HomeMy WebLinkAbout07/07/1981 Item 13 - Pre-tentative Concept Review - Sale of 3700 Higuera City Owned Property to Housing Authorithyriiiliilli\1\ililiillllililliiililil\iiljl crty of san Luls oBlspo $?VUi'dJilI*'
MSTAFFREPORT
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FOR Leland Walton, Administrative Officer
BY Terry Sanville, Senior Planner -i..,{}'
VIA Henry Engen, Community Deveolopment Director
PROJECT ADDRESS
MEETING DATE July '1, 1981
ITEM NO,
FILE NO.
SUB.JECT: Pre-tentative Concept Review - Sale of city-ovmed property on Higuera Street
to the Housing Authority.
THE SITUATTON:
The Housing Authority Comrnission has asked that the city consider selling property
at 3700 Higuera Street to al-low the devel-opment of federal-l-y asslsted housing. The
authority commission would like to gain council support of a housing project at this
location,before the various development review processes are initiated.
STAFF POSITION:
In February L979, the staff conducted a study of the property.--aL 3700 lligu era Stree
The results of that study are attached. tr'Ie stil-l support the st
service--commercial/1ight industrial uses are the t'best" long-range use of the site.
Housing could be appropriate for the site. However, it wi-nrl r:equire extensive work
and a creative design to develop housing which fits in with the existing and potential
land uses in the area.
PROCEDURAL REQUIREMENTS :
The following steps would be required to develop housi-ng on the site:
i< General- Plan Conformity Report: The city would have to decl-are the property
surplus to its needs and find that its sale would be consistent with the
general plan.
tc General Plan Amendment Application: The Housing Authority would have to apply
for a change to the l-and use el-ement map to change the site from service
commercial/light industrial to residential - probably "medium density!' residential.
* Property Rezoning: The property would have to be rezoned from PF (Public
Facility) to a residential zone - probably R-2.
tt Environmental Review: Ear ly on in the process environmental documents would
have to be prepaled which study the effect of using the site for housing. A
focused EIR may be needed. It would be desirable for the housing authority to
submit schematic plans of the proj ect to the city aS Part of the general plan
amendment application. Tn this way, the environmental- documents can be pre-
pared at one tj-me and cover all phases of the project.
t( Building Perrnits: Stand.ard building permit and plan check procedures would be
1 1 7-80
fo11owed.
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Pre-tentati-ve Concept Review
Page 2
KEY ISSUES:
The following are key concerns that need to be addressed either by the city or the
Housing Authority:
* Land Use Compatibility:Wil-1 housi-ng on the site be compatible with existing
adjacent uses, incl-uding the sewer plan north of the site? Will it be compatible
with new service commercial land uses on nearby property?
fc Appropriate Design:Can careful design of housing on the site rnitigate land use
Is it reasonable to expect site planning to resolve theseconflict prob,lbms?
issues in this case?
tc Concentration of Assisted Housing: Would it be appropriate to use the
entire site for housing - or would it concentraEe too many assisted housing
units in one location? Can a mixture of uses be reasonably developed on the
property?
ts Tradeoff in Objectives: Is the goal of developing additional- assisted housing
at this l-ocation a good enough reason to encourage a rtless than optimum" l-and
use situation.
Information which may help the council discuss these issues is incl-uded in the attached
staff report. It shoul-d be r'rioted that revised flood maps published by the Federal
Emeggency Management Agency show that most of the site is outside the 100-year storm
flood boundary. Federal- approval of an assisted housing project at this location,
therefore, r^Lould probably not be a problem because of flooding.
TS:bee
Attachments
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houstnq authoptty
OF THE CITY OF SAN LUIS OBTSPO tcult frougta8?tor'[$TY
487 Leff Street , P.O. Box 638 ' San Luis Obispo, CA 93406 , (905) 543-4429
Ex e cutiu e Dir ecto r - S ecr et ary
A. Rrcnano CHusol.{
June 29, 1981
The Honorable Melanie Billig and
Members of the City Council
P. O. Box 321
San Luis Obispo, CA 934OG
Dear Mayor Bi11i9 and Councilmembers:
Our Housing Comnr-ission has very recently learned that the City may declareits property at 3700 South Higuera Street as surplus to its needs. Ttre
Conncil will recall that in January of L979 our Authority inquired about thepossibility of utilizing this site for the developrnent of affordable housing.It is with sorne sense of urgency that we would like to reopen discussionswith the City in this regard.
Our Housing Authority presently has a $6871750 HUD funding commitment which
we will lose unless we obtain a suitable site and complete a development plan
by September 30, 1981. We beLieve that the City's South lliguera property meets
I{UD!s site criteria for assisted housing, and thus offers us one last opportunityto utilize these HUD funds.
An earlier planning staff report (f'eU. 6, L979r copy attached) examining thepotential alternative uses for this property identified two alternatives which
would have included residential use. We believe that this property can beimaginatively and sensitively developed to provide our city with neededadditional affordable housing. We are asking the Council to rnake this site
available to our Authority for this purpose. We would l-ike to proceed without
delay toward this objective.
The tine constraints involved in utilizing the available HUD funds will require
a strong conrnitment by both the City and our Housing Authority. If your Council
agrees wittr. our request, then we would also ask that you qssign a member sf theCity staff to work directly with our Auth,ority on this project. Assignment ofa staff person to this project would greatly improve the prospects for our
achievement of our goal.
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llhe HonorabLe MeLanie Billig and
Menibers of the City Council
EncLs.: C.D. staff, Report, 2/6179
W;J4,a*R. A/'/^^
,t\
June 29, 1981
page 2
I would like to thank the Council for 1our past and contlnued support of
our llousing Authorityrs efforts.
SincereJ.y,
Stephen R. Nel"son
Chairman
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FoR Leland Walton, City Adnrlnistrator
By Gl en Matteson, Assi stant Pl anner
Meeting Uate': February 6, 19'l?
ITEM NO,
FILE NO.
Corrrrrruni ty [)evulollnrent
STAFF
REPORT pR6JECT ADDRESS 3700 South Higuera Street
SUBJECT: Long-term use of cjty property between San Luis Creek and South H'iguera Street.
SITUATION
'The City Councif is considering a request by KATY Radio to lease part of this property
for a radio tourer. At the'ir last regular nreeting, the councjl asked staff to provide'infornratjon to help them decide the best long-term use of the property and to'identify
possibl e confl i cts .wi th a I ong-term I ease by KATY.
STAFF POSITION
'service commercial/Light industrjal is the best long-term use of the
to be leased by KATY Radjo. The tower js both a good short-term and
property.
roperty requested
ong-term use of th
p
I
feet of frongage on
Existing Use: Pasture for disposa'l of t.reated wastewater.
General Plan designat'ion: service commercial/liqht industrial (bordering medium-density
residential )Zoning: C-H (service comnrercial )
Surround'ing zoning: north - service comntercjal ; west - publ ic facil jty; south -
ntedi um-densi ty res i denti al , nrobi l e home park ; east - servi ce commerci al
under speci fi c p1an.
Surroundjng uses: north - lumber yard (under construction); west - San Lu'is Creek,city sewer treatment plant; south - mobile home park; east - aparbnents,
EVALUAT I ON
Si te Characteristics:
Area:' 9 acres (KATY tower requires about
D'inrens'ions: About 400 feet wide and 900 fee
Higuera Street (see attached ma
Topography: Level
pr"ivate l odge; c
Flood status: Eastern edge, r
by the Corps of ErrArr flood zone, h
RFCETVED
,r 'i'l ,_,0lgil
t{f):" !rt ji AUT'jt:)prT,i
tF sAN t'J;s 0B;5t0
acres )
eep, with 68. l2
ultivated cropland (across l"liguera)'ight along the creek, js in the f'loodway designated
ngjneers; nrost of the site is now classjfied
aving a probabi'lity of flooding to a depth of
3.7td
p)
one foot once in one-hundred years. The portion closest to Hig
outs'ide the'100-year floodplain. Channel modificat'ions for Tra
in the
abou t
uera i sct 592 will
probably a11ow the Corps to redesignate this area, removing virtually all
the sjte from the .l0O-year floodplain.
( conti nued )
ctty o[ sm luls oBtspo/3-s
STAFF RTPORT
3700 South |{iguera Street
Page 2
City Plans
Modjfications to the sewer treatment plant may make the sjte ava'ilable for otheruses. The earliest it will not be needed f-oF-wastewater disposal is l9Bl. At thattime, the Public Services Department will know better if jf should be kept as analternative" to releasing treated effluent to other areas, the creek, or Laguna Lake.
ligh! !9w, there are no definite plans to use it for anything other than a pasture.Possibilities include materials and equiprnent storage oi activjtjes not accommodatedby a consolidated yard somewhere else.'
Al ternative Uses
Three possible land use alternatives are depicted on the accompanying sketches.
The cjty could sell or lease the land for service conmercjal uses (car sales andservice, lumberyards, etc. ). Thjs would probably provide the highest financial return.If the.plgPerty was leased, terms of the lease c-ould inclucle condit'ions assuring
ggTlpatibility with the neighboring mobile home park. If it was sold, adding the
"S" designation to the zone would be a good 'idea.
The property does not have high visability
more of the frontage, there would be moresite for housing, preferably assisted houspolicies, would be jncreased. The twelve
nonconforming use under the C-H zcning. Hto allow rezoning of this area wjth aboutresidential. The residential anea woulC b
t.han the existjng nrobile home park. Still
concern for resident'ial use. While the opexcellent and odors are rarely detectable
a nuisance could exist. For this reason w
Public Services Director to djscourage res
area.
Divlding the use of the property would cornpcity cou'ld use money from sale or lease of
apartments and create nrore flexibility for
area, and still have access to the commerci
many compl i cat'ions that w'i I I have to be res
use or uses other than pasture
fronr H'iguera Street. If the city ownedoptions. [:easjbi I jty of usjng part of theinq in conformance with draft Housing Element
apartments at 3730 South H'iguera are a
eyond the creek, 'if there ulere malfunctions
woul d support the comments made by the
dential use on the proposed KATY lease sjte
I icate access to H jguera. Poss'ib'ly thepart of the parcel to buy the existingsite planning the potential residentjalal area behind the Eagles Lodge. Therere
olved if and when the city dec'ides on a
ever, the general plan could be interpreted
ree acres of the city parcel going to
500 feet from the treatment plant; farther.
the prox'inrity to the treatnent plant is a
ating record of the treatment plant has been
ow
th
e
r
t
e
b
e
i
The,Housing Authority is interested in the site. However, HUD policjes would preventtheir using it if it were jn the flood p1ain. Also, they would probably not want the
whole area for assisted housing, since the concentration of subdsidjzed unjts (as rnanyas .l00) would be contrary to t[e goal of djspersing such units.
Radio Tower Lease
The shorter the term of the radio tower lease, the more flexjbility the c'ity hasin dealing with alternative uses of the whole property. However, the radio-tower is a
good use for the property, particularly untjl the flood status is changed. The draft
lease jncludes a provision for KATY's "first right of refusal", but it-should applyonly to the 3.7 acres actually needed for the tower.
Glul:HE:drs
Attachnrents: Locatjon nap; site nrap; possible use areas (3 alternatjves)cc: Rich Chrrlrrrn, llous'inr:l Atrthority rc-b
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