Planning Commission Meeting
Regular MeetingMonterey, CA · June 10, 2025
Minutes
Docusign Envelope ID: 32C409FD-7B7A-4791-839B-6FFB654417C0
MINUTES
PLANNING COMMISSION
Tuesday, June 10, 2025
4:00 PM – 5:30 PM
COUNCIL CHAMBER, 580 PACIFIC STREET
MONTEREY, CALIFORNIA
Commissioners Present: Bluth, Silva, Dawson, Latasa
Absent: Brassfield, 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 4:17 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 27, 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 Commissioner Latasa seconded by Commissioner Dawson and carried by the
following vote, the Planning Commission approved the May 27, 2025, Minutes:
AYES: 4 COMMISSIONERS: Bluth, Silva, Dawson, Latasa
NOES: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Brassfield, Freeman
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
GENERAL PUBLIC COMMENTS
None.
PUBLIC HEARING
3. 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: Approved a Resolution Recommending that the City Council Amend Chapter 33
and Chapter 38 of the Monterey City Code to Implement the Provisions of California
Docusign Envelope ID: 32C409FD-7B7A-4791-839B-6FFB654417C0
Senate Bill 9 and Housing Element Program I-J Allowing for Ministerial Approval of
Qualifying Residential Developments and Lot Splits
Staff Presentation/Commissioner Questions
Principal Planner Roveri presented the Agenda Report and answered the Commissioners’
questions.
Vice-Chair Silva inquired about alternatives allowing ADUs attached to primary units and not
classifying them as multifamily dwellings and expressed concerned about a disconnect between
Planning and Building requirements.
Ms. Roveri confirmed that staff would receive training and clarified that ADUs and JADUs do not
count toward density.
Planning Manager Hill clarified that developments with three or more units require California
Building code compliance and confirmed the City Attorney prepared resolutions for Council action
upon Planning Commission approval.
Commissioner Latasa asked about the anticipated timeline for water availability and inquired
whether measures could be implemented to prevent multiple SB 9 lot splits.
Ms. Roveri explained that provisions have been added to prevent the use of SB 9 more than once
per lot. Mr. Hill added that, in many cases, it would be more advantageous for applicants to
pursue a standard subdivision process.
Commissioner Latasa asked about the City’s water meter requirements. Ms. Roveri clarified that
Building division allows submetering and when new water meters are allowed in the City, new
water meters will be required. Mr. Hill added that water allocation will not be accessible until
January 2026.
Chair Bluth noted that minimal development under SB 9 is anticipated until there is available
water. Ms. Roveri included that five SB 9 applications have been received but none have been
constructed. Ms. Roveri cited construction costs and water availability as restricting factors.
Public Comments
Nina Beety spoke against the proposed amendments.
Commissioner Comments
Commissioner Dawson spoke against the recommendation. Commissioner Latasa
complimented the staff report and noted that SB 9 requires that the City implement the state law.
Vice-Chair Silva agreed.
On a motion by Vice-Chair Silva seconded by Commissioner Latasa and carried by the following
vote, the Planning Commission approved a resolution recommending that 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:
AYES: 3 COMMISSIONERS: Bluth, Silva, Latasa
NOES: 1 COMMISSIONERS: Dawson
Planning Commission Meeting Minutes
Tuesday June 10, 2025
2
Docusign Envelope ID: 32C409FD-7B7A-4791-839B-6FFB654417C0
ABSENT: 2 COMMISSIONERS: Brassfield, Freeman
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
4. Consider 456 Lighthouse Avenue; Use Permit Application (UP-23-0072) to Allow an
Assembly Major Use and Amplified Music at 456 Lighthouse Avenue; 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: Approved with Conditions Use Permit Application (UP-23-0072) to Allow an
Assembly Major Use and Amplified Music at 456 Lighthouse Avenue
Staff Presentation/Commissioner Questions
Principal Planner Sabdo presented the agenda report and responded to questions about the use
of the proposed off-site parking area, lighting, and building constraints.
Commissioner Latasa asked how staff would monitor compliance with the parking condition. Mr.
Hill responded that the applicant is required to provide an executed parking agreement.
Vice‑Chair Silva asked about remedies if the project caused significant parking impacts for the
neighborhood. Ms. Sabdo stated that Condition 12 requires review of the Use Permit, and Mr.
Hill added that Condition 13 allows for its revocation if necessary.
Applicant
Applicant representative Sam Pitnick provided additional details about their proposed parking
plan.
Owner
Owner Steve Kittrell was available online for questions.
Public Comments
Carl Outzen spoke against the project.
Commissioner Comments
Commissioner Latasa spoke in support of the project. Vice-Chair Silva also expressed support
but emphasized the potential for parking impacts and suggested requiring a review of the use
permit within six months. Chair Bluth stated that the applicant, staff, and the Commission worked
well together to develop a workable solution and agreed that the use permit should be reviewed
in six months.
On a motion by Vice-Chair Silva seconded by Commissioner Dawson and carried by the following
vote, the Planning Commission approved with conditions Use Permit Application (UP-23-0072)
to allow an assembly major use and amplified music at 456 Lighthouse Avenue:
AYES: 4 COMMISSIONERS: Bluth, Silva, Dawson, Latasa
NOES: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Brassfield, Freeman
ABSTAIN: 0 COMMISSIONERS: None
Planning Commission Meeting Minutes
Tuesday June 10, 2025
3
Docusign Envelope ID: 32C409FD-7B7A-4791-839B-6FFB654417C0
RECUSED: 0 COMMISSIONERS: None
COMMISSIONER COMMENTS
None.
INFORMATIONAL REPORTS & STAFF COMMENTS
Mr. Hill provided an update on the tentative schedule for the next Planning Commission meeting.
Community Development Director Cole announced an upcoming discussion before the City
Council regarding the potential merging of the Planning Commission and the Architectural
Review Committee.
ADJOURNMENT
There being no further business, the meeting adjourned at 5:53 p.m.
Respectfully Submitted, Approved,
Levi Hill Chair
Planning Manager Planning Commission
Planning Commission Meeting Minutes
Tuesday June 10, 2025
4
Agenda
Commissioners
Planning Commission Meeting
Robert Bluth, Chair
Agenda
Peter Silva, Vice Chair
Mike Brassfield
Tuesday, June 10, 2025
Mike Dawson
Daniel Fletcher
4:00 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.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 not conduct a field trip to review the June 10, 2025 PC
meeting agenda. For more information, call (831) 646-3885. Date Posted: June 6, 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 27, 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. 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)
4. Consider 456 Lighthouse Avenue; Use Permit Application (UP-23-0072) to
Allow an Assembly Major Use and Amplified Music at 456 Lighthouse
Avenue; 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
Planning Commission
6/10/2025 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
6/10/2025 4:00:00 PM
3
Get email alerts for Monterey
A daily email when new agendas and minutes are posted.