Title
PLN210266 - CASTLE PINES LLC
Public hearing to consider allowing construction of a 13,277 square foot, two-story single family dwelling inclusive of a 5,581 square foot basement with associated site improvements including a pool and spa and approximately 6,000 cubic yards of cut and 650 cubic yards of fill, the removal of five protected Coast live oak trees and one landmark Monterey pine tree within 750 feet of a known archaeological resource.
Project Location: 3418 17 Mile Dr, Pebble Beach
Proposed CEQA Action: Find the project qualifies for a Class 3 Categorical Exemption pursuant to CEQA Guidelines Article 19 Section 15301, and there are no exceptions pursuant to Section 15300.2.
Report
RECOMMENDATION:
It is recommended that the Zoning Administrator adopt a Resolution:
1. Considering the project exempt from CEQA pursuant to section 15303, new structures; and
2. Approving a Combined Development Permit consisting of a:
a. Coastal Administrative Permit and Design Approval to allow the construction of a 13,277 square foot, two-story single family dwelling inclusive of a 5,581 square foot basement with associated site improvements including a pool and spa and approximately 6,000 cubic yards of cut and 650 cubic yards of fill;
b. Coastal Development Permit to allow development within 750 feet of known archaeological resources; and
c. Coastal Development Permit for removal of six protected trees including five Coast live oaks and one landmark Monterey pine.
PROJECT INFORMATION:
Agent: Dale Ellis, Anthony Lombardo and Associates
Property Owner: Castle Pines LLC
APN: 008-381-020-000
Parcel Size: 47,982 Square Feet (1.1 Acres)
Zoning: Low Density Residential with a density of one unit per 1.5 acres and a Design district overlay in the Coastal Zone (LDR/1.5-D(CZ))
Plan Area: Del Monte Forest Land Use Plan
Flagged and Staked: Yes
SUMMARY:
The project is located at 3418 17 Mile Dr, Pebble Beach and is subject to the policies of the Del Monte Forest Land Use Plan. The proposed project includes construction of a 13,277 square foot, two-story single family dwelling inclusive of a 5,581 square foot basement with associated site improvements including a pool and spa and approximately 6,000 cubic yards of cut and 650 cubic yards of fill, development within 750 feet of a known archaeological resource; and removal of six protected trees including five Coast live oaks and one landmark Monterey pine. The project is consistent with applicable goals and policies in the 1982 General Plan, policies in the Del Monte Forest Land Use Plan (DMF LUP), and regulations and development standards contained in the Del Monte Forest Coastal Implementation Plan (DMF CIP) and Title 20 Zoning Ordinance.
Six protected trees consisting of five Coast live oaks and one landmark Monterey pine are proposed for removal, the Tree Assessment and Forest Management Plan (LIB230162) confirmed the tree must be removed to allow the new construction. A Coastal Development Permit has been applied to this project for the removal of these trees.
County GIS identified the subject property as having potential habitat for Hookers manzanita, Monterey pine forest and Oak woodland which are special status species. In accordance with the DMF CIP, a Biotic Assessment (LIB230164) was prepared for this project to address any potential impacts to biological resources on the property.
A Preliminary Cultural Resources Reconnaissance (LIB230163) was prepared for this project to assess any potential impacts to significant archaeological or cultural resources. The report concluded there were no indicators of significant resources on the parcel and did not recommend further investigation.
DISCUSSION:
Land Use & Development Standards
The property is zoned Low Density Residential, one unit per 1.5 acres with Design Control overlay district in the Coastal Zone or “LDR/1.5-D(CZ)”. This zoning allows the first single family dwelling on a plot of land, development within 750 feet of known archaeological resources and tree removal pursuant to discretionary planning permits. The proposed project is consistent with the applicable development standards for LDR zoning. The applicant proposes a height of 26 feet and 3 inches from the average natural grade, consistent with the allowable 30 foot maximum. The proposed structure meets all the required setbacks exceeding the required 30-foot front setback, 20-foot side and rear setbacks. The home will be positioned over 65 feet from the front property line, over 21 feet from each side property line and over 70 feet from the rear property line. The property is allowed a 15% (7,197 square feet) site coverage and a 17.5% (8,397 square feet) floor area ratio (FAR). The structure includes a 5,581 square foot basement that is located entirely below grade and therefore does not count towards the FAR for the property. The proposed development will result in a 13.9% (7,695 square feet) site coverage, a 16% (7,695 square feet) FAR. Since this property is located within the Pescadero Watershed, it is limited to a maximum 9,000 square feet of impervious coverage. The applicants have proposed a total impervious coverage of 8,862 square feet.
Health and Safety
The property receives water via public utilities:
- The applicant provided the water entitlement for the property showing there are ample water credits to support the proposed development. California American Water and the Pebble Beach Community Services District will provide the proposed project with potable water and sewage services.
- The Pebble Beach Community Services District reviewed the site plans and application materials for compliance with the fire safety regulations and found the project consistent.
Visual Resources and Design Review
DMF LUP Figure 3 - Visual Resources, illustrates that the site is located within the viewshed of Point Lobos and 17-Mile Drive. In addition, development is subject to the regulations of the Design Control “D” zoning district, which establishes design review requirements to assure protection of the public viewshed and neighborhood character. The development’s design, size and placement are consistent with the goals and policies of the Monterey County General Plan and the surrounding neighborhood character:
- The proposed colors and materials are consistent and compatible with the surrounding neighborhood character.
- The proposed colors and materials include light beige stone veneer, limestone stucco and bronze metal panels for the exterior walls of the home, pebble ballast roofing with a bronze metal fascia and light colored wood soffit and bronze window and door frames.
- The proposed development is approximately 65 feet from 17 Mile Drive and will be partially visible. Consistent with the DMF CIP, the applicants will use existing and proposed vegetation and trees to screen the dwelling. Views from Point Lobos will not been adversely impacted as the Del Monte Forest is highly developed, the new structure will blend in the man-made structures visible from the State Park viewing areas.
- Condition No. 7 requires an exterior lighting plan be provided and approved before the issuance of building permits; this condition shall ensure compliance with the DMF LUP, DMF CIP and Title 20.
Tree Removal
The applicants have proposed to remove six protected trees that are within the proposed footprint of the dwelling and site improvements. This is the minimum amount of trees to be removed under the circumstances considering other restrictions on the property including the required setback from 17 Mile Drive. The home has been appropriately sited to avoid the removal of additional protected trees and to have a minimal visual impact from scenic viewsheds. If the house was sited closer to 17 Mile Drive, it would impact other protected trees and block more ocean views from 17 Mile Drive. The arborist recommended a replacement ratio of 2:1 for the landmark Pine and 1:1 for the five Coast live oaks. These replacement trees will be planted in the areas with the greatest opening in the stand to allow for minimum competition and maximum sunlight. They will also be placed strategically to help shield the proposed development from 17 Mile drive. Tree protection measures were recommended within the arborist report and have been implemented as a condition of approval (Condition No. 4). These recommendations include installing protective fencing around the critical root zone of trees that will remain on the property during and following construction and ensuring soil compaction, parking of vehicles or heavy equipment, stockpiling of construction materials, cleaning of concrete or plaster, and/or dumping of spoils or materials does not occur within or near fenced areas. With the recommendations of the arborist and the replacement of the removed trees, the forest resources on the property will not be significantly impacted.
Biological Resources
The vacant lot was identified as having potential special status species onsite, in accordance with the DMF CIP, a Biological Assessment was prepared. The biologist conducted a site survey and did not identify any special status species on site. There were two native tree species identified during the survey, Coast live oak and Monterey pine, but it was determined that the proposed development would not have an adverse impact on the forest habitat. The biologist recommended one condition of approval to ensure avoidance of potential impacts to nesting birds. A raptor survey (Condition No. 9) has been added to this project to ensure potential nesting birds are not impacted by the proposed project.
Cultural Resources
The project site is within 750 feet of known archaeological resources and includes approximately 6,000 cubic yards of cut and 650 cubic yards of fill; therefore, a preliminary archaeological report was prepared to address any potential impacts to archaeological or cultural resources. A pedestrian survey did not result in any significant resources or indicators of resources on the property. Due to the findings of the survey, no further investigation was recommended by the archaeologist. The County’s standard archaeological condition (Condition No. 3) has been applied to the project to ensure work is halted if any resources are uncovered until the project archaeologist and the County can view the resource and establish its significance and potential mitigation measures.
CEQA:
The project is categorically exempt from environmental review pursuant to Section 15303 of the CEQA Guidelines, “New Construction”. This exemption applies to renovations and additions to existing structures that will not result in any adverse impacts to the surrounding environmental resources as defined in the CEQA Guidelines. This project qualifies for a Class 3 exemption because it includes the construction of a single family dwelling on a vacant lot. All of the necessary reports have been obtained and have determined that it is unlikely there will any impacts to archaeological resources, forest resources or visual impacts. There are no there are no exceptions pursuant to Section 15300.2.
OTHER AGENCY INVOLVEMENT:
The project was reviewed by HCD-Planning, HCD-Engineering Services, HCD-Environmental Services, the Environmental Health Bureau, and Pebble Beach Community Services District (CSD). The respective agencies have recommended conditions, where appropriate, to ensure that the project will not have an adverse effect on the health, safety, and welfare of persons either residing or working in the neighborhood.
LUAC:
The project was referred to the Del Monte Forest Land Use Advisory Committee (LUAC) for review. The LUAC reviewed the project at a duly noticed public meeting on November 16th, 2023 and voted unanimously to support the project as proposed.
Prepared by: Zoe Zepp, Assistant Planner
Reviewed by: Craig Spencer, Acting Director
Approved by: Melanie Beretti, AICP, Acting Chief of Planning
The following attachments are on file with the HCD:
Exhibit A - Project Data Sheet
Exhibit B - Draft Resolution, including:
• Recommended Conditions of Approval
• Site Plan, Floor Plans, Elevations & Colors and Materials
Exhibit C - Tree Assessment
Exhibit D - LUAC Minutes
Exhibit E - Vicinity Map
cc: Front Counter Copy; Planning Commission; Pebble Beach Community Services District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; Zoe Zepp, Planner, Craig Spencer, Acting Director; Castle Pines LLC Property Owner; Dale Ellis, Agent; The Open Monterey Project; LandWatch (Executive Director); Lozeau Drury LLP; Project File PLN210266