Planning Commission Meeting

MINUTES PLANNING COMMISSION Tuesday, May 8, 2012 Evening Session Only 7:00 pm - 11:00 pm FEW MEMORIAL HALLS OF RECORDS, MONTEREY, CA 93940 MONTEREY, CALIFORNIA Commissioners Present: Davis, Garden, McCrone, Osorio, Reed, Widmar Commissioners Absent: Stocker Staff Members Present: Principal Planner Cole, Recording Secretary Hanes CALL TO ORDER Chair Davis called the meeting order at 7:00 pm. CONSENT ITEMS On a motion by Commissioner Reed, seconded by Commissioner Garden, and carried by the following vote, the Planning Commission approved the CONSENT ITEMS: AYES: 4 COMMISSIONERS: Davis, Garden, Reed, Widmar NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Stocker ABSTAIN: 2 COMMISSIONERS: McCrone, Osorio RECUSED: 0 COMMISSIONERS: None Approval of Minutes 1. April 24, 2012 ACTION: Approved as submitted. ***End of Consent Agenda*** PUBLIC COMMENTS None. PUBLIC HEARING 2. Amend 601 East Franklin – Use Permit 09-117 to Expand an Existing School; Application 11-307; Applicant Timothy S. Wong (for Trinity High School); Owner Tom Maher (Exempt from CEQA). ACTION: Adopted a Resolution amending Use Permit 09-117 to allow the expansion of an existing high school located at 601 East Franklin with amended Conditions of Approval 9; subject to City Council adoption of a Resolution to override the Airport Land Use Commission determination . Staff Presentation/Commission Questions: Kimberly Cole presented the Agenda Report and answered Commissioners' questions. Planning Commission Minutes Tuesday, May 8, 2012 Applicant: Tim Wong said Trinity High School has had an increase in interest and demand for the program and the proposed plan is intended to protect the water source available to the property. In answer to Commissioner Garden’s question, Mr. Wong said he intends to hard plumb the new bathrooms and the intentions of the new perimeter fence is to enhance the safety of the students. He also said the wiring to the new modulars will be underground with as little disturbance to the paved parking lot as possible. In answer to Commissioner Widmar’s question, he said the fence height does not need to be very high because the intention is to keep non Trinity students from accessing the property. In answer to Commissioner McCrone’s questions, Mr. Wong said his current lease is for approximately four years and the option to extend or purchase the property has been discussed with the property owner. He also said in the event that the lease ends and is not renewed, any modifications made to the property including the addition of the modulars, will be their responsibility to remove. Regarding parking, Mr. Wong said the small amount of students who drive are encouraged to take alternative transportation and the parking spaces that are available will be assigned to staff first and then on a priority basis to the more senior drivers. In answer to Commissioner Reed’s question, he indicated that the current population of students is 91. Public Comment: None. Commission Comments: Ms. Cole informed the Commission that the C2 Zoning District does not have a landscaping requirement and if one is desired by the Commission it will need to be tied with an existing requirement. She said the Commission could direct the Architectural Review Committee (ARC) to consider screening for the modules and fence when they review the project. Commissioner Widmar made a motion to adopt a Resolution amending Use Permit 09- 117 to allow the expansion of an existing high school located at 601 East Franklin; subject to City Council adoption of a Resolution to override the Airport Land Use Commission determination and suggested that during ARC review, consideration is taken to beautify the modules and fencing. Commissioner Garden seconded the motion and encouraged the ARC to specify that the landscape screening of the fence should be located on the public view side. . Commissioner McCrone said he cannot support the motion unless there are modifications and the property was not designed for such a use and modular buildings are not an efficient use of the land and are not very attractive. He said the Use Permit should be approved for four years and expire at the same time as the lease but allow the applicant the opportunity to come back to the Commission after expiration with a new Use Permit including necessary improvements that fit the use. Commissioner Widmar said he would be willing to change the motion to have it run concurrent with the lease, but does not see the need to require the school to make improvements to the site to fit the use because of the significant financial burden it would place on the school. Commissioner Garden accepted the change to the motion but added that if the use remains he would like to see the site advance to better fit the use. Planning Commission Meeting Minutes Tuesday, May 8, 2012 2  Planning Commission Minutes Tuesday, May 8, 2012 Ms. Cole cautioned the Commission on tying a Use Permit to a private document like a lease because the City is not privy to the information contained in such a document and suggested an option is to identify a date specific for the expiration of the Use Permit. Commissioner McCrone concurred. Commissioner Davis requested the Applicant be given an opportunity to discuss the potential limitations a Use Permit with an expiration, could have on the school. Mr. Wong said the addition of the modulars is not an ideal solution for the school, but considering they are attempting to keep the cost of tuition down for the students and all monies spent is obtained through fundraising, any permanent modifications to the property is not monetarily viable at this time. He said that although the modulars are not attractive they serve the purpose of meeting the demands for an increased student population. He also said he would have met with the property owner prior to the meeting if he had known that a longer lease would have benefited his Use Permit and requested the Commission reconsider placing an expiration date on the Use Permit. Commissioner Widmar restated the expiration date of the Use Permit indicating that it will expire five years from the date of City Council approval. Ms. Cole clarified that the changes would amend Condition of Approval 9 to state: “The Use Permit shall expire five years from the date of City Council Approval.” The Commission concurred. Commissioner Davis said he will not support the motion and no time limit should be placed on the Use Permit. Commissioner Reed concurred and acknowledged the views of the applicant and expressed concern about the appearance of the modules and the close proximity to Window on the Bay but supports the use of the school at the site On a motion by Commissioner Widmar, seconded by Commissioner Garden, and carried by the following vote, the Planning Commission adopted a Resolution amending Use Permit 09-117 to allow the expansion of an existing high school located at 601 East Franklin and amended Condition of Approval 9; subject to City Council adoption of a Resolution to override the Airport Land Use Commission determination: AYES: 4 COMMISSIONERS: Garden, McCrone, Reed, Widmar NOES: 1 COMMISSIONERS: Davis ABSENT: 1 COMMISSIONERS: Stocker ABSTAIN: 0 COMMISSIONERS: None RECUSED: 1 COMMISSIONERS: Osorio 3. Recommend that the City Council Amend Monterey City Code Section 38-165.A., Procedures to be Followed Upon Granting of Permit Applications; Exempt from CEQA Requirements ACTION: Continued to May 22, 2012 Meeting. Planning Commission Meeting Minutes Tuesday, May 8, 2012 3  Planning Commission Minutes Tuesday, May 8, 2012 Commission Comments: Commissioner Widmar motioned to continue the item to the May 22, 2012 meeting. Commissioner Garden seconded the motion. On a motion by Commissioner Widmar, seconded by Commissioner Garden, and carried by the following vote, the Planning Commission continued the item to the May 22, 2012 Meeting: AYES: 6 COMMISSIONERS: Davis, Garden, McCrone, Osorio, Reed, Widmar NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Stocker ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None COMMISSIONERS COMMENTS 4. Response to Commissioners’ Comments at the April 24, 2012 Meeting Report received. New Comments:  Commissioner Osorio asked staff to research if it is appropriate to put information on the website pertaining to the water issues.  Commissioner McCrone requested an update on the Dry Boat Storage Yard. INFORMATIONAL REPORTS & STAFF COMMENTS 5. Planning Office Update Report received and reviewed.  Ms. Cole said the City Council has indicated that there is water remaining that could be re-allocated based on specific criteria. She said four or five projects have been submitted with requests for the water re-allocation and the item was pulled from the May 15, 2012 City Council Meeting for further review by staff.  Ms. Cole informed the Commission that the May 22, 2012 meeting will be an afternoon/evening meeting. Commissioner Davis informed the Commission that he will not be in attendance at this meeting.  She also invited the Commission to celebrate Terry Lebda and her years of service for the City of Monterey at her retirement party on May 17, 2012 at 4:30 pm in the Colton Hall Museum. ADJOURNMENT There being no further business, the meeting adjourned at 8:12pm. Planning Commission Meeting Minutes Tuesday, May 8, 2012 4 Planning Commission Minutes Tuesday, May 8, 2012 Respectfully Submitted, Approved, Kimberly Cole, AICP Chair Managing Principal Planner Planning Commission Planning Commission Meeting Minutes Tuesday, May 8, 2012 5