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Home My WebLink About07-12-2017 PC Draft Minutes Minutes - DRAFT PLANNING COMMISSION Wednesday, July 12, 2017 Regular Meeting of the Planning Commission CALL TO ORDER A Regular Meeting of the Planning Commission was called to order on Wednesday, July 12, 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, Scott Mann, Ronald Malak, Nicholas Osterbur, Vice Chair John Fowler, and Chair Charles Stevenson. Absent: Commissioner Hemalata Dandekar. Staff: Assistant City Attorney Jon Ansolabehere, Director of Community Development Michael Codron, Deputy Director of Community Development Doug Davidson, 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 Jerry Rioux, San Luis Obispo, expressed concerns regarding City policy; requested the implementation of City policy 2.6 as soon as possible. --End of Public Comment-- 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, Development Plan/Tentative Tract Map, and certification of a Final Environmental Impact Report that addresses these entitlements. Recommendations will be forwarded DRAFT Minutes – Planning Commission Meeting of July 12, 2017 Page 2 to City Council for their consideration of possible project approval; 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 and update on the Avila Ranch Project, including applicant responses to direction on entitlements provided at the Planning Commission meeting of June 29, 2017; and responded to Commission inquiries. Assistant City Manager Derek Johnson provided an update regarding a pending development agreement and the City’s efforts to form a community facilities district; responded to Commission inquiries. Applicant Representative Stephen Peck, Avila Ranch LLC., presented a summary of the proposed modifications. Public Comments: Chair Stevenson opened the public hearing. Chenin Otto, San Luis Obispo, spoke in favor of the project. John Rogers, San Luis Obispo, disclosed he is a civil engineer on the project and spoke in favor of the development. John McKenzie spoke in favor of the project and encouraged the Commission to include a condition allocating funds to a dog park. Drew Munster expressed concerns regarding phasing. Carl Dudley, San Luis Obispo, spoke in favor of the project and encouraged the Commission to recommend approval. Donna Lewis, RPM Mortgage, spoke in favor of the project. Ty Safreno, San Luis Obispo, spoke in general favor of the project and expressed concerns regarding the conditions of approval. Kaila Anderson, Economic Vitality Corporation, expressed concerns regarding the availability of affordable housing. Kurt Sutherland, San Luis Obispo, requested an open question and answer forum for members of the public. DRAFT Minutes – Planning Commission Meeting of July 12, 2017 Page 3 Stephen Dorsi voiced concerns regarding the negative impacts of the development on the surrounding businesses. Kathy Borland distributed photos and spoke in opposition of the project. Jerry Rioux, San Luis Obispo, spoke in opposition of the project as presented; suggested improvements to the affordable housing component. Dr. Waldsmith, San Luis Obispo, expressed concerns regarding Buckley Road traffic impacts. Sarah Flickinger, San Luis Obispo, encouraged the Planning Commission to consider a full connection at Tank Farm and Buckley Road. Babak Naficy, San Luis Obispo, spoke regarding inconsistencies in the Environmental Impact Report and General Plan. Paul Rys, San Luis Obispo, spoke in opposition of the project as presented and stated the development is inconsistent with the City’s mission statement. Charlene Rosales, San Luis Obispo Chamber of Commerce, spoke in favor of the project. --End of Public Comment-- Chair Stevenson closed the public hearing. Deputy Director Davidson and Contract Planner Rickenbach responded to concerns raised during public comment and responded to Commission inquiries Transportation Manager Jake Hudson provided information regarding traffic and parking alternatives and responded to Commission inquiries. Director Codron provided information regarding funding for the Tank Farm Road bridge and Santa Fe realignment. The Commission reached consensus for eliminating parking on one side of the street allowing space for a bike lane; Commissioner Malak expressed concerns with supporting a motion without additional information. The Commission recessed at 8:00 p.m. and reconvened at 8:10 p.m. with six (6) Commissioners present. Discussion followed regarding specification of desired features versus conditions of approval and effects not evaluated in the EIR. DRAFT Minutes – Planning Commission Meeting of July 12, 2017 Page 4 John Rogers, Civil Engineer, provided information regarding the goal of the retention basin relative to flooding concerns. Commissioner Bisheff stated agreement with public comment by Mr. Safreno and voiced support for protected intersections; encouraged members of the public to view the video correspondence submitted by Leah Brooks. Chair Stevenson shared information regarding Class I impacts and findings of overriding consideration; encouraged the public to review the information in the agenda packet, specifically Section 9; stated there are six findings of overriding consideration with some significant public benefits, including provisions for owner-occupied homes. Assistant City Manager Derek Johnson reminded the Commission that the pending development agreement will be on the agenda for the August 9th PC meeting. Following an in-depth discussion, the Commission closed the public hearing portion of the item and directed staff to: Modify condition 101 to limit parking on one side of Earthwood Lane to allow for a bike lane with design and location at staff’s discretion. Modify statement of overriding considerations to include two additional findings, acknowledging owner-occupancy and local preference housing options offered by the developer. ACTION: MOTION BY VICE CHAIR FOWLER, SECOND BY COMMISSIONER BISHEFF, CARRIED 6-0-1 to continue the item to the Planning Commission meeting of August 9, 2017. BUSINESS ITEM 1. 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. DRAFT Minutes – Planning Commission Meeting of July 12, 2017 Page 5 Public Comments: Chair Stevenson opened the public hearing. None. Chair Stevenson closed the public hearing. COMMENTS AND DISCUSSION Deputy Director Davidson provided an agenda forecast. ADJOURNMENT The meeting was adjourned at 9:00 p.m. The next Regular meeting of the Planning Commission is scheduled for Wednesday, July 26, 2017 at 6:00 p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE PLANNING COMMISSION: XX/XX/2017