HomeMy WebLinkAboutItem 8 - COUNCIL READING FILE_g_PC Staff Report and Draft Meeting Minutes dated 07-22-2020
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of five new two-bedroom, two-story single-family residences, each with an
attached two-car garage. The project site is within the Mill Street Historic District and includes the
retention of five, two-bedroom, single-story residences, which are on the City’s Contributing List of
Historic Properties. The project also includes a common-interest subdivision to create ten lots, each
will contain one of the ten residences. The applicant has requested exceptions from development
standards to allow interior side setbacks to be reduced (five feet where seven is the standard, six feet
where eight feet is the standard, seven feet where nine feet is the standard, and eight feet where eleven
feet is the standard) and to allow required parking for three of the five existing residences to be
provided in tandem. An Initial Study/Mitigated Negative Declaration is proposed.
PROJECT ADDRESS: 1137 Peach Street BY: Kyle Van Leeuwen, Assistant Planner
Phone Number: (805) 781-7091
E-mail: kvanleeuwen@slocity.org
FILE NUMBER: ARCH-0568-2019, FROM: Tyler Corey, Principal Planner
SBDV-0571-2019 & EID-0800-2019
RECOMMENDATION
Adopt a resolution recommending the City Council approve Vesting Tentative Tract Map (VTTM)
No. 3140, the project design, and adopt the associated Initial Study/Mitigated Negative Declaration
(see Attachment 1, Draft Resolution).
SITE DATA
SUMMARY
The applicant proposes to construct five new two-bedroom, two-story single-family residences on a
0.86-acre site within the Mill Street Historic District. The project site is currently developed with five
existing single-family residences, which are Contributing Historic Resources and will be retained in
their existing locations. The project proposes one new residence on the corner of Peach and Toro
Streets, with the four other residences located interior to the site behind the existing structures. The
project also includes a subdivision of the property into ten lots; each lot would contain one single -
Applicant Levi Seligman
Representative Ten Over Studio
Zoning R-2-H (Medium-Density
Residential, Historic Preservation
Overlay)
General Plan Medium-Density Residential
Site Area ~37,500 square feet (0.86 acre)
Environmental
Status
Initial Study-Mitigated Negative
Declaration (IS/MND)
Meeting Date: July 22, 2020
Item Number: 3
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family residence. The applicant has requested exceptions from development standards to allow
interior side setbacks from proposed property lines to be reduced (five feet where seven feet is the
standard, six feet where eight feet is the standard, seven feet where eight or nine feet is the standard,
and eight feet where eleven feet is the standard), and to allow required parking for three of the five
existing residences to be provided in tandem (Attachment 2, Project Plans and Vesting Tentative Tract
Map).
1.0 COMMISSION’S PURVIEW
Review the project for consistency with the General Plan, Zoning Regulations, Subdivision
Regulations and applicable City development standards and guidelines. Planning Commission (PC)
review is required for projects that include the subdivision of five or more lots (Subdivision
Regulations, Table 1). The PC’s role is to make a recommendation to the City Council on approval
of the proposed subdivision, environmental review, and project design, which includes the requested
setback exceptions and proposed tandem parking.
2.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Density (units/acre) 10 10.32
Front Setback (Peach) 20 feet 20 feet
Rear Setback (from existing PL) 11 feet 11 feet
Side Setback (from existing PL) 8 feet 8 feet
Maximum Height of Structures 31 feet 35 feet
Max Building Coverage 32% 50%
Total # Parking Spaces (New) 11 11
Environmental Status Draft IS/MND has been prepared, and released for the required
30-day public review period, ending July 11, 2020
*Zoning Regulations
SUBDIVISION: LOT SIZE AND SIDE SETBACKS FROM PROPOSED PROPERTY LINES
Lot Lot Size (sf) Structure Proposed Required**
East West East West
1 3,621 Existing 5 10 5 5
2 3,718 Existing 10 5 5 5
3 3,704 Existing 7* 6* 8 8
4 3,855 Existing 5* 8 7 7
5 3,739 New NA 7* NA 9
6 4,370 Existing NA 5 NA 5
7 3,617 New 7* 8 8 8
8 3,617 New 8* 8 11 8
9 3,622 New 9 9 8 8
10 3,624 New 11 NA 11 NA
*Exception Requested ** Zoning Regulations
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3.0 PREVIOUS REVIEW
The project was reviewed by the Cultural Heritage Committee (CHC) on June 22, 2020 for
consistency with the Historic Preservation Ordinance and Historic Preservation Program Guidelines.
The CHC recommended the Planning Commission find the project consistent with the Historic
Preservation ordinance and guidelines. The applicant also agreed to work with a subcommittee of the
CHC to explore some options to provide additional architectural variety in architectural styling of the
interior structures, reflective of the neighborhood and the four residences fronting Peach Street
(Attachment 3, CHC Staff Report and Draft Meeting Minutes).
On June 30, 2020, City staff and members of the applicant’s architectural team met with two of the
subcommittee members, James Papp and Shannon Larrabee, to go over the modifications made to the
architectural styling of the interior structures. Some minor modifications to the corner structure (lot
5) were also discussed. The subcommittee members agreed that the modifications made by the
applicant’s architectural team successfully provided a variety in styling that better reflects the
neighborhood and variety of adjacent existing structures facing Peach Street (Attachment 4, Staff
Memo and Modified Project Renderings).
On July 6, 2020, the Architectural Review Commission (ARC) reviewed the proposed project for
consistency with the Community Design Guidelines (CDG), including the modifications reviewed
and agreed upon by the CHC subcommittee. The ARC recommended the PC find the project
consistent with the CDG. During their review, the ARC provided one directional item to the applicant:
to add “street trees” adjacent to the shared driveway along the proposed fencing. (Attachment 5, ARC
Staff Report and Draft Meeting Minutes).
4.0 PROJECT ANALYSIS
The project must conform to the standards and limitations of the Zoning Regulations and Subdivision
Regulations and be consistent with the General Plan and applicable CDG. Staff has evaluated the
project and the PC shall consider if the project is in substantial compliance with the applicable
standards, as discussed in this analysis.
4.1 Consistency with the General Plan
The General Plan Land Use Element (LUE) provides policies for the conservation and development
of residential neighborhoods. The project is consistent with these policies including the policy
promoting infill development and rehabilitation efforts that contribute positively to existing
neighborhoods1. The project is consistent with this policy because it proposes infill development of a
residential site within a residential neighborhood and includes the retention of the five units already
existing on site. The project is also consistent with LUE Policies 2.8 and 4.2.1 (A & B)2, pertaining
1 LUE Policy 2.2.7. The City shall promote infill development, redevelopment, rehabilitation, and adaptive reuse efforts
that contribute positively to existing neighborhoods and surrounding areas.
2 LUE Policy 2.8. In Downtown residential areas, the City should encourage the rehabilitation and maintenance of
existing housing. Additional dwellings may be permitted, in keeping with density limits, provided that the existing
character of the area is not significantly changed. Demolition of structurally sound dwellings shall be strongly
discouraged.
LUE Policy 4.2.1 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.
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to the Downtown residential areas because the project includes the protection of existing homes and
the creation of additional dwellings within established density limits, which does not significantly
change the existing character of the area. The project also has the potential to reduce automobile
dependence in the Downtown area consistent with LUE Policy 2.93, which also supports sustainability
goals. The General Plan Housing Element also provides policies and programs that speak specifically
to supporting infill and densification within City Limits4.
4.2 Consistency with Subdivision Regulations
The applicant is requesting a common interest subdivision that includes easements for shared
vehicular access, sewer, drainage, and utilities. The vesting tentative map also identifies at least 150
square feet per residential unit of open space. In this type of common interest subdivision, each lot
is subject to the property development standards of the R-2 zone. These include standards for lot
coverage, density, and setbacks. All proposed lots are appropriately sized to allow for a two-bedroom
unit on each lot and are consistent with lot coverage standards. Some setback reductions have been
requested and are further discussed below.
4.3 Consistency with the Zoning Regulations
The project design complies with density, lot coverage, building height, and front setback
development standards for the Medium-Density Residential (R-2) zone, and is compliant with side
and rear setback standards from all existing property lines. However, the project includes requested
exceptions to side setbacks standards in relation to the proposed property lines of the common interest
subdivision (see Section 2.0 Project Statistics). The project also includes a request to allow parking
to be provided in tandem for three of the five existing residences.
3 LUE Policy 2.9. The City shall encourage the development of Downtown housing that minimizes the need for
automobile use and minimizes the storage of vehicles in surrounding neighborhoods .
4 Housing Element Policy 6.10. To help meet the Quantified Objectives, the City will support residential infill
development and promote higher residential density where appropriate.
Housing Element Program 6.17 Encourage residential development through infill development and densification
within City Limits and in designated expansion areas over new annexation of land.
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Side Setback Exceptions: The Zoning Regulations (§17.70.170 D.2.c.) provides that a reduction in
the side and rear setback standards may be approved within new residential subdivisions5. The
proposed setbacks are consistent with this section because a separation of 10 feet between buildings
will be maintained and an acceptable level of solar exposure will be provided consistent with General
Plan Conservation and Open Space Element (COSE) Policy 4.5.16. Consistency with this policy is
illustrated by the solar study provided by the applicant in project plans (Attachment 2), showing that
most roof areas, nearly all second-story and most first-story south walls will be unshaded between 10
a.m. and 3 p.m. on the winter solstice. All setbacks provided along existing property lines on the
perimeter of the site are consistent with Zoning Regulations standards.
Tandem Parking: The project also includes a request to allow parking for three of the five existing
residences to be in provided in tandem. The requested tandem parking approval is not for the new
residences, which all include an attached two-car garage, but to formalize the parking scenario already
in use for much of the site. The four residences fronting Peach Street are currently provided onsite
parking on three driveways that are one car wide. This leaves one residence with no onsite parking.
Staff has worked with the applicant to develop a parking plan that will provide and formalize parking
locations for all existing residences facing Peach Street. This is accomplished though approval of
tandem parking and access to the proposed driveway isle. The existing residence facing Toro Street
has an existing driveway along the south property line, and the project proposes to provide parking
to this residence though the use of this existing driveway, also in tandem.
Based on staff’s review, the parking configuration shown below is the most optimal scenario to
provide the required number of parking spaces while minimizing the number of spaces in tandem and
the number of required parking spaces located with the front setback. This is slightly different than
the parking arrangement shown on project plans. Parking shown in red are spaces arranged in tandem,
which will take access only from public streets, and spaces shown in yellow are non-tandem spaces,
which will have access to or from the common driveway. Conditions seven through nine have been
included in the draft resolution requiring the final map to reflect this parking configuration through
recoded easements.
5 Zoning Regulations 17.70.170, D.2.c. In new residential subdivisions, the review authority may approve exceptions to
the side and rear setback standards, with the exceptions to be noted on the map, provided a separation of at least 10
feet between buildings on adjacent lots will be maintained and an acceptable level of solar exposure will be guaranteed
by alternative setback requirements or private easements to ensure the development will comply with solar access
standards of General Plan Conservation and Open Space Element Policy 4.5.1.
6 COSE Policy 4.5.1 To encourage use of solar energy, reasonable solar access shall be provided and protected. The
City will protect reasonable solar exposure for existing collectors and likely locations of future collectors, both active
and passive. Standards for the subdivision and development of property should assure desirable solar access, as
described in Table 2. Protection beyond that established by the City may be provided by recorded agreement among
private parties. Table 2. Desired Solar Access for: Residential uses between six and 12 dwellings per acre (…) on sites
less than one acre - Most roof areas, nearly all second-story and most first-story south walls should be unshaded
between 10 a.m. and 3 p.m. on the winter solstice.
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3.4 Architectural Review Commission Directional Items
The ARC recommended the PC find the project consistent with the CDG and identified one
recommended condition for the final approval of the project. This condition is to provide “street”
trees along the north edge of the proposed drive isle, consistent with spacing required for street trees,
to soften its appearance. Condition #6 has been included in the resolution to require trees from the
approved street tree list along the north edge of the new drive isle.
4.0 ENVIRONMENTAL REVIEW
The proposed project has been analyzed pursuant to the California Environmental Quality Act
(CEQA). An Initial Study-Mitigated Negative Declaration (IS/MND) was prepared and circulated
from June 11, 2020 through July 11, 2020 (refer to Attachment 6 Initial Study/Mitigated Negative
Declaration). Comments were received from the State Department of Toxic Substances Control
recommending certain broad-based evaluations be included in the MND Hazards and Hazardous
Materials section. In review of these recommendations, staff finds that the Initial Study sufficiently
identifies the potential impacts related to hazardous materials for this project and project site. Given
the project’s size, location, surroundings, type (residential), and the limited amount of grading
required for the project, potential impacts would be mitigated by Mitigation Measures AQ-3, AQ-4
and AQ-5. This was the only comment received during the 30-day public comment period. The
applicant has agreed to all mitigation measures proposed specific to this project. The IS/MND shall
constitute the complete environmental determination for the project.
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5.0 OTHER DEPARTMENT COMMENTS
All City Departments have reviewed the project and have provided comments that are incorporated
into the staff report and recommended resolution as conditions of approval.
6.0 ACTION ALTERNATIVES
6.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
6.2 Recommend the City Council deny Vesting Tentative Tract Map #3113 and the Architectural
Approval of the project. Staff does not recommend this alternative, because the project
complies with the City’s Subdivision Regulations and Zoning Regulations and would help
meet the City’s housing objectives. The Planning Commission would be required to
development findings to support this recommendation.
7.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans and Vesting Tentative Tract Map
3. CHC Staff Report and Meeting Minutes 6.22.20
4. Staff Memo and Modified Project Renderings
5. ARC Staff Report and Draft Meeting Minutes 7.6.20
6. Initial Study/Mitigated Negative Declaration
City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis
Obispo
Minutes - Draft
Planning Commission
Minutes
Planning Commission
Regular Meeting
Wednesday, July 22, 2020
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, July 22, 2020 at 6:00 p.m., via teleconference, by Chair Dandekar.
ROLL CALL
Present: Commissioners Michael Hopkins, Steve Kahn, Michelle Shoresman , Mike
Wulkan, Vice-Chair Robert Jorgensen, and Chair Hemalata Dandekar
Absent: Commissioner Nicholas Quincy
Staff: Community Development Director Michael Codron, Senior Planner Brian
Leveille, Assistant City Attorney Roy Hanley, and City Clerk Teresa Purrington
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
1. CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY COMMISSIONER KAHN, SECOND BY
COMMISSIONER HOPKINS, CARRIED 6-0-1 (WITH COMMISSIONER QUINCEY
ABSENT) to approve the Planning Commission Minutes of July 8, 2020.
PUBLIC HEARINGS
2. Review of a four-story, 200 room dual brand hotel in the San Luis Ranch Specific Plan area;
The project is consistent with the previously certified FEIR and SEIR for the San Luis Ranch
Specific Plan and no additional environmental review is required per CEQA; Project Address:
1035 Madonna Road; Case #: ARCH-0796-2019; Zone: Neighborhood-Commercial Zone
(N-C) San Luis Ranch Specific Plan; Arris Studio, Thom Jess, applicant .
Commissioner Kahn and Commissioner Hopkins recused themselves from the item.
Contract Planner John Rickenbach presented the staff report and responded to Commission
inquiries.
Applicant Representative, Heather Wiebe, provided an overview of the project.
Chair Dandekar opened the public hearing.
Public Comments
None
Planning Commission Meeting Minutes
July 22, 2020
Page 2 of 5
Chair Dandekar closed the public hearing
ACTION: MOTION BY VICE CHAIR JORGENSEN, SECOND BY COMMISSIONER
WULKAN, CARRIED 4-0-2-1 (WITH COMMISSIONERS KAHN AND HOPKINS
RECUSED AND COMMISSIONER QUINCEY ABSENT) to adopt a Resolution entitled:
“A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING
THE DEVELOPMENT OF A 4-STORY, 200-ROOM DUAL BRAND HOTEL WITHIN
THE NC ZONED PORTION OF THE SAN LUIS RANCH SPECIFIC PLAN AREA, AND
A DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE CERT IFIED
FINAL EIR FOR SAN LUIS RANCH SPECIFIC PLAN AND EXEMPT FROM FURTHER
ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA); AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED JULY 22, 2020 (1035 MADONNA ROAD, ARCH -0796-2019)”
With staff changes presented at the meeting and the following additions:
• Add to Condition 9 – “A landscaped berm shall be provided at Froom Ranch Way and
Dalidio to soften views of the parking lot from the street, and to minimize headlights from
shining into the hotel building.”
• Staff and Applicant to explore the feasibility of a second minor access point for emergency
and safety purposes.
• Staff and Applicant to work on a way to soften the visual appearance of the southeast
corner and south elevation of the hotel, potentially including landscaping and awnings on
second and third floors, along with additional attention to the entrance from the proposed
Agricultural Center.
Commissioner Kahn and Commissioner Hopkins rejoined the meeting at 7:40 PM.
RECESS
Commission recessed at 7:40 PM and reconvened at 7:45 PM with all Commissioners present.
3. Review of five new two-bedroom, two-story single-family residences, each with an attached
two-car garage. The project site is within the Mill Street Historic District and includes the
retention of five, two-bedroom, single-story residences, which are on the Contributing List of
Historic Properties. The project also includes a common-interest subdivision to create ten lots,
each will contain one of the ten residences. The applicant has requested exceptions from
development standards to allow interior side setbacks to be reduced (five feet where seven is
the standard, six feet where eight feet is the standard, seven feet where nine feet is the standard,
and eight feet where eleven feet is the standard) and to allow required parking to be provided
in tandem. A Mitigated Negative Declaration of environmental review (CEQA) is proposed;
Project address: 1137 Peach Street; Case #: ARCH-0568-2019, SBDV-0571-2019, EID-
0800-2019; Zone: R-2-H; Levi Seligman, owner/applicant.
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to Commission
inquiries.
Planning Commission Meeting Minutes
July 22, 2020
Page 3 of 5
Applicant’s representative, Will Ruoff, provided an overview of the project.
Chair Dandekar opened the public hearing.
Public Comments
Jerry Weintraub
Chair Dandekar closed the public hearing
ACTION: MOTION BY COMMISSIONER WULKAN, SECOND BY COMMISSIONER
HOPKINS, CARRIED 6-0-1 (COMMISSIONER QUINCEY ABSENT) to adopt a Resolution
entitled:
“A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, RECOMMENDING THE CITY COUNCIL ADOPT A
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL REVIEW, A
COMMON INTEREST VESTING TENTATIVE TRACT MAP NO. 3140 TO CREATE TEN
(10) RESIDENTIAL LOTS, AND APPROVE THE DEVELOPMENT REVIEW OF FIVE
NEW TWO-STORY SINGLE-FAMILY RESIDENTIAL STRUCTURES IN THE MEDIUM
DENSITY, HISTORIC PRESERVATION OVERLAY (R -2-H) ZONE (ARCH-0568-
2019/SBDV0571-2019/EID-0800-2019)”
With a modification to Finding #12, to read: The site is physically suited for the type of
development allowed in the medium-density residential (R-2) zone and provides for passive
and natural heating or cooling opportunities in the subdivision.
With the following changes to Conditions:
• Condition #34 amended to require infilled parkway be removed and placed with trees as
staff recommended as alternative to tree wells.
• New condition #7 requiring that, along south edge of property line, add trees or vertical
landscaping near the property line behind the new buildings on lots 7-10 to provide privacy
between the properties on Mill Street.
• Condition #7, 8, & 9, amended to include “… or an alternative parking scenario acceptable
to the Community Development Director to reduce tandem parking...”
4. Review of the 6th Cycle Draft Housing Element and Negative Declaration of Environmental
Review; Project Address: Citywide; Case #: GENP-0217-2020 & EID-0218-2020; City of
San Luis Obispo, owner/applicant
Associate Planner Rachel Cohen presented the staff report and responded to Commission
inquiries.
Chair Dandekar opened the public hearing.
Public Comments
Pam Ricci
Molly Kern
Planning Commission Meeting Minutes
July 22, 2020
Page 4 of 5
Chair Dandekar closed the public hearing.
ACTION: MOTION BY COMMISSIONER HOPKINS, SECOND BY VICE CHAIR
JORGENSEN, CARRIED 6-0-1 (COMMISSIONER QUINCEY ABSENT) to adopt a
Resolution entitled:
“A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL ADOPT A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND AMENDMENTS TO THE HOUSING ELEMENT OF
THE GENERAL PLAN AS REPRESENTED IN THE PLANNING COMMISSION
AGENDA REPORT AND ATTACHMENTS DATED JULY 22, 2020 (GENP -0217-2020 &
EID-0218-2020)”
With the following changes:
• Amend Appendix D, Table D-2 and Program 6.13 to include two additional properties,
12500 Los Osos Valley Road (APN: 053-141-013) and APN: 053-161-020 (Los Osos
Valley Road), for areas to be considered for rezone as requested in a letter submitted by
Pam Ricci.
• Amend Policy 7.9: Remove “outlet,” add “healthy” in front of “food,” and replace “active”
with “attractive.” [With the changes, Policy 7.9 reads, “Encourage neighborhood design
elements that improve overall health of residents including safe and convenient
opportunities to access healthy food and attractive places for recreational exercise.”]
• Directed staff to work on the wording of two new programs to support Policy 7.9 based
on the language provided by the Planning Commission.[Original proposed language: “The
City shall encourage each new residential and commercial development be reviewed and
scored by the Healthy Communities Work Group before review and recommended
approval by the appropriate advisory bodies.” and “The City shall encourage developments
with 10 or more units to include the following: outdoor visiting and gathering spaces,
places to exercise or recreate, and spaces reserved for edible landscape or community
gardens.”]
• Add “Core” after “Downtown” in Policy 2.15.
• Amend Policy 5.1: Adding the language “where compatible with existing and planned
surrounding development.” [With the changes, Policy 5.1 reads, “Encourage mixed-use
residential/commercial projects in all commercial zones, especially those close to activity
centers, where compatible with existing and planned surrounding development.”]
• Amend Goal 7: Add “and livability.” [With the changes, Goal 7 reads, “Maintain, preserve
and enhance the quality and livability of neighborhoods.”]
Planning Commission Meeting Minutes
July 22, 2020
Page 5 of 5
COMMENT AND DISCUSSION
5. Agenda Forecast – Senior Planner Brian Leveille provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 10:29 p.m. The next Regular Planning Commission meeting is
scheduled for Wednesday, August 12, 2020, via teleconference.
APPROVED BY THE PLANNING COMMISSION: XX/XX/2020