HomeMy WebLinkAboutItem 16 - COUNCIL READING FILE_m_PC Report and Minutes dated 07-08-2020
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a six-story mixed-use building consisting of approximately 30,000 square feet
of commercial/office space and 50 residential dwelling units, within the Downtown Historic District.
The project includes a rezone to provide a Planned Development Overlay, demolition of an existing
structure, permanent preservation of an off-site building located at 868 and 870 Monterey Street, and
a request to allow a maximum building height of 75 feet, where 50 feet is the standard in the
Downtown Commercial zone.
PROJECT ADDRESS: 1144 Chorro Street,
868 and 870 Monterey, 876 and 890 Marsh,
895, 898, 973 Higuera Streets
BY: Kyle Bell, Associate Planner
Phone: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-1687-2018,
PDEV-0509-2019, & EID-0475-2019
FROM: Shawna Scott, Senior Planner
RECOMMENDATION
Recommend the City Council approve the development plan and Planned Development Overlay as
described in the Draft Resolution (Attachment 1) and Draft Ordinance (Attachment 2) and adopt an
Initial Study/Mitigated Negative Declaration based on findings and subject to conditions of approval.
SITE DATA
SUMMARY
The proposed project consists of the demolition of an existing one-story commercial building, and
construction of a new 65,752-square-foot six-story mixed-use building that includes approximately
30,000 square feet of commercial/office space and 50 residential dwelling units on a 16,710-square
foot lot. The first floor of the project is comprised of three retail suites with accommodations for
restaurant use, a residential lobby, commercial office lobby, and a small parking facility with
accessible parking, car share spaces, and delivery/drop off spaces. The second and third floor have
Applicant Mark Rawson
Representative Jessie Skidmore, 10 Over Studios
Zoning C-D-H (Downtown Commercial
within the Downtown Historic
District)
General Plan General Retail
Site Area ~0.38 acres
Environmental
Status
An Initial Study of environmental
impact has been prepared with a
recommendation for a Mitigated
Negative Declaration (IS/MND)
Meeting Date: July 8, 2020
Item Number: 1
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been designated for commercial office uses. The fourth, fifth, and sixth floors are reserved for the
residential apartments (Attachment 3, Project Plans). Twenty-five percent of the proposed residential
units (13 units) would be reserved for tenants with moderate incomes1. The project also includes an
application for a Planned Development (PD) Overlay zone including seven parcels with a total area
of 2.16 acres located in the Downtown Historic District. In addition to the PD-Overlay the project
includes the following requests:
• Floor area ratio (FAR) of 4.0, where 3.75 is the standard for structures greater than 50 feet in
height.
• New driveway along Marsh Street.
• Maximum building height of 75 feet, where 50 feet is the standard in the C-D zone.
The subject property is directly adjacent to the Master List Historic Resource Hotel Wineman, and in
the vicinity of the Master List Masonic Temple and the Master List Commercial Bank Building
(Attachment 4, Historic Preservation Report). The subject property is not a listed historic resource
(Attachment 5, Architectural Evaluation).
1.0 COMMISSION’S PURVIEW
Review project for consistency with the General Plan, Zoning Regulations, Community Design
Guidelines (CDG), Historic Preservation Ordinance (HPO), Historic Preservation Program
Guidelines (HPPG), and applicable City development standards and guidelines. Planning
Commission (PC) review is required for projects which include more than 10 residential units or more
than 10,000 square feet of nonresidential space, and for structures that are 75 feet in height (ARCH-
1687-2019), as well as the associated environmental determination (EID-0475-2019) for the Planned
Development Overlay application (PDEV-0509-2019).
1 Housing Element. Goal 2 Affordability. 2.1 Income Levels For Affordable Housing households. For purposes of this
Housing Element, affordable housing is that which is obtainable by a household with a particular income level, as
further described in the City’s Affordable Housing Standards. Housing affordable to Extremely Low, Very Low, Low,
and Moderate-income persons or households shall be considered “affordable housing.” Moderate income is defined
as 81% to 120% of County median household income.
Figure 1: Project rendering (left) from intersection and rendering from Marsh Street crosswalk (right).
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2.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Setbacks 0 feet 0 feet
Density (DU) with PD Overlay
Minimum Density (for
Structures Over 50 Feet)
Average Unit Size
26.5 DU
(70 DU/acre)
423 square feet
77.76 DU
(36 DU/acre)
<1,000 square feet
Residential Uses Provided Required
Height of Structures
Minimum
Maximum
Maximum (with the
contribution of three
Community Benefits)
6 stories
75 feet
75 feet
2 stories along street
50 feet
75 feet
Max Building Coverage
(footprint)
71% 100%
Floor Area Ratio (FAR) 3.94 FAR (with preservation of
the Muzio Building)
3.75 FAR (4.0 FAR Max with
Historic Preservation)
Affordable Housing 13 moderate-income unit 13 units (25% of total units)
Total # Parking Spaces
Bicycle Parking
Motorcycle Parking
7 spaces and In Lieu Fee
138 spaces
2 spaces and in Lieu Fee
95 spaces and/or In-Lieu Fee
137 spaces
5 spaces
Limitations on New Driveways Requested Restricted
*2019 Zoning Regulations
3.0 PREVIOUS REVIEWS
On November 26, 2018, the Cultural Heritage Committee (CHC) reviewed the proposed project for
consistency with the HPPG and Secretary of the Interior’s Standards. The CHC, with a vote of 7:0,
provided eight directional items to the applicant to address specific concerns related to building and
site design (Attachment 6, CHC Staff Report and Meeting Minutes).
On December 3, 2018, the Architectural Review Commission (ARC) reviewed the proposed project
for consistency with the Community Design Guidelines (CDG). The ARC, with a vote of 6:1,
provided six directional items to the applicant to address specific concerns related to building and site
design (Attachment 7, ARC Staff Report and Meeting Minutes).
On September 17, 2019, the City Council reviewed the project for initiation of the PD Overlay and
associated mandatory project features as well as the community benefit policies for consideration of
a building height of 75 feet. The City Council, with a vote of 3:0:2, supported the initiation and
provided two directional items for the applicant to address regarding the community benefit for the
Mode Shift, and clarification about the number of dedicated affordable units (Attachment 8, Council
Report and Action Update).
On June 1, 2020, the ARC reviewed the revised project design and with a vote of 5:1 recommended
that the PC find the project consistent with the CDG in consideration of several comments,
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recommendations, and references to particular CDG that require further consideration, in terms of the
project’s effect on viewsheds from intersections, and compatibility with listed historic properties in
the immediate vicinity (Attachment 9, ARC Report, Draft Minutes 6.1.20).
On June 22, 2020, the CHC reviewed the revised project design and with a vote of 3:1 recommended
that the PC find the project consistent with the HPPG and recommended consideration of a
modification to change the stucco finish in the upper three stories to a brick facing matching the lower
three stories. The motion included recognition that the existing Riley’s Department Store uniquely
embodies mid-century architecture in the Downtown Historic District. (Attachment 10, CHC Report,
Draft Minutes 6.22.20).
A more detailed evaluation of the comments, and recommendations from the City Council, ARC, and
CHC have been consolidated and provided as Attachment 11 (Council and Advisory Body Comments
Summary). PC Discussion items 1 and 2, can be found in this attachment.
4.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning Regulations
and Engineering Standards and be consistent with the applicable CDG. Staff has evaluated the project
and identified discussion items for the PC to consider in order to ensure the project responds to CHC
and ARC direction and is in substantial compliance with the applicable standards, as discussed in this
analysis (refer to Attachment 11 that provides further evaluation of discussion items 1 and 2).
4.1 Consistency with the General Plan
The Land Use Element (LUE) provides specific design guidelines for new buildings within the
Downtown Core. LUE Policy 4.20 and its subsequent sub-policies detail specific guidelines for
construction and uses of the new development. The proposed project is designed to be consistent with
these policies and includes elements such as continuous street level stores and restaurants, upper level
residential dwellings, similar storefront widths to existing buildings in the Downtown, and includes
design details such as transom windows, bulkheads, large display windows, awnings, landscaping
and patios that can be appreciated by people on the sidewalks. LUE Policy 4.20.4 states, in part, that
tall buildings (50-75 feet) shall be designed to achieve multiple policy objectives, including design
amenities, housing, and retail land uses.
LUE Policy 4.2 states that the Downtown is not only a commercial district, but also a neighborhood.
As such, the LUE encourages development within the Downtown to include a variety of uses,
including residential2, and that is designed for the enjoyment of those that live within Downtown.
Housing Element (HE) Policy 5.3 encourages the development of housing above ground-level retail
stores and offices to provide housing opportunities close to activity centers and to use land efficiently.
HE Policy 6.10 indicates that in order to help meet the Quantified Objectives, the City will support
residential infill development and promote higher residential density where appropriate. Furthermore,
2 LUE Policy 4.2.1. Existing and New Dwellings: The City shall use the following when evaluating development in the
Downtown area: 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; C) Dwellings should be
interspersed with commercial uses; D) All new, large commercial projects should include residential uses; E)
Commercial core properties may serve as receiver sites for transfer of development credits, thereby having higher
residential densities than otherwise allowed...
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HE Policy 6.2 specifically requires that new commercial developments in the Downtown Core shall
include housing.
The HE and LUE encourage mixed-use projects where they can be found to be compatible with
existing and potential future development. The LUE encourages compatible mixed uses in
commercial districts (LUE Policy 3.8.5) and specifically discusses residential and commercial mixed
use (LUE Policy 2.3.6)3. LUE encourages residential dwellings within all new commercial
developments and indicates that commercial core properties may serve as receiver sites for transfer
of development credits, thereby having higher residential densities than otherwise allowed (LUE
Policy 4.2.1). The HE provides policies and programs that speak specifically to supporting affordable
housing projects where appropriate (HE Goals 2, 4, & 6).
Housing is a Major City Goal for 2019-21. Housing was determined to be one of Council’s priority
goals for the City to accomplish over the 2019 -21 financial plan. The goal stipulates that the City
should facilitate increased production of all housing types designed to be economically accessible to
the area workforce and low and very low-income residents, through increased density and proximity
to transportation corridors in alignment with the Climate Action Plan.
4.2 Consistency with the Zoning Regulations
In accordance with Table 2-1 of the Zoning Regulations, mixed-use projects are allowed within the
C-D zone. The Zoning Regulations identify specific development standards and requirements for
mixed-use projects (§17.70.130) as well as specific requirements for projects within the Downtown
(§17.32). The project design complies with the objective design criteria and performance standards
for mixed-use development, and is consistent with the provisions and requirements for lot coverage,
floor area ratio, building heights, setbacks, and parking requirements for the C-D zone (see Section
2.0 Project Statistics).
PD-Overlay: The PD-Overlay zone is intended to provide for
flexibility in the application of zoning standards for proposed
developments. The purpose is to allow consideration of
innovation in site planning and other aspects of project design.
This should include more effective design responses to site
features, land uses on adjoining properties, and environmental
impacts than the development standards of the underlying zone
would produce without adjustment. PD zoning shall be
approved only in conjunction with derived long-term
community benefits and where the project can help achieve the
vision, goals, and policies of the General Plan. The applicant in
this instance has proposed to include a PD Overlay to join the
properties located at 1144 Chorro, the existing Downtown
Centre (876 Marsh, 895 Higuera, and 890 Marsh), two parcels
located on the east side of Morro Street (973 Higuera), and one
3 LUE Policy 2.3.6. The City shall encourage mixed use projects, where appropriate and compatible with existing and
planned development on the site and with adjacent and nearby properties. The City shall support the location of
mixed use projects and community and neighborhood commercial centers near major activity nodes and
transportation corridors / transit opportunities where appropriate.
Figure 2: PD Overlay Boundaries
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parcel on the north side of Higuera Street (898 Higuera), as delineated in Figure 2, which would allow
the residential density of the Downtown Centre to be utilized for the new building. Through the PD
Overlay, the project proposes to meet the minimum three Mandatory Project Features (§17.48.060)
by providing:
a. Affordable Housing: A minimum of 25% moderate-income units; and
b. Energy Efficiency: LEED Silver rating; and
c. Public Amenity: Guarantee long-term maintenance of a significant public plaza on the
Downtown Centre site.
Maximum Building Height: The project is located in the C-D zone, which allows for a maximum
building height of 50 feet and a minimum height of two stories. The City’s Zoning Regulations allow
consideration of an increase in maximum height up to 75 feet within this zoning designation if the
project includes provision of community benefits, including, but not limited to, the following criteria:
Silver rating on the LEED-CS (or equivalent measure), no more than 33% of the storefront level to
be used for private parking facilities, and the public benefits associated with the project must
significantly outweigh any detrimental impacts from the additional height (§17.32.030(E)). This
section encourages creative building design, mixed-use developments, and accommodation of
additional residential units in the Downtown Core, provided that such taller buildings (analyzed
through discretionary review processes) contribute defined community benefits and further the goals
of the Downtown Core as stated in the LUE of the General Plan. The PC may approve a building
height up to 75 feet if it determines that the project includes three community benefits, with at least
one of which must be from the affordable and workforce housing objective. The applicant in this
instance seeks approval for the 75 feet building by providing the following three Community Benefits
Policy Objectives:
a. Affordable and Workforce Housing: provides for a residential density greater than 36 units
per acre (70 units per acre) where the average floor area of the units is less than 1,000 square
feet (423 square feet); and
b. Pedestrian Amenities: permanent preservation of the Downtown Centre paseo as a public
amenity; and
c. Modal Split: Project will provide a permanent mode shift towards alternative transportation
for building occupants through a Transportation Demand Management Program.
Floor Area Ratio (FAR) Exception: The proposed project would result in a FAR of 3.94. The City
Zoning Regulations limit FAR for buildings in the C-D zone greater than 50 feet in height to 3.75.
Allowable FAR may be increased up to 4.0 in the C-D zone (§ 17.32.020, Table 2-18)4. The project
includes the permanent preservation of an offsite building located at 868 and 870 Monterey Street
(Muzio Building) that is listed on the National Register of Historic Places, which is intended to
address this requirement. Condition No. 10 has been incorporated into the draft resolution which
requires the recordation of a Historic Preservation Agreement for the permanent preservation of the
Muzio Building.
4 Zoning Regulation § 17.32 Table 2-18: Maximum Floor Area Ratio: 3.0 – maximum allowed for buildings up to 50
feet in height. 3.75 – maximum allowed for buildings approved greater than 50 feet in height. 4.0 – maximum allowed
for approved buildings over 50 feet in height with transfer of development credits for open space protection or historic
preservation…
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PC Discussion Item #3: The PC should consider whether the off-site preservation of the
Muzio Building at 868 and 870 Monterey Street is adequate in allowing an increase to the
FAR from 3.75 to 3.94 (approximately 3,090 square feet).
Parking: The existing commercial building is 24,500 square feet and at the time it was constructed,
required a total 49 parking spaces, however, no parking spaces were provided on site when the
property was developed in 1955. The proposed project that replaces the existing building requires a
total of 95 parking spaces, and provides only seven parking spaces on site, see parking breakdown in
Table 1 below:
Table 1: Comparative Parking Requirements
Original Parking
Requirement
Parking
Spaces
Proposed Parking
Requirement5
Parking
Spaces
Retail (24,500 sq. ft.) 49 Residential (50 units) 30
Office (25,251 sq. ft.) 51
Restaurant (4,806 sq. ft.) 14
Total: 49 Total: 95
In accordance with the City’s Parking In-lieu Fee Ordinance6, all floor area in an amount beyond that
contained in the original building proposed for demolition shall be considered an addition and parking
in-lieu fees shall be calculated accordingly7. The applicant proposes to meet the parking requirement
by providing seven parking spaces on site and payment of the remaining 39 parking spaces through
the parking in-lieu fee program. The applicant has provided a Parking Demand Reduction Program
intended to implement measures to reduce parking demand associated with the project by providing
car sharing vehicles, showers and lockers for employees, secure bicycle parking, and informational
packets for alternative modes of transportation (Attachment 12, Parking Demand Reduction and
Management Plan).
Limitations on New Driveways: Zoning Regulations §17.32.030.B states that onsite parking may be
considered inappropriate at certain downtown locations where the pedestrian experience would be
harmed by vehicle ingress and egress across the sidewalk. In order to maintain pedestrian orientation
and the continuity of sidewalks within the C-D zone, the installation of new driveway approaches are
5 Zoning Regulation § 17.72.030.D Minimum Number of Spaces Required in Downtown Core. Within the downtown-
commercial (C-D) zone, the following parking standards and incentives shall apply: (2) Eating and drinking
establishments… One-half that required in Table 3-4:Parking Requirements by Use; provided, however, that in no
case shall the requirement exceed one space per 350 square feet of gross floor area. (3) Residential uses, hotels and
motels, and bed and breakfast inns: One-half that required in Table 3-4: Parking Requirements by Use. (4) All other
uses: One space per 500 square feet gross floor area.(6) Options to Comply. The parking space requirement may be
met by: (6d) Participating in a parking district that provides parking spaces through a fee or assessment program.
(6e) Participating in an in-lieu fee program as may be established by the Council.
6 Municipal Code §4.30.015. Properties located within the area enclosed by a bold solid line on the parking in -lieu fee
area map may pay parking in-lieu fees as established by council, in lieu of providing required on-site parking space.
7 Municipal Code §4.30.020. Calculating fees. The demolition or removal of all or a portion of an existing building and
its replacement with another structure of equal or less than the floor area of the original building shall not be
considered new construction for purposes of this chapter. However, all floor area in an amount beyond that contained
in the original building shall be considered an addition and fees s hall be calculated accordingly.
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subject to the limitations identified under §17.32.030.B. The applicant was unable to negotiate shared
vehicle access of the adjacent alley that is owned and managed by the Wineman Hotel property,
therefore, the number of on-site parking spaces was reduced to seven spaces to comply with the
required findings for new driveways within the C-D zone8. The applicant has identified that the seven
vehicle parking spaces will comprise of 3-4 spaces reserved for the purposes of carsharing, one space
for van accessible parking, and the remaining 2-3 spaces reserved for short term use only, such as
drop off or pick up.
5.0 CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN
This activity is presently allowed under the State and Local emergency orders associated with
COVID-19. This Project and associated staff work will be reimbursed by the Developer directly or
indirectly through fees and therefore consistent with the guidance of the City’s Fiscal Health
Contingency Plan.
6.0 ENVIRONMENTAL REVIEW
An Initial Study (IS) has been prepared in accordance with the California Environmental Quality Act
(CEQA) to evaluate the potential environmental effects of the proposed project. A Mitigated Negative
Declaration (MND) is recommended for adoption (Attachment 13, Initial Study/Mitigated Negative
Declaration). The IS-MND identifies that the project would potentially affect the following
environmental factors unless mitigated: air quality, biological resources, cultural resources, hazards
and hazardous materials, noise, transportation, tribal cultural resources, and utilities and service
systems. Mitigation measures have been identified to reduce these potential impacts to less than
significant, including, but not limited to, standard idling restrictions, dust control measures,
preparation of a geologic investigation for asbestos containing materials, and implementation of best
management controls for construction traffic and noise. The project is also within a Burial Sensitivity
Area associated with San Luis Obispo Creek identified in “Figure 1: Cultural Resources” of the City’s
Conservation Open Space Element (COSE). Based on the project’s location and proposed ground
disturbance, the project may have the potential to impact previously unidentified cultural materials
during subsurface grading and excavation activities. Mitigation measures have been identified to
require cultural resource awareness training of all construction personnel and preparation of an
archaeological monitoring plan that would ensure an immediate halt work order shall be issued in the
event that historical or archaeological remains are discovered. With incorporation of mitigation
measures, potential environmental effects of the project would not directly or indirectly result in any
substantial adverse effects on the environment.
A 30-day public review period extended from April 30, 2020 through May 30, 2020, comments were
received from the Department of Toxic Substances Control (DTSC) and the Air Pollution Control
District (APCD). APCD communicated their support of the project as infill development consistent
with San Luis Obispo Council of Government’s Reginal Transportation Plan and Sustainable
Communities Strategy and agrees with all mitigation measures as proposed. DTSC provided
comments on general best practices for the demolition of the existing structure and removal of
8 Zoning Regulations §17.32.030.B. Limitations on New Driveways: …In order to approve the new driveway approach,
the review authority shall make at least one of the following findings: (1) The proposed driveway approach will not
harm the general health, safety, and welfare of people living or working in the vicinity of the project site because the
number of vehicles expected to use the driveway is limited (fewer than 10 spaces) and there are no other alternatives,
such as service alleys, to provide vehicle access to the site…
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materials from the site and guidance on handling of any hazardous materials, which have been
addressed under Mitigation measures for air quality (AQ-1 through AQ-5).
7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, Arborist, Transportation, Building, Utilities, and Fire. Staff has identified several unique
conditions given the specific circumstances of the project that would require special conditions.
Specific attention should be provided on the following conditions: Engineering Division has
identified Condition No. 26 to require the installation of Mission Style sidewalk, and Conditions No.
36 through 40 to address the flood zone and floodproofing for the building. The Transportation
Division has identified Condition No. 66 through 69 to address frontage improvements and upgrades
consistent with the American Disabilities Act (ADA), and Condition No. 70 to address vehicle and
pedestrian safety for vehicles entering and exiting the property. Other comments have been
incorporated into the draft resolutions as conditions of approval.
8.0 ACTION ALTERNATIVES
8.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required. This action is not recommended as the project has been
initiated by the City Council, and the ARC and CHC have determined consistency with
applicable guidelines.
8.1 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, CDG, HPPG, Zoning Regulations or other policy documents.
9.0 ATTACHMENTS
1. Draft Resolution
2. Draft PD Overlay Ordinance
3. Project Plans
4. Historic Preservation Report
5. Architectural Evaluation
6. Conceptual CHC Report and Minutes 11.26.18
7. Conceptual ARC Report and Minutes 12.3.18
8. Council Initiation and Action Update 9.17.19
9. ARC Report and Draft Minutes 6.1.20
10. CHC Report and Draft Minutes 6.22.20
11. Council and Advisory Body Comment Summary
12. Parking Demand Reduction Plan
13. Initial Study - Mitigated Negative Declaration
CityofSanLuisObispo, Council Agenda, CityHall, 990PalmStreet, SanLuis
Obispo
Minutes - Draft
Planning Commission
Minutes
Planning Commission
Regular Meeting
Wednesday, July 8, 2020
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, July 8, 2020 at 6:10 p.m., via teleconference, by Chair Dandekar.
ROLL CALL
Present: Commissioners Michael Hopkins, Steve Kahn, Nicholas Quincey, Michelle
Shoresman, Mike Wulkan, Vice-Chair Robert Jorgensen (6:18), and Chair
Hemalata Dandekar
Absent: None
Staff: Community Development Director Michael Codron, Principal Planner Tyler
Corey, Assistant City Attorney Roy Hanley, Assistant City Attorney Markie
Jorgensen, and Deputy City Clerk Kevin Christian
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
1. CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY COMMISSIONER SHORESMAN, SECOND BY
COMMISSIONER QUINCEY, CARRIED 6-0-1 to approve the Planning Commission
Minutes of June 24, 2020.
Planning Commission Meeting Minutes Page 2 of 4
July 8, 2020
Chair Dandekar called a recess at 6:15 to allow technical issues to be resolved. The meeting was
called back to order at 6:19 with all Commissioners present, including Vice-Chair Jorgensen.
PUBLIC HEARINGS
2. Review of a six-story mixed-use building consisting of approximately 30,000 square feet of
commercial/office space and 50 residential dwelling units, within the Downtown Historic
District, including review of the cultural resources analysis of the project. The project includes
a rezone to provide a Planned Development Overlay, demolition of an existing
structure, permanent preservation of an off-site building located at 868 and 870 Monterey
Street, and a request to allow a maximum building height of 75 feet, where 50 feet is normally
allowed in the Downtown Commercial zone. A Mitigated Negative Declaration of
environmental review (CEQA) is proposed; Project Address: 1144 Chorro, 868 and 870
Monterey, 876 and 890 Marsh, 895, 898, 973 Higuera Streets,; Case #: ARCH-1687-2018,
PDEV-0509-2019, EID-0475-2019; Zone: C-D-H; Jamestown Premier SLO Retail, LP,
owner/applicant.
Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries.
Applicant Representative, Mark Rawson, provided an overview of the project iterations
through the approval process, highlighted street views stressing design work focused on
reducing the project’s scale visually, previewed project architectural details, and responded to
Commission inquiries.
Chair Dandekar opened the public hearing.
Public Comments
Allan Cooper
Chair Dandekar closed the public hearing.
ACTION: MOTION BY VICE CHAIR JORGENSEN, SECOND BY COMMISSIONER
KAHN, CARRIED 7-0-0 to adopt a resolution entitled:
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING APPROVAL TO THE CITY COUNCIL OF THE DEVELOPMENT OF
A SIX-STORY MIXED-USE BUILDING CONSISTING OF APPROXIMATELY 30,000
SQUARE FEET OF COMMERCIAL/OFFICE SPACE AND 50 RESIDENTIAL
DWELLING UNITS, WITHIN THE DOWNTOWN HISTORIC DISTRICT. THE PROJECT
INCLUDES A REZONE TO PROVIDE A PLANNED DEVELOPMENT OVERLAY,
PERMANENT PRESERVATION OF AN OFF-SITE BUILDING LOCATED AT 868 AND
870 MONTEREY STREET, A NEW DRIVEWAY ALONG MARSH STREET, AND A
REQUEST TO ALLOW A MAXIMUM BUILDING HEIGHT OF 75 FEET, WHERE 50
FEET IS THE STANDARD IN THE DOWNTOWN COMMERCIAL ZONE. THE
PROJECT INCLUDES A MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED JULY 8, 2020 (1144 CHORRO, 868 AND 870 MONTEREY, 876
Planning Commission Meeting Minutes Page 3 of 4
July 8, 2020
AND 890 MARSH, 895, 898, 973 HIGUERA STREETS ARCH-1687-2018, PDEV-0509-
2019, & EID-0475-2019)”
With modifications as follow:
Condition 9 (dedication of pedestrian easement in Downtown Centre): modify second sentence
as follows: The covenant shall identify the responsibilities for private maintenance and public
access of Downtown Centre, subject to the satisfaction of the Community Development
Director.
Condition 34 (bicycle facilities): modified to eliminate the option for inverted U style bicycle
racks, and to provide for the installation of electric bicycle parking stations, and bicycle
parking spaces that accommodate the size of cargo style bicycles.
RECESS
Chair Dandekar called a recess at 8:15 p.m. The meeting was called back to order at 8:23 with
all Commissioners present.
3. Climate Action Plan for Community Recovery and CEQA Greenhouse Gas (GHG) Emissions
Thresholds and Guidance Document
Sustainability Manager Chris Read and Special Projects Manager Teresa McClish presented
the staff report and responded to Commission inquiries.
Chair Dandekar opened the public hearing.
Public Comments
Justin Bradshaw
Eric Veium
Chair Dandekar closed the public hearing.
ACTION: MOTION BY COMMISSIONER HOPKINS, SECOND BY VICE-CHAIR
JORGENSEN, CARRIED 7-0-0 to adopt a resolution entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS
OBISPO RECOMMENDING THE CITY COUNCIL APPROVE THE CLIMATE ACTION
PLAN FOR COMMUNITY RECOVERY AND ASSOCIATED CALIFORNIA
ENVIRONMENTAL QUALITY ACT GREENHOUSE GAS EMISSION THRESHOLDS
AND GUIDANCE INCLUDING A NEGATIVE DECLARATION OF ENVIRONMENTAL
REVIEW.”
Planning Commission Meeting Minutes Page 4 of 4
July 8, 2020
COMMENT AND DISCUSSION
4. Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 9:30 p.m. The next Regular Planning Commission meeting is
scheduled for Wednesday, July 22, 2020, via teleconference.
APPROVED BY THE PLANNING COMMISSION: 07/22/2020