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CITY OF CARMEL-BY-THE-SEA

PLANNING COMMISSION/FOREST AND BEACH COMMISSION


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.

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