HomeMy WebLinkAbout11/14/2023 Item 6b, Couch
Myles Couch <
To:E-mail Council Website
Subject:1166 Higuera Street
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Dear Councilmembers,
I'm a renter and resident in the downtown area, and a member and local lead of SloCo YIMBY, a pro-housing
organization.
I'm confused by the City's plan to purchase 1166 Higuera Street for use as a surface-level parking lot. I'm disappointed
the City isn't taking further action to encourage development of the property consistent with its Housing Element, which
includes the following description of this property:
"3) Another example of an underdeveloped or blighted property that can accommodate new or additional high-density
development is 1166 Higuera Street (Figure D-5). The property is zoned Commercial-Retail, C-R, over 25,000 square feet
in size, and has a density of 36 units per acre (which could allow between 20 to 40 residential units). Mixed-use
development is allowed by right in the C-R zone, and the only entitlement necessary to develop this property with
residential units is developmental review of the proposed site and building designs. Additionally, the site is located
within the Upper Monterey Area that the 2014 Land Use Element update identified as an area of redevelopment (Policy
8.2.2)." (https://www.slocity.org/home/showpublisheddocument/30985/637667061640130000 at p. 161.)
This property is currently underutilized and I support the City's plan to encourage development of upper
Monterey/Higuera Street including the addition of denser residential and mixed-use development. I recognize the City
feels a need to respond to resident concerns about downtown parking, but my understanding is those concerns arise
from recent increased fees and perceived unavailability of parking spaces directly within the downtown core, rather
than actual unavailability of parking within 3-5 blocks of downtown, which is almost always readily available except on
the busiest nights of the year. In my experience, it is easy to find parking when I drive to Petra or other businesses in this
area. According to the Access and Parking Management Plan, there is plenty of parking within 1-2 blocks of this property
even on busy farmer's market nights, with nearby blocks at 25% or less of capacity.
(https://www.slocity.org/home/showpublisheddocument/33815/638119822786600000 at p. 17) I'm curious what
evidence supports the staff report's assertion that lack of parking has been a hurdle to development in this
neighborhood. It seems like a lack of pedestrian traffic rather than a lack of parking in this area is an obstacle to
businesses thriving.
Downtown SLO doesn't need more surface-level parking, which would represent a step backwards to a time when the
upper Monterey area was covered in car dealerships, gas stations, and other car-centric uses. I hope you consider other
options to encourage smart development of this property.
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Best,
Myles Couch
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