Title
PLN220019 - STRETCH LESLIE & HEATHER TRS
Administrative hearing to consider the demolition of existing 7,833 square foot single family dwelling with an attached garage, and construction of a 6,149 square foot single family dwelling with an attached 487 square foot garage, attached 495 square foot junior accessory dwelling unit, 1,028 square feet of porches, and associated site improvements; and a Coastal Administrative Permit to allow development within 750 feet of known archaeological resources.
Project Location: 1535 Palmero Way, Pebble Beach
Proposed CEQA action: Find the project Categorically Exemption pursuant to section 15302 of the CEQA Guidelines, and that there are no exceptions pursuant to section 15300.2.
Body
RECOMMENDATIONS
It is recommended that the Chief of Planning adopt a resolution to:
a. Find that the demolition and reconstruction of the existing single family dwelling qualifies for a Class 2 Categorical Exemption pursuant to California Environmental Quality Act (CEQA) Guidelines section 15302 and there are no exceptions pursuant to section 15300.2; and
b. Approve a Coastal Administrative Permit and Design Approval to allow demolition of an existing 7,833 square foot single family dwelling with an attached garage, and construction of a 6,149 square foot single family dwelling with an attached 487 square foot garage, attached 495 square foot junior accessory dwelling unit, 1,028 square feet of porches, and associated site improvements; and a Coastal Administrative Permit to allow development within 750 feet of known archaeological resources.
The attached draft resolution includes findings and evidence for consideration (Exhibit A). Staff recommends approval subject to 10 conditions of approval.
PROJECT INFORMATION
Agent: Izu Ojukwu
Property Owners: Leslie and Heather Stretch
APN: 008-423-014-000
Parcel Size: 1.3 acres or 56,020 square feet
Zoning: Low Density Residential with a maximum gross density of 1.5 acres per unit and a Design Control overlay within the Coastal Zone or “LDR/1.5-D(CZ)”
Plan Area: Del Monte Forest Land Use Plan, Coastal Zone
Flagged and Staked: Yes
Project Planner: Kayla Nelson, Associate Planner
nelsonk@countyofmonterey.gov, (831) 796-6408
SUMMARY
Staff is recommending approval of two Coastal Administrative Permits and a Design Approval subject to the findings and evidence in the attached Resolution (see Exhibit A), and subject to the conditions of approval attached to the Resolution. Please read these carefully and contact the planner if you have any questions. Unless otherwise noted in the conditions, the applicant will be required to satisfy all permit conditions prior to the issuance of a building/grading permits and/or commencement of the approved use.
On March 19, 2025, an administrative decision will be made. A public notice has been distributed for this project. The deadline for submittal of written comments in opposition to the project, its findings, or conditions, based on a substantive issue, is 5:00 p.m. on Tuesday, March 18, 2025. The permit will be administratively approved the following day if we do not receive any written comments by the deadline. You will receive a copy of your approved permit in the mail. We will notify you as soon as possible in the event that we receive correspondence in opposition to your project or if the application is referred to a public hearing.
Note: This project will be referred to the Monterey County Zoning Administrator if a public hearing is necessary. The decision on this project is appealable to the Board of Supervisors and the California Coastal Commission.
OTHER AGENCY INVOLVEMENT
The following agencies have reviewed the project, have comments, and/or have recommended conditions:
HCD-Engineering Services
HCD-Environmental Services
Environmental Health Bureau
Pebble Beach Community Services District
Prepared by: Kayla Nelson, Associate Planner, x6408
Reviewed by: Taylor Price, Senior Planner (Working out of Class)
Approved by: Fionna Jensen, Principal Planner (Working out of Class)
The following attachments are on file with HCD:
Exhibit A - Draft Resolution including:
• Recommended Conditions of Approval
• Site Plans, Floor Plans & Elevations, Colors and Materials
Exhibit B - Vicinity Map
Exhibit C - Del Monte Forest Land Use Advisory Committee Minutes for
November 16, 2023
cc: Front Counter Copy; Pebble Beach Community Services District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; Kayla Nelson, Project Planner; Taylor Price, Senior Planner (Working out of Class); Fionna Jensen, Principal Planner (Working out of Class); Leslie and Heather Stretch, Property Owners; Izu Ojukwu, Agent; The Open Monterey Project; LandWatch (Executive Director); Lozeau Drury LLP; Christina McGinnis, Keep Big Sur Wild, Planning File PLN220019