Loading...
HomeMy WebLinkAbout2018-05-02; Planning Commission; MinutesPlanning Commission Minutes, as Amended May 2, 2018 Minutes of: Time of Meeting: Date of Meeting: Place of Meeting: CALL TO ORDER PLANNING COMMISSION 6:00 p.m. May 2, 2018 COUNCIL CHAMBER Page 1 CORRECTED Planning Commission Chairperson Montgomery called the Regular Meeting to order at 6:01 p.m . PLEDGE OF ALLEGIANCE Commissioner Black led the Pledge of Allegiance. ROLL CALL Present: Chairperson Montgomery, Commissioners Anderson, Black, Luna , Meenes, and Segall. Absent: None Staff Present: Don Neu, City Planner Ron Kemp, Assistant City Attorney Michele Hardy, Senior Office Specialist Scott Donnell, Senior Planner David de Cordova, Principal Planner Craig Williams, Senior Engineer Jason Geldert, Engineering Manager Claudia Huerta, Senior Program Manager Debbie Fountain, Community and Economic Development Director APPROVAL OF MINUTES Chairperson Montgomery asked if there were any corrections or revisions to the minutes of the meeting of April 18, 2018. MOTION ACTION: Motion by Commissioner Anderson and duly seconded by Commissioner Luna to approve the minutes of the Regular Meeting of April 18, 2018. VOTE: 5-0 AYES: Chairperson Montgomery, Commissioners Anderson, Luna, Meenes, and Segall. NOES: None ABSENT: None ABSTAIN: Commissioner Black Chairperson Montgomery directed everyone's attention to the slide on the screen to review the procedures the Commission would be following for that evening's public hearing. PUBLIC COMMENTS ON ITEMS NOT LISTED ON THE AGENDA Brian Connor, 4815 Wind Jammer Way, stated he would like to know the wisdom of allowing RVs, trailers, and boats to be parked in front yards of residents' property. He stated he thinks that it is a misguided policy and it is abused. Planning Commission Minutes, as Amended May 2, 2018 Page 2 CONTINUED PLANNING COMMISSION HEARING ON ITEM NO. 1 Chairperson Montgomery opened the hearing and asked City Planner Don Neu to introduce the first item . 1. GPA 16-01/ZCA 16-01/ZC 16-01/MP 14-01/LCPA 14-01/MCA 16-01 (DEV08014) - VILLAGE AND BARRIO MASTER PLAN -Request for a recommendation to adopt a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and a recommendation to approve a General Plan Amendment, Zone Code Amendment, Zone Change, Master Plan, and Local Coastal Program Amendment for the Village and Barrio Master Plan. The Notice of Intent (NOi) to adopt a Mitigated Negative Declaration was published in the newspaper February 12, 2016, and sent to the State Clearinghouse (SCH#2016021056) for a 30-day public review (February 16, 2016-March 16, 2016). The Village and Barrio are generally west of interstate 5 and between Laguna Drive and Tamarack Avenue in the city's Northwest Quadrant and Local Facilities Management Zone 1. Senior Planner Neu introduced the continued Agenda Item 1 and stated Senior Planner Scott Donnell would give some opening remarks. Chairperson Montgomery stated that Commissioner Black has a statement he would like to make. Commissioner Black stated that he missed the last public hearing on Village and Barrio Master Plan, but has been in contact with the Planning Division and at the last briefing on this subject. He stated he did watch the last meeting's video and heard all the responses from the speakers. He stated he is well informed and can make a legitimate vote on this subject matter. Chairperson Montgomery stated that there is a second Errata Sheet since the Planning Commission's last meeting and asked Senior Planner Donnell to give his presentation. Senior Planner Donnell gave a brief presentation . He stated that this item involves 350 acres west of Interstate 5 between Laguna Drive and Tamarack Drive. He stated there is a brief staff report that recaps the meeting held on April 18, 2018, and includes additional public comments that were received since the printing of the April 18, 2018 staff report, and a second Errata Sheet. He stated the second Errata Sheet focuses on three specific items: Bike paths, plan implementation, and review additions. He also stated that the Errata Sheet includes changes staff is proposing from the public comments received and from Bike Walk Carlsbad, a bicycle interest group, and in conjunction with the city's consultant that assisted with the bike plan. The second Errata Sheet proposes changes in the Village and Barrio Master Plan in Chapter 4 -Mobility and Beautification. He stated the second Errata Sheet also proposes changes in Chapter 5 of the Master Plan on implementation. He stated that the staff report and Errata Sheets are on the City of Carlsbad's website under the Village and Barrio Master Plan and on the Planning Commission webpage. He stated he would be available to answer questions as well as additional staff members present. He stated representatives of the RRM consulting firm are available to answer questions, as well. Chairperson Montgomery asked the Commissioners if there are any clarifying questions on Senior Planner Donnell's presentation. Commissioner Segall asked where he can find the first Errata Sheet. Senior Planner Donnell stated the first Errata Sheet is attached to the April 18, 2018, staff report. Commissioner Anderson asked Senior Planner Donnell, if Bike Walk Carlsbad is the group he referred to at the last meeting that he consulted with initially. She stated that at the last meeting he stated there were comments from two different groups that did not always agree with each other. Senior Planner Donnell stated that the city contracted San Diego Bike Coalition to help staff develop the Master Plan, which includes the cycle tracks and protected bike lanes. He stated once the Master Plan was distributed that there were some comments received from another bike group named Bike Walk Planning Commission Minutes, as Amended May 2, 2018 Page 3 Carlsbad. He stated that staff wants to provide a plan that accommodates all types of riders (novice and expert) and is consistent with state law. Chairperson Montgomery stated that the Commission has heard this item over the last several years and there have been several opportunities for public input. He stated the Village and Barrio Master Plan (Plan) has gone through several iterations. He stated that the majority of the public and staff agree with the Plan and it would be appropriate to go right to the key issues. He proposed that the Commission separate the areas of discussion. First area of discussion would be the VC and Hosp district area and then the following issues: 1) building height, 2) architecture, 3) parking, 4) beatification and mobility, and 5) Land Use or any other questions. The second district area would be the Barrio, parking on Tyler Street, and general land use questions. He asked if the Commission was in agreement and would like to proceed. Commissioners unanimously agreed to proceed with discussion. DISCUSSION VC AND HOSP DISTRICT AREA BUILDING HEIGHT AND STORIES Chairperson Montgomery stated the building height that is proposed in the Plan is to stay as is at four stories with a 45 feet height limit. He stated that the Plan is also proposing a four story with a ceiling height limit of 14 feet at the first level for retail. He asked Senior Planner Donnell if this is correct. Senior Planner Donnell clarified that the existing Plan is consistent with the building height. He stated it does not establish a story limitation. Chairperson Montgomery stated that in 1996, the City Council adopted a 45 feet height limit only if it was over parking and if it had a steep roof pitch. He stated in 2007, City Council adopted 45 feet roof pitch but no requirement for ground level parking and since then it has been modified. Senior Planner Donnell stated that in 2013, the only changes that were made were outside the Coastal Zone. Chairperson Montgomery stated that he thinks the 45 feet height limit does not reflect the Village that we envisioned for Carlsbad. He stated staff is proposing a 14-foot ceiling for the first floor which does not allow a developer to get to 45 feet. He stated he would like to reduce that height limit to 35 feet. He asked staff if the 14-foot ceiling for the first floor is going to be a standard for every building. Senior Planner Donnell stated that the 14-foot ceiling for the first floor would apply to most parts of the Village Center District and Hosp District on Carlsbad Boulevard only. He stated outside of those areas there could be a mixed-use project that does not have to meet that ceiling height minimum. Commissioner Segall stated that State Senator Wiener proposed legislation SB827. He stated that the state bill was proposing 65 feet building heights and was revised to 55 feet. He asked if this law passes, how would that impact what Commission is discussing tonight. Senior Planner Donnell stated that legislation is no longer proposed. Commissioner Segall stated that they have heard public testimony from certain individuals that think we should not mandate retail at the ground floor. By mandating commercial space, the spaces will go unfilled. He stated the Commission had this experience with the Poinsettia properties at the TOD area which is adjacent to the Poinsettia Station. He stated that those units have been vacant for years. He stated that the Commission should decide if the building height limit should be allowed. He stated he would like to know what currently exists at a 45-foot building height. Planning Commission Minutes, as Amended May 2, 2018 Page 4 Commissioner Meenes asked Senior Planner Donnell when we look at the vision for the Master Plan Village Center, he sees a vibrant village core with residents living in a higher density environment with easy access to multi-modal transportation and pedestrian friendly streets. He states that we would want enough units and density in the core to entice people to live in that environment. Senior Planner Donnell responded that the area lends itself to a multi-modal area. He stated that the Village and Barrio have been designated as smart growth areas because of the available transit and flat topography. He stated that if the building heights are lowered; the density would not be achieved for these areas. Senior Planner Donnell stated that the reason for the difference is because those are the heights that exist today. He stated the Hosp District is serving commercial more than residential and that is the reason for lower density. Scott Martin, Architect with RRM Consulting, stated the vision of the Plan is the core of the Village that it is a walkable and bike friendly area. He stated that you need to think about the urban realm -the space between the buildings. He stated it is important to have active streets. As a pedestrian, there are safety and aesthetic concerns. The Plan has the most appropriate uses for a pedestrian area. He stated that retail uses have the greatest amount of transparency. Commercial and residential demand less transparency of the occupant for the ground floor due to safety and too much engagement with the general public. Scott Martin stated that with the direction of staff it is important to have retail on the ground floor. He stated the retail world is changing dynamically, due to technology. He stated that retail is demanding a greater ceiling height plate to be viable. He stated that they are requiring a minimum of 14 feet. He stated that in West Hollywood there is a 3,000-square foot cafe that just opened, where you can order online and go there to try on what you purchased. He stated if your decision is to keep a pedestrian area with retail on the ground floor, then he highly recommends keeping the 14-foot minimum to ensure you get a quality retail environment. He stated that in regard to stories, there is more flexibility of what happens above the ground floor. He stated that if you want residential above the ground floor; it would be difficult to have a 35-foot height with the roof pitch. Chairperson Montgomery stated when Commission had larger projects in the past there was a concern with 10 feet above the 45 feet height being allowed for miscellaneous architectural projections, elevator shaft, and stairways. Scott Martin stated that 45 feet definatly becomes a challenge for a quality retail space on the ground floor and three stories of residential above. This can be done but if you lower that to 35 feet and it would be tough to have a three story building. Commissioner Luna asked if vacancy rates are not what is envisioned, how difficult would it be to go back into this Plan to make modifications. Senior Planner Donnell stated that it would be difficult to modify within the Coastal zone. He stated that outside the Coastal zone, there is flexibility. Senior Program Manager, Claudia Huerta, stated she can get the vacancy rates for the Village to the Commissioners. She stated that our retail spaces are constantly full. She stated the Economic Development Division is working on a retail study to understand what uses are needed to continue a vibrancy and economic vitality. City Planner Neu stated they have received several comment letters from developers concerned about the space available. He stated that the current Plan would allow other uses on the ground floor. He stated outside the Coastal zone, there is flexibility to amend the Plan, but it would not be a quick process. Commissioner Luna asked Senior Program Manager Huerta if the inquiries are for 10 feet plate height. Senior Program Manager Huerta stated that inquiries are looking for any vacant space. Planning Commission Minutes, as Amended May 2, 2018 Page 5 Commissioner Anderson asked Senior Program Manager Huerta which is more profitable for a developer: retail, office or residential. She stated that most applications are from residential developers. Senior Program Manager Huerta stated that it depends on the developer. She stated that some developers only do residential, therefore, that is all that they would be interested in. Commissioner Anderson stated she attended the Planning Commission Conference with her other fellow Commissioners and other city attendees stated they are trying to preserve the character of their city. She stated that she looked up the design standards for other cities such as: Fremont; Calabasas; Temecula; Del Mar; and South Pasadena that she thinks have good quality character with a building height limit of 25- 30 feet. She stated she concurs with Commissioner Montgomery on a lower height limit with some flexibility. Commissioner Segall stated that he is in favor of the 45 feet height limit for smart city growth and retail on the ground floor. He stated that many of the cities Commissioner Anderson mentioned do not have the train or the ocean nearby. Commissioner Meenes stated he is in favor to retain what is currently in the Plan. Commissioner Black stated he concurs with the 45 feet height limit that would maintain the Village character. Commissioner Luna stated she concurs with the 45 feet height limit and commends staff for their efforts on this Village and Barrio Master Plan. Chairperson Montgomery asked Commission if they would be willing to limit the architecture projections and have 45 feet height limit. Commissioner Anderson stated she would like to limit the architectural projections. City Planner Neu stated that in city standards roof structures cannot be larger than the roof equipment that is being screened. He stated ADA requirements need to be accommodated in all parts of the building so limiting elevator access to roof decks is discouraged. Chairperson Montgomery stated that the Commission majority supports keeping the building height at 45 feet, as written in the Plan. Chairperson Montgomery stated to move on to the next discussion item architecture. ARCHITECTURE Commissioner Segall stated he likes the architecture with enough building frontage. He stated he likes North Coast Calvary Chapel's architecture where it has several buildings and it creates a smaller feel. Senior Planner Martin stated that in the building massing section addresses this smaller building feel within the Village. He stated this would be a guideline and not a standard. He stated the Plan does a good job on allowing a variety of architecture. Commissioner Anderson commented that she would like to see stronger language with words like ensure and utilize. She stated that there currently isn't design guidelines but hope to have them in the new plan. Commissioner Segall asked about the SB35 law, if Commission must interpret the guidelines objectively instead of subjectively. Assistant City Attorney, Ron Kemp, stated that SB35 does state that architecture standards are objective. He stated that this bill refers to affordable housing projects and does not apply to projects in the Coastal Planning Commission Minutes, as Amended May 2, 2018 Page 6 zone. He stated that this bill would be to prohibit denying a housing project because it does not conform to a design guideline. He stated that this State law would supersede city law. Commissioner Segall asked if the Commission wants an architectural style or leave it the way it is. He stated that from public testimony and the Commission this concern comes up often. Chairperson Montgomery asked Senior Planner Donnell how staff concluded certain styles that are written in the plan. Senior Planner Donnell stated from public testimony collected over the years and based on the Planning Commission meeting on October 19, 2016, where 30 items were discussed. He stated these 30 items are attached to the April 18, 2018, staff report. Chairperson Montgomery commented that other cities have an Architecture Design Board. He asked about having a Design Board appointed by the City Council. Senior Planner Neu stated the guidelines provides a better tool for staff and applicants. He stated that adding other processes would affect the timing and efficiency of project review. He stated that if we are not getting the preferred quality of projects, then a design review board could be considered. Commissioner Luna concurs with Senior Planner Neu that a design review board would not be cost efficient to the applicant or to staff. Commissioner Segall stated the city did have a design review board under Redevelopment for the Village. He asked Senior Planner Neu if these guidelines would ensure the quality of projects. Senior Planner Neu stated he thinks these guidelines would ensure higher quality project designs. He stated if staff feels they are not getting the desired quality, they can propose modifications to the guidelines or add some expertise in the review process. Commissioner Meenes stated he is comfortable with the guidelines presented. Commissioner Luna stated that language _could be stronger in the guidelines. City Attorney Kemp asked Senior Planner Donnell if he thinks guidelines and standards are the same. Senior Planner Donnell stated that guidelines are subjective to allow flexibility for different types of projects and standards are requirements. He stated it is up to staff and the Planning Commission to determine if those guidelines have been met. RECESS Chairperson Montgomery called for a recess at 8:34 p.m. MEETING CALLED TO ORDER Chairperson Montgomery called the meeting to order at 8:50 p.m. BEAUTIFICATION AND MOBILITY Grand Avenue Promenade Chairperson Montgomery asked if there were any comments. Commissioner Segall stated he is in favor of combining State Street and Grand Promenade and closing State Street. He stated that this area is the center of the Village and he suggested having it be a pedestrian only area. He stated he would like to see the Grand Avenue Promenade become an entire paseo with no vehicles. Planning Commission Minutes, as Amended May 2, 2018 Page 7 Chairperson Montgomery commented that the cycle track seems to be taking away the street right of way which could be used for street fairs and other special events. He asked if the width of the cycle track can be reduced. Senior Engineer, Craig Williams, stated that 12 feet for a cycle track is the minimum for the variety of users such as baby strollers and people walking. Commissioner Meenes stated has a concern from a public safety standpoint and asked if the Fire Department has been consulted regard ing the Grand Avenue Promenade project. Senior Planner Donnell stated that the Fire Department has been consulted in on the Plan and that their only concern would be if Grand Avenue was completely closed. He stated Carlsbad Village Drive must remain open and wide enough for emergency vehicles to maneuver. Chairperson Montgomery stated the Commission has a consensus that the Grand Avenue Promenade is a valued commodity for the city. He stated that the Commission supports this with options that are available in the future. Commissioner Segall stated he would like to have the widening of the promenade be an option in the Plan. Principal Planner de Cordova stated that these options could be memorialized in the Plan for further discussion. He stated that there are two phases in the implementation chapter. He stated the first would be a temporary examination to see what works first. Commissioner Anderson is not in favor of closing State Street. She stated that State Street is a main thoroughfare to businesses and residents. Chairperson Montgomery stated a list of memorializing options for Grand Avenue Promenade as follows: State Street as a paseo, eliminate parking on State Street, raising the cycle track, and maximizing the promenade more than 32 feet. Commissioner Anderson asked if the Errata Sheet could state either -we have sharrows or a cycle track and not both . Chairperson Montgomery asked Commissioners what their thoughts regarding the corner plaza for smaller lots in regard to the 500 square feet area requirement. Principal Planner de Cordova stated that the 500 feet minimum could be maintained and not to exceed the 7.5 percent of the total lot area. Chairperson Montgomery asked if the Commission was in agreement on the small lot issue. The Commission unanimously agreed to the modification for small lot size. Commissioner Meenes commented his concern with sharrows on Carlsbad Village Drive for public safety and the volume of traffic on that street. Commissioner Black concurs with Commissioner Meenes because it is very dangerous to have sharrows on Carlsbad Village Drive. Chairperson Montgomery stated what staff is proposing on Carlsbad Village Drive is to eliminate the bike lanes and widening the sidewalks and have sharrows. Principal Planner de Cordova stated the traffic lanes would be widened for vehicles. Commissioner Anderson concurs with Commissioner Meenes that sharrows is a potential for an accident. Commissioner Segall concurs. Planning Commission Minutes, as Amended May 2, 2018 Page 8 Chairperson Montgomery stated the Commission is in agreement that sharrows should not be on Carlsbad Village Drive. LAND USE Chairperson Montgomery stated that in public comments that there was a concern of not having enough clearance for sidewalk cafes. He asked staff about the five feet clearance. Senior Planner Donnell stated that staff would like to maintain the five feet minimum that is proposed in the Plan . Commissioner Anderson asked if there can be more attractive design standards for the curb cafes. She stated she would like a 6-foot minimum sidewalk clearance adjacent to curb cafes. Senior Planner Donnell stated the Traffic Engineer has the flexibility to modify those standards in the Plan for curb cafes. Engineering Manager Geldert, stated that most sidewalks are ten feet in width. He stated that the curb cafes do not impede any of the sidewalks. He stated that the five feet produced a balance for walkability and the sidewalk cafes. Chairperson Montgomery asked Commissioners if they were in agreement with the required clearances. Commissioner Segall stated he is in favor of it. Chairperson Montgomery stated another public comment that came up was on land use in the Village. He stated that the public would like to know if the plan has addressed retail and parking being moved off these key areas. Senior Planner Donnell stated that Imagine Carlsbad has requested a 50-foot setback before parking can begin on a piece of property so that commercial buildings can occupy the front of the lot. He stated that the retail market is changing and staff feels that is too restrictive which forces parking in some cases to be located underground. Principal Planner Cordova stated that there are standards and restrictions for street parking in front of buildings and to have it behind buildings for walkability. Chairperson Montgomery asked Senior Planner Donnell if there is a size requirement for retail usage on the first level. Senior Planner Donnell stated that there is an in-lieu fee that commercial can use for parking off site. He stated that there is not a size requirement for retail space. Chairperson Montgomery stated that the next discussion item is to specify timeshare uses and not to be combined with other incompatible uses. He stated he thinks timeshares would be compatible with hotels. Commissioner Anderson concurs. Commissioner Segall concurs. Senior Planner Donnell stated that staff tried to address this concern in the Plan under the Good Neighbor Section regarding mixed uses. Chairperson Montgomery stated the Commission is in an agreement on not allowing timeshares with residential uses in a mixed-use project. MOTION TO EXTEND TO 10:15 P.M. Chairperson Montgomery requested a motion to extend the meeting until 10: 15 p. m. The motion passed unanimously. Planning Commission Minutes, as Amended May 2, 2018 Page 9 Chairperson Montgomery stated that the items that remain to be discussed are the parking in the Village, Barrio on Land Use and parking/circulation on Tyler Street. Commissioner Segall stated that the historically significant properties such as Twin Inns, the Santa Fe Train Depot, Barrio Museum, Lola's, Carlsbad Theatre, and Magee Park should be preserved. He stated this may be under consideration by the Historic Preservation Commission as they update their ordinance for City Council consideration. Chairperson Montgomery asked City Planner Neu if this is addressed in the Village and Barrio Master Plan. City Planner Neu stated the Historic Preservation Commission has been working on updating the Historic Preservation ordinance. He stated the Plan does not specifically address this item. City Attorney Kemp stated he attended a Historic Preservation Commission meeting when they were drafting up their ordinance and defining their mission. He stated there is a subcommittee of the City Council that is looking at chapter two of the codes that cover commissions and their missions. He stated that in the General Plan there are goals. He stated the Historic Preservation Commission is working on an inventory of properties. Chairperson Montgomery asked staff to address at their next meeting the following: retail spaces and the lack of a required minimum depth. Chairperson Montgomery asked for a motion to continue this item to the May 16, 2018 Planning Commission meeting . MOTION ACTION: Motion by Commissioner Anderson and duly seconded by Commissioner Meenes that the Planning Commission continue this item to the May 16, 2018 meeting. VOTE: 6-0 AYES: Chairperson Montgomery, Commissioners Anderson, Black, Luna, Meenes, and Segall. NOES: None ABSENT: None ABSTAIN: None Chairperson Montgomery closed the continued hearing on Agenda Item 1, asked City Planner Neu to introduce the next item and opened the public hearing for Agenda Item 2. PLANNING COMMISSION PUBLIC HEARING 2. APPOINTMENT TO THE AGRICULTURAL CONVERSION MITIGATION FEE AD HOC CITIZENS' COMMITTEE -The Planning Commission will appoint a member to serve on the AGRICULTURAL CONVERSION MITIGATION FEE AD HOC CITIZENS' COMMITTEE. City Planner Neu stated that Commission will need to appoint a member to serve on the Agricultural Conversion Mitigation Fee Ad Hoc Citizens' Committee to fill the vacancy created when Commissioner Siekmann completed her term. Commissioner Luna nominated Commissioner Meenes. Planning Commission Minutes, as Amended May 2, 2018 Page 10 MOTION ACTION: Motion by Commissioner Luna and duly seconded by Commissioner Black that the Commission appoint Commissioner Meenes to serve on the Agricultural Conversion Mitigation Fee Ad Hoc Citizens' Committee VOTE: AYES: NOES: ABSENT: 6-0 Chairperson Montgomery, Commissioners Anderson, Black, Luna, Meenes, and Segall. None None ABSTAIN: None Chairperson Montgomery closed the public hearing on Agenda Item 2. COMMISSION COMMENTS Commissioner Anderson thanked staff for their work on Village and Barrio Master Plan, and she asked if the Commission will still receive additional public correspondence. Senior Planner Donnell stated there could be more public correspondence submitted. Chairperson Montgomery thanked Commissioner Anderson for her willingness to serve as Vice Chairperson on the Commission and had no further comments. CITY PLANNER COMMENTS None. CITY ATTORNEY COMMENTS None. ADJOURNMENT By proper motion, the Regular Meeting of the Planning Commission of May 2, 2018 was adjourned at [71u Don Neu City Planner Michele Hardy Minutes Clerk