Title
PLN180526 - HALLGRIMSON ERIK LEE TR
Public hearing to consider demolition of an existing single family dwelling and construction of a 4,350 square foot two-story single family dwelling with a subterranean basement and attached garage, construction of a new 332 square foot accessory dwelling unit and removal of two protected trees.
Project Location: 1039 Broncho Road, Pebble Beach, Greater Monterey Peninsula Area Plan
Proposed CEQA action: Categorically Exempt Per Sections 15303 (a) and 15303 (e) of the CEQA Guidelines
Report
RECOMMENDATION:
It is recommended that the Zoning Administrator adopt a resolution to:
1. Find that the project involves the construction of a new single family dwelling and an accessory structure, which qualifies as a Class 3 Categorical Exemption pursuant to Sections 15303 (a) and 15303 (e) of the CEQA Guidelines, and there are no exceptions pursuant to Section 15300.2; and
2. Approve a Design Approval to allow the demolition of an existing 3,371 square foot two-story single family dwelling with an attached garage and construction of a new 4,350 square foot two-story single family dwelling with a subterranean basement and attached garage, construction of a new 332 square foot Accessory Dwelling Unit and removal of two (2) protected trees (1 Oak and 1 Monterey Pine). Grading of approximately 225 cubic yards of cut/10 cubic yards of fill.
The attached draft resolution includes findings and evidence for consideration (Exhibit B). Staff recommends approval subject to seven (7) conditions of approval.
PROJECT INFORMATION:
Agent: Amy Denney
Owner: Erik Lee Hallgrimson
APN: 007-271-014-000
Zoning: Medium Density Residential, Building Site 6, Recreation Equipment Storage, Design Control Overlays, or “MDR/B-6-D-RES”
Parcel Size: 0.23 acres (10,000 square feet)
Plan Area: Greater Monterey Peninsula Area plan
Flagged and Staked: Yes
SUMMARY:
The subject property is located on Broncho Road within an established residential neighborhood, west of the intersection of San Carlos Road and Broncho Road in the inland (Country Club) area of Pebble Beach. The property also backs up to a fairway on the Monterey Peninsula Country Club golf course. The property is approximately ¾ of a mile east of the incorporated City of Pacific Grove. The project involves the demolition of an existing two-story single family dwelling and construction of a new two-story single family dwelling with a subterranean basement and attached garage, construction of a new accessory dwelling unit and removal of two (2) protected trees.
The proposed project has been evaluated for consistency with the 2010 General Plan, Greater Monterey Peninsula Area Plan, and the Inland Zoning Ordinance, Title 21. A Design Approval requiring a public hearing is required for the proposed replacement of a single-family dwelling on the site and the construction of an accessory dwelling unit. The criteria to grant the Design Approval has been met in this case. Colors and materials for the proposed dwelling are appropriate for the area and the design is in keeping with the character of the site and surrounding neighborhood. The removal of three or less protected trees are subject to approval by the RMA Chief of Planning, however, the appropriate hearing authority will be the Zoning Administrator due to inclusion of the Design Approval for the single family dwelling and accessory dwelling unit.
DISCUSSION:
The applicant proposes to demolish an existing 3,371 square foot two-story single family dwelling and construct a 4,350 square foot two-story single family dwelling with a subterranean basement and attached two-car garage. The project also includes the construction of a new 332 square foot accessory dwelling unit and removal of one (1) Oak Tree and one (1) Monterey Pine tree. The footprint of the existing single family residence is in the center of the parcel and is currently legal non-conforming to the 2nd story side yard setbacks approved under a previous variance (ZA00595). The variance requires a 20 foot, 2nd story side yard setback and the existing single family has only a 10 foot 2nd story side yard setback. The project proposes to demolish the existing two-story single family dwelling and construct a new two-story single family dwelling conforming to this setback. The new residence will move towards the rear of the parcel away from Broncho Road, and into an area where a deck currently exists. The single family dwelling will have a 1,836 square foot upper level, 765 square foot main level and 1,184 square foot subterranean basement. The discrepancy between the main and upper level comes from the construction stepping up the existing hillside. The project site is mapped as a high archaeological sensitive area. An archaeological report (Monterey County RMA-Planning Library No. LIB180022) was prepared and provided to the County that concluded there were no significant archaeological resources identified on the subject property. There are varies amounts of prehistoric sites within this area of the Del Monte Forest. The closest site is approximately one-half of a mile from the subject property. Therefore, the siting and design of the proposed project would not have any potential impacts to archaeological resources.
Accessory Dwelling Unit
Title 21 Section 21.64.030 establishes regulations and standards for which an accessory dwelling unit, accessory to the main residence on a lot, may be permitted. The project includes the construction of a 332 square foot accessory dwelling unit (ADU) that includes independent living facilities from the main residence as shown in Exhibit B. The lot, as it exists, only has development of a single family dwelling. The proposal of the ADU would be the only ADU on the property and is below the maximum floor area of 1,200 square feet. The ADU is proposed to be sited along the front of the parcel, 25 feet away from the front property line. As defined in Title 21 Section 21.58.040, the ADU requires one parking space. Consistent with this requirement, the ADU proposes one parking space located near the motor court as shown in Exhibit B. Site development standards and design are outlined below.
The application was reviewed by the Environmental Health Bureau (EHB) to ensure adequate sewage disposal and water supply facilities exist and are readily available to serve the ADU. EHB made the determination that the property has adequate public facilities and no further comments or conditions were provided.
Tree Removal
Title 21 Section 21.64.260 provides regulations for the protection and preservation of oak and other specific types of trees, and provides procedures for which the proposed removal of such trees may be considered. The project includes the removal of one (1) Oak Tree and one (1) Monterey Pine tree. In accordance with Title 21, a Tree Assessment/Forest Management Plan (LIB190065) was prepared for the property, which identifies the site containing native Oak and Pine trees. The trees on this property range in health condition from good to fair, with the exception of the proposed Oak tree for removal. The Oak tree, 14” in diameter, is not within the building footprint of the project but has a poor health condition. The arborist recommended removal regardless of approval of this project due to a fungus infection. The Monterey Pine tree is 7” in diameter and is located along the rear of the parcel and within the proposed building footprint. The Forest Management Plan recommended replanting with a 1:1 ratio with two (2) five gallon Monterey Pine or Coast Live Oak trees in locations near or adjacent to the trees proposed for removal. The project has been conditioned to ensure recommendations of the arborists are implemented (See Exhibit B).
The project proposes removal of two trees, one for development and the other due to the health condition. The project was analyzed to determine the best siting and location that would minimize tree removal. However, moving the development further towards the front of the parcel would result in the single family dwelling not complying with the side yard setbacks. The siting, location, size and design of the proposed development best suits the parcel and minimizes tree removal.
Design Review
The project is subject to the Design Control Zoning District (“D” zoning overlay), which is intended to regulate the location, size, materials and colors of the structures to assure protection of the public viewshed and neighborhood character. The existing single family dwelling is a Ranch style home, originally constructed in 1973. The new single family dwelling and accessory dwelling unit will have a Spanish architectural style with colors and materials consisting of: tan stucco siding with dark brown wood trim, exterior stone accents, dark bronze metal door and window trim and reddish clay mission tile roof. The neighborhood has variety of architectural styles. The proposed colors and materials would blend with the surrounding environment. The materials, location and nature of the project are consistent with the overall diversity of neighborhood character and will not detract the visual integrity of the site.
The project will not impact any visual resources. Figure 14 of the Greater Monterey Peninsula Area Plan (GMPAP) illustrates that the subject property is not designated as a visually sensitive or highly sensitive area. The property is not visible from Highway 1 or Highway 68. The proposed single family dwelling and accessory dwelling unit are within an established residential neighborhood of the inland (Country Club) area of Pebble Beach. The single family dwelling will be sited towards the rear the parcel and the accessory dwelling unit will be located in the front around existing vegetation. The project will not create any new visual impacts than what currently exists.
The subject parcel is zoned Medium Density Residential with a Building Site 6, Recreation Equipment Storage and Design Control Overlays, or “MDR/B-6-D-RES.” Per Sections 21.12.030 and 21.44.030 of Title 21, the single family dwelling and accessory dwelling unit are allowed uses that would require a Design Approval. Required and proposed setbacks for the proposed development are summarized below:
Main Structure Setback and Height:
Required: Proposed:
Front: 20 feet min. Front: 62 feet
Side: 10/20 feet min. Side: 10/20 feet
Rear: 10 feet min. Rear: 10 feet
Height: 30 feet max. Height: 25.5 feet
Accessory Structure Setback and Height:
Required: Proposed:
Front: 20 feet min. Front: 25 feet
Side: 10 feet min. Side: 10 feet
Rear: 10 feet min. Rear: 35 feet
Height: 15 feet max. Height: 14.5 feet
Building Site Coverage
Required: Proposed:
Coverage: 35%, 3,500 s.f. Coverage: 29.8%, 2,596 s.f.
The parcel was created through the Monterey Peninsula Country Club 2 Subdivision. A variance (ZA00595) was granted in 1969 that identified special setbacks for main structures and accessory structures for MDR zoning districts within the Del Monte Forest County Club Area. The variance identified a 15 foot front setback for lots that front on roads over 50 feet in width or 20 foot setback for all other lots, and a 10 foot side and rear setback, except for 2nd story buildings which require a 20 foot side setback. The subject property does not front along a road over 50 feet in width; therefore, the 15 foot front setback does not apply. The proposed single family has a 2nd story side setback of 20 feet, which complies with the 2nd story side setbacks. The accessory dwelling unit is one-story; therefore, the 2nd story side setbacks does not apply. As summarized above, the proposed project conforms to the development standards listed within this zoning district per Section 21.12.060 of Title 21 and with the variance granted in 1969 for the Del Monte Forest County Club Area. There are no existing homes behind the subject property; however, the property backs up to the Monterey Peninsula Country Club golf course.
CEQA:
The project is categorically exempt from environmental review pursuant to Sections 15303 (a) and 15303 (e) of the CEQA Guidelines. This exemption applies to the construction of new single family dwellings and accessory structures in residential zones. The construction of a 4,350 square foot two-story single family dwelling and 332 square foot accessory dwelling unit are consistent with these exemptions. None of the exceptions under CEQA Guidelines Section 15300.2 apply to this project. The project is not located on a hazardous waste site, near a scenic highway, is not likely to effect cultural resources and will not have a significant effect on the environment. Therefore, the project is categorically exempt.
LUAC:
Based on the LUAC procedure guidelines adopted by the Monterey County Board of Supervisors, the project was referred to the Del Monte Forest Land Use Advisory Committee (LUAC) for review on March 21, 2019. The LUAC unanimously recommended approval of the project as proposed.
Prepared by: Jacquelyn M. Nickerson, Assistant Planner, Ext. 5240
Reviewed by: Brandon Swanson, Interim RMA Chief of Planning
Approved by: John M. Dugan, FAICP, RMA Deputy Director of Land Use and
Development Services
The following attachments are on file with the RMA:
Exhibit A - Project Data Sheet
Exhibit B - Draft Resolution, including:
• Conditions
• Site Plans
• Colors and Materials
Exhibit C - Vicinity Map
Exhibit D - Tree Assessment
cc: Front Counter Copy; Zoning Administrator; Brandon Swanson, Interim Chief of Planning, Craig Spencer, Interim RMA Services Manager; Amy Denney, Agent; Erik Lee Hallgrimson, Owner; The Open Monterey Project (Molly Erickson); LandWatch (Executive Director); Project File PLN180526