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HomeMy WebLinkAbout08-24-2016 PC Minutesdo MinutesPLANNING COMMISSION' Wednesday, August 24, 2016 Regular Meeting of the Planning Commission CALL TO ORDER A Regular Meeting of the Planning Commission was called to order on Wednesday, August 24th, 2016 at 6:00 p.m. in the City Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Chair Stevenson. ROLL CALL Present: Commissioners Daniel Knight, John Larson, Ronald Malak, Vice -Chair John Fowler, and Chairperson Charles Stevenson Absent: Commissioner Hemalata Dandekar Staff: Deputy Director of Development Review Doug Davidson, Associate Planner Rachel Cohen, Special Projects Manager Marcus Carloni, Transit Manager Gamaliel Anguiano, Transportation Operations Supervisor Jake Hudson, Assistant City Attorney Jon Ansolabehere and Recording Secretary Brad T. Opstad PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA David Brodie, San Luis Obispo, spoke on recently traveling through multiple American cities wherein strategies were developed that overcome existing zoning laws to accommodate for increased low-income housing. Camille Small, San Luis Obispo, spoke as a concerned neighborhood advocate about affordable housing being developed in different ways. PUBLIC HEARING 1. 22 Chorro Street. USE -2882-2016: Review of a new four story mixed-use project including ground floor commercial/retail space and 27 residential units. The project includes a 35% density bonus, with 11% of the units for very low income households, a request for a 40% parking reduction with mechanical parking lifts, and the construction of a 43 -foot tall structure where 35 feet is normally allowed, with a categorical exemption from environmental review; C -C -SF zone; San Luis Obispo Development Group, applicant. Deputy Director Davidson introduced Planner Cohen to make the staff report presentation. APPLICANT PRESENTATION Thom Jess, Arris Studio Architects, presented PowerPoint slides and discussed the site as having been identified in the Land Use Element as a prime location for housing. COMMISSION DISCUSSIO Commissioner Larson noted one particular piece of Agenda Correspondence, recommending he recuse himself from consideration of a project and cited employment conflict of interest; clarified the circumstances and provided reasons behind his intention to not recuse. Chair Stevenson commented on the small amount of square -footage for retail space; asked for a definition of a "bike lounge"; indicated the layout shows significantly relocated property line and inquired whether it was newly required as a right-of-way alignment; addressed whether setback along Chorro Street is in alignment with other setbacks for the residential area. PUBLIC COMMENT Kerry Brown, Victor Waytek, Linda Shinn, Terry Bauer, Delilah Curtis, Thomas Athanasion, Lydia Mourenza, Mila Vujovich-LaBarre and Elizabeth Nicholson, San Luis Obispo, spoke as residents of Rougeot Place neighborhood adjacent to, and in objection of the project; commented on: the project's being out -of -scale and out -of -character with the neighborhood; noted incompatibility with surrounding residential and commercial areas; expressed concern with the waiving of parking for residential uses and the inevitable parking overflow encroaching on the neighborhood; highlighted traffic congestion, affecting the turn on the southern side of Foothill and Chorro; and the contribution of downward propelling of property values. David Brodie, San Luis Obispo, read a correspondence from Alan Cooper, pertaining to the City's need for the small yield of proposed low-income units leading to excessive exemptions for the developer. Lea Brooks, San Luis Obispo, spoke as a representative of Bike SLO County, shared enthusiasm for green bike lane box at the challenging intersection; shared concern for the parking overflow impacting the residential neighborhood. Martha Miller, San Luis Obispo, expressed support for the project because it provides an increase in housing and pedestrian traffic. Myron Amerine, San Luis Obispo, spoke as a bicycle advocate, concerning the Foothill corridor's auto traffic being overly dense in an area with a significant bicycling population. Carolyn Smith, San Luis Obispo, compared this project unfavorably to a massive project on Taft Street and urged for a height reduction. Planning Commission Minutes of August 24th, 2016 Page 2 Odile Ayral, San Luis Obispo, shared concurrence with the correspondence posted online, voicing opposition to the project; stated that any site located on a former gas station demands an Environmental Impact Report. Betty DeHaan, San Luis Obispo, shared concerns regarding the number of parking spaces to which the project is reducing and the currently dangerous turns out of parking lots on Chorro Street. Jeff Eckles, San Luis Obispo, spoke as the Executive Director of Home Builder's Association of the Central Coast; requested that the Commission keep their discussion within the context of the need for community housing. Grant Robbins, San Luis Obispo, spoke in support of the project from a standpoint of a local employer who cannot attract or maintain talent for his business due to the unavailability of housing. Bob Mourenza, San Luis Obispo, regarded the project as expensive and high-density student housing; voiced opposition to the project. Anne Hodges, San Luis Obispo, expressed anger at what she termed as a "deceptive site". Camille Small, San Luis Obispo, shared concerns regarding the turn south on Chorro from Foothill, becoming overly congested. Steve Delmartini, San Luis Obispo, echoed comments of Public Commenters Eckles and Robbins, in his support of the project. David Brodie, San Luis Obispo, opined that the entire discussion on housing in the City is leaderless and is without proper guidelines. Chair Stevenson offered a ten-minute recess. COMMISSION DISPOSITION Chair Stevenson inquired about the property re -allocation for a right-of-way as an accommodation to density. Commissioner Malak asked for clarification on commercial zoning on first floor and the size & quality of the available affordable housing. Chair Stevenson remarked on his not being able to support the project, due to its numerous conflicts with the Land Use Circulation Element and inconsistencies with the General Plan. Commissioner Knight shared concerns about the environmental impacts, based on the property's prior use as a gasoline station. Planning Commission Minutes of August 24th, 2016 Page 3 Commissioner Larson inquired about the height adjustment and the flexibility provided for it in the Special Study Area; Assistant City Attorney Ansolabeliere clarified that the height exception was not based on policy but that the request for it is a concession allowed by the density bonus law. Commissioner Larson commented that the Chorro setback is an important issue in his estimation; acknowledged difficulty in supporting the first finding, concerning with detriment to health, safety, and welfare within the vicinity. Commissioner Malak shared concerns regarding the project's incompatibility with the neighborhood and its effect on views, privacy and parking; requested removal of the rooftop deck. Attorney Ansolabehere provided Resolution of a denial template for the Commission's articulation of necessary reasons for a denial as required by the State via Housing Accountability Act. Commissioners Larson and Fowler suggested being open to continuance; Chair Stevenson indicated that a denial might be preferred by the Applicant insofar as it provides the right of an appeal; Applicant Loren Riehl explained that making adjustments to the height would not be financially feasible but that additions to parking could be feasible. ACTION: UPON MOTION BY COMMISSIONER LARSON, SECONDED BY VICE -CHAIR FOWLER, the Planning Commission denied a Use Permit for a mixed-use project in the Foothill Boulevard Special Focus Area; on the following 4:1:0:1 vote: AYES: Larson, Fowler, Malak, Stevenson NOES: Knight ABSTAIN: None ABSENT: Dandekar Chair Stevenson commended the public for their articulation of concerns. 2. Citywide. OTHER -3400-2016: Review and recommendation to City Council of the draft Short Range Transit Plan, FY 2017-2021; City of San Luis Obispo Public Works Department, applicant. Deputy Director Davidson introduced Transit Manager Anguiano to make presentation on the revised draft of the Short -Range Transit Plan (SRTP). Transit Manager Anguiano emphasized and highlighted the SRTP's purpose, critical points and the various public input processes which assisted in its development. COMMISSION DISCUSSION Vice -Chair Fowler shared concern regarding Islay bus stop off Tank Farm Road. Planning Commission Minutes of August 24th, 2016 Page 4 PUBLIC COMMENT Louise Justice, San Luis Obispo, voiced support of Routes IA & IB through Augusta; spoke as Member -At -Large of the Mass Transit Committee on concerns about dangerous scenarios at the Laurel Lane crosswalk which require safety measures; discussed the monthly pass program and the renegotiation of Cal Poly's contract with SLO Transit. Susan Bliss, San Luis Obispo, thanked Staff for maintaining Augusta Street routs; shared various concerns regarding current bus stop on Laurel Lane, near the Community Gardens, being moved uphill. Transit Manager Anguiano specifically addressed both Commenter's concerns; Supervisor Hudson spoke on the General Plan Update, excess roadway capacity, and potential road makeovers on Laurel Lane corridor. COMMISSION DISPOSITION Commissioner Malak suggested an interim measure of stop sign signal lights on Laurel Lane & Augusta. ACTION: UPON MOTION BY COMMISSIONER LARSON, SECONDED BY VICE -CHAIR FOWLER, the Planning Commission approved the 2016-21 Short Range Transit Plan recommendations as represented in the Planning Commission Agenda Report and attachments; on the following 5:0:0:1 vote: AYES: Larson, Fowler, Malak, Knight Stevenson NOES: None ABSTAIN: None ABSENT: Dandekar STUDY SESSION 3. Citywide. GENP-1876-2015: Study session to review progress and provide feedback on implementation of General Plan Land Use Element Program 2.13 regarding neighborhood compatibility (new homes proposed to be within existing neighborhoods). Special Projects Manager Carloni provided a project description of the Neighborhood Compatibility Program and requested Commission feedback. PUBLIC COMMENT Sandra Rowley, San Luis Obispo, spoke about compatibility and the evolution of projects that have an array of shapes and sizes to accommodate density; urged the Commission for a commitment to former standards. Planning Commission Minutes of August 24th, 2016 Page 5 COMMISSION DISCUSSION Chair Stevenson commended platform for identifying neighborhoods vulnerable to overbuilding; discussed the opportunity for the administrative approval process for building permits in sensitivity to the development community. Vice -Chair Fowler discussed the concept of incremental increases that promote regulation boundaries but allow for flexibility; Commissioner Malak inquired about the utilization of the program in eclectic neighborhoods; Commissioner Knight discussed planners' built-in discretion in rendering layouts; Chair Stevenson inquired about the budget for implementation of graphics. Manager Carloni inquired of the Commission whether there were specifics within the Architectural Review Commission's directional items for which they were in disagreement. AGENDA FORECAST Deputy Director Davidson provided the Agenda Forecast: September 14th: Bob Jones extension of the bike path. September 28th: Use Permit for the new sorority. ADJOURNMENT The meeting was adjourned at 10:25 p.m. APPROVED BY PLANNING COMMISSION: 10/12/2016 Planning Commission Minutes of August 24th, 2016 Page 6