APPROVED MEETING MINUTES

Transcription

1 CITY OF SOLVANG PLANNING COMMISSION APPROVED MEETING MINUTES Monday, February 5, :00 P.M. Regular Hearing of the Planning Commission Council Chambers Solvang Municipal Center 1644 Oak Street Commissioners Present: Robert Clarke, Chair; Gay Infanti, Vice-Chair; Jack Williams, Aaron Petersen Staff Present: Holly Owen, Planning & Economic Development Director Roy Hanley, Assistant City Attorney Brynda Messer, Assistant Planner CALL TO ORDER: Chair Clarke called the meeting to order at 6:00 p.m. PLEDGE TO THE FLAG 1. PRELIMINARY MATTERS: A. PUBLIC COMMENT Lansing Duncan: Commented on concerns with the Merkantile project including: the buildings do not fit on the site, there was no consideration of the raised elevations, bank building is too close to the street, the existing center was in compliance; the city cannot be depended on. B. Requests for Continuance, Withdrawals, or Addition of Ex-Agenda Items: None. C. Conflicts and/or Ex-Parte Communications Commissioner Infanti stated that several residents had reached out in regard to Item 2A.

2 D. Approval of Minutes: December 4, 2017 Meeting Motion to approve the minutes made by Commissioner Petersen and seconded by Commissioner Williams. Vote is PUBLIC HEARING ON NEW DEVELOPMENT AND CITY PROJECTS A. Consideration of land use scenarios for the purpose of preparing the fiscal impact component of the Sphere of Influence Amendment and Annexation Feasibility Study. This item will be heard after Item 2B, due to the amount of public speakers and topic. B. Request of agent, Aaron DeLao, SAC Wireless for Verizon Wireless lessee, to consider the approval of a Conditional Use Permit [application filed January 17, 2017] to construct a new rooftop wireless small cell site which includes two (2) antennas and four (4) remote radio units (RRUs) located inside a proposed faux chimney structure on the rooftop of an existing restaurant. A ground cabinet and a Verizon Wireless/PG&E meter will be placed behind the building. This item was continued from the November 6, 2017 and December 4, 2017 meetings. Holly Owen, Planning Director, presented the staff report for this item. Commissioner Infanti asked staff if any collocation had been performed with this proposal. Tricia Knight, Verizon, answered that since the equipment will be placed on an existing structure, it was not necessary. Chair Clarke opened public comment at 6:10. Stephanie Statom Asked if any noise would be a result from this proposal. Ms. Knight answered no. Public Comment closed at 6:11. Commissioner Williams noted a discrepancy regarding total height of the chimney and equipment. Roy Hanly, Assistant City Attorney stated it is a minor discrepancy and it is still within the allowable height for zoning. Cherie Brenner (citizen) asked what the purpose of the cell site is. Ms. Knight answered that there is a capacity issue for cellular service, and this equipment will

3 help offload the existing facility. Chair Clarke asked staff how many existing cell sites are in town. Staff responded stating at least five or six. Ms. Owen stated she would work on preparing a map of existing sites. Motion was made by Commissioner Petersen to approve the Conditional Use Permit, adopt Planning Commission Resolution 18-02, and accept the Categorical Exemption with modification in regard to height, and seconded by Commissioner Infanti. Vote is A. Holly Owen, Planning Director, presented staff report explaining that this topic had been discussed at City Council since She added that four public hearings will occur in the future regarding this item. She stated that the Planning Commission can recommend any scenario to Council, not just the ones brought before them today. She then introduced the consultant team, David Foote and David Moran from FIRMA. The consultants presented their presentation. Chair Clarke asked the consultants if the land owners want to develop these properties today, could they. Mr. Foote answered, yes through the County. Chair Clarke asked how much the entire project cost, and Mr. Foote answered at least six figures, which would take approximately two years. Commissioner Infanti asked the consultant if they are looking at the project parcel by parcel, to which Mr. Foote answered it is up to Planning Commission and City Council and individual land owners to annex, and the Sphere of Influence could be independent of annexation. Ms. Infanti asked for a definition of prime ag land. Mr. Foote answered it is usually based on soil, adding that grapes could be prime ag land, but it depends. Mr. Hanly added that the legal definition can have a different meaning in different areas and that there is not one standard. Commissioner Petersen asked if we can annex the parcels, but leave them all the same land use, to which Mr. Foote answered that the State probably would not approve that. Mr. Petersen stated the reason to annex is to grow the city, otherwise why do it? Mr. Foote answered it is environmentally responsible and grows the city with more housing and provide more revenue. Discussion followed regarding whether or not the City of Solvang needs more housing and more revenue streams. Commissioner Williams asked if the study first focuses on the Sphere of Influence

4 then the annexation, to which Mr. Foote responded that they can be done concurrently. Discussion followed regarding a church (on Alamo Pintado) that had submitted a proposal to the county. Chair Clarke opened public comment at 7:13, adding that since there are so many speakers, they would be limited to 3 minutes each: Penny Knowles President of We Watch. Proposal affects the entire valley; no residential should be on prime ag land; abandon the annex of ag land. Rod Simmons Asked the Commission who is paying for this study; concerned about traffic that will increase; where is the traffic light that was supposed to be installed for Skytt Mesa; Solvang has vacancies all over, why add more commercial. Ken Ball Remembers when there were no grapes or casino in the valley; don t kill the small town charm. James Hancock Manager of Buel-Flat; owners have shown no interest in annexing; not sure the City of Solvang would be better than the county; the city does not have the staff; traffic and lack of water are major concerns. Laura Buff Lives in Mission Oaks; annexation is more designed for Orange County; every city is suffering from sales tax losses; asked where the consultants live; added the study is not very creative. Sheri Noble Lives in Skytt Mesa; concerned about traffic; no section on traffic was in the study provided; why do we need more bureaucracy? Susan Bott Lives on Willow Drive; concerns about traffic; only escape route through town is Oak Street; getting to Buellton from Santa Ynez on a regular day is hard; lots of people detour through Viborg; the majority of Solvang residents do not want it to get bigger; see signatures on petition. Bob Field Lives in Santa Ynez; the annexation proposal is a head on collision with the Santa Ynez Community Plan; doesn t believe it s a good idea. Linda Smith Agrees with other speakers; thinks the Sphere of Influence study is well done; thinks there is enough housing. Denise Cornwell Agrees with the other speakers. Lisa Novatt Thinks they should have an equestrian corridor; perhaps add a

5 ranchettes with public trails; concerned with traffic. Hank Homberg- Prays the annexation will not happen; highway 246 is too busy; hope Solvang doesn t turn into Buellton; if it happens the city will need more law enforcement; the study is not realistic. Susan Belloni What happened to the workshops; citizens needed input at the beginning; workshops should have happened before the first public meeting; citizens need to vote on the annexation; stop the discussion now and get the workshops done. Della Muffy Casberg Thinks we need a longer look at the future option; this is not urgent; are the citizens at all interested in this; has concerns that other cities are more affordable; having affordable housing is a wonderful ideal, but does it happen. Mark Oliver Lives in the area of the future annexation; it will be very expensive; asked the PC to not recommend the annexation; even the consultant has provided reasons to not do it including wastewater, water, and road improvements. Stephanie Statom Lives in Solvang; has concerns with business development in the fields; not a fan of the shopping center in Buellton; would hate to see that in Solvang; leave the greater portion undeveloped; it is dangerous in cars. Nancy Emerson Thanked everyone for their comments; referenced her February 5 th letter to PC; consider the land uses in relation to the ag land. John Camp Loves Solvang; never thought that land would be in jeopardy; any change would be tragic; traffic is already unbearable; there is already a water shortage; let s do what we can with what we have first. Ron Griffin Resident for 43 years; agrees with what everyone has said thus far; RV park is not a good way to show our town. Carey McKinnon 19 year resident; agrees with the others; why do this; why isn t the church part of the proposal packet. Ken Hough Is staff for the SB County Action Network to protect land and promote sustainability; strongly agrees with the other speakers; where are the workshops; need workforce housing. Lansing Duncan Council opened a pandora s box; asking homeowners what they want might not work; lost the gateways; keep green and open space; the county has kept it rural and gave us Sunny Fields; adding an RV park would be a

6 crime; regarding the church, construction of a church under the County s jurisdiction and agricultural zoning would require the approval of a Major Conditional Use Permit. The church requested and received a pre-application letter from the County in 2015 but has not pursued approval of a CUP. I have provided the planning director with a copy of the pre-application letter which notes many issues of concern. Pamela Harris Will there be more opportunities to speak; what monies have been spent to date; verified that this meeting is just for a recommendation to city council. Jeff Locklund Has not been noticed for this meeting as he received the notice three days ago; putting the cart before the horse; need controlled growth; the city is too beautiful for an RV park; public should have input. Public comment closed at 8:15. Commission Comments: Commissioner Infanti Thanked everyone who spoke and agreed with some comments; noted that the PC has a responsibility to consider and make recommendations to council as to the range of land uses for inclusion in the fiscal impact analysis component of the feasibility study; many constraints arising from the General Plan and LAFCO; no decision can be made about the SOI or annexation without understanding the feasibility of moving forward or impact to the City doing so. She followed stating that a recommendation from PC will not commit the City or property owners to any action, will form basis for analysis of fiscal impacts allowing for completion of the feasibility study as requested by Council. Her recommendation for the Western Study: Preferred scenario 2, but modify by excluding residential uses (7-R-1 and 3-E-1), and expand the commercial services on the south side of 246; add some Design Residential for work force housing. She followed stating Industrial Business Park and Commercial Services are already in the existing SOI and could be expanded for economic diversity opportunities to generate revenue and decrease reliance on tourism. She followed recommending that the greenbelt be left on both sides of 246 and move DR< CS, and IBP uses further south. She also stated that elimination of recreational use is recommended due to probable increase of traffic. Recommendation for the Northeastern Study: preferred scenario 3; adding more recreational land use adjacent to Sunny Fields Park makes sense and provides ongoing open space, less traffic, meet general plan goal for open space and parks. She followed stating that Santa Barbara County Land Use and Development

7 Policy state land designated for ag within SY Valley should be preserved, there is a list of other permitted uses including a proposed wasterwater recycling plant, which one of the proposed sites is in the NE Study area (adjacent to two of Solvang s water wells). She followed stating that expanding the SOI with an eye to future annexation may make sense, to give Solvang greater control over future development. Commissioner Petersen Stated he is scared of the county; maybe the land should just stay in the county; amazed at the amount of people here agreeing on the same topic; agrees traffic is terrible, but not really the City s fault. FIRMA should not be faulted by doing the study, as they were asked to do it. Believes we should infill before we annex more property. He would leave it all ag land. Commissioner Williams Agrees with Commissioner Infanti. Has no strong feelings toward the Northeastern study. His recommendation would be to have less residential at the west, nothing north, and more commercial on the south. Chair Clarke Does not want more housing at the west, but doesn t want the state telling us what to do. Has concerns regarding traffic. Has mixed feelings, but likes the ag land; prefers scenarios 2 and 4. Commissioners Petersen and Infanti discussed if there can be a mix and match option of land uses. Mr. Foote stated the scenarios can be skewed, and that they can limit the annexation parcels and perhaps add and equestrian community as a land use. Discussion followed regarding strengthening the greenbelt agreement with Buellton and leaving the ag land as is. Discussion followed regarding denial of the scenarios and completing workshops with the public before going forward again. Motion made by Commissioner Petersen to ask Council to postpone the study pending staff having more workshops with the public and gaining more public input regarding the Sphere of Influence and Annexation Study and seconded by Commissioner Infanti. Vote is 3-1, with Chair Clarke voting no. Commissioner Petersen followed up with stating that the folks that came to this meeting tonight should be at the workshops to give their input. Commissioner Williams also stated they should go to Council when the item goes to them. Chair Clarke closed the meeting at 8:50 pm.