Title
PLN170803 - BARRETT FAMILY HOLDINGS, LLC.
Public hearing to consider the construction of a sub-grade 550-square foot laundry room under an existing concrete slab crawl space
Project Location: 3154 17 Mile Drive, Pebble Beach
Proposed CEQA action: Categorically Exempt per §15301 of the CEQA Guidelines
Report
RECOMMENDATION:
It is recommended that the Zoning Administrator adopt a resolution to:
a. Find that the project is limited development consisting of the construction of a minor addition which will not result in an increase of more than 50% of the floor area of the structures before the addition and which qualifies as a Class 1 Categorical Exemption per §15301 of the CEQA Guidelines and none of the exceptions under §15300.2 apply; and
b. Approve a Combined Development Permit consisting of:
a) Coastal Development Permit and Design Approval to allow the construction of a 550-square foot sub-grade laundry/utility room within 750 feet of a known archaeological site
b) Coastal Development Permit for development within 100 feet of environmentally sensitive habitat.
The attached draft resolution includes findings and evidence for consideration (Exhibit B). Staff recommends approval subject to 11 conditions of approval.
PROJECT INFORMATION:
Agents: Anthony Lombardo, Esq. and Pedro Rosado
Property Owners: Richard and Gail Barrett
APN: 008-271-004-000
Parcel Size: 1.36 acres (59,144 SF)
Zoning: LDR/2-D (CZ)
Plan Area: Del Monte Forest Land Use Plan
Flagged and Staked: No
SUMMARY:
The project site is located at 3154 17 Mile Drive, west of the Crocker Cypress Grove and east of the Sunset Point Overlook in Pebble Beach. The subject parcel abuts the Cypress Point Golf Club and rests on the ocean-side of 17 Mile Drive. The project includes plans to expand an existing sub-grade utility room further into the ground to accommodate a laundry room. The expansion would involve excavating approximately 5-feet below the existing crawl space/utility room floor and exporting approximately 82 cubic yards of soil. To account for the high archaeological sensitivity and the findings in the archaeological report associated with previous improvements to the existing single-family dwelling, the applicant submitted a new archaeological report with a recommendation to have an archaeologist present during the removal of the existing concrete slab. Because there is a possibility of inadvertently discovering previously unidentified cultural resources, the archaeologist also lists recommendations in the event of discovery. A non-standard condition was applied to ensure proper actions are taken in the case of discovering archaeological and/or cultural resources. Further environmental review was not required because it was determined that the project site is previously disturbed and that the new project will stay within the existing building footprint. An additional condition has also been applied to protect nearby Monterey Cypress trees during construction.
DISCUSSION:
The parcel is zoned Low Density Residential with a Design Control overlay (LDR/2-D). The proposed laundry room falls under “principal uses allowed” with the approval of a Coastal Administrative Permit because it is considered a non-habitable accessory structure; however, the subject project is located within 750-feet of known archaeological resources and within 100-feet of environmentally sensitive habitat (indigenous Monterey Cypress) and therefore, is “non-exempt development,” requiring Coastal Development Permits. In addition to these entitlements, the project is also subject to a Design Approval because it is within a Design Control District. The purpose of a Design Control District is to regulate the location, size, configuration, materials, and colors of structures and fences to assure the protection of the public viewshed, neighborhood character, and to assure the visual integrity of certain developments without imposing undo restrictions on private property.
Design Review:
Although the property is addressed as 17-Mile Drive, most of the frontage of this rectangular parcel is located on Sunset Point. A wood fence borders the entire front property line with vehicle gates on either end. Along with the approximately 6-foot high wood fence, natural vegetation consisting of a moderate growth of mature Oak, Cypress, and Pine trees shield the existing single family residence from view. Upon entering the property through the northern gate, the driveway continues to the front entrance of the house and on to the garage on the southwest. To the north and northwest direction, the property is landscaped and several landmark trees are present. Farther in (northwesterly), the Cypress Point Golf Course is visible; no obvious separation between the subject property and the golf course exists. The proposed laundry room/utility area is located on the west side of the existing 7,175-square foot residence and access would be gained through an opening in an existing hedge. The existing crawl space is currently used as a utility area/storage room and has a concrete slab on grade- the expansion of this area will require two additional doorways for entry (one to access the laundry room from inside the house and the other from outside). Colors and materials will match the existing structure. Development would occur near a few protected trees and within a high archaeological sensitivity area. Although the project site is designated with a Design Overlay (“D”), according to Resolution No: 09-360 “Staking and/or Flagging Criteria,” staking and/or flagging may be exempted when the project planner determines that no visual analysis is required for the project. The proposed laundry room will not pose an adverse visual impact and is within the existing building footprint, beneath an existing crawl space/utility area. Therefore, flagging and/or staking was not required.
The proposed project is within the existing building envelope and meets all development standards with respect to height, setbacks, and coverage for this area:
Accessory Structure Setback and Height Requirements:
Front Setback: 50 feet (minimum)
Side Setback: 6 feet (minimum)
Rear Setback: 6 feet (minimum)
Maximum height: 15 feet
Proposed Setbacks and Height for PLN170803:
Front Setback: 40+ feet
Side Setback: N/A
Rear Setback: 60 feet
Maximum height: 11 feet
Project Issues:
Archaeology. The subject parcel has three (3) archived archaeological reports (LIB050088, LIB050085, and LIB180163) in the County’s records. These earlier reports determined that the parcel was of archaeological significance and specific areas underwent auger boring for additional testing. In previous reports, although several areas of obvious midden deposits were seen on the project parcel, the archaeologists found no evidence of potentially significant cultural resources within the immediate impact areas. On December 9, 2017, an updated archeological assessment was prepared by Gary S. Breschini, Ph.D. which specifically analyzed the potential impacts of a sub-grade laundry room. Given the intermittent nature of CA-MNT-1893, the archaeologist could not completely rule out the possibility of finding previously unidentified buried cultural materials and recommended an archaeological monitor be present during the removal of the existing crawl space’ concrete slab. In response to this recommendation and to better meet the policies of the DMF LUP, staff added a non-standard condition requiring an archaeological monitor be present during the removal of the concrete slab. In addition to this language, staff has incorporated an additional action triggered only if archaeological and/or cultural resources are found. In this case, prior to resuming any further project-related ground disturbance, Owner/Applicant shall contact RMA-Planning to determine the proper disposition of archaeological/cultural resources. Pursuant to the Del Monte Forest Land Use Plan, Policy Number 57, the timely identification and evaluation of archaeological, historical, and paleontological resources, and coordination with applicable Native American representatives, is encouraged, so that these resources are given full consideration during the conceptual design phase of land use planning for project development.
Environmentally Sensitive Habitat Area. In the Del Monte Forest, environmentally sensitive habitats are protected and governed by Section 20.147.040 of the CIP and through the LUP’s ESHA Policies 8-29. Although no protected trees are slated for removal, proposed development would occur within 100 feet of protected trees (considered environmentally sensitive). Moreover, this parcel is included in Figure 2a (Indigenous Monterey Cypress Habitat) and is subject to Policy 20. Revisions to Policy 20 became effective February 7, 2018 after certification by the Coastal Commission (Ordinance No. 5295 and Resolution No.17-522), and includes certain tests for new development on developed lots. These are:
1. On developed lots (i.e. those with an existing legally established residence), new and/or modified development shall be located within the existing legally established structural and/or hardscape area (i.e. all areas of the site covered with a structure, or covered by pervious or impervious hardscape (such as decks, patios, driveways, and paths, but not including landscaped areas, fence areas, or underground or over utility areas)) and outside the critical habitat area.
The subject project meets the first test because it involves development within the existing and legally established structural area (beneath the living room and expanding the crawl space, down instead of out). Staff determined that the second test is met because the individual tree is not part of a continuous forest cover and is enveloped by the existing residence. A Forest Management Plan (Exhibit E) was prepared in March 2004 and amended on June 22, 2004 with the intent of creating a permanent forest management program for the site. The standard tree and root protection condition (Condition No. 5) has been applied by Planning staff and should align with the recommendations made in the Forest Management Plan-this includes having a certified arborist oversee and approve the protective measures implemented prior to the issuance of grading and/or building permits.
Parking:
The resulting project will not require additional parking, therefore, there are no foreseeable impacts to parking.
CEQA
This project is categorically exempt from CEQA review pursuant to §15301, Class 1 for an addition to an existing structure that is less than 50 percent of the floor area (or 2,500 square feet). The project consists of a Coastal Development Permit for a 550-square foot laundry room addition which would expand an existing crawl space and therefore, qualifies for an exemption.
Tribal consultation took place pursuant to AB 53 regarding the proposed project because staff’s initial analysis concluded that an Initial Study would need to be prepared. However, this project ultimately qualified for a categorical exemption because the proposed site was determined to be previously disturbed. Therefore, the consultation was ultimately not needed. Although not required, a non-standard condition has been applied to address both archaeological resources and cultural resources in the event of discovery.
OTHER AGENCY INVOLVEMENT:
The following agencies have reviewed the project, have comments, and/or have recommended conditions:
RMA-Public Works
RMA-Environmental Services
Environmental Health Bureau
Water Resources Agency
Pebble Beach CSD
California Coastal Commission
LUAC
The proposed project was not forwarded to the Del Monte Forest Land Use Advisory Committee for the following reasons: 1) It does not require additional environmental review (e.g. Negative Declaration, Mitigated Negative Declaration, etc.); 2) is not a Lot Line Adjustment involving conflicts; 3) is not a proposal for a Variance; and 4) is not solely a Design Approval subject to review by the Zoning Administrator or Planning Commission.
Prepared by: Maira Blanco, Assistant Planner, x5052
Reviewed by: Brandon Swanson, RMA Services Manager
Approved by: John M. Dugan, FAICP, RMA Deputy Director of Land Use and Community Development
The following attachments are on file with the RMA:
Exhibit A - Project Data Sheet
Exhibit B - Resolution
Exhibit B.1 - Conditions
Exhibit B.2 - Plans
Exhibit C - Vicinity Map
Exhibit D - Del Monte Forest, Figure 2a
Exhibit E - Forest Management Plan, 2004
Exhibit F - Staff site visit photos
cc: Front Counter Copy; Zoning Administrator; Brandon Swanson, RMA Services Manager; Maira Blanco, Project Planner; Anthony Lombardo, Esq., agent; Pedro Rosado, applicant; Richard and Gail Barrett (Barrett Family Holdings, LLC.), property owners; The Open Monterey Project (Molly Erickson); LandWatch (Executive Director); John H. Farrow; Janet Brennan; Project File PLN170803.