DS 23-124 (Rieken-Yoo): Consideration of a revised Concept Design Study for the demolition of an existing 1,028-square-foot two-story, single-family residence and the construction of a new 1,694-square-foot two-story, single-family residence and 206-square-foot attached garage located on Santa Fe Street 4 southeast of 2nd Avenue in the Single-Family Residential (R-1) District. APN: 010-028-015-000.

The existing residence was constructed in 1925. The 1,028-square-foot two-story residence is located on a 4,000-square-foot lot. An additional 200 square feet of floor area is reserved for required parking although there is no garage or carport on-site. The property was reviewed for historical significance in 2022 and found ineligible for the Carmel Historic Resources Inventory. This determination remains in effect for five years.

The applicant proposes demolishing the existing 1,028-square-foot two-story residence and constructing a 1,694-square-foot two-story residence with a 206-square-foot tuck-under garage.

The Planning Commission reviewed a concept design on February 14, 2024, and June 11, 2024. The following is a summary of the direction provided to the applicant followed by a brief response.

1. Significant Impacts to the North Neighbor. The proposed design creates a significant impact to the northern neighbor. Redesign to mitigate impacts.

a. The building footprint is located too close to the north property line.
b. The minimal side yard setback is insensitive to the north neighbor.
c. The front entry and porch are located too close to the north neighbors living room and bedroom windows. Relocate the front entry door.
d. The square footage proposed at the front of the lot is at the expense of the neighbor’s current south facing views. Shift the building back.

Staff Response: The applicant shifted the building footprint to the south and east, increased the north side yard setback, and created additional separation between the front entry porch and the north neighbor’s living room and bedroom windows. Additionally, the front entry door was changed from glass to solid wood.

At the June 11, 2024, hearing, the north neighbor expressed concerns that the privacy issue related to the porch's location shifted the impact from the living room to the bedroom. The Commission found that the changes were not sufficient to mitigate the impacts on the north neighbor and directed the applicant to move the front porch to the south side of the lot.

The applicant submitted revised concept plans on August 9, 2024, with the front porch on the south side of the lot. The north side yard setback increased from 8’-6” to 13’-6” across from the neighbor’s living room window and two-thirds of the projecting bedroom window. The north neighbor reviewed the revised plans and has no further objections to the project.

Additionally, the applicant changed the porch railing from a horizontal cable rail to a vertical wood railing with a decorative wood inset.

2. Driveway Ramp and Retaining Walls. The driveway ramp and retaining walls are inconsistent with design standards.

a. The sunken driveway creates a two-story appearance from Santa Fe.
b. The sunken driveway creates a ramp effect.

Staff Response: The driveway retaining walls were reduced by 18” from 6’-9” to 5’-3”. The applicant explored a further reduction to a maximum of 4 feet and provided additional information at the hearing.

With the front porch shifted to the south side of the lot, the applicant shifted the garage to the south and created a stepped landscape planter to minimize the height of the northern driveway retaining wall. The lower wall is 3 feet tall, and the upper wall is 4 feet tall. The upper wall will be softened with landscaping. A preliminary landscape plan will be provided at the final details review.

3. Human Scale Windows & Doors. The windows and doors are not human-scaled.

a. Too much glass. Break up large expanses of glass and add divisions.
b. Huge windows and doors. Size windows to be at human scale.
c. Not broken up or in keeping with design standards.

Staff Response: The applicant reduced the size of windows and exterior doors and added divisions.

A side-by-side comparison of the three concept design elevations is included in Attachment 2.

Below is an updated concept review analysis of the project’s consistency with the residential design guidelines. The primary purpose of a concept review is to consider the site planning, privacy and views, and mass and scale related to the project. However, the Commission may provide input on other aspects of the design. Staff will use direction from the concept review to work with the applicant on a final design that will be brought back to the Planning Commission for a final review.