Palm Nipomo Parking
On January 3, 2012 the City Council will hold a study session to
discuss the Palm Nipomo parking structure project.
The purpose of the study session is to seek direction
regarding the project. Staff had originally anticipated the adoption of
the Mitigated Negative Declaration as part of the project approvals,
however the environmental studies recently undertaken to evaluate the
project’s potential impact on the environment have identified that the
level of CEQA review will need to be greater if the project removes the
residences at 610 and 614 Monterey as envisioned to allow for the future
development of the Little Theater or other cultural facility (see
attached preliminary design plan). Specifically, the cultural resources
sub-consultant has determined that demolition of the two City owned
residences would cause a substantial diminishment of the integrity of
the Downtown Historic District and would be considered a significant
adverse impact. Development under this scenario would require the
preparation of an Environmental Impact Report (EIR) and Council adoption
of a Statement of Overriding Considerations. Relocation was considered
by the design team, but dismissed as infeasible for the 614 Monterey
Depression –era adobe.
Staff will be recommending that the City proceed with
the preparation of an EIR to address the cultural resource issue. While
the EIR would focus on the specific issue of concern, other potential
issues such as noise, aesthetics, air quality, hydrology, and traffic
would also be addressed.
Alternatives the Council may consider include:
1. Retaining the two residences. Such
a redesign may also require the preparation of an EIR to address
the visual impacts because the single story residences provide
less of a visual screen than a multi-story structure (ie. the
2. Revising the project to mitigate
potential impacts. A shorter and smaller scale structure
would cost more per parking space to construct and maintain and
would not meet the City’s 400 parking space goal
3. Deferring the project. It will take
a minimum of 5 years before the parking structure could be
available for use so staff recommends moving forward with the
project design/construction documents and have plans in place to
construct when Council determines the time is right.
The staff report for the study session will be posted
on the City’s web site a week before the meeting. If you have any
questions, please contact Peggy Mandeville at
The Palm Nipomo
parking structure project was established by the City Council as an
“other” major City goal with the adoption of the 2003-05 Financial
Plan. The Council has met on several occasions to discuss the site and
designs for a structure at the southeast corner of Palm and Nipomo
Streets. At its April 24, 2007 meeting the Council identified Site Plan
Option D3 as the preferred design to move forward.
At its March 17, 2009
meeting the Council reviewed a financial analysis of the Parking Fund
and unanimously approved moving forward with the next steps of
architectural design and environmental review.
Provide a minimum of 400 parking
Be creative, but mindful of costs.
Design an aesthetically pleasing
structure that fits into the downtown and neighborhood.
Consider contextual sensitivity of
surrounding properties (i.e. Lattimer-Hayes adobe).
Consider City codes such as setback
Consider City's agreement with the SLO
Little Theater to develop a community theater on a portion of the
site and the Physical Concept Plan for the Downtown that identified
cultural uses in addition to parking on the site.
Provide the structure's main entry on
the street that the traffic analysis determines will provide the
most direct access and provide secondary access on other street.
Provide no vehicle access to Monterey Street.
Consider incorporating other
appropriate uses on the site.
Design to accommodate other uses on
Monterey Street in front of the structure and provide a direct
pedestrian connection from the structure to Monterey Street.
Make an effort to preserve the large
Incorporate green technologies into
Design and construct the project
In July, 2010 the City of San Luis Obispo has hired
Watry Design, Inc. to assist the City in designing a user friendly
public parking structure on the City owned property at the edge of the
central business district. The consultant is responsible for the work
necessary to develop a final design within the project goals identified
above and consistent with the Preferred Site Plan D3. The consultant’s
first few efforts include establishing a stakeholders’ group that will
provide input throughout the process and facilitating a community
workshop scheduled for October 20 to introduce the project to the
analysis and environmental review
First Community Workshop
Cultural Resource Investigation, December 14, 1996
Cultural Resource Monitoring addendum, June 10, 1999
of Council Actions, 5/25/04 to 3/17/09
Agenda Report, May 25, 2004
Dept. Review and Soil Analytical Approval, April 26, 2005
Environmental and Geotechnical Assessment, June 8, 2005
Agenda Report, July 5, 2005
Map, June 2006 (229 kb)
of Survey, August 3, 2006 (229
Composite Plan, March 26, 2007
undated (328 kb)
Plan, undated (80 kb)
undated (28 kb)
610 Monterey Street
Floor Plan, undated (370 kb)
Agenda Report, April 24, 2007
Agenda Report, December 1, 2009
Agenda Report, December 17, 2009