Planning Commission Meeting

MINUTES PLANNING COMMISSION Tuesday, January 12, 2016 AFTERNOON SESSION ONLY 4:00 pm – 6:00 pm 580 PACIFIC STREET, COUNCIL CHAMBERS MONTEREY, CALIFORNIA Commissioners Present: Reed, Fletcher, Davis, Dawson, Garden, Widmar Commissioners Absent: Millich Staff Members Present: Principal Planner Cole, Senior Planner Hopper, Associate Planner Roveri, Recording Secretary Leinen CALL TO ORDER Chair Reed called the meeting to order at 4:00 pm. CONSENT ITEMS Commissioner Dawson made a motion to approve the Consent Agenda. Commissioner Garden seconded the motion. On a motion by Commissioner Dawson, seconded by Commissioner Garden, and carried by the following vote, the Planning Commission approved the CONSENT ITEMS: AYES: 6 COMMISSIONERS: Reed, Fletcher, Davis, Dawson, Garden, Widmar NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Millich ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Approval of Minutes 1. December 8, 2015 ACTION: Approved as submitted. ***End of Consent Agenda*** PUBLIC COMMENTS None. PUBLIC HEARING 2. Consider 150 Seafoam Avenue; Permit 15-483 to Allow Construction of a New Single- Family Residence on Slopes Over 25%; Applicant David Prew; Owner Dale Hogan Trust; R-1-6-D-1 Zoning District; Exempt from CEQA Requirements per Article 19, Section 15303 ACTION: Adopted a Resolution approving Permit 15-483 to allow construction of a new single-family residence on slopes over 25% with Conditions of Approval. Staff Presentation/Commissioner Questions Christy Hopper presented the Agenda Report and answered Commissioners’ questions. Planning Commission Minutes Tuesday, January 12, 2016 Applicant David Prew, applicant and designer, said 38% of the proposed building envelope is in 25% or greater slope and that the building will be pushed back on the site as far as possible. He also said drainage and absorption on the site will not be a problem due to 21 feet of sand below the site. Mr. Prew said the proposed garage will be underground as much as possible for less visual impact and easier access. He also said the proposed location is the best possible location for the neighbors and the owners, and that it will keep as much natural slope as possible. Public Comments Jayme Fields said she is a neighbor diagonal to the site and supports staff’s recommendation to allow development on a slope greater than 25% with the added Condition of Approval that the Architectural Review Committee (ARC) be allowed to have some flexibility to make the proposal a better project. She said this will make the process quicker and that the project can be worked out at the ARC level. Commissioner Comments Commissioner Widmar said the Planning Commission should be flexible with the 25% slope in instances such as the proposed project and that the design could not be moved anywhere else that would be more appropriate. Vice Chair Fletcher concurred and said there is not another place the house could be located and that he supports the application. Commissioner Dawson also concurred and said all the homework has been done on the proposal and it does not need to be changed. Commissioner Davis thanked staff for creating the Special Condition giving the project some flexibility at ARC level to prevent the project going back and forth between the ARC and Planning Commission. Chair Reed concurred and questioned whether the ARC should have any parameters put on their review. Commissioner Garden said staff has provided adequate guidelines allowing for a bit of flexibility around setbacks. Commissioner Widmar made a motion to adopt a Resolution approving Permit 15-483 to allow construction of a new single-family residence on slopes over 25% with Conditions of Approval. Commissioner Davis seconded the motion. On a motion by Commissioner Widmar, seconded by Commissioner Davis, and carried by the following vote, the Planning Commission adopted a Resolution approving Permit 15-483 to allow construction of a new single-family residence on slopes over 25% with Conditions of Approval: AYES: 6 COMMISSIONERS: Reed, Fletcher, Davis, Garden, Widmar, Dawson NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Millich ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Planning Commission Meeting Minutes Tuesday, January 12, 2016 2  Planning Commission Minutes Tuesday, January 12, 2016 Kimberly Cole announced that Fernanda Roveri was hired as an associate planner and that the Planning Department is excited to have her. PUBLIC APPEARANCE 3. Consider Updates to Submittal Checklists for Use Permit, Variance, Personal Wireless Facilities (PWS), and Zoning Text or Map Amendment Applications; CEQA: Not a Project ACTION: Adopted a Resolution approving updates to the submittal checklists for Use Permit, Variance, PWS and Zoning Text or Map Amendment applications, with two corrections, the additional requirement added to the submittal checklists that the applicant is required to provide the location of adjacent properties, and additional language in the checklists stating that the initial decision on the application is appealable. Staff Presentation/Commissioner Questions Ms. Roveri presented the Agenda Report and answered Commissioners’ questions. Public Comments None. Commissioner Comments Commissioner Dawson suggested that the type of application be listed at the top of the Submittal Checklists for clarity. Ms. Roveri clarified that the checklists will be attached to informational sheets that are labeled by project type. Commissioner Garden suggested adding to the Use Permit and Variance checklists that adjacent properties must be shown on submitted plans. Ms. Cole said that doing so has never been a requirement. Commissioner Davis said in his practice he is able to access surrounding buildings though Google Earth. Commissioner Dawson said, as a former ARC Member, he would find it helpful to have the adjacent properties shown. Commissioner Widmar questioned whether the statement “The PWS provider must show how the proposed site would close the gap, supported by data showing the coverage afforded by other sites” in section #8 of the Personal Wireless Service Facility (PWS) submittal checklist should remain in the document. He said this is not something the wireless companies would want to share or something that would be understandable to the general public. Ms. Cole clarified that this language was taken directly from the Municipal Code. The Commission discussed the PWS submittal checklist and PWS Facilities. Commissioner Widmar requested that the typo be corrected under the fourth paragraph of item #8 changing “PES provider” to “PWS provider.” Commissioner Dawson said that the third paragraph of the first page of the PWS checklist states that there is a fee to appeal an application. He said this is the only checklist with this wording and suggested that the wording be uniform throughout the four checklists. Commissioner Garden made a motion to adopt a Resolution approving updates to the submittal checklists for Use Permit, Variance, PWS and Zoning Text or Map Amendment applications, with the two corrections as stated by Commissioner Widmar and Commissioner Dawson, the additional requirement added to the submittal checklists that the applicant is required to provide the location of adjacent properties, and additional language in the checklists stating that the initial decision on the application is appealable. Commissioner Planning Commission Meeting Minutes Tuesday, January 12, 2016 3  Planning Commission Minutes Tuesday, January 12, 2016 Widmar seconded the motion. On a motion by Commissioner Garden, seconded by Commissioner Widmar, and carried by the following vote, the Planning Commission adopted a Resolution approving updates to the submittal checklists for Use Permit, Variance, PWS and Zoning Text or Map Amendment applications, with two corrections, the additional requirement added to the submittal checklists that the applicant is required to provide the location of adjacent properties, and additional language in the checklists stating that the initial decision on the application is appealable: AYES: 6 COMMISSIONERS: Reed, Fletcher, Davis, Garden, Widmar, Dawson NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Millich ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None 4. Receive Report on Monterey Bay Unified Air Pollution Control District CEQA Implementation Guidelines Amendment to Include a Greenhouse Gas Threshold for Stationary Sources; CEQA: Not a Project ACTION: Received a report on the proposed greenhouse gas thresholds for the Monterey Bay Unified Air Pollution Control District. Staff Presentation/Commissioner Questions Kimberly Cole introduced Amy Clymo, MBUAPCD Compliance and Engineering Manager, and Mike Gilroy, MBUAPCD Deputy Air Polution Control Officer. Ms. Clymo gave a presentation on the Air District’s CEQA documents regarding greenhouse gas thresholds. In response to Commissioner Widmar’s question regarding whether credit is given when old equipment is replaced with newer equipment, Ms. Clymo said it is dependent on the difference between the project’s proposed emissions and the existing emissions. She also said some permitted sources of emissions include boilers, engines, gas stations, auto body paint shops, and drycleaners. In response to Commissioner Garden’s question regarding whether there are any emitters within the City above 10,000 metric tons per year, Ms. Clymo said she is unsure but possibly Community Hospital and the Naval Post Graduate School. In response to Commissioner Garden’s question regarding carbon dioxide, Ms. Clymo said the Air Resources Board standard used to measure carbon dioxide is the established emission factors from the state for natural gasses. In response to Commissioner Garden’s question regarding the Cap and Trade program, Ms. Clymo said the Air Resources Board is in charge of the Cap and Trade program, but her understanding is that the reduction is at the power plant. Public Comments None. Commissioner Comments The Planning Commission accepted the report on the proposed greenhouse gas thresholds for the Monterey Bay Unified Air Pollution Control District by consensus. COMMISSIONERS COMMENTS None. Planning Commission Meeting Minutes Tuesday, January 12, 2016 4  Planning Commission Minutes Tuesday, January 12, 2016 INFORMATIONAL REPORTS & STAFF COMMENTS 5. Planning Office Update  Update received.  Ms. Cole said the January 26, 2016 Planning Commission meeting will likely be canceled, but the February 9, 2016 meeting will take place.  Ms. Cole also gave information on the following upcoming meetings: o January 19, 2016 – Safe Parking Program appeal before the City Council o January 27, 2016 – City Council review of the Waterfront Master Plan o February 8, 2016 – Local Coastal Program (LCP) Update informational session at the Monterey Bay Aquarium o February 24, 2016 – Joint City Council/Planning Commission session on the LCP ADJOURNMENT There being no further business, the meeting adjourned at 5:08 pm. Respectfully Submitted, Approved, Kimberly Cole, AICP Chair Principal Planner Planning Commission Planning Commission Meeting Minutes Tuesday, January 12, 2016 5