Planning Commission Meeting
Regular MeetingMonterey, CA · May 27, 2025
Minutes
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MINUTES
PLANNING COMMISSION
Tuesday, May 27, 2025
4:00 PM – 5:30 PM
COUNCIL CHAMBER, 580 PACIFIC STREET
MONTEREY, CALIFORNIA
Commissioners Present: Bluth, Silva, Brassfield, Dawson, Latasa
Absent: Freeman
Staff Members Present: Planning Manager Hill, Principal Planner Roveri, Principal
Planner Sabdo, Recording Secretary Barrera
***Afternoon Session Agenda Only***
4:00 - 5:30 p.m.
CALL TO ORDER
Chair Bluth called the meeting to order at 4:00 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.
CONSENT AGENDA
Approval of Minutes
2. May 13, 2025 (Not a project under CEQA per Article 20 Section 15378 and under
General Rule Article 5 Section 15061)
ACTION: Approved as submitted
On a motion by Vice-Chair Silva seconded by Commissioner Dawson and carried by the
following vote, the Planning Commission approved the May 13, 2025 Minutes:
AYES: 5 COMMISSIONERS: Bluth, Silva, Brassfield, Dawson, Latasa
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Freeman
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
GENERAL PUBLIC COMMENTS
Public comment on a non-agendized matter was received from Nina Beety.
PUBLIC HEARING
3. Consider 456 Lighthouse Avenue:
1) Adopt Negative Declaration (ER-24-0018) for an Assembly Major Use and Amplified
Music;
2) Use Permit Application (UP-23-0072) to Allow an Assembly Major Use and
Amplified;
Docusign Envelope ID: 94C8A712-F29F-48D3-81F5-7AC630837176
Applicant Samuel Pitnick, Samuel Pitnick Architects; Owner 456 Properties LLC; Planned
Community – Lighthouse Specific Plan (PC-LH-CB1) Zoning; Mixed Use Neighborhood
General Plan Designation.
ACTION: Adopted Negative Declaration (ER-24-0018) for an Assembly Major Use and
Amplified Music at 456 Lighthouse Avenue
ACTION: Continued Use Permit Application (UP-23-0072) to Allow an Assembly Major
Use and Amplified Music at 456 Lighthouse Avenue to the June 10, 2025 Planning
Commission meeting
Staff Presentation/Commissioner Questions
Principal Planner Sabdo presented the Agenda report and answered Commissioner questions
regarding the number of proposed events, amplified music, and alternative parking solutions.
Vice-Chair Silva inquired whether the Negative Declaration addressed parking. Ms. Sabdo
responded that parking is not addressed under the California Environmental Quality Act (CEQA).
Mr. Hill reminded the Commission that staff took a conservative stance, but the Planning
Commission (PC) could disagree with staff’s position.
Applicant
Applicant representative Sam Pitnick shared that they have reduced the number of proposed
events and are open to alternative parking solutions. Mr. Pitnick confirmed that an HVAC
consultant confirmed the current equipment is sufficient.
Owner
Steve Kittrell, owner of Veloce Valuations provided additional information on their history in the
community and outlined a loose schedule of proposed events. Mr. Kittrell stated that they were
open to alternative parking solutions.
Public Comments
Carl Outzen spoke against the project. A previous president of the New Monterey Business
Association (NMBA) spoke in favor of the project.
Commissioner Comments
The Commissioners expressed support for the project but emphasized a need for parking
solutions.
Chair Bluth reopened the public hearing at 5:15 p.m.
Applicant Representative, Sam Pitnick, returned to clarify they will continue to collaborate with
staff to find a better parking condition.
There were no other public comments and Chair Bluth closed the public hearing.
Mr. Hill outlined how staff calculated parking and reiterated that they took a conservative
approach. The Commissioner’s were not able to reach a resolution for alternative parking and
asked the applicants to come back with a parking proposal.
Planning Commission Meeting Minutes
Tuesday May 27, 2025
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Docusign Envelope ID: 94C8A712-F29F-48D3-81F5-7AC630837176
On a motion by Vice-Chair Silva seconded by Commissioner Latasa and carried by the following
vote, the Planning Commission adopted Negative Declaration (ER-24-0018) for an assembly
major use and amplified music at 456 Lighthouse Avenue:
AYES: 5 COMMISSIONERS: Bluth, Silva, Brassfield, Dawson, Latasa
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Freeman
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
On a motion by Commissioner Brassfield seconded by Vice-Chair Silva and carried by the
following vote, the Planning Commission continued Use Permit Application (UP-23-0072) to allow
an assembly major use and amplified music at 456 Lighthouse Avenue to the June 10, 2025
Planning Commission meeting:
AYES: 5 COMMISSIONERS: Bluth, Silva, Brassfield, Dawson, Latasa
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Freeman
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
4. Recommend the City Council Amend Chapter 33 and Chapter 38 of the Monterey City Code
to Implement the Provisions of California Senate Bill 9 and Housing Element Program I-J
Allowing for Ministerial Approval of Qualifying Residential Developments and Lot Splits
(Not a Project under Division 13, Commencing with Section 21000, of the Public
Resources Code)
ACTION: Continued to the June 10, 2025 Planning Commission meeting
Staff Presentation/Commissioner Questions
Planning Manager Hill announced the item would be continued to the June 10, 2025 Planning
Commission meeting.
On a motion by Commissioner Latasa seconded by Vice-Chair Silva and carried by the following
vote, the Planning Commission continued the item to the June 10, 2025 Planning Commission
meeting:
AYES: 5 COMMISSIONERS: Bluth, Silva, Brassfield, Dawson, Latasa
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Freeman
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
COMMISSIONER COMMENTS
None.
Planning Commission Meeting Minutes
Tuesday May 27, 2025
3
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INFORMATIONAL REPORTS & STAFF COMMENTS
Mr. Hill gave an update on a recent City Council meeting.
ADJOURNMENT
There being no further business, the meeting adjourned at 5:34 p.m.
Respectfully Submitted, Approved,
Levi Hill Chair
Planning Manager Planning Commission
Planning Commission Meeting Minutes
Tuesday May 27, 2025
4
Agenda
Planning Commission Meeting Commissioners
Agenda Robert Bluth, Chair
Peter Silva, Vice Chair
Mike Brassfield
Tuesday, May 27, 2025 Mike Dawson
Sandra Freeman
4:00 PM – 5:30 PM Terry Latasa
Council Chamber, 580 Pacific St.
Monterey, California
HOW TO PARTICIPATE IN THIS MEETING:
Written comment: Members of the public may submit comment(s) to
planning@monterey.gov 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 conduct a field trip on May 27, 2025 to review the May 27,
2025 PC meeting agenda. The field trip will meet at 456 Lighthouse Avenue at 2:30 p.m. For
more information, call (831) 646-3885. Date Posted: May 23, 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. May 13, 2025
***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 HEARING
Public Hearings are held to receive a staff presentation and public comment on certain items
prior to Planning Commission action. NOTICE CONCERNING YOUR LEGAL RIGHTS: If you
challenge the Planning Commission’s zoning, planning, or land use decision in court, you may
be limited to raising only those issues you or someone else raised at the public hearing on the
matter, or in written correspondence delivered to the City at the time of or prior to the public
hearing. (Government Code section 65009.)
3. Consider 456 Lighthouse Avenue:
1) Adopt Negative Declaration (ER-24-0018) for an Assembly Major Use and
Amplified Music;
2) Use Permit Application (UP-23-0072) to Allow an Assembly Major Use and
Amplified;
Applicant Samuel Pitnick, Samuel Pitnick Architects; Owner 456 Properties
LLC; Planned Community – Lighthouse Specific Plan (PC-LH-CB1) Zoning;
Mixed Use Neighborhood General Plan Designation.
4. Recommend the City Council Amend Chapter 33 and Chapter 38 of the
Monterey City Code to Implement the Provisions of California Senate Bill 9
and Housing Element Program I-J Allowing for Ministerial Approval of
Qualifying Residential Developments and Lot Splits (Not a Project under
Division 13, Commencing with Section 21000, of the Public Resources Code)
Planning Commission
5/27/2025 4:00:00 PM
2
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.
5. 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.org/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
5/27/2025 4:00:00 PM
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