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HomeMy WebLinkAbout11-05-2020 - Planning Commission1 of 9 NEWPORT BEACH PLANNING COMMISSION MINUTES CITY COUNCIL CHAMBERS – 100 CIVIC CENTER DRIVE THURSDAY, NOVEMBER 5, 2020 REGULAR MEETING – 6:30 P.M. I. CALL TO ORDER – The meeting was called to order at 6:31 p.m. II. PLEDGE OF ALLEGIANCE – Vice Chair Lowrey III. ROLL CALL PRESENT: Chair Erik Weigand, Vice Chair Lee Lowrey, Commissioner Curtis Ellmore, Commissioner Sarah Klaustermeier, Commissioner Peter Koetting, Commissioner Mark Rosene ABSENT: Secretary Lauren Kleiman Staff Present: Community Development Director Seimone Jurjis, Deputy Community Development Director Jim Campbell, Assistant City Attorney Yolanda Summerhill, City Traffic Engineer Tony Brine, Principal Planner Rosalinh Ung, Administrative Support Specialist Clarivel Rodriguez IV. PUBLIC COMMENTS None V. REQUEST FOR CONTINUANCES None VI. CONSENT ITEMS ITEM NO. 1 MINUTES OF OCTOBER 22, 2020 Recommended Action: Approve and file Chair Weigand noted Mr. Jim Mosher's proposed edits. Motion made by Commissioner Rosene and seconded by Commissioner Ellmore to approve the minutes of the October 22, 2020, meeting with Mr. Mosher's edits. AYES: Weigand, Lowrey, Ellmore, Klaustermeier, Koetting, Rosene NOES: ABSTAIN: ABSENT: Kleiman VII. DISCUSSION ITEMS ITEM NO. 2 CIRCULATION ELEMENT UPDATE STATUS REPORT Summary: Staff will provide a brief update on upcoming events. Deputy Community Development Director Jim Campbell reported staff has scheduled a study session before the Planning Commission to introduce the Circulation Element on November 19, 2020. Virtual workshops are scheduled for November 23 and December 15 and 16, 2020, to discuss key themes of the existing Circulation Element. A workshop tentatively scheduled for January 13, 2021, will address a vision for mobility and technology. Notices of the workshops will be provided to the public via Nextdoor, social media, Daily Pilot, the City website, and email blasts. Virtual housing workshops are also scheduled for November 16 and 17, 2020, to discuss the suitability of housing opportunity sites. The Housing Element Update Advisory Committee (HEUAC) will discuss housing affordability during its December 2, 2020 meeting. Planning Commission Minutes November 5, 2020 2 of 9 Commissioner Koetting advised that he met with three HEUAC committee members to learn about outreach. In response to David Tanner's email, Deputy Director Campbell indicated housing policy will include accessory dwelling units (ADU). The process to develop such a housing policy will require guidance for the number of ADUs and the number of ADUs will be evaluated to ensure the circulation plan can accommodate that level of growth. VIII. PUBLIC HEARING ITEM ITEM NO. 3 RESIDENCES AT 4400 VON KARMAN (PA2020-061) Site Location: 4400 Von Karman Avenue Summary: The proposed project includes the development of 312 apartment units, a 284-space free-standing parking structure, an approximately one-acre public park, and reconfiguration of existing surface parking lots serving existing office buildings. The project would be located within the Koll Center Newport Professional and Business Office Site B, generally located between Von Karman Ave. and Birch St. in the vicinity of John Wayne Airport. Pedestrian walkways and enhanced landscaping will be provided to connect the proposed project, public park with the existing office park, and the abutting Uptown Newport mixed-use project presently under development. The application consists of the following components: • Planned Community Development Plan Amendment No. PD2020-001: An amendment of the Koll Center Newport Planned Community Development Standards (zoning) for the creation of a residential overlay zone to allow for residential uses within the Koll Center Newport Professional and Business Office Site B. • Major Site Development Review No. SD2020-006: A site development review in accordance with the proposed Koll Center Newport Planned Community amendment and Newport Beach Municipal Code (NBMC) Section 20.52.80 (Site Development Reviews) for the construction of the project. • Traffic Study No. TS2020-001: A traffic study pursuant to NBMC Chapter 15.40 (Traffic Phasing Ordinance). • Lot Line Adjustment No. LA2020-002: To reconfigure the two underlying parcels that comprise the project site in order to facilitate the proposed Project. • Affordable Housing Implementation Plan No. AH2020-003: A program specifying how the proposed project would meet the City’s affordable housing requirements, in exchange for a request of a 20 percent increase in density. The applicant also seeks one development concession related to the number and mix of unit types pursuant to NBMC Chapter 20.32 (Density Bonus) and Government Code Section 65915. • Development Agreement No. DA2020-002: An agreement between the applicant and the City, which would provide vested right to develop the proposed project, while also providing negotiated public benefits; and • Addendum to the 2006 General Plan Update Program Environmental Impact Reports No. ER2020-003: Pursuant to the California Environmental Quality Act (CEQA), the addendum will address reasonably foreseeable environmental impacts resulting from the proposed development. Recommended Action: 1. Conduct a public hearing; 2. Find that potential environmental impacts have been previously mitigated through the implementation of the policies of the General Plan as evaluated in Program Environmental Impact Report (PEIR) for the 2006 General Plan Update (SCH No. 2006011119); therefore, in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines, an addendum to November 5, 2020 Page 4 Planning Commission Meeting the previously adopted PEIR is the appropriate environmental documentation for the project; and 3. Adopt Resolution No. PC2020-040 recommending the City Council adoption of Environmental Impact Report Addendum No. ER2020-003, and approval of Planned Community Development Plan Amendment No. PD2020-001, Major Site Development Review No. PD2020-001, Lot Line Adjustment No. LA2020-002, Affordable Housing Implementation Plan No. AH2020-003, Traffic Study No. TS2020- Planning Commission Minutes November 5, 2020 3 of 9 001, Development Agreement No. DA2020-002 for Residences at 4400 Von Karman Project located at 4400 Von Karman Avenue (PA2020-061). Commissioner Ellmore recused himself due to business interest conflicts. Vice Chair Lowrey recused himself due to his membership in the Pacific Club. Assistant City Attorney Yolanda Summerhill noted Secretary Kleiman recused herself in a previous discussion of this project due to a financial interest and would recuse herself if she were present. Deputy Director Campbell reported the Residences at 4400 Von Karman project consists of a 312-unit apartment building which includes affordable housing units, an approximately one-acre public park, a free-standing parking structure for offices, and reconfiguration of surface parking lots. The General Plan allows 260 units on the site; however, the applicant proposes 312 units with the density bonus. The site's General Plan designation of Mixed- Use Horizontal 2 (MU-H2) allows development of 2,200 residential units. The Integrated Conceptual Development Plan (ICDP) allocates residential units to the Koll site and the Conexant site, which is now the Uptown Newport site. Deputy Director Campbell went on to indicate that the Planning Commission held a study session for the Koll Center Residences project proposed on the subject site, but the application for the Koll Center Residences was withdrawn. The proposed project is consistent with the Airport Area General Plan policies. The remaining development allocation for the Airport Area is 430 residential units. The applicant proposes parking, office space, and other amenities on the ground floor and four levels of residential uses. The building will have a maximum height of 71 feet. Parking in the area will be controlled, but the internal street will be open to the public as required by the General Plan. Apartments will consist of 55 studio, 149 one-bedroom, and 108 two-bedroom units. The applicant proposes designating 13 of the 312 units as affordable, and the affordable units will consist of 3 studio, 9 one-bedroom, and 1 two-bedroom units. The applicant has requested a development concession to allow a mix of affordable units different from the mix of total units. Deputy Director Campbell also noted the project will provide two levels of below-grade parking, a total of 835 parking spaces in the residential building; 559 spaces for residents and 276 spaces for office users. The freestanding, 40- foot-tall parking garage will provide 284 parking spaces on four levels. Onsite amenities include pool and garden courtyards, a clubroom and fitness center, a bike shop, storage, a dog wash room, a roof terrace, and private balconies for most units. The proposed park will be one parcel and complied with General Plan Policies LU 6.15.13 and LU 6.15.14. The park will provide a bocce court, active and passive recreation, and landscaping. The Parks, Beaches and Recreation (PB&R) Commission will review the park design in December 2020 and make a recommendation to the City Council. The City will own the park, but the applicant will improve and maintain it. A series of walkways will allow pedestrians to stroll through the park and around buildings. The project includes three pedestrian connections between Koll Center Newport and Uptown Newport. Construction will occur in phases. Phase 1 will be construction of the freestanding parking structure and is expected to extend for six months. Phase 2A will be construction of the residential building and park and is expected to extend for 24 months. Phase 2B will be reconfiguration of surface parking and may occur concurrent with Phase 2A. The total anticipated construction time is 32 months. Deputy Director Campbell noted the proposed amendment to the Koll Center Newport Planned Community (PC-15) will create a residential overlay for the residential building, a park overlay for the park, and development standards and allowed uses for the overall project. Staff believes all findings can be made for approval of the project. The traffic study found the project would result in no significant impacts. The proposed lot line adjustment will result in the lot containing 4.51 acres, including the park. In the future, the park will be subdivided and dedicated to the City. Thirteen units will be allocated for very-low-income households and restricted to that income level for 55 years. The Development Agreement proposes a term of 10 years with no options for extension, payment of a $7.5 million public benefit fee with $6 million of that amount payable when the project is vested, and payment of a $500,000 public safety fee. Staff evaluated the project consistent with the 2006 General Plan Update Program Environmental Impact Report (PEIR) and the 2011 Housing Element Update Initial Study/Negative Declaration and identified no new impacts. The Airport Land Use Commission will review the project on November 19, 2020. In response to Commissioner Koetting’s questions, Deputy Director Campbell advised that public hearing notices were sent to all property owners located within 300 feet of the project site. Vertical mixed-use is defined as retail or office uses located on the ground floor with residential units above. The MU-H2 designation allows a distinct Planning Commission Minutes November 5, 2020 4 of 9 residential project with other projects in the area. This project is a mixed-use development if one considers the residential project in the context of the office complex. The initial payment of the public benefit fee is not refundable. Allocating residential units for very-low-income households only is not unusual. Under provisions of the Density Bonus Law, a developer is entitled to a 20-percent increase in density in exchange for allocating 5 percent of units for very-low-income households. This project meets and exceeds Municipal Code parking requirements for affordable housing projects. In answer to Commissioner Rosene's query, Deputy Director Campbell indicated staff did not conduct a study of utility capacities, but the developer has to increase the size of lines to the nearest mains in order to accommodate the project. The applicant has indicated the Irvine Ranch Water District (IRWD) can and will serve the project. In reply to Commissioner Klaustermeier’s inquiries, Deputy Director Campbell related that staff did not analyze the concession for the mix of affordable units versus the offer and the public benefit fee because there is no direct correlation between the two. Currently, the City does not have plans to utilize the affordable housing funding provided by the draft Development Agreement. In response to Chair Weigand’s questions, Deputy Director Campbell explained that the applicant preferred park hours of 8 a.m. to 8 p.m. due to the park's proximity to residences. The PB&R Commission may recommend park hours to the Council. PC-15 requires four parking spaces per 1,000 feet of office space. The residential component relies on the density bonus parking standard, which is a scale based on the types of units. Parking in Koll Center Newport is controlled, but staff is not aware of the fees or policies for parking. Parking has not been dedicated for the park, but park users may utilize the 10 parking spaces located on the internal street. Without the concession, the project would likely have fewer studio units and more one- and two-bedroom units. Commissioner Rosene disclosed a meeting with the applicant and a tour of Uptown Newport. Commissioner Klaustermeier disclosed a meeting and a phone conversation with the applicant and a tour of Uptown Newport. Commissioner Koetting disclosed a tour of Uptown Newport and a conversation with the applicant. Chair Weigand disclosed a meeting and phone calls with the applicant and conversations with members of the community. Chair Weigand opened the public hearing. Greg Nakahira, applicant representative, related the history of The Picerne Group, Ken Picerne's residency in Newport Beach, and The Picerne Group's development of One Uptown Newport, strategy for long-term ownership, community involvement, and community outreach. Ken Picerne, applicant representative, reported the project is a great example of smart urban renewal. While units for very-low-income households are needed, they are expensive to develop. The project's 299 market-rate units will count toward the City's Regional Housing Needs Assessment (RHNA) allocation. A project that is compatible with surrounding uses and complies with development standards, Code requirements, and existing Covenants, Conditions, and Restrictions (CC&Rs) is important to the community. Irwin Yau, project architect, indicated the residential building and park will replace a surface parking lot. Allowing public access to the two internal streets will create better connectivity around the site and the entire area. He described the traffic and pedestrian circulation, building layout, amenities, and building materials and colors. Tim Stanley, applicant representative, advised that the applicant has reduced the size of the residential building, reduced the number of above-grade parking levels, redesigned the park, increased the number of above-moderate units, and provided affordable units in comparison to the Koll Center Residences project. Based on the subsidy needed for affordable housing units, dedication of the park, and parking requirements for retail uses, the applicant does not believe the project can accommodate retail space. Koll Center Newport has approved the applicant's parking plan. Tony Petros, applicant's parking consultant, noted the PC-15 text requires one parking space per 300 square feet of commercial use. Parking has been allocated to each building pursuant to the requirement. Proposed structured and secured parking will provide more parking spaces than the existing number of surface parking spaces. A July 2019 parking study found that none of the parking areas reached 100 percent utilization at any time during the study. The maximum peak utilization for Area 8 was less than 70 percent even though office buildings in Area 8 had a 90 percent Planning Commission Minutes November 5, 2020 5 of 9 occupancy rate. Parking utilization for the entire site was less than 60 percent while office buildings had an occupancy rate of 80 percent. If all office buildings were fully occupied, parking would be adequate for statutory requirements and actual demand. Mr. Picerne requested the Planning Commission approve the project without delay. There is time before the Council considers the project for negotiation of private-party issues. He committed to continue working with neighbors and other interested parties to address remaining concerns. If a mutually satisfactory agreement cannot be reached, parties may raise their concerns with the Council. In response to Commissioner Klaustermeier’s inquiries, Mr. Petros explained that the applicant is obligated to replace any parking spaces it removes. Because of limited space, a parking structure is the rational solution. Mr. Picerne added that CC&Rs require and Koll Center Newport insisted the applicant replace every parking space it removed. Mr. Yau advised that residents entering the garage from the internal street will pull tickets and park on the lower two levels of the garage. Office workers and visitors will enter Koll Center Newport through a gate and will not pass through another gate to enter the garage. Koll Center Newport charges a parking fee upon entry to the property. Ten on-street parking spaces located near the park will be available free of charge. The renderings reflect the distances between the podium level of the residential building and the property line. Upper levels of the residential building are stepped back from the podium level. The distances between the apartment building and the office buildings are 15 to 20 feet greater than the distances shown on the renderings. Mr. Stanley reported the applicant met with the owner of the Olenicoff Building to discuss relocating a stack of units to increase the distance between the buildings. The distance between the existing building and the Olenicoff Building is around 40 feet. The owner of the second office building in close proximity to the residential building has not raised any concerns about the distance between the buildings. In response to Chair Weigand’s inquiries, Mr. Yau indicated a time limit for the ten on-street spaces has not been determined. Deputy Director Campbell related that staff has not considered a specific time limit for the on-street parking spaces. A half hour or an hour may be appropriate. Staff can work with the applicant to provide a recommendation to the City Council and share the recommendation with the PB&R Commission. In response to Commissioner Koetting‘s inquiries, Mr. Petros reiterated that the project provides more parking spaces than are required. In aggregate, the project provides 1.8 parking spaces per unit. Mr. Picerne explained that office parking is gated and controlled like any other parking in Koll Center Newport. Deputy Director Campbell stated the applicant is required to provide the fire lane located between the two existing buildings so that fire apparatus can gain access to provide fire protection. Mr. Yau advised that the slope between the office buildings and the residential building will be integrated into the park such that it does not create a feeling of two separate spaces. Mr. Picerne explained that when Uptown Newport is built out, there will be connectivity between it and the Residences at 4400 Von Karman. Mr. Yau indicated the applicant does not intend to seek LEED certification for the building. Large trucks will not be allowed to enter the garage. On-street loading zones will be available near elevators. Five ground-floor units near Birch will have patios. Mr. Picerne indicated the affordable units will have the same quality of interior finishes as the market-rate units. In response to Chair Weigand’s inquiries, Mr. Picerne reported the 10 on-street parking spaces will be allocated to the park, and the applicant does not control parking in Koll Center Newport. Visitors to the park cannot park in the residential garage as that would be a security concern. The applicant will work with the PB&R Commission to set park hours that are neither too early nor too late and will abide by the PB&R Commission's recommendation for park hours. The park is not fenced. Assistant City Attorney Summerhill advised that the Municipal Code provides park hours, and the park will be required to comply with those hours. The proposed condition of approval for park hours should be deleted. Discussions of an economic impact cost analysis do not pertain to the Planning Commission's discussion or decision. Deputy Director Campbell related that a shadow study indicates the building will create shadows during certain parts of the day; however, staff does not believe the shadows will have a negative impact. The buildings in the Newport Crossings project are similar but slightly taller than this project. Nancy Scarbrough believed the Community Development Department, the Planning Commission, and the HEUAC should review affordable housing projects in light of the City's RHNA allocation. The City needs to have a plan for meeting its RHNA allocation before the Planning Commission approves projects that provide small amounts of affordable housing. The applicant is not responsible for providing retail, restaurant, and personal services uses in Planning Commission Minutes November 5, 2020 6 of 9 this project, but the City should consider zoning nearby properties for those uses so that apartment residents do not have to drive to the uses. Adriana Fourcher remarked that if the freestanding parking structure is intended to replace parking spaces located at 5000 Birch, it should be located closer to 5000 Birch. The number of parking spaces allocated to the building at 4340 Von Karman does not comply with Municipal Code requirements. Koll Center Newport needs to provide an accurate accounting of the usable parking spaces and to fix the existing parking deficit as part of the ICDP. The parking study is not accurate for several reasons. She requested the applicant consider relocating the freestanding parking structure and the Planning Commission continue the item to allow stakeholders, Koll Center Newport, and the applicant to discuss the issue. She inquired about available on-street parking in addition to the 10 spaces located at the park. Deputy Director Campbell indicated on-street parking is not allowed on Von Karman and Birch. In reply to Chair Weigand's queries, City Traffic Engineer Tony Brine related that there are no plans to allow on-street parking on Von Karman or Birch. The speed limit for Von Karman and Birch is probably 35 or 40 miles per hour. Because of the speed limit, the lack of businesses adjacent to the streets, and both streets being classified as arterials, on-street parking would typically not be allowed on Von Karman and Birch. The City does not have a process for requests to add on-street parking, but staff could consider providing some on-street parking for Von Karman. Dana Haynes, Von Karman Corporate Owners Association President, expressed concern that the proposed parking structure will block views from condominiums located on the east side of the 4340 Von Karman Building. The parking structure should be relocated closer to 5000 Birch or the other buildings it is intended to serve. The parking study is flawed. He requested an opportunity to work with the applicant regarding the parking structure. Jim Mosher expressed concerns regarding the short time provided for Planning Commission review of the project, the potential approval of a project based on an out-of-date vision for the Airport Area, proposed connectivity between the project and Uptown Newport, Planning Commission approval of park amenities, and an unattractive and unimaginative design for the buildings. Julie Ault, Olen Properties, advised that Olen Properties and the applicant are discussing Olen Properties' concerns, but issues have not been resolved. Potential parking impacts could result in Olen Properties' failure to comply with parking requirements for a significant time and possibly permanently. The project does not provide retail space, details regarding integration of parking with existing buildings, and night-time security and lighting in the park. She reiterated the request for the Planning Commission to continue the item. Fred Fourcher expressed concern regarding the project obstructing views from 4340 Von Karman. The project will negatively impact surrounding property owners. The freestanding parking structure should be located adjacent to 5000 Birch. He asked the Planning Commission to continue the item so that the concerns of 4340 Von Karman may be addressed. Bill Salamandrakis, Affordable Housing Access President, supported the project because it will provide affordable housing without a subsidy from the City or the State and will pay $7.5 million as a public benefit fee. Donald Krotee, Still Protecting Our Newport (SPON) board member, stated the applicant has resolved reasonably many of SPON’s requirements. SPON is willing to work with all interested parties to resolve remaining issues so that this project can proceed. Dorothy Kraus reiterated comments regarding the HEUAC's work on housing sites and support for a comprehensive vision for the Airport Area. The City should work with an urban planning and design firm that utilizes an evidence-based, decision-making tool and empowers the art of planning with science and technology. David Tanner asked how the project addresses the potential for ADUs to double the population of apartment residents and how the project meets the General Plan Vision Statement of reducing average daily traffic. Chair Weigand noted staff responded to Mr. Tanner's questions in the previous agenda item. Planning Commission Minutes November 5, 2020 7 of 9 Mr. Petros reported that the parking study was conducted over a full week rather than the usual one or two days. The study demonstrates that ample parking is available. Any seasonal variation in parking could be accommodated in the 30 to 50 percent of under-utilized parking. Abundant parking is available in the northern area of Koll Center Newport. Parking spaces provided in the commercial component of the parking structure will increase the abundance of parking spaces. Because his firm, LSA, did not collect parking data, its analysis of the data is objective. The PC-15 text sets the parking requirement, not the Municipal Code. According to his data, the occupancy rate for 4340 Von Karman was approximately 100 percent during the study. Jennifer Hernandez, applicant representative, advised that the law does not allow the addition of ADUs to the project. ADUs may be constructed in surplus space in multifamily buildings. Government agencies cannot wait for private parties to reach agreement prior to exercising their regulatory authority to administer the Zoning Code. Issues with neighbors may be addressed through a private contract. Mr. Petros clarified that Koll Center Newport leaves the parking gates open on weekends; therefore, members of the community visiting the park may use the surface parking lot adjacent to the park. The parking study found the parking garage for 5000 Birch Street only 30 percent occupied during peak demand periods. The freestanding parking structure is intended to replace parking spaces removed during construction and to serve the buildings on the southern side of Koll Center Newport. Surface parking for the Meyer Building and the condo building provides 255 spaces, only 31 of which are reserved for the Meyer Building. A three-level podium garage is a component of the residential building, and Koll Center Newport will own and control parking in the second level of the garage. Parking disruption is unavoidable during construction, but the applicant will provide shuttle service. This project is not required to provide affordable housing. Deputy Director Campbell concurred with applicant representative's statements regarding ADUs. PC-15 uses a sliding scale for the required parking ratio. The project complies with the parking standards. Based on the parking study, staff does not anticipate a parking problem. A condition of approval requires the applicant to develop and implement a parking management plan. Chair Weigand closed the public hearing. In response to Commissioner Rosene’s question, Assistant City Attorney Summerhill advised that the Council may approve parking modifications without the Planning Commission reviewing the modifications. Assistant City Attorney Summerhill reiterated that the condition of approval addressing park hours will be deleted because it conflicts with the hours set by the Municipal Code. Commissioner Koetting proposed inserting “in substantial compliance with” before “plans” in Condition of Approval 30. In answer to Commissioner Koetting’s queries, Deputy Director Campbell noted Conditions of Approval 17 and 18 and the Planned Community Development Plan address lighting. Conditions of approval generally require the preparation of photometrics to prevent excessive lighting. The Municipal Code authorizes the Director to dim the lights or modify the lighting plan if lighting provides excessive illumination. Condition of Approval 18A addresses a wall system along the edge of a parking structure that helps reduce noise and lighting from vehicles. In reply to Chair Weigand’s question, Deputy Director Campbell indicated the General Plan provides policies for housing in the Airport Area. Planning for the Airport Area may be included in the Land Use Element Update. Outreach to the community and discussions with property owners in the Airport Area will be needed to adjust the General Plan to accommodate the future RHNA allocation. Chair Weigand believed the applicant will make a good faith effort to be a good partner with neighbors. He requested Commissioners comment regarding a continuation of the agenda item. Commissioner Klaustermeier remarked that the applicant has done a good job responding to comments regarding the prior application. The project will provide several public benefits. She supported the project. Planning Commission Minutes November 5, 2020 8 of 9 Commissioner Koetting supported the project. The EIR update is clean. There is substantial evidence that the environmental circumstances for the project are better than any previous projects proposed for the site. Commissioner Rosene noted the applicant has proposed a creative solution for a challenging project. The project will provide affordable housing and will be located in an area where the community supports development of high-density housing. The project is compatible with the area. Motion made by Commissioner Rosene and seconded by Commissioner Koetting to approve the staff recommendation with the deletion of Condition of Approval 13 regarding park hours, addition of language for compliance with plans, and modification of Finding B.2.r. In response to Chair Weigand’s inquiry, Deputy Director Campbell related that staff will communicate the Planning Commission's concern regarding a time limit for the on-street parking spaces near the park to the PB&R Commission. In answer to Commissioner Koetting’s query, Deputy Director Campbell indicated there are no changes to the lot line adjustment. AYES: Weigand, Klaustermeier, Koetting, Rosene NOES: RECUSED: Lowrey, Ellmore ABSENT: Kleiman IX. STAFF AND COMMISSIONER ITEMS ITEM NO. 4 MOTION FOR RECONSIDERATION None ITEM NO. 5 REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR MATTERS WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED ON A FUTURE AGENDA. Deputy Director Campbell reported the agenda for the November 19, 2020, meeting includes a study session regarding the Circulation Element and public hearings for nonconforming signs and alcohol uses in the industrial zone. In response to Chair Weigand's questions, Deputy Director Campbell advised that staff held a virtual community workshop a few weeks ago and received feedback regarding alcohol uses in the industrial zone. Staff can provide a summary of the feedback in the staff report for the agenda item or provide a link to the recording of the workshop. In reply to Commissioner Koetting’s inquiry, Deputy Director Campbell explained that staff tries not to schedule a meeting the week before the holidays. At the current time, there are no projects ready for action on December 17, 2020. Chair Weigand requested staff cancel the December 17th meeting if at all possible as the date falls during the Boat Parade. If needed, a special meeting could be scheduled the week before December 17th. ITEM NO. 6 REQUESTS FOR EXCUSED ABSENCES None IX. ADJOURNMENT – 9:30 p.m.