HomeMy WebLinkAbout01/28/1992, S - LAND USE ELEMENT WORKSHOP SUMMARIESLAND USE ELEMENT WORKSHOP SUMMARIES
Attached are summaries from the meetings of:
Monday, July 85 1991;
Monday, July 29, 11991 and
Monday, August 5, 1991.
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Memorandum
July 26, 1991
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Arnold Jonas, Planning Directo
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JUL
2 J 1991
FROM:
Daniel Iacofano, MUG
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COUNCIL
SAN LUIS CEIS ?0, CASE
SUBJECT:
The following is a brief summary of the main points of discussion and agreement
identified during the City Council General Plan workshop of July 8, 1991.
The workshop discussion revolved around three topic areas: (i) jobs /housing
balance; (ii) commercial growth rate; and (iii) agricultural land preservation. The
first two were discussed together.
jobs/Housing Balance and Commercial Growth Rate
In response to the current jobs /housing relationship in the City of San Luis Obispo,
City Council formulated a general goal as follows: reduce the negative impacts of
the City's net in- commute pattern; strive to alter the jobs /housing balance ratio;
enable and /or encourage people to live near to where they work.
Potential strategies for achieving this goal include:
• 1vlitigate the negative effects of in- commute automobile trips by improving the
area's regional transit service and by increasing the use of techniques such as
transportation systems management (TSM) and transportation demand manage-
ment (TDM).
• Consider changes to the City's residential design standards which might permit
the construction of smaller houses on smaller lots, thereby encouraging the
- - development of relatively more affordable housing within the City limits.
' . • _-- Consider establishing a nonresidential growth rate for development within the:;
City; establish priorities for. nonresidential uses that provide the greatest
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economic benefit /cost ratio and utilize the City's existing labor supply to the
extent possible.
• Consider rezoning selected commercial land use areas to residential use.
• Encourage more mixed use development with an emphasis on residential use (e.g.,
residential /commercial, residential /office, residential /office /commercial, etc.)
Investigate new ways of financing and maintaining the quality of City services
and facilities to lessen the City's dependency on nonresidential development as a
source of revenues.
Agricultural Land Preservation
In response to the loss of agricultural lands in and around the City of San Luis
Obispo, City Council discussed potential policy statements as follows: acknowledge
that existing agricultural areas within the City contribute to the City's overall charac-
ter and rural heritage; cooperate with the County to ensure preservation of agricuI-
tural areas surrounding San Luis Obispo which help to define and establish the
City's rural setting; identify and establish policies for key corridors and gateways to
the City which help to define the area's agricultural heritage.
Most of the discussion focused on the Dalidio property. Two alternative land use
strategies were identified:
(i) Preserve a portion of the parcel alongside Highway 101 as open space (and /or
agricultural use), and develop the remaining portion for residential and commer-
cial uses.
(ii) Preserve the entire parcel in agricultural production and open space. Investigate
preservation methods including transfer of development rights, acquisition,
zoning, etc.
A majority of City Council members favored alternative one.
For its meeting on August 5, City Council members also agreed to explore and dis-
cuss the concept of "sustainable community," and how it might be applied to future
land use planning in the City of San Luis Obispo.
Memorandum
August 2,1991
TO: Arnold Jonas, Planning Director
City of San Luis Obispo
FROM: Daniel Iacofano, MIG
SUBJECT:
The following is a brief summary of the main points of discussion and agreement
identified during the City Council General Plan workshop of July 29,1991.
The workshop discussion revolved around three topic areas: (i) affordable housing;
(ii) auto dealers; and (iii) airport.
Affordable Housing
In response to current needs for affordable housing in the City of San Luis Obispo,
City Council formulated a general goal as follows: preserve, protect and increase
the exiting supply of affordable housing.
Potential strategies for achieving this goal include:
Require developers to allocate a percentage of housing units in any development
for affordable housing. City Council members requested an economic study to
determine the percentage requirements which would be feasible, using the per-
centages recommended by the Planning Commission as a starting point.
The economic study would be completed in 4 to b weeks, and would examine the
affects of establishing different percentages of affordable housing requirements
on development feasibility, City finances, and overall housing costs. Study points
would include the planning commission recommended percentages, some incre-
ment above and some increment below these percentages.
Consider giving incentives to developers who may wish to exceed the minimum
required percentages of affordable housing in their developments. Give exemp-
tions to provide less than the, required percentages only if developers provide
proof of special circumstances, infeasibility, etc.
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• Lobby and advocate for action by the State of California to place pressure on
financial institutions to support more nontraditional affordable housing and
mixed use developments in their lending practices.
• Look into the possibility of mixed use developments which tie community
facilities (such as schools, child care, etc.) to affordable housing development.
• Establish new programs within the City government which will enable the City
to compete for grants, financial assistance, etc.
• Conduct a study to determine if City zoning and other regulations governing
residential development affect the private market's ability to provide affordable
housing.
• Investigate the use of low interest mortgage bonds as an incentive for affordable
housing construction.
• Include consideration for the feasibility of implementation in establishing any
affordable housing goals and objectives.
Auto Dealers
In response to the issue of land availability for auto dealer expansion, City Council
formulated a general goal as follows: maintain and expand the sales tax revenue
potential of auto sales.
The discussion was organized in,two parts: the adequacy of land available for auto
dealer expansion and merchandising in the Auto Park Way area; and the long term
viability of auto sales in the downtown area.
Regarding land availability at Auto Park Way, City. Council members identified two
alternative strategies:
(i) Prepare a specific plan for the area immediately surrounding Auto Park Way with
the following objectives: provide additional space for auto dealer expansion and
merchandising, preserve the natural setting of the creeks and the base of the hills,
and improve flood protection. Consider revising the urban reserve line to include
lands immediately south of Los Osos Valley Road to just beyond Froom Creek to
accomplish the above objectives but, in so doing, establish the City's intent to
preserve as much agricultural land and open space in that area as possible.
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(ii) Do not prepare a specific plan for the Auto Park Way area but, instead, look for
alternative sites which might provide land for potential auto dealer expansion,
such as land near the airport which is already zoned for industrial uses.
A majority of City Council members favored alternative one.
Regarding the long term viability of auto dealers in the downtown, City Council
members agreed to the following:
Do not allow expansion of auto dealers in non -auto center locations, including the
downtown.
• Remove auto sales from the list of permissable uses from the CR zone. Auto
dealers can remain in their present locations as long as they remain as auto dealers,
even if ownership or brand of car changes. However, non - conforming status for
auto dealers will be lost if the use changes from auto dealership to some other use.
Airport
In regards to land use planning in the airport area, City Council acknowledged the
importance of the following goals and objectives: identifv and plan for compatible
land use surrounding the airport which take account of rioise levels and safety con-
cerns; consider uses which have a favorable economic benefit/ cost relationship to
the City,
To formulate a plan, potential strategies include:
Determine the airport's present and future role and function for the City, County
and region.
Prepare a plan for the airport area from the City's point of view and then mesh
this plan with the County's. Cooperate with the County to achieve one unified
plan which has the support of both the City and County.
As a starting point, prepare .a table comparing City and County land use recom-
mendations for each sub -part of the airport planning area. Discuss this table with
City Council for further direction and clarification of the City's vision for each of
the sub - parts. Continue work on the plan in cooperation with County staff.
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Memorandum
August 23,1991
TO: Arnold Jonas, Planning Director
City of San Luis Obispo
FROM: Daniel Iacofano, MIG
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The following s a brief susn:nary of the main points of discussion and aoreeM4ent
identified du. *i :.g the City Council General Plan workshop of August 3, 1991.
The workshop discussion revolved around four topic areas: (i) affordable housing
study scope; (ii) nonresidential growth rate; (iii) airport; and (iv) traffic circulation.
Affordable Housing Study Scope
As a follow -up to the discussion during the July 29 City Council workshop, City
Council provided further direction to City staff and consul tarts for preparation of a
affordable housing study for the City of San Luis Obispo. The study will assess the
affects of alternative inclusionary housing policies on the local housing market.
City Council.-men bers would like the study to address the following:
• Build on Mr. Moltari's previous study as much as possible to avoid duplication of
effort.
•
'Show the erect of inclusionary housing policies on the overall costs of housing n
the San Luis Obispo planning area; identify (if possible) which factors affect land
costs.
• Consider the effects which new housing construction technologies and modified—
development standards might have on housing prices.
• Examine the effects of the conversion of housing to offices on the local housing
suppl }�.
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• Include the time it takes to complete a housing development as a factor in the
housing development cost analysis.
• Look at the total number of housing units which would be allocated each year for
residential and nonresidential (mixed use) areas within the City and within the
expansion areas.
Nonresidential Growth Rate
City Council resumed discussion of the potential nonresidential growth r ate policy,
drawing on information prepared by City staff in response to questions raised by
Counci?*nembers during the previous workshop cf July 8. -
With respect to nonresidential land uses overall, City Council a series of
general goals as follows:
• Maintain the City's sales tax base and prevent sales & leakage to other areas;
Maintain the viability of downtown as a shopping place; and
• Provide goods and services which are needed by San Leis Obispo residents.
Al Councilmernbers agreed that the City should adopt a nonresidential growth
rate. Based on information provided by City staff, an annual growth rate of 1 % was
decided.
In adopting an annual 1% nonresidential growth rate, a majority of Co-=- cilmem-
bers thought &,at some special consideration could be given to encourage the estab-
lishment of a major department store in the downtown (e.g., a May Company store).
It was suggested that this could be accor „plisaed by allowing the growth rate to be
exceeded in a given ;ear on a one tine basis.
All Councilmembers agreed that special considerations could be given to mixed -use
projects with housing, especially in the downtown area.
Airport
In regards to land use planning in the airport area, City Councilnembers reaf-
firmed that:
(i) Work on the airport area concept plan should proceed as a joint effort of the City
and County; and
(ii) City and County staff should identify differences in design standards and in-
frastructure requirements and make recommendations to the City and County for
potential resolution of those differences.
Council--- members also pointed to several issues that they wanted to see addressed in
the concept plan:
With regard to the "rural - industrial" area, the City may wish to see fewer uses or
a lower intensity of uses than what has been : roposed by the County.
With Iegard to the "business parks" area, the City would like to ernphasize the
need for transit- oriented design and development concepts.
With regard to "golf course" area, the City w-.% like to provide additional
recreati= 1 facilities to serve the local comm,.:nity other than a golf co-urse,
including such facilities as parks, ballfields, etc.
Traffic and Circulation
With respect to traffic and circulation, City Council formulated a series of general
goals as follows:
Make transit (and all nonauto modes of transportation) as convenient for people
to use as possible; and
Improve air quality.
City Councilmenbers agreed with the Planning Commission recommendation for
the "closer capacities" traffic circulation alternative.
In addition, City Council members felt that the following strategies should be em-
phasized in the General Plan:
Provide incentives for people to use transit and disincentives for automobile use.
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• Investigate other cities which are a similar size to SLO for transportation and
circulation program ideas.
• Plan ahead to improve transit system utilization by linking the General Plan v.-ith
a long range transit improvement plan. The transit improvement plan should
identify projects, scheduling of improvements and funding sources as in any
capital improvement plan.
• Promote and encourage pedestrian - oriented site and street design.
• Investigate the use of alternative vehicle fuels as a way to address air quality
concerns.
Cf - 9
January 28, 1992
COMMUNICATION ITEMS
TO: Council Colleagues
FROM: Councilmember Pinard
SUBJECT: FOLLOW -UP TO HOMELESS ISSUES
As follow -up to our meeting of Tuesday, January 21, 1992, I have three issues I'd like the
Council to consider.
1. I request that staff agendize exempting the five churches referenced in agenda Item
#1 at the Janaury 21 meeting (attached). This request is made to better coincide
when the schedule for retrofit is available that necessitates the structural analysis.
2.' That Council, by a 4/5 vote, add an urgency item to Tuesday's agenda to direct staff
to write a letter to the Ministerial Association and all churches in both South and
North Counties. asking them to urge their City officials to provide homeless facilities
or contribute in an equitable manner for their homeless populations.
3. Direct staff to set up a community meeting with the Chamber of Commerce, BIA,
Economic Opportunity Commission, City staff and neighboring property owners to
the Orcutt Road homeless shelter, to review concerns and explore ways to mitigate
them. I would also like to recommend that a Councilmember be appointed to serve
on the committee.
I appreciate your willingness to consider these matters.
PP:klc
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