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Home My WebLink AboutPLANNING COMMISSION MINUTES 2011PLANNING COMMISSION MINUTES 2011 SAN LUIS OBISPO PLANNING COMMISSION MINUTES _. January 12, 2011 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: None Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of December 8, 2010, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Barry VanderKelen, San Luis Obispo, announced they are in the process of acquiring the property at 550 Dana Street to house the Community Foundation of San Luis Obispo offices. The historic Bameberg House on Dana Street will also have meeting rooms on the first floor that will be available for use by non-profit and community groups. There were no further comments made from the public. PUBLIC HEARINGS: None COMMENT AND DISCUSSION: 1. Staff a. Agenda Forecast Doug Davidson provided an agenda forecast for the January 26th meeting to include review of the Skate Park Use Permit and a rezone and General Plan amendment for the property at 313 South Street. b. Review Workscope and Prop. 84 grant funding for updating the Land Use Element and Circulation Element (Kim Murry) Kim Murry provided a brief presentation of the Proposition 84 grant objectives and the next steps that need to occur before an update to the Land Use and Circulation Elements can be started. No action was required. The Commission voiced strong support for the grant and workscope. 2. Commission Planning Commission Minutes January 12, 2011 Page 2 a. Review state of Climate Action Plans in California and Nationwide (Michael Boswell) Mr. Boswell presented an update to the Climate Action Plans within California and other states, focusing on common content, types of plans, milestones, state mandates, and what other cities are currently doing. The Commission discussed setting boundaries, developing methodology, and collaboration. No action was required. The Commission voiced appreciation for the presentation. b. Commissioners discussed the Community Budget Forum held the previous evening. Chair Multari expressed concern that actions taken at the state level will severely impact our local economy due to the high incidence of state employment in the area and that economic recovery will be further in the future than is being characterized. c. Chair Multari asked for clarification of "lots for sale" signs at the corner of Los Osos Valley Road and Foothill. Staff committed to follow up with County staff for further information. ADJOURMENT: The meeting was adjourned at 7:30 p.m. O Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _February 23, 2011 Ryan K. Administrative Assistant SAN LUIS OBISPO - PLANNING COMMISSION MINUTES January 26, 2011 ROLL CALL: Present: Commissioners Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, and Chairperson Michael Multari Absent: Commissioner Michael Boswell and Vice -Chairperson Mary Whittlesey Staff: Deputy Community Development Director Doug Davidson, Senior Planner Pam Ricci, Assistant City Attorney Andrea Visveshwara, Civil Engineer Bridget Fraser, Parks & Recreation Director Shelly Stanwyck, and Recording Secretary Janet Miller ACCEPTANCE OF THE. AGENDA: The agenda was accepted as presented. MINUTES: Minutes of January 12, 2011, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: C1. 190 Santa Rosa Street U/ER 14-10: Use permit and environmental review for development of a new skate park at Santa Rosa Park; PF zone; City of San Luis Obispo — Public Works Department, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending that the Commission adopt a draft resolution granting final approval to the use permit, based on findings, and subject to mitigation measures and conditions which she outlined. She also noted that the Commission would be adopting the Mitigated Negative Declaration. Leif McKay, applicant representative, provided an overview of the design features of the skate park and surrounding amenities. Bridget Fraser, Civil Engineer, clarified the lighting proposed for the project. Commr. Singewald questioned if the site was sensitive in regard to cultural resources. Staff responded that City specifications included provision for archaeological services if cultural resources were discovered during grading activities. Shelly Stanwyck, Parks and Recreation Director, spoke in support of the project mentioning the on-going fund-raising efforts and future grant applications. She stated the City is currently several hundred thousand dollars short of the project's goal for construction. Commr. Stevenson asked about how special events held at the park would be handled. Staff noted that permits would be required for larger events and that other departments and agencies would be consulted as necessary to avoid any traffic or parking impacts. l\� Planning Commission Minutes January 26, 2011 Page 2 PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: There were no comments made from the Commission. On motion by Commr. Stevenson. seconded by Commr. Draze, to adopt a draft resolution, which grants final approval to the use permit, based on findings, and subject to conditions, and mitigation measures as recommended by staffwith the following changes: 1) Second sentence of Mitigation Measure 5 modified to read: "Final drainage design shall be routed to Caltrans for their review and will take into account existing available." 3) New condition 2 added: 'The use permit is valid for a period of five years from the date of Planning Commission approval. A one-year time extension may be requested prior to expiration and is subject to the discretion of the Community Development Director." AYES: Commrs. Draze, Meyer, Singewald, Stevenson, and Multari NOES: None RECUSED: None ABSENT: Commrs. Boswell and Whittlesey The motion passed on a 5:0 vote. 2. 313 South Street. GP/R/ER 35-10: Request to modify the zoning map for the site from M, Manufacturing, to R-4, High Density Residential, and amend the Land Use Element map from Services and Manufacturing to High Density Residential and environmental review; M zone; ROEM Development Corp., applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending that the Commission adopt a resolution, which recommends to the City Council: 1. Approval of a Negative Declaration (ER 35-10) and amendment to the General Plan Land Use Element map to change the land use designation of 313 South Street from Services & Manufacturing to High -Density Residential. 2. Approval of an amendment to the Zoning Map for 313 South Street from Manufacturing (M) to High -Density Residential (R-4) Commr. Stevenson questioned if the proposed bike lockers could be used for alternative purposes such as storage lockers. Staff indicated that this was discouraged and that it was the goal to create spaces for storage of bicycles within buildings where feasible that would be functional and limit the amount of site area covered by lockers. Jonathan Emami, applicant representative, discussed the proposed storage and options available for the project. Commr. Singewald questioned if affordability levels have been established. Planning Commission Minutes January 26, 2011 Page 3 Jonathan Emami discussed the affordability levels of the project. Chairperson Multari asked about the removal of site contamination. Richard Daulton, Rincon consultants, discussed prior clean-up and monitoring efforts and noted that a case closure letter had been issued by the Regional Water Quality Control Board. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: On motion by Commr. Stevenson, seconded by Commr. Singewald, to adopt the Planning Commission resolution, which recommends to the City Council: 1) Approval of 3) Approval of a density bonus including the exception to the building height limit as an affordable housing incentive. AYES: Commrs. Draze, Meyer, Singewald, Stevenson, and Multari NOES: None RECUSED: None ABSENT: Commrs. Boswell and Whittlesey The motion passed on a 5:0 vote. Commr. Meyer suggested that, with a reduction in the front yard setback, better solar access and more green space could be created. AYES: Commrs. Stevenson, Draze, Meyer, Singewald, and Multari NOES: None RECUSED: None ABSENT: Commrs. Boswell and Whittlesey The motion passed on a 5:0 vote. 3. Staff a. Agenda Forecast — The regularly -scheduled meeting of February 9" has been cancelled. Planning Commission Minutes January 26, 2011 Page 4 4. Commission ADJOURMENT: The meeting was adjourned at 7:35 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _February 23, 2011 SAN LUIS OBISPO PLANNING COMMISSION MINUTES February 23, 2011 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: Commissioner Eric Meyer Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Senior Planner Pam Ricci, Assistant City Manager Michael Codron, Economic Development Manager Claire Clark, Natural Resources Manager Neil Havlik, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of January 26, 2011, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PRESENTATION: City of San Luis Obispo Economic Development (Michael Codron and Claire Clark) Claire Clark, Economic Development Manager, provided an overview of the economic development worts program that has been ongoing through the 2009-2011 Financial Plan. Commr. Boswell questioned the pursuit of air traffic options which would support the work program. Claire Clark, Economic Development Manager, noted that the private sector committee through the EVC was working on increasing air traffic options. Commr. Stevenson questioned if a conference center project in the City had been included, such as the Caltrans site, for development. Ms. Clark noted that it was not a point of focus at the moment due to the current economic climate. Michael Codron, Assistant City Manager, stressed the identification and development of timely and strategic placement of infrastructure which would support job base and land development. Chairperson Multari requested a definition of the growth clusters in the City. Ms. Clark noted the growth clusters from the EVC Study include specialty manufacturing, technology, and construction development. Planning Commission Minutes February 23, 2011 Page 2 C PUBLIC HEARINGS: 1. 0 Calle. Joaquin (north of Kimball Motors). GPI/ER 44-10: Review of master plan for the Calle Joaquin Agricultural Preserve and environmental review; C/OS-20 zone; City of San Luis Obispo — Natural Resources Division, applicant. (Neil Havlik) Neil Havlik, Natural Resources Manager, presented the staff report, giving a thorough overview of the evolution of the Master Plan and its contents. Pam Ricci, Senior Planner, discussed the Master Plan's consistency with CEQA, the City's General Plan and the County Airport Land Use Plan. She recommended that the Commission adopt a draft resolution, which recommends to the City Council that the draft Agricultural Master Plan and Mitigated Negative Declaration be adopted as presented based on findings and subject to mitigation measures. Louise Schiller, San Luis Obispo, provided a presentation of how the Master Plan coordinated with the vision of the SLO Community Farm developed through the Central Coast Ag Network. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: Commr. Singewald requested clarification on the use of local produce in the school district. Ms. Schiller stated that the process has many challenges but that the goal was to supply local schools with produce from the community farm. Vice -Chair Whittlesey asked staff for a response to a concern expressed in Mr. Dollar's memo related to developing structures on prime agriculture land. Mr. Havlik noted that the scale of development was consistent with property development standards in the City's Zoning Regulations for Open Space. The Commission discussed the inclusion of language to guide the Architectural Review Commission regarding development on prime agriculture land with proposed structures. Commr. Draze suggested that the groups coordinate with the County Office of Education to help implement their goals. Commr. Stevenson questioned the flexibility of the phasing of the project. Mr. Havlik noted that the Master Plan provided for long-term goals for the entire area but also allowed for some development to occur in the shorter term. Chairperson Multari asked about setbacks along the creek corridor. Mr. Havlik responded that the Master Plan called for 30-50 foot setbacks. CChairperson Multari asked about whether working with a specific non-profit, the Central Coast Ag Network, was consistent with the provisions of the Master Plan. Mr. Havlik explained the informal selection process that had taken place and that the Central Planning Commission Minutes February 23, 2011 Page 3 Coast Ag Network had met the requirements. Assistant City Attorney Andrea Visveshwara provided clarification regarding the flexibility of the language included in the Master Plan for future sourcing. There were no further comments made from the Commission. and Mitigated Negative Declaration be adopted with the following modification to the wording of Mitigation Measure No. 1: New construction of agricultural support structures and associated improvements shall be to 'the review and approval of the Architectural Review Commission to ensure consistency with the Community Design Guidelines and compatibility with the agricultural character of the site. New structures shall be low in profile and of an Agrarian vernacular style to fit into the site's agricultural setting. AYES: Commrs. Boswell, Draze, Singewald, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: Commr. Meyer The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast 3. Commission ADJOURMENT: The meeting was adjourned at 7:54 p.m. Respectfully submitted by, Janet Miller Approved by the Planning Commission on _March 23, 2011 SAN LUIS OBISPO PLANNING COMMISSION MINUTES March 23, 2011 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: Commissioner Airlin Singewald Staff: Deputy Community Development Director Doug Davidson, Senior Planner Pam Ricci, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of February 23, 2011, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. 1433, 1443, and 1445 Calle Joaquin. GP/R/ER 70-10: Environmental review and request to modify the Land Use Element map designation from Tourist Commercial (C- T) To Services and Manufacturing and rezone from Tourist Commercial (C -T) property to Service Commercial with the Special Consideration overlay (C -S -S) for three properties located on the north side of Calle Joaquin; America's Tire Company, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, to adopt the draft resolution, which recommends that the City Council: 1) Approve an amendment to the General Plan Land Use Element map to change the land use designation for the sites from Tourist Commercial to Services and Manufacturing and adopt a Mitigated Negative Declaration (ER 70-10); 2) Approve an amendment to the Zoning Map for the sites from Tourist - Commercial (C -T) to Service -Commercial with Special Considerations overlay zone (C -S- S), based on findings, and subject to conditions, which she outlined. Commr. Draze questioned if Motel 6 and the AAA office had been notified about the proposed rezoning. Staff noted that certified letters had been sent to both businesses, but neither business had provided any comments or feedback. Commr. Whittlesey asked about the Special Consideration "S" overlays on nearby properties. Staff responded that the S overlays in the area were either to restrict uses to auto sales or to permit compatible service uses. Commr. Stevenson questioned the language concerning redevelopment of the Motel 6. Staff discussed the intent of the language was to allow the business to rebuild to its current Planning Commission Minutes March 23, 2011 Page 2 intensity (i.e. number of units with a similar footprint) in the case that the property was involuntarily destroyed. Jeremy Freund, applicant representative, spoke in support of the project. Commr. Draze questioned if the applicant had contacted either the Motel 6 or the AAA offices. Mr. Freund replied that the applicant had not. Vice -Chair Whittlesey noted concern for sound levels and requested clarification on the sound mitigation. Mr. Freund discussed the findings of the noise analysis and the proposed mitigation measure. Commr. Stevenson questioned if the applicant had considered an architectural sound remedy rather than outside sound barrier provision. Dan Wainright, applicant representative, discussed sound mitigation measures in business operation for the property. Mr. Wainright noted that the applicant had considered architectural solutions in addition to an outside sound barrier. Commr. Meyer requested clarification on the location of the service doors. Mr. Wainright discussed the layout of the building. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Chairperson Multari suggested the noise mitigation should read more generically to state that the applicant shall include sound mitigation measures to limit the amount of noise to the Motel 6 property to 50 decibels, and the applicant's project should not amplify sound to neighboring properties. Commr. Boswell noted the tire store project should mitigate its own noise but was not responsible for mitigating existing noise from Highway 101. Commr. Draze suggested that the proposed Condition No. 3 allow for the Motel 6 to be redeveloped without limitations on the scope other than keeping within the framework of applicable property development standards. He made the point that, if the motel selected to improve their property, they should not be prevented from doing so because of their legal non -conforming use status. Chairperson Multari agreed with the special status for Motel 6 as part of the subject rezoning, but suggested that staff may want to, in the future, look at conditionally allowing motels and hotels in the C -S zone with certain performance standards such as proximity to major travel corridors. Staff noted that various alternatives had been considered for dealing with the Motel 6 property, but that the selected course with giving the motel special status as part of the S -zoning overlay was the most logical and straightforward solution. Planning Commission Minutes March 23, 2011 Page 3 Commr. Draze suggested eliminating "warehousing and indoor storage" from the list of allowed uses at this location. Vice -Chair Whittlesey recommended also eliminating "truck or freight terminal' from the list of allowed uses as the sites are located at a gateway of the city. There were no further comments made from the Commission. On motion by Commr. Draze, seconded by Commr. Stevenson, to recommend to the Council approval of the amendments, based on findings, and with mitigation measures and conditions, including the following amendments: Mitigation Measure No. 9 was modified to read: "The applicant shall include sound mitigation to limit the amount of stationary noise generated by the proposed tire store at 1443 Calle Joaquin at its shared property line with and warehousing, indoor storage to the list of prohibited uses. Condition No. 3 was modified to read: "The existing Motel 6 use at 1433 Calle Joaquin will become a legal, nonconforming use with approval of the subject zoning. One of the special considerations with the change in zoning is that this site would be allowed to be redeveloped with a motel use in addition to a CSS use." AYES: Commrs. Boswell, Draze, Meyer, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: Commr. Singewald The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast — Deputy Director Davidson provided the forecast. 3. Commission — No additional comments. ADJOURMENT: The meeting was adjourned at 7:30 p.m. Respectfully submitted by, Janet Miller Recording Secretary 0 by the Planning Commission on —April 13, 2011 Adminive Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES April 13, 2011 OATH OF OFFICE: City Clerk Elaina Cano administered the oath of office to re- appointed Commissioner Mary Whittlesey ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: None Staff: Deputy Community Development Director Kim Murry, Assistant Planner James David, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ELECTION: The Commission re-elected Chairman Multari and Vice -Chair Whittlesey ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of March 23, 2011, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. Commr. Stevenson recused himself, due to a potential conflict of interest, occurring through overlap of a professional relationship for item #1. PUBLIC HEARINGS: 1. 4600 Broad Street. ANNX/LLA/ER 117-10: Review of a lot line adjustment between two lots (one in the City and one in the County) and concurrent annexation request; C -S zone; Fred Glick, applicant. (James David) James David, Assistant Planner, presented the staff report, recommending the Planning Commission adopt the resolution which recommends the approval of the annexation, lot line adjustment, and negative declaration of environmental impact for the project at 4600 Broad Street, based on findings and subject to conditions which he outlined in a slightly -revised resolution. Cindy Chambers, the applicant's agent, spoke in support of the project. PUBLIC COMMENTS: There were no comments. Planning Commission Minutes April 13, 2011 Page 2 COMMISSION COMMENTS: Commr. Draze questioned whether the larger parcel should be considered for annexation and why LAFCO expressed concerns regarding the proposal. He also indicated that the fiscal analysis of the annexation should reflect the incremental increases associated with City Administration fees and costs of providing Fire and Police protection in addition to those mentioned in the staff report. Vice -Chair Whittlesey questioned if a signal would be provided at Farmhouse Lane. Staff indicated that impact fees would pay for circulation improvements but was not certain if a signal is planned for the intersection. There were no further comments made from the Commission. On motion by Commr. Draze, seconded by Vice -Chair Whittlesev, the Commission voted to adopt the revised Planning Commission resolution which recommended the approval of the annexation, lot line adiustment, and negative declaration of environmental impact for the voiect at 4600 Broad. Street, based on findings and subject to conditions. AYES: Commrs. Boswell, Draze, _ Chairperson Multari NOES: None RECUSED: Commr. Stevenson ABSENT: None The motion passed on a 6:0 vote. Meyer, Singewald, Vice -Chair Whittlesey, and Commr. Stevenson returned to the meeting. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast — Deputy Director Murry provided the forecast for the April 27th and May 11th Commission meetings. b. By -Laws — Biennial Review (Odd Year) meeting in April of each year instead of April 1". AYES: Commrs. Boswell, Draze, Meyer, Singewald, Stevenson, Vice - Chairperson Whittlesey, and Chairperson Multari NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote Planning Commission Minutes April 13, 2011 Page 3 3. Commission — Commr. Stevenson shared an opportunity to hear Dr. Richard Jackson on May 18th from 3-5 p.m. at the Cal Poly Spanos Theater. Dr. Jackson will discuss Healthy Cities policies that show the link between city plans and citizen health. The discussion is free and open to the public. ADJOURMENT: The meeting was adjourned at 6:45 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on April 27, 2011. Ryan Administrative SAN LUIS OBISPO PLANNING COMMISSION MINUTES April 27, 2011 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Charles Stevenson, and Vice -Chairperson Mary Whittlesey Absent: Commissioner Airlin Singewald and Chairperson Michael Multari Staff: Deputy Community Development Director Doug Davidson, Associate Planner Brian Leveille, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of April 13, 2011, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. Ci -wide. GPA 8-11: Zoning Code Update: Study session on potential zoning regulation amendments including regulation of vehicle parking in residential front yards; City of San Luis Obispo —Community Development Department, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending to consider a staff report analysis, public testimony, and Commission discussion, and to provide a recommendation for staff to return to the Commission with a draft ordinance at a future meeting. PUBLIC COMMENTS: John Sherry, San Luis Obispo, spoke in support of modifications to the front yard parking regulations suggested by staff. Mr. Sherry noted the impacts of the high number of single-family residences rented out to students, primarily' in areas surrounding Cal Poly, which negatively affects the neighborhoods. Mr. Sherry supported the staff report and indicated it was important to include language that all four wheels of vehicles remain on the paved portion of the driveway. Brett Cross, San Luis Obispo, spoke in support of the modifications to front yard parking regulations suggested by staff. Mr. Cross also noted that perhaps the regulations do not go far enough and deal with the left -over paving in front yard areas that will still be in place even with more effective enforcement of parking violations. There were no further comments made from the public. COMMISSION COMMENTS: Planning Commission Minutes April 27, 2011 Page 2 Chairperson Multari, absent for the meeting, provided correspondence concerning the item. Deb Linden, Police Chief, spoke in support of the staff report. Chief Linden noted the modifications to existing regulations and graphics suggested by staff would help provide clarity and support enforcement. She discussed the need for community outreach and education prior to more robust enforcement of the regulations. Commr. Meyer noted that, under future direction, a single -car garage home should not be unfairly singled out, since minimal parking areas already exist. Commr. Boswell suggested that the outreach program be directed toward the property owners instead of the renters. Andrea Visveshwara, Assistant City Attorney, suggested that the language be clarified to note contact with property owners. Chief Linden discussed the need to provide outreach and education to the renters. She noted that the best approach may be to directly deal with property owners where there have been chronic offenders. Commr. Draze discussed narrow curb cuts and lack of sidewalks in certain neighborhoods and that the ordinance needs to also be clear for property owners and renters about vehicle overhang violations when there are not sidewalks. Commr. Stevenson noted that the underlying problem is too many renters than were designed for in single-family properties. He suggested that outreach be provided through water bills and citations go directly to the property owners. Chief Linden discussed how enforcement and zoning regulations would need to be amended to work in conjunction with each other. She discussed that properties with chronic offenders could be addressed through contact with property owners. Commr. Meyer noted the distinction between businesses located at residences versus rental properties. Chief Linden noted the differences in the law and limits to regulate through the permitting process for businesses and rentals in residences. Vice -Chair Whittlesey suggested the inclusion of foundation language under 17.16.020.A. Staff noted the following Commission points on front parking: 1) Figures for straddling and rear garages; 2) Allow flexibility for single -car garages; 3) Address flat work approval; 4) Address; 5) Areas without sidewalks; 6) Strategy for roll out; 7) Layered approach for enforcement; 8) Run a test case and review with other departments; and 9) Simple language and direct purpose in amendments. Planning Commission Minutes April 27, 2011 Page 3 Commr. Boswell suggested a focus on illegal parking where vehicles overhang the sidewalk and ensuring the ordinance was clear on this issue. Ms. Visveshwara noted that there are regulations in place and Chief Linden discussed enforcement in progress. Chief Linden suggested that consideration be given to holding off on final passage of the front yard parking ordinance until after students return in the fall or that enforcement be delayed until sufficient outreach and notification can be given to inform students of the regulations and the more proactive enforcement. Commr. Boswell suggested height, location of hedges, vegetation, and arbors be driven by visibility and safety. Commr. Meyer noted the difficulty determining size of arbor versus archway. Staff noted that there could be flexibility in the language for small-scale landscaping features. Staff noted that strong visibility could be stressed in the language under the height, location of hedges, and vegetation. Commission supported the language for arbors presented by staff. Commr. Draze supported three-foot hedges on a retaining wall for safety purposes. Commr. Stevenson supported the proposed language regarding fence height. Commr. Draze suggested the language include "that in no case should a fence exceed six feet, and a fence combined with a retaining wall should not be more than nine feet." There were no further comments made from the Commission. No motion was required on the item presented. 2. Staff a. Agenda Forecast 3. Commission ADJOURMENT: The meeting was adjourned at 8:00 p.m. Respectfully submitted by, Janet Miller Recording Secretary Planning Commission Minutes April 27, 2011 Page 4 Approved by the Planning Commission on May 11, 2011. SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 11, 2011 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: None Staff: Deputy Community Development Director Kim Murry, Senior Planner Phil Dunsmore, Assistant City Manager Michael Codron, City Manager Katie Lichtig, Community Development Director John Mandeville, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of April 27, 2011, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Chairperson Multari noted that this would be Commr. Boswell's last meeting due to his resignation from the Commission. There were no comments made from the public. PRESENTATION: 1. 2011-13 Budget Update: A presentation for the 2011-13 Financial Plan (Katie Lichtig & Michael Codron) Katie Lichtig, City Manager, provided a presentation for the City's proposed 2011-2013 Financial Plan. John Mandeville, Community Development Director, answered Commission questions regarding the cost and duties of staff positions associated with the Neighborhood Wellness Council Major City Goal for 2011-13. PUBLIC HEARINGS: City-wide. O 18-11: Annual report on the General Plan: City of San Luis Obispo - Community Development Department, applicant. (Phil Dunsmore) Phil Dunsmore, Senior Planner, presented highlights of the Annual Report which summarizes progress in implementing the City's General Plan during the past year and recommended the Planning Commission forward the 2010 Annual Report on the General Plan to the City Council for acceptance. Planning Commission Minutes May 11, 2011 Page 2 PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: Chairperson Multari questioned whether occupancy of Poly Canyon Village on the Cal Poly campus may have impacted population numbers for the City of San Luis Obispo. Commr. Meyer voiced concern for the growth of commercial enterprise versus residential growth and how this impacts traffic. Staff discussed Council support for a program to study infrastructure financing and phasing in the Specific Plan areas to support residential development. Commr. Draze requested that numbers that are less than 0 be preceded by 0 in front of the decimal point and also requested clarification of the streets listed on page 31 of the report. Commr. Boswell suggested that, in addition to the annual report, it would be helpful to have a forecast of residential units or projects in process. Vice -Chair Whittlesey inquired whether census data is available for demographics of the housing and population growth. Staff stated the census data is just becoming available as is data from the American Communities Survey which provides much of the detailed information that was previously collected by the US Census. There were no further comments made from the Commission. Staff noted corrections and will provide these in the report that will be considered by Council. No motion was required. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast — Staff provided the forecast of the May 25th and June 8th Commission meetings. 3. Commission Commissioner Stevenson reminded everyone of the opportunity to hear Dr. Jackson at the Cal Poly Spanos Theater on Wednesday, May 18"', from 3 - 5 p.m. This is a free event that is open to the public. Commissioner Boswell thanked the Council, staff, and other Commissioners for his eight years on the Planning Commission. Planning Commission Minutes May 11, 2011 Page 3 Chair Multari indicated that he and Vice -Chair Whittlesey have been asked to participate on a focus group to discuss desirable characteristics of the next Community Development Director. ADJOURMENT: The meeting was adjourned at 7:25 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on May 25, 2011. SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 259 2011 ROLL CALL: Present: Commissioners Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: One Vacant Planning Commissioner Position Staff: Deputy Community Development Director Kim Murry, Senior Planner Phil Dunsmore, Principal Transportation Planner Peggy Mandeville, Community Development Director John Mandeville, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of May 11, 2011, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. 1. PRESENTATION: Winning proposal from the Poly Housing Collaborative for the Bank of America Housing Challenge Competition. The Poly Collaborative Housing Team presented the Entrada Ranch Bank of America Low -Income Housing Challenge 2011 with representatives as follows: Dan Findley, Hannah Edelsberg, Curtis Suda, Andy Nowak, and Stephan Jackson. The Team thanked Clint Pearce of Madonna Enterprises, the Community of San Luis Obispo, and Professor Hemalata C. Dandekar for their support. PUBLIC HEARINGS: There were no public hearing items. STUDY SESSION: 2. Downtown. GPI 83-07: Study session to review amendments to the Residential Parking Standards for the Downtown Core and to the Parking Management and Access Plan to implement general plan policy; City of San Luis Obispo — Community Development Department, applicant. (Phil Dunsmore) Phil Dunsmore, Senior Planner, presented the staff report, recommending public testimony be taken and direction be provided to staff in order for staff to return with proposed code amendments to implement General Plan Policy in support of downtown residential parking. Peggy Mandeville, Principal Transportation Planner, addressed the updates needed as part of the Parking Management and Access Plan (Attachment 6 in the staff report) in Planning Commission Minutes May 25, 2011 Page 2 order to accommodate residential parking in the parking structures. She noted the difference between parking requirements and parking demand. John Mandeville, Community Development Director, indicated that City policies do not set minimum requirements for residential housing density downtown and the market has dictated the mix of uses. Mr. Mandeville noted that, at present, the number of housing units proposed as part of projects in the downtown have been reduced and that a build- out figure is unclear. Commr. Stevenson supported the proposed idea of overnight parking for residents in public downtown parking structures. Commr. Meyer suggested the use of fractional fees for in -lieu parking with a tiered or partial in -lieu fee tied to the distance between the use and the proximity to the parking place. Commr. Meyer suggested the elimination of the 1000 ft. limit for off-site parking and suggested there be no limit. Commr. Draze questioned if there were designated surface City parking lots available for overnight parking. He suggested the use of private property parking lots that could be used for overnight parking. Staff noted that, over the long term, surface lots would be replaced with development. Staff discussed a possibility of private rentals of private parking lots. Chairperson Multari discussed the designation of a fee for residential parking with access to a City parking location that would not be limited to overnight use only. He suggested the consideration of different categories of use with flexibility in calculating use fees. Commr. Stevenson suggested developers provide transit passes. Chairperson Multari noted that a further developed public transit system would support this suggestion in the future. Staff noted that transit passes could be considered as part of a trip reduction program. Chairperson Multari requested clarification of "unbundling" in regard to in -lieu fees. Staff noted that in -lieu parking removed the requirement to supply parking but did not relieve the developer of in -lieu fees. Staff clarified that "unbundling" simply allows the developer to reduce rent or sale price based on whether parking is supplied to the unit or not. Commr. Draze suggested flexibility in the discretionary car -sharing program, supported the concept of unbundling the parking in -lieu fees, but did not support residential use of parking for overnight use only. Structured parking should allow residents to leave their car parked during the day as well as overnight. The Commission supported maintaining existing parking requirements for residential uses in the downtown. The Commission noted support for a fee schedule that was IJ tiered and expressed support for extending the distance to off-site parking but did not support remote parking in residential zones. The Commission supported residential Planning Commission Minutes May 25, 2011 Page 3 parking in City parking structures. The Commission supported changes to sections of 4.2 and 4.3 of the Access and Parking Management Plan. The Commission asked for staff to provide additional information regarding trip reduction programs and what types of strategies might be acceptable to address parking requirements. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast — Staff provided an agenda forecast of the June 8th and 22"d meetings. b. Railroad Safety Trail Update (Peggy Mandeville) — Peggy Mandeville, Public Works Principal Transportation Planner, provided an overview and update of the grant funding, alignment, and construction progress to complete the Railroad Safety Bicycle Trail. She summarized several proposed alignment changes in response to recent actions by Union Pacific which prohibit the City from developing bike lanes within the railroad right-of-way. 4. Commission — Commr. Stevenson indicated that Cal Poly City and Regional Planning students would be presenting their senior projects on Wednesday, June 15t, from 6-10 p.m., at Cal Poly and encouraged Commissioners to attend. ADJOURMENT: The meeting was adjourned at 8:00 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on June 8, 2011. SAN LUIS OBISPO PLANNING COMMISSION MINUTES June 8, 2011 ROLL CALL: Present: Commissioners Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: None Vacant: One vacant commissioner position Staff: Deputy Community Development Directors Kim Murry and Doug Davidson, Senior Planner Phil Dunsmore, Assistant Planner James David, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller MINUTES: Minutes of May 25, 2011, were approved as presented. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. City-wide. GPC 56-11: General Plan 'Conformity Report for the Capital Improvement Plan. Appendix B of the 2011-2013 Financial Plan; City of San Luis Obispo, applicant. (Kim Murry) Kim Murry, Deputy Community Development Director, presented the staff report, recommending the Planning Commission find the proposed 2011-13 Capital Improvement Plan (CIP) conforms to the City's General Plan. She stated the Planning Commission's determination will be presented to the City Council as part of the CIP review process of the 2011-2013 Financial Plan. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: Commr. Singewald thanked staff for their work and noted support for the report. There were no further comments made from the Commission. Planning Commission Minutes June 8, 2011 Page 2 AYES: Commrs. Draze, Meyer, Singewald, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: None VACANT: One position is vacant The motion passed on a 6:0 vote. 2. 1600 Bishop Street. GPC 49-11: General Plan Conformity Report regarding proposed sale and residential use of the Sunny Acres building; PF zone, County of San Luis Obispo, applicant. (Phil Dunsmore) Phil Dunsmore, Senior Planner, presented the staff report, recommending the Planning Commission report to the City Council that the proposed action by the County to create a public lot and sell the property and vacant building know as Sunny Acres for residential use conforms to the General Plan. PUBLIC COMMENTS: Allen Root, San Luis Obispo, indicated he is part of a group that has a concept for use of the Sunny Acres building. Mr. Root believed it was appropriate to sell the building but noted the restrictive zoning that should be considered. Linda Van Fleet, San Luis Obispo, spoke in support of the project. Ms. Van Fleet described the proposed milestones and development opportunity and lack of public funding to preserve the building. Vice -Chairperson Whittlesey noted concern for vandalism during the development process. Ms. Whittlesey questioned if there was a timeline for the interior rehabilitation of the building. Staff noted that, at present, there was no set timeline although securing the exterior was specified in the surplus sale agreement. Bob Vessely, San Luis Obispo, noted concern for conformity with the general plan versus conformity with the project intent. Mr. Vessely discussed the limited use as a single-family residence and how this might limit the feasibility of the project to rehabilitate the historic structure. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Stevenson noted concern for the building and noted that the stated public benefit to support creation of public lot is preservation of the historic resource. Commr. Stevenson suggested that, if possible, additional uses for the structure be explored in order to make rehabilitation more feasible. Planning Commission Minutes June 8, 2011 Page 3 Commr. Draze noted support for the project. Commr. Draze discussed concerns regarding the deteriorated state of the structure and that action was necessary to not further jeopardize rehabilitation of the historic structure. He noted the substantial costs associated with improving the structure to make it livable. last apparent hope to preserve this important historic resource. AYES: Commrs. Draze, Stevenson, and Multari NOES: Commrs. Singewald, Meyer, and Whittlesey RECUSED: None ABSENT: None VACANT: One position is vacant The motion failed on a 3:3 vote. Commr. Singewald discussed concerns with the Policy 3.5.10 in the Conservation and Open Space Element and felt that the more specific General Plan policy should take precedence over the many policies that address historic preservation goals. Commr. Meyer discussed concerns for the iconic property becoming part of a subdivision in an unknown development situation. Commr. Meyer suggested this be a part of a larger open space plan. Chairperson Multari supported the intent of the County's initiative to save the building. He noted concern for conformity with the General Plan and suggested the City Council initiate correspondence with the Board of Supervisors to allow for a more intensive use that would make private development more feasible and in line with preservation of the property. Commr. Stevenson suggested the Board of Supervisors initiate an amendment to the Urban Reserve Line and zoning of the property to allow a more intensive use. AYES: Commrs. Draze, Meyer, Singewald, Stevenson, Whittlesey, and Multari NOES: None ABSENT: None VACANT: One position is vacant The motion passed on a 6:0 vote. Commr. Draze suggested the project does conform to the general plan. Planning Commission Minutes June 8, 2011 Page 4 Commr. Meyer does not support a single-family development unless it is part of a larger plan. AYES: Commrs. Draze, Stevenson, and Multari NOES: Commrs. Singewald, Meyer, and Whittlesey RECUSED: None ABSENT: None VACANT: One position is vacant The motion failed on a 3:3 vote. 3. 1427 Archer. AP -PC 21-11: Appeal of Director's approval of lot line adjustment between two nonconforming residential lots in the C -S zone; Ken Jacques, applicant & appellant. (James David) James David, Assistant Planner, presented the staff report, recommending to uphold the appeal and grant an exception to the Subdivision Regulations to allow the lot line adjustment based on findings, and subject to conditions and code requirements, which he outlined.. Assistant City Attorney Andrea Visveshwara recused herself due to a potential conflict of interest through her actions on behalf of staff. Vice -Chair Whittlesey disclosed that she had previously communicated with the applicants. PUBLIC COMMENTS: There were no further comments made from the public. COMMISSION COMMENTS: AYES: Commrs. Singewald and Draze NOES: Commrs. Meyer, Stevenson, Whittlesey and Multari RECUSED: None ABSENT: None VACANT: One position is vacant The motion failed on a 2:4 vote. Planning Commission Minutes June 8, 2011 Page 5 The Commission noted concern for the applicant's lack of presence for the item. Chairperson Multari suggested that the item be continued to a date uncertain because there was no applicant or applicant representative present. Staff noted that the item was legally noticed and that both parties to the lot line adjustment were aware of the hearing date and had indicated no schedule conflicts. On motion by Commr. Singewald seconded by Commr. Draze to uphold the appeal and approve the lot line adjustment as proposed. AYES: Commrs. Draze, Meyer, Singewald, Stevenson, Whittlesey, and Multari NOES: None ABSENT: None VACANT: One position is vacant The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 4. Staff a. Agenda Forecast — Staff provided the agenda forecast. 5. Commission — No comments were made by Commissioners. ADJOURMENT: The meeting was adjourned at 7:35 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _June 22, 2011 IN Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES June 22, 2011 ROLL CALL: Present: Commissioners Eric Meyer, Airlin Singewald, Charles Stevenson, and Chairperson Michael Multari Absent: Commissioners Draze and Vice -Chairperson Mary Whittlesey Vacant: One commissioner position Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Assistant City Attorney Andrea Visveshwara, Natural Resources Manager Neil Havlik, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of June 8, 2011 were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. City -Wide. GPA 8-11: Review of amendments to the Municipal Code Title 17: Zoning Regulations; City of San Luis Obispo — Community Development Department, applicant. (Brian Leveille) Doug Davidson, Deputy Community Development Director, presented the staff report, recommending the Planning Commission adopt the proposed amendments to Title 17 (Zoning Regulations) of the Municipal Code, as submitted. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: The Commission reviewed and reached consensus on the proposed changes with the exception of the arbor/trellis section. They agree to continue the discussion on arbors to get input from the missing Commissioners. On motion by Commissioner Stevenson. seconded by Commissioner Meyer, the item was continued to the next Planning Commission meeting, AYES: Commissioners Meyer, Singewald, Stevenson, and Chairperson Multari NOES: None RECUSED: None ABSENT: Commissioner Draze and Vice -Chairperson Mary Whittlesey VACANT: One vacant position Planning Commission Minutes June 22, 2011 Page 2 The motion passed on a 4:0 vote. 2. Foothill Blvd. between Los Osos Valley Road and O'Connor Way (APN 067- 061-054). GPC 59-11: General Plan Conformity of easement acquisition in area west of Foothill Blvd. between O'Connor Way and Los Osos Valley Road; City of San Luis Obispo, applicant. (Neil Havlik) Neil Havlik, Natural Resources Manager, presented the staff report, recommending to determine, and report to the Planning Commission, that the proposed property acquisition conforms to the General Plan, based on findings and subject to conditions which he outlined. PUBLIC COMMENTS: There were no comments.. COMMISSION COMMENTS: There were no comments.. AYES: Commissioners Meyer, Singewald, Stevenson, and Chairperson Multari NOES: None RECUSED: None ABSENT: Commissioner Draze and Vice -Chairperson Mary Whittlesey VACANT: One vacant position The motion passed on a 4:0 vote. 3. Open Space. GPI 47-11: Irish Hills Conservation Plan; City of San Luis Obispo, applicant. (Neil Havlik) Neil Havlik, Natural Resources Manager, presented the staff report, recommending to review the draft Conservation Plan Update and Initial Study, and recommend to the City Council that the Plan and Mitigated Negative Declaration be adopted as presented, or as amended by the Commission. Freddy Otte, biologist, and Bijan Riley, Park Ranger, provided support for the presentation. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: J The Commission supported the plan and appreciated the presentation. Planning Commission Minutes June 22, 2011 Page 3 On motion by Commissioner Meyer, seconded by Commissioner Stevenson. AYES: Commissioners Meyer, Singewald, Stevenson, and Chairperson Multari NOES: None RECUSED: None ABSENT: Commissioner Draze and Vice -Chairperson Mary Whittlesey VACANT: One vacant position The motion passed on a 4:0 vote. COMMENT AND DISCUSSION: 4. Staff a. Agenda Forecast 5. Commission ADJOURMENT: The meeting was adjourned at 7:15 p.m. (J Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _July 13, 2011 SAN LUIS OBISPO PLANNING COMMISSION MINUTES July 13, 2011 CALL TO ORDERIPLEDGE OF ALLEGIANCE OATH OF OFFICE: Swore in new Commissioner John Larson. ROLL CALL: Commissioners. Michael Draze, John Larson, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: None Staff: Acting Community Development Director Doug Davidson, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of June 22, 2011, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no further comments.. PUBLIC HEARINGS: 1. City-wide. GPA 8-11: Review of amendments to the Municipal Code Title 17: Zoning Regulations; City of San Luis Obispo Community Development Department, applicant. (Continued from June 22, 2011, meeting) Brian Leveille Doug Davidson, Acting Community Development Director, presented the staff report recommending the Planning Commission adopt a resolution which recommends that the City Council adopt the proposed amendments to Title 17 (Zoning Regulations) of the Municipal Code with incorporation of modifications to regulations on arbors as directed by the Commission. PUBLIC COMMENTS: There were no further comments made from the public. COMMISSION COMMENTS: Chairperson Multari presented language for the Commission's consideration that would allow trellises and similar features up to 10 feet in height and no more than 40 square feet, and including the treatment of pilasters and similar elements incorporated into fences or walls. Commr. Draze questioned the allowed height after planting supported by the arbor and trellis because of the potential to block views from the street. Planning Commission Minutes July 13, 2011 Page 2 Commr. Stevenson and Vice -Chair Whittlesey showed samples of arbors, trellis, and vegetation in various neighborhoods in the City. Commr. Meyer discussed the diverse nature of neighborhoods and noted the location of many houses using the arbors, trellis, and vegetation to block traffic noise. He did not support the limit of structures which would reduce the options available to residents. Commr. Stevenson noted concern .for the massing of the proposed arbors. Commr. Stevenson asked staff if there was an exception if a resident wanted to go beyond the proposed dimension. Staff noted that there was a fence height exception available to the public. Commr. Meyer discussed that arbors should not be connected to the building and should meet intersection visibility requirements. Commr. Singewald supported Chairperson Multari's language. He noted the language would allow flexible and unique design elements. Vice -Chair Whittlesey questioned the purpose of the regulations and discussed public visibility from the road. Chairperson Multari discussed a proposed requirement that portion of such structure above the usual height limit would be ate least 50% open. Staff noted that the 50% rule had been used in a case-by-case basis but was not a standard. Commr. Meyer supported allowing flexibility and creativity for neighborhoods. Commr. Draze made the motion to use Chairman Multari's language with a change to 9 feet and the "wider than 18 inches" language. Commr. Meyer seconded Commr. Draze's motion and noted an error on page 238 of the staff report "in any one year." Commr. Stevenson noted a problem with the 40 square feet. Commr. Larson noted a general desire to keep things smaller but that most people would not notice the difference between 32 square feet and 40 square feet from the street view. There were no further comments made from the Commission. Vice -Chair Whittlesey although not present, review the materials by staff. On motion by Commr. Draze, seconded by Commr. Meyer, to adopt a resolution which recommends that the City Council adopt the proposed amendments by staff to Title 17 revised. Planning Commission Minutes July 13, 2011 Page 3 AYES: Commrs. Draze, Larson, Meyer, Singewald, Whittlesey, and Multari NOES: Commr. Stevenson RECUSED: None ABSENT: None The motion passed on a 6:1 vote (Stevenson dissenting). COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast — Acting Community Development Director Davidson provided the forecast. 3. Commission — There was no further comment made by the Commissioners. ADJOURMENT: The meeting was adjourned at 6:55 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _July 27, 2011 Ryan "etz Supejpising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES July 27, 2011 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Michael Draze, John Larson, Eric Meyer, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: Commissioner Airlin Singewald. Staff: Acting Community Development Director Doug Davidson, Deputy Community Development Director Kim Murry, Senior Planner Phil Dunsmore, Associate Planner James David, Supervising Civil Engineer Hal Hannula, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of July 13, 2011, were approved as amended. Commissioner Airlin Singewald arrived at 6:10 p.m. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. 215 Bridge Street. PD 38-11: Planned Development amendment for M:OME Bridge Street project; M/PD zone; Semon Family Trust, applicant (James David) Commr. Meyer recused himself due to potential conflict of interest. James David, Associate Planner, presented the staff report, recommending adoption of a resolution amending the number, area, and configuration of lots approved for the planned development project at 215 Bridge Street, based on findings and subject to conditions which he outlined. Hal Hannula, Supervising Civil Engineer, responded to questions about the subdivision mapping strategy for the proposed configuration. PUBLIC COMMENTS: John Knight, applicant representative, spoke in support of the project. John Semon, applicant, spoke in support of the project. Mr. Semon noted concern for the cost of required undergrounding of overhead wires. He requested this condition be removed.. Mr. Semon also asked if a second separate meter for the farmhouse could tap into the on-site water supply instead of directly to City water lines. Planning Commission Minutes July 27, 2011 Page 2 Chairperson Multari stated for the record that he had ex -parte communication with former Councilman Ken Swartz concerning the item. Mr. Hannula explained the condition for undergrounding overhead wires is a standard code requirement. COMMISSION COMMENTS: Commr. Draze questioned if undergrounding wires could wait until development. Staff explained that the draft condition allows for deferment until development occurs. Chairperson Multari was concerned that the farmhouse encroached into the bramble bush easement and planned roadway. He brought up many issues regarding separate development of the farmhouse lot including: What property development standards, zoning, and architectural standards or review would apply? Would the property be subject to PD design standards and what are those standards given the expiration of the architectural approval? Staff explained that the lot would remain R -2 -PD, but architectural approval for the overall PD has expired and is no longer binding. Commr. Stevenson questioned if redevelopment of the proposed farmhouse lot should return to the ARC for consideration. Chairperson Multari suggested a continuation of the item to allow staff and the applicant to clarify the farmhouse lot site plan, architectural review process, zoning designation, and property development standards for the proposed lot. Commr. Larson commented that the alteration of the lot in the future would be subject to the PD and consistent with zoning regulations. He supported the project in concept but added that conditions of approval should be strengthened. Chairperson Multari expressed further concern for the presented project. On motion by Commr. Stevenson seconded by Commr. Draze the item was continued to a date uncertain. AYES: Commrs. Larson, Draze, Singewald, Stevenson, Whittlesey, and Multari NOES: None RECUSED: Commr. Meyer ABSENT: None The motion passed on a 6:0 vote. 2. Downtown. GPI 83-07: Review of draft code amendments to the Residential Parking Standards for the Downtown Core and to the Parking Management and Access Plan to implement General Plan policy; City of San Luis Obispo — Community Development Department, applicant (Phil Dunsmore) Planning Commission Minutes July 27, 2011 Page 3 Phil Dunsmore, Senior Planner, presented the staff report, recommending adoption of a resolution that recommends the City Council approve amendments to MC 17.42 and MC 17.16.060 and amendments to the Access and Parking Management Plan to implement General Plan Policy in support of downtown residential parking. Peggy Mandeville, Principal Transportation Planner, indicated that the proposed changes to the Parking Management and Access Plan reflected the Commission's direction to enable overnight parking in the public structure for residential and transient lodgings uses. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: Commr. Draze suggested the appropriate nature of distance to off-site parking be flexible. He further suggested the language include "within a reasonable walking distance between 500 to a 1000 feet." Chairperson Multari questioned the reduction of required parking spaces being conditioned upon approval of a trip -reduction plan. He discussed proposed zoning code changes and suggested that provisions allow the Director to waive or reduce up to two spaces without it being contingent on a trip -reduction plan. He noted that a provision be added to explain that, if an off-site space assigned to a development becomes unavailable, there must be a provision that requires other parking arrangements or payment of in -lieu fees within a set amount of time. Commr. Meyer discussed the idea of the square footage of dwelling size driving the required number of parking spaces. Commr. Stevenson suggested increasing distance to off-site parking up to 1250 feet Commr. Draze suggested changes to proposed language in section 17.1.6 that parking shall be within a reasonable walking distance and not to exceed 1250 feet. Chairperson Multari did not support an open-ended number for distance to off-site parking. Chairperson Multari suggested that the item be continued to an upcoming meeting in order for staff to strengthen the language Commr. Draze made a motion to accept the staff recommendation with the adoption of a condition that the distance shall be within reasonable walking distance not to exceed 1250 feet. Commissioner Stevenson seconded the motion. Chairperson Multari did not support the motion as he was not comfortable with the section addressing parking reductions. Chairperson Multari supported continuation of this item for clarification of criteria and language. Commr. Meyer supported a continuation of the item. Vice -Chairperson Whittlesey noted concern for the language proposed under Section 7G. Planning Commission Minutes July 27, 2011 Page 4 Staff suggested revised language under Section 7G, for Commission consideration. Staff suggested the Commission amend the motion to exclude 7G from the Commission's action and committed to return at a future date with a more robust evaluation of proposed parking reductions for residential uses in the Downtown core, including the impact of parking waivers to the in -lieu parking fund. Commr. Draze amended his motion to remove proposed 7G from the action and incorporate language modifications to section 7f. Commr. Stevenson supported the change to the motion. On motion by Commr. Draze, seconded by Commr. Stevenson, to accept the staff recommendation with the modification to Section 7f that the distance shall be within reasonable walking distance not to exceed 1250 feet. Section 70 will not be included in the action and will be continued for discussion to a date uncertain. AYES: Commrs. Larson, Draze, Singewald, Meyer, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. Chairperson Multari requested that the amendments to 7G be brought back to the Commission as soon as possible. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast — Acting Community Development Director Davidson provided a forecast of the August 10th and 20 meetings. 4. Commission - None ADJOURMENT: The meeting was adjourned at 7:45 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on August 10, 2011. SuVorvising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES August 10, 2011 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Michael Draze, John Larson, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: None Staff: Acting Community Development Director Doug Davidson, Associate Planner Brian Leveille, Principal Transportation Planner Peggy Mandeville, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of July 27, 2011, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made. PUBLIC HEARINGS: 1957, 1965, & 1977 Santa Barbara Avenue. U 137-10: Request to allow a mixed-use project in the Service -Commercial zone; C -S -H zone; Quaglino Properties, LLC, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending to adopt the attached resolution approving the mixed-use project, based on findings and subject to conditions of approval. Commr. Draze questioned if the existing curb cuts would remain. Peggy Mandeville, Principal Transportation Planner, stated that curb cuts would be abandoned and frontage improvements such as new curb and sidewalk would be required. Commr. Whittlesey asked about the size of the residential units and whether they are currently occupied. Brian Leveille, Associate Planner, responded that at least one of the units is occupied and was not sure of the exact size of the units but estimated approximately 700 square feet. Commr. Draze asked about whether the rear yard fence was going to be reconstructed. Mr. Leveille responded that he was not sure of the fence, and the applicant could address the question. Planning Commission Minutes August 10, 2011 Page 2 PUBLIC COMMENTS: Craig Smith, Project Architect and representative, San Luis Obispo, spoke in support of the project. Mr. Smith discussed the previous review by the Cultural Heritage Committee and Tree Committee. He noted concern for the condition on page 6 of the staff report limiting hours of operation and noted there could be a conflict for live/work uses. Mr. Smith also responded to Commissioner questions on the rental status and size of the residential units. Mr. Smith also clarified that a new fence would be constructed along the rear property line. Peggy Mandeville, Principal Transportation Planner, commended the applicant for redesigning the project from the initial submittal to reduce the number of driveways and share the driveway with the property to the south. COMMISSION COMMENTS: Chairperson Multari questioned if a condition could be added to address the live/work issue. Brian Leveille, Associate Planner, responded that the hours of operation component is intended for separate commercial and residential uses and that the live/work component could be interpreted to supersede the standard hours of operation component. Commr. Singewald noted the use chart may be able to address the live/work component of hours of operation in question. Commr. Draze questioned the allowable use charts, providing examples such a bakery which would begin very early and a music studio which would not be a compatible use, and he questioned why a produce stand is included as an allowed use. Staff noted those examples would require a use permit to exceed the allowed hours of operation. Staff discussed that other zoning requirements may apply to a produce stand. Staff noted that a true separated mixed/use building should remain with the hours provided in the condition. Commr. Draze noted that he did not see a conflict with the proposed live/work operational hours. On motion by Commr. Stevenson, seconded by Commr. Draze, recommending to adopt the attached resolution approving the mixed-use project, based on findings and subject to conditions. AYES: Commrs. Draze, Larson, Meyer, Singewald, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. Planning Commission Minutes August 10, 2011 Page 3 2. 2075 Johnson Avenue. U 74-11: Request to allow an elementary and junior high school at First Baptist Church; R-2 zone; SLO Christian School, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending the Commission approve the use permit. Commr. Draze questioned impacts on the adjacent residence to the project. Staff noted the applicant had discussed the project with the neighbor and staff had received no questions or concerns from the resident. Commr. Draze requested information on the inclusion of the junior high school. Staff noted the junior high component would require additional floor area so, at this time, the applicant is only requesting approval of the elementary school. Jennifer Caffee, applicant, spoke in support of the project. Ms. Caffee noted that she would like to have the junior high portion included in the approval. Chairperson Multari questioned the maximum number of students of 125 versus 120 in the allowance. Ms. Caffee replied that the occupancy allowed approximately 120 based on the sizes of rooms. PUBLIC COMMENTS: Dan Carpenter, San Luis Obispo, spoke in support of the project, noting the project enhanced the neighborhood. Christy Ybarra, San Luis Obispo, spoke in support of the project as a member of the applicant staff. Chairperson Multari questioned the number of student enrollment. Ms. Ybarra noted there are currently 48 students with 8 staff members. COMMISSION COMMENTS: Commr. Stevenson suggested a change to the title of the project to include the allowance of elementary and junior high school students at the First Baptist Church. Commr. Draze questioned if the public notice had included the junior high language. Staff noted that the notice did include the language. Commr. Draze requested clarification on the amount of the physical area for the junior high and whether the play field was adequate. Staff noted the area could support both the elementary school and junior high. Chairperson Multari discussed the parking requirement for the applicant. Staff noted that the applicant had met the requirement for the use permit per standard Zoning Regulations. Chairperson Multari further noted that the number of parking spaces Planning Commission Minutes August 10, 2011 Page 4 should be increased. He then noted that current landscaping, lighting, and parking lot improvements do not meet current standards, and whether the applicant would be required to address any of these items. Staff noted that, if the applicant came back for modifications for the use permit and included additional construction, then the appropriate upgrades would be addressed at that time. Commr. Stevenson suggested that Condition 7 add the language "If the Public Works Director determines..." On motion by Commr. Stevenson, seconded by Commr. Meyer, to adopt the use permit with additional language of "If the Public Works Director determines" to Condition 7. AYES: Commrs. Draze, Larson, Meyer, Singewald, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast b. Commission noted that Staff should convey the Commission's sentiments concerning Sunny Acres coming before the City Council. 4. Commission ADJOURMENT: The meeting was adjourned at 7:10 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Plann g Commission on August 24, 2011. Ryffeie� tz inq Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES August 24, 2011 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Michael Draze, Eric Meyer, Charles Stevenson, Vice - Chairperson Mary Whittlesey, and Chairperson Michael Multari Commissioner John Larson arrived after roll call at 6:07 p.m. Absent: Commissioner Airlin Singewald Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Senior Planner Phil Dunsmore, Associate Planner Brian Leveille, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of August 10, 2011, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. Downtown. GPI 83-07: Continued review of draft code amendments to the Residential Parking Standards for the Downtown Core to implement. General Plan policy; City of San Luis Obispo — Community Development Dept., applicant. (Phil Dunsmore) Phil Dunsmore, Senior Planner, presented the staff report, recommending to adopt a resolution that recommends the City Council approve an amendment to MC 17.16.060 to implement General Plan Policy in support of downtown residential parking. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: The Commission agreed on language used in the amendment with clarifications of the intent discussed. On motion by Commr. Meyer, seconded by Commr Stevenson to adopt a resolution AYES: NOES: RECUSED: ABSENT:. Commrs. Draze, Meyer, Stevenson, Larson, Whittlesey, and Multari None None Commr. Singewald Planning Commission Minutes August 24, 2011 Page 2 The motion passed on a 6:0 vote. 2. City -Wide. GPA 8-11: Review of amendments to the Municipal Code Title 17: Zoning Regulations amending screening requirements for trash, green waste, and recycling receptacles; City of San Luis Obispo — Community Development. Dept., applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending to adopt a resolution which recommends that the City Council adopt the proposed amendments to Title 17 (Zoning Regulations) of the Municipal Code. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: Chairperson Multari questioned the street yard versus front yard designation in the City's codes and ordinances. Staff described the definitions of yards in the Zoning Code. He requested clarification of front yard versus exterior side yard on comer lots. Staff explained that the "front yard" definition also applies to street side yards on comer lots in the area between the walls of the residence and street yard property line. Andrea Visveshwara, Assistant City Attorney, explained the goal was to block the receptacles from public view of the front yard. She clarified that the trash cans could be located around the comer. Commr. Meyer noted the ordinance is overly restrictive. There were no further comments made from the Commission. On motion by Commr. Draze. seconded by Commr. Stevenson to adopt the Planning Commission resolution which recommends that the City Council adopt the proposed amendments to Title 17 (Zoning Regulations) of the Municipal Code AYES: Commrs. Draze, Stevenson, Larson, Whittlesey, and Multari NOES: Commr. Meyer RECUSED: None ABSENT: Commr. Singewald The motion passed on a 5:1 vote. COMMENT AND DISCUSSION: 3. Staff—. a. Agenda Forecast — Staff provided the forecast of upcoming agenda items for September 28`". 4. Commission — None. Planning Commission Minutes August 24, 2011 Page 3 ADJOURNMENT: The meeting was adjourned at 6:40 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planni Commission on September 28, 2011. Rya tz Sup sing Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES September 28, 2011 CALL TO ORDERIPLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Michael Draze, John Larson, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multan Absent: None Staff: Acting Community Development Director Kim Murry, Senior Planner Pam Ricci, Associate Planner Brian Leveille, Supervising Civil Engineer Hal Hannula, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of August 24, 2011, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: ,- 1. 392 and. 408 Prado Road. MOD/TR 79-11: Amend conditions of Vesting Tract Maps 2342 and 2353 approvals; C/OS-15 zone; MD2 Communities, Inc., applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report recommending to adopt the resolution, which approves certain modifications to previous Vesting Tract Map (VTM) conditions, based on findings and subject to conditions of approval. She noted some further recommended changes to conditions as part of her presentation. Commr. Stevenson asked about strategies for noise attenuation for the outdoor use areas of work/live units along Prado Road. Staff noted that distance from the noise source with the attenuation provided by intervening building areas and orientation of the spaces at the rear of buildings were the general ways that acceptable noise levels would be achieved. She added that specific details of how the spaces would be constructed had not yet been finalized. Lenny Grant, applicant's representative, spoke in support of the project. Scott Dinovitz, applicant, spoke in support of the project. He confirmed that they still wanted the Planning Commission to consider their request to remove the requirement for additional affordable units if the average house size exceeded 2,000 square feet. PUBLIC COMMENTS: Steve Delmartini, San Luis Obispo, questioned if the work/live units would replace other types of Business Park uses along Prado Road. Staff noted that they would. Mr. Delmartini then voiced support for the work/live use. Planning Commission Minutes September 28, 2011 Page 2 COMMISSION COMMENTS: Commr. Singewald stated that the request to allow the work/live units along Prado Road should have been evaluated with a new environmental document. Staff explained why the proposal was found to be consistent with the Mitigated Negative Declarations approved with the two tracts since the indoor and outdoor areas of units would be designed to comply with the standards contained in the City's Noise Element. Commr. Draze asked if staff supported the applicant's request to modify the 2,000 square -foot average house size trigger for requiring additional affordable housing units. Staff replied no because this was a requirement of the City's Housing Element. Hal Hannula, Supervising Civil Engineer, described the development plans for Prado Road. Commr. Meyer suggested the outdoor spaces of the work/live units be located to take advantage of the best solar exposure. Chairperson Multari supported the work/live units noting that acceptable noise levels could be met through construction and design. He agreed that the change was not significant enough to warrant the preparation of a new environmental document. He stated that the 2,000 square - foot threshold for triggering more affordable units should remain but mentioned that the Community Development Director would have the discretion to approve a minor deviation. Commr. Whittlesey confirmed the 157 -foot setback from Prado Road had been established based on noise levels with build -out. Commr. Larson stated that the project included equivalent mitigation measures so that a new environmental document was not necessary. including those presented by staff during the meeting. Commr. Singewald stated he would not support the motion, because he concluded that the modifications required a new environmental document. AYES: Commrs. Draze, Larson, Chairperson Multari NOES: Commr. Singewald RECUSED: None ABSENT: None The motion passed on a 6:1 vote. Meyer, Stevenson, Vice -Chair Whittlesey, and Planning Commission Minutes September 28, 2011 Page 3 After significant discussion, a majority of the Commission concluded that the motion was somewhat redundant as the ARC review process and building permit plan checking would assure that adequate noise attenuation for outdoor use areas would be provided. Commr. Larson noted that the applicant's plans would need to demonstrate the details of how appropriate noise attenuation would be provided; he agreed with designing outdoor spaces to take advantage of the best solar orientation as suggested by Commr. Meyer. Chairperson Multari allowed the applicant to respond. Mr. Grant noted they were close to presenting final plans to the ARC. He reiterated that the outdoor use areas for the work/live units were proposed on the second level and north (rear) side of buildings. Chairperson Multari noted all available outdoor space should be considered for public use. AYES: Commr. Stevenson and Chairperson Multari NOES: Commrs. Draze, Larson, Meyer, Singewald, and Vice -Chairperson Whittlesey RECUSED: None ABSENT: None The motion failed on a 2:5 vote. 2. 1234 Broad Street, 1231-1233 Garden Street, and 734-740 Pacific Street. GP/R/ER 54- 11: Request to modify General Plan from Office to General Retail, rezone from Office (0) to Downtown -Commercial (C -D) zone, and environmental review; Burt Caldwell, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending to adopt the Planning Commission resolution, which recommends the City Council: 1. Approve an amendment to the General Plan Land Use Element map to change the land use designation for the sites from Office to General Retail and adopt the Negative Declaration of environmental impact (ER 54-11). 2. Approve an amendment to the Zoning map for the sites from Office (0) to Downtown - Commercial (C -D). PUBLIC COMMENTS: Bob Vessely, San Luis Obispo, voiced support for the project. Mr. Vessely noted that the project is an expansion for the downtown area and it would be good if staff had presented information on how much the downtown has expanded. There were no further comments made from the public. '�� COMMISSION COMMENTS: Planning Commission Minutes September 28, 2011 Page 4 On a motion by Commr. Draze, seconded by Commr. Meyer, to adopt the attached Planning Commission resolution (Attachment 3), which recommends the City Council: Declaration of environmental impact (ER 54-11). 2. Approve an amendment to the Zoning map for the sites from Office (0) to Downtown - Commercial (C -D). AYES: Commrs. Draze, Larson, Meyer, Singewald, Stevenson, Vice -Chairperson Whittlesey, and Chairperson Multari NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast — Staff provided a forecast of the October 12th and 26th meetings. 4. Commission — Commissioner Stevenson requested feedback from the Commission as to whether there was interest in having a joint ARC — PC meeting to receive a presentation regarding the costs and challenges of developing workforce housing. The Commission directed staff to work with the presenters and the two advisory bodies to schedule the workshop. ADJOURMENT: The meeting was adjourned at 7:20 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on October 12, 2011. Ryan Betz Administrative SAN LUIS OBISPO PLANNING COMMISSION MINUTES October 12, 2011 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Michael Draze, John Larson, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: Commissioner Eric Meyer Staff: Acting Community Development Director Kim Murry, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of September 28, 2011 were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. City -Wide. GPA 77-10: Amendments to the Safety Element of the General Plan to update the fire hazard map and revise the text to be consistent with State Fire Standards; City of San Luis Obispo — Community Development Department, applicant. (Phil Dunsmore) Andrea Visveshwara, Assistant City Attorney, proposed that the item be continued to allow staff to contact the Fair Political Practices Commission (FPPC) for clarification regarding potential conflicts of interest. Kim Murry, Acting Community Development Director, proposed that the item be continued to a date certain of December 14, 2011. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: On motion by Commr. Stevenson. seconded by Vice -Chairperson Whittlesey the item was continued to a date certain of December 14. 2011 at 6 p.m. AYES: Commrs. Draze, Larson, Singewald, Stevenson, Vice -Chairperson Whittlesey, and Chairperson Multari NOES: None RECUSED: None ABSENT: Commr. Meyer The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: Planning Commission Minutes October 12, 2011 Page 2 2. Staff a. Agenda Forecast — Staff provided a forecast of the November 91h Commission meeting. 3. Commission — None. ADJOURNMENT: The meeting was adjourned at 6:15 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on November 9, 2011. SAN LUIS OBISPO PLANNING COMMISSION MINUTES November 9, 2011 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Larson, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: Commissioner Michael Draze Staff: Deputy Community Development Director Kim Murry, Associate Planner James David, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Anu Dhaliwal ACCEPTANCE OF THE AGENDA: The agenda was accepted as present. MINUTES: Minutes of October 12, 2011, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Jerry Rioux, Executive Director of the Housing Trust Fund (HTF), presented copies of the HTF 2010 annual report to the Commission and staff. There were no further comments made from the public. L OUBLIC HEARINGS: City -Wide. Presentation by a panel of homebuilders to the Planning Commission and Architectural Review Commission regarding the challenges and opportunities to produce rental housing. Detlev Peikert and John Campanella presented findings of a two-day charrette held in Santa Barbara intended to develop and evaluate designs for affordable housing in compact downtown neighborhoods. The presentation described the process and outcomes of the effort. John Campanella, Homebuilders speaker, presented the economic aspect of providing additional affordable housing units, cooperatives, and rental units in Santa Barbara. Mr. Campanella discussed the current status of producing rental housing which is developing an implementation ordinance in the City. PUBLIC COMMENTS: Greg Wynn, San Luis Obispo, questioned the building costs per foot as compared to costs for units per square foot. Mr. Campanella noted the building costs per foot and units per square foot calculations were close in comparison. Jerry Rioux, San Luis Obispo, suggested a change in the definition of density from dwelling unit per acre to floor coverage ratio. Steve Barasch, San Luis Obispo, discussed factors which contribute to the success in higher density development. Mr. Barasch suggested providing incentives and case study examples to residents to broaden understanding of higher -density development. Planning Commission Minutes November 9, 2011 Page 2 There were no further comments made from the public. COMMISSION COMMENTS: Commr. Meyer questioned industrial lease rates, industrial rezone to provide affordable housing, and. the amount of parking allowed per unit. Detlev Peikert, Homebuilders speaker, clarified that housing would not be allowed in the M-1 zone but allowed in light industrial zones. Mr. Peikert explained that the City of Santa Barbara could further investigate areas where parking can be reduced. John Campanella, Homebuilders speaker, discussed the potential for providing incentives for building owners to expand underutilized properties. Commr. Stevenson asked for further information on responses made by the Santa Barbara City Council and community members on the proposed plans for the affordable housing projects. He supported the idea of implementing the use of a design charrette for the upcoming land use element update for the City of San Luis Obispo. Mr. Peikert explained the Santa Barbara City Council and community members were receptive and appreciative of the proposed plans, although some members were not supportive. There were no further comments made from the Commission. There was no motion required at this time. 2. 2877 S. Hiauera Street. GPC 104-11: General Plan Conformity for open space easement acquisition; C/OS-40 zone; City of San Luis Obispo, applicant. (To be Continued to a Date Uncertain) (Neil Havlik) Andrea Visveshwara, Assistant City Attorney, and Kim Murry, Deputy Community Development Director, proposed the item be continued to December 14, 2011, at 6 p.m. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: There were no comments made from the Commission. On motion by Commissioner Stevenson. seconded by Vice -Chairperson Whittlesey the item was continued to December 14. 2011. at 6 p.m. OYES: Commrs. Larson, Meyer, Singewald, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: Commr. Draze Planning Commission Minutes November 9, 2011 Page 3 �1 The motion passed on a 6:0 vote. 3. City -Wide. GPI 71-09: General Plan Implementation — Study Session on the Draft Climate Action Plan; City of San Luis Obispo — Community Development Department, applicant. (James David) James David, Associate Planner, presented the staff report, recommending the Commission review the draft Climate Action Plan, gather public feedback, and provide comments and direction as appropriate. PUBLIC COMMENTS: Michael Boudreau, San Luis Obispo, discussed the increasing complexity of building code standards in California and requested caution when considering regulations to exceed Title 24 building codes as part of the Climate Action Plan. Jeff Dillon, San Luis Obispo, was concerned about the proposed Energy Conservation Ordinance. Steve Delmartini, San Luis Obispo, did not support the point of sale energy retrofit strategy. There were no further comments made from the public. COMMISSION COMMENTS: Kim Murry, Deputy Community Development Director, reaffirmed the purpose of the study session was for the Commission to review the draft plan and to provide redirection to staff if appropriate. Chairperson Multari felt each GHG reduction measure should be represented with numbers instead of tree icons. Commr. Stevenson indicated that exceeding Title 24 affects cost of housing Commr. Singewald questioned if pass through trips from visitors were taken into consideration in the analysis for the green house gas emissions calculation, and asked for clarification of AB -32's guidance for emissions analysis and how the "Business as Usual" assumption was calculated. Commr. Larson expressed concern regarding how an energy retrofit strategy would be implemented and stressed the importance of incentives for an Energy Conservation Ordinance. Vice -Chair Whittlesey asked if natural gas vehicles are being considered for the proposed energy- efficient fleet in the City to reduce green house gas emissions. She also suggested document formatting changes, more strategies to achieve a jobs and housing balance, and stated that the word "tax" should not be used for the proposed strategy to eliminate plastic bags. Commr. Meyer had concerns about the Energy Conservation Ordinance strategy. He suggested encouraging social awareness by broadcasting energy use by building and giving incentives to those who are currently reducing emissions in the City. Planning Commission Minutes November 9, 2011 Page 4 J 1ommr. Stevenson suggested an energy based audit at the time of home ownership be made and proposed additional education -based strategies for the CAP. Chairperson Multari expressed concerns about the proposed Building Conservation Ordinance and several other strategies. He suggested revising vague language in the Plan, and reiterated the importance of the document's comprehension. He suggested the plan should differentiate between those strategies the City is already undertaking, those that are required at the state or federal level, and those that are new. There were no further comments made from the Commission. There was no motion required at this time. COMMENT AND DISCUSSION: 4. Staff a. Agenda Forecast: Staff provided a forecast for the December 14, 2011, Planning Commission meeting. 5. Commission ADJOURNMENT: The meeting was adjourned at 8:50 p.m. Respectfully submitted by, Anu Dhaliwal Recording Secretary Approved by the PlAnning Commission on December 14, 2011. Ryan BP Supe ing Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES �. December 14, 2011 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Commissioner John Larson arrived at 6:12 p.m. Absent: None Staff: Community Development Director Derek Johnson, Deputy Community Development Directors Doug Davidson and Kim Murry, Associate Planner Brian Leveille, Economic Development Manager Claire Clark, Natural Resources Manager Neil Havlik, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Allison Zike ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. O MINUTES: Minutes of November 9, 2011, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. STAFF COMMENT ON NON -AGENDA ITEMS: Derek Johnson, Community Development Director introduced himself to the Planning Commission and thanked City staff for their support. PUBLIC HEARINGS: 1. City -Wide. GPA 77-10: Amendments to the Safety Element of the General Plan to update the fire hazard map and revise the text to be consistent with State Fire Standards; City of San Luis Obispo — Community Development Department, applicant. (Continued from October 12, 2011, meeting) (Phil Dunsmore) Assistant City Attorney, Andrea Visveshwara, stated the City Attorney's office has not yet received an opinion from the Fair Political Practices Commission regarding potential C, conflicts of interest on behalf of several Planning Commissioners and the Assistant City Attorney concerning this item. Planning Commission Minutes December 14, 2011 Page 2 Chairperson Multari stated the item was continued from the October 12, 2011, meeting because the Commission was not yet informed of the Fair Political Practices Commission opinion. He suggested the item be postponed to February's meeting to ensure that the opinion will be received by that time. Mrs. Visveshwara stated the item may require a City Council hearing if potential conflicts of interest prevent a quorum of the Planning Commission from considering the item. Commr. Draze spoke in support of continuing the item to the February Planning Commission meeting. There were no further comments made from the Commission. On motion by Commr. Draze . seconded by Commr. Meyer, to continue the item to the February 8, 2011, Planning Commission meeting at 6 p.m. AYES: Commrs. Draze, Meyer, Singewald, Stevenson, Larson, Vice -Chairperson Whittlesey, and Chairperson Multari NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 2. 1247 Vista Del Lago. AP -PC 2-11: Appeal of Administrative Hearing decision to revoke home occupation permit (piano lessons); R -1 -PD zone; Deborah Marcus, appellant and applicant. (Brian Leveille) Commr. Whittlesey recused herself from the item citing a potential conflict of interest. Brian Leveille, Associate Planner, presented the staff report, recommending the Planning Commission adopt a resolution denying the appeal and upholding the hearing officer's decision to revoke the home occupation permit. Commr. Draze inquired if conditions of approval had been met by the appellant. Staff clarified that conditions of approval had not been met to meet minimum requirements for a home occupation permit. Commr. Stevenson asked if a noise measurement had been taken. Staff noted that decibel readings had not been taken but it was clearly evident the piano is very loud as it can be heard from the street and can reasonably be expected to be heard through the shared wall. Planning Commission Minutes December 14, 2011 Page 3 PUBLIC COMMENTS: Dan Abendschein, appellant representative, requested the Commission overturn the revocation of the home occupation permit. Mr. Abendschein stated that the majority of piano lessons are taught on the upright piano, which is not audible to the neighbor. He proposed the appellant limit her instruction to the upright piano and that the appellant would not play the grand piano between the hours of 7 a.m. and 7 p.m. in order that the condition be enforceable. He also expressed that the parking concerns raised by neighbors in opposition to the home occupation are not valid. Commr. Stevenson asked if any attempts to mitigate noise had been made at the residence and asked the Appellant if she was aware that the Laguna Lake CC&R's specifically prohibited boisterous noise and loud music from musical instruments. Deborah. Marcus, appellant, stated the noise from the piano instruction is not boisterous or offensive. She stated she has considered implementing noise abatement measures in her residence. Assistant City Attorney Visveshwara, stated the Commission can only consider the item based on City standards and not based on CC&R's which are akin to a private agreement. Laura Cooper, San Luis Obispo, spoke against revocation of the home occupation permit. Jay Chester, San Luis Obispo, spoke in support of staffs recommendation to deny the appeal of revocation of the home occupation permit citing significant disturbance to the enjoyment of his residence due to noise from the home occupation. Commr. Singewald asked Mr. Chester if he had pursued this issue in the civil courts. Andy Zink, stated that Ms. Marcus has communicated appropriate parking locations to clients. Diane Pilloud, San Luis Obispo, spoke in support of staffs recommendation to revoke the home occupation permit citing parking and traffic issues in the neighborhood. Suzanne Heitzman, San Luis Obispo, spoke in support of staffs recommendation to revoke the home occupation permit citing that the appellant has not complied with the conditions of her home occupation permit and that parking for the subject business causes a safety hazard on commonly -owned property in the neighborhood. Sally Erwin, San Luis Obispo, stated that she seldom hears noise from the piano and that client visitation is not intrusive. Elaine Cormier, San Luis Obispo, stated that Ms. Marcus has made significant efforts to dampen the noise from her baby grand piano. Planning Commission Minutes December 14, 2011 Page 4 3 Cynthia Steele, San Luis Obispo, spoke in support of staffs recommendation to revoke the home occupation permit. Colleen Wiest, San Luis Obispo, stated that Ms. Marcus has informed clients of appropriate parking locations. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Draze stated that he had conducted a site visit, and witnessed several on - street parking spaces available and limited traffic on Vista Lago Street. He suggested that the parking issue raised may be solved by allowing on -street parking for clients. He clarified that the primary issue for consideration by the Commission should be the home occupation activity and not the CC&R's. Commr. Meyer stated he had conducted a site visit and considered the traffic on the street to be limited. He expressed that noise produced by piano instruction seems to prevent quiet enjoyment of property. He spoke in support of staffs recommendation to deny the appeal. Commr. Stevenson spoke in support of the staffs recommendation to deny the appeal citing that quiet enjoyment of the neighborhood should be protected. He stated that the home occupation is inappropriate for this location. He suggested that if revocation of the home occupation is upheld, it should be done without prejudice in order to give the appellant an opportunity to address the noise which affects the neighbor with the adjoining wall. Commr. Larson requested the City's Noise Ordinance be read to clarify if there are mandated noise limitations that cannot be exceeded. Assistant City Attorney Visveshwara recited portions of the City's Noise Ordinance including: Municipal Code section 9.12.040 and Municipal Code section 9.12.050. Commr. Larson expressed surprise that no noise measurements had been taken by an acoustician and no steps had been taken by the Appellant to reduce the noise levels. He supported staffs recommendation to deny the appeal. Commr. Singewald stated that the traffic associated with the home occupation is not out of character with the neighborhood. He stated that conducting lessons on the upright piano does not create excessive noise. He supports the appeal and indicates that the issue of noise from the baby grand piano is a CUR compliance issue that should be pursued in the courts. Chairperson Multari stated that home occupation permits are not allowed by right in residential zones. As a commercial activity, it is the responsibility of the business owner to demonstrate its compatibility with the neighborhood. He spoke in support of denying the appeal citing violation of the home occupation permit conditions of approval. Planning Commission Minutes December 14, 2011 Page 5 There were no further comments made from the Commission. On motion by Commr. Stevenson. seconded by Commr. Meyer, to deny the appeal and uphold the hearing officer's decision to revoke the home occupation permit without preiudice so the appellant may apply to reestablish the home occupation provided a Professional acoustical report is provided with measures to meet interior sound levels in compliance with the City's Noise Ordinance. AYES: Commrs. Draze, Meyer, Stevenson, Larson, and Chairperson Multari NOES: Commr. Singewald RECUSED: Vice -Chair Whittlesey ABSENT: None The motion passed on a 5:1 vote. 3. 955 Morro Street: 845, 861, 863, and 877 Palm Street. GPC 30-09: General Plan Conformity determination for the sale and purchase of property related to the Chinatown Project: C -D -H zone, City of San Luis Obispo, applicant. (Pam Ricci) Doug Davidson, Deputy Community Development Director, presented the staff report and revised draft resolution recommending adoption of the Planning Commission resolution, which determines and reports to the City Council that the proposed property transactions are in conformance with the General Plan based on findings which he discussed. Commr. Draze asked staff if the current parking map still works with the new phasing plan for the project. Mr. Davidson responded in the affirmative. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Meyer asked for the plan for the presently vacant building on Morro Street. Claire Clark, Economic Development Manager, stated that it is being leased to the Copeland family. There were no further comments made from the Commission. On motion by Commr. Draze, seconded by Commr. Stevenson to adopt the Planning Commission resolution with revised language which determines and reports to the Citv Council that the proposed property transactions are in conformance with the General Plan. Planning Commission Minutes December 14, 2011 Page 6 AYES: Commrs. Draze, Meyer, Singewald, Stevenson, Larson, Vice -Chair Whittlesey, and Chair Multari NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 4. 2877 S. Higuera Street. GPC 104-11: General Plan Conformity for open space easement acquisition; C/OS-40 zone; City of San Luis Obispo, applicant. (Neil Havlik) Neil Havlik, Natural Resources Manager, presented the staff report and recommended the Planning Commission adopt a resolution, which determines and reports to the City Council, that the proposed property acquisition is consistent with the City's General Plan. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Singewald inquired if lease revenue from the communication tower portion of the property will be donated to the City. Neil Havlik stated the communication tower use will continue and possibly expand, and lease revenue will not be donated to the City. Commr. Meyer spoke in support of the resolution. Commr. Stevenson suggested there be a finding in the report that acquisition of an open space easement that covers the Commercial Service portion of the property will not have an adverse effect on the City's inventory of commercially -zoned property. Chairperson Multari stated there will be a finding added that the loss of commercially - zoned acres will not make a significant impact. Commr. Singewald stated that any addition to the communication facilities is inconsistent with General Plan policies and that the City does not have to allow expansion of these facilities. There were no further comments made from the Commission. On motion by Vice -Chairperson Whittlesey, seconded by Commr. Meyer, to approve the resolution with the proposed amendments determining and reporting to the City Council that the proposed easement acquisition is consistent with the General Plan Planning Commission Minutes December 14, 2011 Page 7 AYES: Commrs. Draze, Meyer, Singewald, Stevenson, Larson, Vice -Chairperson Whittlesey, and Chairperson Multari NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 5. Staff Deputy Community Development Director Kim Murry stated the Climate Action Plan is being revised based on public input. a. Agenda Forecast Deputy Community Development Director Doug Davidson stated the January Planning Commission meetings are open for items. 6. Commission The Commission thanked Vice -Chair Whittlesey for her service to the Commission and City. Commr. Stevenson expressed congratulations to City Attorney Christine Dietrick for being named as one of the Tribune's "Top 20 Under 40." Commr. Meyer gave an update on the Palm/Nipomo parking structure and announced there will be a City Council study session on January 3, 2012, on the subject. ADJOURMENT: The meeting was adjourned at 8:39 p.m. Respectfully submitted by, Allison Zike Recording Secretary Approved by the Planning Commission on February 8, 2012. Ryanetz �inistrative Sup (sing A Assistant