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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

March 9, 2016

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, Interim Community Planning and Building Director

Submitted by: Ashley Hobson, Contract Planner

Subject: Consideration of Concept Design Study (DS 16-024) for partial demolition

and substantial alterations to an existing residence located in the Single-

Family Residential (R-6) Zoning District.

Recommendation:

Continue the Concept Design Study (DS 16-024) with recommendations/draft conditions.

Application: DS 16-024 APN: 009-381-007

Block: 8 Lot: 7 Location: 2848 Santa Lucia Avenue

Applicant: BSI Holdings Property Owner: BSI Holdings

Background and Project Description:

The project site consists of a single-family dwelling on a 9,654-square foot lot, located at 2484

Santa Lucia Avenue, on the southwest corner of Santa Lucia and Dolores Street. The existing

dwelling is 1,713 square feet in size and includes a 380-square foot garage. A final

determination of historic ineligibility was issued by the City for the residence on October 14,

2015.

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DS 16-024 (BSI Holdings)

March 9, 2016

Staff Report Page 2

project components include: 1) change in architectural style of the residence including a newlarge gable element with heavy timbers, 2) backfilling a portion of the rear-yard to construct a

patio, which includes 5-foot high retailing walls, 3) the reduction of 763-square feet of site

coverage throughout the site, 4) the removal and relocation of the front fence, 5) new doors

and windows throughout, and 6) a new chimney.

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 9,654 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 3,253 sf 2,363 sf (30%) 3,253 sf (40%)

Site Coverage 1,101 sf* 1,862 sf 1,099 sf

Trees 3 Upper /1 Lower

(recommended)

7 Trees 7 Trees

Ridge Height 1st Floor: 18 ft

2nd

floor: 24 ft

1st Floor: 13 ft

2nd

floor: 21 ft 11 in

1st Floor: 15 ft 3 in

2nd

floor: 23 ft 4 in

Plate Height 1st Floor: 12 ft

2nd Floor: 18 ft


2nd floor: 16 ft 10 in


2nd floor: 16 ft 10 in

Setbacks Minimum Required Existing Proposed

Front 15 ft 38 ft 38 ft

Composite Side Yard** Varies (25%) Min: Approx. 36 ft (40%) Min: Approx. 14 ft (25%)

Side Yards*** Min. West Side: 3 ft

Min. East Side: 3 ft

Fronting Santa

Min. West Side: 5 ft


Min. Fronting Santa

Min. West Side: 5 ft


Min. Fronting Santa

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March 9, 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 site contains seven trees, three of which are classified as significant (Coast Live Oaks). The

project proposal does not include the removal of any identified trees on the site. The City

Forester has not recommended any additional trees to be planted on the site as a condition of

approval.

The applicant is proposing to backfill a portion of the rear-yard to construct a patio. Staff notes

that the proposed patio and associated retaining walls are located adjacent to several trees.

Staff has forwarded the plans to the City Forester to review potential impacts to the tree roots.An update on this will be provided to the Commission at the meeting.

Privacy & Views: Residential Design Guidelines 5.1 through 5.3 states that “designs should

preserve reasonable solar access to neighboring parcel;” “maintain privacy of indoor and

outdoor spaces in a neighborhood;” and “maintain view opportunities.”

Staff has not identified any significant privacy or view impacts associated with this remodel

project at this time. The applicant is proposing to enlarge the deck at the rear of the house,

however, the proposal does not appear to create any privacy impacts to surrounding

properties. Staff notes that the proposed deck is located more than 40 feet from the rear

property line and more than 20 feet from the side property lines. In addition, the rear yards of

all surrounding neighbors are situated significantly below the residences and should not be

impacted.

Staff notes that the applicant is proposing several very large windows on the rear elevation that

could impact neighboring privacy. The Planning Commission and staff will have the opportunity

to further evaluate the potential impact during the Tour of Inspection

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March 9, 2016

Staff Report Page 4

The proposed additions would be located mostly under the existing home, with minor additionson the front and rear elevations, and therefore would not have a significant impact on the mass

and bulk viewed from the street. The applicant is proposing to raise the height of the east-west

ridgeline from 13-feet 10-inches to 15-feet 3-inches, which adds some additional building mass

to the street elevation, but in staff’s opinion, does not present a substantial issue.

However, staff is concerned with the proposed new gabled element and associated heavy

timbers. In staff’s opinion, the proposed new element is incompatible and out of scale with the

existing residence. On the front (north) elevation the design creates the appearance of a grand

entry and the rear (south) elevation also appear grand in scale. Staff notes that the proposed

gable roof extends over the rear deck, and as such the entire area below it is counted as

additional volume. While a volume analysis has not been conducted yet, in staff’s opinion the

proposed project will not meet the City’s volumetric requirements.

In addition to the mass associated with the gable element, staff is also concerned with the

amount of glazing on the rear elevation. Design Guideline 9.12 states an objective to “limit and

size windows and doors to achieve a human scale while avoiding mass and privacy impacts. ”

The proposed project has multiple large windows on both the front and rear elevations. In

staff’s opinion, these large windows add mass and bulk to the design. Staff has drafted a

condition requiring that the applicant revise the design to be more consistent with theResidential Design Guidelines with regard to mass and window size.

Also contributing the mass of the building is the proposed new chimney, which has a horizontal

dimension of 6.5 feet, which exceeds the allowed standards in Municipal Code Section

17.10.030 of 3-feet 6-inches for double flue chimneys. Staff has included a condition that the

horizontal dimension of the chimney is reduced.

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

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March 9, 2016

Staff Report Page 5

rooflines and building forms do not appear overly complex and are consistent with the aboveguidelines. However, in staff’s opinion the proposed massing is an issue that will require

project redesign.

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 contains 1,862 square feet of site coverage and exceeds the allowed site

coverage of 1,101 square feet by 761 square feet. The applicant is proposing to bring the site

coverage into compliance by reducing the coverage to 1,099 square feet. The site coverage will

consist of patios, walkways, a shared driveway, and site walls. Staff notes that the existing

driveway is shared with the adjacent neighbor to the east, and exceeds the allowable width

within the City Right-of-Way; however the applicant is not proposing to change the driveway.

Fences/Walls: With the exception of the front fence within the Right-of-Way, all existing fences

are proposed to remain. The fence within the Right-of-Way will be removed and relocated

onto the property. Fence heights and details are not identified, but will be included as part of

the next round of review for this application.

The applicant is proposing to backfill a portion of the rear-yard in order to construct a patio,

which will require approximately 5-foot high retaining walls. A significant amount of cut and fill

will be required, and staff has included a condition that the applicant submit a grading plan that

shows the proposed cubic square footage proposed for the site. Specific wall details are not

identified, but will be included as part of the next round of review for this application.

Finish Details: Finish details are not typically reviewed at the Concept stage; however, the

Planning Commission can provide input to the applicant. The finish details include horizontal

wood siding with exposed wood rafters and railings. All windows and doors are proposed to be

wood.

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March 9, 2016

Staff Report Page 6

should be retained for appropriate mitigation. Staff has included a condition of approval basedon the project archaeologist’s recommendation.

Public ROW: The unimproved portion of the City Right-of-Way (ROW) between the front

property line and edge of pavement is approximately 34 feet in width along Santa Lucia and 16

feet in width along Dolores Street. The existing fence encroaches into the Right of Way along

both street frontages, and the applicant is proposing to remove the fence and rebuild it

completely on the property. Staff has not identified any other encroachments.

Environmental Review: The proposed project is categorically exempt from CEQA requirements,

pursuant to Section 15301 (Class 1) – Existing Facilities. The project includes an 890-square foot

addition to an existing 2,363-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 – Site Photographs

• Attachment B – Draft Recommendations/Conditions

•

Attachment C – Project Renderings• Attachment D – Project Plans

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Attachment A – Site Photographs

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Story Poles visible from Santa Lucia and Dolores Street

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Attachment C – Recommendations/Draft Conditions

DS 16-024 (BSI Holdings

March 9, 2016

Recommendations/Draft Conditions

Page 1

Recommendations/Draft Conditions

No.

1. The applicant shall work with City staff to determine if the proposed rear patio

impacts adjacent trees.

2. The applicant shall reduce the mass and scale and of the design (gable element)to be more compatible with the existing residence and consistent with the

objectives of the Residential Design Guidelines.

3. The applicant shall reduce the size of the windows and amount of glazing on the

rear elevation.

4. The applicant shall reduce the horizontal dimensions of the chimney to conform

with Municipal Code Section 17.10.030

5. The applicant shall submit a grading plan indicating the cubic yards of fillproposed for the rear patio.

6. The applicant shall provide fence and wall height details on the revised set of

plans.

7. If archaeological resources or human remains are accidentally discovered during

construction, work shall be halted within 50 meters (approx. 160 feet) of the find

until it can be evaluated by a qualified professional archaeologist. If the find is

determined to be significant, appropriate mitigation measures shall be

formulated, with the concurrence of the Lead Agency, and implemented.

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' '

R VISION

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City

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PROJECT DIRECTORY

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TITLE PAGE PROJECT

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