Planning commission approves Cornejo home with tree‑replacement and three‑year monitoring after after‑the‑fact oak removals

The Monterey County Planning Commission on an unspecified date approved a combined development permit for work at 1909 San Juan Road that will allow construction of a 2,490‑square‑foot single‑family dwelling, a 900‑square‑foot attached garage and a 752‑square‑foot detached accessory dwelling unit, and authorized development on slopes in excess of 25% along with tree removals and mitigation.

Staff presented the project and told the commission that unpermitted tree removal had occurred on the site. “The proposed project includes the removal of 6 coast live oak trees,” staff member Fiona Jensen said in the presentation, and staff reported an after‑the‑fact removal of 15 additional coast live oak trees dating to 2018. Staff said condition 6 would require the applicant to plant 15 coast live oak trees to remediate the violation and to plant an additional 6 trees to mitigate the proposed tree removals. Staff recommended the commission find the project categorically exempt under CEQA Guidelines section 15303 and approve the combined permit.

The project design places all structural development on slopes less than 25%, while septic leach lines and a small amount of fill would occur on steeper slopes. Clark Tappy of the county’s Environmental Health unit said the project’s on‑site wastewater design was deemed feasible: “The project was deemed adequate, in terms of septic system feasibility. We received a feasibility report… and they determined that the slope portion of the property, while not ideal, is really the only suitable location for the septic system.” Staff also cited Monterey County code allowing septic systems on slopes up to 30% grade in some areas.

Commission discussion focused on the unauthorized tree removals and how to ensure the success of replacement plantings. Commissioner Monsalve proposed changing the planting monitoring requirement from a single check at one year to annual monitoring for five years. After discussion, the commission amended the condition to require monitoring for three years. Commissioner Monsalve had asked for a longer period, and Commissioner Mendoza said three years was more appropriate.

Commissioner Mendoza made the motion to approve PLN210142; Commissioner Shaw seconded. The motion included the staff conditions described in the draft permit with the commission’s amendment to the monitoring schedule. The commission voted unanimously in favor; no votes against or abstentions were recorded.

The approval includes (per staff) remedial planting to address the after‑the‑fact removals, additional on‑site plantings to mitigate the proposed removals, and standard construction protections for retained trees. Staff also noted that some restoration actions may be difficult to fully reverse—“a large old growth or landmark tree once it's been cut down even restoration… takes years to restore,” staff observed in response to commissioner questions.

The commission’s action was recorded as an approval of the combined development permit with the amended monitoring term for replacement trees; the project remains subject to the permit conditions approved by the commission.

Votes at a glance: the motion to approve PLN210142 was made by Commissioner Mendoza and seconded by Commissioner Shaw and passed unanimously.