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Commission approves house, ADU and tree removals in Carmel-area subdivision despite slope concerns
Summary
The planning commission approved construction of a single-family home, detached ADU, barn and removal of 10 coast live oaks within a subdivision building envelope in Carmel’s Greater Monterey Peninsula area, finding no feasible alternative to avoid slopes above 25% and accepting a fuel-management plan; vote was 7-0.
The Monterey County Planning Commission on May 14 approved a combined development permit for a proposed single-family residence, attached three-car garage, detached accessory dwelling unit and a detached barn on Lot 80 of the Tajima subdivision (Tract 1336) in the Greater Monterey Peninsula area. The commission voted 7-0 to adopt staff recommendations and to find the project qualifies for a Class 3 categorical exemption under CEQA.
Planning staff presenter Haya Hanarato told commissioners the parcel is heavily forested, that 10 coast live oak trees would be removed to accommodate development within two pre-established building envelopes, and that 2,823 square feet of development would occur on slopes exceeding 25 percent. Staff said a use permit is required for development on slopes above 25% and that the project team demonstrated there was no feasible alternative that would avoid those steep slopes without substantially increasing tree impacts.
"The proposed project is the most feasible location, minimizes development on slopes in excess of 25%, and better achieves the goals, policies, and objectives of the 2010 General Plan and Greater Monterey Peninsula area plan," Hanarato said.
Architect Eric Miller, speaking for the applicant, said the house locations were chosen to avoid landmark trees where possible and that moving the main dwelling would increase impacts to protected trees. ‘‘If you look at the house, it’s really not in the slope area — it’s really more the driveway or the access to the property,’’ Miller said.
Commission discussion addressed whether smaller development might avoid slope findings and whether the Tehama/Tajima subdivision process and environmental review had anticipated development in these envelopes. Commissioner Diehl observed that when the subdivision was established the building envelopes were evaluated as part of the subdivision approvals and that context differentiates this case from other slope-permit inquiries.
The project includes a fuel management plan; staff reported no comments were submitted by the fire department during the review period. The Greater Monterey Peninsula Land Use Advisory Committee unanimously recommended approval.
Commissioner Diehl moved to approve staff’s recommendation; Commissioner Gonzales seconded and the motion carried, 7-0. The approval authorizes the permits and tree removals described in staff’s resolution; any additional work will require separate permits and compliance with conditions of approval.
