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HomeMy WebLinkAbout01-28-2014 ac - whiteph1JAN 28 2014 From: Charlene Rosales <charlene @slochamber.org> Sent: Friday, January 24, 2014 11:00 AM To: Jan Manx Oanmarx @stanfordalumni.org); Christianson, Carlyn; Ashbaugh, John; Carpenter, Dan; Smith, Kathy Cc: Mejia, Anthony Subject: SLO Chamber of Commerce re. LUCE EIR Attachments: SLO Chamber of Commerce re. LUCE EIR 1.24.14.pdf, SLO Chamber of Commerce Addendum re. LUCE EIR 1.24.14.pdf Mayor Marx and Council Members, Please find attached our recommendations regarding items for further study within the scope of the Land Use and Circulation Elements EIR. Thank you for your consideration, AGENDA CORRESPONDENCE Charlene Rosales Date -,4.11 Director of Governmental Affairs 1 2t� San Luis Obispo Chamber of Commerce 895 Monterey St., San Luis Obispo, CA 93401 p (805) 786 -2770 f (805) 543 -1255 www.slochamber. M : www.visitslo.com : www.slo- business.com facebook.com/slochamber: @slochamber 895 Monterey Street San Luis Obispo, CA 93401 -3278 Ermina Karim, President/CEO January 24, 2014 Honorable Mayor and Council Members City of San Luis Obispo 990 Palm St. San Luis Obispo, CA 93401 Subject: Recommendation re. LUCE EIR Dear Mayor Marx and City Council Members, The San Luis Obispo Chamber of Commerce appreciates the opportunity to continue our participation in the City's important Land Use & Circulation Element (LUCE) update. This update is the community's opportunity to address current inequities regarding available housing, opportunities for economic growth, infrastructure for all modes of transportation, and address gaps for much needed community amenities. The amendments to the LUCE will provide important guidance for the coming decades of community development. As such, the Chamber would like to provide some additional comments that specifically address the critical need for additional housing capacity in our city. We are certainly not alone in recognizing the benefits of adequately accommodating those who wish to work and live in the same community. The lack of housing available for our workforce is consistently among the top needs identified by residents in annual city surveys; it is the long- standing top business challenge for local employers of all sizes; and it is the chief contributor to greenhouse gas emissions in our region. We have asked throughout this process that the City's jobs- housing goals as identified in numerous documents -- including the General Plan Annual Report, Climate Action Plan, and Economic Development Strategic Plan -- be more specifically addressed in the LUCE update. The city's stated jobs- housing target is 1.5 jobs per housing unit; according to the city's own reports, it appears that we are currently at an approximately 1.8 jobs -to- housing ratio. This performance gap is merely maintained in the current LUCE document. While our community may not achieve its target ideal balance, identifying potential tools to move us closer to this goal and understanding the implications of these tools is critical so that wise future planning decisions can be made. For this reason, the Chamber would like to submit the following suggestions for consideration with the scope of the LUCE environmental impact report (EIR): 1. Building Heights: After careful analysis of all the planning areas within the LUCE document, we have identified specific areas where additional building height may be appropriate to increase the availability of housing while discouraging sprawl. There are many considerations when increasing building height, such as impacts to view shed, however the EIR process can help identify impacts for Y 805.781.2670 slochamber,orq F 805.543.1255 visi!slo com E slochamber ®slochamber.org slo•buiness.com 895 Monterey Street San Luis Obispo, CA 93401 -3278 Ermina Karim, President/CEO future decision making. In some instances, the existing language already supports potential building height adjustments. Our request is intended to provide more specific direction to the EIR consultant in order to yield more beneficial analysis. While we are not specifically supporting heights to increase in each of these areas at this time, we want this topic to be studied within the scope of the EIR so that the community can make informed decisions long into the future. We have attached specific recommendations to this letter for consideration (See addendum). 2. The Chamber requests the City to consider a program to study height limits citywide and modernize zoning regulations to reflect these updates. We urge that the City direct the EIR consultant to study an alternative in the program EIR that produces specifically the City's own goal of a jobsihousing ratio of 1.5:1. It is imperative that the LUCE addresses our jobs- housing imbalance so that we can strive to minimize it over time. The jobs- housing relationship is at the heart of AB 32 and AB 375, the funding source of the Sustainable Communities Grant for this LUCE update. We urge you to more meaningfully address this inequity and request that you incorporate the study of the items identified above and in the attached language within the scope of the EIR so that we can move one step closer to our collective goal of improving San Luis Obispo economically, socially and environmentally. In conclusion, the Chamber would like to thank the City for embarking on this important undertaking and we appreciate the spirit of open collaboration shown us to date. Thank you for your consideration. Sincerely, Stacey White, Chair SLO Chamber of Commerce LUCE Task Force Cc: Eric Meyer, Chairperson, LUCE Task Force Michael Draze, Chairperson, City of San Luis Obispo Planning Commission Kim Murry, Deputy Director, Community Development Department T 805.781.2670 slochamber.org F 805.543,1255 visitslo com E siochamber ®siochamber,org sio- buiness.com 895 Monterey Street San Luis Obispo, CA 93401 -3278 Ermina Karim, President/CEO Addendum: Recommendations for Study within the Scope of the LUCE EIR 1.4 Jobs /Housing Relationship Recommendation for study: Add additional language to the jobs /housing policy The gap between housing demand (due to more job and college enrollment) and supply should not increase. The City shall strive to improve the gap between jobs and housing from the 2014 ratio of 1.8:1 towards the target of 1.5:1. Caltrans Site Recommendation for study: Increase height from 45 to 60 ft. While this area is within the Mid - Higuera Area, the unique qualities and opportunities provided by the site warranted special consideration in the General Plan. This area is planned for redevelopment from a Caltrans office and yard complex to a mixed use development. Commercial uses will be as described under the Tourist Commercial designation with some residential incorporated using a Medium High to High Density Residential component. Redevelopment plans shall consider the suitability of realignment of the Madonna /South Higuera intersection. The site should be developed to serve as a gateway into the community, with consideration of additional open space uses, retention and rehabilitation of the Master List historic structure, and retention of Heritage Trees on the site. Conference center -type uses are encouraged along with other appropriate tourist - serving uses as appropriate for the site.... Building height adjustments in this area can also be considered up to 60 feet with mixed use development. Foothill Boulevard / Santa Rosa Area Recommendation for study: Increase height from 45 to 60 ft. This area, which includes land on both sides of Foothill Boulevard between Chorro and Santa Rosa, is currently developed as commercial centers that include highway and neighborhood serving commercial uses. At the affected property owners' request, the boundary of this area on the north side of Foothill maybe extended to include one or more of the existing commercial properties west of Chorro Street, The City shall work with property owners /developers to redevelop the area as mixed use (either horizontal or vertical mixed use) to include a mix of uses as described under the Neighborhood Commercial, Community Commercial and Medium High to High Density Residential designations. T 805.781.2670 F 805.543.1255 E slochamber ®slochamber.org 895 Monterey Street San Luis Obispo, CA 93401 -3278 Ermina Karim, President/CEO Building height adjustments up to 60 feet in this area can also be considered with mixed use development that provides additional residential housing. Upper Monterey Recommendation for study: Add a section "i" to the list of actions in this area, with consideration of an increased height limit from 45 to 60 ft. in the area closer to Downtown i. Consider building height adjustments up to 60 feet with mixed use development in the lower Monterey area defined as Santa Rosa St. to California Blvd. Mid - Higuera Area Recommendation for study: Increase from 35 -45 ft. to 60 ft. The City will update the plan for this multi -block commercial area to reflect current needs and changes that have occurred since the 2001 plan was adopted. Building height adjustments up to 60 feet in this area can also be considered with mixed use development. Broad Street at Tank Farm Road Site Recommendation for study: Increase height from 35 to 50 ft. Located at the northwest corner of Board 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 and residential limited to upper floors. Building height adjustments in this area can also be considered up to 50 feet. Areas along the creek on the western edge of the site will be appropriately buffered to provide creek protections. Attention to connectivity and comfort of bicycle and pedestrian circulation will be especially important in the development of this corner. Building Height (Downtown) Recommendation for study: Increase height from 50 to 60 f, for new buildings; increase height from 50 to 75 to 60 to 75 ft, for taller buildings New buildings shall fit within the context and vertical scale of existing development, shall not obstruct views from, or sunlight to, publicly -owned gathering places such as Mission Plaza, and should be stepped back above the second or third level to maintain a street facade that is consistent with the historic pattern of development. Generally, new buildings should not exceed 60 feet in height. Tall buildings (60 -75 feet) shall be designed to achieve multiple policy objectives, including design amenities, housing and retail land uses, such as: v 805.781.2670 alocr;arnhcar.org F 805.543.1255 vlsasio coop E slochamber®slochamber.org shrblarsossz:orri 895 Monterey Street San Luis Obispo, CA 93401 -3278 Ermina Karim, President/CEO • Publicly accessible, open viewing spaces at the upper levels • Housing affordability in excess of the Inclusionary Housing Requirement • Energy efficiency beyond State mandated requirements • Adaptive reuse of a historical resource in a manner consistent with the Secretary of the Interior's Standards for Rehabilitation • High residential density (e.g. above 24 units per acre) achieved by a concentration of smaller dwelling units • Street level features such as a public plaza, public seating and /or public art • Increased retail floor area, including multi -story retail • Directly implements specific and identifiable City objectives, as set forth in the General Plan, the Conceptual Plan for the City's Center, the Downtown Strategic Plan and other key policy documents • Receiving Transfer of Development Credits for open space protection or historic preservation • Provide midblock or other significant pedestrian connections Margarita Area Specific Plan Update Recommendation for study: Add back more specific target for study that reflects prior project plans Location: The Margarita Area covers about 420 acres bounded by South Higuera Street, Broad Street, Tank Farm Road, and the ridge of the South Street Hills in the southern portion of San Luis Obispo. Purpose: Adopted in October 2004, the Margarita Area Specific Plan contains five key principles: open space and sensitive resource production, cohesive neighborhood creation, transit supporting land uses and densities, pedestrian environment, and minimizing infrastructure costs. The approved specific plan includes 868 residential dwelling units, as well as a business park, a neighborhood park, sports fields, and open space areas. Over 40 percent of the land area is designated as open space and 56 acres are designated as parks. The City shall consider this area as potentially appropriate to accommodate additional housing up to 1,200 units. Revision to the Margarita Area Specific Plan will be require if residential development in excess of that accommodated in the plan is proposed. T 805.781.2670 sloc;hamberorg F 805.543.1255 visitslo com E slochamber ®slochamber.org slo- buiness rom