Planning Commission Meeting

DocuSign Envelope ID: B72C41CD-62DE-4FFF-8D8C-6270278EABF2 MINUTES PLANNING COMMISSION January 12, 2021 4:00 PM – 5:30 PM TELECONFERENCE 580 PACIFIC STREET, COUNCIL CHAMBERS MONTEREY, CALIFORNIA Commissioners Present: Brassfield, Freeman, Fletcher, Latasa, Millich, Reed Commissioners Absent: Dawson Staff Members Present: Community Development Director Cole, Interim Principal Planner Roveri, Associate Planner Sabdo, Recording Secretary Cleary, Recording Secretary Ziel CALL TO ORDER Chair Brassfield called the meeting to order at 4:00 p.m. CONSENT ITEMS Approval of Minutes 2. December 08, 2020 ACTION: Approved as amended. Commissioner Latasa requested “Commissioner Latasa suggested viaducts” to be stricken from the middle of page four. On a motion by Commissioner Reed, seconded by Commissioner Fletcher, and carried by the following vote, the Planning Commission approved the December 08, 2020 Minutes as submitted, with the requested sentence stricken: AYES: 6 COMMISSIONERS: Brassfield, Freeman, Fletcher, Latasa, Millich, Reed NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Dawson ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None ***End of Consent Agenda*** Recording Secretary Ziel provided details on how to participate and provide public comment during the meeting. PUBLIC COMMENTS None. PUBLIC HEARING 3. Consider Appeal of 500 Del Monte; AP-20-0262 Appealing the Historic Preservation Commissions No Action Vote (Resolution H20-015) of HP 20-0245 to Remove the DocuSign Envelope ID: B72C41CD-62DE-4FFF-8D8C-6270278EABF2 Planning Commission Minutes Tuesday January 12, 2021 Property from the Downtown Area Historic Context Statement and Reconnaissance Survey List; Applicant David How; Owner 500 Del Monte Avenue LLC; PC-D Zoning District; Commercial General Plan Designation; Exempt from CEQA Requirements per Article 19, Section 15305, Class 5 ACTION: Continued to January 26, 2021. Staff Presentation/Commissioner Questions Community Development Director Cole explained that the applicant and appellant for items 3 and 4, at 500 and 508 Del Monte respectively, had requested a continuance. Public Comments None. Commissioner Comments None. On a motion by Commissioner Reed, seconded by Commissioner Millich and carried by the following vote, the Planning Commission continued item 3 at 500 Del Monte Avenue and item 4 at 508 Del Monte Avenue to the January 26, 2021 Planning Commission meeting: AYES: 6 COMMISSIONERS: Brassfield, Freeman, Fletcher, Latasa, Millich, Reed NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Dawson ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None 4. Consider Appeal of 508 Del Monte; AP-20-0262 Appealing the Historic Preservation Commissions Denial (Resolution H20-014) of HP 20-0222 to Remove the Property from the Downtown Area Historic Context Statement and Reconnaissance Survey List; Applicant David How; Owner 508 Del Monte Avenue LLC; PC-D Zoning District; Commercial General Plan Designation; Exempt from CEQA Requirements per Article 19, Section 15305, Class 5 ACTION: Discussed with item 3; continued to January 26, 2021. 5. Consider 425 Alvarado Street; Permit Amendment Application PA-20-0276 for Amending the Whiskey Club Tasting Room Use to a Full Bar Use; Applicant Mitchel Sawhney; Owner Abinante Properties LLC; PC-D (Planned Community-Downtown) Zoning District; Commercial General Plan Land Use Designation; Exempt from CEQA per Article 19, Section 15301, Class 1 ACTION: Approved as amended. Staff Presentation/Commissioner Questions Interim Principal Planner Roveri presented the Agenda Report and answered Commissioner questions. Planning Commission Meeting Minutes Tuesday January 12, 2021 2 DocuSign Envelope ID: B72C41CD-62DE-4FFF-8D8C-6270278EABF2 Planning Commission Minutes Tuesday January 12, 2021 Vice Chair Freeman asked about the current status of Epsilon Restaurant. Ms. Roveri stated Epsilon is currently closed but has forfeited six seats to provide water credits for bar use at the Whiskey Club. Vice Chair Freeman asked if there is an entrance from Tyler Street. Ms. Roveri explained the Building Division recently determined only the one entrance is required. Commissioner Millich asked how close the nearest residential unit is, citing concern for noise issues. Ms. Roveri stated the closest residences are roughly 100 feet away. Ms. Cole stated previous complaints at other businesses were predominantly due to music and outside bar areas. Ms. Roveri explained no live music or amplified sound is currently proposed. Commissioner Latasa inquired about Condition 5 and reapplication for Use. Ms. Roveri clarified that approved uses expire if not established within 24 months of approval, and if use is established within that time then Condition 5 does not apply. Vice Chair Freeman asked if the building reaches Tyler Street. Applicant Mitchel Sawhney stated the floor plan does not reach Tyler Street and claimed the property owner intends to separate the site into two spaces. Commissioner Latasa requested verbiage in Condition 5 specifying that the use expires after 24 months only if the Use is not established within that time. Applicant Comments Chair Brassfield asked how exchange of meals would happen. Mr. Sawhney explained food would be delivered in takeout containers from neighboring restaurants. Public Comments Mr. Sawhney addressed concerns regarding ambiance and neighborhood impacts, explaining the goal is to focus on a mature customer base and have opportunities to close later for special events or holidays. Commissioner Comments None. On a motion by Commissioner Reed, seconded by Commissioner Millich, and carried by the following vote, the Planning Commission approved Permit Amendment application PA-20-0276 to amend Tasting Room Use (UP-20-0233) to Full Bar Use at 425 Alvarado Street, pursuant to the resolution and findings as submitted in the Agenda Packet, with clarification that Condition 5 is only applicable if the Use is not established within 24 months: AYES: 6 COMMISSIONERS: Brassfield, Freeman, Fletcher, Latasa, Millich, Reed NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Dawson ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Planning Commission Meeting Minutes Tuesday January 12, 2021 3 DocuSign Envelope ID: B72C41CD-62DE-4FFF-8D8C-6270278EABF2 Planning Commission Minutes Tuesday January 12, 2021 PUBLIC APPEARANCE 6. Consider City Council Referral to Reduce Commercial 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: Item discussed; guidance provided. Staff Presentation/Commissioner Questions Ms. Cole presented the Agenda Report and answered Commissioner questions. Vice Chair Freeman highlighted a mistake in verbiage, citing page four of the April 28, 2020 PC Minutes. Ms. Cole explained the language has been corrected for this presentation. Commissioner Latasa asked if Figure 9 would be included in the Downtown Specific Plan (DTSP). Ms. Cole stated it will be included. Commissioner Latasa explained the verbiage makes sense only if the graphic is included. Ms. Cole agreed. Commissioner Latasa asked for clarification regarding the Lighthouse Specific Plan language, “above, behind, and subordinate to”, expressing concern for the wording. The meaning and use of subordinate was discussed. The Commission agreed no change was needed. Chair Brassfield mentioned that permitting residential use near Alvarado Street and Del Monte Avenue could cause future problems considering sea level rise. Chair Brassfield suggested considering future zoning and use changes when planning. Public Comments Jerry Anderson, on behalf of Saucito Land Company spoke in support of the proposed DTSP changes, citing the local need for housing and claiming the addition of housing and businesses compatible with mixed-use has generated growth in the downtown area. Esther Malkin, with Monterey County Renters United and the Housing Resource Center of Monterey County, urged the Commission to include any and all types of housing. Ms. Malkin stated locals would benefit from living close to work and if close housing was available they would not need cars and might be better able to afford high rent costs associated with downtown areas. Commissioner Comments Commissioner Reed asked for specification regarding area permissions. Ms. Cole explained the focus was to make residential use not permitted on Alvarado Street but permitted by-right everywhere else. Commissioner Reed shared concern for changing the code from most to least restrictive. Ms. Cole explained that if the Commission prefers, “permitted by right” can be changed to incorporate Use Permit approval. Commissioner Reed explained it is important to have control over uses in the Alvarado District and other historic districts. Commissioner Millich agreed. Ms. Cole asked if residential use on floor one of Lighthouse Avenue should be conditionally permitted or permitted by right only behind another building face. Commissioner Millich Planning Commission Meeting Minutes Tuesday January 12, 2021 4 DocuSign Envelope ID: B72C41CD-62DE-4FFF-8D8C-6270278EABF2 Planning Commission Minutes Tuesday January 12, 2021 showed support for requiring conditional use permits. Commissioner Reed stated the full Use Permit process might not be necessary in the Lighthouse District. Chair Brassfield asked if everyone feels Alvarado District residential uses should require conditional approval. A majority of the Commission agreed it should. Commissioner Millich supported conditional approval requirement in both districts, expressing concern for potential change to the commercial nature of Lighthouse Avenue. Commissioner Latasa agreed with Commissioner Reed, stating use permit reviews are necessary in the Alvarado District but not Lighthouse Avenue, adding that use permit requirements might deter applicants from applying. Chair Brassfield suggested considering the same zoning regulations for the North Fremont District. Commissioner Fletcher stated Alvarado District is the primary focus and conditional use permit approval should be required there. Vice Chair Freeman agreed. Ms. Cole listed the requested changes:  Alvarado District: remaining area other than Alvarado Street should be conditionally permitted.  Lighthouse Avenue: first floor should be permitted without a public hearing. Commissioner Latasa commended Councilmember Williamson for addressing this issue to provide housing opportunities where appropriate. 7. Informational Report Chair and Vice Chair (Exempt per CEQA Guidelines Section 15378 and 15061 - Not a Project) ACTION: Item discussed; guidance provided. Staff Presentation/Commissioner Questions Ms. Cole presented the Agenda Report and answered Commissioner questions. The Commissioners discussed potential actions, and decided Chair Brassfield will remain Chair for six months, with rotation to occur in July, 2021. INFORMATIONAL REPORTS & STAFF COMMENTS Update received. COMMISSIONER COMMENTS Vice Chair Freeman asked what authority the Planning Commission has in regards to the MPUSD parking lot renovation project, claiming locals are against using the arena for entertainment and have issues with the proposed egress and ingress. Ms. Cole explained that Planning Staff and local residents have submitted comments to MPUSD regarding the project, and stated the school district is the approving agency. Commissioner Latasa expressed concern for sea level rise and gratitude for the City pursuing grants. The Commissioner requested Staff agendize a strategy session to discuss the big picture Planning Commission Meeting Minutes Tuesday January 12, 2021 5 DocuSign Envelope ID: B72C41CD-62DE-4FFF-8D8C-6270278EABF2 Planning Commission Minutes Tuesday January 12, 2021 and make a plan for affected areas. Ms. Cole mentioned additional discussions and outreach are needed, and the primary focus will be undergrounding utilities and sewer lines, and discovering costs and processes for that. Ms. Cole emphasized the need to have listening sessions with the community to gather public opinion. Commissioner Latasa requested a master list of problems expected to arise. Ms. Cole mentioned there are detailed maps from the transportation study and suggested the information could be synthesized in a different format. ADJOURNMENT There being no further business, the meeting adjourned at 5:21 p.m. Respectfully Submitted, Approved, Kimberly Cole Chair Community Development Director Planning Commission Planning Commission Meeting Minutes Tuesday January 12, 2021 6