Loading...
HomeMy WebLinkAbout03-26-2014 PC MinutesSAN LUIS OBISPO PLANNING COMMISSION MINUTES March 26, 2014 CALL TO ORDER /PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, Michael Multari, Charles Stevenson, Vice - Chairperson John Larson, and Chairperson Michael Draze Absent: Commissioners Ronald Malak and William Riggs Staff: 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 presented. MINUTES: Minutes of March 12, 2014, were approved as amended. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 3000 Calle Malva. MOD/TR 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; C /OS -100 zone; Margarita Ranch SLO, LLC, applicant. (Pam Ricci) Senior Planner Pam Ricci presented the staff report, recommending adoption of the Draft Resolution (Attachment 1), which recommends approval of certain modifications to project conditions to the City Council, based on findings, including a finding supporting the preparation of an Addendum to the previously- approved Mitigated Negative Declaration, and subject to mitigation measures and conditions. PUBLIC COMMENTS: Cindy Chambers, Wallace Group, representing the applicant, stated that the applicant is in agreement with conditions as presented and happy to work with the Damon Garcia property owners to build the bike way. She noted that, though this development does not have frontage on the Prado Road extension, the applicant will still be paying traffic impact fees. Dennis Moresco, applicant, stated that he wants to facilitate the building of the bike path which he would like to do in sections as the homes are completed and sold. Kenneth C. Scott, SLO, stated that he lives on property adjacent to this development and is concerned that, if two -story homes are built directly behind his home, they might Planning Commission Minutes March 26, 2014 Page 2 intrude upon the privacy he currently enjoys and might negatively impact the value of his home. He noted that the tract is higher in elevation than his property. Senior Planner Ricci stated that the MASP requires the lots that border El Camino Estates have a 20 -foot setback for houses over 13 feet in height and that, if the elevation difference is more than four feet, then the homes must be one -story. Commr. Draze stated that a one -story home set back five feet from the property line seems more onerous than a two -story home set back twenty feet. Senior Planner Ricci stated that the developer's intention is to build single -story homes but he wants the flexibility to have some two -story designs. She noted that the house designs have to go to the Architectural Review Commission and, in the past with other developments, adjacent residents came to the ARC with objections and modifications were made to address this type of concern. Commr. Draze stated that he appreciates and understands Mr. Scott's concern but he is reluctant to further the condition. Commr. Larson stated that Mr. Scott had a legitimate concern and added that the ARC should also consider allowing taller fencing solutions if warranted to address privacy concerns. Senior Planner Ricci stated that fence height exceptions are sometimes approved to address issues like privacy, and the ARC will also look at the siting of homes on lots. Mr. Moresco stated that he wants to build single -story homes where possible on the perimeter because they are more desirable and easier to sell. He stated that he wants to assure Mr. Scott that, if he cannot build a single -story home on the lot adjacent to his property, he is willing to sit down with Mr. Scott to come up with a satisfactory solution. Elizabeth Righetti, SLO, representing her neighbor Robert Phelps, stated that Mr. Phelps has COPD, asthma, and many allergies, and the dust from grading and construction will be terrible for his health. She noted he is asking to be forewarned about when the work will begin and that the prior owner of the land agreed to put him in a hotel for two months during construction. Commr. Draze recommended writing a letter to staff that would be forwarded to the owner. Mrs. Righetti noted that three other residents living in Chumash Village adjacent to the development have lung disease. She asked whether a former stipulation that homes built adjacent to Chumash Village be one -story or equivalent was still in effect for this tract. Commr. Draze stated that the wording may have been changed or it disappeared before the City Council adopted the MASP in 2004. Planning Commission Minutes March 26, 2014 Page 3 Mila Vujovich- La Barre, SLO, stated that she is a smart growth advocate and her main concern is that development go forward with proper circulation. She stated that either Prado Road is built as a four -lane truck route as originally planned or a supplemental EIR is needed because traffic circulation will not be adequate with Prado Road going from four lanes to two lanes with a one -lane access onto Broad. She suggested building roundabouts on roads that are not designated truck routes. Jaimie Frankian, SLO, expressed concern about traffic and how the bike lane gets developed if permission from the property owners to the east has not been acquired and the builder of this tract does not have a firm requirement to build it. Deputy Director of Public Works Bochum responded that the developers cannot act as a bank for the building of the road and that the potential environmental impact was analyzed and, since no specific mitigation measure is required, the City does not have the ability to make the bike path development an absolute requirement. He noted that Condition 7 requires each developer to post security of about $130,000 and do a traffic analysis after development to see exactly what the impact to the neighborhood is and then complete any mitigations needed. Maureen Beaulie, SLO, stated she lives in Chumash Village adjacent to the project and wanted to know the probability of one -story homes being built along the fence line and if affordable housing would be built next to Chumash. She also expressed concern about drainage and possible flooding from the development. Commr. Draze stated that the affordable housing is planned closer to the center of the subdivision. He noted that City engineers have examined the drainage and that she will get notice for the ARC public meeting about this development. Commr. Stevenson stated that the probability for single -story homes is pretty high. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Fowler asked about the funding for Prado Road and why this applicant has a funding obligation for the road even though the development has no frontage on Prado. He also asked what additional fees are required for the bike path. Deputy Director of Public Works Bochum explained that tract 2353 will build the portion of Prado Road to the eastern boundary including the Class 1 bike path and that there may be a need to later reimburse the developers building first on the west. He noted that staff is suggesting that the developer build the bike path in lieu of the City collecting and holding the fees in an account because the City would be getting improvements. Commr. Multari stated that these maps have come to the Planning Commission primarily for consideration of how to deal with Prado Road. He noted that the idea from staff that has the potential to accelerate the building of the bike path is creative and it Planning Commission Minutes March 26, 2014 Page 4 would be nice to have that connection. He stated that, as far as there being a need for additional traffic impact analysis, staff has done the analysis and it is adequate. Commr. Fowler agreed with Commr. Multari. Commr. Larson stated that he supports Commr. Multari's position. He noted one specific observation as a concern: the bike path, while geographically part of the MASP, very clearly is a city -wide improvement and that, in the relief of traffic impact fees, it would be more appropriate to reserve the city -wide fees for this and not the add - on fees; however, he stated he understands the financial necessity. He observed that the City is granting relief of about $1.5 million while collecting about $250,000. He stated that he hesitates to tinker with this carefully- crafted negotiation and applauds and appreciates both Staff and the developer. Commr. Draze stated that the project not fronting Prado Road is not relevant because this is about impacts for the entire plan area and he is not in favor of changing what has been worked out. Commr. Multari stated that having been on the Land Use and Circulation Element Task Force, he is pleased to see a priority of bikes over cars and that specific impacts can be taken into account through the ARC. There were no further comments made from the Commission. On motion by Commr. Stevenson, and seconded by Commr. Fowler, to approve the staff recommendation to adopt the Draft Resolution (Attachment 1), which recommends approval of certain modifications to project conditions to the City Council, based on findings, including a finding supporting the preparation of an Addendum to the previously- approved Mitigated Negative Declaration, and subject to mitigation measures and conditions. AYES: Commrs. Draze, Fowler, Larson, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commrs. Malak and Riggs The motion passed on a 5:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast: Deputy Community Development Director Davidson presented the agenda forecast. 1) April 9t" meeting -- swearing in of new member and election of officers 2) April 23rd meeting — likely to be cancelled due to delay in the Chevron project; this will be confirmed at the next meeting and the Chevron project will probably be dealt with in May. Planning Commission Minutes March 26, 2014 Page 5 3. Commission a. Commr. Multari thanked Commr. Stevenson for all his years of City service on the Planning Commission and the ARC. He noted that the City is lucky to have had his expertise and that it has been a rare and wonderful advantage to have him volunteer so long. b. Commr. Draze noted that Commr. Stevenson will continue to serve as chair of Habitat for Humanity. He also expressed appreciation for all of his work. c. Commr. Fowler expressed his thanks and appreciation to Commr. Stevenson d. Commr. Stevenson wished the Commission good luck and stated he appreciates having worked with the others and especially appreciates the civility of the meetings even when there has been disagreement. He noted he is happy that Hemalata Dandekar is his replacement and that she will be a wonderful addition. He thanked the residents for their time spent viewing agendas, preparing comments, and coming to meetings to express views and concerns. He gave special thanks to Staff. e. Commr. Draze noted that this is his last meeting as chair and expressed appreciation for the support he has had the last two years. He thanked the residents who come to meetings and those who watch from home. ADJOURNMENT: The meeting was adjourned at 7:51 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Planning Commission on April 9, 2014. Lau ie Thomas Administrative Assistant