Monterey planning commission approves 10 annual events at 456 Lighthouse Avenue

The Monterey Planning Commission voted 5‑0 to amend the use permit for 456 Lighthouse Avenue, allowing the property to hold up to 10 private, car‑related events per year, including amplified music, after staff reported that event operations met conditions established in the original permit.

Principal planner Christy Sabdo told the commission that staff reviewed the required six‑month trial period and found compliance with special conditions, including notification to neighbors, event operation plans, parking agreements and hours of operation. “Staff recommends that the planning commission find that the requirements of the six‑month period were satisfactorily met,” Sabdo said.

The amended permit increases the annual allowance from six events (approved June 10, 2025) to 10, adding four smaller events capped at roughly 100 attendees each while retaining the existing allowance for larger events. Staff noted that the environmental review (ISND) for the project evaluated up to 12 private events, and that the proposed 10‑event limit falls within that scope.

Applicant representative Steve Kitrol described two events held under the trial: a Jaguar “Open Studio” during Monterey Car Week that drew about 225 guests and a Porsche Club Monterey Bay event with roughly 70 attendees. Kitrol said both events were invitation‑only, used off‑site parking agreements (including the First Baptist Church and a 600 Hawthorne agreement), employed professional on‑site security and staging, and operated with ABC alcohol permits where required. “This is the fun part — this is the part where we get to showcase what we’re able to accomplish,” Kitrol said.

Staff and the applicant emphasized operational controls intended to limit neighborhood impacts: amplified music was tested and monitored, off‑site parking and ride‑share were promoted, trash and waste management plans were in place, and event staffing handled ingress and egress. Sabdo told commissioners the city did not receive complaints from departments or neighbors during the trial.

Commission discussion touched on two technical points. A transcript speaker identified as Michael flagged a possible discrepancy between the applicant’s letter and the face sheet that, if read one way, could imply 13 event “tokens.” Sabdo responded that the ISND covered up to 12 private events and that the current request is for 10; she said the applicant must be explicit in paperwork that only 10 events are permitted.

Commissioners also discussed parking: staff noted a typical comparable parking ratio (one space per 50 square feet) would require about 88 spaces for a similar use, while the site provides 20 on‑site spaces plus a 50‑space off‑site agreement at 600 Hawthorne and access to nearby city garages. Commissioners praised the applicant’s coordination with staff and the community and said the lighting used for a branded photo backdrop at one event appeared limited and not intrusive, but flagged it as a point for clearer documentation if repeated.

Commissioner Palmer moved to approve the amendment allowing assembly major use and amplified music at 456 Lighthouse Avenue and four additional private auto‑related events per year (10 total); Commissioner Bluth seconded. The commission’s roll call vote was Silva — yes; Bluth — yes; Freeman — yes; Palmer — yes; Stoker — yes. The motion carried 5‑0. Sabdo noted the decision is appealable to the city council within 10 days.

The commission and staff clarified that the use permit will not automatically return for further review unless the applicant seeks additional changes or staff refers the item back because of operational issues. The meeting proceeded to other planning work‑program items and then adjourned.