CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

October 12, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, Community Planning and Building Director

Submitted by:

Ashley Hobson, Contract Planner

Subject:

Consideration of Concept Design Study (DS 16-378) for the construction of a

new single-family residence located in the Single-Family Residential (R-1)
Zoning District.

Recommendation:
Accept the Concept Design Study (DS 16-068) subject to the attached findings and
recommendations/draft conditions.
Application:
Block:
Location:
Applicant:

DS 16-378
APN:
010-193-009
94
Lot:
20
th
NE Corner of 9 Avenue and Monte Verde
Adam Jeselnick, Architect
Property Owner: Michael and Frances Henkel

Background and Project Description:

The project site is located on the northeast corner of 9th Avenue and Monte Verde. The property is
4,000 square feet in size and consists of a mostly vacant site with a 363-square foot garage located
in the southeast corner of the site. The applicant is proposing to demolish the existing garage and
construct a new 2,100-square foot house with a 400-square foot basement. The applicant has
acquired additional water credits from the Malpaso Water Company which has allowed for the
construction of a home on the vacant site. The proposed new residence is 2,100 square feet in size
and consists of a 1,010 square foot first floor, a 450 square foot 2nd floor, a 400 square foot
basement and a 240 square foot attached garage.

DS 16-378 (Henkel)
October 12, 2016
Staff Report
Page 2

Staff has scheduled this application for conceptual review. The primary purpose of this meeting is
to review and consider the site planning, privacy and views, mass and scale related to the project.
However, the Commission may provide input on other aspects of the design.
PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:
Site Considerations

Allowed

Existing

Proposed

Floor Area

1,800 sf (45%)*

363 sf

2,100 sf

Site Coverage

556 sf w/ bonus

0 sf

494 sf

Trees

3 Upper /1 Lower
(recommended)

9 total

Ridge Height (1st/2nd)

18 ft/24 ft

n/a

Max. 2nd floor: 24 ft

Plate Height (1st/2nd)

12 ft/18 ft

n/a

Max. 2nd floor: 18 ft

Setbacks

Minimum Required

Existing

Proposed

Front

15 ft

n/a

29 ft 4 in

Composite Side Yard

10 ft (25%)

n/a

Min: 14 ft 6 in (36%)

Minimum Side Yard

3 ft

n/a

Min. North Side: 5 ft 6 in

Min. South Side: 5 ft 9 in

Rear

15 ft

n/a

Min: 3 ft**

* The allowable square footage for a 4,000 square foot lot is 1,800 square feet, with a maximum bonus
basement floor area of 2,400 square feet (including a 100 square foot basement incentive).
** Rear setback is 3 for structures under 15 feet in height.

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.
The site contains nine trees, including one eucalyptus tree, one Monterey Cypress, and seven Coast
Live Oaks. The applicant is proposing to remove the 26-inch Eucalyptus tree to allow for the
construction of the new residence. Eucalyptus trees are not considered a native species based on
the Carmel-by-the-Sea recommended tree list, and therefore the tree is considered moderately
significant. Moderately significant trees may be removed from the site for construction purposes

DS 16-378 (Henkel)
October 12, 2016
Staff Report
Page 3

with Planning Commission approval. The forester reviewed the plans and expressed concerns with
the close proximity of the construction to the both the 58-inch cypress tree located on the north
property line and the 11-inch oak tree located to the west of the proposed residence. Although the
plans meet the required 6-foot setback for both trees, the City Forester is concerned that the trees
could be negatively affected due to the construction of the foundation and the tile terrace. A
Condition of Approval is recommended that the applicant work with the Forester to reduce
potential impacts to the trees prior to final planning approval.
Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state that designs should preserve
reasonable solar access to neighboring parcels and maintain privacy of indoor and outdoor spaces
in a neighborhood and maintain view opportunities.
Staff has not identified any view or privacy impacts that would be created by the addition. The
neighboring property to the north has five windows that face the project site and the existing wood
fence on the north elevation of the property partially obscures these windows. Additionally, the
residence to the rear (east) of the property has three, large 2nd story windows that face the project
site. The second story of the proposed residence is situated towards the center of lot and
therefore is not anticipated to create any significant view or privacy impacts to the adjacent
neighbors.
The applicant is also proposing an approximately 200 square foot rooftop deck over a portion of
the 1st story roof, however the deck will not impact the neighbor to the east because it will be
shielded by the 2nd story element nor should it impact the neighbor to the north because it will be
shielded by an approximately 6-foot section of an elevated roof above the kitchen.
Mass & Bulk: Residential Design Guidelines 7.1 through 7.6 encourages a buildings 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. Further, these guidelines state that a building should relate to
a human scale in its basic forms.
The applicant is proposing to build a new single-family residence on an existing vacant site. The
second story is located toward the rear of the residence, which minimizes the appearance of mass.
The adjacent properties contain two-story residences, and the neighborhood consists mostly of
two-story houses with varied siding styles and materials. With regard to mass and bulk, in staffs
opinion, the proposed residence meets the objectives of Residential Design Guidelines 7.1 through
7.6.

DS 16-378 (Henkel)
October 12, 2016
Staff Report
Page 4

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 proposed design includes a two-story residence with an attached garage. The residence will
have a mix of flat roofs and hipped roofs with a pitch of 4:12. The proposed residence will also
have an approximately 200 square foot rooftop deck over a portion of the 1st story roof. In staffs
opinion, the roof design is simple and modern, and it complements the building style and
neighborhood context.
Basement Bonus: The Municipal (CMC 17.10.030.D.3) allows a 100-square foot basement bonus.
In addition to this, CMC 17.10.030.C.4 states that: The City provides an incentive to use some of
the base floor area and exterior volume in a basement. The result of this incentive is to reduce
above-ground floor area and reduce exterior volume for sites awarded bonus floor area in
basements. For a one story structure, the Code states that For each one square foot of the base
floor area constructed in a basement and 12 cubic feet of allowed exterior volume not built above
average grade, one additional square foot of bonus floor area may be constructed in a basement.
The applicant is proposing a 2,100-square foot residence, which includes 1,700 square feet of
above average grade floor area and 400 square feet of basement space, depicted on Sheet A8 of
the plan set. Pursuant to the Municipal Code sections cited above, the applicant is entitled to a
300-square foot basement. The basement allowance includes the 100-square foot entitlement and
a 200-square foot (2x) bonus for being 100 square feet below the allowed above-grade square
footage. A condition has been drafted requiring a reduction in the size of the basement by 100
square feet.
Site Coverage: Because the project site is currently vacant, the site contains zero site coverage.
The applicant is proposing to add 494 square feet of site coverage including 274 square feet of
permeable materials (driveway, light wells, lower patio, and walkways). The site coverage will
consist of the driveway, light wells, a patio, a terrace, steps, and walkways.
Finish Details: Finish details are not typically reviewed at the Concept stage; however, the
Planning Commission can provide input during the concept review. The proposed finish details
include vertical wood siding and Fond Du Lac Limestone veneer siding. The proposed roofing

DS 16-378 (Henkel)
October 12, 2016
Staff Report
Page 5

material is a standing seam zinc metal roof. In staffs opinion, the applicants proposal includes
materials that compliment the modern design of the proposal.
Public ROW: The unimproved portion of the City Right-of-Way (ROW) between the front property
line and edge of paving is approximately 10 feet wide. Staff did not identify any encroachments
within the ROW.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Units. The project
includes the construction of one single-family residence in a residential zone, and therefore
qualifies for a Class 3 exemption. The proposed residence does not present any unusual
circumstances that would result in a potentially significant environmental impact.
ATTACHMENTS:

Attachment A Site Photographs

Attachment B Findings for Concept Acceptance
Attachment C Draft Recommendations/Conditions
Attachment D Project Plans

Attachment A Site Photographs

Attachment B Findings for Concept Acceptance

DS 16-378 (Henkel)
October 12, 2016
Concept Findings
Page 1

FINDINGS REQUIRED FOR CONCEPT DESIGN STUDY ACCEPTANCE (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.

NO

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

10

DS 16-378 (Henkel)
October 12, 2016
Concept Findings
Page 2

complementary to the neighborhood without appearing monotonous or repetitive

in context with designs on nearby sites.
9. The proposed exterior materials and their application rely on natural materials
and the overall design will add 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.B.1):
1. Local Coastal Program Consistency: The project conforms with the certified Local
Coastal Program of the City of Carmel-by-the Sea.

2. Public access policy consistency: The project is not located between the first
public road and the sea, and therefore, no review is required for potential public
access.

11

Attachment C Recommendations/Draft Conditions

DS 16-378 (Henkel)
October 12, 2016
Recommendations/Draft Conditions
Page 1

Recommendations/Draft Conditions
No.
1.
2.

The applicant shall consult with the City Forester to minimize the potential
impacts to the 58-inch Cypress Tree and the 11-inch Oak Tree.
The applicant shall reduce the size of the basement by 100 square feet.

12

GENERAL NOTES

PROJECT DATA

PROJECT DATA

SCOPE OF WORK:
CONSTRUCT NEW 2-STORY SINGLE FAMILY RESIDENCE WITH AD ACHED
GARAGE AND BASEMENT. NEW DRIVEWAY, WALKWAY, STONE TERRACE,
AND OUTDOOR FIREPLACE. SITE IMPROVEMENTS AS NOTED ON THE PLAN.

PROPERTY ADDRESS:

N/E CORNER 9TH AVE. AND MONTE VERDE

CARMEL-BY-THE-SEA CALIFORNIA 93921

BLOCK/LOT:

LOT 20, BLOCK 94

A.P .N.

010-193-009-000

ZONING:
PERMITS:

R-1 SINGLE FAMILY RESIDENTIAL

PSA 16-169 (HENKEL)

OWNER:

MICHAEL AND FRANCES HENKEL

159 E. WALTON PLACE, APT. 3C
CHICAGO, ILLINOIS 60611

ARCHITECT:

ADAM JESELNICK ARCHITECT

3069 LORCA LANE
CARMEL, CA 93923
PHONE: (831) 620.5164 m
CONTACT: ADAM JESELNICK AlA
EMAIL: aejarch@gmail.com

CONTRACTOR:

TBD.

CONSTRUCTION TYPE:

V-B

OCCUPANCY:

R-3

FIRE SPRINKLERS:

YES

WATER:

CAL-AM (E)

SEWER:

CARMEL AREA WASTE WATER DISTRICT [E)

TREE REMOVAL:

1-26" EUCALYPTUS (SEPARATE PERMIT)

GRADING:.

200 CUBIC YARDS (CUT) I 40 CUBIC YARDS (FILL)

SITE COVERAGE CALCULATIONS:

EXISTING
NO EXISTING SITE COVERAGE.

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TOTAL, (E) COVERAGE:

*MAX. ALLOWABLE COVERAGE =

---SF
396 SF

PROPOSED
DRIVEWAY- PERMEABLE CONC.
FRONT WALKWAY
LIGHT WELL- PERMEABLE CONC.
STEPS TO LIGHT WELL - CONC.
TERRACE + STEPS - TILE
WALKWAY+ PATIO

100
24
38
37
159
136

TOTAL, (N) COVERAGE:

*MAX. ALLOWABLE COVERAGE =

494SF
556 SF

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EXISTING
[E) GARAGES-TO BE DEMOLISHED

363 SF

TOTAL, (E)

363 SF

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FLOOR AREA CALCULATIONS:

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PROPOSED
[P)
[P)
[P)
(P)

HOUSE, BASEMENT
HOUSE, 1ST FLOOR
GARAGE
HOUSE, 2ND FLOOR

400 SF
1010 SF
240 SF
450 SF

TOTAL, (P) SF:

2100 SF

*NOTE: MAX. ALLOWABLE AREA =

*BONUS FLOOR AREA FOR BASEMENT=
*BONUS FLOOR AREA FOR BASEMENT =

1800 SF
400 SF 12 = 200 SF
100 SF

PROJECT LOCATION

PROJECT DATA
AND
SITE LOCATION

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SHEET INDEX

REVISION #

A1
A2
A3
A4
AS
A6
A7
A8
A9
A10
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PROJECT DATA AND SITE LOCATION

NOTES AND SPECIFICATIONS , STREET ELEVATIONS
EXISTING SITE SURVEY
SITE PLAN, DEMOLITION
SITE PLAN, PROPOSED
PROPOSED BASEMENT AND 1ST FLOOR PLANS
PROPOSED 2ND AND ROOF PLAN
PROPOSED FLOOR LEVEL MAP+ SCHEDULES
PROPOSED ELEVATIONS
PROPOSED ELEVATIONS
RENDERINGS

8-31-2016
AS NOTED

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13

CITY OF CARMEL-BY-THE-SEA
CONDITIONS of APPROVAL

GENERAL NOTES

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1. VERIFY ALL EXISTING DIMENSIONS AND CONDITIONS AT THE SITE; CONFIRM ANY VARIATIONS OR CONFLICTING OR

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MISSING DIMENSIONS OR DATA PRIOR TO COMMENCING WORK. US:: WRITTEN DIMENSIONS ONLY; DO NOT SCALE
DRAWINGS FOR THE PURPOSE OF DETERMINING A DIMENSION DURING CONSTRUCTION.

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2. CONSTRUCTION DETAILS NOT SPECIFICALLY SHOWN ON THE DRAWINGS SHALL BE BUILT TO CONFORM TO SIMILAR
CONSTRUCTION, IN ACCORDANCE WITH THE BEST COMMON PRACTICE AND/OR MANUFACTURER'S SPECIFICATIONS
FOR THE INSTALLATION OF THEIR MATERIALS OR ITEMS.

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3. All CONSTRUCTION {MATERIALS, WORKMANSHIP & METHODS) SHALL COMPLY WITH TITLE 24 AND THE 2013
CALIFORNIA RESIDENTIAL BUILDING CODE {CBC); CALIFORNIA PLUMBING CODE {CPC), CALIFORNIA MECHANICAL
CODE {CMC). CALIFORNIA ELECTRICAL CODE {CEC). CALIFORNIA ENERGY CODE, FIRE CODE, AND CAL GREEN; AND

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All LOCAL AMENDMENTS AS ADOPTED BY CITY ORDINANCE.

4. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR SAFETY ON THE JOB SITE AND MUST ADHERE TO All FEDERAL
STATE LOCAL AND O .S.HA SAFETY REGULATIONS.
5. DEMOLITION: CONFIRM All DEMOLITION REQUIREMENTS WITH THE OWNER. VERIFY WITH OWNER WHICH ITEMS, IF
ANY, HE/SHE WISHES TO RETAIN FOR HIS/HER USE. All OTHER ITEMS TO BECOME PROPERTY OF THE CONTRACTOR AND
ARE TO BE PROPERLY REMOVED FROM THE PREMISES . SEE DEMOLITION PLANS FOR ADDITIONAL INFORMATION.
6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL BRACING AND SHORING REQUIRED DURING CONSTRUCTION
UNTIL ALL CONSTRUCTION IS COMPLETE.
7. DO NOT STORE CONSTRUCTION MATERIALS, OR OPERATE CONSTRUCTION EQUIPMENT IN SUCH A MANNER THAT
DESIGN LIVE LOADS OF THE STRUCTURES ARE EXCEEDED. DO NOT STORE CONSTRUCTION MATERIALS ON
OVERHANGING FRAMING.

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SPECIFICATIONS
SPECIFICATIONS AS NOTED ON THE ARCHITECTURAL AND ENGINEERING PLANS.

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GRADING I DRAINAGE NOTES

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REFER TO CIVIL ENGINEERIN G AND LANDSCAPE PLANS roR ADDITIONAL INFORMATiON.

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8-31-2016

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NOTES:

TOPOGRAPHIC MAP

1. Elevat'i<m. datum is assumed.

2. Points found. Qr set are t;o ind.ice>ted.,

of Lot 20, Block; 94, Carmel City Subdtvision,

Carm<~l, California.

othkrs e>re shown fQr reference only.

3. Record. date> is shown in parenthesis ( ... .... .)
4. Check; for direction of tree grrrwth in field
whkre pertinent to loca.titm of improvements.
5. Distances and eleve>ticms are expressed in
feet and. decimals thereof.
6. On.Ly n4tiVe trees 6" OT larger h.a.ve been located.

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Prepared for:

MIKE & FRANCES HENKEL

Jon D. Hagemeyer
Lice=ed. Land. Surveyor
Ca.rmA!l, Cal.iforn.ia..

This -map correctly represents a survey made

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EXISTING SITE
SURVEY

8-31-2016
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RE VISION#

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NOTES:
1. Elnlcation tJGtum is

TOPOGRAPHIC MAP
CU:nn714ct.

2. Points found or :rat on so indica:UcL

og~&ers 11n shown. for referm.c onlJI.

of Lot 20, BlDclr. 94, Ca.nnel

Ctl.r11'l.el, California.

S. RacOf'd de& is 11hown. tn pllf'.Nhesis ( ........ )

4. ChAcl: for dinlction of ft-ee growth in fiol.d
wh.en p.ninent to locaticm of imFovmwnis.
6 . .Di.riancu cmd ele\lcdions aT s:r;pres:red in
feet cmd ucinltl.U thlraof
6. Onl11 ntiHw ina 6 or 'larg~ Alwe been IDC~IifL
7. EcuW7IWI'II.U mA1f eziat U&at don.' t shaw on. Uris mop.
8. Rs~hip OI tOJlOg'I'QJihic foa.t'uns to floundo111
Linea is ~%imate.
9. This mGp does not T~JWesmt c boundarv S'Un~Bl~

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Sub~

MIKE & FRANCES HENKEL

Jan JJ. Hagrtn~tJ~IW
Lic~nUert La:n.d. SurvE.~crr
Ca.nn.l, Ca.li,fMn:i&
Sca.le: fa= 8'
W.O. 6727
l!a.TCh Zf, 2016

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PROJECT SCOPE OF WORK

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DEMOLISH TWO (2) EXISTING GARAGES (363 SF).

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SITE PLAN NOTES:

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1. PROTECT EXISTING TREES AS REQUIRED. NO TREE REMOVAL THIS PERMIT.

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2. NO CHANGE TO EXISTING SITE DRAINAGE.

3. DEMOLITION LIMITED TO AREAS NOTED ON PLAN.
4. REMOVE AND REPLACE EXISTING PROPERTY LINE FENCE.

GRADING PLAN NOTES:

I. CUT OR FILL AS INDICATED ON CIVIL PLANS. SITE DISTURBANCE LIMITED
TO AREAS SHOWN ON PLAN.
2. SEE CIVIL PLANS FOR SITE GRADING AND DRAINAGE NOTES.
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PROJECT SCOPE OF WORK

SITE PLAN NOTES:

G RADING PLAN NOTES:

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8-31-2016

FLOOR LEVEL TABLE:

BASEMENT AREA
400 SF {INCLUDES BEDROOM, BATH, LAUNDRY)

SCALE AS NOTED

1ST FLOOR AREA ONLY

860 Sf {INCLUDES HOUSE AND GARAGE)
2ND FLOOR AREA ONLY
114 SF (INCLUDES 2ND FLOOR MASTER BR)
OVERALL BUILDING AREA (FOOTPRINT}
1436 SF

REVISION#

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A8
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------

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N/E corner Monte Verde+ 9th

A_DAM JESELNICK
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Cormel-by-the-Sea, California

Project Number.
1YJ3
Date:
August 27, 2016

HENKEL RESIDENCE

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8-31-2016
N.T.S.

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