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HomeMy WebLinkAbout01-24-2024 PC Agenda Packet Planning Commission AGENDA Wednesday, January 24, 2024, 6:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo The Planning Commission holds in-person meetings. Zoom participation will not be supported at this time. Planning Commission meetings can be viewed remotely on Channel 20 and the City’s YouTube Channel: http://youtube.slo.city INSTRUCTIONS FOR PUBLIC COMMENT: Public Comment prior to the meeting (must be received 3 hours in advance of the meeting): Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990 Palm Street, San Luis Obispo, California, 93401. Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your email, please include the date of the meeting and the item number (if applicable). Emails will not be read aloud during the meeting. Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the agenda item number you are calling about, and leave your comment. Verbal comments must be limited to 3 minutes. Voicemails will not be played during the meeting. *All correspondence will be archived and distributed to members, however, submissions received after the deadline may not be processed until the following day. Public Comment during the meeting: Meetings are held in-person. To provide public comment during the meeting, you must be present at the meeting location. Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy, Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire to utilize electronic visual aids to supplement their oral presentation are encouraged to provide display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the City Clerk's Office at cityclerk@slocity.org or (805) 781-7114. Pages 1.CALL TO ORDER Chair Munoz-Morris will call the Regular Meeting of the Planning Commission to order. 2.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. 3.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. 3.a CONSIDERATION OF MINUTES - DECEMBER 13, 2023 PLANNING COMMISSION MINUTES 5 Recommendation: To approve the Planning Commission Minutes of December 13, 2023. 4.PUBLIC HEARING 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. 4.a 40 PRADO ROAD (MOD-0578-2023) REVIEW OF REQUEST TO AMEND THE EXISTING CONDITIONAL USE PERMIT TO INCREASE THE NUMBER OF SAFE PARKING SPACES AND MODIFY HOURS OF OPERATION AT 40 PRADO HOMELESS SERVICES CENTER 9 Recommendation: Adopt a Resolution to amend the existing Conditional Use Permit (USE- 0413-2014) at 40 Prado Homeless Services Center to increase the capacity of the Safe Parking Program from seven (7) vehicle spaces to twelve (12) vehicle spaces and update the program hours from 4:45 p.m. - 8:30 a.m. to 2:30 p.m. - 8:00 a.m. 5.COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Receive a brief update from Deputy Community Development Director Tyler Corey. 6.ADJOURNMENT The next Regular Meeting of the Planning Commission is scheduled for February 14, 2024 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. 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) 781-7114 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: www.youtube.com/CityofSanLuisObispo. 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/mayor-and-city-council/agendas-and- minutes. 1 Planning Commission Minutes December 13, 2023, 6:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo Planning Commissioners Present: Commissioner Dave Houghton, Commissioner Bob Jorgensen, Commissioner Steve Kahn, Commissioner Eric Tolle, Vice Chair Justin Cooley, Chair Juan Munoz-Morris Planning Commissioners Absent: Commissioner Lindsay Ringer City Staff Present: Deputy Community Development Director Tyler Corey, Assistant City Attorney Markie Kersten, Deputy City Clerk Kevin Christian _____________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Planning Commission was called to order on December 13, 2023 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo, by Chair Munoz-Morris. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: Whitney McDonald --End of Public Comment-- 3. CONSENT Motion By Vice Chair Cooley Second By Commissioner Houghton To approve Consent Calendar Items 3a and 3b. Ayes (6): Commissioner Houghton, Commissioner Jorgensen, Commissioner Kahn, Commissioner Tolle, Vice Chair Cooley, and Chair Munoz-Morris Absent (1): Commissioner Ringer CARRIED (6 to 0) Page 5 of 39 2 3.a CONSIDERATION OF MINUTES - SEPTEMBER 6, 2023 PLANNING COMMISSION MINUTES To approve the Planning Commission Special Meeting Minutes of September 6, 2023. 3.b 1166 HIGUERA STREET (GENP-0555-2023) GENERAL PLAN CONFORMANCE OF A CITY SURFACE PARKING LOT Adopt a Resolution determining General Plan conformance for the acquisition of property located at 1166 Higuera Street (GENP-0555-2023): "A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION DETERMINING GENERAL PLAN CONFORMANCE FOR ACQUISITION OF PROPERTY LOCATED AT 1166 HIGUERA FOR A CITY PARKING FACILITY. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW UNDER THE GENERAL RULE OF SECTION 15061(B)(3) OF THE CEQA GUIDELINES AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED DECEMBER 13, 2023 (1166 HIGUERA STREET, GENP-0555-2023)" 4. PUBLIC HEARINGS 4.a 4240 & 4280 EARTHWOOD LANE AND 165 CESSNA COURT (ARCH- 0197-2023) REVIEW OF THE MULTI-FAMILY HIGH DENSITY RESIDENTIAL (R-4) COMPONENT IN PHASE 3 OF THE AVILA RANCH DEVELOPMENT PROJECT This item was pulled from the agenda by staff and continued to a date certain, the January 24, 2024 Planning Commission Meeting. 4.b 1166 HIGUERA STREET (USE-0559-2023) REQUEST FOR A CONDITIONAL USE PERMIT TO ESTABLISH A CITY PARKING FACILITY (I.E., SURFACE PARKING LOT) FOR PAID PUBLIC PARKING. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW. Associate Planner Hannah Hanh presented the staff report and answered Commission inquiries. Assistant City Manager Whitney McDonald responded to requests from the Commission for additional background use and projected use information, as well as timeline questions. Page 6 of 39 3 Chair Munoz-Morris opened the Public Hearing Public Comment: None --End of Public Comment-- Chair Munoz-Morris closed Public Comment Motion By Commissioner Jorgensen Second By Commissioner Houghton Adopt the Resolution approving the project, based on the findings and subject to the conditions of approval: "A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING A CONDITIONAL USE PERMIT TO ESTABLISH A CITY PARKING FACILITY (I.E., SURFACE PARKING LOT) AT 1166 HIGUERA STREET. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW UNDER SECTION 15301 (EXISTING FACILITIES) OF THE CEQA GUIDELINES AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED DECEMBER 13, 2023 (1166 HIGUERA STREET, USE-0559-2023)" Ayes (6): Commissioner Houghton, Commissioner Jorgensen, Commissioner Kahn, Commissioner Tolle, Vice Chair Cooley, and Chair Munoz-Morris Absent (1): Commissioner Ringer CARRIED (6 to 0) 5. COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Deputy Community Development Director Tyler Corey provided the following update of upcoming projects:  The following items are tentatively scheduled for the January 24, 2024 Planning Commission Meeting: o Review of the multi-family High Density Residential (R-4) component in Phase 3 of the Avila Ranch Development project; 4240 & 4280 Earthwood Lane and 165 Cessna Court (ARCH- 0197-2023); and Page 7 of 39 4 o Review of a request to amend a previously approved Conditional Use Permit to expand a Safe Parking Program at the 40 Prado Homeless Services Center; 40 Prado Road (MOD- 0578-2023). 6. ADJOURNMENT The meeting was adjourned at 6:25 p.m. The next Regular Meeting of the Planning Commission is scheduled for January 24, 2024 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. The Regular Meetings of December 27, 2023 and January 10, 2024 will be cancelled. _________________________ APPROVED BY PLANNING COMMISSION: XX/XX/2024 Page 8 of 39 PLANNING COMMISSION AGENDA REPORT SUBJECT: 40 PRADO ROAD (MOD-0578-2023) REVIEW OF REQUEST TO AMEND THE EXISTING CONDITIONAL USE PERMIT TO INCREASE THE NUMBER OF SAFE PARKING SPACES AND MODIFY HOURS OF OPERATION AT 40 PRADO HOMELESS SERVICES CENTER THAT PROVIDES INDIVIDUALS AND FAMILIES EXPERIENCE BY: Sarah Cooper Via: Daisy Wiberg Homelessness Response Homelessness Response Manager Administrative Specialist Phone Number: 805-781-7025 Phone Number: 805-781-7255 Email: dwiberg@slocity.org Email: scooper@slocity.org APPLICANT: Community Action Partnership of San Luis Obispo (CAPSLO) RECOMMENDATION Adopt a resolution (Attachment A) to amend the existing Conditional Use Permit (USE – 0413-2014) at 40 Prado Homeless Services Center to increase the capacity of the Safe Parking Program from seven (7) vehicle spaces to twelve (12) vehicle spaces and update the program hours from 4:45 p.m. - 8:30 a.m. to 2:30 p.m. - 8:00 a.m. 1.0 COMMISSION'S PURVIEW The Planning Commission’s role is to review the project for consistency with the General Plan, Zoning Regulations, Homelessness Response Strategic Plan, and applicable City development standards. Planning Commission (PC) review is required to amend the existing Safe Parking Program Conditional Use Permit. 2.0 SUMMARY The applicant, Community Action Partnership of San Luis Obispo (CAPSLO), operates a Safe Parking Program in the parking lot of 40 Prado Homeless Services Center. The applicant currently holds a Conditional Use Permit allowing for the use of seven designated parking spaces to accommodate a maximum of seven vehicles. The program provides safety for individuals residing in their cars and better access to support and social services at the 40 Prado Homeless Services Center. Participants in the safe parking program are required to enroll in case management services with the ultimate goal of obtaining permanent housing. The scope of this amendment of the existing Conditional Use Permit is intended to increase the capacity of the 40 Prado Safe Parking Program from seven (7) vehicles to a total of twelve (12) vehicles and update the program hours from 4:45 p.m. - 8:30 a.m. to 2:30 p.m. - 8:00 a.m. in accordance with the Program Description (Attachment B). Meeting Date: 1/24/2024 Item Number: 4a Time Estimate: 30 minutes Page 9 of 39 Item 4a MOD-0578-2023– CAPSLO Safe Parking Program Administrator Permit Amendment Planning Commission Report – January 24, 2024 3.0 BACKGROUND The safe parking program has proved effective in allowing CAPSLO to minimize barriers and provide flexibility to quickly expand services to connect unhoused persons to services and move into shelters or housing in a timely manner responsive to diverse needs. Expanding the Safe Parking Program vehicle capacity will continue to support the applicant’s facilitation of connection to community services to support people facing vehicular homelessness. The Safe Parking Program has enabled those currently sleeping in their vehicles in public places to have a safe and stable place to temporarily park while they engage in case management services to transition into permanent housing. CAPSLO is requesting to expand that program by establishing an additional five spaces, for a total of twelve safe parking spaces located at the 40 Prado Homeless Services Center. The proposed amendment of the program continues to include the following elements, with items 1 and 3 (bolded below) reflecting the only updates to program operations: 1. The proposed program will have a maximum of 12 vehicles; (*Updated from 7 vehicles) 2. Participants will be required to enroll in case management services with the ultimate goal of obtaining permanent housing; 3. Hours of operation will be 2:30p.m. to 8:00a.m.; (*Updated from 4:45p.m. to 8:30a.m.) 4. Trash and recycling facilities will be provided; 5. Water and restroom facilities will be provided; 6. The site is removed from residential areas, with a minimum 50 -foot buffer; 7. The site is located in close proximity to public transportation (85 feet from the existing Prado Road Bus Stop); 8. Monitoring and oversight of the program will be provided by CAPSLO; 9. Preference shall be given to residents of San Luis Obispo County who have been living in the County for a minimum period of six months within the last two years; 10. Participants will be required to complete a program intake, provide a government issued ID and proof of registration and insurance, and submit to a Megan’s Law/290 background check; 11. Only those vehicles registered in the Safe Parking Program will be allowed to use designated spaces to sleep in their vehicles overnight at 40 Prado Homeless Services Center; 12. An updated roster of names and vehicle numbers of all participants will be maintained and located at the CAPSLO offices at 40 Prado; and 13. All participants will be required to sign a written agreement to follow all terms and conditions of the program (Attachment A). Page 10 of 39 Item 4a MOD-0578-2023– CAPSLO Safe Parking Program Administrator Permit Amendment Planning Commission Report – January 24, 2024 4.0 PREVIOUS REVIEW In June 2012, CAPSLO initiated a pilot program to establish a Safe Parking Program at the former Prado Day Center. On September 3, 2013, the City Council adopted amendments to Title 17 of the Municipal Code to allow for safe parking facilities in the City of San Luis Obispo with the approval of a Planning Commission Use Permit. The Safe Parking Program at the 40 Prado Homeless Services Center (40 Prado Roa d) received formal Use Permit approval from the Planning Commission on December 10, 2014 (PC-5621-14), for seven safe parking spaces (Attachment C). CAPSLO has continued to operate the Safe Parking Program at 40 Prado Homeless Services Center from 2014 to date. Since the implementation of the Safe Parking Program, CAPSLO has successfully facilitated service referrals and permanent housing placements for individuals experiencing vehicular homelessness. In addition to those outcomes, the program serves as a homelessness prevention strategy, diverting individuals who may be at risk of experiencing unsheltered homelessness. 5.0 PROJECT ANALYSIS The proposed amendment must conform to the standards and limitations of the Zoning Regulations and Engineering Standards. Staff has evaluated the amendment’s consistency with relevant requirements and has found it to be in substantial compliance, as discussed in this analysis. 5.1 Consistency with the General Plan The General Plan Land Use Element Table 1 identifies Homeless Shelters and similar services as appropriate within the Office Land Use Designation. Housing Element Policy 8.10 encourages the City to assist the homeless and those at risk of becoming homeless by supporting shelters, temporary housing, and transitional housing. The project is consistent with the General Plan Policies because it provides a form of transitional shelter for individuals and families experiencing homelessness or at risk of becoming homeless. City policies further support homeless services and transitional housing opportunities, especially those located close to major transit, bike, and pedestrian corridors. 5.2 Major City Goal & Homelessness Response Strategic Plan The City has established preventing and addressing homelessness as a key priority in alignment with its Major City Goal for Housing and Homelessness and the SLO Countywide Plan to Address Homelessness. According to Point in Time Count Data, the average number of people experiencing homelessness in the City of San Luis Obispo has fluctuated between 385 and 482 since 2015. Of those experiencing homelessness in the City, an average of 37% have been unsheltered, meaning that they reside in places not meant for human habitation including public spaces, vehicles, and abandoned buildings. City Major City Goal for Housing and Homelessness includes Homelessness Response Strategic Priority no. 4: to leverage additional funding from other partner agencies for Mobile Crisis Unit (MCU) program, and Community Action Team (CAT) and service expansion; develop sustainable safe parking programs (emphasis added); and pilot Page 11 of 39 Item 4a MOD-0578-2023– CAPSLO Safe Parking Program Administrator Permit Amendment Planning Commission Report – January 24, 2024 additional transitional shelter programs with regional partners. On March 21, 2023, the City Council adopted the Homelessness Response Strategic Plan, which outlines the City’s role in implementing strategies to prevent homelessness and connect individuals experiencing homelessness to services and housing. One of the goals outlined for Pilot Programs in the Strategic Plan reads as follows: “Collaborate with the County to develop scalable and replicable programs to connect those experiencing homelessness to a variety of shelter and housing options through timely outreach, and advocate for County implementation of successful programs.” A key task related to Safe Parking under the Pilot Program goal includes the following: “Pursue opportunities with the faith-based community to develop safe parking or tiny home placement initiatives.” (Pilot Programs, Objective 2, Key Task 3) While the City continues to explore the development of a Rotating Overnight Safe Parking Program in partnership with CAPSLO and the faith-based community, the 40 Prado Safe Parking Program provides needed capacity and services for individuals experiencing vehicular homelessness in the City of SLO. 5.3 Consistency with the Zoning Regulations In accordance with Zoning Regulations Chapter 17.10. Table 2 -1 (Uses Allowed by Zone), safe parking activities are conditionally allowed subject to a Conditional Use Permit. Safe Parking Regulations Section 17.86.230 establishes standards required for any Safe Parking Facility within the City. The 40 Prado Safe Parking site is located in Zone O -PD and, as noted above and within the program description (Attachment B), the applicant agrees to comply with all relevant standards under the Safe Parking Regulations. Several factors of the proposed project have been considered and analyzed as part of this modification to the Safe Parking Program Conditional Use Permit for consistency with the Safe Parking Regulations. These factors are identified and discussed below: Number of Vehicles Allowed: The applicant is proposing a maximum number of 12 vehicles be allowed at the site. Currently, the 40 Prado Safe Parking Program hosts 7 vehicles. Hours of Operation: The facility will operate from 2:30 p.m. and 8:00 a.m., updated from previous operating hours of 4:45 p.m. to 8:30 a.m., with participants having access to the 40 Prado Access Center Program outside of program hours. Staff finds that the proposed hours are appropriate per information from the City of San Luis Obispo Police Department and past program practice. Separation Between Facilities: The project site provides adequate separation of at least 50 feet between the program boundaries and any property that contains residential uses, in accordance with Section 17.86.230(E)(6). Page 12 of 39 Item 4a MOD-0578-2023– CAPSLO Safe Parking Program Administrator Permit Amendment Planning Commission Report – January 24, 2024 Neighborhood Relations Plan: The City established the Good Neighbor Policy in order to maintain clear expectations between the community and homeless service providers. As such, CAPSLO has provided a Neighborhood Relations Plan (Attachment A) based on the mitigation tools outlined within the Good Neighbor Policy. Monitoring and Oversight: The proposed safe parking program will provide overnight monitoring of the Safe Parking Area with the use of on-site, no sound security cameras that cover a significant portion of the parking lot. Outdoor lighting to allow for vehicle identification and safe use of facilities will be maintained. Mitigation of potential safety impacts of the program is outlined in the Monitoring and Oversight Plan (Attachment A). Restroom, Water and Trash Facility Plan: Water, restroom, and trash facilities will be made available to participants during safe parking facility hours. Participants will be provided with the entry code needed to access the safe parking restroom. Tra sh and restroom maintenance will be provided at least twice a week. Outside of program hours participants will have access to on-site facilities at 40 Prado, including restrooms, meals, internet access, and laundry. 6.0 ENVIRONMENTAL REVIEW The project is intended to serve as a Low Barrier Navigation Center which is an activity exempt from the California Environmental Quality Act (CEQA) by California Government Code Section 65660(b), in accordance with CEQA Guidelines Section 15061(b)(1). The Project also has no potential for causing a significant effect on the environment in accordance with CEQA Guidelines Section 15061(b)(3). 7.0 OTHER DEPARTMENT COMMENTS The project has been reviewed by various City departments and divisions including Planning, Housing & Homelessness, Police, Parking, and Code Enforcement. Comments have been incorporated into the draft resolution as conditions of approval. 8.0 ALTERNATIVES 1. Continue project. An action to continue the item should include a detailed list of additional information or analysis required to make a decision. 2. Deny the project. An action denying the project should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Community Design Guidelines, Railroad District Plan, Zoning Regulations or other policy documents. Page 13 of 39 Item 4a MOD-0578-2023– CAPSLO Safe Parking Program Administrator Permit Amendment Planning Commission Report – January 24, 2024 9.0 ATTACHMENTS A - Draft PC Resolution Exhibit A: Neighborhood Relations Plan Exhibit B: Program Rules Exhibit C: Monitoring and Oversight Plan B - Program Description C - Approval Letter for USE-0413-2014 and Planning Commission Resolution No.5621- 14 Page 14 of 39 RESOLUTION NO. PC- _______ (2024 SERIES) A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING A MODIFICATION TO AN EXISTING CONDITIONAL USE PERMIT TO INCREASE THE NUMBER OF SAFE PARKING SPACES AND MODIFY HOURS OF OPERATION AT 40 PRADO HOMELESS SERVICES CENTER THAT PROVIDES UNHOUSED INDIVIDUALS AND FAMILIES A SAFE PLACE TO TEMPORARILY PARK A VEHICLE OVERNIGHT TO FACILITATE THE TRANSITION TO PERMANENT HOUSING; AS REPRESENTED IN THE STAFF REPORT AND ATT ACHMENTS DATED JANUARY 24, 2024 (MOD-0578-2023) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on December 10, 2014, and approved a Safe Parking Facility located at 40 Prado Homeless Services Center; application number USE-0413-2014; and WHEREAS, the General Plan 6th Cycle Housing Element includes Goal 1: Safety, to provide safe, decent shelter for all residents and Goal 8: Special Housing Needs encourage the creation and maintenance of housing for those with special housing needs, with supporting policies and programs that include but are not limited to: assisting those citizens unable to obtain safe shelter on their own, supporting local and regional solutions to homelessness, and assisting the homeless and those at risk of becoming homeless by supporting to encourage the creation of housing development that meets a variety of special needs; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on March 21, 2023, adopting the Homelessness Response Strategic Plan, which outlines the City’s role in implementing strategies to prevent homelessness and connect individuals experiencing homelessness to services and housing. The Safe Parking Program was specifically identified as a key task under the Strategic Plan Goal 4 Objective 2; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on January 24, 2024, to amend the existing Conditional Use Permit (USE – 0413-2014) at 40 Prado Homeless Services Center to increase the capacity of the Safe Parking Program from seven (7) vehicle spaces to twelve (12) vehicle spaces and update the program hours from 4:45 p.m. – 8:30 a.m. to 2:30 p.m. – 8:00 a.m.; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing; and Page 15 of 39 Resolution No. PC-XXXX-24 Prado Safe Parking Program Amendment (MOD-0578-2023) Page 2 WHEREAS, notices of said public hearings were made at the time and in the manner required by law. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby grants final approval of the Modification to the existing Conditional Use Permit for the 40 Prado Safe Parking Program (MOD-0578-2023), based on the following findings: 1. As conditioned, the program will not harm the general health, safety, and welfare of people living or working in the vicinity because conditions of approval have been included to ensure compatibility with surrounding uses and provide for the facilitation of participants’ transition to permanent housing. 2. The proposed project is consistent with General Plan Housing Element (HE) policies to support local solutions to meet the needs of the homeless (HE 1.7 and 8.11). 3. The proposed program implements key task 3.2.d in the City’s 2023-2025 Major City Goals for Housing and Homelessness by providing sustainable safe parking and transitional shelter programs for individuals and families experiencing homelessness in partnership with Community Action Partnership of San Luis Obispo County. 4. The proposed program is intended to implement the objectives under the City’s Homelessness Response Strategic Plan to establish safe parking program options throughout the community (Goal 4, Objective 2). 5. As conditioned, the proposed use is consistent with use provisions of the Zoning Regulations because the use of safe parking is conditionally allowed within the Office (O) zone. 6. As conditioned, the proposed safe parking program at this location complies with all provisions of the City’s Safe Parking Ordinance (Municipal Code Chapter 17.86). SECTION 2. Environmental Review. The project is intended to serve as a Low Barrier Navigation Center which is an activity exempt from the California Environmental Quality Act (CEQA) by California Government Code Section 65660(b), in accordance with CEQA Guidelines Section 15061(b)(1). The Project also has no potential for causing a significant effect on the environment in accordance with CEQA Guidelines Section 15061(b)(3). SECTION 3. Action. The Planning Commission hereby grants final approval to the Safe Parking Program at the subject location with incorporation of the following conditions: Page 16 of 39 Resolution No. PC-XXXX-24 Prado Safe Parking Program Amendment (MOD-0578-2023) Page 3 Planning Division 1. The project shall comply with all prior conditions applicable to the project, as established under Planning Commission Resolution No. PC-5621-14 approving Conditional Use Permit USE-0413-2014. 2. ‘The maximum number of vehicles allowed as part of the 40 Prado Safe Parking Program shall not exceed twelve (12) vehicles. The layout of the Safe Parking Program at the subject location shall be in substantial compliance with the approved site plan. 3. The hours of operation for the Safe Parking Program at the subject location shall be limited to 2:30 p.m. to 8:00 a.m. 4. The Program Administrator shall implement the proposed Neighborhood Relations Plan for the Safe Parking Program, as provided in Exhibit A. Any changes to the Neighborhood Relations Plan shall be to the approval of the Community Development Director. 5. The Program Administrator shall ensure that all participants acknowledge and sign the Program Rules as provided in Exhibit B. 6. The Program Administrator shall implement the Monitoring and Oversight Plan for the Safe Parking Program, as provided in Exhibit C. Any changes to the Monitoring and Oversight Plan shall be to the approval of the Community Development Director. 7. The Program Administrator shall provide water, restrooms and trash facilities for participant use during safe parking facility hours. Trash and restroom maintenance shall be provided at least twice a week. 8. The subject property shall be maintained in a clean and orderly manner at all times, free of excessive leaves, branches, and other materials. CAPSLO shall be responsible for the clean-up of any landscape material in the public right-of-way, subject to the satisfaction of the Public Works Director. Indemnification 9. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approva l by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Page 17 of 39 Resolution No. PC-XXXX-24 Prado Safe Parking Program Amendment (MOD-0578-2023) Page 4 On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this _______ day of _________, 2024. __________________________ Tyler Corey, Secretary Planning Commission Attachments: Exhibit A – Neighborhood Relations Plan for the Safe Parking Program Exhibit B – Program Rules Exhibit C – Monitoring and Oversight Plan Page 18 of 39 40 PRADO HOMELESS SERVICES CENTER SAFE PARKING PROGRAM NEIGHBORHOOD RELATIONS PLAN To mitigate potential impacts of the 40 Prado Safe Parking Program activities, Community Action Partnership of San Luis Obispo County (CAPSLO) will implement the following procedures: A. CAPSLO will provide various methods in which the community may contact the organization. During business hours (Monday through Friday, 8am -5pm) concerned community members can contact the CAPSLO administrative office to communicate any concerns they may have. After business hours, CAPSLO maintains a confidential hotline that can accessed via telephone (805.549.6899) or email (hotline@capslo.org). These contacts are posted on the CAPSLO website (under Contact Us). All concerns are given to, and reviewed by, the Director of Community Programs, Chief Operating Officer (COO) or Chief Executive Officer (CEO) and are promptly (within 24 business hours) addressed. B. All concerns or complaints will be documented, with copies given to the Director of Community Programs, Director of Homeless Services, and the COO or CEO, who review, contact the complainant, and address the issue within 24 business hours. C. All participants within the 40 Prado Safe Parking Program must initial and sign the Program Rules which advise participants, in writing, of their obligation to comply with applicable laws and established protocols which address and prevent repeated violation of laws, which have adverse neighborhood or community impacts. D. CAPSLO staff is provided with information pertaining to emergency contact procedures during initial training. Police and/or Fire are always contacted in an emergency. E. CAPSLO Staff will conduct a daily walk through of the safe parking site to confirm that program parameters are being met. CAPSLO staff will conduct a monthly inspection of the project site to identify and address all facility issues. Emergency issues will be dealt with immediately. All other facility maintenance needs will be addressed within 90 days. F. The project site will include a Monitoring and Oversight Plan to address security concerns and ensure adequate outdoor lighting for the Safe Parking Program location. G. Safe Parking Program participants who are denied or suspended from the program will be provided with applicable resources and referrals for services offered within the City and County. H. CAPSLO will meet whenever needed and requested by the City and/or other community groups to review reports, issues, and policies. Page 19 of 39 Page 20 of 39 40 PRADO HOMELESS SERVICES CENTER SAFE PARKING PROGRAM PROGRAM RULES Page 1 of 3 1. Authorized Vehicles Only. Only vehicles registered in the program shall be allowed to park overnight during program hours. No detached trailers will be allowed. Cameras monitored by CAPSLO are used to ensure the safety of all participants. a. Only one vehicle is allowed per participant (case-by-case-exceptions to this must be approved by CAPSLO); Vehicles may only be occupied by participants and approved registered household members; Vehicles must be parked within a safe parking spot and not block the driving area of the lot or take up multiple spots; Guests shall not be allowed. b. No cooking or food preparation shall be performed outside the participants’ vehicles. Cooking inside vehicles is prohibited unless the vehicle was manufactured with cooking appliances; Camping tarps or equipment beyond the participants’ vehicles are prohibited. 2. Access to 40 Prado HSC. Participants will have access to the safe parking bathroom at 40 Prado. Participants may also access 40 Prado services, including meals, showers, hygiene products, laundry, and restrooms. Participants will have access to the dumpsters in the 40 Prado loading dock. a. Participants shall not dump sewage or other waste fluids or solids, deposit excreta outside a vehicle, or park vehicles that leak excessive fluids (i.e., gasoline, transmission or radiator fluid, or engine oil). 3. Identification, Insurance, and Criminal Background: All participants must have auto registration and insurance within the last 12 months. Participants must have a current form of ID, with priority given to in-city residents. a. CAPSLO can assist with payment on insurance and registration and will provide a DMV discount form if the participant is willing and eligible for case management services. b. A 290/Megan's law check (Registered Sex Offender Registry) must be completed for all participants. This program cannot accommodate participants with this criminal background status. 4. Safe Space. All participants are expected to maintain a safe and respectful environment. a. Participants shall not use or possess any illegal drugs or alcohol on their person or in their vehicle; Participants shall not use or possess any weapons or firearms of any kind in program vehicles; No fires of any kind shall be allowed; No physical violence of any kind; No music may be played that is audible outside participants’ vehicles; SLO City has a noise ordinance in effect beginning at 10 pm and participants are beholden to that ordinance. b. Participants shall maintain control of their animals. Animals shall be kept on a leash or lead at all times, and animal waste shall be picked up immediately and disposed of properly. c. Initials ___________ Page 21 of 39 40 PRADO HOMELESS SERVICES CENTER SAFE PARKING PROGRAM PROGRAM RULES Page 2 of 3 5. Good Neighbor Policy. All participants must abide by CAPSLO’s Good Neighbor Policy (GNP). The GNP includes the following: a. Vehicles shall maintain a minimum buffer of fifty feet from any property that contains residential use. Participants cannot park their vehicle (of any type) or bicycle on the property of any local business (defined as a 1/2 mile radius from the 40 Prado parking site). b. All Participants must maintain safe, respectful, and courteous communication with all neighbors, fellow Prado HSC participants, and CAPSLO staff/volunteers; they should expect this, in return, from all parties mentioned above 6. Program Hours: Participants may keep their vehicles in the parking lot at all times. a. Hours of operation for the Safe Parking Program are between 2:30 p.m. and 8:00 a.m., and participants will have access to the 40 Prado Access Center Program from 8:00 a.m. to 2:30 p.m. b. Participants must be on site by 10:00 p.m. unless given prior approval from staff. 7. Case Management: All Prado safe parkers are assigned a case manager. Safe parkers are encouraged to meet with their case manager at least three times a month. Participants must be engaged in case management and show initiative to move towards a permanent housing solution. 8. Time-limited Program: The CAPSLO safe parking program is time-limited and housing- focused, with an initial 30-day program enrollment. a. All safe parking participants are initially enrolled in the Prado HSC safe parking program. After the initial 30 days, program participants can enter a lengthier program (up to 90 days) to meet case management expectations. b. CAPSLO may operate other safe parking programs throughout the community in the future. You may be eligible or referred to another program if that fits your needs better. c. If, after 90 days, a participant has demonstrated they are unwilling to work with their assigned case manager towards realistic housing solutions, they will be exited from the program. After 90 days, engaged participants will receive 30-day extensions of their stay if they are working towards established housing goals. 9. Emergencies: In cases of life-threatening emergencies, medical emergencies, or extreme circumstances, please call SLOPD Emergency (911). Initials ___________ Page 22 of 39 40 PRADO HOMELESS SERVICES CENTER SAFE PARKING PROGRAM PROGRAM RULES Page 3 of 3 10. Rule Violations & Paneling: For violations of any of the site rules and guidelines, CAPSLO will issue a Rule Notification and record all incidents on site within the CAPSLO Database. CAPSLO may ask participants to leave and submit a panel request for reentry into services if any of the following occur: Initials ___________ a. Repeatedly violating the guidelines and not taking corrective suggestions from staff. b. Violence or threats towards staff, volunteers, neighbors, or other guests. c. Breaking another guest's confidentiality. d. Theft or destruction of property on-site or in the surrounding neighborhood; Acts of vandalism, disruptive behavior, stealing, or violence to nearby businesses or residences. e. Conducting a business out of the safe parking site, legal or illegal. f. Any other actions or behaviors have been deemed a threat to their safety and health or others. g. CAPSLO staff have limited resources and strive to meet as many people’s needs for services and shelter as possible. If you are presented with or find a realistic housing opportunity, and refuse or deny the opportunity for illegitimate reasons. I have read and agree to abide by the above agreement for CAPSLO’s 40 Prado Safe Parking Program. PARTICIPANT NAME: (PRINT): DATE: PARTICIPANT SIGNATURE: CAPSLO STAFF SIGNATURE: DATE: Page 23 of 39 Page 24 of 39 40 PRADO HOMELESS SERVICES CENTER SAFE PARKING PROGRAM MONITORING AND OVERSIGHT PLAN Page 1 of 1 To mitigate potential impacts of the 40 Prado Safe Parking Program, Community Action Partnership of San Luis Obispo County (CAPSLO) will implement the following procedures: A. CAPSLO will have staff at 40 Prado, 24 hours per day, 7 days a week, 365 days a year. B. CAPSLO staff (or designated volunteers) will facilitate program intake/enrollment for all new Program Participants and ensure all program participants are checked into CAPSLO’s internal database, Client Track, for each night they utilize the program. C. CAPLSO staff will ensure that all participants on site are registered with CAPSLO in the Safe Parking program. No individuals will be allowed to sleep in vehicles on site unless they are enrolled participants in the 40 Prado Safe Parking Program. Any 40 Prado participant that is found to be sleeping in their vehicle and is not enrolled in the Safe Parking Program will be provided with a Rule Notification and the incident will be documented within that participant’s electronic program file. D. CAPSLO staff will ensure that the safe parking restroom is unlocked from 2:30 PM to 8:00 AM and Program Participants will be provided with the entry code. Program Participants have access to the 40 Prado Access Center from 8:00 AM to 2:30 PM, including on site restrooms and trash receptacles during these hours. E. CAPSLO Staff ensure all Program Participants are provided and sign the Program Rules which advise Program Participants of their obligation to comply with applicable laws and established protocols which address and prevent repeated violations of the law. F. CAPSLO staff is provided with information pertaining to emergency contact procedures during initial training. Police and/or Fire are always contacted in an emergency. G. CAPSLO will conduct a daily walk-through of the parking lot to identify and address all issues. Emergency issues will be dealt with immediately. All other facility maintenance needs will be addressed within 90 days. H. CAPSLO will maintain outdoor lighting to allow for vehicle identification and safe use of facilities. I. CAPSLO will maintain a partnership with SLOPD; the nightly Safe Parking Program roster will be shared with SLOPD to allow their night patrol officers to address any unregistered safe parkers during the night. J. Security Cameras with no sound recording are operated on site at 40 Prado Homeless Services Center and cover a significant portion of the parking lot. These cameras are used to monitor activity and as needed, to review reported incidents within the program. All Program Participants are notified of the use of video cameras. K. The program will be monitored based on metrics outlined by CAPSLO. The Director of Homeless Services and the Manager of Homeless Services will review weekly reports from program staff on the programmatic and operational status of the program and will make needed program modifications to uphold community and participant safety and wellbeing. L. Participants of the Safe Parking Program who are denied or suspended from the program will be provided with applicable resources and referrals for services offered within the City and County. M. CAPSLO will meet, upon request and within a reasonable timeframe, with the City and/or other community groups to review reports, issues, and policies of the 40 Prado Safe Parking Program. Page 25 of 39 Page 26 of 39 40 PRADO HOMELESS SERVICES CENTER SAFE PARKING PROGRAM PROGRAM DESCRIPTION - AMENDMENT A. Purpose and Intent. The amendment to the existing Conditional Use Permit at 40 Prado for the Safe Parking Program will continue to provide individuals experiencing vehicular homelessness with a safe place to temporarily park overnight and helps to facilitate the transition to permanent housing. This program is focused on serving individuals; Families who need these services will not be turned away but will be referred to more appropriate programming. These standards and requirements are intended to ensure that safe parking facilities will be compatible with surrounding uses and effective at facilitating participants’ transition to permanent housing. B. Permit Required. The establishment of any safe parking site shall require a Conditional Use Permit approval where conditionally allowed, consistent with Municipal Code Chapter 17.10, Table 2-1: Uses Allowed by Zone. C. Accessory Use in Residential Zones. The safe parking program is located within the Office (O-PD) zone and located more than 100 feet from the nearest residential property. D. Application Requirements. Whenever a CUP application is for consideration under the Safe Parking Program, sufficient information shall be submitted to the Community Development Department to determine whether the proposed safe parking facility complies with the provisions of the Municipal Code Chapter 17.86 (Safe Parking Regulations). In addition to the required Conditional Use Permit application checklist items, the application will include the following: 1. Site plan indicating the location of trash and recycling facilities, water, restroom facilities, exterior light fixtures, location and distances to residential properties, public transportation, and location of designated overnight parking spaces. 2. Hours of operation. 3. Monitoring and Oversight Plan. 4. Neighborhood Relations Plan. 5. Sufficient information to determine that the property owner is affiliated with CAPSLO to manage the site and meet the performance standards identified in Safe Parking Regulations. 6. Any other information the Director may determine is necessary to ensure compliance with the provisions of the Safe Parking Regulations. E. Performance Standards. 1. Social Services Provider. CAPSLO has been funded by the City and County to provide homeless day and sheltering services for approximately 20 years. In addition, CAPSLO has provided case management services to homeless individuals and families for over 10 years. 2. Case Management. CAPSLO will ensure that all Safe Parking Program participants are required to be enrolled in case management to facilitate the transition to more permanent housing. Page 27 of 39 Page 2 of 3 3. Intake and Background Check. CAPSLO will ensure that all Safe Parking Program Participants complete a program intake, provide a government issued I.D. and complete a 290/Megan’s Law background check. 4. Restroom, Water and Trash Facilities. CAPSLO will ensure that restrooms, water, and trash facilities will be provided for evening use, and that regular trash and restroom maintenance is provided. 5. Residency Preference. CAPSLO will ensure that preference is given to local residents (with proof of residency in the County for a minimum period of six months within the last two years). Residency preferences will be verified during the case management intake process. 6. Buffer from Residential Use. CAPSLO will ensure that the safe parking facilities are located at least 50 feet from the nearest property which contains residential uses. 7. Authorized Vehicles Only. CAPSLO will ensure that only vehicles registered in the program are parked overnight during the program hours (one vehicle per program participant at the site). 8. Participant Information. CAPSLO will maintain an updated roster of names and vehicle numbers of all participants who are authorized to park overnight. The roster will be located at the CAPSLO offices located at 40 Prado Homeless Services Center. 9. Written Agreement with Participants. Only participants who have entered into a written agreement with CAPSLO shall be allowed to use parking spaces overnight. The written agreement between CAPSLO and participants shall include, but not limited to, the following terms and conditions: a. Only one vehicle is allowed per participant; exceptions to this may be authorized by CAPSLO on a case-by-case basis. b. At least one participant per vehicle shall possess a current driver’s license, vehicle registration, and insurance for the vehicle that will be parked overnight. CAPSLO will keep a copy of all three on record. c. Vehicles may only be occupied by participants and approved registered household members. Guests shall not be allowed. d. Participants shall not use or possess any illegal drugs or alcohol either on their person or in their vehicle. e. Participants shall not use or possess any weapons or firearms of any kind in program vehicles. f. No fires of any kind shall be allowed. g. No music may be played that is audible outside participants’ vehicles. h. No cooking or food preparation shall be performed outside of the participants’ vehicles. Cooking inside vehicles is prohibited unless the vehicle was manufactured with cooking appliances. i. Camping tarps or equipment beyond the participant’s vehicle are prohibited. j. Participants shall maintain control of animals. Animals shall be kept on a leash at all times and animal waste shall be picked up immediately and disposed of properly. Page 28 of 39 Page 3 of 3 k. Participants shall not dump sewage or other waste fluids or solids, deposit excreta outside a vehicle, or park vehicles that leak excessive fluids (i.e., gasoline, transmission or radiator fluid, or engine oil). F. Director’s Action Permit Considerations. Items to be determined by the Community Development Director as part of each Director’s Action Permit review process on a case-by- case basis shall include, but are not limited to, the following: 1. Number of Vehicles Allowed. The total number of vehicles allowed at each safe parking facility location. CAPSLO is proposing that the maximum number of vehicles allowed as part of the Safe Parking Program at the subject location shall not exceed twelve (12) vehicles. 2. Hours of Operation. The days and hours of safe parking facility operation. CAPSLO is proposing that the hours of operation for the Safe Parking Program at the subject location shall be limited to 2:30 PM to 8:00 AM. Program Participants will have access to the 40 Prado Access Center Program from 8:00 AM to 2:30 PM. 3. Separation between Facilities. Sufficient distance between existing residential properties and proposed safe parking facilities. CAPSLO has ensured that the program boundaries provide approximately 100-foot buffer from the closest residential property, where only 50-feet is normally required. 4. Neighborhood Relations Plan. A Neighborhood Relations Plan has been provided to address any complaints in a timely manner, including consistency with any adopted good neighbor policy. 5. Monitoring and Oversight. A Monitoring and Oversight Plan has been provided that outlines the security measures of the program at the subject location. 6. Restroom, Water and Trash Facility Plan. CAPSLO will ensure that water, restrooms, and trash facilities are made available for participant use during safe parking facility hours. Trash and restroom maintenance will be provided at least twice a week. G. Revocation of a Permit. CAPSLO acknowledges that the Director Action Permit can be referred to the Planning Commission for reconsideration if determined by the Director upon receipt of substantiated written complaints from any citizen, Code Enforcement Officer, or Police Department Officer, which includes information and/or evidence supporting a conclusion that a violation of the Conditional Use Permit, or of City ordinances or regulations applicable to the property or operation of the facility, has occurred. At the time of review, to ensure compliance with applicable laws and conditions of Director’s Action Permit, conditions of approval may be added, deleted, modified, or the Director’s Action Permit may be revoked. Page 29 of 39 Page 30 of 39 1 ~~1 11 111 1 11 1 i~l 1 city o~ san lLuS OBISpo Community Development Department• 919 Palm Street, San Luis Obispo, CA 93401-3218 December 19, 2014 CAPSLO of San Luis Obispo Co . 1030 Southwood Drive San Luis Obispo, CA 93401 SUBJECT: USE-0413-2014: 40 Prado Road Gentlemen : Review of a new homeless shelter and safe parking program within the Office with a Planned Development overlay (0-PD) zone with a categorical exemption from environmental review The Planning Commission, at its meeting of December 10, 2014, approved your request, based on the findings and subject to the conditions, as noted in the attached resolution. The decision of the Planning Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the City Clerk's office or on the City's website (www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal documentation. The Planning Commission's approval expires after three years if construction has not started, unless the Commission designated a different time period. On request, the Community Development Director may grant renewals for successive periods of not more than one year each. If you have any questions, please contact Rachel Cohen at 781-7574 . Sincerely, Doug Davidson, AICP Deputy Director of Community Development Development Review Attachment: Resolution #PC-5621-14 cc: County of SLO Assessor's Office George Garcia Architecture 1308 Monterey Street, Suite 230 San Luis Obispo, CA 93401 The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Telecommunications Device for the Deaf (805) 781-7410. Page 31 of 39 RESOLUTION NO. PC-5621-14 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING A USE PERMIT TO ALLOW A HOMELESS SHELTER AND A SAFE PARKING FACILITY WITHIN AN OFFICE ZONE WITH A PLANNED DEVELOPMENT OVERLAY WITH CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED DECEMBER 10, 2014 (40 PRADO ROAD, USE-0413-2014) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on December 10, 2014, for the purpose of considering application number USE-0413-2014; and WHEREAS , notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the Commission makes the following findings: Hom eless Shelter 1. The proposed project is consistent with the General Plan Land Use Element policy 5.16, because it allows the establishment of a necessary homeless services center within close proximity to other social services. 2 . The proposed project is consistent with the General Plan Housing Element Policy 1.1 since it will fill an unmet need of assisting those who are unable to find shelter on their own. 3. The proposed project is consistent with the General Plan Housing Element policy 8.1 and 8.9 since it will facilitate the development of a facility that will assist the homeless population while implementing the City's 10-Year Plan and the City's 2013-2015 Major City Goal on Homelessness. 4. The use is in conformance with the requirements of City's Zoning Regulations Section 17.08.110, Homeless Shelters. Page 32 of 39 .·\ Planning Commission Resolutk jo . PC-5621-14 USE-0413-2014 (40 Prado Road) Page 2 5. The site is adequate for the project in terms of size, configuration, topography, and other applicable features, and has appropriate access to public transit, and public streets with adequate capacity to accommodate the quantity and type of traffic expected to be generated by the use. 6. As conditioned, the establishment, maintenance, or operation of the proposed project will not, in the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity of the proposed use , or detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. Safe Parking 7. As conditioned, the use will not harm the general health , safety, and welfare of people living or working in the vicinity because the proposed use is compatible with the project site and with existing and potential uses in the vicinity which include public facilities and service commercial uses. Conditions of approval have been included to ensure compatibility with surrounding uses and the facilitation of participants' transition to permanent housing. 8. The proposed project is consistent with General Plan Housing Element policies to support local solutions to meet the needs of the homeless (HE 1.7 and 8.11). 9. The proposed project is consistent with the City's 10-Year Plan and furthers the City's 2013-2015 Financial Plan Major City Goal to "Implement Comprehensive Strategies to Address Homelessness." 10. As proposed, the use is in conformance with the City's Safe Parking Ordinance (M.C. Section 17.08.115, Safe Parking). Section 2. Environmental Review. The construction of the homeless services center is categorically exempt from environmental review (CEQA Guidelines , Section 15332, Class 32, In-fill Development Projects) because the project is within City limits, consistent with applicable Zoning and General Plan policies, surrounded by urban uses, and on a project site less than five acres in size served by required utilities and public services. Section 3. Action. The Planning Commission does hereby approve Use Permit #U 87-14 subject to the following conditions: 1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers, and employees from any claim, action, or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void, or annul the approval by the City of this project, and all actions relating thereto including, but not limited to, environmental review ("Indemnified Claims"). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim, and City shall fully cooperate in the defense against an Indemnified Claim. Page 33 of 39 ?\ Planning Commission Resolutk fo. PC-5621-14 USE-0413-2014 (40 Prado Road) Page 3 2. The project shall be reviewed by the Architectural Review Commission for project design consistency with the Community Design Guidelines. Specific attention shall be given to the compatibility between the building design and adjacent commercial uses. 3. A secured bicycle parking area with a minimum of 50 bicycle parking spaces shall be required on-site, two of which shall be long-term bicycle parking spaces. 4. The project shall provide a minimum of 30 vehicle parking spaces on-site. 5. The applicant shall implement the proposed Neighborhood Relations Plan for the Homeless Services Center (Exhibit A). Any changes to the Neighborhood Relations Plan shall be to the approval of the Community Development Director. 6. Project shall be in substantial compliance with project description (Exhibit B). Minor changes to the description may be approved by the Community Development Director; substantial modifications (10% or more increase in floor area or occupancy, or substantial changes to the operation plan) shall require modification of the use permit. 7. The Use Permit shall not be effective unless: (1) the City of San Luis Obispo adopts the Land Use and Circulation Element ("LUCE") update, overrules the Airport Land Use Commission's ("ALUC") determination that the LUCE update is inconsistent with the Airport Land Use Plan ("ALUP"), and adopts the related Zoning Ordinance; or (2) the Use Permit is determined by the ALUC to be consistent with the ALUP. 8. The maximum number of vehicles allowed as part of the Safe Parking Program at the subject location shall not exceed 7. 9. The hours of operation for the Safe Parking Program at the subject location shall be 4:45 p.m. to 8:30 a.m., daily. 10. The applicant shall provide live, overnight monitoring and oversight of the Safe Parking Area with the use of on-site security cameras and staff. 11. The applicant shall provide water, restroom, and trash facilities for participant use from 4:45 p.m. to 8:30 a.m. Trash and restroom maintenance shall be provided on a weekly basis. 12. The Safe Parking Program for the HSC shall not be authorized until expiration or termination of the Safe Parking Program at the Prado Day Center site. 13. The use permit for the Safe Parking Program shall be valid only for the operation of a safe parking facility at the subject location. Any expansion or modification of the use shall require a modification to the Use Permit. 14. The safe parking spaces shall be located outside of the utility easement. Page 34 of 39 Planning Commission Resolutino . PC-5621-14 USE-0413-2014 (40 Prado Road) Page4 On motion by Vice-Chair Multari, seconded by Commissioner Fowler, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: Commrs. Multari, Fowler, Malak, Larson, Draze, Riggs, and Dandekar None None None The foregoing resolution was passed and adopted this 10th day of December, 2014. Doug D av id s n Secretary Planning Commission Page 35 of 39 0 A lfiiilff PARTNERSHIP of SAN LU IS OBISPO COUNTY. INC. Exhibit A COMMUNITY ACTION PARTNERSHIP OF SAN LUIS OBISPO COUNTY NEIGHBORHOOD RELATIONS PLAN In order to mitigate potential impacts of the Homeless Service Center activities and programs on the community, Community Action Partnership of San Luis Obispo County (CAPSLO) will implement the following processes/procedures: A. CAPSLO will provide various methods in which the community may contact the organization. During business hours (Monday through Friday, 8am-5pm) concerned community members can contact the CAPSLO administrative office to communicate any concerns they may have. After business hours, CAPSLO maintains a confidential hotline that can accessed via telephone (805 .549.6899) or email (hotline@capslo.org). These contacts are posted on the CAPSLO website (under Contact Us). All concerns are given to, and reviewed by, the Deputy Director, COO or CEO, and are promptly (within 24 business hours) addressed. B. All concerns or complaints will be documented, with copies given to the Deputy Director, COO and/or CEO, who review, contact the complainant and address the issue within 24 business hours. C. CAPSLO will establish a block watch program when the new Homeless Service Center opens. D. All participants within the Homeless Service Center Safe Parking Program must initial and sign the Program Rules which advises participants, in writing, of their obligation to comply with applicable laws and established protocols which address and prevent repeated violation of laws, which have adverse neighborhood or community impacts. E. CAPSLO staff is provided with information pertaining to emergency contact procedures during initial training. Police and/or Fire are always contacted in an emergency. F. All CAPSLO facilities undergo yearly in-depth inspections by the Facilities and Maintenance Division to identify any large-scale needs. On a quarterly basis, Facilities inspects the facility to develop a "punch list" of needs that are to be addressed in the next 90 days. The Deputy Director also conducts a monthly walk-through of facility needs. Staff is also trained to conduct daily walk-throughs for immediate issues and complete work orders that are submitted to the Facilities Division with timeframes for completion. Emergency issues are dealt with immediately. Page 36 of 39 G. The Homeless Service Center site will provide security cameras and outdoor lighting for the Safe Parking Program location. H. Participants of the Safe Parking Program who are denied or suspended from the program are provided with the San Luis Obispo County Community Services tri-fold resource list as well as a list of Food Distribution Sites for SLO County. I. CAPSLO will mail all businesses within a V4 mile radius their contact information should business owners have concerns regarding the Safe Parking Program. In the case any changes occur to the Safe Parking Program, neighboring businesses within the V4 mile radius will be notified. J. CAPSLO will meet whenever needed and requested by the City and/or other community groups to review reports, issues and policies. Page 37 of 39 City of San Luis Obispo Planning Commission Use Permit Application Community Action Partnership of San Luis Obispo County Homeless Center Application Project Description Type of Proposed Activities Exhibit B CAPSLO provides the comprehensive day services at Prado Day Center and night shelter at the Maxine Lewis Memorial night shelter. Also CAPSLO partners with the Interfaith Coalition (ICH) for the homeless overflow (women and children night services at designated churches in SLO City). All of these facilities are spread throughout the city. The distance between facilities along with the limited space of each structure has been a barrier for our clients as they travel daily from one source of assistance to the other, often times clients may be turned away due to lack of space. Having all services located on one site will enable clients to remain on-campus instead of traveling across town and placing additional burdens on the local neighborhoods. An increase in the number of beds available will address the issue of clients being turned away due to lack of space. These individuals most likely spent the night somewhere outdoors in the community. With the additional space available at the campus this issue should be significantly resolved. The CAPSLO Homeless Services Campus at 40 Prado Road will incorporate all activities currently being conducted at the existing Prado Day Center site and the Maxine Lewis Memorial Shelter. The Campus will operate 24-hours a day, seven days a week. The facility will be configured in such a way to allow for a central courtyard that will provide clients with outside active and passive space. This courtyard will be in the center of an inward focused building which will have minimal impact on the surrounding neighborhood. Day Services • Breakfast and Lunch will be provided by volunteer groups or prepared on-site in the commercial kitchen. Meals will be served in the dining room, which may also serve as a multi-use room during all other times. • Case management activities (includes assistance in accessing community resources for housing, employment, training and counseling) will be conducted in private offices as well as a multi-purpose community day room/library equipped with computers, telephones, mailroom, information/resource area and lounge. • Children's activities will be conducted in a children's area and a separate outdoor children's play area. • Clients will have use of laundry facilities located on-site. • Partner agency activities and services will occur in private offices. Examples would include mental health counseling, drug/alcohol out-patient activities and medical examinations. • Clients would have day-use storage for their belongings, enabling them to safely store Page 38 of 39 their belongings should they need to go to job interviews and community appointments. • Shower and bathroom facilities will be available for clients to use. Overnight Shelter Services • Dinner will be provided by volunteer groups or prepared on-site in the commercial kitchen. • Shower and bathroom facilities will be available for clients to use. • Male dormitories housing up to 70 individuals. • Female dormitories housing up to 40 individuals. • Family dormitories housing up to 40 individuals. Outdoor Area A total of 80 auto and 50 bicycle parking spaces will be available during business hours. A pet kennel area will allow clients to bring their pet's on-campus, a major reason why many individuals do not come to the shelter and are instead sleeping outdoors throughout the community. lient Rules/ Security Currently both Prado Day Center and the MLM Shelter operate on a "sobriety behavior based" approach. Unless clients are behaving inappropriately or are clearly under the influence or intoxicated they will be allowed to remain on-campus. Should a client not be willing to leave the premises without incident, the police are contacted. A professional security system, which will include cameras and video, will be installed in common areas, outside the building and in the parking area to monitor the facility and surroundings and will help to ensure safety and security of the immediate vicinity. CAPSLO staff has an excellent relationship with SLO Police and staff has been in discussion with the Department to provide a designated space at the HSC for officers. This would allow for a more consistent presence throughout the day and night time hours. The Homeless Service Center Campus will be the base for 24 fulltime employees, 12 part-time employees, 6 case managers and support staff of volunteers. Page 39 of 39