Planning Commission Meeting
Regular MeetingMonterey, CA · September 11, 2025
Minutes
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MINUTES
PLANNING COMMISSION – SPECIAL MEETING
Thursday, September 11, 2025
4:00 PM – 5:30 PM
COUNCIL CHAMBER, 580 PACIFIC STREET
MONTEREY, CALIFORNIA
Commissioners Present: Silva, Latasa, Bluth, Brassfield, Freeman
Absent: Dawson
Staff Members Present: Planning Manager Hill, Principal Planner Roveri, Principal
Planner Sabdo, Senior Associate Planner Schmidt, Recording
Secretary Barrera
***Afternoon Session Agenda Only***
4:00 - 5:30 p.m.
CALL TO ORDER
Chair Silva 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
2. Recommend the City Council Amend Chapter 38, Section 38-112.5 of the Monterey City
Code to Establish Local Density Incentives for Qualifying Housing Projects (CEQA:
Certified Environmental Impact Report (SCH No. 2023080034), Article 11, Section
15168(c))
ACTION: Continued to the September 23, 2025, Planning Commission Meeting
On a motion by Vice-Chair Latasa seconded by Commissioner Bluth and carried by the
following vote, the Planning Commission continued a resolution recommending that the City
Council amend Chapter 38, Section 38-112.5 of the Monterey city code to establish local
density incentives for qualifying housing projects:
AYES: 5 COMMISSIONERS: Silva, Latasa, Bluth, Brassfield, Freeman
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Dawson
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
3. Consider 2400 Garden Road: Use Permit Application UP-25-0013 for a Day Care-General
Use and Variance Application VA-25-0075 for Reduced Front and Side Yard Setbacks;
Applicant Shawn Capps, Wald Ruhnke and Dost Architects; Owner W R MONT LLC;
Industrial, Administration, and Research, Religious Assembly Overlay, Emergency
Shelter Overlay, Multi-Family Residential Overlay (I-R-130-RA-ES-MF1) Zoning District;
Employment General Plan Designation (Exempt from CEQA per Article 19, Section
15301, Class 1 and Section 15303, Class 3)
ACTION: Continued to the September 23, 2025, Planning Commission Meeting
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On a motion by Commissioner Freeman seconded by Commissioner Brassfield and carried by
the following vote, the Planning Commission continued Use Permit Application UP-25-0013 for
a day care-general use and Variance Application VA-25-0075 for reduced front and side yard
setbacks at 2400 Garden Road:
AYES: 5 COMMISSIONERS: Latasa, Bluth, Brassfield, Freeman
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Dawson
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 1 COMMISSIONERS: Silva
Approval of Minutes
4. August 12, 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 Bluth seconded by Chair Silva and carried by the following vote,
the Planning Commission approved the August 12, 2025, Minutes:
AYES: 5 COMMISSIONERS: Silva, Latasa, Bluth, Brassfield, Freeman
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Dawson
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
5. August 26, 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 Bluth and carried by the
following vote, the Planning Commission approved the August 26, 2025, Minutes:
AYES: 5 COMMISSIONERS: Silva, Latasa, Bluth, Brassfield, Freeman
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Dawson
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
GENERAL PUBLIC COMMENTS
Marcia Renzullo and Marilyn MacDonald suggested amending an ordinance to ban roosters
from the city.
PUBLIC HEARING
Planning Commission - Special Meeting Minutes
Thursday, September 11, 2025
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6. Consider 1173 Ninth Street: Use Permit Application UP-25-0053 to Allow Conversion of an
Existing Commercial Office Building to a Single Family Dwelling with Expansion of Floor
Area; Applicant Jeffrey Edmonds, Edmonds Home Design; Property Owner Heavenly 2022
LLC; Commercial Office and Professional District, Development Control and Emergency
Shelter Overlays (CO-D2-ES ) Zoning District; Commercial General Plan Land Use
Designation (Exempt from CEQA Requirements per Article 19, Section 15301, Class 1 and
Section 15303, Class 3)
ACTION: Approved Use Permit Application UP-25-0053 to Allow Conversion of an Existing
Commercial Office Building to a Single Family Dwelling with Expansion of Floor Area at
1173 Ninth Street
Staff Presentation/Commissioner Questions
Senior Associate Planner Schmidt presented the agenda report and answered Commissioners’
questions. Vice-Chair Latasa asked if the unit would be counted towards the housing
development goals. Mr. Schmidt said yes.
Chair Silva asked if the state Housing Accountability Act and objective standards apply to this
project. Planning Manager Hill stated that the requirements would be triggered if it became a
housing project.
Principal Planner Roveri added that objective design standards apply to SB9 and SB35.
Applicant
Jeff Edmonds, representative of the owners, read a letter on behalf of the owners.
Public Comments
None.
Commissioner Comments
The Commission commended the proposed project and made a motion to approve.
On a motion by Commissioner Freeman seconded by Commissioner Brassfield and carried by
the following vote, the Planning Commission approved Use Permit Application UP-25-0053 to
allow conversion of an existing commercial office building to a single family dwelling with
expansion of floor area at 1173 Ninth Street:
AYES: 5 COMMISSIONERS: Silva, Latasa, Bluth, Brassfield, Freeman
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Dawson
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
7. Consider 750 Cannery Row: Use Permit Application UP-25-0157 to Allow a New Wireless
Communications Facility on an Existing Commercial Building; Applicant Samantha Alpha,
Network Connex on behalf of T-Mobile; Owner: Cannery Row Hotel Development Venture,
L.P., By CRHDV, Inc. General Partnership c/o Clement Chen; Visitor Accommodation
Facility (VAF) Zoning District; Visitor Accommodation Facility General Plan Land Use
Designation (Exempt from CEQA per Article 19, Section 15303, Class 3)
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Thursday, September 11, 2025
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ACTION: Approved with Conditions Use Permit Application UP-25-0157 to Allow a New
Wireless Communications Facility on an Existing Commercial Building at 750 Cannery
Row
Staff Presentation/Commissioner Questions
Rincon consultant Jerry Hittleman presented the agenda report and answered Commissioners’
questions regarding safety placards and required safety training. Mr. Hill added that fire and
police training would be separate.
Vice-Chair Latasa expressed concern about electromagnetic waves affecting the hotel rooms
below. Mr. Hittleman said that the Radio Frequency report would be conducted after installation
to ensure the emitted waves are horizontal.
Chair Silva questioned if the paint on the FRP would hold up. Mr. Hittleman surmised that there
are examples on surrounding hotels but suggested referring the question to the applicant.
Chair Silva suggested adding a condition of approval that would rescind the previous wireless
application.
Applicant
Samantha Alpha was online but not able to speak due to technical difficulties.
Public Comments
None.
Commissioner Comments
Vice-Chair Latasa spoke in favor of approval. Commissioner Bluth stated that the aesthetics fit
the Cannery Row industrial look. Commissioner Brassfield implored that public safety training
needs to be addressed.
Commissioner Brassfield made a motion to approve the application with the additional condition
the previous approval under Resolution P24-006 shall be repealed with this action.
Commissioner Freeman seconded it.
On a motion by Commissioner Brassfield seconded by Commissioner Freeman and carried by
the following vote, the Planning Commission approved with conditions Use Permit Application
UP-25-0157 to allow a new wireless communications facility on an existing commercial building
at 750 Cannery Row:
AYES: 5 COMMISSIONERS: Silva, Latasa, Bluth, Brassfield, Freeman
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Dawson
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
COMMISSIONER COMMENTS
Planning Commission - Special Meeting Minutes
Thursday, September 11, 2025
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Commissioner Bluth surmised that the city already had rules against roosters. Mr. Hill clarified
that the issue is not within the Planning Commission’s purview.
Commissioner Freeman asked for clarification on an upcoming item.
INFORMATIONAL REPORTS & STAFF COMMENTS
Mr. Hill provided an update on a previous City Council meeting.
ADJOURNMENT
There being no further business, the meeting adjourned at 4:59 p.m.
Respectfully Submitted, Approved,
Levi Hill Vice-Chair
Planning Manager Planning Commission
Planning Commission - Special Meeting Minutes
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Agenda
Planning Commission Special Commissioners
Meeting Agenda Peter Silva, Chair
Terry Latasa, Vice Chair
Thursday, September 11, 2025 Robert Bluth
Mike Brassfield
4:00 PM – 5:30 PM Sandra Freeman
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 not conduct a field trip to review the September 11, 2025 PC
meeting agenda. For more information, call (831) 646-3885. Date Posted: September 5, 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.
2. Recommend the City Council Amend Chapter 38, Section 38-112.5 of the
Monterey City Code to Establish Local Density Incentives for Qualifying
Housing Projects (CEQA: Certified Environmental Impact Report (SCH No.
2023080034), Article 11, Section 15168(c))
3. Consider 2400 Garden Road: Use Permit Application UP-25-0013 for a Day
Care-General Use and Variance Application VA-25-0075 for Reduced Front
and Side Yard Setbacks; Applicant Shawn Capps, Wald Ruhnke and Dost
Architects; Owner W R MONT LLC; Industrial, Administration, and Research,
Religious Assembly Overlay, Emergency Shelter Overlay, Multi-Family
Residential Overlay (I-R-130-RA-ES-MF1) Zoning District; Employment
General Plan Designation (Exempt from CEQA per Article 19, Section 15301,
Class 1 and Section 15303, Class 3)
Approval of Minutes
4. August 12, 2025
5. August 26, 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.)
6. Consider 1173 Ninth Street: Use Permit Application UP-25-0053 to Allow
Planning Commission
9/11/2025 4:00:00 PM
2
Conversion of an Existing Commercial Office Building to a Single Family
Dwelling with Expansion of Floor Area; Applicant Jeffrey Edmonds, Edmonds
Home Design; Property Owner Heavenly 2022 LLC; Commercial Office and
Professional District, Development Control and Emergency Shelter Overlays
(CO-D2-ES ) Zoning District; Commercial General Plan Land Use Designation
(Exempt from CEQA Requirements per Article 19, Section 15301, Class 1 and
Section 15303, Class 3)
7. Consider 750 Cannery Row: Use Permit Application UP-25-0157 to Allow a
New Wireless Communications Facility on an Existing Commercial Building;
Applicant Samantha Alpha, Network Connex on behalf of T-Mobile; Owner:
Cannery Row Hotel Development Venture, L.P., By CRHDV, Inc. General
Partnership c/o Clement Chen; Visitor Accommodation Facility (VAF) Zoning
District; Visitor Accommodation Facility General Plan Land Use Designation
(Exempt from CEQA per Article 19, Section 15303, Class 3)
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.
8. 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
Planning Commission
9/11/2025 4:00:00 PM
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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
9/11/2025 4:00:00 PM
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