DR 23-140 & LM 20-394 & UP 21-113 (Esperanza Carmel Commercial - JB Pastor Building):

Consideration of a Design Review, DR 23-140 (Esperanza Carmel Commercial – JB Pastor Building), Use Permit, UP 21-113 (Esperanza Carmel Commercial – JB Pastor Building), Lot Merger, LM 20-394 (Esperanza Carmel Commercial – JB Pastor Building), and associated Coastal Development Permit, for the construction of a 12,736-square-foot, two-story mixed-use development spread across 4 separate buildings with 8 apartment units and approximately 5,100 square feet of commercial space with an 852-square-foot basement and a surface parking area at the rear of the property with a total of 12 parking spaces, utilizing 5 parking lifts on a site containing an existing 621-square-foot historic structure located at Dolores Street 2 southeast of 7^th Avenue in the Service Commercial (SC) District. APNs: 010-145-012-000, 010-145-022, and 010-145-023-000.

The applicant is proposing the construction of an approximately 12,700 square foot mixed-use development spread across 4 separate buildings, with an approximately 850 square foot utility basement.  The development is proposed to have 8 apartments, approximately 5,100 square feet of retail space split between 6 commercial units, and will have 12 on-site parking spaces utilizing 5 parking lifts (5 lift spaces = 10 parking space + 2 non-lift spaces). 

The project is also partially located on the site of the Northern California Savings & Loan Complex site, a site listed in the Carmel Inventory of Historic Resources. The Norther California Saving & Loan Community Room is located on Lot 6 of the project site and is proposed to remain with no alterations proposed to the building or ornamented concrete wall surrounding the building.  The project was previously determined to be consistent with the Secretary of Interior’s Standards by the City Council (CMC 2.04.160) provided certain conditions of approval are met. 

Staff recommends the Planning Commission adopt a Resolution (Attachment 1) approving a Design Review, DR 23-140 (Esperanza Carmel Commercial – JB Pastor Building), Use Permit, UP 21-113 (Esperanza Carmel Commercial – JB Pastor Building), Lot Merger, LM 20-394 (Esperanza Carmel Commercial – JB Pastor Building)  and associated Coastal Development Permit, for the construction of a 12,736-square-foot, two-story mixed-use development spread across 4 separate buildings with 8 apartment units and approximately 5,100 square feet of commercial space, with a 852-square-foot basement and a surface parking area at the rear of the property with a total of 12 parking spaces utilizing 5 parking lifts on a site containing an existing 621 square foot historic structure located at Dolores Street 2 southeast of 7^th Avenue in the Service Commercial (SC) Zoning District, APNs: 010-145-012/022/023.

The project site is located at Dolores Street 2 southeast of 7th Avenue in the Service Commercial (SC) Zoning District.  The site consists of Lots 6, 8, and 10 of Block 91, which are proposed to be merged as part of this application.

The project site is also partially located on the site of the Northern California Savings & Loan Complex (“Complex”), a site listed on the Carmel Inventory of Historic Resources.  The Complex is located at the Southeast corner of 7^th Avenue and Dolores Street and is comprised of lots 2, 4, 6, and 8 of Block 91 (refer to Figure 1, below). As part of the project, no changes are proposed to lots 2 and 4 (under separate ownership).  All improvements on lots 8 and 10 are proposed to be demolished, and the majority site improvements on lot 6 will be removed will maintain the Community Room Structure and historic concrete walls fronting Dolores Street and along the existing driveway.

Figure 1. Site Composition. Subject development is comprised of lots 6, 8, and 10.

The applicant is proposing to demolish the existing improvements, as described above, and construct a 12,736 square foot mixed-use development  with an 852-square-foot utility basement.  The proposed project is proposed to maintain a total of 8 rental apartments, 5,261 square feet of retail space split between 6 commercial units, and is a surface parking area at the rear of the property with a total of 12 parking spaces utilizing 5 parking lifts. Public way improvements are also proposed for the areas immediately fronting the project site as well as new landscaping in the right-of-way as well as throughout the project site.

The project will retain the existing the Northern California Saving & Loan Community Room with no alterations proposed to the building or ornamented concrete wall surrounding the building.

In total (new development plus existing structures), the project will result in 13,428 square feet of floor area spread across 5 separate buildings.

The City Council has reviewed an initial version of the project on October 3, 2023 by way of a Council Right of Review (CMC 2.04.160) following the Historic Resources Board’s (HRB) July 17, 2023 decision to issue a Determination of Consistency with the Secretary of the Interior’s Standards for the Project (Resolution 2023-009-HRB). The Council overturned the HRB’s decision and issued an alternate Determination of Consistency with additional Conditions of Approval to be implemented as part of the final action for the project (Resolution 2023-099). The additional conditions and modifications to the project are described below.

This review by the Planning Commission is being brought forward as a formal hearing and the Planning Commission may make a decision (approval or denial) on the project, or the Commission may continue the application to request additional information or with direction for additional design changes. Staff has recommended approval of the project with conditions as found in Attachment 1.

Project Timeline Summary:

•  DR 19-156/ DR 19-427
  • June 12, 2019: Concept Review by Planning Commission – Lot 10 only
  • Response to Concept Review submitted under DR 19-427.
  • Application withdrawn and revised project submitted under DR 20-395
• DR 20-395
  • 16,898 square foot mixed use project;
  • Proposed demolition of Community Room
  • May 17, 2021: HRB adopted a resolution issuing a Finding of Noncompliance for the project (Resolution 2021-03-HRB).
• APP 21-197
  • HRB Decision (Reso. 2021-03-HRB) appealed by property owner.
  • August 3, 2021: City Council upheld decision of the HRB (Reso. 2021-043).
• DR 22-157
  • Relocation of Community Room proposed
  • January 23, 2023: HRB listed Complex on local inventory and register and adopted a finding of non-compliance for proposed relocation (Reso’s. 2023-01-HRB and 2023-02-HRB).
• APP 23-031
  • HRB decision (Reso’s. 2023-01-HRB and 2023-02-HRB) appealed by applicant.
  • May 2, 2023: City Council upheld decision of the HRB (Reso’s 2023-051 & 2023-052).
•  DR 23-140
  • Revised application submitted retaining Community Room.
  • July 17, 2023: HRB adopted a determination of Consistency (Reso. 2023-09-HRB).
  • City Council enacted Council right-of-review (CMC 2.04.160).
  • October 3, 2023: City Council overturned the July 2023 decision of the Historic Resources Board (Reso. 2023-009-HRB) and Issued a Determination of Consistency with the Secretary of the Interior’s Standards, with new findings and conditions (Resolution 2023-099).