The south broad street corridor plan
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The South Broad Street Corridor Plan:. Planning Commission Workshop October 17, 2007 City of San Luis Obispo. Format of Meeting. Brief staff presentation to respond to several issues raised at previous hearing Review Development Capacity analysis

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The south broad street corridor plan

The South Broad Street Corridor Plan:

Planning Commission Workshop

October 17, 2007

City of San Luis Obispo


Format of meeting

Format of Meeting

  • Brief staff presentation to respond to several issues raised at previous hearing

  • Review Development Capacity analysis

  • Breakout sessions to further discuss 3 topic areas: Circulation, Land Use, and Form-based Codes

  • Reconvene to feed back information to larger group

  • Discuss and give direction to staff


Commission direction

Commission Direction

  • Evaluate development capacity with regard to parking

  • Restudy land use types and transitions

  • Restudy street circulation and cul-de-sac street ends

  • Consider economic implementation tools

  • Clarify plan organization and how form-based codes would work

  • Set up special workshop to discuss alternatives


Staff response

Staff Response

  • Analyzed development capacity, parking and access for 8-block area

  • Re-evaluate land use types and location

  • Reviewed examples of FBCs and identified needed changes for SBSC

  • Reviewed traffic count results and preliminary existing conditions analysis

  • Researched and rewrote section on ‘economic tools’


Analysis of development capacity

Analysis of Development Capacity

  • Estimate potential floor area and floor area ratios for an 8-block area of the South Broad Street Corridor Plan (SBSCP)

  • Evaluate massing model, potential land assembly and vehicle access based on development standards in the draft Plan

  • Provide a capacity baseline for environmental/traffic analysis

  • Explore how parking requirements affect achievable floor area ratios (FAR).


Methodology

Methodology

  • Defined area of study: focus on center of planning area with oldest development

  • Described assumptions

  • Designed a typical block lot layout

  • Sited buildings and access ways

  • Applied development standards from draft SBSCP

    • Land use, FAR, height limits, setbacks, parking requirements.

  • Provided mixed building types and uses

  • Allow for cross-block access via alleys and pedestrian paths


Assumptions

Assumptions

  • Balance parking demand and supply on each block

  • Reciprocal parking and access easements on each block

  • Each block has a mix of commercial and residential uses following the draft plan.

  • Preserve most potentially historic buildings and rehabilitate for commercial uses

  • Assume 24 ft. wide cross-block access ways

  • 100 ft. setback for dwellings and 3-story buildings from Broad St.

  • Graphics reflect capacity estimates and show potential building height, placement, and massing; they do not reflect architectural styles from the draft plan.


Parking

Parking

  • Develop two parking scenarios for each block:

    • at grade level, covered

    • at grade plus below grade

  • 30% mixed-use parking reduction applied to each block

  • Guest parking provided on street

  • Parking requirements based on the following ratios:

    • Commercial / Office: 1 per 300 sq. ft.

    • Service Commercial (C-S): 1 per 500 sq. ft.

    • Residential: 1 per studio; 1.5 for first bedroom plus 0.5 spaces for each additional bedroom unit.


The south broad street corridor plan

Combined Summary Findings

* On site parking vehicles only


The south broad street corridor plan

Summary Findings

Estimated number and types of Dwelling Units:


Numbered block index

Numbered Block Index

Study Area

18

19

20

17

12

13

14

15


Demonstration block 12a

Demonstration Block 12A

12

Scenario A: At grade level parking

Existing Property Lines

Potential Building Area

  • Commercial / Office, Mixed-use, Live / Work, Retail

  • Height: 25 ft ● 162 Parking Spaces

  • Average FAR: 0.93● (30) 2 BR

Buildings Preserved;

Potential Historic Value


Demonstration block 12b

Demonstration Block 12B

12

Scenario B: At grade plus below grade level parking

Existing Property Lines

Potential Building Area

Below grade level parking

  • Commercial / Office, Mixed-use, Live / Work, Retail

  • Height: 35 ft ● 209 Parking Spaces

  • Average FAR: 1.10 ● (30) 2 BR and (13) Studios

Buildings Preserved;

Potential Historic Value


Form based code discussion

Form-Based Code Discussion

  • Primary focus on form of streetscape as defined by buildings. Emphasis on building type, dimensions, facades, and parking locations.

  • Two different formats: transect vs districts, neighborhoods, and corridors – Broad Street Corridor uses the latter

  • Public participation


The south broad street corridor plan

Transect-based Model


The south broad street corridor plan

District, Neighborhood, & Corridor Form-based Code


Form based codes cont

Form-Based Codes cont.

  • Regulating Plan Options - examplesFarmers Branch Texas

    City of Santa AnaCity of HerculesSalinas

  • Organization of Plan

  • Streets and Building types

  • Funky Character


Salinas existing

Salinas - existing


Salinas proposed

Salinas – proposed


Land use discussion

Land Use Discussion

Key Land Use Issues:

  • Are the proposed land use classifications and general locations appropriate (e.g. “Mixed-Use Neighborhood Commercial)?

  • What land uses not addressed in Draft Plan should be allowed?

  • Should new dwellings be allowed adjacent to Broad Street?

  • Should flexible parking requirements be applied, such as on-street guest parking?

  • What type of housing is appropriate off Orcutt?


Conceptual land use plan

Conceptual Land Use Plan


Circulation discussion

Circulation Discussion

Key Circulation Issues:

  • Should cul-de-sacs be provided at Broad Street?

  • Should an internal grid network of public or private streets be provided?

  • How should Bicycle Advisory Committee comments be included?

  • Identify key pedestrian, bicycle, public transit links and points of connection.


Master plan illustrative

Master Plan Illustrative


City of san luis obispo

Breakout Session

City of San Luis Obispo


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