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HomeMy WebLinkAbout02-26-2014 PC MinutesSAN LUIS OBISPO PLANNING COMMISSION MINUTES February 26, 2014 CALL TO ORDER /PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, Ronald Malak, Michael Multari, William Riggs, Charles Stevenson, Vice - Chairperson John Larson, and Chairperson Michael Draze Absent: None Staff: Community Development Director Derek Johnson, Deputy Community Development Directors Doug Davidson and Kim Murry, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of February 12, 2014, were approved as amended. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PRESENTATION: A presentation was made by Detlev Peikert, AIA LEED Architect, RRM Design Group, and John Campanella, City of Santa Barbara Planning Commissioner, regarding lessons learned from a pilot project to test approaches to achieve more affordable housing in the City of Santa Barbara. Commission Comments: Commr. Multari asked if developers could apply for bonuses under state law in addition to incentives provided by the City of Santa Barbara. Mr Peikert and Mr. Campanella clarified that the affordable housing regulations were covered by different codes but that there were provisions that allowed for density bonuses and increased square footage allowed under this program. Mr. Campanella added that, for development in mixed use areas, the incentive is that the existing first -floor commercial can be rebuilt with housing on the floors above. In response to a question about setbacks from Commr. Fowler, Mr. Campanella stated that the City of Santa Barbara is using variable setbacks and an average of those setbacks in calculations. He also noted that open space can be above grade level, such as on roofs and that this is especially applicable when developing narrow lots. Commr. Riggs stated that he sees no direct correlation between parking structures and affordability. He asked why minimum standards for parking are not eliminated because they seem to work against achieving greater density. Commr. Riggs asked what is Planning Commission Minutes February 26, 2014 Page 2 being done in Santa Barbara to address unit mix that is affordable. Mr. Campanella responded that there is a need to determine that product being built is both what people want and what can be financed. Commr. Riggs stated that he does not see any market incentive to provide larger subsidized units to accommodate families. Commr. Multari noted that, on the open market, incentives are lacking to support developers in building housing needed in the community. Mr. Peikert stated that there is the possibility of a number of employers participating in a limited partnership to develop below- market rate housing for employees with developer profit. Commr. Riggs asked if Santa Barbara had any developers interested in building affordable housing. Mr. Peikert stated that there is a lot of interest in building apartments and there are nonprofits seeking subsidies to build. Mr. Peikert and Mr. Campanella asked the Commissioners how the Santa Barbara experience relates to San Luis Obispo, what challenges are anticipated in SLO, and what kind of process is needed to develop solutions. Commr. Draze noted that San Luis Obispo, like Santa Barbara, has done some creative things to encourage affordable housing development and that one parking space per unit should be enough, however there may be problems down the road. Mr. Peikert agreed and noted that lifestyle changes will be involved to adapt but that, the positive effects, including reducing traffic, make the changes worthwhile. Commr. Draze noted that the younger generation is not so tied to having cars sitting around and prefer the idea of cars on demand. Commr. Fowler asked if Mr. Peikert and Mr. Campanella are hopeful about Santa Barbara's first project. Mr. Peikert noted that the Arlington project was appealed and noted that commitment by decision - makers is important, as is educating the community about what you are trying to accomplish. Commr. Fowler asked how required retention of storm runoff impacts development. Mr. Campanella noted that requiring less parking leaves more green space to capture the water. Commr. Stevenson stated that he sees some similarities between the two cities and stated he was impressed with the charette process in Santa Barbara and the response by those who attended. He stated that San Luis Obispo has worked at adopting ordinances to allow for greater height downtown and that challenges are anticipated, including some pushback in the community. He stated that the community does understand the need for affordable housing and revitalization downtown to attract businesses. Commr. Multari asked that staff weave some of the ideas presented into the Housing Element. He stated that he hoped the City can find civic - minded developers and that the City will be challenged to provide affordable rentals and housing. 'He noted San Luis Obispo has significant differences from Santa Barbara. The City already allows greater density through variable density and the City is still not getting the needed affordable housing.. He stated that San Luis Obispo is not a built out community like Santa Barbara and still has areas for residential development. He further noted that San Luis Obispo does not see itself as an urban community and that residents see themselves as living in a rural or semirural area where open space is very valuable and Planning Commission Minutes February 26, 2014 Page 3 desirable. He also noted that San Luis Obispo is relatively smaller than Santa Barbara with a much higher student population that skews demographics and housing cost data. Commr. Riggs stated that San Luis Obispo might benefit from working with an employer with which to cooperate on housing options. He noted that many junior professors who live outside the City would prefer housing in San Luis Obispo. Community Development Director Johnson noted that there are differences between the two cities, including the proximity of less expensive housing within a 15 minute drive to San Luis Obispo. He stated that the Land Use and Circulation Element update contains direction to update the City's provisions for variable density and that a process comparable to Santa Barbara's charette would be helpful in this effort. Commr. Draze thanked the presenters for their time and information. Commr. Fowler noted that affordable housing is all about the economics, and he acknowledges Santa Barbara's efforts to tackle affordability via increased densities and educating the public, but it comes down to incentivizing the developers. PUBLIC COMMENTS: There were no comments made from the public. PUBLIC HEARING: 1060 Osos Street. A 9 -14: Request to operate a private rental facility for parties and events, including alcohol service; C -D -H zone; Anthony Ryan Benedicto, applicant. (Doug Davidson) (APPLICATION WITHDRAWN) PUBLIC COMMENTS: There were no comments made from the public. COMMENT AND DISCUSSION: Staff a. Agenda Forecast 1) March 12, 2014, meeting: The Margarita Area Tract #2353 and the neighboring tract will be on the agenda. 2. Commission a. Commr. Riggs commended members of the Kappa Kappa Gamma sorority who produced transit bookmarks in response to his suggestion at the September 25, 2013, Planning Commission meeting that they do something transit - oriented as a service project. Planning Commission Minutes February 26, 2014 Page 4 b. Commr. Riggs announced that on March 6 and 13, 2014, 3 -5 p.m., there will be student - driven presentations in the Cal Poly library concerning transportation. Information will be distributed to all Commissioners with details. ADJOURNMENT: The meeting was adjourned at 8:12 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Planning Commission on March 12, 2014. Lauri Thomas Administrative Assistant