Title
REF260030 - City of Monterey (San Carlos Associates LLC [HS Wright III])
Public hearing to consider whether the construction of a 723 square foot exterior deck off the 10th floor of the Marriott Monterey is consistent with the 2019 Airport Land Use Compatibility Plan (ALUCP) for Monterey Regional Airport.
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RECOMMENDATION:
Staff recommends that the Monterey County Airport Land Use Commission (ALUC) find the proposed project (ALUC File No. REF260030) consistent with the 2019 Airport Land Use Compatibility Plans (ALUCP) for Monterey Regional Airport.
PROPOSED PROJECT:
On September 17, 2026, the City of Monterey submitted an application (ALUC File No. REF260060) to ALUC staff requesting a consistency review of a 10th floor exterior deck at the Marriott Monterey. The deck would extend off of the “Ferrante” meeting room and consist of a metal canopy, glass railing, and exterior lighting. The deck would be directly over an existing 9th floor exterior deck. The project is located at 350 Calle Principal, Monterey. The subject site’s zoning and General Plan land use designation is Visitor Accommodation Facility (VAF). The proposed project is consistent with the VAF designation in that the new 10th floor deck would only be accessible through the Ferrante Meeting Room, which is only available by reservation.
CONSISTENCY DETERMINATION ANALYSIS:
ALUC staff reviewed the City of Monterey’s referral in accordance with the adopted ALUCP for the Monterey Regional Airport, as discussed below.
NOISE COMPATIBILITY
The proposed project was reviewed for consistency with Table 4A and Exhibit 4B of the ALUCP (Noise Compatibility Criteria and Long-Range Noise Exposure Contours. Per this review, the entirety of the site 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. Based on the above analysis, the proposed project is consistent with the Monterey Regional ALUCP, with regard to noise compatibility criteria, and no further conditions regarding noise are recommended.
AIRSPACE PROTECTION /HAZARDS TO FLIGHT
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 project site is located entirely inside the 14 Code of Federal Regulations (CFR) Part 77 approach surfaces for Monterey Regional Airport (406.6 feet above mean sea level [AMSL]). The Marriott Monterey has an existing height of 154 feet 2 inches. While the proposed 10th floor deck will not change the height of the building, and thus not encroach into Part 77 surfaces, the ALCUP requires airspace review for all structures greater than 100 feet. Accordingly, The Applicant submitted an 7460 form to the FAA. The FAA has screening criteria to determine whether a project has the potential to interfere with airspace protection. The pre-screening results determined that the project (based on its elevations and relativity to the airport) is "not required to file notice with the FAA." (Attachment C)
The proposed deck, including all its components, would not rise above the existing building height. It would not have any sources of glare, highly reflective building materials, or bright upward-facing lights. The proposed building materials include steel canopies and trellises with opaque finish, porcelain tile for deck flooring, glass guardrails, and low-luster stucco paint. The proposed lighting includes wall-mounted downlight sconces, downlit pat lights for egress, downlit step lights along egress stairs, and an under-counter light strip for a drinkrail. The project would not add any sources of dust, smoke, or water vapor; or produce any sources of electrical interference or thermal plumes; or create any increased attraction for wildlife or birds. No further conditions regarding airspace protection are recommended. The proposed project does not conflict with the required airspace protection policies.
SAFETY COMPATIBILITY
The project site is entirely located within Safety Zone 7 (Airport Influence Area) as shown in ALUCP Exhibit 4C (Monterey Regional Airport Safety Zones). 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. However, in areas designated as “Urban” pursuant to Exhibit 4C, no density or intensity limitations apply. The subject property is located within the “Urban” area and thus not precluded due to its non-residential intensity. Nonetheless, construction of the proposed deck would not cause an increase in building occupancy. The deck is intended to provide additional outdoor space associated with the existing Ferrante Meeting Room and would not result in an increase in the permitted occupancy of the event space. The project does not propose an incompatible use and no conditions of approval are recommended.
MONTEREY REGIONAL AIRPORT REVIEW:
On October 6, 2026, ALUC staff forwarded project information to Monterey Airport District (District) staff for review. District staff had no comments or recommended conditions of approval (Attachment D).
CONCLUSION:
Based on review and analysis of the proposed project, staff recommends that the ALUC find the proposed project consistent with the 2019 Airport Land Use Compatibility Plan for Monterey Regional Airport.
The following attachments are on file with HCD:
Attachment A - Draft ALUC Resolution including:
• Project Plans
Attachment B - City of Monterey Consistency Analysis Letter
Attachment C - FAA Screening Results
Attachment D - MRY Comments
CC: ALUC Commissioners; ALUC Counsel; Monterey Peninsula Airport District (C. Morello); City of Monterey (Fernanda Roveri); Fionna Jensen, Principal Planner; Applicant (Benji Dimer); ALUC File No. REF260030.