HomeMy WebLinkAbout11/14/2023 Item 6b, Meyer
Emma Rose Meyer <
To:E-mail Council Website
Subject:Public comment: Item 6B, Cal Poly Urbanists
Attachments:EmmaMeyer&ValentinaValverdeStudioWinter2023.pdf; Screenshot 2023-11-13 at
6.06.20 PM.png; Screenshot 2023-11-13 at 6.09.26 PM.png
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My name is Emma Meyer and I am a City and Regional Planning student at Cal Poly
and a member of Cal Poly Urbanists.
I am writing to you in regard to item 6B, the purchase of 1166 Higuera St. I believe
that this parking lot should not be surface level parking if purchased by the city.
The Downtown Concept Plan emphasizes the importance of sustainability and
mobility. More parking unequivocally goes against those goals.
I recommend an alternative land use to parking such as mixed-use development
including housing and commercial. Attached is a proposed design for the site.
Thank you for your time.
Sincerely,
Emma Meyer
pronouns she/her/hers
Cal Poly Urbanists |President
CRP Diversity, Equity, and Inclusion Coordinator
Associated Students in Planning |Co-Vice President
City and Regional Planning
Cal Poly, San Luis Obispo, CA
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Regulations
What policies from SLO’s General Plan land use element apply to the project site? (short summary)
• Land use Element (applicable Land Uses, applicable Land Use goals, Objectives, policies)
o 2012 survey 52% of respondents seek more bicycle infrastructure
o Goal to protect and restore natural landforms and features (site near San Luis Obispo Creek)
o More productive use of commercial spaces that are already committed to that land use
o Maintain the character as small, safe, comfortable, and its rural setting
o Buildings compliment the landscape and neighborhoods
o On the land use map, it is classified as retail commercial
o Land uses: retail sales, business, personal, professional services, recreation, entertainment, transient lodging, limited residential
o All new buildings should be subordinate to and in harmony with surrounding landscape
o City should support mixed use projects near transit and activity nodes
o Outside of downtown new development is required to provide off street parking
• Circulation Element (applicable circulation goals, objectives, policies)
o Reduce use of cars by promoting alternative methods such as biking, walking, bus
o Streets that are safe and functioning for all modes of transportation
o Development projects should be designed with the purpose of adequately serving pedestrians, bikes, and bus connections.
o New development should be designed to be accessible to transit.
o New development should provide bike storage, parking, and pathways.
o The city promotes walking as a primary mode of transportation.
o New or renovated commercial spaces should have pedestrian access separate from vehicle entryways.
o Downtown pedestrian plan encourages walkability and ensures pedestrian safety.
o The city should be compliant with ADA standards.
o The roads by the site are arterial.
o New development has the responsibility of constructing new pedestrian and bicycle facilities.
• Other (quick review for applicable Elements)
o New commercial development in the downtown core should include housing.
o Encourage residential development through infill development.
o Multi-family housing revenue bonds are available through non-profits for mixed-use development with affordable housing.
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What does the zoning code allow/permit in the project site?
Residential Use
• What is the general policy for the area as defined by the land use element?
o In the defined area residential development use is limited. It is limited to multi-unit residential.
• What kind of housing is permitted (allowed density, typology, etc) by the zoning regulations?
o The maximum residential density is 36 units/acre.
• What are the design requirements (heights, setbacks, open space, etc)?
o There are no setback requirements unless adjacent to a zone that has a requirement. The maximum building height is 45 feet. The maximum lot coverage is 100%. The maxi
mum floor area ratio is 3.0. The minimum lot area is 9000 square feet.
Retail Commercial
• What is the general policy for the area as defined by the land use element?
o A commercial building cannot exceed 60,000 square feet unless a conditional use permit is requested.
• What kind of commercial uses are permitted (use, typology, etc) by the zoning regulations?
o Commercial uses such as retail sales, business, personal, professional services, recreation, entertainment, transient lodging, limited residential are permitted.
• Which are the design requirements (heights, setbacks, etc)?
o There are no setback requirements unless adjacent to a zone that has a requirement. The maximum building height is 45 feet. The maximum lot coverage is 100%. The maxi
mum floor area ratio is 3.0. The minimum lot area is 9000 square feet.
Parking
• What are the parking requirements (quantity) for multi-unit residential and for the different uses permitted in the retail commercial zone?
o The parking requirements for multi-unit residential is 0.75 space per bedroom (no less than 1 space per unit) plus 1 guest parking space per 5 units. For general retail the re
quirement is 1 parking space per 300 sf.
• What is the parking requirement for electric vehicles?
• What are the Bicycle Parking standards for residential, and residential-group living, restaurants, general retail, and offices?
o Residential: 2 per unit plus 1 guest per every 5 units, short term guest spaces, and long term 2 per unit.
o Residential-group living: 1 per bed, short-term 25% and long-term 75%.
o Restaurant quick serve: 1 per 150 sf, short-term 75% and long-term 25%.
o Restaurant sit down: 1 per 500 sf, short-term 75% and long-term 25%.
o General retail: 1 per 1000 sf, short-term 75% and long-term 25%.
o Offices: 1 per 1500 sf, short-term 75% and long-term 25%.
• What parking reduction policies/programs are available (if any)?
o Required parking can be reduced by 20% if a shared parking facility has more than one use.
o You can be approved for reduced parking by 10% if the location is near transit, or markets.
o Affordable housing developments also allow for parking reductions.
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Urban Form
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Circulation and Transportation
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Vehicular Traffic
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Natural Environment
Existing Uses in and Around Site
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