HomeMy WebLinkAbout11-10-2014 PH2 CDD Johnson MemoCOUNCIL MEETING: l
ITEM NO.:—? k
U Council
November 10, 2014
TO:
FROM:
VIA:
SUBJECT
City Council
Derek Johnson, Community Development Director
Katie Lichtig, City Manager .�O"
Public Hearing #2 on November 101h – Pacific Courtyards
NOV 10 2014
CLERK
The following is a response to questions about the use of roof decks to meet open space
requirements, the transportation demand management plan, and the economic viability of the
previously approved Pacific Courtyards Project:
Comment: What are the project's open space requirements?
Staffs Response: The City's Subdivision Regulations contain standards for common and
private open space within condominium projects. A detailed discussion of how the project met
its open space requirements was included in the April 9, 2014 Planning Commission report and
was attached to the June 10, 2014 Council Agenda report for the project's subdivision map and
rezoning.
Overall Open Space Requirements
Type
Open Space Required
Minimum Required
Open Space Provided
Private
100 sf /unit
900 sf
2,934 sf
Common
100 sf /unit
900 sf
1,644 sf
Recreational
40 sf/unit
360 sf
664 sf
Combined Total
400 sf /unit
3,600 sf
5,242 sf
The approved plans show compliance with the standards for the R -3 zone of 100 square feet of
private open space, 100 square feet of common open space, and 400 square feet of combined
total open space per unit. The regulations also require that the project contain an indoor common
recreation facility of at least 20 square feet per unit or outdoor common recreation facility of at
least 40 square feet per unit. The applicant opted for the exterior option and included a
breezeway gardens area on the ground floor on the south side of the project to meet this
requirement. The above table shows that the project exceeds minimum requirements for all
required types of open space.
Private Open Space (100 s.£ per unit)
Section 16.17.130 of the Subdivision Regulations states "To qualify, open space must be private
and directly accessible to the unit it serves, and must have a minimum dimension of 10 feet for
open space provided at ground level or six feet for open space provided on balcony or elevated
deck. " The regulations do not include any language that would preclude roof decks from
meeting the private open space requirements. With the review of past projects, upper floor
decks and balconies have counted toward meeting required private open space requirements.
Pacific Courtyards Project — November 10, 2014 Agenda Correspondence Page 2
All of the units have qualifying private open spaces that are at least 100 square feet in area. The
private open space areas for units consist of a combination of second floor patios and roof decks
for the six units in the podium building, and a second floor deck and roof deck for Unit D in the
smaller townhouse building and roof decks for the other two units in the building.
Common Open Space (100 s.f. per unit) & Common Recreation Facility (40 s.f. per unit for an
outdoor facility)
Applying the 100 square feet per unit standard, a minimum of 900 square feet of common open
space would be required. The project includes a courtyards common area on the second level
which abuts the private open space area for individual residential units in the podium building.
This is the largest common open pace area with 1,250 square feet of area. Approved project
plans indicate that the common open space would also include the north seating area (394 square
feet) and the breezeway gardens (also called out as the outdoor common recreational facility, and
664 square feet) for a total common open space area of 2,308 square feet.
Outdoor Common Recreational Facility (40 square feet per unit)
The breezeway gardens are identified as the required outdoor common recreation facility, which
in this case would need to be a minimum of 360 square feet. Plans indicate that this area would
be 664 square feet. Plans indicate that this area would have a decomposed granite base and
multiple vegetable planters.
Combined "Total" open space (400 s.f. per unit)
The minimum total open space requirement is square feet (9 X 400 = 3,600). The project
proposes 5,242 square feet of total open space consisting of private open spaces for the 9
residential units, and the common open space area that incorporates the exterior recreation
facility.
Comment: Please provide a copy of the Transportation Demand Management Plan.
Staff s Response: Please see Attachment 1 - a copy of the approved Transportation Demand
Management Plan
Comment: What evidence is there that the previously approved project is not feasible?
Staffs Response: The standard of review when evaluating a project is the adopted General Plan,
Zoning Ordinance and other related implementing documents, such as the Community Design
Guidelines. Fiscal analysis is not "standard of review" in evaluating the consistency of a project
or evaluating changes to a previously approved project. In this case, this is a new application
and the project was evaluated by the CHC and ARC for consistency with approved policies and
regulations at the time that the application was deemed complete.
Pacific Courtyards Project — November 10, 2014 Agenda Correspondence Page 3
An issue that was cited as a reason why the previous project was not feasible was the high cost to
construct the underground parking. Local developers and outside consultants have opined that
downtown geological conditions make constructing underground parking exceedingly expensive
and that more density that what is allowed in the downtown area would be required to make it
economically viable. Staff has not validated these assertions through any independent study,
though it appears that the construction costs to build underground parking exceed the cost to
develop land above ground, thus creating an economic impediment under current conditions.
If you have any questions, please contact Senior Planner Pam Ricci at 781 -7168.
Attachment 1: Approved Transportation Demand Management Plan
\ \chstore7 \cdd \cd- plan \pricci \pacific courtyards 96 -13 \correspondences \council memorandum - pacific courtyards 11- 10- 14.docx
for
PACIFIC COURTYARDS
A MIXED -USE DEVELOPMENT
1 321 OSOS STREET & 1 322 MORRO STREET
SAN LUIS OBISPO, CA 93401
Prepared on behalf of
MISSION MEDICAL, LLC
835 AEROVISTA PLACE, SUITE 230
SAN LUIS OBISPO, CA 93401
by
OASIS ASSOCIATES, INC.
3427 MIGUELITO COURT
SAN LUIS OBISPO, CA 93401
15 AUGUST 2014
Attachment 1
TRANSPORTATION DEMAND MANAGEMENT PLAN
for
PACIFIC COURTYARDS MIXED -USE
1321 OSOS STREET & 1322 MORRO STREET
SAN LUIS OBISPO, CA 93401
15 August 2014
TABLE OF CONTENTS
I. Purpose of a Transportation Demand Management Plan ......... ..............................1
IL. Project Description .................................................................. ............................... l
A.
Location ............................................................................. ..............................1
B.
Mixed -Use Development .................................................. ............................... l
1. Transportation Demand Strategies- Location & Site Design ... ..............................2
A.
Walkability ........................................................................ ..............................2
B.
Extensive Bicycle Parking ................................................. ..............................2
C.
Reduced & Flexible Shared Parking .................................. ..............................3
IV. Transportation Demand Strategies- Operational ..................... ..............................3
A.
Information Board ............................................................. ..............................3
B.
FunShare Automobile ........................................................ ..............................3
C.
Designated Car Pool Only Parking .................................... ..............................4
D.
Common Area Shower Facility ......................................... ..............................4
E.
Branded & Subsidized Bicycles ....................................... ..............................4
V. Program Monitoring & Reporting .......................................... ..............................4
A.
Program Coordinator ......................................................... ..............................4
B.
Annual Survey ................................................................... ..............................4
C.
Annual Reporting ............................................................. ..............................4
D.
Information for New Tenants & New Hires ...................... ..............................4
Transportation Demand Management Plan 15 August 2014
Pacific Courtyards Mixed -Use Oasis Associates, Inc.
Attachment 1
I. PURPOSE OF A TRANSPORTATION DEMAND MANAGEMENT PLAN
Transportation Demand Management is a general term for strategies that result in more efficient use of
transportation resources. A Transportation Demand Management Plan ( "TDMP ") seeks to tailor a collection of
management strategies for a specific project, business /organization, or stakeholder group. The goal of the TDMP
is to increase transportation efficiency and, in turn, reduce single occupancy vehicle ( "SOV ") trips and vehicle
miles traveled ( "VMT "). There are four (4) overarching categories for management strategies specific to the
Pacific Courtyards project:
* Improved Transport Options;
Incentives To Use Alternative Modes and Reduce Driving;
* Parking and Land Use Management; and
• Policy And Institutional Reforms
These categories include strategies that can be implemented at many levels, from the individual person to a
larger organization or agency. The purpose of a TDMP is to determine those strategies which are appropriate for
a specific project or circumstance in order to ensure that the management strategies are effective.
The strategies of this TDMP are provided to comply with the City of San Luis Obispo's General Plan
recommendation of establishing county -wide trip reduction programs to include an Average Vehicle Ridership
(AVR) standard of 1.6 or larger. (General Plan- Circulation Element §2.1.2)1
11. PROJECT DESCRIPTION
The strategies outlined in the Pacific Courtyards' TDMP have been specifically selected based on the project's
size and use, location, and existing surrounding conditions. The following is a brief overview of the proposed
project. This information was used to inform the specific nature and implementation of the various management
strategies
A. LOCATION
The proposed Pacific Courtyards project is located mid -block of Osos Street and Morro Street between Pismo
Street and Pacific Street. The project is an in -fill development located less than two blocks south of the
Downtown Central Business District; a major activity center of the community. The subject property is zoned
Office (0) and Medium -High Density Residential (R -3). This is consistent with the surrounding zoning and
neighbor developments. The surrounding area is noted for its eclectic mix of various commercial, office, and
residential uses. As an in -fill development, the project contributes to the City's goal for compact urban
development.
B. MIXED -USE DEVELOPMENT
Pacific Courtyards is a .54 acre mixed -use development which includes a total of 8,050 square feet (SF) of office
space and nine (9) residential units. The project is relatively small and will likely accommodate less than 40
employees and 23 residents.Z
The podium style building, oriented to Osos Street, includes office space on the ground, 2nd, and 3Cd floors. The
office area is a grid condominium /common interest plan which allows the office area to be demised (up to a
maximum of eight (8) units) and configured to facilitate tenant requirements. Six (6) residential units are located
on the 2nd floor of the podium. Five (5) of the residential units are two -story 2- bedroom units with a private patio
' AVR rates are influenced by density and intensity of a given location. Accepted AVRs based on location type: Suburban
(1.13), Activity Center (1.35) Regional CBD corridor (1.9). The City's county -wide program standard of 1.6 AVR is
aggressive for a small city as it exceeds the goals of more urban locations such as Santa Monica and Los Angeles (1.5 AVR).
2 Employee density is estimated by applying standard building code occupancy of 200SF /employee. Residential density is
estimated by applying the average household size for the City (2.58 persons) per the US Census Bureau.
Transportation Demand Management Plan
Pacific Courtyards Mixed -Use
1 of 4
15 August 2014
Oasis Associates, Inc.
Attachment 1
and roof top patio. They range in size from 1,240 to 1,320 SF. The remaining residential unit is a one -story, one -
bedroom apartment (650 SF). The podium style building provides elevated outdoor common areas for both the
iesidential and uffice uses with parking provided on the ground floor.
A second building is oriented to Morro Street and consists of three (3) townhome -style residential units. These
units range in size from 1,230 to 1,610 SF: one (1) two- bedroom; and two (2) three- bedroom units. A two -car
garage is provided on the ground floor for each unit with living areas on the 2nd and 3rd floors. These units also
have rooftop patios.
111. TRANSPORTATION DEMAND STRATEGIES — LOCATION & SITE DESIGN
The project was carefully designed to integrate transportation demand management strategies in order to take full
advantage of and increase the parking and land use management strategies already established in the
surrounding area. The project seeks to do its part to enhance the alternative transportation culture that is
emerging in this area of town. This paradigm shift away from a car - centric culture is the result of regional /city
planning, changes in development and business practices, and personal choices made by individuals.
The location of the project, in and of itself, is a key component of the land use management strategies. One of
the strongest influences for improving the use of alternative transportation is proximity to transportation
resources. "Location efficient development" seeks to maximize accessibility and affordability by locating
rlevelnnment in central area..- where amalgamations of transnortation ontions are established. Location efficienev
is especially effective for smaller mixed -use developments that have a small and diverse population (e.g.,
residents and multiple businesses). On their own, small developments tend to lack the concentration of people
needed to make other strategies (e.g., carpooling, employer incentives, or flexible work schedules) feasible.
Nonetheless, Pacific Courtyards will be including a variety of project specific TDPM methodologies to
incentivize and reduce single occupancy vehicle trips, vehicle miles travelled, and promote a healthy life style.
Pacific Courtyards provides residents and office tenants and their employees with various amenities to encourage
alternative transportation options and reduce SOV trips. This TDMP provides and discusses the four (4)
strategies that will create a positive and noticeable effect on the transportation demand of the project and
surrounding area. This multi - faceted approach will implement varied yet complementary strategies to effectively
reduce the amount of SOV trips of the project's residents and employees.
A. WALKABILITY
It is commonly accepted that t/4 mile is a comfortable walking distance. Pacific Courtyards is less than a 1/4 mile
from the Central Downtown District of San Luis Obispo. This area is an active hub of the community. The City,
the Chamber of Commerce, the Downtown Association, and local citizen input have expended a great deal of
effort to make the Downtown a quality walking environment. The project contributes to that trend with
pedestrian access points along three (3) different streets, allowing short-cuts and connections for residents,
employees, and visitors to Pacific Courtyards to take advantage of the surrounding walkable environment. See
the attached exhibit highlighting various amenities within `/4 mile of the project. The close proximity of the
project to retail, services, and entertainment creates a natural incentive for residents and employees to walk (or
bike) to many of these locations, thus reducing SOV and VMT. Pacific Courtyards is mere blocks away from
local bus route stops, as well as the SLO Transit and RTA hubs, making a commute by transit a convenient
option.
B. EXTENSIVE BICYCLE PARKING
The project provides thirty-two (32) bicycle parking spaces. This is eight (8) times the amount of bicycle parking
required by the Zoning Regulations and nearly equal to the number of vehicle spaces provided. See the table
below listing the types of parking provided. The townhomes will be appointed with a minimum of two (2)
bicycle hooks within the garages. The Osos Street building has been designed to accommodate secure ground
floor storage for the residential units for bicycle and other storage. The project design also includes eight (8) bike
Transportation Demand Management Plan
Pacific Courtyards Mixed -Use
2 of 4
15 August 2014
Oasis Associates, Inc.
Attachment 1
lockers (capable of storing two (2) bikes each) providing convenient and secure bike storage. The locker will be
available for residential and office employee use. Two (2) bicycle racks (with five (5) spaces each) will be
installed on -site to provide short term parking for guests and visitors.
TABLE 1. BICYCLE PARKING
BICYCLE PARKING # OF SPACES
TYPE PROVIDED
Rack 10
Locker 16
Res. Garage 6 ( +)
Res. Storage variable
TOTAL 32+
It has been established that parking helps create vehicle commuters; people will drive to locations where parking
is available. Transportation experts have discovered that the same principle holds true for cyclists and bicycle
parking. Bicycle parking helps make commuters of the biking variety. Using bicycle transportation is
encouraged by the Pacific Courtyard development for both "quick- trips" and commuting by providing both long-
term and short-term bike parking. The project has the distinct advantage of fronting the City designated Morro
Street Bike Boulevard, which further encourages biking as an alternative to SOV trips and reducing VMT.
C. REDUCED & FLEXIBLE SHARED PARKING
Transportation experts and the City of San Luis Obispo have recognized that locations with shared and mixed
uses can adequately provide parking at a reduced rate when compared to meeting the demand for a singular use.
The City's Zoning Regulations have codified parking reduction for qualified projects. As a mixed -use
development, Pacific Courtyards' parking has divergent peak parking periods. This means that the time of
greatest parking demand for the office uses is when residents are likely away and vice - versa. The City allows up
to a 30% parking reduction for projects with shared/common parking areas and varied peak parking demand
periods. Studies have shown that reducing parking encourages people to use alternative transportation methods.
Pacific Courtyards is ideally suited for this reduction as access to alternative transportation modes is available.
IV. TRANSPORTATION DEMAND STRATEGIES - OPERATIONAL
The following represents the more tenant and employee centric and project specific methodologies to be
implemented by and incorporated into the project to enhance the goals and objectives to minimize single vehicle
occupancy trips and vehicle miles travelled, while offering incentives for the project's residents and employees
to seek a healthier life style. Many of these programs will be offered in collaboration with SLO Regional
Rideshare and their Transportation Choices Program (TCP), as we work toward creating effective methods of
trip reduction. A few of the TCP programs include: Emergency Ride Home; Trip Planning Service; Lunchtime
Express, and iRideShare Rewards. We will also be engaging SLO FunRide, as noted below.
A. INFORMATION BOARD
An informational trip reduction bulletin board will be located in the main entry lobby of the commercial
component of the project. Information will include up -to -date facts on car and vanpool opportunities, bicycle
parking locations, alternative transportation programs and incentives (as noted and detailed below), and transit
schedules.
B. FUNSHARE AUTOMOBILE
On -site accommodations will be made for a SLO FunRide Funshare car to enable tenants and their employees to
walk or bicycle to work while having an opportunity to share the Funshare car to take care of their daily
personal or business related needs.
Transportation Demand Management Plan
Pacific Courtyards Mixed -Use
3 of 4
15 August 2014
Oasis Associates, Inc.
Attachment 1
C. DESIGNATED CAR POOL ONLY PARKING
We will educate the project tenants and, in turn, they will encourage their employees to car pool to work and
take advantage of the designated car pool only parking space, as part of the on -going educational process.
D. COMMON AREA SHOWER FACILITY
The project will incorporate a common area shower facility to accommodate long distance bicycle commuters
and/or employees that take advantage of a recreational ride during their lunch break.
E. BRANDED & SUBSIDIZED BICYCLES
The project proponents will be purchasing one bicycle per tenant space for the commercial component of the
project. This will result in the procurement of eight (8) bicycles for use by employees. In combination with the
increased long- and short-term bicycle parking for tenants and employees who currently own a bicycle, these
subsidized bicycles will enhance the opportunities for this mode of transportation.
V. PROGRAM MONITORING, & REPORTING
A. PROGRAM COORDINATOR
AuzCo Developments will provide program coordination for
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responsibilities. AuzCo will be responsible for coordinating
annual surveys, reporting to the City, and providing current and
up to date program information to tenants.
B. ANNUAL SURVEY
Program Coordinator
Contact Information
AuzCo Developments / Hamish Marshall
835 Aerovista Place, Suite 230
San Luis Obispo, CA 93401
805.706.2915
contacL& auzcodevelopments.coin
In coordination with Rideshare, an annual survey of employees will be conducted to gather information on
employee commute patterns, current AVR, program effectiveness, and resultant additional recommendations.
C. ANNUAL REPORT
In conjunction with the annual Rideshare survey, an annual program report will be submitted to the City of San
Luis Obispo Public Works Department Transportation Planner. The report will include a history of the project's
annual AVR, trip reduction efforts to date, the most recent employee survey results, and any proposed
modifications to the trip reduction plan if the 1.6 AVR has not been reached. The annual report shall be
submitted to the City for review and approval of any proposed modifications.
D. INFORMATION FOR NEW TENANTS & NEW HIRES
Prospective tenants will be notified of the project's approved parking reduction and the operational aspects of
tandem parking. Tenants will be made fully aware of the amount of available on -site parking to ensure there is
an adequate amount of on -site parking to meet their needs, as the City will not grant on- street parking permits to
project tenants. A copy of the most current TDMP will be provided to all new tenants. Existing commercial
tenants will be provided updated and current copies of the TDMP, to provide to new employees, as needed.
Through this multi- faceted effort, the Pacific Courtyards project can meet the project's and the City's goals and
objectives for appropriate and effective transportation demand management, while helping cultivate the
community's shift to a paradigm of alternative transportation as the new norm.
Attachments:
• Walkable Amenities Exhibit, July 14, 2014
Transportation Demand Management Plan
Pacific Courtyards Mixed -Use
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15 August 2014
Oasis Associates, Inc.
PACIFIC COURTYARDS I Transportation Demand Management Plan 114 July 20141 WALKABLE AMENITIES
VICINITY MAP I
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FACILITY ADDRESS
1321 Osos Street &1322 Morro Street
San Luis Obispo, CA 93401
AREA TRANSPORTATION
Bus Stop
City bus stops are located two (2)
blocks from project.
City Transit Center and Regional
Transit Center are 1/4 mile from
project.
Railroad station is less than 1/2 mile
from project.
City parkage garage is located 250'
from project.
Surrounding area streets include
sidewalks, cross walks, and bike
lanes,
ert
n
00* 300'