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Home My WebLink About05-27-2015 PC MinutesSAN LUIS OBISPO PLANNING COMMISSION MINUTES May 27, 2015 CALL TO ORDER /PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Hemalata Dandekar, Ronald Malak, William Riggs (arrived 6:09 p.m.), Vice - Chairperson Michael Multari, and Chairperson John Larson Absent: Commissioners Michael Draze and John Fowler Staff: Deputy Community Development Director Doug Davidson, Senior Planner Phil Dunsmore, Supervising Civil Engineer Hal Hannula, Transportation Operations Manager Jake Hudson, Assistant City Attorney Jon Ansolabehere, and Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of May 13, 2015, were approved as amended. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 1. 250 Tank Farm Road. TR 62 -14: Review of a tract map to create 35 commercial lots, including a Mitigated Negative Declaration of Environmental Impact; CS -SP zone; Coker Ellsworth Development, LLC, applicant. Phil Dunsmore, Senior Planner, presented the staff report, recommending that the Commission adopt a resolution recommending that the City Council adopt a resolution approving the tract map subject to findings and conditions including the adoption of a Mitigated Negative Declaration of Environmental Review, which he outlined. Commr. Riggs arrived at 6:09 p.m. Transportation Programs Manager Hudson and Natural Resources Manager Hill responded to Commission inquiry regarding transit stops and open space conservation, respectively. Coker Ellsworth, owner, summarized the history of the project. PUBLIC COMMENTS: Mila Vujovich- La Barre, SLO, noted concerns about the project relating to construction, particularly on agricultural land, during the drought, and about Caltrans and the Airport Land Use Commission's known issues with the City's Land Use and Circulation Element. Planning Commission Minutes May 27, 2015 Page 2 There were no further comments from the public. COMMISSION COMMENTS: Commr. Dandekar noted concerns relating to construction upon agricultural land and the apparent inability of the City to achieve 1:1 offset of compromised open space or agricultural lands under current policy structures; requested the addition of a condition requiring the developers to preserve farm land of equal size and quality in a permanent conservation easement, or pay in -lieu fees. Vice -Chair Multari commented that the amount of any such fees would be subject to evaluation by the Natural Resources Manager. Commr. Malak noted concern about the percentage of lot coverage by hardscape; spoke in support of increased open space in landscaping within the project. There were no further comments from the Commission. On motion by Vice -Chair Multari, seconded by Commr. Dandekar, to adopt a resolution recommending that the City Council adopt a resolution approving the tract map subject to findings and conditions including the adoption of a Mitigated Negative Declaration of Environmental Review, with the following revisions: A. Findings Section 1., Item 3., shall be amended to read: As conditioned, the project is consistent with the San Luis Obispo County Airport Land Use Plan since any new land uses will reguire subsequent analysis and the proposed subdivision and ublic improvements are compatible with Airport Land Use policies. 2. All potentially- significant environmental impacts are reduced to less than significant with proposed mitigation with the exception of Agricultural Resources. Potential impacts to Agricultural Resources were determined to be a significant and unavoidable environmental impact in the 2003 Airport Area Specific Plan EIR and an overriding consideration was adopted, assuming this impact. Development of this site implements appropriate mitigation to help offset environmental impacts_ by acquiring permanent agricultural land preservation easements. S. Planning Condition 9. shall be added to read: "All new land uses shall be reviewed for compliance with the California Airport Land Use Planning Handbook." C. Planning Condition 10. shall be added, to read "Applicant shall develop a plan consistent with program 3.3.14 of the Airport Area Specific Plan to provide agricultural land of equal size and quality or pay impact fees that are reasonably sufficient to meet that objective of program the AASP to the satisfaction of the Natural Resources Manager.' Planning Commission Minutes May 27, 2015 Page 3 AYES: Commrs. Multari, Dandekar, and Larson NOES: Commrs. Malak and Riggs RECUSED: None ABSENT: Commrs. Draze and Fowler The motion passed on a 3:2 vote. On motion by Commr. Malak, seconded by Chair Larson, to eliminate Planning Condition 10. AYES: Commrs. Malak and Larson NOES: Commrs. Dandekar, Riggs, and Multari RECUSED: None ABSENT: Commrs. Draze and Fowler The motion failed on a 2:3 vote. The Commission recessed at 7:50 p.m. and reconvened at 8:06 p.m. with all Commissioners present (except Commrs. Draze and Fowler who were absent). 2. 3 Highland Drive. GENP- 1122 -2015: Review the Bishop Peak Natural Reserve Conservation Plan update, including a Mitigated Negative Declaration of Environmental Impact; C /OS -40 -PD zone; City of San Luis Obispo, applicant. Robert Hill, Natural Resources Manager, and Freddy Otte, City Biologist, presented the staff report, recommending that the Commission recommend to the City Council that the Bishop Peak Natural Reserve Conservation Plan 2015 Update and an Environmental Determination /Negative Declaration be adopted, based on findings which he outlined. PUBLIC COMMENTS: Carolyn Huddleston, ECOSLO Board Member, Templeton, summarized activities of the Natural San Luis and SLO Stewards program; commented that overuse, and lack of enforcement and education, have key negative impacts upon the open space. David Blakely, neighboring property owner, SLO, noted concern about the planned location of emergency access routes and the lack of available ranger staff. Joanne Ruggles, neighboring property owner, SLO, commented on her experience constructing a home in the vicinity of Bishop Peak; spoke in opposition to the location of the proposed emergency access road. Mila Vujovich- La Barre, neighboring property owner, SLO, commented on the need for effective signage and emergency procedure education; spoke in opposition to the proposed emergency access road. Planning Commission Minutes May 27, 2015 Page 4 Barry Epperson, neighboring property owner, SLO, commented on the importance of emergency access for the Peak, particularly on the Foothill Boulevard side; spoke in opposition to the proposed location of the emergency access road. Carol Hall, neighboring property owner, SLO, commented on negative impacts experienced in the neighborhood from disrespectful trail patrons. There were no further comments from the public. COMMISSION COMMENTS: Commr. Riggs spoke in support of adding parking /traffic controls to the "good neighbor" section of the Plan, attempting demand reduction, and incentivization of public transit; requested clarification of language relating to discouragement of tourism, removing the reference to "publications "; suggested that night hiking be allowed in other areas of the City to satisfy demand. Transportation Operations Manager Hudson responded to Commission inquiry regarding traffic calming measures. Commr. Dandekar spoke in support of staff exploring all options for emergency access in the Plan. Vice -Chair Multari spoke in opposition to the proposed road location; spoke in support of additional ranger staff, clarification of language relating to discouragement of tourism, and encouragement in general terms of transportation mode shift over time. Commr. Malak concurred; noted support for parking controls, additional ranger staffing, and allowing night hikes in certain areas. Natural Resources Manager Hill clarified that allowing night hikes under a City pilot program would require a municipal code amendment. There were no further comments from the Commission. On motion by Vice -Chair Multari, seconded by Commr. Riggs, to recommend to the City Council that the Bishop Peak Natural Reserve Conservation Plan 2015 Update and an Environmental Determination /Negative Declaration be adopted, with the following revisions: A. Address emergency access alternatives in the Plan, analyzing the pros, cons, costs and constraints of each in a matrix; B. Do not consider a Patricia Drive -side emergency road access; C. Emphasize the City's intent to encourage transportation mode shift, in general terms, consistent with the LUCE; Planning Commission Minutes May 27, 2015 Page 5 D. City staff shall work with neighbors on parking control solutions; E. Clarify the intent to reduce the site's use as a tourist destination; F. Prior to adoption of the next budget, advise the City Council that the Planning Commission considers additional ranger staffing to be a priority. AYES: Commrs. Multari, Riggs, Dandekar, Malak, and Larson NOES: None RECUSED: None ABSENT: Commrs. Draze and Fowler The motion passed on a 5:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Deputy Community Development Director Davidson gave a forecast of upcoming agenda items, noting that the June 10, 2015, meeting will be cancelled. 4. Commission Chair Larson noted, for the record, the importance of addressing the Commission's role in water conservation planning and policy in the near future. ADJOURMENT: The meeting was adjourned at 10:08 p.m. Respectfully submitted by, Erica Inderlied Recording Secretary Approved by the Planning Commission on July 22, 2015. Laurie homas Administrative Assistant III