Planning Commission - Regular Meeting

PB Harmon Zuckerman, Good morning, everybody, and welcome to the zoning administrator hearing for Thursday, May 28 2026 PB Harmon Zuckerman, We are conducting this meeting as a hybrid meeting with some people in attendance here in the room with us. PB Harmon Zuckerman, And some people participating by zoom for those participated by zoom. If you can keep yourself muted. We'd appreciate it to eliminate any background noises. PB Harmon Zuckerman, If you want to be recognized to speak, you can use the raise hand function. It's under the reactions tab. if you're on a device, or star nine if you're on a phone. And to mute and unmute yourself if you're on phone, you can use star six, and you can use the microphone icon if you're on a device. So our first item on the agenda today is roll call. I'm Mike Novo, acting today as zoning administrator for the county. We have representatives from environmental health. We have Kyle Rosado, I see. We have represented some public works, both Boracay and Arlen Blanca, and we have represented some environmental services. We have Jess Barreras here in the room with us. Our next item on the agenda is public comment. If anybody would like to speak on a topic that is not on today's agenda, now would be the time to raise your hand and state your piece. Seeing none, I'll close the general public comment period. And we'll move on to agenda additions, deletions, and corrections. Do we have any such items today?

Yes. Through the zoning administrator, there was correspondence that was received and distributed to the zoning administrator and interested parties, as well as here at the zoning meeting, which are on the table for distribution. For agenda item number two, P.L.N. 250333, agenda item number 4, P.L.N. 260005, agenda item number 5, P.L.N. 260079, and agenda item number 6, P.L.N. 260064. Thank you. And I have all those.

Our next item is the acceptance of minutes. We have the draft minutes from May 14, 2026. And does anybody have any comments on those draft minutes? Seeing none, I will accept the minutes of May 14. And we'll move into scheduled items. Our first scheduled item is PLN 260025. This is for a project on Cormorant Road in Pebble Beach. I'll turn it over to our planning staff to make a presentation. Thank you. And I apologize, but I'm not going to attempt a name on this one. So since I haven't been involved with this project.

Great. Good morning, Zoning Administrator Novo. Joseph Alameda presenting for H. The project is located at 2975 Cormorant Road in Pebble Beach within the Greater Monterey Peninsula Area Plan. The subject property is owned medium density residential with building site six design control and recreational equipment storage zoning overlays. The project involves the demolition of a 2,190-square-foot one-story single-family dwelling and a 400-square-foot garage, and the construction of a 3,833-square-foot single-family dwelling, inclusive of an attached 650-square-foot garage, and associated site improvements, including a driveway, covered patio, fire pit, and landscaping. The site plans included in this project illustrate an approximately 791 square foot accessory dwelling unit. Pursuant to Title 21, construction of an ADU shall be processed ministerially. Although a planning entitlement is not required and approval of the ADU is not a part of this application, the ADU is dependent and accessory to a single family dwelling, and therefore the ADU remains in the plans. The project went before the Del Monte Forest LUEC on May 16th. The proposed colors and materials include off-white painted stucco, natural colored stone accents, and a black metal roof. The proposed colors and materials and bulk and mass blend with the surrounding environment, are consistent with the surrounding residential neighborhood character, and other dwellings in the neighborhood. The project is not located in an area of high visual sensitivity, and as cited, designed, and conditioned will not result in an adverse visual impact. section 15302 and 15303 and approve a design approval to allow the construction of a 3,833 square foot single family dwelling and associated site improvements. That includes staff presentation and staff's available questions.

Thank you. I just had one question. This has got a B6 overlay zoning district on the property and it has those districts have special setbacks. Just want to make sure that this was checked for those setbacks. Yes, it was. Okay. All right, I'll open the hearing. Is the applicant present, please?

Hello, Mr. Novo. Brittany Schloss from BLS Permit Facilitation here representing the owners.

Did you have any comments you wanted to make today?

No. Mr. Alameda did a great job presenting the project.

And have you read the conditions recommended by staff and are they acceptable?

Yes. All right.

Thank you.

Thank you.

Is there anybody else who would like to speak on this application at 2975 Cormorant Road in Pebble Beach? Seeing none, I'll close the public hearing. Anything else from staff? No. All right. It'd be my decision to find that the project is categorically exempt under the California Environmental Quality Act and approve the design approval as recommended by staff. Thank you. Thank you.

Thank you, Mr. Noble.

You're welcome. Thank you. Our next item is PLN 25033. HAB-Jacques Juilland- Free this is for but actually before we start that all of our next all the remaining items on today's agenda are what we call commercial vacation metal so. HAB-Jacques Juilland- A little bit of. HAB-Jacques Juilland- The setting for this, so our next few hearings are all related to commercial vacation and also some of you may know. The county adopted vacation rental regulations just last year and we're processing quite a few applications. At each of these hearings, we have five to six applications. The process of adopting the regulations occurred over many, many years with extensive public participation and the outcome was a balancing from the Board of Supervisors that they felt was appropriate and they allow up to four percent of of houses within each area each planning area per uses commercial vacation models part of that determination was that it's better to have a well-regulated land use rather than dealing with illegal uses which we have been doing in the past so the regulations ensure that each site is managed and responsible to respond to any issues PB, John Gerstle:" In addition to the zoning regulations, the county code includes regulations and chapter 7.120 which includes prohibitions on outdoor amplified sound and requires a sign be posted at a visible location along the street that provides a property manager contact information for the neighbors. So these applications are considered here by the zoning administrator, which is a staff position where we determine whether the applications meet all the adopted regulations or not. As part of these deliberations, we also consider whether there are some unique circumstances applicable to the property or to the neighborhood. We do have an application today in the Pebble Beach area as well. We have a blanket objection from Pebble Beach Company. PB, John Gerstle:" which controls the private roads within that Community this objection was raised at the board of supervisors, part of the regulations being adopted. PB, John Gerstle:" But the county ordinance did not prohibit commercial vacation rails within pebble beach, in other words, it allows them allows applications to be submit. PB, John Gerstle:" As such, we. John Pimentel, Here the zoning Mr we follow our regulations, including our regulations for use of private roads, so we want to ensure that applicants are full aware of pebble beach companies objection. John Pimentel, To allowing commercial use of housing and our processing permits, with a condition that the issue be worked out with the company and that's required by our local regulations and the has to occur prior to beginning the commercial vacation rental use. John Pimentel, So at this point we'll go into. the different applications on the remaining calendar today. And again, this is PLN 250333, and I'll turn it over to planning staff. Thank you. Thank you. Yes, sorry. Oh, no, you can go. Thank you. Appreciate that.

Good morning, Zoning Administrator Noble. My name is Jack Sorensen, project planner for PLN 250333, McRae. This application is for a commercial vacation rental operation use through a coastal development permit located at 26553 Aspen Place, Carmel, in the Carmel Area Land Use Plan. The subject property is a medium density residential, two acres per unit, a design control overlay in the coastal zone. The existing single family dwelling has three bedrooms, one storage room that will remain locked, two bathrooms, a kitchen, a living room, and two onsite parking spaces. Pursuant to Title 20, CVRs must comply with the parking requirements of Monterey County Code. For single-family dwelling units, two parking spots per dwelling unit is required. The applicant meets this requirement.

Before you move on, I am going to ask, and perhaps it's for the applicant, but the bedroom that's crossed out and why it says parking easement, I'm going to ask those questions later. So thank you. You're welcome.

There are carbon monoxide and smoke detectors in every bedroom and fire extinguishers in the kitchen. The property is accessed through a county-maintained road and will not lose the existing residential character. The county-prepared FEIR for the vacation rental ordinance project identifies regulations that were developed to ensure compatibility within the existing residential uses. The objective of the regulations is to preserve the residential character of the neighborhood. The property has a maximum nighttime occupancy of seven people and a maximum daytime occupancy of 10 guests. These occupancies exclude infants 0 to 12 months and are set for pursuant to Chapter 7.120, which establishes the requirement for the vacation rental operation license. The applicant submitted a certified home inspection, which was completed by a certified home inspector. property has a local property manager who will be available 24 hours a day, seven days a week to respond to complaints or concerns that arise at the property. A property manager will be able to arrive on site within 30 minutes of receiving a complaint or concern. The operations plan provides addresses and contact phone numbers for the police station, fire station, hospital, and 24-hour clinic. The subject property falls within the city of Carmel-by-the-Sea sphere of influence, therefore is subject to the five to eight minute or all other areas. Cypress Fire Protection District Station 25 is three minutes away and the community hospital on the Monterey Peninsula is seven to nine minutes away. This information is also included in the informational notice to individuals staying at the property along with quiet hours and notification of emergency routes. Condition number three prohibits the property from hosting corporate or private events unless the property has a separate entitlement for such use. The property must comply with MCC section 10.60 or the operator can face escalating fines if they do not comply. The approval of this commercial vacation rental would not allow any tree removal or development to occur on the parcel. Note the requirement in Section 20 requires that the owner of the CVR shall only have an ownership interest in one CVR in unincorporated Monterey County. The regulation allows for the same property manager to manage multiple CVRs. The regulations for commercial vacation rentals allow up to 118 commercial vacation rentals to be approved in the Carmel Area Land Use Plan pursuant to MCC Section 20.64.290. If approved, this would be the 23rd approved commercial vacation rental in the Carmel Area Land Use Plan. The property must comply with the noise control regulations under MCC Section 10.60 or the operator can face escalating fines if they do not comply. The property, excuse me, the proposed CVR complies with Monterey County Code regulations and standards and is consistent with the MDR zoning designation. Staff finds the project qualifies for a class one categorical exemption pursuant to CEQA guidelines section 15301 and no exceptions under section 15300.2 apply. And staff recommends that the zoning administrator find the project categorically exempt pursuant to CEQA guidelines section 15301 and approve a coastal development permit for commercial vacation rental operation use to allow the use of a residential property for transient lodging for a period of 30 days or fewer. this concludes staff's presentation and staff is available for questions thank you thank you so i do have those two questions the the third bedroom being crossed out um just wondering what the purpose of that x is for that is a locked storage closet for linens and the x demonstrates that that room is not to be used as part of the commercial vacation rental it will remain locked okay

And it says here parking easement on the bottom left. And I just want to make sure that that's actually on the property. It looks like it is. So I don't know if it's an easement. That's the driveway. The parking. That's the driveway. It's on the property. Yeah, it appeared to be. So I just want to make sure. All right. Thank you. I'd like to open the hearing. Is the applicant present, please?

Yes. Kelly McRae representing myself and my wife, owners of the property.

Good morning. Did you have any comments you wanted to make today?

I just really want to thank not only the board and Mike and the zoning administrator, but also Jack Sorensen for his time in reviewing the application. and for his recommendation. Just a couple of brief sentences about how my wife and I have looked at this property. We've been connected to the Carmel area for over 20 years. We raised our kids in this home. We think very highly of the property. We want to maintain it in the highest standard possible. One of the things that was important to us when we went into the short-term rental arena was making sure that we had good relationships with all of our neighbors. Having been there for 20 years, we know all of our neighbors. We've watched their kids grow up and graduate. And we all had socials for during COVID out in the cul-de-sac. And so there's a good line of communication between myself, my wife, and all of our neighbors. They all have our phone numbers and texting capability. And we've been very proactive about reaching out to these folks on a regular basis throughout the years. just making sure that everything's running smoothly and there's been no issues that have been arisen from our neighbors from these conversations. And I think that just goes to a compliment to Sanctuary Vacation Rentals and the fine job they do in operating our unit. So I appreciate everybody's time, but I just wanted to make a few of those comments. Thank you so much.

Thank you. And have you read the conditions of approval recommended by staff and are they acceptable?

Yes.

Thank you. Okay, I know someone else also stood up. So if you'd like to.

I'm Josh O'Hanion. I'm with Sanctuary Vacation Rentals, the property manager, and happy to answer any questions you may have as well.

So the parking easement is not an easement. It's just on the property. That's correct. Okay. Yep. And the statement about that bedroom being a locked closet is correct? Accurate. Yep. All right. Thank you. Thank you. Anybody else like to speak on this application? This is a 26553 Aspen Lane, the Carmel area. Seeing none, I will close public hearing. Anything else from the staff on this one? No, this time, sir. Okay. There was one correction need to be made to the operations plan. It does say 11 daytime occupants, but tends to limit under the code. So let's just make sure when we attach that to the resolution, it's got a change to that number. But I'll approve this project. I'll find that the project is categorically exempt and approve the cost of development from that subject to the findings and conditions recommended by staff. John Potter, With the just to change the operation plan and some non substantive changes to the resolution so with that the project is approved, thank you. John Potter, Our next item is PLM to 6003, this is a 24713 community Del Monte also I believe the Cardinal area. Another commercial vacation rental. Staff can give me a minute to open up my hearing hands.

Okay, I'm ready whenever you are. Good morning, Zoning Administrator Noble. My name is Jack Sorenson, project planner for PLN 260003, Trudeau. This application is for a commercial vacation rental operation use for a coastal development permit located at 26, I have the wrong address, at 24713 Camino Del Mai Street, Carmel, in the Carmel area land use plan. Subject property is a medium density residential, two acres per unit, a design control overlay in the coastal zone. The existing single family dwelling, unit number one, which is located at the front of the property, has one bedroom, one bathroom, one half bathroom, a kitchen, and a living room, and two on-site parking spaces. The second single family dwelling, unit number two, which is in the rear of the property, is not included as part of this application as the owner intends to occupy this dwelling. Pursuant to Title 20, CVRs must comply with the parking requirements of Monterey County Code. For single-family dwelling units, two parking spots per unit is required. This applicant exceeds the minimum requirements. There are carbon monoxide and smoke detectors in every bedroom and fire extinguishers in the kitchen. The property is accessed through a county-maintained road and will not lose the existing residential character. The county-prepared FEIR for the Vacation Rental Ordinance Project identifies regulations that were developed to ensure compatibility with existing residential uses. The objective of the regulations is to preserve the residential character of the neighborhood. The property has a maximum nighttime occupancy of three people and a maximum daytime occupancy of four guests. These occupancies exclude infants zero to 12 months and are set for pursuant to Chapter 7.120, which establishes the requirement for the vacation rental operation license. The applicant submitted a certified home inspection, which was completed by a certified home inspector. The property has a local property manager who will be available 24 hours a day, seven days a week to respond to complaints or concerns that arise at the property. The property manager will be able to arrive on site within 30 minutes of receiving a complaint or concern. The operation plan provides addresses and contact phone numbers for the police station, fire station, hospital, and 24-hour care clinic. The subject property falls within the City of Carmel-by-the-Sea sphere of influence, therefore subject to the five to eight minute for all other areas. Cypress Fire Production District 25 is six to eight minutes away, and the Community Hospital of the Monterey Peninsula is five minutes away. This information is also included and the informational notice to individuals staying at the property along with quiet hours and notification of emergency routes. Condition number three prohibits the property from hosting corporate or private events unless the property has a separate entitlement for such use. The property must comply with MCC section 10.60 or the operator could face escalating fines if they do not comply. The approval of this commercial vacation rental would not allow any tree removal or development to occur on the parcel. Note the requirement in Section 20 requires that the owner of the CVR shall only have an ownership interest in one CVR in unincorporated Monterey County. The regulation allowed the same property manager to manage multiple CVRs. The regulations for commercial vacation rentals allow up to 118 commercial vacation rentals to be approved in the Carmel Area Land Use Plan. If approved, this would be the 24th commercial vacation rental in the Carmel Area Land Use Plan. The property must comply with the noise control regulations under MCC section 10.60 where the operator can face escalating fines if they do not comply. The proposed CVR complies with the Monterey County Code regulations and standards and is consistent with the MDR zoning designation. Staff finds that the project qualifies for a class one categorical exemption pursuant to CEQA guidelines section 15301 and no exceptions under section 15300.2 apply. And staff recommends that the zoning administrator finds the project categorically exempt pursuant to CEQA guidelines section 15301 and approve a coastal development permit or commercial vacation rental operation use to allow The use of a residential property for transient lodging for a period of 30 calendar days or fewer. This concludes staff's presentation and staff is available for questions.

Thank you. Thank you. So this property has two homes, which is somewhat unusual for this area. Do we know if the homes were approved both as single-family dwellings or was one approved as an ADU or caretaker unit or some other category? They're both single-family homes. I couldn't hear the answer. They're both single family homes. By zoning? By zoning. So I'd like to open the hearing. Is the applicant present, please?

I'm an authorized agent for the applicant.

My name is Anthony Nicola. Good morning. Did you have any comments you wanted to make today?

Not too much. I think Jack did a great job. I think the only thing I'd add is this gentleman's been operating legally previous to the new codes and what not paying to T and everything we just wants to come into compliance.

Thank you and have you read the recommended conditions of approval are they acceptable.

I haven't but if it's the same as what's typical with these that's fine if there's anything unusual. It's a stand yet.

Is there anybody else like to speak on this application at 2, 4, 7, 1, 3, Camino Del Monte. It's not ours? No. Oh, sorry. It's a different property. Okay. All right. I don't see any, so we'll close the public hearing. Anything else from staff to add on this one? Not this time. All right. It'd be my decision to find this project is categorically exempt under the California Environmental Quality Act and approve the Coastal Development Permit John Potter, Or the commercial vacation now with some non substantive changes to the resolution and with that the project is approved. Thank you. John Potter, Thank you. Thank you. John Potter, Our next item is peeling 26005 this is a 25735 Mesa drive in Carmel. John Potter, Your staff and give me. minutes open up my agenda. Okay, I'm ready whenever staff is. Thank you.

Good morning, Zoning Administrator Noble. My name is Jane Mason, and I will be presenting staff's report on PLN 260005, Levy. The application is for a commercial vacation rental operation use for a use permit located at 25735 Mesa Drive in Carmel within the Carmel Area Land Use Plan. The subject property is on medium density residential two units per acre with a design control overlay. The existing 2,700 square foot single family dwelling has four bedrooms and three bathrooms. There are both carbon monoxide and smoke detectors in every room, as well as fire extinguishers in the kitchen that are all identified in the site plan provided on the screen. The property is accessed through an existing driveway from Mesa Drive, a public road, and pursuant to Title 20 within the Monterey County Code Section 20.64.290. The subject property does not need to comply with Title 16, Chapter 16, question B.

Thank you.

which regulates private roads in Monterey County. The driveway exclusively serves the single-family dwelling on site and no other surrounding properties, exceeding the parking space requirements in the attached garage and along the driveway leading up to the single-family dwelling. There are several other financial benefits and rentals pending along the Mesa Drive. Besides this, the project, besides this, and this, Several approved home stays are shown on the map. The residential characters of the surrounding neighborhood area will not be changed as a result of the proposed use due to the property's access point being off of the state highway. The subject property is located along the outskirts of Carmel-by-the-Sea within the Mesa Terrace. The property has a maximum nighttime occupancy of nine people and a maximum daytime occupancy of 13 people. These occupancies exclude infants zero to 12 months and are set for pursuant to Chapter 7.120, which establishes the requirements for vacation rental operation. The applicant submitted a certified home inspection, which was completed by a certified home inspector. The property has a local property manager who will be available 24 hours a day, seven days a week. to respond to complaints or concerns that arise at the property. The property manager will be available to arrive on site within 30 minutes of receiving a complaint or concern. The operations plan provides addresses and contact phone numbers for the fire station, hospital, and 24-hour clinic. This information is also included in the informational notice to individuals staying at the property along with quiet hours and notification of emergency routes. Condition number... Condition number three prohibits the property from hosting corporate or private events unless the property has a separate entitlement for such use. The property must comply with noise control regulations under Monterey County Code Chapter 10.60 and the operator can face escalated fines if they do not comply. The property cannot operate a fire pit and the operator could face escalating fines if they do not comply pursuant to vacation rental operation license. Monterey County Code Chapter 7.120. The proposed CVR complies with Monterey County Code regulations and standards and is consistent with the NDR zoning designation. The regulations for commercial vacation rentals allow up to 118 commercial vacation rentals to be approved in the Carmel Area Land Use Plan. Therefore, if approved, this would be the 25th approved CBR in the Carmel Area Land Use Plan. The county prepared an FEIR for a vacation rental ordinances project, which includes three ordinances for coastal, inland, and vacation rental operation license. The FEIR did not identify any significant impacts for CVRs up to the cap specified specific for each planning area. The objective of the regulations of the FEIR is to preserve the residential character of the neighborhood and the FEIR identified potential negative effects including nuisances such as noise, parking and traffic. These areas are addressed by enforcing regulations outlined within our code. The proposed CVR complies with Monterey County code regulations and standards and is consistent with the MDR zoning designation. Staff received multiple public comments raising concerns in regards to the project's proposed scope of work within the neighborhood. The surrounding neighbors are concerned with their property values and that the commercial use clashes with the residential character of the neighborhood. as well as concerns over previous PLN on the property that was approved for issuing of a conditional certificate of compliance that was approved September 6th, sorry, September 26th, 2018. The outdoor kitchen on the property is permitted through a construction permit which was finaled in May of 2005. And as mentioned prior, the property must comply with noise regulation, noise control regulations under Monterey County Code. The comments and concerns regarding this PLN specifically have been addressed and resolved within the staff's presentation and there are no current violations on the subject property. Therefore, staff recommends the zoning union leader find the project categorically exempt pursuant to CEQA guidelines section 15301 and approve a coastal development permit for commercial vacation rental to allow the use of a residential property for transient lodging for a period of 30 calendar days or fewer. This concludes staff's presentation and staff is available for questions.

Thank you. Talked about certificate compliance in the correspondence. Do it sounds like one was issued for this property do you know if that was recorded.

I do not know.

And can you put up. Maybe one of the site plans something that kind of shows the layout maybe the one with the. The floor plan before that yeah. So that outdoor area there, can you show me on the next page where that outdoor area is located in relation to the overall layout?

It is going to be about here.

And on the site plan to the left, is it?

Yes, this one will be, I believe, on this side.

Okay.

Where the landscaping.

And is that against a road there? that property line?

I am not 100% positive. May I speak to that?

We'll have testimony later.

Okay, thank you.

For others. Okay, so we'll, we'll ferris that out during the discussion. Okay. I'd like to open the hearing. Is the applicant present, please? Yes, we are. And would you like to make any statements today?

I will. I'm 14. About three years ago, we started this process of doing a major renovation on the home, not only for short-term rental, which fits into our short-term rental business that we run. We have two homes in Florida and then neighborhoods similar to Carmel where we have neighbors that have some of the same concerns, but every one of these properties that we own, operate, we go over and above security, safety, sound measures and things of that nature because we do want to fit into the neighborhood. We never ever go after quantity. We go after more quality tenants, short-term rental tenants. This house in particular, well, it has occupancy levels for 11 people. It's really 10.

It actually has occupancy for eight.

I'm talking about the board. Yes. Eight is our maximum that we have at the house. But we presented numbers in here on an analytical basis from a software management company called Guesty that since we opened it up in May of 2025, our average occupancy is four people. So this is not, and I would share this information with the neighborhood association that we're getting some of these formal letters from in protest. the beauty of Carmel. They, and they enjoy the beauty of the neighborhood. Never had a sound. We've never had a ordinance that we've broken, uh, or have had complaints factually. I've reached out to multiple people in this neighborhood and said, here's my number. Cause we spent the last two and a half years with a mirror construction, remodeling this house. And so along that process, um, I've been out here assisting them. I'm a builder by trade. Um, And it really has been a work, a hard job to get done based on the scope of work we did. So that being said, I would introduce myself to all as many neighbors shake my hand. I've had people come over. We've had coffee together and tried to, you know, say this is who we are. We want to put a human element in it. We just don't run a short term rental business out of this house. This is Penny's house that we come to in vacation and bring family members out. And again, this is, if you're going to paint us with a short-term rental brush, I think what we've submitted should hopefully calm some fears that we have in that neighborhood. There's also information we presented from one of the homeowners in here who lives pretty close Her final comments are basically, we love seeing activity at the house, and that's limited activity that you can see off of Mesa Court. Because we have greenery, sound, it absorbs a lot of the sound. And she basically says, never had any noises late night. This is like, this is again, goes back to our theme, which is Triangle Retreat. And so... There's also some objections that were raised about parking and Mesa Drive itself. We took out the old driveway and put a circle driveway in, which makes it much more manageable to get onto Mesa Drive. We also have a secondary lot on the other side of this house. vacant lot penny owns that lot and that is where a lot of the cars that we have park we designed that we we cleaned it up we got all rid of the underbrush and really it looks like a one lot but it's also to address the concerns of backing out or pulling into mesa drive that's where a lot of the larger cars to come park so it also offers if part of those objection it also offers In the event of evacuation or fires or whatnot, we've tried to be as fireproof as we can. And we also know that fire trucks, first responders could park in that lot. We would be wide open to accepting that. And so I think that is a huge benefit for the entire neighborhood and all of Mesa Drive. I don't think there's really much more that I can add that we haven't put in here. We want to be non-adversarial. We want to be good neighbors. Although, if you take this room, that's about as much that we face Mesa Court, which is the little nine-unit housing development in there.

Which we're not part of.

Which we're not part of, but we understand. But the whole thing is we want to be good neighbors, even though we're limited neighbors. And so that's really all I have to say.

Can you explain the orientation of the backyard in relation to the neighbors?

I sure can. So, our backyard. So we look on the Mesa Court. From our back patio, Mesa Court's approximately 100 feet.

But it faces Mesa Court.

Right. There's no homes. There's a cul-de-sac there. So we have, and we're above, a little bit above, And those homes kind of slow down. So sound is not going to travel down. Sound travels up. And so I don't really want the sound part here is like there's a problem. There's not a problem because we have taken steps. We have ordinances. We have all public ordinances. We're thinking about sound. We have ring cameras on the perimeter so we can see how many people are coming. It's a louder sound. It'll be a detection. And I get instant notifications on every house that we have to ring on my phone. And we monitor how many people come in. We can do that from the step. We can do that from the lot. Adele Muir, who her and her husband, Paul, did the renovation. So we got to be close friends. And we said, Adele, this would be great because we know what the new rules are. if you would manage the property for us. And Adele is, I don't know how else to say it, is she's a pit bull when it comes to that house because she did such a great job on it. She loves that house. So we're not just having hiring a manager. We have somebody who has an absolute investment in it. Every single day that we have a guest, she drives by the house just to check on things. So we have a great crew out here that does respect the neighborhood, that does everything we can to not look like a commercial entity, which we're not. It's a beautiful home. There's no way that we didn't increase value of homes around us. And so that would be, you know, I hopefully answered your question.

And is your backyard enclosed in a solid fence?

A fence to the house to the east of us, I guess. Santa Lucia, Santa Lucia mountain range. And so again, we only we don't see rooftops. We see green space.

We provided pictures. Would you like to see these?

If you want to go ahead and testify, that would be great.

No, we provided pictures so you can see exactly.

Are they the same ones you already provided? Maybe not.

There are additional ones for some of them, but they might answer some. Let me see. Bill, you took these pictures, so.

Yeah, these were taken today, sorry.

And we'll put them over here for the public.

Absolutely. So this, this is from my backyard. This is Mesa Court. This is our backyard. So there's a house over here. And then our barbecue. Go ahead.

And that has a solid fence between your house and theirs. Yeah.

But aesthetically, this is what you see. And this also works this way for some. This is our parking lot. This is our sidewalk. She owns this. As you can see, this has been cleared out. We kept all the California oaks. This is the back of the house. It faces that house that has the solid fence. That is looking at our house from Mesa Court. So as you can see, it's barely noticeable, so you don't have a bunch of people out there running around acting crazy. And this was yesterday. And some of the concerns is we were, somebody said in the letters that we had seven cars on Mesa. No, the only time we had seven cars on Mesa was when we were doing a remodel. So we don't, we're not even, like we're 100 and, what I provided, 120 feet and 160 feet from the entry of Mesa Court, from our backyard. Sorry. And this was yesterday. And so that's inside Mesa Court. And I don't want to get into an adversarial deal, but there's seven cars on a single lane road within that area. Sometimes it happens when the gatherings happen. I don't know if that makes sense.

No, I'm not clear. This is a picture of what?

This is inside Mesa Court. We went there yesterday just to see.

This is not your property.

No, it's inside Mesa Court. So we had this house within a Mesa Court. It had seven cars on a single, very tight road. And I think some of the concerns that the neighbors in HOA raised was, well, what happens in evacuation? Well, if you look at what we have, It would help in the event of an evacuation plan because we have that secondary lot.

Thank you.

This, sorry, I'm not sure you didn't get this. This is what we have installed in our backyard. This is a noise alert. It's a noise monitoring device, which if we have loud noises, it records it and gives me an alert. And I can promise you, to protect our asset, we will contact the people at the house. And if a violation occurs, it will be grounds for forced removal. And that's just what we do. We do it on every one of our properties because we do know that we're in neighborhoods. And so we do have protection. And I hope the homeowners people know that we do monitor that because we do know Carmel. Penny's been have people coming here future generations staying at these houses these airbnbs that that's what you need to keep carmel carmel and so that's just what we do did you want to make any additional comments before we open up to the rest of the public no okay i'm good and you'll have an opportunity to respond yeah i appreciate that just sort of

All right. So I'd like to hear from the rest of the public. Is anybody present to speak on this application?

If I could. Please. I'm the president of the Homeowners Association on Mesa Court.

Did you want to state your name for the record? You don't have to.

Okay. Kathy Ritter. nine people the um there are nine of us in that court not that many face onto this property the court is a circle we call it the circle you drive into a circle and you could probably tell from looking at those pictures and uh i'm not suggesting that you have not tried to be friendly accommodating but unfortunately two things exist one is that kitchen dining, TV, cornhole, golf putting area is a playground. And there is a fence, which you can see through and you can hear through. And people are coming to visit and play. They're on vacation. And that's what they should be doing. But they're doing it in a neighborhood where there's constant play going on right in front of you. I'm not talking about 24 hours a day, but they're enjoying themselves. And they are making the children, they're running around, and children scream now and then. It's what you do when you're on vacation. And as a consequence, and there are lights on, sometimes late at night, And you did address one of the issues where it was directly affecting the sleep of the people across the street. The lights were on and they couldn't go to sleep because they were directly into their bedroom. So they have tried to accommodate. But unfortunately, the problem is they've got two things going. You've got that facing onto Mesa Court and you have people playing. And it presents a problem. We would prefer it's not there.

Thank you. Anybody else like to speak on this application? Yes, sir.

Hi, we live close to the street and the concept of the redoing the house, which will be basically a rental house. I'm not sure if there's gonna be two units there or one. How many units?

Yeah, let's yeah. You can respond at the end.

Yeah, absolutely. Yeah. And the effect of that is that they're, they also gather whether the homeowner is going to be around or not here, who's actually managing it to say, if there's problems, where are the problems, the backyard and the side yard of the house? is right across the street from us. So if you have the number of people living in that house with the possibility of maybe two families, maybe not, that the impact on the neighborhood is significant. And as previously stated, there is a neighborhood association been in existence for a long, long time. Nine houses in and around this particular applicant's house that feel they're going to be affected by it. And these nine houses, there's a management, I mean, there's an annual fee that everybody pays. We oversee the element of what the environment around these houses is going to be like and protect one another in the process. So it's a very strong neighborhood association. And I think the feeling from the association is the applicant is not going to be there. It's going to be who knows what. He states, maybe correctly so, maybe not, that he's available, but available where. and how are we actually gonna be protected in what's trying to be, in our view, a major surcharge to the area from this applicant's proposal, on top of which, so. But whether he is actually going to be around or not is another question. And thirdly, how long does this go forward to? Is it just for the applicant or does it stay in permanency with the house? So if he sells the house to somebody else, we don't know who we're going to get et cetera and so therefore the associations feels that they're a little bit at the mercy of something that in effect the association really doesn't want not that we have anything against the applicant at all except for the use and the use has a effect on not only the neighborhood but potentially if it gets surcharged the way it might it could have a negative value on the everybody's home value. If that's true, then we might have a case against this.

Did you want to state your name for the record?

Last name is Hamlin, H-A-M-L-E-N. First name is Devens, D-E-V-E-N-S.

Thank you. Is there anybody else who would like to speak on this application? Go ahead.

Yeah. My name is Natalia Lipkina, and I am part of that homeowners association. And I have big concerns about the noise and about the design of that house that faces Mesa Port. As Rita mentioned, that the design is absolutely not in favor of the Mesa Port owners. Because each time when new residents, tenants come. The noise is absolutely, I don't know why did you mention that it was managed. It was not managed. There are a lot of children, a lot of people playing and enjoying themselves. So this is just very detrimental to the existence of our Home Owners Association. Most of the people who live in that Home Owners Association are retired and they move there just to have peaceful life, not to be entertained. And the light pollution is just not right because you know that Carmel has some light pollution orders, but what you put in front of the house is just not acceptable. So this is, we are just, all of us are against that short-term rental. So you can rent it for 30 days and more, but not short-term.

Thank you. Anybody else like to speak on this application? Seeing none, we'll turn it back to the applicants if you want to make any additional comments.

I do. And I understand your concerns. We are not absentee owners. We come here all the time. It is our second home. We've put a massive investment into that home. And the reason we put that money into that home is not just to rent it, but to enjoy it. And the sound that we're talking about is, and again, I don't want to be adversarial, but we do from time to time have families and sometimes they have children. This is nothing different than any other neighborhood in America where you come and you play and you enjoy yourself during the day. And then it gets quiet for all ordinances, all standards. We have software, we have devices in place that alert us to any excessive noises. And I do not want to harp on that because there hasn't like nobody has ever contacted me. Nobody from the order from the county sheriff has come out. Nobody has said anything to me and everybody there's been there are multiple people in the neighborhood who have I've introduced myself to. I said, if there's ever any issues, please come forward and I will take care of those. The last the only time we had an issue was was and I'm sorry, is your wife, Sandy? So I have a text message from Sandy. And Sandy says, it's in the notes, that your guests have been wonderful. Yeah, it's nice to see people roaming. And at the end of the day, she says she loves it. And she's never heard any late night noises. And when she asked us to move a spotlight that shines onto the back patio in the little putting green, she sent it to me on February 24th. I had my electrician out there putting a different switch on it. have Wi-Fi switches, that I have a program, that we have all of the lighting around the house set to go off at 10 o'clock. Yes, ma'am, we do. Again, I don't want to get adversarial. But I have everything programmed in my phone. And I can tell you, I sleep about six hours a night at most. I live in We set this up for neighborhoods just like this, and there's nothing that I don't know that's going on. I have rain cameras throughout the outside, and they show me who's coming. I can monitor everything, and I deal directly with clients, the guests. I deal with them three or four times before they ever stay. We vet every client that comes over there. If you don't have a high rating on Airbnb or VRBO, we turn them away because we're not in the business of running to everyone. And so I don't know where the lighting is coming from, but we have it on timers because we know it's Carmel, and we don't want to have a glowing house in the middle of Carmel. And I don't know what else, if in the future, everyone here will have my number. They'll have Adele Muro's number, who, again, she is a full hands-on, inspector. She checks the house. She's been she's like she lives in Carmel. They have a business and this is like a team, a great team that what they're saying is we've addressed and we just don't have on average for our statistics. That's our average four guests per stay. And so I don't know what else we can do other than saying we'll work with people, even though we're not in that HOA. And we have a little sliver of our back patio that goes to that Mesa court. But there's a buffer between us and Mesa court, like 150 feet. And if we were having massive parties, they would call the police on us. I know that, the sheriff. From May of last year to today, we don't have any of that. I mean, we are so willing to abide by the standards that are on the short-term rental. And we're in compliance with all that. We knew this was coming down, so we geared up to make sure we addressed everything that we need to address. I heard again the statement of devaluing their property. That is absolutely, if you were to see this home, it's... And some of the homes around it, we're kind of a shining star because we kept a very, I mean, we spent a million and a half dollars on this renovation. You don't invest that type of money just on a short-term rental. It makes no sense. This is our second home. This is a home that Penny loves. I've been coming out here for eight years. I understand the vibe. And that's what we're trying to do. Live with the Carmel, surround ourselves in the Carmel. Just look at the property. It will tell you that.

I want to address his concern about the second property. So what happened is this was a flag lot. It was two APNs and it was designated a single lot. I hired Anthony Lombardo because I'm not versed in this world, as I told you earlier. And he came out and I wanted to establish a second lot. I got him. I got the permit to do that. There's a different address number associated with it. And then if I ever decided to do anything with it, which I could have built a 5,000, 6,000 square foot home, I chose not to do that to keep it in compliance with the look and the feel of Carmel, which I think is like a little European village. And all I did it was, is to preserve my right to do that. I'm not looking to build another rental unit on that property. I'm looking at it to buffer myself. So I had a home in a third and unit borough where you literally have what, five feet between houses. And I said, I wanna have some space here. So that's why we did it. And we've kept it. We just use it for overflow parking. People walk their dog on it. I don't care.

And just to be clear, that's a separate lot, not part of what we're talking about. Correct.

I don't even know why that issue was raised.

Right. That's a buffer zone. And I'll just make a blank statement here. Penny will get rid of me before she sells herself. She has a daughter that this is going to her daughter. This is part of a generational deal. And that's all I can say. I mean, this is not something that we're going to turn around and sell that house. And we're not going lot, which we have every right to do, which wouldn't affect anybody on Mesa Court. It is absolutely for people not to park on Mesa. And that was a concern that was raised. Now, I do know that when we were constructing the property, there was a bunch of trucks and things during construction. I think we got up on Mesa Court or some of them did. Someone from Mesa Court came over and asked us, Adele Muir.

Who's on the phone.

She's the sheriff. She was the sheriff. And so it's like we have tried to do everything we can to respect property rights such as ours. And that's what happened. And again, the only reason I put that picture of those seven cars in Mesa Court is just simply because it happens every once in a while. It's an anomaly. But, you know, if there were any valid reasons you know, violations and so forth. I can understand this, but we have been doing this short-term rental business for years and years and years. We're not in it to, you know, rent everything to everybody. It doesn't work that way. People, if you rent to everybody, they'll tear your property up. And we don't want that. We've spent a fortune on it. So again, this is a short-term rental, but it's also our house and our family's house. So that's all I can say.

Thank you. All right, I'm going to close the public hearing. No, we're already done. Thank you. You just have one chance to testify, so I appreciate it. So close the public hearing. Does staff have anything else to add?

Yes. For the question about the COC that was recorded on May 15, 2019, that established that lot that they were speaking about. Also, and I think this was clarified by the applicant, but that landscaping at the backyard area does abut Mesa Court, which is a private road.

So These are not popularity contests. We oftentimes have contention over these commercial vacation rentals in residential districts. That was part of the 15-year process to get the regulations adopted. It was very difficult for the Board of Supervisors to weigh all the pluses and minuses of commercial vacation rentals in residential districts. And so what they proposed, as I said earlier, this was a balanced approach that they thought was appropriate and regulated. And with the onsite managers and things like that, with the opportunity for people to complain, they felt that there was plenty of opportunity for the neighbors to get involved, both at the public hearing for the application, while they're operating, and also if they do turn into a an adverse effect on the neighborhood. We have a process for revocation of permits. So it's very incumbent upon the operators of these properties to be good neighbors. And I think they understand that. And in this case, we have people that I think are very committed to it. But as the neighbor also pointed out, these properties can sell as well. So we looked at this as a land use, not as a personality. John Gerstle, My only concern on this one is the outdoor space is is attractive for people using that area. John Gerstle, And it should be as everybody's pointed out, and in fact a lot of testimony in here is they love the outdoor space they're out there, playing they're using a lot of our kitchen outdoor dining area. cutting greens, the cornhole, I think it is, all those activities. Very good use of the property. But this is a medium-density residential neighborhood. So I'm a little concerned. And we have a process here. The zoning administrator is a staff position here. And we're learning about these short-term rentals as we go. We've been doing these for just a few months now. We have a process here where the planning commission can look at unique circumstances that are potentially detrimental or precedent setting or have significant public policy issues. It's going to be my decision to send this to the Planning Commission for a more robust hearing. And that's a group of 10 citizens who can really participate. They helped develop the ordinance. They really understand it. It'd be good to get their input on this because of the outdoor space here. I think it's, I wouldn't call it attractive nuisance, but it's certainly an attraction for the property. And I think because it's small lot neighborhood, I wanna understand more from our decision makers, the planning commission and or board of supervisors where I get my direction as to how they would wanna treat outdoor spaces like this. So I'm gonna continue this hearing, well, not formally continue it, but I'm gonna not take action on it. And we're gonna refer this to the planning commission for a public hearing. And I apologize to everybody in the room, including the staff, John Potter, The applicant everybody because you're all going to have to come back for another hearing but you're going to have an opportunity before the planning Commission to. kind of weigh the pluses and minuses of this property. And it is a unique situation with the outdoor space. It's the first one we've had that's had such a developed outdoor area that could adversely affect neighbors. And that's why I'm going to send this to the Planning Commission. So with that, we won't take action today other than to direct staff to take this to the Planning Commission under the part of our zoning ordinance that allows us to do that. PB John Gerstle, I would encourage staff to work with the applicants, since they are from. PB John Gerstle, Other parts of the country as well, the maybe find a date that works for everybody, but with that no action today, other than referral to a plan, thank you. PB John Gerstle, Our next agenda item is feeling you 60079. PB Harmon Zuckerman, This is for air shoe you in 3229 17 mile drive in pebble beach. PB Harmon Zuckerman, And a staff, give me a minute to open up my agenda. I'm ready whenever you are. Thank you.

Good morning, Zoning Administrator Nohill. My name is Jose Mendoza, and I will be presenting staff's report for PLN 260079, Air Shoe, U.S. LLC. This application is for a commercial vacation rental loan dated at 3-2-9, etc. that are used by employers. The subject property is zoned low density residential with a maximum gross density of 2.5 acres per unit with a design control overlay within the coastal zone. The existing single family dwelling consists of 3,120 square feet with a detached 550 square foot garage and a detached guest house. The property has three bedrooms including the guest house bedroom and three bathrooms and multiple on-site parking spots. There are carbon monoxide and smoke detectors in every bedroom and fire extinguishers in the kitchen. Pursuant to Title 20, commercial vacation rentals must comply with the parking requirements of the municipal code. For detached single-family dwellings, units pursuant to Section 20, they are required to have two spaces per unit. The applicant meets this requirement. Property has a maximum nighttime occupancy of seven people and a maximum daytime occupancy of 10 people. These occupancies exclude infants to 12 months and are set for pursuant to Chapter 7, which establishes the requirements for the vacation until operation license. The applicant submitted a certified home inspection, which was completed by a certified day, seven days a week to respond to complaints or concerns that arise at the property. Property manager will be able to arrive on site within 30 minutes of receiving a complaint or concern. The operation plans provides addresses and contact phone numbers for the police station, fire station, hospital, 24 hour clinic. This information is also included in the informational notice to individuals staying at the property, along with quiet hours and notification of emergency routes. While the community The Hospital of Monterey Peninsula is over the sphere of influence time limit. Double Beach Community Service District provides immediate advanced life support for Medicare by delivering critical medical treatment within minutes of an emergency call. Condition of approval number three prohibits the property from hosting corporate The regulations for commercial vacation rentals allow up to 57 commercial vacation rentals to be approved in the Del Monte Forest Land Use Plan, pursuant to Municipal Code Section 20. If approved, this would be the second approved commercial vacation rental in the Del Monte Forest Land Use Plan. Monterey County Code Section 20 recommends comply with Chapter 16. The original deed includes language that can be interpreted as both a private road agreement and a maintenance agreement, placing the property in Tier 4 under Chapter 16. The applicant maintains that the deed restrictions allow commercial vacations to use the private road, but the interpretation is disputed. Because of this unresolved issue, staff recommends condition of approval number 6, which prevents the project from operating as a commercial vacation rental until the private road dispute is resolved. An objection letter was submitted by the Pebble Beach Company expressing they do not believe commercial vacation rentals are allowed to use the private road pursuant to the plain language of the deed restrictions. A public comment was submitted to the county expressing support for the application, noting that the applicant has demonstrated careful judgment and maintenance of their property in a manner that positively contributes to the surrounding community. The county finds that the project qualifies for a Class 1 category exemption pursuant to CEQA Guideline Sections 15301 and no exemptions under 153001 to apply. Therefore, approval of a coastal development permit for commercial vacation rental is appropriate to allow the use of a residential property for transient lodging for a period of 30 calendar days or fewer. This concludes the presentation of the application. Stack is available for questions.

Thank you. I don't have any questions on this, so I'd like to turn it over to the applicant. Is the applicant present, please?

We're here today. I'm Mike Flinger, agent for the owner, Tracy Jenkins, who's here with me today. I just wanted to highlight that the property has been operating as a commercial vacation rental since 2013 with no issues reported. That's an extremely large sample size and the letter of support from the direct neighbor across the way confirms that there are no issues and that she's been a respectful and thoughtful owner who respects the neighborhood. And our application complies with all regulations. And we understand all the conditions, especially the Pebble Beach issue. We plan to diligently pursue a resolution with them. We have a strategy. That's something we're going to take care of as soon as this approval is given, hopefully. Any questions for us?

It was just to make sure you understood the Pebble Beach issue and you sound like you do. Absolutely. Thank you. HAB-Jacques Juilland- Thank you anybody else like to speak on this application. HAB-Jacques Juilland- At. HAB-Jacques Juilland- 3229 17 mile drive and pebble beach. HAB-Jacques Juilland- Seeing that i'll close public hearing stuff have anything else that. HAB-Jacques Juilland- I be my decision to find that the project is category exempt pursuant to the California environmental quality act and approve. PB, John Gerstle, Because development subject to the findings and conditions recommended by staff with some non substantive changes to the resolution, thank you. PB, John Gerstle, Next agenda item is killing two six zero zero six four. PB, John Gerstle, Two 505 second Avenue Carmel. And again, if staff can give me a minute to help me find that. No problem, so give me a minute. Okay, I'm ready whenever staff is, thank you.

And my name is Jane Mason and I will be presenting staff's report on PLN 260064 Marzano. This application is for a commercial vacation rental operation use through a coastal development permit located at 2505 2nd Avenue in Carmel within the Carmel Area Land Use Plan. The subject property is a medium density residential with a maximum density of two units per acre and a design control overlay in the coastal zone. The existing 2009 square foot single family dwelling has three bedrooms, three bathrooms, a kitchen, living room, and an attached garage, along with three onsite parking spots outlined in red on the site plan. CBRs must comply with the parking requirements of Monterey County Code, and as such, single family dwellings are required to have one, sorry, two spaces per unit. The project exceeds this requirement by one space. The property will not lose the existing residential character And the county prepared an FEIR for vacation rental ordinances project and identifies regulations that were developed to ensure compatibility with the existing residential uses. The objective of the regulations is to preserve the residential character of the neighborhood. The property has a maximum nighttime occupancy of seven people and a maximum daytime occupancy of 10 people. These occupancies exclude infants between zero to 12 months. And the applicant submitted a certified home inspection, which was certified by a, sorry, which was completed by a certified home inspector. The property has a local property manager who will be available 24 hours a day, seven days a week to respond to complaints or concerns that arise with the property. The property manager will be available to arrive on site within 30 minutes of receiving a complaint or concern. The operations plan provides addresses and contact phone numbers for the fire station, hospital, and clinic. Although CHOMP does not meet the required emergency response times, Cypress MPD provides advanced life support and paramedic staff to provide emergency medical services, and both fire and medical services are available at various times of the day. This information is also included in the informational notice to individuals staying at the property, along with quiet hours and notifications of emergency routes. Condition of approval number three prohibits the property from hosting corporate or private events unless the property has a separate entitlement for such use. The regulations for CBRs allow up to 118 commercial vacation rentals to be approved in the Carmel Area Land Use Plan, pursuant to the Monterey County Code section in blue. If approved, this would be the 26th approved commercial vacation rental in the area. Public comment was submitted to the county for support of the project, and the proposed CBR complies with Monterey County Code regulations and standards and is consistent with the MDR zoning designation. Staff would like to clarify that the language in the resolution wrongly reflects that Second Avenue is a county maintained road. However, it is a road in the city of Carmel by the sea jurisdiction. Staff would also like to update condition number six, which states that there are two access points in the parcel. Staff would like to update this condition to state that there are two access roads to the parcel, that being Monteverde Street and Second Avenue. Staff would also like to remove the underlying language on the screen. Staff would like to add language outlining the FEIR in finding five evidence F, and this language for the FEIR was prepared for the vacation rental ordinances project. Staff recommends the zoning administrator consider the divisions as evidence. Therefore, staff recommends the zoning administrator find the project category they present pursuant to CEQA guidelines section 15301 and approve a coastal development permit for a commercial vacation rental operation use to allow the use of a residential property for transient lodging for a period of 30 calendar days or fewer. This concludes staff's presentation and staff is available for questions.

Thank you. Maybe... Remembering each of these applications wrong, but this one's limited to 10 people in the daytime as well. Is that correct? Because I think the operations plan shows 11.

Yes, this is seven people for nighttime occupancy and daytime occupancy in 10 people.

Okay, so we'll need to update the operations plan that gets attached if this is approved. Okay. Thank you. Is the applicant present? I'd like to open the hearing.

Yes. Hi. Hello again. I'm Heather Marzano, and I'm the owner of 2505 2nd Avenue in Carmel, along with my husband, Lou, who is on the Zoom. He's attending from the hotel. We also have in attendance here, Joshua Hannion, who is our property manager. We'd like to start by thanking you for your consideration and time today, and also thanking to Jade and the rest of the planning team for all the work they've put together to create our file. So we've owned this property since 2018. We purchased it to be our eventual retirement home. I'm still waiting for that retirement to happen. And so in the meantime, we've been renting it out. For the first six years, it was a 30-day rental. And then most recently, in the last two years, we've been doing a short-term rental. Most of our guests are older, quieter vacationers, a lot of retired golfers. They like the close proximity to Pebble Beach Golf Club that they can walk to. These are guests who adhere to our well-posted rules. and of quiet hours and who only park on our property. We have had guests who have they interact with our neighbors and our neighbors report that being a welcome and pleasant experience. We've always paid our TOT taxes and additionally we pay for the garbage valet service provided by Greenway so that our cans are never left out on the street. And thank you to the superior guest engagement that Josh provides with our Our guests, we have received almost 200 reviews through VRBO, their website at Sanctuary, as well as Airbnb. And our reviews are 9.8 out of 10 from guests, 4.96 out of 5 stars for Airbnb. So very, very positive experience, thanks to just the great management from our property manager. The letters provided to you by our neighbors, Kathy Stokes and Mike Phillips. Kathy lives directly next to us and Mike lives in front of our house. They've been very supportive for our continuation to operate the house as a commercial vacation rental. They have our phone numbers and we communicate regularly with them. We also have additional letters of support that you've received from the community that should be in our file. Again, thank you for your time and consideration and we are here to answer any additional questions you have.

I do not have any questions at this time. Is there anybody else like to speak on this application? 2505 2nd Avenue in Carmel.

Hi, I'm calling in from Zoom. I'd like to just offer my support for the project.

And did you want to state your name?

Sorry, my name is Jim Zack. And I have a property on lower trail. I also have an application for short term rental just to be clear about it. But I just wanted to generally support the idea of short term rentals and the continuation of their approval. So thank you very much.

Thank you. So anybody else like to speak on this application? 2505 Second Avenue in Carmel. Seeing none, I will close the public hearing. Steph, have anything else to add?

No further comments.

All right. It would be my decision to find that the project is categorically exempt under the California Environmental Quality Act and approve the Coastal Development Permit with some non-substantive changes to the resolution with the errata recommended by staff and also an updated operations plan to make sure it reflects 10, not 11 daytime guests. And with that, the project is approved. Thank you. Thank you. Thank you. Our next item is other matters. We do not have any, so we'll adjourn at 1053. And Melanie, if you could wait around, these people may want to talk.