Planning commission approves Big Sur remodel with restoration, expanded scenic easement conditions

Monterey County planning staff recommended and the commission approved a major remodel and after-the-fact development on a Big Sur property on July 8, subject to restoration and scenic-easement conditions intended to bring prior, unpermitted work into conformance with the Big Sur Coast Land Use Plan (LUP).

Project planner Mary Israel presented PLN 220053, describing an approximately 5-acre parcel within the Big Sur Critical Viewshed area and a proposed remodel that would result in a 7,071-square-foot main dwelling plus associated accessory structures. Staff noted the project involves previously constructed stabilization work on slopes greater than 30% and a 2,500-square-foot golf putting green on the lower slope. A biologist recommended removal of invasive, non-native plants and replanting with native coastal scrub; staff recommended the putting green be removed, approximately 12,500 square feet be restored with native plants following a qualified biologist's restoration plan, and the existing scenic-easement area be expanded to encompass the restoration area.

Viewshed and height: commissioners asked whether the remodel would increase visibility from Highway 1. Staff explained the redesign reduced bulk on the most visible elevations and that the proposed maximum height is approximately the same as the existing residence. "Staff found the impact to critical viewshed to be minimal to nonexistent because the actual height of the residence will be the same as the existing residence," Mary Israel said. Commissioners discussed photographic exhibits and staking/flagging used to illustrate potential visibility; staff and the applicant clarified that while staking and flagging temporarily show some extent above the existing roofline, the overall visual impact will not be increased because bulk has been moved to less visible portions of the site and color/material changes further subordinate the structure to the landscape.

Applicant architect Jun Soliano said the design team had worked with staff and LUAC recommendations to reduce visibility and that the applicant accepted the approval conditions. Soliano requested a timing modification for the scenic-easement condition so the draft easement could be prepared prior to final but recorded at final map; staff agreed that the draft plat and legal description could be submitted prior to permits while recording could occur at final.

The commission approved staff's recommendation as edited, with conditions requiring removal of the putting green, an approved restoration plan for invasive-plant removal and revegetation, and an expanded scenic easement; the motion passed by roll call vote.

Key details: staff concluded the remodel is categorically exempt under CEQA Guidelines sections 15301, 15302 and 15333 (existing facilities, demolition/rebuild and small restoration projects) given the redesign and restoration commitments. The approval includes specific restoration and monitoring requirements and retains standard slope- and drainage-related permit conditions for the after-the-fact work on >30% slopes.

Next steps and compliance: the applicant agreed to comply with conditions; staff will confirm restoration plans, final easement legal descriptions and monitoring requirements before final approvals and recording.