Monterey Planning Commission Meeting on June 10, 2025

The Monterey Planning Commission met on June 10, 2025, to consider two major items: amendments to the City Code implementing Senate Bill 9 (SB9) for ministerial approval of qualifying residential developments and lot splits, and a use permit for assembly major use and amplified music at 456 Lighthouse Avenue. The commission also approved consent calendar items and heard public comments.

Consent Calendar

• Minutes of May 27, 2025 were approved unanimously by roll call vote (Commissioners Blut, Silva, Dawson, Latasa all voting yes).

Public Comments & Testimony

• SB9 Ordinance (Item 3): Speaker Nina Beattie (via telephone) opposed the amendments, arguing they strip local control, harm neighborhoods, and favor investors. She expressed concerns about parking, tree loss, and lack of permanent affordability restrictions. She urged the commission to reject the proposal.
• 456 Lighthouse Avenue Use Permit (Item 4): Speaker Kyle Outsen (in chambers) raised concerns about parking impacts on the Lighthouse Avenue neighborhood, lack of adequate public notice regarding the off-site parking plan, and potential noise for nearby senior assisted living. He questioned whether the use fits the neighborhood-serving intent of the Lighthouse Specific Plan.

Discussion Items

1. SB9 Amendments to Chapters 33 and 38 (Ministerial Approval of Two-Unit Developments and Lot Splits)

Principal Planner Fernando Roveri presented the proposed amendments to implement SB9 and Housing Element Program I-J. Key points:

• SB9 requires ministerial approval of up to two units on single-family parcels (plus ADUs/JADUs, total up to four units) and urban lot splits (one-time subdivision into two parcels, each allowing up to four units with affordability incentives).
• Restrictions apply: no demolition of rent-controlled/affordable/tenant-occupied housing within last 3 years; owner-occupancy requirement for lot splits (3 years); no new water meters currently available from Cal Am.
• Monterey has received only five SB9 applications since 2021, none constructed, due to water constraints, small lot sizes, and high costs.
• The city proposes additional local standards: tree replacement at 2:1 ratio, 12-foot-wide access easement for fire safety, and incentives for affordable units (up to six units if one is very low-income; unit size can increase to 1,000 sq ft if two+ bedrooms).
• Commissioners discussed definitions of adjacent parcels, parking reductions, and coordination with building department on classifying ADUs. Commissioner Latasa noted the importance of having the ordinance in place to comply with state law and support housing goals.

2. Use Permit UP23072 – 456 Lighthouse Avenue (Assembly Major Use and Amplified Music)

Planner Christy presented the application by Sam Pitnick for private car-related events (up to 6 per year) at an existing office/warehouse building. The proposal was revised from previous meetings:

• Events limited to 6 per year: 3 with up to 250 attendees, others up to 175. Hours: 8 a.m. to 10 p.m.
• Parking plan: 20 on-site spaces (restriped), 50 spaces at off-site lot (600 Hawthorne Street, First Baptist Church) under private agreement, and overflow at city garages (total needed ~88 spaces per code ratio).
• Conditions include a 12-month trial period (later amended to 6 months) and revocation clause.
• Noise study found levels below city standards. The applicant emphasized no negative impacts and pledged to encourage rideshare/carpool.
• Commissioners questioned enforcement, potential impacts to the neighborhood, and adequacy of the parking plan. Commissioner Dawson expressed concern about impacts even if conditions are met and supported a 6-month review instead of 12 months.

Key Outcomes

• SB9 Ordinance: The commission voted 3-1 (Chair Blut, Vice Chair Silva, Commissioner Latasa in favor; Commissioner Dawson opposed) to recommend that City Council amend Chapters 33 and 38 of the Monterey City Code to implement SB9 and Housing Element Program I-J. The recommendation includes provisions for tree replacement, access easements, and affordable unit incentives.
• 456 Lighthouse Avenue Use Permit: The commission voted 4-0 (all commissioners present) to approve the use permit with a modification to Condition 12, changing the trial period from 12 months to 6 months. The decision is appealable to City Council within 10 days.
• Future Items: The commission noted a tentative agenda for June 24, 2025 (daycare at 2400 Garden Road) and an upcoming City Council discussion on June 17, 2025 about potentially merging the Planning Commission and Architectural Review Committee.