CITY OF CARMEL-BY-THE-SEA

PLANNING COMMISSION REGULAR MEETING MINUTES

June 14, 2017

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

PRESENT: Commissioners: Wendt, Lehman, LePage and Goodhue

ABSENT: Commissioner(s): Locke

STAFF PRESENT: Marc Wiener, Community Planning & Building Director

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

B. TOUR OF INSPECTION

The Commission convened at 2:35 p.m. and then toured the following sites:
DS 17-104 (Finnegan), Carmelo, 5 SW of 11th Ave.; Blk: X ; Lot:9
DS 17-005 (Byrne), San Antonio, 2 SE of 13th Ave.; Blk: Z, Lot: 4
DS 17-129 (McMills), Lincoln, 3 SW of Santa Lucia Ave.; Blk: 145; Lots: 25 & N
of 23
DS 17-159 (Burlingham), Torres St., 2 NE of 4th Ave.; Blk: 38; Lot: 16
UP 17-172 (First Church Christian Scientist), Lincoln St. # SW of 5th Ave.; Blk:
54; Lot: 5
UP 17-020 (C Pines 7), SE Corner of 7th & Dolores; Blk: 91: Lot: 20
AD 17-193 (Vitality); N/s Ocean Ave. bet. San Carlos & Dolores; Blk: 71; Lots:
w of 1 & all of 5

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. ANNOUCNCEMENTS/EXTRAORDINARY BUSINESS
N/A

F. APPEARANCES

Speaker #1: Barbara Livingston announced the Carmel Residents Association Summer
2017 newsletter is available online at www.carmelresidents.org.

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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
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 May 10, 2017 Planning Commission Meeting.

3. DS 17-061 (Pot D Or) Consideration of a Final Design Study (DS 17-

Chris Tescher, Applicant 061) and associated Coastal Development
SW corner of Camino Real & 7th Permit for the demolition of an existing two-
story residence and construction of a new
Block: N; Lot: 1
2,150 square-foot, two-story, contemporary-
APN: 010-265-001 style residence and detached rear-yard garage
with exterior finish materials to include natural
stone veneer siding and a metal rood. The
project site is located in the Single-Family
Residential (R-1) Zoning District. (p.54)

Commissioner LePage motioned to approve the draft minutes from the May 10,
2017 Planning Commission hearing and Consent Item #3 DS 17-061 (Pot D Or).
Commissioner Wendt seconded the motion and carried the following vote: 4-0-1-0.

AYES: COMMISSIONERS: WENDT, LEPAGE, LEHMAN & GOODHUE

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

2. DS 17-088 (Harinarayan/Neelakantan) Consideration of a Final Design Study (DS 17-

Aengus Jeffers, Attorney
Scenic Rd., 9 SW of Ocean Ave.
Block: C2; Lot: 6 & portions of 7
APN: 010-312-010
088) and associated Coastal Development
Permit for the demolition of an existing
residence and construction of a new 3,450-
square foot residence single-family residence.
The proposed design is modern-style and
exterior finish material included western red
cedar and metal fascia rood edge. The project
site is located in the Single-Family Residential
(R-1) Zoning District, and Park Overlay (P),
Beach and Riparian (BR) Overlay, and
Archaeological Significance Overlay (AS)
Districts. (p.16)

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Consent Item #2 DS 17-088 (Harinarayan/Neelakantan) pulled for public discussion.

Chair Goodhue opened the public hearing.

Speaker #1: Jeff Baron, Resident voiced concern for traffic congestion throughout
construction. Mr. Baron requested the City obtain a traffic plan from the Contractor that
can be reviewed by the Planning Commission.

Speaker #2: Laura Lawrence, Applicant Representative voiced an appreciation for the
traffic concerns and noted the willingness of the Contractor to comply with Planning
Commission recommendations.

Speaker #3: Barbara Livingston voiced support for Mr. Baron and his traffic concerns
and voiced her opposition of the amount of proposed cut and fill.

Speaker #4: David Stoker, Project Contractor also expressed the intent to work with the
neighbors in regards to the retaining wall.

Chair Goodhue closed the public hearing.

The Commission held discussion.

Commissioner LePage moved to approve Consent Agenda Item #3 DS 17-088

(Harinarayan/Neelakantan) with special conditions, direction to remove the bump
out from City right-of-way and to replace portion with existing materials and to
return to the Planning Commission with a modified Construction Management Plan
to mitigate traffic concerns prior to the issuance of a Building Permit.
Commissioner Lehman seconded the motion and carried the following vote: 4-0-1-0.

AYES: COMMISSIONERS: WENDT, LEHMAN, LEPAGE & GOODHUE

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

4. UP 17-020 (CPines 7) Consideration of a Revision to an approved Use

Adam Jeselnick, Architect Permit for (UP 17-020) permitting the addition
SE corner of 7th & Dolores of a 649-square foot second-level mezzanine
within an existing commercial building. The
Block: 91; Lot: 20
applicant is requesting to relocate the approved
APN: 010-145-020 mezzanine from the north end to the south end of
the space. (p.102)

Consent Item #4 pulled for discussion.

Chair Goodhue opened the public hearing.

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 Speaker #1: Barbara Livingston voiced support for the revised mezzanine placement.

Speaker #2: Jeff Peterson, Applicant clarified design revisions.

Commissioner Wendt moved to approve UP 17-020 (CPines 7) with the correction to

condition #20 to revise number of allowable seats to 140. Commissioner LePage
seconded the motion and carried the following vote: 4-0-1-0.

AYES: COMMISSIONERS: LEHMAN, WENDT, LEPAGE & GOODHUE

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

H. PUBLIC HEARINGS

1. DS 17-005 (Byrne) Consideration of combined Concept and Final

Dale Byrne, Owner Design Study (DS 17-005) and associated
San Antonio St. 2 SE of 13th Ave. Coastal Development Permit for the remodel
of an existing single-family residence to
Block: Z; Lot: 4
include adding 54 square-feet of habitable
APN: 010-287-011 space, expanding a basement area, and
exterior finish materials included stucco
siding, stone veneer and a wood shake roof.
The project site is located in the Single-
Family (R-1) Zoning and Beach and Riparian
(BR) Overlay Districts (p.109)

Marc Wiener, Planning Director presented staff report and answered questions from the
Commission.

Speaker #1: Jun Sillano, Project Designer clarified design elements.

Chair Goodhue opened the public hearing.

Speaker #2: Barbara Livingston inquired about the proposed garage, skylights, site
coverage and tree density on the property.

Chair Goodhue closed the public hearing.

The Commission held brief discussion.

Commissioner LePage moved to accept the combined Concept and Final Design
Study DS 17-005 (Byrne) with the following special conditions: #23 the applicant is
required to replant one lower and upper canopy tree with staff and neighbor to
identify an appropriate upper canopy replacement location, #24 applicant shall use
a solid railing on the north side of the balcony to enhance privacy and work with

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staff to mitigate privacy impacts and redesign railing if necessary #26 the applicant
shall submit alternative exterior lighting fixtures with down lighting and the only
the required number of exterior light fixtures as per the Building Code.
Commissioner Wendt seconded the motion and carried the following vote: 4-0-1-0.

AYES: COMMISSIONERS: LEPAGE, LEHAMN, WENDT & GOODHUE

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

2. DS 17-159 (Burlingham) Consideration of a Concept and Final Design

Terry Latasa, Architect
Torres St., 2 NE of 4th Ave.
Blk: 38; Lot: 16
APN: 010-103-009
Study and associated Coastal Development
Permit for the construction of a new 289-square-
foot, single story entry and closet addition to the
main residence, and a new outdoor fire pit. The
Project (p.135)

Commissioner Wendt recused from Item #2.

Catherine Tarone, Assistant Planner presented the staff report and noted the large boulder
will be removed from the City right-of-way.

Speaker #1: Terry Latasa, Applicant summarized design concept.

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

The Commission held discussion. Commissioner Lehman requested the replant of an

additional tree.

Commissioner Lehman motioned to approve DS 17-159 (Burlingham) with the

amendment to the conditions that the applicant submit a landscape plan to staff and
add an additional upper canopy tree to property. Motion seconded by
Commissioner LePage and carried the following vote: 3-0-1-1.

AYES: COMMISSIONERS: LEHMAN, LEPAGE & GOODHUE

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

3. DS 17-104 (Finnegan) Consideration of combined Concept and Final

Jeff Crocket, Agent Design Study (DS 17-104) and associated
Carmelo St. 5 SW of 11th Ave. Coastal Development Permit for the remodel
of an existing single-family residence to
Block: X; Lot: 9
include adding 170 square-feet to the main

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 APN: 010-279-004 floor, adding 182 square-foot lower floor, a
15 square-foot addition to the existing garage.
The project site located in the Single-Family
Residential (R-1) Zoning District. (p.158)

Marc Wiener presented the staff report and answered questions from the Commission.

Speaker #1: Jeff Crocket, Project Designer provided project history and clarified roof
plate height. Mr. Crockett answered questions from the Commission.

Chair Goodhue opened the public hearing.

Speaker #2: Dixie Dixon, neighbor discussed potential view impacts due to the proposed
roof height.

Speaker #3: Jim Finnegan, Property Owner noted his willingness to compromise with the
neighbors and noted past discussions with the Dixons.

Chair Goodhue closed the public hearing.

The Commission held discussion. Commissioner Wendt commended the owners for
working together to mitigate privacy impacts. Commissioner LePage noted the residence
will need to be reflagged. Chair Goodhue agreed with Commissioner LePage.

Commissioner LePage moved to continue DS 17-104 (Finnegan) with direction from

staff. Motion seconded by Commissioner Wendt and carried the following roll call
vote: 3-1-1-0. Motion approved.

AYES: COMMISSIONERS: LEHMAN, WENDT, LEPAGE & GOODHUE

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

4. DS 17-129 (McMills) Consideration of a Concept Design Study (DS

John Mandurrago, Designer
Lincoln 3 NW of Santa Lucia
Block: 145; Lot: N of 23
APN: 010-165-015
17-129) and associated Coastal Development
Permit for alterations to an existing two-story
single-family residence to included adding
1,069 square feet of combined floor area to
the upper and lower levels; an attached single-
car garage; new stone terrace and glass
railing, stone entry porch/walkway and stone
wall with wood gate. The project site is
located in the Single-Family Residential (R-1)
Zoning District.(p.178)

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Chair Goodhue recused from item #4.

Stuart Poulter, Contract Planner presented the staff report and answered questions from
the Commission.

Speaker #1: Applicant/Designer, John Mandurrago summarized project design.

Vice Chair LePage opened the public hearing.

Speaker #2: Steven Yu, neighbor noted previous concerns were addressed by the
Applicant.

Speaker #3: Barbara Livingston, expressed concerns with the proposed wall, gate and
three-story appearance of the residence and noted gravel is not permitted in the Citys
right-of-way. Ms. Livingston suggested plants added to the right-of-way more trees on
the site.

Vice Chair LePage closed the public hearing.

The Commission held discussion. Commissioner Wendt inquired to the size of the crawl
space and recommended the removal of the cantilever on the south side. Commissioner
Lehman noted concern with the amount of proposed site coverage and noted the need for
tree replacement.

Vice Chair LePage reopened the public hearing.

Speaker #4: Mr. McMills, Owner noted the proposed height of the residence is lower than
the neighboring homes.

Vice Chair LePage closed the public hearing.

The Commission continued discussion. Commissioner Wendt noted the master bathroom
will need to come into compliance. Commissioner LePage noted staff will need to
conduct a plate height analysis.

Commissioner Lehman moved to approve DS 17-129 (McMills) with the following

recommendations to bring the nonconformities over the roof into compliance, work
with staff regarding required tree recommendations, and to return to the Planning
Commission with a revised plan rendering with staff conditions: #1, #2, #3 and #6
no gravel in the City right-of-way only City approved materials. Motion seconded
by Commissioner Sharp and carried the following vote: 3-0-1-1.

AYES: COMMISSIONERS: LEHMAN,WENDT & LEPAGE

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

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5. AD 17-193 (Vitality) Administrative Determination (AD 17-193)
Alexandra Stabile, Applicant Rep. review by the Planning Commission to
N/s of Ocean Ave. bet. San Carlos & determine whether a proposed business
offering aqua-massage and an oxygen bar
Dolores St.
is compliant with the Citys zoning
Block: 71; Lot: w1/2 of 1 & all of 5 standards. The project site is located in the
APN: 010-134-005 Central Commercial (CC) Zoning District.
(p.204)

Marc Wiener, Planning Director presented the staff report.

Speaker #1: Applicant, Alison Goss described Vitalitys business model.

Speaker #2: The Business Owner provided further details on the services offered and
answered questions from the Commission.

Chair Goodhue opened the public hearing

Speaker #3: Barbara Livingston noted the proposed business is not appropriate in
Carmel-by-the-Sea.

Chair Goodhue closed the public hearing.

The Commission held brief discussion. Commissioner Goodhue expressed the proposed
business is not appropriate for Carmel. Commissioner Wendt noted noise concerns.
Commissioner LePage agreed the proposed business is out of character for Carmel.

Commissioner Wendt motion to determine AD 17-193 (Vitality) not compatible with

City Code. Motion seconded by Commissioner LePage and carried the following roll
call: 3-1-1-0.

AYES: COMMISSIONERS: WENDT, LEPAGE, LEHMAN & GOODHUE

NOES: COMMISSIONERS: LEHMAN
ABSENT: COMMISSIONERS:LOCKE
ABSTAIN: COMMISSIONERS: NONE

6. UP 17-172 (First Church) Consideration of a Use Permit Amendment

Mark Blum, Applicant Attorney
Lincoln St., 3 SW of 5th Ave.
Block: 54; Lot: 5
APN: 010-212-017
(UP 17-172) application to allow the
elimination of a 8-space parking facility
currently used for the First Church of
Christian Scientist so that the lot can be used
for the development of a single-family
residence. The project site is located in the
Single-Family Residential (R-1) Zoning
District. (p.217)

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 Marc Wiener, Planning Director provided staff report and noted staff recommends
approval.

Speaker #1: Mark Blum, Attorney for The First Church of Christian Scientist noted the
Churchs second parking lot is underused.

Chair Goodhue opened the public hearing.

Speaker #2: Barbara Livingston expressed concern with the City losing parking space and
suggested the City purchase the parking lot to rent commercial parking spaces.

Chair Goodhue closed the public hearing.

The Commission held brief discussion.

Commissioner LePage motioned to approve the UP 17-172 (First Church of

Christian Scientist) amendment with findings per staff. Motion seconded by
Commissioner Wendt and carried the following roll call: 4-0-1-0.

AYES: COMMISSIONERS: LEHMAN, LEPAGE, WENDT & GOODHUE

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

I. DIRECTORS REPORT

1. Update on Planning Activities

Marc Wiener, Planning Director provided a brief update.

J. BOARD MEMBER ANNOUCEMENT

Commissioner Lehman requested the Planning Commission review the Citys trash
enclosure code requirements.

K. ADJOURNMENT

There being no further business, Chair Goodhue adjourned the meeting at 7:34 p.m.

The next meeting of the Planning Commission is scheduled:

Wednesday, August 16, 2017 at 4:00 p.m. Regular Meeting

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SIGNED:

_____________________________________
Donald Goodhue, Planning Commission Chair

ATTEST:

_________________________________________
Cortina Whitmore, Planning Commission Secretary

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