A planned development overlay district designed to encourage more development in the West Grand Avenue commercial corridor through relaxed design standards could become law in mid-March if the Grover Beach City Council follows through on its tentative approval.

Council members unanimously agreed on the proposed ordinance Feb. 4 after adding language to expand on the type of development city officials would like to see, but final approval is scheduled for next week.

The area affected by the proposed planned development overlay is roughly from Ramona Avenue on the north to Rockaway Avenue on the south, from Oak Park Boulevard to Highway 1.

If projects within the district meet at least one of three mandatory project features, the developments would be allowed to meet more flexible design standards than otherwise allowed by the zoning for the site, according to city staff.

That was a reduction from an original proposal that projects meet two of four mandatory features. A fourth mandatory feature to preserve, enhance or create a significant natural feature of at least half an acre was dropped.

The three mandatory project features include:

n Having a minimum of 25 percent of residential units in a mixed-use project designated as affordable for very-low- and low-income residents;

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n Achieving at least a 30 percent increase in energy efficiency over the minimum required in the California Code of Regulations Title 24; and,

n Providing a substantial amenity for public use and access, such as a plaza, park, public art display or improved open space with provisions for long-term maintenance.

In exchange for meeting one of those features, the projects could be granted reduced front, rear and side yard setbacks; an increased ratio of residential floor area in mixed-use projects; reduced requirements for on-site parking; and increased building heights for affordable-housing projects.

At the request of Mayor John Shoals, the staff agreed to expand the stated purpose of the ordinance to note it seeks significantly higher design quality, improved pedestrian access, good environmental design, high energy efficiency and the efficient use of resources.

“We want to get quality design, not just relaxed standards,” Shoals said. “I think the ordinance needs to tell people what the city expects.”

He told fellow council members, “We are trying to craft an ordinance that will live beyond the five of us here.”

Shoals also asked the staff about a letter from the California Central Coast Chapter of the American Institute of Architects that said meeting the energy-efficiency goal could raise construction costs and make affordable housing less affordable.

The letter also suggested expanding the number of mandatory project features to six or more, including proximity to existing or new public transit stops, superior architectural design, payment of a fee for constructing a needed public improvement or a plumbing retrofit program to convert old fixtures to water-conserving types.

It also suggested some type of peer review as a “quality filter” to avoid large, unaesthetic projects and encourage smaller, high-quality projects.

But Diana Gould-Wells, the city's planning manager, said code provisions already exist to reduce on-site parking for projects adjacent to transit stops.

George Hansen, community development director, said meeting the 30 percent energy efficiency increase would not be difficult for builders to reach.

Martin Koczanowicz, city attorney, told the council the Planning Commission currently acts in the capacity of a “quality filter,” although he noted the council could create an architectural review committee, but that could delay implementation of the ordinance.

Bob Perrault, city manager, also said the problem with fees is it's difficult to determine what constitutes an “amenity.”

Councilman Chuck Ashton expressed concern that the planned development overlay might encourage professional offices and mixed-use projects with residential elements that would not provide sales tax revenue.

“The commercial zone is our last bastion of developing income for the city,” Ashton said, suggesting any commercial project downtown should have a viable commercial client before it's approved.

“We've got to be building the right businesses down there,” he said.

But Gould-Wells said zoning districts have specific requirements for what can and can't be developed, and any project would have to fit within its zoning.

The ordinance is scheduled to come back to the council for final approval at its next meeting, rescheduled from Monday, Feb. 18, to Tuesday, Feb. 19, because of the Presidents Day holiday on Monday.

If the ordinance receives final approval, it will become effective within 30 days, or March 19, Perrault said.

February 17, 2008