Title
PLN260123 - JOE PETER & KIMBERELY WU TRS
Public hearing to consider construction of a 5,250 square foot two-story single-family dwelling, with a 989 square foot attached garage, a 956 square foot attached Accessory Dwelling Unit with an attached 1,163 square foot garage, and associated site improvements, including development on slopes in excess of 30%, the removal of 48 trees, and a 335 feet driveway.
Project Location: 1272 and 1272 Unit A Portola Road, Pebble Beach, Del Monte Forest Land Use Plan
Proposed California Environmental Quality Act (CEQA) action: Find the project Categorically Exempt pursuant to CEQA Guidelines section 15303(a) and (e), and there are no exceptions pursuant to Section 15300.2.
Body
RECOMMENDATION:
It is recommended that the County of Monterey Planning Commission adopt a resolution to:
a. Find that the project qualifies as a Class 3 Categorical Exemption pursuant to Section CEQA Guidelines section 15303(a) and (e), and there are no exceptions pursuant to Section 15300.2; and
b. Approve a Combined Development Permit consisting of a:
1) Coastal Administrative Permit and Design Approval to allow the construction of a 5,250 square foot two-story single-family dwelling with a 2,152 square foot attached garage, and associated site improvements, including a 335 feet long driveway.
2) Coastal Administrative Permit and Design Approval to allow construction of a 956 square foot attached Accessory Dwelling Unit with an attached 1,163 square foot garage;
3) Coastal Development Permit to allow the development on slopes in excess of 30%; and
4) Coastal Development Permit to allow the removal of 48 protected trees.
The attached draft resolution includes findings and evidence for consideration (Exhibit B). Staff recommends approval, subject to 13 conditions of approval.
PROJECT INFORMATION:
Agent: Samuel Pitnick
Property Owner: Joe Peter & Kimberely Wu Trs
APN: 008-302-024-000
Parcel Size: 61,615 square feet, or 1.41 acre
Zoning: Low Density Residential, 1.5 acre per unit density, with a Design Control overlay in the Coastal Zone, or “LDR/1.5-D(CZ)”
Plan Area: Del Monte Forest Land Use Plan
Flagged and Staked: Yes
Project Planner: Imani Harrigan, Assistant Planner
harrigani@countyofmonterey.gov, (831) 755-5845
SUMMARY:
The subject property is located at 1272 and 1272 Unit A Portola Road in Pebble Beach, subject to the Del Monte Forest Land Use Plan. The property is a vacant lot, heavily forested with protected trees and slopes greater than 30%. The proposed project includes construction of a 5,250 square foot single-family dwelling with a 989 square foot attached garage, a 956 square foot attached Accessory Dwelling Unit (ADU) with an attached 1,163 square foot garage, and associated site improvements, including 712 square feet of hardscape (driveway, decks and patios) and approximately 1,430 cubic yards of cut and 205 cubic yards of fill. The project proposes the removal of 48 protected trees consisting of 15 Coast Live Oaks, 27 Monterey Pines, and six trees considered to be snags. Additionally, the project includes approximately 3,643.5 square feet of hardscape and 105 square feet of structural development on slopes in excess of 30%. A can and will serve letter was provided by Cal-Am, demonstrating the ability to serve the property with water through the Monterey Peninsula Water Management District. The sewer connection is provided through the Pebble Beach Community Services District (PBCSD).
DISCUSSION:
Based on staff’s review of the planning application materials, the project complies with all rules and regulations pertaining to zoning uses and other applicable provisions of the 1982 General Plan (General Plan), Del Monte Forest Land Use Plan (DMF LUP), Del Monte Forest Coastal Implementation Plan (DMF CIP), Chapter 16.80 - Private Road Regulations, and applicable sections of the Monterey County Coastal zoning ordinance (Title 20).
Land Use and Site Development Standards
The parcel is zoned Low Density Residential (LDR), with a maximum gross density of 1.5 acres per unit, with a Design Control overlay, which allows for the construction of a single family dwelling and accessory structures as principally allowed uses subject to the granting of a Coastal Administrative Permit and Design Approval in each case.
Title 20 section 20.14.060 establishes the site development standard applicable to structures within the LDR zoning district. Pursuant to Title 20 section 20.14.060.C, main structures shall have setbacks of at least 30 feet for the front, 20 feet for the sides, 20 feet for the rear, and a maximum allowable height of 30 feet for structures. As proposed, the single family dwelling with an attached garage will be setback over approximately 150 feet (front), 21 feet (side), and over 20 foot (rear), and have a height of 29 feet and 6 inches as measured from the average natural grade. As outlined in Title 20 sections 20.64.030.E.2. and 20.62.040K an accessory dwelling unit attached to the main structure shall be subject to the height and setback regulations of the main structure. The ADU with an attached garage is structurally attached to the main residence by a breezeway. Therefore, the ADU with an attached garage is subject to the main structures setbacks, proposing approximately over 150 feet (front), 21 feet (side), over 20 foot (rear), and have a height of 29 feet and 6 inches as measured from the average natural grade.
The subject property has an allowable building site coverage of 15 percent (or 9,820.5 square feet) and floor area ratio of 17.5 percent (11,457.25 square feet). As proposed, the lot coverage will be 7.8 percent (or 5,123 square feet), with a proposed floor area ratio of 12.8 percent (or 8,358 square feet). Therefore, the property complies with the required site development standards based on the applicable zoning district. The property is not subject to Pescadero Watershed impervious coverage limitations.
Design and Visual Resources
Title 20 Chapter 20.44 establishes regulations for Design Control zoning, or “D” districts, to help ensure that development will assure protection of public viewshed and neighborhood character, without imposing undue restrictions on private property. The proposed development will have a minimalist contemporary architectural style, and exterior colors and materials that consist of tan, brown, and gray stone veneer, cream and tan stucco siding, and zinc gray aluminum metal standing seam roofing. The exterior finishes are compatible with the surrounding environment and are consistent with the residential neighborhood character.
DMF LUP Figure 3 identifies the subject property to be within the viewshed from Point Lobos. DMF LUP Policies 47, 48, and 52 state public viewing areas identified on Figure 3 be protected, development within setting identified in Figure 3 be designed to avoid significant adverse impacts on public views, and development include adequate structural setbacks and require the minimization of tree removal and alternation to natural landforms. Per staff’s site visit on June 10, 2026, the project’s staking and flagging was not visible from Point Lobos, Highway 1, 17 Mile Drive, or any other public viewshed. The proposed development is sited within a developed neighborhood with limited undeveloped parcels, and is surrounded by mature vegetation and varying topography that prevent any impacts to public views as seen from Point Lobos of any other common public viewing areas such as 17 Mile Drive.
The colors and materials are subordinate to the natural environment and the structures have been setback to minimize visibility and not detract from scenic values of the forest. Additionally, DMF LUP Policy 53 requires that all exterior lighting shall be unobtrusive and constructed or located so that only the intended area is illuminated, long-range visibility is reduced of the lighting source, and off-site glare is fully controlled. As delineated on the project plans, the lighting fixtures proposed are LED peak outdoor wall sconces and LED Hinkley lighting. Both types of lighting fixtures are downlit and unobtrusive. Condition No. 7 has been applied to ensure the exterior lighting is installed as proposed. Therefore, the project, as designed and sited, assures protection of the public viewshed, is consistent with neighborhood character, and assures visual integrity of the Del Monte Forest. Therefore, the project is consistent with the applicable visual resource policies and regulations as outlined within the General Plan, DMF LUP, and DMF CIP.
Development on slopes in excess of 30 percent slopes
The subject parcel has slopes equal to and/or in excess of 30% throughout the front half of the property along Portola Road. Title 20, section 20.14.030.C identifies a Coastal Development Permit is required for all development on slopes in excess of 30%. The required findings to grant such entitlement include no feasible alternative which would allow development to occur on slopes of less than 30% and/or that the proposed development better achieves the goals, policies, and objective of the DMF LUP than other development alternatives.
The topographic site survey denotes there are seven areas containing slopes approximately thirty-percent or more (Exhibit A.2) within the proposed development. Those seven areas are within the entire front half of the property starting from Portola Road. The rear half of the lot does not contain slopes in excess of 30%. As designed and sited, the motor court, single family dwelling, attached ADU and attached garage are within the rear half of the lot, which is also the flattest portion of the lot. However, approximately 3,643.5 square feet of hardscapes (driveway and motor court) and 105 square feet (ADU and attached garage) are on steeper slopes.
Given the steeper slopes between the access road, Portola Road, and the flat area where the residence is sited, there is no alternative that would allow the proposed driveway to be on less steep slopes. Accordingly, the construction of any driveway would be entirely on slopes in excess of 30%. Staff worked with the applicant numerously to ensure that the driveway configuration (length and width) minimized development on slopes and tree removal to the maximum amount feasible. A driveway perpendicular to Portola Road would not meet Fire Code as it would exceed the maximum grade (15%) and is therefore not a viable option. Accordingly, a driveway that curves and better aligns with the topography is required in this case. Staff worked with the applicant to relocate the driveway apron further north along Portola Road to decrease development on slopes and tree removal. Further, the configuration of the proposed driveway meets the required fire regulations that require a midpoint turnout and vertical clearance for driveways exceeding 150 feet in length and that driveway grades shall not exceed 15%.
Approximately 105 square feet of the ADU and adjacent auto court are on slopes in excess of 30%. Relocating the ADU southwest, or off the steeper slopes, would require the removal of additional protected Oak trees. Further, the driveway would still need to extend over the steeper slopes to access the relocated ADU and auto court. The adjacent auto court also serves as the required fire truck turn and cannot be eliminated from the plans without being replaced elsewhere. In staff’s opinion, the ADU, driveway, and auto court are appropriate sited and designed to the constraints of the property, while maintaining compliance with DMF LUP and County Code requirements. If the single-family dwelling, attached ADU, and attached garage were relocated to the front half of the property to reduce the length of the driveway, more development on slopes than proposed in this application would occur.
DMF LUP Policy 78 requires that development on slopes of 30% or more be prohibited unless such siting better addresses General Plan and LUP objectives as a whole in comparison to other possible siting alternative on slopes of less than 30%. The driveway and ADU has been proposed in a manner to decrease the amount of development on slopes and trees removed, while still maintaining appropriate access to the residence.
Therefore, there is no feasible alternative that would allow development to occur on less steep slopes and the project is consistent with the applicable development on slopes policies and regulations as outlined within the General Plan, DMF LUP, and DMF CIP.
Tree Removal
The subject property is heavily forested. The site’s trees are located throughout the entire property. The Arborist report (Exhibit B) inventoried a total of 177 trees within the subject property and originally determined 78 trees (44 Monterey Pines, 25 Coast Live Oak, and nine additional trees categorized as snags) needed to be removed due to their location within or adjacent to the construction footprint. Four of those Pines trees originally proposed for removal are landmarks (trunk diameter greater than 24 inches). For the original project design, there were 36 trees within the footprint of the driveway and motor court, and 33 trees within the development footprint of the single family dwelling and ADU, and surrounding area. In addition to these trees, there were nine snags or dead trees within the construction limits.
Staff met with the Applicant and communicated concerns about the project’s compliance with DMF CIP sections 20.147.050C & 20.147.070.B, which require that tree removal be minimized for driveway improvements and structural development. Through these discussions, the application made multiple revisions to the site plan, including the footprint of impervious stone patio, relocating the entrance of the driveway, and retention of trees not within the grading or structural footprint. Specifically, the number of trees for removal within the development footprint for the single family dwelling and ADU were decreased to 17. Tree removal for the driveway was decreased to 30. These efforts resulted in the retention of 28 trees, including multiple landmark Pines. Accordingly, the proposed project includes the removal of 48 trees, consisting of 27 Monterey Pines, 15 Coast Live Oaks, and six trees categorized as snags (or dead). Of these trees, two are landmark Pines. No landmark Oaks are proposed for removal.
According to the Arborist report, several of the Monterey Pines and Coast Live Oaks removed for removal indicate sign symptoms of physiological stress and structural decline due to biotic disorders including fungal diseases, pestilence, and drought conditions. There is no alternative that would avoid tree removal. Relocation or reconfiguration of the driveway to make it more direct driveway is not feasible as the final grade would not satisfy Fire Code requirements. Staff considered alternate configurations moving the single family dwelling, attached ADU, and attached garage toward the rear property. Behind the proposed building and grading footprint there are approximately 14 trees over six inches in diameter not proposed for removal (Exhibit A.2). Accordingly, more trees may be removed due to the structures and the increased driveway length if the single family dwelling, ADU, and attached garage are reconfigured further backward. Therefore, the proposed tree removal in this case is the minimum necessary and no alternative that would better achieve the goals of the Del Monte Forest. Further, the project is consistent with the applicable new development, driveway, and tree removal policies and regulations as outlined within the General Plan, DMF LUP, and DMF CIP.
Accessory Dwelling Unit
The project also proposes a 956 square foot Accessory Dwelling Unit. The proposed structure is consistent with the design of the proposed single-family dwelling, as well as all development standards set by the Low Density Residential Zoning District. The project site, including the ADU, will be supplied with water through the Monterey Peninsula Water Management District, while the sewer connection will be provided through the PBCSD. This project was reviewed by the County’s Environmental Health Bureau and deemed complete without conditions. The ADU is consistent and complies with the applicable regulations.
CEQA:
California Environmental Quality Act (CEQA) Guidelines section 15303(a) and (e) categorically exempts the construction of new structures and accessory structures. As proposed, the currently undeveloped lot will be developed with a 5,250 square foot single-family dwelling, two attached garages, and an ADU. The project requires the removal of 48 protected trees. The proposed project does not create impacts to an environmental resource, any scenic highways, or historical resources; this will not create any cumulative or significant impact, and this site is not a hazardous waste site. No evidence of significant adverse environmental effects were identified during staff’s review of the development application.
OTHER AGENCY INVOLVEMENT:
The following agencies have reviewed the project, have comments, and/or have recommended conditions:
Environmental Health Bureau
HCD-Engineering Services
HCD-Environmental Services
Pebble Beach Community Services Fire Protection District
Del Monte Forest Land Use Advisory Committee
LAND USE ADVISORY COMMITTEE (LUAC)
The proposed project was reviewed by the Del Monte Forest LUAC on August 6, 2026 (Exhibit C). The committee recommended approval of the project by a vote of 5-0, with one member absent. No concerns were raised by LUAC members or the public.
Prepared by: Imani Harrigan, Assistant Planner, (831) 755-5845
Reviewed/Approved by: Fionna Jensen, Principal Planner
The following attachments are on file with the HCD:
Exhibit A - Draft Resolution
• Conditions of Approval
• Site Plans
Exhibit B - Arborist Report
Exhibit C - LUAC minutes
Exhibit D - Vicinity Map
cc: Front Counter Copy; Pebble Beach Community Services Fire Protection District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; Imani Harrigan, Assistant Planner; Fionna Jensen, Principal Planner; Joe Peter & Kimberely Wu Tr, Property Owners; Samuel Pitnick, Architect; The Open Monterey Project; LandWatch (Executive Director); Lozeau Drury LLP; Christina McGinnis, Keep Big Sur Wild; Planning File PLN260123.