| | | | | | | |  | CITY OF CARMEL-BY-THE-SEA
PLANNING COMMISSION
Staff Report |
October 9, 2024
PUBLIC HEARINGS |
| | | | | | | | TO:
| Chair LePage and Planning Commissioners
| SUBMITTED BY:
| Marnie R. Waffle, AICP, Principal Planner
| APPROVED BY:
| Marnie R. Waffle, AICP, Principal Planner
| | SUBJECT: | DR 24206 (Carmel Beach Hotel & Spa): Consideration of a Track One Design Review Referral DS 24206 (Carmel Beach Hotel & Spa) and associated Coastal Development Permit for the construction of a second-story balcony on Building A of the Carmel Beach Hotel & Spa located at the northeast corner of San Antonio Avenue and 13th Avenue in the Single-Family Residential (R-1) District. APN 010-286-015-000. |
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| | | | | | | | | Application: DR 24206 (Carmel Beach Hotel & Spa) | APN: 010-286-015-000 | | Block:Y | Lot:7, 9, 10, 12, 14, & 16 & POR OF LOTS 8, 11, 18, & 20 | | Location: Northeast corner of San Antonio Avenue and 13th Avenue | | Applicant:Carmel Beach Hotel & Spa, LLC | Property Owner: Esperanza Carmel Commercial, LLC |
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| | | | | | | | | Executive Summary: | | The project involves building a second-story balcony on the west elevation of Building A at the recently renovated Carmel Beach Hotel & Spa. Due to neighbor concerns over privacy, the project is being referred to the Planning Commission. |
| Recommendation: | | Adopt a Resolution (Attachment 1) approving a Track One Design Review, DR 24206 (Carmel Beach Hotel & Spa) and associated Coastal Development Permit for the construction of a second-story balcony on Building A of the Carmel Beach Hotel & Spa located at the northeast corner of San Antonio Avenue and 13th Avenue in the Single-Family Residential (R-1) District. APN 010-286-015-000. |
| Background and Project Description: | The Carmel Beach Hotel & Spa is a recently renovated hotel in the Single-Family Residential (R-1) District. The hotel was previously known as the Colonial Terrace Inn and consists of six (6), one- and two-story buildings constructed between 1930 and 1955 (inclusive of Buildings A-G). In 2005, Buildings A-E were added to the Carmel Historic Inventory. The hotel qualifies as a historic resource under the themes of Architectural Development in Carmel and Economic Development. It is significant in the area of history as an excellent example of the type and style of visitor accommodations developed in Carmel-by-the-Sea during the decade of the 1930s. The property is also significant for its traditional eastern building style. During the renovation of the hotel, it was determined that Building A is not historically significant for its architecture. It is a highly altered building that was originally constructed in the Spanish style.
On September 8, 2021, the Planning Commission adopted Resolution 2021-XX-PC approving Design Review application DR 21-170 (Carmel Beach Hotel & Spa), for an extensive interior remodel and hotel rebranding. Exterior modifications included replacing all windows and doors, minor modifications to existing window and door openings, a balcony extension on Building X, repainting, site accessibility, and landscape modifications. The approval also included the addition of new hotel amenities, including a spa, gym, and bar for hotel guests.
On September 14, 2022, the Planning Commission adopted Resolution 2022-XX-PC approving the construction of a pergola behind Building X.
On October 28, 2022, the Director approved a Track One Design Review for the addition of one balcony in Building A and two balconies in Building C at the Carmel Beach Hotel & Spa. The north neighbor filed an appeal citing privacy concerns related to the Building A balcony. The applicant submitted a revised Design Review application and removed the Building A balcony from the project. There were no objections to the Building C balconies, which have since been installed.
The applicant has submitted a new application to install the Building A balcony. Due to the privacy concerns previously expressed, the Director is referring the application to the Planning Commission for consideration.
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| Staff Analysis: | Applicable Regulations
Municipal Code Section 17.64.150 (R-1 District-Remodeling, Reconstruction, or Alteration of R-1 Motels) states that all structures must be compatible with the residential character of the surrounding neighborhood and that all construction must conform to the setback and height requirements applicable to the R-1 district.
A balcony is defined as, A platform that projects from the wall of a building, typically above the first level, and is surrounded by a rail, balustrade, or parapet. A balcony is considered a usable open space area.
CMC Section 17.10.010 (Purpose and Design Objectives), subsection G. Privacy states, Designs should respect the privacy of neighbors. The placement of windows, doors, balconies and decks should be sensitive to similar improvements on neighboring properties.
CMC Section 17.64.080 (Design Study Appproval), subsection A.5 includes the following finding for approval, The project is consistent with the City’s objectives for public and private views and will retain a reasonable amount of solar access for neighboring sites. Through the placement, location and size of windows, doors and balconies the design respects the rights to reasonable privacy on adjoining sites.
Residential Design Guideline 5.1 states, Organize functions on a site to preserve reasonable privacy for adjacent properties.
• Position a building to screen active areas of adjacent properties when feasible.
• Locate windows and balconies such that they avoid overlooking active indoor and outdoor use areas of adjacent properties.
• Preserve significant trees that will help to screen views into adjacent properties.
• Screen patios, terraces and service areas.
Staff Response: Building A is a two-story building that contains two, one-bedroom hotel rooms, one on the lower level and one on the upper level. The entry on the upper level is on the east elevation. The second floor balcony is proposed on the west elevation. The existing window would be converted to a pair of aluminum clad wood French doors. The proposed balcony is 5 feet deep, 11 feet-2.5 inches long, and 56 square feet in area. A redwood lattice privacy screen would be mounted on top of the balcony railing on the north side of the balcony. The top of the screen would be 1 inch below the roof eave.
The north neighbor has expressed privacy concerns and will be in attendance for the Tour of Inspection.
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| Other Project Components: | | 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 and Section 15331 (Class 31) – Historical resource Restoration/Rehabilitation. Class 1 exemptions include, minor alterations of private structures involving negligible or no expansion of existing of former use. Class 31 exemptions include the maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of a historical resource in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitation, Restoring, and Reconstructing Historic Buildings. The project consists of the installation of a second-floor balcony on an existing hotel building. 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. |
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