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HomeMy WebLinkAboutPLANNING COMMISSION MINUTES 2010PLANNING COMMISSION.,.- MINUTES 2010 SAN LUIS OBISPO PLANNING COMMISSION MINUTES January 13, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Aidin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: None Staff: Deputy Community Director Kim Murry, Deputy Director of Public Works Tim Bochum, Senior Planner Jeff Hook, Chief Building Official Tim Girvin, and Stormwater Code Enforcement Officer Doug Dowden ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PRESENTATION: 1. Brief update on the Storm Water Pollution prevention program by Doug Dowden. Doug Dowden, Stormwater Code Enforcement, presented current efforts to implement the Stormwater Management Plan approved in June 2009. Both he and Tim Girvin, Chief Building Official, responded to questions by Commissioners. No action was taken or required. PUBLIC COMMENT: Bob Kile, San Luis Obispo, provided input regarding storm water efforts. PUBLIC HEARINGS: 1. City -Wide. GPI 49-06: Review the Draft Traffic Analysis Report and Proposed Traffic Impact Mitigation Measures for the Draft South Broad Street Corridor Plan; City of San Luis Obispo, applicant. (Jeff Hook) Jeff Hook, Senior Planner, summarized previous direction and new information from the traffic analysis including proposed traffic calming measures. Mr. Hook responded to several questions from the Commission and clarified information. Tim Bochum, Deputy Director of Public Works, also responded to questions. Planning Commission Minutes January 13, 2010 Page 2 PUBLIC COMMENT: Gail Hill, San Luis Obispo, was concerned with the location and timing of proposed signals and medians. Patrick Mallon expressed concerns about proposed traffic calming measures and their impact to neighborhood traffic and street parking. Bob Kyle expressed concerns consistent with previous speaker. Doug Highland was concerned with proposed traffic signal location and suggested additional traffic calming measures. Linda Wenzl spoke regarding concerns related to traffic calming measures. COMMISSION COMMENTS: Commissioners discussed possible traffic calming measures, street improvements and options to address traffic impacts.. Commissioner Draze expressed that he did not support reducing residential development potential for traffic mitigation purposes. On motion by Vice -Chair Mutlari, seconded by Commr. Meyer, to continue the item to a date certain of February 10, 2010. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Whittlesey, Vice -Chair Multari, and Chairperson Stevenson NOES: None RECUSED: None ABSENT: None COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast — Staff provided a forecast of the January 27th meeting. 3. Commission — Commissioner Whittlesey indicated that she hoped future publications would be printed with a double -sided format. Staff indicated that City policy is to provide electronic copies where possible and double -sided materials where products need to be provided in print. ADJOURNMENT — The meeting adjourned at 9:30 p.m. Respectfully submitted by, Kim Murry Deputy Community Development Director Planning Commission Minutes January 13, 2010 Page 3 Approved by the Planning Commission on _January 27, 2010 Ryan K. Bet4 y ` Supervisinq,Ad min istrative Assistant C�� SAN LUIS OBISPO PLANNING COMMISSION MINUTES January 27, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: None Staff: Deputy Community Director Doug Davidson, Associate Planner Tyler Corey, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of January 13, 2010 were approved as submitted. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 728 Marsh Street ER 124-06: Introduce project redesign and Final Environmental Impact Report; C -D -H zone; Garden Street SLO Partners, LP, applicant. (Tyler Corey) Tyler Corey, Associate Planner, presented the revised project description and Final EIR, recommending the Commission receive staff and applicant presentations and public comments on project redesign and Final EIR. Dan Gira, EIR Consultant, presented the Final EIR organization and changes made to the document since the draft version. Carol Florence, applicant representative, and George Garcia, applicant architect, provided a more detailed presentation of the revised project. PUBLIC COMMENTS: David Brodie, San Luis Obispo, expressed support for the EIR's environmentally U superior alternative. He also stated that a physical model would be helpful in understanding the project's mass and scale. Planning Commission Minutes January 27, 2010 Page 2 _. Tyler, Hartrich, San Luis Obispo, stated that Garden Street should be closed to vehicular traffic with pedestrian access and activities only. Linda Groover, San Luis Obispo, does not support the height of the building or removal of historic structures. She requested a model of the project be provided for public viewing. She requested clarification be provided on whether the proposed hotel will still be a "boutique hotel' or whether its larger size would attract a national chain. Elizabeth Thyne, San Luis Obispo, expressed support for the content and conclusions in the Final EIR, including the environmentally superior alternative. Gary Fowler, San Luis Obispo, was concerned about the removal of public restrooms in the parking lot, noise impacts on hotel and residential units from nearby bars and fire access on Garden Alley. He also requested the "Flags of our Country" art work on the north side of 919 Palm Street be relocated to a more visible location within the proposed project. Vangeli Evangelopoulos, San Luis Obispo, supported the revised project design and Final EIR.. He stated that if Garden Alley were properly improved, it could become a major pedestrian connection downtown. He questioned whether parking along Broad Street could be removed and sidewalks widened, to increase pedestrian activity around the perimeter of the project. Mr. Garcia stated that the existing public restrooms within the parking lot would not be replaced within the project. Mr. Garcia noted a 20 foot clear zone for fire truck access on Garden Street. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Draze supported more intense, mixed-use development in the downtown core. He complimented the applicant and design team on their responsiveness to the Draft EIR and public comments. He thought the EIR was a well prepared document that would serve the project as it moves through the various advisory bodies. Commr. Boswell asked when a 3-D digital model of the project would be available. Mr. Corey replied that the model will be available at the February 24th Planning Commission meeting. Commr. Boswell asked that if the proposed neighborhood market was not constructed what other uses are envisioned for the space. Mr. Garcia replied that if the market were not successful the space could be easily converted to other retail uses. Commr. Boswell requested inclusion of the greenhouse gas emission calculation for energy demand in the next presentation. Mr. Gira replied that the information will be presented at the February 24th Planning Commission meeting. Planning Commission Minutes January 27, 2010 Page 3 Commr. Meyer requested information on construction phasing and staging. He also had question regarding sanitation maintenance in Garden Alley. Mr. Meyer requested the applicant consider providing openings in the project to allow a line of sight from Bubblegum Alley thru to Marsh Street. Commr. Whittlesey requested clarification on the logic behind the removal of retail square footage and credit for parking in section 3-10. Mr. Gira explained the removal of retail square footage and the policy of parking credits. Commr. Whittlesey requested clarification on the location of the loading zone for trash pick-up. Staff replied that project plans indicate the loading zone along the Broad Street frontage near the entrance to Garden Alley. Vice -Chair Multari requested that Staff provide a clear discussion of how the project does or does not meet city standards and a comparison of the proposed project and the environmentally superior alternative in the staff report for the February 24th meeting. Chair Stevenson requested that Staff provide information on how parcels for lease or sale will be maintained and managed by the various property owners. There were no further comments made from the Commission On motion by Vice Chair Multari, seconded by Commr. Singewald, the Commission continued the item to a date certain of February 24, 2010 AYES: Commrs. Boswell, Draze, Meyer, Singewald, Whittlesey, Vice -Chairperson Multari, and Chairperson Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast 3. Commission ADJOURMENT: The meeting was adjourned at 8:45 p.m. Respectfully submitted by, Janet Miller Recording Secretary Planning Commission Minutes January 27, 2010 Page 4 Approved by the Planning Commission on _February 10, 2010 Ryan K. Betz \ Supervising dministrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES February 10, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Airlin Singewald, Mary Whittlesey, and Chairperson Charles Stevenson Absent: Vice -Chairperson Michael Multari and Commissioner Eric Meyer Staff: Deputy Community Development Director Kim Murry, Senior Planner Jeff Hook, Deputy Public Works Director Tim Bochum, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of January 27, 2010, were approved as submitted. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: Commissioner Singewald recused himself from item #1 because of a potential conflict of interest. 1. City-wide. GPI 49-06: Review the Draft Traffic Analysis Report and Proposed Traffic Impact Mitigation Measures of the Draft South Broad Street Corridor Plan; City of San Luis Obispo, applicant. (Continued from the January 13, 2010, meeting) (Jeff Hook) Kim Murry, Deputy Community Development Director, and Jeff Hook, Senior Planner, presented the staff report, recommending: (1) Review the report's key findings and recommended mitigation measures with emphasis on new information in Appendices I and J; (2) Take public testimony; and (3) Endorse the Final Report and recommended traffic mitigation measures, based on findings and subject to conditions which staff outlined. Arun Gajendran, project consultant, presented the review of the Draft Analysis Report and the Proposed Traffic Impact Mitigation Measures. Tim Bochum, Deputy Public Works Director, provided clarification on traffic flow in the development of the project area. PUBLIC COMMENTS: Planning Commission Minutes February 10, 2010 Page 2 Ben Peters, San Luis Obispo, requested that the South Broad Street Corridor Focus Groups be augmented with smaller subgroups to address specific neighborhood needs and varying public interests as the project progresses. He requested that alternate public transport options, such as a trolley option, be addressed to reduce traffic. A letter from Margaret Henderson of San Luis Obispo was introduced describing her support for the traffic report and recommended mitigation and traffic -calming measures. She encouraged the Commission to include a sustainable landscape vision and prioritization and phasing of street improvements as components of the implementation program. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Draze asked staff to consider the possibility of implementing the "Reduced Project Alternative" in phases so that the project's planned development capacity could be realized in the near term phase and reduced accordingly if warranted by increased traffic volumes in the long-term phase; or by allowing land use intensification in Phase 2 if forecasted average daily traffic levels on Broad Street were not achieved. Commr. Boswell requested two issues be addressed: (1) a forum for the public providing a residential consultation program for traffic management; and (2) bike lane alternatives (bike boxes, colored lane striping) to reduce right -lane conflicts. Commr. Whittlesey requested the item of stop signs .be addressed because of the concerns made by the public. Mr. Bochum discussed the effectiveness of multi -way stop format. Ms. Whittlesey requested further consideration of reducing commercial square footage in future alternatives to the extent that it doesn't hinder the commercial sector's viability. Chairperson Stevenson requested two items be discussed: (1) costs for mitigation efforts; and (2) project phasing due to the current economic climate. Staff replied that the plan forecast was a tool to set benchmarks and can be both flexible and self mitigating. There were no further comments made from the Commission. On motion by Commr. Boswell, seconded by Commr. Draze, to endorse the final report and recommended traffic mitigation measures with the addition of a residential consultation program to address neighborhood traffic management and bike lane alternatives (bike boxes; colored lane striping) to reduce right -lane conflicts. AYES: Commrs. Draze, Boswell, Whittlesey, and Stevenson NOES: None RECUSED: Commr. Singewald ABSENT: Commrs. Multari and Meyer Planning Commission Minutes February 10, 2010 Page 3 The motion passed on a 4:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast 3. Commission ADJOURMENT: The meeting was adjourned at 8:45 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _February 24, 2010 Ryan Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES February 24, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, and Vice -Chairperson Michael Multari Absent: Chairperson Charles Stevenson Staff: Community Development Director John Mandeville, Deputy Community Development Director Doug Davidson, Associate Planner Tyler Corey, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments from the public. MINUTES: The minutes of January 27, 2010, were approved as amended. PUBLIC HEARINGS: 1. 1119. 1123 —1127. & 1129 —1137 Garden Street and 712 720 748 736 722 & 728 Marsh Street ER 124-06: Consideration of Final Environmental Impact Report (EIR), Use Permit, and Vesting Tentative Tract Map; C -D -H zone; Garden Street SLO Partners, LP, applicant. (Continued from January 27, 2010, meeting) (Tyler Corey) Tyler Corey, Associate Planer, presented the staff report, recommending the Commission adopt the following resolutions, which recommends approval of the Final EIR, Use Permit, and Vesting Tentative Tract Map to the. City Council: a. Adopt Resolution A that recommends the City Council certify the Final EIR with findings of overriding considerations relative to aesthetics and visual resources, air quality, cultural resources, short-term construction noise, and cumulative impacts, and recommending that the Reduced Development (environmentally superior) and Project without Public Parking Alternatives is the required project. b. Adopt Resolution B that recommends the City Council approve a modified use permit and vesting tentative tract map, based on findings and subject to conditions and code requirements. Dan Gira, EIR Consultant, addressed EIR document changes and correspondence from Mr. Victor Montgomery. Planning Commission Minutes February 24, 2010 Page 2 Carol Florence, applicant representative, supported staffs recommendation and urged approval by the Commission. Ms. Florence thanked the public, staff, and applicant for their participation. Hamish Marshall, applicant, provided clarification on the HOA portion of the proposed subdivision. PUBLIC COMMENTS: Bob Vessely, San Luis Obispo, supported staff's recommendation and urged approval by the Commission. Alan Cooper, San Luis Obispo, supported staffs recommendation. Mr. Cooper noted that historic resources should be preserved and that Garden Alley needs a specific design plan. Mr. Cooper noted concern with potential view loss and tree removals. David Brodie, San Luis Obispo, supported the process. Mr. Brodie expressed concern about the proposed building height and requested that a physical model of the building be provided for public review. Deborah Cash, Downtown Association, supports downtown investments. She noted the Downtown Association Board voted unanimously to support the project, which -- implements the Downtown Strategic Plan. Marianne Orme, San Luis Obispo, supported staffs recommendation. Mrs. Orme expressed concern about the loss of public parking on Garden Street. She also expressed concern about the passenger loading and unloading zone on Garden Street in front of the project, and construction impacts to her business. Mrs. Orme would like to see the historic buildings preserved. Linda Groover, San Luis Obispo, expressed concern over the project's size and mass. Mrs. Groover requested that a physical model of the building be provided for public review. Elizabeth Thyne, San Luis Obispo, supported staffs recommendation. Ms. Thyne expressed concern over the project's size and mass. She noted that the historic buildings should be preserved. Diane Duenow, San Luis Obispo, expressed concern over the project's size and mass. She also noted concern for the loss of trees in the City parking lot. Vangeli Evangelopoulos, San Luis Obispo, expressed concern for Garden Alley and that a design plan should be prepared. He noted the importance of Garden Alley as a dual use corridor for both pedestrians and businesses. He would like to see a tree - replacement plan for the project. Planning Commission Minutes February 24, 2010 Page 3 Joseph Abahams, San Luis Obispo, requested that a physical model be prepared for the project. Mr. Abahams noted concern for the lack of upper -story building setbacks along Broad, Marsh, and Garden Alley to address massing. Richard Stephens, San Luis Obispo, expressed concern with construction impacts and the passenger loading and unloading zone on Garden Street. There were no further comments from the public. The Commission took a 10 -minute break at 8:25 p.m. COMMISSION COMMENTS: Commr. Meyer supported staff's recommendation. He noted the importance of historic resource preservation to the downtown and community. He requested clarification on mitigation requirements for tree removals. Staff cited specific mitigation requirements in the EIR that addressed tree removals. Commr. Draze was pleased with Final EIR. He noted that construction to LEED Silver standards is adequate energy efficiency mitigation for the -project. He would like to see flexibility with the proposed exterior noise mitigation requirements. Commr. Boswell supported staffs recommendation. He requested clarification on the mitigation measures under consideration and if they would restrict the ARC's consideration of the project. Staff replied that the mitigations would not restrict the ARC's decision making. He also expressed concern about exterior noise mitigation requirements, and that an equitable Garden Street Improvement Plan needs to be considered for all Garden Street businesses. Commr. Whittlesey supported staffs recommendation. She expressed concern for construction impacts to surrounding streets and exterior noise mitigation requirements. Vice -Chair Multari suggested adding language to an existing mitigation measure with the intent to allow views through Bubblegum Alley be considered. He raised concerns about the proposed exterior noise mitigation requirements. He supported the use of City ordinance for parking requirements. For energy efficiency, he supported either LEED Silver or exceeding Title 24 by 15%, not both. There were no further comments from the Commission On motion by Commr. Draze, seconded by Commr. Whittlesey to adopt Resolution A that recommends the City Council certify the Final EIR with findings of overriding considerations relative to aesthetics and visual resources, air quality, cultural resources, short-term construction noise, and cumulative impacts, and recommending that the Reduced Development (environmentally superior) and Project without Public Parking `- Alternatives is the required project, with the following amendments: 1) Mitigation Ad-. .-- A1/ n_ __ __-_____ -,I _ _ . r . Planning Commission Minutes February 24, 2010 Page 4 the Reduced Development Alternative setback requirement of 15 feet above the 2"d \ floor level along Marsh and Broad Streets should be considered to achieve architectural benefits, to the approval of the ARC: (3) Mitigation Measure LU -1 shall include Bubble -gum Alley with specific attention to maintaining views through the project site from Higuera to Marsh: (4) The project's parking requirement shall be based on City Zoning Regulations: and (5) Mitigation Measure EN -2c requires the project be constructed to LEED Silver standards Mitigation Measure AQ -3g is duplicative and shall not require the Proiect's energy efficiency rating also exceeds Title 24 by 15%. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: Commr. Stevenson The motion passed on a 6:0 vote. On motion by Commr. Boswell, seconded by Commr. Draze to adopt Resolution B that recommends the City Council approve a modified use permit and vesting tentative tract map, based on findings and subject to conditions and code requirements. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: Commr. Stevenson The motion passed on a 6:0 vote. On motion by Commr. Boswell, seconded by Commr. Draze to direct the ARC to: (1) Revisit the Garden Street Improvement Plan to evaluate equitable benefits for all business owners with particular attention to access and parking, (2) Promote the creation of a "hero" building with superior design, such as towers, arcades, and projections. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: Commr. Stevenson The motion passed on a 6:0 vote COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast — Deputy Community Development Director Davidson �I provided the forecast. 3. Commission Planning Commission Minutes February 24, 2010 Page 5 i ADJOURMENT: The meeting was adjourned at 9:55 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _March 10, 2010 Ryan K. SuDerviskia Administrative SAN LUIS OBISPO r— PLANNING COMMISSION MINUTES �.. March 10, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: None Staff: Deputy Community Development Director Doug Davidson, Associate Planner Brian Leveille, Housing Programs Manager Michael Codron, Transportation Planner Peggy Mandeville, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as amended. Item #2 was to be presented first. 2. City -Wide. GPA 133-09: Update to the Growth Management Policy; City of San Luis Obispo — Community Development Department, applicant. (To be continued to a date uncertain) (Phil Dunsmore) Doug Davidson, Deputy Community Development Director, recommended the item be continued to a date uncertain. COMMISSION COMMENTS: There were no comments from the Commission. On motion by Chairperson Stevenson, seconded by Vice -Chair Multari, the item was continued to a date uncertain. AYES: Commrs. Boswell, Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. Draze, Meyer, Singewald, Whittlesey, Multari, and MINUTES: Minutes of February 24, 2010, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: No comments were made from the public. C, Planning Commission Minutes March 10, 2010 Page 2 PUBLIC HEARINGS: 1. 1340 Taft Street. PD 50-09: Review of planned development overlay zoning, affordable housing incentives, and environmental review to allow a mixed-use project with 5,000 square feet of commercial space and 20 residential units; C -N zone; ICON at SLO, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending to adopt a resolution recommending approval of the planned development rezoning, affordable housing incentives, and Mitigated Negative Declaration to the City Council, based on findings and subject to conditions which he outlined. Jay Blatter, project architect, provided an overview of the project, discussing the project design and showing elevations, floor plans, and other project details. Vice -Chair Multari questioned the calculation of 25% affordable housing in this project with the information presented in density units and noted that there was not 25% affordability in terms of dwelling units. Michael Codron, Housing Programs Manager, provided clarification on how density units are calculated in the City based on bedroom count and that state housing law uses "front doors" only. Vice -Chair Multari questioned how vehicles could tum around if no spaces were available in the parking lot. Mr. Blatter responded that the design meets minimum requirements of the parking and driveway standards and that the provision of handicap parking exceeds the minimum and there likely would be space to turn around in those locations. Commr. Singewald questioned the affordable nature of the project and its appropriateness since the design is intended to accommodate student housing. Mr. Singewald questioned the availability of these units to public and the process of income verification for students applying for this low-income housing. Michael Codron responded that affordable housing was necessary and studio units were beneficial to the City's housing stock. Mr. Codron discussed the income verification process. Mr. Codron noted that the affordable housing would be open to the public but was directed toward the student community. Commr. Boswell questioned where the fee for parking was noted in the project. Staff noted they were researching fees for parking and would like the Commission to suggest direction. Peggy Mandeville, Transportation Planner, responded that components the Commission would like to include should be noted in the motion. Commr. Boswell requested clarification on the access to commercial/retail parking. CEran Fields, applicant representative, noted that the parking for commercial uses would be accessed in the grade -level parking lot accessed from the alleyway. Planning Commission Minutes March 10, 2010 Page 3 Chairperson Stevenson questioned the disproportionate ratio of the residential to commercial in the project. Eran Fields replied that the area leant itself to the proposed design and that it would not be feasible to have any more retail square footage. - Chairperson Stevenson noted that the project seemed to be a rezone to a higher density and did not appear consistent with General Plan Policy for the Neighborhood - Commercial Zone. Mr. Leveille replied that the General Plan allows for Planned Development Overlay Zoning where flexibility from normal development standards can be approved, and that the applicant's request is in effect a rezone since the request is to allow a PD overlay rezone. Chairperson Stevenson requested clarification on the height of the project. Staff replied that the project's height was addressed with compatibility issues and was considered in regard to the surrounding area. Mr. Blatter discussed support for the project's height and noted the nature of the urban infill project. PUBLIC COMMENTS: Michael Codron, representative of the San Luis Obispo Housing Consortium, spoke in support of the project. Mr. Codron noted the project benefited workforce housing and noted the importance of the affordable housing component of the project. Dara Greenstein, San Luis Obispo, spoke in support of the project. Adam Meinke, San Luis Obispo, noted his concerns with the project. Mr. Meinke discussed concerns with traffic and parking. Mr. Meinke discussed concerns with delivery truck access and student use of the area for university parking. Isabel Marques, San Luis Obispo, did not support the project because of the project's height, density, noise, flooding, parking, and traffic safety issues and its impact to the area. Yolanda Martin, San Luis Obispo, did not support the project because of proposed student parking, traffic safety issues, noise in the area, and the adverse affect of the project's design to the neighborhood. Richard Martin, San Luis Obispo, did not support the project. He noted concern for project's parking, height, density, garbage pick-up, alley use, safety, and traffic impacts in the area. Eran Fields, applicant, spoke in support of his project and responded to some of the concerns brought up in public comment regarding height, parking, and traffic. Mr. Blatter, project architect, spoke in support of the project and also noted the urban character of the' project which is reflected in the project design. There were no further comments made from the public. Planning Commission Minutes March 10, 2010 Page 4 COMMISSION COMMENTS: Vice -Chair Multari recommended approval with changes as follows: 1) add to finding #3 to justify PD by referencing: mitigation of the old gas station site, affordable housing, mixed uses, high-density student housing near Cal Poly, and extraordinary energy efficiency; 2) modify project to re -orient commercial traffic to Taft, and residential traffic may be accessed from the alley but is not a requirement to access parking from the alley; 3) underground parking needs to accommodate a turnaround; 4) fees should be included in parking mitigation plan to discourage auto use; 5) the ARC shall review the orientation of balconies in design; and 6) sight distance of access ways require final approval by the City Engineer or Public Works Director. Commr. Whittlesey noted the need for a full-time manager on the site. She discussed concern for the access and egress from the driveway on Taft Street in the design. She agreed the resolution should include language to support superior design required by PD zoning, and that traffic studies be performed during an academic year. Commr. Boswell noted concern for access and egress in alley for either residential or commercial use. Chairperson Stevenson opposed the scale of the project design. Mr. Stevenson supported a mixed-use design, but did not feel the project is appropriate with the amount of exceptions requested and the overall scale of the project. Commr. Singewald suggested that the equivalent of five density units be included as affordable housing. Commr. Meyer noted concern for the project's scale, height, and the parking. Chairperson Stevenson noted concern for the underlying zoning and scale. abandoned gas station site, affordable housing, mixed uses, high-density student housing near Cal Poly, and extraordinary levels of sustainability; 2) revise project for a underground parking shall include adequate vehicle turnaround. AYES: Commrs. Singewald and Multari NOES: Commrs. Boswell, Draze, Meyer, Whittlesey, and Stevenson RECUSED: None ABSENT: None The motion failed on a 5:2 vote. Planning Commission Minutes March 10, 2010 Page 5 There were no further comments made from the Commission. On motion by Commr. Draze, seconded by Commr. Meyer, to continue to a date work with Staff to clarify. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Whittlesey, Multari, and Stevenson NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast was provided by Deputy Director Davidson. 4. Commission ADJOURMENT: The meeting was adjourned at 9:50 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _March 24, 2010 Ryan K. B SupervisigrAdministrative SAN LUIS OBISPO PLANNING COMMISSION MINUTES March 24, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: Commissioner Mary Whittlesey Staff: Community Development Director John Mandeville, Deputy Community Development Directors Doug Davidson and Kim Murry, Associate Planner Phil Dunsmore, Utilities Conservation Manager Ron Munds, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of September 23, 2009, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 355 Mira Sol Drive. AP -PC 132-09: Appeal of the Hearing Officer's decision denying a setback exception for a 9 -foot and 6 -inches tall pergola in the street yard; R-1 zone; Marilyn Kinsey, appellant. (To be continued to June 9, 2010) (James David) Doug Davidson, Deputy Director, recommended the item be continued to a date certain: June 9, 2010. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: There were no comments from the Commission. On a motion by Commr. Draze, seconded by Vice -Chair Multari, to continue the item to a date certain of June 9, 2010. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Whittlesey The motion passed on a 6:0 vote. Planning Commission Minutes March 24, 2010 Page 2 2. City -Wide. TA 9-10: Review of water Efficient Landscape Ordinance 17.87; City of San Luis Obispo, applicant. (Ron Munds, Utilities) Ron Munds, Utilities Conservation Manager, presented the staff report, recommending the Planning Commission adopt a resolution recommending that the City Council repeal Chapter 13.20 of the Municipal Code, and repeal and replace Chapter 17.87 to establish Water Efficient Landscape Standards in the Zoning Regulations, based on findings and subject to conditions which he outlined. Vice -Chair Multari stated that this kind of State mandate was poor public policy. Commr. Boswell asked if there was a limit to the maximum amount of hardscape allowed. Staff replied that this was addressed on page 62 of the Zoning Ordinance. Chairperson Stevenson questioned the signature of a Certificate of Completion by a professional versus a layperson. Mr. Munds replied that the size of the projects affected would generally require a professional though there would be some flexibility in addressing each project on a case-by-case basis. Commr. Meyer questioned if separate landscape meters had been considered to charge, control, and adjust water use and payment for outdoor water usage. Mr. Munds replied that, typically, commercial and large multi -family projects would install a separate landscape meter to avoid sewer -related charges and that, under current policy, landscape meters are not allowed for single-family residential customers. Chairman Stevenson requested the language allow for flexibility and provide helpful information, specifically for the soils management report, to the public rather than rely solely on professionals for project compliance. Mr. Munds replied that staff could look into an information provision and noted that the size of the projects that the item would address would generally require a professional. Mr. Munds noted that accountability was a requirement in the project and items could be considered individually in the future. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: There were no further comments from the Commission. On motion by Commr. Draze, seconded by Commr. Boswell, to adopt a resolution recommending the City Council repeal Chapter 13.20 of the Municipal Code, repeal and replace Chapter 17.87 to establish Water Efficient Landscape Standards in the Zoning Regulations, based on findings and subject to conditions. The Commission requested inclusion of additional language to allow some flexibility in the required use of a professional versus layperson in meeting requirements. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Whittlesey Planning Commission Minutes March 24, 2010 Page 3 - The motion passed on a 6:0 vote. 3. City -Wide. GPA 133-09: Update to the Growth Management Policy; City of San Luis Obispo — Community Development Department, applicant. (Continued from March 10, 2010, meeting) (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending the Planning Commission adopt a resolution, recommending the City Council adopt a Negative Declaration (ER 133-09) and amend the residential growth management policy of the General Plan (LUE Policy 1.10.2 and 1.10.3) with amendments to Table 2 of the Land Use Element, based on findings which he outlined. Vice -Chair Multari asked how the recommended policy language in 1.10.2 and the adopted phasing schedule would address un -built units. Staff discussed the language of 1. 10.2 and the intended implementation. Commr. Meyer requested clarification of language and phasing referring to proposed language, "un -built units will be added to the housing allowed in the subsequent 36 month period." John Mandeville, Community Development Director, discussed the phasing schedule and the method for averaging as the basis for language in 1.10.2. Commr. Draze questioned whether the proposed language resulted in a 72 -month interval rather than a 36 -month period. Staff replied that it was not, and explained the continuous rollover option. Commr. Boswell suggested language be reviewed to consider "grow no faster than 1 % per year" which would be subservient to the controlling language of Table 2. PUBLIC COMMENTS: John Evans, San Luis Obispo, spoke in support of the owner, applicants, and developers of the Orcutt Area development. Mr. Evans noted concern that future housing projects in the Orcutt Area not be constrained by the Growth Management schedule. He discussed issues for developers concerning financing of infrastructure and ability to support loan repayments. He recommended using a bank of unused allocations that could be made available to the specific plan areas. Mr. Mandeville provided information on the phasing schedule and information related to how an allocation becomes vested by issuance of a building permit under the current application of requirements Jeanne Helphenstine, representing the Righetti Property, spoke in support of flexibility in requirements so that neither the Orcutt Area nor the Margarita Area would be precluded from developing. There were no further comments from the public. Planning Commission Minutes March 24, 2010 Page 4 COMMISSION COMMENTS: Commr. Draze noted the long-term, state-wide trend of fewer persons per household and how, even with housing construction, the City experiences a more gradual increase in population. He supported flexibility for phasing in the development schedule. He suggested using a percentage of banked allotments for use in the specific plan areas or a longer interval in which the 1 % average growth is measured. Vice -Chair Multari noted concern for the proposed focus on developer flexibility during a difficult economy when the City has a history of gradual growth at a metered rate. He suggested changing the schedule to begin now. Vice -Chair Multari supported maintaining a staggered schedule for the specific plans rather than allowing use of banked units or a provision that vests units so that they do not expire. Commr. Draze suggested expanding Table 2 and increasing the interval to 1 % growth averaged over a 72-month/6-year period: He recommended that the growth management table be amended to address only the two specific plan areas and consider securing allocations by approval of a tentative map versus needing to obtain a building permit. Commr. Boswell noted that it is important to provide developers in the specific plan areas with some certainty. He expressed concern that if allocations are tied to approval of a tentative map, there needs to be some mechanism in place to recapture the allocation for use elsewhere in the event development of that map does not occur. Commr. Boswell suggested that the current phasing plan should be extended to reflect a longer time period based on the units that have yet to be built and that adjustments to Table 2 be made. 1 Vice -Chair Multari suggested that specific plans could be amended to provide a different growth rate than that addressed under the City's growth management ordinance. He also indicated that the City should retain some ability to meter growth. Chairperson Stevenson noted that the detailed planning for infrastructure and the increased costs associated with specific plans argue for their exemption from the growth management ordinance. He supported using the threshold of tentative map approval as a method for securing allocations in order to address developer financing concerns. There were no further comments made from the Commission. Develop recommendations that address metering of growth at a 1 % average over some period of time: 2) Address concern that the growth management ordinance does not unreasonably inhibit growth in the specific plan areas: 3) Outline a mechanism for Planning Commission Minutes March 24, 2010 Page 5 AYES: Commrs. Boswell, Draze, Meyer, Singewald, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Whittlesey The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 4. Staff a. Agenda Forecast— Staff provided an agenda forecast for the April 14th and 28"' meetings. 5. Commission — No comments. ADJOURMENT: The meeting was adjourned at 9:25 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _April 14, 2010 SAN LUIS OBISPO PLANNING COMMISSION MINUTES April 14, 2010 OATH OF OFFICE: Swearing in re -appointed Commissioners Airlin Singewald and Charles Stevenson ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Mary Whittlesey, Vice -Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: None Staff: Community Development Director John Mandeville, Deputy Community Development Director Kim Murry, Utilities Director Carrie Mattingly, Utilities staff Ron Munds, Gary Henderson, Jennifer Metz, and Dave Hix and Recording Secretary Janet Miller ELECTION: Election of Chairperson and Vice -Chairperson On motion by Commr. Draze, seconded by Commr. Whittlesey a motion was made to elect Michael Multari as Chairperson AYES: Commrs. Singewald, Draze, Stevenson, Boswell, Meyer, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: None The motion passed on a vote 7:0. On motion by Commr. Stevenson, seconded by Commr. Singewald a motion was made to elect Mary Whittlesey as Vice -Chairperson. AYES: Commrs. Singewald, Draze, Stevenson, Boswell, Meyer, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: None The motion passed on a vote 7:0. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Alison Wehrie, San Luis Obispo, spoke in support of additional and improved dog parks. Michelle Floyd, San Luis Obispo, spoke in support of additional community gardens. There were no further comments from the public. MINUTES: Minutes of March 24, 2010, was approved as amended. PUBLIC HEARINGS: Planning Commission Minutes April 14, 2010 Page 2 1. City-wide. GPA 11-10: Review of Water/Wastewater Element Update; City of San Luis Obispo, Applicant. (Carrie Mattingly, Utilities) Jennifer Metz, Utilities Project Manager, Gary Henderson Water Division Manager, and Ron Munds Conservation Manager, presented the staff report, describing the changes proposed for the Water and Wastewater Element of the General Plan. Staff recommended the Planning Commission adopt a resolution recommending the City Council adopt a Negative Declaration (ER 11-10) and approve an update to the Water and Wastewater Management Element of the. General Plan, to reflect updated conditions of water source availability, to restore the reference to reliability reserve in the element, and to refine the method by which reservoir siltation is accounted for in long term water projections. PUBLIC COMMENTS: Terry Mohan, San Luis Obispo, spoke against the project. He indicated the reliability reserve is part of City's charter and protests the proposed definition of the reliability reserve and the proposed policies in the updated element. There were no further comments from the public. COMMISSION COMMENTS: Commr. Singewald questioned the whether programs to reduce run-off and siltation flow into the reservoirs will have any impact on anticipated siltation accounted for in the 50 year projections. Gary Henderson noted that projected siltation estimates were not adjusted to include any reductions due to the unknown impact of these programs. Commr. Boswell suggested a risk based approach to the safe annual yield and the reserve to reflect adaptation related to climate change. He requested clarification on how much water is re-used/recycled. Staff indicated that the City's permit allows use of up to 1,000 acre feet per year in recycled water with primary use associated with irrigation. Commr. Stevenson questioned if the programs in 4.2 were strong enough and indicated that there is an opportunity to collaborate with the County regarding watershed planning The Commission took a break between 8:35 — 8:45 p.m. The Commission reviewed the proposed element section by section and requested the following edits and modifications be made: Overall — use more graphics and charts throughout element to illustrate key concepts. Discussion of multi -sources for water. Include map showing locations of water sources, treatment plant, and transmission lines. Include a map of recycled water distribution system. Include a table illustrating safe annual yield. Reference yearly report. Planning Commission Minutes April 14, 2010 Page 3 Define "dependable yield." Include information regarding historic flow to Nacimiento and how City's contractual amount is lower than lowest flow into Nacimiento. Add language to indicate that amount of recycled water will change from year to year. Add language to reflect climate change may result in increased droughts which may impact assumptions regarding siltation rates and water availability. Explain why models used lead to such different results so that there is confidence in projections and assumptions based on models. Explain what "minimum pool" in reservoirs means. Section A 4.0 Siltation — in the second paragraph, reference the latest study and include capacity of each reservoir. Put siltation issue in context of capacity (for example, based on siltation rate, reservoir could fill in within X years if no action is taken). Explain that siltation does not equal safe annual yield. Programs under A 4.3 should include working with the County and the Resource Conservation Districts to implement best management practices. Program A 4.2.2 should include language that if testing or information shows a different siltation rate, the number of acre feet to be deducted from safe annual yield will be updated. Use the word "deducted" rather "reserved." Section A 5.0 — Include graph to show decreased per capita use of water. Section A 6.0 Background — refer to Conservation and Open Space programs for conservation and reduced energy use. Describe how best management practices are agreed to in the MOU and explain the MOU in more detail. Add discussion about role of rates in changing water use behavior. Policy A 6.2.1 explain the state -mandated water use reductions. Policy A 6.2.2 — Refer to source of mandatory conservation measures in the urban water management plan. Section A 7.0 Background — Expand discussion to explain amount of recycled water reserved for discharge into the creek, how the projected use assumptions were developed, minimum flow requirements, seasonal needs, storage limitations, etc. Program A 7.3.3 — Add language to consider making recycled water available outside the. City limits as appropriate to further objectives of the General Plan. Section B 1.0 Background — add discussion of stormwater and how it is a part of wastewater management. Explain difference between stormwater and sewage treatment system. Discuss issues associated with private laterals and older facilities. Planning Commission Minutes April 14, 2010 Page 4 Section B 2.0 Background — Add specific information regarding service outside of the City (reference Cal Poly and Airport). Program B 2.3.1 - Correct typo — remove "its" Program B 2.2.3 — Revise language to reflect that new development will be allowed only if there is capacity to serve it in addition to the requirement that it pay its fair share. Section 3.0 Background — Add information related to use of biosolids. Goal B 3. 1.1 —Add "or exceeds" to sentence. Goal B 3.1.2 — Add language to reflect "an increasing" portion of the City's non -potable water demand. Policy B 3.1.2 — Revise language to set higher expectations for wastewater treatment. Programs B 4.3 — Add a program to provide outreach and education to the community regarding the lateral retrofit program. Add a program that indicates the City will have a lateral retrofit program. (^ ' Reference the Naciemiento Pipeline project EIR in the Negative Declaration and provide a discussion of related impacts. There were no further comments made from the Commission. On motion by Commr. Stevenson, seconded by Commr. Draze, to continue the item to a date uncertain in order to address the direction provided by the Commission. AYES: Commrs. Singewald, Draze, Stevenson, Boswell, Meyer, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: None The motion passed on a vote of 7:0. COMMENT AND DISCUSSION: i9WIFTIN a. Agenda Forecast — Staff provided a forecast of the April 28th and May 12th meetings. O3. Commission — None. ADJOURMENT: The meeting was adjourned at 10:20 p.m. Planning Commission Minutes April 14, 2010 Page 5 Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on May 26, 2010. Ryanz Supe isingisinq Administrative A ant SAN LUIS OBISPO PLANNING COMMISSION MINUTES April 28, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: None Staff: Deputy Community Development Director Doug Davidson, Associate Planner Brian Leveille, and Recording Secretary Janet Miller 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 HEARINGS: 1. City -Wide. SPA 133-09. Update to the Growth Management Policy; City of San Luis Obispo — Community Development Dept., applicant. (to be continued to May 12, 2010, meeting) (Phil Dunsmore) On motion by Commr. Draze, seconded by Commr. Stevenson to continue the item to a date certain of May 12, 2010. AYES: Commrs. Boswell, Draze, Meyer; Singewald, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: None The motion passed on a vote of 7:0. 2. City -Wide. GPI 3-10: Review of amendments to the Municipal Code Title 17: Zoning Regulations; City of San Luis Obispo — Community Development Dept., applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending to adopt a resolution which recommends that the City Council approve the Negative Declaration of environmental impact (ER 3-10) and adopt the proposed amendments to Title 17 (Zoning Regulations) of the Municipal Code, as submitted, based on findings and �_. subject to conditions which he outlined. Planning Commission Minutes April 28, 2010 Page 2 PUBLIC COMMENTS: Ingrid English, San Luis Obispo, requested that her business, "Gulliver's Travel," be reclassified as a business support and consultant so that the operation could be relocated to a commercial service zone. Commr. Draze voiced concern for the provision of public services by Ms. English's business. Staff replied that the proposed language treats service and business offices with a use permit on a case-by-case basis. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Stevenson noted numerical inconsistencies on page 33. Chairperson Multah questioned if changes concerning parking focused on requirements rather than the existing parking situation throughout town. Mr. Multari supported a tandem space in driveway(s) to satisfy requirements rather than designate new and separate space addition requirements. Commr. Meyer supported a specific designation for the length of a car (18.5 feet). The Commission and staff supported a numeric designation. Commr. Boswell supported safety (sight distance) to avoid excessive fence height in the front of property that restricts visibility under 17-16-05. Commr. Stevenson noted that 17-16-10 is a neighborhood character issue that addresses context. Mr. Stevenson noted that this was a purpose statement and that the code would not change. On motion by Commr. Draze, seconded by Vice -Chair Whittlesey, proposed to allow the language "concerning fences walls and hedges" on page 45 to remain as proposed by staff. AYES: Commrs. Boswell, Draze, Singewald, Stevenson, and Whittlesey NOES: Commrs. Meyer and Multari RECUSED: None ABSENT: None The motion passed on a vote of 5:2 Vice -Chair Whittlesey voiced concern on trash can location and supported prohibiting them in the visible front yard setback. The Commission directed staff to continue working on the language of Sections 8 and 9 with consideration that the area should measure the lot covered and include vertical structural projections. Planning Commission Minutes April 28, 2010 Page 3 There were no further comments made from the Commission. On motion by Commr. Singewald, seconded by Commr. Meyer, to adopt a resolution Commission. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: None The motion passed on a vote of 7:0. COMMENT AND DISCUSSION: 3. Staff a. Downtown Beautification Update b. Agenda Forecast - The Commission requested an update from Staff be provided on Measure Y. Council Member John Ashbaugh noted that Measure Y would be televised at the next Council meeting. 4. Commission ADJOURMENT: The meeting was adjourned at 9:30 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on May 26, 2010. Ryan "etz Sup ising Administrative 0 C SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 12, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: None Staff: Deputy Community Development Director Kim Murry, Associate Planner Phil Dunsmore, Natural Resources Manager Neil Havlik, Transportation Operations Manager Jake Hudson, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of April 28, 2010, were continued to the next meeting. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. 12165 Los Osos Valley Road. GPC 34-10: Acquisition of a portion of the Froom Ranch for Open Space; City of San Luis Obispo, applicant. (Neil Havlik) Neil Havlik, Natural Resources Manager, presented the staff report, recommending the Planning Commission determine, and report to the City Council, that the proposed property acquisition conforms with the General Plan. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: The Commission commended the work Mr. Havlik has done to implement the City's greenbelt program. There were no further comments made from the Commission. AYES: NOES: RECUSED ABSENT: Commrs Multari None None None Boswell, Draze, Meyer, Singewald, Stevenson, Whittlesey, and Planning Commission Minutes May 12, 2010 Page 2 The motion passed on a vote of 7:0. 2. 0 (Highway 1). O 25-10: Study of the Highway 1 Corridor (Santa Rosa) for future transportation improvements; City of San Luis Obispo — Public Works Dept., applicant ( Phil Dunsmore/Jake Hudson) Phil Dunsmore, Associate Planner, and Jake Hudson, Transportation Operations Manager, presented the staff report, outlining the basis for the study, the underlying assumptions, various strategies to address anticipated circulation issues and description of the process involved for future consideration of any resulting projects. Staff recommended the Planning Commission receive and discuss the draft Major Investment Study for State Route 1 between Stenner Creek Road and the Highway 101 interchange and forward the report to Council with comments. PUBLIC COMMENTS: Jessica Berry, SLOCOG staff, spoke in support of the report. Ms. Berry would like to see more emphasis on pedestrian and bicycle transportation and how these modes will be addressed. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Stevenson noted concern that projections show 70% of the traffic along the corridor as regional traffic. He noted that some of the potential solutions do not seem fiscally viable. Commr. Stevenson wanted to know how much public participation had occurred as part of the study. Commr. Meyer wanted to ensure that bike and pedestrian modes of transportation get an equal amount of planning effort as vehicular circulation. He expressed concerns about access to Santa Rosa and indicated that students traveling to Cuesta need a Class 1 bike path. He recommended adjusting the plan line for Santa Rosa as soon as possible to ensure that any interim development is done in a way that respects long- term needs. Commr. Draze supported roundabouts for safety but wanted to make sure bike and pedestrian traffic is addressed. Commr. Boswell questioned the findings regarding the Boysen and Santa Rosa intersection and wanted to know if proposed solutions were to address bike and pedestrian conflicts with traffic or exposure issues. He requested clarification of assumptions concerning the impact of major employers in forecasts. Commr. Whittlesey indicated that a roundabout and bike and pedestrian needs would be fully explored through a PSR and recommended that revised plan lines be reviewed Planning Commission Minutes May 12, 2010 Page 3 sooner rather than later — through the Circulation Element update if this will occur in the near future. Commr. Draze voiced concern for the timeline of the projects discussed in the presentation and recommended the plan line be established through the Land Use and Circulation Elements update. There were no further comments made from the Commission. NO ACTION WAS REQUIRED BY COMMISSION AND STAFF WILL FORWARD COMMISSION COMMENTS TO THE CITY COUNCIL. 3. City-wide. GPA 133-09: Update to the Growth Management Policy; City of San Luis Obispo — Community Development Dept., applicant. (Continued from April 28, 2010) Phil Dunsmore Associate Planner, presented the staff report, recommending adoption of the attached resolution which recommends that the City Council adopt a Negative Declaration (ER 133-09) and amend the residential growth management policy of the General Plan and Growth Management Regulations of the Municipal Code consistent with alternative 2 (LUE Policies 1.10.2, 1.10.3, Table 2 and MC 17.88, based on findings and subject to conditions which he outlined. Chairperson Multari requested information on options 1 and 2 in the year 2014. Mr. Dunsmore provided clarification on options in 2014. PUBLIC COMMENTS: Lenny Grant, Pismo Beach, indicated that future growth will be more limited by the lack of good paying jobs. He encouraged production of workforce housing and flexibility in the process. Mr. Grant supported Option 2 without the alternative to reset Table 2 of the Land Use Element every five years. Clay Appleton, San Luis Obispo banking industry, supports alternative 2, option 1 with no reset to Table 2. Mr. Appleton indicated that a developer needs a long term commitment for the housing allocations in order to get financing. Jim Smith, San Luis Obispo, supports alternative 2, option 1 with no reset of Table 2 in order to secure enough dwelling units to help pay for infrastructure costs. Steve Delmartini, San Luis Obispo Workforce Housing Coalition, supports the Staff recommendation and allowing each specific plan to develop according to their internal schedule rather than staggering phasing of specific plan areas. He also noted that the City should consider other fee alternatives and infrastructure costs for major improvements such as Prado Road. Planning Commission Minutes May 12, 2010 Page 4 Alan Volbrecht, County Builders' Exchange, supports alternative 2, option 1 with no reset of Table 2 at five year intervals. He indicated that this provides additional certainty for funding while maintaining metered growth. John Evans, San Luis Obispo, thanked staff for stakeholder inclusion in process. Mr. Evans supported flexibility and certainty for builders and banking institutions. Mr. Evans supports alternative 2, option 1 with no reset. Travis Fuentez, County Resident, supported flexibility and certainty for builders and banking institutions. Mr. Fuentez supports alternative 2, option 1 with no reset of Table 2. He suggested that if the Commission wants to reset Table 2 at certain intervals, lengthen the interval to 7-10 years to reflect the building cycle. Jeanne Helphenstine, San Luis Obispo, supported flexibility and certainty for builders and banking institutions. Ms. Helphenstine supports alternative 2, option 1 with no reset to Table 2. She indicated that the specific plans need this flexibility to accumulate building permits to ensure infrastructure costs can be covered. Jon Goetz, San Luis Obispo, supported flexibility and certainty for builders and banking institutions. Mr. Goetz supports alternative 2, option 1 with no reset. Mr. Goetz indicated that the amendment was an effort to understand economic realities while maintaining the community value of metered growth. Robert Dowds, San Luis Obispo, supported alternative 2, option 1 with no reset. Richard De Blauw, Margarita Area Specific Plan owner, supported altemative 2, option 1 with no reset. He indicated that home builders need City support to make building permits available for approved maps. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Meyer supports alternative 2, option 1 proposed by staff. He indicated that first time homebuyer units are needed and the approved specific plan areas will supply this housing. Commr. Draze supports certainty and flexibility which backs the 1% growth goal. He expressed concem about lumpiness of development that could occur in some years, but doesn't support reset of Table 2 of the Land Use Element every five years Commr. Singewald indicated that good land use policies have been effective in preventing surges in population growth and that the Growth Management provisions have functioned as a sort of "circuit breaker". Commr. Singewald supports alternative 2, option 1 as presented by staff. Planning Commission Minutes May 12, 2010 Page 5 Commr. Boswell supports alternative 2, option 1, as presented by staff as an interim solution. He indicated that the City should review flexibility and certainty through the land use element update and hoped that this effort would be starting soon. Chairman Multari does not support option 1. Chairperson Multari notes that affordable housing is exempt and therefore could be developed at any time. Chairperson Multari noted that bankers and developers have been driving this effort and wondered if the community at -large would support option 2. Regarding fiscal impacts, he said that, since housing does not pay its own way for services, the. City may not want to encourage more rapid housing development given its dire fiscal circumstances. He further indicated that the recession shouldn't drive these changes in policy and that, if housing is wanted by the community, we should be asking the community to assist with the infrastructure costs. Chairman Multari indicated he is an advocate for housing and would support option 2 with a reset at five-year intervals. Commr. Whittlesey does not support the plan. She does not believe the "five-year" time limit supports the general plan. There were no further comments made from the Commission. On motion by Commr. Draze, No Second, Commr. Draze made a motion to support recommended changes but base the -growth rate on an amended Table 2 which would show 1% growth as yearly numbers and begin the Table in 2005. Motion died for lack of a second. On motion by Commr. Draze, seconded by Commr. Stevenson, the motion was made to support the staff recommendation to adopt a resolution recommending the City Council adopt a Negative Declaration (ER 133-09) and amend the residential growth management policy of the General Plan and Growth Management Regulations of the Municipal Code consistent with Alternative 2, Option 1. AYES: Commrs. Boswell, Draze, Meyer, Singewald, and Stevenson NOES: Commrs. Whittlesey and Multari RECUSED: None ABSENT: None The motion passed on a 5:2 vote. COMMENT AND DISCUSSION: 4. Staff a. Agenda Forecast — Staff provided a forecast of the May 26th and June 9th Planning Commission meetings. 5. Commission — None. Planning Commission Minutes May 12, 2010 Page 6 ADJOURMENT: The meeting was adjourned at 9:20 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on May 26, 2010. Ryan Vetz Suge sing Administrative SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 26, 2010 ROLL CALL: Present: Commissioners Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: Commissioner Michael Boswell Staff: Deputy Community Development Director Kim Murry, Associate Planner Phil Dunsmore, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. MINUTES: Minutes of April 14 and 28, 2010, were approved as presented. Minutes of May 12, 2010, were approved as amended. PUBLIC HEARINGS: 1. City -Wide. GPA/ER 11-10: Review of Water/ Wastewater Element Update; City of San Luis Obispo — Utilities Dept., applicant. (Continued from April 14, 2010, meeting to the June 9, 2010, meeting) (Ron Munds and Jennifer Metz) On motion by Commr. Draze, seconded by Commr. Meyer, this item was continued to June 9, 2010. AYES: Commrs. Draze, Meyer, Singewald, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: Commr. Boswell The motion passed on a vote of 6:0. 2. City -Wide. GPI 37-10: Annual Report on the General Plan; City of San Luis Obispo, Applicant. (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending the Commission forward the 2009 Annual Report on the General Plan to the City Council for acceptance, with any comments or direction as appropriate. PUBLIC COMMENTS: There were no comments. Planning Commission Minutes May 26, 2010 Page 2 COMMISSION COMMENTS: Commr. Draze voiced concern for the potential loss of the only area set aside for auto sales. He noted that Calle Joaquin may be connected through at some point in the future. He discussed that the owners of the property bought the property with the understanding that it was designated for auto sales. Commr. Meyer concurred that the area on Calle Joaquin should be retained for auto sales and suggested that perhaps the Hwy. 101 off -ramp could be re -aligned to bring traffic down Calle Joaquin. He noted the un -equal growth of commercial and residential housing development is creating a regional commuting issue. He also discussed the limited City budget and concern for allocating resources to facilities that may be used by a limited number of people. He suggested the budget process would benefit from cost per user information. Commr. Meyer voiced strong dismay that the UP Railroad had gone back on its word to allow an easement for a bike trail along the railroad property. Commr. Stevenson discussed the significant amount of achievements reflected in the report and commended the City. He noted concern for the slow growth of residential development over the last 10 years. Commr. Stevenson voiced that we had not done enough to make housing available to working families that could reduce greenhouse gas emissions associated with commuting traffic. Vice -Chair Whittlesey requested clarification of the traffic model referred to on page 6, asked for timing of the Los Osos Valley Road overpass improvements, and requested more details on the improvements to upper Monterey Street being funded through ARRA funds. She also requested additional clarification on page 31 of the report which discussed the fire safety inspections in the Airport Area. Commr. Singewald voiced concern regarding the jobs -housing balance in San Luis Obispo. He indicated he would be open to supporting additional uses for the property on Calle Joaquin but will wait to receive more information from staff. Commr. Stevenson requested clarification for the code enforcement information and what was meant by "pro -active" actions in the community. Chairman Multari noted that smaller communities such as Morro Bay don't have the ability to develop larger commercial areas and that the commercial development and major government employers in San Luis Obispo serve more than just the City itself. He indicated that housing built on the Cal Poly campus over the last few years has accommodated up to 3,000 students and this has a significant impact on housing availability within the City. There were no further comments made from the Commission. Staff clarified that Council direction from last year was to evaluate the Land Use Element Policy 1.4 as part of the Land Use and Circulation Elements update. No motion was required by the Commission Planning Commission Minutes May 26, 2010 Page 3 COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast — Staff provided an agenda forecast of the June 9th and 23`d meetings. 4. Commission — Commr. Stevenson requested that staff schedule a discussion item regarding changes to the by-laws to accommodate an earlier start time for Planning Commission meetings. The Committee supported putting this item on an agenda for discussion. Commr. Meyer indicated that a Cal Poly class would be holding a presentation of their proposed location for a Class I bike trail from the City to Cuesta College on Friday, May 28th, at 2:45 p.m., at the City -County Library and urged members of the public to attend. ADJOURMENT: The meeting was adjourned at 8:05 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on June 9, 2010. SupervisirVj]Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES June 9, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Eric Meyer, Charles Stevenson, Vice - Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: Commissioners Michael Draze and Airlin Singewald Staff: Deputy Community Development Director Kim Murry, Conservation Manager Ron Munds, Utilities Project Manager Jennifer Metz, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of May 26, 2010, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. City -Wide. GPA/ER 11-10: Review of Water/Wastewater Element Update; City of San Luis Obispo — Utilities Dept., applicant. (Continued from April 14 and May 26, 2010, meetings) (Ron Munds and Jennifer Metz) Ron Munds Conservation Manager, presented the staff report, recommending the Commission adopt the Resolution recommending the City Council approve the Water and Wastewater Management Element update and proposed Negative Declaration of Environmental Effect. Gary Henderson, Water Division Manager, and Carrie Mattingly, Utilities Director, provided support for Staff Report. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: The Commission reviewed the report and requested clarification of language and tables. There were no further comments made from the Commission. Planning Commission Minutes June 9, 2010 Page 2 AYES: Commrs. Boswell, Meyer, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: Commissioners Draze and Singewald The motion passed on a 5:0 vote. 2. Staff a. Agenda Forecast — Staff provided an agenda forecast for the June 23rd Commission meeting. 3. Commission — The Commission requested an update regarding their direction to agendize a discussion of the Commission bylaws specifically related to meeting start time. Staff provided an update and indicated the item will be advertised and scheduled for the July 14th Commission meeting. ADJOURMENT: The meeting was adjourned at 7:30 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _June 23, 2010 0 SAN LUIS OBISPO PLANNING COMMISSION MINUTES June 23, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: None Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Associate Planners Phil Dunsmore and Brian Leveille, Housing Programs Manager Michael Codron, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of June 9, 2010, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. 2049 McCollum Street. MS 33-10: Tentative parcel map to create two lots from one lot with an exception to access way width requirement and reduced setback to access way property line; R-1 zone; Robert and Zella Murphy, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending the Commission adopt a resolution approving a tentative parcel map with an exception to the Subdivision Regulations, reduced 'other yard" setback, and the Negative Declaration of Environmental Impact based on findings and subject to conditions and code requirements which he outlined. PUBLIC COMMENTS: Zella Murphy, applicant, spoke in support of the project. Caryn Hall, San Luis Obispo, spoke in support of the project. Kathie Walker, San Luis Obispo, spoke in support of the project. Rachel Kovesdi, Atascadero, gave a presentation in support of the project. There were no further comments made from the public. COMMISSION COMMENTS: C: Planning Commission Minutes June 23, 2010 Page 2 Chairperson Multari requested that the easement for the access way be noted as a "no build" area as a condition for the motion. There were no further comments made from the Commission. code requirements. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: None The motion passed on a vote of 7:0. 2. 3451 and 3511 S. Higuera Street. U 108-09: Use Permit for a homeless shelter in the C -S zone; Community Action Partners San Luis Obispo, Applicant. (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending the Commission adopt a resolution to approve the use permit based on findings and subject to conditions which he outlined. PUBLIC COMMENTS: Chuck Crotser, San Luis Obispo, spoke in support of the project. Adam Hill, County Supervisor, spoke in support of the project. Dana Lilley, Housing Manager for the County of San Luis Obispo, spoke in support of the project. Raymond Williams, directly adjacent property owner, spoke in support of the project. Abel Ormonde, San Luis Obispo, spoke in support of the project. William Portzel, San Luis Obispo, did not support the project, noting proximity to the businesses in his building and potential negative effects to his property value. Lee Collins, San Luis Obispo, spoke in support of the project. Bob Vessely, San Luis Obispo, spoke in support of the project. Planning Commission Minutes June 23, 2010 Page 3 Randy Ramsey, directly adjacent property owner, did not support the project. He noted concern with compatibility with surrounding businesses and that the capacity of the proposed facility is too large for the site. Rob Olson, directly adjacent property owner, does not support the project. He noted that the project is not appropriate for the current zoning or location. He discussed the potential problem of clients being turned away from the shelter and the effects on the surrounding area. Ermina Karim, representative of the San Luis Obispo Chamber of Commerce, spoke in support of a consolidated services facility as something that serves the greater business community. She asked that long-term feasibility be addressed. Andrea Devitt, San Luis Obispo, spoke in support of the project. Dee Torres, CAPSLO Homeless Services Director, spoke in support of the project. Donald Douglass, San Luis Obispo, spoke in support of the project. Wayne Edy, San Luis Obispo, spoke in support of the project. Karl Hagen, San Luis Obispo, spoke in support of the project. Spoke in support of the continued use of the Maxine Lewis Shelter for homeless families or married couples. Tom Murray, Arroyo Grande, spoke in support of the project. Bill Thoma, San Luis Obispo, does not support the project as presented. He would like to see the project redesigned and conditions to address clients that are turned away as well as parking issues of homeless "camping" in cars or RVs on street or parking areas. Mr. Thoma questioned if the proposal included adequate funding for operations and enforcement and questioned if this was an appropriate site and enough beds to meet the need. Anneka Scranton, San Luis Obispo, spoke in support of the project and indicated that a consolidated facility will be able to make more effective use of the support from the - faith -based community. Paul Wolff, San Luis Obispo, spoke in support of the project. Mr. Wolff noted that the site is appropriate for the use since it needs to be close to services, integrated with the community, and close to transit. He asked that the eventual design of the facility be welcoming for users and volunteers. Richard J. Krejsa, San Luis Obispo, spoke in support of the project. He commented that some of the designs show more area dedicated to parking spaces than bed spaces. Biz Steinberg, CEO of CAPSLO, spoke in support of the project and noted that it was a key component of the 10 -Year Plan to End Chronic Homelessness. She noted that Planning Commission Minutes June 23, 2010 Page 4 quarterly meetings had been held with the neighbors to resolve operational issues when the Maxine Lewis Shelter first opened. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Draze supported the project. He recommended that the proposed design direct the outdoor and active use areas away from the adjacent businesses. He indicated that it was not important to focus so much on those clients turned away for behavioral reasons since it was such a small percentage of the total population. Given the site constraints, Commr. Draze wanted to focus proposed uses on people not pets. He requested that the Commission's action from the meeting be forwarded to the Grand Jury. Commr. Singewald questioned the amount of required parking spaces and whether that much parking was needed. Commr. Meyer recommended use of additional site area outside of the parcel. He noted that the project should be designed to defend against the wind in common areas and be a pleasant place for people using the facility. He encouraged using green building techniques. Commr. Meyer recommended that site access not lead into neighborhoods. Vice -Chair Whittlesey encouraged the project design to be Leed certified (Silver Level) to help offset some of the operation costs. She noted that the project's orientation could be revised in design to make better use of the site and address neighborhood concerns. She also supported quarterly neighborhood meetings in order to address issues as they come up. Commr. Draze suggested condition 6 be revised to allow required parking to be on-site or off-site. Chairperson Multad requested that the entry into the outdoor areas be oriented away from neighboring businesses. He would like conditions 3, 5, & 6 to be eliminated. He suggested that condition 4 be reworded with A & F removed. He would also like to have a neighborhood relations plan be included to require regular meetings and provide 24- hour contact information. Commr. Singewald preferred alternative 3 because it promoted the most dignified environment. He supported minimizing the parking spaces and adding a garden. There were no further comments made from the Commission. - the entry and outdoor use areas should be oriented away from the existing commercial area: Planning Commission Minutes June 23, 2010 Page 5 - Condition 3 should be omitted: - Condition 4 should include an adequate exterior space for outdoor use area: - Condition 4e should be reworded to add the words "If proposed, a" prior to the remainder of the condition regarding pet kennels: - Condition 6 shall be reworded to eliminate the words "on site" from the parking space condition: - Condition 5 shall include wording to encourage the ARC to evaluate the need for contact number (posted) and regular neighborhood meetings to address issues including any parking issues that may arise. AYES: Commrs. Boswell, braze, Meyer, Singewald, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: None The motion passed on a vote of 7:0. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast — Staff provided a brief forecast of the July 14th agenda. 4. Commission - None. ADJOURMENT: The meeting was adjourned at 9:45 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _July 14, 2010_ SAN LUIS OBISPO - PLANNING COMMISSION MINUTES July 14, 2010 ROLL CALL: Present: Commissioners Michael Draze, Eric Meyer, Airlin Singewald, Vice - Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: Commissioners Michael Boswell and Charles Stevenson Staff: Deputy Community Development Director Doug Davidson, Assistant Planner James David, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of June 23, 2010, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Chuck Crotser, San Luis Obispo, thanked the Commission for its work on the Prado Day Center Project. PUBLIC HEARINGS: 1. 355 Mira Sol Drive. AP -PC 132-09: Appeal of the Hearing Officer's decision denying a setback exception for a 9 -foot and 6 -inches tall pergola in the street yard; R-1 zone; Marilyn Kinsey, appellant and applicant. (James David) James David, Assistant Planner, presented the staff report, recommending to adopt a resolution denying the appeal and upholding the Hearing Officer's decision. Marilyn Kinsey, appellant, stated that her project was a landscape "L" shaped trellis, not a structure, patio cover, nor pergola. She noted her project was custom built and that it did not block views to the surrounding area. PUBLIC COMMENTS: Alvin De Jong, San Luis Obispo, does not support the project. Liz Scott -Graham, San Luis Obispo, spoke in support of the project. Carol Misson, San Luis Obispo, spoke in support of the project. She noted the attractive nature of the project. Ms. Misson submitted a letter on behalf of Elaine Gardner who is in support of the project. Chuck Crotser, San Luis Obispo, spoke in support of the project. Mr. Crotser requested the use of generosity in granting the appeal. C' Planning Commission Minutes July 14, 2010 Page 2 John Hsu, San Luis Obispo, does not support the project. Mr. Hsu discussed the negative nature of the project's proximity to the street and materials used in its construction. Camille Small, San Luis Obispo,.spoke in support of the project. She discussed the unique nature of the project. There were no further comments made from the public. COMMISSION COMMENTS: Chairman Multari requested clarification from Staff on the nature of permitting a variance. Commr. Singewald questioned if there were policies concerning protection of private views. Staff replied that there were no specific viewshed protection policies for private views. Commr. Draze disclosed that he had extremely limited communication with the applicant before the hearing. Commr. Draze was disappointed that the contractor involved in the project did not get appropriate permits. Commr. Draze considered the project a trellis but noted that the project should be lowered in height. Commr. Draze noted that the City does not protect private views but does protect public views. Commr. Meyer supported the project and criticized the Zoning regulations on fence heights and front yards. He felt that the code language does not achieve the City's goals for beautifying neighborhoods. Chairperson Multari discussed the difficulty in evaluating fences and hedges in yards given the current code. He disputed the Hearing Officer's findings and supported the project. Commr. Draze supported upholding the appeal. Commr. Draze noted that Staff was put in a difficult situation with the project since it was built without permits or entitlements. Andrea Visveshwara, Assistant City Attorney, suggested that the Commission make an exemption determination on CEQA, per the draft resolution included with the staff report. Commr. Whittlesey noted that the massing of the project should be in scale to the lowered height. There were no further comments made from the Commission. Planning Commission Minutes July 14, 2010 Page 3 AYES: Commrs. Singewald, Draze, Meyer, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: Commrs. Boswell and Stevenson The motion passed on a vote of 5:0. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast b. Planning Commission By -Laws Change: Consideration of a request to change the by-laws to reflect a 6 p.m. meeting start time from the current 7 p.m. AYES: Commrs. Singewald, Draze, Meyer, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: Commrs. Boswell and Stevenson The motion passed on a vote of 5:0. 3. Commission ADJOURMENT: The meeting was adjourned at 8:30 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _August 25, 2010 Ryan. Betz Su wising Administr a Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES August 25, 2010 ROLL CALL: Present: Commissioners Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: Commissioner Michael Boswell Staff: Community Development Director John Mandeville, Deputy Director Doug Davidson, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of July 14, 2010, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no further comments. PUBLIC HEARINGS: There were no public hearing items. PRESENTATIONS:. I. Workforce Housing in San Luis Obispo Countv (Dana Lilly) Dana Lilly, Workforce Housing Coalition Board, gave a presentation on workforce housing in the County, recommending the encouragement and support of public policies and projects that meet affordability standards. The criteria for those standards should include affordability, public policy, community building, effective use of land, and design. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: Commr. Draze noted frustration with the financing issues of affordable housing. Commr. Meyer noted the issues with lot size that restrict affordable housing. Commr. Stevenson noted the lack of project funding for builders. He suggested better descriptions be written for the terms "workforce housing" and "affordable housing." He noted the issues and restrictions with lot sizes and affordable housing. Commr. Stevenson discussed the well -conceived design of the Orcutt Project. Chairperson Multari requested data on the vacancy rate for the City. Steve Delmartini, Workforce Housing Coalition, discussed the inventory level of houses available. John Mandeville, Director of Community Development, noted that the vacancy rate was 2.7%. Chairperson Multari thanked the Workforce Housing Coalition for its presentation. Planning Commission Minutes August 25, 2010 Page 2 �— There were no further comments made from the Commission. 2. Development Review Trends and Resources (John Mandeville/Doug Davidson) John Mandeville, Director of Community Development, and Doug Davidson, Deputy Director, presented the information on the public counter operations. He stated that beginning October 4, 2010, the public counter for the Community Development and Public Works offices will be open from 8:00 a.m. to noon and from 1:00 p.m. to 3:00 p.m. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast — Commr. Stevenson made the motion, Vice -Chair Whittlesey seconded, to add a presentation on Measure H to the next agenda. The Commission supported the motion. b. Palm-Nipomo Parking Structure Ad Hoc Committee Appointment. Commr. Stevenson and Commr. Meyer were appointed to the Ad Hoc Committee. c. Planning Commission Meetings New Start Time: Beginning September 8, 2010, meetings will begin at 6:00 p.m. 4. Commission ADJOURMENT: The meeting was adjourned at 8:20 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _September 8, 2010, SAN LUIS OBISPO PLANNING COMMISSION MINUTES September 8, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: None Staff: Deputy Community Development Director Doug Davidson, Associate Planner Brian Leveille, Housing Programs Manager Michael Codron, Deputy Director of Public Works Tim Bochum, Community Development Director John Mandeville, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as amended. MINUTES: Minutes of August 25, 2010, were accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. Initiative Measure to Enact Revisions to the Margarita Area Specific Plan (Tim Bochum/John Mandeville) Tim Bochum, Deputy Director of Public Works, and John Mandeville, Community Development Director, gave a presentation on the initiative to amend the Margarita Area Specific Plan eliminating a portion of the Prado Road Extension Impact Analysis. PUBLIC COMMENTS: Erik Justesen, San Luis Obispo, does not support the initiative. He would like to see the Committee take a formal stand against the initiative.. Stacey White, San Luis Obispo, does not support the initiative. She noted the negative safety impact and housing stock if the road did not go through. COMMISSION COMMENTS: No action was required by the Commission Commr. Stevenson does not support the initiative. Vice -Chair Whittlesey does not support the initiative. _. Commr. Draze does not support the initiative. Chairman Multari does not support the initiative. Planning Commission Minutes September 8, 2010 Page 2 Commr. Meyer does not support the initiative. Commr. Boswell does not support the initiative. Assistant City Attorney Andrea Visveshwara and Staff were asked to follow-up and report to the Committee at the next meeting if it would be possible to take a position in support of the Council. Commr. Draze and Stevenson requested that Chairman Multari attend the next Council meeting to ask if the Council wants the Commission to provide an opinion on the initiative. The Commission supported Chairman Multari's representation. 2. 1340 Taft Street. PD 50-09: Continued hearing to review Planned Development Overlay Zoning, affordable housing incentives, and environmental review to allow a mixed-use project with approximately 3,000 square feet of commercial space and 18 residential units; C -N zone; ICON at SLO, applicant. (Continued from March 10, 2010, meeting) (Brian Leveille) Brian Leveille Associate Planner, presented the staff report, recommending to adopt a resolution recommending approval of the planned development rezoning, affordable housing incentives, and Mitigated Negative Declaration to the City Council, provided the Commission accepts the applicant's revisions as an adequate response to various comments which were raised at the March 10, 2010, based on findings and subject to conditions which he outlined. Jay Blatter spoke in support of his project. Mr. Blatter noted his willingness to work with the City. Commr. Stevenson noted the parking reduction and the larger size of the bedrooms. Aaron Fields, the developer, noted his willingness to work with the City suggestions. Vice -Chair Whittlesey questioned the success of ride share program in other projects. Mr. Blatter discussed ride share options available. Mr. Fields noted other communities that utilized ride share programs and their success in student communities. Commr. Singewald questioned if occupancy would be limited. Mr. Fields noted that there would not be a limitation. PUBLIC COMMENTS: Frank Jakes, San Luis Obispo, does not support the project. He does not support the height nor density of the project. Mr. Jakes noted concern for a negative increase in parking for the surrounding neighborhood. Edith Jakes, San Luis Obispo, does not support the project. She noted strong concerns for the increase in traffic, impact on safety and severe negative impact on parking. Mrs. Jakes does not support the unlimited occupancy. Planning Commission Minutes September 8, 2010 Page 3 Ellen Goodwin, San Luis Obispo, does not support the project. She noted the letter she provided the Commission. Ms. Goodwin noted the undue hardship that the project would have on the neighborhood in regard to parking, size, density, and negative safety impact. She noted that the project is counterproductive to the City's development. Corey Goodwin, San Luis Obispo, does not support the project. He noted the negative impact on parking for the neighborhood. Mr. Goodwin discussed the severe lack of long term parking availability for the area. Mr. Goodwin noted that the design presented was a step back from the prior design for habitability. Isabel Marques, San Luis Obispo, does not support the project. Mrs. Marques noted the undue hardship that the project would have on the neighborhood in regard to parking, size, density and negative safety impact. Mrs. Marques voiced concern over the parking for retail. Michael Codron, Work Force Housing Coalition, spoke in support of the project. Mr. Codron noted the site could support the intensity of the design. Brian Ashworth, San Luis Obispo, spoke in support of the project. Mr. Ashworth discussed the need for quality student housing. There were no further comments made from the public. THE COMMISSION TOOK A BREAK BETWEEN 8:00-8:10PM COMMISSION COMMENTS: Commr. Draze discussed concerns over the execution of the design for the neighborhood, lack of open space for residents, and the reduction of parking. Commr. Draze noted that there should be a guarantee to meet Leeds Certification. Commr. Singewald discussed his concerns over the exceptions made for parking, density, scale and lot development. Commr. Singewald noted the concern for affordable housing calculations. Commr. Boswell does not support the project as presented. Commr. Boswell noted that the project was not compatible with the scale of the residential neighborhood. Commr. Boswell discussed concerns for negative parking impact. Commr. Stevenson does not support the project as presented. Commr. Stevenson discussed concerns over the exceptions made for parking, density, scale and lot development. Chairman Multari noted concern for the number of affordable housing units proposed. Chairman Multari voiced concerns for the negative impact on parking reduction. Mr. Fields responded that with the mitigation measures and the revised design the project provided a sustainable site. Mr. Fields voiced support for the proposed design. Planning Commission Minutes September 8, 2010 Page 4 There were no further comments made from the Commission. project on to the City Council for hearing.with a denial from the Commission due to the height, density and use. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Stevenson, and Vice - Chairperson Whittlesey NOES: Chairperson Multari RECUSED: None ABSENT: None The motion passed on a 6:1 vote. Chairman Multari stated that he did not support the motion because he hoped to try a conditional approval. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast 4. Commission ADJOURMENT: The meeting was adjourned at 8:30 pm. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Coyimission on _September 22, 2010 Ryan K.06&_ — r Supery fling Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES September 22, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: Commissioner Charles Stevenson Staff: Deputy Community Development Director Kim Murry, Senior Planner Phil Dunsmore, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of September 8, 2010, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. City-wide. GPA/ER 77-10: Review of amendments to the Safety Element of the General Plan to incorporate an updated fire hazard map and text revisions consistent with State Fire Standards and consideration of a proposed Negative Declaration of Environmental Effect; City of San Luis Obispo — Community Development Dept., applicant. (Phil Dunsmore) Phil Dunsmore, Senior Planner, presented the staff report recommending the Planning Commission adopt a resolution recommending the City Council amend the Fire Hazards section of the Safety Element of the General Plan and adopt a Negative Declaration of environmental effect. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commissioners requested clarification on the State Area of Responsibility zone designations, emergency response times, and insurance implications for properties in the Wildland Urban Interface area. Staff clarified that the amendment would not require changes to subdivision and zoning codes. Commissioners requested information of noticing requirements for this amendment and requested that staff provide expanded notification prior to consideration by the City Council. There were no further comments made from the Commission. Planning Commission Minutes September 22, 2010 Page 2 AYES: Commrs. Boswell, Draze, Meyer, Singewald, and Multari NOES: None RECUSED: Commr. Whittlesey ABSENT: Commr. Stevenson The motion passed on a 5:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast — Staff provided a forecast of the October 131 and 27"' meeting items and reminded the Commission of the upcoming Mayor's Advisory Body lunch. 3. Commission — Commissioner Meyer shared an idea of painting the railroad bridge over upper Monterey Street to provide a sense of neighborhood identity. ADJOURMENT: The meeting was adjourned at 6:35 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _October 13, 2010 Ryanetz — �J Super4isinq Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES October 13, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: Commissioners Eric Meyer and Michael Draze Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of September 22, 2010, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: No public hearing items were scheduled. Commissioner Michael Draze arrived at 6:03 p.m. STUDY SESSION: 1. Land Use Legal Update — Andrea Visveshwara provided the presentation. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast— Commr. Draze will not be attending the November meeting. 3. Commission ADJOURMENT: The meeting was adjourned at 6:50 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _October 27, 2010 Ry # -n . Betz S e ising Administ ' Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES October 27, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: None Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Associate Planner Tyler Corey, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of October 13, 2010, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: City-wide. GPC 110-10: General Plan Conformity for the sale of three City -owned affordable housing properties located at 3591 Sacramento Drive, #53; 3592 Broad Street, #202; and 3594 Broad Street, #202; City of San Luis Obispo, applicant. (Tyler Corey) Tyler Corey, Associate Planner, presented the staff report, recommending the Planning Commission determine, and report to the City Council, that the proposed affordable housing property sales are in conformance with the General Plan. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: Commr. Stevenson supported the item and recommended approval of the staff recommendation. Commr. Stevenson noted this item was an excellent example of organization and coordination between the City and Transitions Mental Health Association to provide affordable housing in the community. Chairperson Multari noted that an email had been received from Mr. Cross questioning sale of the units to the current tenants. Staff noted that the units have been offered for sale to the community for a substantial length of time without success. There were no further comments made from the Commission. Planning Commission Minutes October 27, 2010 Page 2 On motion by Commr. Stevenson, seconded by Commr. Draze, determining and reporting to the City Council that sale of three City -owned affordable housing properties are in conformance with the General Plan. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Stevenson, Whittlesey, and Multari NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 2. Staff a. Agenda Forecast The Commission was advised that the first meeting of November had been cancelled. Chairperson Multari requested that staff consult the Commission before cancelling a meeting, as the Commission would like to use the available time for discussion periods. Staff noted that they would consult with the Chair prior to future meeting cancellations. b. Budget Workshop — Goal Setting: Presented by Deputy Directors Doug Davidson and Kim Murry. 2011-2013 Planning Commission Goal -Setting and the Financial Plan/Budget Process. Doug Davidson and Kim Murry reviewed the 2009-2011 Planning Commission goals and provided an overview of the Advisory Bodies' role in the budget process. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: Commr. Boswell requested an update on the funding status to complete the Railroad Safety Bike Trail. Commr. Draze suggested the inclusion of goals that enhance the sense of community leading to a quality of life that is unique to the city. Commr. Meyer suggested the Commission consider prioritizing completion of the skate park in addition to bicycle trails. Commr. Meyer suggested reducing fees associated with secondary dwelling units in order to encourage more affordable housing. Vice -Chair Whittlesey requested further information on the Nipomo-Palm Street parking structure. Chairperson Multari noted that funding for the structure is coming from collection of in -lieu fees in the parking fund and not the General Fund. Planning Commission Minutes October 27, 2010 Page 3 Chairperson Multari noted that the Commission needed to narrow the focus on goals versus priorities. He suggested researching grants to fund future projects that support the identified priorities. He further noted that the Commission should keep in mind the staff resources required even if outside funding sources are obtained. Commr. Boswell noted the need to address affordable housing and recreational amenities. Recreational projects should specify the railroad safety trail and the skate park as two key amenities. Commr. Boswell suggested the Land Use and Circulation element revision be focused on the greater downtown area. Chairperson Multari suggested the priorities should address homeless and social services, affordable housing, and recreational amenities. He noted the importance of maintaining essential services, minimizing deferred maintenance, and continuing to fund social services. The Commission separated their recommended goals as follows and decided to list the goals rather than assign them a numbered priority: 2011-2013 Community -wide Goals • Maintenance of essential services • Minimize deferred infrastructure maintenance • Implement Housing Element programs with emphasis on homeless and social services and affordable housing production • Recreational opportunities including bike trails and the skate park 2011-2013 In-house Planning Goals • Continue to provide outstanding customer service and a high level of professional analysis of planning issues. • Conduct a limited update of the Land Use and Circulation Elements with a focus on specific areas, such as the greater downtown or Foothill Corridor, among other possible areas, using staff and Planning Commission resources • Complete and begin implementing the Climate Action Plan (i.e. drafting associated standards, ordinances, etc.) • Allow sufficient staff time to pursue (and perform, if successful) grants from outside funding sources. From today's perspective, the most promising and important areas include: 2011-2013 Planning Goals for Grant Applications • Further implementation of the Climate Action Plan (i.e. drafting associated standards, ordinances, etc.) • Regional bike and pedestrian paths • Housing and homeless grants • Open space acquisition (fee or easement) • A more expanded update of the Land Use and Circulation Elements than might be possible otherwise Planning Commission Minutes October 27, 2010 Page 4 3. Commission • Commr. Whittlesey requested that a more complete discussion be reflected in the Commission's minutes for particular items such as tonight's budget discussion as it provides helpful background for the next budget session. • Palm-Nipomo Garage Update — provided by Commrs. Meyer and Stevenson ADJOURMENT: The meeting was adjourned at 8:05 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on December 8, 2010. yan V. tsetz v upe ising Administrative Assistant SAN LUIS OBISPO PLANNING COMMISSION MINUTES December 8, 2010 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Charles Stevenson, Vice -Chairperson Mary Whittlesey, and Chairperson Michael Multari Absent: None Staff: Deputy Community Development Directors Doug Davidson and Kim Murry, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of October 27, 2010, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: There are no public hearing items. COMMENT AND DISCUSSION: Staff a. Agenda Forecast — The Commission would like information regarding the January 2011 Community Forum. b. Review Advisory Bodies Goals: Commr. Draze had the following two comments: 1) Commended the Utility Box Art Program and suggested extending the program outside the downtown area. 2) Requested that staff review Sacramento Drive bicycle signage and report back. There are a large number of signs closely spaced together. There were no changes to the Advisory Body goals. c. Review Planning Commission Study Sessions: Commr. Stevenson requested a discussion on the new approach, implementation, and plans for SB97 under CEQA and a discussion on encouraging infill & limiting square footage to provide additional affordable housing options. Commr. Boswell would like to see the transportation model be presented in light of the new grant received. Planning Commission Minutes December 8, 2010 Page 2 Commr. Draze would like to work with Staff to update the Land Use Element and Circulation Element. Commr. Meyer suggested a pedestrian, bicycle, and transit section discussed under the circulation model. Chairperson Multari suggested a transportation/SLOCOG session and discussion on Climate Action Plans. Commr. Boswell offered to provide "The state of Climate Action Plans in California and nationwide." Chairperson Multari suggested that the Downtown Concept Plan should be reviewed and updated. Vice -Chair Whittlesey suggested a joint meeting with the ARC to discuss linked goals. d. Palm-Nipomo Parking Structure: Commissioners Stevenson and Meyer provided more input from the first task force meeting. 2. Commission Commr. Meyer and Commr. Boswell commended the new Bike Box at the intersection of Higuera Street and Marsh Street. ADJOURNMENT: The meeting was adjourned at 6:35 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Planning Commission on _January 12, 2011