HomeMy WebLinkAboutPLANNING COMMISSION MINUTES 2007PLANNING
COMMISSION
MINUTES
2007
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
January 10, 2007
CALL TO ORDER/PLEDGE OF ALLEGIANCE
OATH OF OFFICE: Swearing in of new Commissioners, Amanda Brodie and Diana
Gould -Wells
ROLL CALL:
Present: Commissioners Charles Stevenson, John Ashbaugh, Jason McCoy,
Amanda Brodie, Diana Gould -Wells, Vice -Chair Carlyn Christianson and
Chairperson Andrea Miller
Absent: None
Staff: Deputy Directors Doug Davidson and Kim Murry, Associate Planners Phil
Dunsmore and Michael Codron, 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.
PUBLIC COMMENT:
There were no comments made from the public.
PUBLIC HEARINGS:
1374 and 1386 Pismo Street. AP/MS 137-06: Appeal of the Hearing Officer's
approval of a tentative parcel map creating a 4 lot common interest subdivision. R-2
zone; Howard Nicholson, applicant; Evelyn Talmage, appellant. (Phil Dunsmore)
Associate Planner Phil Dunsmore, presented the staff report, recommending the
Commission deny the appeal and uphold the Hearing Officer's determination to approve
the minor subdivision, based on findings, and subject to conditions.
Marlie Schmidt spoke on behalf of Evelyn Talmage, appellant, and noted that Ms.
Talmage's concerns were expressed in a letter submitted to the Commission earlier in
the week.
Ernie Kim, applicant's representative, described the changes and improvements made
to the design of the project.
Howard Nicholson, applicant, discussed the oak tree that is in decline and is in the
middle of lot 4. He also discussed other neighborhood concerns.
Planning Commission Minutes
January 10, 2007
Page 2
PUBLIC COMMENTS:
Marlie Schmidt, 1336 Pismo Street, expressed concerns with parking, traffic safety, and
project design.
Peter Sterios, 1346 Pismo Street, discussed the impact that would occur by more
housing on this street and felt that a better designed project might be -more appropriate.
Jean Kenny, 1771 Johnson Avenue and prior owner of this lot, was happy to see a
financially feasible project being considered.
Derek Schmidt, 1334 Pismo Street, also expressed concerns with parking.
Andy Carlin, 1325 Pismo Street, voiced concerns with parking and traffic but spoke in
support of the project and the neighborhood improvements.
Steve Delmartini, SLO, supported this project and infill housing.
Robert Mueller, 1314 Pismo Street, felt the main concern should be the design for the
end of the street.
Christine Carlin, 1325 Pismo Street, had concerns regarding red curbs that would be
needed where there is currently street parking.
There were no further comments made from the public.
COMMISSION COMMENTS:
Discussion focused on parking issues and the improvements proposed at the end of
Pismo Street, which terminates at the railroad in this location.
Commr. McCoy addressed the concerns of the appellant and supported denial of the
appeal.
Commr. Stevenson had concerns with the size of the buildings, street end design, and
parking.
Commr. Ashbaugh suggested a change to condition 8 without removing street parking if
feasible.
Commr. Christianson agreed that comments and approvals or denials should be based
on the project meeting City codes and requirements.
On motion by Commr. McCoy to deny the appeal of the Hearing Officer's approval with
one change to condition 8 adding language but without eliminating any street parking
Seconded by Commr. Ashbaugh.
Planning Commission Minutes
January 10, 2007
Page 3
AYES: Commrs. Miller, Brodie, McCoy, Ashbaugh, Gould -Wells and Christianson
NOES: Commr. Stevenson
RECUSED: None
ABSENT: None
The motion carried on a 6 :1 vote.
2. Downtown Core 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. (Continued from December 13, 2006)
Associate Planner Michael Codron, presented the staff report, recommending the
Commission review the General Plan amendments to revise policies and programs
relating to building height, intensity limits and floor area ratio in the downtown core, and
environmental review and therefore recommending that the City Council approve the
proposed General Plan amendments and adopt a Mitigated Negative Declaration of
Environmental Impact for the project.
PUBLIC COMMENTS:
Patricia Wilmore, Chamber of Commerce, spoke in support of the 60 foot height limit.
Sandy Barron, 957 LaVille, SLO, would like to see the City go on a case-by-case
approval instead of carte blanche.
Leslie Halls, 1359 Oceanaire, SLO, spoke in support of less height limitations in the
downtown core:
Steve Barasch, 225 Prado Road, Suite H, would like to see more density options
available for building residential units.
COMMISSION COMMENTS:
The Planning Commission continued their discussion of downtown building heights and
intensity limits and recommended approval of the proposed General Plan Amendments
and Mitigated Negative Declaration of Environmental Impact. The Commission re-
opened the hearing for public testimony and heard from four additional speakers who
were not present at the December 13th meeting. The Commission's discussion focused
on the features that would be required of projects that are allowed to build taller than the
current height limit of 50 feet.
The Commission updated/added language to
Building Height LU 4.16.4
Building Intensity LU 3.1.6
Environmental Review
Planning Commission Minutes
January 10, 2007
Page 4
Commr. Ashbaugh requested added language to bullet #5 -High residential density i.e.:
above 24 units per acre achieved by a concentration of smaller units. This was agreed
upon by the other Commissioners. Other changes: bullet #7 —or at an acceptable mid -
block location. Bullet #10 - adding for Historic Preservation.
On a motion by Commr. Christianson to recommend that the City Council approve the
proposed General Plan amendments and adopt a Mitigated Negative Declaration of
Environmental Impact for the project. Seconded by Commr. McCoy.
AYES: Commrs. Brodie, Christianson, Miller, McCoy, Stevenson, Gould -Wells
NOES: Commr. Ashbaugh
RECUSED: None
ABSENT: None
The motion carried on a 6:1 vote.
3. 2710, .2716, and 2720 Augusta Street. TR and ER 104-06; Consideration of a
tentative tract map to resubdivide a three parcel deep lot subdivision into five lots,
with exceptions to the Subdivision Regulations for depth -to -width standards, and
environmental review; R-1 zone; John Ferguson, applicant. (Jaime Hill)
Associate Planner Michael Codron presented the staff report recommending the
i Commission adopt a resolution recommending to the City Council approval of the
Negative Declaration of Environmental Impact and tentative tract map including
exceptions.
John Ferguson, applicant, spoke in support of the project.
Jeremy Fissell, co -applicant, 2720 Augusta, also spoke in support of the project.
PUBLIC COMMENTS:
Several members of the public spoke, primarily in support of the project. Concerns
were raised regarding privacy, pedestrian safety on the common access driveway, and
the potential for future access at the back of the site to an adjacent lot that may be
subdivided.
Ed Mayo, 2686 Augusta, was concerned with future problems that could develop.
Thomas Ronay, 1342 San Marcos, had concerns with traffic and parking.
George Shamness, 2662 Augusta, expressed concerns with future development and
removal of existing fencing.
Allan Hutkin, 1354 San Marcos, expressed concerns with pedestrian safety and
emergency vehicle access.
There were no further comments from the public.
Planning Commission Minutes
January 10, 2007
Page 5
COMMISSION COMMENTS:
Discussion focused on the improvements proposed as part of the project, which include
conversion of a non -conforming duplex on the site to a single-family home, additional
landscaping, a fire -truck turnaround, a garbage collection .area and three new
residences.
Commr. McCoy discussed the possibility of an easement for the last lot on San Marcos
and recommended banding a portion on the edge of the driveway to designate a
walkway instead of requesting the buildings be set back further.
Commr. Stevenson expressed concerns with the site layout but supported the project,
noting that if the buildings were set back further, a walkway could be provided.
Commr. Christianson supported the project and Commr. McCoy's suggestion of
banding a portion of the driveway.
On motion by Commr. Stevenson to adopt a resolution recommending approval of the
Negative Declaration of Environmental Impact and tentative tract map to the Citv
Council, adding a condition to add a 4 -foot band of stamped concrete to the edge of the
driveway for a pedestrian walkway. Seconded by Commr. Ashbaugh.
AYES: Commrs. Brodie, Ashbaugh, Christianson, Miller, McCoy, Stevenson, and
Gould -Wells
NOES: None
RECUSED: None
ABSENT: None
The motion carried on a 7:0 vote.
4. 1043 Ella Street. TR and ER 21-06; Consideration of a tentative Tract Map
creating 16 airspace residential condominiums and environmental review; R-2 zone;
Brian Rolph, applicant. (Brian Leveille)
Associate Planner Michael Codron presented the staff report recommending the
Commission adopt the resolution approving the tentative tract map based on findings
and subject to conditions and code requirements.
Brian Rolph, applicant, explained the constraints of the sloped lot and parking concerns.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
The City Council approved the condominium conversion for the apartments in 2006. As
part of that process, the applicant was required to proceed through the subdivision
process. Before making their recommendation, the Commission discussed the potential
Planning Commission Minutes
January 10, 2007
Page 6
for covered parking, disabled access, and the improvements associated with the public
path to Terrace Hill.
Commr. Stevenson supported the project with the improved appearance for the
neighborhood.
On motion by Commr. Stevenson to adopt a resolution approving the tentative tract
map based on -findings and subject to conditions and code requirements. Seconded by
Commr. Christianson.
AYES: Commrs. Brodie, Ashbaugh, Christianson, Miller, McCoy, Stevenson, and
Gould -Wells
NOES: None
RECUSED: None
ABSENT: None
The motion carried on a 7:0 vote.
5. Staff
A. Agenda Forecast
Deputy Director Doug Davidson gave the forecast of upcoming items and projects
6 Commission
ADJOURMENT:
There being no further business before the Commission, the meeting adjourned at
11:10 p.m. to the regular meeting of the Planning Commission scheduled for
Wednesday January 24, 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 24, 2007.
9 S"
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
January 24, 2007
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL:
Present: Commissioners Amanda Brodie, Diana Gould -Wells, Charles
Stevenson, John Ashbaugh, Vice -Chair Carlyn Christianson
Chairperson Andrea Miller
Absent: Commr. Jason McCoy
Staff: 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 January 10, 2007. Approve or amend.
The minutes of January 10, 2007 were approved as amended.
PUBLIC COMMENT:
There were no comments made from the public.
PUBLIC HEARINGS:
None
COMMENT AND DISCUSSION:
1. Staff
A. Parliamentary Rules Refresher (Christine Dietrick)
Assistant City Attorney Christine Dietrick outlined the City's rules for the conduct at
meetings in order to: 1) establish a framework for the orderly conduct of meetings; 2)
allow for the public to understand what is going on and allow for participation; and 3)
enforce the will of the majority while protecting the rights of the minority. She outlined
concepts for running a good meeting noting that rules should: 1) provide a framework
for orderly conduct of meeting; 2) be clear and understandable; and 3) include the
public. The Chairperson runs the meeting and is judicious about discussing and
�. debating issues. Chairperson should normally speak last in discussion stage and should
not make a motion or second unless clear no other member will. Other information
reviewed included: 1) basic format for discussion of an item and motions; 2)
interruptions [not allowed unless: Point of privilege- can't hear, etc.]; 3) point of order, 4)
Planning Commission Minutes
January 24, 2007 - Page 2
reconsideration of an item at the request of someone who voted with minority; and 5)
withdrawing a motion. Ms. Dietrick reviewed the City's Parliamentary Procedures and
how it relates to the public, including the need for the Chairperson to keep the public
informed of what the Commission is doing.
B. Development Review Process Upgrade (Doug Davidson)
Deputy Director Doug Davidson explained that his presentation is divided into two parts.
The first part was identified on a PowerPoint presentation that included: 1) excellent
customer service including clear communications and timeliness; 2) the Development
Review permit processes; 3) planning approvals and checking for completeness; and 4)
CEQA review. The second part was described as a project plan to improve the
development review process. It started in July of 2006 with team meetings, including
members from all City departments involved in development review. A project plan was
developed and is currently being implemented in phases. The project plan has a
purpose statement, tasks, and schedule
Commission Comments:
Commr. Stevenson expressed the need for decision making at the lowest possible
practical level and appreciates the department's inclusion of shared understanding in
their project review.
Commr. Brodie suggested a pre -checklist to further enable the applicants to be more
complete in their presentations to the Community Development Department.
C. Agenda Forecast
Doug Davidson gave an agenda forecast of upcoming items and projects, noting that no
projects were ready for review at the February 14th meeting. It was the consensus of
the Commission to cancel that meeting and adjourn this meeting to the February 28,
2007 meeting date.
2. 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, February 28, 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 the Planning Commission on
March 28, 2007
(:D�iane Stuart, C. �I T
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
March 28, 2007
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL:
Present: Commissioners Amanda Brodie, Diane Gould -Wells, Charles
Stevenson, John Ashbaugh, Jason McCoy, Vice -Chair Carlyn
Christianson
Absent: Chairperson Andrea Miller
Staff: Natural Resources Manager Neil Havlik, Principal Transportation
Planner Peggy Mandeville, Deputy Community Development Director
Kim Murry, Assistant Planner Michael Codron, Community
Development Director John Mandeville, Economic Development
Manager Claire Clark, 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 January 24, 2007. Approve or amend..
The minutes of January 24, 2007 were approved as amended.
PUBLIC COMMENT:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 3000 Calle Malva. GPC 29-07; General Plan Conformity Report for a conservation
easement covering 71 acres of open space land on a 98 acre parcel; C/OS-100
zone, City of San Luis Obispo, applicant. (Neil Havlik)
Natural Resources Manager Neil Havlik presented the staff report recommending the
Commission determine and report to the City Council that the proposed property
acquisition consistent with City's General plan.
PUBLIC COMMENTS:
��,' There were no comments made from the public.
Planning Commission Minutes
March 28, 2007
Page 2
COMMISSION COMMENTS:
Commr. Ashbaugh asked if the property is currently used for cattle grazing, and if cattle
grazing would continue with the proposed easement.
On motion by Commr. Stevenson to find and report to the City Council that the
acquisition both in fee and easement is in conformity with the City's General Plan.
Seconded by Commr. McCoy..
AYES: Commrs. Brodie, Ashbaugh, Christianson, McCoy, Stevenson, Gould -Wells
NOES: None
RECUSED: None
ABSENT: Commr. Miller
The motion passed on 6:0 vote.
2. Open Space. GPC 30-07; General Plan Conformity Report for a gift of 315 acres of
open space land located north of the city on TV Tower Road; City of San Luis
Obispo, applicant. (Neil Havlik)
Natural Resources Manager Neil Havlik presented the staff report recommending the
Commission determine and report to the City Council that the proposed property
acquisition consistent with City's General plan.
PUBLIC COMMENT:
Jan Marx, 265 Albert Drive, ECOSLO, spoke in support of the request.
There were no further comments made from the public.
COMMISSION COMMENT:
On a motion by Commr. Stevenson to determine and report to the City Council that the
Proposed property acquisition is consistent with the City's General Plan. Seconded by
Commr. Ashbaugh.
AYES: Commrs. Brodie, Ashbaugh, Christianson, McCoy, Stevenson, Gould -Wells
NOES: None
RECUSED: None
ABSENT: Commr. Miller
The motion passed on 6:0 vote.
3. Citywide. GPI and ER 21-07; 2007 Bicycle Transportation Plan Update and
Environmental Review; City of San Luis Obispo, applicant. (Peggy Mandeville)
Principal Transportation Planner Peggy Mandeville presented the staff report
recommending that the Commission recommend to the City Council approval of the
Planning Commission Minutes
March 28, 2007
Page 3
update to the 2002 Bicycle Transportation Plan and adoption of a Mitigated Negative
Declaration of Environmental Impact. She gave a summary of grant funding and
improvements associated with the approved 2002 Bicycle Plan was presented followed
by a discussion of new/amended policies, definitions, standards and bikeways, noting
that this update has been in process for five years.
PUBLIC COMMENT:
Kevin Christian, Bicycle Advisory Committee Chairperson (BAC), demonstrated the web
site information showing aerial photos and documentation of the committee's work.
Jean Anderson, BAC member and certified bicycle instructor spoke in support of the
plan and provided copies of a Handy Guide for Cyclists.
Adam Fukushima of the Bicycle Coalition, spoke in favor of the ranking system being
used by the BAC and the Plan in general, and supported the updated plan.
COMMISSION COMMENT:
Commissioners discussed the plan, corrected several minor errors and gave some
suggestions.
Commr. Ashbaugh suggested a definition of a bicycle be included, and noted some
minor clerical errors to be corrected.
It.was noted that the definition of a bicycle is included in the State Code.
AYES: Commrs. Brodie, Ashbaugh, Christianson, McCoy, Stevenson, Gould -Wells
NOES: None
RECUSED: None
ABSENT: Commr. Miller
The motion passed on A 6:0 vote.
4. Airport and Margarita Area. A.NNX and ER 172-05; Review of the City of San Luis
Obispo's proposal to annex 620 acres of land and environmental review, City of San
Luis Obispo, applicant. (Michael Codron)
Michael Codron presented the staff report with a discussion of phasing, numbers of
parcels affected, public outreach that was conducted, annexation costs and the LAFCO
process, recommending that the Commission recommend to the Council, approval of a
_J resolution of intention to annex approximately 620 acres of land in the Margarita Area
and Airport Area, a pre -zoning ordinance consistent with the Margarita Area Specific
Plan, and a Negative Declaration of Environmental Impact.
Planning Commission Minutes
March 28, 2007
Page 4
PUBLIC COMMENT:
Raymond Hanson, 3960 South Higuera Street, had a concern regarding property
located at 4080 Horizon Lane. He supports the future annexation of this property but
felt further study is necessary and corrections need to be made to the map.
Jan Marx, mobile home owner, was pleased that the mobile home park will be coming
into the City but had reservations with the zoning that allows other residential uses, and
expressed the need for a mobile home ordinance.
Tent' Simons, Orcutt Road, would like to see the Margarita Area annexation move
forward if Airport Area issues slow the process down.
Robert Miller, business owner on Suburban Road, SLO, expressed concerns with utility
bills and taxes that would be imposed and does not want his property to be annexed.
Dale Whtison, business owner near Unocal property, would like to change the way his
property is zoned in the AASP, from Manufacturing to Service -Commercial.
Charles Senn, 178 Broad Street and property owner in the airport area, noted various
concerns owners and businesses have with the proposed annexation.
Ty Safreno, 1621 Higuera Street and business owner on Tank Farm Road, felt his
property should not be in Phase I because services will not be immediately available,
and additional taxes will be imposed.
Bill Thoma, business owner 3562 Tank FarmRoad, felt some of the costs of the
annexation should be shared with the larger community if annexation meets community-
wide goals.
John Wallace, 4415 Broad Street, and property owner on Suburban Road/Horizon, felt
the business owners along Suburban Road do not need City services and would not
welcome the added fees.
Carol Florence, representative of owners in the Airport area, noted concerns with water
and sewer availability, and felt individual properties should be looked at separately.
Scott Lathrop, business owner, expressed conflicting thoughts because he is involved in
two properties in Phase 1A, one of which he wants annexed and the other which he
does not want annexed because of the uncertainty of timing on sewer service.
Richard Ferris, 365 Branch Street, felt the map used was inaccurate and expressed
concerns with the annexation, primarily with the City's required creek setbacks in light of
the existing water detention system on Unocal land.
�, _ There were no further comments made from the public.
Planning Commission Minutes
March 28, 2007
Page 5
COMMISSION COMMENT:
The Commission discussed the testimony and asked for staff clarification on several
issues, including treatment of non -conforming uses, timing of the Tank Farm Lift Station
project, pre -zoning, use of pre -annexation agreements, and preparation of the boundary
map description. Staff committed to continue working with individual owners to discuss
concerns.
Commr. Ashbaugh expressed support of the annexation.
Commr. Brodie requested staff discuss specific comments made by the public.
Commr. McCoy asked about business owners changing zoning while keeping non-
conforming uses. He did not agree with including the area south of Tank Farm Road
into the annexation without testimony from the major landholder or representative, or
compelling testimony from property owners south of Tank Farm Road that they support
the annexation.
Commr. Stevenson asked about the Prado Road interchange, cost evaluation, fair
share, and traffic mitigation concerns.
Economic Development Manager Claire Clark responded to concerns regarding building
permits that were issued by the County prior to annexation would still be allowed by the
City after annexation.
AYES: Commrs. Brodie, Ashbaugh, Christianson, Stevenson and Gould -Wells
NOES: Commr. McCoy
RECUSED: None
ABSENT: Commr. Miller
The motion passed on a 5:1 vote.
Commr. Stevenson moved a recommendation to the City Council that if the Airport Area
with respect to their particular concerns and timing of services. Seconded by Commr.
Brodie.
AYES: Commrs. Brodie, Christianson, McCoy, Stevenson, Gould -Wells
NOES: Commr. Ashbaugh
ABSENT: Commr. Miller
ABSTAIN: None
The motion passed on a vote of 5:1.
Planning Commission Minutes
March 28, 2007
Page 6
A motion to extend the meeting past 11:00 p.m. was taken and passed.
COMMENT AND DISCUSSION:
5. Staff
A. Request to consider adding a special Planning Commission meeting on April
18, 2007 for a study session on the Broad Street corridor design plan.
Deputy Director Kim Murry requested consideration of a special Planning Commission
meeting on April 18, 2007 in order to schedule the introduction of the South Broad
Street Corridor Plan with the Commission. The Planning Commission agreed to add the
date as a special meeting.
B. Agenda Forecast
Deputy Director Kim Murry indicated that a Planning Commissioner retreat was in the
planning stages and that there were two dates under consideration: May 16th and June
11th. The retreat is planned to be a 6 p.m. to 9 p.m. meeting held off-site to discuss
Commission operation and issues. Planning Commissioners will respond via email as
to their preferred date for this session.
J Deputy Director Murry also gave a preview of items currently anticipated for the April 11,
2007 Commission meeting: Airport Hotel project, City's annual report on the General
Plan, yearly consideration of by-laws, installation of the new Commissioner and election
of officers.
6. Commission
Commissioner Stevenson expressed appreciation of service by Jason McCoy to the
Planning Commission for the last term. He indicated that Commissioner McCoy brought
valuable insight as a working architect and a practical point of view that will be missed.
Acting Chair Carlyn Christianson and Commissioner John Ashbaugh added their
thanks.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 11:07 p.m.
to the regular meeting of the Planning Commission scheduled for Wednesday, April 11,
2007 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by Approved by the Architectural Review Commission
on April 11, 2007
Jill Francis
Recording Secretary 11MF
� Diane R. Stuart,'CM
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
April 11, 2007
CALL TO ORDER/PLEDGE OF ALLEGIANCE
OATH OF OFFICE: Swearing in of new commissioner Dan Carpenter
Assistant City Attorney Christine Dietrick swore in new commissioner Dan Carpenter
who is filling an unexpired term.
ELECTION: Election of Chair and Vice -Chair
Carlyn Christianson was nominated for Chairperson, with Chuck Stevenson being
nominated for Vice -Chair. Both accepted the nomination, and the commission
unanimously approved their election, effective at this meeting.
ROLL CALL:
Present: Commissioners Dan Carpenter, John Ashbaugh, Amanda Brodie,
Andrea Miller, Diana Gould -Wells, Vice -Chair Charles Stevenson and
Chairperson Carlyn Christianson
Staff: Deputy Director Doug Davidson, Associate Planner Michael Codron,
Housing Programs Manager Peter Brown, 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 March 28, 2007. Approve or amend.
The minutes of March 28, 2007 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.
BUSINESS ITEM:
Citywide. General Plan Annual Report. Discussion of the report on the status of
the General Plan and its implementation. (Michael Codron)
Planning Commission Minutes
April 11, 2007
Page 2
Associate Planner Michael Codron presented the staff report and asked the
Commission to discuss report topics, give direction on changes, request additional
information, and have comments forwarded to the City Council.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
The Commission discussed the 2006 General Plan Annual Report and asked for
information to be added regarding the downtown building height discussion, the results
of the County -wide Measure J initiative and its effect on the City's General Plan,
clarification on the status of the City's URM program, additional photographs to add
interest to the report, and clarification on progress towards implementing General Plan
programs.
The Commission discussed the content of the report, especially commercial growth and
the population and housing figures for 2006, and the effects of increased housing
opportunities on the Cal Poly campus.
Commr. Christianson asked staff to clarify the second paragraph on pg. 23. Staff will
review before sending to the City Council.
Commr. Stevenson expressed his concern with the decline in population as stated on
pg. 7, which he felt reflected families moving out of the city looking for lower cost
housing. He felt the City will need to balance commercial with residential growth and the
need for low-cost housing. He suggested that in the future the report contain photos to
make it more interesting and easier for the public to review.
Commr. Brodie commented on the 2007 figures that differ from the 2006 numbers on
pg. 7. Corrections to errors on pg. 8 were noted. She would also like to see the City of
San Luis Obispo place importance on the subject of new housing.
Commr. Carpenter asked staff about the status of Program No. 125 on pg. 33. Peter
Brown said that this item is ongoing.
Commr. Gould -Wells discussed annual growth management limits which staff referred
to the graph on pg. 13.
Commr. Ashbaugh asked for a clarification on the possible date referring to water
supply delivery from Nacimiento Lake on pg. 18.
The Commission commended staff for the work that went into the preparation of the
General Plan Annual Report.
Planning Commission Minutes
April 11, 2007
Page 3
COMMENT AND DISCUSSION:
2. Staff
A. Agenda Forecast
Deputy Director Doug Davidson gave the Agenda Forecast for upcoming meeting. The
Commission discussed and agreed on June 20th as the date for the Planning
Commission Retreat.
3. Commission
A. Biennial Review of Bylaws
It was the consensus of the Commission that no changes to the Bylaws are needed.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 8:20 p.m. to
the special meeting of the Planning Commission scheduled for Wednesday April 18,
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 April 25, 2007.
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
Special Meeting
April 18, 2007
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL:
Present: Commissioners Dan Carpenter, John Ashbaugh, Amanda Brodie,
Diana Gould -Wells, Andrea Miller, Vice -Chairperson Charles
Stevenson, and Chairperson Carlyn Christianson
Staff: Deputy Director Kim Murry, Senior Planner Jeff Hook , 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.
PUBLIC COMMENT:
There were no public comments on non -agenda items.
PUBLIC HEARINGS:
Citywide. GPI 49-06; An Introduction to the South Broad Street Corridor Plan;
City of San Luis Obispo, applicant. (Jeff Hook)
Kim Murry, Deputy Director introduced the item. Senior Planner Jeff Hook introduced
the Commission to the South Broad Street Corridor planning effort, explaining that this
presentation is intended as background for future, more detailed presentations and no
action or comments on the Draft Plan are necessary at this meeting. The Commission
should review the tentative plan review strategy and suggest changes, as appropriate.
Mr. Hook explained how the City's grant received from Caltrans is allowing the plan to
proceed and how it will use form based codes.
Martin Flores, consultant for the draft plan, gave a history about himself and the
company he works for, as well as the work that has gone into this project so far.
PUBLIC COMMENTS:
Chuck Crotser, focus group member, expressed enthusiasm with the Broad Street
Corridor Plan and the future changes.
Jennifer Metz, focus group member, noted concerns with a form based code, the project
review process associated with form -based codes, and potential traffic problems.
Planning Commission Minutes
April 18, 2007
Page 2
Jeff Lambert, focus group member, noted several concerns including public
transportation and the future of mixed-use housing which he suggested the Commission
investigate further.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Stevenson ,questioned the fluidity of the boundary lines, questioned when the
environmental study would be available, and expressed that he would like to see a joint
meeting with the ARC, CHC, and the PC in the design review portion of the draft plan.
Commr. Brodie asked staff to explain form based codes to the general public requested
photo descriptions before the next PC meeting so the public could better understand
form based code and comment on it. It was explained that a form based code will be
based on street type, architectural and site design, and land use compatibility.
Commr. Ashbaugh would like to see further studies on traffic concerns and
environmental impacts and asked if there would be two different plans, one with Broad
Street remaining a State Highway and one with it becoming a City street. Staff said it
would be addressed.
Commr. Miller asked if Caltrans is close to changing Broad Street from a Highway to a
City street and was informed that it was being discussed and could occur in a 5-10 year
horizon or possibly sooner.
Commr. Carpenter would like to see concerns regarding cultural heritage and mixed-
use housing brought forward in the future Planning Commission meetings.
Commr. Christianson explained that as a member of the focus group she is perhaps
more familiar with what has already gone into the plan, and that the proposed meeting
schedule appears to be in a logical order.
It was the consensus of the Commission that the ARC and CHC should review the Plan
with the form based codes before the Planning Commission discusses this part of the
plan in detail. The Commission did feel the upcoming schedule was aggressive but
endorsed the recommended review strategy with form based codes to be introduced at
the May 9th meeting..
ACTION: The Planning Commission endorsed the schedule for review of South
Broad Street Corridor Plan as follows:
May 9th: Review and comment on project goals and objectives, Circulation and overall
Land Use Plans and supporting information; Introduce form based code concept.
May 23`d: Review and comment on Economic, Form -based code and urban design
sections (after ARC review — request ARC members to attend and participate in
discussion).
June 13th: Complete plan review, consider the environmental determination, take action
Planning Commission Minutes
April 18, 2007
Page 3
on the project.
COMMENT AND DISCUSSION:
2. Staff
A. Agenda Forecast
Deputy Director Kim Murry gave the Agenda Forecast.
3. 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 April 25
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 April 25, 2007.
OaIY��.�
� Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
April 25, 2007
CALL TO ORDERIPLEDGE OF ALLEGIANCE
ROLL CALL:
Present: Commissioners Dan Carpenter, Amanda Brodie, Diana Gould -Wells,
Andrea Miller, John Ashbaugh, and Chairperson Carlyn Christianson
Absent: Vice -Chairperson Charles Stevenson
Staff: Deputy Director Doug Davidson, Associate Planner Phil Dunsmore,
Natural Resources Manager Neil Havlik, 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 11, 2007 and April 18, 2007. Approve or amend.
The minutes of April 11, 2007 were approved as submitted. The minutes of April 18,
2007 were approved as submitted.
PUBLIC HEARINGS:
1. 1925 Sydney Street. ANNX, GP/R, TR and ER 4-05; Request to annex approx. 70
acres (13 acres for 9 homes and 57 acres of open space), amend the General Plan
Land Use Map and Zoning Map to R-1 (Low -Density Residential) and C/OS
(Conservation/Open Space), and relocate the Urban Reserve Line; tentative tract
map creating 12 residential lots and 1 open space lot; and environmental review;
King Ventures, applicant. (Phil Dunsmore)
Deputy Director Doug Davidson provided an introduction on the role of the Planning
Commission for this hearing, explaining that the Commission is wearing its quasi-judicial
"hat" in determining if the proposed annexations meet the City's policies.
Associate Planner Phil Dunsmore presented the staff report, recommending the
Commission recommend denial of the current proposal to the City Council, and
consideration of staff recommended project alternatives including the option to continue
the item to a date uncertain with specific direction to staff and the applicant.
Deputy Director Doug Davidson explained the "Sphere of Influence", a plan for the
probably physical boundary and service area of a city. It is a long-range, 20 -year
planning tool. The Urban Reserve Line was described as "The boundary between
areas that the City has decided my be appropriate for urban development and land to
remain in open -space and rural uses. Agricultural and open space uses my also be
maintained within the urban reserve line."
Planning Commission Minutes
April 25, 2007
Page 2
Rachel Covesdi, King Ventures, expressed surprise that staff was recommending denial
of the project since the applicant has complied with all requests. She briefly discussed
the suitability and resource protection, water tank addition, public concerns such as who
was paying for the tank and road improvements, and City guidelines. She requested
the environmental review go forward to address staffs concerns.
PUBLIC COMMENTS:
Pat McKeague, 1695 EI Cerrito Court, voiced concerns with the unstable soil above his
property, flooding, fires, and loss of views.
Randal Allen, 2490 Parkland Terrace, noted concern with urban sprawl, increased
traffic, safety, fire and flood hazards, and wildlife impacts.
Jesse Norris, 2047 Wilding Lane, felt all the projects should be denied because of
concerns with fire, water costs, and loss of open space.
Arlene Winn, 3346 Barranca Court, made comparisons with problems that occurred in
Malibu.
Carol Rich, 2832 EI Cerrito, expressed concerns generally with long-range impacts
could occur with these projects, and specifically connected with the retaining walls
proposed.
John Belsher, 2606 EI Cerrito and 412 Marsh Street, brought visual materials for the
public and Commission to view which shows the impacts of the projects.
Tony de Jong, 1854 Sydney Street, voiced general concerns with the proposed
annexation.
David Kuykendall, 1218 Pismo Street, noted traffic and safety concerns.
Norman Jacobson, 1683 Knoll Drive, agreed with concerns described by the previous
speakers.
Randy Hickok, 1820 Sydney Street, described concerns with flooding, City maintenance
and liability.
Marion Wolff, 3128 Spring Court, agreed with previous speakers, and noted her main
concern is with the loss of Open Space.
John Ewan, Sylvia Court, discussed the definition of sphere of influence, including trails.
Robert Mueller, San Luis Obispo, discussed the sphere of influence.
C.
Steven Sororick, SLO, spoke against the proposed projects.
Planning Commission Minutes
April 25, 2007
Page 3
Buzz Kalkowski, SLO, felt the steepness of the hillside is not appropriate for
development, and had concerns with traffic.
Tom Wineshank, Santa Clara Street, agreed with limited development, affordable
housing, downtown development, and retaining the open space.
Vance Weber, SLO, voiced concerns with flooding.
Richard Minkle, 1810 Sydney, SLO, also expressed concerns with flooding.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Ashbaugh asked staff to define the R-1 designation and asked about other
zoning options.
Commr. Miller discussed the current water tank size and water line and supported the
need for environmental review noting how it will make the project easier to review. She
did not support staffs recommendation because she felt alternatives should have been
looked at with direction by staff.
Commr. Brodie addressed public concerns and the problems with going forward with
two of the projects and not all four.
On motion by Commr. Brodie to recommend denial of the current proposal. Seconded
by Commr. Ashbaugh.
AYES: Commrs. Brodie, Ashbaugh, Christianson, Gould -Wells, Carpenter
NOES: Commr. Miller
RECUSED: None
ABSENT: Commr. Stevenson
The motion carried on a 5:1 vote.
2. 1854 Sydney Street. ANNX, GP/R, TR and ER 126-06; Request to annex approx.
88.96 acres; amend the General Plan Land Use Map and Zoning Map to Low -
Density Residential (R-1) and Conservation/Open Space (C/OS) and relocate the
Urban Reserve Line; tentative tract map creating 6 residential lots and one open
space lot; and environmental review; H & D, R & K, D & N Filipponi, applicant. (Phil
Dunsmore)
Associate Planner Phil Dunsmore presented the staff report, recommending the
Commission recommend denial of the annexation and General Plan map amendment to
the City Council.
Dan Gilmore, City Utilities Engineer was available to answer questions regarding the
water line.
Planning Commission Minutes
April 25, 2007
Page 4
Neil Havlik, Natural Resources Manager, discussed the proposed open space, and the
opportunity to eliminate antiquated subdivision and replace it with a modernized tract
map, and natural wildlife resource preservation.
Carol Florence, applicant's representative, reviewed Agenda items 2, 3 and 4, and
requested environmental review so that the project could be properly understood and
reviewed.
PUBLIC COMMENTS:
Gary Holdgrafer, 1840 Alrita Street, noted that he and six neighbors had previously
sent the Commission written testimony explaining his concerns with this project,
specifically access to the project through his (and the neighbors') property.
Cameron Tapp, 1841 Alrita Street, voiced concern with mudslides and wildlife impacts.
Steven Zawalick, 2384 Florence Drive, noted concerns with slopes, floods, retaining
walls, and loss of open space.
John Edmisten, 3055 Bahia Court, spoke against the project, noting that as a civil
engineer, he could understand the many problems that could arise with these projects.
Janie Howland, 1690 EI Cerrito Court, had various concerns voiced previously.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Ashbaugh discussed the height of the retaining wall and requested that staff
identify and discuss any benefits of the annexation.
Commr. Brodie had questions regarding the driveway, lot 6 not being shown, and water
tank visibility. Public access to the open space was discussed with staff.
Commr. Miller asked when environmental review would be completed, who would pay
for it, and if it would this help the Commission to review the feasibility of this project.
Deputy Director Davidson clarified that the purpose of an EIR is not to define the
project. It is appropriate when there are significant conflicts with City policies to conduct
the policy review first, and then based on its outcome, define the project. This more
refined and consistent project is used as the basis for the EIR.
Commr. Carpenter discussed the viewshed and other public concerns.
Planning Commission Minutes
April 25, 2007
Page 5
AYES: Commrs. Brodie, Ashbaugh, Christianson, Miller, Gould -Wells, Carpenter
NOES: None
RECUSED: None
ABSENT: Commr: Stevenson
The motion carried on a 6:0 vote.
3. 1700 Harmony Way. ANNX, GP/R, TR and ER 142-04; Request to annex approx.
11.54 acres; amend the General Plan Land Use Map to Low -Density Residential
and Conservation/Open Space and prezone the property to R-1 and C/OS and
extend Urban Reserve Line; tentative tract map creating 12 residential lots; and
environmental review; Roger Brown, applicant. (Phil Dunsmore)
Associate Planner Phil Dunsmore presented the staff report recommending the item be
continued to a date uncertain, with specific direction to staff and the applicant.
Carol Florence, applicant's representative, was available to answer questions.
PUBLIC COMMENTS:
Charles Felix, 3380 Sequoia Drive, brought written material for the Commission, and
discussed how the City Council previously denied development in this location.
( Chuck Putnam, San Luis Obispo, did not support the project, and did not want any
changes in the area
Guy Hackman, 1740 Southwood Drive, felt the project should be denied.
Norman Dean, 1699 Southwood Drive, presented photographs to Commission, and
agreed with previous speakers on the importance of denial of the project.
Barry Cleveland, did not support the project, and noted that will put his concerns in
writing.
Sean Laughney, 3391 Southwood Drive, had financial concerns with the proposed
developments in that his property value will go down with the loss of the open space
surrounding them.
Deannie Curtis, 1630 EI Cerrito Court, spoke against the project, but in support of
preserving open space.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Ashbaugh discussed the property that would be annexed as future City
property, and felt that the City Council should take another look at this area for inclusion
in the sphere of influence.
Planning Commission Minutes
April 25, 2007
Page 6
�i Commr. Brodie questioned how this project could continue without the 1854 Sydney
Street Annexation (including the tank) going forward in that they would have to provide
their own gravity fed water system. She asked the City Fire Marshall to define the
requirements for access which would be a 20 foot wide road, and noted she could not
support the project because of consistency issues.
Commr. Miller felt this project could stand on its own and therefore could support the
project.
Commr. Christianson could not support the project because of the change of the
development line and the need for the water tank proposed on project #2.
On motion by Commr. Brodie to recommend to the City Council denial of the project
Seconded by Commr. Carpenter.
AYES: Commrs. Brodie, Ashbaugh, Christianson, Gould -Wells, Carpenter
NOES: Commr. Miller
RECUSED: None
ABSENT: Commr. Stevenson
The motion carried on a 5:1 vote..
Seconded by Commr. Ashbaugh.
AYES: Commrs. Ashbaugh, Christianson, Miller, Gould -Wells
NOES: Commrs. Brodie, Carpenter
RECUSED: None
ABSENT: Commr. Stevenson
The motion carried on a 4:2 vote.
4. 1600 Bishop and 2220 Flora Streets. ANNX, GP/R, TR and ER 135-06; Request
to annex approx. 23.61 acres; amend the General Plan Land Use Map and Zoning
Map from Conservation/Open Space (C/OS-40) to Low -Density Residential (R-1)
and relocate the Urban Reserve Line; tentative tract map creating 26 residential
lots; and environmental review; R-1 and C/OS-40 zones; County of San Luis
Obispo, applicant. (Phil Dunsmore)
Associate Planner Phil Dunsmore presented the staff report, recommending that the
project be continued to a date uncertain with specific direction to staff and the applicant,
noting that water service and neighborhood compatibility are the major constraints for
this project.
Carol Florence, applicant's representative, described of the work involved to meet the
City requirements.
Planning Commission Minutes
April 25, 2007
Page 7
PUBLIC COMMENTS:
Joanne Weatley, 2263 Flora Street, felt these projects would have financial impacts to
the City, and expressed concern with the loss of open space.
David Young, 2084 Skylark Lane, agreed with previous speakers, spoke in favor of
retaining the open space.
Deborah Cleere, 1804 Viewmont Drive, noted that she could not find any positive
aspects for the residents of San Luis Obispo for these projects to go forward.
Patrick Mullen, 2234 Flora Street, voiced concerns with possible fire hazards, flooding,
and other issues described in the staff report.
Steve Zawalick, 2384 Florence Drive, voiced concerns brought up previously.
Chris, 2840 EI Cerrito, had concerns focusing on the geology of the site.
Karen Allen, 2940 Parkland Terrace, voiced concerns not only with the annexation, but
with housing and when and where it is feasible.
Courtney Cable, San Luis Obispo, felt the project should not go forward and
environmental review should not be completed.
Jim Andry, San Luis Obispo, voiced concerns that the density does not meet the
neighborhood.
There were no further comments made from the public.
COMMISSION COMMENTS:
On motion by Commr. Ashbaugh to continue the meeting beyond the 11 D.M.
Seconded by Commr. Miller.
AYES: Commrs. Brodie, Christianson, Carpenter, Gould -Wells, Miller, Ashbaugh
NOES: None
RECUSED: None
ABSENT: Commr. Stevenson
The motion carried on a 6:0 vote.
AYES: Commrs. Gould -Wells, Miller, Ashbaugh
NOES: Commrs. Brodie, Christianson, Carpenter
RECUSED: None
ABSENT: Commr. Stevenson
Planning Commission Minutes
April 25, 2007
Page 8
The motion failed on a 3:3 vote.
On a second motion by Commr. Miller to continue to a date uncertain with development
kept to slope of 20% or less and kept in the 460 contour line. Seconded by Commr..
Ashbaugh.
AYES: Commrs. Ashbaugh, Miller, Gould -Wells
NOES: Commrs. Brodie, Christianson, Carpenter
RECUSED: None
ABSENT: Commr. Stevenson
The motion failed on a vote of 3:3.
On a third motion by Commr. Ashbaugh to recommend to the City Council denial of the
project. Seconded by Commr. Camenter.
AYES: Commrs. Brodie, Carpenter, Ashbaugh, Christianson, Gould -Wells
NOES: Commr. Miller
RECUSED: None
ABSENT: Commr. Stevenson
The motion carried on a 5:1 vote.
COMMENT AND DISCUSSION:
5. Staff
A. Agenda Forecast
Deputy Director gave a brief agenda forecast of upcoming projects.
6. Commission
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 12:40 a.m.
to the regular meeting of the Planning Commission scheduled for Wednesday, May 9,
2007 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by Approved by the Planning Commission
on May 23, 2007.
Jill Francis
Recording Secretary n M�
� Diane R. Stuart,
Management Assistant
ROLL CALL:
Present:
Absent:
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
May 23, 2007
Commissioners
Andrea Miller,
Christianson
None
Dan Carpenter, Amanda Brodie, Diana Gould -Wells,
John Ashbaugh, Charles Stevenson, and Carlyn
Staff: Deputy Director Doug Davidson, Senior Planners Jeff Hook and Pam
Ricci, Contract Senior Planner Mary Beatie, Natural Resources
Manager Neil Havlik, Deputy Public Works Director Tim Bochum;
Assistant City Attorney Christine Dietrick and Recording Secretary Jill
Francis
ACCEPTANCE OF AGENDA: It was the consensus of the Commission to modify the
order of the agenda and hear Business Item 4 first.
MINUTES: Minutes of April 25, 2007. Approve or amend.
The minutes of April 25, 2007 were approved as amended.
PUBLIC COMMENT:
There were no comments made from the public.
BUISINESS ITEM:
4. Citywide. General Plan Conformity Report for the City's CIP Program; City of San
Luis Obispo, applicant. (Jeff Hook)
Senior Planner Jeff Hook presented the staff report, listed the top 10 CIP projects for
discussion, and recommended that the Commission find and report to the City Council
that the 2007-09 Capital Improvement Plan, Appendix B, conforms with the General
Plan.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commr. Ashbaugh suggested the plan make note of the City purchasing energy
efficient vehicles, as well as consistency with the Bicycle Transportation Plan specific to
the Bob Jones Trail.
Planning Commission Minutes
May 23, 2007
Page 2
On motion by Commr. Miller to find and report to the City Council that the 2007-09 CIP
Appendix B. conforms with the General Plan, and recommended the Council consider
policies in the Conservation and Open Space Element encouraging best practices in the
purchase and use of low -emission, energy efficient City fleet vehicles. Seconded by
Commr. Ashbaugh.
AYES: Commrs. Brodie, Ashbaugh, Stevenson, Christianson, Miller, Gould -Wells,
and Carpenter
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
PUBLIC HEARINGS:
1. 2056 Rachel Street SDU 184-06; Request to allow a 620 sq. ft. secondary
dwelling unit with exceptions to code consistency requirements relating to size and
location; R-2 zone; David Fosse, applicant. (Phil Dunsmore)
Deputy Director Doug Davidson presented the staff report, recommending the
Commission approve the exception to allow the existing residence to be considered as
a secondary dwelling unit, based on findings and subject to conditions which he
outlined.
Marcy Villa, applicant, explained the history of the project and its many changes, and
reviewed the problem with slope density.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Discussion focused on the proposed architecture of the primary residence, and a
discussion regarding neighborhood compatibility.
Commr. Christianson noted that the applicant has spent many years working and re-
working the plans for this project.
Commr. Miller asked how it could be enforced if the property was used as a living space
instead of a workshop or art studio as proposed.
Commr. Carpenter asked if this project has historic significance and if it went before the
Cultural Heritage Committee, and noted his opinion that it is not necessary for the
secondary dwelling unit to be of the same design as the primary residence.
Planning Commission Minutes
May 23, 2007
Page 3
Commr. Stevenson had questions regarding the retaining wall, the style of the proposed
J dwelling unit, maintenance needed on the main house, and particular architectural
elements. He noted the secondary dwelling should be complimentary to the main
dwelling and not of another architectural design.
Commr. Brodie pointed out several text corrections.
Commr. Ashbaugh suggested a pathway (stairways/porches) to the secondary unit be
of the railroad architectural design.
ordinance. Seconded by Commr. Ashbaugh.
AYES: Commrs. Carpenter, Brodie, Gould -Wells, Christianson, Miller, Ashbaugh
NOES: Commr. Stevenson
RECUSED: None
ABSENT: None
Commissioner Stevenson voted against the designation of the existing structure as a
SDU because he felt that the proposed new primary residence was out of character with
the existing historic structure.
The motion carried on a 6:1 vote.
2. 3000 Calle Malva. PD, MOD/TR and ER 98-06; Consideration of a vesting
tentative tract map and amend the Zoning Map to add a Planned Development
overlay to the central portion of the property to allow for smaller lot sizes and
dimensions with varied setbacks and lot coverages, and environmental review; C-
O/S-100 zone; John King, applicant. (Pam Ricci)
Deputy Director provided a brief summary regarding the Margarita Area Specific Plan
(MASP) and introduced Mary Beatie, a Senior Planner with TPG Consulting, Inc. He
explained that Ms. Beatie has been providing assistance in processing the three vesting
tentative tract maps proposed in the Western Enclave of the MASP. Ms. Beatie
presented the staff report, recommending the Commission adopt a resolution as a
recommendation to the City Council to amend the zoning on an approximately 11 -acre
portion of the central portion of the subject property from R -2 -SP (Medium -Density
Residential with a Specific Plan overlay) to R -2 -SP -PD (Medium -Density Residential
with a Specific Plan and Planned Development overlay), approve a Mitigated Negative
Declaration (ER 98-06), and approve Vesting Tentative tract map 2428, based on
findings, and subject to conditions and code requirements. She provided a detailed
presentation of the project history including the Planning Commission's conceptual
support in January of 2006 for increased density in the center of the project.
Dave Watson, applicant's representative, noted his concurrence with the staffs
recommendation and indicated that he was available for questions.
Planning Commission Minutes
May 23, 2007
Page 4
PUBLIC COMMENTS:
Daryl Boothe, San Luis Obispo, expressed concerns with increased density and
congestion, increased parking problems, and construction traffic and noise.
Elizabeth Righetti, San Luis Obispo, wanted to see lots adjacent to Chumash Village
limited to single -story homes and asked that notices for construction activity have a
greater range and be mailed out more than a week in advance.
Gene Nelson, San Luis Obispo, expressed concerns with the locations of fencing and
felt that open space preservation was important.
Robert Phelps, San Luis Obispo, presented the Commission with a written statement,
expressed concerns with air quality from construction dust and supported a 30 -day
notice of when grading would begin.
Douglas Gerald, San Luis Obispo, had no problem with the increased density of the
project in the PD portion, but was concerned with grading that affected the perimeter.
He asked where a possible "roundabout" would be located.
There were no further comments made from the public.
COMMISSION COMMENTS:
In reaction to testimony provided by existing neighbors of the project site, the
Commission focused on project conditions that would most directly affect adjacent
development both during and after development such as those dealing with air quality
and grading.
Commr. Stevenson recommended that the amount of guest parking within the project
be maximized. He supported the changes described by staff to project grading to
minimize the grade differentials between the project and surrounding existing
development, but noted that greater setbacks were still warranted to minimize new
buildings from towering over other lots. He suggested revisions to comer lots, and
recommended that fireplaces in the project be gas burning to alleviate air quality
concerns of neighbors.
Commr. Brodie asked if this project would be compatible with the Bicycle Transportation
Plan and was informed that it is. She asked if there would need to be excess parking for
public accessibility to open space areas. Deputy Public Works Director Tim Bochum
explained that the open space areas were intended to sere the surrounding
neighborhoods and that most people would walk there, but that there would be on -street
parking available to accommodate those that might drive there.
Commr. Ashbaugh asked for clarification on the proposed grading plan; he was told that
the lots along the northern tier that bordered the large open space area were being cut
somewhat to more closely meet the lower grade of the street.
Planning Commission Minutes
May 23, 2007
Page 5
Commr. Miller reiterated her understanding of the overall grading plan, and felt that the
local residents could be given two weeks notice of when grading will start.
Commr. Gould -Wells explained that there are strict controls over air-quality as it relates
to grading and notice requirements, especially in the case of potentially asbestos -
containing materials.
Residential with a Specific Plan overlay) to R -2 -SP -PD (Medium -Density Residential
with a Specific Plan and Planned Development overlay), and approve a Mitigated
Negative Declaration (ER 98-06), and approve Vesting Tentative tract map 2428, based
on findings, and subject to conditions and code requirements, with the modifications
the affordable component, direction to maximize quest parking, and that fireplaces be
gas -burning. Seconded by Commr. Stevenson.
AYES: Commrs. Carpenter, Brodie, Gould -Wells, Christianson, Miller, Ashbaugh
and Stevenson .
NOES: None
RECUSED: None
ABSENT: None
The motion carried on a 7: 0 vote.
3. Citywide. GPI 49-06: Review of the Draft South Broad Street Corridor Plan; City
of San Luis Obispo, applicant. (To be continued to June 13, 2007)
This item was continued to the meeting of June 13, 2007, without discussion.
4. Staff
A. Agenda Forecast
Deputy Director Doug Davidson gave an agenda forecast of upcoming events.
B. Planning Commission Retreat
Deputy Director Davidson discussed the Commission's upcoming June 20th retreat and
explained the format in more detail. Commissioner Ashbaugh noted that he will be
unable to attend.
O
5. Commission
Planning Commission Minutes
May 23, 2007
Page 6
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:15p.m. to
the regular meeting of the Planning Commission scheduled for Wednesday, June 13,
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 June 13, 2007.
LDiane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
June 13, 2007
ROLL CALL:
Present: Commissioners Dan Carpenter, Amanda Brodie, Diana Gould -Wells,
Carlyn Christianson, Andrea Miller, Charles Stevenson
Absent: Commr. John Ashbaugh
Staff: Deputy Director Doug Davidson, Senior Planner Jeff Hook, Housing
Programs Manager Peter Brown, 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 order of the agenda was accepted as written.
MINUTES: Minutes of May 23, 2007. Approve or amend.
The minutes of May 23, 2007 were approved as amended.
t PUBLIC COMMENT:
There were no comments made from the public.
PUBLIC HEARINGS:
Citywide. TA and ER 79-07; Amendments to Municipal Code Chapter 17.90
(zoning regulations) to clarify the resident selection process for affordablehousing
projects and environmental review; City of San Luis Obispo, applicant. ( Peter
Brown)
Housing Programs Manager Peter Brown presented the staff report explaining the
background and need for clarification on how candidates are selected for affordable
housing projects, and recommending the Commission adopt the resolution which
recommends that the City Council approve the revisions to the Zoning Regulations in
Chapter 17.91, and approve a Negative Declaration of environmental impact..
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commissioners had one question regarding the resident selection process and expressed
a desire to not allow employee selection even when going above and beyond the
Planning Commission Minutes
June 13, 2007
Page 2
U
inclusionary housing requirement.
Commr. Miller questioned the possibility or need of employee incentives.
On motion by Commr. Carpenter to adopt the resolution recommending that the City
Council approve a Negative Declaration and revisions to the Zoning Regulations in
Chapter 17.91. Seconded by Commr. Miller.
AYES: Commrs. Carpenter, Brodie, Gould -Wells, Christianson, Miller and Stevenson
NOES: None
RECUSED: None
ABSENT: Commr. Ashbaugh
The motion carried on a 6 : 0 vote.
2. Citywide. TA 75-07; Amendments to the City's Subdivision Regulations including
new standards for airspace subdivisions; City of San Luis Obispo, applicant. (Phil
Dunsmore)
Associate Planner Phil Dunsmore presented the staff report giving an explanation of
airspace subdivisions and other minor text clarifications proposed to the Subdivision
Regulations, and recommending the Commission adopt a resolution recommending the
City Council approve the revisions to the Subdivision Regulations.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
The Commission had several questions regarding the airspace subdivision process and
what has been done in other communities
Commr. Stevenson had questions regarding the minimum amount of backyard space
required for common interest subdivisions and asked who would be responsible for
building maintenance within the airspace subdivision when there is no homeowners
association. He complimented staff on bringing forth the project.
Commr. Christianson asked if there would be a checklist on items to go over such as
insurance, retrofitting, plumbing, etc. for airspace maps. She also questioned who
would be responsible for preparing the tentative map and asked if a member of the
public could prepare it as long as it had all the required information.
Commr. Miller asked if there are any other cities amending their regulations, and if so,
are they having any issues. It was noted that revisions are being considered in Santa
Monica, Los Angeles and Sacramento, with no issues to report.
Planning Commission Minutes
June 13, 2007
Page 3
AYES: Commrs. Carpenter, Brodie, Gould -Wells, Christianson, Miller and Stevenson
NOES: None
RECUSED: None
ABSENT: Commr. Ashbaugh
The motion carried on a 6 : 0 vote.
The Commission commended staff for taking the initiative to introduce innovative code
amendments.
3. Citywide. GPA and ER 49-06; Review of goals, objectives and land use; and
introduction to form -based codes proposed for the South Broad Street Corridor Plan
area; City of San Luis Obispo, applicant. (Jeff Hook)
Senior Planner Jeff Hook presented the staff report recommending the Commission
review and comment on the Draft Plan's goals and objectives, proposed land use, and
form -based codes. Mr. Hook gave a PowerPoint presentation outlining the topics to be
considered at the meeting: goals and objectives, land use and an introduction to form -
based codes. He noted that representatives of the South Broad Street Condor Focus
Group were in the audience and would like to present their recommended goals for the
planning area.
Michael Young, Rick Engineering, provided background on the Draft Plan and explained
form—based codes.
PUBLIC COMMENTS:.
Elaine Lawson, SLO, focus group member, noted the primary concerns of the focus
group are keeping a sense of place including the area's "funkiness" and uniqueness,
traffic safety, providing neighborhood connections and affordable housing.
Jeff Jaminson, SLO, focus group member and artisan, would like to see the area keep
its uniqueness.
Leanna Daniel, SLO, focus group member, voiced concerns about the effect of the
proposed cul-de-sac streets along Broad Street on vehicle access to businesses along
Broad Street.
Jeff Lambert, SLO, focus group member, explained that the goals are in no particular
order but stressed the importance of the Land Use section.
There were no further comments made from the public.
Planning Commission Minutes
June 13, 2007
Page 4
COMMISSION COMMENTS:
After lengthy discussion, Commissioners asked staff to: 1) rework the section on Goals
and objectives to incorporate the Focus Group's goals and the goals listed in the staff
report, 2) make objectives clear and measurable, and 3) provide an evaluation of how
the goals and policies implement general plan policies. Commissioners also asked for
additional clarification of the plan's land use concept and to provide a "recipe" for how
form -based codes would be applied..
Commr. Stevenson asked about methods of financing, requested a better
understanding of cottage industry, and noted he would like to see the plan have a
unified edge with the Railroad area as well as closing off random access to the area.
Jeff Hook explained that the feasibility of economic strategy was in process.
Commr. Brodie did not feel the goals and values listed were specific enough, asked
what speck things would help to keep the artisan, funky sense of place feel to the
area, and noted that the focus group has given direction in this regard.
Commr. Christianson felt the focus group goals and objectives were much more specific
and useful than those in the current draft plan.
Commr. Gould -Wells agreed with Commr. Christianson that the goals need to be more
measurable like those of the focus group.
Commr. Carpenter would like to note the benefits to the environment with the proper
changes, and asked if there were considerations for relaxing the codes and fees for new
businesses in this area.
The main concern of the focus group appeared to be the retention of the neighborhood,
as well as combining the neighborhood with the new mixed-use projects and
commercial projects.
It was the consensus of the Commission to continue review of this item to the meeting
of August 8, 2007.
4. Staff
A. Agenda Forecast
Deputy Director Doug Davidson gave an agenda forecast of upcoming events.
5. Commission
Planning Commission Minutes
June 13, 2007
Page 5
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:00 p.m.
to the special meeting of the Planning Commission (retreat) scheduled for Wednesday,
June 20, 2007 from 6:00 to 9:00 p.m. at Cafe Roma Restaurant, located at 1020
Railroad Avenue, San Luis Obispo
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by Planning Commission on June 27, 2007.
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
June 27, 2007
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL:
Present: Commissioners Dan Carpenter, Andrea Miller, John Ashbaugh, Amanda
Brodie, Diana Gould -Wells, Vice -Chairperson Charles Stevenson and
Chairperson Carlyn Christianson
Absent: None
Staff: Community Development Director John Mandeville, Deputy Community
Development Directors Doug Davidson and Kim Murry, 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 order of the agenda was accepted as written.
MINUTES: Minutes of June 13, 2007. Accept or amend.
The minutes of June 13, 2007, were approved as amended.
PUBLIC COMMENT:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 625 Toro Street. TR and ER 176-05: Review of a 10 -unit residential condominium
development and environmental review; R-4 zone; Narnaji Enterprise, applicant.
(Jaime Hill)
Deputy Director Doug Davidson presented the staff report recommending approval of
the tentative map and Mitigated Negative Declaration to the City Council, based on
findings and subject to conditions of approval. Staff pointed out the project is
affordable by design, meets City standards, and no exceptions are needed.
Ernie Kim, Architect, applicant's representative, discussed the changes to the project,
as well as red curbing, vegetation removal, and the size of the driveway.
PUBLIC COMMENTS:
Gary Fowler, SLO, would like to see vegetation growing on the sound wall to prevent
graffiti.
Planning Commission Minutes
Meeting of June 27, 2007
Page 2
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Carpenter questioned the dimensions of the driveway.
Commr. Gould -Wells asked staff to explain the location necessity of the driveway.
Commr. Christianson discussed the height of the sound wall.
Commr. Stevenson expressed support for the increased density in the revised project.
On motion by Commissioner Stevenson to recommend approval of the tentative map
and Mitigated Negative Declaration to the City Council, based on findings and subiect to
conditions of approval. Seconded by Commissioner Carpenter.
AYES: Commrs. Brodie, Ashbaugh, Stevenson, Christianson, Miller, Gould -Wells,
and Carpenter
NOES: None
RECUSED: None
ABSENT: None
The motion carried on a 7:0 vote.
2. Downtown Core. R/TA and ER 50-06; Review of a proposed ordinance to control
building height and floor area ratio in the downtown core, and environmental review;
City of San Luis Obispo, applicant. (Michael Codron)
Community Development Director John Mandeville introduced the item and gave
direction to the Commission for public comments on this item. He clarified that the focus
at this public hearing is whether the ordinance meets the desirable features for the
downtown such as historical preservation, sunlight availability, view preservation, and
pedestrian features.
Associate Planner Michael Codron gave a program overview and reviewed the Zoning
Regulations amendments recommended to implement new General Plan policies and
programs relating to building height and intensity limits in the downtown core. He
explained that program includes amendments to the Zoning Regulations and an update
to the Community Design Guidelines to implement the new policies.
PUBLIC COMMENTS:
Joesph Abrahams, SLO, expressed concerns with building scale.
Elizabeth Abrahams, SLO, (Save Our Downtown member), would like to see a physical
model instead of a digital model.
Planning Commission Minutes
Meeting of June 27, 2007
Page 3
Carol Pierce, SLO, noted concerns with traffic safety, sunlight, and pollution, and
questioned what affordable housing really is.
Neil Dilworth, SLO, felt the Commission should look at the long view and not the
immediate financial impact, and would like to see the sidewalks remain wide and
pedestrian friendly.
David Brodie, SLO, had many concerns including the quality of natural and reflected
light in retail spaces, wind, need for setbacks, and historic preservation.
Andy Pease, SLO, (Leeds), stressed the importance of green buildings and the need for
higher energy efficiency requirements (from 15% to 25%).
George Breznay, SLO, presented a memo from Alan Cooper with suggested changes to
policy language.
Ken Haggard, (San Luis Green Build), Santa Margarita, expressed concerns that Title
24 does not provide a good measure of energy efficiency for downtown buildings. He
said that density was one of the best ways to save energy and that efficiency and
reduction of Green House Gas (GHG) emissions was best achieved through design that
includes natural sunlight and natural ventilation in downtown buildings.
Stanley Renhenberg, SLO, voiced concerns with parking not being required in some
residential projects and that the City is not doing analysis on each project.
Susan Ellenbogen, SLO, noted concerns with ordinance loopholes that would not
require certain policy objective requirements to be met and suggested that all policy
objectives should be met for tall buildings.
Bill Thoma, SLO, discussed performance standards and policy objectives, and the need
to provide for flexibility in design. He noted there is good protection for historic
resources and limited sites for new tall buildings so the entitlement process should be
simplified.
Patricia Wilmore, SLO Chamber of Commerce, presented the Commission with a letter,
discussed building height requirements and the need for flexibility, and provided
suggestions for revisions to the proposed ordinance language.
Richard Krejsa, SLO, discussed the types of businesses in the downtown area, energy
efficiency, and traffic safety.
Hugh Wadman, SLO, would like to see the City keep its ambience, and not block
sunlight.
Roger Longden, SLO, felt strongly for the need of story poles and scale models of each
project proposed.
Planning Commission Minutes
Meeting of June 27, 2007
Page 4
Boz Schrage, SLO, strongly supported preservation of the current SLO charm and
expressed concern with possible problems resulting from the proposed changes.
Nick Watry, SLO, discussed the input available from the Cal Poly Department of
Architecture for public viewing.
Thomas Jones, SLO, noted that the information provided by the proposed 3D digital
model would be the first in the state and maybe the first in the nation. He expressed
concerns with the ordinance provisions and felt there is a need to balance the cost of
project requirements with the resulting public benefit.
Eric Meyer, SLO, presented a letter to the Commission suggesting retail uses on side
streets, the use of story poles, and pedestrian access. He related his experiences in
Santa Barbara where the community is now trying to lower building height limits
because of a few bad projects.
Terry Mohan, SLO, spoke in opposition to higher buildings in the downtown area.
Leonard Grant, American Institute of Architects, supported higher height limits with
flexibility and choices for design, along with pedestrian activity.
Paul Wolff, SLO, would like to have more time between this meeting and the City
Council meeting, and would like to see a physical model for future projects.
Paula Carr, SLO Historical Society, opposed the ordinance and felt historical
preservation should be a mandatory policy objective.
Bob Anderson, SLO, felt more time should be taken before approving the ordinance,
and that sunlight should be a main concern in building design.
Michael Isensee, felt the ordinance should focus on objectives such as pedestrian
gathering areas and the downtown core should be studied to determine the best
locations for features that are encouraged, such as plazas.
George Garcia, SLO, felt a certain amount of growth is needed, quality design is
important, and flexibility is necessary.
Carol Florence, Oasis Associates, had a question about whether or not office space
would be considered revenue generating", and asked if incentives are available for
builders.
Mark Rawson, SLO, submitted a letter to the Commission, noting he hopes there is
room for flexibility.
Planning Commission Minutes
Meeting of June 27, 2007
Page 5
.�� COMMISSION COMMENTS:
Commr. Miller asked about energy-saving requirements and LEED. She agreed that
more time is needed to review the project, applauded staff's work on the project, and
expressed the need for public comment to address all perspectives.
Commr. Christianson discussed the requirement for housing with any new project, as
well as natural sunlight, ventilation, affordable housing, and pedestrian walkways.
Commr. Ashbaugh felt any project over 50 feet in height should go before the Planning
Commission.
Commr. Brodie applauded staff's work and public comments, and welcomed the chance
to have more time to review the project.
Commr. Gould -Wells expressed her desire to review all the letters submitted, and
agreed that the Planning Commission review all buildings over 50 feet in height.
Commr. Carpenter spoke of the energy objective, possibly simplifying the ordinance,
and encouraged the use of physical models as a method for increasing public
awareness.
Commr: Stevenson felt the public testimony was very informative, and spoke of the
need for a visual reference tool and economic vitality. He noted that 5% above Title 24
may be a more realistic standard than the proposed 15% because of continued
improvements to energy efficiency requirements.
On motion by Commr. Miller to continue the public hearing beyond 11:00 p.m.
Seconded by Commr. Ashbaugh.
The motion passed on a 7:0 voice vote.
On motion by Commr. Miller to continue review of this project to a date uncertain.
Seconded by Commissioner Ashbaugh.
AYES: Commrs. Brodie, Ashbaugh, Stevenson, Christianson, Miller, Gould -Wells,
and Carpenter
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
COMMENT AND DISCUSSION:
3. Staff
Planning Commission Minutes
Meeting of June 27, 2007
Page 6
A. Agenda Forecast
Doug Davidson gave an agenda forecast of upcoming projects.
4. Commission
ADJOURNMENT:
With no further business before the Commission, the meeting adjourned at 11:10 p.m.
to the regular meeting of the Planning Commission scheduled for Wednesday, July 11,
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 the Planning Commission on August 22, 2007.
Ma u Pritchard for Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
July 11, 2007
CALL TO ORDER/PLEDGE OF ALLEGIANCE
OATH OF OFFICE: Swearing in of new commissioner Michael Multari
City Clerk Audrey Hooper swore in new commissioner Michael Multari.
ROLL CALL:
Present: Commissioners, Amanda Brodie, John Ashbaugh, Diana Gould -Wells,
Dan Carpenter, Vice -Chair Charles Stevenson, Michael Multari, and
Chairperson Carlyn Christianson
Absent: None
Staff: Community Development Director John Mandeville, Deputy Director
Doug Davidson, Senior Planner Pam Ricci, Assistant City Attorney
Christine Dietrick, City Clerk Audrey Hooper, and Recording Secretary
Jill Francis
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
The agenda was accepted as written.
PUBLIC COMMENT:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 840, 842, 844, 848, 861, 868, 870, 886 Monterey, 984 986 Chorro 847 863 877
Palm and 955 Morro Streets. ARC and ER 69-05: Review and discussion the
draft Environmental Impact Report (EIR) prepared for the Chinatown mixed-use
project. C -D -H zone; SLO Marketplace Assoc., LLC, applicant. (Pam Ricci)
Senior Planner Pam Ricci presented the staff report, recommending the Commission
take public testimony and provide input to City staff and EIR consultants on any
additional analysis or data needed to adequately evaluate environmental issue areas.
She noted that the project was submitted in the spring of 2005, but not actively
processed because the emphasis was on completing the Court Street and 919 Palm
projects. She pointed out that given the significance of the scale and location of this
project, it was determined early on that an EIR would be required to evaluate the
project's potential environmental impacts. She noted that it had become City policy to
hold a hearing before the Planning Commission during the required public review period
on the Draft EIR which runs in this case between June 11th and July 25th. She
explained that no formal action was expected tonight except gathering comments. She
also clarified that the project would not be scheduled for Planning Commission review
Planning Commission Minutes
July 11, 2007
Page 2
until a height ordinance was adopted so that there was objective criteria in place for the
Commission to evaluate whether the proposed building heights over 50 feet were
warranted.
Dan Gira, Program Manager, Amec, provided an overview of the main EIR issue areas
and project impacts. He began by discussing transportation issues including the loss of
public parking, pedestrian demand and sidewalk capacity, and long-term traffic and
circulation impacts. He then elaborated on aesthetic impacts and related mitigation
strategies such as increased upper -story setbacks to address concerns with the
proposed building height and mass, and revisions to building detailing to respond to
architectural compatibility issues, He outlined the main cultural resources concerns
including: the demolition and/or remodel of historic structures; the change in character
of the Downtown/Chinatown Historic districts; and potential disturbance of human
burials and other subsurface artifacts. He mentioned that there were also potential
inconsistencies with City Land Use Element policies including the provision of affordable
housing as well as public viewing areas. He concluded by describing the project
alternatives which are no project, incorporation of historic structures, alternative uses,
protection of visual resources, reduced development, and other comparable sites.
PUBLIC COMMENTS:
Alex Gough, 964 Chorro St., SLO, noted the historic expansiveness of the Mission's
grounds and properties, and that because of this, the cultural resources below the
project site are extensive. He expressed concerns that potential archaeological
resources may be lost. He pointed out that there were residents within the project block
that would be impacted by project development.
Bob Lucas, 1831 San Luis Drive, SLO, spoke of the need for more reflection before
plans were approved on the project site which includes City properties. He felt that the
EIR and project should not be finalized until a new building height ordinance affecting
the downtown was adopted.
Joseph Abrahams, 335 San Miguel, SLO, spoke in favor of the three-level portions of
the project with the walkway. He expressed concerns about the significant and
unavoidable impacts related to aesthetics and noted that Building A should have a
minimum of 10 to 12 -foot setbacks with the removal of patios. He also suggested that
the fagade of Building B should be redesigned for consistency with the area with
setbacks above 2 stories and opening up of the approach to Mission Plaza. He felt that
tools like story poles should be installed as mitigation to help the public understand the
magnitude of visual impacts. He wanted the project model to include adjacent
properties, including the surrounding streets and buildings. He recommended that the
project include at least 10 affordable units, noting that the residential units, even some
of the smaller ones, included in the project are likely not to be affordable.
Boz Schrage, SLO, noted that he was opposed to the project and does not feel that the
EIR adequately addresses its impacts. He expressed specific concerns over the loss of
public parking, the destruction of historic artifacts, lack of affordable housing, and the
proposed project building heights, noting that the buildings should be set back more.
Planning Commission Minutes
July 11, 2007
Page 3
O Pete Evans, 2040, SLO, pointed out that the public is still unaware of the amount of
large-scale projects that are currently in the planning stages.
Luther Bertrando, 267 Foothill, SLO, noted that the project has numerous general plan
inconsistencies including the provision of affordable housing which he felt needed to
exceed minimum requirements given the public land included as part of the project site.
He wanted the EIR to disclose the MOU with the City. He fell that the overriding
considerations to potentially support the project design were not fully explained. He
questioned the plaza design as being a truly public space. He mentioned that the EIR
did not include a traffic analysis for Chorro/Higuera at noon where there are intersection
backups and pedestrian traffic that cause congestion. He thought that the cumulative
analysis should extend beyond the adjacent block. He wanted the Sauer Bakery
building to be retained and thought that there should be an alternative for adaptive
reuse of existing buildings.
Terry Mohan, 2416 Santa Clara, SLO, expressed concern over the scale of the project
and did not feel that it constituted downtown revitalization. He noted that construction
traffic would be extensive given the amount of soil that would be removed from the site.
He was also concerned with the loss of public parking spaces.
Paula Carr, 615 Lawrence Dr., SLO, felt that the EIR should have more of a discussion
regarding avoidance and minimization rather than mitigation and wanted to see
mitigation language stated as conditions rather than recommendations. She asked for
mitigation for required historic record reports (NABS) to 'include a requirement for
qualified personnel to prepare them and that public outreach should include color
publications that are made widely accessible. She suggested that MM CRA a should
address issues regarding adequate curation. She wanted the mitigation for the
Shanghai Low sign to specify that restoration should include modest improvements,
such as use of neon lighting, but that it should not look like a new sign once restored.
She felt that preservation of facades did not go far enough in terms of mitigation for
historic demolitions. She pointed out the importance of context noting that the project's
impacts on the scale and loss of integrity of the setting for adjacent cultural resources,
as well as the district, need to be considered. She suggested that the architectural
background should be expanded to include all ethnicities and their labor classes and
their respective impacts on the history of downtown.
Mark Rawson, applicant's representative, indicated that he was available for questions
from the Commission. He indicated that a formal letter from the applicant would be
submitted, but that he wanted to first listen to the comments from the public and the
Commission.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Ashbaugh asked staff if the CHC and ARC will review the project before the
Planning Commission looks at the project again. Senior Planner Ricci mentioned that
they would be reviewing the project before it returned to the Commission and suggested
Planning Commission Minutes
July 11, 2007
Page 4
a tentative timeframe for their review. He noted that small businesses would be
impacted while construction is underway and suggested that the EIR Include mitigation
for a public relations campaign for existing businesses affected by the project. He
expressed concerns with construction trucks on Morro and Chorro Streets. He wanted
the executive summary table to be expanded to include discussion of residual parking
impacts
Commr. Carpenter asked Wendy Nettles from Applied Earthworks who prepared the
Cultural Resources section of the EIR to summarize how resource recovery efforts
would be overseen. Ms. Nettles described the field work plan and noted curation
shortcomings in the area, mentioning that there may be opportunities in the project for
some display of artifacts collected.
Commr. Multari noted that the EIR should more fully explain the MOU with the City. He
brought up concerns with sidewalk capacity. Referencing MM CR -5, he suggested
additional setbacks for the hotel, even at expense of the loss of the historic facade look.
He asked that the text of MM LU -1 b be changed from "shall consider" to "shall find". He
recommended that the text of MM VIS -2 be changed from "commissioners shall
redesign" to "applicant shall redesign", noting that the intent is that the Architectural
Review Commission will review the applicant's redesign. He wanted the Land Use
section of the EIR to clearly explain the consistency of the proposed building heights
within the project with the existing and proposed zoning ordinances. He was concerned
that the project as depicted in elevations included in the EIR might potentially not be
able to comply with the proposed maximum height of 75 feet given the grade of the
sloping site and the City's requirement that height be measured above average natural
grade below the building footprint. He wanted the EIR to include a discussion of
greenhouse gases in cumulative impacts. He stressed that the EIR needs to more
clearly explain findings for approval for different entitlements.
Commr. Stevenson noted that the buildings on Palm Street shown in Figure 2.4-9 will
seem. higher than 75 feet when viewed from Monterey Street due to the significant
change in grade across the site. He thought that MM VIS -1a should be amended to
include elimination of a level of the building as mitigation for visual impacts. He agreed
that the explanation of the statement of overriding considerations on Page ES -10 and
the process for findings needed to be expanded. He thought that the discussion of
Aesthetics on Page ES -5 should specify how much lower the building height needed to
be reduced. He suggested that the alternatives look at a project design which opens up
and enlarges the plaza. He thought that the objectives on Page ES -2 were too general;
and that Objective #4 should reference the need for workforce housing.
Commr. Gould -Wells suggested that the local Air Pollution Control District (APCD) staff
be contacted, specifying Aeron Arlin Genet as contact person, and pointed out that
there may be potential flaws with the URBEMIS model used in the air quality analysis.
Commr. Christianson noted that further review of the project by the Planning
Commission should be postponed until after the building height ordinance is in place so
that it could be properly evaluated.
Planning Commission Minutes
July 11, 2007
Page 5
2. Staff
A. Agenda Forecast
Deputy Director Doug Davidson gave an agenda forecast of upcoming events.
3. Commission
ADJOURMENT:
There being 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 July
25, 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 the Architectural Review Commission on July 25, 2007.
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
July 25, 2007
ROLL CALL:
Present: Commissioners Amanda Brodie, John Ashbaugh, Michael Multari,
Diana Gould -Wells, Dan Carpenter, Vice -Chair Charles Stevenson and
Chairperson Carlyn Christianson
Absent: None
Staff: Deputy Community Development Director Doug Davidson, Associate
Planners Phil Dunsmore and 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.
MINUTES: Minutes of July 11, 2007. Approve or amend.
The minutes of July 11, 2007 were approved as amended.
PUBLIC COMMENT:
Bruce Loeffler, 670 Woodbridge St., SLO, would like to see the neighborhood around
Meadow Park preserve its historic character.
Richard Ferris, SLO business owner for 35 years, voiced concerns with parking at peak
retail times. He felt that lack of parking is detrimental to local merchants.
Boz Schrage, SLO, voiced concerns with Chinatown EIR and strongly objects to the
construction of the Chinatown project.
PUBLIC HEARINGS:
1. Downtown Core. R/TA 50-06; Review of Zoning Regulations amendments
recommended to implement new General Plan policies and programs relating to
building heights and intensity limits in the downtown core; City of San Luis Obispo,
applicant. (continued from 6-27-07) (Michael Codron)
Associate Planner Michael Codron provided a brief presentation describing some
changes proposed to the draft Zoning Regulations amendments, based on public
testimony and Commissioner comments during the June 27, 20q hearing. He noted
that staff is recommending that the City Council introduce an ordnance amending the
Zoning Regulations to implement new policies relating to downtown building height and
intensity limits.
Planning Commission Minutes
July 25 2007
Page 2
PUBLIC COMMENTS:
The Commission re -opened the continued hearing for additional public testimony.
Ken Haggard, Santa Margarita, local architect and member of SLO Greenbuild board,
was very concerned that equal emphasis is given to energy efficiency. He was
dismayed by input from architects, noted in the staff report, regarding the cost of
reducing greenhouse gases by 2030. He reiterated that AB32 mandates that we reduce
greenhouse gas production by half.
Tom Jones, SLO, suggested that staff be explicit about maximum density set at 36 if
there are no affordable units. He supported the notion that the City needs smaller units
somewhere in our community. He recommended that we get as many units as possible
downtown. Mr. Jones was opposed to the strict limits of 800 square feet and 1100
square feet. He suggested that the best thing we can do for the environment is to get
people to live downtown and reduce parking requirements.
Mark Rawson, SLO, opposed the 1100 square foot average unit size mandate. He felt
that. flexibility should be allowed in order to facilitate creative projects with larger units to
accommodate all types of interested parties. Mr. Rawson suggested that the 1100
square foot limit should only apply to half of the units; or perhaps there should be a
graduated unit average.
John Ewan, SLO, representative of SLO Greenbuild, suggested that goals for energy
conservation should be more substantial than 15% over Title 24. He would like to see
staff move towards a goal that really makes a difference like the 2030 standard.
Hamish Marshall, 895 Aerovista Place, SLO, Westpac investments, opposed the 1100
square foot restriction. He suggested that the City not try to dictate what the housing
market demands. He felt 1100 square feet is too small, and offered supporting evidence
about the lack of sales of recent 800 square foot mixed-use units at Broad Street.
Luther Bertrando, 267 Foothill Blvd., SLO, suggested a pedestrian crosswalk with a
stoplight instead of a countdown light. Because his comments did not address the
agenda item, his comment time was ended by the Commission.
Bob Lucas, 1831 San Luis Drive., SLO, was concerned that the new buildings reaching
heights upwards of 60 and 75 feet will not maintain the city's character. He called
attention to the City Council meeting held in early February that approved amending the
General Plan for a "moderate increase" in downtown building heights and asked staff to
be clearer on the definition of "moderate' .
Barry Williams, SLO Chamber of Commerce subcommittee for height, licensed architect
and Cal Poly professor, supported increasing heights because it increases density
downtown. He suggested that the City deal with the FAR in the downtown core instead
of dwellings -per-unit, which may increase housing downtown. He cautioned that smaller
sized units do not mean cheaper units. He opposed the fixed limit of 1100 square feet,
and suggested that the City utilize tools like the Cal Poly 3D map in conjunction with
Planning Commission Minutes
July 25, 2007
Page 3
potential building overlays to address key issues like viewsheds, sun shading and
shadowing.
Diane Diamond, 2864 Victoria, SLO, was concerned that increasing density may affect
walkability of downtown. She suggested that more attention be given to buildings at the
pedestrian level. She also expressed concern with vacant buildings on Broad Street and
increased urban sprawl.
Debbie Highfill, Morro Bay, suggested that language should be added to downtown core
amendment regarding stepping back buildings to include a "wedding cake" stepping
effect like the new building in Cayucos. She suggested that there should be step back
provisions for buildings with more than two stories, and strongly encouraged staff to
give more attention to workforce housing and rentals. She would like to see the limit
lowered to 900 square feet average unit size.
William H. Geiger, 138 Ramona Dr., SLO, withdrew his public comment.
Betty Winholtz, Morro Bay City Council member, was concerned about height limits,
noting she would like to see stronger regulations through amendments, like the
"wedding cake" setback. She addressed a study in NYC about tall buildings and
detrimenta..l affects of shadowing, and strongly suggested that the number of high
buildings should be limited. She encouraged protection of historic buildings. Finally, she
suggested that the City needs more rental opportunities to accommodate burgeoning
workforce.
Rachel Kovesdi, SLO, opposed the 1100 square foot limit, and strongly opposed the
800 square foot average limit. She cautioned that exceeding Title 24 by 30% will be
difficult for storefronts, especially those stores that are not solar facing. She encouraged
staff to consider excluding other non -habitable areas in FAR calculations such as decks,
covered atriums and balconies.
Stanley Richenberg, 2410 Cima Court, SLO, suggested that story poles should be
utilized in advance of new construction downtown to help residents visualize building
height.
Boz Schrage, SLO, alluded to 140 California cities he has been to that are under four
stories. He cautioned that staff should consider every project carefully so as not to leave
a city and a legacy that nobody will enjoy.
Pete Evans, SLO, voiced that it is inappropriate for the Commission or staff to
discourage public input. He was concerned that the staff report was confusing regarding
affordable units. Mr. Evans suggested that new buildings should not leave their doors
locked in an open position because it wastes energy.
Joseph Abrams, 335 San Miquel Ave, SLO, questioned the policy objectives of the
Planning Commission. He challenged the Commission to not rubber stamp the City
Council and encouraged that each project should be vigorously evaluated. He
Planning Commission Minutes
July 25, 2007
Page 4
supported the addition of viewing platforms and open space plazas in the new height
ordinance.
Elizabeth Abrams, 335 San Miquel Ave, SLO, suggested that a physical model should
be constructed and story poles should be utilized to give citizens the impression of
proposed height limits.
Richard Krejsa, 189 San Jose Court, SLO, was concerned that increased heights will
"channelize" the city streets creating "canyonization". He cautioned that high buildings
may impact solar collectors and diminish viewsheds.
Sharon Dobson, 1839 Corralitos Ave., SLO, would like to see the Commission take care
when reviewing applications and plans in the "control phase" because developers don't
always proceed as planned.
Bruce Loeffler, 670 Woodbridge St., suggested that the City should be reluctant to
approve high buildings on topographic high points.
There were no further comments made from the public.
COMMISSION COMMENTS:
The Commission asked questions of staff and determined by consensus that the
revised amendments were responsive to the concerns expressed by the public and the
Commission during the previous meeting. The Commission determined, by consensus,
that the ordinance amendments were sufficiently developed and that with sufficient time
for discussion, they could move forward and develop a recommendation to the City
Council.
Seconded by Commr. Stevenson.
AYES: Commrs. Multari, Gould -Wells, Stevenson, Ashbaugh, Carpenter, Brodie
and Christianson
NOES: None
RECUSED: None
ABSENT: None
The motion carried on a 7 :0 vote.
2. 2321 Broad Street. FH 59-07; Appeal of the Director's denial of a Fence Height
Exception request to allow a 5 foot fence where a 3 foot fence is allowed along the
street yard property line; R-2 zone; Matthew Frakes, applicant. (Brian Leville)
Associate Planner Phil Dunsmore provided a comprehensive presentation of the
requested fence exception, recommending the Commission deny the appeal and uphold
Planning Commission Minutes
July 25, 2007
Page 5
Cthe Director's action to deny the request, based on findings which he outlined. Planner
Dunsmore listed the exception criteria and why this request does not meet the criteria
and is not compatible with the neighborhood.
PUBLIC COMMENTS:
Matthew Frakes, applicant, described other tall fences and shrubs that are in the
neighborhood, and addressed noise and traffic issues in the neighborhood. He indicated
he would like to work with the City to improve his existing fence instead having to build a
new fence.
Bruce Loeffler, 670 Woodbridge, SLO, felt that exceptions need to be made to protect
homeowners from noise and traffic, and supported the tall fence.
There were no further comments made from the public.
COMMISSION COMMENTS:
The Commission discussed the options and potential compromise that could be
available to the applicant.
Commr. Multari discussed setting back the fence, lowering it, and adding landscaping.
Commr. Ashbaugh disagreed with keeping the fence but spoke in support of existing
City codes.
Commr. Carpenter also felt the applicant needed to meet City codes.
Commr. Stevenson suggested a masonry wall and possible improvements to the house.
He would like to see the City Council send code enforcers to the area for compliance.
On motion by Commr. Ashbaugh to deny the appeal and uphold the Director's action
denying the fence height exception. Seconded by Commr. Carpenter.
AYES: Commrs. Ashbaugh, Carpenter and Brodie
NOES: Commrs. Multari, Stevenson and Gould -Wells
RECUSED: None
ABSENT: Commr. Christianson
The motion failed on a 3:3 tie vote.
On a second motion by Commr. Multari to continue the item to September 12. 2007. to
Planning Commission Minutes
July 25, 2007
Page 6
AYES: Commrs. Multari, Gould -Wells, Brodie and Stevenson
NOES: Commrs. Ashbaugh, Carpenter
RECUSED: None
ABSENT: Commr. Christianson
The motion passed on a 4:2 vote.
Commissioners Carpenter and Ashbaugh voted against the motion and felt that the
fence should comply with the established regulations.
3. 950 and 990 Aero Drive. U 5-07; Request to allow a 134 room hotel in the BP -SP
zone; Airport Hotel, LP, applicant. (Phil Dunsmore)
Associate Planner Phil Dunsmore presented the staff report recommending the
Commission approve the hotel use the B -P zone based on findings and subject to
conditions, code requirements and mitigation measures.
Carol Florence, Oasis Associates, applicant's representative, presented a slide
presentation and was available for questions.
Brad Breckwaid, Wallace Group, spoke to the project relating to undergrounding
utilities.
Hamish Marshall, Westpac Investments, discussed placement of the transit stop.
PUBLIC COMMENTS:
Robert Wisberg, SILO, addressed water and sewer line issues.
There were no further comments made from the public.
COMMISSION COMMENTS:
The Commission discussed the project conditions and mitigation measures, and
commented on items such as parking, site access, a potential shuttle to serve hotel
guests, and whether or not the utilities along Broad Street would be placed underground.
Commr. Ashbaugh supported further study on esthetics, undergrounding utilities, visible
public art, and containing light and glare from lobby light fixtures. He asked if a bus stop
would be located at this location, and parking was discussed at length.
Commr. Stevenson would like to see a transit stop required for the use permit if feasible
and necessary.
fixtures.
Planning Commission Minutes
July 25, 2007
Page 7
�' The motion failed for lack of a second.
adiacent property. Seconded by Commr. Stevenson.
AYES: Commrs. Multari, Gould -Wells, Stevenson, Ashbaugh, Carpenter, Brodie
NOES: None
RECUSED: None
ABSENT: Christianson
The motion carried on a 6: 0 vote.
A third motion was made by Commr. Stevenson to discuss with the City, code
enforcement in this area relating to fence and landscape height along property lines. A
vote was taken. Seconded by Commr. Carpenter.
AYES:
Commrs. Multari, Gould -Wells, Stevenson, Carpenter and Brodie
NOES:
Commr. Ashbaugh
RECUSED:
None
ABSENT:
Commr. Christianson
The motion carried on a 5:1 vote.
COMMENT AND DISCUSSION:
4. Staff
A. Agenda Forecast
Deputy Director Doug Davidson gave the agenda forecast of upcoming events.
5. Commission
ADJOURMENT:
With no further business before the Commission, the meeting was adjourned to a
special meeting of the Planning Commission scheduled for Wednesday August 1, 2007
at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by Approved by the Planning Commission
on August 22, 2007
Jill Francis
Recording Secretary
MaryPritcha d for Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
Adjourned Meeting
August 1, 2007
CALL TO ORDERIPLEDGE OF ALLEGIANCE
ROLL CALL:
Present: Commissioners, Amanda Brodie, John Ashbaugh, Michael Multari,
Diana Gould -Wells, Dan Carpenter, Vice -Chair Charles Stevenson,
and Chairperson Carlyn Christianson
Absent: None
Staff: Community Development Director John Mandeville, Deputy
Community Development Directors Doug Davidson and Kim Murry,
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.
PUBLIC COMMENT:
There were no comments made from the public.
PUBLIC HEARINGS:
1. Downtown Core. R/TA. 50-06; Review of Zoning Regulations amendments
recommended to implement new General Plan policies and programs relating to
building heights and intensity limits in the downtown core; City of San Luis Obispo,
applicant. (Continued from 7-25-07) (Michael Codron)
Associate Planner Michael Codron explained that this is the third Planning Commission
meeting on the height ordinance, and that during the previous two meetings, the
Commission heard public testimony from approximately 50 speakers and received
written comments from over 30 individuals. Staff recommended that the Commission
consider revisions to the Zoning Ordinance and formulate a recommendation to the City
Council to implement new policies relating to downtown building height and intensity
limits.
PUBLIC COMMENTS:
The public comment period was closed during the previous meeting (7-25-07), and was
not re -opened.
Planning Commission Minutes
Adjourned meeting of August 1, 2007
Page 2
COMMISSION COMMENTS:
Commr. Stevenson discussed some changes to the Purpose and Intent section of the
ordinance, which included adding the language "affordable workforce housing
opportunities". He expressed his uncertainty that all projects over 50 feet can meet all
policy objectives but agreed that all projects should come before the Planning
Commission. He felt that a pedestrian connection or public plaza/gathering place should
be a performance standard; after some discussion, it was determined that was more
appropriate as policy objective.
Commr. Ashbaugh requested the term "shared housing" be changed to the already
defined "group housing", and discussed the need for "free public access" to views decks
in proposed tall buildings. He felt a three dimensional model of prospective projects
should be on the City's internet site to make it publicly accessible.
Commr. Carpenter felt that all buildings/projects over 50 feet should meet all policy
objectives and standards, and should come before the Planning Commission. He felt
the wording on the Historic Preservation objective needed to be clarified to distinguish
between buildings located on-site versus off-site.
Commr. Multari recommended a set of performance standards for buildings over 50 feet
tall. He suggested adding language to the housing performance standard that would
eliminate the unit size limitations if 60% of the building floor area, excluding parking, is
devoted to housing; and suggested raising the average unit size to 1,500 square feet
max. instead of 1,100 square feet, as proposed. He presented a drawing to describe a
proposed definition of building height on sloped sites, as well as a drawing to depict the
upper story setbacks needed to screen views of upper floor building walls from
pedestrians on the fronting sidewalk.
Commr. Brodie agreed that a basic set of performance standards that all projects over
50 feet would have to meet is necessary, as well a specific number of standards and
objectives that each project over 50 and 60 feet would have to meet.
Commr. Christianson discussed going through the performance standards one by one
to see which ones may fit in as objectives and which as performance standards, as
suggested by Commr. Multari. She supported the energy objectives that the builders
would have to meet: 15% above Title 24, LEED silver rating, or SLO GreenBuild rating.
In discussing historic preservation, it was noted that the number of buildings downtown
that were designated on the Master List of Historic Resources was approximately 41.
Commr. Gould -Wells agreed with a need for a new baseline survey of historic buildings.
The subject of trip reduction plans and their incorporation, as a possible performance
standard was discussed.
The Commission expressed agreement with Commr. Multari's comments the objectives
that are particularly valuable for future large projects and a suggested finding to insure
that public benefits outweigh the negative impact of increased building height.
The Planning Commission's recommendation reflects the public testimony, the
Planning Commission Minutes
Adjourned meeting of August 1, 2007
Page 3
recommendations of staff and the consensus -building approach employed by
Chairwoman Christianson to work through each section of the ordinance and develop
agreement before moving on to the next. The results are summarized below:
Performance Standard a. was modified to increase the average floor area
maximum from 1,100 square feet to 1,500 square feet. If at least 60% of the
floor area of the building is devoted to housing (excluding parking) there would
be no floor area limitation.
2. A new Performance Standard was added to address building height limitations.
3. A new Performance Standard was added to specify a minimum setback for the
upper story generally not be visible to pedestrians on the sidewalk along the
building's street frontage.
4. A Policy Objective for historic preservation was made into a Performance
Standard. As recommended by the Planning Commission (and previously
recommended by the Cultural Heritage Committee), projects on sites with
historic buildings must provide for the preservation or adaptive reuse of those
buildings in a manner consistent with City policy to be eligible for increased
building height.
5. The Planning Commission added LEED and SLO Green Build ratings as
alternatives to meeting the requirement for tall buildings to exceed California
energy efficiency requirements (Title 24) by 15%.
6. After augmenting the Performance Standards as described above, the Planning
Commission reduced the number of Policy Objectives required for approval of
buildings between 60 and 75 feet to "at least two," where four objectives had
previously been recommended. The Commission is also recommending a finding
for approval of buildings between 60 and 75 feet that would require the
Commission to determine that the public benefits associated with the project
significantly outweigh any detrimental impacts associated with additional
height." The Commission also recommended that in weighing potential public
benefits the Commission shall consider objectives related to affordable and
workforce housing, economic vitality, historic preservation and open space
preservation to be especially important.
7. Policy Objective c. was modified to require residential density greater than or
equal to 36 units per acre with average floor area not to exceed 1,100 square
feet, increased from 800 square feet.
8. Additional minor changes were made to the formatting and content of the
proposed ordinance.
Planning Commission Minutes
Adjourned meeting of August 1, 2007
Page 4
AYES:
Commrs. Stevenson,
Christianson
NOES:
Commr. Multari
RECUSED:
None
ABSENT:
None
The motion carried on a 6:1 vote.
Ashbaugh, Gould -Wells, Carpenter, Brodie and
It was noted that the City Council is tentatively scheduled to consider the Planning
Commission's recommendation on Tuesday, September 4th.
The meeting adjourned at 11:00 p.m. to the regular meeting of the Planning
Commission scheduled for Wednesday August 8, 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 the Planning Commission on August 22, 2007.
Yq"Q463)
Marylo Pritchard forl%aine R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
August 8, 2007
ROLL CALL:
Present: Commissioners, Michael Multari, John Ashbaugh, Amanda Brodie,
Diana Gould -Wells, Vice -Chairperson Charles Stevenson, and
Chairperson Carlyn Christianson
Absent: Commr. Dan Carpenter
Staff: Deputy Community Development Directors Doug Davidson and Kim
Murry, Senior Planner Jeff Hook, Associate Planner Tyler Corey,
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.
PUBLIC COMMENT:
Astrid Gallagher, Arroyo Grande, commended the City of San Luis Obispo on its
adaptation and use of its Historic Preservation Guidelines.
There were no further comments made from the public.
PUBLIC HEARINGS:
1. 642, 2201 Emily Street and 2238 Broad Street. TR 62-05: Request for a tentative
tract map to create a residential and commercial condominium subdivision within an
approved mixed-use project; C -N -H and C -S -H zone; H/D Maymont LLC, applicant.
(Pam Ricci)
Commr. Stevenson recused himself due to a conflict of interest because he owns
property within 500 feet of the project.
Deputy Director Doug Davidson presented the staff report recommending adoption of a
resolution which recommends that the City Council reaffirm the City Council's prior
approval of a Mitigated Negative Declaration of environmental impact, and approval of
the tentative tract map, based on findings and subject to conditions and code
requirements which he outlined. He explained that the tentative tract map will create
82 airspace residential condominiums and 27 commercial condominium units within the
previously approved project.
Debbie Rudd, applicant's representative, confirmed that the applicant would have no
problems meeting the conditions required by staff.
Planning Commission Minutes
August 8, 2007
Page 2
.PUBLIC COMMENTS:
There were no public comments.
COMMISSION COMMENTS:
There was no discussion.
On motion by Commr. Ashbaugh to reaffirm the prior approval of a Mitigated Negative
Declaration of environmental impact and recommend approval of the tentative tract
AYES: Commrs. Multad, Gould -Wells, Ashbaugh; Brodie and Christianson
NOES: None
RECUSED: Commr. Stevenson
ABSENT: Commr. Carpenter
The motion carried on a 5:0 vote.
2. Citywide. GPI and ER 49-06: Review land use and phasing strategy, form -based
codes, street and building character and general regulations in the Draft South
Broad Street Corridor Plan; City of San Luis Obispo, applicant. (Continued from
June 13, 2007) (Jeff Hook)
Senior Planner Jeff Hook explained that the purpose of the meeting was to review the
Draft South Broad Street Corridor Plan's land use strategy, form -based codes, and
economic development/phasing strategy and noted that no final action is anticipated at
this meeting. He gave a slide presentation and introduced Michael Young, planning
consultant, who explained how form -based codes would be applied using a "mock"
development project. He also recommended that discussion be continued to the
September 12, 2007 meeting, for additional discussion of the draft plan.
Consultant Gary London described the economic strategy, described project phases
that would occur over a period of up to 25 years and responded to questions.
PUBLIC COMMENTS:
Dan Kallal, SLO, expressed concerns with land use changes and the elimination of light
manufacturing and industrial uses.
Jeff Lambert, SLO, would like to see a more concise definition of form -based codes,
more flexibility in types and sizes of business as well as a new land use type called
"cottage industry", and some assurance that lower-income residents are not overlooked
in the Plan.
Planning Commission Minutes
August 8, 2007
Page 3
Tom Swem, representing the owner of the former Valley Mazda property, expressed
concerns with the proposed cul-de-sac streets and the timeframe outlined for project
phasing.
There were no further public comments.
COMMISSION COMMENTS:
The Commission generally supported the Plan's overall land use concept, but had
concerns and questions about many details, including plan length and organization,
parking, land use transition and compatibility, street design and circulation, cul-de-sac
street ends at Broad Street, infrastructure improvements and financing, and possible
economic tools to implement the Plan.
Commr. Ashbaugh discussed how the plan will be adopted, noted he would like to see
the next Plan draft delete the cul-de-sacs and include further discussion on current
residential land rezoning, suggested the Victoria Street extension be moved up to
Phase 1 in the Plan, and that a light industrial designation be added to the map.
Commr. Multari asked that color plans be provided to review the plan. He felt the Plan
did not flow well but was generally going in the right direction. He felt that further
research and analysis is needed on the potential impacts and problems with the mixed-
use project, and noted concerns with parking and various definitions that needed
clarification.
Commr. Christianson explained the main "focus" of the South Broad Street Corridor
Focus Group was circulation which had yet to be reviewed by the Planning
Commission, and discussed the need for traffic safety and the resulting design
measures like traffic medians, lighting, and cul-de-sacs which will be reviewed at a later
date.
Commr. Stevenson felt the Plan is going in the right direction but had concerns with the
economics, and supported the idea of incubator businesses that could be allowed in the
homes on the west that face Broad Street, if so desired.
Commr. Brodie suggested that a special meeting be held to address circulation, and
asked staff about alternate land uses or ideas. Staff felt residential land use needs to
be the Plan's main focus with commercial, retail, office, and phasing out of
manufacturing.
Commr. Gould -Wells agreed with Commr. Brodie on the need to add circulation/traffic
concerns to the discussion and asked how form based codes would be implemented
into the businesses already in place.
No action on the draft Plan was taken. The Commission requested that colored plans be
provikded to them for review. Discussion focused on compatibility with housing and
business including light manufacturing. Commissioners asked staff to provide
information on the questions raised..
Planning Commission Minutes
August 8, 2007
Page 4
AYES: Commrs. Multari, Gould -Wells, Ashbaugh, Brodie, Stevenson and
Christianson
NOES: None
RECUSED: None
ABSENT: Commr. Carpenter
The motion passed on a 6:0 vote.
3.
and 748 Marsh Street. ER 124-06; Public scoping meeting to discuss the
workscope of the Environmental Impact Report being prepared for the Garden
Street Terraces project; C -D -H zone; Garden Street SLO Partners, applicants.
(Tyler Corey)
Associate Planner Tyler. Corey presented the staff report, recommending the
Commission receive public testimony and provide input to City and consultant staffs on
any additional workscope items or environmental issues that need to be evaluated in
the Garden Street Terraces Project EIR.
Dan Gira, Amec Earth & Environmental, described the key environmental issue areas
and range of alternatives that will be addressed in the EIR.
Carol Florence, applicant's representative, provided a presentation on the details of the
project, including project history, public outreach and prior CHC and ARC conceptual
reviews.
PUBLIC COMMENTS:
Boz Schrage, San Luis Obispo, felt that this project is a test to City standards and
guidelines, including building setbacks, height, cultural resources and affordable
housing.
Richard Stevens, Garden Street, expressed concerns over the construction phase of
the project and its potential impacts to Garden Street businesses.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Ashbaugh expressed a desire to add a discussion to the EIR regarding the
current shortage of available curation space in the area, as was included for the
Chinatown Project EIR.
Planning Commission Minutes
August 8, 2007
Page 5
Commr. Gould -Wells suggested further traffic impact studies and noted the construction
pollution would be thoroughly regulated by existing codes and requirements.
The Commission provided the following comments regarding the EIR workscope:
1. Provide a discussion of the current shortage of available curation space in the
area.
2. Provide a thorough analysis of construction phasing, including coordination with
the Air Pollution Control District.
3. Consider expanding the traffic analysis to include additional intersections
further from the project site as well as project impacts to alternative modes of
transportation..
4. Consider an alternative that includes a reduction to the number of residential
units provided within the project.
No formal action was taken.
COMMENT AND DISCUSSION:
4. Staff
A. Agenda Forecast
Deputy Director Doug Davidson gave an agenda forecast of upcoming items.
5.. Commission
ADJOURMENT:
The meeting adjourned at 10:30 p.m. to the
Commission scheduled for Wednesday August 22,
Chamber of City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
regular meeting of the Planning
2007 at 7:00 p.m. in the Council
Approved by the Planning Commission on September 12, 2007.
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
August 22, 2007
ROLL CALL:
Present: Commissioners, Amanda Brodie, John Ashbaugh, Andrea Miller, Dan
Carpenter, Vice -Chair Charles Stevenson and Chairperson Carlyn
Christianson
Absent: Commr. Gould -Wells
Staff: Deputy Community Development Director Doug Davidson, Associate
Planner Brian Leveille, Assistant City Attorney Christine Dietrick and
Recording Secretary Marylou Pritchard
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
The agenda was accepted as written.
MINUTES: Minutes of June 27, July 25 and August 1. Approve or amend.
The minutes of June 27, and July 25, 2007 were approved as submitted. The minutes
of August 1, 2007 were approved as amended.
PUBLIC COMMENT:
Tom Swem, representing Don Valle, encouraged the Commission to delete the cul-de-
sac at Broad and Caudill Streets, as shown in the Draft South Broad Street Corridor
Plan. He felt deleting this aspect of the plan will improve the access and marketability
of the former Valley Mazda site. He asked the Commission to address the Caudill
Street closure separately rather than in the context of the comprehensive Broad Street
Plan.
Assistant City Attorney Christine Dietrick advised the Commission that they cannot
discuss the item at this meeting, but that the Commission can be polled to determine if
the majority would like hold a special meeting for to address Mr. Swem's request prior to
the October 17, 2007 meeting.
On a 4:2 straw vote (Commrs. Ashbaugh and Carpenter voting no) the Commission
voted to keep review of the street closure issue tied in with the overall Plan and not
review the issue earlier in a separate hearing. The majority of the Commission wanted
to maintain the schedule and review the matter at the scheduled special meeting of
October 17, 2007 when the traffic analysis will be available.
PUBLIC HEARINGS:
1. 281 Ramona Drive. MS 92-07; Request to split one lot in two with an exception to
allow a 46.5 foot wide lot where 50 feet is the minimum, and environmental review;
Rob Gantenbein, applicant. (Brian Leveille)
Planning Commission Minutes
August 22, 2007
Page 2
Brian Leveille, Associate Planner, presented the staff report, recommending the
Commission approve the tentative parcel map with exceptions to the Subdivision
Regulations for lot width, and adopt the Negative Declaration of Environmental Impact,
based on findings, and subject to conditions and code requirements. Staff confirmed for
the Commission that another single-family residence could be built on the existing
parcel without a lot split because the parcel is over 12,000 square feet in size.
PUBLIC COMMENTS:
AI Bonin, SLO, voiced concerns with parking impacts to the neighborhood, and opposed
the request.
Jim Smith, 940 Pasa Tiempo Drive, SLO expressed that this project is similar to student
row -housing, urged denial of the request and retention of the current lot structure. He
felt that the large yards in the neighborhood does not conform to the existing character
of the neighborhood.
Nancy Howland, 285 Ramona Drive, submitted a letter opposing the project which was
read into the record, noting that she resides next door to the proposal and is concerned
primarily about damage to her retaining wall, drainage concerns and structural
considerations (too close to her retaining wall).
Dr. Margaret Herron, 276 Del Mar Court, SLO, was concerned that the higher density
for this proposal conflicts with the current personality of the family-oriented
neighborhood, noting that this proposal will invite students into the neighborhood.
Michael Rourke, applicant's representative, clarified that both properties have yards and
that the applicant has made extra efforts to maintain riparian areas in order to ensure a
pleasing "look" that will blend with the neighborhood. He explained that they try to
ensure that student tenants are responsible, and has worked with existing neighbors
and changed their plans to allow larger side yards.
Rob Gantenbein, applicant, discussed drainage and retaining wall concerns. He noted
that this particular lot is very large and 80% is covered with asphalt with poor drainage;
however, the new proposal will improve lot drainage. He also explained his efforts to
ensure that the existing Redwood tree is maintained and that allowances were made to
lower the proposed structure one story as a compromise with the neighbors.
There were no further comments made from the public
COMMISSION COMMENTS:
Commr. Ashbaugh questioned the expanse of asphalt on the current lawn, and noted
that Code Requirement #8 seems to address the drainage concern adequately, and
suggested that drainage also be listed as a condition. He noted this is a small
exception, continuity of frontage will not be compromised, and he likes the single -story
home proposal. His felt that Mrs. Howland's situation will be improved through this
process.
Planning Commission Minutes
August 22, 2007
Page 3
Commr. Multari felt that a condition addressing drainage is redundant since it is already
addressed as a Code Requirement. He did not feel that the Commission can be make a
judgment which is based on a prejudice against students and supported the project.
Vice -chair Stevenson reiterated that this request is an exception to standards and not a
land use or parking issue, while recognizing that parking is a city problem and he is
sympathetic to that problem. He noted that the proposed homes are well set back from
the street and that the overall plan is well designed, with attention to maintenance of
existing trees and character of the neighborhood.
Commr. Carpenter agreed that this is an issue about an exception to a standard but
could not support the project because he does not want to send a message that the
Commission will continue to make exceptions in the future. His assertion is that the
existing regulations should be upheld.
Chairperson Christianson stated that student housing is a City concern but not building
houses will not address the concern; the City needs to address tenant/landlord issues in
another forum.
AYES:
Commrs. Ashbaugh, Multari, Brodie, Stevenson and Christianson
- NOES:
Commr. Carpenter
RECUSED:
None
ABSENT:
Commr. Gould -Wells
The motion carried on a 5: 1 vote.
Commissioner Carpenter voted against the motion since he does not support granting
exceptions to the Subdivision Regulations.
2. 1302 and 1314 Palm Street TR 11-07; Consideration of Vesting Tentative Tract
Map creating 10 air space condominiums from 10 apartment units; R -3-H zone;
Fonte, Rossi and McAdams, Applicants. (Tyler Corey)
Commr. Brodie recused herself because she previously resided at this address.
Deputy Director Doug Davidson presented the staff report, recommending adoption of
the resolution recommending that the City Council approve the vesting tentative tract
map, based on findings and subject to conditions and code requirements. He noted that
one of the units will be designated as a moderate income unit (deed restricted). The
overall project complies with property development standards with exceptions for
parking and storage but this project will help to alleviate area parking problems.
In response to questions from Commr. Multari, Deputy Director Davidson explained the
Mills Act and owner obligations, and addressed the following questions:
Planning Commission Minutes
August 22, 2007
Page 4
Does the Mills Act provide tax relief for individual owners? Yes, there can be
substantial tax relief for the permanent and long term preservation of this structure
although the City cannot provide tax advice.
What obligations do they then incur for the preservation of the exterior? The owner
obligation is dependent on how the covenants, conditions and restrictions (CC&Rs) are
written and they should be created subject to Mills Act requirements with specific
wording related to the maintenance and preservation of the historical resource and
provide monetary punishment if the homeowners fails to perform.
Will preservation be the obligation of the Homeowner's Association or each individual
owner? It's the same as if each owner has entered into a separate Mills Act Agreement.
How do they pool enough money for historical upkeep? This would be addressed
through the CC&R's also which would be deemed as "running with the land'..
PUBLIC COMMENTS:
Lou Smith, architect, presented photographs of the property before and after
renovations showing improvement progression including the demolition of a 4 -unit
apartment house and a garage. She stated that the preservation is complete and
maintenance is now the issue.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Ashbaugh stated his overall support of the project with a minor concern
regarding the numbering of units, questioned why there seems to be excessive red curb
markings near the comer, and expressed concern with parking.
Commr. Stevenson felt that it was a stunning project and commended the owners.
Commr. Multari felt that this project is an improvement to the city. He suggested finding
#6 include the text: "the project as proposed will not have an adverse impact on
historical resources, ... "
AYES: Commrs. Ashbaugh, Multari, Carpenter, Stevenson, Christianson
NOES: None
RECUSED: Commr. Brodie
ABSENT: Commr. Gould -Wells
The motion carried on a 5: 0 vote.
Planning Commission Minutes
August 22, 2007
Page 5
COMMENT AND DISCUSSION:
3. Staff
A. Agenda Forecast
Deputy Director Doug Davidson gave an agenda forecast of upcoming events.
4. Commission
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 8:15 p.m. to
the regular meeting of the Planning Commission scheduled for Wednesday September
12, 2007 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by
Marylou Pritchard
Recording Secretary
Approved by the Planning Commission on September 12, 2007.
Diane R. Stuart, M
Management Assistant
O
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
September 12, 2007
ROLL CALL:
Present: Commissioners, Amanda Brodie, John Ashbaugh, Michael Multari,
Diana Gould -Wells, Dan Carpenter, Vice -Chair Charles Stevenson,
and Chairperson Carlyn Christianson
Absent: None
Staff: Community Development Director John Mandeville, Deputy Director
Doug Davidson, Associate Planner Brian Leveille, Chief Building
Official Tim Girvin, Code Enforcement Officer Gene Gailey, 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 8, 2007 and August 22, 2007 Approve or amend.
The minutes of August 8th and August 22, 2007 were approved as submitted.
PUBLIC COMMENT:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 2321 Broad Street. FH 59-07: Appeal of the Director's denial of a Fence Height
Exception request to allow a 5 foot fence where a 3 foot fence is allowed along the
street yard property line; R-2 zone; Matthew Frakes, applicant/appellant. (Brian
Leveille) (Continued from July 25, 2007)
Associate Planner Brian Leveille presented the staff report, recommending the
Commission deny the appeal but approve an exception with a reduced height of four
feet, and increased setback at the corner, based on findings.
Matt Frakes, applicant and appellant, spoke in support of the exception and changes
offered by staff, and voiced his appreciation for the opportunity to work out a solution.
PUBLIC COMMENTS:
Bruce Loeffler, San Luis Obispo, expressed support for the compromise presented by
10 staff.
There were no further comments made from the public.
Planning Commission Minutes
September 12, 2007
Page 2
�) COMMISSION COMMENTS:
The Commission discussed the proposed alternatives and the specific circumstances in
the subject case.
Commr. Carpenter did not support making exceptions to the requirements and setting a
precedent with this exception, and noted that he felt this fence would not achieve the
needs of the applicant.
Commr. Multari supported the changes recommended by staff.
Commr. Stevenson did not support staffs recommendation, and expressed agreement
with Commr. Carpenter.
Comm.r. Christianson did not feel it was the Commission's place to enforce
requirements, especially when looking at the lack of enforcement in the neighborhood
as a whole.
Seconded by Commr. Gould -Wells.
AYES: Commrs. Multari, Gould -Wells, Brodie and Christianson
NOES: Commrs. Stevenson, Ashbaugh, Carpenter
RECUSED: None
ABSENT: None
The motion carried on a 4:3 vote.
Commissioners Ashbaugh, Stevenson, and Carpenter could not make the required
findings and voted against the motion.
2. Staff
A. Code Enforcement Update (Tim Girvin and Gene Gailey)
Chief Building Official Tim Girvin and Code Enforcement Officer Gene Gailey provided
an overview of the code enforcement program. Discussion ensued about the nature
and number of cases and the program's emphasis on neighborliness and voluntary
compliance. The Commission appreciated the good work on code enforcement and
offered several suggestions to improve educational efforts, particularly regarding fence
height regulations.
B. Agenda Forecast
Deputy Director Doug Davidson gave an agenda forecast of upcoming projects and
meetings.
Planning Commission Minutes
September 12, 2007
Page 3
3. Commission
ADJOURNMENT:
With no further business before the Commission, the meeting adjourned at 8:10 p.m. to
the regular meeting of the Planning Commission scheduled for Wednesday September
26, 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 26, 2007.
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
September 26, 2007
ROLL CALL:
Present: Commissioners John Ashbaugh, Michael Multari, Diana Gould -Wells,
Dan Carpenter, and Vice -Chair Charles Stevenson
Absent: Commissioners Carlyn Christianson and Amanda Brodie
Staff: Deputy Director Doug Davidson, Associate Planners Tyler Corey and
Jaime Hill, Natural Resources Manager Neil Havlik, 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 12, 2007. Approve or amend.
The minutes of September 12, 2007 were approved as submitted.
PUBLIC COMMENT:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 871 and 879 Islay Street. GP/R and ER 8-06; Request to amend the general plan
map and zoning map from medium -density residential with a Historic overlay zoning
(R -2-H) to medium-high density residential with a Historic overlay zoning (R -3-H);
Mike McNamara, applicant. (Tyler Corey)
Associate Planner Tyler Corey presented the staff report, recommending the
Commission adopt the resolution which recommends that the City Council approve the
Mitigated Negative Declaration and amend the General Plan Land Use Element map to
change the land use designation of 871 Islay Street from Medium Density Residential to
Medium -High Density Residential; and rezone the property from R -2-H to R -3-H.
Mike McNamara, applicant, described the design features of the project and clarified
that the purpose for the request was not to take advantage of additional site density, but
rather to accommodate a four lot common -interest subdivision.
Ernie Kim, Architect, explained how the project came about and the need for the zone
change.
C . PUBLIC COMMENTS:
Darren Kraker, San Luis Obispo, did not support additional development adjacent to his
property and expressed concerns with potential privacy and overlook impacts from the
Planning Commission Minutes
September 26, 2007
Page 2
project.
There were no further comments made from the public.
COMMISSION COMMENTS:
Comments focused on the need to build on vacant land while meeting the intent of the
City's development goals.
Commr. Multari asked for clarification of the density that would be allowed if the
property were sold in the future.
On motion by Commr. Ashbaugh to recommend that the City Council approve the
Seconded by Commr. Gould -Wells.
AYES: Commrs. Carpenter, Multari, Ashbaugh, Gould -Wells, and Stevenson
NOES: None
RECUSED: None
ABSENT: Commrs. Christianson and Brodie
The motion carried on a 5:0 vote.
2. 300 Lawrence Drive. TR, PD and ER 77-07; Request for a Vesting Tentative Tract
Map and Planned Development zoning creating 10 residential and 2 open space
lots, and environmental review; R-1 zone; Total Development Company, applicant.
(Jaime Hill)
Associate Planner Jaime Hill presented the staff report, recommending the Commission
recommend the City Council approve the vesting tentative tract map and Planned
Development rezone, and adopt a Mitigated Negative Declaration of Environmental
Impact, based on findings, and subject to conditions and code requirements.
Michael Coss, applicant, addressed several of the Commissioners concerns, explaining
that the on-site crusher would be a small machine that would operate for approximately
3-5 days and that the easement at the Mitchell Drive extension allows for general
access currently.
PUBLIC COMMENTS:
Lisa Myrick, San Luis Obispo, expressed concerns about increased traffic, as the street
is narrow with non -ADA compliant sidewalks.
Dan Calden, San Luis Obispo., opposed the extension of Mitchell Drive and voiced
concern that Lot 10 would affect his property value.
Dave Hacker, San Luis Obispo, noted that the project was much improved, felt there
was no public benefit to an entrance gate, that de minimus finding was not appropriate,
and that traffic was insufficiently mitigated.
Planning Commission Minutes
September 26, 2007
Page 3
Shawn McNab, San Luis Obispo expressed concerns with increased traffic, and was
concerned about being advised if hazardous materials were found, light pollution,
private views from homes, and safety impacts associated with the proposed trail.
Arnold Jonas, San Luis Obispo, thought that the project was significantly improved but
pointed out that it was up to the decision makers to determine if full use of the available
density was appropriate. He described concerns with protecting natural resources
versus providing density, and noted that the potential new owner should be provided
with a copy of the requirements for building design.
Jeff Lambert, San Luis Obispo, spoke in support of the project because it is consistent
with the General Plan, but stated that the neighborhood should be looking into traffic
calming options.
Richard Stevens, San Luis Obispo, expressed concern about on -street parking capacity
and asked if Meadow Drive was going to be closed.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commissioner Multari asked several questions about the Conservation easement on
JLots 2-6, which Natural Resource Manager Neil Havlik explained would follow City
standards as applied most recently to the Bowden Ranch subdivision. He noted he
would like to see signage depicting the route to the open space area which would keep
it more accessible to the public. He asked for clarification of Council direction No.2, and
stated that he was in favor of the public trail and that in addition to being provided
architectural guidelines, the future property owners should be given the conditions of
approval, mitigation measures, and Landscape & mitigation plan.
Commissioner Ashbaugh questioned the feasibility of 2:1 replacement of Buckeyes in-
kind, and potential interference with the freshwater seep, and Mr. Havlik explained that
the final planting plan would include sufficient buffering to protect the seep, lily and
needlegrass, and if required plantings exceed the available on-site area, some plantings
may occur in other areas as identified in the South Hills Management Plan. He
expressed that the neighbors should be notified if pollutants are found and he felt the
design of Lot 10 was greatly improved.
Commr. Gould -Wells explained that the APCD notification process regarding pollutants
was very successful and expressed that the City should provide off-site signage on
Mitchell identifying the public trail.
Commission Stevenson expressed concern about the noise impacts associated with
rock crusher operation on the property, noted that there should be images in the
architectural guidelines, and that the guidelines needed to be provided to property
Oowners.
to
-guidelines, mitigation measures, and all easements shall be recorded on -title with the
Planning Commission Minutes
September 26, 2007
Page 4
individual lots: 2) A rock crushing operation plan shall be provided to and approved by the
Department and approved by the APCD prior to the issuance of public improvement or
Commr. Multari.
AYES: Commrs. Carpenter, Multari, Ashbaugh, Gould -Wells, and Stevenson
NOES: None
RECUSED: None
ABSENT: Commrs. Christianson and Brodie
The motion carried on a 5:0 vote.
3. Staff
A. Agenda Forecast
Deputy Director Davidson discussed the open agenda for the next regularly scheduled
agenda (October 10th) and the upcoming special meeting on October 17th on the South
Broad Street Corridor Plan. The Commission decided to hold the regularly scheduled
meeting of October 10th as a walking tour of the South Broad Street area in preparation
for the October 17th meeting. Meeting will start at 5:30 at Fire Station #1, the comer of
Santa Barbara Street and Broad Street.
4. Commission
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 8:50 p.m. to
the regular meeting (field trip) of the Planning Commission scheduled for Wednesday
October 10, 2007 at 5:30 a.m.; congregating at Fire Station #1 at Santa Barbara
Avenue and Broad Street
Respectfully submitted by Approved by the Planning Commission
on November 14, 2007
Jill Francis
Recording Secretary , r, r,� r_r
Diane R. Stuart, CM
Management -Assistant
Minutes/Meeting Update
SAN LUIS OBISPO PLANNING COMMISSION
Walking Tour of the South Broad Street Corridor Area
October 10, 2007 Wednesday 5:30 p.m.
ROLL CALL: Commissioners Amanda Brodie, Dan Carpenter, Chairperson Carlyn
Christianson, Michael Multari, John Ashbaugh, Diana Gould -Wells,
and Vice -Chairperson Charles Stevenson
All commissioners were present.
STAFF: Deputy Director Kim Murry and Senior Planner Jeff Hook
WALKING TOUR:
1. South Broad Street Corridor. Planninci Area. GPI and ER 49-06; Review of
general regulations and discussion of development and character of the South
Broad Street Corridor. City of San Luis Obispo, applicant.
A public walking tour of the South Broad Street Corridor Plan was conducted to
familiarize Commissioners with the planning area's existing conditions, opportunities
and challenges, in connection with review of the Draft South Broad Street Corridor Plan.
Commissioners, staff and four members of the public (Debra Denker, Jeff Lambert,
George Garcia and Dan Kallal) assembled at the City Fire Station #1 Parking Lot, 2160
Santa Barbara Avenue and toured the planning area on foot. Commissioners walked
along portions of Broad Street, Woodbridge, Victoria, Francis, railroad right-of-way and
Lawrence Street. Staff and area residents Denker and Kallal pointed out key public
street features, businesses, .houses and existing or potential pedestrian and bike
connections. The tour was purely informational and no action was taken.
The field trip ADJOURNED at 7 p.m. to the special meeting of the Planning
Commission scheduled for Wednesday, October 17, 2007 at the San Luis Obispo
City/County Library Community Room, 995 Palm Street, in San Luis Obispo.
C
C�
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
November 14, 2007
ROLL CALL:
Present: Commissioners Dan Carpenter, Michael Multari, Amanda Brodie,
Diana Gould -Wells, John Ashbaugh, Vice- Chairperson Charles
Stevenson and Chairperson Cadyn Christianson
Absent: None
Staff: Deputy Community Development
Resources Manager Neil Havlik,
Recording Secretary Jill Francis
ACCEPTANCE OF AGENDA:
The agenda was accepted as amended.
Director Doug Davidson, Natural
City Biologist Freddy Otte, and
MINUTES: Minutes of September 26, 2007. Approve or amend.
The minutes of September 26, 2007 were approved as presented.
PUBLIC COMMENT:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 2963 So. Hiauera Street. U 103-07; Request to allow a mixed-use development
and a 30% parking reduction in the C -S zone; Dean and Linda Powers, applicants.
(Phil Dunsmore)
This item was continued to a date uncertain to allow more research into the Airport Land
Use Plan and its effect on the proposed project.
2. 5182 & 5190 Ontario Street. GPI and ER 169-07; Review of a Draft Conservation
Plan for the Johnson Ranch Open Space Area for property located outside (but
adjacent to) the City of San Luis Obispo city limits (APN 076-114-012 and 019);
AG/Rural Lands zone with a Geologic Study Area and Sensitive Resource Area
overlay; City of San Luis Obispo, applicant. (Neil Havlik)
Natural Resources Manager Neil Havlik and City Biologist Freddy Otte presented the
staff report, recommending the Commission recommend approval of the Conservation
Plan to the City Council. They described the site's natural features, including native
grasslands, oaks, creek, and a pond. Issues of the Conservation Plan include erosion
control, public access, and resource protection/enhancement.
Planning Commission Minutes
November 14, 2007
Page 2
PUBLIC COMMENTS:
Gary Axleson, representative for the adjacent Miramonte Ranch owners, stated that
they were against the Plan, and particularly concerned about protecting their easement
rights. He summarized the other issues as contained in their letter to the Commission
dated November 14, 2007.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Ashbaugh inquired about the role of the Planning Commission on this plan. He
noted his main concem is the road easement, and voiced strong concerns with the
right-of-way of the neighboring property owners and their responsibility to maintain the
road. He suggested an addition to the Goals and Policies section for maintaining and
improving the aesthetics as seen from Highway 101.
Commr. Stevenson discussed the road width, noting it has increased from 12 feet to 20
feet, and that any future improvements of the road would be done by the neighboring
land owners. He felt there should be limitations on public usage because of the wildlife
and vegetation abundance, and would like to see the Billboard removed.
Commr. Carpenter discussed the guided tours currently offered and the issue of
parking.
Commr. Brodie had questions regarding the grading and road realignment.
Commr. Christianson discussed the current situation of cattle grazing as it relates to
fencing and access to water.
Commr. Multari asked if dogs would be allowed and was informed that they would be
allowed on leashes no more than 6 feet long. He discussed the location of hiking trails
and the public's tendency to want to go down to a creek or up to the top of a knoll or hill.
Commr. Gould -Wells agreed with Commr. Multari with the need to clearly state trails
and taking into account the public's pattems of behavior.
On motion by Commr. Stevenson to approve the Conservation Plan with a change to
language on Billboards and regulatory agencies. Seconded by Commr. Ashbaugh
AYES: Commrs. Carpenter, Brodie, Gould -Wells, Christianson, Multari,
Ashbaugh, and Stevenson
NOES: None
RECUSED: None
ABSENT: None
Planning Commission Minutes
November 14, 2007
Page 3
The motion carried on a 7:0 vote.
COMMENT AND DISCUSSION:
3. Staff
A. Agenda Forecast
Deputy Director Doug Davidson gave the agenda forecast of upcoming events.
4. 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, November
28, 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 the Planning Commission on December 12, 2007.
AA P—
Diane R. Stuart, C
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
November 28, 2007
ROLL CALL:
Present: Commissioners, Amanda Brodie, John Ashbaugh, Michael Multari,
Diana Gould -Wells, Dan Carpenter, Vice -Chair Charles Stevenson,.
and Chairperson Carlyn Christianson
Absent: None
Staff: Community Development Director John Mandeville, Deputy
Community Development Director Doug Davidson, Senior Planner
Pam Ricci, Assistant City Attorney Christine Dietrick, Principal
Transportation Planner Peggy Mandeville, and Recording Secretary Jill
Francis
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
PUBLIC COMMENT:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 861, 847, 877, & 863 Palm Street, 840, 842, 844, 848, 868 & 870 Monterey
Street, 984 & 986 Chorro Street and 955 Morro Street. ER 69-05; Review of the
final EIR for the proposed Chinatown mixed-use development project; C -D -H zone;
SLO Chinatown; LLC, applicant. (Pam Ricci)
Senior Planner Pam Ricci presented the staff report, recommending the Commission
adopt a resolution recommending that the City Council authorize certification of the
Final EIR with Update by the Architectural Review Commission (ARC), with findings of
overriding considerations relative to air quality, cultural resources and short-term
construction noise. She described the old and new project descriptions to highlight
changes since the Commission had last reviewed the EIR.
Deputy Director Doug Davidson explained that the Commission must review and
consider the information contained in the Final EIR and Update to determine whether it
is complete and in compliance with the California Environment Quality Act (CEQA), and
that the Commission's comments would be forwarded on to the City Council and ARC to
be considered with their future review of the Final EIR.
Dan Gira, Environmental Consultant, reviewed the final EIR organization and changes
since the draft EIR was completed. He reviewed the alternatives and the four key areas
of the EIR: 1) Transportation; 2) Aesthetics and Visual Resources; 3) Cultural
Resources; and 4) Land Use. Project
Draft Planning Commission Minutes
November 28, 2007
Page 2
Mark Rawson, Project Architect, presented the new project plans with a visual
demonstration.
PUBLIC COMMENTS:
Allan Cooper, San Luis Obispo, noted his support for the reduced scale of the revised
project, but expressed concerns with the amount of affordable housing proposed in the
project and the proposed demolition of the Blackstone Hotel and Sauer Bakery
buildings. He noted the Cultural Heritage Committee (CHC) had recommended that a
detailed rehabilitation feasibility analysis be done for the two historic buildings before a
decision on their demolition was made and that the Blackstone Building contained Ah
Louis bricks
Joseph Abrahams, San Luis Obispo, felt that retaining the historic buildings in the
project was financially feasible. He objected to the tall and stark building wall proposed
at the corner of Chorro and Monterey Streets across from the Mission.
Elizabeth Abrahams, San Luis Obispo, explained how the Sauer Bakery ovens were, at
one time, a community gathering place and expressed the need to preserve the past.
Don Rivera, San Luis Obispo, presented information on the history of the Blackstone
Hotel (Quintana Building) and how it had been remodeled over time.
Gary Fowler, San Luis Obispo, expressed concerns with the proposed building height,
lighting, and impacts to parking.
Alex. Gough, San Luis Obispo, owner of a historic building on Chorro Street, noted the
potential that project construction could impact his adobe structure and mentioned the
cultural importance of the Blackstone Hotel and Sauer Bakery buildings to many ethnic
groups.
David Brodie, San Luis Obispo, felt the information provided to the CHC meeting should
also be made available to the Commission. He noted the importance of both retail
planning and energy conservation in the project design.
Pete Evans, San Luis Obispo, questioned the amount of affordable housing in the
project and mentioned issues with the curation of recovered archaeological artifacts.
Bob Vessely, San Luis Obispo, expressed concerns with the loss of the Blackstone
Hotel and Sauer Bakery buildings.
Rode Radakovich, San Luis Obispo, felt the historic buildings should be rehabilitated,
and would like to see energy conservation measures as well as a more cutting edge
building design.
There were no further comments made from the public.
Draft Planning Commission Minutes
November 28, 2007
Page 3'
COMMISSION COMMENTS:
The Commission recommended changes to Mitigation Measures MM CR -4 & MM CR -5
which require the applicant to submit a detailed rehabilitation feasibility analysis of
adaptive reuse to the City Council and establishes an order of priority with regard to
alternatives on the disposition of the Sauer Bakery and Blackstone buildings. They
included a suggested requirement associated with the demolition alternative that the
applicant contributes to a fund that would assist other property owners in the
preservation of historic resources elsewhere in the City. The Commission also
expanded and modified the findings of overriding considerations to reinforce the social
and economic vitality policy objectives that are realized with project development.
Commr. Multari brought up the mitigation idea of collecting funds to restore historic
buildings elsewhere in the City to offset the impacts of the loss of the historic buildings
on the project site. He noted the lack of architectural significance of the of the Sauer
Bakery and Blackstone buildings as they appear today and felt the Commission needs
to further review the options regarding those buildings.
Commr. Carpenter questioned the ability to make findings in support of demolition of the
Blackstone Hotel and Sauer Bakery buildings. He recommended that a more complete
feasibility study for rehabilitation of these two buildings be conducted and supported the
adaptive reuse of the two historic buildings.
Commr. Ashbaugh supported the proposed walkways in the project in terms of goals to
maintain the pedestrian orientation of downtown. He questioned the significance of the
historic buildings on this project site as they appear today, but agreed that the feasibility
of adaptive reuse should be looked into.
Commr. Stevenson noted the importance of construction mitigation measures and
asked staff to clarify the parking calculations in the EIR.
Commr. Gould -Wells spoke to providing a vibrant downtown while keeping the historic
imprint, and encouraged a more green and energy efficient design. She questioned the
affordability of housing units in the project and whether they would accomplish goals to
provide workforce housing.
Commr. Brodie felt it was important to focus on the impacts of the revised project
design.
Commr. Christianson felt the improved revised project reflects the changes requested
earlier, noting that she would like to see adaptive reuse of the Sauer Bakery further
explored given its master list historical status. She did not support the idea of designing
a new building to replicate the current facade of the Blackstone Hotel.
Draft Planning Commission Minutes
November 28, 2007
Page 4
Sauer Bakery buildings were made and establishing an order of priority with regard to
alternatives on the disposition of the two buildings. The motion included a suggested
requirement associated with the demolition alternative that the applicant contributes to a
fund that would assist other property owners in the preservation of historic resources
elsewhere in the City.. Seconded by Commr. Ashbaugh
AYES: Commrs. Brodie, Multari, Stevenson, Ashbaugh, Carpenter, Gould -Wells
and Christianson
NOES: None
RECUSED: None
ABSENT: None
The motion carried on a 7: 0 vote.
COMMENT AND DISCUSSION:
2. Staff
A. Agenda Forecast
Deputy Director Davidson gave an agenda forecast of upcoming events.
3. Commission
ADJOURNMENT:
ADJOURNED at 10:35 p.m. to the regular meeting of the Planning Commission
scheduled for Wednesday December 12, 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 the Planning Commission on
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
December 12, 2007
ROLL CALL:
Present: Commissioners Dan Carpenter, Michael Multari, Diana Gould -Wells,
John Ashbaugh; Vice -Chairperson Charles Stevenson and
Chairperson Carlyn Christianson
Absent: Commr. Amanda Brodie
Staff: Deputy Community Development Director Doug Davidson, Associate
Planner Brian Leveille
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
The agenda was accepted as written.
MINUTES: Minutes of November 14, 2007. Approve or amend.
The minutes of November 14, 2007 were approved as amended.
PUBLIC COMMENT:
There were no public comments.
PUBLIC HEARINGS:
1. 663, 671 & 677 Osos Street. MS and ER 146-07 (SLOMS 07-137); Consideration
of a tentative parcel map to create three lots from one with exceptions to lot area
and width requirements, and environmental review; R-3 zone; Steven Frank,
applicant. (Brian Leveille)
This item was continued to a date uncertain, without discussion, to allow additional time
for staff and the applicant to resolve project issues.
2. 225 No. Chorro Street. TR and ER 135-07: Consideration of a vesting tentative
tract map to create 12 airspace residential condominiums from one lot, and
environmental review; R-4 zone; Tim and Mary Ann Riley, applicants. (Brian
Leveille)
Associate Planner Brian Leveille presented the staff report, recommending adoption of
a resolution recommending that the City Council approve the vesting condominium tract
map and negative declaration of environmental impact.
Truitt Vance, applicant's representative, answered questions of the Commission
regarding parking, decks, common area, and the trash enclosure, and discussed project
grading and proposed tree removal.
Draft Planning Commission Minutes
December 12, 2007
Page 2
Corey Goodwin, project designer, also addressed questions of trash pick-up, turning
radius, and the ability of trucks to access the site.
PUBLIC COMMENTS:
Steve Del Martini, San Luis Obispo, spoke in support of the project, describing it as a
good example of infill housing.
Mary Riley, applicant, discussed the project and concerns with trash pickup.
COMMISSION COMMENTS:
The Commission discussed whether there was adequate clearance for vehicles under
second level decks and if there is adequate space for vehicle maneuvering.
Commr. Stevenson discussed the size and placement of the trash enclosure,
questioned if the common open space area requirement was adequate, suggested
adding features such as benches, and commented on parking counts as it relates to
required vehicle and motorcycle parking.
Commr. Carpenter questioned the bicycle parking language in the resolution and
suggested the plans be labeled specifically for bicycle parking.
Commr. Ashbaugh questioned the second level decks and whether adequate clearance
was provided; questioned the open space requirements; and asked if the shading on
the plans was accurate.
Commr. Gould -Wells asked if the driveway aisles and back-up space was adequate for
vehicles, and stressed that condition 6 relating to drainage, must be enforced.
Commr. Multari asked how the project would comply with the Inclusionary Housing
Ordinance and supported the project as a good example of an R-4 project.
aeciaranon.. Seconaea Dy Uommr. Ashbaugh
The motion carried on a 6:0 vote.
COMMENT AND DISCUSSION:
3. Staff
A. Agenda Forecast
Deputy Director Doug Davidson gave an agenda forecast of upcoming projects.
Draft Planning Commission Minutes
December 12, 2007
Page 3'
4. Commission
ADJOURNMENT
With no further business before the commission, the meeting adjourned at 8:00 p.m. to
the regular meeting of the Planning Commission scheduled for Wednesday January 9,
2008 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by
Doug Davidson
Recording Secretary
Approved by the Planning Commission on
Diane R. Stuart, CM
Management Assistant