HomeMy WebLinkAbout05/25/2004, SS 1 - REVIEW OF DESIGN OPTIONS FOR THE PALM-NIPOMO PARKING STRUCTURE council May 25,2W4
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CITY OF SAN LUIS OB 1 SPO
FROM: Mike McCluskey, Director of Public WorkS''w
Prepared By: Peggy Mandeville,Principal Transportation Planner
Robert Horch, Parking Services Manager
SUBJECT: REVIEW OF DESIGN OPTIONS FOR THE PALM-NIPOMO PARKING
STRUCTURE
CAO RECOMMENDATION:
1. Review the eight design options and direct staff to proceed with Site Plan Options "D'' and"H"
as the preferred design options for further study.
2. Provide staff with further direction regarding potential uses on the site, in addition to the
parking.
DISCUSSION
Background
The Palm-Nipomo parking garage project was established by the City Council as a major City goal
with the adoption of the 2003-2005 Financial Plan (see Attachment 1). The Financial Plan calls for
the development of a conceptual design for a parking structure near the comer of Palm and Nipomo
Streets as the first step in the process of evaluating the site for its potential use as a multi-level
parking structure. The proposed parking garage site (see Attachment 2) is currently occupied by
City-owned surface parking lots and five residential units (all City owned with the exception of a
single family residence at 614 Monterey Street).
Chong Partners Architecture (formally Gordon H. Chong and Partners) has been hired by the City
to prepare a variety of conceptual design options. The firm recently performed similar services for
the City as part of the North Area Regional Facility (NARF) project. The consultant was asked to
evaluate three different types of parking structures: a standard parking structure design, a
mechanical parking design, and a hybrid design_. Each design option was to take into consideration
City regulations and the City's agreement with the San Luis Obispo Little Theater to develop a
community theater on a portion of Parking Lot #14 at 630 Monterey. The plans were also to
assume full ownership of the entire site.
The approved work program calls for the following tasks to be completed:
1. Conduct project research.
2. Prepare concept plans and massing elevations of design options.
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3. Present to City Council for approval of"Preferred" Plan for further study (subject of
this staff report).
The Parking.Numbers
Staff gave the consultant a goal of creating 400 parking spaces on the site, while providing for the
uses intended by the Physical Concept Plan for the Downtown and being mindful of the City's
height regulations. The design options developed range from 300-500 parking spaces. Because of
numerous combinations and permutations possible in calculating the number of spaces desired
(ranging from a low of 328 to a high of 873), staff used a"best call"of 400 to produce a structure of
reasonable capacity while also getting a good idea of what the site might be able to physically
provide. Councilman Schwartz suggested that this project be expanded to include the sale and
development of three nearby City surface lots. Those lots currently provide 66 spaces and these
spaces, along with any added demand created by the development of these lots, were not calculated
into the broad range stated above.
Site Plan Options
After gathering information about the site and the project components, the consultant developed
eight site plan options(see Attachment 3, Options A-H) recommending that the City proceed with
site plan Option D and H as the preferred plans. Option D was recommended as the self park
design because it provides the most efficient self parking scheme in terms of space and maintains a
cultural facility frontage on Monterey Street. Option H was recommended as the mechanical
parking scheme because it places the parking structure behind other uses fronting Palm and
Monterey Streets and locates parking structure driveways away from adjacent intersections. The
consultant also evaluated the potential for developing a hybrid parking structure design (mechanical
and self park), however, it was determined that given the size of the site, providing both self park
and mechanical parking proved to be an inefficient use of space.
The consultant will provide the Council with a more detailed description of the pros and cons of
each option at the study session.
Potential Uses/Design Features
As stated above, the consultant's first effort was to develop conceptual design options for Council
review. These options locate a parking structure, approximately 15,000 square feet of potential
theater space, and"other uses" on the site. The design options also preserve a large oak tree that is
located in the front yard of 614 Monterey Street incorporating the tree into an open space plaza
feature. To assist the consultant in further refining the Council preferred site plan(s), staff
recommends that the Council provide direction regarding which of the following project features
Council expects to be included in the refinements to the preferred site plan option(s):
1. Potential theater use. In June 2000, the City entered into a Memorandum of Agreement
with the San Luis Obispo Little Theater (SLOLT) regarding provisions of a proposed lease
of the existing City parking lot (Parking Lot#14) at 630 Monterey Street for the purpose of
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Palm-Nipomo Parking Structure
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constructing a community theater on the site. The Agreement was approved with an
allowance for a change to a second alternative using the City-owned property at 610
Monterey Street plus property at 614 Monterey Street, if the 614 Monterey Street property
becomes available to the City before SLOLT is ready to finalize its construction drawings.
Unfortunately, over the last 15 years, during which time the City has had various
agreements with SLOLT, almost no progress has been made in the development of a
community theater. While Council may wish to assume that SLOLT or other cultural
facility will be accommodated at this location, it is important to recognize that funding for
the development of a theater may be decades away. Thus, our design will be assuming a
site feature (and an area "constraint") that may not come to pass for a very long time, if at
all.
2. Residential use (including number of dwelling units). Three single-family residences and
one duplex are located on the subject site. The General Plan encourages the preservation of
existing housing and calls for no net loss of housing in the Downtown.. The General Plan
allows for housing to be relocated or replaced under certain conditions. Staff would like
Council direction regarding whether or not residential uses should be incorporated into
refinements to the site plan(s)
3. Potential for expanded parking, Conceptual Site Plan Options A-H provide between 300-
500 parking spaces. All options could provide additional parking if the parking structure
had additional levels or more of the site was devoted to parking. The latter would result in a
reduction in size and/or elimination of the potential theater and"other use" space. Direction
regarding the ultimate number of parking spaces Council envisions at this location would
help direct refinements to the site plan(s).
4. Preservation of large trees. There are many trees located within the project boundaries.
Preservation of all of them in conjunction with the development of a parking structure
would be difficult if not impossible. In this conceptual plan phase, staff directed the
consultant to make an effort to preserve a large oak tree in the front yard of 614 Monterey
Street. Direction regarding the prioritization of tree preservation would help guide
refinements to the site plan(s).
Consistency with City Plans
The General Plan land use designation for the site is Office and Medium-High Density Residential
(recently acquired 633 Palm Street property). The property's zoning designation is Office and R-3
(633 Palm Street property). The Office zone allows the development of multi=level parking
structures with Planning Commission approval.
The Land Use Element, Circulation Element, Housing Element and Conceptual Physical Plan for
the City's Center contain many policies about land use, parking, housing supply and preservation
and cultural facilities that pertain to this property(see Attachment 4). A policy from each document
is highlighted below. All of the policies must be applied and interpreted collectively in order to give
full consideration to all the applicable public desires. Considering all of the policies collectively
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may result in some individual policies not being fully realized in order to achieve other policy
objectives in the final decision. This does not constitute an inconsistency; it is a product of the
Council's weighing of competing priorities.
Land Use Element Policy LU 4.10: Downtown Parking. There should be a diversity of parking
opportunities. Any major increments in parking supply should take the form of structures, located
at the edges of the commercial core, so people will walk rather than drive between points within the
core. Retail uses outside the core (see Attachment 5) and professional office developments, may
have on-site parking for customers and clients. All options presented allow close and easy
pedestrian access to the core downtown facilities.
Circulation Element Policy CI 12.7: Additional Parking Structures. Additional parking
structures should only be built after a comprehensive parking study (that includes the evaluation of
alternative transportation possibilities) is completed and the results considered. The study has been
completed and the Council chose to judge the need and locations for future parking rather than
relying on numerical "triggers". In July 2001, the Council designated this location for a future
parking structure. Additionally, the Conceptual Physical Plan for the City's Center identifies this
location for a parking structure.
Housing Element Policy 3.3.5: Downtown Dwellings. Preserve the number of dwellings in the
Downtown Core (C-D Zone) and the Downtown Planning Area by adopting a"no net housing loss"
program by amending the Downtown Housing Conversion Permit ordinance. The amendment shall
ensure that within each area, the number of dwellings removed shall not exceed the number of
dwellings added. With the redevelopment of this property, the City has the option of relocating the
housing on site or making up the housing loss with a new downtown housing project such as the
Chinatown project.
The Conceptual Physical Plan for the City's Center calls for this area to be developed with
cultural facility uses fronting Monterey Street, retail uses fronting Nipomo Street, and a parking
structure use fronting Palm Street (see Attachment 6, Partial Graphic from Conceptual Physical
Plan). The Plan recommends that vehicle congestion in the downtown be minimized by locating
parking facilities at the core's periphery along key streets that enter the City. Since the Conceptual
Physical Plan is meant to be conceptual in nature, staff believes all of the options generally meet
the intent of the Conceptual Physical Plan for the City's Center.
Next Steps
With Council direction to proceed with one or two preferred site plan options, the property owner at
614 Monterey Street will be contacted and the consultant will be asked to further refine the
preferred design(s). This work will include identifying the possible costs and environmental
constraints of developing a parking structure at this location. The project design will then be
refined if necessary to address environmental or cost constraints and the project will go through the
environmental review and public hearing process with review by the Tree Committee, Cultural
Heritage Committee, Architectural Review Commission, Planning Commission, and City Council
(final approval).
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FISCAL PYIPACTS
Directing staff to proceed with further study of a site plan option does not have a direct fiscal
impact because the City Council has already budgeted $ 150,000.00 for study and design services.
Approximately$ 141,000 remains available for completion of conceptual design services.
No funds have been allocated for construction of the Palm Nipomo parking garage.
ALTERNATIVES
1. Direct staff to proceed with Site Plan Options "D" and "H" with modifications to these site
plans as directed by the City Council.
2. Direct staff to proceed with one of the other site plans developed by the consultant.
3. Direct staff to discontinue work on the project (which is currently a Council goal), identify the
reactivation of the project as a potential Council goal for the next two-year goal setting process.
4. Other alternatives as directed by the City Council.
ATTACHMENTS
1. City's 2003-05 Financial Plan, Appendix B,page 206-07
2. Property Location/Ownership Map
3. Site Plan Options A-H
4. Land Use and Housing Element policies
5. Downtown Planning Area Map
6. Partial Graphic from Conceptual Physical Plan for the City's Center
PROVIDED TO COUNCIL &AVAILABLE FOR REVIEW IN THE COUNCIL OFFICE
11x17 copy of Site Plan Options A-H
B1 Council Agenda Reports\2004 agenda reports\Transportation and Development Review(Bochum)\Parking(Horch)\Pahn Nipomo
Study Session.doc
Attachment 1
TRANSPORTATION
PALM-NIPOMO PARKING GARAGE
Project Summary
Developing the Palm-Nipomo Parking Garage will cost $150,000 for conceptual design 2003-04 and$300,000 for
environmental review in 2004-05.
Project Objectives
1. Satisfy the demand for more parking downtown.
2. ,Examine the potential for the reuse of surface parking lots for housing and/or commercial needs.
Existing Situation
The proposed parking garage site at Palm and Nipomo, as envisioned by the Conceptual Physical Plan for the
City's Center, is currently occupied by City-owned surface parking lots, a single family residence fronting on
Monterey Street, and an apartment building fronting on Palm Street. Because the General Plan contains policies
for preserving housing in the downtown, strictly following the Conceptual Plan would cause conflicts with the
General Plan unless housing options were a part of the proposal. Thus,design options need to be studied that
could lessen or eliminate the need for acquisition of one or either of these properties or incorporate housing at this
location or another.
Once preliminary design.studies have been completed and the Council has chosen a preferred option, a follow-up
environmental assessment will be needed in order to determine environmental consequences. From there, the
Council will be able to decide whether or not to proceed with property acquisition and design.
The Draft Pedestrian and Downtown Access Plan identified this site as third priority for additional parking
garages following the higher needs a) near the intersection of Palm and Morro and b) east of Santa Rosa Street.
The Copeland Palm-Morro Garage is on tract to fulfill the needs of the first and the NARF project will satisfy the
needs for the second. Given the long time frames it takes to get all approvals and build a parking garage in our
City,this is the appropriate time to begin the early conceptual design phase/envirorimental review aspects of the
project to meet the estimated 2012 timed need anticipated by the PDAP study.
Land acquisition would occur only after a project conceptual design has been adopted and its EIR considered and
adopted.
Goal and Policy Links
1. Downtown Concept Plan (1994)
2. Adopted Access and Parking Management(2002)
3. Major City Goal,2003-05 Financial Plan
Project Work Completed
None.
Environmental Review
Given the project location in the downtown and past history with other highly visible projects, an EIR will be
needed for this project.
f
206 �- Lp
• Attachment 1.
PALM-NIPOMO PARKING GARAGE
Project Phasing and Funding Sources
Pro'ect Costs by Type
Project Costs
To-Date 2003-04 2.004-05 2005-06 2006-07 Total
Study 150,000 150,000
Environmental review 300,000 300.000
Total 150,000 300,000 450,000
Project Funding Source:Parking Fund
Department Coordinator and Project Support
Department Coordinator. Parking Manager
Project Support:
Project management—Transportation Planning and Engineering Program
Project coordination—Parking Program, Public Works Administration Program
Environmental Review-- Ron Whisenand, Deputy Director of Community Development
Alternatives
Defer or Deny the Project. This project has been identified as a new Council goal to study the options to
construct a parking facility at this location. The timing could be deferred to future years depending on other
projects and funding available for this project
Project Effect on the Operating Budget
Staff Resources:
CIP Project Engineering Program: 40 hours total
Parking Program: 200 hours per year(Parking Manager)
Public Works Administration: 100 hours per year(Deputy Public Works Director)
Development Review Program: 100 hours total
This project will have significant, but unestimated, future costs for operations and maintenance.
207 /—�
ATTACHMENT 2
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Attachment 4
LAND USE ELEMENT
Approach to Planning San Luis Obispo should:
1) Choose its future, rather than let it happen. San Luis Obispo should be proactive in
implementing its vision of the future, and should work with other agencies and
institutions to create our desired mutual future.
Society & Economy
San Luis Obispo should be a well balanced community. Environmental, social, and
economic factors must be taken into account in important decisions about San Luis
Obispo's future. A healthy economy depends on a healthy environment. The social
fabric of the community for both residents and visitors must also be a part of that balance.
Therefore,complementary to the goals and objectives of this element, the City shall
maintain and bi-annually review goals and objectives that promote the economic well
being of the community.
San Luis Obispo should:
10)Provide goods and services which substantial numbers of area residents leave the area
regularly to obtain,provided doing so is consistent with other goals.
11)Retain existing businesses and agencies,and accommodate expansion of existing
businesses, consistent with other goals.
12)Emphasize more productive use of existing commercial buildings and land areas already
committed to urban development.
13)Provide an adequate revenue base for local government and public schools.
14)Provide high quality public services,ensuring that demands do not exceed resources
and that adequate facilities and services can be provided in pace with development.
24)Serve as the county's hub for: county and state government;education;transportation;
visitor information; entertainment; cultural,professional,medical,and social services;
community organizations;retail trade.
28) Maintain the town's character as a small, safe, comfortable place to live, and maintain
its rural setting, with extensive open land separating it from other urban development.
33)Develop buildings and facilities which will contribute to our sense of place and
architectural heritage.
35)Focus its government and cultural facilities and provide a variety of business services
and housing in the downtown.
36) Provide a.safe and pleasant place to walk and ride a.bicycle,for recreation and other
daily activities.
LU 1.14: Costs of Growth
The costs of public facilities and services needed for new development shall be borne by
the new development,unless the community chooses to help pay the costs for a certain
development to obtain community-wide benefits.The City will adopt a developmentfee
program and other appropriate financing measures, so that new development pays
its share of the costs of new services and facilities needed to serve it.
LU 2.1.4:Neighborhood Connections
All areas should have a street and sidewalk pattern that promotes neighborhood and
community cohesiveness.There.should be continuous sidewalks or paths of adequate
width,connecting neighborhoods with each other and with public and commercial
N 7
Attachment 4
services to provide continuous pedestrian paths throughout the City.
LU 2.2.7: Housing and Businesses
Where housing can be compatible with offices or other businesses, mixed-use projects
should be encouraged.
LU 2.2.9: Parking
Large parking lots should be avoided.Parking lots should be screened from street views. In
general,parking should not be provided between buildings and the street.
LU 2.2.12: Residential Project Objectives
Residential projects should provide:
A) Privacy,for occupants and neighbors of the project;
B)Adequate usable outdoor area, sheltered from noise and
prevailing winds, and oriented to receive light and sunshine;
C)Use of natural ventilation, sunlight, and shade to make indoor
and outdoor spaces comfortable with minimum mechanical
support;
D) Pleasant views from and toward the project;
E)Security and safety;
F) Separate paths for vehicles and for people, and bike paths along
collector streets;
G) Adequate parking and storage space;
H)Noise and visual separation from adjacent roads and
commercial uses. (Barrier walls, isolating a project, are not
desirable. Noise mitigation walls may be used only when there is
no practicable alternative. Where walls are used, they should
help create an attractive pedestrian,residential setting through
features such as setbacks,changes in alignment, detail and texture,
places for people to walk through them at regular intervals, and
planting.)
I) Design elements that facilitate neighborhood interaction, such
as front porches,front yards along streets,and entryways facing
public walkways.
J)Buffers from hazardous materials transport routes, as
recommended by the City Fire Department.
LU 2.9: Old Town
In downtown residential areas (Figure 4), the City should encourage the rehabilitation
and maintenance of existing housing.Additional dwellings may be permitted, in keeping
with density limits, provided that the existing character of the area is not significantly
changed. Demolition of structurally sound dwellings shall be strongly discouraged.
LU 2.12: Downtown Residential Development
The City will consider adopting special development standards to guide addition of dwellings
within downtown residential areas,to implement LU Policy 2.9.The following should be
included when evaluating new standards for this area:
A)A new density category between the current Low-Density(R-
1) and Medium-Density (R-2) designations;
B) Requirements that new dwellings on lots with existing houses be
-- ' Attachment 4
above or behind the existing houses, and that the added building
area be modestly sized and of similar architecture in comparison
with the principal residences on the site and in the surrounding
area;
C) Requiring new buildings to reflect the mass and spacing of existing,
nearby buildings;
D) Requiring special parking and coverage standards;
E)Requiring minimum amounts of usable open space.
LU 3.1.6: Building Intensity
The ratio of building floor area to site area shall not exceed 3.0,except that downtown sites
which receive transfers of development credits for open space protection shall not exceed
4.0.The Zoning Regulations will establish maximum building height and lot coverage, and
minimum setbacks from streets and other property lines, as well as procedures for exceptions
to such standards in special circumstances.Architectural review will determine a project's
realized building intensity,to reflect existing or desired architectural character in a
neighborhood.When dwellings are provided in General Retail districts, they shall.not exceed
36 units per acre. So long as the floor area ratio is not exceeded, the maximum residential
density may be developed in addition to nonresidential development on a site.
LU 3.7: Mixed Uses
Compatible mixed uses in commercial districts should be encouraged.
LU 4.1: Downtown's Role
Downtown is the cultural, social and political center of the City for its residents, as well
as home for those who live in its historic neighborhoods. The City wants its commercial
core to be economically healthy, and realizes that private and public investments in the
downtown support each other. Downtown should provide a wide variety of professional
and government services,serving the region as well as the city. The commercial core is
a preferred location for retail uses that are suitable for pedestrian access,off=site parking,
and compact building spaces.Civic, cultural and commercial portions of downtown
should be a major tourist destination. Downtown's visitor appeal should be based on
natural, historical, and cultural features,retail services, and numerous and varied visitor
accomdations.
LU 4.2: Downtown Residential
LU 4.2.1: Existing and New Dwellings
Downtown residential uses contribute to the character of the area, allow a 24-hour
presence which enhances security, and help the balance between jobs and housing in
the community.Existing residential uses within and around the commercial core should
be protected,and new ones should be developed. Dwellings should be provided for a
variety of households,including singles,couples, and groups. Dwellings should be
interspersed with commercial uses.All new, large commercial projects should include
dwellings. Commercial core properties may serve as receiver sites for transfer of
development credits,thereby having higher residential densities than otherwise allowed.
LU 4.3: Entertainment and Cultural Facilities
Cultural facilities, such as museums,galleries, and public theatersshould be downtown.
Entertainment facilities,such as nightclubs and private theaters should be in the
Attachmnnt 4
downtown,too.Locations outside downtown may be more appropriate for facilities
that would be out of character or too big for downtown to accommodate comfortably,
such as the major performing arts center planned for the Cal Poly campus.
LU 4.4: Public Gatherings
Downtown should have spaces to accommodate public meetings, seminars,classes, and
similar activities in conjunction with other uses. Downtown should provide a setting
which is festive, and comfortable for public gatherings.
LU 4.5: Walking Environment
Downtown should provide safe, exciting places for walking and pleasant places for sitting.
To invite exploration, mid-block walkways,courtyards, and interior malls should be
integrated with new and remodeled buildings, while preserving continuous building
faces on most blocks.Downtown streets should provide,adequate space for pedestrians.
There should be a nearly continuous tree canopy along sidewalks,and planters should
provide additional foliage and flowers near public gathering areas.
LU 4.12: Building Conservation and Compatibility
Architecturally and historically significant buildings should be preserved and restored.
New buildings should be compatible with architecturally and historically significant
buildings,but not necessarily the same style.
LU 4.13: New Buildings and Views
New downtown development-should respect views of the hills, framing rather than
obscuring them.
LU 4.15: Sense of Place
To keep the commercial core's sense of place and appeal for walking, it should remain
compact and be the City's most intensely developed area.
LU 4.16: Design Principles
The following principles should guide construction and changes of use within the
commercial core:
LU 4.16.1: Street Level Activities
The street level should be occupied by stores, restaurants, and other uses benefiting
from and contributing to pedestrian traffic, such as offices with frequent client visits.
Stores and restaurants may occupy upper levels. Offices not having frequent client visits
should be located above street level.
LU 4.16.2: Upper Floor Dwellings
Existing residential uses shall be preserved and new ones encouraged above the street
level.
LU 4.16.3: Continuous Storefront
There should be a continuous storefront along sidewalks, at the back of the sidewalk,
except for the Courthouse and City Hall blocks,plazas,recessed building entries,and
sidewalk cafes.
� _Z0
Attachmcnt 4
LU 4.16.4: Building Height
New buildings should fit within the existing vertical scale. They should respect streetlevel
views of the hills, allow sunlight to reach public open spaces, and defer to a few tall,
"landmark"buildings. Generally,new buildings should not exceed two or three stories
(about 35 to 50 feet). Where necessary to protect significant views, sunlight, and street
character, new buildings should be limited to two stories, or about 25 to 35 feet tall.A
few taller, landmark buildings(about five stories or 75 feet) may be developed where
they will not obstruct views or sunlight for public spaces.These taller buildings would
be more appropriate at mid-block than at corners, and their floors above the second or
third level should be set back to maintain a lower street facade. The tall buildings should
include publicly accessible, open viewing spaces at the upper levels.
LU 4.16.5: Building Width .
New buildings should maintain the historic pattern of storefront widths.
LU 4.16.6: Sidewalk Appeal
Street facades, particularly at the street level, should include windows, signs,and architectural
details which can be appreciated by people on the sidewalks.
LU 4.19: Implementing the Downtown Concept Plan
The City will consider including features of"A Conceptual Physical Plan for the City's Center,"
as appropriate, in its Zoning Regulations,architectural review guidelines,engineering
standards, and capital improvement program.
LU 5.2: Cultural Facilities
LU 5.2.1: Cooperation
The City should cooperate with other agencies and with community groups to help
provide facilities for a library, and for arts and sciences which meet broad community
cultural needs.
LU 5.5: Community Arts Support
The City will continue to support community arts programs through a variety of means,
such as loans,grants, and help in obtaining sites..
LU 5.6: Land Acquisition
The City will attempt to acquire land for cultural facilities or Mission Plaza extension as
sites become available.
LU 5.8: Public Art
The City will encourage inclusion of appropriate public art in all projects.
.HOUSING . ....____
ELEMENT
Goal 3.1 Housing Conservation. Conserve existing housing and prevent the loss
of safe housing and the displacement of current occupants.
3.2 Policies
Attachment 4
1.2.1 Encourage the rehabilitation, remodeling or relocation of sound or rehabitable
housing rather than demolition. Demolition of non-historic housing may be permitted
where conservation of existing housing would preclude the achievement of other housing
objectives or adopted City goals.
1.2.2 Discourage the removal or replacement of housing affordable to very-low, low and
moderate income households by higher-cost housing, and avoid permit approvals,
municipal actions or public projects that remove or adversely impact such housing unless
such actions are necessary to achieve General Plan objectives and: (1) it can be
demonstrated that rehabilitation of lower-cost units at risk of replacement is financially or
physically infeasible, or(2) an equivalent number of new units comparable or better in
affordability and amenities to those being replaced is provided, or (3) the project will
correct substandard, blighted or unsafe housing; and (4)replacement will not adversely
affect a designated historic resource.
1.2.3 Encourage seismic upgrades of older dwellings to reduce the risk of bodily harm
and the loss of housing in an earthquake.
3.2.4 Encourage the construction,.preservation, rehabilitation or expansion of residential
hotels, group homes, integrated community apartments, and single room occupancy
dwellings.
3.2.5 Preserve historic homes and other types of historic residential buildings,
historic districts and unique or landmark neighborhood features.
3.3 Programs
3.3.1 When the City finds affordable unit removal is necessary in connection with a
municipal project, it shall help displaced residents find affordable replacement housing
and assist with relocation costs.
3.3.2 When the City permits private development projects that displace affordable
housing;it will require the developer to assist displaced residents find affordable local
replacement housing. Such measures may include: first priority in purchasing or renting
new affordable dwellings to be developed onsite, assistance with relocation costs, or
otherfmancial measures.
3.3.3 Evaluate, and where necessary, revise building, zoning and fire code
requirements which discourage housing and encourage the conversion of
housing to other uses.
3.3.4 Using State or Federal grant funds such as Community Development Block
Grants, or other funding sources, the City will establish a housing
rehabilitation program offering low-cost loans or other rehabilitation
assistance to those who cannot afford or obtain conventional financing. The
purposes of the program shall be to remove unsafe, unsanitary or illegal
Attachment 4
conditions, maintain safe housing, and preserve neighborhoods.
3.3.6 Identify residential properties and districts eligible for local, State or Federal
listing and prepare guidelines and standards to help property owners repair,
rehabilitate and improve properties in a historically and architecturally
sensitive manner.
3.3.7 To encourage housing rehabilitation, amend the Affordable Housing
Standards to allow a reduced term of affordability for rehabilitated units, to
the extent allowed by State or Federal law, with a minimum term of three
years and in proportion to the level of City assistance.
3.3.8 Establish a monitoring and early warning system to track affordable housing
units at-risk of being converted to market rate housing.
4.2.4 In its discretionary actions, housing programs and activities, the City shall
affirmatively further fair housing and promote equal housing opportunities for
persons of all economic segments of the community.
5.2.2 Encourage mixed-use residential/commercial projects to include live-work
and work-live units where housing, offices or other commercial uses are
compatible.
4.2.3 Encourage the development of housing above ground-level retail stores and
offices to provide housing opportunities close to activity centers and to use
land efficiently.
6.2.2 New commercial developments in the Downtown Core (C-D Zone) shall
include housing, unless the City makes one of the following findings:
• Housing is likely,to jeopardize the health, safety or welfare of
residents or employees;
•• The property's shape, size, topography or other physical factor makes
dwellings infeasible.
6.3.2 Amend the Zoning Regulations to allow flexible parking regulations for
housing development, especially in the Downtown Core (C-D Zone),
including the possibility of reduced or no parking requirements where
appropriate guarantees limit occupancies to persons without motor vehicles or
who provide proof of reserved, off-site parking. .
6.3.3 Provide incentives to encourage additional housing in the Downtown Core (C-D
Zone), particularly in mixed-use developments. Incentives may include
flexible density,use, height, or parking provisions, fee reductions, and
streamlined development review and permit processing.
6.3.4 Amend the Parking Management program to promote housing in the
_,3
Attachment 4
Downtown Core (C-D Zone)by allowing flexible use of city parking facilities
by Downtown residents, where appropriate. Such use may include
requirements for parking use fees, use limitations and enforcement provisions.
6.3.4 Amend the Parking Management program to promote housing in the
Downtown Core (C-D Zone)by allowing flexible use of city parking facilities
by Downtown residents, where appropriate. Such use may include
requirements for parking use fees, use limitations and enforcement provisions.
6.3.12 Financially assist in the development of 90 new ownership or rental units
affordable to very-low, low- and moderate income households during the
planning period using State, Federal and local funding sources.
6.3.16 Assist in the production of long-term affordable housing by identifying vacant.
or underutilized City-owned property suitable for housing, and dedicate public
property, where feasible and appropriate; for such purposes.
7.2.6 Housing shall be sited to enhance safety along neighborhood streets and in
other public and semi-public areas.
7.2.7 The physical designs of neighborhoods and dwellings should promote walking
and bicycling, and should preserve open spaces and views.
8.2.1 Encourage housing development that meets a variety of special needs,
including large families, single parents, disabled persons, the elderly,
students, the homeless, or those seeking congregate care, group housing,
single-room occupancy or co-housing accommodations, utilizing universal
design.
9.2.3 Preserve the physical neighborhood qualities in the Downtown Planning Area
that contribute to sustainability. Some ways to do this include:
a) Maintain the overall scale, density and architectural character of older
neighborhoods surrounding the Downtown Core.
b)Encourage the maintenance and rehabilitation of historically designated
housing stock.
Goal 11.1 Suitability. Develop and retain housing on sites that are suitable for that
purpose.
11.2 Policies
11.2.1 Where property is equally suited for commercial or residential uses, give
preference to residential use. Changes in land use designation from
residential to non-residential should be discouraged.
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