Planning Commission Meeting

MINUTES PLANNING COMMISSION Tuesday, July 26, 2016 7:00 pm - 11:00 pm EVENING SESSION ONLY 580 PACIFIC STREET, COUNCIL CHAMBERS MONTEREY, CALIFORNIA Commissioners Present: Reed, Fletcher, Davis, Dawson, Latasa, Millich, Widmar Commissioners Absent: None Staff Members Present: Chief of Planning Engineering & Environmental Compliance Cole, Principal Planner Caraker, Recording Secretary Leinen CALL TO ORDER Chair Reed called the meeting to order at 7:00 p.m. Chair Reed welcomed newly appointed member Terry Latasa to the Planning Commission. CONSENT ITEMS Commissioner Dawson made a motion to approve the Consent Agenda. Commissioner Widmar seconded the motion. Commissioner Latasa abstained due to being appointed to the Commission after June 28, 2016. On a motion by Commissioner Dawson, seconded by Commissioner Widmar, and carried by the following vote, the Planning Commission approved the CONSENT ITEMS: AYES: 6 COMMISSIONERS: Reed, Fletcher, Davis, Dawson, Millich, Widmar NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None ABSTAIN: 1 COMMISSIONERS: Latasa RECUSED: 0 COMMISSIONERS: None Approval of Minutes 1. June 28, 2016 ACTION: Approved as submitted. ***End of Consent Agenda*** PUBLIC COMMENTS None. PUBLIC HEARING 2. Consider Recommendation to the City Council to: 1) Adopt a Mitigated Negative Declaration; 2) Rezone Portions of the Lighthouse Specific Plan Area From Community Commercial (C-2), Open Space (O), and Residential (R-1-15 and R-3-5) to Planned Community Lighthouse (PC-LH); 3) Amend Monterey City Code Section 38-114.G and Section 32-67 to Delete the Lighthouse Area and New Monterey Parking Districts and Amend Section 38-114.F to Reference the Downtown Parking District; and 4) Repeal the Lighthouse Area Plan and Adopt the Lighthouse Specific Plan ACTION: Adopted Resolutions recommending that the City Council: 1) Adopt a Planning Commission Minutes Tuesday, July 26, 2016 Mitigated Negative Declaration; 2) 2. Rezone portions of the Lighthouse Specific Plan Area From Community Commercial (C-2), Open Space (O), and Residential (R-1-15 and R-3-5) to Planned Community Lighthouse (PC-LH); 3) Amend Monterey City Code Sections 38.114.G and 32-67 to Limit Parking Adjustments in the Lighthouse Area and New Monterey Parking District and Amending Monterey City Code Section 38-114.F to Reference the Downtown Parking District; and 4) Repeal the Lighthouse Area Plan and Adopt the Lighthouse Specific Plan with amendments to the Lighthouse Specific Plan and associated ordinance amendments. Staff Presentation/Commissioner Questions Kimberly Cole presented the Agenda Report and answered Commissioners’ questions. Ms. Cole noted that since publication of the Agenda Report, staff now recommends that the language regarding improvements to the intersection of Del Monte and Washington be removed from page 73 of the Plan. Public Comments Carl Outzen said a streetscape plan has not been proposed for the Lighthouse Specific Plan (Plan) and recommended that the streetscape reflect the demonstration project with pavers at 131 Lighthouse Avenue. Mr. Outzen said he is concerned for driver and pedestrian safety and showed the Commission photos of hazardous situations on Lighthouse Avenue. He suggested that the sidewalks be narrowed and bulbouts be added. Mr. Outzen also addressed parking, the Lighthouse Avenue curve, and the Plan’s requirement for public art and open space. Frank Donangelo, Foursome Development and Cannery Row Company, said he supports narrowing the sidewalks on Lighthouse Avenue to make the street wider. He also expressed concern regarding removing the parking in-lieu fee and asked that the Planning Commission allow intensification of uses in the Plan Area without requiring additional parking. Laurie Hambaro, New Monterey resident, said the Plan does not address the big problems on Lighthouse Avenue, such as parking, traffic, affordable housing, maintaining the character of New Monterey, and protecting views. Ms. Hambaro said her main concern is allowing exceptions for three story buildings that are exceptionally designed, because the term exceptional is subjective, and she asked the Planning Commission to adopt policies limiting buildings in the Plan area to two stories or 25 feet. Patricia Domingo, New Monterey resident, stressed the importance of public participation in the specific plan process. She also said New Monterey Neighborhood Association president, Sharon Dwight, and New Monterey resident Nancy Runyon were unable to attend the meeting but sent letters expressing their concerns. Ms. Domingo said she would like to see in-lieu parking fees removed from the Plan, but that she supports staff’s recommendation and hopes the Planning Commission will approve the Plan. She also said she supports three lanes of traffic on Lighthouse. Charles Kimzey, Architectural Review Committee (ARC) member and Lighthouse Specific Plan Subcommittee member, said he would like to address the Commission both on behalf of the ARC and as a private citizen. Mr. Kimzey said the neighborhood is very concerned about maintaining the character of Lighthouse Avenue, and the ARC’s recommendation on building height and mass addresses concerns from both the neighborhood and business community. Speaking as an individual, Mr. Kimzey said safety is an objective of the Plan, so the City has an obligation to improve safety of the corridor. Mr. Kimzey suggested that Lighthouse Avenue Planning Commission Meeting Minutes Tuesday, July 26, 2016 2 Planning Commission Minutes Tuesday, July 26, 2016 be converted to two lanes outbound and one lane inbound. Mr. Kimzey also suggested that certain businesses, such as vape shops, tobacco shops, and head shops, be conditionally permitted uses in order to improve the character of Lighthouse Avenue. In response to Commissioner Millich’s questions, Mr. Kimzey said it was the ARC’s intent for the exceptions to numerical height to be limited to topography issues, ADA issues, and exceptional design. Mr. Kimzey also said the ARC discussed having only three lanes on Lighthouse Avenue but did not discuss parking being removed from one side of the street. Jay Cena, Hawthorne Street resident, commended those involved with the Plan for their work. Mr. Cena said the three-story building at 675 Lighthouse Avenue destroys the view from his house on Hawthorne Street. He asked the Planning Commission and City Council to consider the views of those living on Hawthorne Street when approving buildings taller than two-stories because many people move to the area for the views. Chair Reed requested that Ms. Cole respond to concerns raised during public comment. Ms. Cole addressed concerns regarding new developments and streetscape implementation, buildout for new apartments in the area, affordable housing requirements and exceptions, building height and massing, view impacts, traffic circulation, parking, allowed and conditional uses, and public art. Ms. Cole also responded to questions from the Commission regarding public art, measurement of building height, parking in-lieu fees, mid-block curb cuts, residential parking programs, the cost and feasibility of narrowing sidewalks, real-time traffic and parking signs, employee parking programs, shared parking, and the Cannery Row parking garage. Commissioner Comments Commissioner Davis asked how to prevent larger projects from taking advantage of in-lieu fees while still allowing exceptions for smaller, challenged lots. Commissioner Millich said he is concerned with required parking taking up large areas on small lots. Commissioner Widmar said restrictive parking requirements could lead to merging of multiple lots to build larger buildings, which would not maintain the character of Lighthouse Avenue in the long run. He also said it could inhibit the ability to expand existing buildings. Commissioner Widmar suggested incorporating into the Plan an allowance for shared parking or utilization of the parking garage for smaller lots. Commissioner Dawson suggested an addition to Standard 2.8 that the parking requirement may be waived if the lot is too small, poorly shaped, or infeasible for parking. Commissioner Davis said it may be infeasible to require on-site parking for small lots because it could lead to unsafe driveway cuts on Lighthouse Avenue. Chair Reed said he supports giving parking credits based on size for existing buildings or having limited in-lieu parking fees reviewed by the Planning Commission. Ms. Cole suggested that the concept of smaller properties being eligible for parking adjustments could be imbedded into the parking adjustment language of the Plan and the Planning Commission could make the determination whether parking is feasible or infeasible for the lot. Vice Chair Fletcher said residential parking programs in the New Monterey neighborhood could be a way to encourage people to park in the garage, while preventing non-residents from parking in the neighborhood. Commissioner Dawson said he does not support the re-naming of the Cannery Row parking garage, as mentioned in the Plan. Chair Reed said he supports exceptions to numerical height limits being limited to topography issues, ADA issues, and exceptional design. Commissioner Millich requested that the language of Standard 3.3 be changed from “Allowable exceptions include…” to “Allowable exceptions are limited to…” Planning Commission Meeting Minutes Tuesday, July 26, 2016 3 Planning Commission Minutes Tuesday, July 26, 2016 Chair Reed said Lighthouse Avenue is unsafe now, but he does not think the Plan should be delayed, and that the references to safety should be left in the Plan and revisited after completion of the Highway 68 roundabout. In response to Commissioner Davis’ question, Ms. Cole said there are no specific fee amounts at this time associated with the Development Impact Fees mentioned in the Plan, but the language is consistent with the City’s General Plan. In response to Commissioner Dawson’s question regarding streetscape, Ms. Cole said the Plan recommends use of the grates and pavers at the demonstration site in front of Scholze Park. Regarding the Plan’s requirement for a third story setback of 12 feet, Commissioner Widmar asked if there is flexibility with this requirement to allow for modulation and variety. Commissioner Davis said he is in favor of flexibility. Ms. Cole said she interprets the exceptions described in Standard 3.3 to apply to both height and setback limits. Commissioner Latasa confirmed that the ARC intended the Standard to apply to both limits. Commissioner Dawson asked if the Commission supports the requirement for public art and open space. Commissioner Widmar said open space can be defined in many ways, and it pushes designers towards excellent design. Commissioner Davis said it makes the streetscape more interesting. Commissioner Widmar and Commissioner Dawson concurred. Commissioner Davis made a motion to adopt Resolutions recommending that the City Council: 1) Adopt a Mitigated Negative Declaration; 2) 2. Rezone portions of the Lighthouse Specific Plan Area From Community Commercial (C-2), Open Space (O), and Residential (R-1-15 and R-3-5) to Planned Community Lighthouse (PC-LH); 3) Amend Monterey City Code Sections 38.114.G and 32-67 to Limit Parking Adjustments in the Lighthouse Area and New Monterey Parking District and Amending Monterey City Code Section 38-114.F to Reference the Downtown Parking District; and 4) Repeal the Lighthouse Area Plan and Adopt the Lighthouse Specific Plan with amendments to the Lighthouse Specific Plan and associated ordinance amendments as follows (additions shown in bold and deletions shown in strike out): S.2.10 – Projects may be eligible for a parking adjustment on smaller lots, lots where it is infeasible to construct onsite parking due to lot size or configuration, or where conflicts will arise due to mid-block driveways. S.3.3 – Exceptions to numerical limits may be permitted subject to review by the Architectural Review Committee. Allowable exceptions are limited to include addressing topography issues, facilitating ADA access, and creating buildings of exceptional design. Page 73 – The City should amend the Citywide Transportation and Parking Study when the Holman Highway and Highway 1 Roundabout and Del Monte/Washington improvements are completed. Commissioner Widmar seconded the motion. On a motion by Commissioner Davis, seconded by Commissioner Widmar, and carried by the following vote, the Planning Commission adopted Resolutions recommending that the City Council: 1) Adopt a Mitigated Negative Declaration; 2) 2. Rezone portions of the Lighthouse Specific Plan Area From Community Commercial (C-2), Open Space (O), and Residential (R- Planning Commission Meeting Minutes Tuesday, July 26, 2016 4  Planning Commission Minutes Tuesday, July 26, 2016 1-15 and R-3-5) to Planned Community Lighthouse (PC-LH); 3) Amend Monterey City Code Sections 38.114.G and 32-67 to Limit Parking Adjustments in the Lighthouse Area and New Monterey Parking District and Amending Monterey City Code Section 38-114.F to Reference the Downtown Parking District; and 4) Repeal the Lighthouse Area Plan and Adopt the Lighthouse Specific Plan with amendments to the Lighthouse Specific Plan and associated ordinance amendments: AYES: 7 COMMISSIONERS: Reed, Fletcher, Davis, Dawson, Latasa, Millich, Widmar NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Under further discussion, Chair Reed said staff should encourage the City Council to implement a parking program on Hawthorne Avenue and the streets above in the New Monterey neighborhood. PUBLIC APPEARANCE 3. Chair and Vice Chair Elections ACTION: Elected Commissioner Fletcher to the position of Chair and Commissioner Millich to the position of Vice Chair for Fiscal Year 2016-2017. Staff Presentation/Commissioner Questions Elizabeth Caraker presented the Agenda Report and answered Commissioners’ questions. Public Comments None. Commissioner Comments Commission Dawson nominated Commissioner Fletcher for the position of Chair and Commissioner Millich for Vice Chair. Commissioners Fletcher and Millich accepted the nominations. Commissioner Dawson made a motion to elect Commissioner Fletcher to the position of Chair and Commissioner Millich to the position of Vice Chair for Fiscal Year 2016- 2017. Chair Reed seconded the motion. On a motion by Commissioner Dawson, seconded by Commissioner Reed, and carried by the following vote, the Planning Commission Elected Commissioner Fletcher to the position of Chair and Commissioner Millich to the position of Vice Chair for Fiscal Year 2016-2017: AYES: 7 COMMISSIONERS: Reed, Fletcher, Davis, Dawson, Latasa, Millich, Widmar NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None COMMISSIONERS COMMENTS Chair Reed said he will not be present for the meeting on August 9, 2016. Planning Commission Meeting Minutes Tuesday, July 26, 2016 5  Planning Commission Minutes Tuesday, July 26, 2016 Commissioner Davis inquired as to the status of the project at 595 Munras Avenue. Ms. Cole said the project is in the building permit stage. INFORMATIONAL REPORTS & STAFF COMMENTS 4. Planning Office Update  Update received.  Ms. Caraker said the August 9, 2016 meeting of the Planning Commission will include a study session with the City Council regarding updates to the Wireless Ordinance. ADJOURNMENT There being no further business, the meeting adjourned at 9:09 p.m. Respectfully Submitted, Approved, Elizabeth Caraker, AICP Chair Principal Planner Planning Commission Planning Commission Meeting Minutes Tuesday, July 26, 2016 6