Planning Commission Meeting

DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 MINUTES PLANNING COMMISSION CITY OF MONTEREY Tuesday, February 28, 2023 4:00 PM – 5:30 PM ZOOMGOV TELECONFERENCE AND COUNCIL CHAMBER, 580 PACIFIC STREET MONTEREY, CALIFORNIA Commissioners Present: Fletcher, Bluth, Brassfield, Dawson*, Freeman, Latasa Commissioners Absent: None Staff Members Present: Community Development Director Cole, Principal Planner Roveri*, Recording Secretary Cleary * Participated remotely by videoconference This meeting was held with a combination of in-person and teleconference attendance pursuant to the Ralph M. Brown Act, Calif. Government Code section 54953(e)(1)(C), and the Monterey City Council’s Resolution authorizing virtual participation in public meetings given the COVID- 19 pandemic. ***Afternoon Session Agenda*** 4:00 - 5:30 p.m. CALL TO ORDER Chair Fletcher called the meeting to order at 4:01 p.m. Chair Fletcher welcomed Commissioner Bluth to the Planning Commission and acknowledged Commissioner Millich’s service and departure as a member of the Planning Commission. Recording Secretary Cleary provided information to the public on how to participate and provide public comment during the meeting. CONSENT ITEMS Approval of Minutes 2. January 24, 2023 (Not a project under CEQA per Article 20 Section 15378 and under General Rule Article 5 Section 15061) ACTION: Approved as submitted. On a motion by Commissioner Freeman, seconded by Commissioner Dawson, and carried by the following vote, the Planning Commission approved the January 24, 2023 Minutes as submitted: AYES: 4 COMMISSIONERS: Fletcher, Dawson, Freeman, Latasa NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None ABSTAIN: 2 COMMISSIONERS: Bluth, Brassfield RECUSED: 0 COMMISSIONERS: None DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 Planning Commission Minutes Tuesday February 28, 2023 ***End of Consent Agenda*** PUBLIC COMMENTS None. PUBLIC HEARING 3. Consider 600 Hawthorne Street Use Permit UP-22-0236 to Allow a Modified T-Mobile West LLC (T-Mobile) Personal Wireless Service Facility; Applicant: Andrea Kohatsu Raskop on behalf of T-Mobile; Owner: First Baptist Church of Monterey c/o Nathan M. Rehn; R-3-5 Zoning District; Residential – Medium General Plan Land Use Designation; Exempt from CEQA per Article 19, Section 15303, Class 3 ACTION: Approved Use Permit UP-22-0236 as submitted to allow a modified T-Mobile West LLC (T-Mobile) Personal Wireless Service Facility at 600 Hawthorne Street Staff Presentation/Commissioner Questions Wireless application Consultant Jerry Hittleman presented the Agenda Report and answered Commissioner questions. Commissioner Freeman, Commissioner Latasa, and Commissioner Brassfield asked clarifying questions about Radio Frequency (RF) emissions and Fifth Generation (5G) equipment. Mr. Hittleman provided insight. Commissioner Bluth explained how 5G and RF emissions work and suggested requesting a presentation on the physics of it. Applicant Applicant Andrea Kohatsu Raskop was present to answer questions; there were none. Public Comments None. Commissioner Comments Commissioner Brassfield stated this is a typical 6409 application. Commissioner Bluth complimented the stealth design hiding the equipment. Commissioner Latasa suggested this is a good example of secretive equipment placement and there are no tall buildings or people high enough to experience any radiation affects. On a motion by Commissioner Freeman, seconded by Commissioner Brassfield and carried by the following vote, the Planning Commission approved Use Permit UP-22-0236 as submitted to allow a modified T-Mobile West LLC (T-Mobile) Personal Wireless Service Facility at 600 Hawthorne Street: AYES: 6 COMMISSIONERS: Fletcher, Bluth, Brassfield, Dawson, Freeman, Latasa Planning Commission Meeting Minutes Tuesday February 28, 2023 2 DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 Planning Commission Minutes Tuesday February 28, 2023 NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None 4. Recommend that the City Council Adopt the 2023/2024 Annual Action Plan for Community Development Block Grant Funds and Authorize Submittal to the U.S. Department of Housing and Urban Development (Exempt from NEPA per 24 CFR Part 58 and from CEQA per Article 19, Section 15301, Class1, 15306, Class 6 and 15326, Class 26) ACTION: Adopted a Resolution recommending that the City Council Adopt the 2023/2024 Annual Action Plan for Community Development Block Grant Funds and Authorize Submittal to the U.S. Department of Housing and Urban Development, with a new amendment to reduce $600 from each of the six recipients receiving $20,000 and awarding that $3,600 to the Josephine Kerns Memorial Pool in addition to their proposed $5,400 Staff Presentation/Commissioner Questions Community Development Director Cole introduced the item, presented the Agenda Report, and answered Commissioner questions. Chair Fletcher asked who serves on the Committee that reviews public service grants. Ms. Cole explained the Committee consists of the Planning Commission Chair, a Police Department representative, a Community Development Department representative, and a Staff Consultant. Commissioner Freeman asked about funds received by Meals on Wheels. Ms. Cole explained. Commissioner Latasa asked if the funds are Federal. Ms. Cole said the funding is from the U.S. Department of Housing and Urban Development (HUD) Community Development Block Grant (CDBG). Commissioner Latasa suggested reducing each $20,000 allotment by a small amount to allocate more toward the Josephine Kernes Memorial Pool. Ms. Cole confirmed that is possible, saying there is flexibility in how the funds are dispersed. Commissioner Bluth asked if there is a maximum amount. Ms. Cole said the entitlement amount is designated for the City annually. Housing Consultant Damien Delany added that the algorithm is mainly based on each city’s population and percentage of low- and moderate- income households. Public Comments Jacob Schaffer provided background information regarding Meals on Wheels services, clients, and funding. Natalie Hoy of Community Human Services gave an overview of services provided and ways funding would be allocated if awarded. Planning Commission Meeting Minutes Tuesday February 28, 2023 3 DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 Planning Commission Minutes Tuesday February 28, 2023 Lynn Young highlighted details about Josephine Kernes Memorial Pool and services provided there. Commissioner Comments Commissioner Freeman inquired about Eden Council for Hope and Opportunity (ECHO) Fair Housing. Ms. Cole supplied information regarding what they do when they are utilized. Commissioner Freeman suggested reducing ECHO Fair Housing’s allotment by $3,600 and adding it to the to the Memorial Pool’s, bringing their total to the previously received $9,000. Commissioner Latasa suggested reducing each $20,000 distribution by $600 would also leave $3,600 available and asked what the Kernes Memorial Pool received previously. Commissioner Latasa asked why the Subcommittee arrived at $5,400 this cycle. Ms. Cole suggested the focus was more on homeless service needs and how to continue providing these services. Commissioner Brassfield commended the Monterey Police Department on their exceptional work helping the unhoused and suggested finding ways to grow funds to support that initiative. He also suggested including statistics for caregiver accomplishments throughout the last year. Commissioner Bluth suggested methods to make the HUD money go further. Ms. Cole explained other funding sources exist and each social service agency receives funds from multiple sources each year. Commissioner Dawson asked why the Veterans Transition Center was not included. Ms. Cole said they did not apply. Commissioner Latasa congratulated the City on receiving an extra $105,000. Ms. Cole explained Grant Leonard, Sara Reid and Eric Palmer ran the Emergency Rental Assistance Program during COVID-19 and few jurisdictions in the Country were able to achieve the spending objectives. Chair Fletcher asked what the Commission wants to do with the presented numbers. Commissioner Bluth motioned to approve Commissioner Latasa’s idea of reducing each $20,000 provision by a small amount to limit pain. Commissioner Latasa seconded the motion. Commissioner Freeman clarified that the motion is to reduce $600 from each of the six recipients receiving $20,000 and adding that $3,600 to the Josephine Kerns Memorial Pool’s suggested $5,400 allotment. Chair Fletcher confirmed that is the motion. On a motion by Commissioner Bluth, seconded by Commissioner Latasa and carried by the following vote, the Planning Commission adopted a Resolution recommending that the City Council Adopt the 2023/2024 Annual Action Plan for Community Development Block Grant Funds and Authorize Submittal to the U.S. Department of Housing and Urban Development, with a new amendment to reduce $600 from each of the six recipients receiving $20,000 and awarding that $3,600 to the Josephine Kerns Memorial Pool in addition to their proposed $5,400: AYES: 6 COMMISSIONERS: Fletcher, Bluth, Brassfield, Dawson, Freeman, Latasa Planning Commission Meeting Minutes Tuesday February 28, 2023 4 DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 Planning Commission Minutes Tuesday February 28, 2023 NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None RECESS 5:30 p.m. ***End of Afternoon Session Agenda*** The Planning Commission recessed at 5:27 p.m. and reconvened at 7:01 p.m. with all Commissioners present. ***Evening Session Agenda*** 7:00 p.m. – 11:00 p.m. CONTINUED PUBLIC COMMENTS None. PUBLIC HEARING (EVENING) 5. Consider 2600 Sand Dunes Drive; Use Permit Application UP-23-0031 for Structural Alterations to an Existing Hotel Property; Applicant Michael Stanton, Stanton Architecture; Owner ACP MONTEREY HOTEL LLC; Visitor Accommodation Facility Zoning District; Commercial General Plan Land Use Designation; Exempt from CEQA Requirements per Article 19, Section 15301, Class 1 and Section 15303, Class 3 ACTION: Approved Use Permit application UP-23-0031 for structural alterations to an existing hotel property at 2600 Sand Dunes Drive as submitted Staff Presentation/Commissioner Questions Principal Planner Roveri presented the Agenda Report and answered Commissioner questions. Commissioner Brassfield asked if the staircase is a replacement. Ms. Roveri said it is new. Commissioner Freeman asked if there is an internal stairway inside. Ms. Roveri said there is. Applicant Commissioner Brassfield asked how a potential increase in crime would be addressed in the less visible area. Applicant Christina Zimmer said there is onsite security and the stairs are exterior. Commissioner Brassfield suggesting monitoring access to clients and their rooms. Public Comments Sharon Dwight said the stairway would be more convenient nearer to the restaurant exit and suggested adding hoods over the parking lot lights as they may project toward drivers. Planning Commission Meeting Minutes Tuesday February 28, 2023 5 DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 Planning Commission Minutes Tuesday February 28, 2023 Commissioner Comments Commissioner Latasa suggested the design seems functional for the site’s utility and added it is being reviewed by the Planning Commission before the Architectural Review Committee (ARC) only because zoning requires it. Commissioner Brassfield requested that Staff ask ARC if the lights are an old standard and if they need to be updated. Commissioner Latasa motioned to approve the item as proposed with the added request, not condition, that the ARC review the parking lot lighting. On a motion by Commissioner Latasa, seconded by Commissioner Brassfield and carried by the following vote, the Planning Commission approved Use Permit application UP-23-0031 for structural alterations to an existing hotel property at 2600 Sand Dunes Drive as submitted: AYES: 6 COMMISSIONERS: Fletcher, Bluth, Brassfield, Dawson, Freeman, Latasa NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None 6. Consider Recommending a Resolution to the City Council Establishing Objective Design Standards for the Downtown and Lighthouse Specific Plans and Amending the Plans to Clarify Visitor Accommodation Facility District Requirements, Adding Massage Establishment Requirements and Definition, Adding Fence and Wall Requirements, Adding Makerspace Use Classification and Definition, Clarifying Residential Minor and Major (First Floor; Four Units or More) Requirements, Adding New Subdivision Minimum Lot Size and Width Requirements, Updating Streetscape Lighting Requirements, and Amending the Utility-Major Definition to Include Water Facilities (Exempt from CEQA Article 19, Section 15305, Class 5) (Continued from January 24, 2023, Planning Commission Meeting) ACTION: Recommended a Resolution to the City Council establishing Objective Design Standards for the Downtown and Lighthouse Specific Plans and amending the plans to clarify Visitor Accommodation Facility district requirements, adding Massage Establishment requirements and definition, adding Fence and Wall requirements, adding Makerspace use classification and definition, clarifying Residential Minor and Major (first floor; four units or more) requirements, adding new Subdivision minimum lot size and width requirements, updating Streetscape Lighting requirements, and amending the Utility-Major Definition to include Water Facilities, with an added amendment to prohibit Massage Establishments for businesses facing Lighthouse Avenue as well as Alvarado Street Staff Presentation/Commissioner Questions Principal Planner Roveri presented the Agenda Report and answered Commissioner questions. Planning Commission Meeting Minutes Tuesday February 28, 2023 6 DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 Planning Commission Minutes Tuesday February 28, 2023 Commissioner Brassfield inquired about court cases regarding views. Ms. Roveri said Staff was not aware of any cases where objective view standards were being challenged. Commissioner Dawson suggested one of the Open Space paragraphs referred to cement but it should be concrete. Commissioner Latasa agreed. Commissioner Dawson asked why the 12-foot setback was reduced to seven feet. Ms. Roveri explained the setback for buildings at street corners is seven feet from the corner to the building and the 12-foot setback only applies to third stories. Commissioner Bluth suggested a 3D modeling mechanism exists that could be used to calculate view sharing. Commissioner Bluth confirmed he had reviewed all Agenda Reports, notes, minutes, public comments, and videos for previous Planning Commission discussions regarding this topic, rendering him eligible to vote on the matter. Commissioner Latasa provided details regarding the meeting he and Chair Fletcher had with Ms. Roveri, referencing a summary of the meeting on Attachment 3 of the Agenda Report. Public Comments Sharon Dwight shared concerns regarding water, walkability, massage establishments, setbacks, resident and employee parking plans, and Open Space areas. Nancy Soulé spoke of requiring resident and employee parking and tree removal replacement and asked about upzoning. Pat McNeill advocated for not requiring residential parking and instead focusing on increasing the number of housing units. Commissioner Comments Chair Fletcher provided background regarding his extensive work with discretionary approval processes, advised questioning what the Standards would produce if working with architects who may not care about doing great work, and suggested the list may be brought back after new projects highlight what portions may not work or may not be objective. Commissioner Freeman highlighted the difficulty in raising the density of already dense areas and spoke in support of the proposal as suggested. Commissioner Brassfield commended the work and presentation for this project, spoke of challenges regarding parking, and suggested continuing to work on the issue of standards by seeking commonality of issues between every neighborhood to find solutions. Commissioner Bluth showed appreciation for the work that Chair Fletcher, Commissioner Latasa, and Ms. Roveri provided, expressed concerns with view sharing, and suggested protecting large or landmark trees by determining removal based on diameter. Commissioner Dawson discussed the importance of views and difficulties with parking. Planning Commission Meeting Minutes Tuesday February 28, 2023 7 DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 Planning Commission Minutes Tuesday February 28, 2023 Chair Fletcher spoke of the City’s transit corridor goals and asked if this is an opportunity to reinforce the commitment of switching to public transit. Commissioner Freeman asked if new buildings should be required to provide resident and employee parking plans. Ms. Cole suggested Senate Bill 6 (SB6) goes into effect in June and will prevent parking requirements in certain areas, then she mentioned potential challenges residents may face with this. Commissioner Latasa suggested summarizing the City’s intentions for these districts while anticipating future parking issues and asked about water pumping in the Objective Design Standards list. Ms. Cole said developers have proposed wells and “package plants” that clean and reuse wastewater, asked if those should be allowed, and discussed the matter further. Commissioner Latasa inquired about the half-mile parking radius. Ms. Cole explained one half- mile is considered a reasonable distance to walk and provided examples of low- and moderate-income residences Downtown that do not currently offer parking. Commissioner Latasa summarized four points of consideration as water pumping, half-mile to parking, tree removal, and view sharing, then asked if a prohibition against removing landmark trees would be possible. Commissioner Freeman asked if massage establishments should be banned on Lighthouse Avenue. The Commission discussed these obstacles further, with emphasis on tree removal. Commissioner Bluth and Commissioner Brassfield suggested arriving at a temporary solution knowing the list may return for amendments. Commissioner Freeman and Chair Fletcher agreed. Commissioner Freeman asked if a motion should be a simple approval or if it should address the five concerns that may develop into amendments. Commissioner Latasa suggested addressing view sharing may not be plausible. Commissioner Freeman asked if parking should also be let go. Chair Fletcher said yes. Commissioner Dawson inquired about massage establishments. Commissioner Brassfield suggested prohibiting them in the Lighthouse District. Commissioner Freeman, Chair Fletcher, and Commissioner Latasa agreed and discussed specifics with the group. Commissioner Latasa revisited view sharing. Ms. Roveri said that is subjective, not objective. Commissioner Freeman inquired about procedure. Ms. Roveri clarified that the motion would be for the Resolution and Exhibits, then summarized changes made. Commissioner Freeman moved to approve the item as presented with a new amendment to prohibit Massage Establishments for businesses facing Lighthouse Avenue and Alvarado Street. Commissioner Bluth seconded the motion. On a motion by Commissioner Freeman, seconded by Commissioner Bluth and carried by the following vote, the Planning Commission recommended a Resolution to the City Council establishing Objective Design Standards for the Downtown and Lighthouse Specific Plans and Planning Commission Meeting Minutes Tuesday February 28, 2023 8 DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 Planning Commission Minutes Tuesday February 28, 2023 amending the plans to clarify Visitor Accommodation Facility district requirements, adding Massage Establishment requirements and definition, adding Fence and Wall requirements, adding Makerspace use classification and definition, clarifying Residential Minor and Major (first floor; four units or more) requirements, adding new Subdivision minimum lot size and width requirements, updating Streetscape Lighting requirements, and amending the Utility- Major Definition to include Water Facilities, with an added amendment to prohibit Massage Establishments for businesses facing Lighthouse Avenue and Alvarado Street: AYES: 6 COMMISSIONERS: Fletcher, Bluth, Brassfield, Dawson, Freeman, Latasa NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None COMMISSIONER COMMENTS Chair Fletcher inquired about filling the vacant Vice Chair position. Ms. Cole explained the item would appear at a future Planning Commission meeting and announced that the City Clerk’s Office is working to fill the vacant Commissioner position. Commissioner Brassfield encouraged Commissioners to attend a State-offered Planning Commission training as he attended and found it refreshing, informative, and beneficial. Commissioner Latasa announced he would be absent from the next meeting. INFORMATIONAL REPORTS & STAFF COMMENTS Update received. ADJOURNMENT There being no further business, the meeting adjourned at 8:59 p.m. Respectfully Submitted, Approved, Kimberly Cole Chair Community Development Director Planning Commission Planning Commission Meeting Minutes Tuesday February 28, 2023 9