Monterey planning commission approves new two‑story house at 2298 Prescott Avenue despite neighbor's view concerns

The Monterey Planning Commission approved an architectural review permit and a tree removal permit for a new two‑story single‑family residence at 2298 Prescott Avenue after staff told the commission the project meets the four findings required for approval and is exempt from CEQA.

Senior Associate Planner Chris Schmidt told the commission staff recommends adoption of the resolution approving architectural review permit ARP‑25‑0028 and tree removal permit ARP‑25‑0250. Schmidt said the existing house on the 7,500‑square‑foot lot is about 1,400 square feet and the proposed home would total roughly 3,092 square feet, with about 1,800 square feet on the first floor, a 250‑square‑foot garage and roughly 1,000 square feet on the second floor. He said the applicant provided an arborist report concluding the Monterey pine proposed for removal is in declining health and that the tree removal is permitted under the city's tree ordinance.

Why it mattered: A neighbor testified the project would permanently eliminate an established ocean view from her house across the street and urged the commission to consider redesign options such as stepping back upper levels, changing roof lines or redistributing building mass to preserve view corridors. Arlene Hardenstein said the proposal "impacts our view a 100%" and asked for sensitivity to Monterey's coastal character while noting she was not asking the commission to deny the application outright.

The applicant, Christo Stedler of Eric Miller Architects, said the design uses setbacks, modulation and materials intended to reduce perceived bulk and to harmonize with the neighborhood. Stedler told the commission that the project's story poles overstate the massing and argued "any reasonable development there is gonna obstruct that view," because the view cone cuts through the site.

Commission discussion centered on balancing view concerns with zoning and lot constraints. Several commissioners expressed sympathy for the neighbor but agreed with staff that similar compliant development on the parcel — given the corner‑lot setbacks and other requirements — would produce comparable view impacts. Commissioners repeatedly praised the design as a high‑quality, context‑sensitive solution.

The action: Commissioner Stoker moved to support staff's findings and standard conditions of approval; the motion was seconded and the commission approved the permits by roll call. The decision is appealable to the City Council within 10 days; staff said appeal forms are available online and in the planning office.

What was not decided: Commissioners did not require redesigns to preserve the neighbor's view, concluding that the parcel's zoning and development standards make it difficult to avoid the impact through modest design changes. No alternative mitigation (for example, a smaller footprint or denial) was adopted.

Next steps: The decision becomes final unless appealed to the City Council within the 10‑day appeal period. The planning department will post the final decision and conditions of approval online and provide guidance on the appeal process.