HomeMy WebLinkAbout3-08-2017 PC Correspondence - Item 1 (Cooper)Meeting: Py 3 . q , 1+
Item:
To: SLO Planning Commission
Re: 2016 General Plan Annual Report
From: Allan Cooper, San Luis Obispo
Date: March 5, 2017
Honorable Chair Stevens and Commissioners -
RECEIVED
CITY OF SAN LUIS OBISPO
MAR 0 6 2017
COMMUNITY Di=VELOPMENT
Land Use Element Policy 1.5 states that the gap between housing demand (due to more jobs
and college enrollment) and housing supply should not increase. However, according to staff's
calculations this gap, even excluding CPSU and CMC job growth, is increasing from 1.6:1 in
2015 to 2.4:1 in 2016. My calculations (see below) bear this out to be true.
Firstly, I am assuming that the term "commercial" in Table 1 is a misnomer and that one must
assume that staff is referring to "non-residential" permits issued as shown in Table 9.
Secondly, I have determined from Table 9 that there are 10, not 11, non-residential units listed
with entitled status. Excluding the Laurel Lane Mixed Use project as "a rehabilitation of an
existing vacant property", we are perhaps down to 9 non-residential units. Nevertheless, my
calculations indicate that the total square footage for these 10 units is 308,940, not 81,278.
Thirdly, staff fails to include in this report the City's total non-residential square footage so we
are unable to verify if the 0.7% growth rate cited is correct. This is important because we know
that the non-residential growth in square footage is meant to not exceed 5% over a five year
period.
Fourthly, I did not find that nearly "all of the new non-residential growth was in the retail sector
Two properties are office, two are hotel and one is industrial.
Fifthly, as Table 9 helpfully illustrates the status of non-residential development, especially in
terms of "under construction" and "entitled", it would also be helpful if staff did the same for
residential. This report omits mention of the number of residential units "under construction".
Sixthly, if we are truly serious about addressing our jobs/housing imbalance then I ask you to
recommend to Council that they consider establishing a 1 % limit on the growth in jobs, not on
the growth in non-residential square footage. As you can see from this report, what appears to
be a relatively benign increase in non-residential square footage of 0.7% translates into 781
new jobs. This means we have increased the total number of jobs in San Luis Obispo in one
year by 1.5% in comparison to an increase in housing of only 0.9%. You should be able to see
that this will inevitably lead to further increasing the jobs/housing gap, not closing it. Thank you!
2016 General Plan Annual Report Jobs/Housing Fact Sheet
Land Use Element Policy 1.5 states that the gap between housing demand (due to more jobs
and college enrollment) and housing supply should not increase.
Residential Growth
2016 building permits issued 93 (valuation $11,587,323 over 2015)
2016 units added to the City 189
2015 total housing units
2015 building permits issued
Non-residential Growth
Final building permits issued
Estimated jobs in City limits
Housing units
Cal Poly jobs (not in City)
Men's Colony jobs (not in City)
2016 jobs to housing ratio
2015 jobs to housing ratio
20,966 (2.2 persons per dwelling)
232
81,278/308,940 square feet (annual growth rate of 0.7%)
11 commercial units & 183 motel rooms = 781 employees
50,985
21,155
3,093
1,899
2.6 to 1 (increase over 2015: 2.4:1)
1.8 to 1
Entitled:
Housing units: 21,155 + 93 = 21,248
Jobs: 50,985 + 781 = 51,766
Jobs/Housing Ratio (excluding Cal Poly and Mens Colony jobs): 2.43:1
Entitled & Under Construction:
Housing units: 21,155 + ? _ ?
Jobs: 50,985 + 1,576 = 52,561 (3% increase in total jobs)
2015
Under construction
SLO Brew Production 855 Aerovista 31,000 Office/Brewery
Aerovista Office 892 Aerovista 44,000 Office
Airport Business Center 4450/4460 Broad 47,000 Service/Commercial
2016
Under construction
Address
Sq.Ft.
Type (sq.ft./employee = no.)
Aerovista Office
892 Aerovista
44,000
Office (278 = 158)
SLO Brew Production
855 Aerovista
31,000
Office/Brewery (463 = 67)
1135 Santa Rosa Mixed Use
1135 Santa Rosa
5,942
Commercial (383 = 15)
Pacific Courtyards
1321 Osos
8,050
Commercial (383 = 21)
Monterey Hotel
1845 Monterey
60,368
Commercial/Hote (917 = 66)
Chinatown Hotel
877 Palm
46,140
Commercial/Hotel (917 = 50)
Hotel Serra
1125 Garden
25,047
Commercial/Hotel (917 = 27)
Airport Business Center
4460 Broad
74,883
Industrial (463 = 162)
BMW Dealership
1251 Calle Joaquin
23,945
Commercial (383 = 63)
Homeless Services Center
40 Prado Road
20,000
Office (228 = 88)
Direct Injectors
848 Via Esteban
6,207
Industrial (463 = 13)
Libertine Market Place
1234 Broad
8,737
Industrial/Comm. (134 = 65)
Total Square Footage
354,319
Total Number of Employees
795
Entitled (10 units)
Address
Sq.Ft.
Type (sq.ft./employee = no.)
Tank Farm Commerce Park
179 Cross
29,280
Industrial (463 = 63)
Digital West
600 Tank Farm Rd.
77,370
Office (278 = 278)
Aerovista Place
862 Aerovista
37,230
Office (278 = 134)
Laurel Lane Mixed Use
1259 Laurel
2,306
Commercial (588 = 4)
Caudill Mixed Use
774 Caudill
5,327
Commercial (588 = 9)
Olive Mixed Use
1042 Olive
23,957
Commercial/Hotel (917 = 26)
TownePlace Suites
1301 Calle Joaquin
56,975
Hotel (917 = 62)
French Hospital
1911 Johnson
58,600
Office (372 = 158)
Perry Ford/VW Dealership
12200 Monterey
7,895
Commercial (383 = 21)
Shell Station Development
1101 Monterey
10,000
Commercial (383 = 26)
Total square footage
308,940
Total Number of Employees
781
Grand Total Number of Employees (under construction & entitled) 1,576