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Home My WebLink About7/25/2018 Item 1, Cooper (2) Goodwin, Heather From:Allan Cooper <saveourdowntownslo@gmail.com> Sent:Tuesday, July To:Davidson, Doug; Cohen, Rachel; Advisory Bodies Subject:790 Foothill Boulevard Dear Doug and Rachel - Would you kindly forward this letter to the Planning Commission prior to their Wednesday, July 25, 2018 meeting? Thanks! To: SLO Planning Commission Re: 790 Foothill Blvd. From: Allan Cooper, San Luis Obispo Date: July 24, 2018 Honorable Chair Fowler and Commissioners - There are many compelling reasons why you should continue this project with direction. Your staff report states that this “…project is categorically exempt under Class 32, In-Fill Development Projects, Section 15332 of the CEQA Guidelines.” Staff further states that “…analysis of the project shows that it is consistent with the City’s General Plan and Zoning Code. There are two false statements here. The City’s Circulation Element states “…blocking of views along scenic roadways should be considered a significant environmental impact.” Foothill Boulevard along its entire length is designated “Medium Scenic Value” (you may find below a number of relevant passages which I excerpted out of SLO’s Land Use and Circulation Elements). Staff continues to state that “…policy and regulatory structure favor the production of housing by enabling concessions for height and coverage which will be reviewed by Council. The project’s central location, strong protections afforded by State law for housing projects…is consistent with City policies and Regulations.” There are two more false statements here. First, as has been mentioned already, this project is not consistent with City policies and regulations. Second, this project is not afforded strong protections by State law. Why? Because Section 65589.5 (d) of the Government Code states the following: “A local agency shall not disapprove a housing development project (for low-income households)…unless it makes written findings, based upon substantial evidence in the record, as to one of the following:” “(5) The development project is inconsistent with both the jurisdiction’s zoning ordinance and general plan land use designation as specified in any element of the general plan…” It is not clear why the City’s online Zoning Map shows the project site located in a C-C-SF zone (Community Commercial with a Special Focus Overlay) when the General Plan defines the Foothill Special Focus Area to be limited to “…land on both sides of Foothill Boulevard between Chorro and Santa Rosa…” 1 The following statement by staff is false: “The proposed project is located in the Foothill Boulevard/Santa Rosa Special Planning Area…which includes property on both sides of Foothill Boulevard approximately between Broad Street and Santa Rosa Street…” The word “approximately” does not show up in the General Plan. The General Plan further states that “at the affected property owners’ request, the boundary of this area on the north side of Foothill may be extended to include one or more of the existing commercial properties west of Chorro Street.” But there are no findings included in your staff report justifying this extension nor is there an explanation describing who within the City was empowered to make this unilateral decision (shouldn't this decision have been made by the Council?). Finally, 8.2.1 of the SLO General Plan states that “building height adjustments in this (Special Focus) area can also be considered with mixed use development.” There is no statement here that building height adjustments shall be considered. 8.2.1 of the General Plan continues to state that “redevelopment plans shall include consideration of improving the existing complex intersections of Foothill/Chorro/Broad…”. On page 3-24 the SLO Circulation Element states “Redevelopment of University Square (which has been completed) shall incorporate a detailed circulation, safety & access management analysis for the intersections of Boysen & Santa Rosa (Potential Grade Separated Crossing/Restriction) Foothill & Chorro, and Foothill & Broad as well as driveway access points along adjacent roadways; and recommend improvements, if any.” The Transportation Impact Study included in your staff report has only one recommendation for improving this existing complex intersection: “The Annual Traffic Safety Report recommends the installation of flashing yellow arrows if the collision pattern persists.” This is hardly a “detailed circulation, safety & access management analysis”! Thank you for your time and consideration. ______________________________________________ Section 65589.5 (d) of the Government Code states the following: “A local agency shall not disapprove a housing development project (for low-income households)…unless it makes written findings, based upon substantial evidence in the record, as to one of the following:” “(5) The development project is inconsistent with both the jurisdiction’s zoning ordinance and general plan land use designation as specified in any element of the general plan as it existed on the date the application was deemed complete, and the jurisdiction has adopted a revised housing element in accordance with Section 65588 that is in substantial compliance with this article.” 15.1 Policies in the SLO Circulation Element: “B. Development projects should not wall off scenic roadways and block views. C. As part of the city's environmental review process, blocking of views along scenic roadways should be considered a significant environmental impact.” Foothill Boulevard between the westernmost City limits to one block past Crandall touching the easternmost City limits has “Medium Scenic Value”. 8.2.1. Foothill Boulevard / Santa Rosa Area This area, which includes land on both sides of Foothill Boulevard between Chorro and Santa Rosa, is currently developed as commercial centers that include highway and neighborhood serving commercial uses. At the affected property owners’ request, the boundary of this area on the north side of Foothill may be extended to include one or more of the existing commercial properties west of Chorro Street. The City shall work with property owners / developers to redevelop the area as mixed use (either horizontal or vertical mixed use) to include a mix of uses as described under the Neighborhood Commercial, Community Commercial and Medium High to High Density Residential designations. The non-residential component of the project should include elements that serve the nearby neighborhoods. Examples include: 2  specialty stores and services  food service  entertainment, and  recreational facilities (except that movie theaters, nightclubs, bars/taverns and restaurants serving alcohol after 11 pm shall be prohibited) As part of this project, the City will evaluate adjustments to parking requirements to account for predominant pedestrian and bike access. Building height adjustments in this area can also be considered with mixed use development. Redevelopment plans shall include consideration of improving the existing complex intersections of Foothill/Chorro/Broad, the desirability of modifying Boysen at and through the property on the northeast corner of the area, and enhancement of pedestrian, bicycle and transit connections across Foothill and Santa Rosa/Highway 1 and to the campus. Among other possible incentives, building height adjustments on the North side of Foothill may be considered with mixed use development." Allan Cooper, Secretary - Save Our Downtown, San Luis Obispo, CA Website: www.SaveOurDowntownSLO.com 3