Monterey Planning Commission Meeting - November 25, 2025

The Monterey Planning Commission convened on November 25, 2025, to address several key agenda items including a commercial recreation use permit, a proposed zoning amendment for minimum housing density, and the dissolution of the Architectural Review Committee. The meeting also featured remarks from the Chair regarding the city's regulatory approach and introductions of three newly appointed commissioners.

Consent Calendar

• The Commission moved to continue the Consent Calendar to the next meeting due to a split vote (3 abstentions, 3 yes) on the original motion. The motion to continue was subsequently approved by a unanimous roll call vote (6-0).

Public Comments & Testimony

• Brad Slama: Expressed vehement opposition to minimum density requirements, arguing they restrict development options and limit project types to multifamily condos only. He requested that projects already in the application pipeline for three years be grandfathered in to avoid the loss of prior plan review work and to maintain realistic density levels (15-16 units/acre).
• Matt Norris: Encouraged the Commission to consider proposed amendments to the density calculation language, specifically carving out scenic setbacks, utility easements (PGE, sewer), topography, and protected trees. He emphasized that water availability constraints, particularly regarding on-site wells and the current Coastal Development Ordinance (CDO), physically limit achievable density on specific sites to levels below the 20 units/acre mandate, and that developers seek to avoid extreme density bonuses that compromise neighborhood character.
• Patrick Orosco: Complimented staff's efforts but highlighted that density standards are arbitrary and often conflict with existing site improvements like cell towers and highway setbacks. He argued that unit count is an inferior metric compared to bedroom count and warned that minimum density requirements could stifle housing production, citing similar pushback in San Jose and concerns regarding the Builder's Remedy.

Discussion Items

• Item 3: Use Permit UP-25-0128 (2555 Garden Road)

  • Staff Analysis: Proposed a commercial recreation and entertainment use in an existing 28,000 sq ft commercial building, with 90% of events for employees and 10% for third-party rentals. Hours are limited to evenings and weekends. Staff noted the project is consistent with the Airport Land Use Compatibility Plan and recommended approval with conditions regarding security, parking, and trash.
  • Applicant Response: James Boselka (Ability Ventures) and Charles Taupe (Owner) clarified that the space is for private corporate events (e.g., training, awards) with a kitchen for serving food. They explained that four to five vehicles are stored on-site for private viewing by event attendees in a fire-separated room, not as a public museum. Addressed parking concerns by noting that employee parking becomes available for events and that valet or shuttle services could be utilized if occupancy exceeds 106 spaces.
  • Commission Deliberation: Commissioners expressed support for the item, noting it is an appropriate use for the district. Concerns regarding plumbing code compliance were addressed as preliminary details for the building permit process. The water allocation issue was deferred to the building permit stage.

• Item 4: Minimum Density Requirement Amendment (MF Overlay)

  • Background: Staff recommended amending the zoning code to establish a minimum density of 20 dwelling units per acre in the multifamily residential overlay district to comply with HCD's requirement under Government Code Section 65583.2H2. The amendment includes exceptions for conversion projects, phased developments, and recorded scenic easements.
  • Commission Debate: Commissioners discussed the conflict between state mandates and local water constraints. While staff emphasized that water availability is the primary driver limiting density, HCD rejected arguments for water-based carve-outs. Commissioners debated the feasibility of excluding setback areas (scenic easements) and utility easements from density calculations, with staff warning that adding too many exclusions could result in HCD rejection. Commissioners expressed concern about the impact on development viability and the potential for projects to be turned away if minimums cannot be met due to physical constraints.
  • Motion: Commissioner Freeman moved to continue the item, directing staff to work with HCD to explore phasing options (addressing water constraints), the recording of easements, and to advise applicants of SB 330 protections. The motion also included a directive to ensure projects currently in the pipeline are protected via SB 330 mechanisms.

• Item 5: Dissolution of the Architectural Review Committee (ARC)

  • Staff Analysis: Recommended dissolving the ARC and transferring its powers and duties to the Planning Commission to streamline processes and reduce administrative costs, following a City Council directive. The Commission noted that the Planning Commission already reviews many items currently handled by the ARC, and that the transfer removes an appellate step.
  • Commission Deliberation: Commissioners expressed support for the consolidation, noting it would prevent the Commission from being burdened with mundane "ordinary improvements" (e.g., roof replacements) and allow for more items to be placed on the Consent Agenda. They discussed the potential to expand the list of items eligible for administrative review.

Key Outcomes

• UP-25-0128: Approved unanimously (6-0). The use permit to establish a commercial recreation and entertainment use at 2555 Garden Road was granted.
• Minimum Density Amendment: Continued to a future meeting with a motion passed unanimously (6-0). Staff is directed to consult with HCD regarding phasing, easements, and SB 330 protections before bringing a revised proposal forward.
• ARC Dissolution: Approved unanimously (6-0). The ordinance to dissolve the ARC and transfer its powers to the Planning Commission is recommended to the City Council.
• Commissioner Introductions: Dave Stoker, Justin Polly, and Eric Palmer were welcomed as new members of the Commission.
• Staff Update: The City Council overturned the Planning Commission's denial of a daycare use permit on November 19, 2025, and directed staff to initiate an ALUC permit override process.