Planning Commission Meeting

DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 MINUTES PLANNING COMMISSION CITY OF MONTEREY Tuesday, March 14, 2023 4:00 PM – 5:30 PM ZOOMGOV TELECONFERENCE AND COUNCIL CHAMBER, 580 PACIFIC STREET MONTEREY, CALIFORNIA Commissioners Present: Fletcher, Bluth, Brassfield, Freeman Commissioners Absent: Dawson, Latasa Staff Members Present: Community Development Director Cole, Senior Associate Planner Schmidt, Recording Secretary Cleary ***Afternoon Session Agenda Only*** 4:00 - 5:30 p.m. CALL TO ORDER Chair Fletcher called the meeting to order at 4:01 p.m. Recording Secretary Cleary provided information to the public on how to participate and provide public comment during the meeting. PUBLIC COMMENTS None. PUBLIC HEARING 2. Consider 2200 Garden Road; Use Permit Application UP-22-0050 to Allow Animal Services Use (Veterinary Pet Hospital), Outdoor Mobile Magnetic Resonance Imaging (MRI) Trailer, and Allow Minimal Encroachment of Outdoor Dog Run at Slopes Exceeding 25%; and, Variance Application VA-23-0046 to locate Mobile MRI within Side Yard Setback (50’ required, 33.75’ proposed); Applicant Hannah Richardson, MD Architects; Property Owner Patrick Orosco and Chris Orosco, Redwood Gulch LLC; I-R-130-RA-ES-MF Zoning District; Industrial General Plan Designation; Exempt from CEQA Requirements per Article 19, Sections 15301,15303, and 15332, Classes 1, 3, and 32 ACTION: Approved Use Permit application UP-22-0050 to allow Animal Services Use (Veterinary Pet Hospital), Outdoor Mobile Magnetic Resonance Imaging (MRI) trailer, and allow minimal encroachment of outdoor dog run at slopes exceeding 25%; and Variance Application VA-23-0046 to locate mobile MRI within side yard setback (50’ required, 33.75’ proposed) at 2200 Garden Road Staff Presentation/Commissioner Questions Senior Associate Planner Schmidt presented the Agenda Report and answered Commissioner questions. Commissioner Brassfield asked what a “mother room” is, if the retaining wall would be cinderblock, and how the zoning affects other sites or districts. Mr. Schmidt provided details. DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 Planning Commission Minutes Tuesday March 14, 2023 Commissioner Freeman inquired about the Vehicle Miles Traveled (VMT) metric. Mr. Schmidt explained how VMT is calculated, specifying it is specifically for employees. Commissioner Freeman asked if neighbors had comments. Mr. Schmidt said they were noticed but had no issues. Applicant Rachelle Mackey was present to answer questions. There were none. Public Comments None. Commissioner Comments Commissioner Brassfield applauded the applicants for making use of this building and spoke in support of the objective. Commissioner Freeman emphasized complete support, saying the location will afford much more room than other options and would be a great expansion of the business. Chair Fletcher agreed that the location is great for this type of business. Commissioner Bluth expressed support as a dog owner who would appreciate the service. On a motion by Commissioner Freeman, seconded by Commissioner Brassfield and carried by the following vote, the Planning Commission approved Use Permit application UP-22-0050 to allow Animal Services Use (Veterinary Pet Hospital), Outdoor Mobile Magnetic Resonance Imaging (MRI) trailer, and allow minimal encroachment of outdoor dog run at slopes exceeding 25%; and, Variance Application VA-23-0046 to locate mobile MRI within side yard setback (50’ required, 33.75’ proposed) at 2200 Garden Road: AYES: 4 COMMISSIONERS: Fletcher, Bluth, Brassfield, Freeman, NOES: 0 COMMISSIONERS: None ABSENT: 2 COMMISSIONERS: Dawson, Latasa ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None 3. Consider 912 Del Monte Center; Text Amendment Application TM-22-0217 to Amend the Del Monte Center SC Plan to Eliminate Prohibition on Professional and Business uses, specifically Doctors (including Osteopaths and Chiropractors), Lawyers, Dentists, Architects and Accountants, and Allow up to 5% of Gross Leasable Area to be used as Office, Business and Professional Use; Applicant Sarah Cuban, Wald, Ruhnke & Dost Architects, LLP; Owner American Assets Trust; C-2-SC Zoning District; Commercial General Plan Designation; Exempt from CEQA per Article 18, Section 15270a ACTION: Continued to the March 28, 2023 Planning Commission meeting Staff Presentation/Commissioner Questions Senior Associate Planner Schmidt presented the Agenda Report. The Commissioners had no questions. Planning Commission Meeting Minutes Tuesday March 14, 2023 2 DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 Planning Commission Minutes Tuesday March 14, 2023 Applicant Henry Ruhnke provided background on the business and the Del Monte Center, saying shopping has evolved since it was purchased. Chris Sullivan likened package deliveries to Santa Claus coming every day and said the goal is to keep the shopping center alive. Chair Fletcher asked about the current occupancy at Del Monte Shopping Center. Mr. Sullivan provided an estimate. Public Comments Fred Doherty vouched for Joseph Davi, Chiropractor and owner of The Joint, and provided reasons the project should be approved, referencing space and ample parking. Whitney Davi provided information regarding The Joint, including services and other locations, and said there is a LensCrafters at the shopping center with a similar business structure. Renee Davi-Walker advocated for approval and suggested potential benefits of allowing a variety of services in the same location and filling vacant buildings there. Commissioner Comments Chair Fletcher inquired about City taxes, asking if that is Staff’s main argument. Mr. Schmidt confirmed it is and stated there are other under-utilized office spaces in that area as well. Commissioner Bluth recommended limiting options to retail as much as possible as the City could benefit more from reserving shopping center spaces for retail use. Commissioner Freeman spoke in support of Staff’s recommendation and reasons for denial as well as encouraging retail. Commissioner Brassfield discussed benefits and hinderances the Del Monte Center has created and said the Center’s requirements may need modifications but was not sure in which direction. Chair Fletcher opposed denial, suggesting land use is in flux and the applicant asked for something previously given to others such as the financial services firm previously located at the shopping center or the eye doctor currently there. Commissioner Bluth suggested the amount of underutilized space is low and the request may cover too much in terms of General Office Space as family-oriented entertainment is preferred. Commissioner Bluth motioned to recommend that the City Council not approve the application. Commissioner Freeman seconded the motion for denial. Commissioner Brassfield asked if eliminating some of the listed professions would change anyone’s opinion. Chair Fletcher stated it would not as the applicants asked for a cap on the whole Center and shopping centers are becoming lifestyle centers. On a motion by Commissioner Brassfield and seconded by Commissioner Bluth, the Planning Commission executed the following vote, and the motion failed: Planning Commission Meeting Minutes Tuesday March 14, 2023 3 DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 Planning Commission Minutes Tuesday March 14, 2023 AYES: 2 COMMISSIONERS: Bluth, Freeman NOES: 2 COMMISSIONERS: Fletcher Brassfield Mr. Schmidt asked if changing the cap for leasable floor area would change anyone’s mind, suggesting 3% would be roughly 20,000 square feet. Chair Fletcher said he could support that. Commissioner Freeman asked about the size of the Applicant’s space in question. Mr. Schmidt suggested it is under 1,000 square feet. Commissioner Bluth said he could support a motion if doctors and dentists were allowed but “general office business and professional use” was removed. Mr. Schmidt clarified about the eye doctor, suggesting it may have been approved because of the sales component involved. Commissioner Brassfield asked if allowed uses outside of retail should be limited to doctors and dentists. Chair Fletcher suggested those could fit into a “lifestyle” use. Commissioner Freeman suggested focusing on the list of approved businesses. Chair Fletcher suggested eliminating options that are obsolete and allowing veterinarians and lifestyle uses. Commissioner Freeman recommended putting the chiropractor’s application on hold and revising the list to remove business types not already at the Center. Ms. Cole asserted that if the item is continued, absent Commissioners would have to read all materials and view this meeting’s recording to participate in the discussion and vote. Commissioner Brassfield moved to continue the item to the March 28, 2023 Planning Commission hearing. Commissioner Bluth seconded the new motion. On a motion by Commissioner Brassfield, seconded by Commissioner Bluth and carried by the following vote, the Planning Commission continued the item to the March 28, 2023 Planning Commission meeting: AYES: 4 COMMISSIONERS: Fletcher, Bluth, Brassfield, Freeman NOES: 0 COMMISSIONERS: None ABSENT: 2 COMMISSIONERS: Dawson, Latasa ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None COMMISSIONER COMMENTS Commissioner Freeman asked about the Housing Survey, asked for help, commended some sections, and highlighted confusing points of the survey. Ms. Cole explained, asked for more detail, and said it worked for most people but others may still be confused. INFORMATIONAL REPORTS & STAFF COMMENTS Update received. ADJOURNMENT Planning Commission Meeting Minutes Tuesday March 14, 2023 4 DocuSign Envelope ID: E0E4FFE0-3F81-4CAD-80D2-593870123191 Planning Commission Minutes Tuesday March 14, 2023 There being no further business, the meeting adjourned at 5:19 p.m. Respectfully Submitted, Approved, Kimberly Cole Chair Community Development Director Planning Commission Planning Commission Meeting Minutes Tuesday March 14, 2023 5