HomeMy WebLinkAbout12-08-2021 PC Agenda Packet
Planning Commission
AGENDA
Wednesday, December 8, 2021, 6:00 p.m.
Teleconference - Broadcast via Webinar
Pursuant to Executive Orders N-60-20 and N-08-21 executed by the Governor of California, and
subsequently Assembly Bill 361, enacted in response to the state of emergency relating to novel
coronavirus disease 2019 (COVID-19) and enabling teleconferencing accommodations by
suspending or waiving specified provisions in the Ralph M. Brown Act (Government Code § 54950 et
seq.), commissioners and members of the public may participate in this regular meeting by
teleconference.
Using the most rapid means of communication available at this time, members of the public are
encouraged to participate in Planning Commission meetings in the following ways:
Remote Viewing - Members of the public who wish to watch the meeting can view:
View the Webinar (recommended for the best viewing quality):
URL: https://slocity-
org.zoom.us/j/87860704604?pwd=S2dEVXljcHhiNmVDSWVWWEdEQTlpZz09
Telephone Attendee: +1 (669) 900-6833
Webinar ID: 878 6070 4604; Passcode: 819142
Note: The City utilizes Zoom Webinar for City Council Meetings. All attendees will enter the
meeting muted. An Attendee tutorial is available on YouTube; test your audio settings.
Televised live on Charter Cable Channel 20
View a livestream of the meeting on the City’s YouTube channel: http://youtube.slo.city
Public Comment - Public comment can be submitted in the following ways:
Mail or Email Public Comment
Received by 3:00 PM on the day of meeting - Can be submitted via email to
advisorybodies@slocity.org or U.S. Mail to City Clerk at 990 Palm St. San Luis Obispo,
CA 93401. All emails will be archived/distributed to Commissioners, however, submissions
after 3:00 p.m. on the day of the meeting may not be archived/distributed until the
following day. Emails will not be read aloud during the meeting.
Verbal Public Comment
In Advance of the Meeting – Call (805) 781-7164; state and spell your name, the agenda
item number you are calling about and leave your comment. The verbal comments must
be limited to 3 minutes. All voicemails will be forwarded to the Commissioners and saved
as Agenda Correspondence. Voicemails will not be played during the meeting.
During the meeting – Join the webinar (instructions above). Once public comment for the
item you would like to speak on is called, please raise your virtual hand, your name will be
called, and your microphone will be unmuted. If you have questions, contact the office of
the City Clerk at cityclerk@slocity.org or (805) 781-7100.
Pages
1.CALL TO ORDER
Chair Jorgensen will call the Regular Meeting of the Planning Commission to
order.
2.OATH OF OFFICE
Deputy City Clerk Kevin Christian will administer the Oath of Office to the newly
appointed Planning Commissioner, Emily Francis.
3.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
At this time, people may address the Commission about items not on the
agenda. Comments are limited to three minutes per person. Items raised at this
time are generally referred to staff and, if action by the Commission is
necessary, may be scheduled for a future meeting.
4.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Planning Commission to pull an item for discussion. The public may
comment on any and all items on the Consent Agenda within the three-minute
time limit.
Recommendation:
To approve Consent Item 4a.
4.a.CONSIDERATION OF MINUTES - NOVEMBER 17, 2021 PLANNING
COMMISSION MINUTES
5
Consideration of the Planning Commission Minutes of November 17,
2021.
5.PUBLIC HEARINGS
Note: Any court challenge to the action taken on public hearing items on this
agenda may be limited to considering only those issues raised at the public
hearing or in written correspondence delivered to the City of San Luis Obispo at,
or prior to, the public hearing. If you wish to speak, please give your name and
address for the record. Please limit your comments to three minutes; consultant
and project presentations limited to six minutes.
5.a.1320 ROUNDHOUSE ST. REVIEW OF THE DRAFT
ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE LOSSAN
RAIL CORRIDOR AGENCY’S CENTRAL COAST LAYOVER FACILITY
11
Recommendation:
Receive public testimony and provide input to the LOSSAN Rail Corridor
Agency and environmental consultants regarding any additional
analysis or data needed to adequately evaluate environmental issue
areas within the Draft EIR.
6.COMMENT AND DISCUSSION
6.a.SENATE BILL 9 PRESENTATION 25
A presentation by planning staff on Senate Bill 9 (SB 9). SB 9 was
signed by Governor Newsom on September 16, 2021 and becomes
effective January 1, 2022. This bill would require a proposed housing
development containing two residential units within a single-family
residential zone to be considered ministerially, without discretionary
review or hearing, if the proposed housing development meets certain
requirements. SB 9 also requires a local agency to ministerially approve
an urban lot split in a single-family residential zone, if it meets certain
requirements, including a minimum lot size of 1,200 square feet.
6.b.STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Deputy Community Development Director
Tyler Corey.
7.ADJOURNMENT
The next Regular Meeting of the Planning Commission meeting is scheduled for
January 26, 2022 at 6:00 p.m. via teleconference.
LISTENING ASSISTIVE DEVICES for the hearing impaired--see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7100 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
Planning Commission meetings are televised live on Charter Channel 20 and on
the City's YouTube Channel: http://youtube.slo.city. Agenda related writings or
documents provided to the Planning Commission are available for public
inspection on the City’s website: https://www.slocity.org/government/advisory-
bodies/agendas-and-minutes/planning-commission. Meeting video recordings
can be found on the City’s website:
http://www.slocity.org/government/department-directory/city-clerk/on-demand-
meeting-videos
1
Planning Commission Minutes
November 17, 2021, 6:00 p.m.
Teleconference - Broadcast via Webinar
Planning
Commissioners
Present:
Commissioner Hemalata Dandekar, Commissioner Mike
Wulkan, Vice Chair Nick Quincey, Chair Bob Jorgensen (one
vacant seat)
Planning
Commissioners
Absent:
Commissioner Michael Hopkins, Commissioner Steve Kahn
City Staff Present: Community Development Director Michael Codron, Deputy
Community Development Director Tyler Corey, Assistant City
Attorney Markie Jorgensen, Deputy City Clerk Kevin Christian
_____________________________________________________________________
1. CALL TO ORDER
A rescheduled Regular Meeting of the San Luis Obispo Planning Commission
was called to order on November 17, 2021 at 6:00 p.m. by Chair Jorgensen with
Commissioners present via teleconference.
2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
Emily Francis
--End of Public Comment--
3. CONSENT
3.a CONSIDERATION OF MINUTES - OCTOBER 13, 2021 AND OCTOBER
27, 2021 PLANNING COMMISSION MINUTES
Approve the Planning Commission Minutes of October 13, 2021 and
October 27, 2021.
Motion By Commissioner Dandekar
Second By Commissioner Wulkan
Page 5 of 28
2
Ayes (4): Commissioner Dandekar, Commissioner Wulkan, Vice Chair
Quincey, and Chair Jorgensen
Absent (2): Commissioner Hopkins, and Commissioner Kahn
CARRIED (4 to 0)
4. PUBLIC HEARINGS
4.a 600 TANK FARM RD. (ARCH-0406-2021) REVIEW OF A MIXED-USE
DEVELOPMENT INCLUDING 280 RESIDENTIAL UNITS & 12,500 SF OF
COMMERCIAL/OFFICE SPACE
Contract Planner John Rickenbach presented the staff report and
responded to Commission inquiries with input from Associate Planner Kyle
Bell and Transportation Manager Luke Schwartz.
Applicant representatives, Stephen Peck, Damien Mavis, and Darin
Cabral provided a brief overview of the project, stressed consistency with
Major City Goals regarding transportation and housing and the City
Climate Action Plan, reviewed modifications made in response to staff and
advisory body input, and responded to questions raised.
Chair Jorgensen opened the public hearing.
Public Comments:
Lea Brooks
--End of Public Comment--
Chair Jorgensen closed the public hearing.
Motion By Commissioner Wulkan
Second By Commissioner Dandekar
1. Adopt Resolution entitled, "A Resolution of the San Luis Obispo
Planning Commission recommending certification of the Final
Environmental Impact Report for and approval of the 600 Tank Farm
Mixed-Use Development consisting of 280 Residential Units and
12,500 square feet of Commercial/Office Space, including a Creek
Setback Exception, Specific Plan Amendments, General Plan Map
Amendment, Rezoning, and Vesting Common Interest Tentative
Parcel Map #21-0015; as represented in the staff report and
attachments dated November 17, 2021 (600 Tank Farm Road, PR-
0005-2021, ARCH-0406-2021; SBDV-0407-2021; GENP-0814-2019;
SPEC-0407-2020; EID-0608-2020);" and
Page 6 of 28
3
2. Recommend the City Council adopt the Draft Ordinance, that would
include amending the Zoning Map by changing the zoning designation
of the properties associated with the 600 Tank Farm Project from
Business Park (BP-SP) to Commercial Services (C-S-SP) and making
associated text amendments to the Airport Area Specific Plan , with
modifications to Conditions as follows:
Condition 115: Tank Farm Road Frontage Improvements. Project
applicant shall reconstruct the Tank Farm Road project frontage to
current City Engineering Standards. Unless otherwise approved by the
Public Works Director, plans submitted for Public Improvement Plans
shall include widening the northern side of Tank Farm to a cross
section that substantially conforms with the Airport Area Specific Plan
and Active Transportation Plan, which includes the following typical
cross section elements on the north half of the street: 5’ sidewalk / 7’
protected bike lane / 9’ parkway / curb and gutter / two westbound 12’-
13’ auto lanes / raised median / one existing eastbound auto lane /
existing eastbound bike lane. Designs shall be developed in
coordination with the frontage improvements currently in development
for the adjacent 650 Tank Farm Road development to ensure that
appropriate geometric transitions. Improvements shall be approved or
substantially approved to the satisfaction of the Public Works and
Community Development Departments prior to issuance of any
building permits and improvements shall be completed prior to
issuance of first occupancy permits.
Condition 68: Unless otherwise waived by the City, the use of pervious
pavers or alternate paving materials as visual cues for pedestrians
should be expanded to include some of the more extensive parking
areas serving the commercial lease spaces, common area/Club
House, the central pedestrian crossroads area, and the northerly
shared parking area on Lots 9 and 11 and the central.
Ayes (4): Commissioner Dandekar, Commissioner Wulkan, Vice Chair
Quincey, and Chair Jorgensen
Absent (2): Commissioner Hopkins, and Commissioner Kahn
CARRIED (4 to 0)
Page 7 of 28
4
4.b 2800 BROAD ST. (ARCH-0366-2021) REVIEW OF 28,997-SF, THREE-
STORY, MIXED-USE PROJECT, INCLUDING A 30% SHARED/MIXED-
USE PARKING REDUCTION
Associate Planner Kyle Bell presented the staff report and responded to
Commission inquiries.
Applicant representative Bryan Ridley of Bracket Architecture provided a
brief overview of the project and responded to questions raised.
Chair Jorgensen opened the public hearing.
Public Comments:
None
--End of Public Comment--
Chair Jorgensen closed the public hearing.
Motion By Vice Chair Quincey
Second By Commissioner Dandekar
Adopt a Resolution entitled, "A Resolution of the City of San Luis Obispo
Planning Commission approving the development of a new 28,997 -sf,
Three-Story, Mixed-Use Project consisting of 20 Residential Units with a
private roof deck, and 7,818 sf of commercial space, within the South
Broad Street Area Plan. Project includes a 30% Shared/Mixed-Use
Parking Reduction. Project is categorically exempt from Environmental
Review, as represented in the staff report and attachments dated
November 17, 2021 (2800 Broad Street, ARCH-0366-2021)" with the
following modifications:
Remove Condition No. 3
Modify Condition No. 21 to read, "The project is conditioned to replace or
upgrade complete frontage improvements and utilities per City
Engineering Standards, to the satisfaction of the Public Works Director."
Ayes (4): Commissioner Dandekar, Commissioner Wulkan, Vice Chair
Quincey, and Chair Jorgensen
Absent (2): Commissioner Hopkins, and Commissioner Kahn
CARRIED (4 to 0)
Page 8 of 28
5
5. COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Deputy Community Development Director Tyler Corey provided an update
of upcoming projects.
Assistant City Attorney Markie Jorgensen updated the Commission on the
complaint received by the Planning Commission related to the 163
Serrano project, noting that the Acting City Arborist issued civil penalties
to the owner for violation of the City’s Tree Ordinance and that the
imposition of penalties has been appealed.
6. ADJOURNMENT
The meeting was adjourned at 8:25 p.m. The next Regular Meeting of the
Planning Commission meeting is scheduled for December 8, 2021, at 6:00 p.m.
via teleconference.
_________________________
APPROVED BY PLANNING COMMISSION: XX/XX/202X
Page 9 of 28
Page 10 of 28
PLANNING COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF THE DRAFT ENVIRONMENTAL IMPACT REPORT (DRAFT
EIR) PREPARED FOR THE LOSSAN RAIL CORRIDOR AGENCY’S (LOSSAN)
CENTRAL COAST LAYOVER FACILITY (CCLF).
BY: Brian Leveille, Senior Planner FROM: Tyler Corey, Deputy Director
Phone Number: 805-781-7166 Email: tcorey@slocity.org
Email: bleveille@slocity.org
RECOMMENDATION
Receive public testimony and provide input to the LOSSAN Rail Corridor Agency and
environmental consultants regarding any additional analysis or data needed to
adequately evaluate environmental issue areas within the Draft EIR.
1.0 SUMMARY
The Los Angeles – San Diego – San Luis Obispo (LOSSAN) Rail Corridor Agency is
proposing an expansion and/or relocation of the existing layover facility adjacent to the
San Luis Obispo Station. The LOSSAN Rail Corridor Agency is a joint powers authority
that oversees the coastal rail line between San Diego, Los Angeles and San Luis Obispo.
It is governed by a 11-member Board of Directors composed of elected officials
representing rail owners, operators, and planning agencies along the rail corridor. The
LOSSAN Agency is staffed by the Orange County Transportation Authorit y (OCTA)1.
The Central Coast Layover Facility (CCLF) project is intended to increase overnight
storage capacity to support the service goals and objectives for the Pacific Surfliner in the
State Rail Plan and LOSSAN’s fiscal year Business Plan. The LOSSAN rail corridor is
351 miles in length and serves commuter trains, Amtrak intercity trains, and freight trains.
The LOSSAN corridor is identified as the second most heavily traveled intercity
passenger rail corridor in the nation.
San Luis Obispo is at the northern terminus of the Amtrak Pacific Surfliner service.
Currently, one Pacific Surfliner train overnights each day in San Luis Obispo for an early
morning departure the following day. The proposed project will provide for maintenance
of equipment at the northern terminus of the corridor and will allow for additional
passenger trains to hold overnight and allow a second morning departure from San Luis
Obispo. Additional storage and maintenance capacity will also allow for future further
expansion of service.
1 LOSSAN Rail Corridor Agency website: https://www.octa.net/LOSSAN-Rail-Corridor-Agency/Overview/
Meeting Date: 12/8/2021
Item Number: 5a
Time Estimate: 60 Minutes
Page 11 of 28
Item 5a
LOSSAN CCLF DEIR
Planning Commission Report – December 8, 2021
The EIR examined all potential issue areas including, Aesthetics, Air Quality, Biological
Resources, Cultural Resources, Energy, Geology/Soils, Greenhouse Gas Emissions,
Hazards and Hazardous Materials, Hydrology/Water Quality, Land Use/Pla nning, Noise
and Vibration, Public Services, Transportation, Tribal Cultural Resources, Utilities/Service
Systems, and Wildfire. The Draft EIR can be found on the LOSSAN CCLF Project
webpage: http://www.octa.net/LOSSAN-Rail-Corridor-Agency/Central-Coast-Layover-
Facility/#!Resources
2.0 COMMISSION'S PURVIEW
The purpose of this public hearing is to provide a forum for discussion of the Draft EIR
during the public review period for the document. Both Commission and public testimony
at this public meeting should be focused on the content of the Draft EIR, rather than the
particular merits of the project itself. The City of San Luis Obispo has limited review
authority over the project, and the Planning Commission will not be asked to make a
recommendation or take action on the project as the LOSSAN Rail Corridor Agency will
act on potential adoption and certification of the Final EIR and any associated CCLF
project approvals.
3.0 PREVIOUS PLANNING COMMISSION COMMENTS
On March 10, 2021, The Planning Commission held a scoping meeting for LOSSAN to
receive public input regarding potentially significant impacts of the project, alternatives,
and potential mitigation measures that should be addressed in more detail in the EIR
(Attachment C, March 10, 2021, PC meeting minutes).
4.0 PROJECT INFORMATION
4.1 Site Information/Setting
The project site is located on approximately 8.3 acres of mostly undeveloped land on the
Roundhouse site located in the Railroad Historic District. The proposed project is located
south of the existing San Luis Obispo Amtrak St ation and the project site extends from
the existing San Luis Obispo Amtrak Station south to Francis Street, and between the
Union Pacific Main Tracks and existing commercial and residential development to the
west. The southern extent of the project site is located just west of McMillan Avenue.
4.2 Project Description
The proposed project includes the construction of a new rail yard, storage and servicing
tracks, operations and maintenance buildings, landscape improvements, pedestrian
improvements, and safety and security features. Perimeter fencing would be installed
around the facility for site security and public safety. Funding is currently not available to
construct the entire facility at once. Instead, a phased construction approach is intended,
constructing an initial portion of the facility which includes the most immediately needed
elements, and adding the remaining components as the need arises and additional
funding becomes available. The sections below will provide some details that are known
at this stage in the project; the information is subject to change as design work proceeds.
Page 12 of 28
Item 5a
LOSSAN CCLF DEIR
Planning Commission Report – December 8, 2021
Rail Yard and Tracks. The proposed project would construct a new rail yard with up to
five new tracks.
Train Wash Track
Service & Inspection (S&I) Track
Storage Track (3)
Trains would enter the site from the mainline switch at the north end of the site, passing
through the Train Wash. Trains would travel south, passing the train wash building onto
the tail track and then reverse direction into either the S&I Track or to one of the other
storage tracks. Upon reaching the S&I position or a storage track, the trains would park
for the night, connecting to ground power to allow for the electric functions of the train to
continue and connecting to a yard air compressor to keep the brake system charged.
These connections allow for continuity of these functions without the locomotive engine
running, minimizing engine idling within the facility.
From the S&I or storage positions, daily servicing and light maintena nce can occur. Trains
stored on the S&I track would also undergo additional safety, operational and reliability
inspections. Trains would exit the facility north toward the San Luis Obispo station at
intervals based on the approved and published service sc hedules.
Buildings. The proposed CCLF would consist of a series of single-story structures
housing a variety of functions including office space, storage space, workshops, train
wash, train S&I and wheel truing.
Operations/Fleet Maintenance Building. The Operations Building would be an
approximately 3,000 square feet (sf) one-story building, which would house administrative
offices and restrooms for operations and maintenance staff.
Page 13 of 28
Item 5a
LOSSAN CCLF DEIR
Planning Commission Report – December 8, 2021
Fleet Maintenance Shops Building. The Fleet Maintenance Shops Building would be a
one-story building and approximately 2,900 sf and would house a welding/fabrication
shop, brake and coupler shop, and toolbox storage.
Parts Storeroom Building. The Parts Storeroom Building would be a one-story building,
approximately 1,500 sf, located adjacent to the Fleet Maintenance Shops Building and
Maintenance of Way Building. This building would store components and parts that are
required on a frequent basis to support maintenance activities, and would include a
dedicated secure area for shipping, receiving and storage.
Maintenance of Way (MOW) Building. The MOW Building would be a one-story building,
approximately 2,200 sf, located adjacent to the Par ts Storeroom Building. MOW is
responsible for inspection and maintenance of track, roadbed, and buildings for the
facility. MOW is also responsible for inspection and maintenance of non -revenue vehicles
assigned to the CCLF.
Wash Building. The Wash Building would be a 10,000 sf one-story building, located at
the center of the project site, along the Train Wash Track. An automatic, drive -through
train wash would be enclosed in the Wash Building. As described above, trains entering
the maintenance facility would pass through the Train Wash Building for cleaning prior to
being placed on one of the storage tracks or the S&I track. The train wash is anticipated
to operate 7 days per week. Each train arriving at the facility at the end of its service day
will enter through the wash, requiring it to run for about 5-10 minutes for each train. The
timing of the train wash operation will depend on the approved and published service
schedule and would likely be during the evening hours.
Wheel Truing Building. The Wheel Truing Building would be a one-story building,
approximately 1,900 sf in size and located at the north end of the project site adjacent to
the San Luis Obispo Railroad Museum parking lot. The Wheel Truing Building would
house an underfloor pit-mounted wheel truing machine. Use of this facility is anticipated
to be infrequent and not part of the daily operation.
S&I Shelter. One of the tracks would function as a storage track with an S&I position.
The S&I track would be covered by a 24’ high shelter. To provide access to the underside
of a train for inspection and maintenance, a lower-level work area or gauge pit would be
installed.
Cleaning Shelters. Two cleaning shelters would be provided south of the Wash Building
and storage tracks.
Parking. The proposed project would provide a total of 54 on -site parking spaces for
employees and visitors. Most of the parking spaces would be located on the west end of
the central yard in between the Roundhouse Site and Operations building. The other
parking spaces would be located adjacent to the MOW Shops building.
Page 14 of 28
Item 5a
LOSSAN CCLF DEIR
Planning Commission Report – December 8, 2021
Access. Primary employee and visitor access to the site would be from Roundhouse
Avenue. Additional emergency access to the site would be available from the train
museum parking lot (north end of site), from the parking lot off Alphonso Street (center of
site), and from Francis Avenue (south end of site).
5.0 CEQA PROCESS AND DRAFT EIR CONCLUSIONS
5.1 CEQA Process
Under CEQA, a 45-day public review period of the Draft EIR is required. A Draft EIR was
prepared and released to the public on November 5, 2021. This started a 45-day public
review period that will end on December 20, 2021.
LOSSAN is not required to but has requested the City Planning Commission to serve as
a venue to hold a public meeting on the Draft EIR, which allows LOSSAN to hear directly
from the Commission and public separate from their consideration of project approval and
provides an opportunity for members of the public to learn of the concerns of other people
testifying about the project’s environmental impact analysis. Both Commission and public
testimony at this public meeting should be focused on the content of the Draft EIR, rather
than the particular merits of the project itself. The public meeting represents an
opportunity to:
1. Obtain additional information needed to properly evaluate identified issue areas;
2. Identify issue areas that may not be covered in the draft environmental document;
and
3. Provide an opportunity for the public to express environmental concerns.
5.2 Draft EIR Contents and Conclusions
The Draft EIR concludes that the project will result in no impacts or less than significant
impacts in all issue areas and no Class 1 Significant Unavoidable Impacts are identified
in the EIR. The Draft EIR finds that mitigation measures are required to reduce impacts
to less than significant impacts in the following issue areas:
Air Quality
Biological Resources
Cultural Resources
Geology and Soils
Hazards and Hazardous Materials
Noise
Tribal Cultural Resources
Page 15 of 28
Item 5a
LOSSAN CCLF DEIR
Planning Commission Report – December 8, 2021
6.0 NEXT STEPS
LOSSAN and their consultant team will be recording comments of the Commission and
public for response in the Final Environmental Impact Report (FEIR ). In addition to the
comments of the Commission and public at this public meeting, staff continues to review
the DEIR for adequacy, and it is anticipated a detailed City comment letter will be provided
prior to the close of public comment on December 20, 2021.
The Final EIR will be a compilation of the Draft EIR and responses to comments received
regarding the Draft EIR from reviewing agencies, organizations, and individuals.
Responses to comments are a written evaluation of comments on the environmental
issues received from persons who reviewed the Draft EIR, including comments made at
this public workshop. The responses to comments will be prepared by LOSSAN staff and
their consultants. LOSSAN will have to certify the Final EIR, which must occur before an
action to approve the project can be made.
7.0 ATTACHMENTS
A. The Draft EIR is available for review online at the following location:
http://www.octa.net/LOSSAN-Rail-Corridor-Agency/Central-Coast-Layover-
Facility/#!Resources
*Hardcopies are also available for review at the San Luis Obispo Council of
Governments Office, 1114 Marsh St., San Luis Obispo. Please call (805) 781-4219
prior to visiting the San Luis Obispo Council of Governments Office.
B. Conceptual Project Plans
C. Planning Commission Minutes of March 10, 2021
Page 16 of 28
Parking Summary
Non-Revenue
EmployeeNisitor
Accessible Parking
Motorcycle Parking
2
44
2
2
Visitor Parking 2
Clean Air/Electric Vehicle Parking 2
Department Legend
perations
leet Maintenance
leet Maintenance Shop & Bay Areas
ard and SeNice Bay
Page 17 of 28
Page 18 of 28
City ofSan Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis
Obispo
Minutes - Draft
Planning Commission
Minutes
Planning Commission
Regular Meeting
Wednesday, March 10, 2021
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, March 10, 2021 at 6:04 p.m., via teleconference, by Chair Hemalata Dandekar.
ROLL CALL
Present: Commissioners Michael Hopkins, Steve Kahn, Nicholas Quincey, Michelle Shoresman,
Mike Wulkan, Vice-Chair Robert Jorgensen, and Chair Hemalata Dandekar
Absent: None
Staff: Community Development Director Michael Codron, Deputy Community
Development Director Tyler Corey, 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 QUINCEY, SECOND BY
COMMISSIONER WULKAN, CARRIED 7-0-0 to approve the Planning Commission
Minutes of February 24, 2021.
Page 19 of 28
Planning Commission Meeting Minutes
March 10, 2021
Page 2 of 5
PUBLIC HEARING
2. Public scoping meeting to discuss the scope of the Environmental Impact Report (EIR) being
prepared for the Los Angeles – San Diego - San Luis Obispo (LOSSAN) Rail Corridor Agency,
Central Coast Layover Facility (CCLF). The project site is located on approximately 8.3 acres
of mostly vacant land area between the area west of the Union Pacific (UP) Main Tracks and
areas east of the Roundhouse St. terminus (Roundhouse site). The southern extent of the
project area is east of Francis Avenue and terminates in the area north of McMillan Avenue
west of the UP tracks. The project consists of the construction of a new rail yard, storage and
servicing tracks, operations and maintenance buildings, landscape improvements, and
pedestrian improvements. Address: 1320 Roundhouse Street; Zoning: Service-
Commercial with Special Considerations and Historic Overlay (C-S-S-H); LEAD
AGENCY: LOSSAN Rail Corridor Agency.
Senior Planner Brian Leveille presented the staff report and Active Transportation Manager,
Adam Fukushima, reviewed active transportation facilities that exist or are planned for in the
general project area.
LOSSAN representatives, James Campbell, Manager of Programs / Project Manager, Dan Phu,
Environmental Program Manager, Scott Gaastra, Design Project Manager, and Tim Gnibus,
EIR Project Manager, presented an overview of the project and provided responses to questions
raised by the Commission.
Chair Dandekar opened the public hearing.
Public Comment:
Jackie Mansoor, APCD, noted concerns of diesel particulate matter effects on nearby residents.
Noted is was important to understand management and policies of engine idling and welding
operations. Polluting sources should be located as far away as possible from residents.
Elizabeth Aloe, resident at Roundhouse Place Apartments had questions on phasing of project,
concerns of noise throughout construction, and after with trains idling; concerns of crime,
traffic impacts, loss of on street parking on Roundhouse, lighting impacts on residential
apartments in the area and projects under construction.
Daniel Kallal, noted that although the project is in the Railroad District Plan, there are also
nearby properties in the Broad Street corridor plan and aesthetics should be evaluated. Also,
noted safety concerns should be evaluated and the Railroad Safety Trail between the facility
and apartments will likely enhance safety over the current situation.
Pete Rodgers, Director of SLOCOG emphasized support for the project and discussed rail
operations as a part of the City’s past and this sites past. Stated the facility will allow ability to
implement State Rail Plan and expand operations north and south and rail is consistent with
efforts to reduce GHG’
Page 20 of 28
Planning Commission Meeting Minutes
March 10, 2021
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Jonathan Roberts, Chair of Active Transportation Committee, noted concerns over negative
effect the project may have for GHG reduction goals and indicated support for completion of
the Railroad Safety trail on the west side of the tracks.
Armen Grewal, noted past fires on the property and noted need to consider bridge crossings
and had a question on the proper contact for LOSSAN.
Glenn Matteson, San Luis Obispo Railroad Museum, noted appreciation for info provided by
LOSSAN and HDR staff. He noted security fencing may cause access issues for museum staff
which is needed for maintenance of display track and rail cars. He noted the project would
reestablish operations at a lower level than had already been there historically for a long period
of time.
Chair Dandekar closed the public hearing.
ACTION: By consensus, the Commission requested staff to agendize an item on a future
meeting for the Commission to provide comments on the Draft Environmental Impact Report
DEIR) for the project, and requested the LOSSAN Rail Corridor Agency consider comments
raised by the public and Commission comments as summarized below in preparation of the
Draft EIR:
Fencing impact to the Railroad Museum operations
Night noise and lighting due to facility operation
Pedestrian and bicycling connections through and adjacent to the project, including
planned grade separated crossings both south and north of the project
Visual impact of building design, height, etc., on neighborhood
Railroad District design vernacular
Air pollution impacts from train idling and facility operations (welding, etc.)
Safety and crime impact to local residents
Preservation of historic roundhouse remnants and visibility/use by citizens
Project description should be more specific to adequately perform the EIR.
o Hours of operation for activities
o Building placement and use
o Design of buildings included in project description
o Phasing of building
Evaluate consistency with existing City plans, guidelines, laws:
o Railroad Historic Area Plan
o Historic Preservation ordinance
o Circulation element, specifically the grade separated crossing at Roundhouse Ave.
o Broad Street Corridor Plan
Security fencing impact to the current informal access to the area
How engine idling will be managed – diesel particulate matter impact to local residents
Neighborhood noise and traffic during construction and increased ongoing operational
traffic
The Commission recessed at 7:55 and resumed with all Commissioners present at 8:05.
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Planning Commission Meeting Minutes
March 10, 2021
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3. Review of a mixed-use project consisting of 9 residential units and approximately 10,400
square feet of commercial space, as a part of the Jones Subdivision Tract No. 3066. The project
includes a request for a 40 percent parking reduction for the commercial use. The project is
consistent with the previously adopted Mitigated Negative Declaration for SBDV-0067-2014
Tract No. 3066), City Council Resolution No. 10620 (2015 Series); Project address: 3806
Ranch House; Case #: ARCH-0256-2020; Zone: C-C-MU; Travis Fuentez,
owner/applicant.
Commissioner Hopkins recused himself and left prior to staff presentation of the item.
Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries.
Applicant representative, Scott Martin, Principal Architect, RRM Design Group, provided an
overview of the project.
Chair Dandekar opened the public hearing.
Public Comment:
None
Chair Dandekar closed the public hearing.
ACTION: MOTION BY COMMISSIONER KAHN, SECOND BY VICE CHAIR
JORGENSEN, CARRIED 6-0-1 (COMMISSIONER HOPKINS RECUSED) to adopt a
Resolution entitled,
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF A MIXED-USE PROJECT WITHIN THE
JONES SUBDIVISION TRACT NO. 3066, CONSISTING OF NINE (9) MODERATE-
INCOME AFFORDABLE RESIDENTIAL UNITS, APPROXIMATELY 10,400
SQUARE FEET OF COMMERCIAL SPACE, WITH A 40 PERCENT PARKING
REDUCTION FOR THE COMMERCIAL USES, AND A FINDING OF
CONSISTENCY WITH PREVIOUSLY ADOPTED MITIGATED NEGATIVE
DECLARATION ER137-11, CITY COUNCIL RESOLUTION NO 10620 (2015
SERIES), AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED MARCH 10, 2021 (3806 RANCH HOUSE ROAD, ARCH-0256-2020) with the
following modification to Condition #9:
inverted “U” rack designs shall not be permitted). Long term bicycle parking spaces shall
provide charging capability for ebikes and shall provide a variety of floor and wall mounted
racks to accommodate bicycles that vary in size, shape and weight. Sufficient detail shall be
provided about placement and design...”
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Planning Commission Meeting Minutes
March 10, 2021
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Commissioner Hopkins returned to the meeting following recusal for this item.
4. Presentation of the General Plan Annual Report; Project Address: Citywide.
Assistant Planner Graham Bultema presented the staff report and responded to Commission
inquiries, with input from Deputy Community Development Director Tyler Corey and
Community Development Director Michael Codron.
Chair Dandekar opened the public hearing.
Public Comment:
None
Chair Dandekar closed the public hearing.
ACTION: By consensus, the Commission agreed to receive and file the General Plan Annual
Report for 2020, with the following comments to be forwarded to City Council:
Prioritize inclusionary housing
Residential growth management table – add footnote to clarify unit counts include
exclusions (ADUs; affordable units; downtown units) Make a few minor corrections
regarding the Orcutt Area Specific Plan section
COMMENT AND DISCUSSION
5. Agenda Forecast – Deputy Community Development Director Tyler Corey provided an
update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 9:54 p.m. The next Regular Meeting of the Planning Commission
meeting is scheduled for Wednesday, March 24, 2021, at 6:00 p.m., via teleconference.
APPROVED BY THE PLANNING COMMISSION: 03/24/2021
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Memorandum
Date: November 24, 2021
To: City Council
From: Michael Codron, Community Development Director
Prepared By: Teresa McClish, Housing Policy and Programs Manager
Owen Goode, Assistant Planner
Olivia Bergin, Planning Intern
Subject: Senate Bill 9
Overview
On September 16, 2021, California Governor Gavin Newson approved Senate Bill No. 9 (SB-9)
with the goal of increasing the state’s housing supply while providing for increased home-
ownership opportunities. While the new law is also intended to promote “affordability,” it only does
this through increased supply and does not require affordable housing as a component of any
project.
SB-9 makes two important changes to the Government Code with respect to land zoned R-1
(Low-Density Residential). The first change allows for more “by right” urban infill development –
specifically requiring jurisdictions to ministerially approve up to two primary residences on a given
R-1 lot. The second allows for an “urban lot split,” which would allow for the two residences to be
built on separate lots so that they can be sold independently, creating additional home-ownership
opportunities. It is important to note that SB-9 does not combine with Accessory Dwelling Unit
requirements, which allow up to three units to be on a lot (primary residence, ADU and Junior
ADU). SB-9 only requires that local agencies allow up to two primary residences of 800 square
feet each.1 SB-9 specifically relieves local agencies from other Government Code requirements
related to Accessory Dwelling Units and Junior Accessory Dwelling Unit requirements when an
urban lot split is pursued.2
SB-9 will go into effect on January 1, 2022. The State Department of Housing and Community
Development (HCD) is expected to publish a guidance memo on implementation and enforcement
of SB-9, but there is no timetable for publication of the memo. In the meantime, staff has been
researching the issues and engaging with planners locally and across the State to better
understand the full range of development opportunities created by SB-9 and how the City may
want to respond with a local ordinance to guide implementation. While some jurisdictions, notably
Santa Barbara, are pursuing emergency ordinances, this is not currently recommended for the
City of SLO given the significant eligibility constraints for pursuing an SB-9 project, and other high-
priority work currently underway on the Inclusionary Housing Ordinance update.
1 See Government Code Section 65852.21 (b)(2)(A):
https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220SB9
2 See Government Code Section 65852.21(f):
https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220SB9
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SB‐9 Implementation Memo : 11/24/2021 : Page 2
Eligibility
Like SB-35 before it, SB-9 includes eligibility criteria that significantly limits where the new rules
can be implemented and who is eligible to pursue an SB-9 project. A summary of these eligibility
requirements follows.
Owner-Occupancy
SB-9 has significant owner-occupancy requirements to ensure stability in neighborhoods and
prevent speculation and lot accumulation for the purpose of infill development. Any property
included in a project that intends to take advantage of SB-9 rules cannot demolish or significantly
alter any unit that has been occupied by a tenant during the previous three years. In addition,
owner-occupancy of one of the units is required for three years following development.
Approximately half of all of the City’s R-1 lots are currently used as rental properties and would
not be immediately eligible for SB-9 development.
Exclusion Areas
SB 9 cross references Government Code Section 65913.4 created by SB-35 (e.g. proposed SB-
9 development must satisfy the requirements of subparagraphs (B) to (K), inclusive of paragraph
(6) of subdivision (a) of Government Code Section 65913.4). SB-9 defines exclusion areas as
areas that include the following designations:
Prime farmland or farmland of statewide importance;
Wetlands;
Land within the very high fire hazard severity zone, unless the development complies with
state mitigation requirements;
Hazardous waste sites;
Sites within earthquake fault zones;
Land within the 100-year floodplain or a floodway;
Land identified for conservation under a natural community conservation plan, or lands
under conservation easement;
Habitat for protected species; or
Sites located within a historic or landmark district, or a site that has a historic property or
landmark under state or local law, as specified.
The City is in the process of mapping these exclusion areas, which together with the owner-
occupancy requirements will further reduce the number of properties that can participate in an
SB-9 development.
Urban Lot Split Requirements
To qualify for ministerial, or “by-right” approval, the proposed lot split must meet the following
criteria:
The lot split must result in two lots of approximately equal size (60/40 split at most);
Each new lot must be at least 1,200 square feet (unless the local agency adopts a lower
minimum);
The lot to be split cannot have been established through a prior SB-9 lot split;
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SB‐9 Implementation Memo : 11/24/2021 : Page 3
Neither the lot owner nor anyone acting “in concert with” the owner has previously
subdivided an adjacent parcel through a SB-9 lot split;
The uses on the resulting lots would be residential;
The property has not had a tenant on the premises during the past three years; and
The applicant records an agreement that requires them to live in one of the resulting units
for three years unless the applicant is a qualified non-profit or community land trust.
Projects Must Be Consistent with City Objective Design Standards
The objective design standards recently added to the City’s Zoning Regulations will apply to SB-
9 projects. However, the new law includes some provisions that would require the City to relax its
requirements. For example, if there is an existing dwelling unit on a property that has less than
standard setbacks, the City cannot require greater setbacks for the new development. SB-9
allows for new buildings to be developed with a maximum 4-foot setback, where the City’s normal
standard is 5 feet. In addition, the City cannot impose standards that would prevent the ability of
the project to include up to two dwellings, minimum 800 square feet each.
Parking Requirements
The City may require one parking space per unit because there are no qualifying “high quality”
transit facilities within our jurisdiction, nor formal car share programs.
ADU’s and Impact Fees
As previously mentioned, SB-9 projects do not combine with the ADU law to allow more than
three units per lot (which can currently be accomplished under local regulations). Overall, there
are significant benefits to pursuing an ADU project rather than an SB-9 project. Specifically, an
ADU project can net an additional unit (three versus two), ADU projects are exempt from impact
fees, and ADU projects are exempt from owner-occupancy requirements. In addition, far more
properties in the City are eligible for ADUs.
New development proposed under SB-9 must pay all City impact fees, making SB-9 development
relatively expensive when compared to ADU development. As a result, staff believes that property
owners in the City will continue to pursue ADU projects over SB-9 projects, unless an urban lot
split is pursued allowing for cost recovery through the sale of one of the resulting homes (with
owner-occupancy required for the other).
Statistical Analysis Ongoing
City staff is coordinating with our Geographic Information Systems (GIS) team and leveraging
recent research that was provided by the Terner Center for Housing Innovation at UC Berkeley
to provide a statistical analysis of potential SB-9 project sites. This work is ongoing, and results
will be shared with the community once it is completed. The final product will identify lots where
SB-9 development is technically feasible. Staff intends to perform a fine grain level of analysis to
take into consideration properties that would be limited from pursuing SB-9 projects due to
Homeowner’s Association requirements (e.g. Stoneridge), and townhome developments that may
technically qualify but practically do not have sufficient land available to support new
development.
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SB‐9 Implementation Memo : 11/24/2021 : Page 4
Next Steps
City staff will be making a presentation on SB-9 to the Planning Commission on December 8th.
The City Council may also wish to discuss SB-9 on a future agenda.
Should a majority of City Council members direct staff to prepare an emergency ordinance to
address SB-9 development standards, staff would like the opportunity to discuss “trade-offs” with
the City Council. Specifically, staff is currently prioritizing the Inclusionary Housing Ordinance
update for completion in August 2022. Staff recommends that the SB-9 implementing ordinance
follow the Inclusionary Housing Ordinance update.
In the meantime, staff is tracking the work of other jurisdictions on this topic. The cities of
Atascadero, Santa Barbara, Mill Valley, Palo Alto, and Cupertino are pursuing ordinances now.
Staff will track these efforts and is also looking out for the expected guidance memo from HCD,
which will help us identify the appropriate scope for a local ordinance on SB-9 implementation.
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