Planning commission approves remodeled Big Sur house with restoration and scenic‑easement conditions

The Planning Commission approved a combined development permit for a major remodel and associated after‑the‑fact work on an upper‑Highway 1 parcel in the Big Sur Coast Land Use Plan area, subject to restoration and preservation conditions intended to bring the site into conformance with LUP policies.

Project planner Mary Israel described the application as a major remodel that would result in a roughly 7,071‑square‑foot primary dwelling and associated site improvements. Staff flagged after‑the‑fact stabilization and drainage work on slopes greater than 30% and recommended removal of a roughly 2,500‑square‑foot putting green, clearing of invasive non‑native plants across an estimated 12,500 square feet, recontouring to support the drainage control system and replanting with native coastal scrub through a qualified biologist’s restoration plan. Staff also recommended expanding a scenic easement to encompass restored areas.

Staff told commissioners that, following redesign, the proposed maximum height is approximately the same as the existing dwelling and that staking and flagging inserted during design review showed limited visibility above the existing roof line but that the overall visual impact would not increase from Highway 1. Commissioners sought clearer photographic and evidentiary language about viewshed findings; staff revised the findings language during the hearing to state explicitly that the proposed height is approximately the same as the existing structure and that the overall visual impact will not increase.

Architect Jun Soliano, representing the owner, said the team redesigned the project to match existing building heights and that the owner accepts the staff conditions regarding slope work and restoration. Soliano requested that recording of the scenic‑easement deed be permitted at final rather than strictly prior to issuance of grading/building permits; staff agreed to clarify the timing so that draft instruments and descriptions would be provided prior to permits but recorded at final.

After edits to the findings and agreement on timing revisions for the scenic‑easement recording, the commission voted to approve the permit with the conditions discussed.

The approval requires restoration of disturbed slope areas, removal of the putting green and invasive plants, replanting with native species per a qualified biologist's plan, and an expanded scenic easement as a condition of approval.