Commission approves Carmel ADU, merges three lots; requires archaeological and habitat protections

The Monterey County Planning Commission on June 11 approved permits for an accessory dwelling unit and a lot-line adjustment in Carmel, adding or clarifying conditions for archaeological monitoring and habitat restoration.

Staff presenter Jeff Salomita described PLN210331, an application for a 1,056-square-foot detached ADU at properties on Scenic Road and Carmelo Street. The project also proposes a lot-line adjustment to merge three legal lots into a single 0.85-acre lot (36,914 square feet). Salomita said the site lies within medium-density residential zoning, a design control overlay and an 18-foot height limit in the coastal zone; the ADU would be within 750 feet of known archaeological resources and within 100 feet of environmentally sensitive dune scrub habitat.

Staff and the applicant presented studies and proposed mitigation. A biological assessment identified degraded dune scrub dominated by nonnative ice plant and recommended revegetation; staff placed a mitigation measure (Bio 1) and a condition requiring native landscaping. A 2022 Phase 2 archaeological report concluded cultural deposits are likely present at depth (6–7 feet), and project archaeologists recommended limiting excavation to 24–30 inches and using a mat foundation to minimize disturbance. Mitigation measures CUL 1 (archaeological plan review) and TR 1 (tribal monitoring) were proposed and incorporated into conditions.

Public commenters and neighbors raised questions about tree removal, ice plant intrusion, retention of existing cypress screening and the sufficiency of archaeological testing. Architect Terry Flynn described the site conditions and said some ice plant intrusion has returned to a small corner of the site but that most of the property has been maintained. Owner John Reynolds told the commission the property had been covered in ice plant when purchased and that they removed it in prior restoration efforts: "When we bought the property it was fully completely covered with ice plant. We removed it all."

Commission discussion focused on archaeological protections and landscaping. Commissioner Shaw noted that local tribal monitors had requested one monitor per excavation machine and asked whether that request had been incorporated; staff said that practice is uncommon but can be requested by the commission. Commissioners asked staff to add language allowing a tribal cultural monitor on site and to permit additional monitoring if warranted. Commissioner Deal proposed language that would allow the existing required tribal monitor to request one additional monitor "should it get out of hand," a formulation other commissioners accepted as a way to balance tribal requests and project cost. The commission also asked that the landscape plan include native screening to soften visibility to neighboring properties and that revegetation measures be required in perpetuity where appropriate.

Environmental health staff reported the local water system had been out of compliance for arsenic but that recent repairs reduced levels; the applicant also said a condition would require on-site arsenic treatment at the house to achieve safe drinking water.

Commissioner Deal moved to approve the project as recommended by staff with amendments discussed in the hearing; Commissioner Gomez seconded. The motion carried by voice vote.