The URL can be used to link to this page

Home My WebLink About7/22/2020 Item 4, Ricci Wilbanks, Megan From:Cohen, Rachel Sent:Thursday, July 16, 2020 2:05 PM To:CityClerk Subject:FW: Draft July 2020 Housing Element - Request for the addition of sites to Table D-2: Areas to be Considered for Possible Rezoning Attachments:LOVR Exhibits.pdf Hello- Please forward the enclosed email and attachment to the PC as public correspondence regarding Item #4 on the July 22, 2020 Agenda. Thank you, Rachel Cohen Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E rcohen@slocity.org T 805.781.7574 slocity.org From: Ricci, Pam A. < Sent: Tuesday, July 14, 2020 4:57 PM To: Cohen, Rachel <rcohen@slocity.org> Cc: Justesen, Erik P. < ; Matt Wade < Subject: Draft July 2020 Housing Element - Request for the addition of sites to Table D-2: Areas to be Considered for Possible Rezoning Hi Rachel, From a prior communication earlier this month, you had directed that the time to suggest additional sites for potential higher residential density levels would be once the latest version of the updated Housing Element was posted online. Table D-2 included in Appendix D of the July 2020 version of the Draft Housing Element identifies ten sites within the City for potential rezoning to accommodate additional dwelling units. We would like the City’s consideration for adding two additional sites located along Los Osos Valley Road (LOVR), just east of Highway 101, to Table D-2. Currently the northern site is zoned R-2-SF and the southern site is zoned R-1-SF. The SF overlay pertains to the “Special Focus” designations for the sites included in the Land Use Element. Guidance in the attached LUE excerpt mentions that consideration for Medium High Density Residential might be considered for the sites with resolution of flood and access concerns. Consistent with this General Plan directive, the property owner would like to rezone the parcels to R-3, or preferably, to R-4. 1 Site Residential Existing Allowed Inclusionary Proposed Potential Potential # Site Area Zoning Density Units Zoning Density Affordable Units Units Units (with 35% density bonus) 1 6.8 acres R-2-SF (12 81 du one unit R-3-SF (20 183 du 9 very low, units/acre) units/acre) 18 low, 36 moderate R-4-SF (24 220 du 11 very low, units/acre) 22 low, 44 moderate 2 7.3 acres R-1-SF (7 51 du 2 very low or R-3-SF (20 197 du 10 very low, units/Acre) 3 low units units/acre) 20 low, 40 moderate R-4-SF (24 236 du 12 very low, units/acre) 24 low, 48 moderate As the above Table indicates, the rezoning requests with 35% density bonuses would enable the development of many more units than the current zoning categories and also allow the development of much needed affordable units. The benefits to the community of adding these two sites to Housing Element D-2 include: 1) Regional Housing Need Allocation (RHNA) objectives – The Housing Element identifies that the City needs to add th 3,354 units by the end of 2028 to achieve its 6 Cycle RHNA goals. The added density proposed would help achieve these goals. 2) Property Availability for Development – Some of the sites in Table D-2 have had ownership constraints to moving forward with development for housing. In this case, the property owner has unencumbered title and is committed to moving forward with residential projects on the site. 3) Affordable Units – With the higher density zonings requested, the property owner is planning to maximize density bonuses and will be adding substantial numbers of new affordable units to the City’s housing stock. 4) Land Use – From a land use planning standpoint, these sites are better suited for higher density residential development given their location adjacent to the Highway 101 corridor and proximity to City services and job opportunities. 5) Areawide Circulation Improvements – The property owner also owns the County property directly to the south of these two sites labeled as # 3 on the attached maps. This provides an unique opportunity to potentially develop much needed areawide circulation improvements including the Los Osos Valley Road Bypass, a new access controlled intersection at LOVR, improved access for Los Verdes Park, and extension of the Bob Jones Bike trail. For all the reasons enumerated in this email, the two sites warrant listing in Table D-2 and the opportunity to go through needed project review processes to help achieve Citywide housing goals. Thanks for your consideration of this request. Pam PAM RICCI, AICP Principal Planner 3765 S. Higuera Suite 102 San Luis Obispo, CA 93401 (805) 543-1794 ext 278 rrmdesign.com 2 1836-01-LP19 July 14, 2020 1 EXHIBITS LOS OSOS VALLEY ROAD SAN LUIS OBISPO, CA 93401 VICINITY MAP 1LOS OSOS VALLEY RD VICINITY MAP SAN LUIS OBISPO, CA 93401 1836-01-LP19 JUNE 25, 2020 1 2 3 LEGEND 1. LOVR NORTH (CITY) 2. LOVR SOUTH (CITY) 3. HAYASHI (COUNTY) 1836-01-LP19 July 14, 2020 2 EXHIBITS LOS OSOS VALLEY ROAD SAN LUIS OBISPO, CA 93401 3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401 p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.com a California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA 2844 7/13/2020 5:07:02 PM A31836-01-LP19 - LOS OSOS VALLEY RD PARCEL MAP PARCEL INFORMATION PARCEL 1 APN:053-141-013 AREA:9.53 AC CURRENT ZONING:R-2-SF (6.8 AC) C/OS-10 (2.73 AC) DENSITY UNITS:81 DU INCLUSIONARY UNITS*(1) DU IF ZONED:R-3 (6.8 AC) DENSITY UNITS:136 DU W/DENSITY BONUS (35%)183 DU MIN. AFFORDABLE UNITS* IF ALL VERY LOW (9) DU IF ALL LOW (18) DU IF ALL MODERATE (36) DU IF ZONED:R-4 (6.8 AC) DENSITY UNITS:163 DU W/DENSITY BONUS (35%)220 DU MIN. AFFORDABLE UNITS* IF ALL VERY LOW (11) DU IF ALL LOW (22) DU IF ALL MODERATE (44) DU *NOTE: ASSUMES RENTAL PRODUCT AVG UNIT SIZE LESS 1,100 SF 1 2 PARCEL 2 APN:053-161-020 AREA:13.06 AC CURRENT ZONING:R-1-SF (7.33 AC) C/OS-10 (5.73 AC) DENSITY UNITS:51 DU INCLUSIONARY UNITS (2) VL OR (3) DU AVG UNIT SIZE LESS 2,000 SF ASSUMES FOR SALE PRODUCT IF ZONED:R-3 (7.33 AC) DENSITY UNITS:146 DU W/DENSITY BONUS (35%)197 DU MIN. AFFORDABLE UNITS* IF ALL VERY LOW (10) DU IF ALL LOW (20) DU IF ALL MODERATE (40) DU IF ZONED:R-4 (7.33 AC) DENSITY UNITS:175 DU W/DENSITY BONUS (35%)236 DU MIN. AFFORDABLE UNITS* IF ALL VERY LOW (12) DU IF ALL LOW (24) DU IF ALL MODERATE (48) DU *NOTE: ASSUMES RENTAL PRODUCT AVG UNIT SIZE LESS 1,100 SF 1836-01-LP19 July 14, 2020 3 EXHIBITS LOS OSOS VALLEY ROAD SAN LUIS OBISPO, CA 93401 POTENTIAL CIRCULATION/ACCESS 1LOS OSOS VALLEY RD VICINITY MAP SAN LUIS OBISPO, CA 93401 1836-01-LP19 JUNE 25, 2020 1 2 3 LEGEND 1. LOVR NORTH (CITY) 2. LOVR SOUTH (CITY) 3. HAYASHI (COUNTY) LEGEND PARCEL BOUNDARY BUCKLEY RD EXTENSION BOB JONES TRAIL POTENTIAL ROAD, BI-PASS OR PROJECT STREET PROJECT STREET POTENTIAL CONNECTION TO LOS VERDES POTENTIAL BOB JONES TRAIL CONNECTION Land Use ElementPage 1-8ϯ !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!! ! !!!!!!!!!! !!!!!!!!!!!!! ! ! ! ! ! !!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!!!!! !£¤101UV227LagunaLake£¤101£¤1!(7!(6!(3!(5!(8!(15!(13!(2!(10!(11!(12!(1!(9!(4!(14Orcutt AreaSPAirport Area SPSP-4Avila RanchSP-1MargaritaAreaSP-2San LuisRanchSP-3Madonnaon LOVRB R O A D O R C U TTBUCKLEYTANKFARMJO H N S O N MILLC H O R R O PISMOLO SOSOSVALLEYFOOTHILLHIGUERA SHIGHMARSHLEFFISLAYHIGHLANDHIGUERAF LO R A FOOTHILLWTO R O O S O S SOUTHGRANDC AL IF O R N IA SA N T A R O S A N S A NT A R O S A PEACHMONTEREYMADONNASANLUISELLABISHOPA U G U S TA EVANSPRADOP O IN S E T T IA LAURELH IL L HOOVERDIABLOLUNETACALLEJOAQUINVI A CA R TA DELRIOPALM VACHELLM O U N T B IS H O P FULLERO CEAN AIREVALLEVISTAROYALPOLYCANYONC A S A LIZZIELINCOLNSACRAM ENTOELKS LNSUBURBANLIM A GATHES H I G U E R A S TWOODBRIDGESLACKROCKVIEW AIRPORTLONGHAYSTIBURONBEEBEELOOMISSTSANTAFELAWRENCEMEISSNERSTNASELLAPRADORDSPANISHOAKSELMVIALAGUNAVISTAKEN TUCK Y FERRINI SOUTHWOODKENDALLHANSENIRONBARKMURRAYM IS S ION KLAM A T H HE L E NA DALYISABELLAD E E R ETOSANTA BARBARAT ON IN ICAUDILLCLARIONLAENTRADAMcMILLANCLOVERB U L L O CK ALDERC U ES T A ALRITAJESPERSONSOUTHPERIMETERESPERANZATWINRIDGELOSPALOSDAVENPORTCREEKPINEDALIDIODRHORIZONH O L L Y H O C K RACHELSTENNERCREEKCONEJOVISTA LAGOHIDDENSPRINGSTULIPMELLOTHREADCRAIGWAYOAKRIDGESISQUOCSTPACIFICPHILLIPSKENTWOODSANSIMEONLALOMAFROOM RANCHPACIFICFigure 10LegendSpecific PlansExisting Specific Plans New Specific Plans010.5MileSpecial Focus AreasWater Body!!!!City LimitsFreewayHighway/ Regional RouteArterialLocalRailroadOtherLUCE SOI Planning SubareaUrban ReserveSource: City of San Luis Obispo, 2012Special Focus Area!(1 Foothill Boulevard/Santa Rosa Area!(2 Upper Monterey!(3 Mid-Higuera Area!(4 Caltrans Site!(5 General Hospital Site!(6 Broad Street Area!(7 Madonna Inn Area!(8 Sunset Drive-In Theatre/Prado Road Area!(9 Pacific Beach Site!(10 Calle Joaquin Auto Sales Site Area!(11 LOVR Creekside Area!(12 Broad Street at Tank Farm Road Site!(13 CalFire/Cal Poly!(14 North Side of Foothill (Bishops Knoll)!(15 Alrita PropertiesgSpecial Focus AreasSilF ALUE Special Focus Area12(labeled as 11 on map) Land Use Element Page 1-95 8.12. LOVR Creekside Area This area is heavily constrained by flood potential along the western boundary as well as limited circulation access to the site given its proximity to the proposed LOVR / Highway 101 interchange and its limited frontage on LOVR. Flooding and access issues must be resolved prior to developing Medium High Density Residential (in areas adjacent to existing residential uses). Agricultural Designations must be maintained along the west side of site. As part of future development, compatibility with adjacent residential areas to the east will be required. Permanent protection of the adjacent San Luis Obispo Creek will need to be addressed as part of proposed development. The south side of the site will also need to accommodate relocation of LOVR right-of-way and changes related to the planned Highway 101 interchange. 8.13. Broad Street at Tank Farm Road Site Located at the northwest corner of Broad Street and Tank Farm Road, this approximate 10 acre site will be used as a mixed use site, providing for a mix of uses as described under the Community Commercial and Office designations. The site will provide a strong commercial presence at the intersection. Areas along the creek on the western edge of the site will be appropriately buffered to provide creek protections. Attention to connectivity, safety and comfort of bicycle and pedestrian circulation will be especially important in the development of this corner. 8.14. CalFire /Cal Poly-owned property on Highway 1 The Cal Poly Master Plan currently designates this area for Faculty and Staff housing. The City shall collaborate with Cal Poly in updating the Master Plan for development of campus property. Master Plan direction for this property shall address sensitive visual and habitat resources, circulation issues, impacts to City services, transition and potential impacts to surrounding neighborhoods. 8.15. North Side of Foothill (Bishop Knoll) Future development of this area shall address open space requirements under Policy 1.13.8 and open space buffers in accordance with Conservation and Open Space Element Policy 8.3.2. This area shall be subject to Architectural Review to ensure consideration of hillside and resource protection; circulation and access, and transition to existing neighborhoods. The steep hillside should be dedicated as Open Space and residential lots grouped at the bottom of the hill closer to Foothill. Development shall provide a parking lot and trail access to Bishops Peak. Circulation connectivity shall be provided to Los Cerros Drive as feasible. Density shall be limited to 7 units / acre as modified for slope under the Zoning Ordinance. 8.16. Alrita Properties Future development of this area shall address hillside planning requirements under Policy 6.4.7C. This area shall be subject to Architectural Review to ensure consideration of hillside and resource protection; circulation and access; visual impacts, and transition to existing neighborhoods. Additional analysis will need to occur in the LUCE EIR to evaluate potential water service issues. While there is a pump station nearby, more analysis is needed to determine if the City’s water distribution system can adequately serve development in this area. Density shall be limited to 7 units/acre as modified for slope under the Zoning Ordinance.