Planning Commission Meeting

DocuSign Envelope ID: 77C2B530-B473-418C-84E5-5AD6A2CA296E MINUTES PLANNING COMMISSION August 11, 2020 4:00 PM AFTERNOON SESSION ONLY TELECONFERENCE 580 PACIFIC STREET, COUNCIL CHAMBERS MONTEREY, CALIFORNIA Commissioners Present: Brassfield (Arrived at 4:07 p.m.), Freeman, Dawson, Fletcher, Latasa, Millich, Reed Commissioners Absent: None Staff Members Present: Principal Planner Flower, City Traffic Engineer Renny, Senior Associate Planner Roveri, Associate Planner Sabdo, Recording Secretary Cleary CALL TO ORDER Vice Chair Freeman called the meeting to order at 4:02 p.m. CONSENT ITEMS Approval of Minutes 2. July 14, 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: 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*** Recording Secretary Cleary provided details on how to phone into the meeting to participate and provide public comment. PUBLIC COMMENTS None. PUBLIC HEARING 3. Consider 260 Laine Street; Application for H-2 Historic Zoning (TM 20-0160); Applicant/Owner Jon and Donna Wagner; R-3-5 Zoning District; Exempt from CEQA per Article 19, Section 15305, Class 5 ACTION: Approved. Staff Presentation/Commissioner Questions DocuSign Envelope ID: 77C2B530-B473-418C-84E5-5AD6A2CA296E Planning Commission Minutes Tuesday, August 11, 2020 Associate Planner Sabdo presented the Agenda Report and answered Commissioner questions. Vice Chair Freeman referenced the Mills Act contracting process, asking why the two buildings are proposed to be connected and if historic buildings are encouraged to be separated from their additions. Principal Planner Flower stated the buildings were connected initially but have been separated as far as zoning would allow. Applicant Applicant Jon Wagner explained the buildings were separated to mitigate a neighbor’s view concerns. Mr. Wagner mentioned many members of the Canepa family have visited and seemed to enjoy the accuracy of the remodels. Public Comments None. Commissioner Comments Commissioner Reed shared interest in seeing before and after photos of the renovations and spoke in support of the project based on appearance and Canepa family history aligning with local fishing history. Vice Chair Freeman agreed and stated the addition would round-out the house. Commissioner Latasa agreed with Commissioner Reed and spoke in support of historic designation, stating the Italian/Sicilian history in the 20th century was exceptionally important to Monterey’s growth. Commissioner Dawson pointed out the Historic Preservation Commission was unanimous in their decision to approve and should be exemplified. Chair Brassfield agreed and stated one intention of the Mills Act is to hold historic treasures close. The Chair thanked the owners for their care in renovating the home to bring back this local treasure. On a motion by Commissioner Reed, seconded by Vice Chair Freeman, and carried by the following vote, the Planning Commission recommended to the City Council to adopt an ordinance to rezone the property at 260 Laine Street from R-3-5 to R-3-5-H-2 (Application TM- 20-0160) pursuant to the resolution provided in the Agenda Report: 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 458 Alvarado Street; Use Permit Application UP-20-0179 for an Assembly Major Use; Applicant Jennifer Chapman; Owner Anthony G. Davi Sr.; PC-D (Planned Planning Commission Meeting Minutes Tuesday, August 11, 2020 2 DocuSign Envelope ID: 77C2B530-B473-418C-84E5-5AD6A2CA296E Planning Commission Minutes Tuesday, August 11, 2020 Community-Downtown) Zoning District; Commercial General Plan Land Use Designation; Exempt from CEQA per Article 19, Section 15301, Class 1 ACTION: Approved. Staff Presentation/Commissioner Questions Senior Associate Planner Roveri presented the Agenda Report and answered Commissioner questions. Applicant Architect Paul Davis, on behalf of the applicants, explained the project and introduced applicants Tom and Jennifer Chapman. Ms. Chapman explained there are only 16 similar businesses in California, and provided details about the project and business operation, explaining appointments are scheduled online and customers would attend in person to instructor-led workshops. Chair Brassfield asked if operations would be altered due to COVID-19. Ms. Chapman stated options would include limiting class capacity, offering live video workshops, and selling take- home kits and other merchandise. Public Comments None. Commissioner Comments Commissioner Reed spoke in support of the project and its potential to bring in business to Downtown Monterey. Commissioner Fletcher spoke in support of use diversity and the project, as its use is unique. Vice Chair Freeman spoke in support of diversifying the retail options on Alvarado Street and adding this diverse business to the Downtown Area. Commissioner Latasa agreed and spoke in support of project because of its possibility for front-facing visuals adding to the pedestrian experience on Alvarado Street. Chair Brassfield spoke in support of the project based on its uniqueness. On a motion by Commissioner Reed, seconded by Commissioner Millich, and carried by the following vote, the Planning Commission approved Use Permit Application UP-20-0179 for an Assembly Major Use at 458 Alvarado Street: 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 Planning Commission Meeting Minutes Tuesday, August 11, 2020 3 DocuSign Envelope ID: 77C2B530-B473-418C-84E5-5AD6A2CA296E Planning Commission Minutes Tuesday, August 11, 2020 5. Discuss Policy Guidance Within Priority B Area of Window on the Bay; Concept Review Application CR-20-0167 and Text Amendment Application TM-19-0415 to Consider Housing as an Allowed Use and to Consider Building Footprint Expansion; Applicants Nader Agha and Chris Barlow; Owners Nader Agha (1107 & 1179 Del Monte) and MIOW LLC (1299 Del Monte); PC-W (Planned Community-Waterfront) Zoning District; Commercial General Plan Land Use Designation (Not a Project under CEQA Article 20, Section 15378 and under General Rule Article 5, Section 15061) ACTION: Item discussed. Staff Presentation/Commissioner Questions Principal Planner Flower presented the Agenda Report and answered Commissioner questions. Commissioner Fletcher asked clarifying questions regarding sea level rise and what the rise would mean for the project and site. Mr. Flower stated one possible method of facing sea level rise is bonding so removal of future damaged buildings would be prepaid, and suggested if the City goes in another direction, that could change. Mr. Flower stated answers are being resolved through development of a Transportation Adaptation Plan and suggested applicants could decide if they want to take that calculated risk. Commissioner Dawson asked how other properties in Priority B are working out, and how the life of business is in that area. Mr. Flower stated the City owns one of the sites but is under lease for multiple years still, and stated no other comments have been received from other property owners along that area. Commissioner Latasa referred to a note from an Architect on Agenda Report Attachment 4, stating the City declined to purchase a property near this area. The Commissioner questioned why the purchase was declined, and asked clarifying questions regarding 1107 and 1179 Del Monte. Mr. Flower stated that all three properties are privately owned, and suggested he did now know why the purchase was denied. Vice Chair Freeman asked clarifying questions regarding the City’s plan to purchase properties from Sloat to the Custom House to extend the waterfront park, and confirmed with Mr. Flower that east and north of Sloat were planned to be recreation and parking. To address previous Commissioner questions, Mr. Flower received and shared correspondence from City of Monterey Property Manager Janna Aldrete, stating the City could not come to terms with the seller of 1299 Del Monte, the process will be to buy as properties come available, and there will not be eminent domain. Chair Brassfield asked if any other agencies in that area have plans for the sites, for example, bus lines. City Traffic Engineer Renny stated the proposed Surf bus line will use Del Monte Avenue as it is existing right now, and the Transportation Agency of Monterey County (TAMC) will preserve the rail right of way behind the property. Chair Brassfield asked if that portion would be set aside for parking at Window on the Bay, and Ms. Renny said she thinks it would. Applicant Architect Christopher Barlow, on behalf of 1299 Del Monte, explained the project and its potential benefits. Mr. Barlow stated this portion of Del Monte is “the spiritual gateway to the City from the Planning Commission Meeting Minutes Tuesday, August 11, 2020 4 DocuSign Envelope ID: 77C2B530-B473-418C-84E5-5AD6A2CA296E Planning Commission Minutes Tuesday, August 11, 2020 East”, and suggested it is unlikely the City will purchase all of the parcels. Further, Mr. Barlow explained the property owner has indicated they are willing to donate part of the property to allow for an addition of a left-turn lane from Del Monte onto Sloat Ave. Public Comments None. Commissioner Comments Commissioner Reed stated Monterey’s Window on the Bay vision has existed for 81 years and should not be discounted so easily, and the potential for the City to acquire these properties still exists. The Commissioner suggested that this is a policy decision even bigger than the City Council, and that the public must be involved for the community to indicate what they want. Vice Chair Freeman agreed and stated if she were a citizen, she would vote to extend the park. Commissioner Dawson stated the City got State grants to buy properties for the existing park, and the expansion possibility remains. Commissioner Latasa agreed with previous comments, stating this proposal substantially challenges a vision and long-standing zoning traditions the City has had for decades. The Commissioner suggested a park would be more appropriate for imminent sea level rise, stating FEMA is unlikely to approve structural development where sea level will eventually cover. Receiving a request to speak, Chair Brassfield reopened public comments. Tom Rowley spoke in support of rejecting the current proposals and suggested the PC recommend the same to Council. With no further requests to speak, Chair Brassfield closed public comments and the Commission resumed their discussion. Commissioner Fletcher advocated for the City to develop a firm vision and policy for how to handle imminent sea level rise. Further, he said that he likes the idea of residential use along transit corridors but this location is not appropriate. Commissioner Millich agreed regarding sea level rise and use of the water corridor, citing traffic problems are significant as-is and additional residences in the area would increase them. The Commissioner spoke in support of writing a letter to Council in support of the Window on the Bay vision. Chair Brassfield stated the Window on the Bay vision existed since 1939, and agreed that housing is not right for this area. The Chair spoke in support of creating a letter to Council recommending there be no change in the Window on the Bay policy. Mr. Flower clarified a letter is not necessary as the focus of this Concept Review is to inform the applicant on Commission opinion regarding the proposal. Commissioner Reed said it is not necessary to involve Council. Commissioner Latasa agreed that Council does not need a letter of recommendation. Commissioner Millich asked if we could recommend to the council that there be no change in the existing policy. Commissioner Reed clarified that the purpose of this meeting is to review the concept, not to make a recommendation to Council. Commissioner Millich asked why this proposal is before PC. Chair Brassfield stated the reason is for applicants to get a general idea Planning Commission Meeting Minutes Tuesday, August 11, 2020 5 DocuSign Envelope ID: 77C2B530-B473-418C-84E5-5AD6A2CA296E Planning Commission Minutes Tuesday, August 11, 2020 of whether this project could move forward. Commissioner Latasa stated this is a very valuable process for developers. 4. Discuss Best Practices for Video Teleconferencing ACTION: Item heard. Staff Presentation/Commissioner Questions Recording Secretary Cleary discussed best practices and techniques for participating in virtual public meetings. COMMISSIONER COMMENTS Chair Brassfield asked for an update on outdoor business use. Mr. Flower said the policy is underway but still being fine-tuned. Chair Brassfield asked if businesses besides retail stores and restaurants will soon be permitted outdoor use. Mr. Flower stated that will be part of the equation and k-rails in parklets are a strong possibility for safety reasons. INFORMATIONAL REPORTS & STAFF COMMENTS ● Update received. ADJOURNMENT There being no further business, the meeting adjourned at 5:52 p.m. Respectfully Submitted, Approved, Ande Flower, AICP Chair Principal Planner Planning Commission Planning Commission Meeting Minutes Tuesday, August 11, 2020 6