Planning Commission Meeting
Regular MeetingMonterey, CA · January 27, 2026
Minutes
Docusign Envelope ID: 3E9A7FCD-E651-4468-9C2C-538CA7C866F1
MINUTES
PLANNING COMMISSION MEETING
Tuesday, January 27, 2026
4:00 – 5:30 PM
COUNCIL CHAMBER, 580 PACIFIC STREET
MONTEREY, CALIFORNIA
Commissioners Present: Silva, Bluth, Freeman, Palmer, Pauly, Stocker
Absent: Latasa
Staff Members Present: Planning Manager Hill, Principal Planner Roveri, Principal
Planner Sabdo, Senior Associate Planner Buggert, 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
Commissioner Stocker announced he had a conflict and recused himself from Item 3. Public
comment on the Consent Items was not received.
2. Consider 2041 North Fremont Street: Architectural Review Permit Application ARP-25-
0239 for Non-Structural Alterations at an Existing Hotel; Applicant Michael Roesner,
Roesner Building & Design; Owner Monterey Express Inn LLC; Visitor Accommodation
Facility (VAF) Zoning District; VAF General Plan Land Use Designation (Exempt from
CEQA per Article 19, Section 15301, Class 1)
ACTION: Approved Architectural Review Permit Application ARP-25-0239 for Non-
Structural Alterations at an Existing Hotel at 2041 North Fremont Street
On a motion by Chair Silva seconded by Commissioner Bluth and carried by the following vote,
the Planning Commission approved Architectural Review Permit Application ARP-25-0239 for
non-structural alterations at an existing hotel at 2041 North Fremont Street:
AYES: 6 COMMISSIONERS: Silva, Bluth, Freeman, Palmer, Pauly, Stocker
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Latasa
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
3. Consider 5 Mandeville Court: Recommending the City Council Approve a General Plan
Map Amendment from Medium Density Residential to Employment (CEQA: Certified
Environmental Impact Report (SCH No. 2023080034), Article 11, Section 15168(c))
ACTION: Approved a Resolution Recommending that the City Council Approve a
General Plan Map Amendment from Medium Density Residential to Employment
Docusign Envelope ID: 3E9A7FCD-E651-4468-9C2C-538CA7C866F1
On a motion by Chair Silva seconded by Commissioner Bluth and carried by the following vote,
the Planning Commission approved a resolution recommending that the City Council approve
a General Plan Map Amendment from Medium Density Residential to employment:
AYES: 5 COMMISSIONERS: Silva, Bluth, Freeman, Palmer, Pauly
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Latasa
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 1 COMMISSIONERS: Stocker
Approval of Minutes
4. January 13, 2026 (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 Chair Silva seconded by Commissioner Bluth and carried by the following vote,
the Planning Commission approved the January 13, 2026, Minutes:
AYES: 5 COMMISSIONERS: Silva, Bluth, Freeman, Palmer, Stocker
NOES: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Latasa, Pauly
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
GENERAL PUBLIC COMMENTS
Public comment was received from an individual who suggested further analysis of the type of
projects that can be approved administratively.
PUBLIC APPEARANCE
5. Consider 129 Dunecrest Avenue: Architectural Review Permit Application ARP-25-0093
and ART-25-0258 for a New Two-Story Single-Family Dwelling and Removal of One Tree;
Applicant Hunter Porter Eldridge, AIA; Owner Bradford and Mary Jo Cooper Trs.;
Residential Single-Family (R-1-6-D1) Zoning District; Low Density Residential General
Plan Designation (Exempt from CEQA per Article 19, Section 15303, Class 3)
ACTION: Approved with Conditions Architectural Review Permit Application ARP-25-
0093 and ART-25-0258 for a New Two-Story Single-Family Dwelling and Removal of One
Tree at 129 Dunecrest Avenue
Staff Presentation/Commissioner Questions
Principal Planner Roveri presented the Agenda Report and responded to Commissioners’
questions and concerns regarding roof decks, building height, Housing Accountability Act
(HAA) applicability, drainage and storm water management, backup generators, geotechnical
reports, CEQA exemption, solar panels, grading, and building department requirements.
Planning Commission Minutes
Tuesday, January 27, 2026
2
Docusign Envelope ID: 3E9A7FCD-E651-4468-9C2C-538CA7C866F1
Applicant
Architect Hunter Eldridge provided project background, including tree removal justification. Mr.
Eldridge clarified that a geotechnical report was completed.
Project arborist Frank Ono addressed the condition, age, and non-native status of the cypress
tree.
Public Comments
Lori Mazzuca spoke against approval.
Commissioner Comments
Commissioners discussed project consistency with zoning and neighborhood development
patterns, CEQA exemption applicability, tree removal and replacement, construction impacts,
and overall design compatibility. Several Commissioners spoke in support of the project, noting
compliance with applicable standards and guidelines. Commissioner Bluth expressed concerns
regarding traffic impacts.
Chair Silva made a motion to approve the application with conditions to amend the Construction
Management Plan to address staging, logistics, encroachment, and traffic control in addition to
incorporating a backup power source for the drainage pump. Commissioner Bluth seconded.
On a motion by Chair Silva seconded by Commissioner Bluth and carried out by the following
vote, the Planning Commission approved with conditions Architectural Review Permit
Application ARP-25-0093 and ART-25-0258 for a new two-story single-family dwelling and
removal of one tree at 129 Dunecrest Avenue:
AYES: 6 COMMISSIONERS: Silva, Bluth, Freeman, Palmer, Pauly, Stocker
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Latasa
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
6. Consider 424 Del Rosa Avenue: Architectural Review Permit Application ARP-25-0146
for the Reconstruction of a Two Story Multi-Family Structure with Modifications;
Applicant Steve Mickel; Owner Cardinalli Stephen P & Francesca M Trs; Residential
Single-Family (R-1-6) Zoning District; Low Density Residential General Plan Land Use
Designation (Exempt from CEQA per Article 19, Section 15301, Class 1)
ACTION: Approved with Conditions Architectural Review Permit Application ARP-25-
0146 for the Reconstruction of a Two-Story Multi-Family Structure with Modifications at
424 Del Rosa Avenue
Staff Presentation/Commissioner Questions
Senior Associate Planner Buggert presented the Agenda Report and responded to
Commissioners’ questions regarding the scope of reconstruction, setback compliance, lot
coverage, and the triggering factors requiring Architectural Review.
Applicant
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Docusign Envelope ID: 3E9A7FCD-E651-4468-9C2C-538CA7C866F1
Steve Mickel addressed staff concerns and expressed willingness to remove the deck
extension.
Public Comments
None.
Commissioner Comments
Commissioners spoke in favor of approval. Commissioner Pauly moved to approve the project
without staff recommended design changes. Commissioner Bluth seconded.
On a motion by Commissioner Pauly seconded by Commissioner Bluth and carried out by the
following vote, the Planning Commission approved with conditions Architectural Review Permit
Application ARP-25-0146 for the reconstruction of a two-story multi-family structure with
modifications at 424 Del Rosa Avenue:
AYES: 6 COMMISSIONERS: Silva, Bluth, Freeman, Palmer, Pauly, Stocker
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Latasa
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
7. Consider 31 Upper Ragsdale Drive: Sign Permit Application SI-25-0260 for One Vehicle-
Oriented Freestanding Sign; Applicant Matt Nohr; Owner Monterey Office Group LLC
EtAl; Industrial, Administration, and Research District (I-R-150-D2-ES); Employment
General Plan Land Use Designation (Exempt from CEQA per Article 19, Section 15301,
Class 11)
ACTION: Approved with Conditions Sign Permit Application SI-25-0260 for One Vehicle-
Oriented Freestanding Sign at 31 Upper Ragsdale Drive
Commissioner Stocker announced he owns a property near the project site, recused himself,
and left the Council Chamber at 5:28 p.m.
Staff Presentation/Commissioner Questions
Senior Associate Planner Buggert presented the Agenda Report and responded to
Commissioners’ questions regarding sign size, visibility, vehicle-oriented design, and
consistency with the Sign Ordinance and surrounding development.
Applicant
Matt Nohr shared a presentation, noting the office-oriented nature of the tenants and lack of
retail or public-facing uses.
Public Comments
None.
Commissioner Comments
Several Commissioner’s spoke in favor of approval. Commissioner Pauly moved to approve
Sign Permit Application SI-25-0260 without staff recommended design changes.
Commissioner Bluth seconded.
Planning Commission Minutes
Tuesday, January 27, 2026
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Docusign Envelope ID: 3E9A7FCD-E651-4468-9C2C-538CA7C866F1
On a motion by Commissioner Pauly seconded by Commissioner Bluth and carried out by the
following vote, the Planning Commission approved with conditions Sign Permit Application SI-
25-0260 for one vehicle-oriented freestanding sign at 31 Upper Ragsdale Drive:
AYES: 4 COMMISSIONERS: Silva, Bluth, Freeman, Pauly
NOES: 1 COMMISSIONERS: Palmer
ABSENT: 1 COMMISSIONERS: Latasa
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 1 COMMISSIONERS: Stocker
8. Consider 675 Van Buren Street: Architectural Review Permit Application ARP-25-0265
for a New Two-Story Single-Family Dwelling; Applicant Paul W. Davis, The Paul Davis
Partnership; Owner Property Solutions West LLC Tr; PC-D-ES Zoning District; Medium
Density Residential General Plan Land Use Designation; Exempt from CEQA per Article
19, Section 15303, Class 3
ACTION: Approved Architectural Review Permit Application ARP-25-0265 for a New
Two-Story Single-Family Dwelling at 675 Van Buren Street
Commissioner Stocker returned to the Council Chamber at 5:43 p.m.
Staff Presentation/Commissioner Questions
Principal Planner Roveri presented the Agenda Report and responded to Commissioners’
comments regarding parking requirements, appeal process, and neighbor concerns.
Applicant
None.
Public Comments
None.
Commissioner Comments
Commissioner Freeman complimented the project, and the Commission agreed.
On a motion by Commissioner Stocker seconded by Chair Silva and carried out by the following
vote, the Planning Commission approved Architectural Review Permit Application ARP-25-
0265 for a new two-story single-family dwelling at 675 Van Buren Street:
AYES: 6 COMMISSIONERS: Silva, Bluth, Freeman, Palmer, Pauly, Stocker
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Latasa
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
9. Consider 500 and 528 Foam Street: Architectural Review Permit Application ARP-25-
0055 for Exterior Alterations to an Existing Building and Associated Site Improvements;
Applicant Peter Kasavan, Kasavan Architects; Property Owner Monterey Bay Aquarium
Foundation; PC-LH-CB1 (Planned Community-Lighthouse-Cannabis Business Overlay)
Planning Commission Minutes
Tuesday, January 27, 2026
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Docusign Envelope ID: 3E9A7FCD-E651-4468-9C2C-538CA7C866F1
Zoning District; Mixed Use Neighborhood General Plan Land Use Designation (Exempt
from CEQA Requirements per Article 19, Section 15301, Class 1)
ACTION: Approved Architectural Review Permit Application ARP-25-0055 for Exterior
Alterations to an Existing Building and Associated Site Improvements at 500 and 528
Foam Street
Staff Presentation/Commissioner Questions
Principal Planner Roveri presented the Agenda Report and responded to Commissioners’
questions regarding neighbor concerns.
Applicant
Cerisa Skinner of the Monterey Bay Aquarium, addressed a concern raised by a neighboring
property, noting the intent to pursue a mural in the future, which is not part of the current
application.
Public Comments
None.
Commissioner Comments
None.
On a motion by Commissioner Palmer seconded by Chair Silva and carried out by the following
vote, the Planning Commission approved Architectural Review Permit Application ARP-25-
0055 for exterior alterations to an existing building and associated site improvements at 500
and 528 Foam Street:
AYES: 6 COMMISSIONERS: Silva, Bluth, Freeman, Palmer, Pauly, Stocker
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Latasa
ABSTAIN: 0 COMMISSIONERS: None
RECUSED: 0 COMMISSIONERS: None
COMMISSIONER COMMENTS
Commissioner Bluth raised concerns about view sharing projects and suggested staff come up
with a quantifiable approach. The Commission discussed associating a fee for administrative
appeals.
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 6:21 p.m.
Respectfully Submitted, Approved,
Planning Commission Minutes
Tuesday, January 27, 2026
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Docusign Envelope ID: 3E9A7FCD-E651-4468-9C2C-538CA7C866F1
Levi Hill Vice-Chair
Planning Manager Planning Commission
Planning Commission Minutes
Tuesday, January 27, 2026
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Agenda
Commissioners
Planning Commission Meeting
Peter Silva (Chair)
Agenda
Terry Latasa (Vice Chair)
Robert Bluth
Tuesday, January 27, 2026
Sandra Freeman
Eric Palmer
4:00 – 5:30 PM
Justin Pauly
Council Chamber, 580 Pacific St. David Stocker
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 January 27, 2026 PC
meeting agenda. For more information, call (831) 646-3885. Date Posted: January 23, 2026
***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. Consider 2041 North Fremont Street: Architectural Review Permit Application
ARP-25-0239 for Non-Structural Alterations at an Existing Hotel; Applicant
Michael Roesner, Roesner Building & Design; Owner Monterey Express Inn
LLC; Visitor Accommodation Facility (VAF) Zoning District; VAF General Plan
Land Use Designation (Exempt from CEQA per Article 19, Section 15301,
Class 1)
3. Consider 5 Mandeville Court: Recommending the City Council Approve a
General Plan Map Amendment from Medium Density Residential to
Employment (CEQA: Certified Environmental Impact Report (SCH No.
2023080034), Article 11, Section 15168(c))
Approval of Minutes
4. January 13, 2026
***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.
5. Consider 129 Dunecrest Avenue: Architectural Review Permit Application
ARP-25-0093 and ART-25-0258 for a New Two-Story Single-Family Dwelling
and Removal of One Tree; Applicant Hunter Porter Eldridge, AIA; Owner
Bradford and Mary Jo Cooper Trs.; Residential Single-Family (R-1-6-D1)
Zoning District; Low Density Residential General Plan Designation (Exempt
from CEQA per Article 19, Section 15303, Class 3)
6. Consider 424 Del Rosa Avenue: Architectural Review Permit Application
ARP-25-0146 for the Reconstruction of a Two Story Multi-Family Structure
Planning Commission
1/27/2026 4:00:00 PM
2
with Modifications; Applicant Steve Mickel; Owner Cardinalli Stephen P &
Francesca M Trs; Residential Single-Family (R-1-6) Zoning District; Low
Density Residential General Plan Land Use Designation (Exempt from CEQA
per Article 19, Section 15301, Class 1)
7. Consider 31 Upper Ragsdale Drive: Sign Permit Application SI-25-0260 for
One Vehicle-Oriented Freestanding Sign; Applicant Matt Nohr; Owner
Monterey Office Group LLC EtAl; Industrial, Administration, and Research
District (I-R-150-D2-ES); Employment General Plan Land Use Designation
(Exempt from CEQA per Article 19, Section 15301, Class 11)
8. Consider 675 Van Buren Street: Architectural Review Permit Application ARP-
25-0265 for a New Two-Story Single-Family Dwelling; Applicant Paul W. Davis,
The Paul Davis Partnership; Owner Property Solutions West LLC Tr; PC-D-ES
Zoning District; Medium Density Residential General Plan Land Use
Designation; Exempt from CEQA per Article 19, Section 15303, Class 3
9. Consider 500 and 528 Foam Street: Architectural Review Permit Application
ARP-25-0055 for Exterior Alterations to an Existing Building and Associated
Site Improvements; Applicant Peter Kasavan, Kasavan Architects; Property
Owner Monterey Bay Aquarium Foundation; PC-LH-CB1 (Planned
Community-Lighthouse-Cannabis Business Overlay) Zoning District; Mixed
Use Neighborhood General Plan Land Use Designation (Exempt from CEQA
Requirements 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.
10. 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
Planning Commission
1/27/2026 4:00:00 PM
3
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
1/27/2026 4:00:00 PM
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