Planning Commission - Regular Meeting

Uh, welcome to Where we go? That's what I was waiting for. Well, well, welcome to the uh city of Tascades Planning Commission meeting for Tuesday, April 1st. Uh, we'll go ahead and uh log to this meeting is started at 6 PM and we'll start with the pledge of allegiance uh led by Commissioner Frell. first. April fools. I I meant to say April 21st.

Well, we're gonna have a few mistakes, so you guys can keep me on track here. All right. Okay. So, um, could we get a roll call, please? Thank you. Chairperson Anderson here. Vice Chairperson Pacio here. Commissioner Frell here. Commissioner Heath is absent. Commissioner Jones here. Commissioner Keen is absent. Commissioner Ali here. Five present, two absent. Well, thank you very much. All right. I'll just open with um with a welcome to anybody that's who's attending. Do we have uh the web site up people online right now?

We do and it's a webinar so they can only view. They can't participate.

Okay, no problem. Well, we're welcoming anybody attending in person. Well, we don't have anybody here right now. And uh anybody online, welcome. Thank you. Um, I'll go ahead and open up uh public comment. This portion of the meeting is reserved for persons wishing to attend the commission uh to address the commission on any matter not on this agenda and over which the commission has jurisdiction. So, I don't see anybody who wants to do any public comment. So, we'll go ahead and close public comment this time and we'll go ahead and move on to the consent calendar. Um, do we have to open public comment again for the consent calendar? Yes. Okay. We'll go ahead and open public comment for the uh if anybody would like to address the commission on the consent calendar. You seeing none, we'll go ahead and close public comment and I'll um are there any members of the you said that public closed? I'm moving ahead way faster than this thing. Uh,

I'll move to approve the draft minutes. You'll move to approve. Well, I gota ask the commission members if they have any questions about the consent calendar first. So, anybody have any questions? No. So, we got a motion from Mr. Jones, Commissioner Jones on uh that. Do I have a second? I will second. Commissioner Frell second that. Can we get a roll call, please? Commissioner Jones. Yes. Commissioner Frell. Yes. Chairperson Anderson. Yes. Vice Chairperson Pasio. Yes. Commissioner Omali. Yes. Motion passes five with two absent.

All right. That was easy. All right. So, I don't believe there's any uh planning commission business tonight. So, if there's anything not any questions on that? No. Okay. We'll go ahead and move on from that. No public discussion if there's nothing on the agenda. So, um, we'll go ahead and move forward to the community de development staff reports. That's you, Phil. Dazzlas, as Troy would say.

Thank you. And good evening, chair, and good evening, commission. Um, as we have promised in the past, we're going to begin bringing you large sections of the upcoming zoning regulations. And this follows our general plan. And our draft general plan is now out for public review. It's on our city website. And I'll tell you about another document that's out um when I give you my director's report at the end of this particular hearing. Let me see if I can get a presentation to show up there so we don't have to look at me on there. But tonight, we're going to be talking about the big section called mixeduse zoning districts. And it's one big component. It's kind of a new section that we're going to be really focusing in on in our zoning regulations. The city council has already advised and looked at this particular section and we're going to go through some details of that. Essentially, our general plan has two very big distinct areas that will allow for mixed use. And just to back up, mixed use is both commercial and a residential land use combined. We're actually introducing a very specific mixeduse district. Today, we already allow mixed use in a lot of our commercial zones, particularly our downtown. Uh, this particular designation uh will actually break down into four different zoning districts while retaining the two downtown districts which already allow mixed use. We're not going to focus on those two so much tonight because they're existing. They allow for mixed use. The density is changing a little bit. Some of those standards are changing a little bit. We'll be talking about that with a later section of the zoning, but tonight we're going to focus on those four mixeduse zoning districts that would be implemented as a component of the general plan mixeduse district. So, looking at the overall zoning map, and this is the new one, right, Kelly? This is the new map to be introduced.

This is a draft form and this basically echoes what we uh what we saw council sort of endorse as the general plan map. You can see those two zones, the purple colors in the uh the chart on the left hand side. And this next map will actually focus down and specifically to show exactly where those are. Um there's some mixed use along Moral Road. There's some in the very north end of town. There's already a project ongoing right now at the Del Rio Marketplace where you've got the Valley Fresh Market and there's mixed use actually already in there and we're reflecting that in this new zoning. There's some just south of Del Rio Road on El Camino Rial. There's some across the freeway there on San Ramon. Um and then as you head south, there's some additional uh mixed use there near the San Ando and El Camino Riale intersection. some additional at San Paulo um on the other side of the freeway and some additional on various components of El Camino Rial. We skip over the downtown and then in the southern section just south of Kerbaril and just north of Kerbil, there's a couple other mixeduse districts as well. So today already we allow mixed use with a conditional use permit in our commercial retail zones. What this does is it shifts gears a bit and and becomes a little more specific and a little more directional about where mixed use is by actually adopting a mixeduse district and adopting specific standards, specific density um and specific parameters in each of these particular zones to implement the new general plan. really they're they're done to provide this mixture of residential and commercial to create a vibrant activity node really to redevelop some of these areas. What we're seeing in these areas where we're being very specific about

this mixeduse district is they're underutilized properties. For example, think of the area north of downtown. You've got a long section there where you get north of uh Rosario Avenue all the way up to Sanasinto where you've got one side of El Camino Rial. It's actually just a freeway. The other side is a sort of a hodge podge mixture. There's some houses in there. You've got a fuel station. You've got some odd commercial uses. It's an area that doesn't have enough land, enough sort of vacant land, enough opportunity where it's not going to really become vibrant commercial. What's the other option? Go up, do mixeduse, encourage investment in these sites. Similarly, in several other locations around the city, we have a very similar structure where we've got underutilized sites. We've got a mixture of land uses. Essentially, our city is plagued by seven miles of urban sprawl. How do we get away from that? By being very specific about other things that can go in these areas. So, as we get in further into zoning, as we bring you other sections later on, you'll see how it all fits together because we'll be talking about the other commercial districts next later on. And we'll be talking about how those are adapting and changing and how we're really trying to focus development at certain specific nodes and retain commercial at certain specific areas where we know it can be successful and then having these other areas shift entirely. Now when it comes down to mixed use, it's not just residential above commercial. It might be residential adjacent to commercial. It might be even in some cases residential on the ground floor. But generally um mixed use is a vertical like LA Plaza across the street from us. But in some of these districts, we're going to be exploring um and this is

based upon council and even community direction. Could there be residential alongside or even a sole residential project in a zone that was historically commercial? Now, the picture on the right is generally why we've had zoning traditionally. You used to have noxious commercial land uses um and you wanted to separate things out. Modern modern land uses, modern commercial really isn't that way. Um we now can kind of mix things together, but there's still land uses that aren't compatible. So there's things like if you got an automotive land use that's towing or highintensity manufacturing things that are warehousing where you've got, you know, vehicles that are backing up and beeping or you've got construction storage um things like that. Veterinarian is on there. You're wondering why that wouldn't be compatible. Mostly because those also act as animal lodging facilities u where you know there could be barking dogs at night, things like that. Um, but there are things that are compatible, you know, in certain zones. Maybe they need a use permit, for example, something that's a drive-through land use or a larger retail use. In some cases, those might be okay, but we put those in a category of conditional use permit. So, I'm going to let Kelly talk about some of the details. We're going to go through each of these mixeduse zones. There's four of them because there's different locations in the city that kind of cater to different things, whether they're vertical, whether they're horizontal, whether they're higher density or lower density. And um Kelly's going to give you some of those details and then I'll talk to you a little bit more about some other fun stuff. So, our first zoning district is our most intense and that is our mixeduse 4 zoning district. Um this is our vertical mixeduse district. So, it's a lot of our larger shopping centers and the areas directly adjacent to them and a couple key corners along the El Camino strip

that have a higher commercial potential. Um, so this is things like the marketplace. This would be um the old outlet malls, Mission Oak Center, um the Food for Less and um centers down there and then some of those properties across the street from those centers.

Does it pick up the old Kmart location? I can't discern on this. does not pick up the old Kmart location that is currently under our commercial designation. So, it would not allow residential uses mixed in. So, this is kind of an overview of the existing uses today, just to give you an example of what is on the ground today. So you'll see that our mixeduse 4 zoning district is kind of overlaid over larger commercial sites already that are already developed with commercial active commercial uses. Couple vacant sites there um adjacent just south of the Mission Oak Center. Um but for the most part viable commercial locations. Just to orient ourselves a little bit along El Camino Rial, we have the Smart and Final and Food for Less Centers. Uh Walgreens across the street. Uh there's Mission Oaks Plaza and then the new Marketplace Center. Um Marketplace Center is a good example of what we might be looking for in these kind of districts where we can still have those larger commercial tenants and a very strong commercial presence, but there might be a residential component mixed in above an office building in the back or above a smaller scale retail building off to the side. In terms of vision, these are kind of the images that we look to um to support what that vision might be. And then in terms of development standards over most of our mixeduse zones throughout the city, we have a residential density of 36 dwelling units per acre. That was set and established in our general plan. There was a range given and most of our mixeduse zones will be at that top end of the range. Um our height not really changing from what it is today. We have a 35 ft maximum height. We do have a height allowance, an additional 10 ft for sort of architectural features that allow for varied roof form. It allows for that extra story with a little bit of extra headroom on the top floor. So, we have

some variation to account for that without going extreme with our height. Setbacks for the mixeduse 4 um district. There's no minimum or maximum um setback for the front necessarily except what we need for street trees. Um these are larger sites. It's to kind of allow for a flexible layout um of multiple buildings on one site location. And so the setbacks are a little bit more flexible. Um again, no setbacks on the side and rear except where they might be adjacent to single family uses, which is already part of our um objective design standards in order to buffer and transition from single family zones. One thing we identified as being important to viable commercial spaces is a minimum sort of floor to ceiling height for the first floor. So having a taller ceiling height on those ground floor commercial uses will allow them to be more flexible over time for varying types of uses. A lot of times when we see a lower ceiling, those are limited to office type uses and some retail or even yoga studios, you're going to stretch your arms up and not hit the uh infrared panels up there. Um can't really be accommodated in really low ceilings. So setting that u minimum ground floor height helps encourage um flexible uses that can adapt and change over time to whatever the trend or the market might demand. And then in this particular zoning district it would be vertical mixeduse only. So residential over commercial. And again these are some of our stronger commercial nodes. And so we want that commercial presence to be very very um strong and obvious in these particular locations. Um this is just kind of an image of what is in our objective design standards when we say transitions and setbacks to single family zones. So there's still options to build closer to the property line, but there is some sort of wedding caking or setting a building back farther um in order to sort of protect that transition to single family residential areas.

So when we talk about uses for mixed use for a lot of our zoning districts for mixed use overlap considerably with our uses. We're not looking to pigeon hole uses or extremely limit uses in a lot of our zones, but we are looking at location specific areas and finding some nuance in those areas. Um, so these are just some of the key uses that are pulled out. Um, the lines obviously not allowed. Um, drive-through sales or services again would be with that use permit. There's typically a traffic impact with those and so we always look at those with a little bit greater detail. Um, and we want obviously sort of banks to have a different um, level of review than maybe like a drive-through restaurant or something of that nature. Um, and then again highlighting that vertical mixeduse um, land use type for this zoning district. Um, mixed use 2 is um, a zone that's a little bit um, up by itself. It's on the north end of town by Del Rio. Um, so this would be an area that's currently zoned public. Um, and during the general plan process, we took that out of public zoning. Um, we did originally put it into commercial innovation flex. Um, but when we looked at the transition to the existing single family neighborhoods surrounding that, it was felt that mixed use would provide a better transition to those uses. Um, one of the different parts about this zoning district, um, is the density, which we'll get to in a minute. Um so existing uses you can see here are varied. So there are some existing um civic uses which I believe include um a couple churches. Um there's an existing single family residence. There's a couple commercial uses, one of those being woods um and that has kenneling of some animals as part of their services and vacant parcel. So again just to orient ourselves, this is Woods Humane Society and that's typically kind of a more rural look. So

for our vision again, we envision that sort of more active commercial type use um but in a slightly more rural setting. Um again, this has a a horizontal mixeduse component associated with it with some of the residential uses set back from the street. And so our standards on this one, their key difference is our density. So we're at 24 dwelling units per acre instead of the 36 in our more urbanized mixeduse areas. And this really is to transition um from the adjacent single family residential areas to this particular mixeduse zoning district. Um in order to account for the rural nature of the area, we also do have a minimum front setback of 15 ft. So if you drive along Ramona Road now, um there's really no buildings pushed directly up against the street and we want to maintain a little bit of that character in that area. These are larger parcels and so they can accommodate a setback and all of the existing buildings kind of accommodate that setback. So there is that minimum 15oot setback. Um and then a side and rear setback as well just to maintain a more um rural. So they have the 5- foot which is typical of even um single family uses there. Um and then it would match the adjacent residential zoning district. So if the rear of those residential lots in Apple Valley um but above one of the properties, there would be a 10-ft setback. similar to Apple Valley just to maintain the uh compatible uses and development pattern. Again, the Florida ceiling height would be 14 ft to accommodate a wide variety of commercial uses. Um and then a specific commercial requirement on these parcels is that 100% of the primary frontage, the ground floor would be commercial. So it encourages commercial up front along the street and then residential on the ground floor towards the rear of the site as a transition to Apple Valley

and some other surrounding residential uses. Our commercial would also have a minimum depth of 35 ft and that kind of ensures again a viable commercial space and then the rest of the site could be dedicated to residential uses. some of the key uses in mixeduse 2 zoning district. Again, we did add in animal care services um kenneling and grooming um as uses that might be appropriate. Kennalling with a use permit um that kind of goes with the more rural nature of the zone and also helps accommodate some of the existing uses that are there, specifically woods, um so that they don't become non-conforming and there's a path towards um becoming legal non-conforming through this process. I want to be sure we don't have legal non-conforming. Woods does provide veterinary services at that facility, spay, neutery, and going ongoing checkup. So, I want to be sure that we capture that accurately for that.

Yes, we will definitely look into that and make sure we capture that in a definition or include it in this use table. Thank you. And again, some of these sites allow horizontal u mixeduse development. They also allow vertical. If you wanted to do vertical on that front building, you could do that as well. So, we've captured that in our use tables as well. Uh, mixeduse one is our little funky mixeduse zoning district on some of our smaller parcels that um are adjacent to downtown kind of both north and south. So, we have sort of this strip as you go outside of downtown that has um parcels right up against El Camino, but they tend to have less depth. Some of them have some slope and some topography and it's a little bit of a hodgepodge of existing uses. So today we have a decent amount of commercial especially on the south southern side although there is some single family residential and some vacant parcels mixed in there. And then on the northern side of downtown um there's just a mix of multifamily single family and some commercial uses. So, just to orient ourselves, um here we are kind of on the more southern area where uh human bean is and some existing shopping centers that have some commercial components. Um some residential type structures next door that bounce kind of back and forth between residential and commercial uses. Um our little vacant vineyard. Um here we're getting into Adobe Plaza and some of the uses adjacent to that. Um I think that that is our mort mortuary services there in that little brick building. Used to be a preschool I believe. Um but we can kind of see there's kind of a hodgepodge of uses. We have an old colony home. Um these are some residential, some commercial uses. And then of course our new um sort of

mixeduse project which is Grand Oaks. Again, a little bit of vision pictures. So these are a little bit more urban and pushed up to the street. um looking for that vertical element perhaps along the street. There might be some options where there is a 100% residential as well. Um so again density at 36 units per acre. Um our setbacks are um a little bit greater for commercial. Um it's a maximum of 15 ft. So, we want enough setback to accommodate street trees, but we also want the buildings absolutely pushed towards the street for some of that commercial viability and vibrancy. Um, so you kind of have a little window where you can put the building, but we don't want a large sea of parking in between the sidewalk and the building. Um, and then residential would have a minimum to make sure that again compatible and not directly up against a sidewalk with people peering into the um any of their their more residential uses. Um, still establishing a ground to ceiling floor height for commercial spa tenant spaces. And then this is where this zone's a little bit different for the commercial requirement. So, as I briefly mentioned before, you can do 100% residential development on one of these sites with an administrative use permit. So, a lot of these sites are not conducive to commercial uses and commercial vibrancy. Um, and so there will be findings in our code, um, such as topography, um, slope, maybe, um, size of the property, aspect of the property where it's just not viable as a commercial, uh, property, even with a small amount of commercial pushed up towards the front. And so through that AUP process, somebody could do a 100% multifamily project on these properties.

some of the key uses for mixed use. One, um I think this is an old slide actually. It was adult-oriented businesses because we did have existing diamond adult world, but I think our solution is to move our zoning line over um to put that into the commercial zone so that we don't have that filtering through the mixeduse one zoning district. Um again, animal care services with grooming. Um we do have some of those uses existing currently. um drive-through uses with an AUP, um multifamily residential with an AUP, and vehicle service stations with a use permit as we do have some existing ones that we can accommodate depending on their location. So, I think we're going to pause at this point. We have one more mixeduse district to do, but I believe um a commissioner has a conflict of interest in that zone. Um so, we wanted to give an opportunity to pause for any sort of discussion or comments on those three zoning districts that we've gone over. so far.

Thank you. Yes. So, first of all, we have a our family owns some property in the area that's being considered for MU3. So, I'll be recusing myself after this section. And since we don't have any further business, I won't be returning. So, I want to let you know that. Second, I do want to be sure that we don't miss the opportunity we're doing this general plan to consider that that Kmart area through the old Ford dealership and down where the auction house is. Now that area to me is adjacent to the trans the trans public transportation corridor and it's probably struggling the most of all the commercial activities in the area. So I think that would be an area that would be much more attractive for redevelopment than say smart and final. I don't know that that's likely because it's it's being successful today. So I hope that we consider that uh is on any one of these but probably the MU1 or MU4. Um yeah, as I mentioned that um is on tap for just our commercial zoned area. One of our thoughts behind that is it is a key site for redevelopment. Um and through some of our mixeduse standards, we either have great allowances for residential through horizontal mixed use or we have a strict requirement for vertical only. Um we see that site as coming in with a custom development plan at some point in time. And so there is an opportunity to um look at something very specific for those properties when they come in. Um but sort of pre-putting them under something that has um a little bit more lenient or more strict standards. um we felt would not align well with what that area might need.

And one one of the reasons for that is it's at a significant commercial node. And when you see the commercial nodes like Sanelmo or Highway 41 or Kerberil, these areas tend to promote the significant commercial activity and kind of create their own commercial thing. We are also currently working with that property owner of the Kmart property um on various commercial scenarios that he wants to proceed with and he has no interest in doing mixed use at this time. So that was another component that added into the direction that we're going right now. But in summary tonight too just to say this is still draft. We're looking for your questions. We're looking for your feedback. Um this isn't done yet. So, it's a perfect opportunity to weigh in on things that uh come up and um we'll come back to you with another big chunk similar to this, but talking more about land uses. There's so much here we thought we'd bring it in pieces again and not bring the whole thing.

I'll just say I'm not quite done with that site yet, so I'm going to I'm going to push you harder for the right answer. and which is is I believe that that site has been undevelopable for a number of reasons including on my previous tenure on this commission when the city failed to collect mitigation to widen that corridor to US 101 north and then subsequently has tried to make that a condition for future developments which is why Carl Carl Jr. walked away from the pad and go down the list. If that's still the city's position, I think we have need the maximum flexibility to attract investment in that location.

Just to weigh in on that, traffic is a major constraint at the Sano interchange. It's maxed out. A lot of that's due to in-n-out as you've seen the traffic associated with that. Drive-through land uses are prohibited on the Kmart site because of that. Um, and the property owner has been uh educated on those particular factors and what we would need in order to expand land use options on that property, but the city doesn't have funding to do it. The property owner is not willing to do it. There's probably a combination of things that need to happen, but there's also a huge responsibility from CALR that at some point needs to be filled in. All of our interchanges, Sanmo, Del Rio, Santa Rosa, uh they're all undersized, constrained, built in the 50s, and now with this general plan update, just like our previous one, we're seeing that they are significant inhibitors to growth, significant inhibitors to emergency access, and they are limiting our land uses, unfortunately. So that it is um yeah, Commissioner Jones is dead right. That is a factor um that plays into this, but a factor that we don't have the option of automatically changing in the near term.

Thank you, Commissioner Jones. I I have a question about uh MU2. I'm just curious what the concept is for that area. It seems uh currently a lot of commercial uses uh closer to downtown are struggling even with the increased population inherent to being downtown. Um and it and some of the commercial isolated commercial uses across the highway uh traditionally seem to be struggling. So I'm curious why MU2 uh why the city's going to isolate more commercial uh mixed use across the highway and then area that's not developed.

Originally, that particular site across the freeway there um at Del Rio was slated for innovation flex for a commercial zone. Council specifically provided direction to um look at mixed use as an alternative for that particular um location. That's where we're going based on their council on the council's direction. The other factor there we have to consider is compatibility with the neighborhood with Apple Valley. Um and so it was felt at that point that something like light industrial commercial innovation might be a conflict for those land uses. Um and so those things can still happen. You can still have good commercial uses there. Now you have the option of adding residential as another factor. So I think it was thought that that was more lucrative and that would attract more investment into those particular sites.

All right. Thank you. Okay. Have any other questions?

All right. Well, um I had a a question that may be off topic. I mean, I know, you know, the city has very limited ability in who buys what, but I like to see local investment and u people with the ability to buy property and and develop it and make it individual wealth for their families and and growth rather than large corporations who just like buy swaths of land, you know? So, is and this might be a silly question. I have no idea. never asked this question. Is there a a way that we can put a first right of refusal on conditional use permits for um local investment? I I doubt, but

I do not believe that that has been held up um by the courts. Um a lot of times people have tried to do that for residential projects specifically um and that has not um held up unless it's been through a development agreement. Um, but what I can say is because we subdivided in 1913, we don't have large swaths um that can be um purchased for larger scale development already. And so we do see a lot of um local investment on smaller parcels where they're a little bit more developable um with a lower level of investment but for family businesses. So no Disneyland? Likely not. We're always hoping for a Costco but I'm not sure we'll get there either.

There you go. Okay. Well, thank you for indulging me on that question. All righty. Um, any other questions? Any other discussion? No. Okay. Um, all right. You ready to talk about number three or Yeah, there. There's one more zone. I'm sorry. You're right. You're not Yeah. Or we can or we can you can talk about Just because Tom left doesn't mean we're done. Yeah. So, there's one more zone to talk about.

So, our next zoning district is mixed use three. Um this one's um a little bit kind of in two sections of the city. So the first section is um up by uh San and Selmo, so the San Paulo Road area where there's some existing hotel and fast food uses, some vacant parcels, um and a couple parcels uh that Commissioner Jones had alluded to across from the Kmart property um which is the old Ford site and some of those underutilized uh residential properties adjacent to them. And then a majority of the mixeduse 3 zoning district is along Mororrow Road. So some of the existing land uses um in the area. So the San Paulo properties, there's a couple vacant properties and most of them are um built out with commercial uses including some hotel uses over there. And then the um old Ford properties and some of the properties adjacent are single family residential, some vacant properties and then that sort of commercial industrial use that's there today. Along Mora Road, similar to um some of the mixed use one zoning district, we kind of have a hodgepodge of existing uses. So, a few vacant parcels, some old multifamily developments that are existing, some commercial uses, and then some single family uses as well as um I think the school district owns a building on the corner there at Kerrell. So, just to orient ourselves, these are properties off of San Paulo Road. Uh this is the uh old Ford site where 7 Auction has some of their business. And then these are some of the uh properties along Morrow Road. And you can see there's kind of a mixture of some newer developments, some older developments, some residential, and some commercial. So these are kind of the vision uh images for mixeduse 3. So again, we have

a little bit more urban component going on. Um, but we would allow for some uh horizontal mixed use with residential units in the back, some commercial uses up front that might be office, might be retail, and then residential units above those. This is a project in St. Louis that is very similar to um how Mora Road is likely to develop. So, in terms of our standards, we're back up at that 36 dwelling units per acre. Um, in terms of setbacks, again, we have a maximum setback of 15 ft. So the commercial buildings get pushed up sort of towards that primary street frontage to activate those areas. Um and we allow for some street trees within that window and then residential being set back off the street to avoid um being too close to the sidewalk. In a lot of areas in the zoning district, we have a double loaded lots. So they back up onto Amapoa um or some other streets um behind Mororrow Road. And so those would also have a setback in order to um be more compatible with the residential neighborhoods on those side of those properties. Again, the uh floor to ceiling ground floor height at 14 ft to really encourage a mix of any sort of commercial uses that would want to occupy those spaces. And uh similar to some of our other zoning districts, 100% of the primary ground floor frontage would be commercial. So it would be commercial in the front along our primary streets and then allowances for groundf flooror residential in the back. These are just some examples of a project that has already been built along Mororrow Road that would follow what the vision of these standards are. This is kind of a smaller property um but it's the property I believe where um the Selen tribal headquarter offices are along Mora Road. And then along the back off of Amapoa are um I believe four

residential units. And so the project um actually is split almost 50/50 down the middle, residential and commercial. Um and this was a project that was approved with a use permit quite a few years ago that sort of fits within today's vision for Mororrow Road. key uses in this zoning district. Um again, animal services with grooming only um would be allowed. Um drive-thru sales and services. This one has a little bit more uniqueness. So, of course, we would allow um financial services um or pharmacies with an AUP. Um, but in this zone, we would also allow because there's more capacity at the 41 uh interchange, we would allow um drive-through restaurants with a use permit, with a full conditional use permit. It's a little bit different than some of our other mixed use zones. Um, we would also consider a sales lot with a conditional use permit, thinking of where Trip 7 is and some of those options on those larger sites that we have within the zoning district. um and uh the gas stations to accommodate um some of those things along Mororrow Road because that is Highway 41 coming from um Mororrow Bay over into a Tascadero and there are those sort of more visitor serving car oriented uses along those areas. So that is a shorter bit because we only included one uh zoning district, but if anybody has any comments or thoughts on mixeduse 3, we would love to hear those. Um, I have a question that doesn't necessarily just pertain to mixuse three. Maybe mixuse one would also apply. I'm just curious about parking and, uh, every project. That's always a problem. And I'm curious on some of the smaller lots, uh, what the city may

offer inlue fees or reduced parking, uh, number or anything like that. What are you guys coming up with? Parking will be one of the biggest constraints unfortunately. Now, unless there's an affordability component and they can get waiverss and things like that, the parking requirements that we have established in our zoning will still apply. At this time, we don't have an inloo fee program. I'd love for our council to say, "Hey, go explore that option so we can use those funds to pay for public parking infrastructure, but that's a whole another ball of wax, so to speak." Um but you know what we're seeing um in fact I spoke with some folks just last week about a mixeduse project is they are able to fit parking in below units um and sort of behind unit behind the commercial and build units above parking and fit those in. And for example a project like the plaza across the street from us was successful in doing that. They have tuck under parking they have a parking lot. Um, but a project still that has residential has to sustain its parking and and residents expect that parking to be on site. Um, once you're outside the downtown, the commercial district also requires parking. In downtown, we don't require parking for restaurant uses and commercial uses that are on the ground floor, but everything else does trigger that. But I think it's a good comment. We should explore options to make these things more flexible. Um, but when we've actually asked these questions to developers, um, rather than not have the parking, they want the parking to be on site. They fight for that. In fact, we're dealing with one now, the Centennial Plaza, trying to get that project started. And the discussion is all about parking. And we've even given them exceptions to parking, but they still want the parking to be there for their tenants. So, that's the other side of the coin as well. Yeah, I think that that makes a lot of sense where the walkability of the town

is being so stretched out. It's really difficult. Mo everybody drives uh to wherever they're trying to go. It's an auto oriented town unfortunately slowly evolving but still transit lacks. Yeah. Um I have a question regarding the mixed you. So um with multifamily uh properties, you're allowed to do ADUs and I'm working on a few in Grover Beach where you're allowed up to eight ADUs on multif family properties. How does that how is that going to affect uh mixed use?

That applies to a multifamily zoning district and a single family zoning district. And in commercial districts, it's different. And so, um, I don't think we have an allowance for ADUs in a is there in a commercial district. Are they still doing that? You know, the state is kind of, um, writing changes every few months. I haven't even kept up with them all weeks, Dave says. In terms of what's allowed and where, um, most of the allowances are in the multif family district. So, keep in mind, these mixeduse districts are essentially a commercial zoning district. Commercial by itself is allowed. residential is also allowed. Um, in terms of ADUs, what is the allowance for ADUs, Kelly? Can you remind me of that?

Yeah, so it' be similar to multif family and um, a lot of times in mixeduse projects and even with new multifamily, we're we're not seeing a lot of use of uh, state law after the fact. Um, because obviously they come up with a design and that's a design that works, especially with a rental, you know, project. um where we're seeing ADUs on multifamily um more included especially with that the new allowance for up to eight um is on sort of older existing projects that are built kind of to a lower density than we would even allow today and then they have room and space to build those kind of ADUs. So it doesn't necessarily affect anything. Um the state's going to tell us what to do when to do it and I'm sure they'll keep adding to that law. Great. Thank you.

Not sure that's what you wanted to hear, but All right. Um, any other questions? That was good. Magno. All right. Okay. Um, well, with that, do you have any additional information for us that you'd like to finalize? Nope. That is not concluded our I mean I have a slide that concludes our presentation but it's pretty boring and there's no action for you tonight. This is really for feedback. So if you love it, tell us. If you hate it, tell us. Um I was hoping to have some of the public here tonight to weigh in, but they'll be here. Um but anyway, wait until they start building.

Yes. No, I I you pretty much have answered most of the questions that I've had. Uh, I don't think there's anything popping in my head right now other than again the parking issues. They're uh they're always going to be there and I don't think that that's going to go away. But uh we'll take that one step at a time and uh there we go. Yeah, I think with the uh the topographic constraints of the city, um I think densifying makes makes a lot of sense. There's a lot of underutilized properties and hopefully this spurs growth for the city. Yeah.

Yeah. And uh we you know when I was talking about earlier about the this the properties getting bought up it wasn't you know like buying this big swath but sometimes you know you have multiple properties along like El Camino across from the freeway north of Rosario that you know six or seven of might give kind of like monopoly you know and uh it it it can be kind of constrictive. So, um I'm sure you guys are going to be watching that very carefully and making sure that you know everything that comes in is going to be uh utilized to best benefit of the of the community. And um I did have a concern about those properties along El Camino north of Rosario that back up against residential units. And what is that street back there? Palomar. Um

Hermosi is back there and then Palma is back there. That strip. Yeah. you know, so you know, those are going to be interesting lots to develop, especially if you get um dance club on the ground and so and then uh so but uh we'll see what happens. I think that it's going to work out really great for people who want to visit a task and see what we have to offer. So uh with that, if there aren't any further questions and you know, um we'll go ahead and uh I I could do one more. One more question. All right, there we go.

Uh I'm just curious. So, uh, mixed use traditionally the the reason for it is to increase walkability and things like that. You can kind of live where you you eat and shop and all those sorts of things.

Um, with that uh walkability intent, things like that. Are there any other maybe traffic calming measures um or other mitigation uh pieces that the city might be working on for say redevelopment along El Camino Riale? the downtown for instance, the traffic calming measures with the new parking and all that sort of stuff I think has been very successful and I'm just curious if uh um if future development in other parts of the city if similar things may apply. So a few years ago we did an El Camino plan um which was kind of a high level visioning document for the strip of El Camino Riale and and what could be done and what are our opportunities and possibilities and constraints. Um so that document wasn't necessarily adopted as something where we would move forward with projects on but it did explore the idea of the midblock areas in between our interchanges um of El Camino and and what could be done. It's very wide street. Obviously, we were able to do a lot with it in the downtown core. Um, I don't know that we would continue that same because that's a big placemaking um exercise for our downtown, but there are potentially some options to include bulbouts to narrow down to one lane in each direction with some turn lanes in and out of a lot of our um existing driveways um in order to sort of narrow the flow of traffic. um some opportunities to expand sidewalks for outdoor activities. So, there's a lot of things that can be done along El Camino. Fortunately, it's wide and that's a drawback, but it's also wide and that means that the city already has that property that we have some flexibility to um reinvision um as we move forward and these areas redevelop. So, nothing nothing solid on the books, but lots of possibilities. And uh let's say something down the

line, you know, 10 20 years down the line, uh things start to develop out a little bit and the city wants to do some traffic caling measures. Are if somebody were to redevelop, are you going to be collecting uh money for improvements, frontage improvements along the way that may go towards something like this? Or would you have to fund raise at the time when uh an idea comes up? How would something like that work? So, our standard development impact fees kind of cover um a broad list of improvements that we identify when we do sort of an impact fee study. Um it would likely not be um down to that level of detail for certain traffic calming areas along certain areas of El Camino, but El Camino Riale is um a major street that the city um has control over and carries a lot of our traffic. So, some of our fees would always be able to go towards El Camino Rail. Um, what we find is with redevelopment, um, a lot of people do their own frontage improvements, but when you're chopped up into a lot of small individual properties, it's very hard to do, uh, certain frontage improvements, so peacemeal. Um, and so what we find is there's usually a combination of our development impact fee funds and then for traffic calming measures and things like that, there's usually um some grants that are out there that specifically focus on u multimodal uh transit, pedestrian safety, bike safety and traffic calming that we are usually eligible for when we have a project.

Great. Thank you. Thanks for going with me down that rabbit hole.

There you Well, let's not hope it takes 20 years, but I think with those uh those mixeduse properties down on the north end of El Camino, bike lanes, I think would enhance the scenery, promote wellness, and you know, typically bike cities, you do have those mixeduse properties, and there's typically a lot of bikes around that area. So, I think that could be something to consider. Yeah, we're hopeful that um sort of the residential critical mass not only supports our commercial nodes um but also sort of supports more of that multimodal um walkability, bikeability. And I think with the advent of sort of the pedal assist and the electric bikes, there's a lot more options for that in a task. You're not you're not really pedaling the whole seven mile stretch. You've got a little bit of help there. is really not that far but it would reduce the traffic and you know alleviate over parking in the downtown district areas.

Yeah. And I think our new objective design standards have some requirements for some uh bike storage and parking areas in order to sort of facilitate that option. And and I'd like to say that it's it's interesting that, you know, once people start realizing what an effect it has on the local community, you know, people will start building things to serve that local community. And getting there is is half the battle. You know, when you're going to Paso for Walmart, it's way different than going down to a local Sure.

local store for, you know, cabbage or something. And I'm still waiting for those hoverboards from Back to the Future. So, it'll be a big help. All righty. Any any other further questions? No. Anybody else? All right. Well, um, thank you. Wonderful presentation. Appreciate it. Appreciate you taking it easy on me tonight. And, uh, if that's that's all for the report, we'll go ahead and, uh, open it for public comment. I don't see anybody who's, uh, here, so we don't have any, uh, anything with public comment. Go ahead and close that again. And And I think that's it. Next meeting is where is the next meeting? Do we have a next?

We just have one more item. We have a also we have a um oh commission a couple more things on your agenda there. There's the see you did commissioner comments and reports and then director's report and then we can adjurnn. Well, I wasn't ready to adjourn, but I was ready to move on. And he was he was pushing me ahead for We don't have another another meeting scheduled. So, we'll get to that later. We don't yet.

So, go ahead and uh we'll move on to um commissioner comments and reports. Do we have any? Yeah. No. No. Nothing anybody wants to bring up. No Easter egg hunts that are belated or nothing. All right. Nothing on my end. The ending. Go ahead. I would just like to comment on the uh city of Atascadero, probably the parks and wreck. Thank you so much for the wonderful parks that we have and all the uh all the activities. It's soccer season right now. It's baseball season. Uh my kids are signed up and having a blast. Just thanks for providing those the city wonderful.

They keep they keep it awful green and and wellkept. So the park looks really good. The lake's looking good. The birds are looking good. Yep. So, thank you. Okay. Director's report.

Thank you. A couple things I wanted to mention to you tonight. One of them, um, Commissioner Pacio kind of alluded to and it's our our streetscapes are looking really good and we're getting heavily recognized for that. And so our public works division has received already a couple of awards for downtown and now our planning division as well from the American Planning Association. Just last week we got notified that we're receiving award of excellence for the design uh and planning efforts for the downtown enhancement plan. So it's really good. It's I mean I think other communities um and these other organizations are seeing the fruits of our our labor that we put into that project which was like a seven-year effort to get that thing going. And I think it will spur other similar types of activities where they can be done you know in other areas of town where it makes sense where you've got the density and where you want to add the parking. So really really happy for the city to get that. Um, the other big thing I wanted to announce is our general plan, EIR, is out. It's been a huge lift. Our legal team has helped tremendously. Uh, Kelly has done a tremendous amount of work on the project.

Show the binder. Show the binder. It Yeah, I'm going to show you the binder. It's huge. It's over a thousand pages. You can see how thick that is. It's massive.

On our city website, though, you don't have to look at the paper copy unless you love it. There's one at the library if you want to go hang out all day Saturday and read it. Um, so that is out for public review. It's got a 45day mandated public review period. Runs to June 6. People can look at it, comment on it. And what happens with this then once this goes out, then we receive comments and we have to respond to those comments and then we complete what's called a final EIR. And that package along with the draft general plan ultimately goes to you as a team and then to city council for final adoption. So this is one more piece of the puzzle that gets us there on our path to adopting the new general plan and ultimately the new zoning and all these pieces in between. But we're going to be visiting you again with several other components of the zoning and of the general plan. So, pretty much all all summer. Um, and then hope to have the final adoption by September.

I will add that Phil and I have read every word of the document. Yes, it's an exciting, right? I will take that on. There'll be a recital at some point. Fantastic. Well, I'm glad I'm glad we've got someone to do it for us. All right. We can give you a highlight reel. I'd also be interested to see I think you can like open the document on our website and ask AI to give you a summary and I'm not sure what it would say but it would be an interesting experiment.

I don't know how long that summary would be. Uh okay. So we are done with director's report. I believe that we are open for the next meeting. It's scheduled for uh the beginning of uh May, right? I believe it's May 5th. I believe we do have an item tenatively placed on that agenda. Um so do plan on having a meeting, but Crystal will keep you posted. Cinco de Mayo. Cinco de Mayo right after May 4th, the Star Wars day. Okay. Well, uh looking forward to May 5th and seeing you all again. With that, I'll go ahead and adjourn the meeting. We are adjourned.