Planning Commission Meeting

MINUTES PLANNING COMMISSION Tuesday, February 26, 2013 AFTERNOON SESSION ONLY 4:00 pm - 6:00 pm COUNCIL CHAMBERS, 580 PACIFIC STREET MONTEREY, CALIFORNIA Commissioners Present: McCrone, Davis, Osorio, Stocker, Reed, Garden Commissioners Absent: Widmar Staff Members Present: Chief of Planning, Engineering, and Environmental Compliance Rerig, Principal Planner Cole, Associate Civil Engineer Baer, Recording Secretary Hanes, CALL TO ORDER Chair Garden called the meeting to order at 4:01 pm. CONSENT ITEMS On a suggestion by Commissioner Garden, Commissioner Reed made a motion to continue the Consent Agenda to the March 12, 2013 meeting to allow time for review. Commissioner McCrone seconded the motion. On a motion by Commissioner Reed, seconded by Commissioner McCrone, and carried by the following vote, the Planning Commission continued the CONSENT ITEMS: AYES: 6 COMMISSIONERS: Garden, McCrone, Davis, Osorio, Stocker, Reed NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Widmar ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Approval of Minutes 1. January 22, 2013 (Continued) ACTION: Continued to March 12, 2013 meeting to allow time for review. Commissioner Davis requested the paragraph regarding allowable building heights in relation to the equipment on top of the building be clarified to indicate that maximum building heights take into consideration that the roof parapets and mechanical equipment rise above the building height. 2. February 12, 2013 ACTION: Continued to March 12, 2013 meeting to allow the Commission an opportunity to review.  Planning Commission Minutes Tuesday, February 26, 2013 ***End of Consent Agenda*** PUBLIC COMMENTS None. PUBLIC HEARING 3. Consider 301-375 Alvarado Street Recommendation to City Council; Permit 12-339 to Renovate an Existing Commercial Building to Include 22 Apartments and Approximately 13,000 Square Feet Commercial; Applicant John Valenti (Paseo de Alvarado Renovations); Owner ABV Associates; PC Zoning (Exempt from CEQA) ACTION: Recommend the City Council adopt a Resolution approving Permit 12- 339 for the renovation of an existing commercial building to contain 22 apartments and approximately 13,000 square feet of commercial with administrative changes. Staff Presentation/Commission Questions: Kim Cole presented the Agenda Report and informed the Commission of two administrative corrections in the document: 1.- Section 9 (Hydrology) and Section 17 (Utilities & Service Systems) – Amendment to document the Nightclub’s and proposed use of water credits. 2. - Section 7 (Noise) – Amended to include the email from the sound consultant. and answered Commissioners' questions. Applicant: Henry Ruhnke, Wald Ruhnke and Dost Architects, thanked staff for the presentation and made mention that the original owners that developed the property were present. He said the project is a major remodel because the upper two floors are in a state of disrepair. He made mention of some of the proposed changes and said the applicants are a committed group of individuals that want to reinvest in the property and make major improvements to the streetscape. He also said that although the proposed outdoor seating cannot be approved at this time, in order for the project to be successful due to restrictions from the Alcohol and Beverage Control (ABC) Agency stating that alcohol can only be served in outdoor eating areas that are directly against the business, the applicant is including the concept of the outdoor seating at the beginning stage of the project for consideration. He said the current transient/homeless issue is a problem for the property and the implementation of the outdoor seating area will improve the security in the area. In answer to Commissioner McCrone’s question, Mr. Ruhnke said through pedestrian traffic would be in a zig-zag form to maneuver through the outdoor seating if it is adjacent to the building. He said wider sidewalks could be a possible solution to keep the outdoor seating adjacent to the building and eliminate the possibility for congestion. In answer to Commissioner Osorio’s question, Mr. Ruhnke clarified that he is not requesting the Commission consider the outdoor seating at this time, but requested advice or suggestion from the Commission if it became part of the final proposal. Planning Commission Meeting Minutes Tuesday, February 26, 2013 2  Planning Commission Minutes Tuesday, February 26, 2013 Public Comments: None. Commission Comments: Commissioner Stocker said he encouraged the combination of residential and commercial uses. He is in favor of the addition of market rate apartments in the Downtown Area. He said although the Planning Commission does not control the restrictions put in place by the ABC, he is in favor of the concept of outdoor seating and a solution should be explored to make it possible. He made a motion to recommend the City Council adopt a Resolution approving Permit 12-339 for the renovation of an existing commercial building to contain 22 apartments and approximately 13,000 square feet of commercial with the proposed administrative changes. Commissioner McCrone seconded the motion and said the concept of outdoor seating will need to be examined block by block and the Request for Proposals (RFP) should consider existing uses, potential uses and a further analysis by an engineer to determine if the zig-zag pattern for pedestrian traffic will be a negative impact on the areas. Commissioner Reed said the project is a great improvement to the Downtown area and concurred with Commissioner Stocker regarding the positive impact the market rate apartments will have, but he expressed concern about the lack of an easement from the garage to the property which was not represented in the proposal but should remain. He said he is support of the project and the concept of outdoor seating on the sidewalks. Commissioner Davis said he is pleased to see the building being renovated. Commissioner Garden said an RFP will solicit ideas of how the outdoor seating can be achieved and the Downtown Plan should include the necessary flexibility to allow these ideas. He concurred with Commissioner McCrone that further review is necessary to determine the look and design of the outdoor seating. On a motion by Commissioner Stocker, seconded by Commissioner McCrone, and carried by the following vote, the Planning Commission recommend the City Council adopt a Resolution approving Permit 12-339 for the renovation of an existing commercial building to contain 22 apartments and approximately 13,000 square feet of commercial with administrative changes: AYES: 6 COMMISSIONERS: Garden, McCrone, Davis, Osorio, Stocker, Reed NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Widmar ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None PUBLIC APPEARANCE 4. Consider Wharf I Recommendation to City Council; Permit 12-408 to Construct a Grease Shed; Applicant Andreas Baer City of Monterey; Owner City of Monterey (Exempt from CEQA) Planning Commission Meeting Minutes Tuesday, February 26, 2013 3 Planning Commission Minutes Tuesday, February 26, 2013 ACTION: Adopted a Resolution recommending the City Council approve a grease shed on Wharf I. Staff Presentation/Commission Questions: Kim Cole presented the Agenda Report and along with Andreas Baer and Chip Rerig, answered Commissioners' questions. Public Comments: None. Commission Comments: The Commission had a discussion regarding possible alternatives for the location of the Grease Shed and possible alternatives for the process that is taken to get the grease to the shed from the businesses. Commissioner Garden suggested that the association be tasked with providing suggestions for an alternative location for the grease shed, and the Wharf Master Plan should include a section pertaining to the handling of trash for Wharf tenants. Commissioner Stocker said the Commission would not approve any project that puts the Marine Sanctuary at risk and considering the City is the landlord, the current situation of the grease shed needs to be addressed and fixed. He said the Wharf is in need of many revisions to eliminate the necessity for interim measures and made a motion to adopt a Resolution recommending the City Council approve a grease shed on Wharf I. Commissioner Davis seconded the motion. Commissioner McCrone said he is not in support of the project and expressed concerns about the appearance of the back side of the Wharf stating that the area is currently unappealing and the proposal will not improve the look. He suggested an alternative location for the shed at the short end of the Wharf where the building could be located on mostly dry land. He also expressed concern that the project will not be an interim solution and will remain permanently. Commissioner Osorio concurred with Commissioner Garden’s comments and said it is not the fault of staff that the Master Plans are not being completed faster and expressed concern about the approach to “piecemeal” projects on the Wharf. He said better tools should be in place to aid in the management of the Wharf and citizens of Monterey have said they do not like the Wharf and will not patron the businesses. He said the grease shed should be removed from the Wharf because of the dirty nature of the use, and encouraged staff and the Commission to take the opportunity to clean the current situation of the Wharf and the completion of the Wharf Master Plan will provide the appropriate guidance. Commissioner Reed said the project is necessary and it would be detrimental to the City if any grease were to fall into the National Marine Sanctuary. On a motion by Commissioner Stocker, seconded by Commissioner Davis, and carried by the following vote, the Planning Commission adopted a Resolution recommending the City Council approve a grease shed on Wharf I: Planning Commission Meeting Minutes Tuesday, February 26, 2013 4  Planning Commission Minutes Tuesday, February 26, 2013 AYES: 6 COMMISSIONERS: Garden, McCrone, Davis, Osorio, Stocker, Reed NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Widmar ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None COMMISSIONERS COMMENTS  Commissioner Stocker informed the Commission of a recent Appeals Board Hearing and the next hearing will consider the Americans with Disability Act (ADA) changes to the Council Chamber and encouraged the Commission to attend the hearings. He also said the Planning Office has been short of staff for some time and expressed concern that more staff is needed. He informed the Commission that he will not be at the March 12, 2013 meeting.  Commissioner McCrone requested an update on the hotel project on Del Monte Avenue.  Commissioner Garden requested a revised schedule for the completion of Specific and Master plans. INFORMATIONAL REPORTS & STAFF COMMENTS 5. Planning Office Update Report was received. No new comments. ADJOURNMENT There being no further business, the meeting adjourned at 5:21 pm. Respectfully Submitted, Approved, Kimberly Cole, AICP Chair Principal Planner Planning Commission Planning Commission Meeting Minutes Tuesday, February 26, 2013 5