[{"_1":2,"_109":-5,"_110":-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",[32,74,85,97],{"_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",6504617,"mediaKeyId","5578744-12c9056261aab4f1450af94baae7d5b6","parentId",5578744,"title","Planning commission approves rehabilitation of Oak Court Commercial Block, adds one apartment unit","audioSeconds",273,"startMs",3889000,"endMs",3616000,"viewUrl","/Search/View?dp=1&key=5578744-12c9056261aab4f1450af94baae7d5b6&start=3889&end=3616","thumbnailUrl","https://assets.pipeline.soar.com/5578744-12c9056261aab4f1450af94baae7d5b6/thumbnail_3889000.jpg","articleUrl","/articles/6504617/Carmel-by-the-Sea/Monterey-County/California/Planning-commission-approves-rehabilitation-of-Oak-Court-Commercial-Block-adds-one-apartment-unit","mediaUrl","https://secure.pipeline.soar.com/6504617-62654de9411afe02e840457c87d9b68c/orig.mp4?Expires=1776365463&Signature=PJHz7xXakHDFfCZjXq77OZHa5-vJu81Fgfnc0GcJNUVTA~wh8WQ3pTfQi6zXQeP7LMHgwplN-~NOLYlbfoYbwYOgBs5v~guxoUNLr9V-kHqwqaTmiT2t2lLOU0j~qtxjPqEF-TX4d5tOzvgHj49eFo~hzYAu9Q7P2XllQUvs1rgNtrLrzFimB9k-D3vHye5p00XYd0S~7anbX-~kNwQVF8gnlwScu4WAK5s3SddNf0KM0J0a6yvVWD2gaK3EqIPuEqtC7mQ7cph2bcvcKvoYdeiEhfRlFxLLGSaWaUGcwMG3k6~FO8cGHFL~9tioCGw1pObX~9Zj2613XMmiU9DFfg__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-08-13T21:37:11Z","article","The Carmel-by-the-Sea Planning Commission voted unanimously to approve design review DR24087 and use permit UP25188 for Esperanza Carmel Commercial LLC, enabling a multi-building rehabilitation of the locally significant Oak Court Commercial Block and adding one additional residential unit and an additional retail unit.

Staff reported that the complex ' identified on the historic inventory ' comprises three buildings developed in the late 1930s and early 1940s and that the Historic Resources Board (HRB) found the applicant's plan consistent with the Secretary of the Interior's standards for rehabilitation. The project does not increase building height or overall floor area, and staff recommended approval after the HRB review and incorporation of the HRB conditions into the plans.

Under the approved plan: Building A (the former Cottage restaurant) will be rehabilitated and converted from one restaurant to two retail units at the front and an apartment unit at the back; Building B will add an ADA-accessible public restroom accessed from the inter-block walkway; Building C (the rear apartment building) will convert former office space into residential apartments, reconstruct individual balconies, and eliminate certain exterior stairs. Site improvements include replacement of worn concrete with hexagonal pavers, refurbished brick steps, new landscaping, and partial removal of a wooden dividing fence to improve circulation.

Staff emphasized that the project does not increase required parking and therefore does not trigger additional parking mitigation: the property's existing parking deficit is not increased by the proposed change in uses and number of units. Staff also reported that the project meets unit-mix requirements and other standards required for the retail and residential use-permit findings.

Applicant project manager Joseph Naftel was present and answered commission questions; he told the commission he had \"not so much of a presentation... if you have any questions, I can answer them.\" Commissioners praised the applicant's conservative rehabilitation approach and the thorough staff report. Commissioner Albert singled out staff for thoroughness and noted the work addresses buildings that are \"in dire need\" of repair and reuse.

The commission adopted the resolution finding the project exempt from CEQA under small structures and historic rehabilitation exemptions, approved the design review and granted the two use permits (residential and retail), all by unanimous roll call.

Next steps: the applicant will proceed to final design and building-permit submittal; staff will monitor required conditions including historic-board items, materials, and any building-code requirements such as fire-protection work at the permit stage.","mediaType","Video","parentTitle","Planning Commission Regular Meeting | Wednesday, August 13, 2025","oneSentenceSummary","The Carmel-by-the-Sea Planning Commission voted unanimously to approve DR24087 and UP25188 for Esperanza Carmel Commercial LLC, allowing rehabilitation of the Oak Court Commercial Block and the addition of a sixth apartment unit and fourth retail unit.","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":44,"_47":79,"_49":80,"_51":81,"_53":82,"_55":56,"_57":58,"_59":83,"_61":62,"_63":64,"_65":84,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6504621,"Planning commission approves steel windows for San Antonio Avenue house",2096,1793000,"/Search/View?dp=1&key=5578744-12c9056261aab4f1450af94baae7d5b6&start=1793&end=3889","https://assets.pipeline.soar.com/5578744-12c9056261aab4f1450af94baae7d5b6/thumbnail_1793000.jpg","/articles/6504621/Carmel-by-the-Sea/Monterey-County/California/Planning-commission-approves-steel-windows-for-San-Antonio-Avenue-house","https://secure.pipeline.soar.com/6504621-33c1776fc146769619171942fa6e841d/orig.mp4?Expires=1776365463&Signature=Dc-1RCfAv1HQEw3nYxO1vjw8qfGSqoOO6xiMEAgh7gcpq3N5xv1mf0RJEgzG5XU95cj98TbbRShwS3QTMMPr6QKQt0XBnWlluwrS1YajygLUP1-3wKQkA7-~Ef6zFHUl2apMPedoBWMWgKCEAZ34ZPnpo9owjkvJQUKpnh1izLSzFlM0O92qG37fdqNgwKDSBiwGXW9K3xBEWaoO1-CiEjm-q2ko2fyuKSIKhgifj22uFfBFtE8xQkjZUPVuDG4XGzLAoQ2~EuTZj7WzSLbqTzTb1J7FD7E67g0rMPdO7-EDsf-ZcTkuv-V4XtOp~t8YukFfn4VFYphGXfYsZ6mnnA__&Key-Pair-Id=KUT5TJCACFTXG","The Carmel-by-the-Sea Planning Commission on an unanimous vote approved design-study referral DS25169, allowing replacement of existing wood windows and most doors at a San Antonio Avenue residence and requiring steel windows on all street-visible elevations. The commission's action formalized the applicant's proposal to use thinner-profile metal windows to address severe weather exposure and long-term maintenance needs.

Staff presented the application and noted that the project, as submitted, proposed aluminum windows by the manufacturer Arcadia; staff had referred the item to the commission under Design Guideline 9.11 because the property's current appearance and the proposed materials raise questions of consistency with the building's architecture. The applicant instead asked the commission to allow steel windows on the street-facing elevations and aluminum only on the rear elevations.

Architect Gretchen Fletcher told commissioners the existing wood windows \"leak like a sieve\" and said steel casement frames would provide the narrowest visible profile and an authentic appearance for the arched openings while meeting modern thermal needs. Owner Randall Dowler, who also identified himself as an architect, said the home's exposure increased after nearby eucalyptuses were removed and described the work as a maintenance-driven replacement: \"Once those trees went down, the exposed [windows]... they were never intended to be exposed as they are.\" He added the replacements are needed for durability and comfort.

Several commissioners said the coastal exposure and the home's altered style made steel a reasonable choice. Commissioner Allen said, \"I typically like to support the staff recommendation... I do feel like the steel is appropriate.\" Commissioner Locke argued for material uniformity, saying he would \"like to see... steel windows be carried throughout both the front and the back of the building.\" Chair Sherry LePage summarized the legal framing the commission must apply, noting that any deviation from the guideline requires findings on architectural appropriateness and material consistency.

After discussion the commission moved to approve DS25169 with findings supporting steel windows for the visible elevations and allowing aluminum for minimally visible rear openings; the resolution required consistency across visible elevations. The motion passed on a roll call vote with all commissioners present voting yes.

The commission's decision replaces the previously proposed aluminum Arcadia windows on the façade with steel in the approved design. Other elements of the proposal — including no change to opening sizes, some reconfiguration of sash types, and retention of the existing front door — remain as described in the applicant materials. Staff confirmed that final product samples, finish colors and any minor staff-level adjustments would be reviewed under the regular building-permit and design-review implementation process.

The commission's action resolves a referral based on Design Guideline 9.11 (window styles and materials) and establishes a recorded administrative finding that steel windows are appropriate for this altered historic-context house at the San Antonio address. The applicant may proceed to building-permit review consistent with the commission's conditioned approval.

Votes and next steps: the commission approved DS25169 with a condition requiring steel windows on all street-visible elevations; staff will document findings and process final building-permit review.","The Carmel-by-the-Sea Planning Commission on an unanimous vote approved design-study referral DS25169, allowing replacement of existing wood windows and most doors at a San Antonio Avenue residence and requiring steel windows on all street-visible elevations.",{"_33":86,"_35":36,"_37":38,"_39":87,"_41":88,"_43":89,"_45":90,"_47":91,"_49":92,"_51":93,"_53":94,"_55":56,"_57":58,"_59":95,"_61":62,"_63":64,"_65":96,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6504608,"Director: special council meeting Sept. 8, ADU hearing Sept. 25; design-guideline steering session Aug. 18",229,5617000,5846000,"/Search/View?dp=1&key=5578744-12c9056261aab4f1450af94baae7d5b6&start=5617&end=5846","https://assets.pipeline.soar.com/5578744-12c9056261aab4f1450af94baae7d5b6/thumbnail_5617000.jpg","/articles/6504608/Carmel-by-the-Sea/Monterey-County/California/Director-special-council-meeting-Sept-8-ADU-hearing-Sept-25-design-guideline-steering-session-Aug-18","https://secure.pipeline.soar.com/6504608-65633c9a180fe86df92ab1e7b1a60b06/orig.mp4?Expires=1776365463&Signature=WxFHilVdFnBQRst5m7QMOnpshSpNLy5raeSqLYOF3u2gXh1RWO5ko5Q-3G3VCOgxJK5F4hn3gbk~JlsleNhr6bKBkE2uLYF9CLReHTuyv0~drC5QvLyxiE4lTtVg6MFXJz9XzXIGtXX0M6P7lNChEZmSpGOpaiHpCouPZ5u674gXh2lVSLEwMa81mdzHWYDUtBo7ILcpyk4PgwGqUXvPBrqPUVd65waKd~w5oXTMdlVP1n8Eq--lB6lkD7oNTjHY2JX-JnYCPj-U2MTqqON-4hnS9pzmWZgHQacbcOBwDlLdAV3rf2ELta6p5bct7UWjymUHnX2TVN3Sxs2hy2eVKw__&Key-Pair-Id=KUT5TJCACFTXG","At the end of the meeting Planning Director reported several upcoming schedule items and study sessions that affect the commission and the public. The director said a special City Council meeting is set for Sept. 8 to consider a Mills Act contract; the regular council meeting on Sept. 9 will consider a contract to retain a consultant to prepare objective design and development standards. The planning director also said the commission and staff reached consensus on a special Planning Commission hearing on Sept. 25 to consider the accessory-dwelling-unit (ADU) ordinance draft.

A steering-committee meeting to review the draft design guidelines has been scheduled for Aug. 18, 1\u00123 p.m., at City Hall; the public is invited to attend and will have opportunity to comment during the session. The director said staff and steering-committee members will prepare presentations for the commission and council based on that draft.

Commissioner Albert asked staff to include on the Sept. 25 hearing an agenda item that specifically examines the city's current ADU ordinance and whether staff can apply provisions of the existing ordinance to pending ADU applications in the interval before a newly adopted ADU ordinance (and any submittal to the state Department of Housing and Community Development) becomes effective. The director agreed that the commission can place that discussion on the Sept. 25 hearing.

Staff also noted the scheduling intent to keep meeting times reasonably accessible to members of the public and that further agenda review will confirm times for special meetings. The director and staff named key staff who will participate in the design-guideline steering meeting.

Next steps: staff to finalize agendas and notices for the cited special meetings and hearings; Sept. 25 planning-commission hearing will include review of the ADU ordinance applicability question.","Planning staff announced a special City Council meeting on Sept. 8 for Mills Act review, a consultant contract on Sept. 9, and a Planning Commission special hearing on Sept. 25 for the ADU ordinance; the design-guideline steering committee will meet Aug. 18 (1\u00123 p.m.). Commissioners asked that staff include discussion of applying the current ADU",{"_33":98,"_35":36,"_37":38,"_39":99,"_41":100,"_43":101,"_45":102,"_47":103,"_49":104,"_51":105,"_53":106,"_55":56,"_57":58,"_59":107,"_61":62,"_63":64,"_65":108,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6504612,"Votes at a glance: consent items, continuances and design approvals",866,646000,1512000,"/Search/View?dp=1&key=5578744-12c9056261aab4f1450af94baae7d5b6&start=646&end=1512","https://assets.pipeline.soar.com/5578744-12c9056261aab4f1450af94baae7d5b6/thumbnail_646000.jpg","/articles/6504612/Carmel-by-the-Sea/Monterey-County/California/Votes-at-a-glance-consent-items-continuances-and-design-approvals","https://secure.pipeline.soar.com/6504612-1943f92d27a24c8561f947f3ee65f8a9/orig.mp4?Expires=1776365463&Signature=Ut559B0Ne91oUkmp4TaBVed4Oq26RA~3DDUjAWnRBhf3Hiqp~2-FRaAzYV5R0gCIIpo~lmjU5IR5krJ6~GeQ1o6dlDpwI9OMmXAquabBJsaUa8iCfsacgQqfpBtjKVqtdEz-YTlEtVOwrZWE28y0FS8FOFUcmMQm5tCEkIM7Zah1qKPm1oeNvHM5KBTlRN8uDaT6k87VlRE4~sySYpelRj7j6T1rHuALhrGnI7wyvwA7moFJdEp~bq-cIeboAjH9NO8vtUhigzLe7kUxeNj6uLIIKPKLbJ4IKWItv1RLN-LDK5eLk7O52cI08GX3mQ0K0saLVLcQClAXY4PEAsAmow__&Key-Pair-Id=KUT5TJCACFTXG","Below is a concise list of actions the Carmel-by-the-Sea Planning Commission took at the meeting (roll-call tallies as recorded in the public minutes). This summary lists motions and outcomes only; for narrative detail see individual project items.

- July 9 meeting minutes: Approved by roll call (Yes votes recorded from all present commissioners).

- Consent agenda: Monthly activity reports for June and July (items 2 and 3) were pulled for comment, then approved by roll call (unanimous yes).

- Consent agenda: Design-study referral DS25078 (Casanova Holloway) for demolition of a garage/guest house and construction of new garage and ADU at the historic Conley Search House was considered on the consent calendar; commissioners pulled related reports, then approved the design study by roll call (unanimous yes). (Item recorded as approved on consent.)

- DS25196 (Rainy Project): Continued (motion to continue to a date uncertain) to allow proper noticing; motion carried by roll call (unanimous yes).

- DS23-005 (Schwartz/Young): Continued (motion to continue to a date uncertain) for similar noticing reasons; motion carried by roll call (unanimous yes).

- DS25169 (Dowler): Approved (motion to approve with findings and condition requiring steel windows across visible elevations); motion carried by roll call (5-0). See the full article for project detail.

- DR24087 / UP25188 (Esperanza Carmel / Oak Court Commercial Block): Approved (adopted CEQA exemption, approved design review and granted use permits to create the sixth residential unit and fourth retail unit); motion carried by roll call (5-0). See the full article for project detail.

Notes: All recorded roll calls in the meeting minutes showed unanimous support among commissioners present for motions listed above. Several items were continued explicitly because noticing procedures were incomplete; staff will re-notice those items for a future date.

Provenance: The consent-agenda discussion begins just after introductions and staff announcements; continuances are recorded in the public-hearings portion; approvals of DS25169 and DR24087/UP25188 are in the public-hearing agenda and recorded by roll call.","Summary of motions and roll-call outcomes from the Carmel-by-the-Sea Planning Commission meeting: approval of consent items including minutes and a design study (Casanova Holloway); continuances of two design-study referrals (Rainy Project and Schwartz/Young); and approvals for Dowler (windows) and Esperanza (Oak Court) projects.","actionData","errors"]

Article not found

Planning commission approves rehabilitation of Oak Court Commercial Block, adds one apartment unit

Planning commission approves steel windows for San Antonio Avenue house

Director: special council meeting Sept. 8, ADU hearing Sept. 25; design-guideline steering session Aug. 18

Votes at a glance: consent items, continuances and design approvals