CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

September 13, 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 Design Study (DS 17-266) application for the construction
of a detached garage located in the front and side-yard setbacks at a
residence located in the Single Family (R-1) Zoning District.

Application: DS 17-266 APN: 010-129-002

Block: 33 Lot: W half of 1 & 3
Location: 3rd Avenue, 2 SW of Dolores Street
Applicant: John Mandurrago Property Owner: Steve Lampi

Executive Summary: The applicant is proposing to construct a 200-square-foot detached garage on

a property that contains an existing 1,596 square-foot two-story residence. The detached garage
will be located within the front and side-yard setbacks of the property. The applicant is also
proposing to remove an existing parking pad in the right-of-way and replace it with a 14-foot-wide
driveway, a 4-foot-wide decomposed granite walkway and landscaping in the right-of-way.

Recommendation:
Approve Design Study (DS 17-266) subject to the attached findings and conditions.

Background and Project Description:

The property is located on a 4,000 square-foot lot and is built with an existing 1,596 square-foot,
two-story residence. In 2015, staff approved a first-story addition to the southwest portion of the
residence and a second-story addition to the rear southeast portion, which together totaled 126
square feet. The applicant also constructed a new wooden entry deck and a reconfigured rear
wood deck. The existing parking situation is nonconforming since no parking exists on-site. Parking
is instead provided by a 32-foot-wide, 20-foot-long asphalt parking pad located in the City right-of-
way that has existed since the construction of the residence in 1951.

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DS 17-266 (Lampi)
September 13, 2017
Staff Report
Page 2

On July 18, 2017, the applicant submitted a Design Study application proposing the construction of
a 200-square-foot detached garage within both the 15-foot front yard setback and the 3-foot side-
yard setback. The proposed new garage will provide off-street covered parking and eliminate the
need for the parking pad in the right-of-way. The applicant is proposing the removal of the existing
parking pad and its replacement with a 14-foot-wide, sand-set concrete paver driveway and a 4-
foot-wide, decomposed granite front walkway. The remainder of the right-of-way is proposed to
be landscaped.

A Determination of Historic Ineligibility for the residence was issued by the Planning Department
on January 8, 2016 and will last until January 8, 2021.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf (45%) 1,596 sf not including 1,796 sf (44%) 1

the existing 200 sf
parking pad in the
Right-of-Way
Site Coverage 556 sf 2 592 sf 588 sf
Trees 3 Upper /1 Lower 3 pine trees/ 3 3 pine trees/ 3 pittosporum
(recommended) pittosporum trees trees
Ridge Height of the 15 N/A 11 at the street
detached carport
13' -11" at rear
Plate Height 12 N/A 9' clearance for a vehicle
Setbacks Minimum Required Existing Proposed
Front 15' 16-9" (for residence) 6" from front property line
set back 28 feet from road
Composite Side Yard 10' (25%) N/A 27 ft.
Minimum (east) Side 3 3 (at deck) 1'-6"
Yard
Rear 15' (3' for portions of 4' at deck 4' at deck
the building less than
15' in height)

1
Includes new 200 sq. ft. detached garage
2
50% of the proposed site coverage is pervious and so earns the bonus.

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DS 17-266 (Lampi)
September 13, 2017
Staff Report
Page 3

The finish materials of the garage include vertical board and batten siding and a cedar shingle roof
with a 4:12 pitch to match the existing residence. The garage door will have a carriage door design.
The detached garage will also have a side entry door, and a double-pane divided light window with
shutters to match the residences existing windows.

Staff Analysis:

Detached Garage Design: According to CMC 17.10.030.A.1, "To encourage variety and diversity in
neighborhood design, detached garages and carports may be authorized by the Planning
Commission within the front yard setback facing the street and within an interior side yard
setback," provided that the proposal is compliant with the Municipal Codes requirements.

The applicant is proposing to construct the detached garage 6 inches from the north front property
line and 1.5 feet from the east side property line. The neighboring propertys detached garage is
located 1 foot and 2 inches from the east property line. Staff notes that, due to the slope of the
land, there is a distinct difference in elevation between the proposed detached garage and the
neighboring detached garage (see Attachment A for photographs). The elevation difference helps
to conceal the proximity of the garages. Additionally, a vegetated and landscaped area that is
located in the right-of-way between the two properties will help to conceal the proximity of the
garages. Staff notes that the applicant will be removing two pittosporum trees and approximately
11 feet from the 16-foot-wide landscaped area in the right-of-way; however, two significant trees
and an approximately 5-foot-wide landscaping area will remain to provide a visual buffer between
the properties. Staff does not feel that the proposed garage will create a repeating pattern of
detached garages on this block and staff supports the design and location of the detached garage.

Additionally, the proposed detached garage will need to meet the following Municipal Code
requirements as analyzed by staff:

1. At least 50% of the adjacent right-of-way is landscaped.

Staff Response: The applicant is proposing to remove the existing 32-foot-wide asphalt parking
pad located in the City right-of-way (See attachment A for a photograph of the parking pad). The
applicant is also proposing to replace a portion of the existing landscaped right-of-way separating
the project site from the property to the east. The removed parking pad and landscaped area will
be replaced by a 14-foot-wide, sand-set permeable paver driveway and a 4-foot-wide decomposed
granite walkway in the right-of-way as well as landscaping. CMC 12.24.020 restricts the maximum

96
DS 17-266 (Lampi)
September 13, 2017
Staff Report
Page 4

width of driveways to 14 feet as measured at the property line. However, a 14-foot-wide driveway
is typically acceptable for a two-car garage. The Citys Residential Design Guidelines advise a 9-
foot-wide driveway. Since the garage width is 10 feet, staff has drafted a condition of approval that
the width of the driveway be reduced to 11 feet so that the driveway is more consistent with the
Citys Design Guidelines and so that less of the existing forested landscaped area separating the
properties will be removed.

According to staffs calculations, the construction of the proposed 14-foot wide driveway and 4-
foot-wide decomposed granite pathway, would still allow 50% of the adjacent right-of-way to be
landscaped to compensate for the loss of open space that would result from locating the detached
garage in the front setback.

2) The proposed setback encroachment would not impact significant trees.

Staff Response: There are 6 trees on the property. The garage is proposed to be located more
than 6 feet from all trees on the property.

3) The protection of the free and safe movement of pedestrians.

Staff Response: The placement of the garage 6 inches from the front the property line does not
restrict public access along 3rd Avenue since the right-of-way in this location is wide and varies from
14 to 28 feet in depth from the edge of the street. The right-of-way, as proposed, will provide
space for pedestrians walking along 3rd Avenue to move off the street in this location.

4) All development on site will be in scale with adjacent properties.

Staff Response: The height of the detached garage is proposed to be 11 feet as measured from the
street and 13- 11 as measured from the rear of the garage due to the slope of the land. The
maximum height allowed by the Municipal Code is 15 feet. The garage is proposed to be 200
square feet in size and measure 10 feet in width while the maximum width is permitted to be 12
feet. The length of the garage appears to vary. Staff noted an inconsistency in regard to the length
of the garage. On sheet one of the plans, the dimensions are 10 feet by 20 feet while on sheet two
of the plans, the dimensions are listed as 10 feet by 19 feet and 7 inches. Staff has drafted a
condition of approval that the garage shall be 10 feet by 20 feet to ensure that there is sufficient
space for a standard sized car to utilize the garage. While the garage will be set back from the
front property line by only 6 inches, staff notes that it will be set back from 3rd Street by

97
DS 17-266 (Lampi)
September 13, 2017
Staff Report
Page 5

approximately 28 feet making the garage less visible from the street. In staffs opinion, the
proposed detached garage is consistent with the scale of surrounding development.

5) Placement of the garage within the front setback will add diversity to the neighborhood
streetscape.

Staff Response: While the neighboring property to the east has a detached garage located
approximately 2 to 7 from the proposed detached garage, the right-of-way separating the two
garages is 28 feet in depth and contains two trees. While the applicant is proposing to remove
some of this vegetation in this existing right-of-way, to construct the driveway, the driveway is
proposed to curve so that the trees and a portion of the vegetation will remain which will help
maintain a visual separation between the garages despite their proximity. Provided that some
vegetation in the right-of-way is maintained to shield the proposed garage, from view, the
proposed garage would not appear to create a repeating pattern on the block.

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 up to 556
square feet. As part of the or design study application submitted in 2015 for a 126-square-foot
addition, the propertys existing site coverage was 844 square feet, which exceeded the maximum
site coverage allowed for the site. The applicant was required to reduce the site coverage by 252
square feet resulting in a 592 square feet of total site coverage. The applicant is now proposing to
remove 25 square feet of site coverage to install 5 square feet of driveway plus a 16-square-foot
decomposed granite pathway connecting the front walkway to the detached garage side door.
Staff supports this exchange of site coverage.

Exterior Lighting: 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.

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DS 17-266 (Lampi)
September 13, 2017
Staff Report
Page 6

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 submitted a lighting fixture proposal for the front or side doors of the garage.
As per the standard conditions of approval for Track 2 projects, all proposed lighting fixtures shall
meet the Municipal Code's standards for wattage, height, down-lighting and shielding.

Public ROW: According to the City's Right-of-Way Vision Statement, "Paving, gravel, boulders, logs,
timbers, planters or other above-ground encroachments are prohibited, except paving for
driveways."

The City Right-of-Way (ROW) between the front property line and the street edge on this property
primarily consists of the 32-foot-wide, asphalt parking pad; however, a 16-foot-wide natural
landscaped area containing 2 significant trees and several smaller pittosporum trees also exists to
the east of the driveway. The applicant is proposing to remove existing smaller pittosporum trees
and construct an 11-foot section of the proposed driveway in the existing landscaped area. The
driveway will veer away from the trees near to the street in order to preserve these. A new 26-foot
wide landscaped area will be planted to the west of the driveway in the area of the existing parking
pad. Staff has drafted a condition of approval that the applicant shall submit a tree removal permit
for the removal of the pittosporum trees in the right-of-way at the location of the proposed
driveway.

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The project includes a 200-square foot
detached garage addition to an existing 1,596-square-foot residence, and therefore qualifies for a
Class 1 exemption. The proposed addition of a detached garage to the 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 Approval
Attachment C Conditions of Approval
Attachment D Project Plans

99
Attachment A

Lampi Residence Photographs

Proposed detached garage location from 3rd Street facing east

100
101
 Landscaped area in the right-of-way adjacent to the east property line where the new driveway is
proposed. Will require the removal of the two small pittosporum trees, the larger trees will be retained.

102
Parking Pad Located in the City Right-of-Way along 3rd Avenue

103
Older Photograph from Google Earth of the parking pad (front wall has since been replaced with a
fence)

104
Attachment B Findings for Approval

DS 17-266 (Lampi)
September 13, 2017
Findings for Approval
Page 1

FINDINGS REQUIRED FOR FINAL DESIGN STUDY APPROVAL (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
in context with designs on nearby sites.
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DS 17-266 (Lampi)
September 13, 2017
Findings for Approval
Page 2

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.

106
Attachment C Conditions of Approval

DS 17-266 (Lampi)
September 13, 2017
Conditions of Approval
Page 1

Draft Conditions of Approval

No. Standard Conditions
1. Authorization: This approval of Design Study (DS 17-266) authorizes 1) the
construction of a detached garage located 1.5 feet from the side east property
line and 6 inches from the front property line. The garage has a width of 10 feet
and a length of 20 feet. The height of the garage is 11 feet at the street and 13
feet, 11 inches at the rear of the garage. 2) the construction of a new sand-set
paver driveway in the City right-of-way, 3) the construction of a new 4-foot-wide
decomposed granite driveway at the front of the property in the right-of-way
and a small decomposed granite walkway on the property connecting the garage
to the front walkway.
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.

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

107
DS 17-266 (Lampi)
September 13, 2017
Conditions of Approval
Page 2

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. All exterior lighting shall be down-facing and shielded.

10. All skylights shall use non-reflective glass to minimize the amount of light and N/A
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 N/A
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,
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.

108
DS 17-266 (Lampi)
September 13, 2017
Conditions of Approval
Page 3

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 N/A
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. Prior to issuance of a building permit, 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.
19b. All new construction involving excavation shall immediately cease if cultural

109
DS 17-266 (Lampi)
September 13, 2017
Conditions of Approval
Page 4

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 Condition

24. The applicant shall reduce the width of the driveway from 14 feet to 11 feet.

25. The garage shall be 10 feet by 20 feet to ensure that there is sufficient space for
a standard sized car to utilize the garage.
26. Prior to issuance of the building permit, the applicant shall submit a tree
removal permit for the removal of the pittosporum trees in the right-of-way at
the location of the proposed driveway.

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

110
DS 17-266 (Lampi)
September 13, 2017
Conditions of Approval
Page 5

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

111
 ~ATC~ED A~A DENOTES
A~A TO aE LANDSCAPED

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.JUL 2 6 201!
City of Camu:.l-by-the0ea
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EXISTING, ~SIDENCE
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OUJNEPii! INP:O~MA TION
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-12 HEADI!It Af m..L-tJI' OOOit ........
.........
- - - I- -.........

_...._...._ - -
--u ==
[J]
.._
~

[ill 1'--. ~ \WIOCIW,

]11CH
'AY'-......_
(E) BltADE I
1 If J
NOmi~ -

SECTION
ecALE: w.r-0'
SOUTH ELEVATION
SCALE: 1/hafoC'
~ (E) GRADE NORTH ELEVATION
SCALE: 1/'bafoC'

PROPOSED
GARAGE
DETAILS
L...--- =- 1511
JOHN MANOURRAGO :. D-2
(])esign Stuaios
p, 0. - "'I", ~ ll'f-1HE-SA. CA. 83121 1131-12&-111113
113