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Home My WebLink About06-24-2015 PC Agenda PacketCity of San Luis Obispo, Agenda, Planning Commission Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection in the Community Development, 919 Palm Street, during normal business hours. SAN LUIS OBISPO PLANNING COMMISSION AGENDA Council Chamber City Hall - 990 Palm Street San Luis Obispo, CA 93401 June 24, 2015 Wednesday 6:00 p.m. 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 ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of May 27, 2015. Approve or amend. PUBLIC COMMENT: At this time, people may address the Commission about items not on the agenda. Persons wishing to speak should come forward and state their name and address. Comments are limited to five minutes per person. Items raised at this time are generally referred to staff and, if action by the Commission is necessary, may be scheduled for a future meeting. PRESENTATION: 1. Water Supply and Drought Response Strategies (Aaron Floyd & Ron Munds, Utilities) PUBLIC HEARINGS: There are no Public Hearing items on this agenda. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast b. Memo Regarding Upcoming Study Session on Existing Policies & Regulations Regarding Energy & Water Conservation Efforts 3. Commission ADJOURNMENT Presenting Planner: Kim Murry MEMORANDUM DATE: June 24, 2015 TO: Planning Commission FROM: Kim Murry, Deputy Director, Long Range Planning SUBJECT: ENERGY AND WATER CONSERVATION – POLICY AND REGULATORY CONTEXT The Commission previously requested staff to return with a proposed “date certain” for an agenda item regarding energy and water conservation efforts in the context of development. Staff proposes to return to the Commission on October 28th with a study session to address this request. Timing of the study session is prioritized after preliminary work efforts associated with Council Major City Goals are initiated. Staff anticipates that County efforts currently underway regarding PACE programs will be further detailed by that time which will provide additional information for the study session. The draft outline may be found below. Please provide feedback to staff regarding expectations for the study session. State Development Review Standards - energy and water efficient development. Existing and anticipated changes to Title 24 (Energy) Building Code Local General Plan Policies Climate Action Plan strategies Ordinances/standards (i.e. landscape standards) Stakeholder Group – County, cities, SLOCOG, and APCD Funding EmPower and PACE programs and collaboration with County Solar – return on investment DRAFT SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 27, 2015 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Hemalata Dandekar, Ronald Malak, William Riggs (arrived 6:09 p.m.), Vice-Chairperson Michael Multari, and Chairperson John Larson Absent: Commissioners Michael Draze and John Fowler Staff: Deputy Community Development Director Doug Davidson, Senior Planner Phil Dunsmore, Supervising Civil Engineer Hal Hannula, Transportation Operations Manager Jake Hudson, Assistant City Attorney Jon Ansolabehere, and Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of May 13, 2015, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 1. 250 Tank Farm Road. TR 62-14: Review of a tract map to create 35 commercial lots, including a Mitigated Negative Declaration of Environmental Impact; CS-SP zone; Coker Ellsworth Development, LLC, applicant. Phil Dunsmore, Senior Planner, presented the staff report, recommending that the Commission adopt a resolution recommending that the City Council adopt a resolution approving the tract map subject to findings and conditions including the adoption of a Mitigated Negative Declaration of Environmental Review, which he outlined. Commr. Riggs arrived at 6:09 p.m. Transportation Programs Manager Hudson and Natural Resources Manager Hill responded to Commission inquiry regarding transit stops and open space conservation, respectively. Coker Ellsworth, owner, summarized the history of the project. PUBLIC COMMENTS: Mila Vujovich-LaBarre, SLO, noted concerns about the project relating to construction, particularly on agricultural land, during the drought, and about Caltrans and the Airport Draft Planning Commission Minutes May 27, 2015 Page 2 Land Use Commission’s known issues with the City’s Land Use and Circulation Element. There were no further comments from the public. COMMISSION COMMENTS: Commr. Dandekar noted concerns relating to construction upon agricultural land and the apparent inability of the City to achieve 1:1 offset of compromised open space or agricultural lands under current policy structures; requested the addition of a condition requiring the developers to preserve farm land of equal size and quality in a permanent conservation easement, or pay in-lieu fees. Vice-Chair Multari commented that the amount of any such fees would be subject to evaluation by the Natural Resources Manager. Commr. Malak noted concern about the percentage of lot coverage by hardscape; spoke in support of increased open space in landscaping within the project. There were no further comments from the Commission. On motion by Vice-Chair Multari, seconded by Commr. Dandekar, to adopt a resolution recommending that the City Council adopt a resolution approving the tract map subject to findings and conditions including the adoption of a Mitigated Negative Declaration of Environmental Review, with the following revisions: A. Findings Section 1., Item 3., shall be amended to read: 1. As conditioned, the project is consistent with the San Luis Obispo County Airport Land Use Plan since any new land uses will require subsequent analysis and the proposed subdivision and public improvements are compatible with Airport Land Use policies. 2. All potentially-significant environmental impacts are reduced to less than significant with proposed mitigation with the exception of Agricultural Resources. Potential impacts to Agricultural Resources were determined to be a significant and unavoidable environmental impact in the 2003 Airport Area Specific Plan EIR and an overriding consideration was adopted, assuming this impact. Development of this site implements appropriate mitigation to help offset environmental impacts by acquiring permanent agricultural land preservation easements. B. Planning Condition 9. shall be added, to read ”All new land uses shall be reviewed for compliance with the California Airport Land Use Planning Handbook” C. Planning Condition 10. shall be added, to read “Implement policy 3.2.18 and/or Program 3.3.14 of the Airport Area Specific Plan by dedicating conservation easements for open space or agriculture on land within the San Draft Planning Commission Minutes May 27, 2015 Page 3 Luis Obispo region in an amount equal to or greater than the area to be developed or by payment of an in-lieu fee in an amount to be determined by the City’s Natural Resources Manager, consistent with AASP program 3.3.14. AYES: Commrs. Multari, Dandekar, and Larson NOES: Commrs. Malak and Riggs RECUSED: None ABSENT: Commrs. Draze and Fowler The motion passed on a 3:2 vote. On motion by Commr. Malak, seconded by Chair Larson, to eliminate Planning Condition 10. AYES: Commrs. Malak and Larson NOES: Commrs. Dandekar, Riggs, and Multari RECUSED: None ABSENT: Commrs. Draze and Fowler The motion failed on a 2:3 vote. The Commission recessed at 7:50 p.m. and reconvened at 8:06 p.m. with all Commissioners present. 2. 3 Highland Drive. GENP-1122-2015: Review the Bishop Peak Natural Reserve Conservation Plan update, including a Mitigated Negative Declaration of Environmental Impact; C/OS-40-PD zone; City of San Luis Obispo, applicant. Robert Hill, Natural Resources Manager, and Freddy Otte, City Biologist, presented the staff report, recommending that the Commission recommend to the City Council that the Bishop Peak Natural Reserve Conservation Plan 2015 Update and an Environmental Determination/Negative Declaration be adopted, based on findings which he outlined. PUBLIC COMMENTS: Carolyn Huddleston, ECOSLO Board Member, Templeton, summarized activities of the Natural San Luis and SLO Stewards program; commented that overuse, and lack of enforcement and education, have key negative impacts upon the open space. David Blakely, neighboring property owner, SLO, noted concern about the planned location of emergency access routes and the lack of available ranger staff. Joanne Ruggles, neighboring property owner, SLO, commented on her experience constructing a home in the vicinity of Bishop Peak; spoke in opposition to the location of the proposed emergency access road. Draft Planning Commission Minutes May 27, 2015 Page 4 Mila Vujovich-LaBarre, neighboring property owner, SLO, commented on the need for effective signage and emergency procedure education; spoke in opposition to the proposed emergency access road. Barry Epperson, neighboring property owner, SLO, commented on the importance of emergency access for the Peak, particularly on the Foothill Boulevard side; spoke in opposition to the proposed location of the emergency access road. Carol Hall, neighboring property owner, SLO, commented on negative impacts experienced in the neighborhood from disrespectful trail patrons. There were no further comments from the public. COMMISSION COMMENTS: Commr. Riggs spoke in support of adding parking/traffic controls to the "good neighbor" section of the Plan, attempting demand reduction, and incentivization of public transit; requested clarification of language relating to discouragement of tourism, removing the reference to “publications”; suggested that night hiking be allowed in other areas of the City to satisfy demand. Transportation Operations Manager Hudson responded to Commission inquiry regarding traffic calming measures. Commr. Dandekar spoke in support of staff exploring all options for emergency access in the Plan. Vice-Chair Multari spoke in opposition to the proposed road location; spoke in support of additional ranger staff, clarification of language relating to discouragement of tourism, and encouragement in general terms of transportation mode shift over time. Commr. Malak concurred; noted support for parking controls, additional ranger staffing, and allowing night hikes in certain areas. Natural Resources Manager Hill clarified that allowing night hikes under a City pilot program would require a municipal code amendment. There were no further comments from the Commission. On motion by Vice-Chair Multari, seconded by Commr. Riggs, to recommend to the City Council that the Bishop Peak Natural Reserve Conservation Plan 2015 Update and an Environmental Determination/Negative Declaration be adopted, with the following revisions: A. Address emergency access alternatives in the Plan, analyzing the pros, cons, costs and constraints of each in a matrix; B. Do not consider a Patricia Drive-side access; Draft Planning Commission Minutes May 27, 2015 Page 5 C. Emphasize the City’s intent to encourage transportation mode shift, in general terms, consistent with the LUCE; D. City staff shall work with neighbors on parking control solutions; E. Clarify the intent to reduce the site’s use as a tourist destination; F. Prior to adoption of the next budget, advise the City Council that the Planning Commission considers additional ranger staffing to be a priority. AYES: Commrs. Multari, Riggs, Dandekar, Malak, and Larson NOES: None RECUSED: None ABSENT: Commrs. Draze and Fowler The motion passed on a 5:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Deputy Community Development Director Davidson gave a forecast of upcoming agenda items, noting that the June 10, 2015, meeting will be cancelled. 4. Commission Chair Larson noted, for the record, the importance of addressing the Commission’s role in water conservation planning and policy in the near future. ADJOURMENT: The meeting was adjourned at 10:08 p.m. Respectfully submitted by, Erica Inderlied Recording Secretary