CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

July 12, 2017

To: Chair Goodhue and Planning Commissioners

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

Submitted by: Catherine Tarone, Assistant Planner

Subject: Consideration of a Concept and Final Design Study (DS 17-133) and
associated Coastal Development Permit for the construction of a 425-square
foot, single-story addition to an existing historic single-family residence
located in the Single-Family Residential (R-1) Zoning District. 1

Application: DS 17-133 APN: 010-022-022

Block: 22 Lot: 9
Location: Carpenter Street, 3 SW of 2nd Ave.
Applicant: Paul Walchli Property Owner: Ken Kuchman

Executive Summary: The subject property is a 4,000-square foot lot located on Carpenter Street, 3
SW of 2nd Avenue developed with a single-story residence listed on the City of Carmel's Historic
Inventory and Historic Register. The applicant is proposing a 425-square-foot, single-story, master
bedroom and bathroom on the west elevation.

Recommendation: Approve the Combined Concept and Final Design Study (DS 17-133) and
associated Coastal Development Permit subject to the attached findings and
recommendations/draft conditions.

Background and Project Description: The project is a 4,000-square-foot lot that is developed with
an existing single-story, board-and-batten-clad residence that is listed on the Citys historic
inventory and was recently placed on the historic register by the Historic Resources Board. The

1
Based on the CMC 17.58.040.B.2.a (Step Three: Final Details Review), for projects involving additions or alterations to
historic resources or limited changes to non-historic structures, the Director may authorize concept review and final
details review to occur at the same meeting. Staff has determined that the application presents no substantial issues,
which justifies combining the concept review and final details review.

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DS 17-133 (Kuchman-Muir)
July 12, 2017
Staff Report
Page 2

existing residence, known as the Duckworth residence, was constructed in 1888 and is significant
for its association with Santiago J. Duckworth and Delos Goldsmith, and because it is one of the few
remaining examples of residential architecture from the 1880s. A kitchen, bedroom and bathroom
were added to the rear of the residence as part of two separate additions, one from an unknown
date and the other from 1952.

The existing residence is 1,045 square feet size and includes a 200-square foot, uncovered gravel
parking pad at the front of the property. On April 10, 2017, the applicant submitted a Design Study
application proposing to demolish and rebuild the 1950s addition in the same footprint and then to
add a 425-square-foot master bedroom and bathroom at the rear of the residence. The new
addition will be single-story like the existing residence and the floor area will be 1,470 square-feet
(or 1,670 square feet with 200 square feet of the front parking pad included). The maximum
allowed square footage for the lot is 1,800 square feet.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf (45%) 1,245 sf (31%) 2 1,670 sf (41%) 3

Site Coverage 396 sf 4 397 sf 389 sf
Trees 3 Upper /1 Lower 4/6 4/6
(recommended)
Ridge Height (1st) 18' 14 4" 14 4"
Plate Height (1st) 12 8 6 8 6
Setbacks Minimum Required Existing Proposed
Front 15 17-6" 17- 6

Composite Side Yard 10' (25%) 9' - 8" (24.5%) (at 9 8 (at existing portion)
existing portion)
12' (at existing shed and new
addition)
Minimum Side Yard 3 3' 3

Rear 15 or 3' for portions of 3 6 to existing shed 3 6 to existing shed

the structure that are
less than 15' in height 41' to existing 5' 9" to new addition
residence

2
Includes 200 sq. ft. gravel parking pad
3
Includes 200 sq. ft. gravel parking pad
4
Less than half of the proposed site coverage is permeable and so it does not earn the bonus.

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DS 17-133 (Kuchman-Muir)
July 12, 2017
Staff Report
Page 3

On June 19, 2017, the Historic Resources Board reviewed this proposal for an addition and issued a
determination of consistency with the Secretary of the Interiors Standards for an addition to a
historic property. Additionally, the Board issued a waiver of the parking requirements, as
permitted by CMC 17.32.100.C, since a new parking structure could harm the historic integrity of
the site.

The applicant is also proposing to reuse the bricks from the existing brick patio to construct a new
150-square-foot, sand-set brick patio in front of the bedroom addition and install a new front
walkway and stepping stone path. In the rear yard, the applicant is proposing to install a covered
porch and steps connecting the brick patio to the proposed master bedroom. Finish materials
include board-and-batten siding with square battens spaced differently from the board and batten
siding of the historic residence. The applicant is also proposing to match the composition shingle
material of the existing roof. Finally, the applicant is proposing new exterior lighting on the
addition.

Staff has scheduled this application for both conceptual review and final review details. If the
Commission has concerns that cannot be addressed at one meeting, it may continue the
application.

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 City Forester reviewed the property on April 7, 2017 as part of the Citys site assessment
process and identified ten total trees on the property including two significant Monterey Cypress
trees at the front of the property, two moderately-significant Mexican fan palm trees in the rear
yard, one moderately-significant and five non-significant Mayten Trees in the rear yard of the
property.

The applicant is proposing to locate the new addition at the rear of the property approximately 2-
3 and 1-9 from the two moderately-significant palm trees in the rear yard of the property. The
Municipal Code only specifies that significant trees may not be located within six feet of
construction, but does not specify this requirement for non-significant trees. The Assistant City
Forester has spoken with staff regarding the proposal and states that the applicant may leave these

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DS 17-133 (Kuchman-Muir)
July 12, 2017
Staff Report
Page 4

trees in place or propose their removal with the submittal of a tree removal permit to the Forestry
Department.

As part of the Site Assessment process, the City Forester recommended planting one new lower-
canopy tree. Staff has drafted a condition of approval that the applicant shall plant one new lower-
canopy tree in fulfillment of the Foresters recommendation.

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.

In regard to the residence to the south, while the neighboring property does not have any windows
that face the project site, it does have a second-story balcony that overlooks the project site and
overlaps with the 1950s addition. On the south elevation, the applicant is proposing to replace an
existing window with a divided light 4 by 6 double casement window. Since there was an existing
window in this location, and since the neighboring deck has opaque siding that would shield
individuals seated at the deck, staff does not anticipate any privacy impacts and feels that the
proposed window is a reasonable size and in a reasonable location on the single-story addition.

In regard to the neighbor to the north, there is an approximately 7-foot-high block and stucco wall
located on the neighboring property as well as six Mayten trees on the project site that help to
protect neighboring privacy. Staff does not feel there is a privacy impact for this residence.

In regard to the neighboring residence to the west (rear) of the property, the neighboring property
is not visible from the rear yard of the project site. Since the addition will be single-story, staff does
not anticipate a privacy impact.

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 proposed addition to the existing historic residence is single-story with a maximum ridge
height of 13-7 which is 7 less than the peak roof height of the existing historic residence. The
addition cannot be seen from the public right-of-way since each portion of the roofline of the
addition steps progressively lower. While the addition will extend the footprint of the residence

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DS 17-133 (Kuchman-Muir)
July 12, 2017
Staff Report
Page 5

approximately 35 feet to the west, the south wall of the addition immediately adjoining the historic
residence is stepped back from the original by approximately 9 so that it is not visible from the
street. In staffs opinion, the massing of the residence exemplifies the intent of the Design
Guidelines to minimize a residences apparent mass as seen from the street or adjacent properties.

All windows and doors are proposed to be unclad wood and compatible with the existing windows
and doors on the historic residence. The applicant is proposing to replace the plate glass windows
on the 1950s addition with wood, unclad divided light windows similar to those on the historic
residence. All proposed windows are located and designed to be oriented to a human scale. The
largest of these will be a four-casement set of French doors at the proposed master bedroom that
will open toward the new patio. Staff does not feel that any windows create a grand entry way.
Staff feels that the proposed windows are consistent with the Design Guidelines.

Building & Roof Form: Residential Design Guidelines 8.1 through 8.3 state that, "Changing roof
heights helps to break up the mass, while keeping the overall roof forms simple in character." The
Guidelines emphasize using restraint and simplicity in building forms, which should not be
complicated, and roof lines, which should avoid complex forms.

The applicant is proposing a slightly less steep roof pitch on the addition to differentiate it from the
existing historic residence and to conceal the roof line of the addition. The proposed roof pitch is
12:6 with a few shed roof components that will be 12:2, while the roof pitch of the historic
residence is 12:8. Four gables are visible from the rear elevation of the property, but the roof line
does not appear overly-complicated because the gables are stepped to conceal the addition from
the street. Staff feels that the proposed roof lines are simple and effectively accomplish the intent
of concealing the addition behind the original roof line.

Finish Materials: Residential Design Guideline 9.5 recommends using "natural" building materials
and states that stucco, in conjunction with some natural materials, may be considered depending
on neighborhood character but should not be repeated to excess within a block. In regard to
roofing material, Residential Design Guideline 9.8 states that, roof materials should be consistent
with the architectural style of the building and with the context of the neighborhood. Wood shingles
and shakes are preferred."

The existing residence has shaped board and batten siding with 2 spacing while the additions
board and batten will be square and have 2 spacing to differentiate the original residence from

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DS 17-133 (Kuchman-Muir)
July 12, 2017
Staff Report
Page 6

the new addition. The applicant will also match the existing asphalt shingle roof material on the
new addition.

Site Coverage: Per Municipal Code Section 17.10.030.C, site coverage shall be limited to a
maximum of 22 percent of the base floor area allowed for the site (Note: on a 4,000 square-foot
site, this equals 396 square feet or about 10 percent of the site). In addition, if at least 50 percent
of all site coverage on the property consists of permeable or semi-permeable materials, an
additional amount of site coverage of up to four percent of the site area may be allowed. For this
4,000 square foot lot, the total amount of coverage is allowed to be 556 square feet.

Since parking is counted as interior floor area, 200 square feet of the parking pad from the site
coverage calculation has been added to the floor area total which, with this addition, equals 1,670
square feet. Additionally, the proposed site coverage of 389 square feet complies with the City's
requirements 396-square-foot site coverage maximum.

Exterior Lighting: With regard to light fixtures, Municipal Code Section 15.36.070.B.1 states that all
exterior lighting attached to the main building or any accessory building shall be no higher than 10
feet above the ground and shall not exceed 25 watts (incandescent equivalent; i.e., approximately
375 lumens) in power per fixture, and that landscape lighting shall not exceed 18 inches above the
ground nor more than 15 watts (incandescent equivalent; i.e., approximately 225 lumens) per
fixture.

In addition, Residential Design Guideline 11.8, states that projects should, preserve the low
nighttime lighting character of the residential neighborhoods. Use lights only where needed for
safety and at outdoor activity areas.

The applicant has not proposed particular lighting fixtures for this residence, but staff notes that a
new light will be required to be installed at the wood sliding glass door at the new second-story
deck. Staff has drafted a condition of approval that the applicant shall include on the building plans
a photograph of the proposed lighting fixture and product information including its lumen level or
wattage if incandescent. The proposed fixture must be shielded, down-facing and must comply
with the city's lighting requirements.

Public ROW: Aside from the gravel parking pad which is located partially in the City Right-of-Way,
there are no other encroachments into the right-of-way. As previously stated, the Historic
Resources Board issued a waiver for the non-conforming parking in front of the property since the

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DS 17-133 (Kuchman-Muir)
July 12, 2017
Staff Report
Page 7

addition of a parking structure that meets the Code's requirements could harm the historic
resource.

Alternatives: Staff has included draft findings that the Commission can adopt if the Commission
approves the project. However, if the Commission does not support the design, then the
Commission could continue the application with specific direction given to the applicant.

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The project includes a 425-square-foot
addition to an existing 1,245-square-foot residence and front parking pad, and therefore qualifies
for a Class 1 exemption. The proposed alterations to the residence do not present any unusual
circumstances that would result in a potentially significant environmental impact.

ATTACHMENTS:

Attachment A Site Photographs

Attachment B Findings for Approval
Attachment C Conditions of Approval
Attachment D Project Plans

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Attachment A - Kuchman-Muir Residence Photographs

Front (east) Elevation facing Carpenter Street

Front (east) elevation with staking and flagging erected (not visible from the street)

60
Rear (west) elevation

Rear (west) elevation

61
Deck and wall of the neighboring property to the south

Wall of the neighboring property to the south

62
 View facing north from the project site

Existing 255 square-foot rear brick patio to be re-constructed as a 150 sq. ft. patio

63
210 sq. ft. existing non-conforming parking pad (200 sq. ft. of which counts toward interior floor area)

64
Attachment B Findings for Project Approval

DS 17-133 (Kuchman-Muir)
July 12, 2017
Findings for Approval
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 NO
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.
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
complementary to the neighborhood without appearing monotonous or repetitive
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DS 17-133 (Kuchman-Muir)
July 12, 2017
Findings for Approval
Page 2

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.

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Attach C - Conditions of Approval

DS 17-133 (Kuchman-Muir)
July 12, 2017
Draft Conditions of Approval
Page 1

Conditions of Approval
No. Standard Conditions
1. Authorization: This approval of Design Study (DS 17-133) authorizes: 1) The
construction of a new single-story, 425-square-foot master bedroom and
bathroom at the rear of the existing historic residence. 2) The demolition and
reconstruction of the 394-square-foot 1950s addition in the same footprint. 3)
The construction of new steps and a covered porch at the new master bedroom
on the north elevation. 4) The reuse of the brick of the existing patio to form a
150-square-foot, sand-set patio at the new covered porch on the north
elevation. 5) A new front walkway and stepping stone path. 6) The siding on
the addition will be board and batten siding with square battens spaced 2
apart while the historic residence has board-and-batten siding with shaped
battens spaced 2 apart to differentiate the original residence from the new
addition. 7) The roofing shall be similar to the composition shingle roofing of the
existing roof. 8) New shielded, down-facing exterior lighting that is no greater
than 25 watts or 375 lumens.
2. The project shall be constructed in conformance with all requirements of the
local R-1 zoning ordinances. All adopted building and fire codes shall be
adhered to in preparing the working drawings. If any codes or ordinances
require design elements to be changed, or if any other changes are requested at
the time such plans are submitted, such changes may require additional
environmental review and subsequent approval by the Planning Commission.

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.

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DS 17-133 (Kuchman-Muir)
July 12, 2017
Conditions of Approval
Page 2

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. All foundations within 15 feet of significant trees shall be excavated by hand. If
any tree roots larger than two inches (2) are encountered during construction,
the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If
roots larger than two inches (2) in diameter are cut without prior City Forester
approval or any significant tree is endangered as a result of construction activity,
the building permit will be suspended and all work stopped until an investigation
by the City Forester has been completed. Twelve inches (12) of mulch shall be
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.
9. 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.

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.

11. The Carmel stone faade shall be installed in a broken course/random or similar
masonry pattern. Setting the stones vertically on their face in a cobweb pattern
shall not be permitted. Prior to the full installation of stone during construction,

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DS 17-133 (Kuchman-Muir)
July 12, 2017
Conditions of Approval
Page 3

the applicant shall install a 10-square foot section on the building to be reviewed
by planning staff on site to ensure conformity with City standards.

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,
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. This project is subject to a volume study.

16. Approval of this Design Study shall be valid only with approval of a Variance. N/A

17. A hazardous materials waste survey shall be required in conformance with the
Monterey Bay Unified Air Pollution Control District prior to issuance of a
demolition permit.
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.
19a. An archaeological reconnaissance report shall be prepared by a qualified N/A
archaeologist or other person(s) meeting the standards of the State Office of

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DS 17-133 (Kuchman-Muir)
July 12, 2017
Conditions of Approval
Page 4

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.
19b. 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
significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
20. Prior to Building Permit issuance, the applicant shall provide for City N/A
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
21. All conditions of approval for the Planning permit(s) shall be printed on a full-
size sheet and included with the construction plan set submitted to the Building
Safety Division.
22. Prior to any excavation or digging, the applicant shall contact the appropriate
regional notification center (USA North 811) at least two working days, but not
more than 14 calendar days, prior to commencing that excavation or digging.
No digging or excavation is authorized to occur on site until the applicant has
obtained a Ticket Number and all utility members have positively responded to
the dig request. (Visit USANorth811.org for more information).
23. Construction Best Management Practices (BMPs) shall be implemented by the
contractor and subcontractors.
Special Conditions

24. The applicant shall plant one new lower-canopy tree on the property.

25. The applicant shall include on the building plans a photograph of the proposed
lighting fixture and product information including its lumen level or wattage if
incandescent. The proposed fixture must be shielded, down-facing and must be
no greater than 25 watts or 375 lumens.

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DS 17-133 (Kuchman-Muir)
July 12, 2017
Conditions of Approval
Page 5

26. The battens on the new addition shall be differentiated from the battens on the
historic residence as specified on the approved plans.

27. On the construction drawings the applicant shall identify the dimension of the
existing historic windows and new windows on the addition to ensure that the
new windows are properly differentiated.

28. Prior to the beginning of construction, the applicant shall convene a pre-
construction meeting to include the contractor and the Citys Project Planner to
ensure compliance with the Secretary of the Interiors Standards for the
Treatment of Historic Properties. A Building Permit will not be issued until this
meeting has occurred.

29. Trees shall be protected during construction by methods approved by the City
Forester. All foundations within 15 feet of significant trees shall be excavated by
hand. If any tree roots larger than two inches (2) are encountered during
construction, the City Forester shall be contacted before cutting the roots. The
City Forester may require the roots to be bridged or may authorize the roots to
be cut. If roots larger than two inches (2) in diameter are cut without prior City
Forester approval or any significant tree is endangered as a result of
construction activity, the building permit will be suspended and all work stopped
until an investigation by the City Forester has been completed. Twelve inches
(12) of mulch shall be evenly spread inside the dripline of all trees prior to the
issuance of a building permit.

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

Once signed, please return to the Community Planning and Building Department.

71
 Proj e ct InforMQ t ion Own e r Scope of work Sheet Ind e x
Kenneth KuchMan
Carolyn Muir Rebuild existing addition to original cottage Al - Existing Site/DeMo Plo.n
Project Address 396 North AlMener Drive on existing footprint A2 - Proposed Site Plan
Greenbrae, CA 94904 A3 - Proposed Floor Plan
Carpenter St , 3 S 'vl of 2ncl Build New Moster BedrooM BathrooM addition A4 - Proposed Elevations
Co.rMel, CA A4.5 - Exisitng Floor Plan
93921
Dro.ftsMo.n Make Changes to site coverge AS - Exist ing El evations
A6 - Proposed Roof Plan
Paul \.falchli Builder No Changes to Original Cottage A7 - Street View
A.P .N. Block Lot PO Box 7416
CarMel, CA
A8 - Survey

010 - 022 - 02 2 22 9 93921

N 1oo'-o"

I <D Exi sting Go.ro.ge on Lot 7

<D Block o.nd s-t u cco IJo.l l

Pro pe rty Lin e 00 /"'\

7' 6'
3" Moyta.n
00 10' Hnyion
Muytun 0 // ~_) <D Utilit y
/ / ~\1 Pole O
ill
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/ 93 Sq. FJ
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to be Re Move o.nd as ca
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ond Reused I I Rebuilt on E siting No Chonges Propo s ed
o.ncl
<D Steps
4 Sq. Ft.
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255 Sq Ft . I I Fo otprint Steps _j
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I I 35
d
1 13' PalM

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39 4 Sq Ft. 507 Sq Ft. Sq. Ft.
u
I I <E> Exi st ing
\ L _____ __ _
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FF 493
<A ss~ rwd)
([) FF 50
(Assv~ecU
Site Plo_n
0 L _
16' PalM
I_ - - - - - - -- - ' - - - - - - - - - -+--____J Owner:
Ken Kuchman &
Carolyn Muir

Property Line -------<o-- CE) Grapesto.ke Fence

--a 01--------------<o
Carpenter St. 3 sw of 2nd
Carmel, CA 93921

JUL 0 6 2017 AaM88on!ID: 010-022~

([) Exis t ing Building on Lot 11 E x is t in g Sit e und De Mo P lun

Sco.le 114" = ll

1' 5'
Prepared 2-14-17

A1 72
 Existing Floor Aren Proposed Floor Aren Lot Size 4000 Sq Ft Proposed Site Covero.ge
([) Grovel Po.rking Po.d <PerM)
Original Cottnge 507 Sq Ft Drigino.l Cottage 507 Sq Ft 10 Sq Ft
Existing Exterior 'w'o.ll Length 179'
Existing Site Covernge ([) Porches and Steps <Non) 45 Sq Ft
Later Addition 394 Sq Ft ReModeled Floor o.reo. 394 Sq Ft
Proposed 'w'o.ll Length t o be rer10ved 51' CN) Porches o.nd Steps <Non) 88 Sq Ft
([) Grovel Perking Pod 10 Sq Ft
Shed 144 Sq Ft Proposed Addit ion 425 Sq Ft CN) Po. tio 's nnd walks CPerM) 150 Sq Ft
Precentage oF 'w'all length to be rer10ved 29%
([) Porches o.nd Steps 132 Sq Ft
Pnrking Po.d 200 Sq Ft Shed CN) Stepping Stones <Non) 58 Sq Ft
144 Sq Ft
Pnrking Po.d CD Br ick Po.t io 255 Sq Ft CN) Front walk <PerM) 38 Sq Ft
200 Sq Ft
Existing Floor Areo. 1245 Sq Ft Proposed Site Covero.ge 389 Sq Ft
Propose d Floor Areo. 1670 Sq Ft
Ex ist in g Site Covero.ge 397 Sq Ft PerMenble Site Covero.ge 198 Sq Ft
Increo.se in floor o.reo 425 Sq Ft Non PerMeable Site Covero.ge 191 Sq Ft

N 100' -0"

<D Exis t ing Garage on L o t 7

1

(E) Block o.nd stucco 'w'o. ll

I
00
Pr operty Line 7' o
3' Mo.yto.n
00 10 Mo.yton <Nl Ro.ii r enc:e

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No Changes Pr o posed
~--~~~~----~
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L. t o be r ebui lt o n Porch
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Proposed Existing Foot Prin t 507 Sq Ft .
o.nd

0 New Mas ' er BedrooM

Steps
~
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45
Sq. Ft. d
13. Po.IM

0
Ad dit ion 394 Sq Ft. u
P roposed
42 5 Sq Ft CN) FF 50 <D FF 50
5'-g."
(AS"sUn~~?d) CASSUI'Ied ) Site Plcu1
(N) FF 50
<As: sul"\ed)

0
16. Po.IM
Hot Owner:
-0 'w'oter Ken Kuchman &
I Heater
-0'? Carolyn Muir
----,.-
Property Line CE) Gropestoke Fence Carpenter St, 3 sw of 2nd
Csrmel, CA 93921

Al...an!ID: 01()-022.022

Prepared 2-14-17
([) Exist ing Building on Lot 11 P r-o posed Sit e Pl 0n 1' 5' 10'
Sco.le 114" - 1'

A2 73
 ~ ~
"'zw 0....
Window Schedule Door Schedule ~ u
~
4} \olidth Height Type Guo.ntity Mo.terio.l Glo.zing Notes \oliclth Height Type Guantit y Mo.terio.l Gl azing Not es ~~ (I)
~
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0 4'0' 3'0' Double Co.seMent I \olood Kitchen CD 9'6' 6'8' Sliding Door I \oloocl TeMpered
\Joll L eg end -Eo
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2'8' 6'8' Dutch Door I 'Wood TeMpered 0:: ~

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3'9'
w<
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0 1'0' 3'9' Cnsenent l \oloocl Tenpered \linolow seo."t @ 2 '8' 6 ' 8' Interior Door I 'Wood
New \JQ l l s
-1 p:1
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<Y 4 ' 0' 3'3' Flxecl I \olood Tenpered Over T ub 0 2'6' 6 '8' Interior Door 1 \oloocl a:! 0

6'8' I
<S> 2'0' 3'0' CaseMent 4 \oloocl TeMpered 2'4' Interior Door \oloocl Pocket Door
Exi sting \Jolls
0 5'6' 3 '6 ' Double Caser~ent l \oloocl Egress Window
4'8' 6 '8' Interior Door 1 Vood Po..ir of 2 ' 4' doors

~ 2'5' 1'0' Fixed I \oloocl Front Bo.th

0 2'6' 6 '8' Interior Door 1 \oloocl Bo.rn Door
Duckwor-th \Jo.ll s
6'6' 6'8' Interior Door I 'Wood 4 - 20" Sliding doors

N 2 ' 6' 6'8' Inter ior Door I \oloocl Pa.ir of 1' 4'" doors

35'-4" 16'-2" 18'-4"

12'-o" 6'-7" 16'-9" 6'-9" 9'-5" 18'-4"

I
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Sh ee t Not e s .I (E) living ROOM
C)
(D<N> Kitchen Sink
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@<N> Dishwasher
@ <N> 36 ' Cooktop with Vent Hood Above No Cho.nges
......, c:::
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@ <N> Cabine ts and Counter Top
@) <Nl Ref'rldgera tor
.
0
'Window
Seo.t
to origino.l
Duckworth Cotto.ge
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@) <Nl Tile shower with 2 .0 ShowerheClcl
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with 11 ' & Ridge Height
+' CD Bedrool"'
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CN) Hot
'w'o.ter F loor- Plun

34'-6 1/2" Owner:

18'-11 " L6'-3" Ken Kuchman &
Carolyn Muir
69' - 8 1/2" Carpenter St. 3 sw of 2nd
Carmel, CA 93921

Assessors 10: 010.022-022

Proposed Floor Plon F'18p818d 2-14-17

I' 5' 10 '
Sco.l e 1/4" 1'

A3 74
 I

- - - o o F.F. - -

Proposed BedrooM Bo. throor1 Addition

Board o.nd Bo.tt Siding - 2 114 Square batt:s t6 o.c. + A reo. to be rebuilt
on Footprint of Eo.rlier
Aololition
Board o.ncf Batt Siding
2 114' Squ~re b~tts 16' o.c
+ Orgino.l
Duckworth Cotto.ge
No Cho.nges
Board and Batt Siding - 2 3/4' Shaped batts 12' oc.
~ Drgino.l
Duckworth
Cotto.ge
~reo. to+
be rebuilt
on Footprint
Proposed BedrooM
Bo. throor1 Addition

No Cho.nges of Eo.rlier
Aololition

Pro p o s ed South El e vu tion Prop o se d w e s t El e vu tion

Sc o.le 1/4" 1' S co. le 1/ 4 " 1' (])
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Drgino.l
Duckworth Cotto.ge
No Cho.nge s
+ Areo. to be rebuilt
on Footprint of Eo.rlier
Addition
+ Proposed BedrooM Bo. throor1 Addition
BoarcJ ancJ Batt Siding - 2 1/4' Square butts 16' o.c.
Drgino.l Duckworth Cotto.ge
No Cho.nges
Pr--oposed
El evQ tions
Board and Batt Siding - 2 3/4' Shaped butts 16' o.c.
Board and Batt Siding - 2 3/4' Shaped butts 12' o.c. Board o.nd Batt Siding
2 114' Square loatts 16' o.c.
Ownr.
Ken Kuchman &
Carolyn Muir
Prop os ed No rth El e vu t ion Pr opo se d Eu s t Elevu ti o n Carpenter St. 3 SW of 2nd
Carmel, CA 93921

S c o. le 1/4" = 1' Sc o. le 1/4" 1' Asaes8orsiD: 010-022~

II
1' 5' 10'

A4 75
 L1v ng
ROOM

Sit-ting
RooM

Kitchen

Beor-ooM
Dining Ctoset

Surv e y

OWnr.
Ken Kushman &
Carolyn Muir

--~ ><: i ~i t n g F lo or P l u n Csrpentsr St. 3 sw Of 2nd

Cermel, CA 93921

S ca, le 1/ 8" 1'

Asse8801810; 010-022-m:!

A4.5 76
 -,~------------------------~

Ex is t ing South El e vu t ion Ex is t ing \J e s t El e vu t ion

Sco.l e 1/4" = 1' Sc o.l e 1/4" = 1'

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Existing
Elevo tion s
Ex is tin g North El evu t ion Ex is t ing Eu s t El evu tion
Owner.
Ken Kuchman &
Carolyn Muir
Sco. le 1/4'/ = 1' Sco. le 1/4" = 1'
Carpenl&r St. 3 sw of 2nd
Carmel, CA 93821

Assascn 10: 01().()22.()22

Prepanld 214-17

1' 5' 10'

A5 77
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I lL Pl" o p os ed
Ro of Plo.n

OwMr:
Ken Kuchman &
Carolyn Muir

Pro pos e d Ro of Plc n carpenter St. 3 sw of 2nd

C8JmBI, CA 93921

1' 5' 10 '

AsaessoniiD: 010-022-022

A6 78
 j\j 0 P r ' o p o 5 e d C h u ~,~ g e 5
t h e 5 vr ee -t
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Street
View

OWnr.
Ken Kushman &
Carolyn Muir

S tr ee t V re w fro M [Qrp e n t e r St Cerpentar St, 3 f!tN of 2nd

Carmel, CA 93921

Not To Sco l e
AsMssors 10: 01 0-022-{122

----
A7
- ------ - -----~
79
 - - - - - - - - - - - - - - - - -- - - --- - - -- - - - - - - - -- -- ---- ---- - -- - - -

I
LOT 7

-N - 51.0

r/7
/
/
/7/7777/7/T~
EXISTING
HOUSE
47.7
I
48.4

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NOTES:
0 E
TOPOGRAPHIC MAP :::::1 CD as as
0 0:: 00

KEN KUCHJIA.N
Jrm. D. HtJ(IfmM118"' Ucensect LGnd Suruqor
Carmel, c~
Sca.Ut: 1- 8' Jf.O. 5742 Not~emhr, 2016

Ken i<uchman &

Carolyn Muir

Survey
Sco.le 1/Bn = 1'

A8 80