Planning Commission Meeting

MINUTES PLANNING COMMISSION Tuesday, November 13, 2012 Evening Session Only 7:00 pm - 11:00 pm FEW MEMORIAL HALL OF RECORDS, COUNCIL CHAMBERS MONTEREY, CALIFORNIA Commissioners Present: McCrone, Davis, Osorio, Stocker, Reed, Widmar, Garden Commissioners Absent: None Staff Members Present: Chief of Planning, Engineering, and Environmental Compliance Rerig, Principal Planner Cole, Principal Planner Caraker, Senior Associate Planner Hopper, Traffic Engineer Deal Recording Secretary Hanes CALL TO ORDER Chair Garden called the meeting to order at 7:00 pm. CONSENT ITEMS On a motion by Commissioner Reed, seconded by Commissioner Widmar, and carried by the following vote, the Planning Commission approved the CONSENT ITEMS: AYES: 7 COMMISSIONERS: Garden, McCrone, Davis, Osorio, Stocker, Reed, Widmar NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Approval of Minutes 1. October 23, 2012 ACTION: Approved as amended. Vice Chair requested a correction to the name "Clive Rockerson" in the Public Comment section of Item 3, which should read "Clyde Roberson". The Commission concurred. ***End of Consent Agenda*** PUBLIC COMMENTS None. PUBLIC HEARING 2. Consider 475 Alvarado Street; Use Permit 12-261 for Formula Fast Food; Applicant Virginia Fisher; Owner Saucito Land Company; C-2 Zoning District; Exempt from CEQA Requirements.  Planning Commission Minutes Tuesday, November 13, 2012 ACTION: Adopted a Resolution approving a Use Permit to allow a Formula Fast Food Use. Staff Presentation and Commission Questions: Kim Cole presented the agenda report and answered Commissioners' questions. Applicant: Virginia Fisher said the concept of healthy delivery items is fun and there is a variety of baskets available. She said the business will be family ran and she does not expect a lot of foot traffic as the business is mainly delivery based. Public Comment: Jerry Anderson, with Saucito Land Company, owners of the property, said they are in support of the new business in their mixed use property, and considering the previous tenant's space was smaller and parking was not an issue, it should not be an issue with the new tenant. Commission Comments: Commissioner Widmar said the business is a good use of the space and will add to the Downtown area, and made a motion to adopt a Resolution approving a Use Permit to allow a Formula Fast Food Use. Commissioner Osorio seconded the motion. On a motion by Commissioner Widmar, seconded by Commissioner Osorio, and carried by the following vote, the Planning Commission adopted a Resolution approving a Use Permit to allow a Formula Fast Food Use: AYES: 7 COMMISSIONERS: Garden, McCrone, Davis, Osorio, Stocker, Reed, Widmar NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None PUBLIC APPEARANCE 3. Receive Report on Draft Downtown Specific Plan, Take Public Comment, Hold Discussion and Provide Direction to Staff as Necessary ACTION: Received report on Draft Downtown Specific Plan, took public comment, held a discussion and provided direction to Staff. Staff Presentation and Commission Questions: Kim Cole and City Traffic Engineer Rich Deal presented the agenda report and answered Commissioners' questions. Public Comment: Henry Ruhnke, Wald Ruhnke & Dost Architects, said he is representing the owners of the property at 321 Alvarado Street, said they are in support of the plan that will encourage improvements to the downtown area and their property. He said the owners intend to remodel the building and replace the club with apartments with the addition of Planning Commission Meeting Minutes Tuesday, November 13, 2012 2 Planning Commission Minutes Tuesday, November 13, 2012 outdoor seating. He encouraged the Planning Commission and City Council to be open to alternative solutions for properties that cannot conform to the standards for the outdoor seating but that would like to add outdoor seating as an element. He also recommended the plan have an incentive program that could potentially offer some flexibility for fees, parking requirements and possibly offer free parking spaces in the garage in order to get projects started. Cathy Anderson expressed concern about the timeframe to complete the proposed changes and concurred with Mr. Ruhnke's suggestion to implement an incentive program. Bob Massaro, Executive Director of Monterey Commercial Properties Owner Association (MCPOA), said MCPOA is in support of the plan and excited about the outdoor seating element and the new addition of the Edible Arrangements business on Alvarado Street. Tom Mangold, owner of Mangold Property Management, said it is difficult to direct people to the location of his office and he expressed concern about the lack of parking spaces for his employees who currently park and move their vehicles when time expires to avoid getting ticketed. He requested the Commission take into consideration the need for more localized parking options in the area where his business resides. Dave Eldridge, owner of the building mentioned by Mr. Ruhnke, said he is excited about the potential for his intended project and requested support from the Commission. Jerry Anderson said redevelopment is needed in the Downtown area and the plan will stimulate such development. He suggested the Commission explore alternatives for Bonifacio Place. He expressed concern about closing the one block of Pearl Street because Pearl is used as a direction marker for navigating the Downtown area when traveling from the lake up the hill. Mike Ansel expressed concern about the vagrants hanging out on Alvarado Street near Rosine's Restaurant and suggested the City pursue ways to help the homeless population. Commission Comments: Chair Garden questioned how the project will be implemented when water is not available in the future and suggested staff review this issue. Commissioner Osorio concurred with Commissioner Garden's concern and suggested adding language to the plan indicating that there will be an eventual solution to the water problem on the Peninsula, and at that time, changes will be implemented. Chair Garden expressed concern about the possibility of less water being available in the future than there is today which will negatively affect the plan. Commissioner Davis said the plan should not recognize that a water problem exists. Commissioner Stocker said water issues are discussed in the plan in several areas. Planning Commission Meeting Minutes Tuesday, November 13, 2012 3 Planning Commission Minutes Tuesday, November 13, 2012 Commissioner Widmar concurred that the water issues do not require further discussion and because there is no immediate solution, it is the job of the Commission to assure that the plan gives a roadmap for the best, brightest and most elegant Downtown. Vice Chair McCrone the issue of water is not a major concern but suggested an attempt be made to quantify what the needs are for the plan to be implemented which could provide some input for the Mayor's group as to how much water is needed from a desal plant. Ms. Cole said staff did a water analysis and the plan contains a conservative approach. Commissioner Osorio said Goal 6a and 6b are too broad and suggested staff draft a more focused statement. He said the plan brings vehicle access back to the Custom House Plaza but expressed concern that the plaza will become less accessible to pedestrians. He also said the adjacent uses are not contributing to the use of the plaza, and the City should explore options for the use of the Community Room. He suggested adding language to the plan indicating the changes to the Conference Center and its relationship with Downtown. He asked staff to clarify why the parking lot and surrounding houses located directly behind City Hall were not addressed in the plan. He also suggested staff consider adding language pertaining to the connection of Figueroa Street to Downtown. Commissioner Davis said the plan should be moved forward to the City Council so the environmental review can begin and suggested clarification to the wording on pages 65- 67 regarding recreation in the area. Chair Garden suggested adding a definition for the term "personal services". Vice Chair McCrone said the draft plan is excellent and suggested adding a definition for the term "major retail". He also asked for an update on the plan for Scott Street and the Roundabout on Alvarado. Rich Deal responded and gave a brief explanation. Vice Chair McCrone concurred with the suggested incentive program to get projects started, but said there should be a cut-off date for when the incentive is no longer available. He addressed Mr. Mangold's concern about lack of parking around his business for his employees stating that the intention of the plan is to stop employees from parking in areas where patrons of businesses would park. Commissioner Reed said the plan should have information about the topics that the City has control over. Commissioner Widmar said the plan is terrific and concurred with Commissioner Reed. He said he is in support of the plan moving forward. Commissioner Stocker concurred with Vice Chair McCrone regarding implementing an incentive plan with a cut-off date and is in favor of moving the plan forward. Commissioner Osorio made mention of a letter that was submitted from the Portola Plaza and asked staff for clarification about the project description and how the concerns in the letter will be addressed. Ms. Cole said the project description will be comprehensive and there is a series of implementation studies that will be generated as a result of the plan and the next step is the Initial Study stage. Planning Commission Meeting Minutes Tuesday, November 13, 2012 4 Planning Commission Minutes Tuesday, November 13, 2012 Chair Garden asked if the parking lot behind the former Marsh's Building and near the Presidio Chapel was considered for potential development in the plan. Ms. Cole said the Church has previously considered using the space, but the plan is not specific enough to address the particular parking lot. He suggested staff review the document for accuracy regarding the topic of the unfinished Climate Action Plan, and add clarification about the Crime Prevention Design Program. He also asked for clarification on the concept of residential parking community districts and the benefit to the neighborhoods and requested staff review if this concept is necessary. He asked that a more modern definition of "live entertainment" be added and is in favor of moving the document forward to the environmental determination stage but expressed concern about the potential issues with the lack of water availability in the future. Vice Chair McCrone asked staff to respond to the public concern regarding the homeless population and the City's intentions to address the issue. Ms. Cole said such a topic would not traditionally be part of a land use document and suggested agendizing a future presentation from the Police Department on what actions they are taking to address the issue. COMMISSIONERS COMMENTS Report received. New Comments:  Vice Chair McCrone asked for an update and an accurate report of the amount of cell towers on top of the Hyatt and the Court House. Ms. Cole said the decision has been appealed to the City Council.  Chair Garden made reference to the package submitted by Nina Beety at the October 23, 2012 meeting, and requested staff draft a response. Commissioner Stocker suggested the response letter be drafted from the City Council. Chair Garden said since the submittal came to the Planning Commission, the response letter should also come from the Planning Commission. Vice Chair McCrone concurred and suggested drafting a response letter acknowledging the Planning Commission's receipt of the packet. The Commission concurred.  Vice Chair Garden extended an invitation to staff, the Commission and significant others, to a Holiday Celebration at his house on December 15, 2012 from 2:00 pm - 5:00 pm. INFORMATIONAL REPORTS & STAFF COMMENTS Planning Commission Meeting Minutes Tuesday, November 13, 2012 5  Planning Commission Minutes Tuesday, November 13, 2012 4. Planning Office Update Report received. New Comments:  Ms. Cole informed the Commission that the Draft North Fremont Specific Plan is intended to be ready for the November 27, 2012 meeting and will likely be in the evening session. ADJOURNMENT There being no further business, the meeting adjourned at 9:29 pm. Respectfully Submitted, Approved, Kimberly Cole Chair Principal Planner Planning Commission Planning Commission Meeting Minutes Tuesday, November 13, 2012 6