HomeMy WebLinkAbout05-02-2017 Item 12 Review and Acceptance of the 2016 General Plan Annual Report Meeting Date: 5/2/2017
FROM: Michael Codron, Community Development Director
Prepared by: Steven Orozco, Planning Technician
SUBJECT: REVIEW AND ACCEPTANCE OF THE 2016 GENERAL PLAN
ANNUAL REPORT (GENP-0244-2017).
RECOMMENDATION
As recommended by the Planning Commission, accept the 2016 General Plan Annual Report.
BACKGROUND
Each year, the City publishes an Annual Report on the status of its General Plan and the actions
taken to implement it during the past year (Attachment B). The General Plan Annual Report is
developed to comply with state law, which says that “the planning agency shall … provide an
annual report to the legislative body on the status of the General Plan and progress in its
implementation, including the progress in meeting its share of regional housing needs…”
(California Government Code §65400). The General Plan Annual Report also implements the
City of San Luis Obispo’s General Plan Land Use Element Policy 11.3.
The General Plan Annual Report is an opportunity for the City to keep the General Plan current
by providing information and measurements on how well it meets the City’s goals and
objectives. The Annual Report also provides an opportunity to evaluate progress towards
implementing General Plan policies and programs and to determine if prioriti es should be
shifted.
The Long Range Planning Division of the Community Development Department has the primary
responsibility for staff work involving the General Plan and has compiled data and information
provided by all City departments for inclusion in the 2016 General Plan Annual Report.
Significant progress was made by all City Departments towards implementing General Plan
policies in 2016.
Report Organization
The General Plan contains an array of policies and implementing programs covering most typ es
of City actions. The General Plan Annual Report touches on the major programs that saw activity
in 2016. The report is organized around the following key implementation areas:
General Plan Updates
Planning and Building Activity
Housing and Residential Growth
Nonresidential Growth
Specific Plan Implementation and Development
Water Supply
Historic Preservation
Packet Pg 183
12
Circulation
Safety
Neighborhood Wellness
Open Space Protection
Parks and Recreation
The 2016 Annual Report also includes a discussion of the following:
Plans Under Development
Climate Action Plan Implementation
Economic Development
New Policy Initiatives
The General Plan Annual Report and General Plan Annual Report video will be uploaded to the
City`s website once accepted by City Council. Provided below are a few highlights from the
General Plan Annual Report:
2016 saw the initial implementation of the newly revised Water and Wastewater Management
Element, updated Housing Element, and Land Use and Circulation Elements. The recent update
of the Land Use and Circulation Elements (LUCE) established implementation of programs in
2016, such as such as the Downtown Concept Plan, Subdivision Regulations, Sign Regulations,
Neighborhood Matching Grants, Mission Plaza Master Plan, and Zoning Regulations Update,
among many others.
Program Implementation and Proposition 64
In 2016 more than 75% of the implementation programs in the Land Use Element, and more than
97% of the implementation programs in the Circulation Element, were completed or are in
progress.
In 2016 the Disaster Preparedness Training program was initiated and in January 2016 the Rental
Housing Inspection Program was launched. On November 8, 2016 California voters approved
Proposition 64, the Adult Use of Marijuana Act (AUMA).
Building Permits Issued
Development activity remained strong in 2016 even though there were only 568 permits issued,
which was 128 less than in 2015. Although building permits were down in 2016, building
valuations in 2016 increased by $11,587,323 when compared to 2015.
Residential Growth
Based on the Community Development Department’s running total of residential construction
permits (as shown in Table 6 on page 24) the annual growth rate in 2016 was 0.65 percent, which
includes new single-family and multi-family market-rate residential construction. This is well
within the limit of the one percent annual residential growth rate identified in the Land Use
Element. The five-year average growth rate was at 0.39 percent.
Packet Pg 184
12
Non-residential Growth
Based on final building permits issued, 81,278 square feet of net new non-residential floor area
was added to the City in 2016. This is an increase of 21 percent from 2015, which saw 67,141
square feet of net new non-residential space, and an annual growth rate of .70 percent. Virtually
all the new non-residential growth was in the retail sector. Not reflected in the non-residential
growth rate is the rehabilitation of existing vacant properties listed below. These properties are
not reflected because they are not considered new structures but rather occupying an existing
structure (see Figure 4, page 31).
Updated employment numbers provided from SLOCOG highlighted the jobs to housing balance
in the City of San Luis Obispo, and concluded that the City is currently experiencing a jobs to
housing imbalance. The updated data depicted the jobs to housing ratio at 2.4:1 for 2016,
compared to 1.6:1 for 2015. The change over the past year in the jobs to housing balance ratio is
primarily because the data we have been using from SLOCOG was recently updated for the first
time in a few years. Although the jobs to housing balance looks like it jumped significantly from
2015 to 2016, that is not the case. Jobs within the City have been steadily growing over the past
couple years, but we can’t illustrate the year to year change because our data source is only
updated every four years or so. Table 10 provides the current statistics.
Table 10 - Current Jobs/Housing Balance
Estimated jobs in City limits 50,985
Housing units 21,155
Jobs to housing ratio 2.4:1
Cal Poly jobs (not in City) 3,093
California Men's Colony jobs (not in City) 1,899
Jobs to housing ratio including neighboring
major employers (CP and Men’s Colony) 2.6:1
The FY 2015-17 Housing, Open Space, and Transportation Major City Goals resulted in a
significant amount of activity in these General Plan program areas. Housing and residential
growth program accomplishments are highlighted below.
Table 8 - Affordable Housing Project Highlights from 2016
Project Affordable
Units Status Special Notes
Moylan
Terrace
(860
Humbert)
27 units
(2 very-low;
14 low-
income; 11
moderate)
All units in Moylan
Terrace have now been
complete and sold. The 80
units were developed in
four phases and were
completed in late 2016.
The City contributed an Affordable Housing
Fund (AHF) grant of $709,900 for property
acquisition and an impact fee deferral loan
for the affordable units.
Packet Pg 185
12
South Hills
Crossing
(313 South)
43
Construction was finalized
in Summer 2016 and all
units are now occupied.
The City provided a loan in the amount of
$650,000 from the Affordable Housing Fund
and a development impact fee deferral loan
in the amount of $716,166. A lottery for the
units opened in Winter 2015 and all units
were occupied by Summer 2016.
860 On the
Wye
19 (10 units
set aside for
homeless
veterans)
Construction kicked off in
May 2016. Construction is
on track and willl be
completed in Spring 2017.
The project received low-income housing
tax credits in September 2015. AHF award of
$352,029 awarded to HASLO in Fall 2015.
Iron Works 46
All planning entitlements
have been awarded.
HASLO sucessfuly
obtained low income
housing tax credits in 2016
and is currnetly working to
obtain building permits
and begin construction in
early 2017.
This mixed-use project located at 3680 Broad
Street is being devevloped by HASLO. The
City has awarded a $920,000 AHF award to
the project.
Bishop
Street
Studios
34
All entitlements for this
new affordable housing
development were
awarded in late 2016.
HASLO will apply for low
income housing tax credits
in Summer 2017.
HASLO and Transitions Mental Health
Assocation have teamed up to renovate the
existing Sunny Acres building and create
new affordable housing for TMHA clients.
867
Humbert 1
The City successfully
purchased an affordable
unit in which the tenant
was out of compliance
In August 2016 the City purhased one
moderate income unit using Affordable
Housing Funds. The unit was then resold to a
new moderate income household in
December 2016.
Specific Plan Areas
Orcutt Area 73 proposed
at this time
Staff has entered into
affordable housing
agreements for two
separate subdivisions in
the Orcutt Area.
The Orcutt Area Specific Plan projects up to
1,000 units. At full build out, up to 150 new
affordable units will be created.
Margarita
Area
36 propsed at
this time
(Courtyard at
the
Meadows)
Courtyard at the
Meadows, HASLO’s new
affordable housing
development in the Serra
Meadows Tract was fully
entitled in Fall 2016.
Land dedication for
affordable housing on the
Toscano Tract is
scheduled for late 2017.
The Margarita Area Specific Plan projects up
to 850 units. Up to 130 new affordable units
are expected at build out.
HASLO will apply for tax credits in Summer
2017 and hope to start construction by
Winter 2017.
Packet Pg 186
12
Rehabilitation
Highland
Drive –
Habitat for
Humanity
1 single
family
residence
Completed Winter 2016.
Under Habitat for Humanity’s Home
Rehabilitation Project, one low income single
family home was fully renovated. The City
provided a $35,000 grant to assist the project.
Source: Community Devleopment Department, 2016
Circulation Element program accomplishments include SLO Transit’s increase in ridership,
transporting over 1,209,701 during calendar year 2016. This represents a new record high in
ridership for SLO Transit; the prior record was set only a year ago.
Planning Commission Review
The Planning Commission reviewed the 2016 General Plan Annual Report on March 8, 2017 and
unanimously recommended it be forwarded to Council with minor changes and clarifications to
the report. In addition to minor changes and clarifications, the Planning Commission is
recommending policy changes involving growth management and infill development practices as
shown on Table 5 and Table 7 of the General Plan Annual Report.
CONCURRENCES
The Community Development Department prepares the Annual Report on the General Plan with
significant input from other City departments. Administration (including Natural Resources and
Economic Development divisions), Utilities, Public Works, Police, Fire, and Parks and
Recreation Departments collaborated on this report.
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which
found that overall the General Plan was fiscally balanced. The annual report does not change the
General Plan and, therefore, has no fiscal impact.
ALTERNATIVES
Continue the item and direct staff to make revisions or include additional information.
Attachments:
a - Draft Planning Commission Minutes March 8, 2017
b - Council Reading File - 2016 General Plan Annual Report
Packet Pg 187
12
Minutes - DRAFT
PLANNING COMMISSION
Wednesday, March 8, 2017
Regular Meeting of the Planning Commission
CALL TO ORDER
A Regular Meeting of the Planning Commission was called to order on Wednesday,
March 8, 2017 at 6:00 p.m. in the Council Chamber, located at 990 Palm Street, San Luis
Obispo, California, by Chair Stevenson.
ROLL CALL
Present: Commissioners Kim Bisheff, John Larson, Ronald Malak, Vice-Chair John Fowler, and
Chair Charles Stevenson.
Absent: Commissioners Daniel Knight and Hemalata Dandekar.
Staff: Assistant City Attorney Jon Ansolabehere, Deputy Director Xzandrea Fowler, Planning
Technician Steven Orozco, and Recording Secretary Monique Lomeli. Other staff
members presented reports or responded to questions as indicated in the minutes.
PLEDGE OF ALLEGIANCE
Chair Stevenson led the Pledge of Allegiance.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
--End of Public Comment—
BUSINESS ITEMS
1. Citywide. GENP-0244-2017: General Plan Annual Report for 2016; City of San Luis
Obispo – Community Development Department.
Planning Technician Steven Orozco presented the 2016 General Plan Annual Report with use
of a PowerPoint presentation.
Public Comment:
Packet Pg 188
12
DRAFT Minutes – Planning Commission Meeting of March 8, 2017 Page 2
None.
--End of Public Comment--
Chair Stevenson explained the purpose of the General Plan Annual Report, commending City
staff on the comprehensive nature of the report.
Deputy Director Fowler responded to Commissioner comments and questions regarding the
jobs-housing ratio.
Commissioner Malak recommended the City take a proactive approach to building additional
dwellings, allowing opportunities for the commuting workforce to obtain local housing.
Chair Stevenson summarized feedback from the Commission, stating increased
appropriately-designed housing with greater density should be given greater consideration.
Chair Stevenson referenced the General Plan Program Implementation Status list (included in
the agenda packet) and stated interest in receiving updates on the City’s progress in
addressing each item.
2. Presentation and information Regarding Land Use Regulations and the Planning
Commission’s Role and Responsibilities under the California Environmental Quality
Act (CEQA).
Associate Planner Shawna Scott and Assistant City Attorney Jon Ansolabehere jointly
narrated a PowerPoint presentation, providing contextual case studies illustrating the
application of CEQA guidelines and responded to Commissioner inquiries.
LIAISON REPORTS
Deputy Director Fowler provided an agenda forecast through May 10th.
COMMITTEE COMMUNICATIONS
Chair Stevenson announced the end of Commissioner Larson and Commissioner Knight’s term
on the Commission and Commissioners expressed appreciation to Commissioner Larson for his
service.
ADJOURNMENT
The meeting was adjourned at 8:33 p.m. The next Regular Meeting of the Planning Commission
is scheduled for Wednesday, March 22, 2017 at 6:00 p.m., in the Council Chamber, 990 Palm
Street, San Luis Obispo, California.
Packet Pg 189
12
DRAFT Minutes – Planning Commission Meeting of March 8, 2017 Page 3
APPROVED BY THE ADVISORY BODY NAME: XX/XX/2017
Packet Pg 190
12
5/3/2017
2016 General Plan Annual Report
May 2, 2017
Presentation to City Council
General Plan Elements
• Land Use (Updated 2014)
• Circulation (Updated 2014)
• Housing (Updated 2015)
• Noise (Adopted 1996)
• Safety (Revised 2012)
• Conservation and Open Space (Revised 2014)
• Parks and Recreation (Adopted 2001)
• Water and Wastewater (Updated 2016)
Recommendations
Planning Commission
• Recommend that the report be forwarded to Council with minor
changes and clarifications
Staff is recommending that Council:
• Provide staff with direction on desired changes and/or comments
• Accept the 2016 General Plan Annual Report
5/3/2017
N
GPAR Video
Land Use, Circulation, Housing, Water and
Wastewater Management Element Updates (Pgs.12-13)
• As of November 2016
• 75% of implementation programs in the Land Use element were completed or
are in progress
• 97% of the implementation programs in the Circulation Element were
completed or are in progress
• Throughout 2016 staff worked to implement housing programs which include:
• An inventory of City -owned property which could be used for future housing
• Initial research into a possible workforce housing definition
• Monitoring of inclusionary housing units
• Continued use of Federal, State and local funds for development and
rehabilitation of affordable housing
5/3/2017
3
Land Use, Circulation, Housing, Water and
Wastewater Management Element Updates (Pgs.12-13)
• On June 16, 2016, the City Council adopted an update to the City's Water
and Wastewater Management Element.
• The updated Water and Wastewater Management Element was proposed for
consistency with the 2015 Urban Water Management Plan and included the
following updates:
• Multi -source water supply and water resource availability, including
groundwater policy
• Water supply and demand projections, including the City's water use rate
policy
• Water conservation, including the City's water shortage contingency plan
• Recycled water goals, policy, and program language
• Full list can be found in Appendix A
Planning and Building Activity (Pg.19)
Figure 2 - Total Planning Applications Received Per Month by Calendar Year
Total Planning Applications Received
Per Month Calendar Year
40 —
35
30 iatll4014
25
a 20
0 15 I �zOlS
E
�xu
� 10 —
5
v
LL G O
H Z o
5/3/2017
4
Housing and Residential Growth (Pg.22)
• 93 building permits were issued for residential units in 2016.
• 189 net new housing units built in 2016; highest number ever recorded in
the past 10 years (Table 6, Pg.23)
• The Growth Rate for market -rate housing in 2016 saw an increase of 0.65
percent (Table 6, Pg.23)
■ Ten year cumulative growth rate: 3.40 percent; 5 -year AAGR 0.39 percent
(Table 6)
• Consistent with 1 percent annual growth rate policy (LUE 1.11.2)
Housing and Residential Growth (Pg.24)
250
225
200
175
150
125
100
75
50
25
0
Figure 3 - Housing Unit Construction Based on Permits Finaled
2002 2004 2006 2006 2010 2012 2014 2016
-Single Family
-Multifamily
5/3/2017
5
5/3/2017
Non -Residential Growth (Pg.29)
• Over 385,000 square feet was under construction in 2016 (Table 9, Pg.31)
• 81,278 square feet of net new commercial floor area was added in 2016, which is
up 14,137 square feet from 2015
Growth rate of 0.70 percent
• Five-year growth rate: 2.97 percent
• Consistent with 5 percent nonresidential growth rate policy (LUE 1. 11.4)
• The jobs to housing ratio has increased to 2.4:1 compared to last years number
of 1.6:1 (Table 10, Pg.33)
Jobs Housing
As reporcea in meg ion ai urowoR—ecasi. i ne cole uen e di rima Annum nepolc iepoi a a 'w hum
and 20,687 housing units, which also results in a jobs/housing ratio of 1.6.
Specific Plan Implementation and Development
(Pgs.34 -36)
• Margarita Area: Serra Meadows is nearing completion with all 177 units sold.
The final map for Phase 1 of Toscano Tract is currently under construction
■ Orcutt Area: Righetti Ranch and Jones Ranch projects were approved in
2016, and site grading has begun.
• Avila Ranch: A Draft Environmental Impact Report was completed for the
project. The Airport Land Use Commission found the project consistent with
the San Luis Obispo Regional Airport Land Use Plan.
• San Luis Ranch: The Draft EIR was released
• Madonna on LOVR: City Council authorized initiation of the Specific Plan
request
• South Broad Street Area: Six projects were approved or are under review
Climate Action Plan (Pg.42)
• In 2016 two assessments were conducted
1. Climate Action Plan Progress Report
2. City of San Luis Obispo Energy Baseline Report
• In late 2016 City Council reviewed the assessments and held
a study session to discuss the City's progress toward
implementing the CAP.
■ The City continued collaboration with Civic Spark and PACE in
2016
5/3/2017
7
Circulation (Pg.57)
• Los Osos Valley Road interchange project was completed in Spring 2016
• New bike improvements were incorporated throughout the City
• Fiscal year 2015/16 set a new record on public transit trips taken
• Over 1,209,701 rides were given, representing an increase of 5.8%
over the record of 2014 of 1,142,748
• The Short Range Transit Plan was completed
• The City received the Institute of Transportation Engineers 2016
Transportation Achievement Award for planning for the Circulation Element
update
• The Downtown Residential Overnight Parking (DROP) program was
formalized
Conclusion
• The General Plan Annual Report not only conforms with Land Use Element
Policy 11.3 and state law, it also provides City Council with an opportunity to
discuss key implementation issues and trends.
5/3/2017
0
5/3/2017
Recommendation
• Provide staff with direction on desired changes and/or comments
Review for acceptance the 2016 General Plan Annual Report
A
E