HomeMy WebLinkAboutPLANNING COMMISSION MINUTES 2005PLANNING COMMISSION
MINUTES
2005
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
JANUARY 12, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, May 12, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Michael Boswell, Carlyn
Christianson, Jim Aiken, and Chairperson James Caruso
Absent: Commr. Alice Loh
Staff: Associate Planner Tyler Corey, Deputy Community Development Director
Ronald Whisenand, Natural Resource Manager Neil Havlik, and
Recording Secretary Irene E. Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of December 1, and December 8, 2004 were accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1697 Sydney Street. AP -PC 190-04; Appeal of Hearing Officer's approval of a
fence height exception with certain conditions; R-1 zone; Steve Barasch, applicant.
It was the consensus of the Commission to continue this item to February 23, 2005, at
the request of the applicant.
2. 11175 Los Osos Valley Road. U 105-04; Request to allow installation of 60 -foot
Mono Pine, cables and associated equipment; PF zone; Sprint PCS, applicant.
Associate Planner Tyler Corey presented the staff report recommending approval of the
use permit, based on findings and subject to conditions and code requirements.
Trisha Knight, Sprint Representative, responded to questions asked by Commr. Aiken
regarding the cables that would run from the pole, and if the color of the proposed
stealth tree would fade with time.
Planning Commission Minutes
January 12, 2005
Page 2
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commr. Miller pointed out a letter that was submitted to the Commission with a concern
about the open space being protected. She noted this site does not pose a threat to the
open space land.
Osborne.
AYES: Commrs. Miller, Osborne, Boswell, Aiken, Christianson, and Caruso
NOES: None
ABSENT: Commr. Loh
ABSTAIN: None
The motion carried on a 6: 0 vote.
3. 1000 Fernandez Road. GPI and ER 236-04; Review of Conservation Plan for the
Cerro San Luis Natural Reserve, and environmental review; C/OS-20-SP; City of
San Luis Obispo, applicant.
Natural Resource Manager Neil Havlik presented the staff report recommending the
Commission recommend approval to the City Council of the Conservation Plan.
PUBLIC COMMENTS:
Amanda Collins, student at Mission College Prep, noted that it has been an ongoing
initiation tradition at Mission School for the freshman class to paint and maintain the °M"
on this hill. She expressed that they are honored to keep this as an ongoing
commitment.
Matthew Richmond, student at Mission Prep, mentioned that he would gladly volunteer,
as a Boy Scout ready to become an Eagle Scout, to help maintain the trail going up to
the "M".
Louie Mello, SLO resident, mentioned that he and his wife both graduated from Mission
and that they were the first class to paint the "M", and that the trail going up the middle
was initially a drainage ditch that became a trail.
Ross (inaudible) student at Mission Prep spoke on behalf the girls' and boys basketball
teams that were unable to attend the meetings due to games and practices, and
expressed their support the maintenance of this "M" up on the hill.
There were no other comments made from the public.
Planning Commission Minutes
January 12, 2005
Page 3
COMMISSION COMMENTS:
Commr. Aiken moved to recommend to the City Council that the Conservation Plan be
approved and that an agreement be instituted with the Mission Prep School in years 1 &
2 for the maintenance for the "M" on the hill and that better access from pedestrians and
bicycles under Highway 101 be explored as part of the plan. Seconded by Commr.
Christianson.
AYES: Commrs. Aiken, Christianson, Miller, Osborne, Boswell, and Caruso
NOES: None
ABSENT: Commr. Loh
ABSTAIN: None
The motion carried on a 6: 0 vote.
COMMENT AND DISCUSSION:
4. Staff:
A. , Agenda. Forecast:
Deputy Director Whisenand gave an agenda forecast of upcoming agenda items,
including cancellation of the January 26th meeting and a special start time on February
9th for a presentation with the ARC on Form -based zoning.
There was some discussion from the Commission on the agenda and some upcoming
items.
5. Commission:
A. Planning Commission Accomplishments.
The Planning Commission agreed to forward 11 items to the City Clerk with the addition
of a 12th item regarding a workshop held on the Conservation and Open Space
Element.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 8:30
p.m. to the next regular meeting scheduled for February 9, 2005, at 7:00 p.m. in
Council Chamber.
Respectfully submitted by
-- Irene Pierce
� Recording Secretary
SPECIAL JOINT MEETING
SAN LUIS OBISPO
PLANNING COMMISSION AND ARCHITECTURAL REVIEW COMMISSION
February 9, 2005
6:00 p.m. to 7:00 p.m.
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission and Architectural Review Commission was
called to order at 6:00 p.m. on Wednesday, February 9, 2005, in the Council Chamber
of City Hall, 990 Palm Street; San Luis Obispo.
ROLL CALL:
Planning Commission: Commrs. Carlyn Christianson, Jim Aiken, Andrea Miller, Orval
Osborne, and Vice -Chair Michael Boswell
Absent: Chairperson James Caruso and Commr. Alice Loh
Architectural Review Commission: Commrs. Allen Root, Jim Lopes, David Smith,
Greg Wilhelm, Michael Boudreau, Vice -Chair Zeljka Howard and Chairperson Charles
Stevenson
Staff: Community Development Director John Mandeville, Deputy Directors Ronald
Whisenand and Mike Draze; Senior Planners Pam Ricci and Jeff Hook;
Associate Planners Michael Codron and Phil Dunsmore, Housing Programs
Manager Doug Davidson, and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no further comments made from the public.
PRESENTATION/DISCUSSION
1. Citywide. A presentation on Form Based Planning Principles and how they may be
used in the City of San Luis Obispo. (1 hour)
Community Development Director John Mandeville spoke to the Commissions about the
City's goals related to form -based zoning, provided some background on recent
legislative changes that affect such codes, and introduced the speaker, Paul Crawford.
Paul Crawford, Crawford Multari & Clark Associates, gave a PowerPoint presentation to
the Planning Commission and Architectural Review Commission on form based zoning
codes.
Joint Planning Commission and ARC Meeting Minutes
February 9, 2005
Page 2
J Mr. Crawford responded to questions from Commissioners on how these codes would
relate to San Luis Obispo.
ADJOURMENT:
With no further business before the Commissions, the meeting adjourned at 7:00 p.m.
to a regular meeting of the Planning Commission scheduled for Wednesday, February
9, 2005, at 7:00 p.m., in the Council Chamber of City Hall, 990 Palm Street; and to a
regular meeting of the Architectural Review Commission scheduled for Tuesday,
February 22, 2005, in the Council Hearing Room of City Hall, 990 Palm Street.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
February 9, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:20 p.m. on
Wednesday, February 9, 2005, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Michael Boswell, Carlyn
Christianson, and Jim Aiken
Absent: Chairperson James Caruso and Commr. Alice Loh
Staff: Associate Planner Phil Dunsmore, Deputy Director Ronald Whisenand
and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was amended at the request of the Deputy Director, that Item 2 be heard
first.
APPROVAL OF THE. MINUTES:
The Minutes of January 12, 2005 were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. 2318 Loomis Street ABAN 155-04: Request to abandon an excess portion of
Loomis Street (formerly San Juan Drive); R -1-S zone; Damien Mavis, applicant.
(Phil Dunsmore)
Associate Planner Philip Dunsmore presented the staff report recommending the
Planning Commission find that the right-of-way abandonment is consistent with the
General Plan and recommend that the City Council approve the abandonment with
findings and conditions.
PUBLIC COMMENTS:
There were no comments made from the public.
Planning Commission Minutes
February 9, 2005
Page 2
COMMISSION COMMENTS:
Comms.. Christianson moved the staff recommendation. Seconded by Commr. Aiken.
AYES: Commrs. Christianson, Aiken, Miller, Osborne, and Vice -Chair Boswell
NOES: None
ABSENT: Commr. Loh and Chairperson Caruso
ABSTAIN: None
The motion carried on a 5:0 vote.
2. 3045 Rockview Place. TR MOD 43-02 Request to modify a tentative tract map and
allow common interest subdivision of 4 residential lots plus a common open space
lot; R -2-S zone; John Mitchell, applicant. (Phi! Dunsmore)
Deputy Director Ronald Whisenand presented the staff recommending that the Planning
Commission refer this item back to the Community Development Director for
administrative approval.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Since the project involved only a minor adjustment to the boundaries of the common
interest subdivision, the Planning Commission referred the item back to the Community
Development Director for action.
Commr. Aiken moved the staff recommendation. Seconded by Commr.. Christianson.
AYES: Commrs. Aiken, Christianson, Miller, Osborne, and Vice -Chair Boswell
NOES: None
ABSENT; Commr. Loh and Chairperson Caruso
ABSTAIN: None
The motion carried on a 5 : 0 vote.
COMMENT AND DISCUSSION:
3. Staff:
A., Agenda Forecast:
Deputy Director Whisenand gave an agenda forecast of upcoming agenda items.
Planning Commission Minutes
February 9, 2005
Page 3
5. Commission:
Commr. Osborne commented that the rate of commercial growth is causing trouble with
the city and suggested they review this problem.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 7:40
p.m. to the next regular meeting scheduled for February 23, 2005, at 7:00 p.m. in
Council Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
February 23, 2005
� CALL TO ORDERIPLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, May 12, 2004, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Michael Boswell, Alice Loh,
Carlyn Christianson, Jim Aiken, and Chairperson James Caruso
Absent: None
Staff: Senior Planner Pam Ricci, Deputy Community Development Directors
Michael Draze and Ronald Whisenand, Assistant City Attorney Christine
Dietrich, and Recording Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
Item 4 was heard in advance of the other hearing items.
APPROVAL OF THE MINUTES:
The Minutes of the February 9, 2005 joint ARC and PC meeting were accepted as
presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
Deputy Community Development Director Ronald Whisenand introduced the City's new
Assistant City Attomey Christine Dietrich.
PUBLIC HEARING ITEMS:
1. 1697 Sydney Street FH 190-04: Appeal of Hearing Officer's conditions of
approval for a request to allow an existing side yard wall to remain with a maximum
height of 10 feet where 6 feet is normally required; R-1 zone; Steve Barasch,
applicant. (Pam Ricci)
Senior Planner Pamela Ricci presented the staff report recommending the Commission
deny the appeal and uphold the Hearing Officer's action based on findings noted in the
staff report and subject to the originally -approved conditions.
Planning Commission Minutes
February 23, 2005
Page 2
PUBLIC COMMENTS:
i
Steve Barasch, applicant and appellant, noted the wall was constructed five months
before the complaint was received by the City, and that the City's ordinance regulating
fence heights is vague as it relates to staggering a fence. He mentioned they saved
every tree and felt they were good stewards. He suggested the City address fences
that are located in side yards because there are no terms of enforcement.
Howard Becker, Belcher & Becker Law Office, applicant's attorney, gave a brief
explanation on how they could resolve this problem. He noted the applicant got a
permit for the fence and is now troubled by the City stopping the process. He
mentioned the retaining wall was built under the instruction of the people inspecting the
wall and that Mr. Barasch will try to fix the problem.
Bruce Patton, 2567 Flora Street, presented the Commission with photographs taken of
the masonry wall and pointed out that it exceeds the 6400t height limit. He suggested
the 10 -foot section of the wall was not noted properly on the plans that were submitted
to the City, and that he could accept the Hearing Officer's decision as written.
Pat Kelly, Atascadero, expressed a concern with Mr. Barasch being a licensed architect
and not showing the 10 -foot tall section of the block wall accurately on his plans. She
noted this is what created the dispute between these neighbors.
Leslie Hall, SLO, President of Property Owners Association, noted that she is unsure
what all the problems are. She noted City inspectors were at the site and if there was a
problem, the inspectors should have done something.
Sandra Rowley, SLO, Representative for Residents of Quality Neighborhoods, noted
this was never a retaining wall and pointed out the finish on the neighbors side of the
wall is very unattractive; it would be logical to finish the back side of that wall so it looks
as nice as the front side.
There were no further comments made from the public.
COMMISSION COMMENTS:
The Commission concluded that the Hearing Officer's decision was proper, and that the
conditions to apply a stucco coat to the side of the wall facing the adjacent neighbor and
to remove a non -conforming retaining wall were justified.
Commr. Miller moved the staffrecommendation. Seconded by Vice -Chair Boswell.
AYES: Commrs. Miller, Boswell, Aiken, Loh, Christianson, Osborne, and Caruso
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7:0 vote.
Planning Commission Minutes
February 23, 2005
Page 3
2. 3510 Broad Street. U 127-04: Request to allow mixed-use project with 20% mixed-
use parking reduction; Cinderella Carpet One, applicant. (Phil Dunmore)
Senior Planner Pam Ricci presented the staff report recommending approval of the
mixed use project, subject to findings and conditions.
Louisa Smith, applicant's representative, addressed comments made about the view
shed, noise study, and parking.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Overall the Commission was supportive of the project finding it a proper combination of
uses at the proposed location and a good use of the site. Commission discussion
focused on the validity of the requested parking reduction, the concern for maintaining
view corridors, and how noise issues would be addressed.
Vice -Chair Boswell moved to approve the mixed use oroiect and 10% oarkina reduction
subiect to findings and conditions. Seconded by Commr. Miller.
AYES: Commrs. Boswell, Miller, Osborne, Loh, Aiken, Christianson, and Caruso
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7: 0 vote.
3. 805, 895, 865, 835 Aerovista Place. PD 238-04: Request to allow medical use
within an existing Planned Development; C -S -PD zone; Aeroloop, LLC, applicant.
(Jaime Hill)
Senior Planner Pam Ricci presented the staff report recommending approval of a
request to amend the planned development plan to allow medical offices in the
Aerovista Business Park, based on findings and subject to conditions.
Hamish Marshall, applicant, offered some history of the proposed project and gave a
brief description of the project site.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
There were some questions raised about traffic mitigation and how the maximum
square footage for medical offices was arrived at.
Planning Commission Minutes
February 23, 2005
Page 4
Commr. Loh moved to aoorove the request to amend the PD to allow medical offices in
the Aerovista Business Park based on findings and subject to revised conditions and to
accommodate a left-hand turn. Seconded by Commr. Osborne.
AYES: Commrs. Loh, Osborne, Miller, Boswell, Aiken, Christianson, Caruso
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7: 0 vote.
COMMENT AND DISCUSSION:
4. City-wide GPA 33-02; Amend background information in Appendix C of the
General Plan Housing Element to address State Housing and Community
Development Department comments; City of San Luis Obispo, applicant. (Jeff
Hook)
Mike Draze updated the Commission on the status of the document This item was
continued without further discussion to the Planning Commission meeting of March 23,
2005.
- 5. Staff:
A. A-genda Forecast:
Deputy Director Whisenand gave an agenda forecast of upcoming agenda items.
6. Commission:
There was brief discussion on a community workshop attended by Commrs. Osborne
and Christianson.
ADJOURMENT:.
With no further business before the Commission, the meeting adjourned at 9:25
p.m. to the next regular meeting scheduled for March 9, 2005, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
MARCH 9, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, March 9,2005, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Michael Boswell, Alice Loh,
Carlyn Christianson, Jim Aiken, and Chairperson James Caruso
Absent: None
Staff: Community Development Director John Mandeville, Associate Planner
Michael Codron, Assistant City Attorney Christine Dietrick, Economic
Development Manager Shelly Stanwyck, Deputy Community Development
Director Michael Draze, Natural Resource Manager Neil Havlik, Utilities
Director John Moss, Public Works Director Jay Walter, and Recording
Secretary Irene Pierce
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of February 9, 2005, were accepted as presented, and the Minutes of
February 23, 2005 were accepted as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. Airport Area. SP 116-98; Review of the draft Airport Area Specific Plan, a planning
document that would establish policies and standards for development,
conservation, utilities and public facilities financing for 1000 acres of land along the
City's southern limits; City of San Luis Obispo, applicant.
Community Development Director John Mandeville gave a brief description of the
project, along with some history on the development of the Airport Area Specific Plan.
Associate Planner Michael Codron presented the staff report and recommended that
the Planning Commission make recommendations to the City Council as follows: 1)
adopt Findings for Significant Environmental Effects, Findings of Overriding
Planning Commission Minutes
March 9, 2005
Page 2
Consideration, and a Mitigation Measure Monitoring Plan for the Airport Area Specific
Plan, consistent with the Airport Area and Margarita Area Specific Plans and Related
Facilities Master Plans Final EIR; 2) Adopt the Airport Area Specific Plan, based on
findings and including revisions; 3) Approve General Plan Map amendments,
implementing the Airport Area Specific Plan; 4) Introduce an ordinance to rezone
properties within the existing City limits that are within the Specific Plan area, and pre-
zone properties within the Planning area to establish their zoning upon annexation.
Deputy Director Draze presented some recent public correspondence and offered a
brief explanation of the issues to the Commission.
PUBLIC COMMENTS
Bill Almas, 4596 Spanish Oaks Drive, Unocal representative, noted that Unocal is not
interested in annexing property south of Tank Farm Road. He felt the County is more
experienced in CEQA review, and that it makes more sense for the property to remain
in the County.
Andrew Merriam, 4334 Wavertree, and representative for two property owners,
discussed business park zoning superceding some of the already established zones,
but noted they like the overall interpretation.
Jeremy Freund, 4115 Broad Street Suite D-5, expressed concerns that the zoning for
\ - land off of Santa Fe should remain similar to the current zoning in the County.
Klaasje Naime, SLO County Airport Manger, noted that the Airport and Unocal are the
two most significant property owners, and both have expressed their desire to not be
involved in the Airport Area Plan.
Charlie Senn, Broad Street, expressed a concern about the change in fees that would
occur with this annexation, and felt that property owners should have input. He
expressed that Tank Farm Bridge should match the width of Tank Farm Road, and
should be four lanes wide.
Scott Lathrop, La Vindeda Court, discussed the Santa Fe connecter and the Prado
Road to Tank Farm Road connection. He expressed concerns with the boundaries and
widths of the roads.
Matt Quaglino, SLO, presented a letter to the Commission and expressed concerns that
if the zoning is changed to Business Park, he would lose some tenants. He also
expressed a concern about increased water and sewer rates as well as an additional
City tax.
Bill Thoma, 3562 Empleo Street, SLO, expressed concerns with the annexation
involving his property and questioned where contractors offices would fit into to this new
Business Park zoning.
Planning Commission Minutes
March 9, 2005
Page 3
Janet Potter, 4844 Caballeros Avenue, SLO, commented that she lives in the Rolling
Hills area outside the City limits and felt they have no representation for this proposed
annexation. She asked the Planning Commission to investigate the infrastructure
further before deciding on this annexation and expressed concerns with the increased
traffic on Broad Street and noise levels with this proposed annexation.
Michael Sullivan, 1127 Seaward Street, SLO, expressed his opinion that this is not a
comprehensive plan and it is not consistent with CEQA. He expressed concerns with
the alignment of Los Osos Valley and Buckley Roads, and submitted a letter to the
Commission detailing his concerns.
Dale Witson, commented that he would like to see the City provide the infrastructure
before the area is developed. He noted he does not support the annexation.
There were no further comments made from the public.
COMMISSION COMMENTS:
After discussion, the Commission requested that staff come back with additional
information on the land use designations that were requested; the issue of rights-of-way
and consistency with County and City's Specific Plan; discussion regarding Unocal and
Airport concerns about annexation, including what the implications will be for leaving
them out; review the matrix as to what the uses will be and prepare a chart to compare
alternative land use areas.
Commr. Aiken moved to continue this item to April 13, 2005. Seconded by Commr.
Loh.
AYES: Commrs. Aiken, Loh, Miller, Osborne, Boswell, Christianson, and Caruso
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7: 0 vote.
2. Staff:
A. Agenda Forecast:
Michael Draze gave an agenda forecast of upcoming agenda items.
3. Commission:
Michael Draze updated the Commission on the upcoming election.
Planning Commission Minutes
March 9, 2005
Page 4
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:25 p.m.
to the next regular meeting scheduled for March 23, 2005, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
March 23, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, March 23, 2005 in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Michael Boswell, Alice Loh,
Carlyn Christianson, Jim Aiken, and Chairperson James Caruso
Absent: None
Staff: Community Development Director John Mandeville, Deputy Community
Development Director Michael Draze, Senior Planner Jeff Hook, Assistant
City Attorney Christine Dietrick, and Recording Secretary Kim Main
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
- PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. Citywide. GPA 149-98; Update and combine Conservation and Open Space
Elements, amend several other GP elements, and environmental review; City of
San Luis Obispo, applicant. (Jeff Hook)
Senior Planner Jeff Hook along with Deputy Director Michael Draze gave a presentation
on the draft Conservation and Open Space Element.
PUBLIC COMMENTS:
Jodee Bennet, ECOSLO, expressed concerns with the definition of green space vs.
open space, the need for clarification of policies for passive and active recreation, and
asked that clarification be made concerning wildlife corridors.
Pamela Heatherington, ECOSLO expressed that changes need to be made to clarify
open space and greenbelt policies. She noted the terms "passive and active recreation"
needed clarification.
Wendy Dish, San Luis Obispo, supported the draft document but felt that Section 2.30.6
regarding Cal Poly and Cuesta alternative transportation should be changed to avoid
Planning Commission Minutes
March 23, 2005
Page 2
penalizing those who live out of town due to San Luis Obispo's high housing costs. She
expressed concerns with water conservation, flood plains, and zones and state that they
provide major benefits to the community and should not be developed.
Michael Sullivan expressed his concerns with the open space and greenbelt areas, how
changes would affect the community, and the effects of the erosion and pollution. He
suggested the Commission set more clear guidelines and goals.
Don Dollar, San Luis Obispo, expressed his support for what the City has accomplished
so far and suggested the Commission review portions of the document at several
meetings due to the amount of information to be covered.
Alex Rothenberg, San Luis Obispo, supported the document and noted the need to
have has much open space as possible.
Kurt Kupper, former Environmental Quality Task Force member, noted concerns with
the draft document and suggested the policies stated on the issues be more non-
specific or general.
Bret Cross, San Luis Obispo, suggested using caution when changing language about
Laguna Lake. He also suggested clarification of passive and active recreation.
Michael Sullivan, San Luis Obispo, commended the Commission on the March 2005
draft, noting his desire to see or compare the changes on each draft. He expressed
concems with water supply, growth management if the population of the community was
to increase, and requested clarification of policies and procedures regarding open
space and roadways.
Mikel Robertson and Kenneth Haggard, of SLO Green Build, presented the Commission
with information on sustainable plaices for San Luis Obispo county.
Frank Cullen, San Luis Obispo, expressed his support of the greenbelt, noting he would
like to see as much greenbelt as possible.
Jeanette Dummit, San Luis Obispo, expressed her discontent with the City's
handicapped parking and locked doors to City facilities. She also expressed concerns
with increased traffic and wants the Commission to stay "low tech" and people friendly..
COMMISSION COMMENTS:
Commr. Miller felt the wording "Cal Poly and Cuesta College" should be removed from
Section 2.30.6.
Commr. Christianson suggested the Draft be reviewed in sections, and that the Policies
be rewritten and updated. She noted concerns with the clarity of the Draft regarding
i' policies and procedures, and disagreed with removing reference to "Cal Poly and
Cuesta Students'.
Planning Commission Minutes
March 23, 2005
Page 3
Commr. Boswell supported reviewing the document in two or three meetings and
suggested the meeting to be specific to those items.
Commr. Boswell suggested three meetings; the first meeting to cover land use issues
and proposed changes, including clarification to existing language; the second meeting
to cover open space issues; and the third meeting to cover all other items.
Commr. Loh agreed that policies and terms need clarification.
Commr. Boswell suggested three meetings; The first meeting to cover Open Space, the
second meeting to cover energy and materials, and the third meeting to cover all other
items.
th
AYES: Commrs. Boswell, Caruso, Aiken, Cooper, Christianson and Osborne
NOES: Commr. Loh
ABSENT: None
ABSTAIN: None
The motion carried on a 6:1 vote.
Commr. Osborne moved to continue this item to April 27, 2005. Seconded by Commr.
Boswell.
AYES: Commrs. Boswell, Caruso, Aiken, Cooper, Loh, Christianson and Osborne
NOES: None
ABSENT: None
ABSTAIN: None .
The motion carried on a 7:0 vote.
2. Staff
A. Agenda forecast
Mike Draze gave an agenda forecast of upcoming items.
�' 3. Commission
Planning Commission Minutes
March 23, 2005
Page 4
Commr. Caruso gave a special thanks to Irene Pierce for her hard work, noting this was
-- her last meeting, and presented her with a certificate of appreciation.
The Commissioners expressed their appreciation and thanked Chairman Caruso for his
service.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:15
p.m. to the next regular meeting scheduled for April 13, 2005, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Kim Main
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
April 13, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, April 13, 2005, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Alice Loh, Jim Aiken, Andrew
Carter, and Vice -Chair Michael Boswell
Absent: Commr. Carlyn Christianson
Staff: Community Development Director John Mandeville, Deputy Community
Development Director Michael Draze, Associate Planners Michael Codron
and Phil Dunsmore, Assistant City Attorney Christine Dietrick, and
Recording Secretary Kim Main
SWEARING IN: Andrew Carter was sworn in as the new Planning Commissioner and
joined the Commission for the remainder of the meeting
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The minutes of March 9 and March 23, 2005 were approved as submitted.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Jodee Bennett representing ECOSLO requested that the Planning Commission defer
the April 27th hearing on the Conservation Open Space Element to May 11, 2005, and
also to defer the discussion of Natural Communities in the COSE to the same meeting
as the discussion of open space.
PUBLIC HEARING ITEMS:
1. 12398 Los Osos Valley Road. GP/R and ER 19-05: Request to amend the General
Plan and zoning map from C -T to C -S -S, and environmental review; C -T zone; John
S. Frangie; applicant. (Phil Dunsmore)
Associate Planner Phil Dunsmore presented the staff report recommending that the
Commission recommend the City Council amend the General Plan Land Use Element
map land use designation from Tourist -Commercial to Service and Manufacturing;
Planning Commission Minutes
April 13, 2005
Page 2
approve a Mitigated Negative Declaration of environmental impact; and amend the
Zoning Map from (C -T) Tourist -Commercial to (C -S -S) Service -Commercial with Special
Considerations overlay zone.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
On motion by Commr. Aiken to approve the staff recommendation. Seconded by
Commr. Loh.
AYES: Commrs. Boswell, Caruso, Aiken, Miller, Loh, Carter, and Osborne
NOES: None
ABSENT: Commr. Christianson
ABSTAIN: None
The motion carried on a 6 : 0 vote.
2. Airport Area. SP 116-98: Review of the draft Airport Area Specific Plan, a planning
document that would establish policies and standards for development,
conservation, utilities and public facilities financing for 1000 acres of land along the
City's southern limits; City of San Luis Obispo, applicant. (Michael Codron)
(Continued from March 9, 2005)
Associate Planner Michael Codron presented the staff report recommending that the
Commission recommend that the City Council take the following actions: 1) Adopt
findings for Significant Environmental Effects, Finding of Overriding Consideration, and
a Mitigation Measure Monitoring Plan for the Airport Area Specific Plan, consistent with
the Airport Area and Margarita Area Specific Plans and Related Facilities Master Plans
Final EIR; 2) Adopt the Airport Area Specific Plan, based on findings; 3) Approve
General Plan Land Use Element Map amendments implementing the Airport Area
Specific Plan; and 4) Introduce an ordinance to rezone properties within the existing
City limits that are within the Specific Plan area, and pre -zone properties within the
planning area to establish their zoning upon annexation.
PUBLIC COMMENTS:
Michael Sullivan, 1127 Seaward Street asked for clarification of items on pages 3 and 5
of the staff report, and submitted written comments to the Commission.
Andrew Merriam, Cannon Associates, commented on the parking and land use matrix.
He requested changes to the matrix for several specific uses.
John Wallace, SLO property owner, asked for clarification of where architects and
engineers offices are allowed.
Planning Commission Minutes
April 13, 2005
Page 3
Walter Melton, representing Avila Ranch, clarified the property boundaries of the Avila
_ Ranch and asked the Commission to provide direction on how the City would like to see
the property developed. He said he was interested in including housing in his
development proposal, but would follow the direction of either the City or County
regarding the final development plan.
There were no further comments made from the public.
COMMISSION COMMENTS:
The main issues that were discussed included zoning adjustments requested by
property owners, changes to the matrix of allowed uses to reduce the level of
discretionary review where appropriate, parking lot size limits, proposed development
on the Avila Ranch and annexation of the Unocal property. The Planning Commission
made several revisions to the plan, which will be incorporated into a Planning
Commission Draft.
On motion by Commr. Aiken to recommend approval of the staff recommendation with
changes to: the matrix of allowed uses to reduce the level of discretionary review where
appropriate. oarkina lot size limits. and chanaes to specific oolicies in Chaoter 3 and
Chapter 4. Seconded by Commr.. Loh..
AYES: Commrs, Carter, Miller, Boswell, Loh, and Aiken
NOES: Commr. Osborne
ABSENT: Commr. Christianson
ABSTAIN: None
The motion carried on a 5 : 1 vote.
th
discretionary
Commr. Loh.
AYES: Commrs. Boswell, Aiken, Miller, Loh, Carter, and Osborne
NOES: None
ABSENT: Commr. Christianson
ABSTAIN: None
The motion carried on a 6 : 0 vote.
Commr. Aiken.
AYES: Commrs. Boswell, Aiken, Miller, Loh, Carter, and Osborne
NOES: None
ABSENT: Commr. Christianson
ABSTAIN: None
Planning Commission Minutes
April 13, 2005
Page 4
The motion carried on a 6 : 0 vote.
3. City-wide. 2004 General Plan Annual Report. (Michael Draze/Michael Codron)
Planner Codron presented the staff report asking the Commission to review the report
and forward it to the City Council for approval.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Discussion focused on residential growth management issues.
AYES: Commrs. Carter, Miller, Osborne, Boswell, Loh, and Aiken
_ NOES: None
ABSENT: Commr. Christianson
ABSTAIN: None
The motion carried on a 6 :0 vote.
The Commission also asked staff to put the growth management issue on an agenda
for discussion within three months time.
COMMENT AND DISCUSSION:
4. Staff:
A. Agenda Forecast:
Michael Draze gave an agenda forecast of upcoming agenda items and noted that staff
would look for the first available agenda to include discussion of the City's Growth
Management Program.
5. Commission•.
A. Elections — Elect a PC Chair and Vice Chair for the coming year.
On motion by Commr. Aiken to nominate Commissioner Boswell to serve as
Chairperson. Seconded by Commr. Carter.
Planning Commission Minutes
April 13, 2005
Page 5
AYES: Commrs. Carter, Miller, Osborne, Boswell, Loh, and Aiken
NOES: None
ABSENT: Commr. Christianson
ABSTAIN: None
The motion carried on a 6 :0 vote
On motion by Commr. Loh to nominate Commr. Aiken to serve as Vice -Chair.
Seconded by Commr. Carter.
AYES: Commrs. Carter, Miller, Osborne, Boswell, Loh, Aiken
NOES: None
ABSENT: Commr. Christianson
ABSTAIN: None
The motion carried on a 6 :0 vote.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:45
p.m. to the next regular meeting scheduled for Wednesday April 27, 2005, at 7:00 p.m.
in Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by
Kim Main
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
APRIL 27, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL:
Present: Commissioners Andrea Miller, Orval Osborne, Andrew Carter, Alice Loh,
Carlyn Christianson, Vice -Chair Jim Aiken, and Chairperson Michael
Boswell
Absent: None
Staff: Deputy Community Development Director Michael Draze, Senior Planner
Jeff Hook, Assistant City Attorney Christine Dietrick, Natural Resources
Manager Neil Havlik, and Recording Secretary Kim Main
ACCEPTANCE OF THE AGENDA
The agenda was modified to hear agenda item 2 before agenda item 1.
PUBLIC COMMENT ON NON —AGENDA ITEMS
Jodee Bennet, ECOSLO representative, commented on the outcome of the
Marketplace project, and thanked the Commission for their position on open space and
green belt areas.
PUBLIC HEARINGS ITEMS:
1. City Wide. GPA 149-98: Update and combine Conservation and Open Space
Elements, and amend several other GP Elements; City of San Luis Obispo,
applicant. (Continued from March 23, 2005) (Jeff Hook)
Deputy Director Michael Draze and Senior Planner JeffHook gave a brief update on the
Conservation and Open Space Element and consolidation of resource conservation
polices, including amendments to the Conservation, Open Space, Land Use, Energy
Conservation, Safety, Housing, Circulation, Water and Wastewater Elements of the
General Plan. They recommended that the Commission consider public comments;
review the chapters in the March 2005 Draft Conservation and Open Space Element
pertaining to Air, Cultural Heritage, Native Minerals, Natural Communities and Water;
provide direction on changes or additions to goals, policies and programs, as
appropriate; and continue the item to the regular Planning Commission meeting on
June 22, 2005.
PUBLIC COMMENTS:
Jodee Bennet, ECOSLO, expressed concerns with tracking the changes of the policies.
Planning Commission Minutes
April 27, 2005
Page 2
She suggested that the wording on page 9 be changed from "Community Resources" to
"Natural Resources", that the language on page 10 not be weakened; the need for
clarification of the policy regarding how findings of archeological sites are dealt with;
and noted a typing error the in the Water Section.
Greg Bettencourt, San Luis Obispo, asked to be notified of changes in the clarification
process.
Michael Sullivan, 1127 Seaward Street, expressed concerns with the implementation
process; suggested the Commission adopt criteria or guidelines for changes in the
General Plan; requested clarification on the preservation of archeological sites; and
suggested that the Water Policy language be changed to include water saving devices
such as toilets etc.
Patricia Wilmore, SLO Chamber of Commerce, expressed concerns with the Cultural
Heritage preservation ordinance.
COMMISSION COMMENTS:
Commr. Miller suggested keeping both the wording "Community and Natural
Resources.
Commr. Carter suggested taking out all examples and incentives in the Air Quality
section, expressed concerns that pedestrians and bicycles are not addressed, and
noted that this section of the policy only addresses transportation.
Commr. Christianson suggested adding pedestrians and bicycles to the plan;
expressed concerns with the wording in Section 2.2.1 and suggested changing the word
"survival" to "health and safety"; requested a report on Section 2.21.3; suggested
adding wording in Section 2.21.4 to encourage the use of alternative fuels and promote
good air quality; and suggested that language be added to the Water Policy to include
the use and encouragement of drought tolerant landscaping.
Commr. Boswell suggested leaving the names Cal Poly and Cuesta in Policy Section
2.30.6. in the Policy. He asked staff to provide the Commission with a copy of the
White Paper.
Commr. Osborne questioned the procedures for recreating the policy on findings for
Archeology and Cultural Heritage.
Commr. Loh suggested that more guidelines be implemented in the Cultural Heritage
Policy. She expressed concerns with the wording in the last sentence of Section 3.22.1.
Commr. Aiken suggested adding language to include leak control for the City water
i
system.
Planning Commission Minutes
April 27, 2005
Page 3
Commr. Boswell recommended that the following items be addressed: 1) The City shall
require post -construction runoff controls for all new development; 2) The City shall
develop a strategy for improving the quality and reducing the quantity of storm water
runoff in existing urban areas; 3) The City shall upgrade and retrofit storm water
facilities with roadway reconstruction whenever feasible; 4) The City shall insure that
storm water runoff is adequately controlled to reduce flood and environmental damage
from new development or redevelopment projects; 5) The City shall utilize natural
fertilizers and biological controls for pest and weeds whenever possible; and 6) The City
shall identify and protect groundwater quality for existing and potential municipal water
sources.
Commr. Osborne moved to continue this item to June 22, 2005. Seconded by Commr.
Aiken.
AYES: Commrs. Miller, Osborne, Aiken, Boswell, Loh, Carter, and Christianson
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7:0 vote.
2. Open Space. GPC 47-05: Review of a proposed conservation easement, on a 30
acre portion of the Boysen Ranch property, on Foothill Boulevard between Los
Osos Valley Road and O'Connor Way, and its conformity with the City's General
Plan; City of San Luis Obispo, applicant. (Neil Havlik)
Natural Resources Manger Neil Havlik presented the staff report for the proposed
dedication of a conservation easement on a 23 -acre portion of the Boysen Ranch
property, recommending the Commission determine and report to the City Council that
the proposed property acquisition conforms with the General Plan.
PUBLIC COMMENTS:
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Miller moved to determine and report to the City Council that the proposed
property acquisition conforms with the General Plan. Seconded by Commr. Loh .
AYES: Commrs. Miller, Osborne, Aiken, Boswell, Loh, Carter, and Christianson
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7:0 vote.
Planning Commission Minutes
April 27, 2005
Page 4
COMMENT AND DISCUSSION:
3. Staff
Deputy Director Draze gave an agenda forecast of upcoming projects.
4. Commission
Commr. Miller commented on the Sustainable Communities meeting she attended and
encouraged the Commission look at the site.
Commr. Boswell commented on the voting for the Marketplace project.
ADJOURNMENT
With no further business before the Commission, the meeting adjourned at 10:45 p.m.
to the regular meeting of the Planning Commission scheduled for Wednesday May 11,
2005, at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
O May 11, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7`00 p.m. on
Wednesday, May 11, 2005 in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Vice Chair, Jim Aiken, Alice Loh,
Andrew Carter, Carlyn Christianson, and Chairman Michael Boswell
Absent: None
Commissioner Carlyn Christianson was 15 minutes late, arriving at 7:15
p.m.
Staff: Deputy Community Development, Director Michael Draze, Associate
Planner Phil Dunsmore, Assistant City Attorney Christine Dietrick, and
Recording Secretary Kim Main
ACCEPTANCE OF THE. AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The Minutes of April 13, 2005 were approved as amended and the minutes of April 27,
2005 were accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. 2005 Requests to convert various apartments to air -space condominiums:
a. 2975 Rockview Place. CON 1-05: Conversion of 20 apartment units to air -space
condominiums including a common lot; R 2-S zone; Weatherford & Russell,
applicant. (Phil Dunsmore)
Phil Dunsmore presented the staffreport recommending the Commission recommend
the City Council approve the 20 -unit condominium conversion at 2975 Rockview Place.
Planning Commission Minutes
May 11, 2005
Page 2
Pamela Jardini, applicant's representative, noted that this project site has been
inspected, the units are in excellent condition, and the project meets the affordable
housing requirements.
PUBLIC COMMENTS:
Kimberly Bindant, 2975 Rockview Place, expressed .concerns that approval of this
project may cause rental rates to increase.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Christianson could not support the project, noting the concerns that the
conversion was not consistent with the General Plan and would result in increased rents
and in fewer rental housing options for lower-income residents.
Vice -Chair Aiken expressed his concerns with the cost of association fees and
affordability for low-income housing, relating to all three items.
Heights oroiect, and that. a sound study be conducted and mac
conversion subdivision hearings begin. Seconded by Commr. Aiken..
AYES: Commrs. Boswell, Carter, Aiken, Miller, Loh, and Osborne
NOES: Commr. Christianson
ABSENT: None
ABSTAIN: None
The motion carried on a 6 :1 vote
b. 11955 Los Osos Valley Road. CON 25-05: Request to convert 77 apartments to
air -space condominiums including a common lot; R -3 -PD zone; Ventura -Duval
South LP, applicant.
Associate Planner Phil Dunsmore presented the staff report, recommending the
Commission recommend to the City Council, approval of the condominium conversion
of 77 units at 1778 through 1796 Tonini Drive.
Mandiy Raike, applicant (Hertel and Sons) explained the proposed conversion and
presented a design of the combined open space that would be shared with residents;
noted that all units would have a private courtyard, and commented that there is
currently a 30% vacancy rate at this site.
PUBLIC COMMENTS:
U
Steve Delmartini suggested lowering rent to increase the occupancy and expressed
concerns about the construction defects.
Planning Commission Minutes
May 11, 2005
Page 3
1
There were no further comments made from the public.
COMMISSION -COMMENTS:
The Commission noted that the private open spaces (small patios) did not comply with
the Condominium Standards and that the recently built project was not originally
constructed to be condominiums and that the present mixture of housing at the planned
development (DeVaul Ranch) should remain. Commissioners felt that the present high
vacancy rate was due to high rents.
Commr. Carter moved to deny the Rancho Obispo conversion request. Seconded by
Commr. Loh.
AYES: Commrs. Boswell, Carter, Aiken, Miller, Loh, Christianson, and Osborne
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7:0 vote
c. 1017 Southwood Drive. CON 29-05: Request to convert 168 apartments to air-
space condominiums, including a common lot; R -3 -PD zone; Hamish Marshall -
�' Westpac, applicant.
Associate Planner Phil Dunsmore presented the staff report, recommending the
Commission recommend the City Council partially approve the project, and that the City
allow the applicant to "bank" 33 apartments units towards a complete condominium
conversion at 1017 through 1043 Southwood in the future with the applicant to return to
the City annually for review of additional units.
PUBLIC COMMENTS:
Dan Erdman, 1037 Southwood Drive Unit D, supported this project but expressed his
concerns with the Parkwood Village condominium conversion. He suggested re -paving
the parking area, a new roof, the old water service connections be replaced and new
paint on all retaining walls.
Patrick Smith, owner of Parkwood Village, stated that he has painted, and improved the
open space areas of the Parkwood Village. He questioned what the City considers
affordable housing, stating this would include a 34 -unit gift. to the City for affordable
housing. He suggested the City ordinance be changed to allow all of the units to be
converted in 2005.
Lori Hauser 1025 Southwood Drive, supported the conversion, noting her concern with
keeping this project as low-income housing.
Planning Commission Minutes
May 11, 2005
Page 4
Jim Howe, 1027 Southwood Drive asked questions regarding Section 8 housing, noting
his concern with where the tenants would relocate to.
Chris Parker, 1025 Southwood Drive, opposed the conversion project, noting that she is
disabled and could not afford to move if her rent was increased.
Pat Simmons, 1033 Southwood Drive, opposed the project, expressing her concerns
with rent increases and the many families who would be displaced.
Pam Hughes,1025 Southwood Drive, supported the project and suggested keeping it
affordable.
George Bolin, 2684 Johnson Avenue, supported the project noting that it will increase
the number of units for affordable housing. He suggested that rental rates be lowered if
there are multiple vacancies, and suggested changing the City ordinance to allow the
complete conversion this year.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Miller expressed concerns with keeping this project affordable, and
recommended improvements to the roof, parking lot and water service.
Several Commissioners expressed appreciation for the applicant's desire to provide
affordable sales units and felt that a gift of 34 units to the Housing Authority was a
valuable gesture that outweighed the apartment projects inability to comply with the
condominium standards (lack of private open space).
Commr. Christianson could not support the project, noting the concerns that the
conversion was not consistent with the General Plan and would result in increased rents
and in fewer rental housing options for lower-income residents.
Commr. Carter was concerned that the project did not meet the minimum standards for
outdoor private open space and also could not support the project.
The commissioners who supported the conversion felt that all 168 units should be
converted and that the existing annual numerical limits should be amended to allow the
conversion since the City has not converted apartments to condominiums in over 10
years. It was agreed that the only way to allow additional units this year was to amend
the Condominium Conversion Ordinance.
On motion by Commr. Loh to recommend the Council allow the remaining 2005
conversion credits (110 units) be allowed for Parkwood Village Apartments Seconded
by Commr.. Miller.
Planning Commission Minutes
May 11, 2005
Page 5
AYES: Commrs. Boswell, Aiken, Miller, Loh, and Osborne
- NOES: Commrs. Christianson and Carter
ABSENT: None
ABSTAIN: None
The motion carried on a 5 : 2 vote
On a separate motion by Vice -chair Aiken to request the City Council direct staff to
process a review of the Condominium Conversion Regulations. Seconded by Commr.
Carter..
AYES: Commrs. Boswell, Carter, Aiken, Miller, Loh, Christianson, and Osborne
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7:0 vote
requirements.
2. Staff
Deputy Director Michael Draze and Planner Phil Dunsmore gave an agenda forecast of
upcoming agenda items. They noted that the regular June 22, 2005 meeting will be
cancelled, and a special meeting will be held on June 29, 2005 for items scheduled for
that hearing.
3. Commission
It was noted that Commr. Christianson will be late to the May 25,2005 meeting.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 11:00
p.m. to the next regular meeting scheduled for May 25, 2005, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Kim Main
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
May 25, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, May 25, 2005, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commissioners Andrea Miller, Orval Osborne, Vice -Chair Jim Aiken,
Chairperson Michael Boswell, Alice Loh, Andrew Carter, and Carlyn
Christianson
Absent: None
Staff: Deputy Community Development Director Ronald Whisenand, Associate
Planner Michael Codron, Assistant City Attorney Christine Dietrick, and
Recording Secretary Kim Main
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The minutes of May 11, 2005 were approved as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. 3190, 3196, 3220, 3232, 3240, and 3250 South Hiauera Street. PD 43-05: Amend
use list to allow banks and broadcast studios, and laboratories with approved
Planning Commission use permit; O -PD zone; Walter Brothers Construction,
applicant. (Buzz Kalkowski)
Ronald Whisenand, Deputy Director, presented the staff report with a recommendation
that the City Council modify the use list to allow bank/savings and loans and broadcast
studios, and to allow laboratories (medical, analytical) with a Planning Commission Use
Permit.
PUBLIC COMMENTS:
Bruce Fraser, applicant's representative, answered questions pertaining to the
development plans.
r
Planning Commission Minutes
May 25, 2005
Page 2
There were no further comments made from the public.
COMMISSION COMMENTS:
On motion by Commissioner Loh to recommend the City Council modify PD -1457, to
Osborne.
AYES: Commrs. Miller, Osborne, Aiken, Boswell, Loh, Carter, and Christianson
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7 :0 vote.
2. Open Space. GPC 77-05: Review of a proposed dedication to the City of a
conservation easement for a 62.5 acre portion of the 92 acre Congregation Beth
David property at the southeast corner of Los Osos Valley Road and Foothill Blvd.
and it's conformity with the City's General Plan; City of San Luis Obispo, applicant.
(Neil Havlik)
Neil Havlik, Natural Resources Manager, presented the staff report and recommended
that the Commission determine and report to the City Council that the proposed
property easement on a 62.5 acre portion of the Congregation Beth David property
acquisition conforms with the General Plan
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Discussion focused on the types of uses of the property, such as continued grazing that
would be consistent with open space and agricultural preservation, and the potential for
future development of a portion of the project site that is not part of current development
plan and is outside of the conservation easement.
Proposed property easement on a 62.5 acre portion of the Congregation Beth David
Property acquisition conforms with the General Plan. Seconded by Commissioner Loh.
AYES: Commrs. Miller, Osborne, Aiken, Boswell, Loh, Carter, and Christianson
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7: 0 vote.
Planning Commission Minutes
May 25, 2005
Page 3
3. 861, 953, 791 Orcutt Road, 3330, 3370, 3388, 3398, 3366, & 3360 Broad Street.
ER 114-02: Review of the Draft EIR for the Four Creeks project, which includes a
Planned Development rezone and subdivision with 261 homes and 12,000 sq. ft. of
commercial floor area; M -PD and C -S -S zones; City of San Luis Obispo, W.E.T.
Inc., and PARC North Associates, LLC, applicants. (Michael Codron)
Associate Planner Michael Codron presented the staff report recommending the
Commission hear the presentation by City staff and accept public testimony on the Draft
Environmental Impact Report for the Four Creeks project, including a general plan
amendment, Planned Development rezone and subdivision with 261 homes and 12,000
sq. ft. of commercial floor area.
PUBLIC COMMENTS:
Carol Florence, applicant's representative for the Creekston project, presented the
Commission with a written, 2 -page preliminary response to the Draft EIR for the project
which expressed concerns regarding the potential cost and uncertainty for
reimbursement of required off-site improvements. She briefly discussed ways that
noise and aesthetics impacts would be addressed with plan revisions.
Jim Murar, applicant for the Tumbling Waters project, introduced himself, and noted his
willingness to work with City staff on addressing the issues identified in the EIR.
Bill Tickell, applicant for the Creekston project, introduced himself and thanked the
Commission for their input.
There were no further comments made from the public.
COMMISSION COMMENTS:
It was noted that the public comment period on the EIR runs through July 6, 2005. The
Commission discussed each of the issue areas where potentially significant impacts are
identified in the environmental document. These include traffic, biological resources,
aesthetics, noise, hazards, air quality and utilities.
Commr. Carter expressed his concems with the applicant's responsibilities to pay for
existing Police and Fire service deficiencies; the cost of adding traffic lanes on Orcutt
Road and Broad Street; the possibility of losing project density because of requirements
to preserve scenic views on Orcutt Road; and mandated design changes to attenuate
noise.
Commr. Miller noted her concerns with the height of the buildings and needed density,
the noise of the railroad and the use of a sound wall. She asked staff where the
location of the transit stop would be.
I Commr. Aiken explained the function of the materials typically used in a sound barrier
wall, noting that the City has an ordinance on sound levels.
Planning Commission Minutes
May 25, 2005
Page 4
Commr: Christianson questioned who had the responsibility for paying for an increase in
Police and Fire service; concurred with the concerns noted by other Commissioners;
and discussed traffic impacts.
Commr. Loh asked several questions about the visual simulation, building height and
the density of the project. She commented on traffic, bike lanes and the use of
pedestrian walks, and asked for clarification on the wastewater service to the site.
Commr. Boswell asked for better graphics of the proposed project; expressed his
concerns on drainage issues and the wetlands in the setback area; asked if any
eucalyptus trees would be removed; requested more information on the traffic mitigation
requirements; and asked for clarification on how the air quality mitigation measures
would be resolved. He noted the applicants should be using the latest type of energy
efficient lighting, which is LED, and asked if the Airport Land Use Commission approves
of the density on this project.
No action was taken on this project. Staff indicated that the project would return to the
Planning Commission in August or September, provided major project issues could be
resolved adequately in time.
4. Citywide. Review of the City's proposed 2005-2007 Capital Improvement Program
for conformity with the City's General Plan; City of San Luis Obispo, applicant.
(John Mandeville)
Michael Codron, Associate Planner, presented the staff report on General Plan
Conformity for the Capital Improvement Plan, Appendix B of the 2005 — 2007 Financial
Plan. Three projects were identified where conformity could not be determined until
more project details and information were available. These projects include the
Downtown Urban Forest Management Plan, the Andrews Creek Bypass project and the
Palm-Nipomo Parking Structure.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
u.�c. vaNua� nuv�vvcnlcln I loll. �I�Licl wln uy1 Ll I= GVVJ —.GVV/ F -11 1C11 IUICII rl
report to the City Council with qualifications as noted. Seconded by Commr. Loh.
AYES: Commrs. Christianson, Loh, Miller, Osborne, Carter, Boswell and Aiken
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7: 0 vote.
Planning Commission Minutes
May 25, 2005
Page 5
5. Staff
A. Ronald Whisenand gave an agenda forecast of upcoming projects and
meetings.
6. Commission
ADJOURMENT:
ADJOURN to the regular meeting of the Planning Commission scheduled for
Wednesday June 8, 2005, at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm
Street.
Respectfully submitted by
Kim Main
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
June 8, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, May 11, 2005 in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Vice -Chair Jim Aiken, Alice Loh,
Andrew Carter, Carlyn Christianson, and Chairman Michael Boswell
Absent: None
Alice Loh arrived 10 minutes late to the meeting.
Staff: Deputy Community Development Directors Michael Draze and Ronald
Whisenand, Planning Technician Jaime Hill, Assistant City Attorney
Christine Dietrick, and Recording Secretary Kim Main
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Jan Manx, 265 Albert Drive. San Luis Obispo commended the Commission on their
good judgment concerning the Marketplace project.
There were no further comments made from the public.
PUBLIC HEARINGS:
1. 165 Grand Street. AP -PC 72-05: Appeal of the Director's decision to deny a
beauty school at Pacheco School; PF zone; Morris Goatley, applicant. (Jaime Hill)
Jamie Hill, Planning Technician, presented the staff report recommending the
Commission uphold the Director's denial and deny the appeal of a school tenant permit
for the beauty school, based on findings which she outlined.
Patricia MacCasland, applicant's representative, explained the parking issue, noted the
results of a parking survey they had conducted indicated that the proposed beauty
school would not increase traffic in the area, and that the parking space requirement
had been reduced to 36 vehicles spaces (one space per 200 square feet) for the lab
space at their current location. She felt they could further reduce the parking impact by
encouraging the students to use the City's public transportation and reminded the
Commission that this site was once a school and would be used as a school again.
Planning Commission Minutes
June 8, 2005
Page 2
Morris Goatly, applicant, explained the fees for services and noted that most of the
clientele are senior citizens who typically use public transportation.
PUBLIC COMMENTS:
Jan Marx, 265 Albert Drive, supported the staff recommended denial of the school
tenant permit, noting the beauty school would increase traffic in the area and the
neighborhood children would lose their playground if it was to be turned into parking lot.
Russsel Colmer, Colmer Construction, explained that the basketball courts at the school
are in a state of disrepair, and that turning this area into a parking lot would not impact
the site. He questioned how the traffic at this site with this use would be different than
when it was operated by the School District when children's parents and staff were
driving there. He also noted the water use would be less than when it was used by the
School District and felt this is a school that would be a benefit to the City.
Marilyn Leverich, San Luis Obispo, stated that when children attended this school in the
past, they were bused in. She felt that if a Beauty School is located at this site, it would
increase traffic and impact the neighborhood.
COMMISSION COMMENTS:
Commr. Miller had questions on the parking requirements.
Commr. Carter asked if a traffic count had been done.
Commr. Christianson expressed that this request would increase traffic in the area, that
it does not meet the City's R-1 zoning requirements, and that she could not support the
project because she felt it does not conform to the City's General Plan.
College, with deletion of Finding #3. Seconded by Commr. Osborne.
Commr. Aiken stated he does not have enough information on this item to make a
decision and would like to see it continued.
Commr. Miller stated that she does not have enough information to make a decision,
and questioned the traffic issues, expressing that she could not support the motion.
Commr. Carter expressed his concerns about energy use, traffic, and parking.. He
suggested the applicant perform a comprehensive parking study. He noted he could not
support the motion and asked what appeal process the applicant could pursue if the
request is denied.
_. AYES: Commrs. Osborne, Loh, Christianson and Boswell
NOES: Commrs. Miller, Aiken and Carter
ABSENT: None
ABSTAIN: None
Planning Commission Minutes
June 8, 2005
Page 3
i The motion carried on a 4:3 vote
2. Staff
A. Agenda forecast
Deputy Directors Whisenand and Draze gave an agenda forecast on upcoming projects
and meetings.
3. Commission
A. Growth Management Discussion
Deputy Director Draze gave a brief explanation of both the population and non-
residential growth management policies now in effect and the existing situation relative
to the policies and adopted regulations. The Commission discussed both types of
growth and how they can be interrelated. Overall, the Commission agreed that the real
problem the City needs to focus on is population growth, not growth in residential units.
For now, the Planning Commission wants to change the residential growth management
limits to avoid the limits from overly inhibiting the construction of new homes. They also
expressed an interest in assuring that residential development be better able to
compete for resources when we approach limits. For instance, if water or road capacity
becomes a constraint in the future, commercial growth could take the resources away
from residential development.
The Commission asked staff to return by the end of September with several options on
how the current residential growth management policies could be changed and how this
will affect the City's Residential Growth Management Phasing Schedule. Staff agreed
to review department work programs and either develop the options with our present
resources or request that the Council authorize necessary assistance if we do not have
adequate resources.
The Commission agreed to pick up the topic of non-residential growth and its
association with impacts on resources and population increases at a future time.
On motion by Commr. Carter to direct staff to come back with a proposal to modify the
AYES: Commrs. Miller, Osbome, Aiken, Loh, Carter, Christianson, and Boswell
NOES: None
ABSENT: None
ABSTAIN: None
/-1, The motion carried on a 7 :0 vote
Planning Commission Minutes
June 8, 2005
Page 4
i ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 9:45
p.m. to the next regular meeting scheduled for June 29, 2005, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Kim Main
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
June 29, 2005
U'
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, June 29, 2005, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Chairperson Michael Boswell,
Andrew Carter, and Carlyn Christianson
Absent: Vice Chair Jim Aiken and Commr. Alice Loh
Staff: Deputy Community Development Director Michael Draze, Senior Planner
Jeff Hook, Utilities Director John Moss, Natural Resource Manager Neil
Havlik, Assistant City Attorney Christine Dietrick, and Recording Secretary
Kim Main
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
APPROVAL OF THE MINUTES:
The minutes of May 25, 2005, June 8, 2005 were approved as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no public comments on non -agenda items.
PUBLIC HEARING ITEMS:
1. 499 Brizzolara Street. GP/R, TR, and ER 9-05: General Plan Amendment and
Rezone from R -1-S to R -2-S; vesting tract map to create common interest
subdivision with 9 residential lots; R-1 -S zone. Kelly Gearhart, applicant. (Jaime Hill)
Commr. Christianson stepped down from participation due to a potential conflict of
interest.
Deputy Director Michael Draze presented the staff report recommending this item be
continued to July 13, 2005, at the request of the applicant, to allow time to collect
additional information.
Planning Commission Minutes
June 29, 2005
Page 2
PUBLIC COMMENTS:
There were no public comments.
COMMISSION COMMENTS:
On motion _by Commr. Carter to continue consideration of this item to July 13, 2005.
Seconded by Commr. Osborne.
AYES:
Commrs. Miller, Osborne, Boswell and Carter
NOES:
None
ABSENT:
Commrs. Aiken and Loh
ABSTAIN:
Commr. Christianson
The motion carried on a 4:0 vote.
2. City Wide. GPA and ER 128-04: Consideration of LAFCO's Sphere of Influence
study for the City of San Luis Obispo and a draft memorandum of agreement
between the City and County regarding development outside the City limit line; City
of San Luis Obispo applicant. (Jeff Hook)
Senior Planner Jeff Hook presented the staff report asking the Commission to consider
public comments, review the tentative Sphere of Influence (SOI) boundary adjustments
described in the written staff report; consider additions to study areas 7 and 8 as
recommended by Natural Resources Manager Neil Havlik, and provide direction on
changes.
PUBLIC COMMENTS:
Charles Felix, 3380 Sequoia Drive, expressed concerns with Study Area 3 if the City
were to annex the three parcels on Harmony Way, specifically wildfire hazards, water
pressure, and landslides. He also noted concerns with the loss of open space in this
area. He opposed any development in this area and felt the area's current status under
County development standards and services should remain.
Guy Hackman, 1744 Southwood Drive, expressed his concerns with the three parcels
on Harmony Way (Study Area 3) and the effects it would have on the neighborhood if
the annexation were approved.
Mike Blum, 1825 Castillo Court, representing Congregation Beth David in Study Area 9,
noted the congregation would like to be included in the City's SOI.
Rachel Kovesdi, representing John King Properties, supported inclusion of the two
parcels in Study Area 2 and explained plans for a new water tank to serve the
neighborhood below.
- Carol Florence, 3427 Miguelito Court, representing multiple property owners, expressed
support for Study Areas 1, 2, 3 and 8, and requested that 30 acres in Area 6 and the
Planning Commission Minutes
June 29, 2005
Page 3
Avila Ranch in Study Area 7 not be included in the SOI at this time. She noted the
Madonna family was interested in possible inclusion in Study Area 9, but wanted more
information.
Mark Blum, 1825 Castillo court, questioned the water and sewer availability in Study
Area 9 if it were ever annexed.
Pamela Jardini, representative for the Devaul family, asked that the Devaul property be
included in the City's SOI, in Study Area 9, as shown.
Pat Pepperall, 893 W. Foothill Boulevard (Study Area 9) was unsure as to whether she
would like to be included in the City's SOI.
John Euphrat, San Luis Obispo County Planning Department, expressed concerns with
including Study Area 10 (California Men's Colony) in the City's SOI, and praised City,
County and Lafco staff efforts in drafting the MOA. Otherwise, County staff supported
inclusion of Study Areas 1-9 in the SOI.
John Wallace, O'Connor Way, expressed concerns that the requirement in the MOA for
"prior City review" of development applications in the SOI could delay San Luis Obispo
County processing of development applications.
Scoff Lathrop, 1619 La Vineda, expressed his concerns with the MOA and opposed the
inclusion of Study Area 10 in the SOI. He added that property owners in the existing
SO[ should be notified of any further SOI hearings.
Ty Safreno, San Luis Obispo, also expressed his concerns with the MOA and the
inclusion of Study Area 10.
There were no further public comments.
COMMISSION COMMENTS:
Commr. Carter suggested that the Commission review each study area separately.
Commr. Christianson expressed concerns with Study Areas 1, 2, and 3, and asked how
the Urban Reserve Line was set.
Commr. Carter expressed his belief that the best way to protect Study Areas 1, 2 and 3
would be to include them in the City's Sphere of Influence.
Commr. Boswell questioned if the open space area would be included in the SOI in
Study Area 3.
Commr. Miller felt the City would have more influence over these areas if they were
included in the City's SOI.
Planning Commission Minutes
June 29, 2005
Page 4
Commr. Carter suggested that Study Area 4 include both sides of Orcutt Road to Tank
Farm Road.
Commr. Christianson suggested that the Urban Reserve Line for Study Area 4 include
both sides of Orcutt Road.
Commr Carter suggested that the Urban Reserve Line be moved to include the corner
of Orcutt Road and Tank Farm Road.
Commr. Carter proposed the SOI include the creek south of Buckley Road.
Commrs. Miller, Carter, Christianson, Boswell noted they did not support inclusion of
Study Area 10.
On motion by Commr. Carter to approve inclusion of all study areas except Study Area
10, to amend boundaries for Study Areas 4. 7 and 8, as discussed, and to recommend
approval of the MOA as written. Seconded by Commr. Christianson
AYES: Commrs. Miller, Osborne, Boswell, Carter and Christianson
NOES: None
ABSENT: Commrs. Aiken and Loh
ABSTAIN: None
The motion carried on a 5:0 vote.
3. City Wide. GPA, ER 149-98: Update and combine Conservation and Open Space
Elements, and amend several other GP elements; an environment review; City of
San Luis Obispo, applicant. (Continued from March 23,2005 ) (Jeff Hook)
Senior Planner Jeff Hook presented the staff report, asking the Commission to consider
public comments, review chapters on Energy and Materials of the March 2005 Draft
Conservation and Open Space Elements, provide direction on changes or additions to
goals, policies and programs as appropriate, and continue the item to the regular
Planning Commission meeting on Wednesday, July 27, 2005.
PUBLIC COMMENTS:
Patrica Willmore, San Luis Obispo Chamber of Commerce, suggested that 4.2.1.1
paragraph 3 be changed to "should include standards'.; that a "D" section be added for
use of solar energy, and appreciated the use of the word "encourage" in Section 5.3.0.4.
Joe O'Donnel, 7350 Santa Ynez Avenue, expressed support for the draft
Conservation/Open Space Element's intent to clarify recreation in open space areas
and supported keeping bike trails in open space.
Christie Culter, 557 Buchon Street, expressed support for the COSE and giving equal
weight to compatible recreation and preservation in open space areas.
There were no further comments made from the public.
Planning Commission Minutes
June 29, 2005
Page 5
COMMISSION COMMENTS:
Commr. Christianson suggested amending Section 4.30.10 from "annual" to "regular".
Commr Carter stated that staff should consider including the Chamber of Commerce's
recommendation in the draft COSE as presented in the Chamber's letter.
Commr. Boswell provided staff with a list of text changes and additions, including his
"LEED" recommendations for the Energy and Materials chapters.
Commr. Christianson supported Chairman Boswell recommendations.
On motion by Commr. Christianson to continue consideration of this item to July 27,
2005. Seconded by Commr. Miller.
AYES: Commrs. Miller, Osborne, Boswell, Carter, and Christianson
NOES: None
ABSENT: Commrs. Aiken and Loh
ABSTAIN: None
The motion carried on a 5 :0 vote.
4. Staff
A. Agenda Forecast
Deputy Director Draze gave an agenda forecast of upcoming projects and meetings.
5. Commission
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 11:00 p.m.
to the next regular meeting scheduled for July 13, 2005, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Kim Main
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
July 13, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, July 13, 2005, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL _CALL:
Present: Commissioners Andrea Miller, Orval Osborne, Vice -Chair Jim Aiken, Alice
Loh, Andrew Carter, and Carlyn Christianson
Absent: Chairperson Michael Boswell
Staff: Deputy Community Development Director Ronald
Planner Pam Ricci, Assistant City Attorney Christine
Planner Jaime Hill, and Recording Secretary Kim Main
ACCEPTANCE OF THE AGENDA
It was noted that Item 3 would be continued to a date uncertain.
APPROVAL OF THE MINUTES:
The minutes of June 29, 2005 were approved as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
Whisenand, Senior
Dietrick, Associate
1. 1413 Calle Joaquin. ANNX, GP/R, MS, and ER 237-04: Annexation of the McBride
Property, General Plan Amendment and Prezoning to change the boundaries to
match the proposed development plan, Tentative Parcel Map to create four
commercial lots and one open space lot, and environmental review; Kelly Gearhart,
applicant. (Pam Ricci)
Senior Planner Pam Ricci presented the staff report, recommending that the City
Council adopt a Resolution of Intention to annex the property; approve the General Plan
Amendment and prezoning; approve the tentative parcel map based on finding and
subject to conditions; and adopt a Mitigated Negative Declaration of environmental
impact.
Planning Commission Minutes
July 13, 2005
Page 2
O PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
There were three motions made regarding an action on the project, including denial of
the General Plan Amendment, a continuance, and the staff's recommendation for
approval of all entitlements, over the approximately three hours of discussion and
deliberation. All of these motions received a second, but ended up tied in a 3-3 vote.
One motion made by Commr. Osborne to recommend the pursuit of a specific plan for
the project site as well as the Madonna and Dalidio properties failed to garner a second.
Because there was an insufficient quorum to either recommend approval or denial of
the requested project entitlements, the Planning Commission will transmit a report
explaining the situation and noting the summary comments of the individual
Commissioners present. These comments are listed below:
Commissioner Miller expressed concerns with the land use reconfiguration proposed as
part of the General Plan Amendment in terms of viewshed impacts related to the City
gateway and the viability of the agricultural land and recommended that the applicant be
required to develop the property consistent with the current General Plan land use
designations and configuration.
Commr. Osborne maintained that the General Plan Land Use Element (LUE) map
should be left as is. He felt that the proposed reconfiguration of the land use
designations would degrade the aesthetic quality of the southern gateway to the City
and adversely impact the plan's relationship to adjacent properties and recommended
denial of the General Plan Amendment. He also supported a Specific Plan be prepared
for all properties within Special Design Area 8 of the General Plan.
Commr. Loh supported the proposed General Plan Amendment because it results in the
same land use designations and proportions that are shown on the current LUE map.
She noted that the open space designation serves to maintain both the agricultural
resources and other sensitive resources on site such as the riparian area. She noted
that the record indicated that there were adequate water and sewer services available
to serve proposed development and would recommend the General Plan Amendment.
Commr. Carter was concerned with protection of the viewshed and the viability of the
agricultural land, especially the area behind proposed Lots 1-3. He felt proposed
grading in the open space area was excessive and not consistent with General Plan
Policy 6.1.2. Commissioner Carter recommended continuing consideration of the
General Plan Amendment and directing the applicant to return with an amended grading
plan and authoritative information regarding the impact of the General Plan Amendment
on the viability of agricultural operations in the open space area that would result from
the amendment.
Planning Commission Minutes
July 13, 2005
Page 3
Commr. Christianson supported the staff's recommendation included in the agenda
report and felt that potential viewshed impacts were adequately addressed and
mitigated. She pointed out that the General Plan identified the sites for expanded auto
sales and recommended approval of the General Plan Amendment.
Commr. Aiken indicated his support for staff's recommendation to approve the General
Plan Amendment. He noted that the half of the site designated Open Space was
appropriately set aside for on-going agricultural as well as protection of other sensitive
site resources such as the riparian area and recommended approval of the General
Plan Amendment.
2. 499 Brizzolara Street. GP/R, TR, ER 9-05: General Plan Amendment and Rezone
from R-1 -S to R -2-S, vesting tract map to create common interest subdivision with 8
residential lots; R -1-S zone; Kelly Gearhart, applicant. Continued from June 29,
2005. (Jaime Hill)
Commr. Christianson stepped down from participation due to a potential conflict of
interest because she has a partial interest in a lease holding in the vicinity.
Associate Planner Jaime Hill presented the staff report, recommending that the
Commission recommend that the City Council: approve a resolution amending the
General Plan Land Use Element map to change the land use designation for the site
from Low -Density Residential to Medium -Density Residential and approve a Mitigated
Negative Declaration; adopt an ordinance changing the zoning on the subject property
from Single -Family Residential with the Special Considerations overlay (R -1-S) to
Medium -Density Residential with the special consideration overlay (R -2-S); and adopt a
resolution approving the vesting tentative tract map for an 8 -lot residential common
interest subdivision, including exceptions for tandem parking and reduced yard
setbacks.
PUBLIC COMMENTS:
Representative Jaime Kirk of Kirk Consulting further explained the project.
Carol Anderson, 505 Brizzolara Street #7, spoke against any development on the site
due to the creek habitat and importance of the existing trees on the site.
Jacklyn Ames, 490 Brizzolara Street, expressed her concerns with the tree orchard and
the wildlife in the creek area and opposed the project.
Steve Delmartini, 3910 Broad Street, supported this project because it conforms to the
General Plan.
COMMISSION COMMENTS:
This recommendation was based findings and conditions as recommended by staff with
two amendments; 1) That a covenant be recorded on title for each of the units on lots 2-
Planning Commission Minutes
July 13, 2005
Page 4
8 that limits them to one -bedroom dwellings. The covenant for lot -1 shall limit the.
dwelling to the existing 3 bedroom (Carter), and; 2) The sidewalk adjacent to lot 1 shall
be redesigned so as to allow the Magnolia tree to be retained (Osborne).
Commissioners noted that the project was an appropriate infill project, is consistent with
the neighborhood pattern, and would supply more than adequate parking to meet their
needs and would not negatively contribute to the existing limited street parking.
Commissioner Loh voted against the project as she did not feel that it would provide the
quality of housing that is desired, and that reducing the number of units could result in
some of the tree clusters to be saved.
It was the consensus of the Commission to continue the meeting past 11:00 p.m.
Land Use Element may to change the Land use designation for the site from Low -
subdivision, including exceptions for tandem parking and reduced yard setbacks with an
AYES: Commrs. Miller, Osborne, Aiken, and Carter
NOES: Commr. Loh
ABSENT: Commr. Boswell
ABSTAIN: Commr. Christianson
The motion carried on a 4 :1 vote.
3. 3210, 3212, 3220, 3230, 3240 Broad Street PD, ER 78-05: Plan Development
rezone to expand allowable uses for The Village Marketplace, and environmental
review; C -N -S zone; Dan Lemberg, applicant. (Phil Dunsmore)
This item was continued to a date uncertain without discussion to allow input from
County Airport Land Use Commission.
COMMENT AND DISCUSSION:
4. Staff
A. Ronald Whisenand gave an agenda forecast of upcoming items and projects.
5. Commission
Planning Commission Minutes
July 13, 2005
Page 5
A. Biennial Review of PC Bylaws.
The Commission recommended no changes to the Bylaws.
AYES: Commrs. Miller, Osborne, Aiken, Loh, Carter, and Christianson
NOES: None
ABSENT: Commr. Boswell
ABSTAIN: None
The motion carried on a 6:0 vote.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 11:30 p.m.
to the regular meeting of the Planning Commission scheduled for Wednesday July 27,
2005, at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by
Kim Main
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
July 27, 2005
CALL TO ORDERIPLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, July 27, 2005, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commrs. Orval Osborne, Alice Loh, Andrew Carter, Carlyn Christianson,
Vice -Chair Jim Aiken, and Chairperson Michael Boswell
Absent: Commr. Andrea Miller
Staff: Deputy Community Development Director Ronald Whisenand, Community
Development Director Mike Draze, Senior Planner Jeff Hook, Associate
Planner Phil Dunsmore, Assistant City Attorney Christine Dietrick, Natural
Resource Manager Neil Havlik and Recording Secretary Kim Main
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no public comments.
PUBLIC HEARING ITEMS:
1. 36 West. Foothill .Boulevard. GP/R, ANNX, TR, and ER 124-03: Annexation,
General Plan Amendment and prezoning request to R-1-131) and Conservation/
Open Space (C/OS) for approximately 10 acres of land at the western edge of the
City, tentative map review for proposed 11 -lot subdivision, and environmental
review; Jay Poindexter, applicant. (Phil Dunmore)
Associate Planner Phil Dunsmore presented the staff report, recommending the
Planning Commission recommend that the City Council deny the annexation, General
Plan map Amendment and Tract Map.
PUBLIC COMMENTS:
Jeff Edwards, applicant's representative, gave a slide presentation of the proposed
project, noting that this project conforms with the City's General Plan Map. He asked
that the Commission continue this project to a date certain, and direct staff to reconsider
their recommendation.
Planning Commission Minutes
July 27, 2005
Page 2
Dan Zweifel, 1215 Vista Del Lago, noted that he owns the property adjacent to this
project and will not grant an easement.
Pam Zweifel, 1215 Vista Del Lago, expressed her concerns and opposed the project.
John Ashbaugh, 1818 Vista Del Lago, expressed concerns with the entrance location
and spoke against this project.
Joan Lobos 193 Los Cerros, expressed her concerns with the entrance location and
spoke against the project.
There were no further comments from the public.
COMMISSION COMMENTS:
Discussion focused on neighborhood connections, open space trails, affordable
housing, and the City's Urban Reserve Line.
Commr. Aiken asked for clarification of the 25 foot buffer. He supported development of
this property, noting that the applicant should not be required to provide public access.
He asked for clarification of frontage areas, and recommend a 30 -foot buffer be
required..
Commr. Loh asked for clarification on the lot size, and asked if the applicants would be
willing to work with staff to change the access to Bishop Peak. She suggested that the
Commission continue this project.
Commr. Carter expressed his concern with the lack of access or connection to adjoining
neighborhoods, noting the importance for children to have access from the
neighborhoods.
Commr. Christianson supported continuing the project, noting that she does not support
the secondary dwelling units for affordable housing.
AYES: Commrs. Osborne, Aiken, Boswell, Loh, Carter, and Christianson
NOES: None
ABSENT: Commr. Miller
ABSTAIN: None
The motion carried on a 6 :0 vote
Planning Commission Minutes
July 27, 2005
Page 3
2. City -Wide. GPA, ER 149-98: Update and combine Conservation and Open Space
Elements, and amend several other GP elements; and environmental review; City of
San Luis Obispo, applicant. ( Continued from June 29, 2005 ) (Jeff Hook)
Jeff Hook, Senior Planner, presented the staff report with the following recommendation
to the Commission: 1) Consider public comments, 2) Review chapters on Natural
Communities, Open Space, and Views in the March 2005 Draft Conservation and Open
Space Element (COSE), 3) provide direction on changes or additions to goals, policies
and programs„ as appropriate, 4) review and consider the initial environmental impact
study and determination (ER 149-98) and recommend Council approval of a Negative
Declaration of environmental impact for the Draft COSE update, and 5) direct staff to
prepare a Planning Commission Draft COSE incorporating changes and additions from
the previous meetings and forward the Commission's recommended Draft COSE to the
City Council.
PUBLIC COMMENTS:
Jody Bennett, San Luis Obispo, asked that the Commission take their time when
reviewing this Item.
Andrew Christie, ECOSLO, stated his belief that the Open Space Element (OSE)
wording is getting "blurry" and that some of the text is being completely eliminated in the
draft COSE.
Patrcia Wilmore, San Luis Obispo Chamber of Commerce, presented a letter to the
Commission on comments regarding Chapters 8 and 9.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commissioners received the staff report, took public testimony and reviewed the Draft
Conservation and Open Space Element (March 2005) Chapters 7 and a portion of
Chapter 8, through Goal 8.22.
Commr. Carter said he has no desire to ruin the City's Open Space. He stated his
primary goals are to preserve open space and not lose any and keep language from the
OSE. He agrees with preserving the AG in the greenbelt,
Commr. Christianson asked for codification of Neil Havlik's position with the City.
Commr. Osborne stated he would like the City's policies on open space to be more
consistent.
Commr. Loh stated she wants to preserve as much farm land as possible
Planning Commission Minutes
July 27, 2005
Page 4
Commr. Boswell commented that the chapters on recreation, viewshed and Agricultural
resources need additional language. He asked if there is a need for clarification of
"Open Space" and "Green Belt".
Commr. Christianson felt that Policy 7.22.3 should not be moved to a different section.
She suggested that changes be made in the last sentence in section 7.2.1 to clarify
wording, and to add the definition of "corridors" for wildlife in Section 7.20.1.3
Commr. Boswell suggested changes to the following: Remove all "City will" wording
throughout; Section 7.21.3 change wording to read ""appropriate for wildlife"; Section
7.22 add "trees and other plants"; Section 7.22.4 to include language from Jody
Bennett; Section 7.23 add "synthetic or organic"; Section 7.30.2 add "project litigation,"
remove "resources allow", and add "replant in California native species"; Section 8.1.0
add "environmental quality" wording; Section 8.21.1 should retain the word "passive";
the Glossary needs to match all terms; and Section 8.22 add wording "diverse", "F"
using Jody Bennett's suggested language.
On motion by Commr. Christianson, to continue this proiect to the meeting of August 10
2005. Seconded by Commr. Aiken.
AYES: Commrs. Miller, Osborne, Aiken, Boswell, Loh, Carter, and Christianson
NOES: None
ABSENT: Commr. Miller
ABSTAIN: None
The motion carried on a 6 :0 vote.
3. Staff
Deputy Director Mike Draze provided the agenda forecast of upcoming items and
projects.
4. Commission
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 11:30 p.m.
to the regular meeting of, the Planning Commission scheduled for Wednesday August
10, 2005, at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by
Kim Main
Recording Secretary
6.
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
August 10, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, August 10, 2005, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Alice Loh, Carlyn Christianson,
Vice -Chair Jim Aiken, and Chairperson Michael Boswell
Absent: Commr. Andrew Carter
Staff: Deputy Community Development Directors Ronald Whisenand and
Michael Draze, Senior Planner Jeff Hook, Assistant City Attorney Christine
Dietrick, Associate Planner Tyler Corey, Natural Resources Manager Neil
Havlik, and Recording Secretary Kim Main
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. 3071, 3075 & 3.085 South Higuera Street. U 12-05; Request to allow a mixed use
project; C -S -M zone; People's Self Help Housing, applicant. (Tyler Corey)
Associate Planner Tyler Corey, presented the staff report recommending approval of
the Use Permit, based on findings, and subject to conditions and code requirements.
PUBLIC COMMENTS:
Lauren Luker, R2L Architects, 444 Higuera Street, described the. project design.
Scott Smith, applicant's representative, further described the project and its use.
Doris Cleverly 3057 South Higuera Street, expressed concern about potential noise
impacts generated by the project.
There were no further public comments.
Planning Commission Minut,
August 10, 2005
Page 2
COMMISSION COMMENTS:
Discussion focused on project compatibility with adjacent residential uses, appropriate
uses for the commercial space to ensure on-going compatibility between commercial
and residential tenants, and noise mitigation requirements for the residential component.
of the project.
Commr. Miller questioned whether there would be an increase in noise levels
associated with the project.
Commr. Christianson suggested modifying Condition 5 of the draft resolution to provide
some flexibility to the forced air requirement.
Study provided by the applicant. Seconded by Commr. Christianson..
AYES: Commrs. Miller, Osborne, Aiken, Boswell, Loh, and Christianson
NOES: None
ABSENT: Commr. Carter
ABSTAIN: None
The motion passed on a 6:0 vote.
2. Citywide GPA and ER 149-98: Update and combine Conservation and Open
Space Elements, and amend several other GP elements; and environmental review;
City of San Luis Obispo, applicant. (Continued from July 27, 2005) (Jeff Hook)
Senior Planner Jeff Hook, recommended the Commission 1) Consider public
comments, 2) Continue reviewing the chapters on Natural Communities, Open Space,
and Views in the March 2005 Draft Conservation and Open Space Element, 3) provide
direction on changes or additions to goals, policies and programs, as appropriate, and
4) direct staff to prepare a Planning Commission Draft COSE incorporating Commission
changes and additions and return to the Commission for final review and
recommendation to the City Council.
PUBLIC COMMENTS:
Cydney Holcomb, RQN Chairperson, presented the Commission with a letter
expressing the concerns with the definition of "Open Space Uses" in Section 8.24.1.
She noted that Section 8.24.4 weakens existing standards.
Phillip Ruggles, 724 Patricia Drive., presented the Commission with a letter expressing
concerns with keeping the 1994 Open Space Element; deleting the proposed section
8.24.1 Open Space Uses; noted that the existing 1994 standard that open space uses
Planning Commission Minut,
August 10, 2005
Page 3
should "not result in environmental degradation" should be retained. He expressed that
it is imperative that open space areas remain as unspoiled as possible and not subject
to commercial ventures.
Joan Collier 1720 San Luis Drive Apt # A, felt that page 43 should be retained and the
urban trail plans should not be changed. She noted the proposed language is much
weaker that the existing, and that the Draft Conservation Open Space Element is not
"user" friendly
Jodie Bennett, ECOSLO, stated that she does not want any language to weaken the
EIR. She stated that Section 8.2.1 of the staff report has been left out.
Adele Stem, adjacent property owner, expressed her concerns with the update of the
EIR, with the explanation of "Open Space" and the removal of the word "passive" from
the uses for recreation on open space land. She stated that she does not want the
public on her property.
Norman Brooksmith, 1920 San Luis Drive, stated that he does not want a trail by the
creek.
Jean Goldsmith 1890 San Luis Drive, stated he does not want a trail by the creek.
Bob Tedone 1415 Cazadero, stated that he does not want a trail by the creek.
There were no further comments from the public.
COMMISSION COMMENTS:
Section 9.22.3 Strike wording "skyward";
Planning Commission MinuL--
August 10, 2005
Page 4
AYES:
Commrs. Miller, Aiken, Boswell, Loh, and Christianson
NOES:
Commr. Osborne
ABSENT:
Commr. Carter
ABSTAIN:
None
The motion passed on a 5 :1 vote.
COMMENT AND DISCUSSION:
3. Staff
A. Agenda Forecast
Ronald Whisenand gave an agenda forecast of upcoming agenda items and projects.
4. Commission
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:45 p.m.
to the next regular meeting of the Planning Commission scheduled for Wednesday
August 24, 2005, at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by
Kim Main
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
August 24, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, August 24, 2005, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL CALL:
Present: Commrs. Orval Osborne, Alice Loh, Andrew Carter, Carlyn Christianson,
Vice -Chair Jim Aiken and Chairperson Michael Boswell
Absent: Commr. Andrea Miller
Staff: Deputy Community Development Director Ronald Whisenand, Associate
Planner Jaime Hill, Planning Intern Bill Roth, Assistant City Attorney
Christine Dietrick, and Recording Secretary Kim Main
ACCEPTANCE OF THE AGENDA
MINUTES: Minutes of July 13, and July 27, 2005.
The minutes were approved as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. 1267 Pismo Street. AP -PC 130-05 Review of an appeal of the Hearing Officer's
decision to deny a request for a home occupation for a massage therapist; R-2 zone;
Darcy McKinney, applicant.
Bill Roth, Planning Intern, presented the staff report, recommending denial of the appeal
and upholding the Hearing Officer's action to deny the Home Occupation Permit.
PUBLIC COMMENTS:
Darcy McKinney, applicant/appellant, described her business and asked the
Commission to reconsider the decision of the Hearing Officer's denial.
Virginia Griffin, 1436 Johnson Avenue, spoke in opposition to the massage therapy
home. occupation and presented the Commission with a letter expressing her.
concerns. She noted that she herself has a home occupation permit.
Planning Commission Minute,
August 24, 2005
Page 2
Mary Gibson, 1251 Buchon Street, spoke in opposition to the home occupation and
presented the Commission with a letter noting her concerns.
Suzanne & Louis Carpine, 1227 Buchon Street, presented the Commission with a letter
requesting the Commission deny the home occupation permit.
Ursula Bishop and Mark Johnson, 1208 Pismo Street, presented the Commission with a
letter requesting the Commission uphold the Hearing Officer's decision to deny the
home occupation permit.
Stephen Lamb, 1251 Buchon Street, presented a letter to the Commission requesting
they uphold the Hearing Officer's decision to deny the request for a home occupation
permit.
Mary Casella, San Luis Obispo, presented a letter to the Commission opposing the
request for a home occupation permit.
Bruce Collier, 1203 Pismo Street, voiced his concerns with no off-street parking for this
business.
Evelyn Talmage, 1408 Johnson Avenue, expressed support for the home occupation,
noting that parking is not an issue.
Eric Meyer, 1242 Buchon Street, spoke against the home occupation.
Michelle Cripe, 3427 Miguelito Court, spoke in support of the home occupation request,
and expressed concerns with the lack of parking on Johnson Avenue. He stated that he
owns the property and explained the history of the parking in the area.
Mark Johnson, 1208 Johnson Avenue, expressed concerns with the lack off parking in
the area and opposed the home occupation.
Teresa McCormick, 1240 West Bethel, Santa Maria, expressed her support of the home
occupation and stated that she has never had a problem parking at this location.
There were no further comments from the public.
COMMISSION COMMENTS:
Discussion focused onparking and compatibility with adjacent residential uses.
Ultimately, the Commission found that the home occupation would have no greater
impact on on -street parking than would other possible residential uses of the site and is
compatible with the surrounding neighborhood.
Commissioner Carter did not support the request and stated that the massage therapy
business would generate frequent customer access.
Planning Commission Minute,_
August 24, 2005
Page 3
On motion by Commr. Loh to uphold the appeal and allow the home occupation which is
allowed and encouraged. Seconded by Commr. Christianson.
AYES: Commrs. Osborne, Aiken, Boswell, Loh and Christianson
NOES: Commr. Carter
ABSENT: Commr. Miller
ABSTAIN: None
The motion passed on a 5:1 vote.
Chairperson Boswell gave the dissenting vote but did not provide an explanation.
AYES:
Commrs. Osborne, Aiken, Boswell, Loh, Carter, and Christianson
NOES:
Commr. Boswell
ABSENT:
Commr. Miller
ABSTAIN:
None
The motion passed on a 5:1 vote.
A COMMENT AND DISCUSSION:
2. Staff
A. Agenda Forecast
Ronald Whisenand gave an agenda forecast of upcoming projects.
3. Commission
With no further business before the Commission, the meeting adjourned to the regular
meeting of the Planning Commission scheduled for Wednesday September 14, 2005, at
7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by
Kim Main
Recording Secretary
♦ I
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
September 14, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, September 14, 2005, in the Council Chamber of City Hall, 990 Palm
Street, San Luis Obispo.
ROLL CALL:
Present: Commissioners Andrea Miller, Orval Osborne, Alice Loh, Andrew Carter
and Vice -Chair Jim Aiken
Absent: Commissioners Carlyn Christianson and Chairperson Michael Boswell
Staff: Deputy Community Development Director Ronald Whisenand, Associate
Planner Phil Dunsmore, Assistant City Attorney Christine Dietrick, and
Recording Secretary Kim Main
MINUTES: The minutes of August 24, 2005 were approved as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. 1204 Iris Street ABAN 125-05: Request to abandon a portion of Ruth Street; R-2
zone; Thomas Preston, applicant. (Phil Dunsmore)
Associate Planner Phil Dunsmore presented the staff report, recommending the item be
continued to September 28, 2005, without discussion, to allow adequate time for the
Public Works Department to comment on the proposed request.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
On motion by Commr. Loh to continue the item without discussion to Seotember 28
2005. Seconded by Commr. Aiken.
AYES: Commrs. Miller, Osborne, Loh, Carter, Osborne and Aiken
NOES: None
ABSENT: Commrs. Boswell and Christianson
ABSTAIN: None
The motion passed on a 5 :0 vote.
Planning Commission Minute
September 14, 2005
Page 2
2. City Wide. TA and ER 153-04: Proposed comprehensive amendment to the City's
Subdivision Regulations, and environmental review; City of San Luis Obispo,
applicant.(PhY Dunsmore)
Associate Planner Phil Dunsmore presented the staff report, introducing a proposed
comprehensive update to the City's Subdivision Regulations, Chamber 16 of the
Municipal Code. He asked the Commission to review the proposed amendments and
offer feedback to staff.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
Commr. Osborne expressed a desire to hold an additional hearing on this item. He
questioned the size of R-1 lots and asked if the minimum lot size of 6000 square feet is
the standard size recognized by the City.
Commr. Carter asked for clarification of lot sizes in the R-1, R-2, and R-3 zones. He
suggested that the City provide some justification on how the lots sizes are measured;
rent levels be considered moderate to low; reconsider the condominium conversion
ranking criteria, reduce the acreage required for parkland dedications, and change the
font style in the document to enhance readability.
Commr. Aiken noted that some lot areas are less than 4000 square feet, and suggested
the City conduct an inventory of lots of this substandard size.
Commr. Osborne stated that flag lot subdivisions may be problematic, and suggested
different types of paving materials be considered by the City.
Commr. Carter asked to what extent this document would impact the community and
asked what type of notice, if any, would be sent to the development community and
public in the future.
On motion by Commr. Loh to continue this item for further discussion to a date
uncertain. Seconded by Commr. Aiken.
AYES: Commrs. Miller, Osborne, Loh, Carter, Osborne and Aiken
NOES: None
ABSENT: Commrs. Boswell and Christianson
ABSTAIN: None
The motion passed on a 5:0 vote.
Planning Commission Minut,,_
September 14, 2005
Page 3
COMMENT AND DISCUSSION:
3. Staff
A. Agenda Forecast
Ronald Whisenand gave an agenda forecast of upcoming projects.
4. Commission
ADJOURNMENT:
With no further business before the Commission, the meeting adjourned to the regular
meeting of the Planning Commission scheduled for Wednesday September 28, 2005, at
7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by
Kim Main
Recording Secretary
SAN LUIS OBISPO
�. PLANNING COMMISSION MINUTES
i - September 28, 2005
ROLL CALL: Commissioners Carlyn Christianson, Alice Loh, Andrea Miller, Orval
Osborne, Andrew Carter, Vice -Chair Jim Aiken, and Chairperson
Michael Boswell
Staff: Deputy Community Development Director Michael Draze, Senior
Planner Pam Ricci, Associate Planner Phil Dunsmore, Assistant City
Attorney Christine Dietrick, and Recording Secretary Kim Main
ACCEPTANCE OF AGENDA:
The agenda was accepted as presented.
MINUTES
The minutes of August 10, 2005 were approved as submitted, and the minutes of
September 14, 2005 were approved as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
. There were no public comments.
PUBLIC HEARINGS ITEMS
1. 1204 Iris Street. ABAN 125-05: Request to abandon a portion of Ruth Street; R-2
zone; Thomas Preston, applicant. (Continued from September 14, 2005) (Phil
Dunsmore)
Associate Planner Phil Dunsmore, presented the staff report, recommending that the
Commission find that the proposed abandonment is consistent with the General Plan
and recommend that the City Council approve the abandonment based on findings and
subject to conditions.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
abandonment based on findings and subiect to conditions recommended by staff.
Seconded by Commr. Aiken.
Planning Commission Minutes
September 28, 2005
Page 2
AYES: Commrs. Miller, Osborne, Aiken, Boswell, Loh, Carter, and Christianson
`— NOES: None
ABSENT: None
ABSTAIN: None
The motion carried on a 7: 0 vote.
2. 3201, 3212, 3220, 3230 and 3240 Broad Street. PD and ER 78-05: Request for a
planned development rezoning to expand allowable uses for The Village
Marketplace, and environmental review; C -N -S zone; Dan Lemburg, applicant. (Phil
Dunmore)
Associate Planner Phil Dunsmore presented the staff report, recommending
continuance to a date uncertain with consideration of staff -recommended alternatives
and direction to staff and the applicant.
PUBLIC COMMENTS:
Dan Lemberg, property owner and applicant, explained his desire to expand the list of
allowable land uses for the Village Marketplace shopping center.
. There were no comments made from the public.
COMMISSION COMMENTS:
Discussion focused on why PD zoning would not accomplish the applicant's goals of
expanding allowable uses at the property with consideration of alternatives such as
rezoning to C -C, parking ratios, and proposed uses for the site.
Commr: Loh suggested including some multi -family zoning in the project
Commr. Carter opposed changing the zoning of the property and suggested that staff
do a comprehensive review of the zoning.
Commr: Miller suggested that staff return with a more detailed list of new uses to be
allowed in center and a parking ratio analysis.
Commr. Osborne reminded staff that they need to consider the needs of the
neighborhood.
Commr. Christianson expressed her agreement with the change in zoning designation
that would allow the applicant additional uses. She also agreed with staff on refining the
land use list.
6 Commr. Aiken supported the change to C -C.
Planning Commission Minutes
September 28, 2005
Page 3
AYES:
Commrs. Miller, Aiken and Boswell
NOES:
Commrs. Osborne, Loh, Carter and Christianson
ABSENT:
None
ABSTAIN:
None
The motion failed on a 3:4 vote.
AYES: Commrs. Miller, Osborne, Aiken, Boswell, Loh, Carter and Christianson
NOES: None
ABSENT: None
ABSTAIN: None
The motion carred on a 7: 0 vote.
The Commission followed up the motion with a discussion to clarify that additional
properties within the 4 -creeks project area should be included within a C -C zone.
3. 333 Madonna Road. U 138-05; Request to allow wireless telecommunications
antennas and support equipment on the roof of Embassy Suites Hotel; C -R -PD
zone; Cingular Wireless, applicant. (Tyler Corey)
Commissioner Carter stepped down from participation due to a potential conflict of
interest.
Associate Planner Phil Dunsmore presented the staff report recommending approval of
the use permit, based on findings and subject to code requirements which he outlined.
PUBLIC COMMENTS:
Gordon Bell, applicant, further described the equipment needed for the project.
There were no further comments made from the public.
COMMISSION COMMENTS:
9
Planning Commission Minutes
September 28, 2005
Page 4
AYES: Commrs. Miller, Osborne, Aiken, Boswell, Loh and Christianson
NOES: None
ABSENT: None
ABSTAIN: Commr. Carter
The motion carried on a 6:0 vote.
4. 1631 Monterey Street U 103-04; Request to allow telecommunications antennas
and support equipment on the roof of Quality Suites Hotel; C -T -S zone; AT&T
Wireless, applicant. (Tyler Corey)
Associate Planner Phil Dunsmore announced that AT&T Wireless has formally
withdrawn its request to install a wireless telecommunications facility on the facade and
roof of the Quality Suites Hotel.
COMMENT AND DISCUSSION:
5. Staff
A. Agenda Forecast
Senior Planner Pam Ricci gave an agenda forecast of upcoming projects.
6. Commission
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 9:45 p.m. to
the next regular meeting of the Planning Commission scheduled for Wednesday
October 12, 2005 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by
Kim Main
Recording Secretary
is
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
October 12, 2005
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, October 12, 2005 in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL CALL:
Present: Commrs. Andrea Miller, Orval Osborne, Andrew Carter, Carlyn
Christianson, Vice Chair Jim Aiken and Chairperson Michael Boswell
Absent: Commr. Alice Loh
Staff: Deputy Director Ronald Whisenand, Associate Planner Michael Codron,
Housing Programs Manager Doug Davidson, Assistant City Attorney
Christine Dietrick, Deputy Public Works Director Tim Bochum and
Recording Secretary Kim Main and Raquel Rodriguez
ACCEPTANCE OF THE AGENDA
Chairman Boswell asked the Commission to consider a special review procedure for the
three items on the agenda, which are closely related. Per the staff recommendation,
Chairman Boswell suggested that staff provide one presentation on all three agenda
items and that the public be asked to provide testimony for all three items at one time.
Chairman Boswell stated that the Commission would discuss and resolve each agenda
item individually after the public portion of the hearing closed. The agenda was
accepted with these special review provisions.
MINUTES: Minutes of September 28, 2005.
The minutes were approved as submitted.
PUBLIC COMMENTS ON NON. -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARINGS:
1. 861 and 953 Orcutt Road and 3330 and 3370 Broad Street GPA and ER 114-
02. Amend the General Plan Map to redesignate approximately 17 acres of vacant
land from Services and Manufacturing to High -Density Residential and Community
Commercial; and review of the Final EIR for the 4 -Creeks project; City of San Luis
- Obispo, applicant. (Michael Codron)
Planning Commission Minutes
October 12, 2005
Page 2
Associate Planner Michael Codron presented the staff report recommending the
Commission make a recommendation to the City Council to approve the General Plan
amendment and certify the Final Environmental Impact Report for the project, including
mitigation measures, a monitoring program, findings of significant environmental effects
and a Statement of Overriding Considerations. Planner Codron continued with a
presentation of all three agenda items.
Housing Programs Manager Doug Davidson described the proposed affordable housing
component of the Tumbling Waters and Creekston projects.
Applicant Presentations:
The applicants for agenda items #2 and #3 presented their project proposals:
Jim Murar (Orcutt Associates, LLC) Applicant, provided an overview of the Tumbling
Waters project and answered questions from the Commission.
William Tickell (W.E.T. Inc.) Owner, Applicant and Architect, provided an overview of
the Creekston project and answered questions from the Commission.
Carol Florence, Oasis Associates, spoke in support of the Creekston project and further
explained the project details. She submitted a letter into the record addressing
conditions of approval and specifically requested that the Commission find an
alternative to transportation mitigation measure 14, which requires access through the
Creekston site between the Broad Street and Orcutt Road driveways.
PUBLIC COMMENTS:
The public was given an opportunity to comment on all three agenda items:
Brett Cross, Residents for Quality Neighborhoods, expressed support for the project
and appreciation for the developers of Tumbling Waters whose outreach program
improved the community's understanding of the project. He discussed comments that
he had made on the draft EIR and said that solar electric facilities, and components of
universal design should be incorporated into the project. He said that the proposed
height for the Creekston loft buildings would be precedent setting.
Eileen Graham, 3055 Duncan Lane, asked the Commission to consider the pedestrian
traffic pattern in the area because of a work -training program for disabled persons that
is located on Duncan Lane, which creates pedestrian traffic. She indicated that a fatal
accident occurred some years ago near the Duncan/Orcutt intersection.
There were no further comments made from the public
COMMISSION COMMENTS:
Commr. Carter noted his concern with the 57 -foot building height in the Creekston
project and felt it should not be allowed, suggesting a building height of 47 feet. He also
Planning Commission Minutes
October 12, 2005
Page 3
noted concern with the access into the property, the need for a left hand tum lane on
Broad Street, and consideration of relocating the Orcutt Driveway to the project.
On motion by Commr. Christianson to recommend that the City Council approve the
General Plan amendment and certify the Final Environmental Impact. Report for the
Commr. Aiken.
AYES: Commrs. Miller, Osborne, Aiken, Christianson and Boswell
NOES: Commr. Carter
ABSENT: Commr. Loh
ABSTAIN: None
The motion carried on a 5:1 vote.
2. 861 and 953 Orcutt Road. TR and PD 151-03; Consideration of a tentative tract
map and Planned Development rezoning from M -PD to R -4 -PD for a housing
project on a 11.63 acre site to include 178 dwelling units; and environmental review;
M -PD zone; Parc North Associates, LLC, applicant. (Michael Codron)
COMMISSION COMMENTS:
AYES: Commrs. Miller, Osborne, Aiken, Carter, Christianson and Boswell
NOES: None
ABSENT: Commr. Loh
ABSTAIN: None
The motion carried on a 6 :0 vote
3. 791 Orcutt Road and 3330 and 3360 Broad Street. TR and PD; 164-02;
Consideration of a tentative tract map and Planned Development rezoning from C-
SS to R -4 -PD and C -C -PD for a housing project with 86 dwellings and 10,000 sq.
ft. of commercial space; C -S -S zone; William Tickell, applicant. (Michael Codron)
Commr. Carter reiterated his concern with the 57 -foot building height in the Creekston
project and felt it should not be allowed, suggesting a building height of 47 feet. He
further discussed concerns with access to the property, the need for a left hand turn
lane on Broad Street, and consideration of relocating the Orcutt Driveway to the project.
COMMISSION COMMENTS:
Planning Commission Minutes
October 12, 2005
Page 4
AYES: Commrs. Miller, Osborne, Aiken, Christianson, and Boswell
NOES: Commr. Carter
ABSENT: Commr. Loh
ABSTAIN: None
The motion carried on a 5:1 vote
4. Staff
A. Agenda forecast
Deputy Director Ronald Whisenand gave an agenda forecast on upcoming items.
The Commission also approved the proposed 2006 meeting schedule, changing the
meetings in November from the 2nd and 4th Wednesdays to the 3`d and 5d'
Wednesdays, to avoid conflicts with the Veteran's Day Holiday and Thanksgiving
Holiday while still offering the same number of meetings to the citizens, and canceling
the last meeting in 2006 which would fall on December 27th, between the Christmas and
New Year's Holidays.
Due to quorum issues, the Commission cancelled the next regular meeting of the
Planning Commission, scheduled for October 26, 2005.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 10:45 p.m.
to the regular meeting scheduled for November 9, 2005, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Kim Main
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
November 9, 2005
CALL TO ORDERIPLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, November 9, 2005, in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo.
ROLL CALL:
Present: Commissioners Carlyn Christianson, Alice Loh, Andrea Miller, Orval
Osborne, Andrew Carter, Chairperson Michael Boswell (and one vacancy)
Absent: Commr. Osborne
Staff: Deputy Community Development Director Ronald Whisenand, Senior
Planner Jeff Hook, Associate Planner Phil Dunsmore, Assistant City
Attorney Christine Dietrick, and Recording Secretaries Raquel Rodriguez
and Jill Francis
MINUTES: The minutes of October 12, 2005 were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. 36 W. Foothill Boulevard. ANNX, GP/R, TR, and ER 124-03; Request to annex
approximately 10 acres of land into the City; prezone the property to R-1 (low-
density residential); consideration of a tentative tract map to create 11 lots from one
lot; and environmental review; Jay Poindexter, applicant. (Phil Dunsmore)
Associate Planner Phil Dunsmore presented the staff report, recommending that the
Commission recommend that the City Council approve the annexation, General Plan
Map Amendment and Tract Map, based on findings and subject to conditions, code
requirements, and mitigation measures.
PUBLIC COMMENTS:
Public testimony generally opposed the project and adjacent property owners strongly
opposed the use of eminent domain to allow a path through private vacant lots.
Jeff Edwards; applicant's representative explained the issue of cost versus benefit. He
felt that public use of the trail could devalue property.
David Foote, 49 Monterey Street, felt the City should look at both sides.
Planning Commission Minutes
November 9, 2005
Page 2
Larry Parker, 1396 Diablo Drive, noted he owns a vacant lot in the area (lot 4) and
expressed concern that a new pedestrian path to La Loma Court might affect his ability
to build a home on that property.
.Richard Zweifel, 1218 Vista del Lago, expressed that a pathway is redundant and
unnecessary, and asked that the walkway at Foothill Boulevard be extended instead.
He voiced concern with liability, parking and traffic issues, as well as a financial impact
on him as a homeowner of Lot 5.
Pam Zweifel, 1218 Vista del Lago, felt Foothill Boulevard usage should be primary.
Connie Framberger, 82 La Loma , voiced concern with proposed changes as they relate
to property usage since property was purchased back in 1986.
Horst ? —Lot #13- had concerns with the potential for imminent domain.
Michael Framberger, 82 La Loma, noted concerns with potential water and traffic
problems..
Michael Sullivan noted concerns with open spaces.
There were no further comments from the public.
COMMISSION COMMENTS:
Following extensive discussion and public testimony regarding a proposed pedestrian
path to the existing neighborhood at Tract 1313, the Planning Commission supported
approval of the annexation and tract map.
The Commission discussed the neighborhood connection concerns raised by the staff
report and agreed that Foothill Blvd provided sufficient connectivity given the location
and small size of the project to meet General Plan requirements. They also discussed
the option presented by staff of eminent domain proceedings and specifically rejected
that option.
On motion by Commr. Loh to recommend the City Council approve the proiect with
removal of staff recommended conditions that require a pedestrian path to connect the
Proposed neighborhood to existing neighborhoods removal of conditions that required
an urban reserve line buffer of 50 feet, and the addition of findings to support the
subdivision without the path and without a 50 -foot setback from the Urban Reserve
Line. Seconded by Commr. Miller.
AYES: Commrs. Loh, Miller, Christianson, Carter and Boswell
NOES: None
ABSENT: Commr. Osborne
-- ABSTAIN: None
The motion passed on a 5:0 vote.
Planning Commission Minutes
November 9, 2005
Page 3
On motion by Commr. Carter to require the three Inclusionary housing units be for low-
income families.
The motion failed due to the lack of a second.
2. 2975 Rockview Place. TR 167-05; Consideration of a tentative tract map to
convert 20 apartments into 20 condominium units with one common area parcel;
R -2-S zone; Holly Weatherford, applicant. (Phil Dunmore)
Associate Planner Phil Dunsmore presented the staff report recommending that the
Commission recommend that the City Council approve the tract map, based on findings
and subject to conditions and code requirements.
PUBLIC COMMENTS:
Pamela Jardini, applicant's representative expressed agreement with the staff report,
noting that the water meter and waterline locations needs to be determined.
There were no further comments from the public.
COMMISSION COMMENTS:
Since this project had been previously reviewed by the Planning Commission and City
Council, there was no significant Commission discussion and no public testimony. The
approval did not include any changes to staff recommended findings and conditions:
On motion by Commr. Carter to recommend the City Council approve the tract map
Seconded by Commr. Loh
AYES: Commrs. Carter, Loh, Miller, Boswell and Christianson
NOES: None
ABSENT: Commr. Osborne
ABSTAIN: None
The motion passed on a 5:0 vote.
3. 1213 and 1221 Nipomo Street: 577 and 597 Marsh Street. GP/R and ER 160-05;
Request to amend the General Plan Land Use Map at 1221 Nipomo Street from
High -Density Residential to General Retail and rezone the property from R-4 (High -
Density Residential) to C -D -MU (Downtown Commercial with a mixed use overlay
zone); and rezone 1213 Nipomo, 577 & 597 Marsh Street from C -D (Downtown
Commercial) to C -D -MU (Downtown Commercial with a mixed use overlay zone);
and modification of the Parking Space In -Lieu Fee area; Bermant Homes, applicant.
(Jaime Hill)
Associate Planner Phil Dunsmore presented the staff report recommending that the
Commission recommend that the City Council 1) adopt a Mitigated Negative Declaration
(ER 160-05) and amend the General Plan Land Use Element map to change the land
Planning Commission Minutes
November 9, 2005
Page 4
use designation of 1221 Nipomo from High -Density Residential to General Retail; 2)
Adopt an ordinance changing the zoning at 1221 Nipomo from High -Density Residential
(R-4) to Downtown Commercial with the Mixed -Use overlay (C -D -MU), and changing
the zoning of 1213 Nipomo, 577 and 579 Marsh from Downtown Commercial (C -D) to
Downtown Commercial with the Mixed -Use overlay (C -D -MU); and 3) Adopt an
ordinance amending Chapter 4.30, Section 4.30.015 of the City of San Luis Obispo's
Municipal Code modifying the Downtown Parking In -Lieu Fee Area to include 1221
Nipomo.
PUBLIC COMMENTS:
Bruce Buckingham, applicant's representative, agreed with the staff report and
recommendation. He also provided the Commission with details of the project including
how parking would function.
There were no further comments from the public.
COMMISSION COMMENTS:
There was discussion of commercial zoning and agreement from the Commission that
the new commercial zoning would allow a greater residential density than the existing
residential zoning. The Commission concurred with the adjustment of the parking in -
lieu fee area.
Commr. Christianson strongly supported construction of homes on the property.
Commr. Miller had questions regarding the mixed use, and supported the project.
Commr. Carter expressed support for redevelopment.
Commr. Boswell also expressed support for redevelopment.
Commr. Miller moved that the Commission recommend that the City Council 1) adopt a
Mitigated Negative Declaration (ER 160-05) and amend the General Plan Land Use
Nipomo from High -Density Residential (R-4) to Downtown Commercial with the Mixed -
Lieu Fee Area to include 1221 Nipomo. Seconded by Commr. Loh.
AYES: Commrs. Boswell, Loh, Carter, Christianson and Miller
NOES: None
ABSENT: Commr. Osborne
ABSTAIN: None
Planning Commission Minutes
November 9, 2005
Page 5
The motion passed on a 5:0 vote.
4. 620 California Boulevard. U 164-05; Review of a wireless telecommunications
facility camouflaged as a pine tree, and reduced side yard from 10 -feet to 5 -feet; O-
S zone; Cingular Wireless, applicant. (Tyler Corey)
Commr. Carter stepped down from participation due to a potential conflict of interest
because he is employed by a wireless telecommunications company.
Associate Planner Phil Dunsmore presented the staff report, recommending approval of
the use permit, based on findings and subject to conditions and one code requirement.
PUBLIC COMMENTS:
Gordon Bell, agent for Cingular Wireless, was supportive of staffs recommendation and
noted that the height of the facility is in relationship to the height of the trees on
property.
There were no further comments from the public.
COMMISSION COMMENTS:
The Commission agreed with the findings supported by the ARC and believed that the
setback reduction and Use Permit were appropriate.
Chairperson Boswell questioned whether this height of the facility has been approved
and supported the proposed setbacks.
Commr. Miller supported the camouflaged design.
On motion by Commr. Miller to approve the use permit as recommended by staff.
Seconded by Commr. Christianson.
AYES: Commrs. Miller, Christianson, Loh and Boswell
NOES: None
ABSENT: Commr. Osborne
ABSTAIN: Commr. Carter
The motion passed on a 4:0 vote.
5. Citywide. GPA and ER 149-98; Review of the October 2005 draft Conservation
and Open Space Element of the General Plan to update and consolidate resource
conservation policies, including amendments to the Conservation, Open Space,
Land Use, Energy Conservation, Circulation, and Water and Wastewater
' Management Elements; City of San Luis Obispo, applicant. (Jeff Hook)
Senior Planner Jeff Hook presented the staff report recommending that the Commission
recommend that the City Council approve a negative declaration of environmental
Planning Commission Minutes
November 9, 2005
Page 6
impact, adopt the proposed October 2005 Draft Conservation and Open Space Element
with the recommended changes, and amend other elements for internal consistency
and policy consolidation.
PUBLIC COMMENTS:
Mark Alonzo, 1740 San Luis Drive noted that the creekside trail along the drive (through
backyards) improves public access to the private property of this neighborhood. He
presented a petition signed by San Luis Drive Neighborhood Homeowners opposing
any wording changes to the Urban Trails Plan.
Michael Devitt, 1690 San Luis Drive, felt the plan should remain as written in 1994.
Dale Jones, 1894 San Luis Drive, noted concerns with wildlife in the area.
Ron Tilly, 1780 San Luis Drive, voiced concern with privacy issues and the potential for
lowering property values.
Jodee Bennett, San Luis Obispo, felt the language in the Open Space and Land Use
Elements should be added back in.
Michael Sullivan, San Luis Obispo, expressed his opinion that the environmental review
process for this project was defective.
Patricia Wilmar, Chamber of Commerce asked about requirements for energy-saving
changes such as solar equipment.
Ken Haggard, Santa Margarita, questioned the energy efficiency and modification to
part A. He provided commission with two handouts.
Bill Thoma, Thoma Electric of San Luis Obispo, noted there are changes needed to
make the document more realistic.
Victor Montgomery, American Institute of Architects, asked if LEEDS will apply to all
City agencies.
Mikell Robinson, SLO Green Build, felt all commercial projects should turn in forms for
green buildings, and that guidelines should be written for residential as well.
Richard Beller, local architect, noted he was involved in two LEEDS projects in SLO.
There were no further comments from the public.
COMMISSION COMMENTS:
J Discussion focused on policies in the October Draft Conservation and Open Space
Element (COSE) regarding "green building" energy conservation design standards
(Policy 4.21.6), and public creek access and trails (Policy 8.24.1). In response to
differing recommendations from the public regarding green building, the Commission
Planning Commission Minutes
November 9, 2005
Page 7
suggested that representatives from SLO Green Build, American Institute of Architects
and SLO Chamber of Commerce meet to reconcile their differences. The Commission
revised Policy 8.24.1 to resolve San Luis Drive residents' concerns regarding the
feasibility of public trails along San Luis Obispo Creek between Highway 101 and
California Boulevard.
Commr. Osborne arrived during discussion of this item at approximately 9:20 p.m.
Commr. Carter suggested the wording be strengthened regarding Creekside Trails.
Commr. Christianson agreed that language should be added back in.
Commr. Loh felt the current language is sufficient but could be updated.
Chairperson Boswell felt the language should be updated but not changed back to old
language.
Commr. Carter suggested that 8.24.1 be amended to read as follows (changes in
italics): Open space uses, line 3: "Creekside trails shall not be established in or across
from existing, substantially developed residential areas of the City (such as the San Luis
Drive area) where such trails could create a compatibility or privacy conflict with
surrounding land uses."
AYES: Commrs. Boswell, Miller, Osborne, Loh, Carter and Christianson
NOES: None
ABSENT: None
ABSTAIN: None
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
6. Staff
A.. Agenda Forecast
Deputy Director Mike Draze gave an agenda forecast of upcoming projects.
7. Commission
�� ADJOURNMENT:
Planning Commission Minutes
November 9, 2005
Page 8
With no further business before the Commission, the meeting adjourned at 10:50 p.m.
to the regular meeting of the Planning Commission scheduled for Wednesday,
November 30, 2005, at 6:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis/Raquel Rodrigiez
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
November 30, 2005
ROLL CALL: Commissioners Carlyn Christianson, Alice Loh, Andrea Miller, Orval
Osborne, Andrew Carter, and Chairperson Michael Boswell (with one
vacancy)
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
It was reiterated that discussion on Public Hearing Item 3 will begin no later than 7:00
p.m.
On motion by Commr. Miller to elect Commr. Osborne as Interim Vice -Chairperson.
Seconded by Commr. Boswell.
Ayes: Commrs. Miller, Osborne, Boswell, Carter, Christianson
Noes: None
Absent: Commr. Loh
Abstain: None
MINUTES: The minutes of November 9, 2005, were returned to staff to include speck
discussion, to return to the Commission for approval.
PUBLIC COMMENT ON NON -AGENDA ITEMS:
There were no comments made from the public
BUSINESS ITEM:
1. Update on possible Revenue Ballot Measure — Presentation by Finance. Director Bill
Statler
Bill Statler discussed the fiscal challenges facing the City. He explained that the City
has had to close annual budget gaps for three straight fiscal years by means of service
cuts. One of the service areas that has been deleted is the neighborhood paving
program. Calls for Fire and paramedic services have increased over the last 10 years
indicating a need for increased funds/revenue measures. Funding is also needed for
protecting senior services and city improvements.
City Administrator Ken Hampian explained our partnership with Cal Poly in funding for
Fire and Police services.
Commission Comments:
Commr. Miller questioned excess funds available and the different funds for commercial
versus residential paving programs.
Commr. Christianson had suggestions for Mr. Statler on future presentations.
Planning Commission Minutes
November 30, 2005
Page 2
O PUBLIC HEARING ITEMS:
2. 2178 Johnson Avenue. U 162-05; Review of a wireless telecommunications
facility on the roof of an existing building (former General Hospital); PF zone;
Cingular Wireless, applicant. (Tyler Corey)
Tyler Corey, Associate Planner presented the staff report, recommending approval of
the project, based on findings and subject to conditions which he outlined.
Commr. Carter stepped down from participation due to a potential conflict of interest
because,he works for a wireless company.
PUBLIC COMMENTS:
Gordon Bell, applicant, explained his proposal.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Boswell commented that he did not support the facility's design and wanted
reassurance that approval of the Use Permit would not "lock in" the facility design or
constrain the ARC during their review of the project.
U
On motion by Commr. Osborne to approve the project as presented Seconded by
Commr. Christianson
AYES: Commrs. Miller, Osborne, Boswell, and Christianson
NOES: None
ABSENT: Commr. Loh
ABSTAIN: Commr. Carter
The motion carried on a 4: 0 vote.
3. Citywide. GPA and ER 149-98; Review of the October 2005 draft Conservation
and Open Space Element of the General Plan to update and consolidate resource
conservation policies, including amendments to the Conservation, Open Space,.
Land Use, Energy Conservation, Circulation, and Water and Wastewater
Management Elements; City of San Luis Obispo, applicant. (continued from
November 9, 2005) (Jeff Hook)
Natural Resources Manager Neal Havlik gave a presentation regarding the effects of
the Open Space Element.
Senior Planner Jeff Hook discussed green building standards and policies and
explained how the October 2005 Draft Conservation and Open Space Element (COSE)
strengthens current environmental programs, recommending the Commission review
the COSE and proposed General Plan amendments; resolve issues and make final
Planning Commission Minutes
November 30, 2005
Page 3
changes; consider the environmental study; and forward their recommendation to the
City Council.
PUBLIC COMMENTS:
Ken Haggard, Santa Margarita (SLO Green Build) spoke in favor of the proposed
revisions to 4.21.6 regarding "green building" standards.
Jodie Bennett, San Luis Obispo (ECOSLO) expressed concern with Section 8.24, Open
Space versus Greenbelt. She felt the wording should be updated in the draft regarding
open spaces and should follow the State of California definition.
Bill Thoma, SLO Chamber of Commerce and design consultant, spoke in favor of
changes to Section 4.21.6 regarding green building standards, expressing his full
support of that proposal. He personally agreed with staffs recommendation that the
solar energy component and green utility be deleted.
Leonard Grant, 330 James Way, Pismo Beach, agreed with Mr. Thoma, and spoke in
support of green building and LEEDS standards. He agreed that the General Plan
proposal should remain voluntary and incentive -based systems.
Andrew Christie, San Luis Obispo (Sierra Club), provided staff with handouts showing
how, in his view, the current plan weakens the elements set by the 1994 draft.
Jan Marx, 265 Albert Drive, felt the language previously deleted should be added back
in, and objected to the dedication to Bill Roman.
Michael Sullivan, San Luis Obispo, felt that the new language weakens prior
environmental plans.
Eugene Judd, 665 Leff Street, agreed with the comments made by Ms. Marx and by
members of ECOSLO and Sierra Club.
Jodie Bennett was returned to the podium to discuss the definition of open spaces.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Carter felt staff should accept the proposed revised language on green building
standards as agreed to by the AIA, SLO GreenBuild, and Chamber of Commerce.
Commr. Boswell felt a provision should be included that the policy for large
buildings/structures over 60,000 feet be updated.
Commr. Carter supported Commr. Boswell's recommendation.
Planning Commission Minutes
November 30, 2005
Page 4
Commr. Osborne also supported Commr. Boswell's recommendation, and suggested
exploring other ways to encourage more language on the subject and agreed that staff
should accept the language regarding green building.
Commr. Christianson felt the language on Utility — 4.30.16 should be changed to "may"
or "should".
Commr. Miller agreed with Commr. Christianson.
Commr. Osborne felt the word 'green' should be deleted and keep the language broad.
Staff acknowledged the change of adding "may" and striking "green" from the
language.
Commr. Osborne agreed with the goal set in Section 5.22.2.
Commr. Carter does not totally agree that this goal is realistic.
Commr. Miller agreed with Commr. Osborne as well as with keeping proposed
language.
Commr. Boswell also agreed with keeping the goal.
Commr. Osborne felt the timeline for the year 2010 could be eliminated.
Staff acknowledged the change of keeping language with 100% goal.
Commr. Osborne felt the language in F should be retained in Section 10.22.2 and add
"consistent with State guidelines".
Staff acknowledged the change of adding this language.
Chair Boswell had no comments or new changes on the Housing Element
Commr. Christianson felt the wording in the Circulation Element should include ARC
review for developed, designated scenic view areas (sensitive sites). Section 14.3A
should be added to the Conservation/Open Space Element and Section 14.4A should
be reflected in the sign ordinance.
Jeff Hook responded that he will review specific language.
Regarding Land Use Element Section 1.7 Greenbelt, Commr. Osborne proposed 8.24.1
and 8.24.2 be replaced with current Land Use Element Section 6.1.1.
Chairman Boswell observed that there are several definitions of open space, and that
the COSE needs to be clear which meaning is intended wherever it says "open space".
Planning Commission Minutes
November 30, 2005
Page 5
Deputy Director Michael Draze indicated he would bring a more complete description of
open spaces to the next meeting.
On motion by Commr. Osborne to continue discussion on this item to December 14,
2005. Seconded by Commr. Christianson.
AYES: Commrs. Miller, Osborne, Carter, Christianson and Boswell
NOES: None
ABSENT: Commr. Loh
ABSTAIN: None
The motion passed on a 5:0 vote.
COMMENT AND DISCUSSION:
4. Staff
A. Agenda Forecast
Deputy Director Michael Draze gave an agenda forecast including continued discussion
on Open Spaces.
5. Commission
ADJOURMENT:
With no further business before the Commission. the meeting adjourned at 10:45 p.m.
to the regular meeting of the Planning Commission scheduled for Wednesday
December 14, 2005 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
December 14, 2005
ROLL CALL: Commissioners Carlyn Christianson, Alice Loh, Andrea Miller, Orval
Osborne, Andrew Carter, and Chairperson Michael Boswell, Jason
McCoy
Absent: Commr. Christianson
Staff: Associate Planner Phil Dunsmore, Deputy Community Development
Directors Ronald Whisenand and Michael Draze, Community
Development Director John Mandeville and Recording Secretary Jill
Francis
OATH OF OFFICE: Jason McCoy was sworn in as a new Commissioner.
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
The order of the agenda was accepted as presented, with Item 3 being continued to
January 11, 2005 without discussion.
MINUTES: Minutes of November 9 and November 30, 2005.
The minutes of November 9, 2005 were approved as submitted; the minutes of
November 30, 2005 were approved as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public
PUBLIC HEARING ITEMS:
1. 1105 Oceanaire Drive. PD and MS 99-05. Request to amend the existing
residential planned development to allow an additional unit in place of the existing
recreation room; and tentative parcel map to create a single airspace condominium
unit.
Phil Dunsmore, Associate Planner, presented the staff report, recommending denial of
the project due to inconsistency with General Plan density standards
PUBLIC COMMENTS:
Cindy Lewis, applicant's representative, spoke in support of the project and expressed
concerns with vandalism and other problems associated with recreation building. She
agreed to withdraw the current application and submit an application to rezone the
property as well as submitting landscape plans for the project.
In response to a question from Commr. Loh, Ms. Lewis noted there is open space
connected to each unit, as well as a common open space area.
Planning Commission Minutes
December 14, 2005
Page 2
There were no further comments made from the public.
COMMISSION COMMENTS:
Commrs. Carter and Loh questioned the density standards.
Commr. Miller questioned the amount of outdoor recreation area in relation to the loss
of indoor recreation area.
Commr. McCoy could support an additional unit but expressed concern with eliminating
the existing recreation facility.
The Commission offered direction to applicant to apply for a General Plan map
amendment and rezone to modify the land use designation from R-2 to R-3 to allow
additional residential density that would support the additional residential unit.
Commissioners also offered feedback on the appropriate scale of required replacement
recreational amenities for the project.
On motion by Commr. Loh to deny the proiect, with direction as noted above. Seconded
by Commr. Carter.
AYES: Commrs. McCoy, Miller, Osborne, Boswell, Loh, and Carter
NOES: None
ABSENT: Commr. Christianson
ABSTAIN: None
The motion carried on a 6: 0 vote.
2. 3210, 3212, 3220, 3230, 3240 Broad Street GP/R and ER 78-05. Request to
amend the General Plan and zoning maps for the Village Marketplace from
Neighborhood -Commercial with a special considerations overlay zone (C -N -S) to
Community -Commercial with a special considerations overlay zone (C -C -S)
Phil Dunsmore, Associate Planner, presented the staff report, recommending the
Commission recommend that the City Council approve amending the General Plan
Land Use Map from Neighborhood -Commercial to Community -Commercial; approve the
Negative Declaration of Environmental Impact; approve the rezoning from C -N -S to C-
CS, and adopt a Master Use Permit to allow a refined land use list for the site.
PUBLIC COMMENTS:
Dan Lundberg, applicant, 3212 Broad St #200 SLO, requests uses be open to include
retail, office, professional on second floor and possibly a wine bar.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Osborne questioned the parking and traffic problems associated with project.
Planning Commission Minutes
December 14, 2005
Page 3
Commr. McCoy asked if total office use would be possible above ground floor.
Commr. Loh suggested that certain uses not be approved for ground floor without
Director's approval.
Commr. Carter would like to see schools and fitness, classes be allowed with Director's
approval.
On motion by Commr. Miller to recommend approval of the General Plan mar)
amendment and rezone from C -N -S to C -C -S. Seconded by Commr. Osborne. A
friendly amendment was made to move three land uses to the Administrative. Use
Permit Category (Fitness/Health facility, School and Specialized education/training and
Studio -Art, dance, martial arts, music, etc). A second amendment was introduced by
Commr. Loh to allow office uses above the ground floor.
AYES: Commrs. McCoy, Miller, Boswell, Loh, and Carter
NOES: Commr. Osborne
ABSENT: Commr. Christianson
ABSTAIN: None
The motion carried on a 5:1 vote.
AYES: Commrs. McCoy, Boswell, Loh, and Carter
NOES: Commrs. Osborne and Miller
ABSENT: Commr. Christianson
ABSTAIN: None
The motion carried on a 4:2 vote.
3. Citywide. TA and ER 153-04; Comprehensive update to the City's Subdivision
Regulations and environmental review; City of San Luis Obispo, applicant.
This item was continued to the January 11, 2006 meeting without discussion.
4. Citywide. GPA and ER 149-98. Review of the October 2005 draft Conservation and
Open Space Element of the General Plan to update and consolidate resource
conservation policies, including amendments to the Conservation, Open Space,
Land Use, Energy Conservation, Circulation, and Water and Wastewater
Management Elements; City of San Luis Obispo, applicant. Continued from
November 30, 2005.
Michael Draze, Deputy Community Development Director, presented the staff report
recommending further review of the proposed General Plan Amendments, with
emphasis on the Open Space and Land Use Elements.
Planning Commission Minutes
December 14, 2005
Page 4
PUBLIC COMMENTS:
Jan Marx, 265 Albert Drive (Save SLO) asked the Commission to wait before making a
specific recommendation to the Council.
Jodie Bennett, ECOSLO, also felt the Commission should wait before voting on the
amendments. She felt that definitions need to be added back in and that more public
comments and input are needed.
Ira Winn, 3346 Barranca Court, spoke against changes to the existing language
regarding open space.
Eugene Judd, 665 Leff Street, agreed with previous speakers on the need for
preservation of open space.
Michael Sullivan, San Luis Obispo, felt the Commission should be careful in deliberation
and expressed concerns with the language of open space zoning. He noted that he had
submitted an eight page report to the Commission detailing his concerns.
John Mandeville, Community Development Director, clarified that some language is
being changed from the Land Use Element to the Open Space Element, but that no
changes are proposed for the definition of Open Space.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commission discussion focused on proposed changes to the October 2005 Draft
Conservation and Open Space Element (COSE) policies on "open space definitions and
standards (Section 8.0), and on proposed General Plan amendments, with particular
emphasis on changes to the Land Use Element. The Commission reviewed proposed
amendments to the Land Use Element and made several changes to ensure that open
space and conservation policies in the Land Use Element are either carried forward in
the new element or preserved in the existing Land Use Element.
Commr. McCoy noted that although he is up to date with the issue of open space, he
would like to have time to read the new material presented.
Commr. Loh questioned the issue of structures in open space and asked if size would
make a difference or would no structures be allowed.
Commr. Osborne asked about the difference in the open space purpose definition. He
was told it was to better define what sort of open space we are dealing with.
Commr. Boswell felt they should leave the section on Land Use in the Land Use
Element.