HomeMy WebLinkAbout06-28-2017 PC Minutes
Minutes
PLANNING COMMISSION
Wednesday, June 28, 2017
Regular Meeting of the Planning Commission
CALL TO ORDER
A Regular Meeting of the Planning Commission was called to order on Wednesday,
June 28, 2017 at 6:00 p.m. in the Council Chambers, located at 990 Palm Street, San Luis
Obispo, California, by Chair Stevenson.
ROLL CALL
Present: Commissioners Kim Bisheff, Scott Mann, Ronald Malak, Nicholas Osterbur, Vice-
Chair John Fowler, and Chair Charles Stevenson.
Absent: Commissioner Hemalata Dandekar
Staff: Community Development Director Michael Codron, Community Development Deputy
Director Doug Davidson, Assistant City Attorney Jon Ansolabehere, Transportation
Manager Jake Hudson. 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
None.
APPROVAL OF MINUTES
ACTION: MOTION BY VICE-CHAIR FOWLER, SECOND BY COMMISSIONER
MALAK, CARRIED 6-0-1 to approve the minutes of the Joint Council and Planning
Commission meeting of April 12, 2017 as amended.
ACTION: MOTION BY COMMISSIONER OSTERBUR, SECOND BY COMMISSIONER
BISHEFF, CARRIED 5-0-1-1 (with Vice-Chair Fowler abstaining) to approve the minutes of the
Planning Commission meeting of May 10, 2017 as presented.
Minutes – Planning Commission Meeting of June 28, 2017 Page 2
PUBLIC HEARINGS
1. 175 Venture Drive. SPEC/ER-1318-2015, GENP-1319-2015, SBDV-2042-2015:
Review of the Avila Ranch Project and related entitlements, including a Specific Plan
Amendment (Airport Area Specific Plan), General Plan Amendment, Rezone, Vesting
Tentative Tract Map, Development Plan, Development Agreement, and Final
Environmental Impact Report that addresses these entitlements. The Avila Ranch
Project is a proposed new neighborhood that would include up to 720 dwelling units; a
“Town Center” with 15,000 square feet of local-serving retail and office uses; 18 acres
of pocket parks, mini-parks and neighborhood parks; and 55 acres of open space
including riparian corridors and farmed agricultural land. Recommendations will be
forwarded to City Council for their consideration; Special Focus Area SP-4; Avila
Ranch, LLC, applicant.
Contract Planner John Rickenbach presented the staff report and responded to
Commission inquiries.
Transportation Manager Jake Hudson presented an in-depth PowerPoint presentation,
detailing the traffic impacts and mitigation measures contained within the
Environmental Impact Report (EIR).
Applicant Representative Stephen Peck presented a history of the development and a
broad overview of the key plan components, and responded to Commission inquiries.
The Commission recessed at 7:42 p.m. and reconvened at 7:55 p.m. with all
Commissioners present.
Public Comments:
Melissa Godsey, San Luis Obispo, spoke in favor of the project.
Adrienne Harris, Los Osos, spoke in favor of the project.
Steve Hicks, San Luis Obispo, spoke in favor of the project and requested more bike
paths.
Beth Marino spoke in favor of the project.
Brooke Langle, Board of Trustees for Land Conservancy, spoke in favor of the project.
Tina Galliani, San Luis Obispo, voiced concerns regarding traffic impacts and
requested additional mitigations.
Michelle Patrick, San Luis Obispo, spoke in favor of the project.
Minutes – Planning Commission Meeting of June 28, 2017 Page 3
Simon Lowrie spoke in favor of the project.
Brad Brechwald read aloud a statement from Director of Home Builders Association in
support of project.
Matt Ottoson, San Luis Obispo, spoke in favor of the project.
Kayla Plourde, San Luis Obispo, expressed concerns regarding traffic impacts.
Farid Shahid, San Luis Obispo, spoke in favor of the project.
Kevin Hauber, San Luis Obispo, spoke in favor of the project.
Mike Manchak, Economic Vitality Corporation, spoke in support of the project.
Bill Thoma spoke in favor of the project and submitted written correspondence.
John Spatafore, San Luis Obispo, spoke in favor of the project and expressed
appreciation for City staff.
John Gardner, San Luis Obispo, spoke in favor of the project.
Jerry Rioux, Director of Housing Trust Fund, submitted written correspondence and
voiced concerns regarding affordable housing.
Mike Bennett, Bike SLO County, spoke in favor of the project and urged the
Commission to encourage multi-modal transportation.
Dr. Jim Waldsmith, San Luis Obispo, expressed concerns regarding traffic impacts and
increased safety issues.
Ron Yukelson, Sierra Medical Center, San Luis Obispo, spoke in favor of the project.
Erik Justesen disclosed professional involvement with project developers and spoke in
favor of the affordable housing.
Marge Barinka, San Luis Obispo, spoke in favor of affordable housing and in
opposition to the project as written; voiced concerns regarding density and traffic
impacts.
Steve Delmartini, San Luis Obispo, spoke in favor of the project and provided
information regarding the critical state of housing affordability.
Kathy Borland, San Luis Obispo, voiced concerns regarding traffic impacts and
inadequate infrastructure to support the development.
Minutes – Planning Commission Meeting of June 28, 2017 Page 4
Ty Safreno, San Luis Obispo, spoke on behalf of local business owners, expressing
concerns with the incompatibility of the housing development and surrounding
manufacturing businesses; requested additional mitigations.
Paul Rys, San Luis Obispo, narrated a video presentation depicting traffic safety
concerns along Buckley Road; urged the City to partner with San Luis Obispo County
to mitigate the safety issues.
Paavo Ogren, San Luis Obispo, spoke in favor of the project.
--End of Public Comment--
Transportation Manager Jake Hudson and Deputy Director of Public Works Tim
Bochum addressed public concerns regarding traffic impacts.
Chair Stevenson commented on the City’s inadequate infrastructure to sustain a much
needed, well-designed development; encouraged staff to consider solutions to the fiscal
challenges; acknowledged public concerns over the degradation of the quality of life.
Director of Community Development Michael Codron responded to Commission
inquiries; provided information regarding proposed capital funding projects;
commented on City goals to provide economic development solutions.
Contract Planner John Rickenbach addressed public comments regarding the
affordability of the Avila Ranch housing.
Director Codron offered clarification regarding deed-restricted affordability.
Vice-Chair Fowler voiced concerns with affordability of homes within the proposed
development.
Applicant Representative Stephen Peck responded to Commission inquiries regarding
the potential for additional disclosure requirements.
Chair Stevenson acknowledged correspondence received from the San Luis Obispo
Bicycle Club, encouraging adequate connectivity for bicyclists.
Commissioner Malak acknowledged the outpour of correspondence in support of the
project; commented on the environmental benefits of reducing greenhouse gas
emission.
Contract Planner Rickenbach requested clearly defined direction from the Commission
to be formally addressed at the July 12th PC Meeting.
Minutes – Planning Commission Meeting of June 28, 2017 Page 5
ACTION: MOTION BY VICE CHAIR FOWLER, SECOND BY COMMISSIONER
BISHEFF, CARRIED 6-0-1, to continue the item to the Regular Adjourned Planning
Commission meeting of June 29, 2017.
2. Zoning Regulations Update. The Zoning Regulations Update is focused on
implementing the policies and programs of the Land Use and Circulation Elements
(LUCE). This will be a standing item on the Planning Commission agenda from June 14,
2017 through completion of the Update of the Zoning Regulations, tentatively scheduled
for completion in March, 2018. This will be an opportunity for staff to update the
Commission on the status of the Zoning Regulations Update and for the Commission to
listen to ongoing public testimony and discuss any such updates as they come forward.
As a standing item, sometimes there will be nothing to report; other times staff will give
a brief update with limited discussion; and at certain points, such as review of White
Papers associated with the Zoning Regulations Update, there will be more substantive
discussion on the item. When materials are associated with the Update, as with the
White Papers, such information will be made available to the public and Commission
prior to the meeting.
Public Comment:
None.
--End of Public Comment--
COMMENTS AND DISCUSSION
Deputy Director Davidson presented an agenda forecast.
ADJOURNMENT
The meeting was adjourned at 9:31 p.m. The next Adjourned Regular meeting of the Planning
Commission is scheduled for Thursday, June 29, 2017 at 6:00 p.m., in the Council Chamber, 990
Palm Street, San Luis Obispo, California.
APPROVED BY THE PLANNING COMMISSION: 08/23/2017