Title
PLN240143 - SEARLE PHILIP A & BANU TRS
Public hearing to consider demolition of an existing residence, and construction of a replacement 2,700 square foot with an attached garage and associated site improvements within 750 feet of known archaeological resources.
Project Location: 2480 Bay View Avenue, Carmel, Carmel Land Use Plan
Proposed CEQA action: Find the project Categorically Exempt pursuant to CEQA Guidelines section 15302, and there are no exceptions pursuant to Section 15300.2.
Report
RECOMMENDATION:
It is recommended that the Zoning Administrator adopt a resolution to:
1. Find that the project qualifies as a Class 2 Categorical Exemption pursuant to Section 15302 of the CEQA Guidelines, and there are no exceptions pursuant to Section 15300.2; and
2. Approve a Combined Development Permit consisting of a: 1) Coastal Administrative Permit and Design Approval to allow demolition of existing two-story residence and associated site improvements and construction of a 2,700 square-foot single-family dwelling with an attached garage and associated site improvements; and 2) Coastal Development Permit for the development within a positive archaeological buffer.
The attached draft resolution includes findings and evidence for consideration (Exhibit B). Staff recommends approval/denial subject to 10 conditions of approval.
PROJECT INFORMATION:
Agent: Hannah Miller
Property Owner: Philip and Banu Searle
APN: 009-412-025-000
Parcel Size: 0.13 acres or 6,000 square feet
Zoning: MDR/2-D-(18)(CZ)
Plan Area: Carmel Land Use Plan
Flagged and Staked: Yes
SUMMARY:
The subject property is located at 2480 Bay View Avenue in Carmel, within the unincorporated area of Monterey County. The lot is currently developed with a two-story single-family dwelling with an attached garage. The proposed project includes demolition of the existing structures and construction of a replacement 2,700 square foot single-family dwelling with an attached garage, and associated site improvements including an entry courtyard and utility yard, rear yard patio, dog wash area, and a fire pit. The proposed project also involves development within 750 feet of known archaeological resources. The project includes removal of non-native ornamental vegetation, and voluntary replanting of two Monterey Cypress trees. The subject property is currently provided potable water by CalAm and sewer service by Carmel Area Wastewater District.
DISCUSSION:
Land Use
Based on staff’s review, the project complies with all rules and regulations pertaining to zoning uses and other applicable provisions of the 1982 General Plan, Carmel Area Land Use Plan (and associated Coastal Implementation Plan), and application sections of the Monterey County zoning ordinance (Title 20). The parcel is zoned Medium Density Residential, 2 units per acre, with a Design Control overlay, in the Coastal Zone, and a maximum allowable height of 18 feet from average natural grade (MDR/2-D(18)(CZ)). This zoning district allows for the construction of a new residence and accessory structures subject to the granting of a Coastal Administrative Permit and Design Approval. A Coastal Development Permit is required to allow the proposed development to occur within 750 feet of a known archaeological resource.
Title 20 section 20.12.060 establishes the site development standards for the Medium Density Residential zoning district. As delineated on the attached plans, the existing residence and garage are slated for demolition and the replacement residence and attached garage will be constructed in a manner to comply with the applicable site development standards.
Design and Visual Resources
Carmel Area Land Use Plan Policy 2.2.2 requires that all future development within the viewshed shall be subordinate to the natural scenic character of the area, and harmonize and protect the scenic resources of the Carmel area in perpetuity. As designed, the proposed residence and attached garage will incorporate colors and materials including stone veneer, wood siding and cream stucco. These colors and materials will help blend the proposed structures into the surrounding residential neighborhood. The subject property has a height restriction of 18 feet as measured from the average natural grade. Compliance with this height restriction ensures that the proposed development will not detract from shoreline views and assures protection of public viewshed points and viewing corridors.
Staff conducted a site visit on February 18, 2025 to determine whether the project would be visible from any common public viewing area, including Scenic Road, Highway 1 or Point Lobos. The project is not visible from Highway 1 or any other public viewshed due to existing development, intervening vegetation, and topography of the land. Therefore, the project, as designed and sited, assures protection of the public viewshed, is consistent with neighborhood character, and assures visual integrity.
Archaeological Resources
Carmel Area LUP Policy 2.8.2 assures protection of the archaeological resources, including those areas considered to be sensitive but have yet to be mapped or surveyed. This policy also requires that all development, public or private, should be considered compatible with this objective, and projects should incorporate site planning and design features necessary to minimize or avoid impacts to archaeological resources. As designed and sited, the replacement residence and attached garage will have a similar building footprint as the previous structure, involves minimal grading (280 cubic yards of cut, 35 cubic yards of fill), and no tree removal. However, a portion of the proposed residence will be sited within areas only previously disturbed by hardscape and up to 3 feet deep of excavation in the middle of the property is needed to create a level finished floor.
As part of the review of this project, the applicant was required to provide a Phase One Archaeological Survey. The subject property is within 750 feet of two known resources, one of which has boundaries that encompass the subject property and surrounding residential area. Surveys conducted in 1951, 1953, and 1966 concluded the resource extended to a depth of at least 18 inches. During the Project Archaeologist’s pedestrian survey, trowel scrapes and minor shoveling were performed to improve visibility in areas of denser vegetation and to determine the presence or absence of site indicators 0-30 centimeters below ground. The results of the survey (County of Monterey Library No. LIB240307) concluded that the subject parcel had undergone substantial ground disturbance since 1934, and there was no trace of any cultural or archaeological resources present. The Archaeological survey concluded that the proposed project would have no effect on cultural resources resulting in no adverse impacts on the environment and did not recommend further archaeological studies to be performed.
The County’s standard condition (Condition No. 3) has been applied to this project to assure that in the event any cultural or archaeological resources are uncovered, the work will stop immediately, and the project’s qualified archaeologist is contacted to determine the extent of the resources and develop proper mitigation measures required for recovery. This condition is placed to ensure that any construction activities won’t negatively impact resources found on site, and they are professionally reviewed and removed from the site to allow construction to continue. Condition No. 8 has been applied due to the presence of resources in the greater Carmel Point Area, and due to the subject site being within a known archaeological resource boundary. This non-standard condition requires a qualified archaeological conduct a pre-construction cultural resources sensitivity training for all project personnel and that an on-call archaeological monitor be retained for the duration of the project to address potential impacts. This is to assure that all project personnel are informed on how to proceed in the event resources are uncovered, and that measures are being followed by the standards the project archaeologist trained personnel on.
CEQA:
California Environmental Quality Act (CEQA) Guidelines section 15302 categorically exempts replacement and reconstruction of existing structures, inclusive of single-family dwellings and accessory structures, with the proposed structures being located on the same site as the structure replaced, and will have substantially the same purpose and capacity of the structure being replaced. As proposed, the project involves demolition of the existing residence and garage, and construction of a replacement residence with an attached garage, in the same location as the existing residence and maintain the same purpose and capacity as the existing residence. The project as proposed does not create impacts to an environmental resource, any scenic highways, or historical resources; this will not create any cumulative or significant impact, and this site is not a hazardous waste site. While the subject property is within 750 feet of known archaeological resources and is encompassed by two archaeological resources that have been identified through previous reports, the subject property does not indicate any resources present through auger testing that has taken place and the pedestrian survey that was conducted. The Archaeological report prepared (County of Monterey Library No. LIB240307) concludes that the proposed project will have no effect on cultural or archaeological resources, and did not recommend further studies be conducted. Condition No. 3 and 7 have both been added to assure the protection of cultural and archaeological resources, and reduce any potential impacts as a result from construction and ground disturbance activities. No evidence of significant adverse environmental effects was identified during the staff’s review of the development application.
OTHER AGENCY INVOLVEMENT:
The following agencies have reviewed the project, have comments, and/or have recommended conditions:
Environmental Health Bureau
HCD-Engineering Services
HCD-Environmental Services
Cypress Fire Protection District
LAND USE ADVISORY COMMITTEE
The proposed project was reviewed by the Carmel Highlands Land Use Advisory Committee on February 18, 2025. The committee recommended approval of the project by a vote of 5-0 in support of the project as proposed. The LUAC minutes were not available prior to this hearing.
Prepared by: McKenna Bowling, Assistant Planner
Reviewed and Approved by: Fionna Jensen, Principal Planner (WOC)
The following attachments are on file with the HCD:
Exhibit A - Project Data Sheet
Exhibit B - Draft Resolution
• Draft Conditions of Approval
• Site Plan, Elevations & Floor Plans
• Colors and Materials
Exhibit C - Vicinity Map
cc: Front Counter Copy; Cypress Fire Protection District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; McKenna Bowling, Assistant Planner; Fionna Jensen, Principal Planner (WOC); Philip and Banu Searle, Property Owners; Hannah Miller, Agent; The Open Monterey Project; LandWatch (Executive Director); Lozeau Drury LLP; Christina McGinnis, Keep Big Sur Wild; Planning File PLN240143.