NovusAGENDA

CITY OF CARMEL-BY-THE-SEA

PLANNING COMMISSION

Mel Ahlborn, Erin Allen, Stefan Karapetkov, Michael LePage, Stephanie Locke

All meetings are held in the City Council Chambers
East Side of Monte Verde Street
Between Ocean and 7th Avenues

REGULAR MEETING

Wednesday, May 14, 2025


TOUR 3:00 PM


	MEETING 4:00 PM


	THIS MEETING WILL BE HELD VIA TELECONFERENCE AND IN PERSON AT CITY HALL. The public is welcome to attend the meeting in person or remotely via Zoom; however, the meeting will proceed as normal even if there are technical difficulties accessing Zoom. The City will do its best to resolve any technical issues as quickly as possible.


	To attend in person, visit the City Council Chambers at City Hall located on Monte Verde Street between Ocean and Seventh Avenues. To view or listen to the meeting remotely, you may access the YouTube Live Stream at: https://www.youtube.com/@CityofCarmelbytheSea/streams, or use the link below to view or listen to the meeting via Zoom teleconference:


	https://ci-carmel-ca-us.zoom.us/j/85075274055?pwd=xjGuf1VHPManTYPLVc94aalwt24Tld.1. To attend Zoom webinar via telephone, dial +1 (669) 444-9171. Webinar ID: 850 7527 4055. Passcode: 001916.


	HOW TO OFFER PUBLIC COMMENT: Public comments may be given in person at the meeting, or using the Zoom teleconference module, provided that there is access to Zoom during the meeting. Zoom comments will be taken after the in-person comments. The public can also email comments to aginette@ci.carmel.ca.us. Comments must be received at least 2 hours before the meeting in order to be provided to the legislative body. Comments received after that time and up to the beginning of the meeting will be made part of the record.


	CALL TO ORDER AND ROLL CALL - TOUR


	TOUR OF INSPECTION


	The Planning Commission will meet and convene the public hearing at the first location listed below on the Tour of Inspection. The public is welcome to join the Commission on its tour. The tour is intended only to give the Commission an opportunity to view project sites scheduled for a public hearing later that day. No deliberations on the merits of projects will take place during the Tour of Inspection. Following completion of the tour, the Commission will recess and return to the Council Chambers to reconvene the public hearing at 4:00 p.m., or as soon thereafter as possible.


		A.	UP 25090 (The Sea Shack): San Carlos between Ocean and 7th Avenue (Carmel Square, Unit #2)

		B.	DS 24207 (Hermle-Collins): Mission Street 4 northeast of 1st Avenue

		C.	DS 24208 (Hermle-Collins): Mission Street 3 northeast of 1st Avenue

		D.	DS 24209 (Hermle-Collins): Mission Street 2 northeast of 1st Avenue


	CALL TO ORDER AND ROLL CALL - CHAMBERS


	PUBLIC APPEARANCES - Under the Brown Act, public comments for matters on the agenda must relate to that agenda item, and public comments for matters not on the agenda must relate to the subject matter jurisdiction of this legislative body. Hateful, violent, and threatening speech is impermissible public comment, as it disrupts the conduct of the public meeting. This is a warning that if a member of the public attending this meeting remotely violates the Brown Act by failing to comply with these requirements of the Brown Act meeting, that speaker will then be muted.


	Members of the public are entitled to speak on matters of municipal concern not on the agenda during Public Appearances. Each person's comments shall be limited to 3 minutes, or as otherwise established by the Chair. Matters not appearing on the agenda will not receive action at this meeting and may be referred to staff. Persons are not required to provide their names, and it is helpful for speakers to state their names so they may be identified in the minutes of the meeting.


	ANNOUNCEMENTS


	CONSENT AGENDA


	Items on the consent agenda are routine in nature and do not require discussion or independent action. Members of the Commission or the public may ask that any items be considered individually for purposes of Commission discussion and/ or for public comment. Unless that is done, one motion may be used to adopt all recommended actions.


		1.	Monthly Activity Report: April 2025

		2.	April 9, 2025 Regular Meeting Minutes

		3.	DS 22-331 (Collins): Consideration of a Final Design Study and Coastal Development Permit for the demolition of an existing 866-square foot single-family residence and 213-square-foot shed, and construction of a new 1,800-square-foot two-story single-family residence inclusive of a 200-square-foot attached garage located at San Carlos Street 3 southeast of 1st Avenue in the Single-Family Residential (R-1) District and Archaeological Significance (AS) Overlay District. APN: 010-121-013-000. Proposed CEQA Action: Find the project categorically exempt from environmental review pursuant to CEQA Guidelines Section 15303 and that none of the exceptions can be made in this case


	ORDERS OF BUSINESS


		4.	Review of Draft Housing Element Amendment: Revised Chapter 2, New Appendix C

		5.	Receive a presentation on findings, evidence and conditions of approval in the decision-making process.


	PUBLIC HEARINGS


		6.	UP 25090 (Sea Shack Candy Co.): Consideration of a Use Permit, UP 25090 (The Sea Shack), for the establishment of a new Specialty Food Store selling Scandinavian sweets at San Carlos between Ocean and 7th Avenue (Carmel Square, Unit #2) in the Central Commercial (CC) District. APN: 010-141-005-000. Proposed CEQA Action: Find the Project categorically exempt from environmental review pursuant to CEQA Guidelines Section 15301 and that none of the exceptions to the exemptions can be made in this case

		7.	DS 24207 (Hermle-Collins): Consideration of a Final Design Study, DS 24207 (Hermle-Collins), associated Coastal Development Permit, and associated Lot Line Adjustment for the demolition of an existing 1,321-square-foot, one-story single-family residence and the construction of a 1,818-square-foot, two-story single-family residence, inclusive of a 246-square-foot attached garage at Mission Street 4 northeast of 1^st Avenue in the Single-Family Residential (R-1) District, Archaeological Significance (AS) Overlay, and Very High Fire Severity Zone. APN: 010-112-012-000. Proposed CEQA Action: Find the Project categorically exempt from environmental review pursuant to CEQA Guidelines Sections 15302 and 15303 and that none of the exceptions to the exemptions can be made in this case

		8.	DS 24208 (Hermle-Collins): Consideration of a Final Design Study, DS 24208 (Hermle-Collins), associated Coastal Development Permit, and associated Lot Line Adjustment for the demolition of an existing 1,595-square-foot, one-story single-family residence and the construction of a 2,102-square-foot, two-story single-family residence, inclusive of a 250-square-foot detached garage at Mission Street 3 northeast of 1^st Avenue in the Single-Family Residential (R-1) District, Archaeological Significance (AS) Overlay, and Very High Fire Severity Zone. APN: 010-112-013-000. Proposed CEQA Action: Find the Project categorically exempt from environmental review pursuant to CEQA Guidelines Sections 15302 and 15303 and that none of the exceptions to the exemptions can be made in this case

		9.	DS 24209 (Hermle-Collins): Consideration of a Final Design Study, DS 24209 (Hermle-Collins), associated Coastal Development Permit, associated Lot Line Adjustment and Coastal Development Permit for the demolition of an existing 1,362-square-foot, one-story single-family residence and the construction of a 2,116-square-foot, two-story single-family residence, inclusive of a 264-square-foot attached garage Mission Street 2 northeast of 1^st Avenue in the Single-Family Residential (R-1) District, Archaeological Significance (AS) Overlay, and Very High Fire Severity Zone. APN: 010-112-007-000. Proposed CEQA Action: Find the Project categorically exempt from environmental review pursuant to CEQA Guidelines Sections 15302 and 15303 and that none of the exceptions to the exemptions can be made in this case


	DIRECTORS REPORT


	FUTURE AGENDA ITEMS


		10.	Upcoming Special Joint City Council/ Planning Commission Meeting: May 20, 2025

		11.	Next Regular Meeting: June 11, 2025


	ADJOURNMENT


	CORRESPONDENCE


		12.	PUBLIC CORRESPONDENCE: Public Hearings and/or other items appearing on the Agenda

		13.	PUBLIC CORRESPONDENCE: Additional items not associated with Public Hearings and/or other items appearing on the Agenda


	This agenda was posted at City Hall, Monte Verde Street between Ocean Avenue and 7th Avenue, Harrison Memorial Library, located on the NE corner of Ocean Avenue and Lincoln Street, the Carmel-by-the-Sea Post Office, 5th Avenue between Dolores Street and San Carlos Street, and the City's webpage http://www.ci.carmel.ca.us in accordance with applicable legal requirements. SUPPLEMENTAL MATERIAL RECEIVED AFTER THE POSTING OF THE AGENDA Any supplemental writings or documents distributed to a majority of the Planning Commission regarding any item on this agenda, received after the posting of the agenda will be available at City Hall located on Monte Verde Street between Ocean and Seventh Avenues during regular business hours. SPECIAL NOTICES TO PUBLIC In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk's Office at 831-620-2000 at least 48 hours prior to the meeting to ensure that reasonable arrangements can be made to provide accessibility to the meeting (28CFR 35.102-35.104 ADA Title II).