Title
PLN250308 - SPRECKELS MEMORIAL DISTRICT
Public hearing to consider recommending that the Zoning Administrator approve a Design Approval for the remodel of a 1,237 square foot building to include a trash enclosure, storage and maintenance room; installation of a new ADA ramp from street level to lower courts and a new driveway approach; and recreation upgrades consisting of the repair/resurface of a basketball court and adding 2 new basketball hoops, paint a pickleball court, and installing a new bench and water fountain. Materials and colors to consist of slate tile roof ("Stone Mountain Blend"/grey-black multicolor) to match existing Spreckels Park Restroom.
Project Location: Southwest of the intersection of 3rd Street & Llano Avenue, Spreckels (Assessor's Parcel Number 177-055-008-000), Greater Salinas Area Plan.
Report
RECOMMENDATION:
Staff recommends that the County of Monterey Historic Resources Review Board (HRRB) adopt a resolution recommending that the Zoning Administrator:
1) Find the project qualifies for a Class 31 exception pursuant to section 15331 of the CEQA guidelines; and
2) Approve a Design Approval allow:
a. the remodel of a 1,237 square feet building to include a trash enclosure, storage and maintenance room. Materials and colors to consist of slate tile roof ("Stone Mountain Blend"/grey-black multicolor) to match existing Spreckels Park Restroom;
b. installation of a new ADA ramp from street level to lower courts and a new driveway approach; and
c. recreation upgrades consisting of the repair/resurface basketball court and the addition of 2 new basketball hoops, painting a pickleball court, and installing a new bench and water fountain.
DISCUSSION:
The subject property is currently developed with a volleyball and handball court, a shuffleboard court, two horseshoe pits, and an indoor racquetball court with an attached maintenance/storage building for Spreckels Park on the neighboring parcel.
The Applicant/Owner propose seismic retrofit, remodel, and reroof of an existing 1,237 square foot structure currently utilized as a racquetball court with an attached maintenance/storage area. Use changes to the building include replacing the indoor racquetball court with a storage area and creating a trash enclosure. The scope also includes repairing, resurfacing, and repainting the volleyball and handball court as separate basketball and pickleball courts, a new ADA ramp from street level to the lower courts, a new driveway approach to the existing structure, a new bench, and a new water fountain. Project plans are attached as Exhibit B.
Pursuant to the regulations for the Preservation of Historic Resources as contained in Chapter 18.25 of the Monterey County Code (MCC), the Secretary of the Interior's Standards for Rehabilitation and the Spreckels Design Guidelines established by the Monterey County Planning and Building Inspection Department, the property is to be reviewed by the HRRB. The Director of Planning was the initial approving body due to the project scope being considered as minor alterations due to how there is a remodel of a structure in the historic district in accordance with Title 21 section 21.54.060.B, but due to the request of a public hearing and for public review, staff has recommended that the HRRB review the project due to Spreckels not having a Land Use Advisory Committee other than the Spreckels Neighborhood Design Committee that is not facilitated by county. The public comment received on February 9, 2026, requested a public hearing due to concerns over changing the recreational use of the courts to a pickleball court generating noise, as well as wanting the public to review the plans. While the subject property is considered a non-contributing lot in the Spreckels Design Guidelines, the property itself is accessory, supports, and is adjacent to Spreckels Park, which is considered a contributing lot.
The seismic retrofit and remodel of the existing structure onsite proposes the usage of the same materials of concrete walls, split face CMU blocks, light French gray fascia door and trim, and slate roof tiling. Both the side and rear elevations will be the same besides the decrease in roof height from 17 feet to 12 feet 8 inches, bringing the structure into conformance with the current zoning height regulations for accessory structures in Public-Quasi-Public zoning, or “PQP”. Proposed changes to the front elevation include adding a metal roll up door and a standard pedestrian door.
To allow alterations to a designated resource a finding must be made that the proposed work is found to be consistent with the purposes of MCC Chapter 18.25 and will neither adversely affect the significant architectural features of the designated resource nor adversely affect the character of historical, architectural, or aesthetic interest or value of the designated resource and its site (MCC section 18.25.170.D.1). The project is to be reviewed by the HRRB for such determination.
CEQA
The proposed project qualifies for a class 31 exemption pursuant to section 15331 of the CEQA Guidelines with no exceptions to section 15300.2. This exemption applies to projects that are for the "maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources” in a manner consistent with the Secretary of Interior's Standards for the Treatment of Historic Properties" ("the Standards"). Additionally, the project will not have a cumulative impact on the environment, there are no unusual circumstances regarding this project that will cause a significant impact to the environment, the project is not visible from any scenic highways, the project is not located on a hazardous waste site and the proposed project will not cause a substantial change to any historical resources.
Prepared by: Jordan Evans-Polockow, Assistant Planner
Reviewed by: Anna Ginette Quenga, AICP, Senior Planner
The following attachments are on file with Housing and Community Development:
Exhibit A - Draft Resolution
Exhibit B - Project Plans, Colors, and Materials
Exhibit C - Design Approval Application Materials
Exhibit D - Vicinity Map
Exhibit E - Public Comment
cc: Derek Johnson (Agent); Project File PLN250308