Volume: The architect calculated the volume of the additions to the residence only, as allowed pursuant to Section 17.10.030.D.3.b of the Municipal Code. The allowable volume of the additions only is 8,512 cubic feet, and the proposed volume is 6,203 cubic feet. Therefore, the proposed project meets the required volume standards.
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 project does not propose to remove any trees, and the proposed additions would be setback a minimum of six feet from all significant trees, as required by CMC Section 17.48.110.A (Protection of Existing Trees). Required tree planting will be determined by the City Forester prior to building permit issuance based on site conditions for the long-term health and viability of the existing and proposed trees. The project meets the objectives of forest character.
Privacy and Views: Residential Design Guidelines 5.1 through 5.3 encourage designs that preserve reasonable privacy for adjacent properties and maintain view opportunities of natural features.
Staff Response: The primary concerns for privacy relate to the properties north and south of the proposed second-story addition. The architect designed the project to limit impacts to the south neighbor, moving the second-story element away from their second-floor window to limit views into their living room, and limiting the size of the window in the proposed second-story bathroom.
The applicant received correspondence from the neighbor to the north, who expressed reservations about the placement of a window in the second-story bedroom and the use of a glass guard rail on the proposed second-story balcony. The applicant responded to these concerns by eliminating the north facing window in the second-story bedroom and changing the material of the guard rail on the proposed second-story balcony to an opaque material. No additional correspondence was received by the applicant or staff at the time this report was published.
No view impacts have been identified by staff, and no correspondence concerning views was received at the time this report was published.
Parking and Access: Residential Design Guidelines 6.1 through 6.7 encourage subordinate parking facilities that do not dominate the design of the house or site, minimizing the amount of paved surface for a driveway, positioning garages to maximize open space, views, and privacy, and minimizing visual impacts.
Staff Response: The existing one-car garage is located on the lower level of the residence, set behind landscaping and a small driveway. The project would not expand the footprint of the garage or driveway and would therefore not create additional visual impacts from the right-of-way.
Mass and Bulk: Residential Design Guidelines 7.1 through 7.7 encourage 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 373-square foot second-story addition contains a bedroom, bathroom, and walk-in closet. The 60-square foot first-story addition contains a portion of a new stairwell and an expanded bedroom. Together, the additions are approximately 24 percent of the total square footage of the residence. The additions are located at the rear of the existing residence and do not add substantial bulk as viewed from the right-of-way. The additions will maintain front, rear, and side yard setbacks. The project meets the objectives of mass and bulk.
Building and Roof Form: Residential Design Guidelines 8.1 through 8.5 encourage traditional building forms, using restraint with variations in building planes, using simple roof forms that are proportionate to the scale of the building, and roof eave lines that are low in scale.
Staff Response: The addition is rectangular in form. A gable roof pitched at 4:12 to match the existing roof is proposed. Roof eaves project into the required side yard setbacks. All new eaves within 2 feet of a property line are limited to no more than 4 inches and must have solid blocking underneath in accordance with the California Building Code. Special Condition No. 31 identifies this requirement. As conditioned, the project meets the objectives of building and roof form.
Finish Details: The building, including additions, is proposed to be finished with materials and colors to match existing, including plaster (beige), fire-treated cedar shingles, wood windows and doors (sage green), and PVC fascia board trim (dark bronze).
The color palate consists of muted earth tones, as encouraged by the Residential Design Guidelines (see “A note about colors” on pg. 10 of Residential Design Guidelines – Final Details Review (Click Here for Residential Design Guidelines).
Site Coverage: Carmel Municipal Code Section 17.10.030 limits the amount of site coverage to 22 percent of the base floor area. A bonus of 4 percent of the lot size is allowed when at least half of all site coverage is permeable/semi-permeable. Permeable/semi-permeable materials include gravel, spaced decking and exterior stairs, sand-set bricks or pavers, garden walkways of small paving stones, and arbors. Impermeable materials include asphalt, concrete, mortared brick and stone, decomposed granite, unspaced decking and balconies at any level, garden walls, solariums, bridges, sheds (not counted as floor area, ponds, hot tubs, and swimming pools.
The property contains 1,604 square feet of site coverage and is nonconforming. CMC Section 17.10.030.C.2 states, Nonconforming Site Coverage. Sites not in compliance with site coverage limits shall not be authorized to increase site coverage. Sites with excess coverage may add floor area consistent with subsection (D)(3) of this section, Exterior Volume, 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.
The project proposes 433 square feet of additions and requires a reduction in site coverage of at least 866 square feet. The applicant is proposing to remove 875 square feet of site coverage, including gravel and pavers, hardscape, sand set pavers, and wood deck and stairs. Proposed site coverage would total 729 square feet, consisting of a driveway composed of sand set pavers, hardscape, and retaining walls. The project meets the requirements of the Carmel Municipal Code.
Exterior Lighting: Residential Design Guideline 11.8 states, Preserve the low nighttime lighting character of the residential neighborhoods. Use lights only where needed for safety and at outdoor activity areas. Appropriate locations may include building entries, gates, terraces, walkways, and patio. Point lights downward to reduce glare and avoid “night pollution.” Local and shield fixtures to avoid glare and excess lighting as seen from neighboring properties and from the street.
The applicant has proposed exterior recessed deck lighting using a maximum of 50 lumens. Existing lighting is not shielded and is therefore not consistent with the Residential Design Guidelines. Given the scope of work (e.g., construction requiring relocation of some light fixtures), Condition of Approval 12 requires the installation of shielded, down facing lights.
Public Correspondence: The applicant received correspondence from the neighbor to the north, who expressed reservations about the placement of a window in the second-story bedroom and the use of a glass guard rail on the proposed second-story balcony. The applicant responded to these concerns by eliminating the north facing window in the second-story bedroom and changing the material of the guard rail on the proposed second-story balcony to an opaque material. No additional correspondence was received by the applicant or staff at the time this report was published.