HomeMy WebLinkAboutItem 1a - 01-08-2020 PC Minutes DraftCity of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo
Minutes - Draft
Planning Commission
Regular Meeting
Wednesday, January 8, 2020
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, January 8, 2020 at 6:03 p.m. in the Council Hearing Room, located at 990 Palm
Street, San Luis Obispo, California, by Chair Wulkan.
ROLL CALL
Present: Commissioners Robert Jorgensen, Steve Kahn, John McKenzie, Nicholas Quincey,
Charles Stevenson, Vice-Chair Hemalata Dandekar, and Chair Mike Wulkan
Absent: None
Staff: Community Development Director Michael Codron, Principal Planner Tyler Corey,
Assistant City Attorney Charles Bell, and Deputy City Clerk Kevin Christian
Pledge of Allegiance
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
David Brodie
--End of Public Comment--
1.CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY COMMISSIONER STEVENSON, SECOND BY
COMMISSIONER KAHN, CARRIED 7-0-0 to approve the Special Planning Commission
Minutes of November 6, 2019.
Item 1
Packet Page 1
Planning Commission Meeting Minutes Page 2 of 6
January 8, 2020
PUBLIC HEARINGS
2.Project Address: 545 Higuera & 486 Marsh; Case #: ARCH-0017-2019; Zone: C-D;
Marsh Higuera Mixed Use LLC, owner/applicant. Review of a proposed four-story, 50-
foot tall, mixed-use project consisting of 5,241 square feet of commercial use on the ground
floor, eight hotel suites, and 39 residential units. Project includes: a request for a mechanical
parking lift; parking, landscaping, and site improvements; and a categorical exemption from
environmental review (CEQA).
Senior Planner Shawna Scott presented the staff report and responded to Commission inquiries.
Applicant representative Joel Snyder, Ten Over Studio, summarized building design
considerations, provided comments concerning potential impacts to nearby historic buildings,
and reviewed neighborhood auto, pedestrian, and bicycling connectivity.
Chair Wulkan opened the public hearing.
Public Comments
David Brodie
David Maksoudian
Lori Manfredi
James Papp
Applicant representative, Joel Snyder, and applicant, Taylor Judkins, responded to
Commission questions raised during public comment.
Chair Wulkan closed the public hearing.
ACTION: MOTION BY COMMISSIONER STEVENSON, SECOND BY VICE CHAIR
DANDEKAR, SECOND WITHDRAWN BY VICE CHAIR DANDEKAR, MOTION
SECOND BY COMMISSIONER MCKENZIE, CARRIED 5-0-2 (Commissioner Quincey
and Vice Chair Dandekar Dissenting), to continue the item to a date uncertain with the
following direction to the applicant:
The exteriors of both buildings A and B shall be redesigned to bring them into compatibility
with adjacent and surrounding architectural forms that reflect and preserve the historic
character of the downtown area and equally important in size and scale. (Community Design
Guide specific references: 1.1, 3.1.A.3, 3.1.B.2, and generally sections 2 through 5).
Additional comments provided by the Commission, but not specifically incorporated into the
motion, included the following:
•Consideration of additional setbacks on Marsh and Higuera street fronts, which would be
more consistent with policy; but do not reduce or effect proposed residential density
•Motion addresses exterior elevations; window design is critical, wants to see consistent
fenestration and maintenance of four-sided architecture
•Explore issue of one-way driveway
•Make sure trees will be tall (privacy between balconies and residential use)
Item 1
Packet Page 2
Planning Commission Meeting Minutes Page 3 of 6
January 8, 2020
4.Agenda Item 4 was heard at this time.
RECESS
Chair Wulkan called for a recess at 7:50 p.m. The meeting reconvened at 8:00 p.m. with all
Commissioners present.
3.Project Address: 301 Prado; Case #: ARCH-0424-2019; Zone: B-P-SP, C/OS-SP; 301
Prado Group, LLC, owner/applicant. Review of seven two-story structures consisting of
approximately 160,000 square feet of office and industrial space. The project is consistent
with the Margarita Area Specific Plan Final Environmental Impact Report (EIR) and
Supplemental Initial Study and Mitigated Negative Declaration (MND) adopted for Vesting
Tentative Tract Map #3011.
Associate Planner Kyle Bell presented the staff report and responded to Commission
inquiries.
Applicant Representative Pam Ricci, RRM Design Group, reviewed the history and purpose
of the project coming before the Planning Commission, and provided a broad overview of
project consistency to City Design Guidelines.
Chair Wulkan opened the public hearing.
Public Comments
None
Chair Wulkan closed the public hearing.
ACTION: MOTION BY COMMISSIONER STEVENSON, SECOND BY
COMMISSIONER JORGENSEN, CARRIED 7-0-0 to adopt a resolution entitled:
“A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF SEVEN, TWO-STORY STRUCTURES
CONSISTING OF APPROXIMATELY 159,663 SQUARE FEET OF OFFICE AND
INDUSTRIAL SPACE. THE PROJECT IS CONSISTENT WITH THE MARGARITA
AREA SPECIFIC PLAN FINAL ENVIRONMENTAL IMPACT REPORT (EIR) AND
SUPPLEMENTAL INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
(IS/MND) ADOPTED FOR VESTING TENTATIVE TRACT MAP #3011; AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JANUARY 8,
2020 (301 PRADO ROAD, ARCH-0424-2019)” with the following modifications to
SECTION 3. Action:
•Condition No. 14 – “Prior to building permit issuance, a comprehensive sign
program for the project shall be developed to the review and approval of the
Community Development Director. The sign program shall include information on
the sizes, locations, colors, materials, type, and illumination of signage proposed for
the building and the overall site. Project signs shall be designed to be compatible
Item 1
Packet Page 3
Planning Commission Meeting Minutes Page 4 of 6
January 8, 2020
with the architecture of proposed buildings and to complement the site’s setting. Any
new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may
refer signage to the ARC if it seems excessive or out of character with the project.”
•Delete Condition No. 23
•Condition No. 25 – “Prior to issuance of building permits, the project applicant shall
be responsible for paying applicable Transportation Impact Fees per the fee schedule
effective at the time the vesting tentative tract map was deemed complete (August 24,
2009), subject to the satisfaction of the Public Works Director.”
•Condition No. 34 – “Sewer flow rates and flow velocities shall comply with the
requirements of the 2016 Wastewater Collection System Infrastructure Renewal
Strategy. Prior to final release of occupancy for a permitted building on-site, the
project’s sewer system shall include a 12” sewer main from Prado Road to the Tank
Farm Lift Station installed utilizing an alignment agreed upon by the developer and
the City Utilities Department. Should the developer elect to route the public sewer
main through a portion of the development, the City shall be granted the appropriate
easement. This condition may be considered for a private reimbursement if new
developments can be serviced by the proposed sewer main.”
•Condition No. 35 – “The existing sewer coming from the east and flowing west of the
Prado Road round-a-bout shall be rerouted south into the new 12” sewer constructed
by this project along the eastern boundary of the parcel and into the Tank Farm Lift
Station. This condition may be considered for a private reimbursement if new
developments can be serviced by the proposed sewer main.”
•Condition No. 36 – “All sewer mains that encounter hydrocarbons in the existing soil
during excavation shall be made of fiber reinforce concrete pipe capable of
withstanding aggressive soils commonly encountered in this area, and to the
satisfaction of the Utilities Director.”
•Condition No. 38 – “…Prior to issuance of a building permit the development’s water
system shall have: a 12-inch public water main along Davis Road extending from
Prado Road and to the south terminus of Davis Road. If hydrocarbons are
encountered, all water mains shall be provided with the proper hydrocarbon resistant
gaskets or other protection measures approved to the satisfaction of the Utilities
Director. This condition may be considered for private reimbursement if new
developments can be services by the proposed water main.”
•Condition No. 40 – “…The domestic main shall have meters along the public right of
way, or shall have a public master meter with private sub-meters serving the
individual parcels, under the same ownership, and. An alternate combined fire and
domestic system may be considered during the development of the building plans that
meets all code requirements, but the final design approval shall be to the satisfaction
of the Utilities Director and Fire Marshall.”
•Condition No. 42 – “The existing well located at the southwest corner of the Parcel
Map shall be abandoned prior to occupancy of the final building to be constructed.”
Item 1
Packet Page 4
Planning Commission Meeting Minutes Page 5 of 6
January 8, 2020
The following item was reviewed out of order, prior to the meeting recess and item 3.
4.Project Address: 862 Aerovista; Case #: ARCH-0430-2019 & USE-0522-2019; Zone:
BP-SP; SLOQ Properties LLC, owner and Quaglino Properties LLC, applicant . Review
of a new two-story office development consisting of 37,508 square feet of office space and
associated site improvements including parking lots, site access upgrades, landscaping
upgrades, and minor improvements to the unnamed drainage tributary that daylights along
the north and west property lines. The project also includes a minor use permit request to
allow a medical office use with the Business Park zone within the Airport Area Specific Plan.
Project is categorically exempt from environmental review (CEQA).
Associate Planner Kyle Bell recommended that the Commission continue the public hearing
to a date uncertain to allow the applicant team more time to revise the Biological
Assessment Survey in order to provide greater clarification regarding the on-site habitats.
ACTION: By unanimous consensus, the Commission continued this item to a date uncertain.
5.Case #: CODE-0821-2019. Review of amendments to Title 17 (Zoning Regulations) of the
Municipal Code associated with provisions for Accessory Dwelling Units and Junior
Accessory Dwelling Units, with a Categorical Exemption from Environmental Review.
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to
Commission inquiries.
Chair Wulkan opened the public hearing.
Public Comments
Cristina Pires
Dustin Pires
Matt Leal
Greg Wynn
Garrett Philbin reading for Krista Jeffries
Tammy Cody
Chair Wulkan closed the public hearing.
Staff responded to questions raised during public comment.
ACTION: MOTION BY COMMISSIONER STEVENSON, SECOND BY
COMMISSIONER JORGENSEN, CARRIED 7-0-0 to adopt a resolution entitled:
“A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING CITY COUNCIL INTRODUCE AND ADOPT AN ORDINANCE
AMENDING TITLE 17 (ZONING REGULATIONS) OF THE MUN ICIPAL CODE
ASSOCIATED WITH ACCESSORY DWELLING UNIT AND INTRODUCING JUNIOR
ACCESSORY DWELLING UNIT PROVISIONS WITH A STATUTORY EXEMPTION
FROM ENVIRONMENTAL REVIEW (CODE-0821-2019)” with environmental review and
proposed amendments to Zoning Regulations as presented in the staff report with the
Item 1
Packet Page 5
Planning Commission Meeting Minutes Page 6 of 6
January 8, 2020
following exception:
-Environmental Review to only identify a statutory rule under public resource code
21080.17 as reason for exemption and removing language citing the “general rule”
exception from CEQA.
-Strike additional language proposed to be added to B.5.a.(6) and B.5.a.(7), and only
include language previously include in this section regarding matching style and form,
and compatible materials.
-Adding B.9. which states that no additional exceptions, except as provided in B.5.a(10)
may be approved.
-Revising language for Junior Accessory Dwelling Units to allow for garages to be
converted to a Junior Accessory Dwelling Unit (C.2.d).
-Revising language for Junior Accessory Dwelling Units to allow for an internal
connection to the main living area to be maintained or removed.
COMMENT AND DISCUSSION
6.Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 9:32 p.m. The next Regular meeting of the Planning Commission
is scheduled for Wednesday, January 22, 2020 at 6:00 p.m., in the Council Chamber, 990 Palm
Street, San Luis Obispo, California.
APPROVED BY THE PLANNING COMMISSION: XX/XX/2020
Item 1
Packet Page 6