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PLN220125 - MONTEREY COUNTY SHERIFFS POSSE
Continued from August 12, 2026 & August 26, 2026 - Public hearing to consider allowing hosting of eight concerts per year and memorialize existing legal nonconforming public and private recreational events, equestrian and livestock events, and family gatherings at the Monterey County Sheriff's Posse grounds.
Project Location: 395 Old Natividad Road, Salinas.
Proposed CEQA Action: Find that the project qualifies for Class 1 and Class 23 Categorical Exemptions pursuant to CEQA Guidelines sections 15301 and 15323, and that no exceptions pursuant to section 15300.2 apply.
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RECOMMENDATION
It is recommended that the County of Monterey Planning Commission adopt a resolution:
1. Finding that the project qualifies for Class 1 and Class 23 Categorical Exemptions pursuant to CEQA Guidelines sections 15301 and 15323, and that no exceptions pursuant to section 15300.2 apply;
2. Approving a Use Permit to allow hosting of eight concerts per year and memorializing existing legal nonconforming public and private recreational events, equestrian and livestock events, and family gatherings at the Monterey County Sheriff's Posse grounds.
A draft resolution, including findings and evidence, is attached for consideration (Exhibit B). Staff recommends approval subject to 9 conditions.
PROJECT INFORMATION
Property Owner: Monterey County Sheriff’s Posse
Agent: Dale Ellis
APN: 211-061-028-000
Zoning: Public/Quasi-Public
Parcel Size: 47.57 acres
Flagged and Staked: Not Applicable
Project Planner: Taylor Price, Senior Planner
PriceT1@countyofmonterey.gov, 831-784-2179
SUMMARY:
The project site, approximately 47.57 acres, is located at the corner of Natividad Road and Old Natividad Road, within the Greater Salinas Area Plan. The subject property is designated and zoned Public/Quais-Public. Surrounding land uses include agriculturally zoned Farmland parcels to the west and southwest of the parcel and residentially zoned parcels to the north, east, and southeast, zoned Low Density Residential. The project proposes allowing the applicant to host up to 8 concerts per year, as defined in the subsequent section, not to exceed 8 total days per calendar year, with a maximum attendance of 2,500. The project proposes not to have more than 1 concert per week and concerts cannot extend over multiple days back-to-back. For the purposes of this Use Permit, 1 concert per day means 1 concert in a twenty-four-hour period. This Use Permit does not authorize music festivals or other multiple-day concerts.
The project was originally scheduled for consideration by the Planning Commission on June 10, August 12, and August 26, 2026. At the August 26, 2026 Planning Commission hearing, to ensure that the conditions would be clear and would provide clear distinction between event types and what would be allowed at each event type with respect to: outdoor nighttime lighting, amplified or live music, operational hours, and a maximum on how long the event can occur at the facility. Additionally, Condition No. 6 requires that all amplified/live music or noise cease by 9:00 pm and cannot exceed 85 decibels 50 feet from the source. Finally, the project has been conditioned to ensure that all temporary stages face away from the surrounding residential parcels (Condition No. 6). Staff is now returning with a revised resolution clarifying existing vs. proposed uses and additional conditions of approval requirements to address neighborly and Commission comments. These are discussed in more detail below and in Exhibit A (Discussion).
The project currently has three types of events occurring at the site. The first is existing legal events that have historically occurred and do not require an Administrative or Use Permit today; the second is existing legal events that are considered legal nonconforming events, as these uses did not previously require an entitlement upon establishment, but under current regulations now require an Administrative or Use Permit (therefore considered legal nonconforming); and the third is concerts that are not permitted as historical legal nonconforming events and have been operating without the benefit of a Use Permit.
The applicant provided staff with a list of historic events that occurred at the facility between 2017 and 2024 (see Exhibit F). However, staff is aware that the events that occurred between 2017 and 2024 may not be in line with the historical events that have occurred at the facility. In 1992, the County of Monterey Zoning Administrator (see Exhibit C) issued a letter that recognized that the facility could have up to “100 days per year” of specific events (and event types), which included the Circus Vargas and the Big Hat Barbeque. Through this letter, the County recognized various events as historical legal nonconforming events as events that occurred since the Posse’s founding in 1939 and do not require permits because they began before the County required permits for such events. However, the letter does not specify the intensity and occurrence of events other than Circus Vargas and the Big Hat Barbeque. Staff created Table 1 in Exhibit A to clarify each event type, attendance, event hours, nighttime lighting, whether the event would have amplified or live music or noise, and the maximum daily hours the event may operate. These limitations on the events below are intended to ensure that events at the facility do not increase in scope or intensity, which may increase impacts to neighboring parcels. Further, Conditions Nos. 5 and 6 include the limitations in Table 1 in Exhibit A to ensure the applicant conforms to the historical scope and intensity of events that occur at the facility, as well as the limitations placed on concerts.
For the purposes of this Use Permit, concerts are events where the primary purpose is the musical performance; this includes live, pre-recorded, and amplified music or noise. Concerts are distinguished from other types of events held at the Monterey County Sheriff's Posse by a maximum attendance of 2,500, the sale of tickets solely for the musical performance, incidental sale of food and alcohol, and dancing that may occur but is incidental to the musical performance. Further, concerts are distinguished from the existing historical legal nonconforming events such as the family events, Big Hat BBQ, and dances; while these events may have musical performances, the primary purpose of the event is the wedding, Quinceañera, BBQ, or dance rather than the musical performance that music fans or concert-goers attend and purchase tickets to see. Finally, concerts are distinct from the existing legal non-conforming uses in that they have a temporary stage with amplified or live music or noise for their events, timing of events (in the late afternoon/evening), and where all other occurrences at the event, such as dancing, food, and drinks, are incidental to the musical performance.
The project proposes to memorialize the Monterey County Sheriff's Posse’s existing legal nonconforming events/land uses that have been occurring at the property (“Monterey County Sheriff's Posse grounds”) since its founding in 1939. These legal nonconforming events have included equestrian and livestock events, family gatherings, and 4-H events. The Posse grounds also host private events that are hosted by the Sheriff’s Posse staff. These staff-hosted events include the Sheriff’s Posse Car Show, Junior Rodeo, and the Big Hat BBQ, and have previously been recognized by the County as allowed uses that may continue (see Exhibit C).
These historical legal nonconforming events differ from concerts because the primary purpose of the event is not musical performance. This is particularly true for dances and the Big Hat events, which, while these events have music, have the primary purpose of the event is the dancing and, in the case of the Big Hat BBQ, is the gathering of individuals to consume cooked or smoked meats or vegetables and celebrate the western rancho heritage of the Salinas Valley. Private parties may also include amplified noise and musical performances, but, again, the primary purpose of those events is to celebrate a marriage, a Quinceañera, or another family or company milestone.
The Posse grounds have hosted an average of six concerts per year between 2017 and 2024 (see Exhibit F), with a maximum attendance of 2,500 (ranging from 1,200 to 2,500). Additionally, concerts have occurred at the Posse grounds intermittently since the 1990s; however, the Posse grounds has not provided staff with event details or records of these occurrences. These concerts have occurred without the benefit of a Use Permit. The Applicant is now seeking approval of a Use Permit to allow up to eight concerts per calendar year.
Other uses of a similar nature, density, and intensity are uses allowed as those listed under the Public/Quasi-Public Zoning District, subject to the granting of a Use Permit. Concerts that occur at the Monterey County Sheriff’s Posse grounds are similar to events that occur at golf courses and country clubs, where such private member facilities can be rented to the public for events that are open to the public to attend, but members of the public must purchase a ticket to attend. Although these are ticketed events, any member of the public can purchase a ticket for these concerts, allowing any member of the public to attend.
This project does not modify or alter the previously authorized legal nonconforming uses. Given the existing legal nonconforming status of these events, staff does not recommend that the Planning Commission reconsider or apply discretion to these existing events. They have been included in this discussion to provide transparency on the total number and types of events that may occur at the Posse Grounds with implementation of this Use Permit. They are also included to memorialize the historical intensity and scope of these events as part of this Use Permit and to ensure these events remain at their historical intensity and scope. This project does not authorize any development, construction, or land disturbance.
Based on staff analysis, the project is consistent with all rules and regulations pertaining to zoning uses and all other applicable provisions of the 2010 County of Monterey General Plan, the Greater Salinas Area Plan, and the Inland Zoning Ordinance (Title 21).
DISCUSSION: To read the full background for this project, please refer to the Detailed Discussion included as Exhibit A.
OTHER AGENCY INVOLVEMENT
The following agencies have reviewed the project, have comments, and/or have recommended conditions:
Environmental Health Bureau
HCD-Engineering Services
HCD-Environmental Services
Monterey County Regional Fire Protection District
Monterey County Sheriff’s Office
LAND USE ADVISORY COMMITTEE
There is no Land Use Advisory Committee for the project.
CALIFORNIA ENVIRONMENTAL QUALITY ACT
This project qualifies for a categorical exemption from environmental review pursuant to CEQA Guidelines section 15301. This exemption applies to the permitting of existing private structures involving negligible expansion of their existing or former use. The Applicant is proposing to operate in line with the facility's existing use with a negligible expansion of its existing use, which consists of hosting private and public events. This project does not propose or authorize any development, land disturbance, or construction.
The facility will be limited to a maximum of eight concerts per calendar year, with a limit on the number of attendees to no more than 2,500 per concert. This would ensure the facility operates in line with its existing legal nonconforming use for private and public events, with only a negligible expansion. Further, the project would ensure that the facility complies with all County of Monterey codes and regulations and is conditioned to require that all such requirements be memorialized in its future operations. Therefore, the project is consistent with CEQA Guidelines section 15301. None of the exceptions under CEQA Guidelines section 15300.2 apply to this project. Additionally, there would be no significant effects on the environment due to unusual circumstances. Further, there is no evidence that “the cumulative impact of successive projects of the same type in the same place, over time is significant.” Additionally, an action is a “project” only when it is either “directly undertaken by any public agency,” “supported, in whole or in part” by financial or other forms of assistance from a public agency, or involves the issuance of an entitlement by a public agency (Public Resources Code, § 21065).
The project qualifies for a categorical exemption from environmental review pursuant to CEQA Guidelines section 15323. MCSP has been operating as an event facility since 1939, for almost 87 years. The facility has been designed and operated as a special events facility; this project will memorialize the existing operations that have been occurring at the facility and are operations for which the facility was designed. Further, this project will ensure that limitations are placed on future concerts and that the facility does not expand its future operations. The facility will continue to operate in compliance with all of Monterey County Code regulations and has been conditioned to ensure facility operations do not alter the “activity that has been occurring for the last three years”. Therefore, the project consists of the normal operations of existing facilities for public gatherings for which the facilities have been designed, and the facilities have a history of being used for a similar purpose.
Prepared by: Taylor Price, Senior Planner, (831) 784-2179
Reviewed by: Fionna Jensen, Principal Planner
Approved by: Melanie Beretti, AICP, Chief of Planning
The following attachments are on file with HCD:
Exhibit A - Detailed Discussion
Exhibit B - Draft Resolution, including:
• Conditions of Approval
• Project Plans
• Operations Plan
• Incident Action Plan
Exhibit C - County of Monterey Zoning Administrator Letter Dated 1992
Exhibit D - Traffic Analysis Report
Exhibit E - Vicinity Map
Exhibit F - Historic Events 2017-2024
Exhibit G - Applicant Comment Letter from June 10, 2026, Planning Commission
cc: Front Counter Copy; HCD-Engineering Services; Environmental Health Bureau; HCD-Environmental Services; Monterey County Sheriff’s Office; Monterey County Regional Fire Protection District; Fionna Jensen, Principal Planner; Taylor Price, Senior Planner; Mike Horsley, Applicant; Dale Ellis, Agent; The Open Monterey Project (Molly Erickson); LandWatch (Executive Director); Lozeau Drury LLP; Chrstina McGinnis, Keep Big Sur Wild; Holger Kappler, Herman Campos, Interested Parties; Project File PLN220125.