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HomeMy WebLinkAbout2017-11-01; Planning Commission; MinutesPlanning Commission Minutes November 1, 2017 Page 1 Minutes of: PLANNING COMMISSION Time of Meeting: 6:00 p.m. Date of Meeting: November 1, 2017 Place of Meeting: COUNCIL CHAMBER CALL TO ORDER Chairperson Segall called the meeting to order at 6:00 p.m. PLEDGE OF ALLEGIANCE Commissioner Goyarts led the Pledge of Allegiance. ROLL CALL Present: Chairperson Segall, Commissioners Anderson, Black, Goyarts, Montgomery, Rodman and Siekmann Absent: None STAFF PRESENT Don Neu, City Planner Ron Kemp, Assistant City Attorney Farah Nisan, Administrative Secretary Shannon Harker, Associate Planner Chris Garcia, Associate Planner David Rick, Associate Engineer APPROVAL OF MINUTES Chairperson Segall asked if there were any corrections or revisions to the minutes of the meeting of October 18, 2017. MOTION ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner Siekmann to approve the minutes of the Regular Meeting of October 18, 2017. VOTE: 7-0 AYES: Chairperson Segall, Commissioner Anderson, Commissioner Black, Commissioner Goyarts, Commissioner Montgomery, Commissioner Rodman and Commissioner Siekmann NOES: None ABSENT: None ABSTAIN: None PLANNING COMMISSION PUBLIC HEARING Chairperson Segall asked Mr. Neu to introduce the first item and opened the public hearing on Agenda Item 1. Planning Commission Minutes November 1, 2017 Page 2 1. RP 15-17/CDP 15-38 (DEV15067) – JEFFERSON LUXURY APARTMENTS – Request for a recommendation of approval of a Major Review Permit and Coastal Development Permit to allow for the demolition of four, single-story offices and the construction of a four-story, 11-unit residential apartment building, including two (2) affordable housing units, located at 3039 Jefferson Street in Land Use District 2 of the Village Review zone, the Village Segment of the Local Coastal Program, and within Local Facilities Management Zone 1. The City Planner has determined that this project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 (In-fill Development Projects) of the State CEQA guidelines. Mr. Neu introduced Agenda Item 1 and stated Associate Planner Shannon Harker would make the staff presentation. Chairperson Segall asked if any of the Commissioners have ex parte communications to disclose for this item. Commissioner Anderson disclosed she drove through the property. Commissioner Goyarts disclosed that he also drove through the property and viewed it on Google Earth. Commissioner Rodman disclosed she walked by the property. Commissioner Montgomery disclosed he has been by the property several times. Chairperson Segall disclosed that he has also driven by the property. Ms. Harker gave a brief presentation and stated she would be available to answer any questions. Chairperson Segall asked if there were any questions of staff. Commissioner Rodman inquired about the fourth garage. Ms. Harker clarified that it is for the trash enclosure. Chairperson Segall asked if there were any further questions of staff. Seeing none, he asked if the applicant wished to make a presentation. Bruce Baker, 31674 Corte Rosario, Temecula, assisted by Tony Tonekaboni, 2652 Escala Circle, San Diego, stated that they would be available to answer any questions. Commissioner Rodman asked if the four bedroom apartment will be occupied by the applicant. Mr. Baker replied yes. Commissioner Rodman asked if the applicant would be amenable to restrict garage rental by a condition. Mr. Baker replied yes. Commissioner Goyarts asked if the applicant has other projects in the city. Mr. Baker stated yes, a four unit condominium on Madison Street. Mr. Goyarts asked if the intent was to build the project and sell the building. Mr. Baker replied no. Chairperson Segall asked if there were any other questions for the applicant. Seeing none, he asked if any person in the audience wished to speak on the item. Alan Wanamaker, 7982 Amargosa Drive, stated his concerns with the displacement of small businesses to residential development in the village. James Vitale, 3037 Jefferson Street, also shared his concerns regarding the displacement of small businesses in the village, density, privacy, traffic and parking. Planning Commission Minutes November 1, 2017 Page 3 Chairperson Segall asked if any other member of the audience wished to speak on the item. Seeing none, he closed public testimony and asked if the applicant could respond to the issues raised. Mr. Baker and Mr. Tonekaboni replied no. Chairperson Segall asked if staff could respond to the issues raised. Ms. Harker commented that the first, second and third floors of the project are setback 10 to 15 feet and the fourth floor is setback further. The project exceeds the development standards and requirements along the property line as there is not a requirement to setback the second, third or fourth floor. She stated that the project is within the allowable density of 35 maximum dwelling units per acre. Ms. Harker commented that there will be a net loss of Average Daily Trips (ADT) due to the demolition of 4,800 square feet of commercial use to be replaced with multifamily residential. Chairperson Segall asked if the issues related to parking in the alley during construction could be addressed. Associate Engineer David Rick clarified that the project is conditioned to require a grading permit, therefore an engineering inspector will be assigned to monitor a proper construction plan to minimize the amount of disturbance to the neighbors. He stated that the project also requires an erosion control plan to control rain runoff as well as dust control. Chairperson Segall asked how engineering would handle construction vehicles traveling through a narrow alley. Mr. Rick replied a preconstruction meeting would go over the details about construction and the applicant would be required to submit a phasing plan to show the staging so that traffic in the alley would not be disrupted. Commissioner Goyarts asked if the property is zoned for mixed use. Mr. Neu indicated yes. Commissioner Anderson stated that the Village and Barrio Master Plan is set up to allow mixed use, however it is not required. The Planning Commission does not have the jurisdiction or authority to make any changes. Ms. Harker clarified yes, multifamily dwelling units are permitted by right. Commissioner Siekmann wondered if the applicant would be open to providing photovoltaic solar panels or solar water heaters. Mr. Baker stated that it would be a possibility. Commissioner Rodman asked if the large tree would stay in place. Mr. Tonekaboni replied if the root extends out to the underground garage area, then it would be cut. Mr. Neu clarified that the Parks and Recreation department would have to approve any modification or removal of the tree. The applicant indicated that they would make an effort to preserve the tree, if feasible. DISCUSSION Commissioner Anderson appreciates the neighbors commenting about the village feel, stated that she has a lot of concern with that and wished to have more discretion over the topic. Commissioner Montgomery commented that the project meets the definition of all development standards as the applicant has gone beyond that with architectural setbacks, however, he feels the mass of the structure is large. Commissioner Montgomery concluded stating that the project is imposing and concurs with Commissioner Anderson that it would be nice to have discretion in the future. Commissioner Goyarts asked if the city could assist in relocating the businesses if the project is approved. Mr. Neu stated that there is not a formal requirement for the applicant. However, the Economic Development staff would be more than happy to help with that effort if they are interested in getting assistance in finding available locations. Commissioner Goyarts thinks that the project is massive for the surrounding area although it is consistent with the Village and Barrio Master Plan. He would like to see the local business stay within the City of Carlsbad as his personal preference is to have mixed use. Commissioner Black concurs with his fellow Commissioners. He feels lucky that the building is not larger than the proposed project. He thanked the applicant for not taking advantage of everything that zoning has to offer and keeping it somewhat less than what could have been. Commissioner Black can support the project. Chairperson Segall understands the publics concerns and stated that the applicant is doing everything by the book as they are going beyond the minimum requirements with setbacks and the articulation. Chairperson Segall concluded that the project fits the zoning requirements and land use planning and can support the project. Planning Commission Minutes November 1, 2017 Page 4 MOTION A motion was made by Commissioner Montgomery, which was seconded by Commissioner Siekmann, to add a condition that requires the two-car garages (total of three, two-car garages) be available to park two (2) vehicles at all times. Any additional space outside of the area where the cars are parked in the garages may be used for storage by the residents. The garages shall not be rented for storage or private parking. The Commission voted 7-0. MOTION ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner Siekmann that the Planning Commission adopt Planning Commission Resolution No. 7272 recommending approval of Major Review Permit RP 15-17 and Coastal Development Permit CDP 15-38 to the City Council based on the findings and subject to the conditions contained therein as amended. VOTE: 7-0 AYES: Chairperson Segall, Commissioner Anderson, Commissioner Black, Commissioner Goyarts, Commissioner Montgomery, Commissioner Rodman and Commissioner Siekmann NOES: None ABSENT: None ABSTAIN: None Chairperson Segall closed the public hearing on Agenda Item 1, asked Mr. Neu to introduce the next item and opened the public hearing on Agenda Item 2. 2. CDP 2016-0006 (DEV2016-0061) – MFD-01 – Request for approval of a Coastal Development Permit to demolish an existing single-family home and construct a four-unit apartment building on a 0.25-acre infill site located at 2637 Jefferson Street, within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1. The project site is not within the appealable area of the California Coastal Commission. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15303, “New Construction or Conversion of Small Structures,” of the State CEQA Guidelines and will not have any adverse significant impact on the environment. Mr. Neu introduced Agenda Item 2 and stated Associate Planner Chris Garcia would make the staff presentation. Chairperson Segall asked if any of the Commissioners have ex parte communications to disclose for this item. Commissioner Anderson disclosed she drove by the property. Commissioner Goyarts disclosed he viewed the property on Google Earth. Chairperson Segall disclosed that he also drove by the property. Mr. Garcia gave a brief presentation and stated he would be available to answer any questions. Chairperson Segall asked if there were any questions of staff. Commissioner Anderson inquired about the turning area on the driveway. Mr. Garcia clarified the turning radius is a multi-point turn and the vehicle that would be vacating the parking space would have the space to utilize for turning. Commissioner Anderson asked if the illustrations are for cars leaving those specific parking spaces. Mr. Garcia replied yes, it is for vehicles that were in the parallel parking spaces. Mr. Rick stated that the template used for a passenger vehicle which is fairly conservative because it was produced back in the 70’s when vehicles were much larger. Planning Commission Minutes November 1, 2017 Page 5 Commissioner Goyarts asked why the apartments could not be converted to condominiums. Mr. Garcia replied the project does not comply with the current planned development regulations with certain standards such as private recreational space per unit, different setback and parking requirements. Chairperson Segall asked if there were any further questions of staff. Seeing none, he asked if the applicant wished to make a presentation. Miguel Reyes, Suite 3, 2077 Harrison Avenue, San Diego, stated that he would be available to answer any questions. Chairperson Segall asked if there were any questions for the applicant. Commissioner Siekmann asked if photovoltaic solar panels are planned for the project. Mr. Reyes stated that the property owner would be interested depending on construction costs and bids. Commissioner Anderson asked if there will be any provisions for electrical car plug-ins. Mr. Reyes replied that it is not required and that he does not think there are provisions. Mr. Neu stated that there may be a requirement for electrical conduit to be supplied to the garages for future electrical chargers. Chairperson Segall asked if there were any further questions for the applicant. Seeing none, he asked if any person in the audience wished to speak on the item. Seeing none, he opened and closed public testimony. DISCUSSION Commissioner Goyarts believes the project fits the area with other surrounding two and three story units. Chairperson Segall commented that the architecture is in the eye of the beholder and the project fits the standards as the city does not have architectural guidelines. Chairperson Segall can support the project. MOTION ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner Siekmann that the Planning Commission adopt Planning Commission Resolution No. 7273 approving Coastal Development Permit CDP 2016-0006 based upon the findings and subject to the conditions contained therein. VOTE: 7-0 AYES: Chairperson Segall, Commissioner Anderson, Commissioner Black, Commissioner Goyarts, Commissioner Montgomery, Commissioner Rodman and Commissioner Siekmann NOES: None ABSENT: None ABSTAIN: None Chairperson Segall closed the public hearing on Agenda Item 2. COMMISSION COMMENTS Commissioner Anderson expressed her concerns regarding short term vacation rentals and the lack of architectural guidelines for the city. CITY PLANNER COMMENTS None. Planning Commission Minutes November 1, 2017 Page6 CITY ATTORNEY COMMENTS None. ADJOURNMENT By proper motion, the Regular Meeting of the Planning Commission of November 1, 2017 was adjourned at 7:02 p.m. in DON NEU City Planner Farah Nisan Minutes Clerk