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HomeMy WebLinkAbout02-12-2014 PC MinutesSAN LUIS OBISPO PLANNING COMMISSION MINUTES February 12, 2014 CALL TO ORDER /PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, Ronald Malak, Michael Multari, William Riggs, Charles Stevenson, Vice - Chairperson John Larson, and Chairperson Michael Draze Absent: William Riggs Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Housing Programs Manager Tyler Corey, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Januar Saptono ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of January 22, 2014, were approved as amended. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. City -Wide. GPI 15 -14: Housing Element Update: Receive a staff presentation regarding the Housing Element status and provide input on any items or issues that should be considered in the update process; City of San Luis Obispo, applicant. (Tyler Corey) Tyler Corey, Housing Programs Manager, presented information regarding the data collection that supports the update to the Housing Element and the dwelling unit assignment through the Regional Housing Needs Allocation process. He requested input from the public and the Commissioners on any items or issues that should be considered in the update process. Commr. Stevenson questioned how staff identified properties that had remaining development capacity. Housing Programs Manager Corey responded that it was based on a percent of site that remained vacant which is the same methodology followed in the previous update. Planning Commission Minutes February 12, 2014 Page 2 Commr. Fowler asked if there is a sanction for not completing the Housing Element update by June 30tH Housing Programs Manager Corey, stated that the State statute does not have sanctions for not meeting the deadline, but the City would not be eligible to apply for certain grants until the Housing Element is certified by the State. Commr. Fowler asked if housing goals related to those residents with behavioral or mental problems would fall under Goal 8: Special Housing Needs. Housing Programs Manager Corey, responded that organization of the policies and programs will be reviewed to ensure the location of each makes sense. Staff is still researching approaches needed to address new legislation SB 812. Commr. Fowler asked if there was any discussion regarding the "Housing First" model as part of the existing or updated Housing Element. Housing Programs Manager Corey stated that the City participates with other agencies in implementing the "Ten -Year Plan" which includes a Housing First approach. Commr. Malak asked for clarification of how "work force" housing is defined and asked for income limits related to affordable housing. Housing Programs Manager Corey stated that the City does not have a workforce affordability level but that the County defines this as 120 -160% of median area income. He further explained that median income for a family of 4 is $75,400 and affordability would be calculated based on the category of affordability for which the household qualified. PUBLIC COMMENTS: Steve Barasch, San Luis Obispo, stated that the median price of single - family housing in San Luis Obispo at the end of July thru January is $600,000 which, given the median income, is a significant housing affordability gap. Tenure of housing is important and San Luis Obispo has very low owner occupancy. He asked the City to think of ways to reduce the affordability gap such as creating small lot subdivision ordinance, encouraging higher density and incentives for secondary dwellings, creating new forms of housing, and subsidies for housing. Look at possibility of surplus of City property for affordable housing projects. Scott Smith, San Luis Obispo, Housing Authority, stated the City needs to be aggressive and look for ways to support affordable housing. He indicated that the loss of impact fee waivers hurts the feasibility of affordable projects and that the City needs to review the inclusionary housing ordinance because the three ways to meet the requirements are not equal — land donations do not have the same value as funding assistance for affordable projects. He encouraged the City to continue to support SB 351 — a real estate transaction fee for affordable housing. Planning Commission Minutes February 12, 2014 Page 3 Jerry Rioux, San Luis Obispo, stated that the San Luis Obispo market is the least affordable in the country and the housing cost burden is worse here than in places such as San Francisco, New York, or Los Angeles which exacerbates homeless issues. He also stated we have many unsheltered homeless in the City. He suggested adjusting impact fees according to the unit size, allowing higher density in multi - family areas for rentals, allowing rental housing by right, and eliminating most of the review process where possible. Other ideas include allowing smaller unit sizes such as 150 sq. ft., allowing second units in all residential zones, allowing mobile homes, including park models, as secondary dwellings, and allowing boarding houses in multi - family zones. Steve Delmartini, San Luis Obispo, stated that given the City's aging demographic, there is a need for more senior housing. This could include a full range of styles but should focus on single -level senior housing. James Lopes, San Luis Obispo, stated that the City should consider the idea of "Affordable by Design" such as smaller units or higher density, increase the percentage of housing allocated to multi family, and exempt certain kinds of housing from growth limits. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Stevenson agreed that the City needs more affordable housing. He noted the existing land use capacity doesn't specify affordability levels and any decisions about density need to be made in concert with the Land Use Element update, including opportunities for additional density and height. Commr. Multari stated that comments from the public were very helpful. He questioned whether there is a way to normalize household income data because the large number of students skews the income to housing cost gap. He doesn't believe the City should focus on workforce /above - moderate income housing but rather should focus on the lower income housing needs of the community. Commr. Multari encouraged affordable housing advocates to participate in the City's Financial Planning process because this is how the Council sets priorities and allocates resources to implement housing programs. Commr. Multari asked staff to respond to Mr. Smith's comments on fee waivers. Deputy Community Development Director Kim Murry clarified that the City can waive planning and building fees but, in the case of impact fees due to AB 1600 limitations, the City would need to allocate resources to replace any impact fees waived and this would be a Council decision to do so. Commr. Fowler asked how staff will incorporate the comments received, such as support for SIB 391, will be addressed in the update. Housing Programs Manager Corey stated that staff is reviewing existing policies and programs to determine their effectiveness and will provide recommendations for Planning Commission Minutes February 12, 2014 Page 4 community consideration. He noted that staff took copious notes during the testimony and will incorporate this input along with other public input received to date and still to come to modify existing programs or to propose new programs. Deputy Director Murry clarified that the land use capacity presented does not include any additional housing areas being considered in the Land Use Element update. The update will include some policies for these growth areas regarding affordability. Commr. Stevenson stated that small lot division is a great idea and, in fact, the Orcutt Area Specific Plan encouraged smaller lots. He also offered that the Planning Commission would be receiving a presentation on February 26th regarding a pilot program in the City of Santa Barbara to encourage development of affordable housing. Chairperson Draze commented that the household size is dropping which becomes a problem when more housing is needed to house the same number of people. He also commented that the term "workforce housing" is used very loosely but it doesn't mean anything. He challenged developers to define in their respective projects what is meant by work force housing and this needs to include number of bedrooms, the size and quality of the house, and cost of the house. No action was required of the Commission but the Chair requested that staff consider the input of the Commission and the testimony received to inform the Housing Element update. 2. 1035 Madonna Road. PRE 203 -13: Pre - application review of the San Luis Ranch project and Initiation of General Plan Amendments; Coastal Community Builders, applicant. (Doug Davidson) Doug Davidson, Deputy Community Development Director, and John Rickenbach, Consultant, presented the staff report regarding San Luis Ranch project and asked to receive input and comment from the Commissioners and the public regarding the project. Commr. Stevenson asked who will make the decision about using the California Airport Land Use Planning Handbook. Deputy Director Murry stated that the Council has directed staff to evaluate the airport safety zones through the environmental review process. The City has a technical consultant who is doing the evaluation of airport land use compatibility. His information and technical background indicate the State Airport Land Use Planning Handbook zones would protect community safety and that the current County Airport Land Use Plan may reflect zones that are larger than they need to be. The project will be referred to the Airport Land Use Commission which will make the determination whether it is consistent or inconsistent with the current Airport Land Use Plan. Commr. Multari asked if the road and interchange are included in open space acreage. Planning Commission Minutes February 12, 2014 Page 5 Consultant John Rickenbach stated that in Table 2 there are 8.5 acres of road and it is not part of the open space. As for the interchange, there is a possibility of reduction from the open space. Commr. Fowler asked if the LUCE update is finished before this project, would we still need to amend the General Plan. He also inquired about the difference between organic agriculture feature and organic farm learning center. Deputy Director Murry stated that the draft of the LUCE EIR should be completed in May. Consultant John Rickenbach stated that there will be 33.5 acres of organic farm and additional 8 acres of organic farm learning center which will be used as a learning facility on organic farming. PUBLIC COMMENTS: Erik Justesen and Marshall Ochylski, applicants, presented a brief presentation on the San Luis Ranch project. Chairperson Draze asked if the possible interchange is included with the open space at this point. Erik Justesen stated yes at this point the interchange is included in the open space. Commr. Multari asked about the breakdown between single - family and multi - family. Erik Justesen stated that he doesn't know the exact number but the multi - family will be in the range of 60 -80 units and is unsure about the single - family count. Commr. Fowler asked to how workforce housing is defined and is there any idea on connecting Laguna Lake bike path or pedestrian path with some sort of crossing to the project. Erik Justesen and Marshall Ochylski stated that they view the workforce housing as an entry -level product type of housing and there will also be a mixture of housing in the project. Erik Justesen stated he doesn't know what the City's Bicycle Plan shows, but there is a probability of a controlled intersection. Tessa Salzman, Central Coast Grown, asked if the project meets the spirit of protecting prime AG land by providing some of the required ag /open space off -site. She questioned what off -site land is being considered, is the AG land of the same quality, how the land will be acquired, and will it be isolated. Regarding farm learning center, she hopes to consult on purpose and mission, requests fewer buildings in the 8 -acre area, and wants to continue collaboration with the applicant. Chairperson Draze stated, if there is some off -site agriculture land, it will be subject to a multiplier effect. Planning Commission Minutes February 12, 2014 Page 6 John Philips, San Luis Obispo, stated that the City should not accept the proposed 9 acres to be off -site. He also would like to understand more about the learning center, where it will be located, and is it possible the farm and learning center could be fully integrated. He then continued by stating that the proposed Froom Ranch extension is undesirable because it would bisect the Prefumo Creek and the Bob Jones trail while bringing another major city street in close proximity to the agriculture operation. Chairperson Draze, stated we did get two letters from Sandra Davis Lakement and from Jamie Lopes. Jamie Lopes, San Luis Obispo, expressed that the San Luis Ranch should support the local food movement, allow residential as part of mixed -use, preserve the farmland area by reducing the footprint of the residential area, and believed that the off -site AG preserve area is not consistent with City regulations. Russ Brown, San Luis Obispo, expressed a concern about the off -site AG land, the impact along Froom Ranch Road on the safety and the travel pattern of the existing neighborhood, and the impact on downtown because of the proposed retail and commercial. Mila Vujovich -La Barre, San Luis Obispo, stated the need for providing housing in conjunction with community needs, and to put housing near Madonna Road. She was also concerned about the location of single - family residential on Class 1 AG land, the emergency water supply, airport fly zone, and the Prado Road design. Ann Wyatt, San Luis Obispo, expressed an excitement especially regarding the housing. She also stated the City needs to address the community needs with affordability and diversity of housing selection such as boarding houses, mixed use, and small units; single - family residential won't fill the great need. She also said that, for any loss of AG land, the community will demand something in return. David Brodie, San Luis Obispo, stated that we need to pursue a more connected, creative, and broad range type of housing for the project. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Multari recommended that any General Plan Amendment request must be accompanied by a Specific Plan and that the requirement for 50% AG land and open space is inviolate but did not oppose the option for offsite mitigation. He said that, in his experience, such mitigation does not necessarily need to be itself prime AG land but greater overall protection can sometimes be achieved through the creation of green belts or other strategic acquisitions. He also stated that the opportunities for housing are great, and he hopes the City will be able to work with the Airport Land Use Commission. He also wondered if pocket parks would be adequate and it would be better to combine them into a moderate -size park. Lastly, he questioned whether we need more high tech offices in this location when so much land is zoned for this use in the Airport Specific Plan Area. Planning Commission Minutes February 12, 2014 Page 7 Commr. Fowler is excited about what the project could offer and would like to see a more innovative housing type. Commr. Stevenson stated that he is hopeful but pessimistic about working with the Airport Land Use Commission. He also mentioned that the AG Commissioner will require buffers on the development side, supports the hotel idea, but prefers conference centers to be closer to downtown, and supports the comment from SLO City Farm. Commr. Malak stated that he would like to see more creative design in the residential area and agreed with Commr. Multari that we do not need more office space. He would like to see creativity in the commercial area and how four -lane traffic on Prado would have an impact on the existing neighborhood. Chairperson Draze stated that we must protect the commercial uses in the downtown. The issues in section 8.3.2.4 (San Luis Ranch) of the draft LUCE shall be considered in the project proposal and add to resolution. Commr. Larson was intrigued with the extension of Froom Ranch Road and stated that extending Froom Ranch Road to Prado Road is a better solution and echoes other Commissioners' comments. There were no further comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Fowler, to recommend initiation of the General Plan Amendment, if necessary, because the project entitlement proceeds ahead of the LUCE update or if the General Plan Amendment is different from those of the LUCE. The General Plan Amendment must be accompanied by a Specific Plan and the issues in section 8.3.2.4 (San Luis Ranch) of the draft LUCE, or as revised through the adoption of the LUCE, shall be considered in the project proposal. AYES: Commrs. Fowler, Malak, Multari, Stevenson, Larson, and Draze NOES: None RECUSED: None ABSENT: Commr. Riggs COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast Next meeting is February 26, 2014. Agenda will include presentation by Detty Peickert. The draft EIR hearing on the Johnson Avenue school district has been postponed indefinitely while the School District considers project alternatives. The March agendas will include the Margarita Specific Plan tract maps and the Chevron project. Planning Commission Minutes February 12, 2014 Page 8 4. Commission a. Commr. Draze announced he will recuse himself for the March, meeting on the Chevron Tank Farm project and possibly the tract map in the Margarita area. b. Commr. Multari asked if there is a need for pre - application for a minor adjustment to the General Plan. Deputy Director Davidson stated that staff will explore amending this section to allow minor amendments without the formal initiation process. c. Commr. Fowler stated that he will be out of town on March 12. ADJOURNMENT: The meeting was adjourned at 8:40 p.m. Respectfully submitted by, Januar Saptono Recording Secretary Approved by the Planning Commission on February 26, 2014- Cori Ryan Supervising Administrative Assistant