Carmel Commission Debates Pastor's Mixed-Use Project Amid Housing and Parking Concerns

The Planning Commission of Carmel-by-the-Sea convened on April 9, 2025, to discuss a proposed mixed-use development project that has sparked significant community interest and debate. The meeting featured a range of perspectives from residents, business owners, and former planning commissioners regarding the project's implications for the town's character and housing needs.

One of the most prominent voices was that of a long-time collaborator with the developer, who praised the project for its potential to enhance the community. He emphasized the importance of high-quality development that aligns with the town's values and aesthetics, describing the proposed building as a beautiful addition that fits well within Carmel's unique character.

However, opposition emerged from several residents, including former planning commissioner Ian Martin, who argued that the proposed structure exceeds the legal size limits set by municipal code. He contended that the building, as designed, does not comply with the town's regulations aimed at maintaining a modest scale in the village. Martin highlighted the need for the project to be reduced by approximately 3,000 square feet to meet legal requirements.

Concerns about housing were also raised, with resident Julia Christopher pointing out a critical shortage of long-term housing in Carmel. She urged the commission to consider the humanitarian aspect of the project, advocating for developments that provide homes for residents and small business owners who are being displaced.

The meeting also featured testimonies from residents worried about the impact of the new building on their views and privacy. Christy Raymers expressed her concerns about how the proposed structure would block natural light and infringe on her living space, calling for a redesign that would better respect neighboring properties.

Additionally, the issue of parking was a recurring theme, with several speakers, including Rich Pepe, voicing apprehensions about the adequacy of parking provisions in the proposed development. Pepe noted that the underground parking plan may not sufficiently address the existing parking challenges in the downtown area, which have been exacerbated by recent changes in parking regulations.

As the meeting concluded, the Planning Commission faced the challenge of balancing the community's desire for development with the need to preserve the town's character and address pressing housing and parking issues. The outcome of this discussion will likely shape the future of Carmel-by-the-Sea as it navigates the complexities of growth and preservation.