Monterey Planning Commission Meeting - March 11, 2025

The Monterey Planning Commission met on March 11, 2025, from 4:00 PM to 5:31 PM. Commissioners absent: Dawson, Fletcher, and Brassfield. Chair Bluth presided, with Vice Chair Silva, Commissioner Freeman, and Commissioner Latasa present. Staff included Planning Manager Levi Hill and Recording Secretary Eric Cabrera. The agenda included a consent calendar item (minutes from February 25), a public hearing on a proposed zoning clearance permit, and acceptance of the 2024 General Plan Annual Report.

Consent Calendar

• The approval of the February 25 meeting minutes was postponed to the next meeting due to Commissioner Freeman’s absence. The motion to continue passed unanimously (4-0).

Public Comments & Testimony

• Julie Gorman (owner of 1099 Delmonte Avenue) commented on the first agenda item, criticizing the proposed zoning clearance permit. She argued that the city’s business license serves a regulatory purpose, citing a 2013 court ruling in the city’s favor. She claimed the ordinance would not apply equally to properties in specific plan areas (Downtown, Lighthouse, North Fremont) and lacked an appeal process, making it unfair to properties like hers.
• No other public comments were made in chambers or online.

Discussion Items

1. Recommended City Council Amend the Zoning Code to Require a Zoning Clearance Permit for New Businesses or Changes in Use/Location

   • Planning Manager Levi Hill presented the item: the current business license is for revenue only, creating a gap where businesses can unknowingly establish unpermitted uses. The new permit would be ministerial, checking zoning compliance for principally permitted uses. It would not replace use permits or business licenses.
   • Commissioners discussed the scope (only for uses not requiring a discretionary permit), the lack of a clear appeal process, fees, and applicability to specific plan areas. Concerns were raised about potential confusion with business licenses and impacts on non-conforming uses.
   • Julie Gorman testified again, opposing the ordinance and stating it would override a court decision.
   • A motion to continue the item to clarify the appeal process failed 2-2 (Chair Bluth and Vice Chair Silva against; Commissioners Freeman and Latasa for). A subsequent motion to recommend approval with language for an appeal process passed 4-0.

2. Accept the 2024 General Plan Annual Report for Review and Comment

   • Levi Hill summarized the 145-page report. The general plan was updated in July 2024. Key data: the housing element requires 3,654 new units (2024-2031); in 2024, only 43 units were completed, but 74 were approved (mostly ADUs). About 45% of housing programs are completed or ongoing; 29 programs have not started. Other elements (circulation, conservation, safety, historic preservation) were also discussed.
   • Commissioners asked about the discrepancy between entitled and completed units, water availability for new projects, and the no-net-loss policy. Staff noted that many previously entitled projects are in the pipeline and that new water from Pure Water Monterey may become available in the next year.
   • A motion to adopt the resolution accepting the report passed 4-0.

Key Outcomes

• The Planning Commission recommended that the City Council adopt the zoning clearance permit ordinance, with a clear appeal process included (4-0 vote).
• The Commission adopted Resolution PC-2025-03 accepting the 2024 General Plan Annual Report (4-0 vote).
• Approval of the February 25 meeting minutes was postponed to the next meeting.
• Commissioners discussed concerns about electric bike safety on the recreation trail; staff advised that this falls outside the Planning Commission’s purview and should be brought to the City Council.
• The next meeting is tentatively scheduled for March 25, pending completion of an SB9 ordinance draft.