Planning Commission Meeting

DocuSign Envelope ID: 284DBF6D-6389-4D84-A00E-D4191AF57FC6 MINUTES PLANNING COMMISSION Tuesday, May 26, 2020 4:00 PM AFTERNOON SESSION ONLY TELECONFERENCE 580 PACIFIC STREET, COUNCIL CHAMBERS MONTEREY, CALIFORNIA Commissioners Present: Brassfield (arrived at 4:05 p.m. and departed at 6:00 p.m.), Freeman, Dawson, Fletcher, Latasa, Millich, Reed Commissioners Absent: None Staff Members Present: Community Development Director Cole, Senior Associate Planner Schmidt, Associate Planner Sabdo, Recording Secretary Cleary CALL TO ORDER Vice Chair Freeman called the meeting to order at 4:01 p.m. Community Development Director Cole 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. May 12, 2020 ACTION: Approved as submitted. On a motion by Commissioner Reed, seconded by Commissioner Dawson, and carried by the following vote, the Planning Commission approved the minutes as submitted: AYES: 6 COMMISSIONERS: Freeman, Dawson, Fletcher, Latasa, Millich, Reed NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Brassfield ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Chair Brassfield arrived at 4:05 p.m. ***End of Consent Agenda*** PUBLIC COMMENTS None. PUBLIC HEARING 3. Consider adopting a Mitigated Negative Declaration for the Iris Canyon Sediment Removal Project, including removal of sediment and recontouring a 1,200 linear foot segment of the Iris Canyon Creek channel; Applicant City of Monterey, Thomas Korman, PE, PLS, Senior Engineer; Residential Single-Family Zoning District (R-1-20); Parks and Open Space General Plan Designation ACTION: Approved. DocuSign Envelope ID: 284DBF6D-6389-4D84-A00E-D4191AF57FC6 Planning Commission Minutes Tuesday, May 26, 2020 Staff Presentation/Commissioner Questions Commissioner Dawson recused due to residential proximity to this item’s location. Associate Planner Sabdo presented the Agenda Report and answered Commissioners’ questions. Commissioner Millich asked what percentage of the proposed work is deepening existing trenches versus how much is expansion. Project Manager Thomas Korman answered the focus is restoration to remove sediment that has been accumulating for years. Commissioner Latasa asked how the trenches will be created. Mr. Korman responded that the slopes are 2:1 and the width varies from 8-foot minimum to existing grade, and within that there is restoration by seeding or planting. Vice Chair Freeman asked how much the project will cost and who will pay for it. Mr. Korman responded it was an existing Neighborhood Improvement Project, and the aim is to fund it through the Measure S fund. Chair Brassfield asked if that fund is for roadways. Mr. Korman answered Measure S includes storm drainage. Chair Brassfield referenced the 1960s, asking if the channel had been moved since that time. Mr. Korman mentioned the area filled with sediment over time because there had been no maintenance or permits for maintenance, and further explained the goal is to maintain the area. Chair Brassfield asked about location and existence of car-blocking logs in this area. Mr. Korman mentioned that area is upstream of the project site. Chair Brassfield asked how deep the new channel would be. Mr. Korman answered in some sections the depth is 2 feet and some areas are 5 feet deep, but likely nothing would be greater than 5 feet. Chair Brassfield asked what would happen to the green waste after it is removed. Mr. Korman responded it is possible much of this could be reused. Public Comments None. Commissioner Comments Commissioner Reed spoke in support of the project and referenced Google Earth, stating the logs are on the opposite side of the road from the project site. On a motion by Vice Chair Freeman, seconded by Commissioner Reed, and carried by the following vote, the Planning Commission adopted a Mitigated Negative Declaration for the Iris Canyon Sediment Removal Project, including removal of sediment and recontouring a 1,200 linear foot segment of the Iris Canyon Creek channel: AYES: 6 COMMISSIONERS: Brassfield, Freeman, Fletcher, Latasa, Millich, Reed NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None RECUSED: 1 COMMISSIONERS: Dawson Planning Commission Meeting Minutes Tuesday, May 26, 2020 2 DocuSign Envelope ID: 284DBF6D-6389-4D84-A00E-D4191AF57FC6 Planning Commission Minutes Tuesday, May 26, 2020 4. Consider Recommending City Council Adoption of a Mitigated Negative Declaration, and Approval of Use Permit to Amend CHOMP PC Plan and Allow Development of Parking Lot on Slopes Greater than 25% at 23795 Holman Highway; Applicant/Owner Community Hospital of the Monterey Peninsula/Montage Health; Planned Community District, Commercial Land Use Designation ACTION: Approved. Staff Presentation/Commissioner Questions Senior Associate Planner Schmidt presented the Agenda Report and answered Commissioners’ questions. Commissioner Reed asked if view impacts from downhill on the wharf looking uphill would be examined or impacted. Mr. Schmidt stated he visited the wharf via Google Earth to look up at the hills and explained there is a shallow ridge between the parking lot and the wharf and a loss of trees from that location would likely not be noticed. Ms. Cole referenced the topography map to show the gully is setback behind a ridgeline. Commissioner Dawson asked if the Community Hospital of the Monterey Peninsula (CHOMP) is visible from the wharf, because the hospital will be taller than the parking lot. Mr. Schmidt shared a Google Earth screen to explore the view impacts from the Wharf and up the mountains. Commissioner Millich asked if a tree maintenance plan exists for fire safety and replanting. Mr. Schmidt responded the project Arborist recommended 400 trees for removal that are not part of the current proposal, though the Planner believed CHOMP intends to clean up that area of forest. Commissioner Millich asked about tree replacement after removal. Mr. Schmidt suggested multiple outcomes, stating he hopes CHOMP has a plan for removal in the future. Commissioner Millich asked a clarifying question regarding plant replacement after removal. Mr. Schmidt responded that within the three-year timeframe outlined in the proposal, CHOMP must maintain an 80% success rate for seedlings and may replant if that percentage is not reached. Commissioner Latasa asked clarifying questions regarding retaining wall placement, netting, and lighting, expressing concerns for visual impact. Chair Brassfield asked what would happen with debris that falls over the edge of the retaining wall, sharing concern for trees and large debris falling downhill over the tall edge. Chair Brassfield asked if replacement trees would maintain the current ratio of oaks to pines after the renovation. Mr. Schmidt suggested the current ratio is about 50 percent and the replacement ratio was undecided at that time. Chair Brasfield inquired about lighting and shared concern for CHOMP employee safety. Mr. Schmidt shared information regarding CHOMP’s plan for adjustable lighting. Applicant Anthony Lombardo, on behalf of CHOMP, stated the purpose of the parking lot is to meet needs of staff, patients and visitors because the current lots do not suffice. Addressing Commissioner questions, Mr. Lombardo confirmed the parking lot is not visible from the highway or the Wharf, storm water will be detained and retained onsite, 1:1 reforestation will occur, and the project will utilize down lighting subject to ARC approval. Further, Mr. Lombardo addressed an issue with Planning Commission Meeting Minutes Tuesday, May 26, 2020 3 DocuSign Envelope ID: 284DBF6D-6389-4D84-A00E-D4191AF57FC6 Planning Commission Minutes Tuesday, May 26, 2020 traffic ignoring directional signals, stating CHOMP feels Caltrans should extend the median rather than the property owners themselves. Mike Bellinger, representing CHOMP, stated that CHOMP has an on-site group that works with arborists and plants trees along highway corridors to lower impacts to neighboring views. Further, Mr. Bellinger suggested that removing trees past their maturity opens the forest and allows natural diversity, and alleged most of the trees are 1:1 oak and pine, though the area is past being majority Monterey Pines and is moving toward a more diverse structure. Public Comments None. Commissioner Comments Commissioner Reed reiterated concern for view impact from the Wharf and lower part of the Peninsula looking uphill, and recommended Staff to prepare a report specifically for that at the City Council meeting, provided the recommendation gets approved. The Commissioner also recommended Council to require ARC review, and addressed the requirement to extend the median on Highway 68, affirming the median there should block left-turning traffic. Commissioners Millich and Latasa agreed. Commissioner Millich stated his concern had been addressed and suggested CHOMP’s Good Neighbor Policy will ensure the project is completed in 3 years. Commissioner Latasa spoke in support of the project but reaffirmed lighting is a major issue and recommended ARC review and ensuring story poles are as high as the retaining wall would be to precisely show how views would be affected. Commissioner Fletcher spoke in support of the project but shared concern with visibility and mitigation, also affirming both issues will be addressed and will remain true to recommendations. Vice Chair Freeman spoke in support and agreed with Commissioners Latasa and Reed in protecting the hospital and the City by enforcing ARC review for the retention wall and lighting. Commissioner Dawson referenced the lights, stating a hood would keep them less visible from the highway. The commissioner stated people who live down this hill are very concerned with fire damage. Chair Brassfield referenced a previous field trip where someone asked why there are so many trees in that area, and specified the answer was because CHOMP had planted them. The Chair shared concern for deforestation because Monterey has lost an estimated 10,000 trees in the last few years, and specifically requested a fair percentage of oaks and pines to be replaced. Chair Brassfield citing concern with lighting and safety at the parking lot because an employee’s walk from the hospital to the parking lot can be very dangerous, particularly if a light is out. For this reason, the Chair also recommended ARC review. On a motion by Commissioner Reed, seconded by Commissioner Fletcher, and carried by the following vote, the Planning Commission recommended the City Council to approve Use Permit 19-0117 and adopt a Mitigated Negative Declaration for development of a 200-space parking lot and PC plan amendment at 23795 Holman Highway on slopes greater than 25%: Planning Commission Meeting Minutes Tuesday, May 26, 2020 4 DocuSign Envelope ID: 284DBF6D-6389-4D84-A00E-D4191AF57FC6 Planning Commission Minutes Tuesday, May 26, 2020 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 5. Consider Recommendation to City Council to Repeal and Replace Monterey City Code Section 38-26(G) to Allow Home Occupations without a Separate Permit Process Subject to Restrictions (Exempt from CEQA Article 19, Section 15305, Class 5) ACTION: Approved. Staff Presentation/Commissioner Questions Community Development Director Cole presented the Agenda Report and answered Commissioners’ questions. Commissioner Dawson asked what qualifies as significant in terms of extra traffic and pedestrians. Ms. Cole explained the impact becomes problematic if customers or employees start appearing regularly at the site. Commissioner Dawson asked if neighbors would still be notified of incoming businesses. Ms. Cole explained how the process would work. Commissioner Millich asked if the revenue is generating a problem. Ms. Cole described the current administrative process, explaining short staffing issues and time spent processing, notifying, and approving Home Occupation permits. Commissioner Millich questioned revocation of non-compliant permit holders. Ms. Cole explained the City could still issue fines consistent with current protocols. Vice Chair Freeman asked if this process and notification protocol will be incorporated as part of the business license process. Ms. Cole specified the goal is to work with the Finance Department to ensure the 10 conditions of Home Occupation are provided within the Business Licensing process for home-based businesses. Chair Brassfield asked if business cards count as advertisements. Ms. Cole clarified the meaning of advertisement within the City Code. Chair Brassfield asked if Accessory Dwelling Units (ADUs) can hold a Home Occupation permit. Ms. Cole clarified that because ADUs are residences, their residents can hold Home Occupation permits. Public Comments None. Commissioner Comments Commissioner Reed shared concern with home businesses but conceded to support the amendment. Commissioner Latasa spoke in support of the change. Planning Commission Meeting Minutes Tuesday, May 26, 2020 5 DocuSign Envelope ID: 284DBF6D-6389-4D84-A00E-D4191AF57FC6 Planning Commission Minutes Tuesday, May 26, 2020 Commissioner Dawson supported the change but affirmed the City must be vigilant to prevent abuse of Home Occupations. Chair Brassfield left the meeting at 6:00 p.m. due to technical difficulty. On a motion by Commissioner Reed, seconded by Commissioner Fletcher, and carried by the following vote, the Planning Commission recommended the City Council to repeal and replace Monterey City Code section 38-26(G) to allow Home Occupations without a separate permit process, subject to restrictions: AYES: 6 COMMISSIONERS: Freeman, Dawson, Fletcher, Latasa, Millich, Reed NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None ABSTAIN: 1 COMMISSIONERS: Brassfield RECUSED: 0 COMMISSIONERS: None COMMISSIONERS COMMENTS Vice Chair Freeman asked whether the Council is considering open-air seating and dining on Alvarado Street closed to traffic. Ms. Cole answered that as of May 31 that may be a possibility, stating the City is hopeful that businesses will soon provide direction as to whether this could be advantageous to businesses. Vice Chair Freeman spoke in support and supplied an example of Crepes of Brittany moving tables into the Plaza for distanced seating. Ms. Cole described discussion topics and opportunities for reopening Cannery Row and Alvarado Street. Commissioner Millich inquired about the Tuesday night Farmer’s Market on Alvarado. Ms. Cole provided information for alternative farmer’s market options at the Del Monte Center. Commissioner Latasa asked that if Alvarado Street closure for dining would entail public hearings. Ms. Cole stated the Downtown Specific Plan allows sidewalk seating and the topic will likely be heard before City Council. Latasa suggested a major issue to reopening and could be public bathrooms, and separately commended Ms. Cole for her hard work. INFORMATIONAL REPORTS & STAFF COMMENTS  Update received. ADJOURNMENT There being no further business, the meeting adjourned at 6:10 p.m. Planning Commission Meeting Minutes Tuesday, May 26, 2020 6 DocuSign Envelope ID: 284DBF6D-6389-4D84-A00E-D4191AF57FC6 Planning Commission Minutes Tuesday, May 26, 2020 Respectfully Submitted, Approved, Kimberly Cole Chair Community Development Director Planning Commission Planning Commission Meeting Minutes Tuesday, May 26, 2020 7