Planning commission approves 22-unit inclusionary housing design for 1 Carmel subdivision
July 08, 2026 | Monterey County, California
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The Planning Commission voted to approve design approval for 22 inclusionary housing units as part of the 1 Carmel (formerly September Ranch) subdivision after staff described the project history, design and conditions for final map recordation.
Project planner Taylor Price described the application as design approval only for 22 inclusionary single‑family units clustered on Parcel F, zoned high‑density residential (5 units per acre). Staff recommended the commission find no subsequent environmental review was required under CEQA (Guidelines §§15162 and 15164) and recommended edits to condition 12 to require recording of the phase 1 final map prior to issuance of building permits.
Darby Marshall, the county housing program manager, said the inclusionary housing agreement includes sequencing requirements for construction: half of the inclusionary and workforce units must be built before the 12th market‑rate building permit is issued and the remainder before the 41st market‑rate permit is issued.
Cody Phillips, the applicant's representative, said the approval for the underlying 22 inclusionary units dates to 2010 and that design relocation to Parcel F reduces visual impacts and better integrates the homes with the Carmel Valley landscape. "The approval for the underlying 22 units that are associated with this design approval did occur in 2010," Phillips said.
Commissioners asked detailed questions about parking (staff said the project provides 54 spaces, including 22 covered), fire‑clearance and how landscape and fire‑management plans will be coordinated. Staff and the design team said a fire management and landscape plan will be part of the final‑map/subdivision approvals and that additional investigation will confirm clearance limits and tree retention.
A motion to approve staff's recommendation, moved by Commissioner Diehl and seconded by Commissioner Hartsell, passed by roll call vote.
Clarifying details: staff presentation and the record consistently describe the project as 22 inclusionary housing units; the transcript contains an inconsistent numeric phrase about additional workforce counts that was not clear in the hearing record and is therefore not asserted as a separate factual count in this article.
Project planner Taylor Price described the application as design approval only for 22 inclusionary single‑family units clustered on Parcel F, zoned high‑density residential (5 units per acre). Staff recommended the commission find no subsequent environmental review was required under CEQA (Guidelines §§15162 and 15164) and recommended edits to condition 12 to require recording of the phase 1 final map prior to issuance of building permits.
Darby Marshall, the county housing program manager, said the inclusionary housing agreement includes sequencing requirements for construction: half of the inclusionary and workforce units must be built before the 12th market‑rate building permit is issued and the remainder before the 41st market‑rate permit is issued.
Cody Phillips, the applicant's representative, said the approval for the underlying 22 inclusionary units dates to 2010 and that design relocation to Parcel F reduces visual impacts and better integrates the homes with the Carmel Valley landscape. "The approval for the underlying 22 units that are associated with this design approval did occur in 2010," Phillips said.
Commissioners asked detailed questions about parking (staff said the project provides 54 spaces, including 22 covered), fire‑clearance and how landscape and fire‑management plans will be coordinated. Staff and the design team said a fire management and landscape plan will be part of the final‑map/subdivision approvals and that additional investigation will confirm clearance limits and tree retention.
A motion to approve staff's recommendation, moved by Commissioner Diehl and seconded by Commissioner Hartsell, passed by roll call vote.
Clarifying details: staff presentation and the record consistently describe the project as 22 inclusionary housing units; the transcript contains an inconsistent numeric phrase about additional workforce counts that was not clear in the hearing record and is therefore not asserted as a separate factual count in this article.
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