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HomeMy WebLinkAboutPLANNING COMMISSION MINUTES 2009PLANNING Comm..Isslo-ALN- MINUTES 2009 SAN LUIS OBISPO PLANNING COMMISSION MINUTES January 14, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: Commissioner -elect Mary Whittlesey Staff: Deputy Community Director Kim Murry, Deputy Public Works Director Tim Bochum, and Recording Secretary Janet Miller OATH OF OFFICE: The swearing in of new Commissioner Mary Whittlesey was postponed due to her absence. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of December 17, 2008, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1525 Calle Joaquin. ABAN 133-08: Request to abandon portion of Calle Joaquin near Hampton Inn; C -T zone; City of San Luis Obispo — Public Works Department. (Phil Dunsmore) Tim Bochum, Deputy Public Works Director, presented the staff report, and recommended the Planning Commission find the right-of-way abandonment consistent with the General Plan and forward a recommendation for approval to the City Council with findings and subject to conditions. Mr. Bochum stated that the Public Works Department's comments addressed the reservation of easements and infrastructure maintenance responsibilities. He further stated that the Utilities Department's comments addressed the existing wastewater facilities. These department's comments have been included as conditions of approval. Commr. Singewald questioned staff regarding the recommendation not to abandon the right of way in front of Margie's or the Rose Garden Inn. Staff replied that the property owners had expressed concerns regarding abandonment of the road in front of their properties and staff proposes to defer this section for abandonment until a future time. Planning Commission Minutes January 14, 2009 Page 2 Chair Stevenson asked about the timing of the project. Staff replied that, because of State funding influences, the time frame would either be 2010 or 2011. Commr. Meyer asked staff to address the issue of bike traffic and bike paths transitioning in the area of the project. Staff indicated that they are working with CalTrans and will be installing sidewalks and bike lanes on both sides of Los Osos Valley Road overpass along with working to implement a tie to the Bob Jones bike trail. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: There were no comments made from the Commission. On motion by Vice -Chair Multari, seconded by Commr. Draze, the Planning Commission found the right-of-way abandonment to be consistent with the General Plan and recommended that the City Council approve the abandonment with findings and subject to conditions. AYES: Commrs. Singewald, Draze, Boswell, Meyer, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 6:0 vote. 2. City-wide. GPA 120-08: Introduction and status report on the 2009 Housing Element Update; City of San Luis Obispo — Community Development Department applicant ( Kim Murry) Kim Murry, Deputy Community Development Director, presented the staff report, providing status of the Housing Element Update work done to date. Demographic, employment, income, and affordability information was provided as well as an overview of legislative changes that must be addressed in the Housing Element. Staff expects Commission review of the proposed draft policies and the review of performance on the existing policies to begin in early March and that no action is required at this meeting. Commr. Singewald questioned the broadening of the category to "single parent" rather than limiting to `female head of household" mentioned in the report. Staff replied that the Housing Element is required to address 'female head of household" group by state law but that policies and programs will be developed to meet all segments of the community. Commr. Singewald questioned AB 2634 concerning extremely low income in the report and recommended that it be a focus of the report. Planning Commission Minutes January 14, 2009 Page 3 Commr. Meyer asked Staff how the statistics separate the students and long-term residents in the low-income bracket. Staff replied that the statistical information does not clearly separate low-income residents. Staff uses a variety of sources for data and tries to address the housing needs of the City's student population in addition to the needs of the more permanent residents. Commr. Meyer pointed to an error in the draft background information where "household income" and "family income" were listed as the same. Staff will correct this information. Commr. Draze asked for further information on the referenced educational services in the census. Vice -Chair Multari replied that Public Sector employment data is not included in the census. Commr. Boswell questioned if outreach had begun. Staff replied that community group meetings will be held once draft policies are developed. Commr. Boswell asked how housing at Cal Poly was counted in the previous update. Staff replied that it appears as part of the narrative in the current Housing Element; but was not certain if it had been counted toward meeting the City's regional housing needs allocation. Commr. Draze provided information that Cal Poly housing had been counted as part of the City's housing provision in the prior element. Commr. Boswell suggested that senior citizens were being under addressed and suggested that future staff narratives focus more on this subject. Commr. Boswell suggested that there was a great amount of data provided and the narrative include a more detailed description, focusing on the concerns raised by the community. Chairperson Stevenson indicated support for more density, smaller lots, and smaller houses. He noted the decline of City population of children under 5 years of age and indicated hope for programs to enable more families to afford to live in the City. Vice -Chair Multari suggested that, while state requirements must be met, the Housing Element needs to be developed to satisfy the needs of the community. He also referenced that this is a retirement community where there is a difference between income and wealth of the elderly. Vice -Chair Multari asked for the methodology for calculating the City's vacancy rates. Staff referenced the source and committed to verify the data. Vice -Chair Multari stated that the demands for affordable housing will be intensified over the next year due to economic conditions. Planning Commission Minutes January 14, 2009 Page 4 PUBLIC COMMENTS: Biz Steinberg, San Luis Obispo, spoke as a representative of the Employment Opportunity Commission and indicated support for rapid re -housing and single -room occupancy units. She would like to see forward movement on a sheltering facility with day programs and services. Ms. Steinberg indicated the importance of collaboration with the housing providers through the update process. There were no further comments made from the public. COMMISSION COMMENTS: There were no comments made from the Commission. The report was received and filed. COMMENT AND DISCUSSION: 1. Staff a. Agenda Forecast Staff provided a forecast of the upcoming agenda and reminded the Planning Commission of the Council's direction for action minutes. 2. Commission None. ADJOURMENT: The meeting was adjourned at 8:30 p.m. Respectfully submitted by Janet Miller Recording Secretary Approved by the Planning Commission on _January 28 h, 2009 Ryan Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES January 28, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: None Staff: Deputy Director of Community Development Kim Murry, Senior Planner Jeff Hook, Deputy Director of Public Works Tim Bochum, and Recording Secretary Janet Miller ACEPTANCE OF THE AGENDA: The agenda was accepted as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no public comments. PUBLIC HEARINGS: Chairperson Stevenson declared a potential conflict of interest for the public hearing item and left the meeting at 7:1Op. m. 1. City-wide. GPI 49-06: Review the initial environmental study and draft Traffic Impact Analysis Report for the Draft South Broad Street Corridor Plan; City of San Luis Obispo, applicant. Jeff Hook, Senior Planner, presented the staff report. He provided a brief history of the plan's development and then focused on the traffic study results and recommendations. He noted that the draft initial environmental study was being reviewed in-house and was not yet available for Commission review. Don Druse and Arun Gajendran, Traffic Consultants from Rick Engineering, answered questions regarding methodology and evaluation of the traffic impacts for the proposed area plan.. Mr. Hook explained that the meeting's purpose was to continue discussions of traffic impact issues in connection with the Draft Plan, to brief new Commissioners on the Plan's development, and to provide an opportunity for Commissioners and the public to ask questions of the traffic engineering consultants. Commr. Draze questioned how the Prado Road extension will affect the traffic count numbers provided and mitigation required. Tim Bochum, Deputy Public Works Director, replied that this project's traffic report did take into account the effects of the Prado Road Extension on Broad Street traffic volumes and, in the short term, the Prado Road Extension would temporarily reduce traffic on Broad Street. Commr. Boswell requested clarification on the numbers on page 43 of the traffic report. The neighborhood cut -through numbers and peak -hour turning movements did not seem to be consistent. Arun Gajendran replied that the cut -through traffic numbers were estimates Planning Commission Minutes January 28, 2009 Page 2 based on solid traffic data, which was not included as part of the report. He said they would clarify that discrepancy. Arun Gajendran commented that the cut -through traffic is already occurring and that, with installation of traffic signals at Lawrence Drive and Woodbridge Street, neighborhood cut - through traffic would be reduced. Commr. Boswell asked about the potential for a traffic signal at Sweeney. Jeff Hook and Tim Bochum noted the traffic signal location was still being analyzed, and additional information will come back to the Commission. Commr. Boswell asked if there would be comments from Caltrans. Jeff Hook replied that Caltrans had submitted a letter expressing general support for the traffic report's conclusions and explained that further traffic engineering studies would be required before Caltrans would approve signals and other street improvements to Broad Street. He said he would provide Caltrans' letter to the Commission with the draft Initial Study. Commr. Boswell requested further information regarding the intent of the Orcutt Road/ Sacramento Drive/Duncan Road intersection improvements. Jeff Hook replied that, as part of the traffic study associated with the Laurel Creek residential development, a traffic signal was identified for this location and the developer was to contribute traffic impact fees for the eventual signalization of the intersection. Commr. Meyer requested further clarification on diagonal diverters and for clarification on traffic conditions for Victoria to Emily with concern for cut -through to Emily and traffic from Roundhouse Road. He noted pages 20-15 and synchro page 7. Arun Giajendran responded that the traffic volumes projected for Santa Barbara Avenue were close to capacity which would impact turns from Roundhouse to Santa Barbara. Commr. Whittlesey asked for information about the South Street "Road Diet" and the impact this might have to neighborhood cut -through traffic to Broad. Tim Bochum replied that he did not anticipate the Road Diet would have any affect on neighborhood cut -through traffic since South Street widened to four lanes for eastbound traffic just west of Meadow Street. Commr. Draze requested further information on environmental studies required. Tim Bochum replied that other traffic mitigation measures could be considered to reach a negative declaration and would not require an EIR at this point. Commr. Draze requested information on the original idea of traffic roundabouts for the plan area and whether they had been evaluated as part of the report. Planning Commission Minutes January 28, 2009 Page 3 Tim Bochum replied that roundabouts are a possibility but that they have the potential of causing new impacts where used due to the additional right-of-way required and added difficulty for pedestrian and bicycle movements.. Jeff Hook noted that the South Broad Street Corridor Focus Group reviewed a concept roundabout design for South/Broad/Santa Barbara intersection and was not in favor of a roundabout. He added that single -lane roundabouts have been successful in other small cities; however a two-lane roundabout would be necessary at this intersection. PUBLIC COMMENTS: A letter from Margaret Henderson, San Luis Obispo, was entered into the public record. Gail Hill, San Luis Obispo, supported a traffic signal at Stoneridge. Mrs. Hill noted the difficulty of turning left at Stoneridge onto Broad Street and hoped that, upon completion of the project, traffic movements from her neighborhood would be safer. She was concerned that routing traffic to Sweeney via Rockview would need to be carefully considered because Rockview narrows and may pose its own safety hazards. Janna Nichols, San Luis Obispo, supported installing traffic signals and expressed concern that traffic calming techniques on Lawrence Drive include stop signs rather than speed bumps. She expressed the need to balance traffic calming measures with retention of on - street parking due to concerns about the parking needs of the neighborhood. Benjamin Peters, San Luis Obispo, spoke in support of Margaret Henderson's letter. He felt the traffic conditions and street improvements on Broad Street north of South Street need more study to address pedestrian and motorist safety and aesthetics. He also requested accident information for High and Broad Streets to be considered in the report. Kirt Collins, Principal for Hawthorne Elementary School, supported the safety considerations proposed. Mr. Collins voiced concern for the Sandercock/Broad Street intersection and hoped for raised medians or another form of improvements to address student safety when walking or bicycling to school. Douglas Highland, a South Broad Street Corridor Focus Group member, stated that neighborhood cut -through traffic occurs at present. He suggested that traffic speed be considered along with traffic numbers when designing traffic calming measures. Mr. Highland supported crosswalks and stop signs in the neighborhoods. Elaine Thurmond, San Luis Obispo, supported the traffic mitigation. Mrs. Thurmond expressed concern about reduction of on -street parking associated with traffic calming measures. She supported a traffic light on Sweeney and hoped to see the planned street improvements implemented as soon as possible. There were no further public comments. COMMISSION COMMENTS: Planning Commission Minutes January 28, 2009 Page 4 Commr. Boswell expressed concern with pedestrian and bicycle safety first and accommodation of cars second. He supports the proposed traffic signals. He would like to see further information on neighborhood cut -through traffic and proposed traffic calming measures. Vice -Chair Multari asked for clarification concerning the area north of Broad Street. Jeff Hook replied that most public and advisory body comments had focused on the section of Broad Street south of South Street but that staff would look at addressing safety problems. Commr. Draze suggested that the entire corridor address safety issues. He does not support speed bumps. Commr. Meyer questioned whether the proposed traffic mitigation would reduce the number of bike lanes. Jeff Hook replied that the mitigations do not appear to require a reduction in bike lanes. Tim Bochum clarified that there would not be adequate right -of. -way to include a bike lane pocket to the left of the tum lane at the South/Broad/Santa Barbara intersection but that along the corridor all bike lanes will be preserved. Commr Whittlesey would like to see safety issues on Sandercock addressed in future reports. Vice -Chair Multari asked for clarification on funding plan for improvements. Jeff Hook replied that staff has contracted with a firm to evaluate the cost of public improvements and mitigations associated with the plan. Options for funding these improvements will be further explored once the cost is known. Tim Bochum gave further information on a blend of funding approaches from such sources as TIF, new development contribution, grants, and sales tax. Vice -Chair Multari asked for clarification of the traffic mitigation regarding reduction of project intensity. Jeff Hook replied that a 17% reduction in both commercial and residential development capacity or a 21 % reduction in commercial floor area alone was determined to reduce long- term traffic impacts to less than significant levels. There were no further comments made from the Commission. AYES: Commrs. Singewald, Draze, Boswell, Meyer, Whittlesey, and Multari NOES: None RECUSED: Commr. Stevenson Planning Commission Minutes January 28, 2009 Page 5 ABSENT: None The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: Staff a. Agenda Forecast — Staff provided a preview of the upcoming items on the Planning Commission agenda for February. b. Revised Planning Commission Bylaws On motion by Commr. Draze, seconded by Commr. Meyer, the Planning Commission accepted the changes to Bylaws which requires members serving on the Commission to be residents of the City of San Luis Obispo. AYES: Commrs. Singewald, Draze, Boswell, Meyer, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: Commr. Stevenson The motion passed on a 6:0 vote. 2. Commission Commissioner Boswell asked for the status of the update to the Land Use and Circulation Elements. Staff indicated that the amount of time and money devoted to this effort would be dependent upon the goals and priorities the City Council adopt as part of the 2009-2011 Financial Plan process. The Council will identify draft Major City Goals at an all -day meeting on Saturday, January 31, 2009, and staff can provide an update after goals are identified. ADJOURMENT: The meeting was adjourned at 9:05 p.m. Respectfully submitted by Janet Miller Recording Secretary Approved by the Planning Commission on —February 11, 2009 n K. betiz ervising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES February 11, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: None Staff: Deputy Director of Community Development Doug Davidson, Contract Planner Jaime Hill, Deputy Director of Public Works Tim Bochum, and Recording Secretary Janet Miller ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of January 28, 2008, were approved as submitted. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1.. No Speck Address. O 132-08: Revocation of previous Plan Line Setback on Broad Street and introduction of new Ordinance; City of San Luis Obispo — Public Works Department, applicant (Jaime Hill) Commr. Draze recused himself from item #1 due to a potential conflict of interest. Jaime Hill, Contract Planner, presented the staff report, recommending to repeal and revise the Broad Street Plan Line setback, from Higuera Street to Chorro/Sandercock Streets, based on findings and subject to conditions which she outlined. Tim Bochum, Deputy Public Works Director, gave a brief description of the transit issues and supported the recommendation presented in the Staff report. Commr. Singewald asked for a definition of a plan line. Ms. Hill gave the definition. Commr. Singewald asked what the catalyst was for the project. Mr. Bochum replied that the catalyst was the Garden Street project. Commr. Whittlesey requested further information on the plan line set back. Mr. Bochum replied with further explanation. Planning Commission Minutes February 11, 2009 Page 2 Vice -Chair Multari requested information on the amount of land that would be given up in this project. Mr. Bochum replied that there would be a 10 -foot loss on each side of the subject portions of Broad Street. Vice -Chair Multari requested information on the rational for boundaries. Mr. Bochum replied that consideration had been made for a future transit pocket. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: There were further comments made from the Commission. findings and subject to conditions. AYES: Commrs. Singewald, Boswell, Draze, Meyer, Whittlesey, Multari; and Stevenson NOES: None RECUSED: Commr. Draze ABSENT: None The motion passed on a 6:0 vote. Commr. Draze returned to the Council Chamber room. 2. A/AbAN/TR/PD/GP/R/ER 123-08/27-06: Request for General Plan Amendment/Rezone of the unaddressed parcel, Planned Development Zoning for the site, Abandonment of portions of Humbert and Fredericks, purchase of City - surplus property, Tentative Track Map, and Use Permit for development of a Sensitive Site with 80 town home units and a mixed-use building with one apartment and 1,000 square feet of commercial space, and associated improvements; R -3-S zone; Housing Authority of SLO, applicant (Jaime Hill) Jaime Hill, Contract Planner, presented the staff report, recommending that the City Council approve the General Plan Amendment and Rezoning, Planned Development Zoning, Vesting Tentative Tract Map, purchase of surplus property and use permit, and adopt a Resolution of intention to Abandon excess rights-of-way and Mitigated Negative Declaration of Environmental Impact, based on findings, and subject to conditions and code requirements. Commr. Draze asked what the use is immediately adjacent to the multi -use lot. Planning Commission Minutes February 11, 2009 Page 3 Commr. Meyer requested information about the extent of site excavation necessary. Ms. Hill explained the soil issue as described in the soils report. Commr. Boswell asked if the ARC would have its hands tied by decisions made tonight. Ms. Hill replied that they would not. Commr. Singewald requested further information pertaining to noise impact and berm clarification, with reference to page 8 of the Staff report. Ms. Hill gave a description of the berm and site topography and referenced the noise attenuation measures. Commr. Whittlesey requested clarification of the scale referred to in the Staff report on page 8; Ms. Hill noted that a fence along the railroad tracks was not proposed at this time. Chairperson Stevenson questioned how height is measured, referring to the height of the existing grade. He then asked if the report referred to a natural, former, or finished grade height. Ms. Hill replied that existing grade was used per City standards. Chairperson Stevenson questioned if the cul-de-sac was essential to this project. Mr. Bochum replied that this was to demarcate the end of City right-of-way and provide for vehicle tum -around. Chairperson Stevenson questioned work force affordability. Ms. Hill replied that "workforce" housing prices would be consistent with established County price ranges. Commr. Whittlesey requested further information on the third trash enclosure discussion with the ARC. Ms. Hill explained the direction given by ARC and indicated the third enclosure would be on Humbert. Carol Hatley, applicant, thanked the Staff for their work on the report. Ms. Hatley gave a brief description of the affordable design nature of the project. She noted that an HOA would be managing parking and commute issues. Ms. Hatley referred to the community garden project, color, and massing discussed by the ARC. Vice -Chair Multari requested information on resale restrictions. Ms. Hatley replied that the housing authority would work with the City and provide some restrictions. Vice -Chair Multari asked for clarification on the ownership of the units. Ms. Hatley explained that an HOA would be created and that the Housing Authority would retain ownership of the mixed-use building and lot. Vice -Chair Multari asked if there would be any special financing available for purchasers. Ms. Hatley replied that they would be assisting owners with available state, federal, and local homebuyer programs. Michael Codron, Housing Programs Manager and member of the Executive Board of the Workforce Housing Coalition, provided context for the project and noted his support Planning Commission Minutes February 11, 2009 Page 4 for the project. Mr. Codron referenced a letter submitted by the Coalition supporting the project. Mr. Codron discussed mixed -income projects and deed restrictions. Leonard Grant, LGA Architect, gave a description of the project. He discussed how the project was consistent with the draft Broad Street Corridor Plan. Mr. Grant discussed the contemporary industrial design of buildings. Mr. Grant noted that the parking requirements were being met and discussed the community garden and garbage enclosures. Vice -Chair Multari requested clarification on setbacks. Mr. Grant explained that street yard setbacks on Lawrence were 10-15 feet. Commr. Meyer requested porch and deck specifications. Mr. Grant explained that porches were 6-8 feet in depth and 12 -feet in length and that decks were 4-6 feet in depth and 11 feet in length. Commr. Whittlesey requested further information on energy efficiency. Mr. Grant referenced Title 24 and noted the solar energy and cross ventilation. Chairperson Stevenson questioned if the cul-de-sac at Humbert was needed. Mr. Grant replied that he would be willing to work with the City on an alternative. Chairperson Stevenson questioned unbundling parking spaces. Mr. Grant replied that the applicant was willing to think creatively on parking. Commr. Whittlesey questioned if the trash company would be able to back up through the parking lot between buildings 5 and 6. Mr. Grant replied that the garbage company could make a tum in an adjacent drive. Commr. Meyer requested bicycle access. Mr. Grant replied that there were vertical constraints for the site and the applicant would continue to discuss bicycle access with Staff. PUBLIC COMMENTS: Monte Allen, San Luis Obispo, does not support the project. He is concerned with parking and architectural design of the project. He noted that the density is too high for the area. Mitch Browne, San Luis Obispo, did not support the project. He stated he was concerned with overflow parking in the area. He does not support tandem parking. He noted that parking shortages and garbage operations affect the livability of the project. Steve Delmartini, San Luis Obispo, supports equity given to the workforce housing. He noted that Villa Rosa faced similar problems when it was being developed. Jeff Hood, San Luis Obispo, does not support the project. He noted increased traffic issues with density and safety concerns. Planning Commission Minutes February 11, 2009 Page 5 Jim Perry, San Luis Obispo, does not support the project. He noted increased traffic issues with density. Jerry Rioux, Executive Director of the San Luis Obispo Housing Trust Fund, supports the project. He suggested that a Work Force category designation be added. David Singer, San Luis Obispo, does not support this project. Mr. Singer is concerned with height and parking issues. He would like to see an Environmental Impact Report conducted. There were no further comments made from the public. COMMISSION COMMENTS: Vice -Chair Multari suggested a sliding scale for equity as well as purchase price. Mr. Multari is concemed with a windfall for the first owners. He would like to see some form of continued affordability discouraging flipping of property. Commr. Meyer is concerned about the amount of outdoor space. He questioned shifting for buildings to provide additional outdoor space. Commr. Singewald is generally impressed with the project. He supported the low- income housing provided. Mr. Singewald agreed with Vice -Chair Multari concerning the equity issue of ownership. He had questions about how qualifying incomes were determined, and if they were based on family and unit size. Commr. Draze supported continued affordability of housing. He recognizes the dilemma of density and massing in neighborhoods. Mr. Draze discussed his support of the bicycle path connections and railroad crossing in area. He is concerned with the relinquishment of public right-of-way. Commr. Whittlesey endorsed continued affordability. She asked for clarification on owner occupation requirement noted in the Staff report. Ms. Whittlesey would like to see further discussion on the conditions along with the completion timeline for the mixed-use building. Commr. Meyer requested clarification on mixed use. Mr. Meyer expressed concern with the bicycle path access from the site. Chairperson Stevenson is concerned with livability of the project site. He is concerned with the space available for children with present building topology and design. Mr. Stevenson suggested moving buildings #13 & #14 along with #12, #11, and #9 north enough to widen the common space. He did not support the open community site _ location across the street as a playground. Commr. Boswell suggested providing direction on affordability, access to bicycle trail, and trying to find additional open space. Planning Commission Minutes February 11, 2009 Page 6 Commr. Meyer is concerned with the lack of open space. Chairperson Stevenson noted that it is critical for open space direction. Doug Davidson noted that staff works closely with the housing authority and could review and approve final language for equity sharing and continued affordability requirements. Vice -Chair Multari requested the motion include additional finding #44 for continued affordability for lower-income homeowners to include equity. Staff would oversee affordability language. Community Development Director prior to issuance of building permits and the additional finding recommended by staff. AYES: Commrs. Singewald, Draze, Boswell, Meyer, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. On motion by Vice -Chair Multari, seconded by Commr. Boswell the Commission recommended. that the Council direct the ARC to consider increasing usable common open space and reconfigurement of the Humbert cul-de-sac provide direct Perpendicular access to the bike path, review width of the tandem parking spaces and increase dimensions of the proposed decks to a minimum of 5 feet AYES: Commrs. Singewald, Draze, Boswell, Meyer, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 1. Staff a. Agenda Forecast 2. Commission Planning Commission Minutes February 11, 2009 Page 7 ADJOURMENT: The meeting was adjourned at 10:30 p.m. Respectfully submitted by Janet Miller Recording Secretary Approved by the Planning Commission on _February 25, 2009, SuPONsing Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES February 25, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: None Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Contract Planner Jaime Hill, and Recording Secretary Janet Miller ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. MINUTES: Minutes of February 11, 2009, were accepted as amended. PUBLIC HEARINGS: 1. 1804 and 1814 Osos Street. GPC/ABAN/TR/A/ER 45-07: General Plan Conformity report for the sale of the City -owned property located adjacent to the Railroad parking lot at the southerly terminus of Osos Street; Abandonment of a portion of Church Street; Tentative Map for vertical real property subdivision; Use Permit for development of a mixed-use project on a site with Special Considerations (S -zone) and lease of parking spaces within the Railroad parking lot; and Environmental Review; C -R -S -H zone; Michael Hodge, applicant. (Jaime Hill) Jaime Hill, Contract Planner, presented the staff report, recommending that the Planning Commission recommend approval to the City Council of the sale of surplus property, abandonment of excess right-of-way, Vesting Tentative Tract Map, Use Permit for development of a Sensitive Site with mixed-use parking reduction, lease of parking spaces within the Railroad Parking Lot, and Mitigated Negative Declaration of Environmental Impact, based on findings, and subject to conditions and code requirements which she outlined. Commr. Singewald requested clarification on the mixture of uses allowed. Staff provided clarification. c" Commr. Draze requested information on relocation of the Alano Club. The applicant replied that, at present, the Alano Club was looking into relocation. Vice -Chair Multari requested clarification on CC&R requirements. Staff replied that the maintenance and access would be a part of the standard conditions. Planning Commission Minutes February 25, 2009 Page 2 Commr. Meyer requested clarification of parking leases. Staff replied that the parking leases would be tied with the individual units. Commr. Whittlesey requested clarification on how required parking spaces required for the project would be provided. Staff replied that all of the nearby businesses lease parking in the City -owned lot, and the parking calculation considers existing and leased parking spots. Staff noted that the proposed parking was in compliance with City standards. Staff referred to an attachment to the report, listing availability of parking and bicycle spots. Mike Hodge, applicant, spoke in support of the project. Commr. Whittlesey requested clarification on abutment of building to Cafe Roma and noise attenuation methods. Mr. Hodge clarified the proximity to Cafe Roma and stated that the project would meet the requirements for the noise level standard. Vice -Chair Multari requested clarification for the abandonment of the right-of-way. Staff provided the rational for the abandonment noting landscape and recessed improvements discussed in the staff report. Commr. Boswell noted concern for a possible precedent -setting abandonment on Church Street. Commr. Boswell confirmed that this was a right-of-way abandonment not sale of surplus property. Staff replied that it was a right-of-way abandonment and that, as proposed, the right-of-way would remain consistent with City standards. Chairperson Stevenson requested that staff clarify the unique character of the street in the findings. Commr. Whittlesey asked for clarification of garbage service. Staff replied that the Utilities Department and Garbage Company have reviewed the project and found it to meet requirements. Chairperson Stevenson noted support for the design of the project. Commr. Draze thanked staff for the well-written report. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: There were no comments made from the Commission. On a motion by Commr. Draze, seconded by Commr. Singewald, to recommend approval to the City Council of the sale of surplus property, abandonment of excess right-of-way, Vesting Tentative Tract Map, Use Permit for development of a Sensitive Site with mixed- use parking reduction, lease of parking spaces within the Railroad Parking Lot, and Planning Commission Minutes February 25, 2009 Page 3 Mitigated Negative Declaration of Environmental Impact, based on findings, and subject to conditions and code requirements. AYES: Commrs. Singewald, Draze, Boswell, Meyer, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 2. City -Wide. GPA 120-08: Status report on the 2009 Housing Element Update and review of program performance; City of San Luis Obispo — Community Development, applicant (Kim Murry) Kim Murry, Deputy Director, presented the staff report, reviewing past performance of 63 Housing Element programs and information related to the development potential of sites in the City. Recommendations for program modifications were provided and Planning Commissioners were invited to provide comments or direction as appropriate. PUBLIC COMMENTS: Jerry Rioux, Executive Director of the Housing Trust Fund of San Luis Obispo, was concerned with the discussion of prevailing wages noted in the staff report. He noted that prevailing wage requirements add 30-40% to the cost of housing and indicated that, as a Charter City, San Luis Obispo can use its Affordable Housing Fund without triggering prevailing wage. He further indicated that the inclusionary housing percentage required was too low and that the "affordable by design" provisions did not result in affordable housing. He expressed the need for more rental housing in the city and the need to update the affordable housing standards to be consistent with state law. There were no further comments made from the public. COMMISSION COMMENTS: Commrs. Meyer and Draze requested clarification of Program 3.4.5 Green Building and how it applied to affordable units. Commr. Boswell provided some background context for the "affordable by design" provision in Table 2A and on green building provisions. Chairperson Stevenson agreed with Mr. Rioux's comments indicating the required inclusionary housing percentage is too low and recommended that staff review the County's newly -adopted program. Commr. Singewald supported changes to require inclusionary housing to be constructed on-site with in -lieu fees only allowed in instances where Council authorized that option. Planning Commission Minutes February 25, 2009 Page 4 - Vice -Chair Multari voiced opposition to expanding the residential inspection program due to the concern that requiring improvements to units could result in higher rent costs if the owner passed this cost on to the renter. He also indicated the need for immediate provision of emergency shelters; support for a focus on provision of rental and deed - restricted housing rather than workforce housing; and support for the flexibility inherent in an in -lieu fee option where funds can be leveraged with grants to result in more affordable housing than requiring provision of units on-site. Vice -Chair Multari requested more information regarding the 10 Year Plan to End Chronic Homelessness." Chairperson Stevenson requested that staff research the feasibility of a county -wide housing authority. Staff clarified several items for the Commission. There were no further comments made from the Commission and no action was required at this time. COMMENT AND DISCUSSION: 1. Staff a. Agenda Forecast — staff provided a forecast of upcoming agenda items.. 2. Commission a. Chairperson Stevenson requested and received concurrence from the other Commissioners to schedule a discussion of the need for a Planning Commission Retreat at the next meeting. b. Water Bottles — Commr. Whittlesey suggested that Commissioners provide their own water rather than having bottled water provided by the City. Staff responded that as soon as the supply of bottled water was exhausted, a pitcher with glasses would be provided for water service at the Commission meetings. ADJOURMENT: The meeting was adjourned at 9:10 p.m. Respectfully submitted by Janet Miller Recording Secretary Approved by the Planning Commission on —March 11, 2009 Ryan Supe Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES March 11, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: Mary Whittlesey missed the roll call at 7 p.m. Ms. Whittlesey arrived at 8:31 p.m. Staff: Deputy Community Directors Doug Davidson, Associate Planner Phil Dunsmore, Assistant City Attorney Christine Dietrick, and Recording Secretary Janet Miller ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. ACCEPTANCE OF MINUTES: Minutes of February 25, 2009, were accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Terry Mohan, San Luis Obispo, spoke in support of equity -control led housing projects discussed at the last meeting. There were no further comments made from the public. PUBLIC HEARINGS: 1. 3897 S. Higuera Street. SPA 170-07: Specific Plan Amendment to add land uses and modify lot size minimums for the Higuera Commerce Park; M -SP zone; Long Street Farm , LLC, applicant. (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending the Planning Commission adopt a resolution which recommends that the City Council approve the specific plan amendment, based on findings and subject to conditions which he outlined. Vice -Chair Multari requested clarification on the zoning. Staff provided information that summarized the zoning requirements as presented in the report. Commrs. Draze and Boswell requested clarification on the lot sizes and staff provided clarification. Mr. Dunsmore noted a typo on the last page of the staff report noting a 12,000 square feet minimum. Planning Commission Minutes March 11, 2009 Page 2 Chairperson Stevenson requested clarification on professional office use allowed in the project location. Staff provided clarification regarding General Plan consistency and allowed amendments to the specific plan. Carol Florence, applicant representative, spoke in support of Staffs recommendation. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Multari stated that the flexibility to accommodate the project was warranted to facilitate the preservation and enhancement of the historic resources of the site. Commr. Boswell requested clarification on the language used for a professional office. Staff provided clarification noting that the language provided had been general and that a conditional use permit would be required. Commr. Meyer asked for clarification for future signalization plans at the intersection of Tank Farm Road and Long Street. Staff replied the there may be plans for future signalization which would affect owners in the future. Chairperson Stevenson supported the Staff recommendation. He voiced for clarity purposes that a general plan amendment would have been his preference. There were no further comments made from the Commission. On motion by Vice -Chair Multari, seconded by Commr. Draze, recommending the Planning Commission adopt a resolution which recommends that the City Council approve a resolution adopting a Mitigated Negative Declaration (ER 170-07) and amending the Higuera Commerce Park Specific Plan to accommodate service -retail and office uses rather than manufacturing uses for 3 parcels nearest the corner of South Higuera and Tank Farm Road, based on findings and subject to conditions. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commissioner Mary Whittlesey The motion passed on a 6:0 vote. 2. City-wide. ER 147-08: Environmental Impact determination, consideration of public comment, and recommendation to City Council to adopt an ordinance regulating the closure or conversion to other uses of mobile home parks within the City of San Luis Obispo; City of San Luis Obispo, applicant. (Christine Dietrick) Planning Commission Minutes March 11, 2009 Page 3 Christine Dietrick, Assistant City Attorney, presented the staff report, recommending the Planning Commission adopt a resolution recommending that the City Council adopt a Negative Declaration of environmental impact and recommend that the City Council adopt the proposed ordinance subject to any modifications by the Commission. PUBLIC COMMENTS: Rod Burke, San Luis Obispo, spoke in support of mobile home owners and affordable housing. Letty Cotta, San Luis Obispo, voiced support for the ordinance with some suggested changes to strengthen protections for residents. Marie Pounders, San Luis Obispo, spoke in support of affordable mobile homes in the city. She supported approval of the proposed ordinance. Joan Harper, San Luis Obispo, supported the preservation of affordable mobile homes in San Luis Obispo and voiced opposition to conversion and support for the proposed ordinance with suggested modifications. Helen Stevens, San Luis Obispo, spoke in support of preserving affordable housing in the city and endorsed the proposed ordinance. Johnny Hough, representative of Village Park owners, advocated a distinction be made in the treatment of "trailer parks" versus true mobile home parks under the proposed ordinance. He demonstrated the distinction with a photo display and related that the Village Park owns over 70% of the trailers located on sites in that park. Jim Buttery, San Luis Obispo, spoke on behalf of the Village owners. He related general support for conversion regulation but indicated that the proposed ordinance ties the hands of the owners of parks that are appropriate for re -development. He felt that this ordinance is an unfair burden on park owners. Mr. Buttery noted distinctions in zoning status between what he feels are true mobile home parks in the city and the other trailer parks and suggested tying the application of the ordinance to that zoning status. Dawn Dawes, San Luis Obispo, spoke in favor of protection of mobile home parks, but voiced opposition to the language and exemptions included in the ordinance. Barbara Walker, San Luis Obispo, spoke supporting the homeless embankment on the creek. She supported a motor home park development in the city. Willow Walking Turtle, San Luis Obispo, supported Staffs work but voiced strong opposition to the initial study. She felt that the Staff report discussing potential impacts in the event of a park conversion and the environmental negative declaration determination that the ordinance adoption would have no environmental impacts were in direct opposition. Planning Commission Minutes March 11, 2009 Page 4 Craig Steffens, San Luis Obispo, does not support the 50 -mile relocation ordinance which would put an undue hardship on his mobile home ownership. He also voiced opposition to the method of valuing his property in the event of a conversion. Mr. Steffens noted the difference between owners and month-to-month renters of mobile spaces and felt park owners should be required to assist residents in maintaining home owner status if parks are converted. Marie Pounder, San Luis Obispo, was denied rebuttal discussion in this forum. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Singewald requested a fair market appraisal. Christine Dietrick, Assistant City Attorney, replied that the assessed value was based on park location. Chairperson Stevenson requested clarification on dispute of fair market appraisal value. Christine Dietrick replied that there could be an independent appraisal resolution but recommended against unilaterally invoked arbitration as a solution. Commr. Draze noted that a 10 -mile radius for relocation be considered. Chairperson Stevenson noted that 20 miles was the radius for relocation in the County ordinances. Commr. Boswell requested clarification on relocation language noting that he did not support boxing in residents for relocation. He also asked for clarification of what was being requested by the Commission tonight. Ms. Dietrick replied that direction to Staff on any modifications would be welcomed and a recommendation on the environmental document. Doug Davidson, Staff, replied that presentation of this issue provides a public forum for input into this ordinance and was also for the purpose of reviewing and making a recommendation to Council on the Negative Declaration. Chairperson Stevenson recognized public input. He asked for clarification on in-place value as well as mortgage value noted in relocation referenced in staff report language. Christine Dietrick, Assistant City Attorney, replied that language can be refined. Commr. Draze referenced page 7 of the report, requesting clarification if relocation would receive both in-place value as well as mortgage value. Ms. Dietrick replied that it was not the intention to receive both. Vice -Chair Multari pointed out the concerns with conversion regulation and suggested that facilitating park residents' purchase of parks might be a better solution to the problem. However, he believed that the proposed ordinance was consistent with the general plan and state law favoring preservation of mobile home parks. Planning Commission Minutes March 11, 2009 Page 5 Chairperson Stevenson requested clarification of residency in regard to relocation. Vice -Chair Multari replied that there would be a report of impact and mitigation. Options would be on a case-by-case situation. Vice -Chair Multari asked for clarification of relocation assistance for condominium conversions as a potential guide for renter assistance. Vice -Chair Multari asked if there was a possibility for owners to be compelled prior to conversion to offer residents the first right of refusal for park residents to purchase the park. Ms. Dietrick replied that further legal consideration would be necessary, but could be considered with direction. Staff replied that the possible subdivision of parks is not being considered at present. Chairperson Stevenson supported additional clarity and certainty in language of the ordinance relating to relocation in future drafts. Arbitration of disputes between park owners and residents regarding in-place value should be provided by the applicant. The distance for relocation should be readdressed. Commr. Whittlesey requested clarification on the language used in Cultural resource impact on page 7 of the environmental document. Ms. Dietrick replied this was a typo. Commr. Whittlesey requested clarification on the language of temporary lodging noted for families. Ms. Dietrick noted the Director approval as part of the process but indicated that the language could be further clarified. Commr. Whittlesey noted support of page 6, letter B. Chairperson Stevenson suggested that on page 7, B 1, he would like to see the language strengthened. He noted the County accessory expense clarification be provided that would provide clarity and direction in language. Commissioner Stevenson also voiced an interest in seeing some compensation for immovable improvements such as cost associated with the value of a garage. Vice -Chair Multari moved to adopt a resolution recommending that Council adopt the Negative Declaration and the proposed ordinance, with the modifications noted by the Commission regarding the analysis of the relocation radius and differentiating between renter assistance and unit ownership, based on findings that the proposed ordinance is consistent with the General Plan and the Negative Declaration adequately addresses the potential environmental impacts of the ordinance adoption. The motion was seconded by Commissioner Whittlesey. The Commission clarified its requested modifications to the ordinance as follows: Staff to clarify sections B 1-5 to be clear that the listed items are options to be considered by the Commission; the report language would be clarified to address the obligations to unit owners versus tenants; the relocation radius would be revised to 20 miles; timing for the relocation plan would be clarified consistent with County requirements; definition of the Relocation Specialist services should be clarified prior to Council consideration Planning Commission Minutes March 11, 2009 Page 6 There were no further comments made from the Commission. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Multari, Whittlesey and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast 4. Commission The Commission appointed Chairman Stevenson to work with staff in formulating the format and topics for a Commission retreat in the summertime. Vice -Chair Multari passed out a flyer for the inaugural event of the Paul Crawford Lecture Series on Form Based Codes. The event is at the BERG Gallery on the Cal Poly campus on April 16tH ADJOURMENT: The meeting was adjourned at 9:52 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Pkning Commission on March 25, 2009. SupervisinWAdministrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES March 25, 2009 ROLL CALL: Prue;er, Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent None Staff: Community Development Director John Mandeville, Deputy Community Development Director Kim Murry, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. ACCEPTANCE OF THE MINUTES: The minutes of March 11, 2009, were accepted as amended. PUBLIC HEARINGS: PRESENTATION 1. Planning for a Low -Energy Future. A narrated PowerPoint presentation from the 2007 American Planning Association Conference held in Philadelphia was provided. The presentation reviewed community development, conservation ideas, and opportunities to reduce energy consumption. (Kim Murry) PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: After the presentation, Commissioners noted that many of the examples in the presentation were from the north-eastem part of the country where energy needs (for winter heating, for example) and sources (i.e. from coal-fired plants) are very different than those of San Luis Obispo. The Commissioners noted that the City of San Luis Obispo has already completed many of the energy-efficient options presented in the PowerPoint such as replacing street lamps with LED lights, and other actions. Planning Commission Minutes March 25, 2009 Page 2 Staff indicated the PowerPoint presented a good overview of climate change and community responses that might be helpful for City residents. Having general knowledge of these efforts will be helpful when the City's Greenhouse Gas Emissions Inventory is presented later this spring and for context to understand the Climate Action Plan identified as an "Other Council Goal' as part of the upcoming 2009-2011 Financial Plan. John Mandeville, Director of Community Development, thanked the Commission for its comments. There were no further comments made from the Commission. The presentation did not require an action. COMMENT AND DISCUSSION: 2. Commisr o a. Ideas for future study sessions The Commission offered ideas for future sessions with a request to distinguish between training items, study sessions, and update items. The Planning Commission Chair was authorized to meet with staff and to bring back a consolidated list of items for discussion at a future meeting. a. Agenda Forecast Staff provided a forecast of the items scheduled for the April 8t' meeting including presentation of the Short Range Transit Plan and the Revocation of a previous plan line setback on Broad Street. ADJOURMENT: The meeting was adjourned at 8:53 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _April 22, 2009 Betz inq Adminis(tJve Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES April 812009 ROLL CALL: Present Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent Commissioner Michael Draze Staff: Deputy Community Director Doug Davidson, Deputy Director of Public Works, Tim Bochum, Contract Planner, Jaime Hill, and Recording Secretary Janet Miller ELECTION: 1) Commr. Stevenson was elected Chairman on a motion by Commr. Multari and seconded by Commr. Whittlesey. 2) Commr. Multari was elected Vice Chair on a motion by Chairman Stevenson and seconded by Commr. Whittlesey. ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. ACEPTANCE OF THE MINUTES: The minutes of March 25, 2009, were continued to the April 22, 2009, meeting. PUBLIC HEARINGS: 1. No Specific Address. O 132-08: Consideration of modifications to the current plan line setback ordinance for Broad Street between: 1) Higuera and Pismo Streets; and 2) High Street to South Street. The proposed modifications include reducing the building setback requirements along much of this section but maintaining the setback and other requirements between Marsh Street and approximately 150' south of Pacific Street: City of San Luis Obispo — Public Works Department , applicant (Jamie Hill) Jamie Hill, Contract Planner, presented the staff report, recommending to adopt a resolution recommending to the City Council to repeal the plan line setback on Broad Street from Higuera Street to the southeasterly city limits, and approve a revised plan line setback on both sides of Broad Street, from Higuera to the southeasterly city limits, excluding the area from Pismo Street to High Street which was previously repealed (Municipal Code Section 17.74.130), based on findings and subject to conditions which she outlined. PUBLIC COMMENTS: 'r Planning Commission Minutes April 8, 2009 Page 2 There were no comments made from the public. COMMISSION COMMENTS: Vice -Chair Multari asked if the current proposal was different than the previous one the Commission heard on February 11tH There were no further comments made from the Commission. On motion by Vice -Chair Multari, seconded by Commr. Boswell to recommend repeal of the Broad Street plan line setback as outlined in the report. AYES: Commrs. Boswell, Meyer, Singewald, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 6:0 vote. ROLL CALL: Commr. Draze arrived at 7:10 p.m. 2. City -Wide. GPC 9-09: Short Range Transit Plan -General Plan Conformity; City of San Luis Obispo — Public Works Department, applicant (John Webster) Will Calves, AECOM Consulting, presented the report, including the recommendation made by the Mass Transportation Committee (MTC) on January 14, 2009: (1) That the report contains a clockwise direction for Routes 1 and 3 (North on Laurel Lane); 2) Recommend that the modified plan be adopted, based on findings and subject to conditions which he outlined. Tim Bochum, Deputy Director of Public Works, provided further information on the recommendations. Mr. Bochum noted there will be a delay in service recommendations dueto the City's transit financial situation which has had significant operational funding reductions in the last year. Vice -Chair Multari discussed Cal Poly's construction for upcoming projects including the closing of South Perimeter Road. Mr. Multari stated that Cal Poly had scheduled project funding for University construction for 2009 Summer and Fall sessions. Vice -Chair Multari requested clarification on the Cal Poly ridership and percentage received toward the fare box contribution. Tim Bochum replied Cal Poly ridership and contribution to the fare box was roughly a 60/40 split. Commr. Boswell requested clarification of the contribution for evening services funded by University. Planning Commission Minutes April 8, 2009 Page 3 Commr. Singewald requested clarification on the negotiation of fare status with Cal Poly. Tim Bochum replied that Cal Poly had a longer term agreement, in place for 5 years, expiring in 2011. But that the agreement did not include costs for evening service. Commr. Whittlesey requested clarification on the timing for purchasing the equipment and the ability to update equipment to high tech/hybrid/electrical fuels. Tim Bochum replied that the alternative fuel capital equipment purchases will be considered when purchasing vehicles particularly if Federal stimulus money is available. PUBLIC COMMENTS: Louise Justice, San Luis Obispo, spoke against the fair increase and re-route of transit #1. Ms. Justice referenced the letter she sent City Staff and the Commission. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Boswell thanked the Mass Transportation Committee and Public Works Department for route improvements, bus stops, maps, and night service. Commr. Boswell requested clarification on the re-routing of transit #1 and #3. Staff noted that due to the current financial situation, the plan had altered changes to re- routing until possibly 2010. Mr. Boswell noted that changes would also be made during lower transit periods such as when Cal Poly was out. Commr. Draze thanked Ms. Justice for her comments. He commended Ms. Justice for raising the level of meeting discussion and focus on elderly and handicapped transit requirements. Mr. Multari requested information on staffing and services proposed. Tim Bochum provided clarification on proposed staffing and equipment. Vice -Chair Multari suggested that the Parking Fund contribute to SLO transit. Mr. Bochum replied with discussion of the programs for downtown employees. Mr. Bochum replied that the future economic situation could consider alternative funding options, including grants in aid for seniors and the handicapped. There were no further comments made from the Commission. On motion by Commr. Draze, seconded by Vice -Chair Multari, to confirm the environmental determination, and consistency with the Circulation Element in recommending the Short Range Transit Plan be approved by the City Council. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None • ' Planning Commission Minutes April 8, 2009 Page 4 The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: a. Agenda Forecast 4. Commission ADJOURMENT: The meeting was adjourned at 9:36 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on April 22, 2009 _ Ryan K. Betz �J Sup6fvisina Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES April 22, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: None Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Housing Programs Manager Michael Codron, Associate Planner Tyler Corey, and Recording Secretary Janet Miller ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of March 25, 2009, were approved as presented. Minutes of April 8, 2009, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no further comments made from the public. PUBLIC HEARINGS: 1324 Phillips Lane. MS 23-09: A minor subdivision to create two lots from one with exceptions for lot size, lot depth; and exception to allow a 10 -foot street yard on Phillips Lane; R-3 zone; Habitat for Humanity, applicant. (Michael Codron) Michael Codron, Housing Programs Manager, presented the staff report, recommending the Planning Commission adopt a resolution which recommends that the City Council approve the proposed minor subdivision with exceptions, based on findings and subject to conditions which were outlined in the staff report. PUBLIC COMMENTS: Erik Justesen, RRM Design Group, San Luis Obispo, spoke in support of the project. Jeff Dillion, Project Architect, San Luis Obispo, spoke in support of the project. Penny Rappa, Habitat for Humanity, San Luis Obispo, spoke in support of the project. Commr. Meyer requested clarification on the tax appraisal valuation. Penny Rappa noted that the taxes were based on the sale closing cost. Planning Commission Minutes April 22, 2009 Page 2 Commr. Meyer requested clarification on the 30 -year restriction. Penny Rappa replied that the restriction made home ownership possible for lower-income households for 30 years. Vallerie Steenson, San Luis Obispo, spoke in support of the project and referenced the letter that she sent to the Commission and staff. Jerry Rioux, San Luis Obispo, spoke in support of the project. There were no further comments made from the public. COMMISSION COMMENTS: Vice -Chair Multari thanked Penny Rappa and all the people involved with the project. Commr. Boswell voiced support for the project. He noted the City should craft its zoning codes to allow creativity of smaller lots for projects of this kind. Chairperson Stevenson voiced support of the project. He thanked all those involved. Mr. Stevenson noted that this project is an example of where a small lot subdivision is a more affordable option than one that requires a homeowners association. There were no further comments made from the Commission. Un motion by Gommr. Meyer, seconded by Commr. Draze to approve a resolution recommending that the City Council approve the proposed minor subdivision with exceptions, based on findings and subject to conditions. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 2. City-wide. GPI 67-08: Amendments to various sections of the City's Zoning Regulations; City of San Luis Obispo, applicant. (Tyler Corey) Tyler Corey, Associate Planner, presented the staff report, recommending the Planning Commission adopt a resolution which recommends that the City Council approve the Negative Declaration of Environmental Impact (ER 67-08) and adopt the proposed amendments to Title 17 (Zoning Regulations) of the Municipal Code, based on findings. Commr. Boswell requested clarification on tandem parking in the street yard. Mr. Corey - provided clarification on ratios for tandem parking, setbacks requirements, and acceptable locations. Planning Commission Minutes April 22, 2009 Page 3 Vice -Chair Multari noted support for the change to #7 on page 32, which removes language that prohibits tandem parking in the street yard for single dwellings. Commr. Boswell requested clarification on parking management (#3 on page 46) for a change of ownership or use. Mr. Corey replied that upon a change of ownership or use, consistency with any recorded agreement for the property would be reviewed. Commr. Draze required clarification on references to "in good standing" and those that are "not in good standing" (revised definition for sororities and fraternities). Doug Davidson, Deputy Community Development Director, replied that staff worked closely with Cal Poly and the Greek community on the revised definition to meet their specific requirements. PUBLIC COMMENTS: Jerry Rioux, San Luis Obispo, spoke in support of tandem parking. He provided clarification on density and parking as they relate to affordable housing units. Erin Paxton, San Luis Obispo, questioned whether new provisions for tandem parking would be applied to existing developments or to garage conversions for rental properties. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Whittlesey noted concern for development on property occupied by species listed as "endangered" or "threatened." Mr. Corey replied that if a site was found to have "endangered" or "threatened" plants or animals, the habitat area would be subtracted from the total area of the site for the purposes of calculating density and allowable number of units. In addition, the General Plan has specific policies that protect species listed as endangered or threatened. Commr. Boswell noted that stringent oversight and regulation occurs through the State permit process for species listed as "endangered" or "threatened." Michael Codron clarified the language and indicated its correspondence with the Conservation and Open Space Element of the General Plan. Commr. Draze requested clarification of the definition and development standards for Arbors and Trellises on page 31 and on bicycle parking reductions. Staff responded with answers to development standards and discussed the parking requirements and how bike space ratios are determined. Vice -Chair Multari requested clarification on tandem parking and noted his concern for #3 and #4. He suggested changing the language on #5 to reflect the following language "for existing office developments and office conversions." Planning Commission Minutes April 22, 2009 Page 4 Chairperson Stevenson does not support #4. Commr. Boswell suggested lowering the percentage and raising the threshold to #4. Commr. Whittlesey asked the Commission what was being achieved by tandem parking. Commr. Draze made the suggestion to reduce the percentage on #4. Michael Codron advised to be careful in reducing the percentage on #4. Doug Davidson suggested redrafting #4 based on recommendations and concerns voiced by the Commission. The Commission was comfortable with the suggestion. Chairperson Stevenson noted concern with the percentage on #2C on page 46. Doug Davidson replied with clarification in support of the Staff findings. The Commission took a straw vote supporting the wording as it is stated in the report. Chairperson Stevenson noted concern for PODS and limiting the size of recreational vehicles for #7 on page 62. He suggested placing a limit of 24 ft. for recreational vehicles. Staff replied that they could redraft the wording as per direction from the Commission. Commr. Whittlesey noted concern for letter D #1 on page 62. The City Attorney replied with clarification on code and law enforcement. Commr. Draze and Chairperson Stevenson supported the concern for letter D #1 brought up by Commr. Whittlesey. Commr. Boswell suggested that the Commission not bring forward items that Staff has not included in the amendment package as they are not fully prepared to address all of the potential issues or concerns on those items. The unintended consequences of new topics would be of concern. He suggested the Commission request items not included in the amendment package be brought back to the Commission during the next update to the Zoning Regulations. Commr. Meyer requested clarification on the "size" for Arbors/Trellises on page 228 (definitions). Staff discussed and provided clarification on the definition presented. Commr. Meyer noted concern for limiting the size for one -bedroom dwellings on page 246 (definitions). Staff provided clarification on the rationale for requirement and how it would be applied. There were no further comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Draze for the deletion of #1 & #2 on page 46, thereby reverting to the existing language with the exception of the last sentence of the paragraph, which is to be deleted; the modification of #4 to address Planning Commission Minutes April 22, 2009 Page 5 thresholds and percentages for tandem parking allowances for different -size office projects; and to address the typo on page 62 D7. AYES: Commrs. Multari, Draze, Meyer, Singewald, Boswell, Whittlesey, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. On motion by Vice -Chair Multari, seconded by Commr. Whittlesey to consider the following items in the next update to the Zoning Regulations: 1) Reconsider the slope density for commercial properties (Table 1: Maximum Residential Density for Cross - Slope Categories); 2) Reconsider Chapter 17.17.040.D; and 3) Consider limiting the size of 2, 3, & 4 -bedroom dwelling units. AYES: Commrs. Multari, Whittlesey, Boswell, Draze, Meyer, Singewald, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 3. Ci .-wide. GPA 120-08: 2009 Housing Element Update: Review of proposed policy and program changes; City of San Luis Obispo, applicant. (Kim Murry) Kim Murry, Deputy Community Development Director, presented the staff report, recommending: 1. Review the recommended changes to Chapter 3 of the draft Housing Element update and provide comments or direction as appropriate, and 2. Endorse the proposed policy and program changes to be considered by City Council and reviewed in draft by the State Department of Housing and Community Development (HCD). Commrs. Singewald, Boswell, and Whittlesey requested clarification on several items on pages 30, 37, 38, and 44 of the draft Housing Element, Chapter 3. Staff responded. PUBLIC COMMENTS: Jerry Rioux, San Luis Obispo, requested that the Commission consider giving staff the ability to negotiate development standards in order to process affordable housing projects in a timely manner. Mr. Rioux voiced support for finding ways to encourage development of secondary dwellings. There were no further comments made from the public. Planning Commission Minutes April 22, 2009 Page 6 COMMISSION COMMENTS: Commr. Meyer noted the need for outdoor space in higher -density residential projects and for addressing secondary dwelling unit fees. He discussed "bungalow court development" as a small lot type subdivision for consideration and referenced examples in Redmond, Washington. Commr. Singewald recommended addition of a reference to "low wage earning families" when addressing the extremely -low income category of households. He also noted his concern that the housing sizes listed in Table 2A were too large to be affordable by design. Commr. Singewald voiced his support for no net housing loss and requested staff look into whether deed -restrictions would be required for the rehabilitated units called out in policy 3.12. Vice -Chair Multari suggested considering whether the affordability restriction for three years called out in 3.12 was appropriate. Commr. Singewald noted that the category of "extremely -low income" should be added where appropriate. Commr. Boswell suggested that the green build program be relocated to the sustainability goal. Chairperson Stevenson does not support adoption of a percent target of efficiency exceeding Title 24 since this standard is restrictive and is becoming more restrictive. Commr. Boswell noted concern for setting a numerical target for dwelling production listed in item 3.14. Chairperson Stevenson polled for a motion to continue meeting beyond 10 p.m. The Commission agreed to continue in order to complete their review. Kim Murry provided new language for a program to address the Commission's direction to evaluate regulatory changes that would support small lot subdivisions. Commr. Boswell noted that the Commission will want to provide direction on program implementation prioritization. Commr. Boswell indicated that it needed to be clear that providing housing affordable to a work force category would not be included as a way to meet the inclusionary housing requirements. Vice -Chair Multari voiced the opinion that program 3.15 was redundant to the City's construction recycling standards contained in the Municipal Code. Edits were recommended. Planning Commission Minutes April 22, 2009 Page 7 Vice -Chair Multari noted concern for wording associated with programs designed to address displacement of residents with redevelopment projects. He suggested that the program reference the policy more closely. Vice -Chair Multari indicated that proposed programs referencing development of student housing on the Cuesta Campus should be stricken: They would be remote from services and the Chorro Valley is an extremely sensitive habitat area that should not be further developed. Vice -Chair Multari recommended language changes to program 8.15 to encourage more housing on Cal Poly University without stating what type of housing to develop. Commr. Whittlesey expressed support for mobile home park development and requested clarification of the difference between manufactured homes and mobile homes. Christine Dietrick, Assistant City Attorney, provided clarification. Commrs. Whittlesey and Draze requested clarification on program 6.7 that references potential development on the property behind County General Hospital. Commr. Draze recommended deleting proposed program 6.15 and noted that annexation evaluation should occur with the Land Use Element update and not be referenced in the Housing Element. He also noted concerns that affordable housing should be considered in all annexations and that it does not drive but is a consideration of those decisions. Commr. Meyer recommended program language modification on 6.15 so that 6.15 read as follows: "Prioritize residential infill development and densification within city limits over annexation of new residential land." Commr. Singewald indicated support for increased residential density in the South Broad Street Corridor area. Kim Murry summarized direction the Commission provided throughout the meeting including new program wording related to small lot subdivisions. Michael Codron summarized direction provided for mobile home parks. There were no further comments made from the Commission. Direction was provided to support the staff recommendation and forward the draft as revised by the Commission to the Council and to HCD for review. COMMENT AND DISCUSSION: 1. Staff a. Agenda Forecast — Staff provided a forecast of items scheduled for the May 13th meeting. Planning Commission Minutes April 22, 2009 Page 8 7. Commission - None ADJOURMENT: The meeting was adjourned at 11:05 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _May 13, 2009 SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 13, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: Commissioner Michael Draze Staff: Deputy Community Development Director Doug Davidson, Associate Planner Phil Dunsmore, Traffic Engineer Jake. Hudson, Natural Resources Manager Neil Havlik, and Recording Secretary Janet Miller ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of April 22; 2009, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: David Brodie, San Luis Obispo, spoke regarding the nature of sidewalks, pedestrian traffic, and small retail business survival. He noted that the Downtown is in a declining state, giving Morro Street and Higuera Street as examples. There were no further comments made from the public. PUBLIC HEARINGS: 1. City -Wide. TA 52-08: Update the Sidewalk Cafe ordinance to encourage. additional participation and consider adoption of a resolution regarding sidewalk widening; City of San Luis Obispo, applicant. (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending the following: 1. Adopt a resolution (Resolution "A") recommending the City Council approve text amendments to Municipal Code chapter 5.50 relating to sidewalk cafes and approve a negative declaration for the project. 2. Adopt a resolution (Resolution "B") recommending the City Council adopt a resolution regarding sidewalk widening in specific areas of the downtown. Planning Commission Minutes May 13, 2009 Page 2 Commr. Singewald requested clarification on fees involved and staff explained the fees associated with sidewalk dining. Vice -Chair Multari requested clarification on how changes to the fagade would trigger an ARC review. Staff provided clarification on changes that would trigger such review. Commr. Meyer requested clarification on the drainage issues concerned with widening the sidewalk. Mr. Meyer noted the site on Higuera and Garden Streets as an example. Mr. Dunsmore replied that a case-by-case basis would be considered with drainage issues. Doug Davidson, Deputy Director, also addressed drainage issues and noted the concern for the example Commr. Meyer provided. PUBLIC COMMENTS: Allan Cooper, San Luis Obispo, spoke in support of the project. Joseph Abrahams, spoke in support of the project and requested the Commission consider expanding the area to include an area called the "Chinatown Promenade" to connect the Mission. There were no further comments made from the public. COMMISSION COMMENTS: Vice -Chair Multari noted his support for sidewalk dining. Mr. Multari requested clarification on the required clear path of travel. Mr. Dunsmore noted that the requirement could be considered on a site -per -site basis to allow some discretion of the 6 -foot requirement for adequate pedestrian passage. Mr. Multari suggested direction be written that the 6 -foot requirement be reduced to 4 feet, if circumstances allow. Vice -Chair Multari requested clarification and the waiving of both in -lieu fees and requirements for parking. Phil Dunsmore replied that staff was open to direction from the Commission. Vice -Chair Multari suggested the following: (1) requiring greater flexibility and waiving parking in -lieu fees along with requirement for parking; (2) expanding the district; and (3) the sidewalk use fee of 66¢ per square foot should be increased to $1 per square foot in consideration of waiving parking requirements and parking in -lieu fees. Chairperson Stevenson supported reducing the path of travel width requirement from 6 to 4 feet when a wider path of travel is not available due to trees or other sidewalk irregularities. Commr. Boswell addressed clarification for the wording on page 3, section 3. He noted concern for the provision for adequate passing for pedestrians. Planning Commission Minutes May 13, 2009 Page 3 Commr. Meyer noted that a description of distance should be clarified regarding the clear path of travel. Mr. Meyer noted that a bike rack could be installed instead of parking fees. Commr. Whittlesey requested clarification on Attachment 3, section 1, paragraph 3 of Resolution A. Staff replied that the General Plan does include policies that relate to pedestrian amenities in the downtown and that the finding needed to be completed to include a policy reference. Mr. Davidson reviewed the direction provided by the Commission thus far was to: reduce the sidewalk width requirement to a minimum of 4 feet, waive the parking in -lieu fees, encroachment permit fees, and parking requirements for sidewalk cafes, expand the district, and raise the use fee from 66¢ to $1. In addition, Attachment # 3 should be revised to include an option to purchase bicycle racks in lieu of parking space requirements. There were no further comments made from the Commission. fees; (4) allow bike racks in lieu of parking requirements; (5) a 4 -foot minimum clear path of travel may be considered adequate; and (6) the removal of °P" and °Q" in the Proposed ordinance. AYES: Commrs. Boswell, Meyer, Singewald, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 6:0 vote. travel requirement to a minimum of 4 to 7 feet. AYES: Commrs. Boswell, Meyer, Singewald, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 6:0 vote. On motion by Commr. Boswell, seconded by Commr: Mever to recommend approval of the sidewalk widening resolution to the City Council. Planning Commission Minutes May 13, 2009 Page 4 AYES: Commrs. Boswell, Meyer, Singewald, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 6:0 vote. 2. 11980 Los Osos Valley Road. ANNX 7-07: Review of the Draft EIR for a project to annex and develop vacant agricultural land along Los Osos Valley Road with a new retail center (Perfumo Creek Commons); Irish Hills Plaza East LLC, applicant. (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending taking public testimony and providing input to City and consultant staffs on additional analysis or data needed to adequately evaluate environmental issue areas. Dan Gira, EIR Consultant, provided clarification on information provided in the Staff report. Commr. Meyer requested clarification on the proposed parking lot grading. Staff replied that the site would be raised several feet to a level above the flood zone. Chairperson Stevenson requested clarification on the land use and agricultural land conversion. Staff provided clarification on the land use and open space requirements for the project. PUBLIC COMMENTS: Randy Poltl, San Luis Obispo, was concerned with the existing traffic issues at the Laguna Shopping Center. He noted a concern for additional traffic impacts and the requirement of a traffic light on Madonna Road. Jake Hudson, Traffic Engineer, discussed the Laguna Shopping Center access issues. Mr. Hudson does not concur that the traffic signal is the best decision and that additional options were currently being considered. Terry Schubert, San Luis Obispo, noted the concern for the traffic back-up at the Laguna Shopping Center. He discussed the impact of additional traffic in the area. Kristie Molina, San Luis Obispo, spoke in support of access to the Laguna Shopping Center which will be impacted with additional traffic with the development. Theodora Jones, San Luis Obispo, does not support the proposed project because of traffic issues. Planning Commission Minutes May 13, 2009 Page 5 Marie Dickson, San Luis Obispo, did not support the opening of Oceanaire Drive for a pedestrian walkway. There were no further comments made from the public. COMMISSION COMMENTS: Vice -Chair Multari requested clarification on: (1) traffic mitigation in order to take pressure away from Madonna and Los Osos Valley Road; (2) A circulation pattern that takes into account the surrounding area; and (3) the allowed residential density. Mr. Gira replied that he will provide clarification to the Commission at a later meeting. Vice -Chair Multari noted that: (1) he questioned the precision of the ALUP map, noting a small change in the boundary could significantly improve the project; (2) project creates low-income jobs and no housing; (3) concern for lack of mitigation for housing; and (4) concern for circulation. Commr. Boswell requested clarification on: (1) a north elevation of Building C for the neighborhood; (2) frontage description to be refined; (3) solar offset estimate does not seem to be accounted for in table provided and should be addressed; (4) hydrology noted on table 3.5-20 be addressed and noise particularly in regard to trucks be addressed to include routing; (5) transportation mitigations referenced on page 3.8-32 regarding reconfigurations should possibly be in a diagram; (6) bicycle locker consideration be addressed; (7) water allocation for residential and commercial uses noting clarification of additional water supply for the city, Mitigation UT -7C; (8) LEED silver certification needs to be defined; and (9) Global Greenhouse emissions should be noted. Chairperson Stevenson suggested that the EIR should note the new standards for greenhouse emissions and that photovoltaic panels could be considered to cover a portion of the parking lot for electricity and shade. Commr. Whittlesey stated that the CD EIR format was difficult to read. Ms. Whittlesey noted a concern for air quality. She requested trash enclosure information be provided. Ms. Whittlesey was concerned for the habitat and lighting. She requested that a mitigation for L.E.D lighting be considered. Ms. Whittlesey noted concern for the overpass and traffic concerns in the area over the highway. She requested clarification on alternative projects affected and prioritizing small parking be included. Commr. Singewald supported the Commissioners' comments. He noted a concern for housing and climate changes be addressed. Commr. Meyer discussed concerns for housing and traffic mitigation. Chairperson Stevenson requested that LAFCO comments be included. Planning Commission Minutes May 13, 2009 Page 6 Commr. Whittlesey requested information on future agricultural development in the area. Neil Havlik, Natural Resources Manager, provided clarifying information on agricultural development in the area. There were no further comments made from the Commission. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast - Deputy Director Davidson provided the agenda forecast. 4. Commission Commission requested to prioritize their future study sessions at the next meeting. ADJOURMENT: The meeting was adjourned at 9:45 p.m. Respectfully submitted by, Janet Miller Recording Secretary - Approved by the Planning Commission on _May 27, 2009 SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 27, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: None Staff: Deputy Community Development Director Doug Davidson, Associate Planner Brian Leveille, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of May 13, 2009, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1290 Foothill Boulevard. MOD 28-09: Modification to existing Sorority use permit to allow seven additional residents; R-4 zone; Alpha Phi Sorority, applicant. (Brian Leveille) Associate Planner Brian Leveille presented the staff report recommending the Planning Commission adopt a resolution approving the use permit modification, based on findings and subject to conditions. Vice -Chair Multari asked if there had been any complaints or violations of the use permit. Staff replied that there were no complaints and violations filed.. Vice -Chair Multari requested clarification on multi -family inspections and why they were not noted as a requirement in conditions of approval on this item but they were listed as a condition for the next item on the agenda. Staff responded that multi -family inspections are a code requirement that apply to all fraternities and sororities and do not need to be reflected in project specific conditions of approval. PUBLIC COMMENTS: Steven Jones, San Luis Obispo, spoke in support of the project. Mr. Jones requested that the Commission consider an increase of residents on the behalf of the Alpha Phi sorority. Planning Commission Minutes May 27, 2009 Page 2 Molly Nackerman, San Luis Obispo, spoke in support of the project. Ms. Nackerman gave information on her Sorority providing examples of community activities. Alex Oliveira, San Luis Obispo, spoke in support of the project. Garth Herrema, San Luis Obispo, spoke in support of the project. Quinn Duane, San Luis Obispo, spoke in support of the project. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Meyer noted that parking striping is not provided for the compact parking spaces and should be a requirement in the motion. Commr. Draze asked if the garage is used for storage or parking. Staff provided clarification on the use of the garage. There were no further comments made from the Commission. On motion by Commr. Draze, seconded by Commr. Boswell, recommending to adopt a resolution approving the use permit modification, with the modification to include in conditions of approval the requirement to stripe the three compact parking spots on condition #2, based on findings and subject to conditions. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. Vice -Chair Multari noted that the applicants should be aware of the conditions and take them seriously. 2. 700 Grand Avenue. U 41-09: Use Permit for Sorority House with six residents: R-4 zone; Omicron Mu Chapter Chi Omega, Applicant (Brian Leveille) Associate Planner Brian Leveille presented the staff report, recommending the Planning Commission adopt a resolution approving the use permit as presented in the staff report, based on findings and subject to conditions. Chairperson Stevenson questioned the change from five -six to eight residents. Staff Cresponded that the project was originally submitted with a request for six residents and was subsequently modified by the applicant to request eight residents. iA Planning Commission Minutes May 27, 2009 Page 3 Commr. Meyer requested information on the handicapped parking space. Staff responded that the handicapped space is not a requirement and it is not clear whether the applicant will follow through with providing the space. Commr. Whittlesey requested clarification on bedrooms and maximum occupancy. Staff noted that the building occupancy requirements relate to square footage in sleeping areas, and the Building Division reviewed for compliance with occupancy requirements. PUBLIC COMMENTS: Donald Nielsen, San Luis Obispo, generally supported the project but noted a concern over potential noise. Chairperson Stevenson provided information discussed in the staff report addressing noise concerns. Anne Russell Diehl, San Luis Obispo, spoke in support of the project. She discussed property improvement and noted that the house was intended for 6 residents but would like the opportunity in the future to go up to 11 residents. Samantha Bruck, San Luis Obispo, spoke in support of the project. Steve Delmartini, San Luis Obispo, spoke in support of the project. There were no further comments made from the public. COMMISSION COMMENTS: There were no comments made from the Commission. On motion by Commr. Boswell, seconded by Vice -Chair Multari, recommending to adopt a resolution approving the use permit as presented in the staff report, based on findings and subject to conditions. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast — Deputy Director Davidson provided the agenda forecast. ■ Planning Commission Minutes May 27, 2009 Page 4 4. Commission a. Prioritize Study Sessions. The Commission prioritized future study sessions as follows: Training Sessions: 1) Regional Planning focused on SB 375 2) Planning Law Review Study Sessions Study Sessions: 1) Joint meeting with ARC to discuss downtown planning and improvements 2) Effectiveness of mixed-use projects. Staff will also bring update memos to the Commission on a variety of topics periodically. ADJOURMENT: The meeting was adjourned at 8:00 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _June 10, 2009, SAN LUIS OBISPO PLANNING COMMISSION MINUTES June 10, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Aidin Singewald, and Vice -Chairperson Michael Multari Absent: Commissioner Mary Whittlesey and Chairperson Charles Stevenson Staff: Deputy Community Development Director Kim Murry, Student Intern Geoffrey Chiapella, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of May 27, 2009, were approved. PUBLIC COMMENTS: There were no comments made from the public. Commr. Whittlesey arrived after roll at 7:06 p.m. PUBLIC HEARINGS: 1. City-wide. GPCI 48-09: General Plan Conformity Report for the proposed Capital Improvement Program as part of the 2009-11 Financial Plan; City of San Luis Obispo, applicant. (Kim Murry) Kim Murry, Deputy Director, presented the staff report, recommending the Commission find that the 2009-2011 Capital Improvement Plan conforms with the general plan and that the Commission forward its recommendation to the. City Council. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Draze noted support for the thorough coverage in the budget documents which provide the public with information regarding projects proposed for the future of the City and to meet Measure Y priorities. Commr. Meyer stated that the budget documents provide comprehensive information regarding the funding for projects proposed. There were no further comments made by the Commission. Planning Commission Minutes June 10, 2009 Page 2 On motion by Commr. Draze, seconded by Commr. Whittlesey, the Planning Commission supported the recommendation that the 2009-2011 Capital Improvement Plan conforms with the general plan and directed staff to forward its recommendation to the City Council. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Multari, and Whittlesey NOES: None RECUSED: None ABSENT: Commr. Stevenson The motion passed on a 6:0 vote. 2. Ci -Wide. GPI 3-08: Greenhouse Gas Emissions Inventory Project; City of San Luis Obispo, applicant. (Kim Murry) Kim Murry, Deputy Director, presented the staff report, recommending the Planning Commission consider and receive a presentation about the City's Greenhouse Gas Emissions Inventory and introduced Geoffrey Chiapella, the Graduate Student who prepared the inventory. Geoffrey Chiapella, Student Intern, summarized the legislative background, and described the process and results of the Greenhouse Gas Emissions Inventory documented in the report. He described the data sources and indicated that a peer review had been conducted to ensure consistency with state-wide inventory protocols. He answered several questions by the Commissioners and indicated that Jaime Hill and Tammy Seale of PMC, the consultant firm responsible for conducting the peer review of the inventory, were in the audience to assist with information if needed. PUBLIC COMMENTS: There were no comments made by the public. COMMISSION COMMENTS: Planning Commissioners asked questions related to "business as usual" assumptions; traffic counts; water delivery that was not addressed in the report (Santa Margarita and future Nacimiento); carbon sequestration in the greenbelt; embodied energy of goods; whether the energy use reflected local composition of electricity purchased (i.e. nuclear instead of coal); employee commute and how it is reflected in the plan; solid waste and methane recovery; vehicle occupancy; bicycle counts, and growth numbers used for future projections. Mr. Chiapella and the PMC consultants responded to questions and noted where additional clarification would be appropriate in the report. These clarifications will include: Planning Commission Minutes June 10, 2009 Page 3 1. Forecast: Include a footnote or body paragraph explaining that the forecast does not quantify emissions reductions from State or federal activities including AB 32, the renewable portfolio standard, SB 375, or reduction activities already underway or completed by the City since 2005. It would be appropriate to mention that the result of these efforts would likely put the community's emissions on a track well below the business -as -usual linear projection. The source of the population growth forecasts should be noted. 2. Scopes: Further description would be helpful of how scopes help identify where emissions originate from and what entity retains regulatory control and the ability to implement efficiency measures. They also prevent emissions from being "double counted" in both the jurisdiction where the energy source was created and where it was utilized. 3. Methodology: On page 20, the report indicates that the local government is responsible for 100% of the emissions from operations over which it controls. This statement should be clarified to stress that the municipality has full authority to introduce and implement policies and programs to reduce emissions only for those emissions over which it has full control. 4. Regional Analysis: Some discussion should be added to reflect that although the city limits are an artificial boundary for a global pollutant like greenhouse gases, from a pragmatic standpoint, it is logical for each municipality to evaluate emissions within their jurisdiction where they have the authority to establish policy. The APCD has retained PMC to prepare a comprehensive Countywide Inventory which will evaluate emissions for both the incorporated and unincorporated areas. This report will inventory additional emissions sources which could not be disaggregated below the County level, including aircraft emissions, off-road emissions, and others. 5. Inventory Comparisons: Clarify that the Sonoma Inventory cited for comparison on page 36 of the report included both unincorporated areas and the individual cities. 6. Sequestration in Open Space: The report should indicate that the emissions inventory software and State protocols establish that inventories include only GHG emissions sources that are anthropogenic (i.e. man-made) and cannot address biogenic sources. This means that no "credit" can be given within the inventory for any carbon sequestration benefits of the City's green belt. 7. Water Delivery: The discussion on page 47 of the report discusses emissions from water delivery from the Whale Rock Reservoir. If the City also operates the Santa Margarita/Salinas Reservoir and transfer lines (or any other sources of water, such as Lopez Lake or groundwater pumping) those sources should be accounted for within the inventory. Follow up with San Luis Obispo County and City Utilities staff is warranted to clarify this information prior to finalizing the inventory report. 8. Solid Waste: Additional discussion of "carbon sinks" is warranted. Further clarification of how the type of waste and the management of the waste in the Planning Commission Minutes June 10, 2009 Page 4 landfill impacts emissions would be helpful. While an estimated 60% of the Cold Canyon's methane is captured and used to generate electricity, how this is assigned as a negative emission for the City was not fully explained in the report. Describe whether assumptions reflect statistic that 64% of waste is recycled regionally (and this may be higher for the City of San Luis Obispo). 9. Transportation: Include a description of vehicle counts that explains how emissions are included in a local inventory in order to capture all emissions within the area and calculate their effect on the local community, but that not all emissions are related to local traffic. Explain further the employee commute — clarify whether this information for municipal employees (many of whom travel from outside the City limits to get to work) is included within or additive to the community vehicle emissions figures. 10. The report should include a description of information or areas that are not included in the City's inventory and should reference where that information is reported. For example, emissions generated by Cal Poly and the County are not included in the City's inventory. The Commissioners thanked Mr. Chiapella and staff for the thorough inventory report and supported sending it to Council with the clarifications offered. No further action was required by the Commission. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast - staff provided a forecast of the item scheduled for June 24, 2009. 4. Commission - None. ADJOURMENT: The meeting was adjourned at 8:35 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _June 24, 2009 Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES June 24, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Enc Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multan, and Chairperson Charles Stevenson Absent: None ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of June 10, 2009, were accepted with no changes. PUBLIC COMMENTS: There were no comments made from the public. PUBLIC HEARINGS: 1. 720 Foothill Boulevard. U 36-09; Modification of use permit to allow expanded fraternity use with 14 residents; R-4 zone; Alpha Upsilon Alumni Corp., applicant. (Brian Leveille) Bran Leveille, Associate Planner, presented the staff report, recommending approval of the use permit, based on the findings and subject to conditions. Vice -Chair Multan requested clarification on handicap access to the 2nd floor. Staff referred the question to the applicant. Vice -Chair Multari questioned if there had been any complaints concerning the fraternity. Staff replied that the police had been consulted and no significant objections were brought up. Commr. Whittlesey inquired on what density would be allowed on the site for a residential project. Staff replied that with '/ acre in the R-4 zone, approximately six, two-bedroom dwellings could be allowed. David Renuart, alumni president, spoke in support of the project, noting the focus on minimizing the carbon footprint of the project. He discussed plans for solar panels and the project's design to mitigate sound impacts. PC Minutes June 24, 2009 Page 2 Lou Smith, project architect, spoke in support of the project addressing Commissioner Multari's question of ADA access by noting this is considered by the building code as a residential dwelling that would not have handicap access to the 2nd floor. The open space in the back is considered a bonus space that was not included in lot coverage calculations, and there will be an enclosed deck for a gathering area but nothing is proposed for the open space area shown on plans. Vice -Chair Multari noted that the handicap access was not required but ADA compliance should be addressed in the future. Ms. Smith said that there were opportunities to provide handicap access as needed in the future. Vice -Chair Multari requested clarification on the four proposed kitchens in a "family" dwelling. Ms. Smith noted that the members required four kitchens as they ate at different times of the night. Vice -Chair Multari requested clarification on solar location. Ms. Smith noted roof sites. Commr. Whittlesey requested dimension of the library. She asked if there were carrels for studies built in. Ms. Smith gave 22 x 15 dimensions and replied that it has not yet been designed at the level of detail to include items like bookshelves or study areas. Blake Whelcher, fraternity member, spoke in support of the project. Vice -Chair Multari asked about the total number of members of the fraternity. Mr. Whelcher replied there were twenty-eight members. Justin Shutz, President of the Fraternity, spoke in support of the project. He discussed the importance of neighborhood relations. Ryan Perron, owner of the adjacent property at 730 &748 Foothill Blvd. noted his concerns over the open space area and how it may impact his planned condo project. Ryan Perron also noted concern with the 3`d story which will block views from his project, trash handling, and parking spaces on site. Mr. Perron implied that the cost of a traffic light could be split between his development and the applicants. COMMISSION COMMENTS: Commr. Meyer requested clarification on the storage shed usage onsite. Mr. Shutz noted that it was a membership storage site. Commr. Whittlesey requested clarification on the ability for overnight guests on site. Mr. Renuart stated that it was not the intent but that the members did have the ability to stay overnight. Commr. Whittlesey noted that local phone numbers should be provided for neighbors to contact. Mr. Whelcher noted this would be possible. PC Minutes June 24, 2009 Page 3 Chairperson Stevenson asked the applicants to respond to the strongly -worded letter from a neighbor. Mr. Renuart responded that this letter was of concern but most of the issues noted in the letter were not directly attributable to recent fraternity activities. Vice -Chair Multari requested a clarification of "zero tolerance policy" when the testimony noted members could stay overnight if intoxicated. Mr. Whelcher noted it was a zero tolerance on drugs and hazing. Chairperson Stevenson noted that the ARC generally addressed the trash and street light. Mr. Stevenson noted that City policies do not prevent private view blockage. Mr. Stevenson asked the staff to comment on the parking spaces and open space. Staff noted that parking and open space could be addressed, as the project progressed, at the ARC. Commr. Meyer noted concern for the open space area and that it could become a nuisance. He supported LEED certification. Commr. Draze requested conditions on occupancy and landscaping in the open space. Mr. Draze supported voluntary LEED certification. Commr. Whittlesey would like to see LEED certification as part of the conditions. She also suggested that the 17 parking spaces, resident contact information, both local phone numbers and national representatives, be conditions. Commr. Boswell noted that the applicant should either come back with open space information or the Planning Commission could provide direction to the ARC. Mr. Boswell did not support LEED certification as a condition. On a motion by Commr. Boswell, seconded by Commr. Draze the recommendation was made to adopt a resolution recommending approval of the use permit The motion included the following modifications to the draft resolution: 1. Provide direction to the ARC that.the open space area include designs to ensure it does not become a gathering place that could pose a noise disturbance to adjacent properties. 2. Include the staff -recommended condition of approval specifying the use permit will not become active until the ARC -approved plans have been constructed and given final occupancy. 3. Provide one parking space that is a sufficient size such that it can be converted into an ADA -accessible space in the future. PC Minutes June 24, 2009 Page 4 4. Clarify the condition of approval on hours to clarify that noise regulations must be complied with at all times. AYES: Commrs. Singewald, Draze, Boswell, Meyer, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None COMMENT & DISCUSSION: 2. Staff a. Agenda Forecast — Staff gave the upcoming agenda forecast. 3. Commission Commr. Meyer discussed the tree committee meeting. He noted concern for tree removal when development plans had not yet been reviewed. Staff confirmed the process that site development plans need to be approved prior to decisions on tree removals. ADJOURNMENT i The meeting adjourned at 8:20 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _July 8, 2009 Ryan K. Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES July 8, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: None Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Associate Planner Phil Dunsmore, Natural Resources Manager Neil Havlik, Deputy Public Works Director Tim Bochum, Housing Programs Manager Michael Codron, Economic Development Manager Claire Clark, Supervising Civil Engineer Hal Hannula, Assistant Planner James David, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of June 24, 2009, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: David Brodie, San Luis Obispo, requested that top priority be given to the planning elements of the General Plan. Mr. Brodie urged the City to initiate creation of a historic preservation element right away to ensure local heritage and economic benefit of older buildings are preserved. There were no further comments made from the public. PUBLIC HEARINGS: 1. City -Wide. GPI 53-09: Annual progress report on General Plan program implementation; City of San Luis Obispo — Community Development Department, applicant. (James David) James David, Assistant Planner, presented the staff report, recommending the Planning Commission forward the 2008 Annual Report on the General Plan to the City Council for acceptance. He noted that in 2008 there was a slight increase in population, slowing in commercial development, and completion of significant projects that implement the General Plan. Chairperson Stevenson thanked staff for the report. Mr. Stevenson questioned the ability to include policy language to support smaller lot sizes in the Margarita Area Specific Plan. Mr. Stevenson requested that summary information be provided for the tables provided in the report. Planning Commission Minutes July 8, 2009 Page 2 Commr. Meyer noted his concern for a balance between jobs and housing. Vice -Chair Multari requested clarification on historical preservation element. Kim Murry, Deputy Community Development Director, replied that the Council had identified development of a historic preservation ordinance as a Council Goal for the upcoming financial plan and that work on the ordinance will be initiated later this summer. Chairperson Stevenson requested clarification on vehicle sales at Auto Park Way. Staff recommended the "S" Overlay to clarify that the parcels on Calle Joaquin are meant for auto sales expansion. Commr. Boswell asked if the "S" Overlay would come before the Commission for the Auto Sales district. Michael Codron, Housing Programs Manager, replied that the Commission would see the rezoning of the Auto Sales District in the future. Commr. Boswell noted concern for the non-residential growth rate and would like to see a balance between residential and commercial development. Commr. Whittlesey inquired about the table on page 12 of the report, regarding student housing. Ms. Murry explained that student housing provided by Cal Poly counts toward the City's Regional Housing Needs Allocation. Commr. Meyer would like staff to provide clearer language in the report regarding the Auto Sales District because the current description creates some confusion as to intent. Commr. Draze supported the current commercial growth review process by the Council and does not support a cap of commercial growth. Commr. Singewald wondered what the bulk of code enforcement activities are in the City. Ms. Murry explained that many cases are attributed to building code violations, signs, and neighborhood issues. PUBLIC COMMENTS: There were no comments made from the public. On motion by Commr. Boswell, seconded by Commr. Meyer, the Planning Commission recommends that Council direct staff to provide analytics evaluating Land Use Element Policy 1.11.4 in order to clarify policy direction and to broaden options to meet the intent of the jobs/housing balance concept. AYES: Commrs. Singewald, Draze, Boswell, Meyer, Whittlesey, Multari, and Stevenson. NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. Planning Commission Minutes July 8, 2009 Page 3 On motion by Vice -Chair Multari, seconded by Commr. Whittlesey, to accept the recommendation to forward the 2008 Annual Report on the General Plan to the City Council for acceptance. AYES:. Commrs. Singewald, Draze, Boswell, Meyer, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 2. 11980 Los Osos Valley Road. GPA/R/ER/MS/ANNX/U 7-07: Review of the Final EIR for a project to annex and develop vacant agricultural land along Los Osos Valley Road with a new retail center (Prefumo Creek Commons); a request to amend the General Plan for Interim Open Space to General Retail; a request for a Use Permit to allow a retail sore up to 140,000 s.q. ft.; and a request to subdivide the property into 4 lots with a 5th lot for open space; Irish Hills Plaza East, LLC, applicant (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending the following: 1. Adopt resolution A that recommends the City Council certify the Final EIR with findings of overriding considerations relative to air quality and noise. 2. Adopt resolution B that recommends the City Council amend the General Plan Land Use Map from Interim Open Space to General Retail and pre -zone a portion of the property to Commercial -Retail. 3. Adopt Resolution C that recommends the City Council approve the use permit and subdivision map based on findings and subject to conditions and code requirements. Dan Gira, AMEC, presented a review of the EIR. Neil Havlik, Natural Resources Manager, discussed the open space components of the project and related environmental issues. Tim Bochum, Deputy Public Works Director, discussed the traffic implications of the project and responded to the testimony regarding the Laguna Village Shopping Center. Mr. Bochum spoke in support of the Summary Recommendation presented in the report. Claire Clark, Economic Development Manager, spoke in support of the project. Mrs. Clark discussed: 1) local and regional benefits of additional retail uses; 2) goods and desired complements to existing retail; and 3) sales tax revenue and additional jobs. Planning Commission Minutes July 8, 2009 Page 4 Patti Whelen, Whelen Consulting, spoke in support of the project. Ms. Whelen gave a brief summary of the project from the applicant's perspective. John Dews, Target Regional Development Manager, discussed support for the project. Mr. Dews discussed the environmental benefits of the proposed building design. PUBLIC COMMENTS: John Dunn, Avila Beach, spoke in support of the project. Terry Shubert, San Luis Obispo, discussed his concern for the increase in traffic in the surrounding area. He does not feel that the EIR covers the traffic impact in the area, specifically impacts to Laguna Village. Shopping Center. Randy Poltl, San Luis Obispo, discussed his concern for the increase in traffic related to Laguna Village Shopping Center. Mr. Poltl does not support the EIR as presented. Kristie Molina, San Luis Obispo, discussed her concern for the increase in traffic related to Laguna Village Shopping Center. Ms. Molina requests that traffic be addressed prior to supporting the EIR. Richard Pool, San Luis Obispo, does not support certifying the EIR. Mr. Pool discussed his concern for the increase in traffic related to Laguna Village Shopping Center. Darren Nichols,. San Luis Obispo, discussed his concern for the increase in traffic related to Laguna Village Shopping Center. His business at Laguna Village is being adversely affected by traffic and intersection lighting concerns. Josh Peet, San Luis Obispo, discussed his concern for the increase in traffic related to Laguna Village Shopping Center. Her business at Laguna Village is being adversely affected by traffic and intersection lighting concerns. April Peet, San Luis Obispo, discussed her concern for the increase in traffic related to Laguna Village Shopping Center. Her business at Laguna Village is being adversely affected by traffic and intersection lighting concerns. Ed Demartini, San Luis Obispo, was concerned with traffic flow and safety. Diane Duenow, San Luis Obispo, was concerned with preserving small town quality. She noted concern with air quality from increased traffic related to Laguna Village Shopping Center. Ms. Duenow supported mixed use and affordable housing. A fifteen break was taken at 9:30 p.m. Tamara Presser, San Luis Obispo Regional Water Quality Control Board, discussed adverse affects of site drainage. Ms. Presser referred to her letter provided to the Commission. Ms. Presser does not support the project without addressing further water treatment recommendations. Planning Commission Minutes July 8, 2009 Page 5 Dominic Roques, San Luis Obispo Regional Water Quality Control Board, does not support the design of the project in terms of water quality. He noted concern for water treatment regarding the project. Carl Dudley, San Luis Obispo, spoke in support of the project. He does recognize the need for a traffic light in the Laguna Center area. Jessica Berry, representative of San Luis Obispo County of Governments (SLOCOG). She supported a park and ride lot. Ms. Berry referenced a letter sent detailing her concerns. Richard Kranzdorf, San Luis Obispo, requested that the Commission take no action tonight. He does not support changing the open space designation to retail. Cal Wilvert, San Luis Obispo, noted his concern for the amount of dedicated open space. He does not support the project as proposed. Rosemary Wilvert, San Luis Obispo, noted concern for the amount of dedicated open space. She does not support the project as proposed. Mila Vujovich-La Barre, San Luis Obispo, does not support the project. She noted her concern for the land use plan and open space designation. She noted concern for level of service and public safety. She does not support the EIR as proposed. Mary Ann Riley, San Luis Obispo, discussed her concern for traffic in the area of the proposed project. Mrs. Riley noted concern for public safety. Arturo Rojas, San Luis Obispo, business owner at Laguna Village Shopping Center, noted concern for safety and requested a light at the Laguna Center access. Narciso Rojas, San Luis Obispo, business owner at Laguna Village Shopping Center noted concern for safety and requested a light at the Laguna Center access. Jerry Smith, San Luis Obispo, requested a traffic signal at the Laguna Center. He urged the Commission to not adopt the EIR. Mr. Smith noted his concern for open space. Russ Brown, San Luis Obispo, noted concern for the open space requirement and does not support the project. Mr. Brown does not support the EIR as presented. He noted concerns with water quality, traffic, adverse affect on established business, and the general plan. John Spencer, San Luis Obispo, noted concern for a traffic light at the Laguna Center area for safety and flow of traffic. David Brodie, San Luis Obispo, noted concern for the scale of the project. Planning Commission Minutes July 8, 2009 Page 6 There were no further comments made from the public. COMMISSION COMMENTS: Chairperson Stevenson requested that Staff address the concerns of the public prior to Commission comments. Tim Bochum discussed public input included in the EIR. Mr. Bochum noted that the traffic light requested is not a simple solution because of the location restrictions. Mr. Bochum noted that the proposed traffic mitigation will benefit the current level of service for Los Osos Valley Road. He noted that traffic volumes do not warrant a new signal for the driveway at Laguna. Village Shopping Center and that a new signal would not be a logical solution for their traffic concerns. Commr. Boswell requested clarification on traffic flow from the gas station on the corner of LOVR and Madonna Road. Mr. Bochum discussed the driveways and lane width of road access. Commr. Boswell requested clarification on signalization on Madonna Road requested by area residents and the tenants at the Laguna Shopping Center. Mr. Bochum replied that the area has been under surveillance due to reported traffic concerns. Doug Davidson, Deputy Director of Community Development, discussed open space policies as outlined in the General Plan. Mr. Davidson discussed the City's open space requirements which is preserved according to the proposed project. Dan Gira, AMEC, discussed the focus on flood monitoring. Mr. Gira noted that further consideration can be given to storm water treatment. Hal Hannula, Senior Civil Engineer, stated waste water management and treatment should not be confused. He stated that the EIR recognizes the policy requirements and code compliance. Commr. Draze requested further information on the lower quantity storm water events. Mr. Hannula replied that the detention does not weigh into the water quality issue. Neil Havlik addressed the water concerns and spoke in support of the project. Dan Gira, AMEC, discussed performance issues and criteria to capture the first flush of storm water from smaller storms. The Commission voted to continue the meeting past 11 p.m. Vice -Chair Multari requested the addition of open space and traffic mitigation in further discussion. Commr. Draze questioned parking and requested a response from Staff. Mr. Dunsmore replied that there were around 700 parking sites at Costco. Planning Commission Minutes July 8, 2009 Page 7 Commr. Draze requested information on the number of parking spaces provided within the Irish Hills Plaza. Phil Dunsmore replied that Staff did not have an answer at this time. Commr. Boswell requested further information on section 3.2/11 with a response on prime AG land. Commr. Boswell requested further information on report section 3.2/27 requesting 50% of "what?" He asked for clarifications on the threshold for energy reduction. He noted concern for mitigating green house gas. Commr. Boswell requested the trigger of further development and phasing be addressed. Tim Bochum replied that mitigation would tie to phasing which the report addressed. Chairperson Stevenson would like to see that off-site mitigation fees for air quality be placed in the mitigation language. Mr. Dunsmore replied that this was an issue that needed to be further considered yet not addressed in the report due to staffs disagreement with the large amount of the fee. Chairperson Stevenson requested that quantifiable numbers be considered for low and middle-income housing. Mr. Dunsmore discussed the language in the General Plan Land Use Element EIR related to overriding considerations for Jobs/Housing impacts. Staff will follow up on the quantifiable number for low and mid -income housing. Vice -Chair Multari suggested that the Commission consider the basic philosophy of the appropriate land use for the property. Mr. Multari supported continued discussion on traffic flow in the LOUR and Madonna Road area. He would like to discuss air quality at the next meeting. Commr. Singewald noted concern for traffic in the EIR. He would like to know if the project would be subject to traffic impact fees. Mr. Bochum replied that they would be applied. Commr. Singewald noted concern for housing and requested further information. Mr. Dunsmore replied regarding the potential housing impacts. Commr. Whittlesey requested that staff provide clarification on the "executive summary class one cumulative impact options listed on page 41." Ms. Whittlesey noted disappointment for specifics of environmental concerns addressed and the difference of this project from previous projects. Mr. Bochum requested that the Commission email further questions to staff to be addressed at the next meeting. There were no further comments made from the Commission Planning Commission Minutes July 8, 2009 Page 8 On motion by Commr. Draze, seconded by Commr. Boswell, to continue the discussion at the next scheduled meeting on July 22, 2009. AYES: Commrs. Singewald, Draze, Boswell, Meyer, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast 4. Commission ADJOURNMENT: The meeting was adjourned at 11:30 p.m. Respectfully submitted by, Janet Miller Recording Secretary Ryan by the Planning Commislion on August 12, 2009_ Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES July 22, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: Commissioner Airlin Singewald Staff: Community Development Director John Mandeville, Deputy Community Development Director Doug Davidson, Associate Planner Phil Dunsmore, Deputy Public Works Director Tim Bochum, Natural Resources Manager Neil Havlik, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of July 8, 2009, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no further comments made from the public. PUBLIC HEARINGS: 1. 11980 Los Osos Valley Road. GPA/R/ER/MS/ANNX/U- 7-07: Review of the Final EIR for a project to annex and develop vacant agricultural land along Los Osos Valley Road with a new retail center (Prefumo Creek Commons); a request to amend the General Plan from Interim Open Space to General Retail; a request for a Use Permit to allow a retail store up to 140,000 sq. ft.; and a request to subdivide the property into 4 lots with a 5th lot open space; Irish Hills Plaza East, LLC, applicant. (Continued from July 8, 2009 meeting) (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending the following: 1. Adopt Resolution A that recommends the City Council certify the Final EIR with findings of overriding considerations relative to air quality and noise. 2. Adopt Resolution B that recommends the City Council amend the General Plan Land Use Map from Interim Open Space to General Retail and prezone a portion of the property to Commercial -Retail. Planning Commission Minutes July 22, 2009 Page 2 3. Adopt Resolution C that recommends the City Council approve the use permit and subdivision map based on findings and subject to conditions and code requirements. Vice -Chair Multari discussed and proposed the option of eliminating anchor C and about 120 parking spaces, reserving 11.9 acres as permanent open space, approximately 15.7 acres as General Retail and approximately 3.5 for multi -family residential. He noted the need for General Plan text clarification regarding LUE Policy 8.7 to list the proposed land use pattern. Mr. Multari suggested a modification to the approval resolution with findings for a potential future multi -family housing. The modifications were based upon the plain reading of the policy, testimony of the people familiar with the 1994 General Plan update, and the designation of land west of Prefumo Creek for commercial and possibly multi -family development while preserving the acreage east of the creek in open space is consistent with Policy 8.7. Vice -Chair Multari noted existing open space dedications and proposed open space requirements and suggested that Policy 1.12.5 is being met as well. PUBLIC COMMENTS: Theodora Jones, San Luis Obispo, supported Vice -Chair Multari's proposal. Ms. Jones voiced the concern of a proposed drainage swale that may be too close to the residential area. There were no further comments made from the public. COMMISSION COMMENTS: Mr. Dunsmore discussed that the applicant is leaning toward paying in -lieu fees to satisfy affordable housing requirements. He discussed the EIR's stance on cumulative area impacts which could be addressed by assessments. Chairperson Stevenson asked for clarification on the required number of parking spaces. Mr. Dunsmore replied that the floor area dictates parking. Staff noted that there is still an excessive amount of parking. Commr. Whittlesey requested clarification of full and part-time employment numbers. Mr. Dunsmore replied that the numbers presented were industry based and that the number quoted in the EIR may be excessive. Commr. Boswell requested information on the San Luis Obispo Local Agency Formation Commission's (LAFCO) policy implications in the EIR in regard to mitigation for prime ag land. Neil Havlik, Natural Resources Manager, referenced the 1994 General Plan and noted that, over the years, the City has focused on conservation of open space. Commr. Boswell asked for further clarification on the response to LAFCO with the possibility of additional mitigations. John Mandeville, Director of Community Planning Commission Minutes July 22, 2009 Page 3 Development, suggested that the approval of the site plan would not hinder additional mitigation being added. Commr. Draze requested information on the square footage of the proposed drainage swale area. Staff noted that the exact number was not presented but could be calculated. Chairperson Stevenson asked if an adequate response to the water board questions had been created. Mr. Dunsmore noted that the City is still working on the final water treatment and drainage details in an attempt to be consistent with City policy and Regional Board requirements. Patty Whelen, applicant representative, replied that the applicant was addressing the Water Board requests. Cheryl Lendhardt, applicant Civil Engineer, discussed the site constraints. Ms. Lendhardt noted the flood plain and watershed. Commr. Boswell noted concern for the displacement of flood waters downstream and the loss of total volume of flood plain. Ms. Lendhardt discussed options for the site such as an on-site detention area, the use of a secondary channel which would flow through the open space, and a proposed cut/ proposed fill area. Chairperson Stevenson requested clarification on the infiltration systems. Ms. Lendhardt replied that the applicant was considering a conveyance system such as a proposed swale. A treatment train approach would be proposed in the combination for treatment. Mr. Dunsmore asked Ms. Lendhardt if the swales would be bio swales. Ms Lendhardt confirmed that the swales would be bio-swale. Ms. Lendhardt noted vegetation would be used in the treatment mix. Ms. Whelen replied that the applicant would be willing to work toward the City's goals. She noted the functionality of the site would need to be maintained if proposed land use alternatives were considered. Ms. Whelen noted a significant financial loss with the alternative elimination of Anchor C. Ms. Whelen noted the applicant has worked on researching affordable housing for the project. Chairperson Stevenson noted a letter submitted to the Commission from Craig Kincaid supporting Vice -Chair Multari's suggestion. Commr. Draze noted support for the interim open space alternative. He discussed its consistency with the General Plan. Commr. Draze did not support a stop light at the Pereira and Madonna Road intersection. Planning Commission Minutes July 22, 2009 Page 4 Commr. Draze noted that the project should not be called The Target Project as Target is a proposed tenant and not a guaranteed tenant. Commr. D.raze noted concern for the Oceanaire access area. The preservation of the area for improved pedestrian access would be important. Commr. Boswell is satisfied with the proposed project's intent on Open Space. Mr. Boswell generally supported Vice -Chair Multari comments. Commr. Meyer noted concern for language in italics on page 4, section "Open Space." Commr. Meyer requested clarification on roads running through open space. Mr. Mandeville noted that roads are an allowed use within open space districts. Chairperson Stevenson noted that the Commission concurred that there was adequate language presented in the Open Space section presented in the staff report. Commr. Meyer noted concern for the in -lieu fee amounts for housing. Staff replied that the number was approximately one million dollars. Commr. Boswell discussed that the problem with traffic flow at the intersection of Pereira and Madonna Road was not a direct result of the project. Mr. Boswell noted that the pedestrian safety in the intersection is of great concern. He mentioned that a separate public hearing should be set to address the traffic issue. Commr. Boswell requested clarification on the median reduction at LOUR and impact on pedestrian crossing. He suggested that pedestrian crossings could be restricted to one side of the street. Commr. Boswell requested Staff clarify pedestrian crossings. Tim Bochum, Deputy Director of Public Works, discussed the integration of pedestrian connections. Mr. Bochum noted traffic flow and timing for pedestrian crossing. Commr. Meyer discussed the Los Osos Valley Road, Madonna Road, and Pereira Road congestion. Commr. Meyer does not support building a road that does not go to a specific location. His comment was based on the proposed Froom Ranch Way extension. Vice -Chair Multari does not support the financial obligation of the applicant to provide a traffic signal at Pereira as part of the project. Mr. Multari asked if the applicant could be a part of the financial funding toward a light in the LOVR, Madonna Road, Pereira area. Mr. Bochum noted that this project will be paying impact fees and discussed pedestrian mitigation. Vice -Chair Multari asked if the Mitigation MMTT1 C/page ES 35 was a requirement. Mr. Bochum noted that Staff would support the inclusion of the word `shall' in the language. Planning Commission Minutes July 22, 2009 Page 5 Vice -Chair Multari does not support the language under MM TT2 requiring negotiation with adjacent properties for a pedestrian pathway. Commr. Whittlesey asked how option 3 of the mitigation measures fixes the flow of traffic. Mr. Bochum replied that the flow of traffic would be enhanced through this option via increasing levels of service and reducing waiting times. Commr. Whittlesey requested clarification on the U turn in regard to Froom Ranch Way. Mr. Bochum provided traffic flow clarification with a discussion of the area. The Commission generally supported the language of the Traffic Impacts section of the EIR. Vice -Chair Multari questioned the mitigation proposed to address air quality impacts. He does not support the APCD asking for mitigation fees to be paid under their language discretion and would rather see any fees paid directly into City transportation programs. Commr. Boswell noted concern for air quality impacts in relation to greenhouse gas emissions. He noted the interpretation of policy to set a threshold that would constitute the definition of a significant impact. Mr. Mandeville noted that the impact could be categorized as significant and could be a part of both the Commission and Council discussion. Commr. Draze noted concern for the language of significant and unavoidable in regard to greenhouse gas emissions. Commr. Whittlesey supported an explicit statement on the behalf of the City that describes the lack of threshold. Vice -Chair Multari requested Staff provide clear language to address greenhouse gas emissions. Mr. Multari is reluctant to set a requirement at this time for a set technology and expressed support for performance standards instead. Commr. Boswell discussed the performance measure as a requirement in the mitigation presented by the Staff report. Commr. Boswell supported a performance standard rather than a specific prescription of technology. Vice -Chair Multari referenced MM AQ -2 and does not support conifers mentioned in the language. Mr. Dunsmore replied that Staff had researched this section and conifers were noted as appropriate. Commr. Whittlesey supported a 3 -minute idle restriction as under air quality mitigation. Mr. Mandeville replied that Staff would look into the issue of idle time limits. Planning Commission Minutes July 22, 2009 Page 6 Commr. Whittlesey supported the provision of contact information during the construction phase to address dust and air quality issues. Mr. Bochum replied that the City can respond to the complaints of adjacent neighborhoods. Commr. Whittlesey requested clarification on the proposed wall height. Mr. Dunsmore provided clarification on future traffic and the proposed wall. Vice -Chair Multari requested the inclusion of the cumulative impacts listed under Class One. Director Mandeville noted that the last section of page 7 of the Staff report addressed the language concerns. Vice -Chair Multari noted that under the AG mitigation measure, the language should be changed to approximately 10 acres. Commr. Boswell supported the removal of this language. Staff agreed with the condition change. There were no further comments made from the Commission. On a motion made by Vice -Chair Multari, and seconded by Commr. Boswell, to adopt Resolution A that recommends the City Council certify the Final EIR with the recommendations and changes made by the Commission. AYES: Commrs. Draze, Boswell, Meyer, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Singewald The motion passed on a 6:0 vote The Commission voted for a 10 -minute break at 9:40 p.m. Commr. Draze requested clarification on interim open space and the land use plan. Mr.. Dunsmore provided clarification on boundaries in regard to interim open space. Mr. Bochum noted that staff recognizes project phasing. Vice -Chair Multarivoiced the need for Staff to come back to the Planning Commission with a new tentative map should the City Council approve the alternative land use plan. Commr. Draze questioned the recording of a phased map .approval. Mr. Bochum discussed a parcel map versus subdivision to accommodate the changes within the project approval process. On a motion by Vice -Chair Multari, seconded by Commr. Draze, to adopt Resolution B with the language provided by Vice -Chair Multari and a request to replace Exhibit A. AYES: Commrs. Draze, Boswell, Meyer, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Singewald Planning Commission Minutes July 22, 2009 Page 7 The motion passed on a 6:0 vote. Vice -Chair Multari recommended that we eliminate the reference to `Target'; size be reduced by 28,000 square feet with a proportional reduction in parking; section two regarding subdivision approval be removed; section three remove reference to tract map; and anchor C be eliminated from the approval. Commr. Draze questioned approving a tentative tract when the proposal has been altered. Staff replied that a new subdivision map should be considered due to substantial changes proposed by the Commission. On a motion by Commr. Draze, seconded by Commr. Boswell, to change the language removing "Target" and make corrections to square footage and exhibits as discussed by the Commission with a revised subdivision map. AYES: Commrs. Draze, Boswell, Meyer, Whittlesey, Multari, and Stevenson. NOES: None RECUSED: None ABSENT: Commr. Singewald The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast 3. Commission a. Mayor's Advisory Body Quarterly Luncheon — Vice -Chair Multari provided a brief overview. ADJOURNMENT: The meeting was adjourned at 10:30 p.m. Respectfully submitted by Janet Miller Recording Secretary App ved by the Pla=4 Cornmission on _August 12, 2009 n t� tz e sinq Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES July 29, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: Commissioner Airlin Singewald Staff: Community Development Director John Mandeville, Associate Planner Brian Leveille, Bill Henry, contract planner representing the City and County, Jeff Oliveira, County Environmental Resource Specialist, and Recording Secretary Janet Miller ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no further comments made from the public. PUBLIC HEARINGS: 1. 276 Tank Farm. SPA/TR/ANNX/ER 92-08: Discussion of the scope of the EIR for a project on the Chevron Tank. Farm Property. The project consists of remediation and restoration of the site as well as evaluation of development proposals under both County and City jurisdiction. The remediation work proposed includes demolition of existing buildings, top soil excavation, site re -contouring, excavation and capping, and mitigation of existing impacts to wetland and rare plant habitats. The principal borrow source for soil materials will be the former quarry site known as the Flower Mound located in the northeastern corner of the project site. The project includes off-site disposal of some contaminated soils at the Santa Maria landfill. Two development scenarios subsequent to remediation are to be evaluated. If the project occurs under City jurisdiction, the proposed development includes: 1) 27 acres of business park uses; 2) 26 acres of service and manufacturing uses; 3) 250 acres of open space and 15 acres of recreation uses; 4) water, sewer, and public services provided by the City; 5) amendments to the Airport Area Specific Plan; and 6) annexation to the City. If development occurs under County jurisdiction, the proposed development includes: 1) 27 acres of commercial service uses; 2) 26 acres of industrial uses; 3) 250 acres of open space; 4) 4 acres for an on-site wastewater treatment facility; 5) use of on-site water; 6) public services to be provided by CalFire and County Sheriff; and 6) amendment of the County General Plan; Chevron Land and Development, applicant. (Brian Leveille) Planning Commission Minutes July 29, 2009 Page 2 Mr. Bill Henry, SWCA contract planner, presented on overview of the project. Mr. Henry introduced City and County Staff and noted key applicant team members from Chevron and RRM Design Group. Mr. Henry's presentation included a background of the Chevron Tank Farm site from the time of the 1926 fire which resulted in the majority of contamination on the site to the decommissioning of the facility as an oil storage and transport facility. Mr. Henry outlined the dual -agency approach to the EIR which the applicant desired so the project could be built eventually under either jurisdiction or to be able to begin remediation activities in the County and later annex to the City for development. Mr. Henry provided an overview of the project site and described the proposed phases of development on the site including the remediation and restoration phases, and development in either the City or County. Mr. Henry described the EIR scoping process and what kind of comments will be helpful to the process and which comments would not be applicable to the CEQA scoping phase of project review. He noted that the scoping meeting is intended for additional input from the public and Commission to provide input on any important issue areas that should be covered in the EIR. Mr. Henry provided a summary of items identified in the initial study of the project as potentially significant impacts that would need to be studied in greater detail in the EIR. These issue areas covered the following topics: Aesthetics, Agricultural Resources, Air Quality and Climate Change, Biological Resources, Cultural Resources, Geology, Soils and Drainage, Hazards and Hazardous Materials, Noise and Vibration, Population and Housing, Public Services and Utilities, Recreation, Transportation and Circulation, Wastewater and Water Resources. Mr. Henry concluded his presentation and there were no questions for staff prior to the opening of public comment. PUBLIC COMMENTS: Chairperson Stevenson opened the public comment. John Shoals, RRM Design Consultants, introduced himself as a representative for the applicant (Chevron) and provided a brief summary of project history leading up to the scoping hearing. Mr. Shoals discussed remediation of the site, restoration of the wetlands, and limited development. Mr. Shoals noted the project proposal to remediate the site is voluntary by Chevron and they are not under an order to cleanup the site by the Regional Water Board (RWQCB). Mr. Shoals noted the fiscal impact for Chevron and that, ultimately, it is a business decision for Chevron on how to proceed with development. He highlighted the collaborative nature to move through the EIR review and permit issuance process. Dale Sutliff, San Luis Obispo, provided a letter to the Commission on the behalf of the San Luis Obispo Bicycle Club. Mr. Sutliffs letter provided suggestions for scoping the EIR to include evaluation of Tank Farm Road redevelopment (bike lanes, round about, Santa Fe Road extension) and future multi -use trails. Planning Commission Minutes July 29, 2009 Page 3 Jennifer Joswiak, Nipomo, spoke on the behalf of Surf Rider Foundation supporting the rejuvenation of the wetland area. Ms. Joswiak noted that, in the event there is a wastewater treatment facility, the water should be recycled and used on site rather than sending it downstream. Ms. Joswiak also stated the project is an opportunity for the public to enjoy open space resources.. Terry Simons, San Luis Obispo, noted local knowledge of the site as a neighbor of the project site and requested to be on the mailing list. Mr. Simons supported plans to remove the Flower Mound to use as borrow material on the project site. Mr. Simons noted concerns that, if the wetland restoration results in increased habitat for waterfowl, a danger could be posed to airport operations. Mr. Simons suggested that wetland mitigation may need to occur at a different location. Katy DiSimone of the Regional Water Board (RWQCB) stated there is a ten-year history of the SERRT team working with Chevron to get to this point and she is pleased things are moving forward and supported the direction of the project. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Boswell requested clarification of how the EIR would address impacts and mitigation measures for both the City and County. Mr. Henry replied that there have been meetings between City and County Staff and MRS consultants to formulate an approach to address the County and City projects, impacts, and mitigation measures. Commr. Boswell requested clarification on project alternatives inquiring whether implementing currently -adopted plans will be considered as an alternative. Mr. Henry replied that it is likely that currently- adopted plans would be one of the alternatives considered. Commr. Boswell commented that an assessment on population and housing impacts would be particularly important in this project due to its scale and should be addressed in more detail than it has been in recent EIR's. Commr. Boswell echoed concerns of the SLO Bicycle Club and Bike Coalition of impacts to bicycle commuters during the remediation phases of the project and safety concerns that were brought up and those impacts to both vehicle and pedestrian/bicycle traffic should be considered in the EIR for during remediation and construction phases of the project. He also noted the EIR should consider the climate change impacts and establish thresholds of significance. Commissioner Boswell also noted the potential for onsite water to augment the City supply should be explored. Commr. Meyer suggested consideration be made of the traffic impacts resulting from all the truck trips that would occur from hauling such a large amount of soil off and onto the site. Additionally, he noted that cumulatively, the trucks could deposit a large amount of debris on City roadways since there will be so many trips. Commr. Meyer also indicated Planning Commission Minutes July 29, 2009 Page 4 better exhibits would help in showing the grading proposal and how the contours of the site will be changed. Commr. Meyer inquired whether onsite water can be used to augment supply on the project site. Commr. Meyer indicated that the "Santa Rosa Ave. Creek Crossing" called out in the plans was most likely a typo and should be titled "Santa Fe Creek Crossing." Commr. Meyer inquired about ownership of land for the proposed roundabout and whether Chevron owns all of the land for it. Commr. Meyer suggested further information on the roundabout proposed be presented at future meetings and whether the City was supportive of this option. Commr. Meyer would like clarification on the bike path phasing and the open space dedication timing (i.e. when does it happen and who can access the site?). He also noted that the history of the site prior to development as the Tank Farm site should be provided going back millions of years to get an idea of how the site worked as a natural system prior to development. Commr. Draze wanted to make sure that prior environmental review on the Margarita Area Specific Plan (MASP) and Airport Area Specific Plan (AASP) be considered in the preparation of the EIR. He stated it almost seemed like the Initial Study was done before the adoption of the AASP and MASP EIR. Commr. Draze noted concern for complete water recycling supported by Jennifer Joswiak of the Surfrider Foundation, noting there are usually requirements to release water for steelhead populations. Commr. Whittlesey requested to know more about what is underground at the project site and whether more can be done to remediate soils on site to reduce truck trips. Commr. Draze noted concerns over safety and bike paths separate from vehicle traffic are preferred. Commr. Whittlesey requested consideration of treatment of soil on site rather than moving off site and wanted more discussion of what is underground at the site. She noted there are technologies that could assist in remediation on site. Commr. Whittlesey suggested a separate bike lane on Tank Farm Road and noted the danger of high-speed traffic moving so close to bicycle traffic. Commr. Whittlesey noted consideration for migratory birds should be addressed at future discussions and that the site may have now become a stopping off point for certain migratory birds. Chairperson Stevenson noted that related to Air. Quality impacts, the EIR should address vehicle miles traveled (VMT) and the percentage of employees that would have to commute into San Luis Obispo and that the global warming discussion should be expanded. Chairperson Stevenson requested clarification on the timing before the project comes back to the Commission. Mr. Henry noted that, depending on comments received, the timing could be 3-4 months after the draft EIR is received in March. Chairperson Stevenson noted there are additional opportunities to comment on the scope of the EIR and provided contact information for City and County staff members for any follow-up comments. Planning Commission Minutes July 29, 2009 Page 5 There were no further comments made from the Commission. NO VOTE WAS TAKEN BY THE COMMISSION. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast 3. Commission ADJOURMENT: The meeting was adjourned at 8:30 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planni Commission on August 12, 2009 Ryan B Sup i ina Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES August 12, 2009 ROLL CALL: Present: Commissioners Michael Draze, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: Commissioners Michael Boswell and Eric Meyer Staff: Deputy Community Development Director Doug Davidson, Associate Planner Brian Leveille, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of July 22, 2009, were approved as submitted. Minutes of July 29, 2009, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no further comments made from the public. PUBLIC HEARINGS: 774 Caudill Street. U 142-08: Review of a mixed —use project in the M zone and a 30% shared and mixed-use parking reduction; Caudill Street Partners, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report recommending the adoption of the attached resolution approving the use permit for the mixed-use project and the shared and mixed-use parking reduction of 30% based on findings, and subject to conditions which he outlined. Chairperson Stevenson requested clarification on the ARC making the decision on the setback from 15 feet to 10 feet. Brian Leveille noted that the setback exception could be an item under the purview of the Planning Commission based on compatibility concerns related to the use permit, but the setback exception is more related to the site development and design that will be under the review of the ARC. Commissioner Singewald asked whether a subdivision was being proposed for the project. Brian Leveille answered that subdivision was not part of the application at this time but could be in the future. Planning Commission Minutes August 12, 2009 Page 2 George Garcia, Garcia Architecture and Design, thanked the staff for their efforts in working with him. Mr. Garcia gave a visual presentation supporting the project. He discussed the surrounding area development, provided an image board process & development, an initial design study of concept & goals, a site plan, the proposed colors & materials palette, and project renderings from different views. Mr. Garcia discussed proposed changes to Exhibit A, the Table of Allowed Uses. Commr. Draze requested clarification on turning standards of the automobiles used in the visual presentation. Mr. Garcia noted that the visual presentation met the parking standards for the City. Commr. Singewald requested clarification on the subdivision of residential area. Mr. Garcia did not provide a map for subdivision at this time as they would like to leave the applicant options open. Commr. Whittlesey requested clarification on the salvaged or recycled material to be used. Mr. Garcia noted that the materials that could be salvaged or recycled would be included in the project based on the wear and tear of materials on site and that some materials such as the redwood studs could be incorporated. Commr: Whittlesey requested clarification on intended tenants for the convenience store use. Mr. Garcia replied that the intention was a neighborhood market or coffee shop. PUBLIC COMMENTS: There were no further comments made from the public. COMMISSION COMMENTS: Chairperson Stevenson requested clarification to the proposed Amendment to Condition #3. Mr. Leveille replied that the Amendment to Condition #3 would be a change in time to 6:30 a.m. to 10:00 p.m. Vice -Chair Multari noted concern for restaurant uses and increased parking demand. Vice -Chair Multari questioned the process for subdivision and confirmed with staff that review by the Planning Commission would not be required. Chairperson Stevenson also noted concern of restaurants and parking demand and inquired with staff whether it would be possible to write a condition ensuring the restaurant uses remained small scale and compatible with the site. Associate Planner Brian Leveille responded that it would be possible and an approach might be to look at parking demand as a limiting factor. Commissioner Whittlesey asked about what will happen to the Table of Allowed Uses once the South Broad Street Corridor Plan is adopted. Brian Leveille responded that the Planning Commission Minutes August 12, 2009 Page 3 Table of Allowed uses will become obsolete and be superseded by the allowed uses under the South Broad Street Corridor Plan. There were no further comments made from the Commission. On motion by Vice -Chair Multari, seconded by Commr. Draze, the Commission supported the recommendation for the adoption of the attached resolution with staff recommended modifications and approving the use permit for the mixed-use project and shared and mixed-use parking reduction of 30% based on findings, and subject to conditions. Included in the motion was a condition modifying Exhibit A to allow restaurant uses when the parking requirement does not generate more than 1 space per 300 square feet of gross floor area, and requiring a Directors Use Permit if parking exceeds that amount. AYES: Commrs. Michael Draze, Airlin Singewald, Mary Whittlesey, Vice - Chairperson Michael Multari, and Chairperson Charles Stevenson NOES: None RECUSED: None ABSENT: Commrs. Boswell and Meyer The motion passed on a 5:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast 3. Commission ADJOURMENT: The meeting was adjourned at 7:53 p.m. Respectfully submitted by, Janet Miller Recording Secretary by the Planning Commission on August 26, 2009. Ryan K. Betz Supervising Mministrative Assistant SAN LUIS OBISPO - PLANNING COMMISSION MINUTES August 26, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent. None Staff: Deputy Community Development Director Kim Murry, Housing Programs Manager Michael Codron, Natural Resources Manager Neil Havlik, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of August 12, 2009, were approved as submitted. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: Commr. Boswell recused himself due to a conflict of interest. 1. Orcutt Area. GP/SP/ER 2009-98: Review changes made to the Public Hearing Draft of the Orcutt Area Specific Plan (GASP) to date and review Section 10, Response to Comments, of the Draft EIR; Barbara Parsons, applicant. (Michael Codron) Michael Codron, Housing Programs Manager, presented the staff report recommending the Commission review the proposed OASP document changes and Response to Comments to the Draft EIR, and provide staff with direction on any additional changes desired. Mr. John Rickenbach, applicant representative, gave a presentation highlighting the input received in response to the public review of the draft Environmental Impact Report (EIR) and indicating how the draft EIR would address those comments. Responses were received from the Agricultural Commissioner, Fish and Game, Air Pollution Control District, LAFCO, and Regional Water Quality Control Board. Commr. Meyer clarified that the letter he had submitted in response to the draft EIR was prior to his tenure on the Commission and those concerns had been addressed by staff. O Planning Commission Minutes August 26, 2009 Page 2 Commr. Draze requested clarification on the mixed-use concerns expressed by the Air Pollution Control District. Chair Stevenson requested clarification on section 10 -12 Response to Comments from the Regional Water Quality Control Board (RWQCB). He noted concern for the ability to achieve the density envisioned in the Specific Plan if run" off had to be completely neutral. Mr. Codron replied that the language used in the staff report addressed the RWQCB concerns and maintained flexibility to meet whatever standards would be in place at the time of development. Commr. Meyer noted concern for open space and linkage to public parks. Mr. Codron noted that there was a proposed trail linking the public parks to open space. Andrew Merriam, applicant's representative, spoke in support of the project. Mr. Merriam noted his concerns mirrored the Commission's concerns, referencing density and storm waterissues. PUBLIC COMMENTS: Patti Taylor, San Luis Obispo, spoke in support of the project and thanked Staff for their work. Ms. Taylor requested that all owners be given adequate time to review the financial and final plan documents in advance of the hearing prior to the Commission's decision. Jay Farrior, San Luis Obispo, requested more time to go over recommended changes prior to Commission's decision. Mr. Farrior thanked Staff for their work on the project to date. There were no further comments made from the public. COMMISSION COMMENTS: Kim Murry, Deputy Director, provided clarification on the City's storm water goals following Staffs presentation and Public Comments. Vice -Chair Multari complimented staff and the consultants for their work on the project. Mr. Multari suggested providing time for all parties involved to be a part of the planning process. Commr. Singewald requested clarification on the minimum lot size of 4,500. Chair Stevenson referred to the Commission's prior direction which resulted in this size. Commr. Whittlesey"noted concern that the design guidelines adequately address waste management and utility placement issues for these smaller lots. Planning Commission Minutes August 26, 2009 Page 3 Chair Stevenson noted concern for the recommendation that the Airport Land Use Commission made regarding elimination of the school site. Commr. Meyer noted support for distribution of the affordable housing throughout the Specific Plan. Commr. Singewald concurred with distributing the affordable housing. Vice -Chair Multan supported addressing waste management in the small lot design guidelines for the plan.. Commr. Meyer noted concern with a drawing where the graphic seemed to show a standard width driveway when standards support smaller width driveways. Mr. Merriam noted that the graphic would be updated to be consistent. Vice -Chair Multan requested clarification of what permit requirements would apply to future subdivisions subject to the City and Regional Water Quality Control Board (RWQCB) standards. Ms. Murry replied that the City and other agencies were working on a regional hydromodification approach with RWQCB so that density in urban areas could be achieved. Vice -Chair Multan suggested that language be reframed that development would be compliant with City storm water management plans rather than add the language currently proposed. Mr. Multari emphasized the provisions should reference practical vs. feasible. Mr. Rickenbach replied that the language could be clarified. Commr. Draze supported keeping more flexible language in the plan to reflect that storm water provisions will change over time. Commr. Meyer requested the plan reference other uses that may create noxious odors in mixed-use development. Mr. Rickenbach noted that language clarification can be worked in the revised draft. There were no further comments made from the Commission. No motion was made on the item. Direction was provided to staff for upcoming meetings. The Commission took a 10 -minute break. Commr. Boswell returned to the meeting. 2. Open Space. GPI 68-09: Review of Stenner Springs Natural Reserve Conservation Plan; City of San Luis Obispo, applicant. (Neil Havlik) Planning Commission Minutes August 26, 2009 Page 4 C. Neil Havlik, Natural Resources Manager, presented the staff report recommending a review of the draft Conservation Plan and Initial Study, and that Planning Commission recommend to the City Council that the Plan and Mitigated Negative Declaration be adopted as presented, or as amended. Freddy Otte, City Biologist, spoke in support of the project. Commr. Boswell asked for clarification of how the plan addressed wildfire. Mr Havlik discussed the isolated nature and remoteness of the site as well as the fire management plans. Commr. Meyer requested clarification of the proposed mountain bike skills area and how recreational uses are accommodated in open space. Mr. Havlik clarified that hiking and mountain bike use are considered appropriate uses for most of the City's trails. Chairperson Stevenson asked if the proposed skills area on the site would be considered a draw for extensive recreational use or spectators. Mr. Havlik noted that the site was oriented to individual use and a recreational skill level rather than a professional one. The site's remote location and restricted access will further discourage spectators. PUBLIC COMMENTS: Daniel Palmer, San Luis Obispo, spoke in support of bike skills area and sustainable environmental conservation. Mr. Palmer referenced his correspondence to the City and discussed legal. exposure management. Mr. Palmer supported proper signage to support appropriate use of the area. Greg Bettencourt, San Luis Obispo, spoke in support of the project. Mr. Bettencourt noted his willingness to be a partner and guarantor to the City for this project. Joe O'Donnell, Atascadero, spoke in support of the project. Mr. O'Donnell discussed the value of properly designed and managed trails to support a sustainable environment and skills area for users. Mr. O'Donnell supported signage in the area. Clint Edwards, San Luis Obispo, spoke in support of the project, Dan Rivoire, San Luis Obispo, spoke in support of the project. Scott Steinmaus, San Luis Obispo, spoke in support of the project. Dr. Steinmaus noted support for invasive plant management. Gary Havas, San Luis Obispo, spoke in support of the project. There were no further comments made from the public. Planning Commission Minutes August 26, 2009 Page 5 COMMISSION COMMENTS: Commr. Boswell supported a free ride area. Mr. Boswell thanked 3CMB for their contribution to creating and maintaining the City's trails. Vice -Chair Multari requested information on how technical rock climbing on Bishop Peak is addressed. Mr. Havlik replied that the City addressed the use through the associated open space plan for the area. Commr. Draze asked if the skills area would be entirely within the area covered by eucalyptus and requested clarification of maintenance of the area. Mr. Havlik responded that a small portion of the skills area would have to occur outside of the groves and added that an "operating entity" would be responsible for maintenance. Chairperson Stevenson indicated that the implementation bullets on page 23 should be prioritized. Ms. Whittlesey indicated that the goal of mitigating oak tree habit losses in other areas should be added to the list of goals for the conservation plan. There were no further comments made from the Commission. other City Proiects. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 3. 1101 Monterey Street. A 63-09: Use permit request to allow a carwash in conjunction with new convenience store; Raffy & Sonia Arsene, applicants. (Brian Leveille) Continued to the September 23rd Planning Commission meeting. COMMENT AND DISCUSSION: 4. Staff a. Agenda Forecast: Staff provided a forecast of agenda items for September Stn Planning Commission Minutes August 26, 2009 Page 6 5. Commission: Vice -Chair Multari shared the announcement of Bill Statler's retirement. The Commission asked for clarification of when hearing dates in November and December would occur. Staff provided the dates for the Commission. ADJOURMENT: The meeting was adjourned at 8:30 p.m. Respectfully submitted by Janet Miller Recording Secretary Approved by the Planning Commission on _September 23, 2009 SAN LUIS OBISPO PLANNING COMMISSION MINUTES SEPTEMBER 9, 2009 CALL TO ORDER/PLEDGE OF ALEGIANCE ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, and Chairperson Charles Stevenson Absent: Vice -Chairperson. Michael Multari Staff: Community Development Director John Mandeville, Deputy Community Development Directors Doug Davidson and Kim Murry, Senior Planner Pam Ricci, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1050 Southwood Drive. ER/GP/R 177-08: Environmental Review and General Plan Map Amendment from Manufacturing and Services to Office and zone change from M -PD to O; Michael Cannon, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending the Planning Commission adopt a resolution (Attachment 6), which recommends to the City Council: 1. Approval of a Negative Declaration (ER 177-08) and amendment to the General Plan Land Use Element map to change the land use designation of 1050 Southwood from Services & Manufacturing to Office. 2. Approval of an amendment to the Zoning Map for 1050 Southwood from Manufacturing Planned Development (M -PD) to Office (0). Commr. Draze requested clarification on the status of Southwood Drive as a collector street in relationship to the policy staff cited from the Land Use Element discouraging access from local residential streets. Ms. Ricci replied that Laurel Lane is an arterial street, but that Southwood Drive is not a collector or an arterial street. However, she noted that the street did not function like a typical local street since it served several community uses and the residential uses along the street did not have direct access to the street. Chairperson Stevenson asked if staff had looked into landscape maintenance as site enhancements progressed. Ms. Ricci noted that the applicant has been actively Planning Commission Minutes September 9, 2009 Page 2 working on enhancements to the site such as repaving the parking lot and improving landscaping. Mr. Davidson added that a minor or incidental architectural review had been approved which included provisions for enhanced landscaping and ongoing maintenance. Commr. Meyer questioned if enough parking was available to accommodate the change of use. Ms. Ricci noted that there was not a specific change of use proposed, but that the rezoning could potentially accommodate different types of office uses at the site including medical offices that have a higher parking requirement. She noted that the applicant could accommodate some medical offices at the site and still comply with parking requirements with the current amount of parking. She added that site parking could still potentially work for all of the remaining 10,000 square feet of vacant space as medical offices with the approval of a 10% shared parking reduction. Mike Cannon, applicant, noted that landscaping in the area had been improved and would continue to improve overtime. PUBLIC COMMENTS: There were no further comments made from the public. COMMISSION COMMENTS: Commr. Meyer asked if the medical overlay would limit the amount of space that could be dedicated to medical offices. Ms. Ricci replied that the request for rezoning and General Plan Amendment to Office does not include an overlay. Staff clarified that Office zoning allows medical office uses in addition to other types of offices. Ms. Ricci noted that the applicant is looking to offer a range of tenant options but, at this time, does not have a specific tenant. Commr. Draze questioned the report that Cannon had provided on traffic. Ms. Ricci replied that Public Works provided the parameters for the study and that Public Works as well as other City departments had reviewed the report and its conclusions. After reviewing multiple drafts of the analysis, staff concluded that it adequately evaluated the potential traffic and circulation impacts of the project. There were no further comments made from the Commission. Commr. Singewald supported the motion made. Mr. Singewald requested clarification on the 10% parking reduction. Ms. Ricci replied that a reduction had not been requested yet but potentially could be supported and would include requirements for a trip reduction plan and upgraded bicycle parking. Mr. Singewald noted concern for congested parking in the area, Planning Commission Minutes September 9, 2009 Page 3 AYES: Commrs. Draze, Whittlesey, Boswell, Meyer, Singewald, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Multad The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Community Development Department Work Program: John Mandeville, Director, provided a presentation of the work assignments and projects the six operating programs in the Community Development Department are responsible for in the upcoming two years. Mr. Mandeville indicated that the Department has a key role in five of the nine Council goals and objectives adopted in the 2009-2011 Financial Plan. Chairperson Stevenson voiced his support for the Long -Range work being undertaken. Commr. Meyer asked when the Commission would be reviewing the Housing - Element. Kim Murry, Deputy Director, replied the draft would come back to the Commission in October. Commr. Meyer asked for clarification of the project to define Neighborhood Boundaries. Mr. Mandeville noted that this effort would help provide opportunities to define neighborhood issues and could improve outreach and strategies. Mr. Mandeville discussed the criteria that would go into the project. Commr. Meyer noted that this effort may give the public a voice that it may not otherwise have. b. Agenda Forecast: Deputy Director Doug Davidson provided a forecast of the agenda items scheduled for the September 9th Planning Commission hearing. c. Deputy Director Kim Murry provided a copy of the General Plan Annual Report staff report to the Council and described how the Planning Commission's recommendation was being carried forward. 3. Commission Planning Commission Minutes September 9, 2009 Page 4 Chairperson Stevenson commended Vice -Chair Multari for his presentation at the City Council regarding the Planning Commission's recommendation for the Prefumo Creek Commons project. ADJOURMENT: The meeting was adjourned at 8:15 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _ September 23, 2009_ SAN LUIS OBISPO PLANNING COMMISSION MINUTES September 23, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Eric Meyer, Airlin Singewald, Vice - Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: Commissioners Michael Draze and Mary Whittlesey Staff: Deputy Community Director Kim Murry, Deputy Public Works Director Tim Bochum, Senior Planner Pam Ricci, Associate Planner Brian Leveille, Natural Resource Manager Neil Havlik, Senior Civil Engineer Hal Hannula, and Recording Secretary Janet Miller MINUTES: 1. August 26, 2009, were accepted as presented. 2. September 9, 2009, were accepted as presented. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1101 Monterey Street. A 63-09: Use permit request to allow a carwash in conjunction with new convenience store; Raffy & Sonia Arsene, applicants. (Continued from August 26, 2009, meeting) (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report which provided an overview of the use of the site as a service station since 1970 and described the project's location and surrounding uses. Mr. Leveille discussed the project's location within the Retail Commercial zone and noted that service stations are an allowed use and that carwashes can be allowed with approval of an administrative use permit. Mr. Leveille described that the carwash use is subject to an administrative use permit, typically considered by the Community Development Director however the item was forwarded to the Planning Commission to consider its consistency with Land Use Element policies that support a strong pedestrian orientation. Staff further explained that a carwash use is a discretionary use, allowable under C-R zoning but the property is also located within the Downtown Core which has policies encouraging'pedestrian oriented uses and site design. Mr. Leveille provided background on the applicant's initial submittal and described how the project had been modified by the applicant to address concerns of consistency with the General Plan pedestrian oriented policies to the greatest extent possible. Mr. Leveille explained that the Planning Commission's review focuses on the Planning Commission Minutes September 23, 2009 Page 2 use permit to evaluate compatibility of the carwash facility, whereas the overall design for the project site including the design for the convenience market would be reviewed in much more detail by the Architectural Review Commission in regard to its compliance with Community Design Guidelines. Staff recommended adoption of a resolution approving the use permit based on findings and subject to conditions which were outlined in the staff report. Commr. Meyer requested clarification on vehicle sight restrictions due to the proposed location of the outdoor seating area associated with the convenience store and reservation of adequate right-of-way for Higuera Street should the street be developed as a two-way thoroughfare. Tim Bochum, Deputy Director of Public Works, responded that sight distance would not be an issue and that adequate right-of-way existed for Higuera Street. Mr. Stevenson asked staff to provide additional clarification for how the project complies with general plan policies for the Downtown Core. Mr. Leveille replied that the project complied with the noted guidelines to the degree possible for an existing service station use and that the re -designed project provided for street presence and accommodated pedestrians at the comer location with the outdoor seating area facing Higuera and Santa Rosa Streets. Mr. Leveille also added the expansion of the use could be found to provide a service for visitors as called for in the policy to provide "varied visitor accommodations." Mr. Garcia, applicant's representative, presented a PowerPoint presentation and summarized his efforts to work with staff and the applicants to solve the design challenges of accommodating the proposed expansion of the convenience market and carwash within the context of meeting general plan goals. Mr. Garcia stated the project was necessary for the owners of the property to continue with an economically -viable business. Vice -Chair Multari requested clarification on the length of the queuing driveway. Mr. Garcia responded that the 10 vehicle length queuing lane was required to accommodate vehicle flow around the buildings and exceeds the industry standard minimum for this type of facility by only one or two vehicles. Mr. Multari suggested putting the queuing driveway in front of the carwash and having a U -Turn configuration. Mr. Garcia responded that this, along with other altematives, had been analyzed and that this design was not a feasible option due to the resulting narrow turning radius. Chairperson Stevenson requested clarification on the possibility of only a convenience store without the addition of a carwash. Mr. Garcia noted that for the size of the site, a carwash facility would be an important profit center. Chair Stevenson responded that other potential profit centers might be more appropriate for the location and that he did not support the carwash as a necessity. PUBLIC COMMENTS: There were no comments made from the public. Planning Commission Minutes September 23, 2009 ?age 3 COMMISSION COMMENTS: Commr. Singewald asked staff if a different conclusion regarding the project's General Plan consistency would have been reached had the site been vacant. Mr. Leveille noted that the existing service station is an allowed use in the C-R zone and the evaluation for the proposal addressed consistency of the added use of the car wash. Commr. Meyer noted the difficulty of the site and the contradictory nature to the downtown plan. Mr. Meyer discussed other alternatives to the car wash as a profit/business mix for the project to address the downtown core policies. Commr. Boswell discussed the long-standing, existing business use. Mr. Boswell noted that, since there was not a change of business for the use of the site and that this was not a non -conforming use, he supported the design and use. Vice -Chair Multari noted that the project does not support the long-term vision for the Downtown Core but that the existing use was long standing and allowed. Chairperson Stevenson noted that the project would involve removal of a significant function of the service station since the repair service portion of the business would be removed. Mr. Stevenson indicated that this project would not include the right mix of profit centers for the. Downtown Core area. He expressed concerns about the permanence of the improvements . and how this might prevent extension of the Downtown Core up Monterey Street. Mr. Stevenson suggested that an alternative profit. mix be considered as an adjustment to make this project more consistent with the General Plan policies for the downtown area. Commr. Singewald supported Chairperson Stevenson's comments. Mr. Singewald acknowledged the high-quality design and efforts to comply with policies but noted that this did not seem to be the right use for the site. Commr. Singewald confirmed that this was not a non -conforming use by the Zoning Code but did not seem to be an encouraged use by the General Plan and was like a non -conforming use in that sense. Commr. Boswell noted that the project was an allowable use and discussed the long- term nature of the business located on site. Mr. Boswell noted that he was uncomfortable with the Commission discussing the profit mix of the site and what options the owner might have to run a profitable business. Vice -Chair Multari noted that surrounding development, such as the Bank of America, Medical Office Building, and County Government Center, did not provide pedestrian - friendly street frontages. Vice -Chair Multari agreed with Commr. Boswell that discussion of profit centers on the site was not an appropriate subject for the Planning Commission. Chairperson Stevenson noted his concern of the permanence of the development given the significant excavation involved and expenditure to achieve the proposed project -- design. Chair Stevenson indicated he did not support the project. Planning Commission Minutes September 23, 2009 Page 4... Vice -Chair Multari questioned staff as to whether the carwash use was subject to the same prohibition of drive-through facilities, which are not allowed in the City. Staff Planner Ricci answered that the carwash is not considered a drive-through facility and staff did not evaluate the carwash within that context. Commr. Meyer referenced Zoning Code language that differentiates drive -though facilities for a fast food use and a carwash. There were no further comments made from the Commission. Christine Dietrick, Assistant City Attorney, noted that the Commission should amend condition #4 to remove the specific staff name and reference the Utilities Department contact information instead. Chairperson Stevenson noted that he does not support the project nor does.he support the motion. Commr. Singewald noted that he does not support the project nor does he support the motion. AYES: Commrs. Multari and Boswell NOES: Commrs. Meyer, Singewald, and Stevenson RECUSED: None ABSENT: Commrs. Draze and Whittlesey The motion failed on a vote of 3:2. Commr. Meyer does not support the project and noted his denial based upon the project's inconsistency with General Plan Policies 4.1 Downtown Role, 4.15 Sense of Place, 4.16.1 Street Level Activities, 4.16.3 Continuous Storefront, 4.16.6 Sidewalk Appeal, and 4.19 Implementing the Downtown Concept Plan noting that the use does not support a pedestrian -friendly area. Chairperson Stevenson questioned the wording on staff -recommended conditions of approval. Staff clarified the intent of the conditions. Ms. Ricci noted that any motion for denial should include specific references from the general plan or reasons why the project cannot be approved. Chairperson Stevenson noted the project does not comply with Land Use Policy 4.1 and 4.26.1 since it would not benefit the intended pedestrian nature of the area. �) Chairperson Stevenson also noted the project is inconsistent with Land Use Policy 4.16.6 since it did not have sidewalk appeal on the elevation facing Higuera Street. Planning Commission Minutes September 23, 2009 Page 5 On motion by Commr. Meyer, seconded by Commr. Singewald to deny the use permit based on the following: 1. The omission of finding #1. 2. The subject use- is not abnrooriate at the nronosed locatinn hecaiise the 3. AYES: Commrs. Meyer, Singewald, and Stevenson NOES: Commrs. Multari and Boswell RECUSED: None ABSENT:. Commrs. Draze and Whittlesey The motion passed on a 3:2 vote. The Commission took a 10 -minute break at 8:20 p.m. 2. 400 Prado Road. TR 112-07: Request for review of a vesting tentative tract map creating a 6 -lot commercial subdivision with provision for condominium ownership for spaces within buildings and including an adjustment to the Specific Plan regarding the extent and design of the proposed collector road on the project's east side; BP zone; Prado Park, LLC, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending the Planning Commission adopt the Draft Resolution (Attachment 6), which recommends that the City Council: 1) Approve a Vesting Tentative Tract Map, based on findings, and subject to conditions; and 2) Adopt a Mitigated Negative Declaration. Neil Havlik, Natural Resources Manager, noted the biological mitigation programs associated with the project and its open space benefits. Vice -Chair Multari questioned if there had been an assessment of the oil plume. Pam Ricci noted that the extent of the plumes as depicted on plans are consistent with recorded documents and that parking areas could be developed above them. She mentioned that it was not anticipated that excavation associated with project grading would be deep enough to penetrate the plumes. Mr. Havlik noted that the plume continued to be static and that the Regional Water Quality Control Board had been consulted and would be a part of the project development. Mr. Multari noted that the Council staff report should include documentation discussed by staff concerning the subterranean plume. i- Chairperson Stevenson noted concern for geology, soils, and the high ground water table. He asked whether more permeable surfaces should be included in the project to Planning Commission Minutes September 23, 2009 Page 6 address Water quality on the site. Neil Havlik indicated that the site design adequately handles drainage. Commr. Boswell questioned whether a condition for right-of-way for a bus turnout should be included. Mr. Bochum noted that most bus service will occur on the collector road in residential areas and, as land uses develop, the need for bus service can be addressed. Warren Hamrick, applicant representative, requested clarification be provided on proposed conditions #12, #22,. and #24. Mr. Bochum addressed condition #12 noting the condition was crafted to coordinate timing and blending of improvements from various developments in order to meet. code. Mr. Bochum noted that language could be refined to address the concerns. Hal Hannula, Senior Civil Engineer, noted that the Condition #24 language could be clarified to reference "phase 2" rather than final map. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Vice -Chair Multari noted that the project meets the intent of the Margarita Area Specific Plan. There were no further comments made from the Commission. AYES: Commrs. Boswell, Meyer, Singewald, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commrs. Draze and Whittlesey The motion passed on a 5:0 vote. COMMENT AND DISCUSSION: - 3. Staff Planning Commission Minutes September 23, 2009 Page 7 a. Agenda Forecast Staff provided, an agenda forecast of the October 14th Planning Commission meeting. Staff also reminded the Commission about the upcoming Mayor's quarterly lunch and Advisory Body training. 4. Commission — Commissioner Boswell and Chairperson Stevenson shared information about the recent American Planning Association conference. ADJOURMENT: The meeting was adjourned at 9:45 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _October 14, 2009 Ryan K.0etz \ SuperyVsinq Administrative SAN LUIS OBISPO PLANNING COMMISSION MINUTES October 14, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: None Staff: Deputy Community Development Director Kim Murry, Senior Planner Jeff Hook, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of September 23, 2009, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no public comments on items not on the agenda. PUBLIC HEARINGS: City Wide. GPI 71-09: General Plan Implementation -Climate Action Plan Process and Outreach Plan; City of San Luis Obispo, Community Development Dept., applicant. (Kim Murry) Kim Murry, Deputy Community Development Director, presented the staff report, recommending the Commission review the proposed public outreach and work program for the development of a Climate Action Plan for the City of San Luis Obispo and provide comments and direction as appropriate. Dr. A. Greve, on behalf of the Cal Poly Climate Action Planning Team, spoke in support of the project. Dr. Greve introduced student Leeanne Singleton who would give the presentation. Ms. Singleton presented the workprogram for the Cal Poly Climate Action Planning Team and responded to questions. After a brief question and answer session, Commissioners thanked the Climate Action Planning Team for the presentation and for their assistance to the City. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Planning Commission Minutes October 14, 2009 Page 2 There were no Commission comments or direction. This was an information item and no Commission motion was required or made. 2. City -Wide. GPA 120-08: Housing Element Update Progress Report; City of San Luis Obispo, Community Development Dept., applicant. (Kim Murry) Jeff Hook Senior Planner, presented the staff report, recommending the Commission review State Housing and Community Development (HCD) comments on the Draft Housing Element Update and staff's responses and review housing workshop survey results, and provide comments or direction as appropriate. Mr. Hook updated the Commission on the status of the Draft Housing Element and how staff was responding to State Housing and Commmunity Development Department (HCD) comments on the Draft. Ms. Murry discussed the public outreach program and housing workshop results. Commr. Draze strongly supported including housing constructed on the Cal Poly campus toward meeting the City's regional housing needs allocation (RHNA). - Mr. Draze noted that HCD's comments regarding the desired size of residential developments was unrealistic in that it did not consider the relatively small scale of the City of San Luis Obispo. Commr. Whittlesey supported the inclusion of Cal Poly housing toward meeting the City's RHNA number. PUBLIC COMMENTS: Joan Harper, San Luis Obispo, spoke in support of staffs recommendation to add a program to the Draft Housing Element which would add an overlay zone for mobile home parks. She thanked Staff for their work. There were no further public comments. COMMISSION COMMENTS: Commissioners thanked Ms. Harper for her comments and, after a brief discussion, directed staff to work with the County of San Luis Obispo, Cal Poly, and HCD to include Cal Poly housing in the Draft Housing Element to apply it toward meeting the City's RHNA. There were no further Commission comments, and no motion was required or made. 3. Staff a. Agenda Forecast: Kim Murry provided an agenda forecast. 4. Commission Planning Commission Minutes October 14, 2009 Page 3 ADJOURMENT: The meeting was adjourned at 8:15 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _October 28, 2009 Rya". Betz SubeOvisinq Administrative Assistant SAN LUIS OBISPO _ PLANNING COMMISSION MINUTES October 28, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Aid in Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: None Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Housing Programs Manager Michael Codron, Assistant Planner James David, Public Works Deputy Director Tim Bochum, Assistant City Attorney Christine Dietrick, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as amended. 3. STAFF`. a. Agenda Forecast — Staff provided an agenda forecast for the November 12th Commission meeting and requested Commission direction on a date for the December meeting. The Commissioners indicated that they would be available on December 10th for a regularly -scheduled meeting rather than December 9th which conflicts with a City -sponsored function. MINUTES: Minutes of October 14, 2009, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 241.0 Johnson Avenue. AP -PC 78-09: Appeal of hearing officer's decision to allow a three -lot subdivision; R-1 zone; Joe Boud & Nancy Shokohi, appellants. (James David) James David, project planner, provided a summary of the proposed three -lot subdivision project and the Hearing Officer's action. Mr. David summarized the appellants' points and provided staffs responses and recommended denial of the appeal. The Planning Commission had questions related to proposed building envelope, height, CC&Rs, designation of sensitive sites, and subsequent architectural review process, grading, and soils report information. James David, Tim Bochum, and Doug Davidson, the Hearing Officer, responded.. Planning Commission Minutes October 28, 2009 Page 2 PUBLIC COMMENTS: Abraham Laird, San Luis Obispo, was not present but provided the Commission with a letter supporting the project. Joe Boud, an appellant, provided testimony related to slope, building envelopes, setbacks, driveway and fire access, usability of proposed lot 1, neighborhood controversy, and grading issues. Jeff Wagner, representative for Spevak, spoke to the conformity of the proposed lots with ordinance standards and the additional conditions that were agreed to in an effort to address neighborhood concerns. Barbara Boud, Maureen Eyermann, Nancy Shokohi, and Scott Killian spoke against the project and urged the Commission to eliminate Parcel 1 or deny the project based on concerns of increased traffic, safety, views, decline in property values, and changes to neighborhood character. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Draze stated that he opposed the appeal of the Hearing Officer's decision. Mr. Draze felt the project was a legitimate division of land. Vice -Chair Multari requested clarification on the 25 -foot setback mentioned by the appellant. Staff replied that the setback applied to lot 10 of the original subdivision which has different terrain and views. Vice -Chair Multari clarified with staff that the applicant could develop two single-family homes on the site in addition to the existing house without discretionary review based on the lot size. Commr. Singewald requested clarification on the City's policy regarding private views and noted that privacy concerns are really for downhill neighbor (applicant's property), and he is in opposition to the appeal. Commr. Whittlesey requested clarification on slope and the building envelope reduction. Staff replied that the building envelope would be reduced and reviewed at the architectural review stage of the project. Chairperson Stevenson noted that the language in condition #3 is vague. Mr. Stevenson suggested the Commission provide a modification to the language. Commr. Whittlesey requested clarification on fire access. Commr. Whittlesey supported denying the appeal. Planning Commission Minutes October 28, 2009 Page 3 Vice -Chair Multari suggested that more direction be provided for future development of -the buildings. Mr. Multari suggested the garage on Parcel 1 be situated to minimize driveway length adjacent to the uphill neighbor. He also suggested establishing a specific height limit instead of restricting development on parcel 1 to "single -story." Commr. Multari felt an increased set back of 12 feet rather than 5 feet was reasonable. Vice -Chair Multari made a motion to deny the appeal but modify the conditions as follows: a setback of 12 feet would apply to the footprint of Parcel 1, the driveway shall be located outside the 12 -foot setback on Parcel 1, and the height of future housing on Parcel 1 should be no higher than an elevation of 406 feet at the highest point of the roof peak. There was not a move to second the motion. Mr. Wagner, EDA, provided further clarification on elevations for Parcel 1 for the Commission. Mr. Wagner noted that future architectural review would take care of concerns rather than having the Commission determine site design. Commr. Draze noted that he does not support an increased setback. Commr. Meyer noted that the project was a delicate balance as both sides had valid points. Commr. Meyer did not support Vice -Chair Multari's motion with conditions. He suggested a 10 -foot setback instead of 12 feet. Commr. Singewald noted privacy concerns of Parcel 1 where adjacent residents could overlook the yard. Mr. Singewald did not support the setback proposed. Commr. Boswell supported the condition modifications as they clarified the intent of the project approval. Vice -Chair Multari supported a 10 -foot setback on Parcel 1; prohibiting the driveway in the 10 -foot setback area; and a specified height for the building. Chairperson Stevenson noted the constrained area of the site with an irregular shape for building. Mr. Stevenson. suggested a condition requiring Architectural Review Commission (ARC) review and noted he supported a 12 -foot setback. Vice -Chair Multari did not support a condition for ARC review. Staff re -read the motion language as it was being proposed. There were no further comments made from the Commission. as follows: Planning Commission Minutes October 28, 2009 Page 4 1. Applications submitted for architectural review on Parcel 1 shall include housing designed not to exceed a 406 -foot elevation at the highest point of the roof, to preserve pleasant views from and toward the property (LUE 2.2.12), and remain consistent in character with the neighborhood. 2. The building footprint shown on Parcel 1 shall be reduced in size so that eventual housing development of the parcel will be setback at least 10 feet from the northeast property line. The driveway shall not be allowed within this required 10 -foot setback. AYES: Commrs. Singewald, Boswell, Meyer, Multari, and Stevenson NOES: Commrs. Draze and Whittlesey RECUSED: None ABSENT: None The motion passed on a 5`.2 vote. The Commission took a 10 -minute break from 8:50 p.m. to 9:00 p.m. 2. Orcutt Area. GP/SP/ER 209-98: Review of Chapter 8, Public Facilities Financing, of the Draft Orcutt Area Specific Plan; Barbara Parsons, applicant (Michael Codron) Commr. Singewald recused himself from item #2 due to a potential conflict of interest. Commr. Boswell recused himself from item #2 due to a potential conflict of interest. Michael Codron, Housing Programs Manager, presented the staff report, recommending the Commission direct staff to take the following actions: 1. Incorporate the Public Facilities Financing into Chapter 8 of the Draft Orcutt Area Specific Plan, including any changes directed by the Commission; and 2. Prepare a resolution recommending City Council approval of the Draft Orcutt Area Specific Plan, and certification of the Final Environmental Impact Report for the project; and 3. Prepare a resolution recommending City Council approval of pre -zoning and annexation of the Orcutt Area, consistent with the land uses identified in the Draft Orcutt Area Specific Plan. Mr. Codron also noted that additional information was being developed regarding park land costs and park improvement costs, which would be forwarded to the Commission to consider during their next meeting. PUBLIC COMMENTS: Mike Cannon, applicant representative, noted that every dollar included in an impact fee deters the property owner's ability to develop and add needed housing to the City's housing inventory. Mr. Cannon also noted that the proposed bicycle bridge was Planning Commission Minutes October 28, 2009 Page 5 unwanted because it was visually unappealing and unsafe. Mr. Cannon also requested the Commission reduce the. Orcutt Area's share of the Orcutt Road widening project. Jim Smith, San Luis Obispo, spoke in support of the project. Mr. Smith opposed the bridge and supported its elimination from the project. Phil Gray, San Luis Obispo, .spoke in support of the project. Mr. Gray opposed the bridge because of cost and potential safety issues. Patti Taylor, San Luis Obispo, said that she does not support the project as it is currently proposed and has concerns about costs. Ms. Taylor discussed home site designation for her property and submitted a letter to the Commission for the record. Jeanne Helphenstine, San Luis Obispo, disagrees with the approved minutes of the June 25, 2008, Planning Commission meeting. Ms. Helphenstine did not feel the project was able to proceed as presented at that time. She said that she does not support the bicycle bridge. Ms. Helphenstine noted that if the overpass was to move forward, the percentage of the cost allocated to the Orcutt Area should be reduced. There were no further comments made from the public. COMMISSION COMMENTS: " Vice -Chair Multari requested clarification on the costs for the participants and those that would opt out of the process. Staff provided clarification on non -applicant and applicant costs and clarified City policy, which is that property owners will not be subject to any fees or development costs until they move forward with a development project on their property. Staff discussed how the fee program distributes infrastructure costs to future development on a per-unit basis.. Commr. Draze requested clarification on the timeline for the Commission to revisit the Rem. Staff noted that the item could return at the December meeting. Commr. Meyer requested clarification on the progress if owners pull out as mentioned in Ms. Taylor's letter. Chairperson Stevenson questioned the funding allocation for the bridge and the Orcutt Road widening project. Staff replied that the traffic study prepared ,for the EIR for the Tumbling Waters project determined the fair -share allocation for the cost of the Orcutt Road widening project, which is based on vehicle trips from the various projects that are contributing to the cost of the facility. Vice -Chair Multari supported the project moving forward and meeting in December. Mr. Multari questioned if the EIR had been approved and noted concern for the bicycle bridge. Staff noted that the EIR was still in the approval process.. Commr. Meyer noted concern for the bridge and its connectivity to the areas, especially since the school site will.not be where it was previously proposed. Planning Commission Minutes October 28, 2069 Page 6 Tim Bochum, Deputy Director of Public Works, discussed the need for the bridge in the context of connectivity to other bicycle and pedestrian improvements in the City, such as in the Margarita Area. Mr. Bochum noted the Bicycle Committee's input into the project. He also noted that the Orcutt Area is responsible for 100% of the cost because the bridge would not be needed if it were not for proposed Orcutt Area development. Orcutt Area development, however, is not responsible for paying for bicycle facilities located in other parts of town that they will use. Commr. Meyer questioned if the financing for the project could come through assessments rather than up front: Staff replied that any type of assessment would have to be approved by the property owners. The property owners are strongly opposed to the concept of using land -secured financing prior to such time that they decide to pursue a development project, which will be different for everyone. Commr. Whittlesey asked a question regarding the potential for escalating costs and timetable to build. Staff replied that the fee program normally includes an annual adjustment based on the Consumer. Price Index. Commr. Whittlesey requested clarification on pre -annexation agreements. Staff noted that the pre -annexation agreement is a tool to acknowledge existing conditions on a property and clarify how City standards and policies will apply to that property after annexation. Commr. Draze questioned bridge location alternatives and asked if there may be another location where an underpass would be feasible. Staff responded that the required approval from Union Pacific Railroad for an underpass would be difficult to achieve. Mr. Codron read and referenced information provided in Ms. Taylors letter. There were no further comments made from the Commission. improvements. AYES: Commrs. Draze, Meyer, Whittlesey, Multari and Stevenson NOES: None RECUSED: Commrs. Singewald and Boswell ABSENT: None The motion passed on a 5:0 vote. COMMENT AND DISCUSSION: 4. Commission: There were no Commission comments and discussion. Planning Commission Minutes October 28, 2009 Page 7 ADJOURMENT: The meeting was adjourned at 10:30 p.m. Respectfully submitted by, - Janet Miller Recording Secretary Approved by the Planning Commission on _November 12, 2009 - P"t', Ryan qBetz Supe i ing Administrativ A istant U SAN LUIS OBISPO PLANNING COMMISSION MINUTES November 12, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: Commissioner Michael Draze Staff: Director of Community Development John Mandeville, Deputy Director of Community Development Kim Murry, Senior Planner Jeff Hook, Housing Programs Manager Michael Codron, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of October 28, 2009, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. City —Wide. GPA 120-08: Review of the Housing Element Update Public Hearing Draft and Environmental Review; City of San Luis Obispo - Community Development Department, applicant. (Kim Murry) Jeff Hook, Senior Planner, presented the staff report recommending the Planning Commission: 1. Review the Draft Housing Element Update and proposed Negative Declaration and provide comments and direction as appropriate, and 2. Adopt the Resolution recommending the City Council approve the Housing Element update and proposed Negative Declaration. Chair Stevenson requested clarification on under -developed sites considered for more units. Mr. Hook indicated that development potential of these sites was estimated to be about 75-80% of the maximum development potential. Kim Murry, Deputy Community Development Director, discussed the public outreach efforts associated with the update of the Housing Element. Planning Commission Minutes November 12, 2009 Page 2 The Commissioners requested clarification of several sections of the appendices including public participation, Appendix N, and Appendix F. PUBLIC COMMENTS: JoAnn Wheatley, San Luis Obispo, expressed concern about an identified infill site behind the General Hospital property and noted that public outreach and notification had not been conducted in the adjoining neighborhoods. Richards Morteivsen, San Luis Obispo, does not support inclusion of the potential infill site behind General Hospital. Pat Mullen, San Luis Obispo, does not support inclusion of the potential infill site behind General Hospital. Mr. Mullen requested that a vote be postponed until interested parties in the adjoining neighborhoods can participate in the discussion. Mr. Mullen stated there was a lack of public awareness of the Housing Element update. Rachel Rosenthal, San Luis Obispo, noted concern for watershed and drainage issues associated with the General Hospital property. Ms. Rosenthal requested that the definition of Special Design Area be included in the Glossary located in Appendix O. Carolyn Smith, San Luis Obispo, noted concern for high density residential development in existing neighborhoods and supported a more liberal use of neighborhood parking districts to address parking concerns. Ms. Smith expressed the need to work closely with neighborhoods when rezoning is proposed. There were no further comments made from the public. COMMISSION COMMENTS: Chair Stevenson discussed policy 6.23 and noted that a proposed policy, not a re- zoning was being considered. Staff replied that the proposed update identifies a dozen potential infill areas for future consideration and that a portion of the site behind General Hospital is currently zoned for residential development. The intent of the proposed policy related to assigning a "special design area" to the site is to indicate that future consideration of residential development on the site needs to address issues of slope, visibility, drainage, and other design concerns. Staff indicated that the inclusion of a site in the list of potential sites for future consideration does not comprise a rezoning and that any future actions would include notification and engagement of the neighborhood. John Mandeville, Director of Community Development, noted the site was included because it is as suitable for residential development, in terms of similar slope, elevation, and site characteristics, as other land in the city that has already been developed. Mr. Mandeville noted that the speakers can address their concerns to the policy at hand.. He also noted that the speakers would have an opportunity to voice their concerns again should a specific change be considered in the future. Planning Commission Minutes November 12, 2009 Page 3 Vice -Chair Multari requested clarification on program 6.23 language. Staff reported that a portion of the site is in the city and a portion is located outside of the urban reserve area. The program recommends the area within the City be designated as a special design area without changing the base zoning that exists. Commr. Whittlesey questioned the potential County development of the site referred to in the staff report. Staff replied that the City does not have details of the development. under consideration by the County but is aware that it involves residential development. Commissioners provided input regarding policy and program wording corrections. Commr. Boswell questioned whether the Affordability requirements in Tables 2 and 2A should be in the General Plan versus located within the ordinance or in the Housing Element Appendices. The Commission discussed potential placement of the tables and staff replied that they could be relocated but the policy language would remain in the General Plan. Vice -Chair Multari recommended that the portion of the sentence in policy 3.7 relating to the rehabilitation and improvement of mobile home parks be deleted since all residential units are already addressed as part of the policy. By a straw vote, the Commission agreed with Commissioner Multari's suggestion. Chair Stevenson and Vice -Chair Multari indicated that the language in Program 3.14 should be consistent with the language in Policy 3.7. Commissioners discussed the language in Policy 3.2 and whether the word "prohibit" should be used rather than "discourage" removal of affordable housing. Staff clarified how the existing policy language is consistent with direction in other General Plan policies and how the policy is implemented with development projects. Vice -Chair Multari noted concern for changing the wording. Staff also noted the difficulty in identifying which affordable units the policy would apply to other than those that are deed restricted to ensure long-term affordability Commr. Meyer noted the differences between mobile homes and traditional "stick -built" housing and expressed concern for protecting this source of affordable housing. Commissioners noted corrections and clarifications to Policy 6.5, and 6.1 and 6.6. Commr. Singewald noted concern for the `extremely low' -income category of households and recommended addition of a program stating: "Evaluate and consider increasing residential densities on appropriate sites for housing affordable to extremely low-income households." The Commissioners supported this addition. Commr. Meyer questioned whether programs for site development should be included in the Housing Element to ensure that exterior spaces be oriented to make the most use of the sun. The Commission discussed this idea and staff clarified that the suggested language is already included in the Conservation and Open Space Element. Chair Planning Commission Minutes November 12, 2009 Page 4 Stevenson noted Community Design Guidelines could be amended to address as needed. The Commission took a 10 -minute break at 9:25 p.m. Commr. Boswell expressed that Cal Poly will reach a threshold where it is no longer feasible to construct more on-site housing. Mr. Boswell indicated that policies 8.4 and 8.7 are probably still appropriate for this update, but may not be appropriate for the next Housing Element. Mr. Mandeville responded that the Land Use Element update will consider residential density and where it should occur. Commr. Boswell questioned if the policies and programs under Goal 9 had been evaluated against the Conservation and Open Space Element for consistency. Staff replied that they are consistent although there may be some redundancy. Vice -Chair Multari commended staff, volunteers, and previous Commissioners who provided the input that created the programs and policies in the 2004 Housing Element. Commr. Boswell commended the Housing Task Force for their assistance in creating the existing Housing Element from which the current update is working. Commissioners noted several minor corrections and directed staff to make changes to address these and other direction provided. Commr. Boswell requested that the Commission receive a priorities update at 6 -month intervals. Mr. Mandeville noted that the Commission would receive an update in the first quarter of the year with the General Plan Annual report. Commr. Boswell requested that the Commission receive an update twice a year and the Commissioners supported this request. There were no further comments made from the Commission. On motion by Vice -Chair Multari, seconded by Commr. Boswell to adopt the resolution Vice -Chair Multari suggested that the motion should include the direction and corrections noted throughout the meeting as well as referencing the information on disk and correspondence submitted by Rachel Rosenthal in the public record. AYES: Commissioners Boswell, Meyer, Singewald, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commissioner Draze The motion passed on a 6:0 vote. Planning Commission Minutes November 12, 2009 Page 5 COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast — Staff provided the forecast of the December 10"' Planning Commission agenda. 3. Commission ADJOURNMENT: The meeting was adjourned at 10:15 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _December 10th, 2009 Ryan K. BW `— Supervisgg Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES December 10, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Vice - Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: Commissioners Airlin Singewald, Mary Whittlesey Staff: Deputy Community Director 'Kim Murry, Housing Programs Manager Michael Codron, Director John Mandeville, Peggy Mandeville Public Works and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. MINUTES: Minutes of November 12, 2009 were approved as presented. Commissioner Boswell recused himself from the public hearing item due to a potential conflict of interest. PUBLIC HEARINGS: 1. Orcutt Area. GP/SP/ER 209-98: Consideration of a recommendation to the City Council to adopt the Draft Orcutt Area Specific Plan (OASP) and certify the Final Environmental Impact Report for the project, including recommendations for General Plan Amendments needed to implement the GASP, and recommendations establishing pre -zoning for the Orcutt Area that would take recommendations for General Plan Amendments needed to implement the GASP, and recommendations establishing pre -zoning for the Orcutt Area that would take effect upon future annexation, including an ordinance to rezone 3750 Bullock Lane from Conservation/Open Space/Special (c/OS-S) to Medium High Density Residential/Specific Plan (R -3 -SP) and Community Commercial/Specific Plan (C -C- SP); Barbara Parsons, applicant. (Michael Codron) Michael Codron, Housing Programs Manager, presented the staff report, recommending that the Planning Commission recommend approval of the Orcutt Area Specific Plan (GASP), the project's Environmental Impact Report (EIR) and related implementation measures to the City Council, based on findings and subject to conditions which he outlined. PUBLIC COMMENTS: Planning Commission Minutes December 10, 2009 Page 2 Andrew Merriam, applicant's representative, spoke in support of the staff recommendation and reducing facility costs to make housing development viable. Mike Cannon, applicant's representative, spoke in opposition to the bicycle/pedestrian bridge proposed at Industrial Way due to concerns safety, maintenance, and visual issues. Mr. Cannon suggested that the impact fees associated with the bridge could be allocated to alternative bike projects. Nick Muick, San Luis Obispo, Orcutt Area property owner spoke in opposition to the costs associated with the project, including parkland. Patti Taylor, San Luis Obispo, Orcutt Area property owner noted concems with development costs. Ms. Taylor requested that the Commission have staff evaluate the legality of the applicant -drive specific plan, provide examples within the state where other jurisdictions have accepted applications for specific plans, and provide a legal opinion regarding the EIR because it does not provide adequate public information on the financial plan and project costs. Ed Garay, San Luis Obispo, Orcutt Area property owner, requested that his Orcutt area property be excluded from the project. Glen Mattesson, Bicycle Advisory Committee, spoke in support of the bicycle/pedestrian bridge at Industrial Way. Robert Maddalena, San Luis Obispo, Orcutt Area property owner, expressed concerns that the proposed fees would make development infeasible. David Grey, San Luis Obispo, spoke in support of the project but did not support the bridge as part of this plan. Dan Rivoire, San Luis Obispo, spoke in support of the bicycle and pedestrian bridge. Jeanne Helphenstine, San Luis Obispo, spoke in' support of the project. Ms. Helphenstine questioned the need and cost of the proposed bridge. There were no further comments made from the public. STAFF COMMENTS TO PUBLIC COMMENTS: Mr. Codron replied to questions raised with the following responses: 1. The Hansen Lane project is included in the OASP in order to address overall project -related increases in vehicle trips expected to occur on Orcutt Road, not because of the few units planned immediately adjacent to the area. 2. The fee program can change over time, as new information becomes available. In some cases, costs may increase as building materials become more Planning Commission Minutes December 10, 2009 Page 3 .expensive, or costs may go down in the event that other funding sources for projects, such as grant funding are acquired. 3. The parkland value was based on an 'independent appraisal commissioned by the City, which estimates that parkland value at the time of dedication will be $500,000 per acre. However, based on the desire to develop consensus, the property owners had agreed to a value of $300,000 per acre for the Neighborhood Park land. 4. The consent of property owners is not required in order to create and approve a speck plan, since it is a planning document and not an actual development project. 5. For those property owners that didn't allow for the initial evaluation of biological and cultural resources to occur on their property during the EIR process, there are requirements in the Final Program EIR for future evaluations to be concluded prior to any development. 6. The School District has provided an evaluation of alternative school sites, which is included in the OASP by reference and kept on file in the Community Development Department. COMMISSION COMMENTS: Commr. Draze discussed the difference between a project and a plan. Mr. Draze noted that the cost concerns were ultimately a City Council decision about whether to share in the costs of certain facilities, such as the bridge. Commr. Meyer discussed bicycle connectivity, the City's long term goals for bicycle transportation, and noted that the bridge was important over the long-term. Vice -Chair Multari noted that the current economic conditions should not be the basis for decisions regarding long term development. Mr. Multari requested clarification on whether the bridge was an EIR mitigation measure. Staff replied that the bridge was not a mitigation measure, but was part of the project description. Chairperson Stevenson supported the range of housing opportunities being planned for the area and suggested that grants be sought to fund the bridge. findings and subject to a Mitigation Monitoring Reporting Plan, as recommended. by staff. AYES: Commrs. Draze, Meyer, Vice -Chair Multari, and Chairperson Stevenson NOES: None RECUSED: Commr. Boswell ABSENT: Commrs. Singewald and Whittlesey The motion passed on a 4:0 vote. Planning Commission Minutes December 10, 2009 Page 4 r. regarding the long-term nature of the project: that planning for the Orcutt Area requires an inter -generational look at infrastructure requirements: and that development in the Orcutt Area will be better served by City infrastructure than by development under County standards. AYES: Commrs. Draze, Meyer, Vice -Chair Multari, and Chairperson Stevenson NOES: None RECUSED: Commr. Boswell ABSENT: Commrs. Singewald and Whittlesey The motion passed on a 4:0 vote. AYES: Commrs. Draze, Meyer, Vice -Chair Multari, and Chairperson Stevenson NOES: None RECUSED: Commr. Boswell ABSENT: Commrs. Singewald and Whittlesey The motion passed on a 4:0 vote. Commercial -Specific Plan. AYES: Commrs. Draze, Meyer, Vice -Chair Multari, and Chairperson Stevenson NOES: None RECUSED: Commr. Boswell ABSENT: Commrs. Singewald and Whittlesey The motion passed on a 4:0 vote. AYES: Commrs. Draze, Meyer, Vice -Chair Multari, and Chairperson Stevenson NOES: None RECUSED: Commr. Boswell Planning Commission Minutes December 10, 2009 Page 5 ABSENT: Commrs. Singewald and Whittlesey The motion passed on a 4:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast — Staff provided an agenda forecast of the January 13th meeting. ADJOURMENT: The meeting was adjourned at 9:00 p.m. Respectfully submitted by Janet Miller Recording Secretary Approved by the Planning Commission on _February 10, 2010 Ryan K. 1340 \ SupervisiM Administrative Assista