CITY OF CARMEL-BY-THE-SEA

PLANNING COMMISSION REGULAR MEETING MINUTES

March 8, 2017

A. CALL TO ORDER AND ROLL CALL FOR TOUR OF INSPECTION

PRESENT: Commissioners: Wendt, Lehman, Sharp and Goodhue

ABSENT: LePage

STAFF PRESENT: Marc Wiener, Community Planning & Building Director

Catherine Tarone, Assistant Planner
Matthew Sundt, Contract Planner
Stuart Poulter, Contract Planner
Cortina Whitmore, Planning Commission Secretary

B. TOUR OF INSPECTION

The Commission convened at 2:45 p.m. and then toured the following sites:
DS 17-32 (Parton), Lopez Ave., 4 SE of 2nd Ave., Blk: KK; Lot: 22
DS 16- 472 (Wilson), Mission 2 NW of Vista Ave.; Blk: 4.5, Lot: 15
DS 16-466 (Cosentino), Mission Street 4 NE of 10th Ave.; Blk: 109; Lot: 12
DS 16-378 (Henkel), NE corner of 9th Ave. & Monte Verde; Blk: 94; Lot: 20
UP 17-020 (CPines7),SE corner of Dolores & 7th Ave; Block: 91; Lot:20

C. ROLL CALL

Chairman Goodhue called the meeting to order at 4:07 p.m.

D. PLEDGE OF ALLEGIANCE

Members of the audience joined Commission Members in the Pledge of Allegiance.

E. ANNOUCNCEMENTS/EXTRAORDINARY BUSINESS
N/A

F. APPEARANCES

Speakers #1: Barbara Livingston announced a lecture regarding Sustainable Tourism

hosted by the Carmel Residents Association at Carpenter Hall March 23, 2017.

G. CONSENT AGENDA

Items placed on the Consent Agenda are considered to be routine and are acted upon by
the Commission in one motion. There is no discussion of these items prior to the
Commission action unless a member of the Commission, staff, or public requests specific

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items be discussed and removed from the Consent Agenda. It is understood that the staff
recommends approval of all consent items. Each item on the Consent Agenda approved
by the Commission shall be deemed to have been considered in full and adopted as
recommended.

Consent Item #2 was pulled for discussion.

1. Draft minutes from the February 8, 2017 Planning Commission Meeting.

3. DS 16-472 (Wilson) Consideration of a Combined Final Design

Claudio Ortiz Design Group
Mission, 2 NW of Vista Ave.
Block: 4.5; Lot: 15
APN: 010-115-016
Study (DS 16-472) and associated Coastal
Development Permit for the construction of a
new residence located in the Single-Family
Residential Zoning Districts.

Commissioner Wendt moved approve Consent Items #1, Planning Commission

draft minutes and #3, DS 16-472 (Wilson). Commissioner Sharp seconded the
motion and carried the following vote: 4-0-1-0.

AYES: COMMISSIONERS: LEHMAN, WENDT, SHARP & GOODHUE

NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: LEPAGE
ABSTAIN: COMMISSIONERS: NONE

2. DS 16-436/UP 17-62 (LB Homebuyers)
Krebs Design Group, Designer
SE corner of Lopez & 2nd
Block: KK; Lot: 30
APN: 010-231-023
Consideration of Final Design Study (DS 16-
436), Use Permit (UP 17-62) and associated
Coastal Development Permit for the
demolition of an existing residence and
construction of a new single-family residence
located in the Single-Family Residential (R-1)
Zoning and Archeological Significance (AS)
Overlay Zoning Districts.

Speaker #1: Anthony Lombardo, representative for the DeStefanos, neighbors to the east
noted the Applicant has addressed his clients concerns and voiced support for the
project.

Speaker #2: Jeff Baron inquired if the proposed residence was repositioned.

Commissioner Wendt moved to approve Consent Item #1, DS 16-436 and UP 17-62
(LB Homebuyers). Commissioner Lehman seconded the motion and carried the
following vote: 4-0-1-0.

AYES: COMMISSIONERS: LEHMAN, WENDT, SHARP & GOODHUE

NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: LEPAGE

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 ABSTAIN: COMMISSIONERS: NONE

H. PUBLIC HEARINGS

1. DS 16-439 (Webster) Consideration of a Design Study (DS 16-439)

Martha Webster application for new landscaping and an
Camino Real, 2 NW of 11th amendment to a special condition for a
previously approved residential remodel
Block: Q; Lot: 17
project located in the Single-Family
APN: 010-275-008
Residential (R-1) Zoning District.

Catherine Tarone, Assistant Planner presented staff report, provided project history and
noted neighbor concerns. Ms. Tarone answered questions from the Commission.

Speaker #1: Martha Webster, Owner/Applicant noted attempts to compromise with the
neighbors the Yatemans and presented alternative tree replant options. Ms. Webster
requested the Planning Commission reconsider the past special condition that the
pittosporums remain in place and answered questions from the Commission.

Chair Goodhue opened the public hearing.

Speaker #2: Anna Yatmen neighbor directly to the west of the Webster property noted the
previous condition of approval that Ms. Webster agreed to which conditioned the
pittosporum tree to remain in place. Ms. Yateman voiced opposition to the tree removal
and alternative trees suggested by Ms. Webster.

Speaker #3: John Petrushkin, Project Contractor noted once Ms. Websters deck was
constructed the tree issues were revealed.

Speaker #4: Allen Canapa reiterated the need for the pittosporum to remain in place to
create a privacy screen due from the second story addition and deck. Mr. Canapa noted
the previous condition of approval for the tree to remain in place.

Chair Goodhue closed the public hearing.

The Commission held discussion. Commissioner Wendt noted she reviewed the previous
Planning Commission hearing which included the condition of approval that the tree
remain and noted privacy impacts from the second story addition as well. Commissioner
Lehman also noted the previous condition of approval. Commissioner Goodhue noted the
attempts made to appease the neighbors. Commissioner Lehman suggested pruning the
tree to regain backyard area.

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Commissioner Lehman motioned for the Applicant to retain an arborist to trim the
tree and return to the Planning Commission to explore relocation of the fire pit.
Sharp seconded the motion and carried the following vote: 4-0-1-0.

AYES: COMMISSIONERS: LEHMAN, WENDT, SHARP & GOODHUE

NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: LEPAGE
ABSTAIN: COMMISSIONERS: NONE

2 DS 17-032 (Parton) Consideration of a Track 1 Design Study referral

Hunter Porter Eldridge, Architect
Lopez Ave., 4 SE of 2nd Ave.
Blk: KK; Lot: 22
APN: 010-231-020
to the Planning Commission (DS 17-032) and
associated Coastal Development Permit for
alteration to an existing residence located in the
Single-Family Residential (R-1) Zoning District.

Stewart Poutler, Contract Planner presented the staff report.

Speaker #1: Applicant, Hunter Eldridge provided project history and noted the property
currently does not have any wood-burning fireplaces.

Chair Goodhue opened the public hearing.

Speaker #2: Barbara Livingston expressed her concern with the proposed wood burning
fireplace.

Chair Goodhue closed the public hearing.

The Commission held brief discussion. Commissioner Sharp expressed her preference for
a gas fireplace. Commissioner Lehman also noted concern with the proposed wood
burning fireplaces proximity to the residence and the height of the fireplace.
Commissioner Wendt agreed with her follow Commissioners. Chair Goodhue concluded
the discussion.

Commissioner Sharp motioned to reduce the height of the outdoor fireplace and
install a natural gas fireplace. Motion seconded by Commissioner Wendt and
carried the following vote: 4-0-1-0.

AYES: COMMISSIONERS: LEHMAN, WENDT, SHARP & GOODHUE

NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: LEPAGE
ABSTAIN: COMMISSIONERS: NONE

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3. DS 16-378 (Henkel)
Adam Jeselnick, Architect
NE corner of 9th Ave. & Monte Verde
Block: 94; Lot: 20
APN: 010-193-009
Consideration of a Final Design Study (DS
16-378) and associated Coastal Development
Permit for the construction of a new single-
family residence located in the Single-Family
Residential (R-1) Zoning District.

Marc Wiener, Planning Director presented staff report and summarized project history.
Mr. Wiener answered questions from the Commission.

Speaker #1: Anthony Lombardo, representative for the Henkels provided photographs of
the roof and discussed the Citys flat roof guidelines.

Speaker #2: Adam Jeselnick, Project Architect provided design clarity and answered
questions from the Commission.

Chair Goodhue opened the public hearing.

Speaker #3: Pat Corrigan, neighbor to the west discussed view impacts and provided
alternative design recommendations.

Speaker #4: David Hutchings, property owner on Lincoln confirmed the Planning
Commission received his letter that addressed his concerns with the Henkel project.

Speaker #5: Mr. Henkel, property owner informed the Commission of several
concessions made to appease the neighbors and expressed a desire to also enjoy a view of
the ocean from the proposed residence.

Speaker #6: Barbara Livingston stated she appreciated staff recommendations.

Chair Goodhue closed the public hearing.

Marc Wiener addressed the Citys roof guidelines and noted when appropriate the City
allows a flat roof.

The Commission held discussion regarding the proposed roof. Commissioners Wendt and
Lehman noted concessions made by the Applicant and support for the design. Chair
Goodhue commended the Architect for his design and voiced support.

Commissioner Wendt moved to approve DS 16-378 (Henkel) with staff findings and
revised conditions #23, #25, #26 and to eliminate condition #24. Motion seconded by
Commissioner Lehman and carried the following roll call vote: 4-0-1-0. Motion
approved.

AYES: COMMISSIONERS: LEHMAN, WENDT, SHARP & GOODHUE

NOES: COMMISSIONERS: NONE

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ABSENT: COMMISSIONERS: LEPAGE
ABSTAIN: COMMISSIONERS: NONE

4. UP 17-020 (CPines7) Consideration of Use Permit (UP 17-020) and

Adam Jeselnick, Architect
SE corner of 7th & Dolores St.
Block: 91; Lot: 20
APN: 010-145-020
associated Coastal Development Permit
applications for the addition of a 649-square
foot second-level mezzanine within an
existing commercial building. The project site
is located at the southeast corner of Dolores &
7th Ave. in the Service Commercial (SC)
Zoning District.

Marc Wiener presented the staff report. Mr. Wiener summarized the proposed Use Permit
and clarified the difference between a mezzanine and a story and noted staff support.

Speaker #1: Adam Jeselnick, Applicant/Architect provided property history and noted the
mezzanine is a good reuse purpose.

Chair Goodhue opened the public hearing.

Speaker #2: Barbara Livingston spoke to the historic nature of the building and voiced
disapproval for the proposed project.

Speaker #3: Fred Kern Applicant/Owner clarified the building is not a historic or
significant building and noted all proposed changes are reversible.

Speaker#2: Barbara Livingston added the views of the faade are important from both the
interior and exterior of the building.

Speaker #4: Thomas Hood, project consultant noted the majority of the mezzanine is
enclosed and obscured by solid walls. Mr. Hood expressed support.

Chair Goodhue closed the public hearing.

The Commission held discussion. Commissioner Wendt voiced support for the project
and added it will revitalize the downtown area. Commissioner Sharp requested
clarification from the owner of the proposed hours of operation. Commissioner Lehman
spoke in favor of breakfast hours. Commissioner Wendt inquired to the number of
allowable outdoor seats. Chair Goodhue voiced support for the Use Permit and reiterated
all proposed changes are reversible.

Commissioner Sharp motioned to accept UP 17-20 (CPines7) with staff findings and
conditions. Motion seconded by Commissioner Wendt and carried the following
vote: 4-0-1-0.

AYES: COMMISSIONERS: LEHMAN, SHARP, WENDT & GOODHUE

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NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: LEPAGE
ABSTAIN: COMMISSIONERS: NONE

5. DS 16-466 (Cosentino) Consideration of a Concept Design Study

Claudio Ortiz Design Group
Mission, 4 NE of 10th Ave.
Block: 109; Lot: 12
APN: 010-076-015
(DS 16-466) and associated Coastal
Development Permit for the construction of
a new single-family residence located in
the Single-Family Residential (R-1)
Zoning and Archaeological Significance
(AS) Overlay Zoning Districts.

Catherine Tarone, Contract Planner presented the staff report. Ms. Tarone noted staff
received letters submitted by neighbors to express concern with the project in regards to
the proposed deck. Ms. Tarone answered questions from the Commission.

Speaker #1: Claudio Ortiz, Designer/Applicant provided project overview. Mr. Ortiz
spoke to grade challenges and answered questions from the Commission.

Chair Goodhue opened the public hearing.

Speaker #2: Jerome Politzer, southern neighbor voiced concerns.

Speaker #3: Tara Twomey, neighbor to the south expressed traffic and safety concerns
with the proposed garage placement.

Speaker #4: Barbara Livingston spoke in opposition of the proposed amount of cut and
fill.

Chair Goodhue closed the public hearing.

The Commission held discussion. Commissioner Wendt requested clarification regarding

fill, drainage and garage placement. Commissioner Sharp expressed concern with the
proposed driveway and inquired to the possibility of a carport. Commissioner Lehman
suggested the Applicant move the driveway back and shift house. Commissioner
Goodhue discussed proposed driveway and grade concerns. Commissioner Wendt noted
1-2 feet of fill is an insignificant amount of fill and suggested the Applicant shift the
garage to the east.

Commissioner Lehman motioned to continue DS 16-466 (Cosentino) with the

direction the Planning Commission provided that the Applicant push the garage
back, meet with the City Forester to discuss cut and fill and recommendation for the
Oak tree and return to the Planning Commission with a specific plan. Motion
seconded by Commissioner Wendt and carried the following roll call: 4-0-1-0.

AYES: COMMISSIONERS: LEHMAN, SHARP, WENDT & GOODHUE

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 NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: LEPAGE
ABSTAIN: COMMISSIONERS: NONE

I. DIRECTORS REPORT

1. Update on Planning Activities

Marc Wiener, Planning Director provided the Commission with a brief City Council
update. Mr. Wiener noted the Marijuana Ordinance will return to the Planning
Commission for the April 2017 meeting. Mr. Wiener announced recruitments for the
Senior and Associate Planning positions are under way. Mr. Wiener discussed a joint
Planning Commission and Forest and Beach meeting to continue the tree protection
conversation and receive an update on the implementation of the new Tree Protection Plan
for building projects.

J. BOARD MEMBER ANNOUCEMENT

1. Report on League of California Cities Conference.

K. ADJOURNMENT

There being no further business, Chair Goodhue adjourned the meeting at 7:15 p.m.

The next meeting of the Planning Commission is scheduled:

Wednesday April 12, 2017 at 4:00 p.m. Regular Meeting

SIGNED:

_____________________________________
Donald Goodhue, Planning Commission Chair

ATTEST:
_________________________________________
Cortina Whitmore, Planning Commission Secretary

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