Planning Commission Meeting
Regular MeetingMonterey, CA · April 28, 2020
Minutes
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MINUTES
PLANNING COMMISSION
Tuesday, April 28, 2020
4:00 PM
AFTERNOON SESSION ONLY
580 PACIFIC STREET, COUNCIL CHAMBERS
MONTEREY, CALIFORNIA
Commissioners Present: Brassfield, Freeman, Dawson, Fletcher, Latasa, Millich, Reed
Commissioners Absent: None
Staff Members Present: Assistant Manager Nat Rojanasathira, Community Development
Director Cole, Recording Secretary Cleary
CALL TO ORDER
Chair Brassfield called the meeting to order at 4:00 p.m. Assistant City Manager Nat
Rojanasathira provided information to the public about how to participate by calling in to give
public comment on the live web meeting.
CONSENT ITEMS
Approval of Minutes
2. April 14, 2020
ACTION: Approved as submitted.
Vice Chair Freeman complimented the recording secretary on summarizing and clarifying a
complex set of public comments.
On a motion by Commissioner Reed, seconded by Commissioner Dawson, and carried by the
following vote, which was conducted by roll call, the Planning Commission approved the
minutes as submitted:
AYES: 7 COMMISSIONERS: Brassfield, Freeman, Dawson, Fletcher, Latasa,
Millich, Reed
NOES: 0 COMMISSIONERS: None
ABSENT: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
***End of Consent Agenda***
PUBLIC COMMENTS
None.
PUBLIC HEARING
3. Recommend the City Council Approve Amendments to the City General Plan, Cannery
Row Conservation District, Old Town Area Plan and Monterey City Code Section 38-107
Requiring Utility Undergrounding (Exempt from CEQA Per Article 19, Sections 15202,
15304 and 15305, Classes 2, 4 and 5 and Sections 15061(b)(3) and Public Resources
Code Section 21080(b)(1))
ACTION: Approved as amended.
DocuSign Envelope ID: 1C380434-685E-4E47-9CE1-ADDAB3471C52
Planning Commission Minutes Tuesday, April 28, 2020
Staff Presentation/Commissioner Questions
Community Development Director Kimberly Cole presented the Agenda Report, answered
Commissioners’ questions, and discussed verbiage with the Commission.
Commissioner Latasa asked what triggers this requirement and Ms. Cole referred to Zoning
Ordinance 38-107. The Commissioner stated the importance of including clear verbiage
defining which projects would require undergrounding. Commissioner Millich suggested
indicating undergrounding “where feasible”, and supported verbiage allowing the Planning
Commission to determine infeasibility. Commissioner Dawson requested specification of
remodel inclusion. In the final resolution verbiage, Ms. Cole stipulated this applies to new
buildings - defined in the existing zoning code - and fifty percent remodel is considered a new
structure requiring undergrounding.
Commissioner Millich asked if the policy will distinguish between commercial or residential.
Ms. Cole stated residents also seek undergrounded utilities to lower fire hazard risk in
neighborhoods.
Applicant
None.
Public Comments
Pat Venza of the Monterey Vista neighborhood spoke in support of utility undergrounding
mandated in the City code.
Jean Rasch spoke in support of undergrounding and thanked Ms. Cole for the detailed
explanation.
Susan Nine, president of Monterey Vista Neighborhood Association, thanked staff and Council
for revisiting this topic, and urged the Commission to adopt this amendment with the fifty
percent remodel stipulation. Ms. Nine spoke in support of undergrounding utilities in
neighborhoods and referenced State Law regarding undergrounding in residential areas.
Laurie Hambaro suggested using “facilitate” in place of “support” in the proposed amendment.
Commissioner Comments
Chair Brassfield asked Ms. Cole to summarize the discussed changes. Ms. Cole summarized
the proposed District Plan changes as follows:
The proposed General Plan language is appropriate as recommended.
The Cannery Row Conservation District can either remain as recommended or be
eliminated from the plan completely.
In the Old Town Area Plan, the word “support” must be changed to be more general or
the language be removed from the plan.
In the Zoning Ordinance amendment language, “development site” can become “new
building”.
Commissioner Dawson questioned the possibility of utilizing only the General Plan and Zoning
Ordinance rather than editing each of the specific plans. With that approach, Ms. Cole
recommended deleting the language from the Neighborhood Policy documents because as
written they conflict with General Plan and Zoning amendments.
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Tuesday, April 28, 2020
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DocuSign Envelope ID: 1C380434-685E-4E47-9CE1-ADDAB3471C52
Planning Commission Minutes Tuesday, April 28, 2020
Commissioners Latasa, Millich, and Reed expressed support for the General Plan language as
discussed. Commissioner Reed proposed to include undergrounding stipulations in the
General Plan and Zoning Ordinance but eliminate it from Cannery Row and Old Town Plans.
Ms. Cole clarified the action is to propose the General Plan and Zoning Ordinance change and
eliminate other document references. Commissioner Freeman suggested inserting a sentence
in each Specific Plan referring to the General and Zoning Plans for position of utilities.
Commissioner Reed stated the General Plan governs unless it is amended by a Specific Plan,
thus the topic need not be included in any Specific Plans. Chair Brassfield reiterated the
general plan trumps the specific plans unless otherwise specified. For simplicity and clarity,
Commissioner Fletcher suggested confronting the topic at the General Plan level but not in the
other Plans.
On a motion by Commissioner Reed, seconded by Commissioner Fletcher, and carried by the
following vote, the Planning Commission made a recommendation to the City Council to
approve amendments to the City General Plan and Monterey City Code to require
undergrounding of new buildings. The references in the Cannery Row Conservation District
and Old Town Plan are to be eliminated.
AYES: 7 COMMISSIONERS: Brassfield, Freeman, Dawson, Fletcher, Latasa,
Millich, Reed
NOES: 0 COMMISSIONERS: None
ABSENT: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
4. Consider City Council Referral to Reduce Commercial Space Requirements in the Downtown
Specific Plan, Lighthouse Specific Plan, North Fremont Specific Plan and Cannery Row Land
Use Plan to Increase the Development of Affordable Housing Units (Exempt from CEQA Article
19, Section 15306, Class 6)
ACTION: Continued.
Staff Presentation/Commissioner Questions
Ms. Cole presented the Agenda Report, answered Commissioner questions, and discussed potential
options.
Vice Chair Freeman questioned which portions of mixed-use properties typically carry the economic
value. Ms. Cole specified residential generates more rent than commercial, and residential units rent
faster than commercial.
Commissioner Reed asked how the League of California Cities governs residential spaces on street
fronts in lively commercial districts. Ms. Cole had not found studies on this issue but indicated that
along street frontage the maximum commercial viability is roughly three to five blocks.
Vice Chair Freeman expressed concern for homeless loitering impact on first-floor residential on
Alvarado Street.
Commissioner Millich inquired about the feasibility of selectively allowing ground floor residential in
lesser used commercial areas. Ms. Cole suggested the concept of utilizing conditional use permits to
allow residential above, behind, or subordinate to commercial storefronts. The Director stated there
are more possibilities on Lighthouse with fewer conflicts.
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Tuesday, April 28, 2020
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DocuSign Envelope ID: 1C380434-685E-4E47-9CE1-ADDAB3471C52
Planning Commission Minutes Tuesday, April 28, 2020
Applicant
None.
Public Comments
Susan Nine spoke in support of the Planning Commission’s discussion and alleged that when
businesses reopen post COVID-19, many commercial properties may be driven by need for revenue
to transition to residential, resulting in closure of businesses.
Commissioner Comments
The Commission discussed potential mixed-use options by planning area.
The Commissioners agreed the Downtown District and Alvarado Street distinctly is not viable for
ground-floor residential due to the limited space, bustling environment, and homeless loitering.
Commissioners Latasa and Fletcher supported allowing residential in some specific areas on a
conditional basis.
Commissioners Dawson and Reed hesitated to support ground floor residential in concern of
commercial shifting to residential in favor of higher rental value. Vice Chair Freeman and
Commissioner Fletcher stated higher potential in conditionally permitting residential on Lighthouse
provided entrances would be constructed to protect residents. Commissioners Fletcher, Latasa, and
Millich agreed on both accounts. Commissioner Millich stated a need for clearly stated design
standards.
Ms. Cole stated the North Fremont District’s current policy conditionally permits residential above,
behind, or subordinate to commercial storefronts. Commissioner Fletcher and Vice Chair Freeman
asserted mixed-use is feasible in under-developed North Fremont. Commissioner Millich requested
information on commercial vs residential vacancy rates and affirmed identical rules should regulate
both the Lighthouse and North Fremont Districts. Commissioner Dawson suggested allowing
demand to drive use over time. Commissioner Reed stated the importance and complexity of
creating a flexible and specific plan while allowing recessed and private residences aesthetically
differentiated from commercial fronts. The Commissioner suggested steering development toward
higher density instead of adding residences in commercial spaces. Commissioner Latasa suggested
allowing residential behind commercial storefronts. Chair Brassfield and Vice Chair Freeman agreed
in designing the solution rather than transforming the problem.
Under further discussion, the Commission decided the potential amendments must be refined and
revisited at a future meeting. Ms. Cole summarized the discussed amendments as follows:
On Alvarado Street and Franklin from Pacific to Tyler, ground floor residential would not be
permitted
Calle Principal and Adams may be conditionally permitted
On Lighthouse Avenue, include language specifying residential may be permitted above,
behind, or subordinate to commercial
No change to North Fremont
No change to Cannery Row
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DocuSign Envelope ID: 1C380434-685E-4E47-9CE1-ADDAB3471C52
Planning Commission Minutes Tuesday, April 28, 2020
COMMISSIONERS COMMENTS
Commissioner Latasa and Chair Brassfield expressed frustration with audio and technical
difficulties of teleconferencing and requested staff to improve the issues.
Mr. Rojanasathira reminded Commissioners and viewers the aired meeting exhibits a chyron
explaining call-in instructions for public comment.
INFORMATIONAL REPORTS & STAFF COMMENTS
Update received.
ADJOURNMENT
There being no further business, the meeting adjourned at 5:55 p.m.
Respectfully Submitted, Approved,
Kimberly Cole, AICP Chair
Community Development Director Planning Commission
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Tuesday, April 28, 2020
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Agenda
Planning Commission Commissioners
Agenda Mike Brassfield, Chair
Sandra Freeman, Vice Chair
AFTERNOON SESSION ONLY Mike Dawson
Daniel Fletcher
Tuesday, April 28, 2020 Terry Latasa
Stephen Millich
4:00 PM – 5:30 PM Hansen Reed
Teleconference
Monterey, California
IMPORTANT NOTICE:
Pursuant to Governor Newsom’s Executive Orders N-29-20 and N-33-20, and to do all we can
to help slow the spread of COVID-19 (coronavirus):
Meetings of the Monterey City Council and its Boards and Commissions will be
conducted with virtual (electronic) participation only. Members of the public may watch
the live stream of the City Council and Boards and Commission meetings at
https://www.youtube.com/cityofmonterey (up to 10 second delay) or on television on
Channel 25 (up to 90 second delay). The YouTube live stream has the shortest delay
and is recommended for anyone wishing to provide public comment (see details below).
BEFORE EACH MEETING, members of the public may participate by submitting
comment(s) to planning@monterey.org from an email account or a cell phone’s texting
app until ½ hour before the start of the meeting. These emails and text messages will be
shared with the Planning Commission prior to the start of the meeting, but will not be
read aloud during the meeting. All comments received will become part of the record.
DURING EACH MEETING, members of the public may participate by calling and
speaking live during the designated time(s), subject to time limits that may be imposed
pursuant to the Brown Act. To provide public comment:
o Please follow along with the meeting on the YouTube live stream, as it has the
shortest delay, and only call when the public comment period is announced.
o When the public comment period is announced, call the telephone number that
will be provided on-screen and announced at the meeting. Enter the conference
room number, then #.
o You will be muted upon joining the call.
o Enter *5 to “raise your hand.” When it is your turn to speak, you will be unmuted.
o Between comment periods, please hang up the phone. If you wish to comment
on another item, please call back when the public comment period is announced.
FIELD TRIP
The Planning Commission will not conduct a field trip to review the April 28, 2020 PC
meeting agenda. For more information, call (831) 646-3885. Date Posted: April 24, 2020
***Afternoon Session Agenda***
4:00 - 5:30 p.m.
CALL TO ORDER
1. Meeting Procedures
CONSENT ITEMS
CONSENT ITEMS allow for a review of those items recommended for approval on
consent or recommended to be continued, tabled or withdrawn, etc. Consent items
consist of those items which are routine and for which a staff recommendation has been
prepared. A member of the public or a Commissioner may request that an item
recommended for approval on consent be heard on the regular agenda for further
discussion.
Approval of Minutes
2. April 14, 2020
***End of Consent Agenda***
PUBLIC COMMENTS
PUBLIC COMMENTS. At this time, the public may speak for a maximum of three minutes
on any subject which is within the jurisdiction of the Monterey Planning Commission and
which is not on the agenda. Any person or group desiring to bring an item to the attention
of the Commission may do so during Public Comments or by addressing a letter of
explanation to the Commission, City Hall, Monterey, CA 93940. Public Comments are
taken during the afternoon session and continued at the evening session. Individuals
may choose to speak once for up to three minutes at either session, but not both.
PUBLIC HEARING
PUBLIC HEARINGS are required by law for certain actions. You are welcome to offer
your comments after being recognized by the Chair. The Chair may limit the time
allocated to each speaker. Project representation is encouraged.
3. Recommend the City Council Approve Amendments to the City General Plan,
Cannery Row Conservation District, Old Town Area Plan and Monterey City
Code Section 38-107 Requiring Utility Undergrounding (Exempt from CEQA
Per Article 19, Sections 15202, 15304 and 15305, Classes 2, 4 and 5 and
Sections 15061(b)(3) and Public Resources Code Section 21080(b)(1))
PUBLIC APPEARANCE
PUBLIC APPEARANCE items are reports on action or informational issues that might
stimulate public discussion, but that do not require formal noticing as public hearings.
You are welcome to offer your comments after being recognized by the Chair. The Chair
may limit the time allocated to each speaker.
4. Consider City Council Referral to Reduce Commercial Space Requirements in
the Downtown Specific Plan, Lighthouse Specific Plan, North Fremont
Specific Plan and Cannery Row Land Use Plan to Increase the Development
of Affordable Housing Units (Exempt from CEQA Article 19, Section 15306,
Class 6)
COMMISSIONERS COMMENTS
COMMISSIONERS may ask a question for clarification, make a brief announcement or
make a brief report on his or her activities. In addition, a Commissioner may provide a
referral to staff or other resources for factual information, request staff to report back to
the body at a subsequent meeting concerning any City matter, or direct staff to place a
request to agendize a matter of business on a future agenda. (G.C. 54954.2)
INFORMATIONAL REPORTS & STAFF COMMENTS
INFORMATIONAL REPORTS & STAFF COMMENTS supply information on activities or
announcements and may request clarification or direction regarding the scheduling of
Planning Commission
4/28/2020 4:00:00 PM
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meetings and study sessions.
5. Planning Office Updates
ADJOURNMENT
ADJOURNMENT — The general policy of the Planning Commission is that the Afternoon Session
will end no later than 5:30 p.m. and the Evening Session will end no later than 11:00 p.m. Any
public agenda items that have not been completed within the designated adjournment time may
be formally extended by the Commission, or continued to the next regularly scheduled Planning
Commission Meeting, or continued to a Special Meeting.
Agenda packets may be reviewed by the public in the Monterey Public Library, in the Planning
Office, or on the web at http://www.monterey.org beginning late Friday afternoon prior to the date
of the meeting.
Members of the public have the right to address the Commission on any Agenda items. The Chair
will formally open the floor for public comment. However, if you wish to speak to items during
"Consent Agenda" or "Staff Informational Report," please advise the staff or the Chair prior to the
action on that item and you will be recognized. Notification as much in advance as possible is
appreciated.
Information distributed to the Commission at the meeting becomes part of the public record. A
copy of written material, pictures, etc. should be provided to the Secretary for this purpose.
Planning Commission decisions may be appealed within ten (10) days from the date of the
decision on forms available in the Planning Division during business hours. When the tenth day
falls on a weekend or a holiday, the appeal deadline date is the next working day following the
holiday or weekend. An appeal fee will apply. For more agenda information, call the Planning
Office at (831) 646-3885.
Planning Commission Meetings are cable cast live and videotaped for replay on Monterey's
Government Access Channel 25 by Access Monterey Peninsula (AMP).
CITY OF MONTEREY'S 24-HOUR SUGGESTION HOTLINES:
Voicemail: (831) 646-3799
FAX: (831) 646-3793
Email: suggest@monterey.org
WebPage: http://www.monterey.org
The City of Monterey is committed to including the disabled in all of its services, programs
and activities. In compliance with the Americans with Disabilities Act, if you need special
assistance to participate in this meeting, please contact the City Clerk’s Office at (831) 646-
3935. Notification 30 hours prior to the meeting will enable the City to make reasonable
arrangements to ensure accessibility to this meeting [28 CFR 35.102-35.104 ADA Title
II]. Later requests will be accommodated to the extent feasible. For communication-related
assistance, dial 711 to use the California Relay Service (CRS) to speak to City offices. CRS
offers free text-to-speech, speech-to-speech, and Spanish-language services 24 hours a day, 7
days a week. If you require a hearing amplification device to attend a meeting, dial 711 to use
CRS to talk to the City Clerk's Office at (831) 646-3935 to coordinate use of a device.
MORE INFORMATION IS AVAILABLE BY CALLING 646-3885
Planning Commission
4/28/2020 4:00:00 PM
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