CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

June 14, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, AICP, Community Planning and Building Director

Submitted by: Stuart Poulter, Contract Planner

Subject: Consideration of a Concept Design Study (DS 17-129) and associated Coastal
Development Permit for alterations to an existing two-story, single-family
residence to include adding 1,069 square feet of combined floor area to the
upper and lower levels; an attached single-car garage; new stone terrace and
glass railing; stone entry porch/walkway and stone wall with wood gate. The
project site is located in the Single-Family Residential (R-1) Zoning District.

Application: DS 17-129 APN: 010-173-007

Block: 145 Lot: 25 & N 1/2 of 23
Location: Lincoln Street 3 NW of Santa Lucia Avenue
Applicant: John Mandurrago Property Owner: Corey McMills

Executive Summary: The project site is a 6,000-square foot lot located on Lincoln Street 3 NW of
Santa Lucia Avenue. The applicant proposes to remodel and expand an existing 1,391 SF single-
family residence that includes: adding 1,069 SF of combined floor area to the upper and lower
levels, which includes an attached garage. The applicant also proposes to remove 8 trees (dead,
dying, or non-protected) to accommodate the addition and plant two new trees.

Recommendation:
Continue the Concept Design Study (DS 17-129) subject to the attached recommendations and
conditions.

Background and Project Description:

The existing residence is located on a 6,000 SF lot comprised of a 1,391 SF two-story, wood frame
(board-and-batten) home with composition shingle roofing. There is a sizeable crawlspace below

178
DS 17-129 (McMills)
June 14, 2017
Staff Report
Page 2

the residence and the finished floor of the main level is several feet above the grade. The rear
portion of the residence qualifies as a three-story building element.

The applicant has submitted plans for various exterior alterations to the existing residence that
include: adding 1,069 SF of floor area to both the main (617 SF) and upper (181 SF) levels of the
existing residence including a new second story bathroom addition, an attached 242 SF garage, a
new studio bedroom within the new main level addition, and 29 SF wine vault.

PROJECT DATA FOR A 6,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 2,460 sf (45%) 1,391 sf 2,460 sf

Site Coverage 541 sf/ 781 sf 809 sf 780 sf
Trees 3 Upper /1 Lower 10 total trees (1 4 total trees (2 new
(recommended) Monterey Pine, 7 Monterey Pine, 1 existing
Coast live oak Monterey Pine, existing oak
including a oak tree tree cluster consisting of 6
cluster (counted as 1 Coast live oak)
Coast live oak by City
Forester), 1
Pittosporum, 1 Black
Acacia)
Ridge Height (1st/2nd) 18/24 17-9 (first story)/26'- 15-11 (addition)/17-9
9" (second story) (main level)/26-9 (upper
level)
Plate Height (1st/2nd) 12/ 18 10'-6"(first story)/24'- 10'-6" (addition)/12'-11"
6" (second story) (main level)/24'-6" (upper
level)
Setbacks Minimum Required Existing Proposed
Front 15 37' 15-0
Composite Side Yard 10 (25%) 37' (62%) 35' (58%)

Minimum Side Yard 3 4-0 (minimum) 4-0 (minimum)

Rear 15 (3 if bldg. <15) 15-0 15-0

Site alterations include a new 435 SF stone terrace with a glass railing that is approximately 7 feet
above the grade, a garden (wood chip) courtyard with water feature, a 6-foot high stone wall at the
front of the property, and a 14'-6" long x 10'-6" wide concrete pavers driveway in both the front

179
DS 17-129 (McMills)
June 14, 2017
Staff Report
Page 3

yard and extending into the city right-of-way. The applicant also proposes to remove 8 trees (dead,
dying, or non-protected) to accommodate the main level addition and plant two new Monterey
Pine trees.

Staff has scheduled this application for conceptual review details. If the Commission has concerns
that cannot be addressed at one meeting it may continue the application and provide direction to
the applicant. The preceding analysis discusses the site planning, privacy, views, mass and scale
related to the project, as well as specific details such as materials.

Staff analysis:

Forest Character: Residential Design Guidelines 1.1 through 1.4 encourage maintaining a forested
image on the site and for new construction to be at least six feet from significant trees.

City Forestry reviewed the property in March 2017 as part of the Citys Site Assessment process
and identified 10 total trees on the property including: 1 Monterey Pine, 7 Coast live oak (including
a cluster of 6 individual oak trees counted as 1 Coast live oak - at the south portion of the
property), 1 Pittosporum, and 1 Black Acacia. The Assistant City Forester identified 2 trees as
significant (the Monterey Pine and the Coast live oak cluster) and the remaining 8 as moderately
significant. However, 6 of these trees (listed as Tree #2, 3, 4, 5, 6, & 7 on the site plan) have been
identified as either already dead or dying due to drought stress and bark beetle infestation. These
dead or dying trees are located at the southeastern corner of the property where the proposed
attached garage and bedroom addition would sit.

The applicant is proposing the removal of the 6 unhealthy trees and 2 additional trees for the total
removal of 8 trees. City Forestry supports this proposal and has recommended that two upper-
canopy replacement trees be planted. The significant Monterey Pine at the northeast corner of the
property and the Coast live oak cluster at the south of the property will not be removed. Staff has
included a condition of approval that the applicant shall obtain a tree removal permit for these 8
trees prior to issuance of a Building Permit.

Crawl Space: Municipal Code Section 17.10.030.D states that floor area is defined as the "total
gross square footage included within the surrounding exterior walls of all floors contained within all
enclosed buildings on a building site whether finished or unfinished" and includes "all attic,
basement and storage shed spaces with five or more feet of clearance between the floor or walking
surface and the ceiling or roof surface shall be counted as floor area."

180
DS 17-129 (McMills)
June 14, 2017
Staff Report
Page 4

The residence includes a 346-square foot unfinished crawlspace on the lower level of the two story
portion of the residence. The crawl space currently serves as a de facto basement and storage area
which gradually slopes from north to south and has a ceiling height ranging from 4'-0" at the north
end to approximately 5'-9" at the far south end. Photographs of the crawl space are included in
Attachment A. The applicant is proposing to deduct this portion out of the floor area calculations
by furring down the ceiling height to below 5 feet across the entire crawl space area (as noted on
Sheet D9 of the project plans).

The Planning Commission has previously allowed similar requests, typically for residences in which
the crawl space cannot easily be converted into an ideal living space and when the subsequent
additions to the residence do not significantly increase the building mass. Staff could potentially
support this request, as the crawl space is partially below grade and would not be ideal as living
space. However, staff is concerned with the overall mass and bulk that is being added to the
residence with the floor area that is made available through the lowering of the ceiling.

Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state, designs should preserve
reasonable solar access to neighboring parcels and maintain privacy of indoor and outdoor spaces
in a neighborhood, maintain view opportunities, and 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 uses area of adjacent properties, and preserve significant trees that will
help to screen views into adjacent properties.

Two of the neighboring properties (to the immediate north and south of the site) have direct first
and second story window and/or deck views onto the existing residence and into garden and patio
areas of the site. The residence immediately to the north is a tall, two story Spanish colonial style
structure with a front second story veranda/deck, a backyard first story deck, and first and second
story side windows. These second story decks and windows have existing views overlooking the
existing residence. However, the overall height increase of the proposed residence, the distance of
the neighboring residence from the property line (approx. 32 feet), existing tree coverage on the
neighboring property, and the upslope position of the neighboring residence would not
substantially change existing views or create privacy concerns for this neighboring property.

The residence to the immediate south is a two story residence with windows looking onto the
subject property's south side yard where the proposed outdoor terrace and second-story deck
would be. Several of these neighboring windows are either partially or completely obscured by
existing vegetation and tree coverage (both on-site and on the neighboring property). The Planning
Commission should evaluate potential privacy impacts during the tour of inspection.

181
DS 17-129 (McMills)
June 14, 2017
Staff Report
Page 5

Finally, staff does not anticipate any privacy impacts to the neighboring properties to the west as
existing vegetation, tree coverage, and an existing shed abutting the property line obscures views
into the backyard areas of these properties.

Building Mass & Scale: Residential Design Guidelines 7.2 states to minimize the mass of a building
as seen from the public way or adjacent properties and Guidelines 7.6 states that low, horizontal
building forms that appear to hug the ground are encouraged.

The existing residence is built above a crawl space and has a finished floor that is as much as 8 feet
above the grade at the rear of the residence. The rear portion of the residence is three stories and
exceeds the height limit. The applicant is proposing to modify the existing residence by expanding
the second-story and increasing the height of the one-story element by 4 feet. The new additions
are at the maximum allowed height, but meet the height requirements. Nevertheless, the proposal
to expand the height of this residence will add mass to a structure that is already fairly tall. Other
components that add mass to the structure include the addition of the outdoor terraces that have
a finished floor that is approximately 7 feet above the grade. In staffs opinion, the proposed design
may exceed the volumetric requirements.

It is important to note that most of the building mass will not be highly visible from the street, but
will be visible from neighboring properties. The Commission should consider whether the design
should be revised to reduce the building mass.

Building & Roof Form: Residential Design Guidelines 8.1 through 8.3 state that "Shallow to
moderately pitched roofs are appropriate on one-story buildings. More steeply pitched roof with
low plate lines can be used on two-story buildings." The Guidelines emphasize using
restraint and simplicity in building forms, which should not be complicated, and roof lines,
which should avoid complex forms.

The existing residence features fairly simple roof configuration with a front-gabled, composition
shingle roof with a moderate 4:12 pitch with the second story portion utilizing a hip roof with a
4:12 pitch. This project proposes to keep the existing second story hip roof, but modifies the first
story front-gabled roof with a 6:12 pitch. The design of the modified roof incorporates a first and
second-story gabled roof with a side-shed component to accommodate the proposed second story
bathroom addition. The garage and bedroom addition at the southeast corner of the property
includes numerous front and side gabled roofs with a 6:12 pitch for each. The applicant also
proposes to replace the existing composition shingles with wood singles for all existing and
proposed roofs.

182
DS 17-129 (McMills)
June 14, 2017
Staff Report
Page 6

In staff's opinion, the numerous roof forms, particularly between the first and second story
elements and the proposed roof forms on the new garage and bedroom addition, increase the
complexity of the roof design substantially from the existing to the proposed residence (see
Proposed Elevations on Sheet D8 and Proposed Roof Plans on Sheet D10 of Attachment D).
Particularly when looking from the public right-of-way towards the east elevation of the residence,
staff notes the number of added roof forms from 2 with the existing residence to approximately 8
separate roof forms with the proposed residence. While the roof forms are relatively in proportion
to the scale of the building and still feature moderately pitched roofs (4:12 and 6:12 with 2 1/2:12
shed pitches), staff still feels the number of roof forms are inconsistent with the intent of
Residential Design Guidelines 8.1 through 8.3. If the Commission feels that the roof forms are
overly-complex, it could recommend eliminating or modifying unnecessary roof forms to limit the
number of subordinate attachments and simplify the overall roof design.

Garage/Studio: Design Guidelines 6.1 states, Garages [carports] integrated into the building
design are encouraged," and Keep the mass of a garage [carport] subordinate to that of the
house." Design Guideline 6.5 states, Position a garage to maximize opportunities for open space,
views and privacy.

The plans include a combined garage and studio structure at the front of the residence. The
garage portion is stone-clad and has a low-pitched asymmetrical roof design, while the studio is
clad with vertical wood siding and is taller than the garage. The Residential Design Guidelines
encourage garages and carports to remain subordinate to the overall character of the site.
Specifically, garages and carports should be integrated into the building design and the mass should
be subordinate to the house. Staff supports the design concept and finish materials of the garage,
but in staffs opinion, the garage does not incorporate well with the studio portion of this structure,
which has a higher roof line and different finish material. This is consistent with the previously
referenced concerns about the complexity of the design.

In addition to the design issues, the applicant must identify whether the proposed studio is in fact
an accessory dwelling unit. A studio with a kitchen and full bathroom is not permitted, but an
accessory dwelling unit is. Details pertaining to the kitchenette must be included on the plans.

Front Wall: Design Guideline 11.3 states that when designing a fence or wall along a street,
preserve the open spaces resources of the immediate neighborhood and keep a sense of openness
into the site as seen from the street. Fences and walls along street frontages should be kept low
and should not impede visibility for motorist and street intersections.

183
DS 17-129 (McMills)
June 14, 2017
Staff Report
Page 7

The applicant is proposing a 6-foot high wall at the front of the property. The wall is behind the 15-
foot front-yard setback, and per the Municipal Code can technically be as high as 6 feet. However,
the decision is still discretionary, and in staffs opinion, a 6-foot high wall at the front of the
property may not be consistent with the above referenced Design Guidelines that encourage
maintaining a sense of openness into the site.

Public Right-of-Way: The City of Carmels Right-of-Way Vision Statement states that, paving,
gravel, boulders, logs, timbers, planters, or other above-ground encroachments are prohibited,
except paving for driveways, unless an encroachment permit has been obtained from the City.
Currently, the right-of-way fronting the property is made up of almost entirely dirt and loose wood
chips and few scattered stone blocks along the fence line. The applicant proposes to extend the
pavers driveway into the right-of-way with a 3 foot asphalt transition which is permitted with the
approval of a driveway permit. The applicant is also proposes a 17'-6" gravel path into the city
right-of-way which is not permitted per CMC 12.24.020(B) which states "loose material or material
that could cause damage to public street maintenance equipment, e.g., gravel, sand, pebbles or any
other materials that readily displace are prohibited within the public right-of-way."

Therefore, staff have drafted a condition of approval which requires the applicant to revise their
plans to reflect an approved material (such as decomposed granite) for this walkway. The city's
Right-of-Way Statement allows for a narrow crushed decomposed granite pathway without an
encroachment permit. Staff has also included a condition of approval requiring the applicant to
obtain a driveway permit for the proposed paver driveway.

Summary: Staffs recommendation is to continue the Design Study application so that the applicant
can address some of the issues that have been raised. Staff has raised the following issues with the
project:

1. Mass and bulk associated with the remodel.

2. Complexity of the design.
3. Applicant must declare if the front room is intended to be an accessory dwelling unit.
4. The proposed 6-foot high stone wall at the front of the residence.
5. Use of a gravel walkway in the City ROW.

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The project includes a 1,069-square foot
addition to an existing 1,391-square foot residence, and therefore qualifies for a Class 1 exemption.

184
DS 17-129 (McMills)
June 14, 2017
Staff Report
Page 8

The proposed alterations to the residence do not present any unusual circumstances that would
result in a potentially significant environmental impact.

ATTACHMENTS:

Attachment A Site Photographs (including Crawl Space photographs)

Attachment B Draft Recommendations/Conditions
Attachment C Project Plans

185
Attachment A - McMills Residence Photographs

Existing east elevation of residence

Southeast corner of property showing trees proposed to be removed (site of proposed attached garage)

186
 South side of property overlooking oak tree cluster (to remain)

South elevation of residence showing existing concrete attached patio

187
 Second story potion of existing home from south side yard

North neighboring property and subject property with neighboring first and second story deck and
windows. Note existing tree coverage.

188
South elevation of two story portion of home with lower level, crawl space window (circled)

Crawl space photo (looking at north end of home - approximately 4' in height)

189
 Crawl space photo (looking east - approximately 5'-6" in height)

Crawl space (along south end of home - approximately 5'-9" in height)

190
Attachment B Recommendations/Draft Conditions

DS 17-129 (McMills)
June 14, 2017
Recommendations/Draft Conditions
Page 1

Recommendations/Draft Conditions
No.
1. Prior to issuance of any Building Permit, the applicant shall obtain a tree removal
permit from the City Forester for the eight (8) previously identified trees
proposed for removal.
2. The applicant shall include a note on the plan set that the ceiling height of the
crawl space will be lowered to less than 5 feet.
3. The applicant shall simplify the overall design and reduce the mass and bulk.

4. The applicant shall declare whether the front unit is an accessory dwelling unit
and shall include details on the kitchen to ensure that it meets building code
requirements for independent living.
5. The applicant shall reduce the height of the front wall to an amount specified by
the Planning Commission.
6. The applicant shall revise project plans to reflect city approved materials for the
proposed walkway in the city right-of-way.

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JOl-IN M..A.NOU,..PIZ,AG,O
~'ICIN .TUI'IC.
06
197
 10'-G"

41'-6 " :2:2 '-6 "

1:2'-6"

Jr-
I

0
r---
I "
1
(~
r-
~ II II -
I
I ~
Jr--- b ~
= -rtrt L
T
rn ~

EJ
I
r-o

~~l
6'-4" 6 '-:2"
.. e-::z

WINE VAULT 9! [JD I u L

29 SF '' . =
9
r-
Jlr-
11'-2" 11'-0'
1-e"
10'-l:f" 11'-e" .. ..
....
, 1
""-
I

,,.
a._.======i'!:ir+=FiFfi=4'-:2" ~'-IOL,
~
b
T
MAIN LEVEL I
~
1 r1 r
.21'-2"

1'-4"

Proposed_
UPPER LEVEL FLOOR PLANS
Dimensioned
11'-6" 11'-0" ~ 2 4 6 8 I~
'-----1 ::..a 1703

JOI-fN
D61GN
MANCU!IIt~c:>
6TUDI06
07
198
 EAST ELEVATION

fJ HIGH 610NE VENEER WALL

!
. j
' '
. I '!
~ 2 4 e 1~

LINCOLN S T
Proposed
ELEVATIONS

1.-----1 L 1703
..101-fN MANOUIIIRAGO
1:16IGN 6TUI:II06
DB
--~~~ , , 0. . . -111 -111'-,..,._"" - DI___,IA 199
 KDG110.2'

FF89.8'

SOUTH ELEVA TI ON

KDG118.f
"W"EST ELEV

Proposed

.
~

'
!
.:.. ~ 0. -:
i

I 1

. !

'
i.

0
:,.

:
...

:
w
m ~

~
! ~

! l
0246810
ELEVATIONS
20

'------1 &... 1703

NORTH ELEVATION JOI-fNMA~

CI.61CIN .TUCIIt:J.
09
200
 ----------------------l
I
I
I
EDGE Of OrBHANG i I
I
I
---""L _______ _r- I
1 I
I (E)+.12mtH I
I
L, i
21fl :12 SHED
i I
I
I I
I I
I 6:12 I
I 6:12 I
I~ - ------------------ ---~
I (E) .+.12 mtH
I
I
I
: ~ ~6:12 Existing
I (E) +.12 mai

~===================li=:-:1 ------,
ll---------~--------~--------~
Proposed
~~ : ~ 6:12~
1L------ --~-~-~-~~
I 21fl:t28HED

I
I
I Proposed and
I
_______ _j
Existing
ROOF PLANS

.......__--i~ 1703

201
 I
PltOPO.IP PIUI.IICT

LINCOLN STREET

lREY.:
I I
IIlEY~ _I
liiEV~ I

Proposed
STREETS CAPE ... ...
03-22-17 . . .

1703 r-

011
202
 I t J1 .? ~

!. ,.. -

WOOD FRA
OU!LDINI~ 0 - STOR
wnnr> f'R AtMF. HOUSE
LOT 25
11Rl
BLoc. 45 '
V.~l I C& T - PO 44 , ~-M 1'. ~-~ ~-. -~

PN 0 0- T~ - 0 7

- _:....- -

.... --~--

,...--.-.. : -., ='-~-~

.1__ _ ~ .-~r~ tl

. ~-
...._
. . ,.'"E
_ . _ ,~
~
_ 1_
.. E
~>....
s _,. . ,_
~ ,_
"!\. A ""D "
.l.V..I...L:::.-1
T,..._

L!NC:Oi.N RESIDENCE ,.lCtl"li-:~ 1'"'/~0.'...I~!a~J:? ()! 2

:r.:'Xn: om;lll; 311'." 'lf s.t..'ll'.'- we"'
AP~ f: 10-1.1'3-0:'7 ,e, 1 a~ ;~ . ": t~ r~; c ~ ~
t.' ~~;EL ~- 1M ~\ C'.IJFO: :L'
203