HomeMy WebLinkAboutSTAFF REPORT TemplateMeeting Date: October 22, 2014
Item Number: 12
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a Safe Parking Program at Prado Day Center with a categorical exemption
from environmental review.
PROJECT ADDRESS: 43 Prado Road BY: Rachel Cohen, Contract Planner
Phone Number: 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER: U 87-14 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project,
based on findings, and subject to conditions.
SITE DATA
Applicant Community Action Partnership
SLO
Representative Elizabeth “Biz” Steinberg
Zoning Public Facility (PF)
General Plan Public (Government Facilities)
Site Area ~ 29,750 square feet (0.68 acres)
of 48 acres
Environmental
Status
Categorically Exempt from
environmental review under
Section 15301, Class 1 Existing
Facilities of the CEQA Guidelines.
SUMMARY
The applicant proposes to formalize the establishment of a long-term safe parking program at the
Prado Day Center, located at 43 Prado Road. The proposed program will not change from the existing
pilot program, with the exception of a request to add two more vehicles to the program, thus creating a
total of 7 safe parking spaces at the subject location.
Staff has provided an analysis of the proposed project (section 4.0 below) and recommends approval
with the incorporation of conditions of approval which address potential impacts and ensure the project
is compatible with the neighboring uses and the Safe Parking Ordinance.
1.0 COMMISSION’S PURVIEW
The Planning Commission’s purview is to review the project in terms of its consistency with the
General Plan, Zoning Regulations, and applicable City standards.
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2.0 BACKGROUND
On March 20, 2012, the City Council authorized Community Action Partnership of San Luis Obispo
County, Inc. (CAPSLO) to operate a safe parking pilot program for five vehicles as a part of the Prado
Day Center Facility located at 43 Prado Road. This action was implemented by suspending
enforcement at this location of the City’s generally applicable prohibition on the use of vehicles as
living or sleeping quarters. On June 22, 2012, CAPSLO initiated the pilot program. On October 2,
2012, Council extended the pilot program and directed staff to develop amendments to the Municipal
Code to allow safe parking facilities at additional compatible locations. On September 3, 2013, City
Council adopted amendments to Title 17 of the Municipal Code to allow for a safe parking facilities in
the City of San Luis Obispo with the approval of a Planning Commission Use Permit (Attachment 3,
Zoning Regulations, Section 17.08.115: Safe Parking).
Since the implementation of the pilot program, the Safe Parking Program at the Prado Day Center has
been successful in transitioning homeless from their vehicles to permanent housing. The safe parking
program has provided a total of five vehicle spaces and served 18 adults (10 males, 8 females), 8
singles, 5 2-person families, 10 seniors (5 disabled, 5 non-disabled) and 3 disabled adults. The program
has served a total of 13 “households.” As of June 2014, the five households in the program were
working and saving money towards housing, were in the process of applying for benefits, or were
looking for work. Of the 8 "households" that are no longer in the program, 50% have transitioned into
housing. The average length of stay for those who obtained housing has been 7 months. The Safe
Parking Program has enabled those sleeping in their vehicles to have a safe and stable place to live
while they have engaged in case management services to transition into housing while providing an
alternative to living in a vehicle on City streets.
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
The subject property is located off Prado Road (Attachment 2, Vicinity Map) in the Public Facility
P-F) zone. The Prado Day Center occupies approximately 29,750 square feet (0.68 acres) of the 48
acre city-owned parcel. The Center site contains two buildings totaling 4,080 square feet (2,640
square feet and 1,440 square foot), an 18 space parking lot and is located adjacent to the San Luis
Obispo Water Resource Recovery Facility and the City of San Luis Obispo Corporation Yard. The
site is located approximately 450 feet from a residence located at 50 Prado Street and 0.22 miles
1,200 feet) west of the nearest residences on South Higuera. Further site specific details are noted
below:
Site Size 48 acres
Present Use &
Development
Prado Day Center (29,750 s.f. (0.68 acres)), City of San Luis Obispo Corporation
Yard, and the San Luis Obispo Water Resource Recovery Facility
Topography Flat
Access Prado Road
Surrounding
Use/Zoning
North: O-PD & C-S-S (Commercial uses: U-Haul, auto supplies, glass shop and a
vacant lot )
South: R-2-S & C/OS-20 (Residential: Silver City housing community and Open
Space along San Luis Creek
East: Hwy 101
West: C-S-S (Commercial Uses: Dewar and a commercial center)
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3.2 Project Description
As mentioned above, on June 22, 2012, CAPSLO initiated a pilot program to establish a Safe
Parking at the Prado Day Center. CAPSLO is requesting to continue the program as allowed with
the adoption of the Safe Parking Ordinance. The proposed program includes the following
significant elements (see also Attachment 4, Project Description and Attachment 5, Site Plan):
1. The proposed program will have a maximum of 7 vehicles;
2. Participants will be required to enroll in case management services with an ultimate goal of
obtaining permanent housing;
3. Hours of operation will be 4:45 p.m. to 8:30 a.m.;
4. Trash and recycling facilities will be provided;
5. Water and restroom facilities will be provided;
6. The site is removed from residential areas (the nearest residential neighborhood is located
approximately 1,200 feet from the site);
7. Located in close proximity to public transportation (approximately 420 feet from the Prado
Road Bus Stop);
8. Monitoring and oversight of the program will be provided by CAPSLO;
9. Preference shall be given to residents of San Luis Obispo County who have been living in
the county for a minimum period of six months within the last two years;
10. Participants will be required to submit to a criminal background check;
11. Only those vehicles registered in the Safe Parking Program will be allowed to use
designated spaces;
12. Parking permits will be issued to eligible and enrolled participants; and
13. All participants will be required to sign a written agreement to follow all terms and
conditions of the program (Attachment 7, Program Rules).
4.0 PROJECT ANALYSIS
4.1 Performance Standards
Section 17.08.115 of the Zoning Regulations establishes standards required for any Safe Parking
Facility within the City of San Luis Obispo. As noted above and within the project description,
the applicant provides programming that meets each of these standards.
4.2 Use Permit Considerations
Several factors of the proposed projected have been considered and analyzed as part of the use
permit review as stipulated in Section 17.08.115 of the Zoning Regulations. These factors are
identified and discussed below:
1. Number of Vehicles Allowed: The applicant is proposing a maximum number of 7
vehicles be allowed at the Prado Day Center site. Currently the site hosts 5 vehicles and
the Prado Day Center staff has assessed they have the capacity for an additional 2 more
vehicles which will allow the program to serve more people. The City of San Luis Obispo
Police Department has communicated to staff that over the last year the site has only
received two calls directly related to the Center or the safe parking program and are
certain that an additional 2 vehicles will have insignificant impacts. Staff is supportive of
the increase.
2. Hours of operation: The facility will operate from 4:45 p.m. to 8:30 a.m. Staff finds that
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the proposed hours are appropriate per information from the City of San Luis Obispo
Police Department and past program practice.
3. Separation between Facilities: Currently there are no other safe parking facilities in
operation within the City of San Luis Obispo.
4. Neighborhood Relations Plan: The City of San Luis Obispo established the Good
Neighbor Policy in order to maintain clear expectations between the community and
homeless services. As such the applicant has provided a Neighborhood Relations Plan
based on the mitigation tools outlined within the Good Neighbor Policy (Attachment 8,
Neighborhood Relations Plan). Additionally, CAPSLO executed the same Neighborhood
Relations Plan as part of the pilot program. Staff is supportive of employing the same Plan
for the proposed Safe Parking Program.
5. Monitoring and Oversight: The proposed safe parking program will provide live,
overnight monitoring of the Safe Parking Area with the use of on-site security cameras
see Attachment 5, Site Plan for placement of all security cameras). Video will be viewed
regularly throughout the night hours by CAPSLO staff located at the Maxine Lewis
Memorial Shelter. The applicant is proposing to upgrade the current security cameras and
add another 5 security cameras to the site (noted on Attachment 5, Site Plan). A similar
monitoring system was used for the pilot program and staff is supportive of continuing the
established monitoring system. In addition, the applicant will provide a hotline that can be
reached via phone or e-mail by which concerned community members may contact the
organization with any issues or concerns related to the program.
5.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from environmental review (CEQA Guidelines, Section 15301,
Class 1, Existing Facilities) because the proposed use will be located within an existing parking area of
an existing facility and involves negligible expansion of the existing use.
6.0 OTHER DEPARTMENT COMMENTS
Other departments have reviewed the proposed project. Any comments or recommendations have been
incorporated into the staff report.
7.0 CONCLUSION
The proposed project seeks to provide expanded services and programs for those that want to transition
into permanent housing by continuing to provide homeless individuals and families with vehicles a
safe place to temporarily park overnight. As conditioned, the Safe Parking Program is consistent with
the General Plan, Zoning Regulations, and applicable City standards. The program incorporates
performance standards in order to ensure that the safe parking facility will be compatible with
surrounding uses and effective at facilitating participants’ transition to permanent housing.
8.0 ALTERNATIVES
8.1. Continue the project with direction to the applicant and staff on pertinent issues.
8.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations
and applicable City policy.
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9.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity map
3. Zoning Regulations, Section 17.08.115: Safe Parking
4. Project Description
5. Site Plan
6. Program Screening Form
7. Program Rules
8. Neighborhood Relations Plan