Planning Commission Meeting

MINUTES PLANNING COMMISSION Tuesday, November 10, 2015 4:00 pm - 5:30 pm 7:00 pm - 11:00 pm 580 PACIFIC STREET, COUNCIL CHAMBERS MONTEREY, CALIFORNIA Commissioners Present: Reed, Fletcher, Garden, Widmar, Dawson, Millich Commissioners Absent: Davis Staff Members Present: Principal Planner Cole, Housing and Property Manager Marvin, Recording Secretary Leinen CALL TO ORDER Chair Reed called the meeting to order at 4:00 p.m. CONSENT ITEMS Chair Reed made a motion to move item #3 to the Consent Agenda for a continuance to the December 8, 2015 Planning Commission Meeting. Commissioner Garden seconded the motion. On a motion by Commissioner Reed, seconded by Commissioner Garden, and carried by the following vote, the Planning Commission move item #3 to the Consent Agenda for a continuance to the December 8, 2015 Planning Commission meeting: AYES: 6 COMMISSIONERS: Reed, Fletcher, Garden, Widmar, Dawson, Millich NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Davis ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Commissioner Garden made a motion to approve the Consent Agenda with amendments to the Minutes of October 27, 2015. Vice Chair Fletcher seconded the motion. On a motion by Commissioner Garden, seconded by Commissioner Fletcher, and carried by the following vote, the Planning Commission approved the Consent Agenda with amendments to the Minutes of October 27, 2015: AYES: 6 COMMISSIONERS: Reed, Fletcher, Garden, Widmar (abstaining from item #1), Dawson (abstaining from item #1), Millich NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Davis ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Approval of Minutes 1. October 27, 2015 ACTION: Approved as amended. Commissioner Millich requested that his vote on page two regarding the Minutes of September 22, 2015 be changed from a recusal to an abstention. Commissioner Widmar and Commissioner Dawson abstained from voting on the Minutes due  Planning Commission Minutes Tuesday, November 10, 2015 to their absence from the October 27, 2015 meeting. Other Consent Items 2. Consider 1 Soledad Drive; Use Permit 15-371 for a Safe Parking Program to Allow Homeless Individuals to Park Overnight; Property Owner Monterey Methodist Church; Applicant James Nelson, Pass the Word Ministry (One Starfish Safe Parking); R-1-20 Zoning District; Exempt from CEQA - CONTINUE TO DECEMBER 8, 2015 ACTION: Continued to December 8, 2015. 3. Consider Middlebury Institute of International Studies Use Permit 13-496 and Certifying Negative Declaration for a Master Plan (assembly facility). The plan creates common open spaces to establish a campus core and sense of campus identity, promotes campus growth through new and expanded facilities, renovates and reconfigures existing facilities and spaces and expands existing academic programs. The plan includes the partial closure of Pierce Street and reconfiguration of area parking. ACTION: Moved to Consent Agenda; Continued to December 8, 2015. ***End of Consent Agenda*** PUBLIC COMMENTS None. PUBLIC HEARING 4. Recommendation to Approve the FY 2014/15 Consolidated Annual Performance and Evaluation Report (CAPER) for Housing and Community Development Programs and Authorize Submission to the U.S. Department of Housing and Urban Development (HUD) (Exempt from CEQA) ACTION: Adopted a Resolution approving the Fiscal Year 2014-2015 Consolidated Annual Performance and Evaluation Report (CAPER) for Housing and Community Development Programs and authorizing submission to the U.S. Department of Housing and Urban Development (HUD). Staff Presentation/Commissioner Questions Rick Marvin presented the Agenda Report and answered Commissioners’ questions. Public Comments None. Commissioner Comments Commissioner Widmar made a motion to adopt a Resolution approving the Fiscal Year 2014- 2015 Consolidated Annual Performance and Evaluation Report (CAPER) for Housing and Community Development Programs and authorizing submission to the U.S. Department of Housing and Urban Development (HUD). Commissioner Garden complimented Mr. Marvin on his presentation and seconded the motion. On a motion by Commissioner Widmar, seconded by Commissioner Garden, and carried by the following vote, the Planning Commission adopted a Resolution approving the Fiscal Year Planning Commission Meeting Minutes Tuesday, November 10, 2015 2  Planning Commission Minutes Tuesday, November 10, 2015 2014-2015 Consolidated Annual Performance and Evaluation Report (CAPER) for Housing and Community Development Programs and authorizing submission to the U.S. Department of Housing and Urban Development (HUD): AYES: 6 COMMISSIONERS: Reed, Fletcher, Garden, Widmar, Dawson, Millich NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Davis ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Chair Reed adjourned the afternoon session at 4:29 pm. RECONVENE ***Evening Session Agenda*** 7:00 – 11:00 pm Chair Reed called the evening session to order at 7:00 pm. Commissioners Present: Reed, Fletcher, Davis, Garden, Widmar, Dawson, Millich Commissioners Absent: None Staff Members Present: Principal Planner Cole, City Traffic Engineer Deal, Recording Secretary Leinen CONTINUED PUBLIC COMMENTS None. PUBLIC APPEARANCE 5. Receive Report on Lighthouse Specific Plan and Consider Directing Staff to Prepare Environmental Analysis ACTION: Received report on the Draft Lighthouse Specific Plan, accepted public comment, and recommended that staff begin the environmental studies with the added caveat that the traffic situation will be monitored and staff will look to do additional traffic studies and be particularly mindful of pedestrian and vehicular safety on Lighthouse Avenue. Staff Presentation/Commissioner Questions Ms. Cole presented the Agenda Report and answered Commissioners’ questions. Rich Deal gave a presentation on potential traffic configurations for Lighthouse Avenue and answered Commissioners’ questions. Public Comments Rick Johnson, administrator of the New Monterey Business Association, said he would like to see the Specific Plan move ahead, with the traffic portion deferred until after completion of the Highway 68 roundabout, and that not moving it forward would be a detriment to the neighborhood and business communities. He also said, in general, merchants have liked the idea of narrowing the sidewalks on Lighthouse to make street parking more conformable and safe. Nancy Runyon, New Monterey Resident and Lighthouse Avenue patron, said no one in Planning Commission Meeting Minutes Tuesday, November 10, 2015 3 Planning Commission Minutes Tuesday, November 10, 2015 attendance at the last New Monterey Neighborhood Association (NMNA) meeting was in favor of narrowing the sidewalks. She also said she is concerned that the Plan does not include maximum and minimum height limits, and requested that the limits of 25 feet for two stories and 35 feet for three stories be reincorporated into the Plan to protect views. Ms. Runyon said if height limits are not specified in the plan, there will be a movement to enact a coastal area height limit restriction, similar to that of San Diego. Tom Reeves, resident of 844 Pine Street said he prefers a three lane alternative on Lighthouse Avenue with three lanes inbound, or a two and one option. He also said that retail establishments on Lighthouse Avenue are struggling due to the narrow lanes and difficult parking on the street. Mr. Reeves said he is a NMNA member and if a four lane alternative is selected, he is in favor of narrowing the sidewalks, even as an avid walker. Mr. Reeves suggested changing the language on page 17 of the Plan regarding reopening the Presidio to through traffic to say that the City will work with the Army and Department of Defense to improve the existing access points and develop new access points to reduce impact on the surrounding community. Valentina Milaychev, New Monterey resident, said she supports extending the corner areas for the sidewalks to shorten crossing distances, but suggested postponing other decisions regarding Lighthouse Avenue. She also said if the sidewalks are narrowed trees will be lost, but if the trees are retained parking will be lost. Ms. Milaychev said that the Plan includes a graphic with available parking marked, however the available parking is private parking that is not for the general public. She also questioned what parking impacts will occur with the reconfiguration of Lighthouse Avenue. Howard Fosler, New Monterey resident, said the current sidewalks are wide and safe and narrowing them will not contribute to pedestrian friendliness. He also said crowds outside of area restaurants can make walking difficult, even with the current sidewalk size. Mr. Fossler said that too much time is given to pedestrian traffic at Washington and Del Monte and this causes the backup on Lighthouse Avenue. He also said platooning on Lighthouse Avenue and Foam Street and tuning of the traffic lights is critical to the traffic solution. Leif Milaychev, New Monterey resident, said the Plan is great overall but that he is concerned with the building height limits not being stated and suggested reintroducing the 25 foot limit for two story buildings and the 35 foot limit for three story buildings to the Plan. Mr. Milaychev said in general the NMNA feels three lanes towards downtown and two lanes on Foam Street is ideal and could be reversed back after the work on the roundabout is completed. He also said traffic numbers should be obtained before jumping to conclusions and that Monterey will likely have an increasing number of visitors in the future. Mr. Milaychev said it is important to retain the City’s unique historic and walking opportunities, and also suggested enforcing noise ordinances more strictly on Lighthouse Avenue. Patricia Domingo, resident of lower New Monterey, said her family has been in Monterey for a few generations and she feels a stewardship for Monterey and its natural beauty and resources. Regarding traffic, Ms. Domingo said she prefers three lanes towards downtown on Lighthouse Avenue and two lanes towards Pacific Grove on Foam Street and not narrowing sidewalks. She said her main concern is the lack of specificity regarding height restrictions for buildings and retaining the residents’ precious view. Ms. Domingo said the Plan should represent the thousands of residents and not the concern of attracting developers to the area. Ms. Domingo also asked if there is a way to measure the sound of hotel air-conditioning units to prevent impacts on residents. Planning Commission Meeting Minutes Tuesday, November 10, 2015 4 Planning Commission Minutes Tuesday, November 10, 2015 Sharon Dwight, NMNA President, said the NMNA firmly wants to move forward with the Plan because although it is not perfect, it has important statements that businesses and residents support. Ms. Dwight said 11 of 13 members in attendance at the last NMNA meeting favored leaving the sidewalks as they are and not narrowing them. She also said Lighthouse Avenue is a major roadway that cannot be treated the same as Alvarado Street. Ms. Dwight said the Lighthouse District is the only commercial district in Monterey adjacent to a neighborhood that enjoys a view, and the numbers specifying height limits of 25 feet for two story buildings and 35 feet for three story buildings should be reintroduced to the Plan. She also said the signal at Washington Street and Del Monte Avenue needs to be improved to improve the flow on Lighthouse Avenue. Ms. Dwight said NMNA members will compromise and support four lanes in two directions on Lighthouse Avenue with bulb outs at the crosswalks until the roundabout at Highway 68 is completed and traffic numbers can be looked at, and she said three lanes of one-way traffic on Lighthouse is the only configuration that would improve traffic flow. Ms. Dwight said it is a shortcoming that Scholze Park is not mentioned in the plan, and she also said page 73 of the Plan mentions parking spaces available but makes no distinction of how many are privately owned. She also said the Open Space Objectives on page 51 of the Plan only mention walkways, but should also include a requirement for usable open space for tenants. Lou Cosentino, Monterey resident, said he has been in the business district since 1978 and has seen many businesses not survive due to the area not being neighborhood friendly and people not being able to safely park. Mr. Cosentino said he would like to see the sidewalks narrowed at least two feet to widen the street and that he believes that the infrastructure is already in place due to how the street was set up during the undergrounding of utilities in the 1970’s. Mr. Cosentino said the Plan is a good document that should move forward. Carl Outzen said Hawthorne Street is included in the Lighthouse Specific Plan because it is in the Lighthouse Area, and that half of Foam Street is in the Plan are and half is in the Cannery Row area. Mr. Outzen the backup on Lighthouse Avenue is due to the Washington Street and Del Monte Avenue intersection and suggested removing the pedestrian crossing from this intersection. Mr. Outzen said the Highway 68 roundabout will not help the traffic on Lighthouse Avenue and said the street should be left in its current configuration and Hawthorne Street should be changed to one way towards downtown. Mr. Outzen said he and the business owners in his buildings support narrowing the sidewalks on Lighthouse Avenue by two feet to make street parking safer. Mr. Outzen urged the Planning Commission to not approve the Plan unless a decision is made regarding the safety for the residents and customers on Lighthouse Avenue. Brenda Webster, resident of New Monterey, said she avoids driving on Lighthouse Avenue due to safety concerns. Ms. Webster said she attended many of the Lighthouse Specific Plan meetings and is in favor of a one-way, three lane configuration towards downtown Monterey for safety reasons. She also said merging has not been mentioned yet and any plan that involves merging will compound all issues. Ms. Webster said a three lane configuration would allow one lane for exiting and turning around, which would be easy for locals to adjust to and helpful for tourists. Rosemary Robaer, Monterey resident, said her concern regarding Lighthouse Avenue is for the personal safety of people who are exiting their parked cars because the lanes are too narrow. Ms. Robaer said she is in favor of the configuration of two lanes going towards Monterey and one lane towards Pacific Grove, which would widen all driving and parking lanes, or of the configuration of three lanes of one-way traffic towards Monterey. Planning Commission Meeting Minutes Tuesday, November 10, 2015 5 Planning Commission Minutes Tuesday, November 10, 2015 Commissioner Comments Commissioner Garden responded to public comment and said that all of Foam Street is included in the Lighthouse Specific Plan area and none of Hawthorne Street is in the Plan area. He also said he feels strongly that there needs to be a statement regarding how to achieve driving and parking safety on Lighthouse Avenue before the Plan goes forward. He said alternatively, the Objectives could be taken out of the Plan and discussed at a later date. Commissioner Davis said Specific Plans are meant to be general, with goals and objectives, and not have specific answers to specific questions. He said he is in favor of moving the Plan forward because we do not know what the final solution will be until funding is available. Commissioner Dawson said the Plan should go forward and that it is a living document that can be amended at any time. He also said once the roundabout is complete, consideration should be given to removing one lane on Lighthouse Avenue to fulfill the major goal of enlivening the storefronts with 12 foot sidewalks, to create controlled and safe traffic, and to create a much better gathering place and through way. In response to Commissioner Millich’s question regarding height limits, Ms. Cole said one of the goals of the Plan was to move closer to a form based code with design guidelines that provide more flexibility, and that numerical numbers were intentionally left out but many more objectives were added speaking to the form of the building should look like. In response to Vice Chair Fletcher’s question regarding ramifications of setting aside the transportation aspect of the Plan, Ms. Cole said staff recommends keeping the Plan as is with the bulb outs and the caveat that an updated traffic study will be done with traffic counts once the roundabout is constructed. Chair Reed said the three lane, one-way circulation option should be not considered at this time because it goes against the General Plan. He also said he shares Commissioner Garden’s concern about safety in terms of pedestrians and traffic, and that the bulb outs make crossing quicker but not safer. Chair Reed said goals without solutions make the Plan somewhat incomplete, but it is better to punt the issue until the roundabout is complete than to not move the Plan forward. Commissioner Davis said the goals and objectives are part of the Plan, so when a project is proposed, it will be looked at to determine whether it will increase the safety for pedestrians and drivers. Commissioner Widmar said no plan is ever perfect and that we can only deal with what is in front of us now, and the Plan serves as a really good framework for solutions to be laid into. Commissioner Widmar said that cars making left turns on Foam Street prevent platooning, and suggested that removing some parking on the street in order to create a stacking area for left turns may mitigate the issue. Commissioner Widmar made a motion that staff moves forward with beginning the environmental studies for the Lighthouse Specific Plan. Commissioner Davis seconded the motion. Commissioner Dawson said one part of the plan states that the pavers from the sidewalks should be used for the crosswalks, but he does not think this should be done because it would be very loud when cars drive over. Commissioner Garden suggested amending the motion, specifying that staff will make Planning Commission Meeting Minutes Tuesday, November 10, 2015 6 Planning Commission Minutes Tuesday, November 10, 2015 revisions to the October draft of the Plan to include the idea that action can be delayed about how to address the circulation, specifically stating that the circulation elements of the Plan will be studied in the future. He also said the motion does not address whether the Plan will be form based or have numerical height limits. Commissioner Widmar said he agrees regarding the circulation element but does not think it needs to be addressed in the motion since before anything can be done traffic studies must first occur. Commissioner Davis clarified that Ms. Cole stated that language would be inserted into the Plan recognizing that the circulation element will be revisited after the roundabout is completed. Ms. Cole confirmed that this is correct and suggested adding a caveat that safety and traffic flow continue to be important objectives. Commissioner Widmar amended his motion to include the language that the traffic situation will be monitored and before making any changes, additional traffic studies will occur, and that there will be particular mindfulness of safety and security of pedestrians on Lighthouse Avenue and that any sort of changes will take into account this paramount concern. Regarding the height limitations, Commissioner Widmar said having a specific height limit called out in the Plan is not the best solution for the area. Commissioner Garden said he supports the amended motion, but still has concerns regarding not specifically addressing the two ways safety for parkers and drivers could be improved in the Plan. He also said he does not believe that the roundabout on Highway 68 will have any impact on the traffic on Lighthouse Avenue. He also said in two years when the roundabout is completed the environmental determination will no longer examine traffic delays at intersections, but rather how many vehicle miles have been saved. In response to Commissioner Garden’s question, Mr. Deal said he will still be calculating flow rates and the VMT formula may be in place but may not make much difference. Ms. Cole restated the motion that Commissioner Widmar recommended that staff begin the environmental studies with the added caveat that the traffic situation will be monitored and staff will look to do additional traffic studies and be particularly mindful of pedestrian and vehicular safety on Lighthouse Avenue. Commissioner Widmar confirmed the motion as stated is correct. Commissioner Millich said it troubles him that there are no height restrictions in the Plan because it is a slippery slope. He said residents should not be forced to have their view compromised if a developer wants to build a 40 or 45 foot building. He said without the height restriction he will vote no on the Plan. On a motion by Commissioner Widmar, seconded by Commissioner Davis, and carried by the following vote, the Planning Commission recommended that staff begin the environmental studies with the added caveat that the traffic situation will be monitored and staff will look to do additional traffic studies and be particularly mindful of pedestrian and vehicular safety on Lighthouse Avenue: AYES: 6 COMMISSIONERS: Reed, Fletcher, Davis, Garden, Widmar, Dawson NOES: 1 COMMISSIONERS: Millich ABSENT: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Planning Commission Meeting Minutes Tuesday, November 10, 2015 7  Planning Commission Minutes Tuesday, November 10, 2015 COMMISSIONERS COMMENTS Commissioner Dawson apologized for missing the last meeting but said he was enjoying his vacation. Commissioner Davis suggested an update on major projects in the downtown area, including the former Valero site, at the next PC meeting. Commissioner Garden said staff gave the City Council an update on ongoing plans at their Study Session suggested Commissioners read the Agenda Report. Commissioner Widmar said he read an article about how the federal government and many states have developed standards for self driving cars but virtually no local municipalities have developed standards or addressed the impacts on planning. Commissioner Widmar said this is an interesting issue to keep an eye on. Commissioner Millich asked that the Planning Commissioners join him in observing Veterans Day on Wednesday, November 11th. INFORMATIONAL REPORTS & STAFF COMMENTS 6. Planning Office Update  Update received.  Ms. Cole said the November 24, 2015 meeting will be canceled and the December 8, 2015 meeting will have a full agenda with the Safe Parking and MIIS Master Plan. She said that those commissioners who were not present for the Safe Parking item at the prior meeting must listen to the tape and review minutes to be eligible to vote on December 8th.  Ms. Cole also said the December 9, 2015 Local Coastal Program meeting will be postponed until January. ADJOURNMENT There being no further business, the meeting adjourned at 8:59 pm. Respectfully Submitted, Approved, Kimberly Cole, AICP Chair Principal Planner Planning Commission Planning Commission Meeting Minutes Tuesday, November 10, 2015 8