The Nipomo Incorporation Committee for Education (NICE) held its most recent community meeting on Saturday, 03/28/09 at the Woodlands Trilogy, Avila Room from 9:00 a.m. to 12:00 noon.  Over 100, (103 was the official count) local Nipomo residents, joined several governmental leaders and community leaders at the meeting.    Katcho Achadjan, 4th District Supervison, San Luis Obispo County attended, as did officials from the Nipomo Community Services District, Chamber of Commerce, and others.  Katcho moderated the morning’s discussion, which included the following presentations.  

9:06 a.m. Frank Smith, Triology, Shae Homes.  Frank gave a brief overview of the current focus of the Woodlands community.  Despite a downturn in the economy, in 2008, Shae Homes closed and sold 83 homes out of their 87 home goal.  This year in 2009, they have sold five homes each month, from January through March.   The Woodlands community continues its growth.    NICE thanks The Monarch Club of Trilogy at The Woodlands for the generous donation of the Avila Room for the meeting location, including light refreshments.

9:12 a.m.  Mike Eisner, NICE, President gave an overview of the recent NICE Survey on Incorporation.

NICE powerpoint presentation here. (Click on slideshow icon at top right to view images)

9:19 a.m. Katcho, Moderator.  Katcho pointed out that any eventual Nipomo incorporation decision will be one made by Nipomo residents, not the county, not the surrounding communities–but Nipomo residents alone.  Katcho felt that NICE has, over the last years delivered what it has promised to the community:  education.  NICE has brought in representatives from the San Luis Obispo County Sheriff’s Deparment, CDF , Ambulance, Local Developers, and County Government.  Katcho also pointed out that NICE is a non-profit organization completely comprised of local volunteer efforts of Nipomo residents.

9:29 a.m. Chuck Stevenson, San Luis Obispo County Planning Department.  

Chuck also presented a powerpoint presentation, which you can view here (Click on slideshow icon at top right to view images).  Some of the highlights included the following:

2008 population estimates show Nipomo at approximately 14,547 residents, reflecting a 13% increase since 2000.  Buildout projections of 2030 estimate Nipomo’s population to be approximately 21,539.  If the surrounding rural areas are included (historic Nipomo) the population increases to approximately 35,072.

Some incorporation obstacles include infrastructure, water, tax base, affordable work housing, and costs of government.   Nipomo’s infrastructure needs include longtime reliable water source, and various street and highway needs, including Willow Road interchange and Tefft Street freeway improvements.

The powerpoint presentation outlined several opportuinty areas for economic growth.  In the next five years, Nipomo will need water supply and highway interchange improvements.  Commerical growth will likely be modest and slower.  There will be continued residential growth.  And, there will likely be an general plan update for the Nipomo area within five years.

9:58 a.m. Dave Flynn, San Luis Obispo County Deparement of Public Works

Dave’s powerpoint presentation can be seen here.  (Click on slideshow icon at top right to view images).

Some highlights include a fascinating inventory of existing Nipomo infrastructure:

94 Lane Miles of Streets

160 Culverts

125 Street Lights

42 Drainage Basins

32 miles of Sidewalk

6 Traffic Signals

2 Bridges

2  Transit buses

In terms of Nipomo’s 94 miles of streets, we actually rank in the top tier of the county in road conditions; however, all communities are sliding dowward in road conditions because of the lack of funding.  From 2006 to 2008, the following roads were paved in the Nipomo community:  Southland, Division, Orchard, Pomeroy, Las Flores, and Thompson.  

Current revenues relating to Nipomo infrastructure total approximately $1,025, 000, while expenditures slightly exceed revenues at approximately $1,310,000.  To make up this shortfall, the County must dip into the general fund.  

Proposed Tefft Street improvements in four phases over the next eight years will total almost $10,000.00, which will include additional off ramp lanes, and relocating the southbound on ramp.  

10:48 a.m. Pete Jenny, County Parks and Recreation:

Pete did not prepare a powerpoint presentation; however, he pointed out that there are apprixmately 154 acres of community parks.  In Nipomo, we fare far better than most other areas of the county.  Nipomo enjoys approxmimately 10.5 acres per 1000 residents.  The county average is only two acres per 1000 residents.  

The county strives to have at least one park within 1/2 mile of a residence, which is not always possible.  Dave pointed out that several community services district in the county are now assuming park powers, including here in Nipomo–even though limited at the present time.  

Dave also pointed out that much is accomplished throughout the county by unique partner relationships.  For example, the county parterned with the Lucia Mar School District to provide soccer fields at Nipomo High School.  Such creative partnerships make many projects possible.

Pete outlined some of Nipomo’s recreational needs for the future:  A needs assessment is a big undertaking; howevever, Nipomo needs to know where to start and plan for its recreational future.  Pete suggested:

1.  Protection of Nipomo’s open space habitat;

2.  More community parks;

3.  Recreation programs.  

4.  The NCSD’s assumption of park powers can help implement these goals.

11:20 a.m.  Paul Hood LAFCO

Paul’s powerpoint presentation outlined some of the basic steps toward incorporation.  You can see Paul’s powerpoint here, directly from the SLOLAFCO website.  Paul’s presentation included a background of LAFCO, why communities choose to become cities, and process followed to become a city, including the petition process, administrative process, fiscal analysis and eventual election.  It’s a very informative presentation and gives a very good overview of how a city, specifically, how Nipomo would go through the legal requirements to become a city.  I encourage you to review the powerpoint.

Overall, the County Staff did an excellent job of presenting the information to the community.  The community benefited, and it was truly an educational meeting.    NICE plans to hold another community meeting next September.  To become more involved please leave a comment with your email address, if we do not already have that information.  Thanks to all who participated.

I received the following email from SLO County Planning Department, as I signed up for their email list. It includes information on the upcoming August 9, 2007 Planning Commission Hearings. I hope I uploaded the correct names to the pdf files. If not, I will try and correct the names later; but, they should at least all be there for anyone who wants to review them:

Greetings. You are on the list of people who receive hearing notices and public documents regarding San Luis Obispo County’s efforts to prepare affordable housing ordinances for consideration by its Board of Supervisors.

On August 9, 2007 the Planning Commission will be asked to consider a package of affordable housing ordinance amendments. The purpose of the ordinances in this package is to allow higher residential density in the (unincorporated) urban areas of the County. Attached are the staff report and ordinance amendment exhibits that will be presented to the Planning Commission.

Affordable Housing Ordinance_CZLUE #2.pdf

Affordable Housing Ordinance_LUO #2.pdf

Affordable Housing Ordinance_CZLUO #2.pdf

Affordable Housing Ordinance Specific and Design

AHO – EIR – CEQA Findings.pdf

AHO – EIR – MMRP.pdf

August 9, 2007 Staff Report

This item is hearing item #2, and it will be the second hearing item of the morning session. The morning session starts at 8:45 AM. Consent items will be heard first, and they are followed by the regular hearing items.

You may go to the Planning Department’s web-site at www.sloplanning.org and click on “Meeting Calendar” in the right hand column to view the entire Planning Commission agenda package, or to watch the Planning Commission’s hearing.

If you have questions or comments, or do not wish to be on the e-mail list, please respond to this message.

Thank you !

The San Luis County Board of Supervisors will begin hearings on August 9, 2007 to consider proposed affordable housing ordinances. On July 16, 2007, the San Luis Obispo County Planning Department sent out letters to property owners on or near Hill Street. A copy of that letter follows:

To enlarge, click on the letter, then on the all sizes icon at the top.

Based on this letter, it looks like the planning department plans to recommend to the San Luis Obispo County Board of Supervisors that they approve an up zoning of the current residential multi-family zoning to allow up to 20 units on one acre parcels. It also would mandate that a vacant half acre parcel be required to have 10 units, if developed.

This could dramatically increase the potential number of lower income affordable housing in an area already over burdened by insufficient infrastructure. Some questions that come to my mind include:

1. Can the County quantify what it meas by a shortage of affordable housing?
2. Can the County define the geographic areas where there is a shortage of affordable housing?
3. How did the planning department identify the parcels located on Hill Street in Nipomo as appropriate for possible zoning changes?
4. What other communities in San Luis Obispo County are being considered for similar re-zoning?
5. The letter indicates there are 50 such parcels that may be suitable for this re-zoning. Can the County identify with particularity all the communities where they are located?
6. Is there an online link to the EIR referenced in the letter?
7. Is the county’s response to this “shortage” mandated by state requirements in anyway?

I’m sure there are many other questions that the County should answer. If you can think of any, feel free to send them along to Mr. Bench. His email is tbench@co.slo.ca.us. I would also mark the August 9, 2007 hearing dates for the Board of Supervisors.

Ordinarily I don’t post very much on this blog about issues outside of Nipomo; however, there are times when I make an exception. This is one of those times. What gives this story its local flavor now is a recent voice vote by our locally elected Nipomo Community Services District against Measure J. Below I will comment on that vote as well as why I am recommending that San Luis Obispo County voters vote YES on Measure J, the Dalidido Ranch Project.

This weeks’ Adobe Press (not yet appearing on their website–but give it time) ran a front page story with the headline “NCSD takes vocal stand against Measure J.” The same story appeared in the Santa Maria Times here. The Adobe Press story begins quoting Ed Eby, local environmental activist and NCSD board member:

A unanimous Nipomo Community Services District board took a vocal stand Wednesday against the proposed Dalidio Ranch project based on fears that it could open the door to unplanned growth and divert funding from the Willow Road interchange project in Nipomo.

“As people who have to look out for the welfare of (Nipomo) residents, this is a logical stance,” said director Ed Eby.

Well, that may be logical from Mr. Eby’s perspective; but, that’s not what the voters of Nipomo have elected him or other board members to do. In other words Mr. Eby, it’s not your job as an elected official of the Nipomo Community Services district to look out for my welfare, as a Nipomo resident. Rather, your job as an elected official of the NCSD is to make policy in the areas over which the NCSD has power: Water, Sewer, Lighting, Solid Waste, and Street Sweeping. Noticeably absent on the list of NCSD’s powers is land use planning, not only within the Nipomo community, but certainly not on the outskirts of San Luis Obispo some 25 miles and several independent city governments to the north.

What on earth would prompt our local NCSD board to take a political stand on a issue so obviously and completely outside of their governmental responsibility? Well, let’s take a look at the primary reason as outlined in the NCSD board packets available on their website here, a portion of which states:

OPPOSE MEASURE J

ITEM

Consider opposing Measure J-06 on November 7, 2006 Ballot (Recommend Adopting Oppose Position).

BACKGROUND

Attached is a copy of the Text of Measure J-06, County of San Luis Obispo’s Impartial Analysis of Measure J-06, and the arguments for and against measure J-06 published in the County of San Luis Obispo’s Sample Ballot and Voter Information Pamphlet.

RECOMMENDATION

Staff believes that Measure J would result in highway improvement funds needed for the Willow Road interchange being diverted to the Prado Road interchange. It is recommended that your Honorable Board adopt an Oppose Position on Measure J-06.

Well, is that true? Would Measure J result in the diversion of highway improvement funds needed for Willow Road? Will that happen? Surely the NCSD board and staff would have investigated that proposition before making it a political issue, over which, by the way, the NCSD has absolutely no control! The answer to this question is a resounding NO! Our Fourth District Supervisor Katcho Achadjian sent out a special letter dated 10/25/06, apparently to all 4th District residents to set the record straight, and correct the incorrect statements of the NCSD on the Willow Road exchange. You can read Katcho’s entire letter here: Katcho’ Letter About Measure J’s Impact On Road Funding. A portion of the letter stated:

The San Luis Obispo Council of Governments (SLO COG) Board makes the decision on how Federal and State money for road projects will be allocated. SLO COG Board is made up of all five County Supervisors and a member from each of the City Councils. We all work well together and we each make a great effort to gain the support of other Board members for projects that are of great importance to our own districts.

The fact is that Measure J will not take funds away (emphasis added) from, nor change the priority of existing county road projects such as Willow Road or other South County road improvement projects because Measure J generate its own funds, possibly a Mello Roos tax district. A Mello Roos tax district would apply to the developed Dalidio property for traffic improvements if Measure J is approved. It is a separate project with a separate funding source for traffic improvements.

Clearly, the rationale upon which the NCSD relied to enter the political fray over Measure J was false. Still, the more troubling question is why the NCSD Board of Directors is taking any position at all on this issue. In my opinion the NCSD Board was way out of line in taking on this issue. Their job, is not land use planning. They should not be taking political sides on a land use issue pending on the outskirts of San Luis Obispo City. I normally support the local NCSD Board in what they do. On this issue I part company. First, it is way outside their job description. Second, they are wrong on the merits of Measure J.

Please visit the Measure J website for a good overview of this project, and its impact on San Luis Obispo County. The County’s paper of record, the Tribune has endorsed The Dalidio Ranch Project, Measure J:

EDITORIAL: From planning to traffic, Measure J passes the tests. It will fulfill the vision conceived by smart planners more than a decade ago

Opinion of The Tribune

To hear the opponents of Measure J tell it, Ernie Dalidio is trying to foist an environmental and traffic disaster on the community.

Unfortunately, his opponents are not letting facts get in the way of their arguments.

Here are the facts, and why The Tribune urges voters to support Measure J:

Measure J will approve a master-planned development that will include shopping, homes and offices, farmers market, organic farm, sports fields, habitat preservation and an extension of the Bob Jones Trail.

This development will generate new sales tax revenue that will help pay for construction of the critically needed Prado Road overpass. And Dalidio will kick in $10 million in property and cash to help fund the overpass and other traffic improvements. No other funding exists on the horizon.

One of the arguments opponents of Measure J use is that the ballot process sidesteps the planning process, and that we have land use planning voters. This is actually quite amusing, because many of those who currently oppose The Dalidio Ranch Project, Measure J on these grounds actually supported a similar ballot land use planning measure years ago. For those who were here in 2000 there was a ballot measure called SOAR, save our open spaces and agricultural resources. For those in our community who oppose Measure J because it is land use by ballot, but also supported SOAR, then you have a short memory.

In this case, the Tribune points out the hypocrisy of this argument:

Ballot box planning

Opponents contend that Measure J circumvents the normal planning process.

We don’t like land-use planning decisions being made through the initiative process; yet, having seen Dalidio whipsawed for 14 years, we understand his frustration and why he chose that channel for project approval.

Dalidio opponents stepped outside normal planning channels when they used the referendum process to defeat the city-approved Marketplace last year. To say that Dalidio can’t seek his day in the court of public opinion using similar tools is nothing less than shameful hypocrisy.

Because of the high costs of the initiative process and the uncertainties involved, it’s doubtful that this will set a precedent for developers to line up and use the same approach.

In fact, ballot box planning has already occurred in the county, but only once in the last quarter century: Voters approved the Williams Bros. shopping center in Paso Robles in 1980 after the city denied the project.

Opponents also claim that to approve measure J would increase the traffic nightmares in the area. The Tribune has a very thoughtful and persuasive analysis on the traffic issues:

Traffic

Opponents allege that Dalidio’s project will generate an unacceptable level of traffic, and that his offer of $10 million for traffic impacts, including $8 million to get an overpass off the drawing boards, is insufficient and doesn’t cover his fair share of interchange costs.

We disagree.

Studies — and common sense — show that traffic problems already exist at the Madonna-101 and Los Osos Valley Road-101 interchanges. These arteries will become unacceptably clogged in another decade regardless of whether a Dalidio project is built.

The answer to that dismal eventuality is to build a Prado Road overpass, a project that’s been on planners’ radar screens for a quarter century. It was a solution that was to be underwritten with sales tax receipts under Dalidio’s 2005 Marketplace plan.

Dalidio’s current proposed project is conservatively projected to generate $3 million a year in property, sales and bed taxes. As in the Marketplace plan, a special taxing district can be created by the Board of Supervisors with bonds secured by the Dalidio property and repaid through those taxes.

We like this approach for three reasons:

• It wouldn’t take money from other county traffic projects because the overpass pays for itself with new Dalidio Ranch tax revenue.

• It wouldn’t cost taxpayers a dime.

• It proactively addresses a 25-year plan for decreasing traffic pressures on the south side of San Luis Obispo — pressures that will lead to gridlock within a decade if not addressed now.

Is $8 million in seed money to get an overpass project started enough of a commitment by Dalidio?

Yes.

There was no similar offer with the Marketplace plan, and there’s no viable alternative being promoted by government agencies.

Whether the county or the city of San Luis Obispo initiates a tax district, there is zero risk that taxpayers will pick up the bond’s cost. Dalidio’s property will be on the hook as collateral. If the property is sold, the bond goes with it as a lien.

Will Dalidio agree to such a tax district? Yes, for two reasons: One, it’s in his own best interests that Dalidio Ranch have optimal traffic flow. Two, Dalidio has had talks with supervisors about creating such a district. He has said he wants one, they have said they would allocate the sales tax to a bond because the overpass would be of overall benefit to the county.

Finally, for those who question the use of Dalidio Ranch sales tax to finance a much-needed overpass, we answer: Improving roads and traffic is a perfectly legitimate use of tax dollars.

Next are the environmental arguments:

Environmental concerns

Opponents say Measure J means the project will avoid the scrutiny of environmental regulators.

That’s simply not true.

What is true is that city and county planners won’t be able to judge the project on its environmental merits. But that doesn’t mean Dalidio Ranch would get a free ride if voters approve Measure J.

The project will be subjected to the stringent nuts and bolts of county plan checking and building permit processes and the project must fully conform to myriad state and federal environmental regulations on everything from asbestos, to air and water pollution issues, to highway concerns and more. Measure J, if approved, locks into place 103 conditions that were taken from the original certified environmental impact report on Dalidio’s 2005 Marketplace proposal.

Bottom line: Measure J doesn’t circumvent environmental review at all.

I think one of the stronger arguments in favor of The Dalidio Ranch Project is that it previously went through the planning process in San Luis Obispo. The City Council approved the prior project by a vote of 3 to 1. Ernie Dalidio has paid his dues. This project went through the planning process in its earlier incarnation. It was approved by the San Luis Obispo City Council. Ernie Dalidio has come up with a well planned project. He owns the land. He has rights as a private property owner to be able to develop that property without having special interest money spreading lies about his future:

Yes on Measure J

Measure J didn’t materialize from the ether regions over night. Its genesis goes back to 1994 when an environmental-oriented SLO City Council decided that commercial growth — subject to annexation — should be allowed as infill on Dalidio’s 131-acre island of county land.

By 2004, the city had approved the zoning and development of The Marketplace. A subsequent referendum reversed that decision.

Dalidio then sought input from an advisory group of community leaders. Vic Montgomery, a principal of RRM Design Group, redesigned a master-planned project, adopting many of the group’s suggestions. We believe the newly designed project is an excellent fit for a parcel that’s surrounded by a shopping center, subdivision, highway and auto malls.

Yet, hyperbole-whipped emotions run high among opponents that Ernie Dalidio and, by extension, his team of architect Vic Montgomery, attorney Michael Morris and public relations director Dave Cox are trying to subvert democracy.

We counter: Why would they? These are good people with deep roots in the community and outstanding reputations. Why would they associate their good names with a less than well-planned and designed project?

• • •

Measure J deserves voter approval because it will fulfill the longstanding vision conceived by smart government planners more than a decade ago.

The Dalidio Ranch project will help finance a substantial portion of the critically needed Prado Road overpass — without it, there is no funding. The project offers amenities that will be a good fit and much appreciated by the community.

Other sources to which I recommend my fellow voters on Measure J:

Dalidio Ranch Measure J Website (Note, there are several excellent links on this site you should also follow).

Measure J Priciest Initiative Ever

Tribune Editorial Favoring Measure J

KSBY Both Sides Speak Out

KSBY Development Surrounding Measure J

Dave Congalton on Measure J

KVEC Podcast on Measure J Debate
To the NCSD Board, I suggest that we get back to work. Let’s keep our eye on the issues truly facing Nipomo. We have a water pipeline from Santa Maria with which we must deal. We have the issue of studying out and developing a plan for a possible desalination plant in Nipomo. In short, there are a myriad of real Nipomo issues with which you should be dealing. Let’s keep our eye on the ball here folks.

Well, the Santa Maria Times reports this morning that the San Luis Obispo County Planning Department began their public hearings on Nipomo’s West Tefft Corridor Plan; but, they have not completed them. The hearings will re-convene on 1/25/07—yep that’s next year folks! You see, I don’t think anyone on the Planning Staff actually drives Tefft Street on a daily basis–so there really isn’t too much of a sense of urgency out there about what the traffic nightmares are like down here in Nipomo. Regardless, there will be more hearings–just a long way into the future. Before any implementation of the plan, the San Luis County Board of Supervisors will also have to approve the details.

From the Santa Maria Times (by the way–just where was the Tribune–the county’s paper of record–at this hearing?):

“Everything looks great in the planning area (of this plan),” said 2nd District Commissioner Bruce Gibson.
The item is scheduled for more discussion before the commission Jan. 25, and will also have to be approved by the County Board of Supervisors in the spring before it can be incorporated into the South County planning area standards for Nipomo.

Despite being very controversial through its formation, all of the Nipomo residents who spoke Thursday supported the document.

“There have been many supports and many opponents of this plan, and it’s made this plan much better,” said Nipomo resident Larry Vierheilig. “I wish we could implement this plan tomorrow so I could look down Tefft and see how beautiful it is.”

Some of the main focuses of the plan are improvements to bring relief to Tefft Street, which is plagued by traffic that is only expected to rise significantly in the future.

As many as 26,000 vehicles will soon travel between the Oakglen and Mary avenues intersections with Tefft – a 75 percent increase over current figures – according to an engineering report by TPG Consulting, Inc.

To address this growing problem, the plan suggests extending Mary Avenue to Hill Street and installing a median from the highway to Pomeroy Road in phases, which would eliminate congestion from uncontrolled driveways.

Other improvements include developing a traffic signal system at critical places along Tefft and moving the southbound Highway 101 on-ramp from Tefft to Hill Street.

Beyond street improvements, the plan also discusses ways to make the downtown more pedestrian-friendly and suburban to complement Olde Towne, east of the highway. Proposed design elements include decorative paving at crosswalks, street trees and set-backs for corner buildings.

Also emphasized in the document is a preference for mixed-use projects that would have commercial on the bottom floors with residential units on top. Lopes said county staff is trying to develop an expedited hearing process that would allow mixed-use buildings to move quicker through the planning process, as a way to encourage developers to pursue that type of project.

As more developments transpire on this planning issue, I will try and post them here as well.

Today’s Tribune and the Santa Maria Times both ran stories about the West Tefft Street Corridor and the San Luis Obispo County Planning meeting where it was discussed this afternoon. The Tribune’s story included an actual photograph of a part of the West Tefft Street Corridor along with a sketch showing the same portion of the street as it might look in the future.

The photo, taken by the Tribune’s David Middlecamp depicts Tefft as it exists now:

The sketch, courtesy of the San Luis Obispo County Planning Department depicts what Tefft Street might look like in the future, based on input local Nipomo residents have provided the West Tefft Street Corridor Committee:

From the Tribune:

As development occurs along West Tefft Street in Nipomo, some local residents want to make sure the area will become pedestrian-friendly, have complementary building designs and include trees, lighting, walkways and even a horse trail with hitching posts.

They also want to ease traffic congestion in the area, not add to it . . .

“There’s a large downtown area west of the highway that could develop as a series of disconnected shopping centers,” county planner Jim Lopes said. “But the community preference is that the area should become more like a suburban downtown.”

That design would have street-front buildings, lots of landscaping between curbs and sidewalks and no parking along the street.

The Planning Commission will comment on the plan today. The Board of Supervisors is expected to review it in December.

Based on the sketch above, it looks like Tefft will certainly have a lot more trees than it does now. Of course there is also a heavy emphasis on a more pedestrian friendly business district. I think some of it is pretty pedestrian friendly now, at least outside my office–but much of Tefft Street does not have sidewalks or paths, other than a lined off bike path, as the photo shows. Of course as Nipomo grows one of our major concerns is TRAFFIC! At times Tefft Street is lined with cars backed up well past my office complex down toward the Nipomo Regional Park. This plan is specifically designed to deal with traffic; but, the bad news is that those who will eventually approve this project are the same county employees that gave us the horrible traffic problems we currently have. We will need to make certain the traffic issues are dealt with realistically:

While the design plan details the aesthetics of sidewalks and buildings, one of the main features is its traffic plan.

Traffic is expected to increase 75 percent by 2025. That means an increase of 7,000 to 15,000 vehicles per day on West Tefft Street to 12,000 to 26,000 vehicles per day.

To reduce congestion, the plan suggests extending Mary Street to Hill Street, installing a median from 101 to Pomeroy Road and creating a coordinated traffic signal system.

The southbound 101 onramp would be relocated to the Hill Street intersection.

Driveways to businesses should also be located on side streets as much as possible.

Bike lanes and continuous sidewalks are planned to make the area safer for pedestrians and bicyclists. A trolley system could be set up.

Besides traffic, the plan would regulate signs, lighting, planters, sidewalks and roof types.

No palm or eucalyptus trees would be allowed, and buildings could not have painted or white brick, metal or glass walls or unfinished concrete block. Architecture should be in the early California, Craftsman or Mediterranean style.

Two-story buildings would be the norm, according to the plan, with a third story allowed if it is set back from the bottom stories or in the site’s interior.

Outdoor dining would be encouraged, along with paseos and gathering places.

“The emphasis is to create an area that is enjoyable for socializing, for enjoying the weather,” Lopes said.

Traffic is expected to increase 75%? WOW! That’s just what we need along Tefft Street, 75% more traffic. Without some serious traffic mitigation by the county planners, traffic will be backed up all the way to Guadalupe! We really need to keep an eye on how all this is going to work out. For those interested in reading the Draft West Tefft Corridor Plan, you can find it here.

Thanks to Jesse Hill who posted this agenda also to the Nipomo Yahoo Group page. The meeting will be in the new Board of Supervisors’ Chambers at the County Government Center located at: 1055 Monterey Street, Room D170.

Jesse notes:

The Projects that are being scheduled for Parks are fortunately first. There is an affordable housing ordinance on the agenda and if one looks at Title 22 for the calculations of affordability it is difficult to understand. It is not clear to me if the number is calculated each year as the interest rate changes (do rents/cost of unit then need to change) or is fixed at one point in time. There are several important items on planning agenda. I hope that folks can show up for the Parks portion to make sure the Nipomo projects on the list stay on the list and it might be possible to add more. We had all agreed that horseshoe pits, BBQ, etc should be on the list. An excellent time to ask for things. JH

MEETING DATE: THURSDAY, AUGUST 10, 2006

MEETING LOCATION AND SCHEDULE

Regular Planning Commission meetings are held in the (new) Board of Supervisors Chambers, County Government Center, 1055 Monterey Street, Room D170, San Luis Obispo, on the second and fourth Thursdays of each month. Regular Adjourned Meetings are held when deemed necessary. The Regular Meeting schedule is as follows:

Meeting Begins		8:45 a.m.
Morning Recess	10:00 a.m.	10:15 a.m.
Noon Recess	12:00 p.m.	1:30 p.m.
Afternoon Recess	3:00 p.m.	3:15 p.m.

ALL HEARINGS ARE ADVERTISED FOR 8:45 A.M. HOWEVER, HEARINGS GENERALLY PROCEED IN THE ORDER LISTED. THIS TIME IS ONLY AN ESTIMATE AND IS NOT TO BE CONSIDERED AS TIME GUARANTEED. THE PUBLIC AND APPLICANTS ARE ADVISED TO ARRIVE EARLY.

ROLL CALL

FLAG SALUTE

PUBLIC COMMENT PERIOD

Members of the public wishing to address the Commission on matters other than scheduled items may do so at this time, when recognized by the Chairman. Presentations are limited to three minutes per individual.

PLANNING STAFF UPDATES

CONSENT AGENDA:

a. 1st Time Extension Request from CLAIRE MARTIN and TERRY ORTON OF WESTLAND ENGINEERING, INC. for Vesting Tentative Tract Map TRACT 2595 (S030164U) consisting of seven parcels, ranging in size from 2,658 square feet to 4,184 square feet with two parcels as common areas equal to 8,556 square feet. The project is located on Price Street between Burton and Mallagh Streets, in the Nipomo urban area in the South County (Inland) planning area. Residential Multi-Family land use category. APN: 090-133-030. Supervisorial District #4.

b. 2nd Time Extension Request from JAY WEATHERFORD and TERRY ORTON of WESTLAND ENGINEERING, INC. for Vesting Tentative Tract Map TRACT 2594 (S020025U) to subdivide an existing 4.73 acre parcel into 16 parcels ranging in sizes from 4,000 to 6,498 square feet with two open space parcels of .22 and 1.85 acres each. The project is located at 783 West Tefft Street in the South County (Inland) planning area. Residential Single Family land use category. APN: 092-130-008. Supervisorial District #4.

HEARINGS: (Advertised for 8:45 a.m.)

1. Continued hearing to consider a request by the County of San Luis Obispo to amend the County’s General Plan by adopting a Parks and Recreation Element (PRE) and rescinding the: 1968 Recreation Element, the 1991 Trails Plan, and the 1988 Parks and Recreation Master Plan. In addition, related amendments are proposed for the Framework for Planning, the Agriculture and Open Space Element, various Area Plans and Title 22, as they relate to parks and recreation. The PRE proposes policies and programs to acquire, develop, and maintain parks, recreation and special places within San Luis Obispo County. It is a major tool for identifying existing and future parkland, recreation, and natural areas. A Final Environmental Impact Report (FEIR) has been developed for the proposed project. The FEIR evaluates the environmental consequences of implementing the policies, programs and standards proposed in the PRE update and identifies mitigation for environmental effects that are considered avoidable. The issues addressed in the FEIR include: consistency with locally adopted plans and policies; public services; hydrology and water quality; geology and seismicity; biological resources; cultural resources; and other issues. The FEIR also evaluates cumulative effects, growth inducement and alternatives to the proposed update.

County File Number: LRP2005-00015 Supervisorial District: All

Jan DiLeo, Parks Planner Recommend hold hearing and continue

Jeff Oliveira, Environmental Division Staff to August 24, 2006 (180 min.)

2. Continued hearing to consider a request by NIPOMO OAKS for a Vesting Tentative Tract Map (Tract 2732) and Conditional Use Permit to subdivide an existing 3.0 acre parcel into twenty-seven parcels including: twenty-four residential parcels ranging in size from approximately 2,430 to 2,748 square feet each, two parcels for common active recreation area, parking, and drainage, and a 1 acre remainder parcel. The project includes approval for the construction of 24 single family residences ranging in size from 1,352 to 1,584 square feet. The project includes off-site road improvements to Hill Street and Tanis Place. The project will result in the disturbance of approximately 2.04 acres of a 3.0 acre parcel. The proposed project is within the Residential Multi-Family land use category and is located on the north side of Hill Street, approximately 900 feet west of South Frontage Road in the community of Nipomo. The site is in the South County (Inland) planning area. Also to be considered at the hearing will be approval of the Environmental Document prepared for the item. The Environmental Coordinator, after completion of the initial study, finds that there is no substantial evidence that the project may have a significant effect on the environment, and the preparation of an Environmental Impact Report is not necessary. Therefore, a Negative Declaration (pursuant to Public Resources Code Section 21000 et seq., and CA Code of Regulations Section 15000 et seq.) has been issued on March 24, 2006 for this project. Mitigation measures are proposed to address air quality, geology/soils, public services/utilities, recreation, transportation/circulation, and water and are included as conditions of approval. Continued from May 11, 2006.

County File No: SUB 2004-00324 Assessor Parcel Number: 092-130-019

Supervisorial District: 4 Date Accepted: November 14, 2005

Brian Pedrotti, Project Manager Recommend approval (60 min)

3. Hearing to consider a request by KAISER SAND AND GRAVEL COMPANY for a Conditional Use Permit to amend the previously approved Development Plan (which established existing hours of operation for the sand and gravel operation) and allow a 5 a.m. daily start time (existing permit approval allows a 7 a.m. start time) for the secondary crusher only, between June 15^th and September 15^th. No other aspect of the operation is proposed for change. The subject property is within the Rural Lands land use category. The plant (including the secondary crusher) is located approximately 8,000 feet directly east of El Camino Real and Garden Farms, approximately two miles north of the village of Santa Margarita, in the Salinas River planning area. Also to be considered at the hearing will be approval of the Environmental Document prepared for the item. An Environmental Impact Report (EIR) Addendum was prepared based on the proposed change would not result in any new significant impacts that were not evaluated in the previously certified Final EIR (So. Pacific Milling Company – Extension of Hours Final EIR – 1999). The Environmental Coordinator finds that the previously certified Final EIR is adequate for the purposes of compliance with CEQA because 1) no substantial changes are proposed in the project which will require major revision of the previously certified FEIR, 2) no substantial changes will occur with respect to the circumstance under which the project is undertaken that would require major revisions of the previously certified FEIR, and 3) no new information of substantial importance has been identified which was not known at the time that the previous FEIR was certified.

County File Number: DRC2005-00004 Assessor Parcel Number: 070-141-008

Supervisorial District No. 5 Date accepted: February 6, 2006

John McKenzie, Project Manager Recommend approval (30 min)

4. Hearing to consider a request by the COUNTY OF SAN LUIS OBISPO to amend Sections 22.12.040 and 22.12.070 of the Land Use Ordinance (Title 22) of the County Code and amend Sections 23.04.090, 23.04.092, Section 23.04.094 of the Coastal Zone Land Use Ordinance (Title 23) of the County Code and Section 26.01.034 of the Growth Management Ordinance (Title 26) of the County Code to: 1) modify the County’s standards for affordable housing rents, sales prices and long-term affordability. This ordinance amendment affects all planning areas and land use categories of the county that are outside of the jurisdictions of the incorporated cites. : Also to be considered at the hearing will be approval of the Environmental Document prepared for the item. The Environmental Coordinator has determined that the activity is covered by a general rule exemption (State CEQA Guidelines section 15061(b)(3)) from the California Environmental Quality Act (CEQA) because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment

County File No: LRP2005-00016 Assessor Parcel Number: N/A

Supervisorial District: All Date Accepted: July 20, 2004

Dana Lilley, Supervising Planner Recommend approval (45 min)

5. Continued hearing to consider a request by the COUNTY OF SAN LUIS OBISPO to amend Sections 23.08.164(f&g) and 23.04.028(d) of the Coastal Zone Land Use Ordinance (Title 23) of the County Code to modify the County’s standards for mobile home park closure, subdivision and conversion to other uses. This ordinance amendment affects all planning areas and land use categories of the county that are outside of the jurisdictions of the incorporated cites. Also to be considered at the hearing will be approval of the Environmental Document prepared for the item. The Environmental Coordinator, after completion of the initial study, finds that there is no substantial evidence that the project may have a significant effect on the environment, and the preparation of an Environmental Impact Report is not necessary. Therefore, a Negative Declaration (pursuant to Public Resources Code Section 21000 et seq., and CA Code of Regulations Section 15000 et seq.) has been issued on April 27, 2006 for this project. Continued from June 22, 2006.

County File No: LRP2005-00009:A & B Assessor Parcel Number: N/A

Supervisorial District: All Date Accepted: July 20, 2004

Ted Bench, Project Manager Recommend approval (60 min)

ESTIMATED TIME OF ADJOURNMENT: 5:00 PM

RAMONA HEDGES, SECRETARY PRO TEM

COUNTY PLANNING COMMISSION