HomeMy WebLinkAbout03-09-2016 PC Correspondence - Minutes (Maier)City of San Luis Obispo, Title, Subtitle
Date: March 6, 2015
TO: Planning Commission
FROM: John Paul Maier, Assistant City Clerk
VIA: Lee Price, Interim City Clerk
SUBJECT: Planning Commission Minutes for January 27, 2016 and February 10, 2016.
Please note that the Planning Commission Minutes for January 27, 2016 and February 10,
2016 have been included as Agenda Correspondence.
Memorandum
City Administration
990 Palm Street, San Luis Obispo, CA 93401
Planning Commission Minutes
Draft
San Luis Obispo
Regular Meeting of the Planning Commission
Wednesday, January 27, 2016
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, August 12, 2015 at 6:00 p.m. in the Council Chamber, located at 990 Palm
Street, San Luis Obispo, California, by Chair Larson.
ROLL CALL
Present: Commissioners Hemalata Dandekar, , John Fowler, Ronald Malak,
William Riggs Vice-Chairperson Michael Multari, and Chairperson John
Larson
Absent: Commissioner Michael Draze*
*Note: Commissioner Draze joined the meeting at 8:27 P.M.
Staff
Present: Community Development Director Michael Codron, Deputy Community
Development Director Doug Davidson, Associate Planner Rachel
Cohen, Associate Planner Marcus Carloni, Planning Technician Kyle
Bell, Assistant City Attorney Jon Ansolabehere, and Assistant City Clerk
John Paul Maier
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS
There were no members of the public desiring to speak.
PUBLIC HEARINGS
1. 2450 Victoria Avenue. GENP-2550-2015: Review of General Plan conformance
for the abandonment and acquisition of right-of-way for Victoria Avenue between
Alphonso Street and Woodbridge Street and for the abandonment and
acquisition of right-of-way for a sewer line, with a categorical exemption from
environmental review; C-S-SF and C-R-SF zones; PC Opportunity 3, LLC.,
applicant.
City of San Luis Obispo, Title, Subtitle
Planning Commission Minutes of January 27, 2015 Page 2
Community Development Deputy Director Davidson and Planning Technician Bell
narrated a PowerPoint presentation entitled, “2450 Victoria Avenue” and reviewed the
contents of the report.
Planning Technician Bell provided a brief summary, noting that the a lignment closely
reflects the original conceptual design of the extension of Victoria Avenue of the South
Broad Street Area Plan and the proposed right-of-way fulfills the City’s Land Use and
Circulation Element goals.
PUBLIC COMMENTS
There were no members of the public desiring to speak.
COMMISSION COMMENTS
Chair Larson noted that the Planning Commission conducted a public hearing for 2450
Victoria Avenue on December 9, 2015, noting that Attachment 3 of the staff report
includes the preceding Planning Commission Agenda Report.
On motion by Commissioner Multari, seconded by Commissioner Fowler, to adopt the
attached Planning Commission resolution, “a resolution of the San Luis Obispo
Planning Commission determining General Plan conformance for the abandonment and
acquisition of right-of-way for Victoria Avenue between Alphonso Street and
Woodbridge Street and for the abandonment and acquisition of right -of-way for a sewer
line over portions of 783 Alphonso Street and 780 Woodbridge Street Properties for use
of a right-of-way by the City of San Luis Obispo with a categorical exemption from
environmental review, as represented in the staff report and attachments dated January
27, 2016 (2450 Victoria Avenue, GENP-2550-2016),” which determines and reports to
the City Council, that the proposed acquisition conforms to the General Plan.
AYES: Commissioners Dandekar, Fowler, Malak, Riggs, Vice Chair Multari and
Chair Larson
NOES: None
RECUSED: None
ABSENT: Commissioners Draze
The motion passed on a 6:0 vote.
2. 1101 Monterey Street. OTHR-2484-2015: Conceptual review and preliminary
feedback for a Planned Development with a new 75-foot tall mixed-use project
that includes an 80-room hotel, 26,000 square feet of residential units, 20,000
square feet of retail/restaurant space, 33,000 square feet of office space, a 45-
foot tall parking garage and a transit center; CR zone; Stone Park Capital and
NKT Commercial, applicant.
Commissioner Fowler announced he will recuse himself for Item 2, due to a conflict of
interest.
City of San Luis Obispo, Title, Subtitle
Planning Commission Minutes of January 27, 2015 Page 3
Community Development Director Codron and Associate Planner Cohen reviewed the
contents of the report, highlighting that the presented project is a planned development
for conceptual review and preliminary feedback; noted the opportunity for the public to
learn about and comment on a project proposal early in the design phase; recognized
the Downtown Concept Plan and Downtown Core/Monterey Focus Area Key Policies.
Associate Planner Cohen provided a brief background, noting that on December 7,
2016 the Architecture Review Commission reviewed the proposed project and provided
the following comments: “The 75 foot height request presents compatibility concerns,
provide additional 3D views/massing modeling in order to better understand the
relationship of the project’s massing with the neighborhood, consider alternate locations
for the proposed plaza in order to address noise concerns from Santa Rosa, more
detailed information about the parking structure is needed, the parking structure should
incorporate storefronts facing the street, and the architectural style is headed in the right
direction.”
Applicant representatives Andrew Firestone and Pam Ricci spoke about the submitted
plans for conceptual review, proposing a project that is 75 feet tall for mixed-use
elements, including: retail/commercial space, hotel space, residential space, and a
parking garage.
Mr. Firestone spoke about the public’s concerns, concluding that a floor of office space
would be removed from the original design , to allow for four floors of work-force and
affordable housing; noted that People Self Help Housing is associated with the project.
PUBLIC COMMENTS
Dia Hurd, expressed concerns with allowing a 75 foot building at this location and
inquired if construction of the parking structure would be built first.
William Cochran, San Luis Obispo, spoke about the Commission’s purview, noting
concerns with parking and noise effects on small businesses in the area; expressed
concerns with the proposed 75 foot height of the structure; urged the Planning
Commission to consider the scenic views of the hillside, when deciding the height of the
project.
Pam Orth, San Luis Obispo, expressed gratitude for consideration of the parking,
affordable housing, and transit center elements of the project; voiced concerns with the
current empty retail stores, suggesting that currently, new developments are
constructed and have a difficulty in retaining occupants; urged the Planning
Commission to consider the size and scope of the project for this location.
Allan Cooper, San Luis Obispo, noted that he submitted a letter of concerns,
highlighting increases for downtown building heights and intensity limits; noted negative
impacts of taller buildings associated in a small town ambience; expressed concerns
with the project conforming to the policy objectives; and urged that a 75 fo ot tall building
must meet all planned development objectives.
City of San Luis Obispo, Title, Subtitle
Planning Commission Minutes of January 27, 2015 Page 4
Diane Duenow, San Luis Obispo, expressed concerns with the size of the 75 foot
building in the proposed location and consistency of heights of the other buildings in the
area; opined that to allow a project of that scale, it should be considered at an
alternative location; explained that the City needs Ordinances to allow developers to
follow when designing plans and urged the Planning Commission to consider the scenic
views when considering future developments.
Ron DeCarhl, Executive Director of San Luis Obispo Council Of Governments, spoke
about a study completed in 2012 to determine a location for a transit center; expressed
support to a public private partnership with the applicant, working closely with the transit
agencies to allow a mixed use facility and transit center; urged the Planning
Commission to support the construction of a transit center at the presented location.
Ron DeCarhl, Executive Director of San Luis Obispo Council Of Governments, spoke
about a study completed in 2012 to determine a location for a transit center; expressed
support to a public private partnership with the applicant, working closely with the transit
agencies to allow a mixed use facility and transit center; urged the Planning
Commission to support the construction of a transit center at th e presented location.
Jerry Rioux, San Luis Obispo, stated that construction of a new transit center will
improve parking in the downtown area; spoke about the San Luis Obispo County
government building’s height in comparison to the proposed project.
Dave Garth, San Luis Obispo, stated that he is a former president of the Chamber of
Commerce and highlighted the different elements of a downtown area; spoke about the
height of the proposed project, noting that the location chosen for this project is ideal ;
opined that the City of San Luis Obispo is need of density in the workforce and urged
support to the conceptual plan.
Camille Small, San Luis Obispo, stated that the building is too large for the City’s
downtown area; opined that allowing this building in the downtown would be a drastic
change; voiced concerns with the proposed project.
Linda White, San Luis Obispo, submitted a letter, expressing concerns with the height of
the proposed project; stated that the developers should consider a 45 foot bui lding;
stated that the building scale and mass are not consistent with the other buildings in the
downtown area.
Cheryl McLean, San Luis Obispo, identified similar buildings in comparison to proposed
structure, relating to the mass and scale; spoke about the downtown area of Santa
Maria and how it has developed; stated that the proposed height of structure is too tall.
John Grady, San Luis Obispo, spoke about the benefits of a new transit center; urged
the Commission to enforce a 45 foot height limit for the pr oposed project; stated that the
City of Santa Barbara has similar regulations for the downtown area, regarding the
height of buildings that limits new development to 45 feet.
City of San Luis Obispo, Title, Subtitle
Planning Commission Minutes of January 27, 2015 Page 5
Melissa James, San Luis Obispo, spoke about economic development in the downtown
area; noted that the City has a difficulty in attracting and retaining a growing workforce;
opined that there is a need for affordable housing in the City of San Luis Obispo.
Russell Brown, Save Our Downtown - San Luis Obispo Chair, stated that the proposed
structure is too large for the downtown area; explained that the building is not consistent
in aspects of height and mass; spoke about his service on the Land Use Task Force,
noting that the entry point of San Luis Obispo downtown area needs to be ca refully
considered.
Baylin Vieeland, San Luis Obispo, urged support to the proposed project, regarding the
element of additional residential living spaces in the downtown area; spoke about
preservation of the downtown area and the effects of additional r esidential space of a
downtown.
Mila Vujovich-La Barre, San Luis Obispo, voiced concerns regarding the mass and
scale of the proposed structure; explained that the proposed structure is not consistent
with the existing residential area; urged the Commission to consider a 45 foot limit for
the proposed mixed-use project.
Bob Lucas, San Luis Obispo, submitted a letter to the Planning Commission,
addressing affordable workforce housing in the downtown area; expressed concerns
with plans for a proposed hotel.
Chuck Croster, San Luis Obispo, about the preservation of open space and the
downtown area; urged the Commission to consider policies and projects thoughtfully
when updating the downtown; stated that cities that consider development projects
need to be well designed, regardless of scale.
Paul Rys, San Luis Obispo, stated that development projects need to have parking on
site; spoke about the impacts of off-site parking; explained that employees of the
County offices park in residential areas due to a lack of parking.
Dominic Tartalia, San Luis Obispo, explained that he neither s upports or disagrees with
the proposed project; expressed support to invigorate the downtown area through
private investment.
Charlene Rosales, Chamber of Commerce, expressed support to the conceptual
project; stated that the proposed project brings the opportunity of a new transit center
and affordable housing to the community.
Chair Larson recessed the meeting at 8:16 P.M.
Chair Larson called the meeting to order at 8:27 P.M.
Commissioner Draze joined the meeting at 8:27 P.M.
City of San Luis Obispo, Title, Subtitle
Planning Commission Minutes of January 27, 2015 Page 6
COMMISSION COMMENTS
Commissioner Riggs expressed support to the mixed-use element of the proposed
project; stated that additional housing and a transit center are needed; urged the
developer to include a wider sidewalk; stated that this site is appropriate for the level of
density; expressed concerns with the traffic flow of vehicles, noting that there would be
a high volume of drivers who may make sudden turns behind the building; encouraged
the developer to include a pedestrian interface, possibly including the corner and a
pedestrian scramble.
Commissioner Draze voiced support to Commissioner Riggs’ comments and expressed
support to the proposed transit center; stated that he is a proponent of vertical design
rather than horizontal design.
Chair Larson expressed support of a proposed transit center, noting the importance and
convenience for bus riders in the downtown area; urged the developer to consider the
importance of the scenic views, including hillsides; noted that the proposed project
mass is not consistent to the area; urged the developer to consider the integration of a
parking structure; expressed support to integrating pedestrian space and consideration
of a pedestrian scramble.
Commissioner Dandekar expressed support to the mixe d-use component of the
proposed project, including additional housing and urged the developer to maximize the
number of units in the structure; urged the developer to consider design details for
public space and how it will enhance the downtown; expressed support to a 60 foot
range for the proposed structure and consider store -fronts around the building.
Commissioner Malak expressed support to Commissioners’ Riggs and Dandekar
comments, regarding an open patio or open area; urged the developer to consider an
open area at the corner of the development; expressed support to the proposed transit
center; urged the developers to consider additional store -fronts around the front of the
building, noting the importance of sidewalk space; expressed support to a 60 foot height
limit for the proposed structure.
Vice Chair Multari expressed support to additional housing; exp ressed support to
Commissioners Riggs’ and Malak’s comments, relating to moving the transit center;
stated that housing should be located farther away from the transit center; expressed
support to Malak’s comments regarding a structure that maintains the downtown
character.
Commissioner Rigg’s stated that the Commission needs to consider the effects to the
community, relating to parking and architectural use for this project.
In response to the Public and Commissioner comments, Chair Larson urged the
applicants to consider the provided feedback and to work with staff in developing the
project.
There were no further comments made from the Commission.
City of San Luis Obispo, Title, Subtitle
Planning Commission Minutes of January 27, 2015 Page 7
3. 12165 Los Osos Valley Road. PRE-1293-2015: Request for authorization to
proceed with Specific Plan and Environmental Review and guidance regarding
select City policies; John and Susan Madonna, applicant. (Shawna Scott, SWCA)
Deputy Director Davidson and Consulting Planner Scott reviewed the contents of the
report, highlighting that the presented project is a continued hearing to review request to
initiate preparation of the Madonna on LOVR Specific Plan and associated general
amendments and provided a brief background.
Consulting Planner Scott explained that the Planning Commission considered the
applicant's request on December 9, 2015 at a Planning Commssion Meeting, providing
feedback and direction for the conceptual land use plan.
Applicant Representative Victor Montgomery of RRM Design Group narrated a
PowerPoint presentation and responded to Commissioners’ inquiries.
PUBLIC COMMENTS
Ray Walters, Co-Applicant, spoke about a shortage of senior housing in the State;
expressed support to the location of the proposed retirement care facility; noted that
there are no continuing care retirement communities in the County of San Luis Obispo.
Judy Riener, San Luis Obispo, spoke about a need for retirement communities in San
Luis Obispo; explained that her parents lived in a rental apartment in a re tirement
community.
Ken Riener, San Luis Obispo, spoke about different properties and locations considered
for a continuing care retirement community and the need for a CCRC; provided a history
of problematic locations, noting that the proposed location would be better if nearer to a
hospital.
John Madonna, Applicant, stated that senior housing is underserved in the area and
there are no similar retirement facilities in the County; stated that without the allowance
of the 150 foot proposal the creek would not be moved; and voiced support for a need
of a continuing care retirement community.
Mila Vujovich-La Barre, San Luis Obispo, expressed support to the retirement facility
concept; expressed concerns regarding water resources for the proposed development;
and expressed concerns with the proposed projects as it relates to the 150 foot height limit.
COMMISSION COMMENTS
Deputy Director Davidson clarified that the fundamental question for the proposed
development is the consideration of a proposed development that is above 150 feet.
The Commission deliberated the Applicant’s requests for two projects on the same
property, noting consideration of change of policies to the Specific Plan and General
Plan Amendment. Chair Larson noted that there are two major considerations for the
proposed development: authorization of a General Plan Amendment to change the 150
foot contour line and to allow consideration of a new use at this location.
City of San Luis Obispo, Title, Subtitle
Planning Commission Minutes of January 27, 2015 Page 8
On motion by Commissioner Malak, seconded by Commissioner Draze, to allow
continuance of the Planning Commission meeting and hear the agenda item after 11:00 p.m.
AYES: Commissioners Dandekar, Draze, Fowler, Malak, Riggs, Vice Chair
Multari and Chair Larson
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 6:0 vote.
On motion by Commissioner Malak, seconded by Commissioner Fowler, to adopt the
attached Planning Commission resolution, “a Resolution of the San Luis Obispo
Planning Commission recommending the City Council authorize initiation of the
Madonna-Froom Ranch Specific Plan (PRE 1293-2015)” and providing a
recommendation to the City Council for consideration of the request to initiate the
Madonna on LOVR Specific Plan and associated General Plan amendments.
AYES: Commissioners, Fowler, Malak, Riggs, Vice Chair Multari and Chair
Larson
NOES: Commissioners Dandekar, Riggs, and Vice Chair Multari
RECUSED: None
ABSENT: None
The motion passed on a 4:3 vote.
COMMENT AND DISCUSSION
Deputy Director Davidson provided an agenda forecast of upcoming items.
On motion by Commissioner Malak, seconded by Commissioner Draze, to direct staff to
provide workshops on usage and conservation for energy and water.
AYES: Commissioners Dandekar, Draze, Malak, Multari and Chair Larson
NOES: Commissioners Fowler and Riggs
RECUSED: None
ABSENT: None
The motion passed on a 5:2 vote.
ADJOURNMENT
The meeting adjourned at 11:15 p.m.
Respectfully submitted,
John Paul Maier
Assistant City Clerk
Approved by the Planning Commission on xx-xx-xxxx.
_______________________________
Lee Price
Interim City Clerk
Planning Commission Minutes
DRAFT
SAN LUIS OBISPO
PLANNING COMMISSION MEETING MINUTES
Wednesday, February 10, 2016
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, February 10, 2016 at 6:00 p.m. in the Council Chamber, located at 990 Palm
Street, San Luis Obispo, California, by Chairperson Larson.
PLEDGE OF ALLEGIANCE
Chair Larson led pledge of Allegiance.
ROLL CALL
Commissioners
Present: Hemalata Dandekar, Michael Draze, Ronald Malak, William Riggs, John
Fowler, Vice-Chairperson Michael Multari, and Chairperson John Larson.
City Staff
Present: Deputy Community Development Director Doug Davidson, Associate
Planner Rachel Cohen, Contract Planner John Rickenbach, Community
Development Director Michael Codron, Assistant City Attorney Jon
Ansolabehere, Assistant City Clerk John Paul Maier, and Recording
Secretary Brad T. Opstad.
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
CONSIDERATION OF MINUTES
Motion to approve Minutes of the Planning Commission meeting of December 9, 2015, as
presented, made by Commissioner Draze, seconded by Commissioner Malak, passed 7-0.
PUBLIC COMMENTS ON NON-AGENDA ITEMS
None.
Planning Commission Minutes of February 10, 2015 Page 2
PUBLIC HEARING
1. Airport Area Specific Plan & 855 Aerovista Place. CODE-1316-2015: Review a
request to amend the Airport Area Specific Plan and Zoning Regulations to allow a Night
Club land use (live indoor/outdoor entertainment) within the Business Park zone with a
use permit and review a request for a use permit for a Night Club, shared and mixed -used
parking reduction and off -site parking at 855 Aerovista Place; exempt per the General
Rule Section 15061(b)(3) and categorically exempt from environmental review; BP-SP
zone; Auzco Development, LLC, applicant.
Associate Planner Rachel Cohen presented the staff report and emphasized that Staff is
recommending additional language for Zoning Regulations Table 9 to allow night club use in
the Business Park (BP) zone in the Airport Area Specific Plan (AASP), with a use permit.
Hamish Marshall, representing the applicant SLO Brewing Company, described the project and
displayed a PowerPoint slide depicting the Master Site Plan of Aerovista Business Park to
illustrate reciprocal parking rights and the conceptual plan for parking after 5:30 p.m.
PUBLIC COMMENT
Mila Vujovich-La Barre, San Luis Obispo, expressed objections to the project because of the
location and asked if neighbors were adequately noticed.
Mike Manchak, Lisa McCann and Steve Delmartini, all of San Luis Obispo, provided comments
in support of the project.
COMMISSION DISCUSSION
In response to Commission inquiry regarding noise levels, Deputy Director Davidson indicated
that Staff supports the analysis in the Sound Level Assessment report provided by the applicant,
which concludes that the project is compatible with the Airport and, further that is in
conformance with City regulations.
Planner Cohen confirmed that the City had provided adequate notice to tenants and owners of
neighboring properties within 300-feet of the proposed project.
In response to inquiry by Chair Larson, Hamish Marshall indicated that SLO Brew has 3,200
square feet of indoor space and is proposing that about 80% of the concerts will be held
outdoors.
In response to Commissioner Fowler’s inquiry, Planner Cohen responded that in the BP zone,
light manufacturing use is allowed. Deputy Director Davidson added that a tasting room,
technically a bar, was approved at the administrative use permit level.
In response to Commissioner Dandekar’s inquiry, Deputy Director Davidson reported that there
are two ways uses can be approved in this site-specific context: namely by changing the text on
the chart or by changing the underlying zoning to something that would allow for it. He
mentioned that Staff opted for altering the chart text because it was the most direct and
Planning Commission Minutes of February 10, 2015 Page 3
appropriate method and noted that a case-by-case study would follow for all other locations that
might not contain this site’s unique tenets.
Chair Larson pointed that San Luis Obispo has only three BP zones and that Staff has added a
footnote to Table 9 to reflect that this particular change would only affect the BP zone in the
Airport Area. He added that this geographically-narrows the possibility for this type of
application in the future to those areas in the BP zone strictly within the AASP.
Commissioner Riggs suggested that Staff address underlying zoning issues insofar as uses are
becoming increasingly general and the Commission is still operating with code requirements
that do not reflect the generality of many of these evolving uses.
Commissioner Dandekar requested more information about the proper definition for what the
applicant is proposing. Associate Planner Cohen explained that live entertainment is part of the
description for a “night club”. Deputy Director Davidson added that designating it an
“amphitheatre” presents problems.
In response to Chair Larson’s inquiry about 61 spaces offsite proposed for parking, Associate
Planner Cohen explained that the plan provides parking for existing uses as well as for the new
use through an agreement with other parcel owners.
Commissioner Draze made a motion to approve a Resolution recommending to the City Council
the approval of amendments to Title 17 (Zoning Regulations) and the Airport Area Specific Plan
to allow night club land use within the Business Park zone; as amended (changes to Exhibits A and
B to specify that a night club use in the Business Park zone (Airport Area only by footnote) requires a
Planning Commission Use Permit instead of a Director’s (Administrative) Use Permit; Commissioner
Malak seconded the motion.
Chair Larson requested clarification of Section 3 of the Resolution regarding “all tall structures”.
Associate Planner Cohen reported that the Airport Land Use Commission requested the
condition because the AASP has a building height restriction, which would apply.
On the motion by Commissioner Draze, seconded by Commissioner Malak, the Resolution was
adopted by the following roll call vote:
AYES: Draze, Malak, Fowler, Larson, Dandekar
NOES: Multari
REFRAIN: Riggs
ABSENT: None
Motion passed 6-1.
Commissioner Riggs made a motion to approve a Resolution recommending to the City Council
approval of a request to allow a night club and off -site parking in the Business Park Zone, with a
categorical exemption from environment review; as amended (Condition Number 2 - hours of
operation to 6 p.m. and consolidate Condition #6 within #13 to be clear that the conditions will
be combined into one in compliance with the security plan ); Commissioner Draze seconded the
motion.
Planning Commission Minutes of February 10, 2015 Page 4
In response to Chair Larson’s inquiry about Condition 4, Associate Planner Cohen confirmed
that Staff has the ability to require alternative offsite parking measures in the event space
availability becomes an issue.
Commissioner Malak offered an amendment to the motion to add a recommendation that
Council consider the installation of solar panels and solar canopies on the property. The motion
amendment failed for lack of a second.
On the motion by Commissioner Riggs, seconded by Commissioner Draze, the Resolution was
adopted by the following roll call vote:
AYES: Riggs, Draze, Fowler, Larson, Dandekar
NOES: Malak, Multari
ABSENT: None
Motion passed 5-2.
Chair Larson called for recess at 7:58 p.m. Vice-Chair Multari reconvened the meeting back to
order at 8:06 p.m. and introduced the next item.
PUBLIC HEARING
1. 1035 Madonna Road. ANNX-1502-2015: Conceptual review of land use-related issues
for the San Luis Ranch Specific Plan (Chapters 1-4), requesting feedback related to the
plan development; Coastal Community Builders. (John Rickenbach)
Commissioner Riggs departed the dais; Chair Larson recused himself due to a potential
conflict of interest.
Contract Planner John Rickenbach provided the staff report and outlined key questions for
Commission input, including how well the Specific Plan responds to the General Plan
requirements, the envisioned land use mixture and pattern, the Open Space Requirement and
Policy 8.1.4, product types and densities relative to what is contained in the LUCE, community
character and neighborhood form, and the interfaces betwee n residential and
commercial/agricultural.
In response to Commissioner Malak’s inquiry regarding product types and densities having
reached perceived saturation points, Planner Rickenbach responded that this project is a long -
range, market-driven planning effort providing for future-envisioned needs.
In response to Commissioner Malak’s inquiry concerning three billboards on 101 and the
potential conditioning of contractual language toward their removal as part of the project,
Assistant City Attorney Jon Ansolabehere stated that the highly litigated billboard industry has a
fairly comprehensive statutory scheme regarding removal.
RRM Design Architect, Scott Martin, representing the applicant, provided an overview of the
proposed project and highlights of the planned amenities. In response to Commission inquiry,
he added that the applicant is looking to provide a transitional zone between neighborhood
commercial and the existing larger commercial establishment by providing for pedestrian traffic
Planning Commission Minutes of February 10, 2015 Page 5
areas and by minimizing vehicular conflicts.
Vice-Chair Multari asked Staff if they would also be seeking conceptual input from City Council
as they have been doing through Advisor y Bodies. Planner Rickenbach replied that at this point
they were not.
PUBLIC COMMENT
Theodora Jones, San Luis Obispo, spoke in opposition to the removal of eucalyptus trees.
Sandra Allen, San Luis Obispo, concurred with Ms. Jones and also shared concerns about
impacts on water supply and noise pollution.
Carolyn Smith, San Luis Obispo, expressed concerns about the number of units, the placement
of the garages in the proposed plan, potential traffic impacts and overall impacts to Laguna Lake
residents.
Myron Amerine, San Luis Obispo, addressed pedestrian and bicycle traffic issues and
suggested a bridge over 101 to provide bicycle-pedestrian-ADA access to transit stops and
nearby retail centers.
Wendy Brown, San Luis Obispo, indicated that there is a discrepancy in percentages reported in
two different reports to Planning Commission and suggested that while the proposed amenities
are supportive of the community, they should not be established at the expense of agricultural
land.
Dawn Ortiz-Legg, San Luis Obispo, commended developers for responding to the housing crisis
and attempting to create a viable solution for young professionals .
Mike Manchak, San Luis Obispo, spoke in favor of the project because it provides a strong
alternative for the City’s workforce to live in the same community in which they work.
Scott Head, San Luis Obispo , commended the Plan’s proposed bike path on Prefumo Creek,
asked if schools will be impacted and mentioned that residents fought for a sound-barrier wall
when Target was built and would most likely feel betrayed if a connecting road from that retail
outlet were established.
Evan Bernard, San Luis Obispo, remarked that his employer, MindBody, attracts young
professionals who find it difficult to afford rents in San Luis Obispo and offered that this project
would provide them with positive options.
William Vey, San Luis Obispo, recognized the developer for creating what looks to be a
sustainability-focused neighborhood project.
Lea Brooks, representing Bike SLO County, thanked the developer for presenting at the Bicycle
Advisory Committee and sharing his vision. She suggested the City consider increasing
connectivity by adding a bicycle-pedestrian crossing over Highway 101 similar to what the City
of Davis has constructed, as well as include a multi-use trail for the Prado-Broad Street
connection to give visitors and residents a safe alternative to driving.
Planning Commission Minutes of February 10, 2015 Page 6
Ryan Miller, San Luis Obispo, shared insight into how his employees would benefit from added
live/work density in a community in which they might raise families without having to migrate out
of the City.
Mila Vujovich-La Barre, San Luis Obispo, shared drought research contrasting the proposed
housing with availability of water, which suggests a building moratorium. She mentioned that
the development’s 131 acres contain 100 parcels of County land with a quality of soil that
suggests a short-sightedness to building on it at all; and proposed addressing Board of Regents
with a specific public-private partnership development concept with Cal Poly.
Vice-Chair Multari pointed out that the required Environmental Impact Report is forthcoming and
that there will be additional opportunities for public comment.
COMMISSION COMMENT
Commissioner Malak recommended integrated development and a reduction in the height of
townhomes; indicated support for conservative calculation of agricultural land and objected to
offsets; reported on his research of other Counties using Spray Drift Task Force data to address
agricultural & residential interface successfully and suggested them as models; voiced
dissatisfaction for inherent problems created when residences abut commercial uses; and
reiterated support for installation of solar panels and canopies.
Commissioner Fowler recognized the development’s consistency with the General Plan and the
need to achieve density to drive housing prices down to achieve workforce influx; voiced
concern regarding the number of houses in this development and the subsequent effect on
traffic infrastructure.
Commissioner Draze condoned off-site open space calculations because the City’s goal is to
maximize dedicated open space and , since where that is located is not so critical, it is still
important to maintain agriculture at this site.
Commissioner Dandekar observed that there appears to be an interesting suburban prototype
within a monotype zoning, which includes dense environments and intermingling design styles;
noted that the higher density fits this specific area and that an opportunity would be missed if
something beyond New Urbanist mono -zoning isn’t proposed for this attempted town-in-town
effect.
Vice-Chair Multari commented that the project is generally responsive to General Plan
requirements but called for emphasis in the direction of an interface between the development
and existing residential neighborhoods; agreed that land use patterns and mixtures conform to
what the LUCE has suggested; reminded the applicant that the Commission was explicit insofar
as Prado Road is included in the Open Space calculation; recommended that if there’s a need
to go off-site, then the Substantial Multiplier be employed in both acreage and quality of offset;
voiced significant concern that residential/commercial interface has not been adequately
addressed, that its current iteration is too unimaginative; and recommended that the corridor
access should be more expansive and vital neighborhood uses increased.
Planning Commission Minutes of February 10, 2015 Page 7
Commissioner Draze indicated that this development will use less water than the current
existing agricultural area does and that contemporary housing, with improved water-saving
equipment and less irrigation, uses less energy and water than existing stock. Vice-Chair Multari
added that Commission has specifically asked the Environmental Impact Report to research the
larger water picture.
Commissioner Malak commented on the offset calculation, suggesting t hat if the Substantial
Multiplier of acreage were significant, he would be open to changing his mind on the project;
and agreed with other Commissioners that the design could be more imaginative.
Planner Rickenbach and Deputy Director Davidson both summarized the Commission’s input
briefly for Staff’s future consideration.
FUTURE MEETINGS | REQUESTS FOR AGENDA ITEMS
Deputy Director Davidson provided the Agenda Forecast: February 24 th: Motel Inn project
returns along with conceptual review of Avila Ranch project; March 9th: a circulation component
doubleheader with San Luis Ranch and Avila Ranch. In response to Commission inquiry,
Deputy Director Davidson also reported that a date for an agenda workshop has not yet been
set.
Vice-Chair Multari asked Staff to agendize a discussion about Commission Resolutions and
once they become part of th e record, ensuring that they reflect the actions of the Commission
and become part of permanent record.
ADJOURNMENT
The meeting was adjourned at 9:56 P.M.
Respectfully Submitted,
Brad T. Opstad
Recording Secretary
Approved by the Planning Commission on xx-xx-xxxx.
_______________________________
Lee Price
Interim City Clerk