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HomeMy WebLinkAboutPLANNING COMMISSION MINUTES 2013PLANNING COMMISSION MINUTES 2013 SAN LUIS OBISPO PLANNING COMMISSION MINUTES January 9, 2013 CALL TO ORDERIPLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, John Larson, Vice -Chairperson Draze Absent: Commissioner Michael Multari Airlin Singewald, Charles Stevenson, Eric Meyer, and Chairperson Michael Staff: Deputy Community Development Director Doug Davidson, Senior Planner Pam Ricci, Deputy Director of Public Works Tim Bochum, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Dawn Rudder ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of November 28, 2012, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 392 Prado Road. MOD/TR 134-12: Review a request to amend the conditions of Vesting Tentative Tract 2342; C/OS-15 zone; Mangano Homes, Inc., applicant. (Pam Ricci) Pam Ricci, Senior Planner, and Tim Bochum, Deputy Director of Public Works, presented the staff report, recommending adoption of a resolution which recommends approval of certain modifications to project conditions to the City Council, based on findings and subject to conditions which they outlined. Chairperson Draze questioned how the public will gain access to the model homes. Mr. Bochum indicated the road access will be obtained from Margarita Avenue PUBLIC COMMENTS: Steven Peck, applicant, thanked staff, property owners, and Mangano Homes for their help on the project. He asked for approval of the project. Steve Delmartini, San Luis Obispo, encouraged the Commission to support the project. He stated the real estate industry is excited about the project. There were no further comments made from the public. Planning Commission Minutes January 9, 2013 Page 2 COMMISSION COMMENTS: Commr. Fowler questioned the reimbursement agreement. Mr. Bochum indicated the reimbursement agreement is still being worked on. Commr. Fowler then asked if there were any bonding requirements. Mr. Bochum answered there were no future bonding requirements. Commr. Stevenson was in support of the project. He expressed concern with the occupancy threshold language in condition 1D. Mr. Bochum responded that the road improvements should be completed well in advance of either threshold in the condition and thought the language, as drafted, worked. Vice -Chair Meyer commented that he is in support of the project and the housing that it would supply for the community. Commr. Larson indicated he was persuaded by staffs work and communication between parties and will support the project. Chairperson Draze supported the project and agreed with the timeframe outlined in Condition 1 D. He expressed concern with providing access to Broad Street for pedestrians and bicycles and encouraged staff to continue to work with various property owners to achieve such access. Vice -Chair Meyer concurred with Chairperson Draze's comment regarding access to Broad Street. He also spoke of concerns regarding the design of Prado Road allowing too high of speeds. Commr. Singewald was in support of the project. There were no further comments made from the Commission. On motion by Commr. Fowler, seconded by Commr. Singewald, to approve the revised draft resolution recommending approval of modifications to project conditions to the City Council. AYES: Commrs. Fowler, Singewald, Stevenson, Larson, Meyer, and Draze NOES: None RECUSED: None ABSENT: Commr. Multari The motion passed on a 6:0 vote COMMENT AND DISCUSSION: 2. Staff a. Doug Davidson presented the agenda forecast. The meeting on January 23, 2013, will be cancelled. Planning Commission Minutes January 9, 2013 Page 3 3. Commission Commr. Stevenson stated that he would like to review PowerPoint presentations from the State APA conference with the Commission to provide an overview of some key planning topics. Chairperson Draze stated that, at the lunch with the Mayor, he will be bringing up alternative transportation. ADJOURMENT: The meeting was adjourned at 7:12 p.m. Respectfully submitted by, Dawn Rudder Recording Secretary Approved by the Planning Commission on February 13, 2013. Ryan Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES �. February 13, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Charles Stevenson, Vice -Chairperson Eric Meyer, and Chairperson Michael Draze Absent: Commissioner Airlin Singewald Staff: Deputy Community Development Director Doug Davidson, Associate Planner Brian Leveille, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Dawn Rudder ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of January 9, 2013, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 667 and 679 Monterey Street. U 43-11: Use permit review of a mixed-use project with 23 residential units and 24,100 square feet of commercial space including a 12 - unit bed and breakfast inn and restaurant pad; C -D -H zone; Michael Hodge, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, and recommended the Commission adopt the resolution approving the use permit and recommending the City Council adopt the Mitigated Negative Declaration of Environmental Impact, based on findings and subject to conditions of approval. Commr. Multari questioned if the use permit is in fact a final approval or a recommendation. Mr. Leveille stated that the use permit is the final action by the Planning Commission. Vice -Chair Meyer expressed concern with vehicle parking and the proposed bike storage in the basement level. Thom Jess, applicant representative, made a presentation on the project and answered several specific questions from the Commission including discussion on hours of operation from uses such as a bar/restaurant and pool hours for the rooftop facility in the bed and breakfast building. Commr. Multari questioned whether the Paseo walkway access included a public easement. Mr. Jess stated that it was included in the conditions. Planning Commission Minutes February 13, 2013 Page 2 In response to questions from several Commissioners, Mike Hodge, applicant, indicated the parking across the street in Parking Lot#14 is where a plan for overnight residential parking would need to be finalized with staff. PUBLIC COMMENTS: David Brodie, San Luis Obispo, noted several concerns with the project including its scale, design, and density. He indicated a physical model should be presented by the applicant. Allan Cooper, San Luis Obispo, expressed concern with the scale of buildings, and that he felt the height of the buildings was not consistent with the vision of the Downtown Concept Plan. Linda Groover, San Luis Obispo, pointed out that the buildings are too high. She also voiced disappointment that there was not a scale model provided as requested. Dave Hannings, San Luis Obispo, voiced opposition against the project stating the project is too large. He also expressed concern regarding the parking issue and the loading and unloading near the project. Dixie Cliff, San Luis Obispo, voiced opposition against the project stating the five -story buildings are too high and should not be used for office space. She appreciates the renovation of the Leitcher building and the separate buildings. Mark Johnson, San Luis Obispo, expressed concern that each commission looks at a specific aspect of the project and not at the whole picture. He urged the commission to seek a specific parking plan and he also voiced concern about the noise from the restaurant and the loading and unloading areas. Ursula Bishop, San Luis Obispo, also urged the commission to seek a specific parking plan but also to set stipulations on delivery times, double parking, amplified music, hours for restaurant, before the project is approved. Elisabeth Abrahams, San Luis Obispo, concurred with what others from the public have said. She expressed concern with the creek walk. She voiced disappointment that a physical model was requested at several meetings and it still has not been presented. She also stated that a five -story building is too high and a three-story building would be sufficient. Joseph Abraham, San Luis Obispo, expressed concern with the 50 -foot height of the buildings and the effect it would have on the creek walk. Sandra Lakeman, San Luis Obispo, voiced concern over the dark brick, the color and the scale of the buildings, and the inaccurate setbacks to the creek shown on plans. Bill Walter, San Luis Obispo, voiced support of the mixed-use project and noted that he felt it has struck a good balance for the site. Planning Commission Minutes February 13, 2013 Page 3 CThere were no further comments made from the public. COMMISSION COMMENTS: Vice -Chair Meyer expressed concern with creek setbacks and parking. He also stated that access to bike parking should be more convenient for users. Commr. Larson pointed out that the compatibility of the project should also include across the street. He expressed concern with the loading and unloading areas, the pedestrian bridges, and the creek setbacks. Mr. Jess pointed out that there was a designated spot for loading and there will be alternate areas at certain times of the day designated for loading and unloading. He also stated that the pedestrian bridges were created to provide a sense of community to the residents. Commr. Larson discussed that, although the Commission is concerned with parking for the residential uses, the relevant policies of the General Plan encourage flexibility in meeting parking standards for this type of development. Commr. Fowler voiced concern with the parking issue and the building mass. He indicated his support of the Leitcher Building rehabilitation. Commr. Multari pointed out that the findings to approve the use permit will need to be added before the Commission can take action. He expressed concern with the setback to the creek and questioned whether there was enough open space along the creek. He also voiced concern with the brick fagade on the B&B building which does not work with the siding. He also commented that the roof line of the B&B building, which is cut. off for the roof deck, should be revised. Commr. Stevenson concurred with all comments. He stated that incorporating setbacks on upper floors can help with the massing of the buildings, and he noted the colors appeared dark. Chairperson Draze voiced concern with the parking and the mass of the pedestrian bridges on the upper levels. He asked for clarification on which phase the Affordable Housing units will be included. He stated the affordable unit should be included in Phase 1 and described in the conditions of approval. Commr. Stevenson questioned if the creek setbacks on the plan are accurate. Mr. Leveille stated that the dimensions shown on plans were to approximate locations of the creek's top of bank since the project did not require any setback exceptions and the Natural Resources Manager had indicated the project was in compliance with creek setback regulations. Commr. Larson emphasized that the project having no on-site parking is consistent with i the policies for the downtown. He also noted that the project needs improvement in how it interfaces with the creek and that mixed-use findings need to be provided. Planning Commission Minutes February 13, 2013 Page 4 Commr. Multari discussed some of the background of C -D zoning and parking in -lieu fees. He noted that residential uses pose a dilemma and that the required parking for 23 residential units would have an impact on the street. Commr. Meyer noted that he was most concerned about Building "E" and the small deck sizes. Commr. Fowler stated that intensity is the issue since there may be too many units that results in the large massing. Commr. Draze noted that the number of residential units should be kept high, but that a parking plan needs to be established so the units can feasibly be marketed. He also noted concern with the creek setback in relation to Building "E." Commr. Larson noted he would like to see a higher degree of certainty that parking will be addressed. Commr. Multari pointed out that some positive aspects of the project should be recognized. There were no further comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Stevenson, motion to continue project to a date to be determined by staff with the following issues addressed: • Provide complete conditional use permit findings for mixed-use projects. • Building D facing Monterey Street shall be evaluated for compatibility with the Monterey Street development pattern. • The northwest corner of Building D shall be setback an additional five feet from the property line. • Buildings B and E should include a design which could accommodate retail uses and use permit findings should include retail greater than 2,000 square feet. • The roofline on the Bed and Breakfast (north section of Building B) shall be revised to complete the pitched roofline as seen from Monterey Street. The roof cut for the deck could remain on the creek side of the building. • Restaurant/Bar hours shall be limited to 11 p.m. • Revise the site plan to include greater setbacks for Buildings "B" and "E" from the south property line adjacent to the creek more similar to Building "C" and include greater step -backs on upper floors. • The brick fagade of the Bed and Breakfast shall be replaced with siding or another compatible material and the brick material eliminated. • The paseo/walkway shall include an easement for public access. • The public art proposal shall be clarified and more detail provided and included in C a condition of approval. • Affordable housing requirements shall be set as a condition of approval. • Explore a parking plan for residential uses (at least 1 per residential unit and bed and breakfast). Planning Commission Minutes February 13, 2013 Page 5 • The use permit shall include limitations on delivery times, idling trucks, and amplified music. • Revise the Hydrology section of the Initial Study (page 17) as appropriate for consistency with the State Storm Water Program. AYES: Commrs. Fowler, Larson, Multari, Stevenson, Meyer, and Draze NOES: None RECUSED: None ABSENT: Commr. Singewald The motion passed on a 6:0 vote. Commr. Stevenson pointed out on page 17 of the initial study checklist, he is concerned with the statement "Does not exceed pre -development runoff' and he indicated it should be removed. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast Doug Davidson presented the agenda forecast for upcoming meetings. 3. Commission Commr. Fowler will be out of town for the meeting on the 27th ADJOURMENT: The meeting was adjourned at 9:40 p.m. Respectfully submitted by, Dawn Rudder Recording Secretary Approved by the Planning Commission on March 27, 2013. g Administrative Assistant �. SAN LUIS OBISPO PLANNING COMMISSION MINUTES February 27, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Airlin Singewald, Charles Stevenson, Vice -Chairperson Eric Meyer (arrived late), and Chairperson Michael Draze Absent. Commissioner John Fowler Staff: Community Development Director Derek Johnson, Deputy Community Development Director Kim Murry, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Dawn Rudder ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of February 13, 2013, will be presented at the March 13th meeting for review and approval. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Mila Vujovich LaBarge, San Luis Obispo, is supportive of smart growth but feels that there needs to be an environmental impact report for the Prado Road alignment. She also hopes that any park land offered by Chevron can be located in closer proximity to the existing Damon -Garcia sports fields. Rosemary Wilvert, San Luis Obispo, supported Mila's comment Commr. Multad questioned what action by the City triggered discussion of Prado Road. Derek Johnson, Community Development Director, answered that the Council considered a reimbursement agreement for the Serra Meadows development in the Margarita Area Specific Plan the previous week. He further indicated that environmental review of the entire circulation network will be conducted as part of the Land Use and Circulation Elements update. There were no further comments made from the public PUBLIC HEARINGS: 1. City -Wide. GPI 15-12: Land Use & Circulation Elements Update: Status update and discussion of neighborhood boundaries and guiding principles; City of San Luis Obispo — Community Development Department, applicant. (Continued to the March 13, 2013, Planning Commission meeting) (Kim Murry) Planning Commission Minutes February 27, 2013 Page 2 Kim Murry, Deputy Community Development Director, recommended this item be continued to the March 13th Planning Commission meeting. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: There were no comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Stevenson. to continue Land Use & Circulation Elements update to the March 13, 2013, Planning Commission meeting. AYES: Commrs. Singewald, Multari, Stevenson, Larson and Draze NOES: None RECUSED: None ABSENT: Commrs. Fowler and Meyer The motion passed on a 5:0 vote. COMMENT AND DISCUSSION: 2. Staff a. ALUP update Kim Murry, Deputy Community Development Director, presented information regarding the Airport Land Use Commission efforts to update the San Luis Obispo County Regional Airport Land Use Plan. She explained the work conducted to date, including mapping the California Aeronautics Safety Zones, and comparing these to the safety zones being considered by the Airport Land Use Commission and impacts to development potential. City Council will receive a briefing on the Airport Plan update on March 19, 2013. There was general discussion between Commissioners and Staff regarding the Airport Land Use Planning safety zones, crash history, and the overview maps. Mila Vujovich LaBarre, San Luis Obispo, pointed out safety concerns. She encouraged the Commission to consider Prado Road through an EIR prior to going forward. b. Agenda Forecast — Kim Murry presented the agenda forecast. 3. Commission Commr. Multari questioned when the Leicher Apartment project was returning to the Commission. Planning Commission Minutes February 27, 2013 Page 3 Derek Johnson stated the budget goals have been submitted to the City. Three of those goals fall under the purview of the Community Development Department: Strategies to address Homelessness; Downtown Revitalization; and Neighborhood Wellness. Goal programs will be reviewed by the City Council on April 9th with further direction for the final budget. He also highlighted the community workshop "For the Love of San Luis Obispo" coming up March 4th ADJOURNMENT: The meeting was adjourned at 6:52 p.m. Respectfully submitted by, Dawn Rudder Recording Secretary Approved by the Planning Commission on March 13, 2013. Ryan Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES March 13, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Airlin Singewald, Charles Stevenson, Vice -Chairperson Eric Meyer, and Chairperson Michael Draze Absent: None Staff: Deputy Community Development Director Kim Murry, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Dawn Rudder ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of February 27, 2013, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. City -Wide. GPI 12-13: 2013 Annual Report on General Plan program implementation; City of San Luis Obispo — Community Development Dept., applicant. (Continued to March 27, 2013, Planning Commission meeting) (James David) Kim Murry, Deputy Community Development Director, recommended this item be continued to the next Planning Commission meeting on March 27, 2013. Information to be included was not ready in time to meet the print deadline for the Commission. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: There were no comments made from the Commission. On motion by Commr. Larson, seconded by Commr. Singewald to continue this item to �' March 27. 2013. Planning Commission Minutes March 13, 2013 Page 2 AYES: Commrs. Fowler, Larson, Multari, Singewald, Stevenson, Meyer, and Draze NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 2. City -Wide. GPI 15-12: Land Use & Circulation Elements Update: Status update and discussion of neighborhood boundaries, vision statement, and guiding principles; City of San Luis Obispo — Community Development Dept., applicant. (Continued from February 27, 2013, Planning Commission meeting) (Kim Muny) Kim Murry, Deputy Community Development Director, presented the staff report, recommending the Planning Commission review the Task Force recommendations and provide a Commission recommendation to Council regarding neighborhood boundaries and areas, Vision Statement and principles to guide development of alternatives for the Land Use and Circulation Elements update. She suggested a separate motion for each section. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Neighborhood discussion: Commr. Singewald is supportive of defining larger neighborhoods. Commr. Stevenson agreed with Commr. Singewald, subscribed to the idea of larger areas. He also supported notification to larger areas.. Commr. Larson questioned where it will lead. Ms. Murry indicated that effort to define neighborhoods responded to a current General Plan policy and program. The concept of grouping the neighborhoods was to provide a larger framework in which to organize them. Commr. Multari is uncomfortable with the boundaries presented. He would propose neighborhoods be self -defining and the City should provide support. Commr. Fowler is impressed with the effort and outcome and is in favor of the boundaries as is. Vice -Chair Meyer stated that the people were adamant about how their neighborhoods were defined. He suggested that these boundaries may be used as a tool for the City to notice certain neighborhoods but that City departments should be free to draw whatever boundaries they deem appropriate for their respective needs. Planning Commission Minutes March 13, 2013 Page 3 CArea discussion: Kim Murry, presented the map of the larger areas defined by the TF-LUCE Task Force for the Land Use and Circulation Element Update. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commrs. Multari and Draze voiced concerns about the map being in the general plan versus being used for City purposes such as project notification. Ms. Murry commented that the maps were not proposed to be included in the general plan itself. Commr. Stevenson commented that it could be included in the appendix. Commr. Larson agreed that the map should not be in the general plan. Commr. Fowler is in support of the neighborhoods and areas that have been outlined. The Commissioners acknowledged the amount of input and work the community and Task Force had put into the effort to define the neighborhoods and expressed a desire to see the boundaries shown as fluid lines that would have the flexibility to change over time based on resident sentiments. On motion by Commr. Multari, seconded by Commr. Stevenson to support direction regarding neighborhoods as follows: neighborhood. Neighborhood boundaries are affected by one's perceptions of how places are linked along psychological social and physical dimensions 1) To provide support to local groups of residents who wish to organize for civic and social purposes: and 2) To work toward those features of good neighborhoods that were expressed by residents in almost all areas of the city, namely:, a. Pride of ownership and property maintenance b. Complete network of pedestrian connections c. Sense of safety d. Low crime rates e. Safe streets for various modes of circulation f. Strong neighborly relations Planning Commission Minutes March 13, 2013 Page 4 AYES: Commrs. Fowler, Larson, Multari, Singewald, Stevenson, Meyer, and Draze NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. Vision Statement: Kim Murry presented the Vision Statement recommended by the TF-LUCE be submitted with very little change. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Stevenson indicated the Vision statement should be less specific. Commr. Singewald commented that the statement should be a proactive statement on how the city wants to look in the future. Commr. Larson pointed out that this Vision Statement is already in the general plan. He stated that it would serve the city to simplify. Commr. Fowler commented the statement is too long, outdated, and redundant. Vice -Chair Meyer expressed concern that changes should be considered very carefully due to the extent of prior input and evident resonance with the community. Chairperson Draze is in support as presented. Commr. Multan indicated for the position of moving forward he would support the vision statement as written with the consideration that edits to the vision statement could be considered at a later date. Commrs. Stevenson and Singewald support the motion to move forward with the current statement. changes could be considered at a later date AYES: Commrs. Larson, Multari, Singewald, Stevenson, Meyer, and Draze NOES: Commr. Fowler RECUSED: None Planning Commission Minutes March 13, 2013 Page 5 ABSENT: None The motion passed on a 6:1 vote. Guiding Principles: Kim Murry gave an overview of the Guiding Principles statement developed by the consultant team and explained how the Task Force recommended use of the existing goal statements in the current General Plan. The purpose of the guidance is to ensure the consultant team is developing alternatives for consideration that meet the community's objectives. PUBLIC COMMENTS: Steve Del Martini, San Luis Obispo, questioned, based on the Guiding Principles presented, how do you develop more neighborhood parks in an existing neighborhood? There were no further comments made from the public COMMISSION COMMENTS: Commr. Multari stated the Guiding Principles should not appear in the general plan but are useful as a way to screen and consider alternatives. He also expressed concern that the City needs to maintain the ability to modify or add and delete goals over the course of the update process. Chair Draze indicated that the city will see change occur over the years and that change can be positive. He echoed Commr. Multari's comments regarding retaining the ability to edit goals through the process. There were no further comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Stevenson to endorse the Task Force recommendation to use the existing Land Use and Circulation Element goals as Guiding Principles and forward this recommendation to the City Council AYES: Commrs. Fowler, Larson, Multari, Singewald, Stevenson, Meyer, and Draze NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 3. Staff Planning Commission Minutes March 13, 2013 Page 6 a. Kim Murry presented the agenda forecast. 4. Commission ADJOURMENT: The meeting was adjourned at 7:48 p.m. Respectfully submitted by, Dawn Rudder Recording Secretary Approved by the Planning Commission on March 27, 2013. Ryan Betz Supervisin Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES March 27, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Vice - Chairperson Eric Meyer, and Chairperson Michael Draze Absent: Commissioners Airlin Singewald and Charles Stevenson Staff: Director of Community Development Derek Johnson, Supervising Administrative Assistant Ryan Betz, Deputy Community Development Directors Doug Davidson and Kim Murry, Associate Planner James David, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Dawn Rudder ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of February 13, 2013, were approved as amended. Minutes of March 13, 2013, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: . 1. Strategic Action Plan. Receive a presentation, public comment, and provide a recommendation to the City Council. (Derek Johnson) Ryan Betz, Supervising Administrative Assistant, presented the staff report, recommending the Planning Commission recommend to the City Council to receive and file the organizational assessment and strategic action plan. Jay Corey, MPA, Citygate Associates, presented the Organizational Assessment's major findings and recommendations, including: • 5 important contextual themes • 10 strategic recommendations • Additional recommendations Commr. Multad stated that he was reluctant to get into potential department management issues within the report. Derek Johnson, Director of Community Development indicated the intent of the recommendation to City Council was for the Planning Commission Minutes March 27, 2013 Page 2 Commission to share general observations or direct concerns to be noted for Council consideration. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Larson questioned contextual theme number 5 as to what is unpredictable for whom and who are we communicating with? He also stated the "award-winning programs or best practices" indicated in almost all recommendations puts a higher burden on staff. He suggested small incremental steps toward implementing the recommendations. Vice -Chair Meyer stated that communication and division of project review purview between advisory bodies is a concern and, at some level, a project needs to receive an overall review of the proposal. Commr. Multari requested clarification on recommendation number 1. Mr. Johnson stated the purpose would be to notify additional residents and community members for projects going before a hearing in addition to the existing legal notification practices the Department conducts. The intent is to develop and implement public outreach expectations with the public and use new technology to assist with the outreach. Commr. Multari voiced concern with providing public outreach at the pre -application stage. He also questioned how the City can commit to certain permit review time frames. Mr. Johnson stated it's the City's responsibility to meet permit cycle times but it's also up to the applicant to submit a complete application in order for staff to meet those timeframes. Commr. Larson commented that the predictability and communication emphasis is on the process and that the outcome can't be predicted. He also wanted clarification on recommendation #10. Mr. Corey responded that one solution would be for the Department to implement a development service fund, which would provide flexibility to allocate staff resources during the peaks and valleys of the development cycle. Commr. Multari stated that a common complaint he hears is that permit fees are too high. Mr. Johnson stated that the City will be undergoing a fee study to review the permit fees and their amounts in the next year, however, when applicants have concerns about fees, it is typically related to impact fees and not the processing fees. Chairperson Draze concurred with Commr. Larson that implementing and reporting best practices and performance measures requires resources and the measures should be Cl implemented incrementally. Commr. Fowler is concerned with staffs current workload while trying to achieve all of the recommendations. Planning Commission Minutes March 27, 2013 Page 3 C,There were no further comments made from the Commission. On motion by Commr. Larson, seconded by Commr. Draze, to accept the Community Development Department Organizational Assessment and Strategic Action Plan and to recommend to the City Council to receive and file the report. AYES: Commrs. Fowler, Larson, Multari, Meyer, and Draze NOES: None RECUSED: None ABSENT: Commrs. Singewald and Stevenson The motion passed on a 5:0 vote. 2. City -Wide. GPI 12-13; 2013 Annual Report on General Plan program implementation; City of San Luis Obispo — Community Development Dept., applicant. (James David) James David, Associate Planner, presented the staff report and recommended forwarding the 2012 Annual Report on the General Plan to the City Council for acceptance. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Chair Draze commented that, in addition to State requirements and General Plan policy directives, we do the Annual Report because it is a good thing for the community. He praised staff for doing a great job on the report. Vice -Chair Meyer noted the disparity between very little housing growth and significant commercial growth. He was dismayed that very little was done for bike infrastructure in the City and noted a wide variety of bike planning efforts should and will be brought to the table in 2013. Commr. Multari thanked staff for the excellent report and good presentation. He pointed out that recent on -campus housing construction at Cal Poly skews our reporting on residential growth because there was a large migration of students from City neighborhoods back to campus housing in 2012. Chair Draze was proud of the report and the amount of information provided and recommended the public give it a read online. He also noted that our jobs -housing balance [1.6 to 1.8 jobs per housing unit] is not as bad as some people perceive. There were no further comments made from the Commission. Planning Commission Minutes March 27, 2013 Page 4 AYES: Commrs. Fowler, Larson, Multari, Meyer, and Draze NOES: None RECUSED: None ABSENT: Commrs. Singewald and Stevenson The motion passed on a 5:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Kim Murry presented the agenda forecast for upcoming meetings. 4. Commission Chairperson Draze referenced an email from Ken Schwartz and asked whether the Commission was interested in holding a workshop or study session to discuss how concepts in the Broad Street Corridor could be brought into the Land Use and Circulation Element update process. The Community Development Director indicated that without Council direction to conduct additional work on the plan, any concepts to be considered would need to come from the Task Force or residents. Staff indicated that alternatives reviewed by the Task Force will be brought before the Commission in May prior to the June public workshop, and the Commission would have the opportunity to review and comment. ADJOURMENT: The meeting was adjourned at 8:13 p.m. Respectfully submitted by, Dawn Rudder Recording Secretary Approved by the Planning Commission on April 10, 2013. ing Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES April 10, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE OATH OF OFFICE: City Clerk Maeve Grimes administered the oath of office to re -appointed Commissioners Michael Draze and John Larson ROLL CALL: Commissioners John Larson, Michael Multari, Charles Stevenson, Vice -Chairperson Eric Meyer and Chairperson Michael Draze Absent: Commissioners John Fowler and Airlin Singewald Staff: Deputy Directors of Community Development Doug Davidson and Kim Murry and Recording Secretary Dawn Rudder ELECTION: On a motion by Commissioner Multari/Meyer to re-elect Michael Draze as the Chairperson, the Commission voted 5:0 (Fowler and Singewald absent). On a motion by Commissioner Draze/Stevenson to re-elect Eric Meyer as Vice - Chairperson, the Commission voted 5:0 (Fowler and Singewald absent). ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of March 27, 2013, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PRESENTATION: Municipal Finance and Planning (Mike Multari) Commr. Multari gave a presentation on the costs to provide services to support different land uses and the types and sources of municipal revenue. Commissioners voiced appreciation to Commissioner Multari for the presentation. PUBLIC HEARINGS: There were no public hearing items on the agenda. Planning Commission Minutes April 10, 2013 Page 2 COMMENT AND DISCUSSION: 1. Staff a. Agenda Forecast — Doug Davidson presented the agenda forecast for upcoming meetings. b. Planning Commission Bylaws Review — On a motion by Multari/Meyer, the Planning Commission voted 5:0 to approve the existing bylaws without changes. 2. Commission ADJOURMENT: The meeting was adjourned at 7:25 p.m. Respectfully submitted by, Dawn Rudder Recording Secretary Approved by the Planning Commission on April 24, 2013. Ryan Bet/ Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES �.' April 24, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Airlin Singewald, Charles Stevenson, Vice -Chairperson Eric Meyer, and Chairperson Michael Draze Absent: None Staff: Deputy Community Development Director Doug Planner Brian Leveille, Assistant City Attorney and Recording Secretary Dawn Rudder ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of April 10, 2013, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: Davidson, Associate Andrea Visveshwara, City -Wide. GPA 65-12: Zoning Code amendments including guest house and secondary dwelling unit regulations; City of San Luis Obispo — Community Development Dept., applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending the adoption of the Planning Commission resolution which recommends the City Council adopt the proposed amendments to the Municipal Code. Commr. Multari questioned the circumstances of Pine Creek Condominiums and how that specifically applies to the recommended new regulations on bedroom and den regulations and if the existing regulations have been effective in enforcement actions. Brian Leveille responded that the 50% wall opening of a bedroom allows easy conversion and use as a bedroom in the future and that the existing regulations do allow for enforcement but are not as effective as they could be. PUBLIC COMMENTS: Steve Delmartini, San Luis Obispo, questioned how common -interest developments would hold garage and yard sales. He also asked who would monitor this activity. Planning Commission Minutes April 24, 2013 Page 2 Chairperson Draze clarified that this code would apply to those developments that have common areas only. There were no further comments made from the public. COMMISSION COMMENTS: Commissioners and staff decided, to go through each individual municipal code separately and discuss any modifications. Accessory structures: There was a general discussion between the Commissioners and staff suggesting changes to clarify the proposed amendment. They discussed the removal of a bathing facility but could have sink or toilet without meeting the definition of a guest house. Shower and Locker Requirements: Commr. Multari suggested the ratio of one shower and five lockers for every five required long-term bicycle spaces be changed to "every ten required long-term bicycle spaces." Affordable housing incentives: Housing Programs Manager Tyler Corey discussed that the amendments will be updating affordable housing incentives to be consistent with State law and that this is important for the upcoming Housing Element update. Commr. Fowler questioned whether all the changes were mandated by the State. Mr. Corey stated that they are all State -mandated percentages and that the changes are only to be consistent with State law. Guest houses: Commissioners had a general discussion regarding the requirements under this code. Commr. Singewald stated the 120 -day restriction is excessive. Commr. Stevenson was concerned with the administrative use permit requirement. Commr. Multari discussed his concern with the covenant agreement requirements including annual inspections. Commr. Stevenson questioned the need to have it in the regulations that the property owner would pay for the cost of enforcement actions. Commr. Multari noted he would not support the proposed amendments to this section as it is presented. Commr. Larson concurred with Commr. Multari that he could not support the staff recommended Guest House regulations. Vice -Chair Meyer also noted his concerns with the maximum 120 days occupancy for guest houses. Planning Commission Minutes April 24, 2013 Page 3 Doug Davidson, Deputy Director of Community Development, reiterated the Commissioners' remarks noting that the remainder of the Zoning Code amendments could move forward but, that based on the discussion, the guest houses would not move forward to Council. Bedroom, loft, den definitions: Commissioners discussed concerns over the proposed amendments since many homes would be considered non -conforming with the change in the definition. Commr. Multari pointed out that existing regulations have been effective when illegal bedroom conversions have been discovered, and he noted he did not see the need to make changes to the definition. Secondary dwelling unit parking: Commissioners discussed additional wording to clarify the code. The general consensus was to take out the second sentence or change the word "shall" to "should" in the requirements for architectural compatibility. The Commission supported staff - recommended amendments relating to parking requirements. Mechanical Parking Lifts: Commissioners discussed wording changes to the last sentence in the first paragraph of the code and supported the staff -recommended amendments to establish parking lift regulations. Garage and Yard sales: Commr. Multari questioned why this was being reviewed if there is currently not a problem. Mr. Leveille stated so that it is advisable to have regulations in case there is a problem. Commr. Draze questioned if the code only applies to common areas for the requirement of approval of the HOA or property manager approval. Mr. Leveille and Mr. Davidson confirmed it is only for the common areas. Vice -Chair Meyer suggested removing "property owned by the resident" wording. Commr. Fowler noted his concerns with regulations not allowing signage in the public right-of-way and indicated that he did not support the regulations. Commr. Stevenson stated its importance to have language to set some barriers and would support the staff -recommended amendments for garage and yard sales as modified. Chairperson Draze agreed with Commr. Stevenson. Commr. Singewald noted he agreed with Commr. Fowler and did not support the garage and yard sale regulations. Vice -Chair Meyer's motion to support the staff -recommended garage and yard sale regulations, was seconded by Commr. Stevenson The motion was approved 5:2 (Commr. Fowler and Singewald voting no). Planning Commission Minutes April 24, 2013 Page 4 Solar access: Commissioners agreed to no changes to the staff -recommended amendments. Repeat applications: Commissioners agreed to no changes to the staff -recommended amendments. General Plan Amendments: Commr. Multari commented that the sections allowing the Director and Planning Commission should be removed. He indicated it should read "Initiation of amendment by Council..." and the second sentence would be "The Council may initiate..." There were no further comments made from the Commission. On motion by Commr. Meyer, seconded by Commr. Singewald, move to recommend amendments to the City Council as modified by the Commission. AYES: Commrs. Fowler, Larson, Multari, Singewald, Stevenson, Meyer, and Draze NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast Doug Davidson presented the agenda forecast for upcoming meetings. 3. Commission ADJOURMENT: The meeting was adjourned at 8:24 p.m. Respectfully submitted by, Dawn Rudder Recording Secretary Approved by the Planning Commission on May 22, 2013. n Betz ervising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 8, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Airlin Singewald, Charles Stevenson, Vice -Chairperson Eric Meyer, and Chairperson Michael Draze Absent: Commissioner John Fowler Commissioner Multari arrived at 6:03 p.m. Staff: Deputy Community Development Director Kim Murry, Traffic Operations Manager Jake Hudson, and Recording Secretary Donre Wright ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: City -Wide. GPI 15-12: Land Use and Circulation Elements Update: Study session to discuss alternatives for the Land Use Element update; City of San Luis Obispo — Community Development Dept., applicant. (Kim Murry) Kim Murry, Deputy Community Development Director, presented the staff report, recommending the Planning Commission review the land use and circulation alternatives being developed for consideration at the upcoming community workshop and identify any missing opportunity sites or circulation links that should be included in the discussion. Chairperson Draze questioned how the Airport Land Use Plan would impact the consideration of the Avila Ranch property. Deputy Director Murry replied that the Airport Area Speck Plan did not envision residential at that location and the current Airport Land Use Plan contains density restrictions that could impact considerations for changes in use for the property. Commr. Stevenson offered that the process should consider the areas within the LAFCO Sphere of Influence. If these areas are not addressed as part of the update, staff should consider whether the Sphere of Influence areas should be addressed in the next LAFCO update. Planning Commission Minutes May 8, 2013 Page 2 Commr. Multari indicated that assigning potential densities to the Sphere of Influence areas would encourage development on those properties which is inconsistent with the stated intent of the update to focus on infill. Deputy Director Murry replied that the Commission can add alternatives and that the focus of the Commission's discussion is to identify a range of alternatives to consider at the upcoming workshop. Chairperson Draze commented that the Sphere of Influence might anticipate development that may not happen and, therefore, does not think all of the areas need to be included. He asked Commr. Larson for any comments. Commr. Larson responded that it is always better to plan and that it is necessary to include the Sphere of Influence. Vice -Chair Meyer voiced that he was standing with the Task Force's decision. PUBLIC COMMENTS: Steve Delmartini, San Luis Obispo, commented to Vice -Chair Meyer that he would like to see the Commission consider public comments throughout the Commission's deliberation of the alternatives. Carol Florence, Oasis Associates, San Luis Obispo, stated that she represents a number of property owners and gave an update on each one. She stated that several of the properties will most likely come forward for development in advance of the Land Use and Circulation Element update. COMMISSION COMMENTS: Land Use Alternatives A. Avila Ranch: A reasonable range of alternatives has been identified to present at the upcoming June 1St workshop. B. Foothill and Santa Rosa area: Commr. Multan indicated that a high-density residential alternative without commercial uses (slide B-4) doesn't make sense in this location. The Commission's consensus was to not include slide B-4 as an alternative for the workshop. C. Dalidio and Madonna area: Chairperson Draze indicated that the requirement for 50% of the Dalidio site to remain in open space shouldn't be assumed. The City should be able to consider a lesser percentage if it makes sense. Planning Commission Minutes May 8, 2013 Page 3 D. General Hospital area: Commr. Multari observed that the element should be flexible in the location of land uses so that a General Plan amendment won't be required to accommodate a variety of land uses that make sense for this location. F. and N. Caltrans and Mid-Higuera area: Commr. Multari felt that the mix of uses should include a mix of commercial and office uses in addition to consideration of residential and non-residential uses. Commr. Stevenson indicated that the Mid-Higuera plan envisions a convention center for this area and supported continuation of that vision as an important feature for this area. G. Upper Monterey area: Vice -Chair Meyer indicated a desire to see the County -owned property on Monterey transition to other uses to enhance the pedestrian experience. The current designation is Commercial -Retail which would support other uses. This area will primarily involve policy discussions versus physical alternatives. The Commission had no recommended additions. H. Old Pacheco School area: Public comment: Steve Delmartini commented that there may be a future need for a school in this location since it is the only one on this side of the city. Chairperson Draze was also concerned with the transition of the school site to other uses. Commr. Multari commented that the school district has control over what happens to the property regardless of the City's actions. I. Broad Street and Tank Farm area: A reasonable range of alternatives has been identified to present at the upcoming June 1st workshop. K. Madonna property west of Hwy 101: Commr. Multari observed that this area links commercial development with the rest of the city along Los Osos Valley Road and that alternatives should be considered for this site for the workshop. He offered that the area may be appropriate for a specific plan and that policy direction could be developed with workshop input. L. Calle Joaquin area: A reasonable range of alternatives has been identified to present at the upcoming June 1 st workshop. Planning Commission Minutes May 8, 2013 Page 4 M. Pacific Beach School area: A reasonable range of alternatives has been identified to present at the upcoming June 1st workshop. Circulation Alternatives Traffic Operations Manager Jake Hudson proceeded with the Circulation presentation. Tank Farm to Buckley connection/Los Osos Valley Road/Vachel to Higuera: A reasonable range of altematives has been identified to present at the upcoming June 1st workshop. Los Osos Valley Road/Higuera/Madonna: A reasonable range of alternatives has been identified to present at the upcoming June 1st workshop. Mid-Higuera area: A reasonable range of alternatives has been identified to present at the upcoming June 1 st workshop. Broad Street and Johnson Avenue area: Chairperson Draze expressed support for bike and pedestrian railroad crossings to support access to Sinsheimer School for children on bikes. Both Commr. Stevenson and Chairperson Draze supported keeping the Orcutt Road grade -separated railroad crossing due to an anticipated increase in train and freight traffic. Downtown area: A reasonable range of alternatives has been identified to present at the upcoming June 1st workshop. Santa Rosa and Foothill area: A reasonable range of altematives has been identified to present at the upcoming June 1 st workshop. Bike Plan: Kim Murry commented that public input at the Task Force meeting indicated a need for a continuous bike connection from Cal Poly to the downtown. Gateways: Chairperson Draze encouraged consideration of gateway features other than arches. Alternatives Support information: Commr. Multari asked staff to more fully explore the background information due to concerns about future assumptions. He observed that housing projections haven't addressed the extensive housing development on the Cal Poly campus which impacts housing availability in the city. He also expressed concern about assumptions Planning Commission Minutes May 8, 2013 Page 5 regarding non-residential development and job growth into the future and asked staff to check Tables 3 and 10 in the Commission materials. There were no further comments made from the Commission. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast — Kim Murry presented the agenda forecast. 3. Commission — no comments. ADJOURMENT: The meeting was adjourned at 8:25 p.m. Respectfully submitted by, Donre Wright Recording Secretary Approved by the Planning Commission on June 13, 2013. Ryan Wet Supetrisinq Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 22, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Airlin Singewald, Charles Stevenson and Vice -Chairperson Eric Meyer Absent: Chairperson Michael Draze Staff: Deputy Community Development Director Kim Murry, Associate Planner James David, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Dawn Rudder ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of May 8, 2013, were not approved at this time due to a clarification needed of Vice -Chair Meyer's statement on page 4. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: Barbara Lynch gave an overview of the Post Construction Storm Water requirements which are coming September 6, 2013. She highlighted the following points: • Site design & runoff reduction requirements - Explained NRI (New & replaced impervious surface) versus NIA (Net Impervious Area — pre project versus post project) • Runoff retention - Watershed management zones • Peak Management • Special circumstances • Storm water Control plan • Alternative compliance • Post Construction — maintenance • Long Term maintenance — responsibility stays with the land Commr. Multari wanted clarification of the Site design & runoff reduction formula as it doesn't specify new homes above 5,000 square feet and under 15,000 square feet requirements. Commr. Stevenson asked if there is an incentive to retrofit so that the builder can get help with LID costs. Planning Commission Minutes May 22, 2013 Page 2 Commr. Multari questioned if this item will come back to the Planning Commission. Mrs. Lynch stated that it typically would not come back unless it's requested. Commr. Multari commented that the implementation of these requirements will effect decisions made by the Planning Commission and would like the item brought back. Commr. Stevenson stated it would be helpful to have a presentation of LID, giving ideas as to how it will translate through different scenarios. There were no further comments from the Commission. City -Wide. GPC 67-13: General Plan Conformity Report for Capital Improvement Plan to be considered as part of the 2013-2015 Financial Plan; City of San Luis Obispo — Community Development Dept., applicant. (James David) James David, Associate Planner presented the staff report, recommending to report to the City council that all projects/purchases in the Capital Improvement Plan (CIP) proposed as part of the 2013-2015 Financial Plan comply with the City's General Plan, based on findings which he outlined. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Stevenson questioned which ones were newly added. Comrmr. Larson questioned document order #67 & 71. He pointed out there might be a better policy or if it is listed correctly. Kim Murry indicated the suggestion by Commr. Larson regarding the document order #71 infiltration policy will be updated. There were no further comments made from the Commission. On motion by Commr. Singewald . seconded by Commr.Larson . Capital Improvement Plan _(CIP) is in conformance with the general plan and recommended to the City Council. AYES: Commrs. Fowler, Larson, Multari, Singewald, Stevenson and Meyer NOES: None RECUSED: None ABSENT` Chairperson Draze The motion passed on a 6:0 vote. Planning Commission Minutes May 22, 2013 Page 3 COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast Kim Murry presented the agenda forecast for upcoming meetings. 3. Commission ADJOURMENT: The meeting was adjourned at 7:00 p.m. Respectfully submitted by, Dawn Rudder Recording Secretary Approved by the Planning Commission on June 13, 2013. Ryan Betz ( Supervisin dministrative Assistant SAN LUIS OBISPO C PLANNING COMMISSION MINUTES June 13, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, Michael Multari, John Larson, Airlin Singewald, Charles Stevenson, Vice -Chairperson Eric Meyer, and Chairperson Michael Draze Absent: None Staff: Deputy Community Development Director Doug Davidson, Planning Technician Liz Brighton, Assistant City Attorney Andrea Visveshwara, and Recording Dawn Rudder ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of May 8, 2013, were approved as presented. Minutes of May 22, 2013, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1.335 Foothill Boulevard. U 47-10: Request to allow Phi Kappa Psi Fraternity (eight occupants) and exceptions to parking and driveway standards in the R-4 High -Density Residential zone; 1335 Foothill LLC, applicant. (Liz Brighton) Liz Brighton, Planning Technician, presented the staff report, recommending adoption of the resolution recommending approval of the Use Permit, based on findings and subject to conditions and code requirements which she outlined. Doug Davidson added that staff is recommending modifications to four conditions for clarification. Commr. Fowler questioned if staff had any information on the four police calls for service at the subject property during 2010-2013. Ms. Brighton stated two or three of the calls were noise complaints. Vice -Chair Meyer questioned condition #12 the word "complaints." Doug Davidson stated the City will investigate even one complaint. Planning Commission Minutes June 13, 2013 Page 2 Commr. Larson questioned the years of 2007-2010, when there were 29 police calls, if this is the same fraternity at this location. Ms. Brighton indicated this was the fraternity at this same location. Carol Florence, applicant's representative, stated the fraternity brothers from 2007-2010 are not the same brothers living there now. She asked for support of the Use Permit. Brian Van Vleet, President of Phi Kappa Psi, gave an idea of the fraternity in general and their standing on campus. He stated that the property will be used for their administrative headquarters. Alex Larson, member of fraternity, stated the fraternity brothers are dedicated to serving others and volunteering. He stated that, administratively, the property will serve as a meeting place to plan events and volunteering opportunities. Jad Adaimi, member of fraternity, read letter from another member in regard to the fraternity's community service involvement. He also stated that the philanthropic involvement exceeds campus requirements. Nolan Frost, member of fraternity, read a speech by Mark Sower which spoke of bonding, learning, and homecoming. PUBLIC COMMENTS: George Rosenberger, San Luis Obispo, Cal Poly and Phi Kappa Psi alumnus, is in support of the use permit for the residence for Phi Kappa Psi. Ken Barclay, San Luis Obispo, spoke as the former Director of Student Life and Leadership at Cal Poly for 32 years, assured the Commission that this fratemity has an active alumni. Mr. Barclay further stated that he did not have any major issues with the subject fraternity in his tenure. Chairperson Draze expressed that an active alumni will help monitor ongoing situations. Virginia Kennedy, San Luis Obispo, stated this fraternity was about community service. She stated that she is in support of the fraternity residence. Dennis Javens, San Luis Obispo, Cal Poly and Phi Kappa Psi alumnus, stated he is impressed with these men of the fraternity. He encouraged the Commission to approve the fraternity residents. Jad Adaimi stated, since 2010, the fraternity has been equipped with a committee of advisors if they need any help. He also stated that the quality of brothers they look for is very high. There were no further comments made from the public. Planning Commission Minutes June 13, 2013 Page 3 COMMISSION COMMENTS: Commr. Fowler questioned if there was an outreach to other neighbors. Vice -Chair Meyer was impressed that there were no negative comments made by the public. He stated that he would like to see the yard kept clean. Commr. Stevenson is impressed with work they do. He encouraged they adhere to the tandem parking and not park on the street. He is supportive of the project. Commr. Fowler is in support of the project. He stated he was impressed by the alumni support and charity work. Chairperson Draze indicated parking and the progress on lawn improvements will be evaluated next year. Commr. Singewald is concerned with the tandem parking. Vice -Chair Meyer questioned how many meetings were held per month, if '17 people are allowed, and if meetings could be limited to 10 p.m. Brian Van Vleet stated the capacity requirement is necessary during the week, and it will be a common meeting place for administrative affairs. Chairperson Draze asked how many meetings were done after 10 p.m. Brian Van Vleet stated that, due to some students' schedules, it is common that they meet after 10 p.m. Commr. Multari is also concerned with meetings after 10 p.m. and parking impacts to the neighborhood. Chairperson Draze supported all comments made. Vice -Chair Meyer pointed out that condition #12 should have "Cal Poly employee" added to verbiage. Commr. Singewald does not believe the findings substantiate the parking concerns. Doug Davidson stated that staff has also struggled with the parking issue, and the one- year review was conditioned purposely to see how the parking works. Commr. Multari suggested modifications to condition #5 and condition #8 There were no further comments made from the Commission. Planning Commission Minutes June 13, 2013 Page 4 On motion by Commr. Multari, seconded by Commr. Fowler, to approve the use permit drafted by staff with modifications to conditions #5, #6, #8, #12, and #13 and subject to revised provisions regarding parking. AYES: Commrs. Fowler, Singewald, Multari, Stevenson, Larson, Meyer, and Draze NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast Doug Davidson presented the agenda forecast for upcoming meetings. 3. Commission ADJOURNMENT: The meeting was adjourned at 7:42 p.m. Respectfully submitted by, Dawn Rudder Recording Secretary Approved the tanning Commission on June 26, 2013. Ted Green Acting Supervising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES u June 26, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Airlin Singewald, Charles Stevenson, Vice -Chairperson Eric Meyer, and Chairperson Michael Draze Absent: None Staff: Deputy Community Development Director Kim Programs Manager Tyler Corey, Assistant City Visveshwara, and Recording Secretary Dawn Rudder ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of June 13, 2013, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no further comments made from the public. PUBLIC HEARINGS: Murry, Housing Attorney Andrea 1. City -Wide. GPI/ER 45-13: Review of proposed amendments to Title 17 (Zoning Regulations — Safe Parking Ordinance) of the Municipal Code and Negative Declaration of Environmental Impact; City of San Luis Obispo, applicant. (Tyler Corey) Tyler Corey, Housing Programs Manager, presented the staff report, recommending adoption of a resolution which recommends that the City Council approve the Negative Declaration of Environmental Impact and adopt the proposed amendments to Title 17 (Zoning Regulations — Safe Parking Ordinance) of the Municipal Code, based on findings which he outlined. Commr. Multari questioned the total number of people served and occupancy of the current pilot program since its inception. Vice -Chair Meyer offered that access to running water in addition to restrooms was important. Mary Lou Zivna, Case Manager for CAPSLO, provided statistics regarding performance of the pilot program. She indicated there are 5 car spaces at the facility and they are all occupied. There have been a total of 13 participants through the program and the time Planning Commission Minutes June 26, 2013 Page 2 spent in the safe parking program has varied from three to eight months for the participants to date. CAPSLO has assisted three couples and one gentleman transition into permanent housing. Dee Torres, Director for CAPSLO, stated that five spots have been adequate to meet the needs of those who wish to participate. She doesn't see more of a demand at this time. The program's success has been determined by the participants transitioning to permanent housing whichever way is best for each individual. Commr. Fowler asked if any applicants have been turned away. Ms. Tones indicated that none have been turned away. She stated that some have chosen not to participate due to the rules of program participation. Commr. Fowler questioned if staff is on site 24 hours per day. Ms. Torres indicated that staff is present in the daytime due to the adjacent Prado Day Center and that staff remotely monitors the site at night but their budget does not permit on-site staffing at night. Vice -Chair Meyer questioned participant screening criteria. Ms. Torres indicated that participants with local ties to a job or family members in the area are given preference. Commr. Singewald questioned if background checks were required. Ms. Torres stated that all clients are checked against the sex offender registry. She indicated that CAPSLO can delve deeper into background information if needed. PUBLIC COMMENTS: Cheryl Larson, San Luis Obispo, participant of the parking program with CAPSLO, expressed concern with the displacement of the people in this community. She stated that this is a temporary solution to a larger problem. She pointed out that there is plenty of development happening in town but none includes low-income housing. Lynn Heinsohn, San Luis Obispo, stated that being a participant of the program through CAPSLO has provided him access to work with other programs. Jim Carter, San Luis Obispo, stated the CAPSLO program has helped him move forward in his life. Bill Thoma, San Luis Obispo, voiced support of the program. He stated there should be more outreach to potential participants. He also pointed out that the Good Neighbor policy has not been put into place yet and suggested that the ordinance refer to the good neighbor program rather than include the language. Biz Steinberg, San Luis Obispo, voiced support for CAPSLO and the participants for speaking. She also applauded the City for initiating the program. There were no further comments made from the public. Planning Commission Minutes June 26, 2013 Page 3 COMMISSION COMMENTS: Commr. Stevenson stated that issues such as waste disposal and water supply need to be addressed in the ordinance. Commr. Multari suggested that section E #6 and section G include additional verbiage. He also stated that the "Good Neighbor policy" could be added in F4 to "consider" the policy. He also questioned why the ordinance indicates it is applicable only to private property. Andrea Visveshwara, Assistant City Attorney, stated the City Attorney's office can work with staff to make language revisions to describe the ordinance's applicability to all property outside of the public right-of-way (both publicly- and privately -owned) before the draft is presented to Council. Commr. Multari suggested adding #6 to F to state that each facility will provide a restroom, water, and trash plan to indicate how these services will be addressed. There were no further comments made from the Commission. ILWJMRA 1%cyUiauviia — vaic rainuiyy1Uu.1c1f7GC/ UI uiC. IVIUIIIGIUd1 LUUC % revisions to several sections: • Sections 17.08.115.e.9.i. 17.08.115.e 9.k . and 17.08.15.8 • Language change under E4 to address restroom, water and trash plan • #6 less than 50 feet approved by • F4 — add "consider any adopted good neighbor policy as relevant" • Add findings regarding consistency with the general plan. AYES: Commrs. Fowler, Larson, Multari, Singewald, Stevenson, Meyer, and Draze NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 2. Staff ., a. Kim Murry presented the agenda forecast for upcoming meetings. She stated that the July 10th meeting has been cancelled. Planning Commission Minutes June 26, 2013 Page 4 3. Commission Commr. Singewald stated that he is resigning his position because he is moving outside the City limits and will no longer be eligible to serve on the Commission. Chairperson Draze voiced appreciation for Commr. Singewald's input and opinions during his time of service. Commr. Multari echoed Chairperson Draze's appreciation for Commr. Singewald's contributions. ADJOURMENT: The meeting was adjourned at 7:43 p.m. Respectfully submitted by, Dawn Rudder Recording Secretary Approved by the Planning Commission on July 24, 2013. Ted Green Supervising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES July 24, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Charles Stevenson, 1 Position Vacant, and Vice -Chairperson Eric Meyer Absent: Chairperson Michael Draze Staff: Director Derek Johnson, Deputy Director Kim Murry, Senior Planner Phil Dunsmore, Traffic Operations Manager Jake Hudson, Natural Resources Manager Bob Hill, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of June 26, 2013, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Eugene Judd, SLO, presented a gift to Vice -Chair Meyer for his work with the City and for all he has done for Cal Poly. There were no further comments made from the public. PUBLIC HEARINGS: 276 Tank Farm Road. ER 92-08: Introduction and review of the Draft EIR for the Chevron Tank Farm remediation and development project: Chevron Corporation, applicant. (Phil Dunsmore) Phil Dunsmore, Senior Planner, presented the staff report, recommending the Commission receive a presentation and public testimony and provide feedback on the Chevron project. Draft EIR. He noted that a letter from the Chamber of Commerce had been received and was distributed to the Commission just prior to the meeting. Commr. Multari clarified with staff that the development agreement is a part of the project. Commr. Multari asked if all open areas will be restored and whether non-native species in areas not proposed for remediation will be removed. Mr. Dunsmore noted that the project description does not include addressing areas of the site that are not proposed for remediation or development. Commr. Fowler asked why no homes are planned in the project area. Mr. Dunsmore responded that the project area is in an airport safety zone. Planning Commission Minutes July 24, 2013 Page 2 r PUBLIC COMMENTS: Dan Sutton, San Luis Obispo, stated the project provides an opportunity for inclusion of recreation for youth.. John Spatafore, San Luis Obispo, noted the opportunity for recreation, biking, and development of a commercial area that would attract light manufacturing. He stated that completion of Prado Road will improve emergency response times and provide better transportation flow. Doug Hoffman, San Luis Obispo, owner of a business at Tank Farm and Santa Fe, reconsidered his opposition to the roundabout, viewing it as one of several workable possibilities. He stated that the traffic flow all along Tank Farm Road should be considered as a whole. Dan Rivoire, Executive Director of the San Luis Bike Coalition, supports bike path development but stated that he does not think a class 1 and class 2 bike lane need to be parallel to each other on Tank Farm and that a protected class 2 would be preferred. Connectivity issues within the project and throughout the city need to be examined, especially the Broad Street/Tank Farm Road intersection and the roundabout. He said the Bike Coalition is concerned but supports going forward. Dave Garth, San Luis Obispo, expressed concern about the beneficial economic impact for the community and found nothing in the environmental impact report on that subject. He noted the opportunity to generate more head -of -household jobs. Ken Kienow, San Luis Obispo, supported bike lanes protected from traffic. He supports development of the project under City jurisdiction. Lea Brooks, San Luis Obispo, commended Chevron for taking on the project but expressed concern that the draft EIR is deficient. She noted the need to emphasize alternative modes of transportation and connectivity between Los Osos Valley Road and Broad Street for bicycles. She pointed out that there was no mention of how bicyclists will be affected by intersections and additional lanes on Tank Farm Road. She stated that the plan has a motor vehicle bias. Myron "Skip" Amerine, San Luis Obispo, supports bike lanes totally separated from traffic and addressing complete streets. He stated that adding lanes to Tank Farm will only cause higher speeds. He also expressed concern about concrete oil reservoir floors and soil that will be brought in. Eugene Jud, San Luis Obispo, was concerned about bike safety with the roundabout, and about the potential for creating a "little Los Angeles." He stated that Broad Street to the airport is a totally car -oriented route with no public transportation to the airport. He asked if bicycle parking is addressed in the draft EIR. Ty Safreno, owner of a property next to the project; was concerned about infrastructure needs vs wants. He requested the source of data presented in support of roundabouts. He stated that San Luis Obispo has an aging population that may not deal well with Planning Commission Minutes July 24, 2013 Page 3 Croundabouts which he described as being contradictory for traffic flow in an industrial area. He supports the development of a business park to cluster industrial businesses. Tim Walters, principal with RRM Design Group, stated that AASP identifies a signal as the ultimate solution with a roundabout only an interim solution. He noted that the AASP breakdown of costs indicated that signalization was less expensive by about one million dollars. He noted that bicyclists and pedestrians would be negatively impacted by roundabout in this particular location. Ermina Karim, San Luis Obispo Chamber of Commerce, reaffirmed the Chamber's support for annexation because it is critical for this corridor to be a part of the City. She urged the City to enter into a suitable agreement with Chevron. Deborah Hoffman, co-owner of a business at Tank Farm Road and Santa Fe with her husband expressed concern with the roundabout the handling of traffic from Broad Street to South Higuera. She stated that calming traffic to 15 mph will result in gridlock. She noted a need for careful traffic study. She supported the proposed bike lanes but saw a need to address bicycle traffic moving north and south. Dawn Legg, San Luis Obispo, encouraged quick action for economic feasibility. Neal Havlik, former city employee who worked on open space, supported the project, and the deletion of the Unocal collector road. He stated that the open spaces make up a majority of the project but are not clearly dealt with in terms of dedication. He supported a conservation easement to preserve these open spaces. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Stevenson expressed concern about the appropriateness of the roundabout and how it would work in this location. Commr. Multari was concerned about accurate project description (including the development agreement), in order to have a complete evaluation of potential environmental impacts, and noted that an addendum or supplement may be required later. He commended the draft EIR as a very good basis for the project. He stated there is a need to analyze different forms of transportation. He asked Senior Planner Dunsmore to elaborate on the presence of asbestos. Mr. Dunsmore stated there is a potential for naturally -occurring asbestos in serpentine rock on a hill in the project area, and mitigation is designed to minimize health risks. Commr. Fowler commended the project as part of the city. He expressed concern about well contamination if the project were to be developed in the county. He was also concerned about cultural impacts and the open space issue. Senior Planner Dunsmore stated that the goal is to have it become public open space. He noted that some areas need no remediation, but it would be appropriate to address the non-native invasive plant species. Planning Commission Minutes July 24, 2013 Page 4 Director Derek Johnson stated that the final project EIR will be clear on this issue. Diane Kukol, Regional Water Quality Control Board, stated that it is highly unlikely that there would be any drawing down of oily material into the water supply. She stated that connection to the sewer line along Tank Farm Road for waste water disposal is dependent on annexation. Commr. Fowler stated that while there is no housing proposed, there is a nexus between job creation and housing. He agreed with the need for a buffer for bicyclists. He commended the draft EIR. Commr. Stevenson gave compliments to staff on an excellent draft EIR. He appreciated public comments about bike trails. Commr. Larson stated a need to revisit the wetlands issue about whether environmental impacts are Class 1 or 2. Bob Hill, Natural Resources Manager, stated that many state agencies will be involved in the future but the draft EIR comes first. Vice -Chair Meyer, in general, expressed support for the future positive outcomes. He pointed out that the draft EIR is inconsistent with the city bicycle plan and treats bicycling only as recreation. He noted that Class 1 bike paths are dealt with by Parks & Recreation while Public Works deals with Class 2 paths although, in San Luis Obispo, bicycle journeys often combine business and recreation. He stated protected bike lanes along Tank Farm should be a hybrid of Class 1 and 2. He stated there is a need to address how to get across Tank Farm Road at points between Broad and Higuera. He expressed concern about excess traffic capacity and excessive maintenance costs when the Buckley Road and Prado Road extensions are added to lane expansion on Tank Farm Road. He noted the need to consider all modes of transportation and ways for pedestrians and bicycles to cross Tank Farm Road. He supports the City's Bicycle Transportation Plan and indicated that Chevron's project will need some adjustment. Commr. Multari noted that the EIR process allows changes if the City makes findings that there are community values that outweigh impacts. He gave the example of the community deciding to not add lanes to Tank Farm Road and accepting the impact of heavier traffic. There were no further comments made from the Commission. 2. City -Wide. GPI 15-12: Land Use and Circulation Elements Update: Study session to review and discuss Task Force recommended Land Use and Circulation alternatives for the Land Use and Circulation Elements update; City of San Luis Obispo - Community Development Dept., applicant (Kim Murry) Kim Murry, Deputy Director, presented the staff report, recommending the Commission review the land use and circulation alternatives endorsed for further evaluation by the Task Force for the Land Use and Circulation Elements Update and provide input and revisions as appropriate. Planning Commission Minutes July 24, 2013 Page 5 Commissioners discussed how to handle Vice -Chair Meyer's need to be recused on one item concerning the Johnson/Broad area. On motion by Commr. Stevenson, seconded by Commr. Larson, that the item of Johnson/Broad area be taken as the last discussion item of the meeting. AYES: Commrs. Fowler, Larson, Multari, and Stevenson NOES: None RECUSED: Commr. Meyer ABSENT: Commr. Draze The motion passed on a 4-0 vote. Commr. Multari clarified the nature of alternatives. Deputy Director Murry stated that the Planning Commission's recommendations will receive high-level review and be presented to Council in October. The City Council will select a "preferred alternative" to the current general plan that will subsequently proceed through full environmental review. Slide 1 Foothill area: TF-LUCE recommendations include University Square transition from general retail to mixed use. Properties on the southeast side of Foothill are also included for mixed uses. Two sites owned by the Diocese of Monterey were not recommended for changes to their current land -use designations. The Old Pacheco School site was recommended by the TF-LUCE to consider for residential and park use. Circulation recommendations include consideration of realignment of Chorro, Broad, and Boysen as well as a separated bike and pedestrian connection across Santa Rosa Street. PUBLIC COMMENTS ON SLIDE 1 OF THE PRESENTATION: Sharon Whitney, resident of Pacheco School neighborhood, requested removing the old Pacheco School site from consideration and was opposed to medium to high-density residential development for that site. She would have supported an alternative for use of the site as a park. Ermina Karim, Chamber of Commerce, supported increasing building heights in the Santa Rosa/Foothill area and thought the area might be appropriate for a research park. She stated that the Santa Rosa corridor is a gateway to the City and is an appropriate location for tourism -supporting commercial uses. She spoke in favor of designating Chorro as the alternative bike route to downtown and new, medium -density apartments with a transition to low-density residential for the Old Pacheco School site. Geoff Straw, Director of San Luis Obispo RTA, cyclist, spoke in support of a �\ pedestrian/bicycle over/underpass for Santa Rosa Street. He advocated considering all forms of transportation. Eugene Jud, San Luis Obispo, commended the work done by staff with some reservations. Planning Commission Minutes July 24, 2013 Page 6 There were no further comments made from the public. COMMISSION COMMENTS ON SLIDE 1 OF THE PRESENTATION: Commr. Multari thought that B-4 was the most sensible and wanted the whole area considered for mixed use. He supports policy discussions about parking and height requirements. He was not in favor of a research park in this area. He noted that planning for the Pacheco School site may be impacted by Cal Poly's master plan. He stated that the shape and size of the park at this site should be flexible and that a policy discussion was needed. He supported TF-LUCE recommendations for potential land use and circulation changes in the area. Commr. Stevenson spoke about B-4 and expressed a desire to see flexibility in mixed use that could accommodate horizontal or other types of mixed use. He supported serving student needs in this area. He emphasized the importance of understanding the parks needs of the neighborhood around the Old Pacheco site. He expressed opposition to the Chamber position for this site. Commr. Multari stated that Cal Poly is considering building more housing with commercial businesses included across the street. He suggested that perhaps a policy decision, not a land use decision, is needed for the Old Pacheco site. Commr. Fowler commended the work done by the Land Use Committee. He supported the pedestrian/bicycle alternative and residential development for the Pacheco School site. Commr. Meyer expressed concern about losing school sites. He agreed that the shape of the park is only an approximation at this point. Deputy Director Murry stated that Cal Poly is planning a 1400 -bed housing expansion on a campus parking lot across the street from the Old Pacheco site. She stated that the City is looking forward 20-35 years to anticipate future community needs, however, the school district may have more immediate needs even though they have yet to formulate plans for the property. On motion by Commr. Multari, and seconded by Commr. Stevenson the Planning Commission supports the Task Force for the Land Use and Circulation Elements recommendations with consideration of the policy direction noted in the Commission's discussion. AYES: Commrs. Fowler, Larson, Meyer, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Draze CThe motion passed on a 5-0 vote. Slide 2: Monterey/Downtown/Mid-Higuera Area Jake Hudson, Traffic Operations Manager, presented the circulation alternatives shown on slide 2. These involve exploring full or event -related closure of Broad and Monterey Planning Commission Minutes July 24, 2013 Page 7 streets near Mission Plaza; potential freeway ramp closures in neighborhoods and expansion on interchange at US 101 and SR 1; location of the Transit Center on Higuera near Santa Rosa; conversion of Marsh and Higuera to two-way streets between Santa Rosa and Johnson; and re -alignment of Bianchi Lane to Pismo. PUBLIC COMMENTS ON SLIDE 2 OF THE PRESENTATION: David Kuykendall, San Luis Obispo, indicated that on Pismo and Buchon Streets, much of the traffic is cut -through and not local. He supports shifting traffic from residential area to arterial streets. He expressed concern about the Johnson Avenue Housing Project's traffic impacts to Johnson, Pismo, and Buchon and supports better utilization of Marsh Street. Bill Casella, San Luis Obispo, asked if there would be a right-hand turn lane on Higuera Street onto High Street. He supported two-way traffic on Higuera Street and Marsh Street. Eugene Jud, San Luis Obispo, stated he had mixed feelings about the process. He indicated the June workshop had a carnival atmosphere and that people didn't understand what they were voting on. Problems aren't defined and there hasn't been criteria listed for how to evaluate alternatives. He opposes one-way streets in residential areas, a large interchange, and feels that Higuera Street should be pedestrian only. COMMISSION COMMENTS ON SLIDE 2 OF THE PRESENTATION: Commr. Larson stated that it is convenient to have local ramps to get on and off freeways. Commr. Stevenson supported the alternatives with the caveat that he is not entirely in support of 7-3 — the larger closing of Monterey and Broad Streets. Commr. Multari noted advantages of reducing traffic on Broad Street near Mission Plaza. He stated that neighborhood on/off freeway ramps are inadequate but that he has concerns about creating one large freeway interchange. He noted that 7-3 has issues concerning access to businesses and to the parking structure. He supported a policy discussion of what type of closure may be appropriate for this area. Commr. Fowler stated that closing the off -ramp at Broad Street, is troubling as it is a direct route to the airport, the Mission, and Downtown. Commr. Meyer supported one-way traffic on Broad Street, diagonal parking, and closing the street for events, options that did not get into the TF-LUCE recommendation and were recommended by Ken Schwartz. On motion by Commr. Multari, and seconded by Commr. Stevenson to forward the LUCE recommendations to the City Council but with a policy discussion about the nature and phasing of closure in 7-3 Planning Commission Minutes July 24, 2013 Page 8 AYES: Commrs. Multari and Stevenson NOES: Commrs. Fowler, Larson, and Meyer RECUSED: None ABSENT: Commr. Draze The motion failed on a 2-3 vote. On motion by Commr. Multari, and seconded by Commr. Fowler. the Planning and 7-3). AYES: Commrs. Fowler, Larson, Meyer, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 5-0 vote. recommendations for alternative 7-3 with inclusion of policy discussion regarding desired outcomes and nature and phasing of treatment of the streets. AYES: Commrs. Fowler, Larson, Meyer, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 5-0 vote Slide 3: Monterey/Downtown/Mid-Higuera Area (continued) Jake Hudson, Traffic Operations Manager, presented the circulation alternatives for potential re -alignment of Madonna to form an intersection at Bridge Street across Higuera. Deputy Director Murry described the Task Force recommendations for policy discussions to address Upper Monterey, Downtown, and Mid-Higuera areas but that the Task Force did not recommend land use designation changes for these areas. She also explained the TF-LUCE recommendation to explore both Tourist Commercial and some form of Mixed use for the Caltrans site at Higuera and Madonna. PUBLIC COMMENTS ON SLIDE 3 OF THE PRESENTATION: There were no comments made from the public. COMMISSION COMMENTS ON SLIDE 3 OF THE PRESENTATION: Commr. Stevenson supports a large-scale conference center at the Cal Trans site. He indicated that the re -alignment of Madonna may be OK but that Mixed Use is probably not appropriate for this location. Planning Commission Minutes July 24, 2013 Page 9 Commr. Meyer expressed a need to study the options of a conference center or commercial use. Commr. Fowler agreed with Commr. Stevenson and asked if the Chamber had any comments. Ermina Karim, Chamber of Commerce, stated that the Chamber has been an advocate for a conference center for a long time and agreed with the Task Force findings regarding mixed use. Commr. Larson stated that the intersection of Madonna Road and Higuera Street is awkward but does work. He added that this is a great location for a conference center but asked if realignment of Madonna Road would reduce the size of the Cal Trans property. He stated that use and circulation are linked closely. He thought the City could do without the realignment. Deputy Director Murry stated that the alignment concept was offered by a participant at the December workshop. She further noted that the Cal Trans site is 13 acres in size and that conference centers usually require approximately 4-6 acres. Commr. Multari agreed with Commr. Larson about the intersection and was inclined more to support H-3 but would like a policy discussion. AYES: Commrs. Fowler, Larson, Meyer, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 5-0 vote. On motion by Commr. Stevenson. and seconded by Commr. Multari to continue to August 14. There were no further comments made from the Commission. AYES: Commrs. Fowler, Larson, Meyer, Multari, and Stevenson NOES: None RECUSED: None. ABSENT: Commr. Draze The motion passed on a 5:0 vote. Planning Commission Minutes July 24, 2013 Page 10 COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast — Deputy Director Murry highlighted the August 14th and 28th meetings to include the continued review of TF-LUCE recommended alternatives, an update to the Bicycle Transportation Plan, and a Tentative Parcel Map proposed for 323-353 Grand Ave. b. Deputy Director Murry stated that the City Council will consider vacancies on the Task Force on August 20th and asked the Planning Commission to appoint a member in the event the Council opts to replace Commissioner Meyer as the Planning Commissioner on the Task Force. 4. Commission a. Commr. Multari agreed to serve on the TF-LUCE in the event the Council wishes to appoint a Commissioner to fill a Task Force vacancy. b. Commr. Meyer noted his resignation from the Planning Commission and his desire to continue serving on the TF-LUCE as a resident. ADJOURNMENT: The meeting was adjourned at 9:57 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved b e Planning Commission on August 28, 2013. Ted Green Interim Supervising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES August 14, 2013 CALL TO ORDERIPLEDGE OF ALLEGIANCE ROLL CALL: Commissioners, Michael Multari, Charles Stevenson, 1 Position Vacant, Vice -Chairperson John Larson, and Chairperson Michael Draze Absent: Commissioner John Fowler Staff: Community Development Director Derek Johnson, Deputy Community Development Directors Doug Davidson and Kim Murry, Assistant Planner Marcus Carloni, Traffic Operations Manager Jake Hudson, Deputy Director of Public Works Tim Bochum, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Approval/amendment of the minutes of July 24, 2013, was continued due to a lack of four members in attendance that were present on July 24, 2013. ELECTION: Commr. Larson was unanimously elected as Vice -Chairperson. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 323 Grand Avenue. MS/ER 25-13: Review of minor subdivision of 323 and 353 Grand Avenue to create four parcels with exceptions to the minimum lot depth and area requirement and adoption of a Negative Declaration of Environmental Impact; R-1 zone; Ryan Petetit/John Belsher, applicants. (Marcus Carloni) Assistant City Attorney Andrea Visveshwara recused herself based on a conflict of interest. She stated that she has not had any communication with the Commission on this item. Marcus Carloni, Assistant Planner, presented the staff report, recommending adoption of the Draft Resolution, which grants final approval to the project, based on findings and subject to conditions which he outlined. Planning Commission Minutes August 14, 2013 Page 2 PUBLIC COMMENTS: John Belsher, applicant, provided a PowerPoint presentation. Steve Delmartini, SLO, supported the project and infill development in general, praised the parking provided, and stated it would upgrade the neighborhood. There were no further comments made from the public. COMMISSION COMMENTS: Chair Draze was concerned about setbacks and the amount of parking. Commr. Stevenson noted that lots 2 and 3 adjoin a shallow drainage basin and wondered if this would be usable outdoor space. Commr. Larson discussed the project's density. Marcus Carloni, Assistant Planner, stated that, when a lot is substandard, the main issue is compatibility with the neighborhood. He noted there are many substandard R-1 lots in the area. Commr. Stevenson supported the project as a well-designed, efficient use of land. He expressed concern about the cost to the subdivider language in finding #6. Commr. Multari discussed the neighborhood density and lot sizes in terms of compatibility. He supported prohibiting secondary dwelling units. Commr. Larson supported this project over individual development of the lots due to better access and parking and the elimination of secondary dwelling units. Commr. Multari discussed the project's density and questioned the number of bedrooms that would be allowed if the lot sizes were proposed in the R-2 zone. Commr. Draze supported the project as a better option than three residences with five bedrooms and secondary dwelling units that might result in higher density. He stated that the project is consistent with a single-family neighborhood. Commr. Multari stated that this property is 1.5 blocks from Cal Poly and thus it is likely to be rented to students. He noted that the General Plan encourages student housing close to Cal Poly. Commr. Stevenson expressed concern with the unit size. Mr. Carloni, in response to a question about R-2 density, stated three-bedroom residences would be allowed per lot if the proposed lot sizes were in the R-2 zone. Planning Commission Minutes August 14, 2013 Page 3 Commr: Larson commended the design of the project and stated that this development will be compatible with residences in this area. Commr. Multari expressed concern about vehicles backing out onto Grand Avenue and wanted the applicant to consider one driveway for the project. There were no further comments made from the Commission. On motion by Commr. Stevenson, seconded by Vice -Chair Larson to approve the proiect per staff recommendation with the following modifications: 1. Modify finding #5 to read as follows "...standards codified in the Subdivision Regulations because the design will result in a mon: efficient use of the land, and the property...." 2. Add condition #5 which reads "Secondary Dwelling Units shall not be allowed." 3. Add condition #6 which reads "The Architectural Review Commission shall consider one driveway accessing all parcels on the proiect site resulting in elimination of backing out onto Grand Avenue." AYES: Commrs. Draze, Larson, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Fowler The motion passed on a 4:0 vote. 2. City -Wide. GPI 15-12: Land Use and Circulation Elements Update: Continued review of Task Force -recommended alternatives to the Land Use Element update; City of San Luis Obispo — Community Development Dept., applicant. (Kim Murry) Kim Murry, Deputy Director, presented the staff report, recommending the Commission continue to review the land use and circulation alternatives endorsed for further evaluation by the Task Force for the Land Use and Circulation Elements Update and provide input and revisions as appropriate. PUBLIC COMMENTS ON SLIDE 4 OF THE PRESENTATION (MADONNA/LOVR AREA): Steve Devencenzi, SLOCOG, stated that the Prado Road interchange does impact SLOCOG. He can see justification for some regional funds for access to the airport via Prado Road to Broad. He noted that SLOCOG is currently conducting a mobility study in the county. He stated that closure of ramps and going to one access point for 101 will be very expensive and, rather than stating that ramps are to be closed, it may be preferable to plan a complete analysis of all the ramps, with the possibility that ramps in existence may be redesigned. He noted that going to one access point may require widening Santa Rosa. Planning Commission Minutes August 14, 2013 Page 4 Jenna Smith, SLO, Executive Director of Central Coast Grown, noted that the general plan calls for preserving agricultural properties. Central Coast Grown supported retaining fifty percent of the Dalidio property as agricultural land. Brian Engleton, City Farm, supported option L-5 as it preserves fifty percent of the land as agricultural. He stated that the planned medium and high-density housing will serve the purpose of connecting people to their local food supply. He supported considering the impact on agricultural lands when planning new roads. Amy Sinsheimer, SLO, member, of Central Coast Grown, supports L-5 over options that might preserve even more open space because the adjacent housing would connect residents to agriculture. She noted the need to optimally use the agricultural land. Rosemary Wilvert SLO, member of the City Farm group, emphasized the need for sustainable farmland in light of climate change. She noted that the land use plan and the master plan for the Calle Joaquin Preserve require that fifty percent be reserved for agriculture. She stated that the City Farm working group advocates extending Calle Joaquin to Dalidio Road but understands that either 15-3 or 15-2 will be passed and therefore prefers 15-3. Karen Newman, representative for the City Farm working group, opposed the extension of Froom Ranch Way because it would cut off access to City Farm. She stated that the extension of the Bob Jones Bike Trail would preserve access. She supported contiguous open spaces that would bring people to, not through, them. She stated that the extension of Calle Joaquin should be parallel to 101. Eugene Jud, SLO, suggested the Prado overpass be just a bicycle/pedestrian bridge. He noted the need for planning for people who will be 45 in 2035. He maintained that vehicular traffic is not growing in many locations and that fewer young people have driver licenses today. Peter Schwartz, SLO, Cal Poly physics professor, supported high-density housing and safety for bicycles and pedestrians. He supported a bicycle and pedestrian -only overpass for Prado Road. Grace Morgan, SLO, supported a bicycle/pedestrian-only overpass and making the city safe for bicycles and pedestrians. She stated that people will adjust to what is built. Shahram Shariati, SLO, former student, noted the need for more housing, especially affordable housing. He maintained that increases in traffic volume come from people being forced to live outside the city due to high prices. He stated that people are turning against transportation by car. Marshall Ochylski, representative of the developer who has the Dalidio property in escrow, supported mixed use with primary emphasis on residential, especially entry and workforce housing. He clarified the definition of preserving fifty percent of the land as meaning open space and/or agricultural. He supported the mitigation of that fifty Planning Commission Minutes August 14, 2013 Page 5 percent with offsite property exchanges if there is an opportunity. He supported continued consideration of circulation options. Steve Delmartini, SLO, stated he does not know what entry and workforce housing actually means. He expressed concern about airport flight paths in relation to housing planned. Linda Sealy, SLO, noted that there will never be more class 1 soil on earth and thus there is a need to preserve this land for agriculture over building shopping malls or housing. She opposed the concept of off-site mitigation to meet the fifty percent requirement. Charlene Rosales, SLO Chamber of Commerce, supported the Prado Road interchange for current needs and future development. She stated the area is ideal for mixed use, medium and high-density housing, hospitality space, bicycle access, and parks. Erik Justesen, business owner, supported mixed use and a move away from large commercial. He noted that with a limited amount of space within the city limits, trying to set aside a sizeable amount of open space would be problematic. He stated that cross circulation, such as the extension of Calle Joaquin, etc., is needed to get to shopping. Eric Meyer, SLO, left his bicycle at the front of the Council Chamber as an exhibit. There were no further comments made from the public. COMMISSION COMMENTS ON SLIDE 4 OF THE PRESENTATION (MADONNA/LOVR AREA): Commr. Larson stated that the Prado interchange would serve an important east/west traffic flow function and facilitate moving traffic on and off 101. He noted that if this interchange is eliminated, there must be a demonstration of where that traffic will go and what impacts it will have. Commr. Stevenson expressed concern about how CalTrans would view a Prado Road overpass vs. an interchange and whether the city would be required to design a full interchange even if the City opted to pursue the overpass instead of the interchange. Deputy Director of Public Works Tim Bochum indicated that design of the facility is also impacted by underlying issues of access and space. He noted that grading for an overpass might result in flood waters on Hwy 101. Commr. Multari thanked Eugene Jud for his report. He noted that medium/high-density residential on the Dalidio property may not fit with the current Airport Land Use Plan.. He stated the City should not be constrained by existing land use categories, but consider designations such as mixed-use plan 1 or 2, etc., with a focus on policy. He supported consideration of offsite mitigation of open space as part of the policy discussions. Planning Commission Minutes August 14, 2013 Page 6 Commr. Draze agreed that the Commission should not get too detailed at the general plan level and that new designations may be helpful. He stated that he is hesitant to remove circulation options for the future whether car, bicycle, or pedestrian. Commr. Stevenson agreed that discussion of details needs to be at the policy level. Community Development Director Derek Johnson stated that the alternatives will be modeled and can be in the general plan for many years without immediate action. Commr. Draze noted that if an alternative is not in the plan, then it is precluded from being implemented. Commr. Larson stated that modeling and understanding what deletion of the Prado interchange would mean is important and that east/west circulation is a regional issue. Commr. Draze supported the Task Force and Commission on residential development. He noted that in one or two generations, transportation preferences will change. There were no further comments made from the Commission. AYES: Commrs. Draze, Larson, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Fowler The motion passed on a 4:0 vote. interchange) alternatives be evaluated. AYES: Commrs. Draze, Larson, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Fowler PUBLIC COMMENTS ON SLIDE 5 OF THE PRESENTATION (MADONNA/LOVR 2): Shahram Shariati, SLO, suggested that areas already developed but empty, such as the old New Frontiers site, be developed instead of open areas. Planning Commission Minutes August 14, 2013 Page 7 There were no further comments made from the public. COMMISSION COMMENTS ON SLIDE 5 OF THE PRESENTATION: Commr. Draze stated that some portion of the Madonna property would be designated mixed use, to be decided at the policy level, but not the entire property. He noted that the hillsides are not being considered for active uses. He noted the need for a bicycle connection to Target and onto Froom Ranch. He questioned the inclusion of office space on K-3/the Sunset Drive-in to Prado area. There were no further comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Stevenson. the Planning and LOVR) be considered through policy discussion to support a non-residential buffer Joaquin) be addressed through policies that will call out the appropriate mix of uses. AYES: Commrs. Draze, Larson, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Fowler The motion passed on a 4:0 vote. PUBLIC COMMENTS ON SLIDE 6 OF THE PRESENTATION (SOUTH HIGUERA/ AIRPORT AREA): Stephen Peck, SLO, project manager for the Avila Ranch property, discussed their efforts to review the Buckley Road connection to Higuera. He indicated they are working with the County, the City, and Caltrans to determine connections for pedestrian and bike connections to the Octagon Barn and alignment of Buckley Road. Charlene Rosales, SLO Chamber of Commerce, stated that the Chamber is in agreement with LUCE Task Force recommendations. Steve Delmartini, SLO, stated that the Tank Farm/Broad area needs residential development and that Avila Ranch is a circulation nightmare that needs evaluating. Erik Justesen, business owner, indicated that Avila Ranch is isolated and connections to the retail sites to the north is important. He supports the Buckley connection to Higuera and stated that longer term, the City should look at options to expand outside of the current city limits — perhaps south of Buckley Road. Planning Commission Minutes August 14, 2013 Page 8 Eugene Jud, SLO, supported the Buckley Road connection to LOVR. He stated that the Marigold Center/Broadrrank Farm area could be much denser. He suggested a roundabout at Tank Farm and Broad and developing pedestrian connections above streets. Eric Meyer, SLO, indicated that the Avila Ranch concepts require Chevron's participation to connect the bike network to that area. He emphasized the need to improve pedestrian and bike circulation in the Tank Farm/Broad area. There were no further comments made from the public. On motion by Commr. Multari, and seconded by Commr Stevenson. the. Planning Commission recommends the TF-LUCE recommendations for 17-2 (Vachel), 18-2 (north -south connection between Tank Farm and Buckley), 19-4 (Bypass and Buckley (policy to review MASP density), R-3 (mixed use at Broad/Tank Farm), and S-3 (Avila Ranch concept) as a planning area with policy direction that will guide future development. AYES: Commrs. Draze, Larson, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Fowler The motion passed on a 4:0 vote. PUBLIC COMMENTS ON SLIDE 7 (JOHNSON/BROAD AREA) OF THE PRESENTATION: Steve Delmartini, SLO, supported upzoning the area between Lawrence and Mitchell on the west side, previously changed from R-2 to R-1, R-2 again. He stated this area could accommodate secondary dwellings behind existing dwellings. Erik Justesen, business owner, supported the inclusion of the Broad Street plan. He noted a need to connect the east and west sides of the city. He stated that more railroad overcrossings were needed all the way to Orcutt Road but do not need to be vehicular. He supported slowing Broad Street traffic. Charlene Rosales, SLO Chamber of Commerce, supported including the Broad Street Area plan as part of the update. She stated that the Chamber is supportive of senior housing and facilities in the area behind General Hospital. Eugene Jud, SLO, commended the Broad Street plan and noted the need for more pedestrian bridges over the railroad tracks. He stated that Bishop Street is very steep, which makes it difficult to integrate with Santa Barbara Road with the Fire Department facility there. He stated that the neighborhood would probably not support it. There were no further comments made from the public. Planning Commission Minutes August 14, 2013 Page 9 COMMISSION COMMENTS ON SLIDE 7 OF THE PRESENTATION: Commr. Stevenson supported keeping the railroad overpass at Orcutt due to concerns of rail activity. He agreed that Bishop Street connection is steep and getting over the railroad tracks and down would be difficult. He supported consideration of bikes and pedestrian crossings, but not vehicles. Commr. Draze supported keeping the Bishop Street connection in for consideration along with the railroad overpass. He stated that the Commission needs to recommend strongly that the City Council consider inclusion of the Broad Street plan. Commr. Larson agreed with Commr. Stevenson in supporting the Orcutt road overpass and predicted that more oil will be transported by train in the future. He agreed that the Broad Street plan should be looked at again. There were no further comments made from the Commission. On motion by Commr. Stevenson. seconded by Commr. Larson. the Planning VLIVIIVII♦ VI IV VIVVV U51- IN IVIVVIVII VI LI IG I..JIVQV VUIr l rIGq W101 VVIl11 Irl 1011%VQ W QUU1Va removal of the McMillan/Duncan area and provisions for non -conforming uses as part of the update. AYES: Commrs. Draze, Larson, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Fowler The motion passed on a 4:0 vote. SLIDE 8 (PROPERTY OWNER REQUESTS RECEIVED): There were no comments made from the public. There were no comments made from the Commission. Planning Commission direction agreed with staff recommendation to develop policies to guide evaluation of individual up -zoning requests. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast: Deput� Director Murry provided a forecast of items scheduled for the August 28" and September 11`h meetings. Planning Commission Minutes August 14, 2013 Page 10 4. Commission a. Commr. Draze will miss the August 28, 2013, meeting. b. The City Council will be appointing new Commissioners on September 3, 2013. ADJOURMENT: The meeting was adjourned at 9:39 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved b the Planning Commission on August 28, 2013. Ted Green Interim Supervising Administrative Assistant 0 SAN LUIS OBISPO PLANNING COMMISSION MINUTES August 28, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, Michael Multari, Charles Stevenson, Vice -Chairperson John Larson, and Chairperson Michael Draze Absent: None Staff: Deputy Community Development Director Doug Davidson, Senior Planner Pam Ricci, Supervising Civil Engineer Hal Hannula, Traffic Operations Manager Jake Hudson, Wastewater Treatment Manager David Hix, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of July 24, 2013, were approved as amended. Minutes of August 14, 2013, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 3725 Orcutt Road. MSITR/ER 137-11: Minor subdivision to create three parcels in conjunction with a Vesting Tentative Map to create a subdivision with 80 lots and review of the initial study of environmental impact; Terence Orton, applicant. (Pam Ricci) Senior Planner Pam Ricci presented the staff report, recommending adoption of the Draft Resolution, which recommends approval of the project to the City Council, based on findings, and subject to conditions which she outlined. PUBLIC COMMENTS: Applicant representative Terry Orton stated that the project layout has been designed to coordinate with neighboring properties and connect the roads at grade. He noted that the single family lots will be equipped with rain barrels and underground overflow will be directed to a basin at the lowest point in the park which allows for a smaller basin. He pointed out that since the developer is not asking for contributing funds from the City, the market rate housing must be built first. Planning Commission Minutes August 28, 2013 Page 2 Commr. Multari asked if a housing agreement had been developed yet. Applicant Terry Orton stated that it was being prepared and more detailed information would.be available for City Council review. Commr. Draze expressed concern about the phasing proposal related to the production of affordable housing and suggested that some affordable units should be constructed before the thirtieth home is completed. Commr. Fowler understood the plan for market rate housing to be developed first since the housing was to be privately financed. Commr. Stevenson asked about the construction of the attached row houses. Erik Grunigen, the applicant's architect, stated the units will be attached with masonry firewalls and the property lines will be the midline of the firewall. He stated that the intent is to have high quality construction while maintaining a high level of affordability. Applicant Terry Orton expressed a reluctance to make changes to the project design submitted at this point in response to the letter submitted from the adjacent owners to the north regarding street and pedestrian connections between the two properties, but agreed that the applicant would cooperate to make minor modifications that were reasonable and feasible. Dave Gray, owner of adjacent property, supported the project, but wanted consideration for minor changes expressed in his letter distributed to the Commission. Keone Kauo, a member of the design team for the adjacent Gray property northwest of the Wingate development, supported the project, but noted that an S-curve would allow more standard size lots on the Gray property. He requested that Wingate share the burden of dealing with this problem and further requested that Wingate consider moving the pedestrian access more toward the north or possibly eliminate it. Commr. Draze noted that the Commission cannot get involved in financial dealings between two parties and that the Commission favors through connections. He stated that the developers of both properties work with staff regarding the connection points between properties. Phil Gray, an owner of the property to the north, noted a preliminary. plan for their property that had not been submitted to the City yet for review, He requested that a decision to move the pedestrian access north be made at this meeting so it will be part of the record. He noted that, as currently planned, this access enters into the Gray property detention basin. He further requested that the Commission endorse tonight the alteration of the S-curve, removing about 200 square feet of the backyard of one lot. He noted this lot would gain some square footage in another area with this change. - Commr. Draze stated that when the applicant ultimately submits their tentative map, the access points will be reviewed and coordinated and that future changes can be accommodated without a specific action tonight. Planning Commission Minutes August 28, 2013 Page 3 Commr. Stevenson asked about how the drainage system will be maintained. He noted that this system may become a model for future subdivisions. Applicant Terry Orton stated that pavers will be used on driveways and interior streets, pervious pavement will be used for delineation to slow traffic, and roof runoff will be collected and put in something similar to leach lines. He noted that underground storage is needed to serve the park, that pumps may be necessary, and that the homeowners association will be responsible for maintenance of the drainage system. There were no further comments made from the public. COMMISSION COMMENTS: Commr Multari noted that the OASP Circulation Plan shows the project site as mixed- use, but the Specific Plan Land Use Map shows it as R-3. He asked how the connection to Bullock Lane would work. Senior Planner Pam Ricci responded that the land use map designation of R-3 was correct and the other maps should be updated accordingly. She noted that the connection to Bullock would be achieved by development of a half -street that would be paved prior to the development of the thirtieth home. Commr. Stevenson expressed concern about left turns from Orcutt onto Le Jardin. Traffic Operations Manager Jake Hudson stated there will be a two-way tum lane installed in Orcutt Road in accordance with specific plan requirements. Commr. Larson wanted clarification of the number of units as being 142. Senior Planner Pam Ricci corrected the number from 152 to the actual 142. Commr. Fowler asked if an action tonight would affect decisions by Parks and Recreation which will be looking at this later. Senior Planner Pam Ricci stated that actions by the Planning Commission and Parks and Recreation Commission are both recommendations to the Council. She noted that the developer wants to dedicate the park to the City and that the Parks and Recreation Commission will review the physical design of park and discuss necessary contractual agreements related to maintenance. Commr. Stevenson congratulated the team for moving forward on this project. He expressed concern that the amount of .guest parking may not be adequate. He supported pedestrian access through the site. He noted that curbing painted red would detract from the appearance and supported having only "no parking" signs. Senior Planner Pam Ricci stated that the reference to red -curbing in recommended Condition 45.f. could be eliminated since the Fire Department requirements were outlined previously in Condition 42. Planning Commission Minutes August 28, 2013 Page 4 Commr. Fowler commended the work done on the project and agreed with the need to include a provision about the timing for development of the affordable units. He asked why the homeowners association would be responsible for putting out trash rather than the individual homeowners. Applicant Terry Orton stated that this applied only to the large building, not the individual lots. In response to an earlier comment, he clarified that the retention basin is to be maintained by the homeowners association. Commr. Multari noted that the project does not include some Specific Plan recommendations such as alleys and shared driveways, and expressed concern about the appearance of the streets with garages and driveways dominating the view. He expressed appreciation for the inclusion of affordable housing, but was concerned with the timing for its development coming in final project phases. He agreed with Commr. Stevenson about the inadequacy of guest parking within the project. Senior Planner Ricci and Applicant Orton stated that Mont Azure Drive does have parking on the road. Commr. Stevenson noted that when he was on the Architectural Review Commission, including alleyways was a reason for supporting small lots and they were a key design component. He agrees with Commr. Multari that these features are lacking in this project. He stated it is not good to rely on driveways for guest parking. Commr. Draze stated that making minor changes to the pedestrian access can be dealt with by staff with the review of improvement plans at a later time. He did not support making changes to the project to accommodate preliminary plans for the property to the north since there had not been a formal submittal yet. He supported having some affordable housing built early in the project. Commr. Larson noted the air quality mitigation measures were drafted years ago and some provisions may be redundant. He stated that the crux of air quality mitigation is in the mitigation monitoring program section and that the developers work out construction issues with the Air Pollution Control District. He stated that both references to poison oak should be struck. Biologists consider poison oak invasive. He agreed that the proposed condition about affordable housing should be added. He agreed with Commr.. Multari's general concems. He stated that no single project will ever meet all of the policy statements of the Specific Plan but there are good design elements in this project including a good mix of units, single grade lots, integration of the detention basin, and the plaza and other public areas. Weighing all considerations, he found that the project is not inconsistent with the Specific Plan. Commr. Fowler noted that the Commission has to be concerned about precedent since this is the first project under the Specific Plan. He stated that while this project has affordable housing, 73 percent of it is multi -family. He noted that the applicant is not asking for additional City funds to develop the affordable housing and that the project has to be economically feasible for the developer. Planning Commission Minutes August 28, 2013 Page 5 Commr. Stevenson agreed with Commr. Fowler. He stated that this is the first one and the Commission has not had a chance to look at the layout and that a study session would have been nice. He stated he has mixed feelings but that this is a great opportunity for something affordable by design. He supported considering subsequent phases in a study session. He noted'that this is an important project that needs to be cohesive and satisfy city policies. Commr. Multari asked if some of the roads were expanded by one foot on each side, could there be street parking. Traffic Operations Manager Hudson stated that these would be minor adjustments that would make street parking on one side possible. Commr. Multari noted the need to be careful where driveways are planned so that they do not limit street parking. He expressed disappointment at the lack of sidewalks and the small size of front yards. He asked if private roads could be paved with something environmentally green. Commr. Draze noted that pedestrian pathways are included on Le Jardin. Senior Planner Ricci stated that the project does include sidewalks and pathways and zero lot line layouts consistent with the Specific Plan. She noted that row houses have private yards, but that you do see more of the building mass along the park. She added that the property's size and shape limit the feasibility of both including alleys and maximizing density. Commr. Multari stated a number of specific changes to findings and conditions which were ultimately accepted as part of the motion to recommend approval of the project to the City Council and are listed below. Senior Planner Ricci suggested including as an adjunct to Condition 51, the following language that had been used with previous projects: "Prior to the recording of any phase of the map, the applicant shall enter into an Affordable Housing Agreement with the City that specifies the timing of construction of affordable units and contains provisions for failure to complete any or all of the affordable housing units." Commr. Multari stated that he wanted to be sure that the affordable and senior housing gets done and that there is a consequence for a failure to complete. The Commission had a detailed discussion about conditioning the project appropriately to insure that the affordable housing gets constructed and that some affordable units are provided in earlier phases. Assistant City Attorney Visveshwara stated that the City has had different consequences in the past with various enforcement mechanisms and noted that the affordable housing condition goes with the land. Planning Commission Minutes August 28, 2013 Page 6 Commr. Draze emphasized that project conditions specify some thresholds for the production of affordable housing and that the applicant does not have to be built consecutively east to west. Commr. Multari suggested the example of in lieu fees being collected at the beginning of the project and refunded when affordable/senior housing is built. Senior Planner Ricci stated that the applicant is okay with a 40 percent threshold. Applicant Orton stated that this fits in with the plan and that one row of homes on Mont Azure would be left until after the building of the affordable housing. He stated that the idea of collecting lieu fees in the beginning and refunding them later made him nervous. There were no further comments made from the Commission. supported by the affordable housing statutes and the provision of amenities consistent with Specific Plan policies. M measures. 5) Modify the second sentence of Condition 8 in Section 3 to specify approval by the Public Works Director. 6) Modify Condition 15 to properly reference Lot 18. 7) Delete Condition 45.f. 8) Modify Condition .46 in Section 3 to specify that it be determined by the Community Development Director. 9) Include the suoaested standard affnrdahla hni minn nmraamant rcrnmmanAmrl h„ c+nff read: "Prior to the recording of any phase of the map the applicant shall enter into an constructed as early as possible." Planning Commission Minutes August 28, 2013 Page 7 10) Add a condition to: widen Mondrian Plaza to accommodate a sidewalk and parking on one side of the street: add a sidewalk to Parc Altlier in addition to the parking shown on one side of the street: increase the width of Terrasse Plaza to accommodate parking where feasible: and increase the width of Le Jardin to accommodate parking on one accommodate more on -street parking." 12) Add a new condition which reads: "A construction phasing plan shall be submitted to +L... !'..w..a.....:i.. I"1...... L...........a n: -__i_........... a_ al-_ :__••_'-__ _r Lam_ c: -_a �.:n �:__ ----U n Plan. Commr. Draze stated he can support it and staff has enough direction to make the affordable housing work. Commr. Stevenson stated he is excited about the project and supports the changes that Commr. Multari is proposing that adds livability to the neighborhood with additional sidewalks and on -street parking. Commr. Multari recommended that a sidewalk on one side also be provided on Mondrian Plaza. Commr. Stevenson supported this and noted it is up to the motion maker to add it. Commr. Larson modified the motion to include making Mondrian Plaza wider with a sidewalk on one side. Commr. Draze stated he agrees with the modification. Commr. Fowler stated that widening the streets and adding sidewalks helps. He supported the motion with the change. AYES: Commrs. Fowler, Larson, Draze, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 5:0 vote. On motion by Commr. Multari, seconded by Commr. Stevenson the Planning Commission recommends to the Architectural Review Commission that they look for opportunities for shared driveways and give special attention to the streetscape of the row house units. AYES: Commrs. Fowler, Larson, Draze, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None Planning Commission Minutes August 28, 2013 Page 8 The motion passed on a 5:0 vote. 2. Staff a. Agenda Forecast: Deputy Community Development Director Doug Davidson announced that the next meeting is September 11, `Bike Night", with an extension of the Bob Jones Trail and the bike plan up for consideration. 3. Commission a. Commr. Draze announced that the Council agenda includes consideration of two new potential commissioners, so it is likely there will be one or two new commissioners at the next meeting. ADJOURNMENT: The meeting was adjourned at 8:57 p.m. Respectfully submitted, Diane Clement Recording Secretary Approved y the Planning Commission on September 11, 2013. Ted Green Acting Supervising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES September 11, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commrs. John Fowler, Ronald Malak, Michael Multari, Charles Stevenson, Vice -Chairperson John Larson, and Chairperson Michael Draze Absent: Commr. William Riggs Staff: Principal Transportation Planner Peggy Mandeville, Traffic Engineer Bryan Wheeler, Natural Resources Manager Bob Hill, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of August 28, 2013, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. Los Osos Valley Road — East of Highway 101. GPI 30-13: Review of the Bob Jones Trail connection to the Octagon Barn within the creek setback area from Los Osos Valley Road to the southern city limits; City of San Luis Obispo — Public Works Department, applicant. (Peggy Mandeville) Peggy Mandeville, Principal Transportation Planner, presented the staff report, recommending that after hearing the item, the Commission continue its review to a future meeting to allow staff time to consider a letter submitted to the Commission. PUBLIC COMMENTS: Eric Meyer, SLO, supported the preferred trail alignment along the creek and, in addition, a bicycle underpass for Los Osos Valley Road sometime in the future. Jim Woolf, SLO, Chair of the Bicycle Advisory Committee, supported consideration of a Los Osos Valley Road trail underpass. Anne Wyatt, SLO, supported the preferred trail alignment along the creek and stated she would prefer a Los Osos Valley Road underpass but she is comfortable with the Planning Commission Minutes September 11, 2013 Page 2 Cplanned overcrossing for the present. She supported public access over privacy concerns and noted the necessity of making tradeoffs between access and protection of the creek habitat. She stated that concerns about agricultural sprays should be addressed. Shahram Shariati, Grover Beach resident and former Cal Poly student, presented a graphic of a future alternative for a bike trail through the Tank Farm area and over Highway 101. Phil Ashley, SLO, retired field biologist and Cal Poly biology technician, favored the path on the east side of the agricultural fields because it would provide safety for bicyclists and protect the creek habitat which is a feeding zone for wildlife including migrating birds. He stated that migrating birds feed and rest along the creek and in the buffer zone that was created in the 1990s. He did not support an exception to the creek setback. Dan Rivoire, Executive Director, SLO County Bicycle Coalition, supported the preferred trail alignment along the creek and the creek setback exception. Pete Schwartz, SLO, stated that he favored the preferred trail alignment along the creek but asked if the trail setback could be farther from the creek to address issues pointed out by Phil Ashley. Jessica Berry, SLOCOG, supported the project and commended the staff for the report and the process, especially the public outreach. Blayne Morgan, SLO, supported the preferred trail alignment along the creek and noted that trails in Boulder, Colorado, are along creeks and those creeks appear to be healthy. Helene Finger, SLO, supported the preferred trail alignment along the creek and commended staff on securing a grant to do a thorough study and analysis. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Multari asked about input expected from the Commission by staff. Principal Transportation Planner Peggy Mandeville stated that staff wanted input but not actual action because the project may need additional environmental review. Commr. Larson agreed that there may be a need for additional environmental review. He stated that he would be more comfortable if he knew what the county agricultural commissioner's office thought about the project. Commr. Draze supported the preferred trail alignment along the creek. He stated he would not prefer a further setback from the creek because it would mean more agricultural land would be lost. Planning Commission Minutes September 11, 2013 Page 3 Commr. Multari commended staff; the consultant, Randy Anderson, Regional Manager, Alta Planning and Design; and the Bicycle Advisory Committee for an excellent job, especially the public outreach. He noted the conflict between having an aesthetically pleasing trail and maintaining the goal of protecting creeks. He supported considering moving the trail back some additional amount and seeing how that adversely affects the agricultural operation. He stated that the goal of increasing bicycle use by providing a safe and comfortable trail system is important. He noted that the street alternative does not achieve this goal and that putting the trail closer to residences would adversely affect privacy. He stated that the preferred Higuera Street crossing location isolates a small triangle of agricultural land, taking it out of production. He preferred extending the trail to go around this land. He stated that he is more concerned about the impact on the creek than the impact on the agricultural land and would like to see a wider setback. He asked Natural Resources Manager Bob Hill which was preferable bordering the creek riparian zone: a bike path or an agricultural field. Natural Resources Manager Bob Hill stated that it depends on whether the farmers leave some buffer zone unplanted or farm right up to the creek. He noted he would prefer a bike path next to the creek. He stated that the greatest concern is runoff and sedimentation which is most deleterious to steelhead salmon. He added that the creek area just to the south of Los Osos Valley Road is not the most robust habitat. Invasive species dominate and it is not a diverse riparian system. The bike trail would provide access to remove invasive species and develop a more diverse riparian habitat in addition to managing the homeless encampments. The preferred trail alignment along the creek with interpretive signage would also help the community to learn about riparian habitat. Commr. Multari noted that he would like to see how the path could be designed to provide a more effective buffer with some of the land used to develop a more diverse riparian area. Commr. Fowler supported the preferred alignment but wanted more information from an environmental study. He stated he wanted the idea of moving the path farther away from creek to be considered. He appreciated Bob Hill's comments and all the work put in by the Bicycle Advisory Committee, especially the public outreach and noted that the job is to balance agricultural use, protection of the creek and use of the trail. Commr. Multari supported an analysis of a grade separation for the Los Osos Valley Road crossing. Commr. Larson noted the need for balancing resources and stated he does not feel compelled to move path farther from the creek. He is not sure a few feet would make a difference biologically but it may be important in dealing with the landowners. He asked the Commission to make a motion approving the plan document to go to the City Council. Commr. Stevenson supported the preferred trail alignment along the creek but was persuaded somewhat by the comments of biologist Phil Ashley. He stated it was important that staff come back with findings and mitigations. He noted he was conflicted about further encroachment into agricultural land and suggested that a ten- Planning Commission Minutes September 11, 2013 Page 4 C' foot trail width, rather than twelve, could be considered. He appreciated Bob Hill's comments on improving the quality of the riparian corridor. Commr. Draze supported a Los Osos Valley Road trail underpass and asked if it could be included in the design of the interchange. Principal Transportation Planner Peggy Mandeville stated that it is too late to include that in the interchange design but that the design does not preclude an underpass in the future. There were no further comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Stevenson. to continue the item to a date uncertain for further discussion and action. AYES: Commrs. Draze, Fowler, Larson, Malak, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Riggs The motion passed on a 6:0 vote. 2. City -Wide. GPI 71-13: Review of Bicycle Transportation Plan update; City of San Luis Obispo — Public Works Dept., applicant (Peggy Mandeville) Peggy Mandeville, Principal Transportation Planner, presented the staff report, recommending that the Planning Commission recommend City Council approval of the Bicycle Transportation Plan Update as forwarded by the Bicycle Advisory Committee (BAC) with minor revisions proposed by staff and adopt a Negative Declaration of Environmental Impact for the project, based on findings and subject to conditions which she outlined. PUBLIC COMMENTS: Eric Meyer, SLO, commended staff and supported the plan. He stated that his only concern is a need to look more carefully at the cost of the infrastructure. He noted that progress reports by City staff are important. Dan Rivoire, Executive Director, SLO County Bicycle Coalition, commended staff and the Bicycle Advisory Committee and noted the importance of the bicycle plan update. He stated that he wanted further details about cost estimates. Jim Woolf, SLO, Chair of the Bicycle Advisory Committee, stated he is very proud of the plan and thinks it will make San Luis Obispo a world-class community for bicycling. He thanked staff for converting concepts into concrete suggestions. Dave. Abrecht, SLO Bicycle Club, praised the plan but noted that it is already outdated in terms of bicycle parking. He stated that Boulder, Colorado, replaced car parking Planning Commission Minutes September 11, 2013 Page 5 spaces with bicycle corrals, creating 10-12 bike spaces in 1-2 car spaces and making the city a more welcoming place. He supported removing bike racks from sidewalks where they interfere with pedestrian traffic. He stated that bicycle corrals can be set up in street parking spaces and/or in parking lots. Anne Wyatt, SLO, commended staff and all who worked on the plan. She noted that the census suggests that about eight percent commute by bike and the same by walking for a total of about 17%. She stated that since this plan aims at increasing this to 20% by 2020, a proportional share of transportation funding should be used for bikes and pedestrians. She stated that she thinks the projects within the plan that should have the highest priority are the Madonna/South Street channelization and all of the Bob Jones Trail connector segments. She supported moving the main Tank Farm bike trail away from the road due to noise and vehicle fumes. Pete Schwartz, SLO, urged approval of the plan with a few extras. He explained that while the bicycle boulevard is good for going back and forth to school, the crossing at Morro and Pacific is dangerous at busy times and needs a stop sign or some other kind of traffic control. He stated that the goal is to have bicycles supplant cars, not pedestrians. He supported bicycle corrals and the funding necessary to make the projects happen. He noted the need for an east/west connection with a bicycle/pedestrian overpass on 101, not a car overpass. Elissa McDade, SLO, supported the plan and the funding to implement it. She agreed with Pete Schwartz about the Morro/Pacific intersection. Grace Morgan, SLO, supported the plan and urged approval. Jessica Berry, SLOCOG, supported the plan and commended staff and the Bicycle Advisory Committee. She noted that funding is essential. Myron Amerine, SLO, supported the bike plan and creating bicycle corrals. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Draze commended those who came to the meeting tonight. He stated that the plan has to be approved before funding can be addressed. Commr. Larson asked about the redundancy of Class 1 and 2 paths on Buckley Road. Principal Transportation Planner Peggy Mandeville stated that bike lanes are planned on both sides with Class 1 on just one side. She stated that commuters would use the Class 2 lanes and recreational riders would use the Class 1 path. CCommr. Multari stated that the goal is to get people on bikes. He commended all involved. He noted that the North Chorro/Foothill Road and the South Higuera/Madonna intersections are being considered for major realignment as part of Planning Commission Minutes September 11, 2013 Page 6 (� the Land Use and Circulation Element Update and that, for the first time, analysis is taking into account other modes of transportation besides cars. He stated that circulation impact fees should take into consideration improvements for bicycles and pedestrians and that funding does not happen through the plan. Every two years the City goes through a goal -setting and budgetary process. He noted that if there is enough community support, funds can be allocated for projects, and that supporters of the bicycle plan projects should make sure their voices are heard in this process as this is where community priorities are set. He stated that more detail in the plan has limited value; instead, priority projects should be chosen and moved into the capital improvement program each year, after which the details would be developed. He stated he would prefer regular progress reports rather than required annual reports to avoid distraction from actual work by staff. Commr. Stevenson agreed about not wasting time on details of projects in the plan and that the priority is to get projects on the capital improvement program. Commr. Fowler shared the same concern about costs and stated it is better to do that in the budgeting process. He stated that the City Council should be told that funding should be allocated. He supported the bike corrals and commended the report. He questioned whether it is realistic to aim to have all Class 1 and 2 paths in place by 2017 and 20% of commuters be bicyclists and pedestrians by 2020. He noted that the plan states that new bikeways will be advanced in the first stages of any development even though other priorities like affordable housing are planned for completion at the end of development projects. He supported the plan but asked if this wording obligates the City to provide funding if the plan is approved. Commr. Draze suggested that wording on page 36, 1.33, "installation of concrete panels" be changed to "bicycle -friendly panels." He asked if the old Pacific Coast Railroad right of way is included in this plan. He stated that he opposed the use of signs on posts on bike lanes where there are signs on the pavement which he considers more effective. He stated that if the signs on posts are not required, he would like them eliminated. Commr. Multari wanted wording about new bikeways to be changed to "new bikeways shall be considered a priority in the early stages of a project' There were no further comments made from the Commission. Commission. AYES: Commrs. Draze, Fowler, Larson, Malak, Multari, and Stevenson C NOES: None RECUSED: None ABSENT: Riggs Planning Commission Minutes September 11, 2013 Page 7 The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast: 1) September 25th: Sorority Use Permit at 1716 Osos Street, Lizzie Street -- Reservoir Canyon Natural Reserve Conservation Plan and environmental document 2) October gth, 667 Monterey Street—mixed use project, 1265 Mill Street zoning appeal of a vacation rental denial 4. Commission a. Commr. Draze is planning to attend a City Council meeting on Tuesday to explain the Broad Street plan. ADJOURNMENT: The meeting was adjourned at 8:31 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved y e Planning Commission on September 25, 2013. Ted Green Acting Supervising Administrative Assistant C� SAN LUIS OBISPO ^ PLANNING COMMISSION MINUTES September 25, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE OATH OF OFFICE: William Riggs was sworn in as a Commissioner by Deputy Community Development Director Doug Davidson ROLL CALL: Commissioners John Fowler, Ronald Malak, Michael Multari, Charles Stevenson, William Riggs, and Chairperson Michael Draze Absent: Vice -Chairperson John Larson Staff: Deputy Community Development Director Doug Planner Brian Levei.11e, Assistant City Attorney and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of September 11, 2013, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: Davidson, Associate Andrea Visveshwara, 1. 1716 Osos Street. U 110-13: Review of use permit request to allow a sorority with up to ten residents; R -3-H zone; Penny Schnabel, applicant. (Brian LeveiUe) Associate Planner Brian Leveille presented the staff report, recommending that the Commission adopt the attached resolution (Attachment 4) which approves the use permit, based on findings, and subject to conditions. PUBLIC COMMENTS: Penny Schnabel, President of the Kappa Kappa Gamma House Board, stated that it is difficult to find a property for a sorority in San Luis Obispo and that the sorority board is responsible for obtaining and maintaining the house. She noted that the sorority chapter pays the board and then the board pays the bills. She stated that the board will work with the chapter to set house rules and to select who will be living there. She stated that the owner of the property is supportive and that this is an excellent use for this historic property. She promised that the sorority will maintain the house to the highest standard. Planning Commission Minutes September 25, 2013 Page 2 Commr. Multari asked how many members are in the Cal Poly sorority chapter. He noted that no more than 15 people can assemble at the property and asked how meetings will be handled. Penny Schnabel stated that the chapter has about 100 members and that the house will only be used for committee meetings, study groups and small scale activities like cookie baking. She noted that the sorority will probably be applying for permission to have house tours during rush. Commr. Riggs noted the necessity for the residents to take public transportation and thought that doing so would probably require a transfer at the Downtown Transit Center. Emilie Morse, SLO, student representing the sorority Kappa Kappa Gamma, stated that public buses four and five both pass by the site with one going directly to campus and the other making a stop at the Downtown Center. She stated she will provide residents with a brochure about alternative transportation. She noted that meetings would be small and that the sorority did not want to negatively impact the neighborhood. She stated that she has a petition in support of the sorority signed by all of the residents living in the boarding house next to the property. Marco Rizzo, SLO, resident and business owner, expressed concern about parking. He noted that Railroad Square has opened up new businesses and that the City has paid for a study of parking on Osos Street and in Railroad Square, but that it is not yet complete so there is no resolution as to how parking will be assessed. He encouraged use of a car lift at this site for parking. He noted that this sorority would be the farthest away from campus and asked how approving it would meet the General Plan policies.. Tim Becher, Becher Design Associates, stated that there are a few issues for the Building Division to check, such as smoke detectors and fences. Vincent Allan, SLO, neighbor and real estate agent for the sorority, stated he is supportive of this project. He noted that.the sorority will not be having live music like the bed and breakfast formerly at this site which will result in a lesser impact on the neighborhood. He also noted that some parking was recently freed up when the Alano Club relocated. Steve Delmartini, SLO, stated that less parking had been planned for the bed and breakfast because it had been assumed that some guests would arrive by train or plane. He stated that he would not expect all the residents at the sorority to have cars because he learned at the LUCE hearing that students tend to drive less than prior generations. He noted that there was a fraternity, since destroyed by fire that was close to this site and almost as far from Cal Poly. He stated that the impact on the neighborhood will not be much different than that of the bed and breakfast. There were no further comments made from the public. Chairperson Draze granted a 10 -minute recess on request of Commissioner Riggs to consult with City legal counsel. Planning Commission Minutes September 25, 2013 Page 3 COMMISSION COMMENTS: Commr. Riggs stated that he consulted with counsel about a potential conflict of interest he might have concerning this item and there is none. Commr. Malak asked about how the handicapped parking would be enforced on the property. Associate Planner, Brian Leveille stated that enforcement would be by the property owner and that the subject could be revisited with the applicant as to whether the handicapped parking is needed. Assistant City Attorney Andrea Visveshwara stated that the reference to the Community Development Director in Condition 12 should be struck because only the Planning Commission can alter the conditions of approval. Commr. Riggs stated he was having trouble with the connection between trip reduction and parking. He stated he is not sure it will be effective and is curious to know if the LUCE update will provide a more direct connection between relaxing parking requirements and trip reduction. Chairperson Draze stated that he does not see a need for ten people to have ten cars at this location and would consider requiring that only seven resident vehicles be allowed. Associate Planner Leveille noted that monitoring for compliance might be a problem. Chairperson Draze stated that the sorority board could monitor compliance. He noted that he does not want to leave compliance to chance and that students should be encouraged to leave their cars at home. Commr. Multari noted that it is difficult to tell people they cannot own a car and that approving uses that will draw more than fifteen people does warrant concern for the neighborhood. He also noted that approving this does not concentrate these uses near campus as called for in the LUE. He pointed out that the fraternity recently approved by the Commission was close to campus and students could walk. He suggested a change to Condition 8. He noted that the intent was that the first clause up to the semicolon is irrelevant because this is not allowed by definition. He stated that the wording "no meetings and gatherings that exceed ten people between 9 a.m. and 10 p.m are allowed" gets closer to the intent of Condition 8. He stated that, in reference to Attachment 4, Section 3, Condition 5, d) Special Events, the issue is whether the Commission is going to allow a use that will have as many as fifteen people during the day that will have an impact on the parking in the area. He asked Associate Planner Leveille whether this property could have as many as nine bedrooms if it was not used as a sorority or bed and breakfast. Associate Planner Leveille stated that there would have to be some kind of approval about group occupancy and it was likely there would be some other type of use permit. Planning Commission Minutes September 25, 2013 Page 4 Commr. Fowler asked how many bikes the site would accommodate. Associate Planner Brian Leveille stated the site would accommodate ten bicycles. Commr. Fowler asked what exactly will be done to encourage trip reduction and that he was looking forward to hearing more detail. Chair Draze opened the meeting to public comments again. PUBLIC COMMENTS: Emilie Morse, SLO, student representing the sorority Kappa Kappa Gamma, stated that the sorority does have enforcement and standards and that students can be removed from the sorority for continual non-compliance. She noted that all students at the house already carpool and that there has been no issue and no neighborhood complaints about parking on the street. She further noted that students are familiar with the bus routes. Commr. Fowler asked her how many resident students have bikes. Emilie Morse, SLO, student representing the sorority Kappa Kappa Gamma, stated that she thinks most have them. Commr. Fowler asked her to discuss the philanthropic activities of the sorority Emilie Morse, SLO, student representing the sorority Kappa Kappa Gamma, stated that the sorority members provide books for underprivileged children through the Reading is Fundamental program and they volunteer at the Boys and Girls Club. Commr. Draze stated that he appreciates the trip reduction efforts but asked how many cars will be taking up spaces in the neighborhood. Emilie Morse, SLO, student representing the sorority Kappa Kappa Gamma, stated that right now the sorority residents can fit almost all of their cars on the site. She stated that, if the use permit is approved, the house will get two more residents and she is not sure if they will have cars but noted that the sorority can ask them to send the cars home if that becomes a condition. There were no further comments made from the public COMMISSION COMMENTS: Commr. Riggs stated that it will be hard to enforce the maximum occupancy of fifteen. He asked whether the City has a plan for on -street and off street parking. He noted that maybe that should be part of the LUCE update. Commr. Stevenson stated that he does not have a great deal of concern looking at this particular situation. He noted that the Commission has reviewed fraternities and Planning Commission Minutes September 25, 2013 Page 5 sororities before and that there will be some problems in enforcing the restriction. He noted that it is good that public transportation is right in front of this site and that, therefore, he is not too concerned about parking. He stated he would be interested in exploring the idea of car lifts onsite. He stated he did have some concerns about setting precedents, knowing that an increase in student population at Cal Poly will put pressure on housing within the City once again. He noted that the funding and building of on -campus housing will take a long time. He stated he was not very concerned with General Plan compliance and would prefer some flexibility to look at ways to mitigate potential problems. Commr. Draze stated that the reason for the conditional use permit is to try to deal with the parking and trip reduction. He noted he is still not certain how to deal with congestion in the neighborhood. He stated that this property is ideal for the sorority but it is too bad it is not closer to Cal Poly. He noted that he is a little concerned about parking but that the car lift idea is expensive and lifts are not easy to use. He stated that his preference is to limit parking to seven vehicles and that he is confident the sorority can deal with this. Commr. Multari noted that high occupancy use in this area makes sense but questioned whether this is an appropriate use for this property due to the need for restrictions. He agreed with Commr. Draze that it would be easier to approve if the property was closer to campus. He noted that the bus ride to campus takes a long time. Commr. Draze stated that the City is working on a Class 1 bicycle path that will come close to this area but it will not be in place for a very long time. The bike path would make it easier to approve this. Commr. Fowler stated that he wished the sorority had come with a specific plan to address the parking issue. He noted that the sorority has a lot of members that probably have a lot of cars. He stated that the Commission once approved a fraternity nearby with no on -street parking. He noted that the parking for this property may have been already approved when the bed and breakfast was approved. Commr. Multari stated that he agreed that approval would be easy if it was just a residence but adding the potential consequences of the social element of a sorority makes it more difficult to approve. Commr. Malak stated he agreed with the number of parking spaces and limiting cars to that number. Commr. Draze asked if there was any concern on the Commission about opening public comment to just one person at this time. Commr. Multari noted that it would have to be open to all who wished to comment. Planning Commission Minutes September 25, 2013 Page 6 PUBLIC COMMENTS: Penny Schnabel, President of the Kappa Kappa Gamma House Board, stated that it should alleviate Commission concerns to know that there is a lot of space for parking in the driveway that could be used for a meeting. She noted that the sorority could not afford car lifts. She stated that the sorority does have strict enforcement of regulations and that if there is a condition that the sorority members must use public transportation, then that will be established. She noted that the members already use the bus and their bikes because Cal Poly parking is expensive. She stated that members can be required to use the bus or carpool for meetings. Melissa Allan, advisor to the sorority and resident, stated that the sorority can put rules about parking into their bylaws. She noted that since she lives on Osos Street, she sees other residents with multiple cars parking on the street and she feels it is discriminatory to single out the sorority. She noted that she holds events at Cafe Roma and that no special rules govern that. Commr. Multari stated that Melissa Allan presented a convincing argument and asked if it would be reasonable for this application to be continued to a later meeting so that the sorority could present a plan for writing bylaws to control the parking. Steve Delmartini asked if the property was being used as a residence or boarding house, would the Commission be restricting parking for visitors. The boarding house could have as many as nine residents. He noted that there are no regulations or restrictions on businesses in this neighborhood, such as the coffeehouse and businesses in Railroad Square. Emilie Morse, SLO, student representing the sorority Kappa Kappa Gamma, stated that she is very familiar with public transportation and can share that information. She noted that, according to sorority procedures, the sorority has to obtain a house before developing bylaws and that the national sorority organization has rules about visitor hours. Commr. Riggs stated that, since the sorority is service-oriented, it should consider taking on a new mission of providing the community with information about public transportation. Emilie Morse, SLO, student representing the sorority Kappa Kappa Gamma, stated that she would love to raise awareness about public transportation in San Luis Obispo. Vincent Allan, SLO, neighbor and real estate agent for the sorority, stated that he has been helping the sorority to find a house for a year and that they had a definite emphasis on being closer to campus. He noted that this was the only property that was remotely close to what the sorority needed. He stated that he knows the owner and she is so relieved to have this lease in place and that she wants to put the property in the Mills Act. Planning Commission Minutes September 25, 2013 Page 7 Trisha Rebel, lives in the neighborhood, stated that she has no connection to the sorority and has no concern about parking for the sorority. She noted that she trusts the members will ride the bus or use bikes. She stated that she is excited to see sorority go in because if issues develop, the neighbors know who to go to. She noted that the bed and breakfast was in great shape when it began but the upkeep went downhill. She stated that the sorority is a great fit for the property. Michelle Tasseff, SLO, does code enforcement for city of Santa Maria and is a parent of a Cal Poly student. She stated that the Commission should trust the girls to do the correct thing and that the sorority is better than a boarding house on this site. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Draze stated that he was impressed with the neighborhood support for the sorority but still prefers to require a maximum of seven cars. He stated that it sounds like rules will be followed and he is not too worried about enforcement actions. There were no further comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Fowler, to approve the use permit suolect to the conaai,ons as recommenaea Dv stair wan .revisions to replace c:onaition 5 with the following: "The applicant shall develop a trip -reduction plan intended to limit the use of single -occupancy vehicles for meetings and similar gatherings subject to the approval of the Community Development Director. Such plan shall include specific incentives to encourage carpooling, transit, and bicycle use, and restrictions and enforcement measures to reduce single -occupancy vehicle use," revisions to Condition 8 to eliminate the first clause and replace it with the following: "All meetings and gatherings that exceed the maximum occupancy shall be limited to the hours of 9 a.m. to 10 p.m.," revisions to Condition 12 to delete the "Community Development Director." AYES: Commrs. Draze, Fowler, Malak, Multari, and Stevenson NOES: Commr. Riggs RECUSED: None ABSENT: Commr. Larson The motion passed on a 5:1 vote. COMMISSION COMMENTS: Commr. Stevenson stated that the Commission does trust the students but there is a need to verify compliance. He noted that large parties have resulted in complaints.. He stated that the Commission tries to be supportive but wants to bring assurance to the neighborhood that these things will be controlled and that the Commission is trying to comply with the General Plan and this requires interpretation and flexibility. Planning Commission Minutes September 25, 2013 Page 8 C; 2. 1635 Lizzie Court. GPI/ER 140-13: Review of Reservoir Canyon Natural Reserve Conservation Plan and proposed Mitigated Negative Declaration; R -1-S zone; City of San Luis Obispo, applicant. (Bob Hill) Deputy Community Development Director Davidson recommended continuance of this item to the October 9, 2013, meeting to give the public adequate time to review. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: There were no comments made from the Commission. Commission meeting on October 9, 2013, 6 p.m. AYES: Commrs. Draze, Fowler, Malak, Multari, Riggs, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Larson The motion passed on a 6:0 vote. There were no further comments made from the Commission. 3. Staff a. Agenda Forecast 1) October 9, 2013, meeting: vacation rental 2) October 23, 2013, meeting: Bike Trail and Monterey Place 4. Commission appeal of a code violation for operation of a addendum to negative declaration Bob Jones a. Commr. Malak will be absent for the October 23, 2013, meeting. b. Commr. Fowler may be out of town for the October 9, 2013, meeting. c. Commr. Stevenson issued a personal invitation from the Healthy Community Working Group, to attend a forum October 18, 8:30 a.m.-12:30 p.m. "Community Design, What Does Health Have To Do With It?" for Healthy Communities Month. The guest speakers will be Robert Ogilvy, PhD on C "Incorporating Health into all Policies for Multiple Benefits and Matt Rainey, founder of Rainey and Associates website: healslo.com can register there. d. Commr. Multari welcomed new commissioner Riggs. Planning Commission Minutes September 25, 2013 Page 9 10 ADJOURNMENT: The meeting was adjourned at 7:50 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved he Planning Commission on October 9, 2013. Ted Green Acting Supervising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES �October 9, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Ronald Malak, Michael Multari, William Riggs, Charles Stevenson, Vice -Chairperson John Larson, and Chairperson Michael Draze Absent: Commissioner John Fowler Staff: Deputy Community Development Director Doug Davidson, Natural Resources Manager Bob Hill, Chief Building Official Joseph Lease, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of September 25, 2013, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1265 Mill Street. AP -PC 136-13: Appeal of the Community Development Director's decision to deny an appeal of a Notice to Correct a Code Violation for operating a vacation rental including a Statutory Exemption; R -2-H zone; Sky Bergman, applicant and appellant. (Doug Davidson) Deputy Community Development Director Doug Davidson presented the staff report, recommending that the appeal be denied based on findings that the contested use is a vacation rental and that vacation rentals are not allowed under the City's Municipal Code, based on findings and subject to conditions which he outlined. Assistant City Attorney Andrea Visveshwara recused herself due to a conflict of interest. Commr. Stevenson asked what the basis of the appeal is. Deputy Community Development Director Davidson said the appeal is for the code enforcement action. Commr. Stevenson asked if it would be better to issue a citation. Planning Commission Minutes October 9, 2013 Page 2 CChief Building Official Lease stated that the appeal must be heard by the Commission after which the next step would be a citation. Commr. Larson asked if complaints have been received. Chief Building Official Lease stated that no complaints have been received for this property. There have been general complaints regarding vacation rentals. Commr. Larson asked how the definition of a vacation rental was formulated. Deputy Community Development Director Davidson stated that vacation rentals have always been prohibited by omission prior to the 2007 ordinance and explicitly after that. He noted that the definition of vacation rental is a common one and that what varies is what they are called: home stays, short-term rentals, vacation rentals. Appellant Sky Bergman stated she went to the City when she first wanted to become an Airbnb host and was told all she needed was a business license. She stated that she took out special insurance for a BnB and was given a business license. She noted she is no longer on Airbnb and has rented her room full-time. Commr. Malak asked what she would have done if she had not been given a business license. Appellant Bergman stated she would have rented the room full-time and then fought for change. Commr. Multari asked what she wants the Commission to do and if she wanted the Commission to reinterpret the ordinance to allow her to rent her room on Airbnb. Appellant Bergman said that, ideally, that would be the case but she at least wanted the City to consider amending the restrictions. PUBLIC COMMENTS: Jeff Edelman, SLO, supported the appellant, noting she was acting as a local ambassador and promoting the spending of money here. He stated he would like a cease and desist order until the City deals with the issue. Steven Rudner, SLO, supported Appellant Bergman stating that the City is not seeing the economic benefits of Airbnb and should reconsider because Airbnb charges reasonable rates, allowing visitors to spend their money at local businesses; visitors get an inside perspective from hosts; and it provides additional housing for Cal Poly events. He noted that he made the decision to relocate to the City and contribute to local economy after a stay with a local host. Bill Bartlet, SLO rental property owner, supported the comments of previous speakers. Planning Commission Minutes October 9, 2013 Page 3 Jacqueline Williams, SLO, stated she had a similar experience in checking with the City about a business license. She noted her need for extra income and that she is complying with the law now by having a full-time tenant but prefers Airbnb because she can block out time for personal visitors. She asked that action against the appellant be put on hold until the City deals with this. Jim Culver, SLO, supported the appellant. He stated there is a clear distinction between a vacation rental with absentee owners and an Airbnb type rental. He noted that the prohibition has an impact on homeownership affordability and may drive people out of their homes in the City. Rick Sample, SLO, supported the appellant, stating that he has experienced no noise or other problems and that this helps people hold onto their homes. D. "Rosh" Wright, SLO, supported the appellant and stated she is now doing minimum 30 -day room rental but that, as an Airbnb host, most of her guests were here for business and for Cal Poly, and she never had a problem guest. She stated that she takes issue with the term "vacation rental" and wants to hear specks of complaints. Minke WinklerPrins, SLO, supported the appellant, stating that she lives next door and likes the appellant's role as a community ambassador. She noted that interacting with the visitors has enhanced her sense of community. There were no further comments made from the public. COMMISSION COMMENTS: Deputy Community Development Director Davidson stated that there is no question the appellant tried to do the right thing.. It all depends on how the question is asked concerning length of stay, less or more than 30 days. He stated that the City may end up using a different term than "vacation rental." Chief Building Official Lease stated there has never been a complaint from an Airbnb visitor. He noted that the complaints have been mostly about unfair competition. Commr. Multari stated that the appellant recorded 176 Airbnb listings for San Luis Obispo. He asked how this one was identified for enforcement. Chief Building Official Lease stated that Staff has identified 52 listings within the City but that Staff is only devoting about four hours a week to this issue. Commr. Multari asked why only about one-quarter of the 52 received notices. Chief Building Official Lease stated that some listings do not show a photograph of the house or list an address necessary to positively identify them. Commr. Riggs stated that it is important to not get stuck on names of businesses (Airbnb, VRBO). He asked why there has not been an exemption. Planning Commission Minutes October 9, 2013 Page 4 Commr. Multari responded that BnBs are not allowed in R-2 zones. Commr. Stevenson stated that the meat of the discussion will be at the upcoming City Council workshop. He stated he served as a hearing officer for the county, where the term "home stay" was used. He noted that when there was interest in home stays, there was tremendous controversy and that these kinds of uses in single-family neighborhoods can be very controversial, pitting neighbor against neighbor, generating concerns about traffic, noise and strangers, and changing the character of neighborhoods with some homes becoming businesses. He stated that he foresees the same issues in the City with it taking years to develop an ordinance. He noted that visitors can use Intemet websites to find local attractions. He stated that an expensive discretionary permit may be required and enforcement and equity need to be considered. Commr. Larson noted there is no difference between a BnB and a vacation rental. He stated that vacation rentals were once a big issue in Cambria but thought they were not owner -occupied. He stated that the presence of the owner is important and that what works in one community does not work in another. He gave the example of Mammoth, where vacation rentals make up 80% of housing. He noted that responsibility for code compliance rests with the owner/occupant. ^ Commr. Multari stated there are two things to deal with: 1) the appeal and that the / ) Commission must deny the appeal due to the clear language of the ordnance. 2) whether this type of use should be approved by the City, which will be dealt with by the City Council. He stated that it is not obvious that this is an appropriate use in residential neighborhoods and that the Commission's role is to be very protective of residential neighborhoods although regulations might be crafted that would do that. He stated that BnBs could be allowed in R-2 residential zones and could be limited to owner -occupied residences with other restrictions involving the building size, parking, character of the building, rental frequency, etc. He noted that the next action for advocates is convincing the City Council to bring this through the ordinance change process. He asked Chief Building Official Lease what staff is going to do with these cases in the interim. Chief Building Official Lease stated that, if complaints are received, they will be pursued but he noted the limited resources available. He stated that any case under appeal is stayed. Commr. Multari suggested that in the interim, outside of significant complaints, that this not be the highest priority. Commr. Riggs encouraged staff to be open-minded and not make any assumptions. Commr. Larson stated he does not support the motion. There were no further comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Stevenson to deny the appeal Planning Commission Minutes October 9, 2013 Page 5 the resolution stating "the Commission hereby denies the above -referenced appeal based on findings." AYES: Commrs. Draze, Malak, Multari, Riggs, and Stevenson NOES: Commr. Larson RECUSED: None ABSENT: Commr. Fowler The motion passed on a 5:1 vote. 2. 1635 Lizzie Court. GPI/ER 140-13: Review of Reservoir Canyon Natural Reserve Conservation Plan and proposed Mitigated Negative Declaration; C -OS zone; City of San Luis Obispo, applicant. (Continued from September 25, 2013, Planning Commission Meeting) (Bob Hill) Natural Resources Manager Bob Hill presented the staff report, recommending the Planning Commission review draft Reservoir Canyon Natural Reserve Conservation Plan and Initial Study, and recommend to the City Council that the Plan and a Mitigated Negative Declaration be adopted as presented, or as amended, based on findings and subject to conditions which he outlined. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Stevenson complimented Natural Resources Manager Hill on his work and asked when the loop trail will be completed. Natural Resources Manager Hill stated that funding would be requested in 2015-17 and that trails will be laid out by Staff with help from the California Conservation Corps and built by volunteers. Commr. Stevenson asked about the left turn from Reservoir Canyon Road onto 101 south. He noted that CalTrans is converting 101 into a freeway with no grade crossings which would mean the left turn may be eliminated. Natural Resources Manager Hill agreed left turns onto 101 are a hazard and that turning right and then left onto Stagecoach Road may also be eliminated. He stated that a longer-term solution may be a tunnel under 101 with parking on the west side. Commr. Malak commended the City for working closely with Cal Poly. He commended Natural Resources Manager Hill for his good work on this project. Commr. Draze suggested the following changes in the plan: 1) p. 15, 3.10 Scientific Research, first sentence, should be changed to add "manager' after "program." 2) p. 22, "years one and two specific tasks." He stated that there is no value in doing Planning Commission Minutes October 9, 2013 Page 6 estimates in years one and two when construction is several years away. He recommended moving this to years three to five. He stated that everyone involved did a great job and he appreciates the clear knowledge Natural Resources Manager Hill has demonstrated. He noted that he is supportive of this plan and other conservation efforts and that the open space ring around the City is coming to fruition. Commr. Riggs stated that Natural Resources Manager Hill should check with the City traffic engineer. There were no further comments made from the Commission. On motion by Commr. Stevenson. and seconded by Commr. Riggs, to approve the draft adopted as presented with the addition of a review of traffic issues.. AYES: Commrs. Draze, Larson, Malak, Multari, Riggs, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Fowler The motion passed on a 6:0 vote. 3. Staff a. Agenda Forecast: 1) October 23, 2013, meeting: Monterey Place property 2) No meeting on November 27, 2013 4. Commission: a. Commr. Stevenson will be absent on October 23, 2013. b. Commr. Draze will be absent on November 13, 2013. c. Commr. Stevenson announced that HeaISLO is sponsoring "Community Design: What does health have to do with it?" on October 18, 2013, at the Vets Hall. ADJOURNMENT: The meeting was adjourned at 8:12 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved b e Planning Commission on October 23, 2013. Ted Green Acting Supervising Administrative Assistant O SAN LUIS OBISPO PLANNING COMMISSION MINUTES October 23, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, Michael Multari, William Riggs, Vice - Chairperson John Larson, and Chairperson Michael Draze Absent: Commissioners Ronald Malak and Charles Stevenson Staff: Deputy Director of Community Development Doug Davidson, Deputy Director of Public Works Tim Bochum, Supervising Civil Engineer Hal Hannula, Associate Planner Brian Leveille, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of October 9, 2013, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Dave Hannings, SLO, stated that City residents should get more than two or three minutes to express their views about projects that impact them. He noted that non- residents get the same amount of time as residents and applicants get as much time as they need to present their projects. Bryan Ridley, SLO, presented information on the parklet that has been proposed in front of Bello Mundo Cafe at 980 Monterey Street. There were no further comments made from the public. PUBLIC HEARINGS: 1. 667 and 679 Monterey Street. U 43-11: Review of a mixed-use project with 23 residential units and 24,100 square feet of commercial space including a 12 -unit bed and breakfast inn and restaurant pad and review of Mitigated Negative Declaration; C -D -H zone: Michael Hodge, applicant. (Brian Leveille) Associate Planner Brian Leveille presented the staff report, recommending adoption of O the attached resolution (Attachment 11) which approves the use permit and recommends the Council grant final approval to the project, and adoption of the Planning Commission Minutes October 23, 2013 Page 2 Mitigated Negative Declaration of Environmental Impact based on findings and subject to conditions which he outlined. PUBLIC COMMENTS: Dave Hannings, SLO, stated he would like the project to be successful but has doubts about compatibility with the neighborhood in which all of the homes across the street are one-story. He stated that the buildings in the project are too tall and will dominate the street, that there are issues with the interface between the project and the Children's Museum, and that parking is inadequate, especially if the City closes off Monterey Street. He asked how circulation would work and how guests would approach the bed and breakfast inn. David Brodie, SLO, stated that he is concerned about this five -story project because it will obscure the view of San Luis Mountain and overwhelm the creek area. He stated that the mass and height will produce a cramped outdoor tunnel and that the sense of space that would be created with an extension of Mission Plaza would be lost forever. He noted that what makes the City special is its connection with nature and that private development should not compete with nor overwhelm a city's landmarks. Elizabeth Thyne, SLO, stated that this project is too massive for this location, that it will loom over the creek walkway, eliminating any sense of intimacy, and that it will overshadow and diminish surrounding properties. She noted that loading and delivery does not seem to be addressed and that clear passageways are important. She supported rethinking the project and moving it further back. Diane Duenow, SLO, stated that a physical model of the project should have been a requirement to show the impact of the project on the creek and the neighborhood. She noted that the City's design development guidelines for downtown state that new buildings should fit in with the existing scale of other buildings and should be limited to a maximum height of 35 feet. She asked that the project not be approved as designed. James Duenow, SLO, stated that if the Commissioners cared about the historic character of the City, they would not approve this project. Allan Cooper, SLO, stated that there should be some recognition that the downtown plan limits buildings to about three stories. He stated that the architect has shown disregard for the Children's Museum by not recognizing it in scale, color or material and that the museum or the project will end up looking out -of -place. He noted that the setbacks from the creek and the step backs on the upper floors are not as good as he had hoped. He stated that the fourth floor units are barely habitable for students with bedrooms facing onto a public walkway and windowless bathrooms, minimal space for the living areas and no decks. He suggested reducing the number of units to twenty and make the fourth floor units million -dollar properties. He noted that there should have been a physical model. Planning Commission Minutes October 23, 2013 Page 3 Dixie Cliff, SLO, stated she has lived in the City for 43 years and remembers the City considering the expansion of Mission Plaza with open, park -like areas. She stated that she envisioned the Art Museum and the Children's Museum being the bookends for this extension and noted that tall buildings, like those in this project, should not overpower public buildings designed to be focal points. Ursula Bishop, SLO, supported using the larger unit for affordable housing because it would attract a family. She noted that disabled access is unclear in the project and that, at one point, disabled parking was to be reserved in the parking lot of a nearby restaurant for the project. She requested that any music allowed not be amplified because it would be bounced down the street to a residential area. James Lopes, SLO, stated he has been a planner on the City Architectural Review Commission. He noted that Monterey Street has a unique character with buildings of low height and scale, in line with the downtown guidelines, and that Monterey is unlike the more commercial blocks of Higuera Street and Marsh Street. He stated that there has been very little attention to the guidelines which should be met, unless there is a good reason not to, and that any discussion should be based on the guidelines. He stated that the project needs to lose height and reduce the number of residential units. Susan Pyburn, SLO, supported statements made by other public speakers and stated that the project would be better suited to a city the size of San Francisco. She stated that the scale is overwhelming for the City, the museums, and the creek paseo. She supported making some of the units more expensive but not at the cost of the low income and affordable units. Ben Kulick, SLO, stated that he has seen a paseo design, like the one in this project, be successful. He noted that Staff takes a long time considering projects and that projects are carefully vetted. He stated that he thinks this project fits in well with the Children's Museum. He acknowledged that it is difficult to get comfortable with these changes in the City but that the projects are considered successful later. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Multari asked how it is possible to justify approving the building of commercial space that is 4-5 feet below the flood plain which subjects the project to greater flood risk. He noted that the Mitigated Negative Declaration states that flood problems are mitigated by compliance with the City's Waterways Management Plan. Supervising Civil Engineer Hannula stated, in response, that the City has not established a policy that differentiates between commercial/retail and parking and storage areas. He noted that it comes down to the cost of premiums for flood insurance for the applicant. Planning Commission Minutes October 23, 2013 Page 4 Commr. Riggs stated that he does not understand the need for the catwalks and asked if they were included to avoid building elevators. He stated that the catwalks compromise the paseo. In response to a question from Commr. Fowler, Associate Planner Brian Leveille stated that Staff looked at the downtown concept plan as an advisory document for this project. He also noted that there would be no specific loading area for the project but that deliveries would occur on the street at designated hours as in other parts of downtown. Commr Larson stated that the catwalks are designed to provide connectivity between residences in different buildings in the project and that he does not like the bridges, particularly the ones crossing over the paseo. He noted that while connectivity is important, the bridges are aesthetically detrimental. The project architect stated that the main reason the bridges are there is to provide a sense of community and connectivity but that they also provide multiple ways to get out of the buildings. Commr. Draze stated that he accepts the necessary utility of the bridges over the paseo but noted that the two lower bridges are solid, except for the top eighteen inches, which blocks light and allows debris and dust to collect. He stated that he would rather have the lower bridges open like the top bridge. Commr. Multari complimented Staff on their work for this project. He thanked the applicants who have been attentive to direction from the City. He noted that this project is a positive for the City because it is an in -fill project and that the taller, more intensely used buildings should be in the downtown. He noted that it also provides housing downtown, which will positively impact problems like graffiti, and provides pedestrian access which expands the creek walk by providing a way to get to the creek without going out on the streets. He noted that the closure of Monterey Street was not likely to happen and that prior discussions about that were really about the need to treat Monterey Street differently. He emphasized that change is difficult and that the planning and construction of the Marsh Street and Palm Street parking garages were marked by controversy and predictions of failure; however, the garages have been successful in bringing people downtown and onto the streets as pedestrians. He listed the height of buildings including the Crocker Building (52'), Tom's Toys (48'), the Silvagio Building (43'), and the new building at 734 Higuera where SLO Brew will locate (approx. 43'), and noted that, if you stand on the lower level of the creek walk and look across the creek to the 734 Higuera building, it is approximately like looking at the height of this project. He stated that the City should not be approving buildings unless they avoid the flood zone. He proposed the following changes to the Conditions: a. Add a new condition that reduces the number of stories from five to four with the entrance to the lowest floor no lower than existing grade or one foot above the flood zone. He noted that it would be up to the applicant to decide which floor to eliminate. He also noted that, if the developer wants to attract a restaurant Planning Commission Minutes October 23, 2013 Page 5 tenant, the ceiling of that space should be at least twelve feet and that eliminating one floor would allow for this. He stated that the northernmost section should be a maximum of two stories. He expressed concern about cars coming out of the parking area next to the Children's Museum and supported expanding that area to ten feet. b. Alter Condition 1 to completely prohibit nightclubs, bars, and taverns. c. Alter Condition 2 to allow ATMs. d. Alter the second sentence of Condition 4 to read "No commercial delivery vehicles or trucks may be left idling, and no amplified music or entertainment which exceeds the `ambient' level is permitted as defined by zoning ordinances." e. Remove Condition 16 and replace it with wording that says if the off-site parking is provided in a manner consistent with City regulations and subject to the Community Development Director's approval, the number of on-site parking spaces could be reduced accordingly. f. Add to Condition 26: "The paseo should be open between 7 a.m. and 11 p.m. and temporary closures would have to be approved to the satisfaction of the Public Works Director" g. Add to the second sentence in Condition 36: "The applicant shall confirm in writing....), Assistant City Attorney Andrea Visveshwara stated that nightclubs, bars, and taverns cannot be prohibited without an ordinance modification. Commr. Multari noted that some of the Findings are conclusory. He stated that Finding 9 needs further wording, something like "The project is compatible since it is an adaptive reuse project restoring a historic building and that overall height would be similar to buildings nearby." He stated that this addition would help explain the thinking of the Commission when this project goes to the City Council. Assistant City Attorney Visveshwara stated that the Commission should just be making a recommendation to the City Council about this project because, if the Commission gives the project final project approval, the Council might make changes that would be inconsistent with the Mitigated Negative Declaration. Deputy Community Development Director Davidson stated that this project is unusual since the use permit review involves review of the design and that it is difficult to fully separate the design from the compatibility determination. Commr. Draze stated that the Commission can give the project final approval and, if the Council makes changes that are inconsistent, then the Council can approve a new Mitigated Negative Declaration. He stated that he does not know why this project is different. Assistant City Attorney Visveshwara stated that the way the resolution is drafted, there is no use permit. Planning Commission Minutes October 23, 2013 Page 6 Commr. Draze responded that, in that case, there is something wrong with the resolution and that it must have the approval of the environmental document. Commr. Larson stated that he agreed with Commr. Draze. He noted that the issue of design going to the Council is a relatively recent concern or maybe just unique to this project. He supported a discussion of modifying the number of stories and agreed with much of what Commr. Multari said about looking at change and design but added that the neighborhood residents in attendance were concerned about looking at the project from across Monterey Street. He noted the need to figure out how to deal with the edge of the downtown and stated that he understood the comments of the neighborhood residents but that the modification of the corner of Building D may or may not help with those issues. He noted that when Condition 4 makes reference to no idling of trucks, it really means no more than five minutes of idling since diesel vehicles are typically limited to no more than five minutes by the Air Resources Board regulations. Commr. Draze stated that Condition 4 was more about preventing noise and not about pollution. Commr. Riggs thanked the public speakers for their respect at the podium and the applicants for their candor and honesty. He stated that this project is a positive for downtown and aligns with affordable housing needs. He noted the public's concern about the design and stated that the paseo should be good for pedestrians but that the bridges do not make for a good pedestrian environment. He also responded to Commissioner Multari's comments on flooding, and stated that it is not the role of the Commission to deal with the amount of risk the developer wants to take, assuming that they can get financing and that future residents can get loans. Commr. Fowler stated that he appreciates Commr. Multari's comments and that they set a direction for the discussion. He noted that he does not like the walkways because they cramp the paseo and that the paseo is a great addition to the community. He complimented the architect for responding to prior Commission comments. He stated that he likes the design and wants the project to go forward but does not care for the layout of the residential units although he likes the mechanical lifts for parking. He agreed with Commr. Riggs that it is not the Commission's job to dictate flood requirements or restaurant ceiling height. Commr. Draze stated that the mechanical lifts are interesting and that the City may use them for future public lots. He noted he would be mentioning only his exceptions to Commr. Multari's comments and stated that the driveway in question for sight distance is down the street from the entrance to the Children's Museum and that vehicles would not be backing out, so it is not a big issue. He supported using the two-bedroom unit for affordable housing because this unit lends itself more to moderate income level residents and noted that the City does not have enough housing for those who cannot qualify for market level payments. He stated that the flood issue should be dealt with by Public Works and the insurance companies. Planning Commission Minutes October 23, 2013 Page 7 Commr. Multari stated he would vote for approval with the elimination of one of the floors in buildings B and E to get those buildings out of the flood zone and the removal of one story on the building closest to the Children's Museum. He stated that he does not think the potential for flooding is just the concern of the developer and the insurance companies. He noted that when buildings are dug 4-5 feet below grade, they are exposed to flooding from even a 100-yearflood or a 20-50 year flood. On motion by Commr. Riggs to approve, seconded by Commr. Draze, 1. Condition 2 shall be altered to exclude ATMs from the prohibition on banks and financial institutions for land uses facing Monterey Street. 2. The designated affordable housing unit shall be a two-bedroom two -bath unit at the "moderate" level. 3. Replace Condition 16 to read "if the off-site parking is provided in a manner consistent with City regulations and subject to the Community Development Director's approval, the number of on-site parking spaces may be reduced accordingly." 4. In Condition 26, after the first sentence, add, "The paseo shall be open to the general public at a minimum between the hours of 7 a.m. and 11 p.m." and add "City Public Works Director" at the end of the last sentence. 5. Add a new condition reading "The northernmost section of Building D shall be a maximum of two stories and set back at least ten feet." 6. Add a new condition reading "The use permit approval is contingent upon the City Council's design approval pursuant to Ordinance No. 1514." 7. Section 3 of Ordinance, modify language to read: "The Planning Commission hereby approves a Mitigated Negative Declaration." 8. Modify Section 4. The Planning Commission hereby approves Use Permit 43-11 subject to the following conditions. 9. Modification for the Mitigated Negative Declaration, "The project will be required to have a finished floor elevation of at least one foot above the defined 100 -year flood elevation at the time, or for commercial buildings, by incorporating FEMA flood proofing measures to the satisfaction of the City Engineer. Remove language regarding stating buildings in the CBD can be built at present grade. AYES: Commrs. Draze, Fowler, Larson, and Riggs NOES: Commr. Multari RECUSED: None ABSENT: Commrs. Malak and Stevenson The motion passed on a 4:1 vote. 0 Planning Commission Minutes October 23, 2013 Page 8 COMMENT AND DISCUSSION: C. 2. Staff a. Agenda Forecast— Deputy Community Development Director Davidson 1) November 13, 2013, meeting: a change of use request for 3592 Sacramento Street. Other possible subjects: Bridge Street project, the Bob Jones Trail 2) TF-LUCE special meetings scheduled for December 12 and 16, 2013. 3) Commission meeting in December is on December 11, 2013. 3. Commission a. Commr. Draze will be absent November 13 and Commr. Riggs will be absent December 16, 2013. b. Discussion of letter from Sean McNabb. Deputy Community Development Director Davidson stated that final approval will not be given until the all outstanding issues are addressed at the property referenced in the letter. c. Commr. Draze noted that Commr. Stevenson would like the City of Santa Barbara staff, who gave a presentation to the Commission in the past, to return and report on how parking and density issues and affordable housing have been dealt with in Santa Barbara. The presentation of approximately one hour will be scheduled for early next year at a Commission meeting. ADJOURNMENT: The meeting was adjourned at 9:30 p.m. Respectfully submitted by, Diane Clement Recording Secretary :Z!= mission on December 12, 2013. Ted Green Acting Supervising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES November 13, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, Ronald Malak, Michael Multari, William Riggs, Charles Stevenson, and Vice -Chairperson John Larson Absent: Chairperson Michael Draze Staff: Deputy Community Development Director Doug Davidson, Assistant Planner Marcus Carloni, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Approval/amendment of the minutes of October 23, 2013, was continued. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 772 and 774 Palm Street.. AP -PC 131-13: Appeal of the Community Development Director's decision to approve a use permit for an elementary school; R -4-H zone; Tina Ballantyne, Old Mission School, applicant; Mark Anderson, appellant. (This appeal has been withdrawn) (Brian Leveille) PUBLIC COMMENTS: Michelle Gordon, SLO, stated that she is representing the local homeowners' association and lives directly across the street from the school. She stated that homeowners outside the 300 -foot notification area did not receive notice of meetings about this use permit change but they will be impacted by the increase in the number of cars parking and double parking to drop off and pick up students. She noted that this has always been a problem and now there will be 35 more cars for drop off and pick up and that students will be crossing Broad Street four times a day. She stated that resolution of the appeal actually exacerbated the problems for the neighborhood. She asked how the association can have its voice heard. There were no further comments made from the public. COMMISSION COMMENTS: Deputy Community Development Director Davidson stated that the ARC will be reviewing this next Monday night, and the decision of the ARC can be appealed to the Council. Planning Commission Minutes November 13, 2013 Page 2 Commr. Fowler stated that he understands the impact is more students attending the school. Deputy Community Development Director Davidson stated that the conditions were clarified but not modified. Commr. Stevenson stated that the Use Permit is in the purview of the Planning Commission and the Commission is deferring to the ARC which is where the City Council needs to be satisfied that it was in conformance and, if not, it needs to be brought back to the Commission. He noted that it sounds like there was substantial conformance so nothing can be done. Commr. Larson agreed with Commr. Stevenson. There were no further comments made from the Commission. 2. 3592 Sacramento Drive. MOD 150-13: Review of modification to existing master use permit and request to allow a religious facility with an automobile trip -reduction plan; M zone; Quaglino Properties, applicant. (Marcus Cariorn) Marcus Carloni, Assistant Planner, presented the staff report, recommending adoption of the Draft Resolution (Attachment 1) which grants final approval to the project, based on findings and subject to conditions which he outlined. PUBLIC COMMENTS: Applicant Matt Quaglino, SLO, stated that, when a list of uses for mixed-use projects is originally approved, inevitably some potential uses are not listed and future unforeseen uses evolve, necessitating modifications. He noted that the proposed religious facility use does not conflict with the other businesses on the site. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Multari asked why the hours of operation for the religious facility end at 7:30 p.m. Assistant Planner Carloni stated that closing time was based on information from the website of the religious group and that Staff wanted to keep this time as close as possible to the commercial closing time for the property which is 6 p.m. Commr. Multari stated that this seems very restrictive, and he would like to see it expanded. He also suggested the following changes: • Condition 2, second sentence: take out "generally' and reword the sentence to say "Group meetings of more than 12 during the week shall be limited to before 8 a.m. and after 5 p.m." He added that it should be made clear that these restrictions do not apply to meetings on Saturday or Sunday. Planning Commission Minutes November 13, 2013 Page 3 • Eliminate Condition 3. • Reword Condition 5 to state that the Community Development Director may review the Use Permit for possible referral to the Planning Commission because only the Commission can revoke a Use Permit. He also noted that wine tasting should require a Use Permit just like beer tasting. Commr. Riggs stated that he does not understand the logic in eliminating Condition 3. Commr. Multari responded that elimination of Condition 3 avoids having to say the City made a mistake and that the Use Permit must be revoked. He noted that there may be circumstances with enough ambiguity where a review is needed. Assistant Planner Carloni stated that Condition 3 contains standard wording applied to all parking permits but could be eliminated because it is covered by wording in Condition 5. Commr. Stevenson stated that he would like something in the conditions about the total number of parking spaces for the project to make the record clear. After a discussion of the number of spaces needed for the religious facility, he stated that when the Commission approves a religious facility, caution is necessary because one religious group may move out and another group, with different practices, may move in. Commr. Multari noted that the total membership of the religious group is not relevant to daytime use and that, once other businesses close, as many people as the group wants to come, can be accommodated. Commr. Fowler supported eliminating Condition 3 In a discussion about morning hours for the religious facility, Applicant Quaglino stated that the group would be doing meditation so there would be no noise and that the largest group would be about 40 people. Commr. Multari stated that the noise would come from cars arriving at 6 a.m., with car doors opening and closing. Commr. Stevenson stated that Condition 3 is not relevant because Condition 5 states that, if there is a parking problem, it will come to the Director or back to the Commission. Commr. Riggs stated that he agrees with the deletion of Condition 3 and also sees no problem with the hours for the religious facility. Commr. Stevenson agreed with Commr. Riggs about the hours. There were no further comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Stevenson to approve the Staff Planning Commission Minutes November 13, 2013 Page 4 2) Modifications to Condition.2 that would: a) delete the last phrase "to the satisfaction of the Community Development Director': and (Saturday & Sunday): and 4) Modifications to Condition 5, to state that "the Community Development Director may refer this Use Permit for review to the Planning Commission if the City receives substantiated written complaints...' . 5) Deletion of original Condition #3. AYES: Commrs. Fowler, Larson, Malak, Multari, Riggs, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 6:0 vote COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast Deputy Community Development Director Davidson 1) December 11, 2013, meeting: Airport Area Specific Plan Amendments 2) December 12 and December 16, 2013, meetings: LUCE b. November 21, 2013: LRMAC (Measure Y) public workshop 4. Commission a. Commr. Multari noted that there will be a great deal of material to cover during the two special meetings on the LUCE. b. Commr. Riggs thanked the Cal Poly students for coming to tonight's meeting. ADJOURNMENT: The meeting was adjourned at 7:03 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Planning Commission on December 11, 2013. Ted Green Acting Supervising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES December 11, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, Ronald Malak, Michael Multari, William Riggs, Vice -Chairperson John Larson, and Chairperson Michael Draze Absent: Commissioner Charles Stevenson Staff: Community Development Director Derek Johnson, Senior Planner Phil Dunsmore, Deputy Director of Public Works Tim Bochum, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as amended. The Staff Update was moved to just after approval of the minutes after which Commr. Draze recused himself due to ownership of property in the area of 276 Tank Farm Road. MINUTES: Minutes of November 13, 2013, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 276 Tank Farm Road. SPA 92-08: Review of amendments to the Airport Area Speck Plan as part of the Chevron Remediation and Development Project; Chevron Corporation, applicant. (Phi! Dunsmore) Senior Planner Phil Dunsmore presented the staff report, recommending review and comment on the draft amendments to the Airport Area Specific Plan and continuation of the item to a later date when the Final EIR, Annexation, Subdivision Map, Revised Public Facilities Financing Chapter, and Development Agreement for the project will also be considered. In response to questions from the Commissioners, Senior Planner Dunsmore explained that staff is working closely with the County in developing the final EIR and that there is ongoing work to determine the cost and responsibility of infrastructure improvements. He stated that if the area is annexed by the City, it would be served by City water and sewer services, and, if it remains in the County, groundwater would be used and the applicant would be responsible for onsite wastewater treatment facilities. He noted that roundabouts are more efficient for traffic circulation flow, safer for bicycles and pedestrians, and generally provide enhanced levels of service, especially with multi -lane roundabouts. Planning Commission Minutes December 11, 2013 Page 2 Commr. Malak stated he wanted to add language to City policy about energy consumption to include reference to active and passive solar design. He also expressed concern about bicycles and vehicles turning into driveways on Tank Farm Road. Senior Planner Dunsmore stated that there is always potential for conflict with driveways but that there will be few on Tank Farm Road and more on the collector roads in the project. Commr. Riggs asked about the transition between Class 1 and 2 bike paths. Senior Planner Dunsmore stated that this will be addressed when there is more development but that, if necessary, the City would help coordinate with adjacent property owners to avoid discontinuity in the network. In response to a question from Commr. Riggs, Deputy Director of Public Works Bochum explained that the number of lanes on Santa Fe and Tank Farm Road are determined by modeling that has clearly shown the need for four lanes on Tank Farm but is at the cusp between two and four lanes for Santa Fe. He noted that development in the project area will double and that there will be more information about the models with the EIR and the Land Use Element update. He requested to see the detail of traffic analysis in the next staff report. PUBLIC COMMENTS: Victor Montgomery, SLO, representing Chevron, thanked staff, especially Senior Planner Dunsmore, for working on and moving forward this complicated project that has been ongoing since 2008. He stated that Chevron is still in dialogue about improvements, all of which are linked to financing, and some things that will be discussed tonight are subject to change based on affordability. He requested that the Commission discuss and review the project but not endorse anything at this point. Commr. Fowler noted that Chevron bought this property with full knowledge that it is a contaminated site and that the check for that would be substantial. Mr. Montgomery stated Chevron also has huge projects going on in Avila and Guadalupe, and the Tank Farm property will be remediated but that development has a separate set of financial parameters. There were no further comments made from the public. COMMISSION COMMENTS: In response to questions from Commr. Multari, Senior Planner Dunsmore stated that staff is recommending both Class 1 and Class 2 bike paths as part of Phase One. Commr. Multari stated that he supports the bike paths over four lanes for Tank Farm Road if a choice had to be made. Commr. Riggs stated that roundabouts, especially multilane roundabouts, are dangerous for special needs and reduced vision individuals but somewhat effective for pedestrians and good for vehicles. He supported returning to the original language about this because it provided more flexibility. Planning Commission Minutes December 11, 2013 Page 3 Commr. Fowler stated that staff had made the case for roundabouts and he supported them. In response to Commr. Fowler's question concerning why language was struck in Attachment 2 about native grasses, Senior Planner Dunsmore explained that a more intense analysis resulted in a change in the number of plant species and birds which is covered in a less specific way in another section. He also explained that "leaked' on page 3-10 of Attachment 2 was deleted because there is no exact proof of leaking although there is a record of the tanks boiling over and that "City' was struck on page 4- 11 of Attachment 3 because the County, not the City, owns the airport. Commr. Larson asked why the "Significant and unavoidable (Class 1) impacts to Vemal Pool Fairy Shrimp" described on page ES -9 of Attachment 1 is not in the Class I Impacts table on page IST -2-1. Senior Planner Dunsmore stated this was originally a Class 1 impact but will be listed as Class 2. Commr. Larson asked if the City, County, and relevant resource agencies are satisfied that the wetlands expansion will not result in an excessive amount of bird strikes for air traffic. Senior Planner Dunsmore stated that originally a 2:1 replacement was required but that resource agencies are now satisfied with 1:1. He noted that the amount of wetlands required has been dramatically reduced. Commr. Larson stated that it would be useful to see a graphic that overlays the various safety zones around the airport at a subsequent hearing so the Commission can consider potential uses for the public facilities parcel that will be consistent with occupational densities in the airport plan. Deputy Director of Public Works Bochum stated that a major revision was coming for consistency. He stated that since most Commissioners were not at last Monday's workshop, Staff could present a scaled-down version of the workshop at a Commission hearing. He noted that members of the low vision community came to the workshop on Monday and that phased improvement of Tank Farm Road will mean starting with a two-lane road and single -lane roundabout. He stated that timing the improvement is important because problems result with cars going too fast when there is too much space in a multilane roundabout. Commr. Fowler asked about the bunch grass on the hill close to planned business development. Senior Planner Dunsmore explained that the bunch grass can be relocated and that the area is suited for development because it has a lower level of contamination, works well with the extension of Prado Road and is away from the airport safety zone. Commr. Malak asked about the difference in cost between building a four -lane Tank Farm Road in the first phase and building two lanes in the first phase and adding two lanes in four to ten years. Deputy Director of Public Works Bochum stated that there is always additional cost when doing things twice and that costs can increase over time with the estimate for the phasing costs on Tank Farm Road at about $5 million and Planning Commission Minutes December 11, 2013 Page 4 probably more like 60%. Commr. Malak supported building all four lanes in the first phase. Commr. Larson stated that he had no strong feeling about either two or four lanes for Tank Farm Road but that, while he is a strong supporter of building bicycle facilities, he did not want to sacrifice efficient movement of vehicles. He noted that there is a need to do both and he would like to see more information about facilities financing. Commr. Fowler asked how the three-year time period for restoration was established. Senior Planner Dunsmore stated that it was part of Chevron's plan. Community Development Director Johnson stated that staff has developed a "chunked" approach to this complex project and will come back with the draft EIR and then entitlements. He noted that there may be a need for an addendum based on how the project is shaped down the road. There were no further comments made from the Commission. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast 1) Meeting tomorrow will be about the Land Use Element update 2) Monday, December 16, 2013, meeting about the Circulation Element update 3) Meeting in January will address the Chevron project 3. Commission: Commr. Riggs stated he will be absent for tomorrow's meeting ADJOURNMENT: The meeting was adjourned at 7:11 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Planning Commission on January 8, 2014. 4ed Green Acting Supervising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES December 12, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, Ronald Malak, Michael Multari, Charles Stevenson, Vice -Chairperson John Larson, and Chairperson Michael Draze Absent: Commissioner William Riggs Staff: Community Development Director Derek Johnson, Deputy Community Development Director Kim Murry, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of October 23, 2013, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. City-wide. GPI 15-12: Land Use and Circulation Elements update. Review of Task Force draft of proposed updates to the Land Use Element of the General Plan. Project includes City-wide policy changes in addition to consideration of policy and potential future physical changes for areas including but not limited to Foothill between Chorro and Santa Rosa, upper Monterey Street, Sunset Drive-in area, Calle Joaquin auto sales area, Dalidio area, Los Osos Valley Road near Los Verdes, Pacific Beach School site, property southeast of Los Osos Valley Road near Highway 101, and Avila Ranch off of Buckley Road; City of San Luis Obispo, applicant. (Kim Murry) Community Development Deputy Director Kim Murry presented an overview of the more substantive changes recommended by the Task Force for the Land Use and Circulation Elements update (TF-LUCE) committee. She provided an overview of each chapter of the legislative draft of the Land Use Element and recommended the Planning Commission take public testimony and then provide input and recommendations for consideration by the City Council. PUBLIC COMMENTS: Stephen Hansen, SLO, expressed concern about noise from Upper Monterey and about the health of San Luis Creek if proposed language in the Land Use Element Update is adopted. Planning Commission Minutes December 12, 2013 Page 2 Debbie Farwell, SLO, stated that the Land Use Element goals assert the City should be a well balanced community concerned about quality of life but also talks about development and tourism. She noted that any density changes in the Upper Monterey area will impact her life on Palm Street and that the downtown is her "front yard" where she takes walks. She noted that tourism in California brings in over $55 billion annually and she is concerned about what will happen to her home. Robert A. Lucas, and Hana Novak, SLO, representing the San Luis Drive Neighborhood Association, presented a petition for the public record signed by over 90 residents stating their concerns and suggesting changes to the Land Use Element update in reference to the Upper Monterey area. They explained that the neighborhood association was started as a response to a 1987 City plan for a trail along the San Luis Creek through the backyards of some residents that resulted in Ordinance 1130, protecting the creek and prohibiting the trail. They noted that the neighborhood is active in protecting the neighborhood and that the association publishes a newsletter and holds frequent neighborhood events. They expressed concerns of light, glare, and noise from adjacent commercial uses. Dave Garth, SLO, formerly with the Chamber of Chamber, stated that balance is best for business and the environment. He stated that the creek is not as much of a buffer as one might think for the San Luis Drive neighborhood and that what happens on the other side of the creek impacts the neighborhood. He explained conditional use permits have been of limited use in dealing with the problems and restaurants have flaunted them. Rachel Kovesdi, SLO, representing the Dalidio Project, stated that the hotel management companies that she is in contact with about the Dalidio property have asked that the maximum number of hotel rooms be increased to 200 from the 150 listed in the draft. Stephen Peck, SLO, Mangano Homes, asked the Commission to revisit the issue of open space for the Avila Ranch area. He supported offsite mitigation for some of the required open space. Charlene Rosales, SLO Chamber of Commerce, stated that the Chamber supports increasing the height limits for buildings, increasing the availability and type of housing in the City, and the LUCE Task Force recommendations regarding the Airport Land Use Plan, including the findings of the City's aviation consultant. She indicated that the Chamber will have suggestions for tourism and economic development policies. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Multari noted that the Commissioners need to refer to the Land Use Map to examine the areas that have not been developed and those that are designated Rural Suburban and Residential Rural. He expressed that these might become areas of urban sprawl. Community Development Deputy Director Murry displayed the map and Planning Commission Minutes December 12, 2013 Page 3 indicated the areas around the Urban Reserve Line that already have been subdivided. Commr. Draze asked if the City will have input if the County rezones any of these areas. Community Development Deputy Director Murry stated the City is provided a referral from the County for any discretionary project that occurs within the Planning Area. She indicated that the General Plan should provide the policy basis on which to respond to any County proposals. Commr. Multari suggested adding a policy stating that the City does not support further subdivision in the City's sphere of influence area generally and in no case lots smaller than 20 acres. Commr. Larson stated that he shares the same concerns and recognizes that this is a very difficult issue. He noted that the intent of Table 2 is to recapitulate the higher County zoning designations and define the City's desire to have lower densities in areas that might affect the City's plans for a green belt. He stated that while the City needs to be able to evaluate anything that affects a green belt around the City, it would be better to recognize the City's goal and develop policies without being so detailed. He supported the inclusion of a general and consistent policy statement and a clear graphic representation about the City's sphere of influence, the City limits, the green belt concept, and LAFCO's policies and role. Commr. Stevenson stated that he agrees with Commr. Larson and thinks that Table 2 is not necessary. He noted that the County's policies about agricultural preservation are particularly strong, that the County honors the City's boundaries, and that any development that would come close to City boundaries would result in consultation with the City. He supported language stating the City's desire to preserve rural character of the area and the green belt. Commr. Multari stated that the Task Force struggled with this issue and the map was an attempt to acknowledge development and define the rest of the land as open space. Commr. Draze stated that there is a need to have some influence over lands that are close to, but not within, the City limits. He supported a statement that it is the City's desire to have no further subdivisions generally in these areas but in no case smaller than 20 acres. Commr. Stevenson stated language should refer to LAFCO's sphere of influence update, done every five years, which has provisions about how any proposals for land use changes would be handled between the City and County and is specific about general plan amendments. He suggested looking at language in Memorandums of Agreement the County has with other cities. Staff member Murry indicated the City has a Memorandum of Agreement with the County that provides for referrals and discusses how land use changes will be handled. The Commission proceeded through the legislative draft of the Land Use Element by chapter. Planning Commission Minutes December 12, 2013 Page 4 Growth Management: Commr. Fowler noted that 1.8.4 Design Standards eliminated the setback of 150 feet from public roads. He requested clarification of why this was done. Conservation and Development of Residential Neighborhoods P. 1-50 to 1-67 Commr. Draze asked Community Development Deputy Director Murry how the concerns of the San Luis Drive neighborhood about the Upper Monterey Area will be handled. He noted it is difficult to draw up something that would work for all neighborhoods. She replied that Upper Monterey area is specifically addressed in the Special Focus Area section and the element also contains policy language that deals with the interface of nonresidential and residential uses. Commr. Larson asked if the first paragraph of 2.3.1 Density Categories and the Residential Population Assumptions table on page 1-59 of the Land Use Task Force Review Version dated 10/16-2013 are related to airport land use possibilities. Community Development Deputy Director Murry stated that they are about linking population density assumptions to land use designations. Commercial and Industrial Development Policies. pp. 1-68 to 1-83 Commr. Multari suggested adding "southwest of Johnson" to the second New Program on page 1-83. This was accepted. Commr. Draze asked why the Task Force retained 3.5.4.3 Air & Water Quality when the note below it states that it is not required. Commr. Multari stated that this is "comfort language" designed to reassure the public. He noted that the Task Force knows it is not necessary. Community Development Director Johnson stated that there are about a dozen of these "comfort" statements in the Land Use Element Update. Commr. Fowler asked why there is no mention of hours in 5.7.6 Noise Control. Community Development Deputy Director Murry replied that the statement about hours is in the zoning code. He also asked about "more cohesion" in 3.5.7.7 Madonna Road Centers. She replied that this is about making connections between the centers rather than intensifying the uses in these areas. Commr. Multari explained that the Task Force included the third New Program on page 1-83 because emerging technologies and trends are bringing new types of commercial businesses that aren't currently addressed in the zoning regulations. Commr. Malak asked about how the City deals with issues of noise such as nearby residents hearing conversation from an outdoor restaurant patio. Community Development Director Johnson stated that the City has a Noise Element and zoning ordinances that deal with this. Downtown: pp. 1-84 to 1-95 Planning Commission Minutes December 12, 2013 Page 5 Commr. Stevenson asked if there was a program or anything else that deals with the statement in the last bullet of 4.0.1 Existing and New Dwellings on page 1-85. He stated this bullet point was probably not worth keeping. Commr. Draze stated that this falls in the "comfort" category. Community Development Deputy Director Murry stated that this is a policy direction that allows commercial core properties to serve as receiver sites if that possibility arises. Commr. Draze supported keeping it. Commr. Stevenson: stated it is worthwhile but basically useless and asked what kind of density would be supported if density was transferred. He noted that it has to have something that would incentivize it. He suggested linking it to a program for some connection to what is allowed. Commr. Larson stated that there is another reference transferring development credits in another area of the element and that an internal cross reference might be helpful. Commr. Draze stated, in reference to 4.0.7 Traffic in Residential Areas on page 1-89, that he is not certain he wants any streets made more difficult to get through. He noted that the Downtown is a grid and grids disperse traffic more evenly. He asked if this was discussed by the Task Force. Community Development Deputy Director Murry stated that the idea was to discourage cut -through traffic in residential areas. Commr. Draze stated that the emergency call boxes in the New Program on page 1-95 are not used where installed in the County because people use cell phones for emergencies. Community Development Director Johnson stated that staff will consider whether this is outdated technology. Community Development Deputy Director Murry stated that "will develop" will be replaced with "will consider" for this New Program. Airport Area D. 1-118 to 1-125 Commr. Multari stated that the Airport Compatibility Report was very informative and encouraged the Commission to review it. He explained that the Task Force was supportive of that effort but was concerned that they did not have enough information or legal counsel to understand any liability implications if the City Council were to use State law to override the Airport Land Use Commission on a 4/5ths vote. Community Development Director Johnson stated that the consultant can make a presentation to the Commission and explain the technical information and the liability issues. Commr. Larson asked about the receptivity of the Airport Land Use Commission and noted that. he is familiar with setting airport safety zones and with the need to alter those zones. Community Development Deputy Director Murry stated that the Airport Land Use Commission is currently in the process of updating their Land Use Plan and the City has provided information to them. Community Development Director Johnson stated that the City has hired a consultant and conducted an in-depth study of the safety zones and noise contours, and has come to different conclusions about the safety zones and noise contours. Special Focus Areas P. 1-126 to 1-146 Commr. Stevenson stated that 8.3.3.1 Foothill Boulevard/Santa Rosa Area is very difficult to read and understand. He suggested breaking this paragraph down into smaller sections with bullets. .Planning Commission Minutes December 12, 2013 Page 6 Commr. Draze stated that 8.3.3.2.1, which says the City will investigate adding the Upper Monterey area to the Downtown Parking District, suggests that another parking structure might be built. Commr. Multari stated that what is meant by Upper Monterey might need more differentiation. Commr. Draze stated he was satisfied with the language of this statement. Commr. Multari stated that the Commission needed to address whether to 1) include language from the San Luis Drive Neighborhood Association petition in 8.3.3.2, 2) raise the number of allowed hotel rooms to 200 in the Dalidio Specific Plan Area, 3) accept the Task Force's decision to not allow offsite mitigation for the Dalidio area, and 4) alter the amount of open space for Avila Ranch. 8.3.2.4 SP -2, Dalidio Specific Plan Area, p. 1-133 Commr. Draze stated he supported keeping the 50% open space provision but noted that with a project of this magnitude, a General Plan amendment may be needed later.. Community Development Director Johnson stated that if other performances, including the open space goal, can be achieved, flexibility on the number of hotel rooms could help with financing. Commr. Draze stated that he had no problem with 200 hotel rooms but that there are so many constraints, he doubts they would actually be able to build that many rooms. Commr. Stevenson stated he was concerned about no justification being presented and he would like to know if the request for 200 rooms has something to do with viability of a hotel project. Ms. Kovesdi, representing the Dalidio Project, stated that the hotel companies did not indicate that fewer rooms wouldn't be viable but that they have shared a 200 -room business model. Commr. Larson noted that a 150 - room hotel could be larger than a 200 -room hotel simply by design and that he accepts the increase, especially if it means holding firm on the 50% open space goal. Commr. Draze stated that he sees no big difference between 150 and 200 and that it will be studied in the EIR for impacts to water services, traffic, etc. The Commission agreed to the increase to 200 hotel rooms. 8.3.3.2 Upper Monterey, p. 1-139 Commr. Stevenson suggested adding "neighborhood preservation" to the preamble. Commr. Multari supported this addition. Commr. Draze stated that the reference to buffering from the creek area in point 4 should be retained and that there is no need to add language prohibiting any development in the creek because that is well covered elsewhere. Commr. Multari suggested adding "and, north of Califomia, prohibited on the creekside of the buildings" after "oriented toward Monterey Street" in point 4. Commr. Stevenson stated he does not support the statement about meeting rooms and conference facilities in point 6 because he sees no problem with a stand-alone conference center. Commr. Draze supported accepting the existing language. Commr. Multari suggested adding "would not be envisioned on the east side of Monterey north of Califomia." He stated this should not be excluded from the whole area but is not a Planning Commission Minutes December 12, 2013 Page 7 good idea north of California Street. Commr. Stevenson suggested adding language about prohibiting outdoor activities on the creek side for hotels. Commr. Multari suggested "and outdoor dining and other public activities shall be prohibited on the creekside of the buildings on Monterey." He stated that Ordinance 1130, created in 1989 in response to hotel development on one side of the creek that impacted residents on the other side, already has many of the protections requested by the San Luis Drive neighborhood, and that the question is whether it has been enforced. Community Development Director Johnson stated that staff plans to codify this as part of the annual ordinance update. Commr. Stevenson stated that it would be odd to include language like this in the General Plan because it is usually found in the zoning ordinance. Community Development Director Johnson noted that the neighborhood proposal is to expand the ordinance in terms of public review. Commr. Fowler stated there was no need to modify the language. Commr. Multari stated that, rather than being part of the policy, a program should be developed stating that the City will review and update Ordinance 1130 and involve the residents in doing so. Community Development Deputy Director Murry stated that this will be moved into a program. 8.3.2.6 SP -4 Avila Ranch Specific Plan Area, p.1-136 Commr. Draze stated that there is a valid argument for the request to change the open space requirements. Community Development Deputy Director Murry stated that Chevron would meet their open space requirements onsite and other development would meet it through payment of in -lieu fees. She noted that the Task Force draft allows up to one-third to be met with in -lieu fees and up to 30% could be eliminated if affordable housing was provided on-site. She stated it would be appropriate to clarify that the 30% could be pro -rated based on the amount of affordable units provided above inclusionary requirements. Commr. Multari suggested this addition to the language: "pro rata and above the normally required inclusionary standards." Community Development Deputy Director Murry asked if the language on pages 21-22 of the Transmittal Memo about the Madonna Inn property was acceptable. The Commissioners approved the language. Sustainability Community Development Deputy Director Murry summarized the policies and programs within the new chapter. Commissioners had no comments. Healthy Community, p. 1-150 Commr. Stevenson stated that he was pleased to see this included as it is a great start and covers important issues like walkability and access to local food. He noted that Heal SLO will help provide direction. In response to a question from Commr. Malak, Community Development Deputy Director Murry stated that 10.3.1 Neighborhood Access provides guidance for community garden and farmers market locations. She noted that the Task Force changed "ensure" to "to encourage" under a new program for communal gardens in multi -family residential developments. Planning Commission Minutes December 12, 2013 Page 8 Implementation, P. 1-151 Commr. Larson expressed concern that reference to the CEQA process has been removed from the language in 12.3.11 Environmental Review. He stated that the title should be changed to something like "Resources and Constraints Review." He stated that there might be confusion or some might think the City is ignoring environmental review when authorizing exemptions to projects. He noted that prior language was linked with CEQA. Community Development Deputy Director Murry stated that the Task Force discussed whether to reference CEQA, but, knowing there were changes ahead, they wanted to emphasize how the City does environmental review. Commr. Multari stated that there was quite a bit of discussion on this issue and that the Task Force concluded that they wanted the City to have environmental review even if CEQA was no longer in effect and they did not want to reference particular types of documents such as initial studies or mitigated negative declarations. Commr. Larson stated that the intent that comes across is the City's commitment to early and meaningful environmental review. Commr. Multari stated that the only problem with this is the extremely remote possibility that someone could present a legal argument against the City citing the language about the features to be examined if the list is not exhaustive. Commr. Larson noted that most people would not characterize a CEQA exemption as involving community input. Commr. Multari stated that he thinks the points raised by Commr. Larson should be considered. Community Development Director Johnson suggested adding language that says some projects may be exempted per state law or city procedures. Commr. Draze stated that the purpose of the environmental review process is to give the community leaders plenty of knowledge to maintain a good quality of life for City residents. Commr. Larson stated that the clear intent is to make sure that the list of features will be examined, although not necessarily in a detailed way, when a project is considered in order to keep a high quality environment. He noted that this could easily be done for a small project.. He stated that his discomfort is with using the title "Environment Review." Commr. Stevenson suggested using a lower case title: "The City's environmental review." Commr. Draze stated that he supported including the language suggested by Community Development Director Johnson. The Commission agreed to do this. 12.3.12 Communication, p. 1-154 Commr. Draze stated that the language should state that the General Plan is the basis of everything the City does. Commr. Multari suggested this change: "are consistent with the goals and policies." Commr. Stevenson asked for clarification of what prompted the inclusion of this section. Community Development Director Johnson stated that the intent is to have some basis for staff to know that the reference point is the General Plan. It was noted that communications with other agencies could be constrained by the reworded policy because not all City staff to know all of the General Plan. Commr. Multari suggested this language: "City positions communicated to other agencies shall be consistent with the goals and policies of the General Plan." Commr. Stevenson Planning Commission Minutes December 12, 2013 Page 9 stated it would be valuable if all department heads and senior staff were aware of this. He supported moving this section to the preamble to the General Plan. Community Development Director Johnson supported using Commr. Multari's language and leaving it in Implementation. On motion by Commr. Stevenson, and seconded by Commr. Larson, to continue the review of the TF-LUCE recommended changes to the Land Use Element and the Resolution until 6 P.m., Monday, December 16, 2013. AYES: Commrs. Draze, Fowler, Larson, Malak, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Riggs The motion passed on a 6:0 vote. There were no further comments made from the Commission. COMMENT AND DISCUSSION: Staff a. Agenda Forecast 1) Next meeting Monday, December 16, 2013 2) January 8, 2014 --scoping meeting for the Land Use and Circulation Elements update and application for 1050 Osos Street 3) January 22, 2014 --Airport Area Specific plan and 2885 S. Higuera appeal of a Use Permit denial 2. Commission: Commr. Draze announced he will recuse himself for the January 22, 2014, meeting on the Airport Area Specific Plan. ADJOURNMENT: The meeting was adjourned at 9:17 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved the Planning Commission on January 8, 2014. Ted Green Acting Supervising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES December 16, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, Ronald Malak, Michael Multari, William Riggs, Charles Stevenson, Vice -Chairperson John Larson, and Chairperson Michael Draze Absent: None Staff: Community Development Director Derek Johnson, Community Development Deputy Director Kim Murry, Public Works Deputy Director Tim Bochum, Principal Transportation Planner Peggy Mandeville, and Recording Secretary Diane Clement Other: Jim Damkowitch, Principal Planner, Kittelson and Associates, Inc. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. Land Use Element - Continued Hearing PUBLIC COMMENTS: Bob Lucas, SLO, expressed concern that permitting a standalone conference center will become the rationale for more development on upper Monterey Street including more and larger hotels, restaurants and shops. He stated that this is what can happen when the City's building code comes up against pressure from developers. COMMISSION COMMENTS: Commr. Multari noted that the Commission did not consider the status of the Cal Poly parcels, the Bella Montana development and the Cal Fire property at the last meeting. Community Development Deputy Director Murry stated that the Task Force recommended the Cal Fire parcel be zoned as a special planning area and the Bella Montana condos be designated as Medium High Density Residential. On motion by Commr. Riggs, and seconded by Commr. Malak to approve the Task Force zoning recommendations for the Cal Fire and Bella Montana properties AYES: Commrs. Draze, Fowler, Larson, Malak, Multari, Riggs, and Stevenson Planning Commission Minutes December 16, 2013 Page 2 NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. Commr. Multari reminded the Commission that a letter was received from Debbie Farwell that was not discussed at the last meeting. He asked if the Commissioners felt that the changes made to the Upper Monterey planning area in response to the San Luis Drive neighborhood petition probably covered her concerns. Chair Draze stated that developing a stand-alone conference center in the Upper Monterey area will be difficult due to lack of undeveloped land. Commr. Larson noted that there was once a stand-alone conference center in the City but it was not successful. Community Development Director Johnson stated that the business model today for conference centers is that they are part of a hotel facility. Community Development Deputy Director Murry stated that the policy language supports conference facilities rather than a stand-alone conference center for both Upper Monterey and the CalTrans site. Commr. Multari supported adding a sentence to the policy and noted that the likelihood of one being built is very remote. Commr. Larson suggested adding this sentence at end of policy 6 in 8.3.3.2 on page 1-139: "No stand- alone conference center is envisioned." On motion by Commr. Larson, and seconded by Commr. Multari, to add "No stand- alone conference center is envisioned." to the end of 8.3.3.2.6. AYES: Commrs. Draze, Fowler, Larson, Malak, Multari, Riggs, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. Commr. Multari recused himself for discussion of the Luneta Drive area. Commr. Draze explained that this area is close to Commr. Multari's home. On motion by Vice -Chair Larson, and seconded by Commr. Riggs, to approve the Language as proposed by the Task Force on policy L of 6.2.7 Hillside Planning Areas. AYES: Commrs. Draze, Fowler, Larson, Malak, Riggs, and Stevenson NOES: None RECUSED: Commr. Multari ABSENT: None The motion passed on a 6:0 vote. Planning Commission Minutes December 16, 2013 Page 3 AYES: Commrs. Draze, Fowler, Larson, Malak, Multari, Riggs, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. Vice -Chair Larson stated that while he supports the motion to approve the resolution, he finds the Introduction and Background sections of the draft Land Use Element to be weak: some of the philosophical language, the historical recapitulation, and the attempt to identify core community values based on comparisons of the 1988 and 2012 surveys does not seem to flow well and is difficult to read. He stated he is uncomfortable with this section of the draft element and suggests that between now and the end of the process, staff and the consultant team "tighten up" the language. Chair Draze noted that approving the resolution does not affect the EIR. Commr. Multari suggested a motion that -states the introduction and goals do not affect the EIR. A motion was proposed by Vice -Chair Larson, and seconded by Commr. Fowler, to direct staff to simplify the language in the Introduction, the Background Review, and the statement of Community Values on return of the Land Use Element for final consideration and, furthermore, to state that the Planning Commission understands that none of that language affects the Environmental Impact Report. Commr. Malak stated that he wanted to modify the motion to identify what is meant by "simplify." Vice -Chair Larson responded that, in reading those sections of the Land Use Element, he found redundancies and contradictions, and some statements that were interpreted as reflecting core community values. He stated that the entire front section should be edited for consistency to remove contradictions and to communicate more clearly. He noted that parts pertaining to the update in 1994 were chopped and rearranged and that it appeared to be written by committee. Commr. Multari agreed with Commr. Larson's sentiment and stated that it was written by committee, but rather than directing staff to deal with the language, he proposed a friendly amendment: "The Planning Commission acknowledges that the Introduction and Background language was not reviewed in depth but that this section does not affect the environmental review, the Commission wants to forward the draft element to the Council, with the understanding that this section will be reviewed and edited in the future." This was accepted by Commr. Larson and Commr. Fowler. On motion by Vice -Chair Larson, and seconded by Commr. Fowler that the Planning that this section will be reviewed and edited in the future Planning Commission Minutes December 16, 2013 Page 4 AYES: Commrs. Draze, Fowler, Larson, Malak, Multari, Riggs, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. There were no further comments made from the Commission. 2. City-wide. GPI/ER 15-12: Land Use and Circulation Elements update. Review of Task Force draft of proposed updates to the Circulation Element of the General Plan. Project includes introduction of Multi -Modal level of service policies in addition to updates and changes to city-wide circulation policies; City of San Luis Obispo, applicant. (Kim Murry) Principal Transportation Planner Peggy Mandeville presented the staff report, recommending the Commission review the TF-LUCE recommended changes to the Circulation Element and provide input and recommendations for consideration by the City Council. Commr. Multari thanked Eric Meyer for chairing the Task Force and moving it through a process that was not easy. He noted that the Circulation Element was delivered to the Task Force ahead of the Land Use Element and the document was in much rougher shape when the Task Force reviewed it. In addition, some of the concepts were much more technical. He noted that the Circulation Element garnered more public input than the Land Use Element. Vice -Chair Larson added his appreciation for the Task Force's work and Mr. Meyer's role as chairperson. PUBLIC COMMENTS: Dan Rivoire, San Luis Obispo County Bicycle Coalition, stated that the Coalition supports approving the multimodal goals and the proportional funding of bike infrastructure. He stated that community members are ecstatic about this and asked that his written comments be read into the record. Lea Brooks, SLO thanked the Task Force for its work and supported the 20% mode share for bikes and the movement away from a car -centric focus to one that supports all modes. Myron Amerine, SLO, also strongly supported the bike mode share and the matching of mode share with funding. He noted that in many communities, starting right after World War II, planning has made streets bicycle and pedestrian -proof and there is a need to change that. He stated that this is a chance to reverse 50 years of bad planning. Anne Wyatt, SLO, thanked Commr. Multari, Chairperson Meyer and the rest of the Task Force. She supported the multimodal goals and associated funding. She stated that the hard work of taking biking seriously as a mode of transportation is still ahead and Planning Commission Minutes December 16, 2013 Page 5 she emphasized that the roads need to be shared and funds are needed to improve the bike infrastructure for safety. Eric Meyer, chairperson of the LUCE Task Force, stated he reviewed many general plans and found most boring but a few are good and innovative. He noted that in this General Plan, one truly outstanding and unique feature is that the Task Force decided to allocate funding based on the desired mode share goals and that, based on this new funding idea, it becomes possible to build the infrastructure in a reasonable amount of time. He stated that discussion should continue on exactly what the numbers should be and that carpooling and public transit numbers should perhaps be broken out rather than lumped together under "other modes'. Jim DeCecco, Pismo Beach, also supported the mode share goals and funding. He noted that he and his family often come to San Luis Obispo by bike to shops and restaurants. Chair Draze emphasized that the Commission welcomes testimony from anyone, not just San Luis Obispo residents, and that everyone has a right to express their opinions. There were no further comments madefrom the public. COMMISSION COMMENTS: Chair Draze stated that the 2035 objectives for mode split are reasonable but that he has questions about the funding. Commr. Riggs noted that it is critical to establish the mode split goals in order to talk about specific policies. Vice -Chair Larson stated that he likes the 20% modal split goal for bicycling but he does not understand how the funding works and what the ramifications would be. Commr. Multari explained that the Task Force had questions about how to implement and labored over the language in the program regarding Transportation Funding. He stated that the General Plan should not contain the details regarding funding implementation but that the program directs staff to develop funding policies and bring them back to the Commission and the City Council. He noted that restrictions in the use of different funding sources could skew a single year's funding plan or instances where emergencies occur where funds would be needed to deal with something urgent. He noted that the Task Force tried to develop a program that could be used for budgeting and the Capital Improvement Program (CIP). He also stated that, from the perspective of the Commission, the proposed CIP is reviewed by the Planning Commission every two years for a finding of consistency with the General Plan. Chair Draze stated that since some infrastructure is very expensive, such as an overpass, and that the Council and Caltrans have to make decisions on these costs, he questions the feasibility of assigning 20% of transportation funding to meet the bike goals. Commr. Multari noted that there was general Task Force support for the policies and programs but the percentage splits were debated more closely. Commr. Fowler asked Planning Commission Minutes December 16, 2013 Page 6 if there should be reference to Measure Y as a source of CIP funding. Principal Transportation Planner Mandeville replied that the City Council took out specific reference to Measure Y in the Bicycle Transportation Plan because the measure is due to expire next year but that the current Measure Y funds are being used for bicycle funding as part of addressing traffic congestion. 1 Introduction Vice -Chair Larson reiterated his support for the 20% bicycle mode share but noted that in the listing of Transportation Goals in 1.5 Goals and Objectives, much of the language is repeated from the current Circulation Element. He stated that of the nine goals, there were four that specifically addressed non -motor vehicle items, four that addressed all forms of transportation, and only one (#4) that addressed motor vehicle traffic but is worded with a distinctly negative connotation. He supported rewording goal #4 to delete the word "only". Commr. Multari agreed that the word does change the meaning and supported deleting it and including "If there is a demonstrated need, widening and extending streets will be done." Commr. Riggs stated that he did not read any hostility toward any mode in Section 1.5 Goals and Objectives. He stated that what he noted in the goals was an emphasis on mobility and that tonight's public speakers all talked about the deference toward vehicles that has existed for a long time. He added that he thinks the nine goals are holistic. Commr. Fowler agreed with Commr. Multari as to "only." Chair Draze stated he was more comfortable leaving it in. Vice -Chair Larson explained that he supports implementation of the goals but does not want to lose sight of the importance of moving goods and people. No action was taken to reword the goal. 2 Traffic Reduction: Commr. Fowler asked if the Task Force talked about affordable housing in close proximity to services as a means to achieve trip reduction. Community Development Director Johnson stated that this is covered in the Land Use Element under the concept of Complete Neighborhoods. Commr. Multari and Task Force Chairperson Meyer agreed that this was not explicitly discussed by the Task Force. 3 Transit Service: Commr. Riggs expressed concern transit funding fare box ratios could force a continuing reduction in service. He stated that he hoped this would not result in a setup for failure with an unsustainable goal. He also noted that there are no goals for service standards. Principal Transportation Planner Mandeville stated that riders have to pay at least 20% of the cost of the service and that there is a need to look for ways to get more people to take the bus. Commr. Riggs stated that the problem of financial pressure and the need to increase ridership needs to be acknowledged. He supported having no more than 30 -minute off-peak and 20 -minute peak headways. Principal Transportation Planner Mandeville indicated that service provision is described in the Short Range Transit Plan. Chair Draze asked if the Short Term Transit Plan should be referenced. Commr. Multari suggested stating that the City is going to adopt service standards in Planning Commission Minutes December 16, 2013 Page 7 the Short Range Transit Plan rather than including service standards in the element. Commr. Stevenson suggested including transit funding limitations in the Appendix and referencing it in 3.1.1 Transit Plans because appendices can be changed without a General Plan amendment. This was accepted by the Commission. Commr. Malak stated he would like to add a program to 3.1 Programs to evaluate the feasibility of a shuttle system among shopping centers and the Downtown. Chair Draze supported this and Community Development Director Johnson stated it could be a new program under 3.1.7. Commr. Fowler asked what groups would be targeted to increase public transit ridership so that the 2035 goal could be met. Principal Transportation Planner Mandeville stated that "and other interested groups" could be added to 3.1.2 Transit Passes. 4 Bicycle Transportation Principal Transportation Planner Mandeville provided corrections to the legislative draft Commr. Multari stated that these were preliminary concepts were replaced by the proposed transportation funding policy and program. Vice -Chair Larson noted that the language used in the first sentence of 4.0.4 New Development is a good example for policy statements. Commr. Riggs stated that he likes the way 4.1.4 Campus Master Plan is more assertive and thanked the Task Force for this language. Commr. Fowler suggested adding "and educate" to 4.1.1 Incentives which was accepted by the Commission. He noted that there is no date for attaining a gold level designation in 4.1.7. Principal Transportation Planner Mandeville stated that this is reviewed approximately every five years and the City was recently renewed at the silver award level. Commr. Riggs recommended not adding a date. 5 Walking Principal Transportation Planner Mandeville stated that 5.0.7 Sidewalks generated much discussion about sidewalk design and installation at Task Force meetings. Vice -Chair Larson reiterated his commendation of policy language like that in 5.0.3 New Development. Commr. Fowler suggested adding "and promote" to 5.0.1 Promote Walking. Commr. Riggs suggested that a combined pedestrian and bicycle plan be considered. Chair Draze stated that the downtown is quite different from the rest of the City because bikes and pedestrians do not share space. Consultant Damkowitch stated that there is a difference in design for pedestrians and bicycles. Commr. Riggs stated that he disagreed with Mr. Damkowitch. Commr. Multari suggested a new program to consider the benefits and costs of a combined city-wide bicycle and pedestrian plan. Commr. Planning Commission Minutes December 16, 2013 Page 8 Stevenson stated that it might be better to analyze the issues relative to connectivity rather than as a citywide plan so as to focus on getting people to shopping and other destinations. Commr. Multari suggested the program in 5.1.2 does this when it references a "continuous and connected pedestrian network." Commr. Stevenson stated that, while vague, this does have the word "connected" but that he wants to focus on and how people in residential multifamily get to work and shopping without driving a car. Vice -Chair Larson noted that 4.1.2 and 5.1.1 should, at minimum, be coordinated, or at least acknowledge each other. He stated that reference to coordination could be in 4.1.2 and that staff could develop the language. Community Development Director Johnson proposed "The City shall consider the benefits and costs of consolidating a pedestrian and bicycle plan." Commr. Riggs stated that he sees this as an opportunity to reframe these modes to be more equal in importance. 6 Multi -modal Circulation Principal Transportation Planner Mandeville stated that considering all modes rather than just vehicle LOS is new. Vice -Chair Larson asked for an explanation of "further degradation" in 6.0.D Defining Significant Circulation Impact. Consultant Damkowitch stated that degradation is based on a score representing degrees within each LOS and that there could be a significant impact even if the degradation does not change the LOS. Vice -Chair Larson stated that in the CEQA process, it could be argued that this kind of impact is not a substantial change. Chair Draze and Mr. Damkowitch agreed. Commr. Riggs asked about the meaning of improved crossings in 6.0.E.a Mitigation, Pedestrian. Consultant Damkowitch stated that the intent is to simply show the broader range of choices available for mitigation and that the improvements listed are for illustrative purposes. He noted that when LOS is only about vehicles, you get mitigations only about cars. Community Development Director Johnson agreed that the examples are not meant to be exhaustive. Commr. Riggs asked why language about reducing intersection crossing distance is not also in the Pedestrian paragraph. Mr. Damkowitch stated that this could clearly be added there. Consultant Damkowitch noted that the 2010 Highway Capacity Manual was the first to embrace multimodal service. He stated that some cities are including these in their plans but most are shying away from establishing standards. He noted that what SLO is doing is impressive and will put.the City ahead of the curve. 7 Traffic Management Vice -Chair Larson stated that he appreciates Commr. Multari's prior comments on 7.1.9 Transportation Funding. He noted that this very important paragraph took a great effort and captures much of the direction needed. He stated that the language he praised in prior sections should serve as a model for a new policy regarding vehicular traffic. He noted that in Types of Streets, 7.2 Design Standards, the language is very passive and does not indicate who will be responsible. He stated that subdivision developments have been brought back to the Commission for relief from these things due to passive Planning Commission Minutes December 16, 2013 Page 9 language. He supported a policy clearly stating that new development will provide necessary circulation improvements. Vice -Chair Larson proposed a motion stating that new development shall be responsible for road improvements. Chair Draze noted that 7.2 Design Standards is about all roads, not just those in new development. Commr. Multari stated that 7.2 is about what the City will do but agreed with the idea of requiring new development to be responsible for infrastructure. Vice -Chair Larson stated that his concern is about implementing the General Plan where appropriate and, in his opinion, it is a deficiency in the Circulation Element not to carry and recognize that typical, standard, and reasonable requirement. He clarified that he is not suggesting that he would like to build roads everywhere in the City. Commr. Stevenson stated that a statement could be added to the beginning of the Circulation Element. Community Development Director Johnson stated that Chapter 9 would be the appropriate place and most of the Commission agreed. Vice -Chair Larson withdrew his motion. Air Transportation: The Commission agreed to Vice -Chair Larson's suggestion to move "as well as protecting and improving circulation and public transit access to the airport" from the deleted 11.0.1 County Airport to the end of 11.0.2 Airport Land Use Compatibility Plan. Vice -Chair Larson supported renaming 11.0.2 Airport Land Use Compatibility Plan to avoid confusion with the Airport Commission's plan. Community Development Deputy Director Murry suggested "Airport Land Use Compatibility Strategies" but subsequently, the Commission agreed to strike 11.0.2 entirely in addition to previous policy 11.0.1, 11.0.3, 11.0.4, and 11.1.4 because they are covered under the Land Use Element. Commr: Fowler stated that the word "additional' in 11.1.3 is not needed. The Commission agreed. Commr. Malak asked for a history of why there is no public transit to the airport. Principal Transportation Planner Mandeville stated that it did exist but did not have many riders because most people wanted transportation at times that transit does not run. She stated that extending service to businesses near the airport, including stops at the airport, is now being considered. She added that there is Ride On service for a small cost. 14 Neighborhood Parking Management Chair Draze stated that 13.1.4 Parking Structures should refer to "public parking structures." Neighborhood Parking Management, p. 60 Principal Transportation Planner Mandeville stated that New Policy #2 under 14.0.1 Residential Parking Spaces could be renamed "Residential Parking Program" so that it is clear it is not referring to a benefits district. Planning Commission Minutes December 16, 2013 Page 10 Commr. Riggs supported thinking of this district as a finance district to fund neighborhood improvements. Commr. Multari suggested adding a sentence saying "This is not a finance district." because, if the City is considering finance districts, it should be done in a transparent manner. Commr. Riggs stated that he wants to make that proposal. Commr. Multari suggested the Commission add a program to study the feasibility of establishing financing districts. He noted that at some future time, City residents may support this approach in order to make improvements to their neighborhoods. Community Development Director Johnson stated that the program Commr. Multari suggested could be a new program in 14.1. He noted that property owners would have the ultimate vote on this. Commr. Fowler and Commr. Malak supported looking into the feasibility of finance districts. Commr. Multari stated that some neighborhoods might be interested if it finances lighting, landscaping and traffic calming. Commr. Riggs stated that typically the user funds this via meters but that there are multiple ways to do it. Commr. Multari stated that the City is not going to meter residential streets. Public Works Deputy Director Bochum stated that a couple of cities have allowed meters in residential areas and that, in exchange for allowing public parking on their streets, the neighborhood gets a large share of the revenue for improvements. He stated it was investigated here once but got a resounding "no" from the public. He noted that it may make some sense near Cal Poly but probably would not be supported at a city-wide scale. The Commission opted to add a program, "The City will investigate the feasibility and desirability of establishing parking financing districts." 15 Scenic Roadways Principal Transportation Planner Mandeville recommended keeping existing language in 15.1.4 Billboards due to current litigation. Council consideration to be considered through the EIR process (GPI 15-12) AYES: Commrs. Draze, Fowler, Larson, Malak, Multari, Riggs, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast: January 8, 2014, scoping meeting for EIR for LUCE and a request for alcohol sales at 1060 Osos Street. b. Agenda Forecast: January 22, 2014 Airport Area Specific Plan and an appeal of use permit conditions at 2885 S. Higuera Street.