Title
a. Find that the acceptance of the Conservation and Scenic Easement Deed is categorically exempt under California Environmental Quality Act (CEQA) Guidelines section 15317;
b. Accept a Conservation and Scenic Easement Deed covering approximately 24,111 square feet of coastal bluff habitat, at 3296 17 Mile Drive, Pebble Beach (Assessor’s Parcel Number 008-455-025-000) to satisfy a condition of approval related to Planning Commission Resolution No. 23-024 (Planning File No. PLN220321);
c. Authorize the Chair to execute the Conservation and Scenic Easement Deed; and
d. Direct the Clerk of the Board to submit the Conservation and Scenic Easement Deed to the County Recorder for filing with all recording fees to be paid by the applicant.
(Conservation and Scenic Easement Deed - PLN220321, SWC PARTNERS LLC, 3296 17 Mile Drive, Pebble Beach, Assessor’s Parcel Number 008-455-025-000, Del Monte Forest Land Use Plan, Coastal Zone)
Report
PROJECT INFORMATION:
Planning File Number: PLN220321
Owners: SWC Partners LLC
Project Location: 3296 17 Mile Drive, Pebble Beach
APN: 008-455-025-000
Agent: Laura Lawrence
Plan Area: Del Monte Forest Land Use Plan
Flagged and Staked: No
CEQA Action: Categorically Exempt pursuant to CEQA Guidelines section 15317
RECOMMENDATION:
Staff recommends that the Board of Supervisors:
a. Find that the acceptance of the Conservation and Scenic Easement Deed is categorically exempt under CEQA Guidelines section 15317; and
b. Accept a Conservation and Scenic Easement Deed covering approximately 24,111 square feet of coastal bluff habitat, at 3296 17 Mile Drive, Pebble Beach (Assessor’s Parcel Number 008-455-025-000) to satisfy a condition of approval related to Planning Commission Resolution No. 23-024 (Planning File No. PLN220321); and
c. Authorize the Chair to execute the Conservation and Scenic Easement Deed; and
d. Direct the Clerk of the Board to submit the Conservation and Scenic Easement Deed to the County Recorder for filing with all recording fees to be paid by the applicant.
SUMMARY:
On July 26, 2023, the Planning Commission adopted Resolution No. 23-024 (Planning File No. PLN220321) approving a Coastal Development Permit to allow a Lot Line Adjustment between two legal lots of record consisting of 2.18 acres (Parcel A) and 0.55 acre (Parcel B), resulting in two (2) parcels of 0.69 acre (Adjusted Parcel A) and 2.04 acres (Adjusted Parcel B), respectively.
The project was conditioned to require the property owner to convey a conservation and scenic easement deed (CSED) on adjusted Parcel B to the County of Monterey over all areas west of the inland side of the abandoned official plan line for the original 17 Mile Drive alignment or all areas of the property containing environmentally sensitive habitat areas (ESHA), whichever is greater (Condition of Approval No. 5). The CSED will contain approximately 24,111 square feet of coastal bluff habitat west of the abandoned 17 Mile Drive alignment into a conservation easement. The easement area contains the greatest amount of ESHA on adjusted Parcel B, which meets the intent of this condition. The Planning Commission applied the conservation easement condition to protect ESHA, including coastal bluff habitat, while maintaining public visual access to the Pacific Ocean, as required by the Del Monte Forest Land Use Plan. Condition No. 5 of the Planning Commission decision required dedication of a CSED over those areas of the property not approved for development, to ensure long-term protection of the habitat.
The applicant has submitted the CSED and map showing the general location of the easement on the property, along with the metes and bounds description, both of which are appended to this Report, collectively, as Attachment B. No construction will be allowed within the easement area. Recordation of this easement will be disclosed to future property owners where development is prohibited on the parcel protecting ESHA on the property in conformance with the Land Use Plan requirements and the condition of approval.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):
Acceptance of the scenic easement qualifies for a Class 17 categorical exemption under CEQA because it constitutes the acceptance of easements to maintain the open space character of the area (CEQA Guidelines, § 15317).
OTHER AGENCY INVOLVEMENT:
The Office of the County Counsel has approved the Conservation and Scenic Easement Deed as to form.
FINANCING:
Funding for staff time associated with this project is included in the FY2026-27 Adopted Budget for Housing and Community Development (HCD)1001-310002. All costs associated with the maintenance of the CSED will be borne by the project applicant, not the County of Monterey.
BOARD OF SUPERVISORS STRATEGIC PLAN GOALS:
Acceptance and recordation of this conservation and scenic easement supports Board of Supervisors Strategic Goal for Well-Being and Quality of Life, by satisfying a Condition of Approval associated with permitted development that ensures long-term protection of coastal and public resources on the property.
Check the related Board of Supervisors Strategic Plan Goals:
__Well-Being and Quality of Life
__Sustainable Infrastructure for the Present and Future
X Safe and Resilient Communities
__Diverse and Thriving Economy
__Dynamic Organization and Employer of Choice
Prepared by: Kayla Nelson, Associate Planner ext. 6408
Reviewed by: Melanie Beretti, AICP, Chief of Planning
Approved by: Craig Spencer, HCD Director
The following attachments are on file with the Clerk of the Board:
Attachment A - Memorandum to the Clerk of the Board
Attachment B -Conservation and Scenic Easement Deed, including:
• Exhibit A: Property Legal Description
• Exhibit B: Monterey County Planning Commission Resolution No. 23-024
• Exhibit C: Easement Legal Description and Easement Plat Map
cc: Front Counter Copy; Kayla Nelson, Associate Planner; Craig Spencer, HCD Director; Laura Lawrence, Agent; SWC Partners LLC, Owners; The Open Monterey Project (Molly Erickson); LandWatch (Executive Director); Lozeau Drury LLP; Christina McGinnis, Keep Big Sur Wild; Project File PLN220321