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Home My WebLink About06-13-2018 PC Minutes - FinalCity of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Minutes Planning Commission Regular Meeting Wednesday, June 13, 2018 CALL TO ORDER A Regular Meeting of the San Luis Obispo Planning Commission was called to order on Wednesday, June 13, 2018 at 6:00 p.m. in the Council Chamber, located at 990 Palm Street, San Luis Obispo, California, by Chair Fowler. ROLL CALL Present : Commissioners Hemalata Dandekar, Robert Jorgensen, John McKenzie, Nicholas Ostebur, Vice-Chair Charles Stevenson, and Chair John Fowler. Absent: None Staff : Community Development Director Michael Codron, Community Development Deputy Director Davidson, Assistant City Attorney Jon Ansolabehere, Recording Secretary Summer Aburashed. Pledge of Allegiance Chair Fowler led the Pledge of Allegiance. PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA None CONSENT AGENDA – CONSIDERATION OF MINUTES 1.Approval of the minutes of the April 11, April 25, May 9, and May 23, 2018 Planning Commission meeting. ACTION: MOTION BY COMMISSIONER JORGENSEN, SECOND BY COMMISSIONER OSTERBUR, CARRIED 7-0-0 to approve the minutes of April 11, 2018. ACTION: MOTION BY COMMISSIONER STEVENSON, SECOND BY COMMISSIONER MC KENZIE, CARRIED 7-0-0 to approve the minutes of April 25, 2018, with a correction to show that Commissioner Dandekar arrived at 6:30 P.M. Planning Commission Meeting Minutes June 13, 2018 Page 2 of 5 ACTION: MOTION BY COMMISSIONER DANDEKAR, SECOND BY COMMISSIONER MC KENZIE, CARRIED 7-0-0 to approve the minutes of May 9, 2018. ACTION: MOTION BY COMMISSIONER MC KENZIE, SECOND BY COMMISSIONER OSTERBUR, CARRIED 7-0-0 to approve the minutes of May 23, 2018. PUBLIC HEARINGS 2.3985 Broad St. and 660 Tank Farm. Conceptual policy review of two proposed projects on a site designated in the General Plan Land Use Element as the Broad Street and Tank Farm Road Site Special Focus area. The proposed projects include a retail shopping center with 49,000 square feet (NKT Development), and assisted living facility of 133,655 square feet with 111 assisted living suites and 28 memory care studio units. Case #: SPEC-1482-2018; C/OS- SP and C-C-SF zone; NKT Development, and Westmont Development, applicants. Chair Fowler, Vice Chair Stevenson and Commissioner McKenzie indicated that they had ex-parte communication with the applicant and/or the applicant’s representative. Senior Planner, Brian Leveille, presented the staff report and responded to Commission inquiries. Applicant Representative, Carol Florence, provided background on the project, discussed surrounding uses, and provided an update on Airport Land Use Commission review. Applicant, Nick Tompkins, discussed his experience in commercial development and how this project could relate to surrounding uses such as Mind Body. Public Comments Kathy Borland James Lopes Chair Fowler closed the public hearing. The following Commission comments were made by the Commission: Commissioner Stevenson noted the assisted living use is badly needed in our community and that independent living apartments as part of this project would help make the connection with mixed use and the residential component should be more integrated with the commercial use. Commissioner Dandekar noted she was a member of the LUCE task force and that her recollection of the intended use of the site was an energized node that would cater to young people that work in this area. Commissioner Ostebur agreed with Commissioner Dandekar’s comments noting that housing should be a main objective. Planning Commission Meeting Minutes June 13, 2018 Page 3 of 5 Commissioner Wulkan stated he thought the project looked like two separate projects. He stated that although the assisted living use is needed, the intent for mixed use is for housing and jobs to be in proximity and the proposal is not consistent with mixed-use intent. He also noted concerns with compatibility in terms of design of the commercial loading areas being near the windows of the assisted living facility. Commissioner McKenzie supported the idea of a stronger independent living component with better connectivity and noted that if workforce housing could be approved by the ALUC it is well suited for the area. He echoed comments on compatibility and concerns with circulation and traffic. Commissioner Jorgensen stated concerns with the commercial loading zone’s proximity to the assisted living facility. He noted this corner will be useful for commercial development with all of the pending housing to be constructed in the area. He stated a desire to bring pedestrians into the area with a larger plaza for restaurant uses and said he did not see the synergy between the assisted living use and the retail center and there should be more space for pedestrians. Commissioner Stevenson stated going higher would allow for more density if allowed by the ALUC and residential should be shifted farther north away from Tank Farm Road. Commissioner Dandekar stated that this is a major corridor and the corner could be more of a statement to make the corner more urban and function as a gateway. Vice Chair Stevenson again noted the community strongly needs the assisted living use and memory care facilities and that he is OK with the uses if there is more independent living and that he supports Commissioner Jorgensen’s comments that there should be more plazas and the existing plaza is somewhat auto dominated. He stated the mix of uses could work with independent living included and better incorporation into the site plan. Chair Fowler stated there may be too much parking for the assisted living facility and that with height it may be possible to get residential in the commercial component. He stated there is some opportunity for the uses to work as noted by Commissioner Stevenson and asked Community Development Director, Michael Codron if there was adequate direction from the Commission. Michael Codron discussed the Special Focus Area policy for the area regarding the mix of uses on the site and that it would be helpful in the future to provide more information on some of the existing and pending projects in the area. Michael Codron summed up his understanding of the Commission’s feedback noting he did not hear strong direction that the corner commercial component absolutely had to include residential and that the proposed mix of uses could be appropriate but that the two uses need to communicate and that the retail component needs to be able to add to the vitality of the area. Commissioner Stevenson stated there needs to be a better connection between uses and that with this project it needs an independent living apartments component. Planning Commission Meeting Minutes June 13, 2018 Page 4 of 5 Commissioner Dandekar stated there should still be opportunity to keep the assisted living facility but still accommodate residences on upper floors in the retail component. Commissioner Stevenson summarized that he didn’t think the Commission was commenting the uses were the issue, but the site plan needs revisions. RECESS: The Commission recessed at 7:25 p.m. and reconvened at 7:30 p.m. with all Commissioners present. BUSINESS ITEMS 3.Zoning Regulations Update. Review of the Draft Zoning Regulations Update focused on implementing the policies and programs of the Land Use and Circulation Elements (LUCE). The update also incorporates best practices, addresses deficiencies identified by staff in working with the document daily, and reformats the document; Negative Declaration of Environmental Impact under CEQA; Case #: GENP-0327-2017; City-wide; City of San Luis Obispo, applicant. Deputy Director Doug Davidson, and Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries. Chair Fowler opened the public hearing. Public Comments Kathy Borland Bob Lucas Emily Ewer Stephen Peck Dave Juhnke Tom Swem Jim Duffy James Lopes Save Our Downtown Charlene Rosales, San Luis Obispo Chamber of Commerce Sarah Flickinger Sandra Rowley Russell Brown Devin Gallagher Chair Fowler closed the public hearing. RECESS: The Commission recessed at 8:54 p.m. and reconvened at 9:03 p.m. with all Commissioners present. The following comments were provided: Planning Commission Meeting Minutes June 13, 2018 Page 5 of 5 Article 1: No changes. Article 5: Page 416 –17.92.040 A.– change 50% to 75% or more Article 7: Change references to City’s CEQA Guidelines to State’s CEQA Guidelines Article 8 No changes. Motion by Commissioner McKenzie, Second by Vice Chair Stevenson to continue the item to the June 14 Adjourned meeting. Motion carried on a voice vote of 7-0-0. COMMENT AND DISCUSSION 4. Agenda Forecast – No report provided. ADJOURNMENT The meeting was adjourned at 9:30 p.m. The next Adjourned Regular meeting of the Planning Commission is scheduled for Thursday, June 14, 2018 at 6:00 p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE PLANNING COMMISSION: 07/11/2018