COMPLETED BOARD ORDER�"�f�S-5
Before the Board of Supervisors in and for the
County of Monterey, State of California
a. Consider the appeal of Kurt and Sue Jaggers from the discretionary decision by the
Zoning Administrator denying a Variance from the 18-foot height limit;
b. Consider the application PLN090253/Jaggers) for a Combined Development Permit
consisting of. 1) a Coastal Administrative Permit for the demolition of an existing
4,095 square foot single family dwelling with 248 square feet of deck and an attached
429 square foot garage, the construction of a new 5,080 square foot single family
dwelling with an attached 670 square foot garage and 644 square feet of deck, and
cisterns; 2) a Coastal Development Permit to allow development within 750 feet of a
known archaeological resource; 3) a Coastal Development Permit to allow development
on slope greater than 30 percent; 4) a Variance from the 18-foot height limit to allow a
height above average natural grade of approximately 21.7 feet net reduction of
approximately 1.6 feet from the existing residence); 5) Design Approval; and grading
consisting of approximately 1,010 cubic yards of cut and 200 cubic yards of fill net
export of approximately 810 cubic yards); and
c. Continue the item to a date certain, and provide direction to staff to return with findings
and evidence reflecting the Board's direction.
Appeal, Discretionary Decision PLN090253/Jaggers, 2741 Calle la Cruz, Carmel
Meadows, Carmel Area Land Use Plan)
Upon motion of Supervisor Potter, seconded by Supervisor Calcagno, and carried by those
members present, the Board hereby:
Continued this item to August 31, 2010, and moved to support the applicant's variance request
approving the project as submitted.
PASSED AND ADOPTED this 27th day of July, 2010, by the following vote, to wit:
AYES: Supervisors Armenta, Calcagno, Salinas, Potter
NOES: Supervisor Parker
ABSENT: None
I, Gail T. Borkowski, Clerk of the Board of Supervisors of the County of Monterey, State of California, hereby
certify that the foregoing is a true copy of an original order of said Board of Supervisors duly made and entered in
the minutes thereof of Minute Book 75 for the meeting on July 27, 2010.
Dated: August 26, 2010
Gail T. Borkowski, Clerk of the Board of Supervisors
County f Monterey, St to of California
By 1 /1
Deputy
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SIGNED BOARD REPORTX��"�h�MONTEREY COUNTY BOARD OF SUPERVISORS
MEETING: July 27, 2010 AGENDA NO: S-
SUBJECT: Continued public hearing to:
a. Consider the appeal of Kurt and Sue Jaggers from the discretionary decision by the
Zoning Administrator denying a Variance from the 18-foot height limit;
b. Consider the application PLN090253/Jaggers) for a Combined Development Permit
consisting of. 1) a Coastal Administrative Permit for the demolition of an existing 4,095
square foot single family dwelling with 248 square feet of deck and an attached 429
square foot garage, the construction of a new 5,080 square foot single family dwelling
with an attached 670 square foot garage and 644 square feet of deck, and cisterns; 2) a
Coastal Development Permit to allow development within 750 feet of a known
archaeological resource; 3) a Coastal Development Permit to allow development on slope
greater than 30 percent; 4) a Variance from the 18-foot height limit to allow a height
above average natural grade of approximately 21.7 feet net reduction of approximately
1.6 feet from the existing residence); 5) Design Approval; and grading consisting of
approximately 1,010 cubic yards of cut and 200 cubic yards of fill net export of
approximately 810 cubic yards); and
c. Continue the item to a date certain, and provide direction to staff to return with findings
and evidence reflecting the Board's direction.
Appeal, Discretionary Decision PLN090253/Jaggers, 2741 Calle la Cruz, Carmel Meadows,
Carmel Area Land Use Plan)
Project Location: 2741 Calle la Cruz, Carmel Meadows APN: 243-031-033-000
Planning Number: PLN090253 Name: Jaggers
Plan Area: Carmel Area Land Use Plan Flagged
Zoning Designation: MDR/2-D 18) CZ) and YES
CEQA Action: Exempt Staked:
DEPARTMENT: RMA Planning Department
RECOMMENDATION:
It is recommended that the Board of Supervisors:
a. Consider the appeal of Kurt and Sue Jaggers from the discretionary decision by the
Zoning Administrator denying a Variance from the 18-foot height limit;
b. Consider the application PLN090253/Jaggers) for a Combined Development Permit
consisting of. 1) a Coastal Administrative Permit for the demolition of an existing 4,095
square foot single family dwelling with 248 square feet of deck and an attached 429
square foot garage, the construction of a new 5,080 square foot single family dwelling
with an attached 670 square foot garage and 644 square feet of deck, and cisterns; 2) a
Coastal Development Permit to allow development within 750 feet of a known
archaeological resource; 3) a Coastal Development Permit to allow development on slope
greater than 30 percent; 4) a Variance from the 18-foot height limit to allow a height
above average natural grade of approximately 21.7 feet net reduction of approximately
1.6 feet from the existing residence); 5) Design Approval; and grading consisting of
approximately 1,010 cubic yards of cut and 200 cubic yards of fill net export of
approximately 810 cubic yards); and
c. Continue the item to a date certain, and provide direction to staff to return with findings
and evidence reflecting the Board's direction.
SUMMARY:
In November 2009, Kurt and Sue Jaggers Applicants) filed an application PLN090253) with
the Monterey County RMA Planning Department for a discretionary permit to allow the
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SIGNED BOARD REPORTX��"�h�demolition of an existing residence and the construction of a new residence, including a request
for a Variance to exceed the 18-foot height limit by approximately 3.7 feet, on the parcel located
at 2741 Calle la Cruz, Carmel Meadows. The discretionary permit application for PLN090253
received partial Zoning Administrator approval at a duly noticed public hearing on April 8, 2010,
but the Zoning Administrator denied the Variance request.
Kurt and Sue Jaggers Appellants) timely filed an appeal from the discretionary decision of the
Zoning Administrator per Monterey County Code Section 20.86.030.A. The hearing is on the
appeal and is de novo.
The appeal was scheduled for public hearing on May 25, 2010; however, staff requested a
continuance to June 15, 2010, and the Appellants requested a continuance to July 27, 2010. The
Board of Supervisors, at duly noticed public hearings on May 25 and June 29, 2010, voted
unanimously to continue the hearings to June 29 and July 27, 2010, respectively.
DISCUSSION:
See Exhibit A for a detailed discussion of the project and the appeal.
OTHER AGENCY INVOLVEMENT:
The following agencies have reviewed the project and those that are checked /") have
comments and/or recommended conditions:
Environmental Health Division
/ RMA Public Works Department
/ Water Resources Agency
/ Carmel Highlands Fire Protection District
FINANCING:
Funding for staff time associated with this project is included in the FY09-10 Final Budget for
the RMA Planning Department.
Prepared by:
Approved by:
r,7 lltzll"LI41-0
Josl&ph Sidor, Associate Planner Mike Novo
755-5262; SidorJ@co.monterey.ca.us Director of Planning
cc: Front Counter Copy; Board of Supervisor's 16); County Counsel; Environmental Health Division;
RMA Public Works Department; Monterey County Water Resources Agency; Alana Knaster; Mike
Novo; Carl Holm; Laura Lawrence, Planning Services Manager; Kurt and Sue Jaggers, Owners and
Appellants; Jon Erlandson, Applicant's Agent; Lombardo and Gilles, Appellant's Representative;
Barbara Rainer; Jonathan Barker; Stephen Ligas; and Project File PLN090253
Attachments: Exhibit A Discussion of Proposed Project
Exhibit B Notice of Appeal April 22, 2010)
Exhibit C Site Plans, Floor Plans, and Elevations
Exhibit D Project Location Map
Exhibit E Advisory Committee Minutes
Exhibit F Technical Report Biological)
Exhibit G Zoning Administrator Resolution 10-018 April 8, 2010)
Exhibit H Draft Zoning Administrator Resolution March 25, 2010)
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ATTACHMENT - EXHIBIT A"�k
�EXHIBIT A
DISCUSSION OF PROPOSED PROJECT
PLN090253 Jaggers
Board of Supervisors
July 27, 2010
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ATTACHMENT - EXHIBIT A"�k
�EXHIBIT A
DISCUSSION OF PROPOSED PROJECT
1. INTRODUCTION & BACKGROUND
In November 2009, Kurt and Sue Jaggers Applicants") filed an application PLN090253) with
the Monterey County RMA Planning Department for a discretionary permit to allow the
demolition of an existing residence and the construction of a new residence, including a request
for a Variance to exceed the 18-foot height limit by approximately 3.7 feet, on the parcel located
at 2741 Calle la Cruz, Carmel Meadows Assessor's Parcel Number 243-031-033-000, hereafter
the Property").
On February 25, 2010, after review of the application and submitted documents, and a duly
noticed public hearing, the Zoning Administrator continued the hearing on the application to
March 25, 2010, and directed staff to provide additional information to demonstrate whether or
not granting of a Variance entitlement would allow a special privilege to the applicant
inconsistent with the limitations upon other property owners in the vicinity and zone. Staff
prepared and submitted additional evidence relating to the Variance to the Zoning Administrator
for consideration.
On March 25, 2010, the Zoning Administrator adopted a motion of intent to deny the request for
a Variance and continued the hearing on the application to April 8, 2010. On April 8, 2010, the
Zoning Administrator approved the construction of a single family dwelling on the property.
However, the Zoning Administrator denied the request for a Variance from the 18-foot height
limit to allow a height above average natural grade of approximately 21.7 feet, and required the
dwelling to conform to the 18-foot height limit.
On April 22, 2010, Kurt and Sue Jaggers Appellants") timely filed an appeal of the Zoning
Administrator's discretionary decision to partially approve the request for a Combined
Development Permit. The appeal is brought on the basis that the decision and findings are not
supported by the evidence, contending that special circumstances do exist on the Property and
that the granting of the Variance would not constitute a special privilege.
II. PROJECT ANALYSIS
A. Consistency with Zoning and Site Development Standards:
The property is located in the Carmel Meadows neighborhood, within the Carmel Area Land Use
Plan. The Carmel Meadows residential subdivision is located between the Carmel River State
Beach and Point Lobos State Reserve. The parcel is zoned Medium Density Residential, 2 units
per acre, with a Design Control District Overlay and an 18-foot height limit, Coastal Zone
MDR/2-D 18) CZ)"], which allows the construction of single family residences with a
Coastal Administrative Permit, development within 750 feet of a known archaeological resource
as a conditional use with the approval of a Coastal Development Permit, and development on
slope greater than 30 percent as a conditional use with the approval of a Coastal Development
Permit. Therefore, the proposed project uses on the site are consistent with the applicable
zoning.
The applicant proposes to demolish an existing 4,095 square foot single family dwelling with
248 square feet of deck and a 429 square foot attached garage, and construct a new 5,080 square
PLN090253 Exhibit A Page 1 of 9
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ATTACHMENT - EXHIBIT A"�k
�foot single family dwelling with an attached 670. square foot garage and 644 square feet of deck.
The property is approximately 17,749 square feet or 41 acres. The proposed structure will
increase site coverage by approximately 361 square feet 4,319 proposed versus 3,958 existing).
The floor area will increase by approximately 1,661 square feet 5,583 proposed versus 3,922
existing). The proposed design places most of this increase on the lower level below the street
level. The proposed site coverage 4,319 square feet or 24.3%) and floor area ratio 5,583 square
feet or 31.5%) are substantially less than the allowed maximums 6,212 or 35%, and 7,987 or
45%, respectively). Overall, the structural and eaves coverage decreases by approximately 35
square feet. The total increase in site coverage of approximately 361 square feet is due to
increased deck coverage of approximately 396 square feet. However, the proposed height is not
consistent with the 18-foot limit, so the project requires a Variance or must be redesigned to
meet the 18-foot height limit.
Per Title 20, Section 20.12.060.C.1, the required side setback is 5 feet. The existing residence
has a side setback of only 2.7 feet on the west side of the property. The proposed residence will
have a setback of 13.3 feet on the west side and will correct this nonconforming setback.
The project also includes grading consisting of approximately 1,010 cubic yards of cut and 200
cubic yards of fill, resulting in a net export of approximately 810 cubic yards. The RMA Public
Works Department applied a standard condition to require the applicant to submit a Construction
Management Plan CMP) for review and approval prior to issuance of building or grading
permits. The CMP condition requires inclusion of measures to minimize traffic impacts during
the grading and construction phases of the project. The applicant intends to minimize truck
travel on Highway 1 by identifying sites near the project that could accept the export. The
availability of sites will depend on the timing of the grading phase of the project. If other sites
are not available, then the material will be transported to the Marina landfill for disposition.
County records identify the project site is within an area of high sensitivity for prehistoric
cultural resources, and the project includes a Coastal Development Permit to allow development
within 750 feet of a known archaeological resource. An archaeological survey prepared for the
project site concluded that there is no surface evidence of potentially significant archaeological
resources. The potential for inadvertent impacts to cultural resources is limited and will be
controlled by the use of the County's standard project condition.
B. Health & Safety:
The project was reviewed by the RMA Planning Department, Carmel Highlands Fire Protection
District, RMA Public Works Department, Environmental Health Division, and Water
Resources Agency. The respective departments/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. Necessary public facilities
are available. The existing residence has public water and sewer connections Cal Am and
Carmel Area Wastewater District, respectively). The proposed residence will continue to use
these same connections, and the project will not result in intensification of water use. The
Environmental Health Division reviewed the project application, and did not require any
conditions of approval.
C. Development on Slope Greater Than 30%:
Development on slopes that exceeds 30% is prohibited unless there is no feasible alternative that
would allow development to occur on slopes of less than 30%, or the proposed development
better achieves the goals, policies and objectives of the Monterey County General Plan and
PLN090253 Exhibit A Page 2 of 9
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ATTACHMENT - EXHIBIT A"�k
�applicable area plan than other development alternatives Monterey County Zoning Ordinance,
Title 20.64.230.E).
The project application includes a Coastal Development Permit for development on slopes
exceeding 30%. The existing residence was built on a steep slope, and there are no alternative
building sites on the subject property. The existing slope areas of the property have been
previously disturbed by structural development, retaining walls, deck supports, landscaping,
driveway, and miscellaneous site improvements. The proposed development will not increase
the area previously disturbed. Policy 2.7.4.1 of the Carmel Area Land Use Plan states that all
development shall be sited and designed to conform to site topography and to minimize grading
and other site preparation activities. The topography of the parcel significantly limits the
available building area. Staff has reviewed the project plans and visited the site to analyze
possible development alternatives. The parcel is essentially split in two by an area of 30% slope,
and development of the existing residence resulted in development on slope greater than 30%.
The upper portion of the parcel would significantly limit the building area, and result in greater
impacts to visual resources. The lower portion of the parcel would place development closer to
environmentally sensitive habitat. The proposed placement of the new structure reduces visual
impacts and avoids encroachment into areas of sensitive habitat. Furthermore, the proposed
residence was designed to avoid additional impacts to slopes in excess of 30%, adhere to the site
development standards, and blend with the surrounding topography and environment. Based on
the site limitations and plans provided, there is no feasible alternative which would allow
development to occur on slopes of less than 30%. In addition, due to the potential for impacts to
either visual resources or sensitive habitat by shifting the building footprint, the proposed siting
better achieves the goals, policies, and objectives of the Monterey County Local Coastal
Program than other development alternatives.
D. Visual Resources & Public Viewshed:
The property is located in an area identified as within the general viewshed on the Carmel Area
Land Use Plan LUP) General Viewshed Map Map A of the LUP). The property is visible from
the following common public viewing areas: Highway 1, Scenic Drive, and Carmel River State
Beach. The policies of the Carmel Area LUP direct that development within the viewshed must
harmonize and be clearly subordinate to the natural scenic character of the area LUP Key Policy
2.2.2). In addition, the proposed development must conform to applicable LUP Policies 2.2.3.1,
2.2.3.3, 2.2.3.6, and 2.2.4.10.c. These policies direct 1) that the design and siting of structures
shall not detract from the natural beauty of the public viewshed; 2) that new development on
slopes within the public viewshed shall be sited in areas where existing topography can ensure
that structures will not be visible from major public viewpoints and viewing corridors; 3) that
structures shall be subordinate to and blended into the environment; 4) that structures located in
the viewshed be designed so that they blend into the site and surroundings; and 5) the height and
bulk of buildings shall be modified as necessary to protect the viewshed. Staff conducted site
visits on August 6, 2009, and February 1, 2010, to assess the potential viewshed impacts of the
project. Based on these site visits, and the submitted plans, the project is consistent with the Visual
Resource policies of the Carmel Area LUP.
The entire parcel, from at least one of the viewing areas listed above, is visible within the public
viewshed. Therefore, no building area on the parcel would ensure that structures would not be
visible from major public viewpoints and viewing corridors. Also, the topography of the parcel
significantly limits the available building area with regard to visual resources. However, the
applicant has designed the proposed residence to minimize impacts and has used the site
PLN090253 Exhibit A Page 3 of 9
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ATTACHMENT - EXHIBIT A"�k
�topography to blend the structure into the slope and surrounding environment to the greatest
extent feasible.
Staff has reviewed the project plans and visited the site to analyze possible development
alternatives. Based on this review, and per the applicable policies, it is determined that the
design and siting does not detract from the natural beauty of the surrounding viewshed. The
proposed development also blends with the surrounding topography and environment,
harmonizes and is subordinate to the natural scenic character of the area. Moreover, the project
will not result in an increase in bulk or mass visible within the public viewshed, nor result in any
new penetration of the natural skyline. The total increase in site coverage is approximately 361
square feet, all of which is attributed to an increase in deck coverage. The area of coverage of
the actual residence will decrease by approximately 35 square feet. The proposed colors green
and natural stone) will blend with the natural scenic character of the area. The project, as
proposed and conditioned, is consistent with the policies of the Carmel Area Land Use Plan dealing
with visual resources and will have no significant impact on the public viewshed.
E. CEQA:
The California Environmental Quality Act CEQA) Guidelines Section 15302 Class 2)
categorically exempts the replacement or reconstruction of existing structures and facilities
where the new structure will be located on the same site as the structure replaced and will have
substantially the same purpose and capacity as the structure replaced. The project, as proposed,
is consistent with the Class 2 categorical exemption. In addition, no adverse environmental
effects were identified during staff review of the development application during site visits on
August 6, 2009, and February 1, 2010.
Exceptions to exemptions listed in Section 15300.2.a-f are inapplicable. The project does not
involve: a designated historical resource, a hazardous waste site, unusual circumstances that
would result in a significant effect, development that would result in a cumulatively significant
impact, nor development in a particularly sensitive environment. The project site is located
within view of a scenic highway; however, the development proposed is consistent with the
existing development on the site and in the area, and will not result in a significant impact to
visual resources.
F. Carmel Highlands Land Use Advisory Committee:
The project was referred to the Carmel Highlands Land Use Advisory Committee LUAC) for
review. Based on the LUAC Procedure guidelines adopted by the Monterey County Board of
Supervisors per Resolution No. 08-338, this application did warrant referral to the LUAC
because it involves a Variance and a Design Approval subject to review by the Zoning
Administrator. The Carmel Highlands LUAC continued the item at a public meeting held on
January 4, 2010, and voted 4 2 to not support the project as proposed at a public meeting held
on February 1, 2010. Neighbors raised concerns regarding private views and potential impacts to
the neighborhood character. Specifically, neighbors stated that the proposed residence is too
big" for the area. No concerns were expressed about potential impacts to the public viewshed.
However, the Carmel Area LUP does not protect private views, and staff determined the project
is consistent with the existing character of the neighborhood. Staff identified that three of four
adjacent properties all have residences of a similar or larger footprint than that proposed by the
project applicant. The fourth property, which is only 3 acres, has a residence of 4,475 square
feet. This would equate to a residence of 6,116 square feet on the applicant's parcel of 41 acres.
Yet, the applicant is proposing a residence approximately 1,000 square feet below this amount.
The LUAC members also commented during the public meeting that the proposed residence is
well-designed to minimize visual impacts. The site coverage and floor area ratio proposed by the
PLN090253 Exhibit A Page 4 of 9
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ATTACHMENT - EXHIBIT A"�k
�applicant remain significantly below the allowed maximums and most of the increase in floor
area will be on the lower level. The applicant also reduced the height by approximately 5 feet in
order to address the neighbor's concerns.
G. Variance:
The property has a zoning designation of Medium Density Residential, 2 units per acre, with a
Design Control District Overlay and an 18-foot height limit, Coastal Zone MDR/2-D 18)
CZ)"]. The intent of the 18-foot height limit for main structures in the Carmel Meadows area is
to preserve the public viewshed. The project application includes a request for a Variance to
exceed the 18-foot height limit to allow a height above average natural grade of approximately
21.7 feet 3.7 feet); resulting in a net reduction of approximately 1.6 feet from the existing
residence.
The granting of a Variance requires three findings: 1) it is an authorized use for the zoning
regulations governing the parcel; 2) due to special circumstances applicable to the subject
property i.e.; size, shape, topography, location of the lot, and the surrounding area), the strict
application of development standards in the Monterey County Codes is found to deprive the
subject property of privileges enjoyed by other property owners in the vicinity under identical
zoning classification; and 3) the Variance shall not constitute a grant of privileges inconsistent
with the limitations upon other property owners in the vicinity and zone in which such property
is situated. Staff recommended grant of the Variance when the project was before the Zoning
Administrator.
The Zoning Administrator concurred with staff regarding the first finding of authorized use. The
property has a residential zoning designation of Medium Density Residential, and a single family
dwelling is a principal allowed use in the MDR zone Section 20.12.040.A of the Monterey
County Zoning Ordinance Title 20]). Therefore, the project meets the authorized use
requirement.
However, the Zoning Administrator did not grant the Variance because she determined that the
evidence did not support the second and third required findings regarding special circumstances
and grant of privilege see Zoning Administrator Resolution No. 10-018, Exhibit G). These
remaining issues and discussion are addressed in Staff Response to Appellants' Contentions.
III. STAFF RESPONSE TO APPELLANTS' CONTENTIONS
The Appellants contend that the Zoning Administrator's decision to deny the Variance was not
supported by the evidence for the reasons outlined below. Staff's response to each contention
follows:
Appellants' Contention 1 Special Circumstances) The Appellants contend that special
circumstances exist on the property, and that Evidences b and d of Finding No. 9 of the Zoning
Administrator's Resolution 10-018 are not supported by the facts of the site.
Evidence b states There are no special circumstances on the site that warrant a variance to
allow exceedance of the height limit provided there is no special privilege and it is an authorized
use." The Appellants present the following regarding Evidence b:
a) The property is bisected by slopes in excess of 30%, contains sensitive habitat areas and
is visible from a number of public viewing areas. Therefore, buildable areas are
PLN090253 Exhibit A Page 5 of 9
Jaggers
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�significantly limited. Exceeding the 18 foot height limit allows the structure to blend with
the natural topography of the site while eliminating the need for unwarranted grading
and further disturbance of slopes greater than 30%. The proposed project will decrease
the height of the existing structure by 1.6 feet and will retain a one story elevation on
Calle la Cruz Street. Therefore, the design as presented reduces visual, aesthetic, and
environmental impacts.
b) This evidence directly contradicts the original findings and evidence as presented in the
March 25, 2010 staff report which recommended approval of the Variance.
Evidence d states The proposed residence may be architecturally re-designed to reduce the
proposed height to meet the 18 foot height limit. The Appellants present the following
regarding Evidence d:
a) Because the parcel is bisected by steep slopes and environmentally sensitive habitat
areas, marginally increasing the height better meets the goals and policies of the Carmel
Area Land Use Plan. Reducing the height of the structure would require a larger
footprint which in turn will cause greater impacts to slopes, environmentally sensitive
habitat, and the public viewshed.
b) This evidence directly contradicts the original findings and evidence as presented in the
March 25, 2010 staff report which recommended approval of the Variance.
Staff's Response to Contention 1
The determination of whether the finding can be made is a factual determination for the Board of
Supervisors. Staff and the Zoning Administrator arrived at different conclusions based on the
evidence. This report presents both views, and staff seeks direction from the Board of
Supervisors.
Based on review of the proposed plans and the site, staff recommended that the Zoning
Administrator find that due to special circumstances applicable to the subject property i.e.;
topography and the surrounding area), the strict application of development standards in the
Monterey County Codes is found to deprive the subject property of privileges enjoyed by other
property owners in the vicinity under identical zoning classification see Exhibit H of this staff
report). Staff had concluded that special circumstances do exist on the site that warrants a
Variance to allow exceedance of the height limit. The topography of the parcel limits the
available building area. The site is restricted with a steep slope that essentially splits the more
level areas of the property in two. The upper portion of the parcel significantly limits the
building area, and could result in greater impacts to visual resources. The lower portion of the
parcel would place development closer to environmentally sensitive habitat. The proposed
placement and design of the new structure reduces visual impacts and avoids encroachment into
areas of sensitive habitat. Due to these special circumstances, the proposed siting and height
better achieve the goals, policies, and objectives of the Monterey County Local Coastal Program.
However, the Zoning Administrator found that the evidence did not support the Variance finding
for the following reason: The proposed height is due to an architectural feature that could be
reduced in order to conform to the height limitation. The feature used is a clerestory or
clearstory) wall which rises above the lower roofline and is lined with windows. The purpose of
the clerestory is to supply natural light to the inner space of a building. The clerestory is
commonly used on sloping sites as a means of importing natural light to the rear of a structure.
PLN090253 Exhibit A Page 6 of 9
Jaggers
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�The reduction in height could be accomplished by reducing or eliminating this architectural
feature, which is not essential to lighting the interior of the proposed residence. Therefore, in
this view of the evidence, even though special circumstances related to topography do exist on
the property, the strict application of the height limit does not deprive the subject property of
privileges enjoyed by other property owners in the vicinity under identical zoning classification.
Appellants' Contention 2 Grant of Privilege) The Appellants contend that granting the
Variance does not constitute a special privilege inconsistent with the limitations upon other
property owners in the vicinity and zone in which such property is situated, and that Evidences a
and d of Finding No. 10 of the Zoning Administrator's Resolution 10-018 are not supported by
the facts of the site.
Evidence a states However, although this is a 1.6 foot reduction in the height of the existing
residence, approval of the new residence at the 21.7 foot height above average natural grade
would result in an increase of visual impacts to the public viewshed. The Appellants present
the following regarding Evidence a:
a) The project as proposed will decrease the existing height of the residence by 1.6 feet and
maintain a one story elevation at Calle la Cruz Street. Therefore, existing visual impacts
will be reduced. The residence was purposefully designed to blend in with the topography
of the parcel while avoiding slopes and sensitive habitat areas. Based upon the LUAC
meeting minutes, the applicant also agreed to reduce the height by approximately 5 feet
to address neighboring property owner concerns.
b) This evidence directly contradicts the original findings and evidence as presented in the
March 25, 2010 staff report which recommended approval of the Variance.
Evidence d states The adjacent property has been granted a Variance KesslerIPLN9 70312) to
exceed height by approximately 5.5 feet or 23.5 feet above average natural grade. This Variance
increased the previously approved height by an additional 2 feet. Similar to this project, the
subject project proposes to exceed the limit above average natural grade by approximately 3.7
feet. However, the Kessler project does not apply in this particular situation because of key
differences. Beside site topography, the Kessler property and building area is restricted by a
public access easement and an irregular shape lot. The Appellants present the following
regarding Evidence d:
a) The Jaggers parcel is constrained by slope, environmentally sensitive habitat areas and
presence within the public viewshed. The project was purposefully designed to reduce
impacts to these elements. The key difference between these projects is the fact that the
Jaggers proposal includes a 1.6 foot net reduction in height while the Kessler project,
proposed on a vacant parcel, exceeded the already approved Variance by an additional
two feet.
b) This evidence directly contradicts the original findings and evidence as presented in the
March 25, 2010 staff report which recommended approval of the Variance.
Evidence d Continued) states Although the proposed Jaggers residence would result in a net
height reduction from the existing residence of approximately 1.6 feet, it could be lowered
further to meet the 18 foot height limit. The Appellants present the following regarding
Evidence d:
a) Because the parcel is bisected by steep slopes and environmentally sensitive habitat
areas, marginally increasing the height better meets the goals and policies of the Carmel
Area Land Use Plan. Reducing the height of the structure would require a larger
PLN090253 Exhibit A Page 7 of 9
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�footprint which in turn will cause greater impacts to slopes, environmentally sensitive
habitat, and the public viewshed.
b) This evidence directly contradicts the original findings and evidence as presented in the
March 25, 2010 staff report which recommended approval of the Variance.
Evidence d Continued) states although other property owners in the area enjoy similar
heights, these homes were all constructed prior to the application of the 18 foot height limit. The
Appellants present the following regarding Evidence d: The 18 foot height limit was adopted to
ensure impacts to the public viewshed would be minimized. The project as proposed includes a
net reduction in height of]. 6 feet thereby decreasing an existing impact. As noted in the LUAC
meeting minutes, no concerns were expressed about potential impacts to the public viewshed, the
very issue the height limit was designed to address. In fact, LUAC members commented on how
well the residence was designed so visual impacts were minimized.
Staff's Response to Contention 2
The determination of whether the finding can be made is a factual determination for the Board of
Supervisors. Staff and the Zoning Administrator arrived at different conclusions based on the
evidence. This report presents both views, and staff seeks direction from the Board of
Supervisors.
Based on review of the proposed plans and surrounding area, staff had concluded that the
proposed height would not constitute a grant of privileges inconsistent with the limitations upon
other property owners in the vicinity and zone in which such property is situated see Exhibit H
of this staff report). The evidence in support of the finding follows: One property owner in the
vicinity and under identical zoning classification has been afforded the same privilege sought by
the property owner of this application. The adjacent property was granted a similar entitlement
by the Board of Supervisors Kessler/PLN970312), which approved a Variance to exceed the
height limit by approximately 5.5 feet or 23.5 feet above average natural grade ANG). The
Kessler Variance increased the previously approved height by an additional 2 feet. Staff had
recommended denial of the Kessler Variance. Similar to this project, the subject project
proposes to exceed the limit above average natural grade by approximately 3.7 feet. However, a
key difference is that the subject project will result in a net height reduction from the existing
residence of approximately 1.6 feet. In addition, the proposed height remains lower than the
height of several adjacent residences due to the drop in elevation from adjacent properties, and it
retains a one story elevation on Calle la Cruz. Other property owners in the Carmel Meadows
vicinity enjoy an identical, legal nonconforming privilege. The following list is a sampling of
residences in the neighborhood constructed prior to the height limit change: 2737 Calle la Cruz,
approximately 23.5 feet above ANG; 2729 Calle la Cruz, approximately 22 feet above ANG;
2675 Ribera Road, approximately 20 feet above ANG; 2665 Ribera Road, approximately 23.5
feet above ANG; and 2655 Ribera Road, approximately 22.25 feet above ANG.
On the other hand, the Zoning Administrator concluded that the evidence did not support the
Variance finding for the same reasons identified above for Contention 1. The proposed height is
due to an architectural feature that could be reduced in order to conform to the height limitation.
The reduction in height could be accomplished by reducing or eliminating the clearstory
architectural feature, which is not essential to lighting the interior of the proposed residence.
Although the proposed height represents a 1.6-foot reduction in height from the existing
residence, granting of the Variance for the new residence would still result in a structure that is
approximately 3.7 feet above the 18-foot height limit. Therefore, the Zoning Administrator
concluded that approving the Variance would constitute granting a privilege inconsistent with the
PLN090253 Exhibit A Page 8 of 9
Jaggers
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ATTACHMENT - EXHIBIT A"�k
�limitations upon other property owners in the vicinity and zone in which such property is
situated.
Staff is not making a recommendation to the Board of Supervisors at this time. Because the
determination involves weighing the evidence, staff requests the Board continue the item to a
date certain, and provide direction to staff to return with findings and evidence reflecting the
Board's view of the evidence.
PLN090253 Exhibit A Page 9 of 9
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ATTACHMENT - EXHIBIT B"�v�EXHIBIT B
NOTICE OF APPEAL
PLN090253 Jaggers
Board of Supervisors
July 27, 2010
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ATTACHMENT - EXHIBIT B"�v�NOTICE OF APPEAL OS)
m
t
erey
FI.R VVl.4 WK
on
y t r l
Title 19 Subdivisions) f
Title 20 Zoning)
Title 21 Zoning)
No appeal will be accepted until a written decision is given. If you wish to file an appeal, you
must do so on or before APR 2 fi 2010 YO days after ter written notice of the decision has been
mailed to the appliC Zt). Date of decision APR 0 8 2010,
1. Please give the following information:
a) Yourname Lombardo & Gilles, ATTN: Anthony Lombardo
b) Address 318 Cayuga street City Salinas Zip 93901
c) Phone Number 831) 754-2444
2. Indicate your interest in the decision by checking the apprqpriate box:
Applicant
Neighbor
Other please state) Representative
3. If you are not the applicant, please give the applicant's name:
Kurt and Sue Jaggers
4. Indicate the file number of the application that is the subject of the appeal and the decision making body.
5.
File Number Type of Application Area
a) Planning Commission:
b) ZoningAdministrator: PLN090253 Combined Carmel Area LUP
c) Subdivision Committee:
d) Administrative Permit::
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ATTACHMENT - EXHIBIT B"�v�6. What is the nature of your appeal?
a) Are you appealing the approval 0 or the denial U of an application? Check appropriate
box)
b) If you are appealing one or more conditions of approval, list the condition number and
state the condition(s) you are appealing. Attach extra sheets if necessary).
7. Check the appropriate box(es) to indicate which of the following reasons form the basis for
your appeal:
U There was a lack of fair or impartial hearing; or
a The findings or decision or conditions are not supported by the evidence; or
O The decision was contrary to law.
You must next give a brief and specific statement in support of each of the bases for appeal
that you have checked above. The Board of Supervisors will not accept an application for
appeal that is stated in generalities, legal or otherwise. If you are appealing specific
conditions, you must list the number of each condition and the basis for your appeal. Attach
extra sheets if necessary).
Please see attached.
8. As part of the application approval or denial process, findings were made by the decision
making body Planning Commission, Zoning Administrator, Subdivision Committee or Director
of Planning and Building Inspection). In order to file a valid appeal, you must give specific
reasons why you disagree with the findings made. Attach extra sheets if necessary).
Please see attached.
9. You are required to submit stamped addressed envelopes for use in notifying interested
persons that a public hearing has been set for the appeal. The Planning Department will
provide you with a mailing list.
10. Your appeal is accepted when the Clerk to the Board's Office accepts the appeal as complete
on its face, receives the filing fee $4 821.67) and stamped addressed envelopes.
n
APPELLANT SIGNATURE DATEC.)y
ACCEPTED DATE 1 3
Clerk to the Board)
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ATTACHMENT - EXHIBIT B"�v�Appeal of April 8, 2010 Zoning Administrator decision to Deny PLN090253
Objection to Findings and Evidence as adopted.
Finding 9- Special circumstances exist on the property.
Evidence b. There are no special circumstances on the site that warrant a variance to allow
exceedance of the height limit provided there is no special privilege and it is an authorized
use.
Response:
a) The property is bisected by slopes in excess of 30%, contains sensitive habitat areas and
is visible from a number of public viewing areas. Therefore, buildable areas are
significantly limited. Exceeding the 18 foot height limit allows the structure to blend with
the natural topography of the site while eliminating the need for unwarranted grading and
further disturbance of slopes greater than 30%. The proposed project will decrease the
height of the existing structure by 1.6 feet and will retain a one story elevation on Calle la
Cruz Street. Therefore, the design as presented reduces visual, aesthetic, and
environmental impacts.
b) This evidence directly contradicts the original findings and evidence as presented in the
March 25, 2010 staff report which recommended approval of the Variance.
Evidence d. The proposed residence may be architecturally re-designed to reduce the
proposed height to meet the 18 foot height limit.
Response:
a) Because the parcel is bisected by steep slopes and environmentally sensitive habitat
areas, marginally increasing the height better meets the goals and policies of the Carmel
Area Land Use Plan. Reducing the height of the structure would require a larger footprint
which in turn will cause greater impacts to slopes, environmentally sensitive habitat, and
the public viewshed.
b) This evidence directly contradicts the original findings and evidence as presented in the
March 25, 2010 staff report which recommended approval of the Variance.
BIB]
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ATTACHMENT - EXHIBIT B"�v�Finding 10- Special Privileges) Granting the Variance shall not constitute a Special
Privilege inconsistent with the limitations upon other property owners in the vicinity and
zone in which such property is situated.
Evidence a. However, although this is a 1.6 foot reduction in the height of the existing
residence, approval of the new residence at the 21.7 foot height above average natural
grade would result in an increase of visual impacts to the public viewshed.
Response:
a) The project as proposed will decrease the existing height of the residence by 1.6 feet and
maintain a one story elevation at Calle la Cruz Street. Therefore, existing visual impacts
will be reduced. The residence was purposefully designed to blend in with the topography
of the parcel while avoiding slopes and sensitive habitat areas. Based upon the LUAC
meeting minutes, the applicant also agreed to reduce the height by approximately 5 feet
to address neighboring property owner concerns.
b) This evidence directly contradicts the original findings and evidence as presented in the
March 25, 2010 staff report which recommended approval of the Variance.
Evidence d. The adjacent property has been granted a Variance Kessler/PLN970312) to
exceed height by approximately 5.5 feet or 23.5 feet above average natural grade. This
Variance increased the previously approved height by an additional 2 feet. Similar to this
project, the subject project proposes to exceed the limit above average natural grade by
approximately 3.7 feet. However, the Kessler project does not apply in this particular
situation because of key differences. Beside site topography, the Kessler property and
building area is restricted by a public access easement and an irregular shape lot.
Response:
a) The Jaggers parcel is constrained by slope, environmentally sensitive habitat areas and
presence within the public viewshed. The project was purposefully designed to reduce
impacts to these elements. The key difference between these projects is the fact that the
Jagger proposal includes a 1.6 foot net reduction in height while the Kessler project,
proposed on a vacant parcel, exceeded the already approved Variance by an additional
two feet.
b) This evidence directly contradicts the original findings and evidence as presented in the
March 25, 2010 staff report which recommended approval of the Variance.
BIB]
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ATTACHMENT - EXHIBIT B"�v�Evidence d. Continued) Although the proposed Jagger residence would result in a net
height reduction from the existing residence of approximately 1.6 feet, it could be lowered
further to meet the 18 foot height limit.
Response:
a) Because the parcel is bisected by steep slopes and environmentally sensitive habitat
areas, marginally increasing the height better meets the goals and policies of the Carmel
Area Land Use Plan. Reducing the height of the structure would require a larger footprint
which in turn will cause greater impacts to slopes, environmentally sensitive habitat, and
the public viewshed.
b) This evidence directly contradicts the original findings and evidence as presented in the
March 25, 2010 staff report which recommended approval of the Variance.
Evidence d. Continued) although other property owners in the area enjoy similar heights,
these homes were all constructed prior to the application of the 18 foot height limit.
Response:
The 18 foot height limit was adopted to ensure impacts to the public viewshed would be
minimized. The project as proposed includes a net reduction in height of 1.6 feet thereby
decreasing an existing impact. As noted in the LUAC meeting minutes, no concerns were
expressed about potential impacts to the public viewshed, the very issue the height limit was
designed to address. In fact, LUAC members commented on how well the residence was
designed so visual impacts were minimized.
BIB]
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ATTACHMENT - EXHIBIT C"�}
�EXHIBIT C
SITE PLAN, FLOOR PLANS, & ELEVATIONS
PLN090253 Jaggers
Board of Supervisors
July 27, 2010
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ATTACHMENT - EXHIBIT C"�}
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JAGGERS RESIDENCE
2741 Calle la CrUz Carmel, California 93923
PROJECT YjrrLE
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ARCHITECTURAL DRAWINGS
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PROJECT INFORMATION
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�CONTOURS ARE AT 2' INTERVALS
BELOW THE S0' CONTOUR
a
CALLS LA CRUZ
j LOT s
A.P./ 243-031-33
PARCEL I
REEL 1414 PACE 1102
TOTAL LOT AREA- 17.740 Sr. FL
NOTES:
1. Entire Property is currently landscaped.
Proposed Landscape work shall be restoration of
areas damaged during construction.
2. Refer to Civil Drawings for additional site and
Erosion Control information.
3.See Site Plan following De-Construction"
Sheet A-1.2 for EXISTING GRADE BASIS.
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�
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ATTACHMENT - EXHIBIT C"�}
�NORTH ELEVATION
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12/14/2010-U04
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MG89556-U03
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DOCUMENTS-U03
12/14/2010-U04
RIVASR-U04
15304-U05
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DISCRETIONARY-U07
DECISION-U07
BY-U07
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DENYING-U07
A-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
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18-FOOT-U012
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ATTACHMENT - EXHIBIT C"�}
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4I
GARAGE
UTILITY
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BEDROOM 1
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Deconstruction Notes:
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1
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Existing Lower Level Floor Plan
BIB]
40527-U01
ATTACHMENT-U02
U02
EXHIBIT-U02
C-U02
LI21329-U03
FO21330-U03
FO85769-U03
FO89518-U03
MG89556-U03
AS89575-U03
AS89581-U03
AI93216-U03
DO96962-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
12/14/2010-U04
RIVASR-U04
15304-U05
2-U06
A.-U07
CONSIDER-U07
THE-U07
APPEAL-U07
OF-U07
KURT-U07
SUE-U07
JAGGERS-U07
THE-U07
DISCRETIONARY-U07
DECISION-U07
BY-U07
THE-U07
ZONING-U07
ADMINISTRATOR-U07
DENYING-U07
A-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
7/9/2010-U011
VARIANCE-U012
THE-U012
18-FOOT-U012
HEIGHT-U012
LIMIT;-U012
B.-U012
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4,095-U012
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248-U012
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ATTACHMENT - EXHIBIT C"�}
�LIVING ROOM
ENTRY
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Deconstruction Notes:
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C-U02
LI21329-U03
FO21330-U03
FO85769-U03
FO89518-U03
MG89556-U03
AS89575-U03
AS89581-U03
AI93216-U03
DO96962-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
12/14/2010-U04
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15304-U05
2-U06
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CONSIDER-U07
THE-U07
APPEAL-U07
OF-U07
KURT-U07
SUE-U07
JAGGERS-U07
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DISCRETIONARY-U07
DECISION-U07
BY-U07
THE-U07
ZONING-U07
ADMINISTRATOR-U07
DENYING-U07
A-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
7/9/2010-U011
VARIANCE-U012
THE-U012
18-FOOT-U012
HEIGHT-U012
LIMIT;-U012
B.-U012
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THE-U012
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DEVELOPMENT-U012
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ATTACHMENT - EXHIBIT C"�}
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1
I
EXISTING NORTH ELEVATION
Existing East Elevation
N
E
E-1.4
BIB]
40527-U01
ATTACHMENT-U02
U02
EXHIBIT-U02
C-U02
LI21329-U03
FO21330-U03
FO85769-U03
FO89518-U03
MG89556-U03
AS89575-U03
AS89581-U03
AI93216-U03
DO96962-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
12/14/2010-U04
RIVASR-U04
15304-U05
2-U06
A.-U07
CONSIDER-U07
THE-U07
APPEAL-U07
OF-U07
KURT-U07
SUE-U07
JAGGERS-U07
THE-U07
DISCRETIONARY-U07
DECISION-U07
BY-U07
THE-U07
ZONING-U07
ADMINISTRATOR-U07
DENYING-U07
A-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
7/9/2010-U011
VARIANCE-U012
THE-U012
18-FOOT-U012
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B.-U012
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THE-U012
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ATTACHMENT - EXHIBIT C"�}
�Existing South Elevation
S
I
E-1.5
Existing West Elevation
W
BIB]
40527-U01
ATTACHMENT-U02
U02
EXHIBIT-U02
C-U02
LI21329-U03
FO21330-U03
FO85769-U03
FO89518-U03
MG89556-U03
AS89575-U03
AS89581-U03
AI93216-U03
DO96962-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
12/14/2010-U04
RIVASR-U04
15304-U05
2-U06
A.-U07
CONSIDER-U07
THE-U07
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ATTACHMENT - EXHIBIT C"�}
�2
CO C
C-1.3
EXISTING GRADES: Project Site AFTER Building Demolition)
BIB]
40527-U01
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ATTACHMENT - EXHIBIT D"���EXHIBIT D
PROJECT LOCATION MAP
PLN090253 Jaggers
Board of Supervisors
July 27, 2010
BIB]
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ATTACHMENT - EXHIBIT D"���P a c i f i c
O c e a n
APPLICANT: JAGGERS
Rio Park
Carmel River State Beach
APN: 243-031-033-000 FILE # PLN090253 /V
0 1,000
J 300' Limit 2500' Limit M City Limits ti.��--- Water I t I I I 11111-j
L.--j Feet
CARMEL AREA
CARMEL'
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ATTACHMENT - EXHIBIT E"���EXHIBIT E
ADVISORY COMMITTEE MINUTES
PLN090253 Jaggers
Board of Supervisors
July 27, 2010
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ATTACHMENT - EXHIBIT E"���Action by Land Use Advisory Committee
Project Referral Sheet
Monterey County Planning Department
168 W Alisal St 2d Floor
Salinas CA 93901
831) 755-5025
Advisory Committee: Carmel Unincorporated/Highlands
Please submit your recommendations for this application by: February 1, 2010
RECEIVE D
FEB i 6 2010
MONTEREY COUNTY
PLANNING & BUILDING
INSPECTION DEPT
Project Title: JAGGERS KURT R & SUZANNE K JAGGERS Item continued from 1/4/10 meeting
File Number: PLN090253
File Type: ZA
Planner: SIDOR
Location: 2741 CALLE LA CRUZ CARMEL
Project Description:
Combined Development Permit consisting of 1) a Coastal Administrative Permit for the demolition of an existing 3,460 square foot
single family dwelling with an attached 429 square foot garage, and the construction of a new 4,910 square foot single family dwelling
with an attached 670 square foot garage; 2) a Coastal Development Permit to allow development within 750 feet of a known
archaeological resource; 3) a Coastal Development Permit to allow development on slope greater than 30 percent; 4) a Variance; and
5) Design Approval. Grading consisting of approximately 1,100 cubic yards of cut and 200 cubic yards of fill net 900' cubic yards of
export). The property is located at 2741 Calle La Cruz, Carmel Assessor's Parcel Number 243-031-033-000), Carmel Meadows,
Carmel Land Use Plan area, Coastal Zone.
Was the Owner/Applicant/Representative Present at Meeting? Yes No i c\ S b'n
PUBLIC COMMENT:
Name Site Neighbor? Issues / Concerns
suggested changes)
YES NO
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ATTACHMENT - EXHIBIT E"���LUAC AREAS OF CONCERN
Concerns / Issues
Policy/Ordinance Reference Suggested Changes
to address concerns
e.g. site layout, neighborhood
compatibility; visual impact, etc)
If Known)
e.g. relocate; reduce height; move
road access, etc)
cw I9~\ q1r0 s 9
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Second by k.:;, Y1~ C* o
LUAC Member's Name)
Support Project as proposed RECEIVE U
Recommend Changes as noted above)
FEB 16.2010
Continue the Item
MONTEREY COUNTY.
Reason for Continuance: PLANNING & BUILDING
Continued to what date:
AYES: O 5 d~ t'1L�Jt-
NOES: V O~ 5 tr cr/
ABSENT:
ABSTAIN:
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ATTACHMENT - EXHIBIT F"���EXHIBIT F
TECHNICAL REPORT BIOLOGICAL)
PLN090253 Jaggers
Board of Supervisors
July 27, 2010
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ATTACHMENT - EXHIBIT F"���fill fflunfl
JEFFREY B. FROKE, PH. D. TEL: 831) 224-8595
31 58 BIRD ROCK ROAD FAX: 831) 649-3765
PEBBLE BEACH, CA 93953 JBFROKEn MAC.COM
Date: Sunday, 27 September 2009
Menlo to: Jon Erlandson, AIA
Subject: Letter Report re Biological Resources of 2741 Calle de Cruz, Carmel, A
APN 243-031-33
PLN: N/A
GEOG: lat 36.534077 /1 Ion 121.924901 50-70 ft. ASL
INTRODUCTION
The objective of this report. is accurate biological information to meet the
requirements of the County of Monterey RM'1 Planning & Building Inspection'), and
to support its determination of effect regarding the proposed project residential
demolition and new constructiorii. Representing the Applicant's plans and designs,
this study relied on materials including an Existing Use Site Plan and Proposed Site
Plan as were prepared by project architect Jon Sather Erlandson AL1. This report. is
based on a recent and thorough field investigation made of the entire property 17,749
ac) on Sunday, 06 September 2009. Hong with field notes, the record includes a
useful series of digital ground and aerial photographs representing onsite landscape
and vegetative cover conditions.
EXPERT WILDLIFE & LANDSCAPE SCIENCE FOR THE CALIFORNIA COMMUNITY
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ATTACHMENT - EXHIBIT F"���CflLI fflUDtl
FINDINGS
The existing site is overlain with a large residence and open paved and vegetated areas
on three side, N, S, and E see attached Figure 1 and 2). The West side closely abuts an
adjacent house Figure 3j. Vegetation, which consists entirely of maintained and
ruderal plant cover is discontiguous with native vegetation and habitat that cover a
broadening and steep slope that extends N from the property to a better defined
mixed natural and ruderal habitat closer to Carmel Lagoon Figure 4). There is a steep
and overgrown garden setting at the extreme NW corner of the property away from
the project area that incorporates most of the onsite plants listed below and features
several multi-stemmed California Live Oaks. Following are the principal onsitc plant
species, none of which are subject to special governmental conservation or
management listings, except that several plants are nonnative weed species that are
widely prioritized for reduction and removal in the local coastal and foothill region.
Onsite Plants
Native Species: California Live Oak; Coyotcbrush;
Exotic Hillside Species: Ilimalayan Blackberry; lceplant. Caprvbrotus); Southern
heaven- Bamboo Nandina); assorted other bamboos; yellow
ginger Hedychium)
I
Exotic Yard Species: Large-leaved Hydrangea; floribunda roses; unid. junipers
Impacts to Native Plants
Most of the onsite vegetation that will be disturbed or removed to accommodate the
proposed construction consists of nonnative species. Ilowever unlikely, it is not clear
fi�orn the Proposed Site Plan whether the six 6) mature live oaks 6-12 inch d.b.h.)
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will be indirectly affected trimmed or re-landscaped) by the proposed new
construction. It' no effect, adequate in-project and post-project care should include
protection against increased or directed surface drainage that could threaten the oak
roots; and if an effect, planting an equal number of oaks 15-25 gallon) would suffice as
mitigation.
Wildlife
The wild fauna that inhabits the property or its immediate vicinity includes Striped
Skunk, Raccoon, and at least two in-house rodents, plus Western Scrub-Jays, Northern
Mockingbird, Song Sparrow, White-crowned Sparrow and probably lIushtit, Golden-
crowned Sparrow and other common songbirds. Other common species are expected
to inhabit the site, e.g., American Crow, Coyote, et al. No evidence of nesting raptors
was observed or expected on the property. The project site includes a limited amount
of appreciable wildlife habitat, and outside of the oaks, there are no areas of special
note or status that would indicate mitigation when removed or directly impacted.
Summary & Conclusion
The nonstructural portions of the project site are composed of a common and largely
ruderal hillside habitat that is dominated by nonnative and weedy plant species. No
noteworthy disturbance or significant negative effect to native flora and/or fauna will
likely occur as the result of construction. There is one caveat, however: If approved
construction were to start during the general nesting season for local birds March-
August), a qualified ornithologist should be retained to survey for potential nesting
activity and nests. If native nesting birds would be jeopardized by construction
activities, the ornithologist should prescribe a protocol for bird and nest protection,
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one that, would stay in effect until nesting is concluded. The protocol might range
from erecting a screen between the nest site and construction works to staging
construction to avoid work in the immediate vicinity of the nest until young have
fledged or nesting is otherwise concluded.
This concludes my report and opinion concerning the property's principal biological
resources and the likelihood for adverse effects as the result of the proposed pre ject.
Signed,
Jeffrey Benjamin Frokc, Ph.D.
Consulting Ecologist / Ornithologist
Attachments:
Figures 1 4: site photographs
EXPERT WILDLIFE & LANDSCAPE SCIENCE FOR THE CALIFORNIA COMMUNITY
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ATTACHMENT - EXHIBIT F"���CIUIfflUnfl
Figures 1 & 2. Front 1) and back 2) of the existing residence, 2741 Calle de la Cruz,
Carmel, Monterey County, y\ 06 September 2009).
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ATTACHMENT - EXHIBIT F"���C1IIfflunfl
Figures 3 & 4. W side of residence 3), and steep hillside garden at extreme N W
corner, 2741 Calle de la Cruz, Carmel, Monterey County; GN 06 Sep 2009).
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ATTACHMENT - EXHIBIT G"��#�EXHIBIT G
ZONING ADMINISTRATOR
RESOLUTION 10-018
PLN090253 Jaggers
Board of Supervisors
July 27, 2010
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ATTACHMENT - EXHIBIT G"��#�Before the Zoning Administrator in and for the
County of Monterey, State of California
In the matter of the application of:
JAGGERS PLN090253)
RESOLUTION NO. 10-018
Resolution by the Monterey County Zoning
Administrator:
1) Categorically exempting PLN090253 per Section
15302 of the CEQA Guidelines;
2) Approving a Combined Development Permit
consisting of 1) a Coastal Administrative Permit
for the demolition of an existing 4,095 square
foot single family dwelling with 248 square feet
of deck and an attached 429 square foot garage,
the construction of a new 5,080 square foot single
family dwelling with an attached 670 square foot
garage and 644 square feet of deck, and cisterns,
2) a Coastal Development Permit to allow
development within 750 feet of a known
archaeological resource, 3) a Coastal
Development Permit to allow development on
slope greater than 30 percent, 4) Design
Approval, and grading consisting of
approximately 1,010 cubic yards of cut and 200
cubic yards of fill net export of approximately
810 cubic yards); and
3) Denying the request for a Variance from the 18
foot height limit to allow a height above average
natural grade of approximately 21.7 feet.
PLN090253, Jaggers, 2741 Calle la Cruz, Carmel
Meadows, Carmel Area Land Use Plan, APN: 243-
031-033-000)
The Jaggers application PLN090253) came on for public hearing before the Monterey
County Zoning Administrator on April 8, 2010. Having considered all the written and
documentary evidence, the administrative record, the staff report, oral testimony, and
other evidence presented, the Zoning Administrator finds and decides as follows:
FINDINGS
1. FINDING: CONSISTENCY The Project, as conditioned, is consistent with the
applicable plans and policies which designate this area as appropriate
for development.
EVIDENCE: a) During the course of review of this application, the project has been
reviewed for consistency with the text, policies, and regulations in:
the Monterey County General Plan,
Carmel Area Land Use Plan,
Cannel Area Coastal Implementation Plan,
BIB]
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ATTACHMENT - EXHIBIT G"��#�i
Monterey County Zoning Ordinance Title 20)
No conflicts were found to exist. No communications were received
during the course of review of the project indicating any inconsistencies
with the text, policies, and regulations in these documents.
b) The property is located at 2741 Calle la Cruz, Carmel Meadows
Assessor's Parcel Number 243-031-033-000), Carmel Area Land Use
Plan. The parcel is zoned Medium Density Residential, 2 units per acre,
with a Design Control District Overlay and an 18-foot height limit,
Coastal Zone MDR/2-D 18) CZ)"], which allows the construction of
single family residences with a Coastal Administrative Permit,
development within 750 feet of a known archaeological resource as a
conditional use with the approval of a Coastal Development Permit, and
development on slope greater than 30 percent as a conditional use with
the approval of a Coastal Development Permit. Therefore, the project is
an allowed land use for this site.
c) Slope: Development on slopes that exceeds 30% is prohibited unless
there is no feasible alternative that would allow development to occur
on slopes of less than 30%, or the proposed development better achieves
the goals, policies and objectives of the Monterey County General Plan
and applicable area plan than other development alternatives. See
Finding No. 7.
d) Denial of the Variance: See Finding Nos. 8, 9 and 10.
e) Visual Resources/Public Viewshed: The property is located in an area
identified on the Carmel Area Land Use Plan LUP) General Viewshed
Map Map A of the LUP), and the property is visible from the following
common public viewing areas: Highway 1, Scenic Drive, and Carmel
River State Beach. The policies of the Carmel Area LUP direct that
development within the viewshed must harmonize and be clearly
subordinate to the natural scenic character of the area LUP Key Policy
2.2.2). Staff conducted site visits on August 6, 2009, and February 1,
2010, to assess the potential viewshed impacts of the project. Based on
these site visits and the submitted plans, the project as conditioned is
consistent with the Visual Resource policies of the Carmel Area LUP.
See Finding No. 11.
f) Side Setback: Per Title 20, Section 20.12.060.C.1, the required side
setback is 5 feet. The existing residence has a side setback of only 2.7
feet on the west side of the property. The proposed residence will have
a setback of 13.3 feet on the west side and will correct this
nonconforming setback.
g) Archaeological Resources: County records identify that the project site
is within an area of high sensitivity for prehistoric cultural resources.
The project includes a Coastal Development Permit to allow
development within 750 feet of a known archaeological resource. An
archaeological survey prepared for the project site concluded that there
is no surface evidence of potentially significant archaeological
resources. The potential for inadvertent impacts to cultural resources is
limited and will be controlled by the use of the County's standard
DAGGERS PLN090253)
Page 2 of 21
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ATTACHMENT - EXHIBIT G"��#�project condition Condition No. 3).
h) The project planner conducted site inspections on August 6, 2009, and
February 1, 2010, to verify that the project on the subject parcel
conforms to the plans listed above.
i) The project was referred to the Carmel Highlands Land Use Advisory
Committee LUAC) for review. Based on the LUAC Procedure
guidelines adopted by the Monterey County Board of Supervisors per
Resolution No. 08-338, this application did warrant referral to the
LUAC because it involves a request for a Variance and a Design
Approval subject to review by the Zoning Administrator. The Carmel
Highlands LUAC continued the item at a public meeting held on
January 4, 2010, and voted 4 2 to not support the project as proposed
at a public meeting held on February 1, 2010. Neighbors raised
concerns regarding private views and potential impacts to the
neighborhood character. Specifically, neighbors stated that the
proposed residence is too big" for the area. No concerns were
expressed about potential impacts to the public viewshed. Staff
identified that three of four adjacent properties all have residences of a
similar or larger footprint than that proposed by the project applicant.
The fourth property, which is only 3 acres, has a residence of 4,475
square feet. This would equate to a proportionally-sized residence of
6,116 square feet on the applicant's parcel of 41 acres. Yet, the
applicant is proposing a residence over 1,000 square feet below this
amount. The LUAC members also commented during the public
meeting that the proposed residence is well-designed to minimize visual
impacts. The site coverage and floor area ratio proposed by the
applicant remain significantly below the allowed maximums and most
of the increase in floor area will be on the lower level. The applicant
also reduced the height by approximately 5 feet in order to address the
neighbor's concerns.
j) The application, project plans, and related support materials submitted
by the project applicant to the Monterey County RMA Planning
Department for the proposed development found in Project File
PLN090253.
2. FINDING: SITE SUITABILITY The site is physically suitable for the use
proposed.
EVIDENCE: a) The project has been reviewed for site suitability by the following
departments and agencies: RMA Planning Department, Carmel
Highlands Fire Protection District, RMA Public Works Department,
Environmental Health Division, and Water Resources Agency. There
has been no indication from these departments/agencies that the site is
not suitable for the proposed development. Conditions recommended
have been incorporated.
b) Staff identified potential impacts to Biological Resources and
Archaeological Resources. The project is consistent with applicable
policies and regulations. Technical reports by outside consultants
indicated that there are no physical or environmental constraints that
JAGGERS PLN090253)
Page 3 of 21
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ATTACHMENT - EXHIBIT G"��#�would indicate that the site is not suitable for the use proposed. County
staff independently reviewed these reports and concurs with their
conclusions. The following reports have been prepared:
Biological Resources Report LIB090486) prepared by Califauna,
Pebble Beach, California, September 27, 2009.
Preliminary Archaeological Reconnaissance LIB090487) prepared
by Archaeological Consulting, Salinas, California, September 10,
2009.
Geotechnical Investigation LIB090488) prepared by Soil Surveys,
Inc., Salinas, California, April 14, 2009.
c) Staff conducted site inspections on August 6, 2009, and February 1,
2010, to verify that the site is suitable for this use.
d) The application, project plans, and related support materials submitted
by the project applicant to the Monterey County RMA Planning
Department for the proposed development found in Project File
PLN090253.
3. FINDING: HEALTH AND SAFETY The establishment, maintenance, or
operation of the project applied for will not under the circumstances of
this particular case be detrimental to the health, safety, peace, morals,
comfort, and general welfare of persons residing or working in the
neighborhood of such proposed use, or be detrimental or injurious to
property and improvements in the neighborhood or to the general
welfare of the County.
EVIDENCE: a) The project was reviewed by the RMA Planning Department, Carmel
Highlands Fire Protection District, RMA Public Works Department,
Environmental Health Division, and Water Resources Agency. The
respective departments/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.
b) Necessary public facilities are available. The existing residence has
public water and sewer connections Cal Am and Carmel Area
Wastewater District, respectively). The proposed residence will
continue to use these same connections. The Environmental Health
Division reviewed the project application, and did not require any
conditions of approval.
c) Preceding findings and supporting evidence for PLN090253.
4. FINDING: NO VIOLATIONS The subject property is in compliance with all
rules and regulations pertaining to zoning uses, subdivision, and any
other applicable provisions of the County's zoning ordinance. No
violations exist on the property.
EVIDENCE: a) Staff reviewed Monterey County RMA Planning Department and
Building Services Department records and is not aware of any
violations existing on the subject property.
b) Staff conducted site inspections on August 6, 2009, and February 1,
2010, and researched County records to assess if any violation exists on
JAGGERS PLN090253)
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ATTACHMENT - EXHIBIT G"��#�the subject property.
c) There are no known violations on the subject parcel.
d) The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
5. FINDING: CEQA Exempt): The project is categorically exempt from
environmental review and no unusual circumstances were identified to
exist for the proposed project.
EVIDENCE: a) California Environmental Quality Act CEQA) Guidelines Section
15302 Class 2) categorically exempts the replacement or
reconstruction of existing structures and facilities where the new
structure will be located on the same site as the structure replaced and
will have substantially the same purpose and capacity as the structure
replaced.
b) The project consists of the demolition of an existing 4,095 square foot
single family dwelling with 248 square feet of deck and an attached 429
square foot garage, the construction of a new 5,080 square foot single
family dwelling with an attached 670 square foot garage and 644 square
feet of deck. The project also includes grading consisting of
approximately 1,010 cubic yards of cut and 200 cubic yards of fill,
resulting in a net export of approximately 810 cubic yards. The RMA
Public Works Department applied a standard condition Condition No.
20) to require the applicant to submit a Construction Management Plan
CMP) for review and approval prior to issuance of building or grading-
permits. The CMP is required to include measures to minimize traffic
impacts during the grading and construction phases of the project. The
applicant intends to minimize truck travel on Highway 1 by identifying
sites near the project that could accept the export. The availability of
sites will depend on the timing of the grading phase of the project. If
other sites are not available, then the material will be transported to the
Marina landfill for disposition. The project, as proposed, is consistent
with the Class 2 categorical exemption per Evidence 5a above.
c) No adverse environmental effects were identified during staff review of
the development application during site visits on August 6, 2009, and
February 1, 2010.
d) Exceptions to exemptions listed in Section 15300.2.a-f are inapplicable.
The project does not involve: a designated historical resource, a
hazardous waste site, unusual circumstances that would result in a
significant effect, development that would result in a cumulatively
significant impact, nor development in a particularly sensitive
environment. The project site is located within view of a scenic
highway; however, the development as approved is consistent with the
existing development on the site and in the area, and will not result in a
significant impact to visual resources. See Finding No. 11.
See preceding and following findings and supporting evidence.
JAGGERS PLN090253)
Page 5 of 2I
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ATTACHMENT - EXHIBIT G"��#�6. FINDING: PUBLIC ACCESS The project is in conformance with the public
access and recreation policies of the Coastal Act specifically Chapter 3
of the Coastal Act of 1976, commencing with Section 30200 of the
Public Resources Code) and Local Coastal Program, and does not
interfere with any form of historic public use or trust rights.
EVIDENCE: a) No access is required as part of the project as no substantial adverse
impact on access, either individually or cumulatively, as described in
Section 20.146.130 of the Monterey County Coastal Implementation
Plan can be demonstrated.
b) The subject property is not described as an area where the Local Coastal
Program requires public access Figure 3, Public Access Map, in the
Carmel Area Land Use Plan).
c) No evidence or documentation has been submitted or found showing
the existence of historic public use or trust rights over this property.
d) The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
e) The project planner conducted a site inspection on August 6, 2009.
7. FINDING: DEVELOPMENT ON SLOPE There is no feasible alternative which
would allow development to occur on slopes of less than 30% and
better achieves the goals, policies, and objectives of the Monterey
County Local Coastal Program than other development alternatives.
EVIDENCE: a) In accordance with the applicable policies of the Carmel Area Land Use
Plan and the Monterey County Zoning Ordinance Title 20), a Coastal
Development Permit is required and the authority to grant said permit
has been met.
b) The project includes application for development on slopes exceeding
30%. The existing residence was built on a steep slope, and there are no
alternative building sites on the subject property. The existing slope
areas of the property have been previously disturbed by structural
development, retaining walls, deck supports, landscaping, driveway,
and miscellaneous site improvements. The proposed development will
not increase the area or coverage previously disturbed.
c) The project application includes development on slopes exceeding 30%.
Policy 2.7.4.1 of the Carmel Area Land Use Plan states that All
development shall be sited and designed to conform to site topography
and to minimize grading and other site preparation activities." The
topography of the parcel significantly limits the available building area.
Staff has reviewed the project plans and visited the site to analyze
possible development alternatives. The parcel is essentially split in two
by an area of 30% slope, and development of the existing residence
resulted in development on slope greater than 30%. The upper portion
of the parcel would significantly limit the building area, and result in
greater impacts to visual resources. The lower portion of the parcel
would place development much closer to environmentally sensitive
habitat. The proposed placement of the new structure reduces visual
JAGGERS PLN090253)
Page 6 of 21
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ATTACHMENT - EXHIBIT G"��#�i
impacts and avoids encroachment into areas of sensitive habitat.
Furthermore, the proposed residence was designed to avoid slopes in
excess of 30% as much as possible, adhere to the site development
standards, and blend with the surrounding topography and environment.
Based on the site limitations and plans provided, there is no feasible
alternative which would allow development to occur on slopes of less
than 30%. In addition, due to the potential for impacts to either visual
resources or sensitive habitat by shifting the building footprint, the
proposed siting better achieves the goals, policies, and objectives of the
Monterey County Local Coastal Program than other development
alternatives.
d) The Zoning Administrator required conditions and changes in the
development to assure compliance with Section 20.64.230.E.2 of the
Monterey County Zoning Ordinance Condition Nos. 4, 5, 6, and 11.
e) The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
f) The project planner conducted site inspections on August 6, 2009, and
February 1, 2010.
g) The subject project minimizes development on slopes exceeding 30% in
accordance with the applicable goals and policies of the applicable area
plan and zoning codes.
8. FINDING: VARIANCE Authorized Use) The Variance shall not be granted for
a use or activity which is not otherwise expressly authorized by the�
zone regulation governing the parcel of property.
EVIDENCE: a) The property has a zoning designation of Medium Density Residential;
2 units per acre, with a Design Control District Overlay and an 18-foot
height limit, Coastal Zone MDR/2-D 18) CZ)"].
b) A single family dwelling is a principal allowed use in the MDR zone
Section 20.12.040.A of the Monterey County Zoning Ordinance Title
20]). Development standards for the MDR zone are identified in
Section 20.12.060 of Title 20. Required setbacks for a residence in the
MDR zone are 20 feet front), 10 feet rear), and 5 feet sides). The
property is oriented with a front set back from Calle la Cruz Road along
the south property line, making the north property line the rear, and the
east and west property lines side yards. The proposed residence will
remedy an existing legal nonconforming side setback on the west
property line. However, the proposed height would exceed the
maximum height allowed. The 18 foot height limit was applied to the
area to preserve the public viewshed of the Carmel River State Beach,
Scenic Drive, and Highway 1. Therefore, as conditioned to limit the
height to 18 feet, the project meets all applicable use and site
development standards.
c) The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
DAGGERS PLN090253)
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ATTACHMENT - EXHIBIT G"�� #�9. FINDING: VARIANCE Special Circumstances) Because of special
circumstances applicable to the subject property, including the size,
shape, topography, location of the lot, or the surrounding area, the strict
application of development standards in the Monterey County Codes is
found to not deprive the subject property of privileges enjoyed by other
property owners in the vicinity under identical zoning classification.
EVIDENCE: a) The zoning for the Carmel Meadows area requires an 18 foot height
limit for main structures. The intent of this regulation is to preserve the
public viewshed. The residence is proposed at approximately 21.7 feet
above average natural grade, which represents a height approximately
3.7 feet above the allowed maximum. The proposed height also
represents a net reduction of approximately 1.6 feet from the height of
the existing residence.
b) There are no special circumstances on the site that warrant a variance to
allow exceedance of the height limit provided there is no special
privilege Finding No. 10) and it is an authorized use Finding No. 8).
c) The topography of the parcel significantly limits the available building
area. The site is restricted with a steep slope that essentially splits the
property in two. The upper portion of the parcel significantly limits the
building area, and results in greater impacts to visual resources. The
lower portion of the parcel would place development much closer to
environmentally sensitive habitat. The architectural modification to the
height of the new structure would reduce the visual impact of the
structure. Due to the potential for impacts to visual resources,
modifying the height, as approved and conditioned, better achieves the
goals, policies, and objectives of the Monterey County Local Coastal
Program.
d) The proposed residence may be architecturally re-designed to reduce
the proposed height to meet the 18 foot height limit. Therefore, the
justification for special circumstances does not apply to this project.
e) The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
f) The project planner conducted site inspections on August 6, 2009, and
February 1, 2010, to verify the circumstances related to the property.
10. FINDING: VARIANCE Special Privileges) The variance shall not constitute a
grant of privileges inconsistent with the limitations upon other property
owners in the vicinity and zone in which such property is situated.
EVIDENCE: a) The zoning for the Carmel Meadows area requires an 18-foot height
limit for main structures. The intent of this regulation is to preserve the
public viewshed. The residence is proposed at approximately 21.7 feet
above average natural grade, which represents a height approximately
3.7 feet above the allowed maximum. The proposed height represents a
net reduction of approximately 1.6 feet from the height of the existing
residence. However, although this is a 1.6 foot reduction in the height
from the existing residence, approval of the new residence at the 21.7
foot height above average natural grade would result in an increase of
JAGGERS PLN090253)
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ATTACHMENT - EXHIBIT G"��
#�visual impacts to the public viewshed. Site constraints regarding slope
and avoidance of sensitive habitat restrict the possible location where a
residence can be sited and better meet the policies of the Carmel Area
Land Use Plan. The applicant has designed the proposed residence to
minimize impacts, and has used the site topography to blend the
structure into the slope and surrounding environment to the greatest
extent feasible. However, the proposed residence may be
architecturally re-designed to reduce the proposed height to meet the 18
foot height limit without changing the residence's size or location.
Therefore, if allowed, a Variance would constitute the granting of a
special privilege.
b) The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
c) The project planner conducted site inspections on August 6, 2009, and
February 1, 2010, to identify circumstances related to other property in
the vicinity and in the same zoning district.
d) The adjacent property has been granted a Variance
Kessler/PLN970312) to exceed height by approximately 5.5 feet or
23.5 feet above average natural grade. This Variance increased the
previously approved height by an additional 2 feet. Similar to this
project, the subject project proposes to exceed the limit above average
natural grade by approximately 3.7 feet. However, the Kessler project
does not apply in this particular situation because of key differences.
Beside site topography, the Kessler property and building area is
restricted by a public access easement and an irregular lot shape.
Although the proposed Jaggers residence would result in a net height
reduction from the existing residence of approximately 1.6 feet, it could
be lowered further to meet the 18 foot height limit. Although other
property owners in the area enjoy similar heights, these homes were all
constructed prior to the application of the 18 foot height limit. They are
legal nonconforming and would be required to meet the current height
limit if re-constructed.
11. FINDING: VIEWSHED The subject project minimizes development within the
viewshed in accordance with the applicable goals and policies of the
applicable area plan and zoning codes.
EVIDENCE: a) Due to the parcel location, the project includes development within a
public viewshed. Specifically, the property is visible from Scenic Road,
Highway 1, and the Carmel River State Beach.
b) The property is located in an area identified on the Carmel Area Land
Use Plan LUP) General Viewshed Map Map A of the LUP), and the
property is visible from the following common public viewing areas:
Highway 1, Scenic Drive, and Carmel River State Beach. The policies
of the Carmel Area LUP direct that development within the viewshed
must harmonize and be clearly subordinate to the natural scenic
character of the area LUP Key Policy 2.2.2). In addition, the proposed
development must conform to applicable LUP Policies 2.2.3.1, 2.2.3.3,
JAGGERS PLN090253)
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ATTACHMENT - EXHIBIT G"��
#�2.2.3.6, and 2.2.4.10.c. These policies direct 1) that the design and
siting of structures shall not detract from the natural beauty of the
public viewshed, 2) that new development on slopes within the public
viewshed shall be sited in areas where existing topography can ensure
that structures will not be visible from major public viewpoints and
viewing corridors, 3) that structures shall be subordinate to and blended
into the environment, 4) that structures located in the viewshed be
designed so that they blend into the site and surroundings, and 5) the
height and bulk of buildings shall be modified as necessary to protect
the viewshed.
c) The entire parcel, from at least one of the viewing areas listed above, is
visible within the public viewshed. Therefore, no building area on the
parcel would ensure that structures would not be visible from major
public viewpoints and viewing corridors. Also, the topography of the
parcel significantly limits the available building area with regard to
visual resources. However, the applicant has designed the proposed
residence to minimize impacts and has used the site topography to blend
the structure into the slope and surrounding environment to the greatest
extent feasible. The County has reviewed the project plans and visited
the site to analyze possible development alternatives. Based on this
review, and per the applicable policies, it is determined that the design
and siting does not detract from the natural beauty of the surrounding
viewshed, that the development, as approved, blends with the
surrounding topography and environment, harmonizes and is
subordinate to the natural scenic character of the area, and will not
result in an increase in bulk or mass visible within the public viewshed.
nor result in any new penetration of the natural skyline. The total
increase in site coverage is approximately 361 square feet, all of which
is attributed to an increase in deck coverage. The area of coverage of
the actual residence will decrease by approximately 35 square feet. The
proposed colors green and natural stone) will blend with the natural
scenic character of the area.
d) Although the proposed height reduces the existing viewshed impacts,
the potential impacts may be further reduced by ensuring the height is
modified to protect the viewshed LUP Policy 2.2.4.10.c). The
proposed residence may be architecturally re-designed to reduce the
proposed height to meet the 18 foot height limit. Therefore, Condition
Nos. 12 and 14 require the applicant to re-design the height to conform
to the 18 foot height limit.
e) The project, as proposed and conditioned, is consistent with the policies of
the Carmel Area Land Use Plan dealing with visual resources and will
have no significant impact on the public viewshed.
f) The project planner conducted site inspections on August 6, 2009, and
February 1, 2010, to verify that the project minimizes development
within the viewshed, and to assess the potential viewshed impacts of the
project. Based on these site visits, and the submitted plans, the project is
consistent with the required policies identified above.
JAGGERS PLN090253)
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ATTACHMENT - EXHIBIT G"��
#�i
i
g)
The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
12. FINDING: APPEALABILITY The decision on this project may be appealed to the
Board of Supervisors and the California Coastal Commission.
EVIDENCE: a) Board of Supervisors: Section 20.86.030 of the Monterey County
Zoning Ordinance allows an appeal to be made to the Board of
Supervisors by any public agency or person aggrieved by a decision of
an Appropriate Authority other than the Board of Supervisors.
b) Coastal Commission: Section 20.86.080.A.1 and A.3 of the Monterey
County Zoning Ordinance Title 20). Approved projects between the
sea and the first through public road paralleling the sea, and approved
projects involving development in the underlying zone as a conditional
use, are appealable to the Coastal Commission.
DECISION
NOW, THEREFORE, based on the above findings and evidence, the Zoning Administrator
does hereby:
A. Categorically exempt PLN090253 per CEQA Guidelines Section 15302;
B. Approve a Combined Development Permit consisting of 1) a Coastal Administrative
Permit for the demolition of an existing 4,095 square foot single family dwelling with
248 square feet of deck and an attached 429 square foot garage, the construction of a new
5,080 square foot single family dwelling with an attached 670 square foot garage and 644
square feet of deck, and cisterns, 2) a Coastal Development Permit to allow development
within 750 feet of a known archaeological resource, 3) a Coastal Development Permit to
allow development on slope greater than 30 percent, 4) Design Approval, and grading
consisting of approximately 1,010 cubic yards of cut and 200 cubic yards of fill net
export of approximately 810 cubic yards), in general conformance with the attached
sketch and subject to the conditions; and Exhibit 1), both being attached hereto and
incorporated herein by reference.
C. Deny the request for a Variance from the 18 foot height limit to allow a height above
average natural grade of approximately 21.7.
PASSED AND ADOPTED this 8th day of April, 2010.
L CAMA44ION
Jacqueline Onciano, Zoning Administrator
COPY OF THIS DECISION MAILED TO APPLICANT ON APR 16 2010.
THIS APPLICATION IS APPEALABLE TO THE BOARD OF SUPERVISORS.
JAGGERS PLN090253)
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ATTACHMENT - EXHIBIT G"��
#�IF ANYONE WISHES TO APPEAL THIS DECISION, AN APPEAL FORM MUST BE COMPLETED
AND SUBMITTED TO TEE CLERK TO THE BOARD ON OR BEFORE APR 2 2010
THIS PROJECT IS LOCATED IN THE COASTAL ZONE AND IS APPEALABLE TO THE
COASTAL COMMISSION. UPON RECEIPT OF NOTIFICATION OF THE FINAL LOCAL ACTION
NOTICE FLAN) STATING THE DECISION BY THE FINAL DECISION MAKING BODY, THE
COMMISSION ESTABLISHES A 10 WORKING DAY APPEAL PERIOD. AN APPEAL FORM
MUST BE FILED WITH THE COASTAL COMMISSION. FOR FURTHER INFORMATION,
CONTACT THE COASTAL COMMISSION AT 831) 427-4863 OR AT 725 FRONT STREET, SUITE
300, SANTA CRUZ, CA.
This decision, if this is the final administrative decision, is subject to judicial review pursuant to California
Code of Civil Procedure Sections 1094.5 and 1094.6. Any Petition for Writ of Mandate must be filed with
the Court no later than the 90th day following the date on which this decision becomes final.
NOTES
1. You will need a building permit and must comply with the Monterey County Building Ordinance
in every respect.
Additionally, the Zoning Ordinance provides that no building permit shall be issued, nor any use
conducted, otherwise than in accordance with the conditions and terms of the permit granted or
until ten days after the mailing of notice of the granting of the permit by the appropriate authority,
or after granting of the permit by the Board of Supervisors in the event of appeal.
Do not start any construction or occupy any building until you have obtained the necessary.
permits and use clearances from the Monterey County Planning Department and Building
Services Department office in Salinas.
2. This permit expires 3 years after the above date of granting thereof unless construction or use is
started within this period.
DAGGERS PLN090253)
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ATTACHMENT - EXHIBIT G"��#�RESOLUTION 10-018 EXHIBIT 1
Monterey County Resource Management Agency
Planning Department
Condition Compliance and/or Mitigation Monitoring
Reporting Plan
Project Name: JAGGERS
File No: PLN090253 APN: 243-031-033-000
Approved by: Zoning Administrator Date: April 8, 2010
I
*Monitoring or Reporting refers to projects with an EIR or adopted Mitigated Negative Declaration per Section 21081.6 of the Public Resources Code.
a n:z
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RMA Planning Department
PDO01- SPECIFIC USES ONLY Adhere to conditions and uses specified Owner/ Ongoing,
This Combined Development Permit PLN090253) in the permit. Applicant unless
consisting of 1) a Coastal Administrative Permit to allow Neither the uses nor the construction RMA otherwise
the demolition of an existing 4,095 square foot single allowed by this permit shall commence Planning stated.
family dwelling with 248 square feet of deck and an unless and until all of the conditions of
attached 429 square foot garage, the construction of a this permit are met to the satisfaction of
new 5,080 square foot single family dwelling with an the Director of the RMA Planning
attached 670 square foot garage and 644 square feet of Department.
deck, and cisterns; 2) a Coastal Development Permit to To the extent that the County has WRA
allow development within 750 feet of a known delegated any condition compliance or
archaeological resource, 3) a Coastal Development mitigation monitoring to the Monterey RMA
Pennit to allow development on slope greater than 30 County Water Resources Agency, the Planning
percent, 4) Design Approval, and grading consisting of Water Resources Agency shall provide
approximately 1,010 cubic yards of cut and 200 cubic all information requested by the County
yards of fill net export of approximately 810 cubic and the County shall bear ultimate
yards). The property is located at 2741 Calle la Cruz,
responsibility to ensure that conditions
Carmel Meadows Assessor's Parcel Number 243-031- and mitigation measures are properly
033-000), Carmel Area Land Use Plan. This permit was fulfilled
approved in accordance with County ordinances and land
use regulations subject to the following terms and
conditions. Any use or construction not in substantial
conformance with the terms and conditions of this permit
is a violation of Coun regulations and may result in
JAGGERS PLN090253)
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ATTACHMENT - EXHIBIT G"��#�
P o io o
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modification or revocation of this permit and subsequent
legal action. No use or construction other than that
specified by this permit is allowed unless additional
permits are approved by the appropriate authorities.
RMA-Planning Department)
2. PDO02 NOTICE-PERMIT APPROVAL Obtain appropriate form from the RMA- Owner/ Prior to the
The applicant shall record a notice which states: A Planning Department. Applicant issuance of
permit Resolution 10-018) was approved by the Zoning grading
Administrator for Assessor's Parcel Number 243-031-033- The applicant shall complete the form RMA- and
000 on April 8, 2010. The permit was granted subject to and furnish proof of recordation of this Planning building
twenty-three 23) conditions of approval which run with notice to the RMA Planning permits or
the land. A copy of the permit is on file with the Department. commence
Monterey County RMA Planning Department." RMA- ment of
Planning Department use.
3. PD003(A) CULTURAL RESOURCES Stop work within 50 meters 165 feet) of Owner / Ongoing
NEGATIVE ARCHAEOLOGICAL REPORT uncovered resource and contact the Applicant
If, during the course of construction, cultural, Monterey County RMA Planning per
archaeological, historical or paleontological resources are Department and a qualified archaeologist Archae-
uncovered at the site surface or subsurface resources) immediately if cultural, archaeological, ologist
work shall be halted immediately within 50 meters 165 historical or paleontological resources
professional archaeologist
feet) of the find until a qualified are uncovered. When contacted, the
can evaluate it. The Monterey County RMA Planning project planner and the archaeologist
Department and a qualified archaeologist i.e., an shall immediately visit the site to
archaeologist registered with the Society of Professional determine the extent of the resources and
Archaeologists) shall be immediately contacted by the to develop proper mitigation measures
responsible individual present on-site. When contacted, required for the discovery.
the project planner and the archaeologist shall
immediately visit the site to determine the extent of the
resources and to develop proper mitigation measures
required for the discove Planning Dept.)
4.
PD007 GRADING-WINTER RESTRICTION Obtain authorization from the Director Owner / Ongoing
No land clearing or grading shall occur on the subject of RMA Building Services Department Applicant
parcel between October 15 and April 15 unless authorized to conduct land clearing or grading
by the Director of RMA Building Services Department. between October 15 and April 15.
RMA Planning Department and Building Services
Department)
JAGGERS PLN090253)
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5. PDO09 GEOTECBNICAL CERTIFICATION Submit certification by the Owner / Prior to
Prior to final inspection, the geotechnical consultant shall geotechnical consultant to the RMA Applicant / final
provide certification that all development has been Building Services Department showing Geo- inspection.
constructed in accordance with the geotechnical report. project's compliance with the technical
RMA Planning Department and Building Services geotechnical report. consultant
Department
6. PDO10 EROSION CONTROL PLAN AND An Erosion Control Plan shall be Owner / Prior to the
SCHEDULE submitted to the RMA Planning Applicant issuance of
The approved development shall incorporate the Department and the RMA Building grading
recommendations of the Erosion Control Plan as reviewed Services Department prior to issuance and
by the Director of RMA Planning and Director of of building and grading permits. building
Building Services. All cut and/or fill slopes exposed permits.
during the course of construction be covered, seeded, or Comply with the recommendations of Owner / Ongoing
otherwise treated to control erosion during the course of the Erosion Control Plan during the Applicant
construction, subject to the approval of the Director of course of construction until project
RMA Planning and Director of RMA Building completion as approved by the Director
Services. The improvement and grading plans shall of RMA Planning and Director of
include an implementation schedule of measures for the RMA Building Services.
prevention and control of erosion, siltation and dust during
and immediately following construction and until erosion Evidence of compliance with the Owner / Prior to
control planting becomes established. This program shall Implementation Schedule shall be Applicant final
be approved by the Director of RMA Planning and submitted to the RMA Planning inspection.
Director of RMA Building Services. RMA Planning Department and the RMA Building
Department and RMA Building Services
Services Department.
Department)
7. PDO11 TREE AND ROOT PROTECTION Submit evidence of tree protection to Owner / Prior to the
Trees which are located close to the construction site(s) the RMA Planning Department for Applicant issuance of
shall be protected from inadvertent damage from review and approval. grading
construction equipment by fencing off the canopy and/or
driplines and/or critical root zones whichever is greater) building
with protective materials, wrapping trunks with protective permits.
fill of any type against the base of the
materials, avoiding
trunks and avoiding an increase in soil depth at the feeding Submit on-going evidence that tree Owner / During
drip-line of the retained trees. Said protection,
zone or protection measures are in place Applicant / con-
approved by a certified arborist, shall be demonstrated through out grading and construction Arborist struction.
prior to issuance of building permits subject to the
pr
phases. If damage is possible, submit
JAGGERS PLN090253)
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approval of the RMA Director of Planning. If there is an interim report prepared by a
all work must stop in the area
any potential for damage certified arborist.
and a report, with mitigation measures, shall be submitted Submit photos of the trees on the Owner / Prior to
by a certified arborist. Should any additional trees not property to the RMA Planning Applicant final
included in this permit be harmed, during grading or Department after construction to inspection,
construction activities, in such a way where removal is document that tree protection has been
required, the owner/applicant shall obtain required successful or if follow-up remediation
permits.(RMA Planning Department) or additional permits are required.
8. PD012(D) LANDSCAPE PLAN AND Submit landscape plans and contractor's Owner / Prior to
MAINTENANCE MONTEREY PENINSULA estimate to the RMA Planning Applicant / issuance of
WATER MANAGEMENT DISTRICT SINGLE Department for review and approval. Licensed building
FAMILY DWELLING ONLY) Landscaping plans shall include the Landscape permit.
The site shall be landscaped. Prior to the issuance of recommendations from the biological Contractor
building permits, three 3) copies of a landscaping plan survey as applicable. / Licensed
shall be submitted to the Director of the RMA Landscape
A landscape plan review fee is
artment
Plannin
De Architect
g
p
required for this project. Fees shall be paid at the time Landscaping shall be either installed or a Owner / Prior to
of landscape plan submittal. The landscaping plan shall certificate of deposit or other form of Applicant / occupancy.
be in sufficient detail to identify the location, species, surety made payable to Monterey Licensed
and size of the proposed landscaping materials and shall County for that cost estimate shall be Landscape
include an irrigation plan. The plan shall be submitted to the Monterey County RMA Contractor
accompanied by a nursery or contractor's estimate of the Planning Department. / Licensed
cost of installation of the plan. Before occupancy, Landscape
landscaping shall be either installed or a certificate of Architect
deposit or other form of surety made payable to All landscaped areas and fences shall be Owner / Ongoing
Monterey County for that cost estimate shall be continuously maintained by the Applicant
submitted to the Monterey County RMA Planning applicant; all plant material shall be
Department. All landscaped areas and fences shall be continuously maintained in a litter-free,
continuously maintained by the applicant; all plant weed-free, healthy, growing condition,
material shall be continuously maintained in a litter-free,
weed-free, healthy, growing condition. RMA
Planning Department)
9. PDO14(A) LIGHTING EXTERIOR LIGHTING Submit three copies of the lighting Owner / Prior to the
PLAN plans to the RMA Planning Applicant issuance of
All exterior lighting shall be unobtrusive, down-lit, Department for review and approval. building
harmonious with the local area, and constructed or located Approved lighting plans shall be permit.
JAGGERS PLN090253)
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ATTACHMENT - EXHIBIT G"��#�
Q aG i
taM a a fti
is ya e r t
a
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e.
so that only the intended area is illuminated and off-site incorporated into final building plans.
glare is fully controlled. The applicant shall submit 3 The lighting shall be installed and Owner / Prior to
copies of an exterior lighting plan which shall indicate the maintained in accordance with the Applicant occupancy
location, type, and wattage of all light fixtures and include approved plan. / Ongoing
catalog sheets for each fixture. The lighting shall comply
with the requirements of the California Energy Code set
forth in California Code of Regulations, Title 24, Part 6.
The exterior lighting plan shall be subject to approval by
the Director of the RMA Planning Department, prior to
the issuance of building permits. RMA Planning
Department)
10. PD032(A) PERMIT EXPIRATION The applicant shall obtain a valid Owner / As stated
The pen-nit shall be granted for a time period of 3 years, to grading or building permit and/or Applicant in the
expire on April 8, 2013, unless use of the property or commence the authorized use to the conditions
actual construction has begun within this period. RMA satisfaction of the Director of Planning. of approval
Planning Department) Any request for extension must be
received by the Planning Department at
least 30 days prior to the expiration
date.
11. PD035 UTILITIES UNDERGROUND Install and maintain utility and Owner / Ongoing
All new utility and distribution lines shall be placed distribution lines underground. Applicant
underground. RMA Planning Department; Public
Works)
12. PD041-HEIGHT VERIFICATION NON-STANDARD) 1) The applicant shall have a benchmark Owner / Prior to the
The applicant shall have a benchmark placed upon the placed upon the property and identify the Applicant issuance of
property and identify the benchmark on the building plans. benchmark on the building plans. The grading
The benchmark shall remain visible onsite until final building benchmark shall remain visible onsite and/or
inspection. The applicant shall provide evidence from a until final building inspection. building
licensed civil engineer or surveyor, to the Director of the
l
d permits.
approva
RMA- Building Services Department for review an
that the height of the structure(s) from the benchmark is
2) The applicant shall provide evidence
Owner /
Prior to
consistent with what was approved on the building permit from a licensed civil engineer or surveyor, Applicant / final
associated with this project. The height of the structure shall to the Director of the RMA- Building Engineer inspection.
not exceed 18 feet from average natural grade. RMA Services Department for review and
Planning Department and Building Services Department) approval, that the height of the structure(s)
from the benchmark is consistent with what
was approved on the building permit.
JAGGERS PLN090253)
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ATTACHMENT - EXHIBIT G"��#�s~+Pe. c n o a i;
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a
13. PD047 DEMOLITION/DECONSTRUCTION OF Applicant shall incorporate a Owner Prior to the
STRUCTURES MBUAPCD RULE 439) Demolition/ Deconstruction" note on Applicant / issuance of
In accordance with Monterey Bay Unified Air Pollution the demolition site plan that includes, Contractor a
Control District Rule 439, construction plans shall include but is not limited to, the standards set demolition
Demolition and Deconstruction" notes that incorporate forth in this condition. ermit.
the following work practice standards: Contractor shall obtain any required Air Owner / During
1. Sufficiently wet the structure prior to deconstruction District permits and conduct all Applicant / demolition.
or demolition. Continue wetting as necessary during deconstruction or demolition activities Contractor /
active deconstruction or demolition and the debris as required by the Air District. Air District
reduction process;
2. Demolish the structure inward toward the building
pad. Lay down roof and walls so that they fall inward
and not away from the building;
3. Commencement of deconstruction or demolition
activities shall be prohibited when the peak wind
speed exceeds 15 miles per hour.
All Air District standards shall be enforced by the Air
District. Q!n Planning Department)
14. PDSP001- DESIGN REVIEW NON-STANDARD) The applicant shall submit design Owner / Prior to the
The applicant shall submit design modifications to the modifications, through a no-fee Design Applicant issuance of
RMA-Planning Department for review and approval prior Approval application, to the RMA- grading
to issuance of grading and/or building permits. Planning Department for review and and/or
approval. building
ermits.
Monterey County' ater Resources Agency
15. WR1 DRAINAGE PLAN Submit 3 copies of the engineered Owner / Prior to
The applicant shall provide the Water Resources drainage plan to the Water Resources Applicant / issuance of
Agency a drainage plan prepared by a registered civil Agency for review and approval. Engineer any
engineer or architect addressing on-site and off-site grading or
impacts. Drainage improvements shall be constructed in building
accordance with plans approved by the Water Resources permits.
Agency. Water Resources Agency)
16. WR40 WATER CONSERVATION MEASURES Compliance to be verified by building Owner / Prior to
The applicant shall comply with Ordinance No. 3932, or inspector at final inspection. Applicant final
as subsequently amended, of the Montere Coup building
JAGGERS PLN090253)
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ATTACHMENT - EXHIBIT G"��#�Water Resources Agency pertaining to mandatory water
conservation regulations. The regulations for new
construction require, but are not limited to:
a. All toilets shall be ultra-low flush toilets with a
maximum tank size or flush capacity of 1.6 gallons,
all shower heads shall have a maximum flow
capacity of 2.5 gallons per minute, and all hot water
faucets that have more than ten feet of pipe between
the faucet and the hot water heater serving such
faucet shall be equipped with a hot water
recirculating system.
b. Landscape plans shall apply xeriscape principles,
including such techniques and materials as native or
low water use plants and low precipitation sprinkler
heads, bubblers, drip irrigation systems and timing
devices. Water Resources Agency)
17.
WR43 WATER AVAILABILITY
CERTIFICATION
The applicant shall obtain from the Monterey County
Water Resources Agency, proof of water availability on
the property, in the form of an approved Monterey
Peninsula Water Management District Water Release
Form. Water Resources Agency)
Submit the Water Release Form to the
Water Resources Agency for review
and approval.
Carmel Highlands FresProtectiou'District
18.
FIRE011- ADDRESSES FOR BUILDINGS
All buildings shall be issued an address in accordance
with Monterey County Ordinance No. 1241. Each
occupancy, except accessory buildings, shall have its
own permanently posted address. When multiple
occupancies exist within a single building, each
individual occupancy shall be separately identified by its
own address. Letters, numbers and symbols for
addresses shall be a minimum of 4-inch height, 1/2-inch
stroke, contrasting with the background color of the
sign, and shall be Arabic. The sign and numbers shall
Applicant shall incorporate
specification into design and enumerate
as Fire Dept. Notes" on plans.
Applicant shall schedule fire dept.
clearance inspection.
Owner /
Applicant
Owner /
Applicant
Owner /
Applicant
Prior to
issuance of
any
building
permits.
Prior to
issuance of
building
permit.
Prior to
final
building
inspection.
i
JAGGERS PLN090253)
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ATTACHMENT - EXHIBIT G"��#�
t rte to
e M ik. S i 1
1 T+
l A i R.
u e t na ae'
reflective and made of a noncombustible material.
Address signs shall be placed at each driveway entrance
and at each driveway split. Address signs shall be and
visible from both directions of travel along the road. In
all cases, the address shall be posted at the beginning of
construction and shall be maintained thereafter. Address
signs along one-way roads shall be visible from both
directions of travel. Where multiple addresses are
required at a single driveway, they shall be mounted on
a single sign. Where a roadway provides access solely
to a single commercial occupancy, the address sign shall
be placed at the nearest road intersection providing
access to that site. Permanent address numbers shall be
posted prior to requesting final clearance. Carmel
Highlands Fire Protection District)
19. FIRE021- FIRE PROTECTION EQUIPMENT & Applicant shall enumerate as Fire Owner / Prior to
SYSTEMS FIRE SPRINKLER SYSTEM Dept. Notes" on plans. Applicant issuance of
STANDARD) building
The building(s) and attached garage(s) shall be fully permit.
protected with automatic fire sprinkler system(s). Applicant shall schedule fire dept. Owner / Prior to
Installation shall be in accordance with the applicable rough sprinkler inspection. Applicant framing
NFPA standard. A minimum of four 4) sets of plans inspection.
for fire sprinkler systems must be submitted by a Applicant shall schedule fire dept. final Owner / Prior to
California licensed C-16 contractor and approved prior sprinkler inspection. Applicant final
to installation. This requirement is not intended to delay building
issuance of a building permit. A rough sprinkler inspection.
inspection must be scheduled by the installing contractor
and completed prior to requesting a framing inspection.
Carmel Highlands Fire Protection District
20. FIRE027 ROOF CONSTRUCTION VERY Applicant shall enumerate as Fire Owner / Prior to
HIGH HAZARD SEVERITY ZONE) Dept. Notes" on plans. Applicant issuance of
All new structures, and all existing structures receiving building
new roofing over 50 percent or more of the existing roof permit.
surface within a one-year period, shall require a
minimum of ICBO Class A roof construction. Carmel
Highlands Fire Protection District
JAGGERS PLN090253)
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ATTACHMENT - EXHIBIT G"��#�
1 o ions o a ro a s a 1 r
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R1VIA Public Works Department
21. PW0044 CONSTRUCTION MANAGEMENT Applicant shall prepare a CMP and Owner / Prior to
PLAN submit the CMP to the RMA-Planning Applicant / issuance of
The applicant shall submit a Construction Management Plan Department and the Department of Contractor grading or
CMP) to the RMA-Planning Department and the Department Public Works for review and approval. building
of Public Works for review and approval. The CMP shall permits.
include measures to minimize traffic impacts during the The approved measures shall be Owner / Ongoing
construction/grading phase of the project and shall provide the
following information: Duration of the construction, hours of
implemented during the
Applicant /
through all
operation, an estimate of the number of truck trips that will be construction/grading phases of the Contractor grading
generated, truck routes, number of construction workers, project. and con-
parking areas for both equipment and workers, and locations struction
of truck staging areas. Approved measures included in the phases.
CMP shall be implemented by the applicant during the
construction/grading phase of the ro'ect. Public Works)
fi Enyironm,ental Health Bureau
22. EHSP01 REVISED) RAINWATER Include a note on the construction plans Owner / Prior to
IRRIGATION PLUMBING NON-STANDARD) for the cistern system that indicates Applicant issuance of
All piping for the rainwater system piping shall have how the rainwater distribution piping building
continuous tape or be painted with permanent paint marked will be labeled to indicate the water is permits.
with the words DANGER- UNSAFE WATER," pursuant to non-potable.
Section 1610 of the California Plumbing Code, Gray Water
Systems. Do not use purple pipe, which identifies recycled
water; rainwater is not considered to be recycled water.
Environmental Health)
23. EHSP02 DISCLOSURE OF WATER Submit documentation to the Owner / Prior to
DISTRIBUTION PLANS TO CAL AM Environmental Health Bureau EHB) Applicant issuance of
This property receives water service from California that Cal Ain has confirmed the potable building
American Water Company Cal Am), a State Public Water water line complies with Title 17 of the permits.
System regulated by the California Department of Public California Code of Regulations,
Health. Cal-Am is responsible to ensure the potable water regarding cross-connection control.
line complies with Title 17 of the California Code of
Regulations, regarding cross-connection control.
Environmental Health)
END OF CONDITI ONS
JAGGERS PLN090253)
Page 21 of 21
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CALLE LA CRUZ
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PARCEL I
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NOTES:
1. Entire Property Is currently landscaped.
Proposed Landscape work shall be restoration of
areas damaged during construction.
2. Refer to Civil Drawings for additional site and
Erosion Control information-
3.See Site Plan following De-Construction"
Sheet A-1.2 for EXISTING GRADE BASIS.
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A-1.3
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12/14/2010-U04
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12/14/2010-U04
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ATTACHMENT - EXHIBIT G"�� #�NORTH ELEVATION
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DO96966-U03
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12/14/2010-U04
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ATTACHMENT - EXHIBIT G"�� #�
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40527-U01
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FO89518-U03
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12/14/2010-U04
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15304-U05
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ATTACHMENT - EXHIBIT G"�� #�
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40527-U01
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FO21330-U03
FO85769-U03
FO89518-U03
MG89556-U03
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AS89581-U03
AI93216-U03
DO96966-U03
C1-U03
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DOCUMENTS-U03
12/14/2010-U04
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15304-U05
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ATTACHMENT - EXHIBIT G"�� #�
L-----------------J
mm
ENTRY
r~. r-rr-r
Deconstruction Notes:
1 cwna.rdu~+4w~ I.LL wWa~.M.Nd wow mi~ Mew m~ruWrvN.n M~1w.~n.Mq 6e+uWN.w
Existing Main Level Floor Plan
1
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40527-U01
ATTACHMENT-U02
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EXHIBIT-U02
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LI21329-U03
FO21330-U03
FO85769-U03
FO89518-U03
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15304-U05
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DENYING-U07
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293-P&BI-U08
ROTHARMEL-U09
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ROTHARMELL-U10
7/9/2010-U011
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ATTACHMENT - EXHIBIT G"�� #�him
111
EXISTING NORTH ELEVATION
Existing East Elevation
t
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40527-U01
ATTACHMENT-U02
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FO21330-U03
FO85769-U03
FO89518-U03
MG89556-U03
AS89575-U03
AS89581-U03
AI93216-U03
DO96966-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
12/14/2010-U04
RIVASR-U04
15304-U05
2-U06
A.-U07
CONSIDER-U07
THE-U07
APPEAL-U07
OF-U07
KURT-U07
SUE-U07
JAGGERS-U07
THE-U07
DISCRETIONARY-U07
DECISION-U07
BY-U07
THE-U07
ZONING-U07
ADMINISTRATOR-U07
DENYING-U07
A-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
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7/9/2010-U011
VARIANCE-U012
THE-U012
18-FOOT-U012
HEIGHT-U012
LIMIT;-U012
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COMBINED-U012
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4,095-U012
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ATTACHMENT - EXHIBIT G"��!#�JAGGERS RESIDENCE
Jon SafNr Ertandson
ArnJi~tawt
BIB]
40527-U01
ATTACHMENT-U02
U02
EXHIBIT-U02
G-U02
LI21329-U03
FO21330-U03
FO85769-U03
FO89518-U03
MG89556-U03
AS89575-U03
AS89581-U03
AI93216-U03
DO96966-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
12/14/2010-U04
RIVASR-U04
15304-U05
2-U06
A.-U07
CONSIDER-U07
THE-U07
APPEAL-U07
OF-U07
KURT-U07
SUE-U07
JAGGERS-U07
THE-U07
DISCRETIONARY-U07
DECISION-U07
BY-U07
THE-U07
ZONING-U07
ADMINISTRATOR-U07
DENYING-U07
A-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
7/9/2010-U011
VARIANCE-U012
THE-U012
18-FOOT-U012
HEIGHT-U012
LIMIT;-U012
B.-U012
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THE-U012
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ATTACHMENT - EXHIBIT G"��"#�EXISTING GRADES: Project Site AFTER Building Demolition)
I
1
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BIB]
40527-U01
ATTACHMENT-U02
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LI21329-U03
FO21330-U03
FO85769-U03
FO89518-U03
MG89556-U03
AS89575-U03
AS89581-U03
AI93216-U03
DO96966-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
12/14/2010-U04
RIVASR-U04
15304-U05
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A.-U07
CONSIDER-U07
THE-U07
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OF-U07
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DECISION-U07
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ADMINISTRATOR-U07
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ROTHARMEL-U09
LINDA-U09
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7/9/2010-U011
VARIANCE-U012
THE-U012
18-FOOT-U012
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ATTACHMENT - EXHIBIT G"��##�CARMEL AREA
Point Lobos State Reserve
X I
APPLICANT: JAGGERS
APN: 243-031-033-000
P a c i f i c
O c e a n
ARMEL'
Carmel River State Beach
FILE # PLN090253
2500' Limit City City Limits Water
0 1,000
BIB]
40527-U01
ATTACHMENT-U02
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LI21329-U03
FO21330-U03
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FO89518-U03
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AI93216-U03
DO96966-U03
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15304-U05
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ATTACHMENT - EXHIBIT H"���EXHIBIT H
DRAFT ZONING ADMINSTRATOR
RESOLUTION March 25, 2010)
PLN090253 Jaggers
Board of Supervisors
July 27, 2010
BIB]
40527-U01
ATTACHMENT-U02
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EXHIBIT-U02
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LI21329-U03
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FO85769-U03
FO89518-U03
MG89556-U03
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ATTACHMENT - EXHIBIT H"���DRAFT RESOLUTION
Before the Zoning Administrator in and for the
County of Monterey, State of California
In the matter of the application of:
JAGGERS PLN090253)
RESOLUTION NO. 10
Resolution by the Monterey County Zoning
Administrator:
1) Categorically exempting PLN090253 per Section
15302 of the CEQA Guidelines, and
2) Approving a Combined Development Permit
consisting of 1) a Coastal Administrative Permit
for the demolition of an existing 4,095 square
foot single family dwelling with 248 square feet
of deck and an attached 429 square foot garage,
the construction of a new 5,080 square foot single
family dwelling with an attached 670 square foot
garage and 644 square feet of deck, and cisterns,
2) a Coastal Development Permit to allow
development within 750 feet of a known
archaeological resource, 3) a Coastal
Development Permit to allow development on
slope greater than 30 percent, 4) a Variance from
the 18 foot height limit to allow a height above
average natural grade of approximately 21.73 feet
net reduction of approximately 1.62 feet from
the existing residence), 5) Design Approval, and
grading consisting of approximately 1,010 cubic
yards of cut and 200 cubic yards of fill net
export of approximately 810 cubic yards).
PLN090253, Jaggers, 2741 Calle la Cruz, Carmel
Meadows, Carmel Area Land Use Plan, APN: 243-
031-033-000)
The Jaggers application PLN090253) came on for public hearing before the Monterey
County Zoning Administrator on March 25, 2010. Having considered all the written and
documentary evidence, the administrative record, the staff report, oral testimony, and
other evidence presented, the Zoning Administrator finds and decides as follows:
FINDINGS
1. FINDING: CONSISTENCY The Project, as conditioned, is consistent with the
applicable plans and policies which designate this area as appropriate
for development.
EVIDENCE: a) During the course of review of this application, the project has been
reviewed for consistency with the text, policies, and regulations in:
the Monterey County General Plan,
JAGGERS PLN090253) Page 7
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ATTACHMENT - EXHIBIT H"��� Carmel Area Land Use Plan,
Carmel Area Coastal Implementation Plan,
Monterey County Zoning Ordinance Title 20)
No conflicts were found to exist. No communications were received
during the course of review of the project indicating any inconsistencies
with the text, policies, and regulations in these documents.
b) The property is located at 2741 Calle la Cruz, Carmel Meadows
Assessor's Parcel Number 243-031-033-000), Carmel Area Land Use
Plan. The parcel is zoned Medium Density Residential, 2 units per acre,
with a Design Control District Overlay and an 18-foot height limit,
Coastal Zone MDR/2-D 18) CZ)"], which allows the construction of
single family residences with a Coastal Administrative Permit,
development within 750 feet of a known archaeological resource as a
conditional use with the approval of a Coastal Development Permit, and
development on slope greater than 30 percent as a conditional use with
the approval of a Coastal Development Permit. Therefore, the project is
an allowed land use for this site.
c) Slope: Development on slopes that exceeds 30% is prohibited unless
there is no feasible alternative that would allow development to occur
on slopes of less than 30%, or the proposed development better achieves
the goals, policies and objectives of the Monterey County General Plan
and applicable area plan than other development alternatives. See
Finding No. 7.
d) Variance: See Finding Nos. 8, 9 and 10.
e) Visual Resources/Public Viewshed: The property is located in an area
identified on the Carmel Area Land Use Plan LUP) General Viewshed
Map Map A of the LUP), and the property is visible from the following
common public viewing areas: Highway 1, Scenic Drive, and Carmel
River State Beach. The policies of the Carmel Area LUP direct that
development within the viewshed must harmonize and be clearly
subordinate to the natural scenic character of the area LUP Key Policy
2.2.2). Staff conducted site visits on August 6, 2009, and February 1,
2010, to assess the potential viewshed impacts of the project. Based on
these site visits, and the submitted plans, the project is consistent with the
Visual Resource policies of the Carmel Area LUP. See Finding No. 11.
f) Side Setback: Per Title 20, Section 20.12.060.C.1, the required side
setback is 5 feet. The existing residence has a side setback of only 2.7
feet on the west side of the property. The proposed residence will have
a setback of 13.3 feet on the west side and will correct this
nonconforming setback.
g) Archaeological Resources: County records identify the project site is
within an area of high sensitivity for prehistoric cultural resources, and
the project includes a Coastal Development Permit to allow
development within 750 feet of a known archaeological resource. An
archaeological survey prepared for the project site concluded that there
is no surface evidence of potentially significant archaeological
resources. The potential for inadvertent impacts to cultural resources is
limited and will be controlled by the use of the County's standard
project condition Condition No. 3).
h) The project planner conducted site inspections on August 6, 2009, and
JAGGERS PLN090253) Page 8
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ATTACHMENT - EXHIBIT H"���February 1, 2010, to verify that the project on the subject parcel
conforms to the plans listed above.
i) The project was referred to the Carmel Highlands Land Use Advisory
Committee LUAC) for review. Based on the LUAC Procedure
guidelines adopted by the Monterey County Board of Supervisors per
Resolution No. 08-338, this application did warrant referral to the
LUAC because it involves a Variance and a Design Approval subject to
review by the Zoning Administrator. The Carmel Highlands LUAC
continued the item at a public meeting held on January 4, 2010, and
voted 4 2 to not support the project as proposed at a public meeting
held on February 1, 2010. Neighbors raised concerns regarding private
views and potential impacts to the neighborhood character.
Specifically, neighbors stated that the proposed residence is too big"
for the area. No concerns were expressed about potential impacts to the
public viewshed. However, the Carmel Area LUP does not protect
private views, and staff has determined the project is consistent with the
existing character of the neighborhood. Staff identified that three of
four adjacent properties all have residences of a similar or larger
footprint than that proposed by the project applicant. The fourth
property, which is only 3 acres, has a residence of 4,475 square feet.
This would equate to a residence of 6,116 square feet on the applicant's
parcel of 41 acres. Yet, the applicant is proposing a residence over
1,000 square feet below this amount. The LUAC members also
commented during the public meeting that the proposed residence is
well-designed to minimize visual impacts. The site coverage and floor
area ratio proposed by the applicant remain significantly below the
allowed maximums and most of the increase in floor area will be on the
lower level. The applicant also reduced the height by approximately 5
feet in order to address the neighbor's concerns.
j) The application, project plans, and related support materials submitted
by the project applicant to the Monterey County RMA Planning
Department for the proposed development found in Project File
PLN090253.
2. FINDING: SITE SUITABILITY The site is physically suitable for the use
proposed.
EVIDENCE: a) The project has been reviewed for site suitability by the following
departments and agencies: RMA Planning Department, Carmel
Highlands Fire Protection District, RMA Public Works Department,
Environmental Health Division, and Water Resources Agency. There
has been no indication from these departments/agencies that the site is
not suitable for the proposed development. Conditions recommended
have been incorporated.
b) Staff identified potential impacts to Biological Resources and
Archaeological Resources. The project is consistent with applicable
policies and regulations. Technical reports by outside consultants
indicated that there are no physical or environmental constraints that
would indicate that the site is not suitable for the use proposed. County
staff independently reviewed these reports and concurs with their
conclusions. The following reports have been prepared:
Biological Resources Report LIB090486) prepared by Califauna,
JAGGERS PLN090253) Page 9
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ATTACHMENT - EXHIBIT H"���Pebble Beach, California, September 27, 2009.
Preliminary Archaeological Reconnaissance LIB090487) prepared
by Archaeological Consulting, Salinas, California, September 10,
2009.
Geotechnical Investigation LIB090488) prepared by Soil Surveys,
Inc., Salinas, California, April 14, 2009.
c) Staff conducted site inspections on August 6, 2009, and February 1,
2010, to verify that the site is suitable for this use.
d) The application, project plans, and related support materials submitted
by the project applicant to the Monterey County RMA Planning
Department for the proposed development found in Project File
PLN090253.
3. FINDING: HEALTH AND SAFETY The establishment, maintenance, or
operation of the project applied for will not under the circumstances of
this particular case be detrimental to the health, safety, peace, morals,
comfort, and general welfare of persons residing or working in the
neighborhood of such proposed use, or be detrimental or injurious to
property and improvements in the neighborhood or to the general
welfare of the County.
EVIDENCE: a) The project was reviewed by the RMA Planning Department, Carmel
Highlands Fire Protection District, RMA Public Works Department,
Environmental Health Division, and Water Resources Agency. The
respective departments/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.
b) Necessary public facilities are available. The existing residence has
public water and sewer connections Cal Am and Carmel Area
Wastewater District, respectively). The proposed residence will
continue to use these same connections. The Environmental Health
Division reviewed the project application, and did not require any
conditions of approval.
c) Preceding findings and supporting evidence for PLN090253.
4. FINDING: NO VIOLATIONS The subject property is in compliance with all
rules and regulations pertaining to zoning uses, subdivision, and any
other applicable provisions of the County's zoning ordinance. No
violations exist on the property.
EVIDENCE: a) Staff reviewed Monterey County RMA Planning Department and
Building Services Department records and is not aware of any
violations existing on the subject property.
b) Staff conducted site inspections on August 6, 2009, and February 1,
2010, and researched County records to assess if any violation exists on
the subject property.
c) There are no known violations on the subject parcel.
d) The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
JAGGERS PLN090253) Page 10
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ATTACHMENT - EXHIBIT H"���5. FINDING: CEQA Exempt): The project is categorically exempt from
environmental review and no unusual circumstances were identified to
exist for the proposed project.
EVIDENCE: a) California Environmental Quality Act CEQA) Guidelines Section
15302 Class 2) categorically exempts the replacement or
reconstruction of existing structures and facilities where the new
structure will be located on the same site as the structure replaced and
will have substantially the same purpose and capacity as the structure
replaced.
b) The project consists of the demolition of an existing 4,095 square foot
single family dwelling with 248 square feet of deck and an attached 429
square foot garage, the construction of a new 5,080 square foot single
family dwelling with an attached 670 square foot garage and 644 square
feet of deck. The project also includes grading consisting of
approximately 1,010 cubic yards of cut and 200 cubic yards of fill,
resulting in a net export of approximately 810 cubic yards. The RMA
Public Works Department applied a standard condition Condition No.
20) to require the applicant to submit a Construction Management Plan
CMP) for review and approval prior to issuance of building or grading
permits. The CMP shall include measures to minimize traffic impacts
during the grading and construction phases of the project. The
applicant intends to minimize truck travel on Highway 1 by identifying
sites near the project that could accept the export. The availability of
sites will depend on the timing of the grading phase of the project. If
other sites are not available, then the material will be transported to the
Marina landfill for disposition. The project, as proposed, is consistent
with the Class 2 categorical exemption per Evidence 5a above.
c) No adverse environmental effects were identified during staff review of
the development application during site visits on August 6, 2009, and
February 1, 2010.
d) Exceptions to exemptions listed in Section 15300.2.a-f are inapplicable.
The project does not involve: a designated historical resource, a
hazardous waste site, unusual circumstances that would result in a
significant effect, development that would result in a cumulatively
significant impact, nor development in a particularly sensitive
environment. The project site is located within view of a scenic
highway; however, the development proposed is consistent with the
existing development on the site and in the area, and will not result in a
significant impact to visual resources. See Finding No. 11.
e) See preceding and following findings and supporting evidence.
6. FINDING: PUBLIC ACCESS The project is in conformance with the public
access and recreation policies of the Coastal Act specifically Chapter 3
of the Coastal Act of 1976, commencing with Section 30200 of the
Public Resources Code) and Local Coastal Program, and does not
interfere with any form of historic public use or trust rights.
EVIDENCE: a) No access is required as part of the project as no substantial adverse
impact on access, either individually or cumulatively, as described in
Section 20.146.130 of the Monterey County Coastal Implementation
Plan can be demonstrated.
JAGGERS PLN090253) Page 11
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ATTACHMENT - EXHIBIT H"���b) The subject property is not described as an area where the Local Coastal
Program requires public access Figure 3, Public Access Map, in the
Carmel Area Land Use Plan).
c) No evidence or documentation has been submitted or found showing
the existence of historic public use or trust rights over this property.
d) The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
e) The project planner conducted a site inspection on August 6, 2009.
7. FINDING: DEVELOPMENT ON SLOPE There is no feasible alternative which
would allow development to occur on slopes of less than 30%.
EVIDENCE: a) In accordance with the applicable policies of the Carmel Area Land Use
Plan and the Monterey County Zoning Ordinance Title 20), a Coastal
Development Permit is required and the authority to grant said permit
has been met.
b) The project includes application for development on slopes exceeding
30%. The existing residence was built on a steep slope, and there are no
alternative building sites on the subject property. The existing slope
areas of the property have been previously disturbed by structural
development, retaining walls, deck supports, landscaping, driveway,
and miscellaneous site improvements. The proposed development will
not increase the area or coverage previously disturbed.
c) The project application includes development on slopes exceeding 30%.
Policy 2.7.4.1 of the Carmel Area Land Use Plan states that All
development shall be sited and designed to conform to site topography
and to minimize grading and other site preparation activities." The
topography of the parcel significantly limits the available building area.
Staff has reviewed the project plans and visited the site to analyze
possible development alternatives. The parcel is essentially split in two
by an area of 30% slope, and development of the existing residence
resulted in development on slope greater than 30%. The upper portion
of the parcel would significantly limit the building area, and result in
greater impacts to visual resources. The lower portion of the parcel
would place development much closer to environmentally sensitive
habitat. The proposed placement of the new structure reduces visual
impacts and avoids encroachment into areas of sensitive habitat.
Furthermore, the proposed residence was carefully designed to avoid
slopes in excess of 30% as much as possible, adhere to the site
development standards, and blend with the surrounding topography and
environment. Based on the site limitations and plans provided, there is
no feasible alternative which would allow development to occur on
slopes of less than 30%. In addition, due to the potential for impacts to
either visual resources or sensitive habitat by shifting the building
footprint, the proposed siting better achieves the goals, policies, and
objectives of the Monterey County Local Coastal Program than other
development alternatives.
d) The Zoning Administrator shall require such conditions and changes in
the development as it may deem necessary to assure compliance with
Section 20.64.230.E.2 of the Monterey County Zoning Ordinance
Condition Nos. 4, 5, 6, 11, and 13).
JAGGERS PLN090253) Page 12
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ATTACHMENT - EXHIBIT H"���e) The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
f) The project planner conducted site inspections on August 6, 2009, and
February 1, 2010.
g) The subject project minimizes development on slopes exceeding 30% in
accordance with the applicable goals and policies of the applicable area
plan and zoning codes.
8. FINDING: VARIANCE Authorized Use) The Variance shall not be granted for
a use or activity which is not otherwise expressly authorized by the
zone regulation governing the parcel of property.
EVIDENCE: a) The property has a zoning designation of Medium Density Residential,
2 units per acre, with a Design Control District Overlay and an 18-foot
height limit, Coastal Zone MDR/2-D 18) CZ)"].
b) A single family dwelling is a principal allowed use in the MDR zone
Section 20.12.040.A of the Monterey County Zoning Ordinance Title
20]). Development standards for the MDR zone are identified in
Section 20.12.060 of Title 20. Required setbacks for a residence in the
MDR zone are 20 feet front), 10 feet rear), and 5 feet sides). The
property is oriented with a front set back from Calle la Cruz Road along
the south property line, making the north property line the rear, and the
east and west property lines side yards. The proposed residence will
remedy an existing legal nonconforming side setback on the west
property line. The project, as proposed, meets all applicable use and
site development standards.
c) The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
9. FINDING: VARIANCE Special Circumstances) Because of special
circumstances applicable to the subject property, including the size,
shape, topography, location of the lot, or the surrounding area, the strict
application of development standards in the Monterey County Codes is
found to deprive the subject property of privileges enjoyed by other
property owners in the vicinity under identical zoning classification.
EVIDENCE: a) The zoning for the Carmel Meadows area requires an 18 foot height
limit for main structures. The intent of this regulation is to preserve the
public viewshed. The residence is proposed at 21.73 feet above average
natural grade, which represents a height approximately 3.73 feet above
the allowed maximum. The proposed height also represents a net
reduction of approximately 1.62 feet from the height of the existing
residence.
b) There are special circumstances on the site that warrant a variance to
allow exceedance of the height limit provided there is no special
privilege Finding No. 10) and it is an authorized use Finding No. 8).
c) The topography of the parcel significantly limits the available building
area. The site is restricted with a steep slope that essentially splits the
property in two. The upper portion of the parcel would significantly
limit the building area, and result in greater impacts to visual resources.
The lower portion of the parcel would place development much closer
JAGGERS PLN090253) Page 13
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ATTACHMENT - EXHIBIT H"�� �to environmentally sensitive habitat. The proposed placement and
height of the new structure reduces visual impacts and avoids
encroachment into areas of sensitive habitat. Due to the potential for
impacts to either visual resources or sensitive habitat by shifting or
expanding the building footprint, the proposed siting and height better
achieve the goals, policies, and objectives of the Monterey County
Local Coastal Program.
d) The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
e) The project planner conducted site inspections on August 6, 2009, and
February 1, 2010, to verify the circumstances related to the property.
10. FINDING: VARIANCE Special Privileges) The variance shall not constitute a
grant of privileges inconsistent with the limitations upon other property
owners in the vicinity and zone in which such property is situated.
EVIDENCE: a) The zoning for the Carmel Meadows area requires an 18-foot height
limit for main structures. The intent of this regulation is to preserve the
public viewshed. The residence is proposed at 21.7 feet above average
natural grade, which represents a height approximately 3.73 feet above
the allowed maximum. The proposed height also represents a net
reduction of approximately 1.6 feet from the height of the existing
residence, and would not result in an increase of visual impacts to the
public viewshed. Site constraints regarding slope and avoidance of
sensitive habitat restrict the possible location where a residence can be
sited and best meet the policies of the Carmel Area Land Use Plan.
However, the applicant has designed the proposed residence to
minimize impacts and has used the site topography to blend the
structure into the slope and surrounding environment to the greatest
extent feasible. Therefore, allowing the proposed residence to exceed
the height limit would not constitute a special privilege.
b) The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
c) The project planner conducted site inspections on August 6, 2009, and
February 1, 2010, to identify circumstances related to other property in
the vicinity and in the same zoning district.
d) Other property owners in the vicinity and under identical zoning
classification have been afforded the same privilege sought by the
property owner of this application. The adjacent property has been
granted a similar entitlement Kessler/PLN970312), which approved a
variance to exceed height by approximately 5.5 feet or 23.5 feet above
average natural grade. This variance actually increased the previously
approved height by an additional 2 feet. Similar to this project, the
subject project proposes to exceed the limit above average natural grade
by approximately 3.7 feet. However, a key difference is that
PLN090253/Jaggers will result in a net height reduction from the
existing residence of approximately 1.6 feet. In addition, the proposed
height remains lower than the height of several adjacent residences
because of the drop in elevation from adjacent properties, and it retains
a one story elevation on Calle la Cruz Street. Other property owners
JAGGERS PLN090253) Page 14
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ATTACHMENT - EXHIBIT H"��
�enjoy similar privileges. The following list is a sampling of residences
in the neighborhood, and is not all-inclusive: 2737 Calle la Cruz,
approximately 23.5 feet above average natural grade ANG); 2729
Calle la Cruz, approximately 22 feet above ANG; 2675 Ribera Road,
approximately 20 feet above ANG; 2665 Ribera Road, approximately
23.5 feet above ANG; and 2655 Ribera Road, approximately 22.25 feet
above ANG.
11. FINDING: VIEWSHED The subject project minimizes development within the
viewshed in accordance with the applicable goals and policies of the
applicable area plan and zoning codes.
EVIDENCE: a) Due to the parcel location, the project includes development within a
public viewshed. Specifically, the property is visible from Scenic Road,
Highway 1, and the Carmel River State Beach.
b) The property is located in an area identified on the Carmel Area Land
Use Plan LUP) General Viewshed Map Map A of the LUP), and the
property is visible from the following common public viewing areas:
Highway 1, Scenic Drive, and Carmel River State Beach. The policies
of the Carmel Area LUP direct that development within the viewshed
must harmonize and be clearly subordinate to the natural scenic
character of the area LUP Key Policy 2.2.2). In addition, the proposed
development must conform to applicable LUP Policies 2.2.3.1, 2.2.3.3,
2.2.3.6, and 2.2.4.10.c. These policies direct 1) that the design and
siting of structures shall not detract from the natural beauty of the
public viewshed, 2) that new development on slopes within the public
viewshed shall be sited in areas where existing topography can ensure
that structures will not be visible from major public viewpoints and
viewing corridors, 3) that structures shall be subordinate to and blended
into the environment, 4) that structures located in the viewshed be
designed so that they blend into the site and surroundings, and 5) the
height and bulk of buildings shall be modified as necessary to protect
the viewshed.
c) The entire parcel, from at least one of the viewing areas listed above, is
visible within the public viewshed. Therefore, no building area on the
parcel would ensure that structures would not be visible from major
public viewpoints and viewing corridors. Also, the topography of the
parcel significantly limits the available building area with regard to
visual resources. However, the applicant has designed the proposed
residence to minimize impacts and has used the site topography to blend
the structure into the slope and surrounding environment to the greatest
extent feasible. The County has reviewed the project plans and visited
the site to analyze possible development alternatives. Based on this
review, and per the applicable policies, it is determined that the design
and siting does not detract from the natural beauty of the surrounding
viewshed, that the proposed development blends with the surrounding
topography and environment, that the proposed development
harmonizes and is subordinate to the natural scenic character of the
area, and the proposed development will not result in an increase in
bulk or mass visible within the public viewshed nor result in any new
penetration of the natural skyline. The total increase in site coverage is
approximately 361 square feet, all of which is attributed to an increase
JAGGERS PLN090253) Page 15
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ATTACHMENT - EXHIBIT H"��
�in deck coverage. The area of coverage of the actual residence will
decrease by approximately 35 square feet. The proposed colors green
and natural stone) will blend with the natural scenic character of the
area.
d) The project, as proposed and conditioned, is consistent with the policies of
the Carmel Area Land Use Plan dealing with visual resources and will
have no significant impact on the public viewshed.
e) The project planner conducted site inspections on August 6, 2009, and
February 1, 2010, to verify that the project minimizes development
within the viewshed, and to assess the potential viewshed impacts of the
project. Based on these site visits, and the submitted plans, the project is
consistent with the required policies identified above.
f) The application, plans and supporting materials submitted by the project
applicant to the Monterey County Planning Department for the
proposed development are found in Project File PLN090253.
12. FINDING: APPEALABILITY The decision on this project may be appealed to the
Board of Supervisors and the California Coastal Commission.
EVIDENCE: a) Board of Supervisors: Section 20.86.030 of the Monterey County
Zoning Ordinance allows an appeal to be made to the Board of
Supervisors by any public agency or person aggrieved by a decision of
an Appropriate Authority other than the Board of Supervisors.
b) Coastal Commission: Section 20.86.080.A.1 and A.3 of the Monterey
County Zoning Ordinance Title 20). Approved projects between the
sea and the first through public road paralleling the sea, and approved
projects involving development in the underlying zone as a conditional
use, are appealable to the Coastal Commission.
DECISION
NOW, THEREFORE, based on the above findings and evidence, the Zoning Administrator
does hereby:
A. Categorically exempt PLN090253 per CEQA Guidelines Section 15302; and
B. Approve a Combined Development Permit consisting of 1) a Coastal Administrative
Permit for the demolition of an existing 4,095 square foot single family dwelling with
248 square feet of deck and an attached 429 square foot garage, the construction of a
new 5,080 square foot single family dwelling with an attached 670 square foot garage
and 644 square feet of deck, and cisterns, 2) a Coastal Development Permit to allow
development within 750 feet of a known archaeological resource, 3) a Coastal
Development Permit to allow development on slope greater than 30 percent, 4) a
Variance from the 18 foot height limit to allow a height above average natural grade
of approximately 21.73 feet net reduction of approximately 1.62 feet from the
existing residence), 5) Design Approval, and grading consisting of approximately
1,010 cubic yards of cut and 200 cubic yards of fill net export of approximately 810
cubic yards), in general conformance with the attached sketch Exhibit 2) and subject
to the conditions Exhibit 1), both exhibits being attached hereto and incorporated
herein by reference.
JAGGERS PLN090253) Page 16
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ATTACHMENT - EXHIBIT H"��
�PASSED AND ADOPTED this 25`h day of March, 2010.
MIKE NOVO, ZONING ADMINISTRATOR
COPY OF THIS DECISION MAILED TO APPLICANT ON
THIS APPLICATION IS APPEALABLE TO THE BOARD OF SUPERVISORS.
IF ANYONE WISHES TO APPEAL THIS DECISION, AN APPEAL FORM MUST BE COMPLETED
AND SUBMITTED TO THE CLERK TO THE BOARD ON OR BEFORE
THIS PROJECT IS LOCATED IN THE COASTAL ZONE AND IS APPEALABLE TO THE
COASTAL COMMISSION. UPON RECEIPT OF NOTIFICATION OF THE FINAL LOCAL ACTION
NOTICE FLAN) STATING THE DECISION BY THE FINAL DECISION MAKING BODY, THE
COMMISSION ESTABLISHES A 10 WORKING DAY APPEAL PERIOD. AN APPEAL FORM
MUST BE FILED WITH THE COASTAL COMMISSION. FOR FURTHER INFORMATION,
CONTACT THE COASTAL COMMISSION AT 831) 427-4863 OR AT 725 FRONT STREET, SUITE
300, SANTA CRUZ, CA.
This decision, if this is the final administrative decision, is subject to judicial review pursuant to California
Code of Civil Procedure Sections 1094.5 and 1094.6. Any Petition for Writ of Mandate must be filed with
the Court no later than the 90th day following the date on which this decision becomes final.
NOTES
1. You will need a building permit and must comply with the Monterey County Building Ordinance
in every respect.
Additionally, the Zoning Ordinance provides that no building permit shall be issued, nor any use
conducted, otherwise than in accordance with the conditions and terms of the permit granted or
until ten days after the mailing of notice of the granting of the permit by the appropriate authority,
or after granting of the permit by the Board of Supervisors in the event of appeal.
Do not start any construction or occupy any building until you have obtained the necessary
permits and use clearances from the Monterey County Planning Department and Building
Services Department office in Salinas.
2. This permit expires 3 years after the above date of granting thereof unless construction or use is
started within this period.
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ATTACHMENT - EXHIBIT H"��
�r
RESOLUTION 10- EXHIBIT 1
Monterey County Resource Management Agency
Planning Department
Condition Compliance and/or Mitigation Monitoring
Reporting Plan
Project Name: JAGGERS
File No: PLN090253
APN: 243-031-033-000
Approved by: Zoning Administrator Date: March 25, 2010
*Monitoring or Reporting refers to projects with an EIR or adopted Mitigated Negative Declaration per Section 21081.6 of the Public Resources Code.
PD001- SPECIFIC USES ONLY
This Combined Development Permit PLN090253)
consisting of 1) a Coastal Administrative Permit to allow
the demolition of an existing 4,095 square foot single
family dwelling with 248 square feet of deck and an
attached 429 square foot garage, the construction of a
new 5,080 square foot single family dwelling with an
attached 670 square foot garage and 644 square feet of
deck, and cisterns; 2) a Coastal Development Permit to
allow development within 750 feet of a known
archaeological resource, 3) a Coastal Development
Permit to allow development on slope greater than 30
percent, 4) a Variance from the 18 foot height limit to
allow a height above average natural grade of
approximately 21.73 feet net reduction of
approximately 1.62 feet from the existing residence), 5)
Design Approval, and grading consisting of
approximately 1,010 cubic yards of cut and 200 cubic
yards of fill net export of approximately 810 cubic
yards). The property is located at 2741 Calle la Cruz,
Carmel Meadows Assessor's Parcel Number 243-031-
033-000), Carmel Area Land Use Plan. This permit was
Adhere to conditions and uses specified
in the permit.
Neither the uses nor the construction
allowed by this permit shall commence
unless and until all of the conditions of
this permit are met to the satisfaction of
the Director of the RMA Planning
Department.
Owner/
Applicant
RMA-
Planning
Ongoing,
unless
otherwise
stated.
To the extent that the County has
delegated any condition compliance or
mitigation monitoring to the Monterey
County Water Resources Agency, the
Water Resources Agency shall provide
all information requested by the County
and the County shall bear ultimate
responsibility to ensure that conditions
and mitigation measures are properly
fulfilled.
WRA
RMA-
Planning
JAGGERS PLN090253) Page 18
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ATTACHMENT - EXHIBIT H"���approved in accordance with County ordinances and land
use regulations subject to the following terms and
conditions. Any use or construction not in substantial
conformance with the terms and conditions of this permit
is a violation of County regulations and may result in
modification or revocation of this permit and subsequent
legal action. No use or construction other than that
specified by this permit is allowed unless additional
permits are approved by the appropriate authorities.
Planning Department)
PDO02 NOTICE-PERMIT APPROVAL
The applicant shall record a notice which states: A
permit Resolution was approved by the
Zoning Administrator for Assessor's Parcel Number 243-
031-033-000 on March 25, 2010. The permit was granted
subject to twenty 20) conditions of approval which run
with the land. A copy of the permit is on file with the
Monterey County RMA Planning Department." RMA
Planning Department)
PDO03(A) CULTURAL RESOURCES
NEGATIVE ARCHAEOLOGICAL REPORT
If, during the course of construction, cultural,
archaeological, historical or paleontological resources are
uncovered at the site surface or subsurface resources)
work shall be halted immediately within 50 meters 165
feet) of the find until a qualified professional archaeologist
can evaluate it. The Monterey County RMA Planning
Department and a qualified archaeologist i.e., an
archaeologist registered with the Society of Professional
Archaeologists) shall be immediately contacted by the
responsible individual present on-site. When contacted,
the project planner and the archaeologist shall
immediately visit the site to determine the extent of the
resources and to develop proper mitigation measures
required for the discovery. RMA Planning Dept.)
Stop work within 50 meters 165 feet) of Owner / Ongoing
uncovered resource and contact the Applicant
Monterey County RMA Planning per
Department and a qualified archaeologist Archae-
immediately if cultural, archaeological, ologist
historical or paleontological resources
are uncovered. When contacted, the
project planner and the archaeologist
shall immediately visit the site to
determine the extent of the resources and
to develop proper mitigation measures
required for the discovery.
JAGGERS PLN090253) Page 19
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ATTACHMENT - EXHIBIT H"���PDO07 GRADING-WINTER RESTRICTION
No land clearing or grading shall occur on the subject
parcel between October 15 and April 15 unless authorized
by the Director of RMA Building Services Department.
RMA Planning Department and Building Services
Department)
PDO09 GEOTECHNICAL CERTIFICATION
Prior to final inspection, the geotechnical consultant shall
provide certification that all development has been
constructed in accordance with the geotechnical report.
RMA Planning Department and Building Services
Department
PD010 EROSION CONTROL PLAN AND
SCHEDULE
The approved development shall incorporate the
recommendations of the Erosion Control Plan as reviewed
by the Director of RMA Planning and Director of
Building Services. All cut and/or fill slopes exposed
during the course of construction be covered, seeded, or
otherwise treated to control erosion during the course of
construction, subject to the approval of the Director of
RMA Planning and Director of RMA Building
Services. The improvement and grading plans shall
include an implementation schedule of measures for the
prevention and control of erosion, siltation and dust during
and immediately following construction and until erosion
control planting becomes established. This program shall
be approved by the Director of RMA Planning and
Director of RMA Building Services. RMA Planning
Department and RMA Building Services
Department)
PD011- TREE AND ROOT PROTECTION
Trees which are located close to the construction site(s)
shall be protected from inadvertent damage from
construction equipment by fencing off the canopy
Obtain authorization from the Director
of RMA Building Services Department
to conduct land clearing or grading
between October 15 and April 15.
Submit certification by the
geotechnical consultant to the RMA
Building Services Department showing
project's compliance with the
geotechnical report.
An Erosion Control Plan shall be
submitted to the RMA Planning
Department and the RMA Building
Services Department prior to issuance
of building and grading permits.
Comply with the recommendations of
the Erosion Control Plan during the
course of construction until project
completion as approved by the Director
of RMA Planning and Director of
RMA Building Services.
Evidence of compliance with the
Implementation Schedule shall be
submitted to the RMA Planning
Department and the RMA Building
Services Department.
Submit evidence of tree protection to
the RMA Planning Department for
review and approval.
Owner /
Applicant /
Geo-
technical
consultant
Owner /
Applicant
Owner /
Applicant
Owner /
Applicant
Owner /
Applicant
Prior to the
issuance of
grading
and
building
permits.
Ongoing
Prior to
final
inspection.
Prior to the
issuance of
grading
and/or
JAGGERS PLN090253) Page 20
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ATTACHMENT - EXHIBIT H"���8.
driplines and/or critical root zones whichever is greater)
with protective materials, wrapping trunks with protective
materials, avoiding fill of any type against the base of the
trunks and avoiding an increase in soil depth at the feeding
zone or drip-line of the retained trees. Said protection,
approved by a certified arborist, shall be demonstrated
prior to issuance of building permits subject to the
approval of the RMA Director of Planning. If there is
any potential for damage, all work must stop in the area
and a report, with mitigation measures, shall be submitted
by a certified arborist. Should any additional trees not
included in this permit be harmed, during grading or
construction activities, in such a way where removal is
required, the owner/applicant shall obtain required
permits.(RMA Planning Department)
PDO12(D) LANDSCAPE PLAN AND
MAINTENANCE MONTEREY PENINSULA
WATER MANAGEMENT DISTRICT SINGLE
FAMILY DWELLING ONLY)
The site shall be landscaped. Prior to the issuance of
building permits, three 3) copies of a landscaping plan
shall be submitted to the Director of the RMA
Planning Department. A landscape plan review fee is
required for this project. Fees shall be paid at the time
of landscape plan submittal. The landscaping plan shall
be in sufficient detail to identify the location, species,
and size of the proposed landscaping materials and shall
include an irrigation plan. The plan shall be
accompanied by a nursery or contractor's estimate of the
cost of installation of the plan. Before occupancy,
landscaping shall be either installed or a certificate of
deposit or other form of surety made payable to
Monterey County for that cost estimate shall be
submitted to the Monterey County RMA Planning
Submit on-going evidence that tree
protection measures are in place
through out grading and construction
phases. If damage is possible, submit
an interim report prepared by a
certified arborist.
Submit photos of the trees on the
property to the RMA Planning
Department after construction to
document that tree protection has been
successful or if follow-up remediation
or additional permits are required.
Submit landscape plans and contractor's
estimate to the RMA Planning
Department for review and approval.
Landscaping plans shall include the
recommendations from the biological
survey as applicable.
Landscaping shall be either installed or a
certificate of deposit or other form of
surety made payable to Monterey
County for that cost estimate shall be
submitted to the Monterey County RMA
Planning Department.
All landscaped areas and fences shall be
continuously maintained by the
applicant; all plant material shall be
Owner /
Applicant /
Arborist
Owner /
Applicant
Owner /
Applicant /
Licensed
Landscape
Contractor
/ Licensed
Landscape
Architect
Owner /
Applicant /
Licensed
Landscape
Contractor
/ Licensed
Landscape
Architect
building
permits.
During
con-
struction.
Prior to
final
inspection.
Prior to
issuance of
building
permit.
Prior to
occupancy.
Owner / Ongoing
Applicant
JAGGERS PLN090253) Page 21
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ATTACHMENT - EXHIBIT H"���Department. All landscaped areas and fences shall be
continuously maintained by the applicant; all plant
material shall be continuously maintained in a litter-free,
weed-free, healthy, growing condition. RMA
Planning Department)
PDO14(A) LIGHTING EXTERIOR LIGHTING
PLAN
All exterior lighting shall be unobtrusive, down-lit,
harmonious with the local area, and constructed or located
so that only the intended area is illuminated and off-site
glare is fully controlled. The applicant shall submit 3
copies of an exterior lighting plan which shall indicate the
location, type, and wattage of all light fixtures and include
catalog sheets for each fixture. The lighting shall comply
with the requirements of the California Energy Code set
forth in California Code of Regulations, Title 24, Part 6.
The exterior lighting plan shall be subject to approval by
the Director of the RMA Planning Department, prior to
the issuance of building permits. RMA Planning
Department)
1
11.
PD032(A) PERMIT EXPIRATION
The permit shall be granted for a time period of 3 years, to
expire on March 25, 2013, unless use of the property or
actual construction has begun within this period. RMA
Planning Department)
PD035 UTILITIES UNDERGROUND
All new utility and distribution lines shall be placed
underground. RMA Planning Department; Public
Works)
continuously maintained in a litter-free,
weed-free, healthy, growing condition.
Submit three copies of the lighting
plans to the RMA Planning
Department for review and approval.
Approved lighting plans shall be
incorporated into final building plans.
The lighting shall be installed and
maintained in accordance with the
approved plan.
The applicant shall obtain a valid
grading or building permit and/or
commence the authorized use to the
satisfaction of the Director of Planning.
Any request-for extension must be
received by the Planning Department at
least 30 days prior to the expiration
date.
Install and maintain utility and
distribution lines underground.
Owner /
Applicant
Owner /
Applicant
Owner /
Applicant
Owner /
Applicant
Prior to the
issuance of
building
permit.
Prior to
occupancy
/ Ongoing
As stated
in the
conditions
of approval
Ongoing
JAGGERS PLN090253) Page 22
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ATTACHMENT - EXHIBIT H"���12.
13.
PD041- HEIGHT VERIFICATION
The applicant shall have a benchmark placed upon the
property and identify the benchmark on the building
plans. The benchmark shall remain visible onsite until
final building inspection. The applicant shall provide
evidence from a licensed civil engineer or surveyor, to
the Director of the RMA- Building Services Department
for review and approval, that the height of the
structure(s) from the benchmark is consistent with what
was approved on the building permit associated with this
project. RMA Planning Department and Building
Services Department)
PD047 DEMOLITION/DECONSTRUCTION OF
STRUCTURES MBUAPCD RULE 439)
In accordance with Monterey Bay Unified Air Pollution
Control District Rule 439, construction plans shall include
Demolition and Deconstruction" notes that incorporate
the following work practice standards:
1. Sufficiently wet the structure prior to
deconstruction or demolition. Continue wetting as
necessary during active deconstruction or
demolition and the debris reduction process;
2. Demolish the structure inward toward the
building pad. Lay down roof and walls so that
they fall inward and not away from the building;
3. Commencement of deconstruction or demolition
activities shall be prohibited when the peak wind
speed exceeds 15 miles per hour.
All Air District standards shall be enforced by the Air
District.
RMA Planning Department)
1) The applicant shall have a benchmark
Owner /
placed upon the property and identify the Applicant
benchmark on the building plans. The
benchmark shall remain visible onsite
until final building inspection.
Prior to the
issuance of
grading
and/or
building
permits.
2) The applicant shall provide evidence Owner / Prior to
from a licensed civil engineer or Applicant / final
surveyor, to the Director of the RMA- Engineer inspection.
Building Services Department for
review and approval, that the height of
the structure(s) from the benchmark is
consistent with what was approved on
the building permit.
Applicant shall incorporate a Owner / Prior to the
Demolition/ Deconstruction" note on Applicant / issuance of
the demolition site plan that includes, Contractor a
but is not limited to, the standards set demolition
forth in this condition. permit.
Contractor shall obtain any required Air Owner / During
District permits and conduct all Applicant / demolition.
deconstruction or demolition activities Contractor /
as required by the Air District. Air District
JAGGERS PLN090253) Page 23
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ATTACHMENT - EXHIBIT H"���14.
15.
16.
WRI DRAINAGE PLAN
The applicant shall provide the Water Resources
Agency a drainage plan prepared by a registered civil
engineer or architect addressing on-site and off-site
impacts. Drainage improvements shall be constructed in
accordance with plans approved by the Water Resources
Agency. Water Resources Agency)
WR40 WATER CONSERVATION MEASURES
The applicant shall comply with Ordinance No. 3932, or
as subsequently amended, of the Monterey County
Water Resources Agency pertaining to mandatory water
conservation regulations. The regulations for new
construction require, but are not limited to:
a. All toilets shall be ultra-low flush toilets with a
maximum tank size or flush capacity of 1.6 gallons, all
shower heads shall have a maximum flow capacity of
2.5 gallons per minute, and all hot water faucets that
have more than ten feet of pipe between the faucet and
the hot water heater serving such faucet shall be
equipped with a hot water recirculating system.
b. Landscape plans shall apply xeriscape principles,
including such techniques and materials as native or low
water use plants and low precipitation sprinkler heads,
bubblers, drip irrigation systems and timing devices.
Water Resources Agency)
WR43 WATER AVAILABILITY
CERTIFICATION
The applicant shall obtain from the Monterey County
Water Resources Agency, proof of water availability on
Submit 3 copies of the engineered Owner / Prior to
drainage plan to the Water Resources Applicant / issuance of
Agency for review and approval. Engineer any
grading or
building
permits.
Compliance to be verified by building Owner / Prior to
inspector at final inspection. Applicant final
building
inspection
occupancy.
Submit the Water Release Form to the
Water Resources Agency for review
and approval.
Owner /
Applicant
Prior to
issuance of
any
buildin
JAGGERS PLN090253) Page 24
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ATTACHMENT - EXHIBIT H"���the property, in the form of an approved Monterey
Peninsula Water Management District Water Release
Form. Water Resources Agency)
Carmel Highlands Fire Protection District
17.
FIRE011 ADDRESSES FOR BUILDINGS
All buildings shall be issued an address in accordance
with Monterey County Ordinance No. 1241. Each
occupancy, except accessory buildings, shall have its
own permanently posted address. When multiple
occupancies exist within a single building, each
individual occupancy shall be separately identified by its
own address. Letters, numbers and symbols for
addresses shall be a minimum of 4-inch height, 1/2-inch
stroke, contrasting with the background color of the
sign, and shall be Arabic. The sign and numbers shall
be reflective and made of a noncombustible material.
Address signs shall be placed at each driveway entrance
and at each driveway split. Address signs shall be and
visible from both directions of travel along the road. In
all cases, the address shall be posted at the beginning of
construction and shall be maintained thereafter. Address
signs along one-way roads shall be visible from both
directions of travel. Where multiple addresses are
required at a single driveway, they shall be mounted on
a single sign. Where a roadway provides access solely
to a single commercial occupancy, the address sign shall
be placed at the nearest road intersection providing
access to that site. Permanent address numbers shall be
posted prior to requesting final clearance. Carmel
Highlands Fire Protection District)
Applicant shall incorporate
specification into design and enumerate
as Fire Dept. Notes" on plans.
Applicant shall schedule fire dept.
clearance inspection.
Owner /
Applicant
Owner /
Applicant
Prior to
issuance of
building
permit.
Prior to
final
building
inspection.
0
JAGGERS PLN090253) Page 25
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ATTACHMENT - EXHIBIT H"���20.
RMA Public Works Department
FIRE021 FIRE PROTECTION EQUIPMENT &
SYSTEMS FIRE SPRINKLER SYSTEM
STANDARD)
The building(s) and attached garage(s) shall be fully
protected with automatic fire sprinkler system(s).
Installation shall be in accordance with the applicable
NFPA standard. A minimum of four 4) sets of plans
for fire sprinkler systems must be submitted by a
California licensed C-16 contractor and approved prior
to installation. This requirement is not intended to delay
issuance of a building permit. A rough sprinkler
inspection must be scheduled by the installing contractor
and completed prior to requesting a framing inspection.
Carmel Highlands Fire Protection District)
FIRE027 ROOF CONSTRUCTION VERY
HIGH HAZARD SEVERITY ZONE)
All new structures, and all existing structures receiving
new roofing over 50 percent or more of the existing roof
surface within a one-year period, shall require a
minimum of ICBO Class A roof construction. Carmel
Highlands Fire Protection District)
PW0044 CONSTRUCTION MANAGEMENT
PLAN
The applicant shall submit a Construction Management
Plan CMP) to the RMA-Planning Department and the
Department of Public Works for review and approval.
The CMP shall include measures to minimize traffic
impacts during the construction/grading phase of the
project and shall provide the following information:
Duration of the construction, hours of operation, an
estimate of the number of truck trips that will be
Applicant shall enumerate as Fire
Dept. Notes" on plans.
Applicant shall schedule fire dept.
rough sprinkler inspection.
Applicant shall schedule fire dept. final
sprinkler inspection.
Applicant shall enumerate as Fire
Dept. Notes" on plans.
Applicant shall prepare a CMP and
submit the CMP to the RMA-Planning
Department and the Department of
Public Works for review and approval.
The approved measures shall be
implemented during the
construction/grading phases of the
JAGGERS PLN090253) Page 26
Owner /
Applicant
Owner /
Applicant
Owner /
Applicant
Owner /
Applicant
Owner /
Applicant /
Contractor
Owner /
Applicant /
Contractor
Prior to
issuance of
building
permit.
Prior to
framing
inspection.
Prior to
final
building
inspection.
Prior to
issuance of
building
permit.
Prior to
issuance of
grading or
building
permits.
Ongoing
through all
grading
and con-
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EXHIBIT-U02
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GENERAL-U03
DOCUMENTS-U03
12/14/2010-U04
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4,095-U012
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ATTACHMENT - EXHIBIT H"���generated, truck routes, number of construction workers,
parking areas for both equipment and workers, and
locations of truck staging areas. Approved measures
included in the CMP shall be implemented by the
applicant during the construction/grading phase of the
roject. Public Works)
END OF CONDITIONS
JAGGERS PLN090253) Page 27
BIB]
40527-U01
ATTACHMENT-U02
U02
EXHIBIT-U02
H-U02
LI21329-U03
FO21330-U03
FO85769-U03
FO89518-U03
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AS89575-U03
AS89581-U03
AI93216-U03
DO96967-U03
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DOCUMENTS-U03
12/14/2010-U04
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15304-U05
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THE-U07
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