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Planning
Commission Meeting Update
April 23, 2008
Wednesday
7:00 p.m.
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL:
Commissioners Amanda Brodie, Dan Carpenter, Carlyn Christianson,
Diana Gould-Wells, Michael Multari, Vice-Chairperson John Ashbaugh
and Chairperson Charles Stevenson
Deputy Director Kim Murry, Associate Planner
Michael Codron, Parks and Recreation Director Betsy Kiser, and
Natural Resources Manager Neil Havlik were also in attendance.
ACCEPTANCE OF AGENDA:
Agenda was accepted as presented.
MINUTES:
On a motion by Commissioner Ashbaugh with a second by Commissioner
Christianson, the Planning Commission voted 7:0 to approve the
minutes as amended for the March 26th and April 9th
meetings.
PUBLIC COMMENT:
Terese Bowie requested that metered parking spaces downtown be
allowed to be used for overnight parking. She expressed concern
that patrons of the local bars may opt to drive while impaired
because they know that they must move their cars from the metered
spaces. Alternatively, Lot 14 is vacant most of the time and could
be used as longer- term parking, perhaps even offering a weekend
parking pass for those who want to have a place to leave their car
for longer periods during periods where demand for parking spaces in
the lot is not as great.
Kim Goodwater expressed concern about the Osos Street exit sign on
the Northbound 101 freeway. She observed that the sign is obscured
by foliage and plants and is difficult to see which results in cars
turning into the exit late and at speeds that are excessive. There
is a need to improve visibility of this sign and she offered three
suggestions: Make the sign taller or put the sign on a light pole
or trim the plants around the sign to improve its visibility.
PUBLIC HEARINGS:
1.
Orcutt Area Specific Plan and EIR.
GP/SP/ER 209-98: Review and discussion of the Orcutt Area Specific
Plan and Draft EIR; Barbara Parsons, applicant.
(Michael Codron)
Michael Codron, Associate Planner, and Neil Havlik, Natural
Resources Manager, provided an overview of the first three chapters
of the Specific Plan. Staff then reviewed specific recommendations
for each chapter followed by Commission questions and public input.
Public input
Willow Walking Turtle requested the Commission consider alternative
land use concepts such as urban farms to address the food crises.
Phil Shaff provided a description and site layout of a concept plan
for small family farms on the site, in addition to residential and
commercial development.
Nick Muick, property owner, indicated that it has taken 10-12 years
of hard work with the owners, planners, and consultants to get to
the point where the Draft Plan and EIR are being reviewed. The plan
includes many improvements and amenities including parks, a school
site, open space dedications, creek protection, bike trails, and
workforce housing. He requests consideration for moving the plan
forward.
Jean Helfenstein, property owner, responded to 4 items raised at the
last Planning Commission hearing including location of the URL,
concerns about scenic resources, adequacy of the amount of parkland
being dedicated and improved, and a request to resolve the location
and feasibility of the school site.
Chapter 1 discussion
Commissioners expressed interest in Mr. Shaff’s land use concept,
but not for this location. They questioned the amount of parkland
dedication and how it was calculated. After discussion, the
Commission voted to support the recommended changes for Chapter 1
with the addition of an added correction to page 1-1, Section 1.2,
and direction to return with information related to parkland
dedication once the issue is further resolved.
Chapter
2 discussion
The Commission discussed views of Righetti Hill and surrounding
areas and expressed concern about development encroaching onto the
hillside and a desire to see additional information that would aid
their understanding of what is proposed. Additionally, the
Commission expressed an interest to see an added policy that would
require documentation of the existing hillside views. Commissioner
Multari raised questions regarding wetland and creek setbacks,
grazing on hillside, and restoration of native vegetation. The area
designated for additional park land between the confluence of the
creeks is currently designated as a wetland mitigation area and this
needs to be resolved.
The first five recommended changes for this chapter on page 3 of the
staff report are supported by the Commission along with language
suggested by the owners’ representative Andrew Merriam. Additional
discussion about setbacks along Tank Farm Road and impacts of
development location on Righetti Hill as viewed from the road
followed. Mr. Merriam committed to providing additional photos with
projected development limit lines noted at the next hearing.
Chapter 3 discussion
Commissioner Christianson pointed out duplicative policy numbers on
pages 3-2 and 3-7 of the Draft Plan. The Commission and the
applicant discussed the mobile home park policy on page 3-3 and
deferred this and the Affordable Housing policy discussion until the
next hearing. Additional discussion about the school site and
whether a school is required in this area followed. Four of the
first six recommended changes noted on pages 4-5 of the staff report
were supported by the Commission.
Commissioner Multari did not support allowing residential
development on the first floor of the neighborhood commercial area.
Commissioner Ashbaugh noted that he would like to see other
institutional uses allowed in the area such as churches to serve the
community. Additional discussion followed related to the zoning
allowed for the park and school site with Commission support for
zoning the property R-2. This zoning will support the park, the
school site, and the residential development without need for
re-zoning if the uses change. The Commission requested that
specific direction be given in the policy to clarify what will occur
if the school does not locate in the area and to clarify that the
school site is reserved but not dedicated – the school district will
need to purchase the property.
Additional direction to staff from the Commission included the
desire to see 0’ setbacks allowed, to clarify how the 15% larger
lots will be distributed among the owners and to address various
concerns through development of design guidelines rather than
specific policies in the plan.
Public input on chapter 3
Rose Shaply indicated that she would like to see larger setbacks on
the major streets to preserve views of the hills. She has concerns
about noise related to proximity to the railroad tracks and
traffic. She indicated that, if vegetation and trees are required
to soften impacts of development, it could have a negative impact of
blocking views once trees were mature. She supports the idea of
providing pictures of the hill with elevations of development noted
on the photos. She further indicated that the intersections of Tank
Farm Road and the RR tracks and Tank Farm Road and Orcutt were
significant view opportunities that need to be carefully addressed.
She supported the idea of development and additional traffic
generated by it if the plan provided a public benefit such as the
provision of affordable housing.
The Commission asked that staff collaborate with the school district
and the Airport Land Use Commission to resolve the school siting
issue. After giving additional direction to staff, the Commission
continued the hearing to May 14, 2008.
COMMENT AND DISCUSSION:
None
ADJOURNMENT -
The meeting adjourned at 10:35 p.m.
Any writings or
documents provided to a majority of the Planning Commission
regarding any item on this agenda will be made available for public
inspection in the Community Development, 919 Palm Street, during
normal business hours.
 
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