Title
PLN260131 - EVANS KIMBERLY M & JACOB M EVANS
Public Hearing to consider the construction of a 672 square foot detached modular accessory dwelling unit, a 377 square foot deck and associated site improvements and the removal of three Coast Live Oak trees.
Project Location: 1613 Sonado Road, Pebble Beach, Del Monte Forest Land Use Plan
Proposed CEQA action: Find the project qualifies as a Class 3 Categorical Exemption pursuant to CEQA Guidelines section 15303, and there are no exceptions pursuant to section 15300.2
Report
RECOMMENDATION:
It is recommended that the Zoning Administrator adopt a resolution to:
1) Find that the project qualifies as a Class 3 Categorical Exemption pursuant to CEQA Guidelines section 15303, and there are no exceptions pursuant to section 15300.2; and
2) Approve a Combined Development Permit consisting of a:
a. Coastal Administrative Permit and Design Approval to allow the construction of an 672-square-foot detached modular accessory dwelling unit, a 377 square foot deck and associated site improvements;
b. Coastal Development Permit to allow the removal of three Coast Live Oak trees.
The attached draft resolution includes findings and evidence subject to 8 conditions of approval for consideration (Exhibit A).
PROJECT INFORMATION:
Agent: John Moore
Property Owner: Evans Kimberly M & Jacob M Evans TRS
APN: 008-201-016-000
Parcel Size: 0.87 acres or 37,026 square feet
Zoning: Low Density Residential with 1.5 acres per unit density, Design Control overlay in the Coastal Zone or “LDR/1.5-D(CZ)”
Plan Area: Del Monte Forest Land Use Plan
Flagged and Staked: Yes
Project Planner: Jack Sorensen, Assistant Planner
sorensenj@countyofmonterey.gov, (831) 784-5765
SUMMARY/DISCUSSION:
The subject property is located at 1613 Sonado Road, within Pebble Beach. The lot is currently developed with a single-family dwelling and an attached garage. The proposed project consists of the construction of a detached 672 square foot Modular Accessory Dwelling Unit (ADU), a 377 square foot deck, and the removal and relocation of three Coast Live Oak trees. The project includes 45 cubic yards of fill and 5 cubic yards of cut. The property has an existing active connection with California American Water (Cal-Am), an active sewer service connection with Pebble Beach Community Services District (PBCSD).
Based on staff analysis, the proposed project is consistent with the policies and regulations pertaining to zoning uses and any other applicable provisions of the 1982 General Plan (General Plan), Del Monte Forest Land Use Plan (DMF LUP), Del Monte Forest Coastal Implementation Plan (DMF CIP), and applicable sections of the Monterey County Coastal zoning ordinance (Title 20).
Land Use
The parcel is zoned Low Density Residential, 1.5 units per acre, and Design Control overlay in the Coastal Zone, or “LDR/1.5-D(CZ)”. Title 20 section 20.14.040.W allows for the construction of an ADU, subject to a Coastal Administrative Permit. Further, Title 20 section 20.44 allows for such development, subject to a Design Approval Permit in each case. The project also includes the removal of three (3) Coast Live Oak trees which require a Coastal Development Permit pursuant to Title 20 section 16.60.040 and DMF CIP section 20.147.070.A.1.(a). Therefore, the project is an allowed use.
Pursuant to Title 20 section 20.14.060 and section 20.64.030, the required setbacks for a detached ADUs are 50 feet (front), 4 feet (rear), and 4 feet (sides) and the maximum allowed height is 16 feet from average natural grade. As delineated on the project plans, the proposed ADU maintains a front setback of 70+ feet, is setback 11’-8” and 15’-10” on either side and over 11+ feet from the rear. The proposed ADU has a height of 12’-3” from average natural grade. The property has a maximum allowable building site coverage of 15 percent (5,553 square feet) and an allowable Floor Area Ratio (FAR) of 17.5 percent (6,479 square feet). The proposed development indicates a building site coverage of 8.9 percent (4,149 square feet) and a floor area ratio of 8.9 percent (4,149 square feet), both of which comply with the allowable maximum coverage. Pursuant to DMF CIP 20.147.030.A.1.(b), impervious surface coverage for residential development shall be limited to a maximum of 9,000 square feet. With the addition of the proposed ADU the impervious surface area is 9,204 square feet, however, pursuant to Title 20 section 20.64.030.E.6.a, states ADU’s shall comply with building site coverage and floor area ratio requirements of the applicable zoning district except where they would preclude the establishment of a newly constructed ADU of up to 800 square feet. Therefore, the proposed project complies with the applicable site development standards (Exhibit A).
Design and Visual Resources
The subject property includes a Design Control Overlay. Title 20, Chapter 20.44 establishes regulations for Design Control zoning, or “D” districts, to help regulate the location, size, configuration, materials, and colors of structures and fences to assure the protection of neighborhood character. Residences within the vicinity of the project site align with an eclectic range of architectural styles, inclusive of suburban mediterranean-style homes to craftsman-style homes, all with visible influences of modern-century designs. The proposed ADU would match the style and colors of the existing residence consisting of a Class ‘A’ white single ply membrane roof, new exterior paint in white, and windows and doors in aluminum clad black. The property is surrounded by landscaping, including Oak trees and an existing single-family residence. Consistent with DMF CIP section 20.147.070.B.3 and DMF LUP Policy 53, the project has been designed, sited and conditioned in a manner to ensure minimal visibility from any scenic areas. The proposed exterior finishes would not detract from the surrounding natural environment and would be consistent with the surrounding residential neighborhood character. Therefore, as designed, sited and conditioned, the project assures protection of the public viewshed, is consistent with neighborhood character, and assures visual integrity as outlined in the DMF LUP, DMF CIP and Title 20. Additionally, General Plan Policy 26.1.20 requires that all exterior lighting shall be unobtrusive and constructed or located so that only the intended area is illuminated, long-range visibility is reduced of the lighting source, and off-site glare is fully controlled. Therefore, a standard condition of approval has been applied to ensure that all exterior lighting is down-lit, unobtrusive, and harmonious with the area (Condition No. 4).
Policy 47 of the Del Monte Forest LUP requires that views from designated public access areas and vista points, from Highway 68 and 17-Mile Drive corridors, and of ridgelines as seen from the public viewing areas identified in Figure 3 shall be protected as resources of public importance. Development within these areas that could adversely impact such views shall only be allowed where it protects, preserves, and, if feasible, enhances such scenic resources. The subject parcel is shown as being within the viewshed points from Point Lobos, as indicated on Figure 3 of the DMF LUP. The projects staking and flagging cannot be seen from Highway 68 and 17-Mile Drive corridors, and of ridgelines as seen from the public viewing areas identified on Figure 3. Additionally, the proposed ADU will have exterior colors and materials that match the existing residence. The proposed ADU will have colors and materials consisting of white exterior, a flat white single ply membrane roof, and black metal door and window frames. The exterior finishes are compatible with the surrounding environment, and the proposed flat roof ensures that public views are protected, while the colors are consistent with the residential neighborhood character. These colors and materials will continue to help blend the proposed structure into the surrounding residential neighborhood and vegetated environment.
Policy 48 of the DMF LUP requires that development within visually prominent settings be sited and designed to avoid blocking or having a significant adverse impact on significant public views. This Policy further requires that construction of buildings and access roads should be sited to minimize tree removal and visually obtrusive grading. As delineated on the project plans, the location of the ADU is in a previously graded site located in the backyard. The proposed grading quantities to construct the ADU include 45 cubic yards of cut and 5 cubic yards of fill. The proposed location of the ADU additionally assures the development conforms with the required setbacks outlined in Title 20, while minimizing tree removal. By siting the ADU in its proposed location, it will reduce the likelihood of blocking views by consolidating the property’s development footprint to one area, while maintaining the required setbacks for such a structure.
Tree Removal
The lot is landscaped and includes several Live Oak trees. The project includes an application for the removal of three Live Oak trees. Pursuant to the DMF CIP, 20.147.050.B, an Arborist report (County of Monterey Library No. LIB260131, Exhibit C) was prepared to assess tree health, construction impacts, and to provide tree removal, preservation and replacement recommendations in preparation for the proposed project. The Arborist report inventoried a total of 19 trees on the property, within 50 feet of the construction area, equal to and or larger than 6 inches and determined that three of the inventoried trees were in close proximity to construction activities. As proposed, three Live Oak trees would be removed with implementation of this project, which are all in a fair health condition. The project as proposed would require a Coastal Development Permit per DMF CIP section 20.147.050.A, to allow removal of three native trees. Removal of these trees is consistent with the recommendations of the prepared arborist report and the State’s fuel management requirements and guidelines. The criteria to grant the Coastal Development Permit in this case would require the tree removal be that the removal the removal shall conform to all development standards regarding freshwater and marine resources, environmentally sensitive habitat areas, and scenic visual resources, and be the minimum necessary under the circumstances as the three trees to be removed are within close proximity to the proposed construction, are not considered specimen trees, and the removal of the trees would have an overall reduction of less than 10 percent of the overall canopy of the lot. The removal of the trees would not have any impact on scenic visual resources, nor would the removal of trees create the potential for such to occur.
The proposed tree removal is the minimum necessary in this case. The three trees to be removed are within or in close proximity to the proposed construction footprint. In addition to being impacted by construction activities, the removal of these trees within close proximity to the development also helps to reduce fuel loads near the proposed development. The proposed location of the ADU is in the uppermost portion of the property in a previously disturbed area, is entirely fenced and separated from native habitat outside the property and is sited to minimize tree and ground disturbance. Therefore, staff believe that the proposed tree removal is the minimum required under the circumstances.
Additionally, DMF CIP section 20.147.050.C.6 states that where removal of native trees is allowed for development, such removal shall be mitigated through replanting either on or off site; whichever is better overall for forest resources. The arborist recommends replanting a 1 to 1 ratio of three nursery stock California Live Oaks, with the minimum planting size to be five-gallon containers per tree (Condition No. 6). The three replacement plantings shall be planted in appropriate and suitable locations on the subject parcel.
Archaeological Resources.
The Monterey County Geographic Informational System identifies the subject property to be in an area that is mapped as having a moderate sensitivity to the presence of archaeological resources. Pursuant to CIP section 20.147.080.A.1, a Phase I Archaeological Report (County of Monterey Library No. LIB26117) was prepared for the property and identified no known archaeological resources on the subject property. Therefore, potential impacts on archaeological resources are minimal, and a standard condition of approval requiring work to stop if previously unidentified resources are found during construction has been incorporated into this permit (Condition No. 3).
Environmentally Sensitive Habitat Area
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Policy 16 of the DMF LUP states that prior to approval of development on existing legal lot of record, a biological report shall be prepared by a qualified biologist as a part of the approval of any development. A Biological report was prepared (County of Monterey Library No. LIB260118), and the project biologist surveyed the entire property on March 2, 2026. The report concluded that there are three primary plant communities and integrated vegetation types along subject property consisting of: Central Maritime Chaparral, Monterey pine woodland mixed with Coast Live Oak woodland. However, no special status species were found on the actual subject property. The proposed development would be in the uppermost portion of the subject property, and the report identifies this area to be entirely fenced and separated from any native habitat outside of the property. As delineated on the project plans, the proposed ADU is currently sited primarily in the uppermost portion of the property. The area is entirely fenced and separated from native habitat outside the property. Except for the three 6” Coast Live Oaks proposed for removal, this project will have minimal impact on the site and no impact on any special status plant or animal. |
CEQA:
California Environmental Quality Act (CEQA) Guidelines section 15303(e) categorically exempts the construction of new structures and accessory structures. As proposed, the application includes the construction of a detached 672 square foot modular accessory dwelling unit, and other site improvements. The proposed project does not create impacts to an environmental resource, any scenic highways, or historical resources; this will not create any cumulative or significant impact, and this site is not a hazardous waste site. No evidence of significant adverse environmental effects were identified during staff’s review of the development application.
LUAC:
County staff referred the project 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 5, 2026, and voted 5-0 to support the project. The LUAC raised no concerns.
OTHER AGENCY INVOLVEMENT:
The following agencies have reviewed the project, have comments, and/or have recommended conditions:
Environmental Health Bureau
HCD-Engineering Services
HCD-Environmental Services
Pebble Beach CSD
Prepared by: Jack Sorensen Assistant Planner, (831)-784-5845
Reviewed and Approved by: Jacquelyn M. Nickerson, Principal Planner
The following attachments are on file with the HCD:
Exhibit A - Draft Resolution including:
- Conditions of approval
- Site Plans
- Colors and Materials
Exhibit B - Vicinity Map
Exhibit C - Arborist Report
cc: Front Counter Copy; Planning Commission; Pebble Beach CSD (fire); HCD-Environmental Services; HCD - Engineering Services; Environmental Health Bureau; Jack Sorensen, Project Planner; Jacquelyn M. Nickerson, Principal Planner; Jake Evans, Property Owner; John Moore, Agent; The Open Monterey Project (Molly Erickson); Laborers International Union of North America (Lozeau Drury LLP); Christina McGinnis, Keep Big Sur Wild; LandWatch; Project File PLN260131.