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Home My WebLink About12-14-2016 PC Minutes Minutes PLANNING COMMISSION Wednesday, December 14, 2016 Regular Meeting of the Planning Commission CALL TO ORDER A Regular Meeting of the Planning Commission was called to order on Wednesday, December 14, 2016 at 6:00 p.m. in the City Council Chamber, located at 990 Palm Street, San Luis Obispo, California, by Chair Stevenson. OATH OF OFFICE Recording Secretary Monique Lomeli administered the oath of office to newly appointed Commissioner Kim Bisheff. PLEDGE OF ALLEGIANCE Chair Stevenson led the pledge of allegiance. ROLL CA LL Present: Commissioners Hemalata Dandekar, Daniel Knight, Ronald Malak, Kim Bisheff, and Chairperson Charles Stevenson Absent: Commissioner John Larson and Vice-Chair John Fowler Staff: Community Development Director Michael Codron, Community Development Deputy Director Doug Davidson, Assistant City Attorney Jon Ansolabehere, and Recording Secretary Monique Lomeli APPROVAL OF MINUTES Minutes of the Planning Commission meeting of September 28, 2016 and Minutes of the Special Joint Meeting of the City Council and Planning Commission of October 4, 2016 were approved as presented. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA Paul Rys, San Luis Obispo, presented information regarding a report received at the City Council meeting of December 13, 2016, pertaining to consumption of water in Monterey County and the future availability of water to San Luis Obispo from Lake Nacimiento; stated concerns about the impact water shortage would have on the San Luis Obispo community. Michael Codron, Community Development Director, stated the 2015 Water Resources Status referenced by Mr. Rys is available on the City’s website; encouraged the public to Minutes – Planning Commission Meeting of December 14, 2016 Page 2 view the report for more information. --End of Public Comment-- BUSINESS ITEMS 1. 175 Venture Drive. GENP 1319-2015 & SPEC/ER-1318-2015: Review of the Draft Environmental Impact Report (EIR) prepared for the Avila Ranch Development Project during the 45-day public review period. The meeting is an opportunity for City and consultant staffs to gather information from the public regarding the analysis and findings of the Draft EIR. The Avila Ranch Development is a planned development that includes a mix of residential uses (68.23 acres), neighborhood commercial uses (3.34 acres), and open space/park uses (71.30 acres). Development would involve approximately 720 residential units, 15,000 square feet of leasable Neighborhood Commercial space concentrated in a proposed Town Center, and pocket parks, mini- parks and neighborhood parks; BP-SP & C/OS-SP Zones; Avila Ranch, LLC (John Rickenbach) Chair Stevenson reminded the public of this agenda item being limited to explanation and review of the draft EIR rather than a public hearing on the actual project. Doug Davidson, Deputy Director of Community Development, introduced project manager John Rickenbach and environmental consultant Dan Gira. Mr. Rickenbach gave a brief introduction and stated January 18, 2017 as the close of the public comment period for the EIR; clarified Commission actions and decisions are not being requested at this time. Mr. Gira presented the EIR timeline; provided a brief overview of the project site and surrounding area; presented a summary of the project description, including brief summaries of proposed land uses, circulation plans, and drainage plans; presented intended transit improvements and phasing information. In response to Chair Stevenson’s inquiry, Mr. Gira stated that due to the location, lack of visibility, and limited heights of the units, Highway 101 is not considered a key viewing area; offered to prepare photo simulations from Buckley Road and Highway 101 to demonstrate the basis for the conclusion. Mr. Gira stated the conversion of agricultural resources is a long-planned, unavoidable and significant effect despite a very conservative approach; stated concerns of urban rural conflicts such as trespassing and vandalism, stating there are mitigations set in place to prevent an increase in these areas. In response to Chair Stevenson’s inquiry, concerning inadequate buffering along the western and eastern edges of the site, Mr. Gira detailed a 40 ft. wide road in addition to Minutes – Planning Commission Meeting of December 14, 2016 Page 3 landscaping along the western edge of the site; stated additional measures can be taken to address the matter. In response to Chair Stevenson’s request for clarification on energy mitigations, Mr. Gira stated energy efficient mitigations contain applicant proposals to include significant solar generation capabilities on-site in a percentage of the units; confirmed the proposed plan’s consistency with the climate action plan. In response to Commission inquiry, Director Codron stated the interim fire station, scheduled for phase 3 of the specific plan, is a requirement outlined in the Fire Master Plan. In response to Commissioner Malak’s inquiry, Mr. Gira clarified the traffic study for Los Osos Valley Road (LOVR) was conducted prior to the bridge being completed, however, the pre-construction and post construction traffic near the bridge was considered to a considerable extent. Following further discussion regarding traffic impacts, Mr. Rickenbach suggested the Commission submit written questions and allow time for consultation with transportation experts. --Start of public comment-- Lea Brooks, San Luis Obispo, voiced concerns over safety hazards posed by gaps in the bike paths east of the project site. Myron Amerine, Vice-Chair of San Luis Obispo County Bicycle Advisory Committee, requesting full Class II bike lanes along Buckley Road; urged the Commission to require connectivity to nearby schools; suggested City and County work closely on design. Rochelle Reed-Smith, San Luis Obispo, urged the Commission to consider extension of Buckley Road in phase 1 rather than phase 2 to alleviate inconvenience of alternate routes for residents; expressed concerns over increased parking issues surrounding nearby businesses. Carolyn Smith, San Luis Obispo, voiced concerns regarding air quality and protection of agricultural land; expressed disinterest in payment in lieu of fees or off-site agricultural preservation.” Mila Vujovich- La Barre, San Luis Obispo, provided written correspondence for the Commission; expressed traffic concerns, diminished quality of life, and hindered airport functionality. Paul Rys, San Luis Obispo, encouraged the community to communicate needs and concerns over this project; expressed distrust and urged Commission to receive and file Minutes – Planning Commission Meeting of December 14, 2016 Page 4 of the draft EIR and return for hearing at a later date on basis of insufficient notification and threat of possible legal action; stated capacity of sewer in San Luis Obispo has been exceeded. Sarah Flickinger, Los Verdes Board of Directors, commented on the safety issues at the intersection of Los Verdes Drive and Los Osos Valley Road, stating the intersection is not identified in the EIR; voiced disagreement with the proposed significant increase in traffic without proper mitigations for those directly impacted. Geoffrey Chiapella, San Luis Obispo Council of Governments, commented on the limited availability of regional partnership funding for transportation and requested clarification on developer’s estimated contribution to the estimated phase II expenses. Anne Wyatt, San Luis Obispo, shared concerns of previous speakers, voiced general concern regarding effects on air quality, specifically for asthmatic residents; requested applicants adhere to LUCE projections in lieu of providing additional mitigations, implement bike paths, and make Prado Road a bike and pedestrian crossing. --End of Public Comment-- Commission discussion followed regarding agenda capacity for continuation of public comment, concerns over large projects being presented to the Commission with limited review time, and need for proper vetting before approval or denial of a final EIR. Commissioner Dandekar expressed interest in public concern over connectivity and traffic; stated additional expert consultation and insight with regard to the concerns raised through public comment, would be appreciated by the Commission; acknowledged concerns over loss of agricultural land and requests more technical information. Commission Dandekar also encouraged the public to participate; acknowledged the initial draft raised concerns about multi-family housing proximity to industrial areas, stating she does not see changes to that effect; raised issues regarding size of lots and units being offered; opined lack of change or response to these issues is concerning. ACTION: MOTION BY COMMISSIONER KNIGHT, SECOND BY COMMISSIONER DANDEKAR, TO CONTINUE THE ITEM DISCUSSION TO THE PLANNING COMMISSION MEETING OF JANUARY 11, 2017; CARRIED 5- 0-2 Chair Stevenson directed staff to consider broader notification for the item. Commissioner Malak requested staff provide a hardcopy of the San Luis Ranch and Avila Ranch EIRs. COMMENT AND DISCUSSION Minutes – Planning Commission Meeting of December 14, 2016 Page 5 1. STAFF a. Agenda Forecast January 11th – Continued discussion of the Avila Ranch Draft EIR January 30th – 71 Palomar ADJOURNMENT Chair Stevenson adjourned the meeting at 8:35 p.m. APPROVED BY PLANNING COMMISSION: 02/22/2017