Zoning administrator approves commercial vacation rental for narrow Lower Trail street with parking conditions
August 27, 2026 | Monterey County, California
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The Monterey County Zoning Administrator approved a coastal development permit for a commercial vacation rental at 24790 Lower Trail (PLN260135) on Aug. 27, 2026, adding a condition limiting vehicles tied to the rental and asking staff for a corrected operations plan to match the resolution.
Principal planner Jacqueline Nickerson told the hearing the single‑family dwelling sits in a constrained neighborhood with narrow roads and limited on‑site parking, and recommended adding a condition limiting vehicles per rental and an errata to add a public‑access finding. Staff proposed requiring parking within the garage where feasible and limiting vehicle counts when garage use is not possible. With those non‑substantive changes, staff recommended the ZA find the project categorically exempt under CEQA and approve the permit.
The applicant, who identified themself as “Shingy,” said the garage can fit an SUV and pledged to follow county recommendations and enforce conditions. Neighbor Dr. Michael Moller and others testified against allowing more short‑term rentals in the area, citing narrow, one‑lane roads, emergency‑vehicle access concerns and changes to neighborhood character caused by short‑term rentals. Dr. Moller urged denial for the Upper Lower Trail area. The applicant replied that the property is their primary residence and said they will follow conditions and work with neighbors.
Novo said staff had done substantial work to tailor conditions and, noting the constrained road, found the project exempt under CEQA and approved the coastal development permit with changes to condition language (removing "if feasible" from the garage parking requirement) and a request for an updated operations plan to reflect 10 overnight and 15 daytime guests in the final documents.
The decision includes a requirement that the applicant implement the county’s conditions of approval and maintain a local property manager to respond to complaints.
Principal planner Jacqueline Nickerson told the hearing the single‑family dwelling sits in a constrained neighborhood with narrow roads and limited on‑site parking, and recommended adding a condition limiting vehicles per rental and an errata to add a public‑access finding. Staff proposed requiring parking within the garage where feasible and limiting vehicle counts when garage use is not possible. With those non‑substantive changes, staff recommended the ZA find the project categorically exempt under CEQA and approve the permit.
The applicant, who identified themself as “Shingy,” said the garage can fit an SUV and pledged to follow county recommendations and enforce conditions. Neighbor Dr. Michael Moller and others testified against allowing more short‑term rentals in the area, citing narrow, one‑lane roads, emergency‑vehicle access concerns and changes to neighborhood character caused by short‑term rentals. Dr. Moller urged denial for the Upper Lower Trail area. The applicant replied that the property is their primary residence and said they will follow conditions and work with neighbors.
Novo said staff had done substantial work to tailor conditions and, noting the constrained road, found the project exempt under CEQA and approved the coastal development permit with changes to condition language (removing "if feasible" from the garage parking requirement) and a request for an updated operations plan to reflect 10 overnight and 15 daytime guests in the final documents.
The decision includes a requirement that the applicant implement the county’s conditions of approval and maintain a local property manager to respond to complaints.
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