HomeMy WebLinkAbout08/06/1991, 5A - GP 1442/PD 1518 -CONSIDERATION OF: 1) AMENDING THE LAND USE ELEMENT AND ZONING MAPS TO CHANGE THE DESIGNATIONS FROM SERVICE-COMMERCIAL/LIGHT INDUSTRIAL (M ZONE) TO MEDIUM-HIGH DENSITY RESIDENTIAL, PLANNED DEVELOPMENT (R-3-PD); AND 2) A PR QIII^I�III'IIIIIIIII�II IIMEETING DATE:
II u pilllf�� cIty .of san suis oBispo 8&
ANNIMMkow
COUNCIL AGENDA REPORT ITEM NUMBER:
0
FROM: Arnold Jonas, Community Development Director; By: Jeff
Hook, Associate Plan r
SUBJECT: GP 1442/PD 1518 - Consideration of: 1) amending the
Land Use Element and Zoning maps to change the designations from
Service-Commercial/Light Industrial (M zone) to Medium-High Density
Residential, Planned Development (R-3-PD) ; and 2) a preliminary
development plan for an 85-unit residential condominium project at
843 Mutsuhito Avenue.
CAO RECOMMENDATION: Adopt a resolution amending the the general
plan land use element and zoning maps, approve the preliminary
development plan for Villa Rosa, and pass-to-print an ordinance to
rezone the site to R-3-PD.
BACKGROUND
On July 16th, councilmembers discussed and took public testimony
ori the Villa Rosa project. Councilmembers expressed general
support for the project, and continued it to tonight's hearing.
During the course of discussion, councilmembers asked staff to
return with information on the Stoneridge II traffic analysis as
it relates to Villa Rosa. That information is presented below,
along with the previous council staff report.
The previous June 26th, the planning commission recommended, on a
unanimous vote (commissioner Gurnee refrained from voting due to
a potential conflict of interest) , that the council concur with the
mitigated negative declaration and approve the general plan
amendment, PD rezoning, and preliminary plan for "Villa Rosa. " On
May 8th the commission reviewed this project and asked the
applicant to provide additional information on affordability and
resale terms, adjacent land ownership, Broad Street traffic signal i
design, and compatibility with adjacent uses. The additional
information was provided and is attached. The Architectural Review
Commission conceptually reviewed Villa Rosa on June 17th, and
granted schematic approval on July 15th. ARC comments are
summarized below.
STONERIDGE TRAFFIC ANALYSIS
Stoneridge II, a 65-unit residential planned development, is
proposed at the west end of Stoneridge Drive, across Broad Street
from the Villa Rosa project. The project's final environmental
impact report is complete, and is tentatively scheduled for
Planning Commission review in August. Commission and council
review of the PD preliminary plan is expected this Fall.
Councilmembers have asked for additional information on the traffic
effects of Stoneridge II relative to Villa Rosa. The EIR is based
on the same traffic data and assumptions used in the Villa Rosa
traffic study. For example, it assumed that the Brickyard would
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be developed with 112 dwelling units and 51, 000 square feet of new.
commercial floor area. Stoneridge II is expected to generate 590
average daily trips with 45 a.m. and 60 p.m. peak hour trips, with
about 80 percent of the traffic directed towards the downtown area
on Broad Street.
The EIR concludes that Stoneridge II alone will not have
significant traffic impacts; however, the EIR finds that Stoneridge
II will have a significant cumulative impact on traffic, and
requires developer contributions to areawide traffic improvements.
Specific mitigation measures will be based on the project's
contribution to traffic volumes on Broad Street and Orcutt Road,
and will be patterned after Villa Rosa's recommended traffic
mitigation measures.
The proposed signal at Lawrence Drive and Broad Street should
improve traffic access for the Stoneridge II, since it will allow
"platooning" of traffic, making turns from Stoneridge onto Broad
Street easier. According to city and CalTrans engineers, a signal
at Lawrence Drive and Broad Street is preferable to the original
location at Mutsuhito Avenue since it will serve a neighborhood
area, will allow more stacking room for southbound cars turning
left from Broad Street onto Orcutt Road, and allow for overall
smoother traffic flow.
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Additional Attacbments:
-Agenda report from July 16 , 1991 Council meeting
-Draft Resolution and Ordinance
Enclosed: Preliminary PD Plans
NOTE: A copy of the initial environmental study (ER 15-91) ,
traffic study and other supporting documents are in the
council office.
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ORIG VI AGS[ " nEPORT FRONT 7/16/91 MEE'I'IlQG.
I1IN�INp��� Ill�ull MEETING DATE:
�II�IIi��llil city of San LUIS OBISpo - -7-/t- 9J
swum COUNCIL AGENDA REPORT 'TEM NUMBER:
FROM:, Arnold Jonas, Community Development Director; By: Jeff
Ho ociate Planner
SUBJECT: GP 1442/PD 1518 - Consideration of: 1) amending the
Land Use Element and Zoning maps to change the designations from
Service-Commercial/Light Industrial (M zone) to Medium-High Density
Residential, Planned Development (R-3-PD) ; and 2) a preliminary
development plan for an 89-unit residential condominium project at
843 Mutsuhito Avenue.
CAO RECOMMENDATION: Review and consider the project, take public
testimony, and continue discussion to August 6, 1991.
REPORT-IN-BRIEF
The report concludes that the project is consistent with general
plan policies encouraging a wide variety of housing types, tenure,
and costs close to employment areas, and policies which encourage
a balance between job and housing opportunities. Since the project
will introduce a new residential neighborhood into an area which
consists of a mix of older dwellings and service-commercial/light-
industrial uses, special design measures are provided to maintain
compatibility with adjacent uses. The report also concludes that .
if residential uses are appropriate at this location, the City
should initiate a study of adjacent M-zoned land to the north of
Villa Rosa for possible rezoning to allow residential uses.
BACKGROUND
On June 26th, the planning commission recommended, on a unanimous
vote (commissioner Gurnee refrained from voting due to a potential
conflict of interest) , that the council concur with the mitigated
declaration and approve the general plan amendment, PD rezoning,
and preliminary plan for "Villa Rosa. " On May 8th the commission
reviewed this project and asked the applicant to provide additional
information on affordability and resale terms, adjacent land
ownership, Broad Street traffic signal design, and compatibility
with adjacent uses. The additional information was provided and
is attached. The Architectural Review Commission conceptually
reviewed Villa Rosa on June 17th, and their comments are summarized
below.
The applicants, Stanley and Elizabeth Bell, want to amend the
general plan designation only for the interior portion of the
former Faulstich Brothers brickyard, and to rezone the interior
8.26 acres from M to R-3-PD for a specific residential project.
With this proposal, the three "Brickyard" lots adjacent to Broad
Street would remain C-S.
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SIGNIFICANT IMPACTS
The project will not have significant adverse environmental impact
provided that the mitigation measures listed in the attached
initial study are included in the project. These measures address
land use compatibility, traffic and circulation, air quality,
trees, and historic preservation.
DATA SUMMARY
Applicants: Stanley and Elizabeth Bell
Representative: Mike Multari
Zoning: M
General Plan: Service-Commercial/Light Industrial
Environmental Status: Mitigated negative declaration
Site Data: The vacant, 8 .26 acre triangular site is located at the
south portion of the city, just east of and parallel to Broad
Street between Lawrence Drive and Orcutt Road. Located on the east
side of Broad Street, the site is within a service-
commercial/industrial district that consists of small commercial
lots with older warehouses and commercial uses, and a few older,
non-conforming houses. Formerly used as a brickyard, the site's
topography has been completely disturbed.
ADVISORY BODY RECOMMENDATION
The Planning Commission recommends council approval of the general
plan amendment and rezoning from Service-Commercial/Light-
Industrial (M) to Medium-High Density Residential, planned
development (R-3-PD) , and to recommend approval of the preliminary
PD plan. At the commission's hearing, discussion focused on the
project's affordability provisions, with some commissioners
expressing a preference for a slightly higher "recapture fee" upon i
resale of the affordable units. Several citizens spoke in support
of the project.
In a separate motion, commissioners voted unanimously to initiate
a staff rezoning study for the possible expansion of residential
uses to the north of Villa Rosa.
On June 17th, the Architectural Review Commission conceptually
reviewed Villa Rosa and voiced general support for the project.
Commissioners like the site layout and architectural design, and
affordability aspects. Although they took no formal action,
commissioners had several suggestions:
1. Provide floor plans of entire buildings to show relationship
of units.
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2 . Provide pedestrian linkages to integrate the project with the.
surrounding area, eg. Sinsheimer Park; avoid an inward-
oriented residential "island" (eg. Sinsheimer Park)
3 . A community room or meeting facility is needed, possibly
worked into Building 7. Also desirable is inclusion of a
carpool waiting area, kiosk, gardening areas, and
interconnected jogging trails.
4. Include features to reduce noise in courtyards; and garages
should accommodate bicycles and small trash containers.
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5. Give more design emphasis for the project entry on Lawrence
Street.
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PROJECT CHANGES
The applicants made several project changes in response to staff
and commission comments from the May 8th Planning Commission j
meeting (refer to applicant's letter) :
1) To allow through circulation between Mutsuhito Avenue and
Lawrence Drive, alternative designs for Victoria Avenue and
Building 9 have been submitted. This alternative has four fewer
units, provides all of the required parking off-street, and has
wider landscaped setbacks from the adjacent Grange Hall and
Plumbing supply house.
2) Affordable housing terms have been changed: i
■ A lower sales price category (65% of market value) is now
offered for low income buyers (earning 80% of median income) ;
■ Four units will be available exclusively to low income
buyers, with at least 22 additional units available for low_
or moderate-income buyers;
■ Resale controls will extend for 12 years on units sold at
65% of market value; all other units sold at below-market are
subject to 10-year resale controls as before;
■ A "recapture" provision is added which funnels 10% of the
profits from the sale of discounted units back to the Housing
Authority (or other non-profit housing entity) for the
development of additional affordable housing.
3) A map highlighting ownership/land use just north of Villa Rosa
has been submitted.
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4) A preliminary traffic signal design has been done for the Broad-
Street/Lawrence Drive intersection and will be available at the
meeting.
5) On June 3, 1991 the Community Development Director granted a
negative declaration of environmental impact, subject to inclusion
of 19 mitigation measures, listed in the attached initial study,
ER 18-91. The applicants have indicated they will comply with the
mitigation measures.
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PROJECT DESCRIPTION
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Stanley and Elizabeth Bell want to build an 85-unit planned
development on a vacant site, a portion of what is known as "the
Brickyard property, " on Broad Street just north of Orcutt Road.
The project application involves several planning actions:
■ a general plan amendment from Manufacturing to Medium-high
density Residential (GP/R 1452) ;
■ rezoning the site from manufacturing (M) to medium-high
density, planned development (R-3-PD) (PD 1518) ;
■ Architectural Review Commission approval (ARC 91-23) ;
■ a vesting subdivision map to create 85 small lots, plus one
common area lot (TR 1066) ;
■ a lot line adjustment to adjust the lot line between this
and the adjacent commercially-zoned site to the west (proposed
orchard Supply Hardware, ER 15-91) ; and
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■ partial street abandonment of Frederick, Victoria and
Mutsuhito Avenues.
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The condominium project consists of a combination of two- and three
bedroom units. Five floor plans are proposed, ranging in floor
area from 1118 square feet to 1500 square feet. Each unit includes
a small lot, a balcony and/or small outdoor patio, and covered
parking. The one- and two-story units are arranged in nine
clusters of 6 - 13 units, with stucco exteriors and wood and tile
detailing. The developers plan to sell 41 of the units at prices
affordable to persons. of moderate incomes.
Primary access is from Broad Street (State Highway 227) via
Mutsuhito Avenue, with secondary street access from Lawrence Drive
and Orcutt Road. The project includes an interconnected system of
bikeways, open space, landscaping, and other recreation amenities.
Total building coverage is 26 percent of the site, paved area is
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landscaping. Additional project details are included in the_
applicants' project description, attached.
SITE HISTORY
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This site is part of the Imperial addition, a subdivision recorded
in the late 1800 's. Originally platted as residential lots, the
area was then on the outskirts of the city. In the early 19001s,
the area developed with a mixture of houses and light-industrial
and manufacturing uses, including the brickmaking operation which
began in 1921. Over time, the area became increasingly dominated
by service-commercial and industrial uses. The site's northern
part was annexed in 1940, and designated for medium-density
residential uses along Broad Street and manufacturing uses in the
interior lots in the city's first zoning ordinance dated 1947. It
was not until 1969 that the rest of the brickyard site was annexed.
As the city grew, residential and neighborhood-commercial uses
began to expand along the Broad Street. corridor. The Imperial
Addition, once a residential/industrial transition area on the
city's outskirts, became surrounded by residential and commercial
uses. North of the brickyard site, the M-zoned area east of Broad
Street, between Woodbridge Street and Humbert Avenue is still a
"mixed-use" area, with over 20 houses and apartments, a convenience
store, auto repair, wood shop, and various light-industrial uses.
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EVALUATION
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Staff views this as an innovative and attractive project, and
supports approval of the requested general plan amendment and PD i
rezoning. As with any planned development or subdivision of this j
size, many details must be resolved before final approval; however
the plans are sufficiently detailed at this time to act on the
general plan amendment and PD rezoning/preliminary PD plan
requests. The council is being asked to consider a modified street
design and alignment for Victoria Street. The tentative tract map
and street abandonment requests must be consistent with the
preliminary plan, and will return for council action at a future
hearing.
General Plan
The general plan designates this site for service-commercial/light
industrial uses, suitable for a wide variety of industrial,
manufacturing, and service commercial uses. During the
commission's work on the general plan update, it designated the
Brickyard area as a "special design area" , suitable for mixed
residential and commercial uses.
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General plan policies would seem to support residential uses here..
provided that compatibility issues could be resolved. The project
appears consistent with the following policies:
-"The City should encourage residential development, promoting
efficient urban densities and diversity of design consistent
with prevailing or proposed neighborhood character, to enable
adequate choice of location, type, tenure, design and cost by
families and individuals working in or enrolled near San Luis
Obispo. "
This project could set the "prevailing character" for residential
development in this area of Broad Street. And while older
dwellings already exist in the M-zoned neighborhood to the north,
the proposed general plan amendment would, if approved, mark a
significant commitment to mixed residential and commercial uses in
this area. To avoid creating an "island" of residential surrounded
by commercial, Staff supports the planning commission's initiation
of a rezoning study which could expand the residential neighborhood
northerly at least to Humbert Street.
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-"Medium-high-density residential development, allowing a
maximum of 18 density units per acre shall be encouraged in
areas substantially committed to this type of development,
close to community commercial centers and public facilities.
The equivalent of R-1 and R-2 housing is located in the M-zone,
just north of this site. To the east, across the Southern Pacific
Railroad right-of-way is both R-1 and R-4 density residential
development. The Crossroads, a recently completed commercial
center on Broad Street at orcutt Road, offers neighborhood-serving j
uses within easy walking distance of Villa Rosa. Sinsheimer Park j
and Sinsheimer Elementary School are also nearby.
-"New residential developments or redevelopments involving
large scale sites (expansions of existing neighborhoods or
major infill or intensification areas) should be designed to
orient low-density housing to local access streets and medium-
or high-density housing to driveways accessible from collector
streets. "
-11The allocation of land resources for service
commercial/light industrial uses should be periodically
reviewed and revised as necessary to reflect the realistic
needs and opportunities of the City of San Luis Obispo based
on changes in the work force and resource availability. "
The Planning Commission's draft Land Use Element update designates
the Brickyard site as a "Special Design Area, " and Villa Rosa
appears consistent with the draft LUE policies encouraging mixed
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residential and commercial uses, convenient walking routes.
connecting nearby commercial and recreational uses, and buffering
of residential uses from the undesirable effects of adjacent
commercial uses.
Zoning/Subdivision Regulations
The project meets city standards for residential density, lot
coverage, building height, and parking. At 85 units, the proposed
density is 10.3 units/acre, and R-3 zone allows up to 18 units per i
net acre. Most units do not meet conventional building setback
requirements; however as a PD condominium, the city may relax
setback standards and other zoning requirements. In condominium
developments, lots may be any size, shape, or dimension. Due to
the building "cluster" layout, the minimum side and rear yard is
0 feet, and street yards vary from about three to 10 feet wide.
In the R-3 zone, a minimum 15-foot streetyard is required.
However, staff feels the preliminary PD plan achieves the intent
of the Zoning Regulations since a 15-foot separation between the
street (or private driveway) and units is maintained, with
landscaping and four foot wide sidewalks between the street and j
buildings.
Parking
The project meets city parking standards, and will provide more
guest parking than is normally required by city standards. Unit
types A, B, and C have one-car garages, and unit types D and E have
two-car garages. Additional required parking for residents and
guests is provided in parking lots adjacent to each building
cluster and along the main driveway. Building courtyards are not
intended for nor are they large enough to accommodate resident or
guest parking. They would be used for access to garages, and for
temporary parking/loading only. Signage and/or pavement marking,
as well as condominium C.C. and R.s would need to restrict parking
in courtyards to maintain clear access, including tow-away
provisions.
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In the past, the council has sometimes used a different parking
standard for condominiums of 2.5 parking spaces per unit. At this
rate, the project would require 223 parking spaces. Staff feels
the higher parking rate should apply which is based on the Zoning
Regulations. Eleven bicycle and motorcycle spaces are required
(one bicycle plus one motorcycle per 20 required car spaces) , and
17 of each are provided in the outdoor parking areas.
Land Use Compatibility
The service-commercial/light-industrial uses which border this
site, and those which are allowed by right in the C-S and M zones,
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aren't intensive industrial uses involving basic .fabrication of-
metals, equipment, food, or chemicals. Based on city zoning
regulations and established use patterns, the adjoining C-S uses
consist largely of offices, small-scale assembly and repair
services, cleaning supplies and services, and equipment rental and
outdoor storage. More intensive manufacturing uses requires
special review and use permit approval on a case-by-case basis.
In other areas of San Luis Obispo, for example along Laurel Lane,
residential and M-zone uses have co-existed for many years.
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The Land Use Element requires new residential areas to be
adequately buffered from potentially incompatible land uses, and
includes the following policies for new residential development:
■ Residential developments should be designed to mitigate
special site constraints, and should be compatible with
present and potential adjacent land uses.
■ Residential neighborhoods should be separated from
incompatible non-residential uses, and should be spatially
separated or otherwise insulated from adverse noise and other i
traffic impacts;
Potential adverse impacts on future Villa Rosa residents include
noise, light and glare, traffic, and odors/fumes from the adjacent
industrial businesses and arterial streets. A variety of physical
standard building and planning measures are available, such as -
sound walls, building setbacks and landscaping/grading design, !,
which can be used to meet the city's performance standards for
interior and exterior noise. The effectiveness of these techniques
can be maximized when incorporated with building design and
orientation which shields yard areas and minimizes window openings ,
toward the noise source.
mitigation measures 1 - 4
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study) are intended to maintain compatibility:
-Provide a minimum building setback of 20 feet for units 79 -
89 to the south and west property lines, with an
architecturally compatible fence or wall, and a 10-foot wide
landscaped planter for visual screening and physical
separation.
.-Provide a minimum building setback of 20 feet for unit 31,
and provide a noise attenuation wall along the property line
between Mutsuhito Avenue and the north corner of the proposed
OSH store to protect residential uses from vehicle traffic
and loading noise. The noise wall shall be architecturally
integrated with the project using landscaping and
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architectural detail, to the approval of the Architectural-
Review Commission.
-Residential units with wall openings facing the C-S zone
shall incorporate construction measures to ensure interior
noise levels do not exceed 45 dBA (Ldn) , to the approval of
the Chief Building Official. An acoustic engineer shall
recommend appropriate design measures for the units so that
the 45 dBA sound level is not exceeded, and these measures
shall be incorporated in the building plans. Such measures j
may include, but are not limited to double glazing, reduced
window area, enclosed outdoor patios, and special wall
assemblies.
-A declaration to buyer shall be included in California
Department of Real Estate documents prepared for prospective
buyers. The declaration shall advise buyers that project is
located adjacent to manufacturing and service-commercial uses,
and that occasional industrial noise and related activities
may occur.
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Performance standards in the city's Zoning Regulations already set j
exposure standards for lighting glare, vibrations, noise, heat, air
contaminants, and solid waste. The site is large enough to
accommodate one or more of these measures, and in some cases, these
measures have already been incorporated into the project's design.
For example, the project provides streets and/or landscape buffers
at least 30 feet wide on the north and east sides where it abuts
manufacturing zoned areas. This separation plus dense landscaping
will mitigate what will likely be minor land use conflicts j
resulting from lighting glare, nuisance noise, and unattractive I
views.
The modified site plan, "Exhibit E" (Figure B) shows the main site
plan change from the original 89-unit project design. This change
addresses compatibility concerns with the adjacent C-S uses by
providing added setback and landscape screening between the Grange
Hall and the janitorial supply house. It:. also reduces the Building
9 footprint, and provides all of the building's required parking
on-site.
Traffic and Circulation
Primary access is proposed from Mutsuhito Avenue, with secondary
access from Lawrence Drive and Orcutt Road. Private driveways
provide internal circulation around and through the project. Villa
Rosa would share Mutsuhito Avenue access with Aggson's Paint and
Glass, San Luis Obispo Grange Hall, and a planned Orchard Supply
Hardware (OSH) store on the Broad Street frontage. Access onto
Orcutt Road would be right-turn in and out only. The attached
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traffic study concludes that this project will not significantly.
impact traffic and circulation provided that the project includes
mitigation measures -- primarily to address the cumulative impacts
of this and other planned projects nearby (see page 15 of initial
environmental study) .
The proposed OSH store provides a 20-foot wide driveway easement
from its parking lot/delivery area ta' Mutsuhito Avenue. The
traffic study recommends a signalized intersection at Broad Street
and Mutsuhito Avenue. However after reviewing development plans
for Villa Rosa and OSH,. CalTrans and city engineering staff
recommend that the Broad/Lawrence Drive intersection be signalized
instead because:
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1) Mutsuhito Drive aligns with Perkins; Lane on the west side of
Broad Street. Perkins Lane is a substandard street which narrows
to ten feet in some places. A signal at this location would
increase traffic on Perkins Lane, and trigger the need for right-
of-way acquisition and widening of Perkins Lane. Given the cost i
and difficulty of widening, this is not a likely scenario in the
foreseeable future.
2) Lawrence Drive is offset about 70 feet where it crosses Broad
Street. A four-way, signalized intersection here would serve the
Lawrence Drive/Woodbridge neighborhood in addition to the Villa
Rosa project. It could also serve future development along the
north side of Lawrence, east of Broad Street; and the Stoneridge
1 and 2 residential projects (Stoneridge II is currently being
considered by the Planning Commission) . Lawrence Drive is also
farther away from the Broad/Orcutt intersection, a more desirable
signal spacing for maintaining smooth traffic operation.
Victoria Avenue Alignment
To allow through circulation to Lawrence Drive, the Victoria Avenue
right-of-way (r.o.w. ) -- now a paper street -- should be improved
between Lawrence Drive and Mutsuhito Avenue. The applicant has
submitted two alternative site plans which show how that might be !
accomplished (Exhibits D and E: Site Plan Modification, Figures A
and B) . Both layouts shift Victoria Avenue eastward about 25 feet,
and reduces the r.o.w. width from 60 feet to 40 feet. of the two
alternatives, Figure B is desirable in terms of land use buffering
and separation of building 9 from the adjacent commercial uses;
however Figure A is more in keeping with city standards for a local
residential street -- two 12 ft. wide travel lanes, plus 8 ft. wide
parking lanes on both sides of the street. These designs would
have the least impact on building 9, and allow wide, landscaped
street yards of 25 to 35 feet.
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Staff prefers a third alternative -- keeping the present alignment-
and
lignmentand width of Victoria Avenue right-of-way, with a 40 ft. wide
street paveout for most of Victoria Avenue except where the main
walkway crosses Victoria Avenue. Here, staff supports elimination
of two or three parking spaces on both sides of the street, and a
sidewalk bulbout with textured crosswalk for improve pedestrian
safety. This alternative would allow a safer, conventional
intersection if Victoria Avenue is extended northward in the
future, while allowing some curbside parking. This is the general
approach the planning commission supports.
This design is addressed in recommended condition 3 . If the i
existing Victoria Avenue r.o.w. alignment is maintained, however,
it will reduce the site area for building 9 (and expand the site
area for buildings 5 and 8, and may require a smaller building 9.
Some points to consider:
-Victoria Avenue would carry both commercial and residential
traffic and allow through access to a signalized intersection.
However it should carry relatively light daily traffic
volumes. It will be used mainly as an alternate route when
Broad Street traffic makes left turns in and out of Mutsuhito
Avenue difficult.
-Commercial trucks would occasionally use Victoria Avenue;
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-Victoria Avenue will likely be extended northward when the
adjacent vacant parcels are developed. The applicant's
proposed alignment would require a similar shift of Victoria
Street north of Lawrence Drive, with a mid-block transition
to the existing street alignment of Victoria Avenue at
Humbert.
-If realigned as shown in fi
gn gores A and B (Exhibits D & E) , i
an unused 25 ft. X 135 ft. strip of right-of-way would remain
behind the SLO Grange property. It could, however, provide
an extra-wide landscape buffer between the Grange Hall and
residential units.
-The sidewalk bulbout would visually link the residential
project across Victoria Avenue, and make pedestrian crossings
safer.
As an alternative strategy, Victoria . Street r.o.w. could be
narrowed to 40 feet wide, but centered within the current right-
of-way, ie. abandon 10 feet on both sides of Victoria Avenue. No
on-street parking would be allowed. This would require a westerly
shift of building 9 of about 20 feet, just under the width of a 3
bedroom "D" unit.
5a - ,3
�������b�►►�►IIIIIIIIP� ���iU City Of San ,s OBISPO
Hii% COUNCIL AGENDA REPORT
Staff Report, GP 1452/PD 1518
Page 12
Emergency Access
The Fire Department originally asked that the project incorporate
two changes to allow emergency access:
1) Provide an access gate along the east property line,
adjacent to the McMillan Center at 2995 McMillan Avenue. The
two properties meet grade at that location, and the gate would
allow emergency access to or from the Mcmillan Avenue
neighborhood in an emergency. The applicant has agreed to
provide the access point.
I
2) Widen one side of Mutsuhito Avenue so that it is at least
20 feet wide. It's shown on the preliminary plan as two 17
ft. wide streets with an 8 ft. wide median. The median would
need to be narrowed by 3 ft. , or the bike lanes or parkways
reduced to gain the three feet.
For aesthetic reasons, the applicant prefers to keep the design as
shown on the preliminary plan. The purpose of the 20 ft. minimum
is to allow enough room for vehicles to pass a parked fire truck. i
In the event of an emergency both sides of Mutsuhito Avenue would
be available for emergency traffic, plus 20 ft. wide accessways at
Lawrence Drive and Orcutt Road. Since alternate access roads are
available, there may be justification for granting an exception to
allow the 17 ft. wide entry lanes. It should be noted that large
commercial trucks may be using this street also.
i
Site Planning/Landscape Development j
i
Site planning, architectural and landscape design are excellent.
Nine building clusters are arranged around a central open space
corridor. Seven of the building clusters have central courtyards
which provide access to double or single garages. Main unit
entries are located around the outside perimeter of each building
cluster, with secondary access through the garages. Buildings
orient toward a private driveway which rings the project and
connects with Orcutt Road, Lawrence Drive, and Mutsuhito Avenue.
The overall concept is to build small- to medium-size condominiums
with small yard areas, and to screen and separate cars from
pedestrian and recreational spaces. Landscaping, patios,
promenades, fountains, and play lots are included to create a sense
of openness in a moderately dense residential project (about 11
units per acre) . The semi-formal, axial open space corridor ties
in with the project's somewhat formal Italianate architectural
character.
The one- and two-story, hip-roofed buildings have a maximum roof
height of 28 feet. Wall recesses, balconies and patios, columns
5A- �'�
''"��i�►�►IUIIIiIP�' �IIIIIII city O� San i IS OBISPO
COUNCIL AGENDA REPORT
Staff Report, GP 1452/PD 1518
Page 13
and projecting cornices, arches, and sculptural ornaments are used.
to articulate wall and reduce the buildings' apparent mass and
scale. Two building types are shown: the 10 - 13 unit cluster
with "motorcourt", and the 5-unit cluster, like buildings 1 and 2 .
Note on the larger building clusters that a one-story "unit A" is
used at the building corners opposite the entry. This provides a
transition to pedestrian scale along the central open space
corridor, and adds interest to the side elevations.
The project's key landscape feature is its central open space
corridor which links the two play lot/recreation areas. Walkways
extend through and out from the 48-foot wide corridor to link all
units with the recreation areas and site entries. Walkways and
recreation areas are located to minimize pedestrian/automobile
conflicts. For example, the main driveway crosses the walkway
system in only two locations. Dense landscaping is proposed along _
the property lines where the project adjoins service-commercial
uses. The entire site will be regraded from what now exists.
utilities j
The site is adequately served by all public utilities, including
water, gas and sanitary sewer mains in Broad Street and Orcutt
Road. Site drainage will be carried to: an existing public storm
drain in Orcutt Road. A 16" high pressure gas line runs along the
site's east property line. Special precautions must be taken
during grading and construction around the gas main. Otherwise,
Fire Department staff do not feel the gas main precludes
i residential development of this site. Fire Department building
setback requirements from the gas main should be observed.
Water Supply and Demand
Normal citywide water use is roughly 8,200 acre-feet per year,
based on actual use in 1987, plus water allocated to development
projects from July 1987 through April 1991, minus the net savings
expected from retrofitting. This figure approximates what actual
usage would be if mandatory conservation was not in effect.
Due to mandatory conservation, water use in the last year has been
about 5, 000 acre-feet. This level of !use has been supplied by
drastically reduced withdrawals from surface reservoirs plus
groundwater pumping.
.The city has defined "normal water use" as the amount which
customers would demand during average weather and economic
conditions, without mandatory conservation.
"Safe yield" is the amount of water which the city, can draw from
its sources year after year and not run out of water, considering
the most severe drought which has been experienced. When safe
3_0tT_
5A- 15
I�III�r�ii�ld�11911���i' lllllil city of san l_..s oBispo
COUNCIL AGENDA REPORT
Staff Report, GP 1452/PD 1518
Page 14
yield is exceeded, water use must be cut back from normal levels.
to avoid running out during droughts. The city considers its safe
annual yield, including a conservative estimate of yield from some
of the wells the city developed in 1988; to be about 7, 800 acre-
feet, or about 96 percent of normal use. However, this safe yield
amount has been challenged as being too high, considering
indicators of long-term weather conditions, apparently unlimited
withdrawals downstream from Salinas Reservoir (affecting the city's
ability to store water in that reservoir) and faster siltation of
the reservoirs than assumed in the safe yield calculations.
I
The city will need about 12,400 acre-feet around the year 2020, if
it is to meet all demands and assuming (1) full development as
allowed by the adopted general plan, and (2) no change in water
usage rates (such as acre-feet per resident, per motel room, or
per square-foot of commercial space) . The city may aim for 14 ,400 i
acre-feet of supplies, providing a 2, 000 acre-feet cushion in case
some sources cannot deliver the expected amounts.
Since demand for city water has exceeded the safe yield of
supplies, the city has responded by adopting measures to restrict
water use and development. The council has initiated amendments to
further limit allocation of water to development, so a balance
between safe yield and normal demand can be reached sooner as new
water sources are developed. These measures would apply to any
further development or change of use on any of these sites, and
will mitigate potential water-use impacts.
i
Villa Rosa is expected to increase citywide water demand by about
23 acre feet per year, based on the city's Water Use Factors. This i
represents an increase over current citywide water use of about j
one-half of one percent (0.5 percent) . The increased demand would.
be offset, however, through implementation of the city's .water
allocation ordinance, which require new development to save twice
as much water as their projected demand by retrofitting other city
businesses and residences with water-saving plumbing fixtures.
While mandatory water conservation is in effect, the project must
meet the retrofit requirement before a construction permit can be
issued. To get construction permits, approximately 770 one-bathroom
dwellings or motel dwellings or motel rooms within the city would
have to be retrofitted.
Housing Affordability
A key aspect of Villa Rosa is its affordability provisions. At
least 41 units will be sold at below-market prices to persons
earning between 150% and 65% of the County's annual median income -
- or between $55,500 and $24, 050. The San Luis Obispo Housing
Authority would qualify buyers for the below-market units, with the
sales price discount tied to the buyer's income level, as shown in
5A-Ib
li�ii�lnl►�I�illllllll�° l�U�ll city of San As OBISpo
COUNCIL AGENDA REPORT
Staff Report, GP 1452/PD 1518
Page 15
Table A. attached. A graduated schedule would prevent windfall
sales of the below-market units for at least 4 years after'
purchase, to up to 12 years for the lowest price units.
Although the unit's market value hasn't been determined, an example
might illustrate how the affordability table works. Just as an
example, if the market value for the three-bedroom unit is
$200, 000, a qualified buyer with an annual income of $37, 000 would
be able to purchase the unit at 70% of its market value, or
$140, 000. For qualified buyers earning $29, 600 or less annually,
four units would be sold at 65% of market value, or in the example
given, for $130, 000. A buyer of the lowest price unit would need
to wait 12 years before reselling at more than 165% of the original
purchase price (plus an adjustment for inflation and broker's
fees) . i
An added "recapture" fee is proposed to funnel 10% of the profits
from the re-sale of discounted units to non-profit housing agency
to help fund the construction of additional affordable units. The
applicant estimates that this will generate about $400, 000 of
"recaptured" fees to provide additional affordable housing. Staff
believes this is an exemplary, privately-funded effort to meet the
need for affordable housing, and supports the applicant's
affordability provisions as submitted.
RECOMMENDATION
Review and consider thero ect take
p j public testimony, and
continue the item to the council 's August 6th hearing. Due to the
project's size and the range of planning issues, staff and the
applicant felt that a council introduction and preliminary j
discussion would be useful. Staff tries to group general plan j
amendments together on three regular council hearing dates per
year, and that regular general plan amendment hearing date is
August 6th.
Attachments:
-Vicinity map
-Exhibits A and B: GP amendment/rezoning maps
-Exhibit C: Supplemental PD information/Affordability Tables
-Exhibits D and E: Site plan modifications, Victoria Avenue
and Building 9
-Exhibit F: Parcelization/land use north of Villa Rosa site
-Citizens' letters
-Planning Commission minutes
Enclosure:
-Initial Environmental Study, ER 18-91 345
5A -11
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
AMENDING THE GENERAL PLAN LAND USE MAP AT 843 MUTSUHITO AVENUE
FROM SERVICE-COMMERCIAL/LIGHT INDUSTRIAL TO MEDIUM-HIGH DENSITY
RESIDENTIAL (GP 1542)
WHEREAS, the Planning Commission and the City Council have
held public hearings on the proposed amendment in accordance with
the California Government Code; and
WHEREAS, the amendment comes to the council upon the
recommendation of the Planning Commission; and
WHEREAS, the potential environmental impacts of the amendment
have been evaluated in accordance with the California Environmental
Quality Act and the City's Environmental Guidelines.
NOW, THEREFORE, the Council of the City of San Luis Obispo,
resolves as follows:
SECTION 1. Findings.
1. The proposed general plan amendment is consistent with the
adopted policies in the Land Use and Housing Elements of the
General Plan.
2. Residential land use is appropriate at this location, and will
be compatible with surrounding land uses.
3 . The proposed general plan amendment will not be detrimental
to the health, safety, or welfare of persons living or working
on the site or in the vicinity of the project site.
SECTION 2. Environmental Determination. The Community
Development Director has evaluated the proposed subdivision under
the California Environmental Quality Act and the City's
Environmental Guidelines, and has granted a negative declaration
(ER 15-91) . The City Council hereby concurs with the Community
Development Director and approves a negative declaration for the
general plan amendment.
SECTION 3. Mau Amendment. The General Plan Land Use Element
map is hereby amended from Service-Commercial/Light Industrial to
Medium-High Density Residential as shown in Exhibit "A. " The
Community Development Director shall cause the change to be
reflected on maps on display and published by the city.
On motion of , seconded by
and on the following roll call vote:
5A - 1g
Council Resolution No. (1991 Series)
Page 2
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1991.
Mayor Ron Dunin
ATTEST:
City Clerk, Pam Voges
APPROVED:
City Administrative Officer
i iA 1
CA r ey
7��
�. .
Community Devel p ent Director
5A - 11
Ordinance No. (1981 Series)
Page l
ORDINANCE NO. (1991 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
APPROVING A PRELIMINARY DEVELOPMENT PLAN AND REZONING PROPERTY
AT 843 MUTSURITO AVENUE FROM M TO R-3-PD (PD 1518)
WHEREAS, the Planning Commission and the City Council have
held hearings to consider the appropriate zoning on the subject
property in accordance with Section 65800 et. seq. of the
California Government Code; and
WHEREAS, the Planning Commission has found the rezoning to be
consistent with the General Plan and recommends City Council
approval of the preliminary plan and rezoning; and
WHEREAS, the proposed plan and rezoning have been evaluated
according to the California Environmental Quality Act and the
City's Environmental Guidelines, and has been granted a negative
declaration (ER 15-91). ; and
WHEREAS, the proposed rezoning promotes the public health,
safety, and general welfare.
NOW THEREFORE BE IT ORDAINED by the Council of the City of San
Luis Obispo as follows:
SECTION 1. Findings.
1. The proposed general plan amendment and PD rezoning are
consistent with the adopted policies in the Land Use and
Housing Elements of the General Plan.
2. The proposed rand use is appropriate at this location, and
will be compatible with existing and allowed land uses.
3 . The planned development will not adversely affect public
health, safety and welfare.
4. The planned development provides more affordable housing than
would be possible with conventional development.
5. Features of the particular design achieve the intent of
conventional standards (privacy, usable open space, adequate
parking, compatibility with neighborhood character, and access
to adjacent commercial uses) as well as or better than the
standards themselves.
SECTION 2. Environmental Determination. The proposed
preliminary development plan and rezoning have been evaluated under
the city's Environmental Guidelines and the California
Environmental Quality Act, and the council hereby affirms the
Ordinance No. (1981 Series)
Page 2
Community Development Director's determination that the project
will not have a significant adverse impact on the environment (ER
15-91) provided that the following mitigation measures are
incorporated into the project:
Land Use
A. Developer shall provide a minimum setback of 20 feet from the
building walls or exterior patios for units 79 - 89 (Building
9) to the south and west property lines, with an
architecturally compatible fence or wall, and a 10-foot wide
landscaped planter for visual screening and physical
separation.
B. Developer shall provide a minimum building setback of 20 feet
for unit 31, and provide a noise attenuation wall along the
property line between Mutsuhito Avenue and the north corner
of the proposed Orchard Supply Hardware (OSH) store to protect
residential uses from vehicle traffic and loading noise. The
noise wall shall be architecturally integrated with the
project using landscaping and architectural detail, to the
approval of the Architectural Review Commission.
C. Residential units with wall openings facing the C-S zone shall
incorporate construction measures to ensure interior noise
levels do not exceed 45 dBa (Ldn) , to the approval of the
Chief Building Official. An acoustic engineer shall recommend
appropriate design measures for the units so that the 45 dBA
sound level is not exceeded, and these measures shall be
incorporated in the building plans. Such measures may
include, but are not limited to double glazing, reduced window
area, enclosed outdoor patios, and special wall assemblies.
D. A declaration to buyer shall be included in California
Department of Real Estate documents prepared for prospective
buyers. The declaration shall advise buyers that the project
is located adjacent to manufacturing and service-commercial
uses, and that occasional industrial noise and related
activities may occur.
Traffic and Circulation
Developer shall:
E. Contribute toward the cost of installing a signal at the .
Lawrence Drive/Broad Street intersection, prior to
construction permit issuance. Contribution amount shall be
calculated by the City Engineer, and shall be based on the
project's proportionate share of the total traffic increase
(ADT) on Broad Street from Villa Rosa, OSH, and Stoneridge II,
5A -al
Ordinance No. (1981 Series)
Page 3
not to exceed 25 percent of the total cost of the signal
project. .
F. Revise project design to provide a public street connection
between Lawrence Drive and Mutsuhito Avenue via Victoria
Avenue. Developer shall improve Victoria Avenue to city
standards.
G. Contribute toward the cost of installing a second eastbound
left-turn lane from Broad Street onto Orcutt Road, prior to
construction permit issuance. Contribution shall be
calculated by the City Engineer, and shall be based on the
project's proportionate share of the total traffic volume
(ADT) on Orcutt road.
• H. Contribute toward the cost of widening Orcutt Road to four
lanes east of Broad Street, prior to construction permit
issuance. Contribution shall be calculated by the City
Engineer, and shall be based on the project's proportionate
share of the total traffic volume (ADT) on Orcutt Road.
I. Contribute toward the cost of installing a grade separation
at Orcutt Road and the Southern Pacific Railroad right-of-
way, prior to construction permit issuance. Contribution
shall be calculated by the City Engineer, and shall be based
on the project's proportionate share . of the total traffic
volume (ADT) on Orcutt Road.
J. Revise the Orcutt Road driveway exit to restrict access to
right-turn in and right-turn out only, to the approval of the
City Engineer.
Air Quality
Developer shall:
R. Incorporate bike and pedestrian trails into the Villa Rosa
design to provide the opportunity to connect with a planned
citywide bike trail in or along the Southern Pacific Railroad
right-of-way, near the northeast corner of the site.
L. Grant irrevocable public pedestrian and bicycle access
easements from Broad Street to the future connection point at
the site's northeast corner and along the former Pacific Coast
Railroad right-of-way, and install footpath and bikeway
improvements as approved by the Architectural Review
Commission.
M. Contribute toward cost of installing a transit facility on the
east side of Broad Street between Lawrence Drive and Orcutt
Road. Costs shall include construction of. a standard bus
5A -aa
Ordinance No. (1981 Series)
Page 4
turnout, transit shelter, bus sign, trash receptacle, and
installation of public art and appropriate landscaping.
Contribution amount shall be calculated by the City Engineer,
and shall be based on the project's proportionate share of the
total traffic increase (ADT) on Broad Street from OSH, Villa
Rosa, and Stoneridge II, not to exceed 25 percent of the
improvement's total cost.
N. Follow APCD guidelines to reduce fugitive dust emissions
during grading and site preparation, and exhaust emissions
. from construction equipment. Prior to construction permit
issuance, the developer shall submit a plan describing
measures to be taken during construction to reduce emissions,
to the approval of the Community Development Director.
Plant Life
0. Site design shall be modified where feasible to preserve
Eucalyptus trees, to the approval of the City Arborist and the
Community Development Director. Where preservation is not
feasible, the 15-gallon sized trees to be removed shall be
replaced on a two for one basis with trees of a comparable
ultimate size and longevity.
Historic Resources
P. A qualified archaeologist will instruct the project's
construction contractors in how to recognize resources that
my be encountered. If excavations encounter archaeological
resources, construction activities which may affect them shall
cease. The Community Development Director shall be notified
of the extent and location of discovered materials so that
they maybe recorded by a qualified archaeologist. Disposition
of artifacts shall comply with state and federal laws. A note
concerning this requirement shall be included on the grading
and construction plans for the project.
Q. Brick work shall be incorporated into the development of the
site .to recall the historic use of the site.
R. The historic significance of the site, including street names,
shall be documented through the use of a plaque, photographs
and samples of the brick work incorporated into a marker or
kiosk on the project site for public display, possibly in
cooperation with the adjacent Orchard Supply Hardware project.
General
S. If the Community Development Director determines that the
above mitigation measures are either infeasible or
ineffective, the Director may modify the measures or add
5A ,;3
Ordinance No. (1981 Series)
Page 5
additional measures to better achieve the intent of the
original mitigation.
SECTION 3. Preliminary Development Plan. The preliminary
development plan for Villa Rosa, an 85-unit planned residential
development, is hereby approved subject to the following
conditions:
1. Within six months of preliminary development plan approval,
the applicant shall file a final development plan as required
by the Zoning Regulations. Said plan shall be consistent with
the project's approved tentative tract map and final
Architectural Review Commission approved plans.
2 . Developer shall sell the units following the affordability
provisions described in Exhibit "C", to the approval of the
Community Development Director, and shall administer the sale
and re-sale of affordable units through a non-profit housing
agency to be approved by the City.
3 . Victoria Avenue shall be improved within the existing right-
of-way to provide a minimum paved width of 28 feet, with -
sidewalk bulbouts on both sides of Victoria Avenue and a
textured, colored concrete crosswalk where the main walkway
crosses Victoria Avenue. A minimum street yard of 15 feet
shall be provided.
4. Fire Department setback requirements for residential
structures from the high pressure gas pipeline on the site
shall be observed.
5. Verification of compliance with hazardous materials
requirements shall be provided prior to construction permit
issuance.
SECTION 4. Zoning May Amendment. The Community Development
Director shall amend the Zoning Map for property located at 843
Mutsuhito Avenue to change the designation from M to R-3-PD, as
shown Exhibit "B. "
SECTION S. Publication. This ordinance, together with the
names of councilmembers voting for and against, shall be published
once in full, at least (3) days prior to: its final passage, in the
Telegram-Tribune, a newspaper published and circulated in this
city. This ordinance shall go into effect at the expiration of
thirty (30) days after its final passage.
INTRODUCED AND PASSED TO PRINT by the Council of the City
5A a4
Ordinance No. (1981 Series)
Page 6
of San Luis Obispo at its meeting held on the day of
1991, on motion of ,
seconded by and on the following roll call
vote:
AYES:
NOES:
ABSENT:
Mayor Ron Dunin
ATTEST:
City Clerk
APPROVED:
City Administrative Officer
ifmj A ney `
x I b4w..16,
Community Devel ent Director
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JUN 1 1941
C11Y Of San Lun Otm-
Supplemental Information for "Villa Rosa"
June 11, . 1991
1 . Homeowners Association fees We expect the association fees to run about
$35 - 42 per month, based on examples from similar projects.
2--Noise from the railroad and from the "auto courts" At the nearest point, the
project is over 600 feet from the railroad tracks. Most of the project is
significantly farther away and is buffered from the lines by the
commercial/industrial buildings in the vicinity of McMillan Avenue. A noise
analysis, done for an earlier zone change request, concluded that residential
development on this site would not be subject to unacceptable noise levels.
That analysis is referenced in the initial study.
A concern was raised about noise in the "auto courts" (the common driveway
area on.which the garages face). We discussed this concern with the managers
of a project with a similar feature in Southern California. That project also has
several garages facing a common court, with residences above. They said that
noise did not present a problem; they do not receive complaints about cars or
garage-related noise.
The garages will be equipped with automatic openers and the CC&R's will
restrict the activities that can go on in open garages. The units, of course, will
be of quality construction, including appropriate insulation, so the usual noises
from automobiles entering and leaving the courts should not be a problem.
3. Victoria Avenue. The staff has recommended that Victoria Avenue be
constructed as a public street between Mutsuhito Avenue and Lawrence Drive.
Our original plan included a request to abandon Victoria, with use of the right-
of-way for parking and landscaped open space.
Enclosed is a revised plan showing how Victoria can be constructed as
recommended by staff. See Figure A. Under this alternative, however, a
significant amount of on-site parking is lost. We can provide much of this
parking elsewhere on the site, but not all. We, therefore, would request that ten
of the on-street parking spaces on Victoria be counted as guest parking spaces.
We have prepared an alternative in case that is not possible. That alternative
reduces Building No. 9 (the one closest to the Grange) from 11 units to 7 units.
See Figure B. This has two important advantages: 1) it significantly increases
the buffer between this building and the Grange Hall; and, 2) it accommodates
all required parking.
Villa Rosa supplern ktC;tlVc_
June 11, 1991 JUN 1 31991
Gry of San Luis obma,
The principal disadvantage of this alternative is that it reduces the project'size
by four units (from 89 to 85); unfortunately, because of the growing costs of
meeting these conditions and mitigations, the reduction in density must be
among the below-market rate units (reducing their number from 45 to 41 units).
4. Grange concerns. On June 4, we met with representatives of the Grange to
go over-possible changes to the project design to address their concerns. We
agreed to the following:
• provide a solid wall and landscaping along the boundary between their
property and Villa Rosa;
• double glaze all windows facing the Grange property;
• record with each unit a statement which would acknowledge its proximity to
the Grange and describe usual activities such as music/dances and
barbecues;
• install a chain link fence along the Grange property line fronting on Victoria.
With these features (some of which are also required by the City) the Grange
representatives seemed agreeable to the project.
Of course, if the alternative shown in Figure B is adopted, the concerns about
compatibility with the Grange are even further reduced.
5. Housing Authority reoresentative. One commissioner asked if a
representative of the Housing Authority could attend the next meeting; that has
been arranged.
6. Homeless shelter. We do not believe the homeless shelter is an
unacceptable neighbor; we do not anticipate any unusual security
requirements. There will be fencing, lighting and other typical security features
in the homes and garages.
7. Land uses north of the site. Although the commission did indicate that this
was a suitable site for residential uses, at least one commissioner wanted more
information about the land uses to the north. This is summarized in Figure C.
This exhibit shows that directly north of Villa Rosa, across from the Lawrence
Drive right-of-way, is a large vacant parcel. This is owned by Southern Pacific.
Farther north, across Humbert to Francis, and east of Victoria, all the lots have
residential uses except one. Note, too, that some of these lots are large and
have only a single house on them: Many of the houses are probably ripe for
recycling.
Interestingly, the west side of Victoria, from Humbert all the way to Woodbridge,
is also fronted by residences, with one exception.
Crawford Multari s Starr planning • architecture •public policy �Q W ' O
RECEIV r—
Villa Rosa supplerr,_
June 11, 1991 JUN 1 ? 1991
Cay of San WS Ofraa
Thus, it seems that there is strong potential to extend the Villa Rosa
neighborhood north at least to Francis Avenue, east of Victoria. From our
perspective, a general plan amendment and re-zoning to accommodate
residential development farther to the north, generally east of Victoria, appears
reasonable. We would suggest that the City initiate such changes, or at the
least, investigate them further.
8. Preliminary design of the I awrence Broad intersection. Staff has
recommended that a traffic signal be installed at Lawrence and Broad. At least
one commissioner asked to see the design of that improvement. We have
retained a traffic engineer to work with our civil engineer to develop a
preliminary design for the intersection signalization. This diagram, however,
was not complete as of this writing. We expect to turn it in shortly.
9. Chances to the affordable housing Deposal In response to the comments
offered at the last hearing, we have made some adjustments to our below-
market rate housing proposal. See revised Tables A and B, and please note
the following changes:
a. The inclusion of another sales price category, even lower than before,
in which the prices will be discounted to 65% of the market value and will
be available only to low income households (80% or less of median
income).
b. We have clarified that four units will now be available exclusively to
low income households and that at least 22 additional units will be
available to low- or moderate- income households.
c. The re-sale controls will extend for 12 years on the low-income units.
We are also adding a provision to "recapture" some of the original discount at
time of re-sale, which will be given to the Housing Authority (or other
appropriate non-profit) for the construction, acquisition or write-down of
affordable units. Ten percent of the profit from the re-sale of discounted units
(not to exceed the amount of the original discount from market rate) will be
placed into a fund to be used for affordable housing. This will help expand the
permanent affordable housing stock as discussed at the last meeting.
Estimating what this means in terms of actual funds is difficult because it
depends on changes in housing prices and on the timing of re-sales. However,
we conservatively expect that this "recapture" program will generate about
$400,000. If housing costs increase in line with the experience in the late
1980's ( much less conservative scenario), the program might result in over
$1 ,000,000.
Crawford Multari 6 Starr 3 �1 planning - archhedure -public policy . 5/�3 1
RECEIvc_
Villa Rosa supplemt.
June 11, 1991 JUN 131991
C4 ot See furs Cors-
An interesting feature of our recapture proposal is that as housing prices
escalate, the amount of money going into the fund will increase, too.
To give us some idea of what $400,000 means in terms of actually producing
affordable housing, we asked the staffs of the Housing Authority and Peoples'
Self-help Housing Corporation (PSHHC) what they could do with that sum. Of
course, a wide range of possibilities was discussed. One option would be the
direct purchase or construction of about four units affordable to low income
households (with no other subsidies). More likely, however, the cash would be
used to leverage other state or federal housing programs, to develop larger
projects which would not otherwise be feasible.
Both the Housing Authority and PSHHC felt that based on recent examples,
$400,000 could be used to leverage the funding necessary to construct a 20-
unit rental project. PSHHC has another example of where the City of Santa
Maria donated land valued at about $400,000. That donation made a 65-unit
apartment complex for farm-workers feasible. Without that local assistance, the
various federal programs would not have been sufficient to make the project
possible.
10, Comparisons to various LUE recommendations. Commissioner Kourakis
described Villa Rosa as a "bridge" between current development practices and
some of the new ideas proposed in the draft LUE update, notably increased
affordable housing opportunities and mixed use development. We agree. She
asked for a comparison between the Villa Rosa affordable proposal and those
which the staff and PC have recommended in the different versions of the draft
LUE. This comparison is illustrated in Figure 0.
This exhibit shows that Villa Rosa significantly exceeds the recommended
standards for residential developments outside the major expansion areas.
Crawford Multari A Starr planning - architecture - public polity
4 Jn Cn i
JUN 1 1199
Gtr of San Lun ODise-
TABLE A
PROJECTED SALES PRICES FOR DIFFERENT INCOME LEVELS
(revised)
Sales Price
(Percent of Market Value) 95% 90% 80% 75% 70% 65%
Maximum Income
of Eligible Buyers 150% 140% 120% 110% 100% 80%
(Percent of Median Income)
Minimum Number
of Units to be Offered 4 11 11 4 (2)
in Category (1)
Note: (1) A total of 41 units will be offered at prices below
market rate; with the exception of the 65% sales price
catagory, more units may be offered in each of these
categories than the numbers shown here (depending on
demand and the order of the waiting list), provided the total
number of units sold at below market prices equals 41.
.(2) In this category only, this number also represents the
maximum number of units available.
June, 1991
5A-33
rttl:tl Y c.
JUN 1 31991
ty of San Luis Otns-
TABLE B
RESALE CONTROLS SCHEDULE
(revised)
ORIGINAL SALES PRICE
(%of Market Value) 95% 90% 80% 75% 70%
Term Maximum Resale Maximum Income of Eligible Buyers(2)
(Year of Resale) Price (1)
1 100% 150% 140% 120% 110% 100%
2 100% 150% 140% 120% 110% 100%
3 115% 175% 165% 140% 130% 115% ;15.°fry >:'
4 115% 175% 165% 140% 130% 115%
5 125% (3)- 175% 150% 140% 125% >n'72fn"
6 125% - - 150% 140% 1250/1,1 '12a
7 135% - - 165% 150% 135% 35'r4x
8 135% - - 165% 150% 135%
9 150% - - - 165% 150%
10 150% - - - - 150%
0
11 165%
12 165% - - - - `....
>12
(1) (%of Original Sales Price) x (% Change in Median Income Levels) + Brokers Fees
(2) %of Median Income
(3) -= No Resale Controls June, 1991
5A- 3
KtQ:IV�_
Figure "D" (page 1) JUN 1 �qq}
car m Sao uns OMT
Outside Expansion Areas:
LUE Workbook: Staff Recommendation
affordability maximum income of buyers term of resale controls
5%of units or low income not specified
10%of units or low or moderate income not specified
1% fee low or moderate income not specified
PC LUE Recommendation
affordability maximum income of buyers term of resale controls
10%of units or low income in perpetuity
20%of units or low or moderate income in perpetuity
20/a fee low or moderate income in perpetuity
Original Villa Rosa Proposal
affordability maximum income of buyers term of resale controls
30% low or moderate income 8 10 years
(21% moderate - 'modest' 4- 5 years)
Revised Villa Rosa Proposal
affordability maximum income of buyers term of resale controls
5% plus low 12 years
26% plus low or moderate income 8 - 10 years
(18% plus moderate-"modest" 4- 5 years)
recapture fee (1) low or moderate income long term
below market rate but may be purchased by households somewhat
higher than legal definition of moderate
(1) The "recapture"fees will likely exceed 20/a significantly Q
Figure "D" (page 2) r2tl:ti�c_
JUN 1 i 1991
For Expansion Areas:
='r/of San LWa Oaa�-
LUE Workbook: Staff Recommendation
Selling Price % of Expansion Area Income Level of Buyers Term of Resale Controls
2X median income 5% low income not specified
3X median income 10% low or moderate income not specified
4X median income 10% low or moderate income not specified
PC LUE Recommendation
Selling Price % of Expansion Area Income Level of Buyers Term of Resale Controls
2X 10% low income in perpetuity
3X 20% low or moderate income in perpetuity
4X 20% low or moderate income in perpetuity
Original Villa Rosa Proposal
Selling Price %of Expansion Area Income Level of Buyers Term of Resale Controls
2X 0% - -
3X 0%
3.3 - 3.7X 30% tow or moderate income 8 - 10 years
3.7- 4.4X 21% moderate-"modest" 4- 5 years
Revised Villa Rosa Proposal
Selling Price %of Expansion Area Income Level of Buyers Term of Resale Controls
2X 0% - -
3X 5% low 12 years
3.3 - 3.7X 26% low or moderate income 8 - 10 years
3.7 - 4.0 18% moderate-"modest" 4- 5 years
plus "recapture"fee for offsite affordable units -
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9
SAN LUIS OBISPO GRANGE #639 - 2880 So. Broad St,
Ph - 543-9672 or 543-3279
The S.L.O. Grange continues to oppose the land use element map changes
and the zoning changes proposed by Stanley Bell from service commercial.
light industrial M zone, to R-3yPD, Project #GP1452 - PD1518 as we have
in the past. We oppose it on the following reasons. .
(1) We feel that this is an inappropriate spot zoning change, placing
R-3 zoning in the middle of what is now essentially a commercial corridor
along So, Broad St, between it and the railroad tracks, The city might
just as well place a spot of M zone in the middle of a current residential
nerl;borhood, Many of the surrounding businesses create noise, odors, act,
which are accepable in a commercial zone, but probably will not be next
to an R-3 zone,
The grange hall is often rented for dances or wedding receptions, ect,
and the music sometimes gets very LOUD. We also rent the bar-b-que in
back of our building, These bar-b-quer make smoke and odors, These things
probably would not be acceptable to someone living in a condo next door.
People would then want to curtail our present activities,
(2) We would also point out that this development would generate a large
increase in traffic on Broad, Orcutt and Lawrence Sts, We ask if this has
been addressed in an enviormental impact report EIR ?
(3) Finally we do not think the city should approve large R-3 develope-
-ments while we are still having water rationing, without having secured
additional reliable water supplies, such asNaciemento or State water ect,
Has this been addressed in EIR? 5A 40
We object most to the unit #9 on Lawrence St. This unit Frill be right
next to the Grange hall at a higher elevation. Right on top of us as it
were, 6
'?Xi tcQ
Respectfully submitted; M ke O'Toole DuaneB elveal
S.L.O.Grange MAM.
TR E1fSuR C R
MAYO 91991
6 May 1991 ':mas�L"°oma
Mr. Gilbert Hoffman,
Chairman of the Planning Commission
City of San Luis Obispo,
990 Palm Street,
San Luis Obispo, CA 93401
RE: The Proposed Villa Rosa Housing Project
Dear Mr. Hoffman,
This letter. is to express my endorsement for the proposed
Villa Rosa housing project that is to be located adjacent to
my neighborhood on Broad Street.
My support for this project is based upon my perceptions and.
opinions as a city resident for 22 years, as an adjacent home
owner and as a practicing architect in the City of San Luis
Obispo.
Affordable housing in the City is not available because of
the lack of open land and high development costs for
developers. Acquisition of land is expensive, project
planning and agency approvals are lengthy, and new land is not
allowed to be annexed for subdivisions.
As a home owner in the Stoneridge subdivision, I was
fortunate. I was able to buy a small lot at below market
value from a developer. The developer could have sold the
parcels for more, but he chose not to. As an architect I was
able to prepare my own drawings, hire subcontractors and build
my own home.
Others are not as lucky to be in this position. Their only
option is to purchase a built home. The best method of
providing an affordable home is to build multi-family units on
a scale that the developer can make a reasonable profit.
Everyone has this perception that *these developers are making
a killing. As an architect trying to make a living in this
town, we know these people personally. They are not the
typical rich getting richer. They owe money to ' the banks,
their architect, and subcontractors. Some are having their
properties taken back by the banks.
The Villa Rosa project deserves approval for the following
reasons:
- This project will provide affordable housing for single
persons, young married couples and parents with families.
- It will provide construction jobs for the many desperate
construction workers in this area.
- It will provide all the typical spin-off benefits such as
sales in construction materials, money deposited in bank
accounts etc. In general there is an increase in retail
sales, goods and services.
- It will increase the tax base for a parcel that has been
vacant for years and currently offers little benefit to
anyone.
- The proposed project is an attractive addition to the
city, and will set a precedent for future developments.
Thank you for the opportunity to submit this letter for your
consideration. I have confidence that Planning Commission
will - recognize the merits of the Villa Rosa project and
consider it for approval at the next planning commission
hearing.
Sincerely,
Rando ph L. Rea, AIA
575 toneridge Drive,
San Luis Obispo
546-9043
501
Trett's Chevron Service chevron
3180 So. Broad St, San Luis Obispo, CA 9340 c��', �
Telephone 805.544-0611
r
o �Q-� May la, 1991
Oa ERK/ Q rrCRNEY O MUCEC t
❑ MCMT.TEA.tiI ❑ REC DMLX
❑ CRE4DME ❑❑ UTILDR
City Council ❑ .
San Luis Obispo
Dear Council members :
Mr. Stan Bell met with me recently to show me the
plans for his proposed development of homes on the old
"Brick Yard" property that borders my business on two
sides.
I must say that I am very impressed and pleased with
such a well thought - out, attractive addition to my
neighborhood. His plan goes well beyond what would be
considered ordinary or adequate.
With its rose gardens, fountains, statuary, play yards,
and tree lined walkways, it is almost like having a park
next door. Such an up - grade development next to me
would be welcomed as an asset to the neighborhood. I
would urge its approval.
Sincerely,
Sam G. Trett-
(owner of 'Trett' s Chevroa)
RECEIVED
MAY 11991
IILMK'
suntc oWSM cq
5A'43
Dear Mayor Ounin and City Council Members:
I read an article in the Telegram Tribune on the Villa Rosa Housing
Project slated to be built on Broad Street in San Luis Obispo. As
a resident of San Luis Obispo for 13 years , and as someone who is
struggling to save money for a house of my own, I find this idea
very much in line with what is needed in the City. I also find that
Broad Street lends itself well as the place to build. Just wanted
to support this proposed project.
Thank you,
Kathleen McCarthy
Registered voter and resident of San Luis Obispo
COMM-
0 o Action
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MAY 15. 1991 Adam FYI
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❑
inrroR,vEy D FW DIX
CITY COUNCIL AND PLANNING COMMISSION D a.FRK/ORIG. ❑ pOUCr:(X
❑
CITY OF SAN LUIS OBISr^0 MGMT.TE-L.11 ❑ REG DUL
O GRFADFILE Cl UT,, LDW
F 0 BOX 8100
SAN LUIS OBISPO, CA 9344=
RE: CITY APPROVAL OF VILLA ROSA
GENTLEMEN AND LADIES
1 AM WRITING TO EXPRESS MY STRONG SUPPORT OF YOUR AP'P'ROVAL OF THE
VILLA ROSA PROJECT.
AFFORDABLE HOUSING IN THE CITY OF SAN LUIS OBISPO. IS SORELY LACKING
FOR THOSE OF US WHO WORK HERE BUT HAVE TO GO TO OUTLYING AREAS .TO LIVE.
I STRONGLY URGE YOU TO APPROVE THS WORTHWHILE PROJECT.
YOURS S I NCEREL/Y,
JEANI HUTCHERSON
(7�
RECEIVED
IdAY 1 1991
LERK
MAY 15, 1991
CITY COUNCIL AND PLANNING COMMISSION
CITY OF SAN LUIS OBISPO
P 0 BOX Sl(")(:)
SAN LUIS OBISPO, CALIF 9340'
RE: VILLA ROSA PROJECT
DEAR 'COUNCILMEMBERS
I AM WRITING TO VOICE MY APPROVAL OF THE VILLA ROSA PROJECT.
NOW THAT I 'M LOOKING TO BUY MY FIRST HOME. I CAN 'T IMAGINE A
BETTER PLACE THAN SAN LUIS OBISPO.
A GREAT IDEA WHOSE TIME HAS COME.
RESPECTFULLY,
JAMES A. KERBER
1155-B ASH ST
ARROYO GRANDE, CA 93424
COPIES TO:
❑'emotes Action [fir,I
ir
il
CAO
Cl ACRO Cl FIRE CHIEF
❑ ATTORNEY l J Fw DIR.
❑ CLERK/ORIC. ❑ POLICECFL
L7 lACMT.TF1„%I C REG DIR
C READ FILE ❑❑ urL DIR
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Ohl 7 1991
Is. 816P0.CA
5A- �-?
RECEIVtL)
s.c . p , c :-� �, Co L,I.-% C 1, MAY 231991
CAY CO San Lum
10,10 0•.-� � y��. ..5 �- ,...,7, I�.1; :-(• � -�a�_ \ 121.� W-�-
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❑ IKDQt
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❑ MGMT.TE&vf ❑ REC DIX 38 t✓ S t L- C— -*A-8
❑ CREADFILE ❑ UnLDaL
RECEIVED �i� yc1
MAY 2 2 1991
-c'i PCLERK
SAN LUIS OBISPO.CA
Mayor Ron Dunin RECEIVED
SLO City Council
Palm& Osos Streets MAY 2 31991
San Luis Obispo, CA 93401 cmaSan wmOWVo
Dear Mayor Dunin,
I've had the opportunity to speak with the developers of the Villa Rosa
project, and would like to urge the City to approve this affordable
housing concept.
As a fifteen year resident of the county, currently living within the City
of San Luis Obispo, I have witnessed and participated in the incredible
housing costs of this area.
I think the Villa Rosa project represents an idea whose time has come,
and enthusiastically encourage you join me in supporting a great oppor-
tunity for the residents of our City.
Sincerely yours,
Catherine L.Kornreich
RECEIVE
cc: MAY 2 2 1991
Peg Pinard
Ra a WIS CLERK
Penny Pp SAN LUIS OBISPO,CA
Jerry Reiss
Bill Roalman
E
I15 HIGUEAA St
CD
Acdm
❑-tet nut
SA! Ells.aalsaa - �O ❑ �CHIEF
ATTCMJEY ❑
aLEuuORIC ❑ POUa ai.
❑ Maar.r claw ❑ REc Da
❑ C RFAD FILE ❑ urIL OUL
❑ ❑
IAllfa!!IA 911a1
FA2 10S.511.5151
.5A-
RECEIVt�
MAY 2 3 1991
G41 a San L&M oe,XM
May 20, 1991
City Council
City of San Luis Obispo
P.O. Box 8100
San Luis Obispo, CA 93403-8100
To Whom It May Concern:
I am writing to you because I want to let you know how excited I
am about the "Villa Rosa° project.
I was born and raised in San Luis Obispo and have never been able
to afford to purchase a home here. I am single and I am not in
a situation where I could receive financial assistance from my
family to help me purchase a home.
I am employed fulltime with a local business that I believe pays
me a fair wage. I do not wish to leave San Luis as I have family
and friends here. Therefore, my only opportunity to own my own
home may be with the "Villa Rosa".
I strongly urge you to support this project.
Thank you for your attention.
Cordially yours,
Louise Matheny
123 Casa Apt. A
San Luis Obispo, CA 93405 /
cc: SLO Planning Commission ✓
May 3, 1991 MAY061994,
City at Sen LWs Ooucr
Ken Bruce
Hearing Officer
Planning Commission
City of San Luis Obispo
990 Palm St.
Dear Mr. Bruce,
As a 15 year resident of San Luis Obispo I implore you to work with Mr. & Mrs.
Bell in the development of their multi-family residential "Villa Rosa" project.
As you are well aware affordable housing in our community is unreachable goal
to many community members. This project will provide, in part, some resource
for those of us who are priced out of the housing market in our own community.
The thoughtful eligibility requirements and resale controls for discounted homes
will prevent the kind of unscrupulous scheming that occurred in the low income
houses of the South County's Oak Park housing project attempt. Mr. & Mrs. Bell
have provided an initial avenue for first home buyers and others of relatively
low income to finally get their piece of the american dream -- owning their own
home here in their own home town.
As a resident, as a relatively indigent and yes, as a hopeful homeowner, I
encourage you to hasten the process of this development in our community.
If you have any questions please feel fee to contact me at my home at 549-0428.
Sincerely,-tio�
Gov G�2C.�
teven Seybold
P.O. Box 1742
San Luis Obispo, CA. 93406
cc: Mr. Multari
5A-51
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arZIN
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RICHARD A. CAMEL
A LAW CORPORATION
RICHARD A. CARSEL 1118 PALM STREET TELEPHONE
SAN LUIS OBISPO, CA 93401 (805)5"-8510
OF COUNSEL
LEE B. BURGUNDER TELECOPIER
MEMEER.DMUCT 01 COWMEIA EAR May 21, 1991 (805) 5"-639
- HAND DELIVERED
RECEIVED
City of San Luis Obispo
Planning Commission MAY 2 11991
990 Palm Street
CRY msanLcoE,M
San Luis Obispo, CA 93401
RE: Map: GP 1452/PD 1518
Applicants: Stanley & Elizabeth Bell
Gentlepersons:
I received your notice to property owners of a public
hearing on May 22 , 1991 regarding amending the Land Use Element
map and zoning map to change the designations from Service-
Commercial/Light Industrial (M) to Medium-High Density
Residential, Planned Development (R-3-PD) and consideration of
a preliminary development plan for property at 843 Mutsuhito
Avenue. Although I will be unable to attend that meeting, I
wanted to write to express my support for that project and the
necessary rezoning.
I was impressed with the developer's concept for
affordable housing as reported recently in the Telegram-
Tribune. Following that article I personally inspected the
site to evaluate its potential for the project.
In short, I believe this is an excellent use for the
property and, more importantly, that is will be a significant
benefit to our City. I urge you to approve the project.
fCHA�RD
y,
A. CARSEL
RAC:am
5A=
Land Use Element Up. .a nning Commission Draft
SPECIAL DESIGN AREAS
POLICY
The city has several relatively large, mostly vacant sites where it is appropriate to
consider a range or mix of uses not encompassed by the open-space, residential,
commercial, industrial, or public designations described elsewhere in this element.
However, the full range or mix of uses may not be desirable unless it is chosen in
combination with a specific physical design which solves problems of relationships
between activities within the site, and between the site and its neighbors.
In areas designated for special design, the city intends to allow a wider choice of land
uses than normally would be permitted, subject to approval of a physical development
plan, possibly with customized limits on specific activities and requirements for off-
site improvements.
Special design areas are designated by number on the Land Use Element map��and
are indicated on Figure These areas and the guidelines for their development are
listed below. 3C
c
1. Laurel Lane at Southwood
This site is suitable for development of housing, offices, or a combination of
the two.
2. The Brickyard at Broad Street and Orcutt Road
This site is suitable for a mixed-use development which would include a
substantial residential component. Nonresidential uses could include offices and
services businesses, but not neighborhood or convenience retail stores, which
will be adequately provided at other locations along Broad Street. A
completely residential development, with a generous buffer along Broad Street,
would also be appropriate on this site.
Development- should provide convenient walking routes connecting nearby
commercial and recreational uses, and other residential development, possibly
including the former Pacific Coast Railway right-of-way. Before or concurrent
with development of this site, the Broad-Orcutt intersection must guarantee safe
passage for pedestrians crossing these arterial streets.
The edges of development should buffer residential uses from the undesirable
effects of the railroad, arterial street traffic, trucks serving nearby commercial
uses, and the commercial uses themselves. However, the buffer should not
isolate the residential development.
gnD: LUMDAMP 1 �]
5A-5
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5A-55
"Villa Rosa"
Modest Cost Residential Program--PD application
Preliminary Development Plan
A. Legal Description
See Attached.
B. Statement of Objectives
"Villa Rosa' is an 89-unit multi-family residential project proposed on an
CID
persons of modest means.
The Concent. The developers' objective is to build 89 residential units at the
old "Brickyard" site (see attached location map), with 45 of the homes being
offered for sale-at below market rate prices, to buyers who would otherwise
not be able to own a home.
The developers intend that the selling price of the units will vary with the
income level of the prospective buyers; that is, the price will be lower for
buyers with lower incomes. Table A illustrates this concept. For example,
persons whose incomes are 150% of the median, would be able to
purchase a unit for 95% of the actual market price; persons whose incomes
are only 100% of median, would be able to buy a unit for only 70% of the
market price.
The exact schedule of discounts for different income levels has not been
finalized, but Table A is representative. The market rate units in the project
obviously help to make the more affordable component possible.
Nonetheless, the developers will be accepting lower overall profits to make
the program happen.
To help lower income households qualify for loans and to help them with
down payments, the developers have also assembled approximately
$250,000 in private funds which will be made available to such households
through a variety of means. The assistance may vary from tow-interest loans
directly to the buyers, to equity sharing arrangements.
Villa Rosa
PO application
Resale Controls, Discounted sales prices for persons of modest incomes
should not lead to windfalls by their simply turning around and selling the
units at their real market value. To avoid this, some resale controls are
necessary. The developers' concept is that the deeper the discount (e:
subsidy) to a buyer, the stricter the resale controls should be.
On the other hand, the developers also feel strongly tharpersons should be
able to be relieved of strict controls after living in their homes for a
reasonable time period. This helps them view their unit as truly their own,
and a place where their pride, care and investment will really pay off.
Table B suggests the proposed concept for resale controls. Several
variables are connected in this program: depth of discount in the original
sales, term of resale controls, maximum price of resales and the income of
eligible buyers during the term of the controls.
In general, the greater the discount, the longer the term of the controls. For
example, if the units were sold for 95% of the market price, resale controls
would extend for four years; if the units sold for 70% of the market price,
resale restrictions would apply for ten years.
The nature of the controls focuses on two factors: the maximum resale price
and the maximum incomes of eligible buyers. For example, in the first two
years after the original purchase, units may be resold only at the original
Prices (plus inflation and fees) and only to persons whose maximum
incomes meet the original schedule. This guarantees that at least for that
time, the units will remain subsidized and awned by persons of modest
incomes. The schedule does allow the selling price to increase thereafter
and allows the incomes of eligible buyers to increase accordingly. The
length of time and the severity of the restrictions is tied to the amount of
discount enjoyed by the original purchaser.
Another feature of the concept is to require all below-market rate units to be
owner-occupied. This will encourage pride in ownership and will help avoid
potential problems that could result from persons buying the subsidized
units and then trying to rent them on the open market.
Other details of the affordable housing program are still being worked on
including the possibility of a percentage of the profits of any subsidized units
going to a non-profit fund for future affordable housing projects, and
including a first right of refusal for the Housing Authority.
Protect Design- The homes have been conceived as a modest scale project
of attached units. The market rate and below-market rate units will be
completely integrated throughout the project: there will be no enclaves of
'affordable" units significantly differentiated from the "regular" units.
-z-
e%51
Villa Rosa
PD apprication
C. Schedule
The applicant intends to develop the project in a single phase as soon as all
necessary City approvals are obtained. Because the developer is accepting
lower profits to make the below-market rate homes possible, time is
especially critical. Long delays or postponements will render the concept
economically infeasible.
D. Future sales or lease
As discussed above, the intention of the project is to provide a realistic home
ownership option to households of modest income. Thus, all units will be
for-sale, 45 of which will be subject to the pricing and related cdntrols
discussed above. All units which are sold at below-market rate prices will
have an owner-occupancy requirement.
E. Project summary
Total Number and Size of Residences
Model Number w of Bedrooms Square Footage
A 14 2 1118 s.f.
B 14 2 1300 s.f.
C 7 3 1415 s.f.
D 37 3 1457 s.f.
Ei 17 3 1500 s.f.
Total 89 (28 2-bedroom; 61 3-bedroom)
Covetace
Total site: 8.26 acres
Total Building Coverage: 95,000 s.f. (26%)
Total Paving (including auto courts): 99,100 s.f. (27.5%)
Total Unpaved Open Space: 165,670 s.f (46%) -
.4-
-51
Villa Rosa
PD application
H. Adjacent Land Uses.
East of the site are generally iow-scale industrial and service commercial
uses. A new hardware store is currently proposed between this residential
project and Broad Street. Other uses west of the site include two small
service commercial buildings fronting on Broad and the Grange.
Land just north of the site is vacant and owned by Southern Pacific Railroad.
The City is contemplating purchasing this project for park and recreation
purposes.
South of the site is Orc utt Road and a service station. Across from the
driveway extending to Orcutt Road is the Homeless Shelter.
The site is large enough that sufficient visual and space buffers are provided
between the proposed residences and nearby non-residential uses.
Furthermore, the proximity to these non-residential uses and the site's
central location allows many of the benefits of "mixed use" projects to be
realized: modest cost housing near employment opportunities, recreation
areas, shopping, and public transit routes.
Pedestrian connections to the non-residential areas and bicycle connections
to the bike lanes on Broad Street will be provided. Access to public transit
on Broad Street is also convenient.
-s-
5a-�1
TABLE B
RESALE CONTROLS SCHEDULE
(conceptual)
ORIGINAL SALES PRICE
(%of Market Valle) 95% 90% 80% 75% 70%
Term Maximum Resale Maximum Income of Eligible Buyers (2)
(Year of Resale) Price-(1)
1 100% 150% 140% 120% 110%. 100%
2 100% 150% 140% 120% 110% 100%
3 115%e 175% 165% 1407 130% 115%
4 115% 175% 165% 140% 130% 115%
5125% 175% 150% 140% 125%
6 125% - - 1500% 140% 125%
7 135% - - 16S0/0 150% 135%
8 135% - - 165% 150% 135%
9 150% - - - 165% 150%
10 150% - 150%
>10 - - - - -
(1) (%of Original Sales Pricej x (%Change in Medan Income Levels) + Brokers Fees
(2) % of Median Income
No Resale Controls February, 1991
Crawford multarl do Starr' planning architecture public policy
Michael Multari
May 9, 1991
Page 2
The current propesalo,.hcwever includes a fast food restaurant
°�-�7OvJ a rate- 4'-�..
on the type of fast food restaurant pr h depending
tly has
not yet been determined. This traffic was not anticip ted aPPGfromm the
previous Brickyard Square proposal. Based upon institute
Transportation Engineers data, over 50$ of the Project of the £ag%
food restaurant traffic could be expected to be from the passing
stream of traffic. An additional five percent could be assumed to
be generated from within the commercial development. This could
include persons at the existing Exxon gas station at the northeast
corner of the Broad Street/orcutt Road intersection, the proposed
orchard Supply Hardware, the Proposed service ' -commercial
development and the Villa Rosa Project. Persons patronizing the
fast food restaurants from these sources would not have to enter
the public �-=�}- 3Wem_.r.Fiewe it would still be estimated
-
impact Brod
� eoisg5 - x0e'a4s'caa ititli 4 :addit3ani�I trips peg daT
Because this proposed Last food restaurant
would be the only restaurant of its
area, its primary market area is type in the south Broad Street
South Street. This would have some beam icial impact to be the aroouth f
athat it
would reduce fast food related traffic Originating in this area
that must now either travel to the Madonna Road area, downtown San
Luis Obispo, or the Santa Rosa Street/Foothill Boulevard area for
similar services. It would therefore have a relatively minimal
Affect on Broad Street
adjacent to the project straffic operations, except immediately
traffic
The fast food restaurant would not
Present a significant increase in traffic conflicts entering and
exiting the project along Broad Street if adequate mitigation is
implemented.
The following mitigations are recommended for the commercial
project. These are in addition to mitigations recommended in the
Broad/Orcutt Area traffic study.
1. Limit the southerly Orchard Supply Hardware driveway to
right turns in and out only. This will require the
construction of a raised medium along Broad Street from
Orcutt Road to Sweeney Lang.
2. Convenient access should be provided to Mutehuito Avenue
to gain access to the traffic signal which was previously
recommended as mitigation for the Brickyard Square
Project. This could include some type of reciprocal
access agreement with the Aggsonle Property which is
located at the southeast corner of the Broad
Street/Mutshuito Avenue intersection. A possible
alternative is to convert the proposed pedestrian access
way east Aggson's to a two-way driveway. Preferably both
alternatives will be made available. Pr�1
PC Minutes
September 26, 1990
Page 2
2. General Plan Amendment & Rezoning GP/R 1452. Consideration of
amending the Land Use Element map and zoning map to change the
designations from service-commercial/light industrial (M & C-S) to medium-
high density residential (R-3) for 9 acres and neighborhood-commercial (C-N)
for 4 acres at 2900 Broad Street; Stan & Elizabeth Bell, applicants.
Commr. Gurnee stepped down due to a conflict of interest.
Greg Smith, Associate Planner, indicated the applicant intends to proceed with
rezoning from C-S to C-N on the Broad Street frontage of the property but delete
any request for rezoning in the remaining area. He indicated that staff recommends
the commission continue the -item to allow staff time to respond to the revised
proposal.
Chairman Hoffman declared the public hearing open.
Rob Strong, One Buena Vista, representative for the applicant, reviewed the history of
the application. He noted the portion of the request to rezone part of the property
from M to R-3 had been deleted from the request and that the applicant was now
only requesting rezoning of the Broad Street frontage from C-S to C-N. He also
indicated the applicant would be willing -to rezone the portion of the property by the
Lawrence/Victoria paper streets from M to C-S. He felt it was more appropriate to
encourage neighborhood-convenience commercial uses at the Orcutt Road intersection
location which is already acknowledged as the principal intersection along Broad
Street. He noted that while the Brickyard property has been looked at for a larger
scale convenience center, no specific plans have as yet been proposed. He noted the
original request to pursue residential uses on the interior of the Brickyard property is
no longer economical or appropriate. He noted Commerce Bank has indicated a
desire to-locate a branch on one of the proposed C-N parcels, which would not be
allowed under the present C-S zoning. He felt the other two parcels would be
appropriate for convenience shopping uses for the surrounding neighborhoods. He
felt a decision should be made on the application now and not continued again.
Chairperson Hoffman declared the public hearing closed.
Commr. Kourakis indicated she was hesitant to take an action on the item without a
staff report and preferred to support staffs recommendation for a continuance. She
remembered that one of the major justifications for the C-N zoning w&s the
6k
PC Minutes
September 26, 1990
Page 4
parcels fronting on Broad Street and change the zoning from M to C-S for that
property along Lawrence and Victoria Streets.
Commr. Karleskint seconded the motion.
Commr. Schmidt questioned if the property on Lawrence and Victoria Streets was a
separate parcel or would another problem be created that would have to be resolved
at a later date.
Greg Smith indicated more research would have to be done on that question.
Commr. Billington amended her motion to delete the M to C-S rezoning along
Lawrence and Victoria Streets until further information was available. She noted the
motion would only pertain to the C-S to C-N-S rezoning on the Broad Street corridor.
Commr. Karleskint, as the second to the motion, agreed to the amendment.
The commission discussed what the "special considerations" zoning would deal with.
Commr. Billington indicated that the "S" designation should reflect concerns with
whether the neighborhood-commercial services proposed in this center would be
significantly different than those anticipated going into the Williams Brothers Center,
questions with compatibility with surrounding land uses, site design of a neighborhood-
commercial center surrounded by M or C-S zoning, limiting access to Broad Street to
appropriate points because of the amount of traffic proposed to be generated by the
project, noise generated by the center and its impact on residential development, and
assurances that the center's design provided appropriate pedestrian access from the
Orcutt and Brickyard residential neighborhoods.
Commr. Karleskint agreed to the S-zone concerns as the second co the motion.
Commr. Schmidt indicated he could not support the motion because there were
enough neighborhood-commercial centers in the area.
Commr. Kourakis indicated that the commission was making a decision with only a
remembrance of a lot of information. She could not support the motion.
Chairman Hoffman indicated he would be supporting the motion and felt that C-N
zoning was appropriate at this location. He supported Commr. Schmidt's
recommendation to initiate rezoning the M-zoned area to R-3.
PC Minutes
September 26, 1990
Page 3
residential back-up. While she felt there was good reason- for C-N zoning at this .
location, it had not been previously discussed in this context.
Commr. Schmidt concurred with Commr. Kourakis' comments and felt the proposal
was never discussed as an isolated C-N rezoning without the residential neighborhood
to back it up. He felt it would not be appropriate to take an action without staff
analysis because he felt there were serious questions that needed to be answered,
including traffic volumes on Broad Street. He suggested that the city should consider
initiating residential rezoning on the Brickyard property if the applicant was unwilling
to proceed.
Con=. Billington felt the C-N zoning in this location would be appropriate if the
Orcutt I and II general plan amendments were approved for residential. She felt the
R-3 zoning was a good idea for the remainder of the site.
Commr. Peterson agreed with rezoning since there were many residential
neighborhoods in the area.
Commr. Karleskint felt the C-N zoning made sense and would provide a level of
service to that area that it does not presently have. He felt be would prefer to have
use permit control in order to regulate allowed uses.
Rob Strong clarified the applicant had consented to the "S" designation.
Commr. Billington indicated that while she was uncomfortable about taking an action
without a staff report, she supported C-N rezoning.
Commr. Kourakis moved to continue consideration of the request to the October 24th
meeting. She felt the C-N zoning may work, but more study was needed.
Comm=. Schmidt seconded the motion.
Commr. Karleskint felt he had enough information to take an action and would not
be supporting the motion.
AYES: Commrs. Kourakis, Schmidt
NOES: Commrs. Billington, Karleskint, Peterson, Hoffman
ABSENT: Commr. Gurnee
The motion failed.
Commr. Billington moved to recommend to the City Council approval of changing the
general plan map and text to reflect a change from C-S to C-N-S zoning for the
PC Minutes
September 26, 1990
Page 5
Greg Smith indicated that if it were the consensus of the commission to initiate
rezoning from M to R-3, the commission had only to include that rezoning into the
motion.
Commr. Billington indicated she would not be adding that to the motion.
AYES: Commrs. Billington, Karleskint, Peterson, Hoffman
NOES: Commrs. Hoffman, Schmidt
ABSENT: Commr. Gurnee
The motion passed.
Commr. Gurnee returned to the meeting.
3. General Plan d en & Rezoning GP/R 1454. Consideration of
amending the nd Use element map and zoning map to change the
designationsfr service-commercial/light industrial, special considerations (M
& C-S-S) to me -high density residential, special considerations (R-3-S) for
a 7.3 acre site at 76 t Road; Wood In, applicant.
4. neral Plan Ame en & ez nin P R 4 4. Consideration of
amending the Land Use Element map n zoning map to change the
designations from service-commercial industrial (M) to medium-high
density residential (R-3); 953 Orcutt R d; SLO Partners, applicant.
It was the commission's preference t ear these items together.
Greg Smith Associate Planne resented the staff report recommending the
commission consider the a rontnental review and recommend that the City Council
approve the general pl amendments and rezoning from M to R-3 or other suitable
zone.
Commr. Kourakis indicated she received a call from Patricia Scott of Flora Street
who was concerned with traffic on cutt Road. Ms. Scott was not opposed to the
project, but felt Orcutt Road should b upgraded either before or simultaneously with
any development of the property.
Commr. Billington indicated she ha a phone conversation with Larry Mitchell,
representative for the Orcutt I pro' ct last week.
6A-l05
Draft PC Minutes
May 22, 1991
Item 5. - General_Flan_Amendment & P,ezoning_i3P/_P.----145 .
------- -------------- -
Consideration of amending the Land Use Element map and
zoninq map to change the designations from Service-
Commercial /Light Industrial (M) to Medium-high Density
Residential , Planned Development (R-3-PD7 and
consideration of a preliminary development plan for an
89-unit residential condominium for property at 843
Mutsuhito Avenue; Stan & Elizabeth Bell , applicants.
----------------------------------------------------------------
Ccommr . Gurnee stepped down due to a conflict of interest .
Chairman Hoffman arrived at the meeting.
Jeff Hock presented the staff report and recommended the
Commission discuss the item, take public testimony, and continue
the item.
In answer tc, a question of Gommr . Schmidt . Jeff Hook advised that
there is not a minimum size ail :wed for condominiums. He said
engineering staff has recommended a signal at Lawrence Drive.
Chairman Hoffman opened the public: hearing.
Mike Multari . 641 Hiquera Street , applicant ' s representative,
showed slides of the project . He said the Bells plan to build E39
units, 45 which would be sold at below market price to low and
moderate income buyers. He said a 2-bedroom unit at 70 percent
,_f marl::et rate would be around $115, 000 to $120p (:)O(:). He
explained that resale c=ontrols would last longer for units
purchased at a lower price. He explained open space has been
preserved around the buildings by placing parking in interior
courts. He believed the site was appropriate for residential
development because. it was close to downtown, to shopping and
public transit . He explained the commercial use along the street
with the development behind responded to the Commission' s desire
for mixed use. He said the Bell ' s are successful developers and
long time residents of San Luis Obispo who are trying to give
something back to the community.
In answer to a question by Gommr . F;courakis, Mike Multari said
this project differs from the affordable housing proposals in the
LUE Update because the depth of subsidy is less but the number of
units below market value is greater .
Gommr . Schmidt expressed concern that none of the units would
remain low income in perpetuity.
Mike Multari said resale controls are proposed to end within 10
years because the Bell ' s prefer to have owners get tho benefits
of home ownership in the future. He said the water shortage was
-considered in selecting landscaping for the project .
Gommr . Schmidt said the loading_ dock: at Orchard Hardware might be
5A'��
extremely boisy.
Commr . Karleskint asked if the number of units sold at a 30
percent discount had been established.
Mike Multari said he would state the number, of units offered at
70 percent market value at the next meeting. He said the Bells
have set aside $250, 000 to help buyers qualify for loans. He
explained the 30 percent discount is available for people making
100 percent or less of the median income.
Stanley Bell , 160 Silver Shoals, Shell Beach, applic=ant , said he
believes home ownership is important in providing people with a
sense of security and a chance for upward mobility, and the
development would enhance the community. He explained he and his
wife see this as an opportunity to provide a need. He said the
project is being constructed without any government subsidies.
He explained the Housing Authority' s role was to determine the
eligibility of buyers and the Housing Authority would have the
first right to purc=hase the homes when buyers sell to ensure
windfalls would not be realized.
Commr . Kourakis recuested the applicant look: at the proposals in
the Land Use Update and compare them to this project .
Commr . k.arlesk:int asked if the Housing Authority bought a home if
the Housing Authority could sell it for a wind-Fall profit .
Stanley Bell said the Housing Authority is bound by the same
resale price restrictions as the original buyers.
Commr . Schmidt expressed concern that non-subsidized owners could
rent out the homes.
Commr . Williams said she applauded the applicant for proposing
this Project .
Duane Selveal ("" " i , 338 Jaycee Drive, an officer of the Granee
Hall said the Grange Hall opposes the zoning c=hange proposed by
Stanley Bell because it is placing R-3 zoning in a commercial
corridor between Broad Street and the railroad tracks, the Grange
Hall produces noise and odors from barbecues, it would inc=rease
traffic= , and the city should not approve large housing
developments while water rationing is in effect . He said Grange
Hall members object specifically to unit 9 on Lawrence street
because it would be next to the Grange Hall at a higher
elevation.
Asked by Commr . Schmidt if unit 9 was eliminated and Vic=toria
Street was built behind the Grange Hall if compatibility problems
would still exist , Duane Belveal said the problems would still be'
there, but they would be less severe.
Mike O'Toole, 3535 Johnson Avenue, master of the San Luis Grange,
5A- 61
said the Grange' s primary source of income is renting the hall .
He felt complaints from tenants in the proposed unit 9 could put
the G3range out of business.
Tim Angeman . 47 Del Sol Court , felt the project was a good
idea and he saw the resale controls as beneficial to people who
make tc.c. much to be considered low income but too little to be
anything else.
Paul Carlin, 635 Lawrence Street , expressed concern that a stop
light at Lawrence would cause traffic to back: up past the
entrance to Stoneridge.
Craig Rognobee, 505 Foothill Boulevard #4, said the American
dream is still to buy a home and he would like to buy his home in
San Luis Obispo. He suggested an association be set up to help
control rentals.
Duane Valencia. 1299 Los Olivos, Los Osos, said the city of San
Luis Obispo needs this project .
'Wendy 'Wallace. 1053 Trevor Way, said she felt the project
was needed and she expressed praise for the Sells.
Robert Noyes. 1901 Royal Way, said he owns property at 22300 Broad
Street in front of the site and he said he suppOrted the projec=t .
Commr . Schmidt asr.ed the applicant if he still would favor the
pro:iect if he realized his property might not be allowed p=ertain
uses for compatibility reasons with the Bell ' s property.
F:abert Noyes said he realized some homeowners might o=ppose a
future development on his land, but felt if the zoning on his
pr certy was not changed from C-S he would deal with that
problem at a later date when he decided to develop the property.
Chairman Hoffman closed the public= hearing.
Commr . Schmidt expressed concern about the vacant industrial land
around the site. especially the manufacturing zoning to the
north.
Commr . Karlesk::int expressed concern about the commercial traffic
behind Orc=hard Supply, the exit on Orr-utt , and the possibility of
people who could not get into the homeless shelter wandering
through the project.
Je f f Hook; said the proposed Orchard Sup01•y-Hardware (OSH) is an allowed use but is still in
environmental review. He said the plan for Orchard Supply will
not come before the Commi ssi on-since it is an allowed use by right in the C-S zone.
He said the main question before the commission was whether or not this site was appropriate for !
residential use.
Commr. Hoffman felt an P-3 neighborhood buffered by commercial
5A-�$
use was appropriate.
Commr . Williams said she could support the R-3 zoninq because the
Project with commercial buffering was an example of mixed use.
Commr. Karleskint said he would support the project , but problems
such as traffic , the proximity to the. railroad. and the homeless
corridor needed to be addressed.
Commr . Schmidt said he would like to support R-3 for this .-project
but felt there was a problem because it would be a dysfunctional
neighborhood if the vacant. parc=els to the north are not looked
at . He expressed concern about- the loading dock at Orchard
Hardware. He said he would like to see a substantial percentage
of permanent low income housing, possibly around 20 percent .
Commr . Peterson said he did not have a problem with the hardware
store. He said a hardware store is compatible with homeowners'
needs.
Commr . k:: -urakis felt it was a wonderful project , but that it was
being proposed in the wrong location. To give her support for
the pr000sal she asked that staff investigate the proposed stop
light for Possible traffic backups at intersections, communic=ate
with the Housing Authority about resale provisions. and
investi ?ate the compatibility problem with the Grange Hall .
.Commr . Karleskint expressed concern about the land to the north
currently --oned for manufacturing.
Commr . �'arleskint moved to continue the item to a date unc=ertain
to allow staff to address the Commissioners' c=oncerns.
Commr . i_:,;nmr . Peterson seconded the motion.
VOTING: AYES - Commrs. K'.arleskint , Petersen, Vnurakis,
Schmidt , Williams. and Hoffman.
NOES - None.
ABSENT - Commr . Gurnee.
The motion passed.
-----------------------------------------------------------------
Item o. Draft_Gapital_Impr��yement_Plan. review and
determination of consistency with the General Plan of
the city' s Capital Improvement Plan for Fiscal Years
1991-1993.
------------------------------------------4------------------------
Commr .
-----------------------------------------4-----------------------
Commr . Schmidt moved to continue the item to the June. 12, 1991
regular meeting.
Commr . Williams seconded the motion.
VOTING: AYES - Commrs. Schmidt , Williams, Karleskint ,
draft
P .C. Minutes
June 26 , 1991
item 4 .---c'eneral Pian Amendment & Rezonina GP/PDR 151:: .
Consideration of amending the Land Use Element map and
zoning map to change the designations from Service-
Commercial/Light Industrial ( M) tc Medium-hich Density
Residential , Planned 'ueveiopment ( R-3 .-00) an' consideration
of a preliminary development pian for an 69-unit residential
condominium fol property at 843 Mutsuhito Avenue ; Stan &
Elizabeth Bell, apoiicants . (Continued from May 8 and May
22 , 1991) -------------
----------------------------------
Commr . Gurnee stepped down due ;to a conflict of interest .
Jeff Hook presented the staff report and recommended the Planning
Commission affirm the mitigated negative declaration o= environmental
impact , make a recommendation to the City Council to amend the Genera
Pian land use designation and rezone the property _ror, Fervice-
Comnercial to Medium-high Density Residential , Planned �ilbi�°pEeandaCa
approve the preliminary development plan as shown in
s1ab1ect to findings and conditions . He explained it was staff ' s
intent the develooment plan go before the Architectural Review
Commission for schematic review prior to going before the City
Council . He suggested that if the Commission. approves this
residtntiai use, the Commission direct stat: look into possible
rezor.in; north of this site from Service-Commercial/Lic: Industrial
he said Victoria Street has
to Residential . Summarising the c:.anges : an. t.".� terms of
been improved with a modification to bui�dir.g 9 ,
affordability have changed adding a lower sales price category, a 10
percent recapture provision, extended resale controls , and the
addition of four units exclusively for Low income buyers .
I r. answer to a question by Commr . Sc'i«ni�it, Jeff Hook s•a id that Orchari5
Hardware Store was determined tobe
a hong e improvement storssione pea mit .
it
would not need a
Jeff Hook , answering Commr . Schmidt ' s question about soil
contamination, said the toxic waste coordinator has reviewed the site
and determined it has been cleaned up, and a verification that all
toxic waste has been removed from the site will come from a licensed
professional prior to issuance of a building p
In response to Commr. Kourakis' question, Cindy Clemmons said ber.; opinion was that the
mitigation measures would be enforeceable under mitigation monitoring because they are
part of the initial sutdy, and that the mitigation measures did not have to be
repeated in the conditions of approval .
Chairman Hoffman opened the public hearing.
5A- 70
Mike Multari , 641-.Higuera Street, applicant 's representative, said
building 9 was reduced from 11 to 7 units, a solid wall will. be built
on the property line, and perspective home buyers will be told the Grange Hall is
ext door and be informed about the types of activities held there . He
explained Exhibit E addressing traffic . He said four units will be
reserved for low income buyers, earning 80 percent or less of the
median income, who can purchase the property at 65 percent of its
market value . At least 22 units will be for buyers earning 120
percent or less of the median income . He explained the 4 units for
low income buyers will have resale controls for 12 years, and a
recapture fee will be required from all owners to be given to a non-
profit housing agency and could be used to leverage state and federal
funds . He said the applicant agrees to a check on toxic cleanup when
grading is started . He said the ARC gave a conceptual review of the
project the week before, and he would like the project to go before
the City Council for a decision on whether or not the land can be
rezoned residential .
In -answer to a question by Cornmr . Kourakla, Mike Multari said the
SLO Housing Authority has agreed to work with the applicants to
administer the affordability provisions.
in answer to a questions by commr . Schmidt, Mike Multarl said the
market price is projected to be $170, 000 for a 3-bedroom and $155, 000
for a two-bedroom unit . He explained only four units would be
reserved only for low income buyers earning a maximum of 80 percent of
rhe median income, but low income buyers could purchase the other
units at more than 65 percent of the market price if they could obtain
a loan . He added that the Bell ' s are putting aside $250, 000 to help
low income buyers qualify for loans .
Commr. Schmidt said he knew of a housing recapture program in San Francisco which was
75%, much larger than this project's 10%. He felt long-term, low-income housing was
needed and questioned whether a larger housing recapture fee could be required.
Mike Multari said the 10 percent recapture fee is the amount the
Bell ' s felt comfortable with because they wanted buyers to reap some
of the benefits of home ownership.
In answer to a question by Commr . Hoffman, Mike Multari said the
recapture fee will be in effect every time it is sold during the time
it is under resale controls .. If it is not sold during that time ,
the first time it is sold, the recapture fee will apply.
Stanley Bell, 1.2.1 Florin, applicant, said he believes the modified
plan addressed the concerns previously expressed by the Commission.
He said time was important and he needed a recommendation to the City
Council tonight .
George Moylan, 2684 Johnson Avenue, of the Housing Authority said
the Housing Authority will help work with the owners on the
affordability. He said although it is not a long term affordable
housing program, there is no affordable housing program in San Luis
Obispo . He felt a 75 percent recapture fee would be too high, but
felt a 20-30 percent recapture fee might be reasonable► because it has
been used in other areas around the country. He said° he has never
personally worked with a recapture program. He added there are very
few privately built low income housing projects . He felt that because
5A- 1I
housing in San Luis Obispo is so expensive compared to other areas of
the country, other help might be needed to help low income buyers
purchase this housing and he saw bonds at 7 to 7-1/2 percent interest
rates as a possibility. He said the Housing Authority will work with
the Bells to help make it possible .
Carol Hunt , 1298 Madonna Road, offered her support for the project .
Kurt Kuppe.r, 967 Osos, said he supported the project and concepts . He
said some of the major concerns of the Fair Share Initiative, when he
was chairman two years ago, were infill in urban areas and affordable
hOU5ina. He said he would like to see even more of this project
reserved for low income buyers and asked the Commission to consider
requiring 50 percent of all new housing in San Luis Obispo to be low
income . He asked the Commission to consider a 50 percent recapture
fee . He mentioned buyers should be informed the homeless shelter was
an immediate neighbor of this project .
Scott Smith, 1656 Prairie Drive, Director of Housing at People ' s Self-
Help Housing Corporation, said this project was unique and he
supported the concept but felt the 10 percent recapture fee was low.
He expressed concern that someone making 60 percent of the median
I
ncome might not be able to qualify for a unit without substantial
assistance in a down payment . He said he had experience with
recapture fees with some of Self-Help ' s projects and he believed it
was workable . He said none of People ' s Self-Help ' s housing programs
have a limitation on sales price . He said state and federal lenders
do not like future sales price limitations .
Rob Tish, 3660 South Hiquera, 8-A, said he supported the project .
Chairman Hoffman closed the public hearing .
Commr . Schmidt said he saw this as two issues, land use designation
and the details of development . He said he could support the land use
change , but was not ready to approve the details of development. He
asked that Assistant City Attorney Cindy Clemens investigate the
workability of a recapture fee . He expressed concern that this
project not be an isolated residential development surrounded by
industrial uses and said he would like to see neighboring areas come
before the Commission for rezoning . He said he would like to see 20
percent of the units to remain affordable in perpetuity. He felt
public ::access should be required along the Southern Pacific Railroad
to connect with Orcutt Road to allow a future bike and pedestrian road
from Tank Farm Road to Cal Poly. He said he did not like the
continuation of victoria Street because it divided the project in
half .
Commr . Peterson said he was impressed how Commr . Schmidt could find so
many things wrong with such a fine project . He felt this was a really
good project and it provided a chance to really do something unique in
San Luis Obispo . He felt it should be recommended to ,the City
Council . He said if the project is delayed, it would discourage othe
developers from proposing low-cost housing in the future .
5A-r74;L.*
Commr . Schmidt askew Commr . Peterson to remember that this was industrial
land that has peen vacant for a long time and that it would be .worth a lot
more as residential . He said the city was giving something for what
It was getting .
Commr . Peterson said a lot of his friends who have lived in San Luis
Obispo for several generations cannot afford to buy a house in San
Luis Obispo . He said projects get more expensive when they are
stalled . He said the project was a positive one for the community.
Commr . Kourakis felt the project needed a council call as to the land
use designation . She believed the Commission already indicated
support for the zoning change . She said she agreed with Commr .
Schmidt about some of his concerns , but felt the decision should be
referred to the city Council . She wanted to inform the City Council
that additional rezoning of adjacent areas was important . She felt
�commr . Schmidt ' s concern that a public bikeway be preserved along the old
Pacific Coast Railroad right-of-way should be included as a finding. She said
she did not know what to recommend as a housing recapture fee percentage.
in answer to a question by Commr . Kourakis, Jeff Hook explained the
reference to Exhibits B and C on page 13 of the staff report referred
to the General Pian rezoning, and corrected the reference to be to
Exhibits A and B. He advised that details such as victoria Street
will comeback to the Commission for .approval or alteration at a later
date aspart of 'the subdivision and street abandonment requests. He said the motion
should make clear the Commission is approving the PD and not the tract map.
Commr . Kourakis moved to approve the preliminary development plan for
rezoning as proposed.
Commr . Peterson seconded the motion .
Commr . Schmidt asked Commr . Kourakis how she proposed to deal with the
affordable housing program.
Commr . Kourakis said those details needed to have input from sources other than
than the property owner which would not appear to be the Housing Authority.
Jeff Hook said the percentage of the housing recapture fee could be suggested now,
or the item could be forwarded to the City Council with the commission's comments.
Arnold Jonas explained the motion was recommendinq the applicants '
proposal , which could be given additional consideration by the City
Council about the recapture percentage . He said if the motion
included the findings and conditions as recommended in the staff report, the
commission would be expressing approval of the proposal .
Commr . Kourakis expressed the concern that if the Housing Authority
had to put up money for some of the low income buyers, the Housing
Authority might want to recapture some of that money themselves .
a
Commr. Hoffman reopened the public hearing .
5A - 73
Scott Smith exo1ained the Housing Authority could subsidize the
individual buyer not the project, through a bond to help them
cualifv for a loan . He said a $25, 000 income does not qualify for a
mortgage in this area . He said bonding could possibly offer mortgage:
at 2 percent below market rate, which would help more low income
buyers qualify. He said the if those buyers needed a second down
payment, the Housing Authority could help by offering some of their
funds available at a low interest rata payable at resale . . He felt
that between the Bells and the Housing Authority, a program could be
arrived at to satisfy the Commission and make it affordable .
Commr . Schmidt asked Commr . Kourakis if her motion supported the 10
percent recapture fee .
Commr . Kourakis said she did not know a specific percentage to
recommend .
Commr . Karleskint said he could support a 20 percent recapture fee .
Arnold Jonas recommended the motion state the recapture fee
oercentage .
Commr . Kourakis felt she could not recommend a specific percentage,
but could state the Planning Commission felt the recapture fee should
be at least 10 percent, but preferred it be higher .
Arnold Jonas said staff could investigate recapti:re percentages, and
the recommendation to Council could state that based on information a:
this point , the Commission feels uncomfortable making a recommendation
for a 10 percent recapture fee and in general, the Commission feels a
hicher percentage is needed .
Commr . Peterson felt i0 percent was adequate because this was a
private project .
Commr . Kourakis said she felt more comfortable with Arnold Jonas '
wording .
Commr . Karleskint suggested the buyers be informed about the homeless
shelter is adjacent to the project . He also asked that trees replaced
be specified as to the size, and suggested they be at least 15-gallons
or to the approval of the city arborist . He also suggested in
addition to noting the historical significance of the brick sites, the
street . names also be noted . He said the contaminated soil also needed
to be addressed .
Commr . Kourakis agreed to all of the suggestions of Commr . Karleskint
and Arnold Jonas ' suggestion that in general the Commission feels a
higher recapture rate than 10 percent was needed .
VOTING_:: AYES - Commrs . Kourakis, Peterson, Karleskint, Schmidt,
Williams and Hoffman .
NOES - None .
ABSENT - Commr . Gurnee .
The motion passed .
commr . Schmidt moved to have adjacent property brought before the
Commission for rezoning .
Commr . Karleskint seconded the motion.
VOTING: AYES - Commrs . Schmidt, Karleskint, Kourakis, Peterson,
Williams, and Hoffman .
NOES - None .
ABSENT - Commr . Gurnee .
The motion passed .
r
5AIS
MEETING AGENDA
DATE jLk-�f ITEM # SA
JULY 24 , 1991
WE RECEIVED YOUR VILLA ROSA INFO SHEET DATED JULY 22, 1991.
WE SUPPORT YOUR INTENTIONS TO ERECT SOME AFFORABLE HOUSING THAT
THE AVERAGE PERSON CAN LIVE IN.
WE AfE SURPRISED THAT THE CITY OF SLO DIDN'T SEE FIT TO DONATE
A USABLE PIECE OF CITY LAND TO BUILD WHAT YOU PROPOSE TO DO.
IT ' S ABOUT TIME.
A. EVANS
G.P. CODY
1308 BROAD STREET, STE: 18 �
SAN LUIS OBISPO, CA 93401
COPD Tb:
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RECEIVED
JU "'I
CI uLERn
OOISpo■CA
M11N0 AGENDA
PATE-&- ITEM#-
July 29, 1991
City Council
City of San Luis Obispo
P.O. Box 8100
San Luis Obispo, Ca. 93403-8100
Dear Sirs:
I want to express my support for the Villa Rosa housing opportunity.
Front the volunteer work that I have done, I have spoken to many
people who need affordable housing.
I hope the City Council recognizes the need for this type of housing
and lets this project go ahead as scheduled without any delays.
Sincerely,
'Yom
Kris L. Stokes
Santa Margarita
F
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RECEIVED
JUL 3 01991
CITY CLERK
SAN LUIS 091SPOa CA
MEETING AGENDA
DATE -vZ REM #
July. 29, 1991
City Council
City of San Luis Obispo
P.O. Box 8100
San Luis Obispo, CA 93403-8100
Dear Sirs:
I would like to express my support for the Villa Rosa housing opportunity.
Our community, indeed, needs affordable housing and I sincerely hope that
the City Council recognizes this need.
Thank you.
Mary Ann J. Rusnak
Los Osos
COPIES TO: �
❑�/'Dewtos Action���❑ s
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❑"ACAO ❑ FIRE CHIEF
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RECEIVED ❑ MCMT•Til C1 PEC DR❑ C READ FILE ❑ LML DIr
JUL 311991
CITY CLERK
$M jLu
__L%OBIS-.P0,CA