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Home My WebLink AboutPLANNING COMMISSION MINUTES 2006PLANNING COMMISSION MINUTES 2006 SAN LUIS OBISPO PLANNING COMMISSION MINUTES January 11, 2006 ROLL CALL: Commissioners Jason McCoy, Carlyn Christianson, Alice Loh, Andrea Miller, Orval Osborne, Andrew Carter, and Chairperson Michael Boswell Absent: Commrs. Boswell and Miller Staff: Deputy Community Development Director Ronald Whisenand, Associate Planner Phil Dunsmore, Assistant City Attorney Christine Dietdck, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The order of the agenda was accepted as posted, however, it was noted that items 2 and 4 would be continued without discussion. MINUTES: Minutes of December 14, 2005 The minutes of December 14, 2005, were approved as submitted. PUBLIC COMMENT: - There were no comments from the public PUBLIC HEARINGS: NOTE: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. 2. 3580 Sacramento Drive. U 197-05; Request to allow a mixed use development and a 20% mixed-use parking reduction; M zone; Quaglino Properties, applicant. Associate Planner Phil Dunsmore presented the staff report, recommending approval of a master use permit for the mixed-use project including a 20% shared and mixed-use parking reduction, based on findings and subject to conditions and code requirements which he outlined. PUBLIC COMMENTS: Steve Holtz, applicant's representative, spoke in support of the request and was available for questions. Matt Quaglino, applicant, felt the project complies with the City's Zoning Regulations and noted that the area will not become a heavy manufacturing area, but rather commercial, light manufacturing and residential. Planning Commission Minutes January 11, 2006 Page 2 Tent' Mohan, 24 Santa Clara, SLO, felt the area is inappropriate for residential uses and expressed concern with insufficient parking. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Christianson inquired about available parking spaces. Commr. Loh inquired about the location of the nearest bus stop, expressing that a new bus stop may be necessary. Commr. McCoy voiced concern with the number of parking spaces needed for business uses that will be taken by local residents. Commr. Carter questioned whether UPS is in compliance with City regulations since they do not appear to have employee parking and they are using the street for trailer parking. He supported the project with the residential element because of the need for affordable housing in the city. list to allow mopeds or motorcycles to be sold in addition to bicycles: and delete AYES: Commrs. McCoy, Osborne, Loh, Carter, and Christianson NOES: None ABSENT: Commrs. Miller and Boswell ABSTAIN: None The motion carried on a 5:0 vote. 2. 1017 Southwood Drive. TR 217-05; Consideration of a tentative tract map converting 168 apartment units (Parkwood Village Apartments) into condominiums; R -3 -PD zone; Hamish Marshall, applicant. (Phil Dunsmore) The item was continued to, February 8, 2006, without discussion. 3. Citywide. TA and ER 153-04; Comprehensive update to the City's Subdivision Regulations, and environmental review; City of San Luis Obispo, applicant. (Continued from December 14, 2005) (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report recommending approval of the revised document to the City Council. Planning Commission Minutes January 11, 2006 Page 3 PUBLIC COMMENTS: Steve Delmartini, SLO, expressed concerns with subdivision of lots, condominium conversions, R-1 zoning regulations, and other issues regarding homeowners associations. There were no further comments made from the public. COMMISSION COMMENTS: Commission discussion focused on the Common Interest Subdivision Regulations and the minimum lot size standards, which ultimately resulted in separate votes on the following issues: Chapter 16.017.040- Add language to require condominium conversions to be reviewed for previous water inundation or mold issues. This amendment was approved on a 5-0 vote. Chapter 16.17.080- Change the annual limit for condo conversions to be based on a 3 - year average of rental housing produced in the City. This amendment failed on a 3-2 vote. Chapter 16.17.080- Modify the project ranking criteria to include the amount of time that units have been occupied as rental apartments to allow older rental units to have a higher priority for conversion. This amendment passed on a 5-0 vote. Chapter 16.017.040- Add language to the property condition report requirements to require a reserve study specialist to analyze the condominiums fee structure. This amendment failed on a 3-2 vote. Table 3- minimum lot size standards- Reduce the minimum lot size in all residential districts to 5,000 square feet. This amendment passed on a 4-1 vote. Table 3- minimum lot size standards- Reduce the minimum dimensions in the R-2 through R-4 zones to 50 x 80 square feet. This amendment passed on a 3-2 vote. Table 3- minimum lot size standards- Reduce the minimum dimensions in the R-1 zone to 50 x 80 square feet. This amendment failed on a 3-2 vote. Additionally, Commissioner Carter questioned the parkland dedication ratio and noted that existing regulations require 5 acres per 1,000 people and new regulations will require 10 acres per 1,000 people. Staff mentioned that this issue will be resolved for General Plan consistency prior to proceeding to City Council. The Commission also asked staff to analyze the lot size standards for similar surrounding communities in the report to Council. Planning Commission Minutes January 11, 2006 Page 4 On motion by Commr. Christianson to recommend the draft Regulations and the environmental document to the City Council for final approval with the above changes. Seconded by Commr. Loh. AYES. Commrs. McCoy, Osborne, Loh, Carter and Christianson NOES: None ABSENT: Commrs. Miller and Boswell ABSTAIN: None The motion carried on a 5 : 0 vote. 4. 1320 Roundhouse Avenue. O 174-05; Determination of General Plan Consistency for possible City acquisition of Union Pacific Railroad property as part of the Railroad District Plan implementation; C -S -S -H zone; City of San Luis Obispo, applicant. (Jeff Hook) The item was continued to a date uncertain, without discussion. 5. Staff A. Agenda Forecast An agenda forecast was provided on upcoming items and projects. 6. Commission ADJOURMENT With no further business before the Commission, the meeting adjourned at 9:50 p.m. to the Special Meeting of the Planning Commission scheduled for Wednesday, January 18, 2006, at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary SAN LUIS OBISPO PLANNING COMMISSION MINUTES Special Meeting of January 18, 2006 ROLL CALL: Commissioners Carlyn Christianson, Andrea Miller, Orval Osborne, Andrew Carter, Jason McCoy, and Chairperson Michael Boswell Absent: Commr. Alice Loh Staff: Deputy Community Development Director Michael Draze, Senior Planner Jeff Hook, Natural Resources Manager Neil Havlik, Assistant City Attorney Christine Dietrick, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The order of the agenda was accepted as written. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Jan Marx, 265 Albert Dr., SLO, comments to follow. There were no further comments made from the public PUBLIC HEARING ITEMS: 1. Citywide. GPA and ER 149-98; Review of the October 2005 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. (Continued from December 14, 2005.) Jeff Hook, Senior Planner, presented the staff report, recommending the Commission review the remaining proposed General Plan amendments (balance of the Land Use element, Parks and Recreation Element, Safety and Water and Wastewater Management Elements) and review changes to the Open Space section of the October 2005 Draft COSE. Upon completion of that review, recommend that the City Council approve a negative declaration of environmental impact, adopt the proposed October 2005 Draft COSE as amended, and amend other General Plan Elements for internal consistency and policy consolidation. Neil Havlik, Natural Resource Manager, discussed buffers for activities close to Open Space resources. The concept versus the success of mitigation banking was discussed. PUBLIC COMMENTS: Jodee Bennett, SLO, ECOSLO, reiterated her previous comments from December 14, C 2005, as well as her comments from July on the executive summary. Planning Commission Minutes Special Meeting of January 18, 2006 Page 2 Randy Dettmer, 663 Hill Street, SLO, representing the architecture community, spoke in support of the "energy efficiency and re -using materials" language in Land Use Element. Michael Sullivan, 1127 Seaward Street, SLO, presented the staff and Commission with five pages of comments. Jan. Marx, 265 Albert Drive, SLO, felt the Open Space Element language regarding grants and City funds should be left in. She agreed with Commr. Boswell on adding numeric/objective standards. There were no further comments made from the public. COMMISSION COMMENTS: The Commissioners took public testimony and resumed their discussion from December 14, 2005 on proposed changes to the October 2005 Draft Conservation and Open Space Element (COSE) and on proposed General Plan amendments, with particular emphasis on changes to the Land Use Element. They reviewed changes to COSE made since last meeting in response to Commission direction, and began reviewing proposed amendments to the Land Use Element starting at section 6.1.2. The Commission made several changes to ensure that open space and conservation policies in the Land Use Element were either carried forward in the new element or preserved in the existing LUE. The Commission then reviewed the proposed amendments to the Parks and Recreation, Safety, Water and Wastewater Management Elements and approved the minor amendments as recommended. They then reviewed the proposed Open Space Element changes in detail to ensure that its policies and programs were addressed in the COSE, and made several changes accordingly. The Commission completed its review of the October 2005 Draft COSE and proposed General Plan amendments. Commr. Boswell commented on the language of converting prime agriculture land (825.1 D); suggested adding LEED standards as recommended by AIA, Chamber of Commerce, and SLO Green Build, and explained State solar programs; agreed to the 20 dwelling units or greater language; would like to see language added on pg. 29 (7.10); discussed performance standards or numeric standards for natural resources (buffer zones). Commr. Osborne agreed to the 20 dwelling units or greater language; requested a clearer understanding of the location of items struck from the 1994 edition and combined into the current edition; and agreed with the Commission to review the revised draft one final time before forwarding to the City Council. Commr. Miller felt the language should remain at 20 dwelling units or greater, and encouraged all residents/business owners to use energy efficient measures and not just encourage it in new projects. Commr. Carter felt language on funding is appropriate; agreed with Commr. Miller on 20 dwelling units or greater; discussed establishing standards for new projects not in line Planning Commission Minutes Special Meeting of January 18, 2006 Page 3 with standards on current/existing projects; and agreed it was necessary to review draft changes once more before sending it to the City Council. Commr. Christianson discussed creekside language in Section 6.4.6 A be added to the COSE; concurred with Commr. Carter that the document with changes should be reviewed before sending to the City Council. Commr. McCoy suggested that pg. 21, Green Building Standards be changed from "encouragement for energy efficient design" to "make use of energy efficient design in new proposals"; felt requiring numeric standards would be limiting but agreed to performance standards; and agreed to review the document before sending it to Council. On motion by Commr. Christianson to continue the item to the February 8. 2006, with AYES: Commrs. McCoy, Miller, Osborne, Boswell, Christianson and Carter NOES: None ABSENT: Commr. Loh ABSTAIN: None The motion carried on a 6: 0 vote. COMMENT AND DISCUSSION 2. Staff A. Agenda Forecast Michael Draze, Deputy Community Development Director reviewed Agenda for January 25, 2006. The City is in process of hiring two directors. 3. Commission Chairperson Boswell announced that he had submitted his resignation from the Planning Commission and that this would be his last meeting. Although his term was expiring in March, he resigned early due to professional commitments out of town that would have made attending the remaining meetings difficult. He thanked the Council, Commission and staff and complemented them on the quality and integrity of their work; particularly the Commission's ability to work in a positive and courteous manner. The Commission agreed that Commissioner Osborne would now serve as Chairperson and that the Commission would elect an "interim Vice -Chair" at its next meeting, both to serve until the Commission's upcoming regular elections in April. Planning Commission Minutes Special Meeting of January 18, 2006 Page 4 ADJOURMENT: With no further business before the Commission, the meeting adjourned at 10:55 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday January 25, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary SAN LUIS OBISPO PLANNING COMMISSION MINUTES January 25, 2006 ROLL CALL: Commissioners Carlyn Christianson, Jason McCoy, Alice Loh, Andrea Miller, Andrew Carter, Chairperson Orval Osborne (and one vacancy) Absent: none Staff: Community Development Director John Mandeville, Senior Planner Pam Ricci, City Planning Consultant Mary Beattie, Deputy Community Development Director Ronald Whisenand, Natural Resources Manager Neil Havlik, Deputy Public Works Director Tim Bochum and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Due to the resignation of Chairperson Boswell at the previous meeting (with vice -chair Osborne taking the seat of chairperson), selection of an acting vice -chairperson took place. Commrs. Loh, Miller Christianson nominated themselves for the seat. On motion by Commr. McCoy to appoint Commr. Miller as vice -chairperson. Seconded by Chairperson Osborne. AYES: Commrs. Osborne, McCoy, Miller, Carter and Christianson NOES: Commr. Loh ABSENT: none ABSTAIN: none MINUTES: Minutes of January 11, 2006 The minutes of January 11, 2006 were approved as amended. PUBLIC COMMENT: Tom Cantrell, commented on the issue of public growth, noting that increasing the community population could cause negative impacts to downtown traffic, traffic congestion, and preservation of open space. PUBLIC HEARINGS: 1. 392 Prado Road. TR and ER 63-05; Consideration of a vesting tentative tract map to subdivide a 15 -acre (approx.) site into 67 lots with 41 residential lots, 10 business park/office lots, 15 mixed use (residential and office) lots, and 1 open space lot; and environmental review; R -1 -SP, O -SP, R -2 -SP, & C/OS-SP zones; Craig Cowan, applicant. (Pam Ricci and Mary Beatie) C' Commr. Osborne stepped down from participation due to a potential conflict of interest because he owns property in the area. Planning Commission Minutes January 25, 2006 Page 2 Community Development Director John Mandeville presented the staff report regarding the context and history of the Margarita Area Specific Plan (MASP) and how it relates to the three vesting tract maps, recommending that the Commission review the staff reports for the individual tracts and environmental documents, and make recommendations to the City Council on each individual subdivision as appropriate. Mary Beatie, Planning Consultant for the City, discussed how the three tract maps accomplish the goals of the MASP, including: facilitating transit -oriented development; to accommodate the planned extension of Prado Road; addressing area drainage issues; protecting the environment and existing neighborhoods; and providing new affordable housing. She recommended the Commission adopt a resolution for recommending approval of each tentative map. Tim Bochum, Deputy Director of Public Works, presented an overview of the Prado Road implementation with schematic plans and final map to follow. He also discussed storm water detention. Natural Resources Manager Neil Havlik discussed the dedication of the donated easement by King Ventures, drainage channels, a multi -use trail, protection of rare plant species, proper recreation, new wetlands, and preservation of local hills and open space. PUBLIC COMMENTS: John French, applicant, spoke in support of the subdivision, but noted his objection to condition #5, requesting revised language. He also requested a master association for all three projects relating to drainage and wetlands, and suggested text changes to clarify mixed -uses regarding calculating fees. Patricia Wilmore, 1039 Chorro Street (San Luis Obispo Chamber of Commerce Representative) spoke in support of the project, commenting on the different types of housing, multi -uses, and transit oriented development that would be provided. Elizabeth Righetti, 3057 So. Higuera Street (Chumash Village), had questions about building heights, lot depths, slopes, and drainage. She wanted single -story development on the lots adjacent to Chumash Village .and suggested stakes and story poles showing the extent of development. Bonnie Wollam, 3057 So. Higuera Street #233 (Chumash Village) expressed concerns about access to the mobile home park, pest control and increased traffic problems in the area. David Booker, 867 Leff Street, spoke in support of the project and their locations, and is encouraged by added density. Sam Vlahos, 3057 S. Higuera Street #163 (Chumash Village), voiced concerns with the fence line, dust problems, and the need for a buffer. Planning Commission Minutes January 25, 2006 Page 3 John Nicholson, Attorney for Midland Pacific, 6633 Bay Laurel, Avila Beach, noted concerns with the changes submitted by King Ventures, the number of lots, and setback issues. Reed Harris, Builder, 4100 EI Camino Real, Atascadero, expressed concern that King Ventures is making changes this late in the process. Ken Scott, 320 Calle Lupita, SLO, expressed concern that homes adjacent to his development will not be limited to single -story. There were no further comments made from the public. COMMISSION COMMENTS: Prado Road Implementation: Commr. Christianson questioned possible problems with the right-of-way acquisition and development. Commr. Loh asked for a proposed phasing plan for the developments. Long range solution for drainage problems - storm water detention Commr. Carter asked if eminent domain could be applied for the area needed for drainage. Commr. Loh questioned possible problems in obtaining property from Unocal or local residents. Commr. McCoy asked about the design for the drainage area. Protect Open Space, Natural Features. and Other Sensitive Resources. Commr. Loh questioned the distance from the wetlands to the project (I street cul-de- sac). Commr. Christianson commented on bird species and the recommended mitigation measures versus the actual overall recommendations. She suggested adding language (on page 3) regarding raptor nests. Protect Existing Neighborhoods. (Privacy Issues) Senior Planner Ricci pointed out neighborhood preservation conditions including single - story homes with greater setbacks adjacent to existing neighborhoods and requirements �. related to grading and fencing. Provide Affordable Housing by Increasing Supply of Modest Dwellings Planning Commission Minutes January 25, 2006 Page 4 Commr. Carter asked if the number of housing units will be consistent with density requirements. Commr. McCoy inquired whether the number of units lost in one development could be picked up in another development, and suggested adding language to either condition 38 or 40 regarding a public access easement. On motion by Commr. Loh to recommend the Citv Council approve the vestino tentative tractmapand environmental documents, with changes (PQ 7 language, #8, Pq 12,13 MHOA,pq 14 condition #45 -keep first sentence -drop second sentence, language regarding public access easement, lanquage on rafter nests) Seconded by Commr.. Carter AYES: Commrs. Miller, McCoy, Loh, Carter, and Christianson NOES: None ABSENT: None ABSTAIN: Commr. Osborne The motion carried on a 5:0 vote. 2. 3000 Calle Malva. TR and ER 65-05; Consideration of a vesting tentative tract map to subdivide a 99 -acre (approx.) site into 148 lots with 141 single-family residential lots, 1 lot for an affordable housing project, and 6 open space lots; and environmental review; R -1 -SP, R -2 -SP, C/OS-SP zones; John King, applicant (Pam Ricci and Mary Beatie) Dave Watson, representative for King Ventures, presented a letter to Commission supporting the project with the alternative pattern of the lots which could accommodate higher density in the center of the project, and reviewed the plans for drainage, privacy issues, and affordable housing. Senior Planner Pam Ricci distributed the letter with the modified map and added language proposed by the applicant. COMMISSION COMMENTS: Commr. Loh questioned density requirements for this project, and asked if the applicant supported a master Homeowners Association. Commr. McCoy asked staff for clarification on the map, and expressed support for project and higher density in this project and in future projects. Commr. Carter asked staff if the new issues with the King project would delay the other two projects.. ' —) Commr. Carter expressed support for the project. Commr. Miller asked if future problems could be brought back to the Commission. Planning Commission Minutes January 25, 2006 Page 5 Commr. Christianson discussed elevation requirements that will be discussed by the `- Architectural Review Commission, density and alternative plans, and urged the Commission to encourage higher density. She suggested adding language on raptor nests. Seconded by Commr. Loh AYES: Commrs. Miller, McCoy, Loh, Carter, and Christianson NOES: None ABSENT: None ABSTAIN: Commr. Osborne The motion carried on a 5 : 0 vote. 3. 408 Prado Road. TR and ER 66-05; Consideration of a vesting tentative tract map to subdivide a 30 -acre (approx.) site into 133 lots, with 109 residential lots, 1 lot for an affordable housing project, 12 mixed use (residential and office) lots, 6 business park/office lots, and 5 open space lots; and environmental review; R -1 -SP, R -2 -SP, R -3 -SP, O -SP and C/OS-SP zones; Richard DeBlauw, applicant. (Pam Ricci and Mary Beatie) City Planning Consultant Mary Beatie, requested the Commission remove the first sentence of condition #61. Richard DeBlauw, applicant, asked the Commission to approve his project without delay while considering changes to the King project. COMMISSION COMMENTS: Commr. Loh asked about the HOA and the easement with PG&E. Commr. Christianson again asked that language be added regarding raptor nests. On motion by Commr. Christianson to recommend the City Council approve the tentative map and environmental document with changes discussed Seconded by Commr. Loh AYES: Commrs. Miller, McCoy, Loh, Carter, and Christianson NOES: None ABSENT: None ABSTAIN: Commr. Osborne The motion carried on a 5 : 0 vote. Planning Commission Minutes January 25, 2006 Page 6 COMMENT AND DISCUSSION: 4. Staff A. Agenda Forecast An agenda forecast was provided on upcoming items and projects. 5. Commission ADJOURMENT: With no further business before the Commission, the meeting adjourned to the regular meeting of the Planning Commission scheduled for Wednesday February 8, 2006, at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary SAN LUIS OBISPO PLANNING COMMISSION MINUTES February 8, 2006 ROLL CALL: Commissioners Carlyn Christianson, Alice Loh, Andrea Miller, Andrew Carter, Jason McCoy (with one vacancy) Absent: Commr. Orval Osborne Staff: Deputy Community Development. Directors Ronald Whisenand and Mike Draze, Senior Planner Jeff Hook, Associate Planner Phil Dunsmore, Assistant City Attorney Christine Dietrick, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as written. A vote was taken to have Commr. Miller act as vice -chairperson until elections in April. MINUTES: Minutes of January 18, 2006. The minutes of January 18, 2006 were approved as submitted. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 1136 Walnut Street A 121-05; Appeal of the Hearing Officer's approval of a 14% parking reduction (1 space) based on shared and mixed use; R-4 zone; Iqbal Family Foundation, applicant; Dean E. Miller, appellant. (Phil Dunmore) Associate Planner Phil Dunsmore presented the staff report, recommending the Commission deny the appeal and uphold the Hearing Officer's approval. PUBLIC COMMENTS: Dean Miller, appellant, spoke in support of the appeal and distributed literature and a map and reiterated his objections to the parking reduction. Heidi Gibson, Lawrence Drive, felt the mixed-use is beneficial to the city's need for housing and quoted other locations in the city where mixed use parking reductions have been successful. Usman Iqbal, applicant, felt the location of the mosque is appropriate because of its proximity to the university and to the downtown, noting that mosque members generally walk or ride bicycles. Planning Commission Minutes February 8, 2006 Page 2 M.W. McFall, Project Manager, explained how the project would be favorably received by the public due to the design of the project. C, Peter Brown, 2250 King Court, felt the mixed-use parking is sufficient. Laurie Atwater, San Luis Obispo, spoke in support of the project. Bob Vessely, 743 Pacific Street, spoke in support of the appeal, voicing his concerns that the lot will be over developed and that the land use issue has not been adequately addressed. There were no further comments made from the public. COMMISSION COMMENTS: Discussion focused on whether the project meets the definition of a mixed-use project, and clarified that the parking reduction would allow the project to be constructed with. 11 parking spaces instead of 12. Commr. Christianson asked for clarification of mixed-use parking as it relates to this project, and noted that she did not feel that traffic will be affected by this project. Commr. McCoy asked staff about the maximum occupancy of the building and conditions of the mixed-use permit. Commr. Carter discussed the parking usage versus parking need, and expressed that parking is sufficient considering most members will walk to the service. Commr. Loh questioned the location for the mosque and expressed concerns with traffic and parking. On motion by Commr. Christianson to deny the appeal and uphold the Hearing Officer's approval of the use permit with the 14% 0.5 space) parking reduction.. Seconded by Commr. McCoy. AYES: Commrs. Miller, McCoy, Carter, and Christianson NOES: Commr. Loh ABSENT: Commr. Osborne ABSTAIN: None The motion carried on a 4:1 vote. 2. 1017 Southwood Drive. TR 217-05; Consideration of a tentative tract map converting 168 apartment units (Parkwood Village Apartments) into condominiums; R -3 -PD zone; Hamish Marshall, applicant. (Continued from January 11, 2006) (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report, recommending the Commission adopt the resolution recommending the City Council approve the tract map based on findings and subject to conditions and code requirements. Planning Commission Minutes February 8, 2006 Page 3 PUBLIC COMMENTS: Hamish Marshall, applicant's representative, spoke in support of the project and offered to answer any questions on the project. Dan Erdman, 1037 Southwood Drive #D, expressed that there is a need for re- constructing the parking lot rather than re -surfacing it. Danielle Erdman, 1037 Southwood Drive #D, voiced her support for re -surfacing of the parking lot as well as re -roofing the buildings. Catherine Haines, 1037 Southwood Drive expressed the need for handicap parking. Dottie Rivera, 1039 Southwood Drive, felt there is a need for walkways and ramps that are accessible for wheelchairs, and agreed with the need for new roofing. Jim Ballard, 750 Chorro Street #16, spoke for a resident who is on Section 8 housing, explaining that the residents were told they would not be affected by the conversion, and further noted the resident was not informed about the relocation in a timely fashion. Rosieo Alvear, 1023 Southwood Drive #B expressed concerns with the conversion. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Carter questioned the parking lot improvements and asked if the Section 8 residents would have the option to buy or if they could continue renting. Commr. Loh expressed concern with public improvements and asked that the needs and questions of the current residents be addressed. Commr. McCoy questioned resurfacing versus reconstruction of parking area Commr. Christianson asked if the problems and issues addressed would be handled by the applicant before going forward. Commr. Miller expressed concern with handicap parking and accessibility. The Commission generally felt that the tract map conditions would accommodate the tenants concerns. On motion by Commr. Loh to recommend the City Council approve the tract map based on findings and subject to conditions and code requirements as noted by staff. Seconded by Commr. Christianson. AYES: Commrs. Miller, McCoy, Loh, Carter, and Christianson NOES: None ABSENT: Commr. Osborne ABSTAIN: None Planning Commission Minutes February 8, 2006 Page 4 The motion carried on a 5 0 vote. 3. Citywide. GPA and ER 149-98; Review of the October 2005 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. (Continued from January 18, 2005) (Jeff Hook) Jeff Hook, Senior Planner presented the staff report recommending that the Commission recommend that the City Council approve a negative declaration of environmental impact, adopt the March 2006 City Council Hearing Draft Conservation and Open Space Element (COSE), and amend the other general plan elements as described for consistency and policy consolidation. PUBLIC COMMENTS: Laurie Atwater, San Luis Obispo, spoke in support of LEED building and green standards. Michael Sullivan, 1127 Seaward Street, presented the Commission with 9 more pages of comments. Jodee Bennett, ECOSLO representative, reiterated her previous comments on agricultural land and open space. Andrew Christie, Sierra Club representative, presented the Commission with comments and a request to add an amendment and new language. Eugene Jud, 665 Leff Street, presented the Commission with his written comments noting his feeling that the scenic roadway designation along Highway 101 should be expanded. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Miller felt the Commission should review the concerns submitted; did not support new restrictions on leaf blowers; suggested adding a definition to the glossary on. Pg. 40 ; and agreed that the scenic roadway should be expanded along Highway 101. Commr. Christianson requested the following changes: pg 24, add a new program 4.30.18, as suggested by the local Sierra Club Chapter, but change "accept' to "seek'; on pg 46, 8.24.6 add "passive" recreation and move the opening sentence to pg 45 under Goal 8.24; and on pg. 57, 9.30.13 Viewshed Monitoring, add "photographic" baseline with the Land Use Element update. She did not support new restrictions on leaf blowers because water usage would increase and did not agree with expanding the Scenic Roadway designation along Highway 101. Planning Commission Minutes February 8, 2006 Page 5 Commr. Carter pointed out two typos: pg 68, sparrow, pg 70 monarch butterflies. He noted that scenic roadways should be addressed in the Circulation Element, did not C, support new restrictions on leaf blowers; and did not agree with expanding the Scenic Roadway designation along Highway 101. Commr. Loh agreed that "passive" should be added where "recreation" is used in text; would like to see some restrictions on leaf blowers; pg 34-(7.23) add "working with Tree Committee"; pg 55, D - end with tree ordinance, suggested by Tree Committee; pg 57, monitor viewshed — levels should have Planning Commission review; pg 75 "passive" recreation uses; and did not agree that the Highway 101 scenic area should be expanded. Commr. McCoy asked the public to present documents to the Commission prior to the meeting so that they will have time to review it, and did not agree that the Highway 101 scenic area should be expanded. McCoy. AYES: Commrs. Miller, McCoy, Loh, Carter, and Christianson NOES: None r� ABSENT: Commr. Osborne ABSTAIN: None The motion carried on a 5 : 0 vote. COMMENT AND DISCUSSION: 4. Staff A. Agenda Forecast. Deputy Director Ronald Whisenand gave an agenda forecast for the February 22"d meeting, and expressed his farewell to the Commission, noting this was his last meeting, and that he has accepted a position with the City of Paso Robles. 5. Commission ADJOURMENT With no further business before the Commission, the meeting adjourned at 10:20 p.m. to the next regular meeting of the Planning Commission scheduled for Wednesday, February 22, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary SAN LUIS OBISPO PLANNING COMMISSION Meeting Canceled eU/CEN'SE� February 22, 2006 Wednesday 7:00 p.m. The Planning Commission meeting scheduled for Wednesday, February 22, 2006, has been canceled. The next regular meeting of the Planning Commission is scheduled for Wednesday,March 8d', 2006, at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, CA. The following item originally scheduled for February 22nd will be heard as the first item at the March 22nd meeting. 2932 Aucwsta Street. TR and ER 159-05: Request to create 9 residential condominiums and environmental review; R-4 zone; Steno -Wolf Associates, applicant. SAN LUIS OBISPO PLANNING COMMISSION MINUTES March 8, 2006 ROLL CALL: Present: Commissioners Carlyn Christianson, Andrew Carter, Jason McCoy, and Chairperson Orval Osborne (with one vacancy) Absent: Commrs. Miller and Loh Staff: Community Development Director John Mandeville, Deputy Community Development Director Michael Draze, Associate Planner Michael Codron, Assistant City Attorney Christine Dietrick, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as written. It was noted that Peter Brown would be sworn in as a new commissioner at the March 22nd meeting. MINUTES: Minutes of January 25, and February 8, 2006 The minutes of January 25, 2006 and February 8, 2006 were approved as submitted. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. General Plan Annual Report. Review of the 2005 annual report, and consideration of revisions to the growth management phasing schedule. Associate Planner Michael Codron presented the staff report, asking the Commission to review the report and forward it with comments to the City Council. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Carter questioned staff on projected growth, expressed concern over the lack of affordable housing compared with commercial growth, and presented the Commission with a resolution to address the imbalance between the commercial and residential growth rates. • Planning Commission Minutes March 8, 2006 Page 2 Chairperson Osborne expressed concern over the non-residential (commercial) growth rate, noting that lack of residential zoning and large numbers of non-resident employees are very important issues. Commr. Christianson stated that commercial growth is not a concern, but affordable housing still is. Commr. McCoy voiced concerns that the city could become a bedroom community because of lack of jobs and affordable housing. Seconded by Commr. Carter. AYES: Commrs. Osborne, Carter, McCoy and Christianson NOES: None ABSENT: Commrs. Miller and Loh ABSTAIN: None The motion carried on a 4:0 vote. 2. Staff A. Agenda Forecast Deputy Director Michael Draze presented an agenda forecast of upcoming projects. He noted that because he is retiring from City employment, this will be his last meeting with the Planning Commission. 3. Commission ADJOURMENT: With no further business before the Commission, the meeting adjourned at 8:25 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday March 22, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary SAN LUIS OBISPO PLANNING COMMISSION MINUTES March 22, 2006 OATH OF OFFICE: City Clerk Hooper administered the oath of office to newly - appointed Commissioner Peter Brown ROLL CALL:. Present: Commissioners Carlyn Christianson, Peter Brown, Andrew Carter, Jason McCoy, Vice Chairperson Andrea Miller, and Chairperson Orval Osborne Absent: Commissioner Alice Loh Staff: Interim Deputy Director Pam Ricci, Assistant City Attorney Christine Dietrick, Associate Planner Phil Dunsmore, and City Clerk Audrey Hooper ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as written. MINUTES: Minutes of March 8, 2006. Approve or amend. Motion by Commr. Christianson to approve the minutes of March 8, 2006, as written. Seconded by Commr. Carter. AYES: Commrs. Brown, Carter, Christianson, McCoy, and Osborne NOES: None ABSENT: Commr. Loh ABSTAIN: Commr. Miller PUBLIC COMMENT: There were no comments made by the public. PUBLIC HEARINGS: 1. 2932 Augusta Street: TR and ER 159-05; Request to create 9 residential condominiums; R-4 zone; Steno -Wolf Associates, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report recommending the Commission recommend that the City Council approve the condominium tract map and Mitigated Negative Declaration. C Planning Commission Minutes March 23, 2006 Page 2 PUBLIC COMMENTS: Garth Kornreich, 1135 Marsh Street, discussed the project design and layout, project security and safety, parking requirements, indoor storage space, and other components of the project. Louise Justice, 3000 Augusta, Judson Terrace Homes, explained that there is a fence and gate between the Beth David Temple and the Judson Terrace Homes property. She said her main concern is related to emergency vehicle access should that fence and gate be blocked. She also expressed concern regarding parking, traffic, view, light and noise impacts that will result from the condominium project. Francesca DeLorenzo, 3000 Augusta Street, #109, Judson Terrace Homes, expressed the same concerns, as well as concerns regarding the 'impact of construction on the health of senior citizens residing in the vicinity of the project. Peggy Durham, 3000 Augusta, #249, Judson Terrace Homes, concurred with the prior speakers. At the request of Chairperson Osborne, Mr. Kornreich explained that he was not aware of emergency vehicle access through the Beth David Temple site. He clarified that while the site won't be made inaccessible by grading or retaining walls, most of the site along the common property line will be occupied as private backyards. COMMISSION COMMENTS: At the request of Commr. Brown, Mr. Dunsmore displayed an aerial photograph of the site and discussion ensued regarding the area in question. Staff was not aware of easements or agreements for emergency access through the Beth David Temple property. Commrs. Carter, McCoy, and Miller concurred that because no exceptions had been requested and there was no indication that an easement was recorded against the property, the Commission could not rule against the proposal. Commr. Miller explained why she thought it would be possible to create studio apartments in four of these units, which would increase the number of cars. Staff explained that there doesn't appear to be room for kitchenettes in the units, that. changes in the Building Code require some living space on the ground floor of the units, and that CC&Rs will serve as an oversight and prevent this type of conversion from occurring. In response to concerns raised regarding construction impacts, it was noted that Planning Commission Minutes March 23, 2006 Page 3 Cimitigation measures are in place that will address these impacts. In response to Chairperson Osborne, staff reviewed the parking requirements and assured that they are being met. AYES: Commrs. Brown, Carter, Christianson, McCoy, Miller and Osborne NOES: None ABSENT: Commr. Loh ABSTAIN: None The motion carried on a 6:0 vote. 2. Staff A. Agenda Forecast Interim Deputy Director Pam Ricci presented an agenda forecast of upcoming projects. She also reported that the Conservation and Open Space Element will be considered by the City Council on April 4 and the General Plan Annual Report will be considered by Council on April 18. Ms. Ricci acknowledged that tonight is the last meeting for Commissioner Alice Loh, who has served on the Planning Commission for seven years and previously served on the Architectural Review Commission and Cultural Heritage Committee. It is also the last meeting for Chairperson Osborne, who has served on the Planning Commission for six years and on the Mass Transportation Committee for two years. Commrs. Miller, McCoy, Carter and Christianson voiced their appreciation to Commr. Loh and Chairperson Osborne. 3. Commission Comments Commr. Miller briefly discussed the composition of the Planning Commission with professional and non-professional planners, and said that she will no longer be a County planner as of April 3, 2006. ADJOURNMENT: With no further business before the Planning Commission, the meeting adjourned at 8:00 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday, April 12, 2006, at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Approved by Planning Commission: 4/22/06 Respectfully submitted by Audrey Hooper (LDianeaMStuart, M City Clerk Management Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES April 12, 2006 OATH OF OFFICE: Deputy City Clerk Christine Dietrick administered the oath of office to newly appointed Commissioner Charles Stevenson. ROLL CALL: Present: Commissioners Carlyn Christianson, Andrew Carter, Jason McCoy, Peter Brown, Charles Stevenson, and Vice -Chair Andrea Miller (with one vacancy) Absent: None Staff: Senior Planner Pam Ricci, Assistant City Attorney Christine Dietrick and Recording Secretary Jill Francis ELECTION: On a voice vote. Commr. Miller was unanimously elected as Chairperson On a voice vote. Commr. Christianson was unanimously elected as Vice -Chairperson ACCEPTANCE OF AGENDA: The agenda was accepted as written. MINUTES: Minutes of March 22, 2006. Approve or amend. The minutes of March 22, 2006 were approved as submitted. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1147 Iris Street & 1148 George Street. MS and ER 103-05; Consideration of a tentative parcel map to allow one lot to be split into two, with exceptions to lot size and depth, and environmental review; Ed and Sandra Howe, applicant. (Tyler Corey) Senior Planner Pam Ricci presented the staff report, recommending approval of the tentative parcel map with exceptions to the Subdivision Regulations, and approval of the Negative Declaration of Environmental Impact, based on findings and subject to conditions and code requirements. Planning Commission Minutes April 12, 2006 Page 2 PUBLIC COMMENTS: Todd Smith, applicant's representative (Cannon Associates) spoke in support of the project, expressed that the project is consistent with the area, and was available for questions. There were no further comments made from the public. COMMISSION COMMENTS: The Commission found the proposal consistent with the lot pattern for the neighborhood. Commr. Stevenson questioned the age of the existing homes, noted the project provides for adequate private yards and parking, and supported staff's recommendation. AYES: Commrs. Stevenson, Brown, Christianson, McCoy, Carter and Miller NOES: None ABSENT: None VACANCY: One The motion carried on a 6:0 vote. 2. Staff A. Agenda Forecast Interim Deputy Director Pam Ricci presented an agenda forecast of upcoming projects. 3. Commission ADJOURMENT: With no further business before the Commission, the meeting adjourned at 7:25 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday April 26, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Approved by Planning Commission 4-26-06 Jill Francis nnn� c7\�� n Recording Secretary Diane R. Stuart, CM Management Assistant i._ A SAN LUIS OBISPO PLANNING COMMISSION MINUTES April 26, 2006 Oath of Office: Deputy City Clerk Christine Dietrick administered the oath of office to newly appointed Commissioner John Ashbaugh. ROLL CALL: Present: Commissioners Charles Stevenson, John Ashbaugh, Peter Brown, Andrew Carter, Jason McCoy, Vice -Chair Carlyn Christianson and Chairperson Andrea Miller Absent: None Staff: Community Development Director John Mandeville, Associate Planner Phil Dunsmore, Assistant City Attorney Christine Dietrick, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as written. MINUTES: Minutes of April 12, 2006. The minutes of April 12, 2006 were approved as submitted. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 1063 Ella Street. TR and ER 129-05: Request for approval of a vesting tentative tract map creating 9 condominium units, and environmental review; R-2 zone; Chenda and Brian Rolph, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report, recommending approval of the vesting tentative condominium tract map and Mitigated Negative Declaration to the City Council. PUBLIC COMMENTS: Brian Rolph, applicant, presented staff and the Commission with a density analysis and explained the usage and need for the density bonus and the affordable unit added. Steve Delmartini, SLO, spoke in support of the project. A Planning Commission Minutes ApN 26, 2006 Page 2 There were no further comments made from the public. COMMISSION COMMENTS: Commr. Stevenson questioned the final location of the trash enclosure. Commr. Carter discussed the surrounding density and the location of the trash enclosure and questioned site drainage. He was informed that the location of the trash enclosure was decided by power lines and the grade of Ella Street. Commr. Brown asked the applicant about the density bonus as it relates to the affordable units available. On motion_bv Commr. Christianson to recommend the City Council approve the vesting tentative condominium tract map and Mitigated Negative Declaration. Seconded by Commr. Carter. AYES: Commrs. Ashbaugh, Brown, Christianson, Miller, McCoy, Carter & Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7:0 vote. 2. Staff A. Agenda Forecast Community Development Director John Mandeville presented an agenda forecast of upcoming projects. B. Community Development Director's presentation on the Department's work program. 3. Commission ADJOURMENT: With no further business before the Commission, the meeting adjourned at 8:05 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday May 10, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Approved by Planning Commission Jill Francis Recording Secretary Diane R. Stuart, CM Management Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 109 2006 ROLL CALL: Present: Commissioners Charles Stevenson, John Ashbaugh, Peter Brown, Andrew Carter, Jason McCoy, Vice Chairperson Carlyn Christianson and Chairperson Andrea Miller Absent: None Staff: Interim Deputy Director Pamela Ricci, Associate Planners Phil Dunsmore and Jaime Hill, Assistant City Attorney Christine Dietrick, Peggy Mandeville, Principal Transportation Planner, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as written. MINUTES: Minutes of April 26, 2006 The minutes of April 26, 2006 were approved as submitted. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 1106 Oceanaire Dr. GP/R and ER 45-06: Request to amend the General Plan Land Use Element Map from Medium Density Residential to Medium -High Density Residential and the Zoning Map from R -2 -PD to R-3 to allow one additional dwelling unit in place of an existing residential facility, including a tentative condominium subdivision map; R -2 -PD zone; Larry Smith, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report, recommending the Commission recommend that the City Council approve the General Plan Amendment and rezoning to allow creation of a new condominium unit, and approval of the Negative Declaration of environmental impact. Cindy Lewis, applicant's representative, discussed ideas for recreation use, and noted that the addition of an easement was an issue that the homeowner's association may have a problem with. PUBLIC COMMENTS: Shirley Powell, San Luis Obispo, voiced concerns with the changes to the outdoor recreation areas in terms of cost, maintenance issues, and noise, and also opposed the Planning Commission Minutes May 10, 2006 Page 2 easement requirement. Steve Delmartini, San Luis Obispo, had concerns with the necessity for this project and felt that Homeowner's Association dues would need to be raised to cover improvements such as the easement. There were no further comments made from the public. COMMISSION COMMENTS: There was extensive discussion regarding recreation amenities that should occur in the common open space area. The Commission generally agreed that the staff proposed public easement to Prefumo Creek was a valuable project amenity that was warranted, given the proposed conversion of the recreation unit into a residential unit. They also determined that staff would need to work with the homeowner's association to refine the required recreation amenities prior to the City Council hearing. Commr. Christianson stated that the Commission's focus should be on whether the request meets applicable requirements, and expressed her concerns with the easement requirement. Commr. Miller questioned the details of the easement and agreed with Commr Christianson that the easement should not be a condition. On motion by Commr. Christianson to approve the request as recommended by staff without condition #2 which requires a public easement to Prefumo Creek Seconded by Commr. Carter. This motion was withdrawn following further discussion Commr. Carter questioned the definition of "landscape area" versus "recreation area" and expressed that the easement is a good idea but that improvements make it difficult to provide a workable access. Commr. McCoy expressed concerns with the elimination of the recreation area and noted that a barbecue grill may not be the best idea because night use would be limited. However, he felt the easement is necessary to link the development with open space areas. Commr. Ashbaugh asked about residential standards pertaining to recreation areas, and asked if different uses for the recreation building had been considered. Commr. Stevenson asked if the environmental document addressed additional noise impacts, questioned the problem of vandalism, and opposed the project because of the loss of the indoor recreation unit. Commr. Christianson questioned requirements for the R-2 zone versus the R-3 zone, �. noting that if most of the requirements have been met, the project should go forward. Commr. Brown supported staff's recommendation, including the easement. Planning Commission Minutes May 10, 2006 Page 3 On motion by Commr. Christianson to recommend approval of the map amendment AYES: Commrs. Ashbaugh, Brown, Christianson, Carter, McCoy and Miller NOES: Commr. Stevenson ABSENT: None ABSTAIN: None The motion carried on a 6:1 vote. 2. 562 Sandercock St TR and ER 202-05: Review of air space condominium map (5 units plus a common lot); R-2 zone; Mike Sathre, applicant. (Jaime Hill) Associate Planner Jaime Hill presented the staff report, recommending the Commission recommend to the City Council adoption of the condominium tract map and Negative Declaration, noting that the project includes a density bonus for the dedication of one unit as an affordable dwelling. Aaron Gannage, applicant's representative; spoke in support of the project and was available for questions. PUBLIC COMMENTS: Kirk Collins, Principal of Hawthorne Elementary School, expressed concerns with parking and the trash enclosure location. John Henrich, San Luis Obispo, voiced concern with parking, the elimination of the mulberry tree, and added noise. There were no further comments from the public. COMMISSION COMMENTS: Commission discussion focused on parking and density. Commr. Brown asked staff if the project is consistent with the General Plan and expressed opposition to monitoring the use of the garages. Commr. Carter questioned the potential parking problems. Commr. McCoy supported staffs condition requiring that driveways be kept clear and only used for parking when necessary. On motion by Commr. Christianson to recommend the Council approve the condominium tract map and negative declaration with the elimination of condition #7 which required one year review of the trash collection and adding conditions that would Planning Commission Minutes May 10, 2006 Page 4 require the garages to remain available for vehicle parking, for the portion of the east property line adiacent to the uncovered parking be developed with a masonry wall, and AYES: Commrs. Ashbaugh, Christianson, Carter, McCoy, Stevenson and Miller NOES: Commr. Brown ABSENT: None ABSTAIN: None The motion carried on a 6:1 vote. 3. Staff A. Agenda Forecast Planner Ricci presented an agenda forecast of upcoming projects. 4. Commission ADJOURMENT: With no further business before the Commission, the meeting adjourned at 9:20 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday May 24, 2006, at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by Planning Commission on May 24, 2006. Diane R. Stuart, CM Management Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 24, 2006 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Present: Commissioners Charles Stevenson, John Ashbaugh, Peter Brown, Andrew Carter, Jason McCoy, Vice -Chair Carlyn Christianson and Chairperson Andrea Miller Absent: None Staff: Community Development Director John Mandeville, Associate Planner Phil Dunsmore, Assistant City Attorney Christine Dietrick, Contract Planner Whitney Mcllvaine, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as written. MINUTES: Minutes of May 10, 2006. The minutes of May 10, 2006 were approved as submitted. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 520 Grand Avenue. Use Permit Appl. A 16-06; Request for a High Occupancy Residential Use Permit to allow eight adults; R-1 zone; Grand Avenue Properties, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report, discussed the code requirements, noise issues, apparent General Plan inconsistency such as neighborhood compatibility, and recommended denial based on findings which he outlined. Stephen Barasch, applicant's representative, explained the changes to the project compared to the prior request and discussed the reduced impact to the site, and proposed noise mitigation. PUBLIC COMMENTS: Dr. David Lord, SLO, acoustics and noise consultant, presented the Commission with his �. findings and discussed how noise measurements were taken over a 24-hour period. William Ramsey, San Luis Obispo, supported the project because of the need for housing in San Luis Obispo. Planning Commission Minutes May 24, 2006 Page 2 Paul Pedroni, San Luis Obispo, agreed with staff regarding noise and parking problems and opposed the project. Brett Cross, San Luis Obispo, discussed how this project does not comply with City regulations, and opposed the project. Leslie Halls, San Luis Obispo, spoke in favor of the project, partially because of the current condition of the property. There were no further comments made from the public. COMMISSION COMMENTS: Commr. McCoy questioned the height of a proposed sound wall in relation to the potential noise impact and expressed support for the project if it meets the General Pan requirements and parking requirements and has a usable outdoor area. Commr. Stevenson asked about the possibility of air conditioners; noted that he would like to see further noise testing; was concerned that noise study did not include outdoor noise; and discussed potential parking problems. Commr. Carter discussed his concerns with this project and felt its approval would set a negative precedent. Commr. Ashbaugh questioned the possibility of seven bedrooms instead of eight bedrooms. Commr. Brown felt the discussions and comments were all valid. Commr. Christianson agreed with Commrs. McCoy and Stevenson regarding the use of the lot, the need for housing; the uniqueness of the location, and supported the project with direction from staff. Commr. Miller expressed concern for the high -occupancy use in the R-1 zone and could not support the project. On motion by Commr. Christianson to approve the high -occupancy residential use permit allowing eight adults, with three conditions applied regarding parking mechanical ventilation and outdoor noise mitigation. Seconded by Commr. McCoy. AYES: Commrs. Brown, Christianson, McCoy and Stevenson NOES: Commrs. Carter, Ashbaugh and Miller ABSENT: None ABSTAIN: None The motion carried on a 4:3 vote. Planning Commission Minutes May 24, 2006 Page 3 2. 614 Monterey Street, GPC 75-06; General plan conformity analysis for potential property acquisition; O -H zone; City of San Luis Obispo, Public Works, applicant. (Peggy Mandeville) Peggy Mandeville, Principal Transportation Planner, presented the staff report and discussed the Downtown Concept Plan. She recommended the Commission determine and report to the City Council that the property acquisition, if pursued, is in conformance with the General Plan. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: On motion by Commr. Carter to determine and report to the. City Council that the property acquisition, if pursued, is in conformance with the General Plan. Seconded by Commr. Stevenson. AYES: Commrs. Ashbaugh, Brown, Christianson, Miller, McCoy, Carter, Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7:0 vote. 3. 2238 Broad Street and 642 & 2201 Emily Street. ABAN, U and ER 62-05; Review of a new mixed-use project with 91 residential units and approximately 25,000 sq. ft. of commercial space, including a shared and mixed use parking reduction of 30%; street abandonment of South Street within the project area, and environmental review; C -N -H AND C -S -S -H zones, Halferty Development Co., applicant. (Whitney Mcllvaine) Commrs. McCoy and Stevenson stepped down from participation due to potential conflicts of interest. Whitney Mcllvaine, Contract Planner, presented the staff report recommending approval of a master use permit for the mixed-use project, including a 30% shared and mixed-use parking reduction and use of tandem parking, based on findings and subject to conditions and code requirements which she outlined, and a recommendation to the City Council to approve the Street Abandonment. Dick DeBiekes, applicant's representative, spoke in support of the project, explained the reasoning for the reduced parking reduction, and noted his availability for questions. Debbie Rudd, also representing the applicant, gave a graphic presentation of the project. Derek Rath, Penfield & Smith, presented the traffic study to the Commission. Planning Commission Minutes May 24, 2006 Page 4 Victor Montgomery, RRM Design Group, answered questions from the Commission. PUBLIC COMMENTS: Carroll Pruett, SLO, Mid -State Bank, had no concerns with the parking reduction and noted that it will not negatively impact parking for the bank. Betty Kulp, San Luis Obispo, asked for clarification regarding traffic turning movements once the proposed raised median is installed in Broad Street. Dan Kallao, San Luis Obispo, spoke in support of the project and the parking reduction. Nathan White, San Luis Obispo, spoke in support of the project. There were no further comments made from the public. COMMISSION COMMENTS: Commissioners were generally very supportive of the proposal, citing the need for housing near the city center, and agreeing that the project's layout and design fit well into the context of the site. Chairperson Miller supported the motion saying that the project will be a welcome replacement to the now vacant property and improve the continuity of development in this area. Commr. Carter expressed concerns regarding the parking reduction, the aesthetics of the residential units, and questioned the neighborhood serving aspect of the proposed uses. He and other Commissioners asked about the environmental review protocol that assigns final action on the proposed Mitigated Negative Declaration to the ARC rather than the Planning Commission. Commr. Brown requested more time to review material; questioned staff regarding density, parking for mail pickup, and signage for the roundabout; voiced concern with the traffic flow from Alphonso, Roundhouse and Maymont. Commr. Christianson asked about the recycling areas and trash enclosures and expressed a negative feeling towards the name Maymont. She noted that the site is zoned for commercial use and incorporating housing into a commercial setting naturally yields a different style of architecture and offers a different sort of residential living experience than a site zoned primarily for residential use. Commr. Ashbaugh had concerns with what retail and commercial usage would be applied to the project.. based on findings and subject to conditions of approval and code requirements: and Planning Commission Minutes May 24, 2006 Page 5 recommend the City Council approve the Street Abandonment. Seconded by Commr. Christianson. AYES: Commrs. Brown, Christianson, Ashbaugh, Miller NOES: Commr. Carter ABSENT: None ABSTAIN: Commrs. McCoy and Stevenson The motion carried on a 4:1 vote. 4. Staff A. Agenda Forecast Community Development Director John Mandeville presented an agenda forecast of upcoming projects. B. Memo regarding the possibility of an earlier meeting start time. The Commission discussed having Planning Commission meetings start at 6:00 p.m. instead of 7:00 p.m. On a motion by Commr. Stevenson to amend the by-laws to change the meeting time from 7:00 p.m. to 6:30 p.m. Seconded by Commr. Ashbaugh. AYES: Commrs. Ashbaugh and Stevenson NOES; Commrs. Brown, Miller, McCoy, Carter and Christianson ABSENT: None ABSTAIN: None The motion failed on a 2:5 vote. Director Mandeville announced the appointment of Kim Murry as the Deputy Community Development Director, Long Range Planning, noting she will be introduced at a later date 5. Commission ADJOURMENT: With no further business before the Commission, the meeting adjourned at 10:40 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday June 14, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary SAN LUIS OBISPO PLANNING COMMISSION MINUTES June 14, 2006 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Present: Commissioners Charles Stevenson, John Ashbaugh, Andrew Carter, Vice -Chair Carlyn Christianson and Chairperson Andrea Miller Absent: Commissioners Jason McCoy and Peter Brown Staff: Deputy Community Development Director Doug Davidson, Associate Planner Jaime Hill, Assistant City Attorney Christine Dietrick, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as written. MINUTES: Minutes of May 24, 2006. The minutes of May 24, 2006 were approved as amended. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 851 & 860 Humbert Avenue. GP/R, ER and ABAN 27-06; Request to amend the General Plan Land Use Element Map from services and Manufacturing to Medium - High Density Residential and the Zoning Map from M to R -3-S; street abandonment of Frederick Street and a portion of Humbert Avenue, and environmental review; M zone; Housing Authority of San Luis Obispo, applicant. (Jaime Hill) Associate Planner Jaime Hill presented the staff report, recommending the Commission adopt a resolution which recommends that the City Council amend the Land Use Element Map from Services and Manufacturing to Medium High -Density Residential, change the zoning from M (Manufacturing) to R -3-S (Medium -High -Density Residential with a Special Considerations overlay zone), allow the abandonment of portions of Frederick Street and Humbert Avenue, and adopt the mitigated negative declaration of environmental impact. Deputy Director Doug Davidson explained the concept of co-op housing. Carol Hatley, applicant, spoke in support of the project, discussed money coming in from the State, cooperative ownership, and expressed the need for the abandonment. Planning Commission Minutes June 14, 2006 - Page 2 Jeff Dillon, project architect, discussed the lack of access from Francis Street and the design and financing details of the future project. PUBLIC COMMENTS: Dan Kallel, San Luis Obispo, expressed his concern as to whether he would be able to continue to utilize his property, which is zoned Manufacturing, as work/live in the future, since it is currently a single-family residence. He supported the project and the need for housing but was concerned with how the zoning changes may affect the local businesses at this and other new project areas. Steve Delmartini, San Luis Obispo, agreed with Mr. Kallel on the need to be careful with zoning changes and noise exposure complications. He noted that many of these same issues were raised during the review of the De Tolosa residential development on Los Osos Valley Road. There were no further comments made from the public. COMMISSION COMMENTS: Commissioners Stevenson and Ashbaugh expressed concerns related to circulation,. potential safety issues related to increased trespass on the Union Pacific Railroad property, and compatibility with neighboring industrial uses. The discussion focused on circulation and the need for an additional pedestrian crossing to the east side of the railroad, particularly given the additional residences that are being proposed to the west and the increased trips that will be made to Sinsheimer Park and elementary school. Commr. Stevenson asked about future financial impact, noted that the future bike trail will be on City -owned property adjacent to the railroad right-of-way, discussed safety fencing, grading and need to eliminate refuse on the site, and requested that concerns to be forwards to the ARC regarding illegal trespass, vandal -proof fencing and available/safe pedestrian access. Commissioners Christianson, Carter, and Miller felt that these issues were more appropriately discussed during future review of a development project, rather than during the GP/R/ABAN process. In response to a concern raised by Mr. Kallel, the Commission pointed out that a condition of approval would require that future occupants be notified of the adjacent industrial uses and potential noise exposure Commr. Carter asked the applicant if there was an opportunity to purchase adjacent property. He expressed concerns with pedestrian access to adjacent areas, and noted that the project entitlements before them were the land use designation and abandonment only, and not a development project. Commr. Miller supported the project, noting it will be a welcome replacement to the now vacant property and will improve the continuity of development in this area. Planning Commission Minutes June 14, 2006 - Page 3 Commr. Ashbaugh questioned the limited general plan amendment allotment, the reason for two different projects, and the density factor. There was also some discussion about the proximity of bus stops and transit lines to the site, and development of the Victoria Street extension as a private versus public street. Development proposals for future uses at the site shall incorporate design features, such as positioning of buildings, berming, and/or fencing to reduce direct access from the site AYES: Commrs. Ashbaugh, Christianson, Miller, Carter and Stevenson NOES: None ABSENT: Commrs. Brown and McCoy ABSTAIN: None The motion carried on a 5:0 vote. 2. Staff A. Agenda Forecast Deputy Director Doug Davidson presented an agenda forecast of upcoming projects. 3. Commission ADJOURMENT: With no further business before the Commission, the meeting adjourned at 8:18 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday June 28, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by Planning Commission on June 28, 2006. Diane R. Stuart, CM Management Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES June 28, 2006 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Charles Stevenson, John Ashbaugh, Peter Brown, Jason McCoy, Vice -Chair Carlyn Christianson and Chairperson Andrea Miller Absent: Commissioner Andrew Carter Staff: Deputy Director Doug Davidson, Associate Planners Tyler Corey and Jaime Hill, Natural Resources Manager Neil Havlik, Assistant City Attorney Christine Dietrick, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was amended, to hear item 3 first. MINUTES: Minutes of June 14, 2006. The minutes of June 14, 2006 were approved as submitted. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 3. Corner of Los Osos Valley Road and Foothill Boulevard. GPC 92-06; General Plan Conformity Report for acceptance of a conservation easement; City of San Luis Obispo, applicant. (Neil Havlik) Natural Resources Manager Neil Havlik presented the staff report recommending that the Commission determine and report to the City Council that the proposed property acquisition conforms with the General Plan. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Ashbaugh questioned the size of the easement. On motion by Commr. Ashbaugh to determine and report to the City Council that the proposed property acquisition conforms with the General Plan. Seconded by Commr. Stevenson. Planning Commission Minutes June 28, 2006 Page 2 AYES: Commrs. Ashbaugh, Brown, Christianson, Miller, McCoy, Stevenson NOES: None ABSENT: Commr. Carter ABSTAIN: None The motion carried on a 6:0 vote. 1. 499 N Chorro Street. TR and ER 207-05; Request for a 6 unit condominium project and public right-of-way property exchange, and environmental review; R-4 zone; Bella Vista, SLO, applicant. Associate Planner Tyler Corey presented the staff report recommending the Commission recommend to the City Council, approval of the Tentative Tract Map and Mitigated Negative Declaration of environmental impact. Truitt Vance, applicant, explained the existing drainage situation and outlined proposed project improvements that would alleviate the current problem. PUBLIC COMMENTS: Peggy Smith, San Luis Obispo, explained that she lives near the project and is concerned with existing drainage problems, noted that significant improvements are needed, and requested that she be informed when the project is beginning so that she can make preparations. There were no further comments made from the public. COMMISSION COMMENTS: Discussion was brief and focused on site drainage. Commr. Stevenson asked staff to review the design as it relates to the outdoor deck and noise ordinance. Commr. Ashbaugh asked about possible on -street parking restrictions at the comer of the site and whether or not there would be a Homeowner's Association. AYES: Commrs. Ashbaugh, Brown, Christianson, Miller, McCoy and Stevenson NOES: None ABSENT: Commr. Carter ABSTAIN: None The motion carried on a 6:0 vote. Planning Commission Minutes June 28, 2006 Page 3 2. 153 Senner Street. TR and ER 1-06; Request for a 10 -unit condominium project, and environmental review; R-3 zone; Ocean Ridge Development Group, applicant. (Jaime Hill) Associate Planner Jaime Hill presented the staff report recommending the Commission adopt a resolution recommending the City Council adopt the negative declaration of environmental impact and approve the tentative condominium tract map. Carol Florence, Oasis, representative for the applicant, gave a slide presentation of the proposed project and was available for questions. Brad Brechwald, Wallace Group, explained the project design and site drainage. PUBLIC COMMENTS: Several neighboring property owners spoke about their major concerns of drainage and the effect on the neighborhood of adding additional density on the site. Robert Maclntire, San Luis Obispo, and adjacent resident to the rear of the proposed project, expressed concerns with the additional housing units, the lack of parking and drainage. Victoria Maclntire, San Luis Obispo, noted her desire for a block wall between her property and the project. Grace Dempsey, San Luis Obispo, voiced concern with the potential destruction of property and the need for more parking. Steve Delmartini, San Luis Obispo, spoke in support of the project and the appropriateness of infill residential development in this area. Ms. McDermot, San Luis Obispo, noted she owns property near the project and expressed concems with the overcrowding in local apartments, drinking, lack of parking, and the likelihood of multiple students living in the units instead of families. There were no further comments made from the public. COMMISSION COMMENTS: Discussion focused on drainage, density, and the social and behavioral issues of the student -dominated neighborhood. The Commission commented that the proposed project would not significantly worsen existing social conditions in the area, but felt that given the large size of the units, additional assurance that the units would remain 2 - bedrooms was needed. To that effect, they discussed adding a condition to the CC&R's that only designated bedrooms be used as sleeping rooms. Commr. Ashbaugh questioned the fencing in back of the project and the concerns the neighbors had with drainage. Planning Commission Minutes June 28, 2006 Page 4 Commr. McCoy asked if using pervious pavers had been considered, suggested a wooden fence versus a cement wall, and expressed that some of the neighbor's concerns would be alleviated if the units were smaller and there was more parking. Commr. Stevenson asked if an easement had been discussed with the neighbors of the project, discussed the CC&R's and other regulations with the City that would enforce violations and protect the neighbors, and endorsed the ARC's direction that the units be reduced in scale to comply with setback standards. with a condition added to the CC&R's that only designated bedrooms be used as sleeping rooms. Seconded by Commr. Christianson. AYES: Commrs. Ashbaugh, Brown, Christianson, Miller, McCoy, Stevenson NOES: None ABSENT: Commr. Carter ABSTAIN: None The motion carried on a 6:0 vote. 4. Staff Agenda Forecast Deputy Director Doug Davidson gave an agenda forecast of upcoming agenda items and projects. 5. Commission ADJOURMENT: With no further business before the Commission, the meeting adjourned at 8:45 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday July 12, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by Planning Commission on July 12, 2006. CLDianLft �Stuart, e R. CM Management Assistant S SAN LUIS O.BISPO PLANNING COMMISSION MINUTES July 12, 2006 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Charles Stevenson, John Ashbaugh, Andrew Carter, Jason McCoy, Peter Brown, Vice -Chair Carlyn Christianson, and Chairperson Andrea Miller Absent: Commissioners Peter Brown and Andrea Miller Staff: Deputy Director Doug Davidson, Associate Planner Phil Dunsmore, City Biologist Freddie Otte, Assistant City Attorney Christine Dietrick, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of June 28, 2006. Approve or amend. The minutes of June 28, 2006, were approved as submitted. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 148 Broad Street AP -PC 74-03; Appeal of the Hearing Officer's approval to allow a second home on a existing lot; R-1 zone; Dr. Barry Jones, applicant; Therese Bayly, appellant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report, recommending the Commission deny the appeal and uphold the Hearing Officer's determination, based on findings and subject to conditions, including a condition that the plans be reviewed by the ARC to ensure neighborhood compatibility in terms of scale, massing, and overall design. A comprehensive presentation was given discussing the history of the project and the character of the neighborhood. Freddie Otte, City Biologist, answered questions regarding the environment surrounding the creek. Theresa Bayly, appellant, San Luis Obispo, asked to see some kind of boundary or footprint so that the setback would be visible; noted concerns with the wildlife habitat; and asked staff to define lot standards. Heidi Rank, applicant's representative, described the changes that have been made to address staffs concerns. % Planning Commission Minutes July 12, 2006 Page 2 PUBLIC COMMENTS: Greg Mesito, San Luis Obispo, felt the project would impact view corridors and affect the City's historical patterns. Gail Jacobsen, San Luis Obispo expressed concern with the proposed driveway to the project. Richard Schmidt, San Luis Obispo, felt the City was not taking creek impact into account enough and suggested the Commission address the issue of fences and decks near the creek. He presented a slide presentation and asked for a more detailed environmental impact report on the local wildlife. Ralph Jacobsen, San Luis Obispo, expressed concerns with the scale and mass of the proposed new residence. There were no further comments made from the public. COMMISSION COMMENTS: Discussion focused on creek habitat, wildlife corridors and concerns regarding the scale and mass of the proposed new residence, potential biological concerns, creek setbacks and neighborhood character. Commr. Stevenson questioned the buildable/useable area of the lot; had concerns with possible site restoration, including vegetation; felt the lot is unique and would like to see a larger setback, consolidated driveways, and the project size reduced. Commr. McCoy asked about creekside wildlife and disruption of their habitat. Commr. Ashbaugh asked about the project as it relates to the City's Open Space Element. Commr. Carter questioned the restrictions on this project, expressing that the project is compatible with the neighborhood and supported only one driveway. Both Commissioners Mc Coy and Carter felt that the conditions were excessive and that the proposal already complies with the code. Commr. Christianson concurred with the Commission to eliminate fencing to the driveway and agreed with the need for a restoration plan. On motion by Commr. Ashbaugh to approve the Use Permit and deny the appeal recommend the ARC reduce the scale and mass of the new residence 4) recommend a ZO Planning Commission Minutes July 12, 2006 Page 3 AYES: Commrs. Christianson, Ashbaugh, Stevenson NOES: Commrs. McCoy and Carter ABSENT: Commrs. Brown and Miller ABSTAIN: None The motion carried on a 3:2 vote. On motion by Commr. Ashbau4h to refund the $100 appeal fee to the appellant. Seconded by Commr. Carter AYES: Commrs. Christianson, Ashbaugh, Stevenson, McCoy and Carter NOES: None ABSENT: Commrs. Brown and Miller ABSTAIN: None The motion carried on a 5:0 vote. 2. Staff A. Agenda Forecast Deputy Director Doug Davidson gave an agenda forecast of upcoming agenda items and projects. 3. Commission ADJOURMENT: With no further business before the commission, the meeting adjourned at 8:40 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday July 26, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by Planning Commission on July 26, 2006. C Diane R. Stuart, CM Management Assistant ., SAN LUIS OBISPO PLANNING COMMISSION MINUTES July 26, 2006 CALL TO ORDERIPLEDGE OF ALLEGIANCE: ROLL CALL: Commissioners Charles Stevenson, John Ashbaugh, Andrew Carter, Jason McCoy, Peter Brown, Vice -Chair Carlyn Christianson, and Chairperson Andrea Miller Absent: None Staff: Deputy Director Doug Davidson, Associate Planner Phil Dunsmore, Assistant City Attorney Christine Dietrick, Director of Parks and Recreation Betsy Kiser and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of July 12, 2006. Approve or amend. The minutes of July 12, 2006 were approved as submitted. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 215 Bridge Street A 72-06; Request for work/live units in the Manufacturing zone; M -PD zone; John and Kay Semon, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report, recommending the Commission approve a work -live component in the Bridge Street project, based on findings and subject to conditions and code requirements. George Garcia, applicant's representative, gave a slide presentation highlighting the project components. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commrs. Stevenson and Ashbaugh expressed concerns that were related to the general work/live concept and how certain components, such as amount of floor area dedicated to living space, would be enforced. Other commissioners felt that this was a good location to _ adopt the work/live concept and supported the proposal. Commr. Stevenson questioned why this project did not go back to the City Council since significant changes were made. Planning Commission Minutes July 26, 2006 Page 2 Commr. Ashbaugh asked if the Council had reviewed floor plans, questioned whether it was presented to the Council as a work/live project, noted that he felt the public's concerns should be given full consideration, and expressed concern about setting a precedent with the approval of this project. Commr. Carter discussed the project design particulars and asked staff about the open area across the creek. Commr. Christianson reiterated her feelings when the project was first presented as residential along the driveway, and expressed support for the work/live nature of the project. Commr. McCoy felt the project gives the community an opportunity to experiment with the work/live concept. Commr. Miller agreed that the project presents an opportunity to attempt a work/live project. Commissioners Stevenson and Ashbaugh did not support the concept due to basic concerns with the applicability of the work/live concept, the history of opposition to residential uses at this location, and the potential for enforcement difficulties. Seconded by Commr. Carter. AYES: Commrs. Miller, Brown, McCoy, Carter and Christianson NOES: Commrs. Ashbaugh, Stevenson ABSENT: None ABSTAIN: None The motion carried on a 5:2 vote. 2. City -Wide. R/TA, SP and ER 107-06; Request to amend the Zoning Regulations and Airport Area Specific Plan to allow temporary parking in the BP zone, and environmental review; City of San Luis Obispo, applicant. (Jaime Hill) Associate Planner Jaime Hill presented the staff report and gave a brief presentation explaining the proposed text amendments, and pointing out that individual development proposals would be reviewed on a case-by-case basis. She recommended the Commission adopt the resolution recommending approval to the City Council of the proposed changes to the Zoning Regulations and Airport Area Specific Plan, and recommend adoption of the proposed Negative Declaration of Environmental Impact for the project. _ PUBLIC COMMENTS: There were no further comments made from the public. Planning Commission Minutes July 26, 2006 Page 3 COMMISSION COMMENTS: Commr. Stevenson had questions about the definition of "temporary" and "intermittent," and the types of improvements that are generally made to temporary parking lots. Commissioners Ashbaugh and Brown commented that they would like to see more shared parking facilities in the future, rather than additional large parking lots. On motion by Commr. Ashbaugh to adopt the resolution recommending the Council approve the proposed changes to the Zoning Regulations and Airport Area Specific Plan, and recommend adoption of the proposed Negative Declaration of Environmental Impact for the project. Seconded by Commr. Christianson. AYES: Commrs. Miller, Ashbaugh, Brown, McCoy, Carter, Stevenson, and Christianson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7: 0 vote. COMMENT AND DISCUSSION: 3. Staff A. Agenda Forecast Deputy Director Doug Davidson gave an agenda forecast of upcoming agenda items and projects. He reminded the Commission of the Community Development Department's move to 919 Palm Street, and noted that the office would be closed on Friday, August 11th and Monday, August 14th. 4. Commission ADJOURMENT: With no further business before the commission, the meeting adjourned at 8:05 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday August 9, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by Planning Commission on August 9, 2006. Diane R. Stuart, CM Management Assistant M SAN LUIS OBISPO PLANNING COMMISSION MINUTES August 9, 2006 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Charles Stevenson, John Ashbaugh, Andrew Carter, Jason McCoy, Peter Brown, Vice -Chair Carlyn Christianson, and Chairperson Andrea Miller Absent: Commissioner Carlyn Christianson Staff: Deputy Director Doug Davidson, Associate Planner Jaime Hill, Senior Planner Pam Ricci, Assistant City Attorney Christine Dietrick, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of July 26, 2006. Approve or amend. The minutes of July 26, 2006, were approved as amended. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. City -Wide. R/TA 226-05; Request to amend the Zoning Regulations for consistency with other City documents, clarify the intent of City policies and advance their implementation, streamline permit processing and to correct typological errors, and environmental review; City of San Luis Obispo, applicant. (Jaime Hill) Commissioners Carter and Miller recused themselves do to potential conflicts of interest with the sections pertaining to Wireless Telecommunications and Home Occupations, respectively. Following a brief introduction regarding the purpose and use of the Zoning Regulations, and previous amendments to the code, Deputy Director Doug Davidson, Senior Planner Pam Ricci, and Associate Planner Jaime Hill outlined the range of updates recommended in the staff report. Staff recommended the Commission make a recommendation to the City Council to approve Zoning Regulations text updates. PUBLIC COMMENTS: There were no comments made from the public. Planning Commission Minutes August 9, 2006 Page 2 COMMISSION COMMENTS: The Commissioner systematically went through the proposed modifications, discussing questions and concerns, and soliciting clarification from staff. Discussion focused on the changes to the following sections: Home Occupations, Non -conforming Structures, Parking, Wireless Telecommunications, Secondary Dwelling Units, and the definition of Gross Floor Area. The Commissioner ultimately reached consensus on four changes to the recommended language that should be made. Commr. Brown felt the language on Home Occupations restrictions could be updated and expressed concern with street yard setback requirements related to parking. Commr. Ashbaugh had questions relating to the distinction between non -conforming structures and uses. Commr. McCoy voiced support for the concept of tandem parking. Commr. Stevenson asked to discuss two issues beyond the scope of the amendments presented in the agenda report. On motion by Commr. Brown to recommend that the City. Council approve adopt a Mitigated Negative Declaration and approve the revisions to the Zoning Regulations } Seconded by Commr. Stevenson. AYES: Commrs. McCoy, Ashbaugh, Stevenson, Brown NOES: None ABSENT: Commr. Christianson ABSTAIN: Commrs. Carter and Chair Miller The motion carried on a 4:0 vote. Commr. Stevenson raised a concern that the city's established Planned Development (PD) process was onerous and costly and suggested alternative mechanism be explored to accommodate innovative development proposals. Staff responded by explaining that the PD process approved a preliminary development plan as part of the overlay zoning and was intended to promote innovative development, protect sensitive resources, and allow for exceptions to property development standards. Commr. Stevenson also requested that staff look into the possibility of amending the City's Property Maintenance Standards to prohibit the parking of licensed recreational vehicles in residential driveways. 2. Staff A. Agenda Forecast ' Planning Commission Minutes August 9, 2006 Page 3 Deputy Director Doug Davidson gave an agenda forecast of upcoming agenda items and projects. The Commission discussed the meeting dates scheduled for December 2007, noting that the latter part of December is typically the slowest time of year for processing applications due to the holidays, and by consensus cancelled the meeting of December 26, 2007. 3. Commission ADJOURMENT: With no further business before the commission, the meeting adjourned at 9:25 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday August 23, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by Planning Commission on August 23, 2006. Diane F2. Stuart; CM Management Assistant _ SAN LUIS OBISPO U PLANNING COMMISSION MINUTES August 23, 2006 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Present: Commissioners Charles Stevenson, John Ashbaugh, Peter Brown, Andrew Carter, Jason McCoy, Vice -Chair Carlyn Christianson and Chairperson Andrea Miller Absent: None Staff: Deputy Director Doug Davidson, Associate Planner Jaime Hill, Assistant City Attorney Christine Dietrick, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as written. MINUTES: Minutes of August 9, 2006. The minutes of August 9, 2006 were approved as submitted. PUBLIC COMMENT: There were no comments made from the public PUBLIC HEARINGS: 1. 577 8.579 Marsh Street and 1213 & 1221 Nipomo Street. TR and ER 36-06; Review of a tentative tract map for an airspace condominium subdivision including 33 residential units and 3 commercial units, and environmental review; C -D zone; Berrnant Homes, applicant. (Jaime Hill) Associate Planner Jaime Hill presented the staff report, recommending the Commission adopt a resolution recommending approval of the Mitigated Negative Declaration of Environmental Impact and tentative tract map to the City Council. Staff gave a brief presentation explaining the Condominium Subdivision Regulations, and State Law 435 regarding the density bonus and concession. The applicant team then walked the Commission through the development, explaining the building design, layout, and parking. Detlev Peikert, Peikert Group Architects, described the project with graphics. Scott Hopkins, Peikert Group Architects, went into further detail on the project Planning Commission Minutes August 23, 2006 Page 2 PUBLIC COMMENTS: Ernie Martin, San Luis Obispo, expressed general concerns about the height of buildings in the downtown, maintaining views to the mountains, compatibility of architecture with the Old Town area, and the increasing parking problems on Pacific, Buchon, and Islay Streets. He also expressed that he felt that this project was well designed. There were no further comments made from the public. COMMISSION COMMENTS: The Commission discussed a variety of issues, including the term and tenure of the affordable units, parking, and property development standards. Commr. Ashbaugh focused on the height and mass of the project, and recommended that the owners of the commercial tenant spaces be awarded parking on-site. Commr. Brown had questions about the location of the transit stop on Nipomo, and recommended that additional long-term bike storage for the residents be provided on the ground level. Commr. Stevenson felt that the smoke generated by the Old Country Deli should have been addressed in the environmental document, that there should be additional commercial space, potentially on the Nipomo frontage, and that the upper story should have an additional setback. Commrs. Carter, McCoy, Christianson, and Chairwoman Miller all expressed that this is an appropriate location for a project of this type and scale, that it includes many features that we should be encouraging, such as underground parking for residents, and that it seems well designed. smoke and odors that they create. Seconded by Commr. Carter. AYES: Commrs. Ashbaugh, Christianson, McCoy, Carter, Brown, and Miller NOES: Commr. Stevenson ABSENT: None ABSTAIN: None The motion carried on a 6:1 vote Cl Commr. Stevenson voted no due to concern about the ratio of residential to commercial floor area, the reduction of commercial floor area on the site, and concern with the adequacy of the mitigated negative declaration concerning the effect of smoke to sensitive receptors. Planning Commission Minutes August 23, 2006 Page 3 2. Staff A. Agenda Forecast Deputy Director Davidson gave an agenda forecast of upcoming meetings and projects, and reviewed the meeting schedule for November and December of this year. 3. Commission ADJOURMENT:. With no further business before the Commission, the meeting adjourned at 8:30 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday, September 13, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by the Planning Commission on September 13, 2006. L Diane R. Stuart, Ciel Management Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES September 13, 2006 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Charles Stevenson, John Ashbaugh, Andrew Carter, Jason McCoy, Peter Brown, Vice -Chair Carlyn Christianson, and Chairperson Andrea Miller Absent: Commissioners Carlyn Christianson Staff: Deputy Director Doug Davidson, Associate Planner Phil Dunsmore, Assistant City Attorney Christine Dietrick, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of August 23, 2006. Approve or amend. The minutes of August 23, 2006, were approved as amended. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 1364 San Marcos Court. MS and ER 158-04: Consideration of a tentative parcel map creating two lots from one lot, and environmental review; R-1 zone, Jerry Reiss, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report, recommending the Commission deny the proposed vesting tentative parcel map based on findings which he explained. Andrew Merriam, Wallace Group, representative for the applicant, spoke in support of the request, explained how the driveway would be widened to improve conditions, and described how there were no other access opportunities Jerry Reiss, property owner, was available for questions. PUBLIC COMMENTS: A letter was presented to the Commission from a neighbor opposing the project. Rolf Monteen, SLO, spoke against the project, explained the impact of the project to his property, was concerned about the loss of trees and vegetation; felt the driveway would Planning Commission Minutes September 13, 2006 Page 2 be better served going to Augusta Street, and presented photos to show the size of the current driveway. Eric McSwain, San Luis Obispo, spoke against the project, expressed concerns with increased traffic on Johnson Avenue and the extended driveway. Scott Moran, San Luis Obispo, opposed the project, discussed the driveway dimensions and presented photos, and expressed safety concerns with vehicles exiting onto Johnson Avenue. Ed Mayo, San Luis Obispo, expressed concerns with the increased density, and opposed the project. Chris Burtness, San Luis Obispo, spoke against the project and voiced concerns with the easement created in 2003 which his family was unaware of. George Shamis, San Luis Obispo, opposed the project and noted concerns with changes occurring in the neighborhood. Mark Ekhert, San Luis Obispo, expressed concerns with noise and increased density, noting his opposition to the project. Robert Cooper, San Luis Obispo, owner of the current driveway that would need to be widened, spoke against the project and did not support the easement. Craig Adams, San Luis Obispo, had concerns with traffic and density, and expressed opposition to the request. There were no further comments made from the public. COMMISSION COMMENTS: The Commission discussed the history of the proposed lot, the access, and complexities of the ownership and easement issues. They encouraged the applicant to seek alternative access to another street other than Johnson Avenue. Commr. Stevenson discussed the proposed driveway and possible widening, as well as loss of vegetation. Commr. Ashbaugh asked staff about other possibilities for the parcel if this project is denied. Commr. McCoy asked where the original access for parcel was located. He noted he could not support the project because of neighborhood concerns with fire and traffic safety, and another dwelling unit. Commr. Carter asked about the original access to the lot. Planning Commission Minutes September 13, 2006 Page 3 Commr. Miller discussed possible avenues for the owner with the denial of this project. On motion by Commr. Carter to deny the proposed tentative parcel map. Seconded by Commr. Ashbaugh. AYES: Commrs. Ashbaugh, Stevenson, Brown, McCoy, Carter, Miller NOES: None ABSENT: Commr. Christianson RECUSED: None The motion carried on a 6 :0 vote. 2. 1-772 Calle Joaquin. U 123-05; Request to construct a wireless telecommunications facility camouflaged by two 31- foot tall faux trees; C/OS-10 zone; Cingular Wireless, applicant. (Tyler Corey) Associate Planner Phil Dunsmore presented the staff report, recommending approval of the use permit, based on findings and subject to conditions. Jeff Jacobsen, Infranext, applicant's representative, described the simulated trees and clarified the location of the facilities. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Stevenson spoke in favor of the project with protection of existing trees and vegetation. On a motion by Commr. Brown to approve the use permit based on findin-gs and subject to conditions. Seconded by Commr. McCoy. AYES: Commrs. Ashbaugh, Brown, Miller, McCoy, Stevenson NOES: None RECUSED: Commr. Carter ABSENT: Commr. Christianson The motion carded on a vote of 5:0. 3. 1908 Ruth Street. MS and ER 109-06; Consideration of a tentative parcel map creating two parcels (3,085 sq. ft. and 4,389 sq. ft. ) from one lot, with exceptions to Planning Commission Minutes September 13, 2006 Page 4 the Subdivision Regulations for lot depth, width, and area requirements, and environmental review; R-2 zone; Gary and Ruth Kounanis, applicant. (Brian Leveille) (To be continued to a date uncertain.) This item was continued to a date uncertain, without discussion, to allow the applicant additional time to explore different options in terms of map design which creates two lots that fully comply with density standards. 4. City -Wide. R/TA and ER 226-05: Request to amend the Zoning Regulations Addressing home occupations and various commercial development standards, and environmental review; City of San Luis Obispo, applicant. (Jaime Hill) Deputy Director Doug Davidson presented the staff report and provided a brief introduction regarding the modifications and directions from the previous Commission direction given on August 9, 2006. He also outlined four additional changes to the regulations that had been identified since the last meeting. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS:. Commissioners Carter and Miller recused themselves do to potential conflicts of interest with the sections pertaining to Home Occupations. The Commission discussed the proposed modifications, voiced some questions and concerns, and solicited clarification from staff Commr. Stevenson was concerned about the inequity between limiting the size of trucks and vans for home businesses parked within the front yard areas of driveways, while allowing an unlimited size for recreational vehicles. He asked that staff revise the language regarding parking or storage of large recreational vehicles so that it is more in keeping with the limitation on vehicles for home businesses. On motion by Commr. Stevenson to recommend approval of the Zoning Regulations text amendments to the City Council as recommended by staff, with two modifications to the language on additional parking reduction options, with direction to staff to prepare proposed language for regulating large recreational vehicles in front yard areas of driveways in residential zones. This direction to research regulation of RVs will be conducted after the Council reviews the Commission recommendation on the Zoning Regulations Update and is not intended to be a part of this current Amendment. Seconded by Commr. Ashbaugh AYES: Commrs. Ashbaugh, Brown, McCoy, Stevenson NOES: None Planning Commission Minutes September 13, 2006 Page 5 ABSENT: Commr. Christianson ABSTAIN: Commrs. Miller and Carter The motion carried on a vote 4:0 vote. COMMENT AND DISCUSSION: 5. Staff A. Agenda Forecast Deputy Director Doug Davidson gave an agenda forecast of upcoming agenda items and projects. with the health, safety, and welfare such as flag lots where access is difficult or Problematic. Seconded by Commr Stevenson AYES: Commrs. Ashbaugh, Brown, Miller, McCoy, Stevenson NOES: Commr. Brown RECUSED: None ABSENT: Commr. Christianson The motion carried on a vote of 5:1. 6. Commission ADJOURMENT: With no further business before the commission, the meeting adjourned at 9:45 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday September 27, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by Planning Commission on September 27, 2006. Diane R. Stuart, CM Management Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES O September 27, 2006 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Present: Commissioners Charles Stevenson, John Ashbaugh, Peter Brown, Andrew Carter, Jason McCoy, Vice -Chair Carlyn Christianson and Chairperson Andrea Miller Absent: None Staff: Natural Resources Manager Neil Havlik, Deputy Director Doug Davidson, Assistant City Attorney Christine Dietrick, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as written. MINUTES: Minutes of September 13, 2006. The minutes of September 13, 2006 were approved as amended. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 350 Woodbridge Street. GPI and ER 142-06; Review of the draft Conservation Plan and environmental review for the South Hills Natural Reserve; C/OS-40-SP zone: City of San Luis Obispo, applicant. (Neil Havlik) Neil Havlik, Natural Resources Manager, presented the staff report, recommending approval of the draft Conservation Plan and Initial Study to the City Council. PUBLIC COMMENTS: Barry Frantz, San Luis Obispo, resident near the reserve, would like to see the area untouched with no trails added to the northeast base near housing, and supports cleaning out the wetlands area. Kathy Cunningham, San Luis Obispo, asked about a possible pedestrian connection from Lawrence Drive. Planning Commission Minutes September 27, 2006 Page 2 George Rosenberger, San Luis Obispo, presented the Commission with a document listing four major concerns. He expressed that some conflicts may exist between proposed pedestrian trail locations and current wildlife movement patterns, and that an adequately mowed buffer zone significantly exceeding 20 feet should be required. Arnold Jonas, San Luis Obispo, felt the proposed trail on the northeast side is ill-advised and does not lead to the crest of the hill. He felt there are problems with water run-off and would like to see other plans with different access points. Shawn McNabb, San Luis Obispo, voiced concerns with trails, particularly the northeast trail, and other proposed changes to the reserve. Russell Robinson, San Luis Obispo, spoke in opposition to the northeast trail. Mary Whittlesey, San Luis Obispo, expressed concerns with water run-off, possible fire threats, and security issues. Mike Cunningham, San Luis Obispo, spoke in support of hiking in the area. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Ashbaugh asked staff if a topographic map could be included in the Plan along with added wording on scenic views. He questioned whether wheelchair access and horse trails could be considered in the future, and suggested informational signing and benches be added to the Exposition Park area. Commr. Christianson asked for an explanation of a class 1 bike trail and was informed that would need to be updated since the plan was not to pave the trail. She also discussed the broadness of the Open Space Element in relation to recreation uses. Commr. Carter asked for clarification on access to the bike trails through the Bridge Street project. He voiced agreement with the comments that the trail should lead to the ridge top and discussed access points to the trails. Commr. Miller asked if there were concerns with health risks related to the minerals coming from the serpentine rock. Commr. Brown had several wording corrections to pages 10, 11 and 12 including division of pedestrian and bike trails for safety and for reducing the potential of erosion. He noted support for numerous trails and access points. Commr. McCoy suggested naming the park portion of the reserve "Exposition Park", naming the reserve portion "South Hills Natural Reserve" and possibly naming one trail "Cheapskate Trail" commemorating the historical name applied in that area. It was noted that this could be addressed in comments to the City Council. Commr. McCoy also spoke in favor of a loop trail with numerous access points. Planning Commission Minutes September 27, 2006 Page 3 After discussion with Neil Havlik, the majority of the Commission agreed that continued grazing on the land was impractical given the Margarita Area development and the rocky soils of the South Hills. After statements by Commissioners McCoy and Brown, the majority of the Commission was in support of the trail on the northeast side — the so-called "braided trails" to foster connectivity and a loop trail system. Following questions from the public and Commission, staff agreed to confirm the maintenance responsibility of the 20 -foot strip bordering the Stoneridge development. On motion by Commr. Christianson to recommend to the City Council that the Plan and Mitigated Negative Declaration be adopted as amended. Seconded by Commr. McCoy. AYES: Commrs. Ashbaugh, Brown, Christianson, McCoy, Carter, Miller, Stevenson NOES: None REFRAIN: None ABSENT: None The motion carred on a 7:0 vote. 2. Staff A. Agenda Forecast No agenda forecast was given. 3. Commission ADJOURMENT: With no further business before the Commission, the meeting adjourned at 10:25 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday October 11, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by Planning Commission on October 11, 2006. Diane R. Stuart, CM Management Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES �.' October 11, 2006 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Charles Stevenson, John Ashbaugh, Andrew Carter, Jason McCoy, Peter Brown, Vice -Chair Cadyn Christianson, and Chairperson Andrea Miller Absent: None Staff: Deputy Director Doug Davidson and Assistant City Attorney Christine Dietrick ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as presented. MINUTES: Minutes of September 27, 2006. Approve or amend. The minutes of September 27, 2006, were approved as amended. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: There were no public hearing items on this agenda. COMMENT AND DISCUSSION: 1. Staff A. Agenda Forecast Deputy Director Davidson gave an agenda forecast of upcoming items and projects. B. PC Goals and Financial Plan Schedule for 2007-2009 Deputy Director Davidson gave an overview on the 2007-2009 Financial Plan. After questions and discussions, the Planning Commission made a draft recommendation of goals for the Council to consider in the 2007-2009 Financial Plan as follows, in order of priority: 1. Update Land Use and Circulation Element; 2. Implement Housing Element with a priority on reducing regulatory barriers to providing affordable housing, emphasized in Programs 2.3.3 and 2.3.4; Planning Commission Minutes October 11, 2006 Page 2 3. Implement Conservation and Open Space Element with a priority on the LEED program (Program 5.30.7), photographic baseline of visual setting and conditions (scenic views, hillside ridgelines, Program 9.30.13), and acquisition of open space (program 8.30.1); and 4. Secure additional funding for the completion and implementation of the Broad Street Corridor Plan. It was noted that this is a draft recommendation to be finalized at the Planning Commission meeting of December 13, 2006. This two-step process will allow the Commission to review the financial goals of other Advisory Bodies, confirm the final wording of the recommendation, and receive additional input from staff on upcoming projects the Commission will be reviewing which could affect the financial goals. 2. Commission Commissioner Stevenson reported that he be unable to attend the October 25, 2006 meeting. ADJOURMENT With no further business before the Commission, the meeting adjourned at 9:00 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday, October 25, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Doug Davidson Deputy Community Development Director Development Review Approved by Planning Commission on October 25, 2006. Diane R. Stuart, �M Management Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES October 25, 2006 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Peter Brown, John Ashbaugh, Andrew Carter, Jason McCoy, Vice -Chair Carlyn Christianson, and Chairperson Andrea Miller Absent: Commissioner Charles Stevenson Staff: Deputy Director Doug Davidson, Associate Planner Tyler Corey, Assistant City Attorney Christine Dietrick, Natural Resources Manager Neil Havlik, Supervising Civil Engineer Rob Livick and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as presented. MINUTES: Minutes of September 27, 2006. Approve or amend. The minutes of September 27, 2006, were approved as submitted. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 300 Lawrence Drive. TR, and PD 82-05 (SLO Tract 2723); Consideration of a vesting tentative tract map creating 12 single-family lots and one open space lot with exceptions to density standards and PD rezoning to allow exceptions to density standards; R-1 zone; Total Development Company, applicant. (Tyler Corey) Associate Planner Tyler Corey presented the staff report recommending the Planning Commission recommend to the City Council, denial of the vesting tentative tract map and Planned Development Rezone, based on findings which he outlined. Natural Resources Manager Neil Havlik, reviewed General Plan consistency issues, environmental concerns, and indicated specific rare plant species that would be impacted by the development proposal. Deputy Director Doug Davidson explained the reason for the lack of environmental review, and that performing environmental review and conditioning the project at this stage is not feasible due to the lack of information provided, need for additional studies, and unknown project impacts. Draft Planning Commission Minutes October 25, 2006 Page 2 Marshall Ochylski, applicant's representative, project, provided written documentation on focused on the issue of density. Greg McGowan, applicant's representative, project. PUBLIC COMMENTS: gave a PowerPoint presentation of the the project's various re -submittals, and supported environmental review of the Paul Gordon, 461 Lawrence Dr., SLO, opposed the project and voiced concern with increased traffic. Matthew Keeling, 532 Lawrence Dr., SLO, voiced concerns with traffic and inconsistencies with the General Plan and did not support the project. Elizabeth Ellis, Lawrence Dr., SLO, felt the project was not suitable for the location. Dave Hacker, 569 Lawrence Dr., SLO, felt the project was not consistent with the General Plan and should be denied. Terri Joslin, 491 Lawrence Dr., SLO, agreed with previous speakers, expressed concerns with traffic, and expressed opposition to the project. Sandy Jordan, 660 Lawrence Dr., SLO, expressed concerns with . natural resources issues, site topography, and did not support an exception to density standards for the project. Kevin Cooper, 452 Lawrence Dr., SLO, agreed with previous speakers and felt there was a need for the applicant to submit additional information. Shawn McMann, 2438 Cumbre Ct., SLO, had concerns with the loss of view, environmental impacts, possible impacts to property values, and did not support the project. Dan Coulden, 2463 Ladera Ct., SLO, discussed the letter he previously submitted to the Commission, expressed concerns with a decrease in property values, and opposed having a street put in behind his home. Paula Carr, 615 Lawrence Dr., SLO, had concerns with parking and traffic on Lawrence Drive, and project conflicts with the General Plan. Marian Eaton, 610 Lawrence Dr., SLO, agreed with previous speakers and opposed the project. Richard Stevens, 309 Lawrence Dr., SLO, opposed the project, focusing on traffic coming from Broad Street and parking for the public access to the open space. Russell Robinson, 2442 Cima Court, SLO, discussed the information in the letter he submitted, 'and added a concern of possible flood damage from improper drainage. Draft Planning Commission Minutes October 25, 2006 Page 3 Lawrence Wright, SLO, agreed with previous speakers and opposed the project. Mike McGee, 2615 Meadow St., SLO, spoke against the project, noting his main concern was drainage. Arnold Jonas, 2437 Cumbre Crt., SLO, voiced concerns with a number of impacts to the City and stated that the project is a flatland development proposed on a site with steep topography and significant natural resources that require protection and consideration by the General Plan. Jim Echart, Ladera Ct., SLO, agreed with previous speakers, and did not support the project. Mike Gunkel, Ladera Ct., SLO, agreed with previous speakers, noting his objection to the project and potential drainage impacts resulting from site development. Mike Inase, 660 Lawrence Dr., SLO, had various concerns with the project and the impact to the neighborhood, and did not support the project. There were no further comments made from the public. COMMISSION COMMENTS: Discussion focused on the project's non-conformance with the General Plan. Commr. McCoy noted his concern with the lack of environmental review, and asked Natural Resources Manager Havlik about specific trees on the site and their significance. Commr. Ashbaugh brought up the project's inconsistencies with the General Plan and the possible consequences with the Commission's denial and asking staff about possible alternatives to the plan submitted. Commr. Carter asked Natural Resources Manager Havlik about the comparison to Bowden Ranch, discussed affordable housing both on- and off-site, and noted his desire to come to an agreement regarding new housing. Commr. Brown responded to earlier remarks made by Commr. McCoy, noted the applicant is not ready to bring to the project to the Commission, and spoke to the public's comments with a hope that a revised project will be submitted that is consistent with the General Plan in the future, noting that their traffic concerns relate to current, not future, residents Commr. Miller asked Deputy Director Davidson to clarify the affordable housing option presented by the applicant, and expressed the need for housing. Draft Planning Commission Minutes October 25, 2006 Page 4 Commr. Christianson agreed with staff and the absence of environmental review since the project does not meet General Plan. policies. Seconded by Commr. Christianson. AYES: Commrs. Christianson, Ashbaugh and Brown NOES: Commrs. Miller, McCoy and Carter ABSENT: Commr. Stevenson RECUSED: None The motion failed on a 3 :3 tie vote. On a second motion by Commr. Miller to have the applicant work with staff to meet the General Plan requirements and make another presentation. Seconded by Commr. McCoy. AYES: Commrs. Ashbaugh, Miller and McCoy NOES: Commrs. Brown, Christianson and Carter ABSENT: Commr. Stevenson RECUSED: None The motion failed on a 3:3 tie vote. On a third motion by Commr. Brown to recommend the City Council deny the vesting tentative tract map and PD rezone based on findings, and to recommend the applicant redesign the Proiect consistent with the General Plan.. Seconded by Commr. Christianson. AYES: Commrs. Ashbaugh, Brown, Christianson, Carter, McCoy NOES: Commr. Miller ABSENT: Commr. Stevenson RECUSED: None 2. Staff A. Agenda Forecast Deputy Director Doug Davidson gave an agenda forecast of upcoming agenda items and projects. Draft Planning Commission Minutes October 25, 2006 Page 5 3. Commission ADJOURMENT: With no further business before the Commission, the meeting adjourned at 10:40 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday November 15, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by Planning Commission on November 15, 2006. Diane R. Stuart, CM Management Assistant SAN LUIS OBISPO . PLANNING COMMISSION MINUTES October 25, 2006 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Peter Brown, John Ashbaugh, Andrew Carter, Jason McCoy, Vice -Chair Carlyn Christianson, and Chairperson Andrea Miller Absent: Commissioner Charles Stevenson Staff: Deputy Director Doug Davidson, Associate Planner Tyler Corey, Assistant City Attorney Christine Dietrick, Natural Resources Manager Neil Havlik, Supervising Civil Engineer Rob Livick and Recording . Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as presented. MINUTES: Minutes of September 27, 2006. Approve or amend. The minutes of September 27, 2006, were approved as submitted. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 300 Lawrence Drive. TR, and PD 82-05 (SLO Tract 2723); Consideration of a vesting tentative tract map creating 12 single-family lots and one open space lot with exceptions to density standards and PD rezoning to allow exceptions to density standards; R-1 zone; Total Development Company, applicant. (Tyler Corey) Associate Planner Tyler Corey presented the staff report recommending the Planning Commission recommend to the City Council, denial of the vesting tentative tract map and Planned Development Rezone, based on findings which he outlined. Natural Resources Manager Neil Havlik, reviewed General Plan consistency issues, environmental concerns, and indicated specific rare plant species that would be impacted by the development proposal. Deputy Director Doug Davidson explained the reason for the lack of environmental review, and that performing environmental review and conditioning the project at this stage is not feasible due to the lack of information provided, need for additional studies, and unknown project impacts. Draft Planning Commission Minutes October 25, 2006 Page 2 • Marshall Ochylski, applicant's representative, gave a PowerPoint presentation of the project, provided written documentation on the project's various re -submittals, and focused on the issue of density. Greg McGowan, applicant's representative, supported environmental review of the project. PUBLIC COMMENTS: Paul Gordon, 461 Lawrence Dr., SLO, opposed the project and voiced concern with increased traffic. Matthew Keeling, 532 Lawrence Dr., SLO, voiced concerns with traffic and inconsistencies with the General Plan and did -not support the project. Elizabeth Ellis, Lawrence Dr., SLO, felt the project was not suitable for the location. Dave Hacker, 569 Lawrence Dr., SLO, felt the project was not consistent with the General Plan and should be denied. Terri Joslin, 491 Lawrence Dr., SLO, agreed with previous speakers, expressed concerns with traffic, and expressed opposition to the project. NoSandy Jordan, 660 Lawrence Dr., SLO, expressed concerns with natural resources issues, site topography, and did not support an exception to density standards for the project. Kevin Cooper, 452 Lawrence Dr., SLO, agreed with previous speakers and felt there was a need for the, applicant to submit additional information. Shawn McMann, 2438 Cumbre Ct., SLO, had concerns with the loss of view, environmental impacts, possible impacts to property values, and did not support the project. Dan Coulden, 2463 Ladera Ct., SLO, discussed the letter he previously submitted to the Commission, expressed concerns with a decrease in property values, and opposed having a street put in behind his home. Paula Carr, 615 Lawrence Dr., SLO, had concerns with parking and traffic on Lawrence Drive, and project conflicts with the General Plan. Marian Eaton, 610 Lawrence Dr., SLO, agreed with previous speakers and opposed the project. Richard Stevens, 309 Lawrence Dr., SLO, opposed the project, focusing on traffic coming from Broad Street and parking for the public access to the open space. Russell Robinson; 2442 Cima Court, SLO, discussed the information in the letter he submitted, and added a concern of possible flood damage from improper drainage. Draft Planning Commission Minutes October 25, 2006 Page 3 t Lawrence Wright, SLO, agreed with previous speakers and opposed the project. Mike McGee, 2615 Meadow St., SLO, spoke against the project, noting his main concern was drainage. Arnold Jonas, 2437 Cumbre Crt., SLO, voiced concerns with a number of impacts to the City and stated that the project is a flatland development proposed on a site with steep topography and significant natural resources that require protection and consideration by the General Plan. Jim Echart, Ladera Ct., SLO, agreed with previous speakers, and did not support the project. Mike Gunkel, Ladera Ct., SLO, agreed with previous speakers, noting his objection to the project and potential drainage impacts resulting from site development. Mike Inase, 660 Lawrence Dr., SLO, had various concerns with the project and the impact to the neighborhood, and did not support the project. There were no further comments made from the public. COMMISSION COMMENTS: Discussion focused on the project's non-conformance with the General Plan. Commr. McCoy noted his concern with the lack of environmental review, and asked Natural Resources Manager Havlik about specific trees on the site and their significance. Commr. Ashbaugh brought up the project's inconsistencies with the General Plan and the possible consequences with the Commission's denial and asking staff about possible alternatives to the plan submitted. Commr. Carter asked Natural Resources Manager Havlik about the comparison to Bowden Ranch, discussed affordable housing both on- and off-site, and noted his desire to come to an agreement regarding new housing. Commr. Brown responded to earlier remarks made by Commr. McCoy, noted the applicant is not ready to bring to the project to the Commission, and spoke to the public's comments with a hope that a revised project will be submitted that is consistent with the General Plan in the future, noting that their traffic concerns relate to current, not future, residents Commr. Miller asked Deputy Director Davidson to clarify the affordable housing option presented by the applicant, and expressed the need for housing. Draft Planning Commission Minutes October 25, 2006 Page 4 Commr. Christianson agreed with staff and the absence of environmental review since the project does not meet General Plan policies. On motion by Commr. Brown to recommend the City Council deny the vesting tentative tract map and PD rezone based on findings, and that a substantially different project by the applicant be submitted .(based on the letter of October 13. 2006, by Tyler Corey). Seconded by Commr. Christianson. AYES: Commrs. Christianson, Ashbaugh and Brown NOES: Commrs. Miller, McCoy and Carter ABSENT: Commr. Stevenson RECUSED: None The motion failed on a 3:3 tie vote. On a second motion by Commr.. Miller to have the applicant work with staff to meet the General Plan requirements and make another presentation. Seconded by Commr. McCoy. AYES: Commrs. Ashbaugh, Miller and McCoy NOES: Commrs. Brown, Christianson and Carter to ABSENT: Commr. Stevenson RECUSED: None The motion failed on a 3:3 tie vote. On a third motion by Commr. Brown to recommend the City Council deny the vesting tentative tract map and PD rezone based on findings and to recommend the applicant redesign the project consistent with the General Plan. Seconded by Commr. Christianson. AYES: Commrs. Ashbaugh, Brown, Christianson, Carter, McCoy NOES: Commr. Miller ABSENT: Commr. Stevenson RECUSED: None 2. Staff A. Agenda Forecast Deputy Director Doug Davidson gave an agenda forecast of upcoming agenda items and projects. Draft Planning Commission Minutes October 25, 2006 Page 5 i 3. Commission ADJOURMENT: With no further business before the Commission, the meeting adjourned at 10:40 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday November 15, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by Planning Commission on November 15, 2006. Diane R. Stuart, CM Management. Assistant 0 SAN LUIS OBISPO PLANNING COMMISSION MINUTES November 15, 2006 CALL TO ORDERIPLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Peter Brown, John Ashbaugh, Andrew Carter, Charles Stevenson, Vice -Chair Carlyn Christianson, and Chairperson Andrea Miller Absent: Commissioner Jason McCoy Staff: Senior Planner Pam Ricci, City Attorney Jonathan Lowell, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as presented. MINUTES: Minutes of October 25, 2006. Approve or amend. The minutes of October 25, 2006, were approved as amended. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 955 Morro, 847, 861, 863, 877 Palm, 840, 842, 844, 848, 868, 870. 886 Monterev. 984, 986 Chorro Street. ER 69-05; EIR Scoping meeting for the. Chinatown mixed-use project to be located on 8 parcels generally bordered by Chorro, Palm, Morro and Monterey Streets, covering approximately 75 percent of this city block; C -D -H zone; SLO Chinatown, LLC, applicant. (Pam Ricci) Senior Planner Pam Ricci provided an overview regarding the EIR review process and a general description of the project including proposed building demolitions. Mark Rawson, project architect, provided a more detailed overview of the submitted project plans. Dan Gira, environmental consultant with AMEC Earth & Environmental, Inc., concluded the presentation by identifying the main environmental issue areas associated with project development and explaining the contemplated range of alternatives. PUBLIC COMMENTS: Planning Commission Minutes November 15, 2006 Page 2 Allan Cooper, San Luis Obispo, requested that mitigation measures explicitly call out that ARC actions would receive input from the CHC. He suggested that since much of the project site was currently public property, there might be a nexus to require more affordable units in the project than the City's Inclusionary Ordinance would mandate. He felt that the Population discussion in the initial study was lacking and that the project floor area would generate 670 new workers. He wanted to make sure that the Cultural Resources team included an architectural historian. David Brodie, San Luis Obispo, wanted to make sure that the new project fully complied with policies included in the City's Energy Conservation Element. Ms. McFadden, San Luis Obispo, would like to see the Blackstone Hotel building retained if feasible and suggested that the proposed physical model go beyond the project block to more accurately reflect its scale and relationship to existing development. Sean Fitzpatrick voiced displeasure that his business would be displaced by the project. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Ashbaugh suggested looking a greater range of project alternatives than the three presented as part of the approved workscope. He mentioned that there would be short-term noise impacts to adjacent businesses with project construction, and asked that the EIR carefully examine parking deficiencies created by the project and impacts on the overall parking supply downtown. Commr. Christianson asked that Aesthetic mitigation measures specifically mention that ARC actions would receive input from the CHC. She agreed with increasing the number of key viewing areas (KVAs) in the visual analysis, both short-range and long- range views. Commr. Brown suggested that bundling of residential parking and transit demand management strategies be explored as possible mitigation strategies for parking and circulation impacts. Commr. Stevenson wanted the Aesthetics analysis in the EIR to offer ways that the proposal can be found consistent with the Community Design Guidelines. He supported Allan Cooper's suggestion of including more affordable housing units in the project to help mitigate impacts associated with population increases, and liked the idea of a 3-D video presentation of the project to better portray the impact of the project at the pedestrian level. Commr. Carter recommended that an economic analysis be conducted to evaluate the project's impacts to the community. He agreed with adding more KVAs to the Aesthetics Planning Commission Minutes November 15, 2006 Page 3 analysis, felt the EIR analysis should include a discussion if the actual costs of developing parking spaces; and suggested more affordable housing units within the project. Commr. Miller supported adding more KVAs to the Aesthetic analysis and including more affordable housing units within the project. She did not feel that a 3-D visual analysis was essential, and stated that taller buildings were most appropriately located in the downtown rather than in outlying areas. The Commission provided the following direction regarding changes to the environmental analysis and additional workscope issues: Include more key viewing areas (KVAs ) in the Aesthetics analysis. It was suggested that there be more KVAs added, particularly of more distant views. 2. Provide a moderately detailed analysis and discussion of the Population and Housing issue. They felt that the housing provided in the project was more designed as high-end housing that would not address the needs of most downtown workers. 3. Include more Alternatives with a fairly high degree of analysis. The Commission was supportive of Dan Gira's idea to include a more realistic version of the environmentally superior alternative. 4. Prepare a physical model that includes at least the first part of all surrounding blocks -to get a greater sense of the project's scale in relations to surrounding buildings. 5. Recommend, but not require that the project architect prepare a 3 D video to get a better sense of the spatial experience at the pedestrian level. 6. Make sure that there is a thorough and defensible parking analysis included and look at innovative ways to provide parking and reduce demand. 7. Include in Aesthetic mitigation measures that ARC actions would receive input from the CHC. 8. In the Aesthetics section, make sure that the discussion offers specific ways that the proposal could be found consistent with the Community Design Guidelines. 2. Staff Planning Commission Minutes November 15, 2006 Page 4 A. Agenda Forecast Deputy Director Doug Davidson gave an agenda forecast of upcoming agenda items and projects. 3. Commission ADJOURMENT: With no further business before the Commission, the meeting adjourned at approximately 9 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday November 29, 2006 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by Planning Commission on December 13, 2006. L�RStuart, Diane CM Management Assistant N SAN LUIS OBISPO PLANNING COMMISSION MINUTES �.' November 29, 2006 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Present: Commissioners Charles Stevenson, John Ashbaugh, Andrew Carter, Jason McCoy, Peter Brown, Vice -Chair Carlyn Christianson and Chairperson Andrea Miller Absent: None Staff: Deputy Director Doug Davidson, City Clerk Audrey Hooper, Planning Technician Brian Leveille and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as presented. PUBLIC COMMENT: There were no comments made from the public. SPECIAL PRESENTATION: - Update on Advisory Body Recruitment. (Audrey Hooper, City Clerk) City Clerk Audrey Hooper gave an update on the City's Advisory Body recruitment efforts. PUBLIC HEARINGS: 1. 1908 Ruth Street. MS and ER 109-06: Consideration of a tentative parcel map creating two lots (3,630 and 3,844 sq. ft.) from one lot, with exceptions to the Subdivision Regulations for lot depth, width, and area requirements; and environmental review; R-2 zone; Gary and Susan Kounanis, applicants. (Brian Leveille) Planning Technician, Brian Leveille, presented the staff report, recommending the Commission approve the negative declaration of environmental impact, and the tentative parcel map with exceptions to the Subdivision Regulations, based on findings, and subject to conditions and code requirements. Tim Tiessen, applicant's representative, spoke in support of the project and was available for questions Planning Commission Minutes November 29, 2006 Page 2 PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Ashbaugh asked about this project regarding smaller lot sizes in other areas -of the city, and reiterated the staff position that the project area is unique in the city where the majority of lots are already subdivided in a similar manner with smaller double frontage lots that are less than the required 5,000 square foot minimum. AYES: Commrs. Miller, Carter, McCoy, Ashbaugh, Brown, Stevenson, and Christianson NOES: None RECUSE: None ABSENT: None The motion carried on a 7 : 0 vote. COMMENT AND DISCUSSION: 2. Staff A. Agenda Forecast Deputy Director Doug Davidson gave an agenda forecast of upcoming items and projects. Commissioners Carter, and Brown acknowledged that this was their last meeting; Commr. Carter was elected as a City Council member, and Commr. Brown was hired as the Community Development Department's Housing Programs Manager. Deputy Director Davidson confirmed that in addition to the regularly scheduled meeting of December 13, 2006, the Ethics Training for Commissioners is also that night from 5:00 p.m. to 7:00 p.m. in the County Supervisors Chamber; so the Planning Commission meeting will begin at 7:30. A light dinner will be provided to the Commissioners between those meetings. He discussed two upcoming training opportunities: The Role of the Planning Commissioner in Davis (February 2, 2007) and a Smart Growth Conference in Los Angeles (February 8th through February 10th, 2007). Planning Commission Minutes November 29, 2006 Page 3 Commr. Christianson volunteered for, and was confirmed as the Planning Commission's representative on the Broad Street Corridor Focus Group. 3. Commission ADJOURMENT: The Meeting adjourned at 7:40 p.m. to the regular (delayed) meeting of the Planning Commission scheduled for Wednesday, December 13, 2006 at 7:30 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by the Planning Commission on December 13, 2006. kn Diane R. Stuart, CM Management Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES December 13, 2006 ROLL CALL: Present: Commissioners Jason McCoy, Charles Stevenson, John Ashbaugh, Vice -Chair Carlyn Christianson Chairperson Andrea Miller (and two vacancies) Absent: None Staff: Associate Planner Michael Codron, Deputy Community Development Director Doug Davidson, Deputy Director Long -Range Planning Kim Murry, Community Development Director John Mandeville, Assistant City Attorney Christine Dietrick, and Recording Secretary Jill Francis ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as presented. MINUTES: Minutes of November 15, and November 29, 2006. Approve or amend. The minutes of November 15, 2006, were approved as amended. The minutes of November 29, 2006 were approved as submitted. PUBLIC COMMENT: There were no public comments on non -agenda items. PUBLIC HEARINGS: 1. 1231 Laurel Lane. TR 37-06 (Tract 2825): Consideration of a vesting tentative tract map creating seven residential air -space condominium units from one lot; R-4 zone; Paul Nagy Development, applicant. (Tyler Corey) Deputy Director Doug Davidson presented the staff report, recommending the Planning Commission adopt the resolution recommending that the City Council reaffirm their prior approval (July 6, 2004) of a Mitigated Negative Declaration of environmental impact, and adopt the Addendum; and approve the Tentative Tract map, based on findings and subject to conditions and code requirements. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Ashbaugh asked staff to verify that the parking requirement for the project has been met, and was advised that the project does meet the city's parking standards. He asked how the project met its affordable housing requirement, and was advised that it will be met by the payment of in -lieu fees. Commr. Ashbaugh also wanted to go on Planning Commission Minutes December 13, 2006 Page 2 record as being uncomfortable with the project not maximizing the city's R-4 density requirements. Commr. Stevenson noted that he was on the ARC when the project went before that Commission and remembers the compelling evidence to support the project as designed regarding construction liability and supported the lower density on this site. and approve the Tentative. Tract Map, based on findings and subject to conditions and code requirements. Seconded by Commr. Christianson. AYES: Commrs. Miller, Ashbaugh, McCoy, Stevenson and Christianson NOES: None RECUSED: None ABSENT: Two vacancies The motion carried on a 5:0 vote. 2. Downtown Con: Area. GPA and ER 50-06; Discussion of recommended General Plan Amendments to revise policies and programs relating to downtown building height, intensity limits and floor area ratio in the downtown core, and environmental review; City of San Luis Obispo, applicant. (Michael Codron) Associate Planner Michael Codron presented the staff report, recommending that the Planning Commission recommend approval of the proposed General Plan Amendments relating to downtown building height and intensity limits to the City Council. City Housing Programs Manager Peter Brown explained the need to update the current limitations in place in order to meet the need for mixed-use development. PUBLIC COMMENTS: Shawn Fitzpatrick, 560 Higuera Street, noted that builders know what the existing rules are and have purchased property based upon that understanding of the site's potential. Allowing taller buildings allows a windfall to current owners. This would be fine IF the City received some benefit as a result. However, the taller height will result in a negative impact to the downtown. Workforce housing will not happen. Only costlier housing will be built. Chinatown is only proposing 3.3 affordable units and 49 market rate units. Muzios upstairs residences have been vacated. These units were true workforce housing units and will be replaced with the development of higher end housing. The City will not be getting what they want. David Brody, 873 Chorro Street, noted that he has studied downtown retail areas worldwide and felt the main concerns should not be views but sunlight and the unique downtown shopping experience as opposed to the suburban shopping mall. All _ successful downtowns have several key ingredients. The main purpose for a downtown is for god retail. It is a tourist draw too — they would rather shop downtown than shop in a generic center outside of town. Access to sunlight is also a key ingredient — important to maintain so keep that in mind when making decisions. Views are important for public Planning Commission Minutes December 13, 2006 Page 3 open plazas but not for sidewalk views. You want pedestrians to focus on the street wall next to them. Key ingredients = intensity and continuity of retail development Bruce Silverberg, 1027 Walnut Street, generally supports increased building height downtown. He believes the proposal is too timid. Allow heights to increase to the same as the Anderson hotel or the Anderson hotel plus one floor. Flexibility allows many scenarios. Housing — put mechanisms in place to ensure affordable housing is implemented. Don't look at density as evil. There is a public benefit of retail and foot traffic is needed. There needs to be lots of residential units in proximity to the retail core. More density is required today to support enough foot traffic and to support mass transit. Chuck Crotser, San Luis Obispo, generally supports this proposal. He believes it to be a moderate proposal. If FAR definition excludes conditioned floor area, the City should be aware that this also excludes all mechanical areas that are unconditioned (which can be up to 15% of a mid -rise building). Views and trees are not as important when weighing priorities. Not appropriate to value trees over buildings and also need to preserve views of some of our very special buildings and their associated detailed architecture. Maximum density currently allowed downtown is 36 du/acre, but this needs to be increased if we want housing downtown. In Santa Barbara and southern California, there are wonderful projects that have 108 du/acre in the downtown area. He fully supports the use of TDCs — especially where it protects historic resources. Carol Florence, representing Garden Street Terraces felt it is useful to be able to have this discussion and go through the evaluation process at the same time that several projects are being considered so that it is possible to see how the ideas might be implemented. Often we attempt to create regulations in a vacuum but this process has helped to define their project. She recommends support of the changes. They are proposing some affordable by design units as well as deed -restricted affordable units as part of Garden Street Terraces. Rob Rossi, said that when it costs anywhere from $300-$400 per sq. ft. to build downtown, you may see infill on vacant parcels, but probably not a lot of buildings being tom down and rebuilt due to cost. Trees and canopies shade sidewalks more than buildings do. He questioned whether residences were included as part of FAR. FAR of 3.75 is too restrictive. Atriums and other architectural details/features can make or break a design and shouldn't count towards FAR. Randy Detmer, SLO, said that workforce housing has a greater possibility of being constructed if the density limits are raised. He also represents the local chapter of the AIA and worked with the Chamber of Commerce in developing a height recommendation and they support the proposed language changes. Scott Martin, RRM Design Group, said that the way to preserve views is to put development in the downtown area rather than expanding outward into the hills. Affordability is a challenge. There are a variety of streets downtown. Sidestreets are narrower and may not accommodate taller buildings as well as wider streets. Don't make canyons. "Landmark" — these feature buildings are important in a downtown but are not just the taller buildings. Planning Commission Minutes December 13, 2006 Page 4 CMark Rawson, 1028 Peach Street, expressed support for staff recommendation. The list of amenities under LUE 4.16.4 could be modified — the item that talks about providing pedestrian connections between various streets should allow other areas for pedestrian connections rather than limiting where these might happen. Kathleen McFadden, SLO, voiced concerns with work -force housing, parking problems and the need for diversity in -housing. Be careful that gentrification of old buildings doesn't eliminate diversity. Diversity is what makes our downtown unique. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Ashbaugh had concerns with current and future projects meeting the City's housing needs, expressed the importance that views not be sacrificed, and noted he was considering a no -project option. Commr. Christianson asked about the height and number of stories of particular current buildings downtown so that she and the public had some perspective. She noted that she would not support Commr. Ashbaugh's idea of a no -project option. She noted that work -force housing represents all types of workers, not just low-income; noted that the need to preserve open space is a priority that reflects the need for added retail and increased density downtown, and although the proposals are timid, she voiced support for them, noting there should be basic, solid guidelines with case-by-case evaluations. Commr. Stevenson noted appreciation for the public comment and would like to see further review. He had general concern on the Mitigated Negative Declaration, and noted there is a need for a visual impact analysis and new design guidelines. He noted that he would like to see affordable by design housing. Commr. McCoy expressed concern about continuing discussion if the Commission was not in majority. It was noted that all comments made by the Commission will go to the City Council. Commr. Miller agreed that the Commission should go through the five points and environmental review instead of making general comments, and the need for sunlight in the downtown, meeting areas, keeping density downtown therefore eliminating sprawl. She was excited by the mixed use concept with retail, office and housing and felt that staff gave a great presentation. The Commission agreed with a proposal by Commissioner Christianson to take each proposed amendment one -by -one. Walking Environment 4.5 Commr. Ashbaugh requested added language to protect sunlight on side streets. Commr. Christian had no problems with language in this section and disagreed with adding language requested by Commr. Ashbaugh. Planning Commission Minutes December 13, 2006 Page 5 Commr. McCoy agreed with current language in entire document. Commr. Stevenson also agreed with current language in this section. New Buildings and Views 4.13 Commr. Stevenson had no comments. Commr. McCoy had no areas of concern, however, he felt that the Commission needs to keep the discussion of views in perspective, and that the requested language by Commr. Ashbaugh is too restrictive. Commr. Ashbaugh suggested stronger language and added wording, as presented to staff. Commr. Christianson noted she does not want to see the downtown area lose all its views, however retail should be the main focus, not downtown views. Commr. Miller noted that trees should not block the views that the City is trying to protect. Community Development Director Mandeville clarified how the proposed language would project views. Planner Codron emphasized that the 1994 Circulation Element showed no scenic views from streets. Building Height 4.16.4 Commr. Ashbaugh had many concerns because of a number of potential impacts, and would like to see a lower threshold for discretionary review. He suggested wording changes that were accepted by the other Commissioners. Commr. Stevenson felt the increased height is appropriate but would like to see language adding more density and smaller units. He briefly discussed the height limit illustration. On motion by Commr McCoy to continue discussion on the General Plan Amendments to the meeting of January 10, 2007. Seconded by Commr. Ashbaugh. AYES: Commrs. Miller, Ashbaugh, McCoy, Stevenson and Christianson NOES: None RECUSED: None ABSENT: Two vacancies The motion carried on a 5: 0 vote. COMMENT AND DISCUSSION: 3. Staff A. Budget Goals Planning Commission Minutes December 13, 2006 Page 6 Deputy Director Doug Davidson presented the final goals established by the Commission. On motion by Commr. Stevenson to formally adopt the Planning Commission and Advisory Body Goals. Seconded by Commr. Christianson. AYES: Commrs. Miller, Ashbaugh, McCoy, Stevenson and Christianson NOES: None RECUSED: None ABSENT: Two vacancies The motion carried on a 5: 0 vote B. Agenda Forecast Deputy Director Davidson gave a forecast of upcoming items and projects. He confirmed with the Commission that there would be no conflicts with the City Council Community Forum that also takes place on January 10, 2007. 4. Commission ADJOURMENT: With no further business before the Commission, the meeting adjourned at 11:20 p.m. to the regular meeting of the Planning Commission scheduled for Wednesday January 10, 2007 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by Planning Commission on January 10, 2007. a Diane R. Stuart, CM Management Assistant