Planning commission denies variance for front setback parking pad; owners must keep existing on-site parking

The Carmel-by-the-Sea Planning Commission on April 9 denied a variance request from the Lewis-McLellan Trust to allow a new front-setback parking pad and to modify the minimum front setback for a property at Scenic and another local street, after staff concluded that the required variance findings were not met.

Planning staff reviewed alternatives and cited that the lot characteristics — while constrained by topography and mature redwoods — were not so unique as to justify granting the variance. Staff noted the existing garage could be returned to conforming parking by removing nonparking fixtures that had been installed by prior owners. Staff also raised concerns about the safety and maneuverability of a front-setback parking pad, given angles and a nearby leaning oak.

Architect Adam Jeselnik and owner Michael Lewis presented the project and explained the desire to convert the existing garage into a bedroom and provide a 10-by-20-foot replacement parking pad on the existing driveway. The architect said the proposed pad fits the common 10-by-20 standard and that other options (carport, relocated driveway) had been explored but had other constraints. Neighbors did not express opposition at the hearing.

After discussion the commission concluded the required legal findings for a variance could not be made, in particular that the condition or situation was not the result of prior owner actions and that a special privilege would not be created. The motion to deny the variance carried by recorded vote.

The denial means the owners may either restore conforming on-site parking in the existing garage or pursue other alterations that meet standard zoning requirements; the planning record indicates staff will continue to work with the applicant on options consistent with code.