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Home My WebLink About03/30/1993, Agenda - Study Session WOMAN'S SHELTER , STUDENT HOUSING, HOUSING AUTHORITY i j l l city tuis owpo SOUII [ ,I STUDY SESSION 6:00 PM - CLOSED SESSION RE: PERSONNEL NEGOTIATIONS & PROPERTY ACQUISITION COUNCIL AGENDA Tuesday, March 30. 1993 - 7:00 PM Council Chamber, City Hall 990 Palm Street, San Luis Obispo CALL TO ORDER: Mayor Peg Pinard **Lead Person - Item to come back to Council * Denotes action by Lead Person No Asterisk - Information Only City Attorney Jeff Jorgensen reported that Council held a Closed Session on real property negotiations with Southern California Gas Company and personnel negotiations. ROLL CALL: Council Members Penny Rappa, Dave Romero, Allen K. Settle, Vice Mayor Bill Roalman, and Mayor Peg Pinard PUBLIC COMMENT PERIOD (Not to exceed 15 minutes total) The Council welcomes your input. You may address the Council by completing a speakers slip and giving it to the City Clerk prior to the meeting. Time limit is three minutes. State law does not allow Council to take action on issues not on the agenda. Staff may be asked to follow-up on such items. BUSINESS ITEM ► 1. WOMEN'S SHELTER (HAMPIAN/1012 - 30 min.) Consideration of a request by staff for direction on the City's Community Development Block Grant to purchase and rehabilitate the Women's Shelter. (Continued from 3/16/93. Original agenda report and letters received from the public are available in Council Office for review.) ♦ RECOMMENDATION: By motion, direct staff on how to proceed. 1 � � 1 Council Agenda March 30, 1993 Hampian**FINAL ACTION: 1) Staff directed to work with the Housing Authority to pursue Option #4 for alternative funding mechanisms, including CDBG funds for the purposes of the Women's Shelter, staff to research cities (listed by Assemblywoman Andrea Seastrand) to determine how they have complied with growth component and report back at the April 6, 1993 Council meeting, staff to explore financing methods proposed by the Housing Authority (4-1, DR-no); and, 2) Staff directed to actively explore Options 2 & 3 (adopt Housing Element with qualifiers, negotiate with state on regional housing needs protections) after checking on Assemblywoman Seastrand's letter and securing the list of cities read by the Director of the Women's Shelter(5-0). STUDY SESSION ► 2. STUDENT HOUSING (JONAS/435 - 60 min.) Consideration of a joint study of Student Housing Preferences (study) prepared in cooperation with Cal Poly. ♦ RECOMMENDATION: By motion, provide direction to staff to cooperate with Cal Poly and private property owners to implement the study's recommendations. Jonas* FINAL ACTION: Discussion held, housing situation to be monitored at joint quarterly meetings held between the City and Cal Poly. JOINT STUDY SESSION: Council and Housing Authority Roll Call (Housing Authority): Commissioners Leland Balatti, Jamie Daniel, Alice Martin, Donald O'Connor, Elizabeth Steinberg, Ruth Wirshup, Chairman Stephen R. Nelson ► 3. HOUSING ISSUES (JONAS/1032 - 60 min.) Consideration of various housing issues facing the City, including the role of the Housing Authority in meeting the City's housing needs, inclusionary zoning, mixed-use developments, affordable housing, establishing a housing trust fund and Community Development Block Grant funding. ♦ RECOMMENDATION: By motion, provide direction to staff as appropriate. 2 Council Agenda March 30, 1993 Jonas* FINAL ACTION. Discussion of various items, Council requested Housing Authority input on Housing Element. COMMUNICATIONS (not to exceed 15 minutes) At this time,:any Council Member or the City Administrative Officer may informally update the City Council on communications and ask for comment and/or discussion.. Due to State law, formal action or approval may not be taken. Action on items may be scheduled at the next Regular meeting. ► COMM.1. Council Member Romero asked to discuss his memorandum regarding water on April 6, 1993. ► COMM_Z Mayor Pinard invited participation in Disability Awareness Day (4/22/93). A. ADJOURNMENT. 3 ` ME NGDATE: �ii��►�►►�►Illl��p°�IIUIU CI-W Or Sar.. .AIS OBISPO '3' ?qb COUNCIL AGENDA REPORT nW NUMBER/ FROM: Ken Hampian, Assistant City Administrative OfficerllZ Prepared By: Deb Hossli, Administrative Analyst SUBJECT: Addendum to Women's Shelter Staff Report CAO RECOMMENDATION: Receive additional information on the Women's Shelter's Community Development Block Grant. DISCUSSION: Since the completion of the staff report on the Women's Shelter Community Development Block Grant (CDBG), two new developments have occurred that the City Council should be apprised of: Housing Authority Proposal The Director of the Housing Authority has recently advised staff that the Authority may be in the position to assist the City with resolving the dilemma over the Women's Shelter Community Development Block Grant. The Director has indicated that he would be willing to approach the Housing Authority Board of Director's with a proposal to jointly purchase the Women's Shelter property. Specifically, if the City were willing to contribute our $198,000 CDBG reserve toward the purchase of the property (the $198,000 represents a repayment from a CDBG grant received in the early 1980's), the Housing Authority may be in the position to fund the balance of $117,000. The Housing Authority would then hold title to the property and rent it to the Women's Shelter for$1 per year (similar to our arrangement for the Homeless Shelter). The Housing Authority would also like a commitment from the City for assistance with the long-term major maintenance needs of the property. The Director has suggested that CDBG monies be used for this purpose once the City begins receiving regular entitlements (staff, however, does not recommend City support of ongoing operating and maintenance costs). As with Option 3 outlined in the staff report, the advantage to this approach is that the City would be able to assist the Women's Shelter while maintaining the City's position on the regional housing needs issue. The disadvantage, however, is that the City is placed in the position of taking on a disproportionate share of responsibility for a program that benefits the entire County. This is particularly difficult at a time when the City is facing tremendous financial constraints, and the $198,000 while earmarked for affordable housing projects, can legally be used to fund any general purpose City activity. Should the City Council be interested in pursuing this proposal further, the Housing Authority Director will be ready to discuss it in greater detail at the March 30, 1993 meeting. The Women's Shelter has indicated that they would be supportive of this option should the City Council be forced to decline the CDBG grant. r�nlinlillulllllll��l��j��II city of San IS OBISPO COUNCIL AGENDA REPORT Meetino with the Assistant Director of the State Department of Housing and Community Development i At the request of Assemblywoman Seastrand, Tom Cook, the Assistant Director of the State Department of Housing and Community Development (HCD) recently met with representatives of the Women's Shelter and the City in an attempt to resolve the conflict surrounding the Women's Shelter's CDBG grant. During the meeting, Mayor Pinard explained to Mr. Cook why the City was opposed to State intervention in the area regional housing needs and how that single issue was keeping the City from adopting a Housing Element. i Mr. Cook, in turn, explained that it was the desire of the State to work cooperatively with the City to adopt a Housing Element. He emphasized that there was room for flexibility on the part of the State with respect to the regional housing needs projections. Mr. Cook encouraged the City to submit a draft of the Housing Element to the State for comment i as soon as possible and committed to providing a response on the draft within two weeks. I I The meeting was very encouraging from the perspective that it is clear the State is now willing to work with the City on the regional housing needs issue (it is important to note that in the past State staff has advised the City that the projections were not flexible). However, expressing a willingness to be "flexible" will not equate to complete State agreement on the regional housing issue (the law clearly precludes this). Rather, the flexibility would presumably take the form of a compromise on the projections and, in all likelihood require the City to amend its growth management policies. As an example, 'rf through negotiations with the State the projections were reduced to 3,000 units over the next five years (which represents an improvement over 5,000 units), this still exceeds the City's Growth Control Ordinance projections of 1,300 units over the next five years, and as such, would require some modification to the Ordinance. It is also important to recognize that given the community interest in growth management issues, it would be unrealistic to assume that any modifications to the City's policies in this area could be accomplished quickly. Therefore, if the City Council chooses to move forward with this approach, it is not likely that a Housing Element could be adopted in time for the Women's Shelter to exercise their option to purchase prior to its expiration at the end of August. Given this, the City could choose to "front' all or a portion the monies to purchase the Shelter property now ($315,000) with the understanding that the City would be reimbursed with grant funds upon adoption of the Housing Element. The only disadvantage to this approach is that if the City were unable to reach agreement with the State on the Housing Element, the City would not be reimbursed for the costs of the property. (Original agenda report available in Council Office for review.) i ��►��ittti�lllllllllllt°""�tlllllll OBISPO City 0f San IDIS REVISED - 3/26/93 I N STUDY SEO +.: 'O M:'+r.::+..•r:X;>:...k��2).i: v:x.,..:(:�::.... f.:.:.;:�:a::hb 0;. sd.:.; u:.':iji>sxa.:w.Au,:yaw ..o.r}.artv.Cr.L:s>:: MoN COUNCIL AGENDA Tuesday, March 30. 1993 - 7:00 PM Council Chamber, City Hall 990 Palm Street, San Luis Obispo CALL TO ORDER: Mayor Peg Pinard ROLL CALL: Council Members Penny Rappa, Dave Romero, Allen K. Settle, Vice Mayor Bill Roalman, and Mayor Peg Pinard PUBLIC COMMENT (PERIOD (Not ttt exCeetl 15 mmufes total) The.GouncI welcomes your input` Yau ri ay address the Council by completing a sneakers sliu and glwng t`to the Clty Clerk prior to the meeting Time Ilmlt,;,is three minutes State law'does net allow Council to take action on issues:not on'the agenda <Staff maybe asked to'°follow-up on such items so B (NES$`ITEM ► 1. WOMEN'S SHELTER (HAMPIAN/1012 - 30 min.) Consideration of a request by staff for direction on the City's Community Development Block Grant to purchase and rehabilitate the Women's Shelter. (Continued from 3/16/93. Original agenda report and letters received from the public are available in Council Office for review.) ♦ RECOMMENDATION: By motion, direct staff on how to proceed. PRI iu PAS BR PP G PR DR AS BR PP V The City of San Luis Obispo is committed to include the disabled in all of its services,programs and activities. Telecommunications Device for the Deaf(805)781-7410. Please speak to the City Clerk before the meeting if you would like to use a device to assist you in hearing the meeting. 5{ff-nq o ffD fXiew a .5 ghdw� -0 (two 6+Y5 Clic* q PAeW I�.er -M ottioN 1jolaW g 'n'u 3 fl? lob -CAotl wt►v►�S � 6 t e c. ��►►�� illlllI ► Cityo� sanWIS OBISPO � COUNCIL AGENDA STUDY SESSION Tuesday, March 30, 1993 - 7:00 PM -- - -- — — Council Chamber, City Hall b;aedist wp(san) (3/10/93) 990 Palm Street, San Luis Obispo Agenda Distribution List I Unnaid Subscriptions CALL TO ORDER: Mayor Peg Pinard (All mtgs.unless o/w noted) AIA President — ROLL CALL: Council Members Penn Ra DRASI President Penny ppa, aveomerc B.I.A. , Lynn Block Vice Mayor Bill Roalman, and Mayor Peg Pinai Chamber of Commerce H.Ovitt, Co.Spvrs.Chair ^� Paul Hood, Co.Administration PUBLIC COMMENT PERIOD (Not to exceed 15 minutes total), Housing Authority The Council welcomes your input.....You:may address.the Counci, Kcax i KCOY and giving it to the City`Cler1cpriorto the meeting Time limit is KCPR: (2)Gen.Mgr.&News Dir. not allow Council to take action on issues not on the agenda :St KDDB such"items: KEYT KGLW KKJG I KSBY KVEC Library(front desk) BUSINESS ITEM I Mustang Daily _Pacific Gas._&-Elec..Co. Planning Commission RRM Design Grp./DeAnn Smith SO.Calif.Gas Co./Vic Sterling ► 1. WOMEN'S SHELTER (HAMPIAN/1012 - 30 min.) SLD Area Coordinating Council Telegram-Tribune SLOCityEmp.Assoc/T.Girvin Consideration of a request by staff for direction on the City's Com; SIDFiresattchiefAssoc/E.Willis purchase and rehabilitate the Women's Shelter. (Continued from 3 SIOFirefightersAssoc/D.Wu sch letters received from the public are available in Council Office for SLOMMgmt-ConfEmpAssoc/D.Cox SLOPoliceOffAssoc/T.DePriest ♦ RECOMMENDATION: B motion, direct staff rOC on how to E, SLOPolStaffOffAssoc/T.Costa By p For L.U.E.6/30/91 on & 1992 Cits.Ping.Alliance/C.Sanders Earth Journal/ Terry D=nivent ECOSLO/Kurt Kupper Res.forQual.Neighbor./D.Connor Sierra Club/Tom Knepher STrl P+-'nn_.(k mor_c0ecnn /r,.C. n„*� The City of San Luis Obispo is committed to include the disabled in all of its services,programs and activities. r Telecommunications Device for the Deaf(805)781-7410. Please speak to the City Clerk before the meeting if you would like to use lJ a device to assist you in hearing the meeting. 4f Council Agenda March 30, 1933 STUDYSESSION ► 2. STUDENT HOUSING (JONAS/435 - 60 min.) PR DR AS BR PP Consideration of a joint study of Student Housing Preferences (study) prepared in cooperation with Cal Poly. ♦ RECOMMENDATION: By motion, provide direction to staff to cooperate with Cal Poly and private property owners to implement the study's recommendations. JOINT STUDY:SESSION: Council and. Housing Authority Roll Commissioners Leland Balatti, Jamie Daniel, Alice Martin, Donald O'Connor, Elizabeth Steinberg, Ruth Wirshup, Chairman Stephen � { R. Nelson 4"W% �"Vo Valath 4t�lnbCr� l 'Vkvklel W►/bru+p ► 3. • NAS/1032 - 60 min.) Wattin GMAi oft tow- D tannar Con '„ ng issues facing the City, including the role of the Housing Authority in mWVLRF�j Ll 1W 1U«y-ti ,musang needs, inclusionary zoning, mixed-use developments, affordable housing, establishing a housing trust fund and Community Development Block Grant funding. ♦ RECOMMENDATION: By motion, provide direction to staff as appropriate. 5 til[ �i? �M �s�nQQ wW n C M I Tl NS (not to exceed Y5 min es ' 1( •taw At this time, any Council Member or the City Administrative Officer mayN iInformally update the City Council on-communications and ask for comment and/or discussior::Due to State law,`forrhal` . action or approval may not be taken. Action on items may scheduled at the next Regular ;,: meeting. A►� .J. -.- aid -� �• �'bMm Z.__ f� IYINt�d 'ie�Y hh-I 1, �ji%lo� i G�KSs � do 411Z . A. EO CLOS SESSION. B. ONVE OPE SE ONTO SPORT ON ACTION TAKEN. C. ADJOURNMENT. PR DR AS SR PP PR DR AS BR PP 2 ETING AGENDA _ -T / E,0V 880INDUSTRIAL WAY SAN LUIS OBISPO CALIFORNIA 93401 ECONOMIC OPPORTUNITY COMMISSION • SINCE 1965 (805)544-4355 March 16, 1993 Honorable Mayor Peg Pinard P.O. Box 8100 San Luis Obispo, CA 93403-8100 Dear Honorable Mayor: I am writing in support of the Women's Shelter in San Luis Obispo. I cannot begin to express the importance of keeping the Shelter housed in San Luis Obispo. For the Shelter to be able to purchase their home would insure that the city would always be able to provide a safe environment for battered women and children. I have personally referred women to the shelter and the feedback that I have received from them is always very positive and thankful. Without the Shelter many of these women would have not had the chance to change their lives. The support and counseling the shelter provides is a much needed service for our city. Again I express to you my support and urge you as a women who surely knows the depth of the problems these women and children face, to do all that you can to insure our Ikmen's Shelter can keep their home in San Luis Obispo. Thank You. Sincerely, PIESTO: i Phyllis Braiotta J•Denw.es Action ❑ FYI Family Services Coordinator ❑ CDD DIR. Head Start/Migrant Programs -� CAp El FIN.D R San Luis Obispo County :!f ACRO ElFIRECHUEF _ ATT( �Z ❑ FW DIR. y 5►:�"�" G, 1�4'CLERK/O1ZIC. ❑ POLICE CH. 1 : MCNIT.TG1s M ❑ P.EC DIR 17/ 1993: I_ ! CREADF�IF. ElunLD�: IVP.R i'RYA_ C' /loss CITY CoU%4CI SAN LUIS OB;SPO• .Child Care Resource Connection.Emergeng,Senices.EnergyConservation.Weatherization Sendces. •Pami1j,Planning Senices•Head Start•Homeless Shelter•Migrant Child Care•Senior Health Screening.Teen Parenting Program• i 0V IJnIEed Way MEETING AGENDA DATE 27-13-23 ITEM # 1981 Donna Street mpDmot ❑• awtes AcSon ❑ FYI Los Osos , CA 93402 �coamdl ❑ CDDD[R March 13, 1993 cAo ❑ FW.DIR ACAo El.ME QEF The Honorable Andrea Seastrand ATMINEY ❑ FW Dm. 523 Higuera Street 9 a.ERK/otac. O POUCEC . San Luis Obispo, CA 93401 ❑ mGmTTEum U r.Ec.Dix ❑ cREADR E EIJ.MLDR Dear Mrs . Seastrand, Vr 211441 A closing of the San .Luis Obispo Women' s Shelter will result in more human problems -= not more fiscal solutions . Solutions to spousal and child abuse includes real people with human faces, individuals who seek desperate help and need one-to-one , individualized treatment and counseling. Even though the social problems facing us seem unsolvable , "A journey of 10,000 miles begins with a single step" -- so said a Chinese sage . Our first steps are helping individual cases . The closing of a vital service such as the SLO Women' s Shelter will increase misery and prevent interrupting abusive patterns . In the not so extreme possibility, closing the shel- termay result in the deaths of those women and children who might have been spared the final blow. Modern society needs productive , confident parents, movers and shakers, and reliable citizens -- not more homeless and spiritually demoralized families . President Bill Clinton asked us to make sacrifices to resolve our fiscal woes, but let not these sacrifices be human ones . Please . We need to make the Women' s Shelter a permanent San Luis Obispo institution. Wanda Lo, MD Pediatrician and mother cc : San Luis Obispo City Council Mrs . Pinard Mrs . Rappa Mr. Settle Mr. Romero . .�� Mr. Roalman MAR 1 199h CITY COUNCIL SAN LUIS l7LiIS{'C. CA MtONG AGENDA DATE ITEM # COPESTO: March 16, 1993 ❑'Dean Arlon ❑ FYI Causal ❑ CDD DIR. CAO ❑ FtN.DIR. ACAO ❑ FIRECHIEF ATt' M4EY ❑ FW DIX Mayor Peg Pinard Iff a.ERX/0FlG. ❑ POLICEac P.O. Box 8100 ❑ MGMT.TEA.M 0 PEC DIP. San Luis Obispo, CA 93403-8100 ❑�c READFS E O,vn IR Dear Mayor Pinard: I am writing this letter in support of the Women's Shelter of San Luis Obispo County. The Women's Shelter provides a unique service to the victims of domestic violence, offering sanctuary and support which is available 24 hours a day. As a community, we must work toward ending the cycle of violence and provide support for our women and children. I urge you to find an acceptable solution which will guarantee the Women's Shelter a home. Sincerely, xc: M. Kennedy, Director, Women's Shelter of SLO County, P.O. Box 125 SLO 93406 Attention - Letters identical to the one above were received from the following individuals: Diane Danfield Judith N. Gallo C. Hall Sigrit Jorgensen Ruth A. Lancaster Becky A. Lewis (voices for Children) Mayme R. Metcalf Susan Polk Kim Tulledge V r CITY CGUrXI OBiSFC, CA MEE►..� 30--FAGENDA i rd-Is Cl O 1'1 S� OBISPO 990 Palm Street/Post Office Box 8100 • San Luis Obis o CA 93403.8100 COPlE5T0: ❑.Darot�w Action ❑ Fri e dl KCDD February 25, 1993 P1'CAO ❑ Fnv.1DiR IYACAO O MawtgEY Q FWDa I�Ccr�u/OtuC. ❑ FOUCE Cn TO: Council Colle gues 0 CMDF O iD� FROM: Penny Rappa ;VjAr 0 SUBJECT: HOUSING ELEMENT - REGIONAL HOUSING NEEDS Can we all agree/support a community goal - the need for shelter and affordable housing? I believe we can. I would appreciate your considering an approach to our Housing Element revisions/update that will allow us to attain that goal. 1. A. Recognize the state as the superior agency B. Be open to compromise inorder to maintain local control C. In the absence of compromise, acknowledge the loss of CBDG funds 2. Exempt low to moderate housing units from our Residential Growth Management Ordinance. A. Remembering our initial goal - this would be a situation similar to the suggested exemptions for certain commercial growth where we want to target development in the downtown or Madonna area 3. "Accept"the state mandated regional housing numbers with the understanding and statement of our local constraints, i.e., water sewer, police/fire, demand for housing, air quality, schools, etc. To my knowledge this is most likely the last year we will be eligible for state funds - federal entitlement monies should come in 1994. Without misrepresenting ourselves, I believe we can state our position very clearly. Please give me a call to discuss this issue. Should the Council adopt the Planning Commission's recommendation, we will severely limit our abilities to assist both the Women's Shelter and the People's Self Help Housing applications. PR:cm HV.F. FEB 2 6 1993 CITY CLERK SAN LUIS OBISPO,CA M. DATE �N 93 AGENDA � .�Z _ITEM March 16, 1993 Mayor Peg Pinard P.O. Box 8100 San Luis Obispo, CA 93403-8100 Dear Mayor Pinard: I am very concerned about the future of the Women's Shelter of San Luis Obispo. The Women's Shelter provides a unique service to the victims of domestic violence, offering sanctuary and support which is available 24 hours a day. Last year the Shelter provided services of over 700 victims of domestic violence. As a community, we must work toward ending the cycle of violence and provide support for our women and children. I urge you to find an acceptable solution which will guarantee the Women's Shelter a home. Sincerely, OPIMTO. Action� � C�CAO u'CDD DIR. 0 FIN.DI CAO ElFIRECHMF ❑ T Y ❑ FW DULPMGMT�np REc ICFL X C READ FILE [:Ie V -_ C� WAR 2 1993 i UUU-NCII „�„, LEIS OBISPO,CA "ETING AGENDA IJni'E ffEM 00ENN/0--p March 16, 1993 Mayor Peg Pinard P.O. Box 8100 San Luis Obispo, CA 93403-8100 Dear Mayor Pinard: I am writing this letter in support of the Women's Shelter of San Luis Obispo County. The Women's Shelter provides a unique service to the victims of domestic violence, offering sanctuary and support which is available 24 hours a day. As a community, we must work toward ending the cycle of violence and provide support for our women and children. I urge you to find an acceptable solution which will guarantee the Women's Shelter a home. Sincerely, xc: M. Kennedy, Director, Women's Shelter of SLO County, P.O. Box 125 SLO 93406 COPIES TO: ❑•Dawes Action _ El FYI / e Council LTJ CDD DIR Z CAO ❑ FIN.DIP, MACAO ❑ FIRE CHIEF LL��YVTrMNEY ❑ FW DDR''CLFRmmr,. ❑ POLICE CH. ❑ MCMT.TEAM ,❑ REC. ,LDIIR11 0 C.PEA D FILE �'/ MAR 2 1993 ,,.i'i CO':PiCIL -,;4 LUIS OEiSpo, CA SAN LUIS OBISPO COUNTY . ' Commission on the Status of Women P.O. BOX 15116, SAN LUIS OBISPO, CA 93406 MEETING AGENDA DATE - - may► �— March 22, 1993 Mayor Peg Pinard P.O. Box 8100 San Luis Obispo, CA 93403-8100 Dear Mayor Pinard: As Chair of the SLO County Commission on the Status of Women, I am very concerned about the future of the Women's Shelter of San Luis Obispo. The Women's Shelter provides a unique service to the victims of domestic violence, offering sanctuary and support 24 hours a day. Last year the Shelter provided services to over 700 victims of domestic violence. As a community, we must work toward ending the cycle of violence and continue to provide support for our women and children. I urge you to find an acceptable solution which will guarantee the Women's Shelter a home. If there is anything that the Commission can do to assist you, please let me know. COPIES TO: ❑•Denotes Action ElFYI Sincerely, I'counal IBJJ CDD DUL CAO ❑ FIN.DIF- ` �--� OeACAO EI ME CHIEF A i ' C , Gi �ATrORINEY ❑ 'FW DIR. Patricia Harris aY gRKiOR' ❑ POLICE CH ❑ MMT.THAM CJ P.EC DIF- Chair LSF FA FILE ❑, UTM DIR cc: Marianne Kennedy �g tIP.R 2 1993 C,TY C01I°IC11. 4 (,Fispo, CA MrMNG AGENDA G, ITEM# March 16, 1993 Mayor Peg Pinard P.O. Box 8100 San Luis Obispo, CA 93403-8100 Dear Mayor Pinard: I am writing this letter in support of the Women's Shelter of San Luis Obispo County.. The Women's Shelter provides a unique service to the victims of domestic violence, offering sanctuary and support which is available 24 hours a day. As a community, we must work toward ending the cycle of violence and provide support for our women and children. I urge you to find an acceptable solution which will guarantee the Women's Shelter a home. Sincerely, 3 ,C�s � osas car, _ g3Q-0Z aS rn� Lr 01 Apt C to fYYr�e cl J-1 xc: M. Kennedy, Director, Women's Shelter of SLO County, P.O. Box 125 SLO 93406 COPIFS TO: ❑•Denotes Action ❑ FYI l'comidt QI CDD DM VCAO ❑ FIN.DIR ACRO ❑ FIRE CFMF Z ATTORNEY ❑ Fw DIR Q aMW/ORIC. ❑ POLICE Qi ❑ MGMT.TEPsd C I.P.EC DIR ❑ C.READ FILE ❑ UTIL DIR Fel.0 _ Nass (vr,AR 2 1993 CITY COU 4CI CA SANL-j s Ob MEETING AGENDA DATA ITEM #._ ...� 1779 Tanalewood Drive San Luis Obispo, Ca. 93401 Parch 22 , 1993 I;ayor Peg Penard Citv Council ':embers P.O. Box- 8100 San Luis Obispo, Ca. 93403-8100 Honorable Mayor and. Council Members : It has come to my attention that the "omens Shelter won a grant from the State to purchase their facility, but because of a clause, that the Ciry must abide by, the Shelter. Program may loose their building. San Luis Obispo, like every other city, is in dire need of the '::omens Shelter Program and of course the facility. It is my understanding that the problem clause requires the City to build several thousand ilore housing units in the area, violating our "slow grouth" plan. I am a proponent of. "slow grouth", but. we cannot. afford to loose the Womens Shelter, nor. can we. afford to turn the area into a "small L.A." : The best suggestion that has come to my attention of late is that the Council agree to accept the States terms, but in this man- ner. AT THE PROPER TIi,1E the City will probide the specified number of housing units to be built AS NEEDED. This would let the State know that the City is willing to abide by the States request BUT not jeopordise our need for "slow grouth". Thank you for your attention. I will be watching to see how this dilemma is resolved. Very sincere, cone ed and hopeful, COPIES TO: C ❑•Denotes Action ❑ FYI 2-1C X,3 21 CDDDIR. C. Anderson ff CAO FIN. p RE LATTOP,NEY ❑ FWDR CLERK/0-RIC. ❑ POLICECH E3MGMT.TE1M CI P,LC DIR ❑ CREADME D .LMLDIIL f'ii'.R 21_- 1993 iw „.v L s oC SFo. CA MEETING AGENDA �oPI>+sro DATE " ITEM # ❑• Action FYI CIDDIDIR RECEIVE ® 0 ❑ MI.DIP, To the City Council MAR 2 9 1993 'T� o° FWDR From Richard Schmidt CLEIIK/oRic. ED LICE CH. 3/29/93 ❑ MOMT•TAM ❑ Er Da CITY CLERK README ❑ Re:Women's Shelter CDBG Funding SAN LUIS ObISPo,CA CTlTLDIX Rr These comments are neither pro- nor con-funding the Women's Sheller, but merely to point out Geneer Plan implications staff has neglected to mention. Once again the Council is being asked to make a major policy decision (the use of CDBG funds) on an emotional,feel-good basis, rather than in the framework of broader General Plan policies concerning the use of these funds. This sort of non-planning approach to planning typifies what has gone on at City Hall ever since the Administration Department usurped planning functions from the professional planners who at least know what planning's about. Why this Council puts up with this I cannot understand, for every member has pledged to the voters that he or she stands for"good planning:' It seems as if the Council is being asked now to change adopted General Plan policies about use of the CDBG funds. The CDBG funds at issue have been in this community for many years, and can be quietly recycled from project to project. Their recycling represents perhaps the only on-going community financing resource for the furtherance of affordable housing goals. The Housing Element is quite specific about how they should be used.The adopted Element states (Program 7, Page 43): "Funds repaid from Community Development Block Grant (CDBG) housing-rehabilitation loans will be 'recycled' through housing rehabilitation programs."The program notes that from 1990 on, there should be about $25,000 per year in repayments to recycle. The draft update of the Housing Element, soon to come before the Council, contains numerous proposals for the specific recycling of those funds into affordable housing programs, including: 1.20.4 Assisted Housing. The City will use proceeds from a previously-awarded Community Development Block Grant and other state and federal funding to help build or rehabilitate assisted housing... The City will give highest priority to economical production of assisted units..."The program states its goal is to produce on average 15 assisted units per year. 1.20.20 Housing Rehabilitation loans. Many of the City's older housing units in the R-1 and R-2 zones provide housing for those on fixed-incomes, and provide rental housing for those who cannot afford to purchase a house in the City. By providing a limited number of low-interest loans according to need and affordability criteria, the City will help preserve safe, adequate housing for these citizens... Funds repaid from a 1960 Community Development Block Grant housing-rehabilitation loan will be 'recycled'through housing rehabilitation programs..." The point I wish to make is that the city already has policies about how to spend the CDBG housing funds. The funds are limited. The purpose to which they have already been allocated is an important one. To spend a large hunk of the funds for a single project, no matter how worthy, precludes spending them for a great many smaller projects, as General Plan policies have foreseen. In addition, the Council needs to understand what the ultimate disposition of any CDBG funds appropriated for the Women's Shelter might be. Are the funds a gift to the shelter(in which case they are gone forever)?Are the funds a loan that will be repaid -- and if so, when and in what amounts (in which case the Council can judge the degree to which they will remain in'recycling')? Or will the City simply end up owning some real estate that will tie up its funds indefinitely (and end the recycling)?Answers to these questions will help the Council further evaluate the General Plan/affordable housing impact of the proposal. WrTING AGENDA 2. 1650 County of San Luis Obispo _-- --- _--- Edward C. Williams t : Sheriff-Coroner P.O. Box 32 San Luis Obispo, CA 93406 (805) 781-4540 March 26, 1993 Mayor Peg Pinard City of San Luis Obispo P.O. Box 8100 San Luis Obispo, California 93403 Dear Mayor Pinard: I have watched with interest in recent weeks as the city has struggled with the issue of the Women's Shelter location. I wish that I had a simple solution to this difficult problem, but as you know, there are no simple solutions. The importance of the Women's Shelter to the victims of domestic violence and all citizens of San Luis Obispo County, however, is quite clear. We, in law enforcement, unfortunately have no alternative safe haven toward which to direct the sometimes beaten and battered women and children.victims of domestic violence in this County. I would like to add my voice to the many you have already heard in support of the Women's Shelter and the dedicated staff who provide a vital service. If you can think of any way I can be of help on this important issue, please let me know. Warmest regards, t ES TO: g ❑'Denotes Action � E3 O'Couid /l L'J CDDDM Z-CAO ❑ FIN.DIR �! (�ACAO ❑ FMCfla EDWARD C WILLIAMS TT�� ❑ FiNDM f CLEFK/0R! . ❑ poLICEa-I. Sheriff-Coroner ❑ JAGMT.TW-,4 ❑ F;cC DIR ❑,CREAD FILE ❑ UIIL :R ECW:dc —Le � � cc: Ms. Marianne Kennedy/Women's Shelter cf\ i Mfg =NG AGENDA DATE 3-9049' ITEM # MEMORANDUM March 29, 1993 TO: Council Colleagues FROM; Dave Romero SUBJECT: HOUSING ELEMENT . WOMEN'S SHELTER At our March 30, 1993 meeting we will be asked for staff direction regarding the purchase of the Women's Shelter. All of us believe this is a most worthy operation and would like to see it continue. Various options are presented, all of which have positive and negative aspects. I believe Option 2 is clearly the best for the City. It will preserve our grant for the Women's Shelter and I believe has little negative for the City. Inclusion of state figures, with qualifiers, will permit technical compliance with what we feel is an unreasonable state requirement. The main body of the Housing Element could continue in its current form and will have consistency within itself. Bear in mind that the City is not responsible to produce the housing, merely to include state figures in the element. If this action will satisfy the state, the grant can be accepted and the Shelter purchased. If we feel the state's figures are unacceptable at some future time, we can merely revise that portion of the Housing Element. Perhaps the state will have come up with more reasonable numbers at that time, or perhaps we will be more concerned with Federal rather than state grants. In any event, it's not likely that the state will attempt to cancel the Women's Shelter grant after the shelter has been purchased. DR:ss COPIPSTO: ❑•Denotes Action ❑ FYI ktCOAO [ CDDDIR❑ FSI.DIR❑ FIRECHIEF Er �TrIORNiY ElF%V DIR 16 CCLERK/ORIG. ❑ POUCECK ❑ MCMT.TEAM ❑ P,EC.DIR ❑ CMDFILE ❑ J,TfILDIR COMMENTS ON HOUSING ELEMENT By Dave Romero Page 4 Housing Goals & Policies Goal/Housing Cost The policies are all geared toward "affordable housing," whereas, most of them would be more appropriate if directed toward "housing that is. affordable." (Same problem throughout the report.) Page 12 1.20.16 - City-owned Land Do we really want to require that affordable housing units be included as a condition of sale, lease or redevelopment? Page 19 1.20.33 - Institutional Growth We have very little control since these are all outside the City and are not subject to City control. But even if Nye could control them, do we wish to limit the jobs and general prosperity these agencies bring to the City? Page 19 1.20.34 - Commercial Growth I don't even want to consider limiting our nonresidential growth in order to moderate the long-term demand for housing. We should encourage more housing, not discourage business expansion. Page 29 Previous Policy 13 Results were due primarily to the City's restrictive growth management policies for residential development. Page 39 3.30 I believe it is a serious error to add an additional burden on new commercial development, that it include affordable housing or pay an in-lieu fee. New commercial development doesn't necessarily create the need for affordable housing, but may well fill the need for jobs for existing residents. Additional fees may well send this new commercial development to another community that is not so difficult to deal with. Page 62 I believe definition of Safe Yield is inaccurate. Safe Yield refers to the"worst drought of record." Current demand (around 5300 AFY) is far below Safe Yield (7357 AFY + 1500 AFY groundwater), and will probably remain there fore some years to come. This entire portion of the report needs to be updated to reflect current information. WOMEN'65I 8liELTEQ PQOGIAM, INC. of Ban lui8 obi8po county Post Office Box 125 MEETII _93AGENDA San Luis Obispo, California 93406 DATE ITEM #� Tel: (805) 544-3494 MARIANNE KENNEDY/Executive Director % S)Fi13 TO: ❑•Denotes Action ❑ FYI March 30, 1993 o� FFIN.Dit DIR. x'30 ► IV AT�rORNEY D FDS'' Mayor Peg Penard MAR 3 D 1993 FV CLE:Kior1G. ❑ POIXEai P.O. Box 8100 ❑ MGMT.TE M CJ rMDIX San Luis Obispo, CA 93403-8100 CITY CLERK ❑ CRH4DFILE 11 �licDIR.c.l SAN LUIS OBISPO,CAL.6 L77yy Dear Mayor Peg Penard, The Women' s Shelter Program' s Board of Directors requests your support in securing the Community Development Block Grant in the amount of $444, 000 awarded to our agency by the State Department of Housing and Community Development. We have outlined below the background to this issue and .conclude with the Board of Directors' recommendation. In 1988 the Women' s Shelter adopted a primary goal of purchasing the facility we currently occupy in order to offer long term stability to the program provided by our organization. At this time, we began working with People' s Self Help Housing to identify potential funding sources. In 1989 the City was approached to be the sponsor of a community development grant that would provide funding to conduct a planning and technical assessment to determine locations and funding sources for the purchase of the facility. The feasibility study identified available funds from the State Department of Housing and Community Development as the most appropriate funding source. These funds would purchase the facility through grant monies available to provide suitable housing and living accommodations to low and moderate income families. The City Council approved the application of a Community Development Block Grant in the amount of $444 ,000 to purchase and rehabilitate the facility which we have rented for the past seven years. In July of 1992, the City Administrative staff received notification that the Women' s Shelter grant was ranked number one ( 1 ) out of all proposals received by HCD throughout the state. Shortly thereafter the grant was awarded to the City of San Luis Obispo. On December 1 , 1992 the City Administrative staff informed our Executive Director, Marianne Kennedy, that they would not be able to accept the grant due to the fact that the housing element would need to be updated prior to the possible receipt of the funding. For the next four months we attempted to find a solution that was acceptable to all concerned by meeting with the administrative staff, the Mayor and individual councilmembers. In late February we sought the assistance of Assemblywoman Andrea Seastrand who arranged a meeting with Tom Cook, the Deputy Director of Housing Policy at the State Department of Housing and Community Development. ON March 17th, Mr. Cook met with Mayor Peg Pinard, the City' s Administrative Analyst, Deb Hossli, Scott Smith from People's Self Help Housing, Peggy Cordero-Goode from Senator Gary Hart' s office, Eric Daniels from Assemblywoman Seastrand's office, Marianne Kennedy and myself. At that time, Mr. Cook offered examples of twenty-four other communities with growth policies similar to ours which had modified their housing element plans. Many of these had: also received CDBG grants. There are a number of exemptions that can be included in a housing element plan which allow for limited growth based on the restrictions identified by the community. Examples of these are attached. To date, San Luis Obispo City has not submitted a plan or a rough draft which would allow HCD to begin the necessary negotiations with the city. The shelter has a deadline of May 31st to exercise the purchase option on the facility and Mr. Cook has promised to expedite processing of the plan once it is submitted by the city. Of all the options proposed in the staff analysis, the solution mentioned above is the most viable because it allows the. Women' s Shelter Program to own the facility which will ensure the stability of continued services to battered women and children Time is of the essence. The need is serious and .uncontested. We urge that every step be taken immediately by the City of San Luis Obispo to allow us to secure the HCD grant. I will be present at the City Council meeting to be held on March 30th to answer any questions. Sincerely, Larry ampbe,, 1 Presi ent, 8bard of Directors Women' s Shelter Program Appendix 2 List of Growth Control Measures KEY FOR "ACTIVE GROWTH CONTROL ORDINANCES AND MEASURES" "ADOPTION METHOD": Method by which ordinance became law INITIATIVE: Ballot measure REFERENDUM: Ballot measure to conform or repeal governing body action GOV BODY: City or county ordinance or resolution EXTERNAL: State, federal,or utility district mandated "TYPE OF LIMIT": STATUTORY: Limit specified in ordinance or measure,e.g.,500 permits, 2% growth,etc. DELEGATED: Stature does not specify limits but delegates decision to governing body ADVISORY: Advisory only, i.e. governing body places measure on the ballot to determine support/disapproval of voters ALLOCATION: Limit specified by external authority "STATED REASONS" INCLUDE: AG PRES: Agricultural land preservation CHARACTER: Preserve community character DENSITY: High density development DEVELOP: Increased development ENVIRON: Environmental GREENBELT: Greenbelt GROWTH: Increased growth H&S: Health and Safety HILLS: Hillside protection LAND CONSV: Land conservation HOUSING: Concern for housing NEIGH: Neighborhood preservation OPEN SPACE: Open space POLLUTION: Air pollution POPULATION: Population growth PUB FACIL: Public facilities(general) RECREATION: Concern for recreation facilities QY OF LIFE: Quality of life SAFETY: Safety SCHOOLS: School overcrowding SEWER: Sewer capacity limitation TRAFFIC: Traffic congestion WATER: Drinit;ng water shortage WETLANDS: Wetlands WILDLIFE: Wildlife "HOUSING ELEMENT STATUS" IN = In Compliance O/GR = Out of Compliance; Growth Control a factor in Element Review O = Out of Compliance; Growth Control not a factor in Element Review R = In Review OBS = Obsolete;failed to meet statutory deadline for update UNC = In Compliance. Growth Control adopted after element;therefore Growth Control not considered in review. O/NC = Out of Compliance,Growth Control adopted after element;therefore Growth Control not considered in review. �,�� ►�IINI �► ��I City of San ..AIS OBISPO a COUNCIL AGENDA REPORT FROM: Arnold B. Jonas, Community Development Director e SUBJECT: Study session to consider the Joint Study of Student Housing Preferences (Study) prepared in cooperation with the California Polytechnic State University at San Luis Obispo (Cal Poly). CAO RECOMMENDATION: Review the Study final report titled Strategic Guidelines, and provide direction to staff to cooperate with Cal Poly and private property owners to implement Study recommendations. BACKGROUND: Responding to a growing community interest and concern for the increase in university/college students residing off-campus in residential neighborhoods (particularly single-family neighborhoods), the City and Cal Poly entered into a jointly-funded study of student housing preferences. The goal of the study was to better understand student motivation for preference for off-campus housing, and to provide suggestions for responding to that preference to the benefit of the community. On July 2, 1991, the Council approved the project, and authorized execution of Agreement #A- 91-91-CC providing for joint funding and administration of the, Study. Cal Poly and City representatives subsequently conducted a consultant selection process, which resulted in the selection of MPC and Associates, Inc. to conduct the Study. A total of 10 consulting firms from all over the United States submitted proposals. MPC was chosen based on the completeness of their proposal and it's response to project goals, and their previous experience in conducting similar housing project studys at other major universities. The agreement between Cal Poly and the City provided for project management by Cal Poly, with a jointly appointed steering committee to provide project oversight and community feedback. The members of that committee were as follows. Hazel Scott, Vice President for Student Affairs, Cal Poly Joe Risser, Director of Housing and Conference Services, Cal Poly Peter Phillips, Architectural Coordinator, Cal Poly Mike Martin, Interim Director of Facilities Planning, Cal Poly Christine Cleary, Associated Students, Inc., Cal Poly Ken Hampian, Assistant City Administrator, City of San Luis Obispo Arnold Jonas, Community Development Director, City of San Luis Obispo ��n� ia►�III j�N city of San luiS OBISp0 COUNCIL AGENDA REPORT Council Agenda Report - Student Housing Preference Study March 30, 1993 Page 2 Dottie Connor, Residents for Quality Neighborhoods Donald McCombs, Off-Campus Student Housing Association Stephen Nelson, Realtor Gil Stork, Administrative Vice President, Cuesta College Cuesta College representation was added very early to committee representation in recognition of the substantial part Cuesta students play in the San Luis Obispo housing market. The first meeting of the steering committee was held with MPC representatives February 27, 1992, to lick-off the study. Several additional committee meetings were held during the course of Study preparation. During the following months, MPC staff interviewed a number of persons involved in community, government, and university/college affairs, conducted an extensive survey of student housing preferences (including individual surveys and student focus groups), and analyzed real estate and development conditions within the community. Their final report was issued in early November, 1992. DISCUSSION: The steering committee provided significant advice and direction to the consultant during Study preparation. Following the conduct and analysisof the student survey, and analysis of the limited potential for new specialized residential development in the community, the consultant proposed a modification to the Study work program. The goal of the revised analysis was to emphasize the better utilization of housing resources already existing in the community, recognizing the difficulties inherent in providing additional student oriented housing. The Steering committee accepted the proposal, and the Strategic Guidelines reflect the results of that activity. The resulting Study recommendations focus on activities which the private housing sector, Cal Poly, and Cuesta College can undertake given current resource availability. They would, in general, result in a reorientation of the University/College housing programs, and a shifting of focus of private housing to selected segments of the student cgmmunity. In brief, the Study recommendations are: 1. Entry level housing for Cal Poly Students. This strategy would more completely focus the Cal Poly housing program on the incoming student, to create a "freshman experience". In addition, returning students (sophomores/juniors) desiring to live in on-campus housing would be guaranteed housing with others of similar age and maturity levels. a City of San L.AISOBISPO COUNCIL AGENDA REPORT Council Agenda Report - Student Housing Preference Study March 30, 1993 Page 3 2. Entry level housing for Cuesta students. This strategy promotes the upgrade of off-campus apartments where appropriate to specifically accommodate Cuesta students, as no on-campus housing currently exists or is likely in the foreseeable future. 3. Transitional housing. This strategy would promote upgrading private off-campus multiple unit housing so that it can more effectively compete with single family homes for the older student. As the need for additional housing is made clear, the Study suggests using 11 acres of Cal Poly campus land for new residential uses. Study recommendations predominantly focus on actions by Cal Poly as important to dealing with the perceived problem. Cal Poly staff have conducted an initial analysis of University response to the Study recommendations, and that document is included as attachment #2. FISCAL EWPACTS: The recommendations of the Study do not result in direct fiscal impacts for City government. Cooperation with other participants could conceivably generate conditions which would require contribution of city resources. These would be evaluated on an individual basis before committing the resources. Attachments: 1. Student Housing in San Luis Obispo. Strategic Guidelines, MPC Associates 2. Cal Poly staff response to the MPC Study. 3. Study session agenda develnped in cooperation with Cal Poly staff J' Attachment 'il Student Housing in San Luis Obispo STRATEGIC GUIDELINES r Presented by XIPC ASSOCIATES. INC. November 9, 1992 �-y TABLE OF CONTENTS Section Page Introduction 1 Overview of Comprehensive Housing Strategy 3 Component 1: Entry Level Housing for Cal Poly Students 5 Component 2: Entry Level Housing for Cuesta Students 14 Component 3: Transitional Housing 23 Appendix 27 YY Page 1 MPC ASSOCIATES, INC. November 9, 1992 INTRODUCTION r INTRODUCTION PROBLEM The course of this study has made clear that there are many aspects to the "student housing problem" in San Luis Obispo. • Many view it as an incursion of students into residential neighborhoods, resulting in a clash of cultures. • Some view it as a challenge to filling beds, campus-sponsored or privately-owned, in the face of plateauing enrollments. • Some are concerned about planning for future student housing needs even as growth in student enrollments, as now projected. is not expected to be significant. OBJECTIVE MPC's objective has been two-fold: • To help foster consensus for a reasonable approach to ameliorating the range of problems identified, recognizing that no one solution, no matter how complex, will solve all aspects of the student housing problem. • To devise solutions that are pragmatic and implementable. CONSENSUS The members of the Working Group have reached consensus on the following point: • The existing stock of housincy can serve the entire Communitv (i.e., Cal Poly, the City of SLO, and Cuesta) more effectively by creating better matches between students at various developmental stages and housing types appropriate to these levels of development. Page 1 MPC ASSOCIATES, INC. November 9, 1992 �-r INTRODUCTION FRAMEWORK Accordingly, our solutions are built on the following framework: FOR SOLUTIONS • Utilize existing organized student housing stock effectively through repositioning and/or upgrading before developing additional stock. • Encourage students from like institutions to live together to preserve programmatic integrity. • Place highest priority on housing younger students (Cal Pole -and Cuesta) first in student-oriented housing. opening up more opportunities for older, more mature students to occupy "transitional" housing. • To the extent possible, create positive incentives rather than regulations and mandates to channel students into housing appropriate for their level of development. FD;A, CLkL We are cognizant of the State of California budget crisis and its CONSTRALv-TS impact on public institutions, as well as the general conditions in private sector real estate markets. Our approach has been to identify, wherever possible, housing strategies that can be implemented in phases so as to minimize the need for sizable capital expenditures. Page 2 ?'IPC ASSOCIATES, INC. November 9, 1992 p � O OVERVIEW OF COMMENSIVE HOUSING STRATEG.V r VV �= 9 OVERVIEW OF COMPF- 'ENSIVE HOUSING STRATEGY HOUSING The analyses of prior Working Group sessions have identified the ISSUES following housing problems, opportunities and issues: • Existing Cal Poly housing is generally adequate in amount t6 house its entry level populations, but can be marketed more effectively if upgraded. • There is a lack of entry level housing for Cuesta students. • Some of the private sector housing stock, with minor repositioning. may be made more appealing to Cuesta students. • As more student-oriented housing is repositioned to attract entry level students, there may be adequate stock of transitional and other housing types to serve older, more mature Cal Poly students.' • To the extent that new student-oriented housing is required over the long-term, the greatest potential for development is on the Cal Poly campus. (Remaining land parcels in the City have a maximum bed capacity of about 500 beds: County land lacks water and sewer connections.) • If new housing is constructed, a "multi-market" product that is configured as convertible suites or apartments will preserve flexibility in making it available to a variety of University- related populations. t In Workin_ Group '. a shortage of between 3.400 and 3.:00 beds of transitional housinz was estimated predicated on the supple of this housing type being drawn only from complexes in the Off Campus Housing Association. NfPC has since learned that there may be as many as another 3,000 beds of such housing dispersed throughout the community, which would effectively eliminate this shortage assuming it was desirable to have this student population dispersed throughout the city. Page 3 MPC ASSOCIATES. INC. November 9, 1992 CM2 OVERVIEW OF COMP TENSIVE HOUSING STRATEGY STRATEGY Based on an assessment of the existing stock of on-campus and off- campus housing, we recommend a comprehensive strategy for student housing that will achieve the "highest and best use" of the existing stock and provide a road map for the creation of new housing when needed. The components of the strategy are: • Entry level bousing for Cal Polv students • Entry level housing for Cuesta students • Transitional housing. The focus of this report is to provide recommendations for each component in the following areas. as appropriate: • Program • Design • Marketing. Page 4 MPC ASSOCIATES, INC. November 9, 1992 COMPONENT 1: ENTRY LEVEL HOUSING FOR CAL POLY STUDENTS o��02 COMPONENT 1: ENTF-- LEVEL HOUSING FOR CAL POI '" STUDENTS NEED There is currently a high vacancy factor in the existing campus housing. This may be due in large part to the recent reduction in student body size, but Cal Poly must achieve nearly full occupancy for its housing to be financially sound, and, as a corollary, to achieve the community-building objectives implicit in on-campus housing. STRATEGY Upgrade existing entry level housing, both programmatically and physically. and Designate "remainder" housing for returning and/or upperclass students. w Page 5 MPC ASSOCIATES, INC. November 9, 1992 d?i3 COMPONENT 1: ENTR '-EVEL HOUSING FOR CAL POL ,TUDENTS RATIONALE Facilities and programs should be upgraded to maintain and possibly increase the traditional capture rate of entering students (freshmen and transfers) in Cal Poly housing. Because these populations alone may not create the necessary supply to fill all Cal Poly existing housing, the University should look to other natural markets -- such as its reuuning students (i.e., primarily returning freshmen and sophomores) and/or upperclassmen (i.e., primarily juniors and seniors) to fill the remainder of its beds. While the existing stock may be appropriate in terms of physical configuration for Cuesta entering students, it is in the long-term best interest of Cal Poly's housing program to house its own students in its Residence Halls as long as the demand can be generated. Based on MPC's estimated demand projections, Cal Poly has the potential to generate the necessary demand to fill its beds from its own student population. Page 6 IMPC ASSOCIATES, INC. November 9. 1992 h COMPONENT 1: ENTRY 'EVFI_ HOUSING FOR CAL POLY CTUDENTS PROGRAM "Freshman To the extent that Cal Poly has any on-campus housing at all, the Experience" greatest benefit of this housing is derived by entering students, for whom it provides a social nucleus, an opportunity for constructive interaction with the University community and a transition to the assumption of adult responsibilities. In the past, Cal Poly has treated the Residence Halls primarily as a place to live. The University should focus on developing and marketing a "freshman experience" in the Residence Halls. and. in essence, create increased demand for on-campus housing. This is as much a marketing effort as it is a programmatic one. Programs such as the living/learning centers are already beginning to be put in place. These should be expanded and marketed as being a key component of the "freshman experience." Freshmen should live together and non-freshmen, aside froth the resident assistants, should not live among the freshmen. Emphasis should be placed on creating a unifying experience for entering freshmen that is tied to their place of residence. A hall or every two halls can be bundled and identified as one "freshman unit" and the Residence Halls program should pay special attention to the "unit" as the binding experience for an entering freshmen to on- campus housing. The "freshman unit" should be the primarily vehicle through which the freshman experienced is fostered. Community-building programs and orientation activities should be built around these units. Page 7 MPC ASSOCIATES, INC. November 9, 1992 COMPONENT 1: ENT.' LEVEL HOUSING FOR CAL. PO' STUDENTS Returning The second highest value from on-campus housing is derived by other Students "rite of passage" students, e.g., 19-20 year old sophomores and juniors. As freshmen are grouped together in "units". so too should these returning students be groups in units, with programmatic focus less on orientation and acclimation and more on academic development and support. • Recent studies suggest that the more integrated the extracurricular and social experiences are with academic experiences, the greater is the potential for intellectual development. • Programmatic linkages between residence halls and academic departments can be strengthened and expanded through formal or informal seminars and greater participation in the life of the halls by faculty. Returning students should be guaranteed housin, with others of similar age and maturity levels. • Under the current allocation/lottery system, returning students are first allowed to squat in their existinL, rooms or choose anv other room to live in on-campus. • This goes against the integrity of the "freshman experience" (because returning students can live among freshmen) and it also makes it more difficult for the Universitv to fill an entire dorm or tower or building with all returning students or all upperclass students. r Page 8 MPC ASSOCIATES. INC. November 9. 1992 j-/6 COMPONENT 1: ENTR'- '.EVEL HOUSING FOR CAL POL" STUDENTS Other Residence Halls regulatory and disciplinary policies should be revised Elements with the orientation toward making students feel like they are being treated as adults, not children. The mandatory meal plan is cited by students as one of the main reasons they do not remain in on-campus housing after their freshman year. The University should review the current food service policy with an eye toward encouraging a food service program that is more responsive to students' needs and preferences. Some alternatives worth exploring: • Declining balance system • Expanded options for meal plan participation The current on-campus alcohol policy is not taken seriously by students. It is viewed by some as hypocritical (they cite on-campus administrative gatherings as "breaking the rules" by serving alcohol) and as just another instrument by the University to treat students like children. We recommend that the University implement an age-based alcohol policy. While not of direct import to entering freshmen -- since many will be under age -- the policy will go a long way towards communicating to students a clear and reasonable policy. rr Page 9 MPC ASSOCIATES, INC. November 9, 1992 COMPONENT 1: ENTR _EVEL HOUSING FOR CAL POL ;TUDENTS DESIGN South Mountain Recommendations Plan Plan is well suited to entering freshman population as it is. The ground floor common space provides for both quiet and noisy activities. In some halls. physical separation has been provided between the recreation lounee and study/conference room - this should be a standard for all�South Mountain halls. Finishes/Palette Recommendation is as a part of the ongoing repair and replacement process to institute a new color palette for the complex. Fresher, livelier colors for both building finishes and furniture finishes can "modernize" and update the building considerably. This recommendation includes painting the exposed brick in the bedrooms, which in its present form makes the room appear dark and confining. Bathroom lockers should be electrostatically repainted per new palette. Stairway in particular, a major traffic way, should be brightened and well lit. Furnishings Current desks and wall hung shelving"appear small. As more students come to college with personal computers, desks should accommodate them comfortably. Similarly, replacement of wood chairs with ergonometric chairs that are suitable for lengthy periods of time spent at the computer is recommended. Also, storage space in rooms is always at a premium and maximizing wall area to hang shelves is important. Systems Recommendation is two-fold: 1. increase seneral level of illumination and 2. vary levels of illumination Accessories Colorful signage is a way to provide visual interest, as is providing large, colorful tack boards for students to post messages. In general. opportunities to personalize and put their "stamp" on their space in planned-for ways should be provided. Page 10 MPC ASSOCIATES, INC. November 9, 199= p COMPONENT 1: .ENTR- '.EVEL HOUSING FOR CAL POL'- STUDENTS Sierra Madre and Yosemite Recommendations Plan No change proposed or required for residential portion. The large open space in the common building offers opportunities to sub-divide the space and to better accommodate a mix of quiet and noisy activities. Primary recommendation is to enclose the area below the dropped ceiling (see SK-1) to create a study/seminar room. Walls would contain large glazed areas so as to preserve sight lines and the pleasing sense of openness. The second floor TV/viewing area is not ideally configured for this purpose and offers another opportunity to provide quiet study space or spaces. If the TV lounge is convened to study space(s), the area(s) should be enclosed to provide acoustical separation and the TV viewing activity moved downstairs into the large open lounge. FSnishes/Palette The basic building material of this complex is concrete, which is durable, but cold and austere. A strong, well-defined basic palette with accents would enliven and add warmth to both the — interiors and exteriors. For example, a base palette might include a medium to medium-dark warm grey carpet, warm white walls with red used for the stairway handrails and new window blinds, which would replace the draperies. (Draperies should be phased out and replaced with 1" blinds, whatever the color, as the draperies cut down on the light even when open, look untidy from the outside and are maintenance intensive.) Furnishings As with South Mountain, the recommendation is a phased introduction of desks that will accommodate computers comfortably, ergonometric desk chairs, and increased amount of wall hung storage. Systems Recommendation is to increase general level of illumination in common areas and to provide amix of task/ambient lighting in bedrooms. A program to provide acoustical reparation of bedrooms has been started - this should be continued, perhaps with materials that provide even more acoustical separation. Accessories The recommendation is to provide bolder. more colorful signage and large colorful tackable surfaces for posting messages and notices. Page II MPC ASSOCIATES, INC. November 9. 1992 �u i cr (SLI dx-n Lo.urot ,a r SK-1 SIERRA MADRE/YOSEIIITE PARTIAL PLAN COMMONS BUILDING oc'o� COMPONENT 1: ENTP '_EVEI.. HOUSING FOR CAL POI STUDENTS North Mountain Recommendations Plan The configuration of this complex is best suited to non- freshmen, who have less need for common space that provides a nucleus for community-building activities. If an enhanced "freshman experience" program creates demand for on-campus housing that would require use of these residences for freshmen, then common space should be added. (See SK-2.) Finishes/Palette With no common space or interior corridors. the existing natural palette works well for this complex. Consideration might be given, in the course of future repairs and replacements, to providing more colorful carpet and chair upholstery fabrics with the bedrooms. rltrnishiags Modular furnishings that provide students flexibility and the opportunity to personalize their space are ideal for furnishing, student rooms. This idea may be carried even further than the current North Mountain furnishings, through movable desk pedestals and increased use of wall space to hang shelves. Bookshelves that rest on desk tops, while freeing up valuable floor space, also tend to reduce usable desk surface area. Accessories Accessories are less an issue for this complex, but if common space is added, large colorful tackable panels should be included for messages and notices. Page 12 MPC ASSOCIATES. INC. November 9. 1992 C I v e z z r Y4 Z y �1 o z o 0 CC z 0 - c .I � s �� COMPONENT 1: ENTR" LEVEL HOUSING FOR CAL POLE' STUDENTS Nt RKETLNG Cal Poly should focus its marketing materials for entering freshman to emphasize the "freshman experience." The goal should be to communicate a sense of excitement about the formation of community and shared experiences that can only occur on campus within the residence halls and make students (even local students who could live at home) not want to miss being a part of this experience. Marketing to non-freshmen (if there is insufficient demand to fill beds with freshmen only) can occur primarily by creating a set of continuing expectations for on-going rich residential experience. Target marketing should pervade all aspects of initial contact that the University makes with entering freshmen. For example, campus tours, contacts from alumni, etc. should emphasize the "freshman experience." YY Page 13 MPC ASSOCIATES, INC. November 9, 1992 COMPONENT 2: ENTRY LEVEL HOUSING FOR CUESTA STUDENTS COMPONENT 2: ENTR' EVEL HOUSING FOR CUESTA F TDENTS NEED There is no campus-sponsored housing for Cuesta students and no plans for construction of such housing in the future. Cuesta students living in SLO now reside in transitional or single family housing. MPC has estimated the need for entry level housing to be in the range of 1,000 to 1,400 beds three years hence and possibly as high as 1,700 ten years out assuming the growth projections provided by Cuesta. STRATEGY Target Stenner Glenn and potentially some portion of the remaining off-campus transitional housing to be repositioned to serve the Cuesta entry level market. rr Page 14 MPC ASSOCIATES, INC. November 9, 1992 a�zs COMPONENT 2: ENT. LEVEL HOUSING FOR CUESTA UDENTS RATIONALE Reorienting existing housing stock is preferred to developing new housing for entry level Cuesta students or channelling them into existing Cal Poly housing for a variety of reasons. • Rough calculations suggest that it would not be feasible to operate new housing that might be developed for this population, given projected land and construction costs and current market rents. (A simplified break-even rent calculation for private sector student housing is provided in the appendix.) • Reorientation of some portion of off-campus apartments is favored to utilizing Cal Polv entry level housing for Cuesta students in order to preserve the programmatic integrity and institutional community-building aspects of the Cal Poly housing program and to encourage Cuesta to create its own "housing experience." • A coordinated, focused effort to provide organized housing to Cuesta students, tied into a marketing campaign to promote the concept, will offer them a viable alternative to dispersing into the community, not only enriching their living experience but also reducing their impact on residential neighborhoods. • Stenner Glenn is the most appropriate of the off-campus housing stock. Unit plans and amenities (e.g., cafeteria, common spaces) are geared toward entry level student populations. - The complex is already in the process of marketing heavily to Cuesta students. r Page 15 MPC ASSOCIATES, INC. November 9. 1992 COMPONENT 2: ENTR" %EVEL HOUSING FOR CUESTA c`rJDENTS PROGRAM Stenner Stenner Glenn offers the San Luis Obispo community a ready Glenn opportunity for becoming a new "focal point" for the Cuesta College entry level population. However, this must be achieved jointly -- by the Community, Cuesta (and Cal Poly, to a lesser extent), and Stenner Glenn -- if it is to be a successful effort. The following programmatic efforts would be required to achieve a "reorientation" strategy: • Create a new image for Stenner Glenn that focuses on marketing the housing as an "entering student" experience for Cuesta students. • Develop a working relationship between Stenner Glenn and Cuesta College to create an "entering student experience" for Cuesta students. This may include: Utilizing former Stenner Glenn Cuesta residents as Resident Assistants, to be trained jointly by Stenner and Cuesta and to maintain day-today links with the College's student affairs administration. Cuesta undertaking some of its programming at Stenner Glenn, especially that programming targeted toward entering students. Generating interest in the complex by instituting a program at Cuesta in which one or a few "special achievers" selected by Cuesta would receive the equivalent of a merit scholarship in the form of favorable room and board nates. • In developing a "freshman experience" at Stenner Glenn, consideration must be given to the effective utilization of its facilities to promote such an experience. The commons building of Stenner Glenn can be much better utilized in this regard. In particular. the cafeteria and adjoining study/TV room spaces can be upgraded to create a "commons" of sorts for Cuesta students. Page 16 MPC ASSOCIATES, INC. November 9, 1992 COMPONENT 2: ENTT LEVEL HOUSING FOR CUESTA UDENTS • Food service is a critical piece of the entering student's experience. At Stenner Glenn, the current food service operation, which is viewed negatively by some, can become an asset and an effective marketing tool. The cafeteria can be a new social forum for Cuesta students, particularly if the meal plan is opened up to Cuesta students living in other off-campus apartments. to encourage the notion of Stenner Glenn being a focal point for Cuesta students. Expanding the population served to include Cuesta students in other complexes would increase the economic base for the operation and allow the meal plan to be upgraded. (Anecdotal comments from residents indicate a general lack of satisfaction with quality.) Consider turning the cafeteria into a "cafe" in the afternoon and after dinner hours to reinforce the notion of a gathering spot for Cuesta students. Limited items could be served and the atmosphere could be upgraded to encourage a relaxed social environment. This expanded-food service could also provide increased revenues to Stenner Glenn. • As part of the new image, a change in the name of the complex would signal a new focus for the facility. Page 17 MPC ASSOCIATES, INC. November 9, 1992 gas COMPONENT 2: ENTR' .EVEL HOUSING FOR CUESTA 'JDENTS Other Management in many of the off-campus apartment complexes Off-Campus interviewed indicated that they do not aggressively market to Cuesta Housing students for two main reasons: • the perception that Cuesta students are less disciplined than Cal Poly students; and • each summer many of the complexes house groups of elderly tourists whose stays often conflict with the opening of the Cuesta academic Year. The following programmatic efforts would be required to address these issues and improve the image of Cuesta students in the community: • Cuesta can desienate an outreach coordinator from the Administration to build relationships with the off-campus apartment owners as a first step in jointly addressing.the perceived discipline problems of Cuesta students. • The outreach contact would work with the complexes to actively address current student problems as well as perceptions about Cuesta's student body. • Cuesta and the housing complexes may work out an arrangement where the support services (e.g., alcohol and drug abuse counseling, academic counseling) provided on campus may also be offered in a satellite setting on a weekly or biweekly basis at designated off-campus apartment location(s) for all Cuesta residents of off-campus apartments. • Cuesta, through its outreach coordinator, can work with the complexes to attempt to address the scheduling conflicts that arise between the Cuesta academic Calendar and the summer populations housed in the complexes. • To the extent that specific complexes agree to work with Cuesta College to provide an "entry level housing experience" at the same level identified for Stenner Glenn above, Cuesta should be willing to support the same level of programming activity at these complexes. Page 18 MPC ASSOCIATES. INC. November 9, 1992 COMPONENT 2: ENTl LEVEL HOUSING FOR CUESTA UDENTS General From market research activities, there appear to be widely-held perceptions among students that influence their decisions regarding the off-campus housing complexes. Policies and procedures, in particular, are a factor: • they perceive there to be an abundance of rules and regulations beyond what would they would expect in an independent living, environment; and • they view management in some compiexes as sometimes unfair with respect to financial dealings (e.g.. deposits kept without proper cause, contractual obligations not clearly stated or fully understood). We have not assessed specific management activities as part of this assignment. We simply note these perceptions since they have an ability to adversely affect the new marketing efforts that may be established as a result of this assignment. r Page 19 MPC ASSOCIATES, INC. November 9, 1992 y �'4 COMPONENT 2: ENTT LEVEL HOUSING FOR CUESTA —UDENTS DESIGN Stenner Glenn Recommendations Plan Present space is ideally configured for an entering student population. Primary target market should be Cuesta students. If Stenner Glenn's management alters the mandatory meal plan. the existing pantry areas within the residential units could potentially be modified to accommodate undercabinet microwave ovens and apartment sized refrigerators to permit some meal preparation. The total amount of common space is generous and the mix of activities provided for (study, recreation, etc.) is appropriate. Some market testing could be done to confirm that the amount of space allocated to each activity is adequate, e.g., computer lab, quiet or group study, etc. Finishes/Palette A brighter. livelier palette for all interior spaces - residential units and common - would enhance the appearance of the complex. which currently looks somewhat dated. Signage in the common building, dbolder and more graphically interesting, could also give the complex a visual boost. Although some space is available in the common buildings for posting messages, the amount could be increased and the boards used as another opportunity for lively color. Furnishings Furnishings are appropriate to their use, but they too could be rejuvenated over time by being recovered in fabric in colors that relate to a new overall palette. Wall hung shelves are small - area devoted to wall hung storage could be increased. Systems The general level of illumination should be increased in the common building, and the level of illumination varied to reflect usage. e.g., circulation. public, and study areas should be brightly lit, quiet lounge areas lit more softly. Accessories Signage should be bolder and more colorful and large colorful tackable surfaces provided to post rhessages and notices. Page 20 MPC ASSOCIATES, INC. November 9. 1992 COMPONENT 2: ENT. LEVEL HOUSING FOR CUESTA :UDENTS Other Off-Campus Housing Complexes' Recommendations General Unless these complexes wish to appeal directly to an entering student market, no changes, other than perhaps livelier interior palettes, are required. Plan To service an entering student population. common space to support studying and community building activities should be added. Finishes/Palette Palettes could be fresher and livelier. General recommendation is to. over time. replace cut pile carpets with level loop carpets. which are easier to maintain and show less wear and tear. Furnishings For entering student populations, desks that have storage space. and can accommodate computers should be provided, as well as desk chairs that permit extended periods of studying. Wall hung shelving is also desirable. Systems For entering student population, the amount of built-in lighting could be increased. Accessories Increased amounts of more colorful signage and message space could be provided. 2 All complexes of the Off Campus Housing Assocation were surveyed. Page 21 MPC ASSOCIATES, INC. November 9, 1992 COMPONENT 2: ENTR' EVEL HOUSING FOR CUESTA ' 'JDEIvTS '% ARKETL\G Current marketing materials at the off-campus housing complexes are general and designed to appeal broadly to student populations. We recommend that Stenner Glenn develop marketing materials that are targeted toward entry level students at Cuesta. Marketing materials should highlight: • Stenner Glenn as a unique lifestyle experience for entering Cuesta students. • Programmatic links with Cuesta College • Stenner Glenn as focal point for Cuesta students in terms of informal social experience off of the College's campus. If acceptable to Cuesta, one set of materials might specifically focus on the "Cuesta living experience." • Using this theme. housing would be marketed as one element of broader social experience including food, social space, etc. • These materials could be designed to be compatible additions to direct marketing materials from Stenner Glenn and other complexes interested in targeting Cuesta students. Cuesta College can assist in the marketing effort by: • including marketing materials from Stenner Glenn and other interested complexes in a housing packet in freshmen mail-out materials. • continuing to provide on-campus opportunities for housing complexes to market their products. Page u-' MPC ASSOCIATES, INC. November 9, 1992 �-33 COMPONENT 3: TRANSITIONAL HOUSING o�-3� COMPONENT 3: TRAN'TIONAL HOUSING NEID Of the housing types addressed in this study, demand for transitional housing is the most difficult to project, since a variety of factors influence this demand, including: • the degree to which Cal Poly is able to attract more entry level students back into its housing stock • the amount of off-campus housing that is-repositioned for entry level Cuesta housing • the availability and competitiveness of single family housing as an alternative living arrangement. Based on projections of student enrollments which, for Cal Poly, are modest during the next three years and constant thereafter, hTPC estimated a shortage of roughly 2,000 to 3,000 beds of transitional housing. • This projection assumed that the supply of transitional housing was drawn only from complexes in the Off Campus Housing Association. If other transitional units outside of the Off Campus Housing Assocation complexes (possibly as many as an additional 3,000 beds) are included in the supply, then supply and demand are probably in balance for the forseeable future. If enrollments should grow in the future, it may be necessary to consider the construction of additional transitional housing to provide attractive alternatives to minimize the student impact on single family housing. STRATEGY Upgrade existing off-campus apartments where appropriate. To the extent that new transitional housingmight be required over the long-term, address this demand on the Cal Poly campus through the creation of "multi-market" housing (i.e., housing that is configured as convertible suites or apartments). Paga-23--- . MPC ASSOCIATES, INC.- November NC:November 9, 1992 COMPONENT 3: TRA TIONAL HOUSING RATIONALE Existing Upgrading the quality of existing transitional housing will enhance its Off-Campus ability to compete with single family homes for older students. Housing To the extent that increased demand is generated for transitional housing, this lessens the impact of students living in residential neighborhoods. New On-Campus Should demand for additional transitional housing eventually grow to Multi-Market outstrip the current supply, there are limited opportunities for Housing constructing additional units of this type outside of the Cal Poly campus. By configuring housing as "multi-market", it preserves Cal Poly's flexibility in making it available to a variety'- of University-related populations. i Page 24 MPC ASSOCIATES, INC. November 9, 1992 a-3� COMPONENT 3: TRA1 TIONAL HOUSING PROGRAM Existing No changes, other than perhaps livelier interior palettes, are required. Off-Campus (Refer to suggestions listed under "Design" in the "Entry Level Housing Housing for Cuesta Students" section of this report.) New Multi-Market Housing Density 11 acres of campus land have been identified as potentially available for new housing Maximum recommended density per acre is 260 beds (roughly 2,800 .beds) • Maximum density is appropriate for housing freshmen • Decrease density by up to half (i.e., 130 beds) for upper level housing (i.e., graduate students, family housing) Configuration 1,000 square foot two-bedroom units Bedrooms - single occupancy for graduate students; double occupancy for undergraduate students; readily convertible for young family occupancy Combination living/dining area Kitchen - fully fitted out for graduate students or families; fitted out only with sink and microwave for undergraduate students M Bathrooms Compartmentalized, with separate compartments for toilet and shower and separate lavatory area. Configuration and amount of area will permit addition of a bathtub if converted to young family occupancy. Common Minimum requirement is for communal meeting space; laundry rooms; Space maintenance and supply rooms; outdoor recreation. Seminar/study space is required for undergraduate populations. Page 25 MPC ASSOCIATES, INC. November 9, 1992 �-37 COMPONENT 3: TRA MONAL HOUSING Financial Because there would be no land costs associated with construction of Considerations housing on University land, it is likely that a financially self-sustaining multi-market project could be developed on the campus. (See the appendix for a simplified calculation of break-even rent for on-campus housing.) Development alternatives that include outside participation by the private sector or a University-affiliated non-profit entity (e.g., ground lease, sale-leaseback, participating land lease arrangements) may increase the potential for revenue generation to the University if structured properly. The financing and development approach that the University would select for a new housing project would be influenced by the prevailing programmatic objectives and market and financial conditions at the time such housing is planned. Pap 26 MPC ASSOCIATES, INC. November 9, 1992 APPENDIX -":T s=- . APPENDIX BREAK-EVEN Two break-even analyses are shown on the following pages, one for a ANALYSES private sector student housing development and one for a university- sponsored on-campus housing development. Calculations are based on a set of assumptions regarding construction and operating costs, unit sizes, interest rates, etc., that are very rough at best. The purpose of these analyses is not to demonstrate viability of a specific housing project, but merely to provide an order-of- magnitude estimate as to whether a prototypical project, based on reasonable assumptions of current market conditions, is in the realm of feasibility. Feasibility is judged by comparing the break-even rent computed for the prototypical project versus average rents ascertained from market comparables in San Luis Obispo. Any serious planning effort for new housing would obviously require a much more in-depth feasibility study. :c- Page 27 MPC ASSOCIATES, INC. November 9, 1992 k.006 p NEW PRIVATE SECTOR STUDENT HOUSING BREAK-EVEN RENT CALCULATION ;fdONTk3fY :.ANNUAL.;: 9 Month Lease 12 Month Lease ASSUMPTIONS Number of acres 7 Beds per acre 36 Total no. of beds 252 Gross sq. ft. per bed 300 Interest rate 7.0% Term of debt (years) 30 LAND Acquisition cost 53,000,000 Annual debt service $242,000 Debt service per bed $960 $107 $80 CONSTRUCTION COSTS Cost per gross sq. ft. $60 Total cost per bed $18,000 Debt service per bed $1,451 $161 $121 OPERATING COSTS Cost per gross sq. ft. (annual) $6 Operating cost per bed $1,800 $200 $150 I (TOTAL COSTS $4,211 5468 5351 COMPARATIVE ANALYSIS Square Fee Bed Rent/Bed Proposed housing (Break-even rent) 300 $468 Market Comparables 11 Private Bedroom 421 5343 Shared Bedroom 253 $248 11 Average rental rates derived from initial MPC market surveys of off-campus student housing complexes. NEW ON-CAMPUS CAL POLY MULTI-MARKET HOUSING BREAK-EVEN RENT CALCULATION :IIriA01�iTNL•Y .: : ;'AiL�.AL'z 9 Month Lease 12 Month Lease ASSUMPTIONS Number of acres 11 Beds per acre 260 Total no. of beds 2,860 Gross sq. ft. per bed 300 Interest rate 7.0% Term of debt (years) 30 (LAND Acquisition cost $0 Annual debt service $0 Debt service per bed s0 $0 s0 CONSTRUCTION COSTS Cost per gross sq. ft. $60 Total cost per bed $18,000 Debt service per bed $1,451 $161 $121 OPERATING COSTS I Cost per gross sq. ft. (annual) $6 Operating cost per bed $1,800 $200 $150 TOTAL COSTS $3,251 $361 $271 COMPARATIVE ANALYSIS Square Feet/Bed Rant/Bed Proposed housing (Break-even rent) 300 $361 Market Comparables 11 Private Bedroom 421 $343 Shared Bedroom 253 $248 1/ Average rental rates derived from initial MPC market surveys of off-campus student housing complexes. Attachment #2 Response: MPC Associates, Inc. Student Housing in San Luis Obispo January 1993 Cal Poly San Luis Obispo Residential Life and Education Student Affairs Division A43 Response: MPC Associa', Inc. Student Housing in San Luis Obispo January 1993 Page 2 • Computer Halls The University has embarked upon an aggressive plan to bring direct mainframe access to each resident's room. In Fall of 1993, four of the on-campus residence halls will be wired for in-room computer hook-up. On-site computer labs available to all members of the hall community are also available in these areas. • Multicultural House Cultural Identity, Exploration and Support are the programmatic themes that make the Multicultural House unique. Open to students of all ethnic backgrounds, cross-cultural understanding is enhanced through activities and event that promote self-awareness and the appreciation of others. Scholar's House Scholar's House is designed for students of all majors seeking an environment focused upon academic support and quiet. Community standards to ensure a 24-hour atmosphere conducive to intensive studious endeavors are established. Support programs and study.skills seminars are.emphasized. _ College-based Living Learning Communities Each of the six on-campus Living Learning Centers is affiliated with one of the University's six colleges. Whether you are enrolled in a major in the College of Agriculture, Architecture and Environmental Design, Business, Engineering, Liberal Arts, or Science and Math, a Living Learning Center dedicated to the promotion of concerns and interests to complement your academic studies is available. In addition to the social and recreational activities offered in all of the residence halls, Living-Leaming Center residents explore co-curricular avenues of common interest. Field trips, faculty visits, alumni mentors and community service projects are among the opportunities that are sponsored. South Mountain Hall Recommendations 1. The recommended upgrading of the color palette and the signage and stairwell areas are timely. The four-year master plan for facility usage and renovation addresses this need. 2. The purchasing of furniture that accommodates computers is appropriate. Sierra Madre/Yosemite Recommendations r 1. The recommendations for the central lounge areas are sound and warrant full consideration. The identification of quiet study space, particularly in Sierra Madre, is critical. The reconversion of the space in the Resident Student Development Upstairs Office, the conversion of the television space upstairs (predicated upon the move of the television area to the downstairs) or the conversion of a part of the downstairs lounge to quiet study would appear to be appropriate. 2. The recommended upgrading of the color palette and the furnishings palette in the tower - areas and the lounge area is timely. The four-year master plan for facility usage and renovation addresses this need. -'l7 Response: MPC Associate nc. Student Housing in San Luis Obispo January 1993 Paoe 3 3. The purchasing of furniture that accommodates computers in all areas of the residence halls is appropriate. .4 The exchange of drapes for mini-blinds is problematic from a maintenance standpoint: both types of window coverings have upkeep drawbacks. North Mountain Recommendations 1. The upgrading of the color palette and the furnishings palette in the North Mountain area is timely. The four-year master plan for facility usage and renovation addresses this need. 2. The purchasing of furniture that accommodates computers in all areas of the residence halls is appropriate. 3.-.::._Conversion of-current student rooms into lounge areas is a viable short-term approach; however, the North Mountain area is the most popular living option for older students. Elimination of student room space would only lower numbers of students to whom this living option is available. South Mountain Observations A general need cited in the MPC findings is the development of additional quiet areas/study space throughout the residence hall system. 1. The:conversion of the front lounge area into a study area though not specifically recommended in the MPC report directly addresses the need for larger study areas in the living units. This will be accommodated by continuing the addition of a partition in this area as exists in Trinity Hall. 2. The purchasing of furniture that accommodates computers in all areas of the residence halls is appropriate. The Cuesta Program The University's first commitment is to the housing of Cal Poly students. Meal Plan Options "" Extensive discussion has ensued with personnel from Campus Dining regarding a change in the meal plan format. Need/Strategy/Rationale The current vacancy rate in on-campus housing is considered a direct ramification of the institutional reduction in new admittees relating to the "through-put" factor that is impacting virtually every aspect of the University's offering. Statistical tracking indicates that approximately 75 percent of new admittees to the University select on-campus housing for their first year in residency. It is salient to note that of 820 newly admitted transfer students living off campus, 659 are 21 years or older. The MPC study seemingly downplays these variables. In contrast to the MPC findings, current Departmental marketing efforts are emphasizing the expansion of the returning student market. This strategy, if successful, will accomplish the MPC identified need of providing better transitional housing on campus and within the community. Program 1. The MPC consultants recommend a program focus upon the "Freshman Year Experience." While emphasizing and supporting the transitional needs of incoming students to the Cal.Poly milieu is congruent with the University's own strategic plan, utilization of the "Freshman Year Experience" as a promotional tool is in contrast with national trends noting a "First Year Experience." Additionally, this promotional scheme conflicts with the University s current enrollment management strategy of limiting freshmen admittance to obtain optional FTE level. 2. The chancing of the current squatters rights system of room occupancy to allow for housing units of unique integrity focusing upon entering students and returning student living areas is being pursued. The academic support programs focusing upon entering students can be strengthened to"allow for a more visible core of programming to assist in University transition and retention efforts. Current plans include the continued promotion of the living-learning centers and the establishment of a Scholar's House. 3. Current policies are under review with regard to the appropriateness of the University regulations circa 1992. In addition, student ad-hoc committees are being formed to assess the parameters of current regulations and to recommend change and modification where appropriate. The adjustment of the University's alcohol policies is beyond the scope of departmental purview. However, the transition to a more incrementally based alcohol policy is not recommended in light of national trends and the University's own commitment to addressing alcohol and substance abuse. The following program innovations will be offered during the 1993-94 year. Single Room Options Returning Student/Transfer Student Communities Smoke-free Environments Attachment #3 STUDY SESSION AGENDA MARCH 30, 1993 JOINT STUDENT HOUSING PREFERENCE STUDY I. INTRODUCTION Arnold Jonas, City of San Luis Obispo II. STUDY PROCESS Hazel Scott, Cal Poly University A. Division of responsibility between agencies B. Consultant selection C. Review Committee membership / responsibility D. Consultant work products III. STUDY RECOMMENDATIONS Hazel Scott A. Public institutions 1. Cal Poly University 2. Cuesta College B. Private student housing providers IV. RESPONSE TO STUDY RECOMMENDATIONS A. Cal Poly University Hazel Scott B. Cuesta College Gil Stork, Administrative Vice President, Cuesta College C. Off-Campus Housing Association Donald Mc Combs D. City of San Luis Obispo V. PUBLIC COMMENT VI. COUNCIL DISCUSSION AND DIRECTION TO ACTION A. Receive study B. Consideration of City role in a continued Ad Hoc Committee c� 4`T �li1�B1�1111 }f1�E + Cl l I SaWI S OBIS O ME_ I.30 - R.s COUNCIL AGENDA REPORT STEM NUMBER: FROM: Arnold Jonas, ommunity Development Director; Prepared By: Jeff Hoo, ,. Associate Plan er SUBJECT: Study session on housing issues with the San Luis Obispo City Housing Authority. CAO RECOMMENDATION Discuss the housing issues and by motion, provide direction to staff as appropriate. BACKGROUND At their February 18, 1993 meeting, commissioners of the Housing Authority requested a joint study session with the City Council to discuss various housing issues facing the City. Below is a summary of the issues which the Housing Authority would like to discuss: 1. The role of the Housing Authority and its affiliated non-profit corporation in planning for and meeting the City's affordable housing needs. 2. Inclusionary zoning, including the payment of in -lieu fees, management, and use of in - lieu fees. 3. Mixed -use development projects involving residential and commercial uses. 4. Techniques that the City can use to make housing more affordable: A. Fee waivers for affordable housing. B. Expedited processing for affordable housing projects. C. Density bonuses. 5. Establishment of a housing trust fund. 6. Preparation for Community Development Block Grant Funding. A. Establishing a funding formula for affordable housing projects. B. Possible programs, eg. low -interest loans for first time homebuyers. DISCUSSION This is a comprehensive list of housing topics, and any one of the topics could occupy an entire meeting. It is hoped, however, that this meeting will provide the foundation for a closer working relationship between the City and its Housing Authority. To help focus discussion and provide some background on the issues, staff has prepared a brief overview of each topic. All J / � city Of Sd11 LUIS OBISPO COUNCIL AGENDA REPORT Staff Report Page 2 of the topics are addressed in the City's draft Housing Element, and features of the relevant programs are discussed. Housing Authority Role Established by the City Council in 1968, the Housing Authority is a quasi -independent public agency authorized under Section 34200 of the California Health and Safety Code. Governed by a seven -member Commission, the Authority is charged with broad powers to prepare and implement housing programs for low and moderate income persons.' The Housing Authority advises the City Council on housing issues and needs, and administers housing programs for seniors, handicapped persons, and low- and moderate -income persons. Specific powers and duties under State law include: 1. Acquire, lease, build, operate, repair, expand, and maintain housing for low and moderate income persons; 2. Provide housing counseling, referral, and advisory services to low and moderate income households. 3. Make and execute contracts, agreements, or other instruments; own, hold, or improve real or personal property; 4. Sell, transfer, auction, exchange, assign, or dispose of real or personal property, and may acquire property by eminent domain; 5. Invest reserve funds in property or securities, purchase bonds, procure mortgage insurance, and make housing loans; and 6. Undertake housing studies and investigations, and make recommendations on issues related to housing conditions, slums, and affordable housing. Housing Commission members are appointed by the City Council, and meet monthly at the Housing Authority administrative office at 487 Leff Street. Five of the commissioners serve four-year terms, and are appointed by the Mayor subject to Council confirmation. The other two commissioners are two-year appointments made by the Mayor from the Authority's tenant population. The Housing Authority is funded by State and Federal monies, program income, and investment income. Its affiliate, the SLO Non -Profit Housing Corporation, develops and manages affordable housing countywide. City of san Buis osispo COUNCIL AGENDA REPORT Staff Report Page 3 Inclusionary Housing In its review of the draft Housing Element, the Planning Commission endorsed several new policies and programs to promote affordable housing. One of the key policies would establish an inclusionary housing requirement to ensure that new residential and non-residential projects include affordable housing, or contribute fees toward the development of affordable housing. The City's 1991 Mundie report evaluated the effects of affordable housing requirements on the costs of new development. The proposed affordable housing requirement is based on the reports findings, and on an evaluation of other communities' experiences with similar programs. The program concept is shown in Exhibit "E. " Mixed -use Residential Development The City recently enacted a new mixed -use (MU) zone designation which, in combination with any other zone, permits combining uses which would otherwise not be possible. In creating the new overlay zone, the City's objectives were: 1) to permit combining residential and commercial uses on the same site; 2) to provide additional housing opportunities; 3) to reduce auto travel by providing services, jobs, and housing in close proximity; 4) to provide additional security and safety in residential areas; and 5) to promote a more compact urban pattern. A good example of this type of development is in the Crossroads commercial center at Broad Street and Orcutt Road, which includes six one -bedroom apartments and about 23,000 square feet of office and retail space. Affordable Housing Techniques Fee waivers, expedited permit processing, density bonuses and other incentives were endorsed by the Planning Commission and are included in the draft Housing Element as recommended programs. Chapter 17.16 of the Municipal Code already allows the City to negotiate a density bonus or other benefits in exchange for provision of housing affordable to low- and moderate - income persons. Housing Trust Fund The draft Housing Element recommends the establishment of a housing trust fund to be used to develop affordable housing units, provide low-cost loans for first-time homebuyers, acquire land for affordable housing projects, and to fund public improvements like utility extensions or street improvements to serve affordable housing projects. It is anticipated that funding would come primarily from Community Development Block Grant funds and from the payment of in -lieu fees under the inclusionary housing program. '^l city or san Buis osispo COUNCIL AGENDA REPORT Staff Report Page 4 Community Development Block Grant Program As part of the CDBG application process, the City and/or County will need to prepare a Comprehensive Housing Affordability Strategy which documents community housing needs, and a five-year strategy for how block grant funds are to be used. CHAS preparation will involve public hearings and working meetings with the Housing Authority and other local housing agencies, interest groups, and institutions. Attachment: Exhibit E - Affordable Housing Requirement Diagram EXHIBIT E AFFORDABLE HOUSING REQUIREMENT TYPE OF DEVELOPMENT RESIDENTIAL NON-RESIDENTIAL Build 3% low- or 5% moderate -cost ADU's, but not less than 1 ADU per project. U or z_ Pay in -lieu fee equal to 5% of building valuation. w Build 10% low- and 20% moderate -cost ADU's, Q but not less than 1 ADU per project. z 0 or Co z xPay in -lieu fee equal to 15% w of building valuation. ADU: Affordable dwelling unit Build 1 ADU per acre, but not less than 1 ADU per project. or Pay in -lieu fee equal to 5% of building valuation. Build 1 ADU per acre, but not less than 1 ADU per project. or Pay in -lieu fee equal to 5% of building valuation. ?S J-,S