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Home My WebLink About6/14/2018 Item 1, Rosales Tonikian, Victoria From:Charlene Rosales < Sent:Wednesday, June 13, 2018 5:51 PM To:Advisory Bodies Cc:Davidson, Doug; Bell, Kyle; Fowler, Xzandrea Subject: SLO Chamber of Commerce re. the Zoning Regulations Update Attachments:SLO Chamber of Commerce re. Zoning Regulations Update 6.13.18.pdf; SLO CHAMBER.HEIGHT FOR HOUSING V12 -insert.pdf; SLO CHAMBER.HEIGHT FOR HOUSING_V12.1.pdf PlanningCommissioners, ForyourmeetingsdatedJune13and14,wewouldliketoshareforyourconsiderationseveralrecommendationsfrom theSanLuisObispoChamberofCommerce. Inaddition,theworkofthe/ŷğƒĬĻƩ͸ƭHousingTaskForceandZoningTaskForcehasproducedaͻIĻźŭŷƷforIƚǒƭźƓŭͼ conceptwhichwearealsoprovidingforyourreview.WewelcometheopportunityinadvanceofyourJune27meeting tomeetwithanyofyouthatwouldliketodiscussthesematerialsandproposedideasfurther. ThankyouforyourworkonthisimportantupdatetotheCityofSanLuishĬźƭƦƚ͸ƭzoningregulations. /ŷğƩƌĻƓĻwƚƭğƌĻƭ DirectorofGovernmentalAffairs SanLuisObispoChamberofCommerce T:805.786.2770 slochamber.org|visitslo.com 1 June 13, 2018 Planning Commission City of San Luis Obispo 990 Palm St. San Luis Obispo, CA 93401 Subject: Zoning Regulations Update Dear Chair Fowler and Commissioners, extensive undertaking to update its zoning program is an essential opportunity to achieve consistency with the 2035 Land Use and Circulation Element (LUCE) and to make significant improvements to outdated policies which fully support our community modern needs, daily uses and the overall vision the city has for its future. We have long anticipated this process as a necessary assessment in order to bring our existing regulations up to date, a process that is important to our organization because zoning can help or hinder economic development, the creation of housing, how residents and visitors are effectively served and the enhancement of unique neighborhoods, districts or areas ripe for revitalization. There is also ample opportunity for a clearer, more user-friendly program and rezoning that will allow more opportunities for commercial, office and residential space. Through our Chamber volunteer task force work over the last 15 months, we have the following recommendations and comments for your consideration: Consolidate Uses Ļ ƭǒƦƦƚƩƷ ƦƩƚƦƚƭĻķĻķźƷƭ ƷŷğƷ Ǟźƌƌ ƦƩƚǝźķĻƒƚƩĻ ĭƌğƩźƷǤ źƓ ƷŷĻ ǩƚƓĻƭƭƚƭƷğŅŅͲ ğķǝźƭƚƩǤ ĬƚķǤ ƒĻƒĬĻƩƭ ğƓķ ĭƚƒƒǒƓźƷǤ ƒĻƒĬĻƩƭ ƷŷğƷ ğƩĻ ǞƚƩƉźƓŭ Ʒƚ ƷŷƚǒŭŷƷŅǒƌƌǤ ƦƌğƓ ƚǒƩ ĭƚƒƒǒƓźƷǤ ŷğǝĻ ĭƌĻğƩ ķźƩĻĭƷźƚƓ͵ The consolidation of office zones, uniting medical and dental uses and combining of like land uses and activities is a positive shift from the existing regulations The way residents, employers, employees and visitors work live and play has evolved and so should the zoning regulations that dictate how and where those activities can occur In order to provide for smaller neighborhoods that are a distance from larger commercial areas, we encourage a collection of allowable uses such as for food markets, urgent care offices, etc. We believe addressing the cannabis overlay zones as an effort separate from this comprehensive zoning update is a good choice Allow Flexibility for the Creation of More Housing 5ƚźƓŭ ƭƚ Ǟźƌƌ ŷĻƌƦ ğĭĭƚƒƦƌźƭŷ ƷŷĻ ŷƚǒƭźƓŭ ŭƚğƌƭ ƚǒƷƌźƓĻķ źƓ ƷŷĻ \[ /9Ͳ IƚǒƭźƓŭ 9ƌĻƒĻƓƷͲ ğƓķ 9ĭƚƓƚƒźĭ 5ĻǝĻƌƚƦƒĻƓƷ {ƷƩğƷĻŭźĭ tƌğƓ ğƓķ ƚƷŷĻƩ ĭƚƓĭĻƦƷǒğƌ ķƚĭǒƒĻƓƷƭ͵ Ensure that development standards provide for maxed density as allowed by the General Plan Allow more development standard flexibility and provide limitations when adjacent to R1 or R2 zones Enable more compact form with some strategic up-zoning in what are now R2 areas in the southwest part of town Envision a More Livable City and Vibrant Downtown ŷĻ ķƚǞƓƷƚǞƓ ŷğƭ Ʒƚ ŭƩƚǞ ĻĭƚƓƚƒźĭğƌƌǤ źƓ źƷƭ ƚŅŅĻƩźƓŭƭ źƓ ƚƩķĻƩ Ʒƚ ĭƚƓƷźƓǒĻ Ʒƚ ĬĻ ƩĻƌĻǝğƓƷ Ʒƚ źƷƭ ǝźƭźƷƚƩƭ ğƓķ ƩĻƭźķĻƓƷƭ͵ With the changing face of retail, we strongly encourage allowing more office uses on the ground floor level We would like to see an emphasis on the utilization of form based codes in downtown Consider extending the boundaries of the downtown district and applying downtown development standards up Monterey Street to Pepper and the same towards mid-Higuera down to Marsh Street Support our Height for Housing concept citywide and particularly in the downtown (see attachment), a concept which allows more certainty in the application and approval process by not changing - but rather utilizing - the cexisting codes and height regulations Provide for Greater Accessibility and Mobility ŷĻ ĭǒƩƩĻƓƷ ƦğƩƉźƓŭ ƩĻŭǒƌğƷźƚƓƭ ğƩĻƭǒźƷĻķ ŅƚƩ ƷƩğķźƷźƚƓğƌ ƦğƩƉźƓŭͲğƓķͲǞĻ ĭğƓƓƚƷ ƭƚĭźğƌĻƓŭźƓĻĻƩ ƦĻƚƦƌĻ ƚǒƷ ƚŅ ƷŷĻźƩ ĭğƩƭ Ώ ĭƚƓƭźķĻƩ ǞŷğƷ ƷŷĻ ƭǒƦƦƌǤ ƚŅ ƦğƩƉźƓŭ źƭ ğƭ ǞĻƌƌ ğƭ ƷŷĻ ƓĻĻķƭ ƚŅ ğƓ ğŭźƓŭ ƒƚƷƚƩźƭƷ ƦƚƦǒƌğƷźƚƓ ğƓķ ĻƒƦƌƚǤĻĻƭ ƷŷğƷ ğƩĻ ŅƚƩĭĻķ Ʒƚ ĭƚƒƒǒƷĻ͵ Take a proactive approach to residential parking management programs Downtown vitality is at risk when parking is eliminated, carefully consider the different impacts of parking reductions or removal on certain types of zoned areas and businesses Modernize the Review Process bĻǞ ķĻǝĻƌƚƦƒĻƓƷ ƭŷƚǒƌķƓ ğƭ źƓ ƒğƓǤ ĭğƭĻƭͲ Ʒŷźƭ źƭ ƓƚƷ ƷŷĻ ƷǤƦĻ ƚŅ Ĭǒźƌķ ƚǒƷ ƷŷğƷ ƷŷĻ \[ /9 ĻƓǝźƭźƚƓƭ Ώ ƩğƷŷĻƩͲ ƓĻǞ ķĻǝĻƌƚƦƒĻƓƷ ƚƩ ƓĻǞ ƦƩƚƦƚƭĻķ ǒƭĻƭ ƭŷƚǒƌķ ĬĻ ĭƚƒƦğƷźĬƌĻ ǞźƷŷ ĻǣźƭƷźƓŭ ƭƷƩǒĭƷǒƩĻƭ ǤĻƷ ĭƚƓƭźƭƷĻƓƷ ǞźƷŷ ƷŷĻ ǝźƭźƚƓ ğķƚƦƷĻķ źƓ ƷŷĻ \[ /9 ğƓķ ƒğƓǤ ƚƷŷĻƩ ķƚĭǒƒĻƓƷƭ ƭǒĭŷ ğƭ ƷŷĻ IƚǒƭźƓŭ 9ƌĻƒĻƓƷ ğƓķ 5ƚǞƓƷƚǞƓ /ƚƓĭĻƦƷ tƌğƓ Ώ ƷŷĻƩĻŅƚƩĻͲ ǞĻ ĬĻƌźĻǝĻ ƷŷĻƩĻ źƭ ŭƩĻğƷ ǝğƌǒĻ źƓ ƷŷĻ ƚƦƷźƚƓ ƚŅ ķźƩĻĭƷƚƩ ğƦƦƩƚǝğƌ͵ We support the proposed refinements to the city advisory body process for greater efficiency and certainty in the approval or denial process The review threshold can be further lowered through the use of a checklist process over the counter The creation of a formalized pre-application process will set expectations for the applicant and staff, identify nonconformity and provide less waste in time and resources Our Chamber supports many of the aspirational goals contained in the LUCE which were developed with extensive community input. In short, its now time to implement those goals. We very much aover the last several years as we have looked forward to participating in the update process and the last 15 months with our task force that has been taking a deep dive into the white papers, Commission meetings, roundtables and community forums. We thank you for considering our comments and recommendations. Sincerely, Charlene Rosales Director of Governmental Affairs SUMMARY OF CURRENT CITY POLICIES GENERAL PLAN—LAND USE POLICIES 4.2. Downtown Residential - Downtown is not only a commercial district, but also a neighborhood. 4.2.1. Existing and New Dwellings A. Existing residential uses within and around the commercial core should be protected, and new ones should be developed. B. Dwellings should be provided for a variety of households. D. All new, large commercial projects should include residential uses. 4.19. 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. 4.20.2. Upper Floor Dwellings - Existing residential uses shall be preserved and new ones encouraged above the street level. This new housing will include a range of options and affordability levels. 4.20.4. Building Height New buildings shall fit within the context and scale of existing development, shall respect views from, or sunlight to, publicly-owned gathering places such as Mission Plaza, and should be stepped back above the second or third level to maintain a street façade that is consistent with the historic pattern of development. Generally, new buildings should not exceed 50 feet in height. Tall buildings (50-75 feet) shall be designed to achieve multiple policy objectives, including design amenities, housing and retail land uses, such as: A. Publicly accessible, open viewing spaces at the upper levels B. Housing affordability in excess of the Inclusionary Housing Requirement C. Energy efficiency beyond State mandated requirements D. Adaptive reuse of a historical resource in a manner consistent with the Secretary of the Interior’s Standards for Rehabilitation E. High residential density (e.g. above 24 units per acre) achieved by a concentration of smaller dwellingunits F. Street level features such as a public plaza, public seating and/or public art G. Provide midblock or other significant pedestrian connections H. Increased retail floor area, including multi-story retail I. Directly implements specific and identifiable City objectives, as set forth in the General Plan, the Conceptual Plan for the City’s Center, the Downtown Strategic Plan and other key policy documents J. Receiving Transfer of Development Credits for open space protection or historic preservation K. Proximity of housing to convenient transit connections 4.28. Allowing Efficiency Units and Variable Density in Downtown - The city shall modify zoning regulations to allow efficiency units and variable density in the Downtown Core. ZONING - DOWNTOWN DISTRICT C. Maximum height: Fifty feet. Additional building height up to seventy-five feet may be approved as provided under subsections (C)(1), (2), (3) and (4) of this section. 1. Performance Standards for Buildings Taller Than Fifty Feet (All Required). The project must include housing at a minimum residential density unit value of twenty-four units per acre. The average floor area of dwellings within the project shall be one thousand two hundred square feet or less. (Group housing projects must show that the proposed building meets or exceeds the population density that would otherwise be achieved by this standard.) 2. The architectural review commission (ARC) may approve building height up to sixty feet if the ARC determines that the project includes at least two objectives from subsection (C)(3) of this section, with no two being from the same lettered subsection. The planning commission may approve a use permit allowing maximum building height of seventy-five feet upon determining that at least two of the following policy objectives (with no two being from the same lettered subsection) are met, and at least one affordable and workforce housing objective must be chosen. 3. Policy Objectives Affordable and Workforce Housing - The project provides affordable housing, per city standards, at the rate of five percent for low-income households, or ten percent for moderate-income households, as a percentage of the total number of housing units built (no in-lieu fee option). ii. The project qualifies for, and utilizes, a density bonus per the city’s affordable housing incentives (Chapter 17.90). iii. The project includes residential density greater than or equal to thirty-six units per acre and the average floor area of units is one thousand square feet or less. (Group housing projects must show that the proposed building meets or exceeds the population density that would otherwise be achieved by this objective.) 4. Application Requirements Planning applications submitted for new buildings over fifty feet tall shall include the following additional items to assist the city in the analysis and decision-making process: a. Viewshed analysis b. Solar shading analysis c. Parking demand management - trip reduction programs d. Three-dimensional digital model e. Solid waste management plan e. Solid waste management plan f. Green Building Plan g. Emergency services access plan h. Public safety plan i. Utilities infrastructure analysis j. Building code analysis THREE STORY BUILDING 75’ HEIGHT ALLOWED BY CITY COUNCIL Setback per WITH ADDITIONAL PERFORMANCE STANDARDS Downtown Design In exchange for 60’ HEIGHT ALLOWED BY PLANNING COMMISSION Guidelines minimum housing WITH PERFORMANCE STANDARDS standards as listed below, a building height of 50 feet will be allowed by-right in the 11’ ROOF downtown core. 9’ CEILING All other City requirements and regulations will remain in effect. 50’ HEIGHT BY RIGHT 13’ FLOOR • small residenital 10’ CEILING units maximum floor area of 600 SF • 20% of small residential units must RESIDENTIAL be provided above and beyond the required inclusionary code. • Must be sold as owner occupied • Must be sold to SLO County residents OFFICE • All small units shall pay reduced fees (i.e. a 600 SF unit would pay half the fees of a 1,200 SF 20’ FLOOR unit.) 16’ CEILING 14’ WINDOW W/ TRANSOMS 10’ AWNING RETAIL Modern buildings require larger interstitial Tall windows at the street level are traditional in the spaces between the ceiling and floors than historic core. The lower portion allows for the clear our historical buildings did; larger structural viewing of the merchandise while the upper transoms members, water, sewer, communications, allow for natural ventilation. The tall windows also fire suppression and especially mechanical allow for natural light to penetrate deeper into a building. systems are housed in these spaces. Ventilation and natural light are key elements making buildings more inviting and user friendly. - x To keep Downtown’s sense of place and appeal for walking, it should remain compact and be the City’s most intensely developed area. Achieves desirable design amenities not available outside of downtown, and creates higher building density, by placing compact urban form where it belongs- in the downtown core.New structures can complement existing historical buildings with higher first floor ceiling heights allowing for expansive and light filled retail areas.Encourages innovative and synergistic uses for non-ground floor spaces, such as viewing decks, providing enhanced viewing areas of the surrounding open space.Provides additional housing options in the downtown core, encouraging multi model transportation options and fewer vehicle trips.Establishes, enhances, and upgrades public spaces.Taller buildings allow higher building density, providing additional diversified housing options within the City’s core, reducing the need for sprawl.Innovative mixed use design that provides for housing in the downtown area calls for compact urban form with taller buildings that can accommodate these uses.Compact development in the downtown core adds to the sense of place while reducing traffic and vehicle congestion that comes from urban sprawl.Taller buildings provide the best and highest use of limited space within the downtown core, providing for a vital and economically vibrant downtown.Multi use possibilities such as dining, entertainment, commercial, shopping, civic, professional, and residential are enhanced with taller buildings creating a more diverse and adaptable economic infrastructure.Mixed use in the downtown creates a more vibrant, livable downtown neighborhoodCompact development can be more efficient with regard to natural resources and existing infrastructure.Increased residential density and taller structures (particularly mixed-use projects) in the downtown reduce traffic and vehicle congestion and therefore reduce greenhouse gas emissions and support more efficient public transportation and ridesharing modalities.See LUE Policy 10.4: “The City shall encourage projects which provide for and enhance active and environmentally sustainable modes of transportation, such as pedestrian movement, bicycle access, and transit services.”Carefully considered taller buildings ensure that downtown continues to evolve while remaining the community’s urban center serving as the cultural, social, entertainment, and political center of the city. BENEFITS OF HEIGHT FOR HOUSING Achieves General Plan and Housing Element Objectives••••••Discourages Sprawl•••Foster Economic Vitality•••Creates a Sustainable City•••Thoughtful Evolution• OFFICERETAIL RESIDENTIAL UNITRESIDENTIAL UNIT AFFORDABLE BY DESIGN INCLUSIONARY HOUSING STANDARD RESIDENTIAL UNIT RESIDENTIALOFFICE RESIDENTIALRETAIL 12’ FLOOR 10’ CEILING 10’ CEILING 12’ FLOOR 10’ CEILING 12’ ROOF 14’ FLOOR12’ CEILING 50’ TOTAL W/ PARAPET 10’ WINDOW W/ TRANSOMS FOUR STORY BUILDING - Create new residential units at various price points for various income levelsMaximize areas ideally suited to accommodate combinations of commercial, professional and residential spacesCraft public-private partnerships that will leverage resources and benefit the community’s social fabricAccess funding opportunities that are available through local nonprofits such as Peoples’ Self-Help Housing, the Housing Authority of the City of SLO and the SLO County Housing Trust Fund Provide more housing options to relieve pressures on the buyer / rental market and our city’s transportation infrastructureMeet the city’s objectives as defined in its Climate Action Plan and 2015-7 Major City Goals50’ Building Height by Right in exchange for:600 SF max unit size (affordable by size)In addition to required affordable housing, 20% of units in project must be no greater than 600 SFMust be sold as owner occupiedMust be sold to SLO County residentsSmall units will receive a proportionate reduction in City development fees based on sizeDiscretionary review would apply to all other aspects of project review except for building height.Would apply to Downtown District onlyThe project goes to the necessary advisory bodies having already been approved for a proposed height More certainty for those proposing to make a long term investment in San Luis ObispoDecreased delays in seeing projects to the finish lineLess use of city resources due to longer processing timesMore housing PURPOSE AND VISION The purpose of the Chamber’s analysis on current height regulations within the City of San Luis Obispo’s General Plan was to define what conditions exist to support the creation of more compact housing in both the urban and outer areas of the city. While, taller buildings are tyically located within the city’s downtown core, it should be recognized that with the inclusion of housing, other areas of the city can be suitable for greater density and height than currently exists. The group’s work focused on taking a deep dive into the city’s General Plan, the recently adopted Land Use and Circulation Element, the 2014-19 Housing Element and the existing Downtown Concept Plan which is currently undergoing its own update. The group also researched best practices with professionals in other communities, engaged developers and planners to learn “real life” experiences about their efforts under existing regulations to create housing in San Luis Obispo and identified policy objectives that are clearly outlined in existing regulations that, if met, ultimately create opportunities to develop housing that answers to the overall community sentiment that more is needed. While a height limit of 50’ for new buildings is defined, there are allowances that can be met and utilized in order to:•••••• Through this work, the Housing Task Force subgroup was inspired to take an illustration created in 2007 by a previous Chamber task force and update it. This graphic demonstrates what height limits exist that financially impact the viability of any given project. In addition, in recent years, proposed projects have been stalled or scrapped due to advisory bodies taking action outside of their purview, making project certainty precariously uncertain and ultimately resulting in the city not meeting its numerous stated objectives year after year (as described above). This “height for housing” tool is intended to clearly outline what our city’s current regulations allow in order to maximize housing development opportunities – which some voices in the community will say is not allowed – but actually is. It’s also a means to demonstrate how, if approached smartly and perhaps innovatively – we can meet many communitywide goals. The Chamber recommends the following:Chamber Staff and Volunteers advocate for a change to existing zoning regulations during City Downtown Concept Plan Update and forthcoming Zoning Code Update (Q1 2017).•••••••••Should this initial criteria be met at an administrative use permit level:• This will result in the following:•••• With an affordable and workforce housing crisis in San Luis Obispo, we must find ways to approve quality housing projects (affordable to our employees that meet our General Plan objectives) in a timeframe that minimize risk to home builders. This height policy will simply facilitate the plan we already have in place and address a well-known barrier to the construction of the housing we need. The public will still have ample ability to comment on projects and the advisory bodies will be able to more directly focus on project review within their purview as developers are bringing projects forward. SLO CHAMBER OF COMMERCE HOUSING TASK FORCE HEIGHT FOR HOUSING THE ANDERSON HOTEL955 MONTEREY STREET65- 90 HIGHMASONIC TEMPLE859 MARSH STREET55 HIGHTHE MIX1308 MONTEREY STREET46 HIGHJP ANDREWS BUILDING998 MONTEREY STREET40 HIGHANDREWS HOTELMONTEREY & OSOS50 - 80 HIGH IN DOWNTOWN SAN LUIS OBISPO THE PACBELL BUILDING872 MORRO STREET54- 81 HIGHTHE WINEMAN HOTEL849 HIGUERA STREET40 HIGHCITY OFFICES AND PARKING GARAGE919 PALM STREET54- 77 HIGHCOUNTY GOVERNMENT CENTER1055 MONTEREY STREET65 HIGHHOTEL RAMONAESSEX & MARSH50 HIGH PAST AND PRESENT EXAMPLES OF TALLER BUILDINGS