Oh yeah, thanks for the question.

Good afternoon.

I hereby call the May 7th, 2026 zoning administrator meeting to order.

My name is Levi Hill.

We'll be serving as the zoning administrator for today's meeting.

Also in attendance today is Principal Planner Christy Sabdo, Senior Associate Planner Chris Schmidt, and recording Secretary Spencer Argenbright.

Mr.

Argenbright, will you please remind the public how they can participate in today's meeting?

Of course.

Information on participating in this meeting and providing public comment, including remotely by Zoom or telephone, is on this meeting's agenda, which is online at monora.gov forward slash agendas.

Remote commenters will be muted until it is their turn to speak, and a timer will be shown on the screen.

If you are connected on Zoom, the timer is accurate.

And in the chamber, we recommend keeping phones and devices muted to prevent audio interference with the meeting.

Thank you for participating in your city government.

Thank you.

I'll first open up the consent agenda, which is item two, the consideration of the March 19th, 2026 meeting minutes.

Mr.

Argenbright, are there any members of the public online or in the chambers who wish to comment on the consent agenda?

I see no members currently online looking to speak to the minutes and the consent agenda, and but I will remind the public that if you are joining by telephone, dial star nine to raise your hand and star six to unmute.

There are still no attendees with their hands raised.

Thank you.

Seeing nobody in the chambers.

I was present at the March 19th meeting.

I've reviewed the draft minutes and have no edits.

As such, the March 19th, 2026 minutes are hereby approved as submitted.

I'll now open the meeting up for public comments for items not on today's agenda.

If there are any members of the public wishing to speak on items that are not on the agenda for today, please approach the podium or if participating online, use the raise hand function.

Seeing none in the chambers, Mr.

Argonbright.

Uh there are no attendees online with their hands raised.

That we'll move on to item number three.

Applicant Alfred Soto.

Do we have a staff report?

Yes.

Okay, thank you.

My name is Christy Sabdo, Principal Planner with the City of Monterey's Planning Division.

I'll be presenting seven four four Lighthouse Avenue for Suite B.

I'm presenting on behalf of Matthew Buggert, who couldn't be here today.

So the property is located at 744 Lighthouse Avenue.

There is a one-story building on the site with three tenants.

The general plan land use designation is mixed use neighborhood, and the zoning is PCLH, which is Plan Community Lighthouse Specific Plan.

And here is the property.

So the proposed use is community fit camp LLC.

It's a small gym.

Although it's just background music for the classes, the instructor will not be mic.

There will be one to two staff members per class.

And there is no parking required per the lighthouse specific plan.

And the use will be complementary to the surrounding mixed land uses.

So to go over the analysis and findings, uh the proposed use is in accordance with the objectives of the zoning ordinance.

The zone is PCLH, which allows for a variety of permitted uses, including assembly minor large instructional service uses.

A use permit is required for this use.

Finding two the proposed project will not be detrimental to the public health safety or welfare of persons residing or working in or adjacent to the neighborhood and will not be detrimental to properties or improvements in the vicinity or the general welfare of the city.

It is with will be within an enclosed building.

There is existing parking, and this use provides recreational opportunities for residents and visitors.

The proposed use will comply with any condition as listed in the conditions of approval.

There are four special conditions.

And special condition of approval two is just stating the 65 decibel limit that's required for the city code that needs to be met.

Number three states the hours of operation 5 a.m.

to 9 p.m.

and any expansion of hours would require a use permit amendment.

And number four is that the occupancy maximum shall be limited to that allowed by the city's building and fire code.

And uh staff is available with any questions.

Do we have the applicant?

We have the applicant here to answer any questions.

So, good afternoon, I'm Alfred Soto, the applicant for this uh item on the agenda.

My question is a sixty-five decibels just for clarity.

Is that measured from uh the nearest uh adjacent property line?

Which would be I know there's a separate private property uh to the side of our proposed space, but then there's also the public um sidewalk to the front of 74 for lighthouse.

So that'll be my only question.

Yeah.

It's measured at the property line.

Um, very hard and brought up.

Thank you.

Sorry, uh, mic was not on.

Uh I'll now open the meeting up for public comment on this item.

Um if there's anyone in the chambers or online who'd like to speak on this item, please approach the podium or use the raise hand function.

Seeing none in the chambers, Mr.

Argentbright.

Uh there are no attendees currently online with their hands raised.

Okay.

That'll close the public hearing.

I have read the staff report and I've heard from the applicant.

Um, and we've also opened the item up for public comment.

Um, I agree with the staff recommendation and specifically I find that the proposed use meets all the lighthouse specific plan land use regulations and that the proposed use will provide services, both residents and visitors meeting the objectives of the plan.

Additionally, I find the proposed use as conditioned is consistent with the mixed nation mixed-use neighborhood general plan designation that supports commercial establishments.

In addition, the use would not be detrimental to the public health safety or welfare of persons residing or working in or adjacent to the neighborhood.

And as uh presented today, the proposed use is subject to the conditions in the attached resolution.

And with that, I hereby approve use permit application UP 26056 with conditions of approval as noted in the draft resolution.

Congratulations.

Decisions of the zoning administrator are appealable to the planning commission within 10 days of this meeting.

Applications for appeal can be found online or at the planning office.

Thank you.

With that, we'll move on to item number four.

Consider 700 Canary Row Suite O.

Use permit application UP 260053 to allow a restaurant fast food use consisting of an ice cream gelato shop within an existing commercial tenant space.

Applicant Danny Halla, Beans of Eden Incorporated.

Do we have a staff report?

Yes.

Thank you.

Zoning Administrator Hill.

One moment, please.

Sure.

My name is Chris Schmidt.

I'm a senior associate planner for the city, and I've been working with the applicant and the property owners on this project.

So yes, we're looking at a use permit for a restaurant fast food use uh titled Gelato by the C.

To start the presentation, staff's recommendation is that the zoning administrator adopt a resolution approving the permit.

Um, some background information about the site.

It's located in the Canary Row Commercial District on Cannery Row, of course, uh, and it has a general plan designation of mixed-use neighborhood, uh, which does permit these types of visitor serving commercial uses.

Um, it's an existing multi-story visitor-serving building.

Uh, the use would go in within an existing space and would not require any sort of exterior alterations to the building.

So the basic uh project description is an interior tenant improvement and a change of use to uh this gelato shop use.

Uh, it was previously a retail use, and the water district did confirm that a water permit was issued for the new use.

Uh, the space is approximately 845 square feet, and the applicant intends to put in about 24 seats.

Um, there would be counter service, gelato and ice cream sales and other products, you know, various types of drinks, espresso, Italian sodas, juices, waters, and other non-alcoholic drinks.

They would be open seven days a week from 11 a.m.

to 11 p.m.

and would have anywhere from one to three employees per shift who they've indicated would park at the cannery row garage or use alternative means of transportation, walking, uh, the rec trail, for example.

Uh, and here we see the supplied site plan.

So here's the space 700 cannery row.

You can see that individual location within the building, uh, and the cannery row garage, which is about a block and a half or so away.

Here are the here's the floor plan for the building and for the space.

Uh and you can see, you know, generally kind of what the layout would look like.

Um, so I didn't put the specific findings, we just saw those in the previous uh presentation.

But staff was able to make the finding that the project is consistent with the objectives of the zoning ordinance and the cannery row commercial district.

Uh, and is this project is consistent with the visitor serving nature of the district.

Uh, the second finding staff made the finding that uh it is consistent with the mixed use neighborhood designation as it is a commercial use within a mixed use neighborhood, uh, and it would complement the surrounding pedestrian-oriented commercial uses.

And the third finding has to do with conditions of approval.

The city has included the standard conditions of approval as well as the requirement for a parking agreement to be consistent with the city's requirement for an employee parking plan in the cannery row parking area.

Uh so with that, staff recommends approval of the use permit.

I'm available for questions.

Uh, the applicant is here as well.

Thank you.

Thank you, Mr.

Schmidt.

I don't believe I have any questions at this time.

Um, is the applicant president would like to speak on this item?

I just want to thank you, gentlemen, and we're um excited and very appreciative you were able to get this um through so fast that hopefully we can be open for the summer.

Here to answer any questions that you may have.

Great, thank you.

With that, I'll open up the meeting for public comment on this item.

Um, if there's anyone in the chambers or online who'd like to speak on this item, please approach the podium or use the raise hand function on Zoom.

Seeing none in the chambers, Mr.

Argenbright.

There are still no attendees currently online with their hands raised.

Great.

With that, I'll close the public hearing.

I've read the staff report and we heard from the applicant today and taken public comment.

I do agree with the staff recommendation, and specifically, I find that the proposed use is consistent with the objectives of the zoning ordinance and specifically the purposes of the cannery road zoning District.

The use is consistent with the district's visitors serving commercial character because it would provide a small counter-service food service use uh within an existing commercial tenant space.

Additionally, the use as conditioned is consistent with the mixed-use neighborhood general plan designation that supports commercial establishments and would not be detrimental to the public health safety or welfare of persons residing or working in or adjacent to the neighborhood.

And as noted earlier, the proposed use is subject to the conditions of approval in the attached resolution.

And with that, I hereby approve the use permit application UP 260053 with conditions of approval as noted in the draft resolution.

Decisions of the zoning administrator are appealable to the planning commission within 10 days of this meeting.

Applications for appeal can be found online and at the planning office.

Congratulations.

With there being no further business, the meeting is adjourned.