CITY OF CARMEL-BY-THE-SEA

PLANNING COMMISSION REGULAR MEETING MINUTES

September 13, 2017

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

PRESENT: Commissioners: Wendt, Lehman, Locke, LePage and Goodhue

ABSENT: N/A

STAFF PRESENT: Marc Wiener, Community Planning & Building Director

Marnie Waffle, Senior Planner
Catherine Tarone, Assistant Planner
Cortina Whitmore, Planning Commission Secretary

B. TOUR OF INSPECTION

The Commission convened at 2:45 p.m. and then toured the following sites:
SD 17-252 (Old Mills Properties, LLC),San Carlos, 3 SE of 7th Ave., Blk: 90;
Lot: 10
DS 17-309 (Woo), Junipero, 3 NE of 11th Ave.; Blk: 119, Lot(s): 16 & N. of 18
DS 17-266 (Lampi), 3rd Ave. 2 SW of Dolores St.; Blk: 33, Lot(s): W half of 1 & 3
DS 17-303 (Edwards), SW corner of Vista Ave. & Junipero St., Blk: 8; Lot: 1
DS 17-292 (Barton), Lobos St. 3 NE of 2nd Ave.; Blk: 19, Lot:16
DR 16-477 (Fink/Goodhue), Dolores St. 4 NW of 7th Ave.; Blk: 75; Lot: 13

C. ROLL CALL

Chairman Goodhue called the meeting to order at 4:00 p.m.

D. PLEDGE OF ALLEGIANCE

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

E. ANNOUNCEMENTS/EXTRAORDINARY BUSINESS
Planning Director, Marc Wiener introduced Dick Bower as the new Building Official.

F. APPEARANCES
Speaker #1: Barabara Livingston announced the Carmel Residents Association and
Friends of the Forest movie night at the Sunset Center, Saturday, September 23, 2017 at
5:30 p.m.

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

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 Commission action unless a member of the Commission, staff, or public requests specific
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.

1. Draft minutes from the August 23, 2017 Planning Commission Special Meeting. (p.5)

Commissioner Lehman motioned to approve the minutes from the August 23, 2017
meeting with corrections. Motion seconded by Commissioner LePage and carried
the following vote: 5-0-0-0.

AYES: COMMISSIONERS: LEHMAN, WENDT, LEPAGE, LOCKE & GOODHUE

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

2. DS 17-88 (Harinarayan/Neelakantan) Consideration of a construction management

Aengus Jeffers, Applicant Attorney
Scenic Rd. 9 SW of Ocean Ave.
Block: C2; Lot(s): 6 & pt. of 7
APN: 010-312-010
plan in association with the approval of
Design Study (DS 17-088) for the demolition
of an existing residence and construction of a
new 3,450-square foot residence. (p.12)

Consent item #2 pulled for discussion.

Chair Goodhue opened the public hearing.

Speaker #1: Jeff Baron thanked the Planning Commission for requiring the applicant to
submit a construction management plan.

Seeing no other speakers Chair Goodhue closed the public hearing.

Commissioner Wendt motioned to approve DS 17-088 (Harinarayan/Neelakantan).

Commissioner LePage seconded the motion which carried the following vote: 5-0-0-
0.

AYES COMMISSIONERS: LEHMAN, WENDT, LEPAGE, LOCKE & GOODHUE

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

H. PUBLIC HEARINGS

1. UP 17-264 (Albatross Ridge) Consideration of Use Permit (UP 17-264)

Garrett Bowlus, Owner/Manager application to relocate an existing wine tasting

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 Dolores 1 NE of Ocean Ave. room (Albatross Ridge) to a space in the
Block: 71; Lots: 8 & 9 Central Commercial (CC) Zoning District.
APN: 010-134-009 (p.17)

Marc Wiener, Planning Director provided staff report for UP 17-264 (Albatross Ridge).
Mr. Wiener informed the Commission the Applicant reduced the number of proposed
seats for the wine tasting room and filed for a Type 02 ABC License as directed by the
Commission.

Speaker #1: Garrett Bowlus reiterated how Albatross Ridge has complied with the
Planning Commissions requests. Mr. Bowlus inquired if interior construction would be
allowed while the Type 02 Application is pending review and approval.

Chair Goodhue opened the public hearing.

Speaker #2: Barbara Livingston recommended no business activity by Albatross Ridge

until the Type 02 has been received.

Speaker #3: Jeff Baron provided the Commission with a letter that inquired about Use
Permit requirements and recommended the Commission require the landowner to give
consent before a Use Permit is relocated.

Speaker #4: David Fink expressed support for Albatross Ridge.

The Planning Director confirmed that Use Permits run with the land.

Chair Goodhue closed the public hearing.

Mr. Wiener provided further Use Permit clarification.

The Commission held brief discussion. Commissioner Wendt thanked the Applicants for
the quick response to comply with the Planning Commission requests. Commissioner
Lehman requested for a companion chair to be placed adjacent to the wheel chair
accessible seat located at the bar. Commissioners LePage and Locke both voiced support.

Commissioner Locke motioned to approve UP 17-264 (Albatross Ridge) with the

following directions: remove the last sentence from condition #1; The floor layout
shall comply with the September 13, 2017 approved plan set, with the direction to
add a companion seat at the bar. Replace Bowlus Vineyard with Albatross
Ridge, substitute six months for nine months in condition #9 and add condition
#15; the applicant shall cancel the transfer of the Type 42 ABC license to the new
location prior to opening. Commissioner LePage seconded the motion and carried
the following vote: 5-0-0-0.

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AYES: COMMISSIONERS: LEHMAN, WENDT, LEPAGE, LOCKE &
GOODHUE
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: NONE

2. DR 16-477 (Fink/Goodhue) Consideration of Design Review (DR 16-477),

David Fink, Applicant
Dolores St., 4 NW of 7th Ave.
Block: 75; Lot: 13
APN: 010-147-003
Coastal Development Permit, Condominiums
Subdivision and Parking In-lieu Fee Use Permit
applications for the construction of a second-
story condominiums above an existing one-story
building located in the Central Commercial (CC)
and Downtown Conservation (DC) Overlay
Zoning Districts. (p.39)

Marnie Waffle, Senior Planner presented staff report.

Speaker #1: Applicant/Business Owner, David Fink summarized proposed project and
revisions. Mr. Fink contested condition #19 which calls for the removal of the trash
enclosure and stated the trash enclosure was approved by the City in 2006.

Chair Goodhue opened the public hearing.

Speaker #2: Barbara Livingston spoke in favor of DR 16-477 (Fink/Goodhue) and

recommended the removal of the encroachment from the trash enclosure.

Speaker #3: Jack Galante, neighbor spoke in favor of the application.

Chair Goodhue closed the public hearing.

Commissioner Wendt expressed the proposed building is too contemporary for the
Downtown Conservation District and asked for design clarification. Commissioner
LePage requested the applicant provide a 3D rendering for Planning Commission review
and noted the trash enclosure is a separate issue not relevant to the design of the
condominium. Commissioner Lehman also noted 3D renderings are needed.
Commissioner Goodhue noted the Historic Resources Board previously reviewed and
approved the design concept.

Marc Wiener informed the Commission; staff will research the trash enclosure issue.

Commissioner Lehman motioned to continue DR 16-477 (Fink/Goodhue) to allow

the applicant time to create 3D renderings to present to the Planning Commission
for a complete review. Motion seconded by Commissioner Wendt and carried the
following vote: 5-0-0-0.

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AYES: COMMISSIONERS: LOCKE, WENDT, LEPAGE, LEHMAN &
GOODHUE
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: NONE

3. DS 17-292 (Bartron) Consideration of Design Study (DS 17-292)

Reed & Christine Bartron, Owners
Lobos St., 3 NE of 2nd Ave.
Block: 19; Lot: 16
APN: 010-011-012
for the replacement of a wood-shake roof with
composition shingles on a residence located in
the Single-Family Residential (R-1) Zoning
District. (p.67)

Commissioner LePage recused from item #3 DS 17-292 (Bartron).

Catherine Tarone, Assistant Planner presented the staff report.

Speaker #1: Reed Bartron, property Owner summarized project and noted several
composition roofs in the neighborhood. Mr. Bartron clarified the high cost of CeDUR
products factored into the material selection.

Speaker #2: Alan Barker, roofing contractor discussed the durability and cost of CeDUR
products.

Chair Goodhue opened the public hearing.

Speaker #3: Barbara Livingston noted the opportunity to diversify the neighborhood and
encouraged the use of wood shake.

Chair Goodhue closed the public hearing.

The Commission held brief discussion. Commissioner Lehman elected to abstain from
the vote.

Commissioner Wendt motioned to deny the Design Study (DS 17-292) application
for a composition shingle roof. Motion seconded by Commissioner Goodhue and
carried the following roll call vote: 3-0-0-2.

AYES: COMMISSIONERS: WENDT, LOCKE & GOODHUE

NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: LEPAGE & LEHMAN

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4. DS 17-309 (Woo) Consideration of Design Study (DS 17-309)
William Woo, Owner for the replacement of a wood-shake roof with
Junipero, 3 NE of 11th Ave. composition shingles on a residence located in
the Single-Family Residential (R-1) Zoning
Block: 119; Lot: 16
District. (p.76)
APN: 010-072-037

Catherine Tarone, Assistant Planner provided the staff report.

Speaker #1: William Woo, Owner clarified the necessity of a composition roof due to the
number of skylights and safety concerns associated with regular maintenance of the
skylights.

Chair Goodhue opened the public hearing.

Speaker #2: Barbara Livingston voiced support for diversity in roofing materials in the
neighborhood.

Chair Goodhue closed the public hearing.

The Commission held discussion. Commissioner Locke acknowledged the skylight

challenges and noted the safety concerns expressed by the applicant are valid;
Commissioner Wendt, LePage and Lehman agreed and added a composition roof is
appropriate for this residence.

Commissioner LePage moved to accept DS 17-309 (Woo) as presented. Motion

seconded by Commissioner Lehman and carried the following roll call vote: 4-1-0-0.

AYES: COMMISSIONERS: WENDT, LEHMAN, LOCKE & LEPAGE

NOES: COMMISSIONERS: GOODHUE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: NONE

5. DS 17-303 (Edwards) Consideration of Design Study (DS 17-303)

Kimberley Edwards, Owner application for replacement of a wood-shake
roof with composition shingles on a residence
SW corner of Vista Ave. & Junipero
located in the Single-Family Residential (R-1)
Block: 8; Lot: 1 Zoning District. (p.88)
APN: 010-112-001

Catherine Tarone, Assistant Planner provided the staff report.

Speaker #1: Kimberly Edwards, Owner summarized the need for a composition roof.

Speaker #2: Jennifer Scudder, Applicant added the roof is not visible from the street.

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Chair Goodhue opened the public hearing, seeing no speakers Chair Goodhue closed the
hearing.

The Commission held a brief discussion. The Commissioner Wendt noted the roof is not
a prominent feature of the home and not visible from the street. Commissioner Locke and
LePage agreed and requested a heavier/thicker composition shingle.

Commissioner LePage motioned to accept DS 17-303 (Edwards) with the added

condition the Applicant shall install the thickest-butt composition or 50-year
shingle. Motion seconded by Commissioner Locke and carried the following roll
call vote: 4-1-0-0.

AYES: COMMISSIONERS: LEHMAN, WENDT, LEPAGE & LOCKE

NOES: COMMISSIONERS: GOODHUE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: NONE

6. DS 17-266 (Lampi) Consideration of Design Study (DS 17-266)

John Mandurrago, Designer
3rd Ave., 2 SW of Dolores St.
Block: 33; Lot: W of 1 & 3
APN: 010-129-002
application for the construction of a detached
garage located in the front and side-yard
setbacks at a residence located in the Single-
family (R-1) Zoning District. (p.94)

Catherine Tarone, Assistant Planner presented the staff report.

Speaker #1: John Mandurrago, Applicant/Designer summarized design revisions and

answered questions from the Commission.

Chair Goodhue opened the public hearing.

Speaker #2: Barbara Livingston spoke in favor of a reduction in site coverage.

Speaker #3: Diane DeBerry, neighbor to the southwest expressed concerns with the
proximity and size of the garage and potential view impacts from the Lampi residence.

Speaker #4: Trent Shearn, Ms. DeBerrys General Contractor also voiced concerns with
the proposed garage placement.

Speaker #1: John Mandurrago informed the Commission he utilized computer software to
determine square footage and made note Ms. DeBerrys fence is completely on her
property.

Chair Goodhue closed the public hearing.

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The Commission held discussion. Commissioner LePage stated neighbor property line
disputes are a civil matter. Commissioner Wendt recommended the applicant lower the
garage.

Commissioner LePage moved to accept DS 17-266 (Lampi) with the following

special conditions: #24; reduce the width of the driveway from 14 feet to 11 feet,
#25; garage shall be 10 feet by 20 feet , #26; obtain applicable permits if the project
will require the remove of any trees with the added conditions that the plate height
of the garage shall be 76 flush with the deck height and to remove all asphalt in
the City right-of-way. Motion seconded by Commissioner Wendt and carried the
following roll call vote: 5-0-0-0.

AYES: COMMISSIONERS: WENDT, LEPAGE, LEHMAN, LOCKE & GOODHUE

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

7. SD 17-252 (Old Mills Properties, LLC) Consideration of a Subdivision (SD 17-252)

Don Mackey, Owner and associated Coastal Development Permit
to create two condominium units in an
San Carlos St., 3 SE of 7th Ave.
existing 2-unit multi-family building located
Block: 90; Lot: 10 in the residential and Limited Commercial
APN: 010-142-011 (RC) Zoning District. (p.114)

Marnie Waffle, Senior Planner provided the staff report.

Speaker #1: Jun Sillano, AIA/Applicant was available for questions from the
Commission.

Chair Goodhue opened the public hearing, seeing no speaker Chair Goodhue closed the
hearing.

The Commission held brief discussion.

Commissioner Locke moved to approve SD 17-252 (Old Mills Properties, LLC) with
staff findings and conditions with the removal of condition #4. Motion seconded by
Commissioner Locke and carried the following roll call vote: 5-0-0-0.

AYES: COMMISSIONERS: WENDT, LOCKE, LEPAGE, LEHMAN & GOODHUE

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

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 8. City of Carmel-by-the-Sea Consideration of a Story-Pole Policy for new
Story-Pole Policy construction. (p. 144)
City Wide

Marnie Waffle, Senior Planner provided the staff report. Ms. Waffle summarized
recommendations provided by the Planning Commission at the August 23, 2017 Special
Meeting. Ms. Waffle provided the Commission with two draft policies to consider:

Version 1
Requires certification for both Track-One and Track-Two projects.
Story-poles are required for all Staff-approved projects that exceed 40 square feet.
There is no option for the Planning Director to waive story-pole requirements for
Track-One projects.

Version 2
Only requires certification for Track-two projects while Track-One projects can
use existing reference points.
Story-poles are required for Staff-approved projects that exceed 120 square feet.
Allows the Director to waive story-pole requirements for Track-One projects.

After review and discussion of both versions the Planning Commission unanimously
selected Version 2 and provided recommendations.

9. City of Carmel-by-the-Sea Discussion on the Planning Commissions

City Wide policy for reviewing re-roofing applications.
(Oral staff report to be provided)

Planning Director, Marc Wiener provided the oral staff report and inquired if the
Commission would prefer to continue to review Track One Design Study Re-roof
Applications in order to determine the allowance of non-wood shingle synthetic products.

I. DIRECTORS REPORT

1. Update on Planning Activities

Marc Wiener informed the Commission of the following:
Mr. Wiener informed the Commission UP 17-020 (Carmel Coffee &
Cocoa Bar) item and Accessory Dwelling Unit item were continued to the
October 10, 2017 City Council meeting.
Mr. Wiener noted the Marijuana Ordinance will also be heard at the
October 10, 2017 City Council meeting.

J. BOARD MEMBER ANNOUCEMENT

N/A

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K. ADJOURNMENT

There being no further business, Chair Goodhue adjourned the meeting at 7:41 p.m.

The next meeting of the Planning Commission is scheduled:

Wednesday, October 10, 2017 at 4:00 p.m. Regular Meeting

SIGNED:

_____________________________________
Donald Goodhue, Planning Commission Chair

ATTEST:
_________________________________________
Cortina Whitmore, Planning Commission Secretary

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