CITY OF CARMEL-BY-THE-SEA

PLANNING COMMISSION REGULAR MEETING MINUTES

November 8, 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
Matthew Sundt, Contract Planner
Cortina Whitmore, Planning Commission Secretary

B. TOUR OF INSPECTION

The Commission convened at 2:30 p.m. and then toured the following sites:
DR 16-477 (Fink/Goodhue), Dolores St. 4 NW of 7th ; Blk: 75, Lot:13
DR 17-365 (C Pines 7, LLC), SE corner of 7th & Dolores; Blk:91, Lots:2,4,6,8
DS 17-372 (Ayres), Casanova St., 3 SE of 10th Ave.; Blk: E, Lot:8
DS 17-315 (Arioto), SE corner of Lincoln & 13th Ave.; Blk: 144; Lot:2
DR 17-221 (CVI Investors), NE corner of Junipero & Ocean Ave.; Blk:68, Lots:
5-10

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
N/A
F. APPEARANCES
Speaker #1: Barbara Livingston announced a Carmel Residents Association (CRA) meet
and greet with members of the Planning & Building and Public Works Departments
scheduled for November 16, 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.

1. Draft minutes from the October 11, 2017 Planning Commission Meeting. (p.5)

Commissioner Wendt motioned to approve the minutes from the October 11, 2017
meeting. Motion seconded by Commissioner Locke 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. City of Carmel-by-the-Sea Consideration of a Story-Pole Policy for the

City-wide construction of new buildings and additions
(p.13)

Planning Director, Marc Wiener clarified language added to the Story-Pole Policy section
Applicability and Timing of Installation to include: Installation of story-poles is
optional for preliminary project reviews and noted this section is not applicable for
residential concept reviews.

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

Commissioner Lehman motioned to recommend the Story Pole Policy to the City
Council for adoption as presented. Commissioner Locke seconded the motion which
carried the following vote: 5-0-0-0.

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

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

H. PUBLIC HEARINGS

1. City of Carmel-by-the-Sea Receive presentation on the First Annual

Public Works Department Public Works Report and Infrastructure
Report Card. (No Staff Report)

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Bob Harary, Public Works Director presented the First Annual Public Works Report and
Infrastructure Report Card to the Commission. Mr. Harary discussed the Public Works
Department priorities and answered questions from the Commission.

2. DS 17-315 (Arioto) Consideration of a Final Design Study (DS 17-

Claudio Ortiz Design Group
SE corner of Lincoln & 13th Ave.
Block: 144; Lot: 2
APN: 010-172-011
315) and associated Coastal Development Permit
for the demolition of an existing residence and
construction of a new single-family residence
with attached garage located in the Single-Family
Residential (R-1) Zoning District. (p.18)

Chair Goodhue recused from DS 17-315 (Arioto).

Matthew Sundt, Contract Planner presented staff report.

Speaker #1: Claudio Ortiz, Designer summarized design revisions and spoke to the grade
and forestry concerns. Mr. Ortiz answered questions from the Commission.

Vice Chair LePage opened the public hearing.

Speaker #2: Barbara Livingston expressed concern with the amount of fill and inquired if
the Forest and Beach Commission provided input.

Vice Chair LePage closed the public hearing.

The Commission held discussion. Commissioner Locke thanked the applicant for his
cooperation to lower the residence and expressed concern with the proposed fill and oak
tree. Commissioner Wendt noted input from the City Forester is needed. Commissioner
Lehman also expressed concern with the height of the residence and grade issues. Vice
Chair LePage concluded the Commission discussion with the recommendation the
applicant work with staff to resolve garage concerns.

Commissioner Wendt motioned to continue DS 17-315 (Arioto) to the December 13,

2017 meeting to allow the Applicant time to lower the residence and garage. Motion
seconded by Commissioner Locke and carried the following vote: 4-0-0-1.

AYES: COMMISSIONERS: WENDT, LEHMAN, LOCKE & LEPAGE

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

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

David Fink, Applicant 477), Coastal Development Permit and
Dolores St., 4 NW of 7th Ave. Condominium Subdivision application for the
construction of a second-story condominium
Block: 75; Lot: 13

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 APN: 010-147-003 above an existing one-story building located
in the Central Commercial (CC) and
Downtown Conservation (DC) Overlay
Zoning Districts. (p.47)

Marnie Waffle, Senior Planner presented the staff report.

Speaker #1: David Fink, Applicant summarized project history and asked for approval.

Chair Goodhue opened the public hearing.

Speaker #2: Jody LeTowt, neighbor to the south spoke in favor of the project and
requested sound proofing to mitigate potential noise impacts.

Speaker #3: Barbara Livingston commended the applicant and Commission for working
together and voiced support for the project.

Speaker #4: Fred Kern expressed shading concerns in Picadilly Park and inquired if a
Shadow Study was conducted.

Ms. Waffle confirmed a Shadow Study was conducted and accepted by staff.

Speaker #1: David Fink also noted a Shadow Study was previously presented and
accepted by staff.

Chair Goodhue closed the public hearing.

The Commission held discussion. Commissioner Lehman thanked the applicant for the
revisions and voiced support. Commissioner Wendt also thanked the applicant for his
continued cooperation however noted concerns with the windows and large sliding doors.
Commissioner LePage expressed support for the contemporary design. Chair Goodhue
voiced concern with north elevation windows.

Commissioner LePage moved to approve DR 16-477 (Fink/Goodhue) with

Sandstone colored concrete panel sides, mullions on the glass on the front elevation
and the authorization of a six foot high sound wall to mitigate noise to the southern
building. Motion seconded by Commissioner Lehman and carried the following roll
call vote: 4-1-0-0.

AYES: COMMISSIONERS: LOCKE, LEHMAN, LEPAGE & GOODHUE

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

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4. DR 16-221 (CVI Investors, LLC)
Arron Simon, Applicant
NE corner of Junipero and Ocean
Block: 68; Lot: 5-10
APN: 010-094-002
Consideration of Design Review (DR 17-221)
application to repaint the Carmel Village Inn
hotel located in the Residential and Limited
Commercial (RC) Zoning District. (p.69)

Marnie Waffle, Senior Planner provided the staff.

Speaker #1: Paul Davis, Applicant summarized project history and presented color
samples to the Commission for review. Mr. Paul addressed landscape plans.

Chair Goodhue opened the public hearing.

Speaker #2: Barbara Livingston expressed concern with proposed colors and
recommended the Historic Resources Board review paint samples.

Chair Goodhue closed the public hearing.

The Commission held discussion and provided paint color guidance. Chair Goodhue
requested more trees on site.

Commissioner Lehman moved to approve DR 17-221 (CVI Investors) with paint

color option #3; Snowfall White for trim, two variations of pale gray for the body
dark blue color for the doors with the direction the doors shall not have a high gloss.
Motion seconded by Commissioner LePage and carried the following roll call vote:
5-0-0-0.

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

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

5. DS 17-294 (Stepanek) Consideration of a Concept Design Study (DS

Jeff Crockett, Applicant
Guadalupe 4 NE of 3rd Ave.
Block: 22; Lot: 14
APN: 010-022-013
17-294) and associated Coastal Development
Permit for the demolition of an existing
single-family residence and the construction
of a new single-family residence located in
the Single-Family Residential (R-1) Zoning
District. (p.79)

Commissioner Wendt recused from DS 17-294 (Stepanek).

Marnie Waffle, Senior Planner provided the staff report and noted privacy impacts.

Speaker #1: Jeff Crockett, Applicant expressed a willingness to work with neighbor to
mitigate privacy impacts and was available to answer questions.

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Speaker #2: Jerry Stepanek, Property Owner summarized design revision to
accommodate the neighbors privacy.

Chair Goodhue opened the public hearing.

Speaker #3: Mo Massoudi, neighbor to the south voiced concerns regarding the southern
windows, french doors, garage window and proposed fence height.

Speaker #2: Jerry Stepanek provided further design clarification and noted the proposed
patio will face the shed on property.

Chair Goodhue closed the hearing.

The Commission held discussion and provided the applicant with direction.

Mr. Wiener noted staff visited the site to evaluate the potential impact. Marnie Waffle
informed the Commission of the added special conditions the applicant shall provide a
grading plan with final design and the applicant shall work with neighbor to the south on
shared fence.

Commissioner Lehman motioned to approve the Concept Design Study DS 17-294

(Stepanek) with the following special conditions; the applicant shall submit a
grading plan with the final submittal, work with the neighbor to the south on the
design of the shared fence, move the window along the south elevation to the north
elevation of the garage, and the applicant shall not use gravel for any portion of the
driveway, on or off site. Motion seconded by Commissioner LePage and carried the
following roll call vote: 4-0-0-1.

AYES: COMMISSIONERS: LOCKE, LEPAGE, LEHMAN & GOODHUE

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

6. DS 17-372 (Ayres) Consideration of Concept Design Study (DS

Greg Klein, Architect 17-372) and associated Coastal
Development Permit for demolition of an
Casanova St., 3 SE of 10th Ave.
existing residence, construction of a new
Block: E; Lot: 8 1,600 square-foot single-family residence
APN: 010-185-015 and proposed 200 square-foot detached
garage in the front yard setback, located in
the Single-Family Residential (R-1) Zoning
District. (p.92)

Matthew Sundt, Contract Planner presented the staff report and answered questions from
the Commission.

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Speaker #1: Greg Klein, Architect clarified design elements and noted it is not possible to
flip the garage due to the Foresters recommendation regarding a significant tree onsite.

Chair Goodhue opened the public hearing,

Speaker #2: Claudia Packer-Feurey, neighbor to the south expressed concern with
privacy impacts.

Speaker #3: Barbara Livingston provided suggestions and commented on the large
number of proposed sky lights.

Chair Goodhue closed the public hearing.

The Commission discussed garage placement and number of windows and skylights.

Commissioner LePage moved to accept Concept Design Study (DS 17-372) with
recommendations per staff and Planning Commission direction to lower the garage
and explore shifting the garage in any direction and to return to the Commission for
a review of self-closing shades. Motion seconded by Commissioner Locke and
carried the following roll call vote: 5-0-0-0.

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

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

7. DR 17-365 (C Pines 7, LLC) Preliminary concept review (DR 17-365) of a

Adam Jeselnick proposal to relocate an existing one-story
building from Dolores Street to 7th Avenue,
SE corner of 7th & Dolores
construct a basement and establish new
Block: 91; Lot: 2,4,6,8 outdoor seating for an existing restaurant in
APN: 010-145-020 the Service Commercial (SC) District. (p.118)

Marc Wiener, Planning Director presented the staff report and answered questions from
the Commission. Mr. Wiener noted the City is able to review the Historic status of the
building prior to the 50 year old status.

Speaker #1: Adam Jeselnick, Architect provided further design details and explained the
proposed change will allow for a better use of the space.

Chair Goodhue opened the public hearing.

Speaker #2: Kristie Reimers provided a comment letter from surrounding neighbors and
expressed her concern for noise impacts and requested a parking study.

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 Speaker #3: Michael Kate, neighbor from across the street voiced concern with a loss of
balance and noted moving the building may have an impact on the possible historic status
of the building.

Speaker #4: Barbara Livingston provided a comment letter and spoke in opposition of the
concept design to move the small building.

Speaker #5: Ken Spilfogel provided comments.

Speaker #6: William Brodsley spoke in opposition of the project.

Mr. Wiener clarified the number of seats will decrease.

Speaker #7: Fred Kern, Owner addressed noise and parking concerns and voiced a
willingness to work with the City.

Chair Goodhue closed the public hearing.

The Commission held discussion. Commissioner Locke noted she understood the reasons
for the proposed move. Commissioner Wendt expressed her concern for moving the
building and requested a reevaluation of the historic status. Commissioner LePage spoke
in favor of the adaptive reuse concept however noted potential noise concerns.
Commissioner Lehman noted moving the building would destroy the intent of the current
design and did not support. Chair Goodhue was not in favor of the concept.

I. DIRECTORS REPORT

1. Update on Planning Activities:

Marc Wiener provided the Commission an update on the North Dunes Annul Update,
Marijuana Ordinance, Accessory Dwelling Unit Ordinance and Short-term rental
actions.

J. BOARD MEMBER ANNOUCEMENT

N/A
K. ADJOURNMENT

There being no further business, Chair Goodhue adjourned the meeting at 8:09 p.m.

The next meeting of the Planning Commission is scheduled:

Wednesday, December 13, 2017 at 4:00 p.m. Regular Meeting

SIGNED:

_____________________________________

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Donald Goodhue, Planning Commission Chair

ATTEST:
_________________________________________
Cortina Whitmore, Planning Commission Secretary

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