Agenda packet — Monterey City Council, January 20, 2026 (part 1 of 2)

Council Chamber
580 Pacific St.

Monterey, California

CITY COUNCIL AGENDA
Council Regular Meeting and
Closed Session
Tuesday, January 20, 2026
4:00 PM
Mayor
Tyller Williamson
Councilmembers
Kim Barber, District 1
Ed Smith, District 2
Jean Rasch, District 3
Gino Garcia, District 4
Interim City Manager
Lew Bauman
City Attorney
M. Christine Davi
HOW TO PARTICIPATE IN THIS MEETING:
• In-Person: At the meeting location listed above.
• Remotely via ZoomGov webinar:
o On a computer or smartphone: https://monterey-org.zoomgov.com/j/1607729333 Zoom software must be up-to-date. For help, please use our Zoom Meeting Instructions. o By telephone dial 833-568-8864 (Toll Free), 669-254-5252 (CA) or 646-828-7666 (NY). If one number doesn’t work, please try another. Enter Webinar ID: 160 772 9333 # If asked for participant ID, press #. To raise your hand (or lower it), dial *9. Once called upon, dial *6 to unmute.
• This meeting will also stream live for viewing only on youtube.com/cityofmonterey (~10 second delay) and on Comcast Channel 25 (up to 90 second delay). • Written comment: Emailed comments to [email protected] sent no later than ½ hour before the start of the meeting (sooner preferred) are not read aloud but are made available to the Council and public at monterey.gov/submitted-comments.

PUBLIC COMMENT PROCEDURES AND TIME LIMITS:

The total amount of time allocated for public comment on a particular issue and for each individual speaker is generally as follows:

1. Up to three minutes per speaker.

2. For regular City Council meetings, there are two 15-minute public comment periods, one in the afternoon and one in the evening. Speakers may only comment during one session.

3. The total time allocated for public comment:
a. 30 minutes per item – Public Appearance and Public Hearing items b. 15 minutes per item – All other items (including, but not limited to, Consent, Closed Session, Presentations, and Requests to Agendize)
At the time an item is considered, the Mayor will ask those attending the meeting in person to line up at the podium or raise their hands, and for remote participants to use *9 on the telephone or the “raise hand” function in Zoom, if they wish to address the City Council. The maximum amount of time for each person to speak and the total amount of time allotted for each item will be determined based on the number of people indicating an interest in speaking and the amount of business to be conducted on the agenda. In exceptional circumstances and when necessary to ensure a full opportunity for public input, the Mayor may, with the legislative body’s consent, adjust the amount of time allowed for public input and/or the time allotted for each speaker.

CAMPAIGN CONTRIBUTION DISCLOSURE: Pursuant to the Levine Act (Govt. Code §84308), any party to a permit, license, contract, or other entitlement before the Council is required to disclose on the record any contribution, including aggregated contributions, of more than $500 made by the party or the party's agents within the preceding 12 months to any City official. Participants and agents are requested to make this disclosure as well. The disclosure must include the name of the party, participant, or agent, and any other person making the contribution; the name of the recipient, the amount of the contribution, and the date the contribution was made.

January 20, 2026 4:00 PM
2 Call to Order
AFTERNOON SESSION: 4:00 p.m.

General Public Comments
The public may speak to any item that is not on the agenda and that is in the City of Monterey’s subject matter jurisdiction.

Consent Agenda
All matters listed under Consent Agenda are routine and will be adopted by one motion unless a member of the City Council or the public requests discussion or a separate vote.

Consent: Approval of Minutes

1. December 16, 2025 Regular Meeting (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)

2. January 10, 2026 Special Meeting (Adjourned to January 11, 2026) (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)
Consent: Award of Construction Contracts

3. Award a Construction Contract in the Amount of $212,205.00 to The Don Chapin Co., Inc. for the Via Paraiso and Veterans Park Basketball Courts (Exempt from CEQA Article 19, Section 15301, Class 1, Existing Facilities) ***NCIP*** Consent: Resolutions
A resolution is an expression of opinion or evidence of a decision made by the City Council and often relates to administrative business of the City. Resolutions generally become effective immediately upon adoption.

4. Accept Army Project Awards, Authorize the Finance Director to make Budget Appropriations in the Presidio of Monterey Public Works Fund in the Amount of $999,782.35 and Appropriate Project Budgets, Not Exceeding $350,000 Individually, Through June 30, 2026 ***IGSA*** (NEPA Not a Project, CEQA Not a Project under (Pub. Resources Code, § 21080, subd. (a) and Pub. Resources Code, § 21080, subd. (b)(1)))

5. Adopt Updated Exhibit A to Monterey City Code Section 2-1.07, "Conflict of Interest Code" (Not a Project under CEQA per Article 20, Section 15378 and under General Rule Article 5, Section 15061)

6. Amend Resolution 25-088, Changing Position Control List by Adding One Overfill Chief of Inspection Services/Building Official Position in the Building Safety and Appropriate $57,108 One -Time for General Fund to Fund the Position Through May 1, 2026 (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)

7. Authorize the Fire Chief to Execute a Memorandum of Agreement with the United States Coast Guard Cutter Hawksbill Regarding Fire Protection and Emergency Services (Not a Project under CEQA Article 20, Section 15378 and under General Rule Article 5, Section 15061)
January 20, 2026 4:00 PM
3 8. Adopt a Resolution Opposing the Department of the Interior's Proposed Program for Offshore Oil and Gas Leases Off the California Coast (Not a Project under CEQA Article 20, Section 15378 and under General Rule Article 5, Section 15061) End of Consent Agenda
Afternoon Session Items
Public Hearing (Afternoon)
Public Hearings are held to receive a staff presentation and public comment on certain items prior to City Council action. NOTICE CONCERNING YOUR LEGAL RIGHTS: If you challenge the City Council’s zoning, planning, or land use decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing on the matter, or in written correspondence delivered to the City at the time of or prior to the public hearing. (Government Code section 65009.)

9. Resolution to Modify the Monterey County Tourism Improvement District (MCTID) Management District Plan to Add the City of Sand City to the District (Not a Project under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061) - Recommended to be Tabled

10. Adopt Proposed Draft Findings and Declare an Intent to Consider Overruling the Monterey County Airport Land Use Commission’s Consistency Determination for Appeal Application AP-25-0236/Use Permit Application UP-25-0013 for a Day Care, General, Use at 2400 Garden Road; Appellant Henry Ruhnke, Wald, Ruhnke and Dost Architects LLP; Property Owner W R MONT LLC; and Directing that Notice Be Provided to the Airport Land Use Commission and the California Department of Transportation Division of Aeronautics (Exempt from CEQA per Article 19, Section 15301, Class 1 and Section 15303, Class 3)

11. 1st Reading of an Ordinance Amending Chapter 31 of the Monterey City Code to Add a Five-Foot Spacing Requirement Between Temporary Signs on Private Property (Exempt from CEQA Article 19, Section 15303, Class 3)
Presentations (Afternoon)

12. Receive Presentation on the Brown Act (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061) Adjourn to Closed Session
The City Council will take public comments on closed session items before convening to closed session.

Closed Session (Afternoon)
Part or all of a meeting may be closed to the public under special conditions. Council can consider only matters covered in the agenda descriptions.

13. Conference with Legal Counsel, Existing Litigation Pursuant to Government Code section 54956.9(d)(1): Stronghold Engineering, Inc. v. City of Monterey (Santa Clara County Superior Court Case No. 18CV329015) (Not a Project under CEQA Article 20, Section 15378 and under General Rule Article 5, Section 15061)

14. Public Employee Appointment Pursuant to Government Code section 54957(b)(1) - City Manager (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061) - Continued from January 11, 2026 January 20, 2026 4:00 PM
4 15. Conference with Labor Negotiator Pursuant to Government Code Section 54957.6; Unrepresented Employee: Prospective City Manager; Agency Negotiator: Valerie Phillips (Bob Murray & Associates) (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061) - Continued from January 11, 2026

16. Closed Session Conference with Real Property Negotiators Pursuant to Government Code Section 54956.8
Property: 560-570 Munras Avenue (Trader Joe’s Shopping Center) Agency Negotiators: Kimberly Cole and Janna Aldrete
Negotiating Parties: ROIC Monterey, LLC
Under Negotiation: Price and Terms of Payment for Consent to Assignment of Ground Lease to ZH Asheville, LLC
(Not a Project under CEQA per Article 20, Section 15378 and under General Rule Article 5, Section 15061)
Recess
Reconvene
EVENING SESSION AGENDA: Approximately 7:00 p.m.

No discussion of a new item will be started after 10:30 p.m. unless agreed upon by Council.

Pledge of Allegiance
General Public Comments, Continued
Any person who did not offer a general public comment in the afternoon session may speak to any item that is not on the agenda and that is in the City of Monterey’s subject matter jurisdiction.

Announcements from Closed Session
Evening Session Items
Public Appearance (Evening)
Public Appearance items are on non-routine issues that might stimulate public interest and comments.

17. Receive Presentation on Round Two of Phase 1 Poll of Likely Voters: Potential Tax Measures to Reduce the City's $10 Million Structural (Annual) Budget Deficit and Provide Direction to Staff (Not a Project Under CEQA Article 20, Section 15378 and Under General Rule Article 5, Section 15061)
Council Comments
Councilmembers may ask a question for clarification, make a brief announcement, or make a brief report on their activities. In addition, Councilmember or the City Council may provide a referral to staff or other resources for factual information. (Government Code section 54954.2(a)(3).)
City Manager Reports
The City Manager may make a brief report on their activities or a brief announcement. They may also ask for clarification or direction regarding scheduling of Council meetings and study sessions.

Adjournment
January 20, 2026 4:00 PM
5 Writings distributed for discussion or consideration on these matters within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, are available at: monterey.gov/submitted-comments and in the City Manager’s Office at 580 Pacific St., Room 1, Monterey, CA 93940 during regular business hours. All comments and materials provided to the Council become part of the public record. Members of the public who comment in any fashion on an agenda item may be subject to the Levine Act which requires disclosure of campaign contributions of more than $500 to an officer of the City within the preceding 12 months.

INTERPRETATION: The Monterey City Council invites and encourages public participation at its meetings.

Requests for language interpretation may be made by contacting the City Clerk at [email protected] or 831-646-3935. The City Clerk will make every effort to accommodate requests for interpreter assistance.

Requests should be made as soon as possible in advance of any meeting of the City Council. The City is committed to addressing language interpretation requests swiftly in order to maximize public participation.

ACCESSIBILITY: The City of Monterey is committed to including people with disabilities in all of its services, programs and activities. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, including to coordinate the use of a hearing device, please contact [email protected] or (831) 646-3935. Notification 30+ hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting [28 CFR 35.102-

35.104 ADA Title II]. Later requests will be accommodated to the extent feasible. For communication-related assistance, dial 711 to use the California Relay Service (CRS) to speak to City offices. CRS offers free text-tospeech, speech-to-speech, and Spanish-language services 24 hours a day, 7 days a week.

CITY OF MONTEREY 24-HOUR SUGGESTION HOTLINES: (831) 646-3799 or [email protected] Upcoming city meetings are listed at monterey.gov/agendas For more information, call (831) 646-3935

MINUTES

CITY COUNCIL REGULAR MEETING

CITY OF MONTEREY
Tuesday, December 16, 2025
4:00 PM
COUNCIL CHAMBER, 580 PACIFIC ST.

MONTEREY, CALIFORNIA
Councilmembers

Present: Barber, Garcia, Rasch, Smith, Williamson

Absent: None
City Staff

Present:

City Manager, Assistant City Manager, City Attorney, Finance Director, Community Development Director, Police Chief, Fire Chief, Library & Museums Director, Public Works Director, City Clerk, Property Manager, Assistant Fire Chief, Assistant Police Chief, Engineering Assistant, Police Lieutenant, Senior Engineer, Recreation Manager, Acting Assistant Fire Chief, Acting Division Chief, Fire Captains (4), Senior Administrative Analyst (Fire), Fire Engineer, Firefighters (2), Administrative Assistant (Fire)

AFTERNOON SESSION
Call to Order
Mayor Williamson called the meeting to order at 4:01 p.m. City Clerk Klein called the roll with the Council present as indicated above.

Presentations (Afternoon)

1. Congratulate Fire Chief Andrew Miller on His Retirement and Recognize His 35 Years of Service to the Fire Profession in Monterey County and Tenure as the 11th and 13th Fire Chief to Lead the Monterey Fire Department (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061) Action: Congratulated Chief Miller
City Manager Uslar made brief remarks of introduction, following which Chief Miller spoke about his tenure and service at Monterey Fire Department. The Council shared their appreciation of Chief Miller's leadership and integrity.

Public comment was limited to two minutes per speaker and was received from: Vince Balestreri, Esther Malkin, Police Chief Hober, and Assistant Fire Chief Moore who all praised, thanked, and congratulated Chief Miller.

The Council recessed at 4:37 p.m. and reconvened at 4:41 p.m.

Pledge of Allegiance
Councilmember Garcia led the Pledge.

General Public Comments
Public comment on non-agendized matters was limited to two minutes per speaker and was received from: Nelson Vega, Tom Reeves, Tama Olver, Bob Faulis, Ellen Martin of First Night Monterey, Daniel Armendariz, and Demetrius Kastros.

Date: 1/20/2026
Item No.: 1.

Council Regular Meeting, 1/20/2026, Item No. 1., Item Page 1, Packet Page 6 City Council Minutes December 16, 2025
2 Consent Agenda
Public comment on the Consent Items was solicited and not received.

On a motion by Councilmember Smith, seconded by Councilmember Barber, and carried by the following vote, the City Council approved the Consent Agenda:

AYES: 5 COUNCILMEMBERS: Barber, Garcia, Rasch, Smith, Williamson NOES: 0 COUNCILMEMBERS: (None)
Consent: Approval of Minutes

2. December 2, 2025 Regular Meeting (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)
Action: Approved

3. December 6, 2025 Special Meeting (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)
Action: Approved
Consent: Award of Construction Contracts

4. Amend Resolution 25-060 to Include the Wave Street Curb Ramp Improvement Project In the Capital Improvement Program, Appropriate Funds, and Award a Construction Contract in the Amount of $1,049,874.25 to McKim Corporation for the Wave Street Curb Ramp Improvement Project (Exempt from CEQA Article 19, Section 15301, Class 1) Action: Adopted Resolution No. 25-123 C.S.

Consent: Ordinances

5. 2nd Reading of Ordinance Amending the Monterey City Code to Dissolve the Architectural Review Committee and Transfer its Powers and Duties to the Planning Commission (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)
Action: Adopted Ordinance No. 3715 C.S.

Consent: Resolutions

6. Appropriate Additional Neighborhood and Community Improvement Program (NCIP) Funding and Award a Contract to Replace and Install New Lights at Sollecito Field to Musco Sports Lighting, LLC in the amount Not-to-exceed $464,200. (Exempt from CEQA Article 19, Section 15301, Class 1, Existing Facilities) ***NCIP*** Action: Adopted Resolution No. 25-124 C.S.

7. Authorize an Agreement with Amilia Technologies USA, Inc. for the Purchase of Cloud Hosted Recreation Software and Professional Services and Authorize the City Manager To Execute Agreements for Recreation Software and Merchant Services (Not a Project under CEQA Article 20, Section 15378 and under General Rule Article 5, Section 15061) Action: Adopted Resolution No. 25-125 C.S.

8. Authorize a Budget Appropriation in the Amount of $461,153.47 from the Monterey Conference Center Reserve Fund to the Monterey Conference Center Building Council Regular Meeting, 1/20/2026, Item No. 1., Item Page 2, Packet Page 7 City Council Minutes December 16, 2025
3 Maintenance Contractual Services Account to Complete Urgent Escalator Repairs (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)
Action: Adopted Resolution No. 25-126 C.S.

Consent: Other

9. Appoint Councilmember Smith as Vice Mayor for 2026 (Not a Project under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061) Action: Appointed Councilmember Smith as Vice Mayor for 2026

10. Appoint Agency Negotiators for Conference with Real Property Negotiators Pursuant to Government Code Section 54956.8; Property: 256 Figueroa Street; Agency Negotiators:

Kimberly Cole and Janna Aldrete; Negotiating Parties: Mike Zimmerman (Surfside Enterprises, Inc.); Under Negotiation: Price and Terms of Payment for Lease Amendment (Not a Project under CEQA per Article 20, Section 15378 and under General Rule Article 5, Section 15061)
Action: Appointed agency negotiators Community Development Director Cole and Property Manager Aldrete

11. Appoint Agency Negotiators for Conference with Real Property Negotiators Pursuant to Government Code Section 54956.8; Property: 9 Wharf II (Sandbar & Grill); Agency Negotiators: Kimberly Cole and Janna Aldrete; Negotiating Parties: Craig Ling (Janeboy, Inc.); Under Negotiation: Price and Terms of Payment for Lease Extension and New Lease Agreement (Not a Project under CEQA per Article 20, Section 15378 and under General Rule Article 5, Section 15061)
Action: Appointed agency negotiators Community Development Director Cole and Property Manager Aldrete

12. Appoint Agency Negotiators for Conference with Real Property Negotiators Pursuant to Government Code Section 54956.8; Property: 560-570 Munras Avenue (Trader Joe's Shopping Center); Agency Negotiators: Kimberly Cole and Janna Aldrete; Negotiating Parties: ROIC Monterey, LLC; Under Negotiation: Price and Terms of Payment for Consent to Assignment of Ground Lease to ZH Asheville, LLC (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061) Action: Appointed agency negotiators Community Development Director Cole and Property Manager Aldrete
End of Consent Agenda
Afternoon Session Items
Public Appearance (Afternoon)

13. Authorize the Mayor to Sign a Letter in Support of the Proposed House Resolution:
“Lower Presidio National Historic Park Study Act” (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061) Action: Authorized letter
Assistant City Manager Rojanasathira gave a verbal presentation and answered Councilmembers' questions.

Council Regular Meeting, 1/20/2026, Item No. 1., Item Page 3, Packet Page 8 City Council Minutes December 16, 2025
4 Public comment was received from: Bob Faulis, and Ellen Martin of the Old Monterey Foundation, who both spoke in support of the letter, citing the importance of promoting the area's history; and Daniel Armendariz, who said that that the City of Monterey should not give away its land. In response to the last speaker, Council clarified that the Lower Presidio Park was owned by the U.S. Army, not the City.

The Council affirmed that the Congressman's proposed resolution could provide a great opportunity to preserve access to the space. It was noted that the study would need to be completed within three years and that public outreach would be crucial. It was stressed that Monterey's history was a treasure that should be highlighted more broadly.

On a motion by Mayor Williamson, seconded by Councilmember Rasch, and carried by the following vote, the City Council authorized the Mayor to sign the letter:

AYES: 5 COUNCILMEMBERS: Barber, Garcia, Rasch, Smith, Williamson NOES: 0 COUNCILMEMBERS: (None)

14. Appoint Council Representatives to Outside Agencies and City Boards and Committees for 2026 (Not a Project under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)
Action: Made appointments for 2026, keeping the 2025 appointments except for the following changes: appointing Councilmember Garcia to serve as the representative and Mayor Williamson to serve as the alternate to the Monterey County Fairgrounds Subcommittee, and appointing Councilmember Smith to serve as the representative on the Monterey Conference Center Advisory Board and the alternate to the board of the Association of Monterey Bay Area Governments (AMBAG)
City Clerk Klein gave a brief verbal presentation and answered Councilmembers' questions.

Public comment was solicited and not received.

On a motion by Mayor Williamson, seconded by Councilmember Barber, and carried by the following vote, the City Council appointed Councilmember Garcia to serve as the representative and Mayor Williamson to serve as the alternate to the Monterey County Fairgrounds Subcommittee, and appointed Councilmember Smith to serve as the representative on the Monterey Conference Center Advisory Board:

AYES: 5 COUNCILMEMBERS: Barber, Garcia, Rasch, Smith, Williamson NOES: 0 COUNCILMEMBERS: (None)
On a motion by Mayor Williamson, seconded by Councilmember Smith, and carried by the following vote, the City Council appointed Councilmember Smith to serve as the alternate to the board of the Association of Monterey Bay Area Governments (AMBAG):

AYES: 5 COUNCILMEMBERS: Barber, Garcia, Rasch, Smith, Williamson NOES: 0 COUNCILMEMBERS: (None)

15. Receive an Update and Provide Direction to Staff on the Development of a First Responder Fee Program (Not a Project under CEQA Article 20, Section 15378 and under General Rule Article 5, Section 15061)
Action: On consensus, directed staff to further explore and research insurance billing only for a potential First Responder Fee Program Council Regular Meeting, 1/20/2026, Item No. 1., Item Page 4, Packet Page 9 City Council Minutes December 16, 2025
5 Assistant Fire Chief Moore gave the staff presentation and answered Councilmembers' questions.

The options presented were Option 1, in which only insurance carriers would be billed a first responder fee, and Option 2, in which patients would be billed for first responder fees if their insurance provider refused to pay. During the presentation, Mayor Williamson left the Chamber at 5:21 p.m. and returned at 5:27 p.m.

Public comment was received from: Bob Faulis, who spoke in opposition to the implementation of a first responder fee; Tom Reeves, who spoke in support of Option 2, with a compassionate billing clause for patients; Esther Malkin, who questioned why this revenue model was brought forward first before others; and Monique Kaldy, who asked the Council to consider some way of recouping costs for providing first responder services and suggested that auto insurance policies' payment of medical claims could be an avenue.

The Council discussed the matter.

Regarding Option 2, support was expressed provided there would be additional nuances, noting that other cities were billing patients already. It was stated that without this income, City programs would need to be cut to augment the budget shortfall, and it was stressed that all expense-cutting and revenue-boosting solutions would include difficult choices. It was noted that this revenue model had not been brought forward before others, citing that the Council had already been discussing tax measures, had conducted a poll of voters, and the Neighborhood and Community Improvement Program (NCIP) Committee had been tasked with making recommendations for program cuts. On the other hand, concern was expressed about the program putting a burden on patients and about the concept of owners of real property not being eligible for a fee waiver.

Concern was expressed that people in need might hesitate to call for medical service due to the cost. It was stated that introducing patient billing could anger constituents and sour them toward the City or its services, including a potential project for a new or retrofitted safety building. The idea was posed that there could be a creative way to make Option 2 work, such as charging the fee only to those with a certain level of income or higher. It was suggested that home responses could potentially be exempt from a fee while emergency responses in the field could qualify for the fee. It was questioned whether there would be technological advancements that could assist Fire personnel with gathering the necessary insurance information in the field.

Regarding Option 1, concern was expressed about a lack of viability due to the low rate of return cited by staff. Support was expressed for pressing the State to require health insurance plans to pay paramedic fees. It was requested to learn more about Monterey County's Emergency Medical Services (EMS) fee that was being paid by residents' property taxes.

It was noted that this discussion highlighted an opportunity for the Council to be more prudent in the future as they considered taking on more programs, stating that the Council had agreed to take on offering paramedic services without expecting a fee.

During the discussion, Councilmember Barber left the Chamber at 6:08 p.m. and returned at 6:10 p.m.

On question from the Council, Assistant City Manager Rojanasathira summarized the consensus feedback he had received: that the Council directed staff to return to them with strategies and ideas for implementing Option 1 (billing insurance only), including pursuing long-term legislative paths and identifying other agencies that had a strong rate of return through billing insurance only.

Council Regular Meeting, 1/20/2026, Item No. 1., Item Page 5, Packet Page 10 City Council Minutes December 16, 2025
6 Council Comments
Councilmember Smith wished everyone a merry Christmas and happy holidays. He invited all to participate in First Night Monterey on New Year's Eve.

Councilmember Rasch suggested that those with sufficient means could voluntarily write a check to cover their care when they received services from the Fire Department.

Councilmember Garcia wished everyone "Feliz Navidad y próspero año" and said he would see everyone in 2026.

Councilmember Barber wished all happy holidays and expressed her hope that everyone would be safe.

Mayor Williamson reported from Central Coast Community Energy ("3CE"), sharing that the California Public Utilities Commission (CPUC) had made a determination that to cover cost that is lost by private sector utilities through the success of programs like 3CE, ratepayers were now paying a fee for "resource adequacy obligations" to help stabilize these private companies' costs.

He said that there this was being discussed heavily in Sacramento.

City Manager Reports
Assistant City Manager Rojanasathira reported on recent successful events: Donuts with Santa event at Fire Station 13, and Christmas in the Adobes. He announced an upcoming toy wrapping party hosted by the Monterey Firefighters Community Foundation and Pacific Grove Kiwanis, and a toy giveaway for those in need by the Monterey Police Department. He thanked the Council for its leadership this year.

Adjourn to Closed Session
Public comment on the closed session was received from: Vince Balestreri of Surfside Enterprises, Inc., who spoke on item 16, who asked the Council to approve his request for lease amendment; Bob Faulis, who asked the Council to make sure that its tenants succeed; and Daniel Armendariz, who spoke on Item 20, case 3, alleging that the City had been enforcing its sidewalk vending regulations on State property.

The Council adjourned to closed session at 6:42 p.m.

Closed Session (Afternoon)

16. Closed Session Conference with Real Property Negotiators Pursuant to Government Code Section 54956.8
Property: 256 Figueroa Street
Agency Negotiators: Kimberly Cole and Janna Aldrete
Negotiating Parties: Mike Zimmerman (Surfside Enterprises, Inc.) Under Negotiation: Price and Terms of Payment for Lease Amendment (Not a Project under CEQA per Article 20, Section 15378 and under General Rule Article 5, Section 15061)
Action: On a unanimous roll call vote, confidential direction given to agency negotiators

17. Closed Session Conference with Real Property Negotiators Pursuant to Government Code Section 54956.8
Council Regular Meeting, 1/20/2026, Item No. 1., Item Page 6, Packet Page 11 City Council Minutes December 16, 2025
7 Property: 9 Wharf II (Sandbar & Grill)
Agency Negotiators: Kimberly Cole and Janna Aldrete; Negotiating Parties: Craig Ling (Janeboy, Inc.)
Under Negotiation: Price and Terms of Payment for Lease Extension and New Lease Agreement
(Not a Project under CEQA per Article 20, Section 15378 and under General Rule Article 5, Section 15061)
Action: On a unanimous roll call vote, confidential direction given to agency negotiators

18. Closed Session Conference with Real Property Negotiators Pursuant to Government Code Section 54956.8
Property: 560-570 Munras Avenue (Trader Joe's Shopping Center) Agency Negotiators: Kimberly Cole and Janna Aldrete
Negotiating Parties: ROIC Monterey, LLC
Under Negotiation: Price and Terms of Payment for Consent to Assignment of Ground Lease to ZH Asheville, LLC (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)
Action: On a unanimous roll call vote, confidential direction given to agency negotiators

19. Conference with Legal Counsel, Existing Litigation Pursuant to Government Code section 54956.9(d)(1): Stronghold Engineering, Inc. v. City of Monterey (Santa Clara County Superior Court Case No. 18CV329015) (Not a Project under CEQA Article 20, Section 15378 and under General Rule Article 5, Section 15061)
Action: No reportable action taken

20. Conference with Legal Counsel, Existing Litigation Pursuant to Government Code section 54956.9(d)(1):

1. Christina Bible v. City of Monterey (Monterey County Superior Court Case No. 25CV005738)

2. City of Monterey v. Leslie J. Flores, Trustee (Monterey County Superior Court Case No. 24CV000750)

3. Shai and Mira Missim v. City of Monterey (Monterey County Superior Court Case Nos. 25CV004945 and 25CV004949)

4. Pacific Western Bank v. City and Stronghold Engineering, Inc. (San Bernardino Superior Court Case No. CIVSB2212212; Fourth District Court of Appeal Case No.

E082907)

5. Stronghold Engineering, Inc. v. City of Monterey (Santa Clara County Superior Court Case No. 18CV329015)

6. Stronghold Engineering, Inc. v City of Monterey (Riverside County Superior Court Case No. CVR12103427)

7. Save Tarpy Flats v. City of Monterey (Monterey County Superior Court Case No. 24 CV005125)

8. Cynthia Wills v. City of Monterey (United States Court of Appeals for the Ninth Circuit Case No. 25-720)

9. Richard and Mildred Zilinskas v. City of Monterey (United States District Court for the Northern District of California, Case No. 5:25-CV-07506) (Not a Project under CEQA Article 20, Section 15378 and under General Rule Article 5, Section 15061)
Action: No reportable action taken
Council Regular Meeting, 1/20/2026, Item No. 1., Item Page 7, Packet Page 12 City Council Minutes December 16, 2025
8 21. Conference with Legal Counsel, Existing Litigation Pursuant to Government Code section 54956.9(2): Roohbakhsh v. City of Monterey (Workers' Compensation Appeals Board Case Nos. ADJ7673832; ADJ8647547; ADJ8647586; ADJ9131029: ADJ10063343; ADJ10877055; ADJ10907943; ADJ11214034; ADJ11628889; ADJ18892404; ADJ18892405; ADJ13913182; ADJ20861765ADJ7210403; ADJ7096915; ADJ7210239; ADJ7210305; ADJ7210378; ADJ7210426; ADJ7248937; ADJ7268990, ADJ7384054; ADJ7601287; ADJ7601379; ADJ7601449) (Not a Project under CEQA Article 20, Section 15378 and under General Rule Article 5, Section 15061)
Action: On a unanimous roll call vote, confidential direction given to legal counsel Adjournment
The Council adjourned at 8:42 p.m.

Respectfully Submitted, Approved,
Clementine Bonner Klein Tyller Williamson
City Clerk Mayor
Council Regular Meeting, 1/20/2026, Item No. 1., Item Page 8, Packet Page 13

MINUTES

CITY COUNCIL SPECIAL MEETING

CITY OF MONTEREY
Saturday, January 10, 2026 at 7:30 a.m.
(Adjourned to Sunday, January 11, 2026 at 12:30 p.m.)
COUNCIL CHAMBER, 580 PACIFIC ST.

MONTEREY, CALIFORNIA
Councilmembers

Present: Barber, Garcia, Rasch, Smith, Williamson

Absent: None
City Staff

Present: Interim City Manager, City Attorney, Police Chief, City Clerk Call to Order
Mayor Williamson called the meeting to order at 7:34 a.m. City Clerk Klein called the roll with the Council present as indicated above.

Consent Agenda
Consent: Resolutions

1. Adopt a Resolution Ratifying the Acting City Manager’s Proclamation of a Local Emergency Related to the December 2025 Storms (Order 25-001) (Exempt from CEQA Per Article 18, Section 15269.c)
Action: Adopted Resolution No. 26-001 C.S.

On a motion by Councilmember Rasch, seconded by Councilmember Smith, and carried by the following vote, the City Council adopted Resolution No. 26-001 C.S.:

AYES: 5 COUNCILMEMBERS: Barber, Garcia, Rasch, Smith, Williamson NOES: 0 COUNCILMEMBERS: (None)
End of Consent Agenda
Adjourn to Closed Session
Public comment was solicited, and not received, on the closed session items. The Council adjourned at 7:37 a.m. and took up the closed session in the Orca Room at 735 Pacific Street.

Closed Session

2. Public Employment Pursuant to Government Code Section 54957(b)(1), Unrepresented Employees: Prospective City Manager Candidate Interviews (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061) Action: No reportable action taken
At 3:00 p.m. the meeting was adjourned to Sunday, January 11, 2026, at 12:30 p.m. in the City Council Chambers, at which time the Council reconvened to hear closed session items 3 and 4.

Date: 1/20/2026
Item No.: 2.

Council Regular Meeting, 1/20/2026, Item No. 2., Item Page 1, Packet Page 14 City Council Minutes January 10, 2026
2 3. Public Employee Appointment Pursuant to Government Code section 54957(b)(1) - City Manager (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)
Action: Continued to January 20, 2026

4. Conference with Labor Negotiator Pursuant to Government Code Section 54957.6 Unrepresented Employee: Prospective City Manager
Agency Negotiator: Valerie Phillips (Bob Murray & Associates) (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)
Action: On a unanimous roll call vote, confidential direction was given to the City's labor negotiator; Continued to January 20, 2026
Adjournment
The meeting adjourned at 2:04 p.m. on Sunday, January 11, 2026.

Respectfully Submitted, Approved,
Clementine Bonner Klein Tyller Williamson
City Clerk Mayor
Council Regular Meeting, 1/20/2026, Item No. 2., Item Page 2, Packet Page 15 Council
Agenda Report
№11/25
FROM: Andrea Renny, P.E., PTOE, Public Works Director
Prepared By: Reginald Paulding, P.E., Senior Engineer
SUBJECT: Award a Construction Contract in the Amount of $212,205.00 to The Don Chapin Co., Inc. for the Via Paraiso and Veterans Park Basketball Courts (Exempt from CEQA Article 19, Section 15301, Class 1, Existing Facilities) ***NCIP*** RECOMMENDATION:

That the City Council adopt the attached resolution:

1. Approving the plans and specifications for the
Via Paraiso and Veterans Park Basketball
Courts (“Project”) which are available in the
office of the City Engineer (Room 7), and
granting the Public Works Director, or their
designee, the authority to approve all
amendments and addenda thereto as
necessitated by conditions in the field;

2. Accepting all responsive, responsible bids;

3. Awarding a Construction Contract for the Total
Bid to the lowest responsive, responsible
bidder, The Don Chapin Co., Inc. in the
amount of $212,205.00;

4. Authorizing the City Manager, or his designee,
to execute the contract upon the receipt of the
information required by the Project plans and
specifications; and

5. Authorizing staff to expend up to an additional
15% for unforeseen construction contingencies
for timely completion of the Project.

VALUE DRIVERS:

In collaboration with our community partners, work to
improve the quality of life of all of our community
members by fostering diversity, equity, and inclusion; championing equitable access to affordable housing; and maintaining a safe environment.

Serve as stewards of the City’s financial resources through sound economic vitality efforts, streamlining operations, reasonable revenue enhancements, visionary long-term planning, fiscal transparency, and community partnerships.

Agenda Report Highlights
• The City Council is recommended to
approve a $212,205 construction
contract with The Don Chapin Co.,
Inc. for basketball court upgrades at
Via Paraiso and Veterans Park.
• The Via Paraiso Basketball Court
will be expanded to a full-size high
school court with new fencing and
relocated benches for improved
user experience.
• The Veterans Park Basketball Court
will be expanded to a half-size high
school court with new fencing for
improved user experience.
• The NCIP Committee
recommended both projects during
the 2023/2024 cycle to improve the
quality of life and maintain
infrastructure in the community.

Date: 1/20/2026
Item No.: 3.

Council Regular Meeting, 1/20/2026, Item No. 3., Item Page 1, Packet Page 16 №11/25
POLICY IMPLICATIONS:

This action is in accordance with Chapter 28-Purchasing of the City Code, which requires Public Works project contract awards exceeding $150,000 to be approved by City Council.

CAMPAIGN DISCLOSURE REQUIREMENT (LEVINE ACT) APPLIES: No.

FISCAL IMPLICATIONS:

On December 9, 2025, ten (10) bids were received and were deemed responsive and responsible. The apparent lowest bidder came in below the Engineer’s estimate of $408,860.00.

The bids were opened by the Finance Director’s designee as follows:

Bidder Total Bid
The Don Chapin Co., Inc. $212,205.00
Guerra Construction Group $226,174.00
Coastal Paving & Excavating, Inc. $235,984.00
RAM-CON Corporation $257,127.19
Tri Valley Excavating Co., Inc. $262,250.50
JMS Cement Contractors Inc. $264,294.96
Galeb Paving, Inc. $283,177.40
Monterey Peninsula Engineering $286,144.00
R&M Paving Contractors Inc. $312,010.50
BNO Builders Inc. $323,500.35
Engineer’s Estimate $408,860.00
Basis of award for this project is based on the Total Bid.

Estimated Construction Cost:

Total Bid $212,205.00
Construction Contingency (15%) $31,830.75
Total Construction Cost (This Authorization) $244,035.75 Construction Management (City Staff & Indirect Cost) $22,500.00 Total Estimated Cost to Complete the Project $266,535.75 Available Funding Sources (as of December 9, 2025):

Project Name Budget Balance
Via Paraiso Basketball Court (NCP2429) $235,787.55
Veterans Park Basketball Court (NCP2442) $189,182.59
Total Budget Balance $424,970.14
Council Regular Meeting, 1/20/2026, Item No. 3., Item Page 2, Packet Page 17 №11/25
This project has an available combined Neighborhood and Community Improvement Project (NCIP) balance of $424,970.14 as of December 9, 2025. Therefore, sufficient funding is available in the project accounts for the construction of the project plus staff time and contingency. The project is fully funded with existing appropriations and there is no anticipated impact to the general fund. Any unused remaining funds will be returned to the NCIP fund balance once the project is completed and the final payment is made.

ENVIRONMENTAL DETERMINATION:

The City of Monterey Planning Office under Architectural Review Application ARP-25-0036 determined the Veterans Park Basketball Court project is exempt from the California Environmental Quality Act (CEQA) Guidelines (Article 19, Section 15301, Class 1) because the project proposes minor improvements to an existing park. Furthermore, the project does not qualify for any of the exceptions to the categorical exemptions found at CEQA Guidelines Section 15300.2.

Exception a - Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located - a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. The environment is not particularly sensitive because the park is located in an established residential neighborhood and the park improvements are consistent with the neighborhood vision for the park.

Exception b - Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The proposed improvements will not create a cumulative impact because they involve negligible expansion and relocation of existing features.

Exception d - Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified Environmental Impact Report (EIR). The improvements will not be visible from a state scenic highway.

Exception f - Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource. The project is limited in scope and would not affect any historical resources. Therefore, impacts to historical resources would not occur.

Council Regular Meeting, 1/20/2026, Item No. 3., Item Page 3, Packet Page 18 №11/25
The City of Monterey Planning Office under Architectural Review Application ARP-25-0185 determined the Via Paraiso Basketball Court project is exempt from the California Environmental Quality Act (CEQA) Guidelines (Article 19, Section 15301, Class 1) because the project proposes minor improvements to an existing park. Furthermore, the project does not qualify for any of the exceptions to the categorical exemptions found at CEQA Guidelines Section 15300.2.

Exception a - Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located - a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. The project location is archaeologically sensitive because of the presence of midden soil, albeit disturbed or redeposited, and potentially historic artifacts. As such, the project scope includes that a qualified archaeologist monitor all ground disturbing activities during construction. The project also includes conditions to comply with regulations regarding the accidental discovery of human remains. These measures would ensure that impacts to resources at the project location are less than significant.

Exception b - Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The proposed improvements would not create a cumulative impact because they involve negligible expansion and relocation of existing facilities.

Exception c - Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. The project location is archaeologically sensitive because of the presence of midden soil, albeit disturbed or redeposited, and potentially historic artifacts. As such, the project scope includes that a qualified archaeologist monitor all ground disturbing activities during construction. The project also includes conditions to comply with regulations regarding the accidental discovery of human remains. These measures would ensure that impacts to the environment are less than significant.

Exception e - Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. The park is not located on a hazardous waste site pursuant to Section 65962.5 of the Government Code. Therefore, impacts related to hazardous waste sites would not occur.

Exception f - Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource. The project site does not contain any above-ground historical structures. However, the project location is Council Regular Meeting, 1/20/2026, Item No. 3., Item Page 4, Packet Page 19 №11/25
archaeologically sensitive because of the presence of midden soil, albeit disturbed or redeposited, and potentially historic artifacts. As such, the project scope includes that a qualified archaeologist monitor all ground disturbing activities during construction. The project also includes conditions to comply with regulations regarding the accidental discovery of human remains. These measures would ensure that substantial adverse change to historical resources does not occur.

ALTERNATIVES CONSIDERED:

Council could choose not to award the construction contract for this project; however, this is not recommended since the proposed project implements improvements at two (2) City of Monterey parks that will contribute to the overall quality of life for residents in those neighborhoods. These improvements will also contribute to maintaining existing infrastructure.

DISCUSSION:

The NCIP Committee voted on and recommended both basketball court projects included in this project to City Council in the 2023/2024 NCIP Project Cycle.

Via Paraiso Basketball Court (ncp2429)
The Via Paraiso Basketball Court project was originally nominated to the NCIP Committee in 2019 and the NCIP Committee recommended the project to City Council in the 2019/2020 NCIP cycle. The project was later defunded by City Council in April 2020 via Resolution No. 20-051.

The project was then brought back to the NCIP Committee for review in 2023. The Via Paraiso Basketball Court Upgrade project received 79 votes and was ranked number 29 by the NCIP Committee on voting night on June 1, 2023.

The Via Paraiso Basketball Court Upgrade project will include expanding the court to a full-size high school court with a new chain-link fence around three sides of the court and relocating the existing benches to the ends of the basketball court to accommodate its expansion. The upgrade and expansion will allow for a more enjoyable experience for the users of the basketball court.

Veterans Park Basketball Court (ncp2442)
The Veterans Park Basketball Court project was originally nominated to the NCIP Committee in 2019 and the NCIP Committee recommended the project to City Council in the 2019/2020 NCIP Cycle. The project was later defunded by City Council in April 2020 via Resolution No. 20-051.

The project was then brought back to the NCIP Committee for review in 2023. The Veterans Park Basketball Court Upgrade project received 62 votes and was ranked number 42 by the NCIP Committee on voting night on June 1, 2023.

The Veterans Park Basketball Court Expansion project will expand existing basketball court from approximately 24 ft by 26 ft to closer to a full halfcourt basketball court at 47 ft by 37 ft at Veterans Park. The project also included the installation of a new four rail, split rail fence to contain the basketball to the court. The upgrade and expansion will allow for a more enjoyable experience for the users of the basketball court.

RP/pl
Council Regular Meeting, 1/20/2026, Item No. 3., Item Page 5, Packet Page 20 №11/25
Attachments: 1. Resolution

2. Bid Evaluation Tab
e: Rafaela King, Finance Director
Shannon Leon, Recreation Manager
Thys Norton, Park Operations Manager
Chinyere Ogbonna, NCIP Committee Chair
Dennis Duke, NCIP Committee Vice Chair
NCIP Committee
Parks and Recreation Commission
Writings distributed for discussion or consideration on this matter within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, will be made available at the following link:
https://monterey.gov/Submitted-Comments
Council Regular Meeting, 1/20/2026, Item No. 3., Item Page 6, Packet Page 21 RESOLUTION NO. __-___ C.S.

A RESOLUTION OF THE COUNCIL OF THE CITY OF MONTEREY
№011/24
AWARDING A CONSTRUCTION CONTRACT IN THE AMOUNT OF $212,205.00 TO THE DON CHAPIN CO., INC. FOR THE VIA PARAISO AND VETERANS PARK BASKETBALL COURTS PROJECT ***NCIP***
WHEREAS, on the 9th day of December 2025, at 2:00 p.m. the City of Monterey Finance Director’s designee received ten (10) electronic bids through the City’s e-Procurement Portal, OpenGov Procurement, for the Via Paraiso and Veterans Park Basketball Courts Project (“Project”);
WHEREAS, The Don Chapin Co., Inc., Guerra Construction Group, Coastal Paving & Excavating, Inc., RAM-CON Corporation, Tri Valley Excavating Co., Inc., JMS Cement Contractors Inc., Galeb Paving, Inc., Monterey Peninsula Engineering, R&M Paving Contractors Inc., and BNO Builders Inc. submitted responsive, responsible bids for the Project; WHEREAS, the basis of award for the project was the Total Base Bid; WHEREAS, The Don Chapin Co., Inc., submitted the lowest responsive, and responsible bid in the amount of $212,205.00;
WHEREAS, sufficient funds are available in Neighborhood and Community Improvement Program (NCIP) Projects Via Paraiso Basketball Court (ncp2429) with $235,787 and Veterans Park Basketball Court (ncp2442) with $189,182 to complete the project; and WHEREAS, The City of Monterey Planning Office under Architectural Review Application ARP-25-0036 determined the Veterans Park Basketball Court project is exempt from the California Environmental Quality Act (CEQA) Guidelines (Article 19, Section 15301, Class 1) because the project proposes minor improvements to an existing park. Furthermore, the project does not qualify for any of the exceptions to the categorical exemptions found at CEQA Guidelines Section 15300.2.

Exception b - Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The proposed improvements will not create a cumulative impact because they involve negligible expansion and relocation of existing features.

Exception c - Significant Effect. A categorical exemption shall not be used for an activity where Council Regular Meeting, 1/20/2026, Item No. 3., Item Page 7, Packet Page 22 there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. There are no unusual circumstances with the project or the site.

Exception f - Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource. The project is limited in scope and would not affect any historical resources. Therefore, impacts to historical resources would not occur.

WHEREAS, the City of Monterey Planning Office under Architectural Review Application ARP-25-0185 determined the Via Paraiso Basketball Court project is exempt from the California Environmental Quality Act (CEQA) Guidelines (Article 19, Section 15301, Class 1) because the project proposes minor improvements to an existing park. Furthermore, the project does not qualify for any of the exceptions to the categorical exemptions found at CEQA Guidelines Section 15300.2.

Exception a - Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located - a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. The project location is archaeologically sensitive because of the presence of midden soil, albeit disturbed or redeposited, and potentially historic artifacts. As such, the project scope includes that a qualified archaeologist monitor all ground disturbing activities during construction. The project also includes conditions to comply with regulations regarding the accidental discovery of human remains. These measures would ensure that impacts to resources at the project location are less than significant.

Exception b - Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The proposed improvements would not create a cumulative impact because they involve negligible expansion and relocation of existing facilities.

Exception c - Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. The project location is archaeologically sensitive because of the Council Regular Meeting, 1/20/2026, Item No. 3., Item Page 8, Packet Page 23 presence of midden soil, albeit disturbed or redeposited, and potentially historic artifacts. As such, the project scope includes that a qualified archaeologist monitor all ground disturbing activities during construction. The project also includes conditions to comply with regulations regarding the accidental discovery of human remains. These measures would ensure that impacts to the environment are less than significant.

Exception f - Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource. The project site does not contain any above-ground historical structures. However, the project location is archaeologically sensitive because of the presence of midden soil, albeit disturbed or redeposited, and potentially historic artifacts. As such, the project scope includes that a qualified archaeologist monitor all ground disturbing activities during construction. The project also includes conditions to comply with regulations regarding the accidental discovery of human remains. These measures would ensure that substantial adverse change to historical resources does not occur.

NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF MONTEREY that the above recitals are true and correct and are hereby incorporated and adopted as findings of the City Council as if fully set forth herein.

NOW, THEREFORE, BE IT FURTHER RESOLVED BY THE COUNCIL OF THE CITY OF MONTEREY that it hereby:

1. Approves the plans and specifications for the Via Paraiso and Veterans Park Basketball Courts (NCP2442 & NCP2429) (“Project”) which are available in the office of the City Engineer (Room 7), and grants the Public Works Director, or their designee, the authority to approve all amendments and addenda thereto as necessitated by conditions in the field;

2. Accepts all responsive, responsible bids;

3. Awards a Construction Contract for the Total Bid to the lowest responsive, responsible bidder, The Don Chapin Co., Inc., in the amount of $212,205.00; Council Regular Meeting, 1/20/2026, Item No. 3., Item Page 9, Packet Page 24

4. Authorizes the City Manager, or their designee, to execute the contract upon the receipt of the information required by the Project plans and specifications; and

5. Authorizes staff to expend up to an additional 15% for unforeseen construction contingencies for timely completion of the Project.

PASSED AND ADOPTED BY THE COUNCIL OF THE CITY OF MONTEREY this _____ day of _______, 202_, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

APPROVED:

ATTEST:

Mayor of said City
City Clerk thereof
Council Regular Meeting, 1/20/2026, Item No. 3., Item Page 10, Packet Page 25 City of Monterey
Finance Department
Rafaela King, Finance Director
580 Pacific Street, Monterey, CA 93940

EVALUATION TABULATION
General Solicitation - VIA PARAISO AND VETERANS PARK BASKETBALL COURTS (NCP2442 & NCP2429)

Page 1 ends

EVALUATION TABULATION
GEN No. TBD
VIA PARAISO AND VETERANS PARK BASKETBALL COURTS (NCP2442 & NCP2429)
RESPONSE DEADLINE: December 9, 2025 at 2:00 pm
Wednesday, December 10, 2025

SELECTED VENDOR TOTALS
Vendor Total
The Don Chapin Company $212,205.00

GUERRA CONSTRUCTION
GROUP
$226,174.00
Coastal Paving &
Excavating Inc.
$235,984.00
RAM-CON Corporation $257,127.19
Tri Valley Excavating Co.,
Inc
$262,250.50
JMS Cement Contractors
Inc.
$264,294.96
Galeb Paving Inc. $283,177.40
Monterey Peninsula
Engineering
$286,144.00
R&M Paving Contractors
Inc
$312,010.50
BNO Builders $323,500.35

VIA PARAISO PARK COURT
Vendor Total
The Don Chapin Company $138,182.00
ATTACHMENT 2
Council Regular Meeting, 1/20/2026, Item No. 3., Item Page 11, Packet Page 26

EVALUATION TABULATION
GEN No. TBD
VIA PARAISO AND VETERANS PARK BASKETBALL COURTS (NCP2442 & NCP2429)

Page 2 ends

Vendor Total

GUERRA CONSTRUCTION
GROUP
$143,702.00
Coastal Paving &
Excavating Inc.
$161,544.00
Tri Valley Excavating Co.,
Inc
$169,887.00
RAM-CON Corporation $171,066.69
Galeb Paving Inc. $180,523.50
Monterey Peninsula
Engineering
$180,606.00
JMS Cement Contractors
Inc.
$183,809.20
R&M Paving Contractors
Inc
$195,710.50
BNO Builders $220,598.49

VETERANS PARK COURT
Vendor Total
The Don Chapin Company $74,023.00
Coastal Paving &
Excavating Inc.
$74,440.00
JMS Cement Contractors
Inc.
$80,485.76

GUERRA CONSTRUCTION
GROUP
$82,472.00
RAM-CON Corporation $86,060.50
Tri Valley Excavating Co.,
Inc
$92,363.50
Galeb Paving Inc. $102,653.90
BNO Builders $102,901.86
Monterey Peninsula
Engineering
$105,538.00
ATTACHMENT 2
Council Regular Meeting, 1/20/2026, Item No. 3., Item Page 12, Packet Page 27

EVALUATION TABULATION
GEN No. TBD
VIA PARAISO AND VETERANS PARK BASKETBALL COURTS (NCP2442 & NCP2429)

Page 3 ends

Vendor Total
R&M Paving Contractors
Inc
$116,300.00
ATTACHMENT 2
Council Regular Meeting, 1/20/2026, Item No. 3., Item Page 13, Packet Page 28 Council
Agenda Report
№11/25
FROM: Andrea Renny, Public Works Director
Prepared By: Mike Lewis, Senior Administrative Analyst
SUBJECT: Accept Army Project Awards, Authorize the Finance Director to make Budget Appropriations in the Presidio of Monterey Public Works Fund in the Amount of $999,782.35 and Appropriate Project Budgets, Not Exceeding $350,000 Individually, Through June 30, 2026 ***IGSA*** (NEPA Not a Project, CEQA Not a Project under (Pub. Resources Code, § 21080, subd. (a) and Pub. Resources Code, § 21080, subd. (b)(1)))
RECOMMENDATION:

That the City Council adopt the attached resolution
accepting Army Project awards, further described in
Exhibit A, and authorizing the Finance Director, or their designee, to:

1. Appropriate $999,782.35 in the Presidio of
Monterey Public Works Authority Fund to the
Presidio of Monterey for Unscheduled
Maintenance Projects, Option Year 3 - POM
account [650-310-3199-6001-5027];

2. Increase the Special Project Reimbursement
Fees revenue account [650-310-3199-3658] in
the amount of $999,782.35; and,

3. Make the necessary administrative budget
appropriations and/or transfers, none of which
may individually exceed $350,000 when the
Department of Defense executes and issues
Project Work Order (“PWO”) awards and/or cost
modifications for Unscheduled Maintenance
Projects during the fiscal period of July 1, 2025,
to June 30, 2026. All expenditure appropriation
adjustments will be offset by an equal adjustment
to revenue in the Presidio of Monterey Public
Works Fund.

VALUE DRIVERS:

Serve as stewards of the City’s financial resources
through sound economic vitality efforts, streamlining
operations, reasonable revenue enhancements,
visionary long-term planning, fiscal transparency, and
community partnerships.

Agenda Report Highlights
• The City Council is recommended to
accept Army Project awards and
authorize budget appropriations
totaling $999,782.35 for
unscheduled maintenance projects
at the Presidio of Monterey and
DEOC.
• The Finance Director is
preauthorized to make
administrative budget adjustments
and transfers, capped at $350,000
per project, through June 30, 2026.
• The projects include maintenance
tasks such as carpet and window
replacement, chiller and security
gate repairs, pest control, and
installation of UPS batteries.
• All costs are fully reimbursed by the
Department of Defense under the
Intergovernmental Support
Agreement, with no impact on the
General Fund.

Date: 1/20/2026
Item No.: 4.

Council Regular Meeting, 1/20/2026, Item No. 4., Item Page 1, Packet Page 29 №11/25
In collaboration with our community partners, work to improve the quality of life of all of our community members by fostering diversity, equity, and inclusion; championing equitable access to affordable housing; and maintaining a safe environment.

POLICY IMPLICATIONS:

This action is consistent with the City’s policy to approve all budget adjustments and supports the mission of providing project services to the Department of Defense through the Intergovernmental Support Agreement (“IGSA”).

CAMPAIGN DISCLOSURE REQUIREMENT (LEVINE ACT) APPLIES: No.

FISCAL IMPLICATIONS:

The City has received Project Work Order (PWO) awards and funding under the City’s master IGSA agreement to provide unscheduled maintenance project services to the Department of Defense, which includes the Presidio of Monterey (POM) and Defense Human Resources Activity Enterprise Operations Center (DEOC), attached hereto as Exhibit A. The Army has issued four (4) projects at DEOC for $173,676.19 and six (6) projects at the Presidio of Monterey for $826,106.16, which total $999,782.35. The requested budget appropriation of funds for $999,782.35 is fully funded through the collection of Special Project Reimbursement Fees. There is no cost impact to the General Fund.

As in prior years, it has been efficient for the Council to pre-authorize the Finance Director, or their designee, to make IGSA budget appropriations that are purely administrative in nature. If an individual project budget or modification exceeds $350,000, then that project or modification is brought before the City Council for its review and approval. The past practice has proven to be effective in allowing projects to get started on a timely basis. This preauthorization is affirmed annually, and staff asks that Council again approve for the fiscal period of July 1, 2025, to June 30, 2026.

ENVIRONMENTAL DETERMINATION:

All Department of Defense project services provided by the IGSA require National Environmental Policy Act (NEPA) evaluation rather than California Environmental Quality Act (CEQA) evaluation. Under NEPA, the action to appropriate funds does not require a Record of Environmental Consideration (REC).

CEQA applies to discretionary projects (Pub. Resources Code, § 21080, subd. (a)). CEQA does not apply to ministerial projects (Pub. Resources Code, §21080, subd. (b)(1)). There is a recognized policy consideration underlying the distinction between ministerial and discretionary projects.

The purpose of CEQA is to minimize the adverse effects of new construction on the environment. To trigger CEQA compliance, the discretion must be of a certain kind; it must provide the agency with the ability and authority to mitigate environmental damage to some degree. Unless a public agency can shape the project in a way that would respond to concerns raised in an EIR, or its functional equivalent, environmental review would be a meaningless exercise.

Here, the City does not have the power to deny or condition the permit or otherwise modify the project in ways which would mitigate environmental problems an environmental impact report might conceivably have identified. The City does not have the authority to dictate changes to the Army’s projects’ design or location in response to any impacts that an environmental review might reveal, the Council Regular Meeting, 1/20/2026, Item No. 4., Item Page 2, Packet Page 30 №11/25
City’s authority under CEQA is essentially ministerial and therefore no further environmental review is required by the City.

In some cases, these subsequent discretionary projects may also require environmental determination in accordance with the National Environmental Policy Act.

ALTERNATIVES CONSIDERED:

The City Council could choose not to appropriate the funds; however, this alternative is not recommended. The City has a contractual agreement to provide project services to the Department of Defense at the Presidio of Monterey, DEOC and NRL under the 2023 Intergovernmental Support Agreement. By approving performance of these project services, the success of the City’s partnership with the Department of Defense is strengthened.

DISCUSSION:

The City of Monterey provides project management and public works services to the Department of Defense on the Presidio of Monterey, Ord Military Community, and U.S. Army Signal Activity – Camp Roberts under an Intergovernmental Support Agreement (IGSA).

These costs are fully reimbursed by the Department of Defense and support the City’s ongoing partnership with the Federal government. Throughout the year, the Department of Defense modifies its allocation of funding for the IGSA depending on the availability of funds and needs analysis. The Army has executed and awarded several Project Work Orders (“PWO”) under the IGSA. Funding was received for the purpose of the removal and replacement of carpet and windows at the DEOC building along with emergency chiller and security gate repairs. Gate repairs, archeological recovery, pest control, barracks door alarm installations, tree inventory and installation of Uninterrupted Power Supply (UPS) batteries were issued for the Presidio. The issued project list is attached hereto as Exhibit A.

It is further recommended that the City Council preauthorize the Finance Director, or their designee, to make the necessary IGSA administrative budget appropriations and/or transfers, none of which may individually exceed $350,000, when the Department of Defense executes and issues additional PWO awards and/or cost modifications for Unscheduled Maintenance Projects. The preauthorization will expire June 30, 2026. All expenditure appropriation adjustments will be offset by an equal adjustment to revenue in the Presidio of Monterey Public Works Fund. This preauthorization enhances the ability of the Finance and Public Works Departments to coordinate and execute projects on a timely basis. The Council’s authorization is approved annually and has been working smoothly for the past seven years.

AR/ml
Attachments: 1. Resolution

2. Exhibit A – List of Unscheduled Maintenance Projects e: Mike Benson, IGSA Manager
Christopher Dwight, General Services Superintendent
Mike Lewis, Senior Administrative Analyst
Writings distributed for discussion or consideration on this matter within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, will be made available at the following link:
https://monterey.gov/Submitted-Comments
Council Regular Meeting, 1/20/2026, Item No. 4., Item Page 3, Packet Page 31 RESOLUTION NO. __-___ C.S.

A RESOLUTION OF THE COUNCIL OF THE CITY OF MONTEREY
№011/24

ACCEPTING ARMY PROJECT AWARDS, AUTHORIZE BUDGET APPROPRIATIONS IN THE PRESIDIO OF MONTEREY PUBLIC WORKS FUND IN THE AMOUNT OF $999,782.35 AND APPROPRIATE PROJECT BUDGETS, NOT EXCEEDING $350,000 INDIVIDUALLY, THROUGH JUNE 30, 2026 ***IGSA***
WHEREAS, a 2025-2026 budget adjustment is needed to authorize the payment for expenditures related to unscheduled maintenance project costs in the Presidio of Monterey Public Works Authority Fund;
WHEREAS, these appropriations are fully funded by Intergovernmental Support Agreement (“IGSA”) Project Work Order (PWO) awards issued by the Department of Defense; and,
WHEREAS, all Department of Defense project services provided by the City require National Environmental Policy Act (NEPA) evaluation rather than California Environmental Quality Act (CEQA) evaluation. Under NEPA, the action to appropriate funds does not require a Record of Environmental Consideration (REC).

Here, the City does not have the power to deny or condition the permit, or otherwise modify the project in ways which would mitigate environmental problems an environmental impact report might conceivably have identified. The City does not have the authority to dictate changes to the Army’s projects’ design or location in response to any impacts that an environmental review might reveal, the City’s authority under CEQA is essentially ministerial and therefore no further environmental review is required by the City.

In some cases, these subsequent discretionary projects may also require environmental determination in accordance with the National Environmental Policy Act.

Council Regular Meeting, 1/20/2026, Item No. 4., Item Page 4, Packet Page 32

NOW, THEREFORE, BE IT FURTHER RESOLVED BY THE COUNCIL OF THE CITY OF MONTEREY that it hereby accepts Army Project awards, attached hereto as Exhibit A, and authorizes the Finance Director, or their designee, to:

1. Appropriate $999,782.35 in the Presidio of Monterey Public Works Authority Fund to the Presidio of Monterey Unscheduled Maintenance Projects, Option Year 3 - POM account [650-310-3199-6001-5027];

2. Increase the Special Project Reimbursement Fees revenue account [650-310-3199- 3658] in the amount of $999,782.35 and,

3. Make the necessary administrative budget appropriations and/or transfers, none of which may individually exceed $350,000 when the Department of Defense executes and issues Project Work Order awards and/or cost modifications for Unscheduled Maintenance Projects during the fiscal period of July 1, 2025, to June 30, 2026. All expenditure appropriation adjustments will be offset by an equal adjustment to revenue in the Presidio of Monterey Public Works Fund.

PASSED AND ADOPTED BY THE COUNCIL OF THE CITY OF MONTEREY this _____ day of _______, 202_, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

APPROVED:

ATTEST:

Mayor of said City
City Clerk thereof
Council Regular Meeting, 1/20/2026, Item No. 4., Item Page 5, Packet Page 33

EXHIBIT A
Presidio of Monterey Public Works Authority Fund
List of Unscheduled Maintenance Projects ***IGSA***
Project Work
Order # Eden Project Accounting
Project
Amount Eden Project Title *
DEOC 25-003 DEOC202503 DEOC-MULT LOCS RMV AND RPLC WINDOWS 30,271.15 DEOC 25-004 DEOC202504 DEOC-RPLC CARPET IN DINING AREA (CAFÉ) 41,905.04 DEOC 25-005 DEOC202505 DEOC-B4385 EMERG CHILLER REPAIRS 42,500.00 DEOC 25-006 DEOC202506 DEOC-B4385 EMERG GATE REPAIR 59,000.00 Total DEOC Project Budgets 173,676.19
Project Work
Order # Eden Project Accounting
Project
Amount Eden Project Title *
POM 25-004 POM2025004 305,346.63

POM-CEMETERY RPR METAL GATES, RPLC
GRAVEL
POM 25-005 POM2025005 188,770.00

LOWER POM - ARCHEOLOGICAL RECOVERY
2025
POM 25-006 POM2025006 POM-LANDFILL MITIGATE GROUND PESTS 9,220.00 POM 25-007 POM2025007 10,871.81

POM-MULT LOCS INST BARRACKS DOOR
ALARMS
POM 25-009 POM2025009 84,997.72 POM-PRESIDIO TREE INVENTORY FY25 POM 25-011 POM2025011 226,900.00 CR-NRL UPS AND SECURITY PROJECTS Total POM Project Budgets 826,106.16
Special Project Reimbursement Fees 999,782.35 650-310-3199-3658 * Since the Eden financial system only allows for 40 characters in the project title, abbreviations are necessary.

Council Regular Meeting, 1/20/2026, Item No. 4., Item Page 6, Packet Page 34 Exhibit A Council
Agenda Report
FROM: Clementine Bonner Klein, City Clerk
SUBJECT: Adopt Updated Exhibit A to Monterey City Code Section 2-1.07, "Conflict of Interest Code" (Not a Project under CEQA per Article 20, Section 15378 and under General Rule Article 5, Section 15061)
RECOMMENDATION:

Staff recommends that the City Council conduct the
required biennial review of the City of Monterey’s
Conflict of Interest Code, determine that the
recommended amendments are appropriate, and adopt
the attached resolution to update Exhibit A to the City’s Conflict of Interest Code, which is set forth in Monterey City Code § 2-1.07.

VALUE DRIVERS:

Serve as stewards of the City’s financial resources
through sound economic vitality efforts, streamlining
operations, reasonable revenue enhancements,
visionary long-term planning, fiscal transparency, and
community partnerships.

Foster a local government that is transparent and
collaborative; and solicits, welcomes, and appreciates
input from all.

POLICY IMPLICATIONS:

State Senate Bills 827 and 852 have introduced
changes that make it appropriate to update the
provisions of the City’s Conflict of Interest Code so that it is accurate and clear.

Review and adoption of the attached resolution will
comply with the California Political Reform Act and Fair Political Practices Commission (FPPC) regulations requiring the City’s Conflict of Interest Code to be updated every two years in an even-numbered year. (Government Code § 87306.5) As required by the FPPC, and allowed by City of Monterey Charter § 4.10, the current code incorporates, by reference, Title 2 California Code of Regulations, §18730, which contains the terms of a standard conflict of interest code. The Political Reform Act of 1974 directed that a Conflict of Interest Code also identify all positions that take or authorize any official action on Agenda Report Highlights
• The City Council is conducting a
biennial review of Monterey’s
Conflict of Interest Code to ensure
compliance with state laws and
regulations.
• Updates include reflecting changes
to filing officers, electronic filing
requirements, increased disclosure
limits, and local ethics training
requirements, pursuant to recent
state legislation.
• Department heads have reviewed
and approved the updated list of
designated positions required to file
the Statement of Economic Interests
(Form 700).
• The proposed amendments aim to
align the Conflict of Interest Code
with state law and enhance
transparency and accountability.

Date: 1/20/2026
Item No.: 5.

Council Regular Meeting, 1/20/2026, Item No. 5., Item Page 1, Packet Page 35 №10/24
behalf of their agencies. This includes an official's participation by way of advising or making recommendations to a decision-maker, whether or not the decision-maker follows the official's advice.

CAMPAIGN DISCLOSURE REQUIREMENT (LEVINE ACT) APPLIES: No.

FISCAL IMPLICATIONS: None.

ENVIRONMENTAL DETERMINATION:

The City of Monterey determined that the proposed action is not a project as defined by the California Environmental Quality Act (CEQA)(CCR, Title 14, Chapter 3 (CEQA Guidelines), Article 20, Section 15378). In addition, CEQA Guidelines Section 15061 includes the general rule that CEQA applies only to activities which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Because the proposed action and this matter have no potential to cause any effect on the environment, or because it falls within a category of activities excluded as projects pursuant to CEQA Guidelines section 15378, this matter is not a project. Because the matter does not cause a direct or any reasonably foreseeable indirect physical change on or in the environment, this matter is not a project. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability.

ALTERNATIVES CONSIDERED:

City Council could determine that no amendments, or different amendments, are required at this time. This is not recommended as the recommended changes will align the Conflict of Interest Code with State law and update the list of positions required to file the Statement of Economic Interest (Form 700) with the titles in the City’s Position Control List.

DISCUSSION:

A conflict of interest code is the legal instrument requiring those individuals holding designated positions in the City to disclose their financial interests to help avoid conflicts of interest. Public officials and City employees who make or participate in governmental decisions must disclose their financial interests on a form called the Statement of Economic Interests (FPPC Form 700).

The extent of required public disclosures depends on the level of decision-making involved in the position. A disclosure category is a description of the types of financial interests officials/employees in one or more job classifications must disclose on their Form 700s. The categories must be tailored to the financial interests affected and must not require public officials/employees to disclose private financial information that does not relate to their public employment.

The California Political Reform Act requires that every local government agency review its conflict of interest code biennially to determine its accuracy and determine whether amendments are necessary. The Act designates the City Council as the reviewing body, and the Council routinely reviews the conflict of interest code at least every two years. The City’s Conflict of Interest Code was last amended by adopting Resolution No. 24-147A C.S. on September 17, 2024. The City Clerk has determined amendments are necessary to align the Conflict of Interest Code with recent changes to State law that went into effect January 1, 2025 and January 1, 2026 since the last Code update, and to list of positions required to file the FPPC Statement of Economic Interest (“SEI/Form 700”) with the titles reflected in the current Council-approved Position Control List.

Council Regular Meeting, 1/20/2026, Item No. 5., Item Page 2, Packet Page 36 №10/24
The Conflict of Interest Code defines the disclosure categories and requirements and designates the positions required to file the SEI/Form 700. Department heads have reviewed and approved the list of designated positions. In addition, the attached resolution makes the following changes to the Conflict of Interest Code:
• Updates the list of Category 87200 filers and clarifies that the FPPC is the Filing Officer for these filers and that the FPPC requires electronic filing through the FPPC’s electronic filing system [Assembly Bill 1170 (23-24) and Senate Bill 852 (25-26)], • Shifts the Filing Officer for all public officials who manage City investments to the FPPC and requires these officials to file their Form 700 through the FPPC’s electronic filing system [Senate Bill 852 (25-26)],
• Updates the limit for the Levine Act disclosure from $250 to $500 [Senate Bill 1243 (23- 24)],
• Adds Department Heads to the list of officials required to receive local ethics trainings [Senate Bill 827 (24-25)], and
• Changes the deadline for an official’s initial local ethics training (except the Mayor and City Council) to within six months from the date of assuming office, instead of the prior one year [Senate Bill 827 (24-25)], with the deadline for the Mayor and City Council remaining within 60 days of assuming office [City Code §§ 2-1.03 and 2-3.10].

Staff recommends that the Council conduct the biennial review of the Conflict of Interest Code and adopt the attached resolution updating Exhibit A to the Conflict of Interest Code, set forth in Monterey City Code § 2-1.07.

CBK
Attachments: 1. Draft Resolution
Writings distributed for discussion or consideration on this matter within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, will be made available at the following link:
https://monterey.gov/Submitted-Comments
Council Regular Meeting, 1/20/2026, Item No. 5., Item Page 3, Packet Page 37 1 RESOLUTION NO. __-___ C.S.

A RESOLUTION OF THE COUNCIL OF THE CITY OF MONTEREY
ADOPTING AN UPDATED EXHIBIT A TO CITY CODE § 2-1.07,

THE CITY OF MONTEREY CONFLICT OF INTEREST CODE
WHEREAS, the City Council adopted Ordinance No. 3687 C.S. on October 1, 2024, adding Monterey City Code § 2-1.07 to the City Code, adopting the Conflict of Interest Code and incorporating by reference the standard Conflict of Interest Code set forth in 2 Cal. Code of Regs. § 18730, and the City Council adopted Resolution No. 24-147A C.S. as Exhibit A to the Conflict of Interest Code;
WHEREAS, due to changes in State legislation, it is appropriate for the City Council to update its Conflict of Interest Code at this time pursuant to Government Code § 87306.5; and WHEREAS, the City of Monterey determined that the proposed action is not a project as defined by the California Environmental Quality Act (CEQA) (CCR, Title 14, Chapter 3 (CEQA Guidelines), Article 20, § 15378). In addition, CEQA Guidelines § 15061 includes the general rule that CEQA applies only to activities which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.

Because the proposed action and this matter have no potential to cause any effect on the environment, or because it falls within a category of activities excluded as projects pursuant to CEQA Guidelines § 15378, this matter is not a project. Because the matter does not cause a direct or any reasonably foreseeable indirect physical change on or in the environment, this matter is not a project. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability;

NOW, THEREFORE, BE IT FURTHER RESOLVED BY THE COUNCIL OF THE CITY OF MONTEREY that Resolution No. 24-147A C.S., the previous Exhibit A, is hereby rescinded.

NOW, THEREFORE, BE IT FURTHER RESOLVED BY THE COUNCIL OF THE CITY OF MONTEREY that Exhibit A to City Code § 2-1.07, the City of Monterey Conflict of Interest Code, is hereby as follows:

CITY OF MONTEREY

CONFLICT OF INTEREST CODE

INTRODUCTION
The terms of 2 California Code of Regulations § 18730 and any amendments to it duly adopted by the Fair Political Practices Commission (FPPC) are hereby incorporated by reference. This regulation along with the following pages constitute the Conflict of Interest Code for all departments and agencies of the City.

Council Regular Meeting, 1/20/2026, Item No. 5., Item Page 4, Packet Page 38 2 PURPOSE
The purpose of the City of Monterey Conflict of Interest Code is to ensure that its officials and employees act in the public's best interest and avoid any actions that could compromise their objectivity or integrity. This code helps to identify, disclose, and manage potential conflicts between personal interests and official duties, thereby promoting transparency, accountability, and trust in the City's decision-making processes.

DISCLOSURE REQUIREMENTS AND CATEGORIES
All elected and appointed officials and public employees in the State of California who are involved in making or influencing governmental decisions are required to file an FPPC Statement of Economic Interest, also known as the Form 700, which provides transparency and accountability by:

1. Offering the public information about the officials’ personal financial interests, ensuring that decisions are made for the public good rather than for personal financial gain, and

2. Reminding public officials when personal interests might conflict with their public responsibilities and encouraging them to refrain from making or participating in decisions where such conflicts exist.

A designated filer of the Form 700 for the City of Monterey (“City”) is any officer, employee, committee member or consultant of the City whose position is designated in the Code because their work on behalf of the City entails the making or participation in the making of decisions which may foreseeably have a material effect on any financial interest (California Gov. Code § 82019).

The term “designated filer” does not include public officials specified in Gov. Code § 87200, e.g. the City Councilmembers, Planning Commissioners, City Manager, City Attorney, Finance Director, candidates for elective office, and public officials who manage public investments; nor does it include any position which is solely clerical, ministerial or manual.

Designated filers shall disclose their financial interests pursuant to the appropriate disclosure category as indicated. Disclosure categories pertain to investments, real property, business positions and sources of income, including loans, gifts and travel payments from sources located in or doing business within the jurisdiction of the City of Monterey. Real property located within two miles of the boundaries of the jurisdiction or any real property that the agency has an interest in is deemed to be “within the jurisdiction.” (Gov. Code § 82035) Category 87200: An official designated in Gov. Code § 87200 is required to file full disclosure of all categories pursuant to the Political Reform Act. Refer to Gov. Code §§ 87200-87210.

Category 1: Makes or participates in decisions including those involving real property. An appointed board, committee, or commission member, or a designated City employee or consultant in this category must report all investments, business positions, interests in real property, and sources of income, including gifts, loans, and travel payments from third parties (not the City) within the City of Monterey's jurisdiction.

Category 2: Makes or participates in decisions that do not involve real property. An appointed board, committee, or commission member, or a designated City employee in this category must report investments, business positions in business entities, and sources of income, including receipt of gifts, loans, and travel payments from third parties (not the City) within the City of Monterey's jurisdiction.

Category 3: Makes or participates in decisions involving information technology and telecommunications. A designated City employee in this category must report investments, business positions in business entities, and income, including receipt of gifts, loans, and travel payments, from sources that provide information technology and telecommunications goods, products or services, Council Regular Meeting, 1/20/2026, Item No. 5., Item Page 5, Packet Page 39 3 including but not limited to, computer hardware or software companies, computer consultant services, training, data processing firms, and media services.

DESIGNATED POSITIONS

POSITION DISCLOSURE CATEGORY
Mayor and Councilmembers ............................................................87200 Candidates for Mayor and Council ...................................................87200 Planning Commissioners..................................................................87200 City Manager....................................................................................87200 City Attorney ....................................................................................87200 Finance Director ...............................................................................87200 Assistant Finance Director who manages public investments .........87200 Finance Manager who manages public investments .......................87200 Consultants who manage public investments ..................................87200 City Attorney's Department
Assistant City Attorney......................................................................1 Deputy City Attorney I/II....................................................................1 City Manager's Department
Assistant City Manager ....................................................................1 Chief Information Officer...................................................................3 City Clerk..........................................................................................2 Conference Center General Manager..............................................2 Management Analyst (City Manager’s Office)..................................2 Operations Supervisor (Conference Center)....................................2 Sales Coordinator (Conference Center)...........................................2 Systems & Network Administrator....................................................3 Community Development Department
Assistant Planner..............................................................................1 Associate Planner.............................................................................1 Chief of Inspection Services I Building Official .................................1 Code Compliance Coordinator .........................................................1 Community Development Director ...................................................1 Economic Development Director......................................................1 HCD Coordinator – Projects / Programs ..........................................1 Housing Manager .............................................................................1 Inspector...........................................................................................2 Planning Manager ............................................................................1 Plans Examiner ................................................................................1 Principal Planner ..............................................................................1 Property Manager.............................................................................1 Senior Associate Planner .................................................................1 Senior Building Inspector..................................................................2 Sustainability Manager .....................................................................1 Finance Department
Business License Inspector..............................................................2 Finance Analyst................................................................................2 Finance Manager (who does not manage public investments)........2 Purchasing Analyst...........................................................................2 Risk Manager ...................................................................................2 Council Regular Meeting, 1/20/2026, Item No. 5., Item Page 6, Packet Page 40 4 POSITION DISCLOSURE CATEGORY
Fire Department
Assistant Fire Chief ..........................................................................1 Deputy Fire Marshal ........................................................................1 Division Chief....................................................................................1 Fire Chief..........................................................................................1 Fire Inspector II.................................................................................1 Senior Administrative Analyst...........................................................2 Human Resources
Assistant Human Resources Director...............................................2 Human Resources Director ..............................................................2 Library And Museums Department
Assistant Library Director .................................................................2 Library Director.................................................................................1 Library Manager ...............................................................................2 Parks and Recreation Department
Assistant Urban Forester..................................................................1 Fitness Supervisor............................................................................2 Management Analyst I......................................................................2 Park Operations Manager ................................................................1 Parks and Recreation Director .........................................................1 Recreation Manager.........................................................................1 Recreation Supervisor......................................................................2 Sports Center Manager ....................................................................2 Urban Forester .................................................................................1 Police Department
Assistant Police Chief ......................................................................2 Police Chief ......................................................................................2 Police Lieutenant .............................................................................2 Senior Administrative Analyst...........................................................2 Public Works Department
Assistant Parking Superintendent ....................................................2 Associate Civil Engineer...................................................................1 City Traffic Engineer.........................................................................1 Deputy Public Works Director/Administration...................................2 Deputy Public Works Director/City Engineer....................................1 Engineering Programs Analyst.........................................................2 Engineering Project Manager...........................................................1 Environmental Regulations Analyst..................................................2 Environmental Regulations Manager ...............................................2 Fleet Manager ..................................................................................2 General Services Field Operations Manager ...................................1 General Services Superintendent ....................................................1 Harbor Coordinator...........................................................................2 Harbormaster....................................................................................1 Management Analyst........................................................................2 Parking Superintendent....................................................................1 Council Regular Meeting, 1/20/2026, Item No. 5., Item Page 7, Packet Page 41 5 POSITION DISCLOSURE CATEGORY
Public Works Director.......................................................................1 Public Works Inspector.....................................................................1 Senior Administrative Analyst...........................................................2 Senior Engineer................................................................................1 Senior Project Manager....................................................................1 Senior Public Works Inspector .........................................................1 Streets & Utilities Operations Manager ............................................1 Streets & Utilities Supervisor ...........................................................2 Appointed Members of City Boards, Commissions, & Committees Appeals Hearing Board Members ....................................................1 Ballot Measure Advisory Committee Members (when applicable) ...2 Building and Housing Appeals Board Members ...............................1 Disabled Access Appeals Board Members ......................................1 Historic Preservation Commissioners...............................................1 Library Board Members....................................................................1 Measure P and S Oversight Committee Members...........................2 Museums and Cultural Arts Commissioners ....................................2 Neighborhood and Community Improvement Program
Committee Members......................................................................1 Parks and Recreation Commissioners .............................................1 Interim and Out-Of-Class Personnel
Interim personnel in positions listed above ......................................position’s disclosure category Personnel working out-of-class in positions listed above for sixty (60) or more days............................................................position’s disclosure category Consultants
Consultants (except managers of public investments).....................1 Consultants are defined for reporting purposes as persons who prepare a product or perform services of a general nature and/or on an on-going basis and participate in the making of decisions that may foreseeably have a material effect on any financial interest. Generally, consultants who prepare a product or perform services for a single specific matter are not the type of consultants required to be covered by a code, whereas consultants who provide more general assistance and advice to a government agency on an on-going basis should be covered.

Consultants shall be included in the list of designated employees and shall disclose pursuant to the broadest disclosure category in the code subject to the following limitation:

The City Attorney may determine in writing that a particular consultant, although filling a designated position, is hired to perform a range of duties that is limited in scope and thus is not required to fully comply with the disclosure requirements in this section. Such written determination shall include a description of the consultant's duties, and, based upon that description, a statement of the extent of disclosure requirements. The City Attorney's determination is a public record and shall be retained for public inspection in the same manner and location as this conflict of interest code.

Council Regular Meeting, 1/20/2026, Item No. 5., Item Page 8, Packet Page 42 6 FILING OFFICER
For all filers designated to file the FPPC Form 700 under disclosure category 87200, all filings must be submitted, using the FPPC’s electronic filing system, directly to the FPPC, which is the Filing Officer.

For designated filers in disclosure categories 1, 2, and 3, the City Clerk is the Filing Officer. The City Clerk shall retain statements according to the requirements of the City’s Records Retention/ Disposition Schedule and make them available for public inspection and reproduction pursuant to Gov. Code § 81008.

LEVINE ACT DISCLOSURE REQUIREMENT FOR PARTIES TO A CITY PROCEEDING Pursuant to the Levine Act, a party to a City of Monterey proceeding must report a campaign contribution to the City when the party:

1. Submits a response to a request for proposals or other competitive solicitation, enters into contract negotiations with the City, or executes a contract with the City, whichever comes first, and they or their agent have contributed $500* or more to any member of the City Council, or to any appointed official that may participate in the proceeding, within the 12 months prior to the proceeding, or

2. Submits a license, permit, or use entitlement application to the City, and they or their agent have contributed $500* or more to any member of the City Council, or to any appointed official that may participate in the proceeding, within the 12 months prior to the proceeding.

A supplemental report must be submitted if the party makes any new reportable contributions while the contract, license, permit, or other use entitlement is being considered. * This $500 threshold is set by Gov. Code § 84308. Should any increases to the threshold be applied by the California legislature prior to the next update to this Conflict of Interest Code, the higher threshold set in the State law shall prevail.

LOCAL ETHICS TRAINING
Pursuant to the requirements of California State law and Monterey City Code sections 2-1.03 and 2-3.10, the Mayor and City Councilmembers, appointed members of City boards, commissions, and committees, and City department heads are required to receive education on the ethical standards required of any individual who works in local government. This education must be completed within 60 days of assuming office for the Mayor and City Council and within six months of assuming office for appointed members of City boards, commissions, and committees and City department heads. All of these officials must then retake the training every two years thereafter.

PERSONAL FINANCIAL GAIN
The City expects its employees and officials to act ethically and legally, maintaining the trust of the public at all times. Following are specific admonishments that are crucial for all City officials to know and follow, but do not represent an exhaustive list of all related legal provisions.

Bribery. No employee, elected official, or appointee is allowed to accept a bribe. Engaging in such conduct may result in felony charges, which carry penalties of imprisonment and fines. (Penal Code § 68)
Conflicts of Interest Under the Political Reform Act. Government employees, officials, and appointees shall not:

Council Regular Meeting, 1/20/2026, Item No. 5., Item Page 9, Packet Page 43 7 1. Use or attempt to use their official position to influence a governmental decision if they know, or have reason to believe, that they have any financial interest in the outcome, or

2. Make a decision involving a financial interest if it is reasonably foreseeable that the decision will have a significant financial impact on themselves or a member of their immediate family. (Gov. Code §§ 87100, 87103)
Contractual Conflicts of Interest. No government employee, official, or appointee may have a financial interest in any contract they create in their official capacity. Additionally, they shall not act as a buyer or seller in any transaction conducted in their official capacity. (Gov. Code § 1090)
Campaign Contributions. No person or committee shall make a contribution to any candidate, including that candidate’s controlled committee, and no candidate or their controlled committee shall solicit or accept any contribution that would cause the contributor’s total donations to exceed $600.00 for a single election cycle. This amount will next be increased in July 2027 based on the Consumer Price Index. (Monterey City Code § 2-1.05) Gifts. No City official shall accept gifts from a single source in one calendar year totaling more than the state limit as established by the Fair Political Practices Commission ($590 for 2024). (Gov. Code §89503)
No City official may accept any gift, money, or anything of value, directly or indirectly, from any person or entity if it is given as a reward or incentive for doing business, placing orders, or using the official’s position to benefit the giver. Promotional items of small value are not considered gifts if they are nonpersonal and are routinely distributed to customers by the giver. (City Code Sec. 28-21)
Honoraria. No City official shall accept any honorarium. (Gov. Code § 89502) Leaving Office. City of Monterey Mayors, Councilmembers, and City Managers are prohibited for one year after leaving office from being compensated to make any formal or informal appearances before, or written or spoken communications to, the City and its various bodies and officers in order to influence any administrative or legislative actions, or to affect decisions related to permits, licenses, grants, contracts, or the sale or purchase of goods or property. (Gov. Code § 87406.3) PASSED AND ADOPTED BY THE COUNCIL OF THE CITY OF MONTEREY this __ day of ___, 202_, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

APPROVED:

ATTEST:

Mayor of said City
City Clerk thereof
Council Regular Meeting, 1/20/2026, Item No. 5., Item Page 10, Packet Page 44 Council
Agenda Report
№11/25
FROM: Kimberly Cole, Community Development Director
SUBJECT: Amend Resolution 25-088 Changing Position Control List by Adding One Overfill Chief of Inspection Services/Building Official Position in the Building Safety and Appropriate $57,108 One-Time for General Fund to Fund the Position Through May 1, 2026 (Not a Project Under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)
RECOMMENDATION:

Amend Resolution 25-088 changing the Position
Control List by adding one (1) overfill Chief of
Inspection Services/Building Official position in the
Building Safety and Inspection Services Division and
appropriate $57,108 one-time from the General Fund to
fund the position through May 1, 2026.

VALUE DRIVERS:

In collaboration with our community partners, work to
improve the quality of life of all of our community
members by fostering diversity, equity, and inclusion;
championing equitable access to affordable housing;
and maintaining a safe environment.

Provide sufficient resources and support to develop,
retain, and recruit a high quality city workforce.

POLICY IMPLICATIONS:

This recommendation is consistent with City Council
Value Driver to policy to provide sufficient resources
and support to develop and retain a high quality city
work force. The Chief of Inspection Services/Building
Official will be an overfill position to ensure continuity of service due to the retirement of an existing employee.

The Chief of Inspection Services/Building Official
position is a key position to maintaining a safe
environment. It is important to ensure a professional
transition for this critical safety position.

CAMPAIGN DISCLOSURE REQUIREMENT (LEVINE
ACT) APPLIES: No.

Agenda Report Highlights
• The City Council is recommended to
amend Resolution 25-088 to add a
temporary overfill Chief of
Inspection Services/Building Official
position in the Building Safety and
Inspection Services Division.
• A one-time appropriation of $57,108
from the General Fund is proposed
to fund the position through May 1,
2026.
• The overfill position ensures
continuity of service and a smooth
transition due to the retirement of
the current Chief of Inspection
Services/Building Official.
• The overfill position ensures
continuity of service and a smooth
transition due to the retirement of
the current Chief of Inspection
Services/Building Official.
• Alternatives to the recommendation
are not advised as the role is
essential for city operations and
safety regulations.

Date: 1/20/2026
Item No.: 6.

Council Regular Meeting, 1/20/2026, Item No. 6., Item Page 1, Packet Page 45 №11/24
FISCAL IMPLICATIONS:

The Chief of Inspection Services/Building Official overfill position will be funded through the General Fund. The anticipated overfill is approximately 2 ½ months or $57,108. This temporary overfill is a one-time appropriation of General Fund balance and if Council approves incurred amounts will be reflected in the budget.
$8,316 Salary at Top Step
0BSemi Monthly 1BMonthly 2BAnnually 3BBenefits 4BRetirement 5BTotal 6B2 ½ Months
7B$8,316 8B$16,632 9B$199,584 10B$54,569 11B$19,958 12B$274,111 13B$57,108 ENVIRONMENTAL DETERMINATION:

The City of Monterey Planning Office determined that the proposed action is not a project as defined by the California Environmental Quality Act (CEQA), (CCR, Title 14, Chapter 3 (CEQA Guidelines), Article 20, Section 15378). In addition, CEQA Section 15061 includes the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.

Because the proposed action has no potential to cause any effect on the environment, this matter is not a project. Because the proposed action does not cause a direct or any reasonably foreseeable indirect physical change on or in the environment, this matter is not a project. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability.

ALTERNATIVES CONSIDERED:

The Council could choose not to approve the recommendation outlined above. This is not recommended because it is the most critical function in the City’s Building Division and a successful transition is necessary.

DISCUSSION:

Staff recommends adopting the attached resolution to amend the Position Control List by approving one (1) temporary overfill of the Chief of Inspection Services/Building Official position in the Building Safety and Inspection Services Division.

The current Chief of Inspection Services/Building Official has announced her retirement for May 1, 2026. For many decades, our Building Inspection office has enjoyed a stellar reputation among contractors. The suggested overfill will ensure a structured process of transitioning existing building permits and projects to the new Building Official.

The Chief of Inspection Services/Building Official position is critical to city operations and there can be no gap in city service. Specifically, the current incumbent is the only staff member that can make final determinations on building safety situations. In addition, this position oversees two building inspectors and one building technician. The Chief of Inspection Services/Building Official position is an essential role in determining safety regulations.

Council Regular Meeting, 1/20/2026, Item No. 6., Item Page 2, Packet Page 46 №11/24
Staff is proposing an overlap in service to ensure a smooth transition for this critical staff position. The proposed duration will ensure an effective transition for building permit services.

KC
Attachments: 1. Resolution
Writings distributed for discussion or consideration on this matter within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, will be made available at the following link:
https://monterey.gov/Submitted-Comments
Council Regular Meeting, 1/20/2026, Item No. 6., Item Page 3, Packet Page 47 RESOLUTION NO. __-___ C.S.

A RESOLUTION OF THE COUNCIL OF THE CITY OF MONTEREY
№011/24
AMEND RESOLUTION 25-088 CHANGING THE POSITION CONTROL LIST BY ADDING

ONE OVERFILL CHIEF OF INSPECTION SERVICES/BUILDING OFFICIAL POSITION IN

THE BUILDING SAFETY AND INSPECTION SERVICES DIVISION AND APPROPRIATE $57,108 ONE-TIME FOR GENERAL FUND ACCORDINGLY TO FUND THE POSITION THROUGH MAY 1, 2026
WHEREAS, the current Chief of Inspection Services/Building Official proposes to retire on May 1, 2026;
WHEREAS, the current incumbent is the only staff member that can make final determinations on building safety situations. This position oversees two building inspectors and one building technician. The Chief of Inspection Services/Building Official position is an essential role in determining safety regulations.

WHEREAS, hiring one temporary overfill of the Chief Inspection Services/Building Official will help ensure a smooth transition for this critical staff position; WHEREAS, the proposed action is not a project as defined by the California Environmental Quality Act (CEQA) (CCR, Title 14, Chapter 3 (“CEQA Guidelines), Article 20, Section 15378). In addition, CEQA Section 15061 includes the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment.

Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Because the proposed action has no potential to cause any effect on the environment, this matter is not a project. Because the proposed action does not cause a direct or any reasonably foreseeable indirect physical change on or in the environment, this matter is not a project. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability.

NOW, THEREFORE, BE IT FURTHER RESOLVED BY THE COUNCIL OF THE CITY OF MONTEREY that the Position Control List adopted by Resolution 25-088 is amended as follows:

Department Adopted Amended
Community Development Department
Building Safety and Inspection 101-300-3410
Overfill Chief of Inspection Services/Building Official 1 2 (1 Overfill)

BE IT FURTHER RESOLVED BY THE COUNCIL OF THE CITY OF MONTEREY authorize a $57,108 one-time appropriation of General Fund balance and incurred amounts will be reflected in budget appropriations accordingly to fund the overfill position through May 1, 2026. Appropriated as follows:

Council Regular Meeting, 1/20/2026, Item No. 6., Item Page 4, Packet Page 48 Salaries 101-300-3410-0000-4101 $41,581
Benefits 101-300-3410-0000-XXXX $11,369
Retirement 101-300-3410-0000-XXXX $4,158
Total $57,108
PASSED AND ADOPTED BY THE COUNCIL OF THE CITY OF MONTEREY this _____ day of _______, 202_, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

APPROVED:

ATTEST:

Mayor of said City
City Clerk thereof
Council Regular Meeting, 1/20/2026, Item No. 6., Item Page 5, Packet Page 49 Council
Agenda Report
№11/25
FROM: Patrick Moore, Fire Chief
Prepared By: Cheryl Kouretas, Senior Administrative Analyst SUBJECT: Authorize the Fire Chief to Execute a Memorandum of Agreement with the United States Coast Guard Cutter Hawksbill Regarding Fire Protection and Emergency Services (Not a Project under CEQA Article 20, Section 15378 and under General Rule Article 5, Section 15061)
RECOMMENDATION:

That the City Council authorize the Fire Chief to execute a new Memorandum of Agreement (MOA) with the United
States Coast Guard (USCG) Cutter Hawksbill regarding fire protection and emergency services.

VALUE DRIVERS:

In collaboration with our community partners, work to improve the quality of life of all of our community members by fostering diversity, equity, and inclusion; championing equitable access to affordable housing; and maintaining a safe environment.

POLICY IMPLICATIONS:

It is within the Council’s purview to authorize the Fire Chief to execute a new MOA regarding fire protection and emergency services with the USCG Cutter Hawksbill.

CAMPAIGN DISCLOSURE REQUIREMENT (LEVINE ACT)
APPLIES: No
FISCAL IMPLICATIONS:

There is no cost to execute a new MOA. The USCG property is within the City of Monterey’s response jurisdiction.

ENVIRONMENTAL DETERMINATION:

The City of Monterey determined that the proposed action is not a project as defined by the California Environmental Quality Act (CEQA) (CCR, Title 14, Chapter 3 (CEQA
Guidelines), Article 20, Section 15378). In addition, CEQA Guidelines Section 15061 includes the general rule that CEQA applies only to activities which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the Agenda Report Highlights
• The City Council is recommended to
authorize the Fire Chief to execute a
new Memorandum of Agreement
with the USCG Cutter Hawksbill for
fire protection and emergency
services.
• The agreement ensures updated
response procedures and current
points of contact, as requested by
the USCG.
• The USCG property is within the
City of Monterey’s response
jurisdiction, and the services
provided include fire protection,
emergency medical, hazardous
material, and confined space
rescue.
• There is no cost associated with
executing the new agreement.
• The proposed action is not
considered a project under CEQA
and has no potential to cause
environmental effects.

Date: 1/20/2026
Item No.: 7.

Council Regular Meeting, 1/20/2026, Item No. 7., Item Page 1, Packet Page 50 №11/25
activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Because the proposed action and this matter have no potential to cause any effect on the environment, or because it falls within a category of activities excluded as projects pursuant to CEQA Guidelines section 15378, this matter is not a project. Because the matter does not cause a direct or any reasonably foreseeable indirect physical change on or in the environment, this matter is not a project. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability.

ALTERNATIVES CONSIDERED:

The City could choose not to sign the new MOA, however this is not recommended. USCG notified the Fire Department that they would like to update the agreement annually to ensure the response procedures and points of contact remain current.

DISCUSSION:

The City of Monterey Fire Department provides fire protection, emergency medical, hazardous material and confined space rescue services to the United States Coast Guard (USCG) Cutter Hawksbill. The property is within the Department’s response jurisdiction. The City has maintained a Memorandum of Agreement (MOA) with the USCG Cutter Hawksbill regarding the services provided. USCG Cutter Hawksbill has requested that we update the agreement annually to ensure that the response procedures and points of contact remain current. The approval to execute the updated agreement requires City Council approval.

Staff recommends that the City Council adopt the attached resolution authorizing the Fire Chief to execute a new Memorandum of Agreement with the United States Coast Guard Cutter Hawksbill regarding fire protection and emergency services.

PM/ck
Attachments: 1. Resolution
Writings distributed for discussion or consideration on this matter within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, will be made available at the following link:
https://monterey.gov/Submitted-Comments
Council Regular Meeting, 1/20/2026, Item No. 7., Item Page 2, Packet Page 51 RESOLUTION NO. __-___ C.S.

A RESOLUTION OF THE COUNCIL OF THE CITY OF MONTEREY
№011/24

AUTHORIZING THE FIRE CHIEF TO EXECUTE A NEW MEMORANDUM OF AGREEMENT

WITH THE UNITED STATES COAST GUARD CUTTER HAWKSBILL REGARDING

FIRE PROTECTION AND EMERGENCY SERVICES
WHEREAS, the City of Monterey Fire Department provides fire protection and emergency services within its response jurisdiction to the United States Coast Guard Cutter Hawksbill; and
WHEREAS, the City of Monterey Fire Department and the United States Coast Guard Cutter Hawksbill maintain a Memorandum of Agreement (MOA) regarding the services provided; and
WHEREAS, the parties wish to update the MOA annually to ensure response procedures and points of contact remain current; and
WHEREAS, the City of Monterey determined that the proposed action is not a project as defined by the California Environmental Quality Act (CEQA) (CCR, Title 14, Chapter 3 (CEQA Guidelines), Article 20, Section 15378). In addition, CEQA Guidelines Section 15061 includes the general rule that CEQA applies only to activities which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Because the proposed action and this matter have no potential to cause any effect on the environment, or because it falls within a category of activities excluded as projects pursuant to CEQA Guidelines section 15378, this matter is not a project. 2 Because the matter does not cause a direct or any reasonably foreseeable indirect physical change on or in the environment, this matter is not a project. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability.

NOW, THEREFORE, BE IT FURTHER RESOLVED BY THE COUNCIL OF THE CITY OF MONTEREY that it hereby authorizes the Fire Chief to execute a new Memorandum of Council Regular Meeting, 1/20/2026, Item No. 7., Item Page 3, Packet Page 52 Agreement with the United States Coast Guard Cutter Hawksbill regarding fire protection and emergency services. The agreement remains in effect unless amended in writing or terminated by either party with 30 days’ notice.

PASSED AND ADOPTED BY THE COUNCIL OF THE CITY OF MONTEREY this _____ day of _______, 202_, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

APPROVED:

ATTEST:

Mayor of said City
City Clerk thereof
Council Regular Meeting, 1/20/2026, Item No. 7., Item Page 4, Packet Page 53 Council
Agenda Report
№12/25
FROM: Lew Bauman, Interim City Manager
Prepared By: Hayley Goodwein, Administrative Assistant
SUBJECT: Adopt a Resolution Opposing the Department of the Interior's Proposed Program for Offshore Oil and Gas Leases Off the California Coast (Not a Project under CEQA Article 20, Section 15378 and under General Rule Article 5, Section 15061)
RECOMMENDATION:

That the City Council adopt a resolution opposing the
Department of the Interior’s proposed program for new
offshore oil and gas leases along the Outer Continental shelf, including along the coast of Central California.

VALUE DRIVERS:

Protect and preserve our natural environment by
addressing climate change through ecologically
responsible and pragmatic solutions.

In collaboration with our community partners, work to
improve the quality of life of all of our community
members by fostering diversity, equity, and inclusion;
championing equitable access to affordable housing;
and maintaining a safe environment.

POLICY IMPLICATIONS:

This resolution is in direct response to the 11th National Outer Continental Shelf Oil and Gas Leasing Program
that was announced in November 2025 by the
Department of the Interior.

CAMPAIGN DISCLOSURE REQUIREMENT (LEVINE
ACT) APPLIES: No
FISCAL IMPLICATIONS:

There are no fiscal implications resulting from the Council’s adoption of the resolution.

Indirectly, offshore oil leases along the Monterey Bay could adversely impact the region’s tourism industry, resulting in reductions in the City’s tourism-driven revenue.

Agenda Report Highlights
• The City Council is urged to adopt a
resolution opposing the Department
of the Interior’s proposed offshore
oil and gas leasing program along
the California coastline.
• Offshore drilling threatens the
Monterey Bay National Marine
Sanctuary, which supports diverse
marine life and drives tourism and
recreation.
• Oil spills could harm marine
ecosystems, disrupt coastal
industries, and result in significant
cleanup costs.
• The City of Monterey has a history
of opposing offshore drilling through
resolutions and ballot measures,
including Measure G passed in
1986.

Date: 1/20/2026
Item No.: 8.

Council Regular Meeting, 1/20/2026, Item No. 8., Item Page 1, Packet Page 54 №11/25
ENVIRONMENTAL DETERMINATION:

The City of Monterey determined that the proposed action is not a project as defined by the California Environmental Quality Act (CEQA)(CCR, Title 14, Chapter 3 (“CEQA Guidelines”), Article 20, Section 15378). In addition, CEQA Guidelines Section 15061 includes the general rule that CEQA applies only to activities which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Because the proposed action and this matter have no potential to cause any effect on the environment, or because it falls within a category of activities excluded as projects pursuant to CEQA Guidelines section 15378, this matter is not a project. Because the matter does not cause a direct or any reasonably foreseeable indirect physical change on or in the environment, this matter is not a project. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability.

ALTERNATIVES CONSIDERED:

The Council can decide not to adopt the resolution.

DISCUSSION:

In November 2025, the United States Department of the Interior announced a Secretary’s Order directing the Bureau of Ocean Energy Management to take the necessary steps to terminate the 2024-2029 National Outer Continental Shelf Oil and Gas Leasing Program and replace it with a new, expansive 11th National Outer Continental Shelf Oil and Gas Leasing Program. The program includes 34 potential offshore lease sales across the existing Outer Continental Shelf which spans 1.27 billion acres in Alaska, the California coastline, and the Gulf of Mexico. Six of the 34 proposed lease areas are along California’s coastline.

California’s coastline has many Marine Protected Areas (MPAs), a National Seashore, and National Marine Sanctuaries. One such Marine Sanctuary is the Monterey Bay National Marine Sanctuary (MBNMS). The MBNMS extends from Rocky Point in Marin County to the town of Cambria in San Luis Obispo County, encompassing a shoreline length of 276 miles and 6,094 square miles of ocean along the Central California Coast. The genesis for the MBNMS was a 1981 proposal for a similar offshore drilling program. Secretary of the Interior James Watt proposed to sell coastline of the continental shelf. Then-Representative Leon Panetta and Representative Don Clausen worked across the aisle to draft a ‘moratorium amendment’ that was passed by the Senate continuously for 20 years. This effort led to further collaboration on a more local level in Monterey to establish the MBNMS in 1992. Politicians, marine researchers, business owners, fisheries, tourism professionals, community leaders, and concerned citizens worked together to form the Monterey Bay National Marine Sanctuary. Any offshore drilling would irrevocably damage the MBNMS and the work that has been done to protect the fragile marine environment.

Offshore drilling poses a threat to our coastal recreation, tourism, and fishing industry, industries that depend on a clean and healthy ocean environment. The City of Monterey’s tourism is reliant on a pristine and healthy coastline. Ocean tourism and recreation across the United States account for approximately $180 billion in gross domestic product. Monterey Bay is home to dozens of species of marine mammals, birds, fish, reptiles, invertebrates, and plant life, many of which are endangered or only found in the MBNMS. These animals directly impact tourism and recreation as many people visit travel specifically to Monterey to see our marine life. Oil spills Council Regular Meeting, 1/20/2026, Item No. 8., Item Page 2, Packet Page 55 №11/25
poison marine life, cause beach closures, shut down lucrative fishing areas, and have extreme short-term and long-term clean-up costs to local, state, and federal governments. The Monterey Bay Aquarium, Hopkins Marine Station of Stanford University, California State University Monterey Bay, and University of California Santa Cruz each have programs and campuses that would be directly impacted by offshore drilling in Monterey Bay and the California coastline.

The City of Monterey previously passed Resolution No. 13.133 (June 1978), Resolution No. 86- 134 (November 1986), Resolution No. 186-197 (November 1986), Resolution No. 87-08 (January 1987), Resolution No. 87-14 (January 1987), and Resolution No. 88-189 (December 1988), all opposing leases for the purpose of offshore oil drilling along the California Central Coast Shoreline and the Outer Continental Shelf. Measure G was passed as a ballot proposition on August 5, 1986 that proposed that “the people of the City of Monterey adopt an ordinance opposing offshore drilling for oil and gas off the Coast of Central and Northern California. . . [and] make certain findings relating to the potential adverse efforts thereof. . .[and to] defin[e] and prohibit onshore support facilities and require[e] the City Council to urge State and Federal authorities to exclude said water from the OCS Oil and Gas Leasing Program”. Measure G was passed in November 1986 with 76% of the vote.

LB/hg
Attachments: 1. Resolution
Writings distributed for discussion or consideration on this matter within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, will be made available at the following link:
https://monterey.gov/Submitted-Comments
Council Regular Meeting, 1/20/2026, Item No. 8., Item Page 3, Packet Page 56 RESOLUTION NO. __-___ C.S.

A RESOLUTION OF THE COUNCIL OF THE CITY OF MONTEREY
№011/24
OPPOSING THE U.S. DEPARTMENT OF THE INTERIOR’S PROPOSED PROGRAM FOR

OFFSHORE OIL AND GAS LEASES OFF THE CALIFORNIA COAST
WHEREAS, on November 26, 2025, the United States Department of the Interior announced a Secretary’s Order directing the Bureau of Ocean Energy Management to take the necessary steps to terminate the 2024-2029 National Outer Continental Shelf Oil and Gas Leasing Program and replace it with a new, expansive 11th National Outer Continental Shelf Oil and Gas Leasing Program;
WHEREAS the program includes 34 potential offshore lease sales across the existing Outer Continental Shelf planning areas which covers over 1.27 billion acres, including six along the Pacific coastline;
WHEREAS, in 1981, Secretary of the Interior James Watt proposed a similar program to sell coastline of the continental shoreline of the United States for offshore drilling. ThenRepresentative Leon Panetta and Representative Don Clausen drafted a ‘moratorium amendment’ that was passed by the Senate continuously for 20 years and led to the formation of the Monterey Bay National Marine Sanctuary;
WHEREAS, the Monterey Bay National Marine Sanctuary was established 34 years ago in 1992 through the collaborative effort of politicians on both sides of the aisle, marine researchers, business owners, fisheries, tourism professionals, community leaders, and concerned citizens; and
WHEREAS, offshore drilling poses a threat to our coastal recreation, tourism, and fishing industry, industries that depend on a clean and healthy ocean environment. The City of Monterey’s tourism is dependent on a pristine and healthy coastline; WHEREAS, the Monterey Bay is home to endangered species of marine mammals, birds, and fish - some of which are not found anywhere else in the world – all which would be heavily impact by the construction of new offshore drilling facilities and an inevitable oil spill; WHEREAS, the City of Monterey previously passed Resolution No. 13.133 (June 1978), Resolution No. 86-134 (November 1986), Resolution No. 186-197 (November 1986), Resolution No. 87-08 (January 1987), Resolution No. 87-14 (January 1987), and Resolution No. 88-189 (December 1988), all opposing leases for the purpose of offshore oil drilling along the California Central Coast Shoreline and the Outer Continental Shelf; WHEREAS, Measure G was approved as a ballot proposition on August 5, 1986 that proposed that “the people of the City of Monterey adopt an ordinance opposing offshore drilling for oil and gas off the Coast of Central and Northern California. . . [and] make certain findings relating to the potential adverse efforts thereof. . .[and to] defin(e) and prohibit onshore support facilities and requir(e) the City Council to urge State and Federal authorities to exclude said water from the OCS Oil and Gas Leasing Program”. Measure G was passed in November 1986 with 76% of the vote;
Council Regular Meeting, 1/20/2026, Item No. 8., Item Page 4, Packet Page 57 WHEREAS, the City of Monterey determined that the proposed action is not a project as defined by the California Environmental Quality Act (CEQA) (CCR, Title 14, Chapter 3 (CEQA Guidelines), Article 20, Section 15378). In addition, CEQA Guidelines Section 15061 includes the general rule that CEQA applies only to activities which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Because the proposed action and this matter have no potential to cause any effect on the environment, or because it falls within a category of activities excluded as projects pursuant to CEQA Guidelines section 15378, this matter is not a project.

Because the matter does not cause a direct or any reasonably foreseeable indirect physical change on or in the environment, this matter is not a project. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability

NOW, THEREFORE, BE IT FURTHER RESOLVED BY THE COUNCIL OF THE CITY OF MONTEREY that it hereby opposes the proposed 11th National Outer Continental Shelf Oil and Gas Leasing Program, including any and all new or expanded offshore oil and gas off the California Coast.

PASSED AND ADOPTED BY THE COUNCIL OF THE CITY OF MONTEREY this _____ day of _______, 202_, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

APPROVED:

ATTEST:

Mayor of said City
City Clerk thereof
Council Regular Meeting, 1/20/2026, Item No. 8., Item Page 5, Packet Page 58 Council
Agenda Report
FROM: Nat Rojanasathira, Assistant City Manager
SUBJECT: Resolution to Modify the Monterey County Tourism Improvement District (MCTID) Management District Plan to Add the City of Sand City to the District (Not a Project under CEQA per Article 20, Section 15378 and Under General Rule Article 5, Section 15061) – Recommended to be Tabled RECOMMENDATION:

VALUE DRIVER:

CAMPAIGN DISCLOSURE REQUIREMENT (LEVINE ACT) APPLIES: No.

POLICY IMPLICATIONS:

It is within the City Council’s purview to table the matter due to incomplete legal noticing, and tabling is advisable given the risk that pursuing the matter regardless of incomplete noticing could pose to the City as the lead agency for the MCTID.

FISCAL IMPLICATIONS:

While the City is the lead agency, See Monterey/the MCTID pays for the noticing, so the renoticing will not fiscally impact the City.

ENVIRONMENTAL DETERMINATION:

The City of Monterey determined that the proposed action is not a project as defined by the California Environmental Quality Act (CEQA) (CCR, Title 14, Chapter 3 (CEQA Guidelines), Article 20, Section 15378). In addition, CEQA Guidelines Section 15061 includes the general rule that CEQA applies only to activities which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Because the proposed action and this matter have no potential to cause any effect on the environment, or because it falls within a category of activities excluded as projects pursuant to CEQA Guidelines section 15378, this matter is not a project. Because the matter does not cause a direct or any reasonably foreseeable indirect physical change on or in the environment, Date: 1/20/2026
Item No.: 9.

Council Regular Meeting, 1/20/2026, Item No. 9., Item Page 1, Packet Page 59 this matter is not a project. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability.

ALTERNATIVES CONSIDERED: None.

DISCUSSION:

Staff recommends that the Council table this matter, due to a discrepancy that was discovered in the legal noticing conducted on the City’s behalf by an outside agency. Legal notice requirements will be revisited and completed properly, and the matter brought back to Council in the coming months for completion.
c: MCTID Executive Director, c/o See Monterey
Writings distributed for discussion or consideration on this matter within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, will be made available at the following link:
https://monterey.gov/Submitted-Comments
Council Regular Meeting, 1/20/2026, Item No. 9., Item Page 2, Packet Page 60 Council
Agenda Report
№11/25
FROM: Kimberly Cole, AICP, Community Development Director Levi Hill, AICP, Planning Manager
Prepared By: Chris Schmidt, Senior Associate Planner
SUBJECT: Adopt Proposed Draft Findings and Declare an Intent to Consider Overruling the Monterey County Airport Land Use Commission’s Consistency Determination for Appeal Application AP-25-0236/Use Permit Application UP-25-0013 for a Day Care, General, Use at 2400 Garden Road; Appellant Henry Ruhnke, Wald, Ruhnke and Dost Architects LLP; Property Owner W R MONT LLC and Directing that Notice Be Provided to the Airport Land Use Commission and the California Department of Transportation Division of Aeronautics (Exempt from CEQA per Article 19, Section 15301, Class 1 and Section 15303, Class 3) RECOMMENDATION:

The City Council should consider if the proposed
findings reflect their proposed decision. If so, the
Council should adopt a resolution directing that
notice be provided to the Monterey Airport Land
Use Commission (ALUC) and the California
Department of Transportation Division of
Aeronautics of the intent to overrule the Monterey
County Airport Land Use Commission’s
Consistency Determination pursuant to Public
Utilities Code section 21676(a).

VALUE DRIVERS:

In collaboration with our community partners,
work to improve the quality of life of all of our
community members by fostering diversity,
equity, and inclusion; championing equitable
access to affordable housing; and maintaining a
safe environment.

Foster a local government that is transparent and
collaborative; and solicits, welcomes and
appreciates input from all.

POLICY IMPLICATIONS:

The subject property is located within the Airport
Influence Area of the Monterey Regional Airport
Agenda Report Highlights
• The City Council is considering
overruling the Monterey County Airport
Land Use Commission’s determination
that a proposed day care facility at 2400
Garden Road is inconsistent with the
Airport Land Use Compatibility Plan.
• The proposed day care facility would
serve up to 104 children and reuse an
existing developed site within Airport
Safety Zone 7.
• The City Council finds that the project
aligns with public welfare benefits,
zoning policies, and minimizes airportrelated risks, supported by substantial evidence.
• A 45-day notice will be provided to the
ALUC and the California Department of
Transportation Division of Aeronautics
before finalizing the override decision.

Date: 1/20/2026
Item No.: 10.

Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 1, Packet Page 61 №11/25
and is therefore subject to review by the Monterey County Airport Land Use Commission (ALUC) pursuant to Public Utilities Code section 21676.5. On July 28, 2025, the ALUC determined that the proposed Day Care, General, use is inconsistent with the 2019 Airport Land Use Compatibility Plan (ALUCP).

Under State law, the City Council has the authority to overrule an ALUC inconsistency determination. Pursuant to Public Utilities Code section 21676(a) and Government Code section 65302.3, the City Council may overrule the ALUC’s determination if it adopts specific findings, supported by substantial evidence in the record, that the proposed action is consistent with the purposes of the Airport Land Use Compatibility Plan, including the protection of public health, safety, and welfare. Prior to taking final action to overrule the ALUC, the City must provide the ALUC and the California Department of Transportation Division of Aeronautics with written notice of its proposed decision and findings at least 45 days in advance.

This agenda item initiates, but does not complete, the ALUC override process. A subsequent City Council action, requiring a two-thirds vote of the full Council, is necessary to finalize the override of the ALUC’s determination after the 45-day notice period has concluded.

CAMPAIGN DISCLOSURE REQUIREMENT (LEVINE ACT) APPLIES: Yes.

FISCAL IMPLICATIONS: No fiscal implications have been identified.

ENVIRONMENTAL DETERMINATION:

The City of Monterey Planning Office determined the project is exempt from the California Environmental Quality Act (CEQA) Guidelines (Article 19, Section 15301, Class 1 and Section 15303, Class 3) because the project proposes minor alterations to the exterior of a developed site in an urbanized area and construction of small structures. The project would not involve an expansion of the existing building and proposes minor improvements to the site including a new waste enclosure and deck. Furthermore, the project does not qualify for any of the exceptions to the categorical exemptions found at CEQA Guidelines Section 15300.2.

Exception b - Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The proposed waste enclosure is a minor alteration to the site, which is already developed. No cumulative impacts are anticipated due to the project’s limited scope and distinct location.

Exception c - Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. No significant effects are anticipated due to the project’s limited scope and distinct location.

Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 2, Packet Page 62 №11/25
Exception d - Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified Environmental Impact Report. The site is not visible from a scenic highway.

Exception e - Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. The project site is not located on a hazardous waste site that is included on any list compiled pursuant to Section 65962.5 of the Government Code.

Exception f - Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

There are no historic structures on site, and the project site is not located in an area of high archaeological sensitivity. Therefore, impacts to historic or archaeological resources are not anticipated.

ALTERNATIVES CONSIDERED:

The City Council may revise the findings in the proposed resolution.

DISCUSSION:

Background
The project applicant proposes to convert an existing commercial office building located at 2400 Garden Road into a Montessori-based day care facility serving children ages six weeks to six years. The subject site is approximately 32,700 square feet in area and is developed with an existing office building and surface parking. The site is designated Employment on the General Plan Land Use Map and is zoned I-R-130-RA-ES-MF1 (Industrial, Research and Administration Zoning District with Religious Assembly, Emergency Shelter, and Multi-Family Residential Overlay Districts).

Project Description
The proposed Day Care, General, use includes a maximum enrollment of 104 children, consistent with existing water credits available at the site. The project includes interior tenant improvements, reconfiguration of the existing parking lot to accommodate drop-off and pick-up operations, construction of a new trash enclosure, and construction of an exterior deck to provide outdoor activity space. Hours of operation are proposed from 7:00 a.m. to 6:00 p.m., Monday through Friday.

Monterey City Code Section 38-17 defines a “Day Care, General” use as the provision of nonmedical care for seven or more persons on a less than 24-hour basis and includes nursery schools, preschools, and childcare centers. In accordance with the City Code, the proposed Montessori operation is classified as a Day Care, General, use for zoning purposes.

The I-R zoning district permits a Day Care, General, use subject to approval of a Use Permit.

The Employment General Plan designation allows for supportive institutional and service uses that serve employees, businesses, and the broader community. The City Council may determine that the proposed use is consistent with the objectives of the zoning district and the General Plan when appropriately conditioned.

Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 3, Packet Page 63 №11/25
ALUC Review
The project site is located within the Airport Influence Area of the Monterey Regional Airport and within Safety Zone 7 as identified in the 2019 Airport Land Use Compatibility Plan. On June 17, 2025, City staff received correspondence from Monterey Regional Airport staff indicating that the proposed use required ALUC review due to the introduction of vulnerable occupants within proximity to active runways.

On July 28, 2025, the Monterey County Airport Land Use Commission adopted a resolution determining that the proposed Day Care, General, use is inconsistent with the ALUCP, citing safety concerns associated with the presence of children within approximately 1,395 feet of Runway 10R-28L. Any decision to overrule the ALUC’s consistency determination would require City Council action.

Planning Commission and City Council Review
The Use Permit application was considered by the Planning Commission at a duly noticed public hearing on September 23, 2025. Following receipt of public testimony and deliberation, the Planning Commission voted to deny the Use Permit, concluding that the required public health and safety findings could not be made based on the project’s location within the Airport Influence Area and the ALUC’s inconsistency determination.

The applicant filed a timely appeal of the Planning Commission’s decision on October 3, 2025.

On November 4, 2025, the City Council reviewed the appeal and associated staff reports and, following discussion, directed staff to return with a resolution granting the appeal and initiating the ALUC overrule process.

Analysis
ALUC Override Draft Findings
Pursuant to Public Utilities Code Section 21676(a), the City Council may overrule a determination of the Monterey County Airport Land Use Commission if it adopts specific legislative findings, supported by substantial evidence in the record, that the proposed action is consistent with the purposes of Public Utilities Code sections 21670 - 21679.5.

Public Utilities Code section 21670 states that “It is the purpose of this article to protect public health, safety, and welfare by ensuring the orderly expansion of airports and the adoption of land use measures that minimize the public’s exposure to excessive noise and safety hazards within areas around public airports to the extent that these areas are not already devoted to incompatible uses”. Based on the Council’s previous direction, the City Council should consider the following findings:
1) The project site is within Safety Zone 7 (Airport Influence Area). Safety Zone 7 is the most permissible safety zone of the ALUCP. This Safety Zone allows for residential development at unrestricted densities, a maximum intensity of 300 persons per acre for non-residential land uses, and all development types, except hazards to flight, outdoor stadiums, and similar very high intensity uses. The proposed site is approximately 0.75 acres in size, and the proposed daycare would have a maximum on-site occupancy of 120 persons (104 students and 16 staff). No exterior modifications are proposed. The proposed daycare is not a hazard to flight, or a very high intensity use, and complies with the ALUCP’s maximum allowed intensity of 300 persons per acre.

Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 4, Packet Page 64 №11/25
2) The City Council finds that the proposed Day Care, General, use at 2400 Garden Road is consistent with the purposes of Public Utilities Code section 21670, including protection of public health, safety, and welfare through reasonable minimization of exposure to airportrelated hazards within an area already developed with urban uses. The project proposes reuse of an existing developed site located within Airport Safety Zone 7 and does not introduce new development into previously undeveloped land adjacent to the airport. 3) Day care use is not prohibited within Safety Zone 7, however, projects that involve or would be occupied by “vulnerable occupants” (defined as children, the elderly, and people with disabilities) within 6,000 feet from the side of the runway is “strongly discouraged,” especially at the ends of runways, unless a site outside the zone would not serve the intended function. Here, the proposed day care will be located parallel to the runways. Also, the project site was previously used as a church, and as such it was occupied by vulnerable occupants. The City Council finds that feasible alternative locations outside Safety Zone 7 are not reasonably available for the proposed use. Substantial evidence in the administrative record demonstrates that alternative sites were evaluated and found unavailable or unsuitable due to zoning, parcel size, operational requirements, or market constraints. Given the geographic extent of Safety Zone 7, requiring avoidance of the zone would effectively preclude establishment of the proposed use within the City.. 4) Airport Safety Zone 7 is already substantially devoted to urban, institutional, and communityserving uses, including uses involving children and other potentially vulnerable populations.

The City Council finds that the proposed project will not interfere with airport operations, airspace protection, flight paths, or the orderly expansion of the Monterey Regional Airport, consistent with Public Utilities Code section 21675. The project is located along the side of an active runway, is not situated within a primary landing or takeoff zone, and does not introduce physical obstructions, height encroachments, or operational conflicts with aviation facilities.
5) The City Council finds that, based on its independent judgment and the entire administrative record, the public welfare benefits of expanding licensed child care capacity, including support for working families, economic participation, and community well-being, outweigh the generalized and non-site-specific risk considerations identified for Airport Safety Zone 7.

The City Council further finds that informed parental decision-making, consistency with adopted zoning and General Plan policies, and the reuse of an existing developed site support the conclusion that the proposed action is consistent with the purposes of Public Utilities Code section 21670 and that overruling the ALUC’s consistency determination is authorized under Public Utilities Code Section 21676(a).

In conclusion, the City Council should adopt the attached findings as reflective of its earlier direction. If so, the Council would adopt the attached resolution declaring an intent to overrule the Monterey County Airport Land Use Commission’s consistency determination for the proposed Day Care, General, Use at 2400 Garden Road, and directing that notice of the proposed decision and findings be provided to the ALUC and the California Department of Transportation Division of Aeronautics, pursuant to Public Utilities Code Section 21676(a). A public hearing will be held, on a date at least 45 days after providing the foregoing notice to the ALUC and the Department of Transportation Division of Aeronautics, to approve the Use Permit conditions (grant the appeal of the Planning Commission decision) and overriding the ALUC inconsistency determination.

Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 5, Packet Page 65 №11/25
KC/lh/cs
Attachments: 1. Resolution Granting Appeal and Initiating ALUC Override Process

2. Draft Use Permit Conditions of Approval

3. November 4, 2025, City Council Agenda Report with Attachments e: Henry Ruhnke, Wald, Ruhnke and Dost Architects LLP, Appellant Shawn Capps, Wald, Ruhnke and Dost Architects LLP, Applicant Bill Tershy, representative for W R MONT LLC, Property Owner Madelynn Van Den Huevel, representative for W R MONT LLC, Property Owner Hansen P. Reed, Walker and Reed
Chris Morello, Monterey Regional Airport
Fionna Jensen, Principal Planner, County of Monterey, ALUC Staff Planner Writings distributed for discussion or consideration on this matter within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, will be made available at the following link:
https://monterey.gov/Submitted-Comments
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 6, Packet Page 66 RESOLUTION NO. __-___ C.S.

A RESOLUTION OF THE COUNCIL OF THE CITY OF MONTEREY
№011/24

ADOPTING PROPOSED DRAFT FINDINGS AND DECLARING AN INTENT TO CONSIDER OVERRULING THE MONTEREY COUNTY AIRPORT LAND USE COMMISSION’S CONSISTENCY DETERMINATION FOR A DAY CARE, GENERAL, USE AT 2400 GARDEN

ROAD AND DIRECTING THAT NOTICE OF THE PROPOSED DECISION AND FINDINGS BE

PROVIDED TO THE AIRPORT LAND USE COMMISSION AND THE CALIFORNIA

DEPARTMENT OF TRANSPORTATION DIVISION OF AERONAUTICS
WHEREAS, Henry Ruhnke of Wald, Ruhnke and Dost Architects LLP, appellant, submitted an application to appeal the decision of the Planning Commission to deny Use Permit UP-25-0013 for a Day Care, General, use at 2400 Garden Road; WHEREAS, the site is designated Employment on the General Plan Land Use Map and is zoned I-R-130-RA-ES-MF1 (Industrial, Research and Administration Zoning District with Religious Assembly, Emergency Shelter and Multifamily Overlay Districts). The I-R zoning district requires a use permit for the day care, general, use; WHEREAS, on January 15, 2025, Shawn Capps of Wald, Ruhnke and Dost Architects LLP, applicant on behalf of owner W R MONT LLC, proposed to convert the existing building to a private Montessori community school for children;
WHEREAS, on July 28, 2025, the Monterey County Airport Land Use Commission determined that the proposed use is inconsistent with the 2019 Airport Land Use Compatibility Plan;
WHEREAS, on September 23rd, 2025, the Planning Commission, at a properly noticed public hearing, carefully considered all of the information presented to it, including the agenda report and information submitted at the public hearing by interested persons; and denied the use permit application based on the findings identified in Resolution P25-022; WHEREAS, on October 3, 2025, the appellant filed a timely appeal of the Planning Commission’s decision (AP-25-0236);
WHEREAS, on November 4, 2025, the City Council, at a properly noticed public hearing, carefully considered all the information presented to it, including the agenda report and information submitted at the public hearing by interested persons and continued the item with direction to staff;
WHEREAS, the City may overrule a determination of the ALUC if it makes findings that the proposed action is consistent with the purposes of Section 21670 regarding the protection of public health, safety and welfare in areas surrounding airports and provides the ALUC and the California Department of Transportation Division of Aeronautics (“Division”) with a copy of the proposed decision and findings at least 45 days prior to the City's action to overrule the ALUC, pursuant to Public Utilities Code section 21676(a);
WHEREAS, Section 21676(a) provides that the ALUC and the Division shall respond to the referral of the findings of override within 30 days of receiving the proposed decision and Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 7, Packet Page 67 findings. However, in the event that the ALUC or Division's comments are not available within this time limit, the City may act without them;
WHEREAS, the comments by the ALUC or Division are advisory to the City under State law;
WHEREAS, the City Council shall include comments from the ALUC and the Division in the final record of any final decision to overrule the ALUC, which may only be adopted by a twothirds vote of the Council; and WHEREAS, the City of Monterey Planning Office determined the project is exempt from the California Environmental Quality Act (CEQA) Guidelines (Article 19, Section 15301, Class 1 and Section 15303, Class 3) because the project proposes minor alterations to the exterior of a developed site in an urbanized area, and construction of small structures. The project would not involve an expansion of the existing building and proposes minor improvements to the site including a new waste enclosure and deck. Furthermore, the project does not qualify for any of the exceptions to the categorical exemptions found at CEQA Guidelines Section 15300.2.

Exception b - Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The proposed waste enclosure is a minor alteration to the site, which is already developed. No cumulative impacts are anticipated due to the project’s limited scope and distinct location.

Exception c - Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. No significant effects are anticipated due to the project’s limited scope and distinct location.

Exception e - Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. The project site is not located on a hazardous waste site that is included on any list compiled pursuant to Section 65962.5 of the Government Code.

Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 8, Packet Page 68 Exception f - Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

NOW, THEREFORE, BE IT FURTHER RESOLVED BY THE COUNCIL OF THE CITY OF MONTEREY that it hereby adopts the following proposed draft findings overruling the ALUC’s consistency determination for the draft ordinance, as follows:
1) The project site is within Safety Zone 7 (Airport Influence Area). Safety Zone 7 is the most permissible safety zone of the ALUCP. This Safety Zone allows for residential development at unrestricted densities, a maximum intensity of 300 persons per acre for non-residential land uses, and all development types, except hazards to flight, outdoor stadiums, and similar very high intensity uses. The proposed site is approximately 0.75 acres in size, and the proposed daycare would have a maximum on-site occupancy of 120 persons (104 students and 16 staff). No exterior modifications are proposed. The proposed daycare is not a hazard to flight, or a very high intensity use, and complies with the ALUCP’s maximum allowed intensity of 300 persons per acre. 2) The City Council finds that the proposed Day Care, General, use at 2400 Garden Road is consistent with the purposes of Public Utilities Code section 21670, including protection of public health, safety, and welfare through reasonable minimization of exposure to airport-related hazards within an area already developed with urban uses.

The project proposes reuse of an existing developed site located within Airport Safety Zone 7 and does not introduce new development into previously undeveloped land adjacent to the airport.
3) Day care use is not prohibited within Safety Zone 7, however, projects that involve or would be occupied by “vulnerable occupants” (defined as children, the elderly, and people with disabilities) within 6,000 feet from the side of the runway is “strongly discouraged,” especially at the ends of runways, unless a site outside the zone would not serve the intended function. Here, the proposed day care will be located parallel to the runways. Also, the project site was previously used as a church, and as such it was occupied by vulnerable occupants. The City Council finds that feasible alternative locations outside Safety Zone 7 are not reasonably available for the proposed use.

Substantial evidence in the administrative record demonstrates that alternative sites were evaluated and found unavailable or unsuitable due to zoning, parcel size, operational requirements, or market constraints. Given the geographic extent of Safety Zone 7, requiring avoidance of the zone would effectively preclude establishment of the proposed use within the City, which is not required by Public Utilities Code Section 21670.

Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 9, Packet Page 69 4) Airport Safety Zone 7 is already substantially devoted to urban, institutional, and community-serving uses, including uses involving children and other potentially vulnerable populations. The City Council finds that the proposed project will not interfere with airport operations, airspace protection, flight paths, or the orderly expansion of the Monterey Regional Airport, consistent with Public Utilities Code section 21675. The project is located along the side of an active runway, is not situated within a primary landing or takeoff zone, and does not introduce physical obstructions, height encroachments, or operational conflicts with aviation facilities. 5) The City Council finds that, based on its independent judgment and the entire administrative record, the public welfare benefits of expanding licensed child care capacity—including support for working families, economic participation, and community well-being—outweigh the generalized and non-site-specific risk considerations identified for Airport Safety Zone 7. The City Council further finds that informed parental decisionmaking, consistency with adopted zoning and General Plan policies, and the reuse of an existing developed site support the conclusion that the proposed action is consistent with the purposes of Public Utilities Code section 21670 and that overruling the ALUC’s consistency determination is authorized under Public Utilities Code Section 21676(a).

PASSED AND ADOPTED BY THE COUNCIL OF THE CITY OF MONTEREY this _____ day of _______, 202_, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

APPROVED:

ATTEST:

Mayor of said City
City Clerk thereof
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 10, Packet Page 70 Attachment 2

DRAFT CONDITIONS OF APPROVAL
Special:

1. This approval shall not become effective until the City Council has formally completed the Airport Land Use Commission (ALUC) override process pursuant to Public Utilities Code Section 21676(a). Specifically, the City Council must adopt, by a two-thirds vote of the full Council, a resolution overruling the Monterey County Airport Land Use Commission’s consistency determination for the proposed use, following provision of notice and opportunity for comment to the ALUC and the California Department of Transportation Division of Aeronautics, as required by State law. If the City Council does not adopt a final resolution overruling the ALUC’s consistency determination, this Use Permit approval shall be null and void, and no rights shall vest pursuant to this approval.

2. Prior to commencement of operations and on an ongoing basis thereafter, the operator shall provide written notice to all parents or legal guardians that the facility is located within proximity to the Monterey Regional Airport and within the Airport Influence Area. The notice shall state that aircraft overflights, noise, and other airport-related conditions may be experienced at or near the site. Such notice shall be provided prior to initial enrollment and shall be included in enrollment materials or parent handbooks. Documentation demonstrating compliance with this condition shall be maintained by the operator and made available to the City upon request. Nothing in this condition shall be construed as a waiver of any rights or as an admission regarding airport safety or operational risk.

3. The applicant shall obtain and maintain all required local, state, and federal permits, licenses, and certifications for the operation of a childcare center and Montessori teacher training facility, including but not limited to approvals from the California Department of Social Services, Community Care Licensing Division. Proof of current licensing shall be provided to the City prior to commencement of operations and upon request. Failure to maintain required licenses or permits shall be grounds for revocation or modification of this use permit.

4. The operator shall maintain emergency response procedures consistent with state child care licensing requirements, including shelter-in-place protocols for external events. Such procedures shall be maintained on-site and available for inspection upon request.

5. A copy of the use permit’s conditions of approval shall be kept on the premises where it may be readily viewed by any employee, member of the general public or member of a governmental agency.

6. The applicant shall receive approval of an Architectural Review Permit for exterior alterations to the project site.

7. The use permit application is approved with a maximum enrollment of 104 children onsite at any time.

Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 11, Packet Page 71 Attachment 2

8. The approved hours of operation are 7:00 AM to 6:00 PM, Monday through Friday. Any changes to hours shall require review and approval by the Community Development Director.

9. The applicant shall implement staggered drop-off and pick-up times consistent with the operational plan to minimize traffic impacts. The applicant shall clearly communicate these procedures to families and staff.

10. The AMI Montessori teacher training center component of the project is an accessory use to the day care use, and shall not be expanded to become the primary use of the site.

11. The applicant shall construct a driveway crossing and public sidewalk across the entire Garden Court frontage of the parcel.

Standard:

12. That, prior to submittal for building permits, the applicant shall provide a copy of these Conditions of Approval on the front page of any plans to be included in the Building Permit submittal.

13. That any modification to the approved plans requires review and approval by Planning staff or the Planning Commission, as necessary.

14. That the hours of construction shall be limited to the hours of 7:00 am to 7:00 pm Monday through Friday, 8:00 am to 6:00 pm Saturday and 10:00 am to 5:00 pm Sunday.`

15. That the project is subject to the categorical water allocation program approved by the City Council and subject to the rules and regulations as adopted by the Monterey Peninsula Water Management District. The applicant proceeds at his own risk that water may not be available at the time he requests building permits. No building permits will be issued if water is not available for this project.

16. During construction, the developer shall employ temporary storm water best management practices (BMPs) for erosion and sediment control, prevention of non-storm water discharges, and implement good housekeeping and construction waste management practices to protect the storm drainage system and water quality as required by City Code Section 31.5-15(c), City Phase II Permit, State Water Resources Control Board (SWRCB) Construction General Permit (CGP), and MRSWMP. Plans for the implementation of during-construction storm water management and BMPs, such as a Storm Water Pollution Prevention Plan (SWPPP), shall be submitted to the City and subject to review and approval of the City Engineer and Building Official prior to issuance of a grading and/or building permit.

17. Tree protection shall be installed prior to initiation of any site disturbance as required by Municipal Code Chapter 37.

18. That this approval will expire 24 months from the date of approval by the City of Monterey unless the required building permits are issued for the project. It is the applicant’s responsibility to track the expiration date and any request for extension must be made a minimum of 60 days prior to expiration. No renewal notice will be sent to the applicant or property owner.

Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 12, Packet Page 72 Council
Agenda Report
№11/25
FROM: Kimberly Cole, AICP, Community Development Director Levi Hill, AICP, Planning Manager
Prepared By: Chris Schmidt, Senior Associate Planner
SUBJECT: Uphold Planning Commission’s Decision to Deny Use Permit Application for a Day Care, General, Use at 2400 Garden Road; Application AP-25-0236; Use Permit Application UP-25-0013; Appellant Henry Ruhnke, Wald, Ruhnke and Dost Architects LLP; Property Owner W R MONT LLC; Industrial, Administration, and Research, Religious Assembly Overlay, Emergency Shelter Overlay, MultiFamily Residential Overlay (I-R-130-RA-ES-MF1) Zoning District; Employment General Plan Designation (Exempt from CEQA per Article 19, Section 15301, Class 1 and Section 15303, Class 3)
RECOMMENDATION:

That the City Council adopt the attached resolution
denying the appeal, which would uphold Planning
Commission Resolution P25-022.

VALUE DRIVERS:

In collaboration with our community partners, work
to improve the quality of life of all of our community
members by fostering diversity, equity, and
inclusion; championing equitable access to
affordable housing; and maintaining a safe
environment.

Foster a local government that is transparent and
collaborative; and solicits, welcomes and
appreciates input from all.

POLICY IMPLICATIONS:

The Airport Land Use Commission (ALUC) has
review authority over proposed projects within the
airport influence area (PUC §21676.5(a)).

The ALUC found that the proposed project is
inconsistent with the 2019 Airport Land Use
Compatibility Plan (ALUCP). Under state law, only
the City Council has the authority to override an
Airport Land Use Commission inconsistency
determination. Pursuant to Public Utilities Code
Agenda Report Highlights
 The City Council is recommended to
deny the appeal and uphold the
Planning Commission's decision to reject
the use permit for a Montessori day care
at 2400 Garden Road.
 The proposed facility is located within
the Airport Influence Area, and the
Airport Land Use Commission deemed it
inconsistent with the 2019 Airport Land
Use Compatibility Plan due to safety
concerns for vulnerable occupants.
 The Planning Commission determined
the project does not meet public safety
findings, citing risks from aircraft
incidents and exposure to noise and
emissions.
 The appellant argues liability concerns
and references to the Department of
Transportation were improperly
considered in the Planning
Commission's decision.
 If the City Council overrides the ALUC
decision, a formal override process
requiring substantial evidence and a
two-thirds vote would be necessary.

Date: 11/4/2025
Item No.: 17.

Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 1, Packet Page 142 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 13, Packet Page 73 №11/25
Section 21676 and Government Code Section 65302.3, the City Council may override the ALUC’s findings by adopting findings, supported by substantial evidence, that the proposed use is consistent with the purposes of the Airport Land Use Compatibility Plan, specifically the protection of public health, safety, and welfare. The City must provide written notice of its intent to override to both the ALUC and the California Department of Transportation Division of Aeronautics at least 45 days in advance, along with the proposed findings. Any override must then be adopted by a two-thirds vote of the full City Council. If the Council were to grant the appeal and approve the Use Permit, a formal override of the ALUC decision would be required at a subsequent meeting prior to the Use Permit becoming effective.

CAMPAIGN DISCLOSURE REQUIREMENT (LEVINE ACT) APPLIES: Yes.

FISCAL IMPLICATIONS: No fiscal implications have been identified.

ENVIRONMENTAL DETERMINATION:

Exception b - Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The proposed waste enclosure is a minor alteration to the site, which is already developed. No cumulative impacts are anticipated due to the project’s limited scope and distinct location.

Exception c - Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. No significant effects are anticipated due to the project’s limited scope and distinct location.

Exception e - Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 2, Packet Page 143 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 14, Packet Page 74 №11/25
Government Code. The project site is not located on a hazardous waste site that is included on any list compiled pursuant to Section 65962.5 of the Government Code.

Exception f - Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

ALTERNATIVES CONSIDERED:

The City Council may approve the appeal and overturn the Planning Commission’s decision.

The City Council is tasked with finding whether, in its opinion, error was made by the Planning Commission. If the Council were to grant the appeal and approve the Use Permit, a formal override of the ALUC decision would be required at a future meeting prior to the Use Permit becoming effective.

DISCUSSION:

Background
The applicant proposes to convert the existing building to a Montessori community school for children ages 6 weeks to 6 years old. The subject site is an approximately 32,700 square foot lot that fronts both Garden Road and Garden Court and contains an existing commercial office building and parking lot (Figure 1). The site is designated Employment on the General Plan Land Use Map and is zoned I-R-130-RA-ES-MF1 (Industrial, Research and Administration Zoning District with Religious Assembly, Emergency Shelter and South Side of Garden Road Multifamily Overlay Districts).

Monterey City Code section 38-17 includes the following definitions for “Day Care, General” and “Schools, Public or Private”:

E. Day Care, General. Provision of non-medical care for seven or more persons on a less than 24 hour basis. This classification includes nursery schools, preschools, and day care centers for children or adults.

Q. Schools, Public or Private. Educational institutions having a curriculum comparable to that required in the public schools of the State of California.

In accordance with the above definitions, while the applicant labels their operation a “school”, it is classified as a “Day Care, General” use for zoning purposes.

The I-R zoning district permits the “Day Care, General” use by conditional use permit, while the “Schools, Public or Private” use is not permitted in the zone.

Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 3, Packet Page 144 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 15, Packet Page 75 №11/25
Figure 1: Aerial photograph identifying project site and surrounding area.

Project Description
The applicant requested approval of a Use Permit for a Day Care, General use and a Variance to reduce setbacks applicable to a proposed waste enclosure and deck (see Exhibits A-B to the City Council Agenda Report Attachment 2).

The Montessori Community School proposes to establish a new childcare and early education campus at 2400 Garden Road in Monterey. The facility will serve children from 6 weeks to 6 years old, offering:
 Two infant classrooms (6 weeks–18 months)
 Three toddler classrooms (18 months–3 years)
 Two primary classrooms (2.5–6 years)
The maximum enrollment will be 104 students onsite at any one time, based on existing water credits available at the site.

In addition to the childcare program, the lower level of the building will be used as a dualpurpose teacher training center, providing professional certification programs for educators during two summer sessions each year.

The facility would operate Monday through Friday, 7:00 AM to 6:00 PM, with staggered drop-off and pick-up times to reduce traffic impacts. The project includes improvements such as a replacement trash enclosure along the south property line and a new exterior play deck along the west property line to maximize outdoor usable space for the children.

Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 4, Packet Page 145 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 16, Packet Page 76 №11/25
The project includes improvements to the existing building, and site work improvements, such as reconfiguration of the parking lot to create a drop-off and pick-up queue area, minimal grading to create new play areas, construction of decking to expand total play area, and a new waste enclosure.

Figure 2. Site Plan with proposed improvements. Proposed waste enclosure and deck locations have been highlighted in orange.

Airport Land Use Commission (ALUC) Review
On June 17th, 2025, the City of Monterey received correspondence from Monterey Regional Airport (MRY) staff (Attachment 3 to the City Council Agenda Report Attachment 2) indicating that the proposed conversion of an 11,177-square-foot commercial office building at 2400 Garden Road into a Montessori day care/school facility requires ALUC review, due to the site location within the Airport Influence Area (Safety Zone 7) of the Monterey Regional Airport. MRY staff stated they do not support the proposed use due to the introduction of “vulnerable occupants” within 6,000 feet of the side of runway. Although the ALUCP does not prohibit this use, it strongly discourages the introduction of “vulnerable occupants,” including children, within 6,000 feet of a runway due to elevated risk in the case of an aircraft accident. .

As a result, the City continued the June 25th, 2025, Planning Commission item and submitted an ALUC consistency determination request (ALUC File No. REF250022). The ALUC staff report supporting the consistency determination request has been included as Attachment 4 to the Planning Commission Agenda Report.

On July 28th, 2025, the Monterey County Airport Land Use Commission adopted Resolution No. 25-003 (Attachment 5 to the Planning Commission Agenda Report), determining that the proposed Montessori day care and school facility at 2400 Garden Road is inconsistent with the Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 5, Packet Page 146 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 17, Packet Page 77 №11/25
2019 ALUCP for Monterey Regional Airport. The ALUC’s finding was based on the project’s location within Safety Zone 7 and its proximity (approximately 1,395 feet) to Runway 10R-28L.

As described above, State law dictates that only the City Council has the authority to override an ALUC inconsistency determination. Specifically, Public Utilities Code Section 21676 and Government Code Section 65302.3 provide that a local agency may override the ALUC’s decision by adopting findings, supported by substantial evidence, that the proposed use is consistent with the purposes of the ALUCP, namely, protecting public health, safety, and welfare by minimizing the public’s exposure to airport-related hazards. To proceed with an override, the City must provide the ALUC and Department of Transportation Division of Aeronautics with at least 45 days’ written notice of its intent to override, along with the proposed findings. The override must then be adopted by a two-thirds vote of the full City Council.

ALUC Override History
In the past, the City Council has, at times, overridden or disagreed with ALUC decisions. The summary provided below recaps previous decisions of the City Council:

Previous ALUCP
 3001 Monterey-Salinas Highway (Calvary Monterey): The City Council overrode the ALUC denial of a proposed church project at 3001 Monterey-Salinas Highway. The override was based on findings that the site was not identified as an airport hazard area and that no specific safety data had been cited to justify the ALUC’s determination (City Council Resolution 93-018 adopted January 19th, 1993.
 2 Justin Court (Ryan Ranch Day Care): The Ryan Ranch Day Care was approved by the Planning Commission on September 14th, 1993. The ALUC staff sent the City correspondence indicating that the proposal should be reconsidered due to inconsistency with the 1987 ALUCP. On April 5th, 1994, The City Council authorized sending a letter to the ALUC in response to concerns over a proposed child care center at 2 Justin Court, asserting that the use was not subject to override procedures because it did not require changes to zoning, the General Plan, or building codes, and reaffirming the City's jurisdiction over local land use decisions.
 601 E. Franklin Street (Trinity Christian High School) was approved by the Planning Commission on August 11th, 2009, with a condition of approval requiring that the project obtain a consistency determination from the Airport Land Use Commission (ALUC) in accordance with the Airport Land Use Compatibility Plan (ALUCP). The use permit stipulated that the applicant secure ALUC approval by December 2009, although the school was allowed to commence operations in August. On August 24th, 2009, the ALUC found the project inconsistent with the ALUCP and, on September 14th, 2009, transmitted correspondence to the Planning Office stating that the City must reconsider the project. On December 8, 2009, the use permit returned to the Planning Commission with a staff recommendation that the school cease operations in June 2010. Instead, the Planning Commission revised the condition of approval and recommended that the City Council override the ALUC’s determination. On June 1st, 2010, the City Council voted to override the ALUC’s inconsistency finding. The use of this site as a school ceased in approximately 2016.

Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 6, Packet Page 147 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 18, Packet Page 78 №11/25
Current ALUCP (Adopted 2019)
 ADU Ordinance: The City Council adopted a resolution to override the ALUC’s finding of inconsistency and approved a draft zoning ordinance for accessory dwelling units (ADUs). The override was supported by findings that the ordinance complies with state housing law and minimizes exposure to airport-related safety and noise hazards (City Council Resolutions 23-027 adopted March 7th, 2023, and 23-049 adopted May 2nd, 2023).

Planning Commission Meeting
The proposed use permit application was agendized for the September 11th, 2025, Planning Commission meeting but was continued to the September 23rd, 2025, Planning Commission meeting at the request of the project applicant.

Prior to the September 23rd meeting, the City received 18 public comments which have been included as Attachment 6 to the Planning Commission Agenda Report. An additional 9 public comments were made during the public hearing.

Following public testimony, the Planning Commission discussed the project and its conflict with the Monterey Regional Airport Land Use Compatibility Plan (ALUCP). The Commission expressed appreciation for the applicant’s intent to expand early childhood education options in Monterey but noted that they’re tasked with ensuring the proposed land use meets the required findings. Additionally, the Commission acknowledged that an override to the Airport Land Use Commission’s (ALUC) inconsistency finding would require action from the City Council.

Several commissioners raised questions about the potential liability associated with overriding the ALUC’s determination in the event of an airport related incident. Commissioners also expressed concerns related to outdoor activities and the health risks associated with the exposure of vulnerable occupants to excess aircraft noise and aircraft exhaust emissions.

Other questions and comments pertained to site operations such as traffic management and drop-off procedures, to which the applicant provided response.

The Commission concluded that the use permit findings related to public safety could not be made and ultimately voted 4–0 to deny the use permit.

Findings for Approval
Pursuant to Monterey City Code section 38-161, Use Permit applications may be approved if all three findings, described below, are made. On September 23rd, 2025, the Planning Commission denied the use permit request with the following findings:
1) That the proposed use is in accord with the objectives of this chapter and the purposes of the zone.

Planning Commission Determination: This finding is met. The proposed use is in accord with the objectives of this chapter and the purposes of the zone. The project site is zoned IR-130-RA-ES-MF1 (Industrial, Research and Administration Zoning District with Religious Assembly, Emergency Shelter, Multifamily Overlay Districts). The purpose of the I-R district is to accommodate a range of employment, research, technology, and institutional uses, while allowing compatible supporting uses that serve the needs of employees, businesses, and the broader community.

Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 7, Packet Page 148 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 19, Packet Page 79 №11/25
The proposed Montessori Community School would establish a childcare and early education center serving children from 6 weeks to 6 years, as well as a teacher training center. This use supports the employment-oriented intent of the district by providing muchneeded childcare options for local workers, supporting working families, and offering professional training for educators, which contributes to the local knowledge economy. The use is compatible with the office and research park character of the surrounding area, and the proposed site improvements, including a replacement trash enclosure and exterior play deck, have been designed to fit within the physical boundaries of the site. 2) That the proposed use and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan; will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the city.

Planning Commission Determination: This finding is not met. While the Employment General Plan designation encourages supportive secondary uses, the proposed use presents a unique public safety concern due to its location within an active airport influence area. The ALUCP strongly discourages facilities that serve vulnerable populations, including children, within 6,000 feet of the side of a runway. The subject property lies approximately 1,395 feet from Runway 10R-28L. In July 2025, the Monterey County Airport Land Use Commission determined the project to be inconsistent with the 2019 ALUCP, citing unacceptable risk exposure to vulnerable occupants in the event of an aircraft incident. The Monterey Regional Airport expressed formal opposition in writing as well as verbal public comment at the ALUC meeting. Additionally, Monterey County ALUC Planning staff indicated that the California Department of Transportation Division of Aeronautics had been verbally consulted and stated general discouragement for the proposed use to be introduced at the site, as described in the ALUC staff report (Attachment 4 to the City Council Agenda Report Attachment 2). As proposed, the project introduces a high number of vulnerable individuals into an area with documented aircraft arrival and departure risk. This potential impact to public safety cannot be mitigated through operational conditions alone, and thus, the project is considered detrimental to the general welfare of the City and the safety of potential vulnerable occupants.
3) That the proposed use will comply with any specific condition required for that use.

Planning Commission Determination: This finding is met. The proposed childcare center and training facility would comply with all applicable local, state, and federal regulations governing childcare licensing, health and safety, and accessibility. If approved, the City would recommend conditions of approval to require compliance with the approved site plans, maximum enrollment limits, stormwater and BMP requirements, tree protection, and cultural resource protocols. Additionally, operational conditions, such as hours of operation and adherence to approved pick-up and drop-off procedures would be imposed to ensure ongoing compatibility with the neighborhood. These conditions ensure the use would operate in a manner consistent with City standards and expectations.

Appeal
The appellant submitted an appeal letter which is included as Attachment 3. Generally, the letter provides the following for the basis of appeal:

Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 8, Packet Page 149 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 20, Packet Page 80 №11/25
 The Planning Commission spent much time discussing potential liability issues related to approval of the Montessori School. Some members mentioned the airport land use commission may have denied Montessori to relieve the airport from liability stemming from an accident. The question of liability was clearly a factor the Planning Commission considered in the decision to deny the use permit. Legal questions, such as liability issues, should not be a factor in the Planning Commission’s decision-making process.  The resolution to deny the use permit references the Department of Transportation Division of Aeronautics (DTDA) having “general discouragement of the proposed use”.

DTDA is not an approving authority for this project and should never have been referenced in the staff report and the resolution to deny.  Staff presented information the ALUC’s decision is precedent for the Planning Commission that effectively should be followed. This is prejudicial to the Planning Commission as what the ALUC decided is irrelevant to the Planning Commission.  The discussion also revolved around how close the location is to the airport, when the zone 7 does not have a sliding scale.

Analysis
MCC Section 38-211 states:

Upon hearing the appeal, the City Council or Planning Commission shall consider the record and such additional evidence as may be offered and shall find whether, in its opinion, error was made. The City Council may affirm, reverse, or modify the action appealed as it deems just and equitable, and may exercise all rights of any other officer or commission. The City Council or Planning Commission shall transmit a copy of its decision to the applicant, appellant, and the body whose action is appealed within 30 days of hearing the matter (Ord. 3586 § 4, 2018). The City Council is tasked with finding whether, in its opinion, error was made by the Planning Commission. The City Council may affirm, reverse, or modify the action appealed as it deems just and equitable, and may exercise all rights of any other officer or commission.

Staff recommends that the City Council deny the appeal, upholding the decision of the Planning Commission, based on the above findings and as further described in the draft resolution (Attachment 1).

KC/lh/cs
Attachments: 1. Resolution Denying Appeal with Exhibit

2. Planning Commission Agenda Report with Attachments

3. Appellant Letter dated October 3, 2025

4. Planning Commission Minutes
e: Henry Ruhnke, Wald, Ruhnke and Dost Architects LLP, Appellant Shawn Capps, Wald, Ruhnke and Dost Architects LLP, Applicant Bill Tershy, representative for W R MONT LLC, Property Owner Madelynn Van Den Huevel, representative for W R MONT LLC, Property Owner Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 9, Packet Page 150 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 21, Packet Page 81 №11/25
Hansen P. Reed, Walker and Reed
Chris Morello, Monterey Regional Airport
Writings distributed for discussion or consideration on this matter within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, will be made available at the following link:
https://monterey.gov/Submitted-Comments
Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 10, Packet Page 151 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 22, Packet Page 82 RESOLUTION NO. __-___ C.S.

A RESOLUTION OF THE COUNCIL OF THE CITY OF MONTEREY
№011/24
UPHOLDING THE PLANNING COMMISSION’S DECISION TO DENY USE PERMIT UP-25- 0013 FOR A DAY CARE, GENERAL, USE AT 2400 GARDEN ROAD;
APPEAL APPLICATION AP-25-0236
WHEREAS, Henry Ruhnke of Wald, Ruhnke and Dost Architects LLP, appellant, submitted an application to appeal the decision of the Planning Commission to deny Use Permit UP-25-0013 for a Day Care, General, use at 2400 Garden Road; WHEREAS, the site is designated Employment on the General Plan Land Use Map and is zoned I-R-130-RA-ES-MF1 (Industrial, Research and Administration Zoning District with Religious Assembly, Emergency Shelter and South Side of Garden Road Multifamily Overlay Districts). The I-R zoning district requires a use permit for the day care, general, use classification;
WHEREAS, on January 15, 2025, Shawn Capps of Wald, Ruhnke and Dost Architects LLP, applicant on behalf of owner W R MONT LLC, proposes to convert the existing building to a private Montessori community school for children;
WHEREAS, on September 23rd, 2025, the Planning Commission, at a properly noticed public hearing on September 23, 2025 carefully considered all of the information presented to it, including the agenda report and information submitted at the public hearing by interested persons; and denied the use permit application based on the findings identified in Resolution P25-022 (Exhibit A);
WHEREAS, on October 3, 2025, the appellant filed a timely appeal of the Planning Commission’s decision (AP-25-0236); and
WHEREAS, the City of Monterey Planning Office determined the project is exempt from the California Environmental Quality Act (CEQA) Guidelines (Article 19, Section 15301, Class 1 and Section 15303, Class 3) because the project proposes minor alterations to the exterior of a developed site in an urbanized area, and construction of small structures. The project would not involve an expansion of the existing building and proposes minor improvements to the site including a new waste enclosure and deck. Furthermore, the project does not qualify for any of the exceptions to the categorical exemptions found at CEQA Guidelines Section 15300.2.

Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 11, Packet Page 152 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 23, Packet Page 83 Exception b - Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The proposed waste enclosure is a minor alteration to the site, which is already developed. No cumulative impacts are anticipated due to the project’s limited scope and distinct location.

Exception c - Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. No significant effects are anticipated due to the project’s limited scope and distinct location.

Exception e - Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. The project site is not located on a hazardous waste site that is included on any list compiled pursuant to Section 65962.5 of the Government Code.

Exception f - Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

NOW, THEREFORE, BE IT FURTHER RESOLVED BY THE COUNCIL OF THE CITY OF MONTEREY that it hereby denies Appeal Application AP-25-0236 and upholds the Planning Commission decision to deny the use permit application because the required findings could not be made for the following reasons:
1) That the proposed use is in accord with the objectives of this chapter and the purposes of the zone.

Planning Commission Determination: This finding is met. The proposed use is in accord with the objectives of this chapter and the purposes of the zone. The project site is zoned I-R-130-RA-ES-MF1 (Industrial, Research and Administration Zoning District with Religious Assembly, Emergency Shelter, Multifamily Overlay Districts). The purpose of the I-R district is to accommodate a range of employment, research, technology, and institutional uses, while allowing compatible supporting uses that serve the needs of employees, businesses, and the broader community.

Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 12, Packet Page 153 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 24, Packet Page 84 The proposed Montessori Community School would establish a childcare and early education center serving children from 6 weeks to 6 years, as well as a teacher training center. This use supports the employment-oriented intent of the district by providing much-needed childcare options for local workers, supporting working families, and offering professional training for educators, which contributes to the local knowledge economy. The use is compatible with the office and research park character of the surrounding area, and the proposed site improvements, including a replacement trash enclosure and exterior play deck, have been designed to fit within the physical boundaries of the site.
2) That the proposed use and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan; will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the city.

Additionally, Monterey County ALUC Planning staff indicated that the California Department of Transportation Division of Aeronautics had been verbally consulted and stated general discouragement for the proposed use to be introduced at the site, as described in the ALUC staff report (Attachment 4 to the City Council Agenda Report Attachment 2). As proposed, the project introduces a high number of vulnerable individuals into an area with documented aircraft arrival and departure risk. This potential impact to public safety cannot be mitigated through operational conditions alone, and thus, the project is considered detrimental to the general welfare of the City and the safety of potential vulnerable occupants.
3) That the proposed use will comply with any specific condition required for that use.

Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 13, Packet Page 154 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 25, Packet Page 85 PASSED AND ADOPTED BY THE COUNCIL OF THE CITY OF MONTEREY this _____ day of _______, 202_, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

APPROVED:

ATTEST:

Mayor of said City
City Clerk thereof
Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 14, Packet Page 155 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 26, Packet Page 86 RESOLUTION NO. P25-022 Date: September 23, 2025
Item No: 4

A RESOLUTION OF THE PLANNING COMMISSION
№07/19
DENYING USE PERMIT UP-25-0013 FOR DAY CARE, GENERAL USE AT 2400 GARDEN ROAD
WHEREAS, Shawn Capps, Wald Ruhnke and Dost Architects, applicant, submitted applications for a use permit for a day care use and variance application for a replacement waste enclosure and deck setback reduction;
WHEREAS, the applicant proposes to convert the existing building to a Montessori community school for children ages 6 weeks to 6 years old; WHEREAS, the subject site is an approximately 32,700 square foot lot which fronts both Garden Road and Garden Court, and contains an existing commercial office building and parking lot;
WHEREAS, the site is designated Employment on the General Plan Land Use Map, and is zoned I-R-130-RA-ES-MF1 (Industrial, Research and Administration Zoning District with Religious Assembly, Emergency Shelter and South Side of Garden Road Multifamily Overlay Districts). The I-R zoning district requires a use permit for the day care, general, use classification; WHEREAS, the applicant proposed a new waste enclosure at distances of 1-foot, 2- inches, from the South side lot line and 12-feet, 10-inches from the Garden Court frontage front lot line; and, a new deck located 1-foot from the West side lot line. Both features are subject to the I-R zoning district 50-foot setbacks;
WHEREAS, the City of Monterey Planning Office determined the project is exempt from the California Environmental Quality Act (CEQA) Guidelines (Article 19, Section 15301, Class 1 and Section 15303, Class 3) because the project proposes minor alterations to the exterior of a developed site in an urbanized area, and construction of small structures. The project would not involve an expansion of the existing use. Furthermore, the project does not qualify for any of the exceptions to the categorical exemptions found at CEQA Guidelines Section 15300.2.

Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 15, Packet Page 156 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 27, Packet Page 87 2 Exception b - Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The proposed accessory structure is a minor alteration to the site, which is already developed. No cumulative impacts are anticipated due to the project’s limited scope and distinct location.

Exception c - Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. No significant effects are anticipated due to the project’s limited scope and distinct location.

Exception e - Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. The project site is not located on a hazardous waste site that is included on any list compiled pursuant to Section 65962.5 of the Government Code.

Exception f - Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

There are no historic structures on site. The project site is not located in an area of high archaeological sensitivity. Therefore, impacts to historic or archaeological resources are not anticipated.

WHEREAS, on July 28, 2025, the Monterey County Airport Land Use Commission adopted Resolution No. 25-003 (Attachment 4), determining that the proposed Montessori day care and school facility at 2400 Garden Road is inconsistent with the 2019 ALUCP for Monterey Regional Airport;
WHEREAS, the Planning Commission, at a properly noticed public hearing on September 23, 2025 carefully considered all of the information presented to it, including the agenda report and information submitted at the public hearing by interested persons; WHEREAS, notice is hereby given that decisions of the Planning Commission are appealable to the City Council within 10 days of the date of this action pursuant to Monterey City Code section 38-205;

NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF MONTEREY that it hereby denies Use Permit UP-25-0013 for a day care, general use, as illustrated and/or described in Exhibits A and B with the following findings and conditions:

FINDINGS:

Use Permit UP-25-0013 Findings for Approval
1) The proposed use is in accord with the objectives of this chapter and the purposes of the zone. The project site is zoned I-R-130-RA-ES-MF1 (Industrial, Research and Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 16, Packet Page 157 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 28, Packet Page 88 3 Administration Zoning District with Religious Assembly, Emergency Shelter, and South Side of Garden Road Multifamily Overlay Districts). The purpose of the I-R district is to accommodate a range of employment, research, technology, and institutional uses, while allowing compatible supporting uses that serve the needs of employees, businesses, and the broader community.

The proposed Montessori Community School will establish a childcare and early education center serving children from 6 weeks to 6 years, as well as an AMI Montessori teacher training center. This use supports the employment-oriented intent of the district by providing much-needed childcare options for local workers, supporting working families, and offering professional training for educators, which contributes to the local knowledge economy. The use is compatible with the office and research park character of the surrounding area, and the proposed site improvements, including a replacement trash enclosure and exterior play deck, have been designed to fit within the physical and operational framework of the site.
2) While the Employment General Plan designation encourages supportive institutional uses, the proposed use presents a unique public safety concern due to its location within an active airport influence area. The ALUCP strongly discourages facilities that serve vulnerable populations, including children, within 6,000 feet of the side of a runway. The subject property lies approximately 1,395 feet from Runway 10R-28L. In July 2025, the Monterey County Airport Land Use Commission (ALUC) determined the project to be inconsistent with the 2019 ALUCP, citing unacceptable risk exposure to vulnerable occupants in the event of an aircraft incident. The Monterey Regional Airport expressed formal opposition in writing as well as verbal public comment at the ALUC meeting.

Additionally, Monterey County ALUC Planning staff indicated that the California Department of Transportation Division of Aeronautics had been consulted and stated general discouragement for the proposed use to be introduced at the site, as described in the ALUC staff report. As proposed, the project introduces a high number of vulnerable individuals into an area with documented aircraft arrival and departure risk. This potential impact to public safety cannot be mitigated through operational conditions alone, and thus, the project is considered detrimental to the general welfare of the City and the safety of potential vulnerable occupants.
3) The proposed childcare center and training facility will comply with all applicable local, state, and federal regulations governing childcare licensing, health and safety, and accessibility. Conditions of approval require compliance with the approved site plans, maximum enrollment limits, stormwater and BMP requirements, tree protection, and cultural resource protocols. Additionally, operational conditions, such as hours of operation and adherence to approved pick-up and drop-off procedures, are imposed to ensure ongoing compatibility with the neighborhood. These conditions ensure the use will operate in a manner consistent with City standards and expectations.

PASSED AND ADOPTED BY THE PLANNING COMMISSION OF THE CITY OF MONTEREY this 23rd day of September, 2025, by the following vote:

AYES: 4 COMMISSIONERS: Latasa, Bluth, Brassfield, Freeman NOES: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Dawson, Silva
ABSTAIN: 0 COMMISSIONERS: None
Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 17, Packet Page 158 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 29, Packet Page 89 4 APPROVED:

ATTEST:

Planning Commission Chair
Planning Manager
Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 18, Packet Page 159 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 30, Packet Page 90 Use Permit Proposal, Montessori Community School- Monterey Mission Statement
Montessori Community School's mission is to guide and nurture the natural unfolding of the whole child in an atmosphere of order, beauty and harmony - an atmosphere in which each child is actively supported in the self-directed pursuit of lifelong intellectual, emotional and spiritual growth.

Core Values

1. Create a culture of warmth and belonging, where everyone is welcome.

2. Focus on the child and all else will follow.

3. Wow the parents!

4. What we do, we do well.

5. Make your momma proud.

6. Don’t look at things as problems, but a challenge that needs to be solved.

7. Have fun! Find joy in the job.

Project Information
We propose to start a second campus at 2400 Garden Rd in Monterey, California. Currently, Monterey only has one Montessori school, which isn’t an AMI Montessori accredited school, and the need for a high-quality educational experience from birth to six years old is needed in the area. Furthermore, there is a huge shortage of infant and Toddler care options, so this would greatly benefit young families needing to go back to work.

Montessori Community School- Monterey would serve children from 6 weeks through kindergarten. We would establish two infant classrooms (6 weeks to 18 months), three Toddler classrooms (18 months to three years), and two Primary classrooms (two and a half to six years). In total, we would have a maximum of 104 students onsite at a time.

Additionally, we would like to use the lower-level of 2400 Garden Rd to have a dual-purpose AMI Montessori teacher training center. The AMI Montessori training is only offered in select areas around the country, the closest being San Diego, Portland, and Denver. The AMI Montessori training is an international diploma and is the same training worldwide. By using our school as a training center, we can ensure there are well-trained, top-notch candidates for our school and throughout the country, making Monterey a hub and go-to destination for Montessorians, inviting high-level educators into the area. We would do two training groups per year, one for 0-3 age and one for 3-6. Each group would use the dual-purpose rooms downstairs for a 5-week module for two summers, and then virtual modules the rest of the year.

Montessori Community School- Monterey would be a huge asset to the community of Monterey. By providing high-quality education for infants through kindergarten, we would provide a foundation for children’s lives that will serve them throughout their educational careers. Parents would also have another option for infant and Toddler care, something that is in high demand in the Monterey area.

Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 19, Packet Page 160 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 31, Packet Page 91 Montessori Education
Children need to work at an interesting occupation: they should not be helped unnecessarily, not interrupted, once they have begun to do something intelligent. --- Dr. Maria Montessori
Montessori Community School serves children using the philosophy and curriculum developed by Dr. Maria Montessori. Montessori education provides an education for life. Maria Montessori understood that education must begin at birth, and be holistic to meet physical, emotional, intellectual, and spiritual needs of children. The Montessori Method helps the natural development of the individual from birth to maturity within the context of his or her life situation.

A Montessori environment is a child-centered environment in which children learn real life knowledge through active exploration with Montessori materials. In this prepared environment, the furniture and materials are child-sized and the aesthetic beauty and order of the room provide an environment where children are comfortable, safe, and excited to learn.

The materials in a Montessori environment are specially designed to meet children’s unique developmental needs. The materials are self-correcting, enabling children to understand their errors and successes through their own exploration, rather than adult interference. The mixed age groups provide a dynamic and real-life social environment in which children constantly practice social grace, and interact with each other as learners and guides. Socialization and peace education are naturally built in to every day. The Montessori environment grants each child his/her right to develop according to his/her own potential, following individual interests and needs.

Maria Montessori understood the human tendencies for exploration and order, repetition and perfection, communication, work, and abstraction, and she developed an educational model to allow the activation of those tendencies. The adults in the Montessori classroom serve as a link between the child and the environment to enable the natural unfolding of the child’s tendencies. Montessori saw the stage of development between 0 and 6 years of age as one in which the child has an absorbent mind, constantly activated by sensorial input, and constantly requiring movement to connect sensorial input with intellectual development. For this reason, movement is never restricted in a Montessori classroom.

From birth on, we are all on a path toward independence, and we adults are responsible to guide children along this path. At each stage in development, we must meet children’s needs to maximize their developmental interests and potential. Infants are given freedom to move, eat, sleep, and communicate at will, guided by special materials and furniture to facilitate this development. As infants’ interest in communication and movement grows, they begin to seek a broader environment for stimulation and become ready to join our toddler community.

Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 20, Packet Page 161 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 32, Packet Page 92 The toddler environment is filled with materials and activities specially designed for the toddler’s interest in movement, independence, order, language, and music. Toddlers are able to confidently succeed in their explorations and endeavors with toddler-sized furniture and materials, assisting them in their pursuits for independence.

At around three years of age, children are ready to join our Primary environment. The main pedagogical areas of a Primary classroom include the Practical Life area, the Sensorial area, the Language area, the Mathematics area, and the Cultural area. Each of these areas has many materials for children at various developmental stages to work with. Lessons begin with presentations of concrete concepts such as size or volume (sensorial), sounds (language), and quantities (mathematics), and gradually and logically progress toward abstraction, such as the words big and small for the concept of size, the shapes of the sounds (letters), and the numerals associated with quantities while doing mathematical operations. Lessons from a Montessori Guide progress in a logical order according to each individual’s readiness, and each lesson and material has multiple purposes, preparing the child for increasingly complex and challenging activities. The Montessori Guide is trained to carefully observe children for their interests and readiness to progress through the curriculum.

The Montessori Environment is filled with many materials, each with several phases and extensions. In order for a child to fully benefit from a Montessori education, consistent attendance is crucial. This is why all children are enrolled for several consecutive days and why the Primary Program is a five day per week program. It is imperative for a child to attend school consistently and on time to benefit from the full three-hour work period each day. Older children should be enrolled for full days to have the afternoon period to further explore the materials in more depth and maximize their experience in the classroom.

The Primary Program is a three-year program, with three age groups in one class. Children develop over the three years through their work with the Montessori materials in the dynamic environment of the classroom with built-in mentorship and leadership opportunities. Many lessons converge by the third year, and the purposes of many materials are revealed, as these children enter the age of abstraction and the seeds of knowledge planted in the first two years begin to truly bloom. In their third year in Primary, children step into a leadership role in the classroom, helping the younger children, consolidating their lessons from the first two years, exercising the responsibilities and freedoms they have earned over two years, and completing their own cycle of learning with complex activities and advanced academics.

School History
Montessori Community School first opened its doors for children in September 2003. Inspired by their strong conviction and faith in the Montessori Method, the Tershy family purchased and remodeled the former Christian Life Center campus at 123 South Navarra Drive, in January of 2003. The first Primary classroom, for the Dolphins, was opened in September of the same year. A second Primary classroom, for the Otters, was added in 2004. The first Toddler Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 21, Packet Page 162 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 33, Packet Page 93 classroom, for the Puffins, was opened in October 2004. Our Nido (nest) program for infants from 6 weeks to 24 months opened in January, 2008 and our second Toddler class, the Jellyfish, was opened in November 2018. We are looking to expand our school into the Monterey area at 2400 Garden rd.

The Tershys, owners of Montessori Community School, are three generations of Montessori students, guides, parents, and administrators working together to create a caring community devoted to the principles of Dr. Maria Montessori. The Tershy family composes the board of Montessori Community School, and includes Russ and Ellie Tershy, Madelynn Tershy, Bill and Regina Tershy, and Joseph Tershay. They are honored to invite your participation in this endeavor. Welcome!
Admissions Policies
Prior to admission into Montessori Community School, each family will tour the facilities and be provided with an introduction to Montessori philosophy and the school’s daily procedures.

After this tour, families are invited to complete the application form to hold a place on the waiting list. As space becomes available, families will be invited to schedule an enrollment appointment with the Head of School.

Forms: State law mandates that a child not be allowed to attend without the following forms complete and in the child’s folder at the school:

1. Application Form: This form holds a family’s place on the waiting list. This must be accompanied by the application fee. As space becomes available, each family is contacted in the order received.

2. Enrollment Contract: This is the signed contract between family and school, which secures enrollment for your child at MCS. This must be accompanied by the enrollment fee. Please ensure that all contact information on this form is kept current.

3. Physician’s Report: Affirms your child is healthy and identifies any special needs your child may have. A licensed physician must sign this report.

4. Copy of Immunization Records: A record of immunizations or a signature acknowledging optional exemption from immunizations is required in your child’s file. Please notify the office whenever your child is given additional vaccinations so that the form can be kept up to date. If your family requests an exemption, please speak with the Head of School. State law requires your signature on a designated form.

5. Child’s Pre-Admission Health History: Health History of important background information regarding your child’s health and any special needs they may have. This is a parent report in addition to the Physician’s Report. It includes your stated plan for when the child is ill and Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 22, Packet Page 163 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 34, Packet Page 94 cannot be at school. Please pay particular attention to any allergies that are life threatening or will cause severe reactions.

6. Emergency Medical Consent Form

7. Emergency Information Card: (needs to be resubmitted annually) It is necessary to have a completed emergency card for every child. We require a minimum of two emergency contacts, and prefer an additional out-of-state contact. Inform the office immediately of any changes in emergency information.

8. Parents and Personal Rights Forms

9. Infant Needs and Services Plan: (Nido only) This plan will be completed collaboratively by parents and the child’s guide on a regular basis.

MCS Schedules
For a ten-month contract MCS follows the school year calendar from late August into June. We ensure that our students receive 179 instruction days throughout the school year. For a twelvemonth contract, MCS follows the school year calendar from late-August through the following August. We ensure that our students receive 228 instruction days throughout the twelvemonth school year. Our holidays follow those outlined by the public school district calendar.

Please be advised that MCS will be closed and child care will not be available on statutory holidays, and for one week before the beginning of the school year for Guide Preparation week, and another week for a summer break.

Our academic half day programs are from 8:30-11:45 for Nido, 8:30am to 12:15pm for Toddler, and 8:30-12:45 for Primary. Our full day programs for all classes is 8:30am to 3:00pm. The school is open from 7:00am to 6:00pm, and childcare is available as needed.

Drop-Off and Pick-Up Guidelines
***State law requires that all children be signed in and out of childcare facilities by a responsible adult.

MCS utilizes a QR code which you sign your child in and out of the school.

Carpooling reduces traffic, conserves energy and aids socialization. We encourage you to share the ride to and from school with another family. If you are interested in carpooling, inform the office and we will connect you with another family in your area if one is available.

Timing
Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 23, Packet Page 164 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 35, Packet Page 95 Drop off is done throughout the day, depending on your designated start time. The earliest drop off you can do is 7:00am, and we will limit the number of families between each half hour. Same goes for pickup. We will have a maximum of 104 students at one time, spread out for drop off based on their drop off and pickup windows.

Please see below for a schedule:

Drop off:
7:00-7:30am: 15 children
7:30-8:00am: 15 children
8:00-8:30am: 15 children
8:30-9:00am: 15 children
9:00-9:30am: 15 children
9:30-10:00am: 15 children
10:00-10:30am: 15 children
Pickup:
11:30-12:00pm: 12 children
12:00-12:30pm: 12 children
2:30-3:00pm: 12 children
3:00-3:30pm: 12 children
3:30-4:00pm: 12 children
4:00-4:30pm: 12 children
4:30-5:00pm 12children
5:00-5:30pm: 12 children
5:30-6:00pm:12 children
Drop off is done at the drop off curb in the front of the school. Parents will pull up and a staff person will be there to greet the child and walk him/her to class.

Pick up is done the same, so parents will pull up to the curb and a staff member will help their child into the car.

Before and Aftercare
Extended Child Care is available from 7:00am on and until 6:00pm in the evenings. Drop-in spaces in before and aftercare are limited; please call the office when you may need extended care to verify that a space for your child is available. If you are contracted for aftercare, space will always be reserved and available for your child until your contracted time.

Before care starts at your schedule time, and aftercare pickup has a grace period of 5 minutes from your contracted time. On the sixth minute, your account will be charged $12 for the following hour. Extended care is charged per hour in full for any portion of an hour that your child is here.at an additional cost for this extended care (please see tuition fee schedule).

Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 24, Packet Page 165 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 36, Packet Page 96 Staff
We will have 16 staff in total at the school, with differing schedules, so not all will be onsite at the same time. Staff will park in the designated parking spaces.

Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 25, Packet Page 166 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 37, Packet Page 97 Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 26, Packet Page 167 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 38, Packet Page 98 Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 27, Packet Page 168 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 39, Packet Page 99 Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 28, Packet Page 169 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 40, Packet Page 100

ROAD EASEMENT
FH
WV

WATER METER
HB
HB
SSCO
LP
LP
12"P
12"P
12"P
12"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"Q
6"Q 6"Q
14"P
14"P
14"P
24"P
24"P
6"P
6"P
6"P
6"P
6"P
16"P
18"P
18"P
8"P
8"P
8"P
6"P
8"P TELECOM VAULT MANHOLE TELECOM

GAS METER
24"P ACU

ACUACU ACUACU
SSCO
SSCO
ACU
P
P

MULIT-STORY CONCRETE & WOOD FRAME BUILDING
FDC
24"P
12"P
12"P
8"T
6"T
6"T
18"P
2-PRONG
PINE, 12"-14"
18"P
16"P
16"P
ACU
S 0°06'20" W 190.00'
S 24°38'31" W 44.09'
Δ=66°21'29" R=50.00' L=57.91' 81.51' S 89°00'00" E
226.31'
N 15°41'03" E
N 15°41'03" E

43.65' L=112.60' R=1960.00'
Δ=3°17'29"
N 74°18'57" W

55.10'
N 89°00'00" W 146.79' FOGLINE

PROPERTY LINE
LP
96 GAL. BIN
96 GAL. BIN
96 GAL. BIN
4 CUBIC YARD
96 GAL. BIN
4 CUBIC YARD

CARDBOARD
13 13
TYP.
13 28
16 20
20 29
TYP.
24 19
TYP.
21 5
28 22
23 28
27 26
24 24
17 17
17 17
11 9
15 6
3 8
17 2
7 1 12
4 7
7 14
14 1
4 10
4 1
4 7
18 17 4
12 25
18'-0" 9'-0" TYP. 18'-0" 24'-0" 18'-0" 6'-0" 15'-0" 10'-0" 9'-0" TYP.
15'-0"
12 30
31 31
31 32
32 32
29 33
1'-2" 12'-10"

PROPOSED
SITE
PLAN
A101
24094-A101
SC
PRINT DATE:

DRAWN BY:

JOB NO.
2340 GARDEN ROAD, SUITE 100
MONTEREY, CALIFORNIA 93940
PHONE: 831.649.4642
FAX: 831.649.3530
WWW.WRDARCH.COM A.P.N. NO.:

SHEET NAME:

SHEET NO.:

FILE NAME.:

SET ISSUED:

CHECKED BY:

THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH

THEY WERE PREPARED, AND PUBLICATION
THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY

ANY METHOD IN WHOLE OR IN PART IS
PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM

CONSTITUTES PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS.

PLOT DATE: 4.10.2025
24094 MONTESSORI COMMUNITY SCHOOL PLANNING PACKAGE MONTESSORI COMMUNITY SCHOOL 2400 GARDEN ROAD MONTEREY, CA 93940 013-322-008-000

CITY OF MONTEREY APPROVAL
PLAN
NORTH
SCALE:

PROPOSED SITE PLAN
1" = 10'-0"
THE KEY NOTES THAT FOLLOW APPLY TO THE DRAWING(S) ON THIS SHEET ONLY. REFER TO FOLLOWING SHEETS FOR NOTES THAT ARE APPLICABLE TO THOSE DRAWINGS.

KEY NOTES GENERAL NOTES
22 EXISTING AC PAVED ROAD TO REMAIN INTACT.
1 4" WIDE PAINTED PARKING STALL STRIPING PER CITY STANDARDS.

PROVIDE 4" THICK CONCRETE WALKWAY WITH SLIP RESISITANT FINISH AND PROPERLY PLACED 6"X6"/10X10 WELDED WIRE MESH OVER A MIN. 4" CLASS IV AGGREGATE BASE WORK OVER COMPACTED SUBGRADE. CONCRETE WALK TO BE A MIN. 4'-0" WIDE. PROVIDE POSITIVE SLOPE AWAY FROM BUILDING WHERE APPLICABLE. REFER TO CIVIL DRAWINGS FOR EXACT CONFIGURATION OF CONCRETE WALKWAY SECTION.
2 PROVIDE DETECTABLE WARNING SURFACE (TRUNCATED DOMES) MIN. 36" IN DEPTH THE ENTIRE LENGTH OF OPENING / LANDING / RAMP AS SHOWN ON PLAN. 3 4 LANDSCAPED AREA. SEE LANDSCAPE DRAWINGS
5 6 INDICATES "VAN ACCESSIBLE" STALL.

INDICATES EXTENT OF 6" HIGH CURBS WHICH SHALL BE PAINTED RED WITH 4" HIGH WHITE LETTERS STATING "FIRE LANES - NO PARKING" AT 30'-0" O.C.

MAX. WHEN 6" CURB(S) NOT AVAILABLE, INSTALL A "FIRE LANES - NO PARKING ANYTIME" SIGN (R28 - 12"X18"). SIGN HEIGHT SHALL BE 54" FROM

TOP OF PAVEMENT/LANDSCAPE AREA TO BOTTOM OF SIGN ON A WALL, FENCE OR BUILDING 75'-0" O.C. MAX. A POLE-MOUNTED SIGN IN A PEDESTRIAN WALKWAY SHALL BE 84" FROM THE BOTTOM OF THE SIGN TO TOP OF WALKWAY. REFER ALSO TO CITY STANDARD PLAN.
7 ACCESSIBLE PATH OF TRAVEL INDICATOR ARROWS. ARROWS SHOWN ON PLAN ARE FOR REFERENCE ONLY AND NOT FOR PHYSICAL APPLICATION.

WALKWAY ALONG ACCESSIBLE PATH OF TRAVEL SHALL BE CONTINUOUSLY ACCESSIBLE, HAVE A MAX. 1/2" CHANGE IN ELEVATION, MIN. 48" IN WIDTH AND HAVE MAX. 1/4" PER FOOT CROSS SLOPES.
8 9 PROVIDE CONCRETE WHEEL STOP.

PROVIDE A "ACCESSIBLE PARKING ENTRY" SIGN ("VEHICLE TOW-AWAY" SIGN) (17"X22") AND A "NOTICE ALL ROADS ARE FIRE LANES" ENTRANCE SIGN (18"X24") INSTALLED TOGETHER FOR VEHICLES ENTERING INTO THE PARKING LOT AT DRIVEWAY ENTRANCE.
10 11
PROVIDE 6" HIGH CONCRETE CURB TYPICAL AS SHOWN. REFER TO CIVIL DRAWINGS FOR ADDTIONAL NOTATION. 12
13 INDICATES PROPERTY LINE.

PROVIDE NEW AC PAVEMENT OVER AGGREGATE BASE AND COMPACTED SOIL SUBGRADE. REFER TO CIVIL DRAWINGS FOR ADDITIONAL NOTATION. 14 15 PROVIDE INTERNATIONAL SYMBOL OF ACCESSIBILITY.

INDICATES CONCRETE CONTROL OR EXPANSION JOINTS AT CONCRETE WALKWAY.
18 EXISTING BUILDING FOOTPRINT TO REMAIN INTACT. PROTECT FROM DAMAGE. NO WORK U.O.N. 16
INDICATES LOCATION OF NEW 6'-0" HIGH FENCE. 17
19 20
EXISTING LANDSCAPE AREA TO REMAIN INTACT. PROTECT FROM DAMAGE. 21 1. CONTRACTOR SHALL RECONSTRUCT ALL DAMAGED CURB, GUTTER AND SIDEWALK ALONG SITE'S WEST MARKET STREET FRONTAGE.

2. "FIRE LANE" SIGNS ARE REQUIRED TO BE INSTALLED AT EACH ENTRANCE IN LOCATIONS WHERE VEHICLE PARKING WOULD ENCROACH ON THE REQUIRED 24'-0" CLEAR WIDTH OF ROADWAY. ALL RAISED CURBS AT THESE LOCATIONS SHALL BE PAINTED RED WITH "FIRE LANE - NO PARKING ANYTIME" STENCILED 4" HIGH AT 30'-0" INTERVALS PER CITY STANDARDS.

3. APPROVED NUMBERS AND/OR LETTERS SHALL BE PLACED ON ALL BUILDINGS TO BE VISIBLE FROM THE STREET, WITH THE COLOR CONTRASTING THE BACKGROUND.

ADDRESS POSTING IS REQUIRED ON BUILDING, FIRE DEPARTMENT ACCESS AND ON ALL REAR DOORS. THE PROJECT REQUIRES AN ILLUMINATED DIRECTORY AT THE MAIN ENTRANCE. INDIVIDUAL ROOM/SUITE NUMERALS TO BE A MINIMUM OF 4" HIGH. 6" HIGH x 3/4" STROKE; 9" HIGH x 1-1/4" STROKE WHEN 36'-50' FROM ACCESS; 12" HIGH x 1-1/2" STROKE WHEN OVER 50' FROM ACCESS.

4. NO TREES OR HIGH-GROWING SHRUBS SHALL BE CLOSER THAN 6'-0" FROM ANY OF THE REQUIRED ACCESS ROADWAYS AND SHALL MAINTAIN CLEAR UP TO 13'-6".

INDICATES EXISTING LIGHT POLE AND CONCRETE BASE TO REMAIN.

CONTRACTOR TO PROTECT FROM DAMAGE.

NEW "VAN ACCESSIBLE" STALL SIGNAGE.
23 24
EXISTING ROAD EASEMENT PER REEL 747 PAGE 495.

EXISTING PUBLIC UTILITY EASEMENT PER REEL 932 PAGE 668.

NEW WOOD DECK.

EXISTING CONCRETE WALKWAY TO REMAIN INTACT. PROTECT FROM DAMAGE.

EXISTING RAMP TO REMAIN.

EXISTING SHED TO REMAIN.

EXISTING TRENCH DRAIN TO REMAIN.
25 26
27 28
29 30 INDICATES DROP OFF AREA.
31 INDICATES NEW 36" WIDE EGRESS GATE.
32 PROPOSED SYNTHETIC GRASS AND/OR WOOD CHIP CHILDREN'S PLAY AREA

PROVIDE SIDEWALK, CURB, AND GUTTER ALONG GARDEN COURT STREET FRONTAGE PER CITY OF MONTEREY STANDARD DETAIL 132.

PROPOSED TRASH ENCLOSURE.
1 A102
PROVIDE AREA DRAIN & HOSE BIBB WITHIN PROPOSED TRASH ENCLOSURE.

CONNECT AREA DRAIN TO SANITARY SEWER. CIVIL ENGINEER TO PROVIDE DRAIN CONNECTION DETAILS DURING CONSTRUCTION DOCUMENTS.
33 12.50 ft
Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 29, Packet Page 170 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 41, Packet Page 101 TRASH

ENCLOSURE

DETAILS
A102
24094-A102
SC
PRINT DATE:

DRAWN BY:

JOB NO.
2340 GARDEN ROAD, SUITE 100
MONTEREY, CALIFORNIA 93940
PHONE: 831.649.4642
FAX: 831.649.3530
WWW.WRDARCH.COM A.P.N. NO.:

SHEET NAME:

SHEET NO.:

FILE NAME.:

SET ISSUED:

CHECKED BY:

THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH

THEY WERE PREPARED, AND PUBLICATION
THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY

ANY METHOD IN WHOLE OR IN PART IS
PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM

CONSTITUTES PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS.

PLOT DATE: 5.8.2025
24094 MONTESSORI COMMUNITY SCHOOL PLANNING PACKAGE MONTESSORI COMMUNITY SCHOOL 2400 GARDEN ROAD MONTEREY, CA 93940 013-322-008-000

CITY OF MONTEREY APPROVAL
5-1/2"thk CONC APRON w/ #4 BARS
@ 18"oc EA WAY o/ 4" CLASS 2 AGG
BASE o/ 95% RELATIVE COMP

SUBGRADE EQ EQ
8"

AC PAVING
(EXISTING) 8"
SCALE:
8 TRASH ENCLOSURE APRON
1-1/2" = 1'-0"

CMU BLOCK WALL - SEE DETAILS
FOR ADDITIONAL REQ.
1/2" Ø 'HILTI' KWIK BOLT
(MIN. 8" EMBEDMENT)
1/4

TUBE STEEL COLUMN
SCALE:
10 BASE PLATE @ CORNER
1-1/2" = 1'-0"
7-1/2"
5"

CMU BLOCK WALL - SEE DETAILS
FOR ADDITIONAL REQ.
1/2" Ø 'HILTI' KWIK BOLT
(MIN. 8" EMBEDMENT)
1/4

TUBE STEEL COLUMN
SCALE:
9 BASE PLATE
1-1/2" = 1'-0"
10"
5"
18" 8" 16" LAP 40 BAR Ø

PER PLAN
18" 6"
#5 @ TOP &
@ 12"oc @
BOTTOM
8x8x16 SPLIT-FACED CMU
WALL
CONT#5 HORIZ BAR IN BOND
BEAM BLOCK @ 24"oc
#5 BARS @ 24"oc VERT
(GROUT ALL CELLS SOLID)
(2) #5 CONT HORIZ BARS IN

BOND BEAM - GROUT ALL

CELLS SOLID

PRE-CAST CONC CAP

ALTERNATE DIRECTION OF

HORIZ LEG OF ALL VERT
DOWELS
5-1/2" thk CONC SLAB w/ #4 @
18"oc EA WAY 6'-8"

FIBER EXPANSION MATERIAL
#4 @ 18"oc w/ 12" LAP MIN 4" DOWEL

EMBEDMENT IN
EPOXY
SCALE:
7 TRASH ENCLOSURE

CMU WALL
1/2" = 1'-0"

TUBE STEEL COLUMN

BASE PLATE

CMU BLOCK WALL - SEE DETAILS
FOR ADDITIONAL REQ. EQ. EQ.
9~
4" 4"
SCALE:
14 COLUMN PLACEMENT
1-1/2" = 1'-0"

TUBE STEEL COLUMN
4" 4" 4" 4"

CORNER BASE PLATE

CMU BLOCK WALL - SEE DETAILS
FOR ADDITIONAL REQ.
10~
SCALE:
13 CORNER COLUMN

PLACEMENT
1-1/2" = 1'-0"
2" @ SINGLE GATE
(JAMB ONLY)
6" 6" 5'-8" 6" 3 1/2"
11" 11"
5" 9" 5"
4x4-1/2 HD. STL. BUTTS TOP, MIDDLE & BOTTOM
- WELD TO ANGLE
2x2 w/ 1/4" STL.

PLATE TO STL. ANGLE
MTL. DECKING
STL. TUBING - WELD TO STL.

ANGLE TO FIT STL. ROD
3 4" Ø STL. ROD -

TAPER END & WELD
4" HANDLE ON
2"x2"x3/16" STL ANGLE - WELD
CORNERS (TYP @ 4 SIDES)
3 4" Ø CANE BOLT - PROVIDE CATCH TO HOLD

IN UP POSITION (DOUBLE GATES ONLY)
SHEET MTL SCREWS @ 9"oc @ TOP
BOTTOM & SIDES. GRIND FLUSH
1/4" PLATE - ANGLE AND WELD
TO 2x2 TUBE & 2x2 STL ANGLES
@ EA END. SEE SECTION "A"
2"x2"x3/16" STL TUBE AT

CENTER OF FRAME
18ga MTL DECKING w/ SHT MTL SCREWS
@ 9"oc @ TOP, BOTTOM & SIDES.

B
A
1/2 OF OPENING

A SECTION
SCALE: 1" = 1'-0"

B SLIDE BOLT
SCALE: 1" = 1'-0"

C ELEVATION
SCALE: 1/2" = 1'-0"

D SECTION
SCALE: 1" = 1'-0" 4"
SCALE:
5 ENCLOSURE GATES

AS NOTED
(2) 1/4" Ø MACHINE
BOLT w/ MALEABLE

WASHERS
5x3x1/4 STL TAB
1/4
CUT FLANGES & BEND WEB.

BOLT THROUGH TO ADJ. EJ
w/ (2) 1/4" MACHINE BOLT &
3" MALEABLE WASHERS 2"
1-1/2"
1-1/2" 1-1/2" 3" 1-1/2" 1-1/2"
1-1/2" 1-1/2"
SCALE:
12 TRASH ENCLOSURE

FRAMING PLAN
1/4" = 1'-0"
20 ga. GALV. STL
C8x11.5 (TYP.)
EJ60014 STEEL
JOIST @ 24" O.C.
14 ga. STEEL 'Z' PURLIN
4x4x1/4 TS (TYP. OF 5) 12'-4"
19'-4"
EQ. EQ.
#4 BAR x24" @ 24"oc PLUG WELD TO

CHANNEL
(2) #4 BAR TO TOP OF WALL
C5x9x8'-0" LONG - SLOPE
TOP w/ WELDED CAP
STEEL GATES w/

HINGE WELDED TO

CHANNEL - SEE

SOLID GROUT ALL CELLS
PAINT GATES w/ (3) COATS OF
PAINT o/ (1) COAT OF PRIMER
NOTE - MAINTAIN 4" CLR.

UNDER GATES

TOP OF CONC APRON &

AC PAVING
EMBED "C-5" MIN 2'-0"

INTO CONCRETE
12"sq FOOTING
5 1
2 " 3" 2'-3"
3 - #4 TIES
2 - #5 EA WAY
SCALE:
6 TRASH ENCLOSURE

JAMB & FOOTING
1-1/2" = 1'-0"
5~
(2) 1/2" Ø MACHINE BOLT w/

MALEABLE WASHERS & NUTS

STEEL CHANNEL

ROOF SHEET

TUBE STEEL COLUMN
TEK w/ NEOPRENE WASHER 2" 4" 2"
2 1
4" 8"
3"
SCALE:
15 LOW EAVE
1-1/2" = 1'-0"

ROOF SHEET

TUBE STEEL COLUMN

RAKE TRIM

STITCH SCREW

ANGLE FLASHING
(1) 1/2" Ø MACHINE
BOLT w/ MALEABLE

WASHERS & NUTS

STEEL CHANNEL
SCALE:
16 METAL ROOFING RAKE
1-1/2" = 1'-0"
OPEN
13~
6~
13~ 6'-8" 10" MIN
SCALE:
3 TRASH

ENCLOSURE ELEVATIONS
1/4" = 1'-0"
A
12 1/2
OPEN
B
13~
13~ C
METAL ROOFING w/
RAKE TRIM @ (3) SIDES
- SEE NOTED DETAILS

METAL ROOF

STRUCTURE - SEE

NOTED DETAILS
CMU ENCLOSURE w/

PRE - CAST CONCRETE
CAP

OPEN OPEN
14~
13~
TYP @ RAKE
12 1/2 6'-8" 1'-11" 8'-7" 6'-8" +/- 1'-6" +/- 9'-0"
OPEN
D
13~
16~

METAL ACCESS GATE
w/ LATCHSET - SEE
'GATE HARDWARE'

NOTE & STRUCTURAL

DRAWINGS
TRASH

ENCLOSURE

ROOF FRAMING

PLAN PER
12~
LOW
EAVE
15~13~
SCALE:
1 TRASH ENCLOSURE
1/4" = 1'-0" 96 GAL. BIN
96 GAL.

BIN
19'-8" 3C / A103
SIM. 7~ 3D / A103 12'-8" 10'-0" EXTEND CONC. SLAB BEYOND TRASH ENCLOSURE TYP
7~
6~
2'-8" 10'-0" CLEAR 2'-0"
CONC
SLAB
3A / A103
4'-0"
TYP
1'-0"
5'-0"

CONCRETE CURB
36"w METAL
ACCESS GATE w/

LATCHSET - SEE
'GATE HARDWARE
NOTE'

ROLL-OUT TRASH

RECEPTACLES (TYP
OF 2) - VERIFY SIZE
w/ SOLID WASTE

SLOPE SLAB
@ 1
4"/FT TO
AREA DRAIN 3B / A103
8" CMU WALL - PAINT TO

MATCH BUILDING COLOR

RECYCLE

RECEPTACLES (TYP
OF 4) - VERIFY SIZE
w/ SOLID WASTE
GATE HARDWARE NOTE:

1. PROVIDE LEVER

OPENER, OPERABLE
WITH SINGLE EFFORT;

WITH LATCH BUT NO
CLOSER. THE LEVER

SHALL BE CURVED TO
RETURN TO WITHIN 1/2"

OF THE GATE TO

PREVENT CATCHING

OF CLOTHING (CBC
1126A.6)

2. BOTTOM OF GATE TO
BE 10" MIN ABOVE
GRADE OR 10"

SMOOTH SURFACE

SHALL BE REQUIRED

ON PUSH SIDE OF
DOOR.

BOLT SLEEVE AT EA.

GATE, AND RECEIVING

HOLE IN GROUND PER

CITY STANDARD PLAN
S-602a. THE BOLT HOLE

SHALL ALLOW FOR THE

DOORS TO BE OPENED
BEYOND 90 DEGREES SO

THAT THE DOORS DO

NOT LIMIT ACCESS TO
THE ENCLOSURE. 96 GAL. BIN 96 GAL. BIN 96 GAL. BIN
5~
8~ Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 30, Packet Page 171 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 42, Packet Page 102 Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 31, Packet Page 172 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 43, Packet Page 103 Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 32, Packet Page 173 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 44, Packet Page 104

PRELIMINARY

NOT FOR

CONSTRUCTION

SHEET INDEX

GENERAL NOTES GRADING & DRAINAGE TREE PROTECTION NOTES

UNDERGROUND UTILITIES

VICINITY MAP

SANITARY SEWER

STORM DRAIN

BENCHMARK
GROVE

PAICIFIC
SITE

MONTEREY
CARMEL
VALLEY
CARMEL

PACIFIC
OCEAN
PEBBLE
BEACH
LEGEND

PRELIMINARY

NOT FOR

CONSTRUCTION
PRINT DATE:

DRAWN BY:

JOB NO.
2340 GARDEN ROAD, SUITE 100
MONTEREY, CALIFORNIA 93940
PHONE: 831.649.4642
FAX: 831.649.3530
WWW.WRDARCH.COM A.P.N. NO.:

SHEET NAME:

SHEET NO.:

FILE NAME.:

SET ISSUED:

CHECKED BY:

THE USE OF THE PLANS AND SPECIFICATIONS IS

RESTRICTED TO THE ORIGINAL SITE FOR WHICH

THEY WERE PREPARED, AND PUBLICATION
THEREOF IS EXPRESSLY LIMITED TO SUCH USE.

REUSE, REPRODUCTION OR PUBLICATION BY

ANY METHOD IN WHOLE OR IN PART IS
PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT,

AND VISUAL CONTACT WITH THEM

CONSTITUTES PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS.

PLOT DATE: 3.27.2025
24094 MONTESSORI COMMUNITY SCHOOL PLANNING PACKAGE MONTESSORI COMMUNITY SCHOOL 2400 GARDEN ROAD MONTEREY, CA 93940 013-322-008-000

CITY OF MONTEREY APPROVAL
126 Bonifacio Place, Suite C, Monterey, CA 93940
Phone: (831) 647-1192 Fax (831) 647-1194
[email protected]
Civil Engineering Land Development
Stormwater Management C1

COVER &

GENERAL
NOTES
Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 33, Packet Page 174 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 45, Packet Page 105

EXISTING SITE PLAN
PRINT DATE:

DRAWN BY:

JOB NO.
2340 GARDEN ROAD, SUITE 100
MONTEREY, CALIFORNIA 93940
PHONE: 831.649.4642
FAX: 831.649.3530
WWW.WRDARCH.COM A.P.N. NO.:

SHEET NAME:

SHEET NO.:

FILE NAME.:

SET ISSUED:

CHECKED BY:

THE USE OF THE PLANS AND SPECIFICATIONS IS

RESTRICTED TO THE ORIGINAL SITE FOR WHICH

THEY WERE PREPARED, AND PUBLICATION
THEREOF IS EXPRESSLY LIMITED TO SUCH USE.

REUSE, REPRODUCTION OR PUBLICATION BY

ANY METHOD IN WHOLE OR IN PART IS
PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT,

AND VISUAL CONTACT WITH THEM

CONSTITUTES PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS.

PLOT DATE: 3.27.2025
24094 MONTESSORI COMMUNITY SCHOOL PLANNING PACKAGE MONTESSORI COMMUNITY SCHOOL 2400 GARDEN ROAD MONTEREY, CA 93940 013-322-008-000

CITY OF MONTEREY APPROVAL

PRELIMINARY

NOT FOR

CONSTRUCTION
126 Bonifacio Place, Suite C, Monterey, CA 93940
Phone: (831) 647-1192 Fax (831) 647-1194
[email protected]
Civil Engineering Land Development
Stormwater Management C2

EXISTING

SITE PLAN

HATCH LEGEND
Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 34, Packet Page 175 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 46, Packet Page 106 1 KEY NOTES
2 HATCH LEGEND
PRINT DATE:

DRAWN BY:

JOB NO.
2340 GARDEN ROAD, SUITE 100
MONTEREY, CALIFORNIA 93940
PHONE: 831.649.4642
FAX: 831.649.3530
WWW.WRDARCH.COM A.P.N. NO.:

SHEET NAME:

SHEET NO.:

FILE NAME.:

SET ISSUED:

CHECKED BY:

THE USE OF THE PLANS AND SPECIFICATIONS IS

RESTRICTED TO THE ORIGINAL SITE FOR WHICH

THEY WERE PREPARED, AND PUBLICATION
THEREOF IS EXPRESSLY LIMITED TO SUCH USE.

REUSE, REPRODUCTION OR PUBLICATION BY

ANY METHOD IN WHOLE OR IN PART IS
PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT,

AND VISUAL CONTACT WITH THEM

CONSTITUTES PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS.

PLOT DATE: 3.27.2025
24094 MONTESSORI COMMUNITY SCHOOL PLANNING PACKAGE MONTESSORI COMMUNITY SCHOOL 2400 GARDEN ROAD MONTEREY, CA 93940 013-322-008-000

CITY OF MONTEREY APPROVAL

PRELIMINARY

NOT FOR

CONSTRUCTION
126 Bonifacio Place, Suite C, Monterey, CA 93940
Phone: (831) 647-1192 Fax (831) 647-1194
[email protected]
Civil Engineering Land Development
Stormwater Management

GRADING & DRAINAGE PLAN
C3

GRADING
& DRAINAGE
PLAN
3 4
5 2
1 1
1 1
1 1
1 1
1 1
1 1
1 1
1 2
3 4
5 6
6 6
6 7
7 8
8 9
9 Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 35, Packet Page 176 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 47, Packet Page 107 A
C4
A.C. PAVEMENT SECT.

B
C4

CONCRETE PAVEMENT
C
C4

THICKENED EDGE
E
C4

ROOF DRAIN CONNECTION
F
C4
CLEAN-OUT @ GRADE
G
C4
RET. WALL SUBDRAIN
PRINT DATE:

DRAWN BY:

JOB NO.
2340 GARDEN ROAD, SUITE 100
MONTEREY, CALIFORNIA 93940
PHONE: 831.649.4642
FAX: 831.649.3530
WWW.WRDARCH.COM A.P.N. NO.:

SHEET NAME:

SHEET NO.:

FILE NAME.:

SET ISSUED:

CHECKED BY:

THE USE OF THE PLANS AND SPECIFICATIONS IS

RESTRICTED TO THE ORIGINAL SITE FOR WHICH

THEY WERE PREPARED, AND PUBLICATION
THEREOF IS EXPRESSLY LIMITED TO SUCH USE.

REUSE, REPRODUCTION OR PUBLICATION BY

ANY METHOD IN WHOLE OR IN PART IS
PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT,

AND VISUAL CONTACT WITH THEM

CONSTITUTES PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS.

PLOT DATE: 3.27.2025
24094 MONTESSORI COMMUNITY SCHOOL PLANNING PACKAGE MONTESSORI COMMUNITY SCHOOL 2400 GARDEN ROAD MONTEREY, CA 93940 013-322-008-000

CITY OF MONTEREY APPROVAL

PRELIMINARY

NOT FOR

CONSTRUCTION
126 Bonifacio Place, Suite C, Monterey, CA 93940
Phone: (831) 647-1192 Fax (831) 647-1194
[email protected]
Civil Engineering Land Development
Stormwater Management C4

SECTIONS &

DETAILS
D
C4
CONC. VERTICAL CURB
K
C4
CONC. WHEELSTOP
I
C4

POLE MOUNTING
J
C4

TRUNCATED DOMES

NO PARKING
H
C4

L ACCESSIBLE STALL
C4
CONC. VERTICAL CURB
M
C4
12" CURB
1 1
C4

DRIVEWAY
1 KEY NOTES
2 3
4 5
2 4
5 3 Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 36, Packet Page 177 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 48, Packet Page 108

EROSION CONTROL PLAN
PRINT DATE:

DRAWN BY:

JOB NO.
2340 GARDEN ROAD, SUITE 100
MONTEREY, CALIFORNIA 93940
PHONE: 831.649.4642
FAX: 831.649.3530
WWW.WRDARCH.COM A.P.N. NO.:

SHEET NAME:

SHEET NO.:

FILE NAME.:

SET ISSUED:

CHECKED BY:

THE USE OF THE PLANS AND SPECIFICATIONS IS

RESTRICTED TO THE ORIGINAL SITE FOR WHICH

THEY WERE PREPARED, AND PUBLICATION
THEREOF IS EXPRESSLY LIMITED TO SUCH USE.

REUSE, REPRODUCTION OR PUBLICATION BY

ANY METHOD IN WHOLE OR IN PART IS
PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT,

AND VISUAL CONTACT WITH THEM

CONSTITUTES PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS.

PLOT DATE: 3.27.2025
24094 MONTESSORI COMMUNITY SCHOOL PLANNING PACKAGE MONTESSORI COMMUNITY SCHOOL 2400 GARDEN ROAD MONTEREY, CA 93940 013-322-008-000

CITY OF MONTEREY APPROVAL

PRELIMINARY

NOT FOR

CONSTRUCTION
126 Bonifacio Place, Suite C, Monterey, CA 93940
Phone: (831) 647-1192 Fax (831) 647-1194
[email protected]
Civil Engineering Land Development
Stormwater Management
BMP'S

EROSION CONTROL NOTES EROSION CONTROL NOTES SEDIMENT CONTROL NOTES LEGEND
A
C5

FIBER ROLL
B
C5

STABILIZE ENTRANCE
C
C5

CONCRETE WASHOUT
D
C5

DROP INLET PROTECTION
E
C5

CURB INLET PROTECTION
A
A
F
C5

SILT FENCE
G
C5

STOCK PILE COVERING
C5

EROSION

CONTROL
PLAN &

DETAILS
Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 37, Packet Page 178 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 49, Packet Page 109 FH
WV

WATER METER
HB
HB
SSCO
LP
LP
12"P
12"P
12"P
12"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"Q
6"Q
6"Q
14"P
14"P
14"P
24"P
24"P
6"P
6"P
6"P
6"P
6"P
16"P
18"P
18"P
8"P
8"P
8"P
6"P
8"P TELECOM VAULT MANHOLE TELECOM

GAS METER
24"P ACU
ACU

ACU ACUACU
SSCO
SSCO

ELECTRICAL PANEL
FDC
12"P
8"T
6"T
2-PRONG
PINE, 12"-14"
18"P
16"P
16"P
LP

AM GARDEN ROAD
LS
LS
LS LS
LS
A
A
A
A
A
A
A
LG
LG LG
LG
LG
LG

CO CO CO CO CO
P
P
P
CO
CO
CO
CO
CO
C
C
C
C
C
C
LV
LV
LV
LV
LV

FM FM FM FM FM
F
LV H
H
TC
TC
L L
L
L
TC
L
L
L
L
S
H
H
H
LA
LA
LA
LA
LA
LA
LA
LA
LA
LA LA
E
E
E
E

LA S R S S S R R R
R R

R R R R
R R
R R

R R R R
C
C
C
C
C
H H
H
H
H
H H
H
H
H
H
H
H
H
H H
H

CC TC CC
CC
CC

L L L L
L
L
L
L
A

CODE BOTANICAL / COMMON NAME CONT QTY WATER USE
TREES
AM Arbutus x `Marina` / Arbutus Standard 15 gal 1 Low
CC Cercis canadensis / Eastern Redbud 15 gal 4 Medium
LS Laurus x `Saratoga` / Saratoga Laurel 15 gal 5 Low
SHRUBS
A Arctostaphylos x `Pacific Mist` / Pacific Mist Manzanita 5 gal 8 Very low C Ceanothus griseus horizontalis `Carmel Creeper` / Carmel Creeper 5 gal 11 Low CO Correa x 'Carmine Bells' / Carmine Bells Australian Fuchsia 5 gal 10 Low E Eriogonum arborescens / Santa Cruz Island Buckwheat 5 gal 4 Low H Hemerocallis x / Hybrid Daylily 1 gal 22 Low
LA Lantana x 'New Gold' / New Gold Lantana 5 gal 12 Low LV Lavandula x intermedia 'Provence' / Provence Lavendin 5 gal 6 Low P Prunus caroliniana 'Compacta' / Compact Carolina Laurel Cherry 5 gal 3 Low R Rosa x `Flower Carpet White` / Rose 1 gal 18 Medium
S Salvia mellifera / Black Sage 5 gal 5 Very low
TC Tecomaria capensis / Cape Honeysuckle 5 gal 4 Medium

GRASSES
FM Festuca rubra 'Molate' / Molate Red Fescue 1 gal 5 Low LG Leymus arenarius `Glaucus` / Blue Wild Rye 1 gal 6 Low L Lomandra longifolia Platinum Beauty / Variegated Mat Rush 1 gal 16 Low VINES
F Ficus pumila / Creeping Fig 5 gal 1 Medium

PLANT SCHEDULE
PRINT DATE:

DRAWN BY:

JOB NO.
2340 GARDEN ROAD, SUITE 100
MONTEREY, CALIFORNIA 93940
PHONE: 831.649.4642
FAX: 831.649.3530
WWW.WRDARCH.COM A.P.N. NO.:

SHEET NAME:

SHEET NO.:

FILE NAME.:

SET ISSUED:

CHECKED BY:

THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH

THEY WERE PREPARED, AND PUBLICATION
THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY

ANY METHOD IN WHOLE OR IN PART IS
PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM

CONSTITUTES PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS.

PLOT DATE: 3.14.2025
L-1.0
MAA

LANDSCAPE PLAN
24094 MONTESSORI COMMUNITY SCHOOL T.I. 2400 GARDEN ROAD MONTESSORI COMMUNITY SCHOOL 2400 GARDEN ROAD MONTEREY, CA 93940 013-322-008-000 N O R T H existing tree to remain
(typical)
existing tree to remain (typical)
0 SCALE:
10 20 30 feet
1" = 10'
native landscape to remain
existing tree to remain (typical)
native landscape to remain
native landscape to remain
trash enclosure
existing play area to remain
existing play area to remain

1. All existing trees, shrubs and ground covers to remain shall be protected. Any damage caused by Contractor's work shall be repaired or replaced at the Contractor's expense and be approved by the Landscape Architect.

2. Pre-planting should consist of adding the following fertilizer materials per 1000 sq ft of bed area:

Gypsum 25.0 lbs
Nitroform (38-0-0) 20.0 lbs
(MAP) 11-52-0 30.0 lbs
The above amendments should be thoroughly incorporated into the upper 8" of the soil profile.

3. After amending soil, grade all areas smooth with no localized depressions exceeding .5 inch. All areas shall surface drain with 1.5 percent minimum slope away from all buildings, paving or other structures.

4. Quantities are for aiding in bidding only. Contractor shall verify all quantities.

5. Contractor shall lay out plant material as per plan and receive approval from Landscape Architect prior to installation.

6. No plants shall be planted with root balls or new pits in a dry condition.

7. Plant all plants as per planting details in square pits with sides and bottoms thoroughly scarified. Do not amend backfill mix beyond initial topsoil amending unless noted.

8. All newly planted material shall be watered by deep soaking within 3 hours of planting.

9. All planting areas shall receive 3 inches of mini bark chip top dressing (mulch).

10. Contractor shall be responsible for irrigating all new plant material until the entire project as been approved and accepted by Owner.

11. Thirty days after planting Contractor shall re-stake and straighten all trees as necessary to be approved by Landscape Architect.

12. New trees planted within 4' of any paving shall have a root barrier installed as per manufacturers instructions. DeepRoot UB 18-2 or equal product.

PLANTING NOTES
existing play area to remain Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 38, Packet Page 179 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 50, Packet Page 110 PRINT DATE:

DRAWN BY:

JOB NO.
2340 GARDEN ROAD, SUITE 100
MONTEREY, CALIFORNIA 93940
PHONE: 831.649.4642
FAX: 831.649.3530
WWW.WRDARCH.COM A.P.N. NO.:

SHEET NAME:

SHEET NO.:

FILE NAME.:

SET ISSUED:

CHECKED BY:

THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH

THEY WERE PREPARED, AND PUBLICATION
THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY

ANY METHOD IN WHOLE OR IN PART IS
PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM

CONSTITUTES PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS.

PLOT DATE:
24094 MONTESSORI COMMUNITY SCHOOL T.I. 2400 GARDEN ROAD MONTESSORI COMMUNITY SCHOOL 2400 GARDEN ROAD MONTEREY, CA 93940 013-322-008-000 L-1.1
MAA

PLANT IMAGES
TREES

GRASSES
Arbutus x Marina
Arbutus Standard
Hemerocallis x 'Yellow'
Yellow Daylily
Tecomaria capensis
Cape Honeysuckle
Eriogonum arborescens
Santa Cruz Island Buckwheat
Lomandra longifolia 'Platinum Beauty'
Varigated Mat Rush
Festuca rebra 'Molate
Molate Red Fescue
Leymus arenarius 'Glauca'
Blue Wild Rye
Ficus pumila
Creeping Fig Vine

SHRUBS AND PERENNIALS
Cercis canadensis
Eastern Redbud
Laurus x 'Saratoga'
Saratoga Laurel
Salvia melifera
Black Sage
Lantana x 'New Gold'
New Gold Lantana
Lavandula x intermedia 'Provence'
Provence Lavender
Prunus caroliniana 'Compacta'
Compact Carolina Laurel Cherry
Rosa x 'Flower Carpet White'
Flower Carper Rose
VINES
Arctostaphylos hookerii `Pacific Mist`
Carmel Creeper Manzanita
Ceanothus griseus horizontalis
Carmel Creeper
Correa x Carmine Bells
Carmine Bells Australian Fuchsia

SHRUBS AND PERENNIALS

3.14.2025
Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 39, Packet Page 180 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 51, Packet Page 111 PRINT DATE:

DRAWN BY:

JOB NO.
2340 GARDEN ROAD, SUITE 100
MONTEREY, CALIFORNIA 93940
PHONE: 831.649.4642
FAX: 831.649.3530
WWW.WRDARCH.COM A.P.N. NO.:

SHEET NAME:

SHEET NO.:

FILE NAME.:

SET ISSUED:

CHECKED BY:

THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH

THEY WERE PREPARED, AND PUBLICATION
THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY

ANY METHOD IN WHOLE OR IN PART IS
PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM

CONSTITUTES PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS.

PLOT DATE:
24094 MONTESSORI COMMUNITY SCHOOL T.I. 2400 GARDEN ROAD MONTESSORI COMMUNITY SCHOOL 2400 GARDEN ROAD MONTEREY, CA 93940 013-322-008-000 L-1.2
MAA

PLANTING NOTES
& DETAILS

TREE PROTECTION
1/4" = 1'-0"
Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment. 4'-0" Maintain existing grade with the tree
protection fence
unless otherwise
indicated on the
plans.
2" x 6' steel posts
or approved equal.
5" thick
layer of mulch.

Notes:
1- See specifications for additional tree
protection requirements.
2- If there is no existing irrigation, see
specifications for watering requirements.
3- No pruning shall be performed except
by approved arborist.
4- No equipment shall operate inside the
protective fencing including during fence
installation and removal.
5- See site preparation plan for any
modifications with the Tree Protection
area.

SECTION VIEW

KEEP OUT
TREE

PROTECTION
AREA

8.5" x 11"
sign
laminated in
plastic spaced
every 50'
along the
fence.

OPEN SOURCE FREE TO USE
Tree Protection
fence: High density
polyethylene fencing
with 3.5" x 1.5"
openings; Colororange. Steel posts
installed at 8' o.c.
1 FX-PL-FX-TRMT-02
1" = 1'-0"

TREE PLANTING DOUBLE STAKE

PLANTING AT
TURF AREAS.

PLANT PIT DETAIL

STAKING DETAIL

PLANTING AT
SHRUB AREAS.

FX-PL-FX-TREE-10
2 SHRUB - MODIFIED SOIL
3/4" = 1'-0"
Notes:
1- Shrubs shall be of quality prescribed in the root observations detail and specifications. 2- See specifications for further requirements related to this detail.

Modified soil.

Depth varies. (See
specifications for soil
modification).

Root ball.
4" high x 8" wide round - topped soil
berm above root ball surface shall be
constructed around the root ball.

Berm shall begin at root ball periphery.

Prior to mulching, lightly tamp soil
around the root ball in 6" lifts to brace
shrub. Do not over compact. When the
planting hole has been backfilled, pour
water around the root ball to settle the
soil.
4" layer of mulch.

No more than 1" of
mulch on top of
root ball. (See
specifications for
mulch).

Root ball rests on
existing or
recompacted soil.

Existing soil.

Finished grade.

Shrub.

SECTION VIEW
URBAN TREE FOUNDATION © 2014

OPEN SOURCE FREE TO USE
FX-PL-FX-SHRB-03
3 VINE - MODIFIED SOIL
1/2" = 1'-0"
Notes:
1- Vines shall be of quality as prescribed in the root observations detail and specifications. 2- See specifications for further requirements related to this detail.

Face of wall or building.

Lean nursery stake against the wall. Stake to be
removed at the end of the maintenance (warranty)
period after the vine has attached to the wall.

Root ball.

Vine.
4" x 8" wide round - topped soil berm above root
ball surface shall be constructed around the root
ball. Berm shall begin at root ball periphery.

Prior to mulching, lightly tamp soil around the root
ball in 6" lifts to brace shrub. Do not over compact.

When the planting hole has been backfilled, pour
water around the root ball to settle the soil.
4" layer of mulch. No more than 1" of mulch on
the top of the root ball. (See specifications for
mulch).

Finished grade.

Pavement.

Modified soil. Depth varies. (See specifications for
soil modification).

Root ball rests on existing or recompacted soil.

Existing soil.

URBAN TREE FOUNDATION © 2014
OPEN SOURCE FREE TO USE 4 FX-PL-FX-SHRB-06

3.14.2025
Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 40, Packet Page 181 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 52, Packet Page 112

SYMBOL DESCRIPTION QTY

DRIP LOW

LOW WATER USE
2,544 sf

TREE BUBBLER

MODERATE WATER USE
160 sf
TOTAL LANDSCAPE AREA 2,704 s.f.

HYDROZONE MAP LEGEND
FH
WV

WATER METER
HB
HB
SSCO
LP
LP
12"P
12"P
12"P
12"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"Q
6"Q
6"Q
14"P
14"P
14"P
24"P
24"P
6"P
6"P
6"P
6"P
6"P
16"P
18"P
18"P
8"P
8"P
8"P
6"P
8"P TELECOM VAULT MANHOLE TELECOM

GAS METER
24"P ACU
ACU

ACU ACUACU
SSCO
SSCO

ELECTRICAL PANEL
FDC
12"P
8"T
6"T
2-PRONG
PINE, 12"-14"
18"P
16"P
16"P

LP GARDEN ROAD
PRINT DATE:

DRAWN BY:

JOB NO.
2340 GARDEN ROAD, SUITE 100
MONTEREY, CALIFORNIA 93940
PHONE: 831.649.4642
FAX: 831.649.3530
WWW.WRDARCH.COM A.P.N. NO.:

SHEET NAME:

SHEET NO.:

FILE NAME.:

SET ISSUED:

CHECKED BY:

THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH

THEY WERE PREPARED, AND PUBLICATION
THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY

ANY METHOD IN WHOLE OR IN PART IS
PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM

CONSTITUTES PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS.

PLOT DATE:
24094 MONTESSORI COMMUNITY SCHOOL T.I. 2400 GARDEN ROAD MONTESSORI COMMUNITY SCHOOL 2400 GARDEN ROAD MONTEREY, CA 93940 013-322-008-000 L-2.0
MAA

HYDROZONE MAP

AND WATER USE

CALCULATIOS

MAWA E T W U N O R T H
0 SCALE:
10 20 30 feet
1" = 10'

M A W A E T W U

3.14.2025
Click on the blue cell on right to Pick City Name Monterey Name of City ETo of City from Appendix A 36.00ETo (inches/year)
0Overhead Landscape Area (ft2)
2,704Drip Landscape Area (ft2)
0SLA (ft2)
Total Landscape Area 2,704
Results:
(ETo) x (0.62) x [(0.45 x LA) + (1.0 - 0.45) X SLA)] 27,159Gallons 3,631Cubic Feet
36HCF
0Acre-feet
0Millions of Gallons
MAWA calculation incorporating Effective Precipitation (Optional) Precipitation (Optional)
ETo of City from Appendix A 36ETo (inches/year)
Total Landscape Area 2,704LA (ft2)
Special Landscape Area 0SLA (ft2)
Total annual precipitiation (inches/year)
Enter Effective Precipitation 0.00Eppt (in/yr)(25% of total annual precipitation) Results:

MAWA = [(ETo - Eppt) x (0.62)] x [(0.45 x LA) + ((1.0 - 0.45) x SLA)] - Gallons - Cubic Feet - HCF
- Acre-feet - Millions of Gallons
Messages and Warnings
Maximum Applied Water Allowance Calculations for New and Rehabilitated Non-Residential Landscapes Irrigation Efficiency Default Value for overhead 0.75 and drip 0.81.

Plant Water Use Type Plant Factor
Very Low 0 - 0.1
Low 0.2 - 0.3
Medium 0.4 - 0.6
High 0.7 - 1.0
SLA 1.0
HydrozoneSelect System From
the Dropdown List
click on cell below
Plant Water Use
Type (s) (low,
medium, high)
Plant Factor
(PF)
Hydrozone Area (HA)
(ft2) Without SLA Irrigation
Efficiency
(IE)
(PF x HA (ft2))/IE
Zone 1 Drip Low 0.30 2 ,544 0.81 942
Zone 2 Drip Medium 0.40 1 60 0.81 79
1,021
SLA 0 0
Sum 2,704
Results
MAWA = 27,159 ETWU = 22,794Gallons ETWU complies with MAWA 3,047Cubic Feet

30.47HCF

0.07Acre-feet

0.02Millions of Gallons
Estimated Total Water Use
Equation: ETWU = ETo x 0.62 x [((PF x HA)/IE) + SLA]; Considering precipitation ETWA = (ETo-Eppt) x 0.62 x [((PF x HA)/IE) +SLA] Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 41, Packet Page 182 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 53, Packet Page 113

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY PSI
Hunter RZWS-SLEEVE-18-CV
18in. long RZWS with Filter Fabric Sleeve, .50 gpm bubbler options, Check Valve, 1/2in. swing joint for connection to 1/2in. pipe
20 15

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY
Hunter ICZ-101-25
Drip Control Zone Kit. 1" ICV Globe Valve with 1" HY100 filter system. Pressure Regulation: 25psi. Flow Range: 2 GPM to 20 GPM. 150 mesh stainless steel screen.
4 Hunter AFV-T
Automatic flush valve with 1/2in. MPT connection. Removable top for diaphragm maintenance.
4 Hunter ECO-ID-12
ECO-ID: 1/2in. FPT connection with 15 psi - 100 psi operating pressure. Specify with Hunter SJ swing joint.
4 Area to Receive Drip Emitters
Rain Bird XB-PC (2)
Single Outlet, Pressure Compensating Drip Emitters. Flow rates of 0.5gph=blue, 1.0gph=black, and 2.0gph=red. Comes with a self-piercing barb inlet x barb outlet.
2,544 s.f.

Emitter Notes:

0.5 GPH emitters (2 assigned to each 1 gal plant)

1.0 GPH emitters (2 assigned to each 5 gal plant)

2.0 GPH emitters (4 assigned to each 15 gal plant)

0.25 0.50

IRRIGATION SCHEDULE
Valve Number
Valve Size
Valve Flow
Valve Callout
# #
#"
FH
WV

WATER METER
HB
HB
SSCO
LP
LP
12"P
12"P
12"P
12"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"Q
6"Q
6"Q
14"P
14"P
14"P
24"P
24"P
6"P
6"P
6"P
6"P
6"P
16"P
18"P
18"P
8"P
8"P
8"P
6"P
8"P TELECOM VAULT MANHOLE TELECOM

GAS METER
24"P ACU
ACU

ACU ACUACU
SSCO
SSCO

ELECTRICAL PANEL
FDC
12"P
8"T
6"T
2-PRONG
PINE, 12"-14"
18"P
16"P
16"P

LP GARDEN ROAD
3" S

1.5" M

1.5" M
3" S
1" L
C-1 3.6
1"
C-2 3.3
1"

3.7 C-3
1"
C-4 2.7
1"
C-5 5.0
1"
C-6 5.0
1"
1" L

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY
Hunter IBV-BSP-FS
1in., 1-1/2in., 2in., and 3in. Brass Electric Remote Control Valve, Globe Configuration, with BSP Threaded Inlet/Outlet, for Commercial/Municipal Use. With Filter Sentry Factory Installed Option.
2 Rain Bird 44-LRC
1" Brass Quick-Coupling Valve, with Corrosion-Resistant Stainless Steel Spring, Locking Thermoplastic Rubber Cover, and 2-Piece Body.
3 Nibco T-580-S6-R-66-LL
Stainless steel ball valve shut off valve
2 Febco 825Y 1"
Reduced Pressure Backflow Preventer. Install 12in. above highest downstream outlet and the highest point in the downstream piping.
1 Hunter PHC-600
Wi-Fi enabled, full-functioning controller with touchscreen, 6-Station fixed controller, 120 VAC, Outdoor model.
1 Hunter SOIL-CLIK
The Soil-Clik probe uses proven technology to measure moisture within the root zone. When the probe senses that the soil has reached its desired moisture level, it will shut down irrigation, preventing water waste.
1 Hunter WRF-CLIK
Rain/freeze Sensor, install within 1000 ft of controller, in line of sight. 22-28 VAC/VDC 100 mA power from timer transformer.

Mount as noted. Includes Gutter Mount.
1 Irrigation Lateral Line: 1" PVC Class 315 SDR 13.5 240 l.f.

Irrigation Mainline: 1.5" PVC Schedule 40 400 l.f.

Pipe Sleeve: 3" PVC Schedule 80 80 l.f.

PRINT DATE:

DRAWN BY:

JOB NO.
2340 GARDEN ROAD, SUITE 100
MONTEREY, CALIFORNIA 93940
PHONE: 831.649.4642
FAX: 831.649.3530
WWW.WRDARCH.COM A.P.N. NO.:

SHEET NAME:

SHEET NO.:

FILE NAME.:

SET ISSUED:

CHECKED BY:

THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH

THEY WERE PREPARED, AND PUBLICATION
THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY

ANY METHOD IN WHOLE OR IN PART IS
PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM

CONSTITUTES PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS.

PLOT DATE:
24094 MONTESSORI COMMUNITY SCHOOL T.I. 2400 GARDEN ROAD MONTESSORI COMMUNITY SCHOOL 2400 GARDEN ROAD MONTEREY, CA 93940 013-322-008-000 L-2.1
MAA

IRRIGATION PLAN

SCHEDULE &
NOTES
existing tree to remain
existing tree to remain
drip zone 2
drip zone 1
drip zone 4
drip zone 3 N O R T H
0 SCALE:
10 20 30 feet
1" = 10'
Point of Connection to existing water
service line to be verified in field
manual shut off valve
manual shut off valve
backflow device
rain sensor on corner of building
irrigation controller on outside of building
- provide AC power to this location
soil moisture sensor

3.14.2025
Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 42, Packet Page 183 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 54, Packet Page 114 PRINT DATE:

DRAWN BY:

JOB NO.
2340 GARDEN ROAD, SUITE 100
MONTEREY, CALIFORNIA 93940
PHONE: 831.649.4642
FAX: 831.649.3530
WWW.WRDARCH.COM A.P.N. NO.:

SHEET NAME:

SHEET NO.:

FILE NAME.:

SET ISSUED:

CHECKED BY:

THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH

THEY WERE PREPARED, AND PUBLICATION
THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY

ANY METHOD IN WHOLE OR IN PART IS
PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM

CONSTITUTES PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS.

PLOT DATE:
24094 MONTESSORI COMMUNITY SCHOOL T.I. 2400 GARDEN ROAD MONTESSORI COMMUNITY SCHOOL 2400 GARDEN ROAD MONTEREY, CA 93940 013-322-008-000 L-2.2
MAA

IRRIGATION

DETAILS
NOTES:
1- See irrigation legend for mainline and lateral line pipe size and type. 2- Direct burial control wires shall be installed in Sch. 40 PVC electrical conduit if required. 3- 2-wire irrigation wire shall be installed in Sch. 40 PVC electrical conduit. 4- Detectable locator tape shall be located six inches (6") above the entire mainline run.

Direct burial low voltage
control wires.

Pavement.

IRRIGATION TRENCHING
1 1/2" = 1'-0"
24" min. 1'-0" In planting area 1'-6" in planting area 3'-0" underneath pavement Non-pressurized line (lateral line).

Detectable locator tape.

Pressurized line (mainline). 6"
Finished grade.

REDUCED PRESSURE BACKFLOW DEVICE
FX-IR-FX-BACK-03
2 I-X WALL MOUNTED CONTROLLER
1/2" = 1'-0"
Notes:
1- Common and controller wire to be bundled using electrical tape at 10'-0" on center. 2- Grounding rods shall be located between 8"- 0" to 12'- 0" away from the controller. Grounding rods shall be 3 8" in diameter x 8' in length. Connect the grounding
rod to the controller using 6 gauge bare copper wire or per the manufacturer's specifications.See grounding rod detail. 3- ET Station shall be installed no further than 90' away from the controller and a minimum of 15' off of the ground, out from under any overhead obstructions such as, but not limited to, building overhangs, trees, or utilities.

Wall, fence, or building.

Wall mounted controller. Install per
manufacturer's specifications and
recommendations. (See irrigation legend
for controller make and model number).
3 4" knockout for earth ground wire.
2" PVC electrical conduit for irrigation
valves, master valve, and flow sensor wires.

Optional 3" knockout if more wires are needed.

Secure conduit to wall using stainless steel
clamp.
1" PVC electrical conduit for electrical power per
local and national electrical codes.
1" PVC electrical conduit for ET sensor.
(optional).

OPEN SOURCE FREE TO USE
FX-IR-FX-CONT-06 1 1/2" = 1'-0"

QUICK COUPLING VALVE IN BOX
FX-IR-FX-QUIC-04
4 1 1/2" = 1'-0"

ELECTRIC REMOTE CONTROL VALVE
FX-IR-FX-RCV-04
5 MANUAL CONTROL VALVE IN BOX
1 1/2" = 1'-0"
45 DOWN AS
REQ. TO

LATERAL PIPE
DEPTH.
2" MINIMUM, 4" MAXIMUM
BELOW TOP OF BOX.
10X15 RECTANGULAR VALVE BOX.

MANUAL VALVE AS SPECIFIED.

OUTLET PIPE SAME SIZE
AS VALVE, 24" MIN.

TO FIRST FITTING.

SCHEDULE 80
RISER AND ELL.

MAIN LINE.
1/2" WIRE CLOTH GOPHER
SCREEN, WRAP UP SIDES.

TWO 6X2X16 CONC. BLOCK CAPS,
ONE ON EACH SIDE OF BOX.

INCREASE LATERAL LINE
AS PER IRRIGATION PLAN. 12" BELOW GRADE 2"-4" 2" CLR.

FLUSH TO
GRADE AT LAWN.
2" ABOVE FINISH
GRADE AT SHRUBS.
6 FX-IR-FX-MCV-02
ICZ-101 DRIP CONTROL ZONE
1 1/2" = 1'-0"
18-24" COILED WIRE
WATERPROOF CONNECTORS (2)

DRIP ZONE KIT
MODEL ICZ-101-XX WITH
FILTER (TIP 45 DEGREES)
REGULATOR 25 OR 40 PSI

FINISH GRADE

JUMBO VALVE BOX
SCH 80 T.O.E. NIPPLE (2)

MAIN LINE PIPE & FITTINGS
BRICK SUPPORTS (4)
3/4" MINUS WASHED GRAVEL
7 FX-IR-HUNT-DRIP-18 1 1/2" = 1'-0"

TYPICAL DRIP TUBING
COMPRESSION FITTING.

PLANT GRAPHIC
DRIPLINE EDGE.

TYPICAL 1/4" TUBE STAKE WITH EMITTER OR CAP.

TYPICAL 1/4" DISTRIBUTION TUBING, 48" MAX. LENGTH.

TYPICAL 1/2" DRIP TUBING STAKE.

MULTI-OUTLET EMITTER OR TRANSFER.

EMITTER OR BUBBLER ON
1 2" DRIP STAKE.

TRANSFER BARB

TEE FOR DOUBLE
EMITTER.

TYPICAL

COMPRESSION
FITTING.

TYPICAL 1
2" DRIP TUBING.

NOTE:

1. PLACE EMITTERS 3
4 BETWEEN THE TRUNK AND OUTTER DRIPLINE.

2. EVENLY SPACE EMITTERS AROUND PLANT.

3. STAKE THE DRIP TUBING AT EACH TEE, ELL, COUPLER, AT
EACH EMITTER OR TRANSFER, AND AT 6'-0" MAX O.C.

USE BUBBLERS FOR TREES AS NOTED IN LEGEND; USE TUBING FOR ALL SHRUBS FX-IR-FX-DRIP-01
8 WIRELESS RAIN-CLIK
3" = 1'-0"
NOTE:

MOUNT SENSOR ON ANY SURFACE WHERE IT WILL BE

EXPOSED TO UNOBSTRUCTED RAINFALL, BUT NOT IN PATH OF SPRINKLER SPRAY, NO MORE THAN 1000' FROM RECEIVER UNIT.

MOUNT RECEIVER UNIT NO FURTHER THAN 6' FROM CONTROLLER.

WRC RECEIVER

MODEL WRC

MOUNTING WALL
10 FX-IR-HUNT-SENS-17

SOIL CLIK SENSOR INSTALLED IN SHRUB AREA

NOT TO SCALE
SHRUB

FINISHED GRADE

SOIL CLIK CABLE TO

CONTROLLER

SOIL CLIK SENSOR
INSTALLED AT 50% OF

ROOT DEPTH

ROOT DEPTH
ROOTS
11 FX-IR-HUNT-SENS-09

FLUSH VALVE AUTO
1 1/2" = 1'-0" 18"

FINISH GRADE
10" ROUND VALVE BOX
HUNTER PLD-050 OR
1/2" FPT ADAPTER

LINE FLUSHING VALVE

LATERAL OR HEADER
BRICK SUPPORTS (3) SEE SPECS
3/4" GRAVEL SUMP
9 FX-IR-HUNT-DREQ-03
ROOT ZONE WATERING SYSTEM - 18"

NOT TO SCALE
1 LEGEND:
18" ROOT ZONE WATERING SYSTEM PER PLAN
2 3
MULCH
7 NATIVE SOIL

FINISHED GRADE
4 LATERAL PIPE - SIZE PER PLAN
6 5 ROOT BALL
NOTES

INSTALL RZWS SLEEVE OVER TUBE TO HELP

PREVENT SOIL INTRUSION
1 2
3 4
5 6
7 AMENDED SOIL MEDIA (PER SOILS REPORT)
12 3.14.2025
Docusign Envelope ID: 543B266A-08A0-4D2D-BCD5-AC42EA6E3DEC Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 43, Packet Page 184 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 55, Packet Page 115 Planning Commission
Agenda Report
№07/19
FROM: Levi Hill, AICP, Planning Manager
Fernanda Roveri, AICP, Principal Planner
Prepared by: Chris Schmidt, Senior Associate Planner
SUBJECT: Consider 2400 Garden Road: Use Permit Application UP-25-0013 for a Day CareGeneral Use and Variance Application VA-25-0075 for Reduced Front and Side Yard Setbacks; Applicant Shawn Capps, Wald Ruhnke and Dost Architects; Owner W R MONT LLC; Industrial, Administration, and Research, Religious Assembly Overlay, Emergency Shelter Overlay, Multi-Family Residential Overlay (I-R-130- RA-ES-MF1) Zoning District; Employment General Plan Designation (Exempt from CEQA per Article 19, Section 15301, Class 1 and Section 15303, Class 3) RECOMMENDATION:

That the Planning Commission adopt a resolution denying Use Permit UP-25-0013 for a day care-general use and approving Variance Application VA-25-0075 for reduced front and side yard setbacks, with conditions of approval.

ENVIRONMENTAL DETERMINATION:

The City of Monterey Planning Office determined the project is exempt from the California Environmental Quality Act (CEQA) Guidelines (Article 19, Section 15301, Class 1 and Section 15303, Class 3) because the project proposes minor alterations to the exterior of a developed site in an urbanized area, and construction of small structures. The project would not involve an expansion of the existing building and proposes minor improvements to the site including a new waste enclosure and deck. Furthermore, the project does not qualify for any of the exceptions to the categorical exemptions found at CEQA Guidelines Section 15300.2.

Exception b - Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The proposed waste enclosure is a minor alteration to the site, which is already developed. No cumulative impacts are anticipated due to the project’s limited scope and distinct location.

Date: 9/23/2025
Item No.: 4.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 1, Packet Page 18 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 44, Packet Page 185 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 56, Packet Page 116 Exception c - Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. No significant effects are anticipated due to the project’s limited scope and distinct location.

Exception e - Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. The project site is not located on a hazardous waste site that is included on any list compiled pursuant to Section 65962.5 of the Government Code.

Exception f - Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

There are no historic structures on site and the project site is not located in an area of high archaeological sensitivity. Therefore, impacts to historic or archaeological resources are not anticipated.

ALTERNATIVES CONSIDERED:

The PC may elect to approve or deny either application or continue them for additional information.

DISCUSSION:

Background
The applicant proposes to convert the existing building to a Montessori community school for children ages 6 weeks to 6 years old. The subject site is an approximately 32,700 square foot lot that fronts both Garden Road and Garden Court, and contains an existing commercial office building and parking lot (Figure 1). The site is designated Employment on the General Plan Land Use Map, and is zoned I-R-130-RA-ES-MF1 (Industrial, Research and Administration Zoning District with Religious Assembly, Emergency Shelter and South Side of Garden Road Multifamily Overlay Districts).

Monterey City Code section 38-17 includes the following definitions for “Day Care, General” and “Schools, Public or Private”:

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 2, Packet Page 19 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 45, Packet Page 186 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 57, Packet Page 117 Q. Schools, Public or Private. Educational institutions having a curriculum comparable to that required in the public schools of the State of California.

In accordance with the above definitions, while the applicant labels their operation a “school”, it is classified as a “Day Care, General” use for zoning purposes.

The I-R zoning district permits the “Day Care, General” use by conditional use permit, while the “Schools, Public or Private” use is not permitted in the zone.

Figure 1: Aerial photograph identifying project site and surrounding area.

Project Description
The applicant requests approval of a Use Permit for the Day Care, General use and approval of a Variance to reduce setbacks applicable to a proposed waste enclosure and deck (see Exhibits A-B to Attachments1 and 2).

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 3, Packet Page 20 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 46, Packet Page 187 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 58, Packet Page 118 In addition to the childcare program, the lower level of the building will be used as a dual-purpose teacher training center, providing professional certification programs for educators during two summer sessions each year.

The facility will operate Monday through Friday, 7:00 AM to 6:00 PM, with staggered drop-off and pick-up times to reduce traffic impacts. The project includes improvements such as a replacement trash enclosure along the south property line and a new exterior play deck along the west property line to maximize outdoor usable space for the children.

The project includes improvements to the existing building, and site work improvements, such as reconfiguration of the parking lot to create a drop-off and pick-up queue area, minimal grading to create new play areas, construction of decking to expand total play area, and a new waste enclosure. Figure 2 below includes a site plan showing the project site improvements.

Figure 2. Site Plan with proposed improvements. Proposed waste enclosure and deck locations have been highlighted in orange.

The site contains an existing waste enclosure which the City has determined to be inadequate:
existing waste containers are housed by chain link fencing with no sewer drain, water connection or roofing which is consistent with City standards. The applicant has proposed a new enclosure in the same location, consistent with the City’s waste enclosure guidelines. However, the enclosure location, at distances of 1-foot, 2-inches, from the south lot line and 12-feet, 10-inches, from the Garden Court lot line, does not comply with the zoning district’s 50-foot setback requirement. Additionally, the applicant is proposing a new deck as close as 1 foot from the west lot line, to serve as a play area. The deck is also subject to the 50-foot setback.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 4, Packet Page 21 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 47, Packet Page 188 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 59, Packet Page 119 The I-R zoning district development regulations stipulate that accessory structures, including attached structures such as decks or standalone structures like waste enclosures, are subject to the setbacks of the main structure. Table 1 below includes an analysis of the I-R-130 zoning district development standards applicable to the project.

Table 1. I-R-130 Development Standards
Zoning Ordinance Standard Proposal
Lot Coverage
One Story: 40%
Greater Than One Story: 30% Consistent: 24.8%
Setbacks:

Front
50'
Inconsistent:

From Garden Ct Cul-de-sac frontage:
(E) Commercial Building: 123’
(P) Waste Enclosure: 12’ 10”
(P) Deck: 134’
(P) Deck Stair: 205’
From Garden Rd frontage:
(E) Commercial Building: 33’
(P) Waste Enclosure: 262’
(P) Deck: 31’
(P) Deck Stair: 12.5’
North Side
50'
Legal Nonconforming:
(E) Commercial Building: 2.8’
(P) Waste Enclosure: 225’
South Side
50'
Inconsistent:
(E) Commercial Building: 151’
(P) Waste Enclosure: 1.17’
(P) Deck: 174’
(P) Deck Stair: 245’
West Side
50'
Inconsistent:
(E) Commercial Building: 4.5’
(P) Waste Enclosure: 53.13’
(P) Deck: 1.17’
(P) Deck Stair: 1.17’
East Side
50'
Inconsistent:
(E) Commercial Building: 15.75’
(P) Waste Enclosure: 48.2’
(P) Deck: 130.7’
(P) Deck Stair: 89’
Rear 50' NA: No rear yard due to double-fronting lot
Bldg Height:

Ft. 35'
Consistent:

No change in height to existing building
(P) Deck: 10.5’
Minimum
Landscaping 20%
Consistent:
2,704 sf new landscaping
5,123 sf new synthetic grass/wood chip
play area
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 5, Packet Page 22 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 48, Packet Page 189 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 60, Packet Page 120 3,242 sf existing native landscape to
remain
Total: 11,069 sf (33.9%)
Parking:
1 parking stall per 6 children
Max. 104 children onsite
requires 17 parking stalls
Consistent:
(P) 17 parking stalls
Airport Land Use Commission (ALUC) Review
On June 17, 2025, the City of Monterey received correspondence from Monterey Regional Airport (MRY) staff (Attachment 3) indicating that the proposed conversion of an 11,177-square-foot commercial office building at 2400 Garden Road into a Montessori day care/school facility requires Airport Land Use Commission (ALUC) review. The site lies within the Airport Influence Area (Safety Zone 7) of the Monterey Regional Airport. MRY staff stated they do not support the proposed use due to the introduction of “vulnerable occupants” within 6,000 feet of the side of runway. The Airport Land Use Compatibility Plan (ALUCP) strongly discourages the introduction of “vulnerable occupants,” including children, within 6,000 feet of a runway due to elevated risk from aircraft operations.

As a result, the City continued the June 25, 2025 Planning Commission item and submitted an ALUC consistency determination request (ALUC File No. REF250022). The ALUC staff report supporting the consistency determination request has been included as Attachment 4.

On July 28, 2025, the Monterey County Airport Land Use Commission adopted Resolution No. 25-003 (Attachment 5), determining that the proposed Montessori day care and school facility at 2400 Garden Road is inconsistent with the 2019 ALUCP for Monterey Regional Airport. The ALUC’s finding was based on the project’s location within Safety Zone 7 and its proximity (approximately 1,395 feet) to Runway 10R-28L.

Under state law, only the City Council has the authority to override an ALUC inconsistency determination. Specifically, Public Utilities Code Section 21676 and Government Code Section 65302.3 provide that a local agency may override the ALUC’s decision by adopting findings, supported by substantial evidence, that the proposed use is consistent with the purposes of the ALUCP, namely, protecting public health, safety, and welfare by minimizing the public’s exposure to airport-related hazards. To proceed with an override, the City must provide the ALUC and Department of Transportation Division of Aeronautics with at least 45 days’ written notice of its intent to override, along with the proposed findings. The override must then be adopted by a twothirds vote of the full City Council.

While the Planning Commission does not have the authority to override the ALUC’s determination, it does have the authority to approve Use Permits in accordance with the Monterey City Code. If the PC was inclined to approve the Use Permit, staff recommends that it do so with a condition stating that the permit shall not become effective unless and until the City Council overrides the ALUC’s determination in accordance with state law. This condition ensures that the project cannot move forward without satisfying the legal requirements for addressing airport land use safety policy.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 6, Packet Page 23 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 49, Packet Page 190 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 61, Packet Page 121 ALUC Override History
In the past, the City Council has, at times, overridden or disagreed with ALUC decisions. The summary provided below recaps previous ALUC Override decisions of the City Council:

Previous ALUCP
 3001 Monterey-Salinas Highway (Calvary Monterey): The City Council overrode the ALUC denial of a proposed church project at 3001 Monterey-Salinas Highway. The override was based on findings that the site was not identified as an airport hazard area and that no specific safety data had been cited to justify the ALUC’s determination (City Council Resolution 93-018 adopted 1/19/1993).
 2 Justin Court (Ryan Ranch Day Care): The Ryan Ranch Day Care was approved by the Planning Commission on September 14, 1993. The ALUC staff sent the City correspondence indicating that the proposal should be reconsidered due to inconsistency with the 1987 ALUCP. On April 5, 1994, The City Council authorized sending a letter to the ALUC in response to concerns over a proposed child care center at 2 Justin Court, asserting that the use was not subject to override procedures because it did not require changes to zoning, the General Plan, or building codes, and reaffirming the City's jurisdiction over local land use decisions.
 Trinity Christian High School was approved by the Planning Commission on August 11, 2009, with a condition of approval requiring that the project obtain a consistency determination from the Airport Land Use Commission (ALUC) in accordance with the Airport Land Use Compatibility Plan (ALUCP). The use permit stipulated that the applicant secure ALUC approval by December 2009, although the school was allowed to commence operations in August. On August 24, 2009, the ALUC found the project inconsistent with the ALUCP and, on September 14, 2009, transmitted correspondence to the Planning Office stating that the City must reconsider the project. On December 8, 2009, the use permit returned to the Planning Commission with a staff recommendation that the school cease operations in June 2010. Instead, the Planning Commission revised the condition of approval and recommended that the City Council override the ALUC’s determination.

On June 1, 2010, the City Council voted to override the ALUC’s inconsistency finding.

Current ALUCP (Adopted 2019)
 ADU Ordinance: The City Council adopted a resolution to override the ALUC’s finding of inconsistency and approved a draft zoning ordinance for accessory dwelling units (ADUs).

The override was supported by findings that the ordinance complies with state housing law and minimizes exposure to airport-related safety and noise hazards (City Council Resolutions 23-027 adopted 3/7/2023 and 23-049 adopted 5/2/2023).

September 11, 2025 Planning Commission Meeting
The proposed use permit and variance applications were agendized for the September 11, 2025 Planning Commission meeting but were continued to the September 23, 2025 Planning Commission meeting at the request of the project applicant.

To date, the City has received a number of public comments in support of the proposal which have been included as Attachment 6.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 7, Packet Page 24 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 50, Packet Page 191 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 62, Packet Page 122 Analysis
Staff recommends that the Planning Commission deny the use permit application for a general day care use and approve the variance application with the following findings:

Use Permit Findings for Approval
1) That the proposed use is in accord with the objectives of this chapter and the purposes of the zone;
Staff response: This finding can be made. The project site is zoned I-R-130-RA-ES-MF1 (Industrial, Research and Administration Zoning District with Religious Assembly, Emergency Shelter, Multifamily Overlay Districts). The purpose of the I-R district is to accommodate a range of employment, research, technology, and institutional uses, while allowing compatible supporting uses that serve the needs of employees, businesses, and the broader community.

The proposed Montessori Community School would establish a childcare and early education center serving children from 6 weeks to 6 years, as well as a teacher training center. This use supports the employment-oriented intent of the district by providing much-needed childcare options for local workers, supporting working families, and offering professional training for educators, which contributes to the local knowledge economy. The use is compatible with the office and research park character of the surrounding area, and the proposed site improvements, including a replacement trash enclosure and exterior play deck, have been designed to fit within the physical boundaries of the site. 2) That the proposed use and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan; will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the city; and
Staff response: This finding cannot be made. While the Employment General Plan designation encourages supportive secondary uses, the proposed use presents a unique public safety concern due to its location within an active airport influence area. The ALUCP strongly discourages facilities that serve vulnerable populations, including children, within 6,000 feet of the side of a runway. The subject property lies approximately 1,395 feet from Runway 10R28L. In July 2025, the Monterey County Airport Land Use Commission determined the project to be inconsistent with the 2019 ALUCP, citing unacceptable risk exposure to vulnerable occupants in the event of an aircraft incident. The Monterey Regional Airport expressed formal opposition in writing as well as verbal public comment at the ALUC meeting. Additionally, Monterey County ALUC Planning staff indicated that the California Department of Transportation Division of Aeronautics had been consulted and stated general discouragement for the proposed use to be introduced at the site, as described in the ALUC staff report (Attachment 4). As proposed, the project introduces a high number of vulnerable individuals into an area with documented aircraft arrival and departure risk. This potential impact to public safety cannot be mitigated through operational conditions alone, and thus, the project is considered detrimental to the general welfare of the City and the safety of potential vulnerable occupants.
3) That the proposed use will comply with any specific condition required for that use.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 8, Packet Page 25 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 51, Packet Page 192 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 63, Packet Page 123 Staff response: This finding can be made. The proposed childcare center and training facility would comply with all applicable local, state, and federal regulations governing childcare licensing, health and safety, and accessibility. If approved, the City would recommend conditions of approval to require compliance with the approved site plans, maximum enrollment limits, stormwater and BMP requirements, tree protection, and cultural resource protocols. Additionally, operational conditions, such as hours of operation and adherence to approved pick-up and drop-off procedures would be imposed to ensure ongoing compatibility with the neighborhood. These conditions ensure the use would operate in a manner consistent with City standards and expectations.

Variance Findings for Approval
1) That, because of special circumstances or conditions applicable to the subject property (including size, shape, topography, location, or surroundings), strict application of the requirements of this ordinance deprives such property of privileges enjoyed by other property in the vicinity and under an identical zoning classification; Staff response: This finding can be made in regard to the proposed waste enclosure but cannot be made for the proposed deck. The subject property is significantly smaller than the minimum lot size required in the I-R-130 district: approximately 32,700 square feet where 130,000 square feet is the standard. The combination of its small size, unique lot dimensions, existing development footprint, and site topography limits the ability to relocate necessary site infrastructure such as the waste enclosure. The proposed waste enclosure location, within the south side and front setbacks, has been determined by the City and the waste hauler to be the only feasible and functional location for safe and efficient trash service. Strict application of the 50-foot setback standard would effectively preclude the site from accommodating an enclosure that can be adequately accessed by waste collection trucks, thereby depriving the property of a basic operational feature that other similarly zoned properties can provide.

The City does not support a side yard setback variance for the proposed deck play area.

Although the site has some size and design constraints, the applicant has not demonstrated that a setback variance is necessary to provide outdoor play space. Alternative options exist to reconfigure play areas within the site without encroaching into the required setback. The deck is considered an amenity rather than an operational necessity, and strict application of the setback does not deprive the site of a privilege or right enjoyed by other properties. 2) That granting the application will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety, or general welfare; and Staff response: This finding can be made. The proposed waste enclosure will replace an inadequate and nonconforming existing enclosure and will comply with the City’s waste enclosure design guidelines, improving the site’s overall sanitation, health, and safety. Although it is located at the front of the site, it is positioned away from the main pedestrian and customer access points and will be properly screened. Granting the variance will improve waste Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 9, Packet Page 26 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 52, Packet Page 193 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 64, Packet Page 124 management operations and will not create adverse impacts on adjacent properties or the public realm.

Staff response: This finding can be made in regard to the proposed waste enclosure but cannot be made for the proposed deck. The enclosure variance accommodates a basic site function (waste management) that would otherwise be impractical given the site’s size, layout, and topographic constraints. This flexibility aligns with the purpose of the ordinance and does not create a special privilege.

In conclusion, staff recommends that the Planning Commission adopt a resolution denying Use Permit UP-25-0013 for a day care, general, use and approving Variance Application VA-25-0075 for a replacement waste enclosure setback reduction and denying the deck setback reduction with conditions of approval.

LH:CS:eb
Attachments: 1. Resolution Denying Use Permit for Day Care, General with Exhibits

2. Resolution Approving Variance for Waste Enclosure, Denying Variance for Deck with Exhibits

3. Monterey Regional Airport Public Comment

4. Monterey ALUC Staff Report (July 28, 2025, Item 7a)

5. Monterey ALUC Resolution No. 25-003

6. Public Comments
e: Shawn Capps, WRD Architects, Applicant
Madelynn Van Den Huevel, representative for W R MONT LLC, Property Owner Chris Morello, Monterey Regional Airport
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 10, Packet Page 27 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 53, Packet Page 194 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 65, Packet Page 125 RESOLUTION NO. __ Date: September 23, 2025
Item No: 4

Exception b - Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 11, Packet Page 28 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 54, Packet Page 195 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 66, Packet Page 126 2 significant. The proposed accessory structure is a minor alteration to the site, which is already developed. No cumulative impacts are anticipated due to the project’s limited scope and distinct location.

Exception c - Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. No significant effects are anticipated due to the project’s limited scope and distinct location.

Exception e - Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. The project site is not located on a hazardous waste site that is included on any list compiled pursuant to Section 65962.5 of the Government Code.

Exception f - Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

FINDINGS:

Use Permit UP-25-0013 Findings for Approval
1) The proposed use is in accord with the objectives of this chapter and the purposes of the zone. The project site is zoned I-R-130-RA-ES-MF1 (Industrial, Research and Administration Zoning District with Religious Assembly, Emergency Shelter, and South Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 12, Packet Page 29 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 55, Packet Page 196 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 67, Packet Page 127 3 Side of Garden Road Multifamily Overlay Districts). The purpose of the I-R district is to accommodate a range of employment, research, technology, and institutional uses, while allowing compatible supporting uses that serve the needs of employees, businesses, and the broader community.

PASSED AND ADOPTED BY THE PLANNING COMMISSION OF THE CITY OF MONTEREY this _____ day of _______, 2025, by the following vote:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

APPROVED:

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 13, Packet Page 30 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 56, Packet Page 197 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 68, Packet Page 128 4 ATTEST:

Planning Commission Chair
Project Planner
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 14, Packet Page 31 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 57, Packet Page 198 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 69, Packet Page 129 Use Permit Proposal, Montessori Community School- Monterey Mission Statement
Montessori Community School's mission is to guide and nurture the natural unfolding of the whole child in an atmosphere of order, beauty and harmony - an atmosphere in which each child is actively supported in the self-directed pursuit of lifelong intellectual, emotional and spiritual growth.

Core Values

1. Create a culture of warmth and belonging, where everyone is welcome.

2. Focus on the child and all else will follow.

3. Wow the parents!

4. What we do, we do well.

5. Make your momma proud.

6. Don’t look at things as problems, but a challenge that needs to be solved.

7. Have fun! Find joy in the job.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 15, Packet Page 32 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 58, Packet Page 199 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 70, Packet Page 130 Montessori Education
Children need to work at an interesting occupation: they should not be helped unnecessarily, not interrupted, once they have begun to do something intelligent. --- Dr. Maria Montessori
Montessori Community School serves children using the philosophy and curriculum developed by Dr. Maria Montessori. Montessori education provides an education for life. Maria Montessori understood that education must begin at birth, and be holistic to meet physical, emotional, intellectual, and spiritual needs of children. The Montessori Method helps the natural development of the individual from birth to maturity within the context of his or her life situation.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 16, Packet Page 33 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 59, Packet Page 200 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 71, Packet Page 131 The toddler environment is filled with materials and activities specially designed for the toddler’s interest in movement, independence, order, language, and music. Toddlers are able to confidently succeed in their explorations and endeavors with toddler-sized furniture and materials, assisting them in their pursuits for independence.

School History
Montessori Community School first opened its doors for children in September 2003. Inspired by their strong conviction and faith in the Montessori Method, the Tershy family purchased and remodeled the former Christian Life Center campus at 123 South Navarra Drive, in January of 2003. The first Primary classroom, for the Dolphins, was opened in September of the same year. A second Primary classroom, for the Otters, was added in 2004. The first Toddler Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 17, Packet Page 34 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 60, Packet Page 201 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 72, Packet Page 132 classroom, for the Puffins, was opened in October 2004. Our Nido (nest) program for infants from 6 weeks to 24 months opened in January, 2008 and our second Toddler class, the Jellyfish, was opened in November 2018. We are looking to expand our school into the Monterey area at 2400 Garden rd.

Forms: State law mandates that a child not be allowed to attend without the following forms complete and in the child’s folder at the school:

3. Physician’s Report: Affirms your child is healthy and identifies any special needs your child may have. A licensed physician must sign this report.

5. Child’s Pre-Admission Health History: Health History of important background information regarding your child’s health and any special needs they may have. This is a parent report in addition to the Physician’s Report. It includes your stated plan for when the child is ill and Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 18, Packet Page 35 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 61, Packet Page 202 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 73, Packet Page 133 cannot be at school. Please pay particular attention to any allergies that are life threatening or will cause severe reactions.

6. Emergency Medical Consent Form

8. Parents and Personal Rights Forms

9. Infant Needs and Services Plan: (Nido only) This plan will be completed collaboratively by parents and the child’s guide on a regular basis.

Drop-Off and Pick-Up Guidelines
***State law requires that all children be signed in and out of childcare facilities by a responsible adult.

MCS utilizes a QR code which you sign your child in and out of the school.

Timing
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 19, Packet Page 36 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 62, Packet Page 203 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 74, Packet Page 134 Drop off is done throughout the day, depending on your designated start time. The earliest drop off you can do is 7:00am, and we will limit the number of families between each half hour. Same goes for pickup. We will have a maximum of 104 students at one time, spread out for drop off based on their drop off and pickup windows.

Please see below for a schedule:

Pick up is done the same, so parents will pull up to the curb and a staff member will help their child into the car.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 20, Packet Page 37 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 63, Packet Page 204 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 75, Packet Page 135 Staff
We will have 16 staff in total at the school, with differing schedules, so not all will be onsite at the same time. Staff will park in the designated parking spaces.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 21, Packet Page 38 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 64, Packet Page 205 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 76, Packet Page 136 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 22, Packet Page 39 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 65, Packet Page 206 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 77, Packet Page 137 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 23, Packet Page 40 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 66, Packet Page 207 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 78, Packet Page 138 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 24, Packet Page 41 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 67, Packet Page 208 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 79, Packet Page 139 ROAD

EASEMENT
FH WV

WATER METER
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MULIT-STORY CONCRETE & WOOD FRAME

BUILDING
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ACU S 0°06'20" W 190.00'
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44.09'
Δ=66°21'29" R=50.00' L=57.91'

81.51' S 89°00'00" E
226.31'
N 15°41'03" E
N 15°41'03" E

43.65'
L=112.60'
R=1960.00'
Δ=3°17'29"
N 74°18'57" W

55.10'
N 89°00'00" W 146.79'

FOGLINE PROPERTY LINE
LP 96 GAL. BIN 96 GAL. BIN 96 GAL. BIN 4 CUBIC YARD 96 GAL. BIN 4 CUBIC YARD CARDBOARD 13 13TYP. 13 28 16 20 2029TYP. 24 19 TYP. 21 5 28 22 23 28 27 26 24 24 17 17 17 17 11
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9'-0" TYP.
18'-0" 24'-0" 18'-0" 6'-0" 15'-0" 10'-0" 9'-0" TYP. 15'-0" 12 30 31 31 31 32 32 32 29 33 1'-2" 12'-10" PROPOSED SITE PLAN A10124094-A101 SC PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 4.10.2025 24094 MONTESSORI COMMUNITY SCHOOL

PLANNING PACKAGE

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 CITY OF MONTEREY APPROVAL PLAN NORTH SCALE: PROPOSED SITE PLAN 1" = 10'-0" THE KEY NOTES THAT FOLLOW APPLY TO THE DRAWING(S) ON THIS SHEET ONLY. REFER TO FOLLOWING SHEETS FOR NOTES THAT ARE APPLICABLE TO THOSE DRAWINGS. KEY NOTES GENERAL NOTES 22 EXISTING AC PAVED ROAD TO REMAIN INTACT. 1 4" WIDE PAINTED PARKING STALL STRIPING PER CITY STANDARDS. PROVIDE 4" THICK CONCRETE WALKWAY WITH SLIP RESISITANT FINISH AND PROPERLY PLACED 6"X6"/10X10 WELDED WIRE MESH OVER A MIN. 4" CLASS IV AGGREGATE BASE WORK OVER COMPACTED SUBGRADE. CONCRETE WALK TO BE A MIN. 4'-0" WIDE. PROVIDE POSITIVE SLOPE AWAY FROM BUILDING WHERE APPLICABLE. REFER TO CIVIL DRAWINGS FOR EXACT CONFIGURATION OF CONCRETE WALKWAY SECTION.2 PROVIDE DETECTABLE WARNING SURFACE (TRUNCATED DOMES) MIN. 36" IN DEPTH THE ENTIRE LENGTH OF OPENING / LANDING / RAMP AS SHOWN ON PLAN. 34 LANDSCAPED AREA. SEE LANDSCAPE DRAWINGS56 INDICATES "VAN ACCESSIBLE" STALL. INDICATES EXTENT OF 6" HIGH CURBS WHICH SHALL BE PAINTED RED WITH 4" HIGH WHITE LETTERS STATING "FIRE LANES - NO PARKING" AT 30'-0" O.C. MAX. WHEN 6" CURB(S) NOT AVAILABLE, INSTALL A "FIRE LANES - NO PARKING ANYTIME" SIGN (R28 - 12"X18"). SIGN HEIGHT SHALL BE 54" FROM TOP OF PAVEMENT/LANDSCAPE AREA TO BOTTOM OF SIGN ON A WALL, FENCE OR BUILDING 75'-0" O.C. MAX. A POLE-MOUNTED SIGN IN A PEDESTRIAN WALKWAY SHALL BE 84" FROM THE BOTTOM OF THE SIGN TO TOP OF WALKWAY. REFER ALSO TO CITY STANDARD PLAN. 7 ACCESSIBLE PATH OF TRAVEL INDICATOR ARROWS. ARROWS SHOWN ON PLAN ARE FOR REFERENCE ONLY AND NOT FOR PHYSICAL APPLICATION. WALKWAY ALONG ACCESSIBLE PATH OF TRAVEL SHALL BE CONTINUOUSLY ACCESSIBLE, HAVE A MAX. 1/2" CHANGE IN ELEVATION, MIN. 48" IN WIDTH AND HAVE MAX. 1/4" PER FOOT CROSS SLOPES.8 9 PROVIDE CONCRETE WHEEL STOP. PROVIDE A "ACCESSIBLE PARKING ENTRY" SIGN ("VEHICLE TOW-AWAY" SIGN) (17"X22") AND A "NOTICE ALL ROADS ARE FIRE LANES" ENTRANCE SIGN (18"X24") INSTALLED TOGETHER FOR VEHICLES ENTERING INTO THE PARKING LOT AT DRIVEWAY ENTRANCE. 1011 PROVIDE 6" HIGH CONCRETE CURB TYPICAL AS SHOWN. REFER TO CIVIL DRAWINGS FOR ADDTIONAL NOTATION. 1213 INDICATES PROPERTY LINE. PROVIDE NEW AC PAVEMENT OVER AGGREGATE BASE AND COMPACTED SOIL SUBGRADE. REFER TO CIVIL DRAWINGS FOR ADDITIONAL NOTATION. 1415 PROVIDE INTERNATIONAL SYMBOL OF ACCESSIBILITY. INDICATES CONCRETE CONTROL OR EXPANSION JOINTS AT CONCRETE WALKWAY. 18 EXISTING BUILDING FOOTPRINT TO REMAIN INTACT. PROTECT FROM DAMAGE. NO WORK U.O.N. 16 INDICATES LOCATION OF NEW 6'-0" HIGH FENCE. 171920 EXISTING LANDSCAPE AREA TO REMAIN INTACT. PROTECT FROM DAMAGE. 21 1. CONTRACTOR SHALL RECONSTRUCT ALL DAMAGED CURB, GUTTER AND SIDEWALK ALONG SITE'S WEST MARKET STREET FRONTAGE. 2. "FIRE LANE" SIGNS ARE REQUIRED TO BE INSTALLED AT EACH ENTRANCE IN LOCATIONS WHERE VEHICLE PARKING WOULD ENCROACH ON THE REQUIRED 24'-0" CLEAR WIDTH OF ROADWAY. ALL RAISED CURBS AT THESE LOCATIONS SHALL BE PAINTED RED WITH "FIRE LANE - NO PARKING ANYTIME" STENCILED 4" HIGH AT 30'-0" INTERVALS PER CITY STANDARDS. 3. APPROVED NUMBERS AND/OR LETTERS SHALL BE PLACED ON ALL BUILDINGS TO BE VISIBLE FROM THE STREET, WITH THE COLOR CONTRASTING THE BACKGROUND. ADDRESS POSTING IS REQUIRED ON BUILDING, FIRE DEPARTMENT ACCESS AND ON ALL REAR DOORS. THE PROJECT REQUIRES AN ILLUMINATED DIRECTORY AT THE MAIN ENTRANCE. INDIVIDUAL ROOM/SUITE NUMERALS TO BE A MINIMUM OF 4" HIGH. 6" HIGH x 3/4" STROKE; 9" HIGH x 1-1/4" STROKE WHEN 36'-50' FROM ACCESS; 12" HIGH x 1-1/2" STROKE WHEN OVER 50' FROM ACCESS. 4. NO TREES OR HIGH-GROWING SHRUBS SHALL BE CLOSER THAN 6'-0" FROM ANY OF THE REQUIRED ACCESS ROADWAYS AND SHALL MAINTAIN CLEAR UP TO 13'-6". INDICATES EXISTING LIGHT POLE AND CONCRETE BASE TO REMAIN. CONTRACTOR TO PROTECT FROM DAMAGE. NEW "VAN ACCESSIBLE" STALL SIGNAGE. 2324 EXISTING ROAD EASEMENT PER REEL 747 PAGE 495. EXISTING PUBLIC UTILITY EASEMENT PER REEL 932 PAGE 668. NEW WOOD DECK. EXISTING CONCRETE WALKWAY TO REMAIN INTACT. PROTECT FROM DAMAGE. EXISTING RAMP TO REMAIN. EXISTING SHED TO REMAIN. EXISTING TRENCH DRAIN TO REMAIN. 252627282930 INDICATES DROP OFF AREA. 31 INDICATES NEW 36" WIDE EGRESS GATE. 32 PROPOSED SYNTHETIC GRASS AND/OR WOOD CHIP CHILDREN'S PLAY AREA PROVIDE SIDEWALK, CURB, AND GUTTER ALONG GARDEN COURT STREET FRONTAGE PER CITY OF MONTEREY STANDARD DETAIL 132. PROPOSED TRASH ENCLOSURE. 1 A102 PROVIDE AREA DRAIN & HOSE BIBB WITHIN PROPOSED TRASH ENCLOSURE. CONNECT AREA DRAIN TO SANITARY SEWER. CIVIL ENGINEER TO PROVIDE DRAIN CONNECTION DETAILS DURING CONSTRUCTION DOCUMENTS. 33 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 25, Packet Page 42 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 68, Packet Page 209 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 80, Packet Page 140 TRASH ENCLOSURE DETAILS A10224094-A102 SC PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 5.8.2025 24094 MONTESSORI COMMUNITY SCHOOL

PLANNING PACKAGE

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 CITY OF MONTEREY APPROVAL 5-1/2"thk CONC APRON w/ #4 BARS @ 18"oc EA WAY o/ 4" CLASS 2 AGG BASE o/ 95% RELATIVE COMP SUBGRADE EQ EQ 8" AC PAVING (EXISTING)
8" SCALE: 8 TRASH ENCLOSURE APRON 1-1/2" = 1'-0" CMU BLOCK WALL - SEE DETAILS FOR ADDITIONAL REQ. 1/2" Ø 'HILTI' KWIK BOLT (MIN. 8" EMBEDMENT) 1/4 TUBE STEEL COLUMN SCALE: 10 BASE PLATE @ CORNER 1-1/2" = 1'-0" 7-1/2" 5" CMU BLOCK WALL - SEE DETAILS FOR ADDITIONAL REQ. 1/2" Ø 'HILTI' KWIK BOLT (MIN. 8" EMBEDMENT) 1/4 TUBE STEEL COLUMN SCALE: 9 BASE PLATE 1-1/2" = 1'-0" 10" 5" 18" 8" 16"
LAP 40 BAR Ø PER PLAN 18"
6" #5 @ TOP &
@ 12"oc @ BOTTOM 8x8x16 SPLIT-FACED CMU WALL CONT#5 HORIZ BAR IN BOND BEAM BLOCK @ 24"oc #5 BARS @ 24"oc VERT (GROUT ALL CELLS SOLID) (2) #5 CONT HORIZ BARS IN BOND BEAM - GROUT ALL CELLS SOLID PRE-CAST CONC CAP ALTERNATE DIRECTION OF HORIZ LEG OF ALL VERT DOWELS 5-1/2" thk CONC SLAB w/ #4 @ 18"oc EA WAY 6'-8" FIBER EXPANSION MATERIAL #4 @ 18"oc w/ 12" LAP MIN 4" DOWEL EMBEDMENT IN EPOXY SCALE: 7 TRASH ENCLOSURE CMU WALL 1/2" = 1'-0" TUBE STEEL COLUMN BASE PLATE CMU BLOCK WALL - SEE DETAILS FOR ADDITIONAL REQ.

EQ. EQ. 9~ 4" 4" SCALE: 14 COLUMN PLACEMENT 1-1/2" = 1'-0" TUBE STEEL COLUMN 4" 4" 4" 4" CORNER BASE PLATE CMU BLOCK WALL - SEE DETAILS FOR ADDITIONAL REQ. 10~ SCALE: 13 CORNER COLUMN PLACEMENT 1-1/2" = 1'-0" 2" @ SINGLE GATE (JAMB ONLY)6" 6"
5'-8"
6"
3 1/2" 11" 11" 5" 9" 5" 4x4-1/2 HD. STL. BUTTS TOP, MIDDLE & BOTTOM - WELD TO ANGLE 2x2 w/ 1/4" STL. PLATE TO STL. ANGLE MTL. DECKING STL. TUBING - WELD TO STL. ANGLE TO FIT STL. ROD 3 4" Ø STL. ROD - TAPER END & WELD 4" HANDLE ON 2"x2"x3/16" STL ANGLE - WELD CORNERS (TYP @ 4 SIDES) 3 4" Ø CANE BOLT - PROVIDE CATCH TO HOLD IN UP POSITION (DOUBLE GATES ONLY) SHEET MTL SCREWS @ 9"oc @ TOP BOTTOM & SIDES. GRIND FLUSH 1/4" PLATE - ANGLE AND WELD TO 2x2 TUBE & 2x2 STL ANGLES @ EA END. SEE SECTION "A" 2"x2"x3/16" STL TUBE AT CENTER OF FRAME 18ga MTL DECKING w/ SHT MTL SCREWS @ 9"oc @ TOP, BOTTOM & SIDES. BA 1/2 OF OPENING A SECTION SCALE: 1" = 1'-0" B SLIDE BOLT SCALE: 1" = 1'-0" C ELEVATION SCALE: 1/2" = 1'-0" D SECTION SCALE: 1" = 1'-0" 4" SCALE: 5 ENCLOSURE GATES AS NOTED (2) 1/4" Ø MACHINE BOLT w/ MALEABLE WASHERS 5x3x1/4 STL TAB 1/4 CUT FLANGES & BEND WEB. BOLT THROUGH TO ADJ. EJ w/ (2) 1/4" MACHINE BOLT & 3" MALEABLE WASHERS
2"
1-1/2"
1-1/2"
1-1/2"
3"
1-1/2" 1-1/2"
1-1/2"
1-1/2" SCALE: 12 TRASH ENCLOSURE FRAMING PLAN 1/4" = 1'-0" 20 ga. GALV. STL C8x11.5 (TYP.) EJ60014 STEEL JOIST @ 24" O.C. 14 ga. STEEL 'Z' PURLIN 4x4x1/4 TS (TYP. OF 5) 12'-4" 19'-4" EQ. EQ. #4 BAR x24" @ 24"oc PLUG WELD TO CHANNEL (2) #4 BAR TO TOP OF WALL C5x9x8'-0" LONG - SLOPE TOP w/ WELDED CAP STEEL GATES w/ HINGE WELDED TO CHANNEL - SEE SOLID GROUT ALL CELLS PAINT GATES w/ (3) COATS OF PAINT o/ (1) COAT OF PRIMER NOTE - MAINTAIN 4" CLR. UNDER GATES TOP OF CONC APRON & AC PAVING EMBED "C-5" MIN 2'-0" INTO CONCRETE 12"sq FOOTING 512" 3"
2'-3"3 - #4 TIES 2 - #5 EA WAY SCALE: 6 TRASH ENCLOSURE JAMB & FOOTING 1-1/2" = 1'-0" 5~ (2) 1/2" Ø MACHINE BOLT w/ MALEABLE WASHERS & NUTS STEEL CHANNEL ROOF SHEET TUBE STEEL COLUMN TEK w/ NEOPRENE WASHER 2" 4" 2" 2 14"
8" 3" SCALE: 15 LOW EAVE 1-1/2" = 1'-0" ROOF SHEET TUBE STEEL COLUMN RAKE TRIM STITCH SCREW ANGLE FLASHING (1) 1/2" Ø MACHINE BOLT w/ MALEABLE WASHERS & NUTS STEEL CHANNEL SCALE: 16 METAL ROOFING RAKE 1-1/2" = 1'-0" OPEN 13~ 6~ 13~ 6'-8"
10"
MIN SCALE: 3 TRASH ENCLOSURE ELEVATIONS 1/4" = 1'-0" A 12 1/2 OPEN B13~ 13~ C METAL ROOFING w/ RAKE TRIM @ (3) SIDES - SEE NOTED DETAILS METAL ROOF STRUCTURE - SEE NOTED DETAILS CMU ENCLOSURE w/ PRE - CAST CONCRETE CAP OPEN OPEN 14~ 13~ TYP @ RAKE 12 1/2 6'-8" 1'-11"
8'-7"
6'-8" +/-
1'-6"
+/- 9'-0" OPEN D 13~ 16~ METAL ACCESS GATE w/ LATCHSET - SEE 'GATE HARDWARE' NOTE & STRUCTURAL DRAWINGS TRASH ENCLOSURE ROOF FRAMING PLAN PER 12~ LOW EAVE 15~ 13~ SCALE: 1 TRASH ENCLOSURE 1/4" = 1'-0" 96 GAL.

BIN 96 GAL. BIN 19'-8" 3C / A103 SIM. 7~
3D / A103
12'-8"
10'-0" EXTEND CONC. SLAB
BEYOND TRASH ENCLOSURE TYP 7~ 6~ 2'-8" 10'-0" CLEAR 2'-0" CONC SLAB 3A / A103 4'-0" TYP 1'-0" 5'-0" CONCRETE CURB 36"w METAL ACCESS GATE w/ LATCHSET - SEE 'GATE HARDWARE NOTE' ROLL-OUT TRASH RECEPTACLES (TYP OF 2) - VERIFY SIZE w/ SOLID WASTESLOPE SLAB @ 14"/FT TO AREA DRAIN 3B / A103 8" CMU WALL - PAINT TO MATCH BUILDING COLOR RECYCLE RECEPTACLES (TYP OF 4) - VERIFY SIZE w/ SOLID WASTE GATE HARDWARE NOTE: 1. PROVIDE LEVER OPENER, OPERABLE WITH SINGLE EFFORT; WITH LATCH BUT NO CLOSER. THE LEVER SHALL BE CURVED TO RETURN TO WITHIN 1/2" OF THE GATE TO PREVENT CATCHING OF CLOTHING (CBC 1126A.6) 2. BOTTOM OF GATE TO BE 10" MIN ABOVE GRADE OR 10" SMOOTH SURFACE SHALL BE REQUIRED ON PUSH SIDE OF DOOR. BOLT SLEEVE AT EA. GATE, AND RECEIVING HOLE IN GROUND PER CITY STANDARD PLAN S-602a. THE BOLT HOLE SHALL ALLOW FOR THE DOORS TO BE OPENED BEYOND 90 DEGREES SO THAT THE DOORS DO NOT LIMIT ACCESS TO THE ENCLOSURE. 96 GAL.

BIN
96 GAL.

BIN 5~ 8~ Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 26, Packet Page 43 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 69, Packet Page 210 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 81, Packet Page 141 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 27, Packet Page 44 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 70, Packet Page 211 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 82, Packet Page 142 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 28, Packet Page 45 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 71, Packet Page 212 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 83, Packet Page 143 PRELIMINARY NOT FOR CONSTRUCTION SHEET INDEX GENERAL NOTES GRADING & DRAINAGE TREE PROTECTION NOTES UNDERGROUND UTILITIES VICINITY MAP SANITARY SEWER STORM DRAIN BENCHMARK GROVE PAICIFIC SITE MONTEREY CARMEL VALLEY CARMEL PACIFIC OCEAN PEBBLE BEACH LEGEND PRELIMINARY NOT FOR CONSTRUCTIONPRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 3.27.2025 24094 MONTESSORI COMMUNITY SCHOOL

PLANNING PACKAGE

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 CITY OF MONTEREY APPROVAL 126 Bonifacio Place, Suite C, Monterey, CA 93940 Phone: (831) 647-1192 Fax (831) 647-1194 [email protected] Civil Engineering Land Development Stormwater Management C1 COVER & GENERAL NOTES Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 29, Packet Page 46 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 72, Packet Page 213 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 84, Packet Page 144 EXISTING SITE PLAN PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 3.27.2025 24094 MONTESSORI COMMUNITY SCHOOL

PLANNING PACKAGE

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 CITY OF MONTEREY APPROVAL PRELIMINARY NOT FOR CONSTRUCTION 126 Bonifacio Place, Suite C, Monterey, CA 93940 Phone: (831) 647-1192 Fax (831) 647-1194 [email protected] Civil Engineering Land Development Stormwater Management C2 EXISTING SITE PLAN HATCH LEGEND Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 30, Packet Page 47 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 73, Packet Page 214 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 85, Packet Page 145 1 KEY NOTES 2 HATCH LEGEND PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 3.27.2025 24094 MONTESSORI COMMUNITY SCHOOL

PLANNING PACKAGE

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 CITY OF MONTEREY APPROVAL PRELIMINARY NOT FOR CONSTRUCTION 126 Bonifacio Place, Suite C, Monterey, CA 93940 Phone: (831) 647-1192 Fax (831) 647-1194 [email protected] Civil Engineering Land Development Stormwater Management GRADING & DRAINAGE PLAN C3 GRADING & DRAINAGE PLAN 345 2 1 1 1 1 1 1 1 1 1 1 11 1 1 1 2 3 45 6 6 66 7 78 89 9 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 31, Packet Page 48 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 74, Packet Page 215 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 86, Packet Page 146 AC4 A.C. PAVEMENT SECT. BC4 CONCRETE PAVEMENT CC4 THICKENED EDGE EC4 ROOF DRAIN CONNECTION FC4 CLEAN-OUT @ GRADE GC4 RET. WALL SUBDRAIN PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 3.27.2025 24094 MONTESSORI COMMUNITY SCHOOL

PLANNING PACKAGE

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 CITY OF MONTEREY APPROVAL PRELIMINARY NOT FOR CONSTRUCTION 126 Bonifacio Place, Suite C, Monterey, CA 93940 Phone: (831) 647-1192 Fax (831) 647-1194 [email protected] Civil Engineering Land Development Stormwater Management C4 SECTIONS & DETAILS DC4 CONC. VERTICAL CURB KC4 CONC. WHEELSTOP IC4 POLE MOUNTING JC4 TRUNCATED DOMES NO PARKING HC4 L ACCESSIBLE STALL C4 CONC. VERTICAL CURB MC4 12" CURB 1 1C4 DRIVEWAY 1 KEY NOTES 2345 2 4 5 3 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 32, Packet Page 49 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 75, Packet Page 216 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 87, Packet Page 147 EROSION CONTROL PLAN PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 3.27.2025 24094 MONTESSORI COMMUNITY SCHOOL

PLANNING PACKAGE

WATER METER
HB
HB
SSCO
LP
LP
12"P
12"P
12"P
12"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"Q
6"Q
6"Q
14"P
14"P
14"P
24"P
24"P
6"P
6"P
6"P
6"P
6"P
16"P
18"P
18"P
8"P
8"P
8"P
6"P
8"P

TELECOM

VAULT MANHOLE

TELECOM

GAS METER
24"P
ACU
ACU
ACUACU
SSCO
SSCO

ELECTRICAL PANEL
FDC
12"P
12"P
8"T
6"T
2-PRONG
PINE, 12"-14"
18"P
16"P
16"P
LP AM

GARDEN ROAD LS LS LS LS LS
A
A
A
A
A
A

A LGLG LGLGLG LG CO CO CO CO CO
P
P

P COCOCOCOCO
C
C
C
C
C

C LVLVLVLVLV FM FM FM FM FM
F LV
H

H TC TC
L
L
L
L TC
L
L
L
L
SH
H

H LALALA LALALA LALALA LA LA
E
E
E
E LA
S
R
S
S
S
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
C
C
C
C
C
H
H
H
H
H
H
H
H
H
H
H
H
H
H
H
H

H CC TC CC CC CC
L
L
L
L
L
L
L
L
A CODE BOTANICAL / COMMON NAME CONT QTY WATER USE TREES AM Arbutus x `Marina` / Arbutus Standard 15 gal 1 Low CC Cercis canadensis / Eastern Redbud 15 gal 4 Medium LS Laurus x `Saratoga` / Saratoga Laurel 15 gal 5 Low SHRUBS A Arctostaphylos x `Pacific Mist` / Pacific Mist Manzanita 5 gal 8 Very low C Ceanothus griseus horizontalis `Carmel Creeper` / Carmel Creeper 5 gal 11 Low CO Correa x 'Carmine Bells' / Carmine Bells Australian Fuchsia 5 gal 10 Low E Eriogonum arborescens / Santa Cruz Island Buckwheat 5 gal 4 Low H Hemerocallis x / Hybrid Daylily 1 gal 22 Low LA Lantana x 'New Gold' / New Gold Lantana 5 gal 12 Low LV Lavandula x intermedia 'Provence' / Provence Lavendin 5 gal 6 Low
P Prunus caroliniana 'Compacta' / Compact Carolina Laurel Cherry 5 gal 3 Low
R Rosa x `Flower Carpet White` / Rose 1 gal 18 Medium S Salvia mellifera / Black Sage 5 gal 5 Very low TC Tecomaria capensis / Cape Honeysuckle 5 gal 4 Medium GRASSES FM Festuca rubra 'Molate' / Molate Red Fescue 1 gal 5 Low LG Leymus arenarius `Glaucus` / Blue Wild Rye 1 gal 6 Low L Lomandra longifolia Platinum Beauty / Variegated Mat Rush 1 gal 16 Low VINES F Ficus pumila / Creeping Fig 5 gal 1 Medium PLANT SCHEDULE PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 3.14.2025 L-1.0 MAA LANDSCAPE PLAN 24094 MONTESSORI COMMUNITY SCHOOL T.I. 2400 GARDEN ROAD

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000
N O R T H existing tree to remain (typical) existing tree to remain (typical) 0SCALE: 10 20 30 feet 1" = 10' native landscape to remain existing tree to remain (typical) native landscape to remain native landscape to remain trash enclosure existing play area to remain existing play area to remain 1. All existing trees, shrubs and ground covers to remain shall be protected. Any damage caused by Contractor's work shall be repaired or replaced at the Contractor's expense and be approved by the Landscape Architect. 2. Pre-planting should consist of adding the following fertilizer materials per 1000 sq ft of bed area: Gypsum 25.0 lbs Nitroform (38-0-0) 20.0 lbs (MAP) 11-52-0 30.0 lbs The above amendments should be thoroughly incorporated into the upper 8" of the soil profile. 3. After amending soil, grade all areas smooth with no localized depressions exceeding .5 inch. All areas shall surface drain with 1.5 percent minimum slope away from all buildings, paving or other structures. 4. Quantities are for aiding in bidding only. Contractor shall verify all quantities. 5. Contractor shall lay out plant material as per plan and receive approval from Landscape Architect prior to installation. 6. No plants shall be planted with root balls or new pits in a dry condition. 7. Plant all plants as per planting details in square pits with sides and bottoms thoroughly scarified. Do not amend backfill mix beyond initial topsoil amending unless noted. 8. All newly planted material shall be watered by deep soaking within 3 hours of planting. 9. All planting areas shall receive 3 inches of mini bark chip top dressing (mulch). 10. Contractor shall be responsible for irrigating all new plant material until the entire project as been approved and accepted by Owner. 11. Thirty days after planting Contractor shall re-stake and straighten all trees as necessary to be approved by Landscape Architect. 12. New trees planted within 4' of any paving shall have a root barrier installed as per manufacturers instructions. DeepRoot UB 18-2 or equal product. PLANTING NOTES existing play area to remain Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 34, Packet Page 51 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 77, Packet Page 218 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 89, Packet Page 149 PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 24094 MONTESSORI COMMUNITY SCHOOL T.I. 2400 GARDEN ROAD

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 L-1.1MAA PLANT IMAGES TREES GRASSES Arbutus x Marina Arbutus Standard Hemerocallis x 'Yellow' Yellow Daylily Tecomaria capensis Cape Honeysuckle Eriogonum arborescens Santa Cruz Island Buckwheat Lomandra longifolia 'Platinum Beauty' Varigated Mat Rush Festuca rebra 'Molate Molate Red Fescue Leymus arenarius 'Glauca' Blue Wild Rye Ficus pumila Creeping Fig Vine SHRUBS AND PERENNIALS Cercis canadensis Eastern Redbud Laurus x 'Saratoga' Saratoga Laurel Salvia melifera Black Sage Lantana x 'New Gold' New Gold Lantana Lavandula x intermedia 'Provence' Provence Lavender Prunus caroliniana 'Compacta' Compact Carolina Laurel Cherry Rosa x 'Flower Carpet White' Flower Carper Rose VINES Arctostaphylos hookerii `Pacific Mist` Carmel Creeper Manzanita Ceanothus griseus horizontalis Carmel Creeper Correa x Carmine Bells Carmine Bells Australian Fuchsia SHRUBS AND PERENNIALS 3.14.2025 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 35, Packet Page 52 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 78, Packet Page 219 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 90, Packet Page 150 PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 24094 MONTESSORI COMMUNITY SCHOOL T.I. 2400 GARDEN ROAD

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 L-1.2 MAA PLANTING NOTES & DETAILS TREE PROTECTION 1/4" = 1'-0" Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment. 4'-0" Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. 5" thick layer of mulch. Notes: 1- See specifications for additional tree protection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protection area. SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel posts installed at 8' o.c. 1 FX-PL-FX-TRMT-02 1" = 1'-0" TREE PLANTING DOUBLE STAKE PLANTING AT TURF AREAS. PLANT PIT DETAIL STAKING DETAIL PLANTING AT SHRUB AREAS. FX-PL-FX-TREE-10 2 SHRUB - MODIFIED SOIL 3/4" = 1'-0" Notes: 1- Shrubs shall be of quality prescribed in the root observations detail and specifications. 2- See specifications for further requirements related to this detail. Modified soil. Depth varies. (See specifications for soil modification). Root ball. 4" high x 8" wide round - topped soil berm above root ball surface shall be constructed around the root ball. Berm shall begin at root ball periphery. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace shrub. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Root ball rests on existing or recompacted soil. Existing soil. Finished grade. Shrub. SECTION VIEW URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE FX-PL-FX-SHRB-03 3 VINE - MODIFIED SOIL 1/2" = 1'-0" Notes: 1- Vines shall be of quality as prescribed in the root observations detail and specifications. 2- See specifications for further requirements related to this detail. Face of wall or building. Lean nursery stake against the wall. Stake to be removed at the end of the maintenance (warranty) period after the vine has attached to the wall. Root ball. Vine. 4" x 8" wide round - topped soil berm above root ball surface shall be constructed around the root ball. Berm shall begin at root ball periphery. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace shrub. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than 1" of mulch on the top of the root ball. (See specifications for mulch). Finished grade. Pavement. Modified soil. Depth varies. (See specifications for soil modification). Root ball rests on existing or recompacted soil. Existing soil. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE 4 FX-PL-FX-SHRB-06 3.14.2025 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 36, Packet Page 53 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 79, Packet Page 220 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 91, Packet Page 151 SYMBOL DESCRIPTION QTY DRIP LOW LOW WATER USE 2,544 sf TREE BUBBLER MODERATE WATER USE 160 sf TOTAL LANDSCAPE AREA 2,704 s.f. HYDROZONE MAP LEGEND FH WV

WATER METER
HB
HB
SSCO
LP
LP
12"P
12"P
12"P
12"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"Q
6"Q
6"Q
14"P
14"P
14"P
24"P
24"P
6"P
6"P
6"P
6"P
6"P
16"P
18"P
18"P
8"P
8"P
8"P
6"P
8"P

TELECOM

VAULT MANHOLE

TELECOM

GAS METER
24"P
ACU
ACU
ACUACU
SSCO
SSCO

ELECTRICAL PANEL
FDC
12"P
12"P
8"T
6"T
2-PRONG
PINE, 12"-14"
18"P
16"P
16"P
LP
GARDEN ROAD PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 24094 MONTESSORI COMMUNITY SCHOOL T.I. 2400 GARDEN ROAD

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 L-2.0 MAA HYDROZONE MAP AND WATER USE CALCULATIOS MAWA E T W U

N O R T H
0SCALE: 10 20 30 feet 1" = 10' M A W A E T W U 3.14.2025 Click on the blue cell on right to Pick City Name Monterey Name of City ETo of City from Appendix A 36.00ETo (inches/year) 0Overhead Landscape Area (ft2) 2,704Drip Landscape Area (ft2) 0SLA (ft2) Total Landscape Area 2,704 Results: (ETo) x (0.62) x [(0.45 x LA) + (1.0 - 0.45) X SLA)] 27,159Gallons 3,631Cubic Feet 36HCF 0Acre-feet 0Millions of Gallons MAWA calculation incorporating Effective Precipitation (Optional) Precipitation (Optional) ETo of City from Appendix A 36ETo (inches/year) Total Landscape Area 2,704LA (ft2) Special Landscape Area 0SLA (ft2) Total annual precipitiation (inches/year) Enter Effective Precipitation 0.00Eppt (in/yr)(25% of total annual precipitation) Results: MAWA = [(ETo - Eppt) x (0.62)] x [(0.45 x LA) + ((1.0 - 0.45) x SLA)] - Gallons - Cubic Feet - HCF- Acre-feet - Millions of Gallons Messages and Warnings Maximum Applied Water Allowance Calculations for New and Rehabilitated Non-Residential Landscapes Irrigation Efficiency Default Value for overhead 0.75 and drip 0.81. Plant Water Use Type Plant Factor Very Low 0 - 0.1 Low 0.2 - 0.3 Medium 0.4 - 0.6 High 0.7 - 1.0 SLA 1.0 HydrozoneSelect System From the Dropdown List click on cell below Plant Water Use Type (s) (low, medium, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) Without SLA Irrigation Efficiency (IE) (PF x HA (ft2))/IE Zone 1 Drip Low 0.30 2 ,544 0.81 942 Zone 2 Drip Medium 0.40 1 60 0.81 79 1,021 SLA 0 0 Sum 2,704 Results MAWA = 27,159 ETWU = 22,794Gallons ETWU complies with MAWA 3,047Cubic Feet 30.47HCF 0.07Acre-feet 0.02Millions of Gallons Estimated Total Water Use Equation: ETWU = ETo x 0.62 x [((PF x HA)/IE) + SLA]; Considering precipitation ETWA = (ETo-Eppt) x 0.62 x [((PF x HA)/IE) +SLA] Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 37, Packet Page 54 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 80, Packet Page 221 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 92, Packet Page 152 SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY PSI Hunter RZWS-SLEEVE-18-CV 18in. long RZWS with Filter Fabric Sleeve, .50 gpm bubbler options, Check Valve, 1/2in. swing joint for connection to 1/2in. pipe 20 15 SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY Hunter ICZ-101-25 Drip Control Zone Kit. 1" ICV Globe Valve with 1" HY100 filter system. Pressure Regulation: 25psi. Flow Range: 2 GPM to 20 GPM. 150 mesh stainless steel screen. 4 Hunter AFV-T Automatic flush valve with 1/2in. MPT connection. Removable top for diaphragm maintenance.4 Hunter ECO-ID-12 ECO-ID: 1/2in. FPT connection with 15 psi - 100 psi operating pressure. Specify with Hunter SJ swing joint.4 Area to Receive Drip Emitters Rain Bird XB-PC (2) Single Outlet, Pressure Compensating Drip Emitters. Flow rates of 0.5gph=blue, 1.0gph=black, and 2.0gph=red. Comes with a self-piercing barb inlet x barb outlet. 2,544 s.f. Emitter Notes: 0.5 GPH emitters (2 assigned to each 1 gal plant) 1.0 GPH emitters (2 assigned to each 5 gal plant) 2.0 GPH emitters (4 assigned to each 15 gal plant) 0.25 0.50 IRRIGATION SCHEDULE Valve Number Valve Size Valve Flow Valve Callout #
# #"
FH WV

WATER METER
HB
HB
SSCO
LP
LP
12"P
12"P
12"P
12"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"Q
6"Q
6"Q
14"P
14"P
14"P
24"P
24"P
6"P
6"P
6"P
6"P
6"P
16"P
18"P
18"P
8"P
8"P
8"P
6"P
8"P

TELECOM

VAULT MANHOLE

TELECOM

GAS METER
24"P
ACU
ACU
ACUACU
SSCO
SSCO

ELECTRICAL PANEL
FDC
12"P
12"P
8"T
6"T
2-PRONG
PINE, 12"-14"
18"P
16"P
16"P
LP
GARDEN ROAD 3" S1.5" M 1.5" M 1.5" M 3" S 1" L C-1 3.6 1" C-2 3.3 1" 3.7 C-31" C-4 2.7 1" C-5 5.0 1" C-6 5.0 1" 1" L SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY Hunter IBV-BSP-FS 1in., 1-1/2in., 2in., and 3in. Brass Electric Remote Control Valve, Globe Configuration, with BSP Threaded Inlet/Outlet, for Commercial/Municipal Use. With Filter Sentry Factory Installed Option. 2 Rain Bird 44-LRC 1" Brass Quick-Coupling Valve, with Corrosion-Resistant Stainless Steel Spring, Locking Thermoplastic Rubber Cover, and 2-Piece Body. 3 Nibco T-580-S6-R-66-LL Stainless steel ball valve shut off valve 2 Febco 825Y 1" Reduced Pressure Backflow Preventer. Install 12in. above highest downstream outlet and the highest point in the downstream piping. 1 Hunter PHC-600 Wi-Fi enabled, full-functioning controller with touchscreen, 6-Station fixed controller, 120 VAC, Outdoor model. 1 Hunter SOIL-CLIK The Soil-Clik probe uses proven technology to measure moisture within the root zone. When the probe senses that the soil has reached its desired moisture level, it will shut down irrigation, preventing water waste. 1 Hunter WRF-CLIK Rain/freeze Sensor, install within 1000 ft of controller, in line of sight. 22-28 VAC/VDC 100 mA power from timer transformer. Mount as noted. Includes Gutter Mount. 1 Irrigation Lateral Line: 1" PVC Class 315 SDR 13.5 240 l.f. Irrigation Mainline: 1.5" PVC Schedule 40 400 l.f. Pipe Sleeve: 3" PVC Schedule 80 80 l.f. PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 24094 MONTESSORI COMMUNITY SCHOOL T.I. 2400 GARDEN ROAD

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 L-2.1 MAA IRRIGATION PLAN SCHEDULE & NOTES existing tree to remain existing tree to remain drip zone 2 drip zone 1 drip zone 4 drip zone 3

N O R T H
0SCALE: 10 20 30 feet 1" = 10' Point of Connection to existing water service line to be verified in field manual shut off valve manual shut off valve backflow device rain sensor on corner of building irrigation controller on outside of building - provide AC power to this location soil moisture sensor 3.14.2025 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 38, Packet Page 55 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 81, Packet Page 222 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 93, Packet Page 153 PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 24094 MONTESSORI COMMUNITY SCHOOL T.I. 2400 GARDEN ROAD

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 L-2.2 MAA IRRIGATION DETAILS NOTES: 1- See irrigation legend for mainline and lateral line pipe size and type. 2- Direct burial control wires shall be installed in Sch. 40 PVC electrical conduit if required. 3- 2-wire irrigation wire shall be installed in Sch. 40 PVC electrical conduit. 4- Detectable locator tape shall be located six inches (6") above the entire mainline run. Direct burial low voltage control wires. Pavement. IRRIGATION TRENCHING 1 1/2" = 1'-0" 24" min. 1'-0"
In planting area
1'-6" in planting area
3'-0" underneath pavement Non-pressurized line (lateral line). Detectable locator tape. Pressurized line (mainline). 6" Finished grade. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE FX-IR-FX-AUXEQ-08 1 1" = 1'-0" REDUCED PRESSURE BACKFLOW DEVICE FX-IR-FX-BACK-03 2 I-X WALL MOUNTED CONTROLLER 1/2" = 1'-0" Notes: 1- Common and controller wire to be bundled using electrical tape at 10'-0" on center. 2- Grounding rods shall be located between 8"- 0" to 12'- 0" away from the controller. Grounding rods shall be 3 8" in diameter x 8' in length. Connect the grounding rod to the controller using 6 gauge bare copper wire or per the manufacturer's specifications.See grounding rod detail. 3- ET Station shall be installed no further than 90' away from the controller and a minimum of 15' off of the ground, out from under any overhead obstructions such as, but not limited to, building overhangs, trees, or utilities. Wall, fence, or building. Wall mounted controller. Install per manufacturer's specifications and recommendations. (See irrigation legend for controller make and model number). 3 4" knockout for earth ground wire. 2" PVC electrical conduit for irrigation valves, master valve, and flow sensor wires. Optional 3" knockout if more wires are needed. Secure conduit to wall using stainless steel clamp. 1" PVC electrical conduit for electrical power per local and national electrical codes. 1" PVC electrical conduit for ET sensor. (optional). SECTION VIEW SIDE VIEW Finished grade.18" Min. 5'-0" URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE FX-IR-FX-CONT-06 1 1/2" = 1'-0" QUICK COUPLING VALVE IN BOX FX-IR-FX-QUIC-04 4 1 1/2" = 1'-0" ELECTRIC REMOTE CONTROL VALVE FX-IR-FX-RCV-04 5 MANUAL CONTROL VALVE IN BOX 1 1/2" = 1'-0" 45 DOWN AS REQ. TO LATERAL PIPE DEPTH. 2" MINIMUM, 4" MAXIMUM BELOW TOP OF BOX. 10X15 RECTANGULAR VALVE BOX. MANUAL VALVE AS SPECIFIED. OUTLET PIPE SAME SIZE AS VALVE, 24" MIN. TO FIRST FITTING. SCHEDULE 80 RISER AND ELL. MAIN LINE. 1/2" WIRE CLOTH GOPHER SCREEN, WRAP UP SIDES. TWO 6X2X16 CONC. BLOCK CAPS, ONE ON EACH SIDE OF BOX. INCREASE LATERAL LINE AS PER IRRIGATION PLAN. 12" BELOW GRADE
2"-4" 2" CLR. FLUSH TO GRADE AT LAWN. 2" ABOVE FINISH GRADE AT SHRUBS. 6 FX-IR-FX-MCV-02 ICZ-101 DRIP CONTROL ZONE 1 1/2" = 1'-0" 18-24" COILED WIRE WATERPROOF CONNECTORS (2) DRIP ZONE KIT MODEL ICZ-101-XX WITH FILTER (TIP 45 DEGREES) REGULATOR 25 OR 40 PSI FINISH GRADE JUMBO VALVE BOX SCH 80 T.O.E. NIPPLE (2) MAIN LINE PIPE & FITTINGS BRICK SUPPORTS (4) 3/4" MINUS WASHED GRAVEL 7 FX-IR-HUNT-DRIP-18 1 1/2" = 1'-0" TYPICAL DRIP TUBING COMPRESSION FITTING. PLANT GRAPHIC DRIPLINE EDGE. TYPICAL 1/4" TUBE STAKE WITH EMITTER OR CAP. TYPICAL 1/4" DISTRIBUTION TUBING, 48" MAX. LENGTH. TYPICAL 1/2" DRIP TUBING STAKE. MULTI-OUTLET EMITTER OR TRANSFER. EMITTER OR BUBBLER ON 12" DRIP STAKE. TRANSFER BARB TEE FOR DOUBLE EMITTER. TYPICAL COMPRESSION FITTING. TYPICAL 12" DRIP TUBING. NOTE: 1. PLACE EMITTERS 3 4 BETWEEN THE TRUNK AND OUTTER DRIPLINE. 2. EVENLY SPACE EMITTERS AROUND PLANT. 3. STAKE THE DRIP TUBING AT EACH TEE, ELL, COUPLER, AT EACH EMITTER OR TRANSFER, AND AT 6'-0" MAX O.C. USE BUBBLERS FOR TREES AS NOTED IN LEGEND; USE TUBING FOR ALL SHRUBS FX-IR-FX-DRIP-01 8 WIRELESS RAIN-CLIK 3" = 1'-0" NOTE: MOUNT SENSOR ON ANY SURFACE WHERE IT WILL BE EXPOSED TO UNOBSTRUCTED RAINFALL, BUT NOT IN PATH OF SPRINKLER SPRAY, NO MORE THAN 1000' FROM RECEIVER UNIT. MOUNT RECEIVER UNIT NO FURTHER THAN 6' FROM CONTROLLER. WRC RECEIVER MODEL WRC MOUNTING WALL 10 FX-IR-HUNT-SENS-17 SOIL CLIK SENSOR INSTALLED IN SHRUB AREA NOT TO SCALE SHRUB FINISHED GRADE SOIL CLIK CABLE TO CONTROLLER SOIL CLIK SENSOR INSTALLED AT 50% OF ROOT DEPTH ROOT DEPTH ROOTS 11 FX-IR-HUNT-SENS-09 FLUSH VALVE AUTO 1 1/2" = 1'-0" 18" FINISH GRADE 10" ROUND VALVE BOX HUNTER PLD-050 OR 1/2" FPT ADAPTER LINE FLUSHING VALVE LATERAL OR HEADER BRICK SUPPORTS (3) SEE SPECS 3/4" GRAVEL SUMP 9 FX-IR-HUNT-DREQ-03 ROOT ZONE WATERING SYSTEM - 18" NOT TO SCALE 1 LEGEND: 18" ROOT ZONE WATERING SYSTEM PER PLAN 23 MULCH 7 NATIVE SOIL FINISHED GRADE 4 LATERAL PIPE - SIZE PER PLAN 65 ROOT BALL NOTES INSTALL RZWS SLEEVE OVER TUBE TO HELP PREVENT SOIL INTRUSION 1234567 AMENDED SOIL MEDIA (PER SOILS REPORT) 12 3.14.2025 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 39, Packet Page 56 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 82, Packet Page 223 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 94, Packet Page 154 RESOLUTION NO. __ Date: September 23, 2025
Item No: 4

A RESOLUTION OF THE PLANNING COMMISSION
№07/19
APPROVING VARIANCE APPLICATION VA-25-0075 FOR WASTE ENCLOSURE

WITHIN FRONT AND SIDE YARD SETBACKS AND DENYING VARIANCE FOR DECK IN SIDE YARD SETBACK AT 2400 GARDEN ROAD
WHEREAS, Shawn Capps, Wald Ruhnke and Dost Architects, applicant, submitted applications for a use permit for a day care use and variance application for a replacement waste enclosure and deck setback reduction;
WHEREAS, the applicant proposes to convert the existing building to a Montessori community school for children ages 6 weeks to 6 years old; WHEREAS, the subject site is an approximately 32,700 square foot lot which fronts both Garden Road and Garden Court, and contains an existing commercial office building and parking lot;
WHEREAS, the site is designated Employment on the General Plan Land Use Map, and is zoned I-R-130-RA-ES-MF1 (Industrial, Research and Administration Zoning District with Religious Assembly, Emergency Shelter and South Side of Garden Road Multifamily Overlay Districts). The I-R zoning district requires a use permit for the day care, general, use classification; WHEREAS, the applicant proposed a new waste enclosure at distances of 1-foot, 2- inches, from the South side lot line and 12-feet, 10-inches from the Garden Court frontage front lot line; and, a new deck located 1-foot from the West side lot line. Both features are subject to the I-R zoning district 50-foot setbacks;
WHEREAS, the City of Monterey Planning Office determined the project is exempt from the California Environmental Quality Act (CEQA) Guidelines (Article 19, Section 15301, Class 1 and Section 15303, Class 3) because the project proposes minor alterations to the exterior of a developed site in an urbanized area, and construction of small structures. The project would not involve an expansion of the existing use. Furthermore, the project does not qualify for any of the exceptions to the categorical exemptions found at CEQA Guidelines Section 15300.2.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 40, Packet Page 57 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 83, Packet Page 224 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 95, Packet Page 155 2 Exception b - Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The proposed accessory structure is a minor alteration to the site, which is already developed. No cumulative impacts are anticipated due to the project’s limited scope and distinct location.

Exception c - Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. No significant effects are anticipated due to the project’s limited scope and distinct location.

Exception e - Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. The project site is not located on a hazardous waste site that is included on any list compiled pursuant to Section 65962.5 of the Government Code.

Exception f - Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

WHEREAS, the Planning Commission, at a properly noticed public hearing on September 23, 2025 carefully considered all of the information presented to it, including the agenda report and information submitted at the public hearing by interested persons; WHEREAS, notice is hereby given that decisions of the Planning Commission are appealable to the City Council within 10 days of the date of this action pursuant to Monterey City Code section 38-205;

NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF MONTEREY that it hereby approves Variance Application VA-25-0075 for a replacement waste enclosure setback reduction and denies the deck setback reduction, as illustrated and/or described in Exhibits A and B with the following findings and conditions:

FINDINGS:

Variance VA-25-0075 Findings for Approval
1) With regards to the proposed waste enclosure, special circumstances or conditions applicable exist at the subject property (including size, shape, topography, location, or surroundings), strict application of the requirements of this ordinance deprives such property of privileges enjoyed by other property in the vicinity and under an identical zoning Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 41, Packet Page 58 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 84, Packet Page 225 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 96, Packet Page 156 3 classification. The subject property is significantly smaller than the minimum lot size required in the I-R-130 district: approximately 32,700 square feet where 130,000 square feet is the standard. The combination of its small size, unique lot dimensions, existing development footprint, and site topography limits the ability to relocate necessary site infrastructure such as the waste enclosure. The proposed waste enclosure location, within the south side and front setbacks, has been determined by the City and the waste hauler to be the only feasible and functional location for safe and efficient trash service. Strict application of the 50-foot setback standard would effectively preclude the site from accommodating an enclosure that can be adequately accessed by waste collection trucks, thereby depriving the property of a basic operational feature that other similarly zoned properties can provide.

The City does not support a side yard setback variance for the proposed deck play area.

Although the site has some size and design constraints, the applicant has not demonstrated that a setback variance is necessary to provide outdoor play space. Alternative options exist to reconfigure play areas within the site without encroaching into the required setback. The deck is considered an amenity rather than an operational necessity, and strict application of the setback does not deprive the site of a privilege or right enjoyed by other properties. 2) Granting the application will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety, or general welfare. The proposed waste enclosure will replace an inadequate existing enclosure and will comply with the City’s waste enclosure design guidelines, improving the site’s overall sanitation, health, and safety. Although it is located at the front of the site, it is positioned away from the main pedestrian and customer access points and will be properly screened. Granting the variance will improve waste management operations and will not create adverse impacts on adjacent properties or the public realm.

Although the deck is located close to the west property line, it abuts a City-owned retention basin rather than private development, reducing the likelihood of adverse noise, privacy, or other impacts. With appropriate construction standards and buffering, the deck is not expected to be detrimental to surrounding properties or the general welfare. 3) Granting the application for the waste enclosure is consistent with the purposes of this ordinance and will not constitute a grant of special privilege inconsistent with limitations on other properties in the vicinity and in the same zoning district. The enclosure variance accommodates a basic site function (waste management) that would otherwise be impractical given the site’s size, layout, and topographic constraints. This flexibility aligns with the purpose of the ordinance and does not create a special privilege.

Granting a variance for the deck would constitute a special privilege, as other properties in the district are required to meet setback requirements for accessory structures, and no unique hardship has been shown to warrant relief. The deck’s encroachment into the Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 42, Packet Page 59 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 85, Packet Page 226 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 97, Packet Page 157 4 setback does not address an operational necessity and could be redesigned or relocated to comply with the ordinance.

CONDITIONS OF APPROVAL
Standard:

1. That, prior to submittal for building permits, the applicant shall provide a copy of these Conditions of Approval on the front page of any plans to be included in the Building Permit submittal.

2. That any modification to the approved plans requires review and approval by Planning staff or the Planning Commission, as necessary.

3. That the hours of construction shall be limited to the hours of 7:00 am to 7:00 pm Monday through Friday, 8:00 am to 6:00 pm Saturday and 10:00 am to 5:00 pm Sunday.`

4. That the project is subject to the categorical water allocation program approved by the City Council and subject to the rules and regulations as adopted by the Monterey Peninsula Water Management District. The applicant proceeds at his own risk that water may not be available at the time he requests building permits. No building permits will be issued if water is not available for this project.

5. During construction, the developer shall employ temporary storm water best management practices (BMPs) for erosion and sediment control, prevention of non-storm water discharges, and implement good housekeeping and construction waste management practices to protect the storm drainage system and water quality as required by City Code Section 31.5-15(c), City Phase II Permit, State Water Resources Control Board (SWRCB) Construction General Permit (CGP), and MRSWMP. Plans for the implementation of during-construction storm water management and BMPs, such as a Storm Water Pollution Prevention Plan (SWPPP), shall be submitted to the City and subject to review and approval of the City Engineer and Building Official prior to issuance of a grading and/or building permit.

6. Tree protection shall be installed prior to initiation of any site disturbance as required by Municipal Code Chapter 37.

7. That this approval will expire 24 months from the date of approval by the City of Monterey unless the required building permits are issued for the project. It is the applicant’s responsibility to track the expiration date and any request for extension must be made a minimum of 60 days prior to expiration. No renewal notice will be sent to the applicant or property owner.

8. This approval shall become effective on the day after the tenth day of September 23, 2025, unless appealed by the applicant or other interested party under the provisions of Article 27.

PASSED AND ADOPTED BY THE PLANNING COMMISSION OF THE CITY OF MONTEREY this _____ day of _______, 2025, by the following vote:

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 43, Packet Page 60 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 86, Packet Page 227 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 98, Packet Page 158 5 AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

APPROVED:

ATTEST:

Planning Commission Chair
Project Planner
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 44, Packet Page 61 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 87, Packet Page 228 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 99, Packet Page 159 April 7, 2025
Chris Schmidt
Senior associate planner
City of Monterey
570 Pacific Street
Monterey, CA 93940
Regarding 2400 Garden Rd UP-25-0013 variance for trash enclosure and exterior deck along west property line :

Dear Chris:

We are requesting a setback variance to allow for a replacement trash enclosure along the south property line and a new exterior deck along the west property line located at 2400 Garden Road in Monterey.

The first setback variance request is to allow for a replacement trash enclosure within the required rear yard setback. The existing trash enclosure is in the same location. We met with Ted Terrasas with City of Monterey and Tom Parola with Monterey Disposal and they said that a new trash enclosure would be required to replace the existing trash enclosure. The existing trash location is within the setback. Ted Terrasas and Tom Parola both agreed that the existing trash location would be the best location for the replacement trash enclosure for weekly pick up due to the site topography.

The second setback variance request is to allow for a new exterior play yard deck along the west property line. The site topography limits the ability to provide open outdoor areas. Providing the exterior deck will give the Montessori Community School additional outdoor area. The property that is adjacent to the western property line is owned by the City of Monterey and has a retention basin located on that property. There are no negative impacts to the adjacent property created by allowing the deck to encroach in this setback. The only other practical place to locate this deck would be along the Garden Road side of the building which would entail removal of (9) pine trees and force development to occur on a steeply sloped portion of the site.

Thank you for your consideration in allowing the replacement trash enclosure and new exterior deck along the west property line. Feel free to contact me with any questions or comments.

Sincerely,
Shawn Capps
WRD Architects
2340 Garden Road
Suite 100
Monterey, CA
93940-5347
T: (831) 649-4642
F: (831) 649-3530
www.wrdarch.com
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 45, Packet Page 62 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 88, Packet Page 229 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 100, Packet Page 160

BOARD OF DIRECTORS
Carl Miller, Chair
John Gaglioti
Jonathan Ahmadi
Danial Pick
Mary Ann Leffel

EXECUTIVE STAFF
Chris Morello
Interim Executive Director
Scott Huber
District Counsel
June 16, 2025
TO: City of Monterey Planning Commission Permit Application UP-25-0013:

Monterey Regional Airport was involved in the preparation of the 2019 Monterey Regional Airport Land Use Compatibility Plan (ALUCP) and appreciates the Airport Land Use Commission’s efforts to use the ALUCP to protect and promote the safety and welfare of residents, businesses, and airport users near the Airport, while supporting the continued operation of MRY.

Based on the Monterey Regional Airport Land Use Compatibility Plan adopted in 2019, the proposed Day Care – General Use designation is located within Zone 7 – Airport Influence Area (AIA) and is located approximately 1,395 feet south of the south side of Runway 10R28L, as noted on the attached exhibit. Given the location of the proposed development, Monterey Regional Airport provides the following observations related to key airport land use compatibility criteria outlined in the ALUCP:

Vulnerable Occupants: As noted in Section 4.2.2.2 – Safety Zone Criteria, the ALUCP compatibility standards in Table 4B restrict the development of land uses that could pose hazards to the public or vulnerable populations in the event of an aircraft accident. Vulnerable occupants are defined in footnote 12 of Table 4B as “children, the elderly, and people with disabilities.” Table 4B provides additional guidance on vulnerable occupants in the “Other Development Conditions” column, which states that any proposed uses involving vulnerable occupants within 6,000 feet of the side of the runway or 10,000 feet of the runway’s end shall require ALUC review and is strongly discouraged.

Prohibited Uses: Hazards to flight, classified as “Prohibited Uses” in Table 4B, include physical obstructions (e.g., tall objects), as well as visual and electronic forms of interference with the safe operation of aircraft. If there are any proposed modifications that would affect the building’s exterior, an FAA Form 7460-1 Notice of Proposed Construction or Alteration must be filed to determine if the proposed project would introduce a hazard to flight. As noted in the attached Notice Criteria Tool report, the site is located “in proximity to a navigation facility and may impact the assurance of navigation signal reception.” Due to the potential presence of vulnerable occupants within the vicinity of the airport, Monterey Regional Airport does not support the proposed use of 2400 Garden Road as a Day Care Center.

Again, we appreciate the opportunity to provide input on the proposed Day Care – General Use designation near Monterey Regional Airport. If you have any questions about the information we have provided, please feel free to contact me.

Sincerely,
Monterey Regional Airport
Chris Morello
Interim Executive Director

ATTACHMENT
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 64, Packet Page 81 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 89, Packet Page 230 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 101, Packet Page 161 0 6,800
Feet
¯
Source:ESRI Basemap Imagery
1"=7,000'
Legend
Municipal BoundaryAirport Property LineUrban Area1
Safety Zones
Runway ProtectionInner Approach/DepartureInner TurningOuter Approach/DepartureSidelineAirport PropertyAirport Influence Area City of
Del Rey Oaks
Pacific Ocean
Monterey County
City of Seaside
City of Monterey
City of
Sand City
City of
Pacific Grove
City of
Pacific Grove
City of
Sand City
City of
Seaside
Pacific Ocean
Inset
1Urban Areas are based on "mixed used
use areas" identified in the City of Monterey General Plan dated August 2013.

Exhibit 4C

MONTEREY REGIONAL AIRPORT SAFETY ZONES
Airport Land Use Compatibility Plan
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 65, Packet Page 82 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 90, Packet Page 231 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 102, Packet Page 162 28L
28R
10L
10R
28L
28R
10L
10R2 1 4
6 5
5 2 2
3 3
3 13 3
6 6 6
6 4
4 6 3 6
5 3
3 3 5
6 6
1 1 2 4
5 5 2
Legend
Municipal BoundaryRunway Protection Zone (Zone 1)Approach Protection Zone (Zone 2) Inner Turning Zone (Zone 3)Outer Approach/Departure Zone (Zone 4)Sideline Zone (Zone 5) Airport Property Zone (Zone 6)Parcels
0 1,200
Feet ¯
1,395 ft
2400 Garden Road
Exhibit 4C (conƟnued)

MONTEREY REGIONAL AIRPORT SAFETY ZONES
Airport Land Use Compatibility Plan
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 66, Packet Page 83 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 91, Packet Page 232 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 103, Packet Page 163

COUNTY OFMONTEREY

MEMORANDUM
To: Airport Land Use Commission
From: Edgar Sanchez, ALUC Staff; July 20, 2025
(831) 783-7058, [email protected]
Meeting
Date: July 28, 2025
Subject: Scheduled Item 7a – REF250022 - 2400 Garden Road Montessori Day Care Project
RECOMMENDATION:

Staff recommends that the Monterey County Airport Land Use Commission (ALUC) find the proposed conversion of an existing 11,177 SF commercial office building into a day care facility and accompanying proposed improvements (ALUC File No. REF250022 is consistent with the 2019 Airport Land Use Compatibility Plan (ALUCP) for Monterey Regional Airport.

PROPOSED PROJECT:

On June 30, 2025, the City of Monterey submitted an application (ALUC File No.

REF250022 to ALUC staff requesting consideration of a proposed project to convert an existing 11,177 SF commercial office building into a new Montessori Community School. The subject property is located at 2400 Garden Road, Monterey (APN: 013-322- 008-000). The Montessori Community School provides infant and toddler daycare and educational programs for children up to 6 years old. The proposed project includes the demolition and reconstruction of approximately 8,136 square feet of the interior portions of the upper floor area of the existing office building to accommodate new classroom spaces and support areas. Additional site improvements include construction of a new waste enclosure, reconfiguration of the parking lot to meet current standards and provide the required number of parking spaces, and modifications to existing landscaped areas.

The project also proposes new exterior playground areas to support outdoor activities for the daycare/school. Existing exterior windows will be modified to include new exterior doors providing direct access from classrooms to the playground decks.

CONSISTENCY DETERMINATION ANALYSIS:

ALUC staff reviewed the City’s proposed development in accordance with the adopted ALUCP as discussed below:

NOISE COMPATIBILITY
The proposed development was reviewed for consistency with Table 4A and Exhibit 4B of the ALUCP (Noise Compatibility Criteria and Long Range Noise Exposure Contours.

Table 4A identifies “Educational facilities (including daycare centers with more than 14

AIRPORT LAND USE COMMISSION
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 67, Packet Page 84 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 92, Packet Page 233 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 104, Packet Page 164 children, K–12 schools, adult schools, colleges, and universities)” as incompatible land uses within the 65–69, 70–74, and 75+ CNEL noise contour ranges. However, the subject property is located outside of the 65-75 CENL contours and, therefore, is not expected to be exposed to loud airport noise and is considered a compatible use. The project will conform to noise standards pursuant to the California Building Code (California Code of Regulations, Title 24).

AIRSPACE PROTECTION
ALUCP Policy 4.2.3 addresses the objective of airspace protection to avoid the development of land use conditions that would pose hazards to flight, such as airspace obstructions, wildlife hazards, and land use characteristics that pose other potential hazards to flight by creating visual or electronic interference. The site is located entirely inside the 14 Code of Federal Regulations (CFR) Part 77 horizontal surface elevation of 406.6’ feet above mean sea level (AMSL). Currently, there is no existing development on the site that penetrates the Part 77 airspace surfaces. As proposed, the project does not involve increasing the height of any structure beyond what currently exists on site. The proposed development will not interfere with airspace protection and is an allowed use.

SAFETY COMPATIBILITY
The Site is within Safety Zone 7 (Airport Influence Area). Safety Zone 7 is the most permissible safety zone of the ALUCP. This Safety Zone allows for residential development at unrestricted densities, a maximum intensity of 300 persons per acre for non-residential land uses, and all development types, except hazards to flight, outdoor stadiums, and similar very high intensity uses. The proposed site is approximately 0.75 acres in size, and the proposed daycare/school facility would have a maximum on-site occupancy of 120 persons (104 students and 16 staff). No exterior modifications, including to existing exterior lighting, are proposed. The proposed daycare/school facility is not a hazard to flight, or a very high intensity use, and complies with the maximum allowed intensity of 300 persons per acre (Table 4B). In accordance with Table 4B, Condition No. ALUC-7, requires recordation of the airport disclosure notice.

In addition to the prohibited uses of each Safety Zone, Table 4B of the ALUCP establishes various development conditions per Safety Zone. Although daycares and schools are not prohibited uses within Safety Zone 7, projects that involve or would be occupied by “vulnerable occupants” (defined as children, the elderly, and people with disabilities) within 6,000 feet from the side of the runway shall require ALUC review, and such use is “strongly discouraged”. The California Airport Land Use Planning Handbook (CALUPH) states that in cases where such uses should be avoided, it may be allowed only if a site outside the zone would not serve the intended function.

Additionally, the CALUPH places a higher level of emphasis on limiting schools and daycares at the ends of runways than parallel to runways.

The subject property is located approximately 1,395 feet from the Monterey Regional Airport runway 10R-28L. Although Safety Zone 7 policies discourage the siting of land uses involving vulnerable populations, such as daycare centers and schools, it is important to note that Safety Zone 7 encompasses a substantial portion of the City of Monterey. Per the applicant, “there are no other sites that are suitable within the Montessori Community School target area which includes the housing developments along Garden Road. Zone 7 is a very large zone that encompasses most of Monterey, Pacific Grove and parts of Seaside. Locating the school outside of this zone would be Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 68, Packet Page 85 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 93, Packet Page 234 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 105, Packet Page 165 outside of the target area.” Prohibiting these types of uses across the entirety of this broad area would significantly restrict uses throughout the City’s jurisdiction.

Additionally, the existing building was previously used as a church, and thus would be occupied by children, the elderly, and people with disabilities. Since the introduction of vulnerable populations within 6,000 feet of the runway is only discouraged, rather than prohibited, staff does not believe the prior church use is considered “nonconforming” (defined as “an existing land use or building that does not comply with the ALUCP”).

Therefore, ALUCP Policy 4.1.4.1 (Modifications to Nonconforming Uses) does not strictly apply in this case, but does provide context for the ALUC to consider. ALUCP Policy 4.1.4.1 states:
“[The] modification of existing nonconforming land uses shall be permissible, provided that the modification does not increase the magnitude of the nonconformity when compared to Table 4B. The magnitude of nonconformity shall be measured by:

1. For residential land uses, the number of dwelling units and size of the structure on the lot;

2. For nonresidential land uses, the size of the nonconforming use in terms of lot area and building floor area.” [Emphasis added]
The proposed daycare/school would occupy the same building as the prior church.

Therefore, if ALUCP Policy 4.1.4.1 applied, the proposed daycare/school would not increase the nonconformity.

On the other hand, regardless of the project site’s prior land use, the proposed project still introduces vulnerable occupants into an area subject to greater airport-related risks (6,000 feet from the side of the runway). As described above, allowing a use that introduces vulnerable occupants at this site is strongly discouraged by the ALUCP. The Monterey Regional Airport District has commented on the project, stating, “Due to the potential presence of vulnerable occupants within the vicinity of the airport, Monterey Regional Airport does not support the proposed use of 2400 Garden Road as a Day Care Center” (Exhibit D). Staff also contacted the California Division of Aeronautics, which verbally stated its general discouragement for such use to be introduced at this site.

Nonetheless, given the project site’s prior land use history and the limited areas that would better comply with ALUCP Policies relative to safety compatibility, staff recommends that the ALUC find the proposed use compatible with the ALUCP. Should the ALUC exercise its discretion and find that the proposed use is not compatible with the ALUCP, the City of Monterey would have the ability to overrule this decision, subject to making the required findings of Government Code Section 65302.3 and PUC Section 21676.

MONTEREY REGIONAL AIRPORT REVIEW:

On July 18, 2025, ALUC staff forwarded project information to Monterey Airport District (District) staff for review. The District provided comments to ALUC staff, which are attached as Exhibit D. The District opposes the introduction of the proposed use due to the “potential presence of vulnerable occupants within the vicinity of the airport”.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 69, Packet Page 86 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 94, Packet Page 235 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 106, Packet Page 166 CONCLUSION:

Based on review and analysis of the proposed project, staff recommends that the ALUC adopt a resolution finding the proposed project consistent with the 2019 Airport Land Use Compatibility Plan for Monterey Regional Airport.

Attachments:

Attachment A - Draft ALUC Resolution Monterey Regional Airport Attachment B – Project Plans
Attachment C – City of Monterey Consistency Analysis Letter Attachment D – MRY District Comments
cc: ALUC Commissioners; ALUC Counsel; Monterey Peninsula Airport District (C.

Morello); City of Monterey (Chris Schmidt); Shawn Capps, Applicant; ALUC File No.

REF250022
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 70, Packet Page 87 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 95, Packet Page 236 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 107, Packet Page 167

DRAFT RESOLUTION
Before the Monterey County Airport Land Use Commission, State of California
Resolution No. 25-
Finding the proposed conversion of an
existing 11,177 SF commercial office
building into a day care/school facility and
accompanying proposed improvements
consistent with the 2019 Airport Land Use
Compatibility Plan (ALUCP) for Monterey
Regional Airport.

REF250022, 2400 Garden Road, Monterey,
(APN: 013-322-008-000).

WHEREAS, on June 30, 2025, the City of Monterey (City) submitted an ALUC application (ALUC File No. REF250022) to ALUC staff requesting a consistency determination of the proposed conversion of an existing commercial office building into a day care/school facility (Montessori Community School) located at 2400 Garden Road, Monterey; and
WHEREAS, the ALUC is responsible for the review of local land use regulations affecting land uses within the Airport Influence Area for Monterey Regional Airport, as identified in the Monterey Regional Airport Land Use Compatibility Plan (ALUCP), incorporated herein by reference, for consistency with the ALUCP; and WHEREAS, as proposed project includes the demolition and reconstruction of approximately 8,136 square feet of the interior portions of upper floor area of the existing office building to accommodate new classroom spaces and support areas, and other site improvements including construction of a new waste enclosure, reconfiguration of the parking lot to meet current standards and provide the required number of parking spaces, and modifications to existing landscaped areas. The existing building would be occupied by Montessori Community School, providing daycare and educational programs for infants and children up to 6 years old; and
WHEREAS, pursuant to Table 4A of the ALUCP, “Educational facilities (including daycare centers with more than 14 children, K–12 schools, adult schools, colleges, and universities)” are incompatible land uses within the 65–69, 70–74, and 75+ CNEL noise contour ranges. Pursuant to ALUCP Exhibit 4B, Noise Compatibility Criteria and Long Range Noise Exposure Contours, the subject property is located outside of the 65-, 70-, or 75- Community Noise Equivalent Levels (CNELs), and therefore, the proposed development is a compatible use; and WHEREAS, the project site is entirely located within the 14 Code of Federal Regulations (CFR) Part 77 horizontal surface elevation of 406 feet above mean sea level (AMSL). The proposed development does not include increasing the height of any structure beyond what is currently existing on site and therefore will not encroach on Part Attachment A
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 71, Packet Page 88 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 96, Packet Page 237 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 108, Packet Page 168 77 Surfaces and is an allowed use with respect to airspace protection criteria (ALUCP Policy 4.2.3); and
WHEREAS, the project site is located within Safety Zone 7 (Airport Influence Area), as delineated in the ALUCP. Safety Zone 7 is the most permissible safety zone, allowing residential development at unrestricted densities, non-residential land uses up to a maximum intensity of 300 persons per acre, and all development types except hazards to flight, outdoor stadiums, and other very high-intensity uses.

WHEREAS, the proposed site is approximately 0.75 acres in size and the proposed day care/school facility would have a maximum on-site occupancy of 120 persons (104 students and 16 staff), which complies with the maximum intensity standards for Safety Zone 7 (300 persons per acre); and WHEREAS, pursuant to Table 4B of the ALUCP, projects within Safety Zone 7 that involve vulnerable occupants (including children, the elderly, and persons with disabilities) within 6,000 feet from the side of a runway require ALUC review and are “strongly discouraged”. The subject property is located approximately 1,395 feet from the Monterey Regional Airport runway 10R-28L. The California Airport Land Use Planning Handbook (CALUPH) states that in cases where such uses should be avoided, it may be allowed only if a site outside the zone would not serve the intended function; and WHEREAS, the Applicant (Montessori Community School) testified that “there are no other sites that are suitable within the Montessori Community School target area which includes the housing developments along Garden Road. Zone 7 is a very large zone that encompasses most of Monterey, Pacific Grove and parts of Seaside. Locating the school outside of this zone would be outside of the target area”; and WHEREAS, the existing building was previously used as a church, and thus would have been occupied by children, the elderly, and people with disabilities; and WHEREAS, although the proposed use is strongly discouraged due to its proximity to Runway 10R-28L, the ALUC recognizes that the site has historically been occupied by vulnerable occupants. Further, the ALUC acknowledges that Safety Zone 7 encompasses a substantial portion of the City of Monterey, and prohibiting day care or school facilities across the entire area would significantly restrict development opportunities; and
WHEREAS, as designed and conditioned, the proposed development is an allowed use within Safety Zone 7 and will not introduce a substantial number of vulnerable occupants into an area subject to higher aircraft-related risk, and therefore is a compatible use; and
WHEREAS, in accordance with Table 4B, Condition No. ALUC-7, requires recordation of the airport disclosure notice; and
WHEREAS, The Monterey Regional Airport District commented on the project, stating, “Due to the potential presence of vulnerable occupants within the vicinity of the airport, Monterey Regional Airport does not support the proposed use of 2400 Garden Road as a Day Care Center”; and
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 72, Packet Page 89 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 97, Packet Page 238 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 109, Packet Page 169 WHEREAS, on July 28, 2025, the ALUC conducted a duly noticed public meeting to consider the proposed project located at 2400 Garden Road, Monterey (APN:
013-322-008-000); and
NOW, THEREFORE, BE IT RESOLVED, the Monterey County Airport Land Use Commission does hereby find that the conversion of an existing 11,177 SF commercial office building into a day care/school facility and accompanying proposed improvements are consistent with the 2019 ALUCP for Monterey Regional Airport, subject to the conditions of approval incorporated here by reference.

PASSED AND ADOPTED on this 28th day of July 2025, upon motion of Commissioner ________ and seconded by Commissioner ___________, by the following vote, to-wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

MONTEREY COUNTY

ALUC CONDITIONS
The following standard and/or non-standard conditions may be applied to an application being considered before the ALUC. If the box next to the condition is marked, that indicates the condition is to be applied to the project as part of the ALUC recommendation.

PROJECT NAME: 2400 Garden Road Montessori Day Care Project ALUC FILE NO.: REF250022
ALUC-3

NOISE STANDARDS
The project shall conform to noise standards pursuant to the California Building Code (California Code of Regulations, Title 24).

ALUC-7
NON-STANDARD: REAL ESTATE DISCLOSURE NOTICE
Prior to issuance of construction permits, the applicant/owner shall record a California Real Estate Disclosure Notice pursuant to California Business and Professions Code, Section 11010(b)(13), that states “This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors).

Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you.”
If such Notice has already been recorded on title, evidence must be provided to City of Monterey staff.

PROJECT REVIEWED BY THE ALUC ON: 7/28/25.

AIRPORT LAND USE COMMISSION
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 74, Packet Page 91 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 99, Packet Page 240 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 111, Packet Page 171 COVER SHEET A00124094-A001 SC PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 6.25.2025 24094 MONTESSORI COMMUNITY SCHOOL

ALUC SUBMITTAL PACKAGE

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 CITY OF MONTEREY APPROVAL VICINITY MAP A.C. PAVING GYPSUM WALLBOARD PLYWOOD WOOD BLOCKING WOOD FRAMING CONTINUOUS MEMBER METAL WOOD FINISH SOUND INSULATED STUD WALL (E) STUD WALL TO BE REMOVED X PROPERTY LINE REVISION +XXX.X +XXX.X +XXX.X +XXX.X
XAX.XXAX.X DETAIL DETAIL IDENTIFICATION SHEET WHERE DETAIL IS DRAWN FINISH GRADE (SPOT) ELEVATION SURFACE EXISTING GRADE (SPOT) ELEVATION SURFACE SECTION SECTION IDENTIFICATION SHEET WHERE SECTION IS DRAWN (N) STUD WALL (E) STUD WALL CAST-IN-PLACE (C.I.P.) CONCRETE EARTH ROCK CONCRETE BLOCK SAND, MORTAR, PLASTER LEGEND XXXX XXX

XXX DEMOLITION TAG VERTICAL OR HORIZONTAL DIAPHRAGM KEY WORK POINT, DATUM POINT OR CONTROL MATCH LINE KEY TAG DOOR SYMBOL WINDOW SYMBOL ABREVIATIONS SYMBOLS PROJECT TEAM & AND
∠ ANGLE @ AT℄ CENTERLINE Ø DIAMETER OR ROUND ┴ PERPENDICULAR⅊ PROPERTY LINE # POUND OR NUMBER A.B. ANCHOR BOLT A.B.S. ACRYLONITRILE BUTADIENE ABV. ABOVE A.A. ASPHALTIC CONCRETE A/C AIR CONDITIONING ACOUS. ACOUSTICAL ADJ. ADJUSTABLE A.F.F. ABOVE FINISH FLOOR AGGR. AGGREGATE ALUM. ALUMINUM ANOD. ANODIZED A.P.A AMERICAN PLYWOOD ASSOCIATION APPROX. APPROXIMATE ARCH. ARCHITECTURAL A.S. ADJUSTABLE SHELF BD. BOARD BIT. BITUMINOUS BLDG. BUILDING BLK. BLOCK BLKG. BLOCKING BM. BEAM B.M. BENCH MARK BOT. BOTTOM BRG. BEARING BTWN. BETWEEN B.U.R. BUILD-UP ROOFING B.W. BOTH WAYS CAB. CABINET C.B. CATCH BASIN CBC CALIFORNIA BUILDING CODE CEM. CEMENT CER. CERAMIC CFCI. CONTRACTOR FURNISHED, CONTRACTOR INSTALLED C.F. CUBIC FEET C.I. CAST IRON C.J. CONTROL JOINT CL. CLOSET CLG. CEILING CLKG. CAULKING CLR. CLEAR(ANCE) C.M.U. CONCRETE MASONRY UNIT COL. COLUMN COMP. COMPOSITION CONC. CONCRETE CONN. CONNECTION CONSTR. CONSTRUCTION CONT. CONTINUOUS COR. CORRUGATED C.O.T.G. CLEAN-OUT TO GRADE CSMT. CASEMENT CSWK. CASEWORK C.T. CERAMIC TILE CTR. COUNTER CTSK. COUNTERSINK C.Y. CUBIC YARD DBL. DOUBLE DEPT. DEPARTMENT DET. DETAIL DF. DRINKING FOUNTAIN D.F. DOUGLAS FIR D.G. DECOMPOSED GRANITE D.H. DOUBLE HUNG DIAG. DIAGONAL DIA. DIAMETER DIMEN. DIMENSION DISP. DISPENSER/DISPOSER DN. DOWN DR. DOOR DRWG. DRAWING D.S.B. DBL. STRENGTH B GRADE (GLASS) D.S. DOWNSPOUT DWR. DRAWER D.W. DISH WASHER E. EAST EA. EACH E.J. EXPANSION JOINT ELEV. ELEVATION, ELEVATOR ELEC. ELECTRIC(AL) EMER. EMERGENCY ENCL. ENCLOSURE EQUIP. EQUIPMENT N.I.C. W/ WITH EWC. ELECTRIC WATER COOLER (E) EXISTING EXH. EXHAUST EXP. EXPOSED/EXPANSION EXT. EXTERIOR F.A. FIRE ALARM FAST. FASTEN(ER) F.A. FLAT BAR F.D. FLOOR DRAIN FEC. FIRE EXTINGUISHER CABINET F.F. FINISH FLOOR F.G. FINISH GRADE FND. FOUNDATION F.E. FIRE EXTINGUISHER F. FIBERGLASS FIN. FINISH(ED) F.H.M.S. FLATHEAD MECHANICAL SCREW F.H.W.S. FLATHEAD WOOD SCREW FLASH. FLASHING FLR. FLOOR(ING) FLUOR. FLUORESCENT F.O. FACE OF F.O.B. FACE OF BLOCK F.O.C. FACE OF CONCRETE F.O.F. FACE OF FINISH F.O.M. FACE OF MASONRY F.O.S. FACE OF STUD F.P. FIREPLACE F.R.P. FIBERGLASS REINF. PANEL F.S. FULL SIZE FT. FOOT/FEET FTG. FOOTING FURR. FURRED(ING) FUT. FUTURE GA. GAUGE/GAGE GALV. GALVANIZED G.B. GRAB BAR G.I. GALVANIZED IRON GL. GLASS/GLAZING G.L.B. GLUE-LAM BEAM GR. GRADE(ING) G.W.B. GYPSUM WALLBOARD H.B. HOSE BIB HBD. HARDBOARD H.A. HOLLOW CORE HDR. HEADER HDWR. HARDWARE H.M. HOLLOW METAL HORZ. HORIZONTAL H.S. HEAVY SHEET HT. HEIGHT HTG. HEATING H.W. HOT WATER HWD. HARDWOOD HVAC. HEATING/VENTILATING/AIR CONDITIONING I.C.C. INTERNATIONAL CODE COUNCIL ID. INSIDE DIAMETER INCL. INCLUDE(D) (ING) INSUL. INSULATE(D) (ING) INT. INTERIOR INV. INVERT JAN. JANITOR J.H. JOIST HANGER JT. JOINT KIT. KITCHEN L. LENGTH LAM. LAMINATE LAV. LAVATORY L.B. LAG BOLT LOC. LOCATE(ION) L.V.L. LAMINATED VENEER LUMBER L.W. LIGHTWEIGHT MAS. MASONRY MAT. MATERIAL(S) MAX. MAXIMUM M.B. MACHINE BOLT M.C. MEDICINE CABINET M.H. MAN HOLE MECH. MECHANICAL MEMB. MEMBRANE MEZZ. MEZZANINE MFR. MANUFACTURE(ER) MIN. MINIMUM MIR. MIRROR MISC. MISCELLANEOUS MLDG. MOLDING/MOULDING M.I.W. MALLEABLE IRON WASHER M.O. MASONRY OPENING MTD. MOUNTED MET. METAL MULL. MULLION N. NORTH (N) NEW NAT. NATURAL N.I.C. NOT IN CONTRACT NOM. NOMINAL N.T.S. NOT TO SCALE O/ OVER OBS. OBSCURE O.C. ON CENTER(S) O.D. OUTSIDE DIAMETER OFF. OFFICE OFCI. OWNER FURNISHED, CONTRACTOR INSTALLED OFOI. OWNER FURNISHED, OWNER INSTALLED O.H. OVER HANG O.H.M.S. OVALHEAD MACHINE SCREW O.H.W.S. OVALHEAD WOOD SCREW OPNG. OPENING OPP. OPPOSITE P.A.F. POWDER ACTUATED FASTENER P.B. PANIC BAR PART. TBD. PARTICLE BOARD PCF. POUNDS PER CUBIC FOOT P.D. POWDER DRIVEN P.G. PAINT GRADE PERF. PERFORATE PLF POUNDS PER LINEAR FOOT PLAS. LAM. PLASTIC LAMINATE PLAS. PLASTER PLYWD. PLYWOOD PR. PAIR PSF POUNDS PER SQUARE FOOT PSI POUNDS PER SQUARE INCH P.T. PRESSURE TREATED PART. PARTITION P.T. DISP. PAPER TOWEL DISPENSER P.V.C. POLYVINYL CHLORIDE R. RISER R.A. RETURN AIR RAD. RADIUS R.D. ROOF DRAIN REG. REGISTER REF. REFRIGERATOR REINF. REINFORCED REQ'D. REQUIRED REQMT. REQUIREMENT RESIL. RESILIENT REV. REVERSED R.H.M.S. ROUNDHEAD MACHINE SCREW R.H.W.S. ROUNDHEAD WOOD SCREW RM. ROOM R.O. ROUGH OPENING R.O.W. RIGHT OF WAY R.S. RESAWN RUB. RUBBER RWD. REDWOOD R.W.L. RAIN WATER LEADER S. SOUTH S.B. SOLID BLOCKING S.C. SOLID CORE SCHED. SCHEDULE S.A. STORM DRAIN SECT. SECTION SERV. SERVICE S.F. SQUARE FOOT S.G. STAIN GRADE SH. SHELF/SHELVING SHWR. SHOWER SHT. SHEET SHT'G. SHEATHING SIM. SIMILAR S.S. STAINLESS STEEL SERVICE SINK S.S.D. SEE STRUCTURAL DRAWINGS S.M. SHEET METAL S.M.S. SHEET METAL SCREW SPEC. SPECIFICATION SQ. SQUARE STL. STEEL STD. STANDARD STAG. STAGGERED STOR. STORAGE STRUCT. STRUCTURAL SUSP. SUSPENDED SYM. SYMMETRY(ICAL) SYS. SYSTEM T. TREAD T.B. TOWEL BAR T.B.D. TO BE DETERMINED T.C. TOP OF CURB TEL. TELEPHONE TEMP. TEMPERED T.E.N. TYPICAL EDGE NAILING T & G TONGUE & GROOVE THK. THICK(NESS) THRESH. THRESHOLD T.J.I. TRUSS JOIST INTERNATIONAL T.O. TOP OF T.P.H. TOILET PAPER HOLDER T.Q. TOP OF PAVEMENT TV TELEVISION T.W. TOP OF WALL TYP. TYPICAL U/L UNDERWRITER'S LABORATORY U.N.O. UNLESS NOTED OTHERWISE U.O.N. UNLESS OTHERWISE NOTED UR. URINAL V.I.F. VERIFY IN FIELD W. WEST/WIDTH/WIDE W/ WITH W.C. WATER CLOSET WD. WOOD WDW. WINDOW W.H. WATER HEATER WI. WOODWORK INSTITUTE W/O WITHOUT W.P. WATERPROOF(ING) W.R. WATER RESISTANT W.S. WOOD SCREW WSCT. WAINSCOT WT. WEIGHT W.W.M. WELDED WIRE MESH SHEET INDEX SHEET # SHEET TITLE TITLE A001 COVER SHEET ARCHITECTURAL D101 DEMOLITION SITE PLAN D202 DEMOLITION UPPER FLOOR PLAN A101 PROPOSED SITE PLAN A201 EXISTING LOWER FLOOR PLAN A202 PROPOSED UPPER FLOOR PLAN PROJECT INFORMATION 2400 GARDEN ROAD MONTEREY, CA. 93940 MONTESSORI COMMUNITY SCHOOL ALUC SUBMITTAL OWNER MONTESSORI COMMUNITY SCHOOL 123 SOUTH NAVARRA DRIVE SCOTTS VALLEY, CA 95066 ph: (831) 439-9625 Email: [email protected] Contact: MADELYNN VAN DEN HUEVEL 013-322-008-000 2400 GARDEN ROAD MONTEREY, CA 93940 I-R-40 MONTESSORI COMMUNITY SCHOOL ALUC SUBMITTAL PROJECT LOCATION ARCHITECT WALD, RUHNKE & DOST ARCHITECTS, LLP 2340 GARDEN ROAD, SUITE 100 MONTEREY, CA 93940 ph: (831) 649-4642 fax: (831) 649-3530 Email: [email protected] Contact: SHAWN CAPPS THESE DRAWINGS SHALL BE CONSIDERED SUBSTANTIALLY COMPLETE. HOWEVER, IT IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO PROVIDE ALL LABOR AND MATERIALS NECESSARY TO RENDER THE WORK COMPLETE, AS IS THE INTENT OF THESE DRAWINGS, EITHER SHOWN OR INFERRED HEREIN, THROUGH PROPER AND ESTABLISHED CONSTRUCTION PRACTICES. PROVIDE ALL REQUIRED FIRE BLOCKING IN ACCORDANCE WITH SECTION 708 OF THE CURRENT ADOPTED EDITION OF C.B.C. ANY PROPOSAL FOR WORK THAT TAKES PLACE AFTER NORMAL BUSINESS HOURS SHALL BE MADE IN WRITING AT LEAST SEVEN (7) WORKING DAYS IN ADVANCE. REQUESTS SHALL BE DIRECTED TO THE ARCHITECT. ANY PROPOSED SHUT DOWN OF UTILITIES SHALL BE REGISTERED IN WRITING AT LEAST SEVEN (7) WORKING DAYS IN ADVANCE. REQUESTS SHALL BE DIRECTED TO THE ARCHITECT. EXISTING CONSTRUCTION DETAILS SHOWN HERE ARE ASSUMED TO BE SUBSTANTIALLY CORRECT AND MAY NOT DEPICT THE ACTUAL CONDITION. THE GENERAL CONTRACTOR SHALL VERIFY THE (E) CONDITION AND NOTIFY THE ARCHITECT IF ANY DISCRIPENCES PRIOR TO COMMENCEMENT OF WORK. 11. 10. 9. 8. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR THE VERIFICATION OF ALL DIMENSIONS, GRADES, AND OTHER CONDITIONS, AND SHALL CORRELATE AT THE JOB SITE ALL SUCH ITEMS. GENERAL CONTRACTOR SHALL REPORT ANY DISCREPANCIES TO THE ARCHITECT FOR CLARIFICATION AND CORRECTION PRIOR TO BEGINNING ANY WORK. WRITTEN DIMENSIONS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. ANY AND ALL DISCREPANCIES SHALL BE REPORTED TO THE ARCHITECT IMMEDIATELY, PRIOR TO COMMENCEMENT OF WORK. IT SHALL BE THE GENERAL CONTRACTORS RESPONSIBILITY FOR THE SUPERVISION OF THE WORK. THE ARCHITECT ASSUMES NO RESPONSIBILITY FOR THE SUPERVISION OF THE WORK OR THE PROPER EXECUTION OF SAME. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR THE WORK AND THE COORDINATION OF ALL TRADES AND GOVERNING AGENCIES, AND SHALL PROVIDE ALL MATERIALS AND LABOR SHOWN OR INFERRED ON THESE PLANS TO RENDER THE WORK COMPLETE. 3. 2. 5. 4. 6. 7. GENERAL NOTES THIS BUILDING SHALL CONFORM TO ALL FEDERAL, STATE AND LOCAL REQUIREMENTS FOR THE PHYSICALLY DISABLED. 1. SIGNS ARE NOT APPROVED FOR INSTALLATION AS PART OF THIS BUILDING PERMIT. SUBMIT FOR SEPARATE SIGN REVIEW. (CONTACT THE PLANNING DEPARTMENT FOR ADDITIONAL INFORMATION). 12. AT THE TIME OF PERMIT ISSUANCE, THE CONTRACTOR SHALL HAVE A CURRENT CITY OF SALINAS BUSINESS LICENSE. 13. AT THE TIME OF PERMIT ISSUANCE, THE CONTRACTOR SHALL HAVE EVIDENCE OF CURRENT WORKMAN'S COMPENSATION INSURANCE ON FILE WITH THE BUILDING DIVISION. SEC. .3800, CA LABOR CODE. 14. DOORS THAT OPEN OUT SHALL HAVE LANDINGS 5'-0" MINIMUM IN LENGTH AND 5'-4" MINIMUM IN WIDTH. MINIMUM DISTANCE FROM THE STRIKE SIDE OF THE DOOR TO THE EDGE OF THE LANDING AT THE EXTERIOR SHALL BE (24) INCH. 15. ALL CHANGES IN ELEVATION OF MORE THAN 12" AT A PRIMARY ENTRANCE DOOR(S) SHALL BE ACCOMPLISHED BY MEANS OF A RAMP (SLOPE NOT TO EXCEED 1:12). 16. PROVIDE A MINIMUM OF (1) OF 2A-10BC MINIMUM RATED FIRE EXTINGUISHER SO THAT THE MAXIMUM TRAVEL DISTANCE TO ANY ONE EXTINGUISHER IS (75) FEET. ALL EXTINGUISHERS SHALL MEET THE REQUIREMENTS OF NFPA PAMPHLET 10, AND SHALL BE SERVICED REGULARLY PER FIRE DEPARTMENT REQUIREMENTS. 17. REFER TO MECHANICAL PLAN FOR CONTROL LOCATIONS. VERIFY EQUIPMENT POWER REQUIREMENTS PRIOR TO ROUGH IN. 18. ALL INFORMATION REGARDING EXISTING CONDITIONS WAS OBTAINED FROM SOURCES DEEMED RELIABLE BY THE ARCHITECT, THE ACCURACY OF WHICH IS IN NO WAY GUARANTEED BY THE ARCHITECT. 19. HOT WATER AND DRAINPIPES UNDER LAVATORIES SHALL BE INSULATED TO MEET CITY/COUNTY/STATE REQUIREMENTS FOR THE PHYSICALLY DISABLED. 20. THE FOLLOWING ITEMS ARE TO BE CONSIDERED "DEFERRED SUBMITTAL" PER CBC 106.3.4.2: - AUTOMATIC FIRE SPRINKLER SYSTEM - AUTOMATIC FIRE ALARM SYSTEM FIRE SPRINKLER NOTES FIRE ALARM PLAN SUBMITTED IS FOR REFERENCE ONLY; A SEPERATE SUBMITTAL IS REQUIRED. DRAWINGS AND SUPPORTIVE CALCULATIONS FOR ALL MODIFICATIONS TO THE EXISTING FIRE ALARM CONTRACTOR TO THE FIRE PREVENTION DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. DRAWINGS AND SUPPORTIVE CALCULATIONS FOR ALL MODIFICATIONS TO THE EXISTING FIRE SPRINKLER SYSTEM ARE REQUIRED TO BE SUBMITTED BY THE INSTALLING LICENSED FIRE SPRINKLER CONTRACTOR (C-16) TO THE FIRE PREVENTION DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. CONTRACTOR SHALL VERIFY IN A "KNOX BOX" EXISTS, IF NOT A "KNOX BOX" SHALL BE PROVIDED AND LOCATED PER FIRE DEPARTMENT RECOMMENDATIONS. IF "KNOX BOX" EXISTS THEN CONTENTS SHALL BE UPDATED TO REFLECT NEW TENANT. EMERGENCY ACCESS KEYS INCLUDING A GRAND MASTER KEY FOR ROOMS, ELEVATOR OVERRIDE KEY, ACCESS KEY TO THE FIRE ALARM PANEL AND SPECIAL ACCESS KEYS (WHERE APPLICABLE) SHALL ALSO BE MADE PART OF THE "KNOX BOX" INVENTORY. ALL PLAN SUBMITTALS REQUIRING FIRE SPRINKLERS, FIRE SERVICE UNDERGROUND, FIRE ALARMS, AND HOOD AND DUCT SYSTEMS, SHALL BE SUBMITTED AND SHALL BE APPROVED BY THE FIRE DEPARTMENT BEFORE A FRAMING INSPECTION SHALL BE GRANTED BY THE BUILDING DEPARTMENT. 5. 4. 3. 1. THIS IS AN EXISTING, FULLY FIRE SPRINKLERED BUILDING 2. THE FIRE ALARM SYSTEM IS A DEFFERED SUBMITTAL. DRAWINGS AND SUPPORTIVE CALCULATIONS FOR THE FIRE ALARM SYSTEM ARE REQUIRED TO BE SUBMITTED BY THE LICENSED FIRE ALARM CONTRACTOR (C-10) TO THE SALINAS FIRE DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. 6. FIRE DEPARTMENT NOTES FIRE SPRINKLER SYSTEMS AND ALTERATIONS OF AN EXISTING SYSTEM AND ALL COMPONENTS SHALL CONFORM TO NFPA 13 MINIMUM STANDARDS AND SHALL BE REVIEWED BY THE FIRE DEPARTMENT PRIOR TO INSTALLATION. STAMPED, APPROVED PLANS MUST BE KEPT ON SITE FOR FIRE INSPECTOR. (A.) SUBMITTAL TO INCLUDE A MINIMUM OF FOUR SETS OF PLANS AND CALCULATIONS WITH ALL DETAILS PER NFPA 13. (B.) CONTRACTOR IS REQUIRED TO SUBMIT A SET OF "AS-BUILT" DOCUMENTS/DRAWINGS FOR APPROVAL PRIOR TO FINAL INSPECTION WHEN NOT INSTALLED PER PLAN. (C.) INSTALL THE FIRE INSPECTORS TEST VALVE AT THE FURTHEST MOST POINT FROM THE RISER AND PLUMB TO THE EXTERIOR OF THE BUILDING. (D.) TEST REQUIRED, (NEW SYSTEM, 200 PSI FOR 2 HOURS). 1. FIRE DEPARTMENT CONNECTION (FDC) THREADS SHALL BE PROTECTED WITH APPROVED BRASS OR ALUMINUM ALLOY SCREW-IN PLUGS. 2. THE FOLLOWING COMPONENTS ARE REQUIRED FOR SPRINKLER SYSTEMS WITH OVER 100 HEADS INSTALLED PER CBC 904.3 & CFC 1003.3: (A.) MONITORING PER CFC 1006.3.3.6, CFC 1003.3. (B.) AUTOMATIC SMOKE DETECTION AT CONTROL UNIT (ALARM PANEL) WHEN LOCATED IN AN AREA THAT IS NOT CONTINUOUSLY OCCUPIED (i.e. WHEN LOCATED IN A STORAGE CLOSET). CMC 2019, SECTION 608. (C.) SMOKE DETECTION RECALL FOR ELEVATORS WHEN REQUIRED BY CBC 2019, SECTION 3003.2 AND INSTALLED PER CBC 2019 AND NFPA 72. (D.) DUCT DETECTORS WHEN REQUIRED BY CMC 2019, SECTION 608. (E.) ONE PULL STATION REQUIRED AT MAIN EXIT FROM BUILDING PER NFPA 72, SECTION 3-8.1.2. (F.) HORN/STROBE DEVICES TO BE PROVIDED WHICH SATISFACTORILY MEET THE INTENT OF CFC 1003.3.2. EXAMPLES: A MINIMUM OF ONE PER FLOOR IN MULTISTORY BUILDINGS, OR ONE PER TENANT SPACE IN A MULTI TENANT BUILDING. WHERE THE MAJORITY OF THE OCCUPANTS CAN HEAR OR SEE THE ALARM. (G.) TEMPORAL 3 NOTIFICATION PATTERN IS REQUIRED. NFPA 72, SECTION 3-7.2. (H.) WHEN TWO OR MORE AUDIBLE APPLIANCES CAN BE HEARD, SYNCHRONIZATION IS REQUIRED TO MAINTAIN TEMPORAL 3 PATTERN. (I.) AUDIBILITY AND VISIBILITY OF NOTIFICATION APPLIANCES WILL BE FIELD VERIFIED AT TIME OF ACCEPTANCE TESTING TO ENSURE THEY ARE LOCATED PER SECTION ABOVE. 3. FIRE ALARM SYSTEM AND ALL COMPONENTS SHALL CONFORM TO NFPA 72 MINIMUM STANDARDS AND SHALL BE REVIEWED AND APPROVED BY THE FIRE DEPARTMENT PRIOR TO INSTALLATION. STAMPED, APPROVED PLANS MUST BE KEPT ON SITE FOR THE FIRE INSPECTOR. (A.) FIRE ALARM CONTRACTOR MUST PICK UP SUBMITTAL PACKET PRIOR TO SUBMITTAL FROM FIRE DEPT. (B.) COMPLETED PACKET MUST BE INCLUDED WITH ALL FIRE ALARM PLAN SUBMITTAL. FIRE ALARM TO BE MONITORED BY REMOTE OR CENTRAL STATION. 4. AIR-MOVING SYSTEMS SUPPLYING AIR IN EXCESS OF 2000 CFM TO ENCLOSED SPACES WITHIN BUILDINGS SHALL BE EQUIPPED WITH AN AUTOMATIC SHUTOFF. (SMOKE DETECTOR). TO BE INSTALLED PER NFPA 90A, CMC 2022 SECTION 608, AND NFPA 72 SECTION 5-11.4.2. ALL DUCT DETECTORS AND FIRE AND SMOKE DAMPERS SHALL BE CONNECTED TO THE FIRE ALARM CONTROL PANEL AND MONITORED UNDER A SUPERVISORY ZONE. 5. ALL SITE INSPECTIONS REQUIRE A MINIMUM 24 HOURS NOTICE. ALL FIRE DEPARTMENT INSPECTIONS ARE TO BE REQUESTED THROUGH THE BUILDING DIVISION, PLEASE BE SPECIFIC TO TYPE OF INSPECTION. 6. FIRE SAFETY DURING CONSTRUCTION SHALL FOLLOW 2022 CFC ARTICLE 87. FIRE EXTINGUISHERS SHALL BE PROVIDED. THE AUTOMATIC FIRE SPRINKLER SYSTEM IS TO REMAIN IN SERVICE AT ALL TIMES. UNDER NO CIRCUMSTANCE SHALL THE FIRE SPRINKLER SYSTEM BE LEFT OUT OF SERVICE OVERNIGHT. 7. 8. ROOF CONSTRUCTION SHALL BE CLASS A OR B, WITH FIRE RESISTIVE MATERIALS. EXTERIOR DOORS AND OPENINGS REQUIRED BY THIS CODE OR THE INTERNATIONAL BUILDING CODE SHALL BE MAINTAINED READILY ACCESSIBLE FOR EMERGENCY ACCESS BY THE FIRE DEPARTMENT. AN APPROVED ACCESS WALKWAY LEADING FROM FIRE APPARATUS ACCESS ROADS TO EXTERIOR OPENINGS SHALL BE PROVIDED AND MAINTAINED TO THE SATISFACTION OF THE FIRE INSPECTOR. 9. ALL BUILDINGS EQUIPPED WITH A MONITORED FIRE ALARM AND / OR FIRE SPRINKLER AND / OR OTHER AUTOMATIC FIRE PROTECTION SYSTEM SHALL HAVE AN APPROVED KEY BOX ON SITE, IN AN APPROVED LOCATION. THE FOLLOWING ITEMS SHALL BE PROVIDED AND / OR MAINTAINED IN THE KNOX BOX PRIOR TO FINAL FIRE INSPECTION. ITEMS TO BE MASTER KEY, FIRE ALARM / SPRINKLER KEYS AND POINTS OF CONTACT AFTER HOURS. 10. INTERIOR WALL AND CEILING FINISH AND TRIM IN EXISTING BUILDINGS: THE PROVISIONS OF CBC SECTION 803 SHALL LIMIT THE ALLOWABLE FLAME SPREAD AND SMOKE DEVELOPMENT OF INTERIOR WALL AND CEILING FINISHES AND INTERIOR WALL AND CEILING TRIM IN EXISTING BUILDINGS BASED ON LOCATION AND OCCUPANCY CLASSIFICATION. INTERIOR WALL AND CEILING FINISHES SHALL BE CLASSIFIED IN ACCORDANCE WITH CBC SECTION 803. SUCH MATERIALS SHALL BE GROUPED IN ACCORDANCE WITH ASTM E 84, AS INDICATED IN CFC SECTION 803.1.1, OR IN ACCORDANCE WITH NFPA 286, AS INDICATED IN CFC SECTION 803.1.2. 24. THE PROVISIONS OF THE CFC GOVERN INTERIOR FINISH, INTERIOR TRIM, FURNITURE, FURNISHINGS, DECORATIVE MATERIALS AND DECORATIVE VEGETATION IN BUILDINGS. NEW BUILDINGS SHALL COMPLY WITH CFC 804 THROUGH 808, NFPA 286, AND CBC SECTION 803. 25. LOCATION MAP PROJECT TO CONSISTS OF CONVERTING EXISTING 11,177 SF OFFICE BUILDING TO A NEW MONTESSORI COMMUNITY SCHOOL. NEW SITE LAYOUT TO PROVIDE REQUIRED PLAYGROUND AREAS AND REQUIRED PARKING. EXTERIOR WINDOWS TO BE MODIFIED TO PROVIDE EXTERIOR DOORS TO THE PLAYGROUND AREA DECKS. INTERIOR IMPROVEMENTS WILL CONSISTS ON NEW DAYCARE CLASSROOMS AND REQUIRED CHILDREN RESTROOMS ON UPPER FLOOR. NO WORK TO OCCUR ON LOWER FLOOR. TYPE V-B, FIRE-SPRINKLERED I-4 CONSTRUCTION: OCCUPANCY: TENANT IMPROVEMENT AREA: EXISTING BUILDING AREA: APN: ZONING: LOCATION: PROJECT: NOTE: THIS BUILDING OR SPACE SHALL PROVIDE A READILY DISTINGUISHABLE MEANS OF EGRESS COMPLYING WITH CHAPTER 10 AND CHAPTER 11 (WHERE APPLICABLE FOR ACCESSIBILITY PURPOSE) OF THE 2022 EDITION OF THE CALIFORNIA BUILDING CODE. THE EXIT SYSTEM SHALL MAINTAIN A CONTINUOUS, UNOBSTRUCTED AND UNDIMINISHED PATH OF EXIT TRAVEL FROM ANY OCCUPIED POINT WITHIN THE BUILDING TO A PUBLIC WAY. EXITING: NFPA 13, AUTOMATIC SPRINKLER SYSTEMS, (CA AMENDED) 2022 EDITION NFPA 72, NATIONAL FIRE ALARM CODE, (CA AMENDED) 2022 EDITION PARTIAL LIST OF APPLICABLE STATE STANDARDS 2022 CALIFORNIA ADMINISTRATIVE CODE (CAC), PART 1, TITLE 24, CALIFORNIA CODE OF REGULATIONS (C.C.R.) 2022 CALIFORNIA BUILDING CODE (CBC), PART 2, (VOL. 1 & 2 )TITLE 24 C.C.R. 2022 CALIFORNIA ELECTRICAL CODE (CEC), PART 3, TITLE 24 C.C.R. 2022 CALIFORNIA MECHANICAL CODE (CMC), PART 4, TITLE 24 C.C.R. 2022 CALIFORNIA PLUMBING CODE (CPC), PART 5, TITLE 24 C.C.R. 2022 CALIFORNIA ENERGY CODE (CEC), PART 6, TITLE 24 C.C.R. 2022 CALIFORNIA FIRE CODE (CFC), PART 9, TITLE 24 C.C.R. 2022 CALIFORNIA EXISTING BUILDING CODE (CEBC), PART 10, TITLE 24 C.C.R. 2022 CALIFORNIA GREEN STANDARDS CODE (CALGreen), PART 11, TITLE 24 C.C.R. 2022 CALIFORNIA REFERENCED STANDARDS CODE, PART 12, TITLE 24 C.C.R. TITLE 19 C.C.R., PUBLIC SAFETY, DIVISION 1, STATE FIRE MARSHAL REGULATIONS APPLICABLE BUILDING CODES & STANDARDS 3,041 S.F. 8,136 S.F. 11,177 S.F. LOWER FLOOR: UPPER FLOOR: TOTAL: DEFERRED SUBMITTAL SCOPE OF WORK PROJECT LOCATION 156 152Hollister Chualar Soledad to Big Sur G16 Castroville Seaside TRUE NORTH Carmel Pacific Grove 1Monterey Marina 101 68 Carmel Valley Salinas Prunedale 183 Fort Ord 156 1 Aptos Santa Cruz 152 Watsonville 101 Gilroy to San Francisco Gonzales 17.33 STALLS: 104 / 6 (CHILDREN) 18 STANDARD STALLS 1 VAN ACCESSIBLE STALL 19 TOTAL PARKING STALLS REQUIRED: PROVIDED: PARKING REQUIREMENTS8,136 S.F. NOTE: FOR BUILDING ALTERATIONS OR IMPROVEMENTS, ALL NON-COMPLIANT PLUMBING FIXTURES THAT SERVE THE SPECIFIC AREA OF ALTERATION OR IMPROVEMENT WILL BE REQUIRED TO BE UPGRADED WITH WATER-CONSERVING PLUMBING FIXTURES (CIVIL CODE SECTION 1101.5(d)(1)(B)). Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 75, Packet Page 92 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 100, Packet Page 241 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 112, Packet Page 172 1 1TYP.
1 2
3 5 4 TYP.
4 5TYP.
7TYP.
7TYP.
8 D1 TYP.
9 D2
2 D2 D5 D6 TYP. D6 D4 TYP. D3 D7TYP. D6
FH WV

WATER METER
HB
HB
SSCO
LP
LP
LP
12"P
12"P
12"P
12"P
12"P
12"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"Q
6"Q
6"Q
6"Q
14"P
14"P
14"P
14"P
24"P
24"P
6"P
6"P
6"P
6"P
6"P
16"P
16"P
18"P
18"P
8"P
8"P
8"P
6"P
8"P
14"P
DIRT
DIRT
CONC.

TELECOM

VAULT MANHOLE

TELECOM
DIRT
DIRT

GAS METER
24"P
ACU
ACU
ACUACU
SSCO
SSCO
ACU
P
P

MULIT-STORY CONCRETE & WOOD FRAME

BUILDING
FDC
24"P
12"P
12"P
8"T
6"T
6"T
18"P
2-PRONG
PINE, 12"-14"
18"P
16"P
16"P
ACU S 0°06'20" W 190.00'
S 24°38'31" W

44.09'
Δ=66°21'29" R=50.00' L=57.91'

81.51' S 89°00'00" E
226.31'
N 15°41'03" E
N 15°41'03" E

43.65'
L=112.60'
R=1960.00'
Δ=3°17'29"
N 74°18'57" W

55.10'
N 89°00'00" W 146.79'
FOGLINE PROPERTY LINE D1 TYP. 10 11
2 D6 13 12 D8
1 1
1 D202 DEMOLITION UPPER FLOOR PLAN EXISTING ROAD EASEMENT DEMOLITION SITE PLAN D10124094-D101 SC PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 6.25.2025 24094 MONTESSORI COMMUNITY SCHOOL

ALUC SUBMITTAL PACKAGE

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 CITY OF MONTEREY APPROVAL 1 THE KEY NOTES THAT FOLLOW APPLY TO THE DRAWING(S) ON THIS SHEET ONLY. REFER TO FOLLOWING SHEETS FOR NOTES THAT ARE APPLICABLE TO THOSE DRAWINGS. KEY NOTES DEMOLITION KEY NOTES DEMOLITION GENERAL NOTES 1. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE VERIFICATION OF ALL EXISTING UTILITIES IN THE FIELD PRIOR TO WORK. LOCATIONS SHOWN ON THE PLANS ARE APPROXIMATE AND FOR GENERAL INFORMATION ONLY. 2. ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE STATE OF CALIFORNIA DEPARTMENT OF TRANSPORATION STANDARD SPECIFICATIONS, THE PROJECT SPECIFICATIONS AND ANY APPLICABLE STANDARD DETAILS FOR THE PROJECT. 3. THE CONTRACTOR SHALL PERFORM ALL CLEARING, DEMOLITION, REMOVAL OF OBSTRUCTIONS AND SITE PREPARATIONS NECESSARY FOR THE PROPER EXECUTION OF ALL WORK SHOWN ON THESE PLANS AND AS DESCRIBED IN THE SPECIFICATIONS. 4. THE CONTRACTOR SHALL NOTIFY UNDERGROUND SERVICE ALERT (U.S.A.) AT LEAST 48 HOURS PRIOR TO ANY EXCAVATION ON THIS PROJECT (800-227-2600). THE CONTRACTOR SHALL REMOVE ALL U.S.A. MARKINGS AS SOON AS THEY ARE NO LONGER NEEDED, BY USING A HIGH PRESSURE WATER METHOD ONLY. THE CITY ENCOURAGES THE USE OF CHALK PAINT WHENEVER POSSIBLE. 5. THE CONTRACTOR SHALL BE RESPONSIBLE UNDER THIS CONTRACT FOR REPAIRING AND REPLACING AT CONTRACTOR EXPENSE, ANY STRUCTURES, FENCES, WALLS, OR PLANT LIFE DAMAGED OR DESTROYED BY THE OPERATIONS. LIKEWISE, THE CONTRACTOR SHALL BE RESPONSIBLE FOR REPAIRING OR REPLACING ANY AND ALL DAMAGES OCCURRING BY THE OPERATIONS ON ADJACENT PROPERTIES AND ANYWHERE OUTSIDE THE CONTRACT LIMIT LINES. THE DAMAGED ITEMS WILL BE RESTORED TO THEIR ORIGINAL CONDITION AND TO THE SATISFACTION OF THE ARCHITECT AND ENGINEER. 6. KEEP ALL PLANTING, PAVING AND CURB AREAS FREE FROM DEBRIS AND TRASH DURING THE ENTIRE DURATION OF THE CONTRACT. 7. CARE SHOULD BE TAKEN WITH EXISTING TREES TO REMAIN. GRADES WITHIN THE DRIP LINE OF THE TREE SHALL NOT BE CHANGED UNLESS OTHERWISE SPECIFIED ON THE PLANS. UNNECESSARY COMPACTION OF THE AREA WITHIN THE DRIP LINE SHALL BE AVOIDED. SEE LANDSCAPE PLANS FOR ADDITIONAL NOTATION. 8. ALL ITEMS INDICATED TO BE REMOVED SHALL BE DISPOSED OF FROM THE PROJECT SITE, EXCEPT ITEMS INDICATED TO BE SALVAGED. 9. UNDERGROUND UTILITIES WITHIN THE LIMITS OF DEMOLITION SHALL BE CAPPED AND ABANDONED OR REMOVED AS REQUIRED, UNLESS SHOWN OTHERWISE. SEE UTILITY PLANS FOR FURTHER DETAILS. D3 CONTRACTOR SHALL REMOVE AND LEGALLY DISPOSE OF EXISTING CONCRETE CURB / GUTTER / WALKWAY / DRIVEWAY APRON AS REQUIRED TO ACCOMMODATE NEW WORK. EXISTING PROPERTY LINE. 23 D245 EXISTING BUILDING FOOTPRINT TO REMAIN INTACT. PROTECT FROM DAMAGE.6 EXISTING AC PAVED ROAD TO REMAIN INTACT.7 EXISTING CURB, GUTTER AND WALKWAYS TO REMAIN INTACT. EXISTING LANDSCAPED AREA. CONTRACTOR SHALL REMOVE AND LEGALLY DISPOSE OF EXISTING AC PAVEMENT AND BASE AGGREGATE AS REQUIRED TO ACCOMMODATE NEW WORK. EXISTING CONCRETE WALKWAY TO REMAIN INTACT. PROTECT FROM DAMAGE. CONTRACTOR SHALL REMOVE AND LEGALLY DISPOSE OF EXISTING CONCRETE PAD. THE KEY NOTES THAT FOLLOW APPLY TO THE DRAWING(S) ON THIS SHEET ONLY. REFER TO FOLLOWING SHEETS FOR NOTES THAT ARE APPLICABLE TO THOSE DRAWINGS. D1 not used. 8 EXISTING RAMP TO REMAIN. 9 EXISTING LIGHT POST TO REMAIN. D4 REMOVE EXISTING PARKING STRIPING TO ACCOMMODATE NEW WORK. D6 REMOVE EXISTING TREE AND/OR STUMP TO ACCOMMODATE NEW WORK. D5 REMOVE AND RELOCATE EXISTING LIGHT POLE. D7 REMOVE EXISTING ACCESSIBLE PARKING STALL SIGNS AND POLES. 10 EXISTING ROAD EASEMENT PER REEL 747 PAGE 495. 11 EXISTING ROAD EASEMENT PER REEL 932 PAGE 668. 12 EXISTING SHED TO REMAIN. 13 EXISTING TRENCH DRAIN TO REMAIN. D8 REMOVE EXISTING TRASH ENCLOSURE TO ACCOMMODATE NEW WORK. NORTH SCALE:
1 DEMOLITION SITE PLAN 1" = 10'-0" Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 76, Packet Page 93 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 101, Packet Page 242 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 113, Packet Page 173 DN UP D1 TYP. D4 TYP. D4 TYP. D4 TYP. D3 D3 D3 D3 D3 D1 TYP. D1 TYP. D6 D2 D5 TYP. D2 TYP. D2 TYP. 2TYP. 3TYP. 3 1TYP. 3TYP. 2 TYP. 1TYP. 6 D1 TYP. D1 TYP. D2 TYP. D2 TYP. D1 TYP. D1 TYP. D2 TYP. 7 D3D1 TYP. 2 2 TYP. TYP. 2 TYP. TYP. 2 TYP. 2 TYP. 2 TYP. 2 D1 D1 D1 TYP. TYP. D1 TYP. D1 TYP. D1 TYP. D1 D1 D1 D1 D1 D3 D3 D3 D3 3TYP. 3TYP. 3TYP. 3TYP. 3TYP. 3TYP. 3TYP. 3 TYP. 3 TYP. 3 TYP. 3 TYP. TYP. 3 TYP. 3 TYP. 3 TYP. 3 TYP. 3 TYP. 3 TYP. 3 TYP. 3 TYP. 3TYP. 3TYP. 3TYP. 3 TYP. D2 TYP. D2 TYP. D2 TYP. TYP. D2 TYP. D2 D2 TYP. D2 TYP. D7 2 TYP. 8 TYP. 8TYP. 1 TYP. TYP. 1 1 TYP. 1 TYP. 1 TYP. 1TYP. D8 D9 9 9 10 11 11 TYP. 1 TYP. D2 D2 D2 D7 D3 D2 5 5 5 5 5 4 4 4 4 4 1212 D2 D1 D2 D6 D5 D10 13 DEMOLITION UPPER FLOOR PLAN D20224094-D202 SC PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 6.25.2025 24094 MONTESSORI COMMUNITY SCHOOL

ALUC SUBMITTAL PACKAGE

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 CITY OF MONTEREY APPROVAL THE KEY NOTES THAT FOLLOW APPLY TO THE DRAWING(S) ON THIS SHEET ONLY. REFER TO FOLLOWING SHEETS FOR NOTES THAT ARE APPLICABLE TO THOSE DRAWINGS. 1 EXISTING WALL OR PORTION OF WALL TO REMAIN. 23 EXISTING EXTERIOR WINDOWS TO REMAIN U.O.N. EXISTING DOOR TO REMAIN. THE KEY NOTES THAT FOLLOW APPLY TO THE DRAWING(S) ON THIS SHEET ONLY. REFER TO FOLLOWING SHEETS FOR NOTES THAT ARE APPLICABLE TO THOSE DRAWINGS. 1. CONTRACTOR SHALL FIELD VERIFY ALL EXISTING CONDITIONS PRIOR TO BEGINNING WORK. THE CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES BETWEEN THE DOCUMENTS AND FIELD CONDITIONS PRIOR TO PROCEEDING WITH THE WORK. IF ANY QUESTIONS ARISE AS TO THE REMOVAL OF ANY MATERIAL, CLARIFY THE POINT IN QUESTION WITH THE ARCHITECT BEFORE PROCEEDING. 2. CONTRACTOR SHALL PROTECT ALL EXISTING ITEMS THAT ARE NOT SCHEDULED FOR REMOVAL FROM DAMAGE. CONTRACTOR SHALL BE RESPONSIBLE FOR PATCHING AND/OR REPAIRING ANY DAMAGE CAUSED TO ITEMS TO REMAIN. 3. CONTRACTOR SHALL FURNISH ALL LABOR AND MATERIALS/EQUIPMENT AS REQUIRED TO COMPLETE DEMOLITION AND REMOVAL OF ALL ITEMS AS INDICATED. 4. CONTRACTOR TO CLEAN AND PROPERLY DISPOSE OF ALL ABANDONED EQUIPMENT AND TRASH/DEBRIS LEFT FROM PREVIOUS TENANT. CONTRACTOR SHALL VERIFY ALL ITEMS FOR DISPOSAL WITH TENANT AND/OR OWNER PRIOR TO STARTING WORK. 5. CONTRACTOR SHALL IMPLEMENT CONSTRUCTION DUST / DEBRIS CONTROL MEASURES THROUGHOUT THE DURATION OF CONSTRUCTION. 6. AT COMPLETION OF DEMO WORK, THE CONSTRUCTION AREA SHALL BE LEFT IN "BROOM CLEAN" CONDITION. ALL DEBRIS AND MISC. MATERIAL SHALL BE REMOVED. 7. DEMOLITION IS NOT NECESSARILY LIMITED TO WHAT IS SHOWN ON DRAWINGS. THE INTENT IS TO INDICATE THE GENERAL SCOPE OF DEMOLITION REQUIRED TO COMPLETE THE WORK IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. 8. REMOVE TO SOURCE AND CAP ALL PIPES, VENTS, APPLIANCES AND/OR DRAINS NOT BEING RE-USED. 9. GENERAL CONSTRUCTION CONTRACTOR SHALL PROVIDE APPROPRIATE WEATHER PROTECTION OF EXISTING STRUCTURE WHEN DEMOLITION WORK CAUSES EXPOSURE OF EXISTING CONSTRUCTION TO THE ELEMENTS. LEGEND EXISTING DOOR TO REMAIN EXISTING WALL TO REMAIN EXISTING WINDOW EXISTING WALL TO BE REMOVED. EXISTING DOOR AND DOOR FRAME TO BE REMOVED. EXISTING SIDELIGHT WINDOW TO BE REMOVED. D1 D2 D4 D3 REMOVE EXISTING FLOORING TYPICAL THROUGH OUT UPPER FLOOR. PREP FLOOR AS REQUIRED TO ACCOMMODATE NEW FLOOR FINISH. REMOVE EXISTING WALL, OR PORTION OF WALL, INCLUDING BUT NOT LIMITED TO GYP. BOARD, STUDS, AND BASE TO ACCOMMODATE NEW WORK. 10. CONTRACTOR TO ENSURE THAT EXISTING UTILITIES (GAS, ELECTRIC OR PHONE, ETC.), ACCESS FOR TENANT & CUSTOMER USE, MECHANICAL VENTILATION, HEATING AND/OR COOLING SYSTEMS, PROVIDED TO ALL TENANTS IN THE EXISTING BUILDINGS WHERE WORK WILL OCCUR (AS WELL AS IN BUILDINGS WHERE WORK WILL NOT OCCUR). 11. CARE SHALL BE TAKEN BY CONTRACTOR TO MINIMIZE DISRUPTION TO THE BUSINESS THROUGHOUT DURATION OF CONSTRUCTION. CONTRACTOR SHALL COORDINATE ALL CONSTRUCTION ACTIVITIES INCLUDING BUT NOT LIMITED TO CONSTRUCTION SCHEDULE AND HOURS OF CONSTRUCTION WITH BUILDING OWNER PRIOR TO WORK. 12. CONTRACTOR SHALL PROTECT ALL EXISTING FLOOR COVERINGS TO REMAIN FROM DAMAGE. 13. CONTRACTOR SHALL LEGALLY DISPOSE OF ANY MATERIALS SCHEDULED FOR DEMOLITION. D5 REMOVE AND LEGALLY DISPOSE OF EXISTING DOOR AND DOOR FRAME TO ACCOMMODATE NEW WORK - TYP. AS SHOWN. REMOVE AND LEGALLY DISPOSE OF EXISTING WINDOW AND PORTION OF WALL BELOW AS OCCURS TO ACCOMMODATE NEW WORK - TYP. AS SHOWN. REMOVE AND LEGALLY DISPOSE OF EXISTING SINK TO ACCOMMODATE NEW WORK - TYPICAL AS SHOWN. CONTRACTOR SHALL REMOVE AND LEGALLY DISPOSE OF EXISTING CABINETRY TO ACCOMMODATE NEW WORK - TYPICAL AS SHOWN. D6 KEY NOTES 4 EXISTING TOILET TO REMAIN. PROTECT FROM DAMAGE. GENERAL NOTES DEMOLITION KEY NOTES 5 EXISTING SINK TO REMAIN. PROTECT FROM DAMAGE. 6 EXISTING SHOWER TO REMAIN. PROTECT FROM DAMAGE. 7 EXISTING STRUCTURAL COLUMN TO REMAIN. PROTECT FROM DAMAGE. CONTRACTOR SHALL REMOVE AND LEGALLY DISPOSE OF EXISTING WOOD STAIRS AND/OR WOOD DECKING TO ACCOMMODATE NEW WORK - TYPICAL AS SHOWN. D78 EXISTING HANDRAILS. PROTECT FROM DAMAGE. CONTRACTOR SHALL REMOVE OR RELOCATE EXISTING WALL MOUNTED FIRE EXTINGUISHER. D8 CONTRACTOR SHALL REMOVE AND LEGALLY DISPOSE OF EXISTING ELECTRICAL SUB-PANEL TO ACCOMMODATE NEW WORK - TYPICAL AS SHOWN. D99 EXISTING WALL MOUNTED FIRE EXTINGUISHER. PROTECT FROM DAMAGE. 10 EXISTING RECESSED ELECTRICAL PANEL. PROTECT FROM DAMAGE. 11 EXISTING SURFACE MOUNTED ELECTRICAL PANEL. CONTRACTOR SHALL REMOVE AND LEGALLY DISPOSE OF EXISTING TOILET TO ACCOMMODATE NEW WORK - TYPICAL AS SHOWN. D10 12 EXISTING URINAL TO REMAIN. PROTECT FROM DAMAGE. 13 EXISTING DRINKING FOUNTAIN TO REMAIN. PROTECT FROM DAMAGE. SCALE: 1 DEMOLITION UPPER FLOOR PLAN 1/4" = 1'-0" PLAN NORTH TRUE NORTH Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 77, Packet Page 94 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 102, Packet Page 243 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 114, Packet Page 174 FH WV

WATER METER
HB
HB
SSCO
LP
LP
12"P
12"P
12"P
12"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"P
10"Q
6"Q
6"Q
14"P
14"P
14"P
24"P
24"P
6"P
6"P
6"P
6"P
6"P
16"P
18"P
18"P
8"P
8"P
8"P
6"P
8"P
CONC.

TELECOM

VAULT MANHOLE

TELECOM

GAS METER
24"P
SIGN
ACU
ACU
ACUACU
SSCO
SSCO
ACU
P
P

MULIT-STORY CONCRETE & WOOD FRAME

BUILDING
FDC
24"P
12"P
12"P
8"T
6"T
6"T
18"P
2-PRONG
PINE, 12"-14"
18"P
16"P
16"P
ACU
ACU S 0°06'20" W 190.00'
S 24°38'31" W

44.09'
Δ=66°21'29" R=50.00' L=57.91'

81.51' S 89°00'00" E
226.31'
N 15°41'03" E
N 15°41'03" E

43.65'
L=112.60'
R=1960.00'
Δ=3°17'29"
N 74°18'57" W

55.10'
N 89°00'00" W 146.79'

FOGLINE PROPERTY LINE
LP 96 GAL. BIN 96 GAL. BIN 96 GAL. BIN 4 CUBIC YARD 96 GAL. BIN 4 CUBIC YARD CARDBOARD 13 13TYP. 13 28 16 29 20 TYP. 2029TYP. 24 19 TYP. 21 5 28 22 23 28 27 26 24 24 17 17 17 17 11
9 15 6
3 27
1 124
7 7 14 14
1 4 10
4 1
4 7 18 17
4 12 25 18'-0"
9'-0" TYP.
18'-0" 24'-0" 18'-0" 6'-0" 15'-0" 10'-0" 9'-0" TYP. 15'-0" 12 30 9'-0" TYP. 1 A2011 A202 LOWER FLOOR PLAN UPPER FLOOR PLAN
15'-9"
2'-10"
34'-4"
4'-8"
26'-11"
817 31 TYP. TYP. 31 31 TYP.
±10'-0" DECK
±30'-0" DECK
8'-0"
±22'-0" DECK
±10'-0" DECK EXISTING ROAD EASEMENT 13 13 5'-0" 13
±4'-3" TYP. TYP. TYP. 32 32 32 34 34 35 35 34 1'-2"
±12'-2" SITE PLAN A10124094-A101 SC PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 6.25.2025 24094 MONTESSORI COMMUNITY SCHOOL

ALUC SUBMITTAL PACKAGE

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 CITY OF MONTEREY APPROVAL THE KEY NOTES THAT FOLLOW APPLY TO THE DRAWING(S) ON THIS SHEET ONLY. REFER TO FOLLOWING SHEETS FOR NOTES THAT ARE APPLICABLE TO THOSE DRAWINGS. KEY NOTES GENERAL NOTES 22 EXISTING AC PAVED ROAD TO REMAIN INTACT. 1 4" WIDE PAINTED PARKING STALL STRIPING PER CITY STANDARDS. PROVIDE 4" THICK CONCRETE WALKWAY WITH SLIP RESISITANT FINISH AND PROPERLY PLACED 6"X6"/10X10 WELDED WIRE MESH OVER A MIN. 4" CLASS IV AGGREGATE BASE WORK OVER COMPACTED SUBGRADE. CONCRETE WALK TO BE A MIN. 4'-0" WIDE. PROVIDE POSITIVE SLOPE AWAY FROM BUILDING WHERE APPLICABLE. REFER TO CIVIL DRAWINGS FOR EXACT CONFIGURATION OF CONCRETE WALKWAY SECTION.2 WALKWAY CURBCUT TO ACCESSIBLE PARKING STALL. COORDINATE WITH CIVIL DRAWINGS FOR GRADES. 34 LANDSCAPED AREA. SEE LANDSCAPE DRAWINGS56 INDICATES "VAN ACCESSIBLE" STALL. INDICATES EXTENT OF 6" HIGH CURBS WHICH SHALL BE PAINTED RED WITH 4" HIGH WHITE LETTERS STATING "FIRE LANES - NO PARKING" AT 30'-0" O.C. MAX. WHEN 6" CURB(S) NOT AVAILABLE, INSTALL A "FIRE LANES - NO PARKING ANYTIME" SIGN (R28 - 12"X18"). SIGN HEIGHT SHALL BE 54" FROM TOP OF PAVEMENT/LANDSCAPE AREA TO BOTTOM OF SIGN ON A WALL, FENCE OR BUILDING 75'-0" O.C. MAX. A POLE-MOUNTED SIGN IN A PEDESTRIAN WALKWAY SHALL BE 84" FROM THE BOTTOM OF THE SIGN TO TOP OF WALKWAY. REFER ALSO TO CITY STANDARD PLAN.7 89 PROVIDE CONCRETE WHEEL STOP. PROVIDE A "ACCESSIBLE PARKING ENTRY" SIGN ("VEHICLE TOW-AWAY" SIGN) AND "NOTICE ALL ROADS ARE FIRE LANES" ENTRANCE SIGN INSTALLED TOGETHER FOR VEHICLES ENTERING INTO THE PARKING LOT AT DRIVEWAY ENTRANCE. 1011 PROVIDE 6" HIGH CONCRETE CURB TYPICAL AS SHOWN. REFER TO CIVIL DRAWINGS FOR ADDTIONAL NOTATION. 1213 INDICATES PROPERTY LINE. PROVIDE NEW AC PAVEMENT OVER AGGREGATE BASE AND COMPACTED SOIL SUBGRADE. REFER TO CIVIL DRAWINGS FOR ADDITIONAL NOTATION. 1415 PROVIDE INTERNATIONAL SYMBOL OF ACCESSIBILITY. INDICATES CONCRETE CONTROL OR EXPANSION JOINTS AT CONCRETE WALKWAY. 18 EXISTING BUILDING FOOTPRINT TO REMAIN INTACT. PROTECT FROM DAMAGE. 16 INDICATES LOCATION OF NEW 6'-0" HIGH WOOD FENCE. WHEN FENCE SEPARATES PARKING LOT, PROVIDE A 48" HIGH CONCRETE FILLED STEEL BOLLARD AT 5'-0" APART WITH WOOD FENCE ON BACKSIDE TO CONCEAL BOLLARDS. 17 1920 EXISTING LANDSCAPE AREA TO REMAIN INTACT. PROTECT FROM DAMAGE. 21 1. CONTRACTOR SHALL RECONSTRUCT ALL DAMAGED CURB, GUTTER AND SIDEWALK ALONG SITE'S WEST MARKET STREET FRONTAGE. 2. "FIRE LANE" SIGNS ARE REQUIRED TO BE INSTALLED AT EACH ENTRANCE IN LOCATIONS WHERE VEHICLE PARKING WOULD ENCROACH ON THE REQUIRED 24'-0" CLEAR WIDTH OF ROADWAY. ALL RAISED CURBS AT THESE LOCATIONS SHALL BE PAINTED RED WITH "FIRE LANE - NO PARKING ANYTIME" STENCILED 4" HIGH AT 30'-0" INTERVALS PER CITY STANDARDS. 3. APPROVED NUMBERS AND/OR LETTERS SHALL BE PLACED ON ALL BUILDINGS TO BE VISIBLE FROM THE STREET, WITH THE COLOR CONTRASTING THE BACKGROUND. ADDRESS POSTING IS REQUIRED ON BUILDING, FIRE DEPARTMENT ACCESS AND ON ALL REAR DOORS. THE PROJECT REQUIRES AN ILLUMINATED DIRECTORY AT THE MAIN ENTRANCE. INDIVIDUAL ROOM/SUITE NUMERALS TO BE A MINIMUM OF 4" HIGH. 6" HIGH x 3/4" STROKE; 9" HIGH x 1-1/4" STROKE WHEN 36'-50' FROM ACCESS; 12" HIGH x 1-1/2" STROKE WHEN OVER 50' FROM ACCESS. 4. NO TREES OR HIGH-GROWING SHRUBS SHALL BE CLOSER THAN 6'-0" FROM ANY OF THE REQUIRED ACCESS ROADWAYS AND SHALL MAINTAIN CLEAR UP TO 13'-6". INDICATES EXISTING LIGHT POLE AND CONCRETE BASE TO REMAIN. CONTRACTOR TO PROTECT FROM DAMAGE. NEW "VAN ACCESSIBLE" STALL SIGNAGE. 2324 PROPOSED TRASH ENCLOSURE. EXISTING ROAD EASEMENT PER REEL 747 PAGE 495. EXISTING PUBLIC UTILITY EASEMENT PER REEL 932 PAGE 668. NEW WOOD DECK. EXISTING CURB, GUTTER AND WALKWAYS TO REMAIN INTACT. EXISTING CONCRETE WALKWAY TO REMAIN INTACT. PROTECT FROM DAMAGE. EXISTING RAMP TO REMAIN. EXISTING SHED TO REMAIN. EXISTING TRENCH DRAIN TO REMAIN. 252627282930 INDICATES WAITING AREA. PROVIDE PAINTED MARKINGS AND DIRECTIONAL ARROWS PER CALTRANS STANDARDS. TYPICAL AS SHOWN ON PLAN. 31 ACCESSIBLE PATH OF TRAVEL AND EGRESS INDICATOR ARROWS. ARROWS SHOWN ON PLAN ARE FOR REFERENCE ONLY AND NOT FOR PHYSICAL APPLICATION. WALKWAY ALONG ACCESSIBLE PATH OF TRAVEL SHALL BE CONTINUOUSLY ACCESSIBLE, HAVE A MAX. 1/2" CHANGES IN ELEVATION, MIN. 48" WIDTH, HAVE A MAX. 1/4" PER FOOT CROSS SLOPES, AND A MAX. RUNNING SLOPE NOT TO EXCEED 5% (1:20). ACCESSIBLE PATH OCCURS BETWEEN ACCESSIBLE STALL AND MAIN BUILDING ENTRY ONLY PER 11B-206.2.1 EXCEPTION #2 AS THERE IS NO SIDEWALK AT PUBLIC RIGHT-OF-WAY. ~ A103
3 A102
6 A102
9 A102 32 INDICATES NEW 36" WIDE, 6'-0" HIGH EGRESS METAL GATE. 33 NEW MASONRY LANDSCAPE WALL 34 PROPOSED HANDRAILS AT EXTERIOR STAIRS PROPOSED GUARDRAILS AT EXTERIOR WALKWAYS WITH A GRADE DIFFERENCE OVER 30" HIGH. 35 18 A103 13 A102 19 A102 NORTH SCALE:
1 PROPOSED SITE PLAN 1" = 10'-0" Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 78, Packet Page 95 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 103, Packet Page 244 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 115, Packet Page 175 UP OPEN AREA 101 STORAGE 109 OPEN AREA 102 STORAGE 103 STORAGE 106 BREAK 107 STORAGE 108 RESTROOM 105 OFFICE 104 UTILITY 110 WATER STORAGE TANK PER PLUMBING DRAWINGS PROPOSED WATER HEATER PER PLUMBING DRAWINGS PROPOSED WATER HEATER PER PLUMBING DRAWINGS DASHED LINE INDICATES EXTERIOR WALL OF UPPER FLOOR. EXISTING LOWER FLOOR PLAN A20124094-A201 SC PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 6.25.2025 24094 MONTESSORI COMMUNITY SCHOOL

ALUC SUBMITTAL PACKAGE

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 CITY OF MONTEREY APPROVAL NO WORK TO OCCUR ON LOWER FLOOR PLAN OTHER THAN MECHANICAL / PLUMBING EQUIPMENT WITHIN EXISTING UTILITY ROOM AS SHOWN OR TO GAIN ACCESS TO FRAMING OR UTILITIES THAT OCCUR ON THE UPPER FLOOR. SCALE: 1 EXISTING LOWER FLOOR PLAN 1/4" = 1'-0" PLAN NORTH TRUE NORTH Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 79, Packet Page 96 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 104, Packet Page 245 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 116, Packet Page 176 DN
3TYP.
7TYP.
7TYP.
7TYP.
5TYP. 2TYP. 138
1TYP.82TYP. 3129
91112 17
4TYP. 3110
3TYP. 1TYP. 3129
3TYP.
4 1TYP. 111512
6 11
912311010 311010 303129
6 6 5TYP.
666 31 114'-6" 62'-6" 8'-0" 44'-0"
99'-2
1 4" 19'-2
1 4" 13'-6" 6'-0" 35'-6"
6'-0" 13'-2
1 4" 114'-6" 16'-10" 13'-4" 24'-11" 15'-5" 44'-0"
10'-2" 14'-10" 20'-1" 19'-0" 9'-4" 14'-1"
62'-1
1 2" 23'-10
1 2"
±30'-4
1 2" 6'-0" OPENING ±5'-11" ALIGN ALIGN ALIGN 1'-8" 10'-0" OPENING 1'-8" 10'-0" OPENING 1'-6"
6'-0" OPENING 3'-6" 6'-0"
9'-8" 10'-7"
32'-7" 1'-11" 2'-0"
±15'-0"
3'-9" ±4'-0" 14 16 15 17 3110 15 18 D.W.
911121518 D.W. D.W. D.W. 18 11
9121518 D.W. 11121518 111215 11
9121518 D.W. 19 19 20 30 31 10 22 22 22
6'-0"
±23'-6"22
1'-0" 1'-0" ±9'-0"
3'-0"
2 A501
1 A501
4 4
4 1 203A 202A 210B 209A203B 210A 211A 209A 210A 211E 211D 211C 211B 210B 211A 202A 202B (E) 3080
(E) 3080
(E) 3080
(E) 3080
(E) 3080
(E) 3080
(E) 3080
(E) 3080
(E) 3080
(E) 3080
(E) 3080 DAYCARE CLASSROOM 202 DAYCARE CLASSROOM 202 LOBBY 201 WOMEN 207 MEN 206 BREAK ROOM 205 DAYCARE CLASSROOM 203 DAYCARE CLASSROOM 209 DAYCARE CLASSROOM 210 DAYCARE CLASSROOM 211 HALLWAY 208 DAYCARE CLASSROOM 203 DAYCARE CLASSROOM 203 RESTROOM 204 (E) 2680 14 A500 6 D A500 7 D A500 1 D A500 10
D A500 11
D A500 5 B A500 9 B A500 15
B A500 14
D A500 12A
B A500 13B
C A500 2 A500
B
8A A500 4 B A500 3 B 2425 24 23 TYP. 23 TYP. 26 ALIGN
1 A401
2 A401
1 A402
2 A402 209B 203A 210C 211F 202C 27 SIM. 27 SIM. 27 27 SIM. 27 SIM. 27 SIM. 27 SIM. SIM. 10 20 20 20 20 20 2020 209B 203C 211B 28 88 7'-0" +36" WALL HEIGHT +36" WALL HEIGHT +36" WALL HEIGHT 22 +36" WALL HEIGHT +42" WALL HEIGHT ±2'-6" 21 21 7TYP.
8 2
5 8
5 8
7TYP. 7TYP.
5 8
5 2
5 7
7 7
5 2 2
2 1
2 2
8 3232
B
B
B
AA
A
A
A
A
A
A
A
A
B
B
A 33 3434 34 34 ALIGN 34 343434 35 35 35 35 35 36
±11'-2"
±15'-2"
±15'-2"
±6'-11"
±6'-0"
±4'-0"
±14'-2" ±13'-2" ±6'-8" ±6'-8"
±4'-0" ±4'-0"
±9'-1"
±4'-0"
±4'-0" PROPOSED UPPER FLOOR PLAN A20224094-A202 SC PRINT DATE: DRAWN BY: JOB NO. 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM A.P.N. NO.: SHEET NAME: SHEET NO.: FILE NAME.: SET ISSUED: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: 6.25.2025 24094 MONTESSORI COMMUNITY SCHOOL

ALUC SUBMITTAL PACKAGE

MONTESSORI COMMUNITY SCHOOL
2400 GARDEN ROAD
MONTEREY, CA 93940 013-322-008-000 CITY OF MONTEREY APPROVAL THE KEY NOTES THAT FOLLOW APPLY TO THE DRAWING(S) ON THIS SHEET ONLY. REFER TO FOLLOWING SHEETS FOR NOTES THAT ARE APPLICABLE TO THOSE DRAWINGS. 1 EXISTING WALL, OR PORTION OF WALL, TO REMAIN. 2 3 EXISTING WINDOW TO REMAIN. CONTRACTOR TO PROTECT FROM DAMAGE. 4 EXISTING DOOR TO REMAIN. CONTRACTOR TO PROTECT FROM DAMAGE. LEGEND NEW DOOR EXISTING DOOR TO REMAIN INTACT EXISTING NON-RATED WALL TO REMAIN INTACT EXISTING WINDOW NEW NON-RATED, NON-LOAD BEARING WALL NEW WALL, OR INFILL PORTION OF WALL. NEW WINDOW567 NEW DOOR. MATCH WITH EXISTING DOOR. NEW WINDOW. MATCH NEW WITH EXISTING WINDOW. NEW FLOORING OVER RADIANT FLOOR THROUGHOUT ALL CLASSROOMS AS SHOWN. REFER TO PLUMBING DRAWINGS FOR RADIANT FLOOR INFORMATION. INDICATES NEW CHILDREN'S HEIGHT COUNTER MOUNTED SINK. SEE PLUMBING DRAWINGS FOR ADDITIONAL REQUIREMENTS. 98 INFILL EXISTING OPENING. CONTRACTOR TO MATCH WITH ADJACENT EXTERIOR AND INTERIOR FINISHES. KEY NOTES SOLID SURFACE COUNTERTOP WITH INTEGRAL 4" BACKSPLASH AND RETURN OVER BASE CABINET. BASE CABINET SHALL HAVE (1) ADJUSTABLE SHELF, ALL INTERIOR EDGES AND SURFACES SHALL HAVE "MELAMINE" FINISH, WITH PLASTIC LAMINATE FACED FULL FLUSH OVERLAY DOORS/ DRAWERS WITH HARDWARE TO BE APPROVED BY OWNER. CABINET SUPPLIER SHALL FIELD VERIFY ALL DIMENSIONS. 101112 PLASTIC LAMINATE FACED FLUSH OVERLAY UPPER CABINET WITH MIN. (2) ADJUSTABLE SHELVES. ALL EXTERIOR OR EXPOSED SURFACES SHALL BE PLASTIC LAMINATE AS NOTED IN FINISH LEGEND. REFER TO FINISH PLANS FOR FINISH LEGEND. ALL INTERIOR EDGES AND SURFACES SHALL HAVE "WHITE MELAMINE" FINISH. CABINETS SHALL BE SECURELY ANCHORED AND SCRIBED TO ADJACENT SURFACE - PROVIDE ALL REQUIRED BLOCKING. CABINET HARDWARE SHALL HAVE FULLY EXTENDED DRAWER GLIDES, FULLY CONCEALED HINGES, FULLY RECESSED STANDARDS FOR ALL ADJUSTABLE SHELVES, AND CABINET PULLS. CABINET SUPPLIER SHALL FIELD VERIFY ALL DIMENSIONS. PROVIDE NEW CHILDREN'S HEIGHT TOILET. 13 EXISTING DRINKING FOUNTAIN. CONTRACTOR TO PROTECT FROM DAMAGE. 14 EXISTING WALL MOUNTED FIRE EXTINGUISHER TYPE 2A-10BC TO MEET NFPA 10 MIN. STANDARD. ONE FIRE EXTINGUISHER PER 3,000 S.F. OR FRACTION THEREOF. MAX TRAVEL DISTANCE FROM ANY SPOT WITHIN THE BUILDING TO EXTINGUISHER SHALL NOT EXCEED 75 FEET. 15 EXISTING RECESSED ELECTRICAL PANEL TO REMAIN INDICATES NEW ACCESSIBLE HEIGHT COUNTER MOUNTED SINK. SEE PLUMBING DRAWINGS FOR ADDITIONAL REQUIREMENTS. 16 PROVIDE NEW ELECTRIC RANGE & RANGE HOOD: REFER TO EQUIPMENT/ APPLIANCE SCHEDULE BELOW. 17 PROVIDE NEW DISHWASHER: REFER TO EQUIPMENT/ APPLIANCE SCHEDULE BELOW. 18 STACKED CLOTHES WASHER/DRYER: REFER TO EQUIPMENT/ APPLIANCE SCHEDULE. 1920 REFRIGERATOR: REFER TO EQUIPMENT/ APPLIANCE SCHEDULE BELOW. 21 EXISTING TOILET TO REMAIN. CONTRACTOR TO PROTECT FROM DAMAGE. 22 NEW PARTIAL HEIGHT WALL, REFER TO PLAN FOR HEIGHT. 23 EXISTING SKYLIGHT ABOVE TO REMAIN. 24 EXISTING 42" HIGH MIN. LOW WALL TO REMAIN. 25 EXISTING STAIRWAY HANDRAILS, TREADS AND RISERS TO REMAIN. EXISTING SURFACE MOUNTED ELECTRICAL PANEL. FURR OUT WALL AT PANEL TO PROVIDE FLUSH ELECTRICAL PANEL. 26 RADIANT FLOOR SLOPE TRANSITION AT DOOR. 27 14 A801 EXISTING WOOD POST TO REMAIN 28 EQUIPMENT/ APPLIANCE SCHEDULE TYPE DESCRIPTION BASIS OF DESIGN; MANUF. MODEL NOTES A REFRIGERATOR: 18cf, TOP FREEZER WITH OPTIONAL ICEMAKER. ENERGY STAR. GE GTE 18ETHWW SPECIFIC MODEL TO BE PROVIDED BY OWNER B 30" WIDE FREE STANDING ELECTRIC 4-BURNER RANGE; STANDARD CLEAN, NOT SELF-CLEANING; WITH FRONT CONTROLS GE JBS45DFWW SPECIFIC MODEL TO BE PROVIDED BY OWNER C RANGE HOOD: 30" WIDE VENTED TO EXTERIOR. INSTALL CONTROLLERS ON FACE OF LOWER CABINETS ADJACENT TO RANGE GE JV338HWW SPECIFIC MODEL TO BE PROVIDED BY OWNER D STACKED WASHER: GE Profile 5.3 cu. ft. Capacity Smart Front Load Washer. ENERGY STAR. GE Model #: PFW870SSVWW SPECIFIC MODEL TO BE PROVIDED BY OWNER E STACKED DRYER: GE Profile 7.8 cu. ft. Capacity Smart Front Load Electric Dryer. ENERGY STAR. GE Model #: PFD87ESSVWW SPECIFIC MODEL TO BE PROVIDED BY OWNER F ACCESSIBLE DISHWASHER: GE ADA COMPLIANT DISHWASHER GE Model #: GDT225SSLSS SPECIFIC MODEL TO BE PROVIDED BY OWNER 29 PROVIDE NEW CHILDREN'S HEIGHT ACCESSIBLE COMPLIANT TOILET. 18 A502 30 INDICATES NEW ACCESSIBLE HEIGHT WALL MOUNTED SINK. SEE PLUMBING DRAWINGS FOR ADDITIONAL REQUIREMENTS. 16 A502 18 A801 31 INDICATES NEW CHILDREN'S ACCESSIBLE HEIGHT WALL MOUNTED SINK. SEE PLUMBING DRAWINGS FOR ADDITIONAL REQUIREMENTS. 20 A801 8 A8028 A802 32 PROPOSED WALL MOUNTED FIRE EXTINGUISHER TYPE 2A-10BC TO MEET NFPA 10 MIN. STANDARD. ONE FIRE EXTINGUISHER PER 3,000 S.F. OR FRACTION THEREOF. MAX TRAVEL DISTANCE FROM ANY SPOT WITHIN THE BUILDING TO EXTINGUISHER SHALL NOT EXCEED 75 FEET. MOUNT EXTINGUISHER AT ACCESSIBLE HEIGHT. 14 A802 SYMBOL TYPE DESCRIPTION

A WALL SCHEDULE
A WALL TYPE SYMBOL: THE SYMBOL ILLUSTRATED BELOW REPRESENTS THE TYPE OF EACH WALL INDICATED BY THE SYMBOL ON THE DRAWINGS. DETAILS OF EACH WALL TYPE ARE REFERENCED BY THE "WALL TYPE LETTER" INDICATED FIRST WITHIN EACH SYMBOL. REFER TO METAL STUD SPAN TABLE & NOTES AND DETAILS FOR STUD GAGE SHOWN ON A803. WALL INDICATED ON PLANS WALL TYPE LETTER WALL TYPE 'A' - FULL HT. WALL - NON RATED. EXTEND FRAMING FROM FLOOR TO UNDERSIDE OF EXISTING FLOOR JOISTS. REFER TO DETAIL 20-A803 WALL TYPE 'B' - FULL HT. WALL - NON RATED. EXTEND FRAMING FROM FLOOR TO UNDERSIDE OF EXISTING FLOOR JOISTS. REFER TO DETAIL 20-A803 3 58" x 20 GA. METAL STUDS @ 16" O.C. (20'-0" MAX SPAN HEIGHT) 6" x 20 GA. METAL STUDS @ 16" O.C. (20'-0" MAX SPAN HEIGHT) B 33 PROPOSED ELECTRICAL PANEL, REFER TO ELECTRICAL DRAWINGS. ELECTRICAL PANEL LOCATION SHALL NOT INTERFERE WITH REQUIRED GRAB BAR BLOCKING WITHIN WALL. 34 WALL TYPE MINIMUM STUD THICKNESS AND GAUGE SHOWN BELOW ON WALL SCHEDULE. CONTRACTOR SHALL ADJUST THE STUD WIDTH OR SHIM AS REQUIRED TO PLAIN OUT THE EXISTING AND PROPOSED FINISHES 35 RADIANT FLOOR MANIFOLD, REFER TO MECHANICAL DRAWINGS. MANIFOLDS SHALL BE COMPLETELY CONCEALED WITHIN WALL FRAMING. 36 PROPOSED 5" x 5" INTERNATIONAL SYMBOL OF ACCESSIBILITY DECAL AT PRIMARY ENTRANCE. 8 A102 9 A801 SCALE:
1 UPPER FLOOR PLAN 1/4" = 1'-0" PLAN NORTH TRUE NORTH Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 80, Packet Page 97 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 105, Packet Page 246 Attachment 3 Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 117, Packet Page 177

MEMORANDUM
TO: Monterey County ALUC Staff
FROM: Chris Schmidt, Senior Associate Planner, City of Monterey DATE: June 26, 2025
SUBJECT: 2400 Garden Road Montessori Day Care Project
The applicant proposes to convert an existing commercial office building into a day care facility, construct a new waste enclosure, and reconstruct portions of the parking lot and landscaped areas at 2400 Garden Road. The project site is located within Zone 7 of the Airport Influence Area (AIA), as designated in the Monterey Regional Airport (MRY) Airport Land Use Compatibility Plan (ALUCP). While the proposed use is not listed as a prohibited use in the ALUCP’s Safety Criteria Matrix, the matrix notes that uses involving vulnerable occupants, including children, the elderly, and individuals with disabilities, are strongly discouraged. Figures 1 and 2 below illustrate the project site's location relative to the designated Airport Safety Zones.

Figure 1. Monterey Regional Airport Safety Zones (MRY ALUCP Exhibit 4C) Attachment C
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 81, Packet Page 98 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 106, Packet Page 247 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 118, Packet Page 178 Figure 2. Monterey Regional Airport Safety Zones (MRY ALUCP Exhibit 4C (continued)) The MRY ALUCP describes the AIA Zone 7 as follows:

Zone 7 ‐ Airport Influence Area (AIA). The AIA zone includes all other portions of regular aircraft traffic patterns based upon the 14 CFR Part 77 conical surface from the 2014 MRY airport layout plan and sections of the AIA from the 1987 Comprehensive Land Use Plan south and east of the airport. The aircraft accident risk level is considered to be low within the AIA.

The ALUCP includes Table 4B, which outlines development restrictions for land uses that pose particular hazards to the public or to vulnerable populations in the event of an aircraft accident.

It also establishes intensity criteria for each Monterey Regional Airport (MRY) compatibility zone. An excerpt of Table 4B, including the criteria for Zone 7 and all associated table notes, is provided below.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 82, Packet Page 99 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 107, Packet Page 248 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 119, Packet Page 179 a
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 83, Packet Page 100 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 108, Packet Page 249 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 120, Packet Page 180 The project site is approximately 0.75 acres in size. The Airport Land Use Compatibility Plan (ALUCP) establishes a maximum occupancy density of 300 persons per acre for Zone 7.

According to the applicant, the proposed day care facility would have a maximum on-site occupancy of 120 persons (104 students and 16 staff), resulting in a density of approximately 160 persons per acre. As such, the proposed use complies with the applicable density requirement. Additionally, the project site includes 11,069 square feet of open space, exceeding the 10% open space requirement.

The ALUCP discusses airport noise and compatibility with surrounding land use. To ensure noise compatibility near airports, development of noise-sensitive land uses is limited based on defined noise exposure levels. Proposed land uses within airport noise contours are evaluated using the criteria in Table 4A, which identify maximum acceptable CNEL (Community Noise Equivalent Level) values.
• Compatible uses may proceed without special noise mitigation. • Conditionally compatible uses are allowed if specific conditions in Table 4A are met. • Not compatible uses are considered inappropriate due to excessive noise exposure.

These criteria guide the determination of whether proposed land uses are appropriate based on their location within airport noise contour zones. Figures 3 and 4 below identify the project site in relation to the existing and 20-year forecast noise contours. An excerpt of Table 4A has been included below to support the analysis of the proposed use in the context of its noise exposure.

Figure 3. Existing Noise Contours (MRY ALUCP Exhibit 2D) Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 84, Packet Page 101 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 109, Packet Page 250 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 121, Packet Page 181 Figure 3. Long Range Noise Exposure Contours (MRY ALUCP Exhibit 2E) Table 4A identifies “Educational facilities (including daycare centers with more than 14 children, K–12 schools, adult schools, colleges, and universities)” as incompatible land uses within the 65–69, 70–74, and 75+ CNEL noise contour ranges. However, as shown in Figures 3 and 4 above, the project site is located outside of these noise contour ranges.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 85, Packet Page 102 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 110, Packet Page 251 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 122, Packet Page 182 The proposed day care is not a prohibited use (hazard to flight or outdoor stadium or similar high intensity use). The City has concluded the project is consistent with allowed uses.

The Plan requires:
• Airspace review required for objects >100 feet tall
• New structures are prohibited on existing terrain that penetrates 14 CFR part 77 surfaces
• New structures require additional airspace analysis within the 50-foot terrain penetration buffer
• Proposed uses involving vulnerable occupants within 6,000 feet from the side of the runway shall require ALUC review. In addition to the prohibited uses listed with Table 4B, any use involving vulnerable occupants in the area described above is strongly discouraged.

The proposed project involves conversion of an existing building, and does not include development of structures greater than 100’ in height. The existing terrain does not appear to penetrate the 14 CFR part 77 surface or encroach into the 50 foot terrain penetration buffer pending confirmation from the County of Monterey.

Although AIA Zone 7 policies strongly discourage the siting of land uses involving vulnerable populations, such as child care centers, it is important to note that Zone 7 encompasses a substantial portion of the City of Monterey. Prohibiting these uses across the entirety of this broad area would significantly restrict uses throughout the jurisdiction. Furthermore, the Monterey Regional Airport ALUCP indicates that aircraft accident risk in Zone 7 is low.

In summary, the City of Monterey planning staff recommends the project be found consistent with the Airport Land Use Compatibility Plan.

Sincerely,
Chris Schmidt
Senior Associate Planner
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 86, Packet Page 103 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 111, Packet Page 252 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 123, Packet Page 183

BOARD OF DIRECTORS
Carl Miller, Chair
John Gaglioti
Jonathan Ahmadi
Danial Pick
Mary Ann Leffel

EXECUTIVE STAFF
Chris Morello
Interim Executive Director
Scott Huber
District Counsel
July 18, 2025
TO: Airport Land Use Commission
Monterey Regional Airport was involved in the preparation of the 2019 Monterey Regional Airport Land Use Compatibility Plan (ALUCP) and appreciates the Airport Land Use Commission’s efforts to use the ALUCP to protect and promote the safety and welfare of residents, businesses, and airport users near the Airport, while supporting the continued operation of MRY.

Sincerely,
Monterey Regional Airport
Chris Morello
Interim Executive Director

ATTACHMENT
Attachment D
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 87, Packet Page 104 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 112, Packet Page 253 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 124, Packet Page 184 0 6,800
Feet
¯
Source:ESRI Basemap Imagery
1"=7,000'
Legend
Municipal BoundaryAirport Property LineUrban Area1
Safety Zones
Runway ProtectionInner Approach/DepartureInner TurningOuter Approach/DepartureSidelineAirport PropertyAirport Influence Area City of
Del Rey Oaks
Pacific Ocean
Monterey County
City of Seaside
City of Monterey
City of
Sand City
City of
Pacific Grove
City of
Pacific Grove
City of
Sand City
City of
Seaside
Pacific Ocean
Inset
1Urban Areas are based on "mixed used
use areas" identified in the City of Monterey General Plan dated August 2013.

Exhibit 4C

MONTEREY REGIONAL AIRPORT SAFETY ZONES
Airport Land Use Compatibility Plan
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 88, Packet Page 105 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 113, Packet Page 254 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 125, Packet Page 185 28L
28R
10L
10R
28L
28R
10L
10R2 1 4
6 5
5 2 2
3 3
3 13 3
6 6 6
6 4
4 6 3 6
5 3
3 3 5
6 6
1 1 2 4
5 5 2
Legend
Municipal BoundaryRunway Protection Zone (Zone 1)Approach Protection Zone (Zone 2) Inner Turning Zone (Zone 3)Outer Approach/Departure Zone (Zone 4)Sideline Zone (Zone 5) Airport Property Zone (Zone 6)Parcels
0 1,200
Feet ¯
1,395 ft
2400 Garden Road
Exhibit 4C (conƟnued)

MONTEREY REGIONAL AIRPORT SAFETY ZONES
Airport Land Use Compatibility Plan
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 89, Packet Page 106 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 114, Packet Page 255 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 126, Packet Page 186 Before the Monterey County Airport Land Use Commission, State of California
Resolution No. 25-003
Finding the proposed conversion of an
existing 11,177 SF commercial office
building into a day care/school facility and
accompanying proposed improvements
inconsistent with the 2019 Airport Land Use
Compatibility Plan (ALUCP) for Monterey
Regional Airport.

REF250022, 2400 Garden Road, Monterey,
(APN: 013-322-008-000).

WHEREAS, on June 30, 2025, the City of Monterey (City) submitted an ALUC application (ALUC File No. REF250022) to ALUC staff requesting a consistency determination of the proposed conversion of an existing commercial office building into a day care/school facility (Montessori Community School) located at 2400 Garden Road, Monterey; and
WHEREAS, the ALUC is responsible for the review of local land use regulations affecting land uses within the Airport Influence Area for Monterey Regional Airport, as identified in the Monterey Regional Airport Land Use Compatibility Plan (ALUCP), incorporated herein by reference, for consistency with the ALUCP; and WHEREAS, as proposed project includes the demolition and reconstruction of approximately 8,136 square feet of the interior portions of upper floor area of the existing office building to accommodate new classroom spaces and support areas, and other site improvements including construction of a new waste enclosure, reconfiguration of the parking lot to meet current standards and provide the required number of parking spaces, and modifications to existing landscaped areas. The existing building would be occupied by Montessori Community School, providing daycare and educational programs for infants and children up to 6 years old. The proposed day care/school facility would have a maximum on-site occupancy of 120 persons (104 students and 16 staff); and WHEREAS, pursuant to ALUCP Exhibit 4B, Noise Compatibility Criteria and Long Range Noise Exposure Contours, the subject property is located outside of the 65-, 70-, or 75- Community Noise Equivalent Levels (CNELs), and therefore, the proposed development is a compatible use; and
WHEREAS, the project site is entirely located within the 14 Code of Federal Regulations (CFR) Part 77 horizontal surface elevation of 406 feet above mean sea level (AMSL). The proposed development does not include increasing the height of any structure beyond what is currently existing on site and therefore will not encroach on Part 77 Surfaces and is an allowed use with respect to airspace protection criteria (ALUCP Policy 4.2.3); and
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 90, Packet Page 107 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 115, Packet Page 256 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 127, Packet Page 187 WHEREAS, the project site is located within Safety Zone 7 (Airport Influence Area), as delineated in the ALUCP. Safety Zone 7 is the most permissible safety zone, allowing residential development at unrestricted densities, non-residential land uses up to a maximum intensity of 300 persons per acre, and all development types except hazards to flight, outdoor stadiums, and other very high-intensity uses.

WHEREAS, pursuant to Table 4B of the ALUCP, projects within Safety Zone 7 that involve vulnerable occupants (including children, the elderly, and persons with disabilities) within 6,000 feet from the side of a runway require ALUC review and are “strongly discouraged”. The subject property is located approximately 1,395 feet south of Monterey Regional Airport runway 10R-28L; and
WHEREAS, Exhibit D2 of the ALUCP identifies the various factors (runway length, arrival and departure accidents1, flight patterns, long-range noise contours), that were considered to create the MRY Safety Zones. Per Exhibit D2, and based on data from airports around the U.S, the subject property is located in an area that may experience multiple arrival and departure accidents; and WHEREAS, Policy 4.2.2.2 of the ALUCP states, “The safety zone land use compatibility standards in Table 4B restrict the development of land uses that could pose particular hazards to the public or to vulnerable populations in case of an aircraft accident.” The proposed use is strongly discouraged by the ALUCP due to its close proximity to MRY runway 10R-28L. In addition, the proposed use is directly adjacent to Safety Zone 5, which prohibits daycares and school facilities; and WHEREAS, as set out in California Public Utilities Code section 21670, the ALUC is created “to protect public health, safety, and welfare by ensuring the orderly expansion of airports and the adoption of land use measures that minimize the public’s exposure to excessive noise and safety hazards within areas around public airports to the extent that these areas are not already devoted to incompatible uses.” As proposed, the project would introduce vulnerable occupants into an area subject to higher aircraftrelated hazards; therefore, creating a potential public safety concern; and WHEREAS, the ALUC testified during the July 28, 2025 hearing that introduction of the proposed use is not compatible with 2019 ALUCP as it introduces a use that would be exposed to aircraft related noise and potential accidents, and traffic associated with operation of MRY. Accordingly, the ALUC finds that establishment, maintenance, and operation of the project will the circumstances of this particular case be detrimental to the health, safety, comfort, and general welfare of persons occupied by the project site, and be potentially detrimental or injurious to the project’s occupants; and WHEREAS, on July 21, 2025, the California Department of Transportation, Division of Aeronautics, verbally informed ALUC staff of it’s general discouragement to introduce vulnerable occupants within 6,000 feet of the side of a runway.

WHEREAS, the Monterey Regional Airport District commented on the project, and verbally testified at the July 28, 2025 hearing, stating, “Due to the potential presence 1 Nominalized from other airports across the United States. Accident Data from California Airport Land Use Planning Handbook, 2011.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 91, Packet Page 108 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 116, Packet Page 257 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 128, Packet Page 188 of vulnerable occupants within the vicinity of the airport, Monterey Regional Airport does not support the proposed use of 2400 Garden Road as a Day Care Center” (letter dated July 18, 2025); and
WHEREAS, on July 28, 2025, the ALUC conducted a duly noticed public meeting to consider the proposed project located at 2400 Garden Road, Monterey (APN:
013-322-008-000); and
NOW, THEREFORE, BE IT RESOLVED, the Monterey County Airport Land Use Commission does hereby find that the conversion of an existing 11,177 SF commercial office building into a day care/school facility and accompanying proposed improvements are inconsistent with the 2019 ALUCP for Monterey Regional Airport.

PASSED AND ADOPTED on this 28th day of July 2025, upon motion of Commissioner Leffel and seconded by Commissioner Cleveland, by the following vote, to-wit:

AYES: Commissioners Leffel, Carbone, Cleveland, Scherer, Kerr, and Donaldson NOES:

ABSENT: Commissioner Cohan
ABSTAIN:

ATTEST
Craig Spencer, Secretary to the ALUC
By: ___________________________________________
Fionna Jensen, Designee of Secretary to the ALUC
July 28, 2025
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 92, Packet Page 109 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 117, Packet Page 258 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 129, Packet Page 189 • Outlook
Support to the community Montessori School
From Krisel Swartz
Date Sat 8/9/2025 11:13 AM
To Oncall Planning <[email protected]>
Cc alexhswartz
You don't often get email fron
To whom it may concern,
I hope this message finds you well. I am reaching out to express my strong support for the initiative to open a Montessori school in our community of Monterey, California.

Having a Montessori school in our area would provide invaluable educational opportunities for our children, fostering their independence, creativity, and critical thinking skills. The Montessori approach not only nurtures academic growth but also emphasizes social and emotional development, which is essential for our children's overall well-being.

I believe that this school will meet the growing demand for quality childcare and education in our community. It would serve as a vital resource for families seeking an engaging and supportive learning environment.

I encourage everyone to come together and support this initiative. Whether through attending meetings, sharing our experiences, or advocating for the school's establishment, every effort counts.

Thank you for considering my support for this important cause. Together, we can make a difference for our children and our community.

Best regards,
Krisel Swartz and Alex Swartz
Monterey
CA, 93940
[NOTICE: This message originated outside of the City of Monterey mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 93, Packet Page 110 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 118, Packet Page 259 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 130, Packet Page 190 � Outlook
Montessori Community - Letter of Support
From Devan Denton
Date Mon 8/11/2025 1 :32 PM
To Oncall Planning <[email protected]>
[You don't often get email from
https://aka.ms/LearnAboutSenderldentification ]
Hello Monterey Planning Department,
Learn why this is important at
My wife and I, Kimberly & Devan Denton, wanted to reach out and give our full hearted support of Montessori Community School. My daughter Dylan (now 5) attended several years at MCS in Scott's valley. We moved in during the middle of the school year and had limited options. We were very lucky and ended up sending Dylan to MCS. We could not have been happier with the school itself, the curriculum, and the staff. By the end of our tenure we had developed a deep level of trust and confidence in both their staff and program. Dylan has recently started kindergarten at a public school and it is clear that she has been fully prepared for the challenging transition. While other students struggle to get started with their day, Dylan confidently walks into class and starts work. She is generous, focused, and kind. These attributes, while somewhat innate, have certainly been kindled and strengthened by her time at MCS. I personally hope you will give MCS the opportunity to support and guide the children of your community.

If you have any questions, or want to follow-up in person, don't hesitate to get in touch.

Sincerely,
Devan & Kimberly Denton
[NOTICE: This message originated outside of the City of Monterey mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 94, Packet Page 111 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 119, Packet Page 260 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 131, Packet Page 191 • Outlook
Montessori School is needed!
From Dave. A Pond
Date Mon 8/11/2025 8:07 AM
To Oncall Planning <[email protected]>
Y n' f n g mail fr
Dear Mayor, Planning Comn1ittee and Members of the City Council, My narne is David Pond, owner of Carmel Custorn Homes and a proud mernber of the Monterey county conununity. I'm writing to advocate for the establishment of a new Iv1ontessori school in our city-something I believe Monterey both needs and deserves.

Families here face limited access to Montessori education, often having to travel outside the city for this proven, child-centered approach. With Monterey's population near 30,000 and MPUSD serving over 9,000 students, the demand for high-quality, diverse educational options is clear. Montessori programs have a strong track record of fostering independence, creativity, and academic exce11ence while supporting social responsibility-values that align perfectly with our community.

By creating a local Montessori option, we could:
• Address docurnented shortages in early education and child care • Support working families and retain young residents
• Partner with local educators and organizations to ensure equitable access • Strengthen Monterey's appeal as a vibrant, forward-thinking community I urge the city council to approve the proposal at 2400 Garden Rd., as it will create valuable partner with educators, attract new families, strengthen our community.

Wjth your support we can tum this opportunity into a lasting benefit for Monterey and help Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 95, Packet Page 112 make this vision a reality.

Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 120, Packet Page 261 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 132, Packet Page 192 Thank you for your time and your dedication to the future of Monterey! Thank you,
Dave Pond
Carmel Custom Homes
[NOTICE: This message originated outside of the City of Monterey mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 96, Packet Page 113 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 121, Packet Page 262 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 133, Packet Page 193 8/12/25, 11 :54 AM Mail - Erica Barrera - Outlook
� Outlook
FW: Montessori Community School 2400 Garden Road
From Levi Hill <[email protected]>
Date Tue 8/12/2025 11 :53 AM
To Erica Barrera <[email protected]>
Levi Hill, AICP
Planning Manager I City of Monterey
570 Pacific Street I Monterey, CA 93940
831-646-3885 (main) I 831-646-3437
From: Henry Ruhnke
Sent: Monday, August 11, 2025 1:16 PM
To: Kimberly Cole <[email protected]>
Cc: Levi Hill <[email protected]>; Christopher Schmidt <[email protected]>; 'Bill Tershy' Subject: Montessori Community School 2400 Garden Road
Dear Kim,
This email formally requests a continuance for the 2400 Garden Road Montessori Community School project to the next available Monterey Planning Commission meeting.

Please schedule the session for 7:00 pm would facilitate community attendance and participation.

The continuance is needed because the staff report was received Friday afternoon. Additional time is required to discuss the project and prepare a presentation for the Planning Commission.

Thank you for your consideration,
Henry Ruhnke
Principal
Wald, Ruhnke & Dost Architects, LLP
2340 Garden Rd., Suite 100
Monterey, CA 93940
www.wrdarch.com
W. (831) 649-4642
F. (831) 649-3530
https://outlook.office365.com/mail/inbox/id/AAkALgAAAAAAHYQDEapmEc2byACqAC%2FEWg0AZGQoSW4nuEeoqNfi0M%2FrMAADjZNBqAAA 1/2 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 97, Packet Page 114 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 122, Packet Page 263 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 134, Packet Page 194 • Outlook
A note regarding Montessori Community School
From Sarah Silva
Date Mon 8/11/202S 1 :32 PM
To Oncall Planning <[email protected]>
You don't often get email from a rn wh �
I'm shocked to hear that the planning department wants to deny Montessori Community School from opening a new location in Monterey. There is a childcare shortage. I had to wait a year to get off the waitlist for my infant son and every daycare I spoke with had a similar waitlist. I told daycares that I was pregnant before I told most of my friends and family because the waitlists were so bad.

Besides the fact that there is a shortage and more childcare is needed, MCS is especially wonderful and valuable to the community. My son is now 2 years old and has been attending MCS in Scotts Valley since he was 5 months old. The infant class was so supportive, caring, accommodating, and welcoming. I could focus on my work because I knew I could trust them to care for my tiny little baby.

And in the toddler class, my son is thriving. At 2 years old he makes bread, sets the table, cleans the windows, waters plants, cuts with scissors, and rides bikes (in addition to the more expected toddler activities like stacking blocks and playing with stickers). He loves school, and they have really helped him grow in so many areas. I'm always telling others about how great this school is. And other people notice too -- moms at playgrounds ask if he goes to daycare because he shares so well, and friends ask how my house is so clean with a toddler around (he cleans up!).

It would really be a disservice to Monterey to deny the community access to this extraordinary school.

Sarah Silva
[NOTICE: This message originated outside of the City of Monterey mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 98, Packet Page 115 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 123, Packet Page 264 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 135, Packet Page 195 • Outlook
Reaching out in Support of Montessori Community School
From Grace Teram
Date Tue 8/12/2025 11 :48 AM
To Oncall Planning <[email protected]>
You don't often get email fro
Dear Planning Commission,
arn wh this is imP.ortant
My name is Gracie, and I am reaching out in support of Montessori Community School. I am an employee of Medialocate Inc in Pacific Grove, and a parent of three. Over the past few years, I have struggled to continue as a working mother while having virtually no options of care for my children.

Nearly all my friends in the area have struggled with the same challenge, many of whom have dropped out of their careers because there isn't an option for quality care.

Monterey is a growing area with many new families; it is essential that quality education is offered for early childhood education so parents can be at peace leaving their little ones. Can you imagine leaving an infant in the hands of just anyone? Our babies cant advocate for themselves or even share their experience at school. We need options in the Monterey area where parents can be at ease dropping off their children, and I feel strongly that Montessori Community School will provide that.

Two of my three children are on the waiting list for the new Monterey site, and I have been anxiously waiting for their opening. I am going to be extremely disappointed in our planning department and City Council if this project does not go through.

Thank you for taking the time to read this.

Warm Regards,
Gracie Teramo
DISCLAIMER: : This message is intended exclusively for its addressee and may contain information that is CONFIDENTIAL and protected by professional privilege. If you are not the intended recipient you are hereby notified that any dissemination, copy or disclosure of this communication is strictly prohibited by law. If this message has been received in error, please notify the Media locate sender immediately.
[NOTICE: This message originated outside of the City of Monterey mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 99, Packet Page 116 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 124, Packet Page 265 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 136, Packet Page 196 Eli Outlook
Strong Support for Opening Montessori Community School in Monterey From Sunny ZHANG
Date Wed 8/13/2025 11:03 AM
To Oneal Planning <[email protected]>
Cc
I 1 attachment (128 KB)
WechatlMG 1 Ojpg;
You don't often get email fro
Dear Planning Department,
. Learn why this is important
I am writing to express my wholehearted support for the approval and opening of Montessori Community School in Monterey. I am a future teacher at the school, and I deeply believe this project will be an invaluable gift not only to the local community, but also to the broader society.

Montessori education is rooted in respect for the child, fostering independence, curiosity, collaboration, and a lifelong love of lea ming. It does more than teach academics - it builds a village where children grow into thoughtful, responsible, and compassionate citizens. By establishing this school in Monterey, we would be nurturing future leaders for our city, our country, and beyond.

As an Asian Montessori teacher, I am also excited about how this project will bring greater diversity to Monterey, both in the teaching community and in the student body. A new school will create more local job opportunities and foster cultural richness - qualities that strengthen the fabric of any city.

I have friends who are Monterey residents and instructors at the Defense Language Institute Foreign Language Center. They have shared with me that several of their colleagues are already eagerly waiting for the school to open so they can enroll their children.

This means supporting this school is not just a local investment, but also a service to families who contribute to our national security and International diplomacy.

Monterey, with its beautiful natural surroundings, is a perfect place to apply the Montessori pedagogy. Nature is an essential part of Montessori learning - it inspires creativity, observation, and peace in both children and teachers.

I would also like to share a personal story from my current campus In San Rafael, Marin County. Recently, we received a heartfelt letter from a local resident, Jon Gardner, who lived across from our school building nearly 50 years ago when it was still a funeral home. He recalled how, as a child, he and his friends used to play in the ivy-covered lot where our playground now stands - much to the dismay of the funeral home staff. Seeing the space now filled with children's laughter brings him joy, and he ended his note by saying, "In the end, the noisy kids won the day." This story beautifully captures the lasting, positive impact that a school can have on a community's spirit I attached this lovely letter in this email.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 100, Packet Page 117 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 125, Packet Page 266 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 137, Packet Page 197 Montessori Community School in Monterey will be one of those rare projects that benefits everyone - children, families, the local economy, and even future generations. We all hope kids will win the world and take good care of it, don't we? Thank you for your time and consideration.

Warm regards,
Sunny/Le Zhang
Future Teacher, Montessori Community School
[NOTICE: This message originated outside of the City of Monterey mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 101, Packet Page 118 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 126, Packet Page 267 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 138, Packet Page 198 Dear People at Guidepost Montessori.
f just wanted to drop you a note.

As a child almost 50 years ago I lived across the street.

The building you are now in was a funeral home back
then. Russel and Gooch I think it was called. They had a huge ivy covered area where your playground now ,s. M'J young tr;ends and I would come over and p\ay noisi\'J \n the ivy from time to time.

The people who ran the funeral home would come out
and yell at us and run us off. It was a funeral home after all.

Whenever I drive by and see a playground where the ivy
was I laugh. In the end, the noisy kids won the day.
- Jon Gardner
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 102, Packet Page 119 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 127, Packet Page 268 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 139, Packet Page 199 • Outlook
In Support of Montessori Community School Use Permit
From Adam Aranyos
Date Thu 8/14/2025 3:21 PM
To Oncall Planning <[email protected]>
Cc Madelynn Tershy
You don't often get email fro Learn wh this is imP.ortant Dear City of Monterey Planning Department,
As a parent of two young children, I can speak firsthand to the severe shortage of quality childcare options in our community. The Montessori Community School is an important resource for families, and approving its use permit would help address a critical need.

Our area already has very few choices for high-quality early education, and the ongoing development of multi-bedroom residential apartments along Garden Road will only increase the demand. Without proactive measures to expand childcare capacity, many working families will struggle to find safe, nurturing, and educational environments for their children.

Approving the school use permit for the Montessori Community School is an investment in the wellbeing of our children and the stability of our community. I strongly urge you to support this permit so that we can better meet the needs of both current and future families in Monterey.

Thank you for your consideration.

Best regards,
Adam
Adam Aranyos
[NOTICE: This message originated outside of the City of Monterey mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 103, Packet Page 120 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 128, Packet Page 269 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 140, Packet Page 200 I'll Outlook
Public Comment re: Application of Montessori Community School From Brendan Radke
Date Fri 8/15/2025 1 :07 PM
To Oncall Planning <[email protected]>
@J 1 attachment (113 KB)
B. Radke Public Comment (Montessori Comm'ty School).pdf; You don't often get email fro-Learn why this is im�
Good afternoon,
I'm writing to submit the attached letter as a public comment to the application of the Montessori Community School pending before the Planning Committee of the City of Monterey. Thank you for your consideration of the attached.

Please let me know if there is a different preferred method of submission.

Thanks,
Brendan E. Radke
[NOTICE: This message originated outside of the City of Monterey mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 104, Packet Page 121 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 129, Packet Page 270 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 141, Packet Page 201 Brendan E. Radke
August 15, 2025
Planning Committee
City Council
City of Monterey
[email protected]
RE: Public Comment: Montessori Community School
To Whom It May Concern:

I respectfully submit this letter as a public comment in support of the pending application of the Montessori Community School (“MCS”).

My family has been part of the MCS community in Scotts Valley for the past five years, with our younger daughter currently enrolled and our older daughter having aged into the public school last year. When in 2020 the pandemic forced my family out of San Francisco due to lack of childcare options, we faced an uncertain situation and struggled to find the right fit for our daughter in a new environment. Ultimately, we were very fortunate to find a home in Scotts Valley, but childcare challenges continued until we found MCS and secured a place for her there.

MCS has provided a welcoming and safe learning environment for our children, one that honors the principles of a Montessori education. From their first day, my daughters’ experience at the school has been overwhelmingly positive. They love their teachers and classmates, and their lessons have been engaging and have had a lasting impact on their development. When last year our eldest daughter graduated from the school and into the larger public school setting, we found that her time at MCS had prepared her well for the new environment.

As parents of children at MCS, we have found the teachers and school leadership to be diligent, responsive, and attentive, and we have enjoyed the parent community that the school has provided.

MCS has been thorough in explaining their curriculum to parents and providing parent education events and other opportunities for parents to raise any concerns and be heard. MCS has made parenting easier for us.

It is my belief that MCS would have the same positive impact on the Monterey community that it has provided to Scotts Valley. Lack of quality childcare options can be very disruptive for families of young children, a situation that my family faced before we found MCS. I feel confident that MCS would prove to be an excellent option for the families of Monterey.

Thank you for your time and consideration of this letter.

Sincerely,
Brendan E. Radke, Esq.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 105, Packet Page 122 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 130, Packet Page 271 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 142, Packet Page 202 • Outlook
Montessori School Permit
From Andy Swart
Date Tue 8/26/2025 10:02 AM
To Oncall Planning <[email protected]>
Cc Ed Smith <[email protected]>
You don't often get email fro earn wh this is important Dear Monterey Planning and Councilman Ed Smith
I strongly urge the city to approve the permit for the Montessori school project at 2400 Garden Road. The building has been purchased and is ready to provide badly needed services to the community. I can think of no valid reason why anyone would oppose such a request. Again please approve this permit even if you have to impose reasonable conditions .. Thanks Sincerely
Andy Swartz
Walker & Reed
[NOTICE: This message originated outside of the City of Monterey mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 106, Packet Page 123 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 131, Packet Page 272 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 143, Packet Page 203 • Outlook
Urgent
From hannah dunn
Date Tue 8/26/2025 12:47 PM
To Oncall Planning <[email protected]>
[You don't often get email fro
http,s://aka.ms/LearnAboutSen
Dear Planning Commission,
Learn why this is important at
I was planning to move to Monterey a few months ago from Corralitos. I have a few friends that live in this area and I know how beautiful and welcoming it is. I started the house hunt and found a house I liked and luckily looked into child care in the area before committing to buying the house. To my surprise there were no high quality schools in the area that I could put my children into. I thought to myself how this was the one thing that was flawed in Monterey and a big enough flaw to stop people from moving here. My only options were low quality, play based daycares where teachers were playing on their phones rather than working with the children. We ultimately decided not to move to Monterey since there was no where we felt happy and secure putting our children and instead stayed in the Corralitos area.

When my friend in Monterey told me about how the school that two of her children are on the waiting list for may not be permitted to open because it was "too close to an airport" I was shocked. It brought me back to all the frustration and sadness I felt when I couldn't move to Monterey because there was no proper childcare. I thought to myself how is that even possible? What I do not understand is why the planning commission and airport even have a say in this when it is a private childcare facility that parents choose to put their children in. This is a choice for parents, not for the city. Parents are very capable of gauging what is best for their children and families a lot better than a city council who has never met the child before. Hearing about this situation made me so frustrated for my friend and for the community that I knew I had to write in and share my experience so that I can hopefully help you all make the right choice for the community.

Best,
Hannah Dunn
[NOTICE: This message originated outside of the City of Monterey mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 107, Packet Page 124 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 132, Packet Page 273 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 144, Packet Page 204 2 1 5 W . F R A N K L I N S T R E E T , 5 TH F L O O R | M O N T E R E Y , C A L I F O R N I A 9 3 9 4 0 831 - 649 - 1 1 0 0 | W W W . W A L K E R A N D R E E D . C O M Via Email: [email protected]
August 26, 2025
Kim Cole
Community Development Director
City of Monterey
570 Pacific Street
Monterey, CA 93940
Planning Commissioners
City of Monterey
570 Pacific Street
Monterey, CA 93940
Re: Consider 2400 Garden Road: Use Permit Application UP-25-0013 for a Day CareGeneral Use and Variance Application VA-25-0075 for Reduced Front and Side Yard Setbacks; Applicant Shawn Capps, Wald Ruhnke and Dost Architects; Owner W R MONT LLC; Industrial, Administration, and Research, Religious Assembly Overlay, Emergency Shelter Overlay, Multi-Family Residential Overlay (I-R-130- RA-ES-MF1) Zoning District; Employment General Plan Designation (Exempt from CEQA per Article 19, Section 15301, Class 1 and Section 15303, Class 3) (“Project”) Kim and Commissioners,
Per my discussions with Kim, I have been retained by WR Mont, LLC, to conduct a legal review of the above noted City of Monterey Planning Commission Agenda Item and provide advice to my client and Henry Ruhnke and his team at WRD Architects. My client’s Project is for a Use Permit UP-25-0013 (“Use Permit”) to operate a Montessori based day care facility at 2400 Garden Road, Monterey, CA.

Pursuant to the Project Agenda Report, the City Planning Staff is now, after prior public recommendations of approval1, recommending denial of the Use Permit based upon the “unique” public safety concern due to its being located in Safety Zone 7 – Airport Influence Area, and the the introduction of “vulnerable occupants” within 6,000 of the side of a runway.

It is my recommendation that for the following reasons the Planning Commission approve Use Permit subject to the City Council’s overriding of the ALUC inconsistency determination, and recommend to the City Council that the ALUC inconsistency determination be overridden. 1 See Chris Schmidt’s Memorandum on the Planning Commission Agenda Packet Page 76 Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 108, Packet Page 125 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 133, Packet Page 274 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 145, Packet Page 205 2 1 5 W . F R A N K L I N S T R E E T , 5 TH F L O O R | M O N T E R E Y , C A L I F O R N I A 9 3 9 4 0 831 - 649 - 1 1 0 0 | W W W . W A L K E R A N D R E E D . C O M The following are my conclusions of the Use Permit findings based upon my review of the Project Planning Commission Agenda Report, the and applicable law.

Finding 2:

As stated in the Project Agenda Report and the accompanying resolution two of the three findings can be made (Findings 1 and 3), but Finding 2 “…cannot be made…”. Finding 2 in the Agenda Report states the following:
2) That the proposed use and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan; will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the city; and
Staff response: This finding cannot be made. While the Employment General Plan designation encourages supportive secondary uses, the proposed use presents a unique public safety concern due to its location within an active airport influence area. The ALUCP strongly discourages facilities that serve vulnerable populations, including children, within 6,000 feet of the side of a runway2. The subject property lies approximately 1,395 feet from Runway 10R28L. In July 2025, the Monterey County Airport Land Use Commission determined the project to be inconsistent with the 2019 ALUCP, citing unacceptable risk exposure to vulnerable occupants in the event of an aircraft incident. The Monterey Regional Airport expressed formal opposition in writing as well as verbal public comment at the ALUC meeting. Additionally, Monterey County ALUC Planning staff indicated that the California Department of Transportation Division of Aeronautics had been consulted and stated general discouragement for the proposed use to be introduced at the site, as described in the ALUC staff report (Attachment 4). As proposed, the project introduces a high number of vulnerable individuals into an area with documented aircraft arrival and departure risk. This potential impact to public safety cannot be mitigated through operational conditions alone, and thus, the project is considered detrimental to the general welfare of the City and the safety of potential vulnerable occupants.

Vulnerable occupants:

A significant portion of the City of Monterey and some of the other surrounding communities are within the 6,000 feet of the side of a runway and 10,000 feet of the end of a runway. 6,000 feet runs close to Broadway Avenue/Kimble Avenue in Seaside, CA to the north and Jacks Peak Park and Deer Flats to the south. The 10,000 feet runs close to Fisherman’s Warf to the west and past York School to the east.

Current uses that specifically serve “vulnerable occupants” within this these parameters include3: City of Monterey’s Sport Center, Jacks Ball Park, Frank Sollecito Ball Park, El Estero Park, El Estero Park Center, Dennis the Mennis Park, and Casa Nova Oak Knoll Park Center; Monterey Peninsula Unified School Districts Foothill School and Del Rey Woods School; Ryan Ranch Day Care Center; Montage Health Buildings; Ohana Center for Child and Adolescent 2 The Airport Land Use Compatibility Plan also discourages uses involving “vulnerable occupants” within 10,000 feet from the end of the runway.
3 This not intended as an exhaustive list but a list for example purposes only.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 109, Packet Page 126 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 134, Packet Page 275 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 146, Packet Page 206 2 1 5 W . F R A N K L I N S T R E E T , 5 TH F L O O R | M O N T E R E Y , C A L I F O R N I A 9 3 9 4 0 831 - 649 - 1 1 0 0 | W W W . W A L K E R A N D R E E D . C O M Behavioral Health; Bay View Academy; Del Rey Oaks Park; Santa Cadelina School; Monterey County Fair Ground.

Further, Garden Road is soon to be home to several new apartment projects. One appears to be coming on line very shortly and there are at least 2 more apartment projects in the works.

Each of those apartment projects will likely be rented by work force employees that include families with young children and the elderly, i.e. vulnerable occupants. Having a day care option within walking distance of these new apartments should be praised, applauded and approved, not rejected.

Even the Staff of the ALUC in the Staff Report for the July 28, 2025 Airport Land Use Commission recommended approval and provided findings to support approval4. The Staff Report state “The California Airport Land Use Planning Handbook (CALUPH) states that in cases where such uses should be avoided, it may be allowed only if a site outside the zone would not serve the intended function. Additionally, the CALUPH places a higher level of emphasis on limiting schools and daycares at the ends of runways than parallel to runways.” There is nothing “unique” about uses involving vulnerable occupants within these parameters. What is unique is having an airport set in the middle of a relatively small landmass surrounded by ocean that is an active and vibrant community. Approving a use that will be greatly needed in the near future is good.

California Department of Transportation Division of Aeronautics:

The California Department of Transportation Division of Aeronautics was wrongly and inappropriately contacted by ALUC’s Staff Member, which may also be in violation of due process.

On or about July 21, 2025, the ALUC’s Staff Member stated that she communicated directly with California Department of Transportation stating California Education Code Sections 17215 and 81033 require that the Department of Transportation investigate and make a recommendation regarding the acquisition of property for a school and community college sites within 2 miles of airports. I have attached a copy of both sections of the Education Code and the email chain for your review. City of Monterey Senior Planner Chris Schmidt was on that email chain.

In short, neither of those education codes, 17125 “Site near airport” and 81033 – Community Colleges – School Sites “Investigation; geologic and soil engineering studies; airport proximity”, apply to the private day care Montessori Community School5.

The Montessori Community School location in Scotts Valley currently has two licenses Toddler/Preschool: 444417076, and Nido: 44408900. It is operated as a private day care and not a private primary education school. I presume the Monterey location will either be operated under those license numbers or licenses under identical classifications. 4 See Planning Commission Agenda Packet Page 60.
5 The use of “Community” in the day care business name does not make it a Community College.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 110, Packet Page 127 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 135, Packet Page 276 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 147, Packet Page 207 2 1 5 W . F R A N K L I N S T R E E T , 5 TH F L O O R | M O N T E R E Y , C A L I F O R N I A 9 3 9 4 0 831 - 649 - 1 1 0 0 | W W W . W A L K E R A N D R E E D . C O M All private schools are required to file annual reports to the Department of Education. This is unique and only applies to private schools. The Department of Education is required to maintain a public list of all private schools in the state of California. The Montessori Community School Scotts Valley location is not listed as a private school with the Department of Education. I would also presume the Monterey location would also not be a private school and not listed as one with the Department of Education.

California Education Code 81033 solely applies to proposed new Community College (public institutions) school sites (acquisition or lease) within two miles of an operative airport runway. It has nothing to do with proposed private or public day care or private or public primary or secondary education facilities. This Code section should not even be mistakenly part of the conversation about the Monterey Montessori Community School.

California Education Code 17215 solely applies to proposed new school sites (acquisition or lease) for public schools, primary and secondary, within two miles of an airport runway or proposed airport runway. 17215 provides that each “governing board of each school district including any district governed by a city board of education, or a charter school” must notify the State Department of Education, which must then notify the Department of Transportation, which then shall investigate the site and within 30 days submit a report to the State Department of Education. “Governing board of each school district including any district governed by a city board of education” by its definition is a public school district and charter schools are also governed by public school boards (either local or county).

Private schools and private day care centers operate independently of public school districts and are not subject to the procedural requirements of 17215. Additionally, there is no related case law that private day cares or private education institutions are included within its scope. As a result, Montessori Community School, a proposed private day care facility, is not subject to the procedural requirements of 17215 Education.

Neither Education Code Section 17125 nor 88033 are applicable to the City of Monterey’s review of the Use Permit Application UP-25-0013 and should not have any bearing on the Planning Commissions’ review or the City Councils’ overruling of the ALUC denial of this project. The ALUC’s Staff Member should never have communicated with the Department of Transportation and all information received from that communication is irrelevant and prejudicial to this Project.

The August 12, 2025, City of Monterey Staff Packet incorrectly indicated the Department of Transportation had “formally” stated it was against the project.

The Department of Transportation’s sole participation going forward follows California Public Utilities Code Section 21676. Where The Department of Transportation is to receive a 45 day notice that the City Council plans to overrule the ALUC’s decision and finding. During those 45 days, the Department of Transportation may provide comments to the City Council, which comments are advisory only [emphasis added]. The comments have no binding influence on the City Council.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 111, Packet Page 128 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 136, Packet Page 277 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 148, Packet Page 208 2 1 5 W . F R A N K L I N S T R E E T , 5 TH F L O O R | M O N T E R E Y , C A L I F O R N I A 9 3 9 4 0 831 - 649 - 1 1 0 0 | W W W . W A L K E R A N D R E E D . C O M City Planning Prior Public Recommendation to ALUC to Approve Project:

Chris Schmidt, Senior Associate Planner, on June 26, 2025, just two months ago, publicly stated City of Monterey Planning Department “…recommends the project be found consistent with the Airport Land Use Compatibility Plan.”
6 It is incomprehensible that on June 26, 2025, the City of Monterey Planning Departments official position on the Project was a six page memorandum recommendation for approval with detailed finding for approval and now the same City of Monterey Planning Department is recommending denial. There is no explanation for this reversal of position.

On June 26, 2025, the Planning Department’s position was “Although AIA Zone 7 policies strongly discourage the siting of land uses involving vulnerable populations, such as child care centers, it is important to note that Zone 7 encompasses a substantial portion of the City of Monterey. Prohibiting these uses across the entirety of this broad area would significantly restrict uses throughout the jurisdiction. Furthermore, the Monterey Regional Airport ALUCP indicates that aircraft accident risk in Zone 7 is low.”
City Council’s Overrule ALUC’s decision and finding:

Both Chris Schmidt’s June 26, 2025 Memorandum to the ALUC and the ALUC Staff Member’s July 20, 2025 Project Memorandum sets out and makes all of the necessary finding to approve this Project and override the ALUC’s denial.

This Project is a good project and will provide a day care option for families that likely will not be able afford to drive miles out of their way to get day care for their children.

Very truly yours,
Hansen P. Reed, Shareholder
HPR/bhs
6 Planning Commission Agenda Packet Page 76
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 112, Packet Page 129 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 137, Packet Page 278 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 149, Packet Page 209 Shawn Capps, AIA | Architect

WALD, RUHNKE & DOST ARCHITECTS, LLP
2340 Garden Road, Suite 100
Monterey, California 93940
EMAIL: [email protected]: (831) 649-4642 x149
WEB: www.wrdarch.com
From: Henry Ruhnke
To: Hansen Reed
Subject: FW: 2400 Garden Road ALUC Application - submittal Date: Wednesday, August 20, 2025 1:01:55 PM
Attachments: image001.png
image003.png
From: Shawn Capps <[email protected]>
Sent: Tuesday, August 19, 2025 3:10 PM
To: Henry Ruhnke <[email protected]>
Subject: FW: 2400 Garden Road ALUC Application - submittal See below
From: Jensen, Fionna <[email protected]>
Sent: Monday, July 21, 2025 3:13 PM
To: Christopher Schmidt <[email protected]>; Henry Ruhnke <[email protected]> Cc: Shawn Capps <[email protected]>; Levi Hill <[email protected]>; Sanchez, Edgar <[email protected]>
Subject: RE: 2400 Garden Road ALUC Application - submittal This is for a daycare or a private school?
Thank you,
Fionna Jensen
Principal Planner – Current Planning
County of Monterey Housing & Community
Development
1441 Schilling Place, South 2nd Floor
Main: (831)755-5025 | Direct: (831) 796-6407
Accela Citizens Access
Effective immediately, discretionary planning permits will be managed by two teams. The Development Review team will process applications from initial submittal to deeming it complete. All submittals and resubmittals shall be sent to Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 113, Packet Page 130 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 138, Packet Page 279 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 150, Packet Page 210 [email protected] with your assigned planner cc’d. Once deemed complete, the Consistency Review team will prepare the application for consideration by the appropriate authority. Temporarily restructuring Current Planning is intended to better manage its demanding workload and address staffing shortages. HCD recognizes that it will take time to adjust to this new structure, and your patience is appreciated. Please contact 831- 755-5025 if you have any questions.

From: Christopher Schmidt <[email protected]>
Sent: Monday, July 21, 2025 3:12 PM
To: Henry Ruhnke <[email protected]>; Jensen, Fionna <[email protected]> Cc: Shawn Capps <[email protected]>; Levi Hill <[email protected]>; Sanchez, Edgar <[email protected]>
Subject: Re: 2400 Garden Road ALUC Application - submittal [CAUTION: This email originated from outside of the County. Do not click links or open attachments unless you recognize the sender and know the content is safe. ] Hi Fionna,
Caltrans has not been notified, as this is a private daycare and not a public school or charter school.

Thanks,
Chris
Chris Schmidt
Senior Associate Planner
City of Monterey
570 Pacific Street, Monterey, CA 93940
831-646-3885 (main)
831-646-3910 (desk)
Useful links:

Community Engagement
How to Apply for Planning Permits
Land Use and Regulations
Historic Preservation
GIS Maps and Data
Building and Encroachment Permits
City Holiday & Closure Schedule
From: Henry Ruhnke <[email protected]>
Sent: Monday, July 21, 2025 2:59 PM
To: Fionna Jensen <[email protected]>
Cc: Shawn Capps <[email protected]>; Christopher Schmidt <[email protected]>; Levi Hill <[email protected]>; Edgar Sanchez <[email protected]> Subject: Re: 2400 Garden Road ALUC Application - submittal Hi Fionna
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 114, Packet Page 131 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 139, Packet Page 280 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 151, Packet Page 211 This is a private school and is not governed by a school district or is a charter school. I don’t believe either of these code sections apply.

Henry
Sent from my iPhone
On Jul 21, 2025, at 2:48 PM, Jensen, Fionna
<[email protected]> wrote:

Chris,
Two sections of the State Education Code (17215 and 81033) require that the Department of Transportation investigate and make recommendations regarding the acquisition of property for school and community college sites near (within 2 miles) airports. Has Caltrans been notified of the application? I have reached out to them and am awaiting a response.
@Shawn Capps, the ALUC meetings are held in the Board Room at the Monterey Airport (upstairs) at 3PM. If the above has not been completed, I will not be scheduling the item for the July 28th ALUC hearing.

Thank you,
<image002.png> Fionna Jensen
Principal Planner – Current Planning
County of Monterey Housing & Community
Development
1441 Schilling Place, South 2nd Floor
Main: (831)755-5025 | Direct: (831) 796-6407
Accela Citizens Access
Effective immediately, discretionary planning permits will be managed by two teams. The Development Review team will process applications from initial submittal to deeming it complete. All submittals and resubmittals shall be sent to [email protected] with your assigned planner cc’d. Once deemed complete, the Consistency Review team will prepare the application for consideration by the appropriate authority. Temporarily restructuring Current Planning is intended to better manage its demanding workload and address staffing shortages. HCD recognizes that it will take time to adjust to this new structure, and your patience is appreciated. Please contact 831-755-5025 if you have any questions.

From: Shawn Capps <[email protected]>
Sent: Friday, July 18, 2025 2:13 PM
To: Jensen, Fionna <[email protected]>; Henry Ruhnke <[email protected]>; Christopher Schmidt <[email protected]> Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 115, Packet Page 132 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 140, Packet Page 281 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 152, Packet Page 212 <image007.png> Shawn Capps, AIA | Architect

WALD, RUHNKE & DOST ARCHITECTS, LLP
2340 Garden Road, Suite 100
Monterey, California 93940
EMAIL: [email protected]: (831) 649-4642 x149
WEB: www.wrdarch.com
Cc: Levi Hill <[email protected]>; Sanchez, Edgar
<[email protected]>
Subject: RE: 2400 Garden Road ALUC Application - submittal [CAUTION: This email originated from outside of the County. Do not click links or open attachments unless you recognize the sender and know the content is safe. ] Fionna,
Good afternoon, no there are no other sites that are suitable within the Montessori Community School target area which includes the housing developments along Garden Road. Zone 7 is a very large zone that encompasses most of Monterey, Pacific Grove and parts of Seaside. Locating the school outside of this zone would be outside of the target area. No there is no exterior lighting proposed. The existing exterior lighting would remain. Feel free to contact me with any questions or comments.

From: Jensen, Fionna <[email protected]>
Sent: Friday, July 18, 2025 1:52 PM
To: Shawn Capps <[email protected]>; Henry Ruhnke <[email protected]>; Christopher Schmidt <[email protected]>
Cc: Levi Hill <[email protected]>; Sanchez, Edgar
<[email protected]>
Subject: RE: 2400 Garden Road ALUC Application - submittal Shawn,
Table 4B of the ALUCP establishes various development conditions per Safety Zone. Although day cares and schools are not prohibited uses within Safety Zone 7, projects that involve or would be occupied by “vulnerable occupants” (defined as children, the elderly, and people with disabilities) within 6,000 feet from the side of the runway shall require ALUC review, and such use is “strongly discouraged”. The California Airport Land Use Planning Handbook states that in cases where such uses should be avoided, it may be allowed only if a site outside the zone would not serve the intended function.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 116, Packet Page 133 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 141, Packet Page 282 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 153, Packet Page 213 <image007.png> Shawn Capps, AIA | Architect

WALD, RUHNKE & DOST ARCHITECTS, LLP
2340 Garden Road, Suite 100
Monterey, California 93940
EMAIL: [email protected]: (831) 649-4642 x149
WEB: www.wrdarch.com
Are there any other sites you identified as potentially suitable for this site? Separately, is any exterior lighting proposed?
Thank you,
<image002.png> Fionna Jensen
Principal Planner – Current Planning
County of Monterey Housing & Community
Development
1441 Schilling Place, South 2nd Floor
Main: (831)755-5025 | Direct: (831) 796-6407
Accela Citizens Access
Effective immediately, discretionary planning permits will be managed by two teams. The Development Review team will process applications from initial submittal to deeming it complete. All submittals and resubmittals shall be sent to [email protected] with your assigned planner cc’d. Once deemed complete, the Consistency Review team will prepare the application for consideration by the appropriate authority. Temporarily restructuring Current Planning is intended to better manage its demanding workload and address staffing shortages. HCD recognizes that it will take time to adjust to this new structure, and your patience is appreciated. Please contact 831-755-5025 if you have any questions.

From: Shawn Capps <[email protected]>
Sent: Monday, July 14, 2025 9:57 AM
To: Jensen, Fionna <[email protected]>; Henry Ruhnke <[email protected]>; Christopher Schmidt <[email protected]> Cc: Levi Hill <[email protected]>; Sanchez, Edgar
<[email protected]>
Subject: 2400 Garden Road ALUC Application - submittal
[CAUTION: This email originated from outside of the County. Do not click links or open attachments unless you recognize the sender and know the content is safe. ] Fionna,
Good morning, I wanted to confirm that we are on the ALUC agenda for July 28th.

Feel free to contact me with any questions or comments.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 117, Packet Page 134 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 142, Packet Page 283 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 154, Packet Page 214 <image007.png> Shawn Capps, AIA | Architect

WALD, RUHNKE & DOST ARCHITECTS, LLP
2340 Garden Road, Suite 100
Monterey, California 93940
EMAIL: [email protected]: (831) 649-4642 x149
WEB: www.wrdarch.com
From: Shawn Capps
Sent: Wednesday, July 9, 2025 3:40 PM
To: Jensen, Fionna <[email protected]>; Henry Ruhnke <[email protected]>; Christopher Schmidt <[email protected]> Cc: Levi Hill <[email protected]>; Sanchez, Edgar
<[email protected]>
Subject: RE: 2400 Garden Road ALUC Application - submittal invoice Fionna,
Good afternoon, the invoice has been paid. Confirmation number is 56329886. Feel free to contact me with any questions or comments.

From: Jensen, Fionna <[email protected]>
Sent: Wednesday, July 9, 2025 2:18 PM
To: Henry Ruhnke <[email protected]>; Shawn Capps <[email protected]>; Christopher Schmidt <[email protected]>
Cc: Levi Hill <[email protected]>; Sanchez, Edgar
<[email protected]>
Subject: RE: 2400 Garden Road ALUC Application - submittal invoice Please see the attached invoice.

Thank you,
<image002.png> Fionna Jensen
Principal Planner – Current Planning
County of Monterey Housing & Community
Development
1441 Schilling Place, South 2nd Floor
Main: (831)755-5025 | Direct: (831) 796-6407
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 118, Packet Page 135 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 143, Packet Page 284 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 155, Packet Page 215 Accela Citizens Access
Effective immediately, discretionary planning permits will be managed by two teams. The Development Review team will process applications from initial submittal to deeming it complete. All submittals and resubmittals shall be sent to [email protected] with your assigned planner cc’d. Once deemed complete, the Consistency Review team will prepare the application for consideration by the appropriate authority. Temporarily restructuring Current Planning is intended to better manage its demanding workload and address staffing shortages. HCD recognizes that it will take time to adjust to this new structure, and your patience is appreciated. Please contact 831-755-5025 if you have any questions.

From: Henry Ruhnke <[email protected]>
Sent: Wednesday, July 9, 2025 11:40 AM
To: Jensen, Fionna <[email protected]>; Shawn Capps <[email protected]>; Christopher Schmidt <[email protected]> Cc: Levi Hill <[email protected]>; Sanchez, Edgar
<[email protected]>
Subject: RE: 2400 Garden Road ALUC Application - submittal invoice [CAUTION: This email originated from outside of the County. Do not click links or open attachments unless you recognize the sender and know the content is safe. ] Hi Fionna,
This is Henry. Thanks for your efforts. It is extremely important that we make the meeting on the 27th. The school was hoping to be open in time for the school year and any additional delay will further complicate matters. Anything you can do to keep us on the July 28th meeting would be greatly appreciated.

All the best,
Henry
From: Jensen, Fionna <[email protected]>
Sent: Wednesday, July 9, 2025 11:36 AM
To: Shawn Capps <[email protected]>; Christopher Schmidt <[email protected]>
Cc: Levi Hill <[email protected]>; Henry Ruhnke <[email protected]>; Sanchez, Edgar <[email protected]>
Subject: RE: 2400 Garden Road ALUC Application - submittal invoice Hi Shawn,
I am still waiting on our office assistants to initialize this application so I can invoice the fees. Hoping that it occurs in the next day or so. Edgar is reviewing the materials and will let you know if he has any questions. The item is tentatively scheduled for July 28th.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 119, Packet Page 136 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 144, Packet Page 285 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 156, Packet Page 216 <image008.png> Shawn Capps, AIA | Architect

WALD, RUHNKE & DOST ARCHITECTS, LLP
2340 Garden Road, Suite 100
Monterey, California 93940
EMAIL: [email protected]: (831) 649-4642 x149
WEB: www.wrdarch.com
Thank you,
<image002.png> Fionna Jensen
Principal Planner – Current Planning
County of Monterey Housing & Community
Development
1441 Schilling Place, South 2nd Floor
Main: (831)755-5025 | Direct: (831) 796-6407
Accela Citizens Access
Effective immediately, discretionary planning permits will be managed by two teams. The Development Review team will process applications from initial submittal to deeming it complete. All submittals and resubmittals shall be sent to [email protected] with your assigned planner cc’d. Once deemed complete, the Consistency Review team will prepare the application for consideration by the appropriate authority. Temporarily restructuring Current Planning is intended to better manage its demanding workload and address staffing shortages. HCD recognizes that it will take time to adjust to this new structure, and your patience is appreciated. Please contact 831-755-5025 if you have any questions.

From: Shawn Capps <[email protected]>
Sent: Tuesday, July 8, 2025 11:24 AM
To: Jensen, Fionna <[email protected]>; Christopher Schmidt <[email protected]>
Cc: Levi Hill <[email protected]>; Henry Ruhnke <[email protected]>; Sanchez, Edgar <[email protected]>
Subject: RE: 2400 Garden Road ALUC Application - submittal invoice [CAUTION: This email originated from outside of the County. Do not click links or open attachments unless you recognize the sender and know the content is safe. ] Fionna,
Good morning, can you give me a status update on the ALUC review application for 2400 Garden Road? I haven’t seen the invoice come through for the ALUC application. I’m assuming we are still on for July 28th.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 120, Packet Page 137 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 145, Packet Page 286 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 157, Packet Page 217 You don't often get email from [email protected]. Learn why this is important From: Jensen, Fionna <[email protected]>
Sent: Monday, June 30, 2025 3:25 PM
To: Shawn Capps <[email protected]>; Christopher Schmidt <[email protected]>
Cc: Levi Hill <[email protected]>; Henry Ruhnke <[email protected]>; Sanchez, Edgar <[email protected]>
Subject: RE: 2400 Garden Road ALUC Application - submittal invoice Received and will be initializing the application today. Once initialized, I will send over the invoice. My colleague, Edgar (cc’d), will be analyzing the project and will let you know if he has any questions.

From: Shawn Capps <[email protected]>
Sent: Monday, June 30, 2025 1:46 PM
To: Christopher Schmidt <[email protected]>; Jensen, Fionna <[email protected]>
Cc: Levi Hill <[email protected]>; Henry Ruhnke <[email protected]> Subject: 2400 Garden Road ALUC Application - submittal invoice [CAUTION: This email originated from outside of the County. Do not click links or open attachments unless you recognize the sender and know the content is safe. ] Fionna,
Good afternoon, I’m following up on the 2400 Garden Road ALUC application.

Can you confirm that you received the submittal from Chris Schmidt? Can you Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 121, Packet Page 138 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 146, Packet Page 287 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 158, Packet Page 218 <image009.png> Shawn Capps, AIA | Architect

WALD, RUHNKE & DOST ARCHITECTS, LLP
2340 Garden Road, Suite 100
Monterey, California 93940
EMAIL: [email protected]: (831) 649-4642 x149
WEB: www.wrdarch.com
send me the ALUC fee invoice for $2,115.30 so that I can get this to the owner to get paid? Feel free to contact me with any questions or comments.

From: Christopher Schmidt <[email protected]>
Sent: Thursday, June 26, 2025 8:52 AM
To: Jensen, Fionna <[email protected]>
Cc: Levi Hill <[email protected]>; Shawn Capps <[email protected]>; Henry Ruhnke <[email protected]>
Subject: 2400 Garden Road ALUC Application Materials
Hi Fionna,
See the attached materials in reference to the Montessori daycare project at 2400 Garden Road in Monterey. Please feel free to contact Shawn or me if you have any further questions.

Thanks,
Chris
Chris Schmidt
Senior Associate Planner
City of Monterey
570 Pacific Street, Monterey, CA 93940
831-646-3885 (main)
831-646-3910 (desk)
Useful links:

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Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 122, Packet Page 139 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 147, Packet Page 288 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 159, Packet Page 219 <image011.jpg>
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www.monterey.gov
[NOTICE: This message originated outside of the City of Monterey mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] www.monterey.gov
Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 123, Packet Page 140 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 148, Packet Page 289 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 160, Packet Page 220 § 17215. Site near airport, CA EDUC § 17215
© 2025 Thomson Reuters. No claim to original U.S. Government Works. 1 West’s Annotated California Codes
Education Code (Refs & Annos)
Title 1. General Education Code Provisions
Division 1. General Education Code Provisions (Refs & Annos) Part 10.5. School Facilities (Refs & Annos)
Chapter 1. Schoolsites (Refs & Annos)
Article 1. General Provisions (Refs & Annos)
West’s Ann.Cal.Educ.Code § 17215
§ 17215. Site near airport
Currentness
(a) In order to promote the safety of pupils, comprehensive community planning, and greater educational usefulness of schoolsites, before acquiring title to or leasing property for a new schoolsite, the governing board of each school district, including any district governed by a city board of education, or a charter school, shall give the State Department of Education written notice of the proposed acquisition or lease and shall submit any information required by the State Department of Education if the site is within two miles, measured by air line, of that point on an airport runway or a potential runway included in an airport master plan that is nearest to the site. (b) Upon receipt of the notice required pursuant to subdivision (a), the State Department of Education shall notify the Department of Transportation in writing of the proposed acquisition or lease. If the Department of Transportation is no longer in operation, the State Department of Education shall, in lieu of notifying the Department of Transportation, notify the United States Department of Transportation or any other appropriate agency, in writing, of the proposed acquisition or lease for the purpose of obtaining from the department or other agency any information or assistance that it may desire to give. (c) The Department of Transportation shall investigate the site and, within 30 working days after receipt of the notice, shall submit to the State Department of Education a written report of its findings including recommendations concerning acquisition or lease of the site. As part of the investigation, the Department of Transportation shall give notice thereof to the owner and operator of the airport who shall be granted the opportunity to comment upon the site. The Department of Transportation shall adopt regulations setting forth the criteria by which a site will be evaluated pursuant to this section. (d) The State Department of Education shall, within 10 days of receiving the Department of Transportation’s report, forward the report to the governing board of the school district or charter school. The governing board or charter school may not acquire title to or lease the property until the report of the Department of Transportation has been received. If the report does not favor the acquisition or lease of the property for a schoolsite or an addition to a present schoolsite, the governing board or charter school may not acquire title to or lease the property. If the report does favor the acquisition or lease of the property for a schoolsite or an addition to a present schoolsite, the governing board or charter school shall hold a public hearing on the matter prior to acquiring or leasing the site.

Planning Commission Meeting, 9/23/2025, Item No. 4., Item Page 124, Packet Page 141 Council Regular Meeting, 11/4/2025, Item No. 17., Item Page 149, Packet Page 290 Attachment 3
Council Regular Meeting, 1/20/2026, Item No. 10., Item Page 161, Packet Page 221 § 17215. Site near airport, CA EDUC § 17215
© 2025 Thomson Reuters. No claim to original U.S. Government Works. 2 (e) If the Department of Transportation’s recommendation does not favor acquisition or lease of the proposed site, state funds or local funds may not be apportioned or expended for the acquisition or lease of that site, construction of any school building on that site, or for the expansion of any existing site to include that site. (f) This section does not apply to sites acquired prior to January 1, 1966, nor to any additions or extensions to those sites.

Credits
(Added by Stats.1997, c. 893 (S.B.161), § 96. Amended by Stats.1999, c. 837 (A.B.747), § 1; Stats.2005, c. 229 (A.B.1358), § 1.)
Notes of Decisions (11)
West’s Ann. Cal. Educ. Code § 17215, CA EDUC § 17215
Current with urgency legislation through Ch. 79 of 2025 Reg.Sess. Some statute sections may be more current, see credits for details.

Monterey City CouncilJanuary 20, 2026

Monterey City Council
January 20, 2026