CITY OF CARMEL-BY-THE-SEA

PLANNING COMMISSION REGULAR MEETING MINUTES

July 14, 2017

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

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

ABSENT: Commissioner(s): 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 2:30 p.m. and then toured the following sites:
DR 16-477 (Fink/Goodhue), Dolores St., 4 NW of 7th Ave.; Blk: 75; Lot:13
UP 17-80 (Cocoa Bar), Carmel Plaza; Blk: 78, Lot: All
UP 17-230 (Carmel Honey Company), Carmel Plaza; Blk: 78, Lot: All
DS 17-181(Hartong), SW Corner of Lincoln St. & 8th Ave.; Blk: 94; Lot(s): E
of 1 &3
DS 17-133 (Kuchman),Carpenter St. 3 SW of 2nd Ave.; Blk: 22; Lot: 9

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
Chair Goodhue announced and welcomed Stephanie Locke to the Planning
Commission.
Marc Wiener introduced Marnie Waffle, Senior Planner to the Commission.

F. APPEARANCES

N/A

G. CONSENT AGENDA

N/A

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H. PUBLIC HEARINGS

1. Beach Fire Pilot Program Beach Fire Pilot Program update and
City of Carmel-by-the-Sea recommendations to the City Council (p.5)
th
Carmel Beach, bet. 8 & Martin Way

Marc Wiener, Community Planning Director provided Beach Pilot Program history and
noted the sand quality has improved.

Mike Branson, City Forester provided fire pit maintenance details and answered
questions from the Commission.

Chief Paul Tomasi addressed the police presence on the beach.

Chair Goodhue opened the public hearing.

Speaker #1: Missy Jenson commended the Police Department on the efforts to monitor
beach activity however noted the compliance remains a concern and provided the
Commission suggestions to mitigate the compliance concerns.

Speaker #2: Katy Morganroth noted the fire pits are too close to the bluff and may
contribute a health risk. Ms. Morganroth inquired to the reasons the firepits are not
located south of 8th Ave.

Speaker #3: Becky Hanna discussed her positive experience with the firepit and noted the
beach patrol security guard was informative.

Speaker #4: Wayne Moon provided suggestions to improve the Beach Fire Pilot Program:
more informative signage, obtain larger lids to complete extinguish the fires and

Speaker #5: Shirley Moon expressed her support for clean air and requested the City ban
all wood fires.

Speaker #6: Kathy Bang provided suggestions to the Commission to ban all wood fires,
extend the boundaries and survey all Carmel citizens for input.

Chair Goodhue closed the public hearing.

The Commission held brief discussion and provided the following recommendations to
the City Council:

Consider allowing fire pits north up to 4th Avenue

Increase enforcement during the most active months
Consider allowing the bluff setback to be reduced from 75 to 50 feet
Improve signage to include information about extinguishing fires

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 Enhance public education/outreach efforts
Have more trash receptacles at the beach

2. DS 17-129 (McMills) Consideration of a Final Design Study (DS 17-

John Mandurrago, Designer
Lincoln, 3 SW of Santa Lucia
Blk: 145; Lot: 25 & N of 23
APN: 010-173-007
129) and associated Coastal Development Permit
for alterations to an existing two-story, single-
family residence to include adding 1,069 square
feet of combined floor area to the upper and lower
levels; an attached single-car garage; new stone
terrace an glass railing; stone wall with wood
gate. The project site is located in the Single-
Family Residential (R-1) Zoning District. (p.23)

Commissioner Goodhue recused from Item #2.

Marc Wiener presented the staff report. Mr. Wiener summarized design revisions and
noted staff recommends approval.

Speaker #1: John Mandurrago, Applicant provided further revision details and answered
questions from the Commission.

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

The Commission held brief discussion.

Commissioner Locke motioned to approve DS 17-129 (McMills) with staff

conditions and findings. Motion seconded by Commissioner Lehman and carried
the following vote: 4-0-1-0.

AYES: COMMISSIONERS: LEHMAN, LEPAGE, WENDT & LOCKE

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

3. DS 17-133 (Kuchman) Consideration of combined Concept and Final

Paul Walchli, Project Designer
Carpenter St., 3 SW of 2nd Ave.
Block: 22; Lot:9
APN: 010-022-022
Design Study (DS 17-133) and associated
Coastal Development Permit for the
construction of a 425-square foot single-story
addition at the rear of a historic residence
located in the Single Family Residential (R-1)
Zoning District. (p.53)

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Commissioner LePage recused from Item #2.

Catherine Tarone, Assistant Planner presented the staff report.

Speaker #1: Ken Kuchman, Property Owner expressed respect for the historic property
and the intent to preserve the character of the home. Mr. Kuchman agreed to install City
approved down lighting.

Speaker #2: Paul Walchli, Project Designer expressed his intent to create more livable
space for the owners while adhering to the Sectary of Interior Standards.

The Commission held discussion and commended the owners and designer for their
efforts to preserve the historic resource.

Commissioner Wendt moved to approve the Concept and Final Design Study DS 17-
133 (Kuchman) subject to findings and conditions. Motion seconded by
Commissioner Lehman and carried the following roll call vote: 4-0-1-0. Motion
approved.

AYES: COMMISSIONERS: LEHMAN, WENDT, LOCKE & GOODHUE

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

4. DS 17-181 (Hartong) Consideration of a Concept and Final Design

Brian Congleton, Architect
SW corner of Lincoln St. & 8th Ave.
Block: 94; Lot(s): E of lots 1 & 3
APN: 010-193-018
Study (DS 17-181) and associated Coastal
Development Permit for the construction of a
235-sqaure foot second-story addition and a
66-square foot first-story addition on an
existing residence located in the Single-
Family Residential (R-1) Zoning District,
(p.81)

Commissioner Locke recused from item #4.

Catherine Tarone, Assistant Planner presented the staff report.

Speaker #1: Brain Congleton, Architect summarized project design and answered
questions from the Commission.

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

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The Commission held brief discussion. Commissioner LePage noted there was not
contact with the neighbors to the south and voiced concern with the proposed railing and
deck. Chair Goodhue noted the neighbors were properly noticed.

Commissioner Lehman moved to approve DS 17-181 (Hartong) as presented.

Motion seconded by Commissioner LePage and carried the following vote: 4-0-0-1.

AYES: COMMISSIONERS: LEHMAN,WENDT, LEPAGE & GOODHUE

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

5. UP 17-80 (Cocoa Bar) Consideration of a Use Permit (UP 17-80)

Mira Porges, Business Owner application to convert an existing
Carmel Plaza restaurant (Carmel Coffee and Cocoa Bar)
located in the Central Commercial (CC)
Block: 78; Lot: All
Zoning District form a specialty restaurant
APN: 010-086-006 to a full-line restaurant. (p.104)

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

Speaker #1: Owners Matthew and Mira Porges voiced the intent behind the use of
photographs as a visual representation of menu items to serve as a communication tool.

Chair Goodhue opened the public hearing

Speaker #2: Gayle Speers, Carmel Plaza General Manager voiced support for the Cocoa
Bar.

Speaker #3: Ken Spilfogel, Restaurant Owner requested clarification of the discussion
item. Mr. Spilfogel noted the restaurant industry needs to evolve.

Chair Goodhue closed the public hearing.

The Commission held discussion.

Commissioner LePage motioned to approve Use Permit UP 17-80 (Cocoa Bar) and
allow signage. The Applicant is required to provide a printed menu to the Planning
Department for review within 30 days of July 12, 2017 Planning Commission
meeting to meet condition of approval #4. Interior photographs of food are
determined not to meet definition of interior signage. Motion seconded by
Commissioner Locke and carried the following roll call: 3-2-0-0. Motion passed.

AYES: COMMISSIONERS: WENDT, LEPAGE & LOCKE

NOES: COMMISSIONERS: LEHMAN & GOODHUE

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ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: NONE

6. UP 17-230 (Carmel Honey Company) Consideration of a Use Permit Amendment

Becky Reisdorf, Business Owner (UP 17-230) application for a specialty food
Carmel Plaza and retail store specializing in the sale of
honey-related products located in the
Block: 78 ; Lot: All
Commercial (CC) District. (p.116)
APN: 010-086-006

Marnie Waffle, Senior Planner summarized staff report and noted staff recommends
approval.

Speaker #1: Applicants, Becky and Jake Reisdorf provided the Commission further
business details.

Chair Goodhue opened the public hearing.

Speaker #2: Gayle Speers, Carmel Plaza GM voiced support for the Carmel Honey
Company and welcomed the addition to the Plaza.

Speaker #3: Jenny McNamara, Executive Director of the Carmel Chamber of Commerce
expressed support for the proposed business.

Speaker #4: Rich Pepe, Restaurant owner asked for business model clarification.

Marc Wiener clarified the proposed businesss ancillary uses and noted Carmel Honey
Company is classified as a specialty food store.

Speaker #5: Ken Spilfogel voiced support for the business.

Chair Goodhue closed the public hearing.

The Commission held brief discussion. The Commission commended Jake Reisdorf as a
young entrepreneur.

Commissioner LePage motioned to approve UP 17-230 (Carmel Honey Company)

with special conditions per staff. Motion seconded by Commissioner Wendt and
carried the following roll call: 5-0-0-0.

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

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

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7. DR 16-477 (Fink/Goodhue) Preliminary concept review (DR 16-477)
David Fink, Applicant of a proposal to construct a second-story
Dolores St. 4 NW of 7th addition above an existing one-story
building currently occupied by Cantinetta
Block: 75; Lot: 13
Luca and review of an associated
APN: 010-147-003 Encroachment Permit (EN 17-067)
application proposing to construct access
stairs on the south side of Picadilly Park
(p.125)

Marc Wiener, Planning Director presented the staff report. Mr. Wiener noted staff does
not support the proposed staircase encroachment. Mr. Wiener answered questions from
the Commission.

Speaker #1: David Fink, Applicant summarized design concept and answered questions
from the Commission.

Chair Goodhue opened the public hearing.

Speaker #2: Susan Uydess, President of the Carmel-by-the-Sea Garden Club voiced
concern with the proposed project and noted the proposed staircase will shade part of the
garden and compromise surrounding trees.

Speaker #3: Hallie Mitchell Dow, member of the Garden Club noted the proposed
staircase will diminish public use of the Picadilly Park.

Speaker #4: Kathleen McCarthy spoke in favor of the proposed project.

Speaker #5: Rich Pepe thanked the Garden Club for their work in Picadilly Park and
expressed his belief a compromise can be found.

Speaker #6: Ken Spilfogel stated he is confident staff, Mr. Fink and the Garden Club will
reach a compromise.

Speaker #7: Mayor Sue McCloud spoke in opposition of the proposed project.

The Commission held discussion. The Commission spoke in favor of the proposed condo
however noted the staircase will need to be redesigned into the building footprint.

Commissioner LePage motioned to recommend to the City Council that no further

encroachment is permitted to Picadilly Park and research if the current trash
enclosure is permitted. The Commission also requested that the applicant study
setting back the second story from the north side of the building to minimize the
impact to Picadilly Park. Motion seconded by Commissioner Wendt and carried the
following roll call: 5-0-0-0.

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

I. DIRECTORS REPORT

1. Update on Planning Activities

Marc Wiener, Planning Director provided a brief update.

J. BOARD MEMBER ANNOUCEMENT

N/A

K. ADJOURNMENT

There being no further business, Chair Goodhue adjourned the meeting at 7:36 p.m.

The next meeting of the Planning Commission is scheduled:

Wednesday, August 9, 2017 at 4:00 p.m. Regular Meeting

SIGNED:

_____________________________________
Donald Goodhue, Planning Commission Chair

ATTEST:
_________________________________________
Cortina Whitmore, Planning Commission Secretary

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