Planning Commission Meeting

MINUTES PLANNING COMMISSION Tuesday, September 27, 2011 4:00 pm - 5:30 pm 7:00 pm - 11:00 pm FEW MEMORIAL HALLS OF RECORDS, MONTEREY, CA 93940 MONTEREY, CALIFORNIA Commissioners Present: Widmar, Davis, Garden, McCrone (arrived at 4:03 pm and at 7:02 pm for the evening session), Osorio (arrived at 7:00 pm), Stites, Stocker Commissioners Absent: None Staff Members Present: Chief of Planning, Engineering, and Environmental Rerig (arrived at 7:00 pm), Principal Planner Cole, Principal Planner Caraker (arrived at 7:00 pm), Housing & Property Manager Marvin, Marine Operations Specialist Scott Pryor (arrived at 7:00 pm), Community Services Director Bui-Burton (arrived at 7:00 pm), Recording Secretary Hanes CALL TO ORDER Chair Davis called the meeting to order at 4:01 pm and then recused himself from the afternoon session. CONSENT ITEMS On a motion by Commissioner Stocker, seconded by Commissioner Widmar, and carried by the following vote, the Planning Commission approved the CONSENT ITEMS: AYES: 5 COMMISSIONERS: Widmar, Garden, McCrone, Stites, Stocker NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Osorio ABSTAIN: 0 COMMISSIONERS: None RECUSED: 1 COMMISSIONERS: Davis Approval of Minutes 1. September 13, 2011 ACTION: Approved as submitted. 5-0-1 (Absent – Osorio) -1 (Recused-Davis). Other Consent Items 2. 2 Upper Ragsdale Drive; Extension Application 11-221 for Applications 08-343 and 01-295 for a Planned Unit Development, Green Building Incentive, and Lot Line Adjustment; Applicant Kim Challis, Bellinger Foster Steinmetz; Owner Community Hospital Properties; I-R-150-D-2 Zoning District; CEQA Initial Study with Mitigated Negative Declaration Previously Circulated and Certified. Consider a request to extend the project permits for a 66,173 square-foot medical office building that includes a 7,668 square-foot mechanical area with roof structure. This request also included a lot line adjustment and green building height incentive.  Planning Commission Minutes Tuesday, September 27, 2011 ACTION: Approved Extension Application 11-221 with Findings and Conditions of Approval. 5-0-1 (Absent-Osorio) -1 (Recused-Davis). ***End of Consent Agenda*** PUBLIC COMMENTS None. PUBLIC HEARING 3. FY 2010-2011 Consolidated Annual Performance and Evaluation Report (CAPER) for Housing and Community Development Programs; Exempt from CEQA Requirements. Recommendation to approve the FY 2010-2011 Consolidated Annual Performance and Evaluation Report (CAPER) for Housing and Community Development Programs. ACTION: Approved submittal of the FY 2010-2011 Draft Consolidated Annual Performance Evaluation Report (CAPER) to the U.S. Department of Housing and Urban Development (HUD). Staff Presentation/Commissioners Questions: Rick Marvin presented the staff report and answered Commissioners’ questions. Public Comments: None. Commissioner Comments: Commissioner Widmar acknowledged the work that Mr. Marvin and his staff have done on the various programs presented. Commissioner Stites questioned if staff has researched funding assistance from the Community Development Financial Institution (CDFI) for opportunities with grants, specifically slated for reinvestment into the City. Commissioner McCrone said an alternative to cutting all programs down is to consider eliminating programs so that the more valuable programs can be funded at a greater level. He also suggested a review of loan structures, specifically what happens to a loan when someone passes away. Commissioner Garden also acknowledged staff work and congratulated staff on the work they are doing with the less fortunate in the area. Commissioner Stocker motioned to approve submittal of the FY 2010-2011 Draft Consolidated Annual Performance Evaluation Report (CAPER) to the U.S. Department of Housing and Urban Development (HUD). Commissioner Stites seconded the motion. Planning Commission Meeting Minutes Tuesday, September 27, 2011 2  Planning Commission Minutes Tuesday, September 27, 2011 On a motion by Commissioner Stocker, seconded by Commissioner Stites, and carried by the following vote, the Planning Commission approved submittal of the FY 2010-2011 Draft Consolidated Annual Performance Evaluation Report (CAPER) to the U.S. Department of Housing and Urban Development (HUD); AYES: 5 COMMISSIONERS: Widmar, Garden, McCrone, Stites, Stocker NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Osorio ABSTAIN: 0 COMMISSIONERS: None RECUSED: 1 COMMISSIONERS: Davis Recessed at 4:56 pm. Chair Davis reconvened the meeting at 7:00 pm. CONTINUED PUBLIC COMMENTS None. PUBLIC APPEARANCE 4. Waterfront Master Plan Projects (Continued from September 13, 2011) Receive Report on Waterfront Master Plan Projects and Dry Boat Storage Size and Location, Take Public Comment, and Provide Direction to Staff and the Subcommittee (Continued from September 13, 2011). ACTION: Report received and revisions were suggested. Staff Presentation/Commissioners Questions: Elizabeth Caraker presented the staff report and along with Chip Rerig, Kim Cole, Scott Prior and Kim Bui Burton answered Commissioners’ questions. Chair Davis opened public comment for Goals A-F. He clarified that Goal G public comment would be allowed following discussion of Goals A-F. Public Comments: Jim McCord asked staff when the map of the plan and implementation of the circulation will be discussed. Principal Planner Caraker informed him that these topics will be discussed during the HPC section at the end of the item discussion. Mathew Sundt said the goal is for better mobility for cyclists and pedestrians and to reduce the potential conflicts. He said requiring cyclists to get off their bicycles and walk is unreasonable and not safe and there is a greater conflict between people that walk their dogs and the hazards leashes pose to cyclists. Planning Commission Meeting Minutes Tuesday, September 27, 2011 3 Planning Commission Minutes Tuesday, September 27, 2011 Victor Carver wanted to comment on Project C2b that specifically relates to the Boatyard. Chair Davis informed Mr. Carver that that topic would be discussed later in the evening. Commissioner Comments: Goal A Commissioner Stocker concurred with Mr. Sundt that requiring cyclists to dismount their bicycles is dangerous and unnecessary and has created a series of unsafe bikeways and suggested deleting the policy. He said it is a contradiction to encourage bicycle use and have restrictions that require getting off the bicycle and also concurred that the conflict between bicyclists and dog leashes is a concern and suggested adding language that addresses this concern. Commissioner Garden said the subcommittee discussed more alternatives for controlling the bicycle/pedestrian safety, but the proposed option is what was agreed upon and he suggested changing the language to provide a better description. Commissioner Osorio requested clarification on Projects A.2.f and A.2.a and concurred with Commissioner Stocker regarding the policy to dismount bicycles. Commissioner McCrone said that the Recreation Department has reported that the conflict between cyclists and pedestrians is a hazard and the policy is using general language to reduce the conflict and concurred with Commissioner Stocker’s suggestion to add a policy regarding the bicyclist and dog leash conflict. Commissioner Widmar suggested deleting Policy A.2.f, expanding the language of A.2.e, and addressing conflicts between bicyclists and pedestrians under Policy A.2.b. Commissioner Garden suggested leaving A.2.b as-is and removing the words “by creating dismount areas and/or instituting bicycle speed limits” in A.2.f. Commissioner McCrone concurred with Commissioner Garden and added that another alternative considered was to create alternative routes for bicycles only to get around some of the more congested areas. He suggested extending Scott Street to allow a route for bicyclists to travel around the Custom House without having to travel through the promenade where there are no lanes and pedestrians are present. Commissioner Osorio said A.2.f and A.2.a should be combined with new language with the intent to decrease the potential for conflicts and remove the policy requiring people to dismount their bicycles. Commissioner McCrone said the conflict between pedestrians and bicycles is an ongoing issue and that bicyclists travel too fast on the recreation trail and self enforcement does not work to solve the issue. Commissioner Stocker suggested adding language to the policy that prohibits leashes longer than two feet. Commissioner McCrone agreed to adding the language. Planning Commission Meeting Minutes Tuesday, September 27, 2011 4 Planning Commission Minutes Tuesday, September 27, 2011 Commissioner Widmar suggested deleting A.2.f and expanding the language of A.2.b to make the overall goal to reduce bicycle and pedestrian conflicts by creating a place where people can safely dismount their bicycles out of the way of traffic. Commissioner Osorio questioned what “visual separation” in A.2.b meant to the subcommittee. Commissioner Garden clarified that “visual separation” referred to different surface materials. Commissioner Osorio suggested adding the language “different surface materials” to the Project. Commissioner Garden concurred. Commissioner Osorio said the language should say “Consider potential physical re- design of the bike trail to provide separation between bicycle and pedestrian pathways.” Chair Davis clarified that the Project is defining something that does not currently exist as previously stated by Commissioner Garden, and therefore is not an existing trail project. Commissioner Garden said another Project could be proposed in the Waterfront which would be to re-design the Recreation Trail. Commissioner Widmar said language should be added that suggests a separation of bicycle traffic from pedestrians wherever possible instead of creating speed limits and dismount areas. Chair Davis summarized by stating in Goal A, Project A.1.a will have the Harbor defined in the map, A.1.b and A.1.c need to be reworded to clarify their differences, no change to A.2.e, and in A.2.f delete the wording “..by creating dismount areas and/or instituting bicycle speed limits..”. The Commission concurred. Commissioner Osorio reminded the Commission of the suggested change to A.3.b to add language to amend the bike plan to establish the routes. Ms. Caraker concurred with the addition that would also provide safe connections between the Recreation Trail and Bike Paths at Camino Agujito and Sloat. Goal B Chair Davis said there are no changes to Goal B. Goal C: Chair Davis made reference to a change Commissioner Osorio had previously suggested to C.1.c. to add language after “..transitional area..” stating “..between the Downtown and Waterfront that incorporates..”. Ms. Caraker concurred with the suggested change. Chair Davis also mentioned Commissioners Osorio’s earlier suggestion to change C.1.e to say “..public pedestrian access..”. The Commission had a discussion regarding C.2.c. Commissioner Stocker said he does not agree with the concept of removing buildings on Fisherman’s Wharf. Chair Davis did not see the need to have a walkway around all of the buildings, considering that the water can be viewed from other locations and does not support the project. Commissioner Widmar said if C.2.c remains, it should be reworded to indicate that, where possible, on an opportunity basis, try to find other ways to establish views to the water from the interior of Wharf #1, but does not agree with tearing down buildings. He also suggested adding more signage to the already existing view points and walkways. Planning Commission Meeting Minutes Tuesday, September 27, 2011 5 Planning Commission Minutes Tuesday, September 27, 2011 Commissioner Osorio suggested considering the issues as two separate items; 1) The second sentence of C.2.c should read “…removing or redesigning buildings…”, and 2) you do not need to add or remove buildings to consider a continuous walkway along and around Fisherman’s Wharf, which should be considered as a separate item. Commission McCrone said opportunities could present themselves within the next two years when leases expire and that would allow removal of the building. He said the walkway around the outside was intended to increase the recreational opportunities on the Wharf so that it is not strictly commercial and even allow fishing at certain spots. Chair Davis reminded the Commission that there are several spots on Wharf #1 that do not have buildings and there might not be a need to create new fishing opportunities on the Wharf if these opportunities already exist. He also suggested changing the second sentence of C.2.c to read “Look for opportunities to create more open space along Fisherman’s Wharf”. Commissioner Garden clarified that the idea of removing buildings was just one way proposed by the subcommittee to create more access to the outside of the Wharf. Commissioner Stocker said a goal that removes buildings on Fisherman’s Wharf is not one that should be considered and there are already many opportunities to view the water, especially on Wharf #1. Commissioner Osorio asked the Commission what they wanted the Wharf to look like in the future and again suggested separating the project into two projects. Commissioner Garden suggested removing the words “…consider removing buildings..” from the second sentence. The Commission concurred. Commissioner McCrone suggested removing the language “…predicted sea level rise…” in Project C.4.d. Ms. Cole commented that the concept of Sea Level Rise will be addressed in future environmental documents. The Commission concurred with Commissioner McCrone. Goal D: Commissioner McCrone suggested adding a new project under D.1 labeled D.1.c that says “Develop a leasing strategy to increase diversity for retail and restaurant activities on the Wharfs”. The Commission concurred. Goal E: Commissioner Osorio suggested adding language to E.2.c that will indicate the exact location of the restroom as“…on the west side of Park Avenue or towards the east end of Monterey Bay Park”. The Commission concurred. Commissioner Osorio suggested a project that identified a site for a fishing museum on Fisherman’s Wharf. Chair Davis clarified that according to the subcommittee, there is a difference between project E.1.b and E.1.d indicating that E.1.b is a museum on a specific location because that specific property is not leased and could be done right away, and that Project E.1.d Planning Commission Meeting Minutes Tuesday, September 27, 2011 6 Planning Commission Minutes Tuesday, September 27, 2011 does not necessarily mean a museum, but rather an opportunity to find other locations or appropriate sites to showcase the history of the fishing industry. Commissioner Osorio questioned what would happen to the trash compactor currently located at the site of the proposed museum. Chair Davis said this issue could potentially become a project to relocate the compactor and informed the Commission that several studies have been done to consider alternative locations. Chip Rerig said the concessionaires will be responsible for working with Monterey City Disposal on alternatives for getting the waste off the Wharf if the compactor is removed. He also said the compactor and the building that houses it are a loan from the City and the Council should be asked the policy question to determine if they still want to provide a trash compactor service. Elizabeth Caraker reminded the Commission of suggested changes made during discussion that changed the word “..functional (International)..” in E.4.a to “..multilingual..” and adding the word “..wayfinding..” between “..surrounding systems..” at the end of the last sentence. The Commission did not agree with the change. Goal F: Commissioner McCrone suggested deleting everything after “..become available” in Project F.1.c. The Commission concurred. Goal G: No changes DRY BOAT STORAGE Chair Davis opened public comment on the dry boat storage issue. Public Comment: Frank Pierce said the existing boatyard is an important part of the marina and suggested creating walls with murals of the marina history on them that would block the view the of the boatyard. He suggested implementing more electric energy by installing solar panels over the boat storage area that would also work as protection for the boats and enhance the storage area to accommodate kayak storage. Jim McCord gave a brief presentation regarding the proposed new Del Monte Avenue alignment and its detrimental impacts on the Passenger Depot. Sara Duncan said the boatyard is currently in line with the beach house and it should not be looked at negatively to have boats in the view of the public. She is concerned about the safety issues that will be present with circulation around the Harbor Masters Office and encouraged the Commission to leave the area as-is. Mary Alice Fettis, representing Fisherman’s Wharf Association, said the addition of boats navigating through the proposed path of traffic will increase the congestion and that adequate landscaping could disguise the dry boat storage so that it would not be a concern. Planning Commission Meeting Minutes Tuesday, September 27, 2011 7 Planning Commission Minutes Tuesday, September 27, 2011 Joe Headley said the boatyard is available to the general public upon lease agreements, and the boat hoist is not only used by the sailors, but by the fisherman to offload their catch. He read from a letter he submitted at the meeting. David Duncan encouraged the Commission to consider the Harbor Master’s opinion regarding parking and maneuverability, and said it is frustrating to pay a monthly fee for a slip and have no parking available. Bob Massaro, representing Fisherman’s Wharf Association, said the Association is opposed to the relocation of the dry dock facility as well as any project that would eliminate permanent parking spaces in the Waterfront lot. Victor Carter, previous Dry Boat Storage Manager, said using the parking spaces near the Harbor Master’s Office to flow traffic would pose major problems because the boats are moved with their mast raised, which is higher than the street lights, branches and power lines in that area. Frank Donangelo, representing Surfside Enterprises, said he wanted to touch on two points from previously closed items. Chair Davis suggested approaching staff with his concerns or waiting for other public hearing opportunities. Mr. Donangelo said that any loss of parking on the Waterfront would have a significant negative impact on the businesses on the Wharf. He also said the Commission should consider the Harbor Masters comments. John Eales, owner of London Bridge Pub, said he is concerned about the safety issue with boat traffic and pedestrians moving in the same area, and he does not think visitors to the Wharf will walk from the parking garages and any loss of parking spaces in the Waterfront lot will negatively affect the businesses on the Wharf. Patrick Tregenza, current Dry Boat Storage Manager, said that the boatyard operates at a loss and a third of the boat storage is set aside for junior sailors and another portion for the boat regattas. He said it is necessary for the marina to have a dry boat storage option, and having sailboats next to the water is beautiful and suggested improving the landscaping of the area and the fence. Meryl Sacks said participants and spectators of the regatta boat challenge inquire if dry boat storage is available and are more inclined to visit the area and patron the businesses of the city if one is available. Commission Comment: Commissioner Stocker said he does not agree with the move or the notion to make the dry boat storage smaller. He concurred that the chain link fence should be replaced with a more visually pleasing alternative. Commissioner Osorio concurred with Commissioner Stocker and said the use is water related and appropriate for the area and he is concerned about not knowing how many parking spaces could be lost overall. He also concurred with Mr. Pierce that an appropriate enclosure for the dry boat storage is the solution and suggested adding a project to develop a design for such an enclosure to the Master Plan. Planning Commission Meeting Minutes Tuesday, September 27, 2011 8 Planning Commission Minutes Tuesday, September 27, 2011 Commissioner McCrone said because there is an excess inventory of parking available in the area, there is no issue with loss of parking spaces. He suggested relocating the dry boat storage to either behind or in front of the Harbor Masters Office, and does not agree with adding walls to hide the storage area because it will take away the view of the water. Commissioner Widmar suggested parking the boats by the recreation trail. Commissioner Garden said there should be no more than 35 parking spaces allocated for boats with an extended drive-through capability and suggested relocating the boatyard behind the elevation of the Scout House with an attractive enclosure to hide the trailers. Commissioner McCrone suggested an alternative location for the boatyard by the Scout House that would bring it closer to Del Monte Beach. Scott Prior informed the Commission that a dry boat storage has a positive effect on the boat waiting list, and he concurred with Commissioner McCrone's suggestion to rotate the location of the boat storage and expand it towards Del Monte Beach. Kim Bui Burton said increased capacity is possible for increased demand, however there is not sufficient information to design the boatyard around a specific number at this time. Commissioner Stocker said a specific number does not need to be determined at this point, and considering there is support to leave the boatyard in the vicinity of the Scout House, further discussion regarding the setup of the location can happen as more details and additional information is discovered. He said dry boat storage is necessary at every harbor, and the amount of spaces should be at least equal to the current number, and suggested improving the look of the area. Commissioner Garden said there are 30 to 40 parking spaces that have no significant use, and encouraged the Commission to come to a conclusion on the size of the lot and made a motion to locate the dry boat storage near its present location with boats with their mast up being stored behind the elevation of the Scout House and the lot will have approximately 35 parking spaces and the design will include a drive-through capability. Commissioner McCrone seconded the motion. Commissioner Osorio suggested adding to the motion a design for the enclosure. Commissioner Garden concurred and clarified that the design of the enclosure will be included as necessary. Commissioner McCrone concurred with the addition and suggested the enclosure be designed in an attractive and appropriate design. Commissioner Garden concurred. Chair Davis said there is no need to establish a number of spaces for the parking lot at this time. The Commission took a vote and Commissioners Davis, Widmar and Stocker voted no on the motion. Planning Commission Meeting Minutes Tuesday, September 27, 2011 9  Planning Commission Minutes Tuesday, September 27, 2011 HPC COMMENTS: Chair Davis opened public comment on the HPC Comments. Commissioner Widmar suggested agendizing the Historic Preservation Comments for the next meeting to allow the public an opportunity to attend and provide feedback on this specific topic. Jim McCord made reference to a letter he submitted at the last PC meeting and said the interpretation of the structure of the passenger depot will be diminished if additional traffic is added around it. He said he is concerned that the plan is not clearly described and the necessary width of the potential light rail has yet to be determined. Commission Comment: Commissioner Garden said the Commission will maintain awareness of preserving as much of the historic context of the depot as possible. Chair Davis concurred. Commissioner Stocker does not agree with Mr. McCord’s assessment and said a road on the water side of the depot would serve the building and become a gateway to the City, and there are other ways to enhance the historic context. COMMISSIONERS COMMENTS 5. Response to Commissioners’ Comments at the September 13, 2011 Meeting Report received. New Comments:  Commissioner Garden thanked staff for responding to his concerns about the chain link fence that was put up on City property without any approvals and suggested the City request to have it removed. Mr. Rerig clarified that the fence was put up as a safety concern regarding children falling over the edge and hitting the rocks below. Ms. Cole informed the Commission that ownership of the property is still being investigated. INFORMATIONAL REPORTS & STAFF COMMENTS 6. Planning Office Update Report received and reviewed.  Commissioner Garden asked for clarification on the concept to ban plastic bags. Ms. Cole informed the Commission that the City is hosting workshops Planning Commission Meeting Minutes Tuesday, September 27, 2011 10 Planning Commission Minutes Tuesday, September 27, 2011 ADJOURNMENT There being no further business, the meeting adjourned at 11:00 P.M. Respectfully Submitted, Approved, Kimberly Cole, AICP Chair Managing Principal Planner Planning Commission Planning Commission Meeting Minutes Tuesday, September 27, 2011 11