DS 19-149 (Scenic 3 SE 9th Avenue): Consideration of Final Design Study (DS 19-149, Esperanza Carmel LLC) and associated Coastal Development Permit for the demolition of a single-family residence and  construction of a new single-family residence located on Scenic Road, 3 SE of 9th Avenue in the Single-Family Residential (R-1) and Beach and Riparian Overlay Zoning Districts. (APN: 010-302-011)

CEQA Action: Staff recommends that the project be found categorically exempt from CEQA requirements pursuant to Section 15303 (Class 3), New Construction or Conversion of Small Structures.

The project site is a 4,000 square foot lot located on Scenic, 3 SE 9th.  The existing residence is a 1,800 square foot one-story residence with a basement. A Final Determination of Historic Ineligibility was issued on September 7, 2018 for the existing residence.  The residence and most site improvements are proposed to be demolished to allow for the construction of a new 2,269 square foot one-story single family residence which includes a 210 square foot attached subterranean garage and an indoor pool. The residence is proposed to be finished with stone, tile roofing, and bronze windows.

The Concept Design Study was presented at the February 19, 2020 Special Planning Commission hearing and the concept was unanimously accepted subject to the draft conditions/ recommendations.  This project is under consideration for final approval and is appealable to the California Coastal Commission as the site is located within the appeal jurisdiction overlay.

Previous Hearing: At the previous hearing, the commission accepted the draft conditions and recommendations as prepared by staff.  The applicant has addressed the items which required action in the revised plans for the final hearing; the items which did not require action prior to the final hearing have been included as Special Conditions of Approval #30-32 (refer to Attachment 4).

Final Details: The residence is proposed to be finished with stone with a redwood garage door and redwood rafter-tails.  The visible portion of the roof is proposed to be finished with a clay tile roof, and the flat portion (not visible from the public right-of-way) with a stitchbond polyester fabric by Metacrylics (refer to Attachment #6) painted to match the clay tile roof.  Approximately half of the roof will consist of retractable skylights with automatic solar shades integrated into the installation (refer to Attachment 5, Sheet A5.0); the proposed skylights will not be visible from the right-of-way. 

At the concept hearing, there was discussion as to whether the finish materials where too similar to that of the residence immediately to the north.  As stated by the applicant at the concept hearing, "The walls will be stone, but it will be different from the stone next-door [to the north] and it will also be different in terms of lay.  The house next-door has a linear lay... if you look at our rendering, we are proposing a random lay." Additionally, the applicant stated, "the stone to the north has what you call drystack lay; there is no grouting.  Our proposed project will have grouting so the space between stones will differentiate it."  Staff has included a Special Condition of Approval requiring the stone to be a random lay with grouting to differentiate it from the residence to the north. Although it was not formally adopted as a condition of the project, it was recommended to the applicant that the stone should not be monochromatic and should be similar to the typical Carmel Stone. The applicant indicated at the concept hearing a physical material sample will be available at the final details hearing. 

Landscape/Lighting:  The applicant is proposing two light fixtures, both of which comply with the residential design guidelines and the city's lighting ordinance.  Standard Condition of Approval #10 has been maintained which addresses the city's exterior lighting requirements. 

The applicant is proposing to install a 4' tall meandering grape-stake fence between the front property line and cypress trees as seen on the site plan (refer to Attachment 5, Sheet A1.0).  The applicant has not included a landscape plan, but has included a new lower canopy tree to be planted on site as recommended by the City Forester.  Per CMC 17.34.040, all new development or substantial alteration of existing development shall require submittal and approval of a forest enhancement and management plan and a landscape plan. Conditions of Approval #4 and #29 have been included which require submittal of a landscape plan to be reviewed as part of the building permit.