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HomeMy WebLinkAbout01-27-2016 PC Minutes Planning Commission Minutes 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, January 27, 2016 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 none. 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, 2016 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 alignment 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 none. COMMISSION COMMENTS Chair Larson noted that the Planning Commission conducted a public hearing for 2450 Victoria Avenue on December 9, 2015 and mentioned that Attachment 3 of the staff report includes the report for that hearing. On motion by Commissioner Multari, seconded by Commissioner Fowler, to adopt “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 would recuse himself for Item 2, due to a potential conflict of interest; noting that his employer Peoples’ Self-Help Housing is in discussion with the applicant about a possible participation in the project site. City of San Luis Obispo, Title, Subtitle Planning Commission Minutes of January 27, 2016 Page 3 Community Development Director Codron and Associate Planner Cohen provided the staff 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. Applicant representatives Andrew Firestone and Pam Ricci summarized the plans submitted for conceptual review and described the project. The applicants addressed public 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. 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. 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 DeCarli, 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 for a public-private partnership and urged the City to work closely with 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. City of San Luis Obispo, Title, Subtitle Planning Commission Minutes of January 27, 2016 Page 4 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; 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 wo uld 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 building; 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 proposed projec t; 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. 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 carefully 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 residential 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 co nsistent with the existing residential area; urged the Commission to consider a 45 foot limit for the proposed mixed-use project. City of San Luis Obispo, Title, Subtitle Planning Commission Minutes of January 27, 2016 Page 5 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 Crotser, 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 supports 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, 2016 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 mixed -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 Riggs’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, 2016 Page 7 3. 12165 Los Osos Valley Road. PRE-1293-2015: Request for authorization to proceed with Specific Plan and Environmental Review and guidanc e 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 r equest 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 retirement 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, 2016 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 Draze, Fowler, Malak, 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 03-23-2016. _______________________________ Lee Price Interim City Clerk