Title
PLN180460 - HAAR
Public hearing to consider construction of a 268 square foot attached garage and a 100 square foot sunroom addition to an existing single-family home within 750 feet of known archaeological resources.
Project Location: 2989 Lasuen Drive, Carmel
Proposed CEQA action: Find the project Categorically Exempt per Section 15301 of the CEQA Guidelines.
Report
RECOMMENDATION:
It is recommended that the Monterey County Zoning Administrator adopt a resolution to:
1. Finding that the project qualifies as a Class 1 Categorical Exemption pursuant to Section 15301 of the CEQA Guidelines, and there are no exceptions pursuant to Section 15300.2; and
2. Approving a Combined Development Permit consisting of a:
a. Coastal Administrative Permit & Design Approval to allow the construction of a 268 square foot attached garage, 100 square foot sunroom addition to an existing single-family home, new driveway, pavers and retaining wall, colors and materials consist of post and adobe brick walls with warm beige stucco match existing home, wood siding in the gables and roof to match existing; and
b. Coastal Development Permit to allow 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 4 conditions of approval.
PROJECT INFORMATION:
Owner: Joe and Shannon Haar
Agent: Cassandra August
APN: 009--371--018--000
Zoning: Medium Density Residential, 2 units per acre, with a Design Control Overlay, Coastal Zone [MDR/2-D (CZ)]
Parcel Size: 0.19 acres (8,706 square feet)
Plan Area: Carmel Area Land Use Plan
Flagged and Staked: No
SUMMARY:
The property is located on Lasuen Drive within an established residential neighborhood in Carmel, approximately 0.50-mile northeast of Carmel River State Beach. The proposed project involves the construction of a 268 square foot attached garage and a 100 square foot sunroom addition to an existing single-family home. The development would be within 750 feet of known archaeological resources.
As designed and conditioned, the proposed project does not impact the public viewshed. Staff reviewed the application and found the project, as proposed, consistent with the Carmel Area Land Use Plan and Coastal Implementation Plan, with the incorporation of recommended conditions of approval.
DISCUSSION:
Archaeological or Cultural Resources
The project site is in an area identified in County records as having a high archaeological sensitivity, and the area of proposed development has been disturbed by previous structural and hardscape development, as well as extensive landscaping. Per Carmel Coastal Implementation Plan Section 20.146.090.B, an archaeological report (LIB210059) was prepared for the site and submitted to the County. Preliminary Cultural Resources Reconnaissance report concluded although there were no cultural resources noted during the surface reconnaissance of the project parcel, the project parcel is within 50 feet of an important archaeological site (CA-MNT-18 the Carmel Mission). Therefore, the Preliminary Cultural Resources Reconnaissance Report recommend a qualified archaeologist be present for groundbreaking activities. In response, a subsequent archaeological report (LIB220029) was submitted to the County. This Phase II Cultural Resources report detailed the location of three auger test holes that confirmed that no subsurface cultural resources are present. Therefore, there is no evidence that any cultural resources would be disturbed, and the potential for inadvertent impacts to cultural resources is limited and will be controlled by application of the County’s standard project condition (Condition No. 3) which requires the contractor to stop work if previously unidentified resources are discovered during construction.
Design Review & Development Standards
The proposed project conforms to all required development standards for the MDR are identified in the Zoning Ordinance Title 20, Section 20.12.060. The property is approximately 0.19 acres (8,706 square feet), which allows structural site coverage of 35% (3,047 square feet) and floor area ratio of 45% (3,918 square feet). As proposed, the proposed attached garage and new sunroom including the existing single-family home result in a building coverage of 2,114 square feet (24%) and floor area of 2,114 square feet (24%). These standards, require special setbacks for the main dwelling unit of: 20 feet (front), 10 feet (rear), and 10 feet (sides). The proposed setbacks for the projects are 20 feet, 2 inches (front), 12 feet, 2 inches (rear), and 7 feet, 3 inches & 6 feet, 5 inches (sides). Maximum allowed structure height is 30 feet. The proposed max height for the single-family dwelling is 14 feet, 5 inches.
The proposed structures will be screened from adjacent residences by existing landscaping and trees and will consist of materials and colors that blend well with the surrounding natural environment and neighborhood character. The primary exterior colors and materials proposed for the residence and attached garage include the following: Post and Adobe brick walls with warm beige stucco match existing home, wood siding in the gables and roof to match existing. The dwellings within this vicinity have a variety of architectural styles and the proposed exterior colors and finishes blend with the surrounding environment, are consistent with the surrounding residential neighborhood character, and are consistent with other dwellings in the neighborhood.
The property is not located in an area where the Local Coastal Program may require visual public access (Figure 3 and Map A of the Carmel Area Land Use Plan). Based on review of the application materials, as well as a site visit on July 5, 2022, the proposed project is not visible from any major public viewing area including 17-Mile Drive, Scenic Road, Highway 1 or Point Lobos due to distance, topography and landscaping. Therefore, there are no impacts to public viewshed. No tree removal has been proposed, slopes in excess of 25% are avoided, and the development will not adversely affect resources at the site or be adversely affected by those resources.
Historic Review
Per the California Environmental Quality Act (CEQA), PRC Sec.21084.1(a), all properties fifty years of age or older must be reviewed for potential historic significance. The existing residence was constructed in 1957 in the California Ranch style, with post-adobe wall construction method. The house has experienced significant impacts to its historic integrity as an example of the post-adobe method of construction. The historic assessment prepared on July 16, 2018, by Past Consultants LLC (LIB210060), notes that the property has no historical associations and the house on the subject property has been altered with a significant loss of historic integrity. Due to the lack historical significance, the subject property does not meet the criteria established by the County of Monterey to qualify for inclusion in the Monterey County Historic Resources.
CEQA:
The project is categorically exempt from environmental review pursuant to Section 15301 of the CEQA Guidelines. This exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The project involves an addition of the sunroom and garage. Therefore, the proposed development is consistent with the parameters of this Class 1 exemption. There are no exceptions pursuant to Section 15300.2. No evidence of significant adverse environmental effects were identified during staff review of the development application.
LUAC:
The project was referred to the Carmel Highlands Land Use Advisory Committee (LUAC) for review. The LUAC, at a duly-noticed public meeting on June 6, 2022, voted 4 - 0 to support the project as proposed with 2 absent. No members of the public commented on the project, and the LUAC raised no concerns regarding the project.
Prepared by: Son Pham-Gallardo, Senior Planner
Reviewed by: Anna Quenga, AICP, Principal Planner
Approved by: Craig Spencer, Chief of Planning
The following attachments are on file with the HCD:
Exhibit A - Project Data Sheet
Exhibit B - Draft Resolution, including:
• Recommended Conditions of Approval
• Site Plan, Floor Plans, Elevations, Colors and Materials
Exhibit C - Vicinity Map
Exhibit D - Carmel Highlands LUAC Minutes
cc: Front Counter Copy; Cypress Fire District; HCD-Development Services, HCD-Planning; HCD-Environmental Services; Environmental Health Bureau; Son Pham-Gallardo, Senior Planner; Anna Quenga, AICP, Principal Planner; Joe and Shannon Haar, Property Owners, Cassandra August, Agent; The Open Monterey Project (Molly Erickson); LandWatch; Project File PLN180460.