Title
PLN230140 - HODGE/KEARE
Public hearing to consider the demolition of a 6,256 square foot main residence with an attached guest unit, two-car garage and a 1,476 square foot detached accessory dwelling unit and the construction of a two story single family residence (approx. 8,400 square feet) with a basement (approx. 2,700 square feet), an accessory dwelling unit (approx. 960 square feet) with an attached garage, a 320 square foot pool, and associated site improvements within 750 feet of known archaeological resources.
Project Location: 3406 17 Mile Drive, Pebble Beach
Proposed CEQA action: Find the project Categorically Exempt pursuant to Section 15301 of the CEQA Guidelines and there are no exceptions pursuant to Section 15300.2.
Report
RECOMMENDATIONS
It is recommended that the Monterey County Zoning Administrator adopt a resolution to:
1. Find that the project qualifies for a Class 1 Categorical Exemption pursuant to Section 15301 and there are no exceptions pursuant to Section 15300.2 and;
2. Approve a Combined Development Permit consisting of:
a. Coastal Administrative Permit and Design Approval for the demolition of a 6,256 square foot main residence with an attached guest unit, two-car garage and a 1,476 square foot detached accessory dwelling unit and the construction of a 8,467 square foot main residence with a 2,723 square foot basement, a 960 square foot detached garage and 320 square foot pool and associated site improvements;
b. Coastal Administrative Permit and Design Approval to allow construction of 960 square foot accessory dwelling unit; and
c. Coastal Development Permit for development within 750 feet of known archaeological resources.
The attached draft resolution includes findings and evidence for consideration (Exhibit B). Staff recommends approval subject to the conditions of approval attached to the draft resolution.
PROJECT INFORMATION
Property Owner: Hodge/Keare Family Trust
Agent: Law Office of Aengus Jeffers c/o Laura Lawrence
Architect: Walker Warner Architects
APN: 008-381-002-000
Parcel Size: 2.347 Acres
Zoning: Low Density Residential, 1.5 acres per unit, with a Design Control Overlay, Coastal Zone [LDR / 1.5-D (CZ)]
Plan Area: Del Monte Forest Land Use Plan
Flagged and Staked: Yes
SUMMARY
The project site is currently developed with a 6,256 square foot single-family dwelling with an attached guest house, two-car garage, and a 1,476 square foot detached accessory dwelling unit. The proposed project includes demolition of the existing single-family dwelling and accessory dwelling and construction of an 8,467 square foot main residence, a 960 square foot two-story detached garage and accessory dwelling unit, and associated site improvements on the parcel located at 3406 17 Mile Drive (Assessor’s Parcel Number 008-381-002-000) in the Del Monte Forest area of unincorporated Monterey County. Pebble Beach Golf Links is located directy to the southwest of the parcel. Site improvements include additional plantings of 19 new Coast live oak trees and 12 new Western redbud trees, and associated grading and excavation for a 2,723 square foot basement, a 320 square foot pool and hot tub resulting in a total of 7,500 cubic yards of cut and 1,000 cubic yards of fill (6,000 cubic yards of net export).
Due to the high archaeological sensitivity of the site, a Phase I Archaeological Assessment was prepared to evaluate the potential of impact to archaeological and cultural resources from the project. The Phase I report found no evidence of resources on site.
A Phase 1 Historical Assessment provided by Anthony Kirk was also prepared to determine if the existing house is a historical resource due to the property’s previous owner, Robert Hunter, and known Spanish Colonial Revival Architect, Wallace Neff, who designed and built the home for Robert Hunter. The Historical Assessment found that the house has lost its historical integrity due to the significant alterations that have taken place over the years. A Peer Review By Meg Clovis agreed with Kirk’s assessment that the house is no longer a historical resource.
A Biological Report was prepared by Fred Ballerini due to the property’s location within the regional area of native plant communities, however, the site has been thoroughly altered and is void of any significant native habitat or presence of bird or mammal species on the parcel (bird and mammal species were observed on neighboring parcels). A recommendation was made to return the property back to a native oak woodland grassland through restoration and the plantings of 19 Coast Live Oak trees as well as an invasive species eradication plan.
DISCUSSION
Site Development Standards
The project is consistent with the applicable development standards from the base zoning district.
The property is 2.34 acres (102,235 square feet), which allows coverage of 15,335 square feet (15%), and a floor area ratio of 17,891 square feet (17.5%). The property is also located within the Carmel Bay Area of Special Biological Significance (ASBS) and shall be limited to 9,000 square feet of impermeable site coverage. The property is currently developed with a 4,305 square foot main house site coverage and a 1,476 square foot accessory dwelling unit, along with 15,007 of impermeable hardscape, constituting a total of 20,803 square feet of existing impervious lot coverage. This is currently over the maximum allowable site coverage of 9,000 square feet. The proposed development includes 7,117 square foot main house coverage, 960 square foot accessory dwelling unit, 219 square feet of roof overhangs and eaves greater than 30 inches, and 700 square feet of impervious hardscape totaling in a proposal of 8,996 square feet of impervious lot coverage. The proposed development will reduce the site coverage to be under the 9,000 square foot maximum allowable site coverage. The remaining developed areas will be returned to oak woodland by planting 19 new Coast live oak trees, 12 Western redbud trees, and native plantings throughout landscaping.
Biological Resources
The site was surveyed by Fred Ballerini (see Exhibit C) confirming that the project site has been thoroughly altered to the point that vegetation on the parcel is void of any significant native habitat within the proposed areas of construction. During the site visit, several bird and mammal species were observed on neighboring parcels containing adequate vegetative cover. The recommendation to implement an expansive native oak woodland grassland restoration plan will greatly enhance the habitat values of the parcel.
Cultural Resources
An archaeological report was prepared to analyze the potential of the project to impact archaeological resources The assessment included a records search which identified several known resources within 750-feet of the proposed development. The assessment included a field survey of the subject property and archival research to determine if resources extend into the project site. A pedestrian survey produced negative results and indicated that significant cultural materials are not located within the project area. Their analysis also indicated the proposed renovations would not affect a historical resource and no further archeological investigation was recommended.
Historical Resources
The property’s historical significance is tied to Robert Hunter, who appears to be a significant historical figure for his brokerage firm, however, a building at his San Francisco office location, the Hunter-Dunlin Building, is more closely associated with Hunter and is in the National Registry. Hunter engaged architect Wallace Neff to design his vacation home, which was constructed in 1928. The Hunter vacation house is an example of Neff’s Spanish Colonial Revival architecture, and has a roughly cruciform form with multi-leveled roof lines and balconies, decorative tiles, an elaborate chimney cap, and an enclosed courtyard with a fountain. However, starting in 1953, the house underwent several alterations over the course of two decades significantly altering the character of the house. A Phase I Historical Assessment (Exhibit D) prepared by Anthony Kirk concludes that due to the amount of changes, the house has lost its historic integrity and is no longer able to convey its original character. A Peer Review Letter provided by Meg Clovis (see Exhibit D - LET_CLOVIS) agrees with Anthony Kirk’s assessment that the house has lost its historical integrity and is not a historic resource.
Staff is recommending approval of a Combined Development Permit and Design Approval subject to the findings and evidence in the attached Resolution (see Exhibit A), and subject to the conditions of approval attached to the Resolution.
OTHER AGENCY INVOLVEMENT
The following agencies have reviewed the project, have comments, and/or have recommended conditions:
HCD-Engineering Services
Environmental Health Bureau
HCD-Environmental Services
Pebble Beach Community Services District
Prepared by: Hya Honorato, Assistant Planner, x5173
Reviewed and Approved by: Anna Quenga, AICP, Principal Planner
The following attachments are on file with HCD:
Exhibit A - Project Data Sheet
Exhibit B - Draft Resolution including:
• Recommended Conditions of Approval
• Site Plans, Floor Plans & Elevations
• Colors and Materials
Exhibit C - Biological Assessment (LIB230228)
Exhibit D - Phase I Historical Assessment (LIB230226) including:
• Historical Peer Review (LET_CLOVIS)
Exhibit E - Geotechnical Report (LIB230229)
Exhibit F - Del Monte Forest LUAC Minutes
Exhibit F - Vicinity Map
cc: Front Counter Copy; Pebble Beach Community Services District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; Hya Honorato, Assistant Planner; Anna Quenga, AICP, Principal Planner; John Hodge and Stacey Keare, Property Owners; Laura Lawrence (Law Office of Aengus Jeffers), Agent; The Open Monterey Project; LandWatch (Executive Director); Lozeau Drury LLP; Planning File PLN230140