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Planning Commission approves Pebble Tree home, allows tree removals with mitigation
Summary
The Monterey County Planning Commission approved PLN230235, a combined development permit for Pebble Tree LLC to build a 5,202 sq. ft. house, an 869 sq. ft. accessory dwelling unit and to remove protected trees, with conditions including on-site arborist monitoring, replanting and construction‑management measures to address export traffic.
The Monterey County Planning Commission voted to approve PLN230235, a combined development permit for Pebble Tree LLC at 1266 Portola Road in Pebble Beach, allowing construction of a 5,202‑square‑foot two‑story single‑family dwelling with an attached 831‑square‑foot garage, an 869‑square‑foot accessory dwelling unit and the removal of protected trees, subject to mitigation and standard county conditions.
Staff planner Jose Fauhmeda told the commission the lot contains 149 trees (Monterey pine and coast live oak species), and that the proposal would remove 23 protected trees within the development footprint and potentially impact up to 11 additional trees. The application seeks authorization to remove up to 34 trees overall; staff recommended the commission find the project categorically exempt under CEQA Guidelines section 15303 and approve the permit with conditions including on‑site arborist monitoring, specific tree‑replanting requirements and a standard county indemnification agreement.
In questioning, Commissioner David Deal pressed staff on grading and cut‑and‑fill details and on potential traffic impacts from export of soils. Fauhmeda said the project has a cut of 1,440 cubic yards and a fill of 320 cubic yards, for a net export of approximately 1,120 cubic yards; he also described conditions that require an arborist on‑site during trenching and that roots greater than two inches in diameter be bridged or pruned only as appropriate.
Architect Tom Meany, representing the applicant, told the commission the project was reviewed and approved by the Pebble Beach design review body and said the team minimized grading and footprint to preserve trees where feasible. Meany said limited on‑site soil reuse is possible because much area must be protected to save trees.
Commissioners expressed related concerns: Deal and Commissioner Shaw requested a clear cut‑and‑fill summary be included with future packets and asked that windows facing Point Lobos be nonreflective to avoid glare; Deal moved to adopt staff’s recommendation with those adjustments. Commissioner Hartzell seconded the motion. A voice vote followed and the motion carried. The record shows there were no public commenters or letters on the project at the hearing.
The approval includes (per staff recommendation) conditions requiring on‑site arborist monitoring during excavation and trenching, replanting of 19 trees or other mitigation if adjacent trees are negatively affected, and the inclusion of the county’s standard indemnification agreement. Staff also indicated the commission may add or require nonreflective windows and additional construction‑management measures addressing truck routes and timing as part of the permit conditions.
