DS 23-092 (Brown): Consideration of a Final Design Study and associated Coastal Development Permit for the demolition of more than 50 percent of the exterior walls of a 1,755-square-foot single-story residence on an 8,000-square-foot lot and construction of one- and two-story additions totaling 1,028 square feet located at the southwest corner of Guadalupe Street and 4th Avenue in the Block 45 Specific Plan Area and Single-Family Residential (R-1) District. APN: 010-036-001-000.

Adopt a Resolution (Attachment 1) approving a Design Study and associated Coastal Development Permit for the demolition of more than 50 percent of the exterior walls of a 1,755-square-foot single-story residence on an 8,000-square-foot lot and construction of one- and two-story additions totaling 1,028 square feet located at the southwest corner of Guadalupe Street and 4th Avenue.

Prior Public Hearings

The Planning Commission reviewed the design concept plans on August 9, 2023, and continued the project with direction to the applicant to make design changes consistent with the draft conditions presented by staff. On September 13, 2023, the applicant submitted revised design concept plans, and the Planning Commission reviewed them on October 11, 2023, and adopted Resolution 2023-050-PC accepting the revised concept design with conditions. Below is a list of the three conditions, followed by a staff response.

1)     Volume Study. Following Concept acceptance and prior to the final details review, the Applicant shall submit to the Planning Division for review a full-size printed set of revised plans that respond to the recommendations/draft conditions that affect massing, height, site planning, and/or grading for the required volume study. The project shall be found in conformance with the allowable volume prior to being scheduled for final approval.

Staff Response: On November 21, 2023, the volume study was completed, and the project was found to be under the allowable volume by over 2,500 cubic feet.

2)     Eliminate Vaulted Ceiling. Prior to the final details review, the Applicant shall submit revised plans to the Planning Division for review that eliminate the vaulted ceiling above the family room.

Staff Response: On October 26, 2023, the applicant submitted revised project plans that no longer include the vaulted ceiling above the family room.

3)     Second Floor Terrace. Prior to the final details review, the Applicant shall submit revised plans demonstrating a minimum 6-foot setback between the south side of the second-floor yoga terrace and the property line.

Staff Response: On October 26, 2023, the applicant submitted revised project plans that include a 6-foot setback between the second-floor terrace and the south property line.

Additionally, the applicant eliminated a flat roof element, reduced the front door height from 8 feet to 7 feet, 6 inches, and reconfigured the yoga terra to provide a minimum 20-foot setback from the west property line, which is the centerline of the private road.

Finish Details: The applicant proposes presidential asphalt shingle roofing in “Aged Bark” and painted galvanized gutters and square downspouts to match the windows and doors. The proposed wall cladding consists of tongue and groove-stained cedar siding (to match the ADU) and a thin Fond Du Lac Rustic stone veneer.

The proposed windows and doors are Sierra Pacific aluminum-clad wood (or equal) painted Regal Brown. Divisions are included on some of the north and west-facing windows and doors.

The applicant proposes gray permeable driveway pavers, and the permeable courtyard pavers would be Brownstone.

Fencing/Gate/Arbor:  Residential Design Guidelines 11.1 through 11.3 states designing without a fence or wall along a street frontage should be considered first; respect the neighborhood context when designing a fence or wall; and, when designing a fence or wall along a street, preserve the open space resources of the immediate neighborhood.

Staff Response: The historic stone wall along Guadalupe Street and 4^th Avenue will be preserved and protected in place. The existing wood fence on the south property line is proposed to remain. The grape stake fence and wood retaining wall on the west property line are proposed to be replaced in kind.

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 project site is an 8,000-square-foot lot with an 800-square-foot private road easement along the west side of the property. The developable portion of the lot amounts to 7,200 square feet, and 611 square feet of site coverage is allowed. If at least half of all site coverage is permeable a 4 percent bonus (288 square feet) is allowed for a total site coverage allowance of 899 square feet.

The applicant proposes 856 square feet of site coverage, including a 313-square-foot permeable paver driveway, a 201-square-foot permeable paver courtyard, a 43-square-foot shed, and 138 square feet for a BBQ, fireplace, fountain, and trash enclosure. The remaining site coverage includes door landings, steps, and a generator pad. The project complies with allowable site coverage.

Exterior Lighting:  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. 

In addition, Residential Design Guideline 11.8 states that projects should “preserve the low nighttime lighting character of the residential neighborhoods. Use lights only where needed for safety and at outdoor activity areas.”

Staff Response: A lighting plan and specifications are on Sheet L2.0 of the project plans (Attachment 3). Light specifications can be found in Attachment 4. The applicant proposes a black wall-mounted LED light by WAC Lighting. The fixture is shielded, directs light downwards, and emits 331 lumens. A step light is proposed at the west courtyard, and a path light is proposed along the south side yard and the pathway between the residence and ADU. The step light emits 100 lumens, and the path light emits 360 lumens. The path light complies with landscaping lighting requirements as it is shielded, directs light downwards, and is less than 225 lumens. However, the path light exceeds the allowable lumen level. The 20-inch light is also greater than 18 inches above the walking surface. An alternative path light will need to be selected prior to the issuance of the building permit.

Landscaping: Residential Design Guideline 10.0 states that project sites should “Provide for upper and lower canopy trees when designing the landscape. Landscape plans that use native plants and other varieties accustomed to growing along the Central Coast are encouraged. Planting in areas visible from the street or other public places should continue the forest character. Plants in the public right-of-way should be predominantly green foliage plants, in keeping with the design traditions of Carmel.”

Carmel Municipal Code Section 17.48.080, Table 17.48-A includes recommended tree densities for various lot sizes. Lots up to 4,000 square feet are recommended to have three upper and one lower canopy tree.

Staff Response: The applicant submitted a preliminary landscape and irrigation plan identifying the number and location of various plant species within the front yard and the western courtyard. Along the private road, the applicant proposes a 9 to 9.5-foot-tall Texas privet hedge.

Skylights: Residential Design Guidelines 9.13 and 9.14 state that 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 on 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 recommends the project be found categorically exempt from the California Environmental Quality Act (CEQA), State CEQA guidelines, and local environmental regulations, pursuant to Section 15303 (Class 3) – New Construction or Conversion of Small Structures. The project includes the demolition of more than 50 percent of the exterior walls of a 1,755-square-foot single-story residence on an 8,000-square-foot lot and the construction of one- and two-story additions totaling 1,028 square feet and therefore qualifies for a Class 3 exemption. The proposed project does not present any unusual circumstances that would result in a potentially significant environmental impact, and no exceptions to the exemption exist pursuant to section 15300.2 of the CEQA Guidelines.