Title
PLN250307 - HIMMELVO LAUREN & JANE
Administrative hearing to consider the construction of a 2,545 square foot addition to an existing 867 square foot single family dwelling including the conversion of 776 square feet of an existing guest room and attached carport; construction of a 512 square foot accessory dwelling unit with an attached 207 square foot garage and associated site improvements, including development on slopes in excess of 30%.
Project Location: 24368 San Juan Road, Carmel, CA 93923.
Proposed CEQA action: Find the project qualifies for a Class 3 Categorical Exemption pursuant to CEQA Guidelines section 15303, and that none of the exceptions pursuant to section 15300.2 apply.
Body
RECOMMENDATIONS
It is recommended that the Chief of Planning adopt a resolution to:
a. Find the project qualifies for a Class 1 and Class 3 Categorical Exemption pursuant to CEQA Guidelines section 15301 and 15303, and there are no exceptions pursuant to section 15300.2; and
b. Approve a Coastal Administrative Permit and Design Approval to allow construction of 2,391 square foot additions to an existing 1,675 square foot single family dwelling including a 206 square foot garage; a Coastal Administrative Permit and Design Approval to allow the construction of a 402 square foot accessory dwelling; and a Coastal Administrative Permit to allow development on slopes in excess of 30%.
The attached draft resolution includes findings and evidence for consideration (Exhibit A.1). Staff recommends approval subject to 8 conditions of approval.
PROJECT INFORMATION
Agent: Erin Rose
Property Owner: Lauren & Jane Himmelvo
APN: 009-011-006-000
Parcel Size: 2.12 acres
Zoning: Medium Density Residential with a density of 4 units per acre and a Design Control overlay in the Coastal Zone or “MDR/2-D(CZ)”
Plan Area: Carmel Area Land Use Plan
Flagged and Staked: Yes
Planner: Jade Mason, Assistant Planner
masonj@countyofmonterey.gov, (831) 755-3759
SUMMARY
Staff is recommending approval of the three Coastal Administrative Permits and two Design Approvals subject to the findings and evidence in the attached Resolution (see Exhibit A), and subject to the conditions of approval attached to the Resolution. Please read these carefully and contact the planner if you have any questions. Unless otherwise noted in the conditions, the applicant will be required to satisfy all permit conditions prior to the issuance of a building/grading permits and/or commencement of the approved use.
On July 15, 2026, an administrative decision will be made. A public notice has been distributed for this project. The deadline for submittal of written comments in opposition to the project, its findings, or conditions, based on a substantive issue, is 5:00 p.m. on Tuesday, July 14, 2026. The permit will be administratively approved the following day if we do not receive any written comments by the deadline. You will receive a copy of your approved permit in the mail. We will notify you as soon as possible in the event that we receive correspondence in opposition to your project or if the application is referred to a public hearing.
Note: This project will be referred to the Monterey County Zoning Administrator if a public hearing is necessary. The decision on this project is appealable to the Board of Supervisors and California Coastal Commission.
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
Cypress Fire Protection District
Prepared by: Jade Mason, Assistant Planner
Reviewed and approved by: Jacquelyn M. Nickerson, Principal Planner
The following attachments are on file with HCD:
Exhibit A - Draft Resolution including:
• Recommended Conditions of Approval
• Site Plans, Floor Plans & Elevations
Exhibit B - Vicinity Map
cc: Front Counter Copy; Cypress Fire Protection District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; Jade Mason, Planner; Jackie Nickerson, Principal Planner; Lauren & Jane Himmelvo, Property Owners; Erin Rose, Agent; The Open Monterey Project; LandWatch (Executive Director); Lozeau Drury LLP; Christina McGinnis, Keep Big Sur Wild; Planning File PLN250307