Title
PLN260075 - WRIGHT AMBER WELTNER TR
Public hearing to consider demolition of an existing 445 square foot single family dwelling with an attached 445 square foot garage and the construction of a 2,927 square foot single family dwelling with a 593 square foot attached garage and associated site improvements, development of an 858 square foot Accessory Dwelling Unit, and the removal of 6 protected trees.
Project Location: 24735 Pescadero Road, Carmel, Carmel Land Use Plan
Proposed California Environmental Quality Act (CEQA) action: Find the project Categorically Exempt pursuant to CEQA Guidelines section 15303, and there are no exceptions under Section 15300.2
Report
RECOMMENDATION:
It is recommended that the Zoning Administrator adopt a resolution to:
1. Find the project qualifies as a Class 3 Categorical Exemption pursuant to CEQA Guidelines section 15303, and there are no exceptions pursuant to Section 15300.2; and
2. Approve a Combined Development Permit consisting of a:
1. Coastal Administrative Permit and Design Approval to allow the demolition of an existing 445 square foot single family dwelling with an attached 445 square foot garage and the construction of a 2,927 square foot single family dwelling with a 593 square foot attached garage and associated site improvements; and
2. Coastal Administrative Permit and Design Approval to allow the development of an 858 square foot Accessory Dwelling Unit and associated site improvements; and
3. Coastal Administrative Permit to allow development within 750 feet of known archaeological resources; and
4. Coastal Development Permit to allow the removal of 6 protected trees.
The attached draft resolution includes findings and evidence for consideration (Exhibit A), subject to 11 conditions of approval.
PROJECT INFORMATION:
Agent: Bradley Green
Property Owner: Amber Wright
APN: 009-111-014-000
Parcel Size: 16,988 square feet (0.39 acres)
Zoning: Medium Density Residential, 2 units per acre, and Design Control overlay in the Coastal Zone, or “MDR/2-D (CZ)”
Plan Area: Carmel Land Use Plan
Flagged and Staked: yes
Project Planner: Joseph Alameda, Associate Planner
alamedaj@countyofmonterey.gov, 831-783-7079
SUMMARY/DISCUSSION:
The property is located at 24735 Pescadero Road, Carmel (Assessor’s Parcel Number 009-111-014-000), subject to the Carmel Land Use Plan. The project involves the demolition of existing 445 square foot single family dwelling and attached 445 square foot garage and an attached186 square foot deck, and the construction of a 2,927 square foot single family dwelling with an attached 593 square foot garage, a detached 858 square foot Accessory Dwelling Unit (ADU) and associated site improvements. Associated site improvements include a 58 square foot porch, a 267 square foot deck, a 576 square foot covered patio, a new driveway, underground utilities, and removal of 6 protected trees, all of which would be within 750 feet of known archaeological resources. Findings to support the granting of a Coastal Development Permit for the removal of Monterey Pine trees can be made (see discussion below and Exhibit A). Potable water will be provided to the parcel by California American Water through the Monterey Peninsula Water Management District (MPWMD), and wastewater will be handled by the Carmel Area Wastewater District.
Based on staff’s analysis, the proposed project is consistent with the policies and regulations pertaining to zoning uses and any other applicable provisions of the 1982 Monterey County General Plan (General Plan), Carmel Land Use Plan (CAR LUP), Carmel Area Coastal Implementation Policy Part 4 (CIP), and applicable sections of the Monterey County Coastal zoning ordinance (Title 20).
Land Use
The parcel is zoned Medium Density Residential, 2units per acre, and Design Control overlay, or “MDR/2-D”. The MDR zoning district allows for the establishment of the first single-family dwelling and ADUs as principally allowed uses subject to the granting of a Coastal Administrative Permit pursuant to Title 20 section 20.12.040.A and S, in each case.
The single family dwelling meets all required development standards for MDR zoning district, which are identified in Title 20 section 20.12.060. Pursuant to Title 20 section 20.12.060.C, the required setbacks for main structures are 20 feet (front), 5 feet (side), and 10 feet (rear), unless otherwise indicated on a final map. The single-family dwelling will have setbacks of 126 feet (front), 8 feet (South side), 9 feet (North side), and 10 feet (rear). The MDR zoning district allows a maximum height of 30 feet for main structures, and the single-family dwelling proposes to have a height of 24 feet. Additionally, pursuant to Title 20 section 20.64.030 newly constructed ADUs shall comply with the front setback requirements of the applicable zoning district and shall have a 4-foot minimum side and rear setback and have a maximum height of 16 feet. The ADU proposes to have setbacks of 56 feet 4 inches (front), 45 feet (North side), 6 feet 3 inches (South side), over 70 feet (rear), and a height of 14 feet. The MDR zoning district additionally requires a distance of 6 feet in between main and accessory structures; the single-family dwelling and the ADU will have a distance of 28 feet between. The MDR zoning district allows a maximum building site coverage of 35% and a maximum floor area ratio of 45%. The project will have a building site coverage of 21% and a floor area ratio of 22%. Therefore, the project meets all required development standards.
Design and Visual Resources
The subject property includes a Design Control Overlay. Title 20, Chapter 20.44 establishes regulations for Design Control zoning, or “D” districts, to help regulate the location, size, configuration, materials, and colors of structures and fences to assure the protection of neighborhood character. Residences within the vicinity of the project site align with a blend of architectural styles, inclusive of suburban mediterranean-style homes with white exterior finishes accompanied by a contrasting trim, to craftsman-style cottage homes and simple suburban beach houses, all with visible influences of mid-century modern design. The single-family dwelling and ADU will have a modern architectural style with rural finishes consisting of earthly tones including alabaster colored stucco, dark greenblack colored wood siding, cream-colored accents, rough-cut el dorado stone accents, and an autumn blend shaker roof. The property is surrounded by mature Monterey pines and few Coast Live Oak trees, as well as other native vegetation with nearby custom residences. The development will blend in with the surrounding residential neighborhood and the natural colors and materials that exist in this community. Consistent with Carmel Area Land Use Policy 2.2.2 and CAR CIP section 20.146.030.C.1.d, the project has been designed, sited and conditioned in a manner to ensure minimal visibility from any scenic areas. The exterior finishes will not detract from the surrounding natural environment and will be consistent with the surrounding residential neighborhood character. Therefore, as designed, sited and conditioned, the project assures protection of the public viewshed, is consistent with neighborhood character, and assures visual integrity as outlined in the CAR LUP, CAR CIP and Title 20. Additionally, General Plan Policy 26.1.20 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. Condition No. 11 will require that the all-exterior lighting on the property be unobtrusive, down-lit, harmonious with the local area, and constructed or located so that only the intended area is illuminated and off-site glare is fully controlled.
Map A of the Carmel Land Use Plan titled, “Local Coastal Program General Viewshed”, indicates the subject property is within the public viewshed. Carmel Area LUP Policy 2.2.3.6 requires that structures are subordinate to and blended into the environment and proposes colors and materials that aid reducing visual impacts. As designed and sited, the project proposed as described is consistent with the surrounding neighborhood character, as well as the Visual Resources Chapter of Carmel Area Land Use Plan and would have no impact on visual resources. The subject property is not along a scenic highway corridor or in the critical viewshed. As confirmed on a site visit, intervening vegetation and existing development block the project site’s visibility from common public viewing areas. Accordingly, the proposed residence and accessory structures would not create any adverse visual impacts. Therefore, as proposed and conditioned, the project assures protection of the public viewshed and visual integrity.
Tree Removal
The lot is heavily forested and thus, avoiding tree removal entirely is unfeasible for any reasonable development. The project includes an application for the removal of 6 protected trees and therefore requires the granting of a Coastal Development as outlined in CIP section 20.146.060. Pursuant to Title 20 section 20.64.260.D.3.a, an Arborist report (County of Monterey Library No. LIB260058; Exhibit D) was prepared to evaluate the health, structure, and preservation suitability for each tree within or adjacent to the proposed development. The Arborist report inventoried a total of 35 trees greater than 6 inches in DBH within the subject property. As proposed, 6 trees will be removed with implementation of this project, 4 of which are Monterey Pines and 2 which are Coast Live Oaks. All 6 of these trees are directly within the development footprint. CIP section 20.146.060.D.1 prohibits the removal of landmark trees, unless the decision-making body finds that the trees are not visually or historically significant and there are no alternatives whereby the tree removal can be avoided. A total of 3 of the Monterey pines are greater than 24 inches in diameter, making them landmark trees. Additionally, 3 Monterey Pines that are not included with the count for removal for this project, were removed prior to this project application through the granting of an encroachment permit for work with the public-right-way. Replanting of those trees is also included in the total number of trees being replanted for this project.
CAR CIP section 20.146.060.D.3 states that removal of native trees shall be limited to that which is necessary for the proposed project or which is necessary for the overall health and maintenance of the forest. As discussed in Exhibit A the proposed tree removal is the minimum necessary in this case. The lot is heavily forested and thus, avoiding tree removal entirely is unfeasible for any reasonable development consistent with the neighborhood. Should the development be shifted to the west, towards the new driveway entrance, the configuration would still require the removal of trees, and potentially more landmark trees, for the development size, which is consistent with other single-family dwellings within the surrounding neighborhood. All of the trees to be removed are within the development footprint. Removal of these trees is consistent with the recommendations of the prepared forest management plan and the State’s fuel management requirements and guidelines. Therefore, staff believe that the proposed tree removal is the minimum required under the circumstances of this case.
The arborist recommends the replanting of 10 Monterey Pines and 2 Coast Live Oaks, with the minimum planting size to be 5-gallon containers per tree. This replanting will mitigate for the removal of trees as part of this project and for the 3 Monterey Pine trees removed through the encroachment permit.
CEQA:
The project is categorically exempt from environmental review pursuant to Section 15303 of the CEQA Guidelines, “New Construction”. This exemption applies to the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. This project qualifies for a Class 3 exemption because it involves the demolition of existing 445 square foot single family dwelling and attached 186 square foot deck, and the construction of a 2,927 square foot single family dwelling with an attached 593 square foot garage, a detached 858 square foot Accessory Dwelling Unit and associated site improvements. All the necessary reports have been obtained and have determined that it is unlikely there will be any impacts to archaeological, biological, soil, or forest resources. There are no exceptions pursuant to Section 15300.2.
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
Cypress Fire Protection District
LAND USE ADVISORY COMMITTEE
Based on the LUAC Procedure guidelines adopted by the Monterey County Board of Supervisors, this application warranted referral to the LUAC because the project involves a Design Approval subject to review by the Zoning Administrator. The project was referred to the Carmel Highlands LUAC on September 21, 2026 where members voted unanimously to support the project as proposed.
Prepared by: Joseph Alameda, Associate Planner, (831)-783-7079
Reviewed and Approved by: Jacquelyn M. Nickerson, Principal Planner
The following attachments are on file with the HCD:
Exhibit A - Draft Resolution including:
- Conditions of approval
- Site Plans
Exhibit B - Arborist Report
cc: Front Counter Copy; Zoning Administrator; Cypress Fire Protection District (fire); HCD-Environmental Services; HCD - Engineering Services; Environmental Health Bureau; Joseph Alameda, Project Planner; Jacquelyn Nickerson, Principal Planner; Amber Wright, Property Owner; Bradley Green, Agent; The Open Monterey Project (Molly Erickson); Laborers International Union of North America (Lozeau Drury LLP); Christina McGinnis, Keep Big Sur Wild; LandWatch; Project File PLN260075.