The proposed project includes minor additions to an existing house that will match the current color and materials. Additional project components include the reduction of the site coverage to current standards, a fireplace chimney, and skylight. Given the project's scope, it is being brought forward as a combined action.  

Staff recommends that the Planning Commission adopt a Resolution approving a combined Concept and Final Design Study (DS 22-198, Karapetkov) and associated Coastal Development Permit for a 323 square-foot addition to an existing single-family residence, new gas-burning fireplace and chimney, new skylight at the rear west elevation, and site improvements that include site coverage reduction subject to the attached findings and recommendations/conditions (Attachment 1).

The project site is a 7,560-square foot lot located at 3009 Lasuen Drive across the street from the Carmel Mission. The property is developed with a 2,065 square-foot single-story residence inclusive of a 457 square-foot attached, two-car garage, 1,219 square feet of site coverage, and an existing 6-foot-high wood fence along the side, rear, and most of the front property lines. The applicant proposes a net addition of 323 square feet for a primary bedroom and bath in the rear elevation, maintaining the single-story element. The residence is clad with horizontal wood siding, and the additions are proposed to match the existing finish. The current composition shingle roof is to remain, and the addition will match the existing material. The proposed windows for the addition to match the existing metal windows. The other improvements include a second gas fireplace in the new primary bedroom with a brick-clad chimney and a second skylight on the rear west elevation.

Staff has scheduled this application for a combined Concept and Final review as the project consists of a minor addition with no significant issues needing to be addressed that would require multiple hearings consistent with CMC 17.58.040.B.5.a.

Forest Character: Residential Design Guidelines 1.1 through 1.4 encourage preserving significant trees and minimizing impacts on established trees; protecting the root systems of all trees to be preserved; and, maintaining a forested image on the site.

Staff Response: The site contains fifteen (15) trees consisting of three (3) oaks, nine (9) cypress, and three (3) other. One of the Oak trees is classified as a significant Coast live oak. The applicant is not requesting to remove any trees. The City Forester does not require planting any new trees as the neighborhood's character is not forested. The standard tree protection measures required by the Forester have been included as Condition of Approval #16. 

As conditioned, the project is consistent with the Design Guidelines pertaining to the forest character. 

Privacy and Views: Residential Design Guidelines 5.1 through 5.3 encourages designs that preserve reasonable privacy for adjacent properties and maintain view opportunities to natural features.

Staff Response: Staff has not identified any privacy or view impacts associated with the project. The proposed 323 square-foot addition maintains the plate height of the existing structure. The new addition’s ridge would be approximately 1 foot lower than the existing residence.

The windows proposed for the addition are generally the same size as the existing metal windows. There is a single window on the west elevation, a 6-foot fence, and some vegetation provides a screen for the neighbors to the west. The four windows on the north elevation are screened by a 3’-6“retaining wall, and 6-foot fence, setback 3 feet from the retaining wall along the rear property line that blocks the view of the windows from the north neighbor (Attachment 3, Attachment 4, Sheet, A6.0, north elevation). 

The addition does not establish any new view into neighboring properties nor create a view impact, therefore the project is consistent with 5.1 through 5.3 of the Design Guidelines pertaining to privacy and view impact.

Mass and Bulk: Residential Design Guidelines 7.1 through 7.7 encourages a building’s mass to relate to the context of other homes nearby; minimize the mass of a building as seen from the public way or adjacent properties; and, relate to a human scale in its basic forms. 

Staff Response: The proposed addition does not significantly increase the mass and bulk of the main residence as seen from the public way. The 323 square-foot addition is at the rear of the property and has a single-story form, and maintains the existing roof pitch and form. The plate height of the addition is maintained at 9’-1,” and the ridge height is lower by 1’-9” than the existing ridge of 13’-10”. The subject property is located across the street from the Carmel Mission, and the adjacent properties contain two-story residences. The neighborhood consists mainly of two-story homes with varied siding styles and materials. In addition to the structure exhibiting a human scale and maintaining the residential character, and filtered through heavy vegetation and a 6 foot-high fence at the front elevation. The proposed additions would be nearly indistinguishable from the existing site conditions.

The project meets the design guideline objectives for mass and bulk.

Building and Roof Form: Residential Design Guidelines 8.1 through 8.5 encourages traditional building forms; using restraint with variations in building planes; using simple roof forms that are in proportion to the scale of the building; and, roof eave lines that are low in scale. Guideline 8.3 states to “limit the number of subordinate attachments, such as dormers, to avoid cluttered design.”

Staff Response: The proposed additions and modifications accentuate the existing L-shaped single-story building form. The current hip roof form will be maintained. The proposed additions are compatible with the existing residence and maintain the existing building and roof forms, as well as the 4:12 roof pitch. The project meets the design guideline objectives for roof forms.   

Finish Details: Residential Design Guideline 9.4 states, “Architectural details should appear to be authentic, integral elements of the overall building design concept.” Design Guideline 9.5 encourages the use of natural building materials such as wood and stone and Design Guideline 9.8 states, “Roof materials should be consistent with the architectural style of the building and with the context of the neighborhood.”

Staff Response: The existing residence is clad with “shaker beige” horizontal wood siding –the new addition is proposed to match the existing siding in color and material. The roof addition will match the current mission brown composition shingle, and the proposed gutters and downspouts will match the existing ‘weathered copper’ painted metal gutters and downspouts.

The windows proposed for the addition are generally the same size as the existing metal windows. (Attachment 4, Sheet 6, 8 & 9). Condition of Approval #20 has also been included stating that the finish materials of the addition shall match the existing residence in terms of color, materials, and finish. 

Site Coverage/Landscaping/Fencing: The permitted site coverage is 22% of the allowable floor area. Based on a maximum allowed base floor area of 2,863 square feet, the allowed site coverage would be 630 square feet. Site coverage may be increased to no more than 932 square feet if half of all site coverage is constructed of permeable or semi-permeable materials.

Sites not in compliance with site coverage limits shall not be authorized to increase site coverage. Sites with excess coverage may add floor area only when:

a.       The site complies with the R-1 district tree density provisions established in CMC 17.48.080(A), and all existing and new trees have sufficient space to protect the root zones and provide for new growth; and

b.      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.

Staff Response: The applicant is reducing site coverage by 620 square feet from approximately 1,219 square feet to 599 square feet bringing the site into compliance with the zoning requirements CMC 17.10.030.C.2.b that states that site coverage be reduced at a rate equal to two times the amount of floor area added to the site (Attachment 2). The applicant is not proposing any new landscaping, and the City Forester does not require planting any new trees as the neighborhood's character is not forested. No new fencing is proposed, and the existing fence at the front setback exceeds the allowed 4-foot height limit by 2 feet. However, a non-conforming fence can be maintained.

Lighting/Skylights: Carmel Municipal Code Section 15.36.070.B.1 states that all exterior lighting attached to the main building or any accessory building shall be no higher than 10 feet above the ground and shall not exceed 25 watts (incandescent equivalent; i.e., approximately 375 lumens) in power per fixture, and that landscape lighting shall not exceed 18 inches above the ground nor more than 15 watts (incandescent equivalent; i.e., approximately 225 lumens) per fixture. 

Residential Design Guidelines 9.13 and 9.14 state, when a skylight is to be used, it should blend with the overall building design and its visual impacts should be minimized. Skylights may be appropriate when, interior spaces have no access to exterior windows or windows have limited access to light; windows would cause greater impacts to adjoining homes; the skylight design is compatible with the architecture; and, the size is appropriate to the lighting task. Skylights should not be visually prominent from the street or neighboring windows. The size, placement, number, and design should be an integral part of the building design; skylights should be framed in colors that match adjoining roof surfaces, and skylights that produce glare or light pollution visible to neighbors or the public should be mitigated.

Staff Response: The applicant is proposing two wall-mounted light fixtures for the proposed addition. The proposed bronze-colored light fixture is dark sky compliant and fitted with an LED bulb that produces 350 lumens. The fixtures will be mounted 18 inches from the ground, and the light source will be shielded and directed downward as the Residential Design Guidelines encourage.

The proposed skylight measures 2’ x 2’ with flashing to match roof color and non-reflective glazing and interior shade. The skylight is on the rear west elevation and not visible from the street. Condition of Approval # 18 requires that the skylight shall be low-profile and use non-reflective glass to minimize the amount of light and glare visible from adjoining properties. In addition, manual or automatic shades shall be installed in each skylight to reduce visible light transmission during the hours of darkness. 

Staff recommends the project be found categorically exempt from the California Environmental Quality Act (CEQA), State CEQA guidelines and local environmental regulations, pursuant to Section 15301 (Class 1) – Existing Facilities. Class 1 exemptions include, alterations to existing private structures involving negligible or no expansion of the existing or former use such as additions to existing structures provided that the addition will not result in an increase of more than 50 percent of the existing floor area or 2,500 square feet, whichever is less. The project consists of interior and exterior alterations and additions to an existing single-family residence. The 323-square-foot increase in floor area for the site represents an 17% increase in floor area of the existing site. The project does not change the existing or former use of the property as a single-family residence and the project does not present any unusual circumstances that would result in a potentially significant environmental impact, and no exceptions to the exemption exists pursuant to Section 15300.2 of the CEQA Guidelines.