[{"_1":2,"_122":-5,"_123":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86,98,110],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6608547,"mediaKeyId","2939298-76e86b1a1fe9e576a87089c56a35c5e3","parentId",2939298,"title","Planning commission approves Esperanza mixed-use project; allows partial in-lieu parking after preservation buffer review","audioSeconds",1648,"startMs",9457000,"endMs",11105000,"viewUrl","/Search/View?dp=1&key=2939298-76e86b1a1fe9e576a87089c56a35c5e3&start=9457&end=11105","thumbnailUrl","https://assets.pipeline.soar.com/2939298-76e86b1a1fe9e576a87089c56a35c5e3/thumbnail_9457000.jpg","articleUrl","/articles/6608547/Carmel-by-the-Sea/Monterey-County/California/Planning-commission-approves-Esperanza-mixed-use-project-allows-partial-in-lieu-parking-after-preservation-buffer-review","mediaUrl","https://secure.pipeline.soar.com/6608547-130285b5105a64bbab5b008d5bc43524/orig.mp4?Expires=1771161782&Signature=UVhg3wnNBio76L~TSymyYYQxyblUl2eVKvst1kUWEjXJhofFdGMDz8a8WBJxgWrEBSion904JpskKGHziuspQ3fendukGsKicLiwavqMa98imCRjJN1a9P2XlxhMsNIlSdi7mPr1X3hOKRUkGWZRKDZhXbxu997ZD7Z9k~zjJ9Rm6VHM9w4cEmAaJKbVx4EESikDSrfd-hl97CeVrUaz5UtIQLxJdN0Kei2G8ajldXN8PAgFT2TLIbEMIKDwQhwTgj8ZMHGW~C60cf6V0hbM0kdrffCYAiFeES1KCx8Mi6tdM6MRmzN746JldLhATZ3i0Ubbr-a3aq05sbeURu3cgg__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-04-10T04:17:11.267Z","article","The Carmel-by-the-Sea Planning Commission on April 9 approved a major mixed-use proposal known as the Esperanza commercial/JB Pastore building, finding the revised design preserved the spatial relationship to the adjacent Northern California Savings & Loan complex while allowing new commercial space and eight long-term residential units.

Planning staff described the project as a roughly 13,663-square-foot development made up of three distinct structures: two new buildings and the existing community room (the historic complex element). The applicant revised earlier plans to shift second-story massing away from the community room and reduced roof heights so parts of the new work sit below or at the same ridge elevation as the community room. Staff said the site’s proposed coverage and floor-area totals fall below the municipal maxima and the project was designed with separated structures and open-space connections to comply with the code’s limit that no single structure exceed 10,000 square feet.

A key issue for staff and commissioners was parking. Under code the project required about 17.6 on-site spaces for the mix of residential and commercial uses; the applicant proposed 12 on-site spaces and asked to satisfy the remainder through the city’s in-lieu parking program. Staff recommended approval of 5.6 in-lieu parking spaces after the applicant demonstrated that full on-site parking would be impractical because of a preservation buffer created to protect the historic community room and an engineer’s letter that excavation near the community room could risk damage to the historic structure. Staff noted the city’s in-lieu program is an authorized method to satisfy parking requirements when on-site parking is not practical and when applicants have demonstrated due diligence.

The architect, June Siliano, and team presented a model and a detailed site and shadow study that staff circulated to the commission. Commissioners and several public commenters raised concerns including shadows on a neighboring residence, privacy from proposed balconies, delivery and curb access at the Dolores Street driveway, and the scale of new commercial floor area in a service-commercial transition zone. Supporters emphasized new long-term rental housing, improvements to public walkways, and a design that references local Mediterranean/Spanish architectural traditions.

After discussion the commission adopted staff’s recommended resolution approving the lot merger, design review and coastal development permit and associated use permits, and adopted the CEQA categorical exemption for infill development (section 15332). The resolution includes standard conditions, tree and historic-resource protections and authorizes satisfaction of the remaining parking requirement through the in-lieu program as recommended by staff.

Commissioners directed continued coordination between applicant, staff, the city forester, and building and public-works departments on final details (lighting, tree protection, public-way improvements and construction means near historic features). The motion carried on a recorded vote with commissioners present voting in favor.","mediaType","Video","parentTitle","Planning Commission Regular Meeting - 04/09/2025","oneSentenceSummary","After revisions that reduced height near the historic Northern California Savings & Loan complex, the Planning Commission approved the Esperanza mixed-use design review, lot merger, coastal permit and related use permits and accepted payment of in-lieu parking for a portion of the required spaces.","taxTitle","Carmel-by-the-Sea, Monterey County, California","taxId",79643,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6608551,"Commission approves juice bar use permit; conditions require water allocation and ADA restroom access",1222,7185000,8407000,"/Search/View?dp=1&key=2939298-76e86b1a1fe9e576a87089c56a35c5e3&start=7185&end=8407","https://assets.pipeline.soar.com/2939298-76e86b1a1fe9e576a87089c56a35c5e3/thumbnail_7185000.jpg","/articles/6608551/Carmel-by-the-Sea/Monterey-County/California/Commission-approves-juice-bar-use-permit-conditions-require-water-allocation-and-ADA-restroom-access","https://secure.pipeline.soar.com/6608551-139e8b8dbe7a8d8b67f60abd4ab02a4f/orig.mp4?Expires=1771161782&Signature=Izo8o-jJD5sx1PerLI04vXjgoQ~FUhl6E7dEWwDfKnnciNx-1bFxDYDCgQR02tBcRM7zd7Ue7~iHFKYAwJ~CshrIIFe3eELN7bBxWTL2CiyUpNdFoaCZ1gUhEiArExohpq7DZl057IZ-EK7BIn3iZkLpFE62uDDGPIcpncIO-HRHaPxc83rGt98igoFQ556mvPqdqVzeuegjdYqTL6y3aINeFbaUpSr01nZuufWvi0oBKqSIwJpyFO0FR0WRsTMmmGNsqj1qeV-kiA1DfCOIj8UmHMv0xWdD0mQ7hv-DreAmDIkP6XFuujHPse8dACY4--AC-6R2ivGUdCNgh64n3A__&Key-Pair-Id=KUT5TJCACFTXG","The Carmel-by-the-Sea Planning Commission voted April 9 to approve a use permit for The Big Squeezy by the Sea, a proposed specialty restaurant offering juices and smoothies in a downtown unit behind City Hall, subject to conditions covering water entitlement and restroom accessibility.

Steph (planning staff) told the commission the applicant intends a roughly 700-square-foot shop with about 14 interior seats and food preparation limited to juices, smoothies and similar items. The site has no water allocation for the new seats; staff recommended adding a condition requiring the property owner to either document sufficient water availability from the water management district or amend an existing nearby use permit (Katie’s Cottage UP 87176) to transfer seats before the Big Squeezy may operate.

Owner-operator Ash described the business as a small, farm-sourced juice and smoothie shop and said he would work with city staff on design details. Commissioners raised the store’s need for an ADA-accessible path to provide a restroom, and staff recommended a condition that the applicant work with building staff to create accessible interior circulation to a restroom; the commission added that as a condition prior to building permit issuance.

Commissioners also discussed concerns they had previously raised about \"formula\" or standardized food-service concepts; staff reported the applicant would operate an independent store with a distinct name, Big Squeezy by the Sea, and not as a franchise.

The motion approving the use permit included two explicit follow-ups: the applicant must provide evidence of water entitlement or an amendment to the Katie’s Cottage use permit before operation, and must provide an ADA-accessible restroom path prior to building permit issuance. The motion passed on a recorded vote with all members present voting in favor.

The decision allows the applicant to proceed to building-permit review with the conditions stated; building-permit approval and successful water entitlement review remain required before operation can begin.","Planning commission approved a specialty-restaurant use permit for 'The Big Squeezy by the Sea' with conditions that the applicant secure required water allocation or amend an existing nearby use permit and provide ADA-accessible restroom access before construction permits are issued.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6608555,"Planning commission denies variance for front setback parking pad; owners must keep existing on-site parking",1246,6107000,7353000,"/Search/View?dp=1&key=2939298-76e86b1a1fe9e576a87089c56a35c5e3&start=6107&end=7353","https://assets.pipeline.soar.com/2939298-76e86b1a1fe9e576a87089c56a35c5e3/thumbnail_6107000.jpg","/articles/6608555/Carmel-by-the-Sea/Monterey-County/California/Planning-commission-denies-variance-for-front-setback-parking-pad-owners-must-keep-existing-on-site-parking","https://secure.pipeline.soar.com/6608555-bd0fd5b72a8ea50cbc5d0c73646c16ab/orig.mp4?Expires=1771161782&Signature=RHZpP4B-rZELPnrbaTrCxv3OCOJMPaiHiRO8GC1UuEyG474VrYvd4qptYuXI~ZTNG-kJ2dIiPjMa0pjLR5hW02FC9ol3oNo2Gi262KWwfajxOWyjD3fT7cW7oR0gzqEYnwKPBXmZQykia-zk0Re94fzzyhAulHE9TVTn6Yujy31hAwCK9HXDuYetTzT4Fk8xUBL2qoF8UfBCaJCX7bjWCL6mF9qRGj70JzbJDLzS8ihuBsKaOR49vOLKSTou~LaBlul1H4tW22d0YWBqGQUzBj658CGfC2k8AXxTbsFjS5n38RKlAuQEgsRQPXApIGw1iwpwgrjuORrNRClzYJyBEg__&Key-Pair-Id=KUT5TJCACFTXG","The Carmel-by-the-Sea Planning Commission on April 9 denied a variance request from the Lewis-McLellan Trust to allow a new front-setback parking pad and to modify the minimum front setback for a property at Scenic and another local street, after staff concluded that the required variance findings were not met.

Planning staff reviewed alternatives and cited that the lot characteristics — while constrained by topography and mature redwoods — were not so unique as to justify granting the variance. Staff noted the existing garage could be returned to conforming parking by removing nonparking fixtures that had been installed by prior owners. Staff also raised concerns about the safety and maneuverability of a front-setback parking pad, given angles and a nearby leaning oak.

Architect Adam Jeselnik and owner Michael Lewis presented the project and explained the desire to convert the existing garage into a bedroom and provide a 10-by-20-foot replacement parking pad on the existing driveway. The architect said the proposed pad fits the common 10-by-20 standard and that other options (carport, relocated driveway) had been explored but had other constraints. Neighbors did not express opposition at the hearing.

After discussion the commission concluded the required legal findings for a variance could not be made, in particular that the condition or situation was not the result of prior owner actions and that a special privilege would not be created. The motion to deny the variance carried by recorded vote.

The denial means the owners may either restore conforming on-site parking in the existing garage or pursue other alterations that meet standard zoning requirements; the planning record indicates staff will continue to work with the applicant on options consistent with code.","Commission denied a variance request to create a front-setback parking pad after staff said the proposal did not meet required findings; applicant declined feasible alternatives and the motion to deny carried.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6608561,"Planning commission approves Bennett house exterior remodel, denies variance request after applicant withdraws",2668,3360000,6028000,"/Search/View?dp=1&key=2939298-76e86b1a1fe9e576a87089c56a35c5e3&start=3360&end=6028","https://assets.pipeline.soar.com/2939298-76e86b1a1fe9e576a87089c56a35c5e3/thumbnail_3360000.jpg","/articles/6608561/Carmel-by-the-Sea/Monterey-County/California/Planning-commission-approves-Bennett-house-exterior-remodel-denies-variance-request-after-applicant-withdraws","https://secure.pipeline.soar.com/6608561-db8c0646842baeec7eb6b1155f76a90b/orig.mp4?Expires=1771161782&Signature=IKX7nSaeisGF92tOxEaHQb6XgGCA3HTswpetU80Wsn5vkL~aumxagtQoXqzKcINnecp9HG3CpdBH0OUHlKnxz6~JsiwiMsoBYAia2SwzCI3B6poGUYZGrZrBixQHlQButv6EhkEzQ5wBvmimmLCTqG9pTj4xM1Y9fbxSC6JvV8lIpNU2TUaI90gGqGAfArHyIz5HEosV9mUszxzX2ZxCrie5AC2HlE0f2PTqBXtGO50By~EhRaA1N2ogMjEnSRPiq1OKnUJOCB4WMwNhnRLqDFuzc4QZ4VANP8iCBCw3NSi-33ISbkqLDB8ITJK-5fUZvZ70Zji9JEWnf1rIrFPHwA__&Key-Pair-Id=KUT5TJCACFTXG","The Carmel-by-the-Sea Planning Commission on April 9 approved a design study and coastal development permit for exterior alterations to a single-family residence at Scenic Drive and Tenth Avenue, and the applicant withdrew a pending variance request for increased site coverage.

City planning staff told commissioners the project — exterior siding, new windows and doors, retaining walls and site work — qualified as a substantial alteration and required design review and a coastal development permit. Staff recommended approval of the design study with conditions including omitting retaining-wall work near two significant cypress trees and limiting the number of exterior cladding materials.

Eric Miller, the project architect, explained the design intent, the treatment of two stone-clad walls and the need to retain functional circulation to the front entry for an elderly occupant. Neighbors raised concerns about visibility at the driveway turn, the retaining-wall work near trees and the number and placement of exterior lights.

At the hearing, the applicant withdrew the variance request for increased site coverage and agreed to keep the existing nonconforming coverage unchanged. Commissioners and staff discussed exterior lighting levels and added direction that the applicant work with staff on lighting to address safety and minimize spill. Commissioner comments also noted concerns about retaining-wall changes and tree-root protection; staff’s resolution included a condition to omit retaining-wall work within the cypress root protection zones unless otherwise approved after further review.

The commission approved the design study and coastal development permit with the conditions discussed, and the denied/withdrawn variance language was removed from the resolution. The motion carried with recorded votes showing a majority in favor and one commissioner voting no.

The decision requires the applicant to preserve identified significant trees, maintain or reduce existing nonconforming site coverage, implement tree protection measures on the plans, and coordinate final lighting and retaining-wall details with staff and the city forester.","Commission approved a design study to alter siding, windows and retaining walls for a Scenic Drive residence but the applicant withdrew a variance request for increased site coverage; the commission required that nonconforming site coverage not be increased.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6608565,"Carmel planning commission allows removal of failing Monterey pine, requires replacement trees",154,568000,722000,"/Search/View?dp=1&key=2939298-76e86b1a1fe9e576a87089c56a35c5e3&start=568&end=722","https://assets.pipeline.soar.com/2939298-76e86b1a1fe9e576a87089c56a35c5e3/thumbnail_568000.jpg","/articles/6608565/Carmel-by-the-Sea/Monterey-County/California/Carmel-planning-commission-allows-removal-of-failing-Monterey-pine-requires-replacement-trees","https://secure.pipeline.soar.com/6608565-76e0b69ae30d0e932264bd910af95795/orig.mp4?Expires=1771161783&Signature=lycIgUTuhyPkEfsfpl3spn5iO41VCfUdIvlXpDFSA0FQcoodax64vuDMJssKLovnbX8~PTZRm9RSlqP8zNMpAWWAthJEuqbpXPli2y2Rs1wW0UPjBMQ0WGhRhTpdE5dIEvQa7fihnfNzjOTeUPKbss~VCHu~XNtXePyINufg-O31e2ZI3Y9OrtKEOtlA9AVaGDE5KRSerZKdBIIVeW8~xRbYk1XCniRigyyvPNHhgOhIUNPdrvEV-LG99KokbVN3T9atOSmRTLjZvSs5IkBjOQSyMcwfVL765NBg0LZPjelIo0enmqcnVOhVKEQdXugbDtDNhRD6VL~k1qzgeTjklw__&Key-Pair-Id=KUT5TJCACFTXG","The Carmel-by-the-Sea Planning Commission on April 9 voted to amend a previously approved design study to allow removal of a declining Monterey pine at 1 Hunter property, and required replacement planting as a condition of approval.

City staff and the city forester told the commission the tree had been in decline since 2024 and that construction work at the site had exposed large roots that would be harmed by continued grading. Justin Ono, City Forester, said the tree had “beetle flagging, red branches in the top of the tree,” and that exposed roots and compaction made recovery unlikely.

The tree’s owners, J.R. Hunter and his wife, spoke at the hearing that they had sought arborist opinions after the planning commission previously required the tree be preserved. Hunter said contractors and an engineer advised that the roots and site work meant the tree’s condition had deteriorated. Neighbor John Watson and several other residents urged the commission to require an independent arborist review and to explore alternative foundation designs that could preserve the tree.

Commissioners discussed both the community value of retaining Monterey pines and the forester’s assessment that the tree was unlikely to recover. Commissioner Alborn said he accepted the city forester’s recommendation that removal was appropriate and asked that replacement trees be provided. The commission voted to allow the tree’s removal and to amend the design study with conditions requiring replacement plantings: one upper-canopy tree plus two lower-canopy trees to be installed on the property in locations that staff and the city forester approve.

The resolution records that the authority to issue a tree removal permit rests with the city forester and notes that the planning commission’s design-study amendment responds to public interest in the tree’s preservation. The commission’s action was unanimous among members present.

The decision means the owner may proceed with removal under the forester’s permit process and must meet the newly adopted replanting requirements. Staff said the city forester’s on-site supervision and the planting and monitoring provisions in the resolution will be used to reduce risks to adjacent properties and to help restore canopy cover over time.","After hearing expert testimony and public comment, the Carmel-by-the-Sea Planning Commission amended a prior design study to permit removal of a declining Monterey pine on a Hunter property and required replacement plantings.","actionData","errors"]

Article not found

Planning commission approves Esperanza mixed-use project; allows partial in-lieu parking after preservation buffer review

Commission approves juice bar use permit; conditions require water allocation and ADA restroom access

Planning commission denies variance for front setback parking pad; owners must keep existing on-site parking

Planning commission approves Bennett house exterior remodel, denies variance request after applicant withdraws

Carmel planning commission allows removal of failing Monterey pine, requires replacement trees