HomeMy WebLinkAbout05/19/2009, PH2 - DRAFT HOUSING ELEMENT UPDATE (GPA 120-08) council hLem,D.c 5-19-09
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CITYOF SAN LUIS O B I S P O
FROM: John Mandeville, Director of Community Development
Prepared By: Kim Murry, Deputy Director, Long Range Planning
SUBJECT: DRAFT HOUSING ELEMENT UPDATE (GPA 120-08)
RECOMMENDATION
Review the Draft Housing Element (GPA 120-08) focusing on Chapter 3, provide direction to
staff on necessary changes or additions, and endorse sending the draft document to the State
Department of Housing and Community Development (HCD) for an initial review prior to
completing the public hearing process.
REPORT-IN-BRIEF
Updating the General Plan Housing Element is a key step in the City's efforts to expand
affordable housing opportunities and is required by State law. Once adopted, the 2009 Housing
Element will replace the current Housing Element adopted in 2004, and guide City housing
actions through June 30, 2014.
The Planning Commission has referred the updated Draft Housing Element policies and
programs to Council for review and endorsed the process of sending the draft to the State
Department of Housing and Community Development (HCD) for their first 60 day review as
required by State law. This version includes changes made by the Commission and is the first
publication of the preliminary draft of those policies and programs. Once HCD's initial review is
complete and comments are received, the draft will be edited to reflect those comments,
environmental review will be completed and the hearing draft will be considered by Planning
Commission and Council through the public hearing process. At this stage in the process, the
Council is only being asked to identify "fatal flaws" that should not go any further in the update
process.
Chapters 1-4 of the Draft will become the actual Housing Element, with the Appendices to be
available as a separate Housing Element supplement. Chapter 3 is the policy section of the
document and as such, has been the focus of community interest and Planning Commission
work. Staff suggests Council focus its review on the goals, policies and programs in Chapter 3
by reviewing a special "legislative draft" version, Attachment 2, showing changes made from the
current Housing Element.
Following the Council's review, staff will send the draft document to HCD for their initial
review. The State deadline for Housing Element adoption is August 31, 2009. Due to the
currency of the existing Housing Element, the rigorous and inclusive process that was conducted
to update and certify the element, and a lack of looming development pressure, the current
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review is considered more of a minor update intended to address revisions required due to
changes in state law.
DISCUSSION
Background
The General Plan Housing Element is the City's blueprint for housing development. It contains a
description of housing demand in the City as well as goals, strategies and resources for meeting
the demand. Update of the Housing Element began in fall 2008 with the distribution of the
Regional Housing Needs Allocation (RHNA) - the anticipated growth for the area over the
upcoming five years. The San Luis Obispo Council of Governments was responsible for taking
the growth number assigned by the State and working with the cities and the county to distribute
this amount of growth between the jurisdictions. The resulting assignment is what each
jurisdiction is required to accommodate in the updates to their respective Housing Elements.
Revised RHNA Allocation - Oct 2008
HCD September 26,2008 Revision
formula derived by applying SLOCOG proportions to Revised Totals
Ve Low Low Moderate I Above Moderate Total
Jurisdiction % Allocation % Allocation % Allocation % Allocation Allocation
Arroyo Grande 23.0% 84 16.0% 59 19.0%- 67 42.0% 152 362
Atascadero 23.0% 107 16.0% 75 19.0% 86 42.0% 194 462
Grover Beach 23.0% 44 17.0% 32. 19.0% 36 42.0% 81 193
Morro Bay 23.0% 41 17.0% 30 18.0% 33 42.0% 76 180
Paso Robles 23.0% 151 16.0% 105 19.0% 120 42.0% 270 646
Pismo Beach 23.0% 36 16.0% 1 25 1 18.0%-1- 29 1 43.0% 68 158
San Luis 23.0% 370 16.0% 259 19.0% 295 42.0% 665 1,589
Obispo
Unincorporated 23.0% 303 16.0% 211 19.0% 241 42.0% 540 1,295
Revised Total 23.3% 1,136 16.3% 796 1&6%-1 907 41.9% 2,046 4,885
Under state law (Government Code Section 65588), San Luis Obispo City is to adopt an updated
Housing Element on or before August 31, 2009. State law prescribes that housing elements be
updated every five years. While SB 375 may change this cycle to run every eight years to
correspond to the preparation of the Regional Transportation Plan, currently the update must
address the City's housing efforts for the upcoming five years. The City's existing housing
element was certified by the State which allows the City to compete for State housing grants and
other forms of housing assistance. The 2004 version was the first housing element for which the
City received state certification.
In 2003-2004, the City worked through updating the 1994 Housing Element in a rigorous and
lengthy process. Since the 1994 element was not certified,had not been updated in ten years, and
was deficient in meeting state requirements, the 2004 update required a substantial effort. In
addition, the City's "fair share" of housing production to address growth assigned through the
RHNA process required the City to demonstrate that over 5,000 new dwelling units could be
accommodated. A task force comprised of representatives from a variety of citizen,
environmental, housing and business interest groups was formed to work through the challenge
of balancing State mandated growth accommodation with neighborhood character and
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preservation concerns. By contrast, the current update is considered a minor revision. The
housing policies and programs were reviewed and found to be fundamentally sound, current, and
in need of only minor revisions primarily to respond to changes in state law.
The Planning Commission reviewed and approved the work program for the Housing Element
update on October 8, 2008. Since that time, the Commission has reviewed several pieces of the
draft element, the most critical being the proposed policy and program changes. At the April
22°d meeting, the Planning Commission provided critical direction on program changes and
endorsed the strategy of forwarding the draft element to the Council in order to be able to send
the document to HCD for review and comment. HCD reserves two periods of review for local
housing elements: one 60- day review of the draft document and one 90-day review of the final
adopted version prior to certification. The initial, review is meant to redirect or provide
corrections for a jurisdiction before the update is finalized so that the local agency can
incorporate those course corrections before the final version is adopted. Since the time frame in
which to get the element approved is compressed and the bulk of the changes being proposed are
in response to changes in state law, staff is proposing to involve HCD even earlier in the process
- prior to Council taking final action on the draft element. The purpose of tonight's meeting is
for Council to provide any critical policy or program changes prior to the document being
forwarded to the State for the initial review.
Environmental Review
Adoption of and changes to General Plan elements are considered "projects" under the California
Environmental Quality Act and are subject to environmental review requirements. This review is
intended to provide decision-makers with the information needed to make an informed decision.
The 2004 update to the Housing Element received a Negative Declaration of environmental
impact, and staff anticipates that the current update will also be eligible for such a determination
since the proposed changes are minimal. The environmental review component will be a work
product that comes back to the Planning Commission and City Council with the Housing
Element update after the initial review by HCD.
Outreach Efforts
While a task force was not formed for the current update work, efforts have been made to contact
interested groups and to encourage input. Staff has offered to meet with many groups and has
been provided opportunities to speak to the Chamber of Commerce, the Workforce Housing
Coalition, the Home Builders Association, and has spoken with the SLO Property Owners
Association chair. In addition, an email list of people and groups who participated in the last
update and those who have expressed interest in the current update was created. To date, six
public hearings have been held— four before the Planning Commission and two with the Human
Relations Commission.
Notices of hearings and links to staff reports and related information on the Housing web site
were sent to the email list prior to each public event. The list includes representatives from:
Residents for Quality Neighborhoods, San Luis Obispo Senior Center, Mission Community
Bank, San Luis Coastal School District, San Luis Obispo Property Owners' Association,
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Economic Opportunity Commission, Housing Authority of San Luis Obispo, Downtown
Association, Chamber of Commerce, San Luis Obispo County Planning Department, Northern
Chumash Tribal Council, WestPac, ECOSLO, Workforce Housing Coalition, DeTolosa
Apartment Owner, Housing Trust Fund, Sierra Club, SLO Association of Realtors, Economic
Vitality Corporation, Cal Poly Housing, Habitat for Humanity, Tom Swem, Rosemary Wilvert,
Dan Carpenter, League of Women Voters, the Tribune, Peoples' Self Help Housing Corporation,
and the Superintendent of Schools.
Council Review
Due to State requirements, housing elements are often lengthy. The Housing Element is both a
policy document and a community reference on housing and demographics. Chapters 1-4
become the Housing Element that is included in the General Plan. Chapter 1 provides a brief
introduction and list of new legislation being addressed in the element; Chapter 2 summarizes
community factors such as demographics and housing supply; Chapter 3 includes the goals,
policies and programs that will direct City housing efforts for the upcoming five years; and
Chapter 4 contains the quantified objectives of the amount of housing the City believes it will
entitle within the five years of the element. The appendices are provided as part of the submittal
to HCD to provide detailed documentation for the demographic and housing information that
forms the basis for the programs and policies in the element. While Council's review may
include demographic and housing supply statistics provided in the reading file, staff recommends
Council focus on Chapter 3 — Goals, Policies and Programs. This is the core of the Housing
Element and is the main part of the document that will guide housing decisions.
The Housing Element is a policy and program "rich" document. It is, however, generally not
necessary or desirable to include highly detailed program implementation measures. Most
programs will require follow-up action and public hearings before the Planning Commission and
City Council. These actions may include General Plan, Zoning map or text amendments, new or
amended ordinances, and/or study sessions to obtain direction. Consequently, program details
need not be finalized in the Housing Element. Council members are dealing primarily with
policy direction, and in so doing, balance the need for clear; concise policymaking with the need
for sufficient guidance in the element's text to enable implementation.
What's New in the Draft Housing Element
Updating the Housing Element requires a new look at the information behind the programs —
primarily the demographic, economic, and program performance information. In addition, the
state requires a detailed site inventory to document that the City has zoning in place and capacity
to support the amount of dwelling units assigned through the RHNA process. The draft
documents include many items that will eventually appear as appendices to the Element but are
required by the State to demonstrate that the City has included programs that are specific to the
community and that address changes in law.
With the focus on Chapter 3 — Policies and Programs — staff has provided three attachments to
guide the discussion. Attachment I consists of a matrix of current and proposed Housing
Element policies and programs, their status, an evaluation and recommendation for the item, and
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the new numbering format to be used in the document: Attachment 2 contains a "track changes"
version of Chapter 3 of the current Housing Element to show where language changes and
additions have been proposed. Attachment 3 contains a "clean" version of the proposed Chapter
3 language for ease of readability. The Council may comment and/or provide direction on any of
the programs, however not all policies or programs are discussed below. Where policies and
programs appear to be meeting their objective and are recommended to be continued, no further
discussion has been provided in the report. Where substantive changes or new programs or
policies are recommended, a brief description follows to explain how the modification or
addition better achieves housing goals or state requirements. Existing policy and program
numbers are shown with new numbers in parentheses to assist with locating the language in the
draft document. The number format change is proposed to address the awkward numbering
system that resulted when all of the General Plan Elements were combined into a single
document.
Proposed Policy and Program Changes
3.4.1 (2.5) - Inclusionary Housing Regulations. The Inclusionary Housing Ordinance is
flexible in that it allows developers to meet their affordable housing requirement several ways,
including building units on- or off-site, dedicating or improving real property, and by paying fees
in-lieu of providing housing. Most commercial developers, and many housing developers in the
City, opt to pay in-lieu fees rather than build affordable housing or take advantage of the other
options. Developers have told staff these alternative approaches to meeting the requirement are
too complex and time-consuming to be advantageous. Since the goal of the inclusionary housing
regulations is to build more affordable dwellings, there is a need to revise the regulations to
encourage alternatives for construction or payment of fees. The draft program amends
Inclusionary Housing Requirements, Table 2A, to provide more ways for commercial projects to
meet their inclusionary requirements.
3.4.2 (2.6) — Affordable Housing Fund The Fund has allowed the City to be flexible in its
approach to helping affordable projects. Staff anticipates the need for large funding
commitments for several larger projects that are serving lower income housing needs. This
program would establish criteria for managing the Fund to make it self-sustaining. This may be
done through grant programs or by using the funds for below-market loans rather than grants.
The language also recommends evaluating fund requests based upon number of units produced
(i.e. subsidy per unit) as a measure of their effectiveness.
3.4.6 and 3.4.7 (2.10 and 2.11) — Impact fee exemptions. Both of these programs look for
outside funds to offset expenses related to exempting affordable projects from impact fees. The
City currently exempts low and very low income housing units from all fees. To date, staff has
not been able to find outside funding to offset impact fees for affordable dwellings, nor has staff
been able to address concerns related to the fiscal impact of exempting all moderate income
units. Staff originally recommended deleting these two programs, however, the current
recommendation is to retain these programs and continue to look for outside funding. .
3.4.10 (2.14) —Amend Affordable Housing Standards. Over the years, staff has maintained the
affordability standards, annually updating them to reflect changes to County median income,
Draft Housing Element Update Page 6
following methods approved by Council in the early 1980s. The procedure has generally worked
well, however there has been some criticism that changes to the update methods should allow
public input. The proposed language identifies a process for Council to approve the
methodology so that staff can continue to administer the program following Council direction.
1.17 (NET) — Inclusionary Housing Ordinance Evaluation. Table 2A was added to the
Inclusionary Housing regulations in 2004 to promote smaller, higher density housing on the
presumption that this would tend to produce dwellings that would be "affordable by design."
The table modifies the amount of deed-restricted units (or in-lieu fees) that must be provided by a
percentage associated with the average size of the units being developed.
The City's RHNA allocation and quantified objectives include targets for very-low, low,
moderate and above moderate income housing. Housing affordable to moderate- or lower
income households is typically built by non-profit housing developers, or by private developers
who are required to build enforceably-restricted housing to meet the City's Inclusionary Housing
Requirement. Table 2A allows developers to reduce their Inclusionary Housing Requirement by
providing housing that meets minimum thresholds for density and average floor area; however,
units produced under the program can be sold or rented at market rates. Thus, these units do not
count toward meeting the City's Regional Housing Needs Allocation for moderate, low and very-
low income housing needs because the market rate is typically well outside of the affordable
range of the allocation categories.
While smaller, more dense housing meets a number of Land Use and Sustainability goals, this
type of housing may not be "hitting the mark" for affordability state affordability requirements.
This new program proposes the ordinance be evaluated for how it affects housing affordability
and the City's ability to meet its Regional Housing Needs Allocation. While staff has conducted
some preliminary research into how other jurisdictions implement inclusionary requirements, any
ordinance changes would need to be evaluated for their potential financial impacts to
development.
2.18 (7VE99 - Workforce Affordable Housing Category. The gap between housing prices
affordable to moderate income households and market- rate housing is significant. Moderate
income is defined as 80%-120% of the County median household income. In 2009, a four-
person household making $84,950 per year was at the upper end of the moderate income
category, with the maximum sales price for an affordable, moderate income, three-bedroom
home set at $309,225. The difference between the affordable price and the market price varies in
this context depending on the unit, but the median home price in San Luis Obispo in 2008 was
over $600,000. This large affordability gap shows how the City's program fails to address
affordability for potential homeowners with incomes above the defined moderate income limit.
To address this issue, the County of San Luis Obispo recently adopted a new income category for
those persons earning 120 -160 percent of the San Luis Obispo County Median Income. This
"workforce level" of affordability can address the housing needs of a significant segment of the
community and improve the overall affordability of housing in the City. Encouraging this level
of affordability would help meet housing needs for those who "fall through the cracks" in
existing housing programs and incentives, and could improve the overall mix of housing
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affordability in the City. To the extent that deed-restricted workforce housing can be targeted to
employees within the City limits, the program would have other benefits, such as reducing
worker commute distances. Planning Commission supported addition of this category provided
it could not be used to meet inclusionary housing requirements.
3.7 (NEW) - Creative Reuse Strategies The proposed language supports adaptive reuse of
structures (both residential and non-residential) for housing. It provides policy direction that is
consistent with state law.
3.6.2 and 3.63(3.8) — Conversion and Tenant Relocation. These appear to duplicate programs
3.6.1 and 3.4.3. The modified program language combines programs to address redevelopment
projects that would remove housing.
3.6.4 (3.9) — Housing Rehabilitation Program. It has been difficult to use grant funds for
individual rehabilitation projects. The recommended changes would encourage collaboration
with existing rehabilitation programs (such as through EOC) to provide this service for housing
within the City of San Luis Obispo.
3.14 (NEW) Residential Rehahilitation. This new program would augment the above program
to include other organizations and other types of housing rehabilitation opportunities focusing on
rental housing units.
3.11.3 (6.3) City Services Priority for Residential Projects This policy includes revised
language to meet SB 1087, a state law which requires jurisdictions to give priority to housing
affordable to lower income households in allocating water and sewer services. The City has
never had an instance where affordable housing projects were delayed due to competition for
services; however, this revision is required to meet state law.
6.6 (NEW) City-owned Propertiex This policy supports inclusion of housing when City-owned
properties are sold or redeveloped for public or private uses.
6.7 (NEW) Former General Hospital Property. This policy supports residential development
behind the former General Hospital Property. In October 2007, the City Council considered and
ultimately, denied, annexation of four residential subdivisions called collectively "the Eastside
Annexations." The westernmost subdivision was behind the former General Hospital on County-
owned land. Of the four sites, the 46-acre "Sunny Acres Estates" site was considered the most
easily developed; it is on mostly gentle to moderately-sloped land, has good access and with
minor changes, the project can meet City policies and standards. It also included a benefit of
replacing a community water tank and dedicating about 10 acres of open space, both at no cost to
the City. This project was considered as a part of all four applications; and the other annexations
posed some significant land use and environmental issues that made annexation unlikely, at least
in the foreseeable future. As a result, annexation of all four areas was denied, but with the
understanding that the County-owned property did have housing potential that merited further
consideration. This policy is intended to encourage re-consideration of the General Hospital
property to help meet housing needs and at the same time, secure public benefits.
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6.8 (NEI) Excess Utility Property. This policy directs staff to actively work with public and
private utility companies that own property within the City to investigate and support
redevelopment for housing purposes where appropriate.
3.12.5 and 3.12.6 (612) —Specific Plan Residential Densities and Affordable Housing. These
programs call for the expansion areas' respective specific plans to designate zoning at sufficient
densities to meet the RHNA requirements and to include programs to ensure the affordable
dwellings are built. The State Housing .and Community Development (HCD) Office staff
indicates that zoning that supports 20 units/acre is adequate to meet the requirement for low and
very low income housing. Since the Margarita Area Specific Plan and several subdivisions in the
area have already been approved, the proposed language combines the programs and modifies the
language to focus on the Orcutt Specific Plan area and future expansion areas.
3.12.7 (6.13)—Re Zonings To Promote Higher Density, Infill Housing. The Housing Element
identifies seven sites where re-zonings to support higher density infill housing might be
appropriate. The modified program identifies 11 sites to consider for possible rezoning to
increase residential density.
3.12.8 (6.14) — Countywide Affordable Housing Fund. The language in program 6.14 has been
modified to address the Housing Trust fund alone. The program previously included reference to
the Affordable Housing Fund which is now included in program 2.6.
622 (NEI9 —Land Use and Circulation Element Updates This language acknowledges that
SOI areas may be considered for expansion of the Urban Reserve Line and for changes to the
General Plan during evaluation of the Land Use and Circulation Element updates where those
areas are appropriate for housing development.
6.23 (NET ) _ Property Profiles This new program directs staff to assist in publicizing City-
owned property suitable for housing development by preparing profiles of each property. The
profile could provide information such as size, slope, numbers of units that could potentially be
accommodated and any process-related issues that might be applicable. This information would
be posted on the City's housing web site as well as sent to housing developers.
6.24 (NE99 — Former General Hospital property. This program implements policy 6.7 by
directing the City to amend the General Plan to designate the area behind the former County
General Hospital as a "Special Design Area" suitable for housing development. The overlay of
"special design area" is in response to the slope of the property and the need to address water
service and open space issues.
625 (NETTS — Update the Affordable Housing Incentives and Zoning Regulations This added
program is to acknowledge that the City's municipal code and zoning regulations have not kept
pace with changes to state law. While projects that propose density bonuses are allowed to use
the provisions in state law, keeping codes updated and current at the local level is necessary.
6.26 (NETTS — Evaluate Residential Density. This program directs staff to look at increasing
density in areas in several commercial and office zones. Since 2003, when mixed-use standards
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were adopted, the City has seen increased interest in developing in mixed-use projects in
Services and Manufacturing areas where residential density of up to 24 density units per acre is
allowed. Other areas committed to urban development, including the Office zone and
Neighborhood-Commercial allow much lower density, and mixed-use projects have not been
pursued to the same degree in these areas. In the Downtown Commercial (CD) zone, the
conditions exist to allow for residential density that is more consistent with the historic
development pattern in the downtown core, where projects such as the Anderson Hotel,
Wineman Hotel and other residential properties accommodate residential density in the 50-100
density-unit per acre range. This program will evaluate the CN, O, and CD zones to consider
increases in allowed residential density.
6.27 (NEW) — Evaluate Small Lot Densities in Multi family zones. This new program would
evaluate underlying lot patterns in the City's multi-family zones and how the lot sizes impact the
feasibility of developing property at R-2, R-3 and R-4 densities. For example, if a neighborhood
is zoned R-2 but typical lot sizes are less than 7,250 square feet, none of the lots will be able to
build two 2-bedroom dwellings. The evaluation will consider overall neighborhood density,
minimum densities and the ability to meet property development standards.
6.28(NEW) —Support for Infill and Higher Density. This program builds on existing programs
(6.13 and 6.15) that support infill development and consideration of higher densities. This
program also addresses recent changes to state law that include "anti-nimby" provisions in
support of infill housing.
6.29 (7VER9 — Secondary Dwelling Unit Ordinance Changes State law contains special
provisions for secondary dwellings. These units are an effective way to meet additional housing
needs, and since unit sizes tend to be small and jurisdictions can require an owner-occupied unit
on the property, secondary dwellings promote infill development while maintaining
neighborhood character. The City has not seen a large amount of secondary dwelling
applications. The program's intent is to encourage construction of secondary dwelling units.
In 2007, the City Council supported the approach of waiving impact fees for any dwelling
(including secondary dwellings) where an owner volunteers to subject the unit to the same lower-
income category restrictions as units restricted under inclusionary housing requirements. These
standards include recording a deed against the property, restricting rental or sales price to lower
income affordability standards, and ensuring that renters or owners meet income and asset
restrictions. This recommended program directs staff to research additional options and bring
forward recommendations for changes that will encourage construction of secondary dwellings
where allowed by zone.
6.30 (NEiP) —Small Lot Subdivision standards. The Planning Commission added this program
at their last meeting. The program directs the City to evaluate and consider subdivision and
ordinance changes to support small lots subdivisions, similar to what the Council is considering
with the Habitat for Humanity project, and other alternatives to traditional subdivision design.
The intent behind the program is to find ways to facilitate infill ownership housing options that
implement both affordability and sustainability goals.
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8.10 (NEW) — Implement 10 Year Plan to End Chronic Homelessness This policy provides
direction to support the continued regional efforts to implement the strategies to address
homeless issues often referred to as "The 10 Year Plan". The plan was reviewed and endorsed
by the County Board of Supervisors as well as the respective city councils of all cities within the
County.
8.11 (NEW) —Accessibility. This policy supports aging in place and housing for persons with
physical disabilities by encouraging accessibility. This policy is one of several proposed
additions to respond to changes in state law (SB 520) requiring "reasonable accommodation" for
disabled persons.
8.19 (NEW) — Solicit Input on location of Homeless Shelter(s). This program assists in
implementation of SB 2, a state law that requires jurisdictions to establish at least one zone
where homeless shelters are allowed by right. The City's homeless shelter is dilapidated and was
not intended to serve as a permanent homeless facility. To make sure the location of a new or
converted homeless shelter is adequate, staff will need to work with the agencies that serve the
homeless and extremely low-income households.
8.20 (NEW) — Update Zoning Regulations for homeless shelters. As noted above, SB 2
requires jurisdictions to allow homeless shelters in at least one zone by right. San Luis Obispo
will need to amend its zoning ordinance to make this change, and the law provides one year for
an agency to do so. While the law prohibits a jurisdiction from requiring a use permit to approve
a shelter, it does allow a city to adopt objective standards to address common operational
concerns. This program includes the standards that SB 2 allows to be assigned to homeless
shelters as part of a zoning ordinance.
8.21 (NEW) — Transitional Housing and Supportive Housing. Another requirement of SB 2
addresses transitional housing and supportive housing and requires the jurisdiction to treat these
as residential uses when they operate as residential uses in residential zones. The City already
follows this guidance and this program documents this approach so that the state can find the
City in compliance.
8.22 (NEW) — Id_entify properties Suitable for Conversion to Affordable Housing. This
program supports creative alternatives to new construction, namely, conversion of existing
structures. This could include applying deed restrictions to existing units or converting motel
units or commercial space to affordable units where appropriate.
8.23 (NE{F) — Update Community Design Guidelines to address Universal Access. This
program implements state laws addressing housing for disabled persons. Simple changes or
attention to threshold entries, path of travel and ground floor accessible spaces can make a
housing unit suitable for disabled persons. The language in this program suggests several
specific changes to the Community Design Guidelines to include those provisions.
8.24 (NEFF) — Reasonable Accommodation for Disabled Persons. This program implements
SB 520, which requires jurisdictions to adopt programs to provide reasonable accommodation for
disabled persons. Staff will consult with service agencies that work with the disabled to get a
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better understanding of what types of changes are typically needed. City regulations already
allow accommodations such as ramping in setback areas, however, if there are others that are not
addressed, this program will direct staff to develop appropriate procedural or ordinance changes.
9.10 (NET) — Amend Inclusionary Housing Ordinance to Address Green Building. This
program will be implemented with program 2.17 when the Inclusionary Housing Ordinance
(IHO) is evaluated for effectiveness. If Table 2A remains as a modifier to Table 2, the goal will
be to address affordability by incorporating green building or energy-saving techniques to reduce
monthly energy costs for the residents.
Next Steps
The California Department of Housing and Community Development (HCD) reviews housing
elements for conformance with State housing law. If authorized by the Council this evening,
staff will transmit the draft to HCD in order to initiate the 60-day review period and receive their
comments. Assuming State comments and requirements do not require substantive changes to
the document, the draft Housing Element will then return to the Planning Commission and
Council for consideration of the draft and the environmental review prior to final adoption. This
approach is being pursued due to the tight timeframe within which the City must process this
update and the relatively minor nature of the changes proposed.
Once the Draft Housing Element is adopted, staff will incorporate any changes into a final
Housing Element, along with graphics and all necessary attachments, and forward the adopted
Element for the second required HCD review. HCD then has 90 days to review the Element and
certify the element or respond with additional comments. Staff will continue to work with HCD
to achieve certification. This may include providing additional information or clarifying adopted
policies and programs.
Quantified Objectives in the Draft Housing Element Update
As required by State law, the Draft Housing Element Update will include Quantified Objectives
showing the number of dwelling units the City anticipates will be built in each income group
during the planning period from January 1, 2007 to July 1, 2014. The Quantified Objectives do
not have to match the RHNA numbers, however with this update they most likely will be the
same. In the last update, the quantified objectives were much lower than the RHNA assigned
due to the large number of dwellings assigned through the RHNA process. Under the General
Plan and Residential Growth Management Regulations, affordable units are exempt from the one
percent per year residential growth target. The Objectives also include dwelling units
constructed or anticipated to be constructed for Cal Poly University students, faculty and staff,
located on State-owned land, outside city limits. These units are not.subject to city land use
regulation. During the Housing Element planning period (1,589 — 924 = 665 above moderate
units) 665 non-exempt dwelling units are expected to be developed. Some of these may be
developed by Cal Poly outside of the City limits, however even if all 665 are included in the
calculation, the resultant annual average residential growth rate during the planning period is
.047 percent. This is within the allowed average residential growth rate of one percent per year
anticipated in the General Plan.
Rd- -rl
Draft Housing Element Update Page 12
FISCAL IMPACT
Updating the Housing Element has not had a direct impact on the General Fund other than for
staff costs associated with the Community Development Department staff working on this effort.
Having a state-certified Housing Element is required in order to qualify for certain grant funds
and therefore not completing the task could negatively impact the General Fund if the proposed
update is not completed in a timely manner.
ALTERNATIVES
State law calls for cities and the unincorporated County to update their housing elements by
August 31, 2009. The strategy proposed will assist with meeting this deadline by pursuing
concurrent review of the draft document by HCD while the draft is being evaluated by the City.
The Council may choose alternative review strategies, and may choose to schedule additional
meetings at which to consider the Draft prior to sending it to HCD for review. It may also, but is
not required to, refer the Draft back to the Planning Commission for additional changes, as
appropriate.
Attachments:
1. Housing Element Policies and Programs Matrix
2. Housing Element Chapter 3 —Track Changes version
3. Housing Element Chapter 3 —Proposed version
4. Planning Commission Draft Minutes
Reading File:
Appendix A: Community Profile
Housing Inventory
GACD-PLAN\1KMURRY\Housin Element Update 2009\City Council\CAR5-19-09.doc
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Attachment 2
City of San Luis Obispo Housing Element Update 2009
chapt6R 3
.. ,Formatted --- �
coals, policies and puocRams
3.10 3 .I0.....--Overview
This chapter the GAyl4-Housing Implementation Plan for the
period January 20104 to July 201509. -The following goals,policies and programs are based on
an assessment of the City's needs, opportunities and constraints; an evaluation of its existing
policies and programs; and community input from the 2003 Housing Element Update Task
Force,community groups,public hearings,workshops and correspondence.
330 3.20 Summary of New Programs
Pigher housing costs, population growth, and the State's economic recession are making it far ; Formatted:Font:12 pt
more difficult for many households to meet their housing needs today than it ryas in 2004 when Formatted:Justified
the liouanh Flenlen( was last uhdcr(cd. f(1 101/y__hollslllg nt.fd4 continue ti)_<LIUw while the ,. Formatted:Font:Times New
economic resources to meet thcME heed, have become icarc,,� {_Jllu LILiently ho
our uainc man g Not Highlight 1
5J
kolieies an<l pro rams_Elat4 hurl r�l_i.cd: and new roffarns, raded_....to expand uui tool-kit and
Formatted Font 12 pt
resources to meel housing naeds.in the-olid-3990x: wtiaquentfv San LtWS AHsP(-*y hkluSif iL Formatted.Font:12 pt
met-w{3 e-neeek- Vets housing _ro rams to ilic E1emcnt..i_nclu&tw:
Formatted:Font:Bold
ion,sider, higher residential densities in multi-fanlih re idential_70US _end sonic 1 Formatted:Font: 12 pt
•
commercial zone. such a, C-D (Downtown ,Coalmcr ial) C_N_(N__ighborhood IL Formatted:Bullets and Numbering
{.Uinlnel'%tal C_R. etall COntr7lf.tC 131.>.._! !(1if3%e�, 111(1 f:_-1 .-i0u.t�i,t { utYt-tnt,rl it l) .. __{Formatted:Font:12 pt
zone.
• Broaden the., wavy develovers can meet -,inclusion uv...__housim?- lFccluirelliellis - For• Form amed:Bullets and Numbering
example. accept land donation with capacity to develop the required number of units
rather than requiring land to appraise fiu-amount due, alloly developers to work directly
with existini, housing developments to secure units.etc
• Revise affordability, standards to iteg*ori ncl_udAllow�borlctorcc llousin {,jp tit 160"<,,tjf`_itwdiaw �Formamed:Bullets and Numb
ering
income for area) income caAllou4e of the Affordable Fund for ....• ..
I1 ;Forenamed:Font:12 pt
proiects addressing this income _Troon n1 addition to Extremely Vow, Very-Low, Low Formatbed:Font: 12 pt
and Moderate Income hotttiehnki@.,til he n..ahnropl la€ , l Forenamed:Font: 12 pt
Forrrratted:Font:12 pt
• Revise Affordable housing_.._standards to address_hemi owners'=tssoc.iatio_n_f'es fLe. Forma Font 12 pt
cur ntly. ices income.are t re„lydle,4� of whether Ilse deed tesait,ltd-unit,has an
; Forenamed:Bullets and Numbering
—p_ _...-
HOA fee).
26
ATTACHMENT oZ
City of San Luis Obispo Housing Element Update 2009
• Address SB 2 which rec{uires the-Ci.ty to iden(irk .nzone._or...zones._-where-homeless• Fo��:BulletsandNumbering�
-- _
shelter, are allowed Uy,iight; -And dy relo}s.._nh�c in:e....standard, for siting gnci c{pet ipn.L':
homeless shchcrs.
!-_,Ill resspOnce to 5B3 S�Q: a program was lstd d to expand accommodation iU; di<.ahled- � �Fod:Bullets and Numbering
12ctS011s.includin•,cstabhshine.7Cip,01"xcasto addiessunite(sll accesstcyucs(s. Formatted:Font:12 pt
• In res pomse to SB.2280, update the C:it.'s standards to en,urc compliance t%ith the State' Formatted:Bullets and Numbering
densitc bonus lays.
• A new "e\Iremely-low income category" is idc'nttticd Icy encourHr�e su 7t rme housitt " - i Formatted:Bullets and Numbering
and single mom- occupancy unit. pt
......... _
concert With AB 2634.
• For the f n t ume,.,include- a pr (y { t i )el bu-i,ld the. c_r;pacities of {atth ba,sed- `Formatted:Bullets and Numbering
- .._... ......... .. ...... -- ...
or-,anizations" and Community I-IOUS971'r �i;iC1��1171Ttf}( (}I'valltYa[it?t55 10 alsU,"t In the
—b�-_. F---— -b
production of affordable and special heeds housin: -
• Include a pro ram to Supp n SI_!}County etfi t-Is to o'2 _li_p housing nn ft neer County" Formatted Bullets and Numbering
.- __.
hospital property. - - Formatted:tont:12 pt
i—t�+i-z it�rn•_ ;l E>Ft#f3i>Ie-EE? Formatted Bulletsa11 ndumerg
. ..Nbin...........
[ �v tit�xti C-tat,I+et t Iter clenf;tt{- r;3�vEh ?t xrtar>trryE-=Let tst,titre}{:
° idint� ormatted:BuElets and Numbering
hip ha
0 hiiiiat rte-rciE?frifit_L'-8#-:it`t•c`�3{-ai'>'as-+ttttBbli'-fni=lTt�heF L�ei15t1;.-lfltrll-fh?tt4i?N Formatted:Bullets and Numbering
. . "r':... time Formatted:Bullets and Numb
ering
.._............_._.._..._........_..............................
...................-'--_.. ._
{xat�itBttt}tk;;n- k'e;i>�fg-tt-B>E�(re
a..elam 4natiollSit@E2-a3ttE{'B`ti'C}tt'it}bt-ams,;-f3(ft)CfI£3{31c'-EtE>u tn<r-fkii}d5:-(ifY..tt-y'- ... -' Formatted:Bullets and Numbering
.
the plerRnifi peiied c:._n JaimivaFv 1 2001 to r..i,, i 20097
�'—:khi�f2�tH�iBt2--tis-:.-fE?fC#ifb.BB._B-B(�aiF}b-�yfantlarE1�._Ei-i-{.BiaZr-r�Rl-�C�'e{fs-kF-f3�t'eI}ti?L'S^ - Formatted:Bullets and Numbering
it�Eerrtfefl-Ea-be-aflffjrdB�{e-#ar-Inader�t�;i�r�;;�-heeesz}ie{c4+-an�F+n�fi r i�lutt{-;-
fes.5}EY.�`tic'ci;c�i-n -B-2di'fitl-`_tiflfiNttet'rl--{E�f1t1-Ott+K}+-fti3i�-Elthef'-ftt+ht}flt .-ix+EiatE� Formatted:Bullets and Numbering
tfeveh3{strten�e€ft nterjof-dey<ntet"t nnke}-Ilse-prt�jea with he+h a{:}tardable find
+taat'k-et-rate-Itt>tr:ittt�
27
Pxa-af
ATTACHMENT a
City of San Luis Obispo Housing Element Update 2009
•—�'CE�yii-tfiu-ftTE�c He tt-n4tF}ti-5#�>i-v-l)ti tliltf k�4-irN�id-� Err",°H EProtitl-4-<-�f2�:ii-I'Sii:3vtE1t'-I?(�tk�i+tL- ' --Formatted:Bullets and Numbering
rbede-flae nr'f>ttttil_}7i�i�r':
—._.,
• '---;Z�;Q' rte-� t, ; rmrcrtcE .tt=}�t�-tl+Jtrt�h�bt+rrc.:tFtEt4.tl-i1�t'i�l� =rtetti-t3rtil- •-' ` ' Formatted:Bullets and... ....----. .. ..—._...
tat+torr+tu-tire-t�e�=:tile-pat�t+gig re<�a{Fe}ttrr}t�-{etr...spa�r#E>rc1...x>tE4ine�ev>u1F>}�ta�asrts-
t�tere-Et4termltifc-�rtt-it+u
`Formatted Bullets.and Numbering..,..
�,. �=par;:-A1=krrr-t-4�31v--kxv--.�stti9...rr-�f�#er�E�-irx,cr+tE;r-#irait:;irti;:`'
e lied rix alr tuE1a t�the prtxitr tt;tt<r}srrtall r itk�ritt td >t>ie dyy e ern} itt ...t}7e Formatted:Bullets and Number ng
— —
c-arr;twt ,•_•.. ••^:;' J�}��f�,-[crc„=,,,,n,r-cikve{Ifft�i-
or-less-fiert+-�' �Erl--t�e��x-E�}H+ti;Sir�r}-revizs+- �
• T—Pamir ib Bed use dei--taprnet i74l4-41..f2 ifl'ntti -t}>?k �C3j3Rieitt--R41i3 f;`2(3Ye-cT?R}p =l.•. .- Formatted:Bullets and Numbering
hi.hel-della.:...M.. ....,. ...ti a,,pff,:.
-- Formatted:Centered
This strategy combines requirements and incentives to increase production of both affordable and
market-rate housing over the next five and a half years.
Like many small cities with t4nly-limited public funds for housing, the City has relied on the
private sector to meet a portion of its affordable housing-needs jlncreasingly, local governments
are finding it necessary to assist developers,af,adequate\housing is to be built at prices that
citizens can afford. Across the U.S., it has become apparent that the most effective programs
involve cooperative public/private efforts to produce affordable housing. This requires that the
City take a more active role in planning,funding and promoting affordable housing than has been
its practice. This Housing Element builds upon programs introduced in 2004-494 to promote
affordable.housing,and-expands incentives for affordable housing construction. For example,the
City will/use Affordable Housing Funds generated by the Inclusionary Housing program to help
fund affordable housing'developments; and con roue to usciat=Community Development Block
Grant finds,to I.oav the alary and benefits for:-Etta-Citi }3t�s esetEi�l+skt l a Housing Programs
ttiaiiarSfweiaw t pe;itic�u.hi>t actively promotes and x,rduiaE _stt}port affordable housing
progrants by soliciting grants,loans,and other fortes of assistance.
\ i
3.30 338—Goals, Policies and Programsjt L„EnLqE_pp
Jjcy and pl<> ,s„_I numbers-ars tn. +a Font:t2 pt,Not Bold
parentheses)., i, Formatted:Font:12 pt
This chapter describes the City's housing goals, policies and programs, which together form the
blueprint for housing actions during the eight and one-half year period covered by this Element.
Goals,policies and programs are listed in top-to-bottom order,with goals at the top and being the
most general sfitatements, working down to programs, the most specific sfitatements of intent.
Here is how the three policy levels differ:
❑ Goals are the desired results that the City will attempt to reach over the long term. They are . .
. - Formatted:Font:Bold
28
PKa -30
City of San Luis Obispo Housing Element Update 2009 ATTACHMENT�
general expressions of community values or preferred end states,and therefore,are abstract in
nature and are rarely fully attained. While it may not be possible to attain all goals during
this Element's planning period, they will, nonetheless, be the basis for City policies and
actions during this period.
❑ Policies are specific statements that will guide decision-making. Policies serve as the Formatted:Fant:Bold _
directives to developers, builders, design professionals, decision makers and others who will
initiate or review new development projects. Some policies stand alone as directives, but
others require that additional actions be taken. These additional actions are listed under
"programs" below. Most policies have a time frame that fits within this Element's planning
period. In this context,"shall"means the policy is mandatory;"should"or"will"indicate the
policy should be followed unless there are compelling or contradictory reasons to do
otherwise.
❑ Programs are the core of the City's housing strategy. These include on-going programs, ;'Formatted-:-
Formatted Fant:Bold _
-J
procedural changes, general plan changes, rezonings or other actions that help achieve
housing goals. Programs translate goals and policies into actions.
Goal 1. Safety. Providing safe,decent shelter for all residents.
.? Policies
(3_.1�1-.-_'-.4 Assist those citizens unable to obtain safe shelter on their own. Formatted:Font:Bold
".2 .3.1.2 1': Support and inform the public about fair housing laws and programs that Formatted.Font:Bold J
...... _.._._.. —............._
allow equal housing access for all city residents.
il,'._a �.1.3LMaintain a level of housing code enforcement sufficient to correct unsafe,- Formatted Font:Bold
unsanitary or illegal conditions and to preserve the inventory of safe housing. Formatted:Indent:Left: 0",
Hanging: 0.75", No bullets or
`numbering,Tabs: 0.88",Left
;..,3....._— Programs ._..._..__._...- -----
,JJ,,,_x:2.11_ Provide financial assistance to cxt?:g n41 --. [c i ,,very -low, low- and moderate Formatted:Font:Bold
income homeowners and renters for the rehabilitation oft. r< ts a1>r 4s--rental j Formatted:Bullets and Numbering
housing units-aiH.14-> single-family houses or mobile home-units using Federal,State
and local housing funds,such as Community Development Block Grant Funds.
i--Iz2- -5_(3,2 2)_._.._Continue code enforcement to expedite the removal of illegal or unsafe, 1'Formratted:Font:Bold
dwellings, to eliminate hazardous site or property conditions, and resolve chronic Formatted Bullets and Numbering
building safety problems.
_{2,')_..._Enact a Rental Inspection Program to improve the condition of the City's-- I Formatted:Font:Bold
housing stock. Formatted:Bullets and Numbering
29
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ATTACHMENT
City of San Luis Obispo Housing Element Update 2009
*1.7 l3'.4)Continue to support local..and regional solutions to homelessness by funding Formatted:Font:Bold
programs such as the SLO Homeless Shelter and Prado Day Center for Homeless Formatted:Indent:
LV
bullets or
bulhlo
Persons. Hanging: 0.75", No
numbering,Tabs: 0.75",Left+Not
at I"
•1.8 f3.2 Create an educational campaign for owners of older residences informing them of--,.- Formatted:Font:Bold
-- ---------- --------------
ways to reduce the seismic hazards commonly found in such structures, and
Formatted:Indent:Left: 0',
encouraging them to undertake seismic upgrades. Hanging: 0.75", No bullets or
numbering
Goal 24 Affordability. Accommodate affordable housing production that helps meet the
City's-qQuantified oobjectives.
2.2 Policies
............
x.2.1 (3.3,1 Income Levels For Affordable Housing households. For purposes Formatted:Font:Bold
of this Housing Element, affordable-housing isl that which is obtainable by a
household with a particular income level,\as;ffifther described in the City's
Affordable Housing Standards. Housing affordable to I.Ktrernely Low. Very- Llow,
Low, and Moderate income persons or households�shal I be considered "affordable
housing." Income levels are defined as follows:
or less of Count} median liousehold income
_...............
Verylow: 50%gar}as -of County median household income.
Low: 51%to 80%of County median household income.
Moderates-,\ 811�6 to 120%of County median household income.
Above moderate\:\1210%'ar more of County median household income.
Index of AffordabW The index of Affordability shall be whether the monthly i Formatted:Font:Bold
--- , ..- __- _.__..RtY.. ___., . .... -, . -. .... .. y.... ..... ........
cost of housing'fits withir�the following limits:
D For extreniely LQNy illcome 6gusehojds not more than 23",,,ofmonthlv inconle, Formatted:Bullets and WuWi;enr7g
EI For Very low-and low-income households,not more than 25%of monthly income.
0 For mode'rate.ificome households,not more than 30%of monthly income.
Q For above-moderate income households,no index.
These indices may be modified or expanded if the State of California modifies or
expands its definition of affordability for these income groups.
-.
-2.3(3.3.3)For_housing_ to_q_qualify _as_"affordable" under the provisionsof thisElemi t 1 Form Font:Bold- -e-
guarantees must be presented that ownership or rental housing units will remain Frior� rodent:nt
Habullets or
affordable for the longest period allowed by State law,or fora shorter period under an Hanging: 0.69", h
. numbering
30
ATTACHMENT o-�
City of San Luis Obispo Housing Element Update 2009
equity-sharing or housing rehabilitation agreement with the City.
?:2.4J3_1� Encourage housing production for all financial strata of the City's population, n _. FormFont Bold m�
the proportions shown in the Regional Housing Needs Allocation, for the 2001- -- Formatted Font Not Bold J
20079 --- 2015 planning period. These proportions are: extr_emelv,.k?w income.I I
per.c _very low income, i?..,, WICeTIG ':r; low income, 1„64-91 percem,”: moderate
income, 194%;above moderate income,42.27
2.3 Programs
i
_�t�•j-). —Amend the_Inclusionary. Housing R& iimein Ont, Cable,m_A.iimlaiitin to _. Formatted:Font:Bold
provide more w iy_ _. for commercial fey c.k}pm-ent_.eproiects to meet the
requirements, such as by providing land in.-an.atnount UffiiCie'tlt to accommodate the
number of inclusionary housing units required by the ordinance, or by converting
existing, off-site units to affordable unit,; through deed restriction"Fpn �'ny ;m RPIA,
=e;uireaa.ent—byi 1)building the required affsrdable heusing-en-or of site,
u.,..a.,aa.aab ..¢[�,rvrsc� guarantees
e&rdable [ nt to .
ZS......:.,.. Standards, ..I,.,...., inT.,I.I.... 7 .,.,.7
.......,... thfC , as
' - •- -- �Formatted:Centered
/
31
�Ka-33
ATTACHMENT a
City of San Luis Obispo Housing Element Update 2009
Table 2
Inclusionary Housing Requirement
Type of Development Project'
Residential-Adjust base requirement per Table 2A Commercial
Build 3% low or 5% moderate income Affordable Build 2 ADUs per acre,but not less
Dwelling Units(ADUs),but not less than 1 ADU per; than I ADU per project;
E project;
a or' Or
U pay in-lieu fee equal to 5% of building valuation.'
pay in-lieu fee equal to 5% of
e building valuation.
0
Build 5% low-and 10% moderate income ADUs,but Build 2 ADUs per acre,but not less
not less than 1 ADU per project; than 1 ADU per project;
c
° or ' or
C6
pay in-lieu fee equal to 15% of budding valuation, pay in-lieu fee equal to 5% of
building valuation.
'Residential developments of four or less dwellings, and'commercial developments of 2,500 gross square feet of
floor area or less are exempt from these requirements.
'Affordable Dwelling Units must meet City affordability criteria listed in Goal 2.1.
'Developer may build affordable housing in the required amounts, pay in-lieu fee based on the above formula,or
dedicate real,property,or a combination of these, to City"approval.
°'Building,valuation" shall mean the total value of all construction work for which a permit would be issued, as
determined by the Chief Building Official using the Uniform Building Code.
32
�Na '3Y
ATTACHMENT A.
City of San Luis Obispo Housing Element Update 2009
TABLE 2A
Project Inclusionary Housing Requirement
Density Adjustment Factor'
(Density Average Unit Size(sq.ft.)
Units/Net
Acre)' Up to 1,101-1,500 1,501-2000 2,001-2,500 2,501- >3,000
1,100 3,000
36 or more 0 0 .75 1 1.25 1.5
24-35.99 0 0 .75 1 1.25 1.5
12-23.99 0 .25 1 1.25 1.5 1.75
7-11.99 0 .5 1 1.25 1.5 1.75
<7 0 .5 1.25 1.5 1.75 2
'Including allowed density bonus,where applicable.
'Multiply the total base Inclusionary Housing Requirement(either housing or in-lieu percentage)by the adjustment
factor to determine requirement. At least one enforceably-restricted affordable unit is required per development of
five or more units.
X2.6(3.4.1) to manage thc4,, Affordable Housing Formatted:Font•.Bold
Fund so that the fund serves as a sustainable resource for supporting affordable
housingdevelopment_i.rtke(-:K�_rt;._fir#t;_::.l.u:i_,._(_?>ifx�. The fund shal.k;l.kd serve as a
source of both grant funding and below-market financing for affordable housing
prroiects; and funds shr'AYM be used to support a wide variety of housing types at
every income level (extremely low,very low• low,moderate and workforce),but with
a particular focus on production (maximum number of units per AHF dollar) and
effectiveness(supporting projects that would not be feasible without AHF support).
T ATR..:..,..:.. a eity M......:.,.. ftmd to be used to de„eke., .,&rdable heusing nits and fteq-
land
development ef affeFdable units must inelude guafantees the units will reffiain
7.(3.1.3 and ?.Ft.3
—.Bek iew ex is----n---incl r(perseei hurlding,_planning,_enginecring and- wrmaued:Font:Bold
-_fi_nepolicies and standards to determinewhc.ther change are possible that c_oUld assist Formatbed:Font:(Default)Times,
the-lx,tduction of afliudallle houunf;,or that %kould cncouragc pre.c.r ttion of hou.in 12 at,Not Italic
rather than conversion to non reSid_ntitl uses,_..nrovided. such than es tsi,uld not
�Formatted:Indent:LeR: o",
Hanging: 0.75",Tabs. 0.75",Left
conflict [kith other General..Plan.,.volicies. Such....oc_riodic_reviews will Seel, to remote
cnulations that hate hcua super,cdctl,arm redundant c r,,rrc_ncr Ions r_n�cded, Formatted:Font:(Default)Times,
3icFietr=r�isi:t�-tart i-la�rrk-fits-atiel Fu+a xa4r.:ie�, r�gttlatie,a5 t{>�fetermtttz-}*{I�etltar ' 12 pt,Not Bold,Not Italic
thefe ow
33
p1qa -3s
ATTACHMENT
City of San Luis Obispo Housing Element Update 2009
2.8(3-4.4)�-EstablM r)-rrnit streamlininij proccdure�� to srx.Td.. L.111 Dro isill" of' Formatted:Font:Bold
............... ............................................................ ...............
apolications. 1011 0ermits. and water and sewl-r service P for Formatted:No underline
affordable housing jeCtS, City MZIff �Illd C0111111iSS1011S Sh,'I Formatbed:No underline
P I.L..QIVC ILICII projects
pjj�Jrity it) allocating work assignments. scheduline- conf'onnices and hcarini,_s, and in
---------._.a............................ .......... .......
p rep ..and issuing iq yi�r �ervice allocalions.Adent jiE-vmii
Formatted:No underline
wing poll'� and "Vatur and sen, ............. .....................
.............
of apjfl;,atiefl5,anid
pm+ igginwilts.—
(3 A.5 tno�ed to 9.9)
------......................
and rey4tie-e;mStifig .611�d buiLditig aiid p1minitil- Formatted:Font:Bold
..........
;.9(3.4.6) Formatted:Font:Bold
.............A ..
Pursue outside funding sources for the payment of City impact fees so that new dwellings- Bullets and Numbering
that meet the City's affordable housing standards can mitigate their facility and
service impacts without adversely affecting housing affordability.
x.11(3.4.7)341 To the extent outside funding sources can be identified to offset impacts on Formatted:Font:Bold
City funds, exempt dwellings that meet the moderate income, Affordable Housing
Standards from planning, building and engineering development review and permit
fees, including water meter installation fee. Retain current exemptions for very-low
and low-income households.
.tl 4.A)4 Help coordinate-' _.public and private sector.. actions.. to- e.n.courage -_the Formatted:Font:Bold
development of housing that meets the City's housing needs.
Assist with the issuance of bonds, tax credit financing, loan underwriting or... Formatted:Font:Bold
other financial tools to help develop or preserve affordable units through various Formatted:Font:Bold
programs, including,but not limited to: (1)below-market financing through the SLO
County Housing Trust Fund and (2) subsidized mortgages fbr!L&trenLfLIy__10w, very-
low,low-and moderate income persons and first-time home buyers,and(3)self-help
or"sweat equity"homeowner housing.
13(jjj0,) k 'japdards to establish a illethodo ,v for a Fonnatted:.Font:Not Bold
msirjj� ,
_Uc -.5
affordable housing standards and Sockirc Council anoroval. Consider incorporating Formatted.Font:Times,12 pt,Not
HOA fees and a standard allowance for utilities in the calculation for affordable rents Sold,Not Italic
34
-' ATTACHMENT a
City of San Luis Obispo Housing Element Update 2009
and home sales prices., !Formatted:Font:Times,12 M Not
?. v".-^ziTrtnd Afar'dable-##L+t3Tizig atiLIzrrL -tc�...tTlc>titf l+.._Ehe-ftt-etd it3tl_....}tj.t:....efileulai.iii*,...f}]&r}H�u�Tt•
Not Italic
Pormatted:Indent:Left: 0",
i419UcFrnc,-r�cnTit--f2nEdl-{'dtii!r-`t? {}}}it--n9XleYii{2--1rit-HH';c`-ifYtt!i-ttFc'-�idi91-"K3Fi-3cJflHtYlr Hanging 0.75", No bullets or
.......:....... .. [a. ..,.,.,ieest.i `-..��. to tile erli. I numbering Tabs. 0.75",Left+Not
at 126'
tllaa�eel-by-Stat ttazl-{ei4era�lEl�}. _..... _._............_.
11__...____..__.._.___
+32.14((
,13.4.11 In conjunction with the Housing Authority and other local housing agencies-.. . - .IFormatted:Font:Bold
provide on-going technical assistance and education to tenants, property owners and '. Formatted:Indent:Left o^,
the community at large on the need to preserve at-risk units as well as the available Hanging: 0.81", No bullets or
tools to help them do so. numbering
Formatted:Font:Bold
5 1.4.12 --.. ,._In conjunction with local housing.providers and the local residential ;,Formattea:Font:Bold
design community, provide technical assistance to the public,, builders, design
professionals and developers regarding design strategies to achieve affordable
housing. ��
2.161 (New) Evaluate the � -Inclusionary Housmg Ordinance requirements and the effect Formatted:Font,Bots
ted w
of Table 2A on the City's ability to provide atfnrdable housing in the proportionsFonnatbed:Font:Bold
shown in the Regional Housing Needs AIlocatio an erPolicy 2.4.
2.174(New) The City will evaluate and consider including a workforce level of affordability in _ Formatted:Font:Bold
its Affordable-Housing Standards to increase housing options in the City for those ronnamed:.Font:Bold
making between 1720 oen:ent% and 160 percent`„,� of the San Luis Obispo County
median incorne. This affordability category cannm_be used to meet inchlsionary
h�u,$),n� orclmattict�rel ntrcznc;ni ,-
Goal 34 Housing-Conservation. Conserve existing housing and prevent the loss of safe
housing and the displacement of current,occupants.
33 �Po&cies
+: r3 1 t3, 5 1)„\ourage the rehabilitation, remodeling or relocation of sound or rehabitable- :.,; Formatted:Font:Bold
housing rather 21ian demolition. Demolition of non-historic housing may be permitted Formatted:Numbered+Level:3+
where conservation of existing housing would preclude the achievement of other start at:o+Alignment Left+
Aligned at: 0”+Tab after: 0.25”+
housing objectives or adopted City goals. Indent at: 0",Tabs: 0.69",List tab
`+ 1.51",Left+Not at 1.5"
3.2(3.5 2) Discourage the removal or replacement of housing affordable to e.etremely logy ve IrFormatted:Font:Bold
low, low- and moderate income households by higher-cost housing, and avoid permit Formatted:Indent:Left: o",
approvals, municipal actions or public projects that remove or adversely impact such i Hanging: 0.69", No bullets or
housing unless such actions are necessary to achieve General Plan objectives and:(1)it Lnumbering---..._..._...
.._— -
can be demonstrated that rehabilitation of lower-cost units at risk of replacement is
financially or physically infeasible, or (2) an equivalent number of new units
35
fila ^3?
81ATTACHMENTATTACHM �
City of San Luis Obispo Housing Element Update 2009
comparable or better in affordability and amenities to those being replaced is provided,
or(3)the project will correct substandard,blighted or unsafe housing; and(4) remoN 11
or replacement will not adversely affect a designated historic resource.
• Formatted:Indent:Left: 0.690, No
bullets or numbering
E.3 L_>,3J_Encourage seismic upgrades of older dwellings to reduce the risk of bodily harm and- . Formatted:Font:Bold
the loss of housing in an earthquake. Formatted:Indent:Left: o", I
Hanging: 0.69", No bullets or
numbering
3.4 5.4 F--Encoura a the construction reservation rehabilitation or expansion of `
. �T -:1_-• g preservation, P (Formatted:Font•.Bold
residential hotels, group homes, integrated community apartments, and single-room
occupancy dwellings.
..................................................
..............................._.-..........
?:s---- Preserve historic homes and other types of historic residential buildings, Fonoatted:Font:Bold
historic districts and unique or landmark neighborhood features.
3.1x:6{3.5_6) - -Preserve the fabric, amenities, yards (i.e. setbacks), and overall character and i Formatted Font Bold
�e
quality of life of established neighborhoods. l,Formatted:Font:Bold
r3.7 (New! Sumiort creative stratc6cs `gin the rehahi!itation aild- adarti��e reuse of residential. Formatted:Font:Bold
— — — -- ...
commercial and indu,;trial <r,caec, !'Or_ 110usil) irulu<lin< dtiret tbilic tion an_d
intprovrment u mobile home;.
epi r3}}d 1-.�1:4ri;e}t : ; qtr y I ;,rze-n}a4ir u ri{t}tr{.rlrt+vz t €
P-\-7'iFHtt,lati< FcYc:i: ;3}t{43E';t,( Comment[jhl]:why is this under
conservation? Seems like a production.
stratew
33 Programs
�.R(3.(Q and+.(i _ ordinance that t :nut, llc2_ . Form, Font:Bold l
discourage rernm al or replacement of affoulahle housing to ith market rate hou inu. 1 Formatted:Font:(Default)Times,
`12 pt,Not Italic
(3....6._.j_._combined_with..,-1.,.�-;.nowIistetd._r is 2,.?j, - Farm:Left,Indent:Left: 0",
! First line: 0",Tabs: 0",Left+Not at
0.75'+ V+ 1.28"
a_
.. eft t r• r._ .,m,._,s•.r.l,. ....:. ., •.,.V411--}S--iteto44Ri=4--3i1-4nf1}iYeti£Ht--ii'i$lt-R-rlitrn}ClffBl _ _ _ f
Formatted:Font:Bold
lifeJeell,
itti5t4&--i�i#{1-rt`l9E'4kli6n-l':95t�
_�.?..�------�Lhen file-{;:i# pelrttits pri$ #etie eloprt3e$a#-prtajt #s 6#rtrt�#iset>.ai€erat#n#ile
1..,....:..,. :t,..:It ......,.:.-e ithe filevezEfpeF-t#T-ft:S:4i5t--d itilBlH('et#-':t'.!i1flCF:#S-�tH41--14f�Arflit�lP
lu°�.r�:�<Fl^>'�;neta�-Exiasi;>n�Sue4r_...areetasufes--€ttar--iaatitxtt�:—yrs#-prier;#y-ita
pttr-eltasitta---or--rentit g- ttew-....affordathle.._.d-well}rias...-..tfr_-}jc-.-developed._....on-site;
assistnrtet w #h relate alectsts;01 father frtlaneial-measum- i.3.3.3 Evaluitte, find where
.
_.__.
36
Pia -35
8 1 ATTACHMENT �
City of San Luis Obispo Housing Element Update 2009
)f
ho .ate-te-et;�eer-Eases:
..... ..........
3.9 3.6.4 Correct un,afe. unanitaryor ill Forma onlf .*
ull trove accessibilily Tmes,12 pt
ands energy efficiency and 'm ni-ighborhoods by collaboratinp with-_.agencies
_L_pK�j_ 1�- ---- �........................ .........4
prograrns. City will w;c State oi Fed-ral grants or.Mier
.............................. .........�7 - .......-
housing Full(k to and services ;uch as home
Uillgl S.4aie kw Federal
1-all! -Gran :
the GH51 . ......
i Formatted:Font:Bold
3.10 03.6)).3 'Y--- -Preserve the number of dwellings in the Downtown Core(C-D Zone)and the
Downtown Planning Area by c�jLiinuingtheatoptmi-
--�---------- a "no net housing loss" program
,;o that as or March 30. 2004,
Oef-Fait en,,uiv-thw wi14iili emeh are& ifie number of
dwellings removed shall not exceed the number of dwellings added.
iiI (3.6.6) Identify residential Form Font:Bold
properties-- , l- (
- and districts eligible for local, State orFederate
listing and prepare guidelines and standards to help property owners repair, if Formatted:Indent:Left: w,
rehabilitate and improve properties in a historically and architecturally sensitive Hanging: 0.75", No bullets or
numbering
manner.
i0j.1213.6.7LTo encourage,housing rehabilitation, amend the InclusionaryHousing- Font:Bold
&��vnl-ents%. Hljdfd, to allow a reduced term of affordability for rehabilitated Formatted:Indent:L e ft: 0",
units, to the extent allowed by State or Federal law, with a minimum term of three Hanging: 0.81", Nobullets or
numbering
years and in proportion to the level of City assistance.
3X(1.6.811.5—Establish a monitoring and earlywarning system to track affordable housing Formatted:Font:Bold
units at-risk-of being converted to market_rate housing. --- - -- -- -- --
3 4 New) Wor iriv -\%.ith non-profit organizations. Faith-based )iganiz, the HOLISiflt,' Formatted:Font:Bold
AwhQdtv San j.tjs Obispo. the City wijlhel_p
.................I -I........I........... ........... ..........
covin e mia-1 or industrial buildings.to exp qi�doernely low,...c i-y-low, low or moderate
. x r t
income,rental hqu�L pn ortmrjitiets. illOlLhlina mobil. honw!s.
..........
I Formatted:Font color:Red
'Goal 44 Mixed-Income Housing. -Preserve and accommodate existing and 11 new mixed-
income neighborhoods and seek to prevent neighborhoods or housing types that are
segregated by economic status.
37
Flog �31
I I ATTACHMENT ol�
City of San Luis Obispo Housing Element Update 2009
4.2._.---- Policies
(3.7._i)Within newly developed neighborhoods, housing that is affordable to various Formatted:Font.Bold
economic strata should be intermixed rather than segregated into separate enclaves.
The mix should be comparable to the relative percentages of.,xis meK ic: Gvery-
low, low, moderate and above-moderate income households in the City's quantified
objectives.
4.21(3.7-1)-",') _Include both market-rate and affordable units in apartment and residential Formatted Font:Bold
condominium projects and intermix the types of units. Affordable units should be
comparable in appearance and basic quality to market-rate units.
i)A.3 t %3)_ F.tinemelv_Ie g_and 0r ery low-income housing, such as that developed by the- ,Formatted:Font:Bold
Housing Authority of the City of San Luis Obispo or other housing providers, may Formatted:Indent:Left: 0",
be located in any zone that allows housing, and should be dispersed throughout the Hanging: 0.81", No bullets or
numbering
,
City rather than concentrated in one neighborhood or zone. In general, 23 dwellings `-nuu
should be the maximum number of ext,. v Iota or very-low-income units
developed on any one site.
}� (3.?A)In its discretionary actions, housing programs and activities, the City shale ,Formatted:Font:Bold
affirmatively further fair housing and promote equal housing opportunities for Formatted:Indent:Left: 0",
persons of all economic segments of the community. Hanging: 0.81", No bullets or
numbering
7.3- -Program
,4.+ 11 Review new development proposals for compliance with City regulations Formatted Font:Bold _-
and revise projects or establish conditions of approval as needed to implement the Formatted:Indent:Left: 0",
mixed-income policies. Not at 0. s' 81"'Tabs: 0.81",Left+
J
Goal 54-Housing Variety and Tenure. Provide variety in the location,type,size,tenure,
and style of dwellings.
1.2 Policies
#; .I P_l_Encourage the integration of appropriately scaled, special needs-t:se housing into- ;Formatted:Font:Bold
developments or neighborhoods of conventional housing. Formatted:Indent.Left: 0",
Hanging: 0.81", No bullets or
. ` �
5.2(3.9.2).= Encourage mixed-use residential/commercial projects to Include live-work numbering
Formatted:Font:Bold
and work-live units where housing._i yl, offices or other commercial uses are -
compatible.
3),,....Encourage the development of housing above ground-level retail stores and offices- Formatted Font:Bold
to provide housing opportunities close to activity centers and to use land efficiently. Formatted:Indent:Left:
Hanging: 0.81", No bullets or
numbering,Tabs:Not at 0.78"
38 .........---.---------..................................__.._._..
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S S ATTACHMENT A
City of San Luis Obispo Housing Element Update 2009
5��.9�J ?-4 --In general, housing developments of twenty (20) or more tlnits should wrmaeeed Foot:Bold
provide a variety of dwelling types,sizes or forms of tenure.
5.3 Program
5.513.1 U.t _m I-.Review new developments for compliance with City regulations and revise Formatted Font:Bold
. .......
projects or establish conditions of approval as needed to implement the housing
variety and tenure policies.
Goal 6A Housing Production. Plan for new housing to meet the full range of community
housing needs.
da.? Policies
4744 t0 _t3_11_,i).,.Consistent with the growth management portion of its Land Use Element and- ;w atted:Font:Bold —1
the availability of adequate resources, the City will plan to accommodate up to I Formatted:Bullets and Numbering
1.5892_,9"9—�Fn a rater{t�pt dwelling units between January 20011-and July
200154. Cal Poly University intends to provide up to 6903:378 housing units on
State land during the yam .p1,- c?x period. Of the,c. 62,1unit. .area pannl_rnt�; that
contain a total of 2,670 beds.
4.22-21,6.2 J_.I I.2hNew commercial developments in the Downtown Core (C-D Zone) shall Formatted:Font:Bold
include housing,unless the City makes one of the following findings: Formatted:Bullets and Numbering_ f
_.A).Housing is likely to jeopardize the health, safety or welfare of residents or Formatted:Indent:Left: 0.81",
employees; First line: 0",Numbered+Level:1+
Numbering Style:A,B,C,...+Start
til The property's shape,size,topography or other physical factor makes dwellings at:1+Alignment:Left+Aligned at:
infeasible. o"+Tab after: -0.22"+Indent at:
0.25"
-------- ---3.113) _If City services must be rationed to rev-development lir jccts, residential-.. Formatted Font:Bold
projects will be given priority over non-residential projects. As required by S13 1087, Formatted:Bullets and Numbering
�u.ing atTordab to lower income housetti?Ids gill be�iv_en-tI t_priority.
62.4,6. (3.1 1.-;i City costs of providing services to housing development will be minimized.- Formatted Font:Bold
Other than for existing housing programs encouraging housing affordable to -Formatted:Bullets and Numbering
extremely . -very-low and low income persons,the City will not make new housing
more affordable by shifting costs to existing residents.
6.5-(Nr;)SZ'hrn;old,_.purcha cd_nr rrciv eloprti fair lwhlic_nrpr i�at0._uiCS C tt}:-- root d_(rgpc,r'(ies Formatted:Fant:Bold
within the urban reserve shall-include housiii as either a freestarlding, project or pmt
of a mixed-use ckcn e opmem_
b.fi NewProperty located bohind the forn)(er County General Hospital shall be considered a- -Formatted:Font:Bold
-Special Desti4n Area" and cons-Netted Buil able for residential development,_provided Formatted Justified
hat deveiohment be limited to;i_t_ccas_.ni.d7_ave ra9•e sIQLI „caf_I_ ss than 20 oerceiai.
-- 39
ATTACHMENT a
City of San Luis Obispo Housing Element Update 2009
that aoomximately one-half of the total site area be dedicated for often space and:or
nmblic_use, and the public eater Lank is replaced as_a_conditiun of development
,! that the fi3t: .,e,. S n e L...:7.�:.. M .,it., t 9.ened-aFtd
1ppl Ql al. ._.__�.cr`.n ric. TT
made available t;3r oublie ar mi use.
G.7_(\c v,� Supp�tt tli_recicvcll mint of cxc puhhc and o k ilc utilitv nropertius +o! houtitn . , Formatted:Font:Bold
lvhere appropriately located and consistent with the G.nctai_Plan_ 'Formatted:Indent:Left: o",
`Hanging: 0J5"
Formatted:Justified
J
64—Programs
6.x.12 I}3-)-- %laintain_AHiend the General Plan and Residential Growth Management Formatted:Font:Bold
Regulations (SLOMC 17.88) exernpri%,t new housing in the
Downtown Core (C-D zone), and new housing in other zones that is enforceably
restricted for emi-emel -kn%.. very low-, low- and moderate income households,
pursuant to the Affordable Housing Standards. In expansion areas, the overall
number of units built must conform to the city-approved phasing plan.
Amend the Zoning Regulations and—Parking ;Xc,,,- and Manage}Want Plan to- Formatbed:Font:Bold
allow flexible parking regulations for housing development, especially in the Formatted:Indent:Left: 0", 1
Downtown Core (C-D Zone), including the posstblhtmesy of f1c'aibl L,,e._ot eity Hanging: 0.75", Ni J
- - �numbering
arl king_ fi;tlit ., Downtomi r sldents. ltiher_e,.apProp_rtuc and reduced or no
Formatted Font.Not Bold
parking requirements where appropriate guarantees limit occupancies to persons „. --
---- -- -
without motor vehicles or who provide proof of reserved, off-site parking.Such Formatted Font.Not Bold
delclopinegb' -1 be�,hiect to tcyuiren1 ntS h_r_p,ul.m�Lie f, 5-uSe htnttaLions_ind Formatted Font Not Bold
e i i Fore rttent pro i,lti. i Formatted Font Not Bold
_ ....... ... . . ....,..
IO 3.12,3? Provide incentives to encourage additional housing in the Downtown Core (C-D" Formatted:Font:Bold
Zone), particularly in mixed-use developments. Incentives may include flexible Formatted:Indent:Left o
density, use, height, org provisions,p arkin isifee reductions, and streamlined Hanging: 0.81", No bullets or
numbering,Tabs:Not at 3.52"
development review and permit processing. - " - "-
jPmgmm ;1 A d._lnied._and.-folds d_int_o... .,12..2).
fi,]�3.1Z.*) and 3.110-enmbinec� Soe�ific plan`for the Orcutt Expansion Area and arty nets Formatted Font: 12 pt
—� _ -.
�At2tefmd-F:C'-�3f1'iii3t'-A Iftii'£ia�C'ti7Cm7t-j3f<:1g ,lt}i--SET-f3rf7niE)tE'--hOt+ ir# -mtt-Elie"-[XE W'fAeki -R' FFormatbed Indent:Left: 081", No
„;, ,:�. }„ s�,,,,.„;,,,,„ i bullets or numbering,Tabs: 0.81",
c"rc-(C”r'-`-:v"c�--bY�BIlPi1-tn�`-t-�eh-rv-cc�c-�'rr"%-jk'r'sr`rz-`z"-,"n:rc�-vv-=-=c:°r`rc`P"" Left+Not at 0"+ 3.52"
reg;idem-lvliere-apryr°epr-i�tte-`xlas�-H::e-iiray.-ittcl�l�-fcajuirerrcal�t�;-€nm=-parr^�, n;e ` ------
fz'e':-tfSe-1'HriitaFif;}i4i2}�'[-e{}f()rcefir}i'}lE-I?rE)4'ititF)ti5.:......................_
v,• ,
_ eii ..„ted r•....,....:... Fe..s shall inn " .,...,P-.pnately -. „e�,.' - F._rmatted: ndent•Left: 81. No
....0.
; }.^ o. � o ...FO I
land ta nieet the i it- �,,.,..! i,.,,ty-iit _rtezFj,-.#i1p-tiff,;e.}}ice,-a$.fE}g�atb!.�,--;�,=�l=„r bullets or numbering,Tabs: 0.61,
c' o Left+Not at 0.22"+ 3.52"
alae}-lain--irfecalfie--4;< +elic ld -iricltrditi 13 ai d R 1 erttr o.- -flae4�}>larr4 slirtll
ittr:•,ns-sit�r�ifiBlile-fctr-strini<lifacl-relita}-li<x+.irtp eritii til#ertiial�le�--tetit;�l-aEid-aatier-
40
0 S
ATTACHMENT a
City of San Luis Obispo Housing Element Update 2009
9tiE'41'kNE''t�l-'t213}t+-1Ht1}-:i}£c 4-4lfifl'I'1-..ISC�-t}'}}ELii}�LCEl'-�j+-L'EIi'3ti-iii-`i�r"43EN}l<aEif�{ti...t�(-.fi'l?i�kf'1-4£'rE2
{i,>}Ir inp-�nf ,#a I orf{'i'Etae'tEHY}'11�:....aUnTpet'}I>E .with Illy H�'Lt?1�13N'Lk1E et;,
Formatted:Font:Not Italic��
fr3fi Spee'''' an}-eapansio_i_<Frea identified_sftail_inc!ude 12.3 and R-a zoned
land to _e_nsureh ' -i,-Hate-sufficient land is desiunited areas-at appropriate
densities to accommodate the dovelo nnient �f_e.xir m tµ.._low. verv-llow and iota
incon5c,t)rpes-e in
thik, F;e,?ri=n+. izental hC'lsinu' _
I hese Mans shall Ln 1€�dt ,loss suit nblt fac_>ubsid re
subsidized-
and affordablo rental and owner-occupied dtvciflr s and (_program, to �u port the 11 Formatted Fant Bold
con<tr'uction of dwellinLs rather than n -vrnent of n-lieu hous}nL fee,;. Such sites I Forrnalbed•Font.(Default)Times,
shall be inteerated within net<hb)riin ds-j ,.market-rate._.housing and shall be 12 pt Not Italic y l
architecturally coinvatible with the per<=hhnrhooc[ khc, . Faris wi}{ +ix 4Edz �^^ Font.(DefautgImes, I
--' ---- 112 pt,Not Italic
_.,_.....�J
p Fa 11 tet,M rtti �tl�c{able tl3vell ii ,ati tz*ifF) tvi{}{�e(3 f daeetJ. _mb
—.a ' 'fit .
,Formatted.Numbered+Level:1+
Numbering Style:A,B,C,...+Start
6.12(=.12.7)--7, CCnsults GCTICIal_..,_.-Nan-,-i IlCtIdlnorlts_.._10 rcL(rrts- crnnlp4} tai, ,' at:1+Alignment:Left+Aligned at:
0.81"+Tab after: 1.06"+Indent
manufacturing or public facility infill or mixed use at: 1.06"
hnusin vnc�re land dev6k) vent jaLern� ait rn,7 apnea valid and where impact to
._-.- x._ 1 _� ... � Formatted:Font:(Default)Times,
1,iu'-Dcmi(4 Residential area, Is uHnrinal, For r ample, areas to he con>ideied t"'r 12 pt,Not Italic
y
possible rezoning include, but Lrs_not limited to the tollgti_ing,itcs,Lshutv_n_ui.._Figure Formatted:Font:(Default) rimes,
— 12.pt,Not Italic
(I Formatted Indem:Left 0 81", No
bullets or numbering
A 1642.Johnron Avenue.. l_._.. _ �11
Formatted.Font:(Default)Times,
B._.Ponions of SouthBroad Street (',)rridor and Lrttic lud'iit_-ar 12 pt,Not talc J
C 1449 San Luis Drk,C (rezone vacant and underutilized School District prop.;rtv} �Formatted:Numbered+Level:1+
D_"4325 5nuth Hi2ucr;Street(}tier P ti,R_Ii. Vard� Numbering Style:A,B,C,...+Start
E. 4353 Vachcl l Lanc(4 ehICIe 510f a<_=ei at:4+Alignment:Left+Aligned at:
-- 0.81"+Tab after: 1.06"+Indent
F. ( South Strcct (h•IcCariliv_,:1_anl....a.11.1d Steel) at: 1.06"
G. 173 Buckley(Avila Ranch) Formatted:Font:(Default)Times
H. 2143 Johnson Avenue New Roman, 12 pt,Not ttanc
I. 3710 Broad Street Formatted:Font:(Default)Times
NewRoman 12 pt
J. 468 Westmont
K. 2500 Block of Boulevard Del Campo Sinsheimer Park` Formatted:Font:(Default)rimes
P � 4 New Roman,12 pt,Italic
Hrtini�€aeEuriit�<�r' iu1h}+e'=aeiJit� t )riesmes
i Formatted:Font:(Default)Ti
C=oi�sidaL-awtenc#rr+ants-te-fhe-C;erieial-'f'-Ia}i�air<�rte-��Ii+rrtc'ie+el; _
t'E)HcE�-Etfc'3�--fPFFc'JiflCti{'4BI-Et.SC,tE}jTFt=S}?r)ttl+kt`112f-EtetiS'l4V-if+1}�l-ETF}}Ti-X-ed-k}Sc'�nP#3ii'Na I New Roman,12 pt
Ito land dk)^^.•,it �al,&-ai�e-iaLt +o Lem, Formatted:Indent:Left: 0.81",
Ian.iiV�tr-mc„t,'zt'�3t28�-+ti--r}H}ti}ltz�'I.— I�Eir-PK-ail}j3IP:i!}'i'z'3� Fd--llP--(-;Hfii!,kcldrdElr First line: 0",Numbered+Level:1+
Numbering Style:A,B,C,...+Start
I?fi-'.rte?{@--- '..0n-i '_c-inclu_de, but..die 111?t khe fEllR)k);`irig ii$E.'ti-{-ylTcSiti-ti-i11 4'fi.tfe" at:4+Alignment:Left+Aligned at:
}
0.81"+Tab after: 1.06"+Indent
at 1.06"
z-^^� << Formatted:Font:(Default)Times
t? 1� ircftFFtf{E;F `- . UNew Roman,12 pt,Not Italic
I7)�' i-II oma;T-eaiq de-F.4- m,e',rR-ki fana-�"`ti'veniit-anfH I�6C*-R-t)ad {Formatted.Indent:Left: 0.81",
i Hanging: 0.19,Numbered+Level:
j1+Numbering Style:a,b,c,...+
d}1ke t�ide+.>l oil-+rti�t<�ett# 6atitn Ear}'{>-#{{;}?i'katrk9d anfl- 'rl€ i�'- taV I Start at:1+Alignment:Left+
Aligned at: 0"+Tab after: 0.25"+
Indentat: 0.25",Tabs:Not at 0.25"
41 ..---..........-....................................
eff0-? 3
ATTACHMENT
City of San Luis Obispo Housing Element Update 2009
0 16 sell N-en, e id , 199c.,r at >1ri+e{ra ene-,ori w�ti af+derbRiliz'ed
x=llec�l-dist riL t-l:�opart�}
i 6.131�8),Continue to sSupport thz FetPena}_e;#tart fa-esFtbl� lr r , ,.. ;Formatted:tont:sold
_....
.,, F.
. n,.,,,.t, n ,,...,n n,.:ae .tea:nn.va Formatted:Indent:Left: 0",
a
l,.�n than ,1:..,,«.: : :.,.. Ff n.in e Mt6...,n,.... k..mf a ,,.tsSLO Hanging: 0.75", No bullets or
revenue saute father existing n , : numbering,Tabs: 0.75",Left+
County Housine Trust fund's efforts to provide below-market.financine and technical 0.81",Left+Not at I"
assistance to affordable housing developers as a way toyincrease affordable housing
production in the City of San Luis Obisp .
Musing develepilnent in the .X1.
���.
...
4).14 (3.12.9) PrioritizoSalaexte City efforts to encourage residential development by focusing as- , . Formatted Font Bold
1ntidi--on infill development and densification within City Limifs.and desienated Formatted:Indent:Left: o",
expansion areas over netit a vel annexation of new residential land. Hanging: 0.75 No bullets or
- ,. numbering,Tabs: 0.75",Left+Not
at 1"
6.17(yeky to r.'.r'cmrntG-itfFtitiF!i1:4#ElE?E�'�EH dti-ii. II'iFtl�llticf 1_EIE434F{,�z311U4VeS�...FH FT}t:�t�E{_1i'._+N
pfo+ 04s—itt—tlae—�:ti<>llberlA".). Offlee 4(),) and Downtown
>n�ttl FE= eva4uale-a1.k+kv4nf;:_ttp l72 lrt3+h ozF
.....� 7 2"F . .. :n i ! it + •L...
�n
ill the ('\' and (l ., fre'r.-r �rr,re",-Sm—ra-['c�t;r-n7r-c-r,�rejmr_Rtir±c
utfa�reHt-tleH�;itY-a_Ilt�vetl-itrtl3zse-a�t� ,;, ,__/ . ._. ---
1 i �.
4844ewy-- a!&lie W-inti:llerk++Tia F:?e{tty2-; Formatted:Centered
n t gaH4i+r r�ret4uc s. oil .fit k ttxl ean+tteti-Ll{<r ? +n+rtwnr
. ...-..
ntt+nbena k{1 aLliFau.-en eae le awl }aE i �z DSII✓aH ►Zt�a -:1'_ ardss<pkat +}e-wlteH
etl3er�rre tierty�#�eft +ltc jt standards stl2!j es aak-int iaieht}unit ...and.setbaekci-eati..be+net.
� t
�y
42
PP2 '14Y
City of San Luis Obispo Housing Element Update 2009
Figure 1
Areas to be Considered for Possible Rezoning
�' ,^•u, 9 . ' .. '' .:aye. S .
r
C d
}' A —
- _--�-• -
" F K
B r
t" 4
NLegend
Pmub:o R.-I. Areas I D �J -•.
E� - f,
e
- 'F ormatted:Font:Bold
+��. -.�(�.12.1t1�_Seek opportunities with other public agencies and public utilities to Identify;
assemble, develop, redevelop and recycle surplus land for housing, and to convert Formatted:Indent:Left: 0",
Hanging: 0.81", No bullets or
vacant or underutilized public,utility or institutional buildings to housing. 1 numbering,Tabs: 4.75',Left
-- Formatted:Indent:Left: 0",
Hanging: 0.75", No bullets or
,_numbering
43
i
PNa -4S
ATTACHMENT
City of San Luis Obispo Housing Element Update 2009
40f).16(3.12.1 1) Develop multi-family housing. design standards to promote innovative, Formatted:Font:Bold
attractive, and well-integrated higher-density housing. Developments that meet these
standards shall be eligible for a streamlined level of planning and development
review. Developments that include a significant commitment to affordable housing
may also be eligible to receive density bonuses, parking reductions and other
development incentives, including City financial assistance.
it}6.1$x.121__'1 Financially assist in the development of 90--+iterownership or rental units- Formatted:Font:Bold J
affordable to cYucmely lot+. very-low, low- oratlti moderate income households Formatted:Indent:Left: 0",
during the planning Period using State,Federal and local funding sources. Hanging: 0.75", No bullets or
numbering,Tabs: 0.75",Left+Not
�at 0.83"
,-)6,19(3.12.1 3) Actively seek new revenue sources, including State, Federal and private/non i Formatted:Font:Bold
profit sources, and financing mechanisms to assist affordable housing developmentrFormatted:Indent•.Left: 0", 1
and first-time homebuyer assistance programs.
! Hanging: 0.81", No bullets or J
numbering
r.. ---- -
§.20_(3.12. 1 [-Mjate the Cotnmunity Des�n <ruideltnt.�...and aniend_51.!)MC.,_( h tptcr_.2 48 to , _ I Formatted:Font:Bold
cxc:)n x the comttu�t_ion rclocattt'll tel)a-bthtalion o1 remodclirw olup to 4 dw llirws Formatted:Font:(Default)Times,
ofu. to 12.00 �euucfecl .cachtrom lrehiieenialRe ic�v.Commissionre utt:. Nck31, I1zpt,Notttalie
�n L..' . - - — —
multi-unit housillL tnav be allowed with '•%Minor or incidental" or staff level
architectural review,_unlesstil dtt_il nes are to aicd tl±l__a jensitnc or his1,06c_il_ly
,ensitit e site.
hML'ram 3.12.1 i deleted and iiddic ,,ed 131 ncN% ro)crani A.261 Formatted:Font:12 t
1crT.i'Exeinpi flee-tong rwi1 d*it; t•ci:i2rrii:==ij-1#'hR •••• ••'•••"•m"m:•§ -� }H-� .
s-e,r-r�,.,a�,,, t{-t ti--Et�)tH^� Formatted Font:Bold
Ili}ell+tic-��#--u}�-tEr 88-ec#umtr €eec-�sssse#e-#trcxrrl-:lrclliteett a.1 ._-Revieir 1 Formatted:Indent:Left: 0", -
ElarnttltStiiflif--I'e�vtei5:-.�eW-fllBlei-tltfit-liAtlStl§ -l3ftt lae--ftllfaN''efl-iVttlt-t'-�'13314aF--.of• Hanging: 0.81", No bullets or
numbering
�eei�eets�'-'�rsEnr',r�:�;--=rlefti€eeHaral-re+ierrtttlless-tllt�-tiscc:llfilgs._ai•t lutea#d
ere-a-se•ltsitive-6F-h is •.n=c-,=lmr'.•--"s:90:i. xttt-sFte.
(r 1 . ke ftttfi�tn 1�eaulattistts-eta irxH e:Ise resi�#eatiatl tlettsity li}t3ifs Formatted:Font:Bold
in the Do-AMewit Core (C
'S*rfe}.� .I Formatted:Indent:Left: 0",
Hanging: 0.81", No bullets or
6.213.E(3.12.106 Assist in the production of long-term affordable housing by identifying
t numbering
vacant or underutilized City-owned property suitable for housing,and dedicate public
property,where feasible and appropriate,for such purposes.
6.22- NewConnnunity_I)cu_elopinent staffm,iII prepare"pro-erl DfOfiles_CleScrihii—City- Formatted:Font:Bold
I..........- -----..._.._......._....-_..._.
otaned Dropertie.,suitable for housing it) tacilitate public orprivate development,and
mala tht,_infonnati�n-puhlicit
available.
atn00,the Crenci;al Plan,to,designate the 46 teles associated-fit idi-the former Formatted:Font:Bold
Counts Get al lkist�ual as�_'Spectal_De gn-Area",: niece le for hr>u in.;...
44
{�Na ,fib
ATTACHMENT"
City of San Luis Obispo Housing Element Update 2009
development on areas of the site of les; than 20 percent averatc slope.and that open
Space dedication and public improvements are by the de:ejopc_r tE;.man oPthe proiect.
6.2�LCNI t;'Vdate the alTordable Hou;ing htcentivec(Chapter 17 90_ and/unites T atted:mFont Bold
Revulation; to ensure density bonus ineenhves_Jre con istety with Stile Law. Formatted:No underline
ti.25 iNew) Evaluate and consider incrcasin,ttt_e residential densis allowyed in Formatted Font Bold
t1e�cin me it i)tolects in the NeigltborhoodCommercial CN.Z_Office_(C) and
Do%k Commerciat�CD) zontne di.stnct, I he Citv_xill evalu_ite allk)c'tt� u1p to,
_. ---- 11111.1111.1-1.-
24 units per acre in the CN„and O zone=,_and.up.-to 7? units per—acre in the_C f.)zone.
twice the current density allowed in these areas.
...................................._......-................_..._..........._
0.26 NevSj____Fwiluate how underlvtns lot patterns in the City's tnulti-family zones impact Formatted:Font:Bold
..................._.__....._........................................
—
the Citv's ability tip meet housioL111odttct_ion�olicie&11'an,.i,ai pact isttbund, consider
allot ing a minintum number of d%vellins on each lest al pot to th 'K-p R-3,.and RA
zones, retatdiess of lot size when other pro x} ,rtr, de_+.-elupment standards, such_t.
Parkin. Iteieht limits and setbacks can be met.
I Formatted:Font:Bold
6.27(New) To help meet the Quantified 0bjcctiv_cS.._th _(_ity,...N+illStwo rt,residential_infill.
development wid promote hither residential density vv here_tpuopriate.
6.28(New) Consider chances to the Secondary Dwelling tti)it fSDU)) Ordinance. includine 1 Formatted:Font:Bold
possible incentives such as -SDU desi<<n templates. 11etible deti_clooment standards,
fee reductions or deterral& or other measures to encourage the consnuction of SDI is
where al lop;'ed by zonint.
,(L2!1 iNnyj _.._..i:valuate and-convtdc 11,adopti;.suhtliv i,tttn.._and ot,dinance Change, to s_uppo„tt _ � Formatted:Font:Bold
small lot subdni ism tiunertihtphuns{Etlox COrirt lttirin.prttint__ydinnnatinz�_Elieone
acre minimum lot arca Por PD overly zoning. and other alternatives to conventional
subdivision desiLn.
Goal 74 Neighborhood Quality. Maintain, preserve and enhance the quality of
neighborhoods, encourage neighborhood stability, and improve neighborhood
appearance and function.
73 Policies
+17.1 (.i.13.I j... _..._.-Within established neighborhoods, new residential development shall be of a• , Formatted: Bold
character, size, density and quality that preserves the neighborhood character and Formatted:Indent:tett: o^,
maintains the quality of life for existing and future residents. nu hie ng.et No bullets or
._ ... ..........-. ...__ Formatted:Font:Bold
45
ATTACHMENT
City of San Luis Obispo Housing Element Update 2009
iii)7.2 Q.13.2j_Higher density housing should maintain high quality standards for unit, . Formatted:Indent:Left: 0
design, privacy, security, on-site amenities, and public and private open space. Such Hanging: 0.759,space Before: tz
apt, No bullets or numbering_
standards should be flexible enough to allow innovative design solutions in special
circumstances, e.g. in developing mixed-use developments or in housing in the
Downtown Core.
7.� 13) � g.3—Within established neighborhoods, g housin should not be located on sites Formatted:Font:Bold
—
-3. -- -------------- ---- - -- ... - -- - ---- - -- --- -....._.
designated in the General Plan for parks or open space.
....... --
72A(3.11.4)——Within expansion areas,new residential development should be integral .. I Formatted "Font:Bold
-- - ._ . integral
of an existing neighborhood or should establish a new neighborhood, with
pedestrian and bicycle linkages that provide direct, convenient and safe access to
adjacent neighborhoods,schools and shopping areas.
i
7i!5(3.13.5) The_ creation of walled-off residential enclaves, or of separate, I,Formatted:Font:Bold I
- .._... -
unconnected tracts, is discouraged because physical separations prevent the formation
of safe,walkable,and enjoyable neighborhoods.
i47.6(3.13.6) Housing shall be sited to enhance safety a o g neighborhood streets and in--:,-.,- d Formatted:Font:Bold
other public and semi-public areas. \ "Formatted:Indent:Left: 0
Hanging: 0.78", No bullets or
numbering
i+17.7(3.13.') The physical designs of neighborhoods and dwellings should promote^ l
� Formatted:Font:Bold
walking and bicycling,and should preserve open spaces and views. ��
Formatted:Indent:Left: 0
\ Hanging: 0.78", No bullets or
numbering
7:3--------Programs \ \
<
i-17.8(3.14:11 Implement vred strategies to -ensure residents are aware of and able to^-,.,. (Formatted:Font:Bold
-- .... ..- -"---. .___.__.... ......__.._ . . .........- --
participate in planning decisions affecting their neighborhoods early in the planning Formatted:Indent:Left: 0",
piOCeSS. `� \%
Hang-Ing: 0.75', No bullets or
numbering
J
ii17.9(3.14.2 Identify.specific neighborhood needs, problems, trends and opportunities for• _ Fonnatbed:Font.:Bold
._.. -- -m�
improvements. Work directly with neighborhood groups and individuals to address -"-F".ormatted*rodent:Left: 0°,
Hanging: 0.75", No bullets or
concerns. Hanging:
Tabs: 0.88",Left
iii)7.10 (3.14.3) Help fund neighborhood improvements, "including sidewalks,.traffic.calming _,:- .I Formatted:Font:Bold
devices, crosswalks, parkways, street trees and street lighting to improve aesthetics, Formatted:Indent:Left: o
safety and accessibility. Hanging: 0.75", No bullets or
numbering
7.11 (3.14.1)�: �-Continue_to develop_ and implement neighborhood parking strategies,- ... - Formatted:Font:Bold
including parking districts, to address the lack of on- and off-street parking in
residential areas.
Goal 84 Special Housing Needs. Encourage the creation and maintenance of housing for
46
Nag
ATTACHMENT --Z
City of San Luis Obispo Housing Element Update 2009
those with special housing needs.
M,--Policies
A.14 (3.15 1)—Encourage housing development that meets a, .,variety of special needs, Formatted:Font:Bold
including large families, single parents, disabled persons, the elderly, students, the
homeless,or those seeking congregate care,group housing,single-room occupancy or
co-housing accommodations,utilizing universal design,
i48.2 (3.1 5.'_) Preserve manufactured housing parks and support-changes in this form of tenure-- Formatted:Font:Bold
only if such changes provide residents with greati i long-term security or comparable
Formatted:Indent:Left: 0',
housing in terms of quality,cost,and livability. Hanging:
0.81", No bullets or
nuering
1+8.313.15..3) Encourage manufactured homes in Expansion Areas by: Formatted:Font:Bold
Formatted: Nobullets or
_0...1.y consider,ad1o.w.....n..........n...ew.....s...p.e...Q...i..r.i.c/plans, ncllde'
numbering
policies that support owner-occupied manufactured horric Formatted:Bullets and Numbering
with amenities such as
greenbelts, recreation ficilifies,and shopping services within a master planned
community setting. Such parks-'could be specifically designed to help address
the needs of those with mobility and transportation limitations.
d parking, idelines that allow for relatively-- Formatted:Bullets and
1+113) Establish lot sizes, setback,", guidelines Numbering
dense placement of manu6ctured homes within the master pinned
neighborhood.
OQ Locate manufactured home prks near public transit facilities or provide--. Formatted:Indent:Left: 0.78",
1�1Hanging: 0.22",Tabs: 1,
"--public'transportation services to the manufactured home parks to minimize the
i Not at 0.78"+ 1"+ 1.28"Left+
need for,residents to own automobiles. and Numbering
1 Formatted:Bullets
X/
r
Fi!)A.4-i3,.15�4L—Encourage'.CaI Poly University to_continue t-ontinue to develop on-campus student- Formatted:Font:Bold
housing to meet;existing and future needs and to lessen pressure on City housing
Formatted:Indent:Left:f 0,
Hanging: 0.75", No bullets or
s
u0ply and transportation systems.
number ng
Formatted:Font:Bold
-8.5(3.15.5) Streiteifien the role of on-campus housing b encoura ing Cal Poly University
Formatted:Indent:Left: 0",
to require e'ntiening freshmen students to live on campus during their first ye
ar.
Hanging: 0.75", No bullets or
numbering,Tabs: 0.81",Left+Not
Locate fraternities and sororities on the Cal Poly_University campus. Untilat 1"
-
Formatted:Font:Bold
that is possible, they should be located in Medium-High and High Density residential Formatted:Indent:Left: 0",
zones near the campus.
Hanging: 0.75", No bullets or
numbering
Formatted:Font:Bold
..................
7J—Encourage Cal Poly Universityto develop xnd. nuintain..faculty and staff-,
a
housing, iuc4id+ si, ,wd-144�
1 Formatted:Indent:Left: 0",
and consistent with the General Plan i Hanging: 0.81", No bullets or
numbering
.............................................I...............................
47
ATTACHMENT o-k
City of San Luis Obispo Housing Element Update 2009
Ut College )1i c rn 1; lmw,dei ted
-T41e0iifa!!e cAlesta Gelle-gp to exploie (.,ppt3fh�, it+-� -Aar'cH� 14 ihe Formatted:Indent:Left:
1 Hanging: 0.81", No bullets
't numbering
...........................
8 (3.15.9) D i,,pork o sZec i a I n c cds Irons. fa c i 1i i i c t h ro u�h 0 Ll t t 11 C C i i V Ik11ert_pLll,lx..tra I I I an I (Formatbed:_Font:Bold
,coninnercial ice-,;-,Ire�nailabfe, rath-or plan-c-o-nceiitriitir---Ii ctn-ijI one di trio t Form Font:12 pt,Not Bold
ir Formatted:Font:12 pt
Formatted:Font:12 pt
"T
Formatted:Font:Bold
.S.9 (Ncia) Supp rt continued efrorti, to implement the "'I cc Paih i k Luis Obispo
-....................... -................. Formatted:Indent:Left: 0",
COUrItV'S W Teat Plan to Fnd Chronic Hornelessnes,; Hanging: 0.81", No bullets or
numbering,Tabs: 0.81",Left+Not
at I"
-8.1 Qs\ �que a variet Y o 1*ho u.� ypes i ha t accom ni(it iate persoM, W iti, iti CS all d f
.................. Formatted:Font:12 pt
Lldill"a Loal of"Visitabili %;" in nc.w rc.�ideritial units. Form
...............-----------........"',...........-1-1-............................................................... (Formatted:No underline
with an elppha�is on firq-floor accei;.�ibilitv to the maxitnual exwnt feasible.
No underline
Formatted:
8.1 Programs f Formatted:Font:Not Bold,No
`underline
i Formatted.Font:12 pt,Not Bold,
funding allows, support local and regional solutions to meeting the No underline
needs of the homeless and continue to support,jointly with other agencies, sheltersForm Font:Not Bold,No
for the homeless and for displaced women and children. 1-underline ...............--J
Formatted:Font:12 pt
.......................
,8.12(3.16.2)-3---Continue the mobile home rent stabilization program to minimize FormaMed:Font:Bold
increases in the cost of mobile home park rents. Formatted:Font:Bold
8.13(3.16-4 Identify sites in specified expansion areas suitable for tenant-owned Formatted:Font:Bold-
mobile-home parks, cooperative or limited equity housing, manufactured housing,
self-help housing,or other types of housing that meet special needs.
8J_4 13-4 -----3.16.4 _,gUvocate d�k. ](!11 mig ripoce non-dormitory Itou ing and Formatted.Font.Bold
ret- Formatted:Font:12 pt Not Bold
....................
de,,rejep, 80H d!.. 4 11 ,si,, V1.1 fl�- Formatted:Font:12 t
................ � 1-1-� - 'J
Formatted:Font: 12 pt
au-nie t&4t;3fdal34e-
8.15 16.5)3:�--Work with Cal Poly University Administration to secure designation of Formatted:Font:..
........
on-campus fratemity/sorority living groups.
13.8.16 (3.16.6) Jointly develop and adopt a student housing plan-and "good neighbor pTogram-N {Formatted:Font:Bold
with Cal Poly University, Cuesta College and City residents. The program would Formatted:Indent:Left:
seek to improve communication and cooperation between the City and the schools Hanging: 0.75", Nc
bullets or 1
numbering
set on- campus student housing objectives and establish clear, effective standards for .............-
48
PM d-—150
�
ATTACHMENT a
City of San Luis Obispo Housing Element Update 2009
student housing in residential neighborhoods.
8.17 (3.1 b.7) Provide public educational information at the C=itvLs-Community Development- Formatted:Font:Bold -�
Department public counter on universal design concepts in new construction. Formatted:Indent:Left: o
Hanging: 0.75', No bullets or
numbed
8.18 (New) Solicit ini?ut en the z,)niM-' ordinance }rill isions for hi)meless shelters frutn_s_ervi_cc Formatted:int:Bold
agencies. that work with eetnmiebv_lo�t mccnrns_Pci�ons ard...-ilzc homes, k,r
}x,{ran. lannli�,. at-risk of hon ictisttt , -.SLICh,. a, 1 c... l ,enc,tli E t)pli(Irtun t)
{' ri Luis
C_otnnit,;u�n k l?Cur-__tht De})arunent �li:._1-1-Social Stnt�,c� t_,,..Ih. County of Sa...
Obispo. and the Leadership Council flor the 11) Year Pilin to Fnd Chronic
Homelessness.
8.19(New) Within one year of Housin,- F lenient <tdo flans uNate the dunmt_ Ordinance to Fom+atted:Font:Bold,No underline
identify a one c}i zi>nc< to pct mit ernergericy Shelters by n<]tt L:)n,tat fit with SB2, Formatted:No underline
I)C�CIOp Ot)Jletive standud� ,wij.}i-_input, (rota_..._`e1\ c eem,ics. R) rCgtda(e (he, Formatted:Font: 12 pt
follotil-n. tis permitted undi_r 5132 including: 4Formatted:Font: 12 pt
4) The nla\ilnUn ntunber of beds persons permitted: Formatted:Bullets and Numbering
B) Parkins;based on demonstrated need but that.-does_n t.._erceeel.
Ct parkin ,requirements for other use`; in the� nic„zone: Formatked:Indent:Left: 0.75”
---.................... -----
Di the size:location of exterior and intcriorr onsite_waiti�and slier;,intake areas: Formatted:Font:Bold,No underline
E) 'I he provision of Onsite managlnietit: r Formatted:No underline
F) the proximity of other emelt enC}.,`hetters,..,;orov ided_that_eriergency shelters are � Formatted:Font:12 pt,No
nut r�guintd to be moie titan +QO.fe a}i,irt: runderline
G2.. Hie J wiI of std= Formatted:Font:12 pt
in lighting:and Formatted:Font:12 pt
I) Secuntv durill«hours that the c menzenc}shelter is m_g}operation. Formatted:Font:Bold
Formatted:Indent:Left: 0",
8.20. (Nem')Transitional HOust &and Sunnortite HOu,�in�,*:_Continue to allow theestablishment ', Hanging: 0.75", No bullets or
of transitional and suotxive housing that function residential uses in numbering,Tabs:Not at 1"residential `
- 4 Formatted:Font:12 pt
zone_consistent with similar,re�ide ntial_uses. '
Formatted:Font:12 pt
8.21 Netiy clenuty r�)erties_{l nd•_r tail or cc�min.reial.,_s ice n}crtcIS'.'q�<teniicnt5 h0I *n' :• Formatted Font Bold
.__f— _�.._:. L— a
units,mobile-honte_Fall.$) that canbc }cg1tirel,.ndcorust,ledtoftTardnble.permanent Formatted:Font:12 pt
housing and nnanent su})porting u
ho ;im, Cor lunneluss persons and families„ Formatted:Font:12 pt
Formatted:Font:12 pt
X8.22(New)Update the Community Design Guidelines code to include universal access standards_,-,, Formatted:Font:12 pt
;uch as al-grade,threshold entre- for around Iluor d�+elhngs�ccessible-e�t nor path of . I: Fo�rmattea:Fant: 12 pt
travel .j.ce„tble interior path of travel six ,round floor dwcfl,ncs (aider hall,laes Formatted:Font:12 pt
and doorvays), ilii accessible common rornn (in addition to, kitchen). an accessible Formatted:Font:12 pt
half,or full hatlnRq > on the_<rroLit Ilona, `Formatted:Font:12 pt
Formatted:Font:12 pt
,8.23 (New) Consult with service a-encies_that_-work_ith the disabled and draft and ado t a � Fo��:Font:l2pt
)t rgi ram addressing reasonahl_accgmmodation to land use and zimin<_r decisions and Formatted,Font:Bold
1 Formatted:Font:12 pt
49
P>tia-Sr
i
ATTACHMENT a
City of San Luis Obispo Housing Element Update 2009
nrmedures regulating the sitingtundin7 developincnt and use of housing for hersotis
with disabilities.
Goal 9 .1 Sustainable Housing, Site, and Neighborhood Design. As part of its
overall commitment to im ro is._...quality of life for its citizens: and to maintaining
environmental quality, the City encourages housing that is resource-conserving, healthful,
economical to live in, environmentally benign, and recyclable when demolished. Sustainible or
preen" housing DTokrains help reduce die hie crt,,.l. costs (i: h(,,Ch__l�<R'3H-._bon (�1 tiers or
..... ... _.._
renters Utilities costs an ext,�:.itdin�thrit1tousing_budgej,s. �Tatet:�c,m_.tic initial eo�t, ofg€�rtt
U
' tist(teni,cI ec, over time_ In _tlEil,l_tr cost
Construction r...... or tntprovunvit, oftcq t� tol
Savin<xs.
g_.. ...... .__.....__"_Policies
�91A(3 I_ _a.l. Residential developments should _promote sustainability in-'their design, Formatted:font:Bold
. .. ...........
placement, and use: Sustainability can be promoted through a variety of housing
strategies,including the following:
Aa).. -Maximize use of renewable, 'recycled-content, and recycled materials, and
minimize use of building materials that require high levels of energy to produce or
that cause significant,adverse environmental,impacts.
bl`l Incorporate renewable energy features into new homes,including passive solar
design,solar hot water,solar power;and.natural ventilation and cooling.
Ce)Minimize thermal island effects through reduction of heat-absorbing pavement
_and-increased tree shading,
SSC ] .,Avoid building materials'that may contribute to health problems through Formatted:Indent:Left: 0.78",
`� asses or Hanging: 0.16",Numbered+Level:
of
the release lass fibers into indoor air.
g g. t+Numbering Style:A,B,C,...+
` 2jL•) Design,dwellings:for quiet,indoors and out,for both the mental and Start at:i+Argument:Lett+
Aligned at: 0.78"+Tab after:.0.56"
,physical health of residents. +Indent at: 1.03^
1=f)Design dwellings economical to live in because of reduced utility bills, low cost " ....."" ....."
maintenance aid`operation,and improved occupant health. Formatted:Indent:Left: 0.75",
Qg)Use construction materials and methods that maximize the recyclability of a ; Hanging: 0.19",Numbered+Level:
2+Numbering Style:A,B,C,...+
building's parts. Start at:8+Alignment:Left+
}}H)................_.. 'Educate public,staff,and builders to the advantages and approaches to Aligned at: 1.31"+Tab after: 1.56"
+Indent at 156',Tabs:Not at
sustainable design,and thereby develop consumer demand for sustainable housing.
1.56"
--�
,jI) City will consider adopting a sustainable development rating system,such Formatted Font:Bpm
as the LEED program. Formatted:Indent:Left: 0",
' Hanging: 0.75", No bullets or
y?( .l .?)Residential site,subdivision,_and nei hborhood desi s should.be coordinated to numbering
---- ------- - --g--------—----- ----------------
make residential sustainability work. Some ways to do this include: Formatted:NumNumberedryumn edc, +start
at:1+Alignment:Left+Aligned at:
0.a Desi subdivisions to maximize solar access for each dwellingand site. at: 1+Tab atter. t at +Indent
-�----- at: 1.03",Tabs:Not a.. 0.69"
s'a-
City of San Luis Obispo Housing Element Update 2009 ATTACHMENT ool,
6)B) Design sites so residents have usable outdoor space with access to both
sun and shade.
�}(;.)_-___Streets and access ways should minimize pavement devoted to vehicular
use.
c D Use neighborhood retention basins to purify street runoff prior to its
entering creeks. Retention basins should be designed to be visually attractive as
well as functional. Fenced-off retention basins should be avoided.
L-)E) Encourage cluster development with dwellings grouped around
significantly-sized,shared open space in return for City approval of smaller
individual lots.
Treat public streets as landscaped parkways,using continuous plantings at- Formatted:Numbered+Level:1+
least six feet wide and where feasible,median planters to enhance,define,and to Numbering Style:A,B,c, +Start
P at:1+Alignment:Left+Aligned at:
buffer residential neighborhoods of all densities from the effects of vehicle traffic. 0.78"+Tab after: 0.56"+Indent
at: 1.03"
_ _ the li�,,ival neighborhood_ __ _ ,. ._... � Formatted: No bullets or
9_;(3.17.3) Prra i've _ hh��rhuoci_G u,lln4� to the Dtiwnt�et a Plain, Alva that c contribute ; \numbering
to eutita.inability. 5"tini,��,<,k:to tlri thi: In41�i�1�:. Formatted:Font:Bold
� \ J
Formatted:Justified,Indent:Left:
11j'`w'lalitlain the,_.m ural ��8��,._Cl{'tlilt} lY)l�__a rchltccturll,_,ch�,.ract:Gt,_ i)f.,,. oldeI. 0.78",First line: 0",Tabs:Not at
neiahborhood�suiToundn Dov nioN%n Car,;. 0.75"
Formatted:Justified,Numbered+
13Encoura_c the m_tir_enance-, nd rei".. Level:1+Numbering Style:A,B,C,
'^hen_uf_h;pin_ric.11�ilestgnatcci_hOttctnq� +Start at:1+Alignment:Left+
;toci,. Aligned at: 0.78"+Tab after: 0.56"
--- +Indent at: 1.03"
•y':G',Ya`:"4 :: i'-a,�rF_tx43^-: ..iy�.u.:':_:. .:3i:2<.t+:§ , .-i.fiYt :)§'r-Fit9Ni2-sr'f3i`}.-,vfi}��^:rf`k2-tf:33- Fornlatted:Justified,Indent:Left:
0.78",Tabs:Not at 0.75" —j
I Formatted:Numbered+Level:1+
Numbering Style:A,8,C,...+Start
?a4iu-4'1b'4 ifii£CY"'tU t33-@4 1�4i@QQ,'-!1$EY$CPCC- at:1+Alignment:Left+Aligned at:
0.78"+Tab after: 0.56"+Indent
61-e.i 1>Wd<t*W11 Cove; at: 1.03"
_-
.. ,.. .. l
Formatted:Font:Bold �1
Formatted:Indent:Left:.0",. .z.-_
i Hanging: 0.75", No bullets or J
I"numbering
Formatted:Indent:Left: 0.75",
r4 k.(,A ;3.17.4) To promote energy conservation and a cleaner environment, encourage the` Numbered+Level:2+Numbering
development of dwellings with energy-efficient designs, utilizing passive and active Style:a,b,c,...+Stan at•. :+
P g gY- gn g P i Alignment:Left+Aligned at: 0.5"+
solar features, and the use of energy-saving techniques that exceed minimums Tab after: 0.75"+Indent at: 0.75",
prescribed by State law. (Tabs: I",List tab+Not at 0.75"
Formatted:Indent:Left: 0", 1
Hanging: 0.75", No bullets or
;Ito% Q.17.5)_Actively promote water conservation through housing and site design to help, numbering
moderate the cost of housing. l Formatted:Font:Bold
Formatted:Indent:Left: 0", -
Hanging: 0.75", No bullets or
e.Programs numbering
51
ph� 'S�3
ATTACHMENT a
City of San Luis Obispo Housing Element Update 2009
,9.6 1> 1 S_i)3-1-----Educate planning and building staff and citizen review bodies on energy rFonnatted-Font
:Bold
_. -
conservation issues, including the City's energy conservation policies and instruct
that they work with applicants to achieve the housing goals that conserve energy.
Q:(Proen{m 3.1 8.2 d6_te)
1t-&7 1?.13 _Evaluate pFte w solar siting and access regulations to determine if they provide- J.,Formatted:Font:Bold
assurance of long-term solar access for new or remodeled housing and for adjacent , Formatted:Indent•.Left: 0°,
and revise regulations found to be inadequate. Hanging: 0.81", No bullets or ;
properties, gu Q numbering
�F ik(3.13.y4} AQl i}sicieri.dopt Lgt rinoaci 1}c,clopnicr,,,i,,,n. ),4tandardi u �udiing street and ;Formatted Font:Bold -'-
access way standards that reduce the amount of paving devoted to Formatted:Indent:Left: o
:ILItomobil�avel;�ku4in-trie. Hanging: 0.81", No bullets or
— numbering ,
r.v(3.4 5) Adopt an ordinance with reouiiemcnt,_and 7_ ,nvew to tfctct�e the production of
--
"cu�rr i ou,nitr unit, azul, 1 rujc t, an_c1..,ICqu§le,,,. �k 4t5.taltttbie and!or tcricta titil,c
__ ._ _
ra}aierials. x.1_ater_and entagy ter'rnola�ies 4 t§ctl_as, t.._I}ontCdt solar-. ti�i3l�s.s§r
tLCrmah.
Goal 1V Local Preference. Maximize affordable housing opportunities for those who live
or work in San Luis Obispo while seeking to balance job growth and housing supply.
Policies
10.21 (3._l 1,17 —- Administer City housing programs and benefits, such as First Time Formatted:Font:Bold J
Homebuyer \assistance or affordable housing lotteries, to give preference to: 1)
persons living or working in the City or within the City's Urban Reserve, and 2)
persons living in San Luis Obispo County.
iX0.2 {3.!9.21 Cal Poly State University and Cuesta College should actively work with the City- Formatted Font:Bold
and community organizations to create positive environments around the Cal Poly Formatted Indent:Left o -
Campus by: Hanging 0.75", Nc bullets or
P y numbering Tabs:Not at 0 81
g4AI Establishing standards for appropriate student densities in neighborhoods near ( l:
: Formatted:Numbered+Level:1+
Campus; Numbering Style:A,B,C,...+Start
1a213)_.,_..,_Promoting homeownership for academic faculty and staff in Low-Density Otis^+Alignment:
after: 0.56"Al9dentt.
Residential neighborhoods near Campus;and at: 1.03",Tabs:Not at o_S'
+)C? Encouraging and participating in the revitalization of degraded
neighborhoods.
40-JPrograms
,10.3(-).20J)-1-..----Work with the County of San Luis Obispo to mitigate housing impacts on the Formatted:Font:Bold
52
City of San Luis Obispo Housing Element Update 2009 ATTACHMENT
City due to significant expansion of employment in the unincorporated areas adjacent
to the City. Such mitigation might include, for example, County participation and
support for Inclusionary Housing Programs.
10.E(3 2.0.2,1,:3 2 __._Encourage residential developers to promote their projects within the San l Formatted Font.Bold
_._ ........ _.-..-_
Luis Obispo housing market area(San Luis Obispo County)first.
1x0.5 (3.20.3) Advocate the establishment of a link between enrollment and the expansion of Form attea:Font,Bold
campus housing programs at Cal Poly University and'Cue-sta College to reduce Formatted:Indent:Left: o",
pressure on the City's housing supply. ; .. Hanging: o.�s No bullets or
p �' g pp Y• , numbering
10.6 3.30.1 4-.4—Work with other jurisdictions to advocatefor State legislation that would: orm�.Font:Bold
1)provide funding to help Cal Poly University and'Cuesta College provide adequate
on-campus student housing,and 2) allow greater flexibility for State universities and
community colleges to enter into public-private partnerships to construct student
housing.
Goal 11.-1-Suitability. Develop and7etain housing on sites that are suitable for that purpose.
I-1-1----Policies
11.2 El (3'I_ t),—Where property is equally suited for commercial or residential uses, give... Formatted:Font:Bold
preference to residential use. Changes in land 'usedesignation from residential to
non-residential should be discouraged's�
11.2 3.21.2 Prevent new housing development on sites that should be preserved as -. Formatted:Font:
Bold
... ---- -.-_...._ ._.1. ...... - --
dedicated lopen space or parks, on sites subject to natural hazards such as
;undiitigatable,geological or flood risks, or wild fire dangers, and on sites subject to
unacceptable levels of man-made hazards or nuisances, including severe soil
contamination;, airport noise or hazards, traffic noise or hazards, odors or
\, incompatible nei- boring uses.
., � !. •- ..l Formatted: No bullets or
� \ lnumbering
it-.-Program ; Formatted: No bullets or
\ numbering
113��.<2.1 _:4_----- :The City_will adopt_measures ensuring the ability of legal, conforming .,.- Formatted_Font:Bold —_
non-residential uses to continue where new housing is proposed on adjacent or
nearby sites. ' Formatted.Left,Indent Left: 0",
i Hanging 0 81"
11.4(Netiv "C13e City will in> lemnt a construction and<1 molttinn debris r ti lin ro rram as Formatted:Font:Not Bold l
— �. 6--_�_' -
described in Cha ver8 05 of the 5,111 I uis Obisr)0 MUntcival Code)., Formatted:Font:(Default)rimes,
- -- - r •T--- ; 12 pt,Not Bold,English(U.S.)
-�
Form Font:(Default)Times,
(12 pt,Not Bold,English
Formatted:Left
53 _......_.._.......-
P14.� -5S
Attachment 3
City of San Luis Obispo Housing Element Update 2009
chaptCR 3
GoaLs, policies ana pRocipums
3.10 Overview
This chapter includes the Housing Implementation Plan for the period January 2010 to July 2015.
The following goals, policies and programs are based on an assessment of the City's needs,
opportunities and constraints; an evaluation of its existing policies and programs; and community
input from the 2003 Housing Element Update Task Force, community groups, public hearings,
workshops and correspondence.
3.20 Summary of New Programs
Higher housing costs, population growth, and the State's economic recession are making it far
more difficult for many households to meet their housing.needs today than it was in 2004 when
the Housing Element was last updated. In 2009, housing,,needs continue to grow, while the
economic resources to meet those needs have become scarce Consequently, our housing
policies and programs have been revised, and new programs added,,to expand our toolkit and
resources to meet housing needs. New housing programs in the Element include:
• Consider higher"resideiitial densities in multi-family residential zones and some
commercial _zone, such, as C-D (Downtown Commercial), C-N (Neighborhood
Commercial);-C-R (Retail ;Commercial, O (Office), and C-T (Tourist Commercial)
�� ti
zones.
• Broaden the ways developers canmeet inclusionary housing requirements — For
example, accept land donation with capacity to develop the required number of units
.rather than requiring land to'appraise for amount due, allow developers to work directly
with existing housing developments to secure units, etc.
• Revise affordability standards to include a Workforce Housing (up to 160% of median
income for area) .income category. Allow use of the Affordable Housing Fund for
projects addressing this income group in addition to Extremely Low, Very-Low, Low
and Moderate,Income households, when appropriate.
• Revise Affordable housing standards to address homeowners' association fees (i.e.
currently, prices and income are set regardless of whether the deed restricted unit has an
HOA fee).
24
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ATTACHME11T 3
City of San Luis Obispo Housing Element Update 2009
• Address SB 2 which requires the City to identify a zone or zones where homeless
shelters are allowed by right; and develop objective standards for siting and operating
homeless shelters.
• In response to SB 520; a program was added to expand accommodation for disabled
persons, including establishing a City process to address universal access requests.
• In response to SB 2280, update the City's standards to ensure compliance with the State
density bonus law.
• A new "extremely-low income category" is identified,to encourage supportive housing
and single room occupancy units and housing:for'low wage earning households in
concert with AB 2634.
• For the first time, include a program.,Ao, help build -the capacities o "'&th based
organizations" and Community Housing Development-Organizations to'assist in the
production of affordable and special needs housing.'''
• Includes a program to support SLO County efforts to develop housing on former County
hospital property.
This strategy combines requirements and incentives to increase production of both affordable and
market-rate housing over,tlie nex`t,five and a half years.
Like many small cities ith limited,:public funds for housing, the City has relied on the private
sector to meet a portiomof its affordable housing needs. Increasingly, local governments are
finding it necessary to assist,developersif adequate housing is to be built at prices that citizens
can afford. Across the U.S.,'it has become apparent that the most effective programs involve
cooperative public/private efforts to produce affordable housing. This requires that the City take
a more active role in planning, funding and promoting affordable housing than has been its
practice. This Housing Element builds upon programs introduced in 2004 to promote affordable
housing and expands incentives for affordable housing construction. For example, the City will
use Affordable Housing Funds generated by the Inclusionary Housing program to help fund
affordable housing developments; and continue to use Community Development Block Grant
funds to pay the salary and benefits for a Housing Programs Manager who actively promotes and
coordinates affordable housing programs by soliciting grants, loans, and other forms of
assistance.
3.30 Goals, Policies and Programs (Former policy and program numbers are in
parentheses).
This chapter describes the City's housing goals, policies and programs, which together form the
blueprint for housing actions during the eight and one-half year period covered by this Element.
Goals,policies and programs are listed in top-to-bottom order, with goals at the top and being the
25
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i
ATTACNPAEMT3
City of San Luis Obispo Housing Element Update 2009
most general statements, working down to programs, the most specific statements of intent. Here
is how the three policy levels differ:
❑ Goals are the desired results that the City will attempt to reach over the long term. They are
general expressions of community values or preferred end states, and therefore, are abstract in
nature and are rarely fully attained. While it may not be possible to attain all goals during
this Element's planning period, they will, nonetheless, be the basis for City policies and
actions during this period.
❑ Policies are specific statements that will guide decision-making. Policies serve as the
directives to developers, builders, design professionals, decision makers and others who will
initiate or review new development projects. Some,policies stand alone as directives, but
others require that additional actions be taken. These additional actions are listed under
"programs" below. Most policies have a time frame that fits within this Element's planning
period. In this context, "shall" means the policy is mandatory; "should" or"will" indicate the
policy should be followed unless there are compelling or,contradictory reasons to do
otherwise.
❑ Programs are the core of the City's housing strategy.\'These include on-going programs,
procedural changes, general plan changes, rezonings or other-actions that help achieve
housing goals. Programs translate goals and policies into action,&
Goal 1 Safety. Providing safe;decent shelter for all residents.
Policies
\
1.1 (3.1.1) Assist those city\,unable to obtain-safe shelter on their own.
1.2 (.3.1:2) Support and inform the public about fair housing laws and programs that allow equal
housing access for all cityresidents.
u
1.3 (3.1.3) Maintain a level of housing code enforcement sufficient to correct unsafe,
unsanitary or illegal conditions and to preserve the inventory of safe housing.
Programs
1.4 (3.2.1) Provide financial assistance to extremely low, very low, low and moderate income
homeowners and renters for the rehabilitation of rental housing units, single-family
houses or mobile homes using Federal, State and local housing funds, such as
Community Development Block Grant Funds.
1.5 (3.2.2) Continue code enforcement to expedite the removal of illegal or unsafe dwellings, to
eliminate hazardous site or property conditions, and resolve chronic building safety
problems.
26
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Y
ATTACHMENT 3
City of San Luis Obispo Housing Element Update 2009
1.6 (3.2.3) Enact a Rental Inspection Program to improve the condition of the City's housing
stock.
1.7 (3.2.4) Continue to support local and regional solutions to homelessness by funding
programs such as the SLO Homeless Shelter and Prado Day Center for Homeless
Persons.
1.8 (3.2.5) Create an educational campaign for owners of older residences informing them of
ways to reduce the .seismic hazards commonly,found in such structures, and
encouraging them to undertake seismic upgrades.
Goal 2 Affordability. Accommodate affordable housing production,that helps meet the
City's quantified objectives. �`.
Policies /
2.1 (3.3.1) Income Levels For Affordable Housing households. For purposes of this Housing
Element, affordable housing,is that which is obtainable by a household with a
particular income level, as further described in the City's Affordable Housing
Standards. Housing affordable``to Extremely Low, Very Low, Low, and Moderate
income persons or households shall l coriside_red"affordable housing." Income
levels are defined as follows: j
Extremely low 30% or less of County median household income
Very low: 31 to 50%of County;`median household income.
Low:_ 51% to 80% of County median household income.
,-Moderate. ` 81% to 120% of County median household income.
'Above moderate:, 121% or,more of County median household income.
2.2 (3.3.2),Index of Affordability. The Index of Affordability shall be whether the monthly
cost of housing fits within the following limits:
� l
❑ For extremely low.income households, not more than 25% of monthly income.
\ j
❑ For very low- and low-income households, not more than 25% of monthly income.
❑ For moderate income households, not more than 30% of monthly income.
❑ For above-moderate income households, no index.
These indices may be modified or expanded if the State of California modifies or
expands its definition of affordability for these income groups.
27
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ATTACHME"T 3
City of San Luis Obispo Housing Element Update 2009
2.3 (3.3.3) For housing to qualify as "affordable" under the provisions of this Element,
guarantees must be presented that ownership or rental housing units will remain
affordable for the longest period allowed by State law, or for a shorter period under an
equity-sharing or housing rehabilitation agreement with the City.
2.4 (3.3.4) Encourage housing production for all financial strata of the City's population, in the
proportions shown in the Regional Housing Needs Allocation, for the 2007 — 2015
planning period. These proportions are: extremely low income, 1 I percent, very low
income, 12 percent; low income, 16 percent; moderate income; 19 %; above moderate
income, 42 %.
Programs
2.5 (3.4.1)Amend the Inclusionary Housing Requirement, Table 2A, to provide more ways for
commercial development projects to meet the requirements, such as by providing land
in an amount sufficient to accommodate the number of inclusionary housing units
required by the ordinance, or by converting existing; off=site units to affordable units
through deed restrictions..
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ATTACHMENT 3
City of San Luis Obispo Housing Element Update 2009
Table 2
Inclusionary Housing Requirement
Type of Development Project'
Residential- Adjust base requirement per Table 2A Commercial
Build 3% low or 5% moderate income Affordable Build 2 ADUs per acre, but not less
y Dwelling Units (ADUs2), but not less than 1 ADU per than 1 ADU per project;
E project;
T or' Or
j pay in-lieu fee equal to 5% of building valuation.'
pay in-lieu fee equal to 5% of
building valuation.
Build 5% low- and 10% moderate income'ADUs, but Build 2 ADUs per acre, but not less
not less than 1 ADU per project, \ than I ADU per project;
° or \\ or
•W
wpay in-lieu fee equal to 15% of building valuation. pay in-lieu fee equal to 5% of
building valuation.
'Residential developments of four or less dwellings, and commercial developments of 2,500 gross square feet of
floor area or less are exempt from these,requirements.
'Affordable Dwelling Units,mus etCitty affordability criteria listed in Goal 2.1.
'Developer may build affordable housing in the required amounts, pay in-lieu fee based on the above formula, or
dedicate real property, or a combination;of�these, to City approval.
'"Building valuation" shall mean the total value_of all construction work for which a permit would be issued, as
determined by the Chief Building Official using-the U �Building Code.
XI
TABLE 2A
Project Inclusionary Housing Requirement
Density Adjustment Factor'
(Density Average Unit Size (sq.ft.)
Units/Net
Acre)' Up to 1,101-1,500 1,501-2000 2,001-2,500 2,501- >3,000
1,100 3,000
36 or more 0 0 .75 1 1.25 1.5
2435.99 0 0 .75 1 1.25 1.5
12-23.99 0 .25 1 1.25 1.5 1.75
7-11.99 0 .5 1 1.25 1.5 1.75
<7 0 .5 1.25 1.5 1.75 2
29
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City of San Luis Obispo Housing Element Update 2009
Including allowed density bonus,where applicable.
ZMultiply the total base Inclusionary Housing Requirement (either housing or in-lieu percentage) by the adjustment
factor to determine requirement. At least one enforceably-restricted affordable unit is required per development of
five or more units.
2.6 (3.4.2) Prepare criteria to manage the Affordable Housing Fund so that the fund serves as a
sustainable resource for supporting affordable housing development. The fund shall
serve as a source of both grant funding and below-market financing for affordable
housing projects; and funds shall be used to support a wide'variety of housing types at
every income level (extremely low, very low, low, moderate and workforce), but with
a particular focus on production (maximum number,of-units per AHF dollar) and
effectiveness (supporting projects that would not be feasible\without AHF support).
2.7 (3.4.3 and 3.6.3) Review existing and proposed building, planning,,-engineering and fire
policies and standards to determine whether changes are possible that could assist the
production of affordable housing, or that would encourage preservation/of housing
rather than conversion to non-residential uses, provided such changes would not
conflict with other General Plan policies. Such periodic reviews will seek to remove
regulations that have been superseded, are redundant or are no longer needed.
2.8 (3.4.4) Establish permit streamlining 'Procedures.to speed up the processing of applications,
construction permits, and water`and sewer`service priorities for affordable housing
projects. City staff and commissions,shall give,s h projects priority in allocating
work assignments, scheduling, conferences and hearings, and in preparing and issuing
reports and water and sewer service allocations.
(3.4.5 moved to 9.9)
2.9 (3.4.6),pursue• outside fundingsources for the payment of City impact fees so that new
i dwellings that meet the City's affordable housing standards can mitigate their facility
/ hand service impacts without adversely affecting housing affordability.
."\ ,\
2.10 (3.4.7)`--.� To the extent'outside funding sources can be identified to offset impacts on City
funds, exempt dwellings that meet the moderate income, Affordable Housing
Standards'from,planning, building and engineering development review and permit
fees, including water meter installation fee. Retain current exemptions for very-low
and low-income households.
v
2.11 (3.4.8) Help coordinate public and private sector actions to encourage the development of
housing that meets the City's housing needs.
2.12 (3.4.9) Assist with the issuance of bonds, tax credit financing, loan underwriting or other
financial tools to help develop or preserve affordable units through various programs,
including, but not limited to: (1) below-market financing through the SLO County
Housing Trust Fund and (2) subsidized mortgages for extremely low, very-low, low-
30
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ATTACH MET 3
City of San Luis Obispo Housing Element Update 2009
and moderate income persons and first-time home buyers, and (3) self-help or"sweat
equity"homeowner housing.
2.13 (3.4.10) Amend Affordable Housing Standards to establish a methodology for adjusting
affordable housing standards and secure Council approval. Consider incorporating
HOA fees and a standard allowance for utilities in the calculation for affordable rents
and home sales prices.
2.14 (3.4.11) In conjunction with the Housing Authority and other local housing agencies,
provide on-going technical assistance and education to tenants, property owners and
the community at large on the need to preserve at-risk units as well as the available
tools to help them do so.
2.15 (3.4.12) In conjunction with local housing;providers and the local residential design
community, provide technical assistance to.the public, builders, design professionals
and developers regarding design strategies•to achieve affordable housing.
2.16 (New) Evaluate the Inclusionary Housing Ordinance'requirements and the effect of Table
2A on the City's ability to provide affordable housing in the proportions shown in the
Regional Housing Needs Allocation, per Policy 2.4.
2.17 (New) The City will evaluate and consider including a workforce level of affordability in its
Affordable Housing`Standards to increase housing options in the City for those
making between 1'20..percent and 160 percent of the San Luis Obispo County median
incomeThisaffordabil'ity category cannot be used to meet inclusionary housing
ordinance requirements.
Goal 3 Housing Conservation. Conse e�existing housing and prevent the loss of safe
housing and the displacement of current occupants.
Policies
3.1 (3.5.1) Encourage the rehabilitation, remodeling or relocation of sound or rehabitable
housing rather than demolition. Demolition of non-historic housing maybe permitted
where conservation of existing housing would preclude the achievement of other
housing objectives or adopted City goals.
3.2 (3.5.2) Discourage the removal or replacement of housing affordable to extremely low, very-
low, low- and moderate income households by higher-cost housing, and avoid permit
approvals, municipal actions or public projects that remove or adversely impact such
housing unless such actions are necessary to achieve General Plan objectives and: (1) it
can be demonstrated that rehabilitation of lower-cost units at risk of replacement is
financially or physically infeasible, or (2) an equivalent number of new units
comparable or better in affordability and amenities to those being replaced is provided,
31
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ATTACH"!ET 02
City of San Luis Obispo Housing Element Update 2009
or (3) the project will correct substandard, blighted or unsafe housing; and (4) removal
or replacement will not adversely affect a designated historic resource.
3.3 (3.5.3) Encourage seismic upgrades of older dwellings to reduce the risk of bodily harm and
the loss of housing in an earthquake.
3.4 (3.5.4) Encourage the construction, preservation, rehabilitation or expansion of residential
hotels, group homes, integrated community apartments, and single-room occupancy
dwellings.
3.5 (3.5.5) Preserve historic homes and other types of historic residential buildings; historic
districts and unique or landmark neighborhood,features.
3.6 (3.5.6) Preserve the fabric, amenities, yards (i.e.setbacks), and overall character and quality
of life of established neighborhoods.
3.7 (New) Support creative strategies for the rehabilitation and adaptive reuse of residential,
commercial, and industrial structures for housing, :including the rehabilitation and
improvement of mobile homes.
Programs
3.8 (3.6.1 and 3.6.2) Adopt-an-ordinance that implements'policy 3.2 to discourage removal or
replacement of affordable housing with market rate housing.
{
(3.6.3 combined with 2A.3';-now fisted as 2.7)
3.9 (3.6.4)Correctunsafe, unsanitary or'illegaVhousing conditions, improve accessibility and
;energy efficiency and improve neighborhoods by collaborating with agencies offering
/ rehabilitation`programs:`�_City-will use State or Federal grants or other housing funds
to implement the program'and provide services such as home weatherizat'ion, repair
`and universal access improvements.
3.10 (3.6:5) Preserve the number of dwellings in the Downtown Core (C-D Zone) and the
Downtown Planning Area by continuing the "no net housing loss" program so that as
of March 30,.-2004, the number of dwellings removed shall not exceed the number of
dwellings added.
3.11 (3.6.6) Identify residential properties and districts eligible for local, State or Federal listing
and prepare guidelines and standards to help property owners repair, rehabilitate and
improve properties in a historically and architecturally sensitive manner.
3.12 (3.6.7)To encourage housing rehabilitation, amend the Inclusionary Housing Requirements
to allow a reduced term of affordability for rehabilitated units, to the extent allowed
32
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City of San Luis Obispo Housing Element Update 2009
by State or Federal law, with a minimum term of three years and in proportion to the
level of City assistance.
3.13 (3.6.8) Establish a monitoring and early warning system to track affordable housing units at-
risk of being converted to market rate housing.
3.14 (New) Working with non-profit organizations, faith-based organizations, or the Housing
Authority of the City of San Luis Obispo, the City will help,rehabilitate residential,
commercial or industrial buildings to expand extremely low;"very=low, low or moderate
income rental housing opportunities, including mobile homes.
Goal Mixed-Income Housing. Preserve and accommodate existing and new mixed
income neighborhoods and seek to prevent neighborhoods or housing types that are
segregated by economic status.
0
Policies
,i
4.1 (3.7.1) Within newly developed neighborhoods, housing that is affordable to various
economic strata should be intermixed rather than segregated into separate enclaves.
The mix should be comparable;to, the relative percentages of extremely low, very-
low, low, moderate and above-irioderatelincome households in the City's quantified
objectives. ;,,
4.2 (3.7.2) Include both market-rate and affordable units in apartment and residential
condominium projects and intermix the types of units. Affordable units should be
comparable in appearance and basic quality to market-rate units.
4.3 (3.7.3)/Extreme1`4ow and very low-income housing, such as that developed by the Housing
//Authority of the City of San Luis Obispo or other housing providers, may be located
din any zone that allows housing, and should be dispersed throughout the City rather
than concentrated"in one,neighborhood or zone. In general, 23 dwellings should be
the-maximum number of extremely low or very-low-income units developed on any
one site.
4.4 (3.7.4) In its discretionary actions, housing programs and activities, the City shall
affirmatively further fair housing and promote equal housing opportunities for
persons of all economic segments of the community.
Program
4.5 (3.8.1) Review new development proposals for compliance with City regulations and revise
projects or establish conditions of approval as needed to implement the mixed-
income policies.
33
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City of San Luis Obispo Housing Element Update 2009
Goal 5 Housing Variety and Tenure. Provide variety in the location, type, size, tenure,
and style of dwellings.
Policies
5.1 (3.9.1) Encourage the integration of appropriately scaled, special needs housing into
developments or neighborhoods of conventional housing.
5.2 (3.9.2) Encourage mixed-use residential/commercial projects to include live-work and work-
live units where housing and offices or other commercial uses are compatible.
5.3 (3.9.3) Encourage the development of housing above-ground-level retail stores and offices
to provide housing opportunities close to activityycenters and to use land efficiently.
5.4 (3.9.4) In general, housing developments of'twenty (20) or more units should provide a
variety of dwelling types, sizes or forms of tenure.
Program
5.5 (3.10.1) Review new developments for compliance with City regulations and revise projects
or establish conditions of approval as needed to implement the housing variety and
tenure policies.
Goal 6 Housing Production. 'Tlan for new housing to meet the full range of community
housingmeeds.'
Policies
6.1 (3.11.1) Consistent with the growth management portion of its Land Use Element and the
availability of,adequate'resources, the City will plan to accommodate up to 1,589
dwelling units between January 2007 and July 20015. Cal Poly University intends to
provide up to 690 housing units on State land during the same period. Of these, 621
units_are.apartments that contain a total of 2,670 beds.
6.2 (3.11.2)New commercial developments in the Downtown Core (C-D Zone) shall include
housing, unless the City makes one of the following findings:
A) Housing is likely to jeopardize the health, safety or welfare of residents or
employees;
B) The property's shape, size, topography or other physical factor makes dwellings
infeasible.
6.3 (3.11.3) If City services must be rationed to development projects, residential projects will be
given priority over non-residential projects. As required by SB 1087, housing
34
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City of San Luis Obispo Housing Element Update 2009
affordable to lower income households will be given first priority.
6.4 (3.11.4) City costs of providing services to housing development will be minimized. Other
than for existing housing programs encouraging housing affordable to extremely low,
very-low and low income persons, the City will not make new housing more
affordable by shifting costs to existing residents.
6.5 (New) When sold, purchased or redeveloped for public or private uses, City-owned properties
within the urban reserve shall include housing as either a freestanding project or part
of a mixed-use development..
6.6 (New) Property located behind the former County General Hospital shall be considered a
"Special Design Area" and considered suitable-for,residential development, provided
that development be limited to site areas with average slopes of less than 20 percent,
that approximately one-half of the total,site area h dedicated for open space and/or
public use, and the public water tank is replaced as,a condition of development
approval. '
6.7 (New) Support the redevelopment of excess public and private,utility properties for housing
where appropriately located and consistent with the GeneralTlan..
v
Programs
6.8 (3.12.1)Maintain the General Plan and Residential Growth Management Regulations
(SLOMC 17.88) exemption for new housing in the Downtown Core (C-D zone), and
new housing in other zones that is enforceably restricted for extremely-low, very low,
,low-__and`-moderate income households, pursuant to the Affordable Housing
/Standards:�,ln expansion areas, the overall number of units built must conform to the
city-approved phasing plan.
6.9 (3.12.2)Amend the Zoning`Regulations and Parking Access and Management Plan to allow
flekible.parking regulations for housing development, especially in the Downtown
Core\(C-'D Zone)I/including the possibilities of flexible use of city parking facilities
by Downtown'esidents, where appropriate, and reduced or no parking requirements
where appropriate guarantees limit occupancies to persons without motor vehicles or
who provide proof of reserved, off-site parking. Such developments may be subject
to requirements for parking use fees, use limitations and enforcement provisions.
6.10 (3.12.3) Provide incentives to encourage additional housing in the Downtown Core (C-D
Zone), particularly in mixed-use developments. Incentives may include flexible
density, use, height, or parking provisions, fee reductions, and streamlined
development review and permit processing.
35
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ATTAC�Inq 1:A'17 'Q
City of San Luis Obispo Housing Element Update 2009
(Program 3.12.4 deleted and folded into 3.12.2)
6.11 (3.12:5 and 3.12.6 combined) Specific plans for the Orcutt Expansion Area and any new
expansion area identified shall include R-3 and R-4 zoned land to ensure sufficient
land is designated at appropriate densities to accommodate the development of
extremely low, very-low and low income dwellings. These plans shall include sites
suitable for subsidized rental housing and affordable rental and owner-occupied
dwellings, and programs to support the construction of dwellings rather than
payment of in-lieu housing fees. Such sites shall be integrated within neighborhoods
of market-rate housing and shall be architecturally _,oompatible with the
neighborhood.
6.12 (3.12.7) Consider General Plan amendments to rezone commercial,.manufacturing or public
facility zoned areas for higher-density, infill or mixed use,,housing where land
development patterns are no longer valid and where impact 'to Low-Density
Residential areas is minimal. For example, areas to be considered" foi possible
rezoning include,but are not limited to the following sites (shown in figure 1):
A. 1642 Johnson Avenue
B. Portions of South Broad'Street Corridor and Little Italy area
C. 1499 San Luis Drive (rezone;vacant and underutilized School District property)
D. 4325 South Higuera Street(former-P.G:&E. yard)
E. 4353 Vachell Lane (vehicle storage).,",,,
F. 313 South Street (McCarthy T`ank'and Steel)
G. 173 Buckley(Avila Ranch)
H. 2143'Johnson Avenue
I. 3710 Broad Street
J. 468 Westmont
K 2500'Block of Boulevard Del Campo (Sinsheimer Park)
6.13,(3.12.8) Continue to support the SLO County Housing Trust fund's efforts to provide
below-market financing and technical assistance to affordable housing developers as a
`way to increase affordable housing production in the City of San Luis Obispo
6.14 (3.12.9) Prioritize City efforts to encourage residential development by focusing on infill
development-and densification within City Limits and designated expansion areas
over new annexation of residential land.
36
City of San Luis Obispo Housing Element Update 2009
Figure 1
Areas to be Considered for Possible Rezoning
6.15 (3.12.10) Seek
opportunities
with other
public
<« agencies and
AC public utilities
to identify,
"�y C assemble,
F develop,
K
B redevelop and
'
recycle
surplus land
a for housing,
y° and to convert
vacant or
_
N underutilized
LegendPosst'
public, utility
Q R l- a or institutional
�Wras EG _
buildings to
housing.
4
6.16 (3.12.11) Develop multi-family housing design standards to promote innovative, attractive,
and well-integrated higher-density housing. Developments that meet these standards
shall be eligible for a streamlined level of planning and development review.
Developments that include a significant commitment to affordable housing may also
be eligible to receive density bonuses, parking reductions and other development
incentives, including City financial assistance.
6.18 (3.12.12) Financially assist in the development of ownership or rental units affordable to
extremely low, very-low, low- or moderate income households during the planning
period using State, Federal and local funding sources.
6.19 (3.12.13) Actively seek new revenue sources, including State, Federal and private/non-
profit sources, and financing mechanisms to assist affordable housing development
and first-time homebuyer assistance programs.
6.20 (3.12.14) Update the Community Design Guidelines and amend SLOW Chapter 2.48 to
exempt the construction, relocation, rehabilitation or remodeling of up to 4 dwellings
37
PHJ-0
I
ATAi?�`C,H!.Jirn"T 0
TA
of San Luis Obispo Housing Element Update 2009
of up to 1200 square feet each from Architectural Review Commission review. New
multi-unit housing may be allowed with "Minor or Incidental" or staff level
architectural review, unless the dwellings are located on a sensitive or historically
sensitive site.
(Program 3.12.15 deleted and addressed in new program 6.26)
6.21 (3.12.16) Assist in the production of long-tern affordable housing by identifying vacant or
underutilized City-owned property suitable for housing, and dedicate public property,
where feasible and appropriate, for such purposes.
6.22 (New) Community Development staff will prepare"property profiles" describing City-
owned properties suitable for housing to facilitafe.public or private development, and
make this information publicly available.
6.23 (New) Amend the General Plan to designate'the'416 acres I associated with the former
County General Hospital as a"Special Design Arpa' suitable for housing
development on areas of the site of less than 20 percent average slope, and that open
space dedication and public improvements are bythe developer as part of the project.
6.24 (New) Update the Affordable Housing Incentives (Chapter 17:90, SLOMC) and Zoning
Regulations to ensure density bonus incentives are.consi'stent with State Law._
N�, �`
6.25 (New) Evaluate and consider increasing the'residential density allowed in
development projects in the Neighborhood-Commercial (CN), Office (0) and
Downtown Commercial (CD) zoning districts. The City will evaluate allowing up to
24 units per acre in the CN and O zones,'a'nd up to 72 units per acre in the CD zone,
twice-the•current density allowed in these areas.
6.26(Nevi) Evaluates-how underlying lot patterns in the City's multi-family zones impact
the City's ability to,meet housing production policies. If an impact is found, consider
sallowing a minimum number of dwellings on each legal lot in the R-2, R-3 and R-4
zones;,regardless`;of lot size, when other property development standards, such as
parking;-height lim' its and setbacks can be met.
6.27(New) To helpmeet the Quantified Objectives, the City will support residential infill
development and promote higher residential density where appropriate.
6.28(New) Consider changes to the Secondary Dwelling Unit (SDU)) Ordinance, including
possible incentives such as SDU design templates, flexible development standards,
fee reductions or deferrals, or other measures to encourage the construction of SDUs
where allowed by zoning.
38
City of San Luis Obispo Housing Element Update 2009
6.29 (New) Evaluate and consider adopting subdivision and ordinance changes to support
small lot subdivisions, ownership bungalow court development, eliminating the one
acre minimum lot area for PD overly zoning, and other alternatives to conventional
subdivision design.
Goal 7 Neighborhood Quality. Maintain, preserve and enhance the quality of
neighborhoods, encourage neighborhood stability, and improve neighborhood
appearance and function.
Policies
7.1 (3.13.1)Within established neighborhoods, new residential development shall be of a
character, size, density and quality that preserves the neighborhood character and
maintains the quality of life for existing and future residents.
7.2 (3.13.2) Higher density housing should maintain high quality standards for`unit design,
privacy, security, on-site amenities, and public and private open space. Such
standards should be flexible.enough to allow innovative design solutions in special
circumstances, e.g. in developing mixed-use developments or in housing in the
Downtown Core.
7.3 (3.13.3) Within established neighborhoods "housing-should not be located on sites
designated in the General Plan for parks or open`spa ce.
7.4 (3.13.4) Within expansion areas, new'ie'sidential development should be an integral
part of an existing neighborhood or 'sliold establish a new neighborhood, with
pedestrian and bicycle Ainkages thatpro vide direct, convenient and safe access to
adjacent neighborhoods, schools and shopping areas.
7.5 (3;13.5) The creation of walled-off residential enclaves, or of separate, unconnected tracts,
`.,
is,discouraged because physical separations prevent the formation of safe, walkable;
`and°,enjoyable neighborhoods.
7.6 (3.13.6) Housing shall`,be sited to enhance safety along neighborhood streets and in other
public and semi=public areas.
7.7 (3.13.7) The physical designs of neighborhoods and dwellings should promote walking
and bicycling, and should preserve open spaces and views.
Programs
7.8 (3:14.1) Implement vaned strategies to ensure residents are aware of and able to participate in
planning decisions affecting their neighborhoods early in the planning process.
39
City of San Luis Obispo Housing Element Update 2009
7.9 (3.14.2) Identify specific neighborhood needs, problems, trends and opportunities for
improvements. Work directly with neighborhood groups and individuals to address
concerns.
7.10 (3.14.3) Help fund neighborhood improvements, including sidewalks, traffic calming
devices, crosswalks, parkways, street trees and street lighting to improve aesthetics,
safety and accessibility.
7.11 (3.14.4) Continue to develop and implement neighborhood parking strategies, including
parking districts, to address the lack of on- and off-street parking in residential areas.
Goal 8 Special Housing Needs. Encourage the creation and maintenance of housing for
those with special housing needs.
Policies
i �
8.1 (3.15.1) Encourage housing development that meets,'a'Variety of special needs, including
large families, single parents, disabled persons,'the'elderly, students, the homeless, or
those seeking congregate care, group housing, single room occupancy or co-housing
accommodations, utilizing universal design.
8.2 (3.15.2) Preserve manufactured housing parks and support changes in this form of tenure
only if such changes`provide residents with greater long-term security or comparable
housing n,teims of quality, cost, and livability.
8.3 (3.15.3)Encourage manufactured-homes in Expansion Areas by:
A) When the Cityonsiders 'adbpting new specific plans, include policies that
support owner-occupied manufactured home parks with amenities such as
greenbelts, recreation,,facilities, and shopping services within a master planned
community setting. Such parks could be specifically designed to help address
the needs of those with mobility and transportation limitations.
B) Establish lot sizes, setback, and parking guidelines that allow for relatively dense
placement of manufactured homes within the master planned neighborhood.
C) Locate manufactured home parks near public transit facilities or provide public
transportation services to the manufactured home parks to minimize the need for
residents to own automobiles.
8.4 (3.15.4) Encourage Cal Poly University to continue to develop on-campus student housing
to meet existing and future needs and to lessen pressure on City housing supply and
transportation systems.
40
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City of San Luis Obispo Housing Element Update 2009
8.5 (3.15.5) Strengthen the role of on-campus housing by encouraging Cal Poly University to
require entering freshmen students to live on campus during their first year.
8.6 (3.15.6) Locate fraternities and sororities on the Cal Poly University campus. Until that is
possible, they should be located in Medium-High and High Density residential zones
near the campus.
8.7(3.15.7) Encourage Cal Poly University to develop and maintain faculty and staff housing,
consistent with the General Plan
(Program 3.15.8 regarding Cuesta College on campus housing deleted)
8.8 (3.15.9) Disperse special needs living facilities throughout the City where public transit and
commercial services are available, rather than concentrating them in one district.
8.9 (New) Support continued efforts to implement the "The Path Home: San Luis Obispo
County's 10 Year Plan to End Chronic Homelessness".
8.10 (New) Encourage a variety of housing'types that accommodate persons with disabilities and
promote aging in place, including_a'goal of "visitability" in new residential units,
with an emphasis on first-floor accessibilityto,the maximum extent feasible.
Programs
8.11 (3.16.1) As funding allows, support local and;regional solutions to meeting the needs of the
homeless and continue to support, jointly with other agencies, shelters for the
homeless and for displaced women and`c/
8.12 (3..16:2) Continue,the,mobile home rent stabilization program to minimize increases in the
cost of mobile\home park rents.
8.13 (3.16 3) Identify sites in specified expansion areas suitable for tenant-owned mobile-home
parks;`,cooperative, or limited equity housing, manufactured housing, self-help
housing,or other types of housing that meet special needs.
8.14 (3.16.4) Advocate developing more non-dormitory housing and refurbishing campus
housing at Cal Poly University.
8.15 (3.16.5) Work with Cal Poly University Administration to secure designation of on-campus
fraternity/sorority living groups.
8.16 (3.16.6) Jointly develop and adopt a student housing plan and "good neighbor program"
with Cal Poly University, Cuesta College and City residents. The program would
seek to improve communication and cooperation between the City and the schools,
41
Pu0,)-- -?-3
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u�+ l�'dAUJ..:�ye.. Y 2�
City of San Luis Obispo Housing Element Update 2009
set on- campus student housing objectives and establish clear, effective standards for
student housing in residential neighborhoods.
8.17 (3.16.7) Provide public educational information at the Community Development
Department public counter on universal design concepts in new construction.
8.18 (New) Solicit input on the zoning ordinance provisions for homeless shelters from service
agencies that work with extremely-low income persons,.and the homeless or
persons/families at-risk of homelessness such as the Economic Opportunity
Commission (EOC), the Department of Social Services of the County of San Luis
Obispo, and the Leadership Council for they/10 Yeaar,Plan to End Chronic
Homelessness.
8.19 (New) Within one year of Housing Element, adoption„ update the Zoning Ordinance to
identify a zone or zones to permit emergency shelters by right, consistent%with SB2.
Develop objective standards with input from service agencies to%'regulate the
following, as permitted under S132, including:
A) The maximum number of beds/persons permitted;
B) Parking based on demonstrated_need but that does not exceed
C) parking requirements for othenuses in the same zone;
D) The size/location of exterior'and in-tenor'onsite waiting and client intake areas;
E) The provision of onsite management;/',__.
F) The proximity of other emergency,,shelters,provided that emergency shelters are
not required to be more than 300-feet apart;
,,
G) The length of stay; `
H) Lighting; and
1) Security during hours-that the emergency shelter is in operation.
8.20 (New)Transitional Housing and Supportive Housing: Continue to allow the establishment
�of transitional,and,supportive housing that functions as residential uses in residential
ones consistent,with similar residential uses.
8.21 (New) Identify properties' (land, retail or commercial space, motels, apartments, housing
units,mobile horne' parks) that can be acquired and converted to affordable permanent
housing and permanent supporting housing for homeless persons and families..
8.22 (New) Update the/Community Design Guidelines code to include universal access standards
such as at-grade threshold entry for ground floor dwellings, accessible exterior path of
travel, accessible interior path of travel for ground floor dwellings (wider hallways
and doorways), an accessible common room (in addition to kitchen), an accessible
half- or full bathroom on the ground floor.
8.23 (New) Consult with service agencies that work with the disabled and draft and adopt a
program addressing reasonable accommodation to land use and zoning decisions and
42
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City of San Luis Obispo Housing Element Update 2009
procedures regulating the siting; funding, development and use of housing for persons
with disabilities.
Goal 9 Sustainable Housing, Site, and Neighborhood Design. As part of its overall
commitment to improving quality of life for its citizens and to maintaining environmental
quality, the City encourages housing that is resource-conserving, healthful, economical to live in,
environmentally benign, and recyclable when demolished. Sustainable or "green" housing
programs help reduce the life cycle costs of housing, saving homeowners' or renters' utilities
costs and extending their housing budgets. Moreover, the initial costs of green construction
measures or improvements often pay for themselves over time in utility cost savings.
Policies
9.1 (3.17.1) Residential developments should promote sustainability in their design, placement,
and use. Sustainability can be promoted ,through: a variety of housing strategies,
including the following:
A) Maximize use of renewable, recycled-content, and recycled materials, and
minimize use of building materials that require high levels of energy to produce or
that cause significant, adverse environmental impacts. `
B) Incorporate renewable energy features into new homes;including passive solar
design, solar hot water, solar power, and natural ventilation and cooling.
C) Minimize thermal-island effects through reduction of heat-absorbing pavement
and increased treie shading.
D) Avoid'buildmg materials that may contribute to health problems through the
release of gasses or glass fibers'into indoor air.
E) Design dwellings for quiet indoors.and out, for both the mental and physical
'health ofresidents.A
F) Design dwellings economical to live in because of reduced utility bills, low cost
maintenance and operation;'and improved occupant health.
G) Use construction materials and methods that maximize the recyclability of a
building's parts.
H)Educate public, staff, and builders to the advantages and approaches to sustainable
design;and thereby develop consumer demand for sustainable housing.
I) City will consider adopting a sustainable development rating system, such as the
LEED program.
9.2 (3.17.2)Residential site, subdivision, and neighborhood designs should be coordinated to
make residential sustainability work..Some ways to do this include:
A) Design subdivisions to maximize solar access for each dwelling and site.
B) Design sites so residents have usable outdoor space with access to both sun and
shade.
C) Streets and access ways should minimize pavement devoted to vehicular use.
43
City of San Luis Obispo Housing Element Update 2009
D) Use neighborhood retention basins to purify street runoff prior to its entering
creeks. Retention basins should be designed to be visually attractive as well as
functional. Fenced-off retention basins should be avoided.
E) Encourage cluster development with dwellings grouped around significantly-
sized, shared open space in return for City approval of smaller individual lots.
F) Treat public streets as landscaped parkways, using continuous plantings at least
six feet wide and where feasible, median planters to enhance, define, and to
buffer residential neighborhoods of all densities from the'effects of vehicle traffic.
93 (3.17.3) Preserve the physical neighborhood qualities in the Downtown Planning Area that
/ i\
contribute to sustainability. Some ways to do this.include:.
A) Maintain the overall scale, density and architectural.character of older
neighborhoods surrounding the Downtown Core. `
B) Encourage the maintenance and rehabilitation of historically designated housing
stock.
9.4 (3.17.4) To promote energy conservation and a cleaner environment, encourage the
development of dwellings with,energy-efficient designs, utilizing passive and active
solar features, and the use of `energy-saving techniques that exceed minimums
prescribed by State law.
9.5 (3.17.5) Actively promote water conservation through housing and site design to help
moderate the cost of housing.
i,
Programs
9.6 (3.18:1) Educate planning and building staff and citizen review bodies on energy
conservation'-issues, including the City's energy conservation policies and instruct
G that they work with applicants to achieve the housing goals that conserve energy.
(Program 3.1K21 deleted)
9.7 (3.18.3) Evaluate,solar;siting and access regulations to determine if they provide assurance of
long-term`solar access for new or remodeled housing and for adjacent properties, and
revise regulations found to be inadequate.
9.8 (3.18.4) Adopt Low-impact Development (LID) Standards, including street and access way
standards that reduce the amount of paving devoted to automobiles.
9.9 (3.4.5) Adopt an ordinance with requirements and incentives to increase the production of
"green" housing units and projects and require use of sustainable and/or renewable
materials, water and energy technologies (such as, but not limited to solar, wind, or
44
Oil a•e""..�'�--^',' ; •1
City of San Luis Obispo Housing Element Update 2009
thermal).
Goal 10 Local Preference. Maximize affordable housing opportunities for those who live
or work in San Luis Obispo while seeking to balance job growth and housing supply.
Policies
10.1 (3.19.1) Administer City housing programs and benefits, such as First Time Homebuyer
Assistance or affordable housing lotteries, to give preference to 1) persons living or
working in the City or within the City's Urban Reserve, and 2) persons living in San
Luis Obispo County.
10.2 (3.19.2) Cal Poly State University and Cuesta College should actively work with the City
and community organizations to create positive environments around the Cal Poly
Campus by:
A) Establishing standards for appropriate student densities in neighborhoods near
Campus;
B) Promoting homeownership for academic faculty and staff in Low-Density
Residential neighborhoods near,Campus; and
C) Encouraging and participating, in the revitalization of degraded
neighborhoods.
Programs
103 (3.20.1) Work with the County of San Luis Obispo to mitigate housing impacts on the City
due to significant,expansion of employment in the unincorporated areas adjacent to
the,City. Such mitigation might include, for example, County participation and
support for'Inclusionary Housing Programs.
10.4x(3.20.2) Encourage=residential developers to promote their projects within the San Luis
\\Obispo housing�market area(San Luis Obispo County) first.
10.5 (3.20.3)\'Ad'vocate the establishment of a link between enrollment and the expansion of
campus,housing,`programs at Cal Poly University and Cuesta College to reduce
pressure on the.City's housing supply.
3 :
10.6 (3.30.4) Work with other jurisdictions to advocate for State legislation that would: 1)
provide funding to help Cal Poly University and Cuesta College provide adequate
on-campus student housing, and 2) allow greater flexibility for State universities and
community colleges to enter into public-private partnerships to construct student
housing.
Goal 11 Suitability. Develop and retain housing on sites that are suitable for that purpose.
45
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City of San Luis Obispo Housing Element Update 2009
Policies
11.1 (3.21.1) Where property is equally suited for commercial or residential uses, give preference
to residential use. Changes in land use designation from residential to non-residential
should be discouraged.
11.2 (3.21.2) Prevent new housing development on sites that should be preserved as dedicated
open space or parks, on sites subject to natural hazards such as unmitigatable
geological or flood risks, or wild fire dangers, and on sites subject to unacceptable
levels of man-made hazards or nuisances, including severe soil contamination, airport
noise or hazards, traffic noise or hazards, odors or incompatible neighboring uses.
Program
113 (3.22.1) The City will adopt measures ensuring the ability of legal, conforming non-
residential uses to continue where new housing is proposed on adjacent or nearby
sites.
11.4 (New)The City will implement a construction and demolition,debris recycling program (as
described in Chapter 8.05 of the San Luis Obispo Municipal'Code).
46
Draft Planning Commission Minutia Attachment 4
April 22, 2009
Page 5
tommr. Meyer noted concern for the unit calculations for one-bedroom dwelli on
p e 246. Staff provided clarification on the rational for requirement on one droom
dwe 'ngin regard to 1000sq feet
There w no further comments made from the Commission.
On motion Commr. Motion seconded by Commr. Boswell for the eletion of #2 on
page 46 and a modification of#4 to address thresholds for differe size concerns and
to address the f o on page 62 D7.
AYES: Comm Michael Boswell, Michael Draze, E Meyer, Airlin Singewald,
Mary Whi esey, Vice-Chairperson Mich I Multari, and Chairperson
Charles Stev son
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
On motion by Vice Chair Multari. se nde y Commr.,,Draze to make changes to the
Staff report on page 27 in order t reconsider a slope density for zones, address the
vehicle specification of size or page 62, nd theinclusion of Commission
recommendation concernin a limitations for vehi es per discussion noted on page
246.
AYES: Comm ,Michael Boswell, Michael Draze, Er Meyer; Aiin Singewald,
Ma Whittlesey,.`,Vice-Chairperson Michael M ari, and Chairperson
C He's Stevenson`.
NOES: one
RECUSE None
ABS
E None -
e motion passed on a 7:0 vote.
3. City-wide. GPA 120-08: 2009 Housing Element Update: Review of proposed
policy and program changes; City of San Luis Obispo, applicant. (Kim Murry)
Kim Murry, Deputy Community Director, presented the staff report, recommending:
1. Review the recommended changes to Chapter 3 of the draft Housing
Element update and provide comments or direction as appropriate, and
2. Endorse the proposed policy and program changes to be considered by
City Council and reviewed in draft by the State Department of Housing
and Community Development (HCD).
Commrs. Singewald, Boswell and Whittlesey requested clarification on several items on
pages 30, 37, 38, and 44 of the draft Housing Element, Chapter 3. Staff responded.
pNa-7;
Draft.Planning Commission Minute
April 22, 2009 ATTACHMENT 4
Page 6
PUBLIC COMMENTS:
Jerry Rioux, San Luis Obispo, requested that the Commission consider giving staff the
ability to negotiate development standards in order to process affordable housing
projects in a timely manner. Mr. Rioux voiced support for finding ways to encourage
development of secondary dwellings.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Meyer noted the need for outdoor space in higherdensity residential projects
and for addressing secondary dwelling unit fees. ,He discussed "bungalow court.
development" as a small lot type subdivision for consideration and referenced examples
in Redmond Virginia
Commr. Singewald recommended addition of a reference to "low wage eaming'families"
when addressing the extremely low income category of households. He also noted his
concern that the housing sizes listed in Table 2A were too large to be affordable by
design.
Commr. Singewald voiced his support.,for_no net housing_ loss and requested staff look
into whether deed-restrictions would be' 'required'for,the rehabilitated units called out in
policy 3.12.
Vice-Chair Multari suggested considering whether the affordability restriction for three
years called out in 3.12,was appropriate.
Commr. Singewald noted that the category of "extremely low income" should be added
where appropriate.-, -
Commr. Boswell suggested that the green build program be relocated to the
sustainability goal.
Chairperson..'Stevenson does not support adoption of a percent target of efficiency
exceeding Title..24since ttis standard is restrictive and is becoming more restrictive.
f
Commr. Boswell noted:'concern for setting a numerical target for dwelling production
listed in item 3.14. zf
Chairperson Stevenson polled for a motion to continue meeting beyond 10 p.m. The
Commission agreed to continue in order to complete their review.
Kim Murry provided new language for a program to address the Commission's direction
to evaluate regulatory changes that would support small lot subdivisions.
FHa-?b
Draft Planning Commission Minute ATTACHMENT 4
April 22, 2009
Page 7
Commr. Boswell noted that the Commission will want to provide direction on program
implementation prioritization.
Commr. Boswell indicated that it needed to be clear that providing housing affordable to
a work force category would not be included as a way to meet the inclusionary housing
requirements.
Vice Chair Multari voiced the opinion that program 3.15 was redundant to the City's
construction recycling standards contained in the Municipal, code. Edits were
recommended.
Vice Chair Multari noted concern for wording associated,with, programs designed to
address displacement of residents with redevelopment;projects. 'He suggested that the
program reference the policy more closely. Vice-Chair`Multari indicated that proposed
programs referencing development of student housing on the Cuesta .Campus should
be stricken: they would be remote from services and the Chorro Valley isan extremely
sensitive habitat area that should not be further developed.
Vice Chair Multari recommended language changes to program 8.15`to encourage
more housing on Cal Poly University,without stating what type of housing to develop.
Commr. Whittlesey expressed support for, mobile home park development and
requested clarification of the difference between..._ manufactured homes and mobile
homes. Christine Dietrick, Assistant City'Attomey,provided,`clarification.
Commrs. Whittlesey,and"Draw requested`'cladficationon program 6.7 that references
potential development on the property behind,County General Hospital.
Commr. Draze recommended deleting proposed program 6.15 and noted that
annexation,evaluation should occur with the Land Use Element update and not be
referenced in the Housing Element. He also noted concerns that affordable housing
should be considered in all annexations and that it does not drive but is a consideration
of those decisions.
Commr. Meyer recommended program language modification to "prioritize" infill
development over, annexation of new areas where current language references
"encourage".
Commr. Singewald.;indicated support for increased residential density in the South
Broad Street Corridor area.
Kim Murry summarized direction the Commission provided throughout the meeting
including new program wording related to small lot subdivisions.
Michael Codron summarized direction provided for mobile home parks.
There were no further comments made from the Commission.
1
Draft Planning Commission Minutes
April 22, 2009 ATTACHMENT 4
Page 8
Direction was provided to support the staff recommendation and forward the draft as
revised by the Commission to the Council and to HCD for review.
COMMENT AND DISCUSSION:
1. Staff
a. Agenda Forecast — Staff provided a forecast of items scheduled for the May
13th meeting.
7. Commission - None
ADJOURMENT: The meeting was adjourned at 11:05 pm.
Respectfully submitted by
Janet Miller
Recording Secretary
y A
'M°1t"°Q"Iscouncil memomnbum
;cityo�san lues oBi-po, community aEveiopment pautrnerrt
DATE: May 19,2009 RECEIVED
TO: City Council MAY 117009
VIA: Ken Hampian,CAO SLO CITY CLERK
FROM: John Mandeville, Community Development Directo9ly
BY: Kim Murry,Deputy Director, Long Range Planning
SUBJECT: Housing Element Update — Letter from San Luis Cos 67U 61 ALAI,
District
Staff received a letter from San Luis Coastal Unified School District yesteraay it,
outreach regarding tonight's discussion of the Housing Element Update. The School District is
requesting that two properties owned by the District be added to the list of properties to consider
for future rezoning to allow residential or mixed use development under Housing Element
program 6.12. The two properties requested for inclusion are:
Old Pacheco School: 165 Grand Avenue
Pacific Beach Continuation School: 11950 Los Osos Valley Road
The list of potential sites for consideration does not actually rezone the properties through the
update however it identifies sites with residential potential for future consideration. Staff
supports addition of these two properties to the list and is including a copy of the letter for the
Council's information.
AltrzP 4 �
i�CCUNCIL FEDD DIR
RED FILE ET eA9&rymC0— F.7-FIN DIR
— MEETING AGENDA E --r,7-M&x-CfiFIRE CHIEF
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GAMPLAMMMURMHousing Element Update 2009\City CouncillMemo(5-19).doc
O A 5 l 5
LANDSCAPE
ARCHITECTURE
AND PLANNING
14 May 2009
Ms.Kim Murry,Deputy Director,Long Range Planning
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF SAN LUIS OBISPO
919 Palm Street
San Luis Obispo,California 93401
RE: DRAFT 2009 HOUSING ELEMENT UPDATE
.Dear Kim,
This firm represents the San Luis Coastal Unified School District("School District"). We have
recently reviewed the City of San Luis Obispo's Draft Housing Element update with an interest
toward the School District's property holdings. We are aware that the City wishes to promote
Higher-density, infill and mixed-use development,which was also specifically stated in the 2004
Housing Element. You may know that we are currently working on a portion of the San.Luis
Obispo High School property,identified in the 2004 Housing Element to accomodate additional
housing.
Given the City's previous vision to include School District's property in the Housing Element,we
respectfully request that this current update include the following properties:
■ Old Pacheco School, 165 Grand Ave(APN 052-114-001)located in Survey Area 6
■ Pacific Beach Continuation High School/Vicente Center, 11950 Los Osos Valley Road
(APN 004-431-009&-024)located in Survey Area 20
Based upon declining enrollment within many communities in California, these properties may
well become another important part of the School District's asset management program. Based
upon land use compatibility considerations, the Grand Avenue property may be appropriate for
higher density residential development. Given its proximity to both residential and commercial .
retails uses,the Pacific Beach School site may be appropriate for either higher density residential
or a mixed-use development
We would appreciate your consideration of the School District's request. If you have any
questions or need any additional information please contact me directly. Thank you in advance
for your time and consideration.
IATES,INC.
C. Agent
SAN LUIS COASTAL UNIFIED SCHOOL DISTRICT
c: B.Parker/SLCUSD
09-0020
805.541.4509
FAX 805.546.0525 0:LSLCUSWohiu=AvelCormpandence11009-5-14.KinMurryltr.dac {
3427 MIGUELITO CT
SAN LUIS OBISPO
CALIFORNIA 93401
mn ma•cwu 9co7 ?
n
- Page 1 of 1
r"
Chippendale, Sue
From: Hampian, Ken
Sent: Tuesday, May 19, 2009 9:49 AM
To: Hooper, Audrey; Chippendale, Sue
Subject: FW: Red file for Housing Element Update
Attachments: PH2-RedfileMurry.pdf
FYI to both of you, too. Looks fine to release.
From: Murry, Kim
Sent: Tuesday, May 19, 2009 8:34 AM
To: Cano, Elaina; Stanwyck, Shelly; Hampian, Ken
Subject: Red file for Housing Element Update
Attached is a red file for item PH2 on tonight's agenda. Please let me know if you need the originals or
if this PDF suffices. Thank you!
Kim Murry
Deputy Director, Long Range Planning
City of San Luis Obispo, Community Development
919 Palm Street
San Luis Obispo CA 93401
Ph: 805-781-7274 Fax: 805-781-7173
Web: www.slocity.oro
Email: kmurry(Wslocity.org
5/19/2009
'r` council memomnbum
city oFsanau>s osis.Por Community bevelopment paatment
DATE: May 19,2009
TO: City Council
VIA: Ken Hampian, CAO
FROM: John Mandeville, Community Development Director"N
BY: Kim Murry, Deputy Director, Long Range Planning1
SUBJECT: Housing Element Update — Letter from San Luis Coastal Unified School
District
Staff received a letter from San Luis Coastal Unified School District yesterday in response to our
outreach regarding tonight's discussion of the Housing Element Update. The School District is
requesting that two properties owned by the District be added to the list of properties to consider
for future rezoning to allow residential or mixed use development under Housing Element
program 6.12. The two properties requested for inclusion are:
Old Pacheco School: 165 Grand Avenue
Pacific Beach Continuation School: 11950 Los Osos Valley Road
The list of potential sites for consideration does not actually rezone the properties through the
update however it identifies sites with residential potential for future consideration. Staff
supports addition of these two properties to the list and is including a copy of the letter for the
Council's information.
!L-P &P 4—Y1q/L
r-
2TOUNCIL O'COD DIR
_ RED FILEe ury'► e ( 'FIN DIR
f3'A6A0/�S uRjC'FIRE CHIEF
_= MEETING AGENDA 2*ATTCRNEY 2-PW DIR
DATE4 � E CLERK10FIG 3--POLICE CHF
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o- p18 !'UT)L DIR
i TRiBu 11E G!yR 0"?
NCad 77mi..5 —Couuea 4-
e'-C rrzi
GAMPLAW WURMHousing Element Update 2009\City Couneil\Meno(5-19).doe
(D A 5 1 5
LAND5CAPE
ARCHITECTURE
AND PLANNING
14 May 2009
Ms.Kim Murry,Deputy Director,Long Range Planning
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF SAN LUIS OBISPO
919 Palm Street
San Luis Obispo,California 93401
RE: DRAFT 2009 HOUSING ELEMENT UPDATE
Dear Kim,
This firm represents the San Luis Coastal Unified School District("School District"). We have
recently reviewed the City of San Luis Obispo's Draft Housing Element update with an interest
toward the School District's property holdings. We are aware that the City wishes to promote
higher-density, infill and mixed-use development, which was also specifically stated in the 2004
Housing Element. You may know that we are currently working on a portion of the San.Luis
Obispo High School property,identified in the 2004 Housing Element to accommodate additional
housing.
Given the City's previous vision to include School District's property in the Housing Element,we
respectfully request that this current update include the following properties:
■ Old Pacheco School, 165 Grand Ave(APN 052-114-001)located in Survey Area 6
• Pacific Beach Continuation High School/Vicente Center, 11950 Los Osos Valley Road
(APN 004-431-009&-024)located in Survey Area 20
Based upon declining enrollment within many communities in California, these properties may'
well become another important part of the School District's asset management program. Based
upon land use compatibility considerations, the Grand Avenue property may be appropriate for
higher density residential development. Given its proximity to both residential and commercial .
retails uses,the Pacific Beach School site may be appropriate for either higher density residential
or a mixed-use development:
We would appreciate your consideration of the School District's request. If you have any
questions or need any additional information please contact me directly. Thank you in advance
for your time and consideration.
i
J*t]ATES,INC.
CAgent
SAN LUIS COASTAL UNIFIED SCHOOL DISTRICT
c: B.Parker/SLCUSD
09-0020
805.541.4509
FAX 80.5.546.0525
0:LSLCUSD4ohmonAvelCorrapondm=12009-5-14XinWurryUrda ;j
3427 MIGUELITO CT
SAN LUIS OBISPO
CALIFORNIA 93401 !i
au aao•cwaIX7
a
a
Page 1 of 1
Chippendale, Sue
From: Hampian, Ken
Sent: Tuesday, May 19, 2009 9:49 AM
To: Hooper,Audrey; Chippendale, Sue
Subject: FW: Red file for Housing Element Update
Attachments: PH2-RedfileMurry.pdf
FYI to both of you, too. Looks fine to release.
From: Murry, Kim
Sent: Tuesday, May 19, 2009 8:34 AM
To: Cano, Elaina; Stanwyck, Shelly; Hampian, Ken
Subject: Red file for Housing Element Update
Attached is a red file for item PH2 on tonight's agenda. Please let me know if you need the originals or
if this PDF suffices. Thank you!
Kim Murry
Deputy Director, Long Range Planning
City of San Luis Obispo, Community Development
919 Palm Street
San Luis Obispo CA 93401
Ph: 805-781-7274 Fax: 805-781-7173
Web: )Amm s oci .or�c
Email: kmurryc@slocity.org
5/19/2009