Appeal
APP 26270 (McWhorter)
City Council Meeting
August 31, 2026
CITY OF CARMEL-BY-THE-SEA
CITY OF CARMEL-BY-THE-SEA 1
CITY OF CARMEL-BY-THE-SEA 2
Project Description/Background
• 3,900 square foot lot
• (e) 1,881 square foot Floor Area
• (p) 1,628 square foot Floor Area
• (p) 750 square foot ADU Floor Area
(under separate permit)
• (e) 1,290 square foot Site Coverage
• (p) 520.9 square foot Site Coverage
CITY OF CARMEL-BY-THE-SEA 3
Design
Existing Design New Design
CITY OF CARMEL-BY-THE-SEA 4
Grounds for Appeal
1. Project is not categorically exempt from CEQA.
2. Project exceeds Carmel-by-the Sea's ("City") Floor Area Ratio regulation.
3. Project exceeds City's maximum site coverage.
4. Project exceeds the City's maximum allowable exterior volume.
5. Project violates the City's Residential Design Guidelines with respect to views, air, light, privacy and flat roofs.
CITY OF CARMEL-BY-THE-SEA 5
Grounds for Appeal Response
1. CEQA Analysis: Project is Categorically Exempt.
I. Class 2 (Replacement or Reconstruction)
a) Replacement or Reconstruction of structures with the same purpose II. Class 3 (New Construction or Conversion of Small Structures) b) Construction of 1 to 3 new residence in an urbanized area
2. Floor Area Analysis:
I. 1,628 square foot home (inclusive of garage)
II. 750 square foot ADU
III. Pipeline Project (Follow California Government Code 66310-66342 instead of CMC)
3. Site Coverage Analysis:
I. Maximum Site Coverage Allowed is 387 square feet
II. Maximum Site Coverage Allowed with Permeable bonus is 543 square feet III. Applicant is proposing 520.9 square feet of site coverage with 76.8% permeable coverage
Grounds for Appeal Response
4. Volume Analysis:
• Project Passed Volume on 3/16/2026
• Allowed: 19,327.32 cubic feet
• Proposed: 18,540.18 cubic feet
• PC denied ADU rooftop deck on Diamond project
4/8/2026 (CC upheld ruling)
• Ruling: ADU rooftop decks do not get ADU
protections from volume/discretionary review
• Rooftop deck would cause McWhorter project to
fail volume
• PC determined the deck was “grandfathered in”
and that privacy concerns were sufficiently
addressed
Previously proposed roof deck Approved roof deck
CITY OF CARMEL-BY-THE-SEA 7
Grounds for Appeal Response
5. Design Guidelines Analysis. (Views, Air, Light, Privacy, and Flat Roofs) I. Flat Roof: PC approved the flat roof finding it an acceptable deviation from the design guidelines and appropriate for the architectural style.
II. Views, Air, Light, and Privacy: PC determined the reduction in walkable space on the rooftop deck sufficiently addressed neighbor concerns.
CITY OF CARMEL-BY-THE-SEA 8
Additional Appellant Attorney Concerns
Appellants attorney contacted city staff
with the following concerns:
1. Rooftop deck dimensions on Sheet
9 exclude stair landing and area
under arbor (Figure 1).
2. Staff did not provide every
updated set of plans to appellants
attorney prior to posting the
agenda packet.
Figure 1
CITY OF CARMEL-BY-THE-SEA
Staff recommends the City Council adopt a resolution (Attachment 1):
• Finding the project categorically exempt from the California Environmental Quality Act (CEQA), State CEQA guidelines and local environmental regulations, pursuant to CEQA Guidelines section 15302 (Class 2) – Replacement or Reconstruction and section 15303 (Class 3) – New Construction or Conversion of Small Structures and that no exceptions to the exemption contained in CEQA Guidelines section 15300.2 apply; and
• Denying Appeal by Bruce and Linda Taylor (APP 26270, McWhorter) thereby upholding the Planning Commission’s decision to:
• Approving a Coastal Development permit for the demolition of an existing single-family residence and the construction of a new 1,628-square-foot single-story residence, inclusive of a 425 square foot attached garage and mechanical room; and • Approving the Final Design Study DS 25019 (McWhorter), for the demolition of an existing single-family residence and the construction of a new 1,628-square-foot singlestory residence, inclusive of a 425 square foot attached garage and mechanical room, and associated site improvements located at Carmelo 2 NE of Ocean in the Single-Family Residential (R-1) District. APN: 010-252-013-000.
9 Recommendation
Fire Station Alerting
System Upgrade
G2 Fire Station Alerting System
CITY OF CARMEL-BY-THE-SEA
City Council Meeting
August 31, 2026
Why the system needs replacement
15 YEARS
Approximate age of the
existing station alerting
system
• Existing ComTech system is no longer supported; ComTech ceased operations in 2022.
• Many replacement parts are no longer manufactured, making reliable repair increasingly difficult.
• Replacement is needed to integrate with the County’s new digital emergency dispatch and alerting system.
• The new system will improve reliable, timely notification to firefighters throughout the station.
Proposed G2 alerting system
Comprehensive
coverage
Lights, display signs,
and 24 speakers
strategically located
throughout the Carmel
Fire Station.
County integration
Designed to integrate
with the Countywide
dispatch infrastructure
for prompt and
complete emergency
alerts.
Regional
consistency
Consistent with
systems used in
Pacific Grove,
Monterey, Seaside,
Marina, and Salinas.
City of Carmel-by-the-Sea
Cost and requested action
Vendor estimate
$157,785.27 Purchase and installation
Contingency
≈ 10% Incidental additions, modifications, or unforeseen installation needs Authorization
$174,000 Maximum amount requested
Approved CIP budget
$200,000 FY 2026–2027 • Project 274208
Recommended
Action
Council authorize the
purchase and installation of
the new G2 Fire Station
Alerting System.
City of Carmel-by-the-Sea