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HomeMy WebLinkAbout5/8/2024 Item 5b, Fae From:Tori < To:CityClerk Subject:URGENT: Welcome Home Village - Johnson Street Project This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Council Members, I have spoken to some of you in person before. Never about this issue. I ask that you read this through and attend the meeting on the 8th or help us to slow this down until it can properly be evaluated. The Welcome Home Village project which has a meeting coming up this Wednesday (8th of May) seems to be self- permitting regardless of any correspondence from the neighborhood. THis is something I would normally attend a city council meeting for but they are bypassing that by making this a "county" issue. Here is a copy of a petition we are trying to write. https://chng.it/n4cZstp8gK The issue is that they are try to apply rules they used in other areas that were commercial areas in a residential area. All their quotes for success were in either commercial areas or areas where the population was in the millions so their 200 additional population had no noticeable effect. We strongly believe this will negatively affect the community and not truly help their target audience. Also, it seems that none of the developers or decision-makers have a stake in the neighborhood they are developing in. Please help us avert development without due approval. Sincerely ~ Tori Fae p.s. I understand there is a sunset clause on the funds - but that does not change the need for proper investigation and approval. They have already been shut down before and instead of changing their plan, just moved to a new place and left no time for rebuttal or investigation. 1 Welcome Home: General Plan Conformity Report - GENP-0175-2024 Started May 5, 2024 Victory This petition made change with 144 supporters! Share this petition Why this petition matters Started by Grant Robbins May 7, 2024  Planning Commission 990 Palm Street  San Luis Obispo, CA 93401  RE:   General Plan Conformity Report - GENP-0175-2024 Dear Planning Commission,  We are citizens and homeowners in the City of San Luis Obispo, and we are writing to express our concerns regarding Agenda Item #5.b, which recommends the Planning Commission Petition details Comments 5/8/24, 3:50 PM Petition · Welcome Home: General Plan Conformity Report - GENP-0175-2024 - San Luis Obispo, United States · Change.org https://www.change.org/p/welcome-home-general-plan-conformity-report-genp-0175-2024-2a38e57e-c7fc-4bd1-8c57-46c597ea063e 1/12 determine that the “Welcome Home Village” project that San Luis Obispo County is proposing on the parking lots at the intersection of Bishop Street and Johnson Avenue in the City of San Luis Obispo conforms to the General Plan for the City.   More specically, the County plans to lease the property to Dignity Moves, who will construct 34 interim housing units and 46 permanent housing units, for future management and operation by another entity, Good Samaritan Shelter.    Before getting further into the substance of the matter, we want to start by clarifying that none of us are opposed to helping the homeless.  The truth is that we all want to be involved in the process of developing the right solutions. Ordinarily, the City of San Luis Obispo is very proactive about community engagement, and seems to genuinely take pride in hearing, and later addressing, community concerns.  However, that doesn’t seem to be the case with this project.  For example, this item is on the consent agenda, when it is widely known to be controversial.  More on this, later.   We acknowledge the fact that homelessness is a problem in our community, and while that topic tends to ignite an emotional conversation, our goal with this letter is to present you with straightforward facts and questions that are directly related to your role in the process. The Agenda Report indicates that this project is “consistent with General Plan policies [emphasis added] because it provides an opportunity to develop interim and supportive housing for individuals and families experiencing homelessness or at risk of becoming homeless.”   However, the Agenda Report only actually cites one single policy in support of that statement.  The selected policy is Housing Element Policy 8.1, which states: Encourage housing development that meets a variety of special needs, including large families, single parents, disabled persons, the elderly, students, veterans, the homeless, or those seeking congregate care, group housing, single-room occupancy or co-housing accommodations, utilizing universal design.  Share this petition 5/8/24, 3:50 PM Petition · Welcome Home: General Plan Conformity Report - GENP-0175-2024 - San Luis Obispo, United States · Change.org https://www.change.org/p/welcome-home-general-plan-conformity-report-genp-0175-2024-2a38e57e-c7fc-4bd1-8c57-46c597ea063e 2/12 Given the ambiguous nature of Housing Element Policy 8.1, it is reasonable to conclude that this project, or any other type of housing project, would be consistent.   That said, the project is inconsistent with a number of more specic General Plan policies, including, but not limited to, the following:  Land Use Element, Conservation and Development of Residential Neighborhoods, Policy 2.1 The City shall preserve, protect, and enhance the City ’s neighborhoods and strive to preserve and enhance their identity and promote a higher quality of life within each neighborhood. The proposed project will not preserve or enhance the identity of the neighborhoods o of Johnson Avenue, because these neighborhoods predominantly consist of single-family residences on larger lots with adequate setbacks and appropriate scale, as required by the Zoning Code for R-1 and R-2 designations.   Land Use Element, Conservation and Development of Residential Neighborhoods, 2.14.E - F  Involve residents early in reviewing proposed public and private projects that could have neighborhood impacts, by notifying residents and property owners and holding meetings at convenient times and places within the neighborhoods.  Provide appropriate sta support, and train all sta to be sensitive to issues of neighborhood protection and enhancement.   The City has taken zero action to involve residents in reviewing the proposed project that is known to be controversial, and widely considered to result in signicant impacts to the neighborhoods o of Johnson Avenue. Instead, the County hosted only one community meeting on May 1, 2024.  However, to be informed of basic information about the meeting including the location, one was required to “Register ” by providing their rst and last name and email address on an internet form.   At the community meeting, numerous residents raised concerns about the lack of 5/8/24, 3:50 PM Petition · Welcome Home: General Plan Conformity Report - GENP-0175-2024 - San Luis Obispo, United States · Change.org https://www.change.org/p/welcome-home-general-plan-conformity-report-genp-0175-2024-2a38e57e-c7fc-4bd1-8c57-46c597ea063e 3/12 communication regarding the project and lack of opportunities to participate in the process.   Furthermore, at the community meeting, project proponents indicated that the Board of Supervisors already had established plans to approve the project at their meeting on May 21, 2024, but never once mentioned that the Planning Commission was scheduled to determine if the project was consistent with the General Plan on May 8, 2024.   Two days after the community meeting, and following plentiful local news coverage, the County sent an email only to those who had “registered” for the meeting to provide information about both upcoming meetings.  Relative to the Planning Commission, the email emphasized the fact that “the County is able to self-permit the project and the City ’s Planning Commission has no decision authority regarding the merits of the project.”   We respectfully disagree with the message this language sends.  We very much respect and value the role of the Planning Commission in evaluating consistency with the General Plan, and being tasked with nding that the project “will not harm the general health, safety, and welfare of people living or working in the vicinity.” In conclusion, local residents have been given approximately 20 calendar days to attempt to understand the scope of this project and what opportunities, if any, are available for public engagement and participation.  Actions that both the City and County have taken relative to this project (seemingly behind closed doors) are directly contributing to widespread distrust of the public process among our community.      Land Use Element, Public and Cultural Facilities, Policy 5.1.5 The City shall promote the location of the following uses in a social-services area in the general vicinity of South Higuera Street near Prado Road (Figure 5): County Social and Homeless Services; California Employment Development and Rehabilitation; Federal Social Security Administration.  This area should have sucient space to accommodate regional oces of State and Federal agencies.  The proposed location for the County Homeless Services project is not in “the general vicinity of South Higuera Street near Prado Road.”  In fact, the project is approximately 4 miles away 5/8/24, 3:50 PM Petition · Welcome Home: General Plan Conformity Report - GENP-0175-2024 - San Luis Obispo, United States · Change.org https://www.change.org/p/welcome-home-general-plan-conformity-report-genp-0175-2024-2a38e57e-c7fc-4bd1-8c57-46c597ea063e 4/12 from that general vicinity.  In a small town like San Luis Obispo, the “general vicinity ” could be reasonably considered as 0.5 - 1 miles.   Land Use Element, Public and Cultural Facilities Policy 5.1.7  Dwellings may be provided only as caretaker quarters, as shelters (with discretionary review), or as part of a specially approved mixed-use development.  The appropriate residential density would be set considering the maximum residential density allowed in any neighboring land use district.   Section 5 of the Land Use Element acknowledges that the City of San Luis Obispo is the “County seat,” and contains “several types of facilities to support government…services.”  As a result, this section of the General Plan was developed to “describe the preferred locations for various types of [government] facilities.”   Policy 5.1.7 is one of twelve policies in this section that indicates that dwellings and governmental functions are not necessarily compatible land uses.  As a result, the policy requires the density of government projects within these areas to be considerate of the maximum residential density allowed in neighboring zones.   The proposed project involves a density of 80+ individuals on 1.46 acres (which translates to approximately 55 dwelling units per acre), whereas the neighborhoods o of Johnson Avenue are predominately zoned R-1 and R-2 where the maximum allowable density is 7 - 12 dwelling units per acre.     Circulation Element, Neighborhood Parking Management Policy 14.1.2 The City shall facilitate strategies to protect neighborhoods from spill-over parking from adjacent high intensity uses.   The proposed project is located on two existing parking lots at the intersection of Bishop Street and Johnson Avenue, which collectively contain over 100 parking spaces for the County 5/8/24, 3:50 PM Petition · Welcome Home: General Plan Conformity Report - GENP-0175-2024 - San Luis Obispo, United States · Change.org https://www.change.org/p/welcome-home-general-plan-conformity-report-genp-0175-2024-2a38e57e-c7fc-4bd1-8c57-46c597ea063e 5/12 Health Agency facilities.  Elimination of these parking lots will result in “spill-over parking” into the adjacent neighborhoods, further exacerbated by the fact that the project will require additional sta for management and operation of the “Welcome Home Village.”  In addition, the proposed plan appears to erroneously assume the tenants will not have their own vehicles.  How will these additional parking needs be met?  Circulation Element, Scenic Roadways Policy 15.1.2.A-C and Conservation and Open Space Element, Views Policy 9.2.1.A and D The City will preserve and improve views of important scenic resources from streets and roads.  Development along scenic roadways should not block views or detract from the quality of views.  Projects, including signs, in the viewshed of a scenic roadway should be considered as “sensitive” and require architectural review [emphasis added].   Development projects should not wall o scenic roadways and block views.  As part of the City ’s environmental review process, blocking of views along scenic roadways should be considered a signicant environmental impact.  Figure 3 - Scenic Roadways of the Circulation Element of the General Plan indicates that Johnson Avenue between Smith Street and Fixlini Street has “High Scenic Value,” and designates that area as a “Scenic Visa.”   When will this project be presented to the Architectural Review Commission?  This matter is not on the agenda for the meeting on May 6, 2024.  Will this item be on the agenda for the meeting on May 20, 2024?  How is there sucient time to address the Commission’s feedback on the project before it is slated to be rubber-stamped by the Board of Supervisors on May 21, 2024?   Housing Element, Housing Conservation Policy 3.6 5/8/24, 3:50 PM Petition · Welcome Home: General Plan Conformity Report - GENP-0175-2024 - San Luis Obispo, United States · Change.org https://www.change.org/p/welcome-home-general-plan-conformity-report-genp-0175-2024-2a38e57e-c7fc-4bd1-8c57-46c597ea063e 6/12 Preserve the fabric, amenities, yards (i.e. setbacks), and overall character and quality of life of established neighborhoods. The proposed project will not preserve the character and quality of the neighborhoods o of Johnson Avenue, because these neighborhoods predominantly consist of single-family residences on larger lots with adequate setbacks and appropriate scale, as required by the Zoning Code for R-1 and R-2 designations. Housing Element, Neighborhood Quality Policy 7.1  Within established neighborhoods, new residential development shall be of a character, size, density, and quality that respects the neighborhood character and maintains the quality of life for existing and future residents.   The proposed project is not of a size, density, or quality that respects the neighborhood character and maintains the quality of life for existing and future residents.  The proposed project involves a density of 80+ individuals on 1.46 acres (which translates to approximately 55 dwelling units per acre), whereas the neighborhoods o of Johnson Avenue are predominately zoned R-1 and and R-2 where the maximum allowable density is 7 - 12 dwelling units per acre.   Housing Element, Neighborhood Quality Policy 7.2  Higher density housing should maintain high quality standards for unit design, privacy, security, on-site amenities, and public and private open space.  Such standards should be exible enough to allow innovative design solutions in special circumstances, e.g. in developing mixed-use developments or in housing in the Downtown Core.   There are no attachments available to review for GENP-0175-2024 on the Online Permit Portal.  When sta was directly asked for the “application or materials that were provided to the City of San Luis Obispo for the purposes of preparing the General Plan Conformity Determination,” they indicated that “no application or materials [were] submitted by the County.”  Rather, sta stated that their review was based entirely on “collaboration with County sta during discussions of various jurisdictional questions regarding the grant application and project.”   5/8/24, 3:50 PM Petition · Welcome Home: General Plan Conformity Report - GENP-0175-2024 - San Luis Obispo, United States · Change.org https://www.change.org/p/welcome-home-general-plan-conformity-report-genp-0175-2024-2a38e57e-c7fc-4bd1-8c57-46c597ea063e 7/12 If no materials were provided, and the Agenda Report does not summarize the collaborative conversations amongst the government agencies, how can the Planning Commission possibly or reasonably conrm that the project will maintain “high quality standards for unit design, privacy, security, on-site amenities, and public and private open space?”   Aside from the single nebulous policy that Sta selected to reference, the Agenda Report indicates that a few “Programs” within the Housing Element “further support homeless services and transitional housing opportunities.”   However, each element of the General Plan, including the Housing Element, begins by dening the distinguishing characteristics between a “Policy ” and a “Program.”   Policies are dened as “specic statements that will guide decision-making.  Policies serve as the directives to…decision makers and others who will initiate or review new development projects.”  For all policies in the General Plan, “‘shall’ means the policy is mandatory; “should” or “will” indicate the policy should be followed unless there are compelling or contradictory reasons to do otherwise.”   Programs are “actions that help achieve goals.”   Since the Planning Commission is tasked with determining that the “Welcome Home Village” project the County is proposing in the City conforms to the General Plan for the City, consistency with all General Plan Policies should be the basis for the decision.   In making the determination that the “Welcome Home Village” project the County is proposing in the City conforms to the General Plan for the City, the Planning Commission must also nd that “use of the subject property will not harm the general health, safety, and welfare of people living or working in the vicinity.” The Agenda Report does not provide a rationale for how the Planning Commission could make this required nding.  The rationale in “Resolution No. PC-XXXX-24” simply states that the nding is substantiated “because the proposed use of the land is consistent with the General Plan.”  This circular logic should not be considered as a sucient explanation.   5/8/24, 3:50 PM Petition · Welcome Home: General Plan Conformity Report - GENP-0175-2024 - San Luis Obispo, United States · Change.org https://www.change.org/p/welcome-home-general-plan-conformity-report-genp-0175-2024-2a38e57e-c7fc-4bd1-8c57-46c597ea063e 8/12 Any land use can, conceivably, be consistent with the General Plan, and still have a negative impact on people living or working in the vicinity.  Time and time again, the Planning Commission holds hearings for proposed projects that are technically consistent with the  General Plan, but generate substantial controversy due to the potential impacts. The Planning Commission is responsible for preparing a general plan, and making recommendations to the City Council for development that are consistent with that plan and considerate of community input.  Making sound recommendations requires taking the time and steps necessary to understand and balance competing interests.   So, even though it is certainly possible to approve any imaginable land use in any potential location, the Planning Commission was established for the express purpose of providing an additional level of discretion to matters that are dened by the municipal code as not necessarily straightforward, non-controversial, or widely agreeable.   In conclusion, we strongly urge the Planning Commission to either:  Do not nd the proposed use of land consistent with the General Plan based on the overall lack, and gross inadequacy, of the available information, and testimony submitted by the public; or at the very least,  Continue the item to a future date, and direct sta to:  Collect an adequate amount of information about the project;  Conduct a comprehensive analysis of consistency with all General Plan Policies such that a defensible decision can be made; and Create additional opportunities for public engagement so that the project can be shaped in such a way that it is considerate of all interests.     We recognize that the City has chosen to prioritize eorts to address the ongoing issue of homelessness, and we wholeheartedly support the City in their endeavors accordingly.  However, we simply want to ensure that actions taken are done so in a way that is thoughtful, sustainable, and considerate of everyone that is aected.     5/8/24, 3:50 PM Petition · Welcome Home: General Plan Conformity Report - GENP-0175-2024 - San Luis Obispo, United States · Change.org https://www.change.org/p/welcome-home-general-plan-conformity-report-genp-0175-2024-2a38e57e-c7fc-4bd1-8c57-46c597ea063e 9/12 Thank you in advance for your service to our community, and consideration of our requests.   Sincerely,  All those undersigned.     Share this petition in person or use the QR code for your own material. Download QR Code Report a policy violation Supporter Map 77% of supporters come from this area. Top zip code(s) with the most supporters: 93401, 93410 Map data ©2024 Google 5/8/24, 3:50 PM Petition · Welcome Home: General Plan Conformity Report - GENP-0175-2024 - San Luis Obispo, United States · Change.org https://www.change.org/p/welcome-home-general-plan-conformity-report-genp-0175-2024-2a38e57e-c7fc-4bd1-8c57-46c597ea063e 10/12