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HomeMy WebLinkAbout01-11-2017 PC Minutes Minutes PLANNING COMMISSION Wednesday, January 11, 2017 Regular Meeting of the Planning Commission CALL TO ORDER A Regular Meeting of the Planning Commission was called to order on Wednesday, January 11, 2017 at 6:05 p.m. in the Council Chamber, located at 990 Palm Street, San Luis Obispo, California, by Chair Stevenson. ROLL CALL Present: Commissioners Kim Bisheff, Hemalata Dandekar, Daniel Knight, Ronald Malak, John Larson, Vice-Chair John Fowler, and Chair Charles Stevenson Absent: None Staff: Community Development Director Michael Codron, Deputy Director Doug Davidson, Transportation Manager Jake Hudson, and Recording Secretary Monique Lomeli. Other staff members presented reports or responded to questions as indicated in the minutes. PLEDGE OF ALLEGIANCE Chair Stevenson led the Pledge of Allegiance. APPROVAL OF MINUTES 1. Minutes of the Planning Commission meetings of October 12, 2016 and November 9, 2016 ACTION: MOTION BY COMMISSIONER KNIGHT, SECOND BY COMMISSIONER LARSON, CARRIED 7-0 to approve the minutes of the Planning Commission for the meeting of October 12, 2016. ACTION: MOTION BY COMMISSIONER DANDEKAR, SECOND BY COMMISSIONER LARSON, CARRIED 7-0 to approve the minutes of the Planning Commission for the meeting of November 9, 2016. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA Paul Rys, San Luis Obispo, expressed concerns regarding the absence of correlation amongst projects to ensure consistency with the intentions expressed in the Land Use Element. Minutes – Planning Commission Meeting of January 11, 2017 Page 2 Kevin Hauber, San Luis Obispo, presented information relevant to local workforce housing. --End of Public Comment-- BUSINESS ITEMS Vice-Chair Fowler recused from Item 1 due to proximity of projects and personal property. Commissioner Larson recused from the remainder of the meeting due to his employer’s involvement in Items 1 and 2. Commissioner Knight disclosed unrelated business relations with two members of the audience. 1. 175 Venture Drive. GENP 1319-2015 & SPEC/ER-1318-2015: Continuation of the December 14, 2016 Planning Commission hearing to receive additional public comment on the Draft Environmental Impact Report (EIR) prepared for the Avila Ranch Development Project during the 45-day public review period. (Note: comment period extended 7 days through January 18, 2017). 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. Project Planner John Rickenbach continued the project presentation from the December 14th Planning Commission meeting; provided information regarding the context of the project in accordance with the City’s General Plan as well as a timeline for the public review period. Traffic Engineer Jake Hudson presented a summary of transportation improvements; responded to Commission inquiries, clarifying traffic impacts and corresponding mitigations. Applicant Representative Steven Peck presented an overview of the project and EIR improvements since initial proposal. Public Comments: Chair Stevenson opened the public hearing. Minutes – Planning Commission Meeting of January 11, 2017 Page 3 Karen Abelott, San Luis Obispo, representing Heal SLO, stated concerns with increased air pollution and degradation of public health. Stanley Yucikas, San Luis Obispo, encouraged the Commission to consider higher densities with infill projects. Kathy Borland, San Luis Obispo, commented on the number of significant and unavoidable impacts, requesting additional mitigations. James Waldsmith, San Luis Obispo, expressed concerns over increased traffic impacts and related safety hazards. Pam Kroll, San Luis Obispo, voiced opposition to a housing project on the subject property, fearing limits on airport operations to accommodate future residents. Steven Dorsey, San Luis Obispo, urged Commission to require proper access roads to Higuera Street in addition to appropriate mitigations for air quality impacts. Lea Brooks, San Luis Obispo, representing Bike SLO County, requested clarification on the requirements for bicycle paths and proposed connectivity to Tank Farm Road. Myron Amerine, San Luis Obispo, voiced concerns regarding the proposed multiple right-hand turn lanes exacerbating existing traffic issues; requested the City remove the parking structure requirements. Kayla Plourde, San Luis Obispo, urged the Commission to consider long-term sustainability and preservation of natural environment. Sarah Flickinger, San Luis Obispo, representing Los Verdes Park Home Owners Association, voiced concerns regarding exacerbated traffic issues and inadequate bicycle and pedestrian access. Darryl Ngu, San Luis Obispo, encouraged the Commission to advance the bypass option identified in LUCE (from Buckley Road to Los Osos Valley Road) to alleviate traffic impacts, particularly near commercial developments. James Lopes, San Luis Obispo, acknowledged the demand for housing developments; encouraged the Commission to refer the project back to staff for redesign with mitigations that comply with the General Plan. Paul Rys, San Luis Obispo, spoke regarding diminished quality of life for residents near Buckley Road due to increased traffic impacts; urged the Commission to consider proper traffic mitigations. Minutes – Planning Commission Meeting of January 11, 2017 Page 4 Mila Vujovich-LaBarre, San Luis Obispo, stated the cumulative effects of the proposed development need to be considered and addressed; voiced concerns for the jeopardized viability of the airport, environmental resources, and sustainability of bike and pedestrian access plans. Karen Kroll, San Luis Obispo, provided written correspondence and spoke in opposition to the project stating concerns with the quality of life for long-term residents. Camille Small, San Luis Obispo, echoed the sentiments of previous speakers, voiced frustration with the City’s approach to housing demands. Rochelle Reed-Smith, San Luis Obispo, shared experience with variety of automobiles present in highly trafficked areas surrounding the proposed development. -- End of Public Comment – Commission recessed at 8:00 p.m. and reconvened at 8:13 p.m. with 5 members present. Commissioner Malak requested the applicant address noise order, lights and air quality; recommended solar panels on commercial buildings, canopies on parking lots, and electrical vehicle charging stations; requested specific information detailing the significance of air quality impacts; requested a project alternative with a minimal footprint to compare mitigations and air quality. Commissioner Knight expressed concerns with traffic impacts, specifically on Buckley Road; stated interest in seeing additional traffic mitigations. Chair Stevenson opined the draft EIR is adequate; suggested optional mitigations for the right-turn lanes at South Higuera Street. 2. 1035 Madonna Road. SPEC/ANNX/ER 1502-2015: Review of the Draft Environmental Impact Report (EIR) prepared for the San Luis Ranch Development Project during the 45-day public review period (Note: comment period extended 7 days, through January 30, 2017). This 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 project includes plans for development of the area identified as the San Luis Ranch Specific Plan in the City’s General Plan Land Use Element. Development plans for the site include up to 580 residential units, 150,000 square feet of commercial development, 100,000 square feet of office development, a 200-room hotel, and portions of the site to remain open space for agriculture and open-space. Project construction is planned in six phases; Land Use Element designated Specific Plan Area SP-3 (San Luis Ranch); San Luis Ranch, LLC Minutes – Planning Commission Meeting of January 11, 2017 Page 5 Vice Chair Fowler returned to the dais. Project Planner John Rickenbach presented a summary of the proposed project and scope of work; outlined the project timeline and key dates for public comment. Richard Dalton, Rincon Consultants, provided an overview of the draft EIR and narrated a PowerPoint presentation. Transportation Engineer Jake Hudson presented the traffic analysis, detailing significant impacts through each phase with corresponding mitigations. Marshall Hilstead provided a brief introduction of the project planning team. Laurie Tamura, Urban Planning Concepts presented a project timeline and provided contextual information with regard to location, sustainability, and consistency with the Specific Plan. In response to inquiry by Vice-Chair Fowler, Mr. Dalton clarified unavoidable impacts can be addressed through alternatives and various improvements. Public Comment: Steven Marx, Central Coast Grown, expressed disappointment in the proposed removal of topsoil and lack of alternative grading plans to preserve agricultural reserves. Mason Wells, San Luis Obispo, voiced general support for the concept of the proposed project; suggested applicants consider a pedestrian overpass to alleviate traffic impacts and create greater pedestrian access. Mila Vujovich-LaBarre, San Luis Obispo, echoed sentiments of previous public speakers; requested alternative studies. Stanley Yucikas, San Luis Obispo, urged the City to consider higher density, infill development projects in conjunction with proper traffic improvements to utilize the existing infrastructure. Brandon Schmiedeberg, San Luis Obispo, voiced support for the proposed project; suggested greater agricultural buffers. Sarah Flickinger, San Luis Obispo, urged Commission to require bike paths with greater access to surrounding businesses; encouraged the Commission to consider the positive noise that would be lost with the removal of agricultural land. James Lopes, San Luis Obispo, shared concerns regarding the loss of prime soil and spoke in favor of a higher density plan with smaller environmental footprint. Minutes – Planning Commission Meeting of January 11, 2017 Page 6 -- End Public Comment -- Community Development Director Michael Codron encouraged Commissioners to submit additional questions to staff for inclusion in future staff reports. Discussion of the San Luis Ranch EIR was continued to the January 25th Planning Commission meeting. COMMISSION COMMUNICATIONS Deputy Director Davidson forecasted the Agenda for the February 8th and 22nd Planning Commission Meetings. Staff provided information regarding training opportunities for Commissioners. ADJOURNMENT The meeting was adjourned at 10:00 p.m. The next Regular meeting of the Planning Commission is scheduled for Wednesday, January 25, 2017 at 6:00 p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California. APPROVED BY PLANNING COMMISSION: 02/22 /2017