Carmel planning staff outlines three-track ADU permitting system; coastal parking and fire risk drive debate

Chair Ann LePage called a special meeting of the Carmel Planning Commission to open a workshop on accessory dwelling units on Sept. 30, where staff laid out a comprehensive draft ordinance and fielded public and commissioner questions.

The staff presentation, given by Evan (planning staff), proposed three application tracks: Type 1 (building permit only), Type 2 (administrative Coastal Development Permit plus building permit) and Type 3 (discretionary review with design study and Planning Commission hearing). Evan said the three tracks were intended to reconcile state ADU requirements with the city’s certified Local Coastal Program (LCP): “To address the conflicts with the ADU statute and the Coastal Act and to harmonize the requirements of both with the LCP, 3 tracks for ADUs have been proposed in the ordinance.”

Why it matters: state ADU law sets floor‑area and review limits intended to streamline approvals, while the California Coastal Act and Carmel’s certified LCP protect scenic, visual and public‑access resources citywide. Staff warned the two bodies of rules can conflict — for example, state law requires a jurisdiction to allow an ADU of at least 800 square feet in many cases, while the city’s general plan includes a policy capping above‑ground floor area on 4,000‑square‑foot lots at 1,800 square feet. Evan summarized that “the city still needs to comply with the Coastal Act and by extension, the city's local coastal program.”

Key points from the ordinance and staff presentation - ADU types and triggers: Type 1 units require only a building permit where no development is involved; Type 2 requires an administrative Coastal Development Permit (CDP) when the proposal constitutes…