Planning Commission approves Pebble Beach single‑story house with conditions after tree‑removal debate

The Monterey County Planning Commission on Jan. 29 approved a design approval and use permit for a one‑story single‑family dwelling proposed at 1187 Lookout Road in Pebble Beach, approving the project with revised construction management and tree‑protection conditions.

County planner Marlena Garcia told the commission the applicant seeks a design approval for a single‑story residence with a basement‑level three‑car garage and a use permit to remove six coast live oaks and nine Monterey pines; two of the trees meet the county's landmark size threshold. Garcia said staff recommends the commission find the project categorically exempt under CEQA Guideline section 15303 and approve the permits based on the findings and evidence in the staff report.

The commission's deliberations focused on construction staging, parking, haul routes and protection of nearby trees. Commissioners pressed staff and the applicant's agent about whether materials and contractor parking would be confined to the property and asked for clear, enforceable language requiring staging and storage on site where feasible, plus measures to avoid blocking neighbor access. Staff revised condition 13 in the draft resolution during the hearing to require that construction crews and storage of materials "shall not impact neighbors' access to property and to Lookout Road," that crews "shall not park on other properties near the construction site," and that "all storage and staging materials must be on the property, to the extent possible, to reduce potential noise, dust and other impacts to neighboring property." The commission also added requirements for tree and root protection measures and verification of those measures during construction.

The applicant's agent, Timothy Maravors, and owner indicated they expect to keep material staging on the property and to comply with Pebble Beach working‑hours rules. A neighboring resident, Joe Sherpaenot, said he supports the house design but asked to see the construction management plan and raised concerns that two on‑site parking spaces would be insufficient for a full construction crew.

Staff told the commission a draft construction management plan was included with the plans (sheet 2 of the draft plans in Exhibit B) showing two on‑site parking spaces and the proposed staging area; condition 13 requires a final plan be submitted and approved by the county's engineering services team. Staff also clarified tree‑removal standards: county land use code and the Del Monte Forest area plan discourage removal of healthy native oaks and provide permitting criteria; Title 21 (section 21.64.260) contains the landmark tree permit language, and the standard replanting requirement is currently one‑for‑one for removed trees.

After public comment and final remarks by the applicant's representatives, a commissioner moved to adopt the draft resolution as amended during the hearing; the motion was seconded and the chair called the vote. The motion carried and the project was approved. The approval includes the revised condition 13 construction management plan requirements, the tree protection and one‑for‑one replanting requirement, and a requirement that the final construction management plan be reviewed and approved by Public Works/Engineering Services prior to construction.

Commissioners and staff noted that while the Del Monte Forest area plan and county code recognize landmark trees, those provisions emphasize oak preservation; landmark pines in this case are subject to the general tree removal criteria in Title 21. The commission asked staff to clarify certain finding language regarding the Del Monte LUAC's prior denial recommendation in the final resolution to accurately reflect that the LUAC had unresolved project concerns at the time of its vote.

The commission closed public comment, instructed staff to finalize the resolution with the clarifications made on the record, and approved the project with the noted conditions.

The county will require the applicant to submit the finalized construction management plan and evidence of tree protection measures; staff said it will verify compliance through photographic evidence and site visits during construction.

Votes at a glance: The motion to adopt the staff recommendation as amended passed on the floor; the transcript records the chair calling for aye/no voice vote and the motion carries. The transcript does not include a roll call vote tally by name.