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Planning commission roundup: fence denial, design approvals, continuance and direction on ADU height
Summary
On Sept. 9 the commission denied an after‑the‑fact tall fence, approved several design studies with conditions, continued one item to Nov. 12 and provided direction on an ADU height exception with tree‑planting and drainage conditions.
At its Sept. 9 meeting the Carmel‑by‑the‑Sea Planning Commission took a number of formal actions on design studies and permit matters. Key outcomes: three final approvals with conditions, one denial of an after‑the‑fact fence, one continuance and a direction of intent on an ADU height exception.
Votes at a glance
- Rainey project (after‑the‑fact fencing): The commission denied the after‑the‑fact approval and directed the applicant to bring fences into compliance with the 6‑foot limit (with code‑allowed 7‑foot trellis options). Motion carried on roll call (Alborn, Allen, Locke, LePage yes).
- Schwarz‑Young (DS23‑5): Final design study and coastal development permit approved with conditions. Commissioners required two folding doors that open to a deck be reduced to 7 feet, asked skylights be limited in size (commission asked for smaller skylights, and staff added standard skylight finish conditions), and left the trash enclosure in its proposed location because relocating it would impact trees and slope. Motion carried on roll call.
- Pike Brothers (DS25017): Combined concept and final design study approved; the project includes a small new residence and a detached garage while preserving an existing guest house at the rear. The commission accepted the landscaping plan and required standard root exploration conditions for nearby trees. Motion carried on roll call.
- Ahmed (DS25074): Combined concept and final design study approved with the commission asking staff and applicant to work out a modest transom option for the front door rather than a grand entry; lighting conditions were discussed and staff’s standard exterior lighting limits apply. Motion carried on roll call.
- DS25019: Applicant requested a continuance; the commission continued the matter to Nov. 12, 2025, at the applicant’s request. Motion carried.
- Wong ADU (attached ADU in the park overlay): Commissioners discussed an applicant request to place a 400‑square‑foot attached ADU above an existing garage and to exceed the Park Overlay’s standard 18‑foot height limit. The commission voted a motion of intent to allow the height/stories exemption if the applicant meets a set of conditions, including a tree‑inventory in the scenic easement, additional tree plantings (species and placement to be reviewed with the city forester), a drainage plan to control runoff into the riparian area below, and no interconnection that would create a combined single residence/ADU (the commission emphasized the ADU must function as an independent dwelling unit). The motion of intent carried on roll call.
Why it matters: The approvals and the denial affect property owners’ ability to complete permitted work or to correct non‑conforming construction; the ADU direction in particular involved the Park Overlay and riparian protections and will influence how the city treats small ADU adds within sensitive siting contexts.
Implementation and next steps: Staff will prepare standard resolutions and conditions of approval for the projects that passed and will work with applicants on the changes directed by the commission. For the Wong ADU staff will coordinate with the city forester on the required inventory and planting plan and will develop drainage and tree conditions to accompany any eventual approval.
Roll calls: On the matters that included final votes the recorded roll calls show unanimous support among the four commissioners present on each city action unless otherwise noted. (Commissioner Allen recused from one item earlier in the meeting.)
