CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
Staff Report

SR 2016-1211
December 6, 2016
Consent Agenda
TO:

Honorable Mayor and City Council Members

SUBMITTED BY:

Marc Wiener, AICP, Community Planning and Building Director

APPROVED BY:

Chip Rerig, City Administrator

SUBJECT:

Review of revisions to an approved Design Study (DS 15-217) and adoption of findings
and conditions of approval for the demolition of an existing residence and construction
of a new residence located in the Single-Family Residential (R-1), Beach and Riparian
(BR) and Archaeological Significance (AS) Overlay Zoning Districts.

RECOMMENDATION
Approve the revised Design Study (DS 15-217) and Coastal Development Permit applications subject to the
attached findings and conditions
BACKGROUND / SUMMARY
PROJECT BACKGROUND:
On November 1, 2016, the City Council considered an appeal of Design Study (DS 15-217) for the construction
of a new two-story single-family residence. The Council granted the appeal and approved the project, but
continued the item with a request for the following specific changes:
1. All windows be unclad wood and that the plans be revised accordingly.
2. All 2nd-story windows on the west elevation be arched and include divided-lights consistent with window
types N or R on the window schedule.
3. Convert southerly 1st-story bay window on west elevation to standard flat window with divided sidelights. Northerly bay window may remain as is.
4. South elevation 2nd-story bedroom window to be reduced to 27 W x 60 H (dimensions applied to glass
and not frame).
5. Reduce the width of the rooftop deck an additional 10 by moving the deck edge in a northerly direction.
The deck edge is to align with the northern edge of the set of bay windows, between the bay and
sliding doors.

6. Condition #22 be amended to require the applicant to plant three (3) 36 box trees on site, including a
mix of upper and lower canopy, to be approved by the City Forester and based on discussion with the
eastern neighbor in order to enhance privacy and mitigate potential view impacts. The trees shall be
maintained and watered by the applicant for a period of 5 years and if any dont survive the applicant
shall replace the trees and the same maintenance requirements shall apply.
7. That the variance findings be removed and that the Condition #16 requiring the issuance of a variance
be modified to be not applicable.
ENVIRONMENTAL REVIEW:
The proposed project is categorically exempt from CEQA requirements, pursuant to Section 15302 (Class 3)
Replacement or Reconstruction. An existing, 2,089-sf, non-historically significant single-family residence with
garage will be demolished and replaced by a new 2,072-square-foot residence. The proposed alterations to the
residence do not present any unusual circumstances that would result in a potentially significant environmental
impact.
CONCLUSION:
The City Council requested that this item come back on the consent agenda for approval. The applicant has
made all of the required changes to the design, and the findings and conditions have been revised to be
consistent with the direction provided by the City Council. Staff recommends that the City Council approve the
revised project.
FISCAL IMPACT
None.
FISCAL IMP
PRIOR CITY COUNCIL ACTION
On July 12, 2016, the City Council considered an appeal of this project and remanded it to the Planning
Commission with specific recommendations.
On November 1, 2016, the City Council granted the appeal and accepted the project, but continued with a
request for specific revisions.
ATTACHMENTS
1. Findings for Approval
2. Conditions of Approval
3. Project Plans

DS 15-217 (Chadwick)
December 6, 2016
Findings for Approval
Page 1

Attachment 1 Findings for Approval

FINDINGS REQUIRED FOR DESIGN STUDY APPROVAL (CMC 17.64.8 and LUP Policy P1-45) For
each of the required Design Study findings listed below, staff has indicated whether the submitted
plans support adoption of the findings. For all findings checked "no," the staff report discusses
the issues to facilitate the Planning Commission decision-making. Findings checked "yes" may or
may not be discussed in the report depending on the issues.
MUNICIPAL CODE FINDING

YES

1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
2. The project is consistent with the Citys design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
5. The project is consistent with the Citys 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.
6. The design concept is consistent with the goals, objectives and policies related to
residential design in the general plan.
7. 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 setback a minimum of 6 feet from significant trees.
8. 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

NO

DS 15-217 (Chadwick)
December 6, 2016
Findings for Approval
Page 2

in context with designs on nearby sites.

9. The proposed exterior materials and their application rely on natural materials
and the overall design will as to the variety and diversity along the streetscape.
10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement the
character of the structure and the neighborhood.
11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.
12. Any deviations from the Design Guidelines are considered minor and reasonably
relate to good design principles and specific site conditions.
COASTAL DEVELOPMENT FINDINGS (CMC 17.64.010.B.1):
YES
13. Local Coastal Program Consistency: The project conforms with the certified
Local Coastal Program of the City of Carmel-by-the Sea.

NO

Attachment 2 Conditions of Approval

DS 15-217 (Chadwick)
December 6, 2016
Conditions of Approval
Page 1

Conditions of Approval
No.

Standard Conditions

1.

Authorization: This approval of Design Study (DS 15-217) authorizes the

applicant to demolish the existing residence and remove all hardscape and
construct a new 2,072-sf, two-story single-family residence consisting of a 440sq-ft basement/garage at sub-grade, 971-sf on the ground level, 517-sf on the
second level, and a 144-sf footprint for the elevator and stairwell (not changed
from previous). The basement includes a crawl space, a one-car garage space
(accessed by a car-lift), a mechanical room, storage room, and two bedrooms
with full bathrooms. Finish materials include stucco, metal railings, clay tile
roofing, unclad wood windows and wood doors, and new fencing. Fencing will
include a four-foot high grape-stake fence with spaced pickets in the front yard
setback area and a solid six-foot high solid fencing elsewhere. Section of fencing
on the north boundary line in the front yard setback area is proposed to remain.

2.

The project shall be constructed in conformance with all requirements of the

local R-1 zoning ordinances. All adopted building and fire codes shall be
adhered to in preparing the working drawings. If any codes or ordinances
require design elements to be changed, or if any other changes are requested at
the time such plans are submitted, such changes may require additional
environmental review and subsequent approval by the Planning Commission.

3.

This approval shall be valid for a period of one year from the date of action
unless an active building permit has been issued and maintained for the
proposed construction.

4.

All new landscaping, if proposed, shall be shown on a landscape plan and shall
be submitted to the Department of Community Planning and Building and to the
City Forester prior to the issuance of a building permit. The landscape plan will
be reviewed for compliance with the landscaping standards contained in the
Zoning Code, including the following requirements: 1) all new landscaping shall
be 75% drought-tolerant; 2) landscaped areas shall be irrigated by a
drip/sprinkler system set on a timer; and 3) the project shall meet the Citys
recommended tree density standards, unless otherwise approved by the City
based on site conditions. The landscaping plan shall show where new trees will
be planted when new trees are required to be planted by the Forest and Beach
Commission or the Planning Commission.

DS 15-217 (Chadwick)
December 6, 2016
Conditions of Approval
Page 2

5.

Trees on the site shall only be removed upon the approval of the City Forester or
Forest and Beach Commission as appropriate; and all remaining trees shall be
protected during construction by methods approved by the City Forester.

6.

All foundations within 15 feet of significant trees shall be excavated by hand. If

any tree roots larger than two inches (2) are encountered during construction,
the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If
roots larger than two inches (2) in diameter are cut without prior City Forester
approval or any significant tree is endangered as a result of construction activity,
the building permit will be suspended and all work stopped until an investigation
by the City Forester has been completed. Twelve inches (12) of mulch shall be
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.

7.

Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.

8.

The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground.

10.

All skylights shall use non-reflective glass to minimize the amount of light and
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.

N/A

11.

The Carmel stone faade shall be installed in a broken course/random or similar

masonry pattern. Setting the stones vertically on their face in a cobweb pattern
shall not be permitted. Prior to the full installation of stone during construction,

N/A

9.

DS 15-217 (Chadwick)
December 6, 2016
Conditions of Approval
Page 3

the applicant shall install a 10-square foot section on the building to be reviewed
by planning staff on site to ensure conformity with City standards.
12.

The applicant shall install unclad wood framed windows. Windows that have
been approved with divided lights shall be constructed with fixed wooden
mullions. Any window pane dividers, which are snap-in, or otherwise
superficially applied, are not permitted.

13.

The applicant agrees, at his or her sole expense, to defend, indemnify, and hold
harmless the City, its public officials, officers, employees, and assigns, from any
liability; and shall reimburse the City for any expense incurred, resulting from, or
in connection with any project approvals. This includes any appeal, claim, suit,
or other legal proceeding, to attack, set aside, void, or annul any project
approval. The City shall promptly notify the applicant of any legal proceeding,
and shall cooperate fully in the defense. The City may, at its sole discretion,
participate in any such legal action, but participation shall not relieve the
applicant of any obligation under this condition. Should any party bring any
legal action in connection with this project, the Superior Court of the County of
Monterey, California, shall be the situs and have jurisdiction for the resolution of
all such actions by the parties hereto.

14.

The driveway material shall extend beyond the property line into the public right
of way as needed to connect to the paved street edge. A minimal asphalt
connection at the street edge may be required by the Superintendent of Streets
or the Building Official, depending on site conditions, to accommodate the
drainage flow line of the street.

15.

This project is subject to a volume study.

16.

Approval of this Design Study shall be valid only with approval of a Variance.

17.

A hazardous materials waste survey shall be required in conformance with the

Monterey Bay Unified Air Pollution Control District prior to issuance of a
demolition permit.

18.

The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. The drainage plan shall
include applicable Best Management Practices and retain all drainage on site
through the use of semi-permeable paving materials, French drains, seepage
pits, etc. Excess drainage that cannot be maintained on site, may be directed
into the Citys storm drain system after passing through a silt trap to reduce
sediment from entering the storm drain. Drainage shall not be directed to
adjacent private property.
An archaeological reconnaissance report shall be prepared by a qualified
archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant

19a.

N/A

DS 15-217 (Chadwick)
December 6, 2016
Conditions of Approval
Page 4

19b.

20.

21.

22.

shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
Prior to Building Permit issuance, the applicant shall provide for City
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
All conditions of approval for the Planning permit(s) shall be printed on a fullsize sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions
The applicant shall plant three (3) 36 box trees on site, including a mix of upper
and lower canopy, to be approved by the City Forester and based on discussion
with the eastern neighbor in order to enhance privacy and mitigate potential
view impacts. The trees shall be maintained and watered by the applicant for a
period of 5 years and if any dont survive the applicant shall replace the trees
and the same maintenance requirements shall apply. A landscape plan shall be
submitted with the construction drawings in compliance this condition.

*Acknowledgement and acceptance of conditions of approval.

______________________________
Property Owner Signature

___________________________
Printed Name

__________
Date

Once signed, please return to the Community Planning and Building Department.

CHADWICK RESIDENCE
SCENIC 2 NW OF 8th AVENUE
CARMEL-BY-THE-SEA, CA 93923

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