Planning Commission Meeting

MINUTES PLANNING COMMISSION Tuesday, April 10, 2018 4:00 PM - 5:30 PM 7:00 PM - 11:00 PM 580 PACIFIC STREET, COUNCIL CHAMBERS MONTEREY, CALIFORNIA Commissioners Present: Millich, Dawson, Brassfield, Ezekiel, Reed Commissioners Absent: Fletcher, Latasa Staff Members Present: Housing and Community Development Manager Caraker, Administrative Analyst Ljubemow, Recording Secretary Leinen CALL TO ORDER Chair Millich called the meeting to order at 4:00 p.m. CONSENT ITEMS Commissioner Reed made a motion to approve the Consent Items. Vice Chair Dawson seconded the motion. On a motion by Commissioner Reed, seconded by Commissioner Dawson, and carried by the following vote, the Planning Commission approved the CONSENT ITEMS: AYES: 5 COMMISSIONERS: Millich, Dawson, Brassfield, Ezekiel, Reed NOES: 0 COMMISSIONERS: None ABSENT: 2 COMMISSIONERS: Fletcher, Latasa ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Approval of Minutes 1. February 27, 2018 (Continued from March 13, 2018) ACTION: Approved as submitted. 2. March 13, 2018 ACTION: Approved as submitted. ***End of Consent Agenda*** PUBLIC COMMENTS Lorna Moffat spoke of the dangers of 5G technology and urged the Planning Commission to not allow this technology and residents to protect themselves. Marlena Brown of Naval Support Activity Monterey introduced herself and said she represents Commanding Officer Captain Rich Wiley and looks forward to working with the Planning Commission on future projects.  Planning Commission Minutes Tuesday, April 10, 2018 PUBLIC HEARING 3. Approve 2969 Monterey-Salinas Highway; Mitigated Negative Declaration ER-17-0599, Tentative Subdivision Map SD-17-0600, and Use Permit UP-17-0502 for an 88-Unit Commercial Condominium Vehicle Storage Facility and Major Utility (Three Water Wells); Applicant Shawn Capps; Owner Ralph Borelli; Industrial D-2 Design Overlay Zoning District (I-R-130-D-2); Industrial General Plan Designation ACTION: Adopted resolutions adopting Mitigated Negative Declaration ER-17-0599, approving Tentative Subdivision Map SD-17-0600, and approving Use Permit UP-17-0502 for an 88-unit Commercial Condominium Vehicle Storage Facility with amended Conditions of Approval. Staff Presentation/Commissioner Questions Elizabeth Caraker presented the Agenda Report and answered Commissioners’ questions. Applicant Henry Ruhnke, WRD Architects, provided a comparison between the previously approved project from 2006 with two buildings proposed and the current proposal for automobile storage with three buildings. Mr. Ruhnke said that the trip generation and water use dropped dramatically and the current proposal has fewer impacts overall. He also noted that the City’s method of measuring trees has changed since 2006, causing the number of trees proposed for removal to appear greater than before. Mr. Ruhnke said he supports staff’s recommendations and asked the Planning Commission to approve the project. In response to Vice Chair Dawson’s question, Mr. Ruhnke said the proposed project includes stone, plaster, and a series of grids to break up the mass. In response to Commissioner Ezekiel’s question, Mr. Ruhnke noted locations of trees and said as many existing trees as possible will be preserved and that adequate screening of buildings will be provided. In response to Commissioner Brassfield’s question, Mr. Ruhnke said language can be added to the approval stating that on-going monitoring and maintenance of landscaping and trees will occur. Regarding on-site parking, Mr. Ruhnke said the 96 spaces provided include full and compact spaces and are intended for visitors and not for overnight parking. Mr. Ruhnke said no on-going special events are proposed and that any events would require separate approval from the City. Ralph Borelli, project developer, answered Commissioner Brassfield’s questions regarding drainage and said the CC&R’s require that automobile detailing must be waterless and runoff must be contained. He also said a Fire Department inspection occurs annually. Commissioner Brassfield noted that the reference in the Agenda Report to CalAm and use of dams to distribute water is incorrect and should be updated in the Agenda Report template. Public Comments None. Commissioner Comments Commissioner Brassfield said he is concerned with screening the mass of the project from scenic Highway 68 and that it is important to consider how long it will take the trees to grow into adequate screening. Commissioner Ezekiel said he would like extended mitigation and monitoring for the trees and landscaping on site. Ms. Caraker suggested expanding upon Condition of Approval #4 for the tentative map to have the CC&R’s include landscape monitoring and mitigation on an on-going basis. Commissioner Ezekiel concurred. Planning Commission Meeting Minutes Tuesday, April 10, 2018 2  Planning Commission Minutes Tuesday, April 10, 2018 Commissioner Reed made a motion to adopt resolutions adopting Mitigated Negative Declaration ER-17-0599, approving Tentative Subdivision Map SD-17-0600, and approving Use Permit UP-17-0502 for an 88-unit Commercial Condominium Vehicle Storage Facility with amended Conditions of Approval as follows: 4. That prior to recordation of the Parcel Map, the applicant shall prepare and submit CC&R’s for review and approval by the City Attorney and the City Engineer. The CC&R’s shall contain provisions for the maintenance of the storm water detention facility and ongoing maintenance of all landscaping and habitat areas. The CC&R's shall be recorded concurrently with the parcel map. Commissioner Brassfield seconded the motion. On a motion by Commissioner Reed, seconded by Commissioner Brassfield, and carried by the following vote, the Planning Commission Adopted resolutions adopting Mitigated Negative Declaration ER-17-0599, approving Tentative Subdivision Map SD-17-0600, and approving Use Permit UP-17-0502 for an 88-unit Commercial Condominium Vehicle Storage Facility with amended Conditions of Approval: AYES: 5 COMMISSIONERS: Millich, Dawson, Brassfield, Ezekiel, Reed NOES: 0 COMMISSIONERS: None ABSENT: 2 COMMISSIONERS: Fletcher, Latasa ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None 4. Recommend City Council Approval of a Development Agreement with Ruby Falls Fund, LLC; and, Modify Use Permit 00-019 for 457, 465, 470, 565, and 570 Cannery Row; Applicant Mike Dunham; Owner Eric Jones; Zoning Cannery Row Commercial; General Plan Commercial; CEQA: EIR Addendum Filed (CONTINUE TO MAY 8, 2018) ACTION: Continued to May 8, 2018. Staff Presentation/Commissioner Questions Ms. Caraker asked the Planning Commission to take action and continue the item to May 8, 2018. Applicant No applicant present. Public Comments None. Commissioner Comments Commissioner Reed made a motion to continue the item to May 8, 2018. Vice Chair Dawson seconded the motion. On a motion by Commissioner Reed, seconded by Commissioner Dawson, and carried by the following vote, the Planning Commission continued the item to May 8, 2018: AYES: 5 COMMISSIONERS: Millich, Dawson, Brassfield, Ezekiel, Reed NOES: 0 COMMISSIONERS: None Planning Commission Meeting Minutes Tuesday, April 10, 2018 3  Planning Commission Minutes Tuesday, April 10, 2018 ABSENT: 2 COMMISSIONERS: Fletcher, Latasa ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Chair Millich adjourned the afternoon session at 4:45 p.m. RECONVENE ***Evening Session Agenda*** 7:00 – 11:00 p.m. Chair Millich called to order the evening session at 7:00 p.m. CONTINUED PUBLIC COMMENTS Mayor Clyde Roberson thanked the Planning Commission and said he has heard from the community what an incredible Planning Commission the City has after the meeting on personal wireless services projects. Mayor Roberson said he would like to thank Commissioner Ezekiel for his thoroughness, research skills, knowledge, and service on the Planning Commission as it is his last meeting. Judy Karas compared the Marina Library to the Monterey Library and said parking in the Downtown area for the library has become difficult. She also said better signage is needed to direct people to public restrooms in the Downtown area. PUBLIC HEARING 5. Recommend City Council Approval of the Draft Fiscal Year 2018/2019 (Program Year 18) Action Plan for Community Development Block Grant Funds and Authorization of Submittal to the U.S. Department of Housing and Urban Development; (Exempt from NEPA per 24 CFR Part 58 and from CEQA per Article 19, Section 15306, Class 6 and 15326, Class 26) ACTION: Adopted a resolution recommending that the City Council approve the Community Development Block Grant Annual Action Plan and authorize submission to the U.S. Department of Housing and Urban Development. Staff Presentation/Commissioner Questions Maryn Ljubimow presented the Agenda Report and answered Commissioners’ questions. Ms. Caraker also answered Commissioners’ questions. Public Comments Lynn Young, Josephine Kerns Memorial Pool, said the organization has been providing services for seniors and those with disabilities for 45 years. Ms. Young said the City’s support enables the organization to provide approximately 800 hours of therapeutic aquatic services each year, assist veterans transitioning out of homelessness, and leverage funding from other sources. Ms. Young thanked the City for their partnership and support. Susan Alnes, grant writer with Legal Services for Seniors, thanked the City for its support. Ms. Alnes said the Agenda Report states that the City was unable to reach Legal Services for Seniors, which is not accurate, and she asked for the record to be corrected. Planning Commission Meeting Minutes Tuesday, April 10, 2018 4 Planning Commission Minutes Tuesday, April 10, 2018 Barbara Mitchell, Interim Inc., said Interim uses approximately $20,000 in funding from the City to serve those who are homeless through hotel room vouchers, outreach, and housing services. Ms. Mitchell thanked the City for their support. Jennifer Dalton, Gathering for Women, thanked the City for making the organization their newest partner. Ms. Dalton said the organization’s mission is to serve homeless women in Monterey and that over 680 women were served in 2017. She also said there are 198 volunteers and 8 staff members serving women daily providing hot meals, showers and laundry facilities. Marjory Roach, Echo Housing, said the organization has been providing services as a qualified fair housing enforcement agency since 1964. Ms. Roach said Echo Housing provides counseling, investigation and testing services, attorney referrals, and tenant/landlord mediation. She encouraged the Planning Commission to recommend approval to the City Council. Judy Karas, Gathering for Women volunteer, said program participants get a feeling of appreciation and acceptance in addition to a hot meal. Ms. Karas said it is possible for the City to do a two year CDBG program and she suggested the City look into this option. She also said the City should buy Bayview School and use it for homeless housing. Luana Conley, Alliance on Aging, said she hopes City funds can also go towards her organization which looks for signs of abuse or neglect in nursing and senior facilities. Ms. Conley also spoke about Home Collaborative, a monthly meeting with County experts and social workers to discuss the housing crisis in Monterey County. Commissioner Comments Commissioner Ezekiel thanked all the community organizations for their passion and service to the community. Commissioner Brassfield said there is a lot of humanity involved in the organizations represented and that he appreciates their involvement. Commissioner Reed said the Government can only do so much and it is these organizations that really do the ground work and have an impact. Commissioner Reed made a motion to adopt a resolution recommending that the City Council approve the Community Development Block Grant Annual Action Plan and authorize submission to the U.S. Department of Housing and Urban Development. Commissioner Ezekiel seconded the motion. On a motion by Commissioner Reed, seconded by Commissioner Ezekiel, and carried by the following vote, the Planning Commission adopted a resolution recommending that the City Council approve the Community Development Block Grant Annual Action Plan and authorize submission to the U.S. Department of Housing and Urban Development: AYES: 5 COMMISSIONERS: Millich, Dawson, Brassfield, Ezekiel, Reed NOES: 0 COMMISSIONERS: None ABSENT: 2 COMMISSIONERS: Latasa, Fletcher ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Planning Commission Meeting Minutes Tuesday, April 10, 2018 5  Planning Commission Minutes Tuesday, April 10, 2018 Commissioner Reed recused himself from item #6 due to a conflict of interest due to his firm representing one of the subtenants of the project. 6. Deny 502 Munras Avenue; Appeal Application AP-18-0079 of Historic Preservation Commission Approval of Sign Application SI-18-0056 to Amend the Signage Program for the Cooper Molera, Consisting of a New Sign on the General Store building; Appellants Judy Karas, Laurie Hambaro, Luana Conley, Nancy Runyon; Applicant / Owner The National Trust for Historic Preservation; PC-D-H1 Zoning District; Exempt from CEQA Requirements per Section 15301, Class 1 and Section 15331, Class 31 ACTION: Adopted a resolution denying the appeal application and upholding the Historic Preservation Commission’s decision. Staff Presentation/Commissioner Questions Ms. Caraker presented the Agenda Report and answered Commissioners’ questions. Appellant Nancy Runyon, appellant, gave a presentation showing the original mural compared with the recreated mural and mock-ups of historic buildings with signage on them. She discussed the Historic Preservation Commission’s (HPC) findings, the potential for precedence setting, chapter 31 of the sign ordinance, and chapter 7 of the Downtown Specific Plan. Ms. Runyon stressed the importance of public art and said changing the historic context of the mural will create an oversized commercial sign. Ms. Runyon said 12 signs are sufficient and asked that the Planning Commission (PC) maintain the historic, interpretive mural. Applicant Katherine Malone-France, Senior Vice President for Historic Sites at the National Trust, gave a presentation regarding the history of the site, the adaptive re-use project underway at the site, images of different wall treatments over several years, the original sign proposal, and the design process. Ms. Malone-France said the sign is not historic and should not be treated that way. She also said the current mural is just a snapshot in time that does not have anything to do with the 20th century use of the building. Ms. Malone-France said the appellants have not identified a single error made by the HPC and she asked the Planning Commission to deny the appeal, allowing the change in signage to reflect the current uses in the building and writing the next chapter in the story of the Cooper Molera. In response to Commissioner Ezekiel’s question, Ms. Malone-France clarified that the entire historic site is referred to as the Cooper Molera. In response to Commissioner Brassfield’s question, Ms. Malone-France said there will be three different businesses on-site in addition to museum spaces. Public Comments Judy Karas, appellant, spoke about the importance of the A. A. Manuel Store and mural to her family’s history. Ms. Karas said she is disappointed with the National Trust and that the HPC’s decision should be overturned and more time should be given to find a better compromise. She also referenced an email from the City’s archivist, Dennis Copeland, supporting retention of the mural. Ms. Karas said changing the mural without public’s support is a misstep, and she asked the PC to carefully consider the consequences of their decision. Jeff Beckham, Alliance of Monterey Area Preservationists, gave the history of A. A. Manuel and said he remains a prominent figure in Monterey today. Mr. Beckham said if the existing sign is taken down A. A. Manuel’s connection to Monterey will be lost. He also questioned the Planning Commission Meeting Minutes Tuesday, April 10, 2018 6 Planning Commission Minutes Tuesday, April 10, 2018 amount of signage needed for the new businesses and suggested retaining the current sign and utilizing temporary signage if the businesses struggle. Luana Conley, appellant, said she wants the new tenants to succeed and maintaining the mural would help accomplish this. She spoke of her experience working with Monterey County’s signage code. Ms. Conley said she has a petition to preserve the existing mural with over 100 signatures and she asked the Planning Commission to vote with the community and citizens and not paint over the mural. Frank Sollecito said the proposed project is great and the HPC did a fantastic job of getting it to the point it is at today. He also said the two signs are very similar, but the proposed sign would correctly identify what is inside the Cooper Molera and help navigate people. Mr. Sollecito said he is glad that the residents are passionate, but he does not see any errors in the HPC’s decision and therefore the Planning Commission has to deny the appeal. Julie Ingall said although the proposed sign is in the style of the existing mural, it is not the same as maintaining the mural, which is an important illustration of what the building looked like at one time in history. She questioned why a large sign with the multiple businesses is now proposed if the applicant was fine with a smaller sign originally. Ms. Ingall said although the mural only represents a brief time period it is still a part of history that residents enjoy. Laurie Hambaro, appellant, said the current mural is visible from the other end of the street, piquing the interest of visitors. She also said the proposed sign is attractive, but has no historic context and is more advertising than other businesses are allowed. Ms. Hambaro said changing the sign will affect the history of Monterey and she hopes that the Planning Commission will approve the appeal and leave the sign the way it is currently. If the appeal is denied, Ms. Hambaro said the whole mural should be removed and the applicant’s initial sign design should be approved. Susan Nine said the applicant has stated that the current mural has no historic value, however the applicant’s proposed sign mimics the mural. She spoke of bringing elementary classes to the Cooper Molera for decades and said the commercial element should be downplayed as much as possible. Ms. Nine said the site has adequate signage already and she urged the Planning Commission to not allow the proposed sign design. Marissa Mercado said the existing sign is part of the fabric of Monterey’s history and is historic because it is a true replication. She also said State Park staff and volunteers have all interpreted the sign to visitors and seen visitors walk in specifically because of the sign. Ms. Mercado said the proposed sign does not conform to City code and the appeal should be approved. Fred Muerer said the Cooper Molera is well loved by the State Park staff and community, but was previously red-tagged, and was not generating enough public interest and income to keep it alive. He also said visitors will still be able to see the proposed sign and will be drawn inside, making the site financially viable. Mr. Muerer said a great debt of gratitude is owed to the National Trust and developer team for bringing the building back to life and allowing it to be used for the next hundred years. He also said the HPC did not err in their decision and the proposal is consistent with historic preservation guidelines so the appeal should be denied. Commissioner Comments Commissioner Ezekiel said he applauds the work that has been done and the investment that Planning Commission Meeting Minutes Tuesday, April 10, 2018 7 Planning Commission Minutes Tuesday, April 10, 2018 will change the Downtown dramatically. He said the current discussion seems to be about the content of the signage. Commissioner Ezekiel said the sign and its history should be preserved. Vice Chair Dawson said to approve the appeal, the Planning Commission has to find that the HPC has erred in their decision and he does not think they erred. He also said the sign should show what is inside the building now, and the existing sign does not. Vice Chair Dawson said the HPC determined the sign is not historic and saying that the sign has longevity is wrong. Commissioner Brassfield said he agrees that the HPC did not err in their decision. He said he is glad community members provided input, as it balances out decisions made in the City. Commissioner Brassfield said he appreciates the efforts to make the Cooper Molera viable in order to support the building and its maintenance after the State was unable to. He also said that the businesses in the Cooper Molera need to be supported and as long as the proposal is within the City regulations the Planning Commission should support the HPC’s decision. Chair Millich said historically it would be more accurate to have “Cooper Molera” depicted on the existing sign instead of “A. A. Manuel.” He also said for the proposed sign, a distinction could be made when calculating the sign area that “Cooper Molera” is informational and the business names are commercial. Chair Millich recognized the work the National Trust has accomplished at the site and said he supports denying the appeal. Vice Chair Dawson made a motion to adopt a resolution denying the appeal application and upholding the HPC’s decision. Commissioner Brassfield seconded the motion. On a motion by Commissioner Dawson, seconded by Commissioner Brassfield, and carried by the following vote, the Planning Commission Adopted a resolution denying the appeal application and upholding the Historic Preservation Commission’s decision: AYES: 3 COMMISSIONERS: Dawson, Millich, Brassfield NOES: 1 COMMISSIONERS: Ezekiel ABSENT: 2 COMMISSIONERS: Latasa, Fletcher ABSTAIN: 0 COMMISSIONERS: None RECUSED: 1 COMMISSIONERS: Reed COMMISSIONERS COMMENTS Chair Millich said he, along with Commissioner Fletcher and Commissioner Ezekiel, went to the League of Cities Planning Commissioners Academy and Ms. Caraker hosted a fantastic panel. Commissioner Ezekiel said it is his last meeting and it was a privilege and an honor to sit on the Planning Commission and to get to know the Commissioners and City staff. Chair Millich said it has been a pleasure serving with Commissioner Ezekiel. Commissioner Brassfield said he appreciates the amount of staff time required for each project, comments from the public, the mixture of people serving on the Planning Commission, and the Commission’s accomplishments. Commissioner Brassfield also said he does not have a clear understanding of the rate at which a proponent may increase the number of housing units on a project since the Specific Plans are pretty general regarding these numbers. He also said he does not see a benefit to the City of the increase in numbers and that the Planning Commission Meeting Minutes Tuesday, April 10, 2018 8  Planning Commission Minutes Tuesday, April 10, 2018 Planning Commission has a responsibility to ensure proposals are within the best interest of the City. Ms. Caraker said staff will agendize this topic for discussion at a future meeting. INFORMATIONAL REPORTS & STAFF COMMENTS 7. Planning Office Update  Update received.  Ms. Caraker said there are no items for the next meeting of the Planning Commission and she has three study session items (Lighthouse Area traffic study, project staking and density) that will be discussed in early summer.  Ms. Caraker said she has received approval for Planning Commissioners to order City business cards, at their own expense, if they choose to do so.  In response to Commissioner Brassfield’s question regarding the Planning Commission’s review of plans, Ms. Caraker said the Local Coastal Program update and North Fremont Specific Plan amendments should be coming before the Commission soon. ADJOURNMENT There being no further business, the meeting adjourned at 9:05 p.m. Respectfully Submitted, Approved, Elizabeth Caraker Chair Housing and Community Development Manager Planning Commission Planning Commission Meeting Minutes Tuesday, April 10, 2018 9