parking. See Figure 8. The grade change between Palm ' and Monterey could facilitate a design which includes parking. A significant disadvantage is that this site is not now owned by the County. Before it could be available, options for relocating the auto -related uses must become practical. This would probably involve opening up more of the Los Osos Valley Road area for car sales and service. This option takes the County's expansion across Santa Rosa. This is not viewed as a problem; in ' fact, the Committee envisions this part of the downtown as the most logical place for long term County expansion, both in terms of government offices and other related private offices and services. ' Some service and retail uses related to government activities may be preferred along the Monterey Street first level. iDowntown Physical Plan -- Design Committee 12 1 1 1 1 1 1 County Office Expansion Options Figure 7. Option Three: Conceptual Site Plan r i . 7 4 Andrew's Building' i I Existing 6 StoV Government i Additiibn Center i Old Courthouse Higuera Street T --T Downtown Physical Plan -- Design Committee 13 Bu(sto II — — -- _tvTonie_y — — — Commercial: Fremont .Below. Theater 41 m 43 Sperry N Building 03a 0 s-4 Sto-- _ y I� Building North Higuera Street T --T Downtown Physical Plan -- Design Committee 13 Bu(sto II County Office Expansion Options Figure a. Option Four: Conceptual Site Plan i Story addition I I I I � PW tial Government Expansion Iarking Below (3-4 stories) Monterey Street rlCommercial Service _.__.... I I 1 �--Bridge .II 1 � N�n II I I Bus Depot Higuera treet Trolley �•�` Downtown Physical Plan -- Design Committee 14 Service Support 0 ICounty Office Expansion Options I Adjunct to all of the above: Expansion of the courts toward Santa Rosa. A "mirror image" of the existing court rooms and related facilities could be provided in the air space above the ground level on the Santa Rosa side of the Courthouse Annex and Government Center. See Figure 9. This is a logical option recommended in conjunction with all the others listed above. It would result in about 30,000 square feet of space. It would be most appropriate for expanding the ' courts and related facilities. The ground level would continue to have direct vehicle access for prisoner transportation and security. 1 1 1 1 Parking Options As significant expansion occurs, additional convenient parking will be required in the vicinity of the County offices. One short term idea is to convert the sections of Morro Street between Marsh and Higuera, Higuera and Monterey, and Monterey and Palm, into temporary parking lots. This could be done by making these sections one-way, one lane, with diagonal parking on both sides of a center aisle. This approach could result in a 20-30 additional spaces. The Committee, however, believes that Morro Street, in the long term, may be more as a .pedestrian area, perhaps with expanded street level retailing and food service opportunities. The Committee also realizes that a longer term, larger scale parking solution is also necessary. The long term parking option, to serve the County's expansion needs, now favored by the Committee, would be a large structure on the block bounded by Santa Rosa, Higuera, Monterey and Toro. A concept considered by the Committee would be to locate a transit terminal and related services (eg: a gas station) on the first floor, with parking above. A four- level structure could accommodate about 450 parking spaces. See Figure 10. This parking would have excellent accessibility to the existing Government Center and to Options One and Four discussed above. Linking the office buildings to the parking structure by over -street bridges is an idea worth considering further. Downtown Physical Plan -- Design Committee 15 County Office Expansion Options Figure 9. Courthouse Expansion toward Santa Rosa Street Downtown Physical Plan -- Design Committee 16 County Office Expansion Options Figure 10. Parking Structure Concept rj 3 Story kn Addition IM m 6° IM I Potential Government Expansion I I With Parking Below (3-4 stories) — — Monterey Street / — — I ;er I I IF Commercial DI Service �—Bridge Service Support I' I Bus Depot H i�uera Street . Trolley North Downtown Physical Plan -- Design Committee 17 County Office Expansion Options ' Sites Considered but Not Recommended Court Street, The Committee feels that the potential for a mufti -level retail or other mix of uses is still best for this site, and it should be reserved for that possibility. Thus, Court Street is not recommended as a high priority for County office expansion. 1 French Pavilion Site. This location was seen as too far from the existing Government Center to be considered a high priority. Furthermore, it remains most appropriate for intensive retail development. ' Fast side of Palm. south of Morro, This site has significant potential for a combined office - retail -parking complex. Some upper story residential may even be appropriate. It was viewed ' as too far from the existing County complex and more valuable to support other downtown needs. IAdditional Comments from the Review Committee ' At their meeting on January 30, both the Design Committee and Review Committee discussed the possible relocation of certain County offices from downtown to the 'TRW site". There was a clear consensus that retaining the County presence downtown was vital and that practical ideas ' for County expansion downtown needed to be explored further. On April 3, the Design Committee presented their recommendations to the Review Committee. The format of the meeting encouraged informal discussion, so no formal votes were taken on the ' various options. However, it appeared that members of the Review Committee generally supported the options discussed in this report. Some additional comments were offered by Review Committee members; these are summarized below: Some members noted that on Osos, across from the Old Courthouse, relatively tall buildings are built up to the back of sidewalk on an almost continuous line. Thus, if the idea of extending the Old Courthouse toward Osos Street is pursued, care must be given to avoid a "tunnel effect" ' caused by taller buildings on both sides of Osos overpowering the pedestrian at street level. Several solutions to this concern may be possible including setbacks from the sidewalk, upper story setbacks, and opening up the facade at the pedestrian level. In any case, only a portion of the building is proposed for expansion outward. On a related point, some members felt that some ' kind of ceremonial entrance is needed at the County Center, so the complete elimination of the existing stairway and entry plaza may not be preferred. One member reiterated that 0 it is impossible to keep the full complement of current County functions in the downtown, then care should be given to retaining those which attract the most public contact and which generate the most benefits to downtown. ' Another committee member felt that City -owned property, such as Court Street and even the City Hall site, should be given an equal priority with options on privately owned parcels. The Design Committee will continue to consider the input of the Review Committee as they Iproceed with their work on the physical plan. Downtown Physical Plan -- Design Committee 18 CONSULTANT SERVICES AGREEMENT DOWNTOWN DESIGN PLAN This agreement, made this _ day of May, 1991, by and between the CITY OF SAN LUIS OBISPO, California (hereinafter referred to as "City"), and CRAWFORD, MULTARI AND STARR, (hereinafter referred to as "Consultant"). WITNESSETH: WHEREAS, City desires to retain certain services in conjunction with the development of a design plan for downtown San Luis Obispo. The. services being provided by this consultant under this contract include professional planning and committee support, drafting and clerical assistance; and WHEREAS, City desires to engage Consultant to provide services by reason of its qualifications and experience for performing such services, and Consultant has offered to provide the required services on the terms and in the manner set forth herein. NOW, THEREFORE, in consideration of their mutual covenants, the parties hereto agree as follows: 1. PROJECT COORDINATION a Ci The Community Development Director shall be the representative of the City for all purposes under this agreement. The Director, or his designated representative, hereby is designated as the Project Manager for the City. He shall supervise the progress and execution of this agreement. b. Consultant. Michael Multari is hereby designated as the Project Manager for Consultant with the overall responsibility for the progress and execution of this agreement for consultant. 2. DUTIES OF CONSULTANT a. Services to be furnished. Consultant shall provide all specified services as set forth in "Exhibit A -- Scope of Work" attached hereto and incorporated herein by this reference. Consultant may not modify the Scope of Work without prior written consent of the City's Project Manager. b. Quality Control. All instruments of service shall reflect high standards of professional research, analysis, and written and graphic communication. The Community Development Director or his designated representative, shall be responsible for evaluating quality of Consultant's work and for the issuance of consultant payments upon satisfactory delivery, completion, and city acceptance of work. Consultant Services Agreement Page 2 c. Laws to be observed. Consultant shall: (1) Procure all permits and licenses, pay all charges and fees, and give all notices which may be necessary and incidental to the due and lawful prosecution of the services to be performed by Consultant under this agreement; (2) Keep itself fully informed of all existing and proposed federal, state and local laws, ordinances, regulations, orders, and decrees which may affect those engaged or employed under this agreement, any materials used in Consultant's performance under this agreement, or the conduct of the services under this agreement; (3) At all times observe and comply with, and cause all of its employees to observe and comply with all of said laws, ordinances, regulations, orders, and decrees mentioned above. (4) Immediately report to the City's Project Manager in writing any discrepancy or inconsistency it discovers in said laws, ordinances, regulations, orders, and decrees mentioned above in relation to any plans, drawings, specifications, or provisions of this agreement. d. Release of reports and information. Any reports, information, data, or other material given to, or prepared or assembled by, Consultant under this agreement shall be the property of City and shall not be made available to any individual or organization by Consultant without the prior written approval of the City's Project Manager. e. Copies of reports .and information. If City requests additional copies of reports, drawings, specifications, or any other material in addition to what the Consultant is required to furnish in limited quantities as part of the services under this agreement, Consultant shall provide such additional copies as are requested, and City shall compensate Consultant for the costs of duplicating of such copies at Consultant's direct expense. 3. DUTIES OF CITY City agrees to cooperate with Consultant in the completion of the work described in "Exhibit A — Scope of Work" attached hereto and incorporated by this reference. 4. COMPENSATION Consultant will invoice City monthly on a time and material basis for services rendered during the prior period at rates specified in "Exhibit B" attached hereto and incorporated by this reference. 0 Consultant Services Agreement Page 3 The Consultant may not charge more than the amount identified for each component of work as shown in 'Exhibit B" without prior approval of the City's Project Manager. 5. TIME FOR COMPLETION OF THE WORK Meetings and presentations will occur at schedules agreed upon by the City's Project . Manager and the Consultant. The Consultant is to prepare and provide the materials to be used at each meeting, as well as provide for meeting follow-up. The number of meetings and the time required for each are detailed in "Exhibit B." 6. TEMPORARY SUSPENSION The Community Development Director shall have the authority to suspend this agreement wholly or in part, for such period as he deems necessary due to unfavorable conditions or to the failure on the part of the Consultant to perform any provision of this agreement. Consultant will be paid the compensation due and payable to the date of temporary suspension. 7. SUSPENSION: TERMINATION a. Right to suspend or terminate. The city retains the right to terminate this agreement. for any reason by notifying Consultant in writing seven days prior to termination and by paying the compensation due and payable to the date of termination; provided, however, if this agreement is terminated for fault of Consultant, City shall be obligated to compensate Consultant only for that portion of Consultant services which are of benefit to City. Said compensation is to be arrived at by mutual agreement of the City and Consultant and should they fail to agree, then an independent arbitrator is to be appointed and his decision shall be binding upon the parties. b. Return of materials. Upon such termination, Consultant shall turn over to the City immediately any and all copies of studies, sketches, drawings, computations, and other data, whether or not completed, prepared by Consultant, and for which Consultant has received reasonable compensation, or given to Consultant in connection with this agreement. Such materials shall become the permanent property of City. Consultant, however, shall not be liable for City's use of incomplete materials or for City's use of complete documents if used for other than the project contemplated by this agreement. 8. INSPECTION Consultant shall furnish City with every reasonable opportunity for City to ascertain that the services of Consultant are being performed in accordance with the requirements and 3 Consultant Services Agreement Page 4 intentions of this agreement. All work done and all materials furnished, if any, shall be subject to the City's Project Manager's inspection and approval. The inspection of such work shall not relieve Consultant of any. of its obligations to fulfill its agreement as prescribed. 9. OWNERSHIP OF MATERIALS All original reports, maps, plans, drawings, documents and other materials prepared by or in possession of Consultant pursuant to this agreement shall become the permanent property of the City, and shall be delivered to the City upon demand. 10. INDEPENDENT JUDGMENT Failure of City to agree with Consultant's independent findings, conclusions, or recommendations, if the same are called for under this agreement, on the basis of differences in matters of judgment shall not be construed as a failure on the part of Consultant to meet the requirements of this agreement. 1LASSIGNMENT: SUBCONTRACTORS: EMPLOYEES This agreement is for the performance of professional planning services of the Consultant and isnot assignable by the Consultant without prior consent of the City in writing. The Consultant may not employ others to perform work associated with this contract without prior written approval by the City's Project Manager. 12. NOTICES All notices shall be given in writing and mailed, postage prepaid, by Certified Mail, Addresses as follows: To City: Director of Community Development City of San Luis Obispo Post Office Box 8100 San Luis Obispo, CA 93403-8100 To Consultant: Michael Multari Crawford, Multari and Starr 641 Higuera Street, Suite 202 San Luis Obispo, CA 93401 4 ,�4-p?' 6 Consultant Services Agreement Page 5 13. INTEREST OF CONSULTANT Consultant covenants that it presently has no interest, and shall not acquire any interest, direct or indirect, financial or otherwise, which would conflict in any manner or degree with the performance of the services hereunder. Consultant further covenants that, in the performance of this agreement, no subcontractor or person having such an interest shall be employed. Consultant certifies that no one who has or will have any financial interest under this agreement is an officer or employee of City. It is expressly agreed that, in the performance of the services hereunder, Consultant shall at all times be deemed an independent contractor and not an agent or employee of City. 14. INDEMNITY Consultant hereby agrees to indemnify and save harmless City, its officers, agents and employees of and from: 1. Any and all claims and demands which may be made against City, its officers, agents, or employees by reason of any injury to or death of any person or corporation caused by any negligent act or omission of Consultant under this agreement or of Consultant's employees or agents; 2. Any and all damage to or destruction of the property of City, its officers, agents, or employees occupied or used by or in the care, custody, or control of Consultant, or in proximity to the site of Consultant's work, caused by any negligent act or omission of Consultant under this agreement or of Consultant's employees or agents; 3. Any and all claims and demands which may be made against City, its officers, agents, or employees by reason of any injury to or death of or damagesuffered or sustained by any employee or agent of Consultant under this agreement, however caused, excepting, however, any such claims and demands which are the result of the negligence or willful misconduct of City, its officers, agents, or employees; 4. Any and all claims and demands which may be made against City, its officers, agents, or employees by reason of any infringement or alleged infringement of any patent rights or claims caused by the use of any apparatus, appliance, or materials furnished by Consultant under this agreement; and 5. Any and all penalties imposed or damages sought on account of the violation of any law or regulation or of any term or condition of any permit, when said violation of any law 5 e.p-7 Consultant Services Agreement Page 6 or regulation or of any term or condition of any permit is due to negligence on the part of the Consultant. Consultant, at its own costs, expense, and risks, shall defend any and all suits, actions, or other legal proceedings that may be brought against or for employees on any such claim or demand of such third persons, or to enforce any such penalty, and pay and satisfy any judgment or decree that may be rendered against City, its officers, agents, or employees in any such suit, action or other legal proceeding, when same were due to negligence of the Consultant. 15. INSURANCE The Consultant shall procure and maintain for the duration of the contract insurance which meets the requirements of "Exhibit C -- Insurance Requirements for Consultants." As evidence of this insurance, the consultant shall provide the City with a Certificate of Insurance and an endorsement naming the City as "Additional Insured." 16. AGREEMENT BINDING The terms, covenants, and conditions of this agreement shall apply to, and shall bind, the heirs,. successors, executors, administrators, assigns, and subcontractors of both parties. 17. WAIVERS The waiver by either party of any breach or violation of any term, covenant, or condition of this agreement or of any provision, ordinance, or law shall not be deemed to be a waiver of any subsequent breach of violation of the same or of any other term, covenant, condition, ordinance, or law. The subsequent acceptance by either party of any fee or other money which may become due hereunder shall not be deemed to be a waiver of any preceding breach or violation by the other party of any term, covenant, or condition of this agreement or of any applicable law or ordinance. 18. COSTS AND ATTORNEY'S FEES The prevailing party in any action between the parties to this agreement brought to enforce the terms of this agreement or arising out of this agreement may recover its reasonable costs and attorney's fees expended in connection with such an action from the other party. 19. DISCRIMINATION No discrimination shall be made in the employment of persons under this agreement because of the race, color, national origin, ancestry, religion or sex of such person. 0 e�,J --g Consultant Services Agreement Page 7 If Consultant is found in violation of the nondiscrimination provisions of the State of California Fair Employment Practices Act or similar provisions of federal law or executive order in the performance of this agreement, it.shall thereby be found in material breach of this agreement. Thereupon, City shall have the power to cancel or suspend this agreement, in whole or in part, or to deduct from the amount payable to Consultant the sum of Twenty-five Dollars ($25) for each person for each calendar day during which such person was discriminated against, as damages for said breach of contract, or both. Only a finding of the State of California Fair Employment Practices Commission or the equivalent federal agency or officer shall constitute evidence of a violation of contract under this paragraph. If Consultant is found in violation of the nondiscrimination provisions of this agreement or the applicable affirmative action guidelines pertaining to this agreement, Consultant shall be found in material breach of the agreement. Thereupon, City shall have the power to cancel or suspend this agreement, in whole or in part, or to. deduct from the amount payable to Consultant the sum of Two Hundred Fifty Dollars ($250) for each calendar day during which Consultant is found to have been in such noncompliance as •damages for said breach of contract, or both. 20. AGREEMENT CONTAINS ALL UNDERSTANDING= This document represents the entire and integrated agreement between City and Consultant and supersedes all prior negotiations, representations, or agreements, either written or oral. This document may be amended only by written instrument, signed by both City and Consultant. All provisions of this agreement are expressly made conditions. This agreement shall be governed by the laws of the State of California. IN WITNESS WHEREOF, City and Consultant have executed this agreement the day and year first above written. CONSULTANT CITY OF. SAN LUIS OBISPO By .11 By .Mike Multari, Principal 7 Mayor EXHIBIT "A" SCOPE OF WORK DOWNTOWN DESIGN PLAN A. Introduction The City of San Luis Obispo has retained the Consultant to assist city staff and two committees charged with the preparation of a downtown design plan. Although not an employee of the City, the Consultant will act as an administrative assistant to the City Administrative Officer (CAO) in this project, performing those tasks as directed by the CAO. B. Nature of the Work The Consultant will: 1. Attend Design Committee and Joint Committee meetings; help with facilitating the meetings; assist in the development of project consensus; record and synthesize ideas for later editing and refinement. 2. Provide graphic and clerical support for the committees by producing maps, plans and other exhibits as needed. 3. Prepare and present, as requested, committee proposals to the Architectural Review Commission, Planning Commission and City Council. C. Materials and Services Provided by the City The city will make available its maps, plans, files and reports for the consultant's use as needed. Materials specifically noted will be returned to the City at the end of the project. The City's Project Manager will be available to answer the Consultant's questions and provide information, guidance and direction as needed. C' -a -/o EXHIBIT B Crawford Multari & Starr planning • architecture • public policy Estimated Costs for Support Services through Completion of Downtown Physical Plan Work will continue to be billed on a time -and -materials basis, with the following rates: Principal: $60.00/hour Clerical/Drafting: $30.00ihour Materials, supplies, etc: reimbursement of the direct cost only The following breakdown was used to estimate expected costs through completion of the plan. If actual time is less, costs will be lower accordingly. type of meeting # of mtgs average time for preparation and follow-up ria W all average time for preparation and follow-up ( r ing/ IC ariran Design Committee Meetings 12 3 hours each' 36 total 4 hours each 48 total Joint Committee Meetings 3 6 hours each 18 8 hours each 24 ARC presentation 2 8 hours each 16 16 hours each 32 PC presentation 2 8 hours each 16 16 hours each 32 CC oresentation 2 8 hours each 16 16 hours a h 32 totals 102 hours 168 hours . 102 principal hours @ $60/hour = $6120 168 drafting/clerical hours @ $30/hour = $5040 Total labor costs: $11,160 does not include principal attending these meetings, just preparation and follow-up; we will provide rr:eeting attendance at no cost to the city. Blue prints, copying and other production costs = $1000 Total $12,160 Note, too, that we expect the final report and graphics to be included in these costs, as part of the meeting preparation for the commissions and the City Council. 641 Higuera St.. Suite 202 San Luis Obispo. CA 93401 (805) 541-3848 Fax (805) 54;4,;() EXHIBIT "Co INSURANCE REQUIREMENTS FOR CONSULTANTS Consultant shall pro ---re aid ma_:.zn for the d:ra:ion of the contract insuraax against claims for injuries to Arsons or damages to property which may s^se from or in connection menu's the pc-fo:rance of the work hereunder by the Consultant, his agents, representa:fves, or employees. Minimum Scope of Insurance Coverage shall be at least as broad ts: 1. Let. -a c Services Of:ice Co:rmrcia3 General Liability coverage (oect-rctee form CG 0001). 2 litsuranze Services Of ice fort numb- CA OOOI (Ed. 1/67) covering Automobile Liability, code I (any auto). 3. Worms' Compesa_ cn insurance as required by the State of California and Employer% Uabili:v insurance. 4. L--rors and or:ti siors liabjB-y insu-L1Ce &P7.017. -,Ate to the amnsu1L'It's profession. Minimum limits of Insurance Ccrsrltartt shall - -i stain ti:Su no less &,2-.1: I. General Lizb lid» S1,D30,D34 per oecreit for'x::ty i• i_ personal in#W and pmJx-.)• di-,tge. If Cc .nun Gnral Liability L-.su a7:e or other fore with I general aggregate limit is used, either the general aggregate IL -nit shall apply separately t7 llti5 art oicct4otation ter the general r�gregale L'-5: shall be rviee tha required o:.et-rence li.:St 2 Auto-te'^le Lisbli7: SI,000,D30 per s,6dent for bard), ini%-y and open)• da -rage. 3. &sployr's L' =i :: S 1 ^00,DX per accident for bodiy inn%-)• or disease. 4. E.:e:s and cruisskns LabiE' S1.D00,DX per ocat-,nce. Deductibles and Self -Insured Retentions Any deductibles or self-is=cd relentions must be declared to and approved by the Entity. At the option of theEndy, either. the insurer ahaD reduce or CIL-.inate sen:h deductibles or self•isrod retentions as respects theE-entity, its officers• officials, employees std voltuum-s; or the Co.-tsulrtt shalt procure a bond guaranteeing pa) -nn: of losses and related investigations• claim administration and defense expenses. Other insurance Provisions The genral Babu"i..y sed t_tomobile liab7) policies are to contain. or be ndc-scd to et n:ab. the follouirg provisions: 1. The Erti-%•its officers, official. employees std Volunteers are to be covered as insreds as respects: liability a-ising out of activities perm=4 by or on behalf of the Corsuh=t; products and completed operations of the Conschant; prer:ses owed, occvpied Or used by the Consultant; or astomob:ics ouad leased, hired of borrowed by the Conn']'.=L The coverage shall eenu9 :: no Spezia! Lrrittdens on the scope of p:otcction afforded to the Entity, its offrccs, ofr`icias, employees or volunteers. 2 For sr)• claims related to tis project, the Corst:l•.a-u's insurance coverage shall be primary irs7r ance as rerpoets the Enety, is officers, o£'iclas, rrplo)•tes arnd volunteers. A. -.y irsra7ce or self- sras-e mz ntairied by tete Entity, is offee s, offiaas, employees or vol=tars shall be excess of the Corsuhani's irsrance and shall not contribute with it 3. Aly fL-3=c to comply with repo —inn or other provisions of the polities including breaches of war -.antes shaA not affect eove-ageprovides to the Entity, its oPces, ouicials, employees or volunteers. 4. The Consultant's irsrance shall apply seprattly to each.irsurtd a -Last whom claim is made or suit is brought except with respect to the limits of the insti rrt's liability. S. Each insurance policy requirad by this clause shall be endo:sed to state that coverage shall not be suspended, voided, cancelled by either parry, reduced in coverage or in limits except after thirty (30) days' prior wrinen notice by een4od matt reran receipt requested, has been given to the Entity. Acceptability of Insurers bmrance is to be placed with insurers with a current A.M. Best's rating of no leu than AMI; unless otherwise atceptable to the cmiry. Verification of Coverage Consultant shall fi:rnish the Entity with original endorsements effecting coverage required by this clause The endorsements are to be signed by a person authorized by that insure to bind coverage on is behaX The endorsements are to be on forms provided by the Entity. AD endorscm=s err to be received and approved by the. Entity before work cammences. As an alternative to the Entity's forms, the Consultant's insure may provide complete, cer-Sfred copies of all required instranm policies, including endorsements effecting the coverageregss:red by these specifications. CJPRM6 Insurance Specifications Manual �3S /� DOWNTOWN SAN LUIS OBISPO PHYSICAL CONCEPT PLAN A PHYSICAL CONCEPT PIAN FOR THE FUTURE Downtown San Luis Obispo is Special! Downtown is a vital commercial dis- trict; it is the focus of local and regional government; it is the center of our cul- tural activities and festivals; it is a place where people go to enjoy entertainment, dining and music; it is the community's favorite meeting place. When residents were asked in a 1988 survey to name their favorite part of the City, the most common response by far was the down- town and Mission Plaza. The success of the downtown is a fragile thing; if not nurtured it will likely be lost. Constant vigilance, ongoing ex- perimentation and visionary leadership are necessary to keep the the downtown vital. . With these thoughts in mind, the City Council asked a group of local design professionals if they would volunteer their time to develop a "physical plan": a long range vision for the downtown and a guide for both public and private in- vestment toward realization of the vi- sion. The plan and illustrations on the re- verse side of this sheer are the result of over 15 months of effort involving a de- sign committee, a larger review commit- tee, city staff and others. It is intended to work in harmony with other plans and documents, particularly the General Plan. Most of all, the Physical Concept Plan is intended to show what our downtown can be; and to set in motion the means to make this vision a reality. Boundaries The precise boundaries of downtown are not easily drawn. A clear commercial core has evolved along Higuera and Monterey Streets which, along with the City Hall and the County Government Center, defines what most people call "downtown". But as one moves away from this core, transition areas of many kinds appear: law offices in older houses and in new buildings above Santa Rosa; retailing in a less compact form on Higuera and Marsh below Nipomo; of- fices along Pacific Street; residences in Old Town, and between Palm Street and the freeway. All of these affect, and are affected by, the downtown. For purposes of this study, down- town is defined as the area illustrated on the trap. This includes the traditional "core", roughly bounded by Santa Rosa, Palm, Nipomo and Marsh, as well as areas where downtown -type activities might extend in the future: above Santa Rosa, between Monterey and Marsh, as far as Johnson; and below Nipomo toward the Marsh/Higuera freeway interchange. Ex- pansion of the downtown laterally -- be- yond Pacific Street or Palm Street — was not considered likely or desirable. These areas are primarily residential and should be protected and maintained as such.. The Vision. Shaping The Plan: To preserve, protect and enhance downtown San Luis Obispo as: 1. the major commercial and business center offering a wide variety of goods and services; 2. the historic center of the City and the County; 3. the seat of County government; 4. the primary cultural and entertain- ment center of the County; 5. a major destination point for tour- ists; and 6. the major congregation center — an enjoyable place to meet others, to celebrate, and to participate in fes- tivities. 3 Primary Go2us of The Plan: 1. Provide a physical framework which retains and strengthens the economic health and makes provision for rea- sonable future growth in the down- town area. 2. Give pedestrians priority in the down- town; encourage walking by making the downtown a varied and exciting place to be. 3. Treat streets and pedestrian ways as urbanized parks. 4. Improve downtown circulation by emphasizing alternative routes for through traffic that do not pass through the core area. 5. Provide parking structures at strate- gic points on the periphery that are within easy walking distance of ma- jor activity areas. 6. Eliminate surface parking within the core area to allow infill of commer- cial and mixed use functions. 7. Improve access between the down- town core and peripheral areas by: a. Public Transit: locate routes and stops strategically throughout the downtown area; create park and ride options -- especially for downtown employees; continue the concept of the free trolley for core area circula- tion b. Private Autos: increase parking spaces available to the public at stra- tegic locations; provide parking struc- tures at critical intersections of ma- jor routes into the core area, and direct through traffic around the downtown c. Service Vehicles: regulate times, and provide incentives to minimize conflicts between service vehicles (deliveries) and pedestrians, autos and public transit. 8. Preserve and.augment the visual mix- ture, diversity and interest of the downtown while retaining the tradi- tional character of the existing struc- tures. Encourage rehabilitation and adaptive reuse. Protect significant his- torical buildings. 9. Enhance San Luis Creek as a visual resource: extend its accessibility within a compatible setting. 10. Create opportunities for an additional one or two "anchor" retail stores. 11. Provide and maintain a quality envi- ronment which will keep office and retail establishments in the core area and attract smaller independent busi- ness. 12. Encourage the County to meet its future office needs in the vicinity of the existing County Government Center. 13. Expand cultural, recreational and entertainment facilities in the down- town. 14. Preserve residential uses on, the pe- riphery of the downtown and encour- age more residential uses on upper 3 stories of commercial buildings in the core area. 15. Provide harmonious transitions be- tween core area functions and neigh- bors on the edges. 16. Accent the entries and gateways to the downtown. Key Concepts Expanded Pedestrian access and environment a. treat sidewalks, and other paths as urbanized parks b. improve existing streets by provid- ing trees, benches and other furni- ture, lighting and improved sidewalks (street sidewalks will remain the pri- mary pedestrian routes). c. open up new pedestrian access routes in the middle of blocks (pri- marily between Marsh and Higuera Streets and in the blocks adjacent to the Government Center). d. extend pedestrian access along San Luis Creek e. maintain and enhance safety from crime; design improvements with ap- propriate lighting, visibility and other public safety features f. provide directory signs for pedestri- ans. Transportation a. encourage through traffic to go around, rather than through, the downtown b. develop a combination parking, trol- ley and bus intermodal structure near the County government complex c. provide more parking structures on key streets that enter the city d. extend and encourage the use of the trolley system e. provide more facilities to encourage and enhance the use of bicycles f. respect the existing street pattern but close selected streets to enhance pe- destrian character without being det- rimental to vehicular traffic g. permit continued auto use of most downtown streets and use curbs for short term parking. h. provide better signage to direct visi- tors to downtown, especially from the highway. Community character - a city in a park a. open up the creeks more to visual and'physieal access b. provide more street trees c. preserve, in general, the existing building height patterns of two and three stories; identify opportunities for higher buildings as architectural 4 accents, derine where upper story setbacks should be required. Heritaae Park a. utilize the block surrounded by Marsh, Nipomo, Higuera and Carmel Streets as a "Heritage Park" for loca- tion of historic buildings of modest scale that can be modified for com- mercial uses b. relocate historic or older, interesting buildings, if they need to be moved from other areas of the City, for re- habilitation and reuse in a compat- ible environment c. provide a core pedestrian way and a parking area to serve the Heritage Park. Core area mixed uses a. promote mixed use in the core area; while the first floor in some loca- tions should be reserved for com- mercial uses, upper levels may have housing, offices, dining, galleries and open spaces b. encourage the addition of more hous- ing downtown on upper stories over commercial and parking structures. Gateways to the downtown a. provide an entry arch on lower Marsh Street or near freeway off ramp b. intensify tourist facilities in the Marsh Street/101 interchange area and pro- vide a tourist information center on lower Marsh Street c. permit commercial intensification east of Santa Rosa along with a mix of housing and commercial facilities d. create a park -like setting adjacent to the creek, southwest of the Higuera/ Marsh intersection. Detailed Descriptions: Public Proiects. Guidelines & Standards for Private Development This section illustrates the intent of the plan.for specific areas in more detail. This is done through descriptions of pub- lic projects, and guidelines and standards for private development. For purposes of this plan, a guide- line is a recommendation to achieve a part of the downtown plan design con- cept and should be considered in the usual development review process. A standard is intended as a require- ment for new development, to be incor- porated into the zoning ordinance or General Plan for that area. Area 1: Public Projects: Redevelop the Court Street parking lot site with a mixed- use ixeduse building and public park/plaza. Open the creek on this block, to the extent possible. Redesign Morro between Monterey and Higuera to create a more pedestrian -oriented character, but con- tinue to allow vehicles. Consider angled parking or elimination of parking. Rede- velop Rose Alley into a "mini -park" with 5 the cooperation of adjacent property owners. Narrow Marsh Street to reduce the width of the travel lanes; provide bulb - outs at corners and other appropriate locations. On the block bounded by Osos, Marsh, Morro and Higuera, develop a multi-level parking structure, located in the center of the block. This structure could also accommodate residences above. Expand the existing parking struc- ture on Chorro between Marsh and Pa- cific, north along Pacific, behind the Post Office. Guidelines: Include pedestrian paths, either outdoor or through build- ings, from Rose Alley to Higuera; include public open spaces in any redevelopment in the block bounded by Osos, Marsh, Morro and Monterey. Area 2: Public Projects: A multi-level park- ing structure should be located on Nipomo, between Marsh and Pacific with ingress from Marsh. The existing bunga- low buildings on Marsh should be pre- served, although a vehicular access in and/or out of the structure may be cre- ated between them or next to them. Narrow Marsh Street to reduce the width of the travel lanes; provide bulb - outs and special paving to enhance pe- destrian crossings. AREA MAP 00 \J .16 6A D.: 7-1 I I 1 I1 17--71 -1 F -J [ I I Standards: Commercial develop- ment should be located at the pedes- trian level, extending to the back of side- walk on Marsh Street. Existing private parking areas should be eliminated in favor of commercial infill. Guidelines: Interior walkways and plazas should be encouraged. Higher density residential should be encouraged on upper stories, oriented primarily to the interior plazas. Area 3 Public Projects: Mission Plaza should be extended along the creek on both sides from Broad to Nipomo. The corner of Nipomo and Higuera should be redeveloped into a combination of commercial uses and a park -like entrance to the Mission Plaza extension. Proper- ties on Broad and Monterey should be acquired to allow new cultural facilities. Broad and Monterey Streets, as shown on the map, should be abandoned and converted into pedestrian ways as exten- sions of Mission Plaza. Limited vehicular access should be allowed (e.g.: emer- gency access, trolleys, and access for pri- vate parties as may be required under various agreements with same). A low scale parking structure should be located as shown on the map. It should not be more than 25 feet tall on the Monterey Street side. The Art Center should be expanded across Broad to the existing surface lot. The Little Theater should be located near the corner of Nipomo and Monterey. The Historical Museum should be expanded to the north and west. The existing house 6 at the corner of Palm and Broad, and the Hayes/Lattimer Adobe on Monterey should be preserved as historic treasures. Should private use cease, they should be acquired and integrated into the City's cultural resources. A Children's Museum should be incorporated into the Monterey Street frontage of the parking structure. Fountains or water features should be included; another public amphithe- ater should be located on the north side of the creek, west of Broad Street. Standards: The commercial frontage along Higuera Street should be main- tained and opened to creekside where feasible. Commercial or office uses should be located between the proposed parking structure and Nipomo. High den- sity residential should be located on Palm, east of the structure. Guidelines: Connections to Higuera Street should be encouraged in remod- els or new buildings located between that street and the creek. Area 4: Public Projects: Garden Street should be converted into a one-way street with angled parking (one way, Marsh to Higuera). Guidelines: Commercial develop- ment at the pedestrian level, built to the sidewalk should be required in this area. The mid-portion of each block should be used for public walkways and small plazas, with landscaping and seating. Residential uses should be encour- aged on upper stories, oriented away from the street frontages and toward the mid block walkways and plazas. Where possible, connections to Higuera and Marsh should be encouraged between the interior plazas and paths, whenever buildings are upgraded or replaced. Area 5: Public. Projects: A walkway should be provided throughthe middle of this area, parallel to Palm and Monterey, con- necting the library area to the Sauer Adobe and the mission. Pathways per- pendicular from this axis toward Palm and Monterey should be provided. Morro Street may be closed to allow a large, multi -use building facing Palm Street. The street level frontage of said building should be devoted primarily to retail; offices or retail may be above. Set back from the street and on upper lev- els, evels, residences should be included. These residences should orient toward, and have access to, the central walkway de- scribed above. Parking should also be provided in this building, taking advan- tage of the sloping terrain to accommo- date multi-levels. Existing surface lots exiting to Monterey should be filled in with new retail; housing may be pro- vided above; paths should be provided linking Monterey to the central walkway. Other open spaces should be provided in the interior of the block. The historic adobe should be acquired and used for cultural purposes. 7 Standards/Guidelines: New devel- opment should coordinate with and help implement the plan described above. Area 6: Public Projects: The old library site, owned by the City, should be reserved for City Hall expansion. The expanded City hall should be setback along most of Palm Street to allow open spaces and pedestrian areas. A strong pedestrian link should be made across Palm at mid block to connect to the library parking struc- ture and offices. On-site parking for ev- eryday vehicles may be permitted, but access should not be from Palm directly. Standards/Guidelines: Not appli- cable. Area 7: Public Projects: The County Gov- ernment overnment Center should be expanded in this area. Options for County office expansion in this area should be pursued in this priority: Y A multi-level addition to the old courthouse, in conjunction with its seismic rehabilitation. The middle of said addition could be as tall as six stories. A new building across Monterey Street at the site of the existing county parking facility and extending to the corner of Monterey and Santa Rosa. • A new building to replace the Sperry building. The county should be en- couraged to devote portions of the ground floor areas facing Monterey, Osos and Higuera to commercial uses. This would provide the county with some income as well as retain- ing the pedestrian interest and vital- ity of these streets. • With each option discussed above, the county should also consider ex- pansion of the existing courts toward Santa Rosa, above the first level. If the Sperry building is not used for new offices, retail (at least on the first floor) should be maintained. Open spaces should be provided in the form of courtyards or landscaped areas should be provided with new of- fices. Pedestrian connections should be made between the existing county com- plex and any new one that is built. If this includes a cross -Monterey Street connec- tion, a bridge over the street should be considered. Monterey Street between Santa Rosa and Osos to be treated to serve as a public gathering space with streets subject to occasional closure. A median should be developed in Palm Street and in Santa Rosa. Standards: The Fremont Theater should be preserved and used as.a com- mercial and/or community theater. 8 Area 8: Public Projects: A new transit cen- ter should be located at Santa Rosa be- tween Monterey and Higuera; this cen- ter should include a multi-level parking structure. The center and parking struc- ture should have strong pedestrian con- nections to any county offices located across Santa Rosa. Higuera and Marsh should be converted to two-way streets in this area. The new transit center may be a good location for other service commercial uses such as a fuel station. The intersec- tion of Higuera and Toro should mark the end of downtown in this area. Higuera should be closed beyond this point to Johnson, with a terminal fea- ture such as a fountain or public art. Guidelines: Commercial uses should be encouraged along Higuera to its ter- minus. Beyond Toro Street, residential uses are explicitly encouraged, either at grade or above office or retail. The John- son Street frontage should retain older homes as office uses. Higher density resi- dential uses may be behind the office/ retail uses, buffered from the street. Area: 9 Public Projects: Obtain the corner of Marsh and Santa Rosa for a park along the creek; extend public walkways along the creek from Higuera northward. Standards: Open the creek wherever possible and include public seating and viewing areas. Provide a public easement along the creek. Guidelines: Incorporate residential uses along the creek in redevelopment between Higuera and Marsh. Area 10: Public Projects: A Heritage Park with a central promenade/service road should be created in the blocks surrounded by Higuera, Carmel, Marsh and Nipomo. Property fronting on Carmel, between Higuera and Marsh, east of the gas sta- tion property, should be acquired and used for a parking structure. The central promenade itself should not be more than about 12 feet wide, lined with trees and decorative lighting. From the promenade to the rear of the surrounding buildings should be lawns and gardens. Benches should be pro- vided. A pedestrian connection, on line with the Jack House, should extend to Higuera; a prominent street crossing should be provided to connect to the creek path system -and on to the historic Dana Street Adobe. A special feature should be provided near the southern end of the promenade, illustrated here as a circular garden. This would be a good location for public art and/or a gazebo. A second pedestrian connection to Higuera should be pro- vided in this vicinity, again to help link to the creek path system. The structure should be in scale with the buildings surrounding Heritage Park across Carmel. The parking structure fac- ing Carmel should be designed with gen- erous landscaped setbacks along Marsh and Higuera, and on the side facing the 9 freeway. Good pedestrian links to the Heritage Park should be established, as should links to the visitor uses across Marsh and Higuera. Marsh Street should be narrowed to reduce the width of the travel lanes. Standards: As a condition of new development, the rear 25 feet of all lots should be offered to the City for dedica- tion as a public right-of-way for these purposes. Historically valuable buildings in this area should continue to be used, or be preserved and re -used. Other struc- tures of historical or aesthetic value which are jeopardized.in other areas may be moved to this Heritage Park. New buildings may be permitted but should be in scale and character with the older buildings. Guidelines: Appropriate uses would include food service, offices, visitor ac- commodations, shops and private resi- dences. Mixed uses in one building should be acceptable. A limited amount of onsite parking may be permitted in this area but park- ing lots should not be larger than about 10 spaces. The intent is to allow a small amount of parking for the convenience of employees, residents or customers of some businesses, but not develop large lots that would adversely affect the park- like character. One larger surface lot should be provided in the center of the block to serve customers and Jack House visitors. Area 11: Public Projects: Pedestrian paths should be created along the creek; strong pedestrian street crossings, including changes in paving materials should be created between this subarea and the Heritage Park, and the northeast corner of Nipomo and Monterey, near where the parking structure is proposed. A bridge across the creek to Dana Street to connect the Dana Street Adobe should be included. Standards: The Creamery site should be redeveloped to include a walkway on an axis between a Higuera Street cross- ing to the Jack House and to the corner of Nipomo and Monterey. Higuera Street and Nipomo frontages should have com- mercial uses at the first floor. Commer- cial uses should orient not only toward the streets, but also toward all the pe- destrian ways, including the creekside path. High density residential uses should be required in the area shown on the map. Guidelines: Parking for the resi- dences should be provided onsite, in the commercial and/or residential buildings. Residential should be broken down into a number of smaller buildings, with small plazas and walkways between. Area 12: Public Projects: Street crossings should be created on Higuera to con- nect this area to the parking structure in Area 10 (see above). These should in- volve changes to the paving materials. The creek in this area should be pro- 10 tected and rehabilitated, with public paths along the southern side. Standards: This area should be de- voted to tourist serving commercial uses, especially motels. Generous landscaping along Higuera should be required as well as significant setbacks from the creek bank. Pedestrian paths should be pro- vided to and along the creek and to the parking structure on Carmel. Guidelines: The motels should in- clude drop-off features on.Higuera Street as suggested on the map. The develop- ment should be not more than three sto- ries in height and broken down into smaller buildings rather than one or a few massive buildings. Patios, paths, and similar features should take advantage of proximity to the creek. Area 13: Public Projects: This area should become a landscaped entry into the downtown. A right -turn only lane onto Higuera from the offramps, should be created defined by a landscaped island. The properties at this corner should be acquired and converted into public open space. A.path parallel to the creek should be established in this area. The creek itself should be: protected and enhanced. The corner may be used as a public park; seating should be integrated into the landscaping and pathway network. Shelter from noise, such as berms or walls, may be appropriate. Standards/Guidelines: Not appli- cable. Area 14: Public Projects: The corner of Marsh and Higuera should be heavily land- scaped to reinforce the entry character of this area. Portions of Archer Street and the existing ends of Pacific and Walker should be abandoned; these should be realigned as shown on the map. Archer between Pacific and Marsh should be abandoned and used for a surface parking lot. An entry arch should span Marsh in the vicinity of the Carmel intersection. A tourist information facil- ity should be located at the southwest corner of Carmel and Marsh. Standards: The area along Marsh should be dedicated to tourist commer- cial uses, especially motels, at least as far east as the existing "Mid -Town Motel" site. Higher density residential should be retained along Pacific Street from Beach to Carmel. Guidelines: A small parking lot may be established between the realigned Walker and Pacific streets. Higher den- sity residential may be permitted else- where in this area, except at the street level on Marsh or Higuera Streets. The motel uses should incorporate generous landscaping among buildings which are not more than three stories tall. Motel units should not be located in single mas- sive buildings, but in a number of smaller ones linked with covered paths and paseos. 11 Area 15: Standards: Commercial uses should face Marsh; residences should be located on the Pacific. Street side of the block. Guidelines: The center of the block may be used fora parking lot which can serve the commercial and perhaps the residential uses.. Pedestrian links to Marsh and Nipomo should. be provided from this parking lot. Access to the lot may be on Marsh and Pacific. Commercial uses on Marsh should generally abut the back of sidewalk. The General Plan The City's General Plan provides the framework for the downtown physical plan. Land uses envisioned in the physi- cal plan correspond very closely to the designations for downtown in the Land Use Element (LUE). In many instances, the physical plan is more specific in its recommendations. Besides the Land Use Map, the Gen- eral Plan includes various policies that relate directly to downtown. Again, the physical plan conforms with all of these. The General Plan is currently being updated. As of this writing, a draft map and policies have been prepared by the Planning Commission. The draft map does not significantly change the cur- rent one with. respect to downtown land uses, although it does update some of the present conditions regarding public facilities. The physical plan also closely matches the draft LUE map. In some instances, changes to the LUE map to increase its specificity may be suggested by the physical plan. For example, high density residential is spe- cifically called out for an area on the south side of San Luis Creek, across from Dana Street. The current and draft LUE maps designate this site for general com- mercial -- which also allows residences. A change in the map to make it available exclusively for residential might be clearer. Another example of increased specificity is in the area near the Marsh - Higuera intersection. The physical plan recommends that tourist commercial uses be located here. The existing and draft LUE maps designate this for gen- eral commercial. Again, this designation allows the full range of tourist commer- cial uses, but a change to a tourist com- mercial designation would make it clearer that those kinds of uses are ex- plicitly desired there. The draft LUE text includes several new policies related. to downtown. In all respects, the physical plan would meet these new policies. See section V B for further discus - cions. Planning Context The process In November, 1990, the City Council appointed a downtown physical plan "de- sign committee" composed of Charles Crotser, Rod Levin, Andrew Merriam, Pierre Rademaker and Ken Schwartz. These design professionals met weekly for over one year to work on the physi- 12 cal plan. Staff support was provided by John Dunn, City Administrative Officer, and Arnold Jonas, Community Develop- ment Director, although numerous city staff representing every department par- ticipated at some time in the process. Consulting support was provided by Crawford, Multari & Starr. A "review committee" was also formed consisting of people who repre- sented various city commissions or com- munity organizations interested in or af- fected by downtown planning. About every three months, the re- view committee met with the design com- mittee to go over the work to date. In the early sessions, the review committee was broken down into small groups and asked to draw solutions to specific plan- ning problems. The design committee would then take the ideas and integrate them into a concept for a specific area. At later meetings, the review committee commented on and critiqued the devel- oping plan. The design committee con- tinued to refine the concepts based on feedback from the review committee. Changes to meet new needs & ideas The physical plan is not a static docu- ment. It is a concept of how downtown should look and function in the future, from today's vantage. There may be fu- ture changes in economics, transporta- tion technology, retailing, and commu- nity tastes, among many other variables, which may affect the vision of the down- town over time. Thus, constant monitor- ing, regular reviews and changes to ad- just to new ideas must occur to keep the plan current. Furthermore, experimen- tation should be encouraged downtown; the downtown must remain dynamic and exciting. Implementation Public investment: phasing and priorities Community investment in the down- town must continue. The adjacent table recommends priorities for city acquisi- tions and public projects. The acquisi- tions and projects are divided into three categories: those which should be un- dertaken in the near term; those that should be pursued in the midterm and those which are long term. The priority is not intended to be strict; if opportuni- ties arise which make mid or long term projects ripe, they should be pursued. The goal is to achieve all of them. The relative order and time frame is intended only as a general guide for directing ef- forts and to help focus the use of limited public resources. The Capital Improvement Plan should provide a fund for property ac- quisitions. The following property acqui- sition principles should prevail: 1. Any vacant lot designated on the physical plan for a government or cultural use should be acquired whenever it is available on the mar- ket, or earlier if a public project needs to be executed. 2. Any use which is proposed to be con- verted to a new use which alters the physical structure and/or which is sig- nificantly different from that in the 13 physical plan, should be acquired when such structural alteration is proposed. If timely acquisition does not occur, key properties may be lost. In order for the city to have the capability to act when opportunities arise, an acquisitions fund should be set up. Adoption of Standards & Guidelines Standards should be incorporated in the General Plan and then referenced in the zoning ordinance. Thereafter, when staff, advisory commissions or the City Council review proposed projects, both private and public, these standards shall apply just like any other zoning ordi- nance requirement. Guidelines should also be included in the General Plan; and they should be published in a separate booklet available to property owners and other interested parties. The guidelines will be consid- ered by staff, advisory commissions and the City Council when reviewing private projects. Suggested County Projects The county should be encouraged to undertake certain important develop- ments: 1. Participation with the city in the con- struction of a transit center and asso- ciated parking on Santa Rosa between Monterey and Higuera. 2. Government center expansion. The recommended priority among office expansion options is the following: a. A new building across Monterey Street at the site of the existing county parking facility and extend- ing to the corner of Monterey and Santa Rosa. b. A multi-level addition to the old courthouse, in conjunction with its seismic rehabilitation. The middle section could be as tall as six stories. c. A new building to replace the Sperry building. With each option discussed above, the county should also consider ex- pansion of the existing courts toward Santa Rosa, above the first level. 3. Expansion of the County Historical Museum. Incentiveyroarams The city should establish incentive programs to encourage private develop- ers to implement the guidelines. These may include density or intensity bonuses, relief from fees and/or standards; use of city property (e.g.: surface parking lots), and permit review expediting. Creation of a non-profit foundation The City should encourage the for- mation of a non-profit foundation whose purpose would be to support the down- town and to help implement the physi- cal plan. This foundation would be able to accept gifts and donations, raise money and build community support for down- town projects. 14 City Projects and Related Property Acquisitions Short Term (1-5 Years) 1. Develop a financial program for implementation including: a. A property acquisition fund in the C.I.P., b. An incentive program to stimulate private development. 2.. Plan and develop Transit Center with county assistance. Add. landscaped medians on Santa Rosa between Mill and Marsh. (Acquire Transit Center site). 3. Consolidate City standards for pav- ing awing and street furniture -lights, benches, planters, signing, etc. 4. Identify places suitable for public art in downtown. 5. Complete Mission Plaza Extension, Phase 1: Close Broad from Palm to Monterey, and from Nipomo to Broad. Clear and landscape accord- ingly. (Acquire 975 Broad Street). 6. Redesign Garden Street for one-way traffic; install related improvements 7. Build a downtown archway entry fea- ture on Marsh. 8. Repave pedestrian crossings, and pro- vide bulb -outs and .similar features as suggested in plan; start with core area and proceed with two or three projects per year. 9. Redesign Monterey between Santa Rosa and Osos for temporary clo- sures and civic functions; coordinate project with County Government Center expansion. 10. Extend pedestrian path system along creek west of Nipomo. (Acquire ease- ments along creek in this area). 11. Construct surface parking lot between Marsh and Higuera to serve Jack House and Heritage Park. 12. Restore Dana Street Adobe. Construct pedestrian bridge over creek and con- nect adobe with pathway to creek walk and Jack House. (Acquire ease- ments for bridge and pathway). Middle Term (3-10 Years) 13. Expand City Hall; raze city structures on Morro between Palm and Monterey. 14. Construct mixed use structure facing Palm from Palm Theater to Library. Structure to consist of multi-level parking, office and commercial retail space, housing units and open space plazas. Preserve/obtain pedestrian accesses to Osos, Chorro and Monterey (2-3). Convert parking lots facing Monterey into ground floor commercial retail uses, but provide attactive public ac- cess to Monterey Street. 15 (Abandon Morro from Palm to Monterey; acquire all properties fac- ing Palm to middle of Palm Monterey block; lease or sell public parking lots exiting onto Monterey for commercial use). 15. Upon completion of #14, construct commer-cial retail (or mixed use) on parking lot 6 bounded by Monterey, Osos, Higuera and Court Streets. No on-site parking to be permitted. Open San Luis Creek. (Lease or sell site as most advantageous to City). 16. Complete Mission Plaza Extension, Phase 2: Close Broad from Higuera to Monterey a. Expand Historical Museum (with County and Historical Society assis- tance). b. Expand Art Center; bridge across Broad. (Acquire 664 Monterey, 658 Monterey, 1010-23 Broad). 17 Coordinate with the Little Theater in siting new theater at Monterey and Nipomo. 18. Enlarge parking lot #14 (between Monterey and Palm near Nipomo) to serve expanded Museum, Art Center, Little Theater, and Mission Plaza. (Ac- quire 614 Monterey, 633 Palm, Rear half of 960-972 Nipomo). 19. Develop park amenities in Heritage Park. (Acquire easements on rear of properties frontingMarsh orHiguera, from Nipomo to Carmel). 20. Convert parking lot #-z (Broad and Marsh) to ground floor commercial retail use. (Lease or sell site as most advantageous to the City). 21. Convert parking lot #10 (Higuera and Nipomo) to ground floor com- mercial retail use. (Lease or sell site as most advantageous to the City). 22. Construct a parking structure on Nipomo between Marsh and Pacific. (Acquire existing surface parking lots on Nipomo between Marsh and Pa- cific). 23. Abandon Higuera between Toro andJohnson and develop visual ame- nity as terminus. 24. Develop landscaped entry in the vi- cinity of Marsh/Morro intersection. 25. Convert Morro between Monterey and Higuera into a more pedestrian - oriented street, but still allow ve- hicles. 26. Install a landscaped median on Palm between Osos and Santa Rosa. Lone Term (7-15 Years) 27. Convert surface lot (see #18 above) to a low scale multi-level parking structure. Install landscape buffer between structure and Hayes/ Lattimer Adobe. 28. Construct a parking structure on Carmel between Marsh and Higuera. 29. Re-route Walker, Archer and Pacific. 16 30. Develop a- new park at corner of Marsh and Santa Rosa and along San Luis Creek from Santa Rosa to Toro. (Acquire easements along creek, 1095 Marsh). 31. Complete Mission Plaza Extension, Phase 3: Close Monterey from Broad to Nipomo a. site additional cultural and recre- ational elements, b. complete integrating landscape el- ements. (Acquire 667 Monterey, 679 Monterey, Private parking lot). 32. Expand the parking structure on Chorro and Marsh to Morro, behind the Post Office. (Purchase, lease, or obtain a parking easement for Pa- cific side of Post Office; 870 Pacific). 33• Narrow Marsh Street to reduce the width of the travel lanes. 34. Re -use the Sauer Adobe for cultural purposes. (Purchase the historic adobe). *(sC-25173 cl V4, I COURT STREET PLAZAISQUARE SAN LUIS OBISPO, CA "What is expressed in open spaces is the essential quality of urban life—its casualness and variety, its ability to crystallize community feeling. People find in outdoor meeting places the chance to sense what is going on, to test the mood of the community, to mingle and to communicate. Life deprived of these outdoor extensions would lack much of the vitality we associate with city life." August Heckscher "Through our scientific genius we have made this world a neighborhood; now, through our moral and spiritual development, we must make of it a brotherhood. In a real sense, we must learn to live together as brothers or we will perish together as fools." Martin Luther King Urban open space is associated with pleasure, recreation, human encounters and community events. It plays a significant role in renewing and stabilizing a town's social and economic base. Through the development of public outdoor spaces people find a sense of unity and recreation. The medieval model is of people living compactly for efficient and practical distribution of goods, for protection, and most importantly, for the independent rights that it gave the otherwise feudal peasant. Today, however, it is mainly by choice that we gather in urban environments to live and those choices have something to do with enjoying the stimulation and benefits which community provides. In the medieval city, the importance of the central urban open space, or, town square, was its role in catalyzing a sense of community by providing a common outdoor room for gathering, and community events. A town square is to a town what a living room is to a home. The medieval town model provides an excellent historical example of the physical manifestation of community. Artifacts of evolution, medieval town squares are impossible to re-create, yet they are useful either singularly or collectively in informing, rather than determining the investigative and design process. The medieval model has great relevance to the overhaul of today's urban structure: the dying inner city, the unfocused suburb and the loss of community. This country was settled relatively quickly, by those whose concerns were not of the art of making cities. As we tum back and reflect on the mess we have made, concerns about community and shaping urban spaces for people rather than for cars are a major issue. The shape of the American town is generally determined by vehicular traffic engineering, rather than concerns for the human scale experience. We have been misled by the FHA housing ideals which have steered the American city towards suburbs, wide streets for fast-moving traffic, and cul du sac neighborhoods cut off from the town. Forgetting the pleasure and efficacy of a dense, focused community, we have strayed far from our American roots of 300 years ago. "The first clearing in the forest was the village center, the site of the green, the meeting house and a few dozen dwellings. Here the villagers worshipped, made laws, met in social intercourse, and returned each night after a day's work in the outlying fields... Distances were measured from the meeting house; early rules specified that no one might live farther from it than a comfortable walk. The village center was surrounded by strip fields, pastures, and the as yet uncleared forest. The village and its countryside functioned as a discrete and organic unit." (Rifkind. p 4) The Elusive American Dream It started with 'elbow room', the pioneer ethic, homesteading, and that great sense of freedom that the cabin in the prairie could give us. It has evolved into the ranch house in the suburbs. The suburban dream model is based on families stocking up at the grocery store, entering the remote controlled garage doors, and disappearing into the.solitude of the dream home, not to be bothered by neighbors or noise. But is this in fact what we thought we were getting? And is this really what we want? A fundamental shift is taking place where people are realizing the immense price we have all paid for the heavy pursuit of the American Dream: loneliness, crime, dependence on the automobile, diminished community and dispersed families. Our suburban culture is one of transience. The need to travel intensifies daily. We travel to work, to school, to shop, to sleep, to see family. All of these activities are ones to which we most likely drive rather than walk or bike. We have designed community life out of our towns, neighborhoods and cities. Curiously, our current economic behavior is similar to medieval times. The economic viability of the medieval town depended on commerce, on market trading and on the influx of people from the country to the royally licensed market. The specialization of professions became possible in this model, and today we are dependent on this way of being. We rely on the integration of services and on the availability of goods. We are faced with the spatial problem that our goods and services are inefficiently dispersed over large areas and as such, accessing them generally necessitates the use of the automobile. In contrast, the medieval community was well-defined physically by the market square and the limited size of the town. All goods and services were easily accessible by foot. A contributing factor to the sense of community is size of population. The medieval city was limited first in physical size, which in tum imposed strict.limits on the population size. American towns have not been based on such limits: strip malls and roadside shopping centers stretch for miles outside of a town nucleus. Suburbs glean onto the city edges and pretty soon it is called sprawl. Community life does not work if you are in your isolated car, and it is increasingly difficult to be out of your car in an American city. We have focused more money and resources on building comfortable and efficient car routes and relatively little resources to designing and building paths that people enjoy. (based on research of Medieval, Renaissance and Baroque town squares) For more detailed information: Joines-Novotny, Laura. Czech Town Squares: 10 Spatial Patterns. ACSA Proceedings, March,1996. 10 SPATIAL PATTERNS observed in town squares of medieval origin in the Czech Republic: Ceske Budejovice, Cesky Krumlov, Jaromes, Jindrichuv Hradec, Loket, Melnik, Nove Mesto nad Metuji, Prachatice, Prague, Slavonice, Tabor, Telc, Trebon, Zatec 1 NON -EXCLUSIVITY Squares are non-exclusive, available to all and held as community property. The location is an important one in that it begins to establish a linkage of open spaces throughout the town. The site is at the geographic center of the town, and is the center of government and civic activities. The courthouse is diagonal, the public library, government offices, and the main theaters in town are within 2 blocks away. 2 OUTDOOR ROOM The square functions as an outdoor room with a strong sense of spatial containment in the vertical and horizontal planes. The site suffers from a low sense of containment: Osos Street facade is too low, the Higuera St. Bank parking lot does not contribute to street, and site is separated from its edges by heavy car traffic. 3 PROPORTIONAL RELATIONSHIPS 'There is a human scale relationship between width, length and height with upper and lower limits of perceptual association. The proportional relationship between the width and the height of most plaza walls are between 1: 3 and 1: 6. Dimensionally, plazas work best when the longest dimension is no greater than 70-100 meters, or 230'-330'. Of 50 squares studied worldwide, only 8% are longer than 100 meters. The Court Street Square has a proportion of 1: 6 and 1: 10. Entries are limited in size rather than in number. Narrow openings do not disrupt the sense of enclosure and boundary about the square. The site has many wide openings which break the sense of 'room' like enclosure. The Higuera and Osos Street facades contribute most directly to this. 5 NON -AXIAL Paths which lead to the square give the experience of a series of constantly changing views. There is emphasis on what one is about to see rather than what one is seeing. 6 VARIETY YET UNITY The architectural impression is one of variety within a common set of unifying design elements. The new building edge on the site would have narrow lot widths which would offer a greater architectural and economic variety to the site. It is important that the building offer variety, yet strive to find a common set of unifying design elements m the architecture.surrounding the site. 7 RELATIONSHIP TO THE LAND There is a relationship to the land and natural geographic features The exposure of the Creek would encourage the engagement of the town, its buildings and. its activities to be aligned with its natural geographic features. It is because of these features that the town was built in the first place, and they should not be forgotten. 8 SHALLOW BOWL The slope of squares has the perceived effect of being in a shallow bowl Avoid major level changes within the room of the square. If the plaza is divided by steps or level changes, it will be perceived and used as two spaces instead of as one. 9 EDGES AND CENTERS Activity at the edges of the square is more important than activity in the center. Arcades encourage edge activity in Czech squares. The Court Street and Monterey Street facades both contribute to the liveliness and activities of the site. This is due to their height, and to the number of entries and businesses that are directly available to the public . It is the edge activities which contribute to the success of a public open space, not what is put in the middle.. A new edge to the square could contribute to the activity of the square by offering narrow lot widths which enable more variety and number of businesses to be present. The new edge would be best as a narrow building facing either Higuera or Osos. 10 iNT7M_ACY GRADIENT Movement between the most public and the most private spaces is gradual.