HomeMy WebLinkAbout04-08-2015 PC MinutesSAN LUIS OBISPO
PLANNING COMMISSION MINUTES
April 8, 2015
CALL TO ORDER /PLEDGE OF ALLEGIANCE:
Chair Larson led the Pledge of Allegiance.
OATH OF OFFICE: Swearing in re- appointed Commissioner John Fowler.
City Clerk Mejia administered an Oath of Office to Commissioner Fowler.
ROLL CALL: Commissioners Hemalata Dandekar, Michael Draze, John Fowler,
Ronald Malak, William Riggs, Vice - Chairperson Michael Multari, and
Chairperson John Larson
Absent: None
Staff: Deputy Community Development Directors Doug Davidson and Kim
Murry, Assistant City Attorney Jon Ansolabehere, Interim Assistant City
Attorney Anne Russell, Supervising Civil Engineer Hal Hannula,
Associate Planner Rebecca Gershow, Associate Planner Rachel
Cohen, Transportation Operations Manager Jake Hudson, and
Recording Secretary Erica Inderlied
ELECTION OF OFFICERS:
On motion by Vice -Chair Multari, seconded by Commr. Draze, to appoint Chair Larson
to continue serving as Chair.
AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
On motion by Commr. Malak, seconded by Commr. Draze, to appoint Vice -Chair Multari
to continue serving as Vice - Chair.
AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: Minutes of March 25, 2015, were approved as amended.
Planning Commission Minutes
April 8, 2015
Page 2
PUBLIC COMMENTS ON NON - AGENDA ITEMS:
There were no comments from the public.
PUBLIC HEARINGS:
1. City -Wide. GENP- 1054 -2015: General Plan Annual Report for 2014; City of San
Luis Obispo— Community Development Department.
Rebecca Gershow, Associate Planner, presented the staff report, recommending that
the Commission forward the General Plan Annual Report to the City Council for
acceptance, with additional directional items if desired.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
Vice -Chair Multari commented on the importance of valuing all General Plan elements
and policies equally; stated that recent drought conditions may warrant a reanalysis of
report items relating to water supply.
In response to Vice -Chair Multari, Deputy Development Director Murry noted that
information could be added regarding the Utilities Department's update of the Water
Projection Model.
In response to Chair Larson, Deputy Development Directory Murry clarified that the
report presented reflects the General Plan as it existed last year and does not reflect
recent policy updates.
Chair Larson noted desire to have the City focus attention on the following programs:
construction of a community center, and the Laguna Lake Park and Sinsheimer Park
Master Plans.
In response to inquiry from Commr. Fowler, Deputy Community Development Director
Murry confirmed that a paragraph could be added to the report addressing the passage
of Measure Y and utilization of the funds therefrom. In response to inquiry from Fowler,
Deputy Community Development Director Davidson stated that recent software
improvements will allow better reporting of Building Division activity in future reports.
Commr. Fowler noted a desire to have the City continue to focus on the development of
affordable housing; requested that staff consider the possibility of analyzing the ratio of
commercial square- footage constructed to jobs created, similar to the analysis done
with residential construction.
Planning Commission Minutes
April 8, 2015
Page 3
Commr. Riggs noted a desire to have staff continually evaluate the effectiveness of the
City's new Odor Nuisance Ordinance; continue to focus on non - motorized
transportation; work toward creating more sophisticated parking policies.
There were no further comments from the Commission.
On motion by Vice -Chair Multari, seconded by Commr. Draze, to forward the 2014
General Plan Annual Report to the City Council for acceptance, with additional
directional items as noted.
AYES:
Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES:
None
RECUSED:
None
ABSENT:
None
The motion passed on a 7:0 vote.
2. 3761 & 3987 Orcutt Road. GP /R 95 -13 / TR /ER 114 -14 / SBDV- 0067 -2014:
Request to amend the General Plan and Orcutt Area Specific Plan (GASP),
including adjustment of the Urban Reserve Line (URL), rezoning of approximately
0.85 acres of Conservation /Open Space (C /OS) zoning to Single - Family
Residential (R- 1 -SP), reorientation of 2.8 acres of residential and parklands,
reorientation of wetlands mitigation sites, rezoning of 0.38 acres of R -1 -SP to R -2-
SP, addition of text to the OASP to "track" amendments, adjustments and
clarification to development standards; review of a new residential subdivision
(Tract 3063) adjacent to Righetti Hill with 304 new homes; review of a new
residential subdivision (Tract 3066) including 61 new homes and 5 existing homes
on 11.56 acres; and consideration of the Initial Study and a Mitigated Negative
Declaration, tiering off the OASP Final EIR (2010); R -1 -SP zone; Ambient
Communities, applicant. (Continued from March 25th Planning Commission
meeting.)
Assistant City Attorney Ansolabehere announced his recusal due to a professional
conduct conflict of interest and left the staff table. Interim Assistant City Attorney Russell
assumed his seat at the staff table.
David Watson, Consulting Planner, and Jake Hudson, Transportation Operations
Manager, presented the staff report, recommending that the Commission adopt
resolutions recommending that the Council adopt the project environmental document
and approve General Plan and Orcutt Area Specific Plan (OASP) amendments as
outlined; approve the Vesting Tentative Tract Map for the Righetti Property; approve the
Vesting Tentative Tract Map for the Jones property, based on findings and subject to
conditions which he outlined. Watson summarized revisions made to the proposal since
the last hearing.
Deputy Community Development Director Davidson noted public comment received
from neighbors, a memorandum from the applicant dated April 8, 2015 requesting
Planning Commission Minutes
April 8, 2015
Page 4
further review of particular conditions, and a memorandum from staff dated April 8, 2015
proposing clarifications to conditions, findings, and mitigation measures.
In response to inquiry from Commr. Riggs, Transportation Operations Manager Hudson
clarified the rationale for construction of a portion of the bike trail as Class II rather than
Class I; staff clarified that staff is seeking Commission input on dispersal versus
clustering of affordable housing units.
Chair Larson thanked staff for proposing an alternative realignment for the intersection
of E -2 Street and Hansen Lane noting that the grading required may render it infeasible.
Travis Fuentez, Ambient Communities, applicant, requested that the Commission take
action and allow staff to work with the applicants on unresolved issues such as phasing
of improvements during public improvement plan and Final Map review by City Council.
Todd Smith, Cannon Corp, project planner, summarized changes made to the proposal
in response to Commission comment, gave an overview of a possible 3 -phase plan.
PUBLIC COMMENTS:
Jean Knox, nearby property owner, spoke in support of the project; commented that
more affordable units should be constructed; noted concern about mitigation of noise
from the train tracks adjacent to the project site.
Byron Grant, Arroyo Grande, spoke in support of the project; commented that the Urban
Reserve Line was originally intended to be flexible; noted concern that this development
is bearing more than its fair share of the burden of constructing and financing the
improvements prescribed by the GASP.
Ernest Jones, property owner representing the Jones Ranch, spoke in support of the
project; urged the Commission act; noted concern that affordability decreases over time.
William Vega, San Luis Obispo, noted a desire to see more affordable units proposed;
stated that project is a step toward the City better - accommodating young professionals;
commented on the importance of project connectivity.
Jeanne Helphenstine, property owner representing Righetti Ranch, noted concern that
current applicants are being asked to bear an increasingly larger share of the required
plan area improvements, in apparent conflict with OASP Chapter 8.
There were no further comments from the public.
COMMISSION COMMENTS:
In response to Chair Larson, Deputy Community Development Director Davidson and
Travis Fuentez confirmed that proposed "homesite" lots are subject to policies included
in the adopted OASP, will be served by City utilities and will be subject to the same
conditions as other tract map lots.
Planning Commission Minutes
April 8, 2015
Page 5
In response to inquiry from Chair Larson, Ernest Jones confirmed that the family has no
intent to split the homesite lots; Commr. Draze clarified that the lots could not be split
without a tract map amendment in any case.
Commr. Draze noted concern about the amount of liberty that could be taken if
applicants and staff work together to resolve issues such as utility undergrounding;
commented that caution should be exercised when conditioning specific technologies
for long -term area plans, as best - available - technologies change from year to year.
Draze expressed readiness to recommend approval if language requiring OASP
consistency is added to the conditions.
Commr. Riggs noted concern about the lack of a complete, commuter - friendly
circulation plan, specifically the lack of connectivity between the proposed project's bike
trail and that along Industrial Way, and the inclusion of a section of Class II bike trail;
noted concern about the minimal dispersal and integration of affordable units.
Vice -Chair Multari expressed readiness to recommend approval to Council; stated that
greater dispersal of affordable units would be ideal but perhaps not feasible; requested
that language such as "... consistent with the OASP" be added to conditions with
potential conflicts, specifically to open space ownership and maintenance.
In response to inquiry from Commr. Malak, staff confirmed that use of gray water is
required for common area irrigation only, but will be included as a mitigation measure to
encourage residential use.
Commr. Fowler disclosed direct communication with applicant Travis Fuentez;
concurred that affordable unit dispersal presents a dilemma; noted readiness to
recommend approval to Council if staff can provide assurance that outstanding issues
can be resolved.
Chair Larson expressed a comfort level with allowing staff to work with the applicant to
determine if utilities will be undergrounded. Travis Fuentez stated that the applicants
intend to underground overhead lines except along Bullock Lane, which is offsite and
presents topographical challenges.
Deputy Community Development Director Davidson noted that adding language such
as "... or as approved by the Director of [the department]" to phasing /infrastructure
conditions can allow the Commission to proceed with recommending existing conditions
while providing possible flexibility to the applicants.
Vice -Chair Multari expressed readiness to proceed with staff's recommendation, with
the addition of language requiring OASP consistency and approval of Community
Development and Public Works Directors in phasing and infrastructure conditions.
Multari opined that transit is a Citywide problem and that the proposed development will
still make significant connectivity contributions.
Planning Commission Minutes
April 8, 2015
Page 6
Commr. Dandekar noted her absence from the previous hearing; opined that the
affordable and multi - family units do not appear overtly segregated and may allow
creation of workforce housing; spoke in support of recommending approval to Council.
There were no further comments from the Commission.
Commr. Riggs commented on the importance of construction of continuous Class I bike
trail in meeting the City's multi -modal goals; Commr. Draze expressed concern that
consideration of creek impacts may hinder the development of the bridge as a Class I
trail.
Interim Assistant City Attorney Russell clarified that the increased trail intensity has yet
to be analyzed for environmental impacts.
On motion by Commr. Riggs, seconded by Vice -Chair Multari, to amend the Orcutt Area
Specific Plan to prescribe a continuous Class I bike trail along "C" Street crossing the
creek, subject to staff determination of environmental impact.
AYES:
Commrs. Dandekar, Fowler, Malak, Multari, Riggs
NOES:
Commrs. Larson, Draze
RECUSED:
None
ABSENT:
None
The motion passed on a 5:2 vote.
On motion by Commr. Draze, seconded by Vice -Chair Multari, to adopt a resolution
recommending that the City Council approve the proposed General Plan and Orcutt
Area Specific Plan amendments, including the Mitigated Negative Declaration therefor,
based on findings and subject to conditions contained in the staff report, with the
following revisions:
1. Revise the Orcutt Area Specific Plan Appendix A -2 map to show the
configuration of homesite lots.
2. Revise findings and mitigation measures as outlined in staff's
memorandum dated April 8, 2015, on file with the Community
Development Department.
AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
On motion by Vice -Chair Multari, seconded by Commr. Draze, to adopt a resolution
recommending that the City Council approve Vesting Tentative Tract Map #3063 for the
Righetti property, based on findings and subject to conditions contained in the staff
report, with the following revisions:
Planning Commission Minutes
April 8, 2015
Page 7
1. Revise findings, conditions and mitigation measures as outlined in staff's
memorandum dated April 8, 2015, on file with the Community
Development Department.
2. Add the language " [ ... ] consistent with the Orcutt Area Specific Plan" to
Conditions 5, 7 and 8 relating to open space ownership and maintenance
responsibilities.
3. Add the condition to each tract " Conditions relating to phasing and
infrastructure improvements, including undergrounding utilities, are
approved as contained herein, or subject to approval by the Director of
Community Development or Public Works in review of the public
improvement plans and Final Map."
AYES:
Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari
NOES:
Commr. Riggs
RECUSED:
None
ABSENT:
None
The motion passed on a 6:1 vote
On motion by Commr. Malak, seconded by Vice -Chair Multari, to add a condition to
Tentative Tract Map #3066 requiring the addition of electric vehicle charging stations to
those mixed use portions of the project where no covered parking is proposed, in a
manner acceptable to staff following research regarding standards.
AYES:
Commrs. Dandekar, Draze, Malak, Multari
NOES:
Commrs. Fowler, Larson, Riggs
RECUSED:
None
ABSENT:
None
The motion passed on a 4:3 vote.
On motion by Vice -Chair Multari, seconded by Commr. Fowler, to adopt a resolution
recommending that the City Council approve Vesting Tentative Tract Map #3066 for the
Jones property, based on findings and subject to conditions contained in the staff report,
with the following revisions:
1. Revise findings, conditions and mitigation measures as outlined in staff's
memorandum dated April 8, 2015, on file with the Community
Development Department.
2. Add the condition to each tract " Conditions relating to phasing and
infrastructure improvements, including undergrounding utilities, are
approved as contained herein, or subject to approval by the Director of
Community Development or Public Works in review of the public
improvement plans and Final Map."
Planning Commission Minutes
April 8, 2015
Page 8
AYES:
Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari
NOES:
Commr. Riggs
RECUSED:
None
ABSENT:
None
The motion passed on a 6:1 vote.
The Commission recessed at 9:15 p.m. and reconvened at 9:25 p.m. with all members
present. Assistant City Attorney Ansolabehere resumed his seat at the staff table.
3. 3680 Broad Street. USE - 0809 -2015: Review of a mixed -use, 100% affordable
housing project with 4,400 square feet of commercial space and 46 residential
units, including a height exception as an affordable housing incentive, and review
of a master use list with a categorical exemption from environmental review; C -S -S
zone; For The Future Housing, applicant.
Rachel Cohen, Associate Planner, presented the staff report, recommending that the
Commission adopt a resolution allowing approval of the mixed -use project based on
findings and subject to conditions, which she outlined. Cohen noted that staff is
recommending the addition of a condition restricting extremely -low -, very -low -, and low -
income units from conversion for 55 years.
Assistant City Attorney Ansolabehere noted that because the proposed project includes
100% affordable units, the Commission may not add any conditions rendering the
affordability of the project infeasible.
In response to inquiry from Commr., Fowler, Associate Planner Cohen clarified that no
elevators are proposed for the site, and that all accessible units are proposed for the
ground floor.
Jim Rendler, For the Future Housing, applicant, summarized the project; noted that
target resident incomes are 30 -60% of area median income; requested that the
Commission take action due to time constrains upon project financing.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
In response to inquiry from Commr. Malak, Jim Rendler stated that reclaimed water will
be used to irrigate the site if a stub exists; clarified that that proposed parking exceeds
statutory requirements due to a lack of parking in the vicinity.
Commr. Dandekar spoke in support of the project. In response to Commr. Dandekar,
Associate Planner Cohen clarified that street trees will be required at back of sidewalk
along anticipated pedestrian routes.
Planning Commission Minutes
April 8, 2015
Page 9
In response to inquiry from Commr. Riggs, staff clarified that the South Broad Street
Area Plan (BSAP) does not encompass the project site, therefore sidewalk buffering is
not necessarily required. Riggs expressed desire to add a condition requiring that staff
work with the applicant to implement sidewalk buffering measures consistent with the
BSAP; Chair Larson noted concern that the need for sidewalk relocation may be cost -
prohibitive.
In response to Commr. Riggs, staff clarified that the retail component of the mixed use
proposal is required, as residential uses cannot be the primary use in the Service
Commercial zone.
Commr. Fowler spoke in support of the project; noted concern that the single shared
laundry may be a long way to travel for some tenants.
There were no further comments from the Commission.
On motion by Commr. Riggs, seconded by Commr. Draze, to adopt a resolution
allowing approval of the mixed -use project based on findings and subject to conditions
contained in the staff report, with the following revision:
1. Add a condition to read as follows: The applicant shall work with staff to
consider a detached sidewalk with a five foot parkway along the Broad
Street frontage to the satisfaction of the Public Works Director. The City
shall evaluate the future widening of the sidewalk in conjunction with the
Prado Road extension.
AYES:
Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES:
None
RECUSED:
None
ABSENT:
None
The motion passed on a 7:0 vote.
4. 1300 Bishop Street. GENP- 1120 -2015: Review of the Terrace Hill Open Space
Conservation Plan; City of San Luis Obispo, applicant.
Robert Hill, Natural Resources Manager, and Freddy Otte, City Biologist, presented the
staff report, recommending that the Commission review the draft Terrace Hill Open
Space Conservation Plan and Initial Study, and recommend to the City Council that the
Plan and its Negative Declaration be adopted.
On motion by Commr. Riggs, seconded by Commr. Malak, to continue the meeting past
11:00 P.M.
AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES: None
RECUSED: None
ABSENT: None
Planning Commission Minutes
April 8, 2015
Page 10
The motion passed on a 7:0 vote.
PUBLIC COMMENTS:
Buzz Kalkowski, Buena Vista HOA President, noted concern about the apparent
inconsistency of the site's R -1 zoning with the General Plan and the impact of drainage
from the hillside on the surrounding neighborhoods; commented that the space is being
misused by the transient population and others.
There were no further comments from the public.
In response to public comment, Natural Resources Manager Hill stated that rezoning
could be implemented as a Plan action item.
COMMISSION COMMENTS:
Commr. Riggs stressed the importance of enforcement against illicit uses.
There were no further comments from the Commission.
On motion by Commr. Riggs, seconded by Commr. Draze, to recommend that the City
Council adopt the draft Terrace Hill Open Space Conservation Plan and Initial Study/
Negative Declaration, with the following revision:
1. Staff shall add an action item addressing the inconsistency of the site's
zoning with the General Plan.
AYES:
Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES:
None
RECUSED:
None
ABSENT:
None
The motion passed on a 7:0 vote.
Commr. Draze departed the meeting at 11:13 p.m,
COMMENT AND DISCUSSION:
5. Staff
a. Agenda Forecast
Deputy Community Development Director Davidson gave a summary of
upcoming agenda items.
Planning Commission Minutes
April 8, 2015
Page 11
b. Bylaws
Community Development Director Davidson presented the staff report,
recommending that the Commission review the Bylaws and offer any desired
updates to staff to carry forward for Council consideration.
There were no comments or suggested revisions from the Commission.
6. Commission
There were no comments from the Commission.
ADJOURMENT: The meeting was adjourned at 11:15 p.m.
Respectfully submitted by,
Erica Inderlied
Recording Secretary
Approved by the Planning Commission on May 13, 2015.
Laurie homas
Administrative Assistant III