1.  Volume Study. The required Volumetric Study shall be successfully completed prior to scheduling for Final Details Review. The applicant shall provide one full size printed set of plans following Concept Hearing to the Community Planning and Building Department as part of the required Volume Study. Any additional changes required by the Planning Commission at the Concept Hearing that would affect volume (changes in massing, heights, site planning, grading, etc) shall be incorporated into the plans submitted for the volume study.
   
   Staff Analysis: The required volume study has been successfully completed.  As calculated by the city’s volumetric consultant, the allowable volume for the project is 19,384.6 cubic feet and the proposed volume is 10,855.05 cubic feet. 
   
   
2.  Tree Density. Prior to scheduling for final details review, the plans shall be revised to meet the recommended minimum tree density for the site, as established in the zoning code. The size, species, and locations of the trees shall be clearly indicated in the plans and resubmitted to the Community Planning and Building Department for review by the Planning Department and Forestry Division.  
   
   Staff Analysis: The recommended tree density for a 4,000 square foot site is three (3) upper canopy trees and one (1) lower canopy tree -there is currently one (1) oak (lower canopy) tree on-site. 
   
   Three (3) 15-gallon Monterey pines (upper canopy) are proposed to be planted on site and are shown on the site plan (sheet A1.1) and landscape plan (L1.0).  Condition of Approval #23 re-states the tree planting requirement as a requirement of the Final Design Study approval.  
   
   
3.  Plan Consistency. Prior to scheduling for Final Details review, the civil plans (C1-C8) and Landscape Plan (L1) shall be revised throughout to be consistent with design and representations made throughout the architectural plan sheets (A-sheet's), including but not limited to the elevation of finished grade, retaining wall heights and locations, areas of cut and fill.  
   
   Staff Analysis: The applicant has appropriately responded to the direction provided. The required plan sheets have been revised for consistency throughout.  Where minor discrepancies/inconsistencies still occur, appropriate Conditions of Approval have been included, as described in this report.
    
4.  Landscape Plan. Prior to scheduling for Final Details review, the landscaping plan shall be revised to include a comprehensive right-of-way enhancement/landscaping plan consistent with the requirements of CMC 17.34.020-070.  For the portion of the right-of-way where parking may not be practical due to the slope, the landscape plan shall include jute netting and a drought tolerant ground cover to manage postconstruction erosion control. Plants installed within the drip line of trees shall be selected from the City’s “List of Compatible Plants Under and Around Native Trees” located in the Forest Management Plan.
   
   Staff Analysis: The landscape plan has been revised in accordance with the requirement noted above.  A detailed analysis is provided in Finding section #4, below. 
   
   

Finish Details:  

Required Findings #1-#4 for Final Details approval are detailed below. Staff’s response provides the necessary evidence to support the finding. 

1.  The proposed architectural style and detailing are simple and restrained in character, consistent and well integrated throughout the building and complementary to the neighborhood without appearing monotonous or repetitive in context with designs on nearby sites;
   
   Staff Analysis: Residential Design Guidelines 9.1-9.4 encourage a diversity of architectural styles to enrich the community's character and prevent monotonous repetition in building design. This is achieved by encouraging new buildings to be differentiated in style from buildings on nearby properties, creating individual character while also maintaining compatibility with the character of the neighborhood, and using a design that incorporates innovation and the use of skilled workmanship is encouraged. 
   
   The Design Guidelines also recommend simplicity and visual restraint in building forms, materials, and details, promoting simple designs and discouraging excessive ornamentation or complexity, and by discouraging building forms, materials, and details that contrast strongly within a single building or with neighboring buildings. 
   
   Additionally, the guidelines emphasize the importance of maintaining appropriate building scale, ensuring that architectural details enhance rather than overwhelm the structure's proportions. Furthermore, they stress the use of authentic and integral architectural details that appear to be genuine elements of the building's design, rather than superficial or applied features.
   
   The proposed residence, designed in a modern style with an angular, non-traditional form, is restrained in character from key public and neighboring vantage points. This is achieved through excavation which lowers the building profile and strategic massing placement that responds to challenging site constraints such as preservation of view corridors. The design deviates from typical guidelines for simple building forms and roof types on two-story structures; however, findings for deviations from these design guidelines were adopted at the concept hearing (Carmel-by-the-Sea Municipal Code [CMC] section 17.58.060.D) to allow for preservation of views for the surrounding neighbors.
   
   The design demonstrates consistency and is well integrated throughout the building by employing repeated elements, such as the use of consist building materials throughout the site, and minimal ornamentation. Design Guideline 9.3 specifically encourages appropriately sized chimneys, two of which are proposed, though the widths of the chimneys that project above the roofline need to be revised consistent with CMC section 17.10.030.B:
   
   
   
   • Chimneys, vents or chimney enclosures which project above a roofline, flat deck or parapet wall shall also be subject to the following standards.
     • Maximum horizontal dimension: three feet and four inches. No cap or ornament shall exceed 24 inches in any horizontal dimension.
     •  Chimneys shall not contain any storage space, access openings or other uses unrelated to the vent function of the chimney.

The proposed chimneys exceed the dimension noted above, and as such, Condition of Approval #34 has been incorporated which requires the project be revised to be brought into compliance with the associated municipal code section prior to building permit issuance. Additionally, sheet A7.0 notes the proposed chimney caps are proposed to be stainless steel.  Condition of Approval #34 requires the chimney caps be powder coated, or painted, with a matte finish that matches the building finish to avoid adverse reflectivity, glare, and to ensure consistency with the building finishes with the plans revised accordingly prior to building permit issuance. 

The project is complementary to the neighborhood without appearing monotonous or repetitive due to its response site constraints and the need to preserve neighbor views. This site-specific response contributes to the architectural variety and diversity encouraged in the community, while still being compatible with both other contemporary and more traditional homes in the surrounding area.  

As conditioned and with the inclusion of the findings previously adopted at the concept hearing for the associated deviations from the Concept Design Guidelines (CMC section 17.58.060.D), the project is consistent with Final Details Approval Finding #1 and the applicable Residential Design Guidelines.  

Staff Analysis: Residential Design Guidelines 9.5-9.8 encourage the use of natural building materials, favoring wood and stone to maintain the area's traditional finishes.  They specifically promote materials like painted or stained wood, board and batten siding, wood shingles, and native Carmel stone.  The guidelines also emphasize the importance of material variety between neighboring houses to enhance visual diversity within a block.   

The proposed materials and finishes will add variety and diversity to the street while relying on traditional materials used, as encouraged by the Residential Design Guidelines.   

The applicant is proposing cedar siding throughout manufactured by “Hewn” with the “Corral” finish. The cedar siding is proposed to be in a vertical orientation on the ground floor and a horizontal orientation on the second story. Stone elements are also proposed for the chimney’s, courtyard walls, and building columns.   

While the applicant is proposing a traditional cedar siding, as encouraged by the Residential Design Guidelines, Chapter 7A of the California Building Code requires ignition resistant materials due to the property’s location within the very high fire hazard severity zone (VHFHSZ). The manufacture, Hewn, does make a comparable ignition resistant product in the same finish as the proposed material (corral) which is described by the manufacturer as being “Pressure Treated Ignition Retardant Lumber [that] maintains the visual look and feel of […] traditional exterior cedar siding, while implementing an industry-leading fire treatment process that modifies the wood to its core.” 

Residential Design Guideline 9.6 states that “Some new materials may be considered only if they convey a scale and texture similar to that of traditional materials.” Evidence presented on the manufacture’s website suggests that the ignition resistant pressure treated material would be visually undisguisable from a traditional cedar siding.  While staff supports the use of either building material, Condition of Approval #2 requires adherence to all adopted building and fire codes which would require the use of ignition resistant siding in the VHFHSZ. 

The roof throughout is proposed to be a ballasted roof with a mix of light brown sand stones.  The roof is not anticipated to be visible from the right-of-way but may be visible from some adjacent properties.   

As conditioned, the project is consistent with Final Details Approval Finding #2 and the applicable Residential Design Guidelines.  

Staff Analysis: Residential Design Guidelines 9.9-9.16 encourage simple and traditional stonework designs using natural stone to ensure authenticity and structural integrity. The guidelines promote the use of a single type of stone and discourage imitation stone or the application of stone as a superficial or purely decorative element. For windows and doors, the guidelines advise consistency in style and materials throughout a building, favoring divided light windows and discouraging overly large or grand entryways that are out of scale with the neighborhood. Skylights, when used, should blend with the building design and minimize visual impact, avoiding prominence from the street or neighboring windows. Chimneys are encouraged as integrated design elements, and garages should be designed to appear subordinate to the main structure, with garage doors that either provide visual interest or blend with the building's materials.

As discussed above, Stone elements are proposed for the chimney’s, courtyard walls, and building columns. These elements appear structural and authentic and do not present a superficial application.  Regardless of the omission, Condition of Approval #14 is typical which requires the Applicant clearly identify in the construction drawings the masonry pattern for all stonework and stone facades shall be installed in a broken course/random or similar masonry pattern; stonework shall be wrapped around building corners and terminated at an inside corner or a logical stopping point that provides a finished appearance. 

The windows and doors throughout are proposed to be manufactured by Sierra Pacific finished in an “battleship gray” finish.  The windows are proposed to be the “Urban” model and consist of a combination of fixed, casement, and awning window types.  The exterior doors include framed glass and solid paneled doors (swinging doors), as well as glass sliders.  The entry door is proposed to be 7’0” tall with a 1’0” window above giving the feature an appearance of an 8’0” entry. The interior courtyard sliding doors are proposed to be 8’0” tall with other doors throughout typically 7’0” tall. The proposed garage door is proposed to be a stained cedar four panel roll up door.  The windows vary in size and a window and door schedule is provided on Sheet A10.0 (refer to Attachment 3). 

None of the windows and door are proposed to have divided lights, as suggested by the Residential Design Guidelines, however, the performance-oriented Design Guideline Statement (refer to page 7 of the Concept Design Guidelines) of Design Guideline 9.11 first states that, “Window styles and materials should be consistent with the architecture of the building. Window styles and materials should be uniform throughout a building.”  

In staff’s opinion, the reference in the design guidelines which states “window styles… should be uniform throughout a building” does not suggest windows on a residence need to be entirely casement windows or entirely slider windows, rather, the general appearance of the windows should be consistent.  For example: windows should not be a combination of windows with divisions and windows without divisions, or if divisions are used, the style of division should be a consistent style used.   

The proposed window style with no divisions is consistent with the architecture of the building and the proposed window styles and materials are consistent as evidenced by the proposed window schedule. While divided light windows are encouraged, they are not required, and consistency throughout the building design and the proposed architectural style should be the primary consideration in determining consistency with this design guideline and design objective as noted in the performance-oriented Design Guideline Statement of Design Guideline 9.11. 

The applicant is proposing the inclusion of a series of three skylights over the staircase feature.  The roof of the two-story element is flat and the skylights are not anticipated to be visible from the right-of-way or neighboring properties.  However, to ensure final construction is consistent with the above guideline, Standard Condition of Approval #13 has been incorporated within this approval regarding the treatment of skylights which requires skylights be low-profile and use non-reflective glass to minimize light and glare visible from adjoining properties; skylight flashing shall match the roof color; and automatic shades shall be installed in each skylight to reduce visible light transmission during the hours of darkness.

As conditioned, the project is consistent with Final Details Approval Finding #3 and the applicable Residential Design Guidelines.