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CITY OF CARMEL-BY-THE-SEA
Planning Commission Report
January 13, 2016
To: Chair Goodhue and Planning Commissioners
From: Marc Wiener, Acting Community Planning and Building Director
Submitted by: Catherine Tarone, Assistant Planner
Subject: Consideration of a Design Study (DS 15-411) and Coastal Development
Permit application for a remodel and addition to an existing single-family
residence located in the Single-Family Residential (R-1) Zoning District
Recommendation:
Approve the Final Design Study (DS 15-411) subject to the attached findings and conditions.
Application: DS 15-411 APN: 010-183-001
Block: 133 Lot: 1 Location: Southwest Corner of Lincoln Street and 11th Avenue
Applicant: Erik Dyar Property Owner: Kevin and Dyanne Howley
Background and Project Description:
The project site is a 4,000-square foot property located at the southwest Corner of Lincoln Street
and 11th Avenue and is developed with a 1,415-square foot, two-story single-family residence. The
grade of the property drops approximately 8 feet from the east property boundary to the west
property boundary. A Determination of Historic Ineligibility was issued on November 20, 2014.
On November 6, 2015, the applicant submitted an application proposing additions and alterations
t th t i l di 380 f t i l t dditi t th t l ti th
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DS 15-411 (Howley)
January 13, 2016
Staff Report Page 3
Staff analysis:
Previous Hearing: The following is a list of recommendations made by the Planning Commission
and a staff analysis on how the applicant has or has not revised the design to comply with the
recommendations.
1. The applicant shall submit a tree removal permit for the removal of the 20-inch Acacia tree
in the public right-of-way on the north portion of the property.
Analysis: The applicant has submitted a tree removal permit for the removal of the Acacia tree.
The City Forester has reviewed the tree removal permit and is approving the tree removal and
requiring the planting of a replacement tree in a different location in the public right-of-way. (For
more details, see the tree removal permit conditions for permit # 64184).
2. The applicant shall work with staff and the City Forester on addressing the portion of the
new addition that encroaches into the 6-foot setback of the oak tree.
Analysis: Staff included this condition due to the proximity of the new development to the 21-inch
oak tree on the north elevation of the property. The City Forester reviewed the plans and supports
staff’s recommendation that the applicant shall hand excavate any portion of the project that willbe located within the 6-foot setback of the oak tree. The City Forester recommends that if any
significant tree roots are discovered, the applicant shall use a bridged footing to avoid damaging
significant tree roots.
Additionally, the City Forester reviewed the landscape plan and approved the proposed plant list
stating that it is consistent with the City of Carmel’s guidelines and requirements.
Other Project Components:
Exterior Lighting: With regard to light fixtures Municipal Code Section 15 36 070 B 1 requires that
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DS 15-411 (Howley)
January 13, 2016
Staff Report Page 5
According to the Carmel Municipal Code section 17.10.030, since the proposed stone wall islocated behind the 5-foot side-yard street-facing setback, the proposed height of 6 feet is
permitted. The Planning Commission should consider if the height of the wall should be reduced or
if the grill should be relocated so that the wall does not face the street.
Outdoor Gas Fire Pit: The project proposal includes a 48-inch high outdoor gas-burning fire pit
located on the west (rear) portion of the property. It will be located approximately 13 ½-feet away
from the west (rear) property line and approximately 8 feet away from the south (interior, side)
property line. The seating area surrounding the fire pit will be sand.
Since the required setback for structures less than 15 feet tall is 3 feet (17.10.030), staff is not
concerned that any negative impacts will result from this proposal.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,pursuant to Section 15301 (Class 1) – Existing Facilities. The project includes a 380-square foot
addition to an existing 1,415-square foot residence, and therefore qualifies for a Class 1 exemption.
The proposed alterations to the residence do not present any unusual circumstances that would
result in a potentially significant environmental impact.
ATTACHMENTS:
• Attachment A – Finish Material Photographs
• Attachment B – Findings for Approval
• Attachment C – Conditions of Approval
• Attachment D – Project Plans
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Attachment A
Stone Wall Surrounding Lower-Story Redwood Deck
Sand-Set Cobblestone Driveway
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50
RE EIVED
DE 2
3
2 15
City
of Cormet by·the..Seo
Planning Building pt
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Attachment B – Findings for Approval
DS 15-411 (Howley) January 13, 2016
Findings for Approval
Page 1
FINDINGS REQUIRED FOR FINAL DESIGN STUDY APPROVAL (CMC 17.64.8 and LUP Policy P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding YES NO
1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
✔
2. The project is consistent with the City’s design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
project’s use of open space, topography, access, trees and vegetation will maintainor establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
✔
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
✔
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
✔
5. The project is consistent with the City’s objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.
✔
6 The design concept is consistent with the goals objectives and policies related to ✔
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Attachment C – Conditions of Approval
DS 15-411 (Howley) January 13, 2016
Conditions of Approval
Page 1
Conditions of Approval
No. Standard Conditions
1. Authorization: This approval of Design Study (DS 15-411) authorizes 1) a 380-
square foot, single-story, addition to the west elevation of the house, 2) the
removal of the existing brick patio, balcony and stairs and the installation of a
new 236-square foot redwood spaced-board deck and a new 49 square-foot
second-story deck, 3) the installation of a new stone wall surrounding the
redwood deck on the main floor, 4) a new skylight on the addition, on the
property’s south elevation, 5) the installation of off-white wainscot shiplap
siding at the property’s base and off-white board and batten siding on the upper
portion with new stucco on the existing painted brick chimney, 6) the
installation of a 48-inch-high stone gas fire pit on the west elevation in the rearyard, 7) the installation of a new stone chimney, 8) the replacement of the
existing concrete driveway, low concrete retaining wall and paver walkway in
the public right-of-way with a sand-set cobblestone driveway, stone-clad
retaining wall and decomposed granite walkway on the north elevation of the
property, 9) the installation of a new 4-foot high wood gate, 10) the installation
of 4-foot high stone posts, 11) the installation of a stone cooking station on the
north elevation shielded from public view by a six-foot-high portion of theproposed stone wall, 12) the installation of an outdoor shower on the south
elevation.
✔
2. The project shall be constructed in conformance with all requirements of the
local R-1 zoning ordinances. All adopted building and fire codes shall be
adhered to in preparing the working drawings. If any codes or ordinances
require design elements to be changed, or if any other changes are requested at
the time such plans are submitted, such changes may require additionalenvironmental review and subsequent approval by the Planning Commission.
✔
3. This approval shall be valid for a period of one year from the date of action
unless an active building permit has been issued and maintained for the
proposed construction.
✔
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DS 15-411 (Howley) January 13, 2016
Conditions of Approval
Page 2
based on site conditions. The landscaping plan shall show where new trees will
be planted when new trees are required to be planted by the Forest and Beach
Commission or the Planning Commission.
5. Trees on the site shall only be removed upon the approval of the City Forester or
Forest and Beach Commission as appropriate; and all remaining trees shall be
protected during construction by methods approved by the City Forester.
✔
6. All foundations within 15 feet of significant trees shall be excavated by hand. Ifany tree roots larger than two inches (2”) are encountered during construction,
the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If
roots larger than two inches (2”) in diameter are cut without prior City Forester
approval or any significant tree is endangered as a result of construction activity,
the building permit will be suspended and all work stopped until an investigation
by the City Forester has been completed. Twelve inches (12”) of mulch shall beevenly spread inside the dripline of all trees prior to the issuance of a building
permit.
✔
7. Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared forreview and adoption by the Planning Commission.
✔
8. The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
✔
9. Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
✔
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DS 15-411 (Howley) January 13, 2016
Conditions of Approval
Page 4
adjacent private property.
19a. An archaeological reconnaissance report shall be prepared by a qualified
archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permittedto recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
N/A
19b. All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
significance by a qualified archaeologist. If the resources are determined to besignificant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
✔
20. Prior to Building Permit issuance, the applicant shall provide for City
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
N/A
21. All conditions of approval for the Planning permit(s) shall be printed on a full-
size sheet and included with the construction plan set submitted to the Building
Safety Division.
✔
Special Conditions
22. The applicant shall plant and maintain one new upper-canopy tree of substantial
size and caliber and of a species approved by the City Forester as specified on
the submitted tree removal permit. The location, size, and species of this tree
✔
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)gal fittospon.Jnl tenuifolium
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ityof
Carmel by the Sea
Planning Building Dept.
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