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HomeMy WebLinkAbout02/03/2004, PH3 - AGENDA REPORT council 3^04 j acEnba nEpoRt h.N CITY OF SAN LUIS OBISPO 3. GENERAL PLAN HOUSING ELEMENT UPDATE— CONSIDERATION OF THE HOUSING ELEMENT UPDATE TASK FORCE'S COMMENTS, AND THE PLANNING COMMISSION'S RECOMMENDATION TO ADOPT: 1) A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT (ER 33-02) AND 2) THE 2004 COUNCIL HEARING DRAFT HOUSING ELEMENT(GPA 33-02), IF NEEDED. (MAN DEVI LLE/DRAZE —90 MINUTES) RECOMMENDATION: Review any remaining issues with the Planning Commission recommended Draft Housing Element Update and Initial Environmental Study (ER 33- 02) and provide direction to staff, as appropriate. PLEASE REFER TO THE STAFF REPORT FROM THE JANUARY 27, 2004 AND JANUARY 29, 2004 COUNCIL MEETINGS. Page 1 of 1 RECEIVED Julie O'Connor - Housing Element Process JAN 3 0 2004 SLO CITY CLERK From: <ANCARTER@aol.com> To: <asettle@slocity.org>, <cmulholland@slocity.org>, <kschwartz@slocity.org>, <jewan@slocity.org>, <dromero@slocity.org> Date: 1/30/04 9:55 AM Subject: Housing Element Process CC: <Iprice@slocity.org>, <khampian@slocity.org> Dear Council Members: Here are some recommendations that might help you to complete your review of the draft Housing Element more efficiently. For the remaining goals, policies, and programs, have each member individually, ahead of time, prepare a written summary of questions and requested changes. These would all be turned in to Lee Price who could distribute them to staff, council, and the public in the meeting packet. If Lee had the time, she could even summarize the individual questions and requested changes by item number. It would also be helpful if individual council members in preparing his/her written list, would divide that list into four areas --questions, wordsmithing, minor policy changes, and major policy changes. With all this having occurred,your meeting would proceed more smoothly. I also think it would be helpful to have a member of the Planning Commission sitting at the staff table during your debate. What concerns me is that you are not getting the full flavor of the background the PC had on each item and the debate which occurred there. As you debate individual items, that PC member could provide you with background information as needed. It is your right and responsibility to make whatever changes you choose. I get concerned, however,when you make changes without a full understanding of the background. It would also be helpful to have a member of the PC at the staff table to provide possible background information on the specific changes RQN is requesting, since RQN did not provide that list during the PC hearings. The PC member could tell you whether or not s/he feels the PC would agree with the RQN request based on the debate which did occur during their hearings. Again, you would be free to make whatever decision you choose. But again, you would have more complete information. Finally, a recommendation to the Mayor on how to run your remaining meetings on the draft HE. Before opening up the table for debate when an individual member raises a concern, first ask if any other member shares that concern. If no one else does, move on. Andrew Carter YlI lA �/l �1 OU CIL 2�tDD DIR CAO ; FIN DIR RED FILE ACAO AFIRE CHIEF IMEPTING AGENDA TTORNEY ZrPW DIR LERKIORIG 7POUCE CHF DA ITEM # �D T' EADS f-YREC DIR . 471 DIR �?1-- 2 HP, DIR file://C:\WINDOWS\TEMP\GW}000O1.HTM 1/30/04 Allen Settle- no net loss policy Page 1 From: "BRETT CROSS" <brettcross@hotmail.com> To: <asettle@slocity.org>, "C Mulholland" <cmulholland@slocity.org>, "john ewan" <jewan@slocity.org>, <kschwartz@slocity.org>, "Dave Romero" <dromero@slocity.org> Date: Thu, Jan 29, 2004 11:02 PM Subject: no net loss policy Let me give you an example especially given council member Schwartz's discussion about cultural facilities expansion- i.e. the Downtown Concept RECEIVED Plan for a cultural area on Monterey St. around the Mission, Art Center, JAN 2004 Historic Museum, and the Children's Museum. First you have to separate the Downtown Core from the Downtown Planning Area. You folks seem to be mixing the two. The area adjacent to the core is primarily zoned office however SLO CITY CLERK that area is also part of the Downtown Area. Obviously it is the office zoned area where the conversions have taken place and is where they will continue to take place with Policy 3.3.5. The Downtown Area includes R-2, R-3, and R-4. Get out a zoning map and start looking at it. The Cultural Facilities area shown in the Downtown Concept Plan has 5 homes along Monterey that are in an office zone. All those homes are in RESIDENTIAL USE. The policy that you are supporting will allow the conversion of those homes to other uses when additional housing is built in the all ready residentially zoned areas in the DOWNTOWN PLANNING AREA. The recent building of the apartment complexes along the freeway would then have therefore allowed the conversion of those homes if the policy 3.3.5 were currently in place. Do you get that?. The same scenario will occur throughout the office zoned area where there is current residential use of the property. It's that simple. If you want to preserve the mix of housing in the office zones you have made a very poor decision by accepting Policy 3.3.5. Sincerely, Brett Cross PS Read the submittal by RQN regarding this policy and give serious reflection to what it says. CC: "Cydney Holcomb" <cholcomb@charter.net> RED FILE COUNCIL /.`DD DIR M ING AGENDA 9CAO -f=1N DIR ACAO ,z =IRE CHIEF DATES ITEM #�� ZATTORNEY .Z'?W DIR 2-CLERK 0R 0 Zy"FOLICE CHF I ❑ DWT HEADS L: REC DIR Z UTILDIR 1/ HR� b�_ �HR DIR Rich;dSchmidt V 5444247 lb 1130/4 011:55 AM D1/4 RECEIVED To the City Council HOUSING ELEMENT JAN 3 0 2004 From Richard Schmidt/Jan 30, 2004 Re: Some thoughts after the 1/29 Housing Element meeting SILO CITY CLERK First of all, I was encouraged with the breadth of your discussion last night. Please continue, and don't feel rushed to reach a conclusion. This deserves time. I would have liked to say more. Fear my fatigue probably made my comments less to the point than I'd have liked. Here are some things I'd have liked to have said: 1. AFFORDABLE HOUSING. I'd have liked to say lots more. A. With regard to the table and formula for determining the number of inclusionary units, as it stands, this is a step backwards. THE CITY SHOULD DO NOTHING TO REDUCE THE NUMBER OF OFF-MARKET UNITS PRODUCED. This methodology would do just the opposite of what you should be doing. More, not fewer off-market units. B. The idea of requiring more off-market units/in-lieu fees for developments of larger houses and fewer for "workforce" market units may have merit, but not with the current formula. The formula would need to be changed to raise the number of units. It is absolutely obscene, for example, that a developer can build 40-1,500 square foot units and provide ZERO affordable units. This is a big step backwards. C. I'd suggest, if you are at all inclined to pursue a differential inclusionary unit approach, you think not in terms of "incentivizing" smaller units, but of "penalizing" McMansions. The units will be developed regardless, no matter what your inclusionary requirements may be; this is prime development country - we must never forget that. The effect on the market-rate production will be the same whether you incentivize or penalize. But the effect on off-market housing production will be very beneficial with the penalization approach -- i.e., we'll get more units. [D. Remember, affordability through design is a theoretical concept, not a fact. Nobody knows if it will work. I have never been able to understand how planners can make the argument apartments are "inherently" affordable just because they're apartments. There are so many variables, including how the apartments are appointed inside, how tight the rental market is, how large a "down" (i.e., deposit) is required, etc. As for condos, they have been a mixed bag in SLO. Many are speculator owned and rented to students, which drives adults away and makes for awful living conditions for those who elect to stay.] 2. TASK FORCE RECOMMENDATION ON INCLUSIONARY HOUSING FEES. Andrew Carter and I spoke afterwards, and resolved our difference of recollection on this. He said he mis- spoke in saying the task force was unanimously against the 15 number; that he meant the task force said 10%, the planning commission changed that to 15%. In fact, we didn't consider 15%, but resisted suggestions the current 10% be reduced. We agreed the task force favored higher commercial in lieu fees -- the task force said 10% on the basis they should be equal to the presumed housing fee. 3. AFFORDABLE HOUSING PRODUCTION. It is tragic no new initiatives for producing off- market low income housing came forth from the process. Staff seems inexpert in, or not interested in, off-market housing production. The task force, with its production builder bias, wasn't interested in exploring that -- it was focused on gifts to developers for building market rate housing. I don't know what happened with the planning commission. RED FILE Page 1 ME ING AGENDA DAITEM #� RichTdSchmidt 125444247 11W1130/4 011:56 AM D2/4 A. The city needs to work harder at this -- in lieu fees should be but a small part of larger overall efforts. B. I'd suggest making this the to hp ousin priority,iority, and staffing a research and feasibility effort with volunteers and/or a paid expert consultant, with a view to creating a plan and methodlolgy for expanding off-market housing opportunities for the low income. We really don't have to invent the wheel here -- there's so much already being done in other jurisdictions, we could learn a lot just by researching that as a start. I'd offer to work on this project. 4. BUILDING TO ZONING'S DENSITY. Several persons complained last night it was difficult to get the densities for which high density land is zoned actually built. Several observations. A. Don't forget the densities in the zoning code are MAXIMUMS, not targets or expectations, let alone requirements. I don't know where the notion has come from that we should EXPECT to build at the maximum, or beyond, but pehaps it has come about as all the incentives and density bonuses already on the books have come to be viewed as entitlements rather than something to be earned for doing something special. (This is the fundamental problem with incentives; they are only incentives for a short time, then they become rights and everybody forgets why they were created in the first place.) - Often times, particularly in the old part of the city, there are sound planning and environmental reasons for NOT reaching the maximums, and reaching them would stress the project's context undesirably. - This would be less likely the case in the development of raw land in annexataion areas, a distinction you need constantly to keep in mind as you write policy. (I.e., one size doesn't fit all equally well; policies may need to differentiate between new and old parts of town, rather than being universal.) B. If the city is concerned about high density land in annexation areas -- where the lion's share of large, new dense developments will occur -- the solution is simple. You require specificI� for these areas. Don't approve development which isn't to density expectations of the s ep c"ific Igan. Failure to do this was one of the annoying things the city did in the Islay Hill area. The city allowed the developer to take the land designated for medium density condos, and instead build large houses on tiny lots, because he claimed these would be "more affordable" housing equivalent to condos. Well, these houses were very profitable to build and sell, but haven't been more affordable at all. A middle income housing opportunity built into the specific plan was lost by the city's bending to developer pressure. 5. DEVELOPMENT ECONOMICS. We tend to live in a small fish bowl here, and not really understand the big picture on development economics. This housing element update has proceeded on assumptions, assertions and the like, but not on factual economic analysis of what things actually cost to produce. This is tragic, but it -- among other things -- indicates the devolution of our staff's interest, curiosity, and abilities. A. When we undertook the last LUE update in 1988, the planning commission sat in roundtable study session with an owner/developer of the Margarita area, and Mike Multari led everyone through various development cost scenarios to see whether it was possible to actually produce the very low income owner-occupied units we had tentatively agreed would be a good thing to require. (Other developers had asserted it was "impossible".) It was a wonderful session, the owner/developer cooperating fully and honestly, and answering our questions in a non-propagandistic fashion (a very rare thing from the development community these days). Together we found — and the owner agreed with this -- that the very Page 2 Richard Schmidt 45444247 111/30/4 011:57AM D314 low income units could be produced at break-even cost, and that the low and moderate income units could return a profit to the developer (albeit, not as large a profit as a market- rate unit). In part, this was possible because land in the annexation areas has for the most part been in the same ownership since it was worth hundreds of dollars per acre, and would become worth $400,000 per acre upon receiving city entitlements -- a spread that builders used to back-factor some of their costs through lower prices they'd pay for the land, yet still return a more than generous profit to the speculative landowners. (We also looked at the type of units appropriate for off-market housing, and how their construction costs could be managed.) B. The open space real estate consultant's study done a few years later provided another glimpse of what raw land values actually are — ag value, speculative value, and urban entitlement value -- again underlining the wide disparity between actual value and speculative owner-asserted value of land without urban entitlements. As development decisions are made on the fringe of the city, it is important decision makers understand such things; unfortunately, today they seem to be left to their own devices to figure them out. C. Still, I really didn't understand big picture development economics till several years ago, sitting down with a major Orange County developer, and asking him to run me through a sample project. He did, in detail, and I was amazed at the millions and millions of dollars of profit on a routine development deal, with profit taken at every stage of the process -- raw land sale/purchase, entitlements, subdivision, subdivision construction, building. Again, decision-makers need to understand how the game works, and the huge profits at each stage to the players involved in those phases. D. When Mr. Bunin tells you developers are basically charities operating on the slimmest of margins, you are having your leg pulled. This is not good"information" on which to base long-term development decisions. The builder-stacked task force didn't get into such analysis because it wasn't interested in unmasking the facts. But why wasn't such detailed and objective analysis done for the benefit of planning commission and council? Isn't factual economic information a better basis for action than mere opinion and preconception and outright propaganda? I don't think you've been well- served by staff (other than Bill Statler) in this arena. 6. APARTMENT DEVELOPMENT ECONOMICS. I don't think we really know much about the appeal of apartments to our citizens -- this all seems to be being driven by planning ideologies and the unproven assertion that dense is better. A. For example, staff cited the drop in rental rates allegedly caused by 800 more students living on campus as indicative that if we build more apartments, housing costs will drop. Perhaps, however, the rent decline simply means that apart from students, there's not that much demand in SLO for apartments, and the market for them is fundamentally squishy. B. It's also possible the rents last year were a bubble propped up by student demand and willingness to pay outrageous amounts, subsidized by mommy and daddy. Remove the hot gas inflating the bubble, and the bubble gets smaller. C. Staff and planning commission assumptions are that if you engineer the general plan for density, you get large numbers of apartments renting for low rents. I think it more likely, when rents fall, developers will quit building apartments. But since we really have.no data or good knowledge, all allegations about the housing price implications of more apartments (and condos) are conjectural at best. This is one of the annoying things about this whole housing element update process: it's based on assertion, presumption and preconception rather than fact and thorough study. Page 3 Richard Schmidt '®'544-4247 1&1/30/4 011:58AM D414 7. WORKFORCE HOUSING FOR THE WORKFORCE. We have some problems actually making this work. Our first "workforce housing" development, the high density part of DuVaul Ranch, has been less than a rousing demonstration of the potential. Before it was even finished, the developers began promoting it as student housing and running ads day after day in the Mustang Daily, offering incentives to students to move in. (This should have been anticipated at time of approval, given the common ownership with Valencia student housing complex.) After some of us complained to the city that this project was sold to decision makers as "workforce housing" and was being promoted as student housing, the ads stopped last spring -- I don't know if there was any connection. Now they're running again. The result? "Workforce" housing significantly populated by rowdy students, making the place quite unattractive to adults for whom it was supposedly built. I'm hearing complaints from adults who live there -- especially from houses near the apartments -- about how unhappy they are with all the noise and nuisance. Unless the city can get a handle on this problem -- through project conditions about developers' targeted promotions, perhaps -- dense workforce housing in SLO isn't going to work. People will live out of town rather than put up with the nuisances we allow to go on in our neighborhoods and "workforce" apartments. (As anybody who's tried to live in SLO condos knows, this is a problem in most of them as well. I have a lot of friends who are SLO condo refugees.) 8. HOUSING COSTS ARE CYCLICAL -- WE SHOULDN'T BE PANIC-DRIVEN. Current housing costs are so shocking, it's hard to be rational about them. However, when planning, rationality is important. First, one must realize that housing costs are cyclical, driven by events totally beyond the city's control. (And in our special case, by global demographic changes of people wanting to be near coasts -- this has become a problem even in China.) I have a brilliant planner friend who took the time and trouble to research and graph the price of housing in California over an extended period. What he found is that there's a fairly straight ascending line, which rises at about the rate incomes have risen, and over time housing prices generally fall along that line. Every 10 to 15 years, however, something extraordinary happens, and we have a period of exuberant price hyperinflation -- a "bubble" -- when for a few years things go haywire, and prices climb way above the income-based line. Then the bubble deflates, and costs fall back to the income-rate-increase line. I think this analysis helps put things into perspective -- though, of course, when you're on the roller coaster you aren't sure when the ride will stop. I've seen three price-exuberant periods in SLO -- in the mid-1970s; the late 1980s, and the current one. The first two followed the pattern my friend analyzed. After the last bubble burst, it took 10 years for prices to get back to where they had been before the deflation, offering a long calm period during which people could financially regroup and purchase homes if they wished and could afford to. I have no crystal ball, but real estate experts tell the New York Times the disparity between housing prices on the two coasts and the mid-continent will not go on indefinitely, and can be expected to even out -- probably not by houses in Peoria costing what they do here. (Fascinating article on this disparity: Aug. 6, 2003.) • My point is, while it is important to correct long term imbalances among housing types, to plan wisely for the future overall, and to provide off-market housing for the low income who may forever be priced out of our market, it is also necessary to realize the hysteria of the moment is a poor long-range planning driver, for, tomorrow, there will be some new h steria equally compelling. +4&,2_c - - - rEt'jCOUNCIL 2 CDD DIR — E!�'CAO .0 RN DIR CACAO -2 FIRE CHIEF - .�T.ATMRNEY ?5 PW DIR ,12 CLERK/CRIG ;'POLICE CHF Page 4 [IDEPT HEADS IREC DIR. �2UTIL DIR i/HR DIR Allen Settle-Tables 2 and 2A _.Page 1 ------ From: From: <ANCARTER@aol.com> To: <Asettle@slocity.org>, <cmulholland@slocity.org>, <kschwartz@slocity.org>, <jewan@slocity.org>, <dromero@slocity.org> Date: Sun, Feb 1, 2004 11:16 PM Subject: Tables 2 and 2A Dear Council Members: First re.Table 2: 1 wanted to try to clear up the confusion caused by the RECEIVED conflicting testimony given by Richard Schmidt and me at your last meeting. FEB J 2 2004 Richard said the Housing Task Force did not recommend decreasing the SLO CITY CLERK residential in lieu percentages, which is correct. I said the Task Force did not recommend increasing the residential in lieu percentages, which is also correct. In other words,the Housing Task Force recommended maintaining the residential percentages as is. The PC has recommended increasing the residential in lieu percentage to 15% (from 10%) in expansion areas. That's why in your last meeting I recommended "decreasing" it to 10%. 1 should have said "maintaining" it at 10%, which would have been clearer. Second re.Table 2A: I don't know what support there is for Table 2A or for the concept behind it. If there is support for the concept, but concern that the current table is too complicated; the easy thing to do would be to just focus on unit size,since unit size is ultimately what drives project density. Directionally, here are two different alternatives: <500 501-1000 1001-1500 1501-2000 2001-2500 2501-3000 3001+ 0 .25 .5 .75 1.0 1.25 1.5 <500 50.1-1000 1001-1.500 1501-2000 2001-2500 2501-3000 3001+ 0 .5 .75 1.0 1.25 1.5 2.0 Andrew Carter CC: <Iprice@slocity.org>, <khampian@slocity.org> LGCOUNCIL TCDD DIR I L{1 CAO 0.'FIN DIR kZ ACAO FIRE CHIEF ATTORNEY 9PW DIR CLERK'ORIGPOLICECHF DT FAD REC DIR RED FILE ,�..:W DIR MEETING AGENDA !-L AHP Dig DATE � ITEM #Wb Allen Settle- Housing Element Update . Page 1 From: "Pat" <crowe@fix.net> To: <kschwartz@slocity.org>, <asettle@slocity.org>, <jewan@slocity.org>, <cmulholland@slocity.org>, <dromero@slocity.org> RECEIVED Date: Mon, Feb 2, 2004 8:35 PM Subject: Housing Element Update ... FEB U 3 2004 Dear Council Members: SLO CITY CLERK Having followed the housing element update process since the Council appointed the Housing Task force, we would like to make a few personal and professional comments. It has been brought to our attention that groups that have not participated in the Planning Commission's review are now strongly suggesting that you not adopt the Planning Commission's recommendations. We would like to address the affordable housing issue in particular.We're certain all of you have heard all of the general observations regarding this topic. Here are some specific situations in which we have been directly involved: 1. A SLO High School teacher with approximately 25 years experience who is a single adoptive parent has been completely priced out of the housing market. He made"too much"for the "affordable housing lottery"so continues to rent a small 2 bedroom apartment. He is completely priced out of the housing market. 2. Young doctors who have come into our real estate office --doctors who still have years of loans to repay-- have walked out completely discouraged because of the high housing costs. 3.A long term State Park Ranger cannot afford to purchase a home here. 4. A Cal Poly parent must pay 4 more years of rent for her daughter because she cannot find any properties in SLO that will not have a negative cash flow—even with her daughter having roommates. 5. On a much more personal level, our daughter, now a single parent, must pay exorbitant rent to live in SLO. She was forced to sell her home due to her divorce, and is now completely priced out of the housing market. If YOUR COUNCIL Z CDD DI-; seven year old grandchild said to you, "I wish we had our own house," I'm ✓CAO 2r FIN DIP, certain each of you would feel differently about affordable housing in San 12rACRO Z FIRE CHIEF Luis Obispo. ZrATTORNEY 2"PW DIR 2CLERK/ORIG h POLICE CHF Please take into consideration all of those not as fortunate as those of us ❑ DEPT HEADS 71REC DFR y ��T_who purchased our homes years ago. 7"UiILDIR� We strongly urge you to adopt the Planning Commission's recommendations. Thank you for taking the time to read our e-mail. Sincerely, Bill &PaCrowe Realtors RED FILE t Cr crowe@fix.net et MEETING AGENDA DATE o4 ITEM # JpP3 Allen Settle SLO Housing Element TM _, m� - ___Page 1 From: "Stephannie Hamilton" <StephHamilton@charter.net> RECEIVED To: <dromero@slocity.org> Date: Mon, Feb 2, 2004 6:01 PM FEB 2004 Subject: SLO Housing Element Dear Council Members SLO CITY CLERK I have followed the housing element update process since the Council appointed the Housing Task force. I am a part of a group represented by a community organization including the Police Department, Fire Department, Nurses, Home Builders, Realtors and the Chamber of Commerce. This group has been working for months with the Planning Commission to help bring forth a reasonable draft of the Housing Element.Update. A draft that would not only help protect.and preserve our community but also encourage the creation of affordable homes for the working people in our town, such as the nurses. It has come to my attention that some groups,that did not participate in the process during the Planning Commissions review, have come out to criticize the work of the Planning Commission. We believe the existing draft put forth by the Planning Commission will encourage the creation of affordable homes without detriment to R1 zones. Claims that these recommendations would encourage uncontrolled development or growth are unfounded. The Planning Commission, Staff and the community groups worked long and hard, together,to create a document that made good sense and incentivized affordable housing. Please do not disregard the long hours that have been spent in collaboration to put forth a quality plan. I urge you to adopt the Planning Commission's recommendations!!!! CC: <cmulholland®slocity.org>, <jewan@slocity.org>, <asettle@slocity.org>, <kschwartz@ slocity.org>. E 'COUNCIL L7 C00 DIR CAO Z, FIN DIR .21ACAO Z FIRE CHIEF RED FILE ATTORNEY Z PW DIR Z CLERK/ORIG m POLICE CHF MEETING AGENDA ❑ DEPT HEADS 45 REC DIR .f UTIL DIR DATE-420-4 ITEM #-L 3 7 .t.l�ir�,yi 0'HR DIR-- IAllen Settle Housing Element Update _.._._ Page 1 From: "Wes Burk" <wes@fix.net> RECEIVED To: <dromeroC�slocity.org>, <cmulholland@slocity.org>, <jewan@slocity. g>, <asettle@slocity.org>, <kschwartz@slocity.org> FEB U 3 2004 Date: Mon, Feb 2,2004 6:58 PM Subject: Housing Element Update SLO CITY CLERK Dear Council Members During the City Council meetings last week there were a couple of organizations that showed up in great force. They claim that the draft of the Housing Element would create a situation where, "The nature of the SLO community could be drastically altered (to LA style development) if the proposed changes are put into place." They are organizations such as RQN and the Sierra Club, and they did not participate in the review of the draft during the long sessions at the planning commission. I am a part of a coalition (which includes not only Realtors, Builders and the Chamber; but also the Police Department, Nurses and the Fire Department) and we have personally worked long and hard with the Planning Commission to get the draft into a format that made good sense. It is not our goal to radically develop San Luis Obispo but we do believe that we should have policies in our Housing Element that encourage the creation of affordable homes for our friends that work in San Luis like the nurses. I have personally studied the original draft, attended numerous meetings including Planning Commission meetings to help with the process. The Commission worked long and hard. The document was appropriately changed from a punitive housing element to one that created incentives for affordable housing. I urge you to consider with great weight the amount of work that has gone into the document from the Planning Commission and numerous community members. Please adopt the Planning Commission's recommendations! Wes Burk 962 Mill St. LC„D DIR l CAO IZFIN DIR RED FILE 8 ACAO ;Q FIRE CHIEF dATTORNEY 2r PW DIR -. MEETING AGENDA IDCLERK HAD Zr`R=C DI CHF DATEAL4 ITEM # P{� DEPT HEADS �R.0 DIR r� GyUTIL DIR Allen Settle- Planning Commission Recc -lendations Page 1 { From: "R.P. Brown" <r.p.brown@sbcglobal.net> RECEIVED To: <asettle@slocity.org> FEB U 2()� Date: Mon, Feb 2, 2004 10:31 PM Subject: Planning Commission Recommendations $LO CITY CLERK Dear Allen Settle, Council Member: This email concems the Planning Commission's recommendations. I have followed the housing element update process since the Council appointed the Housing Task force. I am a part of a group represented by a community organization including the Police Department, Fire Department, Nurses, Home Builders, Realtors and the Chamber of Commerce.This group has been working for months with the Planning Commission to help bring forth a reasonable draft of the Housing Element Update. A draft that would not only help protect and preserve our community but also encourage the creation of affordable homes for the working people in our town, such as the nurses. It has come to my attention that some groups, that did not participate in the process during the Planning Commissions review, have come out to criticize the work of the Planning Commission. We believe the existing draft put forth by the Planning Commission will encourage the creation of affordable homes without detriment to R1 zones. Claims that these recommendations would encourage uncontrolled development or growth are unfounded. The Planning Commission, Staff and the community groups worked long and hard,together,to create a document that made good sense and incentivized affordable housing. Please do not disregard the long hours that have been spent in collaboration to put forth a quality plan. I urge you to adopt the Planning Commission's recommendations!!!! Regina P. Brown Realtor Extraordinaire Real Estate Broker&Consultant phone: (805) 550-9340 fax: (805)546-9292 email: rpbrown@realtor.com web: www.RealEstateRanch.com COUiJC L TCDD DIR JCA0 ZFIN DIR ,Zi ACAO 2FIRE CHIEF 'ATTORNEY 2-FW DIR 0 CLERK/ORIG 2, POLlCE CHF RED FILE ❑ DEPTHEADS e REC DIR r-/j uTIL DIR MEETING AGENDA __ _ _ /hRDI^ DAT 3-LIO-li ITEM #PO jAllen Settle- Housing Element RECEIVED From: "Sal Orlando" <theslolife@charter.net> To: <dromero@slocity.org> FEB u 3 2004 Date: Mon, Feb 2,2004 6:34 PM Subject: Housing Element SLO CITY CLERK Dear Council Members, I am dismayed that all our efforts to help structure a reasonable and rational working Housing Element to be adopted by the city might be derailed in the eleventh hour. I have reviewed the drafts in depth and have cared enough to attend and participate in the productive meeting that you held to hear community input. I understand that these organizations have structure and a force that individuals and small coalitions have a hard time competing with. I do not feel that their views are justified. We are not for unrealistic development. You are well aware that as a coalition and as individuals of the community, we are in support of affordable housing and strict guidelines for reasonable development that will add to the beauty and character of the community. If these groups truly cared, they would have attended and participated in the development of the housing element. You have worked very hard to produce a Housing Element to be proud of. Please do not let your/our work be for nothing. I do not feel there is anything in the new Housing Element that would jeopardize our community negatively in any way. Respectfully, Sal Orlando The Real Estate Group 962 Mill St. San Luis Obispo, CA 93401 Office 805-541-2888 Cell 805-235-9770 www.theslolife.net thesiolife@charter.net CC: <kschwartz@slocity.org>, <asettle@slocity.org>, <jewan@slocity.org>, <cm ulholland @ slocity.org> ,gkv 4M E 0411 COUPJCIL ZCDD DI z'CA0 z-FI,N DIP RED FILE rd'ACAO Z FIRE CHIEF ZATTORNEY Z PW DIR - M ING AGENDA ZCLERKIORIG POLICECHF DATE ITEM # f1f3 ❑ DEPT HEADS Z REC DIR 7, _� �2 �UTIL DIP A len Settle- Page 1 From: "Paul Bonjour" <paulbonjour@msn.com> To: <dromero@slocity.org>, <cmulholland@slocity.org>, <jewan@slocity.org>, <asettle@slocity.org>, <kschwartz@slocity.org> Date: Mon, Feb 2,2004 6:17 PM RECEIVED Dear Council Members FEB U " 2004 1 have followed the housing element update process since the Council I g(D CITY CLERK appointed the Housing Task force. I am a part of a group represented by a community organization including the Police Department, Fire Department, Nurses, Home Builders, Realtors and the Chamber of Commerce: This group has been working for months with the Planning Commission to help bring forth a reasonable draft of the Housing Element Update. A draft that would not only help protect and preserve our community but also encourage the creation of affordable homes for the working people in our town, such as the nurses. It has come to my attention that some groups, that did not participate in the process during the Planning Commissions review, have come out to criticize the work of the Planning Commission. We believe the existing draft put forth by the Planning Commission will encourage the creation of affordable homes without detriment to R1 zones. Claims that these recommendations would encourage uncontrolled development or growth are unfounded. The Planning Commission, Staff and the community groups worked long and hard, together, to create a document that made good sense and incentivized affordable housing. Please do not disregard the long hours that have been spent in collaboration to put forth a quality plan. I urge you to adopt the Planning Commission's recommendationsM! CaUr:CL ;2 CDD DIR CAO z FIN DIR rQ ACAO Z FIRE CHIEF `d ATTORNEY z -W DIR RED FILE F'CLERK/ORIG z POLICE CHF -- MEETING AGENDA ❑ D T HEADS Z REC DIR 7-:U T IL DIR DATE ITEM # L40 i. HR DIR Allen Settle- Housing Element Update Page 1 11 From: "Cathy Francis"<cathy@cathyfrancis.com> RECEIVED To: <kschwartz@slocity.org>, <asettle@slocity.org>, <jewan@slocity.org , <cmulholland@slocity.org>, <dromero@slocity.org> FEB u ? 2004 Date: Mon, Feb 2, 2004 6:12 PM Subject: Housing Element.Update SLO CITY CLERK Dear Council Members I have followed the housing element update process since the Council appointed the Housing Task force. I am a part of a group represented by a community organization including the Police Department, Fire Department, Nurses, Home Builders, Realtors and the Chamber of Commerce. This group has been working for months with the Planning Commission to help bring forth a reasonable draft of the Housing Element Update. A draft that would not only help protect and preserve our community but also encourage the creation of affordable homes for the working people in our town,such as the nurses. It has come to my attention that some groups, that did not participate in the process during the Planning Commissions review, have come out to criticize the work of the Planning Commission. We believe the existing draft put forth by the Planning Commission will encourage the creation of affordable homes without detriment to R1 zones. Claims that these recommendations would encourage uncontrolled development or growth are unfounded. The Planning Commission, Staff and the community groups worked long and hard,together, to create a document that made good sense and incentivized affordable housing. Please do not disregard the long hours that have been spent in collaboration to put forth a quality plan. I urge you to adopt the Planning Commission's recommendations!!!!' Cathy and Steve Francis C0U!:CIL Z, CDDDIR Z CAO !-FIN DIR 0ACAO ZFIRE CHIEF RED FILE a ATTORNEY a PW DIR POLICE CHF _. MEETING AGENDA �CLERNORIG Z C] D PT HEADS Z REC DIR p ITEM # PN3 Z_ Z UTIL DIR DAT �HIR DIR (Allen Settle- Housing Element Page1 From: James Shammas <iloveslo@charter.net> RECEIVED To: <aseftle@slocity.org> FEB 0 3 2004 Date: Mon, Feb 2, 2004 6:02 PM Subject: Housing Element SLO CITY CLERK Dear Council member, I am a part of a group represented by a community organization including the Police Department, Fire Department, Nurses, Home Builders, Realtors and the Chamber of Commerce.This group has been working for months with the Planning Commission to help bring forth a reasonable draft of the Housing Element Update. A draft that would not only help protect and preserve our community but also encourage the creation of affordable homes for the working people in our town, such as the nurses. It has come to my attention that some groups, that did not participate in the process during the Planning Commissions review, have come out to criticize the work of the Planning Commission. We believe the existing draft put forth by the Planning Commission will encourage the creation of affordable homes without detriment to R1 zones. Claims that these recommendations would encourage uncontrolled development or growth are unfounded. The Planning Commission, Staff and the community groups worked long and hard,together,to create a document that made good sense and incentivized affordable housing. Please do not disregard the long hours that have been spent in collaboration to put forth a quality plan. I urge you to adopt the Planning Commission's recommendations. Sincerely, James Shammas �- a F,ZACAO rICIL �CDD Dl=, � FIN DIR FIRE CHIEF ORNEY 1a PW DIR RED FILE �K/ORIG VpCUCECHFT HEADS 7REC DIR _ ME ING AGENDA �lZ UTIL DIR �� 1311 A 3 ITEM #� �• Yubw,u— I',n D .f DATE Barbara Ehrbar- Draft Housing Element.�-hles 2 and 2A _ Page 1 From: Phil Gray<pgray@midstate-cal.com> RECEIVED To: <slocitycouncil@slocity.org> Date: 2/2/04 7:14PM FEB U 3 2004 Subject: Draft Housing Element,Tables 2 and 2A SLO CITY CLERK Mr. Mayor and Councilmembers, Thank you for(tentatively) agreeing to remove the 'breakpoint' at 15 units on Table 2. But more work is needed: 1. NO GOOD DEED SHALL GO UNPUNISHED! Builders of homes, by definition, REDUCE the housing shortage as they build. Yet the latest drafts of Tables 2 and 2A, assess an Inclusionary Housing Requirement(IHR) of up to 30%of their production.The inevitable result will be FEWER homes built. Builders of commercial property INCREASE the housing shortage; the new businesses they attract draw more workers into the City. Yet they are assessed for IHR at a too-low rate. A ten-acre project, requiring 20 ADU's, could have 200,000 sq ft of store or office space, bringing perhaps 400 new workers into the city, and generating a need for perhaps 200 homes.The required 20 ADU's would fall far short of meeting this need. The combination of these two policies makes the housing problem worse. If anything,the required RED FILE IHR should be higher for commercial than residential properties. And the per-acre method MEETING AGENDA of calculation for commercial is part of the problem. DATEZLO-4 ITEM # N3 One approach would be to construct a table of commercial useages and the number of employees who can be expected to staff them, analogous to the City's present requirement for parking spaces. Then the builder would be assessed an IHR based on a percentage of the housing units needed by the employees who will occupy the building. This procedure is rational: it requires the party 5r, who increases our housing problem to do their �COUNC! DD DIR share to solve it. And, as the City grows,jobs /CAO C'FIN DIR and housing can stay in balance. 'ZACAO Eli'FIRE CHIEF ATT ORNEY dPW DIR The present way, most of the IHR burden is placed (2'CLERK/ORIG 2r POLICE CHF on homebuilders who are helping solve the problem. a DcT HEADS �REC DIR Why? Simply because previous Councils believed j -- L-1UTIL DIR that builders could be coerced into paying! That's `"L`a""` el-IR DIR not right. Barbara Ehrbar- Draft Housing Element,'-files 2 and 2A Pa9 2. NO FREE RIDES! The present draft excludes builders of from one to four units from contributing to the IHR.This may make sense for in-city projects,where the land has been taxed for many years. But there's no reason to do this in annexation areas. Imagine a developer recording a 100-lot map, and selling each lot separately to individuals for custom construction.The IHR would be ZERO for all 100 lots! That's not fair, and is not what is intended by the ordinance. Or, why should someone building four homes be 'free', while another contractor, building five homes, have to pay?We're talking hundreds of thousands of dollars here! Since 'fractional' IHR obligations can be paid in cash, or by contributing to an Affordable homebuilder, there's no reason for anyone in annexation areas to have a free ride--especially since Affordable housing is so badly needed. 3.AVOID ENDLESS CONTROVERSY Table 2A is arbitrary and unjust, and will cause endless bickering and subterfuge. Staff has provided two examples of how it would work. (Copies of these are attached to this email).The first example is a project consisting of 40 homes and 60 apartments. Analyzing the houses and apartments separately, Staff calculates a requirement for 9 ADU's. But if the entire project were averaged as a whole, 15 ADU's would be required.The builder Would resist this approach, but affordable-housing advocates might insist on it. The second example produces the opposite result: 64 plus 24 homes and 100 apartments in-city, analyzed by component, generates a requirement for 4 ADU's. But analyzing the entire project as a whole results in 2.35, rounded to 2,ADU's. More controversy! Also, unit size is not necessarily related to affordability. For example, a group of 1,500-sq7ft $600,000 golf-course-condos could pay ZERO IHR fee. WHAT'S THE ANSWER? We respectfully propose: 1. Revise Table 2 so that, in annexation areas, the requirements apply to all residential units, Barbara Ehrbar- Draft.Housing Element,' tiles 2 and 2A Page 3 not just 4 or more. 2. Delete Table 2A.Assess all non-affordable home projects at 5% in-city, 15% in expansion areas. 3. Request Staff to prepare a table requiring IHR contributions from commercial projects, based on a. Use of property and the need for homes generated by that use(i.e.,the expected number of employees divided by the typical number of employees per home), b. Multiplied by the same Contribution Factors (5% in-city, 15% in expansion areas) as Table 2 requires for residential property. The result will be more homes built, and far more Affordable homes built due to the more-equitable contribution from commercial projects. Thank you for your attention. Phil Gray Mid-State Properties, LLC 1320 Archer St. San Luis Obispo, CA 93401 (805)543-1500 Faxe 543-1590 pgray@midstate-cal.com Affordable Housing Requirement Page 1 REVISED Table 2 Indusionary Housing Requirement' Type of Development Project Residential, 5 or more Commercial or Mixed Use Dwellings N Build 3% low or 5% moderate cost Build 2 ADUs per acre, but not less than 1 Affordable Dwelling Units (ADUs'), ADU per project, adjusted as shown in Table 2A; Or Or _ V pay in-lieu fee equal to 5% of o building value. pay in-lieu fee equal to 5% of building value. W c Build 5% low- and 10% moderate- Build 2 ADUs per acre, but not less than 1 w- cost ADUs, adjusted as shown in ADU per project; m d Table 2A; Or Or W pay in-lieu fee equal to 15%of = building value. pay in-lieu fee equal to 5% of building value. Developer may build affordable housing in the required amounts, pay in-lieu fee based on the above formula, dedicate or rehabilitate real property to meet Requirement. 2Affordable Dwelling Units must meet City Affordable Housing Standards 3uBuilding Value" shall mean the total value of all construction work for which a permit would be issued, as determined by the Chief Building Official using the Uniform Building Code. TABLE 2A COMPACT HOUSING ADJUSTMENT Project Inclusionary Housing Requirement Density Adjustment Factor2 (Density Units/Net Average Unit Size (sq. ft.) Acre) Up to 1,201-1,500 1,501-2000 2;001-2,500 2;501- >3,000 1,200 _ __ _ 3,000 36 or 0 0 .75 1 1.25 1.5 more 24-35.99 0 0 .75 1.25 1.25 1.5 12-23.99 0 .25 1 1.25 1.5 1.75 7-11.99 0 .5 1 1.5 1.5 1.75 <7 0 .5 1.25 1.5 1.75 2 Including allowed density bonus, where applicable. 2MUltiply the total base Inclusionary Housing Requirement (either housing or in-lieu percentage) by the adjustment factor to determine requirement. 1/29/2004 Affordable Housing Requirement J Page 2 EXAMPLE #1 : RESIDENTIAL DEVELOPMENT PROJECT, EXPANSION AREA • 40 houses at average density of 7 DU/A, average floor area = 29500 SF, plus • 60 apartments at average density of 24 DU/A, average floor area = 1,250 SF SOLVING FOR AFFORDABLE HOUSING REQUIREMENT: Per Table 2, base requirement equals 5% low and 10% moderate dwellings, or 15% in-lieu fee. a) Adjust per Table 2A, multiplier for 40 SFRS at 7 DU/A density and AFA of 2,500 = 1_5. So, requirement for houses is: 1 .5(5%) = 7.5% Low income dwellings, or .075(40) = 3 dwellings 1.5(10%) = 15% Moderate income dwellings, or .15(40) = 6 dwellings b) Adjust per Table 2A, multiplier for 60 apartments at 24 DU/A density and AFA of 1,250 SF = 0. No Affordable housing required. Total Affordable Housing Required: 3 Low income plus 6 Moderate income dwellings, or in-lieu fee of 22.5% for houses and 0% for apartments. Under current Affordable Housing Requirement, 5 Low income dwellings plus 10 Moderate income dwellings would be required, or in- lieu fee of 10%. 1/29/2004 I. Affordable Housing Requirement Page 3 EXAMPLE #2: RESIDENTIAL PROJECT, IN-CITY • 64 houses at 12 DU/A, average floor area = 19500 SF • 24 houses at 7 DU/A, average floor area = 2,000 SF • 100 apartments at 24 DU/A, average floor area = 19200 SF SOLVING FOR AFFORDABLE HOUSING REQUIREMENT: Per Table 2, base requirement equals 3% low or 5% moderate dwellings, or 5% in-lieu fee. a) Adjust per Table 2A, multiplier for 64 SFRS at 12 DU/A density and AFA of 1 ,500 = 0.25. So, requirement for houses is: • 0.25(3%) _ .075% Low income dwellings, or .0075(64) _ .48, or 0 Low income dwellings, or • 0.25(5%) = .0125% Moderate income dwellings, or .0125(64) .8, or 1 Moderate income dwelling b) Adjust per Table 2A, multiplier for 24 houses at 7 DU/A density and AFA of 2,000 SF = 1 . Affordable housing required: • 1 (3%) = .03(24) = 1 Low income unit required, or • 1(10%) = .1 (24) = 2 Moderate income units required c) Adjust per Table 2A, multiplier for 100 apts. at 18 DU/A density and AFA of 1 ,200 = 0. So, no Affordable housing required Total Affordable Housing Required: 1 Low income or 3 Moderate income dwellings, or in-lieu fee of .0125% (12 DU/Ahouses) plus 5% (7 DU/A houses) Under current Affordable Housing Requirement, 6 Low income units or 9 Moderate income units would be required, or in-lieu fee of 5%. 1/29/2004 Wendy George- Housing Element Mese Page 1 RECEIVED k From: <Idalton@calpoly.edu> FEB U 3 2004 To: <khampian@slocity.org> Date: 2/3/04 8:52AM SIA CITY CLERK Subject: Housing Element Message Ken, I would appreciate it if you would forward the following message to the City Council, with copies to the Planning Commission, as I don't have a list of all their e-mail addresses. I would like my message to reach RED FILE them prior to tonight's meeting. MING AGENDA Thanks, DATE & 3 ITEM Qj� Linda Dear Mayor Romero and City Council Members: As you know I co-chaired the San Luis Obispo Housing Element Update Task Force, and appeared both before the Planning Commission and City Council to forward the results of our work. I would like to share a few more observations as you continue your deliberations regarding the Housing Element. As elected officials,you are well aware that participatory processes in local government give interested people and groups"several bites at the apple" In addition, it is not uncommon for some interests to hold out � � nnw, n for a stronger position when they speak before the Council, even though /COUNCIL they have participated earlier in public processes. I think you are 'CAO - 'CDD DIR experiencing this approach both from single-family residents and from 'ACAOIN DIR the building industry. I�ATTORNEYW DIRHIEF As you review this new testimony and prepare to refine the Housing (.aCLERK/ORfG 2-POUCE CHF O DEPT EADS crREC DIR Element for adoption, I urge you to honor the intent of the public 2-UTIL DIR process that you initiated over a year ago. i' �?,(, P _ . „ ri(7 Dln When you appointed the Task Force, you thought closely about its 'e�D � composition to ensure representation of a wide range of perspectives VtQru�+�uq regarding housing. As a result of the care you took in making the appointments, no particular interest dominated the group. I believe staff counted 17 meetings during our service from January through August 2003. All lasted at least two and one-half hours. While not every member was able to attend every meeting, I believe we only missed a quorum once. We took public testimony at least once, and sometimes twice, during every meeting. I think the intensity of our deliberations reflects the high level of commitment the people of San Luis Obispo have to addressing a very fundamental need-affordable housing (by any definition). As the Task Force's work moved forward,we recorded the level of support for each recommendation. As you review our report, you will no doubt remark, as did the Planning Commission,that our diverse group achieved consensus on many items. Further, when we did not reach full agreement, Wendy George-Housing Element Messer �. _ _ Page 21 i ° we did not experience a pattern whereby the same people were always in the majority or minority. Finally,the advocates for minority perspectives included them in our report. I think all of this attests to the value of Task Force's work. My reading of the Legislative Draft indicates that the Planning Commission recognized the contribution of the Task Force, and then added its own breadth of understanding of City issues in developing its recommendations. As you know, the Planning Commission focused on the Housing Element during the entire fall of 2003, hearing public testimony as well as deliberating carefully over each goal, policy and program. Hundreds of hours of work by volunteers (as well as by staff) have culminated in the Legislative Draft before you—please consider the entire record as you reach your decisions about the goals, policies and programs in the Housing Element. Linda C. Dalton •»wxww:wwewwrwrrrrrrrrrrrr Linda C. Dalton, PhD, AICP Executive Vice Provost and Chief Planning Officer Professor of City and Regional Planning Cal Poly San Luis Obispo, CA 93407 (805)756-2185 Fax: (805)756-2804 LDalton@calpoly.edu http://www.ipa.calpoly.edu/ CC: <wgeorge@slocity.org> =11,ECEiVEDSan Luis Obispo Chamber of Commerce 1039 Chorro Street • San Luis Obispo, California 93401-3278 (805) 781-2777 • FAX (805) 543-1255 • TDD (805) 541-8416 February 3,2004 David E. Garth, President/CEO Mayor Dave Romero : 100UNCC L�—TCDD DIR RED FI LE Members of the Ci Council 12rCA0 ZIT FIN DIR City CACAO 8'FIRECHIEF - MINGgGpq City of San Luis Obispo ATTORNEY $PW DIR PATE%� 990 Palm St. 2 CL'ERW,ORIo ZPOLICE CHF ITEM # � San Luis Obispo,CA 93401 ' DEPT HEAD �REC DIR UTIL DIR Re:Draft Housing Element Update — -------- Dear Mayor Romero and Council Members: The San Luis Obispo Chamber of Commerce,as you know,has been very active in the housing issue since 2001 when our annual member survey showed that a majority considered housing to be the#1 business issue in San Luis Obispo. In response to this concern,we formed a task force which produced a position paper a year ago entitled"Workforce Housing: Challenges and Responses." In 2003,we devoted considerable time to giving input to the City's Housing Element Revision Task Force which you formed and to the Planning Commission as it reviewed the Draft Housing Element Update.We are grateful that you saw fit to appoint a task force of 17 members representing a wide range of community perspectives and a cross section of expertise from many fields and life experiences.The Chamber was pleased to be able to send a representative to express what we had learned from our 1400 members about housing and the information that we had gleaned through the work of the Chamber's Housing Task Force. During months of discussion at the City's Housing Element Revision Task Force,much dialogue and debate took place.It was decided at the outset that on crucial issues the group would vote on individual points to be recommended.This task force represented a diverse knowledge base both professionally and from a community service perspective which was amazingly able after much discussion to reach a 14-3 vote. Now,it appears that the 3 representatives who were unable to agree and who also did not give input to the Planning Commission during its many hours of meetings on the draft,have come to you,our Council as elected by the entire community,and would have you,again after hours of work by your appointed volunteers,turn aside what the work of the majority of those you appointed to the City's Housing Element Revision Task Force as well as your own Planning Commission produced. Our request is that you act favorably on the recommendations of the Planning Commission. They labored mightily to incorporate key points from the City's Task Force while also taking into account staff recommendations along with their own insights and expertise.Doing so will e-mail: slochamber@slochamber.org • websites: www,slochamber.org www.visitslo.com not produce"LA style development" as some would charge,but will,in fact,allow this City to do have what most of you said you wanted during the last campaign,i.e.,affordable,decent,safe and liveable housing for our workforce. This is a unique time of opportunity for our City.We can move forward in a creative,responsive manner and provide a Housing Element as recommended by the Planning Commission that will help us get workforce housing in our community while respecting the R-1 neighborhoods and the unique character of the town we love;or,we can respond to a vocal minority who apparently are not troubled by the prospect of SanLuis Obispo becoming a ghetto for wealthy retirees and students,as Bill Watkins from the UCSB Economic Forecast Project warned us about last November. Finally,please consider this statement which form's the conclusion of the Chamber's position paper on housing: The San Luis Obispo Chamber of Commerce strongly encourages a three pronged approach for the future.First,we must realize that no one entity or action is going to solve the problem{lack of affordable workforce housing}. Collaboration is key,particularly in the revision of the City's Housing Element which is due by the end of 2003.Action is the next important element;we must have the creativity and the will to take every step possible toward the real production of housing.Education and advocacy must be continued on all fronts to make available workforce housing for the community and for our membership. Collaboration has occurred,and your support of the Draft Housing Element as presented by the Planning Commission is the action that we feel is now needed. Thank-you considering our input on this matter and for your continued work on behalf of the city we all cherish. Sincerely, Chairperson of the Board cc:Ken Hampian,CAO City of San Luis Obispo John Mandeville,Director of Community Development Mike Draze,Deputy Director of Community Develpment Lee Price- Housing Coalition _ _ _._ _ _ ._... _ _ _ Page 1 From: "Wes Burk" <wes@fix.net> To: <LPrice@slocity.org> RECEIVED Date: 2/3/041:26PM Subject: Housing Coalition FEB 0 3 2004 Hello Lee SLQ CITY CLERK Cathy asked me to contact you and clarify)a couple of things. The coalition is made up of volunteers from The Association of Realtors, The Home Builders Association, The SLO Property Owners Association and the Chamber of Commerce. We have worked with, and are endorsed by, The San Luis Obispo Police Officers Association, San Luis Obispo Firefighters Association and the Nurse Association. We actually had members of the last three association come and speak to specific issues during the Planning Commission hearings and identify themselves with our coalition. We have been working together to review and provide input on the Housing Element Draft. We had members in attendance at almost all of the Housing Task Force meetings, gave serious study to the first release of Staff's version of the Draft, participated in all the Planning Commission meetings and will continue to be a voice on this issue. I have made the mistake, in some of my communications, of using the term "Department"when I should have said "Association''. Specifically, in identifying the Police and Fireman's participation. I apologize for any confusion this has caused. It was an honest mistake and I will clarify that at tonight's meeting. I welcome your phone call if you have any questions or concerns, my direct line is 801-7061. If you need to forward this explanation to staff or council, please don't hesitate. Sincerely Wes Burk www.WesBurk.com President San Luis Obispo Association of Realtors i%4f4 E PD"'� Ci�UNCiI J-(` �..... CAO — DD DIR iy FIN DIR QACAO ,''FIRE CHIEF 2-ATTORNEY ZPW DIR RED FILE "CLERK/ORIGi?'i POLICE CHF DEPT HEADS �'REC DIR MEETING AGENDA L� UTIL �fbtLne� 2 DIR �- -•---� 7-1,1-in DO DATE J-1310-Y ITEM #�3 CYDNEY HOLCOMB 906 594 0368 02/03/04 04:15pm P. 001 w Q Residents for Quality Meighborhod - P.O. Box 12604 . San Luis Obispo, CA 93406 FEB U 3 2004 SLO CITY CLERK February 3, 2004 Faxed to: 781-7109 Re: Draft Housing Element Policy 7.2.8 Honorable Mayor and Members of the City Council, RQN is very concerned with policy 7.2.8 contained in the Draft Housing Element which deals with the City's High Occupancy Residential Use Regulations. When Chapter 17.93 of the Municipal Code (High Occupancy Residential Use Regulations) was adopted by the City Council in 1990 it was done so within the constraints of City of Santa Barbara v. Adamson. (1980) 27Cal.3d 123. In that case the California Supreme Court in a 4-3 decision held that a Santa Barbara City ordinance which limited the number of unrelated persons residing together in a single family residence violated Article 1 of the.California Constitution. However, in the dissenting opinion Justice Manual provided some insight, with regard to regulating the problems associated with overcrowding in single-family neighborhoods, when he stated: "In general, zoning ordinances are much less suspect when they focus on the use than when they command inquiry into who are the users". [27Cal.3d 133]. The drafters of our ordinance followed this advice, by basing occupancy limits on the ability to meet specific performance standards. In essence, the ordinance requires that specific facilities be available in the existing structure at the time of the application for a use permit to approve an occupancy of more than 5 adults. This ordinance has been doing its job. It has restricted those residences that could not meet the performance standards to occupancies of 5 adults or less; it.has allowed those residences that.could meet the standards to increase the occupancy and still maintain some sense of neighborhood compatibility; and, most importantly, the real estate community has proactively aided in its compliance by limiting their leases to five adults or less and disclosure of the ordinance to prospective buyers. In 2001, when the City's Neighborhood Services Team (NST) was discussing an amendment to the High Occupancy regulations proposed by RQN, the team was informed by the City Attorney's office that making the ordinance more restrictive could have undesirable effects, such as opening it up to a legal challenge. Wisely, the team chose not to pursue the amendment. /C0L'P;CIL TCDD DIR O CAC Z FIN DIR RED FILE Z ACAC 2 FIRE CHIEF MEETING AGENDA Z ATTORNEY 2 PW DIR ZCLERK)ORIG 2 POLICE CHF DATEA1,510'�' ITEM # PN 3 u DEPT HEADS Z REC DIR �_ UTIL DIR Li HR DIR CYDNEY HOLCOMB 80S SS4 09SS 02/03/04 04:1Spm P. 002 February 03, 2004 Re: Draft Housing Element Policy 7.2.8 Page 2 Now, City staff is proposing to amend the High Occupancy Residential Use Regulations through the addition of the following new Housing Element.policy: 7.2.8 High-Occupancy Residential Use Regulations should be amended as necessary to achieve General Plan housing objectives, preserve neighborhood livability and reduce parking conflicts. Draft policy 7.2.8 seems very unclear in its true intentions: What General Plan housing objectives does it seek to achieve? The parking standard in the ordinance is one less off- street parking place than the number of occupants. How could it reduce parking conflicts better than that? As to preserving neighborhood stability we submit that the ordinance is already doing that. One only has to remember back to the days before the ordinance when there were up to ten or more students crammed into many of the houses in our single-family neighborhoods. We therefore request that you delete this unneeded and potentially dangerous policy from the Draft Housing Element. Respectfully submitted, � 7 Cyd ey Holcomb __�I __ ��--!!'' Chairperson, RQN [._.__ . _u Allen Settle Hogusinelement p-date Page 1 : From: "David Singer" <davids@fix.net> To: <dromero@slocity.org'>, <cmulholland@slocity.org>, <jewan@slocity.org>, <asettle@slocity.org>, <kschwartz@slocity.org> Date: Tue, Feb 3, 2004 1:28 PM Subject: Housing element.up-date RECEIVED FEB U 3 2004 Dear Council Members SLO CITY CLERK I have followed the housing element update process since the Council appointed the Housing Task force. I am a part of a group represented by a community organization including the.Police Department,Fire. Department, Nurses, Home Builders, Realtors and the Chamber of Commerce. This group has been working for months with the Planning Commission to help bring forth a reasonable draft of the Housing Element Update. A draft that would not only help protect and preserve our community but also encourage the creation of affordable homes for the working people in our town, such as the nurses. It has come to my attention that some.groups,that did not participate in the process during the Planning Commissions review, have come out to criticize the work of the Planning Commission. We believe the existing draft put forth by the Planning Commission will encourage the creation of affordable homes without detriment to R1 zones. Claims that these recommendations would encourage uncontrolled development or growth are unfounded. The Planning Commission, Staff and the community groups worked long and hard,together;to create a document that made good sense and incentivized affordable housing. Please do not disregard the long hours that have been spent in collaboration to put forth a quality plan. I urge you to adopt the Planning Commission's recommendations!!!! David Singer San Luis Obispo Association of Realtors r2�' COUNCIL��CDD DIR ICAO Z FIN DIR RED FILE 2ACAO Z FIRE CHIEF 2 ATTORNEY Z'PWDIR MEETING AGENDA 2'CLERK/ORIG Z POLICE CHF 3 D"► ITEM �' 3 EJ DEPT HEEDS ZREC DIR 0'.-�TI= y yUTIL DIR Allen Settle- HOUSING ELEMENT From: "Gavin Payne" <Gavin_Payne@charter.net> To: <dromero@slocity.org>, <cmulholland@slocity.org>, <jewan@slocity.org>, <asettle@slocity.org>, <kschwartz@slocity.org> Date: Tue, Feb 3, 200411:16 AM Subject: HOUSING ELEMENT RECEIVED Dear Council Members FEB U 3 2004 I have followed the housing element update process since the Council $Lp CITY CLERK appointed the Housing Task force. I am a part of a group represented by a community organization including the Police Department, Fire Department, Nurses, Home Builders, Realtors and the Chamber of Commerce. This group has been working for months with the Planning Commission to help bring forth a reasonable draft of the Housing Element Update. A draft that would not only help protect and preserve our community but also encourage the creation of affordable homes for the working people in our town, such as the nurses. It has come to my attention that some groups,that did not participate in the process during the Planning Commissions review, have come out to criticize the work of the Planning Commission. We believe the existing draft put forth by the Planning Commission will encourage the creation of affordable homes without detriment to R1 zones. Claims that these recommendations would encourage uncontrolled development or growth are unfounded. The Planning Commission, Staff and the community groups worked long and hard,together,to create a document that made good sense and incentives for affordable housing. Please do not disregard the long hours that have beenspentin collaboration to put forth a quality plan. 1 urge you to adopt the Planning Commission's recommendationsM! T = iF-,�-c ao NCIL Z'CDDDig RED FILE 2-FIN DIR ACAO�FlTTORNEY e PW p CHIEF ME� NG AGENDAS J �CLERK/ORIG Z POLICE CHF DI�.TE 'IV I ITEM #� 0 DEPT HEADS REC DI f D1,9j�� F� Jai IL DIR - _ Page 1 of 1 Allen Settle - Housing Element From: "Robert Petterson" <rpetterson@hotmail.com> RECEIVED To: <romero@slocity.org> Date: 2/3/2004 11:09 AM FEB U 3 2004 Subject: Housing Element SLO CITY CLERK CC: <cmulholland@slocity.org>, <jewan@slocity.org>, <asettle@slocity.org <kschwartz @ slocity.org> Council Members, I'm part of a group of professionals, along with the SLO Police Department,Fire Department,The Nurses of San Luis Obispo,Home Builders,The Chamber of Commerce, and Realtors. We have been working for quite some time with the Planning Commission to help bring forth a proper draft to the Housing Element Update.Being born and raised in San Luis and now one of the younger businessmen still here, I would love to preserve the San Luis I have grown up with but also urge the city to provide affordable housing. The working people of this town need and frankly deserve this. While no one wants urban sprawl, you cannot ignore this is the biggest problem San Luis Obispo faces today. It has come to my attention that groups that did not participate whatsoever in the Planning Commission meetings during this years element have sharply criticized the progress that had been made. Myself and my group strongly support affordable housing without any detriment to homes within R1 zoning. The way the draft is now, we have the element encouraging affordable housing without sprawl. Yourselves and the staff have already put in all the work and research to solve San Luis's problem in our current document. As one of the only young professionals left in San Luis Obispo and for all of the work force, including my group,I urge you to go forth with the recommendations of the Planning Commission. Through collaboration in the past six months a quality plan has been presented. Please don't let it be change at the last minute. Thanks so much for all the time and effort you put in.... RED FILE Respectfully, MEETING AGENDA DATF,4-h 10 ITEM # EL 3 RobertPetterson, Co-Owner CornerStone Real Estate, President Kiwanis SLO de Tolosa www.robertpettersonslo.com ?itoQ e" 08-/Y)eL,- .[/COUNCIL ;c- CDD DIR =1 A! 2—TiN vin What are the 5 hot job markets for 2004? Click here to find out. ; d ACAO ZrFIRE CHIEF Zf ATTORNEY Z- PW DIR O"CLERK/ORIG Er POLICE CHF {I ❑ DWT HEADS ZREC DIR rd1JTIL DIR file:,HC:\Documents%20and%20Settings\slouser\Local%o20Settings\Temp\GW}00001.HTM 2/3/2004 Allen Settle- Housing Element Page 1 RECEIVED From: "Dave Cox" <dcox@barnettcox.com> FEB U 3 2004 To: <asettle@slocity.org>, <jewan@slocity.org>, <cmulholland@slocity.or , <kschwartz@slocity.org>, <dromoero@slocity.org> $LO CITY CLERK Date: Tue, Feb 3,2004 11:08 AM Subject: Housing Element I am troubled to once again see misinformation and fear tactics being used by the anti-growth minority in our community to prevent any solution to the ongoing housing crisis. Over the past three decades, this misguided effort has contributed more than any other factor to the lack of affordable housing for our residents. Most disconcerting is the argument against"LA style development"to support this position, as was stated in a recent email to RQN and Sierra Club members. San Luis Obispo cannot sustain, nor could it ever support Southem Califomia growth rates. In fact at the present rate of growth, SLO could not reach two percent of Los Angeles City's 2000 population in one hundred years. Please stop the anti-housing, anti-family, anti-jobs policies that has led to our current state of affairs. Please support the Council appointed Housing Task Force and your Planning Commission and move ahead with an effective Housing Element. In particular, please affirm the Planning Commission's recommendation to exempt moderate-income housing from the current 1%growth rate cap. Thank you for your consideration. Sincerely, David Cox 1659 Frambuesa Drive San Luis Obispo, CA 93401 Dave Cox Barnett Cox&Associates 805-545-8887 This transmission is confidential and intended solely for the person or organization to whom it is addressed. It may contain privileged and confidential information. If you are not the intended recipient, you should not copy, distribute or take any action in reliance on it. If you have received this transmission in error, please notify us immediately by email at info@bamettcox.com, or call 805-545-8887. COUNCIL CDD DIR RED FILE 11 CAO 2CFIN DIR ACAO k FIRE CHIEF ME TNG AGENDA 2 ATTORNEY 2�PW DIRo'� ITEM #Y-1-4' CLERK/ORIG ZrPOLICE CHF "�T ❑ DEPT HEADS 2rRECDIR JTII DIR /I r iR CI , 7&116n Settle-Housing Element Update _ Page i From: slohuffy@fix.net To: <dromero@slocity.org>, <cmulholland@slocity.org>, <jewan@slocity.org>, <asettle@slocity.org>, <kschwartz@slocity.org> Date: Tue, Feb 3,2004 10:41 AM Subject: Housing Element Update Dear Council Members RECEIVED have followed the housing element update process since the Council FEB 0 3 2004 appointed the Housing Task force. I am a part of a group represented by SIA CITY CLERK a community organization including the Police Department, Fire Department, Nurses, Home Builders, Realtors and the Chamber of Commerce. This group has been working for months with the Planning Commission to help bring forth a reasonable draft of the Housing Element Update. A draft that would not only help protect and preserve our community but also encourage the creation of affordable homes for the working people in our town, such as the nurses. It has come to my attention that some groups, that did not participate in the process during the Planning Commissions-review, have come out to criticize the work of the Planning Commission. We believe the existing draft put forth by the Planning Commission will encourage the creation of affordable homes without detriment to R1 zones. Claims that these recommendations would encourage uncontrolled development or growth are unfounded. The Planning Commission, Staff and the community groups worked long and hard,together,to create a document that made good sense and incentivized affordable housing. Please do not disregard the long hours that have been spent in collaboration to put forth a quality plan. I urge you to adopt the Planning Commission's recommendations!!!! John C. Hough Owner/Broker The Real Estate Group of San Luis Obispo, Inc. COUNCIL 1CDD DIR ?_,'CAO E''FIN DIR MACAO 2r FIRE CHIEF j � i�� ZATTORNEY 2! PW DIR 2'CLERK/ORIG 2 POLICE CHF MEET NG AGENDA ❑ DE T HEADS D' R E C DIR3 �uTII_DIR ®ATE 3 0* ITEM # P /I In Din :� Allen Settle- Housing Element Page 1; i From: "Abbie Woodward"<AbbieW @fix.net> RECEIVED To: <dromero@slocity.org>, <cmulholland@slocity.org>, <jewan@sloci .org>FEB 0 2 04 <asettle@slocity.org>, <kschwartz@slocity.org> Date: Tue, Feb 3, 2004 10:33 AM Subject: Housing Element $LO CITY CLERK Dear Council Members I have followed the housing element update process since the Council appointed the Housing Task force. I am a part of a group represented by a community organization including the Police Department, Fire Department, Nurses, Home Builders, Realtors and the Chamber of Commerce. This group has been working for months with the Planning Commission to help bring forth a reasonable draft ofthe-Housing Element Update. A draft that would not only help protect and preserve our community but also encourage the creation of affordable homes for the working people in our town, such as the nurses. It has come to my attention that some groups,that did not participate in the process during the Planning Commissions review, have come out to criticize the work of the Planning Commission. We believe the existing draft put forth by the Planning Commission will encourage the creation of affordable homes without detriment to R1 zones.. Claims that these recommendations would encourage uncontrolled development or growth are unfounded. The Planning Commission, Staff and the community groups worked long and hard, together, to create a document that made good sense and incentives affordable housing. Please do not disregard the long hours that have been spent in collaboration to put forth a quality plan. I urge you to adopt the Planning Commission's recommendationsM! Sincerely, Abbie Woodward Realtor COUNCIL ZCDD DIR ICAO fd"FIN DIR Z ACAO Z FIRE CHIEF RED FILE I,r ATTORNEY Z PW DIR ZCLERK/ORIG Z POLICE CHF MEET NG AGENDA 3 ED DEPT HEADS Z REC DIR 07 ITEM # �� /_� ?T,UTIL DIR D!�TE / Ii I DI"I . Allen Settle-City Council Meeting/Housin, element Update From: "Donna Lewis"<LewisSLO@msn.com> RECEIVED To: <asettle@slocity.org>, <jewan@slocity.org>, <cmulholland@slocity.org FEB U 3 2004 <kschwartz@slocity.org>, <dromero@slocity.org> Date: Tue, Feb 3, 2004 8:48 AM SLO CITY CLERK Subject: City Council Meeting/Housing Element Update Dear Council Members: I am extremely concerned with regard to the recent outcry by a minority of citizens who seem to be in opposition to many of the proposed changes to the Housing Element Update. As you well know, a well rounded and diverse Task Force of citizens worked long and hard to make recommendations to the Planning Commission as to what they felt made sense in terms of changes to the Housing Element. The group consisted of 16 people who worked together to propose changes that made sense for our ever changing community with a focus toward making more affordable housing available to our median and lower income residents. It is my understanding that three of the members consistently resisted "make sense" proposals that the group at large felt were reasonable. In the end, based on the thoughts of the majority, a number of reasonable suggestions were made by the Task Force and were given to the Planning Commission to help them better'understand the needs and concerns of our community at large. Throughout the Planning Commissions review of the Housing Element Draft Update, both the City's Housing Task Force and the Chamber's Housing Task Force as well as others continued to show support for changes that will lead toward more affordable housing. And let me clarify by saying that this doesn't mean support for changes that will allow development to run rampant but rather support for reasonable, make sense, changes to accommodate the construction of housing in which our average citizen can live. No where during the Planning Commissions review process did the minority voice express it's view points or opinions like they are now...where were they? However now, as the Housing Element Update sits before you, a very few individuals are rallying together people to come show opposition to a document which many of them haven't even read...a document that a broad base and diverse group of people worked on long and hard. I urge you to not be affected by the voices of a few whose opinions clearly were the minority throughout this process. These individuals had representation on the Task Force and chose not to express their concerns during the Planning Commissions review of the document. The Housing Element Update has been worked on for many many months and there have been many opportunities for input and modification. It is not appropriate for minority to raise it's voice now and put.these many months of effort by the majority to waste. I urge you to please carefully consider the sources of the comments and input you receive on the Housing Element tonight. Thank you. Donna Lewis Chamber's Housing Task Force Member(current Chairperson) Loan Officer, Pacific Republic Mortgage CC: "Patricia Wilmore"<pwilmore@slochamber.org>, <wes@wesburke.com> co11 o ,.,,L ZCDD DIR RED FILE Z. IN DIR MEETING AGENDA i 2'ACAOI7C Z 2"PW CHIEF DATE 3 D! ITEM # P#-3 !�'AiTORNEY PW DIR a'CLERK/ORIG Z POLICE CHF ❑ DEPT HEADS Z PEC DIR i - ia'UT!L DIR �f'ii 1 L)Ili FEB-03-2004 02:42 Jan 8055412239 P.01/03 LAW OFFICES OF JAN HOWELL MARX P.O. Box 1445 SAN Luis OBISPO, CA 93405- 1 445 RECEIVED (505) 541 .271l a FEB c13 2004 (505) 54 1-2239 (FACSIMILE) CLERK FAX COVER SHEET TO: San Luis Obispo City Council FROM: ,Tan M= FAX No: 781-7109 DATE: 2/03/04 TIME: 4 pm . -,RF-: Letter regarding Housing Element. NUMBER OF PAGES (INCLUDING COVER PAGE)`.3 PLEASE DELIVER IMMEDIATELY If you do not receive any or all of the pages, please call us at(805) 541-2716. Fax No. 541-2239. The information contained in this facsimile message is attorney privileged and confidennal information intended for the use of the individual or entity named above. if the reader of Ibis message is not the intended recipient, or the employee or agent responsible to deliver it to the intended recipient,you are hereby notified that any disseuuinadon,distribution or copying of this communication is strictly problibited. If you have received this fax in cuor,please immediately notify us by telephone, and return the oegival message to us at the above address via the U.S. postal service. E /COUVCi ZCDD DIR /CAO FFIN DIR RED FILE IZTACAO r FIRE CHIEF " L NG AGENDA :a ATTORNEY 2"PW DIR 10 CLERK ORI® ZrPOLICE CHF ,b�Tc ITFZM # DEPT HEADS G REC DIR - -- UTIL DIR FEB-03-2004 02:42 Jan 8055412239 P.02iO3 February 3,2004 Dear San Luis Obispo City Council: The City Council is being pressured to rubber stamp the proposed Housing Element. 'Just Do It"might sell running shoes,but is nota slogan for wise government. The Council needs to step back from the morass of detail and look at the big picture. The proposed`dousing at.Any Cost"Element goes far beyond what is required to satisfy the state. As proposed, it would degrade quality of life in the neighborhoods,harm the environment,spend down the General Fund and undermine our treasured Growth Management policies. The Council needs to do more than only react to proposed policies and programs. It needs to draw on its experience and assert proactive leadership regarding these important issues. The Council could successfully address the state housing requirements and protect the neighborhoods and environment by doing the following"Ten Simple Things To Save The Housing Element:" 1. Exempt established residential neighborhoods from"retroactive rezoning",leave them as they are,and continue to require owner- occupancy of granny units. 2. Require infill projects in established neighborhoods to be compatible with character of surrounding neighborhood and to meet the same development standards as the rest of the neighborhood. Use current definition of"infill"from the Land Use Element,not the new one proposed. 3 Prior to making any decision on this draft;obtain a complete list from staff of all General Plan changes that would be made necessary if this version proposed Housing Element were adopted, i.e. a"General Plan impact"report 4. Use the money budgeted to prepare an ETR with mitigation measures and thorough economic analysis on all those changes and all new policies and programs proposed by this draft. Permanently snarled traffic is not an acceptable trade off for densification. 5. Concentrate densification only on newly annexed areas and on commercially zoned land(mixed use). 6. Increase the present ratio of parkland to households and do not "relax"open space:requirements. Parks and open space are important mitigations for densification. FEB-03-2004 02:42 Jan 8055412239 P.03/03 7. Requite the building of MORE homes affordable to low and very low income households than required by the old element,not fewer, and keep them affordable as long as possible. 8. Do not provide General Fund subsidies for moderate-income housing and do not exempt it from anything,including the l% growth cap,impact or in-lieu fees. Instead, encourage employers to provide equity sharing or assistance programs to moderate- income employees. 9. Do not eliminate or reduce the Inclusionary Housing in-lieu fees, and make commercial projects pay 15%in lieu fees in the expansion areas,as must residential. 10. Plan new ordinances and amend old ones in order to mitigate impacts which will result from densification,such as a"night sky" ordinance. A basic premise of the proposed Housing Element,which is flawed, is that more housing equals less expensive housing. This new element aetually provides for FEWER homes affordable to low and very low4neome bouseholds than the old element.The quest for affordable housing cannot be satisfied by simply building MORE houses. We cannot build our way out of this dilemma_ The market determines the price because demand comes from outside the area,where homes are much more expensive than they are here. For instance,the 17 new houses on McCollum off Grand were (briefly)marketed at$650,000 each. They have almost no backyards. The owner pulled them off the market,hoping to get more later for them. Maybe he will. The Devaul Ranch homes were going to be sold for$350,000 when the project began,but now are going for$550,00 and up. All these new houses on the market have made the market RISE, not fall.Why? Because houses here are still a good deal to potential buyers, i.e. people from outside our area and real estate investors. All the City Council members campaigned on being a friend of the neighborhoods and the environment. But,real friends would not place the quest for housing"at any cost,"as this Housing Element draft asks the Council to do. The residents of the city are depending on you to keep your campaign promises,protect their quality of life and create a positive vision for our community's future. sincerely, an Howell Marx 265 Albert Drive San Luis Obispo,CA 93405 TOTAL P.03 Allen Settle- Housing Element U dap to Page 1 RECEIVED From: "Lisa Smith" <Ismfth@slorealtors.org> FEB u 3 2004 To: <cmulholland@slocity.org>, <kschwartz@slocity.org>, <asettle@sloci org> Date: Tue, Feb 3,2004 9:49 AM SLO CITY CLERK Subject: Housing Element Update Dear Council Member, As we approach another Council meeting, tonight...I would like to express my support for the work done by the Housing Task Force and the City's Planning Commission.The ad hoc Housing Task Force worked tirelessly with a very complicated, and sometimes convoluted existing Housing Element, in order to incorporate up to date State, Local and Federal requirements...along with looking at the basic shelter needs for our city.The existing Housing Element had a variety of impossible and elitist approaches to what is perceived as controlled growth.The Planning Commission worked long and hard...digesting the Task Forces suggestions and fine tuning them further with public input. I believe it is imperative to take into consideration,the input from the members who sacrificed their time and expertise for this long and arduous task.They are the ones that have read, re-read, thought and re-thought their positions on the Element. Information,from the public, who live, breathe and experience the actual ramifications of the Housing Element were considered with great empathy and respect.Those that attended the meeting, have read the existing element, dissected the proposed element, and spoke at the Planning Commission meetings; deserve the respect of having served hard time to better our community. It is not a plan for vast expansion...it is not a plan for urban sprawl...we all want to preserve our precious city:..but, we also need to house our citizens and to continue and economic base that serves us all.This has not been an easy task...the Planning Commission was a balanced group of people who made concessions on all aspects of the Element and above all need to be heard and listened to. I respectfully ask you to ask those who might question the Housing Element if they were actually present at any of the meetings...and exactly how they arrived at their conclusions regarding the Element. I am concerned that'a contingent of citizens who really don't understand exactly what is in the Element...and what has been done to get to this point...Will somehow influence the decision of the Council...only to the detriment of our city. In closing,that you so much for your time...I hope to see you tonight at the Council meeting. Lisa A. Smith Executive Vice President San Luis Obispo Assn. of REALTORS 443 Marsh St. San Luis Obispo CA 93401 USA 805-541-2282 805-544-2813 805-704-9840 IsmRh@slorealtors.org www.slorealtors.org Add this card to your address book Lisa A. Smith, a-PRO,WCR RED FILE Executive Vice President MEETING AGENDA San Luis Obispo Assn. of REALTY} 41 p u 443 Marsh St. ^"" 0t]-- p DATE 3 o ITEM #_1 !3 San Luis Obispo, CA 93401 CJU :CIL �y i C [- FIN DIR http:/Iwww.sloreaftors.org ACRO Z FIRE CHIEF Ismith@slorealtors.org ATTORNEY el PW DIR Fe-CLERK/ORIG 2`POLICE CHF ❑ DEPT HEADS 0 REC DIR �U T IL DIR Jeff Hook-HousinPage 1 RECEIVED FEB U 3 2004 SLO CITY CLERK Housing Element Update, PC draft: the controversial policies TO: City Council FROM: Orval Osborne 2-3-04 I A. The underlying issue is the priority of affordable housing. How important is it? If it is a priority, what City policies would help? I B. Is a new EIR needed because new policies and programs, such as increasing density, go beyond the 1994 Land Use and Circulation EIR? Table 2: how much to charge commercial development in expansion areas to pay for affordable housing? This is a political decision best made after learning of the financial context in which such a requirement operates. I j would be happy if the Council studied this and had a good long debate on the numbers. That is what the Planning Commission and the Housing Task j Force did. I Table 2A: an innovative approach 2.3.7 Should we exempt moderate income housing from fees, as long as we don't depend on the General fund and don't impact residents? 2.3.11 Should we allow affordable housing in the form of"granny units" on nonconforming lots? I 3.3.7 Is this an effective way to encourage rehabilitation of affordable units? I 3.3.5 Should we establish a requirement of"no net loss" of housing on an area-wide basis in the downtown? 6.2.6 Should we relax open space requirements in the Orcutt Area in return for the provision of additional affordable housing units beyond the minimum requirements, provided that such open space is not for the specific purpose of protecting geographic features like hillsides, wetlands, biological resources and creeks? 6.3.14 Should the City simplify the process for small projects? j8.2.6 To concentrate or to disperse? c-SUNCIL 2'CDD DiR RED FILE �;�cA0 Z'FIN DIR ME ING AGENDA !'ACAO Z FIRE CHIEF eATTORNEY OPW DIR DATE ITEM # ff 3 ErCLERK'ORIG Z POLICE CHF LJ_0EPT"NeAD13_It REU,Ulm Z Z,'i UTIL DIR i'I [-I f-, n Jeff Hook- Housing EU O to CC.doc Honorable Mayor and Members of the City Council, Our City has been engaged in an earnest conversation on housing. You called forth a Citizen Task Force on Housing, 17 volunteers who dedicated a great deal of their own time.over 8 months to work through the City's Housing policies. Then the Planning Commission held another 8 meetings, taking extensive public input. Our City has an excellent.set of Planning Commissioners, highly trained and experienced in planning issues. We synthesized all these inputs as we overhauled the City's housing policies, and we did it in a very public, inclusive fashion. As Chair, I am proud of our carefully constructed product. Suddenly, RQN and the Sierra"Club put out a list of their demands. My primary concern is about fairness: If the City Council swallows whole these proposed I It' hour changes,what would that say to everybody who worked in good faith throughout this long process? I do not blame the groups for asking for special treatment, but I would certainly blame the Council if you caved in. You would be setting a dangerous a precedent in throwing away all the work of the Citizen Task Force and Planning Commission meetings, which were great examples of grass-roots democracy. Are citizens wasting their time working within the system? Why should they participate in lengthy public debate when they can just cut to the front of the line with their demands? Allowing this end run would discourage citizen participation, foster conflict and make policy decisions that much harder to resolve in the future. Naturally; you may come to different conclusions than we did on some policy questions. I have written you a memo listing the controversial policies. These few issues require your informed consideration. I would hope that the Council would explain when they don't accept the outcome of the public process. About the content: One goal the Planning Commission draft achieves is to provide a combination of incentives, requirements and removing barriers so affordable housing is actually built. We were not satisfied with the status quo. In fact, we agree with the view that housing affordability is-a crisis in SLO. I think the Planning Commission's draft Housing Element does all that the City can do in fostering affordable housing, while preserving other quality of life goals. I am concerned that the RQN and Sierra Club changes would shut the door on affordable housing in our City. Your excellent staff can provide answers to any questions you may have. I have prepared point-by-point responses to the letters from RQN and the Sierra Club. I have also submitted to you a listing of the controversial policies requiring your careful consideration. I am available to serve you. I Jeff Hook- Housing EU answer Sierra Ch ib.doc - Page 1 i TO:Mayor and Members of the City Council From: Orval Osborne,Planning Commission Chair DATE:February 3,2004 SUBJECT: Response to Sierra Club letter of 1-27-04 Please keep in mind the fact that the Sierra Club was represented in your Citizen Task Force on Housing.They had the opportunity to present their perspectives as inputs in that process. I would hope the City Council would explain when they don't accept the outcome of that process. I firmly disagree with the following claim in their introduction: "The nature of the SLO community could be drastically altered(to LA style development) if the proposed changes are put into place."No. In my view, "LA style," low-density,auto-oriented sprawl,is what the City Council has been allowing for the past 20+years. This Planning Commission draft shifts modestly toward a more compact urban form,with higher density mixed-use development, and channeling development toward existing urban areas rather than sprawling out into the countryside. The local posture contrasts with the Sierra Club on the state level,which has become an advocate of New Urbanism,Transit- oriented Development, and the forms of smart growth, because they promote environmental goals. Here are my specific responses to the Sierra Club letter, rewriting the original in many instances: Adequacy of Environmental Review: ask staff to elaborate on this. Does any increased density trigger an EIR? I think we already have the environmental information relevant to this Housing Element. The 1994 EIR determined the environmental impacts of the City's build-out population.The City has experienced slower growth than forecast. This draft Housing Element would operate well under the housing quantities studied. 1. Density: If some of the suggestions are enacted,such as rezoning certain defined areas, then we would be required to do an environmental assessment at that time.Acceptance of this Housing Element Update would not accomplish the rezoning. 2. Speed of development: the criticism misses the point that all aspects of infrastructure need to be coordinated. If we build an area sooner,then we would need to build the roads, provide water,sewer, etc.sooner.The linkage is required, and this draft does nothing to change that requirement. The State HCD *required* that the City provide for housing for a certain number of people in the planning period(through 2009). But the housing will only get built if the property owner chooses to build market rate housing,and funding for affordable housing is actually granted from state and federal sources. 3. Traffic: same response as in 2 above:the City will still have to provide circulation for Jeff Hook- Housing EU answer Sierra C111b.doc any new development. This Housing Element does not change that requirement. 4. Parks: this criticism is ignorant of the extensive discussions we had on this specific topic. This Planning Commission draft maintains the current park area ratio. We said fee waivers for affordable housing would depend on identification of funding from state and federal sources. That is part of the work ahead of us now for us to build affordable housing. 5. Open Space:OK,this is a legitimate policy question,although most of the comments here are off the mark. Policy 6.2.6 says "Relax open space requirements in Expansion Areas in return for the provision of additional affordable housing units beyond the minimum requirements,provided that such open space is not for the specific purpose of protecting geographic features like hillsides,wetlands, biological resources and creeks." After studying this, I was convinced the amount of land affected would be little to none, since it excluded areas of biological significance, and would be-a worthwhile tradeoff. It would not apply to the Margarita or Airport.Areas,only to the Orcutt Area. But if you don't want to even consider providing more than the minimum affordable housing in the expansions areas,then go after this point. 6. Growth Management:No,exempting housing affordable to those of Moderate Income would NOT cause the city to exceed its 1%cap. It would exempt housing that is affordable to a family at the median income of$58,000 a year,ie below-market rate.rental or owned housing from the I%cap. Our draft keeps the I%annual residential growth rate cap. In the past decade we have grown at less than 0.50/o/yr. T.Beyond the URL: this criticism is off the mark. The draft does not advocate.sprawl or anything beyond the Urban Reserve Line. The answer is in 5 above. II. CHAPTER 3:Goals, Policies and Programs The proposed H.E. seeks to remove barriers to building affordable housing,while preserving other quality of life goals. Its many proposals would not burden present residents financially and would maintain environmental standards of the City. We should keep in mind other City goals,especially the social justice aspect of housing affordability. a. The major planning incentive for low and very low income housing production is its exemption from growth management and impact fees. Section 2.3.7 proposes to exempt moderate income housing from impact fees. Other sections exempt moderate income housing from growth management. This would not eliminate the incentive for low and very low housing production. Section 2.3.9 would *not* shift costs or burdens to existing residents. It does not specify the source of any funds, if any are required,to fund the programs listed in it. There are limited numbers of moderate income persons who would gain;see numerical RHNA goals. The proposed H.E.'s environmental and financial impact on permanent residents is close to zero. The proposed draft will also focus our efforts on helping those who most need the help and on establishing affordable units; Jeff Hook- Housing EU answer Sierra Ch1b.doc - Page 3 i which will remain affordable over time b.The proposed H.E. language or figures do not exceed the scope of the 1994 Land Use Element EIR. c. This Housing Element does not initiate rezoning or densification without thorough environmental review and effective,monitored mitigation measures. Such as named in 6.3.6. Sections 6.3.8 and 6.3.9 will not result in increased traffic beyond what has already been studied. d. Adopt 2.2.3,which extends the time affordable housing remains affordable. Also adopt 3.3.7,which would encourage the rehabilitation of affordable units. e.This draft does not encourage increased housing for"above moderate" income households(2.2.4). Market-rate housing is already in City's plans. f.Judgement call: how much to require commercial Development to pay for affordable housing(Table 2)? If we ask for too little,we are not getting as good a deal as possible for the residents. If the City asks for too much, it will be unfair, and will make any building unaffordable. This is a political decision best made after learning of the financial context in which such a requirement operates. I would be happy if the Council studied this and had a good long debate on the numbers. That is what the Planning Commission and the Housing Task Force did. g.This draft protects R-1 Neighborhoods. Back yards are important private open space to human and natural life forms.The proposed Section 4.2.3 is not about this,however. It says we will avoid making a ghetto. "Very low-income housing developments may be located in any zone that allows housing,and should be dispersed throughout the City . rather than concentrated in one neighborhood or zone." High density multiple family units are not being planned on R-I lots. h. I like that idea of enacting a"night sky" ordinance. However, I think it does not belong in the Housing Element.The Conservation Element would be a better fit with this program. The Planning Commission is set to take up the Conservation Element update within a few months. I Jeff Hook-Housing EU answer RQN.dor — Page 1 TO: Mayor and Members of the City Council From: Orval Osborne,Planning Commission Chair DATE:February 3,2004 SUBJECT: Response to RQN letter of 1-27-04 Please keep in mind the fact that RQN was represented in your Citizen Task Force on Housing.They had the opportunity to present their perspectives as inputs in that process. I would hope the City Council would explain when they don't accept the outcome of that process. Here are my specific responses to the RQN letter: Goal 1.1 Safety 1.3.2 Their proposal is a minor editing change of no consequence. Goal 2.1 Affordability 2.3.11 Allowing granny units on nonconforming lots would be an easy,efficient way of adding much needed,and likely affordable housing. Goal 3.1 Housing Conservation 3.2.7 proposed—this is already covered in Goal 7.1 3.3.5 No net loss of housing in the downtown—The City has had since 1994 to consider adopting a policy.It is time to adopt one. The zone allows fora dynamic community while retaining housing in the downtown. 3.3.7 Would encourage the rehabilitation of affordable units. I recommend you adopt it as written. 4.2.3 This draft protects R-I Neighborhoods. Back yards are important private open space to human and natural life forms.The proposed Section 4.2.3 is not about this, however. It says we will avoid making a ghetto. "Very low-income housing developments may be located in any zone that allows housing, and should be dispersed throughout the City rather than concentrated in one neighborhood or zone." High density multiple family units are not being planned on R-I lots. i 5.2.5 This could be added to section 8.3.3 6.2.6,6.3.1,6.3.6—ask staff to elaborate on the adequacy of Environmental Review: its purpose is to assemble information so good decisions can be made. I think we already have the environmental information relevant to this Housing Element.The 1994 EIR determined the environmental impacts of the City's build-out population.The City has experienced slower growth than forecast. This draft Housing Element would operate well under the housing quantities studied. Jeff Hook- Housing EU answer RQN.doe, Page 2 6.3.8 RQN appears confused. The section covers expansion and commercial areas,so it cannot possible threaten the character of the City's established neighborhoods. I 6.3.9 There are many undeveloped lots that can be filled in while maintaining the character of the neighborhood.The City may encounter legal challenges if it opposed building on every single vacant lot. 6.3.14 Should the City simplify the process for small projects?It's a policy decision. Goal 7.1 Neighborhood Quality—Do New Urbanist design principles belong in policy? Note that the Sierra Club on the State level is an advocate of New Urbanism.Other RQN comments are minor editing changes. Please have staff comment on it before you adopt any of it. 7.2.1 RQN comments are minor editing changes. Please have staff comment on it before you adopt any of it. 7.2.2 The PC draft language is important and needs to remain. It maintains quality,just what RQN is accusing us of not doing. Perhaps staff could locate.RQN's proposed language in another section. 7.2.3 RQN comments are minor editing changes. Please have staff comment on it before . you adopt any of it. 7.2.5 As a Planning Commissioner, I have found these kind of explanatory comments to be quite helpful when evaluating project proposals. 7:2.6 Safety in housing design is a valid policy goal in a Housing Element. 7.2.7 Promotion of walking and bicycling in housing design is a valid policy goal. 7.2.8 Why is RQN opposed to preserving neighborhood livability and reducing parking conflicts? New 7.2.9 and 7.2.8 Interesting ideas. Did they mention them in the Citizen Housing Task Force? 7.3.1 RQN comments are minor editing changes. Please have staff comment on it before you adopt any of it. 7.3.4 1 thought these related to neighborhood quality. But I would consider relocating them. 8.2.1, 8.2.4, 8.3.4, 8.3.6 RQN comments are minor editing changes. Please have staff comment on it before you adopt any of it. Jeff Hook-Housing EU answer RQN.do- - Page 3� 8.2.6 To concentrate or to disperse? We debated this at length,as there are compelling arguments on both sides. We decided to let nature take its course,since there was no obvious right way. New 8.3.7 Interesting idea. Did they mention it in the Citizen Housing Task Force? 10.2.2, 10.3.3 , 10.3.5 RQN comments are minor editing changes. Please have staff comment on it before you adopt any of it. Glossary-definition of infill: I think it is essential to include underutilized lots. We have seen many examples of an occasional house on a large R4 lot, such as one on Walnut by Santa Rosa, and on Chorro west of Foothill. Should we add a definition of "underutilized"? council mcmoRanbum Icity of san LUIS osis o. admmistmWon Ot autment DATE: February 3, 2004 RECEIVED TO: City Council FEB 0 Q9 2004 SLO CITY CLERK FROM: Ken Hampian, CAO SUBJECT: Housing Element Emails Referring to Police and Fire Departments This morning we have received several emails from various citizens regarding the Housing Element. A number of these communications are very similar (evidently drafted based on a suggested "model"). Included in these letters is language that states that our Police and Fire Departments have been a part of some "community organization" that has been "working for months with the Planning Commission to help bring forth a reasonable draft of the Housing Element". Knowing that our city departments do not join community organizations for purposes of political advocacy, I investigated the source of this language and learned that the current president of the Realtors' Association suggested it. Evidently, when the Association joined with others to develop their housing element recommendations, they met with and interviewed several individuals regarding their housing needs, including police officers and fire fighters. Obviously, however, such individual discussions do not constitute departmental involvement or endorsement of any kind (nor were the Police or Fire Chief even aware of the endeavor by this group, much less involved). As such, I have asked that references to the Police and Fire Departments be removed from future correspondence. rt�U""`� (t8f QPTI� c U N C I L 'CDD D I R j AO =1N DIR RED FILE 'ACAOOgFIRE CHIEF ['ATTORNEY W DIR MEETING AGENDA 2rCLERK/ORIG POLICE CHF DATE ITEM #� 7 DE FZREC DIR I lT� 21"UTIL DIR Housing Element&Police Fire �IIIIIIIIIIII��������IIIIIIIIII � communication 10ty of San Luis Obispo JAN j 0 2004 DATE: January 29, 2003 SLO CITY CLERK TO: Council Colleagues FROM: Council Member Allen Settle SUBJECT: Recommendation to Change the date of the Regular City Council Meeting of March 2, 2004 I would like to propose that the Council consider meeting on Monday, March IS` instead of Tuesday, March 2nd in light of the State Primary Election to be held on the same day. RED FILE MEETING AGENDA DAT ITEM # � ,_!COUNCIL _ CDD DIR ra CAO FIN DIR ACAO ,FIRE CHIEF ATTORNEY ;,,.,PW DIR ZMLERKIORIG �POLICE CHF D H DS LREC DIR Fy }t UTIL DIR TfiR DIR -- j Diane Reynolds Housing Element Rise••^sion, 3 Feb 2004 _ _ _ __._ Page 1 From: macsar<macsar99@earthlink.net> Date: 2/4/04 7:03PM Subject: Housing Element Discussion, 3 Feb 2004 Mr. Mayor, City Councilmembers, A couple of years ago I retired (after 32 years)from a very large organization. During this time 1 functioned both in staff and leadership positions. When functioning in a staff or advisory role I was often tasked to put together studies or proposals of various kinds. Sometimes all of the information I compiled was used, sometimes only part of it was used, and sometimes my boss decided not to use any of it. He/she was the decision-maker;this was his/her right and responsibility. When I was in decision-maker positions, I tasked others to assemble information and recommendations forme. Sometimes the product was exactly what I was looking for, sometimes it was close, and sometimes it was way off the mark. In the latter two cases, I thanked them for their work, said it was not quite (or not at all)what I was looking for and then proceeded to make the necessary revisions. In this case, I was the person who was responsible; I was the decision-maker. Individuals in advisory positions should not expect that the work they do is a substitute for the Council's deliberations and decisions. Nor should they be so fragile as to be upset when the product they assembled is changed. If staff members or commission members think they should be the final decision-makers on city policies and programs, they should run for office. You as City Council members are the final decision-makers. You each expressed your position on various issues when you ran for office. The votes were cast, and now you represent the residents of this city. The residents have expressed their desires on a number of issues -growth, owner occupancy for"grannies," and various other neighborhood issues - and they look to you,their elected representatives,to ensure the Housing Element is what THEY want. As for the Planning Commission's concern that their product will be changed: That's the political process . . . in fact,that's life. Speaking of the political process, thank you for reading my emails and listening when I speak. Sincerely, Sandra Rowley h O 0 o a iz � J i� N r: 'IT h \. 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