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Home My WebLink AboutPLANNING COMMISSION MINUTES 2008Planning Commissle ion Minutes 2008 SAN LUIS OBISPO PLANNING COMMISSION MINUTES January 9, 2008 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: Planning Technician James David, Deputy Community Development 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. MINUTES: Minutes of December 12, 2007 and the minutes of November 28, 2007 Approve or amend. The minutes of November 28, 2007 were approved as submitted. The minutes of December 12, 2007 were approved as submitted. PUBLIC COMMENT: There were no public comments. PUBLIC HEARINGS: 1. 811 & 903 EI Capitan Way. U/Mod 108-00; Request to amend an existing mixed- use permit to update allowable land uses. Covey III C/O Matt Quaglino, applicant. (James David) Planning Technician James David presented the staff report, recommending the Commission adopt the attached resolution approving an updated list of allowed used for the mixed-use development at 811 EI Capitan Way. The updated master use list shall incorporate those uses currently allowed in the underlying Service Commercial (C -S) zone. Staff recommends approval of the modification to the Planning Commission use Permit 108-00, subject to staff recommended changes. The discrepancies between the project's approved list of uses, and those uses currently allowed in the C-5 zone was reviewed. Matt Quaglino, applicant, reviewed the various used that may be requested by various tenants. PUBLIC COMMENTS: There were no comments made from the public. Planning Commission Minutes 1/9/08 Page 2 COMMISSION COMMENTS: Commr. Ashbaugh asked the applicant about the parking need with the mixed-use project. Commr. Brodie asked the applicant about particular uses in regards to photo processing. The uses were questioned in regards to the mixed-use with the residential use. Commr. Stevenson discussed with the applicant the need for an administrative use permit for particular uses that could disturb the residents of the project. r AYES: Commrs. Carpenter, Multari, Ashbaugh, Brodie, Gould -Wells, Stevenson, and Christianson NOES: None RECUSED: None ABSENT: None The motion carried on a 7: 0 vote. COMMENT AND DISCUSSION: 2. Staff A. Presentation by the Air Pollution Control District; Global warming (Climate Change) — Impacts and Legislation Update. (Doug Davidson) Larry Allen, APCD, did a presentation for the Commission on Climate Protection and Global Warming complete with graphs and diagrams. Regional collaboration and action plans for the cities in SLO County were discussed as well as education and public outreach. Commr. Multari reviewed the Cal Poly Master traffic plans and the need for adaptation to future global climate change. All Commission members thanked Larry for his through presentation. B. Agenda Forecast 3. Commission Planning Commission Minutes 1/9/08 Page 3 ADJOURMENT: The meeting adjourned at 8:27 p.m. Respectfully submitted by Jill Francis Recording Secretary Approved by the Planning Commission on Ryan K. Betz Supervising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES January 23, 2008 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: Associate Planner Tyler Corey, Deputy Community Development Director Doug Davidson, 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 MINUTES: Minutes of January 9, 2008 The minutes of January 9, 2008 were approved as amended. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 783 & 785 High & 2015 Santa Barbara Street. U 100-07; To allow a mixed-use project (commerciaVresidential) in the Railroad Historic District; C -S -H, Sally Quaglinio, applicant. (Tyler Corey) Associate Planner Tyler Corey presented the staff report, recommending the Commission adopt the attached resolution approving the mixed-use project and 10% shared parking reduction, based on findings, and subject to conditions. Mike Peachy, 225 Prado Rd., SLO, Architect for the applicant, was available for questions from the Commission. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Ashbaugh asked staff if the handicapped spaces were City approved and if the angle of the spaces could be changed. Draft Planning Commission Minutes 1/23/08 Page 2 Commr. Multari was pleased to see one bedroom apartments in the project. Commercial uses that could generate noise were brought up for discussion. Commr. Carpenter asked staff about the location of the commercial loading zone. Commr. Gould -Wells approved of the mixed-use and affordable housing available in the project. Commr. Stevenson agreed with Commr. Multari that staff should review potential commercial uses, specifically dance studios that could have an impact on residents regarding noise. On motion by Commr. Brodie to adopt the attached resolution approving the mixed-use proiect and 10% shared parking reduction, based on findings, and subject to conditions. Added condition to require administrative use permits for "studios" to recognize noise concerns. Seconded by Commr. Ashbaugh. AYES: Commrs. Ashbaugh, Brodie, Multari, Gould -Wells, Carpenter, Stevenson 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 Doug Davidson gave the agenda forecast of upcoming projects. 3. Commission ADJOURMENT: The meeting adjourned at 7:26 p.m. Respectfully submitted by Jill Francis Recording Secretary Approved by the Planning Commission on Ryan K. Betz Supervising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES February 13, 2008 C - ROLL CALL: Present: Commissioners Amanda Brodie, John Ashbaugh,' Michael Multari, Dan Carpenter, Vice -Chair Charles Stevenson, and Chairperson Carlyn Christianson Absent: Diana Gould -Wells Staff: Associate Planner Tyler Corey, Associate Planner Brian Leveille, Associate Planner Phil Dunsmore, City Utilities Conservation Coordinator Ron Munds, Natural Resources Manager Neil Havlik, Deputy Community Development Director Doug Davidson, and Assistant City Attorney Christine Dietrick ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: The minutes of January 23, 2008 were approved as amended. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 467 Hill Street. U 187-07: Request to add executive suite uses to the allowable use list established for the site and extend hours of operation for the use from 7 a.m. to 7 p.m. to 24 hours a day for up to 4 employees for office/phone work; R-1 zone; Robin Rossi, applicant. (Tyler Corey) This item was continued to a date uncertain to allow the project to be properly noticed with a 1,000 foot radius from the site, and allow the applicant and staff additional time to clarify existing and proposed uses. On motion by Commr Multari to continue to a date uncertain. Seconded by Commr. Ashbaugh. AYES: Commrs. Multari, Ashbaugh, Carpenter, Brodie, Stevenson, and Christianson NOES: None RECUSED: None ABSENT: Commr. Gould -Wells CThe motion carried on a 6:0 vote. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection in the Community Development; 919 Palm Street, during normal business hours. Planning Commission Minutes 2/13/08 Page 2 2. 730 & 748 Foothill Blvd. TR/ER 108-07: Tentative tract map and environmental review for six airspace condo units with requests to allow the trash enclosure within street yard setback, fence height exception, and building setback reductions along Foothill Blvd; R-4 zone; Foothill Courtyard LLC, applicant. (Brian Leveille) Associate Planner Brian Leveille presented the staff report, recommending that the Planning Commission adopt a resolution recommending approval of the condominium tract map and Negative Declaration to the City Council. Commr. Stevenson questioned the setback exception and if the design would be affected. He also was concerned that the tree wells provided adequate back-up space. He wondered if the applicants had considered additional areas of pervious pavers. Commr. Ashbaugh recognized the site constraints and appreciated the R-4 density. He asked if an addition street tree (palm) could be provided. Commr. Multari asked about the entry to the rear units and the justification for the setback exception. PUBLIC COMMENTS: Richard Rengel, applicant, supported staffs recommendation. He discussed the Commission's concerns regarding the back-up space and setback exception. Commr. Multari asked the applicant to confirm the entry and open space of the units. Commr. Stevenson asked about the trash bins and where they would be stored. Ron Munds, City Utilities Conservation Coordinator, explained the reason for the enclosure instead of individual bins. There were no further comments made from the public. COMMISSIONER COMMENTS: Commr. Stevenson said he does not support the setback exception and desires more permeable surface in the driveway. He was also concerned about the maneuvering of vehicles on site, particularly spaces #11 and #12. Commr. Ashbaugh agreed with the exception concerns. Commr. Carpenter supported the density and scale of the project but does not support n the street yard exception or the fence height exception. He did say he could support an exception to the open space standards. ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. Planning Commission Minutes 2/13/08 Page 3 Commr. Multari said he appreciated the density, but the project is too tight to be able to function adequately. He agrees with Commissioner Carpenter in not supporting the street yard and fence height exception. Commr. Brodie agreed with the other Commissioners that the project could be reduced in size to meet City standards. On motion by Commr. Stevenson to continue the item to March 12. 2008 to allow time to address the Commission's concerns over setbacks, fence height, open space, parking spaces/surfaces and other development standards. Seconded by Commr. Ashbaugh. AYES: Commrs. Stevenson, Ashbaugh, Christianson NOES: None RECUSED: None ABSENT: Commr. Gould -Wells The motion carried on a 6:0 vote. Multari, Carpenter, Brodie, and 3. 1290-1292 Foothill Blvd. and 123. 125, 137. & 175 Crandall Avenue. U/GP- R/ER 109-05; General Plan amendment and rezone from Medium High Density Residential (R-3) to High Density Residential (R-4), use permit to allow fraternity, and environmental review; R-3 zone; Kevin Hauber, applicant. (Brian Leveille) Associate Planner Brian Leveille presented the staff report, recommending that the Planning Commission adopt a resolution recommending approval of the use permit, general plan amendment and rezone, and Negative Declaration to the City Council. He highlighted the project's sustainable design features and noted the addition of a condition from the Public Works Department to contribute a fair share of the traffic improvements at Foothill and California Streets. Commr. Multari questioned the access from the handicap space to the second floor and if the unit's bathrooms were designed for handicap accessibility. He further stated that he does not support the recommended condition from the Public Works Department. PUBLIC COMMENTS: Kevin Hauber, representative of the fraternity, supported the staff recommendation and introduced the project team. John Knight, RRM, discussed the project including the history of its design. ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. Planning Commission Minutes 2/13/08 Page 4 C\ Steve Gordon, President of the Fraternity, stated that the project meets the fraternity's needs and respects the surrounding neighborhood. They have established a neighborhood outreach plan. Jan Howell Marx, neighbor, supports the fraternity and the re -zone to R-4. There were no further comments made from the public. COMMISSIONER COMMENTS: Commr. Multari supported the land use in this location with its proximity to Cal Poly. He also supported keeping the limit of the number of people. He also believed that the first floor bathroom next to the dining room and at least one unit should be designed as handicap accessible even if it's not required by City standards. He does not support the recommended condition from the Public Works Department because the residents of the fraternity house would reduce the impact on the intersection by walking and bicycling to Cal Poly. On motion by Commr. Multari to adopt a resolution recommending approval of the rezone, general plan amendment. and Negative Declaration to the City Council. Seconded by Commr. Carpenter. AYES: Commrs. Multari, Carpenter, Stevenson, Ashbaugh, Brodie, and Christianson NOES: None RECUSED: None ABSENT: Commr. Gould -Wells The motion carried on a 6:0 vote. the units be designed as handicap accessible. Seconded by Commr. Brodie AYES: Commrs. Stevenson, Brodie, Multari, Carpenter, Stevenson, and Christianson NOES: Ashbaugh RECUSED: None ABSENT: Commr. Gould -Wells The motion carried on a 5:1 vote. Commr. Ashbaugh voted against the motion and felt that the Public Works Department condition of traffic improvements should be a condition of the project. ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. Planning Commission Minutes 2/13/08 Page 5 Commr. Stevenson said the project was noteworthy because of its Green Building principles used in its design. 4. 11980 Los Osos Valley Road. ANNX/ARC/GP-R/ER 7-07; Discussion of the scope of the EIR for a project to annex and develop vacant agricultural land along Los Osos Valley Road with a new retail center; Irish Hills Plaza East LLC, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented an overview of the project and environmental issues identified in the EIR work scope. Commr. Multari asked if archaeology is a potentially significant impact. He also asked how does the widening of the flood plain address downstream impacts and if it was possible for a by-pass channel. Commr. Ashbaugh questioned the vehicular access to Oceanaire from Froom Ranch. He also asked about the off-site mitigation for open space. Commr. Brodie asked about the future bridge across the creek and if there are bike trails and connections in the area. Neil Havlik, City Natural Resources Manager, answered the Commission's questions. PUBLIC COMMENTS: Carol Florence, representative of the applicant, introduced the project team and encouraged the Commission to visit the site. Linda Seeley, San Luis Obispo, expressed concerns over the greenhouse gas emissions and conversion of agriculture land. Rosemary Wilvert, President of Citizens for Planning Responsibility (CPR), referenced her letter submitted to the Commission. She disagreed with the off-site mitigation for open space. Michael Sullivan, San Luis Obispo, agreed with the points of the CPR letter, including the 50% open space requirement. He believed that the project's impacts on biological resources are significant. Jan Marx, San Luis Obispo, supported the 50% open space requirement on each of the three individual sites as referenced in the General Plan. Steven Marx, San Luis Obispo, agreed with the previous speakers and questions the impacts of a large regional center on agriculture land. ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. 600 Planning Commission Minutes 2/13/08 Page 6 Jerry Smith, San Luis Obispo, confirmed the flooding constraints of the property and the wildlife habitat. COMMISSIONER COMMENTS: Commr. Multad recommended the revised staff report contain serious alternatives. He also requested the work scope explore housing possibilities, an alternative site plan to open up to the creek, agriculture versus wildlife habitat, green house gas emissions and a look at all relevant General Plan and zoning policies. Commr. Ashbaugh would like to see creative solutions to the flooding problems, protection of the creek, and respect to the adjacent neighbors. Commr. Carpenter appreciated the public comments and the importance of the General Plan policies, the proposed bridge over the creek and any traffic impacts to the area. Commr. Christianson was concerned about the project's impacts on view shed and was concerned about a project not proposing 50% of open space on-site. COMMENT AND DISCUSSION: 5. Staff A. Agenda Forecast Deputy Director Doug Davidson gave the agenda forecast of upcoming projects. 6. Commission ADJOURNMENT: The meeting adjourned at 8:45 p.m. Approved by the Planning Commission on February 27, 2008. Presenting Planner(s): Tyler Corey, Brian Leveille, & Phil Dunsmore ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. SAN LUIS OBISPO PLANNING COMMISSION MINUTES February 27, 2008 ROLL CALL: Present: Commissioners, Amanda Brodie, John Ashbaugh, Mike Multari, Diana Gould - Wells, Dan Carpenter, Vice -Chair Charles Stevenson, and Chairperson Carlyn Christianson Absent: None Staff: Associate Planner Phil Dunsmore, Associate Planner Michael Codron, Deputy Community Development Director Doug Davidson and Recording Secretary Michelle Lakey ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of February 13, 2008. Approved as amended. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 4450 Broad Street. MS 174-07: Appeal of the Hearing Officer's decision to require a final map for a new condominium map; C -S zone; Pindo, LP, applicant. (Phil Dunsmore) Associate Planner, Phil Dunsmore, presented the staff report, recommending denial of the appeal based upon the City's need for a final map to adequately record the parcel map. He expressed support of the applicant's request for the elimination of the condominium report as noted in the staff report. Staff then answered questions from the Commissioners regarding the proposed easements. Fred Vemacchia, appellant, spoke in favor of the appeal referencing state law in waiving the requirement for a final map. He then explained that the project has complied with all the City's regulations. He noted that the preliminary staff report stated that the tentative map met the requirements to allow a waiver of a parcel map as allowed per section 16.08.030 of the Municipal Code. Christy Fry, representative of the appellant, explained why the project was eligible for a map waiver. She then explained the how project's five easements could be recorded separately on the tentative parcel map or by separate instrument, as provided by local ordinance (State Law, section 66447). She explained that exterior easements do not affect subsequent owners, only the owners of the interior of the building. She expressed concern that City staff had failed to demonstrate the necessity for the requiring a final parcel map. PUBLIC COMMENT: Draft Planning Commission Minutes 2/27/08 Page 2 U There were no comments made from the public. COMMISSION COMMENTS: Commr: Multari questioned how the owners would know of any changes to the exterior of the condos, if the easement would come up on the preliminary title report, and would these easements have been required if there was no map application? Commr. Stevenson, discussed the provisions of the Map Act and proposed the need for an improvement plan outlining the easements. Commr. Brodie, questioned how the certificates would memorialize the conditions of the Map Act. Chairperson Christianson, questioned why a certificate of compliance could not just have the tentative map attached with the easements highlighted. On motion by Commr. Ashbaugh to approve the appeal and overturn the recommendation to deny the map waiver. Seconded by Commr. Multari AYES: Commrs. Ashbaugh, Multari, Gould -Wells, Christianson, Brodie, and Stevenson NOES: Commr. Carpenter RECUSED: None ABSENT: None The motion carried on a 6 : 1 vote. 2. 667, 679, & 699 Monterey Street and 1010, 1019, 1021, & 1023 Broad Street. GP/R 64-07: Request to re -designate properties from Office -Historic (O -H) and Public Facility (PF -H) to General Retail (C -D -H); Shear Edge Development, applicant. (Phil Dusnmore) Associate Planner, Phil Dunsmore, presented the staff report recommending the Commission adopt a resolution that recommends the City Council: 1. Approve a resolution adopting a Mitigated Negative Declaration (ER 64-07) and amending the General Plan Land Use Element map to change the land use designation of 667, 679, 699 Monterey and 1019 Broad from Office to General Retail, 1010 Broad from Public Facility to General Retail, and 1045 Broad from Office to Public Facility. 2. Adopt an ordinance changing the zoning at 667, 679, 699 Monterey and 1019 Broad from Office -Historic (O -H) to Downtown -Commercial Historic with Special Considerations (C -D -H -S), 1010 Broad from Public Facility -Historic (PF -H) to Downtown -Commercial Historic with Special Considerations (C -D -H -S), and 1045 Broad from Office Historic (0- H) to Public Facility -Historic (PF -H). Draft Planning Commission Minutes 2/27/08 Page 3 Mr. Dunsmore explained the proposed S overlay zoning and the boundaries of the requested rezoning. John Belsher, applicant representative, supported the project because it is the only property south of Monterey that is not zoned downtown commercial. He supported the proposed mixed use components of the project because it would encourage pedestrian traffic in downtown and the creek area. He also expressed concerns that the staff recommended set backs limit the proposed plans for development. Bruce Fraser, 971 Osos Street, Building Trustee for the Art Center, felt the zone change would allow the Art Center to meet the land use plans. He expressed concern for the recommended set back due to its location. He did not support the S -Overlay at 1010 Broad Street unless the specific setbacks were eliminated from the properties. PUBLIC COMMENTS: Marshall Ochylski 1026 Palm Street, SLO, supported the plans presented by staff and the applicant in regards to the zoning and setbacks. Dan Leitcher, state that his grandfather had purchased the current Leitcher Apartment years ago and approves of the project. He would like to see the Leitcher Apartments redeveloped soon. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Ashbaugh questioned if the ARC and CHC reviewed the Art Center plans and generally supported the proposed zone change. He also expressed concern about the creek setbacks on both properties. Commr. Stevenson, questioned what is the status of the Art Center plan and how is it addressing the building set back. Commr. Stevenson, supported the changing of the zoning to downtown commercial. Commr. Carpenter, questioned the S -Overlay height and supported re -zoning changes. He noted that the area is unique and sensitive in it's proximity to the Mission. Chairperson Christianson also approves of the project proposed zone change and potential for mixed-use development. Commr. Gould -Wells, approved the motion and looked forward to seeing the project come back through the ARC and the Planning Commission with some changes in regards to a use permit. Commr. Multari stated some items that he felt needed to be amended to the Resolution. These changes are indicated on the copy of the Resolution in the staff report. Draft Planning Commission Minutes 2/27/08 Page 4 AYES: Commrs. Multari, Gould -Wells, Carpenter, Brodie, Christianson, and Stevenson NOES: Commr. Ashbaugh RECUSED: None ABSENT: None The motion carried on a 6:1 vote. Study Session: 3. Orcutt Area Specific Plan. SP/ER 209-98: Introduction to the public hearing draft of the Orcutt Area Specific Plan; Barbara Parsons, applicant. (Michael Codron) Associate Planner, Michael Codron, presented the staff report. He stated that the current Plan is a Public Hearing Draft, and should be considered a working document. In regards to the Draft Environmental Impact Report (DEIR) he stated it is a program level EIR. The Planning Commission will review the Draft EIR at the April 9, 2008 meeting. The DEIR identifies three impacts that are considered Class 1, significant and unavoidable, in the areas of aesthetics, air quality and noise (related to traffic). The Class II impacts are those that are considered potentially significant, but that can be mitigated to less than significant levels with the incorporation of specific mitigation measures that are outlined in the DEIR. Mr. Codron outlined the significant impacts that are discussed in the DEIR. Mr. Codron discussed the financial plan and explained that Orcutt Area fees will be "add-ons" to City-wide infrastructure requirements. Andrew Merriam, representative of the applicant, explained that there are thirteen land owners with sizes of the land ranging from % of an acre to 144 acres. He provided an overview of the proposed open space and mixed-use land areas. Mr. Merriam presented renderings of the plan to the Commission and discussed how the commercial area was intended to be close to the park area to make it a compelling urban design feature, which will help to insure its success. PUBLIC COMMENTS: Jeanne Helphenstine, applicant, representing the 144 -acre Righetti property, stated that it has taken a lot of time and energy to produce a plan that all of the property owner could agree upon. Chairperson Christianson closed the public comment period to insure that the Commission would have enough time to ask staff questions and discuss the specific plan. Draft Planning Commission Minutes 2/27/08 Page 5 COMMISSION COMMENTS: Commr. Stevenson, expressed concern about the how the proposed bike trails would be phased into the project. He also suggested a relation to the number of residential units to the number of commercial units. He would like to see a specific growth rate to ensure the commercial portion of the project is built earlier in the process. In addition, he would like to see more information about traffic impacts on the Johnson Avenue roadway segment between Laurel Lane and Ella Street. Commr. Ashbaugh, felt that the plan is important to the needs of the city. He would like to see the project adhere to the project schedule as much as possible. He stated that wherever possible, he would like to see mobile home parks incorporated into the plan. Commr. Carpenter, questioned if the commercial area is intended to be located next to the park. He also questioned if an arterial street could be added so people in the Arbors could get to Johnson Avenue more quickly than going down to Orcutt Road. Chairperson Christianson indicated that during future meetings, the Commission will review the plan chapter by chapter to insure that their comments are incorporated into the new draft. COMMENT AND DISCUSSION: 4. Staff Agenda Forecast: Presented by Doug Davidson. 5. Commission ADJOURMENT: The meeting adjourned at 10:08 p.m. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Planning Commission on 3- . Rya . Betz Supervising Administrative ssistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES C March 12, 2008 ROLL CALL: Present: Commissioners, Amanda Brodie, John Ashbaugh, Mike Multari, Diana Gould -Wells, Dan Carpenter, Vice -Chair Charles Stevenson, and Chairperson Carlyn Christianson Absent: None Staff: Associate Planner Phil Dunsmore, Doug Davidson, Deputy Director Kim Murry, Neil Havlik and Recording Secretary Michelle Lakey ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of February 27, 2008. The minutes of February 27, 2008, were approved as submitted. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 222 Elks Lane (Elks Lodge/Bob Jones). GPC 29-08: General Plan conformity report for a proposed donation of an open space and public access easement on approximately 3 acres of land from the Elks Lodge; 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 is consistent with the City's General Plan. This property will help complete the bike trail. Mr. Havlik explained the current condition of the land. Mr. Havlik does not see this portion of the bike trail being completed until about 5-7 years. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Stevenson moved to make a motion to the City to propose the property acquisition consistent with the City's General Plan. Commr. Ashbaugh seconded the motion. On motion by Commr. Stevenson to have the City Dropose the Property acquisition consistent with the City's General Plan. Seconded by Commr. Ashbaugh Planning Commission Minutes March 12, 2008 Page 2 AYES: Commrs. Multari, Gould -Wells, Stevenson, Ashbaugh, Carpenter, Brodie, and Chairperson Christianson. NOES: None RECUSED: None ABSENT: None The motion carried on a 7:0 vote. 2. 1468 Foothill Blvd. U 192-07: Request to establish a group housing facility in the multi -family R-3 zone; Presbytery of Santa Barbara, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report recommending . the Commission approve the group housing use for the site based on findings and subject to conditions. Staff mentioned that the project would also be subject to Architectural Review and that the property is being considered for a re -zoning to R-4. It was described how the project is classified as group housing because there would be more than five people per unit. PUBLIC COMMENTS: Patrick Hall, Director of Front Porch, applicant, explained the current status of Front Porch and their needs. The location will be for students from both Cal Poly and Cuesta College. Non-residential components would include a recreation room and a coffee house and perhaps a library. The parking could be regulated as to keep it under control. The housing would be opened up to all of the college community. Mike Peachey, MW Architects, San Luis Obispo, presented a conceptual rendering of the proposed project and mentioned how he has worked with City staff to solicit their feedback and advice on the proposed project. This project will be green as they try to achieve at least a LEED Bronze rating. Mr. Peachey requested that the Planning Commission grant a use permit, subject to design review. Jim Stueck, San Luis Obispo, spoke in support of the project. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Multari, felt this is a great project for local students and is in an appropriate location but felt that this could turn into family housing and not just housing for students. He questioned whether the proposal is to approve a religious building, not just a group housing building. Commr. Multari suggested a motion to have the City allow higher residential densities consistent with land use policy 2.16. Commr. Stevenson would like some assurance that there would be some control if the zoning changed to higher density housing. He felt that this project has many benefits to the community. He expressed the need for an onsite manager on the property, especially as density increases in the future. Planning Commission Minutes March 12, 2008 Page 3 Commr. Ashbaugh feels the proposal should state that they are proposing approval for group housing and a large recreational area. He moved to make a motion to approve the motion as stated. Chairperson Christianson feels this is a good project and in a good location. Feels that the project is really overbuilt for the current zoning but understands that the applicant is looking toward the future where limitations could change. Commr. Carpenter does not see this as a religious organization since there are no restrictions on who can live there. Commr. Gould -Wells agrees with Commr. Multari that the proposal should state that the proposal should be more specific as to the uses for the property being approved. She supports this plan with the comment of increased specificity. Commr. Brodie, complimented the staff, applicant, and architect on the work that they have done. On motion by Commr Ashbaugh to approve the group housinq use for the site based on findings and subject to conditions. Seconded by Commissioner. Camenter AYES: Commrs. Multari, Gould -Wells, Stevenson, Ashbaugh, Carpenter, Brodie, and Chairperson Christianson. NOES: None RECUSED: None ABSENT: None The motion carried on a 7:0 vote. On a separate motion by Multari, seconded by Brodie. the Commission recommended the Council consider allowing increased densities for such projects within the vicinity of the university. AYES: Commrs. Multari, Gould -Wells, Stevenson, Ashbaugh, Carpenter, Brodie, and Chairperson Christianson. NOES: None RECUSED: None ABSENT: None The motion carried on a 7:0 vote. 3. 730 & 748 Foothill Blvd. TR 108-07: Tenative tract map and environmental review for six airspace condo units with requests to allow the trash enclosure within street yard setback, fence height exception, and building setback reductions along Foothill Blvd.: R-4 zone; Foothill Courtyard, LLC, applicant. (Brian Leveille) (Continued from February 13, 2008) Planning Commission Minutes March 12, 2008 Page 4 Motion made by Commr. Ashbaugh, seconded by Commr. Multari to continue the item to a date uncertain to allow time for staff and the applicant to resolve project issues. Motion carried 7:0. BUSINESS ITEM: 4. General Plan Annual Report. Report on the status of the General Plan and its implementation. (Michael Codron) Michael Codron presented the General Plan Annual Report to the Commission. Planner Codron outlined the organization of the report, which covers both administration and implementation of the General Plan over the previous year. Mr. Codron discussed some of the highlights of the 2007 report including issues relating to population, growth management, and water supply. Commr. Stevenson said that he was pleased with the results of housing development. He asked how an eight-year interval cycle would be beneficial based on the housing cycle information presented. Commr. Multari noted that the housing development charts should be overlaid with information about employment growth, such as the development of Diablo Canyon, which fueled a housing boom in the City. He discussed Cal Poly housing growth that _ may reduce demand for housing in the City. The Commission accepted the Annual Report on the General Plan by consensus and forwarded the report to the City Council for consideration. DISCUSSION: 1. Staff A. Agenda Forecast presented by Kim Murry, Deputy Director of Community Development. 2. Commission ADJOURMENT: The meeting adjourned at 9:00 p.m. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Planning Commission on _March 26, 2008 Ry K. Betz Suo6rvising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES March 26, 2008 ROLL CALL: Present: Commissioners John Ashbaugh, Diana Gould -Wells, Dan Carpenter, Vice -Chair Charles Stevenson, and Chairperson Carlyn Christianson Absent: Commrs. Michael Multari & Amanda Brodie. Staff: Associate Planner Phil Dunsmore, Associate Planner Tyler Corey, Deputy Director of Public Works Tim Bochum, Senior Planner Pam Ricci, Community Development Director John Mandeville, and Recording Secretary Michelle Lakey ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as written. MINUTES: The minutes of March 12, 2008, were approved as amended. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 1500, 1501, 1551, 1540 Froom Ranch Way. ABAN 201-07; The abandonment of the Southwesterly portion, 77 feet of Froom Ranch Way; R-3 zone; SLO Investments, applicant. (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending the Commission find that the right-of-way abandonment is consistent with the General Plan and recommend that the City Council adopt a resolution of intention of the abandonment with findings and conditions. Public Works Deputy Director Tim Bochum explained that an abandonment of this type is not typical and provided some history and background of the development of the area. Associate Planner Phil Dunsmore further explained that the next steps in this process are for the City Council to consider adoption of a "Resolution of Intention" and, from there, a second hearing would be set to consider the matter of final abandonment. He concluded by stating that, if passed by the Council, a final abandonment will be adopted and recorded with the County Recorder. Planning Commission Minutes March 26, 2008 Page 2 PUBLIC COMMENTS: Carol Florence, Oasis Associates, noted her support for the proposed solution, and mentioned that with private ownership of the area, there would be more flexibility for the type of improvements that are installed. Gary Fowler, San Luis Obispo, provided examples of other places in town where abandonments have not improved the area. Rose Shapely, San Luis Obispo, wondered why the crosswalk was placed in its existing location and asked that the Planning Commission look further into the abandonment before approving it. David Brodie, San Luis Obispo, expressed concern regarding the abandonment in the vicinity of Broad and Mill Street near Mission Prep. He wanted to see stricter controls imposed with the present request. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Stevenson felt the current sidewalk gives the pedestrians a false sense of security. He was worried that if the City relinquishes their right of this area, then the private property owners could do things that could diminish the quality of the area. He indicated his support of the abandonment, but was concerned about pedestrian safety. He felt that more safety issues need to be considered before relinquishing all rights to the property owners. Commr. Ashbaugh supported the proposal. Chairperson Christianson supported the proposal. She acknowledged the public's opinions about a previous road abandonment at Mill Street and Broad Street but felt the subject proposal was a different situation. On motion by Commr. Stevenson. seconded by Commr. Ashbaugh recommend the Commission find that the right-of-way abandonment is consistent with the General Plan and recommend that the City Council adopt a resolution of intention of the abandonment with findings and conditions. AYES: Commrs. Gould -Wells, Vice -Chair Stevenson, Ashbaugh, Caprenter, and Chairperson Christianson NOES: None RECUSED: None ABSENT: Commrs. Multari & Brodie The motion carried on a 5:0 vote. Planning Commission Minutes March 26, 2008 Page 3 2. 1137 Garden Street. TR 124-06; Discuss the Draft EIR prepared for the Garden Street Terraces Project; C -D -H zone; Garden Street SLO Partners, applicant. (Tyler Corey) Christine Dietrick, Assistant City Attorney, commented on a potential conflict of interest with Commr. Carpenter because his family owns one of the properties adjacent to the project site. Tyler Corey, Associate Planner, 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 issues. He noted that project statistics reflected in the Draft EIR, as well as the design itself, will need to be revised because 742 Marsh Street is no longer a part of the project. He indicated that comments by the Commission and public will be addressed in the final EIR. He mentioned that the 45 -day public review period on the Draft EIR will conclude on Friday April 4, 2008, at 5:00 p.m. Dan Gira, AMEC Project Manager, addressed key EIR issue areas of the documents. He gave detailed explanations of the project's impacts and mitigation measures included in the Draft EIR. He explained the alternatives analysis of the document, noting that the "Project Without Public Parking Spaces" alternative would eliminate public and private vehicle conflicts within the proposed multi -use parking facility and allow for the project to have more design flexibility to meet project mitigation measures. Carol Florence, Oasis Associates, applicant's representative, expressed her commitment to this project and to the community of San Luis Obispo. She gave a history of this proposed plan and the processes that have occurred over the past few years. She directed the Planning Commission and public to the website www.ciardenstreetterraces.com for further information on the project and upcoming hearings. She noted that the applicant team's focus will be on reviewing mitigation measures and alternatives listed in the Draft EIR. She stated that the project is bound by the MOU to provide the stated amount of public parking spaces within the project. She stated that they are preparing a disruption minimization plan for construction of the project. George Garcia, Garcia Architecture and Design, gave a brief background of the proposed project. He commended staff and AMEC for their presentations tonight. He stated that the project would need to be re -designed around 742 Marsh Street since it will not be included in the project. He noted that some architectural projections of the building would be approximately 74 feet, but that the bulk of the building would be below 65 feet in height. He explained that this is an urban infill, mixed-use redevelopment project and that the alley would remain intact with development. Tim Bochum, Deputy Director, explained that there are current discussions as to the locations of potential parking structures in the downtown area. He stated that the City Planning Commission Minutes March 26, 2008 Page 4 currently only has ownership of the Palm and Nipomo Street property for a parking structure. PUBLIC COMMENTS: Elizabeth Thyne, San Luis Obispo, commended AMEC on the DEIR. Ms. Thyne felt that the project is inconsistent with the Community Design Guidelines, General Plan, and the Downtown Plan. She was concerned about the four relocated historic structures and that there are insufficient setbacks facing Garden Street, Marsh Street, Broad Street, and Garden Alley. She supported the environmentally superior project alternative. David Brodie, San Luis Obispo, would like the Planning Commission to consider the negative impacts to Garden Alley as described in the DEIR. Mr. Brodie felt there are inconsistencies with the Community Design Guidelines, General Plan, and the Downtown Plan. He would like to see the EIR discuss impacts to Garden Alley in more detail. He recommended that the PC support AMEC's environmentally superior alternative. He noted that this project would be significantly taller than the Court Street Project. Allan Cooper, San Luis Obispo, felt that this DER was very well done. He agreed with the consultant's environmentally superior alternative. He did not support any more than one additional floor placed above the historical structures. He requested that the EIR discuss impacts to Garden Alley in more detail as well as cumulative impacts to all of downtown. Elisabeth Abrahams, San Luis Obispo, endorsed the environmentally superior alternative described in the DEIR. Mrs. Abrahams felt that the Garden Street area is the heart of the Downtown and that a large 75 -foot tall building would tower over the smaller buildings that are in the downtown area. She felt the project could adversely affect the historical character of the downtown area. Joseph Abrahams, San Luis Obispo, commended AMEC Earth and Environment on the excellent DEIR. He believed the development should include a mix of affordable income housing. Mr. Abrahams did not feel that one entrance and exit from the parking garage is functional. He felt the inner court yard available to residents would not be reached by the sun. He felt the building should be setback above the 3`d floor on all building elevations. He appreciated the efforts by the developer to have a physical model of the project. Gary Fowler, San Luis Obispo, commended the DER report. He was concerned about the height of the project. He felt that under no circumstances should the alley way be removed. He expressed concern that traffic on Higuera and Marsh Streets would increase and that the character along Garden Street would be lost with this proposed project. He expressed concerns about a loss of parking spaces and impacts to views of Planning Commission Minutes March 26, 2008 Page 5 Cerro San Luis as a result of the proposed project. He also does not feel that this project benefits the public. Mike McNamara, representative of 742 Marsh Street, stated that 742 Marsh Street is no longer a part of the project. He would like to see the EIR and project revised to not include 742 Marsh Street. Rose Shapley, San Luis Obispo, felt that views in the downtown would be blocked by the overall height of the proposed project and mentioned security concerns with the proposed underground parking. There were no further comments made from the public. COMMISSION COMMENTS: Chairperson Christianson would like Linneas to be mentioned on page ES -2 of the executive summary. She felt that the DEIR was very well done. She suggested that there be a clearer explanation of how the "Project Without Public Parking Space" alternative reduces environmental impacts. She asked for further discussion on how the Incorporation of "Historic Buildings" alternative and "Protection of Visual Resources" alternative relate to one another. She mentioned adding more discussion about impacts to Garden Alley and that there be a more thorough discussion of impacts associated with the "Other Comparable Sites" alternative for all proposed sites. Commr. Ashbaugh questioned why the "Incorporation of Historic Buildings" alternative was chosen as the environmentally superior alternative. He also questioned the feasibility of moving some of the historic buildings to an off-site location. He wanted to see additional building setbacks to keep as much of the current Garden Street character as possible intact. He also expressed a desire to see an illustration and/or cross section of the "Incorporation of Historic Buildings" alternative to depict what the building would look like under this alternative. He noted that the illustration/cross section would be similar to Figure 6.4-4 for the "Protection of Visual Resources" alternative. Commr. Carpenter wanted to know if there was another area in the downtown historical district that the proposed relocated buildings could go to keep their historical status. He asked if they could possibly be relocated in the Downtown Historic District rather than outside the city at the Old Edna site. He questioned if any human remains would be discovered during construction. He commended AMEC's thoroughness on the DEIR. In regard to cultural resources, he felt the project has too many Class I environmental impacts. He asked that the EIR further refine cumulative impacts in response to several planned projects in the downtown being developed concurrently related principally to transportation and aesthetic impacts. Commr. Stevenson commended AMEC on a great job on the DEIR. On page 2-34 & 2- 35, sections 2.7.1 & 2.7.3 of the Draft EIR, he wanted clarification on the depth of excavation due to a discrepancy in the DEIR. He requested an estimate on the number Planning Commission Minutes March 26, 2008 Page 6 of truck trips for material removal during demolition. He asked for clarification regarding where excavated material from the site would be deposited. He wanted to see alternative elevations of the project without trees included. Commr. Gould -Wells commended AMEC with a great job on the DEIR. She noted that her comments on the Air Quality section of the document would be provided to staff. She felt that the EIR needs to address that 742 Marsh Street is no longer a part of the project. COMMENT AND DISCUSSION: 3. Staff A. Agenda Forecast was given by Senior Planner Pam Ricci. Some items on the next meeting's agenda are: 1) Administer oath of office to returning Commisioner Multari 2) Election of Chairperson and Vice Chairperson. 3) Discuss the EIR that has been prepared for the Orcutt Area Specific Plan. John Mandeville announced that DVDs are being produced of the presentation made by Donald Shoup regarding the impacts related to parking. 4. Commission ADJOURMENT: The meeting adjourned at 9:40 p.m. Respectfully submitted by Michelle Lakey, Recording Secretary Approved by the Planning Commission on April 23, 2008 Ryan IyBetz 11 Supe ising Administrative Assistant C SAN LUIS OBISPO PLANNING COMMISSION MINUTES - April 9, 2008 CALL TO ORDER/PLEDGE OF ALLEGIANCE OATH OF OFFICE: Swearing in re -appointed Commissioner Michael Multari. ROLL CALL: Present: Commissioners Amanda Brodie, John Ashbaugh, Dan Carpenter, Michael Multari, Vice -Chair Charles Stevenson, and Chairperson Carlyn Christianson Absent: Commr. Gould -Wells Staff: Deputy Directors Kim Murry and Tim Bochum, Associate Planner Michael Codron, Assistant City Attorney Christine Dietrich, Natural Resources Manager Neil Havl.ik, City Clerk Audrey Cooper, and Recording Secretary Michelle Lakey ELECTION: Election of Chairperson and Vice -Chairperson Commissioner Multari nominated Vice -Chair Stevenson to serve as Chairperson and Commissioner Ashbaugh to serve as Vice -Chair. Commissioner Carpenter seconded the motion. The motion passed on a 6:0 vote. ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. The agenda was accepted as presented. PUBLIC COMMENT: At this time, people may address the Commission about items not on the agenda. Persons wishing to speak should come forward and state their name and address. Comments are limited to five minutes per person. Items raised at this time are generally referred to the staff and, if action by the commission is necessary, may be scheduled for a future meeting. Eric Meyer, San Luis Obispo, suggested the City of San Luis Obispo require all newly built houses to require solar photo voltaic (pv) panels. He explained that solar pv panels will reduce carbon emissions and would like the City to enact alternative power demand. There were no further comments made from the public. PUBLIC HEARINGS: NOTE: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing or in written �' correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. Planning Commission Minutes April 9, 2008 Page 2 If you wish to speak, please give your name and address for the record. Please limit your comments to three minutes; consultant and project presentations limited to six minutes. 1. Orcutt Area. GP/SP/ER 209/98: Discuss the environmental issues associated with the Orcutt Area Specific Plan and the conclusions and mitigations contained in the Draft Environmental Impact Report (DEIR) and receive public comment on the DEIR; Barbara Parsons, applicant. (Michael Codron) Michael Codron, Associate Planner, presented the staff report. He explained we are currently in the public review and comment stage on the DEIR. This stage lasts for forty-five days. He then explained the purpose of this meeting is to take public testimony and provide input to City staff and the environmental consultants on changes to the draft document that should be incorporated into the Final EIR for the project. He explained that the next steps in the CEQA process are to end the 45 -day public review of the DEIR and prepare the final EIR. Preparing the final EIR will include: • Responding to comments • Modify Draft EIR to address public input • Decision -makers consider final EIR • CEQA Findings, if project approved Tim Bochum, Deputy Director Public Works, explained how an area is chosen to be included in the EIR traffic study. He explained that OASP EIR follows the City's Traffic Impact Study Guidelines. He explained that public input is also included in the decision of what areas are to be included in the environmental impact study. He explained that a meeting has been scheduled the evening of Monday, April 21, 2008, to talk about issues associated with traffic and parking issues in the Old Town neighborhood, where residents are concerned that traffic from the Orcutt Area will access downtown along their streets. He stated he felt that the residents' concerns about an increase in traffic are important to consider. He stated that these concerns about traffic are more operational, how traffic is managed in the downtown area, than it is related to new information that should be amended into the EIR. John Rickenbach, Rincon Consultants, addressed Vice -Chair Ashbaugh's concerns about classification of impact B-2. He stated that in the Executive Report it is incorrectly stated. He stated that the traffic issues brought up by the public may or may not be appropriate to be in the EIR, but that they would be considered and responded to. Neil Havlik, Natural Resources Manager, stated the URL represented a rational boundary around the city and that there were different guidelines for different parts of the city for where it is located. In some cases this is related to water service and pressure requirements, in other cases natural features are used to define the boundary. PUBLIC COMMENTS: Mark Johnson, San Luis Obispo, expressed support for the project. He is concerned with the quality of service at Orcutt and Tank Farm roads. He asked that the Planning Commission consider the Bishop Street undercrossing. Planning Commission Minutes April 9, 2008 Page 3 Phillip Schaff Jr., San Luis Obispo, landscape architect/land use planner, retired, stated that he would like small family farms installed at low cost to provide jobs for those who buy on site. He stated that his office offers to do schematic plans on a volunteer basis if the City and/or landowners contract with his approved architectural firm, AC Martin and partners. Willow Walking Turtle, San Luis Obispo, stated that she had an issue with the DER in regard to the disabled population. She felt that the DER would affect residents in surrounding mobile homes. She explained that such affects would be noise, dust, exhaust, and possible flooding. She expressed her desire to have some assurance that the mobile homes will not be converted to commercial areas in the future. Nick Muick, San Luis Obispo, property owner in the Orcutt Area Specific Plan, expressed his concern for the size and cost of the proposed bike bridge especially if it is going to be bigger than the Jennifer Street bridge. He also expressed concern about the need for a bridge where there already exist two crossings — each within '/2 mile north or south of the proposed new crossing. He suggested alternatives to having this bridge built. Eric Meyer, San Luis Obispo, stated that the traffic study done by the DER does not include all the appropriate areas. He would like the study to include more area than it. already does. He stated that the study should determine its affect on the entire community. He supported the plan. David Kuykendall, San Luis Obispo, expressed concern for the amount of traffic that would be dumped into his neighborhood with the completion of this plan. He felt like this plan is something the City of San Luis Obispo needs but that more consideration for the flow of traffic needs to be considered. Bill Casella, San Luis Obispo, would like the Planning Commission to expand the EIR because it will affect more people than currently included in the study. Camie Casella, San Luis Obispo, reiterated the comments by the previous speakers. Don Cudworth, San Luis Obispo, is concerned with anything that will increase traffic on Pismo Street. Katherine Cudworth, San Luis Obispo, would like the Planning Commission to consider their requests about problems with increased traffic on Pismo Street. Margaret Kuykendall, San Luis Obispo, reiterated the concerns of the previous speakers. She stated that she would like to see the thru-traffic being diverted to Higuera and Marsh Street. Lou Carpine, San Luis Obispo, echoed the comments and concerns made by the rest of the public. �- Cynthia Semel, San Luis Obispo, supported the comments by Eric Meyer and David Kukendall. She suggested the Planning Commission broaden the scope of the EIR in regard to traffic impact. Planning Commission Minutes April 9, 2008 Page 4 Suzanne Power, San Luis Obispo, stated that the increase in traffic will most likely impact the emergency vehicles that need to get to and from French Hospital. Jim Shea, San Luis Obispo, stated that an increase in traffic will cause unsafe health conditions for the residents that are affected. Stephan Lamb, San Luis Obispo, stated that the impact point for traffic congestion is where Johnson Street changes from two lanes to one after San Luis Drive. He would like the Commission to consider this when considering that the traffic level will increase. Mary Ellen Gibson, San Luis Obispo, expressed concern that, by putting this plan through, it will impact her neighborhood negatively. She expressed concern that an increase in traffic will cause greater noise pollution and safety problems. John Fasulo, San Luis Obispo, stated that the traffic flow needs to be considered when this new neighborhood is built. He expressed a desire to have the traffic diverted to other larger streets. Steven Boothe, San Luis Obispo, stated that he is concerned that the road already has almost 250% higher traffic level than it should. Andrew Merriam, representing the applicant, stated that a letter will be going out to local residents to discuss some of the issues that the applicants are addressing. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Christianson stated there was a lack of detailed description of what will be happening to Righetti Hill. She stated that she would like to see the policies regarding visual impacts clarified in the DEIR. In addition, she would like to see the following clarified in the DER: 1) accurate climate description (pg. 3-1, Section 3.1) 2) a description of the Righetti Hill impacts, including height, slope and contour details 3) addition of program (referring to COSE 9.3.13 Monitoring Viewsheds) to do baseline monitoring before any project begins ground breaking in aesthiics 4) speck analysis of viewshed impacts to Righetti Hill as itself, not just as seen from the road, contributing to visual character of vicinity and site ("important scenic resources" 9.2.1. COSE). 5) Clarify interplay between URL changes and LUE policies (6.2.6, 6.2.7, and 11.2.4.). Provide more consistent analysis. Vice -Chair Ashbaugh noted a contradiction regarding impact B-2 in the staff report and in the DEIR. He asked staff and the applicant to explain how this impact should be classified. Planning Commission Minutes April 9, 2008 Page 5 Commr. Carpenter expressed concern as to why the URL was placed where it was. He suggested an increase in the density in the Specific Plan to be addressed. He suggested an alternative road parallel to the railroad tracks to alleviate some of the traffic impacts that are inevitable with this plan. Commr. Brodie expressed concern with the current level of traffic at the Johnson Street and San Luis Drive intersection and how this plan will be impacted by it. Chairperson Stevenson felt that a better assessment of the "Y" where San Luis Drive and Johnson Street meet needs to be considered. He proposed a mitigated alternative to the amount of low and high density homes in the Speck Plan so that the URL does not have to be moved. Commr. Multari stated that he does not feel that applying a requirement that the homes in the Orcutt Area Specific Plan use photo voltaics should be included in the EIR. COMMENT AND DISCUSSION: 2. Staff A. Agenda Forecast given by Kim Murry. At the next meeting, the only agenda item will be the Orcutt Area Specific Plan. The item will focus on chapters 1-3 and will still be within the EIR comment period to allow the public to include further comments. 3. Commission ADJOURMENT: The meeting was adjourned at 9:25 p.m. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Planning Commission on _April 23, 2008 Betz U ing Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES April 23, 2008 ROLL CALL: Present: Commissioners Amanda Brodie, Dan Carpenter, Cadyn Christianson, Diana Gould -Wells, Michael Multari, Vice -Chairperson John Ashbaugh and Chairperson Charles Stevenson Absent: None Staff: Associate Planner Michael Codron, Deputy Director Kim Murry, Parks and Recreation Director Betsy Kiser, Natural Resources Manager Neil Havlik and Recording Secretary Michelle Lakey ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of March 26 and April 9, 2008. The minutes of March 26 and April 9, 2008, were approved as amended. PUBLIC COMMENT: At this time, people may address the commission about items not on the agenda. Persons wishing to speak should come forward and state their name and address. Comments are limited to five minutes per person. Items raised at this time are generally referred to the staff and, if action by the commission is necessary, may be scheduled for a future meeting. Teresa Boughey, San Luis Obispo, felt the City was discouraging safe driving by not allowing overnight parking in the downtown area. She stated that she lives next to Lot 14, and the lot was an ideal site for intoxicated drivers to leave their cars. She expressed concern that intoxicated drivers were driving at night and supported alternative forms of parking for such drivers. Kim Goodwater, San Luis Obispo, commented that due to foliage blocking the Osos Street exit sign off of Highway 101, the intersection has become dangerous for oncoming traffic. She proposed having a taller stop sign that would also stick out into the road. She also suggested the alternative of placing the stop sign on the light poll to make it more visible. She stated that a simple solution would be to just cut back the foliage so that it does not obscure the exit sign. There were no further comments made from the public. PUBLIC HEARINGS: NOTE: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. Please limit your comments to three minutes; consultant and project presentations limited to six minutes. Planning Commission Minutes April 23, 2008 Page 2 1. Orcutt Area Specific Plan and EIR. GP/SP/ER 209-98: Review and discussion of the Orcutt Area Specific Plan and Draft EIR; Barbara Parsons, applicant. (Michael Codron) Michael Codron, Associate Planner, presented the staff report. He stated that staff met with Fred Collins, spokesperson for the Northern Chumash Tribal Council, and will be providing feedback prior to the Cultural Heritage Committee (CHC) meeting on Monday April 28, 2008. He stated that Mr. Collins will be providing staff with information about the living history of the Chumash people. He reported on a recent Airport Land Use Commission meeting and addressed concerns about the existing mobile -home parks in the area, stating that they are not part of Orcutt Area and no changes are proposed at this time. He further stated that the Public Facilities Financing Plan administrative draft was submitted to the City on April 4, 2008. He explained that only chapters 1-3 of the OASP will be presented tonight and that the recommended changes for chapters 1-3 are located in the staff report. He said that the mitigation measures in Appendix C did not match the DEIR and need to be updated. He stated that the setback on Tank Farm Road and Orcutt Road is 20 feet in addition to the normal 20 -foot setback required by zoning standards. He stated that staff will provide additional comments on Section 2.5, Archeological and Historic Resources, after the CHC further reviews and discusses the DEIR on April 28, 2008. Neil Havlik, Natural Resources Manager, presented chapter 2 of the Orcutt Area Specific Plan to the Planning Commission. He stated that the Righetti Ranch House would be protected through a conservation easement, and a spring on the north side of Righetti Hill will be included as part - of public open space. He discussed the protection of other creeks and wetlands within the GASP. Using pictures of the area within the GASP, he showed the Commission the specific areas proposed for development and preservation. He explained that a conservation plan would be completed in accordance with the City's guidelines. He stated that, after walking on Righetti Hill and going to the area where there was a rock mine, little needs to be done to the area before it is opened up to the public. He stated that re -vegetation is occurring naturally in this area. He stated that live stock grazing might be used as a vegetation management tool. PUBLIC COMMENTS: Ed Garay, San Luis Obispo, stated that his family supported the development of the Parsons property; however, he has no intentions to develop his property and has no interest in annexing into the city. He has not agreed to dedicate his property (1.16 acres) for park acreage and would not wish to provide street access to the Parsons property. He requested that the conditions relative to his property listing in Section A-2-2, Individual Property Development Guidelines, of Appendix A be removed from the OASP Hearing Draft. Nick Muick, San Luis Obispo, property owner in the GASP, supported the project. He expressed his appreciation for a plan that includes open space, parks, schools, and other needs of the community at this time. Willow Walking Turtle, San Luis Obispo, asked the Commission about presenting alternative plans as referenced in the DEIR. She stated that the community has a food crisis. She stated - that land use policies contribute to the problem. She expressed a desire that the Commission consider Bill Shaft's alternative plan to build small family farms to help alleviate the food crisis. Planning Commission Minutes April 23, 2008 Page 3 Bill Shaft Jr., San Luis Obispo, presented an alternative plan for the Orcutt Area. He provided staff and the Commissioners with handouts of a specific plan for the area. He explained his plan would include 2'/z -acre farm sites, each with a granny house and a postage stamp farm. He stated that the intent of the plan is to create a neighborhood that has a variety of housing that is interrelated with the commercial and agricultural interests. Jeanne Helphenstine, representing the Parsons/Righetti family, stated that the Urban Reserve Line needs to be moved. She approved of where the URL is in the OASP and does not want to see it changed. She felt that considerations should be made to make the area aesthetically pleasing for residents and onlookers. She stated that the type of park land that is desired in this community is changing and that should be considered. She expressed a desire to have a school on the property but needed to research further if it was possible. Andrew Merriam, Wallace Group, stated that this is the densest specific plan proposed in the City of San Luis Obispo. He stated that with all of the creeks coming through the property, development would be difficult which warranted smaller lots. He wanted to know if a school is possible for the site and when the school district would make its decision on the compatibility of a school at the location. He stated that he agreed with all of the changes staff made in Chapter 1 of the GASP. He asked the Commission to include 1.7 acres of parkland to account for the railroad safety trail and another planned Class I bike trail. He further stated that there are three main creek crossings on the property. He stated that there may be a fourth creek crossing in the future. Referencing Chapter Three, he asked that the school district be required to make its decision to purchase the parcel of land allotted for them within two years of specific plan adoption. Rose Shapley, San Luis Obispo, asked if the setbacks were to be used for widening the street at a later time. She expressed concern with having large trees as a buffer along Tank Farm Road and Orcutt Road because of the potential to block views of the hills to pedestrians passing by. She stated she would like the Commission to consider all of the effects the construction would have on the land. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Multari stated that he does not think that building small family farms on this property would be appropriate. He stated that that idea could be worthwhile at another location, but not for this area. He expressed the difficulty that staff has with developing a specific plan with multiple property owners. He stated that the compromises that have been worked out should be respected and emphasized that the changes made have come over many years of compromising with all of the property owners to get to this point. In reference to Chapter Two, he stated that in section 2.2.1 where it states "dedicated and set aside," it should say "designated as an open space zone," for greater clarification. On page 2.9, he stated that the policies under 2.3b are not policies and lead to confusion being listed as such. He would be in favor of less active activities to be planned close to sensitive natural resources. He is not in favor of adopting attachment 6 at this time. On page 2.16, section 2.5, he would like to take out the word "dramatically." In reference to Chapter Three, he stated that he does not agree with policy 3.3.23. He stated that by making commercial businesses more viable, it would improve Planning Commission Minutes April 23, 2008 Page 4 the surrounding residential areas. He would like to add a policy that zero lot lines are allowed in R-1 zone. Regarding policy 3.2.6, he stated that staff needs to find a way to designate how the 15,000 s.f. will be distributed by the property owners in the R-1 zone. Under policy 3.2.16, he stated that the policy should be changed to read "the properties will be privately maintained." Vice Chair Ashbaugh stated that all the elements of this plan are closely inter -related and there should be a rational basis when the Commission decides to make a change since it will have ripple effects. In reference to Chapter Two, he echoed Commr. Multad's desire not to have activities close to natural resource mitigation areas. In reference to Chapter Three, he would like to see a policy to not allow any re -zoning of residential land to commercial land until the completion of phase 1 or 2 and would like to encourage uses such as churches, commercial uses, and parks in the neighborhood. Commr. Christianson asked questions in reference to the Airport Land Use Plan about flight paths and noise. She echoed Commr. Multad's comments about building small family farms on this property and those specific plans are difficult when multiple owners are involved. She stated that there is no water on the property that would allow for farming. She supported the changes made to Chapter One, except for Table 1.1, and wanted to delay addressing the park land until more discussion was done relative to costs. In reference to Chapter Two, she stated that the Conservation and Open Space Element program regarding view -shed monitoring program should be applied. In reference to Chapter Three, section 2.8, she stated that she agreed to re -designate the property from PF -S to R-2. Commissioner Christianson suggested that the OASP numbering system should be revisited and there was general concurrence from the Commission on this point. Commr. Brodie stated that she is in agreement with the language in Chapter Two regarding the protection of views through setbacks. Commr. Carpenter stated that he supports smaller lots provided the 40% lot coverage maximum is maintained, and supports the proposed change to the URL as stated in the GASP, based on Natural Resources Manager Havlik's discussion of the subject at a prior meeting. He stated that addressing the park land at a later time would be more appropriate. He would like to know if the school site is going through or not. In reference to Chapter Three, he asked staff how long the school district would have the option to build a school in the designated area in the OASP. Chairperson Stevenson stated that he would like clarification on Chapter One's language. He stated that he is concemed with how many crossings would go over the multiple creeks on the property. In reference to Chapter Two, he stated that the recommendation addressing program 2.4.1 a, page 2-15, should be addressed at a later time once more information is acquired. He stated that page 2-16, section 2.4.1d, should be addressed at a later time and with greater clarification. In reference to Chapter Three, he expressed a desire to not address affordable housing at this meeting due to the late hour. He expressed concern with not having a requirement for development of commercial floor area that would be triggered by the number of homes being built. Planning Commission Minutes April 23, 2008 Page 5 On motion by Commr. Christianson, seconded by Vice -Chair Ashbaugh, to recommend the staff changes to the first two recommended changes in Chapter One stated in the staff report. AYES: Commrs. Multari, Gould -Wells, Brodie, Carpenter, Christianson, Vice -Chair Ashbaugh, Chairperson Stevenson. NOES: None RECUSED: None ABSENT: None The motion carried on a 7:0 vote. On motion by Commr. Christianson, seconded by Vice -Chair Ashbaugh, to recommend deleting the name "Righetti" in 2.2.10A and have it changed to "land owner" as brought up by Andrew Merriam, to accept the first five recommendations in Chapter Two and to address the rest of the recommendations at a later time. AYES: Commrs. Multari, Gould -Wells, Brodie, Carpenter, Christianson, Vice -Chair Ashbaugh, Chairperson Stevenson. NOES: None RECUSED: None ABSENT: None The motion carred on a 7:0 vote. On motion by Commr. Multari„ seconded by Commr. Christianson, to accept Chapter Three staff recommended changes to policies 3.2.5, 3.2.2. 3.2.4, and 3.2.7, and to delete policy 3.2.23. AYES: Commrs. Multari, Gould -Wells, Brodie, Carpenter, Christianson, Vice -Chair Ashbaugh, Chairperson Stevenson. NOES: None RECUSED: None ABSENT: None The motion carried on a 7:0 vote. (school, parkland, medium -density residential) and revise Policy 3.2.8 with additional clarification regarding the series of events that would occur if the School District does not pursue development of a school at this location. AYES: Commrs. Multari, Gould -Wells, Brodie, Carpenter, Christianson, Vice -Chair Ashbaugh, Chairperson Stevenson. NOES: None RECUSED: None ABSENT: None The motion carried on a 7:0 vote. Planning Commission Minutes April 23, 2008 Page 6 Policy 3.2.16, he stated that the policy should be re -stated that the properties will be "privately maintained." AYES: Commrs. Multari, Gould -Wells, Brodie, Carpenter, Christianson, Vice -Chair Ashbaugh, Chairperson Stevenson. NOES: None RECUSED: None ABSENT: None The motion carried on a 7:0 vote. COMMENT AND DISCUSSION: 2. Staff A. Agenda Forecast was given by Kim Murry. 7. Commission ADJOURMENT: The meeting adjourned at 10:20 p.m. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Planning Commission on _April 23, 2008 Ryan K. Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 14, 2008 ROLL CALL: Present: Commissioners Amanda Brodie, Dan Carpenter, Carlyn Christianson, Diana Gould -Wells, Michael Multari, Vice -Chairperson John Ashbaugh and Chairperson Charles Stevenson Absent: None Staff: Deputy Director Doug Davidson, Associate Planner Brian Leveille, Associate Planner Michael Codron, Deputy Director Kim Murry and Recording Secretary Michelle Lakey ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of April 23, 2008. Approve or amend. The minutes of April 23, 2008 were approved as amended. PUBLIC COMMENT: No comments made by the public. PUBLIC HEARINGS: 1. 3190 = 3250 S. Higuera Street. PD 41-08; Request to amend allowable uses in Walter Center to include real estate offices; O -PD zone; Steven Hopkins, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending the Commission adopt the attached Planning Commission resolution, recommending that the City Council modify Ordinance No. 1476, Exhibit A, to allow real estate offices. In response to a question from Commissioner Carpenter, Brian Leveille stated that based on staff review of meeting minutes and staff reports from prior applications to modify the list of allowed uses, there was no intent or stated reason to allow other office uses and continue to prohibit real estate offices. He also noted it appeared the only reason real estate offices were left on the list of prohibited uses from prior modifications to the approved list of uses, is because it was not a part of those prior requests. PUBLIC COMMENTS: The applicant, Steve Hopkins had no statement and indicated he was available for questions. There were no additional comments made from the public. Planning Commission Minutes May 14, 2008 Page 2 COMMISSION COMMENTS: Commr. Ashbaugh stated that he agreed with staff that there did not appear to be any reason to prohibit real estate offices specifically, and that real estate offices should be allowed. AYES: Commrs. Multari, Gould -Wells, Christianson, Carpenter, Brodie, Vice - Chair Ashbaugh, and Chairperson Stevenson. NOES: None RECUSED: None ABSENT: None The motion carried on a 7: 0 vote. 2. 3229 Broad Street. U 173-07; Review of mixed-use project in the Service - Commercial (C -S -S) zone with 4,000 square feet commercial space and 8 residential units; Hamrick Assoc., applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending the Commission adopt the resolution approving the mixed-use project and 10% shared parking reduction, based on findings, and subject to conditions. Commissioner Multari noted concerns that the parking calculations were based on 3,600 square feet when the gross floor area was 4,000 square feet and confirmed with staff that parking calculations are based on gross floor area. PUBLIC COMMENTS: Warren Hamrick, applicant representative, stated that he supported the staff report as written. He explained that he has met with the trash company to come up with the best way to deal with trash pick up. There were no additional comments made from the public. COMMISSION COMMENTS: Commr. Multari, supported the parking reduction. He was concerned with the number of parking spaces and the possibility of a restaurant being one of the businesses in the commercial portion of the property that would not have enough parking. He discussed the findings for a greater reduction and asked staff if it would be possible to approve a reduction up to 30% to avoid having the applicant having to come back to re-amend the project conditions of approval. Doug Davidson, Deputy Director, stated that the applicant could apply for another 20% reduction if needed as a Mixed Use Parking reduction. He stated that for this to occur, Planning Commission Minutes May 14, 2008 Page 3 staff would have to re -notice to the public and it would require an action in a separate public hearing. Commissioner Multari noted that there were a number of uses allowed in "Exhibit A" in which there would not be enough parking provided in the project. He asked staff how the parking requirement would be tracked for the site. Associate Planner, Brian Leveille noted staff would be reviewing prospective tenants through the business license approval process to verify available parking on the project site. Commissioner Multari asked whether staff believed this was sufficient to ensure available parking. Brian Leveille agreed with Commissioner Multari that certain uses would be constrained at the site because of available parking and responded that the review process to verify parking should be sufficient, but it would be possible to require additional review for all uses that could not be parked based on the one space per 500 square feet calculation. Commr. Ashbaugh, supported an amendment to condition #7 by adding to the end of the second sentence, "...and between this property and the adjacent property." He also supported an amendment to Exhibit A, the Table of Allowed Uses, to change restaurant uses from an allowed use to a use requiring Director's approval due to the particularly high potential parking demand of restaurant uses. On motion by Vice -Chair Ashbauqh Seconded by Commissioner. Gould -Wells recommending approving the mixed-use proiect and 10% shared parking reduction, based on findings, and subject to conditions. The following changes will also be added: amend condition #7 by adding to the end of the second sentence, "...and between this property and the adjacent property" and amend Exhibit A- Uses Allowed to change under `permit requirement' that Land Use for restaurant be changed from A to D. AYES: Commrs. Multari, Gould -Wells, Christianson, Carpenter, Brodie, Vice - Chair Ashbaugh, and Chairperson Stevenson. NOES: None RECUSED: None ABSENT: None The motion carried on a 7 : 0 vote. 3. Orcutt Area Specific Plan and EIR. GP/SP/ER 209-98: Review and discussion of the Orcutt Area Specific Plan and Draft EIR; Barbara Parsons, applicant. (continued from April 23, 2008, meeting) (Michael Codron) Michael Codron, Associate Planner, presented the staff report asking the Commission to receive public comment and provide direction to staff on changes to be incorporated into the first three chapters of the draft.OASP, as follows: 1. Discuss Chapter 2 recommendations based on identification of better wetland mitigation area, and new viewshed information. 2. Direct staff to amend Section 2.5 of the draft OASP based on CHC input. 3. Direct staff to delete Policy 3.2.6 regarding size of R-1 lots. Planning Commission Minutes May 14, 2008 Page 4 4. Direct staff to amend Draft OASP to re -designate approximately 3 acres of `A' Street frontage from R-2 to R-3. 5. Complete review of Chapter 3 beginning with Section 3.3 Affordable Housing. 6. Provide staff direction on 5-28 field trip. He explained that the California Department of Transportation, Division of Aeronautics, has approved the school site, but approval will expire prior to acquisition and development. He stated that City staff and the School District consultant will meet with members of the Airport Land Use Commission individually prior to the June 18 public hearing. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commissioner Multari, Policy 3.2.18 Page 3-3 Mobile Home Parks, recommended taking out the sentence stating that only newly manufactured homes would be allowed in any mobile home park developed on the property. He is also against the staff recommendation to delete Policy 3.3.5. Vice -Chair Ashbaugh, Page 3-7, Item 5, stated he would like to see mobile home parks added to this item. He would like to amend the staff recommendation to allow manufactured houses in any residential zone of the property. Chairperson Stevenson, would like staff to use the correct terminology when referring to manufactured housing developments. He is concerned that it will be too easy for people to build two story homes in sensitive viewshed areas. Commr. Brodie, stated that for consistency purposes, the OASP should include discussion about the Union Pacific Railway Corridor regarding public safety per the DEIR. She also asked for additional discussion to be included in the Specific Plan from the City's Safety Element regarding EMF associated with the transmission lines that cross the Orcutt Area. On motion by Commr. Multari Seconded by Vice -Chair Ashbaugh to agree with staffs recommendations regarding affordable housing with the following changes: Policy 3.3.4 should indicate that the land dedication will not occur later than the second phase: Ff up the loss of attordable housing proposed in other locations within the Orcutt Area AYES: Commrs. Multari, Gould -Wells, Christianson, Carpenter, Brodie, Vice - Chair Ashbaugh, and Chairperson Stevenson. NOES: None Planning Commission Minutes May 14, 2008 Page 5 RECUSED: None ABSENT: None The motion carried on a 7 : 0 vote.. revision of Fig. 2.5, Fig. 2.8, and to adopt two new programs 2.4.1f and 2.4.1% and to have staff to clarify setbacks required by Policy 2.4.1 d. AYES: Commrs. Multari, Gould -Wells, Christianson, Carpenter, Brodie, Vice - Chair Ashbaugh, and Chairperson Stevenson. NOES: None RECUSED: None ABSENT: None The motion carried on a 7 : 0 vote. 28, 2008. AYES: Commrs. Multari, Gould -Wells, Christianson, Carpenter, Brodie, Vice - Chair Ashbaugh, and Chairperson Stevenson. NOES: None RECUSED: None ABSENT: None The motion carried on a 7: 0 vote. The Commission discussed modifying the Specific Plan to redesignate an approximate three -acre area on the east side of "A" Street from R-2 to R-3 so that both sides of the street will be zoned and designed in a consistent manner. The Commission approved the change by consensus. On motion by Commr. Multari Seconded by Commr.. Christianson to reference Safety Element Policy 5.1 and include the EIR discussion on electromagnetic frequencies AYES: Commrs. Multari, Gould -Wells, Christianson, Carpenter, Brodie, Vice - Chair Ashbaugh, and Chairperson Stevenson. NOES: None RECUSED: None ABSENT: None The motion carried on a 7: 0 vote. COMMENT AND DISCUSSION: Planning Commission Minutes May 14, 2008 Page 6 4. Staff A. Agenda Forecast was provided by Michael Codron. 7. Commission A. There was no Commission discussion. ADJOURMENT: The meeting was adjourned at 9:00 pm. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Planning Commission on _May 28th, 2008 Betz v inq Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 28, 2008 ROLL CALL: Present: Commissioners, Amanda Brodie, Diana Gould -Wells, Dan Carpenter, Carlyn Christianson, Chairperson Charles Stevenson, and Vice -Chair John Ashbaugh. Absent: Commr. Multari Staff: Associate Planner Michael Codron, Deputy Director Kim Murry, Community Development Director John Mandeville and Recording Secretary Michelle Lakey 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 14, 2008, were approved as amended. PUBLIC COMMENT: There was no public comment. PUBLIC HEARINGS: 1. Orcutt Area Specific Plan. SP 209-98: Review and discussion of Chapters 4, 5, 6, and 7 of the Public Hearing Draft of the Orcutt Area Specific Plan; Barbara Parsons, applicant. (Michael Codron) Michael Codron, Associate Planner, presented the staff report and recommended that the Commission receive public comment and provide direction to staff on changes to be incorporated into Chapter Four through Chapter Seven of the draft GASP. Staff recommended keeping Industrial Way bike/ped railroad crossing; Modifying Class I path alignment at C Street; Eliminating Class II at traffic circle; and additional recommendations listed in Attachment 2, which are supported by the applicant. He stated that the property owners have requested elimination of the Industrial Way ped/bike bridge requirement. PUBLIC COMMENTS: Andrew Merriam, representative for applicant, regarding Chapter 4, stated that he would like the phrase "...site's agrarian context" from #2 under Architectural Review Commission (background) on page one of the staff report removed. Regarding chapter 5, he explained that the bike path can be re-routed but explained that it was drawn as is to show that a path will connect those two points. Planning Commission Minutes May 28, 2008 Page 2 Jeanne Helphenstine, San Luis Obispo, regarding Chapter 5, does not support the bicycle bridge as part of the OASP. She felt the bike/ped bridge would not be used very much and, therefore, it would not be very cost effective. She explained the owners feel that the bridge would not. be aesthetically pleasing to the neighborhood. Nick Muick, San Luis Obispo, supported the plan and staff's recommendation with one exception. The governing document for bike paths concerned him. He cannot support the red dashed bike path that surrounds his home -site on two sides and terminates near Johnson Avenue. He stated that the red lined bike path is not the appropriate solution in attempting to bring a bike path to Orcutt Road. He suggested B Street as a viable solution where it intersects with Orcutt Road/Tiburon. Steven Boothe, Orcutt Road resident, supported the owners' requests to eliminate the bike/ped bridge. He does not feel it is needed. Garvey Hall, San Luis Obispo, is against having a bike path on his property mainly as a safety issue. From his years of living on the property, he feels that it would be very dangerous to have a path intersecting with Orcutt Road so close to the Johnson/Orcutt intersection. Peggy Mandeville, Public Works Department, stated that she is available for questions as she staffs the BAC. She explained that when the BAC made their decisions on the bike paths that they were made conceptually and that using B Street for a route would be a possibility. She stated the exact alignment of the bike paths would be worked out later. She stated that having the Industrial Way bike/ped bridge would help to eliminate people from trespassing over the train tracks. She referenced the Jennifer Street bridge and stated that there are studies that show it is being used by multiple people everyday. Jean Anderson, member of the BAC, said she did not support the bridge based on the additional information presented during the meeting. She felt some traffic control would need to be in place for a bike lane to intersect with Orcutt Road for safety. There were no further comments made from the public. COMMISSION COMMENTS: Vice -Chair Ashbaugh agreed with Mr. Merriam's comments regarding the statement about "agrarian context." He would like to see the bike path go up B Street. Chairperson Stevenson encouraged staff to put more detail in the OASP to provide more clarity and guidance to designers. He stated there is not enough vision in Chapter 4 for design and the guidelines are inadequate for the R-1 and R-2 areas where very small lots are anticipated. He would like a change to policy 4.5.1f on page 4-11 to replace double -glazed windows with special noise -attenuating windows. He stated he does not want the bike path to exit onto Orcutt Road without a controlled intersection. He would like to see an increased use of alleys to get the parking off of the street in the residential developments. Planning Commission Minutes May 28, 2008 Page 3 Commr. Carpenter explained that he would not like to specify details that would limit the flexibility of the designer. He did not feel the burden of financing the bridge should fall entirely on the developer, because there would be other users. Commr. Christianson concurred with Chairman Stevenson and would like to see more specific design guidelines for the R-1 and R-2 areas. She supported the Industrial Street bike/ped bridge. She suggested that staff conceptually draw the bike path somewhere else that is supported by the property owners. Commr. Brodie said she would like to have more detail about neighborhood design without getting too specific. She supported the Industrial Street bike/ped bridge. She felt. that the bridge would be used by pedestrians and bicyclists. Guidelines: and including the following changes: delete "and R-2" from policy 4.1.1b clarify that porches are encouraged and that entries facing the street are required clarify the term "open fencing' by including a preferred design, include the school in the list of locations appropriate for public art. AYES: Commrs. Gould -Wells, Christianson, Brodie, Ashbaugh, and Stevenson NOES: Commr. Carpenter RECUSED: None ABSENT: Commr. Multari The motion carried on a 5:1 vote. On motion by Vice -Chair Ashbaugh, seconded by Commr. Gould -Wells to approve recommendation #2 in the staff report regarding OASP Chapter 5. AYES: Commrs. Gould -Wells, Carpenter, Christianson, Brodie, Ashbaugh, and Stevenson NOES: None. RECUSED: None ABSENT: Commr. Multari The motion carred on a 6:0 vote. On motion by Commr. Christianson, seconded by Commr. Ashbauoh. to accept staff recommendations 3-11 in the staff report regarding OASP Chapter 5 AYES: Commrs. Gould -Wells, Carpenter, Christianson, Brodie, Ashbaugh, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Multari Planning Commission Minutes May 28, 2008 Page 4 The motion carried on a 6:0 vote. On motion by Chairperson Stevenson, seconded by Commr. Christianson, to add in language in Section 5.3 of the OASP to promote alleyways in residential areas.. AYES: Commrs. Gould -Wells, Carpenter, Christianson, Brodie, Ashbaugh, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Multari The motion carried on a 6:0 vote. a the Uti AYES: Commrs. Gould -Wells, Carpenter, Christianson, Brodie, Ashbaugh, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Multari The motion carried on a 6:0 vote. On motion by Commr. Christianson seconded by Commr. Ashbaugh to accept recommendations 13 & 14 from the staff report regarding Chapter 7. AYES: Commrs. Gould -Wells, Carpenter, Christianson, Brodie, Ashbaugh, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Multari The motion carried on a 6:0 vote. On motion by Commr. Brodie, seconded by Commr. Ashbaugh to accept the applicant's proposed change to E Street from a cul-de-sac to a looped road AYES: Commrs. Gould -Wells, Carpenter, Christianson, Brodie, Ashbaugh, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Multari The motion carried on a 6:0 vote. Planning Commission Minutes May 28, 2008 Page 5 COMMENT AND DISCUSSION: 2. Staff A. Agenda Forecast: Chapter 8 of the OASP will be discussed at the meeting on June 11, 2008. 7. Commission ADJOURMENT: The meeting adjourned at 9:10 pm. Respectfully submitted by Michelle Lakey Recording Secretary SAN LUIS OBISPO PLANNING COMMISSION MINUTES June 25, 2008 ROLL CALL: Present: Commissioners Amanda Brodie, Dan Carpenter, Carlyn Christianson, Diana Gould -Wells, Michael Multari, Vice -Chairperson John Ashbaugh and Chairperson Charles Stevenson Absent: None Staff: Associate Planner Michael Codron, Deputy Director Kim Murry, Assistant City Attorney Christine Dietrick, Finance IT Director Bill Statler, Deputy Director of Public Works Tim Bochum, and Recording Secretary Michelle Lakey ACCEPTANCE OF AGENDA: The agenda was accepted as submitted. MINUTES: The minutes of May 28, 2008, were approved as submitted. PUBLIC COMMENT: Eugene Jud, San Luis Obispo, spoke about a book titled "Transport Revolutions" and how it pertains to oil production and Greenhouse gases. He referenced www.transportrevolutions.info. He hopes that SLO will be a carbon neutral city. There were no further comments made from the public. PUBLIC HEARINGS: 1. Orcutt Area Specific Plan. SP 209-98: Review and discussion of Chapter 8, Public Facilities Financing Plan, and Chapter 9, Implementation, and Appendices of the Public Hearing Draft of the Orcutt Area Specific Plan; Barbara Parsons, Applicant. (Michael Codron) Michael Codron, Associate Planner, presented the staff report, in order to receive public comment and provide direction to staff on changes to be incorporated into Chapter Eight and Chapter Nine of the draft GASP. Bill Statler, Director of Finance/IT, stated that the purpose of the plan is to present possible funding strategies for area -specific infrastructure needs. He explained that the approach is to allocate costs to development in a fair, reasonable manner (per unit), recognizing phasing constraints. He stated that the infrastructure costs for the OASP will be over $22 million. He stated that some other area -specific fees support parks, affordable housing, and specific plan preparation. He described the funding alternatives, including both pay-as-you-go and bond financing. He explained that the fees are comparable with Margarita Are and that the bicycle/pedestrian bridge cost has been allocated to the OASP because if it were not for the Orcutt Area, the bridge would not be constructed. He said that residents in the Orcutt Area, however, will not have to Planning Commission Minutes June 25, 2008 Page 2 pay for the usage of bike facilities, such as the Railroad Safety Trail, in other parts of the City. Tim Bochum, Deputy Director of Public Works, felt that there needs to be a connection between the Orcutt Area and future developments and the bicycle/pedestrian bridge would accomplish that. He stated that staff would be happy to hear ways to lower the cost of a bike/ped bridge overpass from the applicant's representative. PUBLIC COMMENTS: Andrew Merriam, SLO, representing the applicant from the Wallace Group, explained how owners who have dedicated parkland from their property would be compensated. He stated that the land owners still need to discuss financing issues with staff. He stated that the park mitigation fee should be significantly reduced because there are many acres of parkland being dedicated that are not being counted. He stated the land owners do not support a $3.8 million bicycle/pedestrian bridge. He stated that the bicycle/pedestrian bridge is not a wise investment for the City and would not be used very much. He agreed with the opinions given by those from the BAC and Bicycle Coalition but felt that the location is not the best. Mike Cannon, SLO, Cannon Associates, representing the applicant, stated that to pay for the infrastructure, homes need to be sold. He stated there needs to be flexibility in the growth management regulations. He believed the estimated costs are below what the actual costs will be. Phil Gray, SLO, stated that the bicycle/pedestrian bridge will be of little use to those who will live in the Orcutt area. He stated that the per -trip cost over the bridge would be approximately thirteen dollars. He felt that bicyclists would avoid the bridge because of the length of the ramps. David Gray, SLO, encouraged staff to give credits for the creeks and bike paths to the landowners to offset the parkland requirements. He stated that having the $4.8 million fee for the bicycle/pedestrian bridge would work against the goal of having affordable housing. Patti Taylor, a property owner within the Orcutt area, stated her land is not available for assessment districts and will not be a part of a CFD. She does not agree with the City's Public Facilities Financing Plan. She asked staff to present the land owners with another plan. Jeanne Helphenstine, SLO, stated that the original appraisal for the value of the parkland was done by her broker who has over 30 years experience. She felt that the proposed project does seem feasible because the Public Facilities Financing Plan provides a way to fund the needed infrastructure. She stated that the parkland and the school site lie on her property. She stated that she did not support the bicycle/pedestrian bridge. Planning Commission Minutes June 25, 2008 Page 3 Glen Matteson, representing the Bicycle Advisory Committee, stated that the BAC voted unanimously to approve a grade -separated crossing at Industrial Way. He felt that more people would use the proposed bridge than had been stated during public comment. Adam Fukushima, SLO County Bicycle Coalition, SLO, stated that he would like the bicycle/pedestrian bridge to be included in the plan. He stated that having the bridge would give the public the opportunity to exercise and get around on a bike path that would be safer than busy streets. Matt Colonell, SLO, stated that having a bicycle/pedestrian bridge would encourage people to use it more since they would have an option aside from riding on a busy street. Eugene Jud, SLO, stated that the problems with current energy use will change transportation options in the future. He felt that having a bicycle/pedestrian bridge would increase the property value of homes in the Orcutt area because it would provide the residents with more options and access to local shopping centers. Brad Buxton, SLO, supported the connectivity of a bicycle overpass. Kim Snyder, SLO, supported the bicycle/pedestrian bridge. Ritz Colonell, SLO, supported the bicycle/pedestrian bridge. There were no further comments made from the public. The commission took a break from 9:05 p.m. - 9:20 p.m. COMMISSION COMMENTS: Commr. Multari stated that he would like to see a chart with a listing of the projects being proposed in the OASP along with the phase that each project would be completed, the fee, the allocation to the OASP and any other issues that would pertain to the projects. The Commission agreed that such a chart would assist in decision- making on the components of the PFFP. Commr. Carpenter agreed with Mr. Merriam that there were other opportunities to meet the required minimum park acreage and encouraged Mr. Merriam to work closely with Betsy Kiser, Parks and Recreation Dept. Director. He stated that there is an opportunity to provide affordable housing with this project and that the cost of the bridge would only add to the cost of this housing (through fees) thus making it less affordable. He also felt that the proposed bicycle/pedestrian bridge would negatively impact the view shed. He stated Tank Farm and Orcutt provided alternatives for bicyclists to access the area to the west of the railroad tracks. Vice -Chair Ashbaugh assured that nobody should fear debt being added to their property before they are ready to develop. He supported adjusting the parkland Planning Commission Minutes June 25, 2008 Page 4 dedication formula to include the creeks, improved trails and similar accessible open space to lower park mitigation fees, using a formula similar to that employed in the Edna Islay Specific Plan. He felt an under -crossing at Industrial would be used more than a bridge to cross the railroad tracks. He would like staff to evaluate the feasibility of an under=crossing again, particularly if the under crossing could be integrated with a redesign of the nearby detention basin to extend westerly to such an under crossing, adjacent and under the railroad tracks, would make possible the release of useable land to be added to the affordable housing rate. He would like the OASP to include a grade - separated crossing where the bike/ped bridge is currently proposed to be built. Commr. Christianson stated she understands that the Orcutt property owners are shocked by the numbers in the PFFP, but that roads, infrastructure, etc. do cost a lot of money and that various financing options need to be laid out. She agreed with Mr. Merriam about the proposals to lower the park mitigation fees. She felt that a bicycle/pedestrian bridge is appropriate, should be above -ground, and will be utilized more and more in the future; however she supported the possibility of lowering the percentage assigned to Orcutt. She explained that staff and/or the applicant should be able to lower the cost of building the bridge because the Jennifer Street Bridge should not be used as a template or example. Commr. Brodie stated that it would be important to have some education on assessment districts and how grants would play a part in funding OASP infrastructure. She felt that providing for alternative forms of transportation in the future would be - helpful. Commr. Gould agreed with Commr. Multari to have staff present a chart detailing the projects, their fees, phases, and other details to facilitate decision-making. Chairperson Stevenson stated there needs to be flexible growth allocation separate from the limits of the City's Growth Management Regulations. The item was continued after staff indicated that it would meet with area property owners to discuss the costs and develop the requested table of project costs. Another Planning Commission meeting will be scheduled in the future to continue the discussion of Chapter 8 and Chapter 9 of the GASP. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast — Presented by Kim Murry. The next meeting will be July 9, 2008. 3. Commission ADJOURMENT: The meeting was adjourned at 10:10 p.m. Planning Commission Minutes June 25, 2008 Page 5 Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Planning Commission on. inistrative Assistant July 23, 2008 SAN LUIS OBISPO PLANNING COMMISSION MINUTES July 9, 2008 ROLL CALL: Present: Commissioners Amanda Brodie, Dan Carpenter, Carlyn Christianson, Diana Gould -Wells, Michael Multari, and Chairperson Charles Stevenson Absent: Vice -Chairperson John Ashbaugh Staff: Senior Planner Pam Ricci, Deputy Director Doug Davidson, Senior Planner Jeff Hook, and Deputy Director Kim Murry ACCEPTANCE OF AGENDA: The agenda was accepted as submitted. MINUTES: The minutes of June 25, 2008, were continued. Commissioner Carpenter provided his amendments in writing. PUBLIC COMMENT: PUBLIC HEARINGS: 1. 1321 & 1327 Osos Street. ER/TR/GP/R 102-07: Request to amend the General Plan Land Use Element and Zoning maps to reconfigure the boundary between the Medium -High Density Residential and Office designations on the site; a Vesting Tentative Tract Map to divide the site into 6 commercial and 11 residential condominiums; and environmental review of a new mixed-use project located on three properties between Osos and Morro Streets that are currently used as a parking lot; Mission Medical Partners, applicant. (Pam Ricci) Commr. Christianson declared a conflict of interest due to the location of her residence and recused herself from the discussion. Pam Ricci provided the staff report and summarized the background of the proposed zone change. The issues of tandem parking, open space requirements, and affordable housing were highlighted. Chairperson Stevenson clarified the storage requirements and suggested possibly adding a condition of approval. Carol Florence, Oasis Associates, representing the applicant summarized the project and requested approval from the Commission. Jonathan Watts, project architect, reviewed the architectural design and showed other examples of mixed-use projects containing tandem parking. Ed Salas, neighboring resident, was concerned about drainage, fire hydrants, and views. Senior Planner Ricci responded to his concerns by explaining how they were Planning Commission Minutes July 9, 2008 Page 2 addressed by the project design, mitigation measures, or the proposed conditions of approval. Commr. Multari supported the project including the tandem parking and exception to open space standards. He suggested modifying Finding #9 to eliminate the wording about access to Mitchell Park as justification for granting the exception. Chairperson Stevenson supported the project and complemented staff with their creativity and the flexibility employed in reviewing the zoning and development standards. He stated that tandem parking should be considered carefully and offered specific findings to address the subject project, as well as possibly future developments with tandem parking. Commr. Carpenter supported the creative approach to the zoning and also supported the tandem parking concept of the project. On motion by Commr. Multari, seconded by Commr. Gould, the Commission voted 5:0 Tract Map, and Mitigated Negative Declaration. The motion included revising Find #9, adding a Finding on tandem parking, and adding a condition on storage space. 2. Citywide. GPI 49-06: Review Chapters 1 & 2 of the Draft South Broad Street Corridor Plan; City of San Luis Obispo, applicant. (Jeff Hook) Commissioner Brodie declared a conflict of interest due to the location of her place of residence/business and recused herself from the discussion. Jeff Hook provided the staff presentation and summarized the changes made to the draft plan in response to direction from the Planning Commission. He explained the format and organization of the revised plan and summarized the key components. Commissioner questions of staff: Commr. Multari asked if the intent was to show build -to lines and setback areas (as indicated on Figure 2.8) on graphics for every location where dedications are required. Staff answered in the affirmative. Commr. Carpenter requested clarification of connectivity in the plan area and whether there was a possibility to provide circulation between McMillan and Garibaldi or Lawrence. Staff responded with the information that Garibaldi is not a public right-of-way and there are also grade changes and existing development that make connections in this area difficult to achieve. Commr. Carpenter indicated that the Bishop Street overpass is listed in the Circulation Element and there may be a need to provide this improvement to address traffic - concerns and connectivity associated with build -out of the City. He asked whether this plan considered locating the bike/pedestrian overpass with the road overpass rather than having a separate location. Planning Commission Minutes July 9, 2008 Page 3 PUBLIC COMMENT: Tom Swem, 570 Marsh, requested confirmation that the current draft plan did not propose cul-de-sacs for entry streets at the point of intersection with Broad Street. He questioned whether current uses would be able to remain even if the plan did not allow them as new uses. He indicated that if a parking facility was considered necessary to support the 30% reduction in parking proposed in the area, that the property be obtained and developed for such a facility up front so that the development in the area would not occur before the parking facility to support the development. Monte Allen, 2807 Villa Rosa, objected to the proposed parking reduction. He indicated that the businesses located along Broad currently use on -street parking along the entry streets and this further impacts parking availability in the area. He reflected that he was invited to view and comment on the Humbert Street project being proposed by the Housing Authority and objected to the architectural character being proposed by that development in response to the direction in the proposed plan: "funky" isn't appropriate for the neighborhood and a more attractive style is needed. Villa Rosa is a quality development and this style and quality should be reflected in the design of the plan area. He recommends reducing the density of the Housing Authority project and including a bicycle/pedestrian connection across to the park. Leanna O'Daniel indicated she was a member of the Focus Group and encouraged others who might be listening to participate in a community project because she had an impact on two items that have been addressed in the draft plan. She expressed concern that there may be impacts to existing auto -related businesses since they would no longer be allowed uses in the revised plan. She indicated that she is not supportive of corrugated metal siding as a design style for the plan area. Jeff Lambert, 699 Lawrence, a Focus Group member, indicated that the new plan responds to the Planning Commission and Focus Group direction. He stressed the importance of the Focus Group goals that are listed in Chapter 1 of the plan and asked the Planning Commission to keep these goals in mind as the plan is reviewed. In particular, the Focus Group supported cottage industries in the area and felt that an eclectic style was an important part of the neighborhood identity. Public Comment period was closed. The Planning Commission reviewed the Foreward and Chapter 1 and indicated that both contained appropriate information. Chairperson Stevenson requested more visual examples — graphics and photos. Commr. Multari indicated that he supported the current verbiage in this section of the draft plan and indicated that as changes are made to subsequent chapters, slight revisions to these chapters may be needed. Commr. Carpenter was in agreement. Chapter 2 review prompted some questions and discussions about allowed uses in the area. The distinction between the "existing use" zone and the legal non -conforming uses was clarified. Planning Commission Minutes July 9, 2008 Page 4 Commr. Multari indicated that he liked the simplified street hierarchy and requested the graphics to be very clear for zone locations. He had specific comments on Table 2.1: • Outdoor Building materials — should be subject to a director's approval rather than allowed without review. • General Retail Uses between 15,000 sf — 45,000 sf should be allowed with a director's approval along Broad Street. • Service Stations should be subject to a use permit or director's approval at the least. • Medical service — should be a director's approval in order to evaluate potential conflicts in uses. • Extended care— should not be prohibited but should be evaluated through a director's approval process. • Catering Service — this should be allowed as a type of cottage industry. Evaluate whether a director's approval should be required or whether it can be allowed by right. • Public Safety facilities should be allowed in Public Facilities zones. • Notes for Table 2.1 should only reference zones and uses that exist in the Table. The Commission agreed with this direction. Commr. Multari questioned how the reciprocal parking arrangement described in section 2.8.6.1 will be implemented. He recommended that any place where shared parking or access courts are expected to occur need to be reflected in mapped illustrations to ensure developers know what dedications will be required. He supports flexibility to allow for waiver of the mapped access drives if access has been provided in another location that serves the same function. Commr. Multari also supported the approach that allows residential uses on the ground floor with 9,000 sq ft of site as proposed by staff rather than 'h acre of site as previously directed by the Commission. Chairperson Stevenson indicated support of 30% parking reduction without the need for additional requirements. He agreed to reiterate his comments when the Commission considers Chapter 3 of the draft plan where parking is addressed. No further direction was provided by the Commission. The item was continued to the July 23rd meeting. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast — staff provided a brief update. 4. Commission Commr. Multari provided copies of the progress report on Sustainability for Cal Poly Planning Commission Minutes July 9, 2008 Page 5 \ Facilities and Operations and summarized some of the programs the University is implementing to become more sustainable including decreasing traffic, increasing use of solar power, more efficient use of water, and reducing solid waste by 70%. ADJOURNMENT The meeting was adjourned at 9:15 p.m. Approved by the Planning Commission on _July 23, 2008 Ryan K. Betz rdministrative Supervising Assistant C�` SAN LUIS OBISPO PLANNING COMMISSION MINUTES July 23, 2008 ROLL CALL: Present: Commissioners, Diana Gould, Dan Carpenter, Michael Multari, Vice - Chair John Ashbaugh, and Chairperson Chuck Stevenson Absent: Commissioners Christianson and Brodie Staff: Deputy Director of Community Development Doug Davidson, Senior Planner Jeff Hook, Planning Technician James David, Code Enforcement Officer Gene Gailey, and Recording Secretary Michelle Lakey ACCEPTANCE OF AGENDA: The agenda was accepted as submitted. MINUTES: The minutes of June 25 & July 9, 2008, were approved as amended. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. 128 Twin Ridge Drive. A 6-08: Appeal of the Hearing Officer's decision to deny the request for a 0 -foot setback exception for a deck in the rear and side yards; R -1 -PD zone; Mason Medizade, applicant. (James David) James David, Planning Technician, presented the staff report, recommending the Commission adopt the attached resolution (see staff report) denying the appeal and uphold the Hearing Officer's action based on findings. He explained various code violations at this property. He stated that the deck does not qualify for a setback exception and the site circumstances do not support a variance. He explained that the deck design does not respect site constraints such as ground slope. He stated that adjacent neighbors have submitted written and verbal complaints about setback encroachment, privacy, and pool equipment screening. Gene Gailey, Code Enforcement. Officer, explained the history of code violations on this property and the interactions with the owner of the property. Mason Medizade, property owner, stated he did not agree with the dates that were stated by Gene Gailey as to when calls were made and letters were sent out to him by the City. He asked that the Planning Commission review his previous testimony. He alleged that the City knew about his deck and retaining wall before the construction started and their first letter arrived in July 2007. He stated that the construction began in December 2006 for earthquake repairs that were needed. He explained that the Planning Commission Minutes July 23, 2008 Page 2 initial complaint was about the side fencing only. He stated that the Planning Office advised him to apply for a 0 -foot setback exception and felt that they knew it would not go through. He is disappointed that the City Planning Division advised him to do this when it could never be approved. He felt that the City did not fairly consider his permit request. He stated that the earthquake repairs were needed because concrete slabs around the pool had started to separate. He stated that the barbed wire is at the property line and his retaining wall is on his property. He felt that any changes that will have to take place will not be his fault. He felt any repairs to his property did not require a permit. PUBLIC COMMENTS: Helen Sipsas, San Luis Obispo, felt the deck impedes on her family's property. She stated that Mr. Medizade pushed the barbed wire fence back to build his retaining wall where he wanted. She disagreed that the cows in the open space behind the property are a problem. She stated she informed the property owner before July 2007 that he would need a permit for the project and that building into the City's open space would be a problem, and Mr. Medizade's response was that it would not be a problem and no one would care about it. She supports staffs recommendation. Bert Forbes, San Luis Obispo, stated that the deck does not bother him because his landscaping blocks his view of it. He stated that he does not like the noise of the pool equipment but that the owner has stated he would cover it up. He stated that at the edge of his property is an iron stake that he has always known to mark his property line and that it meets right up with the barbed wire. He stated that the Commission should not rely on the property lines drawn on the picture presented by Staff. He sent a letter to the City saying he was fine with the property owner's construction of his deck and retaining wall. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Multari felt that the property line issue on the City's open space should have been explained more in the staff report. He is troubled most by this case that the applicant did not get permits for this project. He understood that repairs to earthquake damage were needed but that permits were needed to complete the repairs desired by the applicant. He is not flexible with the fact that permits were not obtained and codes were violated. Commr. Gould felt that the applicant should have applied for a building permit and that lack of knowledge on these issues should not be a reason that the Planning Commission grants him the appeal. She stated that staff should work with the applicant in achieving compliance on these issues. She felt that a plan of action that works on staffs end and on the property owner's end should be figured out. Planning Commission Minutes July 23, 2008 Page 3 Commr. Carpenter felt that paying to have the property line surveyed at this time is not needed since there are so many other violations. He felt this is in complete disregard to the City's policies. He supported staffs recommendation. He felt that staff has followed procedures correctly. Vice -Chair Ashbaugh felt the retaining wall and any of Mr. Medizade's construction projects that encroach onto City's open space should be removed. Chairperson Stevenson does not accept Mr. Medizade's assertion that staff withheld information. He agreed with Mr. Gailey's statements about contacting the property owner. Directional Item #4 has been changed by Staff to say: "You may install a fence on the rear yard property line up to 6 feet from adjacent grade to help mitigate animal intruders." On motion by Commr. Carpenter, seconded by Vice -Chair Ashbaugh, to deny the appeal and uphold the Hearing Officer's action based on findings. AYES: Commrs. Carpenter, Ashbaugh, Multari, Gould, and Stevenson NOES: None RECUSED: None ABSENT: Commrs. Brodie and Christianson The motion carried on a 5:0 vote. AYES: Commrs. Carpenter, Ashbaugh, Multari, Gould, and Stevenson NOES: None RECUSED: None ABSENT: Commrs. Brodie and Christianson The motion carried on a 5:0 vote. 2. 1310 Foothill Boulevard. TR/GP/R 200-07: Vesting Tentative Tract Map and rezoning from medium-high density residential (R-3) to high-density residential (R-4) to accommodate a new 16 -unit project; R-3 zone; SLO Investments, applicant. (continued to August 13, 2008, meeting) (Phil Dunsmore) The Commission unanimously agreed to continue this item to the August 13 meeting. 3. Citywide. GPI 49-06: Review of the Draft South Broad Street Corridor Plan; City of J San Luis Obispo, applicant. (Continued from July 9, 2008, meeting) (Jeff Hook) Planning Commission Minutes July 23, 2008 Page 4 Jeff Hook, Senior Planner, presented the staff report, continuing the review of the revised Draft Plan with staff updates and input received since the previous Planning Commission hearing. No final action is anticipated at this evening's meeting. The meeting's purposes are to continue discussion of the revised Draft Plan, to provide an opportunity for questions, and to get Commission direction on necessary changes or additions to Chapters 3 and 4. Commissioners should bring their staff report with copy of the draft plan from the July 9th hearing. He reviewed Chapters 3 and 4 with the Commission. He stated that the Architectural Review Commission (ARC) has not reviewed form -based codes yet. He stated that the Draft Traffic Analysis is due this month/early next, and the environmental review is pending traffic analysis. He explained that engineering studies are being done on cost of "mission -critical" public infrastructure and on identifying optimum location for pedestrian/bicycle bridge over the railroad. Staff recommends the Planning Commission continue the item to its August 27th meeting for review of Chapters 5 and 6. He stated that another focus group meeting will most likely convene the beginning of August to update area residents, businesses, and property owners. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS:. Commr. Multari felt that the eight building type standards are mostly the same and do not need to be written out each time. On p. 43, "Building Envelope Standards," he stated in subtitle 3.4.1.2 should not have the word "shall" in the statement but should be a general principle. On subtitle 3.6 p. 46, he felt the building setbacks are reasonable. He felt that on subtitle 3.6.1.3.2 some flexibility of corner cutoffs should be allowed. He is concerned that some of the specifications listed in the plan are adding costs that do not make the esthetic value cost effective. He felt that subtitle 3.6.1.7.2 should have the word "shall" replaced with "should" to provide for some more flexibility. Chairperson Stevenson would like to see more pictures and would like them to be larger. He felt the Planning Commission should defer to the ARC for ideas on street trees and street light styles. The Commission took a break from 9:30 p.m. - 9:35 p.m. On motion by Commr. Multari, seconded by Vice -Chair Ashbaugh, to continue the item to its August 27, 2008, meeting for review of Chapters 5 and 6. The motion carried unanimously. COMMENT AND DISCUSSION: 4. Staff Planning Commission Minutes July 23, 2008 Page 5 A. Agenda Forecast: Presented by Doug Davidson 5. Commission ADJOURMENT: The meeting adjourned at 9:45 p.m. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Planning Commission on August 13, 2008 Ryan K. J Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES August 13, 2008 ROLL CALL: Present: Commissioners Amanda Brodie, Dan Carpenter, Carlyn Christianson, Diana Gould, Michael Multari, Vice -Chairperson John Ashbaugh, and Chairperson Charles Stevenson Absent: None Staff: Deputy Director of Community Development Doug Davidson, Associate Planner Phil Dunsmore, and Planning Technician James David ACCEPTANCE OF AGENDA: The agenda was accepted as submitted. MINUTES: The minutes of July 23, 2008, were approved with Commission comment to ensure that the motions are indicated on continued items. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. City-wide. GPI 47-08: Development of Night Sky Ordinance to mitigate light pollution at night; City of San Luis Obispo, applicant. (James David) James David, Planning Technician, presented the staff report, recommending the Commission adopt the resolution implementing a night sky ordinance. Staff explained that the night sky ordinance is a response to General Plan Policy in the Conservation and Open Space Element (9.1.6), and City Council objectives adopted in the 2007-09 Financial Plan. Staff elaborated that the ordinance would reduce light pollution, light trespass, and unnecessary illumination, which will help preserve nighttime views of stars. Proposed regulations include downward facing light fixtures, shielding and recessing light sources, reducing unnecessary illumination, and turning off lights that are nonessential for security after business hours. PUBLIC COMMENTS: Mike Baron, San Luis Obispo, asked how the ordinance would affect landscape accent lighting of trees. There were no further comments made from the public. Planning Commission Minutes August 13, 2008 Page 2 COMMISSION COMMENTS: Commr. Multari commended staff on the intent of the ordinance but had some concerns about the logic and formatting of the language. He felt the ordinance jumbled together standards for commercial and residential lighting. Multari said the language was confusing and suggested that the Commission consider continuing the item to a date certain for additional research and formatting. He suggested that the Commission form a subcommittee, including himself, to help staff edit the document. Multari questioned design standards, operational standards, illumination thresholds, and whether to exempt residential porch lights. Commr. Brodie had similar questions as Multari but also asked about restaurant outdoor seating and temporary holiday lighting. Commr. Christianson said she generally supports the ordinance, but has concerns about the report's format regarding residential and commercial regulations. She discussed the section on the effects of glare on your private property and exemption for public facilities. Commr. Carpener appreciated Commr. Multari's comments. He motioned to continue. Vice -Chair Ashbaugh discussed how the ordinance would address billboard lighting, and if SLO Film Festival's search lights would be prohibited. He felt the ordinance was a good step in the right direction and that enforcement should have a logical format and be easy to implement. Chairperson Stevenson expressed concern about large retail parking lots and if they could switch off their center lights sometimes as not necessary. On motion by Commr. Carpenter, seconded by Commr. Brodie to continue the item to a date certain (09/27/08) and form a subcommittee consisting of Commrs Multari and Ashbaugh. AYES: Commrs. Carpenter, Brodie, Ashbaugh, Christianson, Multari, Gould, and Stevenson NOES: None RECUSED: None ABSENT: None The motion carried on a 7:0 vote. 2. 108 through 190 Crandall Avenue and 1304 through 1476 Foothill Boulevard. TR/GP/R 200-07: Vesting Tentative Tract Map and rezoning from medium-high density residential (R-3) to high-density residential (R-4) to accommodate a new 16 -unit project at 1310 Foothill; R-3 zone; SLO Investments, applicant. (Continued from July 23, 2008, meeting) (Phil Dunsmore). Planning Commission Minutes August 13, 2008 Page 3 Phil Dunsmore, Associate Planner, presented the staff report, recommending the Commission adopt a resolution recommending approval of the General Plan amendment and rezone, tentative tract map and Mitigated Negative Declaration to the City Council. PUBLIC COMMENTS: Carol Florence, the project applicant, spoke in support of the rezoning and tract map request. Mike Peachey, the representative for the "Front Porch" project east of the project site, spoke in support of the rezoning. He also offered a pedestrian connection to Cal Poly through their property and said he would work with the applicants. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Christianson confirmed with staff that the project is requesting no exceptions from City Standards. She questioned the proposed pedestrian access through to Cal Poly. She also commented on the affordable housing plan and applicability of the Green Build checklist. Commr. Brodie questioned the accessible pedestrian path and parking. Following a brief discussion among the commission that focused on the question of neighborhood connectivity, Commr. Ashbaugh motioned to recommend approval of the access upon concurrence with Cal Poly and/or the neighboring property to the east (Front. Porch). The motion passed on a unanimous vote (6-0, Multari stepped down due to a potential conflict of interest). W1 AYES: Commrs. Ashbaugh, Christianson, Brodie, Gould, Carpenter, and Stevenson NOES: None RECUSED: Commr. Multari ABSENT: None COMMENT AND DISCUSSION: 3. Staff Planning Commission Minutes August 13, 2008 Page 4 0 A. Agenda Forecast: Presented by Doug Davidson 5. Commission ADJOURMENT: The meeting adjourned at 8:15 p.m. Approved by the Planning Commission on August 27, 2008 Ryan etz U Supelvising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES August 27, 2008 ROLL CALL: Present: Commissioners Amanda Brodie, Dan Carpenter, Carlyn Christianson, Diana Gould, Michael Multari, Vice -Chairperson John Ashbaugh, and Chairperson Charles Stevenson Absent: None Staff: Deputy Director Doug Davidson, Senior Planner Jeff Hook, Senior Planner Pam Ricci, Associate Planner Brian Leveille, Natural Resources Manager Neil Havlik, Deputy Director Kim Murry, and Recording Secretary Michelle Lakey ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: The minutes of August 13, 2008, were approved as submitted. PUBLIC COMMENT: Shawn McNabb, San Luis Obispo, stated that the 300 Lawrence Drive PD plans were changed without review. He stated that there is encroachment into the open space. He stated that the approved plans are not being followed. He provided the Commission with photos of the site. He stated that trees have been damaged by the contractor. He hoped that the Planning Commission (PC) could place this item on their next agenda to provide direction to staff to stop construction and look over the plans to see if the plans are being followed. Dan Caldon, San Luis Obispo, discussed 300 Lawrence Drive PD. He provided the Commission with a copy of a letter he wrote to the Fire Marshal. He stated that the City is in violation of the City's municipal code. He asked that the project be resubmitted to the PC to be re -approved. He stated that there have been major plan changes to this location, including encroachment, overlook issues, and cul-de-sac issues. He felt there should be no exceptions to the safety that the PC and City Council need to provide for the city. Deannie Marcotte, San Luis Obispo, She agreed with Mr. McNabb and Caldon regarding 300 Lawrence Drive PD. There were no further public comments. PUBLIC HEARINGS: 1. 2238 Broad Street. R/U 70-08: Request to add the mixed-use overlay zoning to the site's existing Neighborhood -Commercial and Service -Commercial zoning designations and consideration of an Addendum to update the previously -adopted Planning Commission Minutes August 27, 2008 Page 2 Mitigated Negative Declaration; and request for a use permit to allow a mixed-use project, including exceptions for building height and a side yard setback, and a 30% shared and mixed-use parking reduction; C -N -H zone; Rick Moses, applicant. (Continued to September 10, 2008) (Pam Ricci) The item was continued to September 10, 2008, to allow staff additional time to prepare the staff report. 2. Stenner Ranch Easements. GPC 100-08; General Plan Consistency for: 1) Sale of City property with retention of conservation easement; and 2) Acquisition of conservation easement of Stenner Ranch; City of San Luis Obispo, applicant. (Nei! Havlik) Neil Havlik, Natural Resources Manager, presented the staff report, recommending the Commission determine, and report to the City Council, that the proposed transactions are consistent with the General Plan. He explained that the transactions will secure full City ownership of the Bowden Ranch open space, permanently protect 838 acres of land in Stenner Ranch, and will, as part of the sale of the adjacent city -owned lot, encumber a majority of that site with a conservation easement. He explained the mechanics of the series of land transactions and indicated that the City will transfer the easement to the Land Conservancy. He stated that the Stenner Ranch owners (the Glick family) have had an interest in acquiring the surplus City property across from the Stenner Ranch. He further explained that the easement restricts development on the 838 -acre property to four home sites plus limited agricultural uses: only one of the home sites would be permitted on the hill above the railroad tracks. In response to a Commissioner's question, Mr. Havlik responded that the proposed easement does not restrict the size of the home permitted on each of the home sites. He stated that the Bowden Ranch transactions were found consistent by the Commission in 2005. In response to another Commissioner's question, staff responded that a restriction prohibiting wood -cutting on the property could be considered as part of the agreement. He stated there is a well- established and used trail on adjacent. City -owned property and, therefore, no trails or public access was pursued as part of the agreement for this property. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Chairperson Stevenson expressed concern about the amount of development that would still be allowed under the conservation easement and stated that restrictions on the size of the homes, the amount of grading, and accessory uses should be included in the agreement. He expressed disappointment that the transaction did not include plans to provide connection to other trails. Chairperson Stevenson indicated that the transaction did not seem to capture enough benefit to the City as presented thus far. Planning Commission Minutes August 27, 2008 Page 3 Commr. Multari felt that the proposed transactions are consistent with the General Plan. He stated that the action needed by the Planning Commission is a finding of conformity with the General Plan and the decision of whether the transaction is a "good deal" for the City is not within the Planning Commission's purview — it is up to the City Council to decide if the transaction has merit. He felt that restrictions should be added to the agreement to not allow secondary dwellings on the four home sites. Dr. Havlik responded that such restrictions were intended and would be clarified in the agreement. Commr. Brodie shared some of Chairperson Stevenson's concerns about the restrictions on allowed buildings on the home sites and the lack of trails on the easement. Vice -Chairperson Ashbaugh indicated he would like to see the terms of the easement. He would like staff to add a restriction on wood -cutting to the easement. He felt staff made a good decision in limiting the number of homes that are allowed to be built above the railroad tracks to one. He felt it is a good overall transaction. Commr. Christianson agreed with sentiments expressed by Commmr. Multari. On motion by Vice -Chair Ashbauqh, seconded by Commissioner Gould. the Plannin Commission voted to adopt the staff recommendation and report to the City Council that the proposed transactions are consistent with the General Plan. AYES: Commrs. Multari, Gould, Brodie, Carpenter, Christianson, and Vice -Chair Ashbaugh. NOES: Chairperson Stevenson RECUSED: None ABSENT: None The motion carried on a 6:1 vote. 3. 730 & 748 Foothill Blvd. TR 108-07: Tentative tract map and environmental review for six airspace condo units with requests to allow the trash enclosure within street yard setback and to allow portions of covered porches within part of the Foothill Blvd. setback area; R-4 zone; Foothill Courtyard LLC, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report recommending the Commission adopt a resolution recommending approval of the condominium tract map and Negative Declaration to the City Council. He explained there are currently two existing structures built in 1949. He explained that the project was reviewed by the ARC on January 28, 2008, and by the PC on February 13, 2008. He explained the PC continued the item for applicant to address issue areas: setbacks, fence height exception, trash and recycling, and circulation and driveways. He stated that Staff finds the proposed project to be consistent with General Plan Policy LU 2.210, LU 2.4.8, HE 3.13.1 Planning Commission Minutes August 27, 2008 Page 4 Ryan Perron, San Luis Obispo, applicant, noted he had withdrawn the request for the front yard setback exception for the main buildings and the previously -requested fence height exception. He stated that the trash enclosures have been designed per City standards and were approved by Ron Munds on August 19, 2008. He stated that he currently exceeds the required total open space and private open space requirements and the deviation from the common open space is minor. He stated that two garage spaces were widened to increase maneuvering of vehicles. PUBLIC COMMENTS: Brian Roberts, San Luis Obispo, felt that the architecture of the condominiums is nice and improves the surrounding neighborhood. Ryan Eads, San Luis Obispo, approved of the proposed project and felt that it would add to the neighborhood. Ian LeMay, San Luis Obispo, stated that finding housing within walking distance to Cal Poly has been difficult. He felt that housing developments such as the proposed project are important and would like the PC to approve it. Josh Pickles, San Luis Obispo, stated that finding affordable housing for students has been very difficult. He approved of the proposed project. There were no further comments made from the public. COMMISSION COMMENTS: Vice -Chair Ashbaugh felt that this is a well designed project. Commr. Multari appreciated the work by staff and the applicant to address the concems the PC brought up earlier in the year. Commr. Gould felt that the applicant did a great job addressing the concerns of the PC. On motion by Commr. Multari, seconded by Commr. Carpenter, to adopt a resolution recommending approval of the condominium tract map and Negative Declaration to the City Council. AYES: Commrs. Multari, Gould, Brodie, Carpenter, Christianson, Vice -Chair Ashbaugh, and Chairperson Stevenson. NOES: None RECUSED: None ABSENT: None The motion carried on a 7:0 vote. Commr. Brodie recused herself from item #4 and was absent for the remainder of the meeting. Planning Commission Minutes August 27, 2008 Page 5 4. Citywide. GPI 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. (Jeff Hook) Jeff Hook, Senior Planner, presented the staff report, recommending the Commission review Chapter 5, Architectural Standards, and continue discussion of the Draft Plan to the Commission's October 22, 2008, meeting. No final action is anticipated at this evening's meeting. The meeting's purposes are to continue discussion of the revised Draft Plan, to provide an opportunity for questions, and to get Commission direction on necessary changes or additions. He provided the PC with the comments made by the ARC. He summarized the changes to the draft plan and explained that eight building types are included as part of the form -based codes for the area as well as differentiated street types. He further explained that the Cultural Heritage Committee nominated twelve properties for possible historic designation; three of which are already listed as contributing properties on the List of Historic Resources. He stated that there is a proposed bicycle/pedestrian bridge over the railroad tracks along a Village Court connecting to Sinsheimer park/school. He provided the PC with a graphic showing three options for location of the bridge - all of which are estimated to cost around $1 million. He explained that there will be another six to eight months of public review of the plan and environmental document, and the traffic study is expected in late September. The plan changes will most likely trigger an EIR and the public process will include continued PC and ARC review, continued Focus Group participation and Council action tentatively slated for Winter 2009. He explained that the proposed Village at Broad Street project would fit in well with the South Broad Street Corridor plan. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Christianson did not feel that the ARC's direction to use "real" rather than "faux" exterior building materials was a meaningful distinction and could add to the cost of construction in the area. She stated she would like staff to include direction in the plan of what "Historical Designation" for the 12 properties under consideration by the CHC would mean for future developers — if designation would preclude demolition, it needs to be plainly stated in the plan. She felt the costs of the proposed bicycle/pedestrian bridge are reasonable and would like to see them used as estimates for the Orcutt Area Specific Plan bike/ped bridge. Chairperson Stevenson agreed with Commr. Christianson about "real" rather than "faux" exterior building materials in regard to the ARC's comments. He indicated that the ARC needs to be specific about the intent of the regulations. He further expressed that many of the newer products (such as Hardy Plank, etc.) are indistinguishable from their original counterparts and should be allowed to be used. Planning Commission Minutes August 27, 2008 Page 6 Commr. Carpenter agreed with Commr. Christianson about "real" rather than "faux" exterior building materials in regard to the ARC's comments. He supported Option A for the bicycle/pedestrian bridge location as the best option. Commr. Multari felt that staff should be careful in designating "shalls" and "shoulds" in the plan to be clear where design flexibility is appropriate and where standards are mandatory. On motion by Commr Christianson, seconded by Commr Carpenter, to continue the item to the October 22, 2008, regular meeting. AYES: Commrs. Multari, Gould, Carpenter, Christianson, Vice -Chair Ashbaugh, and Chairperson Stevenson NOES: None RECUSED: Commr. Brodie ABSENT: None The motion carried on a 6:0 vote. COMMENT AND DISCUSSION: 5. Staff a. Agenda Forecast — Kim Murry provided a forecast of upcoming meetings. She stated that the only item agendized for the next meeting, September 10, 2008, is the Village at Broad Street. 6. Commission a. Commr. Multari moved, seconded by Vice -Chair Ashbaugh, to add an item to the agenda for the September 10, 2008, meeting to discuss the Council's decision to allow applicants to proceed with annexation outside of the Land Use Element Update Process. AYES: Commrs. Multari, Gould, Christianson, Vice -Chair Ashbaugh, and Chairperson Stevenson. NOES: Commr. Carpenter RECUSED: None ABSENT: Commr. Brodie The motion carried on a 5:1 vote. ADJOURMENT: The meeting was adjourned at 9:25 p.m. Respectfully submitted by Michelle Lakey Recording Secretary Planning Commission Minutes August 27, 2008 Page 7 Approved by the Planning Commission on _September 10, 2008 Ryan K. P,6tz Supervislhg Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES September 10, 2008 ROLL CALL: Present: Commissioners Michael Multari, Amanda Brodie, Dan Carpenter, Carlyn Christianson, Vice -Chairperson John Ashbaugh, Chairperson Charles Stevenson Absent: Commr. Diana Gould Staff: Associate Planner Pam Ricci, Deputy Community Development Director Doug Davidson, and Recording Secretary Janet Miller ACCEPTANCE OF AGENDA: The Public Comment and Commission Discussion items were taken in advance of the Public Hearing. MINUTES: The minutes of August 27, 2008, were approved as amended. PUBLIC COMMENT: Dan Caldon noted concerns with the 300 Lawrence Drive project plans in terms of the structural integrity of the retaining wall, encroachment onto his property, and required public improvements. He suggested that changes to plans that have occurred are not minor and that the project should be put back on a future agenda for discussion. Shawn McNabb expressed concerns with the same project mostly focused on the required public improvements. PUBLIC HEARINGS: 2238 Broad Street. R/U 70-08: Request to add the mixed-use overlay zoning to the site's existing Neighborhood -Commercial and Service -Commercial zoning designations and consideration of an Addendum to update the previously -adopted Mitigated Negative Declaration; and request for a use permit to allow a mixed-use project, including exceptions for building height and a side yard setback, and a 30% shared and mixed-use parking reduction; C -N -H, C -S -H, and C -S -S -H zones; Rick Moses applicant (Continued from August 27, 2008, meeting) (Pam Ricci) Chairperson Stevenson recused himself from the meeting due to a potential conflict of interest because he owned property within 500 feet of the project site. Pam Ricci, Senior Planner, presented the staff report, recommending approval of the project. She provided information on the site's context, the Commission's purview, a summary of the current project, an overview of the differences between the current and previously -approved project, and the project's relationship to the South Broad Street Corridor Plan. She also noted that if the Commission supported the addition of four units to Buildings C & D, then Condition 11 should be added, which calls for the details Planning Commission Minutes September 10, 2008 Page 2 of the needed changes to elevations to accommodate the additional units to be U approved by the ARC. PUBLIC COMMENTS: Rick Moses, applicant, thanked staff for their work on the project and noted the applicant team's outreach efforts to gain public input on the design prior to project hearings. He mentioned that the Mixed -Use overlay zoning was requested to allow Building E to be taller to accommodate more residential units in the project. Debbie Rudd, RRM Design Group, displayed a pedestrian shed map to illustrate how the project would be neighborhood serving and encourage people to walk or ride bicycles to the site. She discussed highlights of the new project design including how the new main street opens up views into the project from Broad Street, the additional brick work in buildings, and goals to obtain a LEED neighborhood development certification. She mentioned that the residential units would be apartments rather than condos, and that the project would contain a variety of amenities including convenient bike parking/lockers, a pool, and a common recreation building. She summarized the various street and circulation improvements proposed as part of the project and noted that the project would bring new energy to the neighborhood. Jeff Dillon, RRM Design Group, provided an overview on the project building design and discussed the concept of adding some residential units to Buildings C & D. He noted how Building E, the Signature building, incorporated design elements from the former Roundhouse. He concluded by showing a three-dimensional fly -through video of the project. Dan Kallal, San Luis Obispo, noted that he was part of the South Broad Street Corridor focus group and supported the project. He mentioned that the project would encourage people to walk and bike to the site and that the 30% parking reduction was warranted because of this. Shawn McNabb, San Luis Obispo, noted that he was part of the South Broad Street Corridor focus group, and supported the project. He appreciated the proposed "flexible" spaces in the units along Emily Street that could accommodate a mix of living and work areas, the provision of new workforce housing, and the pedestrian orientation of the development. Nathan White, San Luis Obispo, noted his excitement about the project as a resident in the area. He stated that housing should be provided in close proximity to commercial spaces in the urban core. Ian Anderson, San Luis Obispo, noted his support for the project. He felt that the mixed-use design and location near the core of the city would reduce traffic generation and that the height exception and parking reduction were warranted. Planning Commission Minutes September 10, 2008 Page 3 William Byars, San Luis Obispo, noted that he was the President of Villa Rosa — Homeowners Association and also part of the South Broad Street Corridor focus group and strongly supported the project. He felt that the mixed-use character of the project would add life to the site and the area and that the project was a flagship for the corridor plan that would set a high standard for future development. Rodger Maggio, Fire Marshal, mentioned that property line openings proposed would need to comply with applicable building codes. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Multari asked staff to clarify in general where the parking to serve residential and commercial uses were provided on the site, which Pam Ricci pointed out on the site plan noting that all of the residential units had designated parking. He expressed concern that there be turnaround areas provided to the parking lot in the southeast comer of the property where there were dead -ends and suggested that refinements to the design be made to the approval of the ARC. He also asked staff to summarize the pros and cons to the proposal to have two driveways onto Broad Street. Pam Ricci noted that the two driveways help to enhance circulation through the project and give drivers additional choices. She noted that concerns with having a second driveway were addressed through improvements to the design of the driveway entry to improve safety and properly direct drivers. Commr. Brodie inquired about how parking would be allocated among the commercial uses including restaurants on site and clarification regarding the bus stop design. Pam Ricci noted that the commercial parking was still somewhat speculative as specific tenants were not yet known. She pointed out that the required amount of parking could vary significantly depending on the range of uses ultimately established at the site. She noted that Condition No. 8 mandated that a running total of the project's parking requirements be maintained for the Community Development Director's review to assure that adequate parking is maintained. Commr. Christianson asked staff to comment on the impacts of the project on view corridors. Pam Ricci responded that the new design improved on this because of the angled and more open configuration of the front commercial buildings. Vice Chairperson Ashbaugh asked staff to verify that follow-up documents included the revised number of residential units proposed and discussed the coding and limitations of exhibit A and B. Planning Commission Minutes September 10, 2008 Page 4 Addendum proposed to update the previously -approved Mitigated Negative Declaration ' based on findings. AYES: Commrs. Christianson, Carpenter, Multari, Brodie, and Ashbaugh NOES: None RECUSED: Commr. Stevenson ABSENT: Commr. Gould The motion carried on a 5:0 vote. 2. Staff a. Agenda Forecast — Doug Davidson provided an agenda forecast. 3. Commission a. Discussion of the City Council's decision to allow owners in the area bounded by Foothill and Los Osos Valley Road to proceed with an annexation application separately from the Land Use Element Update process. Commissioner Multari expressed his concern that the annexation request was presented to Council without Planning Commission input. He offered a written statement to the Commission containing language to send to the Council and asked the other Commissioners for feedback. The Commission discussed the issue and, on a 5:1 vote (Commissioner Carpenter dissenting), moved to send a letter to Council requesting initiation of the community involvement process related to the General Plan update as soon as possible to coordinate the community planning process with this private request to pursue a general plan amendment and annexation through a future application to the City. ADJOURMENT: The meeting was adjourned at 9:21 p.m. Respectfully submitted by Janet Miller Recording Secretary Approved by the Planning Commission on _October 8, 2008 Ryan Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES October 8, 2008 ROLL CALL: Present: Commissioners Diana Gould, Dan Carpenter, Michael Multari, Amanda Brodie, Carlyn Christianson, Vice -Chair John Ashbaugh, and Chairperson Chuck Stevenson Absent: None Staff: Deputy Directors of Community Development Kim Murry and Doug Davidson, Deputy Director of Public Works Tim Bochum, and Recording Secretary Janet Miller ACCEPTANCE OF AGENDA: The Presentation item was taken in advance of the Public Hearing item. MINUTES: The minutes of September 10, 2008, were approved as amended. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. City-wide. GPA 120-08: Housing Element Update Work Program; City of San Luis Obispo — Community Development Department, applicant. (Kim Murry) Kim Murry, Deputy Director, presented the staff report, recommending the Commission adopt the draft work scope for a City -initiated update of the Housing Element of the General Plan. Staff stated that the City's General Plan Housing Element was last updated in 2004 and that by state law, the City of San Luis Obispo has until August 31, 2009, to adopt a revised housing element in order to respond to the Regional Housing Needs Allocation (RHNA). Staff presented an outline of the topics and tasks that must be included in the update process. The process will involve Commission and staff effort over the next 10 months in addition to public outreach and involvement. The work plan follows an outline provided by the California Department of Housing and Community Development (HCD). HCD reviews city and county housing elements for completeness and consistency with state law. Commr. Stevenson indicated he would like to see the program implementation analysis shown in a tabular form that would facilitate evaluation of percent that are complete. For future efforts, he suggested development of programs that are measurable and definitive to enhance clarity and ability to measure progress. Commr. Multari asked about the dynamics of the housing provided on the Cal Poly campus. Staff responded that some housing "credit" had been acknowledged for the Planning Commission Minutes October 8, 2008 Page 2 City RHNA by HCD for units on the Cal Poly campus during the last Housing Element update. Commr. Ashbaugh asked about the timing of the allocation and how the update to the element will be consistent with the other elements, primarily the Circulation and Land Use Elements, in the areas of larger land use, zoning, and density. He also asked that City -owned land be evaluated in the land inventory. Staff responded that follow-up amendments may be needed and that all land is included in the inventory analysis of available land. Commr. Brodie asked about the cost of the update. Staff indicated that the update will be handled by current staff with the additional help of three student volunteers. If changes are made that require advanced fiscal evaluation, staff will need to request funds for that work. Commr. Gould asked about the student housing and homeless shelter. Public Comments: Jerry Rioux, Executive Director Housing Trust Fund, supported that the update to the housing element as an important task. Mr. Rioux submitted a letter detailing specific recommendations for the update including: revisions to how residential density is calculated; inclusion of an apartment -only zone that allows higher densities and open parking; encouraging Single Room Occupancy type developments; charging lower development impact fees for smaller units; and encouraging "green" housing developments. The Commissioners expressed appreciation and support for Mr. Rioux's comments. There were no further comments made from the public. Commission Comments: On motion by Vice Chair A Commission approved the worl AYES: Commrs. Multari, Stevenson NOES: None RECUSED: None ABSENT: None Gould, Brodie, Christianson, Carpenter, Ashbaugh, and The motion carried on a 7:0 vote. PRESENTATION Planning Commission Minutes October 8, 2008 Page 3 2. San Luis Obispo Chamber of Commerce presentation regarding appearance of Downtown. (David Garth) David Garth, President of the San Luis Obispo Chamber of Commerce, provided a presentation on the current appearance of the Downtown. Mr. Garth discussed the importance of the appearance and infrastructure in the Downtown, its affects on tourism and economic development, and ability to compete for retail sales. Mr. Garth provided examples of clean and vibrant downtown areas of cities both in San Luis Obispo County and cities outside the county. The presentation highlighted concerns about the San Luis Obispo downtown area and focused on the following needs: on-going cleanliness and maintenance of the mission sidewalks; installation and maintenance of the trees and tree wells; a coordinated signage program; installation of way -finding signs; replacement of the large Ficus trees with trees that have a more appropriate scale; coordinated/more attractive news racks; better functioning trash containers; pedestrian lights; sign pole maintenance; overall cleanliness of the downtown; and appearance enhancements such as flower boxes, banners, and interpretive signs for historic buildings. Chairperson Stevenson thanked Mr. Garth and expressed agreement on the need for uniform and attractive signage. He stated that public improvements should be reviewed by the Architectural Review Commission for consistency with an overall plan. The trees should be to scale, appropriate to surroundings, and well maintained. In many communities there is a downtown defined district which allows for promotion of flower boxes. He further stated that there is a tree replacement program for the Downtown. He suggested that a Business Improvement District could be a possible source of funds. Pedestrian lighting should be considered, as some sections of streets are darker. Commr. Carpenter asked if gumball alley was an attraction or nuisance. Mr. Garth indicated that the Chamber does not have an official position. Commr. Ashbaugh thanked Mr. Garth and indicated that prioritizing and directing our resources for the various issues will be important to achieve the greatest return. Replacing aging infrastructure is a main focus. Signage should have a historical focus. Commr. Christianson thanked Mr. Garth and agreed that the Downtown has deteriorated over the last couple of years. She indicated that rather than it being a budget issue, it needs a different approach to use the funds available. She expressed that maintenance of the downtown is the City's responsibility and not the Chamber of Commerce or Downtown Association's responsibility. Trash collection should be addressed. She asked Mr. Garth if the unreinforced building retrofitting has contributed to the deteriorating appearance of downtown. Mr. Garth stated that he did not believe SO. Commr. Multari thanked Mr. Garth and stated that a property -based assessment for improvement of the downtown would be an undue imposition for the downtown businesses due to the cost of retrofitting in addition to a weak economy. Commr. Multari observed that other downtowns do not carry the same amount of traffic as Higuera Street with three lanes of traffic down the City's "main street." He asked if Mr. Planning Commission Minutes October 8, 2008 Page 4 Garth thought it would be effective to close Higuera to cars and redirect traffic. Mr. Garth answered that experience has shown that complete closure of streets to car traffic has not been successful but that reducing the number of car lanes and widening sidewalks for pedestrians and outdoor dining opportunities is effective. However, this would require educating the public on the change. Commr. Multari felt that care needs to be taken with replacing trees as it has a large impact on the ambiance of downtown. Commr. Gould thanked Mr. Garth for the presentation and agreed with his points. Commr. Brodie thanked Mr. Garth for the presentation and agreed that appearance has diminished in the downtown and agreed with concerns about cleanliness, trees, and signage inconsistency issues. Commr. Brodie asked Mr. Garth to specify his top two priorities. Mr. Garth responded that augmenting the budget for regular steam -cleaning of the sidewalks and sandblasting and powder -coating the poles would be his top two priorities. No action was required for this item. The Planning Commission thanked Mr. Garth for the presentation. COMMENT AND DISCUSSION 3. Staff a. Budget Goals Kim Murry, Deputy Director, provided a staff presentation and report of the upcoming financial planning effort for the 2009-2011 budget and indicated that Advisory Body goal -setting is an important piece of this process. Staff provided the Commission with a status update of their recommended goals from the 2007-2009 budget and indicated several options to consider in their deliberations for a 2009-2011 goal of updating the Land Use and Circulation Elements. Deputy Director Murry and Public Works Deputy Director Bochum responded to questions from the Commission. Land Use/Circulation Element update Option 1 includes the full process of updating both the Land Use and Circulation elements. The process and estimated cost of $1.4 million dollars was presented to the City Council during a study session on August 19, 2008. Option 2 includes providing an update of the Circulation Element by itself. The process would include update of the traffic model to be a forecasting model. The estimated cost of this option would be approximately $700,000. Option 3 includes doing an update of the Circulation Element as well as a focused update of the Land Use element to address only certain topics such as the sphere of influence areas and updating for completed programs. Commission Comments: Planning Commission Minutes October 8, 2008 Page 5 Commr. Multari clarified questions of costs listed in the report and asked about the value of a forecast traffic model if changes in land use are not known. Staff responded that the traffic model needs to be updated so that a multi -modal split is incorporated into the model. Commr. Multari stated he has grave concerns about the current financial crisis and would like the Commission to think strategically. He recommended the Planning Commission goals focus on Housing Element implementation with a focus on affordable housing; visioning for the sphere of influence areas; Downtown planning and implementation strategy and design; Homeless services; and maintaining public safety levels such as graffiti removal and gang intervention. Commrs. Brodie and Carpenter agreed with Cmmr. Multari's views. Vice Chair Ashbaugh felt there was an obligation to involve the public with the visioning process and to update Land Use and Circulation elements. He indicated that the Commission should focus on planning goals rather than be concerned about the financial situation because it is the Council's responsibility to balance goals with the fiscal reality. Vice Chair Ashbaugh called for a motion of Option #3 of the land use. The motion died for lack of a second. Commr. Ashbaugh questioned the forecast model cost. Staff indicated that consultants are preparing the current update of the model and that approach would most likely be taken for creation of the forecast. Chairperson Stevenson supports downtown design implementation and surgical look at the Land Use Element. Commr. Multari wants to see implementation and is concerned that the economy will result in more homelessness. In setting priorities, homeless and public safety programs retain more priority than updating the Land Use Element. Vice Chair Ashbaugh thought a renewed focus on downtown and systematic public improvement strategy is needed. Commr. Brodie focused on fiscal responsibility and indicated the importance of maintenance improvements downtown to improve vitality. Public Safety should be stressed. Planning ahead for Homeless Programs as this is a pressing issue with economic times. Commr. Christianson was in agreement regarding downtown and homeless programs but not in consensus with public safety and Land Use Element's sphere of influence approach. Goals of Planning Commission for 2009-2011 Planning Commission Minutes October 8, 2008 Page 6 is On motion by Vice Chair Ashbaugh, seconded by Commr. Multari, to adopt this as a goal for 2009-2011. AYES: Commrs. Multari, Gould, Brodie, Christianson, Carpenter, Ashbaugh, and Stevenson NOES: None RECUSED: None ABSENT: None The motion carried on a 7:0 vote. 2. Implement Housing Element programs with an emphasis on homeless services and affordable housing production. AYES: Commrs. Multari, Gould, Brodie, Christianson, Carpenter, Ashbaugh, and Stevenson NOES: None RECUSED: None ABSENT: None The motion carried on a 7:0 vote. 3. Conduct a limited update of the Land Use and Circulation Elements focusing on the public input aspect of the sphere of influence areas and using in-house staff and other methods to minimize the associated costs of the effort. T AYES: Commrs. Multari, Gould, Brodie, Christianson, Carpenter, Ashbaugh, and Stevenson NOES: None RECUSED: None ABSENT: None The motion carried on a 7:0 vote. 4. Update the circulation model currentiv in development to be a forecast circulation model. On motion by Commr Multari, seconded by Vice -Chair Ashbaugh to adopt this as a goal for 2009-2011. Planning Commission Minutes October 8, 2008 Page 7 AYES: Commrs. Gould, Christianson, Ashbaugh, and Stevenson NOES: Commrs. Multari, Brodie, and Carpenter RECUSED: None ABSENT: None The motion carried on a 4:3 vote. b. Staff requested a volunteer to serve on a parking committee to evaluate the parking fund and parking structure and other needs. Commissioner Multari volunteered to serve on the parking committee. c. Deputy Director Davidson provided a forecast of the October 22, 2008, Planning Commission meeting. 4. Commission Commr. Christianson indicated that although her term expires in March 2009, she will most likely be leaving the Commission in January 2009 and expressed appreciation for completion of the Commission's goal to conduct a photographic baseline survey of the hillsides. ADJOURMENT: The meeting adjourned at 9:45 p.m. Respectfully submitted by Janet Miller Recording Secretary Approved by the Planning Commission on _October 22, 2008 Ryan KJ Setz " v Superyfsing Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES �October 22, 2008 ROLL CALL: Present: Commissioners Michael Multari, Amanda Brodie, Dan Carpenter, Vice - Chairperson John Ashbaugh, and Chairperson Charles Stevenson. Absent: Commissioner Carlyn Christianson Staff: Associate Planner Tyler Corey, Associate Planner Phil Dunsmore, and Recording Secretary Janet Miller ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: The minutes of October 8, 2008, were approved as submitted. PUBLIC COMMENT: There was no public comment PUBLIC HEARINGS: 1. 143, 151, and 163 Suburban Road. TRIER 74-07: Environmental review and tentative tract map to create 23 commercial lots with exceptions; M -SP zone; Roland Ball Trust, applicant (Tyler Corey) Tyler Corey, Associate Planner, presented the staff report, recommending approval of the tentative tract map and mitigated negative declaration of environmental impact to City Council, based on findings and subject to conditions and code requirements. Chair Stevenson questioned the smaller lot size proposed with the subdivision. Stephen Dorsi, project applicant, clarified that the purpose for the smaller commercial lots was to fill a market need in the City that would allow small local businesses to be able to purchase lots and construct buildings that meet their specific needs. If larger lots were needed, prospective buyers could purchase 2 or more of the parcels. Commr. Ashbaugh asked whether architectural guidelines could be developed and approved for the project to streamline the architectural review process for subsequent development. Mr. Corey replied that architectural guidelines could be reviewed and approved by the ARC for the entire tract, which could streamline the design review process for those projects found to be consistent with the approved architectural guidelines. Planning Commission Minutes October 22, 2008 Page 2 PUBLIC COMMENT: There were no comments made from the public. COMMISSION COMMENTS: On a motion by Commissioner Ashbaugh, seconded by Commissioner Gould, the Commission voted 6:0 to recommend approval of the tentative tract map and mitigated negative declaration of environmental impact, based on findings and subject to conditions and code requirements. AYES: Commrs. Multari, Gould, Brodie, Carpenter, Stevenson, and Ashbaugh NOES: None RECUSED: None ABSENT: Commr. Christianson The motion carried on a 6:0 vote. 2. 1010 Broad Street. U 111-02: To allow new art center building in S -overlay zone within downtown Historic District; SLO art Center, Attn: Karen Kile, Applicant (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending the Planning Commission adopt the resolution, recommending the City Council deny the use permit based on findings and subject to conditions. Staff stated that the design of the proposed new building is the key issue of the review process. Staff stated that the design of the proposed art center building must be evaluated for consistency with applicable City policies, ordinances, and guidelines. Staff further explained the role of City staff and the advisory bodies was to determine and make recommendations on whether proposed development is consistent with the City's policies, ordinances, and guidelines, not what 'good' design is. Bruce Fraser, applicant, stated that he took strong exception to the staff report and findings. He stated that this is a unique facility with a unique mission, and that it is setting a precedent for the downtown. Wayne Barcelon, Barcelon Jang Architects, San Francisco, stated that the scale of building is fluid in regard to the uses of the center and that the circulation patterns are designed to engage the public. He further stated that the setting of the community, beyond the adjacent buildings, was considered in design. Commr. Brodie questioned the choice of stone. Mr. Barcelon stated the darker stone is textured, that the upper level stone is smooth, and it was designed to reduce the mass of the building. Chair Stevenson requested the building's height be addressed. Mr. Barcelona stated the elevation specifications of each side of the building. Planning Commission Minutes October 22, 2008 Page 3 Commr. Ashbaugh asked to address ARC condition 3 from the July meeting. Mr. Barcelon stated that there were no changes. Mr. Fraser confirmed that no changes had been made to the design. Commr. Ashbaugh addressed the human scale experience. Commr. Carpenter asked if it was still staffs position that the ARC's requests to change the building design had not been met. Mr. Dunsmore stated that it had not been met. PUBLIC COMMENTS: Jack Biesek, San Luis Obispo, supported the project. He stated it is a unique, thoughtful, breath of fresh air in change of style. Bob Seeley, San Luis Obispo, supported the project and stated that it inspires creative ideas. Diane Blakeslee Brocato, San Luis Obispo, supported the project. Chuck Crotser, San Luis Obispo, supported the project. He stated that institutional buildings deserve a different point of view and that this building meets the City's policies and guidelines. He further stated he would like to continue to see this building proceed in discussion. Joanne Beaule Ruggles, San Luis Obispo, supported the project. Supported the modem architecture and said that all buildings were modem in their time. Robert Reynolds, San Luis Obispo, supported the project. Dave Hennings, San Luis Obispo, agreed with staff. He stated that the design is too dated and was concerned with the comer's proximity to the street. Karen Kile, Director of the Art Center, supported the project. She also stated that staff has a bias on the project. Commr. Ashbaugh asked where the Center would be located while construction was underway. Ms. Kile replied that plans and contingencies were in place. Joseph L. Timmons, Board of Directors for the Art Center, supported the project. He stated that the staff reports were misrepresenting. Muara Johnston, San Luis Obispo, supported the project. She stated that the use of the building is critical and requires a visually -creative space. Ken Schwartz, San Luis Obispo, supported the project. He stated the project embodies the downtown concept plan. It is a fine building, not one change is required. Space is important focus. Business community recognizes cultural activity. Planning Commission Minutes October 22, 2008 Page 4 COMMISSION COMMENTS: Chairperson Stevenson thanked staff for their presentation and reiterated that staff evaluates projects within the City's policies and requirements. Chair Stevenson stated that staff does not have bias towards the project. Chairperson Stevenson supported the use permit and an iconic building at this site. He was concerned that the stone material is too light. He also expressed concern with the proposed solid wall and the entries to the building. Commr. Multari thanked staff for their analysis. He stated the building height was acceptable for its location. He reiterated staff's position that urban space is the focus of the Commission, not architecture. He felt that he could make the findings for approval for the project as presented. Commr. Gould did not support staff's recommendation. She supported the architectural style and stated that it meets the City's downtown concept plan. Commr. Brodie thanked staff for their presentation. She voiced concern that the ARC recommendations have not been met. She was further concerned with the mass of the building and the choice of color for the stone. She stated that there was a missed opportunity to have a view of Cerro San Luis. She stated that use of the project was appropriate. Commr. Carpenter thanked staff for their presentation. He stated that he supports this project. He further stated that the Mission is the cornerstone of the downtown and that the proposed project's form follows function of the area. The education and display are compatible and complementary and that the ARC will follow the use permit requirements. Commr. Ashbaugh stated that he had no objection to contemporary design. He was concerned with the process in relation to setting a precedent for future projects in the area. He expressed concern with the lack of attention to pedestrian circulation on Broad and Monterey. He made a motion to return the item to the Planning Commission with input from the ARC. Commr. Multari questioned the return time line for the issues discussed tonight by the Commission. Staff replied that it would take three or four months. Potentially, January for ARC with Planning Commission following. Chairperson Stevenson suggested the item return to the ARC when the previous requirements were met. He further stated the desire to see (1) pedestrian experience (2) building materials -texture and color of walls. Chair Stevenson seconded motion for approval. He was disappointed there were no changes in response to the ARC issues. Planning Commission Minutes October 22, 2008 Page 5 The motion failed in a 3:3 vote. After considerable discussion, Cmmr. Multari stated that he felt that a compromise would not be reached this evening. He said that he would support a motion to approve subject to conditions in order to move the project on to the City Council who could decide if further design changes were warranted, but not because he could not make the findings for approval of the project as submitted. On a motion by Commr. Multari, seconded by Commr. Ashbaugh, to forward the item to the City Council for approval subject to conditions. The conditions included a requirement for additional architectural review to address the Broad and Monterey Street elevations. More specifically, the condition requires a greater variety in building color and texture on the street elevations and requires that the pedestrian scale be enhanced for the street sides of the building. AYES: Comm.rs. Multari, Gould, Stevenson, and Ashbaugh NOES: Commrs. Brodie and Carpenter RECUSED: None ABSENT: Commr. Christianson The motion carried on a 4:2 vote ADJOURMENT: The meeting was adjourned at 10:45 p.m. Respectfully submitted by Janet Miller Recording Secretary Approved by the Planning Commission on _November 19, 2008 SAN LUIS OBISPO PLANNING COMMISSION MINUTES November 5, 2008 Oath of Office: Audrey Hooper swore in the new Planning Commissioner, Airlin Singewald ROLL CALL: Present: Commissioners Amanda Brodie, Dan Carpenter, Carlyn Christianson, Michael Multari, Airlin Singewald, Vice -Chairperson John Ashbaugh, and Chairperson Charles Stevenson. Absent: None Staff: Associate Planner Brian Leveille and Deputy Director Doug Davidson ACCEPTANCE OF AGENDA: Agenda was accepted as presented. PUBLIC COMMENT: There was no public comment PUBLIC HEARINGS: 1977 Santa Barbara Avenue. U 118-08: Request to allow a Mixed -Use project in the Service Commercial zone; C -S -H zone; Quaglino Properties LLC. Applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending approval of the mixed-use project, based on findings and subject to conditions. The recommendation included minor revisions to the findings and conditions. Commissioner Christianson questioned the use permit process and allowable uses. Commissioner Multari questioned how the open space and restaurant parking requirements were met in the project design. He also wondered why the Commission was not presented with the subdivision application and thought that there was more going on with this project than the Commission was looking at in the plans. Commissioner Ashbaugh supports the mixed-use project. He also had questions on the parking and, specifically, the loading requirements. Chairperson Stevenson had concerns over the project's compatibility with the Railroad District Plan. Commissioner Brodie questioned if the project's Santa Barbara Street driveway at the center of the project was limited to right turns only for cars leaving the project. Commissioner Carpenter had questions about the compatibility of uses, both external Planning Commission Minutes November 5, 2008 Page 2 and internal to the project. Public Comment Matt Quaglino, applicant, addressed the Commission's questions. Kim Hatch, project architect, discussed the project's architectural compatibility with the neighborhood. Associate Planner Leveille answered the Commission's questions on parking, loading, and land use compatibility. Deputy Director Davidson confirmed the review process, environmental determination, and applicability of the subdivision process. Commission Comment Commissioner Christianson moved the item based on staff recommended findings and conditions revised in the Resolution as follows: 1) Revise Section 1 to revise the Environmental Determination consistent with the staff report as an exempt project. 2) Add a O finding that the project is consistent with the Railroad District Plan. 3) Revise condition #5 to allow the proposed restaurant to operate from 8 a.m. to 10 P.M. Commissioner Ashbaugh seconded the motion adding the condition that restaurants become a "D" on the land use chart required a Director's use permit instead of an allowed use. Commissioner Multari supported the mixed-use concept at this location but thought that there was too much development proposed for this site. On motion by Commr. Christianson seconded by Commr. Ashbaugh the Planning Commission approved the mixed-use project with the recommended changes to the Resolution. AYES: Commrs. Singewald, Brodie, Carpenter, Christianson, Stevenson, and Ashbaugh NOES: Commr. Multari RECUSED: None ABSENT: None The motion carried on a 6:1 vote. Chairperson Stevenson made an additional motion for suggestions on design changes to Planning Commission Minutes November 5, 2008 Page 3 the ARC as follows: The building design should be historical in nature with more attention paid to the storefront, entry, and windows. The proposed aluminum storefront is too modern for the railroad district. Appropriate building materials, such as corrugated metal siding, should be incorporated. Reflective paint should be avoided. Likewise, some proposed roof features, such as the barrel roof elements, are not appropriate in the location and should be reconsidered for something more "main street." Commissioner Multari believed this was too much architectural detail for the Planning Commission. On motion by Chairperson Stevenson, seconded by Commissioner Christianson, the Planning Commission forwarded the recommendation for design suggestions to the ARC. AYES: Commrs. Singewald, Brodie, Carpenter, Christianson, Stevenson, and Ashbaugh NOES: Commr. Multari RECUSED: None ABSENT: None The motion carried on a 6:1 vote. COMMENT AND DISCUSSION: 1. Staff a. Agenda Forecast Deputy Director Doug Davidson provided the agenda forecast. 2. Commission Commissioner Brodie then announced her resignation from the Commission effective immediately. She stated she has new opportunities in life to pursue and thanked the Commission for their support. ADJOURMENT: The meeting was adjourned at 8:20 p.m. Respectfully submitted by Doug Davidson Recording Secretary Planning Commission Minutes November 5, 2008 Page 4 Approved by the Planning Commission on _November 19, 2008 SAN LUIS OBISPO PLANNING COMMISSION MINUTES November 19, 2008 ROLL CALL: Present: Commissioners, Carlyn Christianson, Michael Multari, Arlin Singewald, Vice -Chair John Ashbaugh, and Chairperson Chuck Stevenson, Absent: None Vacant Positions: Two Staff: Deputy Community Development Director Doug Davidson, Assistant Planner James David, and Recording Secretary Janet Miller ACCEPTANCE OF AGENDA: The agenda was accepted as presented. MINUTES: The minutes of October 22, 2008, were approved as amended by Commr. Multari, addressed on pages 4 & 5. The minutes of November 5, 2008, were approved. PUBLIC COMMENT: There were no comments made from the public. PUBLIC HEARINGS: 1. City-wide. GPI 47-08: Review of a draft Night Sky Ordinance to mitigate light pollution at night; City of San Luis Obispo, applicant. (James David) James David, Assistant Planner, presented the staff report. Staff focused on the definition of the term Night Sky, illumination thresholds, billboard requirements, design standards, and how to make the ordinance an efficient and enforceable planning tool. Chairperson Stevenson asked for further clarification regarding a temporary light permit. Commr. Christianson asked for further information concerning foot-candle measurements and lighting height. Commr. Multari asked for focus on exemption C8 subject to Architectural Review. How much does review cost. Staff replied $1012. He suggested making accent lighting subject to Director's approval. Planning Commission Minutes November 19, 2008 Page 2 Commr. Ashbaugh asked for clarity on exemption item C; Holiday lighting. Temporary lighting, 31d item was omitted in draft and would like to know rational. Staff replied that the subcommittee had recommended the omission. Commr. Singewald asked about local government regulations of lighting referencing SBSX (CA. Energy Standards Statewide, energy efficiency and consumption). Staff replied that regulation was being addressed in the Conservation and Open Space Element of the General Plan. PUBLIC COMMENTS: Steve Shinn, San Francisco, representing CBS Outdoor. He provided testimony and a letter concerning retrofit of upward -facing sign lighting for billboards. Mr. Shinn is working toward upgrading all CBS billboard lighting fixtures statewide to comply with Assembly Bill 32 greenhouse gas emission standards. COMMISSION COMMENTS: Commr. Ashbaugh asked if Mr. Shinn knew the wattage of billboard lighting fixtures in foot-candles. He also asked about digital signage used in Los Angeles. Chairperson Stevenson asked how many signs Mr. Shinn represented. Mr. Shinn replied that they operated 25 signs with 13 illuminated. Top lit to a bottom lit could change the conformity status. Mr. Shinn does not want to lose grandfather status. Chairperson Stevenson noted that current sign requirements discuss hours of operation and asked if text definitions were listed. Chairperson Stevenson presented a possible purpose statement for the night sky ordinance. He specified that the statement should also be linked to the Conservation and Open Space Element, and that he would leave it to staff to craft language. He also suggested whether the applicability of the ordinance should include new uses, building and additions, non -conforming uses or structures, and city street lights. He would like the ordinance to contain stronger language and definitions as a guide. Commr. Ashbaugh supports the proposed purpose statement except for item 4, which deals with non -conforming lighting. He commented that it is already covered in the Zoning regulations. He also asked if we are trying to cover signs as well as illumination. He crafted an exemption for billboards saying that none of the existing un -illuminated signs could be illuminated but current illuminated signs could be modified to promote energy efficiency. Commr. Christianson said modernization should be under Director's discretion of existing sign light. She supports repair of existing signs with up-to-date technology that minimizes greenhouse gas emissions but does not specify one type of lighting. Commr. Ashbaugh moved for approval of resolution with the findings contained in the draft with 2 changes: (1) add purpose statements omitting #4 (Chairperson Stevenson's handout to staff); (2) add an exemption #9 for existing advertising signage saying that it Planning Commission Minutes November 19, 2008 Page 3 may be upgraded subject to Director's approval to improve efficiency and eliminate light pollution. Commr. Multari agreed with Commr. Ashbaugh but stated language should be existing illumination of outdoor signs upgraded in order to reduce light pollution or increase efficiency provided level of illumination is not increased, and subject to Director's approval. Chairperson Stevenson asked if C1 had been reviewed by ARC. Commr. Multari refocused on staff approval and what going through the process of review will cost. Commr. Multari stated that he is comfortable with the staff findings for neon lighting. Chairperson Stevenson referred to item 3D adding wording on temporary lighting. He wants to amend the ordinance to include a light pollution definition, such as "Night sky glow caused by scattering artificial light in the atmosphere." There were no further comments made from the public. On motion by Vice -Chair Ashbaugh, seconded by Commr. Multari, the Commission voted 5:0 to approve the ordinance with two changes to the text: (1) add a purpose statement omitting #4 (Chairperson Stevenson's handout to staff); (2) add an exemption for #9 existing advertising signs saying that they may be upgraded subject to Director's approval to improve efficiency and eliminate pollution. AYES: Commissioners Carlyn Christianson, Michael Multari, Airlin Singewald, Vice -Chair John Ashbaugh, and Chairperson Chuck Stevenson, NOES: None RECUSED: None ABSENT: None The motion carried on a 5:0 vote. 2. Staff A. Agenda Forecast: Deputy Director Davidson provided the forecast and stated that the next regularly -scheduled meeting of December 3`d is cancelled. 3. Commission Council -elect Ashbaugh thanked the Commission and said he looked forward to working with all of them as a City Councilmember. ADJOURMENT: The meeting adjourned at 8:30 p.m. Planning Commission Minutes November 19, 2008 Page 4 Respectfully submitted by Janet Miller Recording Secretary Approved by the Planning Commission on _December 17, 2008 Ryan ng Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES December 17, 2008 CALL TO ORDERIPLEDGE OF ALLEGIANCE OATH OF OFFICE: City Clerk Audrey Hooper administered the oath of office to newly -appointed Commissioners Michael Boswell, Michael Draze, and Eric Meyer ROLL CALL: Present: Commissioners Michael Boswell, Carlyn Christianson, Michael Draze, Eric Meyer, Airlin Singewald, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: None Staff: Deputy Community Director Doug Davidson, Associate Planner Phil Dunsmore, Associate Planner Brian Leveille, Housing Programs Manager Michael Codron, and Recording Secretary Janet Miller ELECTION: Commissioner Multari was unanimously selected to be Vice - Chairperson. ACCEPTANCE OF THE AGENDA: The agenda was accepted as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 43 Prado Road. MOD 150-08: Modification to existing Day Center use permit to allow opening during nighttime hours for inclement weather; PF zone; EOC — Biz Steinberg, applicant. (Doug Davidson) Doug Davidson, Deputy Community Director, presented the staff report, recommending to adopt the Planning Commission resolution, approving a modification to the Prado Day Center use permit to allow 24-hour access during times of extreme cold and rainy weather based on findings and subject to conditions, which he outlined. Vice -Chair Multari questioned where the 32 degree threshold would be measured. Staff replied in the City of San Luis Obispo. He questioned if there should be more flexibility to the threshold level. Planning Commission Minutes December 17, 2008 Page 2 Commr. Singewald questioned if the threshold could be made more flexible. Staff and the applicant were open to Commr. Singewald and Vice -Chair Multari's change in temperature threshold. Commr. Meyer agreed with Vice -Chair Multari and Commr. Singewald regarding more flexible hours for the shelter. Commr. Singewald questioned who would enforce the measurement. Staff replied that the Shelter would handle enforcement. Commr. Draze questioned if there was a capacity for the building. Staff replied that Center staff would monitor the capacity and that no changing in occupancy would occur. Commr. Boswell questioned if the initial use permit established the hours of operation. Staff replied that the use permit had been modified a couple of times over the years. Staff suggested that a 40 degree threshold be set. PUBLIC COMMENTS: Dee Torres, EOC Director of the Prado Day Center, stated that the 32 degree threshold was set to initiate the program for both staff and funding reasons. Chuck Crotser, EOC Board member, was there to support the project and thanked the staff for the presentation. He requested the threshold be at EOC discretion. Michael Codron, Housing Programs Manager, stated that flexibility of the threshold would be an option open to the applicant to follow at their discretion. There were no further comments made from the public. COMMISSION COMMENTS: There were no comments made from the Commission. On motion by Vice -Chair. Multari, seconded by Commr. Singewald, to adopt Planning Commission resolution approving a modification to the Prado Day Center use permit to allow 24-hour access during times of inclement weather. Condition #1 was modified to eliminate specific weather conditions (i.e. 32 degrees and rainy weather). Condition #3 was modified to be consistent. AYES: Commrs. Boswell, Christianson, Draze, Meyer, Singewald, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. Planning Commission Minutes December 17, 2008 Page 3 2. 2959 and 2989 Broad Street. U 139-08; Review of mixed-use residential - commercial project with setback exceptions and a parking reduction in the C -S -S zone; Westpac- Hamish Marshall, applicant (Phil Dunsmore) Philip Dunsmore, Associate Planner, presented the staff report, recommending to adopt the attached Planning Commission resolution allowing approval of the mixed-use project and parking reduction subject to findings and conditions which he outlined. He suggested that a condition be added for a noise disclaimer for the residential area. He also recommended not including 8 spaces below residential units within the parking reduction request. Chairperson Stevenson was concerned for the lack of ground level private outdoor space for residential. For that reason, he noted that more useable private outdoor space could be provided on the second floor deck by increasing their depth from 4 feet to 6 feet. This would allow space for a small table and chairs with room to move around comfortably. Commr... Singewald questioned how the applicant intended to meet affordable housing requirements. Staff replied that the applicant was paying the in -lieu fees. Commr. Draze commented on the potential for the adjacent business, Alpha Fire, to generate significant early morning noise. He would like to see a condition added to make sure that all tenants are aware of the noise potential. Commr. Boswell questioned if the applicant had applied for a master use project. Staff replied that, although it had been touched on in the report, staff did not know of future uses for the site and recommended that a Master Use Permit not be granted at this time. PUBLIC COMMENTS: Carol Florence, applicant representative, supported the staffs recommendation. She also supported Chairperson Stevenson's notification of a noise disclaimer to renters. George Garcia, architect of the project, addressed the Commissioners' parking questions. The 30% parking reduction is agreeable and applicant would be willing to work with staff on this issue. Mr. Garcia stated this project was designed to meet the City's codes. He noted that the eight spaces at the back were intended to be tenant, visitor, and commercial although not specifically designated as such. Mr. Garcia referred to the roof form and material that would be uniform for this project. Frank Rheinisch, San Luis Obispo, owner of Alpha Fire, stated that he had concerns that his business is too noisy for residential units and proximity of the new project to the property line. There were no further comments made from the public. Planning Commission Minutes December 17, 2008 Page 4 COMMISSION COMMENTS: Vice -Chair Multari asked for clarification on the office use. Staff provided clarification on the office use for the project. Chairperson Stevenson stated that the elementary school site shown on the proposed plan should continue to be supported at that location. He asked if the School District is continuing to support that location. Mr. Stevenson encouraged staff to attend the upcoming School Board meeting when this was to be discussed to voicecontinued support of the recommended location. Mr. Stevenson asked if the school site was in a designated flight plan zone. Mr. Stevenson also asked for information about how proposed Regional Water Control Board staff changes to rules on storm water retention might negatively affect the proposed plan. Staff responded that they were working with the RWQCB and the project engineer on this issue. Commr. Boswell supported the parking reduction. He also suggested providing guidance in the form of a recommendation to the ARC concerning deck depth. There were no further comments made from the Commission. On a motion by Commr. Boswell, seconded by Vice -Chair Multari, to adopt the Planning Commission resolution allowing approval of the mixed-use project and parking reduction subject to findings and conditions. The motion would have the addition of a condition to require a noise disclaimer for residential units. The motion would also have direction to be provided to the ARC for larger decks. AYES: Commrs. Boswell, Christianson, Draze, Meyer, Singewald, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. DISCUSSION ITEM: 3. Orcutt Area. GP/SP/ER 209-98: Update on the processing of the Orcutt Area Specific Plan and EIR; Barbara Parsons, applicant (Michael Codron) Michael Codron, presented the staff report. There was no action recommended or required of the Planning Commission during this discussion item. Mr. Codron's report noted findings and conditions, which he outlined. Planning Commission Minutes December 17, 2008 Page 5 - Chairperson Stevenson noted that the school site in location to the plan should be noted. He asked if the School District would be a part of the project and have indicated support. Staff replied that they would be a part of future planning development. Chairperson Stevenson asked if this project was in a flight -plan zone. He asked for information on storm drainage issues for project. Commr. Boswell noted concern for high density and LID's referencing Emeryville. PUBLIC COMMENTS: Andrew Merriman, San Luis Obispo, supported this project. He expressed concern for the high density and LTD's. There were no further comments made from the public. COMMISSION COMMENTS: No motion was made as this was a discussion item for the evening.. COMMENT AND DISCUSSION: 4. Staff a. Agenda Forecast — Deputy Director Davidson wished the Commission a happy holidays and thanked Commissioner Christianson for all her years of service. 5. Commission a. Commissioner Christianson thanked her fellow Commissioners and staff for their work with her over her tenure. ADJOURMENT: The meeting was adjourned at 9:05 p.m. Respectfully submitted by Janet Miller Recording Secretary Approved by the Planning Commission on _January 14th, 2008 Ryaq . Betz Sural rvisinq Administrative Assistant