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HomeMy WebLinkAbout08-10-16 PC Item 2 GENP-3521-2016 (Study Session for Zoning Regulations Update)Meeting Date: August 10, 2016 Item Number: 2 PLANNING COMMISSION AGENDA REPORT SUBJECT: Study session to review and provide feedback on draft work program for the Zoning Regulations update. PROJECT ADDRESS: Citywide BY: Amy Sinsheimer, Michael Baker International Consulting Planner FILE NUMBER: GENP-3521-2016 FROM: Doug Davidson, Deputy Director DD RECOMMENDATION: Consider staff report, public testimony, and provide feedback to staff on the scope of work for the Zoning Regulations update. 1.0 PROJECT DESCRIPTION In December 2014, the City adopted the updated General Plan Land Use and Circulation Elements (LUCE). As part of the 2015-2017 financial plan, staff has been directed to conduct the Zoning Regulations update to implement programs from the updated Land Use Element. The revisions will also address other needed updates to the Zoning Regulations to create innovative zoning standards to improve the regulations' effectiveness. Staff is presenting the work program to the Planning Commission to obtain feedback on the scope of work, including the specific line items in Task 2.9 and the optional tasks included in the draft work program. The work program will also be presented to the City Council for the same purpose prior to its release in a Request for Proposals (RFP) to hire a consultant to prepare the updated Zoning Regulations. The full work program, including a scope of work, schedule, and budget, is included as Attachment 1 to this report. 2.0 BACKGROUND 2.1 Land Use and Circulation Element (LUCE) Updates The City initiated the LUCE update in early 2012 with the support of a Sustainable Communities Planning Grant from the California Strategic Growth Council. The update's primary objectives were to respond to any changed conditions in San Luis Obispo, incorporate sustainable practices and policies, respond to new state planning requirements, including climate change, and engage the community in a reaffirmation of the vision and goals for the city's future. The LUCE update featured a community engagement program, which included a resident LUCE Task Force from diverse geographic areas of the city; a citywide community survey; a series of six community workshops; open houses; online forums; and numerous other outreach efforts. 3.0 DISCUSSION 3.1 Existing Regulations The City's Zoning Regulations are the primary implementation tool for the Land Use Element. The attached work program (Task 2.9) shows the Element's updated programs that specifically necessitate amending the Zoning Regulations. In addition to implementing the updated Land Use GENP-3521-2016 Zoning Regulations Update Work Program Study Session Page 2 Element, other proposed subtasks have been included in Task 2.9 that have been identified as necessary to this more comprehensive update to the Zoning Regulations. While staff conducted in-house updates in 2007, 2009, 2010, 2012, 2013, and 2014, these updates addressed specific issues and did not entail a comprehensive revisions to the Regulations. A more comprehensive approach has been taken in developing the draft work program in order to allow San Luis Obispo to continue to be innovative and in the forefront of best practices. An example of an issue identified outside of a Land Use Element program is the need to overhaul Table 9 (Land Uses Allowed by Zone) with current descriptions of land uses, to reduce overlap among land use definitions, and for ease of use by staff and the public alike. For example, the current Zoning Regulations include seven definitions for office land uses: five for permanent primary office uses, one for other office uses, and one defining temporary and accessory offices. Staff is continually trying to fit a proposed office use into the overlapping "professional," "production/administration," and "processing" office categories. The impacts of these office uses are essentially the same. A reduction in the number of office use definitions would allow more effective implementation of the regulations by staff and for the public. Updates to the office categories needs review in a comprehensive manner to avoid unintended consequences. The services of a consultant are critical for a more comprehensive update to change long-standing implementation issues. Staff has prepared a draft work program based on the understanding of the amount allocated for the update in the 2016-2017 financial plan ($225,000) as well as the goal to complete the update before the end of Fiscal Year 2016-17 (June, 2017). The line items and optional tasks do not all fit within this budget or schedule. Staff seeks feedback from the Planning Commission about priority tasks and whether exceeding the budget or schedule should be considered in order to accommodate a certain set of priority tasks. The tasks in the update are broken out into line items by cost to allow for this type of decision-making and discussion. 4.0 PHASES OF PROJECT The draft scope of work has been divided into three steps: 1. Project Initiation and Coordination This phase is intended to establish a program and plan for the City's Zoning Regulations update through a series of meetings and other ongoing coordination between City staff and the consultant. The task will include a kickoff meeting between City staff and the consultant, which will inform the development of a final scope of work and outreach strategy. Following the kickoff meeting, the consultant and City staff will hold a conference call to finalize the scope of work and outreach strategy. Once the scope of work and outreach strategy have been finalized, monthly meetings will be held with the purpose of providing direction to the consultant, as needed. These meetings will be coordinated between the City and the consultant on an informal basis, and the consultant will prepare summaries for each of the meetings. City staff and the consultant will also coordinate via phone and email on an as -needed basis. GENP-3521-2016 Zoning Regulations Update Work Program Study Session Page 3 2. Zoning Regulations Text Amendments The purpose of this phase is to prepare updates to the existing Zoning Regulations based primarily on the recent update to the City's General Plan Land Use Element (2014), as well as other staff - identified updates (see subtasks of Task 2.9). During this phase, the consultant will collect, analyze, and review data—including the General Plan and existing Zoning Regulations—in order to assess internal and external consistency. The consultant will prepare all drafts and final documents based on an approach agreed upon with City staff and best practices for content, organization, and format. Additionally, this phase will include outreach techniques and events. These events will include two community workshops, two Planning Commission study sessions, a City Council study session, and several stakeholder meetings. The events are intended to introduce the Zoning Regulations update process to the community and decision-making bodies and to solicit input that will contribute to the administrative draft document. As a result of input received during outreach activities, the consultant will prepare a key issues summary and key issues papers in order to highlight some of the most significant zoning issues and outline a framework for potential solutions. The consultant will prepare an internal administrative draft of the updated Zoning Regulations, which will then be revised, and a draft for public review and hearings will be prepared. This document will be reviewed by City staff to ensure consistency, user-friendly organization, and alignment with best practices and to ensure it addresses the issues identified in the key issues summary. The consultant will then prepare final documents based on direction received from City staff and decision -makers as needed. City staff will update the Zoning Map and will upload the final documents to the City's website, including on the Municipal Code webpage. 3. Environmental Analysis/California Environmental Quality Act (CEQA) This phase includes preparation of environmental analysis documents pursuant to CEQA requirements. To meet these requirements, the consultant will prepare an addendum to the Land Use and Circulation Element General Plan Environmental Impact Report (LUCE EIR) that includes a project description and technical analyses which address each environmental issue area in the CEQA Environmental Checklist. The addendum will be developed using the analysis in the LUCE EIR. The addendum will demonstrate that the Zoning Regulations update will not result in new significant environmental impacts, as it is a later project of the General Plan. The consultant will finalize the addendum for submission based on direction from City staff. No public comment period is required in this process, but the consultant will provide assistance to respond to comments if the City chooses to circulate the addendum. Preparation of a Mitigated Negative Declaration has been included in the list of optional tasks should it be determined that new significant environmental impacts are raised by the ,Zoning Regulations update that were not addressed in the LUCE EIR. 5.0 OPTIONAL TASKS Also included in the scope of work and budget are optional tasks that can be integrated into the process if selected for inclusion in the Request for Proposals. These include zoning tasks such as the development of a Form -Based Code for the downtown, user guides and handouts related to the Zoning Regulations, updates to the Zoning Regulations for consistency with the General Plan Circulation GENP-3521-2016 Zoning Regulations Update Work Program Study Session Page 4 Element and Housing Element, and medical marijuana use regulations, among others. The optional tasks also include alternatives to tasks included in the primary task list. For example, the preparation of a mitigated negative declaration (MND) is included under the optional tasks if it is required in order to fulfill CEQA requirements should it be determined that an addendum to the General Plan EIR is insufficient. The optional tasks also include additional community outreach options that may be incorporated into the project, including stakeholder, staff, and community-based workshops, as well as the creation of subcommittees and task forces. 6.0 SUMMARY The attachment contains an itemized list of each task and a corresponding line item budget. The City Council authorized a total budget of $225,000 for updating the Zoning Regulations, including the Environmental Review and Airport Land Use Commission (ALUC) referral (see Attachment 2). The tasks are outlined in 3 main areas: 1) LUCE implementation requiring updates to the Zoning Regulations, 2) staff proposed changes to the Zoning Regulations, and 3) optional tasks for consideration. The proposed changes are all accommodated in the approved budget, with the exception of a few of the optional tasks. The "big ticket" item that would not be covered in the proposed work plan is a Form Based Code (FBC) for the downtown. If a FBC is desired for the downtown as part of the 2016-17 Budget, additional funding would need to be authorized by the Council or tasks eliminated from the list to stay within the budget. If an Addendum to the LUCE EIR turns out to be the appropriate CEQA document (as opposed to a Mitigated Negative Declaration), additional budgeted finds could be available for other optional tasks. There could be some additional funding for optional tasks coming out of the ALUC component, as well. 7.0 NEXT STEPS Following the Planning Commission study session, a study session is scheduled with the City Council on September 6, 2016 to present the Zoning Regulations update work program and to receive feedback and request authorization of issuance of a RFP. The following steps will occur after approval of an RFP has occurred: • Issue RFP — September 2016 • Receive proposals — September/October 2016 • Projection Initiation — October 2016 8.0 ATTACHMENTS 1. City of San Luis Obispo Zoning Regulations Update Work Program 2. Significant Operating Program Change Community Development - Zoning Regulations Schedule/Budget (2016-17 Financial Plan) Attachment 1 We Make a Difference INTERNATIONAL CITY OF SAN LUIS OBISPO ZONING REGULATIONS UPDATE •■ 1 1 11111,01010 1. a16. SCOPE OF WORK The proposed scope of work for San Luis Obispo's Zoning Regulations update project is organized into four primary tasks listed below. The table following describes each of these primary tasks and subtasks with a list of meetings, consultant deliverables, and City responsibilities assumed for each task. The schedule and budget for each of these primary tasks and subtasks are also provided in this section. Primary Tasks Task 1 - Project Initiation and Coordination Task 2 -Zoning Regulations Text Amendments • Task 3 - Environmental Ana lysis/CEQA/Airport Land Use Commission (ALUC) Referral Project.Coordination This task establishes a solid program and plan for the successful preparation of the City's Zoning Regulations update. This task involves an initial staff meeting, a final scope, and an outreach strategy, as well as ongoing project coordination. Generally, the consultant will be available on an as -needed basis to coordinate with City staff to facilitate the efficient exchange of information and allow for a timely response to City needs for information from the consultant team. Task 1.1 — Project Initiation. At the outset of the project, consultant staff will participate in a kickoff meeting with City staff to discuss the work program and scope, project logistics, outreach history, and data needs. To expedite coordination for the project schedule, City staff should provide the consultant team with any cleanup items (e.g., internal inconsistencies) that need to be addressed in the Zoning Regulations update. Following the kickoff meeting, the consultant will prepare a final scope of work if any changes are needed to the scope of work in the RFP. The consultant will also prepare a final outreach strategy outlining the proposed public participation program for project information, public meetings, and corresponding tools and techniques to engage the public and maximize agreement regarding zoning solutions. Meetings Consultant Deliverables City Responsibilities Attend kickoff meeting and Kickoff meeting Kickoff meeting agenda and provide direction as needed Conference call to discuss final summary Provide background data and files scope of work and outreach Final scope of work Review final scope of work and strategy (if needed) Final outreach strategy outreach strategy, participate in conference call MBAKERINTL.COM 2729 Prospect Park Drive,Suite 220 Rancho Cordova, CA 95670 P: (916) 361-8384 F: (916) 361-1574 Attachment 1 Page 2 Task 1.2 - City Staff Work Sessions. This task includes monthly project coordination with the City. Unless otherwise coordinated with other meetings and workshops included in this scope, this task is assumed to include conference calls or in-person meetings with local consultant staff and follow-up e-mail correspondence. The consultant's project manager will coordinate with the City's in-house project manager to determine an informal agenda for each meeting, and the consultant will provide a written summary of discussion and any follow-up items from the regular coordination calls/meetings. Depending on the planned agenda for each meeting, other project team members (consultant and City staff) will be invited to participate in these regular project coordination calls/meetings. Meetings Consultant Deliverables City Responsibilities 14 (one per month) conference Meeting summaries Attend meetings/conference calls calls or meetings with City staff and provide direction as needed Task 1.3 - Ongoing Project Coordination. The consultant's project manager will coordinate with the City throughout the duration of the Zoning Regulations update project. The consultant will communicate with City staff via phone and e-mail, as needed throughout the project. Meetings Consultant Deliverables City Responsibilities No deliverables associated with Coordinate with consultant as this task questions and issues arise TASK 2 - Zoning Regulations Text Amendments The purpose of this task is to prepare updates to the existing Zoning Regulations, as well as to solicit and summarize input regarding desired changes to those provisions. The primary driver of the required changes is the recent update to the City's General Plan Land Use Element (2014) and other City staff -identified updates. These are identified in detail under Task 2.7 This task involves review of existing documents, preparation of an issues summary, and an annotated outline of proposed changes to the Zoning Regulations. This task involves preparation of the Zoning Regulations update. Based on the project goals and objectives, General Plan direction, the consultant will prepare the administrative draft, public review draft, public hearing draft, and final documents. Before preparation of the administrative draft, the consultant will work with City staff to determine an approach to document organization and format. The consultant will provide recommendations for organization and format based on best practices and the City's existing Zoning Regulations. This task also identifies where public outreach will occur throughout the Zoning Regulations update. The outreach components include public workshops, study sessions with decision -makers, stakeholder interviews, and public hearings. Outreach throughout the update process is intended to present the update process and purpose, and discuss potential solutions to maximize agreement in advance of drafting and revising documents. Task 2.1 - Data Collection, Analysis, and Review. The consultant will review the existing Zoning Regulations (text and map), General Plan, and other relevant policies and plans adopted by the City. The consultant's review will assess the adequacy of the existing text in terms of consistency with City -identified General Plan Land Use Element programs, compliance with state and federal laws, internal consistency, completeness, and conformance with appropriate best practices. Meetings Consultant Deliverables City Responsibilities No deliverables associated with Provide pertinent data and this subtask documents to consultant F 0 `7 Page 3 Task 2.2 — Document Organization and Format. Based on the existing Zoning Regulations organization and format and input received from the City staff at the project kickoff meeting (see Task 1.1), the consultant will provide recommendations to City staff for organization and format of the updated Zoning Regulations. Drawing from past experience and best practices, the recommended approach will be mindful of the existing organization while suggesting an approach that is logical and user-friendly. Recommendations will include one or more options with an annotated outline demonstrating organization and general content. If feasible, the consultant will update the City's existing Word document. If necessary, the consultant will prepare a new Microsoft Word template based on the City's existing document. Meetings Consultant Deliverables City Responsibilities Recommended document organization with annotated Provide existing Word document of outline. Draft may include more Zoning Regulations for consultant than one option. Final outline will evaluation be used to create new document Review and provide comments on template or update the City's proposed approach to document existing document (Microsoft organization Word). Task 2.3 — Community Workshops. The consultant and City staff will facilitate two community workshops prior to completion of the administrative draft Zoning Regulations. The workshops will take place in neighborhoods and will focus on: • Explanation of the Zoning Regulations update project including scope of work and schedule. • Receiving input focused on the programs from the Land Use Element being implemented by the Zoning Regulations update. The consultant's project manager will work with City staff to develop effective meeting plans, venues, and methods to inform and receive relevant input from the community. This may include but not be limited to surveys, interactive web -based interfaces, live polling, small group exercises, and/or interactive work stations as appropriate and desired. City staff will be responsible for booking the workshop venues. The consultant will summarize input from the community workshops and provide a summary to the City. Meetings Consultant Deliverables City Responsibilities Co -lead workshops Co -lead workshops and work with Community workshops (2) consultant on development of Meeting materials and summary meeting materials Task 2.4 — Planning Commission Study Sessions. The consultant and City staff will facilitate two study sessions with the Planning Commission to introduce the Zoning Regulations update process and solicit input/direction prior to the administrative draft document. The consultant and staff will summarize input from the community workshop series outlined in Task 2.3 and present potential modifications as directed by City staff. For the Planning Commission, the goal is to share information about community participation and to highlight the most significant or potentially controversial issues to hear discussions and receive direction as appropriate in advance of the draft update to the regulations. Meetings Consultant Deliverables City Responsibilities Participate in study sessions Study sessions (2) Meeting materials and summary planning, review materials, attend and help facilitate meeting Task 2.5 — City Council Study Session. The consultant and City staff will facilitate one study session with the City Council to introduce the Zoning Regulations update process and solicit input/direction prior to the administrative draft document. Attachirmit 1 Page 4 The consultant and staff will summarize input from the community workshop series outlined in Task 2.3 and present potential modifications as directed by City staff. For the City Council, the goal is to share information about community participation and Planning Commission input and to highlight the most significant or potentially controversial issues to hear discussions and receive direction as appropriate in advance of the draft update to the regulations. Consultant Deliverables City Responsibilities Study session (1) Meeting materials and summary Participate in study session planning, review materials, attend and help facilitate meeting Task 2.6 - Stakeholder Meetings. The City staff will conduct stakeholder meetings with key select individuals and groups in the City to identify and vet issues addressed through the update. The consultant will assist with identification of stakeholders and development of interview questions. It is expected that one of the stakeholder meetings will focus on the update of Ordinance 1130 and will include residents and property owners with an interest in the properties subject to Ordinance 1130. Meetings Consultant Deliverables City Responsibilities Work with consultant to identify stakeholders and develop interview questions Stakeholder meetings (conducted by City staff) No consultant deliverables Schedule times and locations for stakeholder interviews Conduct and provide summary of stakeholder meetings A, r 1 f consultant will focus on the following tasks with specific direction from staff: • If desired and in keeping with staff direction, reorganize the document in a logical and user-friendly Page 5 Task 2.7 — Administrative Draft Zoning Regulations. Based on input to date in the process and the General Plan Land Use Element programs identified by City staff, the consultant team will prepare an administrative draft of the Zoning Regulations update for internal staff review. The consultant will also prepare a partnering document (memorandum) summarizing significant changes to each chapter of the Zoning Regulations. The consultant will focus on the following tasks with specific direction from staff: • If desired and in keeping with staff direction, reorganize the document in a logical and user-friendly manner (see Task 2.2). • Incorporate identified updates based on recent City efforts including the Subdivision Regulations update and the Sign Regulations update. • Ensure consistency with the 2014 General Plan Land Use Element, based on specific programs specified by City staff. • Address other necessary revisions proposed by City staff. ■ Ensure existing and proposed regulations are consistent with relevant state and federal laws. • Provide recommendations in keeping with current best practices, and ensure internal consistency. Meetings Consultant Deliverables City Responsibilities Administrative draft Zoning Regulations Review administrative draft document and prepare single Memo summarizing significant consolidated set of staff comments changes Task 2.8 — Public Review Draft Zoning Regulations. Based on input and direction from City staff, the consultant will prepare revisions to the Zoning Regulations for public review and distribution. The consultant will provide a screencheck draftfor staff to review and confirm prior to production of the public draft document. The consultant will provide the documents to the City for posting on the website. Meetings Consultant Deliverables City Responsibilities Screencheck public review draft Review screencheck drafts prior to Zoning Regulations and public printing of public draft documents review draft Zoning Regulations Task 2.9 — Community Workshops on the Public Review Draft. City staff will facilitate two community workshops following release of the public review draft Zoning Regulations. The workshops will focus on: • Presenting the public review draft and draft Zoning Map to the general public. City staff will be responsible for updates to the Zoning Map. • Highlighting significant modifications to the existing zoning regulations. The consultant's project manager will work with City staff to develop effective meeting plans, venues, and methods to inform and receive relevant input from the community. This may include but not be limited to surveys, interactive web -based interfaces, live polling, small group exercises, and/or interactive work stations as appropriate and desired. City staff will be responsible for booking the workshop venues. The consultant will summarize input from the community workshops and provide a summary to the City. Meetings Consultant Deliverables City Responsibilities Lead workshops and work with consultant on development of Community workshops (2) Meeting materials and summary meeting materials Draft any needed updates to Zoning Map Attachnn.nt 1 Page 6 Task 2.10 - Public Hearing Draft Zoning Regulations. Based on input and direction from City staff, Planning Commission, and public input, the consultant will prepare a public hearing draft of the Zoning Regulations update. The consultant will also prepare a legislative draft of the public hearing draft with changes to the existing Zoning Regulations shown in strike through for deleted language and bold for new language. The consultant will provide a screencheck draft for staff to review and confirm prior to production of the legislative public hearing draft and public hearing draft documents. The consultant will provide the documents to the City for posting on the website and inclusion in Planning Commission and City Council staff reports. Meetings Consultant Deliverables City Responsibilities Screencheck public hearing draft Zoning Regulations Screencheck legislative public hearing draft Zoning Regulations Review screencheck drafts prior to printing of public hearing draft Public hearing draft Zoning documents Regulations Legislative public hearing draft Zoning Regulations Task 2.11 - Public Hearings. City staff will facilitate one hearing with the Planning Commission and one hearing with the City Council after preparation of the public hearing draft Zoning Regulations. City staff will also facilitate one hearing with the City Council for review and adoption of the final updated Zoning Regulations. The consultant will assist City staff with preparation for the hearings and will attend the hearings to assist in responding to questions. Meetings Consultant Deliverables City Responsibilities Public hearing with Planning Prepare and distribute notices and Commission (1) staff reports Attend public hearings Public hearings with City Council Facilitate public hearing (2) presentations Task 2.12 - Final Documents. The consultant will prepare final documents based on City Council direction and action as appropriate. The City will be responsible for uploading the final documents to the City's website and Municipal Code website. Meetings Consultant Deliverables City Responsibilities Final Zoning Regulations Review final documents prior to printing TASK 3 - Environmental Analysis/CEQA/ALUC Referral This task involves preparation of environmental analysis for the project in keeping with CEQA requirements. The consultant will prepare an addendum to the 2014 General Plan Land Use and Circulation Elements Update EIR pursuant to CEQA Guidelines Section 15164 that would be utilized to demonstrate that the Zoning Regulations update is simply a later project of the General Plan and its environment effects are adequately addressed in the General Plan update EIR. If the City prefers, the consultant can prepare a Mitigated Negative Declaration, which is listed as an optional task in lieu of the General Plan EIR Addendum (see Optional Task 10). This task also involves meetings with the San Luis Obispo County Airport Land Use Commission (ALUC) for their input and review of consistency with the County's Airport Land Use Plan. Task 3.1 - General Plan EIR Addendum. The consultant will prepare an administrative draft addendum including a project description and technical analysis. The technical analysis will address each environmental issue area in the CEQA Environmental Checklist and will utilize and summarize the environmental impact analysis provided in the General Plan update EIR. Specifically, the analysis will provide substantial evidence that the Zoning Regulations update would not result in a new significant environmental impact or an increased Attachment 1 Page 7 severity of a previously identified environmental impact from the project or changed conditions (pursuant to CEQA Guidelines Section 15162). Upon receipt of City comments on the addendum, the consultant will finalize the addendum. Pursuant to CEQA Guidelines Section 15164, no public review or response to comments on the addendum is required. However, the consultant will provide technical assistance to respond to any comments received if the City chooses to circulate the addendum. Meetings Consultant Deliverables City Responsibilities Administrative draft GP EIR Addendum Review materials and provide input and direction as appropriate Final draft GP EIR Addendum Task 3.2 - ALUC Initial Meeting. Following release of the public draft Zoning Regulations the consultant will prepare for and attend one hearing with the County Airport Land Use Commission (ALUC) to receive their initial feedback on the update. Meetings Consultant Deliverables City Responsibilities Prepare presentation and written Assist consultant with preparation Public hearing with Airport Land materials for review by the ALUC of materials and coordination with Use Commission (1) the County liaison to the ALUC as Present at meeting needed Task 3.3 - ALUC Formal Referral Meeting. Following review of the public hearing draft Zoning Regulations by the City of San Luis Obispo Planning Commission and City Council the consultant will prepare for and attend one hearing with the County Airport Land Use Commission (ALUC) to receive their formal feedback on the update. The ALUC will make a determination of consistency or inconsistency between the updated Zoning Regulations and the Airport Land Use Plan (ALUP). Meetings Consultant Deliverables City Responsibilities Presentation and staff report for Assist consultant with preparation Public hearing with Airport Land review by the ALUC of materials and coordination with Use Commission (1) the County liaison to the ALUC as Present at meeting needed OPTIONAL OPTIONAL TASK 4 - Form -Based Code for Downtown Integrated into Comprehensive Zoning Regulations As part of the Zoning Regulations update, the consultant will prepare a form -based code for the downtown (as defined in the updated Downtown Concept Plan). The form -based regulations will provide additional certainty for building form, development standards, and allowed uses in the downtown based on the updated Downtown Concept Plan. The consultant will prepare a new section of the Zoning Regulations (Municipal Code Title 17) that will be integrated into Title 17. This form -based code option would include form -based coding for the downtown. The new section of the regulations could also include a process and standards that could be applied to other properties or districts if, in the future, the City or a property owner desires to put form -based standards in place in other areas of the city. OPTIONAL TASK S -- Stand -Alone Form -Based Code for Downtown (Not Codified with Zoning Regulations) The consultant will prepare a stand-alone form -based code in the form of a Specific Plan to be applied to the downtown. Once adopted, the zoning regulations in the Specific Plan would replace the existing regulations for the downtown in Title 17. Attachment 1 Page 8 OPTIONAL TASK 6 -laser Guide for Zoning Regulations The consultant will prepare a guide for users of the Zoning Regulations, such as City staff and applicants. The guide will focus on organization and updates to the Zoning Regulations and the most common sections referenced for certain types of projects. Meetings Deliverables City Responsibilities Review draft User Guide and Draft User Guide provide one consolidated set of Final User Guide comments to consultant for preparation of final User Guide OPTIONAL TASK 7 - Handouts for Users of the Zoning Regulations The consultant will prepare a set of handouts that can be provided at the Community Development counter to guide users of the Zoning Regulations. Each handout would focus on a land use type to summarize and/or reference relevant land use and development standards for new development and qualifying revisions to existing development. Meetings Deliverables City Responsibilities Review draft handouts and provide Draft handouts one consolidated set of comments Final handouts to consultant for preparation of final handouts OPTIONAL TASK 8 - Updates to Zoning Regulations to Implement Recent Updates to Circulation Element of General Plan In addition to the General Plan Land Use Element, the City recently updated the Circulation Element (2014) of its General Plan. For consistency with the Circulation Element, additional updates to the Zoning Regulations will be necessary. The consultant will work with the City to identify programs from the Circulation Element that required updates to the Zoning Regulations that are not already addressed under Task 2.7 - Administrative Draft Zoning Regulations. OPTIONAL TASK 9 - Updates to Zoning Regulations to Implement Recent Updates to Housing Bement of General Plan In addition to the General Plan Land Use Element, the City recently updated the Housing Element (2015) of its General Plan. For consistency with the Housing Element, additional updates to the Zoning Regulations will be necessary. The consultant will work with the City to identify programs from the Housing Element that required updates to the Zoning Regulations that are not already addressed under Task 2.7 - Administrative Draft Zoning Regulations. OPTIONAL TASK 10 - Mitigated Negative Declaration for CEQA Review Should the Zoning Regulations update require the preparation of a Mitigated Negative Declaration (MND), the consultant will prepare an MND that will consist of an Initial Study as well as the MND determination and required mitigation measures. The MND will consist of a project description, CEQA Environmental Checklist, discussion of environmental issues, mitigation measures, and references, and will be formatted consistent with the City's preferred format. The MND will include a brief discussion of each issue item in the Environmental Checklist, with a more thorough analysis given to those items that could result in potentially significant impacts (e.g., air quality, greenhouse gases, and noise). The consultant will also identify current City standards and specific mitigation measures that are required to reduce adverse impacts to less than significant Ievels.This task would replace Task 3.1 in the primary tasks described above if the City determines an MND is needed to At t a dam en t 1 Page 9 sufficiently address any environmental impacts raised by changes made to the Zoning Regulations that are not addressed in the General Plan Land Use and Circulation Elements EIR. Meetings Deliverables City Responsibilities Administrative draft MND, Public Review drafts and provide input and draft MND, response to comments direction as appropriate, assist with (if needed), and Final MND response to comments (if needed) OPTIONAL TASK 11 - Zoning Subcommittee or Community Ta ' „ The consultant will facilitate meetings with the City staff Zoning Subcommittee or Community Task Force to present and receive input on identified Zoning Regulations issues and the draft documents. A City staff Zoning Subcommittee could consist of staff from Community Development and other relevant departments and could also include members of the Planning Commission. Meetings Deliverables City Responsibilities City Staff Zoning Subcommittee or Community Task Force Meeting materials and summary Attend meeting and provide input Meetings (costs are provided per and direction as appropriate meeting) OPTIONAL TASK 12 - Additional City Staff Work Sessions The consultant will facilitate additional coordination meetings with City staff. The scope of this task is the same as described in Task 1.2 above. Costs are provided per meeting. Meetings Deliverables City Responsibilities Conference call/meeting with Attend meetings/conference calls City staff Meeting summaries and provide direction as needed OPTIONAL TASK 13 - Additional, Consultant -leas Stakeholder Interviews The consultant will facilitate additional stakeholder interviews (in addition to the interviews conducted by the City under Task 2.6 above) in coordination with the City. The scope for this task will be the same as that for Task 2.6 above except that the consultant would take the lead in the interviews rather than City staff. This task is envisioned as a one-on-one or small group interview. Meetings Deliverables City Responsibilities Work with consultant to identify stakeholders and develop interview Stakeholder interviews Stakeholder interview meeting questions summaries Schedule times and locations for stakeholder interviews OPTIONAL, TASK 14 - Additional Community Workshops The consultant will work with the City to facilitate additional community workshops. The scope of the workshop task would be the same as described in Task 2.3 above. Costs are provided per meeting. Meetings Deliverables City Responsibilities Co -lead workshops Co -lead workshops and work with Community workshop consultant on development of Meeting materials and summary meeting materials Attachramt 1 Page 10 OPTIONAL TASK 15 —Additional Study Sessions/Public Hearings The consultant will work with the City to facilitate additional study sessions or public hearings with the Planning Commission, City Council, or other hearing body. The scope of the study session or hearing task would be the same as described in Tasks 2.4, 2.5, or 2.11 above (depending on the type of meeting). Costs are provided per meeting. Meetings Deliverables City Responsibilities Prepare and distribute notices and Study session or public hearing Attend study session or public staff reports hearing Facilitate public hearing presentations OPTIONAL TASK 16 — Key Issues Summary Following the community workshops, Planning Commission and City Council study sessions, and stakeholder meetings in Tasks 2.3, 2.4, 2.5, and 2.6, the consultant will prepare a key issues summary highlighting issues identified by City staff and the consultant and as a result of input received during previous tasks. Meetings Deliverables City Responsibilities Zoning Regulations key issues Review key issues summary and provide input and direction as summary appropriate OPTIONAL TASK 17 — Key Issues Papers After preparation of the key issues summary, the consultant will prepare key issue papers for three to five of the City's most significant and potentially controversial zoning issues identified in Optional Task 16. The key issues to focus on will be identified through working with City staff. Papers will identify the issue and provide framework, analysis, potential solutions, and recommendations for consideration and direction from staff (as well as public and/or decision -makers if desired) in advance of the draft Zoning Regulations update. Meetings Deliverables City Responsibilities Review key issues papers and Key issue papers (3-5) provide input and direction as appropriate OPTIONAL TASK 18 — Address Key Issues in Key Issues Summary In Updated Zoning Regulations The consultant will incorporate revisions to the Zoning Regulations resulting from the identification and addressing of key issues during Optional Tasks 16 and 17. The amendments will be incorporated into the administrative draft zoning regulations (Task 2.7). Meetings Deliverables City Responsibilities Make revisions as part of the Review updates related to key issues Administrative Draft Zoning as part of the full review of the Regulations (Task 2.7) Administrative Draft Zoning Regulations O Y Attachment 1 ihi 1 • 1 1 1 r 1 +• I 1 1 1 1 • r • 3 z � w u O E C ¢ O J o E v E W O ¢ 2 LL v v w V V G 2 N C C vi C O C 'E O O q N C OT O 0G o N ' o Y v O LCcOE _ LLL a > EoV G oN O o Ecu E�Eo Q Y I I I Y I I I I I I I I I p N Y I I I H f N N lV N N lV N N fV N N f C O 3 O N � N v aL N Ya,a �a Z a ai ao� a 3 v L � V O L � O O y ro � � m o V Y •_ C � T E E�oa Y C 0 c o c L O v >? 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Q O O d a O 3 J T c• v v c 7 f N A o '> ac J o o ° J E a J X w a ¢° z vL o° W a r = N N N N'i N N N N N N J O E W O d d LL N 2 N QQ M N E "' O C U) N O W 7'. N m, z 7 N N N N N r N M M r W 0'T �O Attachment 1 'a V O i i O R O O O O O O O O O d O1 d 01 O Q O O > > a O O N 1n Z Z o 0 o N o m ry ry o 0 0 0 0 0 0 0 0 0 o ry o 0 0 0 0 0 0 0 o 0 0 0 0 0 0 00' 0 0 0 o� 0 0 0 0 N M N O1 D\ N O O O O O O O O O O O O O O 1 O O O O O O O - O m '• m m m m n N C Ol � d w � E C � O w N W O1 C V V O C N W Q 0 O y E E m v Q C � Q c n J n J O f O E O C C N Q C � c � T o o c E. Q Q 'c v E. E o r m B 8 S E `o_ v o C C C O E C N O O C V V J = O 3 L J J ¢ O d O O '- Y w rn 3 T C o O N v c' c S E� E E T c v Q :SO O C O .� 00 O « J w N N -76 — N n. O O Z H C C C C N Y 2 � 00 � O� O lV T 7 Vt �O I� m Attachment 2 LUCE IMPLEMENTATION AND FEE UPDATE The City's traffic impact fee program was originally established in 1995 and last updated in 2006. The purpose of the fee is to fund the transportation improvements required to accommodate new development in the City. Since the last update, new transportation improvements have been identified that are not currently included in the traffic impact fee program and a multi -modal approach has been endorsed. Additionally, the equity of some specific plan area fees has been questioned. These circumstances are best to be addressed as part of a multi -modal circulation impact fee update now that the General Plan has been updated. Augmenting contract services for transportation consultant assistance is essential for providing services to internal City customers such as the Police & Fire Departments. Other stakeholders, such as Cal Poly, Cal Trans, SLO County, San Luis Obispo Council of Governments are affected by this resource. Previously traffic impact updates have been completed by the Finance and IT Department. Given the department's current resources, staff recommends consultant services be utilized to accomplish this task. GOAL AND POLICY CRITERIA This request meets all of the SOPC criteria as follows: 1. Supports Major City Goals: This request supports Major City Goals, including Housing and Multi Modal Transportation as well as supports an other important objective of Downtown. It also continues implementation of goals from the 2013-15 Financial Plan of Infrastructure and Fiscal Health, Bike and Pedestrian Paths, and implementing the Economic Development Strategic Plan (EDSP) by updating the fee program to achieve community objectives of affordable housing and circulation infrastructure. 2. Needed to address health. safety or legal concern: Updating the Zoning Code will provide internal consistency between the recently -adopted General Plan and implementing ordinances as required by Government Code. Providing a nexus study and update to the fee program is required to reflect new and changed infrastructure identified in the LUCE update. This includes conducting the required AB1600 evaluation of the fee program and fair share cost allocation for affordable housing, public art, open space, parks, and changes to public infrastructure and service needs defined in the LUCE update. 3. Needed to provide a Rriorijy level of service: Updating the impact fees to fairly distribute responsibility and cost of needed infrastructure is a priority for the development community. In addition, updating the Zoning Code and implementing bike paths and affordable housing projects is a broader community priority. 4. Supports revenue generation and/or cost savings: Both efforts may indirectly result in either revenue generation or cost savings. Updating the impact fees will more accurately represent the cost of infrastructure needs in the community and will distribute the costs to pay for those needs. The resulting infrastructure will support new development which will generate revenue. Updating the Zoning Code will provide more clarity and reflect a range of uses that were not envisioned in 1994 — the last time the Land Use Element was significantly updated. 5. Represents reorganization within or across Departments: Implements recommendations of the Community Development Organizational Assessment where Zoning Code changes may impact process changes. 3-77 Attachment 2 LUCE IMPLEMENTATION AND FEE UPDATE 6. Reallocation of Existing Resources- The staff resources previously assigned to the LUCE update will be available to coordinate this effort, but consultant services will still be required. Updating the Downtown Concept Plan will leverage the resources allocated for the Mission Plaza CIP project and visioning/outreach efforts can be coordinated for efficiency. In addition, the Public Art Master Plan effort will be completed by September 2015 and will inform the Downtown Concept Plan update effort. STAKEHOLDERS Implementation of the updated General Plan will engage many of the same community members who were interested and involved in the LUCE update itself: Residents for Quality Neighborhoods; Home Builders Association; Chamber of Commerce; Downtown Association; SLO Property and Business Owners' Association; city residents, and owners of properties and businesses. IMPLEMENTATION Implementation is envisioned as follows: 1. Develop RFP for Downtown Concept Plan update 2. Interviews and consultant selection process 3. Visioning, interviews, charrette(s), review of Mission Plaza Assessment from CIP 4. Develop Draft Concept Plan 5. Advisory Body review (ARC, CHC, PC) and early Council feedback 6. Council review and approval 7. RFP for Infrastructure Fee Update 8. Consultant Selection for Infrastructure fee update 9. Work effort for Infrastructure update (costs, nexus, financing options, right- sizing) 10. Public outreach — infrastructure update 11. RFP for Zoning Code update 12. Consultant Selection for Zoning Code update 13. Commission and Council consideration of Infrastructure options 14. Consultant work on Zoning Code update 15. Council adoption of Public Facilities Fee program 16. Draft Zoning Code and CEQA evaluation 17. Referral of Draft Zoning Code and CEQA to ALUC 18. Planning Commission and Council review of draft Zoning Code update 19. Council approval of Zoning Code update 3-78 Aug 2015 Sept 2015 Oct -Dec 2015 Dec -Jan 2016 Feb -May 2016 July 2016 Feb 2016 April 2016 April — July 2016 Aug -Sept 2016 August 2016 September 2016 Oct -Nov 2016 Oct —Dec 2016 Dec 2016 Jan — Mar 2017 April 2017 April — May 2017 June 2017 Attachment 2 LUCE IMPLEMENTATION AND FEE UPDATE PROGRAM MANAGER AND TEAM SUPPORT Program Manager: The program manager for the Affordable Housing Nexus study and for LUCE implementation (Zoning code/Downtown Concept Plan) will be the Community Development Deputy Director. The Public Works Deputy Director and Transportation Operations Manager will take the lead on circulation element implementation and traffic impact fee update. Project Team: The project team will include a Transportation Planner, Community Development Senior and Associate Planners, the Finance and Information Technology Director, and support staff. Representatives from City Police, Fire, Utilities, Public Works, Finance and IT, and Parks and Recreation departments will be involved. ALTERNATIVES: Continue the Status Quo. Once the Land Use and Circulation Elements are adopted, the City will need to ensure that implementing documents, information and processes are updated as well. Continuing the status quo implies that no changes will be required in response to the update. Regardless the traffic impact fee program will need to be updated to comply with State law and add facilities to support LUCE land uses and policies. If no other changes are needed, staff will recommend any identified funds be returned to the General Fund. This is an unlikely scenario. Infrastructure improvements and impact fees must be updated if the community will be able to achieve improvements identified in the updated General Plan. Other changes identified in the update will need to be implemented otherwise the policies and programs cease to provide direction for decision -makers and inconsistencies would exist between policies and implementation mechanisms. 2. Defer or Re -Phase the Request. The request could be phased to address the infrastructure financing or the implementing zoning code and standards to be changed in response to the update. This approach could result in the General Plan having no way to implement desired improvements or could result in a General Plan that has inconsistent standards if funding is not approved in the 2015-17 Financial Plan. Neither of these outcomes is desirable. The City's traffic impact fee program needs to be updated whether or not there are changes to the General Plan. Change the Scope of Request. The request could be re -scoped to include consultant assistance for the nexus study, traffic impact fee update and infrastructure fee development only. Existing staff would be required to complete the implementation of other changes resulting from the LUCE Update. Due to existing workload and resource commitments, this could mean that other work desired by the Council does not occur. Items that could lose momentum or be deferred include completion of the Housing Element update, implementation of Climate Action Plan strategies, and other initiatives assigned to the Community Development Department. 4. Implementation in a Different Way. City staff seeks grants to accomplish Council -directed work efforts and will continue to look for funding opportunities, funding partners, and any funding efficiencies possible to leverage City resources. Transportation Impact Fund fees (TIF) are not available for this update. There are limited TIF funds available for AB 1600 work or updates to this source which only covers City-wide infrastructure (Specific Plans are handled separately). A program amendment would be required to enable funds to be used for this purpose and would still only address city-wide fees. If grant funds are not available, MA Attachment 2 LUCE IMPLEMENTATION AND FEE UPDATE General Fund support will be required to accomplish this effort unless staff in the Finance and IT Department complete the consultant services components of this work effort. Given the current staffing resources in that department, this alternative is not recommended. 5. Existing Program Evaluation. The LUCE update will involve an evaluation of the City's existing land use and circulation element policies and programs, their status and on-going fit with community values. This process will be completed with the adoption of the LUCE update (projected to occur by November 2014). OPERATING PROGRAM Long Range Planning Transportation Planning COST SUMMARY Completion of the updated Land Use and Circulation Elements (LUCE) to ensure internal consistency of the City's implementing ordinances and fees will cost approximately $735,000 in Financial Plan 2015-17. Line Item Description Account No. 1 2015-16 - 2016-17. staffing 0 0 Contract Services 410,000 325,000 !Engineering Firm to design and cost infrastructure 50500-7227 50,000 Traffic modeling and Nexus study 50500-7227 50,000 Financial Firm to develop PFFP 40400-7227 75,000 Financial Firm to update TIF program 50500-7227 50,000 Affordable Housing Nexus Study 40400-7227 35,000 Changes to EnerGov to accommodate updated fees 40400-7227 50,000 Downtown Concept Plan update 40400-7227 100,000 Update of Zoning Code 40400-7227 150,000 CEQA analysis and ALUC referral 40400-7227 75,000 Transportation Consultant 50500-7227 50,000 50,000 Total Operating Costs 410,000 325,000 TIF Funds (70,000) Affordable Housin Funds (35,000) Net Operating Costs 305,000 325,000 3-80