Title
PLN250047 - 3292 17 MDR LLC
Public hearing to consider a Lot Line Adjustment between two legal lots of record consisting of Parcel A (APN: 008-455-019-000; 1.6 acres) and Parcel B (APN: 008-455-020-000; 2.2 acres), resulting in 2 parcels containing 2.06 acres (Adjusted Parcel A) and 1.7 acres (Adjusted Parcel B); demolition of the existing 5,516 square foot two-story single family dwelling and construction of an approximately 12,433 square foot two-story single family dwelling and associated site improvements, including grading and pathways, on Adjusted Parcel A; replacement of existing beach stairs on Adjusted Parcel B; and development within 750 feet of known archaeological resources, 100 feet of environmentally sensitive habitat areas, and 50 feet of a coastal bluff.
Project Location: 3292 17 Mile Drive, Pebble Beach, Del Monte Forest Land Use Plan
Proposed CEQA Action: Find the project qualifies for a Categorical Exemption pursuant to CEQA Guidelines Section 15302 and 15305 and no exceptions pursuant to Section 15300.2 can be made.
Body
RECOMMENDATION:
It is recommended that the Planning Commission adopt a resolution to:
a. Find the project qualifies for a Categorical Exemption pursuant to CEQA Guidelines Section 15303 and 15305 and no exceptions pursuant to Section 15300.2 can be made; and
b. Approve a Combined Development Permit consisting of:
1) Coastal Development Permit to allow a Lot Line Adjustment between two legal lots of record consisting of Parcel A (APN: 008-455-019-000; 1.6 acres) and Parcel B (APN: 008-455-020-000; 2.2 acres), resulting in 2 parcels containing 2.06 acres (Adjusted Parcel A) and 1.7 acres (Adjusted Parcel B), respectively;
2) Coastal Administrative Permit and Design Approval to allow demolition a 5,516 square foot two-story single-family dwelling and construction of an approximately 12,433 square foot two-story single-family dwelling and associated site improvements (grading, pathways, fencing) on Adjusted Parcel A;
3) Coastal Development Permit and Design Approval to allow development within 50 feet of a coastal bluff for the replacement of storm-damaged stairs on Adjusted Parcel B and fencing on Adjusted Parcels A and B;
4) Coastal Administrative Permit to allow development within 750 feet of known archaeological resources;
5) Coastal Development Permit to allow development within 100 feet of environmentally sensitive habitat areas; and
6) Design Approval to allow the exterior modification of the legal nonconforming detached garage and Caretaker Unit to match the main dwelling.
The attached draft resolution includes findings and evidence for consideration (Exhibit A). Staff recommends approval/denial subject to 18 conditions of approval.
PROJECT INFORMATION:
Agent: Aengus L. Jeffers, The Law Offices of Aengus L. Jeffers
Property Owner: 3292 17 MDR LLC
APN: 008-455-019-000 (Parcel A) and 008-455-020-000 (Parcel B)
Parcel Size: 1.6 acres (Parcel A) and 2.2 acres (Parcel B), or 165, 528 square feet collectively
Zoning: “LDR/1.5-D(CZ)” or Low Density Residential with a density of 1.5 acres per unit with a Design Control overlay district, Coastal Zone and “RC-D(CZ)” or Resource Conservation with a Design Control overlay district, Coastal Zone.
Plan Area: Del Monte Forest Land Use Plan
Flagged and Staked: Yes
Project Planner: McKenna Bowling, Associate Planner
bowlingmr@countyofmonterey.gov, (831) 755-5298
SUMMARY:
The subject properties are located at 3292 17 Mile Drive, within Pebble Beach. Parcel B (APN: 008-455-020-000) is currently undeveloped, while Parcel A (APN: 008-455-019-000) is developed with a two-story single-family dwelling and a 1,196 square foot detached garage with an 825 square foot upper-level Caretaker Unit. Both properties are under the same ownership and ornamental landscaping (primarily lawn) is maintained across both parcels. Parcels A and B, are both split zoned Low Density Residential and Resource Conservation.
The project includes a Lot Line Adjustment between 2 legal lots of record consisting of Parcel A (APN: 008-455-019-000; 1.6 acres) and Parcel B (APN: 008-455-020-000; 2.2 acres), resulting in 2 parcels containing 2.06 acres (Adjusted Parcel A) and 1.7 acres (Adjusted Parcel B). Additional development includes demolition of the existing 5,516 square foot two-story residence to be replaced with 12,433 square foot two-story single-family dwelling. The project does not include changes to the detached garage and caretaker unit, except for minor exterior modification to match the proposed main dwelling. Associated site improvements would also occur. Elements of the proposed development would occur within 750 feet of a known archaeological resource, 100 feet of environmentally sensitive habitat areas (ESHA) and 50 feet of a coastal bluff. The project includes approximately 2,300 cubic yards of cut and 1,800 cubic yards of fill. The above described development will take place on Parcel A. Development on Adjusted Parcel B is limited to removal of non-native invasive planting, restoration of natural habitat and the replacement of bluff fencing and beach access stairs. Adjusted Parcel B will remain vacant. Water service will continue to be provided to the replacement residence by California American Water Company and sewer service will continue to be provided by the Carmel Area Wastewater District (CAWD) via the Pebble Beach Community Services District (PBCSD).
As discussed below, Adjusted Parcel B would meet the minimum requirements for residential development in the Low Density Residential (LDR) district and establishing the building envelope would respect the prohibited residential development on the Resource Conservation (RC) zoning district portion of the parcel. However, the 3,610-square-foot building envelope, defined as the buildable area within the LDR zoning district and outside the required setbacks and the RC zoning district, would constrain future development potential. Consequently, the maximum size, bulk, and mass of the primary residence and any accessory structures may be significantly smaller in comparison to the established average residential development in the neighborhood. For this reason, staff seeks direction from the Planning Commission on whether the Lot Line Adjustment and resulting building envelope on Adjusted Parcel B would be consistent with the applicable policy guidance and, in general, good planning practice for creating a lot for future residential development.
Based on staff analysis, the proposed project is consistent with the policies and regulations pertaining to zoning uses and any 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), and applicable sections of the Monterey County Coastal Zoning Ordinance (Title 20).
DISCUSSION:
See Exhibit E
CEQA:
California Environmental Quality Act (CEQA) Guidelines section 15302 categorically exempts replacement and reconstruction of existing structures, including 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 as the structure being replaced. As proposed, the project involves demolition of the existing residence, and construction of a replacement residence in the same location as the existing residence, and maintains the same purpose and capacity as the existing residence. Further, CEQA Guidelines section 15305(a) categorically exempts minor Lot Line Adjustments where the adjustment doesn’t result in the creation of any new parcel. As delineated on the project plans, the purpose of the proposed lot line adjustment is to ensure that the proposed improvements do not straddle or encroach across any legal parcels. This does not create any new lots or create any non-conforming setbacks as a result of the adjustment. The project’s location in or near a particularly sensitive environment (CEQA Guidelines section 15300.2(a)) does not bar the project from qualifying for a Class 2 and Class 5 exemption. No evidence of significant adverse environmental effects or cumulative effects was identified during the staff’s review of the development application.
Land Use Advisory Committee (LUAC):
The proposed project was reviewed by the Del Monte Forest LUAC on January 15, 2026 and received a vote of 7-0 in support of the project as proposed, with no recommended changes. See LUAC minutes included as Exhibit C.
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 District
Prepared by: McKenna Bowling, Associate Planner, (831) 755-5298 and
Anna Ginette Quenga, AICP, Senior Planner (831) 784-5732
Reviewed by: Fionna Jensen, Principal Planner
Approved by: Melanie Beretti, AICP, Chief of Planning
The following attachments are on file with the HCD:
Exhibit A - Draft Resolution
• Recommended Conditions of Approval
• Site Plans, Floor Plans & Elevations
• Colors & Materials
Exhibit B - Vicinity Map
Exhibit C - LUAC Minutes
Exhibit D - Biological Report (County of Monterey Library No. LIB250154)
Exhibit E - Discussion
cc: Front Counter Copy; Del Monte Forest LUAC; Pebble Beach Community Services District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; McKenna Bowling, Associate Planner; Anna Ginette Quenga, AICP, Senior Planner; Fionna Jensen, Principal Planner; 3292 17 MDR LLC, Property Owner; Aengus Jeffers, Agent; The Open Monterey Project; LandWatch (Executive Director); Lozeau Drury LLP; Christina McGinnis, Keep Big Sur Wild, Planning File PLN250047.