Planning Commission Meeting

Name: Planning Commission Meeting — Monterey, CA
Start: 2026-05-12T16:00:00
End: 2026-05-12T18:00:00
Location: Monterey, CA

Regular Meeting

Monterey, CA · May 12, 2026

Agenda Minutes Packet

Minutes

Docusign Envelope ID: 68693A0D-B488-899A-80A6-ED7EE618F4D4 MINUTES PLANNING COMMISSION MEETING Tuesday, May 12, 2026 4:00 – 5:30 PM COUNCIL CHAMBER, 580 PACIFIC STREET MONTEREY, CALIFORNIA Commissioners Present: Silva, Latasa, Bluth, Freeman, Pauly, Stocker Absent: Palmer Staff Members Present: Community Development Director Cole, Assistant City Attorney Krattli, 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 Public comment on the Consent Items was solicited but not received. 2. April 28, 2026 Meeting Minutes (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 Stocker, seconded by Commissioner Bluth, and carried by the following vote, the Planning Commission approved the Consent Agenda: AYES: 6 COMMISSIONERS: Silva, Latasa, Bluth, Freeman, Pauly, Stocker NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Palmer ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None GENERAL PUBLIC COMMENTS Public comment was received from Daniel Armendariz and Richard Ruccello. PUBLIC HEARING 3. 2301 North Fremont Street: Approve Sign Permit Application SI-24-0270 for a New Vehicle- Oriented Freestanding Sign; Applicant Michele Richmond with Perry Builders Inc.; Owner TJSCPLC Enterprises LLC; Planned Community Zoning District – North Fremont Specific Plan (PC-NF); Mixed Use Neighborhood General Plan Land Use Designation (Exempt from CEQA per Article 19, Section 15301, Class 1) Action: Approved Sign Permit Application SI-24-0270 for a New Vehicle-Oriented Freestanding Sign at 2301 North Fremont Street Docusign Envelope ID: 68693A0D-B488-899A-80A6-ED7EE618F4D4 Staff Presentation/Commissioner Questions Principal Planner Sabdo presented the Agenda Report and answered Commissioner’s questions regarding safety concerns and inconsistencies. Applicant Not present. Public Comments Public comment was solicited but not received. Commissioner Comments None. On a motion by Vice-Chair Latasa, seconded by Commissioner Pauly, and carried by the following vote, the Planning Commission approved Sign Permit Application SI-24-0270 for a new vehicle-oriented freestanding sign at 2301 North Fremont Street: AYES: 6 COMMISSIONERS: Silva, Latasa, Bluth, Freeman, Pauly, Stocker NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Palmer ABSTAIN: 0 COMMISSIONERS: None 4. 1500 Mark Thomas Drive: Approve Architectural Review Permit Application ARP-26-0040, Use Permit Application UP-26-0076, Variance Application V-26-0077, and Tree Removal Permit Application ART-26-0075 for Athletic Field Improvements at an Existing School; Applicant/Owner Jodi Wiseley for Santa Catalina School; R-1-20 Residential Single-Family Zoning District; Public/Institutional General Plan Designation (CEQA: Adopted Mitigated Negative Declaration) Action: Approved Architectural Review Permit Application ARP-26-0040, Use Permit Application UP-26-0076, Variance Application V-26-0077, and Tree Removal Permit Application ART-26-0075 for Athletic Field Improvements at an Existing School at 1500 Mark Thomas Drive Staff Presentation/Commissioner Questions Senior Associate Planner Schmidt presented the Agenda Report. Commissioner Pauly disclosed an ex parte conversation with school administration regarding the permitting process. Applicant Barbara Ostos Gave a spirited presentation, highlighting the importance of this project and what it means to the future of the school. sufficient Public Comments Public comments were received from: Daniel Armendariz and David Armenasco. Commissioner Comments Planning Commission Minutes Tuesday, May 12, 2026 2 Docusign Envelope ID: 68693A0D-B488-899A-80A6-ED7EE618F4D4 The Commission unanimously spoke in favor of the project with Commissioner Bluth appreciating the community participation and Vice-Chair Latasa admiring the quality and thoroughness of the application. On a motion by Commissioner Freeman, seconded by Commissioner Stocker, and carried by the following vote, the Planning Commission approved Architectural Review Permit Application ARP-26-0040, Use Permit Application UP-26-0076, Variance Application V-26-0077, and Tree Removal Permit Application ART-26-0075 for Athletic Field Improvements at an Existing School at 1500 Mark Thomas Drive: AYES: 6 COMMISSIONERS: Silva, Latasa, Bluth, Freeman, Pauly, Stocker NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Palmer ABSTAIN: 0 COMMISSIONERS: None 5. 2200 and 2210 North Fremont Street: Approve Architectural Review Permit Application ARP-25- 0101 and Tree Removal Permit Application ART-25-0180 for a New Four-Story Mixed-Use Building and Associated Tree Removals; Applicant Paul W. Davis, Paul Davis Partnership; Owner WFP II LP; Planned Community-North Fremont Zoning District; Mixed Use Neighborhood General Plan Land Use Designation (Exempt from CEQA per Article 19, Section 15332, Class 32) In lieu of Story Poles and Netting, the applicant has provided alternative means of illustrating the project by installing three onsite posterboards. Action: Approved with Conditions Architectural Review Permit Application ARP-25-0101 and Tree Removal Permit Application ART-25-0180 for a New Four-Story Mixed-Use Building and Associated Tree Removals at 2200 and 2210 North Fremont Street Staff Presentation/Commissioner Questions Principal Planner Roveri presented the Agenda Report and answered Commissioner’s questions regarding parking requirements and management, easements, and square footage. Applicant Paul Davis, shared additional details about the project. Public Comments Public comments were received from: Luis Osorio, Mary Alice Cerrito Pettas, Wendy Brickman, Jennifer Nichols, Edward Chiorazzi, James Nichols, Mike Brassfield, Daniel Armendariz, and Richard Ruccello. Commissioner Comments The Commissioners discussed concerns related to parking impacts associated with the project. Several Commissioners acknowledged limitations imposed by State housing laws on local discretion regarding housing approvals. Commissioners also discussed potential opportunities for alternate parking solutions in the North Fremont area, including use of underutilized commercial parking areas and possible parking permit programs. The Commissioners expressed support for the project, citing the need for housing. Chair Silva recommended adding a condition requiring submission of a Construction Management Plan prior to project approval. On a motion by Chair Silva, seconded by Commissioner Freeman, and carried by the following Planning Commission Minutes Tuesday, May 12, 2026 3 Docusign Envelope ID: 68693A0D-B488-899A-80A6-ED7EE618F4D4 vote, the Planning Commission approved with conditions Architectural Review Permit Application ARP-26-0040, Use Permit Application UP-26-0076, Variance Application V-26-0077, and Tree Removal Permit Application ART-26-0075 for Athletic Field Improvements at an Existing School at 1500 Mark Thomas Drive: AYES: 6 COMMISSIONERS: Silva, Latasa, Bluth, Freeman, Pauly, Stocker NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Palmer ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None COMMISSIONER COMMENTS Commissioner Stocker brought up a code enforcement issue relating to a business downtown. Commissioner Freeman suggested adopting a city-wide landscape plan. INFORMATIONAL REPORTS & STAFF COMMENTS Community Development Director Cole stated the process to amend general and specific plans are tedious and expectations need to be set about what can be achieved. Mr. Hill provided a follow-up to the last Council meeting and upcoming items to be presented to the Planning Commission. ADJOURNMENT There being no further business, the meeting adjourned at 5:55 p.m. Respectfully Submitted, Approved, Levi Hill Chair Planning Manager Planning Commission Planning Commission Minutes Tuesday, May 12, 2026 4

Agenda

Commissioners Planning Commission Meeting Peter Silva (Chair) Agenda Terry Latasa (Vice Chair) Robert Bluth Tuesday, May 12, 2026 Sandra Freeman Eric Palmer 4:00 PM – 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 May 12, 2026 PC meeting agenda. For more information, call (831) 646-3885. Date Posted: May 8, 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. Approval of Minutes 2. April 28, 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 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. 2301 North Fremont Street: Approve Sign Permit Application SI-24-0270 for a New Vehicle-Oriented Freestanding Sign; Applicant Michele Richmond with Perry Builders Inc.; Owner TJSCPLC Enterprises LLC; Planned Community Zoning District – North Fremont Specific Plan (PC-NF); Mixed Use Neighborhood General Plan Land Use Designation (Exempt from CEQA per Article 19, Section 15301, Class 1) 4. 1500 Mark Thomas Drive: Approve Architectural Review Permit Application ARP-26-0040, Use Permit Application UP-26-0076, Variance Application V-26- 0077, and Tree Removal Permit Application ART-26-0075 for Athletic Field Improvements at an Existing School; Applicant/Owner Jodi Wiseley for Santa Catalina School; R-1-20 Residential Single-Family Zoning District; Public/Institutional General Plan Designation (CEQA: Adopted Mitigated Negative Declaration) Planning Commission 5/12/2026 4:00:00 PM 2 PUBLIC APPEARANCE Public Appearance items are on non-routine issues that might stimulate public interest and comments. 5. 2200 and 2210 North Fremont Street: Approve Architectural Review Permit Application ARP-25-0101 and Tree Removal Permit Application ART-25-0180 for a New Four-Story Mixed-Use Building and Associated Tree Removals; Applicant Paul W. Davis, Paul Davis Partnership; Owner WFP II LP; Planned Community-North Fremont Zoning District; Mixed Use Neighborhood General Plan Land Use Designation (Exempt from CEQA per Article 19, Section 15332, Class 32) In lieu of Story Poles and Netting, the applicant has provided alternative means of illustrating the project by installing three onsite posterboards. 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. 6. 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+ Planning Commission 5/12/2026 4:00:00 PM 3 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 5/12/2026 4:00:00 PM 4

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