Planning Commission approves home on steep slopes in Carmel Valley with screening condition

The Monterey County Planning Commission on Aug. 27 approved PLN 240231, a combined development permit to construct a single-family residence, detached garage and associated site work at 28007 Mercurio Road in Carmel (Carmel Valley master plan).

Staff presenter Haya Hanarato told commissioners the one-acre parcel was created through the Mercurio subdivision and contains a 0.22-acre building envelope because roughly 0.78 acres are preserved as scenic easements (a 50-foot easement along the southeast property line, a 40-foot easement along the south property line and a 60-foot easement along the northwest property line). The project proposes a 2,265-square-foot main residence and a 740-square-foot garage; the proposed building height is 24 feet, 8 inches. Site work includes 2,455 square feet of development on slopes in excess of 25 percent.

Hanarato said county planning found that, under General Plan policy OS 3.5, development on slopes over 25 percent is prohibited unless no feasible alternative exists; staff concluded the parcel’s steep topography leaves no feasible alternative that would avoid development on steeper slopes and recommended approval. Staff also determined the project qualifies for a Class 3 categorical exemption under the California Environmental Quality Act (CEQA) for construction of a single-family residence on a residentially zoned lot.

Agent Robert Carver of Studio Carver Architects described the proposal as “a modest infill in an established subdivision” and said lot constraints and scenic easements drove the layout. “We’re proposing 7.2%” lot coverage, Carver said, compared with the 35% maximum allowed in the zoning district. He told commissioners the design uses earth-tone materials and that no trees are proposed for removal; he said re-siting the house or garage to avoid steeper slopes would require removing native trees and increasing driveway grading.

Commissioners discussed a neighbor’s concern that the new house could look directly into an adjacent downhill home. At the Carmel Valley Land Use Advisory Committee meeting, the applicants offered to plant screening trees; the LUAC voted unanimously to recommend approval contingent on additional screening along the shared property line. The applicant told the commission they have a water meter and have purchased water from California-American Water (Cal Am) but that planting could be delayed until water is available. County staff proposed adding a condition that the screening planting be completed prior to issuance of the building permit or within a timeline tied to water availability.

Commissioner Hartsell moved to approve staff’s recommendation as amended at the meeting; Commissioner Roberts seconded. The motion passed unanimously.

The resolution was updated administratively to record the LUAC discussion and the applicant’s offer to provide screening; staff said it will add a specific landscape condition and a timeline to the resolution to reflect the applicants’ commitment.

No trees are proposed for removal, and staff said the garage and driveway involve most of the steeper-slope grading. The commission noted that the project was reviewed twice by the Carmel Valley LUAC and that neighbors had been notified at public hearings.

The commission then advanced to other scheduled items.