Planning Commission Meeting
Regular MeetingMonterey, CA · September 23, 2025
Minutes
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MINUTES
PLANNING COMMISSION MEETING
Tuesday, September 23, 2025
7:00 PM
COUNCIL CHAMBER, 580 PACIFIC STREET
MONTEREY, CALIFORNIA
Commissioners Present: Latasa, Bluth, Brassfield, Freeman
Absent: Dawson, Silva
Staff Members Present: Planning Manager Hill, Principal Planner Roveri, Principal
Planner Sabdo, Senior Associate Planner Schmidt, Recording
Secretary Barrera
***Evening Session***
7:00 p.m.
CALL TO ORDER
Vice-Chair Latasa called the meeting to order at 7:00 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. September 11, 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 Brassfield seconded by Commissioner Bluth and carried by the
following vote, the Planning Commission approved the September 11, 2025, Minutes:
AYES: 4 COMMISSIONERS: Latasa, Bluth, Brassfield, Freeman
NOES: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Dawson, Silva
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
GENERAL PUBLIC COMMENTS
None.
PUBLIC HEARING
3. 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))
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ACTION: Approved 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
Staff Presentation/Commissioner Questions
Planning Manger Hill presented the Agenda Report and answered the Commissioners’
questions regarding potential development challenges, water limitations and future water
allocations.
Commissioner Freeman asked clarifying questions regarding the definition of density bonus
and what it means for affordable housing.
Public Comments
Public comments were received from Jean Rasch.
On a motion by Commissioner Brassfield seconded by Commissioner Freeman and carried by
the following vote, the Planning Commission approved 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: 4 COMMISSIONERS: Latasa, Bluth, Brassfield, Freeman
NOES: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Dawson, Silva
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
4. 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: Denied Use Permit Application UP-25-0013 for a Day Care-General Use and
Approved Variance Application VA-25-0075 for Reduced Front and Side Yard Setbacks
at 2400 Garden Road
Staff Presentation/Commissioner Questions
Senior Associate Planner Schmidt presented the agenda report and answered the
Commissioners’ questions regarding the Airport Land Use Commission’s (ALUC) reasons for
denial, setback requirements, and proposed tree removal.
Vice-Chair Latasa mentioned various surrounding institutions and questioned their proximity to
the runway. Planning Manager Hill clarified that city staff analyzed the findings rather than the
precedent for approval.
Planning Commission Minutes
Tuesday, September 23, 2025
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Applicant
Applicant Shawn Capps gave a presentation and answered Commissioners’ questions
regarding operating locations.
Owner
Bill Tershy gave a presentation answered Commissioner questions regarding drop off and pick
up times and the proposed location of the deck and play area. Mr. Tershy stated they were
willing to indemnify the city.
Madelynn Van Den Heuvel answered Commissioner questions regarding the play time and
after care itinerary.
Public Comments
Comments were received from Madelynn Van Den Heuvel, Alex Swartz, Aurora, Melissa Copt,
Shikha Kaushik, Kim, Ernie Lostrom, Dylan, Samantha, Jean Rasch, Gracie Teramo, Hansen
Reed, Zoe Doran, Gerard Tershy.
Commissioner Comments
Commissioner Bluth shared safety concerns relating to pollution and liability. Commissioner
Bluth suggested consideration of indemnification due to potential safety concerns.
Mr. Hill said that the Commission must decide on the use permit, explaining that if denied, the
applicant could appeal; if approved, the project would require an ALUC override request which
would come from City Council.
Commissioner Brassfield echoed concerns about safety, noise, and pollution impacts on
children and nearby residents. Commissioner Brassfield acknowledged the need for this type
of school in the community but stated that he could not support the project.
Commissioner Freeman agreed with Commissioner Bluth and Commissioner Brassfield, noting
that while the Garden Road area is appropriate for development in general, safety and
environmental concerns remain. Commissioner Freeman spoke in support of variance but
opposed the use permit due to liability and safety issues.
Vice-Chair Latasa recognized the community’s need for childcare but questioned whether the
proposed site was appropriate. Vice-Chair Latasa encouraged the applicant to coordinate with
the City Attorney regarding indemnification before the project proceeds to Council and noted
that the map provided is misleading regarding the airport approach zones.
On a motion by Commissioner Freeman seconded by Commissioner Bluth and carried by the
following vote, the Planning Commission denied Use Permit Application UP-25-0013 for a day
care-general use at 2400 Garden Road:
AYES: 4 COMMISSIONERS: Latasa, Bluth, Brassfield, Freeman
NOES: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Dawson, Silva
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
Planning Commission Minutes
Tuesday, September 23, 2025
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On a motion by Commissioner Brassfield seconded by Commissioner Bluth and carried by the
following vote, the Planning Commission approved Variance Application VA-25-0075 for waste
enclosure within front and side yard setbacks and variance for deck in side yard setback at
reduced front and side yard setbacks at 2400 Garden Road:
AYES: 4 COMMISSIONERS: Latasa, Bluth, Brassfield, Freeman
NOES: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Dawson, Silva
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
COMMISSIONER COMMENTS
Commissioner Bluth mentioned an upcoming tour at Monterey One Water.
INFORMATIONAL REPORTS & STAFF COMMENTS
Mr. Hill provided an update mentioned an upcoming American Planning Association (APA)
Conference that will be hosted in the city.
ADJOURNMENT
There being no further business, the meeting adjourned at 9:06 p.m.
Respectfully Submitted, Approved,
Levi Hill Chair
Planning Manager Planning Commission
Planning Commission Minutes
Tuesday, September 23, 2025
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Agenda
Planning Commission Meeting Commissioners
Agenda Peter Silva, Chair
Terry Latasa, Vice Chair
Robert Bluth
Tuesday, September 23, 2025 Mike Brassfield
Mike Dawson
7:00 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 23, 2025 PC
meeting agenda. For more information, call (831) 646-3885. Date Posted: September 19,
2025
***Evening Session Agenda***
7 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. September 11, 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 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))
4. 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)
Planning Commission
9/23/2025 7:00:00 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 people with disabilities 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, including to coordinate the use of a
hearing device, please contact 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.
CITY OF MONTEREY 24-HOUR SUGGESTION HOTLINES: (831) 646-3799 or suggest@monterey.gov
Upcoming city meetings are listed at monterey.gov/agendas For more information, call (831) 646-3885
Planning Commission
9/23/2025 7:00:00 PM
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