HomeMy WebLinkAbout07-01-2014 ph3 RowleyResidents for Quality Neighborhoods
P.O. Box 12604 . San Luis Obispo, CA 93406 AGENDA
July 1, 2014 nn CORRESPONDENCE
Re: PH #3, Review of Amendments to Municipal Code Title 17: Zoning RegulatToge — �� item#
Dear Mayor Marx and Members of the Council,
The RQN Board is pleased with the strides that have been made to simplify and clarify the
definitions that have been brought back for your consideration. We recommend some minor
modifications to the definitions based on common past practices, but overall they address
historical problem areas and are easy to understand. We do not, however, support the
proposed change to zoning amendments initiation.
Guest Quarters. RQN supports the recommended revisions as written. They are reasonable
and unambiguous. They address the loopholes that have enabled individuals to convert these
structures into permanent living space. After the state mandated secondary dwelling units by
right, but allowed municipalities to include local controls, our City Council determined that
conditions in the city warranted inclusion of an owner - occupied requirement for one of the
units. We wondered why that provision was not extended to Guest Quarters. This revision
closes that loophole and will definitely contribute to Neighborhood Wellness, especially in
heavily impacted neighborhoods.
AccessorV Structures. RQN supports the recommended revision with reservation. Although the
recommended revisions are quite clear about what is and is not allowed, accessory structures
that are plumbed for water /sewer will always be a problem. The allowed hook -ups invite
extension of the internal plumbing in order to convert the structure into living space. Request
you consider disallowing a sink and toilet in accessory structures; both are available in the main
house and their exclusion may deter illegal conversion of these structures.
Definition of a Bedroom. RQN supports the recommended revisions with two exceptions, the
inclusion of the terms "loft" and "den" as not bedrooms. Over the years RQN members have
seen these terms used routinely to disguise what are intended to be bedrooms - as a way
around having to provide the correct number of parking spaces for a project. The staff report
also mentions the illegal conversion of lofts or dens into bedrooms at the Pine Creek Condos.
We are aware that some future development plans may include new terms to replace the two
we have recommended for deletion; therefore, we welcome the additional oversight of the
Community Development Director recommended in the revision.
Zoning Amendments Initiation. RQN cannot support staff's recommended changes to this
section and the concomitant erosion of residents' ability to have the necessary time to learn
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about, understand and address proposed zoning amendments that could directly affect their
quality of life or the quality of life in their neighborhood. Although the recommendation is said
to apply only to minor changes, "minor" is in the eye of the beholder.
The staff report states that for smaller scale and more straightforward zoning amendments the
current Initiation process is time consuming and not as valuable to the process and decision
makers. However, the report does not mention or address the value of the current process to
residents who may be affected by a zoning amendment. Nor does the report define "smaller
scale" and "more straightforward."
The Community Development Department's Organizational Assessment included a Strategic
Action Plan that provided a listing of recommendations, the priority of each recommendation, a
suggested implementation time frame and the anticipated benefits of each recommendation.
The item listed as the first priority was, "Prepare and implement a proactive Residents'
Outreach and Communication Plan" to promote openness, transparency, goodwill and trust.
Altering the current Zoning Amendments Initiation process to add the Planning Commission
and the Community Development Director to the list of authorities able to initiate "minor"
zoning amendments makes it harder, not easier for residents to participate and does not
appear to us to be in the spirit of improved outreach and communication.
a. Zoning Amendments. These run the gamut from where and for how long visitors may live
in /park an RV to landscape standards that require a building permit to front yard parking
restrictions to the minimum distance an adult entertainment must be from residential
property.
b. Zoning Map Changes. Changes to the Zoning Map are difficult to follow and residents who
do not deal with this on a day -to -day basis may not know a change is contemplated or, if they
know, may not understand the significance of the change until a project is under construction.
Thank you for your time and consideration of our input.
Sincerely,
Sandra Rowley
Chairperson, RQN
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