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HomeMy WebLinkAbout07-23-2014 PC MinutesSAN LUIS OBISPO PLANNING COMMISSION MINUTES July 23, 2014 CALL TO ORDER /PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Hemalata Dandekar, Michael Draze, Ronald Malak, Vice - Chairperson Michael Multari, and Chairperson John Larson Absent: Commissioners William Riggs and John Fowler Staff: Deputy Community Development Director Kim Murry, Housing Programs Manager Tyler Corey, Assistant City Attorney Jon Ansolabehere, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of June 11, 2014, were approved as amended. PUBLIC COMMENTS ON NON - AGENDA ITEMS: Stephanie Teaford, Community Liaison for Cal Poly, introduced herself and stated that she will be attending Planning Commission meetings. There were no further comments made from the public. Deputy Community Development Director Murry introduced Jon Ansolabehere, the new Assistant City Attorney. PUBLIC HEARINGS: City -Wide. GPI /ER 15 -14: Housing Element Update: Review of proposed General Plan Housing Element policies and programs. City of San Luis Obispo — Community Development Dept., applicant. (Tyler Corey) Housing Programs Manager Corey presented the staff report, recommending review of the proposed policy and program changes to Chapter 3 of the Housing Element and the provision of comments or direction as appropriate. PUBLIC COMMENTS: Steve Delmartini, SLO, stated he has concerns regarding the term "affordable by design" because the housing market is what determines the price of a unit. He noted that developers will always prefer to build more expensive housing with its greater profit. He stated that he has noticed that those working near the airport tend to be younger so smaller housing options may be appropriate in that area. He supports proposed program 9.12, which considers incentives for the development of smaller dwelling units. Planning Commission Minutes July 23, 2014 Page 2 There were no further comments made from the public. COMMISSION COMMENTS: Commr. Multari complimented staff on a good job in soliciting and responding to public input. He asked if the City has any way of documenting housing that is "affordable by design" and noted that the term probably refers to smaller housing size. He stated that proposed program 9.12 is a good program and the City should try to encourage smaller housing but questioned whether "affordable by design" is the right term because it implies that the units meet identified lower or moderate income housing. He expressed concern with the proposed rental inspection program because expanding what is inspected may drive up rental costs, making rental housing less affordable. He stated he would like to see any future rental inspection program focus on life /safety issues and items that do not increase rents. Commr. Draze agreed with focusing on life /safety issues. Commr. Multari asked about whether deed restrictions would be required for "workforce housing ". Housing Programs Manager Corey responded that the goal is to get some of the newer units in the hands of those who work here and /or are first -time buyers. Commr. Multari noted that the language in 3.10 could be misinterpreted and, therefore, delay projects because it appears to state that a housing unit cannot be removed without replacing it. Commr. Draze, noting the deletion of the 2004 baseline in 3.10, stated that he can see a rationale for adding a new baseline. Commr. Multari stated that more discussion and direction is needed before taking out the 2004 baseline. Commr. Dandakar agreed with Commr. Multari and added that the intent and discussion in the LUCE Task Force was about increasing the amount of residential occupancy in the inner core to make a lively downtown. Commr. Multari expressed concern about the idea of requiring that affordable units in a development be of similar size, etc., as stated in 4.6. He asked for a definition of "similar" and noted that requiring similar size does not seem to capture the intent. He added that it is sensible that affordable could mean smaller or lower quality but the intent was that the unit not be distinguishable in a way that would stigmatize those living in the affordable unit. Commr. Dandakar agreed and stated that requiring the same amenities for affordable units may make it difficult for builders to provide lower income housing at a reasonable cost. Planning Commission Minutes July 23, 2014 Page 3 Housing Programs Manager Corey stated that 4.6 is a program that requires subsequent implementation, and that any code amendments addressing comparability between affordable and market rate units would come back to the Planning Commission for review and consideration. Commr. Multari suggested that Goal 6 make some reference to housing wholly or partially financed by employer /employee programs and partnerships. Commr. Multari stated that using general funds to reduce or offset impact fees for especially attractive affordable housing projects should be considered. Commr. Multari noted that the assertion that owner - occupied housing is superior to rental housing is contradictory to housing policy history. He stated that increasingly the ideal of owning is not as compelling to younger generations and renting may be their preferred option. He stated that perhaps Program 7.13 is more about property owners trying to protect their neighborhoods. Commr. Draze stated that he also had a concern with Program 7.13 . He noted that the program may be in response to a worry about students living in neighborhoods. He stated he supports the need to push for affordable housing but not necessarily owner - occupied housing. Commr. Multari noted that rentals are, by nature, more affordable housing and that he is uncomfortable with Program 7.13 as proposed. Commr. Multari asked staff to research Laura's Law and its applicability to the County because it broadens the circumstances where mentally ill individuals may be evaluated for services He noted that this could divert disruptive homeless individuals from jail to a treatment program for evaluation. He added that it has been adopted in San Francisco, Los Angeles and Orange Counties. Commr. Dandakar asked if there is a way to incorporate strategies used by nonprofits to provide housing for the homeless and mentally ill. She added that perhaps tax incentives could be considered. Commr. Multari noted that San Mateo County has contracted with nonprofits for these services and that studies have indicated that those most resistant to help are substance abusers and the mentally ill which Laura's Law is designed to address. Housing Programs Manager Corey stated that statistics about the developmentally disabled are estimates based on population from the U.S. Administration on Developmental Disabilities. Commr. Dandakar asked if there is any interest in developing information to better understand the magnitude of those with developmental disabilities residing in the City. Planning Commission Minutes July 23, 2014 Page 4 Housing Programs Manager Corey stated that it would be challenging due to privacy laws to develop this information and the City does not have the financial resources or time to complete a special survey. Commr. Draze stated that it is not really relevant whether the number of developmentally disabled is 400 or 800 because the City is required to have programs in place to help this group and he does not see benefit in a special survey. Commr. Larson and the other Commissioners thanked staff for the excellent report. Commr. Larson noted that there is a large amount of technical compliance documentation backing up the report. He suggested that the introductory statement for Goal 9 be edited to be of similar length to the other goals. He added that the policies and programs under Goal 9 should be reviewed for consistency with the updates to the California Building Code. Housing Programs Manager Corey stated that staff will take Commission comments and those from last Wednesday's workshop and do more research and editing before finalizing the Draft Housing Element and transmitting to the State for review and comment. He added that the Draft Housing Element will come back to the Commission in the fall with any edits or changes based on input from the State. There were no further comments made from the Commission. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast • July 30, 2014: special meeting dedicated to Chevron project • August 13, 2014: tentative - LUCE update, 625 Cuesta -- appeal of a director's decision about a code violation, 2701 August —an appeal of a guesthouse conversion, and review of standard conditions. • August 27, 2014: LUCE update, 500 Mountain View — appeal of an RV used as a dwelling, 3080 Rockview— review of a 9 -lot subdivision, and 43 Prado – review of a request for Safe Parking facility • Tentative: August 28 and September 4 have been proposed for special meetings for the LUCE and Commissioners should respond with their availability. 3. Commission – Commr. Draze will be absent for the August 27th and 28th meetings. ADJOURNMENT: The meeting was adjourned at 7:26 p.m. Respectfully submitted by, Diane Clement Recording Secretary Planning Commission Minutes July 23, 2014 Page 5 Approved by the Planning Commission on August 13, 2014. LLGCJitic� e c�- r��a. -' La rie Thomas Administrative Assistant III