Planning Commission Meeting

MINUTES PLANNING COMMISSION Tuesday, June 11, 2013 AFTERNOON SESSION ONLY 4:00 pm – 7:00 pm FEW MEMORIAL HALL OF RECORDS, COUNCIL CHAMBERS 580 PACIFIC STREET MONTEREY, CALIFORNIA Commissioners Present: Garden, McCrone, Davis, Reed, Osorio (7:15 PM) Commissioners Absent: Widmar, Stocker Staff Members Present: Principal Planner Kimberly Cole, Principal Planner Elizabeth Caraker, Housing and Property Manager Rick Marvin, Recording Secretary Halabi CALL TO ORDER Chair Garden called the meeting to order at 4:00 p.m. CONSENT ITEMS On a motion by Commissioner Davis, seconded by Commissioner Garden, and carried by the following vote, the Planning Commission approved the CONSENT ITEMS: AYES: 4 COMMISSIONERS: Garden, McCrone, Davis, Reed NOES: 0 COMMISSIONERS: None ABSENT: 3 COMMISSIONERS: Widmar, Osorio, Stocker ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Approval of Minutes 1. May 28, 2013 ACTION: Approved as Amended. Commissioner McCrone stated he would like item # 3 be altered to reflect he agreed with Mr. Pisto that this it was an internecine dispute. ***End of Consent Agenda*** PUBLIC COMMENTS None. PUBLIC HEARING 2. Consider 720 Via Mirada; Use Permit 13-150 to Allow Events at Existing Museum ; Applicant/Owner Monterey Museum of Art; R-E-20-D-1-H-1 Zoning District (Exempt from CEQA) Planning Commission Minutes Tuesday, June 11, 2013 ACTION: Continued to the June 25, 2013 meeting to allow the revised Resolution to return for final approval. Staff Presentation/Commission Questions Kim Cole presented the staff report and answered Commissioners’ questions. Applicant Craig Johnson, Executive Director of the Monterey Museum of Art, said the museum is dedicated to making Monterey a lively place for both locals and visitors. Mr. Johnson said without third party events, Monterey Museum of Art La Mirada would not have enough revenue to adequately support the museums operation. He said they are sensitive to the neighbors concerns and have attempted to address them by imposing limitations on parking and enacting more stringent requirements for live music. Mr. Johnson said limitations on the frequency and size of events are not necessary due to the changes made to address these concerns. Mr. Johnson said they are willing to erect a temporary fence or pursuing a more permanent solution to help alleviate privacy concerns. In answer to Commissioner McCrone’s question, Mr. Johnson said they have not yet looked into the cost, visibility and effects of a temporary fence. In response to Commissioner Garden’s question, Mr. Johnson said there is no formal mention for evening use of the garden in the event contracts. In response to Commissioner Davis’ inquiry, Mr. Johnson said 25-30% of the events held at Monterey Museum of Art La Mirada are third-party events including weddings, corporate events, lunches, dinners and memorials. In answer to Commissioner McCrone’s question, Mr. Johnson said no outside generators are used. Public Comments Rick Heurer, commercial property owner on Perry Lane, said he was involved in the 1990 Use Permit process which required the museum to utilize the Monterey Peninsula College (MPC) Parking lot. Mr. Heurer said these conditions need to be enforced by the museum. He said the red parking curb has aided the parking issues, but has also resulted in increased parking on Perry Lane. Richard Carr, representing the adjacent neighbors and the Alta Mesa Neighborhood Association, said the new management of the museum has attempted to alleviate ongoing problems. He said the live sound test demonstrated the museum could limit and redirect noise. Mr. Carr requested the resolution reflect a maximum of 150 attendants per event, the privacy issue be resolved, and the maximum noise level be quantified at 55 decibels from the source. Mariette Bain, neighboring resident of 750 Via Mirada, said she has been working with the museum to ensure privacy and security. She said although they have made tremendous strides toward creating a physical boundary, she expressed continued concern that her home remains open to all who have access rhododendron garden. Planning Commission Meeting Minutes 2 Planning Commission Minutes Tuesday, June 11, 2013 Mike Dawson, Alta Mesa Neighborhood Association, said the neighboring property owners concerns have grown due to loud music and frequency of events from the Museum. John Bridges, attorney representing the Monterey Museum of Art, said the existing Use Permit does not restrict allowable events to museum related events only. He said the key issue lies within the live entertainment component and the museum is willing to allow greater detail within the Conditions of Approval to alleviate concerns. Mr. Bridges requested the Resolution be altered to reflect the instillation of a fence be dealt with privately between the two parties and an average, as opposed to a stringent cap, be placed on the frequency of events. Commissioner Comments Commissioner McCrone said the parking remains a larger issue and said a temporary fence is not an ideal solution. He also stated the live entertainment must be restricted to the lakeside of the museum. Commissioner Reed said the privacy concern is the neighbor’s issue to address and if the museum is willing to put up a barrier to help mitigate the problem he would prefer to see a temporary barrier. Commissioner Davis said the Resolution should not specify whether the barrier should be a temporary fence or a permanent fence. Commissioner McCrone also concurred with Commissioner Reed and said he does not believe it is the museums responsibility to put up a barrier. Commissioner Davis suggested expanding upon the duties of the additional parking attendant to ensure that, in addition to directing event attendees to park at MPC, the attendant shall refuse attendee access to Mesa Road. Commissioner McCrone said the resolution should require that even permit holders prepare handouts or invitations that direct attendees to park at MPC. Commissioner Davis suggested analyzing the number of events to determine a maximum average that is appropriate. He suggested capping the events at two to three per month. Commissioner Garden suggested a Condition of Approval be added to allow an average of two third party events per month with a maximum of 150 attendees. Commissioner Reed said he is interested in limiting the number of events, but allowing average of two events per month provides the museum the opportunity to have a high frequency of events in a short period of time. Commissioner Reed suggested limiting the number of third party events to 24 annually and said a clause that states no more than three per month needs to be included. Commissioner Garden said the condition limiting live entrainment should limit event duration to a maximum four hours. Commissioner McCrone said the first Condition of Approval should state if a Building Permit is required. Commissioner Davis made a motion the item be continued to the June 25, 2013 meeting to allow the revised Resolution to return for final approval by the Planning. Commission. Commissioner Reed seconded the motion. Planning Commission Meeting Minutes 3  Planning Commission Minutes Tuesday, June 11, 2013 On a motion by Commissioner Davis, seconded by Commissioner Reed, and carried by the following vote, the Planning Commission continued the project to the June 25, 2013 meeting to allow the revised Resolution to return for final approval by the Planning Commission. AYES: 4 COMMISSIONERS: Garden, McCrone, Davis, Reed, NOES: 0 COMMISSIONERS: None ABSENT: 3 COMMISSIONERS: Osorio, Stocker, Widmar ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None RECONVENE ***Evening Session Agenda*** Joint Meeting between the Planning Commission and Architectural Review Committee 7:00 - 11:00 p.m. Commissioners Present: Garden, McCrone, Davis, Osorio, Reed Commissioners Absent: Stocker, Widmar Committee Members Jacouwbowsky, Latasa, Dawson, Hill Present: Committee Members Davis, Sullivan Absent: Staff Members Present: Principal Planner Kimberly Cole, Principal Planner Elizabeth Caraker, Housing and Property Manager Rick Marvin, Recording Secretary Halabi CALL TO ORDER Chair Garden called the evening session to order to order at 7:01 p.m. CONTINUED PUBLIC COMMENTS None. PUBLIC HEARING 2 Receive Report on Concept Design for Van Buren Affordable Senior Housing Project Staff Presentation/Commission Questions Planning Commission Meeting Minutes 4 Planning Commission Minutes Tuesday, June 11, 2013 Elizabeth Caraker, Peter Silva and Rick Marvin presented the staff report and answered Commissioners’ questions. Public Comments None. Commissioner Comments Committee Member Dawson suggested minimizing the square footage within each unit to incorporate additional units. In response to Committee Member Dawson’s suggestion, Ms. Caraker said density requirements restrict the number of units and additional units would exceed the density restrictions. Commissioner McCrone said altering the zoning might allow a higher density per acre and provide potential for a third story. Ms. Caraker said if the project location were closer to the downtown core a Use Permit would enable higher density, but the current location does not enable this. In answer to Commissioners question, Mr. Marvin said the City has identified both a demand and interest for affordable Senior Housing. In answer to Commissioner Garden’s question, Mr. Silva said it is possible to accommodate the neighbors request to include stairs and an accessible ramp to additional parking on the City lot with proper restriction and security. In answer to Commissioner Osorio’s question, Mr. Silva said the project meets the parking requirement. Ms. Caraker said a 10 day parking study along the 600 block of Van Buren revealed that anywhere from 10 to 15 spots were available throughout any given 24 hour period and further concerns regarding parking will be addressed during the entitlement process. Commissioner Osorio said although the project meets the parking requirements, there is a need for visitor parking. He also expressed concern with the limited light, ventilation and Spanish colonial features incorporated in the design. Committee Member Latasa said the balconies add modulation and interest to the front of the building and are an important detail to enhance the aesthetics of the building. He suggested adding a door to further enhance the design. In answer to Committee Member Hill’s question, Ms. Caraker said although the project is currently in need of water credits, they are working with the water district to transfer credits from other city owned properties to attain the needed water for the development. Commissioner McCrone said this is an exciting project with neighborhood connectivity, that enhances the vision of downtown. COMMISSIONERS COMMENTS  Commissioner McCrone notified the commission that he will be visiting Dubrovnik. INFORMATIONAL REPORTS & STAFF COMMENTS Planning Commission Meeting Minutes 5  Planning Commission Minutes Tuesday, June 11, 2013 7. Planning Office Update Report received. ADJOURNMENT There being no further business, the meeting adjourned at 8:14 pm. Respectfully Submitted, Approved, Kimberly Cole, AICP Chair Principal Planner Planning Commission Planning Commission Meeting Minutes 6