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HomeMy WebLinkAbout04-09-2014 PC MinutesSAN LUIS OBISPO PLANNING COMMISSION MINUTES April 9, 2014 CALL TO ORDER /PLEDGE OF ALLEGIANCE OATH OF OFFICE: Reappointed Commissioner Ronald Malak and new Commissioner Hemalata Dandekar were sworn in by City Clerk Anthony Mejia ROLL CALL: Commissioners Hemalata Dandekar, John Fowler, Ronald Malak, Michael Multari, William Riggs, and Vice - Chairperson John Larson Absent: Chair Michael Draze Staff: Community Development Deputy Directors Doug Davidson and Kim Murry, Senior Planner Pam Ricci, Associate Planner Brian Leveille, Housing Programs Manager Tyler Corey, Supervising Civil Engineer Hal Hannula, City Attorney Christine Dietrick, and Recording Secretary Diane Clement ELECTION: Commr. Malak nominated Commr. Larson as Chairperson and Commr. Multari as Vice - Chairperson. The nomination was seconded by Commr. Fowler. Both were elected unanimously. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of March 26, 2014, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1327 Osos Street. GP /R/TR 96 -13: Request to amend the General Plan Land Use and Zoning maps to reconfigure the boundary between the Medium -High Density and Office designations on the site as well as review of tentative map to create nine residential condominium units and up to eight commercial units; R -3- H/O-H zones; Mission Medical, LLC, applicant. (Pam Ricci) Senior Planner Ricci presented the staff report, recommending adoption of the Draft Resolution (Attachment 1), which recommends that the City Council: a. Approve the General Plan Amendment and Rezoning. b. Approve a Vesting Tentative Tract Map, based on findings, including a finding supporting the preparation of an Addendum to the previously- approved Mitigated Negative Declaration, and subject to conditions. Planning Commission Minutes April 9, 2014 Page 2 Carol Florence, Oasis Associates, representing the applicant, requested adoption of the Draft Resolution and noted that the project has been rezoned to put the office portion on Osos Street and the residential portion on Morro Street. She noted that the project will use a grid map concept for the offices which allows for the flexibility to divide the space up in many different potential configurations and to have one or multiple owners and that the onsite open space, both common and private, is well over the minimum requirements. Jonathan Watts, architect, Cunningham Group, stated that the residential unit design off of Morro Street is a single - family home with the garage on the first floor under each home, private space near each front entrance, and private rooftop garden space above each home. He noted that the residential units and the offices in the podium building will share the elevator. Hamish Marshall, applicant, stated that the zoning was changed in 2008 and has now been switched back to the original zoning. He noted that congestion caused by the parking area on Osos Street will be reduced after the project is built. He stated the zoning was switched back because Osos Street, being a main thoroughfare, is an appropriate location for the offices while Morro is a residential street. He noted that the architect's goal was to make the project fit in with the historical buildings on Morro. PUBLIC COMMENTS: James Lopes, SLO, representing Save Our Downtown, stated that he is in favor of keeping R -3 zoning on Osos Street to provide residential neighbors to the existing apartment on the corner, and to give residents closer proximity to the park and the neighborhood store at Pismo and Osos Streets. He stated that he does not support the requested reduction in parking and that the architectural design should be Neo- Victorian and /or compatible with the adjacent church. He described the location of the project as a unique are - a nexus between downtown and the historical neighborhood. Stewart Jenkins, SLO, stated that he lives adjacent to the project and is not opposed to something going in but is opposed to the zoning change and the building massing. He noted that roof decks are not found on any historic properties and that loud parties on the proposed decks are a problem waiting to happen. He also stated that building this project will result in further congestion due to the loss of parking on the empty lot where houses once stood next to the church and that there had been an agreement with the church that those houses would be replaced with new single - family homes. Karl Peterson, SLO, representing the owner at 1322 Morro Street, stated that he was in opposition to the flipping of the zoning and the four -story building. He supported having the offices on Morro Street. He noted that the most recent design of the project is an improvement. There were no further comments made from the public. Planning Commission Minutes April 9, 2014 Page 3 COMMISSION COMMENTS: Commr. Larson stated he was not on the Planning Commission when this project was first considered. He asked staff to address the architecture and appearance in light of the CHC's recommendation for denial. Senior Planner Ricci stated that the CHC and ARC reviewed an earlier version of the project architectural design and that both groups will review the modified design after City Council review of the zone change and tentative map. She noted that it is possible for contemporary architecture to be compatible with an historical neighborhood. Commr. Malak commended the applicant for the inclusion of an affordable unit and for the cell grid idea for the office space. He asked for an explanation of the in -lieu fees for 19 spaces. Senior Planner Ricci explained that the property is now a parking area for medical offices so there must be in -lieu fees paid for the loss of those spaces. Commr. Riggs stated that the issue is complex and nuanced and that the City has purview to make provisions for how to provide future parking such as investing in a new parking structure. He noted that parking often drives the design of projects. Commr. Malak asked about the history and health of large trees on the project property. Senior Planner Ricci stated the tree proposal requires that the Oak trees along Osos Street be preserved but that the old, distressed Monterey pines along Osos are causing some sidewalk upheaval and the City Arborist recommends removal. She stated that those along Morro Street are not heritage trees and those on the property are smaller and less significant. She noted the applicant is replacing trees and there will be a review by the ARC. Commr. Malak stated he is concerned that the homes will be purchased by investors and could be occupied by students, leading to doubling up the occupancy and causing parking problems. He asked about the possibility of deed restrictions to allow only owner occupancy. City Attorney Dietrick stated that deed restrictions are not a possibility as a condition of approval on a tentative map. Commr. Multari agreed with Commr. Riggs that parking tends to drive projects. He stated that it is clear that the ten percent parking reduction is supported but that the twenty percent reduction for mixed use is not. He suggested that a more practical solution would be to develop a vehicle trip- reduction management plan which could move some of the parking to the nearby City parking structure with the owners of the offices providing employee and, possibly, customer parking passes. He noted that, had this project been one block over, the parking requirement would have been halved. He stated there was probably a need to do some comprehensive thinking about how parking is calculated in the City. He indicated that, he was puzzled by comments from Planning Commission Minutes April 9, 2014 Page 4 speakers who want to switch the location of the offices because it is counterintuitive to put the offices on a quiet street and doing so would generate more traffic and congestion on Morro Street. He stated he supports the zoning configuration as presented. He expressed reluctance to approve the project's Vesting Tentative Tract Map without knowing what the final design is going to look like because other Commissions are still working on it. Commr. Riggs stated he wanted clarification about whether the number of units could change without coming back to the Planning Commission. City Attorney Dietrick stated that the number could change because it is a single lot approval but changes that trigger additional impacts would require review for mitigation purposes. Commr. Riggs supported the residential mix, the location on the bike boulevard, the zoning flip, and the parking. He stated that perhaps this project presented an opportunity to consider the concept of unbundled parking where homeowners purchase parking separately from their residence and whether two cars per unit should be encouraged. Commr. Fowler noted that parking does drive much of the project design and the reduction request meets the letter of the law. He asked why the design was switched from one everyone really liked. Hamish Marshall responded that building underground parking would have been very expensive and current pricing would not support that expense. He noted that the Railroad Square project has worked out well with no covered parking and only one space per unit. Commr. Fowler asked if changing the CC &Rs will require City approval City Attorney Dietrick responded that proposed changes to the City provisions in the CC &Rs would require City approval. Commr. Dandekar stated that she finds the zoning switch and the rearrangement of parking with tandem spaces for the residential units logical and commends the plan but is concerned about the issues raised by the CHC and ARC. She noted that the fit is good on Morro Street but it is a difficult fit on Osos Street in relation to the church. She stated she is uncomfortable approving the Vesting Tentative Tract Map due to potential configuration changes. Commr. Larson expressed concern that the ARC might think they have to approve the project if the Planning Commission approves the map. Commr. Fowler stated he would have preferred that the project went back to the ARC and the CHC before coming to the Planning Commission. Planning Commission Minutes April 9, 2014 Page 5 Commr. Larson stated that it is a matter of whether the Planning Commission is comfortable with the staff recommendation to approve the additional twenty percent parking reduction allowed under mixed use or with requiring a conditional use permit under traffic reduction as suggested by Commr. Multari. Commr. Riggs stated that Commr. Multari's suggestion is very good and that he supports the spirit of the parking proposal but prefers to let staff come up with the means. He suggested dealing with the components of the resolution by approving the zoning change separately and then either decide on or continue the issue of the vesting map. Senior Planner Ricci noted that there is no specific reference to parking in the recommendation and a separate motion could be made about the parking reduction on which the ARC could act. Commr. Dandekar stated she would have been more comfortable if the CHC and the ARC had signed off on this project and she is comfortable with dealing with parts of the resolution but would rather not be in a position of having seemed to approve of the whole thing. Senior Planner Ricci stated that the CHC and the ARC have reviewed this and it is important to have the fundamental land use approved before the final design is approved because the map will follow that final design. City Attorney Dietrick stated it is always true that when a tentative tract map is approved, changes are made and there will never be a project that ends up looking exactly like the original tentative tract map. Commr. Larson stated that the Commission needs to determine if the CHC denial or any of the other issues rise to the level of making the CEQA document inadequate. He stated that the project will still go forward to the City Council, no matter what action is taken by the Commission, and that there is an obligation to grapple with the issues and make a recommendation to the Council and recognize that it is going to be reviewed by others. On motion by Commr. Multari seconded by Commr. Riggs, to adopt the Staff recommendation in regard to the change in land use and zoning as noted in the "Whereas" statements and Section 1 of the Resolution but not including the Vesting Tract Map in Section 2 of the Resolution. AYES: Commrs. Dandekar, Fowler, Malak, Multari, Riggs, and Larson NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 6:0 vote Planning Commission Minutes April 9, 2014 Page 6 On motion by Commr. Multari, seconded by Commr. Larson, to recommend to the Architectural Review Commission and Staff that a reduction in parking is appropriate and the appropriate mechanism is the administrative use permit and that the_parkioq reduction for shared parking is approved. Commr. Multari stated this gives Staff the flexibility to come up with a plan. Commr. Larson stated he supports this to make the parking reduction consistent with code requirements. Commr. Fowler stated he disagrees and is more comfortable with the staff recommendation. He noted that the result will be the same either way. Commr. Riggs stated that he would prefer not to have a formal motion and that it is recorded in the minutes, and staff can get this done without a motion. Senior Planner Ricci stated that having a motion in the minutes helps document the Commission's direction on parking. Commr. Dandekar stated that, even if the result is the same for the parking reduction, these kinds of- decisions lead to precedents, so the vehicle with which parking reduction is done should be determined for others who will want parking reductions in the future. Senior Planner Ricci stated that the ARC is able to act on the parking reduction and often approves shared and mixed -use parking reductions and, therefore, no separate application is needed. There were no further comments made from the Commission. AYES: Commrs. Dandekar, Fowler, Malak, Multari, Riggs, and Larson NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 6:0 vote. On motion by Commr. Riggs, seconded by Commr. Fowler, to approve the Vesting Tentative Tract Map and Section 2 of the Resolution. AYES: Commrs Fowler, Malak, Riggs, and Larson NOES: Commrs. Dandekar and Multari RECUSED: None ABSENT: Commr. Draze The motion passed on a 4:2 vote. 2. Citywide. GPI 16 -14 & GPI 45 -14: Review of amendments to Title 17 (Zoning Regulations) of the Municipal Code associated with establishing a Reasonable Planning Commission Minutes April 9, 2014 Page 7 Accommodation review process and Good Neighbor Policy for homeless services; City of San Luis Obispo, applicant. (Tyler Corey) Housing Programs Manager Tyler Corey presented the staff report, recommending the Planning Commission adopt a resolution which recommends the City Council adopt the proposed amendments to Title 17 (Zoning Regulations) of the Municipal Code and the Good Neighbor Policy. PUBLIC COMMENTS: Charlene Rosales, SLO Chamber of Commerce, stated that the Chamber of Commerce supports the amendments to the Municipal Code and Good Neighbor Policy. Jim Famalette, Community Action Partnership, stated that the Community Action Partnership supports the amendments to the Municipal Code and Good Neighbor Policy as a positive for the community and for the homeless clients. There were no further comments made from the public. COMMISSION COMMENTS: There were no comments made from the Commission. On motion by Commr. Multari and seconded by Commr. Malak, to adopt the Planning Commission resolution which recommends that the City Council adopt the proposed amendments to Title 17 (Zoning Regulations) of the Municipal Code and Good Neighbor Policy. AYES: Commrs. Dandekar, Fowler, Larson, Malak, Multari, and Riggs NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 6:0 vote. 3. Citywide. GPI 54 -14: 2013 Annual Report on the status and implementation of the General Plan; City of San Luis Obispo, applicant. (Brian Leveille) Associate Planner Brian Leveille presented the Staff report, recommending forwarding the 2013 Annual Report on the General Plan to the City Council for acceptance. COMMISSION COMMENTS: Commr. Malak expressed concern about water resources and supported water offsets for new projects such as low -flow toilets, shower heads, etc. Planning Commission Minutes April 9, 2014 Page 8 Commr. Malak made a motion to direct staff to bring forward a proposed ordinance to require water off -sets with new development. Motion is seconded by Vice -Chair Larson for purposes of discussion. Deputy Community Development Director Murry noted that Title 24 already addresses requirements for water - saving devices and the City does have robust policies and programs concerning water resources conservation and use. She stated that in the 1990s there was a toilet retrofit program for existing homes funded by new development, and suggested that staff could provide a memo summarizing City policies and efforts made to implement water conservation measures. Commr. Malak stated he wants funding from developers to pay for retrofitting and water conservation. City Attorney Dietrick suggested that the appropriate motion would be for the Commission to make a recommendation to the Council to have staff look into this. Commr. Multari suggested asking staff to provide a presentation at a future Commission meeting regarding existing policies efforts underway regarding water conservation to inform the Commission prior to making a recommendation to the Council. Commr. Malak withdrew the motion and second Larson concurred. There were no further comments made from the Commission. PUBLIC COMMENTS: There were no comments made from the public. On motion by Commr. Multari, seconded by Commr. Rig -gs, to compliment on a report that could be a model for other cities and forward the 2013 Annual Report on the General Plan to the City Council for acceptance. AYES: Commrs. Dandekar, Fowler, Larson, Malak, Multari, and Riggs NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 4. Staff a. Agenda Forecast by Doug Davidson 1) April 23, 2014, meeting cancelled 2) May 14, 2014 meeting — two items 3) May 28, 2014, meeting — the Chevron project Planning Commission Minutes April 9, 2014 Page 9 b. Community Development Deputy Director Murry stated that staff is seeking Commission input on receiving meeting packets electronically with plans still delivered as hard copy. She stated that the goal is to provide meeting agenda materials a week in advance of the meetings. Commr. Malak stated he prefers hard copy but would like to receive the packets earlier. Commr. Multari asked if the City would provide tablets. Community Development Deputy Director Murry stated that analysis of costs associated with iPads or tablets is underway to understand the full cost of transitioning to electronic distribution. Commr. Multari noted that electronic packets could be more cumbersome unless the City provides hardware. Commr. Riggs stated that he uses a tablet and has the ability to search documents and have the General Plan and other documents readily available. He noted that he prefers digital copies and has been requesting this service for months. Commr. Fowler stated he wants to try the digital version. Commr. Dandekar stated it would be nice to have an iPad dedicated solely for City business. 5. Commission a. Commr. Malak stated that he attended the Planning Commissioners Academy and considered it a valuable experience for new and continuing Commissioners. b. Commr. Dandakar stated that she welcomes the opportunity to have voice in the future of the City as a Planning Commissioner. She noted she will not be able to attend the May 14 meeting due to a scheduling conflict. ADJOURNMENT: The meeting was adjourned at 9:28 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Planning Commission on May 14, 2014- r Lauri Thomas Administrative Assistant III