Planning Commission approves several design studies; motions include conditions on skylights, doors and landscape

At its Sept. 8 meeting the Carmel‑by‑the‑Sea Planning Commission approved a series of design study and coastal development permit applications with project‑specific conditions intended to reduce visual impact, control exterior lighting and preserve neighborhood character.

Key approvals and conditions - DS 23‑005 (Schwartz‑Young): The commission approved a final design study and coastal development permit for a 411‑square‑foot addition and an 800‑square‑foot attached ADU on a hillside lot, subject to conditions that reduced certain guardrail and window treatments, limited skylight sizes and required the two folding doors that open to the new deck be revised to a maximum 7‑foot height. The motion carried 4–0. - DS 25‑017 (Hobbs project): Final design study for a single‑story replacement and detached garage on a constrained site was approved with standard conditions, including a root‑exploration requirement to protect adjacent trees, and a lumens cap for exterior fixtures. Motion carried 4–0. - DS 25‑092 (Pike Brothers): The commission granted a combined concept and final review for a substantial exterior alteration (siding, roof and window changes); staff and commissioners asked for tree planting to meet required tree density and limited exterior lighting; the item was approved 3–0 with one recusal noted earlier in the agenda. - DS 25‑074 (Ahmed): A combined concept and final review for exterior stucco and a new front entry over a bridge was approved with conditions that the applicant work with staff on entry door details and lighting reductions.

Continued items - DS 25‑019: The applicant requested a continuance; the commission continued the item to Nov. 12, 2025.

Why it matters The approvals affect multiple private properties near sensitive park and scenic areas. Conditions focused on skylight sizes, limiting nighttime glare and matching materials to neighborhood character; several approvals also required tree plantings, root investigations and lighting limits to preserve the dark‑sky and forested character of neighborhoods adjacent to Mission Trail Nature Preserve.

Vote totals and administrative notes - Multiple roll‑call votes were recorded; the major approvals passed unanimously or by recorded majorities. Staff will draft final resolutions and coordinate follow‑up inspections and conditions including skylight and lighting compliance and tree inventory with the city forester.