Planning Commission Meeting

DocuSign Envelope ID: F4204636-1BA4-43EB-9C7B-890067F33715 MINUTES PLANNING COMMISSION April 27, 2021 4:00 PM – 5:30 PM TELECONFERENCE 580 PACIFIC STREET, COUNCIL CHAMBERS MONTEREY, CALIFORNIA Commissioners Present: Brassfield, Freeman, Dawson, Fletcher, Latasa, Millich, Reed Commissioners Absent: None Staff Members Present: Community Development Director Cole, City Attorney Davi, Public Works Director Wittry, Senior Engineer Harty, Engineering Assistant Garcia, Senior Associate Planner Schmidt, Recording Secretary Cleary, Administrative Assistant Ziel CALL TO ORDER Chair Brassfield called the meeting to order at 4:00 p.m. Administrative Assistant Ziel provided information to the public on how to participate and provide public comment during the meeting. PUBLIC COMMENTS None. CONSENT ITEMS Approval of Minutes 2. April 13, 2021 ACTION: Approved as submitted. On a motion by Commissioner Reed, seconded by Commissioner Fletcher, and carried by the following vote, the Planning Commission approved the April 13, 2021 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 HEARING DocuSign Envelope ID: F4204636-1BA4-43EB-9C7B-890067F33715 Planning Commission Minutes Tuesday April 27, 2021 3. Consider 2101 North Fremont Street; Adoption of a Mitigated Negative Declaration and Approval of Use Permit UP-20-0227 to Redevelop an Existing 18-Room Hotel, Restaurant and Parking Lot Site with a New 42-Room Hotel and Parking Lot; Applicant Adriana Cook, Arris Studio Architects; Owner Lakshmi Hotel Partners Inc; Visitor Accommodation Facility Zoning District, Commercial General Plan Land Use Designation ACTION: Continued this item to the May 25, 2021 Planning Commission meeting with the specific request that the applicant clarify the north and east boundaries of the property with renderings and section drawings of each, improve landscaping, and clarify the five-foot easement. Staff Presentation/Commissioner Questions Community Development Director Cole introduced the item. Senior Associate Planner Schmidt presented the Agenda Report and answered Commissioner questions. Commissioner Reed asked if a retaining wall would be required to protect land from falling downhill. Mr. Schmidt explained the parking lot would be at the same or similar elevation as neighboring lots. Commissioner Fletcher suggested the site plan seems reasonable with no areas raising concern. Vice Chair Freeman requested a list of current projects in the area, explaining the City is dedicated to redeveloping North Fremont so buildings will be larger and closer to the street. Ms. Cole further explained the City uses a Sustainable Community Strategy to place development along transit priority areas, and North Fremont is a priority infill development area with 15-minute headways between bus stops. Ms. Cole also mentioned there are no other submitted projects on North Fremont Street. Commissioner Millich requested a change to Mitigation Measure HAZ-3 to reflect the project shall be “subject to approval” by the airport. Commissioner Dawson, referencing Agenda Packet page 60, asked what the decibel level would be in hotel rooms when airplanes take off. Ms. Cole explained a noise impact report was not a requirement as the site is outside of the airport’s noise impact area. Commissioner Latasa asked if guidance exists for landscaping in Visitor Accommodation Facility (VAF) zones, and suggested considering the landscape now as there may not be room for renovations as-is. Commissioner Latasa inquired about the five-foot planting easement. Mr. Schmidt mentioned the property owner had been advised to remove the easement but it is not a City requirement. Commissioner Latasa asked about staking and flagging to notify neighbors of project height. Ms. Cole explained that story poles as required as part of the architectural review application and staking is doubtful for safety reasons. Commissioner Latasa asked if there is a bus stop in front of this property. Mr. Schmidt confirmed there is a bus stop in front of the site on North Fremont. Planning Commission Meeting Minutes Tuesday April 27, 2021 2 DocuSign Envelope ID: F4204636-1BA4-43EB-9C7B-890067F33715 Planning Commission Minutes Tuesday April 27, 2021 Chair Brassfield asked clarifying questions regarding parking lot plans and garbage pickup. Mr. Schmidt provided answers. Chair Brassfield asked how many seats the existing restaurant has and what pertinence is it to this project. Ms. Cole mentioned applicants are asked to meet with the Water District to confirm water credits for the property. Applicant Vin Patel, project site owner, provided background information. Adriana Cook, Architect with Arris Studio Architects, presented the proposal and answered Commissioner questions. Vice Chair Freeman asked if there will be a restaurant. Ms. Cook confirmed there is no restaurant, only a breakfast for guests. Vice Chair Freeman inquired about the bus stop. Ms. Cook stated the bus stop will stay. Commissioner Latasa asked why the retaining wall is not on the property line. Ms. Cook explained the space did not allow for much else. Public Comments Representing the Mahroom family owning apartments on Casa Verde, John Bridges requested a continuance of this item, citing concerns for noise and light impacts and aesthetics including building height and landscaping. Mr. Bridges requested consideration of impact to neighbors. Duane Peterson asked for a construction timeframe, and if hotel elevators could be operated without a hotel room key. Luis Osorio, former member of Architectural Review Committee (ARC) and Planning Commission (PC), mentioned the Specific Plan goal is to take North Fremont away from its highway 1950s environment. Mr. Osorio requested the PC make a statement to the ARC requesting design changes. Richard Rucello, representing Casanova Oak Knoll Neighborhood Association, sent the plans to members and received responses regarding concern for implementation of the Specific Plan guidelines. Mr. Rucello requested clarification regarding VAF zoning status and differentiation between PC and ARC purviews. Dianne, with the Mahroom family, owns apartments on Casa Verde Way directly behind the existing site. Dianne spoke against project approval, sharing concerns for noise, air pollution, construction dust, sun blocking, and resident relocation. Addressing questions raised, Ms. Cole mentioned that the Architectural Guidelines and ARC will ensure light fixtures are fully shielded. Regarding water impact, Ms. Cole explained the applicant has connected with the Water District and adequate water credits are available. Without enough water credits, the project cannot proceed. Ms. Cole explained that proper parking lot management will minimize noise impacts, and stated the ARC can change designs but not parking requirements. Regarding building height, Ms. Cole explained the proposal Planning Commission Meeting Minutes Tuesday April 27, 2021 3 DocuSign Envelope ID: F4204636-1BA4-43EB-9C7B-890067F33715 Planning Commission Minutes Tuesday April 27, 2021 complies with VAF standards and no California Environmental Quality Act (CEQA) conflicts were identified. Regarding construction dust, Mr. Schmidt explained that Monterey Bay Air Resources District’s (MBARD) recommended Conditions of Approval were implemented to address concerns for noise and emissions from equipment. Commissioner Comments Chair Brassfield inquired about PC and ARC purviews. Ms. Cole stated the PC certifies the environmental document and approves the Use Permit while ARC findings are for aesthetic design including bulk and mass of the building, architectural colors, and landscaping. Chair Brassfield reiterated that PC addresses use issues and ARC is responsible for aesthetics. Commissioner Fletcher and Vice Chair Freeman agreed that PC should focus on use. Chair Brassfield inquired about building height. Mr. Schmidt explained the project is not subject to height limits in the Specific Plan but must comply with the VAF charter requirements. Commissioner Latasa shared concern for parking spaces impeding landscaping, saying the proposed density might be too high. Commissioner Latasa requested more information regarding the five-foot parking easement and neighbor impacts to the north. Regarding the elevator, Commissioner Fletcher explained room cards are typically used to lift elevators higher than the main floor. Chair Brassfield expressed a safety concern for landscaping blocking sightlines to cars. Commissioner Dawson suggested making a recommendation to ARC regarding the design. Vice Chair Freeman stated the reason for the North Fremont Specific Plan was to bring buildings to the front of their lots with parking lots behind. Commissioner Fletcher mentioned that a project of this scale requires a tremendous amount of input, and the Specific Plan outlines a very clear direction. Commissioner Fletcher spoke in favor of continuation for further research. Commissioner Latasa, regarding the landscape areas, suggested adding 24-inch wide landscape strips at the back of the property. Commissioner Fletcher suggested a landscape-sharing solution to soften impacts of the hotel. Commissioner Reed spoke in support of the design and spoke in favor of continuation, explaining unanswered questions must be addressed before a decision can be made. Commissioner Reed stated PC’s obligation is to review the whole project to determine what is needed or missing, and requested the area between the hotel and its neighbors be examined. Chair Brassfield asked how the project would impact adjacent neighborhoods. Mr. Schmidt listed focus items and requested further direction on discussion topics. Commissioner Millich included the five-foot easement. Planning Commission Meeting Minutes Tuesday April 27, 2021 4 DocuSign Envelope ID: F4204636-1BA4-43EB-9C7B-890067F33715 Planning Commission Minutes Tuesday April 27, 2021 Chair Brassfield commended Staff on opening up the downhill area of Casa Verde. Commissioner Millich asked for a specific date of continuance. Ms. Cole suggested May 25th, 2021. Ms. Cook asked what should be explored more to satisfy PC requests. Commissioner Dawson requested a clear view of the property boundaries on each side, specifically to the north and east. Commissioner Latasa moved to continue this item to the May 25, 2021 Planning Commission meeting with the specific request that the applicant clarify the north and east boundaries of the property with renderings and section drawings of each, improve landscaping, and clarify the five-foot easement. On a motion by Commissioner Latasa, seconded by Commissioner Fletcher and carried by the following vote, the Planning Commission continued this item to the May 25, 2021 Planning Commission meeting with the specific request that the applicant clarify the north and east boundaries of the property with renderings and section drawings of each, improve landscaping, and clarify the five-foot easement: 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 INFORMATIONAL REPORTS & STAFF COMMENTS Update received. COMMISSIONER COMMENTS None. ADJOURNMENT There being no further business, the meeting adjourned at 5:53 p.m. Planning Commission Meeting Minutes Tuesday April 27, 2021 5 DocuSign Envelope ID: F4204636-1BA4-43EB-9C7B-890067F33715 Planning Commission Minutes Tuesday April 27, 2021 Respectfully Submitted, Approved, Kimberly Cole Chair Community Development Director Planning Commission Planning Commission Meeting Minutes Tuesday April 27, 2021 6