Title
PLN260014 - WILLIAMS JASON & PAMELA FERNANDES TRS
Public hearing to consider the construction of a 4,602 square foot two-story single-family residence with a1,444 square foot two-car garage and associated site improvements including the removal of 11 protected trees, road access improvements, and construction of 215 linear feet of retaining walls on slopes in excess of 25%.
Project Location: 51 Marguerite, Carmel Valley
Proposed CEQA Action: Find the project qualifies for Class 3 and Class 4 Categorical Exemptions pursuant to CEQA Guidelines sections 15303 and 15304 and that none of the exceptions apply pursuant to section 15300.2.
Body
RECOMMENDATIONS
It is recommended that the Planning Commission:
1. Find that the project qualifies for a Class 3 and Class 4 Categorical Exemptions pursuant to CEQA Guidelines section 15303 and 15304 and that none of the exceptions apply pursuant to section 15300.2.
2. Approve a Combined Development Permit consisting of:
a. Administrative Permit and Design Approval to allow the construction of a 4,602 square foot two-story single-family residence with a 1,444 square foot two-car garage, and associated site improvements.
b. Design Approval to allow construction of 215 linear feet of retaining walls;
c. Use Permit to allow development on slopes exceeding 25 percent; and
d. Use Permit to allow the removal of 11 protected trees.
The attached draft resolution includes findings and evidence for consideration (Exhibit A). Staff recommends approval of the project subject to 14 conditions of approval.
PROJECT INFORMATION
Property Owners: Jason and Pamela Williams
Agent: Andrew Goodwin
APN: 169-421-022-000
Zoning: Rural Density Residential, 10 acres per unit, with Design Control, Site Plan Review, and Residential Allocation Zoning overlays [RDR/10-D-S-RAZ]
Existing Parcel Sizes: 15.5 acres
Plan Area: Carmel Valley Master Plan
Project Planner: Kayla Nelson, Associate Planner
nelsonk@countyofmonterey.gov; (831) 796-6408,
SUMMARY
The property is located at 51 Marguerite, Carmel (Assessor’s Parcel Number 169-421-022-000), Carmel Valley Master Plan. The parcel is zoned Rural Density Residential, 10 acres per unit, with Design Control, Site Plan Review and Residential Allocation Zoning overlays [RDR/10-D-S-RAZ]. The proposed project consists of a 4,602-square-foot, two-story single-family residence with an attached 1,444-square-foot, two-car garage, and associated site improvements, including the construction of 215 linear feet of site retaining walls ranging in height from 2 to 9.5 feet, including fencing, ground mounted solar, and driveway access. To complete the driveway access improvements, grading on slopes exceeding 25 percent and the removal of 11 protected Coast live oak trees and five non-protected Monterey pine trees would be needed. The subject parcel would be served potable water and sewage treatment by Canada Woods Water Company (CWWC).
Pursuant to Monterey County Code Section 21.64.030, accessory dwelling units only require the issuance of ministerial permits (construction permits). Accordingly, an accessory dwelling unit (ADU) is depicted on the project plans as being outside the scope of this discretionary permit, and thus is not considered as part of this project.
Originally the project scope only included the proposed driveway improvements, as the applicant desired separate, subsequent processing of the proposed single family dwelling. This scope of work was considered by the Planning Commission on August 12, 2026. After public testimony, the Planning Commission continued the hearing to a date uncertain and requested that the application revise the project scope to include the residential development so that the entirety of the project could be considered. The applicant then provided additional materials detailing the proposed residential development to staff for review. Staff is now returning with the entire project scope.
DISCUSSION
Site Development Standards & Design
The Rural Density Residential (RDR) zoning district establishes minimum setbacks for main structures of 30 feet from the front property line, 20 feet from the side property lines, and 20 feet from the rear property line. The maximum allowable height for main structures is 30 feet above average natural grade, and maximum site coverage is limited to 25 percent. The proposed development, including the single-family residence, would be located within the designated Building Envelope and would comply with the applicable setback and height requirements of the RDR zoning district.
The project proposes site retaining walls that consist of gray concrete VERSA-LOK blocks. The color and material of the wall would be designed to stabilize the soil while blending with the grayish tan bark of the surrounding oak and pine trees. The driveway would naturally screened by trees and cannot be seen by neighboring parcels or from public viewing areas in accordance with Carmel Valley Master Plan (CVMP) Policy CV-1.20(e). The proposed residence features a Western Farmhouse design utilizing a coordinated palette of muted earth tones, dark-stained timber, stone veneer, and black windows and doors. Roofing consists of standing-seam metal in medium-gray, and the exterior stucco is tan in color. Trim includes dark-stained heavy timber, with stone veneer in natural tan and beige accents. Windows, exterior doors, and overhead garage doors are black.
The exterior materials and colors would comply with both the CVMP Policy CV-1.20 and Chapter 21.44 of Title 21. The project would further the intent of Policy CV-1.20 by incorporating materials and colors that are compatible with the architectural style of the residence and the natural and built character of Carmel Valley and the surrounding area. The coordinated use of muted earth tones, natural stone, dark-stained timber, and subdued roofing materials would help integrate the residence into the surrounding landscape while maintaining an appropriate visual scale. The project is not located within a designated visual sensitivity area under the Carmel Valley Master Plan. Further, pursuant to CVMP Policy 3.3, the proposed development will not be visible from or obstruct public views of Carmel Valley Road, Carmel River, or the surrounding hills as determined at Staff’s site visit conducted on May 27, 2026
Tree Removal
The project includes an application for the removal of 11 protected Coast live oak trees to accommodate the driveway access road improvements. No tree removal is proposed to accommodate the proposed single family dwelling. In accordance with the applicable policies of the Carmel Valley Master Plan (Policy CV-3.11) and the Monterey County Zoning Ordinance (Title 21 section 21.64.260.D.3), a Use Permit is required for the removal of more than three protected trees in a one-year period.
The required findings to grant a Use Permit to allow tree removal are: 1) the tree removal is the minimum required under the circumstances of the case, 2) the removal will not involve a risk of adverse environmental impacts, and 3) if the tree is diseased, injured, in danger of falling too close to existing or proposed structures, creates unsafe vision clearance, or is likely to promote the spread of insects of disease.
A Forest Management Plan was prepared by Tope’s Environmental, Inc. (County of Monterey Library No. LIB260086). The project arborist surveyed 110 trees within the existing driveway easement (86 Coast live oaks, 23 Monterey pines, and one Pacific madrone tree). Of those trees, the arborist recommended the removal of 11 Coast live oak trees, including three 24-inch landmark trees, and five non-protected Monterey pines to accommodate the proposed driveway improvements. No tree removal was identified as being needed to construct the single family dwelling. The trees were reported to be in fair condition but cannot be retained because the root zones will be impacted by road improvements.
The trees to be removed are adjacent to an existing dirt road. The necessary cut and fill of the road to install soil-stabilizing retaining walls would significantly impact tree root systems, potentially leading to a hazardous condition. Therefore, these trees are recommended for removal. Further, without the necessary cuts for roadway improvements, the road will not meet fire code standards. Thus, the trees within the roadway are proposed for removal. The proposed structures and site improvements have been designed to take advantage of existing openings in the tree canopy while avoiding areas with slopes of 25 percent or greater.
The project planner and Applicant/Owner discussed alternatives that may reduce or avoid additional tree removal. The applicant informed the project planner that a redesign would not be possible given the existing driveway easement configuration and steep topography of the project site. The planner's observation of the driveway confirmed how narrow the existing access easement is and that a redesign would further impact development on slopes and require additional tree removal. Accordingly, although 11 protected oak trees would be impacted, staff recommends the Planning Commission find that the proposed tree removal is the minimum necessary under the circumstances of this case to meet fire department development standards and ensure adequate access to the proposed main residence.
The Forest Management Plan recommends 11 replacement plantings of 5 five-gallon Coast live oaks sourced from a local nursery in locations with the greatest openings to minimize competition and maximize sunlight. Watering for establishment within the first two months shall be at least once per week throughout the dry seasons. Furthermore, the replacement trees whose critical root zone was within the areas impacted by construction will be monitored annually by a qualified arborist for a period of no less than three years. If any noticeable decline in the health of any trees is observed, additional trees shall be planted onsite at a 1:1 ratio in a suitable location as determined by a qualified arborist or forester (Exhibit C). Measures for tree protection during construction have been incorporated as conditions of approval and include tree root protection and a raptor and migratory bird nest survey if tree removal were to take place during February 1 through September 15.
Development on slopes
The project involves development on slopes exceeding 25%. Pursuant to Title 21 Section 21.64.230 and General Plan Policy OS-3.5, development on slopes exceeding 25 % may be permitted through approval of a Use Permit where no feasible alternative exists on slopes less than 25 %, or where the project better achieves General Plan and applicable area plan objectives.
The subject parcel exhibits slopes exceeding 25 % along the existing dirt driveway and limited areas within the building envelope. The proposed driveway improvements involve grading and development on slopes in excess of 25%. No development on slopes is proposed to accommodate the single family dwelling. The location of the steeper slopes directly adjacent to the existing dirt driveway limit feasible alternative locations for the required two fire turnouts and roadway widening to meet fire code standards. All other proposed development has been sited to avoid grading or development on steeper slopes. Similar to the project’s tree removal, these access improvements must occur to meet fire code, and must occur in this location due to the existing driveway easement confirmation that was established with the subdivision. Any changes to the easement would require a Final Map Amendment and would still require tree removal and/or development on slopes. As such, staff recommends that the Planning Commission find that the project satisfies the threshold criteria for consideration of development on slopes exceeding 25 %.
A Geotechnical Report (County of Monterey Library No. LIB260087) prepared by Grice Engineering, Inc., dated August 23, 2024, demonstrates that the site is underlain by competent native bedrock at shallow depths and exhibits favorable geotechnical conditions when the report's recommendations are implemented. Geotechnical analysis indicates the absence of landslide hazards, slope instability, or other geologic constraints that would preclude development. With the implementation of recommended measures, including controlled grading, compaction, and use of suitable in situ or engineered fill, the proposed improvements can be constructed in a manner that ensures structural stability and consistency with Title 21 requirements.
ENVIRONMENTAL REVIEW
The project is categorically exempt from environmental review pursuant to Sections 15303 and 15304 of the California Environmental Quality Act (CEQA) Guidelines. Section 15303 provides a categorical exemption for the construction of a single-family residence or a second dwelling unit in a residential zone, as well as accessory structures, including garages. The applicant proposes to construct a single-family dwelling and a detached garage on a legal lot of record. Section 15304 provides a categorical exemption for minor alterations to the condition of land, provided the applicable exemption criteria are satisfied, including limitations related to the removal of healthy, mature, scenic trees. The project proposes to remove 11 protected Coast live oak trees and five non-protected Monterey pine trees, for a total of 16 trees, to accommodate private road access improvements serving the proposed single-family dwelling. Based on these circumstances, the project has been determined to qualify for the categorical exemption under CEQA Guidelines Sections 15303 and 15304.
None of the exceptions under CEQA Guidelines section 15300.2 apply to this project. The project does not involve a designated historical resource. The project is also not located near a hazardous waste site or within view of a scenic highway corridor. The project, as proposed, does not cause any unusual circumstances that would result in a significant effect or would result in a cumulative significant impact. The project site is located within an area of moderate archaeological sensitivity. A standard condition of approval will be incorporated into this project to ensure construction and tree replanting is halted if archaeological resources are accidentally uncovered. Although tree removal is proposed, the subject trees are not within a scenic highway and will not damage a scenic corridor. Thus, there is no feature or condition of the project that distinguishes the project from the exempt class (Exhibit A).
CARMEL VALLEY LAND USE ADVISORY COMMITTEE (LUAC).
Based on the LUAC procedure guidelines adopted by the County of Monterey Board of Supervisors Resolution No. 15-103, the project was referred to the Carmel Valley LUAC for review on June 15, 2026 and October 5, 2026 (Exhibits D & E). At both the June 15, 2026, and October 5, 2026, meetings, no questions or concerns were raised regarding the single-family dwelling, ADU, driveway improvements on slopes in excess of 25%, or the proposed tree removal. At the June 15, 2026, meeting, the LUAC unanimously recommended approval of the roadway improvement, tree removal, and development on slopes portion of the project, with a 5-0 vote and three members absent. At the October 5, 2026, meeting, the LUAC unanimously recommended approval of the single family dwelling portion of the project, with a 5-0 vote and two members absent.
OTHER AGENCY INVOLVEMENT
The following County agencies have reviewed this project, have comments, and/or have recommended conditions:
HCD-Environmental Services
HCD-Engineering Services
Environmental Health Bureau
Monterey County Regional Fire District
Prepared by: Kayla Nelson, Associate Planner, ext. 6408 & Jonathan Olivas, Senior Planner, ext. 5716
Reviewed by: Fionna Jensen, Principal Planner
Approved by: Melanie Beretti, AICP, Chief of Planning
The following attachments are on file with HCD:
Exhibit A - Draft Resolution, including;
• Recommended Conditions of Approval
• Project Plans
Exhibit B - Vicinity Map
Exhibit C - Arborist Report and Tree Assessment
Exhibit D - Carmel Valley LUAC Minutes, June 15, 2026
Exhibit E - Carmel Valley LUAC Minutes, October 5, 2026
cc: Front Counter Copy; Planning Commission; Monterey County Regional Fire Protection District; Environmental Health Bureau; HCD-Development; HCD-Environmental Services; Fionna Jensen, Principal Planner; Kayla Nelson, Project Planner; Andrew Goodwin, Agent; Jason and Pamela Williams, Owner; The Open Monterey Project (Molly Erickson); LandWatch (Executive Director); Lozeau Drury LLP; Christina McGinnis, Keep Big Sur Wild; Planning File PLN260014.