Professional Documents
Culture Documents
From:
Submitted by:
Subject:
RECOMMENDATION
(1) Approve the Final Design Studies (DS 16-259 and DS 16-260)
(2) Approve the proposed Lot Merger and Lot-line Adjustment
Application: DS 16-259 / DS 16-260
Block:
Location:
Applicant:
APN:
16
also includes merging two of the three existing parcels into one parcel (the Beach House
parcel) thereby resulting in two parcels, and adjusting the boundaries and increasing slightly
the size of the third parcel (the Boardwalk House), thus the Beach House parcel is reduced in
size.
The project goals are as follows:
1. Replace three existing residences (The Beach House, Boardwalk House, and
Guest House) with two new residences (The Beach House and the Boardwalk
House);
2. Merge two of three parcels thereby resulting in two parcels;
3. Create two lots of equal size thereby the Boardwalk House parcel would be .74 ac.
and the Beach House parcel size would be .74 ac. Previously considered by the
Planning Commission was an adjustment of the lot-line for the Boardwalk House
parcel from 0.53 ac. to 0.56 ac. and decreasing the Beach House parcel size from
0.95 ac. to 0.92 ac. The squaring-off of the property boundaries will not change the
size or shape of the two proposes homes and it represents the only change of
substance to the project since the November 2016 Concept hearing;
4. Maintain Beach House setback from coastal bluff behind the recommended 30-foot
setback and increase Beach House setback from the coastal bluff by another 8 feet
as compared to the existing residence;
5. Increase Boardwalk House setback from the south property boundary, Carmel North
Dunes and ESHA by up to 12 feet;
6. Reduce visibility of the new residences as seen from public view points on Carmel
Beach, the North Carmel Dunes and from the adjacent residences to the east; and
7. Comply with the Local Coastal Plan (LCP), Carmel General Plan, Carmel Residential
Design Guidelines and Zoning Regulations.
After the proposed demolition, the property owner will build two new residences with one
residence on one lot adjacent to the bluff (the 7,200 square-foot Beach House/APN: 010-321021) and the second residence (the 5,900 square-foot Boardwalk House/APN: 010-321-020)
on a separate lot located immediately adjacent and inland. An existing shared driveway on the
north side of the property will also be removed and a new shared driveway will be constructed
along the south boundary of the properties and connecting to Carmel Way. Refer to figures in
Attachment E showing the Proposed Site Plan, views to the site, various building elevations,
landscape plans, and revised lot-line configuration.
17
Allowed
Existing
Proposed
Floor Area
6,000 sf
N/A
5,900 sf
Site Coverage
1,320 sf
N/A
3,079 sf 1
Trees (upper/lower)
4/3 (recommended)
As determined by the
Forest and Beach
Commission 2
No additional trees
required, but one
Cypress will be planted
Ridge Height
18 ft 3
N/A
Up to 21 ft
Plate Height
12 ft 4
N/A
N/A
Setbacks 5
Minimum Required
Existing
Proposed
Front Yard
15 ft
N/A
80 ft
25% of width = 28 ft
N/A
67 ft
3 ft
N/A
23 ft
Rear Yard
15 ft
N/A
28 ft
18
Allowed
Existing
Proposed
Floor Area
6,000 sf
N/A
7,200 sf 1
Site Coverage
1,320 sf
N/A
3,036 sf 2
Trees (upper/lower)
4/3 (recommended)
As determined by the
Forest and Beach
Commission 3
No additional trees
required
Ridge Height
18 ft 4
N/A
18 ft
Plate Height
12 ft 5
N/A
N/A
Setbacks 6
Minimum Required
Existing
Proposed
Front Yard
15 ft
N/A
67 ft
25% of width = 26 ft
N/A
18 ft
Side Yard
3 ft
N/A
8 ft
Rear Yard
15 ft
N/A
116 ft
STAFF ANALYSIS
Previous Hearing - At the November 9, 2016, Planning Commission meeting the Commission
considered the two Concept Design Studies for the Carmel Way Trust. At this meeting the
Commission accepted the Design Concept and adopted the Negative Declaration. A Notice of
Intent to Adopt a Negative Declaration was filed with the County Clerk on September 16, 2016,
1
Include floor area bonus of 3% of site area for lot merger. Refer to Merged Lot Floor Area Bonus discussion in
Staff Analysis below.
2
Include site coverage bonus of 4% of site area if 50% or more is semi-permeable and bonus if 2.5% of site area
for lot merger.
3
CMC Section 10.48.080.A.2
4
Properties located in the Beach and Riparian Overlay District. Note that there is no ridge on a flat roofed
structure.
5
The 12-foot maximum does not accommodate structures with flat roofs. The proposed structures have a flat roof
and the top plate is not defined.
6
The lots are unusual relative to the City Municipal Code in that there is no distinct, front, side or rear setback.
Regardless, for purposes of evaluating this project the front of both parcels front Carmel Way i.e., the north
property boundary.
19
and a Notice of Determination was filed with the County Clerk on November 10, 2016. The
filed Notice of Determination started a 30-day statute of limitations on court challenges to the
approval under CEQA. There have been no challenges to the project. At the request of the
Planning Commission the landscape plans were modified to accommodate plants with a lower
water use and a somewhat more native character.
Landscaping The Planning Commission requested that the landscape plan include vegetation
that is native to dune habitats. The applicant has conveyed that a landscape plan that is strictly
based on native dune habitat species would be too restrictive, regimented, and would inhibit a
landscape palette appropriate for the site. The proposed Final Design Study landscape plan is
intended to be inclusive of plants appropriate for a coastal, urban setting where winds are
strongest with California native plants interspersed that will coexist with the adjacent dune
habitat to the south. Some of the proposed plants include Koeleria macrantha (June grass) to
create a drought tolerant native lawn, with massed Ceanothus and Manzanita, and other
drought tolerant species, at the perimeter of the lawn. In staffs opinion, the proposed
landscape plan is appropriate for the site and generally consistent with the Planning
Commissions recommendations. Refer Attachment E project plans, pages 6 and 7.
Lighting The applicant has submitted a landscape lighting program that appears to meet the
City requirements for down-lit fixture, but Staff has conditioned the project to require that the
applicant submit lighting schematics for all fixtures to verify conformance with code.
OVERVIEW OF PLAN COMPONENTS
Lot Merger The existing site contains three separate parcels of 0.22 acres (APN 010-321-021),
0.53 acres (APN 010-321-020), and 0.73 acres (APN 010-321-021). The applicant will merge the
0.22 ac. and 0.73 ac. parcels into one parcel - the Beach House parcel, which is the parcel
closest to Carmel Beach. This merger qualifies the proposed project for a 3 percent Floor Area
Bonus entitlement established by Carmel Municipal Code (CMC) Section 17.10.040.B.2.a.
Through merger the applicant is able to design the residences, and the property, with greater
flexibility in building and driveway location.
Lot-Line Adjustment The revised lot-line plans indicate the Boardwalk House parcel and the
Beach House parcel will each be approximately 0.74 ac.
20
Bluffs Setback - The geotechnical consultant that advised the applicant on locating the
proposed residence recommends that the Beach House residence be setback a minimum of 30
feet from the top of the coastal bluff. The proposed setback would be an additional 2 feet to 10
feet further than this recommended 30 foot setback and is up to 8 feet further inland as
compared to the existing residence.
Enhancement of Public and Private Views - The turret element of the existing Beach House is
visually prominent from the beach. The proposed Beach House eliminates the turret and brings
the height of the Beach House down from 27 feet to 20 feet. In addition, the plans also show
the height of the Boardwalk House will be reduced from 21 feet to 18 feet. However, the new
two-story wing component of the Boardwalk House that is outside the footprint of the existing
Boardwalk House will have an overall height of up to 22 feet, but will still not be seen from the
public view area at Carmel North Dunes and is too far removed from the view shed. It is
important to note that the property owners representatives have been working with the
neighbors to assure that neighbors privacy and views are maintained and, or enhanced.
Both the proposed Beach House and the proposed Boardwalk House have been sited and
designed to reduce their visibility as seen from adjacent private and public property to include
the North Dunes and the Carmel Beach. Refer to in Attachment D for a variety of before and
after views of the property from various off-site public viewpoints locations, including an aerial
view of the existing and proposed structure locations.
ATTACHMENTS:
Attachment A Findings for Approval / Beach House
Attachment B Findings for Approval / Boardwalk House
Attachment C Conditions of Approval / Boardwalk House
Attachment D Conditions of Approval / Beach House
Attachment E Letter and Landscape Photos
Attachment F Project Plans
21
FINDINGS REQUIRED FOR CONCEPT DESIGN STUDY ACCEPTANCE (CMC 17.64.080 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.
22
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.
8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive
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.
Beach and Overlay District Findings
1. The combined area contained within all setbacks is at least equal to the area of
the lot that would be included within setbacks if the special beach setback
established in subsection (B)(9) of this section were applied (i.e., achieving no net
loss of setback area.
2. A minimum width of at least three feet will be maintained for the full length of all
setbacks.
3. By reducing any setbacks the proposed structure will not interfere with safe
access to other properties in the neighborhood or otherwise result in damage or
injury to the use of other adjoining properties.
4. Structures proposed for construction within reduced setback areas will be
compatible with the residential character of the neighborhood and will exhibit a
human scale without excessive building bulk or visual mass.
5. The proposed setbacks afford maximum protection for the adjoining parklands for
the benefit of the public while still accommodating reasonable development of the
property.
YES
NO
N/A
N/A
N/A
23
YES
1. The proposed setbacks afford maximum protection for the adjoining parklands
for the benefit of the public while still accommodating reasonable development of
the property.
2. That the proposed setbacks are designated on an approved plan attached to the
permit or on a scenic easement for purposes of documentation and recordation.
NO
2. Public access policy consistency: The project is located between the first public
road and the sea, and therefore, review is required for potential public access.
24
FINDINGS REQUIRED FOR CONCEPT DESIGN STUDY ACCEPTANCE (CMC 17.64.080 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.
25
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.
8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive
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.
Beach and Overlay District Findings
1. The combined area contained within all setbacks is at least equal to the area of
the lot that would be included within setbacks if the special beach setback
established in subsection (B)(9) of this section were applied (i.e., achieving no net
loss of setback area.
2. A minimum width of at least three feet will be maintained for the full length of all
setbacks.
3. By reducing any setbacks the proposed structure will not interfere with safe
access to other properties in the neighborhood or otherwise result in damage or
injury to the use of other adjoining properties.
4. Structures proposed for construction within reduced setback areas will be
compatible with the residential character of the neighborhood and will exhibit a
human scale without excessive building bulk or visual mass.
5. The proposed setbacks afford maximum protection for the adjoining parklands for
the benefit of the public while still accommodating reasonable development of the
property.
YES
NO
N/A
N/A
N/A
26
YES
1. The proposed setbacks afford maximum protection for the adjoining parklands
for the benefit of the public while still accommodating reasonable development of
the property.
2. That the proposed setbacks are designated on an approved plan attached to the
permit or on a scenic easement for purposes of documentation and recordation.
NO
2. Public access policy consistency: The project is located between the first public
road and the sea, and therefore, review is required for potential public access.
27
Conditions of Approval
No.
Standard Conditions
1.
2.
3.
This approval shall be valid for a period of one year from the date of action
unless an active building permit has been issued and maintained for the
proposed construction.
4.
All new landscaping, if proposed, shall be shown on a landscape plan and shall
be submitted to the Department of Community Planning and Building and to the
City Forester prior to the issuance of a building permit. The landscape plan will
be reviewed for compliance with the landscaping standards contained in the
Zoning Code, including the following requirements: 1) all new landscaping shall
be 75% drought-tolerant; 2) landscaped areas shall be irrigated by a
drip/sprinkler system set on a timer; and 3) the project shall meet the Citys
recommended tree density standards, unless otherwise approved by the City
based on site conditions. The landscaping plan shall show where new trees will
be planted when new trees are required to be planted by the Forest and Beach
Commission or the Planning Commission.
5.
Trees on the site shall only be removed upon the approval of the City Forester or
Forest and Beach Commission as appropriate; and all remaining trees shall be
protected during construction by methods approved by the City Forester.
6.
28
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.
7.
Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.
8.
The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground and shall be no closer than 10 feet from each other.
10.
All skylights shall use non-reflective glass to minimize the amount of light and
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.
NA
11.
12.
The applicant shall install unclad wood framed windows. Windows that have
been approved with divided lights shall be constructed with fixed wooden
mullions. Any window pane dividers, which are snap-in, or otherwise
superficially applied, are not permitted.
13.
The applicant agrees, at his or her sole expense, to defend, indemnify, and hold
harmless the City, its public officials, officers, employees, and assigns, from any
liability; and shall reimburse the City for any expense incurred, resulting from, or
in connection with any project approvals. This includes any appeal, claim, suit,
9.
29
or other legal proceeding, to attack, set aside, void, or annul any project
approval. The City shall promptly notify the applicant of any legal proceeding,
and shall cooperate fully in the defense. The City may, at its sole discretion,
participate in any such legal action, but participation shall not relieve the
applicant of any obligation under this condition. Should any party bring any
legal action in connection with this project, the Superior Court of the County of
Monterey, California, shall be the situs and have jurisdiction for the resolution of
all such actions by the parties hereto.
14.
The driveway material shall extend beyond the property line into the public right
of way as needed to connect to the paved street edge. A minimal asphalt
connection at the street edge may be required by the Superintendent of Streets
or the Building Official, depending on site conditions, to accommodate the
drainage flow line of the street.
15.
16.
Approval of this Design Study shall be valid only with approval of a Variance.
NA
17.
18.
The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. The drainage plan shall
include applicable Best Management Practices and retain all drainage on site
through the use of semi-permeable paving materials, French drains, seepage
pits, etc. Excess drainage that cannot be maintained on site, may be directed
into the Citys storm drain system after passing through a silt trap to reduce
sediment from entering the storm drain. Drainage shall not be directed to
adjacent private property.
An archaeological reconnaissance report shall be prepared by a qualified
archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
19a.
19b.
NA
30
20.
21.
22.
23.
24.
NA
______________________________
Property Owner Signature
___________________________
Printed Name
__________
Date
Once signed, please return to the Community Planning and Building Department.
31
Conditions of Approval
No.
Standard Conditions
1.
2.
3.
This approval shall be valid for a period of one year from the date of action
unless an active building permit has been issued and maintained for the
proposed construction.
4.
All new landscaping, if proposed, shall be shown on a landscape plan and shall
be submitted to the Department of Community Planning and Building and to the
City Forester prior to the issuance of a building permit. The landscape plan will
be reviewed for compliance with the landscaping standards contained in the
Zoning Code, including the following requirements: 1) all new landscaping shall
be 75% drought-tolerant; 2) landscaped areas shall be irrigated by a
drip/sprinkler system set on a timer; and 3) the project shall meet the Citys
recommended tree density standards, unless otherwise approved by the City
based on site conditions. The landscaping plan shall show where new trees will
be planted when new trees are required to be planted by the Forest and Beach
Commission or the Planning Commission.
5.
Trees on the site shall only be removed upon the approval of the City Forester or
Forest and Beach Commission as appropriate; and all remaining trees shall be
protected during construction by methods approved by the City Forester.
6.
32
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.
7.
Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.
8.
The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground and shall be no closer than 10 feet from each other.
10.
All skylights shall use non-reflective glass to minimize the amount of light and
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.
NA
11.
12.
The applicant shall install unclad wood framed windows. Windows that have
been approved with divided lights shall be constructed with fixed wooden
mullions. Any window pane dividers, which are snap-in, or otherwise
superficially applied, are not permitted.
13.
The applicant agrees, at his or her sole expense, to defend, indemnify, and hold
harmless the City, its public officials, officers, employees, and assigns, from any
liability; and shall reimburse the City for any expense incurred, resulting from, or
in connection with any project approvals. This includes any appeal, claim, suit,
9.
33
or other legal proceeding, to attack, set aside, void, or annul any project
approval. The City shall promptly notify the applicant of any legal proceeding,
and shall cooperate fully in the defense. The City may, at its sole discretion,
participate in any such legal action, but participation shall not relieve the
applicant of any obligation under this condition. Should any party bring any
legal action in connection with this project, the Superior Court of the County of
Monterey, California, shall be the situs and have jurisdiction for the resolution of
all such actions by the parties hereto.
14.
The driveway material shall extend beyond the property line into the public right
of way as needed to connect to the paved street edge. A minimal asphalt
connection at the street edge may be required by the Superintendent of Streets
or the Building Official, depending on site conditions, to accommodate the
drainage flow line of the street.
15.
16.
Approval of this Design Study shall be valid only with approval of a Variance.
NA
17.
18.
The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. The drainage plan shall
include applicable Best Management Practices and retain all drainage on site
through the use of semi-permeable paving materials, French drains, seepage
pits, etc. Excess drainage that cannot be maintained on site, may be directed
into the Citys storm drain system after passing through a silt trap to reduce
sediment from entering the storm drain. Drainage shall not be directed to
adjacent private property.
An archaeological reconnaissance report shall be prepared by a qualified
archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
19a.
19b.
NA
34
20.
21.
22.
23.
24.
NA
______________________________
Property Owner Signature
___________________________
Printed Name
__________
Date
Once signed, please return to the Community Planning and Building Department.
35
January 5, 2017
Re:
36
City of Carmel-by-the-Sea
Planning Commission
January 5, 2017
Page 2
The Final Design Study also includes an alternative proposed lot line adjustment between
the Beach Parcel and the Boardwalk Parcel. Both the original and the alternative proposed lot
line adjustments are graphically described below.
..
The Applicant remains willing to accept the miginallot line adjustment proposal which
resulted in a 0.92 acre Beach Parcel and a 0.56 acre Boardwalk Parcel. However, the Applicant
and I feel a far more intuitive adjustment is to equalize the acreage of both parcels at
approximately 0.74 acres with a single straight boundary line. This configuration avoids a
jogging boundary line and roughly ' squares' each parcel. Moreover, one of the proposed new
trees can serve as a property line monument making the property line clear to neighbors should
either parcel be separately owned (note: the Applicant and their family intends to enjoy the
Carmel Way Estate for some time).
The original lot line adjustment proposal sought to retain a larger Beach Parcel which
maintained the merger of the Cottage Parcel into the Beach House (the basis for the 3% floor
area bonus applied to the Beach House). However, reviewing the project description prepared by
City Plruming Staff it is not necessary to maintain the larger Beach Parcel since the 3% floor area
bonus is recognized by the initial Cottage Parcel merger (as opposed to the final lot line
adjustment). In short, once the merger is completed, the 3% floor area bonus does not require us
to maintain the larger parcel. On this basis, the Applicant and I can't help but propose the far
more intuitive lot line adjustment which equalizes parcel acreage, 'squares' each parcel, and
distills the new parcel boundary to a single straight line.
37
City of Cannel-by-the-Sea
Planning Commission
January 5. 2017
Page 3
Conclusion
ln closing, we appreciate your guidance regarding the Project along with City Planning
Staffs responsive communications pre-plan11ing and processing the Project application and the
candid discussions with each of our immediate neighbors.
KindRegar~
~ L~
__----
ALJ:ll
Enclostues
38
39
40 fruticosa
Zone 5: Ceanothus 'Anchor Bay' + Westringia
Hines Carmel-by-the-Sea
0
0
architects
Project Info
Vicinity Map
APPLICANT/OWNER:
JEFF & WENDY HINES
PROJECT ADDRESS:
10 CARMEL WAY, CARM EL,CA 93940
ZONING:
R-1 {RESIDENTIAL), P (PARK OVERLAY), BR (BEACH RIPARIAN), AS
(ARCHAEOLOGICAL}
PROJECT DESCRIPTION:
1. DEMOLITION AND REMOVAL OF ALL EXISTING STRUCTURES ON THE
CURRENT BEACH PARCEL, COTIAGE PARCEL AND BOARDWALK PARCEL.
2. COMBINING THE EXISTING BEACH PARCEL (.52 ACRE) AND COTIAGE
PARCEL (.21 ACRE) RESULTING IN AN ENLARGED BEACH PARCEL (.95 ACRE).
3. LOT LINE ADJUSTMENT TO BOARDWALK PARCEL.
4. CONSTRUCTION OF TVVO (2) NEW RESIDENCES :
BEACH HOUSE: TVVO (2) STORY WOOD FRAMED RESIDENTIAL
STRUCTURE WITH ATIACHED GARAGE, GRAVEL ROOF, WOOD
AND STONE SIDING
BOARDWALK HOUSE : TVVO (2) STORY WOOD FRAM ED
RESIDENTIAL STRUCTURE WITH GRAVEL ROOF, WOOD AND
STONE SIDING
OCCUPANCY:
BEACH HOUSE:
BOARDWALK HOUSE :
R-3
R-3
V-B
BOARDWALK HOUSE:
V-B
A.P.N.:
EXISTING BEACH PARCEL
EXISTING COTIAGE PARCEL
EXISTING BOARDWALK PARCEL
AREA-LOT:
EXISTING BEACH PARCEL
EXISTING COTIAGE PARCEL
EXISTING BOARDWALK PARCEL
-ALLOWABLE :
-PROPOSED:
OWNER:
JEFF & WENDY HINES
010-321-0XX
010-321-0YY
LANDUSEATIORNEY:
AENGUS JEFFERS
215 WEST FRANKLIN STREET, FIFTH FLOOR
MONTEREY, CA 93940
010-321 -0ZZ
.74 ACRE
.21 ACRE
.52 ACRE
6000 SOFT
+1241 SOFT (FLOOR AREA BONUS)
TOTAL ALLOWABLE: 7241 SQFT
7200 SQFT
BOARDWALK HOUSE
-ALLOWABLE:
6,000 SOFT
-PROPOSED :
5,900 SQFT
' THE COMBINING OF THE CURRENT BEACH HOUSE PARCEL(.74 ACRE) WITH
THE CURRENT COTIAGE PARCEL (.21 ACRE) ALLOWS FOR A 3% INCREASE OF
BUILDING AREA (.74 + .21 = .95ACRE NEW BEACH PARCEL) RESULTING IN AN
ADDITIONAL 1,241 SOFT
Project Directory
CONTACT:AENGUSJ EFFERS
aengus@aengusljeffers.com
T831 .649.6100
F 831 .325.0150
CONTRACTOR:
STOCKER & ALLAIRE
21 MANDEVILLE COURT
MONTEREY, CA 93940
7&9
,.A,
Carmel Way
ARCHITECT:
BACKEN GILLAM KROEG ER
2352 MARINSHIP WAY
SAUSALITO, CA 94965
CONTACT: LUCA PIGNATA, PRINCIPLE
lucap@bgarch.com
CONTACT: MATIHEW ENERING
menering@bgarch/com
T 415.289.3860
F 415.289.3866
ARCHITECTURAL CONSULTANT:
HOLDREN + LIETZKE
225 CANN ERY ROW, SUITE A
MONTEREY, CA 93940
CONTACT: CRAIG HOLDREN
craig@hl-arc.com
T 831.649.6001
F 831.649.6003
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43
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archi t e c t s
44
.-.os e
LEGEND
1aes
O.RCHI-ECTURE
537 Hou!Oon Sl
"""'''''"~' CA 939<0
ld 831 550 141<
~ 831 655 3-'62
1~1
w eobblettone bind
Sloneft_._
,... "" on sllb light jo.tts (by
5 Slone
paYing on
1"i"nb dec:long
Aldl1ee1)
I'""
.....
1a Driveway gate
17 lnt...com
ta Mailbox w/ addreas numbers
\!!
Natl\'e lawn
P<IOJECT-
-- ''----..~
.....
....
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I
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HINES
RESIDENCE
rw .., ..
........
....,
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0.....
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..........
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:=:::;:we...
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7 + 9 Carmel Way
Carmel, CA 93921
=-'*"*"'0",... .. .,..
...
ISSUE CW"E
12.16.2016
--"'
..
,.., ,..
TWMO
TW t iS1.&
EM' ...7...
DRAWING TITL
LANDSCAPE
SITE PLAN
L1.0
45
537 Houston Sl
Montcroy CA 909<0
INTERIOR COURTYARD _ _
DRIVEWAY COURTYARD
Botnn"'al N::lfllft
CcJr,.,l()fl,..........
""'~
NoiM
---Groundcovers
Trees
Trees
Metrosideros excetsa
Olea eutqXtea 'Swan Hill'
SWan HdiOIMI
I.JttleOU;e
Pennisetum spathiOiatum
Kato
Wostringia ffl..lbCOSa
Coastal Rooemoty
Shrubs
Pineapple Guava
Julia Pnetps Cahfomia Lilac
Evergreen Spurge
Agaw attenuata
Pittospon.m 'OW< Leaf'
Weotmgia fnrtioosa
Owarf Kato
Rhaplliolepis umbellata 'Minor' Owarf Yoddo Hawthorn
Tuscan Blue Rosemary
Lion's Taal
Oak Leal p;ttooporum
eo.- Rosemwy
Groundcovers
Aoonlum canariense
Groundcovers
Aoonlum 'Bivsh'ng Beauty'
Groundcovers
Oymoocba mtvgaretae
Roamannus 'Boule'
......
Shrubs
-----Shrubs
Ce:anothus cnooca
COASTAL BLUFF
Koeleria macrantha
Schln.,.molle
Shrubs
Leptospermum 'Reevesit'
Prttosporum crtlSSifOiium
NATIVE LAWN
Dymondia mrugaretae
Eche.,.eria lmtlt'icala
Rosmarinus 'Boule'
Thymus 'Groon Lemon'
Prostrate Rooemoty
GREEN ROOF
~-
Rosemwy
Vines
Rhoo:issus """"""'"
Groundcovers
Everg"""' Grape
.- ...
,,__./- -
..- ..
PAOJECT NAME
HINES
RESIDENCE
_ _ __ _~"-
..
..
..
..
"'
7 + 9 Cannel Way
Cannel, CA 93921
Q...
ISSUE SET
0.....
r
ISSUE(W'f
12.16.2(}18
..
t
'3'J
~t
-!~
DAAWING TlTl
PLANTING PLAN
General Notes:
1.
See~VSPC.1,0.2and
0.3
sc...:
DRA.WN BY:
0'
..
18'
32'
SHEET HUMBER
L3.0
46
()..:ar,h~y
Brurrl,1Ao<Jo
Ot-.cttpt.oo
531 Houston St
Morerev. CA 939<0
W:Jtl:qn
tef 831.655.1414
20
Drtveway LightS
4 watts
(ti/
14
Path Lights
2Watto
'L3 !
14
L4
11
Step Ughts
L5'
14
Wall Lights
t!l>
3 watts
Driveway Light
3. The hghtlng plan is cfiagrammatic and intended to show 99Mfal fixturo lOCation and type. Exact location d
furtum and tran$10n"ners ShaD be veriflfld on &tc wrth lo.ndscape archttect.
4. Contmctcw shall <:OOI'dnate with general oont.r'aletor and efectrical oorrt:ractor for nstaltabon of condut,
sle<Mng, switct>ng lOCations and juncbon bOxes durillg OCI1er phases of WQI1c.
5. All fixtures to be mstalled per manufacturer's specificatiOnS.
6. AU nush ~ fixtuteS to be mstaUed leve4 with
otnec'wlso noted.
8 St~Light
(~~
Wall Light
\J
o__ .
, .. / " ' -
..
- .. -
..
HINES
RESIDENCE
_- _____ _
..
..
..
..
..
..
PROJECT KAA4E
..
7 + 9 Carmel Way
Cannel, CA 93921
(4) L 5 - - Lights
(4) L2- Bollard P8th Lights
...
..,
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PREVIOUS ISSUE
..,,
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t.
EXTERIOR
LIGHTING PLAN
1/ 16"
1 '~
XXX
I
(6) L3 - LontBm Pa111 Lights
(1) L5 - Wall Ught
L5.0
47
25
20
ST
EE
DE
NS
VE
GE
TA
TI
15
ON
20
Existing
Paul
Residence
25
30
25
28"CYP
35
35
(LOCATION OF
THESE TWO TREES
IS APPROXIMATE.)
22"CYP
26"CYP
41
43
30
Existing View #1
8"CYP
41
42"CYP
42
40
42
42
43
37
39
38
PA
DRIVEVER
WAY
42
40
39
38
Existing driveway to be
removed and relocated
34
Existing
Paul
Residence
43
38
40
41
Approximate stepped
down low hedge heights
39
34
CK
BLO
AIN
CH
TEP
S
CK
BLOWALL
.
RET
LIN
35
36
T. W
RE
36
37
7" EUC
37
38
42
DN
7"
10"T
40
41
48
8"T
42
45
45
50
40"CYP
10"
6"T
48
44
46
46
DN
43
18"CYP
47
47
39
10" CYP
2-PRONG
TREE 6"-8"
CARMEL WAY
44
35
ALL
A.C
PAVE .
MENT
42
6"T
6"T
48
46
DN
47
10"T
14"CYP
30" PINE
49
32" PINE
12"T
49
DN
DN
51
Existing
Pool House
DN
Existing View #2
Existing
Shed
10"CYP
57
56
55
53
55
54
16" CYP
52
54
51
52
53
Approximate stepped
down low hedge heights
Existing
Residence
55
Existing
DeBruce
Residence
DN
DN
8"T
0'
Existing View #3
10'
20'
40'
NORTH
HINES RESIDENCE
7 + 9 Carmel Way
Carmel, CA 93921
scale:
1"=20'0"
date:
12.21.2016
drawn by:
sw
VSP0.1
48
ST
EE
15
20
25
Proposed View #1
30
25
28"CYP
35
(LOCATION OF
THESE TWO TREES
IS APPROXIMATE.)
22"CYP
41
43
30
8"CYP
41
42"CYP
42
40
39
38
42
42
42
39
37
41
43
39
34
44
35
36
LL
WA
36
37
7" EUC
37
DN
dgi
He
40"CYP
10"
6"T
9' (
ma
6"T
48
10"T
14"CYP
30" PINE
12"T
8"T
57.
Existing
DeBruce
Residence
He
51
dgi
DN
ng
to
49'
-6"
49
DN
9' (
ma
x.)
49
32" PINE
Proposed View #2
Proposed screen
height to 57.9' max.
m
imu
BOARDWALK HOUSE
DN
Tre
es
FFE +52.0
tap -1"
61. er fro
1m m
ax. 68.5
'
to
55
dgi
ng
35'
He
56
53
57
51
10"CYP
55
54
16" CYP
52
54
55
53
52
DN
DN
33'
-4"
8.5
'm
in
to 6
5'-
46
DN
47
6"
6"T
56.
to
45
45
50
46
48
48
44
46
2-PRONG
TREE 6"-8"
DN
43
18"CYP
47
Storage
Room
8"T
42
55.
41
46'
-0"
40
10" CYP
x.)
47
10"T
x.)
7"
39
to
42
9' (
ma
38
ng
LIN
35
42
AIN
CH
TEP
S
CK
BLOWALL
.
RET
A.C
PAVE .
MENT
40
38
34
BLO
43
ET.
40
38
PA
DRIVEVER
WAY
R
CK
26"CYP
ng
Proposed screen
height to 55.9' max.
dgi
Proposed screen
height to 56.9' max.
35
Proposed screen
height to 57.9' max.
He
General Notes:
1. Screening plants shall be irrigated by Owner or Owner's maintenance
representative to maintain health of plants described within sheet VSP0.2 Vegetative Screening Plan. The exact irrigation method shall be determined
by the Project Arborist upon final selection and installation of the plant
material.
Proposed View #3
Point Lobos view
South property line fence hedge no
higher than fence until grade levels out
3. Installation of the low and tall screening plants and trees along East
property line dividing Hines' and DeBruce's shall be completed within 135
days after commencement of construction. The Project Arborist shall be
responsible for all plant selection and installation, subject to approval by
DeBruce.
4. Installation of proposed vines on Boardwalk House and Storage Room
and (2) 16' "filler" screening trees shall commence approximately 2 months
before Boardwalk House is complete.
HINES RESIDENCE
7 + 9 Carmel Way
Carmel, CA 93921
0'
10'
20'
40'
NORTH
scale:
1"=20'0"
date:
12.21.2016
drawn by:
sw
VSP0.2
49
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50
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51
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Carmel by the Sea : Beach House
a r c hit ec t s
55
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Carmel by the Sea : Beach House
a r chit e c t s
56
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Beach House - First Floor Exterior Lighting Plan
a r c hit ec t s
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Carmel by the Sea : Beach House
Boardwalk House - First Floor Exterior Lighting Plan
ar c h i t e c t s
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Carmel by the Sea : Beach House
Boardwalk House - Second Floor Exterior Lighting Plan
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