HomeMy WebLinkAboutPLANNING COMMISSION MINUTES 2004PLANNING COMMISSION
MINUTES
2004
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
January 14, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, January 14, 2004, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL CALL:
Present: Commissioners Jim Aiken, Allan Cooper, Alice Loh. James Caruso,
Michael Boswell, Carlyn Christianson, and Chairperson Orval Osborne
Absent: None
Staff: Associate Planners John Shoals and Phil Dunsmore, Deputy Community
Development Directors Ron Whisenand and Michael Draze, Assistant City
Attorney Gil Trujillo, and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
C
The agenda was accepted as presented.
APPROVAL OF THE MINUTE:
The Minutes of October 8, 2003, were accepted as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, encouraged others to attend these public
hearings, and spoke against home businesses in the R-1 zone.
Dela Barr, 650 Skyline Drive, a ninth -grade student, spoke against the proposed Prado
Road extension through the Damon Garcia Sports Fields to Broad Street, and
suggested it be routed south to Tank Farm Road at Santa Fe Road.
Larry Stabler, requested that item 3 be first on the agenda, since it may be lengthy, and
noted a number of citizens did not attend because of the anticipated lateness that it
would be heard.
PUBLIC HEARING ITEMS:
1. 1308 Monterey Street. AP -PC 131-03; Appeal of Hearing Officer's approval of a
request to allow a new car wash at an existing service station; C-R zone; Jim Pfeil,
applicant / Vern A. Ludwick II, Debra D. Jones et al, appellants. Continued from
December 17, 2003. (Phil Dunsmore)
Planning Commission Minutes
January 14, 2004
Page 2
CAssociate Planner Phil Dunsmore presented the staff report and recommended the
Commission uphold the Hearing Officer's determination approving a new automated car
wash in conjunction with an existing Unocal fuel station and deny the appeal, based on
findings and subject to conditions. He noted that the December 17th hearing concluded
after the testimony by the appellants and the applicant, and this hearing was to begin with
the public hearing portion.
PUBLIC COMMENTS:
Steve Mann, appellant, 1515 Palm Street, presented signed petitions to the Commission
in opposition to the car wash, and noted a contradiction with the City's policy prohibiting
"drive-through facilities."
Scott Hagaman, appellant, 1259 Palm Street #D, spoke against the car wash, concurred
with Mr. Mann's concerns, and noted the traffic, noise and odor impacts it would have on
the neighborhood.
Betty Aten, appellant, 1315 Palm Street, opposed the car wash request and requested a
new sound study be conducted by an independent noise expert. She also noted
concerns with air quality issues.
Gina Rosco, 966 Johnson Avenue, felt that due to the closeness of the car wash to her
residence, emissions from vehicles would pass through her windows and into her home.
She noted concerns with traffic and congestion and asked the Commission to deny the
car wash.
Dennis Ahearn, 537 Cerro Romauldo, did not feel that a 7 -foot sound wall would capture
the noise created by a 12 -foot tall building since the mechanical equipment is located in
the rafters.
Jennifer Santos, 1259 Palm Street #A, noted there would be noise emitted from the
entrance of the car wash as well as the exit. She suggested landscaping, trees, or dense
shrubbery to buffer the noise.
MaryBeth Schroeder, 2085 Wilding Lane, spoke against the car wash.
Mark Blair, adjacent property owner, spoke in opposition to the car wash. He noted his
tenants across the street from the proposal also oppose the car wash.
George Garcia, applicant, noted that conditions were applied to the project during
Architectural Review that address the height of the noise wall and installation of
landscaping in the open space area as a sound buffer.
COMMISSION COMMENT:
Commr. Caruso moved the staff recommendation to uphold the Hearing Officer's
Planning Commission Minutes
January 14, 2004
Page 3
Commr. Loh suaaested a condition be added that a. landscape architect be hired by the
applicant to work diligently with the neighbors to resolve areas of conflict, and that that
landscaping, trees, or dense shrubbery to buffer the noise be incorporated into the
rp oiect. She did not feel that noise issues had been adequately addressed. The motion
maker and seconder accepted the amendment.
Commr. Boswell had concerns with the noise levels and proposed mitigation measures.
AYES: Commrs. Caruso, Christianson, Aiken, Cooper and Osborne.
NOES: Commrs. Loh and Boswell
ABSENT: None
ABSTAIN: None
The motion carried on a 5:2 vote.
2. Citywide. TA and ER 108-03; Request to amend City regulations related to
concurrent sale of motor fuel and alcohol; City of San Luis Obispo, applicant. (Phil
Dunmore)
Associate Planner Phil Dunsmore presented the staff report asking the Commission to
review the proposed Municipal Code amendments and to recommend that the City
Council approve these amendments. He explained that the proposed amendments
repeals Section 5.36.020 and amends Sections 17.08.040 and 17.100 of the Zoning
Code to define when beer and wine sales may be allowed on a site in conjunction with
automotive fuel sales. He detailed each of the changes proposed.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, spoke in opposition to the request.
Darren Brewer, 1438 Nipomo Street, noted his attorney, Ann Russell, has submitted a
letter on his behalf. He felt that the ABC review process was in conflict with the City's use
permit process in that each one requires the others approval. He noted there is a
moratorium on Type 20 (off -premises beer and wine) licenses and that he could not get a
new license or add to the concentration of alcohol permits; he must purchase an existing
license from someone else.
COMMISSION COMMENT:
Zoning Hearing Officer must make ..." Seconded by Commr. Cooper.
Planning Commission Minutes
January 14, 2004
Page 4
Commr. Cooper expressed frustration that the Council sent this back to the Commission
and ignored the previous recommendations of the Commission. He felt the Council has
the authority to adjudicate on this without the need for sending it back to the Commission.
Commr. Osborne felt this issue is a Costco -driven loophole, and he could not support it.
AYES: Commrs. Christianson, Cooper, Aiken and Boswell
NOES: Commrs. Caruso, Loh and Osborne
ABSENT: None
ABSTAIN: None
The motion carried on a 4:3 vote.
3. Margarita Area and Airport Area. SP and ER 73-00; Margarita Area Specific Plan
and Final Environmental Impact Report for the Airport Area and Margarita Area
Specific Plans, and related Facilities Master Plans; City of San Luis Obispo,
applicant. (John Shoals/Michael Draze) Continued from December 10, 2003.
Commr. Osborne stepped down from participation because he owns property very close
to the Margarita Area Specific Plan area, which constitutes an appearance of a conflict of
interest. He turned the meeting over to Vice -Chair Caruso.
�\. Deputy Director Draze, distributed copies of letters received late in the day, on this item.
He presented the staff report, recommending the Commission discuss the final program
environmental impact report, take public testimony, provide direction to staff, and continue
the hearing to February 11, 2004. He explained that the Prado Road issues would be
addressed at the February 11th hearing, and staff from affected departments will be in
attendance.
Planner John Shoals gave a project description and a PowerPoint presentation on the
project.
Maggie Townsley, EIR Consultant spoke on the individual resource topics and discussed
the types of impacts found, as well as the significant conclusions.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wildling Lane, objected to residential development in the
airport area.
Douglas Gerard, NE corner of Margarita and Calle Jazmin, felt the proposal is
outstanding. He noted the environmental assessment did not address the preservation of
wetlands, and felt airport noise is an issue that could be addressed by aircraft not turning
O north towards the city until reaching an altitude of 2000 to 2500 feet
Eugene Judd, 665 Leff Street, felt this project does not address sustainable development,
and does not follow the Circulation Element. He felt the Prado Road alignment should be
reconsidered and Prado Road should become a collector street rather than an arterial
street.
Planning Commission Minutes
January 14, 2004
Page 5
Andrew Carter, 1283 Woodside Drive, noted his confusion with the plan and
disappointment that the Airport Area plan does not include housing. He also expressed
concern with the fairness of the financing of the project.
Elizabeth Righetti, 3057 South Higuera Street Space 114, responded to the Margarita
Area Specific Plan, and asked that the property next to Chumash Village be rezoned to
low-density or open space. She commented on the Design Criteria, Bicycle and
Pedestrian facility, Housing as it relates to affordable housing, and natural resources
mitigation. She submitted three letters from other tenants of the mobile home park.
Lorraine Acklian, 3057 South Higuera Street Space 110, voice her concern with the lack
of a greenbelt between Chumash Village MHP and the proposed project, and opposed
multiple -story residences. She felt open space should be preserved.
Michael Sullivan, SLO resident, suggested a feasibility study for additional residential
development. He expressed environmental concerns with inadequate mitigation
measures, and referred to his alternative plan that omits Prado Road and connects
Buckley Road to the Los Osos Valley Road Interchange, and noted concern with water
demands.
C Bill Wilson, 1690 Southwood Drive, had concerns with noise impacts, that the northern
alignment of Prado Road will affect the Indian site, and felt that the road is illegally
segmented.
Mildred Ann Hollis, 3057 South Higuera Street #13, agreed with the concerns of the other
residents and noted concerns with hillside erosion, noise from the airport, lack of buffer
zones, and increased traffic. She suggested a traffic signal at the entrance of Chumash
Village MHP.
Dave Watson, representing an affected property owner, had issues with the review
process and made some suggestions. He noted the need to begin review of the actual
plan.
Norman Beco, 329 Indio Drive, Pismo Beach, complimented staff on a comprehensive
document. He noted that traffic issues currently exist, and completion of the project
should mitigate those issues.
Larry Stabler, 3075 South Higuera Street, spoke against the project, and disagreed with
the findings in the Airport Land Use Plan. He felt an independent study should be
conducted during the summer and specifically on Saturday's on aircraft flight paths and
over -flight leaving SLO airport, specifically the smaller and freight aircraft. He noted
concerns with the disappearance of agricultural open space and structure height.
Joe Cardoza, representing the Martinelli family, had concerns with the realignment of
Prado Road and its impact on the Martinelli property, felt service -commercial uses are the
more appropriate use, objected to use of open space upon annexation for the project, and
had concerns with drainage.
Planning Commission Minutes
January 14, 2004
Page 6
COMMISSION COMMENTS:.
Commr. Caruso summarized the concerns addressed and the areas for the Commission
to focus as 1) the Prado Road realignment, where will it end and and will it be consistent
with Circulation Element; 2) the size, location, and number of lanes; 4) what to do in the
zone under the flight path of Area 3 that is currently business park; 4) funding of Prado
Road; and 5) adjacencies (Damon Garcia and Chumash Village). Commr. Boswell added
6) density.
There was discussion on how the Commission would work with the Airport Land Use
Commission to address airport concerns and the need for housing.
It was the consensus of the Commission that the adequacy of the Program EIR has been
addressed and focus should move to the actual plan, and include the realignment of
Prado Road in the discussion of the specific plan.
It was the unanimous consensus of the Commission to continue this item to the January
28th meeting.
COMMENT AND DISCUSSION:
Staff:
A. Agenda Forecast:
Ronald Whisenand gave an agenda forecast of upcoming items.
4. Commission:
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:55 p.m.
to the next regular meeting scheduled for January 28, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Diane Stuart
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
January 28, 2004
CALL TO ORDERIPLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, January 28, 2004, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL CALL:
Present: Commissioners Allan Cooper, Alice Loh. James Caruso, Michael Boswell,
Carlyn Christianson, and Chairperson Orval Osborne
Absent: Commr. Jim Aiken
Staff: Associate Planner Pam Ricci, Deputy Community Development Directors
Ron Whisenand and Michael Draze, Community Development Director
John Mandeville, Assistant City Attorney Gil Trujillo, and Recording
Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES
The Minutes of August 13, 2003, were accepted as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, encouraged others to attend these public
hearings, spoke against the Housing Element Update, and expressed the need for more
churches.
Michael Sullivan, San Luis Obispo, noted his comments on the Airport Airport Area
Specific Plan were submitted just prior to this meeting and encouraged the Commission
to consider the information.
PUBLIC HEARING ITEMS:
1. 701 through 798 Clearview Lane. PD 117-03; Request to amend the Clearview
Estates Condominium Development to allow the elimination oft curbside parking;
R-1 zone; Jill DuFault, applicant. (Continued from November 19, 2003) (Phil
Dunmore)
This item was continued to the meeting March 10, 2003, without discussion, at the
request of the applicant.
Planning Commission Minutes
January 28, 2004
Page 2
2. 1515 Fredericks Street. U, V and ABAN 106-03; Request for a Use Permit to allow
redevelopment of a church; Variance to allow maximum building height of 46 feet
where 25 feet is normally allowed; and the abandonment of Turner Street; R-1 zone;
United Methodist Church, applicant. (Pam Ricci)
Senior Planner Pam Ricci presented the staff report, recommending approval of the use
permit and variance for building height exceptions. She also recommended the
Commission find the right-of-way abandonment consistent with the General Plan and
recommended the City Council adopt a resolution of intention to abandon the Turner
Street right-of-way.
PUBLIC COMMENTS:
Greg Wilhelm, project representative, spoke in support of the request. He discussed the
height exception calculation from the average finish grade as it relates to the bell tower.
He also noted the hedgerow of trees (40-60 feet in height) as a unique feature of the site.
He gave a PowerPoint presentation of the project that revealed the evolution of the
church design and illustrated how existing vegetation will help screen views of the new
structure from Fredericks Street.
Debbie Black, project landscape architect, gave an overview of the landscaping proposed
O at the front of the church, as it relates to the Turner Street abandonment, ingress and
egress, and the multi-level parking areas. She noted the applicant's desire to eliminate
as much on -street parking as possible by providing on-site parking in excess of city
requirements.
Jack Altlhouse, project architect, addressed the HVAC units on the roof, noting they will
be located in wells that are sunken behind the sloping roof areas and masked from view,
and will be further addressed at the ARC review.
Ron Griffin, Church Pastor, explained the significance and history of the bell tower. He
also summarized some of the activities that occur at. the church facility such as Bible
studies, children's pre-school and childcare, elder care activities, choir practice, and
various classes and outreach activities.
Charles Greenall, 1631 Fredericks Street, supported the project and expressed concerns
with the flow of storm water runoff from Fredericks Street and the church parking lot if
Turner Street is abandoned. He also asked for more immediate solid screening of the
proposed parking lot along the east side of the property.
Joe Timmons, Church Design Team Member, expressed willingness to address concerns
noted by Mr. Greenall and others, and encouraged approval of the project.
Don Hemwall, Congregational President of Mt. Carmel Lutheran Church, supported the
Oproject and the Turner Street abandonment.
COMMISSION COMMENT:
Commr.. Cooper moved the staff recommendation. Seconded by Commr. Loh.
Planning Commission Minutes
January 28, 2004
Page 3
AYES: Commrs. Cooper, Caruso, Loh, Boswell and Osborne
NOES: Commr. Christianson
ABSENT: Commr. Aiken
ABSTAIN: None
The motion carried on a 5:1 vote.
3. 940 Santa Rosa Street. A 171-03; Request to allow conversion of a residence to
an office and a variance for parking and handicap ramp in the street yard setback,
and possible reduction in required parking; 0 zone; Leslie Vandewalle, applicant
(Tyler Corey)
Senior Planner Pam Ricci presented the staff report, recommending approval of the
project, based on findings and subject to conditions.
There was discussion on the no -net -loss policy and how it is addressed in the project, as
well as the non -conforming aspects of the existing structure and site.
PUBLIC COMMENTS:
Bob Tomascheski, architect and applicant's representative, supported the project and
staff's recommendation.
COMMISSION COMMENT:
Commr. Cooper moved the staff recommendation, seconded by Commr. Christianson.
AYES: Commrs. Christianson, Cooper, Caruso, Loh, Boswell and Osborne
NOES: None
ABSENT: Commr. Aiken
ABSTAIN: None
The motion carried on a 6:0 vote.
4. 3265 Rockview Place. GPC 188-03; General Plan Conformity Report regarding the
proposed sale of surplus City property; R-2 zone; City of San Luis Obispo, applicant.
(Neil Ha 0k)
Neil Havlik, Natural Resources Manager, presented the staff report, recommending the
Commission determine and report to the City Council that the proposed property sale
conforms with the General Plan. He explained that the City Council has directed staff to
proceed with the sale, but State Law mandates that prior to offering the property for sale
to the public, general plan conformity must be determined by the Planning Commission.
In addition, the property must first be offered to the school district and the local Housing
CAuthority; however, no responses to those offers have yet been received. He noted the
earth movement in 1970 would be disclosed, although property management records
show no evidence of any land movement since that time, and it would be the
responsibility of potential purchasers to further investigate. He felt that the R-2 zoning
Planning Commission Minutes
January 28, 2004
Page 4
Cimplies the likelihood of considerable grading in conjunction with development of this site
and adjacent properties, and given that, stabilization activities would not be a major cost
consideration..
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, felt the subject property should remain open
space and opposed the sale of the property.
COMMISSION COMMENTS:
Commr. Cooper moved the staff recommendation. Seconded by Commr. Loh.
Commr. Loh asked that the motion be amended to include three findings: 1
motion maker agreed to the amendment.
AYES: Commrs. Christianson, Cooper, Caruso, Loh, Boswell and Osborne
NOES: None
ABSENT: Commr. Aiken
ABSTAIN.: None
The motion carried on a 6:0 vote.
5. Margarita Area and Airport Area. SP and ER 73-00;. Margarita Area Specific Plan
and Final Environmental Impact Report (FEIR) for the Airport Area and Margarita
Area Specific Plans and related Facilities Master Plans; City of San Luis Obispo,
applicant. (John Shoals/Mike Draze) Continued from January 14, 2004.
Chairperson Osborne stepped down from participation because he owns property very
close to the Margarita Area Specific Plan area, which constitutes an appearance of a
conflict of interest. He turned the meeting over to Vice -Chair Caruso.
Deputy Director Draze asked the Commission to discuss the draft Margarita Area Specific
Plan, take public testimony, provide direction to staff, and continue the hearing to
February 11, 2004.
PUBLIC COMMENTS:
Dain Larkin, 1345 Partner Road, opposed the realignment of Prado Road and its
proximity to the Damon Garcia Sports Fields due to safety issues. He felt the pedestrian
underpass is not safe for children and might be a gathering place for the homeless and
various groups or individuals of questionable character. He suggested connecting Prado
Road to Tank Farm Road.
Mary Beth Schroeder, 2085 Wilding Lane, opposed the realignment of Prado Road.
Planning Commission Minutes
January 28, 2004
Page 5
OMilton Andrews, 3075 So. Higuera Street #156, requested there be no construction noise,
glaring lights and loud communication after dark during construction, and that the MHP be
protected from drainage and construction waste disposal. He asked for an easement or
buffer zone along the east boundary with "no trespassing" signs posted, that no two-story
homes be allowed, and no views of the hills from Chumash Mobile Home Park be blocked
as a result of the new residential development. He requested traffic monitoring to occur
and a traffic light at the entrance to the MHP for the safety of the elderly.
Mila Vujovich-LaBarre, 650 Skyline Drive, objected to Prado Road bisecting the Damon
Garcia Sports Field and open space park area for safety reasons. She also had concerns
with truck traffic and issues with the underpass.
Bill Wilson, 1690 Southwood Drive, opposed the Prado Road realignment near the
Damon Garcia Sports Fields because of the impact to the park, and that it will hamper the
potential for future park expansion.
Bonnie Wahlum, 3750 So. Higuera Street #233, was concerned with maintaining the
existing quality of life in the Chumash Village. She suggested an affordable -housing
project for seniors next to the mobile home park.
Elizabeth Kyle-Righetti, 3075 So Higuera Street, asked that the MASP provide zoning to
allow for continuity with the residents at the western edge of the mobile home park.
Jeff Whitner,.11 Mariposa Drive, felt the sports fields would be safer, more enjoyable and
more aesthetically pleasing without Prado Road next to it, and encouraged other
alignment alternatives.
John French, 3249 Hollyhock Way, felt the City Council has thoroughly reviewed the
Prado Road realignment, discussed it in open session, and made a decision that is
reflected in the General Plan Circulation Element. He opposed realignment to Tank Farm
Road and noted the property currently shown for the Prado Road alignment was
purchased as road right-of-way and was valued in the appraisal specifically for this
purpose.
Gini Montina, 3057 So. Higuera Street, was concerned with the adjacency of Chumash
Village to the proposed medium -density development, and expressed her desire to
maintain the quiet atmosphere of the mobile home park. She asked for a buffer zone for
Chumash Village.
Ron Awers, 2302 Parkland Terrace, suggested alternatives to the. Prado Road alignment
and noted he had submitted a letter -to the Commission earlier in the week that details his
concerns.
Dave Watson, representing property owner Mr. King, encouraged the Commission to
Omake some kind of decision at this meeting to avoid further delays of the project and
suggested a two-lane road versus a four -lane road.
COMMISSION COMMENTS:
Planning Commission Minutes
January 28, 2004
Page 6
CCommr. Christianson noted that Broad Street, a four -lane road next to the sports fields,
already exists, as well as a number of other similar situations such as Meadow Park with
South Street and Laguna Lake Park with Madonna Road.
Commr. Boswell felt two issues have been repeatedly discussed and much public
testimony received reiterating the same issues. He asked for a straw vote to determine
that adjacency to Chumash Village Mobile Home Park, and the realignment of the
eastern end of Prado Road have been adequately addressed, and that after this hearing,
will be accepted as is. The consensus of the Commission was agreement, with Commrs.
Cooper and Christianson dissenting.
Commr: Cooper noted a map exhibit in the agenda packet shows that if Prado Road went
to Tank Farm, it would avoid the wetlands, the quarry, the northern alignment through the
archeological site, and Acacia Creek and clearly indicates that environmental impacts
would be minimized if the alignment to Industrial Way was eliminated.
There was much discussion, questions, answers and clarifications on the draft Margarita
Area. Specific Plan. Discussion ensued on strategies for reviewing the remainder of the
plan in a timely manner while covering all issues. It was determined that the design
standards would require more than one meeting, and that Prado Road design and
phasing will require considerable time. No direction was given for the February 11th
meeting, however, it was the consensus of the Commission to discuss financing an
phasing. The Commission requested representatives from Public Works Department be
present at that meeting.
It was the consensus of the Commission, in order to focus on structured meeting
efficiency and provide order to the discussion, to go through the specific plan in the order
it is written, section by section (or page by page if necessary) once additional information
has been received on the particular identified issues.
AYES: Commrs. Christianson, Cooper, Caruso, Loh, Boswell and Osborne
NOES: None
ABSENT: Commr. Aiken
ABSTAIN: None
The motion carried on a 6:0 vote.
COMMENT AND DISCUSSION:
6. Staff:
CA. Agenda Forecast:
Planning Commission Minutes
January 28, 2004
Page 7
Pam Ricci noted the draft EIR for the Dalidio Annexation and San Luis Marketplace
project (2 volumes) was distributed to the Commission, with the public review beginning
Monday, January 26th and extending through March 10, 2004. The public hearing
before the Planning Commission will be on February 25th, during the public review
period.
Ronald Whisenand gave an agenda forecast of upcoming items.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:55 p.m.
to the next regular meeting scheduled for February 11, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Diane Stuart
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
�February 11, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, February 11, 2004, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL CALL:
Present: Commissioners Jim Aiken, Alice Loh. James Caruso, Michael Boswell,
Carlyn Christianson, and Chairperson Orval Osborne
Absent: Commr. Allan Cooper
Staff: Deputy Community Development Director Michael Draze, Community
Development Director John Mandeville, City Biologist Michael Clarke,
Natural Resources Manager Neil Havlik, Deputy Public Works Director
Tim Bochum, Assistant City Attorney Gil Trujillo, and Recording Secretary
Irene Pierce
01 ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of January 14, 2004, were accepted as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, opposed mix use development in the R-1
zone.
PUBLIC HEARING ITEMS:
Bishop Peak Natural Reserve. Citywide. ER 183-03; Conservation plan for the Bishop
Peak Natural Reserve, including environmental review; City of SLO, applicant. (Neil
Havlik)
Neil Havlik, Natural Resources Manager presented the staff report, noting the Council
approved the Conservation Guidelines for Open Space Lands in October 2002. The first
conservation plan (Irish Hills Natural Reserve) was approved by the Council in April 2003.
He explained that this is a 352 -acre property that has previously been reviewed by the
Parks and Recreation Commission.
Planning Commission Minutes
February 11, 2004
Page 2
Michael Clarke, City Biologist, gave a presentation explaining the main points of the
conservation plan. He explained that an inventory was made, and land use categories
designated: 7% as restoration, 30% as management and 63% as habitat areas. He
defined the categories: habitat areas are pristine wildlife habitat with no intrusion of trails
or other activities; management areas contain trail corridors and are areas of high impact
where the City must actively manage the land or vegetation; and restoration areas will
require restorative work to bring the quality of the resources up to standard. He reiterated
that these areas are regulated by the Conservation Guidelines. Dr. Clarke outlined and
commented on the responses to comments and the fire preparedness plan, noting the
result is 13 minor changes and 2 major changes to the plan. He explained the two major
changes are the elimination of the lower road that would originate at Patricia Drive, and
alternatives to hardscaping the trail and pond area in the foothills.
PUBLIC COMMENTS:
Diane Holstead, 258 Patricia Court, felt that parking issues have not been effectively dealt
with.
MaryBeth Schroeder, 2085 Wilding Lane, felt that Bishop Peak should remain open
space.
Don Dollar, San Luis Obispo, felt the area of the plan that needs to be strengthened is the
amount of physical presence the City provides, suggesting increased ranger services.
COMMISSION COMMENT:
There was much discussion regarding emergency access and reference to this access as
roads'.
AYES: Commrs. Aiken, Caruso, Loh, Boswell, Christianson, and Osborne
NOES: None
ABSENT: Commr. Cooper
ABSTAIN: None
The motion carried on a 6:0 vote.
2. Margarita Area and Airport Area. SP and ER 73-00; Margarita Area Specific Plan
and Final Environmental Impact Report for the Airport Area and Margarita Area
Specific Plans and related Facilities Master Plans; City of San Luis Obispo, applicant.
Continued from January 28, 2004. (John Shoals & Mike Draze)
Planning Commission Minutes
February 11, 2004
Page 3
Commr. Osborne stepped down from participation because he owns property very close
to the Margarita Area Specific Plan area, which constitutes an appearance of a conflict of
interest. He turned the meeting over to Vice -Chair Caruso.
Deputy Director Mike Draze presented the staff report, explaining the Commission would
discuss the draft Margarita Area Specific Plan, take public testimony, provide direction to
staff, and continue the hearing to March 17, 2004. Regarding the Prado Road Alignment,
Mr. Draze explained that the lack of interest of some the property owners has made the
formation of a financing district impractical. He explained the alternative primary access
to the housing and business parks during the early stages of the project will be by a road
that is an extension of the existing Prado Road that would only extend as far as the
Unocal collector road. However, the City will continue working with the property owners
to obtain the right-of-way necessary to extend the entire length of Prado Road. Mr. Draze
distributed a letter to the Commission and the public describing the phasing plan.
Deputy Public Works Director Tim Bochum gave a PowerPoint presentation to clarify how
the recommendations were arrived at for a two-lane versus four -lane facility for Prado
Road, and explained the rationalization by the EIR consultants.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, spoke in opposition to the realignment of Prado
Road.
John French, 265 South Street, felt this alternative resolves the conflict between the
Public Facilities Financing Plan and the Table 13 Phasing Plan, and addresses the
ultimate goal of an adequate connection to Broad Street. He supported this approach.
Michael Sullivan, San Luis Obispo, felt it is unfair that Airport Area property owners are
not paying their fair share towards the cost of Prado Road, and felt this issue should be
addressed. He also felt this approach is piecemeal to the environmental analysis in terms
of traffic impacts on Prado Road.
Joe Cardoza, 684 Rancho Oaks, representing the Martinelli family, felt the phasing plan
boundaries should be revised.
Andrew Carter, San Luis Obispo, supported the phasing plan. He expressed concern
with the financing plan and who will pay for it. He did not feel it is fair that Margarita
landowners should pay the full cost for Prado Road when everyone will use it, both
existing and those in the future build out area.
Susan Ostrov, John Wallace and Associates, noted the business park has a 40 persons
per acre cap because of the airport, and the financing structure is such that it increases
the cost per square foot substantially on the business park properties. She suggested
incentives to push forward the circulation plan.
Planning Commission Minutes
February 11, 2004
Page 4
Dave Watson, representing property owner John King, supported staff's new approach,
as described in the memo. He felt the road extension must be completed before the first
home is occupied, and that the EIR adequately and responsibly addressed traffic issues.
COMMISSION COMMENT:
It was clarified that phase I and phase II are not identified as order, but are labeled so
they can be easily referred to in discussion.
Commrs. Christianson, Aiken and Caruso supported Alternative 1 with an ultimate road
section of four lanes.
Commrs. Boswell and Loh supported Alternative 2 with an ultimate section of two lanes
on the easterly end of Prado Road.
It was clarified that Phase 1 represents residential development and their ability to have a
secondary emergency access. Phase 2 represents that in order to have secondary
emergency access, two lanes must be built that link up. Backbone utilities will not run
down Prado Road, but rather on Tank Farm Road.
The Commission reviewed the document section by section, starting with Open Space
and Parks.
PUBLIC COMMENT — SECTION 1
Andrew Carter, did not feel the need for out -of -area (through to Broad Street) access for
this area.
Elizabeth Righetti, 3057 So. Higuera Street, felt a buffer zone would be appropriate
between Chumash Village Mobile Home Park and the King property.
Michael Sullivan, San Luis Obispo, felt bicycle access should be addressed and bike
racks provided; that sensitive sites should be designated on the map and ARC approval
required for development on those sites; creeks and wetlands have not been adequately
addressed; and creek access is not provided.
Bill Wilson, 1690 Southwood Drive, noted that although trail access is available, the public
is unaware of those access points.
Dave Watson noted a fourth access area is proposed on the subdivision map and
suggested adding parallel parking near that area.
Commission consensus on Section 1: Parking/bicycle parking at trailheads is adequate
Planning Commission Minutes
February 11, 2004
Page 5
It was the consensus of the Commission to continue this item to the regular Planning
Commission meeting of March 10, 2004.
COMMENT AND DISCUSSION:
Staff:
A. Agenda Forecast:
Deputy Director Draze gave an agenda forecast of upcoming items.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:50 p.m.
to the next regular meeting scheduled for February 25, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Diane Stuart
Management Assistant
SAN LUIS OBISPO
C PLANNING COMMISISON MINUTES
February 25, 2004
CALL TO ORDERIPLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, February 25, 2004, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL CALL:
Present: Commissioners Jim Aiken, Allan Cooper, Alice Loh, James Caruso,
Michael Boswell, Carlyn Christianson, and Chairperson Orval Osborne
Absent: None
Staff: Senior Planner Pam Ricci, Deputy Community Development Director
Ronald Whisenand, Economic Development Manager Shelly Stanwyck,
Assistant City Attorney Gil Trujillo, and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The minutes of October 22, October 29, November 12, December 3, and December 17,
2003, and January 28, 2004 were accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
MaryBeth Schroeder, 2085 Wilding Lane, expressed her opinion that the City does not
need more shopping centers, more roads, or any expansion.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
1. 2005 Dalidio Drive. ER 108-02: Draft Environmental Impact Report (EIR) for a
proposed shopping center. SLO Marketplace Assoc., LLC, applicant. (Pam Ricci)
Senior Planner Pam Ricci presented the staff report, asking the Commission to receive
public testimony and provide input to City and consultant staffs on any additional
analysis or data needed to adequately evaluate environmental issue areas. She
clarified that this meeting is not the appropriate forum for discussion of the merits of the
project, details of the design, or economic impacts, and that future meetings will be held
in the next few months to discuss and evaluate specific project entitlements. She
explained the purpose of this meeting is to educate the Commission and the public on
Planning Commission Minutes
February 25, 2004
Page 2
the conclusions of the EIR, and to receive comments and suggestions regarding the
document. She further noted that no formal action would be taken on the EIR at this
meeting. It was her opinion that the EIR is a good, thorough document that adequately
evaluates the project's environmental impacts.
Planner Ricci reported that in March, 2003, staff and the consultant team conducted a
scoping meeting, introduced the project and obtained public feedback on the
workscope. She summarized the project, noting the most visible component is the
Marketplace Shopping Center, which contains 650,000 sq. ft. of retail space and 15
buildings including a 150 -room hotel, on 47 acres. She added that a full interchange at
Prado Road and Highway 101 (an extension of Prado Road) will be developed with the
project. She noted a business park component on approximately 13 acres of the site is
proposed, although specific plans have not yet been developed. She emphasized that
approximately 59 acres of open space would be dedicated with project development,
including a 7 -acre extension of Laguna Lake Park.
Ms. Ricci summarized the project phasing: Phase 1: Development of the Marketplace
component and development of the highway interchange and extension of Prado Road
to Madonna Road. She noted that construction of the commercial portion of the project
cannot begin until the design for the interchange has been approved, the contract for
construction has been awarded, and funding has been secured. This phase would also
include the open space dedication. Phase 2: Development of the 13 -acre business
park, widening of Madonna Road, and dedication of the Los Osos Valley Road
connection right-of-way.
Richard Daulton, Rincon Consultants, presented an in-depth review of the CEQA
process, emphasizing that the EIR must contain all the elements required by CEQA and
be a good faith and objective effort at full disclosure of impacts. He noted the EIR
should be a legally adequate document that properly evaluates the project's potential
impacts on the environment. He also noted that State law recommends this meeting,
although it is not required. He clarified that the public review period began on January
27th, and will conclude at 5:00 p.m. on March 11, 2004. He encouraged comments
from the public, either at this meeting or in writing prior to the deadline, and asked that
written comments be forwarded to Ms. Ricci care of City of San Luis Obispo,
Community Development Department, 990 Palm Street, San Luis Obispo, CA 93401.
Mr. Daulton provided an overview of what was analyzed in the EIR, discussed the main
conclusions of the document, and explained the alternatives that were explored. He
identified 11 environmental issue areas, noting that each issue area's potential was
evaluated and attempts were made to reduce identified significant impacts to less than
significant levels. He outlined the significant and unavoidable impacts of the project as
follows, noting that no feasible mitigation measures were available to reduce these
impacts below identified thresholds:
Drainage and Water Quality: The project would add paved and roofed areas and fill
material that would increase runoff from the site. On-site impacts would increase
floodwater surface elevations across the Dalidio property in Prefumo Creek and in San
Luis Obispo Creek. The predicted increases in water surface elevations would be
Planning Commission Minutes
February 25, 2004
Page 3
above the significant threshold outlined in the San Luis Obispo Creek Waterway
Management Plan Design Manual.
Air Quality: The project would also result in the emission of air pollutants, including
ozone precursors and dust, primarily from vehicle emissions and road dust. Because
emissions would exceed the Air Pollution Control District threshold, the project's
operational impact is considered significant and unavoidable.
Noise: Traffic generated by the project would incrementally increase noise levels along
local roads in the project vicinity. In certain locations, especially along Madonna Road
west of Oceanaire, noise levels that currently exceed City standards would be
worsened, which would be considered a significant and unavoidable impact since the
only possible mitigation would to be make off-site improvements on private property,
and that can't be assured.
Agricultural Resources: The project would permanently convert approximately 59
acres of prime agricultural land to commercial use and office/business park use. No
feasible mitigation measures are available to reduce this impact to a less than
significant level. It should be noted, however, that the project would retain
approximately 58 acres of the site for continued agricultural use, and the applicant
would fund an off-site conservation easement of 20 acres on prime agricultural soil.
Traffic and Circulation: The project would have significant and unavoidable impacts
related to traffic in that project traffic would worsen and unacceptable congestion at the
intersection of Madonna Road and Los Osos Valley Road would occur. Due to physical
constraints adjacent to the intersection, there are no available mitigation measures that
would fully mitigate that impact to a less than significant level. Project -generated traffic
is also expected to worsen along the main line of Highway 101; eventually a third lane
would be considered on the freeway mainline adjacent to the site to reduce cumulative
traffic impacts. This would be a regional improvement that is beyond the scope of an
individual development, and would require the cooperation of Caltrans, which can't be
assured.
Also, under General Plan Buildout Conditions, the proposed site access along Dalidio
Drive would result in delays and lengthy vehicles queues during peak periods unless
traffic signals are installed at additional Dalidio Drive access intersections. The signals
would be interconnected with the Prado Road interchange ramp signals, and access
would be coordinated with the Post Office and SLO Promenade. Since cooperation with
Caltrans, Post Office and SLO Promenade can't be assured, this would be a significant
unavoidable impact.
Mr. Daulton summarized the seven Alternatives to the proposed project:
Alt. 1. A no project alternative. Evaluation of this alternative examines impacts if no
development at all occurs on the site, which is required by CEQA.
Planning Commission Minutes
February 25, 2004
Page 4
Alt. 2. Continuance of the site in agricultural use alternative. This alternative differs
from Alt. 1 only in that the City would annex the property and it would remain an
agricultural use.
Alt. 3. Residential/Commercial retail mixed use alternative 1. This alternative
includes 60 units of affordable housing in an area south of the proposed business park.
This housing site would be located outside the airport noise nuisance area.
Alt. 4. Residential/Commercial retail mixed use alternative 2. This alternative also
includes a mix of residential and commercial/retail, except the amount of commercial
development would be reduced, the hotel would be eliminated, and a larger 180 -unit
senior housing complex would be built. This alternative represents the Land Use Plan
evaluated in the April 2000 EIR for the previously proposed project on this site.
Alt. 5. A recreational use amenity alternative. This alternative is similar to Alt. 4
except it would add an Asian garden and concourse recreation area on seven acres of
the proposed open space area.
Alt. 6. An alternate site project that incorporates the commercial component into
a redeveloped SILO Promenade shopping mall. This alternative examines adding the
proposed 635,000 sq. ft. of retail -commercial space directly to the existing 235,000 sq.
ft. of commercial -retail space at the SLO Promenade. This would be accomplished by
replacing the center's parking areas with additional stores and parking structures.
Alt. 7. An alternative that involves the same amount of development at the site,
where the footprint of the commercial portion would be decreased. This would
increase the intensity of development on the site by reducing the commercial footprint
by 30%. The same amount of commercial development would occur but on less area of
the site.
Mr. Daulton pointed out that CEQA requires an environmentally superior alternative be
identified. He noted that the EIR concluded that Alternative 2 would be environmentally
superior since it would result in fewer vehicle trips, reduced air emissions and noise
levels, no increase on demand on City utilities, and would not convert agricultural lands
to urban use. However, this alternative would result in greater overall water use than
the project due to agricultural water demands, and this alternative would not fulfill the
project objectives.
Mr. Daulton emphasized that all comments will be responded to and incorporated into
the Final EIR. He explained that the EIR will be revised as necessary, and the Final
EIR will be released in April. The public will then have additional opportunities to
respond to the Final EIR in May or June..
COMMISSION COMMENT/QUESTIONS
Commr. Cooper had concerns with Alt. 5 in that he could understand the preservation of
the historical grandstand, but questioned the soccer field and Asian garden.
Planning Commission Minutes
February 25, 2004
Page 5
Mr. Daulton replied that the impetus was originally to preserve the racetrack and move it
to a different portion of the site. The applicant then developed the idea to create other
recreational uses around that.
Commr. Cooper questioned the open space allocation that was reduced from the
previous project to 20 acres off-site. He asked from where would this land be
purchased, and if it would be prime land that would be preserved anyway, or prime land
that is at risk of being developed.
Economic Development Manager Stanwyck, negotiating team member, explained that
the intention is that there be 24 acres of off-site open space acquired. On January 26,
2004, the City Council approved the concept that those acres would not be specifically
identified, but that they would be in southern San Luis Obispo. She further explained
that there are two open space projects currently being worked on by the City's Natural
Resources Manager, and a dollar amount was established for the acreage at
approximately $8,000 per acre.
Commr. Cooper asked what the Airport Land Use Commission's decision was regarding
the appropriate land use for this site.
Planner Ricci indicated the ALUC looked at the conceptual plan to develop four acres of
the site that are outside the airport safety zone and decibel limit area for residential
uses, as illustrated in Alternative 3.
Commr. Aiken had concerns with T7 and T8 impacts with regard to the widening of
Highway 101 between Madonna Road and Los Osos Valley Road. He asked if
cumulative impacts of Froom Ranch and Auto Park Mall build -outs are taken into
account.
Mr. Daulton responded that cumulative impacts from both Froom Ranch and Auto Park
Mall build -outs were factored in to the assessment.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, expressed opposition to any expansion and
feared the loss of open space and agricultural land.
Richard Kranzdorf, 160 Graves Street, asked if the benefits are worth the costs and
suggested the Commission think beyond just the City of San Luis Obispo.
Eugene Judd, 665 Leff Street, submitted a letter for the record and summarized its
content. He suggested an 8"' alternative: Change the land use to primarily residential
with some low-cost housing, with the remainder as industrial park or office. He added
that there is no need for shops here because of the two big box stores (one existing and
one planned). He recommended that the project be developed so that no additional
road connections for private vehicles are needed between Madonna Road and Higuera
Street. He felt a landscaped bridge over the freeway for buses, bicycles, and
pedestrians made sense — new urbanism. He explained how the vehicular trip
Planning Commission Minutes
February 25, 2004
Page 6
generation could be reduced dramatically by changing the land use. He felt the concept
of the whole project of Prado Road from Los Osos Valley Road to Broad Street has
never been addressed in an EIR, nor discussed by the pubic as a whole concept, and
felt this is unfair and violates CEQA.
Michael Sullivan, San Luis Obispo, submitted a letter to the Commission prior to the
meeting, and reiterated the information. He felt the amount of open space for the
project (55%) does not meet the General Plan's 50% requirement. He opposed off-site
open space to compensate for this inconsistency because outlying open space
acquisition is a separate program and process. He did not feel it is appropriate for the
Commission to be hearing this item prior to the close of the public review period, and
suggested this item be deferred until the public review period has closed and comments
have been received. He reported that the Draft EIR needs to include an analysis of: the
direct and indirect effects of the Prado Road Financing Plan because it will have
impacts that need to be addressed under CEQA Guidelines 15064e. Additionally, he
felt the alternatives analysis is deficient because there is no discussion on why the
alternatives were rejected. Mr. Sullivan felt this is a segmentation of environmental
analysis, which is not allowed under CEQA, and felt the proposal for the connector road
that goes to Los Osos Valley Road has not been analyzed as part of this project, and
should be analyzed because of the severe impacts.
Ilona Ing, 160 Graves Street, supported the possibility of a park -like alternative on the
site. She also noted the severe traffic congestion on Los Osos Valley Road between
Higuera Street and Madonna Road during the dinner hour (about 5:00 p.m.). She
suggested a garden area rather than agriculture land because of the negative impacts
vehicle emissions would have on vegetable crops so close to the road. She did not feel
the proposed plan at this time is adequate for the needs of the city.
Brett Cross, 1217 Mariner's Cove, expressed concern with the cut -through traffic on
Oceanaire Drive. He noted the EIR mentions a 200 second delay at the intersection of
Madonna and Los Osos Valley Roads, and felt that a delay in excess of three minutes
will cause the occurrence of right -turns onto Oceanaire to cut over to Los Osos Valley
Road. He did not feel this mitigation measure is adequate. Mr. Cross voiced concern
that other intersections along LOVR (Royal Way, Oceanaire, Vista del Lago) are never
studied in EIRs. He also felt little attention is given to ingress and egress of Laguna
Village Shopping Center, or the turning movements involved, both of which should be
addressed in the EIR. He suggested internalizing the entrances off of Dalidio Drive. He
also felt more study needs to occur regarding removal of trees. Finally, he questioned
whether or not Madonna Road will be widened, and/or the creation of a turning pocket
along Dalidio Drive.
Bill Bird, applicant, announced his availability to answer questions of the public. He also
noted the availability of qualified civil engineers from Cannon Associates to respond to
questions regarding flood issues.
Jerry Moore, 289 Via La Paz, and ECOSLO Board member, expressed his feeling that
growth is damage barely contained, and suggested the superior alternative is to leave
the land alone. He felt the spirit of San Luis Obispo is its uniqueness. He felt that when
Planning Commission Minutes
February 25, 2004
Page 7
you start to build outside your town, the town dies. He felt the Dalidio land is some of
the finest agricultural land in the world, and once this land is damaged and covered up,
it can never be reclaimed as agricultural land. He urged the Commission to not deface
this paradise by approving another mall, but to make the entrance to San Luis Obispo a
green welcome.
Ira Winn, 3346 Barranca Court, voiced his concern with the impossible traffic along Los
Osos Valley Road and the destruction of prime farmland. He described the two ways to
destroy a downtown: 1) clog it with traffic to the point where people don't like the smell
and ambience, and 2) build malls at the edge of the city and suck the people out of the
downtown. He felt the original Dalidio proposal was in some ways more appropriate
because it included a more pedestrian orientation. He felt the closing of Quaglino's is
only the beginning of what is to come. He suggested relocating the project to the Bank
of America/Shell station area and partner with the multimodal traffic center. He did not
support the Dalidio project at the proposed location.
Mike Cannon, Cannon Associates and applicant's representative, felt some clarification
is needed on the drainage section of the EIR at Section 4.2 paragraphs 3.and 4. Based
on the text, he did not feel that this could be construed as a Class 1 unavoidable impact
because there are mitigation measures that can be employed. He noted the City is
aware of several alternatives and questioned this Class 1 designation. He felt that
paragraph 4 indicates a possible mitigation. He asked to review the calculations and
modeling where the consultant concludes that there is a 3 -inch increase in the 100 -year
water surface elevation at the SLO/Prefumo Creek confluence due to loss of floodplain
storage and increased pervious surfaces. He felt there appears to be some
contradictions in this section. He felt the cumulative impacts, and which projects
contribute to those cumulative impacts, is very unclear. He also felt the report contains
some errors either in how it is stated or how it is calculated. Page 14 — the published
value of the amount of storage volume over the Dalidio property being 1.585 million
cubic meters would put the water depth of the Dalidio property at 9 feet, which does not
seem realistic. He felt his was either a misplaced decimal point or they misidentified the
project area. He also noted that the proposed fill for the project is stipulated at 250,000
cubic meters, but it is erroneous to assume that the 250,000 cubic meters displaces
water. He explained that the area of the project should be calculated and multiplied by
6 inches, which is the depth of the flow through the area, and results in roughly 28,000
cubic meters. He noted the large disparity in those numbers.
Mr. Cannon expressed his belief that this project sits in a place in the watershed where
the intention is to get the water off the site as quickly as possible so that it doesn't
contribute to the overall peak flow generated by the upper Prefumo Creek watershed.
He suggested that if all the watersheds were superimposed upon one another that
should determine whether or not this project actually adds to the peak of those peak
flows from the other watersheds. It was his contention that it does not, and asked to
see the modeling to show how the consultants arrived at that conclusion.
David Albrecht, 1713 a Street, Los Osos, asked the Commission to review an Article in
the LA Times from last June entitled OC Builders Reach Their Final Frontier. He
expressed his fear that some future reporter will take this article and substitute SLO
Planning Commission Minutes
February 25, 2004
Page 8
County for Orange County, and it will represent this county. He asked the Commission
to consider that SLO is different from Orange County and should remain that way.
There were no further comments made from the public.
COMMISSION COMMENTS:
In response to an earlier comment made by Michael Sullivan about the timing of the
Draft EIR hearing, Planner Ricci felt that she should respond because it involved a
procedural matter. She noted that the City typically holds a hearing on the Draft EIR
prior to the end of the public review period so that more members of the public would be
encouraged to participate and still have the opportunity to submit their written
comments. She added that all of the comments received during the public review
period would be part of the Final EIR, which the Planning Commission and City Council
would consider in advance of reviewing project entitlements.
Commr. Loh noted for the record that the Commission had received letters from Richard
Schmidt and Deborah Cash.
Commr. Cooper questioned page 2-17 Laguna Lake Park, and asked if the extension of
the Laguna Lake Park extension outside the scope of the EIR, and why its impacts were
not evaluated. He noted that one Alternative has active recreational (soccer field) and
passive recreational (Asian garden), and was given -8 points. He felt there would be, at
a minimum, passive recreational in the park extension, and therefore, some negative
impacts as a result.
Mr. Daulton responded that it is part of the proposed project, and part of the EIR. He
explained that the CEQA-suggested + (plus) and — (minus) system in the table is not
weighted, so the fact that one alternative is superior to the project is not to say that it is
exceptionally superior to or inferior to the project. He offered to provide clarification in
the Final EIR.
Commr. Cooper noted that page 4.1-15 talks about contamination from four hazardous
materials released from the Texaco and Shell service stations, the PCE groundwater
plume associated with two dry-cleaning operations, and LUST on the U -Haul property,
indicating these could potentially migrate onto the project site and expose site
construction workers to health hazards. He asked if that implies there might be
problems with crop production.
Mr. Daulton responded that it could be a possibility, but the language indicates the
contamination could migrate, based on a map that is possibly outdated, although not
characterized in any great level of detail. He noted this is why additional testing is
recommended at the site.
Commr. Cooper reiterated the concern by Mr. Cannon that floodwater and drainage
concerns could not be mitigated.
Mr. Daulton noted he would discuss this with his technical consultants.
Planning Commission Minutes
February 25, 2004
Page 9
�,. Commr. Cooper noted that page 4.3-11 discusses financial contributions to a bus retrofit
program, but page 4.3-14 states, "the project does not involve a regional public transit
improvement program" (TCMT-2b). He questioned if this is part of a regional public
transit improvement program.
Mr. Daulton responded that this would not be part of the project, but rather a mitigation
measure imposed on the project, and would be a separate requirement. He agreed to
look into this further.
Commr. Cooper pointed out that page 4.5-24 discusses mitigation by tree removal, and
reminded the consultant that later in the report it is stated that these trees that are
replaced are not only done on a 1:1 ratio but that they should be mature trees with a
minimum 36 -inch box size. He noted that page 4.6-2 discusses Mr. Dalidio's opinion
about urban farming and its incompatibilities. The mitigation is to create a 100 -foot
buffer, but the report talks about a minimum 200-500 foot buffer. He questioned why
the 100 -foot buffer is discussed.
Mr. Daulton responded that the Agriculture Commissioner's office typically applies
ranges, and there are exceptions that go below 200 -feet, however 200-500 is the most
typical range. He noted this issue would be looked into and clarified.
Commr. Cooper referred to page 4.6-8 and asked if passive recreation could be seen as
that kind of buffer. He noted the description states that "Agricultural buffers can include
inhabitable structures, roadways, parking, landscaped areas ..." although parks are not
specifically mentioned.
Mr. Daulton felt this was a good question and something that should be discussed with
the County Agriculture Commissioner. He noted the buffers are intended to protect the
public against agricultural dust and over -drift of pesticide spraying. He felt a passive
use park versus an active use park might be a possibility.
Commr. Cooper noted that page 4.7-10 indicates that the ARC should address the
issue of the 30% proposed building frontages, the front setback lines, incorporation of
pedestrian gathering places, etc. He asked if this might be misdirecting the ARC or
circling back to the previous project.
Planner Ricci responded that the ARC has conceptually reviewed the project, and it has
been discussed that they will be looking at a revised site plan and project plans in the
near future, for preliminary comments before the EIR is finalized. She emphasized that
the ARC needs to review the retail types of uses that are intended, and that they are
consistent with the City's Community Design Guidelines, and provide improvements and
features that are expected of all projects.
Commr. Cooper referred to page 4.9-7 which indicates the Laguna Race Track viewing
stand was moved from its original location. He expressed his understanding earlier in
the meeting that the viewing stand will be moved again, and asked if this is the case.
He also noted that one of the reasons Alt. 3 a received low mark is because the soccer
Planning Commission Minutes
February 25, 2004
Page 10
field is right next to the riparian habitat. He felt that if the viewing stand were moved
away from the riparian habitat, that alternative might not be so bad.
Mr. Daulton responded that moving it again is only an alternative.
Commr. Cooper questioned page 5-4 that states, "Office uses next to agriculture would
be more compatible than residential." He asked if the logic is because residential uses
are a 24-hour occupancy situation vs. an 8 -hour occupancy for an office use.
Mr. Daulton replied that his assumption is partially true, and added that office uses tend
to involve more indoor activity, so there would be less potential for pesticide over -drift
and those types of issues. He agreed with Commr. Cooper that a buffer is needed
between the uses.
Commr. Cooper noted discussion on page 5-7 about the pedestrian route connection
between the Promenade and the Marketplace. He noted the latest iteration (December
2003 — Figure 2-16) does not show any connection and asked if this has been deleted.
Planner Ricci explained that the exhibits in the EIR are much more generalized, and
more detailed project plans showing those connections are available.
Commr. Cooper noted that page 5-16 discusses incompatibilities from glare, proposed
lighting, noise, increased traffic, and on-site uses such as loading activities. However
there is no discussion of buffering with trees and berms. The mitigation is, "All
commercial buildings will have an entrance onto the street, provide a continuous
sidewalk from the street to the main entrance. The project shall provide explicit and
clear pedestrian connections." He felt this might be the wrong mitigation.
Mr. Daulton explained that often times the Land Use section focuses the other
environmental issue area sections into a land use context. He believed reference is
provided to the other sections where that mitigation is addressed.
Planner Ricci clarified that there are mitigation measures in both the Noise and
Aesthetics sections that directly address the land use compatibility concerns.
Commr. Cooper referred to growth -Inducing Impacts on page 6-1, noting concern that
bringing new employees into the area was not explicitly addressed. He cited that the
text states "the proposed project is not growth inducing" which Commr. Cooper
disagreed with because the General Plan land use designation would be changed from
medium-high density to office, therefore bringing in new employees in, with no
complement of housing. He brought up the issue of loss of business as a result of this
project, and felt the 1999 transfer rate should be revisited.
Economic Development Manager Stanwyck expressed her puzzlement by the
comments made by the Downtown Association in the letter by Deborah Cash. She
clarified that when the report came out in 2002, it was updated to address the changed
market conditions that had occurred in the downtown, the most significant being the
approval of the Copelands project. She noted that the addition of Macy's to the
Planning Commission Minutes
February 25, 2004
Page 11
applicant's tenant mix was specifically analyzed in the Kotin Study. She added that
study focused on what impact Macy's and the proposed development would have on
the downtown with the conditions that exist today, and will exist when the construction
of the Copelands project is complete. She felt there might have been some confusion
because the 1999 study did not address those issues.
Commr. Cooper addressed page 6-3 regarding significant irreversible impacts,
specifically prime agriculture land, and suggested the second -to -the -last paragraph be
moved to the second paragraph under 6.2. He moved to page 7-4 and suggested
clarifying the verbiage, although he agreed with the information. He suggested stating
that the reason it is superior to Alt. 1 is because the runoff water situation will be
mitigated. He disagreed with the noise impacts on page 7-8 of the Residential —
Commercial mixed-use plan. Specifically, "severe noise from Highway 101" since it is
upwind (not downwind) from Highway 101, and it is a great distance from Highway 101.
He did not understand the increase in trip generation for that alternative, because the
residential use is in close proximity to both commercial and business park uses. He felt
that each of the alternatives should include a land use discussion.
Commr. Cooper noted particular concern with page 7-17, suggesting the consultant
rethink that alternative. He felt the soccer field or the viewing stand could be flip-flopped
with the Asian garden, and become a more workable alternative. He did not feel a
passive recreational activity (garden) would have a higher water demand than
agriculture because you would be dealing with perennials vs. annuals. He noted that
the table on page 4.8-7 that shows that parks have far less acre-foot requirements than
does agriculture. He felt it would be helpful if page 7-23 identifies Alternative 3 as
consistent with the ALUC recommendation or that Alternative 4 be identified as the
previous project alternative.
Commr. Boswell referred to Mitigation T -14-a on page ES -44, and expressed his feeling
that this road should be looked at as a potential way to mitigate impacts at the
Madonna/Los Osos Valley Road intersection. The language states, "If the collector
street is ultimately extended to Los Osos Valley Road, preserve right-of-way and
setbacks." He felt that this is backwards, that setbacks and right-of-way should be
preserved in case the collector street is extended to Los Osos Valley Road. In addition
the last sentence that states, "Development at the south end of the collector should not
preclude extension of the roadway to LOVR." He suggested the mitigation should
simply state that the right-of-way and appropriate setbacks should be preserved for the
whole length of the corridor. He asked if the City -to -Sea bikeway would have an
extension into this area; if so, it should be addressed. He addressed project phasing
that states "construct the Prado Road interchange in phase one . The general retail
development will be complete before completion of the interchange." Commr. Cooper
felt the time period of how long it would take should be noted.
Planner Ricci clarified that the intention is that it would occur concurrently. She
explained there may be some development that precedes the interchange being in
place, but reiterated the design must be approved, the contract awarded, and the
financing in place. She agreed that the sentence needs to be restated.
Planning Commission Minutes
February 25, 2004
Page 12
Mr. Daulton expanded that the traffic consultant conducted a sensitivity analysis to
determine at what scale of retail development that the Prado interchange would be
necessary. He noted that this analysis had concluded that 100,000 square feet was the
estimated threshold.
Commr. Boswell asked about the last line of the first paragraph on page 4.2-5 that
discusses when each of the creeks reach their peak flow and their timing relationship,
and asked if field evidence was gathered for the determination or if it was modeled.
Page 4.2.13, third paragraph, last line discusses the computer model that was used to
determine water surface elevations, and questioned the language that reads
"consequently the split flow rates approximations are conservative and overestimate the
flow."
Mr. Dau.lton explained the approximations are conservative in that the assumptions
result in a higher impact.
Commr. Boswell noted he was looking for some discussion of the groundwater potential
at the site, particularly as it has potential for potable use in the future by the City, and
wondered if there are any concerns or potential impacts to that groundwater from the
urban development. He expressed that this information was not included in the
document and felt it should be included.
Mr. Daulton responded it was not included because potable water is not currently drawn
from the site, and is not proposed as part of the project; therefore, it was concluded that
it was not relevant to this project.
Commr. Boswell referred to Air Quality on page 4.3-14 that discusses how many new
jobs would be created by the project. The document states ".. but would not increase
housing units in the city" and he felt it would increase the demand for housing in the city
and felt a conversion number should be included that would clarify how many housing
units would be needed to house 1600 new jobs. He also noted it might be located in the
"growth inducing" section. Under the Aesthetic Section, he felt a map is needed to
show the six different viewing locations that should contain road names and north
arrows. He also felt a better visual simulation of the overpass is needed. He echoed
the comment that the study area for transportation impacts is too small. In response to
a request for clarification, he referred to figure 4.10-1 and felt it is fairly limited within the
study area as it is defined, but he felt the study area is too small for a project of this
scale. He felt that in looking at the traffic impacts and in making different assumptions
about the presence or absence of Prado Road, the bulk of the traffic will be using those
roads, but the analysis ends at Higuera Street.
Mr. Daulton explained how trip distribution works; traffic is split at each intersection; the
farther you get from the project site, the number of trips at each intersection is reduced
and becomes negligible at a certain distance, creating a point of diminishing returns.
He also noted another issue to take into consideration is that this is a regional -type
destination center, so many of the trips will be on the main lines and major arterial
streets rather than the neighborhood collector streets.
Planning Commission Minutes
February 25, 2004
Page 13
Commr. Boswell asked the consultant to review the policies in the Housing Element that
discuss the jobs housing imbalance issue in the community, feeling the timing should be
considered. He referred to page 5-7 that refers to General Plan Policy 3.7.10 that
states the City will investigate ways to encourage more intense commercial
development within and between existing shopping centers on Madonna Road. He felt
that policy needs some discussion on how it might impact Alternative 6. He also noted
the alternative numbering is confusing, and suggested, for example, "recreational use
amenity, Altemative 5." He questioned why the discussion of the Airport Area on 5-18
was not under the Hazard Section, and felt there should be more information, at least
more maps, to clarify noise boundaries and hazard areas.
Commr. Christianson asked for the definition of a sensitive receptor.
Mr. Daulton defined it as those land uses that are most sensitive to (generally) noise
impacts, such as hospitals, churches, and schools.
Commr. Christianson felt the drainage section was the most difficult section of the EIR
to understand. She asked where the flight paths are and agreed that maps would be
crucial. She was concerned about the trees in the Laguna Lake Park extension,
expressing they are a local landmark and that page 2-17 states they will be preserved
for that reason. However, the Biological Resources and Traffic Sections talk about
removing or thinning the trees. She then asked that if the trees are proposed to be
thinned, which trees will be removed. She asked for clarification on these issues.
Commr. Aiken referred to LU -5 that notes the structures in the development would
exceed the City's size limitations, although it is considered a impact that could be
mitigated. He asked if the shopping center is being considered as a single building, and
questioned how this was determined.
Mr. Daulton explained it is being considered as individual structures, and that a couple
of the buildings will exceed that allowable maximum square footage. However, a
greater maximum is allowed with Planning Commissions approval, and this assumption
is based on that assumption, with the absolute maximum being 140,000 square feet.
Commr. Aiken noted the Traffic Study does not address the proposed future connector
road, and felt this was a conspicuous omission.
Mr. Daulton thought it was not included prominently is because it is not proposed as
part of the project, but rather imposed as mitigation. He felt a more detailed analysis of
the traffic implications of that road should be included in the final EIR.
Deputy Director Bochum asked if the EIR is clear in identifying that point of connection
to LOVR would take place at the new signal at Froom Ranch Way. He thought it was
discussed in the document, but felt it might need to be clarified.
CBased on the Environmental Impact Report, Commr. Aiken felt the environmentally
superior alternative is Alternative 2. He asked if the study includes potential impacts
from traffic passing through San Luis Obispo to go to other shopping areas outside the
Planning Commission Minutes
February 25, 2004
Page 14
city (i.e. Santa Maria and Santa Barbara), as well as shoppers going from SLO to those
other areas as well.
Mr. Daulton felt quantitative statements are not included because so many assumptions
need to be made to pin down trip origins and destinations, but qualitative statements are
included. He agreed that this should be clarified in the document, qualitatively.
Deputy Director Bochum interjected that there is a model that forecasts those
intemal/internal, external/external trips, whether driving through SLO to Santa Maria or
Santa Barbara to Fresno. He noted the modeling is based on historical trends; however
the calibration is only as good as the updated information available. He explained the
City is working with SLOCOG to develop a countywide model beyond the City model by
taking data for other areas of the county and combining the sub -regions.
Commr. Loh felt a regional analysis should be included in the EIR analyzing the
appropriateness of the land use for the site. She felt a comparison between noise and
air contaminate emissions generated on the highway versus regionally with the project
should be included. She asked if Questa Engineering had the report prepared by John
Moss from several years earlier when they prepared the drainage study. She
questioned why the report indicates certain alternatives would not be able to store all
the water, and questioned why unpaved open space water storage would be limited.
She had concerns with water quantity as well as quantity, which is not addressed in the
report, and felt Appendix 1 in the Technical Report was confusing and needed to be
analyzed. She referred to the Section on Internal Traffic, Figure 2-12, and expressed
her concerns that the access to the business park from Madonna Road was
inappropriate and the building orientation did not maximize energy efficiency. She also
felt that seven alternatives are too many.
Commr. Osborne asked if and when the response to the letters received as part of the
Notice of Preparation (NOP) would be done.
Mr. Daulton explained that no formal response is required by CEQA, and generally, the
letters are incorporated into the text of the document.
Commr Osborne asked when the Planning Commission or any City body evaluates
Prado Road as a whole.
Deputy Director Whisenand explained that Prado Road and Prado Road alignment have
both been reviewed on numerous occasions at public meetings and adopted by the City
Council.
Deputy Director Bochum added that approximately 23 hearings have been held on the
Prado Road alignment, and the City Council certified the negative declaration that
included the area from the freeway to Johnson Avenue. However, he noted that the
recommendations made by staff and implemented by Council only detailed out the area
between Sacramento Drive and the freeway.
Planning Commission Minutes
February 25, 2004
Page 15
Commr. Osbome asked about using a well dedicated to the City for extracting
groundwater from this area, and questioned the impact of subsidence as well as the
analysis of this issue.
Mr. Daulton noted this may be a separate City project, not necessarily related to this
project except that it is located on the same site. He felt this might be better handled in
a separate environmental document as an entirely separate project.
Ms. Stanwyck interjected that the issue is not groundwater extraction. She noted the
City currently has access to this aquifer at Auto Park Way. The focus during
negotiations has not been on extraction but rather the application of recycled city water
onto the property for agricultural or landscaping purposes. She added that by doing
this, it would free up existing water supply in the City's system.
Andrew Merriam, Cannon Associates, explained that if there is going to be a well,
studies would have to be conducted.
It was noted for the record that the previous 2001 EIR was not certified.
In response to a question from Commr. Osborne, Planner Ricci noted the three
significant and unavoidable impacts in the earlier EIR were traffic, air quality, and loss of
agricultural land.
Commr. Osborne pointed out a typo on page 4.1-9 PCE, noting it is not "petro -
chloroethylene" but rather "perchloroethylene". He referred to 4.8 Public Utilities, under
Solid Waste, and asked if the EIR should consider the tons of solid waste materials that
would be generated from the project once the stores are constructed.
It was clarified that this is covered on page 4.8-11.
Commr. Osborne referred to growth -inducing impacts, and asked if the 1994 Land use
Element made the determination that the project is not considered growth -inducing.
Mr. Daulton responded yes, that is part of the argument.
Commr. Osborne expressed his confusion with page 6.3, second paragraph that starts
with project implementation, next -to -the -last sentence that reads, "However, the
increasingly efficient building fixtures and automobile engines would temper the
increased demand to some degree." He questioned more efficient automobile engines.
Mr. Daulton noted that is a very broad statement that should possibly be stricken. He
explained the idea is that technology has improved in relation to fuel efficiency, although
that has not been the consumer trend lately. He clarified this is an extreme generality.
Commr. Osborne felt Alternative 6 should be developed more, given it does fulfill the
project objectives and is clearly superior.
Planning Commission Minutes
February 25, 2004
Page 16
Commr. Loh felt this section of Highway 101 should be designated, along with Caltrans,
as a scenic highway corridor. She also felt there should be a thick row trees creating a
transitional space between the farmland and developed area.
COMMENT AND DISCUSSION:
2 Staff:
A. Agenda Forecast:
Ronald Whisenand presented an agenda forecast of upcoming meetings.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:15 p.m.
to the next regular meeting scheduled for March 10, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Diane Stuart
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
March 10, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, March 10, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commissioners Jim Aiken, Allan Cooper, Alice Loh, James Caruso,
Michael Boswell, Carlyn Christianson, and Chairperson Orval Osborne
Absent: None
Staff: Community Development Director John Mandeville, Deputy Director of
Community Development Michael Draze, Associate Planner Phil
Dunsmore, Assistant City Attorney Gil Trujillo, and Recording Secretary
Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as amended, with the agenda forecast being given after item
2.
APPROVAL OF THE MINUTES:
The minutes of September 10, November 19, and December 10, 2003, and February
11, and February 25, 2004, were accepted as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
MaryBeth Schroeder, 2085 Wilding Lane, expressed her opposition to all home
businesses.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
1. 702 through 798 Clearview Lane. PD 117-03: Request to amend the Cleanriew
Estates Condominium Development to allow the elimination of curbside parking;
R-1 zone; Jill DuFault, applicant. Continued from January 28, 2004.
Associate Planner Phil Dunsmore presented the staff report, recommending the
Commission adopt a resolution recommending the City Council amend the condominium
development plan for Tract 1544 allowing a reduction in private street parking within the
development, provided restrictions regulating guest parking can be modified to maximize
use of on-site guest spaces and limit "spill-over" parking onto adjoining public streets.
Planning Commission Minutes
March 10, 2004
Page 2
Bob Darnel, representative for Clearview Estates, spoke in opposition to staff's
recommendation. He detailed the issues leading up to this hearing, the designation of the
even side of the street as a fire lane and 12 visitor parking spaces on the opposite side of
the street in 1993 by the original property owner, and the majority vote of the
homeowners association regarding visitor parking between the hours of 11 p.m. and 7
a.m. He asked the Commission to address the five issues he is disputing and approve an
amendment to the development plan.
PUBLIC COMMENTS:
Jaclyn Anderson, 720 Clearview Lane, voiced her concern that restrictions during daytime
hours currently exist, noting that her guests have received notices that their vehicles
would be towed. She also noted the existence of cumulative parking restrictions that a
vehicle cannot be parked in a guest space for more than 48 hours total, and citations
have been given as a result of these restrictions. She suggested discrimination in the
guest parking restrictions.
Mary Jerland, 714 Clearview Lane, President of the Homeowners' Association, distributed
for the record a list of corrections to the staff report. She noted a survey had been sent
out to residents regarding parking issues, and read comments that support the existing
parking policy. She objected to residents parking in the guest parking spaces against the
policy, and noted that there are no restrictions on visitor parking during daytime hours.
She asked that the current parking policy remain unchanged.
Phil Barnett, Vice -President of the Homeowners' Association, noted that homeowners are
encouraged to park in their garages and driveways, and are discouraged from parking out
in the street. He also noted that it is the responsibility of the security company to enforce
the parking issues.
Ethan Rose, 726 Clearview Lane, explained that he and his roommates have a total of
five vehicles, and that since he is the only male, he typically parks on Mirada Drive. He
explained a recent event where his vehicle was nearly towed from the guest parking area.
Gary Fowler, Mill Street, questioned the legality of citations issued by the security service,
the towing of vehicles from private property without proper notification, and the
requirement for permits for overnight visitor parking. He asked that the City investigate
the situation. He expressed his opinion that it is the restrictions of Clearview Estates that
is causing the parking problem on the surface streets.
Assistant City Attorney Gil Trujillo confirmed that enforcement on a private street is
governed by the CC&R's, and if they contain parking restrictions, it is common practice for
homeowners' associations to contract with towing companies and authorize them to tow
vehicles that are in violation.
Margaret Censullo, 1595 Cordova Drive, spoke in opposition to the request, submitted a
letter for the record detailing her concerns, and agreed that the restrictions of Clearview
Estates are causing the parking problem on other surface streets. She expressed her
opinion that approval of this request will make the street parking problem much
Planning Commission Minutes
March 10, 2004
Page 3
worse, and because the street curves, sight visibility coupled with the number of cars
parked on the street is creating an unsafe condition. She also noted her understanding
that Clearview Estates originally had 22 guest parking spaces and questioned why it has
been reduced to only 12 spaces.
Biz Steinberg, 1585 Cordova Drive, spoke in opposition to the request because of the
parking problems it is creating on the surface streets, as well as the increase in accidents.
She asked the Commission to go back to the original requirement of 22 guest spaces.
John Miller, Cordova Drive, spoke against the request, reiterating the parking problem on
the surface streets (specifically Mirada and Cordova) and expressed his concern with the
vehicle safety issue and the potential for more accidents.
Borns Yem, 720 Clearview Lane, voiced his opinion that the parking restrictions should be
removed, and noted the impact these restrictions will have in the future.
Jeannette Kimball, 807 Mirada. Drive, noted the increase in the number of cars from
Clearview Estates parking on Diablo, Mirada and Cordova Drives over the last few years,
agreed that it is a dangerous corner, and asked that the request be denied. She noted
her desire to have a place for her guests to park, since she doesn't have the luxury of a
guest parking area.
Deanne Frost, 720 Clearview Lane, voiced her opinion that parking on the curve at
Mirada is a problem, even for the residents of Clearview Estates because of restricted
visibility. She added that the letter accompanying the parking survey stated that property
values would decrease by $40,000, and suggested this might have influenced the vote of
some property owners.
Nancy Davis, 792 Clearview Lane, reported that the assumption is that all the parked cars
on Mirada and Cordova are Clearview Estates overflow, which may not be the case. She
suggested that a number of the three-bedroom homes on those streets are rentals that
could easily translate to six people and six vehicles.
James Floyd, 1724 Cordova Drive, suggested the curbs on Mirada Drive be painted red,
which would solve the problem.
Gerry Opp, 780 Clearview Lane, spoke in support of the request. She explained that the
curb is painted red because the street is narrow and fire trucks would not be able to safely
clear the street with vehicles parked there, and the existing rules effectively address the
parking problem.
Keleen Cooper, 1520 Diablo Drive (corner of Diablo and Mirada), noted that vehicles
travel at fast speeds around the corner and that there have been several accidents, one
involving her truck which was parked in front of her house. She felt it would be safer if
residents of Clearview Estates parked in the visitors parking area, and the visitors parked
on the street.
There was discussion on the legality and restrictions on parking on city streets.
Planning Commission Minutes
March 10, 2004
Page 4
COMMISSION COMMENTS:
On motion by Commr. Aiken, to allow all of the red curbinq to remain along Clearview
Lane, with the followinq changes to the Clearview Parking regulations: 1. Require that all
Clearview garages be available for vehicle parking for two vehicles. 2. Require that six of
required between 11 p.m.. and 7 a.m. and no parking for residents at any time. Seconded
by Commr. Cooper.
Commrs. Boswell, Osborne and Christianson preferred the removal of all of the parking
restrictions and red curbing and to restore the parking situation to the original
configuration as originally constructed, and did not support the motion.
AYES:
Commrs. Aiken, Cooper, Caruso and Loh
NOES:
Commrs. Osborne, Boswell and Christianson
ABSENT:
None
ABSTAIN:
None
The motion passed on a 4:3 vote.
2. 2060 Wilding Lane. AP -PC 186-03: Appeal of Zoning Hearing Officer's restrictions
on approved Home Occupation (computer software development as a home
business); R-1 zone; Allan Hernandez, applicantlappellant.
Associate Planner Phil Dunsmore presented the staff report, recommending denial of the
appeal and to uphold the conditions of approval imposed by the Hearing Officer, based on
findings and subject to conditions.
Allan Hernandez, applicant and appellant, gave a detailed description of his virtual
business and number of employees, and provided a PowerPoint presentation providing
statistical information on previous home occupation permit restrictions throughout the City,
the frequency of deliveries to his home, where delivery trucks typically park, and the
duration of their stay.
PUBLIC COMMENTS:.
Barbara Hernandez, 2060 Wilding Lane, noted that six letters from neighbors on her block
supporting this home business had been submitted to the Commission prior to the
meeting, and she read two new letters of support into the record.
Mary Beth Schroeder, 2085 Wilding Lane, voiced her opposition to all home occupations
in R-1 zones, noting her concern with UPS truck deliveries that block her driveway.
Wendy Brown, 1865 Wilding Lane, spoke in support of the home occupation without
- restrictions. She noted that she has an approved Home Occupation Permit as a CPA, with
Fed -ex and UPS deliveries in excess of one per week, and much client traffic, but has
never had a complaint filed against her.
Planning Commission Minutes
March 10, 2004
Page 5
Catherine Krebs, 2071 Skylark Lane, voiced support for the home occupation.
�COMMISSION COMMENTS:
On motion by Commr. Boswell, to uphold the appeal of the Hearing Officer's conditions of
approval, establishing that this home occupation would only be subject to the standard 13
conditions imposed on all home occupations, and that this is not to infer that employee
AYES: Commrs. Aiken, Cooper, Caruso, Loh, Boswell, Christianson, and Osborne
NOES: None
ABSENT: None
ABSTAIN: None
The motion passed on a 7:0 vote.
Commissioner Aiken moved that staff study a text amendment to the Municipal Code
(Zoning Regulations) to allow on-site emolovee meetings. Seconded by Commissioner
Cooper.
AYES: Commrs. Aiken, Cooper, and Loh
NOES: Commrs. Caruso, Boswell, Christianson, and Osborne
ABSENT: None
ABSTAIN: None
This motion failed on a 3:4 vote.
3. Margarita Area and Airport Area. SP/ER 73-00: Margarita Area Specific Plan, and
Final Environmental Impact Report (FEIR) for the Airport Area and Margarita Area
Specific Plans and related Facilities Master Plans; City of San Luis Obispo,
applicant. Continued from January 28, 2004.
Deputy Director Michael Draze presented the staff report, asking the Commission to
discuss the draft MASP, take public testimony, provide direction to staff, and continue
the hearing to the meeting of March 24, 2004.
PUBLIC COMMENTS:
Joe Cardoza, representing the Martinelli family, expressed his agreement with the work
that has been done so far on this project.
Elizabeth Kyle-Righetti, spoke to the concerns of the residents of Chumash Village
Mobile Home Park regarding the kind of development occurring adjacent to their homes
and the impact it will have on them.
Planning Commission Minutes
March 10, 2004
Page 6
Michael Sullivan, 1127 Seaward Street, noted he had submitted a letter to the
Commission prior to the meeting, which he detailed. He felt the traffic analysis for
Prado Road should encompass the entire corridor from Broad Street to Madonna Road.
Mary Beth Schroeder, 2085 Wilding Lane, spoke against the Prado Road realignment
and development near the airport.
Ken Scott, 320 Calle Lupita, presented a petition signed by adjacent property owners on
Calle Lupita and Calle Jazmin, requesting height limitations on structures adjacent to
their property, explaining that two-story homes will impact the privacy of the homes on
the lower elevations.
Richard DeBlauw, Margarita area property owner, spoke in support of the realignment
of Prado Road. He noted that because the road right-of-way will be much wider, he will
lose as much as 10 residential buildings lots on his property alone, and requested that
he be given some flexibility with lot designs and reduced lot areas.
COMMISSION COMMENTS:
The Commission reviewed the proposal to rearrange the western end of Prado Road,
the Unocal collector, and some of the local streets in that same area and directed staff
to continue to pursue the concept and bring it back at future hearings. The design
standards for low-density housing was introduced by staff.
The Commission consensus was to continue this item to the March 24, 2004 meeting,
due to the lateness of the hour.
COMMENT AND DISCUSSION:
4. Staff
A. Agenda Forecast
Deputy Director Draze gave an agenda forecast of upcoming items.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 11:00 p.m.
to the next regular meeting scheduled for March 24, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Diane Stuart
Management Assistant
SAN LUIS OBISPO
n PLANNING COMMISSION MINUTES
March 24, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, March 24, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commissioners Jim Aiken, James Caruso, Michael Boswell, Carlyn
Christianson, and Chairperson Orval Osborne
Absent: Commrs. Allan Cooper and Alice Loh
Staff: Deputy Community Development Director Mike Draze, Associate Planner
John Shoals, Assistant City Attorney Gil Trujillo, and Recording Secretary
Irene Pierce
ACCEPTANCE OF THE AGENDA
i The agenda was accepted as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, expressed concerns about her character
being tarnished by her neighbor. She opposed home occupations in residential zones.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
1. 633 Palm Street. GPC 42-04: General Plan Conformity Report for proposed
acquisition by a Government Agency; R-3 zone; City of San Luis Obispo, applicant.
(Michael Draze)
Deputy Director Mike Draze presented the staff report, recommending the Commission
determine and report to the City Council that the proposed property acquisition is in
conformity with the General Plan.
PUBLIC COMMENTS:
MaryBeth Schroeder, 2085 Wilding Lane, SLO, asked questions about the property,
which she was told would be answered at the end of the public comment portion of the
meeting.
Planning Commission Minutes
March 24, 2004
Page 2
Steve Delmartini, SLO, voiced his concern with removing housing from the downtown
and replacing it with parking since the Housing Element discussions have been to
protect the housing in the downtown. He questioned how the City can approve
purchasing property prior to adoption of an affected policy in the Housing Element,
noting there are many questions that have not been answered.
Brett Cross, Mariner's Cove, SLO, voiced his opinion that State planning law does not
allow the City to buy property as "inventory' to be used in the future. He suggested
more honesty on what is being proposed for the property.
There were no further comments made from the public.
Deputy Director Draze responded to the questions and clarified what the City is
proposing for this property.
COMMISSION COMMENTS:
Caruso.
AYES:
Commrs. Boswell, Caruso, Aiken, Christianson, and Osborne
NOES:
None
ABSENT:
Commrs. Cooper and Loh
ABSTAIN:
None
The motion carried on a 5:0 vote.
2. Margarita Area and Airport Area. SP/ER 73-00: Margarita Area Specific Plan, and
Final Environmental Impact Report (FEIR) for the Airport Area and Margarita Area
Specific Plans and related Facilities Master Plans; City of San Luis Obispo,
applicant. (John Shoals/Michael Draze) (Continued from March 10, 2004.)
Commr. Osborne stepped down from participation because he owns property very close
to the Margarita Area Specific Plan area, which constitutes an appearance of a conflict of
interest. He turned the meeting over to Vice -Chair Caruso.
Deputy Director Draze presented the staff report and asked the Commission to discuss
the draft Margarita Area Specific Plan, take public testimony, provide direction to staff,
and continue the hearing to a special meeting on April 7, 2004.
PUBLIC COMMENTS:
Douglas Gerard, 1395 Jasmine, SLO, voiced concern with aircraft interference, and
explained that new materials are made for keeping sound down inside a structure.
However, when people go outside, there is no way to prevent the noise. He expressed
his feeling that some private airplane owners fly over their neighborhoods creating
unwelcome noise.
Planning Commission Minutes
March 24, 2004
Page 3
Mary Beth Schroeder, 2085 Wilding Lane, SLO, commented that if people purchase
property next to an airport, they should not complain about the noise from aircraft. She
noted that someday there might be additional runways to compete with larger airports.
Dave Watson, applicant's representative, presented a packet of information to the
Commission that details a number of issues they would like modified, which they
discussed and addressed, point by point.
John French, SLO, expressed support for the changes that Mr. Watson proposed. He
supported a 5 -foot, second -story setback instead of a 10 -foot setback because of the
concern that all the units would look alike.
There were no further comments made from the public.
COMMISSION COMMENTS:
The Commission was in consensus that two parking spaces for a two-bedroom plus unit
are adequate in all residential zones.
The Commission supported that staff would work on language in Table 2 to address the
issue of the 5- and 10 -foot second -story setbacks.
Section 2.2.3• — The commission supported the staff -recommended change to lot sizes
in Subsection A.
Section 2.3 - The Commission requested that staff return with information on the R-3
zone (medium-high density) parking issue.
Section 2.4 - The Commission requested that staff return with information on R-4 (high
density) zoning, height limits and guest parking.
Section 2.5 - Commr. Boswell commented that the Neighborhood -Commercial zoning is
too far to the east on this map and suggested it be moved to the west.
Deputy Director Draze responded they would explore this further and bring suggestions
to the April 7t' meeting.
Sections 2.6.1 and 2.6.2 - - The Commission had no changes.
PUBLIC COMMENT:
Mr. French commented that the parcels should be down in size and suggested possibly
minimizing the commercial property. He also noted that it would be hard to make it
work financially.
�No further comment made from the public.
Planning Commission Minutes
March 24, 2004
Page 4
2.6.3.c - Commr. Boswell suggested adding language to create flexibility to allow a
20,000 square foot lot and still achieve the City's objective.
Commr. Aiken suggested creating office condominiums.
Deputy Director Draze responded that they would come back to the Commission with
responses to those comments.
There was much discussion on tree planting. Staff noted they would return with
information on a continuous canopy.
It was a majority consensus of the Commission to continue this item to a special
meeting of the Planning Commission, to be held on April 7, 2004, at 7:00 p.m. in the
Council Chamber.
3. Ciltywwide. Review of the 2003 General Plan Annual Report, City of San Luis
Obispo, applicant. (Michael Draze/Michael Codron)
Deputy Director Draze presented the staff report and asked the Commission to review
the Annual Report on the General Plan for 2003 and forward it with any comments to
the City Council.
Commr. Boswell noted there were words missing at the end of the second paragraph
under Airport Land Use Commission on Page 18.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, requested that the Commission not relax the
open space requirements that exist, noting her opinion that the City needs to protect
open spaces and not establish it for growth.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Aiken moved they received the report and forward it to City Council with the
corrections that were made to Page 18. Seconded by Vice -Chair Caruso.
AYES: Commrs. Boswell, Caruso, Aiken, Christianson, and Osborne
NOES: None
ABSENT: Commrs. Cooper and Loh
ABSTAIN: None
The motion carried on a 5:0 vote.
Planning Commission Minutes
March 24, 2004
Page 5
COMMENT AND DISCUSSION:
4. Staff:
A. Agenda Forecast:
Mike Draze gave an agenda forecast of upcoming items.
4. Commission:
A. Election of Chairperson and Vice -Chair
Elections were continued to the next regular meeting, scheduled for April 14, 2004.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:35
p.m. to a special meeting scheduled for Wednesday, April 7, 2004, at 7:00 p.m. in
Council Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
SPECIAL MEETING
April 7, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, April 7, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
SWEARING IN: Swearing in of newly appointed Commissioner Andrea Miller.
Commr. Andrea Miller was sworn in by Deputy City Clerk Diane Reynolds.
The recording secretary read into the record that Commr. Osborne was not in attendance
because he stepped down from participation because he owns property very close to the
Margarita Area Specific Plan area, which constitutes an appearance of a conflict of
interest. The meeting was turned over to Vice -Chair Caruso.
ROLL CALL:
Present: Commissioners, Carlyn Christianson, Jim Aiken, Alice Loh, Andrea Miller,
Michael Boswell, and Vice -Chair James Caruso
Absent: Chairperson Orval Osborne
Staff: Deputy Director of Community Development Mike Draze, Associate Planner
John Shoals, Principal Transportation Planner Peggy Mandeville, and
Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public..
PUBLIC HEARING ITEMS:
Margarita Area and Airport Area. SP/ER 73-00: Margarita Area Specific Plan, and
Final Environmental Impact Report (FEIR) for the Airport Area and Margarita Area
Specific Plans and related Facilities Master Plans; City of San Luis Obispo,
applicant. (John Shoals/Michael Draze) (Continued from March 24, 2004.)
Associate Planner John Shoals presented the staff report, explaining the Commission
will be taking public testimony, providing direction to staff, and continuing the hearing to
the regular meeting scheduled for April 28, 2004.
Planning Commission Minutes
Special Meeting of April 7, 2004
Page 2
PUBLIC COMMENTS:
Chapter 3:
Mary Beth Schroeder, 2085 Wilding Lane, SLO, expressed a concern about airport
expansion which might require more runways and possibly more land. She suggested
that housing be kept away from the airport as much as possible.
Michael Sullivan, SLO, questioned how design relates to affordability and asked how he
could find out how the Housing Element update relates to this project. He expressed
concerns on the development standards on lots adjacent to the hillside areas. He
pointed out that the Specific Plan, Section 10.5, page 74, under Architectural Review
mentions that some of the sites that contain single-family homes are adjacent to hillside
areas but are not considered sensitive sites.
Bill Wilson, SLO, noted they were assessing the feasibility of a school at the Martinelli
site, asked how this land could be zoned, noted the sports field was not allowed for this
site because the Airport Land Use Commission said they couldn't have it there, and
asked why industrial development is allowed but grassy fields or recreational uses are
not. He questioned if this area is compatible for sports fields.
Chapter 4:
No comments were made.
Chapter 5•
John French, 140 Hollyhock Way, requested that the Commission consider what they
want to accomplish at this meeting, and how far they plan to get at the next meeting so
he could get a sense of prioritizing.
Dave Watson, project representative, pointed out that there are cross sections
mentioned on page 43 on the upper dimension, and noted the bike lane in both of these
traffic intersections are traffic lanes. He suggested this be moved to Figure 12 on page
37 that shows a class 1 bike path, and asked that it be clarified. He requested that the
second sentence of the last paragraph of Section 5.2, page 42, be highlighted.
Michael Sullivan, SLO, requested clarification as to why low-density hillside lots allow
parking in front but medium- and medium -high-density lots require rear yard parking.
He noted that he had submitted a letter to staff addressing a number of issues.
Deputy Long Range Director Draze responded to Mr. Sullivan's question.
Mary Beth Schroeder, 2085 Wilding Lane, voiced her opinion that she does not approve
of the Prado Road realignment because of the safety of the children.
Bill Wilson, 1690 Southwood Drive, questioned how four lanes could be accommodated
and how it will impact the sports fields. He noted this site was chosen because of the
connection to the open space area.
Planning Commission Minutes
Special Meeting of April 7, 2004
Page 3
Chapter 6•
No comments were made.
Chapter 7:
No comments were made.
Chapter 8:
Dave Watson, project representative, distributed two handouts to the Commission, the
first relates to density that is provided in the Specific Plan, and the second is an analysis
on how the housing works.
Mike Sullivan, SLO, noted these houses are not going to be owner built and felt there
might be a better way to go to get some of the single-family residences built at cost. He
mentioned that Page 53 talks about design criteria and asked how this relates to
building style.
There were no further comments made from the public.
COMMISSION COMMENTS:
Chapter 3•
Commr. Caruso suggested they have a shield over the lighting fixtures to lessen the
brightness lighting up the sky.
Commr. Boswell noted the language in Section 3.1-b should be strengthened to clarify
that these are the preferred styles for the area.
Commr. Aiken commented on architectural design styles and suggested the developers
be allowed some latitude in design styles.
The Commission generally liked the recommended design criteria, but expressed
concerns with limiting builders to certain architectural styles. They felt that the
emphasis should be on good design and use of materials, rather dictating a specific
style. Commissioner Loh suggested forwarding the design criteria section to the
Architectural Review Commission for its input prior to making a final decision. Staff
explained that we could send it to the ARC, but that it would add significant time to the
process. Realizing that the ARC would review future developments, the Commission
majority felt the design guidelines were acceptable with some modifications.
Chapter 4:
Commr. Christianson suggested that the Commission or staff address density because
this is one of the few expansion areas left.
Planning Commission Minutes
Special Meeting of April 7, 2004
Page 4
Chapter 5:
Vice -Chair Caruso summarized some of the comments and suggestions that were
made.
Commission comments on Circulation Features focused on 'including traffic -calming
features (i.e., roundabouts, traffic circles, etc.), the use of alleys, reducing roadway
widths, and providing an option for a bicycle under -crossing or over -crossing at Prado
Road. Commission direction was for Public Works and Planning Departments staff to
coordinate on modifying the specific plan to include these features where feasible.
Michael Sullivan, Mary Beth Schroeder and Bill Wilson once again voiced opposition to
Prado Road.
Chapter 6
No comments were made on this chapter.
Chapter 7
With the exception of water availability, the Commission did not express any concerns
with the Utilities section. Commissioner Christianson inquired about water availability,
and noted that the project may be a moot point if there is no water. After brief
discussion, the Commission directed staff to provide additional information on water
availability. John Moss will be asked to provide the requested data, and to attend the
next Commission meeting.
Chapter 8
The Commission did not have any specific issues with the section on Housing
Affordability. Dave Watson presented housing data to demonstrate how the
landowners/builders could work with the Housing Authority and other non-profit
developers to produce the required number of affordable units. George Moylan also
addressed housing affordability. Staff advised the Commission that the draft MASP
would be revised to be consistent with the recently updated Housing Element and the
City's inclusionary housing requirement. The Commission stated its desire to see the
project maximize the number of housing units in the specific plan area.
The Commission ended at Section 9.
No formal action was taken.
COMMENT AND DISCUSSION:
2. Staff:
A. Agenda Forecast:
Deputy Director Draze gave an agenda forecast of upcoming projects.
Planning Commission Minutes
Special Meeting of April 7, 2004
Page 5
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 11:00
p.m. to the next regular meeting scheduled for April 28, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
April 14, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, April 14, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commissioners Alice Loh, James Caruso, Andrea Miller, Michael Boswell,
Carlyn Christianson, and Chairperson Orval Osborne
Absent: Commr. Jim Aiken
Staff: Associate Planners Jeff Hook and Michael Codron, Assistant City Attorney
Gil Trujillo, and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The minutes of March 10 and March 24, 2004 were accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, requested that more attention be given to
senior citizens, and suggested that Chinatown be revised to reflect the old Chinatown.
There were no further comments made from the public.
PRESENTATION/DISCUSSION ITEMS:
1. Presentation by Cal Poly University Architecture students of conceptual plans for a
Chinatown Mixed -Use Development, on property in Downtown San Luis Obispo,
between Palm, Morro, Chorro and Monterey Streets. Brian Kesner, Professor.
(15 minutes)
Associate Planner Jeff Hook gave a brief presentation on the student project and
introduced the students who have worked on the project.
Cal Poly Student Steven Polanco presented an overhead conceptual plan for the
Chinatown Mixed -Use Development.
Planning Commission Minutes
April 14, 2004
Page 2.
Cal Poly Student Janice Wong gave a brief explanation of the pedestrian and vehicle
✓' circulation for the development.
Cal Poly Student Monica Gonzales gave a brief description of the different uses
proposed for this development.
The Commission expressed their appreciation to the students for their efforts in
preparing and presenting this project.
PUBLIC HEARING ITEMS:
2. 859 Marsh Street. Use Permit Application U 146-03: Request to allow two panel
antennas on roof parapet; C -D zone; AT&T Wireless, applicant. (Tyler Corey)
Michael Codron presented the staff report recommending approval of the use permit,
based on findings and subject to code requirements.
John Merrick, applicant, 500 Anchor Street, Morro Bay, gave a brief description of the
proposed panels.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, voice her opinion that there are too many cell
sites in the city, and felt they should be limited.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Loh moved to approve the use permit, based on findings and subject to code
requirements. Seconded by Commr. Christianson.
AYES: Commrs. Boswell, Caruso, Miller, Loh, Christianson and Osborne
NOES: None
ABSENT: Commr. Aiken
ABSTAIN: None
The motion carried on a 6 :0 vote.
3. 0 Higuera Street. Use Permit Application U 147-03: Request to modify existing
telecommunications site to add one 2 -foot square flat panel antenna; C/OS-40 and
C -S -PD zones; AT&T Wireless, applicant. (Tyler Corey)
Associate Planner Michael Codron presented the staff report, recommending approval
of the use permit, based on findings and subject to code requirements.
John Merrick, Project Applicant, 500 Anchor Street, Morro Bay, gave a brief description
of the proposed panel.
Planning Commission Minutes
April 14, 2004
Page 3
C1 PUBLIC COMMENTS:
Larry Stabler, South Street, South Higuera, expressed that he would like to see the
existing telecommunications site decreased in size rather than increased. He noted that
the existing pole was never painted and suggested that it be painted with colors that
blend. He expressed his concern that the cell business is new and asked that a study
be conducted concerning the effects of the cell site relating to health issues that might
occur to those people living near the site. He also requested that landscaping be
installed around the site for screening.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Loh moved to approve the use permit, based on findings and subject to code
requirements. Seconded by Vice Chair Caruso.
AYES: Commrs. Boswell, Caruso, Miller, Loh, Christianson, and Osborne
NOES: None
ABSENT: Commr. Aiken
ABSTAIN: None
The motion carried on a 6 :0 vote.
4. City-wide GPA/TA/ER 22-04: General Plan Land Use Element and Zoning
Regulations amendments to allow doctors' offices in service commercial and
business park zones, including Environmental Review. (Michael Codron)
Michael Codron presented the staff report, recommending the Commission recommend
that the City Council approve the proposed Land Use Element and Zoning Regulations
amendments. He noted for the record that a letter had been received from Joe Delucia
opposing the change. He noted that Dan Lemburg submitted a request to include the
C -N zone for medical services.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, voiced her support to the zoning
amendments to allow medical services in Service -Commercial and Business Park
zones.
Dr. Karen Krahl, 1025 Pacific Street, voiced her concern that when discussing the
potential for purchasing property for medical offices with City Council, the real estate
community started buying up the property in the area for rezoning. She requested that
when considering medical office projects, priority should be given to physician -owned
projects.
Planning Commission Minutes
April 14, 2004
Page 4
Dr. Jeff Hiner, 1308 Garden Street, expressed his concerns with locating to an office
that has been converted from a residence because of the difficulties and expense with
meeting handicap requirements, and other issues.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Christianson moved the staff recommendation Seconded by Chairperson
Osborne.
The motion maker and seconder accepted the amendment.
Vice -Chair Caruso and Commr. Loh did not support the motion.
AYES: Commrs. Boswell, Miller, Christianson, and Osborne
NOES: Commrs. Caruso and Loh
ABSENT: Commr. Aiken
ABSTAIN: None
The motion carried on a 4: 2 vote.
- COMMENT AND DISCUSSION:
5. Staff
A. Agenda Forecast
There was no agenda forecast given.
6. Commission
A. Election of Planning Commission Chair and Vice -Chair
Commr. Caruso was elected Chairperson, with Commr. Boswell being elected as
Vice -Chairperson.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 9:30
p.m. to the next regular meeting scheduled for April 28, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
April 28 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, April 28, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commissioners Andrea Miller, Orval Osborne, Michael Boswell, Alice Loh,
Jim Aiken, and Chairperson James Caruso
Absent: None
Staff: Associate Planner Tyler Corey, Deputy Community Development
Directors Michael Draze and Ronald Whisenand; Utilities Director John
Moss, Principal Transportation Planner Peggy Mandeville, Community
Development Director John Mandeville, Assistant City Attorney Gil Trujillo,
and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
_. The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Don Hedrick, 3661 Sacramento Drive, questioned if the Planning Commission was
going to receive public testimony on the project at 3592 Broad Street.
It was noted that the project will be continued to the May 12, 2004 meeting, and
comments will be received at that time.
Mary Beth Schroeder, 2085 Wilding Lane, paid a tribute to Mr. Alex Madonna.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
1. 1231 Laurel Lane. GP/R/ER 121-03; Request to change the General Plan
designation and rezone property from Neighborhood Commercial (C -N) zone to
High Density Residential (R-4) zone, including Environmental Review; Paul Nagy,
applicant. (Tyler Corey)
Deputy Director Ronald Whisenand presented the staff report requesting the
Commission recommend that the City Council approve a resolution adopting a Mitigated
Negative Declaration of environmental impact, and amending the General Plan Land
Use Element map designation from Neighborhood -Commercial to High -Density
Planning Commission Minutes
April 28, 2003
Page 2
Residential, and adopt an ordinance changing the zoning on the property from C -N to
R-4.
Tim Woodle, applicant's representative, gave a description of the project and addressed
the density issue.
PUBLIC COMMENTS:
Jack Mackee, 13050 Richard Street, (adjacent property owner) voiced his opinion that
the property is not large enough for commercial shopping. He noted a letter had been
sent to the Planning Department from his sister, Karen Sonders, which he referred to
and agreed with her comments.
Rosemary Karen, 1743 Southwood Drive, noted there are only two acres of C -N zoned
property that is not developed in this area, and suggested the Commission look
carefully at C -N zones.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Loh moved the staffrecommendation. Seconded by Vice -Chair Boswell.
_.' AYES: Commrs. Loh, Boswell, Aiken, Miller, Loh. Christianson, Osborne & Caruso
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7:0 vote.
Planner Corey noted there is a mitigation measure on noise that should be modified.
AYES: Commrs. Aiken, Christian, Miller, Osborne, Loh, Boswell, & Caruso.
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7:0 vote.
2. 991 Nipomo Street. MOD A 109-01: Request to change the hours of operation of
an existing crematory; O -H zone; Reis Funeral Home, applicant. (Tyler Corey)
Associate Planner Tyler Corey presented the staff report recommending approval of the
use permit modification, based on findings, and subject to conditions.
Planning Commission Minutes
April 28, 2003
Page 3
Kirk Reis, applicant, noted that he lives on the property and is closer to the machines
- that anyone. He explained that the additional two days of facility operation were
requested to provide the business with more flexibility to better accommodate the needs
of the family members.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, supported the request, and noted her support
for local, family -run businesses.
Marshall Ochylski applicant's representative, gave a brief description of the crematory
process.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Miller could not support the motion because she felt the number of cremations
is excessive and felt the existing hours of operation were adequate.
Commr. Loh could not support the motion because the crematory is located near the
downtown historical district and is next to Mission High School.
AYES: Commrs. Christianson, Boswell, Aiken, Osborne, and Caruso
NOES: Commrs. Loh and Miller
ABSENT: None
ABSTAIN: None
The motion carried on a 5-2 vote.
3. 3592 Broad Street. U/TR/ER 24-03 (Tract 2534): Mixed-use development permit
and Vesting Tentative Tract Map for a project with 82 dwellings and 35,000 square
feet of commercial floor area, including Environmental Review; C -S -S zone; Broad
St. Partners, LP, applicant. (Michael Codron) To be continued to May 12, 2004.
This item was continued without discussion to the meeting of May 12, 2004, to allow
staff additional time to evaluate supplemental project information submitted by the
applicant and recently -submitted public correspondence.
4. Margarita Area and Airport Area. SP/ER 73-00: Margarita Area Specific Plan, and
Final Environmental Impact Report (FEIR) for the Airport Area and Margarita Area
Specific Plans and related Facilities Master Plans; City of San Luis Obispo,
applicant. (John Shoals/Michael Draze) (Continued from April 7, 2004.)
Planning Commission Minutes
April 28, 2003
Page 4
Deputy Director Michael Draze presented the staff report, noting the Commission will
discuss the draft MASP, take public testimony, provide direction to staff, and continue
the hearing to May 12, 2004, or a later date if the plan review is completed.
Commr. Osborne stepped down from participation because he owns property very close
to the Margarita Area Specific Plan area, which constitutes an appearance of a conflict
of interest.
Chapter 9
There was much discussion on affordable housing and density and how it could work in
this area.
Chapter 10
Commr. Aiken noted a spelling error on phasing area 15.
PUBLIC COMMENTS:
Chapter 9
Mary Beth Schroeder, 2085 Wilding Lane, felt housing should be kept away from the
airport because of potential future needs for new runways, and because it is too close to
` - the soccer fields.
Dave Watson, applicant's representative, noted that the staff report follows their
understanding of how this section will be revised. He discussed briefly the components
of this chapter, and expressed support for Chapter 9.
John French, representative of the Cowen Trust, discussed the maximum density and
noted that they have prepared a tentative map.
Terry Simons, SLO, noted that he represents the Damon -Garcia family, gave a brief
explanation on the Prado Road realignment and its connection to this area, and asked
the City to assist the property owners.
There were no further comments made from the public on Chapter 9.
Director Mandeville suggested a policy with language to implement maximizing density.
Chapter 10
Michael Sullivan, SLO, voiced concern with the future of the EIR, and land use
decisions that will create environmental impacts that have not been properly mitigated.
Bill Wilson, 1609 South Hill, expressed concern with the entire plan and explained why
the Damon -Garcia Field was picked for this location. He felt the parks are being heavily
impacted.
Planning Commission Minutes
April 28, 2003
Page 5
Dave Watson, project Representative, commented on energy, Table 13, and affordable
housing.
There were no further comments made from the public on Chapter 10.
Dave Watson, offered an explanation on the proposed affordable housing.
Mary Beth Schroeder, 2085 Wilding Lane, opposed affordable housing because she felt
that would only support the students.
Michael Sullivan, SLO, noted that he has presented a letter to the Commission and
briefly discussed the alignment of Prado Road. He noted his opinion that these
changes require an amendment to the General Plan, which is not a part of this specific
plan. He discussed circulation issues and felt there should be additional environmental
review. He also addressed affordable housing.
Bill Wilson, 1609 South Hill, noted there is a parking problem at the Damon -Garcia
fields, and expressed concern that when the homes are occupied, parking will impact
the neighborhoods, which has not been addressed.
No further comments made from the public.
Staff distributed a memo on how to emphasize the transit -oriented aspects of the
specific plan. Director Mandeville explained the minor changes needed to the
document and how that may enhance the neighborhood as well as opportunities to
obtain grants for transit.
COMMISSION COMMENTS:
Utilities Director John Moss gave a brief explanation on water demand.
The Commission requested that three items be addressed; traffic calming, maximizing
density, and affordable housing.
Commr. Christianson suggested a policy encouraging maximizing density and allowing
flexibility as projects come forward, and include a policy that allows the tool kit of traffic
calming as appropriate to this plan.
Vice -Chair Boswell noted the areas that are currently designated R-2.
The Commission agreed by consensus to include the transit -oriented features and a
possible name change for the specific plan.
It was the majority consensus of the Commission to continue discussion of this item to
�_,' June 9, 2004.
Planning Commission Minutes
April 28, 2003
Page 6
5. Citywide. GPA/ER 62-04; Review of Water and Wastewater Management Element
- amendments relating to water supply planning policy, including Environmental
Review. City of SLO (Utilities), applicant.
Utilities Director John Moss presented the staff report asking the Commission to provide
recommendations to the City Council on proposed modifications to policies contained in
the Water Management Element of the General Plan.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commr. Loh moved support for this recommendation and to forward this to City Council.
Seconded by Commr. Osborne.
Vice -Chair Boswell stated that he does not see this as an endorsement for the
Nacimiento Water Project.
AYES:
Commrs. Loh, Osborne, Boswell, Aiken, Christianson, Miller and Caruso
NOES:
None
�1 ABSENT:
None
-- ABSTAIN:
None
The motion carried on a 7:0 vote.
COMMENT AND DISCUSSION:
6. Staff:
A. Agenda Forecast:
Deputy Community Director Whisenand gave an agenda forecast of upcoming items.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 11:15
p.m. to the next regular meeting scheduled for May 12, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
May 12 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, May 12, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commissioners Andrea Miller, Orval Osborne, Michael Boswell, Alice Loh,
Jim Aiken, and Chairperson James Caruso
Absent: None
Staff: Associate Planner Phil Dunsmore, Deputy Community Development
Director Ronald Whisenand, Transportation Planner Peggy Mandeville,
Assistant City Attorney Gil Trujillo, and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of April 7, and April 14, 2004 were accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, voiced her opinion that it is time to make
some changes in staffing within the City.
Bob Redrick, SLO, pointed out some ambiguities in the Website concerning Item 3.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
21 Zaca Lane. AP -PC 30-04: Appeal to the Planning Commission of Hearing
Officer's determination to allow a gymnastic studio in the C -S -S zone; SLO Zaca
Lane, LLC, applicant. Fred Vernacchia, appellant. (Phi! Dunsmore)
Associate Planner Philip Dunsmore presented the staff report recommending that the
appeal be denied and to uphold the Hearing Officer's determination to approve the
request, based on findings and subject to conditions.
Planning Commission Minutes
May 12, 2004
Page 2
Fred Vernacchia, appellant, gave an overhead review and presented a past history of
the parking problems on Zaca Lane. He felt there were some parking miscalculations in
the staff report which he pointed out, noting the calculations do not comply with the
City's parking standards.
PUBLIC COMMENTS:
Mimi Phene-McKellar, applicant, felt that this building would be in the best location for
their use, and asked the Commission to approve her request.
Bonnie Kramer, SLO, felt that Central Coast Gymnastics should be held to the same
rules as every other business.
Shannon Merrit, 1736 Singletree, spoke in support of the request, noting that many of
the staff members carpool to work, leaving a number of spaces free for customers.
Andy McKellar, 305 King Street, voiced support for the request, noting that he is a
partner in this business and that he is unaware of any parking problems.
Gary Fowler, SLO, noted that he had not heard of CCG until this meeting and
expressed how impressed he is for their support and involvement. He agreed that there
is a parking problem within this city, but felt ingress and egress from Zaca Lane could
occur safely.
Lindsey Wright, Ella Street, strongly supported the request.
Dr. Karen Harrow, Cavalier Lane, expressed concern as a business owner that a single
individual could hold up a successful business that employees 27 people, noting that
when she goes to this facility, there are as many as five to 10 parking spaces that are
available. She voiced her support for the gymnastics studio.
Tracy Miller, spoke in support of the request and expressed various reasons why they
are in need of this new facility.
Robert Genter expressed support for the project, noting his daughter has been in
gymnastics for 10 years and during this time, they have never noticed a parking
problem.
Missy Raitner, Mitchell Drive, voiced support for the request, noting she has always
been able to find a parking when dropping her daughter at gymnastics classes.
Melissa Grant, supported the request, noting she uses the facility during peak hours and
has always been able to find a parking space.
Christine Calvert, supported the request and commented that it is easier to find parking
�_.% at this facility than it is to find parking at the Kennedys Gym.
Planning Commission Minutes
May 12, 2004
Page 3
Jeff Buckingham, Turri Road, supported the request and commented that they have
`- never had a problem with parking at this facility.
Sherry Wilson, 491 Pointsetta Street, stated that she has concerns with the pictures that
were taken by the appellant and asked that they not end up on the Internet.
Jim Phene, 13505 South Maline, Kansas, commented how this type of facility is good
for children.
Jeff Nickels, Arroyo Grande expressed support for this business, but felt that every
business should be held to the same standards.
Terry Williams, 280 O'Connor Way, SLO, supported the business and mentioned she
has never had a problem with parking.
Kelly Gold, 4224 Poinsettia Street, expressed support for CCG.
Tess Haredive, Mill Street, noted she is an employee with CCG and that she rides her
bike to work, leaving one parking space available for customers.
Kent Norris, supported the business and noted his opinion that there is adequate
parking at this facility.
Craig Hansen, Nipomo, commented that he understands the parking problem, but felt it
is more important to keep the kids off the street.
John Parker, expressed support for this facility.
Mark Kimmer, Mitchell Street, noted that this new facility has more parking than the old
facility and since the old facility did not have parking issues, there should be no problem
with parking at this one.
Renee Ingram, noted that she has been in gymnastics her whole life and it is typical that
people carpool. She supports the request.
Ashley Flaney, Atascadero, expressed how much she loves going to gymnastics and
supported the request..
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Loh moved to deny the appeal approve the use permit, based on findings,
subiect to previously -approved conditions, and with a 10% parking reduction
recommended by staff. Seconded by Commr. Miller.
Planning Commission Minutes
May 12, 2004
Page 4
AYES: Commrs. Loh, Miller, Osborne, Boswell, Aiken, Christianson, and Caruso
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7:0 vote.
2. 1661 Mill Street. GP/R and ER 37-04: Request to change the existing medium -
density (R-2) residential plan designation and zoning to Tourist Commercial (C -T),
including Environmental Review; R-2 zone; American Legion Post 66, applicant.
(Phi! Dunmore)
Associate Planner Philip Dunsmore presented the staff report recommending the
Planning Commission recommend the City Council amend the General Plan Land Use
Element map to change the land use designation from Medium -Density Residential to
Tourist -Commercial, approve the Mitigated Negative Declaration„ and rezone the
property from Medium -Density Residential (R-2) to Commercial -Tourist with a "special
considerations" overlay (C -T -S).
PUBLIC COMMENTS:
Matt Wall, 1734 Alta Street, Chairman of Expansion Committee, supported the staff
recommendation, and discussed some future remodeling plans they plan on
addressing.
Gary Fowler, Mill Street, supported the request and noted that Post 66 is trying to get an
exit installed by the front part of the building, which would exit onto Mill Street and would
alleviate some problems.
Mary Beth Schroeder, 2085 Wilding Lane, opposed the zone change.
Jim Tunk, Santa Maria, asked if was possible to permit the veterans to modify the
building but leave the zoning the same.
Daniel Oxberger, 1641 Mill Street, expressed concern that staff is qualifying his back
yard as the buffer zone between these two properties and noted that some of the issues
directly impact his property.
There were no further comments made from the public.
COMMISSION COMMENTS:
Vice -Chair Boswell moved the staff recommendation. Seconded by Commr. Loh.
AYES:
Commrs. Boswell, Loh, Miller, Osborne, Aiken, Christianson, and Caruso
NOES:
None
ABSENT:
None
ABSTAIN:
None
Planning Commission Minutes
May 12, 2004
Page 5
The motion carried on a 7:0 vote.
3. 3592 Broad Street. U/TR/ER 24-03 (Tract 2534): Mixed-use development permit
and Vesting Tentative Tract Map for a project with 82 dwellings and 35,000 square
feet of commercial floor area, including Environmental Review; C -S -S zone; Broad
St. Partners, LP, applicant. (Michael Codron) Continued from April 28, 2004. (To
be continued to a date uncertain.)
This item was continued to a date uncertain, without discussion, to allow staff additional
time to coordinate review of the revised traffic study with Caltrans.
COMMENT AND DISCUSSION:
4. Staff:
A. Agenda Forecast:
Deputy Director Whisenand gave an agenda forecast of upcoming items.
5. Commission:
^, The Commission briefly discussed the agenda that was to be on the website.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:00
p.m. to the next regular meeting scheduled for May 26, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
May 26 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, May 26, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commissioners Carlyn Christianson Andrea Miller, Orval Osborne, Alice
Loh, Jim Aiken, and Vice -Chair Michael Boswell
Absent: Chairperson James Caruso
Staff: Senior Planner Pam Ricci, Deputy Community Development Director
Ronald Whisenand, Economic Development Director Shelly Stanwyck,
Deputy Public Works Director Tim Bochum, Utilities Director John Moss,
Natural Resources Manager Neil Havlik, Community Development
Director John Mandeville, Assistant City Attorney Gil Trujillo, and
Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of April 28, 2004, were accepted as amended, and the Minutes of May 12,
2004, were accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. 2005 Dalidio Drive. ANNX/R, GP, PD, U and ER 108-02; Requests to annex
approx. 131 acres; amend the General Plan Land Use Element map to General
Retail, Office, Medium -High Density Residential and Conservation/Open Space;
prezone the property to C -R -PD (Retail -Commercial with a Planned Development
overlay), O -PD (Office with a Planned Development overlay), R -3-S (Medium -High
Density Residential with a Special Considerations overlay), and AG (Agriculture); a
Planned Development for a proposed shopping center and business park; Use
Permit for the general retail component to allow stores up to 140,000 sq. ft., and
review of the Final Environmental Impact Report; SLO Marketplace Associates,
LLC, applicant. (Pam Ricci)
Planning Commission Minutes
May 26, 2004
Page 2
Community Development Director John Mandeville explained why the City is reviewing
this proposal and gave a PowerPoint presentation on the project.
Senior Planner Pam Ricci presented the staff report recommending adoption of the draft
resolution which recommends that the City Council: 1)Certify the EIR with a finding of
overriding considerations relative to traffic/circulation, air quality, noise, cultural
resources, and loss of agricultural land; 2) Adopt a Resolution of Intention to annex the
property; 3) Approve the General Plan Amendment and Pre -zoning; 4) Approve a use
permit to allow retail stores with floor areas between 60,000 and 140,000 square feet,
based on findings, and subject to conditions; and 5) Approve a Preliminary
Development Plan for the retail component known as the Marketplace, based on.
findings, and subject to conditions.
Planner Ricci presented an overview of the project and offered information to the
Commission.
Richard Dalton, project environmental planner, gave a summary of the proposed project.
and explained the final EIR review process.
Andrew Merriam, Cannon & Associates, Dalidio Family representative, discussed how
they decided on this plan and presented a brief overview of the project. He mentioned
that flooding had been a concern, but the problems have since been resolved. He
addressed the housing proposal for this project, the specific location for the housing
development, and the reason the specific location was selected. He commented on the
proposed open space, noting that this project conforms with the General Plan.
Bryan Wolfe, Senior Architect, gave a description of SLO Marketplace and an
explanation of the higher design standards. He presented an overhead view of the
preliminary project plan and described where the tenants would be located and where
the pedestrian's linkage is located..
Roger Bernstein, Site Development Manager for Lowe's Department Store, discussed
the building' s square footage and the City's requirement for commercial floor area.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, stated that she would like to save the water
resources, and expressed opposition to all big box stores that will ruin the downtown.
Brett Cross, 1217 Mariners Cove, explained that CEQA is just trying to avoid impacts
and alternatives. He mentioned that the actual alignment of Madonna Road needs to
be addressed in the EIR and that full disclosure should be in the report so the public
and decision makers can understand what the impacts of this project are. He
commented on the proposed tree removal and discussed the traffic impacts, noting the
mitigation measures on trip programs are vague.
Michael Sullivan, 1127 Seaward Street, presented a letter detailing the inadequacy of
the EIR, and how the EIR has not met the requirements of CEQA. He pointed out 16
examples in his letter, which he read into the record.
Planning Commission Minutes
May 26, 2004
Page 3
Community Development Director John Mandeville rebutted with a correction that he
made no statements that there has never been a comprehensive review of the Prado
Road alignment.
Mila Vujovich-LaBarre, 650 Skyline Drive, voiced opposition to the EIR because of the
financial impact on San Luis Obispo and how the downtown will suffer. She noted there
needs to be careful planning and expressed the importance of funding the LOVR
interchange and the widening of Tank Farm and Buckley Roads before the Prado Road
extension goes in.
Bill Wilson, 1690 Southwood Drive, noted that he had submitted a letter to the Planning
Department expressing his concerns about the illegal segmentation of Prado Road, and
that the Planning Department responded in a letter that stated no research or EIR on
this specific Prado Road segment has been prepared. He expressed concerns on the
impacts of Prado Road and where it comes out on Broad Street, and noting there are
significant impacts that have not been addressed at the Damon -Garcia Sports Field.
Director Mandeville responded that he had previously supplied Mr. Wilson with
information on how the City has complied with CEQA in terms of Prado Road and stated
that he would provide the Commission a copy of the letter that was sent to Mr. Wilson.
Gerald Moore, 289 Via La Paz, asked if the EIR already states that the best use of the
-- land is to leave it alone, and questioned the need for creating another lawn and garden
store, another motel, and another series of retail outlets in San Luis Obispo. He asked
who is going to pay for the Prado Road interchange and how that cost will be recovered.
He stated that he opposes having more business parks.
Collin Leath, 1617 Santa Rosa, Street, commented that the design of this project has
been limited because of cars, and recommended a plan to reduce cars in the future.
Joe Delpin, 1520 Del Mar Street, requested that they not certify the EIR and reject the
finding of overriding considerations. He noted a few observations of negativity such as
potential flooding, increased noise levels, increased immitigable traffic congestion,
potential for a third lane on US Highway 101, and escalated housing costs for current
city residents. He commented that 60% of the area that is SLO Marketplace is going to
be dedicated to parking lots.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Aiken moved the staff recommendation that the City certify the Environmental
Impact Report. Seconded by Commr. Loh.
Commr. Osborne opposed the motion because of the new information on hydrology and
suggested the Commission exercise their due diligence and investigate it more
thoroughly. He requested a response from the Army Corps of Engineer on this matter
and expressed that the traffic and circulation section was inadequate.
Planning Commission Minutes
May 26, 2004
Page 4
Chien Wang, Cuesta Engineering, responded to the concerns on hydrology.
Vice -Chair Boswell requested two amendments to the motion: (1) land use policy 1.4,
which addresses jobs housing relationship and. says, "the gap between housing demand
due to more jobs and college enrollment and supply should not increase and suggested
this be included in the land use element section and would like it described as
potentially inconsistent; (2) land use element 13.5 that addresses open spaces and
states when the open spaces are to be preserved, and he reads that 1.13.5 is more
specific direction on how this area is to be treated and noted that the current proposal is
inconsistent with this policy and pointed out that he is interpreting this policy different
from what has been suggested in the EIR and what staff has presented and requested
that 1.13.5 also be listed as potentially inconsistent.
Commr. Aiken as the motion maker accepts the first amendment as long as it would be
re -addressed when they get to the statement of overriding considerations motion. He
does not accept the second amendment.
Commr. Miller opposed the motion because she likes agricultural land and does not
support the fact the City is taking prime agricultural soil and using it this way. She
stated that she does not support the City's open space policy as it relates to the Dalidio
project, but agrees with the City's open space policy as a whole.
AYES: Commrs.. Aiken, Loh, and Christianson
NOES: Commrs. Miller, Osborne, and Boswell
ABSENT: Commr. Caruso
ABSTAIN: None
The motion was a tie with a 3:3 vote.
Assistant City Attorney Trujillo noted that there is no action or recommendation on the
EIR with a tie vote. He recommended that if the Planning Commission is unsuccessful
in coming up with an alternative motion, the individual comments made from the
Commissioners will be forwarded onto Council.
Comms. Aiken moved certification of the Environmental Impact Report with the inclusion
of two items to be considered as potentially inconsistent; (1) LUE 1.4 Jobs Housing
Commr. Osborne stated that another reason the EIR was inadequate is because the
circulation section did not cover some of the significant traffic impacts.
AYES: Commrs. Aiken, Loh, Christianson and Boswell
NOES: Commrs. Miller and Osborne
ABSENT: Chairperson Caruso
ABSTAIN: None
The motion carried on a 4:2 vote.
Planning Commission Minutes
May 26, 2004
Page 5
0
d 11:00 o.m.
The motion carried on a 6:0 vote.
Commr. Aiken moved they adopt a finding of overriding considerations relative to traffic,
circulation, air quality, noise, cultural resources, and loss of agricultural land and
continue discussion on the *obs housing imbalance potential inconsistency and. the
location of Open Space potential inconsistency. Seconded by Commr. Loh.
Commr. Osborne requested an amendment to the motion to add aesthetics to the items
needing overriding, the unavoidable significant impacts.
Commr. Aiken as the motion maker accepted the amendment.
Commr. Christianson opposed the motion because even though the annexation itself
will allow a lot of the City goals to be achieved, the project itself does not warrant a
statement of overriding considerations.
Commr. Osborne offered a statement of things for the staff to consider, which included
his amendments.
The motion maker did not accept the amendments made by Commr. Osborne.
Vice -Chair Boswell opposed the motion because there is very little evidence that the
benefits of the project will outweigh the unavoidable impacts that are identified in the
EIR, that improved traffic circulation and creation of permanent open space are not
clearly defendable, the annexation will not insure that property is developed in the City,
and the project will provide high quality in new commercial uses that will compliment the
commercial development already in the area. He felt this is not high-quality commercial
development and does not meet the intention of the large-scale retail ordinance.
Commr. Miller opposed the motion because of air quality and the loss of agricultural
land.
Commr. Osborne commented that this project would be good for the City, and felt this
project could be approved in concept; but not start for five years. He felt that when the
City reaches its build -out, it would be logical to make some type of development at this
location.
AYES: Commrs. Aiken and Loh
NOES: Commrs. Miller, Osborne, Christianson, and Boswell
ABSENT: Chairperson Caruso
ABSTAIN: None
The motion failed on a 2:4 vote.
O
Planning Commission Minutes
May 26, 2004
Page 6
AYES: Commrs. Osborne, Miller, Christianson, and Boswell
NOES: Commrs. Aiken and Loh
ABSENT: Commr. Caruso
ABSTAIN: None
The motion carried on a 4:2 vote.
areas between 60,000 and 140,000 square feet based on findings and subject to
conditions that would include Lowe's request for 140,000 square feet of building area as
they described and 9,000 square feet of shade structure in the form of shade cloth. or
some other appropriate feature that is not a hard canopy: and (e) approve preliminary
development plan for retail component know as the Marketplace based on findings and
subject to conditions. Seconded by Commr. Loh.
Commr. Miller, expressed support for annexing this property to the City, but did not
support the motion.
Commr. Osborne commented that the buildings are not in compliance with the City's
Design Guidelines for large scale retail projects, Section 5, pages 6 & 7 of the
Resolution, #3 requested striking the word "superior' because it is an ordinary design;
and on number 7 suggested adding on (the project property), and under conditions
suggested they wait at least five years to gather more data because they have not seen
the impact of Costco. He suggested there be structured parking and recommended that
80% of the parking shall not be free and that rate shall be comparable to that levee by
the City.
The motion maker did not accept the amendments.
Commr. Christianson noted for the record that she supports development on this piece
of property and the sooner the better because it is an important piece of property to the
city. She also felt it should be annexed, but noted their rules in town say they have to
have a specific project before they can annex and noted she does not like this project,
but does not feel they should wait five years. She stated that she does not support the
project, but does support development and annexation.
Vice -Chair Boswell commented that it is irresponsible to add this amount of square
footage to the City at one time and did not feel the economic report clearly assesses
what the impacts would be; the downside is that they do something terrible to the
downtown. He noted that this should have come in as a phased project so they could
have monitored how it impacted the downtown.
AYES: Commrs. Aiken and Loh
NOES: Commrs. Miller, Osborne, Christianson, and Osborne
ABSENT: Commr. Caruso
ABSTAIN: None
Planning Commission Minutes
May 26, 2004
Page 7
The motion failed on a 2:4 vote.
Commr. Osborne recommended not approving Items B through E. Seconded by
Commr. Christianson.
Commr. Aiken suggested they break it up and say they support annexation rather than
recommending denial of the annexation.
AYES: Commrs. Osborne, Christianson, Miller, Boswell
NOES: Commrs. Aiken and Loh
ABSENT: Commr. Caruso
ABSTAIN: None
The motion carried on a 4:2 vote.
COMMENT AND DISCUSSION:
2. Staff:
A. Agenda Forecast:
Due to the lateness in the hour there was no agenda forecast given.
3. Commission:
Commr. Miller noted she attended the EVC annual brunch, the speakers were great and
how interesting it was to hear the economic impact of Cal Poly on the City, noting that
she has a copy of what Cal Poly produced. She also congratulated members of the
SLO Transit for their efforts.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 11:55
p.m. to the next regular meeting scheduled for June 9, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
June 9, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, June 9, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commissioners Andrea Miller, Michael Boswell, Jim Aiken, and
Chairperson James Caruso .
Absent: Commrs. Alice Loh and Orval Osborne
Staff: Deputy Community Development Director Mike Draze, Assistant City
Attorney Gil Trujillo, and Recording Secretary Irene Pierce .
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
�.. PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, voiced concerns about the dismantling of
San Luis Obispo, and that if Cal Poly students lived on campus, there would not be a
housing shortage. She expressed that more housing and shopping centers are not
needed in this town.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
Margarita Area and Airport Area. SP and ER 73-00: Margarita Area .Transit -
Oriented Specific Plan and Environmental Review (EIR) for the Airport Area and
Margarita Area Specific Plans and related Facilities Master Plans; City of San Luis
Obispo, applicant. (Continued from April 28, 2004)
Deputy Director Mike Draze presented the staff report and the resolution recommending
that the City Council (1) certify the Final Program Environmental Impact Report, adopt
the Findings and Statement of Overriding Considerations relative to change in views
and alteration of course and direction of water movement; and adopt the Mitigation
Monitoring Program; (2) adopt the Margarita Area Transit -Oriented Specific Plan and
the Public Facilities Financing Plan; (3) amend the General Plan Land Use Element
map to reflect land use categories contained in the specific plan; and (4) amend the
Planning Commission Minutes
June 9, 2004
Page 2
Zoning Map to reflect zoning designations contained in the specific plan for those
properties currently within the city.
PUBLIC COMMENTS:
Terry Simons, Damon -Garcia family representative, noted that he found an anomaly in
the current General Plan and Draft Plan and presented a map to point out the situation.
He requested the Commission direct staff to move forward to the City Council with an
amendment to the mapping elements of the plan that would bring the Margarita Area
Specific Plan in consistency in adopting the General Plan. He expressed the need for
the City to do this because of the existing utility roads that already exist there.
Saro Rizzo, SLO, commented that the northern part of the proposed Prado Road that
goes to Broad Street (State Hwy. 227) should be removed from the plan and suggested
that Prado Road connect to Santa Fe Road. He presented a map and detailed the
connection that should be removed, noting there are too many curves along the
proposed Prado Road which could be very dangerous. He commented that Tank Farm
Road already exists and is the best east/west route. He noted that a lot of money was
put into the soccer field, and having a busy highway around this field will pose major
problems and will have a major noise impact.
Mary Beth Schroeder, 2085 Wilding Lane, opposed the realignment of Prado Road.
Michael Sullivan, 1127 Seaward Street, expressed concern with the traffic scheme,
which he felt is unsatisfactory and presented a letter to the Commission detailing his
concerns. He mentioned that the overpass and grading that is proposed over the
parkland area should be brought to the attention of the citizens. • .
Collin Leith, Santa Rosa Street, member of the car -free movement, voiced opposition to
this project because it requires the use of cars. He suggested changing the route of
Prado Road to connect to Tank Farm Road, which would make the plan less dangerous
for the soccer fields and the people playing on the fields.
Jill Hillmark, SLO, felt this is a great opportunity to do something significant in creating a
good plan. She encouraged creativity and suggested priority be given to some projects
that are innovative. She noted that she does not want to see more California suburbs
on this beautiful untouched meadowland. She expressed disappointment that there is
not more innovative thinking coming through on the plan or a more efficient design to
maximize housing.
Jerry Moore, SLO, expressed concerns with the Prado Road extension, noting that it
was originally proposed to go through to Johnson Avenue, but because of citizen's
concerns, it did not happen, and now they are having more problems. He felt that the
children on the soccer fields will be exposed to possible pollution from traffic on Prado
Road.
Tory Finger, Woodbridge Street, supported the Prado Road realignment.
Planning Commission Minutes
June 9, 2004
Page 3
Joe Gilpin, 1529 Carmel Street, Bike Coalition, supported the idea of staking out the
alignment before they go ahead with this, and suggested moving Prado Road further
south.
Eugene Jud, 665 Leff Street, presented a letter to the Commission expressing concerns
about the project relating to pollution, traffic safety, northern alignment, and the
pedestrian/bike path. He suggested that the alignment be staked and the public be
allowed a 30 -day public comment period.
Nick Muick 3731 Orcutt Road, commented that because Tank Farm Road has a strange
design, should they wait before involving Prado Road to see how four lanes will function
and questioned where the Prado Road realignment will be located.
Elizabeth Righetti, 3057 South Higuera Street, mentioned that she was promised a
meeting with King Ventures. She noted that on March 21St she was told they were
working with the residents of Chumash Village but noted that she has not heard
anything from anyone.
Larry Stabler, Chumash Village, questioned if their concerns have been heard regarding
the aircraft that would fly over and the potential for a disaster. He noted there are a lot
of elderly people who live in this village who cannot attend these meetings but have
written many letters and questioned if their concerns have been addressed.
Dave Watson, King Ventures representative, requested a few changes to the plan.
There were no further comments made from the public.
COMMISSION COMMENTS:
The Commission discussed the staff -recommended changes and the comments from
the public. By consensus, the Commission agreed to several changes in the draft plan
directing staff to forward these changes to the City Council with their recommendation.
Vice -Chair Boswell moved the staff recommendation with changes to the plan made by
the maiority of the commission and the changes to the findings as recommended by
staff. Seconded by Commr. Aiken,
Commr. Miller noted for the record that this area has prime agricultural land, which she
prefers to protect, but agrees that in this case, it is needed more for housing. She also
felt the Dalidio project will be giving up valuable agricultural land as well.
AYES: Commrs. Boswell, Aiken, Miller, Christianson, and Caruso
NOES: None
ABSENT: Commrs. Osborne and Loh
ABSTAIN: None
The motion carried on a 5:0 vote.
Planning Commission Minutes
June 9, 2004
Page 4
COMMENT AND DISCUSSION:
2. Staff:
A. Agenda Forecast:
Deputy Director Draze gave a forecast of upcoming projects.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 9:40
p.m. to the next regular meeting scheduled for June 23, 2004, at 1:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
June 23, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, June 23, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commissioners Andrea Miller, Orval Osborne, Michael Boswell, Alice Loh,
Jim Aiken, and Chairperson James Caruso
Absent: Commr. James Caruso
Staff: Associate Planners Phil Dunsmore and Michael Codron, Assistant City
Attorney Gil Trujillo, and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as amended.
The Commission requested that Item 4 come to the front of the agenda. All
Commissioners concurred with the request.
APPROVAL OF THE MINUTES:
The Minutes of June 9, 2004, were accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Collin Leaf, 1617 Santa Rosa Street, mentioned that he is part of the bike movement
without cars. He presented a copy of a cartoon book that covers the philosophical
background of the car movement and talked about making this an environment without
cars.
Donald Hedrick, 3361 Sacramento Drive, voiced his opinion that businesses within 300
feet of the project were not properly noticed and the legal requirement for posting for a
project was not done properly. He expressed that the Commission was not given the
proper documentation for this project and asked that it be continued until they do.
Mary Beth Schroeder, 2085 Wilding Lane, expressed opposition to mixed-use
developments.
There were no further comments made from the public.
Planning Commission Minutes
June 23, 2004
Page 2
PUBLIC HEARING ITEMS:
1. 2005 Dalidio Drive. O 108-02; Review and recommendation to the City Council
regarding the Development Agreement for the San Luis Marketplace project; SLO
Marketplace Associates, LLC, applicant. (Shelly Stanwyck and Pam Ricci) To be
continued to July 14, 2004.
The Commission continued this item without discussion to the meeting of July 14, 2004.
2. 3592 Broad Street. TR, U, and ER 24-03: Review of a vesting tentative tract map
for a condominium project with mixed commercial and residential development; Use
Permit to allow a mixed use development with 82 dwellings and 35,000 sq. ft. of
commercial floor area and possible parking reductions, and environmental review;
C -S -S zone; Broad Street Partners, LP, applicant. (Michael Codron)
Associate Planner Michael Codron presented the staff report recommending that the
Planning Commission forward a recommendation to the City Council to approve the use
permit, vesting tentative tract map and mitigated negative declaration for the project,
based on findings and subject to conditions and code requirements.
Hamish Marshall, applicant, presented an overhead description and review of the
proposed project, and explained their goal to provide a variety of housing types to
address the housing problem in the city. As part of his presentation, the applicant
proposed a program to offer 50% of the units for sale exclusively to people who work in
the city.
Carol Florence, Oasis Associates, SLO, submitted three letters in support of this project
to the Commission. She requested that the Commission support the tentative map and
the use permit.
The Commission asked several questions of the applicant team on issues relating to
noise, grading and drainage, subdivision design, potential commercial uses and project
CC&R's.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, stated that she opposes this project because
she felt it would ruin the community.
Tim Williams, 411 San Luis Drive, explained that he has a seven-year lease to operate
his Internet company, and this business needs uninterrupted power. He expressed
concern that although his business was located in this location because it was zoned
commercial, if residential uses are located close by, tenants may complain about the
noise generated by the businesses. He stated that he opposes the idea of residential
uses being located in this area.
Don Hedrick, Sacramento Drive, commented that he does not have a problem with
commercial uses in this location, but felt that residential is not appropriate. He about
Planning Commission Minutes
June 23, 2004
Page 3
Oconcerns with flooding, setbacks for this project, and the City's notification procedures.
He suggested the Commission read the full written testimony he provided.
Steve Delmartini, SLO, commented on the conflict between commercial and residential
uses and felt it could work in San Luis Obispo because other areas have successful
mixed-use developments. He expressed support for this project.
Jay Parsons, Sacramento Drive, SLO, expressed a concern that children living in these
residences could sneak in to play in the commercial use area. He expressed support
for a commercial development, and opposed the residential component due to potential
danger to children living in the development.
There were no further comments made from the public.
COMMISSION. COMMENTS:
Discussion focused on issues raised during public comment, including testimony from
area business people regarding the potential for noise complaints from future residents.
Concerns were also expressed regarding children who might be attracted to unsafe
industrial areas such as loading docks, landscape boulders and other features of
adjacent properties along Sacramento Drive. Based on this testimony and input from
the City Attorney, the Commission recommended stronger language for disclosure of
potential noise impacts to future residents. Overall, the Commission supported the
innovative project design and the developer's commitment to providing "work -force"
housing.
Christianson.
motion that there be no dry cleaning plants.
The motion maker accepted the amendment to the motion.
Vice -Chair Boswell opposed the motion because he felt there needs to be further study
to see if the sound attenuation is sufficient; he requested a stronger set of statements
from the City Attorney on proposed problems for associated property owners.
AYES: Commrs. Osborne, Christianson, Miller, Loh, and Aiken.
NOES: Vice -Chair Boswell.
ABSENT: Commr. Caruso
ABSTAIN: None
The motion carried on a 5:1 vote.
Planning Commission Minutes
June 23, 2004
Page 4
3. 215 Bridge Street. GP/PD, TR and ER 64-03 (Tract 2534): Request to amend the
General Plan Land Use Element Map and Zoning Map from M (Manufacturing) and
C/OS-5 (Conservation Open Space -5 Acre Minimum) to R -2 -PD (Medium -density
Residential with a Planned Development Overlay), M -PD (Manufacturing with a
Planned Development Overlay), and C/OS-5 (Conservation Open Space -5 Acre
Minimum) and environmental review; C -S -S zone; Broad St. Partners, LP, applicant.
(Phil Dunsmore)
Associate Planner Philip Dunsmore presented the staff report recommending the
Commission recommend the City Council: (1) Approve a resolution amending the
General Plan Land Use Element map to change the land use designation from Services
and Manufacturing to Medium -Density Residential (for a portion of the site) and adjust
the hillside development limit line from the 175 -foot contour to the 185 -foot contour; and
approving a revised Mitigated Negative Declaration (ER 64-03); (2) Adopt an ordinance
changing the zoning on the subject property below the 185 -foot elevation contour from
Manufacturing and Conservation Open Space to Medium Density Residential Planned
Development and Manufacturing with a Planned Development Overlay (R -2 -PD and M-
PD) with specific recommendations for changes to the development plan for the
commercial component; (3) Adopt a resolution approving a subdivision with sixteen
residential lots and remainder parcel, a commercial condominium with eight commercial
airspace units, and approving a creek setback exception to allow the replacement of the
vehicular bridge with a clear span bridge.
George. Garcia, Garcia Architects, presented an overhead review of the proposed
project and explained the changes that were made.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, expressed opposition to this project.
Mary Jenny, 2282 Exposition Court, asked some questions about building the bridge
and what the width of the road would be. She expressed a concern about emergency
equipment being able to go in and out and would like to make sure that it is at least 20 -
feet wide. She also expressed a concern with flooding and the amount of water that will
be forced into the Meadow Park area.
Janice Sindrige, Exposition Court, voiced concerns with flooding that occurs in this area
and presented photographs to the Commission. She read a paragraph from the staff
report and noted that it is not a shallow flooding, but a significant flooding.
Helene Finger, 473 Bridge Street, Civil Engineer, noted there are significant safety
concerns for this project, which she outlined. She read a letter from her husband
addressing his concerns about the bike path and noting the path would go into open
space area where there are no trails.
Tom DeSanto, Garcia Design, addressed some concerns, noting the bridge will be 25 -
feet wide; 5 -feet for pedestrians and 20 -feet for vehicles. He pointed out that the site
section shows where the flood plane hits the residential and the residential is 3 -feet
Planning Commission Minutes
June 23, 2004
Page 5
higher than the flood plane. He explained that the turnaround is compatible with Fire
Department requirements.
Eric Meyer, 1235 Pismo Street, SLO, pointed out that the photographs that were shown
are not specifically of the Bridge Street Property, but the Bailey's Bridge property, and
noted that the photograph has nothing to do with the project in question. He spoke
about the flooding problem.
There were no further comments made from the public.
COMMISSION COMMENTS:
risk, and a re -configuration of the commercial properties to eliminate parking from the
creek setback and to allow a vehicle turn -around space. Seconded by Osborne.
Commr. Loh pointed out that the bridge, which is the only access for this residential
community, is below the recorded flood elevation and should be a minimum of one -foot
above that.
Commr. Osborne discussed where the flood plane ends, the location of the 100 -year
flood plane, and how deep the water would be at that 100 -year flood stage. He
requested a seismic study, soils and engineering study, and questioned where the end
of the commercial zone is. He requested they look into the access and turnaround; and
research the parking in the creek setback.
AYES: Commrs. Loh, Osborne, Miller, Aiken, Christianson, and Boswell
NOES: None
ABSENT: Commr. Caruso
ABSTAIN: None
4. 600 Marsh Street. AP -PC 49-04: Appeals of the Hearing Officer's approval of an
outdoor BBQ and seating; C -D zone; Norm Eggen, applicant/appellant and Dennis
Adams, appellant. (Jaime Britz)
Associate Planner Philip Dunsmore presented the staff report recommending denial of
the appeals, thereby upholding the approval as conditioned by the Hearing Officer,
based on findings and subject to conditions.
Appellant Dennis Adams, 590 Marsh Street, expressed concerns with their health
because of the exposure to barbeque smoke. He noted that San Luis Obispo passed a
no smoking law that prohibits smoking, yet they get smoke exposure every day.
Appellant/Applicant Norm Eggen, 600 Marsh Street, felt that what is important is the
ruling of the Hearing Officer which seriously defeats the ability of his business to
continue in a viable manner. He offered some history on how long the business has
Planning Commission Minutes
June 23, 2004
Page 6
been there and why they started barbequing. He presented hours of operation and
noted that he is willing to work on a limited scale.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, expressed concerns with the smoke this
business produces and its detriment to a person's health.
Don Hedrick, 3661 Sacramento Drive, expressed that people should not have to be
subjected to the barbequing of meat. He requested that the opinions of vegetarians be
considered and that they not be forced to smell cooking meat.
Jim Carver, Paso Robles, stated that he has worked next to the Country Deli for the
past 18 years and noted that they have never had a problem with the smoke. He
mentioned that many of his customers come into town to have Country Deli barbeque
and that they enjoy it. He noted that he has eight employees and none of them have
ever complained about the smoke.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Aiken moved to adopt resolution "A" with a change to condition 2. Seconded
by Commr. Miller.
AYES: Commrs. Miller and Aiken
NOES: Commrs. Osborne, Christianson, Loh, and Vice -Chair Boswell.
ABSENT: Commr. Caruso
ABSTAIN: None
The motion failed on a 4:2 vote.
Commr. Aiken moved the staff recommendation that resolution `A" be adopted with an
amendment to allow the operation of a single barbegue between the hours of 2:00 p.m
and 8:30 p.m. and to allow a second barbegue on Thursdays only. Seconded by
Commr. Miller.
Dissenting commissioners Loh and Boswell felt that the Hearing Officers determination
was a fair and appropriate determination as approved and felt that a second barbeque
on Thursdays was excessive.
AYES: Commrs. Miller, Aiken, Osborne, and Christianson
NOES: Commr. Loh and Boswell
ABSENT: Chairperson Caruso
ABSTAIN: None
The motion carried on a 4:2 vote.
Planning Commission Minutes
June 23, 2004
Page 7
COMMENT AND DISCUSSION:
5 Staff:
A. Agenda Forecast:
Deputy Director Ronald Whisenand gave an agenda forecast of upcoming items.
6. Commission:
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 11:50
p.m. to the next regular meeting scheduled for July 14, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
July 14, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, July 14, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commissioners Andrea Miller, Orval Osborne, Michael Boswell, Alice Loh,
Jim Aiken, Carlyn Christianson and Chairperson James Caruso
Absent: None
Staff: Senior Planner Pam Ricci, Deputy Community Development Director
Ronald Whisenand, City Attorney Jonathan Lowell, Economic
Development Manager Shelly Stanwyck, and Recording Secretary Irene
Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of May 26, 2004, were accepted as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, requested that some of these large projects
be turned down because of the impact they will have on the city.
Jan Howell -Marx, 265 Albert Drive, SLO, noted that currently there is a petition
circulating to put a referendum on the ballot, appealing the decision the City Council
made regarding the Dalidio Project.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
2005 Dalidio Drive. O 108-02; Review and recommendation to the City Council
regarding the Development Agreement for the San Luis Marketplace project; SLO
Marketplace Associates, LLC, applicant. (Shelly Stanwyck and Pam Ricci)
Economic Development Manager Shelly Stanwyck presented the staff report
recommending that the Commission adopt the Draft Resolution recommending that the
Planning Commission Minutes
July 14, 2004
Page 2
City Council enter into the proposed development agreement with San Luis Obispo
Marketplace Associates, Inc., based on findings.
PUBLIC COMMENTS:
Donna Wilson, 1850 Oceanaire Drive, SLO, expressed concerns that the proposed
project will create traffic and noise problems because of the delivery trucks that will be
frequenting the proposed project. She specifically asked how close to her home the
delivery area would be and felt that the project would disrupt her quality of life.
Deborah Cash, Administrator for the Downtown Association, SLO, presented a letter to
the Commission, which described a funding mechanism that had been set up between
Wal-Mart and the Paso Robles Main Street program. She noted that her Board of
Directors would like to see a similar program implemented in San Luis Obispo through
the development agreement. She voiced concern with the amount of fashion -style
stores proposed in the development that would compete with the downtown.
Tom Swem, 570 Marsh Street, SLO, Downtown Business Owner, pointed out there is
currently 30,000 square feet vacant in the downtown. He mentioned that Pier 1 has left
the downtown and wondered if they will relocate to this development. He felt this
project, if approved, would create a downhill spiral for the downtown especially
considering the seismic retrofitting that must be done in the downtown.
Mary Beth Schroeder, 2085 Wilding Lane, SLO, expressed her opposition to the project.
She noted there is water in the aquifer and that the people of San Luis Obispo could
benefit from it.
Jan Howell -Marx, 265 Albert Drive, SLO, spoke on behalf of the Sierra Club. She noted
that many people are dissatisfied with the decision made by the City Council and
encouraged the Commission to not get discouraged because of the Council's action.
She felt there are many impacts in the EIR that the citizens will have to incur, and that
the findings the Commission is being asked to recommend are not in the best interest of
the people in the surrounding area.
Terry Treves, 799 Higuera Street, SLO, noted that Target owns Mervyn's and wondered
how sound Mervyn's is. She expressed disappointment that the day after the Council
meeting, it was mentioned that three more stores will be locating to this development,
which she felt is dishonest.
Ralph Whitaker, 764 Azalea Court, SLO, noted that this project demonstrates the City's
dependency on sales tax revenues, which destroys the ambience of the City that people
love.
There were no further comments made from the public.
C
Planning Commission Minutes
July 14, 2004
Page 3
COMMISSION COMMENTS:
Vice -Chair Boswell moved to deny the development agreement for the proiect.
Seconded by Commr. Osborne.
Consistent with his prior vote on the various entitlements for the development project,
Vice -Chair Boswell indicated that he felt that the project would further exacerbate the
City's jobs/housing imbalance and would not result in substantial public benefits that
outweigh the impacts of the project.
Commr. Loh opposed the motion because she felt that the development agreement was
a well-written document.
Commr. Aiken concurred with Commr. Loh.
AYES: Commrs. Boswell, Osborne, Miller, Christianson, and Caruso
NOES: Commrs. Loh and Aiken
ABSENT: None
ABSTAIN: None
The motion carried on a 5:2 vote.
2. 735 Tank Farm Road. AP -PC 107-04: Appeal of the Director's action denying two
attorney's offices; C -S -SP -PD zone, Edna Valley Office, LLC, applicant. (Tyler
Corey)
Senior Planner Pam Ricci presented the staff report that recommended adoption of the
resolution denying the appeal and upholding the Director's determination, based on
findings.
PUBLIC COMMENTS:
Marshall Ochylski, appellant's representative, presented a letter to the Commission. He
explained what the definition is of the proposed attorneys and that their business
operations would be similar to that of a plant for a title company or other allowed PD
uses and feels these specific users could be allowed into the C -S zone.
Ralph Whitaker, 764 Azalea Court, SLO, as a neighbor to the project, expressed his
support for the proposed uses.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Loh moved to uphold the appellant's request. Seconded by Commr. Aiken
Planning Commission Minutes
July 14, 2004
Page 4
. AYES: Commrs. Loh and Aiken.
NOES: Commrs. Miller, Osborne, Boswell, Christianson, and Caruso
ABSENT: None
ABSTAIN: None
The motion failed on a 2: 5 vote.
Commr. Miller moved to deny the appeal and uphold the Community Development
Director's determination, based on findings included in the Planning Commission
Resolution. Seconded by Commr. Osborne.
AYES: Commrs. Miller, Osborne, Boswell, Loh, Aiken, Christianson, and Caruso
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7:0 vote.
professional offices in the C -S zone. Seconded by Vice -Chair Boswell.
Commr. Christianson opposed the motion because she felt the entire zoning area
should be reviewed, which is a part of the General Plan.
Chairperson Caruso concurred.
AYES:
Commrs. Aiken, Boswell, Osborne, and Loh
NOES:
Commrs. Miller, Christianson, and Caruso
ABSENT:
None
ABSTAIN:
None
The motion carried on a 4:3 vote.
Commr. Loh requested that Planning staff re-evaluate the footnote which specifies that
attorney's offices and doctor's offices are not allowed, and to also update the zoning
bylaws.
COMMENT AND DISCUSSION:
3. Staff:
A. Agenda Forecast:
Deputy Director Ronald Whisenand gave an agenda forecast for upcoming items.
Planning Commission Minutes
July 14, 2004
Page 5
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:25
p.m. to the next regular meeting scheduled for August 11, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
C.
0
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
C July 28, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, July 28, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commissioners Andrea Miller, Orval Osborne, Alice Loh, Jim Aiken, and
Chairperson James Caruso
Absent: Commr. Michael Boswell
Staff: Associate Planner Michael Codron, Assistant City Attorney Gil Trujillo, and
Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of June 3, 2004 and July 14, 2004 were accepted as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, expressed concerns about business activities
in R-1 neighborhoods.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
1. 861, 791, 953 Orcutt Road and 3330. 3360, 3366, 3370, 3388, 3398 Broad Street.
ER 114-02: Environmental Review scoping meeting for the Four Creeks Rezoning
Project, a proposal to re -designate approximately 18 acres of land from Services
and Manufacturing to High -Density Residential, with development plans for 250 to
275 dwellings and 10,000 square feet of commercial floor area; M -PD zone; City of
San Luis Obispo, applicant. (Michael Codron)
Associate Planner Michael Codron presented the staff report, requesting the
Commission open the public hearing to take testimony on the scope of work for the EIR.
Planning Commission Minutes
July 28, 2004
Page 2
Jim Murar, Orcutt Associates, presented a detailed overview of the Tumbling Waters
Village Project.
Carol Florence, Oasis Associates, gave a detailed presentation on the Creekstone
Project site plan, noting they are requesting a planned development overlay zoning
designation.
PUBLIC COMMENTS:
Planner Codron read three letters into the record that expressed concerns with traffic
and pedestrian safety on Orcutt.
Andrew Carter, 1283 Woodridge Drive, SLO, expressed support for the project, noting
that all the concerns with traffic, noise, flooding, and height issues will be addressed.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Christianson commented on the pedestrian flow through the parking lot of the
proposed project.
Commr. Miller commented on the flow of the creeks and expressed concerns with the
potential flooding of the creeks, and the traffic coming onto Broad Street.
Commr. Osborne had no concerns with the height of the project, and suggested that the
hydrology be studied thoroughly.
Commr. Loh requested information on: the hydrology for the floodplain in this area
because she felt it could be significant; a study on the water run-off; and a design for
access for ingress and egress to and from this project that addresses the impact it will
have on Broad Street. She expressed that a bridge connection between the residential
portions of the project would be a design improvement.
Chairperson Caruso requested that the railroad noise not impact progress of this
development because it is not a noise impact. He suggested there be a statement in
the EIR from the Fire Department on the height of these buildings and suggested photo
simulations of the project from the Broad Street/Orcutt Road intersection.
The Commission discussed the project and scope of the environmental review and
provided comments to staff and the EIR consultant regarding traffic, noise, natural
resources, drainage and visual impacts. Overall, the Commission was supportive of
modifications that have been made to the project design since the project was last
reviewed in December 2003.
Planning Commission Minutes
July 28, 2004
Page 3
2. 3250, 3220, 3232, 3240, 3238, 3190, and 3196 South Higuera Street. PD 95-04:
Planned Development Amendment to allow non-government offices less than 2,500
square feet; O -PD zone; Walter Brothers Construction Company, applicant. (To be
continued to August 11, 2004) (Buzz Kalkowski)
This item was continued to August 11, 2004, without discussion, to allow staff to notice
all affected properties.
3. 892 Aerovista Place. PD 91-04: Planned Development amendment to allow auto
dealer/repair uses in the Business Park PD; C -S -PD zone; Brent Smith, applicant.
(To be continued to August 11, 2004) (Phil Dunsmore)
This item was continued to August 11, 2004, without discussion.
COMMENT AND DISCUSSION:
4 Staff:
A. Agenda Forecast:
Deputy Director Michael Draze gave an update of upcoming agenda forecast items.
5. Commission:
The Commission discussed the remaining summer hearing schedule and the recent
issue of the Planning Commission Journal.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 8:50
p.m. to the next regular meeting scheduled for August 11, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
August 11, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, August 11, 2004, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL CALL:
Present: Commissioners Orval Osborne, Michael Boswell, Alice Loh, Jim Aiken;
and Chairperson James Caruso
Absent: Commr. Andrea Miller
Staff: Associate Planner Phil Dunsmore, Deputy Community Development
Director Ronald Whisenand, and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of July 28, 2004 were accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
MaryBeth Schroeder, 2085 Wilding Lane, expressed her opinion of the development in
San Luis Obispo.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
1. 3250, 3220, 3232, 3240, 3238, 3190, and 3196 South Hiquera Street. PD 95-04:
Planned Development Amendment to allow non-government office spaces with less
than 2,500 square feet; O -PD zone; Walter Brothers Construction, applicant. (Buzz
Kalkowski)
Associate Planner Phil Dunsmore presented the staff report recommending that the City
Council modify PD -1541 by deleting Condition #4 which reads: "Tenants other than
those listed in No. 2 (government offices) shall not occupy less than 2,500 gross square
feet of adjacent, interconnected floor area per tenant."
Bruce Frazier, Frazier Architects, Osos Street, spoke in support of the modification to
eliminate the 2,500 square foot limit for non-government offices.
Planning Commission Minutes
August 11, 2004
Page 2
�PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commr. Aiken moved staff recommendation to allow non-government offices less than
2,500 square feet. Seconded by Commr. Loh.
AYES: Commrs. Aiken, Loh, Osborne, Boswell, Christianson, and Caruso
NOES: None
ABSENT: Commr. Miller
ABSTAIN: None
The motion carried on a 6:0 vote.
2. 892 Aerovista Place. PD 91-04: Planned Development amendment to allow auto
dealer/repair uses in the Business Park; C -S -PD zone; Brent Smith, applicant. (Phil
Dunsmore)
Associate Planner Phil Dunsmore presented the staff report, recommending that the
City Council amend the approved list of uses for the property's Business Park PD,
. adding Auto Sales and Service uses as a conditionally allowable use, and approving a
Mitigated Negative Declaration.
Carol Florence, Oasis Associates, SLO, gave a brief summary of the proposed PD
amendment requesting. She presented an overhead illustration of the proposed
dealership and the businesses surrounding it to show how the dealership will fit into this
area.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
text
nal
Vehicle sales and car rentals shall be prohibited. Seconded by Commr. Osborne.
Commr. Aiken spoke to the aesthetics of the project.
Commr. Christianson expressed a concern on the lighting since this scenic area is the
gateway to the City. She proposed stronger design controls in the PD to insure that the
plan that actually gets constructed is compatible with design guidelines for business
park development.
Planning Commission Minutes
August 11, 2004
Page 3
AYES: Commrs. Loh, Osborne, Boswell, Aiken, Christianson, and Caruso
NOES: None
ABSENT: Commr. Miller
ABSTAIN: None
The motion carried on a 6:0 vote.
Commr. Boswell moved that the City Council require Planning Commission review of
the use permit to ensure that the site design is compatible with the Draft Area Airport
Specific Plan Design Guidelines. Seconded by Commr. Christianson.
AYES: Commrs. Boswell, Christianson, and Caruso
NOES: Commrs. Osborne, Loh, and Aiken
ABSENT: Commr. Miller
ABSTAIN: None
The motion failed on a 3:3 vote.
3. City Wide. GPA 149-98: Review the work program for updating and combining the
Conservation Element and the Energy Conservation Element; City of San Luis
Obispo, applicant. (Jeff Hook)
On the advise of the City Attorney, this item was continued to the August 25, 2004
meeting, to allow staff to notice the hearing with a more accurate project description
COMMENT AND DISCUSSION:
4. Staff:
A. Agenda Forecast:
Deputy Director Whisenand gave an agenda forecast of upcoming items.
5. Commission:
Commr. Osborne reported that he attended the last City Council meeting and noted that
he related a comment from Chairperson Caruso on the Marketplace.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 9:20
p.m. to the next regular meeting scheduled for August 25, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
August 25, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, May 12, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commissioners Andrea Miller, Orval Osborne, Michael Boswell, Alice Loh,
Jim Aiken, and Chairperson James Caruso
Absent: None
Staff: Deputy Community Development Directors Ronald Whisenand and
Michael Draze, Planning Technician Jaime Britz, Assistant City Attorney
Gil Trujillo, and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of August 11, 2004 were accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, expressed concerns about the development
that is occurring in San Luis Obispo and expressed appreciation to the Planning
Commission for not supporting the Marketplace development.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
1. 3074 Bahia Court. A 132-04; Request for a policy determination as to whether an
esthetician is a prohibited home business as a beauty shop and if not, consider the
proposed esthetician/personal care home occupation request; R-1 zone; Joanne
Elizabeth Winsell, applicant. (Jaime Britz)
Planning Technician Jaime Britz presented the staff report recommending clarification
on the intent of the prohibition of "beauty shops" as the term is used in the Home
Occupation section of the Zoning Regulations, and consistent with any policy decision,
either find that an individual esthetician does not constitute a "beauty shop," and
consider the request for a home occupation permit; or find that an individual esthetician
constitutes a "beauty shop," and deny the home occupation permit based on findings.
Planning Commission Minutes
August 25, 2004
Page 2
Joanne Winsell, applicant, described what her license as an esthetician involves and
U noted that her previous home occupation in Palos Verdes only had five clients. She
clarified that she is licensed and insured for her occupation as an esthetician..
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, expressed her opinion that home businesses
should not be allowed in residential zones.
Kelly McGuire, 2230 Exposition Drive, commented that he has some concerns with the
parking, noise, and the shared easement that he and his neighbor share and requested
that these issues be addressed.
Dennis Winsell, 3074 Bahia Court, explained some miscommunications that occurred
when they purchased the property concerning the availability of the adjacent property.
He noted their intent originally was that customers not park in their driveway, that
parking on the cul-de-sac during daytime hours is not an issue, and that there is not a
noise issue.
Sandra Rowley, RON Vice -President, expressed her opinion that an esthetician falls
under the occupation of a beauty operator and read from a letter that was presented to
the Planning Commission on the codes and regulations for having this home business.
She opposed this business as a home occupation.
There were no further comments made from the public.
COMMISSION COMMENTS:
The Commission discussed the potential impacts of the home occupation upon the
neighborhood, particularly client visitation and related traffic and parking. In addition to
dialogue pertaining to this particular request and site constraints, the Commission
discussed the classification of an esthetician as part of a beauty shop, ultimately
deciding that state licensing designations are not relative to land use decisions and that
the City would be better served to legislatively clarify the ordinance rather than setting
administrative precedence.
Commr. Christianson explained that she could not support the motion because she felt
that an esthetician is less like a beauty shop and more like massage therapists.
Chairperson Caruso concurred with Commr. Christianson's comments.
AYES: Commrs. Aiken, Boswell, Miller, Osborne, and Loh
NOES: Commrs. Christianson and Caruso
ABSENT: None
ABSTAIN: None
Planning Commission Minutes
August 25, 2004
Page 3
The motion carried on a 5:2 vote.
Vice -Chair Boswell moved to direct staff to research and bring forth an amendment
clarifying City regulations on home occupations regarding visitation/frequency, customer
parking, deliveries, and prohibited uses. Seconded by Commr. Osborne.
AYES: Commrs. Boswell, Osborne, Miller, Loh, Aiken, and Chairperson Caruso
NOES: Commr. Christianson
ABSENT: None
ABSTAIN: None
The motion carried on a 6:1 vote.
2. City Wide. GPA 149-98; Review of the work program for the Draft Conservation
and Open Space Element of the General Plan to update and consolidate resource
conservation policies, including amendments to the Conservation, Open Space,
Land Use, Energy Conservation, Circulation, and Water and Wastewater
Management Elements; City of San Luis Obispo, applicant. (Jeff Hook)
This item was withdrawn from this agenda and will be re-agendized for the meeting of
September 8, 2004, due to an error in the text on the courtesy notification postcards.
COMMENT AND DISCUSSION:
3. Staff:
A. Agenda Forecast:
Deputy Director Whisenand gave an agenda forecast of upcoming items.
4. Commission:
There were no comments made from the Commission.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 8:20
p.m. to the next regular meeting scheduled for September 8, 2004, at 7:00 p.m. in
Council Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
September 8, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, September 8, 2004, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL CALL:
Present: Commissioners Andrea Miller; Orval Osborne, Michael Boswell, Alice Loh,
Jim Aiken, and Chairperson James Caruso
Absent: Commr. Carlyn Christianson
Staff: Deputy Community Development Director Michael Draze, Senior Planner
Jeff Hook, Assistant City Attorney Gil Trujillo, and Recording Secretary
Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of August 25, 2004, were accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, expressed her opinion of the way the City is
run.
Jeannie Potter, Chamber of Commerce, expressed appreciation that the City will be
reviewing the Conservation/Open Space Element, and encouraged the process be as
fast and rational as possible.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
1. Citywide. GPA 149-98; Review of the work program for the Draft Conservation and
Open Space Element of the General Plan to update and consolidate resource
conservation policies, including amendments to the Conservation, Open Space,
Land Use, Energy Conservation, Circulation, and Water and Wastewater
Management Elements; City of San Luis Obispo, applicant. (Jeff Hook)
Planning Commission Minutes
September 8, 2004
Page 2
Senior Planner Jeff Hook presented the staff report requesting public comment,
discussion, public review of the draft work scope for completing the update and
confirmation of a hearing strategy. He gave a PowerPoint presentation of the
Conservation and Open Space Element Update.
There were questions and answers between staff and commission on the upcoming
workshop for the Conservation Open Space Element.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, SLO, requested that the open space in the
City be preserved.
There were no further comments made from the public.
COMMISSION COMMENTS:
The Commission discussed and generally supported the draft work program. They
revised the work program to clarify that informal stakeholder meetings should be held
earlier in the process, after the public workshops, to clarify comments made during the
workshops. Commissioners set Wednesday, October 6, 2004 and Wednesday,
October 27, 2004 as public workshop dates, beginning at 7 p.m., and emphasized these
would be informal, with the bulk of the meeting spent on visioning and brainstorming —
not reacting to the previous draft document. Commissioners asked that the workshops
be held in the Council Hearing Room, if possible. By the time of the first workshop, staff
was asked to have scheduled one additional possible workshop date in November.
Commissioners stressed the need for an aggressive public outreach program to
encourage a wide range of community input, and directed staff to prepare a letter for the
Chair's signature to invite individuals, agencies and groups to participate in the
workshops. Commissioners felt that at the beginning of the workshops there was a
need to clarify the purpose of the update and to stress the importance of maintaining a
positive and productive meeting atmosphere. In essence, the Commission said it would
function as its own "task force" by soliciting public and expert opinions and generating
ideas for the update. Results of the visioning would be compared with the Draft update
and help guide changes or additions. As follow-up, staff was to e-mail a list of
stakeholders to Commissioners for possible additions, to prepare a draft letter for the
Chair's signature, and to publicize the COSE update process on the City's website.
Commission members Miller and Vice -Chairperson Boswell agreed to join staff in
making presentations on the update to community groups.
Vice -Chairperson Boswell suggested that the Commission and staff also focus on these
items to address in the upcoming October 6th workshop:
1) Describe changes in how the federal government handles wetland management,
and whether this responsibility was being shifted to local governments; and
Planning Commission Minutes
September 8, 2004
Page 3
2) Outline new topics and/or issues to be addressed in the Energy Conservation
portion of the update, and possible sources of expert information, e.g. the
"LEEDS Program."
He also suggested that the Commission invite experts in the fields of air quality,
conservation, water management, etc. to participate in the workshop.
COMMENT AND DISCUSSION:
2. Staff:
A. Agenda Forecast:
Staff gave a brief forecast of upcoming agenda items.
B. Budget Goals
Staff reminded the Commission that they would be discussing the budget goals at their
October 13th meeting.
3. Commission:
None.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 9:15 p.m. to
the next regular meeting scheduled for September 22, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
September 22, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, September 22, 2004, in the Council Chamber of City Hall, 990 Palm
Street, San Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Alice Loh, Jim Aiken, and
Chairperson James Caruso
Absent: Commrs. Michael Boswell and Carlyn Christianson
Staff: Senior Planner Jeff Hook, Associate Planner Tyler Corey, Deputy
Community Development Director Ronald Whisenand, Supervising Civil
Engineer Rob Livick, Natural Resources Manager Neil Havlik, Deputy
Public Works Director Tim Bochum, Assistant City Attorney Gil Trujillo,
and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of September 8, 2004, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
2070 Fixlini Street. TR and ER 95-03; Request for a tentative map to create 13 lot
subdivision on land totaling 4.6 acres; R-1 zone; Steve Miller, applicant.
(Tyler Corey)
Associate Planner Tyler Corey presented the staff report recommending that the City
Council approve the vesting tentative tract map and mitigated negative declaration of
environmental impact for'the project, based on findings and subject to conditions and
code requirements.
John French, applicant's representative, gave an overview of the project explaining how
some issues were addressed and how they came up with the proposed design. He
Draft Planning Commission Minutes
September 22, 2004
Page 2
noted that a soils engineering report, biological assessment and wetlands delineation
i' was prepared for the project.
PUBLIC COMMENTS:
Dan Carpenter, 2030 Johnson Avenue, expressed concerns with the traffic that will be
created by this development. He noted that a senior housing project is being built off
Ella Street, which will create more traffic at this intersection and suggested traffic
calming measures be implemented on this block.
Mary Beth Schroeder, 2085 Wilding Lane, spoke in support of the project.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commission discussion focused on traffic impacts to the existing neighborhood, natural
resource protection of the site and the Tree Committee's decision to retain tree #111, a
Coast Live Oak located in the proposed public right-of-way of the Fixlini Street
extension.
iaenuncauon. Deing aaaea, as recommenaea ov statt.
i
- AYES: Commrs. Loh, Aiken, Miller and Osborne
NOES: Commr. Caruso
ABSENT: Commrs. Boswell and Christianson
ABSTAIN: None
The motion carried on a 4:1 vote.
2. 4041. Broad Street. PD and ER 121-04; Amendment to Planned Development to
allow reconfigured site plan and medical office uses; C -S -PD zone; Nick Tompkins,
applicant. (Phil Dunsmore)
Associate Planner Tyler Corey presented the staff report recommending approval of the
amendment to allow medical office uses, approval of a use permit to allow the medical
office uses, and approval of a modified development plan including a 10% shared
parking reduction.
Mike Peachy, applicant's representative; explained the proposed project is unique
because they are offering ownership.
PUBLIC COMMENTS:
Steve Delmartini, 962 Mill Street, expressed support for the project, noting the need for
j doctors in this community, and felt this community must approve these types of projects
to keep doctors from relocating to other communities.
Draft Planning Commission Minutes
September 22, 2004
Page 3
There were no further comments made from the public.
COMMISSION COMMENTS:
Commission discussion focused on the project's consistency with the Airport Land Use
Plan (ALUP).
Commr. Osborne noted that he could not support the motion because he felt it would
create a housing imbalance because it would be adding more businesses in town with
insufficient housing.
AYES: Commrs. Loh, Miller, Aiken, and Caruso
NOES: Commr. Osborne
ABSENT: Commrs. Boswell and Christianson
ABSTAIN: None
The motion carried on a 4:1 vote.
3. 55 Broad Street. PD and ER 163-02; Request to modify an existing Planned
Development Zoning district to accommodate 20 residential units; R -4 -PD zone;
-- Morrison, LLC, applicant. (Phil Dunmore) To be continued to October 13, 2004.
This item was continued without discussion to the meeting of October 13, 2004.
4. 715 Tank Farm Road. PD 78-04; Request to amend the property's large office
Planned Development to allow medical offices; C -S -SP -PD zone; Bill Lee, applicant.
(Tyler Corey) Application Withdrawn.
This item was withdrawn; there was no discussion.
5. 735 Tank Farm Road. PD 120-04; Request to amend the property's large office
Planned Development to .allow medical offices; C -S -SP -PD zone; Edna Valley
Office LLC, applicant. (Tyler Corey) Application Withdrawn.
This item was withdrawn; there was no discussion.
6. City -Wide. GPI 160-04; Amend the Inclusionary Housing Requirement (SLOMC
Ch. 17.91) to implement. Housing Element Program 2.3.1 regarding Table 2A
adjustment factors and other procedural changes; City of San Luis Obispo,
�� applicant. (Jeff Hook)
Draft Planning Commission Minutes
September 22, 2004
Page 4
r Senior Planner Jeff Hook presented the
Commission recommend the City Council
Housing Element Program 2.3.1.
PUBLIC COMMENTS:
staff report requesting that the Planning
amend SLOMC Ch. 17.91 to implement
There were no comments made from the public.
COMMISSION COMMENTS:
Commr. Loh moved to recommend to City Council to amend this Chapter 17.91 to
implement Housing Element Program 2.3.1. Seconded by Commr. Osborne.
AYES: Commrs. Loh, Osborne, Miller, Aiken, and Caruso
NOES: None
ABSENT: Commrs. Boswell and Christianson
ABSTAIN: None
The motion carried on a 5:0 vote.
COMMENT AND DISCUSSION:
7. Staff:
A. Agenda Forecast:
Deputy Director Ronald Whisenand gave an agenda forecast of upcoming projects.
8. Commission:
Commr. Miller commented on the traffic on Santa Rosa and asked if it were possible to
change the timing on the traffic signals.
Commr. Loh noted that all the traffic is diverted to Casa Street, which is very narrow,
and suggested that the issue of permanent parking on both sides of the street be
addressed.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 9:10
p.m. to a special meeting scheduled for October 6, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
October 13, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, May 12, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Michael Boswell, Alice Loh,
Carlyn Christianson, and Chairperson James Caruso
Absent:, Commr. Jim Aiken
Staff: Associate Planner Philip Dunsmore, Natural Resource Manager Neil
Havlik, Deputy Community Development Director Ronald Whisenand,
Deputy Community Development Director Michael Draze, Assistant City
Attorney Gil Trujillo, and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of September 22, 2004, were accepted as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, commented on local City government.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
1. 55 Broad Street. PD and ER 163-02; Request to modify an existing Planned
Development zoning district to accommodate 20 senior residential units, and
environmental review; R -4 -pd zone; Morrison, LLC, applicant.
Associate Planner Philip Dunsmore presented the staff report recommending that the
City Council approve the PD amendment and Mitigated Negative Declaration.
Hamish Marshall, Morrison 1 LLC, gave an overview of the proposed project and gave
an explanation of the parking.
Planning Commission Minutes
October 13, 2004
Page 2
Lauren Luker, R2L Architects, described the architecture of the project and noted they
are requesting a creek setback exception.
Jack Widder, Operations, explained the operation for the project and gave a brief
overview of the parking.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, SLO, expressed concern with the number of
students and noted the senior citizens need to be protected.
Louise Palmer, a Palm resident, read a letter written by her husband Pierre Palmer
expressing concerns with the locations of the parking spaces on the far side of the
creek, and noting that the walk to the parking is difficult. She pointed out that 70
residents drive and that 50 residents have cars.
Chuck Crotser, neighbor to this village, noted that he walks this path regularly and that
the parking lot is frequently empty. He expressed support for the project.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commission discussion focused on the parking layout.
pedestrian bridge over the creek, and a mitigated negative declaration. Seconded by
Commr. Miller.
AYES: Commrs. Loh, Miller, Osborne, Boswell, Christianson, and Caruso
NOES: None
ABSENT: Commr. Aiken
ABSTAIN: None
The motion carried on a 6:0 vote.
2. 3440 South Higuera Street. GPC 170-04; General Plan conformity report for a
one -acre land dedication to the City of San Luis Obispo; C -C -S zone; City of San
Luis Obispo, applicant.
Natural Resource Manager Neil Havlik presented the staff report asking the
Commission to determine and report to the City Council that the proposed property
donation conforms with the General Plan.
Planning Commission Minutes
October 13, 2004
Page 3
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commr. Osborne moved to report to the City Council that the proposed property
donation conforms with the General Plan. Seconded by Commr. Loh.
Commr. Loh added an amendment that this property donation meets City policy for
acquisition, which will provide an opportunity for public benefit purposes.
AYES: Commrs. Osborne, Loh, Miller, Boswell, Christianson, and Caruso
NOES: None
ABSENT: Commr. Aiken
ABSTAIN: None
The motion carried on a 6:0 vote.
3. 1636 Woodland Drive. GPC 171-04; General plan conformity report for dedication
of an undivided 1/2 interest in 180 acre parcel for property located outside city limits to
the City of San Luis Obispo; R-1 -S zone; City of San Luis Obispo, applicant.
This item was continued to November 17, 2004, without discussion due to unexpected
- minor delays with this proposal.
COMMENT AND DISCUSSION:
4. Staff:
A. Agenda Forecast:
Deputy Director Whisenand gave an agenda forecast of upcoming items.
B. Budget Goals
The Commission decided on the following list of proposed Council Coals: 1)
continue work on current unfinished goals; 2) develop a Pedestrian Plan; and 3)
address non-residential growth
C. Review of a concept plan to establish a public plaza on Monterey Street between
Santa Rosa and Osos Streets.
The Commission discussed the traffic flow and suggested a traffic analysis is
needed because of the impact it would have on Higuera Street. They also
suggested the possibility of making it a one-way street.
Planning Commission Minutes
October 13, 2004
Page 4
r D. Meeting Dates for 2005
The Commission unanimously moved the November 23, 2005 meeting to November
30th in order to avoid conflicts with Thanksgiving. In addition, due to the Christmas
holiday, the Commission canceled the meeting of December 28, 2005.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 9:10 p.m.
to the next regular meeting scheduled for October 27, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
•
r
0
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
October 27, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, October 27, 2004, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL -CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Michael Boswell, Carlyn
Christianson, and Chairperson James Caruso
Absent: Commrs. Jim Aiken and Alice Loh
Staff: Senior Planner Jeff Hook, Associate Planner Phil Dunsmore, Deputy
Community Development Director Ronald Whisenand, Community
Development Director of Long Range Planning Michael Draze, Assistant
City Attorney Gil Trujillo, and recording secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of October 13, 2004, were accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, expressed her opinion on the public's
concerns being heard.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
1. 215 Bridge Street. GP/PD, TR, and ER 64-03: Request to amend the General Plan
Land Use Element and Zoning from Manufacturing (M) and Conservation Open
Space (C/OS) to Medium Density Residential (R -2 -PD) and M; Tentative Tract Map
for a 16 lot residential planned development subdivision and an 8 -unit commercial
condominium; and environmental review; M and C/OS-5 zone; Bridge Street
Corporation, applicant. (Phil Dunmore)
Associate Planner Philip Dunsmore presented the staff report recommending that the
City Council: (1) amend the General Plan Land Use Element map to change the land
Planning Commission Minutes
October 27, 2004
Page 2
i� use designation from Services and Manufacturing to Medium -Density Residential and
adjust the hillside development limit line from the 175 -foot contour to the 185 -foot
contour and approving a revised Mitigated Negative Declaration; (2) change the zoning
on the subject property below the 185 -foot elevation contour from Manufacturing and
Conservation Open Space to Medium Density Residential Planned Development and
Manufacturing with a Planned Development Overlay; (3) approve a subdivision with 16
residential lots and a remainder parcel, and a commercial condominium with eight
commercial airspace units, including a creek exception to allow the replacement of the
vehicular bridge with a clear span design.
George Garcia, Garcia Architect and Design, presented an outline of the proposed
project and discussed the Flood Impact and Hydrology Analysis.
Keith Crowe, Hydrology Engineer, Atascadero, discussed the dynamics of the hydrology
for the proposed project.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, SLO, noted this area has always been
subject to flooding, and opposed this development.
Michael Sullivan, SLO, commented on the mitigation measures and suggested adding a
•paragraph that restricts any further development, protecting the area indefinitely. He
also suggested determining whether or not the proposed easements are located in an
area that is designated for open space.
Marjorie Baiter, Avila Beach, Work Force Housing Coalition, and League of Women
Voters of San Luis Obispo, mentioned they did a study on work force housing and felt is
important to support a project like this one because of the affordable units that are
proposed.
Andrew Carter, Woodridge Drive, SLO, noted that he supported the original project and
that all of -the concerns that were mentioned then have been addressed.
Scott Menskirt, 2585 Exposition Court, SLO, expressed his opinion that the whole
premise of this project was on affordable housing and noted this has been the element
that has made this project more viable. He liked the design of the units but did not
support the project in this location.
David Booker, SLO, expressed support for the project.
Judy Neilson, Exposition Court, SLO, asked what body is responsible for designating
the types of spaces, and questioned if more commercial spaces are needed. She
expressed concern with encroachment on the open space.
• Sterner Smith, Higuera Street, SLO, Owner of Cemetery, noted this area floods and
questioned how they plan to address this when it backs all the way to the cemetery.
Planning Commission Minutes
October 27, 2004
Page 3
Largina Savante, Project Architect, addressed some concerns mentioned by the public
and explained there is no net loss of Open Space. She discussed the hydrology and
noted they have met the standards of building in a flood zone.
Helene Finger, 473 Woodridge Drive, SLO, noted 'items in the resolution about
reserving the Open Space and offered some language. She requested the project be
modified to fit the site.
Jody Bennet, South Higuera Street, SLO, noted that ECO SLO fully supports the
project.
Andy Mutsgur, Santa Maria, commented that he believes in the hydrology review and
mitigation that addressed the hydrology issues. He felt this project is helping the
housing imbalance and expressed support for the project.
Bob Crotzer, project architect, addressed some of the concerns from the public and
noted the open space will be maintained and the retaining wall will not. be an eyesore.
There were no further comments made from the public.
COMMISSION COMMENTS:
• Commr. Christianson moved staff recommendation. Seconded.bv-Commr. Osborne.
The motion maker and seconder accepted the amendment.
AYES: Commrs. Christianson, Osborne, Miller, Boswell, and Caruso
NOES: None
ABSENT: Commrs. Aiken and Loh
ABSTAIN: None
The motion carried on a 5:0 vote.
2. City Wide GPA 149-98: Update and combine Conservation and Open Space
Elements, and amend several other General Plan elements; City of SLO, applicant.
(Jeff Hook)
Associate Planner Jeff Hook presented the staff report and requested continuation of
discussion from the November 17th meeting. Staff outlined a meeting strategy and
suggested the Commission refine the goals developed at the October 6th
"brainstorming" workshop.
PUBLIC COMMENTS:
Planning Commission Minutes
October 27, 2004
Page 4
Pam Heatherington, Executive Director of Environmental Center, expressed
disappointment that a task force has not been formed to aid the Commission in this
process. She requested the City -owned adobe on Dana Street (by the Odd Fellows
Hall) be included; that base line testing for creeks and boundaries within SLO City
boundaries be added under Water and Air Quality, and that youths be included in
environmental stewardship activities,
Mary Beth Schroeder, 2085 Wilding Lane, SLO, expressed her opinion that the public is
not being heard.
Don Dollar, SLO, noted that he was unable to attend the workshop and offered some
comments to the Commission: (1) be a leader and use proactive conservation and open
space policies so other communities will strive to follow their example; (2) be a very
good steward of these natural resources as part: of their goals in updating the element;
(3) use natural resources to priming staff and clarify roles and responsibility; (4) respect
professional biological and land management opinions; (5) make policies with long -.term
objectives, not short-term political purposes; (6) follow through with policies and see that
they are implemented; (7) use quantifiable measurements; (8) check on policies as they
are implemented; (9) viewshed management might be needed (10) incorporate the City
Open Space Guidelines that were adopted in the fall of 2002 as part of the
Conservation and Open Space Element; (11) create a Conservation and Open Space
Committee Advisory Body for the City; (12) review potential cultural sites on open space
lands by going through the Cultural Heritage Committee; (13) be decisive; (14) ensure
that City land purchases do contain conditions that might be controversial to the City or
unacceptable to its residents; (15)and clarify land that is zoned private open space. He
encouraged the Commission to have as many public workshops as possible.
Jody Bennett, SLO, expressed concerns about the weakening of any language that is
contained in the present Open Space Element in the process of it being combined with
the Conservation Element and losing some of the protections that the community has.
She urged the commission to have more public workshops.
Michael Sullivan, SLO, concurred with Mr. Dollar, and expressed his view that the public
participation/update process is flawed. He noted a lack of input from the public and
offered some options to help bring the community out and give some input. He
suggested the goals be distinguishable from policies and be compared to the existing
Conservation Open Space Element in the goal section.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Boswell concurred with the public comments that more public input is needed
and encouraged the public and the Commission to submit all their ideas to staff so they
-- will have as much information as possible to work from.
-- Commr. Miller commented that she supports the idea of protecting privately -owned
open spaces through City conservation/open space zoning. She offered a list of the
Planning Commission Minutes
October 27, 2004
Page 5
most important goals and suggested that the Energy and Materials section address
pedestrian and walking, which would reduce cars on the road and help with air quality.
Commr. Christianson noted there are a number of points in this list of draft "goals" from
the October 6th public workshop that are in the wrong place, such as things about
cultural resources that are in open space, and issues on open space that are in cultural
resources, and felt these need to be addressed. She suggested there be new bench
marking criteria in the element; that the language that was worked out carefully when
the first Open Space Element was written be looked at carefully and not just be thrown
away. She pointed number 8 under Cultural Resources and Visual Quality that states,
"City should more carefully consider the effect of new development on views and visual
quality" She noted this is a very nice goal, but it does not tell the Commission, the
public, or the developer anything, and suggested these types of statements be more
helpful and more in tune to what the community seems to want.
Commr. Osborne commented on Energy and Materials number 11, and requested a
restatement that states, "consider long-term costs, including the operating cost and not
just construction cost," and keep #12 specific but change it to read, "establish a
community -wide goal of 100% recycling of bottles and cans in 2005."
Commr. Boswell requested there are two ideas under Energy and Materials that were
-- discussed but need to be more clear; (1) encourage businesses or non -profits to come
into the community and provide them local capacity to do the types of recycling or
source reduction that has an environmental benefit and a jobs benefit for the
community; (2) the notion that the community seek to create local capacity in alternative
energy production and in energy reduction technology; (3) under Cultural Resources,
define the diversity of cultures as a preservation goal.
Commissioners suggested adding several new goals dealing primarily with open space
and natural communities, energy and materials, water quality and cultural resources.
On a unanimous vote, Commissioners continued the item to the December 1, 2004
meeting with direction to staff to prepare revised draft goals in light of the goals in the
2002 draft plan, public and Commission comments in the two workshops, and to provide
a matrix which shows how General Plan goals and policies would be combined and
updated to produce the Conservation and Open Space Element (COSE). At the
December 1St workshop, Committee members would also seek public comments on the
draft goals, and review and "brainstorm" policy ideas for the COSE.
COMMENT AND DISCUSSION:
3. Staff:
A. Agenda Forecast:
Deputy Director Draze gave an agenda forecast of upcoming items.
Planning Commission Minutes
October 27, 2004
Page 6
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:10
p.m. to the next regular meeting scheduled for November 3,2004, at 7:00 p.m. in
Council Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
November 3, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, November 3, 2004, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL.CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Michael Boswell, Carlyn
Christianson, Jim Aiken, and Chairperson James Caruso
Absent: Commr. Loh
Staff: Associate Planner Tyler Corey, Deputy Community Development Director
Ronald Whisenand, Assistant City Attorney Gil Trujillo, and Recording
Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Mary Beth Schroeder, 2085 Wilding Lane, discussed her concerns with the amount of
growth within the city and how uncontrolled growth will damage the community.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
1. 735 and 715 Tank Farm Road. SPA, GP/R and ER 52-04: Request to amend the
Edna -Islay Specific Plan land use designation from Services & Manufacturing to
Office and to rezone the property from C -S -SP -PD to O -SP, and environmental
Associate Planner Tyler Corey presented the staff report recommending that the
Commission recommend City Council approve a resolution adopting a Negative
Declaration and amending the General Plan Land Use Element Map and Edna -Islay
Specific Plan map to change the land use designations of the sites from Services and
Manufacturing to Office, and adopt an ordinance changing the zoning on the subject
properties from Service Commercial Specific Plan Planned Development (C -S -SP -PD)
to Office Specific Plan (0 -SP).
Marshall Ochylski, applicant's representative, noted they are in full concurrence with the
staff report.
Planning Commission Minutes
November 3, 2004
Page 2
PUBLIC_ COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, SLO, commented that she does not support
this project and reiterated her concerns over uncontrolled growth.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Aiken moved the staff recommendation. Seconded by Commr. Christianson,
AYES: Commrs. Aiken, Christianson, Miller, Osborne, Boswell, and Caruso
NOES: None
ABSENT: Commr. Loh
ABSTAIN: None
The motion carried on a 6:0 vote.
COMMENT AND DISCUSSION:
2. Staff:
A. Agenda Forecast:
Deputy Community Development Director Ronald Whisenand gave a forecast of
upcoming Commission agendas. Due to a lack of sufficient hearing items, the
Commission's meeting of November 17th was cancelled. The Commission was also
advised of the Council's hearing for the Bridge Street project. The Commission chose
to not have the Chairman at the meeting to present the Planning Commission
perspective and recommendation
3. Commission:
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 7:20
p.m. to a regular meeting scheduled for December 1, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
December 1, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, December 1, 2004, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Michael Boswell, Alice Loh,
Carlyn Christianson, and Jim Aiken
Absent: Chairperson James Caruso
Staff: Deputy Community Development Director Michael Draze, Senior Planner
Jeff Hook, Natural Resources Manager Neil Havlik, Recording Secretary
Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
i
APPROVAL OF THE MINUTES:
The Minutes of October 27, 2004, were accepted as amended, and November 3, 20041
were accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Pam Heatherington, SLO, commented that she was unaware that the meeting at the
public library was canceled and questioned whether proper notice of cancellation was
given.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
1. 1.636 Woodland Drive. GPC 171-04: General Plan Conformity Report for undivided
'/z interest in 180 -acre parcel for property located outside city limits; R -1-S zone;
City of San Luis Obispo, applicant. (Neil Havlik)
Natural Resource Manager Neil Havlik presented the staff report requesting that the
Planning Commission determine and report to the City Council that the proposed
property acquisition conforms with the General Plan. He presented a map on the
overhead to show the location of the proposed property.
Planning Commission Minutes
December 1, 2004
Page 2
PUBLIC COMMENTS:
Jodi Bennett, SLO, expressed support for this request and suggested it move along as
quickly as possible.
There were no further comments made from the public.
COMMISSION COMMENTS:.
AYES: Commrs. Loh, Miller, Osborne, Aiken, Christianson, and Vice -Chair Boswell
NOES: None
ABSENT: Commr. Caruso
ABSTAIN: None
The motion carried on a 6:0 vote.
2. 485 Buckley Road. GPC 198-04: Acquisition of an agricultural conservation
easement over a 159 -acre portion of the Brughelli Ranch; City of San Luis Obispo,
applicant. (Neil Havlik)
Natural Resource Manager Neil Havlik presented the staff report requesting that the
Planning Commission determine and report to the City Council that the proposed
acquisition conforms to the General Plan.
PUBLIC COMMENTS:
Pam Heatherington, SLO, supported these types of projects and encouraged the
Commission to add these properties to the Green Belt.
There were no further comments made from the public.
COMMISSION COMMENTS:
AYES: Commrs. Aiken, Loh, Miller, Osborne, Christianson, and Vice -Chair Boswell
NOES: None
ABSENT: Commr. Caruso
ABSTAIN: None
The motion carried on a 6:0 vote.
Planning Commission Minutes
December 1, 2004
Page 3
3. City Wide. GPA and ER 149-98: Public workshop to consider a draft Conservation
and Open Space Element of the General Plan to update and consolidate resource
conservation policies, including amendments to the Conservation, Open Space,
Land Use, Energy Conservation, Circulation, and Water and Wastewater
Management Elements; City of San Luis Obispo, applicant. (Jeff Hook)
PUBLIC COMMENTS:
Jodi Bennet, Board of Trustee member for ECOSLO, requested that the Dana Street
Adobe be included along with the Lizzie Street Adobe for rehabilitation. She
commented on the matrix and expressed a concern on the need to balance water
protection.
There were no further comments made from the public.
COMMISSION COMMENTS:
The Commission discussed creating a program that directs the CHC to review all the
adobes in the City.
The Commission discussed the revised draft goals and policies, and made several
changes.
AYES: Commrs. Aiken, Loh, Miller, Osborne, Christianson, and Boswell
NOES: None
ABSENT: Commr. Caruso
ABSTAIN: None
The motion carried on a 6:0 vote.
COMMENT AND DISCUSSION:
4. Staff:
A. Agenda Forecast:
Deputy Community Development Director Michael Draze gave an agenda forecast of
upcoming items.
It was the consensus of the Commission to cancel the meeting of December 15, 2004.
i
B. Advisory Body Recruitment Ideas
Planning Commission Minutes
December 1, 2004
Page 4
The Commission agreed that the application form and process worked fine. They
encouraged the City to survey current Planning Commissioners on how many hours of
preparation and hearing time they averaged per month so candidates have a realistic
idea of the commitment. Several ideas on how to attract candidates were proposed.
C. Possible Joint ARC and Planning Commission Meeting on Form Based Codes
There was no discussion on this item.
4. Commission:
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:15
p.m. to a special meeting scheduled for December 8, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
�. DECEMBER 8, 2004
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, December 8, 2004, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL.CALL:
Present: Commrs. Andrea Miller, Michael Boswell, Alice Loh, Carlyn Christianson,
and Chairperson James Caruso
Absent: Commrs. Orval Osborne and Jim Aiken
Staff: Housing Programs Manager Doug Davidson, Deputy Community
Development Director Michael Draze, Senior Planner Jeff Hook, Deputy
Public Works Director Tim Bochum, and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
i
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. Citywide. GPA 33-02; Amend background information in Appendix C of the
General Plan Housing Element to address State Housing and Community
Development Department comments; City of San Luis Obispo, applicant.
Senior Planner Jeff Hook summarized the proposed Housing Element amendments and
noted the changes consisted of additional background information in Appendix C to
satisfy State Housing and Community Development Department requirements; the
amendments did not change adopted goals, policies or programs. He added that the
proposed amendments, once approved, were expected to result in State certification of
the City's Housing Element.
Doug Davidson; Housing Programs Manager, noted that once the Housing Element was
certified, the City would be eligible for grant funding of $60,000 to $100,000 through the
State Workforce Housing Rewards Program, and other housing grant opportunities.
PUBLIC COMMENTS:
There were no comments made from the public.
Planning Commission Minutes
December 8, 2004
Page 2
COMMISSION COMMENTS:
Vice -Chair Boswell moved the staff recommendation, recommending the Commission
Commr. Loh.
AYES: Commrs. Loh, Boswell, Miller, Christianson, and Chairperson Caruso
NOES: None
ABSENT: Commrs. Osborne and Aiken
ABSTAIN: None
The motion carried on 5 : 0 vote.
BUSINESS ITEM:
2. 1049 Orcutt Road. GPC 42-04; General Plan conformity determination for property
acquisition for future infrastructure improvements; R -3-S zone; City of San Luis
Obispo, applicant.
Deputy Public Works Director Tim Bochum presented the staff report requesting the
Planning Commission determine and report to the City Council that the proposed
property acquisition is in conformance with the General Plan.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
AYES: Commrs. Loh, Boswell, Miller, Christianson, and Chairperson Caruso
NOES: None.
ABSENT: Commrs. Osborne and Aiken
ABSTAIN: None.
The motion carried on a 5 : 0 vote.
COMMENT AND DISCUSSION:
3. Staff:
A. Agenda Forecast:
Deputy Director Michael Draze gave an agenda forecast of upcoming items.
Planning Commission Minutes
December 8, 2004
Page 3
4. Commission:
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 7:40
p.m. to the next regular meeting scheduled for January 12, 2005, at 7:00 p.m. in
Council Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary