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HomeMy WebLinkAbout05-13-2015 PC MinutesSAN LUIS OBISPO PLANNING COMMISSION MINUTES May 13, 2015 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, Senior Planner Phil Dunsmore, Deputy Director of Transportation Tim Bochum, Supervising Civil Engineer Hal Hannula, Assistant City Attorney Jon Ansolabehere, and Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of April 8, 2015, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 1. 598 Princeton Place. APPL- 0978 -2015: An appeal of a Code violation of MC 17.17.055 Front Yard Parking, R -1 zone; Aaron, Katherine /Gambucci, Joseph et ux., appellants. Kyle Bell, Assistant Planner, presented the staff report, recommending that the Commission adopt a resolution denying the appeal and supporting the Director's decision to uphold the citation, based on findings and subject to conditions which he outlined. Joseph Gambucci, property owner and appellant, noted desire to preserve the residential character of the neighborhood; commented on negative impacts resulting from student - occupied rentals in the neighborhood; stated that the parking upon his property can be interpreted to be legal non - conforming, and that adequate maneuverability exists with the site's current configuration. PUBLIC COMMENTS: Amelia Gambucci, SLO, inquired as to the seemingly inconsistent enforcement actions against other similar parking situations throughout the City. There were no further comments from the public. Planning Commission Minutes May 13, 2015 Page 2 COMMISSION COMMENTS: Assistant City Attorney Ansolabehere made reference to the case of James Disney v. the City of Concord, in which the Court upheld the City's ability to regulate vehicle parking in front yards. Commr. Malak spoke in opposition to staff's request; commented that the issue of parking space legality is irrelevant if no permits were required at the time of driveway construction. Commr. Fowler spoke in support of staff's recommendation; noted the apparent legal basis for denying the appeal. Chair Larson spoke in opposition to staff's recommendation; noted emphasis on the issue of the legality of vehicle parking, rather than the legality of the driveway itself. Commr. Draze spoke in support of staff's recommendation; noted apparent ready availability of legal solutions to the problem. Vice -Chair Multari spoke in opposition to staff's recommendation; concurred with Commr. Malak. Commr. Dandekar spoke in support of staff's recommendation; noted sympathy for the property owner's situation; noted concern about the potential for setting precedent by failing to enforce code. There were no further comments from the Commission. On motion by Commr. Riggs, seconded by Chair Larson, to adopt a resolution denying the appeal and supporting the Director's decision to uphold the citation, based on findings and subject to conditions contained in the staff report. AYES: Commrs. Riggs, Dandekar, Draze, and Fowler NOES: Commrs. Larson, Malak, and Multari RECUSED: None ABSENT: None The motion passed on a 4:3 vote. Chair Larson stated that the Planning Commission's decision is appealable to the City Council. 2. 2120 Santa Barbara Avenue. USE - 0916 -2015: Review of a mixed -use project with 69 multi - family units and 3,000 square feet of retail space, and a mixed -use parking reduction, with a categorical exemption from CEQA; Covelop Management, Inc., applicant. Planning Commission Minutes May 13, 2015 Page 3 Phil Dunsmore, Senior Planner, presented the staff report, recommending that the Commission adopt a resolution allowing approval of the mixed -use project and a 15% parking reduction, based on findings and subject to conditions which he outlined. Commr. Draze noted that, while he did not attend the March 11, 2015, meeting where this item was previously heard, he had thoroughly reviewed the minutes and was comfortable taking action. Supervising Civil Engineer Hannula clarified that designs for pedestrian improvements such as bulb -outs will depend on final engineering details. Steve Rigor, project architect, made a presentation; summarized changes made to the project proposal since its previous hearing. PUBLIC COMMENTS: Glen Matteson, San Luis Obispo Railroad Museum, stated that having the property developed may deter illicit activity; noted preference for Emily Street improvements as shown in staff's "Option A" diagram, which will interfere least with the Museum's neighboring property. Brad Larose, San Luis Obispo Railroad Museum, noted preference for the Emily Street improvement configuration as shown in "Option A," noted an existing access gate that would be impeded by an eight -foot sidewalk, if constructed. Myron Amerine, SLO, noted concern that the proposed configuration of Emily Street improvements will prevent its future pedestrian and bicycle connectivity to Broad Street; noted preference for Emily Street improvements as shown in "Option B." Lea Brooks, nearby property owner, spoke regarding connectivity concerns; noted support for rerouting pedestrian activity away from Santa Barbara Avenue. There were no further comments from the public. COMMISSION COMMENTS: In response to inquiry from Vice -Chair Multari, Deputy Director of Transportation Bochum clarified that Emily Street is intended to eventually be connected to High Street; commented on the flexibility of various circulation configurations; noted desire to minimize negative impacts upon the Railroad Museum property. Commr. Draze spoke in support of the project and utilizing Emily Street configuration "Option A," with modifications to accommodate the Railroad Museum property; spoke in support of additional bicycle parking; spoke in opposition to further parking reduction. Commr. Dandekar spoke in support of the project and utilizing Emily Street configuration "Option A," with modifications to accommodate the Railroad Museum Planning Commission Minutes May 13, 2015 Page 4 property, spoke in support of additional bicycle parking and the addition of a car share space; spoke in opposition to further parking reduction. Commr. Fowler spoke in support of the project and utilizing Emily Street configuration "Option A," with modifications to accommodate the Railroad Museum property; spoke in support of additional bicycle parking, the addition of a car share space, and an increased parking reduction. Chair Larson noted public comment received from local businesses and prospective tenants in support of the project, and received from members of the public in opposition to the project. Chair Larson spoke in support of the project and utilizing Emily Street configuration "Option A "; noted neither support for nor opposition to further parking reduction. Commr. Riggs spoke in support of additional bicycle parking, the addition of a car share space, and requiring a full 20% parking reduction. Vice -Chair Multari spoke in support of the project and utilizing Emily Street configuration "Option A," with modifications to accommodate the Railroad Museum property; spoke in support of additional bicycle parking. There were no further comments from the Commission. On motion by Commr. Draze, seconded by Commr. Malak, to adopt a resolution allowing approval of the mixed -use project and a 15% parking reduction, subject to findings and conditions contained in the staff report, with the following additional revisions: a. Amend Condition 7 to memorialize that staff will refine the details of Emily Street improvements in accordance with "Option A" as depicted in the staff report. b. Add Condition 11 to read as follows: "43 long -term bicycle parking spaces, or no fewer than one bicycle parking space per studio apartment unit, shall be provided." c. Add Condition 12 to read as follows: "An electric vehicle charging station shall be added to the commercial portion of the project, in a manner acceptable to staff and in accordance with current standards." AYES: Commrs. Draze, Malak, Dandekar, Fowler, Multari, and Larson NOES: Commr. Riggs RECUSED: None ABSENT: None The motion passed on a 6:1 vote Planning Commission Minutes May 13, 2015 Page 5 On motion by Commr. Riggs, seconded by Chair Larson, to require a 20% parking reduction, and encourage applicants to consider the establishment of at least one car share space. AYES: Commrs. Riggs, Larson, and Fowler NOES: Commrs. Dandekar, Draze, Malak, and Multari RECUSED: None ABSENT: None The motion failed on a 3:4 vote. The Commission recessed at 8:44 p.m., and reconvened at 8:53 p.m., with all members present except Commr. Riggs. 3. City -wide. GENP- 1267 -2015; Review of General Plan Conformity Report, Capital Improvement Program proposed as part of 2015 -2017 Financial Plan; City of San Luis Obispo— Community Development Department, applicant. Deputy Community Development Director Murry presented the staff report, recommending that the Commission report to the City Council that all projects /purchases in the Capital Improvement Plan proposed as part of the 2015 -2017 Financial Plan comply with the City's General Plan. Deputy Director of Transportation Bochum responded to Commission inquiries. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: Vice -Chair Multari requested clarification from staff regarding the ways in which planned transportation - related Capital Improvement Projects fit into the modal priorities adopted as part of the Circulation Element update. Chair Larson requested that staff make location of the Capital Improvement Program documents easier to find for the public on the City's website. There were no further comments from the Commission. On motion by Commr. Draze, seconded by Vice -Chair Multari, to report to the City Council that all projects /purchases in the Capital Improvement Plan proposed as part of the 2015 -2017 Financial Plan comply with the City's General Plan. AYES: Commrs. Draze, Multari, Dandekar, Fowler, Malak, Larson NOES: None RECUSED: None ABSENT: Commr. Riggs Planning Commission Minutes May 13, 2015 Page 6 The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast Deputy Community Development Director Murry gave a forecast of upcoming agenda items; noted the release of the City's final updated General Plan. 4. Commission Commr. Malak requested that staff return within 30 days with a proposed date for the Planning Commission to receive a presentation about best practices for water and energy conservation for new and altered residential and commercial uses, in order to receive public input and potentially request development of standard conditions for development projects to incorporate higher energy and water efficiency features. Commr. Multari requested that the presentation include a summary of current requirements, policies, and practices. Chair Larson requested that the report focusing on water be made the priority. Commr. Draze requested that staff keep the Commission informed of key items, such as the City's response to the Governor's action on drought being considered by the City Council on June 2 nd ADJOURNMENT: The meeting was adjourned at 9:25 p.m. Respectfully submitted by, Erica Inderlied Recording Secretary Approved by the Planning Commission on May 27, 2015, Laurid Thomas Administrative Assistant III