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HomeMy WebLinkAbout03-12-2014 PC MinutesSAN LUIS OBISPO PLANNING COMMISSION MINUTES March 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: Commissioner John Fowler Staff: Community Development Director Derek Johnson, Deputy Community Development Director Doug Davidson, Senior Planner Pam Ricci, Deputy Director of Public Works Tim Bochum, Supervising Civil Engineer Hal Hannula, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as amended. Consideration of item one, 408 Prado Road, was delayed until 7 p.m. due to public notification that the meeting started at that time. MINUTES: Minutes of February 26, 2014, were approved as amended. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. Community Development Director Johnson presented a report on the potential renewal of Measure Y. PUBLIC HEARINGS: 1. 408 Prado Road. MOD/TR /ER 120 -13: Request to add two residential lots and amend conditions of approval for Vesting Tentative Map 2353 and consideration of a Mitigated Negative Declaration; O -SP, R -1 -SP, R -2 -SP, R -3 -SP, and C /OS -SP zone; Mangano Homes, Inc., applicant. (Pam Ricci) Senior Planner Pam Ricci presented the staff report, recommending adoption of the Draft Resolution (Attachment 1) which recommends approval of revisions to the Vesting Tentative Map, project conditions, and Mitigated Negative Declaration (MND) of environmental impact to the City Council, based on findings and subject to mitigation measures and conditions which she outlined. She introduced Gary Kaiser of Rincon consultants who assisted with the preparation of the staff report and MND and Tim Bochum, City Public Works Deputy Director. Mr. Kaiser provided an explanation of the proposed map revisions and Mr. Bochum gave a detailed presentation of the Prado Road improvements. Planning Commission Minutes March 12, 2014 Page 2 Stephen Peck, SLO, applicant, stated that improvements had been made in the project design including a more efficient drainage solution and a better configuration for Lots 43 -49. He noted that approval of the revised map and condition modifications will help to actualize the development of a major portion of Prado Road. PUBLIC COMMENTS: Mila Vujovich, SLO, stated she was an advocate of smart growth. She expressed concern about the impact of increased traffic, noise, and emissions from cars that will get backed up at the intersection of Prado and Higuera. She stated that the Mangano Homes project needs an EIR and the construction of Prado Road should not be done in segments. Mark Anderson, SLO, owner of San Luis Ministorage, expressed concern about the transitioning of the new segments of Prado Road that will be built as part of this project to the remaining small, two -lane road serving businesses at the eastern end of the area. He stated that there will be a problem with the respective elevations of the new and the old portions of the road and questioned whether this solution could be considered orderly development. Elizabeth Righetti, SLO, stated she is concerned about South Higuera Street near Chumash Village where it narrows down to only one northbound lane. She asked if the City has plans to widen this section, especially in relation to the new development taking place on Prado Road, Public Works Deputy Director Bochum responded that the City is aware that this section needs to be completed and that the City will soon be working to secure easements for this purpose. He noted that elevation and parking issues are complications. Commr. Draze encouraged her to attend City Council budget sessions to further address this problem. Alfred Martinelli, owner of property on the south side of Prado Road, expressed concern about the elevation issue on Prado Road and noted it will be a big problem for large trucks. Public Works Deputy Director Bochum responded that the details of that transition are still being studied and that the elevation of the future Prado Road will be different when new sections are built. He noted that the goal is to ultimately have one continuous roadway. Roy Garcia, owner of a parcel in the Margarita development area, suggested that another way be found to finance Prado Road because using developer fees raises the cost of the homes and makes developers reluctant to build in the area. He stated he would like to develop his property but a developer backed away due to the cost. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Malak stated that he knows from living in new developments that homeowners will have to deal with construction noise, dust, etc., for a long time, and he would prefer that future development not be planned in small blocks. Planning Commission Minutes March 12, 2014 Page 3 Commr. Draze stated he found some redundancies in the conditions, such as Mitigation Measures 6 and 16. He stated that it is frustrating that development has to go forward in small blocks that result in issues like the building of Prado Road in segments but noted it is necessary under present circumstances. Commr. Stevenson complimented staff and the applicant for the resolution of problem areas in the project and agreed that we are living in an era when front - loading improvements is difficult. He noted that the economy is improving so there is hope that the Garcia property will be in for review soon. Commr. Riggs stated that he thinks development is back so it is time to not be so conservative. He supported exploring different design opportunities and solutions that match the City's road -share projections and challenged the City and the development community to consider creative alternatives about such issues as parking and streetscape design. Commr. Multari stated that it is difficult to put together these specific plans, especially when multiple owners are involved. He noted that the Margarita Area Specific Plan was done almost 20 years ago, so there is a vested tentative map and the changes proposed are reasonable and the traffic impacts seem to be acceptable per the analysis performed. He noted the need for resolution about the south side of Prado Road and the transition to the two -lane section after this project is built. He stated that going ahead with the development of all the lots in phase two is not ripe until this is worked out. Commr. Malak stated that he is concerned about the issue of Prado Road being a future truck route. Commr. Stevenson stated that he agrees with Commr. Multari's concern and that he is not confident that the road issue would be resolved in an acceptable manner if left for later. Public Works Deputy Director Bochum stated that Staff decided to be flexible with condition language, knowing that, ultimately, the City will have to be satisfied with the road. He noted that this seemed the best way to make the improvement happen. Community Development Director Johnson stated that, since there has been uncertainty about the availability of City funds, impact fees for park development were moved to fund the Prado Road improvements. Commr. Draze supported accepting the staff position of flexibility to avoid having the City getting between property owners about which property should be developed first. Multari stated he could support the resolution if the additional language in Condition 1 is removed. He stated that this language weakens the condition, and he is concerned that the City will end up with something that will be inadequate. He noted that the City needs to think about whether the residents really want the Prado Road connection to Broad Street and whether a bond is needed to pay for it. Planning Commission Minutes March 12, 2014 Page 4 Commr. Larson stated that he agrees with Commr. Multari but noted that this does not mean that the Commission does not want flexibility for the developer and staff to work this out. He stated that if Prado Road had been planned more carefully early on, the Commission would not be grappling with this now. He expressed appreciation for the work done by the applicant and staff but noted that it will be difficult over the next ten years to get this area to work out correctly. Commr. Multari stated that he does not agree with the public speaker who suggested that an EIR should be required. Commr. Stevenson stated that he wanted to acknowledge to the applicant and their design team that the overall project achieves the goals of the Planning Commission and the Architectural Review Commission with its small lots and new urbanist concepts. There were no further comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Stevenson, to approve the revisions to the Vesting Tentative Map, project conditions, and Mitigated Negative Declaration of Environmental Impact to the City Council with all changes accepted with one exception: deletion of added wording and a return to the original language for Condition 1. AYES: Commrs. Draze, Larson, Malak, Multari, Riggs, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Fowler The motion passed on a 6:0 vote. 2. 3000 Calle Malva, MOD/TR /ER 121 -13: Request to amend conditions of approval for Vesting Tentative Map 2428 and review of an Addendum to the previously approved Mitigated Negative Declaration; R -1 -SP, R -2 -SP, R- 2- SP -PD, R -3 -SP, and C /OS -SP zone; Margarita Ranch SLO, LLC, applicant. (Pam Ricci) On motion by Commr. Stevenson, seconded by Commr. Malak, to continue consideration of this item to March 26, 2014. AYES: Commrs. Draze, Larson, Malak, Multari, Riggs, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Fowler The motion passed on a 6:0 vote COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast Planning Commission Minutes March 12, 2014 Page 5 1) The City Council has scheduled a town hall meeting March 25, 2014, 6 -9 p.m., at the Ludwick Community Center. 2) March 26, 2014, Planning Commission meeting: Tract 2428 3) April 9, 2014, Planning Commission meeting: Oath of office for new member, elect new Chair and Vice - Chair, and Housing Element Update 4. Commission Commr. Draze will be absent for the meeting on April 9, 2014. Commr. Riggs will be absent for the meeting on March 26, 2014, ADJOURNMENT: The meeting was adjourned at 9:02 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Planning Commission on March 26, 2014. a ie Thomas Administrative Assistant