CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

April 13, 2016

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, Acting Community Planning and Building Director

Submitted by: Ashley Hobson, Contract Planner

Subject: Consideration of Concept Design Study (DS 16-068) for the construction of a new single-family residence located in the Single-Family Residential (R-1) Zoning District.

Recommendation: Accept the Concept Design Study (DS 16-068) subject to the attached findings and recommendations/draft conditions. Application: DS 16-068 APN: 010-052-015 Block: 103 Lot: 24 Location: Vizcaino Street, 10 SW of Mountain View Applicant: Alan Lehman Property Owner: OSBT Investments Background and Project Description: The project site is located on Vizcaino Street, ten parcels southwest of Mountain View. The property is 4,000 square feet in size and the site is currently developed with a 2,545-square foot single family residence situated across multiple lots of record (block: 103, lots: 24, 26, and 28). The applicant is proposing to demolish the existing residence and construct a new 1,800-square foot, one-story house with a detached garage on lot 24 only. A separate application was submitted for a new residence on lots #26 and #28 (8,000-square foot lot), which is being reviewed as a separate project at the April 13, 2016 Planning Commission meeting (Design Study 16-069). The applicant has acquired additional water credits from the Malpaso Water Company which has allowed for the construction of two homes upon three lots of record.

220

DS 16-068 (OSBT) April 13, 2016 Staff Report Page 2 The applicant has submitted plans to build a new 1,800-square foot, one-story residence, consisting of the following project components: 1) a 200-square foot, attached garage on the front elevation, 2) siding materials including stone veneer on the garage and concrete stucco siding on the main residence, 3) three cantilevered windows with board and batten wood siding, 4) all wood windows and doors, 5) asphalt composition shingle roofing, 6) a chimney with stucco siding, 6) all new site coverage including a driveway, a stone entryway and a stone patio, and 7) all new wood fencing around the property. Staff has scheduled this application for conceptual review. The primary purpose of this meeting is to review and consider the site planning, privacy and views, mass and scale related to the project. However, the Commission may provide input on other aspects of the design.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf (45%) 1,171 sf 1,800 sf (45%)

Site Coverage 516 sf 1,840 sf** 516 sf

Trees 3 Upper /1 Lower (recommended)

Ridge Height (1st/2nd) 18 ft/24 ft Max. 1st floor: 15 ft Max. 1st floor: 16 ft 2 in

Plate Height (1st/2nd) 12 ft/18 ft Max. 1st floor: 8 ft 6 in Max. 1st floor: 8 ft

Setbacks Minimum Required Existing Proposed

Front 15 ft 30 ft 16 ft

Composite Side Yard 10 ft (25%) n/a Min: 13 ft 4 in

Minimum Side Yard 3 ft North Side: 6 ft

South Side: 0

Min. North Side: 4 ft 7 in

Min. South Side: 4 ft 4 in

Rear 15 ft 12 ft Min: 3 ft*

*Rear setback is 3-feet for portions under 15 feet in height

**Existing site coverage was calculated for all 3 lots combined (lot 24, 26, & 28)

221

DS 16-068 (OSBT) April 13, 2016 Staff Report Page 3 Staff analysis: Forest Character: Residential Design Guidelines 1.1 through 1.4 encourage maintaining “a forested image on the site” and for new construction to be at least six feet from significant trees. The entire site (lots 24, 26, and 28) contains nine trees, including five significant Monterey Pines and four significant Coast Live Oaks. No trees are proposed to be removed as part of this project. The City Forester has reviewed the plans and did not express any concerns with the proposal. No additional trees are recommended to be planted on the site. Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state that “designs should preserve reasonable solar access to neighboring parcels” and “maintain privacy of indoor and outdoor spaces in a neighborhood” and “maintain view opportunities.” Staff has not identified any view or privacy impacts that would be created by the addition. The proposed residence would be set approximately 1 foot above the ridge of the existing single-family dwelling, and therefore is not anticipated to create any significant view or privacy impacts to the adjacent neighbors. Mass & Bulk: Residential Design Guidelines 7.1 through 7.6 encourages a building’s mass to relate “to the context of other homes nearby” and to “minimize the mass of a building as seen from the public way or adjacent properties.” Further, these guidelines state that “a building should relate to a human scale in its basic forms.” The applicant is proposing to demolish the existing residence to build a new single-family residence. The adjacent property to the north is a single-story residence and the proposed project to the south is a two-story residence, and the neighborhood consists mostly of two-story houses with varied siding styles and materials. In staff’s opinion, the size of the proposed residence is compatible with other residences in the surrounding neighborhood and therefore the proposed residence meets the objectives of Residential Design Guidelines 7.1 through 7.6. Building & Roof Form: Residential Design Guidelines 8.1 through 8.3 state that "Shallow to moderately pitched roofs are appropriate on one-story buildings. More steeply pitched roof with low plate lines can be used on two-story buildings." The Guidelines emphasize using “restraint” and “simplicity” in building forms, which should not be complicated, and roof lines, which should “avoid complex forms.”

222

DS 16-068 (OSBT) April 13, 2016 Staff Report Page 4 The proposed design includes a one-story residence with an attached garage. The gable roofs all have a pitch of 6:12, with the exception of a flat roof portion at the front of the house. The proposed residence has two open-gable rooflines visible from the street, as well as a cantilevered bay window. Additionally, the applicant is proposing two dormer windows on the side (north) elevation with 6:12 dormer roofs above. In staff’s opinion, the roof design is simple and complements the building style and neighborhood context. Site Coverage: Municipal Code Section 17.10.030.C.2 states that: “Excess site coverage will be reduced at a rate equal to two times the amount of floor area added to the site, or to an amount that complies with the site coverage limits, whichever is less.” The project site exceeds the allowed site coverage of 516 square feet, and the applicant is proposing to bring the coverage into compliance by reducing the coverage to 516 square feet of coverage. The site coverage will consist of the driveway, front entry, front path and rear patio. Finish Details: Design Guideline 9.2 states that to: “Avoid visual complexity. Too many different materials or excessive details create a busy appearance and should be simplified” and that “Building forms, materials and details that contrast strongly within a single building…are discouraged.” Finish details are not typically reviewed at the Concept stage; however, the Planning Commission can provide input during the concept review. The proposed finish details include stucco siding on the main residence with wood board and batten siding around the oriel windows, and a stone veneer on the garage. In staff’s opinion, the applicant’s proposal includes too many types of finish materials and is inconsistent with the above noted guideline. In addition, the use of stone on the garage only adds to the prominence of the garage, in particular because it is located at the center of the residence. A condition has been drafted requiring the applicant to revise the finish materials as directed by the Planning Commission. In addition to this issue, the applicant is also proposing composition-shingle roofing. Staff recommends that the applicant use either natural wood or one of the approved synthetic materials. The Commission should discuss the roofing. Public ROW: The unimproved portion of the City Right-of-Way (ROW) between the front property line and edge of paving is approximately 7 feet wide at the widest point. Staff did not identify any encroachments within the ROW.

223

DS 16-068 (OSBT) April 13, 2016 Staff Report Page 5 Environmental Review: The proposed project is categorically exempt from CEQA requirements, pursuant to Section 15303 (Class 3) – New Construction or Conversion of Small Units. The project includes the construction of one single-family residence in a residential zone, and therefore qualifies for a Class 3 exemption. The proposed residence does not present any unusual circumstances that would result in a potentially significant environmental impact. ATTACHMENTS:

• Attachment A – Site Photographs • Attachment B – Findings for Concept Acceptance • Attachment C – Draft Recommendations/Conditions • Attachment D – Project Plans

224

Attachment A – Site Photographs

225

Attachment B – Findings for Concept Acceptance DS 16-068 (OSBT) April 13, 2016 Concept Findings Page 1

FINDINGS REQUIRED FOR CONCEPT DESIGN STUDY ACCEPTANCE (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 maintain or 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 residential design in the general plan.

✔

7. The development does not require removal of any significant trees unless necessary to provide a viable economic use of the property or protect public health and safety. All buildings are setback a minimum of 6 feet from significant trees.

✔

8. The proposed architectural style and detailing are simple and restrained in character, consistent and well integrated throughout the building and

✔

226

DS 16-068 (OSBT) April 13, 2016 Concept Findings Page 2 complementary to the neighborhood without appearing monotonous or repetitive in context with designs on nearby sites.

9. The proposed exterior materials and their application rely on natural materials and the overall design will add to the variety and diversity along the streetscape.

✔

10. Design elements such as stonework, skylights, windows, doors, chimneys and garages are consistent with the adopted Design Guidelines and will complement the character of the structure and the neighborhood.

✔

11. Proposed landscaping, paving treatments, fences and walls are carefully designed to complement the urbanized forest, the approved site design, adjacent sites, and the public right of way. The design will reinforce a sense of visual continuity along the street.

TBD

12. Any deviations from the Design Guidelines are considered minor and reasonably relate to good design principles and specific site conditions.

✔

COASTAL DEVELOPMENT FINDINGS (CMC 17.64.B.1):

1. Local Coastal Program Consistency: The project conforms with the certified Local Coastal Program of the City of Carmel-by-the Sea.

✔

2. Public access policy consistency: The project is not located between the first public road and the sea, and therefore, no review is required for potential public access.

✔

227

Attachment C – Recommendations/Draft Conditions DS 16-068 (OSBT) April 13, 2016 Recommendations/Draft Conditions Page 1

Recommendations/Draft Conditions

No. 1. The applicant shall revise the finish materials prior to Final Planning Review to be

consistent with the Residential Design Guidelines. Specifically, the applicant shall remove the proposal for a composition shingle roof and replace the roofing material with a natural material or an approved synthetic.

228

229

CODE COMPLIANCE NOTES

1. THIS PROJECT SHALL COMPLY WITH THE 2013 CALIFORNIA RESIDENTIAL CODE, 2013 CALIFORNIA BUILDING CODE, 2013 CALIFORNIA FIRE CODE, 2013 CALIFORNIA ELECTRICAL CODE, 2013 CALIFORNIA PLUMBING CODE, 2013 CALIFORNIA MECHANICAL CODE, 2013 CALIFORNIA ENERGY CODE, 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE AND ANY OTHER APPLICABLE CODES.

2. FIRE SPRINKLERS ON DEFERRED PERMIT

REVISION NOTES

PERSPECTIVE VIEW FROM STREET

GENERAL NOTES 1.DO NOT SCALE DRAWINGS.

2.CONTRACT DOCUMENTS WHICH DESCRIBE EXISTING CONSTRUCTION HAVE BEEN BASED ON FIELD INSPECTION, BUT ARE NOT BASED ON EXTENSIVE FIELD MEASUREMENTS, OPENING OF CONCEALED CONDITIONS OR EXCAVATION OF BURIED ITEMS. NO RELIABLE CONSTRUCTION DOCUMENTS FOR THE EXISTING STRUCTURE WERE AVAILABLE. THESE DRAWINGS ARE INTEDED AS A GUIDE TO THE CONTRACTOR WHO SHALL VERITY DIMENSIONS BEFORE PROCEEDING WITH WORK. CONTRACTOR SHALL OBTAIN APPROVAL FROM THE DESIGNER BEFORE PROCEEDING WITH WORK REGARDING CHANGES, DISCREPANCIES OR ALTERATIONS THAT ARE INCONSISTENT WITH THESE DRAWINGS. NOTIFY THE DESIGNER 1M MEDIATELY OF PRE-EXISTING CONDITIONS WHICH PROHIBIT EXECUTION OF WORK AS DESCRIBED HEREIN.

3 .. NEW CONSTRUCTION TO MATCH EXISTING DETAILS AND FINISHES. WHERE NEW CONSTRUCTION MEETS EXISTING CONSTRUCTION, PATCH AND MATCH SURFACES AND FINISHES TO ALIGN CONSISTENTLY SO NO VISUAL EVIDENCE OF CORRECTED WORK REMAINS UPON COMPLETION.

4.FLOOR ELEVATIONS =TOP OF PLYWOOD SUB-FLOOR OR TOP OF SLAB.

5.ALL WALLS DIMENSIONED TO FACE OF STUD (UNLESS OTHERWISE NOTED).

NO SCALE

PROJECT INFORMATION

OWNER OSBT INVESTMENTS SITEADRESS VIZCAINO 10 SW OF MOUNTAIN

VIEW, Carmel CA 93921 APN APN 010-052-015 LEGAL CARMEL BY THE SEA ADD 5 LOT 24

BLK 103 NE 1/2 OF LOT 26 BLK 103 SW 1/2 OF LOT 26 ALL OF LOT 28 BLK 103.

LOT/BLOCK LOT 5, BLK 103 YEAR BUILT 1954 ZONING R-2 CONST. TYPE V-B OCCUPANCY R-3 FIRE SPRINKLERS YES, DEFERRED PERMIT HISTORIC NO

LOT SIZE 4000 S.F. EXISTING BUILDING AREA 727 S.F. EXISTING SHED 64S.F. EXISTING GARAGE 380 S.F.

!;XI§IItll!:i IQI&. aUII.Qir:J!:i ABliA HZl §IE PROPOSED BUILDING AREA 1600 PROPOSED GARAGE AREA (-287) 200

fBQfCS!;Q DUAL aUILQI~!:i ABGA llillD S.E~

SITE ~Qll!;R&ili FRONT PATH (PERMEABLE) 57 S.F. FRONT ENTRY 63 S.F. DRIVEWAY (PERMEABLE) 146 S.F. REAR PATIO (PERMEABLE) 250 S.F.

SIT!i ~Qll!;BAQ!i TQIAL ~ E~ISTitiQ SIIE ~Q)li;RAGE DRIVEWAY (ASPHALT) 539 S.F. REAR BRICK PATIO (PERMEABLE) 887 S.F. FRONT BRICK PATIO AND PATH 414 S.F. !(PERMEABLE)

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NOTE: EXISTING SITE COVERAGE AS SHOWN IS FOR 3 LOTS COMBINED

DRAWING INDEX

A1 PROJECT DATA, VICINITY MAP, STREET ELEVATION, PERSPECTIVE VIEWS

A2 EXISTING SITE PLAN, PROPOSED SITE PLAN, AVERAGE GRADE PLAN

A3 PROPOSED FLOOR PLAN, STREET ELEVATION, WINDOW SCHEDULE

A4 ELEVATIONS A5 ROOF PLAN A6 LANDSCAPE PLAN, EXTERIOR LIGHTING PLAN, FENCE

DETAIL A? EXISTING ELEVATIONS, EXISTING FLOOR PLANS AS SURVEY A9 PRELIMINARY SITE ASSESMENT

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SCOPE OF WORK NEW 1600 S.F. RESIDENCE WITH 200 S.F. AlTACHED GARAGE. 3 BEDROOM 3 BATHROOM. SEPERATE LOT 24 FROM APN 010· 052-015

CONTACT INFORMATION

OWNER- OSBT Investments

DESIGNER- Alan Lehman

831.747.4718

831.747.4718

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HILLYARD APN: 010-052-010

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NOTES: 1. OOUNON!Y lOCATJOI;S SllM HEREON W£R( D£1ERII!Nl0

WITil Tit( B!:NEFiT Of A FIELD SIJIMY SU0PCEM00£0 BY RECORO DATA. ALL a:JU~OARY DATA SI10Mt AAE fROI,I 1HE RECORDS.

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3. CONTOUR iNTERVAl • I FOOT.

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LEGEND: -·-·- FENCE liNE AC . •• . • . ••. • ASPHALTIC CONCRET£ f.ll . . . . . . ELICTRiC II(T£R EP •••.• •• . •• EOGE Of PA'IEUENT m . . . . FINISHED FlOOR EliVATION Gl.l •.•..... • • CAS MET£R HB ....... ... HOSE SIB SSCO. . • . .. . SANITA~Y SUER CLEAN OCIT UP . . . . ... . . Ul!UTY POL£ 'Mi ...•....•. W~ltR ~ET£R

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LOTS 24, 26, & 28, BLOCK 103 ADDITION No.5 CARMEL-BY-THE-SEA

VOLUME 2, CITIES & TOWNS, PAGE 22

CllYOfCNML STAlE Of CliJF~

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GAIL LEHMAN

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MONTEREY BAY ENGINEERS, INC. CIVIL I:IIGlNEERlliG • SIIBDMS!ONS • LAllll SUR'IEYII!G • COHSTRIJCT!Oll STAKING

607 Charles Ave Suite B Seuide, C<>Jitontio 93955 Phone: (831) 899-7899

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