HomeMy WebLinkAbout04-10-2018 CC Public CommentsAtf V nefr dP d-� � C � ,C?
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with any officer, employee, or commission of the City of San Luis Obispo for the purpose of influencing
local legislative or discretionary action, you may qualify as a municipal advocate or lobbyist. If you are
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with any officer, employee, or commission of the City of San Luis Obispo for the purpose of influencing
local legislative or discretionary action, you may qualify as a municipal advocate or lobbyist. If you are
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local legislative or discretionary action, you may qualify as a municipal advocate or lobbyist. If you are
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local legislative or discretionary action, you may qualify as a municipal advocate or lobbyist. If you are
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with any officer, employee, or commission of the City of San Luis Obispo for the purpose of influencing
local legislative or discretionary action, you may qualify as a municipal advocate or lobbyist. If you are
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with any officer, employee, or commission of the City of San Luis Obispo for the purpose of influencing
local legislative or discretionary action, you may qualify as a municipal advocate or lobbyist. If you are
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OASIS ASSOCIATES
LANDSCAPE ARCHITECTURE + PLANNING
10 April 2018
Honorable City Council Members
CITY OF SAN LUIS OBISPO
c/o Mr. Kyle Bell, Associate Planner
COMMUNITY DEVELOPMENT DEPARTMENT
919 Palm Street
San Luis Obispo, CA 93401
RE: STUDY SESSION — STATUS REPORT AND POLICY DIRECTION ON ZONING
REGULATIONS UPDATE
Dear Mayor and Council Members,
As local private -sector AICP planning consultants, Oasis Associates, Inc. has been monitoring and
participating in the zoning regulation update. We have attended the community workshop and were
stakeholder interviewees. The following represents our preliminary comments and commentary in
response to the zoning regulation study session staff report.
NEIGHBORHOOD COMPATIBILITY AND EDGE CONDITIONS
COMMENT: By their very nature, cities change and grow. SLO has established a build -out population
and a defined boundary, including the recent areas of expansion. This means that growth of the City will
necessarily be "in -fill" with an encouragement for compact urban development. To support the City's
vision, we should be cautiously applying additional limitations (i.e., regulations) on in -fill
developments. For example, development of property that is adjacent to an existing under developed
site can be a deterrent for those wanting to fulfill the City's vision. A development that meets the overall
development standards of the zoning regulations is constrained from achieving its full development
potential simply because it happens to be next to underutilized property. Yes, context is important, but
if development standards and neighbor compatibility are discordant and misaligned, the mixed message
is not conducive to the developer, the neighborhood, or the City's vision.
FOCUS QUESTIONS FOR STUDY SESSION
1. Revise the density calculations as discussed for simplification and to continue encouraging
smaller housing units?
COMMENT: We would request staff and council to consider an alternative. Greater flexibility would
be provided by calculating residential density by unit or number of front doors, as opposed to "density
units". This would allow market -forces to better dictate unit sizes and configurations. Maintaining
parking requirements, based on number of bedrooms, would provide a physical/practical control on the
number of bedrooms within a development.
2. Allow flexible density downtown by removing density limits from smaller (600 sq. ft.) units?
COMMENT: This is a policy that might work on paper, but could be practically infeasibly as land costs,
impact fees, parking in lieu fees, etc., and market pricing, all influence development. Increasing density
for all unit sizes would allow a greater mix of units and population types. It is unclear if this policy is
an attempt to address housing affordability, in which case we would question if many small units would
truly achieve affordable housing objectives given the noted factors.
3427 Miguelito Court San Luis Obispo, CA 93401 805.541.4509 p 805.546.0525 f www.oas:lsassoc.com
CP 018415 . RLA 2248 . CLARB 907
OASIS ASSOCIATES, INC.
10 April 2018
City Council Hearing — Zoning Regulation Update
Page 2 of 2
3. Regulate rooftop uses by establishing setbacks, hours, size limits, and other standards to
balance the use and enjoyment of rooftop uses with the privacy of residential settings?
COMMENT: Rooftop uses do provide another development opportunity very conductive to the SLO
climate and should be a design option. Currently, rooftop uses are reviewed on a case by case basis.
Trying to create one -size -fits -all standard would be difficult, as there are many variables and unique
circumstances for a given project. This could simply push projects back into a case by case review with
added complexity relative to the standards.
Noise policies are already in place; roofs are not so different from other outdoor areas are subject to the
noise ordinance for quiet times. And roof decks are not significantly different from upper floor balconies
and other exterior spaces that must consider privacy. There are a multitude of design considerations that
can address privacy considerations sans additional regulation. For example, the design collaboration for
SLO Brew, Garden Street Terraces, and Pacific Courtyards rooftops directly addressed privacy
concerns.
7. Consolidate and streamline the review process for more simplicity, as outlined in the report?
COMMENT: We support streamline processes as it supports the vision for compact urban development
and allows citizens the opportunity to live and do business in the City. We also support the
recommendation of ARCs purview to be focused solely on the Community Design Guidelines. The
Administrative or Departmental hearing process can be an acceptable approving process to replace the
current role of ARC. For example, the County utilizes departmental hearings for many of its entitlement
reviews.
The tier approach must be further analyzed. The threshold for each tier is key. We would request staff
to review a varied sample of recent projects/permits to compare/contrast the level of review and related
time and money expenditures that would be required to process the same project through the proposed
tiered process. Would more or fewer projects be elevated to Planning Commission review as a result of
this intended for streamlining? In a quick review of project in our knowledge such as Mindbody,
Madonna Plaza renovation,�El�ii, Promega, and Twin Creeks Apartments; the
thresholds noted would mean that these ARC -approved "allowed use" projects would have all been
elevated to review by Planning Commission.
8. Whether parking requirements should be adjusted to reflect the City's multi -modal objectives
in conjunction with revised and modified parking reduction standards? These would include
reducing the parking requirements to be more consistent with ITE standards, lowering the level
of review for parking reductions, and relying on project -specific parking studies to determine the
proper type and percentage of the reduction.
COMMENT: We support this suggestion.
Thank you for the opportunity to comment and continue to work toward a collaborative process and a
well-informed outcome.
Respectfully,
0. SSOCI�, INC.
roily Ewer, AICP
Associate Planner
3427 Miguelito Court San Luis Obispo, CA 93401 805.541.4509 p 805.546.0525 f www.oasisassoc.com
CP 018415 • RLA 2248 • CLARB 907