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HomeMy WebLinkAbout05-14-2014 PC MinutesSAN LUIS OBISPO PLANNING COMMISSION MINUTES May 14, 2014 CALL TO ORDER /PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Hemalata Dandekar, Michael Draze, John Fowler, Ronald Malak, William Riggs, Vice - Chairperson Michael Multari, and Chairperson John Larson Absent: None Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Associate Planner Marcus Carloni, 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 April 9, 2014, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 40 Prado Road. GPC 84 -14: General Plan Conformity Report for the acquisition of 40 Prado Road by the Regional Transit Authority (RTA) for RTA offices /facilities; 0- PD zone; Regional Transit Authority, applicant. (Greg Hermann) Special Projects Manager Hermann presented the staff report, recommending that the Planning Commission determine and report to the City Council that the proposed acquisition conforms to the General Plan. PUBLIC COMMENTS: Steve Delmartini, SLO, stated he supports use of this site by the RTA. He noted the huge need for a facility for the homeless with access to public transportation. He stated that other local cities should develop their own sites for the homeless or provide financial support for this one. Mila Vujovich- La Barre, SLO, applauded this acquisition for RTA and the homeless shelter. She stated that project analysis for the site should include an EIR for the entire Prado Road. Prado Road will be a four -lane truck highway with impacts that need study, the location and design of the future interchange for Highway 101 should be specified, and an EIR is needed. She indicated she will consider an appeal especially when public funds are involved. Planning Commission Minutes May 14, 2014 Page 2 There were no further comments made from the public. COMMISSION COMMENTS: Commr. Draze stated he is supportive of this location for a homeless center. Commr. Multari stated that the issue is whether this acquisition is in conformance with the General Plan, which it clearly is, and that all other issues will be considered by the City's advisory bodies at the time of development. Commr. Riggs stated he supports Commr Multari's statement. Commr. Larson disagreed that an EIR covering all of the Prado Road development area is needed but agreed that more planning for the general area would be good. He stated that this acquisition is consistent with the General Plan. Commr. Fowler stated that he supports this acquisition and knows that all issues will be studied at the appropriate time. There were no further comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Riggs, that the proposed acauisition conforms to the General Plan. AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, and Riggs NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote 2. 664 Marsh Street. U 130 -13: Review of Bar/Tavern Use Permit for Bull's Tavern relocation; C -D zone; William Hales, applicant. (Marcus Carloni) PUBLIC COMMENTS: Robert Spector, SLO, stated he lives close to the relocation site and expressed concern about noise from Bull's Bar/Tavern. He noted that McCarthy's generates noise in this area and that Bull's will have an open deck. He stated that he feels more can be done to limit the noise. There were no further comments made from the public. COMMISSION COMMENTS: There were no comments made from the Commission. Planning Commission Minutes May 14, 2014 Page 3 On motion by Commr. Draze, seconded by Commr. Malak, to continue the item to date uncertain. AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, and Riggs NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 3. 3080 Rockview Place. TR /A /ER 202 -13: Review of a nine -lot common - interest subdivision, construction of nine residences on a site designated Special Considerations, and requested other yard, street yard, and creek setback exceptions with review of a Mitigated Negative Declaration of Environmental Impact; Covelop, Inc., applicant. (Marcus Carloni) PMC Contract Planner Jaime Hill presented the staff report, recommending that the City Council approve Vesting Tentative Tract Map 3057 and Use Permit A 202 -13, and adopt a Mitigated Negative Declaration of Environmental Impact, based on findings and subject to conditions which she outlined. PUBLIC COMMENTS: Damien Mavis, project applicant, spoke about the design of the project and answered the Commission's questions about property maintenance responsibilities. Steve Delmartini, SLO, stated that he is a big fan of infill. He noted that since properties remaining for infill are the toughest, worst locations to develop, he commends the innovative design provided by the applicant. He cited a study that shows people are satisfied with smaller lots as long as they have storage and a garage. He supported the applicant's proposal for a property owners association less formal than a homeowners association. He suggested that strong disclosures about noise, etc., be made in this mixed -use area so new residents would respect that businesses were there before this development. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Multari suggested adding a condition that CC &Rs be required, especially in light of the need to provide clear guidelines for maintenance of the creek. He also suggested a condition that the setback on Lot 1 meets the City's standards. He noted that the setback for Lot 9 is questionable and that the fence lines do not follow the property lines. Contract Planner Hill stated that the design provides the minimum 250 square feet of outdoor space required for each home. Commr. Multari commended the applicant for developing small houses but he stated he has issues with the design because there is very little articulation and the homes will be Planning Commission Minutes May 14, 2014 Page 4 less attractive over time. He stated that trying to meet the rigid standard about space for each home will result in a convoluted agreement between future homeowners about fence and property lines. Commr. Draze agreed that the architecture needs more work. He stated he is fine with the exceptions and density but is bothered by the lot lines. He noted that there is even parking for one home on the legal lot of other homes. He stated he likes the idea of getting nine units on the property but the lot lines are not a very good idea and require more discussion. He is concerned about the current layout and would like to see lot lines more closely match fences and parking. Commr. Larson stated that the lot lines and fences are awkward but there are many California subdivisions with cross or reciprocal easements. He agreed that this very creative design may result in future problems. Commr. Fowler stated he is struggling with the layout and there may be too many lots and is concerned about the architecture but has no strong objection about the HOA issue. He supported infill but stated he is not sure he can support this design. Commr. Riggs stated that he is bothered that there is an attempt to fit so many cars on the site. He noted that this is presented as a nice urban infill project but it is really a suburban cul de sac and that residents will be driving to places that are very close and the design could have allowed walking. He supported adding a condition that there be some kind of connection to adjacent businesses on Broad Street. Commr. Dandekar stated that she appreciates the density and affordable unit but is concerned about owners knowing their responsibilities over time. She noted there could be better densities with duplexes or zero lot lines. She stated that there is no physical rationality to this design from the perspective of future owners. Commr. Draze stated . he appreciates the connectivity issue brought up by Commr. Riggs and, before this project goes to the City Council, the applicant needs to work with staff to explore a way to provide connectivity with the Crossroads Center. Applicant Mavis stated he has no legal standing to provide connectivity. Commr. Draze stated that the center would probably be happy to have more customers. Commr. Malak agreed with Riggs about connectivity and noted that this would also provide access to public transportation. Commr. Larson stated that the layered design of property lines and fences is complicated but he likes the design. He stated that the concerns raised by other Commissioners are valid and indicate that more work will be necessary. Commr. Malak agreed it is a good project and suggested making a recommendation rather than a condition about access to Crossroads. Commr. Draze stated that there should be noise disclosures about surrounding sites. Planning Commission Minutes May 14, 2014 Page 5 Assistant City Attorney Visveshwara stated that the Planning Commission can offer advice but cannot require a condition about disclosure. Commr. Riggs emphasized the need for a pedestrian connection to the Crossroads Center. He noted that this is important and, if not feasible here, it will never happen. Assistant City Attorney Visveshwara stated that, since the developer does not own the other property, she recommends a connectivity condition not be included. Commr. Multari suggested conditioning this project to provide an accessway, such as a gate, through this property so that even if access to the Crossroads Center is not possible now, there is always the future possibility. Commr. Fowler stated a condition for maintenance of the creek should be included. Commr. Draze stated that this project is not ready for a decision by the Planning Commission and he will not support Vesting Tentative Map tonight. Commr. Dandekar agreed with Commr Draze and stated she is not comfortable with approving the current lot configuration and that too many questions remain. Commr. Multari stated he likes the density and size of the units but is uncomfortable with the lot lines. He recommended continuing the project and suggested to staff that Lot 1 have a south side yard, that there be common access for these properties to the eastern corner adjacent to the commercial property fronting on Broad Street so that there is at least potential for access, and that a common area maintenance agreement be submitted to the City for review and approval. He noted his concerns about cross easements that need better design or at least an attempt at improvement. He stated that his preference is to continue this with the above conditions but, if the majority of the Commission wants to approve this, he recommends those conditions be added. Commr. Fowler agreed that it needs to be continued. Commr. Multari stated the Commission could deal with this project rapidly when it returns. He emphasized that the Commission could be flexible with other requirements like number of parking spaces and that the creek running through the property may warrant making the variance findings. Commr. Larson stated that the Commissioners have varying levels of discomfort about lot lines and fence lines. He stated his concern would be assuaged if he had more confidence in the maintenance of the creek and other common areas by all nine owners when the creek is predominantly on just two lots. He stated he strongly agrees with providing access to the adjacent center and, if it cannot be done now, at least setting it up for the future. Commr. Dandekar reiterated looking at a duplex design. Planning Commission Minutes May 14, 2014 Page 6 Commr. Fowler stated he would like this to come back quickly and it would be best to provide access because others will find their way through to the center in any case. There were no further comments made from the Commission. On motion by Commr. Draze, seconded by Commr. Multari, to continue this item off calendar with staff to note the concerns of-lot-layout and access to the neighboring commercial center. AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, and Riggs NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 4. Staff a. Agenda Forecast by Deputy Community Development Director Davidson: 1) May 28, 2014: Chevron Tank Farm Project Final EIR and Specific Plan Malak not here May 28 and July 9. Draze has to recuse self on this. 2) June 11, 2014: Laguna Natural Reserve Conservation Plan 3) June 25, 2014: LUCE Update 4) July and August will be mostly LUCE and Housing Update 5) This is the last meeting for Assistant City Attorney Visveshwara 5. Commission a. Commr. Larson asked staff to get Utilities to give a report on water conservation. b. Commr. Malak asked staff to contact the Tribune to get coverage of Planning Commission meetings in the Monday government section of the newspaper. c. Commr. Malak will be absent from the May 28 and July 9 meetings. ADJOURNMENT: The meeting was adjourned at 8:03 p.m. Respectfully submitted by Diane Clement Recording Secretary Approved by the Planning Commission on May 28, 2014. Lauri homas Administrative Assistant III