OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Monterey Planning Commission Meeting - May 12, 2026

Boards and Commissions — Tuesday, May 12, 2026
BodyMonterey, California
SessionBoards and Commissions
DateTuesday, May 12, 2026
StatusFILED
Video Record
0:00 / 1:55:44
Transcript — Verbatim
0:38

Order.

0:40

This is the May 12, 2026 Planning Commission.

0:44

Erica, would you please do a roll call and uh announce staff and provide information as to how online people can participate?

0:54

Sure.

0:55

Chair Silva?

0:56

Here.

0:57

Vice Chair Latassa?

0:58

Here.

0:58

Commissioner Blut?

0:59

Here.

0:59

Commissioner Freeman.

1:00

Here.

1:01

Commissioner Palmer appears to be absent.

1:03

Commissioner Polly?

1:05

Here.

1:05

And Commissioner Stoker.

1:07

Here.

1:08

Okay.

1:08

And our staff members present today.

1:10

We have our community development director, Kim Cole.

1:13

We have our assistant city attorney, Karen Cratley.

1:16

Cratley, yes.

1:18

Our planning manager Levi Hill, our principal planner, Fernando Roveri, our principal planner Christy Sabdo, our senior associate planner Chris Schmidt, and myself recording secretary Erica Barrera.

1:29

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 Monterey.gov forward slash agendas.

1:39

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

1:44

If you're connected on Zoom, the timer is accurate with no delay.

1:46

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

1:51

Thank you for participating in your city government.

1:54

Thank you, Erica.

1:55

Okay, we will begin with the consent agenda, and we only have one item, which is approval of the minutes.

2:01

Is there anybody in chambers that would like to speak about the minutes?

2:05

You may come up to the podium seeing nobody, anybody online, Erica?

2:15

Erica.

2:16

Sorry about that.

2:17

Uh we had a technical uh difficulty with the Zoom.

2:20

Can we start it from the top?

2:21

Sure.

2:21

Is there anybody online that would like to speak about the minutes?

2:25

I'm gonna start rolling.

2:27

Start it from the top.

2:30

Okay, roll call again.

2:32

Chair Silva?

2:34

Here.

2:34

Vice Chair Latassa.

2:35

Here.

2:35

Commissioner Blues.

2:36

Here.

2:37

Commissioner Freeman.

2:38

Commissioner Polly.

2:39

Here.

2:39

Commissioner Stoker.

2:41

Here.

2:41

Um absent today is Commissioner Palmer.

2:44

Uh staff members present, our community development director, Kim Cole, Planning Manager Levi Hill.

2:50

Our uh assistant city attorney Karen Cratley, our senior associate planner, Chris Schmidt, Principal Planner Fernando Rovere, Principal Planner Christy Sabdo, and myself recording secretary Erica Herrera.

3:02

Once again, 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 Monterey.gov forward slash agendas.

3:12

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

3:16

If you're connected on Zoom, the timer is accurate with no delay.

3:19

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

3:24

Thank you for participating in your city government.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████58%
Parks and Recreation█████7%
Meeting Procedures█████7%
Community Engagement█████6%
Environmental Protection████5%
Affordable Housing████5%
Procedural███4%
Miscellaneous██3%
Transportation Safety██2%
Summary of Proceedings

Monterey Planning Commission Meeting - May 12, 2026

The Monterey Planning Commission met on May 12, 2026, to consider a consent agenda, public comments, and three public hearing items: a sign permit, athletic field improvements at Santa Catalina School, and a four-story mixed-use development. The commission approved all items with minor conditions.

Consent Calendar

  • Approved the minutes from the previous hearing (motion by Commissioner Stoker, second by Commissioner Bluth, unanimous 6-0).

Public Comments & Testimony

  • Daniel Mandez raised concerns about a street vending ticket he received, alleging procedural unfairness regarding witness testimony and measurement of distance from a statue.
  • Richard Russello, President of the Casanova Okno Neighborhood Association, appealed for traffic light synchronization along North Fremont Street, citing gridlock at peak hours and urging coordination with Seaside and Caltrans.

Public Hearing: 2301 North Fremont Street – Sign Permit

  • Staff recommendation to approve a new vehicle-oriented freestanding sign for a 7-Eleven gas station. The project had minor inconsistencies with sign guidelines (size and illumination) but was found compliant with state law and the North Fremont Specific Plan.
  • No public testimony; applicant not present.
  • Motion and vote: Approved unanimously (6-0). Decision appealable within 10 days.

Public Hearing: 1500 Mark Thomas Drive – Santa Catalina School Athletic Field Improvements

  • Proposal to replace a natural grass field with synthetic turf, add a track, retaining walls, fencing, netting, and remove six trees. The project was part of the school’s master plan and included a mitigated negative declaration under CEQA.
  • Applicant presentation: Barbara Ostos, head of school, emphasized health and safety benefits, no new lighting, reduced water use, and no visual impacts.
  • Public testimony:
    • Daniel Mandez objected to removal of 11 mature trees (including live oaks) and raised concerns about grading, water retention, and handling of potential archaeological finds.
    • David Armanosco, former trustee, expressed strong support.
  • Commission discussion: Commissioners praised the project's quality and community benefit.
  • Motion and vote: Approved unanimously (6-0). Decision appealable within 10 days.

Public Hearing: 2200 and 2210 North Fremont Street – Mixed-Use Building

  • Proposal for a four-story building with 49 residential units (20% affordable for low/moderate income), 739 sq. ft. ground-floor commercial, and 39 parking spaces. The project utilized State Density Bonus Law for parking reduction and was subject to Housing Accountability Act protections.
  • Staff report by Fernanda Roveri outlined compliance with objective standards; the project was referred to commission per public request.
  • Applicant presentation: Paul Davis described design efforts to fit with neighborhood.
  • Public testimony:
    • Luis Osorio (former commissioner) strongly supported, citing state housing laws and need for development.
    • Mary Alice Cerrito Fettis (N. Fremont Business District) supported, citing revitalization.
    • Edward Cherazi (adjacent resident) opposed, raising traffic, parking, privacy, and safety concerns.
    • James Nichols raised water rights and avigation easement issues.
    • Mike Brassfield (Kono Neighborhood Association) voiced concerns about parking overflow and privacy.
    • Daniel Mandez again opposed tree removals.
    • Richard Russello highlighted adverse impacts on Bruce Lane traffic, parking, sight lines, and privacy.
    • Wendy Brickman (N. Fremont Business District) supported, emphasizing housing need.
  • Commission discussion: Several commissioners expressed frustration over limited discretion due to state laws but acknowledged the project meets all objective standards and provides needed housing. A condition for a Construction Management Plan (CMP) was added.
  • Motion and vote: Approved 6-0 with added condition of CMP to address construction logistics. Decision appealable within 10 days.

Key Outcomes

  • All three public hearing items were approved unanimously.
  • The commission directed staff to add the sign permit item to the consent calendar for future meetings where appropriate.
  • Commissioner Blut proposed creating a citywide planting plan to replace district-specific plans; this will be discussed at the June work program meeting.
  • The upcoming May 26 meeting agenda will include multiple items and may require a quorum review.

Meeting Transcript

Order. This is the May 12, 2026 Planning Commission. Erica, would you please do a roll call and uh announce staff and provide information as to how online people can participate? Sure. Chair Silva? Here. Vice Chair Latassa? Here. Commissioner Blut? Here. Commissioner Freeman. Here. Commissioner Palmer appears to be absent. Commissioner Polly? Here. And Commissioner Stoker. Here. Okay. And our staff members present today. We have our community development director, Kim Cole. We have our assistant city attorney, Karen Cratley. Cratley, yes. Our planning manager Levi Hill, our principal planner, Fernando Roveri, our principal planner Christy Sabdo, our senior associate planner Chris Schmidt, and myself recording secretary Erica Barrera. 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 Monterey.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're connected on Zoom, the timer is accurate with no delay. 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, Erica. Okay, we will begin with the consent agenda, and we only have one item, which is approval of the minutes. Is there anybody in chambers that would like to speak about the minutes? You may come up to the podium seeing nobody, anybody online, Erica? Erica. Sorry about that. Uh we had a technical uh difficulty with the Zoom. Can we start it from the top? Sure. Is there anybody online that would like to speak about the minutes? I'm gonna start rolling. Start it from the top. Okay, roll call again. Chair Silva? Here. Vice Chair Latassa. Here. Commissioner Blues. Here. Commissioner Freeman. Commissioner Polly. Here.

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