The City of Carmel-by-the-Sea does not discriminate against persons with disabilities. The City Hall is an accessible facility. The City Council Chambers is equipped with a portable microphone for anyone unable to come to the podium.
The City of Carmel-by-the-Sea does not discriminate against persons with disabilities. The City Hall is an accessible facility. The City Council Chambers is equipped with a portable microphone for anyone unable to come to the podium.
The City of Carmel-by-the-Sea does not discriminate against persons with disabilities. The City Hall is an accessible facility. The City Council Chambers is equipped with a portable microphone for anyone unable to come to the podium.
WORKSHOP AGENDA Special Workshop City Hall East side of Monte Verde Street Between Ocean & Seventh Avenues I. CALL TO ORDER AND ROLL CALL Planning Commissioners: Don Goodhue Michael LePage Keith Paterson August 29, 2012 Wednesday Meeting -2:00p.m. Steve Dallas, Vice-chair Janet Reimers, Chair Forest & Beach Commissioners: ll. ROLLCALL III. PLEDGE OF ALLEGIANCE Karen Ferlito Les Kadis David Refuerzo Lisa Boardman Vice-chair Tom Leverone Chair IV. ANNOUNCEMENTS/EXTRAORDINARY BUSINESS V. APPEARANCES Anyone wishing to address the commissions on matters not on the agenda, but within the jurisdiction of the commissions may do so now. Please state the matter on which you wish to speak. Matters not appearing on the agenda will not receive action at this meeting but may be referred to staff for a future meeting. Presentations will be limited to three minutes, or as otherwise established by the acting chair. Persons are not required to give their name or address, but it is helpful for speakers to state their name in order that the Secretary may identify them. VI. DISCUSSION ITEMS 1. Discuss the responsibilities of each Commission. 2. Discuss the development review process as it relates to the urban forest. 3. Discuss issues of concern and areas of further collaboration. Planning Commission - Agenda August 29, 2012 1 VII. ADJOURNMENT The City of Carmel-by-the-Sea does not discriminate against persons with disabilities. Carmel-by-the-Sea City Hall is an accessible facility. The City of Carmel-by-the-Sea telecommunications device for the Dea'Speech Impaired (T.D.D.) Number is 1-800-735-2929. The City Council Chambers is equipped with a portable microphone for anyone unable to come to the podium. Assisted listening devices are available upon request of the Administrative Coordinator. If you need assistance, please advise Leslie Fenton what item you would like to comment on and the microphone will be brought to you. Any writings or documents provided to a majority of the commissions regarding any item on this agenda will be made available for public inspection in the Planning & Building Department located in City Hall, E/s Monte Verde between Ocean & 7th A venues, during normal business hours. Planning Commission- Agenda August 29,2012 2 CITY OF CARMEL-BY-THE-SEA DEPARTMENT OF COMMUNITY PLANNING AND BUILDING/FORESTRY TO: FROM: DATE: WORKSHOP MEMORANDUM CHAIRS REIMERS & LEVERONE & MEMBERS OF THE PLANNING COMMISSIONERS & FOREST & BEACH COMMISSION SEAN CONROY, PLNG & BLDG SERVICES MANAGER MIKE BRANSON, CITY FORESTER 29 AUGUST 2012 SUBJECT: WORKSHOP FORMAT AND DISCUSSION The purpose of this workshop is to provide an opportunity for the Planning Commission and the Forest and Beach Commission to better understand how their responsibilities relate and to discuss areas of concern and/or collaboration. The meeting will be setup in a ' workshop' fashion with the commissioners and members of the public seated around a table. This will allow for an informal discussion and for the sharing of ideas and/or concerns. Staff will prepare a brief presentation as an overview of the roles and responsibilities of each c o m m i s s i o ~ the development review process as it relates to the urban forest, and areas of common concern or topics of interest. Staff has also attached the following background documents: Exhibit "A" - Responsibilities Exhibit "B" - Sample of a Preliminary Site Assessment Report prepared by Planning & Forestry; ~ Exhibit "C" - Tree Removal ordinance; Exhibit "D" - Recommended tree densities; Exhibit "E" - Tree protection requirements; and Exhibit "F" - Design Guideline excerpts. Exhibit "A" 2.32.060 Responsibilities and Authority of Forest & Beach Commission. The Forest and Beach Commission shall have the following duties, responsibilities and authority: A. To develop, with the Director of Forest, Parks and Beach, a management plan for the urban forest, parks and beach, and to correlate such plan with the City's General Plan; B. To consider and act on applications for tree trimming and tree removal and on matters involving construction in which root cutting or root crown coverage is involved; C. To advise the City Council or other government instrumentalities of the City with respect to specified items of management and technical forestry and beach matters, including the introduction of new species into the urban forest, or the elimination of existing species; D. To provide publicity in regard to the problems of the urban forest, including a public information program concerning care of forest resources, and including cooperation with school programs on conservation and the like; E. To encourage gifts, bequests and devises to be made to the City in furtherance of any present or future object or project associated with the commission; F. To review plans and submit comments to the Planning Commission as requested by the Department of Community Planning and Building; G. To advise the City Council or other government instrumentalities of the City on the preservation, enhancement, protection and care of the Carmel-by-the-Sea beach and waterfront area; H. Upon referral from the City Council, to review and recommend to the City Council possible City positions on proposals in the City, the City's sphere of influence, or any wider area, which impact the natural environment of the area. 17.52.060 Duties and Powers of the Planning Commission. The Planning Commission as the designated planning agency of the City shall have the following power and responsibilities: A. To develop and maintain a General Plan. B. To develop specific plans, master plans and area plans as may be necessary or desirable. C. To periodically, at least once each fiscal year, review the capital improvement program of the City. D. To determine the consistency of capital improvements projects and programs with the General Plan. E. To prepare an annual report to the City Council on the status of the General Plan and progress in its application. F. To interpret the meaning and intent of the City's land use code. G. To hear and render decisions on appeals of discretionary decisions made by administrative officials. H. To review environmental impact reports and initial studies. I. To conduct public hearings, review evidence and determine requests for use permits, variances, lot line adjustments, subdivisions, rezones and land use code amendments. J. To act on design review and design study applications. K. To act on projects subject to coastal permit requirements when such projects are within the categories listed above. L. To review the water management plan annually. Exhibit "B" - Preliminary Site Assessment (PSA) The purpose of the PSA is for city staff (typically Planning and Forestry) to visit the site and identify potential design related issues prior to the applicant designing the project. The applicant is required to submit two copies of a topographic survey. Some of the issues evaluated during the PSA include the number of significant trees on the site, potential privacy and view impacts, neighborhood character issues, etc. Attached is a copy of the outline that staff uses and that is filled out and returned to the applicant. The applicant also receives a copy of the survey annotated by Planning and Forestry based on the site review. PRELIMINARY SITE ASSESSMENT Property Owner: XX Street Location: XXXX Purpose The information contained in this Preliminary Site Assessment is meant to provide input to the applicant on potential project issues prior to project submittal. Location Zoning: Single Family Residential (R-1) Coastal Commission Appeal Jurisdiction (Y or N): No. Very High Fire Hazard Severity Zone (Y or N): No. Street and Neighborhood Character Right-of-way characteristics: The Design Guidelines encourage maintaining and enhancing the informal forested appearance of the right-of- way. Designs shall avoid the use of retaining walls, gravel, boulders, non drought tolerant plantings, etc. in the right-of-way. Plans submitted for design review shall include a plan for right-of-way improvements. There is currently a stone retaining wall and a pathway in the .rigbt-of-way. These shall either be removed, or an encroachment permit shall be filed. Style and mater;als of neighboring houses: The Design Guidelines .encourage providing diversity of building materials and styles along a block. The Guidelines also encourage the use of natural materials, particular1y wood clap board, shingles or board and batten siding for exterior walls. The properties across the street include a two-story stucco residence with a hipped roof, a two-story wood sided Craftsman residence, and a two-story stone Spanish style residence. The structure to the north is a one-story wood-sided Craftsman style residence. The structures to the east and south are one-story stucco sided residences. Site Conditions Forest character: Trees listed as #'s 1 , 2 and 4 on the survey have been determined to be significant. A six foot setback is required from the trunks of these trees. Proposals to prune or remove trees should be submitted to the City Forester prior to submitting plans for design review. It may be beneficial to coordinate with the City Forester to hand dig trenching in areas of potential excavation near significant trees to determine potential impacts to significant trees prior to submitting an application for design review. A permit to remove the dead Atlas cedar tree has been issued with the young Monterey cypress tree growing near the cedar being planted as a replacement tree. This tree shall also be protected. Plans for new construction should include the planting of one upper and one lower canopy trees. It is desirable to eliminate the ivy from the site and the public right-of-way. Existing nonconformities: The stucco wall on the south property line exceeds the 3' maximum height. Topography & Drainage: The Design Guidelines encourage designs that follow the natural contours of the site and that avoid abrupt changes in grade on the site and between properties. Following design approval, plans that are submitted for a building permit shall include a storm water drainage plan. 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. Opportunities for sub-grade spaces (basements, etc.): The existing garage is located sub-grade and there may be opportunities to expand the sub-grade space. Proposed new excavation should consider the location of trees on the site. Again, it may be beneficial to coordinate with the City Forester to hand dig trenching in areas of potential excavation near significant trees to determine potential impacts to significant trees prior to submitting an application for design review. Potential Neighbor Impacts . , Privacy concerns (large facing windows, outdoor living spaces): The Design Guidelines encourage preserving reasonable privacy for adjacent properties. The site's location on the corner, the existing fencing and the existing vegetation provide adequate screening between properties. The vegetation and fencing should be maintained. New construction should avoid creating privacy impacts on neighboring properties. View concerns: The Design Guidelines encourage maintaining view opportunities to natural features that lie outside the property. New development should be considerate of neighboring views. It appears the residence on the nw cor. of Carmela and 101fl may have Ocean views over the existing residence. These views should not be substantially impacted. Mass, scale and 'access to light' relationships between properties: The Design Guidelines encourage a building's mass to relate to the context of other homes nearby and to minimize the mass of a building as seen from the public way or adjacent properties. The Guidelines also encourage buildings to relate to a human scale in its basic forms and to avoid monumental appearances or overly decorative features. There is a mix of both one and two-story structures in the neighborhood. New construction should appear consistent with the mass and scale of other properties and avoid new mass that looms over the street or neighboring properties. Adjacent two-story near sidelines that could create 'tunnel effects': None. Neighborhood Input: Staff strongly recommends approaching neighboring property owners prior to any public hearings to explain the project and address any potential concerns. Most project delays occur when applicants have not reached out to neighbors early in the process. This is particularly true for two-story projects. Historic Status Is the property listed on the City's Inventory of Historic Resources (Y or N): No Does the property require additional review? No, a Determination of Ineligibility was completed on 4/1/2010. Green Building Identify green building requirements: Below is a list of the Green Building point requirement for new projects based on the City's Residential Checklist. Category 1: New Construction (i.e. demo/rebuild) Category 2: New Addition/Remodel > 750 sq. ft. Category 3: New Addition/Remodel < 750 sq. ft. 60 points 25 points 15 points Electrical Service & Sprinklers Electrical service laterals shall be placed underground to any new building or structure and/or when the existing main service panel is being relocated or upgraded. Sprinklers are required for new buildings and in existing buildings when 50% or more of the walls are being removed and/or the total value of the project is $250,000 or more. Additional Resources Visit our website at www.ci.carmel.ca.us, then click on "Governmenf' then "Staff/departments" then "Community Planning and Building" for information on the design review process, copies if the Design Guidelines and Municipal Code, information on the Green Building Ordinance, Title 7 A of the Building Code, etc. . Ghazal 070612 Page 1 of4 Significant Tree Evaluation Worksheet Block: V LQ!W: 18 & 20 Street Location: NE comer of San Antonio & 1oth Aves. (Ghazal) t N ~ Part One: Initial Screening: Complete Put One to determine if further assessment is warranted. Trees must pass aU criteria in Part One to be considered significant or moderately significant. A. Do Tree# 1 2 3 4 5 YES NO X X X X X Ally tree with structural impairment likely to cause failure should be marked as UDSafe and removed. Use page four of this WOiksheet to document the safety risk Trees that have limited and specific defects that can be remedied with selective pruning or other mitigation should be marked as safe and specific recommendations should be given to the owner for tree care. Such trees may still be assessed for significance. B. Is Tree# Species YES NO 5 co OT co MC X X X X MP -Monterey pine BP -Bishop pine CO- Coast live oak X CS - California sycamore OT- #3 - Pittosporum MC -Monterey cypress CR- Coast redwood CI- Catalina Ironwood BL- Big leafmaple (Note: Other species on the recommended tree list may be detennined to be Significant Trees only if they are exceptional examples of the species. Such trees also must exhibit excellent health, form. vigor. and substantial size to rate an overall score of at least 7 points in Part Two of the assessment.) c. Tree# 1 4 5 YES X X X NO X Coast live oak- cluster or multi-trunk tree measured as an avera e diameter of all the trunks that reach breast hei t ? Diameter 6 inches @ dbh dbh dbh = diameter at breast height or 4.5 feet above the adjacent ground surface Hei t 15 Feet N/A N/A 25Feet Ghaza1 070612 Page2 of4 Part 'fwo: Assessment For Tree Significance For each of the criteria below assign points as shown to assess the tree. If any criteria score is zero the assessment may stop as the tree cannot qualify a! significant or moderately significant. D. What is the health and condition of the tree? Tree# 1 score 2 0 points: 1 point: 2 points: 3 points: 2 3 4 5 I 2 I - The tree is heavily infested with pests or has advanced signs of disease that indicates the tree is declining and has very limited life expectancy. The tree shows some pests or disease that impair its condition, but which does not immediately threaten the health of the tree. The tree may recover on its own, or with appropriate intervention. The tree appears healthy and in good condition. The tree shows excellent health, is free of pests and disease and is in very strong condition. E. What is the overall form and structw'e of the tree? Tree# 1 score 1 0 points: 1 point: 2 points: 3 points: 2 3 4 s 2 0 2 - Prior pruning, disease or growth habit have left the tree deformed or unsound to an extent that it cannot recover or will never be a visual asset to the neighborhood or will likely deteriorate into a structural hazard. The tree has poor form or structure but (a) can recover with proper maintenance or (b) it provides visual interest in its current form, and does not have structural defects that are likely to develop into a safety hazard. The tree has average form and structure for the species but does not exhibit all the qualities of excellent form and structure. The tree exhibits excellent form and structure. For all species there will be a good distribution .of foliage on multiple branches with no defects. For conifers, the tree will have a single straight leader with balanced branching and with good taper. Oaks will exhibit a well-developed canopy with no suppressed branches. Oaks may be single-trunked or multi-trunked and will have a balanced distribution of foliage on each trunk/branch. . Ghazal 070612 Page3 of4 F. What is the age and vigor of the tree? Tree# 1 score 2 0 points: 1 point: 2 points: 3 points: 2 3 4 5 2 2 1 - The tree is over-mature or shows signs of poor or declining vigor such as die-back of major limbs or of the crown, small leaves/needles and/or minimal new growth. The tree is mature but retains normal vigor and is likely to continue as a forest asset for a substantial period into the future. The tree is young to middle age and shows normal vigor. The tree is young to middle age and shows exceptional vigor. G. Are environmental conditions favorable to the tree? Tree# .. .1. score 2 0 points: 1 point: 2 points: 2 3 4 5 2 1 2 - The tree is crowded or has no room for growth to maturity. The tree has poor access to light, air or has poor soil for the species. The tree has average environmental conditions including room for growth to maturity, access to light, air and soils suitable for the species. The tree has room for growth to maturity with no crowding from other significant trees or existing buildings nearby. The tree also has excellent access to light, air and excellent soils for root development. Ghazal 070612 Page4of4 Part Three: Final Assessment Please record the total points scored on pages two and three for each tree. Tree# 1 l 3 4 s Total 7 7 s 6 - Score A. Did all assessment categories in Part Two achieve a minimum score of 1-point? Tree# 1 l 3 4 s YES X X X - NO X - B. Are there any other factors that would disqyalify a tree from a determination of significance? (Explain any ' yes' answer) No X Yes __ _ (Explanation) NOTES: A permit to remove the dead Atlas cedar has been issued with the young Monterey cypress growing next to the cedar as .the designated replacement tree. This makes this young cypress into a protected tree even though it rates as non-significant. Conclusion: Does The Tree Qualify As Significant Or Moderately Significant? If the tree meets the species, size and safety criteria identified in Part One and scores at least one point under each of the criteria in Part Two, it shall be as Significant if it achieves a score of 6 or more points or shall be classified as Moderately Significant if it achieves a score of 4 or 5 points. Tree species not listed in Part One-B that meet other screening criteria in Part One may be classified by the City Forester as Significant if they score at least 7 points, or as Moderately Significant if they score at least 4 points. All other trees are classified as non-significant. Tree# 1 l 3 4 5 SIGNIF X X X MOD SIGNIF NOT X X* SIGNJF *SEE NOTE ABOVE Exhibit "C" - Tree Removal Ordinance 17.48.060 Permit Applications. Applications for tree removal permits shall be submitted to the City on forms provided by the City Forester. There shall be a fee for this permit as established by resolution of the City Council. A Review Procedures. Following submittal of a permit application, the City Forester shall: 1. Review all trees on the site and in the adjacent right-of-way. All trees shall be classified as significant, moderately significant or nonsignificant. All significant trees shall be documented by preparing a Significant Tree Evaluation Worksheet (see Appendix 8 ~ to this title). The City Forester shall make a determination whether a significant tree is involved based on the evaluation in the worksheet. 2. The classification of all trees shall be provided to the applicant. The City Forester shall place any appealed application on an agenda of the Forest and Beach Commission, which shall act as provided for in Chapter 2.32 CMC. 3. The applicant may appeal a determination by filing a written notice of appeal within 10 days of the transmittal of the tree determinations. The City Forester shall give notice to the applicant of the time and date of the meeting at which the application on appeal shall be considered and of the final action by the Forest and Beach Commission. 4. Significant Trees. Applications to remove significant trees are subject to the findings in CMC 17.48.070. 5. Nonsignificant Trees. a. Not Related to Construction. Approval of a permit to remove nonsignificant trees, not related to construction shall be determined by the City Forester. The City Forester's determination may be appealed subject to the Forest and Beach Commission consistent with the procedures in subsection (A)(3) of this section. b. Related to Construction. Approval of a permit to remove nonsignificant trees that are related to construction shall be determined by the Forest and Beach Commission, based on the Commission's "Tree Removal Criteria" checklist. B. Removal Without Posting. In exceptional circumstances in which it would cause substantial physical property damage loss or danger to delay removal until the Forest and Beach Commission's next meeting, the City Forester may approve removal without the required posting, providing such approval unquestionably conforms to the policy and the practice of the Forest and Beach Commission. The Forester will report permit actions at the next meeting of the Forest and Beach Commission. C. Required Reports. The City Forester will report her/his action at the next meeting of the Forest and Beach Commission. D. Conditions of Approval. The City Forester or Forest and Beach Commission may condition a permit on replacement trees being planted at a place, of a species and of a size designated by the City Forester or Forest and Beach Commission. The person requesting the permit may also be required to pay the cost of obtaining and planting the replacement trees. E. Permit limitations. Any permit granted under this chapter is nontransferable and shall expire one year from date of issuance. In the event a permit for tree removal is granted, in order to enable the applicant to carry out some project of development or improvement of her/his property, such permit shall be effective only in connection with the issuance of a valid building permit. (Ord. 2004-02 1, 2004; Ord. 2004-01 1, 2004). 17.48.070 Findings Required for Significant Trees. A. Not Related to Construction. When not related to construction or development, removal of significant trees is prohibited unless authorized by the Forest and Beach Commission consistent with the following finding: 1. That the tree is causing substantial damage to a building that cannot readily be repaired or alleviated on a long-term basis, through minor reasonable building modifications. B. Related to Construction. Removal of significant trees to facilitate construction or development is prohibited unless one of the two following findings is met: 1. That removal of the tree is required to protect public health or safety; or 2. That the following four conditions exist: a. The existing site is vacant or is developed to an extent less than one-third of the hase floor area allowed by the zoning applicable to the site; and b. The available land area of the site not occupied by significant trees (including land within six feet of the trunk of significant trees) does not adequately and practically provide space for development of at least one- third of the base floor area allowed by the zoning for the site; and c. The issuance of a variance for development in one or more setbacks has been considered and would not provide a remedy or would be inappropriate due to a significant overriding inconsistency with another policy or ordinance of the LCP; and d. Failure to authorize removal of the tree(s) would deprive the owner of all reasonable economic use of the property. Exhibit "D" - Recommended Tree Densities Table 17.48-A: Recommended Tree Densities Lot Size (Square Feet) Upper Canopy Trees Lower Canopy Trees 0-4,000 3 1 4,001 - 6,000 4 3 6,001 - 8,000 5 4 Over8,000 As determined by the Forest and As determined by the Forest and Beach Commission Beach Commission Exhibit "E" - Tree Protection Requirements 17.48.110 Protection of Trees During Construction. For the purpose of safeguarding trees during construction, demolition or tree removal, the following conditions shall apply to all trees other than trees for which a removal permit has been issued: A Protection of Existing Trees. 1. Prior to the commencement of construction, demolition or tree removal, all trees on the building site shall be inventoried by the owner or contractor as to size, species and location on the lot, and the inventory shall be submitted on a topographical map to the Building Official. This condition may be waived by the Building Official for tree removal and minor demolition. 2. Damage to any tree during construction, demolition or tree removal shall be immediately reported by the person causing the damage, the responsible contractor or the owner to the City Forester, and the contractor and/or owner shall treat the tree for damage in the manner specified by the City Forester. 3. Oil, gasoline, chemicals and other construction materials shall not be stored within the dripline of any tree. All compaction of soils, construction of building walls, or placement of impermeable surfaces must be setback a minimum of six feet from all significant trees. Grading ruts and fills around significant trees shall be limited to areas outside the root projection zone identified by the City Forester in any preliminary site assessment (see Chapter 17.58 CMC, Design Review.) Drains shall be installed according to City specifications so as to avoid harm to trees due to excess watering or ponding. No wires, signs or other similar items shall be attached to trees. Cutting and filling around the base of trees shall be done only after consultation with the City Forester, and then only to the extent authorized by the City Forester. No paint thinner, paint, plaster or other liquid or solid excess or waste construction materials or wastewater shall be dumped on the ground or into any grate between the dripline and the base of the tree, or uphill from any tree where such substance might reach the roots through a leaching process. 4. The property owner/contractor shall erect protective barricades around all trees on a private building site. These barricades shall be in place prior to the start of any construction or demolition activities. Barricades shall be upright, two- inch by four-inch planks standing a minimum of eight feet vertically, conforming to the tree, tied with wire or rope forming a maximum of one-inch space between the planks. If the tree's configuration or site conditions do not lend themselves to the installation of this type barricade, the City Forester will designate alternate tree protection methods. Under certain conditions where soil compaction is probable, fences may also be required around a tree or grouping of trees. The use of recycled lumber, synthetic lumber or similar materials approved by the City Forester for tree protection is encouraged. 5. Wherever cuts are made in the ground near the roots of trees, appropriate measures shall be taken to prevent exposed soil from drying out and causing damage to tree roots. 6. Trimming cuts shall conform to arboricultural standards and shall be made along the branch bark ridge. 7. Prior to the start of any construction or demolition activities, the property owner/contractor is required to spray or have a certified applicator spray the lower six feet of all pine tree trunks with a pesticide approved by the California Department of Food and Agriculture for the treatment of bark beetles. 8. The property owner is responsible for care of all trees that are to remain on the site. This includes the treatment of bark beetles as designated by the City Forester. 9. Failure to protect or maintain trees on construction/demolition sites is a violation of the municipal code and grounds for suspension of the building permit. B. Protection of Trees to Be Planted. Trees required to be kept on a building site and trees required to be planted as a condition of tree removal permit approval shall be maintained according to accepted arboriculturaf practices for a minimum of five years from the completion of construction or the date that the tree is planted. 1. At no time shall these trees be moved without the issuance of a valid permit. 2. Nothing contained in this section shall be deemed to replace or revoke any requirements for the safeguarding of trees found elsewhere in this municipal code or in the ordinances and procedures of the City. (Ord. 2004-02 1, 2004; Ord. 2004-01 1, 2004). Exhibit "F" - Design Guideline Excerpts
Carmel-by-the-Sea Design Traditions
lfeighborhood-wide Guidelines Excavation work should be planned to avoid significant impacts to root systems. As shown cutting into roots systems without City approval will wiaken or even la11 a tree and is unlaWful. .. the right-of-way should not be removed. 1.1 Existing significant upper canopy and understory trees should be preserved . First, consult with the City Forester to evaluate existing trees in the right-of-way and on site for their significance and condi- tion: Plan to protect trees during construction as provided in the Land Code and by planning access and site development arotmd trees. Trees in the right-of-way should not be removed to provide parking spaces. Position building masses and roof forms to avoid cutting into the'canopy of established trees. (See also the following section on site design.) Plm fl + .,,,,"';} ... - , ! l ' . .., ': , ,, \ : .... , ,, I , .. . .. , .. \,,. Roots greater thanl .. , call Fcm!ster before cutting. Section Acceptable Tree to Building Relationships Closer Plan Bridged Footing for Close Trees Oeser tban6'.q' Building 1st Floor Bridged looting with I beam to allow roots tozemain No basement Carmel-by-the-Sea Design Traditions
Neighborhood-wide Guidelines 1.2 Locate new construction to minimize impacts on established trees. 1 Structures with foundations, such as buildings, walls and ex- cavations, shoUld be set back a minimum of six feet the base of any tree to be preserved in order to adequately protect tree roots. In some cases, a greater distance may be required. In other situations, it may be acceptable to build closer than 6 feet, when other design objectives are met and a bridged footing is used. {See illustration.. page 4.) Avoid a building design or roof design that would require ex- tensive pruning to tree limbs and canopies. 1 Adequate open space should be provided on each building site to retain, and plant anew when necessary, upper and lower canopy trees. Plan building masses and excavation in areas that will mini- mize the impact on trees and their root structures. 1.3 Protect root systems of all trees to be preserved. Plan excavation work to avoid root systems of all trees on site and of trees on abutting properties. Avoid excavations or foundations that would cut into more than one-third of the root zone or drip-line arolll'\d any significant tree. Plan curb cuts, paving and drainage system,s to maintain air transport and water percolation to root systems. Grades should not be raised or lowered around tree roots. 1.4 Maintain a forested image on the site where it is consistent with the neighborhood context. Plant new to reinforce the existing urban forest character on sites in each neighborhOod where this character A tree for C01'1StJction should be replaced ui\lE!ss there are numerous frees oit the lot. A mix of upper and lower caru)py trees should be used, as determined by the City_ Forester. Appropriate tree species and a table of reconunerided replace- requirements are listed in the City's Policy Paper C91..()5, which is attached as an Select trees that are characteristic of the neighborhood context. Maintain estllblishtd understory trees that provitle cJum1cter tmd screening. Maint4in a forested image on a site. Protect signijictlnt trees from dtmuzge during construction. See Appendix B and the lAnd Use Code requirements for fenCing and other protection mechanisms. Also note that new trees that are planted as 11 condition of design approval must be mllintained in plQce. If one of these trees is rei1U1t1ed, it must be repllzced.