Commission approves Timber Ridge home with use permits to remove protected oaks and limited development on steep slopes

The Monterey County Planning Commission unanimously approved PLN 230310, allowing construction of a 3,870‑square‑foot single‑family dwelling with a 977‑square‑foot attached garage on a 39‑acre lot within the Timber Ridge Preserve subdivision, together with use permits to remove 28 protected oak trees (22 living) and to allow development on slopes exceeding 30 percent.

Staff presentation: Steve Mason summarized the proposal and the preserve’s context, noting the lot’s 2.7‑acre “homeland boundary” (building envelope) within a 39‑acre parcel. Mason said the project would result in approximately 2,056 square feet of development on slopes over 30 percent (about 1.75% of the homeland boundary and 0.12% of the full parcel) and that redesign of the driveway reduced tree removals by roughly seven trees. He said the lot’s homeland boundary contains more than 260 oak trees and that the 28 removals were the minimum necessary for the proposed design.

Tree replacement and design controls: The preserve’s standards require a 3:1 replacement ratio for non‑landmark trees and 5:1 for landmark trees. Staff said the 22 living trees proposed for removal will be replaced by 68 new trees (50 valley oaks and 18 coast live oaks) in species‑appropriate proportions. Staff also noted that the project’s low profile and surrounding tree canopy minimize visible impacts; the site is about 3 miles from Carmel Valley Road and would have limited visibility from public roads.

Environmental review: Staff recommended approval with an addendum to the previously certified EIR for the preserve. County counsel described the addendum as a standard practice when a lot’s tree removal exceeds original EIR allotments; the original preserve EIR had allotted two tree removals for this lot. Mason said the addendum explains the change in context of the entire subdivision’s allowed removals.

Applicant presentation: Architect Eric Miller said the design team worked with preserve reviewers to realign the driveway and reduce removals and that the preserve’s Design Review Committee approved the current design. Mason confirmed utilities (water and sewer) will be provided to the site.

Commission discussion and vote: Commissioners asked about the EIR addendum and whether slopes were considered in the original EIR; staff and counsel responded that the preserve EIR considered slopes and that the 30% threshold is consistent with earlier standards. Commissioner Gomez moved to approve the staff recommendation as revised; Commissioner Hartsell seconded. The motion carried unanimously.

Why it matters: The decision permits development in a heavily forested area inside a conservation subdivision while requiring mitigation planting and design modifications to reduce tree loss and visual impacts. The addendum clarifies why additional removals were necessary relative to the preserve’s original EIR allocations and documents the county’s analysis.

Provenance: Staff presentation began: “Thank you, Steve Mason again presenting the Timber Ridge Preserve LLC project PLN 230310.” The item concluded with a unanimous vote and the chair’s announcement that the motion carried.