Planning Commission Meeting
Regular MeetingMonterey, CA · January 14, 2025
Minutes
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MINUTES
PLANNING COMMISSION
Tuesday, January 14, 2025
4:00 PM – 5:30 PM
COUNCIL CHAMBER, 580 PACIFIC STREET
MONTEREY, CALIFORNIA
Commissioners Present: Bluth, Brassfield, Freeman, Fletcher, Latasa
Absent: Silva, Dawson
Staff Members Present: Planning Manager Hill, Senior Associate Planner Schmidt,
Associate Planner Buggert, Recording Secretary Barrera
***Afternoon Session Agenda Only***
4:00 - 5:30 p.m.
CALL TO ORDER
Chair Bluth called the meeting to order at 4:02 p.m. Recording Secretary Barrera announced
staff present and provided information to the public about how to participate by calling in to give
public comment on the live web meeting.
GENERAL PUBLIC COMMENTS
None.
CONSENT AGENDA
Approval of Minutes
2. November 26, 2024, 2024 (Not a project under CEQA per Article 20 Section 15378 and
under General Rule Article 5 Section 15061)
ACTION: Continued to the January 28th Planning Commission Meeting
On a motion by Commissioner Latasa, seconded by Commissioner Fletcher, and carried by
the following vote, the Planning Commission continued the CONSENT ITEMS to the January
28th Planning Commission Meeting:
AYES: 3 COMMISSIONERS: Brassfield, Fletcher, Latasa
NOES: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Silva, Dawson
ABSTAIN: 2 COMMISSIONERS: Bluth, Freeman
RECUSED: 0 COMMISSIONERS: None
***End of Consent Agenda***
3. Recommend to the City Council that the Capital Improvement Program (CIP) Project List
for the 2024/25 Fiscal Year As Amended with the Clean Air Management Program EV
Charger Installation Project is Consistent with the City’s General Plan, Area Plans,
Master Plans, Specific Plans, Coastal Plans, Traffic Calming Plans, and Move Monterey
Multimodal Plan and Supersedes Planning Commission Resolution 24-010 (Exempt
from CEQA per Article 19, Section 15301, 15302, 15306, Not a Project under CEQA Article
Docusign Envelope ID: 6E735D3A-2003-47E0-B69B-21408D0922FD
20, Section 15378 and under General Rule Article 5, Section 15061 or Initial Study
Mitigated Negative Previously Prepared and Certified)
ACTION: Approved a Resolution Recommending to the City Council that the Capital
Improvement Program (CIP) Project List for the 2024/25 Fiscal Year as Amended with
the Clean Air Management Program EV Charger Installation Project is Consistent with
the City’s General Plan, Area Plans, Master Plans, Specific Plans, Coastal Plans, Traffic
Calming Plans, and Move Monterey Multimodal Plan and Supersedes Planning
Commission Resolution 24-010
Staff Presentation/Commissioner Questions
Associate Planner Buggert presented the Agenda Report answered Commissioner questions
regarding project due dates.
Public Comments
None.
Commissioner Comments
Commissioners had no further comments.
On a motion by Commissioner Freeman seconded by Commissioner Brassfield and carried by
the following vote, the Planning Commission approved a resolution recommending to the City
Council that the Capital Improvement Program (CIP) project list for the 2024/25 Fiscal year as
amended with the Clean Air Management Program EV Charger Installation Project is consistent
with the City’s General Plan, Area Plans, Master Plans, Specific Plans, Coastal Plans, Traffic
Calming Plans, and Move Monterey Multimodal Plan and supersedes Planning Commission
Resolution 24-010:
AYES: 5 COMMISSIONERS: Bluth, Brassfield, Fletcher, Freeman, Latasa
NOES: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Silva, Dawson
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
4. Consider 499 Alvarado Street: Use Permit Application UP-24-0214 for a Massage
Establishment; Applicant Better Side Wellness LLC (Representative Haoduan Zhang);
Owner ACV Associates; Planned Community – Downtown Specific Plan (PC-D) Zoning
District; Mixed Use Neighborhood General Plan Land Use Designation; Exempt from
CEQA per Article 19, Section 15301, Class 1
ACTION: Denied Use Permit Application UP-24-0214 for a Massage Establishment at 499
Alvarado Street
Staff Presentation/Commissioner Questions
Associate Planner Buggert presented the Agenda Report answered Commissioner questions
regarding building department review, the number of existing massage establishments in the
area, and the downtown specific plan.
Planning Commission Meeting Minutes
Tuesday January 14, 2025
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Planning Manager Hill clarified that the Building Department doesn’t typically review Use Permit
applications, but they do review occupancy changes.
Applicant
The applicant explained that the business is relocating rather than opening an additional
location.
Public Comments
Bella Lofaso spoke in favor of Staff’s recommendation to deny the project.
Steve Mullens, Nancy Soule, Jeff Davi, and Anthony Davi spoke against Staff’s
recommendation to deny the project.
Commissioner Comments
Commissioners discussed the definition of personal services and the downtown specific plan.
Mr. Hill clarified that all three findings must be met for staff approval. Mr. Hill explained that
personal service spaces are allowed on the second floor with a Use Permit and existing first
floor personal service spaces are non-conforming.
Commissioner Fletcher asked how many massage tables are being proposed. Chair Bluth
reopened the Public Hearing.
The applicant shared the current business has eight massage tables. The applicant’s landlord
stated they would be open to rescinding their current Use Permit as a condition of approval.
On a motion by Commissioner Brassfield seconded by Commissioner Freeman and carried by
the following vote, the Planning Commission denied Use Permit Application UP-24-0214 for a
massage establishment at 499 Alvarado Street:
AYES: 4 COMMISSIONERS: Bluth, Brassfield, Freeman, Latasa
NOES: 1 COMMISSIONERS: Fletcher
ABSENT: 2 COMMISSIONERS: Silva, Dawson
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
5. Consider 31 Soledad Drive Suite B: Use Permit Application UP-24-0216 for a Massage
Establishment and Shared Parking Agreement with Reduced Parking; Applicant Yi
Yang; Owner Mahendra Patel, Del Monte Pines LLC; Neighborhood Commercial (C-1)
Zoning District; Commercial General Plan Land Use Designation; Exempt from CEQA
per Article 19, Section 15301, Class 1
ACTION: Approved Use Permit Application UP-24-0216 for a Massage Establishment
and Shared Parking Agreement with Reduced Parking at 31 Soledad Drive Suite B
Staff Presentation/Commissioner Questions
Senior Associate Planner Schmidt presented the Agenda Report answered Commissioner
questions regarding parking and signage.
Planning Commission Meeting Minutes
Tuesday January 14, 2025
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Commissioner Freeman suggested a business association for that area would help coordinate
signage.
Applicant
Yi Yang shared a presentation with slides illustrating the proposed parking agreement.
Public Comments
None.
Commissioner Comments
Commissioners had no further comments.
On a motion by Commissioner Latasa seconded by Commissioner Fletcher and carried by the
following vote, the Planning Commission approved Use Permit Application UP-24-0216 for a
massage establishment and shared parking agreement with reduced parking at 31 Soledad
Drive Suite B:
AYES: 5 COMMISSIONERS: Bluth, Brassfield, Fletcher, Freeman, Latasa
NOES: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Dawson, Silva
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
COMMISSIONER COMMENTS
Commissioner Latasa requested agendizing a discussion of the city’s Forestry’s fire prevention
plan. Commissioner Brassfield requested additional training and informational presentations.
INFORMATIONAL REPORTS & STAFF COMMENTS
Mr. Hill updated the Commission on the end of year City Council meetings and upcoming PC
meetings.
ADJOURNMENT
There being no further business, the meeting adjourned at 5:33 p.m.
Respectfully Submitted, Approved,
Levi Hill Chair
Planning Manager Planning Commission
Planning Commission Meeting Minutes
Tuesday January 14, 2025
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Agenda
Commissioners
Planning Commission Meeting
Robert Bluth, Chair
Agenda
Peter Silva, Vice Chair
Mike Brassfield
Tuesday, January 14, 2025
Mike Dawson
Daniel Fletcher
4:00 – 5:30 PM
Sandra Freeman
Council Chamber, 580 Pacific St. Terry Latasa
Monterey, California
HOW TO PARTICIPATE IN THIS MEETING:
Written comment: Members of the public may submit comment(s) to
planning@monterey.org until ½ hour before the start of the meeting. These messages
are not read aloud during the meeting but are made available to the meeting body and
public at https://monterey.gov/submitted-comments. All comments received become part
of the record.
In-Person: Please see the meeting location listed above.
Remote via ZoomGov Webinar:
o Join on a computer or smartphone: https://monterey-
org.zoomgov.com/j/1619908039 An up-to-date version of the Zoom
software must be used.
o Or join by telephone: Dial 833-568-8864 (Toll Free), 669-254-5252 (Campbell,
CA) or 646-828-7666 (NY). If one number doesn’t work, please try another.
Enter Webinar ID: 161 990 8039 #
If prompted to enter a participant ID, press #
To “raise your hand,” dial *9. Once called upon, dial *6 to unmute
o Need help using or updating Zoom? Read our Zoom Meeting Instructions (PDF)
This meeting will also stream live for viewing only on youtube.com/cityofmonterey (10
second delay) and on Comcast Channel 25 (up to 90-second delay).
PUBLIC COMMENT PROCEDURES AND TIME LIMITS:
The total amount of time allocated for public comment on a particular issue and for each
individual speaker is generally as follows:
1. Up to three minutes per speaker.
2. For regular Planning Commission meetings, there are two 15-minute public comment
periods, one in the afternoon and one in the evening. Speakers may only comment during
one session.
3. The total time allocated for public comment:
a. Items pulled from the consent agenda – 15 minutes each item
b. Public Appearance items – 30 minutes each item
c. Public Hearing items – 30 minutes each item
At the time an item is considered, the Chair will ask those attending the meeting in person to
line up at the podium or raise their hands, and for remote participants to use *9 on the telephone
or the “raise hand” function in Zoom, if they wish to address the Planning Commission. The
maximum amount of time for each person to speak and the total amount of time allotted for
each item will be determined based on the number of people indicating an interest in speaking
and the amount of business to be conducted on the agenda. In exceptional circumstances and
when necessary to ensure a full opportunity for public input, the Chair may, with the Planning
Commission’s consent, adjust the amount of time allowed for public input and/or the time
allotted for each speaker.
FIELD TRIP
The Planning Commission will not conduct a field trip to review the January 14, 2025 PC
meeting agenda. For more information, call (831) 646-3885. Date Posted: January 10, 2025
***Afternoon Session Agenda Only***
4:00 - 5:30 p.m.
CALL TO ORDER
1. Meeting Procedures
CONSENT AGENDA
All matters listed under Consent Agenda are routine and will be adopted by one motion
unless a member of the Planning Commission or the public requests discussion or a separate
vote.
Approval of Minutes
2. November 26, 2024
***End of Consent Agenda***
GENERAL PUBLIC COMMENTS
The public may speak to any item that is not on the agenda and that is in the City of
Monterey’s subject matter jurisdiction.
PUBLIC APPEARANCE
Public Appearance items are on non-routine issues that might stimulate public interest and
comments.
3. Recommend to the City Council that the Capital Improvement Program (CIP)
Project List for the 2024/25 Fiscal Year As Amended with the Clean Air
Management Program EV Charger Installation Project Is Consistent with the
City’s General Plan, Area Plans, Master Plans, Specific Plans, Coastal Plans,
Traffic Calming Plans, and Move Monterey Multimodal Plan and Supersedes
Planning Commission Resolution 24-010 (Exempt from CEQA per Article 19,
Section 15301, 15302, 15306, Not a Project under CEQA Article 20, Section
15378 and under General Rule Article 5, Section 15061 or Initial Study
Mitigated Negative Previously Prepared and Certified)
4. Consider 499 Alvarado Street: Use Permit Application UP-24-0214 for a
Massage Establishment; Applicant Better Side Wellness LLC (Representative
Haoduan Zhang); Owner ACV Associates; Planned Community – Downtown
Specific Plan (PC-D) Zoning District; Mixed Use Neighborhood General Plan
Land Use Designation; Exempt from CEQA per Article 19, Section 15301,
Class 1
5. Consider 31 Soledad Drive Suite B: Use Permit Application UP-24-0216 for a
Massage Establishment and Shared Parking Agreement with Reduced
Parking; Applicant Yi Yang; Owner Mahendra Patel, Del Monte Pines LLC;
Neighborhood Commercial (C-1) Zoning District; Commercial General Plan
Planning Commission
1/14/2025 4:00:00 PM
2
Land Use Designation; Exempt from CEQA per Article 19, Section 15301,
Class 1
COMMISSIONER COMMENTS
Commissioners may ask a question for clarification, make a brief announcement, or make a
brief report on their activities. In addition, a Commissioner or the Planning Commission may
provide a referral to staff or other resources for factual information. (Government Code
section 54954.2(a)(3).)
INFORMATIONAL REPORTS & STAFF COMMENTS
Staff may make announcements and may request clarification or direction regarding the
scheduling of meetings and study sessions.
6. Planning Office Update
ADJOURNMENT
Writings distributed for discussion or consideration on these matters within 72 hours prior to the
meeting, pursuant to Government Code § 54957.5, are available at: monterey.gov/submitted-
comments and in the Planning Office at 570 Pacific St., Monterey, CA 93940 during regular business
hours.
Information distributed to the Planning Commission at the Planning Commission meeting becomes part
of the public record.
Planning Commission decisions may be appealed within ten (10) days from the date of the decision on
forms available in the Planning Division during business hours. When the tenth day falls on a weekend
or a holiday, the appeal deadline date is the next working day following the holiday or weekend. An
appeal fee will apply.
CITY OF MONTEREY'S 24-HOUR SUGGESTION HOTLINES:
Voicemail: (831) 646-3799 Fax: (831) 646-3793
Email: suggest@monterey.gov WebPage: http://www.monterey.gov/
INTERPRETATION: The Planning Commission invites and encourages public participation at its
meetings. Requests for language interpretation may be made by contacting the City Clerk at
cityclerk@monterey.gov or 831-646-3935. The City Clerk will make every effort to accommodate
requests for interpreter assistance. Requests should be made as soon as possible in advance of any
meeting of the Planning Commission. The City is committed to addressing language interpretation
requests swiftly in order to maximize public participation.
ACCESSIBILITY: The City of Monterey is committed to including the disabled in all of its
services, programs and activities. In compliance with the Americans with Disabilities Act, if
you need special assistance to participate in this meeting, please contact the City Clerk’s
Office at cityclerk@monterey.gov or (831) 646-3935. Notification 30 hours prior to the
meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting
[28 CFR 35.102-35.104 ADA Title II]. Later requests will be accommodated to the extent feasible. For
communication-related assistance, dial 711 to use the California Relay Service (CRS) to speak to City
offices. CRS offers free text-to-speech, speech-to-speech, and Spanish-language services 24 hours a
day, 7 days a week. If you require a hearing amplification device to attend a meeting, dial 711 to use
CRS to talk to the City Clerk's Office at (831) 646-3935 to coordinate use of a device.
Upcoming city meetings are listed at Monterey.gov/agendas
More information is available by calling (831) 646-3885
Planning Commission
1/14/2025 4:00:00 PM
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