DEVELOPMENT TRENDS WORK SESSION

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• DEVELOPMENT TRENDS WORK SESSION
• Planning Commission April 7, 2008

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Work Session Objectives

• Present Clarify Information on Development
  Trends
• Consider Trends Implications
• Identify Policy Choices Consequences
• Identify Critical Questions to Engage the
  Community

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(No Transcript)
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Worksession Overview

• Staff Presentation
• Planning Commission Discussion
• Public Comment
• Summary and Next Steps Community Workshops

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Presentation and Discussion Framework
Plan Santa Barbara Discussion Framework Working
Draft Development Trends Planning Commission Work
Session April 7, 2008
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Living Within Our Resources

• Charter Section 1507, 1982
• Land development shall not exceed the Citys
  public services and physical and natural
  resources. All land use policies shall provide
  balance of residential and commercial development
  which effectively utilize, not exhaust, resources
• Charter Section 1508 ( Measure E) Land Use
  Element Amendment, 1989 1990
• Established a 3 million sf growth cap for 1990 to
  2010 and required resource findings
• COUNCIL GOAL 2005
• Live within resources by balancing development
  with available resources and promoting
  sustainable, pedestrian scale, transit-oriented
  development
• COMMUNITY DISCUSSION 2007
• Balance growth and development within the context
  of living within our resources
• Preserve our quality of life in balance with
  other community values and priorities
• Next 20 Years?

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Living Within Our Resources

• POLICY PROGRAMS
• Measure E / Development Plan Ordinance
• Mixed Use Zoning Package
• Variable density in commercial zones
• Transfer of Existing Development Rights
• Circulation Element
• Historic Preservation Work Program
• Downtown Waterfront Vision Report

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Living Within Our Resources (Cont.)

• Results/Trends
• Built less than 3 million sf 807,000 not
  allocated, 600,000 pending and approved
• Demolished 500,000 sf that not replaced with
  non-residential
• Minor additions of 260,141 sf
• Lost some small business, gained some chain
  stores
• Revitalization of older commercial buildings
  and vacant sites
• Condos larger than early 1990s
• Since 2000 larger, taller mixed use buildings

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Living Within Our Resources (Cont.)

• Results/Trends
• 85 new mixed use projects (since 1990)
• Downtown, Upper State, Milpas area
• Commercial being replaced with residential
• Applications include 770 net new units / 454
  pending
• 45 of projects include modifications
• 46 of projects involve condominiums
• 55 of projects 3-4 stories
• 3-4 story projects heights range 36 52
• Units typically range from 1,500 to 2,500 sf

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New Mixed Use Projects
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317 N MilpasCommercial Sq. Ft. - 2,667 Units
- 2 Stories - 2
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3791 StateCommercial Sq. Ft. - 4,477 Units -
6Stories - 3
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1227 De La VinaCommercial Sq. Ft. - 3,000Units
- 3Stories - 3
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1332 AnacapaCommercial Sq. ft. - 19,245Units -
7Stories - 3
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328 ChapalaCommercial Sq. Ft. - 12,982
Units - 17Stories - 3
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401 Chapala Commercial Sq. Ft. - 8,959Units -
46 Stories - 4
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Build Out Analysis in Commercial Zones

• Mixed Use Trend
• Prior Assumptions to Preserve Housing
• Estimated Range 5,865 6,267
• Historical Rate 100 units built per year
• No Land Use Zone Changes or New Standards

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Living Within Our Resources (cont.)

• Considerations Adjustments
• Extend Measure E and divide into categories
• 3 million sf.
• 1.4 million 600,000 sf. small additions
• Remaining 1.4 million sf.
• Less than remaining 1.4 million sf.
• New Mixed Use Standards
• Limit unit sizes
• Setbacks
• Open space
• Urban Design Guidelines
• Update Zoning Ordinance / Form based codes and
  area studies
• Commercial Overlay Zone to preserve commercial
• Others

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How Much?
Plan Santa Barbara Discussion Framework Working
Draft Development Trends Planning Commission Work
Session April 7, 2008

• Residential

Non-Residential
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Community Character

• COUNCIL GOAL
• Maintain the unique character and desirability of
  Santa Barbara as a place to live, work and visit
• Community Discussion
• Preserve our historic character
• Retain small-town intimate feel
• Appropriate size and scale
• Walkable town
• Increase urban landscaping, open space
• Maintain scenic views

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Community Character (cont.)

• Policies/Programs
• Historic preservation work
• Urban Design Guidelines, ABR and HLC Guidelines
• Chapala Street Design Guidelines
• Neighborhood Preservation Ordinance
• Pedestrian Master Plan
• Outdoor Lighting Design Guidelines
• Upper State Street Study
• Art in Public Places and Cultural Arts District
• Farmers Markets/Concerts/Events/Festivals

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Community Character (cont.)

• RESULTS/TRENDS
• Completion of the State Street sidewalks and
  landscaping
• Revitalization of aging buildings
• Improved accessibility to pedestrians with paseo
  designs
• Increase in number of buildings constructed in
  the Spanish Revival style
• Increased pedestrian activity in the Downtown

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Community Character (cont.)

• RESULTS/TRENDS
• Increase in the number of tall buildings
• Larger mixed-use buildings Downtown vs smaller
  development
• Less landscape and open space provided with
  bigger buildings in the Downtown
• Loss of some mountain views
• Affordable housing projects have been well
  designed and are model buildings

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Community Character (cont.)

• Considerations Adjustments
• Establish landscape requirements between sidewalk
  building
• Control unit size of housing in mixed-used and
  multi-family projects
• Reconsider building setback standards in
  commercial areas
• Require more public usable open space with larger
  projects
• Consider changes in building height limits
• Create new architectural design standards for
  larger buildings
• Conduct area/ corridor special studies and
  improvement programs (i.e., Upper State Street,
  Haley/Milpas)
• Increase historic preservation efforts and
  programs
• Increase incentives for corner stores in
  neighborhoods
• Others

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Transportation

• COUNCIL GOAL
• Provide safe and convenient transportation
  through improved transit, circulation and
  parking.
• Community Discussion
• Avoid traffic congestion
• Increase availability and attractiveness of
  walking, biking, and transit
• Maintain adequate parking

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Transportation (cont.)

• Policies/Programs
• Measure E traffic findings
• Circulation Element
• Bicycle Master Plan
• Pedestrian Master Plan
• Crosstown freeway completed
• 3 interchanges improved (Garden, La Cumbre,
  Milpas)
• 5 miles of sidewalk constructed
• Number of bike lanes doubled to 26 miles
• MTD transit service increased
• Neighborhood Traffic Management (NTMP)

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Transportation (cont.)

• Policies/Programs
• Regional Congestion Management Plan and 101 in
  Motion Study
• Measure D Funding
• Parking requirements in Downtown reduced free
  parking times
• Parking policies to limit traffic congestion are
  unimplemented
• Residential parking permit program
• On-TRAC a plan of Transit/Rail Action for
  Commuters

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Transportation (cont.)

• RESULTS/TRENDS
• Use of alternative modes increasing
• 7 City Fwy Interchanges at or nearing capacity at
  one or both peak hours
• Traffic impacts at Fwy Interchanges related to
  shift in workforce home location

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Impacted Intersections
Congestion freeway access
US Hwy 101
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Transportation (cont.)

• RESULTS/TRENDS
• Use of alternative modes increasing
• 7 City Fwy Interchanges at or nearing capacity at
  one or both peak hours
• Traffic impacts at Fwy Interchanges related to
  shift in workforce home location
• Upper State Street congestion directly related to
  freeway peak demand
• Granada Garage Parking complete
• Downtown parking standards have helped meter
  traffic congestion and encouraged alternative
  modes
• Public perceptions of peak parking demand
  increases in some locations
• Gasoline prices increasing

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Transportation (cont.)

• Considerations Adjustments
• Continue to limit non-residential growth and
  traffic findings
• Provide workforce housing and other compatible
  uses along transit corridors
• Consider incentives for development of granny
  units in certain residential areas adjacent to
  transportation corridors
• Create a Parking Master Plan
• Promote physical health of a community via
  alternative transportation options
• Consider the lack of oil supply (gas cost
  increases) in future transportation
  infrastructure decisions
• Others

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Housing

• 2005 COUNCIL GOAL
• Ensure affordable housing opportunities for all
  economic levels in the community, while
  protecting the character of established
  neighborhoods
• Community Discussion
• Maintain a wide range of housing options for an
  economically and socially diverse population
• Create new and innovative housing approaches
• Retain workforce and cultural diversity

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Housing (cont.)

• POLICIES/PROGRAMS
• Measure E
• Housing Element Circulation Element
• Neighborhood Preservation Ordinance
• Housing Action Task Force (IHO, R-2, SHO, TDAO)
• Variable Density Standards In Comm. Zones
• SRO Regulations

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Housing (cont.)

• RESULTS/TRENDS
• Average approx. 100 units/yr - 1660 units built
  since 1990
• 698 affordable units constructed
• 40/60 split of owner/renter constant
• Inclusionary and middle income restricted units
  constructed
• 304 SFRs built in SF zones / 859 MF units built
  in MF zones
• 514 units built in NR zones
• 770 units part of mixed use (251 built, 519 pend.
  app.)
• 59 of all pending units part of mixed use
• Homeless Shelter on Cacique
• Average Median Sale Price greatly increased
• Larger residential condos
• 82 of all applications 5 net new units or less

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Residential Activity by Zone DistrictNet New
Units 1990 - 2007
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Units in Mixed Use Projects
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Housing (cont.)

• Considerations Adjustments
• Changes to Inclusionary Housing Ordinance
• Amend the Condominium Conversion Ordinance to
  pace conversions and be consistent with TDAO
• Require housing mitigation fees for a variety of
  developments
• Provide incentives for affordable and rental
  housing consider a rental housing overlay zone
• Streamline affordable housing projects
• Amend variable density ordinance i.e. maximum
  unit size
• Consider incentives for granny units in areas
  adjacent to transportation corridors
• Establish multi-family design guidelines
• Pursue regional coordination
• Others

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Environment and Sustainability

• COUNCIL GOAL
• Develop explicit environmentally sustainable
  policies
• Community Discussion
• Preserve our natural resources and scenic beauty
• Incorporate environmentally protective principles
  into framework of General Plan
• Make Santa Barbara an environmental leader
• Support policies to promote a healthy community
  (walkable, medical services, local food and
  recreation)

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Environment Sustainability (cont.)

• POLICY PROGRAMS
• Charter Sections 1507 1508, water, traffic and
  air quality policies
• Measure B and Creeks Program
• Storm Water Management Program
• Wildlands Fire Plan
• Solid Waste Management Plan
• Pedestrian and Bicycle Master Plans
• Sustainable Santa Barbara
• Source Reduction and Recycling Plans/Programs
• Energy Ordinance, Solar Design Guidelines,
  Building Green incentives

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Environment Sustainability (cont.)

• Results/Trends
• Businesses implementing waste reduction and
  recycling measures
• Air quality has improved
• SB County still does not comply with the States
  1-hour ozone standard
• Jobs/workforce housing imbalance more commuter
  traffic that generates air pollution
• Amount of impervious surfacing continues to
  increase with in-fill and rebuilding
• Some water quality standards are not being met
• Development in high fire zones increases exposure
  to fire hazards
• Development results in cumulative increases in
  noise and light pollution

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Environment and Sustainability (cont.)

• Considerations Adjustments
• Include Sustainability throughout General Plan
• Watershed Creek Development Standards
• Expand Energy Ordinance
• Upgrade Standard Conditions of Approval
• Develop additional policies for energy
  conservation, local agriculture, eco-business,
  and education
• Establish Monitor Performance Measures
• Prepare 50- or 100- year plans to address climate
  change
• Others

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Economy, Services Regional

• COUNCIL GOALS
• Ensure a strong economy that provides the revenue
  base necessary for essential services and
  community enhancements
• Provide adequate services and facilities
• Advance regional thinking, collaboration and
  solutions

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Economy, Services Regional

• Community Discussion
• Economic vitality should support a wide range of
  businesses, with particular emphasis on small
  local establishments
• Retain and expand the depth of our workforce
• Balance the tourism needs with those of the
  community
• Preserve economic and cultural diversity
• Develop public facilities and services to serve
  the diverse needs of our population now and in
  the future
• Better understand and address the necessities of
  our youth and aging residents
• Coordination on jobs/housing, traffic, and
  environmental concerns
• Coordination for mass transit from Ventura to
  Santa Maria

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Economy, Services Regional

• POLICY/PROGRAMS
• Measure E Economic Development Program
• Economic Community Project
• Long Term Water Supply Program
• Storm Water Management Program
• Solid Waste Strategic Plan
• City Wastewater Management Program
• Capital Improvements Program
• City disaster preparation and response programs
• South Coast County and Cities Affordable Housing
  Task Force
• 1995 Annexation Policy Update Draft EIR
• Regional Transportation Plan
• RHNA 2002 and 2008

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Economy, Services Regional

• RESULTS/TRENDS
• 40/60 split of homeowners to renters has
  remained constant
• Dramatic increases in home prices
• Decreases in middle and lower income households
  ability to live and work in the City over last
  decade
• Workforce moving out of area to purchase homes
• Increase in chain stores loss of local business
  
• State Water
• Goleta incorporation
• 10-Year Plan to End Homelessness

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• RESULTS/TRENDS cont.
• UCSB Long Range Development Plan process
• City College Long Range Development Plan
• Measure D Transportation Funding 2006 Renewal
  Measure A
• City/County Solid Waste Task Force and Strategic
  Plan
• Comprehensive disaster planning efforts have
  increased, with further inter-jurisdictional
  coordination
• Police facilities are overcrowded daytime
  populations in the City increase substantially
  ratio of officers to population has declined
• Public safety issues include youth gang violence
  and downtown entertainment district
• There are remaining park and recreation needs in
  some neighborhoods some infrastructure
  improvements are being deferred due to cost
  considerations

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Economy, Services Regional

• Considerations Adjustments
• Create new standards in the Land Development
  review for community need and economic benefit
• Consider implications and choices in Economic
  Community Project Study
• Consider policies and programs to increase
  employer-based workforce housing
• Provide incentives that encourage local small
  businesses
• Explore alternative funding/revenue sources for
  public facilities
• Consider changes to regional governance structure
  for South Coast
• Form and strengthen partnerships with north
  (west) Ventura County
• Provide leadership for Living Within Our
  Resources throughout the region
• Others

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Planning Commission Questions, Discussion and
Feedback
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• Next Steps
• Community Workshops
• Saturday, April 19, 900 am
• Wednesday, April 23, 600 pm

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Please join the discussion!
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Workshop Objectives

• How Much Development Should We Have Over The Next
  20 Years?
• Where Should It Go?
• What Should It Look Like?
• Under What Conditions?
• Please Join In The Discussion!