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HomeMy WebLinkAbout04/05/1994, 4 - NONRESIDENTIAL GROWTH MANAGEMENT A „ II �IIIIIII"'I��II�II��II�M�IIIUIII city of San LUIS OBI SPO MEETING 4 :C O COUNCIL AGENDA REPORT rrEnn NUMBER FROM: Arnold B. Jonas, Community Development Director O BY: John Mandeville, Long-Range Planning Manager. % 7 SUBJECT: Nonresidential growth management. CAO RECOMMENDATION: That the City Council: 1. Not include explicit limits on non-residential growth rates in the General Plan or existing growth management regulations. Control non-residential growth through requirements for service capacity, specific plan and development plan phasing programs and timing of infrastructure extensions. 2. Revise the Feb 1994 Draft Land Use Element (LUE) Policy 1.4 to say that the City shall support improving the jobs-housing balance countywide where feasible, but that as the county hub for government, education, transportation, and services, the City's jobs housing ratio may be higher than the .ratio countywide. The City shall minimize the adverse environmental impacts of commuting into the City through design and traffic and air quality control measures consistent with the Environmental Impact Report for the LUE and Circulation Element. 3. As an alternative to mitigating traffic congestion and air quality impacts through jobs/housing balance policies and programs, include in the Airport Area chapter of the LUE a policy to examine the feasibility of a high occupancy vehicle lane"on Broad Street between Orcutt Road and the Airport and a policy to require employers in the Airport Area to adhere to a Transportation Demand Management (TDM) program which could include staggered work schedules, variable work weeks, enhanced transit access, and employee incentives to use alternate modes of transportation. 4. Direct staff to revise related General Plan policies as appropriate to be consistent with the Council's decision regarding this issue. . PLANNING COMMISSION RECOMMENDATION The Planning Commission has recommended that there not be explicit limits for nonresidential development. A majority of commissioners said that nonresidential growth would be sufficiently controlled by market forces and by requirements for adequate public facilities and services. REPORT IN BRIEF The issue before the Council is what form non-residential growth management should take. Policies supporting residential growth management are contained in the 1977 LUE and have been 1 carried forward into the Land Use Element (LUE) and Housing Element updates. The City's consideration of this issue arises out of a desire to maintain the unique character of San Luis Obispo. Growth management is intended to control the rate of-change in general, to regulate the supply of land uses to avoid high vacancy rates, and allow for the existing community to gradually assimilate new residents. The question of how to control growth and what types of growth should be controlled has been an issue in San Luis Obispo since the update of the 1977 LUE. In 1982 the City adopted growth controls for apartments. These growth management regulations were later expanded to include other types of residential development. In 1989 an advisory vote on extending growth controls to non-residential uses (Measure G) was supported by 7,206 voters (about 68% of the votes cast or one third of the registered voters). Since that time, the topic of how to implement non- residential growth management without creating undesirable side-effects has been reviewed and discussed in several forums as a part of the LUE update process by the Planning Commission, and the City Council. Recommendations have varied and have resulted in no clear direction for a City policy on the issue or regulations to implement it. In January 1992, the Council endorsed the hearing draft of the Land Use Element update. In doing so, Council kept sections calling for residential growth not to exceed about one percent per year, but removed certain sections of the previously accepted draft dealing with nonresidential growth management. As part of that action, Council directed that consideration should be given to having growth management regulations address all forms of development, and that such consideration should proceed on the same schedule as the LUE update. Council did not provide any further direction on the desired objectives or approach for nonresidential growth management. Since the late 1980s, economic and demographic conditions have changed. An EIR discussing related issues in the context of the Draft Land Use and Circulation Elements has been prepared, and the Planning Commission has again reviewed the issue of non-residential growth management and recommended to the Council that the City not adopt non-residential growth management regulations. This report discusses the issue of non-residential growth management in the context of previous recommendations and actions, existing City policy and regulations, current demographic trends and economic conditions, previous alternatives considered, previous concerns raised regarding non-residential growth limitations, related conclusions and recommendations provided by the Draft Land Use and Circulation Elements EIR, and alternative approaches. Evaluating the benefits of adopting citywide non-residential growth management regulations is a complex process, requiring the simultaneous consideration of various City goals and alternatives for achieving them. Staff's conclusion regarding non-residential growth management is based upon several key conditions: * Existing pattern of land use within the region. The City has evolved as the county hub for government, education, transportation, and services. These uses and facilities currently exist and the City is centrally located in the County to provide them. Ig-� * The City has determined that it will limit total residential growth to approximately one percent per year on average. * The City supports some type of non-residential growth management. * The Airport Area, which constitutes the majority of future non-residential growth, is likely to develop, either under City or County jurisdiction, and the majority of this development is planned to be non-residential. The local imbalance between jobs and housing will therefore increase. This growth will be phased by the specific plan for the area. * Implementing citywide non-residential growth rates has potential adverse economic effects. Non-residential development will not occur unconstrained even though the City does not enact growth rate restrictions. Both residential and non-residential development will be limited by water and service constraints until supplemental water supplies from the Salinas reservior expansion and Nacimiento Lake become available. The earliest additional water could begin to arrive would be 1997 and 1999 respectively. In addition, the majority of residential and non- residential growth will occur in specific plan areas where phasing programs can determine the rate of growth after services become available. This alternative provides flexibility and certainty for applicants early in the development review process. Other market and regional factors will also affect local non-residential growth, such as housing costs, product markets, labor markets, credit availability, and general economic conditions. The effectiveness of a local jobs/housing balance in improving traffic congestion and air quality, one of the main reasons for using this strategy, is uncertain. Alternatives to a local balance are identified in the LUE EIR, including measures for reducing traffic congestion and improving air quality which can be implemented without the likely side-effects of non-residential growth management regulation. Given that the City serves as the county hub for many regional services and facilities, that state and county land use decisions supersede the City's, and that additional non-residential development is likely to occur in the Airport Area, improving the local jobs/housing balance will be difficult. Most of the restrictions on non-residential development would be applied to the private sector which could adversely affect the local economy and City budget The other alternative for improving the jobs/housing balance would be to provide additional housing. The City has previously determined that additional residential development is not desirable because of the additional congestion and demand for services it would generate. Although jobs/housing balance is not feasible within the boundaries of the city limits, it may have better application in a larger geographic area. The City should continue to support a countywide policy of improving the balance between housing supply and employment generating uses wherever feasible. DISCUSSION Defining the Issue The discussion of non-residential growth management regulations in San Luis Obispo has centered around two main purposes. The first is to serve as a companion to the City's existing residential growth management regulations to control growth in the City in general in order to control the rate of change. The second is to reduce the housing demand created by the growth of land uses which generate employees. Jobs/housing balance in simplest terms is the ratio between a measure of employment and a measure of housing within a given geographic area. A jobs housing ratio of 1.0 indicates that the number of jobs and housing opportunities in a given area are "balanced". Because there are currently more employees in the City than housing units, controlling the growth of jobs that create housing demand while increasing the housing supply (jobs/housing balance) is one strategy for non-residential growth management. Jobs/housing balance is also a strategy for improving traffic congestion and air quality. But as will be discussed later, there is substantial uncertainty in how effective a local jobs/housing balance is in affecting traffic or air quality locally. The distinction between these two purposes is important in determining the alternatives available for implementing local non-residential growth management. Certain alternatives can have unwanted side-effects. Concerns regarding the unwanted side-effects of non-residential growth management and a citywide jobs/housing balance have been raised during previous discussions of this topic, and will be discussed in more detail below. It is important to note that, parallel with the issue of growth rate, the Draft LUE build-out capacity would allow increases in non-residential building space two to three times greater than the increase in number of dwellings. Therefore, lowering the non-residential growth rate without also lowering the capacity would leave unused non-residential capacity at the end of the planning period when the residential capacity has been fully used. Decreasing the capacity of non-residential designated land would be another alternative. However most of the new non- residential development is designated to occur in the Airport Area, and is likely to occur whether this area is annexed to the City or not (intensity may be lower if City services are not available). The City.would experience the effects of this area developing in either case. More specific background material follows. The discussion of previous recommendations and reference to adopted and draft City policies and regulations will help to focus the issues and concerns. Then a discussion of the data describing population projections and some conclusions and recommendations from the EIR for the Draft Land Use and Circulation Elements will be used to evaluate some of the alternatives. Previous Recommendations and Actions The topic of non-residential growth management has been a topic of interest and discussion in the City for several years. In 1989, through Measure G, the voters were asked to make an advisory vote on extending growth controls to non-residential uses as well. The Measure was /8�`f supported by 68% of those who voted. Since that time, the discussion of how to implement controls have occurred in several forums as a part of the General Plan Land Use Element update process, including the Planning Commission, and the City Council. Recommendations have varied and have resulted in no clear direction for a City policy on the issue or regulations to implement it. A summary of the main discussions to date is provided in Appendix 1. Many concerns over undesirable side-effects from various non-residential growth controls were raised in previous discussions, in part resulting in the City's decision not to adopt any implementing regulations to date. The primary concern was that most forms of non-residential growth management would result an undesirable economic impact on businesses and the City budget. These concerns are listed in Appendix 2. Population. Employment. and Housing Data A brief summary of recent population, employment, and housing data is provided in Appendix 3. These demographic trends indicate that its not likely that the City will experience dramatic population growth or increases in housing demand from external forces. Population increase and housing demand will depend in part on the employment opportunities available. The City influences employment opportunity through the amount of land it designates for employment generating uses and the time which this land becomes available for development. Related Conclusions and Recommendations Provided by the Draft Land Use and Circulation Elements Updates EIR Since the 1977 Land Use Element update, there have been few governmental constraints on the amount of non-residential development, which attracts additional workers. There have been greater constraints on the development of additional housing, which could accommodate those workers as City residents. In addition to accommodating those who work or attend school here, housing in San Luis Obispo also attracts people seeking work, retired people, self-employed people whose place of business is their dwelling, and even a few who commute to metropolitan areas. The condition of increasing demand while restricting supply has contributed to higher housing costs in San Luis Obispo than in some other County locations. People seeking more affordable housing outside the City who work in the City contribute to the vehicle trips and miles traveled for commuting which generate traffic and air pollution. Jobs/Housing Balance: The EIR contains a discussion of jobs/housing balance under the Population/Employment/ Housing chapter (6.1). The EIR notes that at buildout the land uses designated in the 1992 Draft LUE could accommodate an additional 5,023 dwelling units and 18,932 employment opportunities. This would increase the City's existing job/housing imbalance from 1.74 employees per dwelling unit to 2.16 employees per dwelling. The higher ratio indicates that more employees are likely to commute to the City from outside the planning area (urban reserve line). The EIR concludes that the larger ratio "may" produce significant regional traffic and air quality impacts. 11J —� In providing this analysis, the EIR noted that although it is generally agreed that a balance of jobs and housing opportunities contributes to a lessening of traffic and air quality impacts, there is still considerable disagreement among experts concerning the concept of jobs/housing balance. The primary concerns include the extent of the geographic area that should be considered and the degree of benefit achieved when the ideal ratio is attained. The EIR also notes that it is unclear how a significant student population such as Cal Poly might affect an area's balance of jobs and housing. Many other variables make uncertain the application of a citywide jobs housing balance in San Luis Obispo. A detailed discussion of practical considerations in applying the jobs/housing balance is provided in Appendix 4. As mitigation, the EIR recommended that the implementation of any one or more of three measures would lessen traffic and air quality impacts associated with a jobs/housing imbalance. The measures included: 1. Implementation of vehicle trip reduction strategies described in the County Clean Air Plan. These measure include carpooling, flexible work schedules and the use of alternative forms of transportation. If the trip reduction and average vehicle ridership goals in the Draft Circulation Element are not met by the year 2,000, the EIR recommends one or both of the following: 2. Commercial/industrial growth limits. This is recommended as a means to improve the jobs/housing balance and indirectly improve traffic and air quality impacts. The EIR's discussion of this measure recognizes that the measure itself may have the secondary impacts of reducing City tax revenues and possible degradation of public services. 3. Allowance of residential uses in areas zoned for commercial and industrial uses. The Draft LUE allows for this mixed use strategy. While staff agrees that generally jobs/housing balance is an important strategy in lessening traffic and air quality impacts, the actual benefits of restricting citywide commercial and industrial development in order to improve the balance are not certain. At the same time, this strategy has the potential to result in adverse economic impacts. It is, then, difficult to determine that the benefits outweigh the potential adverse effects. The EIR mitigation measures for air quality and traffic congestion impacts of the jobs/housing imbalance can be implemented without commercial/industrial growth limits until at least the year 2000. Further, two of the three mitigation measure will be implemented to some degree before then. Therefore, commercial/industrial growth limits to improve the jobs/housing imbalance are not recommended at this time. Improving the jobs/housing balance was identified as an optional mitigation measure in the EIR, and was therefore included as Policy 1.4 in the Draft LUE. Staff is therefore recommending that this policy be modified or deleted from the LUE before it'is adopted. Air Quality: A brief summary of the EIR's air quality setting for the San Luis Obispo air basin is provided in Appendix 5. The EIR identified the situation of the LUE's increase in the jobs/housing /9 -6 imbalance as the only significant air quality impact. This was identified as a significant impact because the CAP contains a policy (L-3) which states that "within cities and unincorporated communities, the gap between the availability of jobs and housing should be narrowed and should not be allowed to expand". Given the complexities involved in applying the concept of jobs/housing balance discussed above, the actual significance of this impact is difficult to determine. Although as a concept the CAP's jobs/housing balance policy has merit, its application to each city and unincorporated community in the County may be overly simplistic. Approximately 1,000 acres of land south of the city limits near the airport is designated for commercial and industrial uses by the County. This area also constitutes the majority of non- residential land increase shown in the LUE update. The Local Agency Formation Commission (LAFCo) has indicated their willingness to expand the powers of the county service district for the area to provide urban level services. If the City does not annex the area, it is likely it will develop under county jurisdiction. If the City chooses to annex the area, the property owners have stated they would oppose the annexation unless they have some assurance, such as an adopted city plan, which gives them development opportunity similar to what they would have under the County. It is, therefore, likely that the area will develop and impact the local jobs/housing balance regardless of which jurisdiction it remains in. The City's two options for improving the local balance are to decrease commercial and industrial growth or to increase residential capacity. As previously discussed, much of the commercial and industrial growth is likely to occur whether or not it occurs within the City. The option of increasing housing supply would add additional vehicle trips originating within the City and contribute to local traffic congestion related air pollution. This option has previously been considered and found undesirable. Traffic Considerations: The Transportation and Circulation discussion in the EIR (Chapter 6.3) states that the increase in the jobs/housing imbalance could in turn lead to increased regional commute traffic between San Luis Obispo and other areas of the County. While most of the proposed roadway extensions and widenings would ease traffic congestion within the urban reserve, congestion on regional highways outside the urban reserve (U.S. 101 &Highway 1) would increase. The most notable example was Broad Street in the vicinity of the Airport. where heavy peak hour congestion may be expected. The EIR noted that much of this congestion would be due to factors beyond the control of the City, such as Broad Streets status as a regional highway (State Rt. 227) and increased future use as a regional route as congestion levels on Hwy 101 increase. Two mitigation measures particularly relevant to the growth of non-residential uses in the Airport Area were recommended in the EIR. The first (CIRC-8) was to examine the feasibility of a high occupancy vehicle lane on Broad Street between Orcutt Road and the Airport. The second (CIRC-9) was to require employers in the Airport Area to adhere to a Transportation Demand Management (TDM) program which could include staggered work schedules, variable work weeks, enhanced transit access, and employee incentives to use alternate modes of transportation. Staff recommends that these mitigation measures be examined closely and implemented if feasible as a part of the Airport Area Specific Plan, should it proceed in either the City or the County. Locating these policies in the Airport Area Chapter of the LUE will be the most effective means of assuring they are considered. Adopted and Draft Plans and Regulations The issues of desired land uses and growth management have been addressed by several adopted and proposed City policies and adopted regulations. These policies and regulations provide direction in determining an appropriate action. Excerpts of the most applicable policies and regulations are attached in Appendix 6. Evaluating the benefits of adopting citywide non-residential growth regulations is a complex process. The staff recommendation is based upon the intent of these existing policies and regulations and the analysis contained in this staff report and the appendicies. FISCAL EWPACTS Implementing a commercial/industrial growth rate may reduce the net revenues the City would receive during the buildout period of the Land Use Element. ALTERNATIVES 1. Determine other forms of non-residential growth regulations are desirable. There are many ways to approach non-residential growth management. Following are several approaches for consideration. A. Relate the non-residential growth rate to the non-residential capacity. Under this approach, the non-residential growth rate would be fairly uniform over the planning period. The non-residential build-out capacity would be reached about the same time as the residential capacity. Since the capacity for non-residential development (65 to 80 percent increase) is higher than for residential (about 25 percent increase), this approach would not help with jobs/housing balance, housing costs or commuting from other communities. However, it would set a boundary to the spread between residential and non-residential short-term growth rates,possibly allowing time for further implementation of alternatives to commuting in single-occupant vehicles. This approach would offer the least constraint to activities which increase housing demand, employment, and City revenues. Under this approach, non-residential development could occur at two to three times the short-term rate of residential development. B. Relate the non-residential growth rate to the residential growth rate. The residential growth rate used for comparison could be the planned approximately one percent rate, or the actual rate over a certain period, which may be higher or lower than one percent. The non-residential growth rate could be some fraction of the residential growth rate, equal to it, or some multiple of it. Any non-residential growth rate below about 2.8 percent per year would be more constrained than in option #1, and would result in unused non-residential capacity at the time of residential build-out. Any non-residential growth rate below one percent would, among several impacts, (1) help improve the /v �V jobs/housing balance, and (2) reduce the growth of City revenues, if current revenue patterns continue. C. Relate the non-residential growth rate to the availability of resources. The City could identify resource levels which must be available for non-residential development to proceed. This is currently the case with water resource constraints. If the required resource is available, development could proceed at any pace, until the limiting threshold is reached, when development would stop. Resource thresholds could include air quality which meets state standards, water supply safe yield exceeding normal demand, or a housing vacancy rate indicating sufficient supply in relation to demand. Thresholds not subject to city control would result in uncertainty in when development could occur. D. Designate land in the Airport Area as open space or lower the land use intensity. Designate a majority of the land in the Airport Area as open space or lower the allowable land use intensity to minimize additional non-residential growth. This would raise new questions about the fiscal viability of annexing the area. If the County Area Plan allowed greater intensity, property owners may oppose annexation and choose to develop their properties within the County. The City could argue concerns regarding jobs/housing imbalance before LAFCo as they consider expanding the powers of County Service Area 22.and the County .Board of Supervisors as they consider the update to the San Luis Area Plan and subsequent development applications in the area. The Board of Supervisors and LAFCo have previously indicated a willingness to allow this area to develop. The County may consider increasing residential development south of the City to improve the jobs/housing balance in Airport Area. APPENDICIES: Appendix 1 - Previous Recommendations and Actions Appendix 2 - Previous Concerns Raised Regarding Residential Growth Management Appendix 3 - Population, Employment, and Housing Data Appendix 4 - Practical Considerations In Implementing the Jobs/Housing Balance Appendix 5 - Air Quality Setting Appendix 6 - Adopted and Draft City Plans and Regulations � 2 — 1 APPENDIX 1 PREVIOUS RECOWA ENDATIONS AND ACTIONS The topic of implementing non-residential growth management controls without creating undesirable side-effects has been reviewed and discussed on several occasions as a part of the General Plan Land Use Element update process by the Economic Strategy Task Force, the Planning Commission, and the City Council. Recommendations have varied and have resulted in no clear direction for a City policy. Measure G Advisory Vote: In 1989 an advisory vote on extending growth controls to non- residential uses (Measure G) was supported by 7,206 voters (about 68% of the votes cast or about one third of the registered voters). Economic Strategy Task Force (ESTF) Recommendation: The ESTF reviewed the concept of jobs/housing balance as part of their investigation of factors relating to a healthy economic environment in the city. They concluded that the provision of adequate amounts of affordable housing in San Luis Obispo is a complex problem, greatly influenced by the historic economic role of the community and existing policies for limiting residential development. As a result, they feel that achieving a jobs/housing balance within the corporate limits of San Luis Obispo is likely unattainable, but the potential negative consequences can at least be partially mitigated by other means. (A copy of the ESTF housing statement is provided below.) Initial Planning Commission Recommendation: The draft Land Use Element previously recommended by the Planning Commission would have limited average annual increases in office, commercial, and industrial uses to 0.75 percent between 1991 and 2010, and to 0.50 percent between 2011 and 2020. The Commission had recommended nonresidential growth rates lower than residential growth rates to reduce growth pressures and to slightly improve the existing imbalance between workers and residents. Previous Council Consideration: Before endorsing the hearing draft, the City Council had tentatively supported, but then rejected, limiting the cumulative increase in nonresidential floor area at certain dates (aiming for one percent average annual increases), with exceptions for major retailers in certain locations, and with a reserve for downtown development. The limits would have been applied through discretionary actions such as requests for annexation, rezoning, and use permits, and would have included phasing provisions, to provide flexibility and certainty for applicants early in the development review process. Council rejected explicit limits on nonresidential growth due to lack of precedents, potentially lower City revenues, and opposition to further City involvement in growth management. The Council directed non-residential growth regulations be considered again concurrent with the LUE update. Subsequent Planning Commission Recommendation: Concurrent with their review of the 1992 Draft LUE in December 1993 and January 1994, the Planning Commission recommended that there not be explicit limits for nonresidential development. A majority of commissioners said that nonresidential growth would be sufficiently controlled by market forces and by requirements for adequate public facilities and services. i/ 0 —10 Page 30 Vision Paper C•OWW,\C ■ Establish a long term goal of creating a pedestrian/bike path along San L ' reek from the downtown which will extend to southern parts of the City. ■ Implement appropriate City policies to assure quiet, p ' eful, and beautiful neighborhoods, including: ► Encourage.within defined residential b daries higher densities, mixed uses, and small scale neighborhood se businesses, where deemed appropriate after public-and Council revie , in order to avoid sprawl and reduce reliance on the automobile. ► Support the de opment of bicycle boulevards as a way of reducing automobile and through-neighborhood traffic. ► Pro ' e ktrong, fair, and consistent enforcement of existing zoning and perty regulations; improve regulations, as appropriate. Encourage Cal Poly to provide more desirable student and faculty housing on campus:_....-... Housing The Situation: The availability of housing affordable to workers is important to the local economy. Housing affordability, restricted in San Luis Obispo by high land costs among other factors, is a complex problem . There is also an imbalance between the number of jobs and the availability of housing in San Luis Obispo which is largely a result of our historic role as an employment hub combined with policies for limiting residential development. Therefore, achieving a jobs-housing balance within the corporate limits of San Luis Obispo is likely unattainable It is also inconsistent with the historic development of our economy and the City's growth control program. However, the negative consequences of the imbalance can at least be partially mitigated without undermining the advantages of the City's historic hub role- More housing near employment centers, especially in the downtown, is needed. Properly planned higher densities can improve the living environment of a community by avoiding spraw4 preserving human scale i neighborhoods, and encouraging the use of alternative fomu of transportation. Thus, many of the goals intended to be achieved through an absolute city jobs-housing balance can be supported in other ways. APPENDIX.2 PREVIOUS CONCERNS RAISED REGARDING NON-RESIDENTIAL GROWTH MANAGEMENT Many concerns have been raised in previous City Council and Planning Commission hearings and study sessions, and staff analyses regarding City regulation of non-residential growth, in part resulting in the City's decision not to adopt non-residential growth management regulations to date. These concerns, listed below, must be evaluated against the likely benefits of various alternatives to non-residential growth management in determining the desirability of a proposed strategy. 1. Non-residential growth generally has a net financial benefit for City government, while residential growth does not. This relationship could change should the way state-collected taxes are distributed to local government ever change. Likewise the relationship could change with modification to the City's impact fees and user charges. 2. Non-residential growth which is deflected from the City can be expected to locate elsewhere in the region (San Luis Obispo County and northern Santa Barbara County), producing the same harmful environmental impacts for regional resources (open space, air quality) but producing revenues for other jurisdictions. This is especially true of retail facilities which serve the region. Their existence depends on the numbers and affluence of people living in the region, which will not be much affected by the City's growth policies alone. 3. People who already live or work here may be more able to afford better housing (or own rather than rent) if they obtain the higher paying jobs that could come with some types of non-residential development such as research, development and manufacturing. However, higher paying jobs may be taken by those who relocate to this area rather than by those already living here. 4. People who already live here but who are unemployed due to low skill levels could be employed by any non-residential development (retail, visitor accommodations) beyond that allowed by growth limits. (However, these are generally the people who can least afford local housing.) 5. Jobs made available by non-residential growth above proposed limits are needed to replace jobs lost in declining sectors, such as education and government, or restructuring sectors, such as retail trade. A counter-concern is that the numbers of workers in the sectors now declining may increase substantially if the,overall economy again enters an expansion phase, increasing housing costs and commuting. 6. Non-residential growth limits could prevent expansion of some firms already located here, which must expand to remain competitive, so they would leave. 7. Non-residential growth limits could prevent from coming here those firms which anticipate needing to expand quickly to remain competitive. 8. If the City sets overall limits on non-residential development, but cannot apply the limits to federal, state, or county facilities, only private-sector endeavors would be limited. This would be inequitable and could work against the local economy becoming more resilient through greater diversity. 9. A stated growth rate may cause an actual growth rate lower than the stated rate, if the stated rate prevents large projects representing several years' growth potential, or gives the City a reputation of discouraging industry (which could cause new, expanding; or relocating industries to look elsewhere). APPENDIX 3 POPULATION, EMPLOYMENT, AND HOUSING DATA During the 1980's, the City's annual population growth rate averaged a little over two percent, while the growth rate for workers was about three percent. Since 1990, City population growth has averaged about 1.1 percent annually (January 1994 State estimate is not yet available). During the 1980's, the County's annual population growth rate was about 3.5 percent, while the growth rate for workers was about 3.8 percent. Since 1990; County population growth has averaged 1.7 percent annually. Recent S.L.O. Council of Governments "resource-constrained" projections show the population of the County as a whole growing at a little more than one percent annually from 1990 to 2020, about the same as the City's proposed growth rate. State officials have projected that the State's population will grow at one to two percent annually from 1990 to 2020. Federal officials have projected a growth rate of slightly less than one percent for the country as a whole. Recent economic conditions indicate a State population growth rate closer to that of the country, though long-term conditions are difficult to predict. Migration is the key variable for area such as individual states, counties; and cities. The previous migration of retired persons into the City is not expected to continue because housing prices now are substantially higher than they were in the early and mid 1980s. However, the area still possesses environmental amenities which may attract people to move here. Availability of employment and housing affordability are key factors. According to census information,the number of workers is not expected to grow substantially faster than population, because age groups entering retirement will offset young adults entering the work force, and labor force participation by women is already high compared to historic levels. �.I v APPENDIX 4 PRACTICAL CONSIDERATIONS IN EM PLEMENTING THE JOBS/HOUSING BALANCE As noted in the environmental impact report for the Land Use Element update, there is still. considerable disagreement among experts concerning the concept of jobs/housing balance. The primary concerns include the extent of the geographic area that should be considered and the degree of benefit to be achieved by improving the balance. The EIR also notes that it is unclear how a significant student population such as Cal Poly might affect an area's balance of jobs and housing. Many other variables make uncertain the application on a citywide jobs housing balance in San Luis Obispo. Many factors must be considered when determining the "balance zone" for a jobs/housing balance application, including historic development patterns, location, and types of land uses involved. The City of San.Luis Obispo evolved as the hub for the region, first because of the Mission, then later as the location of government, education, transportation, and service facilities and institutions. Many of these uses, .including various industries relied on one-another and benefitted from being-located close together. The City is centrally located and at the crossroads of major transportation systems including highways, rail and air transport. These uses serve the entire County and portions of adjacent counties. Many of the City's traditional uses are regional serving in nature, benefiting from a central location in the County. Regional uses such as county government, medical facilities, transportation depots, and education centers are not suited to be located in every community. Changes in communications technology are making location less of a factor for many industries, yet others such as transportation depots, education, regional government and medicine can be expected to require a.central location for the foreseeable future. San Luis Obispo has evolved as the regional center for these uses and therefore attracts people to operate and use them. Because of this evolution and the amount and type of non-residential uses established, a jobs/housing balance may not be appropriate or desirable. For example, the City has determined that it is not desirable to further increase residential capacity to achieve or significantly improve its balance. At the same time, it is also the City's goal to serve as the hub for county and state government; education; transportation; visitor information; entertainment; cultural, professional, medical, and social services; community organizations; and retail trade (Draft LUE Community Goal #21). The geographic area or planning area examined for determining the jobs/housing numbers is the City's urban reserve line, which does not include Los Osos, Baywood Park, the Country Club area, or any of the nearest cities. The jobs/housing balance ratio would have been more favorable had these area been included. The EIR notes that there are 12,000 more jobs opportunities in the planning area than residents who are employed, indicating that people commute into the City from outside the planning area (probably other locations in the County) to work. The EIR also notes that in contrast, there are 17,000 fewer jobs in the County as a whole than there are employed residents (a County jobs/housing balance of 0.97). This indicates that a significant number of county residents work outside the County, most likely in northern Santa Barbara County (Santa Maria, Santa Barbara, Vandenberg Air Force Base). Using the County as the "balance zone", the City has an important role in the overall jobs/housing balance. Given its central location in the County, the regional traffic air quality impacts of commuters coming to the City are probably less than generated by commute trips to Santa Barbara County. Local air quality impacts and traffic impacts are still a concern and are discussed below. Other difficulties involved in applying the jobs%housing balance concept include a lack of certainty that residents will actually work in the community in which they live, the effects of high housing costs, and air quality impacts of local trips. - As noted above, City housing accommodates those who work or attend school here, people seeking work, retired people, self- employed people whose place of business is their dwelling, and even a few who commute to metropolitan areas. The City has no control over who will occupy housing built within the City or where they will work. Persons choosing to live in San Luis Obispo for cultural or aesthetic reasons may have jobs outside the City. There is, therefore, no certainty in how much commute trips can be decreased by improving the citywide jobs housing balance. Housing costs that are high for the region may encourage new employees not be able to afford the high costs to commute from areas where housing is more affordable. Decreasing the number of workers relative to the number of housing units does not guarantee that workers will choose to live in the City if housing costs are lower outside the City. Finally, although people living and working in the same community is important in reducing regional traffic and air quality problems, it is perhaps just as important to local air quality that these residents utilize alternatives to single occupant auto trips. Starting a cold engine generates approximately as much air pollution as traveling ten miles. When combined with the trip to work, local residents can contribute significantly to local traffic and air quality problems. Therefore,-while improving jobs/housing balance may reduce the total vehicle miles traveled in the "balance zone", traffic and local air quality "hot spots" may still be a problem. APPENDIX 5 AIR QUALITY SETTING Air quality in the San Luis Obispo air basin meets Federal standards. Of the monitoring stations in San Luis Obispo, the station on Marsh Street reported that State one-hour ozone standards were exceeded six days out of the three year•period 1989 - 1991 (EIR Table 6.8-1). Pursuant to the California Clean Air Act, the exceedence of State standards in the air basin required the San Luis Obispo Air Pollution Control District to prepare a plan which would achieve the State one-hour ozone standard by the year 1997. The Air Pollution Control District published the Clean Air Plan (CAP) in December of 1991. The threshold for long-term air quality operation impacts is population and consistency with CAP land use and circulation policies. Because the projected City population resulting from buildout of the Land Use Element is less than the projection used by the APCD to prepare the CAP, the EER concluded that buildout of the LUE would not delay attainment of the State one- hour ozone standard, provided that the mitigation measures described in the staff report under "Jobs/Housing Balance:" were implemented. The City is able to implement these mitigation measures at this time without a commercial/industrial growth rate restriction. APPENDIX 6. ADOPTED AND DRAFT CITY PLANS AND REGULATIONS 1977 GENERAL PLAN LAND USE ELEMENT: After 1990, the City's population should grow no faster than one percent per year on average. The policy implies that the rate could be adjusted, considering the state's- growth tate'sgrowth rate (Goals and policies, C.La). - The City should help influence significant changes to the local economic base and try to balance additional employment and college enrollment with additional housing opportunities (Goals and policies, C.l.b).4 Development should be programmed to assure adequate services (C.l.c). Large annexations should not occur unless the City has sufficient service capacity for existing and potential development inside the city, plus the area to be annexed (Goals and Policies, C.l.c). THE FEBRUARY 1994 DRAFT LAND USE ELEMENT: Community Goals - Environment San Luis Obispo should: Protect and enhance the natural environment, including the quality of air, water, and open space. (Community Goal #1) Community Goals - Society and Economy San Luis Obispo should: - Provide employment opportunities appropriate for area residents desires and skills. (Community Goal #7) - Provide.goods and services which substantial numbers.of area residents leave the area regularly to obtain. (Community Goal #8) Retain existing businesses and agencies, and accommodate expansion of existing /L —` 1� businesses, consistent with other goals. (Community Goal #8a) Provide an adequate revenue base for local government and public schools. (Community Goal #10) Cooperate with other agencies in the County to assure that increases in the numbers of workers and college and university students do not outpace housing availability. (Community Goal #12) Provide a resilient economic base, able to tolerate changes in its parts without causing overall harm to the community. (Community Goal #18) - Serve as the county hub for:. county and state government; education; transportation; visitor information; entertainment* cultural, professional, medical, and social services; community organizations; and retail trade. (Community Goal #21) Community Goals - City Form San Luis Obispo should: - Maintain the town's character as a small, safe, comfortable place to live, and maintain its rural-setting, with extensive open land separating it from other urban development. (Community Goal #25) Growth Management Policies Jobs/Housing Relationship The gap between housing demand (due to more jobs and college enrollment) and supply should not increase. (Policy 1.4) Regional Planing The City will encourage regional planning and growth management throughout the County, and in cooperation with neighboring counties and the State. (Policy 1.5) Growth Rate and Phasing Overall Intent Growth should provide for the balanced evolution of the community and the gradual assimilation of new residents. Growth should be consistent with.the City's ability to provide resources and services and with State and -City .requirements for protecting the environment and open space. ... (Policy 1.11.1) Phasing and Residential Expansion The City's housing supply shall grow no faster than one percent per year, on average, excluding dwellings affordable to residents with very low and low incomes as defined in the Housing Element. (Policy 1.11.3) Annexation and Services Annexation Tuning Annexations should be used as a growth management tool, both to �� -� 7 enable appropriate urban development and to protect open space. Areas within the urban reserve line which are to be developed with urban uses should be annexed before urban development occurs. The City may annex an area long before such development is to. occur, and the City may annex are which are to remain permanently as open space. (Policy 1.13.2) A major expansion area may be annexed in phases, consistent with the City-approved specific plan for the area. Phasing of annexation and development in major expansion areas will reflect topography, needed capital facilities and funding, open space objectives, and existing and proposed land uses and roads. (Policy 1.13.2) Development and Services Actual development in an annexed area may be approved only when the City .can provide adequate services for the annexed area as well as for existing nd potential development elsewhere within the City, except as explained in parts 1.13.5 and 1.13.6 below. (Policy 1.13.4) Countywide Planning Countywide Planning Group The City will discuss with other jurisdictions the desirability of forming a countywide planning group. This group would be composed of representatives of the County and each city. It could establish a regional plan, to define urban and rural area and approximate capacities for different types of uses. (Policy 1.16.4) - Regional Growth Management The City will advocate a regional growth management program, which should include: A. Population no faster than the statewide average growth rate for the preceding year, and no faster than can be sustained by available resources and services, whichever is less. B. No significant deterioration in air quality, due to development activities for which local government has approval. C. Plans for large residential developments to include a range of housing types to provide opportunities for residents with very low, low, or moderate incomes. (Policy 1.16.6) Air Quality Helping the Air District The City will help the Air Pollution Control District update and implement the County Clean Air Plan. The City will help implement programs to reduce the number of single-occupant trips in gasoline and diesel-fueled vehicles, including restrictions on, and alternatives to, car access for Cal Poly and Cuesta College. Development Review The City shall consult with the Air Pollution Control District on all significant development. QQ Airport Area Growth Management The City will annex the area and accommodate incremental development consistent with the growth management policies, including those concerning adequacy of resources and services and development paying its own way. (Program 7.13) DRAFT HOUSING ELEMENT Discourage activities which aggravate jobs/housing imbalance (1.30.1); - Minimize expansion of housing demand due to commercial and industrial development (1.30.2); Minimize growth of housing demand due to governmental institutions' expansion, including Cal Poly (1.30.4). ADOPTED REGULATIONS Development Impact Review Procedures (Municipal Code Chapter 2.44), adopted in the early 1970'x, establish a review procedure intended to assure that development does not cause City resource and service capacities to be exceeded. Residential Growth Management Regulations (Municipal Code Chapter 17.88) were adopted in 1982, to implement the 1977 general plan update. The regulations were intended to provide a steady, gradually declining rate of population growth, while minimizing delay for modest housing built close to employment centers and Cal Poly. They apply to building permits. Due to the regulations' exceptions and suspensions, no proposed projects were delayed more than about one month. The most significant exception is for specific plan areas, so that major residential expansions may proceed at whatever pace is allowed by specific plan phasing (which subject to the need for specific plans to be consistent with the General Plan). These regulations do not apply to non-residential construction. They are suspended while the Water Allocation Regulations are in effect. Water Allocation Regulations (Municipal Code Chapter .17.89), adopted in 1988, determine indirectly how many new dwellings and how much non-residential space can be built, depending on relationships between citywide water use and supply. /O -19 DATE IGZ�'� AGENDA ITEM #.1d lP A0, 9A �LJIS g�SQ March 24, 1994 FNCIL DD DIR❑ FIN DIR1� `'CCRNEY ❑ P Din RE 1:1 FIFE IEFREC EI V G®The Honorable Peg Pinard KMAMIG ❑ POLICE CHFMayor of San Luis Obispo TEAM ❑ RECDIR (JAR 2 8 5994 990 Palm Street o� ❑ UTIL DiR CITY COUNCIL San Luis Obispo, CA 93403-8100 ; — ❑ PERs DIR ' SAN LUIS OBlsPo, CA Re: General Plan Update, February 1994 Draft Dear Mayor Pinard: As a follow up to a meeting we had with you a couple of weeks ago, we would simply like to reiterate our support for a number of policies recommended by the Planning Commission draft, specifically Policy 1.13.3 and Policy 2.3.3. As you recall, these deal with Specific Plans prior to development, not annexation, and designation of expansion areas as residential neighborhoods'not interim open space; respectively. Additionally, we would like to request that Policy 1.13.4 entitled Development and Services be revised to read: "Actual development in a major annexation area may proceed in accordance with the goals and policies described in this General Plan, as long as the development of the annexation area does not result in the reduction of services or cause an increase in the cost of such services to existing and potential development elsewhere within the City. Water for development in a major expansion area will be made available by any of the following or any combination thereof San Luis Obispo Municipal Water, private well water, reclaimed water and water conservation." As you recall, we previously recommended some changes to this language. However, we have stricken any references to the urban water management plan due to the hearing that took place concerning that document in March. As it stands currently, the urban management water plan may or may not contain language that would allow wells to be used and that may effect the ratio of retrofitting required of new development, and may in fact show that the City (if the per capita water consumption numbers are rearranged) has enough water currently to serve development in the annexation areas. In any event, Policy 1.13.4 must be changed to allow this area to develop some increment of housing prior to the delivery of Salinas or Nacimiento (especially if these two water supply sources are abandoned). Without such change to the policy, landowners in the Margarita Area will have no choice but to abandon the Specific Plan effort and abandon annexation to the City of San Luis Obispo. Although we would like to become a part of San Luis Obispo and develop a Specific Plan that can provide badly needed housing, affordable housing, parks, open space, etc., we cannot continue to invest money without concrete assurances that the BUSINESS OFFICE:744 ALTA VISTA WAY,ARROYO GRANDE,CA93420 (805)S"7778 RETIREMENT CENTER:440 PRADO ROAD, SAN LUIS OBISPO � GAF The Honorable Peg Pinard Page 2 March 24, 1994 development can proceed ahead in a timely fashion. I enclosed a time line to show the relationship between the delivery of Salinas Reservoir water and the first phases of development in the Margarita Area. Approximately 150 units would be built between now and the year 2000 if everything proceeded ahead smoothly. Please help us make this Specific Plan and development a reality by supporting these policy changes. Sincerely, Richard DeBlauw Margarita Area Landowner Enclosure BUSINESS OFFICE 744 ALTA VISTA WAY,ARROYO GRANDE,CA93420 (80S)S447778 RETIREMENT CENTER:440 PRADO ROAD, SAN LUIS OBISPO N � N O � a N Q o N yJ o ------------------------- - ------------- O W a 0 c � a m - � N v m � N A a W � N a - w W N v e v 0 N m m CO p ,r B E .. Q E F w cc p N ¢ 0 m S .. . . L C g f o Q . n ` go 5 gp c c 4 _ ILU a - � n _ [i MEETING AGENDA U. DANN TORRANCE DATE91( ITEM #.�.5Z, Professional Engineer Mayor Peg Pinard , and Council Members : Your plan to have hearings on the General Plan , as listed in the TT March 26 is a good idea . Since I will unable to attend and being a resident for 15 years I offer the following : 1 . Growth planning : Kepp to the one percent . It has worked wel 2 . Annexation policy : Have the services for all areas before annexing additional properties . 3 . Discount stores : I don ' t think they are needed , but if they are place them on the outskirts . 4. Single occuparty autos : This is not going to change very much . We have built bike lanes . Where are the bikers? Bikers are a very small minority . Autos are here to stay . Lets not spend a lot on bike lanes for a small group .. 5 . Traffic : I think the city has done a wonderful job in revising traffic patterns a nd lanes to accomodate traftic needs . Just keep up the good work . 6 . Interchange 101 and 1 does need some work . More lanes and perhaps some one ways might help . But it is not a major problem . 7 . South Street extension : Might be an improvement , but if General is to close , that would eliiwinate some of the advantage . ��Sincerely , ' VLY., 1 U . Dann Torrance U CSL CDD DIR elo fAO ❑ FIN DIRCAO ❑ F}RE CHIEFTfCRAeEY f�}/P'.J DIF!LERSUOF (G ❑ POLICE CHF. 6� B A [G.71 TE„AI ❑ REC DIR '4 v� �.i ❑ READ FEL F. f UTlL C,:P. J0 -1 DIR � MAR 2 ; 1994 CITY CLERK I -Tap.C.', CONSULTING INDUSTRIAL ENGINEERING MANAGEMENT 77 HIGHLAND DRIVE APPRAISALS SAN LUIS OBISPO. 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"."....; .j".. .... ... .'... ,.- . " , ,,. � � .,� ..1, ': � .-7-r .:, , : .,."­ �. I .�­,._., ... .. . .�'"'I' "'�I. ' '" 'I � "C'L " '­','.�.JI" .�,.,, I, . .... ., . . 1", -, -1, , - ­ .,.�. � - ,AI,x,,..r�'....,I., It. � 1.1.". .. -�. ..." . .1. �.­ V�'q ". . ''.1.1 ...-..j ., 1. , "11:i,�'.1',� .":-." .7.., ..i- . .�I.,. .. ..,.:,�r..., - ..., .. ... '. . .. . . . . I ... ..� I..:.:.. ..`["'�.". ;! L:"-! - '..i11:l,�..%:I .. , .. . . .�% ..,� . -.%! - _.:.;�-%�.'.­J� ; , - ; . :- 1". :. , ." wol::- �':�...:Pf.r.., . ".%:.. -:, �!:,:;:,.: - - .i.. . . . ., .. ... �...f!..;.�'L ':,..., . I .. . . . . .. . . ... . . � . L ...." ... �'.��. . . . I . . MEETI G AGENDA /tsar .1 DATE "Z�- ITEM # RRM DESIGN GROUP Ariilifrl7urr•Plannill,�•En,�im'1•ril{�• lru,•rn:�•1 dlG7rl'Jlh'.'�il�1:Itt71117' . March 24, 1994 r s 9 +�, RECCCG' Y ED �NCIL CDD DIR Mr. John Mandeville p q O ❑ F1.N DIR �'�AIZ �+ ; 944 AO _ ❑ FIRE CHIEF Director of Advanced Planning Cny COUNCIL ��ORNE►' ❑ F%y DIR City of San Luis Obispo SM LUIS OBI.sP_O,CA f7 CLERWORIG ❑ POLICE CHF Community Development Department ❑ MGMTTEAM ❑ REC DIR 990 Palm Street ❑ /FILE O UTIL GiR San Luis Obispo, CA 93403-8100 ❑ PEAS DIF, Dear Mr. Mandeville: We have reviewed the February, 1994 General Plan Land Use Element draft and have a number of comments. By and large, we support the recommendations made by the staff and the planning commission, specifically the following: . Policy 1.13.3 Policy 2.3.3 We propose a change to Policy L3.4 entitled Development and Services. We request this policy be changed to read:. 'Actual development in a major annexation area may proceed in accordance wish the goals and policies described in this General Plan, as long as development of the annexation area does not result in a reduction of services or cause an increase in the cost of such services to existing and potential development elsewhere in the City. Water for development in a major expansion area will be made available by any of the following or any combination thereof- San Luis Obispo Municipal Water, private well water, water reclamation and water conservation." The purpose for this policy change is to allow initial development to begin in the Margarita expansion area following the preparation and processing of the required Specific Plan,EIR, Tentative Tract Maps and Improvement Plans. The timing of such activities will allow water to be supplied to the early phases of development (1997 to 2000) from existing water sources, while development of later phases could be supplied by existing water resources and additional supplemental water from Salinas Reservoir and/or Nacimiento. Without this policy change, the Margarita property owners will not prepare a Specific Plan, nor will they pursue annexation to the City. We also would like to request that figure 6 on page 54 entitled "Hillside Planning Areas" be modified to be consistent with figure 2 on page 10 titled .".Urban Reserve Line. and Principal Expansion Areas". It appears as though development within the Maino/Madonna area and the Irish Hills area will be precluded by the location of the hillside planning line. Figure 6 shows the hillside planning line running along Los Osos Valley Road and Madonna Road. This simply must be a graphical error. Please refer to our attached map. 3oz6 South Higuera Stan San Luis Obispo,Califomia 93401 S05/543-3794 zozz-lith Street,Modesty.CahfO tia 95M,+ 209/544-275Q A C.L'Jmmu Ce .K.111.m M�mlAmnrry,A,Awi -Urcn N..,&-COI IIW Mr. John Mandeville 9 9 i Page 2 March 24, 1994 Policy 6.2.3 should be revised so that it remains consistent with the Open Space Element This policy should read"Parcels crossing the limit lines. Before development occurs on any parcel which crosses the urban reserve or development limit lines. The City should work with the County and effective landowners to protect certain areas as permanent open space." Again, figure 6 is inconsistent with figure 7 concerning the Woodland Drive Specific Planning area. In this area, the hillside development limit line is shown to run along Skylark Lane and then northerly across the northeastern boundary of the junior high school. This location would preclude any development to occur within the designated Specific Planning area. The hillside development limit line should again be modified in this area so that it is consistent with other policy and figures concerning the Woodland Drive Specific Plan area. Thank you for this opportunity to comment ;. Sincer , R Design l • Erik P. J esen, Vice Pre dent Plannin ivisi Enclosures cc: SLO City Council Members Arnold Jonas, SLO Planning Director c%jdeblm.man `Y D G AGENDA ITEM # San Luis Obispo Chamber of Commerce 1039 Chorro Street • San Luis Obispo, California 93401-3278 (805) 781-2777 9 FAX (805) 543-1255 David E. Garth, Executive Director March 25, 1994 CF COUNCIL CDD DIR Honorable Mayor and City Council Members o�cno ❑ FIN DIR City of San Luis Obispo �iCAO ❑ FIRE CHIEF 990 Palm Street, IRPATTORINEY ❑ PW Dln San Luis Obispo CA 93403-8100 IToLERKIORIG ❑ POLICE CHF ❑ MG11�TEAM ❑ REC DIR ❑ C FELE ❑ u TI GIR RE: LAND USE ELEMENT -' 13FERS D:R NONRESIDENTIAL GROWTH MANAGEMENT Dear Mayor and City Council Members: The San Luis Obispo Chamber of Commerce now supports the draft of the Land Use Element as forwarded to you by the Planning Commission. Although the document does not include all the provisions the Chamber feels are necessary, the Chamber now accepts the document in its present form because the Planning Commission draft incorporates more vision for our community than the earlier draft. The Chamber's primary objective is to have a balanced Land Use Element adopted —one which protects and preserves the environment and social fabric of our community as well as a healthy local economy. Once this vision is accepted the Chamber encourages you to plan for, and provide the resources necessary, to make the land use goals become a reality. Over a year ago, the Chamber's General Plan Update Task Force assembled a group of concerned community leaders for the purpose of providing review and comment on the Draft Land Use Element. Participants on this task force included professional planners as well as individual business owners. The Chamber's recommendations made at the Planning Commission hearings were the result of many hours of meetings, discussions,evaluation and research. The following comments are a highlight of the concepts most important to the Chamber. . ECEIVE1 MAR 2 5 1994 0 ACCREDITED CMANBER DF CDWERG! CITY CLERK C-AMBER D.COMMERCE O. I..[uwnCD$*.EF$ o. r• LAND USE ELEMENT The Chamber of Commerce encourages Council to accept the Land Use Element as a vision document—one that master's our own destiny. The Chamber urges Council to embrace the concept of"Compact Urban Form'which is a vision of the physical form that the community of San Luis Obispo should take. It means a small,compact and balanced community with urban densities surrounded by a clearly defined and protected greenbelt. Such a physical form for our community would not change residential neighborhood character,nor relax environmental standards. The concept of Compact Urban Form would provide the following community benefits: • better utilization of existing land • preserves open space and rural character • stops urban sprawl • creates a hard edge transitioning into a protected greenbelt • provides more efficient utilities and city services • enhances mass transit and alternative transportation • maintains a vital economic community • reduces negative impacts on surrounding communities • adds to "sense of place" and neighborhood feeling . Overall,the Chamber would like to emphasize that if the Land Use Element is to be a meaningful document,and if such vision is ever allowed to become a reality, the document must be supported by actions that actively pursue resources necessary to meet the goals of the General Plan in general,and the Land Use Element in particular. NONRESIDENTIAL GROWTH CONTROL The Chamber of Commerce opposes explicit limits for nonresidential growth. The Chamber believes that nonresidential growth would be sufficiently controlled through other means such as market forces. The quality of life for our citizens depends partly on a healthy and viable local economy which includes commercial expansion opportunities and meaningful jobs. The Chamber urges Council to nurture and protect existing businesses and jobs. The first step in doing so would be your adoption of a Land Use Element that enables their reasonable expansions. Without a clear signal from City Council that existing businesses can expand and prosper,they will be forced to leave our area— something our community cannot afford. It is with these comments above that the Chamber of Commerce accepts and supports the Planning Commission draft of the Land Use Element. The Chamber urges Council to take the steps necessary to assure that a good General Plan,and most specifically,a good Land Use Element,is adopted. We look to you to lead the way to the future with vision and forethought that truly balances economic well being along with social and environmental considerations. Respectfully, �Ia.�tti Wanda Strassburg, President San Luis Obispo Chamber of Commerce William A. Thoma,Vice President San Luis Obispo Chamber of Commerce MEETING AGENDA DITEM # 3580 Sueldo 5[ree! San Luis Obispo, CA 93401 WA �UNCIL CDD DIR ; C ❑ FIN DIR `'C CAO RECE' v G® ,� �OR3dEY 0 FIRpCHIEF I';iAR 2 4 1994 CA.CERW,,ItIC' ❑ POLICE CHF March 231994 " ❑ N:GUTTEAho, ❑ REC DIR , CITY COUNCIL ❑ C F!a? L UT1L GiP. SAN LUIS OBISP_0,CA ? ❑ PE:iS DICT _� Dear Honorable Mayor and City Council Members, I apologize for not being here in person but I had a business trip already planned. I appreciate the opportunity to share my views with you on the subject of commercial growth. I'm sure you will hear a great deal of input tonight, so I'll just speak to one area. Why do companies need to grow? If it were up to me, I'd stop growing right now; I'd keep San Luis Sourdough the same size it is right now, it would be a lot easier to manage. But it's not up to me. And it hasn't been since we hired our first employee. First, like everyone else, companies need to increase their income in order to stay ahead of their costs. This past year we have seen an increase in fuel and income taxes, our payroll taxes have increased to cover social security and medicare, and other companies have raised their prices to us to cover these same kinds of costs, so we've seen an increase in the costs of our ingredients and supplies and the services we receive from others. Even last year's mid-west floods caused a gigantic jump in the price of flour. We can't just keep raising our prices and making the same number of loaves of bread, we've got to make more and more in order to stay ahead of these costs. But the biggest reason we need to grow is to meet the commitment we've made to our employees. We've said to a lot of really wonderful people, "Come work for San Luis Sourdough and you'll be 805 543.6142 1.800 266.SOUR fax 805 543.1279 challenged and rewarded both professionally and financially". Can you imagine someone taking a job if the ad read: Need person who hates changes, dislikes challenges and is tired of keeping up with the Joneses. Work for Company that will stay the same size, won't introduce new products, and doesn't offer increases in salaries and benefits My point is that employees expect you to offer opportunities for them to grow, and their growth is only possible if your company is allowed to expand. Growing a company takes a significant investment. We are currently looking at leasing a second facility and WITHOUT THE COSTS OF DEVELOPMENT, we are estimating a $700,000.00 expense in leasehold improvements and equipment just to be operational. That's a lot of Bread! It is not a prudent business decision to locate in a city where you are not assured the opportunity to expand. If San Luis Obispo does not plan for and develop the necessary infrastructure to allow growing businesses to expand, we will be forced to look to other areas and cities that see the value and have the foresight to anticipate business needs. A final point I would make is that businesses have to grow in concert with the market acceptance of their product. We work for months and months, if not years, to develop an opportunity to sell our products to a particular customer in a market area * and we must be able to produce for them when they make the decision to take on our product. We can't tell them we'll deliver bread after we go back and expand our facility, after the city has allowed us to grow. San Luis Sourdough is a home grown San Luis Obispo Company. We love it here and like many of our fellow manufacturers, we don't r' want to locate somewhere else. Please look to solutions without closing the door to business expansion. Thank you for your time and consideration of my concerns. Since/r�ely, Charlie West, President SAN LUIS SOURDOUGH * Almost 100 % of our growth is taking place outside San Luis Obispo county and like many other local manufacturers we are bringing significant dollars back into this community as opposed to recirculating money that is already here. cc: Sheree Davis, Chamber of Commerce Director/Legislative Affairs AGENDA hIAR 2 3 199 ITEM #J.�._ CITY COUNCIL SRN LUIS OBISPO,CA March 18, 1994 Honorable Mayor and Councilmembers City of San Luis Obispo P.O. Box 8100 San Luis Obispo, CA 93403-8100 Dear Mayor Pinard and Councilmembers, I am writing to express my support for the implementation of traffic calming measures on Augusta Street in the area of Sinsheimer School. I live in the area and have witnessed increasing volumes of traffic and increasing speed .of that traffic on the street. I am also aware of some near tragedies involving both children and adults trying to cross the street. The current situation is intolerable. Those in the area must endure constant noise and the entire Sinsheimer School community lives with the fear that one of our children will be hit and injured or killed by a vehicle while trying to cross the street. Drivers do not have the right to exceed speed limits, drive recklessly and threaten the safety of our children. The current conditions on Augusta Street help to promote this behavior. I strongly urge you to install traffic calming devices such as bulb-outs, speed tables, round abouts, etc. on Augusta Street, between Sidney and Laurel Lane, in the area of Sinsheimer School. When the Circulation Element update comes before you, you will have the opportunity to provide increased safety for school children and others who walk and/or ride bicycles in our neighborhoods. I hope you will adopt a strong policy to instill traffic calming measures on neighborhood streets throughout San.Luis Obispo. The time has come for us to reclairfl our neighborhood streets and our San Luis Obispo way of life. Sincerely, r CDD DIRFIN DIRFlRECHIEF � d'J Dlil Printed Name: .!POLICE CHFRECDIP rr Printed Address: �� 7�✓ /�� D ��. ❑ G ROmAD FI'Z Cl UT!L DiP a r;s O;r k 0, Of As of 12:00 noon on 3/25/94, the City Clerk's Office has received 53 identical / letters regarding this subject from community members. The letters are available for review in the City Clerk's Office. - ' `TING AGENDA f�. 61 E ITEM # 2230 Exposition Drive No. 30 San Luis Obispo, California 93401 March 22, 1994 - `OUNCIL CDD DIR City CouncilO ❑ FIN DIR City of San Luis Obispo SAO ❑ PAE,� CHIEF 990 Palm Street ����' P.-I DIR San Luis Obispo, California 93401 0 MGtrrTEAMftERKIORIG ❑ POLICE CHF ❑ MGl�P.T TEEM ❑ REC DIR ❑ CR D FILE L'' UTILGIR Subject: Land Use and Circulation Element update j ❑ PENS DIR Dear Mayor Pinard and Councilmembers: In your review of the proposed Land Use and Circulation Elements, please avoid the long-term impacts that have been identified in the environmental impact report by adopting an alternative plan.. Long-term sustainability. Such a plan would have a local balance between jobs and housing, even if its intent is to be a regional employment center. It would have higher density residential areas wherever possible near Cal Poly and within the large airport industrial area to have a close linkage between major destinations and housing. Regional place. The scale of regional employment uses (shopping, industrial, etc.) should be within the capability of the city to serve them as well as any balancing residential uses. For instance, it may not be feasible in the foreseeable future to provide all of the identified transportation mitigation measures, such as widening Highway 101 and several streets. If so,the plan should be "sized"to avoid the overcrowding and overuse of these resources and facilities. Creative measures can be utilized in this legislative planning decision to scale residential densities and non-residential site development,through floor-area ratio limits, to all of the constraints. Madonna and Central Coast Plazas. Major commercial policies should be enacted that identify these shopping centers as the area for major commercial intensification, rather than expansion unto the Dalidio property. The plan should propose enhancing existing development with additional anchor stores, pedestrian shopping streets and structured parking. The plan could show a conceptual site design and list strategies for sharing city resources to facilitate business investment. Dalidio, McBride and Madonna properties. We are all aware now of the incredibly productive capability of this land for intensive agriculture. Fifteen years ago, property owners claimed that it could only support soy and garbanzo beans. The region has a resource here that should be maintained in agriculture, inside the urban reserve line or even within the city, as permanent agricultural preserves that the city can implement with the owners. Any reduction of this acreage should be insignificant, such as less than five percent. Regional commercial expansion should be directed to the Madonna and Central Coast Plazas to make them viable and pedestrian-friendly at last Thank you for your kind consideration of these comments. Sin rely, ames Lopes MAk % 3 1994. CI-Ty CouNCIL SAN LUIS OBISPO,CA GENDA MEL t tTl�_2—�ARM # JAMES T. FICli.E.S A.I .A. ARCHITECT PLANNER )55 SEE CANYOIkffeE`P/Ef5fkN LUIS OBISPO CALIFORNIA 805.595.2600 1.JtAR 21 1994 rm arch 8, W4 city CQ(�(�('i ( SAN LUIS COUNCIL CA C Z O a7�Da 1 WiS4Q�C rd:AO CIL DDDIR 0 I t , 17a lrm Street- ❑ FIN DIR GvILO�_` �,w • O FIRECHIEF ,A �VEY ❑ PW Dlet p Pinard l�lay�r KK}fttG L7 POLICE CHF P ❑ II✓GtFT:Fn1 ❑ REC DIH �Q�yy��� ❑ 'FtZr Cl UTILDiP. I I oa,l i" l/ - ❑ PEES SD Dave 9z me'b Al 10-A Settle. /Counci I ,4ubjwt: for tk¢ City • dam (.UIS OV-71,94M 1157 . Q, Veryeial Place send isdeuelop�n In a .- stfi we eGa way. t be l lure we reed to cont nue c.erefu( planninj far its fuWle ,obviously: Us in raferd to fhat bi box storO such ac Cb5tw galecpCerder% they haul lertrucKs mnaK01 -Requ&4 delwenes. 'riney fnaue Ic[x Na"Re rmes o e in bt i includi w fts lBnd t riot all sc'ze atm aFi 2,nd resbor ?, requt�e ague of maneuver. The bui ldP are o� ht prod' d butK+frwo55ihrmiopin'lcn . Trac U�Ovid bte he T tis -tva bspinE� Is, lNvus�cRtEAI--trl rrd � It does not belay rear tk San tris oh d�wie's'd��ti o re�a.45 . �t is outof-q a ad�y ac+PmE a % load, a Rced to t sr�a u ecmn vYlA ty. Put nV tln>«s burdrm oh these axea►a of t3mle,�ey6ltd, vjft -V+U tra Wic aid other., envmanit-#a} f mW5; doesnt Sevm to nw to be warraviied. Th is type o f busyness siore w dhcu- Mrsonal Wim-collow-of 41 rmy rmi?4.1could1lin -hWvle"toe out oF'-f'a5h ion passe. Thum, it could'be ued fc*� oikq heavy d uty etre 4'n% t lam- in i :L would likQ to recormrrrteKa fWlWIYPeOrOuttt be pla,nne - -for eta iiia CQsia.. near U.p s, or #�w 6ra"fe., GiY SdnL ( i5o�ls� q# { Pat 2 of NO&CO. or near T'aMK f=armiPoaI vBroadsts, or near the a wL of c(d. G i ant Fmds - vor)s. T beh iw i+Y4 I n fiwv ei OPUYERs wou ki 20 to -N/1o5e aud& . Anat1aA aAeA. is ouer b`! Cuesta. Tool nezr thi Atrf:orfi-, which is in nature 2. TIv¢'Lorqstreef f arm'1 "a Acl better-Kna.urt,as the ;1�cneti=i FarrWl f s Uawt irmpotfarlt his-tDrica I F-�cJZ. , and ar example c�carty vegctsNe(brrmi , and it still 9ta►rd5 aA the, north-cam corner C£ LO 3t uertat amd TaowK Farm Road. -me cu tura r i t , G ca)ple yearn, bacK as You LuetT Krxw cud reoOEavch on the best h0crjcal exaripfes o f bui (d i amd siknp recomanaicW dor preswvafiax. - Tt- w85 recomrnn to the city IW letler'tha# this cornergrw foe prdected as . hi5imical . w efisted +Aa;fr lh tladeveinp/wt�of*v& 'aM4IndusHal �no�ec , that this ;�erRrt could be rmod.rf ieA rexwm* I riTz, a.ODD Xliry A do iaq&tw Titre louse Ujmk , b2 presery as a. re;tauramt Mitis appmprrafie charas ^ additta7� -(bi- restauram* Kitchen annd veGai6FJ9-ciTf e5ecz. Itw �q be m'todied , of;tie w tttn -W� r�'t us-el r nce�+� �1 blue am -i im 4 n es &wc w 4h EZVered &A atf Wee Wa(J*s-ihru a earck . Irk return -f-c r pnlzerv`�l0�%t�-6aran a nd lard a�dj ac%J-, r w�Id � lest ik2cii� rrnafCesiA IdecLc;tcrts +o the ownersp of - industrial property,so tfnis ac�ld tae ai. real.+y . . wculd Eae forpm!�terity with old and you . Mire =abc K5P belr�' able to relate. -to eMq lull obi fmarl& . -t�I�'s. Iaczttck uu�ou(d to close to alot fw i4 pec e to ho need aM cath * Ffsot m55 well. 7hQM(5 a XA Mer'h�ad si Oiler' VV Carrl�e - .#U'rvO f*+&V i a4Ad a foyptain ,With fl bed fa.ungve � ' s +td �• a ova old inter' *xmr,a,n cold Ferdestrra�v�entr�v� a rmai as upprt , a�v►d f 1 n l t ly t►iu neat hawse w nth �recl am rrtin5 . These are •the Krnd of fh?vh61 thal-mtal(e SamUA5 C�1sF� outstarndi historically, U Cc ag �8 , ��� a � pdo�c3Of3 F3 This Icy#" -tom, is about- �-N'tR. Fnoorn1 h ich is mlcmediatel �I ' aceo-4 to ca amd, w ithi " U Reserve AreiC and probabl�r IF""nedd by A.•M ad wry whom I bet1eue has ad j ac 4 farm law►d a I01 L05, mos Val ief RP-d withrii tip City . . Ta4is r�,nch,with c t5 fine reI8b6 &ip amd.si-haa-tfM4.c6G A� "di r &1 rrnc r t' in a corm Found -and pre5e M;L h�i -tic¢ c wraer; cs Irrfjc*t Q t vir�j �rvlc�turNleryi� to early fiarrrrirx� ark rarchin • and fin `bh. 4, prorrnorttor- cS un j uj , 40 fts charm ed, o prn�a�cM I xt cs Pert- o f GaA(vu woo } r-nba.bly would be ulsi UV r tstrvdyne skow rc)c)nK caro e-whgl W hui�$, for exa-mp e 'his ranch ,+Ke C)utivra Aer+ rm i O to �earV7- w•D«rt Waw, taert aF cesm rrn i1� -(d+ -Elis �roup W2�i 1/tIOwiGal tY rmf ortay4 / t c5 aM ex'o�rnPle o f d�i0�'r� o f T17erre are rrnany cftrecWcm -Ws`�ou(d be proW4 . Zf- cou Id become a.soup of •cps & tpuVgue5 arud�aci daces wit6t ce+rfnri rrnod+-6carhbv 5s arcd emhamxmv. . p►d� 45 w4c>rt i Ilddr _eve cm id ejn jt)%f -tkQ smr ndSoE this h�st�rtcal plaoe ,a�ndrma�be see iiuherds ofcaW nrLearbY. elf .cotes (�M a&mivvL ecu 14-retain t't aL Bed&13neag�e&sf -fo rnn tYtAk LLcud fu Wt 1 l tkfti p preservahau, Pio fe#co • Frhe. Z'rrn sen cus . Fun annd FCs6cdyci6IV lUcrative -finis �ar nc teh fu I farrm could, be preseved , . UA cavA-W 4- 6rAmk*phak kap we dc7;tk p*" "vi cls arfter-Ela. . Wiese. ane ;cieas y . Z *o CAJ (rn� Vnter-tel. �tharrtKyoV-�rOrcix a Vf4ii? tcr�� t A.c• . �, a MrIMNG AGENDA CENTRAL COAST ENGINEERING 18 March 1994 - _ COUNCIL CDD DIR E-1289 396 Bucticy Road CAO ❑ FIN DIR San Luis Obispo CAO ❑FIRE CHIEF I E C E I V E L California 93401 �TTORNEY P'1�DIFt r (805)544-3278 FAX(805)541-3137 CLERKIOFUG ❑ POLICE CHF Ii+IAR 2 2 1994 ❑ MGUTTEAM ❑ REC DIR City of San Luis Obispo `4 ❑ 9,R AD FU 0 UTIL DiR =Y Communi Development Det 61Tv�LF?RK -- - Community p. p ❑ PERSDIR Cn S LUIS OLERK C:1 P.O.BGx C = San Luis Obispo, CA Attn: Glen Matteson /.goo Re: Planning Commission Draft Land' s '� cly Use and Curulation Elements �� p Glen... Thanla for your postai on the availability of the referenced Planning Commission draft documents. We have reviewed the recommended text changes and have these comments. Land Use Element 1. Growth Management Policies (page 9). With a policy vote on 05 January 1994, Planning Commissioners chose not to restrict commercial growth. Requested action. Include an additional policy reflecting the Commission's vote on - commercial growth. 2. Section 1.4 Jobs/Housing Relationship (page 9). The policy as written uses - housing demand and supply as tools to restrict commercial growth. wne city's housing supply shall grow no faster than one percent a year. The number of j-Qbs in the city should increase slower than the.housing supply, so jobs and housing approach a closer balance." (Attached). 1 1 General Plan Update Wort Session on Jobs Housing Balance;Commercial Growth Control;Maintaining ` Agriculture(Council Agenda Report 7/8/915. Requested Action. Rewrite the policy so that the city continues to emphasize it's role as a regional trade and service center, and that if there's desire to aim for a balance between jobs and housing it be achieved by alternative methods (eg. enhancing regional transit, increasing or offsetting potential housing capacity in_ appropriate locations adjacent to the planning area,promoting traffic calming etc.). - 3. - Urban Reserve Line and Principal Expansion Areas Figure 2 (page 10). Requested Acton. Change the principle use from residential to commercial on the Froom Ranch (consistent with Option Two of the Draft Supplemental EIR). 4. Section 1.8 Prime Agricultural Land (page 11). When development occurs on any lands, the community receives benefit in many.ways. Requiring projects that are by chance within prime soil to contribute to the protection of agricultural land outside the urban reserve.:-is a.m unfair. burden and impractical in reality. why don't all projects throughout the city contribute the same way? Requested Action. Delete the policy. Agriculture is not a primary use within an urban zone and development of these particular sites should not be unjustly conditioned 5. Section 13.4 Design Standards for Residential Clustering (page 12). Subsection C requires development to cluster on other than prime agriculture lands. What happens if a parcel is considered entirely prime? Subsection D uses the terms stream corridors and ridge lines. Are these defined? Requested Action. Qualify Subsection C to address properties that can not avoid prime agriculture lands, and either define, remove or change the .terms questioned in Subsection D. 6. Section 1.10 Air Quality (page 13). The text is awkward and the meaning unclear. Requested Action. Correct syntar, clarify text, or better yet, rewrite completely. 7. Section 1.13.2 Annexation liming (page 15). In general, language seems to focus on residential annexations solely. Should annexation be used as a growth management tool for commercial growth when the Commission has voted to recommend not to restrict this form of expansion? Requested Action. Include annexation language that addresses commercial projects. 8. Section 23.4 Transfer of Development Credits (page 27). With the removal of the Froom Ranch from the Irish Hills Expansion Area, the approximate number of dwellings in Table 3 needs to change. . Requested Action. Change the Irish Hills lowAigh dwellings estimates (consistent with Option Two of the Draft Supplemental EIR). 9. Section 3.1.2 Locations for Regional Attractions (page 33). Modify the language to include the Froom Ranch Commercial Expansion Project as a third area of regional draw. Requested Action. Include the Froom Ranch Commercial Expansion Project (consistent with Option Two of the Draft Supplemental EIR) as an appropriate area for regional draw. 10.= Section 3.1.3 Madonna Road Area Retail Expansion (page 33). Considering the ability of anyone to accurately predict purchasing habits of consumers, the requirement for projects to evaluate transfer sales from existing retail areas is impractical and non-functional. Requested Action. Remove requirement completely. 11. . Section 3.1.4 Specialty Store Locations (page 33). Modify the language to - include the Froom Ranch Commercial Expansion Project for specialty stores. Requested Action: Include the Froom Ranch Commercial Expansion Project (consistent with Option Two of the Draft Supplemental EIR) as an appropriate area for speciality stores. Ilse of speciality stores in the Froom Ranch Project is secondary, or supporT to the primary regional draw. 12. Vehicle Sales Area at Auto Park Way Figure # (page 40). Regional auto centers ace clustered to provide comparison shopping and consumers are encouraged to freely move from retailer to retailer to evaluate the product and make their purchasing decision. Expanding auto sales across Los Osos - Valley Road will not achieve the marketing goal of the regional center and will present unsafe conditions for those individuals who wish to comparison shop. A better plan is to expand auto sales entirely to the Los Osos Valley _ Gap special design area,where safe comparison shopping is easy. Requested Action. Remove the vehicle sales designation from the southwest side of Los Osos Valley Road and replace it entirely on the Los Osos Valley Gap. 13. Figure 6 Hillside Planning Areas (page 55). Enlarge the boundary configuration of the Lunita Planning Area to include the Irish Hills Housing Capacity Mitigation Plan (see attachment). Requested Action. Modify the figure 14. Section 6.2.6 Hillside Planning Areas Subsection C(2) The Goldtree Area (page 59). The requirement to have an adopted development or specific plan for the whole planning area before any part of it is annexed is not appropriate because of geographic constraints. The individual subareas of the planning area are divided by areas of excess slope, biological constraints and drainage patterns and in no way interrelated: Requested Action. Delete the requirement completely. 15. Figure 10 Optional Use and Special Design Areas (page 74). The Froom Ranch Commercial Expansion Project is organized to become a special design area (consistent with Option 2 of the Draft Supplemental EIR). Requested Action. Change the figure to show the Froom Ranch as the 5th special design area 16. Optional Use and Special Design Areas (page 75). The Froom Ranch Commercial Expansion Project is organized to become a special design area (consistent with Option 2 of the Draft Supplemental.Elk). Requested Action. Create a 5th special design area as Section 8.5 Froom Ranch Commercial Expansion Area. 17. Section 8.4 Los Osos Valley Gap (page 76). This property is best zoned for vehicle sales where comparison shopping is easily obtained. Requested Action. Remove all possible uses except vehicle sales. 18. Land Use Zoning Map (attachment to Draft LUX). Requested Action. Remove the Interim Conservation/Open Space designation from the Froom Ranch and replace it with General Retail Remove the Froom Ranch from the Irish Hills Expansion Area (consistent with Option Two of the Draft Supplemental _ EIR). Remove the Interim Conservation/Open Space designation from the Los Osos Valley Gap and replace it with Services and Manufacturing (with emphasis on vehicle sales). Move the Urban Reserve Line to include the Irish_ Hills Housing Capcity Mitigation within the Lunita Planning Area. Circulation Element 19. Traffic Reduction Policies and Programs (page 10). Full development of the Froom Ranch (consistent with Option 2 of the Supplemental Draft EIR) plans include area for a secondary transit hub (primary being downtown) located the near the anticipated realigned Calle Joaquin intersection. This transfer area can provide simple, efficient regional transit access for the - Laguna Lake Area and other users of the Los Osos Palley Road corridor. The concept can provide an avenue to implement general plan policies on (1) Regional Planning (2) Air Quality, (3) Tourist Information, (4) Transportation, (S) Traffic Reduction and Management, and (6) Scenic Roadways (see attachment} Requested Action. Create a 8th Transit Service policy that establishes a "secondary transit hub"on Los Osos Dalley Road near the Highway 101 intersection. Please respond to these comments accordingly. Thankx for your time... enn, Tc t Attachments MttIINGUAIt: .•.rl��l��A� City or San tuts o81Spo - MaZa COUNCIL XGENOA REPG IT ITEM NUMBER; FROM: Arnold B. Jonas, Community Development Director PREPARED BY: Glen Matteson, Associate Planner SUBJECT: General plan update work session: jobs/housin balance; commercial growth control; main aining agriculture. CAO' RECOMMENDATION Consider the attached issue papers. Identify any additional information needed to decide the issues. For those issues where the council has sufficient information, decide the. overall direction staff should follow in revising the draft-. DISCUSSION This is the first of three scheduled all-day work sessions , at which the council intends to set the direction for the general plan Land Use Element update. Once the direction is set, staff . will compile a revised "hearing draft" and an environmental impact 'report will be prepared.. Then the draft will proceed through Planning Commission and City Council' hearings, with adoption anticipated in July 1992 . The subject topics are central to deciding the content of the general :plan. update. Staff has prepared an issue paper (attached) for each of the topics, following the outline endorsed by the City Council at its June 25 study session. I i gmD: JULY8CC.WP r - . Issue: ' Jobs/housing balance bescription Recent state guidelines for local planning, and discussions of regional planning and government financing reform, emphasize balancing jobs and housing within reasonable geographic areas, as one method to minimize fiscal and environmental problems. for whole regions. The effectiveness of this. method in achieving a community' s desired relationship between environmental, social, . and economic factors depends heavily on what is determined to .be a' reas.onable geographic area. San Luis Obispo is a center of employment, trade,- and services. Revenues from these sources have grown faster than. resident population, so San Luis Obispo has been able to provide a high level of city services. Along with expanding trade and college enrollment, the demand for housing has increased. . However, housing supply ..has- . :.been intentionally . constrained, `partlya ' becuse increasing population has been seen as having . undesirable environmental -effects.., ,:: Consequentlyin--Elie ' 'immediate. San Luis Obispo::area, : job opportunities - have . grown . faster,..than housing.' opportunities for the last: ten: .to . 2.0..years.4. Increased computing is one�result -of the current "relationship between jobs. and housing in the city. There appears to be a close balance between jobs and housing within the county as a whole, but not necessarily among parts of the' county. The city' s worker and resident populations appear to have been fairly well balanced through the mid 1960' s. For the last 25 years or so: - Employment has grown dramatically in. state institutions, county government, medical and other professional services, and retail trade and visitor services. Some new workers and retirees have been able to bring along substantial equity from housing markets with prices similar to or higher than. San Luis Obispo' s. Others have not. - City housing supply has grown substantially, but- not as quickly as the number of new workers and college students attracted to the area. . Compared to the 1940 ' s through early 19601s, as in many parts of the state, the cost of new housing has continued to increaser - ' Other communities and rural areas, with reserves of raw ' or previously subdivided land and lower construction standards, have accommodated housing for many who work in San Luis Obispo. - The resulting housing pattern has increased the need for commuting., which increases the traffic volume during rush- hour and contributes to the county not meeting state air quality standards. Continued over a long gime, this housing pattern may alter the social characteristics of the community. 1 The current development pattern has probably helped the City of San Luis Obispo fiscally; it may have made countywide provision of services more expensive. } here. has-been concern...tIii ,aiming for'jobs-housing balance with: ri :.the city, by limiting commercial' _deevelopment',—will reduce ttie- city's central role in the county: Such a `direction is "seen` to lead, in the long-term, . to commercial-based revenues not keeping 'up with the demands 'of a growing population, and thus lower levels ; of .service. The table at the end of this report shows some basic measures of jobs and housing in the immediate San Luis Obispo area in the past, currently, at build-out under the Planning Commission recommended_ update,`cL with alternative approaches•:..;The'irat os show -how many_- Workers and students there _are.on..avera_ge_for 'eac i dweTTing, withi4 `�Iie`"`San""Luis 'ob spo'-p`la.... a A higher ratio indicates a greater imbalance: '- The ratios range from nearly 112" to nearly 113 . " :In' '1988, countywide, the ratio of' workers 'to dwellings was about` .,1-3 This number is not"directly comparable to those in the table, (largely because it excludes many college stud�j, but it does reflect the city' s difference from countywide conditions: the city has about one-half of the workers (jobs) and about one-quarter of the population in the whole county. Planning Commission recommendation The commission has recommended that the city "Do all it can to assure that increases in employment and college enrollment do not k outpace housing availability" (goal 18) and "manage its growth and influence regional growth so that . the gap between housing demand (due to more jobs and college enrollment) 'and supply is not increased" (policy 1. 1. part D) . The commission recommends specifically that, "The city ' s housing supply shall grow no faster Z than one percent per year. The number of. jobs in the city should increase slower than the housing supply, so jobs and housing approach a closer balance" (policy 1. 2) . The commission recommends extending growth rate controls to commercial development to slightly improve the jobs/housing (� balance, within the context of overall community goals. (See issue O") paper on "Commercial Growth Controls. ") The commission recommendation recognizes that having the sheer numbers of new workers and the numbers of new dwellings more nearly equal is a necessary but not sufficient answer to jobs/housing imbalance. The draft Land Use Element update elaborates on the :adopted Housing Element' s requirements for major residential expansion areas and other projects to participate ;in affordable housing solutions (policies 2 . 27 through 2 . 29, to be discussed in a future issue paper) - 2 Citizens Advisory Committee (CAC) statement The CAC has endorsed a statement (excerpt attached) concerning the city's long-term financial health. Concerning jobs/housing balance; the statement says, "While jobs/housing balance may be a desirable community objective . . . the City should not take steps adhering .to this concept which might- have the effect of damaging the local economy. " Alternatives to commission recommendation A. Continue to 'emphasize the city's role as a regional trade and service center, and accommodate housing needs within an area extending beyond the city' s planning area. Work' to mitigate impacts from commuting through promoting regional transit or other means. B. Aim for a closer balance between jobs and housing in the San Luis Obispo planning area, but try to achieve it by expanding residential build-out capacity and relaxing controls on residential growth rate, rather than extending controls to commercial growth. Environmental and economic questions 1. What factors contribute to the city' s present jobs/housing relationship? 2 . For what functions does the city operate as a regional center, and how might those change due to factors which the city does not control? r 3 . What factors influence the city's ability to achieve a closer relationship between jobs and housing? 4 . In addition to the issues noted above, what are the pros and cons of attempting to achieve a closer balance? =y. 5. If the city chooses to alter the existing relationship between q.. jobs and housing, what policies and actions would be appropriate? gm 7-5-91 D:JHBAL-CC.WP 3 Jobs/housinct Comparison Table Approximate capacity at build-out, San Luis Obispo planning area: 1980 1990 2020 Housing units Actual 17, 500 . 21, 200 Ping. Comm. capacity 27, 500 "Closer balance" alt. 29,200 "Recent trends" alt. 34 , 600 Workers and students Actual 41,300. 53 , 500 Ping. Comm. capacity . 67 , 780 "Closer balance" alt. 56, 700 "Recent trends" alt. 100, 900 Ratio of workers and students to dwellings Actual 2 .36 2 ..52 Ping. Comm. capacity 2 .46 "Closer balance" alt. 1.94 "Recent trends" alt. 2. 92 i 4 Sources: ' San Luis Obispo County -Dept. of Planning and' Building;- 1980, 1990 U. S. Census; Strategic Planning Program Summary Report; City of SLO Community Development Dept. Notes: A. The "planning area" is the San Luis Obispo Planning Area used -u by the county, which is very similar to the city' s planning area, and extends beyond the urban reserve.. It includes CMC, 100 Cuesta, and the Country Club/Rolling Hills areas. Nearly all ;• of the planned .development capacity, however, is within the city' s urban reserve. B. The dwelling count includes an equivalency for on-campus dorms. C. The "closer balance" alternative assumes that the overall ;U• commercial build-out capacity would be made the same as the amount of development allowed under the Planning Commission' s 3' recommended growth rates, while residential capacity would be -� increased by using the Dalidio area, the Madonna area, and Q,: some additional smaller areas for housing. D. The "recent trends" alternative simply projects the 1980-to- 1990 growth rates for housing. and for employment/enrollment through 1991-2020. C 4 I LL W Ox o Z W F¢ Z p MM lr < WOOF � Q a0mS O 09 ¢www coww Cl) Q7 } J w F UO Q uW -j i� —� > z ¢ zw W L ox WyO " {� Q z na } J }J �o . fAF— m f- Z Z Z Z �o �Q p♦• ui OW p 0 ♦♦ Z Z 4\ w w Do W \ ♦L CC V• Z z ♦ZZ ••- LU LLJ cc _ V5 . �� r— g : -A4PPE-NE)IIX-6- L LoKa �FOr4Tt i C •! ` ; CNV SH T ci Prado/Madonna/ U 01 0 N ' TRANSIT UB SITE V r! � e L DIN i PDa f'� r,•..;•:' S.1.0 SUGyASA Los Oso Valley Rd./ - Fra U.S. 10 ,os 05-03�. OA I / _i _ I . . ... . ;�`.=_'•.. :'ice_ / '-, ggg, Cil O� san WIS OBISPO -14TEREHANGE-IMPROVEMENTS 990 Palm Street+Post 011-ce So. 8100•San LUIS OO;s o CA 93,03-8100 In The Superior Court of The State of California In and for the County of San Luis Obispo AFFIDAVIT OF PUBLICATION No. dv1-22382-0-1 City of SLO STATE OF CALIFORNIA, 11111111 1'1111111;Cny of ss. San tuts oslspo County of San Luis Obispo CITY COUNCIL PUBLIC HEARINGS. On Tuesday,April 5, 1994, I am a citizen of the United States and a resident of the the San Luis Obispo City Council will hold public hear. ings beginning at 7:00 p.m.in Countyaforesaid; I am over the age of eighteen and not the Council Chambers of the g g Hall, 990 Palm Street, on the items listed below. The re- interested in the above-entitled matter ports will be available for review in the City Clerk's Department on the Wednes- day before the meeting. For I am now, and at all times embraced more information, please call 781-7103. The Council may also dis- in the publication herein mention was, the principal clerk cuss othei hearings or busi- ness items before or after those listed. If you challenge of the printers and publishers of the SAN LUIS OBISPO any one of the proposed actions described below in court, you may be limited to COUNTY TELEGRAM-TRIBUNE, a news paper of l raising only those issues you PaP general or someone else raised at the public hearing described in this notice, written circulation, Printed and Published daily, Sundays ex- correspondence delivered to the City Council at,or prior to, the public hearing. cepted, at the City of San Luis Obispo in the above TENTATIVE MAP-TRACT 2154- to consider a request to create an eight unit resi- named county and state; that notice dential condominium (planned unit development) on the north side of Foothill Boulevard(680 Foothill Blvd.) west of Ferrini Road (TR 10- 94).(45 min.). 7ROMAULDO at which the annexed clipping is a true printed copy, wasmpublished in the above-naed newspaper and not in any C RO supplement thereof - on the following dates, to-wit: March 26 FOOTHILL BLVD. _R 10-9T- ZONING TEXT AMEND- MENTS-to consider amend- that said newspaper was duly and regularly ascertained mens to the Zoning Regula- tions to simplify processing, and established a newspaper of general circulation by add and change definitions, clarify warding and format, Decree entered in the Superior Court of San Luis Obispo and to make minor changes County, State of California, on June 9, 1952, Case #19139 to development standards ty J (TA 108-92) (continued from under the provisions of Chapter 1, Division 7, Title of the Diane 3/8/94).(30 Glmin.). P aP Diane R.Gladwell,City Clerk Government Code of the State of California. Mar.26,1994 dv223B2 I certify (or declare) under penalty of perjury that the foregoing is true and correct. (Signature of Principal Clerk) Date March 26 , 19 94