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 site.
The subject property presently contains 9 trees, some of which are located in the right of way. There are 3 existing significant trees (a Monterey Cypress, a Coast Live Oak, and a Catalina Cherry) and 6 non-significant trees. The City Forester has recommended planting one additional upper canopy tree, and the Applicant has proposed a new Pine in response. No trees are proposed to be removed as part of this project.
Staff Response: The proposed project is consistent with Finding #7 for Concept Design Study Approval, which states that “The development does not require removal of any significant trees unless necessary to provide a viable economic use of the property or protect public health and safety. All buildings are set back a minimum of six feet from significant trees.” No trees will be removed, and the proposed development does not expand the footprint of the existing residence.
Solar, Privacy and Views: Residential Design Guidelines 5.1 through 5.3 encourage designs that preserve reasonable privacy for adjacent properties and maintain view opportunities to natural features. Concept Design Study Finding #5 states, “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.”
Staff Response: At the time of writing this report, staff had not received any correspondence from neighbors regarding solar, privacy or view concerns. The greatest potential for solar access impact occurs to the north of the subject property; however, the second-story addition is 11’8” set back from the north property line and does not create a “canyon” effect. The greatest potential for privacy impact occurs to the south of the subject property; however, the second-story addition is set back 19’11” from the south property line. The proposed second-story Juliet balcony at the subject property does not offer a walking surface and thus does not create a new outdoor living space that could potentially introduce a privacy impact. Additionally, a new pine is proposed to be planted in the south side yard. The subject property does not feature ocean views or other significant views, and no correspondence from neighbors has been received.
As designed, the proposed project does not appear to create a significant solar, privacy or view impact.
Massing, Bulk and Height: Residential Design Guidelines 7.1 through 7.7 encourage (1) a building’s mass to relate to the context of other homes nearby, (2) minimizing the mass of a building as seen from the public way or adjacent properties, (3) avoiding placement of a tall building wall near a property line when it will be adjacent to similar walls on neighboring sites, and (4) designing a building to relate to a human scale in its basic forms.
Staff Response: The existing residence is a one-story building with a plate height of 10’ and ridge height of 13’1”. The plate height for the first story will remain 10’ and the ridge height for the first story will increase to 14’4”. The second-story addition will feature an 18’ plate height (the maximum allowed) and a 22’7” ridge height, shy of the maximum 24’ ridge allowed. The second-story addition will be set back 26’7” from the front property line.
The character of the subject block is primarily single-story residential, however, there are a couple two-story homes west of the subject property. The proposed two-story building mass is significantly set back from all four property lines to minimize the visible mass as seen from the public way and adjacent properties. Tall, uninterrupted walls are not located near property lines. Lastly, the proposed design features human scale fenestration and proportions throughout.
As designed, the proposed project complies with massing, bulk and height guidelines and requirements.
Building and Roof Form: Residential Design Guidelines 8.1 through 8.5 encourage using traditional building forms, including simple, basic rectangles, L or U-shapes, forms with a horizontal emphasis, and roof forms with just a few simple planes; using restraint with variations in building planes, avoiding forms that are complex, monumental, formal, or out of scale with the neighborhood context; using simple roof forms, including forms that are proportionate to the scale of the building, and shallow to moderately pitched roofs on one-story buildings; and using roof eave lines that are low in scale.
Staff Response: The building footprint and form is generally rectilinear, with a rear (east) projecting volume. The rear projecting volume is narrow and set back from the primary building planes, which offers relief from otherwise long and uninterrupted exterior walls. The proposed second-story addition will be situated directly atop the existing first story; the addition will extend to the existing north and south building edges, but will be set back from the west (front) and east (rear) building edges. The project plans do not provide dimensions for the west and east addition setbacks. The proposed second story at the south elevation features a partial 1’8” setback, west of the Juliet balcony. The existing and proposed roof forms are both hipped, maintaining a 4:12 pitch. The existing building has overhanging eaves with smooth soffits, while the proposed project features new exposed wood rafters in the overhanging eaves at both the first and the second story. No skylights are proposed.
As designed, the proposed project complies with building and roof form guidelines.
Site Coverage: Carmel Municipal Code (CMC) 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, 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.
Staff Response: Existing site coverage (2,112.8 sq. ft.) exceeds the maximum allowable site coverage of 781.2 sq. ft. on a 6,000-square-foot lot. The applicant proposes to reduce the total site coverage to 781.2 sq. ft., to bring the property into full compliance. Proposed site coverage will consist of a 446.6 sf pervious paver driveway, a 22.8 sf brick stepping-stone entry walkway, a 244.2 sf pervious wood deck, 40.5 sf entry landing, 14.6 sf of stoops, and a 12.5 sf firepit.
As designed, the proposed project complies with site coverage requirements.
Setbacks: CMC Section 17.10.030.A requires a property in the R-1 zone to adhere to a 15’ front setback, 3’ side and rear setbacks, and 15’ rear setback. For portions of structures less than 15’ in height, the rear setback is only 3’. Additionally, the municipal code requires a minimum composite side yard setback of 25%, meaning the combined side yards must meet or exceed 25% of the total lot width.
Staff Response: The proposed project does not alter any existing setbacks. The only non-conforming setback is the north elevation of the garage, set 2’10” from the north property line, rather than the required 3’. The garage is proposed to be maintained in place. The subject property is a 60-foot wide lot, meaning a composite side yard setback of 15 feet is required. The composite setback is 22’9” and will remain unchanged.
As designed, the proposed project complies with minimum setbacks.
Parking and Access: Residential Design Guidelines 6.1 through 6.7 encourages subordinate parking facilities that do not dominate the design of the house or site; minimize the amount of paved surface for a driveway; position garages to maximize open space, views and privacy; and, minimize visual impacts.
Residential Design Guideline 9.16 states that a garage door should be designed either to provide visual interest or to blend with the background materials of the building. Residential Design Guideline 9.2 and 9.5 speak to consistency of materials, and use of “natural” building materials.
Staff Response: The applicant is proposing to retain the existing 400-square-foot detached garage, with no change to footprint, materials, or color. The garage currently features wood siding, a vinyl roll-up door, and a tar and gravel roof. The existing vinyl garage door does not match the wood doors of the main house, and the existing tar and gravel roof does not match the proposed composite shingle roof of the main house. However, despite this, the mismatched materials do not result in “visual complexity” or a “busy appearance” as discouraged by the design guidelines. From the street the material of the garage door is not so evident. If proposed to be replaced in the future, staff would support a wood garage door over the existing vinyl door.
The paver driveway will be significantly reduced in length (approximately half) in order to comply with site coverage restrictions. The driveway will extend from the street edge along the north property line, just past the north side entry door into the house. The existing pavers (noted on plans as sand set pervious pavers) will be retained, and the removed pavers will be replaced with mulch.
As designed, the proposed project complies with parking and access requirements.
Fencing: 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. CMC Section 17.10.030.E.1 (Height) limits a fence in the front setback to no more than 4 feet. These limits are not permitted to be altered through design review by the Planning Commission.
Staff Response: The plans indicate an existing 2’ stone garden wall along the front (west) property line, topped with an existing 3’ wood grape stake fence. Both the stone wall and the fence are to be retained in place. An existing solid wood fence along the north, east (rear), and south property lines will also be maintained in place.
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.”
Staff Response: The Applicant proposes to retain existing landscaping. The City Forester has determined one upper canopy tree is required; the Applicant has proposed one pine in the south rear yard. The Applicant has also proposed new plantings along the north side of the driveway. The City Forester has approved the proposed new Pine tree and the minor plantings.
Finishes: The renovated building is proposed to be finished with wood shiplap siding to match the existing and will feature wood windows (fixed and casement) to match existing. The existing tar and gravel roof will be replaced with Certainteed Presidential TL composite shingle roofing.
As designed, the proposed finishes comply with the design guidelines.
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: The Applicant has proposed a Hinkley light fixture, with a 310 lumen bulb that is shielded and downlit. The exterior light fixtures are proposed to be located at the front door, the south sliding door onto the deck, the south rear door, and the north door onto the driveway. No new lights are proposed for the existing detached garage, and no landscape lights are proposed.
As designed, the proposed project complies with exterior lighting standards.
Public Correspondence: At the time this report was published, staff had not received correspondence regarding this project.