HomeMy WebLinkAbout6/14/2018 Item 1, White
Tonikian, Victoria
From:Stacey White <
Sent:Wednesday, June 13, 2018 8:24 PM
To:Advisory Bodies
Cc:Davidson, Doug; Bell, Kyle; Fowler, Xzandrea;
Subject:Zoning Ordinance
Attachments:180613 SLO Zoning Ordinance.pdf
Thank you for the opportunity to comment on the proposed Zoning Ordinance amendments. Please find the
attached letter for your use.
Thank you for your continued efforts, your work is very much appreciated.
Stacey White, AIA, LEED AP BD+C and O+M | mode
p: 805 762 4030 | f: 805 617 1740
www.modeassociates.com
1
June 13, 2018
Planning Commission
c/o of Dave Davidson
Re: Zoning Ordinance Update
Good evening,
As the primary tool to implement the Land Use and Circulation Element (LUCE) update
completed in 2014, the revised Zoning Ordinance is a critically important document for the
future livability, economic vitality, and inclusivity of our community. Decisions made now will
have radical impacts for years and decades to come.
I would like to applaud staff (and their consultants) efforts in the following areas:
Re-organization: Re-organizing the document to provide greater accessibility to both the
regular users of the document (architects, engineers, developers) and to those that may be
using it for the first and only time.
Simplification: Both simplifying and improving efficiency of the development review process.
The current process is nebulous to many and its lack of predictable outcomes have provided
a significant deterrent to creative thinking, new ideas, and a diversity of thought in potential
development models. Providing the three-tier approach with consistent adherence to its
implementation is a welcome change to the current condition
Climate Action: By increasing density in our compact core to allow for more housing,
encouraging diversity of uses within the surrounding neighborhoods to provide complete
communities, and continued investment in bike pathways, the City is making the badly
needed changes to address localized and regional greenhouse gas reduction targets.
Parking: This particular issue deserves specific commendation for the staff’s efforts to improve
flexibility and to better reflect current market conditions.I specifically appreciate allowing
development teams to integrate project specific needs (and parking reductions) based on
parking studies that include both use and geographic location, and allowing for the
unbundling of parking from use. Market conditions are moving steadily away from single
occupant / owner vehicles to preferred modes around carshare, biking and mass transit.
Proposed changes provide an incremental step toward; aligning the Zoning Ordinance with
contemporary realities.
Mobility:The City’s commitment is clear to a modal shift. The modification to include
commuter showers in mid to large scale commercial office and retail is an important
i
incentive to commuting.
Accolades aside, given the document’s critical importance in the long-term vision for our
community there are specific areas of improvement necessary to achieve the goals stated in
the staff report, including achieving the City’s Climate Action Reduction Goals and Aggressive
ii
Modal Split targets. I offer the following suggestions, that in many cases offer a yes, and…
893 Marsh St., #16151
San Luis Obispo, CA 93401
p | 805 762 4030
www.modeassociates.com
theme. The current recommended changes are a good start, but more should and could be
done:
Simplification:
o Further simplification and consolidation of advisory bodies with further clarity and
enforcement of their review purview.
o Increased number of project types and scopes that once determined to be fully
compliant with all codified requirements that can be approved at the staff level.
Climate Action:
o The primary tool the City has to achieve necessary GHG reductions is to address our jobs
/ housing imbalance. Wherever possible, look for possibilities to increase housing units (of
all types) in major employment areas (along Foothill, downtown, lower Higuera, and
Broad). Look for opportunities to extend development standards that allow for mixed
use, increased heights, and smaller units in these areas, similar to the Upper Monterey Re-
zoning.
o Embed opportunities to couple these developments with access to dependable and
frequent transit, and continuous dedicated bikeways to employment hubs and around
town. Quick implementation of these continuous networks will be necessary if any real
shifts are to occur.
o Consider providing incentives for Zero Net Carbon strategies. The California Energy
Code with its regular triannual updates is slated to require Zero Net Energy by 2020
(residential) and 2030 (commercial), as well as requiring aggressive charging
infrastructure. By addressing carbon (instead of energy) the ordinance will avoid
creating confusing and/or redundant language.
Parking:
Wherever possible look for opportunities to embed flexibility regarding any and all minimum
parking standards. With appropriate investment in alternatives to the individual car (bike,
transit, shared cars, etc.) demand for parking by single owned vehicles is predicted to
iii
The current update begins to address this, but places the onus on
precipitately decline.
the individual to demonstrate this with a supplemental study to prove it. Consider specifically
identifying some areas of particular importance where all prescriptive minimums are waived.
Mobility:
The missing ingredient in the mobility pie is adequate and safe bikeways. Current conditions
create unsafe conditions for even the most seasoned bikers. Those commuting with children
or with a cross commute provide regular disincentives to mode shift. By reapportioning
space to multiple modes, we will be able to better address the needs of all types of mobility
(car, bike, pedestrian). While the Zoning Ordinance is more likely to address on-site
requirements, it should always be remembered that the linkages between projects Is
critically important to those projects making an impact.
www.modeassociates.com
Lastly, thank you again for your efforts to improve this important document. It has been a
lengthy and highly detailed undertaking, and the willingness of the City to take this on is
appreciated.
Sincerely,
Stacey White, AIA, LEED AP BD+C and O+M
Cc:
Kyle Bell: kbell@slocity.org
Doug Davidson: ddavidson@slocity.org
Xzandrea Folwer: xfowler@slocity.org
Dave Juhnke: djuhnke@sjmslaw.com
Jim Dunning: jdunning@calpoly.edu
Charlene Rosales: charlene@slochamber.org
i
https://www.citylab.com/transportation/2012/07/hidden-factor-bike-commuting-showers/2650/
ii
https://www.slocity.org/Home/ShowDocument?id=19867
iii
http://www.businessinsider.com/r-shared-self-driving-cars-could-slash-demand-for-us-sedans-study-2017-11
www.modeassociates.com