HomeMy WebLinkAbout01-25-2017 PC Minutes
Minutes
PLANNING COMMISSION
Wednesday, January 25, 2017
Regular Meeting of the Planning Commission
CALL TO ORDER
A Regular Meeting of the Planning Commission was called to order on Wednesday, January
25, 2017 at 6:00 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, John Larson,
Ronald Malak, and Chair Charles Stevenson
Absent: Vice-Chair Fowler
Staff: Community Development Director Michael Codron, Deputy Director Doug
Davidson, Assistant City Attorney Jon Ansolabehere, 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.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
David Brodie, San Luis Obispo, voiced concerns over preservation of the environment and
proper vetting of proposed projects.
BUSINESS ITEMS
1. 3580 Sueldo Street. USE 4117-2016: Request to establish a new Air Vehicle Research
and Development Service land use within the Higuera Commerce Park Specific Plan,
with a categorical exemption from environmental review; C-S-SP zone; Volny
Construction, Inc., applicant.
Deputy Director Doug Davidson presented the staff report and responded to
Commissioner inquiries.
Applicant Dan Rutledge stated agreement with the conditions of approval presented by
staff.
Minutes – Planning Commission Meeting of January 25, 2017 Page 2
ACTION: MOTION BY COMMISSIONER LARSON, SECOND BY
COMMISSIONER DANDEKAR, to adopt the Draft Resolution that allows the approval
of the Industrial Research and Development use within the C-S zone, subject to findings
and conditions of approval. Motion carried on the following roll call vote:
AYES: BISHEFF, DANDEKAR, KNIGHT, LARSON, MALAK, AND,
CHAIR STEVENSON
NOES: NONE
ABSENT: VICE-CHAIR FOWLER
2. 3777 Orcutt Road. SBDV-2586-2016: Request to establish a 23-lot Vesting
Tentative Tract Map Subdivision (Tract 3095) including 18 residential lots for the
development of 18 single-family homes, two lots to support onsite detention
basins, and three open space lots, and consideration of an Initial Study-Mitigated
Negative Declaration. The project would require the removal of mature trees, and
includes the following exceptions: road design exception to allow a reduced
centerline tangent of 48.25 feet (50 feet is the standard requirement); residential
structure height exceptions on non-sensitive lots up to five feet above the standard
allowed height (25 feet), resulting in structures up to 30 feet in height; temporary
grading (and restoration) and permanent grading and construction of drainage and
stormwater treatment basins within the 20-foot creek setback; and reduced rear
yard setbacks ranging from approximately 6 to 19 feet for proposed Lots 6, 8, 9,
and 10 (residential development standards require a rear setback of 20 feet for
residences and five feet for garages/carports). The project is located within the
Orcutt Area Specific Plan; R-1-SP and C/OS-SP zones; Ambient Communities,
applicant.
Associate Planner Shawna Scott presented the staff report and PowerPoint
presentation; responded to Commission inquires.
Applicant Travis Fuentes, Ambient Communities and Cannon representative Todd
Smith presented project background information.
Commissioner questions followed.
Public Comments:
David Brodie, San Luis Obispo, protested tree removal due to concerns over
replacement trees not having sufficient time to mature with rapid climate changes.
Allen Cooper, San Luis Obispo, commented on the impacts the proposed tree
removals would have on monarch butterfly habitats; urged commission to require a
Tree Committee hearing.
Lisa Combs, San Luis Obispo, voiced concerns regarding the housing crisis and
rising prices of homes; voiced support for the project.
Minutes – Planning Commission Meeting of January 25, 2017 Page 3
Julie Jones, San Luis Obispo, spoke in support of the project neighboring her
property.
Sarah Flickinger, San Luis Obispo, urged the Commission to recommend a Tree
Committee hearing for valuable input.
--End of Public Comment—
Commission discussion continued regarding the requested height exceptions and
tree removal.
Assistant City Attorney Jon Ansolabehere commented on the requests for a Tree
Committee hearing, stating the terms under which a project would require a
hearing by the Tree Committee; stated a request for peer review in this instance
would be a deviation from standard process.
Upon request by Chair Stevenson, City Arborist Ron Combs offered information
regarding the positive and negative aspects of the eucalyptus trees on site.
Chair Stevenson reopened the public comment period.
Applicant Travis Fuentes, clarified the intent of the proposed tree removal is to
clear out the expanded portions of the original grove, eliminate the unhealthy trees
damaged by the drought, and create compliance with fire requirements for
defensible space.
--End of Public Comment--
Natural Resources Manager Robert Hill stated his involvement in the review of this
project; commented on the protection of the native sycamore trees on-site;
provided the merits and impacts of the eucalyptus trees on-site.
Following Commission discussion regarding mitigations and height exceptions,
Chair Stevenson opened for public comment.
Applicant Travis Fuentes expressed appreciation for Commission’s willingness to
consider height flexibility; stated preference for one blanket height exception
versus several different height exceptions.
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER KNIGHT, SECOND BY
COMMISSIONER DANDEKAR, to approve a height exception of 27 feet with
lots 1 – 4, lots 10 -11, and lots 14-15 not to exceed 25 feet. Motion passed 6-0-1 on
the following roll call vote:
Minutes – Planning Commission Meeting of January 25, 2017 Page 4
AYES: BISHEFF, DANDEKAR, KNIGHT, LARSON, MALAK, AND,
CHAIR STEVENSON
NOES: NONE
ABSENT: VICE-CHAIR FOWLER
ACTION: MOTION BY COMMISSIONER KNIGHT, SECOND BY
COMMISSIONER DANDEKAR, CARRIED 6-0-1 to adopt the Draft Resolution
recommending the City Council approve Vesting Tentative Tract Map #3095 and
adopt the proposed Mitigated Negative Declaration with the following
modifications:
1. Revise mitigation measure CR-1(d) to include an archeological monitoring
plan.
2. Include a condition per direction that where possible, reduce graded slopes, and
if it is not possible, require a very specific approach for slope stabilization, to
be determined by staff.
3. Revise mitigation measure AQ-1(a) by deleting the requirement for energy
efficiency 10% beyond Title 24 standards to reflect current standards.
4. Include a requirement for architectural review of a standard fencing detail.
AYES: BISHEFF, DANDEKAR, KNIGHT, LARSON, MALAK, AND,
CHAIR STEVENSON
NOES: NONE
ABSENT: VICE-CHAIR FOWLER
Commissioner Knight left the dais for the remainder of the meeting due to personal
matters.
Commissioner Larson recused from Item 3 based on his employer’s involvement in
the project.
Commission recessed at 8:10 p.m. and reconvened at 8:20 p.m. with 4 members
present.
3. 1035 Madonna Road. SPEC/ANNX/ER 1502-2015: Continuation of the January
11, 2017 Planning Commission hearing to receive additional public comment on
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
Minutes – Planning Commission Meeting of January 25, 2017 Page 5
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-2 (San Luis Ranch);
San Luis Ranch, LLC, applicant.
Project planner John Rickenbach briefly updated the public on the status of the
project.
Public Comment:
David Gibbs, San Luis Obispo, voiced support for the project and offered opinion
on the historical context of the property.
Steven Marx, San Luis Obispo, representing Central Coast Grown, stated his
involvement in discussions regarding pending grading plan improvements.
Michael Manchek, Economic Vitality Organization, San Luis Obispo, requested
more workforce housing and provided information regarding studies involving
industry clusters as they relate to affordable housing and cost of living.
Allen Cooper, San Luis Obispo, stated concerns regarding lack of mitigations to
protect natural habitats, noting the project is inconsistent with state planning law.
Kevin Hauber, Mortgage House, San Luis Obispo, commented on the need for
affordable energy-efficient homes, voicing support for the project.
Katherine Schneid, San Luis Obispo, urged the Commission to support affordable
housing; voiced support for the project.
Theodora Jones, San Luis Obispo, commented on the proposed mitigations; voiced
concerns with traffic impacts on and adjacent to Los Osos Valley Road; suggested
the eucalyptus trees remain in place throughout the construction of the project
Zoya Dixon, San Luis Obispo, voiced concerns with traffic impacts, insufficient
pedestrian access; requested additional mitigation efforts.
Leah Brooks, San Luis Obispo, representing Bike SLO County, voiced concerns
with traffic impacts and insufficient connectivity for bicyclists.
Myron Amerine, San Luis Obispo, commented on the eucalyptus trees positive
contribution to the environment; requested more efficient connectivity.
Hanz Boeschman, San Luis Obispo, voiced general support for the project;
requested more workforce and affordable housing in the area.
Minutes – Planning Commission Meeting of January 25, 2017 Page 6
Mason Wells, San Luis Obispo, voiced general support for the project; stated
concerns over traffic impacts and suggested further consideration be given to
alternatives.
Mila Vujovich-LaBarre, San Luis Obispo, stated concerns over insufficient natural
resources to sustain the proposed development; requested reconsideration of
parking provisions; voiced concerns regarding traffic impacts, insufficient noise
mitigations, tree removal, loss of agricultural land, disproportionate provisions of
affordable housing, and inadequate pedestrian access; provided written comments
for the record.
David Brodie, San Luis Obispo, inquired about affordability of proposed housing,
preparation for climate changes; voiced concerns over insufficient parking.
Sarah Flickinger, San Luis Obispo, representing Los Verdes Parks Neighborhoods,
submitted written correspondence for the record; voiced concerns regarding an
extended right-hand turn lane on Los Osos Valley Road to South Higuera Street
conflicting with a settlement agreement; urged the Commission to consider
pedestrian access and safe pathways for bicyclists, specifically for the students
who frequently pass through the area; requested additional mitigations to alleviate
traffic impacts.
Paul Rys, San Luis Obispo, voiced opposition to removal of prime topsoil and
suggested the City utilize an underground tunnel to preserve agricultural land;
urged the Commission to consider the broad economic and environmental impacts.
--End of Public Comment—
Commission discussion followed, requesting alternatives relative to traffic
mitigations, pedestrian access, greater analysis of impacts to surrounding school
zones, clarification on language regarding impacts on water supply, and
mitigations to protect the agricultural buffers.
Commissioners will submit written comments and questions to staff.
Chair Stevenson invited the public to submit written correspondence and questions
regarding the draft EIR by January 30th.
COMMITTEE COMMUNICATIONS
Deputy Director Davidson provided information on a Downtown Concept Plan workshop
and an agenda forecast for the month of February.
Minutes – Planning Commission Meeting of January 25, 2017 Page 7
ADJOURNMENT
The meeting was adjourned at 10:10 p.m. The next Regular meeting of the Planning
Commission is scheduled for Wednesday, February 8, 2017 at 6:00 p.m., in the Council
Chamber, 990 Palm Street, San Luis Obispo, California.
APPROVED BY PLANNING COMMISSION: 02/22/2017