HomeMy WebLinkAbout10-18-2016 Item 20, Applicant Presentation22 CHORRO STREET
SUMMARY
•Seeking approval of use permit for development
of a sustainable mixed-use project on currently
vacant lot
•Adds housing including affordable housing in
mixed-use building and area
•Project consistent with state and local laws and
policies (including development standard
reductions)
KEYS TO SUSTAINABILITY –
LOCATION & LOCAL SERVICES
KEYS TO SUSTAINABILITY -
TRANSPORTATION IMPROVEMENTS
KEYS TO SUSTAINABILITY –
BICYCLE AMENITIES
KEYS TO SUSTAINABILITY –
BICYCLE AMENITIES
KEYS TO SUSTAINABILITY –
ADDITIONAL INCENTIVES
•Additional Incentives to Residents
•10 community bicycles
•The Pledge
–Tenants signing the pledge will receive gift card to local
bicycle shop
–Acknowledge goals of removing cars from the road,
reducing greenhouse gas emissions, reducing traffic and
improving air quality
–Acknowledge availability of alternate forms of
transportation
–Tenant agrees not to bring car to the community for the
duration of their lease
SUSTAINABLE POLICY -FEDERAL
–Housing Development Toolkit
•Recommends cities eliminate off street parking
requirements
•“When transit-oriented developments are intended
to help reduce automobile dependence, parking
requirements can undermine that goal by inducing
new residents to drive, thereby counteracting city
goals for increased use of public transit, walking and
biking.”
•“by reducing parking and designing more connected,
walkable developments, cities can reduce pollution,
traffic congestion and improve economic
development.”
SUSTAINABLE POLICY -STATE
–California AB 744
•The Cost of building affordable housing in California
is impacted by local opposition, changes imposed by
local design and review and requirements for on-site
parking.
•The biggest single determinant of vehicle miles
traveled and therefore greenhouse gas emissions is
ownership of a private vehicle.
•It is the state policy to promote transit-oriented infill
development to reduce greenhouse gas emissions
SUSTAINABLE POLICY -STATE
–California AB 744
•Increases in public transportation and shared
mobility options and the development of more
walkable and bikeable neighborhoods reduce the
demand for parking
•Minimum parking requirements provide large
subsidies for parking, which in turn encourage more
people to drive cars
•Parking requirements shift what should be the cost of
driving, the cost of parking a car, into the cost of
housing, which artificially increases the cost of
housing
SUSTAINABLE POLICY -STATE
–California AB 744
•Encourages allowing builders and the market to
decide how much parking is needed
SUSTAINABLE POLICY -LOCAL
–Climate Action Plan
•Replacing vehicle trips with alternative modes of
transportation, including bicycling and walking,
reduces VMT and related GHG emissions.
•New developments may reduce the number of
required parking spaces by providing additional bike
parking.
•Research has shown that compact development
which includes higher density, increased diversity,
and greater accessibility can reduce VMT to 20% to
40% below average.
•Achieve 20% bicycle mode share by 2020
SUSTAINABLE POLICY -LOCAL
–Climate Action Plan
•Encourage compact urban form and mixed-use
developments
•Incentivize mixed-use development by reducing
parking requirements, allowing alternatives to
Parking and Driveway Standards, and streamlining
permit review.
•Reduce VMT and associated GHG emissions by
further reducing parking requirements for land uses
that share the same parking lot.
•Reductions in available parking spaces can reduce
VMT if alternative modes of transportation are easy
and accessible.
SUMMARY
•Seeking approval of use permit for development
of a sustainable mixed-use project on currently
vacant lot
•Adds housing including affordable housing in
mixed-use building and area
•Project consistent with state and local laws and
policies (including development standard
reductions)
ADDITIONAL HOUSING
General Plan and Major City Goals
•Add housing
–Project site highest designated zoning (36 units/acre)
–Project vacant for almost 10 years
–Project adds 27 units
•Add affordable housing
–Per the 2015 General Plan Annual Report, city seeks to add
143 Very Low Income rental units between 2014 and 2019
–Project adds 4 housing units rent restricted to Very Low
Income Households
SUMMARY
•Seeking approval of use permit for development
of a sustainable mixed-use project on currently
vacant lot
•Adds housing including affordable housing in
mixed-use building and area
•Project consistent with state and local laws and
policies (including development standard
reductions)
CONSISTENT WITH UPDATED LUCE
–LUCE Section 8.2.1 –Foothill/Santa Rosa SPA
•“This area, which includes land on both sides of
Foothill Blvd between Chorro and Santa Rosa”
•“The City shall work with property owners to
redevelop the area as mixed use to include … High
Density Residential”
•“Building height adjustments in this area can also be
considered with mixed use development”
CONSISTENT WITH UPDATED LUCE
–LUCE Section 8.2.1 –Foothill/Santa Rosa SPA
•“Redevelopment plans shall include consideration of improving
the existing complex intersections of Foothill/Chorro… and
enhancement of pedestrian, bicycle and transit connections
across Foothill and Santa Rosa/Highway 1 and to Campus”
•“As part of this project, the city will evaluate adjustments to
parking requirements to account for predominant pedestrian
and bike access”
–Parking proposed compliant with SLO Municipal Code 17.16.060
»Shared Parking Reduction
»Mixed Use Parking Reduction
•Enforcement
•Retail spaces marked with signs indicating retail parking
during business hours
•Monitored by retail tenant and on site manager
»Bicycle Parking Reduction
CONSISTENT WITH STATE LAW
–California State law applicable to project
•Housing Accountability Act
•Density Bonus Law
–Under Density Bonus law, the project is entitled to a
35% density bonus because 11% of units are rent
restricted to Very Low Income Households
–A city may not apply any development standard that will
result in “physically precluding the construction of a
development” in compliance with the Density Bonus
Law.
–“Development Standard” includes height limitations,
setbacks and parking ratios
SUMMARY
•Seeking approval of use permit for development
of a sustainable mixed-use project on currently
vacant lot
•Adds housing including affordable housing in
mixed-use building and area
•Project consistent with state and local laws and
policies (including development standard
reductions)
22 CHORRO STREET