Carmel-by-the-Sea meeting summaries, agendas, and minutes

Carmel boards take up housing, hotel tax, and historic roof projects

Over the past two weeks, Carmel-by-the-Sea's boards and commissions met to review a range of items, from a hotel tax ballot measure to housing code changes and roof replacements at historic buildings. No minutes have been published for any of these meetings, so no decisions are confirmed yet. The most consequential item under consideration was the City Council's response to a ballot measure on the Transient Occupancy Tax (TOT).

City Council

The City Council held a special meeting on Aug. 14 to consider a proposed rebuttal argument to the primary argument against the TOT ballot measure. The council was scheduled to vote on whether to approve the rebuttal or give other direction to staff. That was the only substantive item on the agenda.

The council also has a special meeting scheduled for Aug. 24 with a single closed-session item: the appointment of a City Administrator under Government Code Section 54957. Public comment is allowed before the closed session.

Planning Commission

The Planning Commission held a special meeting on Aug. 19 to review the administrative draft Sea Level Rise and Coastal Hazards chapter of the Local Coastal Program (LCP). The consent agenda included approval of the Jan. 29, 2026 joint meeting minutes.

Later that day, the commission held public hearings on a resolution recommending the City Council adopt an ordinance amending six Municipal Code chapters (17.08, 17.14, 17.18, 17.38, 17.64, 17.68) to implement Housing Element programs and comply with state housing law. The commission also considered seven design studies and coastal development permits, including:

• DS 24046 (Teresi): Demolish a 1,818 sq ft home and build a 2,797 sq ft home plus an 800 sq ft ADU on Carmelo Street.
• DS 25272 (Gartner): Demolish a 1,718 sq ft home and build a 1,800 sq ft home plus an 800 sq ft ADU on Dolores Street.
• DS 25095 (DCV Enterprise Partners II, LLC): Demolish a 1,990 sq ft home and build a 2,654 sq ft home plus a 797 sq ft ADU on Camino Real.
• UP 26129 (Char Steakhouse): Expand into an adjacent unit, increasing interior seats from 86 to 106 on Dolores Street.

A five-year extension of a coastal development permit for North Dunes habitat restoration was also on the agenda.

Historic Resources Board

On Aug. 17, the Historic Resources Board held a tour and public hearing on three Track 1 Design Review requests for roof replacements at historic properties, each requiring a determination of consistency with the Secretary of the Interior's Standards:

• DS 26262 (Moon): Replace wood roof with clay tile at L.L. Spillers Guest Cottage, Carpenter Street 4 SW of 3rd Ave.
• DS 26284 (White-Cox): Replace straight-edge wood roof with storybook-style chipped edge lay wood roof at Comstock Studio, NW corner Santa Fe St and 6th Ave.
• DS 26263 (McCarthy): Replace wood roof with simulated Cedur roof at Murphy Barn/Powers Studio, San Antonio Ave 3 SW of 2nd Ave.

The board also discussed templates for documenting eligibility determinations for the Carmel Inventory of Historic Resources and a $10,500 Certified Local Government grant with a $4,200 minimum match, with a spending period of Aug. 1, 2026–Jul. 31, 2027.

Other meetings

The Community Activities Commission met Aug. 18 for a special hybrid meeting to review past events, discuss upcoming events, receive reports from ad hoc committees, and hold a workshop on the Annual Community Events Volume and Policy Discussion. No specific decisions or dollar amounts were listed.

The Forest and Beach Commission met Aug. 20 with a tour of Forest Hill Park, followed by discussion of the July Forester's Report, a CEQA update on the Community Forest Management Plan, and a Leadership Carmel project demonstration.

Coming up

• Aug. 24: City Council special meeting (closed session) to discuss the appointment of a City Administrator.
• Aug. 26: Harrison Memorial Library Board of Trustees — tour of the Church of the Wayfarer, approval of July minutes and check register, and reports on the library restoration project, foundation activities, local history services, strategic plan progress, and Saturday hours at the Park Branch Library.

Carmel-by-the-Sea City Council weighs administrator search, beach repairs, theater fee waiver

The Carmel-by-the-Sea City Council met four times last week, with agendas covering the selection of a recruitment firm for a new City Administrator, a $364,417.13 contract for beach access stairs repairs, and a $196,648.71 fee waiver for the Golden Bough Theatre renovation. Minutes have not yet been published for any of these meetings, so no decisions are confirmed.

City Administrator recruitment

On July 30, the council heard presentations from three recommended recruitment firms and intended to select one and adopt Resolution 2026-055 to authorize an agreement for the City Administrator recruitment. On August 4, a special meeting was held with a single closed-session item to appoint a City Administrator; no other business was discussed or decided.

Beach access stairs repair and related items

On August 4, the council considered a construction contract with Silcon Constructors for the Beach Access 12th and 10th Avenues Stairs Repair Project, not to exceed $364,417.13. The same agenda included adoption of a Fee Schedule Amendment to the Fiscal Year 2026-2027 Fee Schedule, discussion on permitting of Accessory Dwelling Units (ADUs) and draft amendments to Title 17, direction regarding a potential Urgency Ordinance for home hardening and wildfire safety regulations, and discussion and direction on a Financial Stewardship Workgroup ad hoc.

Theater fee waiver and other council business

On August 3, the council considered a request from Pacific Repertory Theatre for a $196,648.71 building permit fee waiver for the Golden Bough Theatre renovation. Also on that agenda: adoption of Resolution 2026-056 for the Monterey Bay Regional Climate Project Working Group MOU, Resolution 2026-057 authorizing alcohol service on public property for the Tutti a Tavola lunch on Oct 11, 2026, consideration of Resolution 2026-059 approving a settlement agreement with Verizon (GTE Mobilenet v. City of Carmel-by-the-Sea), and direction on issuing Notices of Non-Renewal for existing Mills Act contracts.

Building Code Board of Appeals

On August 5, the Building Code Board of Appeals met to decide an appeal filed by Jennifer Blevins regarding a requirement to install a public restroom and fire sprinkler system at the Mad Dogs & Englishmen restaurant. The appeal had been continued from a previous meeting. The board also approved minutes from January 16, 2026, and July 2, 2026.

Coming up

No upcoming meetings are listed for the next 14 days.

Carmel-by-the-Sea meeting roundup: Recent boards convened, council to weigh $196K theater fee waiver and $364K beach stairs contract

Carmel-by-the-Sea's advisory boards and City Council held a series of meetings in late July, though minutes have not yet been published for any of them, so outcomes cannot be confirmed. The most consequential items on the horizon are two upcoming City Council sessions: a proposed $196,648.71 building-permit fee waiver for the Golden Bough Theatre renovation and a proposed construction contract of up to $364,417.13 for beach access stair repairs at 10th and 12th Avenues.

Recent meetings: agendas set, outcomes not yet confirmed

Five public meetings were scheduled between July 20 and July 30. Because minutes have not been published for any of them, this roundup reports only what each agenda listed — not what was ultimately decided.

Historic Resources Board (July 20). The board was scheduled to adopt June 15 minutes, give direction on including "A Visual History of Carmel" in the Draft Residential Design Guidelines, and hold public hearings on three historic-resource matters: a National Register nomination for Stonehouse Terrace (APN 010-145-018-000), a removal request for the Isabel Winslow House from the Carmel Inventory of Historic Resources (APN 010-171-005-000), and a consistency determination for additions to the John L. Hinds House (APN 010-184-004-000).

Traffic Safety Committee (July 21). The committee was set to review a proposed parking bulb-out on 6th Avenue between Lincoln and Dolores, tied to the Harrison Memorial Library Centennial Restoration Project, and consider changing enforcement of the 10-minute parking limit on 5th Avenue between Dolores Street and San Carlos Street from 24-hour coverage to 8 AM–7 PM.

Harrison Memorial Library Board of Trustees (July 22). This meeting was canceled. The next regular meeting is scheduled for August 26, 2026.

City Council (July 30). The Council was scheduled to hear presentations from three recruitment firms, select one, and adopt Resolution 2026-055 authorizing an agreement for the City Administrator recruitment. The outcome is not yet confirmed in published minutes.

Coming up: City Council, August 3

The Council meets in a hybrid session with several notable items:

• **Golden Bough Theatre fee waiver.** Pacific Repertory Theatre has requested a $196,648.71 building-permit fee waiver for the Golden Bough Theatre renovation project.
• **Verizon settlement.** The Council will consider Resolution 2026-059 approving a settlement agreement with Verizon in the matter of GTE Mobilenet v. City of Carmel-by-the-Sea.
• **Mills Act contracts.** The Council will give direction on issuing Notices of Non-Renewal for existing Mills Act contracts, which affect property owners receiving tax reductions in exchange for preserving historic homes.
• **Climate MOU.** Resolution 2026-056 would adopt a memorandum of understanding for the Monterey Bay Regional Climate Project Working Group.
• **Alcohol service.** Resolution 2026-057 would authorize alcohol service on public property for the Tutti a Tavola lunch on October 11, 2026.
• **Evacuation drill report.** The Council will receive an after-action report on a recent evacuation drill.

Coming up: City Council, August 4

A second Council session covers budget, housing, and safety topics:

• **Beach stairs contract.** The Council will consider a construction contract with Silcon Constructors for the Beach Access 12th and 10th Avenues Stairs Repair Project, not to exceed $364,417.13.
• **Fee schedule.** Adoption of a Fee Schedule Amendment to the Fiscal Year 2026-2027 Fee Schedule.
• **Accessory dwelling units.** Discussion of ADU permitting and draft amendments to Title 17.
• **Wildfire safety.** Direction on a potential urgency ordinance for home hardening and wildfire safety regulations.
• **Financial stewardship.** Discussion and direction on a Financial Stewardship Workgroup ad hoc.

Coming up: Building Code Board of Appeals, August 5

The board will decide Appeal 250598, filed by Jennifer Blevins, regarding a requirement to install a public restroom and fire sprinkler system at the Mad Dogs & Englishmen restaurant. The appeal was continued from a previous meeting. The board will also approve minutes from its January 16 and July 2, 2026 meetings.

Note on sourcing

All recent meetings listed above are marked "agenda only (minutes not yet published)" in the city's records. Decisions, vote tallies, and any amendments made during those sessions cannot be confirmed until minutes are released. Readers seeking authoritative records should consult the official agendas and minutes posted by the City of Carmel-by-the-Sea.

Carmel-by-the-Sea Weekly Meeting Roundup: Housing Element, Design Reviews, and Historic Resources on the Docket

Carmel-by-the-Sea's city boards and commissions covered a wide range of topics in the week of July 6–14, from a state-mandated Housing Element amendment to residential design reviews and a proposed tree fine policy. Because minutes have not yet been published for any of these meetings, this roundup reports what was on each agenda — not what was decided. Residents should watch for posted minutes to confirm outcomes.

City Council — July 6 (Special Session)

The Council's special session agenda included a public hearing on an appeal of a coastal development permit for an accessory dwelling unit on Scenic Road (APN 010-312-012), with a recommended continuance to August 3. Orders of business included discussion on funding for See Monterey marketing services and adoption of Resolution 2026-052 amending the FY 2026/27 budget. The agenda also listed a lease agreement with Church of the Wayfarer for a temporary library location during the Harrison Memorial Library Restoration, approval of street projects for the FY 2026/27 Capital Improvement Plan funded by SB1, and a closed session on lease negotiations for Sunset Center (San Carlos Street between 8th and 10th Avenues).

City Council — July 7

The Council scheduled public hearings on adopting the 6th Cycle 2023–2031 Housing Element Amendment (Resolution 2026-053/054, including an Addendum to a Mitigated Negative Declaration) and on updating the FY 2026-2027 Fee Schedule for citywide, planning, public safety, and public works fees, with a fee waiver policy discussion. Also on the agenda: discussion and approval of primary arguments for ballot measures on Transient Occupancy Tax and Transactions and Use Tax, a discussion on a Financial Stewardship Workgroup ad hoc, and an update and direction on architectural services for the new Police and Public Works Facilities Project.

Planning Commission — July 8

Commissioners were set to tour project sites at 2:30 p.m. before reconvening at 4:00 p.m. for public hearings on several design studies and coastal development permits:

• **DS 26081 (P&T 2024 LLC):** Final Design Study and Coastal Development Permit for demolition of an existing single-family residence and construction of a new 3,523-sq-ft residence with attached garage at 11th Avenue 2 NE of Torres Street.
• **DS 25019 (McWhorter):** Final Design Study and Coastal Development Permit for demolition and construction of a 1,555-sq-ft two-story residence with attached garage at Carmelo Street 2 NE of Ocean Avenue.
• **DS 26084 (Britannia California):** Combined Concept and Final Design Study and Coastal Development Permit for substantial alterations to a single-family residence at San Antonio Avenue 2 SW of 11th Street.
• **DS 26117 (Louth):** Concept Design Study for demolition of an existing residence and construction of a new 1,797-sq-ft two-story dwelling with garage at Lincoln Street 3 NE of 12th Avenue.
• **UP 26131 (VIN by the Sea):** Use Permit Amendment and Design Review to expand the VIN by the Sea restaurant into a separate unit at Su Vecino Court (Dolores Street 2 NW of 6th Avenue).

Forest and Beach Commission — July 9

The agenda called for adopting June 2026 meeting minutes, reviewing the June 2026 Foresters Report, discussing a tree fine, hearing the June 2026 Public Works Director's Report, and considering future agenda items.

Community Activities Commission — July 14

The commission was scheduled to approve minutes from the June 9, 2026 meeting, conduct the annual election of a Chair and Vice-Chair for 2026, review past events, discuss upcoming events, and receive reports from its Ad Hoc Committees.

Coming Up

• **July 20 — Historic Resources Board:** Consent agenda includes adopting June 15, 2026 minutes. Public hearings cover a National Register nomination for Stonehouse Terrace (APN 010-145-018-000), a removal request for the Isabel Winslow House from the Carmel Inventory of Historic Resources (APN 010-171-005-000), and a consistency determination for additions to the John L. Hinds House (APN 010-184-004-000). The board will also give direction on including "A Visual History of Carmel" in the Draft Residential Design Guidelines.
• **July 21 — Traffic Safety Committee:** Feedback on a proposed parking bulb-out on 6th Avenue between Lincoln and Dolores, tied to the Harrison Memorial Library Centennial Restoration Project, and review of a request to change 10-minute parking enforcement on 5th Avenue between Dolores Street and San Carlos Street from 24-hour coverage to 8 AM–7 PM. Public comment accepted in person and via Zoom.

Note: All recent meetings listed above are marked "agenda only" — minutes have not yet been published. Outcomes reported here reflect what was scheduled for discussion or action, not confirmed decisions.