HomeMy WebLinkAbout09-14-2022 PC Agenda Packet - AMENDED
Planning Commission
REVISED AGENDA
Wednesday, September 14, 2022, 6:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
The City of San Luis Obispo has returned to in-person meetings. Zoom participation will not be
supported. For those attending in-person, City facilities will be at limited capacity and masks are
strongly recommended. Planning Commission meetings can be viewed remotely on Channel 20 and
the City’s YouTube Channel: http://youtube.slo.city
INSTRUCTIONS FOR PUBLIC COMMENT:
Public Comment prior to the meeting (must be received 3 hours in advance of the meeting):
Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990
Palm Street, San Luis Obispo, California, 93401.
Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your
email, please include the date of the meeting and the item number (if applicable). Emails will not
be read aloud during the meeting.
Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the
agenda item number you are calling about, and leave your comment. Verbal comments must be
limited to 3 minutes. Voicemails will not be played during the meeting.
*All correspondence will be archived and distributed to members, however, submissions received
after the deadline will not be processed until the following day.
Public Comment during the meeting:
Meetings have returned to an in-person format. To provide public comment during the meeting,
you must be present in the Council Chambers.
Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy,
Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire
to utilize electronic visual aids to supplement their oral presentation are encouraged to provide
display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the
City Clerk's Office at cityclerk@slocity.org or (805) 781-7100.
Pages
1.CALL TO ORDER
Vice Chair Steve Kahn will call the Regular Meeting of the Planning Commission
to order.
2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
At this time, people may address the Commission about items not on the
agenda. Comments are limited to three minutes per person. Items raised at this
time are generally referred to staff and, if action by the Commission is
necessary, may be scheduled for a future meeting.
3.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Planning Commission to pull an item for discussion. The public may
comment on any and all items on the Consent Agenda within the three-minute
time limit.
3.a.CONSIDERATION OF MINUTES - AUGUST 10, 2022 PLANNING
COMMISSION MINUTES
5
Recommendation:
To approve the Planning Commission Minutes of August 10, 2022.
4.PUBLIC HEARINGS
Note: Any court challenge to the action taken on public hearing items on this
agenda may be limited to considering only those issues raised at the public
hearing or in written correspondence delivered to the City of San Luis Obispo at,
or prior to, the public hearing. If you wish to speak, please give your name and
address for the record. Please limit your comments to three minutes; consultant
and project presentations limited to six minutes.
4.a.2223 MONTEREY ST. (ARCH-0327-2021) REVIEW OF A REVISED
PROJECT DESIGN FOR THE MOTEL INN, AN 83-ROOM HOTEL
WITH 29 BUNGALOW GUESTROOM BUILDINGS, FOUR SMALL
OUTBUILDINGS, POOL AREA, AND ASSOCIATED SITE
IMPROVEMENTS
11
Recommendation:
Continue consideration of the item to a date uncertain to allow additional
time for staff and the applicant to review and address certain items
related to the information and analyses set out in the Initial Study and
Mitigated Negative Declaration and Addendum for the project.
4.b.950 HIGH ST. & 1940 SANTA BARBARA (USE-0477-2022)
ESTABLISH A SAFE PARKING PROGRAM AT RAILROAD SQUARE
TO PROVIDE THOSE EXPERIENCING HOMELESSNESS WITH
VEHICLES A SAFE PLACE TO TEMPORARILY PARK OVERNIGHT
TO FACILITATE THE TRANSITION TO PERMANENT HOUSING
13
*Revised Recommendation:
Staff is recommending that the Planning Commission continue the
public hearing to a date uncertain to allow the applicant team time to
address concerns that were raised by members of the community during
a recent neighborhood meeting. Staff will continue to work with
CAPSLO to improve upon the management of the program and provide
adequate resources to the neighborhood to address concerns related to
homelessness.
5.COMMENT AND DISCUSSION
5.a.STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Housing Policy & Programs Manager
Teresa McClish.
6.ADJOURNMENT
The next Regular Meeting of the Planning Commission is scheduled for
September 28, 2022 at 6:00 p.m. in the Council Chambers at City Hall, 990
Palm Street, San Luis Obispo.
LISTENING ASSISTIVE DEVICES for the hearing impaired--see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7100 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
Planning Commission meetings are televised live on Charter Channel 20 and on
the City's YouTube Channel: http://youtube.slo.city. Agenda related writings or
documents provided to the Planning Commission are available for public
inspection on the City’s website: https://www.slocity.org/government/mayor-and-
city-council/agendas-and-minutes.
1
Planning Commission Minutes
August 10, 2022, 6:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Planning
Commissioners
Present:
Commissioner Emily Francis, Commissioner Michael Hopkins,
Commissioner Bob Jorgensen, Commissioner Juan Munoz-Morris,
Vice Chair Steve Kahn, Chair Nick Quincey (one vacant seat)
City Staff Present: Community Development Director Michael Codron, Senior
Planner Brian Leveille, Assistant City Attorney Markie Kersten,
and Megan Wilbanks, Deputy City Clerk
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to
order on August 10, 2022 at 6:02 p.m. in the Council Chambers at City Hall, 990
Palm Street, San Luis Obispo, by Chair Quincey.
2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
3. CONSENT
3.a CONSIDERATION OF MINUTES - JUNE 22, 2022 PLANNING
COMMISSION MINUTES
Motion By Commissioner Francis
Second By Commissioner Hopkins
To approve the Planning Commission Minutes of June 22, 2022.
Ayes (6): Commissioner Francis, Commissioner Hopkins, Commissioner
Jorgensen, Commissioner Munoz-Morris, Vice Chair Kahn, and Chair
Quincey
CARRIED (6 to 0)
Page 5 of 31
2
4. PUBLIC HEARINGS
4.a 1531 MONTEREY ST. (DIR-0228-2022) REVIEW OF A REQUEST FOR
A 50% PARKING REDUCTION FOR A SITE WITH A RESTAURANT
(CAFÉ) AND A DWELLING UNIT
Commissioner Francis recused from Item 4a, as she is consulting with
Hunter Smith Architecture on a personal project and left the room.
Assistant Planner Walter Oetzell presented the staff report and responded
to Commission inquiries.
Applicant, Robin Covey, provided a brief overview of the project and
responded to Commissioner inquiries.
Chair Quincey opened the Public Hearing.
Public Comments:
None
--End of Public Comment--
Chair Quincey closed the Public Hearing
Motion By Commissioner Jorgensen
Second By Commissioner Hopkins
Adopt a Resolution approving the Parking Reduction request, based on
findings and subject to conditions of approval.
"A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA, APPROVING A 50% PARKING
REDUCTION FOR A RESTAURANT (CAFÉ AND BAKERY) AND
DWELLING, REDUCING THE PARKING REQUIREMENT TO 7 SPACES
WHERE 13 SPACES WOULD OTHERWISE BE REQUIRED; AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
AUGUST 10, 2022 (1531 MONTEREY STREET; APPLICATION DIR
0228 2022)"
Ayes (5): Commissioner Hopkins, Commissioner Jorgensen, Commissioner
Munoz-Morris, Vice Chair Kahn, and Chair Quincey (one vacant seat)
Recused (1): Commissioner Francis
CARRIED (5 to 0)
Page 6 of 31
3
4.b 175 VENTURE DR. (ARCH-0084-2022) REVIEW OF THE R-1 PORTION
(PHASE 5) OF THE AVILA RANCH DEVELOPMENT PLAN, WHICH
WOULD ALLOW UP TO 101 SINGLE-FAMILY DWELLING UNITS
Contract Planner John Rickenbach presented the staff report and
responded to Commission inquiries.
Applicant representatives, Carol Florence, Principal Planner with Oasis
Associates; Michael Stone, Senior Designer with Bassenian Lagoni
Architecture; and Dan Garson, Director of Land Development for Wathen
Castanos Homes, provided a brief overview of the project and responded
to Commissioner inquiries.
Chair Quincey opened the Public Hearing.
Public Comments:
None
--End of Public Comment--
Chair Quincey closed the Public Hearing.
Motion By Vice Chair Kahn
Second By Commissioner Jorgensen
Adopt a Resolution approving the R-1 portion (Phase 5) of the Avila
Ranch project based on findings and subject to conditions of approval.
"A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO APPROVING SITE DESIGN AND LAYOUT FOR 101
RESIDENTIAL UNITS WITHIN THE R-1 COMPONENT OF THE AVILA
RANCH PROJECT TO BE DEVELOPED WITHIN PHASE 5 OF THE
DEVELOPMENT PLAN, AND FINDING THE PROJECT IS EXEMPT
FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AS
REPRESENTED IN THE AGENDA REPORT AND ATTACHMENTS
DATED AUGUST 10, 2022, FOR THE PROJECT LOCATED AT 175
VENTURE DRIVE (ARCH-0084-2022)"
Ayes (6): Commissioner Francis, Commissioner Hopkins, Commissioner
Jorgensen, Commissioner Munoz-Morris, Vice Chair Kahn, and Chair Quincey
(one vacant seat)
CARRIED (6 to 0)
Page 7 of 31
4
4.c 2223 MONTEREY ST. (ARCH-0327-2021) REVIEW OF A REVISED
PROJECT DESIGN FOR THE MOTEL INN, AN 83-ROOM HOTEL WITH 29
BUNGALOW GUESTROOM BUILDINGS, FOUR SMALL OUTBUILDINGS,
POOL AREA, AND ASSOCIATED SITE IMPROVEMENTS
Assistant City Attorney Markie Kersten, Community Development Director
Michael Codron, and Senior Planner Brian Leveille advised the
Commission that staff would be revising their recommendation, to
recommend that consideration of the project be continued to a date certain
to allow time for staff to consider concerns raised in Agenda
Correspondence received regarding environmental review of the project..
Staff requested that the Planning Commission hear the presentation from
Assistant Planner Walter Oetzell and the Applicant, receive public
testimony, and provide initial feedback to the Applicant for consideration
before the continued hearing.
Assistant Planner Walter Oetzell presented the staff report and responded
to Commission inquiries. The Applicant, Damien Mavis with Covelop, Inc.,
and their representative, Ariana Melendez, Project Architect for Studio
Design Group Architects, provided a brief overview of the project and
responded to questions raised.
Chair Quincey opened the Public Hearing.
Public Comments:
Jim Dantona
--End of Public Comment--
Chair Quincey closed the Public Hearing.
Motion By Commissioner Jorgensen
Second By Commissioner Hopkins
To continue review of the project to a date certain, the September 14, 2022
Planning Commission Meeting.
Ayes (6): Commissioner Francis, Commissioner Hopkins, Commissioner
Jorgensen, Commissioner Munoz-Morris, Vice Chair Kahn, and Chair Quincey
(one vacant seat)
CARRIED (6 to 0)
Page 8 of 31
5
5. COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Senior Planner Brian Leveille provided the following updates:
Currently, no items are scheduled for the August 24, 2022 Planning
Commission meeting so it will be canceled.
On September 14, 2022, the Planning Commission will continue
review of the Motel Inn Project (2223 Monterey St., ARCH-0327-2021),
review the Use Permit for the Safe Parking Program at the Railroad
Square, and review the Safety Element.
Vice Chair Kahn indicated that he would be absent from the September
14, 2022 Planning Commission Meeting.
Chair Quincey announced that he intends to resign from the Planning
Commission, effective immediately, as he is moving out of San Luis
Obispo. This resignation will create two vacant positions on the Planning
Commission.
6. ADJOURNMENT
The meeting was adjourned at 7:44 p.m. The next Regular Meeting of the
Planning Commission is scheduled for September 14, 2022 at 6:00 p.m. in the
Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. The Regular
Meeting of August 24, 2022 will be canceled.
_________________________
APPROVED BY PLANNING COMMISSION: XX/XX/2022
Page 9 of 31
Page 10 of 31
PLANNING COMMISSION AGENDA REPORT
SUBJECT: ARCH-0327-2021 (2223 MONTEREY): REVIEW OF A REVISED PROJECT
DESIGN FOR THE MOTEL INN, AN 83-ROOM HOTEL WITH 29 BUNGALOW
GUESTROOM BUILDINGS, FOUR SMALL OUTBUILDINGS, POOL AREA, AND
ASSOCIATED SITE IMPROVEMENTS, INCLUDING AN EXCEPTION FROM WALL
HEIGHT STAN
BY: Walter Oetzell, Assistant Planner FROM: Tyler Corey, Deputy Director
Phone Number: (805) 781-7593 Phone Number: (805) 781-7169
Email: woetzell@slocity.org Email: tcorey@slocity.org
APPLICANT: Motel Inn, L.P. REPRESENTATIVE: Studio Design Group Architects
RECOMMENDATION
Continue consideration of the item to a date uncertain to allow additional time for staff
and the applicant to review and address certain items related to the information and
analyses set out in the Initial Study and Mitigated Negative Declaration and Addendum
for the project.
Meeting Date: 9/14/2022
Item Number: 4a
Time Estimate: 10 Minutes
Page 11 of 31
Page 12 of 31
City of San Luis Obispo, Council Memorandum
City of San Luis Obispo
Planning Commission Agenda Correspondence
DATE: September 14, 2022
TO: Chair and Commissioners
FROM: Kyle Bell, Housing Coordinator
VIA: Teresa McClish, Housing Programs Manager
SUBJECT: ITEM #4b - REQUEST TO ESTABLISH A SAFE PARKING PROGRAM AT
RAILROAD SQUARE TO PROVIDE INDIVIDUALS AND FAMILIES
EXPERIENCING HOMELESSNESS WITH VEHICLES A SAFE PLACE TO
TEMPORARILY PARK OVERNIGHT TO FACILITATE THE TRANSITION
TO PERMANENT HOUSING
REVISION TO STAFF RECOMMENDATION
Staff is recommending that the Planning Commission continue the public hearing to a
date uncertain to allow the applicant team time to address concerns that were raised by
members of the community during a recent neighborhood meeting1.
Staff will continue to work with CAPSLO to improve upon the management of the program
and provide adequate resources to the neighborhood to address concerns related to
homelessness.
1 Agenda Correspondence for the September 14, 2022 Planning Commission Meeting
Page 13 of 31
Page 14 of 31
PLANNING COMMISSION AGENDA REPORT
SUBJECT: REQUEST TO ESTABLISH A SAFE PARKING PROGRAM AT RAILROAD
SQUARE TO PROVIDE INDIVIDUALS AND FAMILIES EXPERIENCING
HOMELESSNESS WITH VEHICLES A SAFE PLACE TO TEMPORARILY PARK
OVERNIGHT TO FACILITATE THE TRANSITION TO PERMANENT HOUSING
PROJECT ADDRESS: 950 High Street & BY: Kyle Bell, Housing Coordinator
1940 Santa Barbara Phone Number: 805-781-7524
Email: kbell@slocity.org
FILE NUMBER: USE-0477-2022 FROM: Tyler Corey, Deputy Director
RECOMMENDATION
Adopt the Draft Resolution (Attachment A) approving the project, based on findings and
subject to conditions of approval.
SITE DATA
Applicant
Representative
Zoning
General Plan
Site Area
Environmental
Status
CAPSLO
City of San Luis Obispo
PF-H (Public Facilities) with a
Historic Preservation Overlay
Public
~2.55 acres
Categorically exempt from
environmental review under CEQA
Guidelines section 15301 (Existing
Facilities).
SUMMARY
The proposed project consists of formalizing the temporary Safe Parking Program at
Railroad Square through a Conditional Use Permit, in accordance with Zoning
Regulations Section 17.10.020 Table 2-1 (Uses Allowed by Zone) and Section 17.86.230
(Safe Parking) (Attachment B, Project Description). The program was initially established
under the City’s Emergency Proclamation to provide safe shelter options for individuals
and families experiencing homelessness during the COVID-19 Pandemic. The program
is intended to continue operation of 29 vehicle parking spaces and 6 bus parking spaces,
for a total of 35 parking spaces to be used for the Safe Parking Program within Railroad
Square, in partnership with CAPSLO to manage and oversee the program.
Meeting Date: 9/14/2022
Item Number: 4b
Time Estimate: 20 Minutes
Page 15 of 31
Item 4b
USE-0477-2022 – 950 High Street & 1940 Santa Barbara Street
Planning Commission Report – September 14, 2022
1.0 PLANNING COMMISSION’S PURVIEW
The Planning Commission’s role is to review the project for consistency with the General
Plan, Zoning Regulations, Community Design Guidelines (CDG), Railroad District Plan
and applicable City development standards. Planning Commission (PC) review is
required for Safe Parking activities within the Public Facilities (PF) zone (USE-0477-
2022).
2.0 BACKGROUND
On August 18, 2020, the City Council adopted Resolution No. 11149 affirming the actions
of the Emergency Services Director by Emergency Services Director Proclamation No. 5,
which was adopted on August 7, 2020. Through the two actions, the City found that
emergency measures were necessary to support and facilitate the expansion of safe
parking facilities for unhoused persons in order to minimize exposure to the elements that
compromise health, to minimize risks of sustained close contact and congregation to
mitigate transmission of COVID-19, and to advance social distancing and personal
hygiene protocols necessary to prevent or minimize the spread of COVID-19 and protect
the public health, safety, welfare and economic security of the citizens of San Luis Obispo.
The emergency proclamation included provisions to suspend the conditional use permit
requirements of Municipal Code Section 17.86.230 (Safe Parking Ordinance) associated
with any current homeless or supportive services provider permitted or contracted with
the City of San Luis Obispo to the extent that such provisions would otherwise limi t or
prevent the expansion of safe parking facilities within the City. In accordance with the
emergency proclamation the City Council established requirements for the Community
Development Director to establish new safe parking locations upon review and approval
of an application submitted by a new non-profit community partner.
The City has authorized and funded one expanded site at Railroad Square in partnership
with the City's only current safe parking services provider CAPSLO. The City’s Homeless
Response Manager has continuously worked with providers and members of the
unhoused community to identify and minimize barriers to utilization and provide flexibility
to quickly expand services to move unhoused persons into shelter in a timely manner
responsive to diverse needs. On February 25, 2022, the State of California and the
County of San Luis Obispo lifted the local health emergency declarations, effectively
ending the suspension on the Safe Parking Ordinance provisions, and a Conditional Use
Permit is required for the continued operation of the Safe Parking Program at Railroad
Square.
Staff has reached out to the neighboring businesses and residences to identify any on -
going concerns over the last two years that the program has been operating. As a result
of the outreach efforts, staff has not received any complaints regarding the management
of the program, however, concerns have been communicated to staff regarding the
presence of unhoused individuals at the site, outside of the hours of operation of the
program. Staff recommends resolving this concern by establishing an updated
Neighborhood Relations Plan (Attachment C) and providing neighboring businesses and
residences with an info sheet listing applicable resources and contact information.
Page 16 of 31
Item 4b
USE-0477-2022 – 950 High Street & 1940 Santa Barbara Street
Planning Commission Report – September 14, 2022
Additionally, the City is in the process of hiring a new resource who will assist in
conducting more proactive outreach to regularly check in and address neighborhood
concerns as they arise.
3.0 PROJECT ANALYSIS
The proposed project must conform to the standards and limitations of the Zoning
Regulations and Engineering Standards. Staff has evaluated the project’s consistency
with relevant requirements and has found it to be in substantial compliance, as discussed
in this analysis.
3.1 Consistency with the General Plan
The General Plan Land Use Element Table 1 identifies Homeless Shelters and similar
services as appropriate within the Public Land Use Designation. The Housing Element
Policy 8.10 encourages the City to assist the homeless and those at risk of becoming
homeless by supporting shelters, temporary housing, and transitional housing. The
project is consistent with the General Plan Policies because it provides a form of
transitional shelter for individuals and families experiencing homelessness or at risk of
becoming homeless. City policies further support homeless services and transitional
housing opportunities in the PF zone, especially those located close to major transit, bike,
and pedestrian corridors.
3.2 Consistency with the Railroad District Plan
The City’s Railroad District Plan describes the negative impacts of unregulated homeless
encampments within the Railroad area. The Railroad District Plan encourages solutions
for addressing homelessness by identifying homeless shelters and similar social service
programs as allowed uses within the Railroad District Plan area. The project is limited to
the existing parking area within Railroad Square, no other improvements are proposed
with the project, except for one additional porta-potty for the limited use of participants of
the project. The restroom facilities will be locked outside of the hours of operation of the
program.
3.3 Consistency with the Zoning Regulations
In accordance with Zoning Regulations Section 17.10.020 Table 2-1 (Uses Allowed by
Zone), safe parking activities are conditionally allowed within the PF zone, subject to a
Conditional Use Permit. Section 17.86.230 (Safe Parking) establishes standards required
for any Safe Parking Facility within the City of San Luis Obispo. As noted above and within
the project description, the applicant provides programming that meets each of these
standards (Attachment D, Safe Parking Program Rules). Several factors of the proposed
project have been considered and analyzed as part of the use permit review as stipulated
in Safe Parking standards. These factors are identified and discussed below:
Number of Vehicles Allowed: The Safe Parking Program at Railroad Square provides 29
vehicles and 6 bus spaces, for a maximum of 35 parking spaces to be dedicated as safe
parking spaces.
Page 17 of 31
Item 4b
USE-0477-2022 – 950 High Street & 1940 Santa Barbara Street
Planning Commission Report – September 14, 2022
Hours of Operation: The facility will operate from 7:00 p.m. to 7:00 a.m. Staff finds that
the proposed hours are appropriate per information from the City of San Luis Obispo
Police Department and past program practice.
Separation Between Facilities: Currently the only other Safe Parking Program that is in
operation is located at 40 Prado Road and is associated with the Homeless Shelter. There
is adequate separation between both safe parking facilities.
Neighborhood Relations Plan: The City of San Luis Obispo established the Good
Neighbor Policy in order to maintain clear expectations between the community and
homeless services. As such the applicant has provided a Neighborhood Relations Plan
based on the tools outlined within the Good Neighbor Policy (Attachment 3, Neighborhood
Relations Plan).
Monitoring and Oversight: The proposed safe parking program will provide overnight
monitoring of the Safe Parking Area with the use of on -site security cameras. The program
will use the same monitoring system that was in place during the operation of the
temporary Railroad Square Safe Parking. The video footage from the surveillance system
is referenced if and when there is a security concern reported on -site. In addition, the
applicant will provide a point of contact that community members may contact via e -mail
with any issues or concerns related to the program.
Restroom, Water and Trash Facility Plan: The Safe Parking Program currently has one
porta-potty, one hand wash station, and one dumpster to service the site. Based on
feedback from CAPSLO and nearby businesses, CAPSLO would like to add a second
porta-potty to this site, as well as a lock on the dumpster to prevent illegal dumping.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA) because it consists of leasing existing public facilities for the purposes
of overnight parking for individuals and families experiencing homelessness, which does
not result in any expansion of existing uses and is consistent with policies and standards
applicable to the Public Facilities zone, as described in State CEQA Guidelines Section
15301 (Existing Facilities). The proposed additional porta-potty is categorially exempt
from the provisions of CEQA because the placement of the temporary bathroom facility
is located on a public facility and designed for public use of participant s of the program,
and will have no significant impact on the environment, as described in CEQA Guidelines
Section 15311 (Accessory Structures).
5.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including
Planning, Housing & Homelessness, Police, and Code Enforcement. Staff has not
identified any unusual site conditions or circumstances that would require special
conditions. Other comments have been incorporated into the draft resolution as
conditions of approval.
Page 18 of 31
Item 4b
USE-0477-2022 – 950 High Street & 1940 Santa Barbara Street
Planning Commission Report – September 14, 2022
6.0 ALTERNATIVES
1. Continue project. An action to continue the item should include a detailed list of
additional information or analysis required to make a decision.
2. Deny the project. An action denying the project should include findings that cite the
basis for denial and should reference inconsistency with the General Plan, Community
Design Guidelines, Railroad District Plan, Zoning Regulations or other policy
documents.
7.0 ATTACHMENTS
A - Draft Resolution (USE-0477-2022)
B - Project Description (USE-0477-2022)
C - Neighborhood Relations Plan (USE-0477-2022)
D - Safe Parking Program Rules (USE-0477-2022)
Page 19 of 31
Page 20 of 31
RESOLUTION NO. PC-XXXX-22
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING A SAFE PARKING PROGRAM AT
RAILROAD SQUARE TO PROVIDE INDIVIDUALS AND FAMILIES
EXPERIENCING HOMELESSNESS WITH VEHICLES A SAFE PLACE
TO TEMPORARILY PARK OVERNIGHT TO FACILIT ATE THE
TRANSITION TO PERMANENT HOUSING. PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
SEPTEMBER 14, 2022 (950 HIGH STREET & 1940 SANTA BARBARA
STREET, USE-0477-2022)
WHEREAS, On August 18, 2020, the City Council of the City of San Luis Obispo
conducted a web based public hearing adopting Resolution No. 11149 (2020 Series), that
authorized the City to establish the Railroad Square Safe Parking Program under the
City’s Emergency Proclamation to provide safe shelter options for individuals and families
experiencing homelessness during the COVID-19 Pandemic, pursuant to a proceeding
instituted by the Emergency Services Director Proclamation No. 5; and
WHEREAS, On September 14, 2022, the Planning Commission of the City of San
Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm
Street, San Luis Obispo, California, pursuant to a proceeding instituted under USE-0477-
2022, City of San Luis Obispo, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly
considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to
the project (USE-0477-2022), based on the following findings:
1. As conditioned, the use will not harm the general health, safety, and welfare of
people living or working in the vicinity because the proposed use is compatible with
the project site and with existing and potential uses in the vicinity which include
public facilities. Conditions of approval have been included to ensure compatibility
with surrounding uses and the facilitation of participants’ transition to permanent
housing.
2. The proposed project is consistent with General Plan Housing Element policies to
support local solutions to meet the needs of the homeless (HE 1.7 and 8.11).
Page 21 of 31
Resolution No. PC-XXXX-22
950 High Street & 1940 Santa Barbara Street, USE-0477-2022
Page 2
3. The proposed project is consistent with the City’s 2021-2023 Financial Plan Major
City Goal for (Housing and Homelessness) by providing transitional housing
options for individuals and families experiencing homelessness in partnership with
a non-profit agency CAPSLO.
4. As conditioned, the proposed safe parking use complies with all provisions of the
City’s Safe Parking Ordinance (Municipal Code Section 17.86.230).
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) because it consists of
leasing existing public facilities for the purposes of overnight parking for individuals and
families experiencing homelessness, which does not result in any expansion of existing
uses and is consistent with policies and standards applicable to the Public Facilities zone,
as described in State CEQA Guidelines Section 15301 (Existing Facilities). The proposed
additional porta-potty is categorially exempt from the provisions of CEQA because the
placement of the temporary bathroom facility is located on a public facility and designed
for public use of participants of the program, and will have no significant impact on the
environment, as described in CEQA Guidelines Section 15311 (Accessory Structures).
SECTION 3. Action. The project conditions of approval do not include mandatory
code requirements. Code compliance will be verified during the plan check process,
which may include additional requirements applicable to the project. The Planning
Commission hereby grants final approval to the project with incorporation of the following
conditions:
Planning Division
1. This Conditional Use Permit shall be subsequently reviewed at a public
Administrative Hearing if the City receives substantiated written complaints from any
citizen, Code Enforcement Officer, or Police Department employee, which includes
information and/or evidence supporting a conclusion that a violation of this
Conditional Use Permit, or of City ordinances or regulations or Police Department
resources (calls for service) applicable to the property or the operation of the Safe
Parking Program, has occurred. At the time of the review, to ensure on-going
compatibility of the uses on the project site, the Administrative Hearing Officer
reserves the authority to elevate the review to the Planning Commission, where
conditions of approval may be added, deleted, or modified, or the Conditional Use
Permit may be revoked.
2. The maximum number of vehicles allowed as part of the Safe Parking Program at
the subject location shall not exceed 35.
3. The hours of operation for the Safe Parking Program at the subject location shall be
limited to 7:00 p.m. to 7:00 a.m., daily.
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Resolution No. PC-XXXX-22
950 High Street & 1940 Santa Barbara Street, USE-0477-2022
Page 3
4. The program administrator shall implement the proposed Neighborhood Relations
Plan for the Safe Parking Program. Any changes to the Neighborhood Relations Plan
shall be to the approval of the Community Development Director.
5. The program administrator shall provide overnight monitoring and oversight of the
Safe Parking Area with the use of on-site security cameras. Video footage shall be
made available to the Police Department in the event of any security concern on site.
6. The program administrator shall provide water, restrooms and trash facilities for
participant use from 7:00 p.m. to 7:00 a.m. Trash and restroom maintenance shall
be provided on a weekly basis.
Indemnification
7. The applicant shall defend, indemnify and hold harmless the City and/or its agent s,
officers and employees from any claim, action or proceeding against the City and/or
its agents, officers or employees to attack, set aside, void or annul, the approval by
the City of this project, and all actions relating thereto, including but not limited to
environmental review (“Indemnified Claims”). The City shall promptly notify the
applicant of any Indemnified Claim upon being presented with the Indemnified Claim
and the City shall fully cooperate in the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner
_____________, and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 14th day of September, 2022.
_____________________________
Teresa McClish, Secretary
Planning Commission
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Safe Parking Program
Project Description
See responses to Performance Standards in Blue.
17.86.230 – Safe Parking
A. Purpose and Intent. Safe parking provides homeless individuals and families with
vehicles a safe place to temporarily park overnight to facilitate the transition to
permanent housing. The provisions contained in this Section enable safe parking in
certain zones in the City subject to specific performance standards and permit
requirements. These standards and requirements are intended to ensure that safe
parking facilities will be compatible with surrounding uses and effective at facilitating
participants’ transition to permanent housing.
B. Permit Required. The establishment of a safe parking use shall require a Conditional
Use Permit approval where allowed, consistent with Table 2-1: Uses Allowed by Zone.
C. Accessory Use in Residential Zones. If located in the R-1, R-2, R-3, and R-4 zones,
safe parking is only allowed when accessory to a public assembly or religious
assembly facility. Safe parking is prohibited as a primary use in the R-1, R-2, R-3, and
R-4 zones and in all applicable zones on properties that contain residential uses as
the primary use.
D. Application Requirements. Whenever a social service provider (or, if the social
service provider is not the property owner, a property owner who is affiliated with or
can qualify as a social service provider) submits a Conditional Use Permit application
for consideration, as a part of the application, sufficient information shall be submitted
to the Community Development Department to determine whether the proposed safe
parking facility complies with the provisions of this Section. In addition to the required
Conditional Use Permit application checklist items, the application shall include the
following:
1. Site plan indicating the location of trash and recycling facilities, water, restroom
facilities, exterior light fixtures, location and distances to residential properties,
public transportation, and location of designated overnight parking spaces.
2. Hours of operation.
3. Monitoring and oversight program.
4. Neighborhood relations plan.
5. Sufficient information to determine that the applicant is a social service provider
that is qualified to operate a safe parking program or is affiliated with a social
service provider that demonstrates the experience and qualifications to manage
the site and meet the performance standards identified in this Chapter.
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6. Any other information the Director may determine is necessary to ensure
compliance with the provisions of this Section.
E. Performance Standards.
1. Social Services Provider. Safe parking facilities shall be managed by a qualified
social service provider, subject to the approval of the Director.
CAPSLO has been funded by the City and County to provide homeless day
and sheltering services for approximately 20 years. In addition, CAPSLO
has provided case management services to homeless individuals and
families for over 10 years.
2. Case Management. Participants shall be paired with a case manager and enrolled
in a self-sufficiency program to facilitate the transition to permanent housing.
All Safe Parking Program participants are required to be enrolled in case
management to facilitate the transition to more permanent housing.
3. Background Check. Prospective participants shall submit to a criminal history
background check. Participant exclusion shall be determined by the social service
provider on a case-by-case basis.
All Safe Parking Program participants are required to submit to a
background check see CAPSLO Safe Parking Program Screening form).
4. Restroom, Water and Trash Facilities. Restroom, water and trash facilities shall
be provided, maintained, and accessible to participants during safe parking facility
hours.
A bathroom will be provided for evening use. During the day the restrooms
will be locked. A commercial trash bin is located on-site. Regular trash and
toilet maintenance is provided.
5. Residency Preference. Social service provider shall give preference to those with
proof of residency in the County for a minimum period of six months within the last
two years. Evidence of residency may include, but not limited to, items such as
rental agreements, mortgage, utility, hotel and medical facility bills, paystubs, and
intake from homeless service programs.
Preference is given to local residents and is verified during the case
management intake process.
6. Buffer from Residential Use. Participant vehicles shall maintain a minimum
buffer of 50 feet from any property that contains a residential use. Buffers less than
50 feet may be allowed through the Use Permit review process on a case-by-case
basis when determined to be compatible with the neighborhood. Buffers greater
than 50 feet may be necessary for neighborhood compatibility, which will be
determined on a case-by-case basis as part of the Conditional Use Permit review
process.
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The nearest residence to the project site is located approximately 200 feet
from the boundaries of the Safe Parking area, which exceeds the 50 foot
buffer requirement.
7. Authorized Vehicles Only. Social service provider shall ensure that only vehicles
registered in the program are parked overnight during program hours. A parking
permit shall be provided to all participants to be displayed in vehicle windows in a
form to be approved by the Public Works Director.
Only vehicles registered in the program are allowed (one vehicle per
program participant at the site).
8. Participant Information. At all times, the social service provider shall maintain a
roster of the names and vehicle license numbers of ea ch participant who is
authorized to park overnight.
An updated roster of names and vehicle numbers are located at the Center
office.
9. Written Agreement with Participants. Only participants who have entered into a
written agreement with a social service provider shall be allowed to use parking
spaces overnight. The written agreement between the social service provider and
participant shall include, but not limited to, the following terms and conditions:
a. Only one vehicle is allowed per participant.
b. At least one participant per vehicle shall possess a current driver’s license,
vehicle registration, and insurance for the vehicle that will be parked overnight.
The social service provider shall keep a copy of all three on record.
c. Vehicles may only be occupied by participants and approved registered
household members. Guests shall not be allowed.
d. Participants shall not use or possess any illegal drugs or alcohol either on their
person or in their vehicle.
e. Participants shall not use or possess any weapons or firearms of any kind in
program vehicles.
f. No fires of any kind shall be allowed.
g. No music may be played that is audible outside participants’ vehicles.
h. No cooking or food preparation shall be performed outside of the participants’
vehicles. Cooking inside vehicles is prohibited unless the vehicle was
manufactured with cooking appliances.
i. Camping tarps or equipment beyond the participant’s vehicle are prohibited.
j. Participants shall maintain control of animals. Animals shall be kept on a leash
at all times and animal waste shall be picked up immediately and disposed of
properly.
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k. Participants shall not dump sewage or other waste fluids or solids, deposit
excreta outside a vehicle, or park vehicles that leak excessive fluids (i.e.,
gasoline, transmission or radiator fluid, or engine oil).
See attached Safe Parking Program Rules attachment.
F. Use Permit Considerations. Items to be determined by the Planning Commission as
part of the Conditional Use Permit review process on a case-by-case basis shall
include, but are not limited to, the following:
1. Number of Vehicles Allowed. The total number of vehicles allowed at each safe
parking facility location.
2. Hours of Operation. The days and hours of safe parking facility operation.
3. Separation between Facilities. Sufficient distance between existing and
proposed safe parking facilities.
4. Neighborhood Relations Plan. A neighborhood relations plan shall be provided for each
safe parking facility location to address any complaints in a timely manner, including
consistency with any adopted good neighbor policy.
5. Monitoring and Oversight. Monitoring and oversight shall be provided during safe
parking facility hours.
6. Restroom, Water and Trash Facility Plan. A restroom, water and trash facility plan shall
be provided and include the location, hours of availability and maintenance program for
site facilities.
G. Revocation of a Permit. The Conditional Use Permit can be referred to the Planning
Commission for reconsideration if determined by the Director upon receipt of substantiated
written complaints from any citizen, Code Enforcement Officer, or Police Department Officer,
which includes information and/or evidence supporting a conclusion that a violation of the
Conditional Use Permit, or of City ordinances or regulations applicable to the property or
operation of the facility, has occurred. At the time of review, to ensure compliance with
applicable laws and conditions of Conditional Use Permit, conditions of approval may be
added, deleted, modified, or the Conditional Use Permit may be revoked.
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COMMUNITY ACTION PARTNERSHIP OF SAN LUIS OBISPO COUNTY
NEIGHBORHOOD RELATIONS PLAN
RAILROAD SAFE PARKING
In order to mitigate potential impacts of the Railroad Square Safe Parking Program activities,
Community Action Partnership of San Luis Obispo County (CAPSLO) will implement the
following processes/procedures:
A. CAPSLO will provide various methods in which the community may contact the
organization. During business hours (Monday through Friday, 8am-5pm) concerned
community members can contact the CAPSLO administrative office to communicate any
concerns they may have. After business hours, CAPSLO maintains a confidential hotline
that can accessed via telephone (805.549.6899) or email (hotline@capslo.org). These
contacts are posted on the CAPSLO website (under Contact Us). All concerns are given to,
and reviewed by, the Community Services Program Director, COO or CEO, and are
promptly (within 24 business hours) addressed.
B. All concerns or complaints will be documented, with copies given to the Community
Services Program Director, COO and/or CEO, who review, contact the complainant and
address the issue within 24 business hours.
C. All participants within the Railroad Square Safe Parking Program must initial and sign the
Program Rules which advises participants, in writing, of their obligation to comply with
applicable laws and established protocols which address and prevent repeated violation of
laws, which have adverse neighborhood or community impacts.
D. CAPSLO staff is provided with information pertaining to emergency contact procedures
during initial training. Police and/or Fire are always contacted in an emergency.
E. All CAPSLO facilities undergo yearly in-depth inspections by the Facilities and
Maintenance Division to identify any large-scale needs. On a quarterly basis, Facilities
inspects the facility to develop a “punch list” of needs that are to be addressed in the next
90 days. The Community Services Program Director also conducts a monthly walk-through
of facility needs. Work orders that are submitted to the Facilities Division with timeframes
for completion. Emergency issues are dealt with immediately.
F. The project site will maintain security cameras and outdoor lighting for the Safe Parking
Program location.
G. Participants of the Safe Parking Program who are denied or suspended from the program
are provided with the San Luis Obispo County Community Services tri-fold resource list
as well as a list of Food Distribution Sites for SLO County.
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H. CAPSLO will mail all businesses within a ¼ mile radius their contact information should
business owners have concerns regarding the Safe Parking Program. In the case any
changes occur to the Safe Parking Program, neighboring businesses withi n the ¼ mile
radius will be notified.
I. CAPSLO will meet whenever needed and requested by the City and/or other community
groups to review reports, issues and policies.
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Community Action Partnership
Railroad Square Safe Parking Program
Rules
I, agree to abide by the rules and regulations of the Railroad Square's Safe Parking
Program.
Please initial all items:
_____ Program Participants must be enrolled in Case Management to facilitate their
transition to more permanent housing.
_____ Program Participants shall not use or possess any drugs or alcohol either on their
person or in their vehicle.
_____ Program Participants shall not possess any weapons or firearms of any kind
either on their person or in their vehicle.
_____ No fires of any kind shall be permitted.
_____ No music may be played that is audible outside Program Participants' vehicles.
_____ No cooking or food preparation shall be performed outside of the Program
Participant’ s vehicles.
_____ Camping tarps or equipment beyond the top of the Program Participant's vehicle
are prohibited.
_____ Only one vehicle is allowed per Program Participant at the site.
_____ Overnight parking is limited to the hours between 7:00 p.m. and 7:00 a.m.
_____ At least one Program Participant per vehicle shall possess a current driver's
license, vehicle registration, and insurance for the vehicle that will be parked
overnight.
_____ Utilities such as water, electricity or gas shall not be connected to RVs or other
vehicles.
_____ Vehicles may only be occupied by Program Participants and approved registered
household members. Guests are not allowed.
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