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Home My WebLink About08-10-2016 PC Minutes.�W Minutes l PLANNING COMMISSION Wednesday, August 10, 2016 Regular Meeting of the Planning Commission CALL TO ORDER A Regular Meeting of the Planning Commission was called to order on Wednesday, August 10th, 2016 at 6:00 p.m. in the City Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Chair Stevenson. ROLL CALL Present: Commissioners Hemalata Dandekar, John Larson, Ronald Malak, Vice Chair John Fowler, and Chairperson Charles Stevenson Absent: Commissioner Daniel Knight Staff: Community Development Deputy Director Doug Davidson, Assistant Planner Kyle Bell, Assistant City Attorney Jon Ansolabehere, and Recording Secretary Brad T. Opstad PLEDGE OF ALLEGIANCE Chair Stevenson led the Pledge of Allegiance. CONSIDERATION OF MINUTES The Commission considered the three (3) sets of Planning Commission Minutes from April 27, May 11 & May 25, 2016. Amendment: Page 3, May 11, following the Resolution approval vote, to read "Chair men Stevenson called for short recess. " UPON MOTION BY COMMISSIONER LARSON, SECONDED BY COMMISSIONER MALAK, the Planning Commission Minutes of April 27, May 11 and May 25, 2016 were approved as amended on the following 5:0:0:1 vote: AYES: Larson, Malak, Dandekar, Dandekar, Fowler, Stevenson NOES: None ABSTAIN: None ABSENT: Knight PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA Eric Meyer, San Luis Obispo, spoke about the Study Session, Agenda Item #2, Zoning Regulations Update in advance due to a scheduling conflict later in evening; urged the Commission to proactively consider residential zoning and, in particular, Class 4 of affordable housing, during the scope of their work review. Jim Thompson and Louise Justice, San Luis Obispo, shared their varying concerns pertaining to the Short Range Transit Plan (SRTP). Deputy Director Davidson reminded the Commission, for the benefit of the last two Public commenters, that the SRTP is scheduled for the August 24, 2016 Planning Commission Agenda. PUBLIC HEARING 2950 Bread Street. PDEV-3310-2016: Request to amend the existing Planned Development Master List of Allowable Uses to include additional uses; also includes a request to obtain a shared/mixed-use parking reduction of 30% for the existing development, with an exemption from environmental review; C -S -PD zone; 3030, Inc. applicant. Assistant Planner Bell provided a presentation of the staff report. Emily Ewer, Applicant Representative from Oasis Associates, Inc., provided a brief history of the commercial center and discussed the proposal to update the Planned Development Zoning Ordinance. Carol Florence, Principal of Oasis Associates, discussed the managing of a vibrant commercial center synergistically via a mixed-use parking reduction. PUBLIC COMMENT Sandra Rowley, San Luis Obispo, voiced opinion that requests for parking reductions in City has become much too commonplace and the problem of shifting vehicles elsewhere and impacting these other areas negatively has exacerbated. Carolyn Smith, San Luis Obispo, indicated that a 10% parking reduction would not be as upsetting as the proposed 30% in a commercial center, noting that existing businesses are already busy during the day and medical offices would only coincide. COMMISSION DISCUSSION In response to Commissioner Malak's inquiry, Applicant Representative Ewer indicated that there is no intention for the project to reconfigure buildings or re -stripe the parking lot and that the application of a reduction would be within parking requirements as opposed to a physical change to the 148 spaces already provided. Chair Stevenson pointed out that this information could possibly clear up the confusion found in the Agenda Correspondence received by Commission. Planning Commission Minutes of August 10th, 2016 Page 2 Chair Stevenson shared his concerns with Planned Development, namely that a.) The resolution allowing medical offices references a 21 -year old Mitigated Negative Declaration (MitNegDec) that is not consistent with its project description; b.) Substantial changes in Broad Street traffic patterns should be regarded freshly; and c.) Considerable competitive conflict exists for center left turn movements in and out of properties on Broad between Orcutt and Stoneridge. Chair Stevenson, suggested a discretionary review on future medical uses for the site, followed by an updated environmental determination. Alternatively, Deputy Director Davidson offered that the SOBRO had a more programmatic 2014 Environmental Impact Report certified with its development. Applicant Representative Florence shared research on a 2004 Environmental Review for change toward incorporating medical Uses in C -S zones and located on commercial connectors. Deputy Director Davidson indicated support for the recommendation and to maintain resolution at an administrative use for medical offices as it is now in SOBRO, then routed for a Use Permit and to the Public Works Department in conducting the proper Environmental Review. Assistant City Attorney Ansolabehere recommended modifying the environmental section to specifically reference the 2014 LUCE Environmental Impact Report which would then impose a discretionary review component. Vice -Chair Fowler stated his supposition that if medical services in particular do not trigger anything decidedly different from other uses on site, he remains inclined to move project forward. Chair Stevenson argued that the project, in asking for a new entitlement, is an opportunity for the City to more deeply examine the request, and perhaps gain an updated Mitigated Negative Declaration, namely by looking at traffic conditions to reduce impacts. ACTION: UPON MOTION BY VICE -CHAIR FOWLER, SECONDED BY COMMISSIONER DANDEKAR, the Planning Commission approved Amendment to the BrickYard Planned Development Master List of Allowable Uses, including a 30% shared/mixed-use parking reduction for existing development as represented in the Agenda Report; with the modification to the penultimate sentence of Section 2 to read as follows: "The previously approved Planned Development (PD/ER 129-95) included a Mitigated Negative Declaration that stated there is no evidence before the Community Development Department which would trigger the need for further environmental review or would otherwise have any potential adverse effect on fish and wildlife resources or the habitat on which wildlife depends..."; on the following 3:2:0:1 vote: AYES: Fowler, Dandekar, Larson NOES: Malak, Stevenson ABSTAIN: None ABSENT: Knight Planning Commission Minutes of August 10th, 2016 Page 3 STUDY SESSION 2. Citywide. GENP-3521-2016: Review Scope of Work for 2016 Zoning Regulations Update; City of San Luis Obispo; Community Development Department. Deputy Director Davidson commenced the amendment of the zoning regulation process by introducing Amy Sinsheimer, Consulting Planner from Michael Baker International; showed project description PowerPoint slides toward generating Commission and Public considerations and feedback; summarized the Scope of Work under three (3) primary areas: 1.) LUCE Implementations; 2.) Staff -Proposed Changes; and 3.) Optional Tasks which all fit within the budget, with the exception of Form -Based Code. PUBLIC COMMENT Steve Delmartini, San Luis Obispo, requested that the SLO Association of Realtors be noticed and invited to participate in Task 2.6 (Stakeholder Meetings). Deputy Director Davidson indicated that the list of stakeholders was not comprehensive and SLO Association of Realtors, as well as Save Our Downtown, would be added to the list of Noticed. Sandra Rowley, Carolyn Smith and Camille Small, San Luis Obispo, voiced opinions that all neighborhood groups, even those beyond Residents of Quality Neighborhoods, should be added to Stakeholder Groups' roster to express concerns, such as infill projects' and comprehensive traffic impact issues; requested access to the Legislative Drafts. Jamila Haseeb, Apexx Consulting, commented on the segment of stakeholders that have not been identified, namely the workforce members in the City who reside elsewhere; indicated strong advocacy for the Form -Based Code as being a tremendously worthy ambiguity -eliminating tool. COMMISSION DISCUSSION Deputy Director Davidson responded to references pertaining to Re -Zoning by indicating re - zonings could emanate from the update. Consulting Planner Sinsheimer, Chair Stevenson, Deputy Director Davidson and Assistant City Attorney Ansolabehere addressed the Legislative Drafts' stages inquiry. Chair Stevenson suggested that for the Scope of Work, a term other than "Study Session" should be considered that better characterizes what is transpiring, since the Commission would be providing direction to guide the document, though outside of a formal consensus. Deputy Director Davidson indicated that any recommendation should be examined and discussed in further detail. Vice -Chair Fowler and Deputy Director Davidson discussed the Budget Schedule, the Cost Summary and the fine-tuning of the RFP at Project Initiation. Planning Commission Minutes of August 10th, 2016 Page 4 Commissioner Malak lauded the cohesive nature within the various elements of the Form -Based Code. Commissioner Larson requested that part of the update help generate better detail and implementation for those special -focus areas. Commissioner Dandekar inquired whether there was a means by which the Commission can capture past discourses. Deputy Director Davidson suggested considering both Specific Plans and Subdivision Regulations as areas, directions and resources. Commissioner Malak advocated for an aggressive approach within the update by suggesting solar panels/canopies, alternative fuels, and electric charging stations for new development projects. AGENDA FORECAST Deputy Director Davidson provided the Agenda Forecast: August 24th: Short -Range Transit Plan (SRTP); Neighborhood Compatibility; and a mixed-use project on the triangular lot @ 22 Chorro (corner of Foothill). September 1411: Bob Jones Bike Path Extension project. Deputy Director Davidson mentioned that the recruitment is underway to fill the current vacancy as a Planning Commissioner. ADJOURNMENT The meeting was adjourned at 8:59 p.m. APPROVED BY PLANNING COMMISSION: 09/28/2016 Planning Commission Minutes of August 10th, 2016 Page 5