CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

December 13, 2017

To: Chair Goodhue and Planning Commissioners

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

Submitted by: Marnie R. Waffle, Senior Planner

Subject: Consideration of a Concept Design Study (DS 17-212) and associated

Coastal Development Permit for a second story addition to an existing
single story residence located in the Single-Family Residential (R-1)
Zoning District

Application: DS 17-212 APN: 009-132-007

Location: st
Torres Street 3 NW of 1 Avenue
Block: 7 Lot: 5
Applicant: R. Terence Budden Property Owner: R. Terence & Nancy Ann Budden

EXECUTIVE SUMMARY
The applicant is proposing to construct a 470-square foot second story addition to an existing
1,315-square foot single story residence. The project also includes, an 80-square foot
uncovered roof deck; a reduction in existing site coverage including the replacement of an
existing 360-square foot concrete driveway with paver on concrete wheel strips totaling 104
square feet; replacement of an existing grape stake fence along the northern property line with
a 6-foot high fence in the side yard and a 4-foot high fence in the front yard; and, installation of
a 2x12 wood border around the rear yard and up to 10-inches of fill to reduce the average slope
to less than 30%. This application has been scheduled for a concept design review.

RECOMMENDATION
Continue the Design Study (DS 17-212) application with a request for changes.

BACKGROUND AND PROJECT DESCRIPTION

The property is a 4,000 square foot lot with an existing 1,315-square foot single story residence
and 275-square foot elevated deck at the rear of the residence. The property slopes slightly
from north to south and more significantly from east to west. The rear half of the property has
an average slope of 35%; portions of the rear yard are proposed to be filled with up to 10
inches of soil to bring the slope below 30%.

92
DS 17-212 (Budden)
December 13, 2017
Staff Report
Page 2

The existing single story residence has a stucco exterior, stone wainscot, and two projecting bay
windows along the east elevation facing Torres Street. The gabled roof is finished with wood
shakes and contains three skylights. Parking is provided by a 270-square foot attached single-
car garage that is set back 40 feet from the front property line. The existing concrete driveway
is 360 square feet.

The applicant has submitted plans for the construction of a 470-square foot second story
addition and an 80-square foot uncovered roof deck. In order to increase floor area, existing
site coverage will be brought into compliance and the slope of the rear yard will be reduced to
less than 30%.

PROJECT DATA FOR A 4,000-SQUARE FOOT SITE

Site Considerations Allowed Existing Proposed
Floor Area 1,800 SF (45%) 1,315 SF 1,785 SF
Site Coverage 396 SF / 556 SF 957 SF 556 SF
3 Upper / 1 Lower
Trees 2 Upper / 0 Lower 2 Upper / 1 Lower
(recommended)
Ridge Height (1st/2nd) 18 / 24 max. 17-6 / NA 17-6 / 24-9
Plate Height (1st/2nd) 12 / 18 max. 13-6 / NA 13 / 18
Setbacks Minimum Required Existing Proposed
Front 15-feet 15-feet No Change
Composite Side Yard 10-feet (25%) 15-feet 13-feet
Minimum Side Yard 3-feet 3-feet No Change
15-feet
Rear 36-feet No Change
(3-feet if bldg. <15)

STAFF ANALYSIS
Property Slope: Carmel Municipal Code Section 17.06.020.D (Determining Buildable Area)
states that continuous portions of a site, occupying at least 10 percent of the site area, with a
slope greater than 30 percent, shall be deducted from the buildable area.

The project site is a 4,000 square foot lot with a rear yard slope of greater than 30 percent. An
area of approximately 36 feet by 40 feet (1,440 square feet) has an average slope of 35 percent.
The sloped portion of the rear yard represents 36 percent of the lot area.

Consistent with Section 17.06.020.D, in order to determine the allowable floor area for this
4,000 square foot lot, 1,440 square feet would need to be deducted from the lot size resulting
in a buildable site area of 2,560 square feet. The resulting maximum floor area allowed would
be 1,152 square feet. The existing residence is 1,315 square feet and exceeds the maximum
base floor area. As a result, strict application of these provisions of the Municipal Code would
preclude the proposed second story addition.

93
DS 17-212 (Budden)
December 13, 2017
Staff Report
Page 3

The Carmel Municipal Code does not differentiate between existing grade or finished grade on
slopes. The rear yard of the project site has three existing tiers that are separated by redwood
retaining walls that vary in height from 1-foot to 2 feet, 6 inches. The applicant is proposing to
install a new 1-foot wood retaining wall at the side and rear property lines and add up to 10
inches of fill, where needed, to reduce the average slope within each tier to less than 30
percent.

By reducing the slope to less than 30 percent, the applicant would be able to utilize the entire
4,000 square foot lot area to determine the allowable floor area (1,800 square feet) and thus
allow for the proposed second story addition.

The intent of the Municipal Code provision is to preclude sites from being able to develop to
the maximum floor area if portions of the site are not buildable due to slope constraints. For
the proposed project site, the rear portion of the lot is buildable and the average slope can be
reduced with a minor amount of fill. For this reason staff supports the applicants proposal to
modify the slope. However, the Planning Commission should consider whether it is acceptable
to fill in portions of the slope in order to facilitate the proposed project. Staff intends to
propose amendments to the slope provisions of the Municipal Code in the next year.

Forest Character: Residential Design Guidelines 1.1 through 1.4 encourages preserving
significant trees and minimizing impacts on established trees; protecting the root systems of all
trees to be preserved; and, maintaining a forested image on the site.

The Assistant City Forester visited the property in May 2017 as part of the Citys Preliminary
Site Assessment process and identified two Monterey Pine trees within the rear yard of the
property. Both trees have been rated as significant and no cut or fill will be permitted within 6-
feet of these trees. The Assistant City Forester recommends the planting of one lower canopy
tree. Special Condition No. 23 requires the applicant to plant a lower canopy tree on the
property with the location and species to be reviewed and approved by the City Forester prior
to issuance of a building permit.

Privacy and Views: Residential Design Guidelines 5.1 through 5.3 encourages designs that
preserve reasonable privacy for adjacent properties and maintain view opportunities to natural
features.

Staff has not identified any potential impacts to neighboring properties, with the exception of
the adjacent property to the north. The northern neighbor has expressed concern with the
potential impact that the proposed second story will have on their view and access to light from
their outdoor patio and kitchen window which faces southeast. The proposed second story
addition has a relatively large 10-foot setback from the north property line. However, in staffs
opinion, the second story would impact the northern neighbors property to some extent. The
Planning Commission should consider whether the design should be modified in order to
reduce potential impacts to the northern neighbor.

94
DS 17-212 (Budden)
December 13, 2017
Staff Report
Page 4

The northern neighbor has also expressed concern with the proposed new north facing
windows. Two new windows are proposed on the north elevation, one in the master bath
between the sink and shower, and the other at the internal staircase. Both windows are
proposed to be 3 feet tall. The master bath window would be set back 10 feet from the north
property line and the staircase window would be set back approximately 14 feet from the north
property line. The neighbor to the north has expressed concerns over potential privacy impacts
to their south facing patio from these windows. To mitigate the potential privacy impact, the
Planning Commission could require that the height of the windows be reduced or that the
windows be removed completely.

Mass and Bulk: Residential Design Guidelines 7.1 through 7.7 encourages a buildings mass to
relate to the context of other homes nearby; minimize the mass of a building as seen from the
public way or adjacent properties; presenting a one-story height to the street and locating two-
story elements downhill.

The proposed addition would be located at the front of the residence, set back 15 feet from the
front property line, and would present a two-story appearance to the street. The majority of
neighboring homes present a one-story appearance to the street, with some having a two-story
element at the rear, downhill, portion of the property. In furtherance of the Residential Design
Guidelines, the applicant could consider an addition to the rear of the residence on the
downhill slope, similar to other residences on the west side of Torres Street. As an alternative,
the second story could also be reduced in size or reconfigured in order to reduce the
appearance of mass on the front elevation. The Planning Commission should consider whether
any design revisions should be made to address the front elevation, while taking into
consideration the northern neighbors concerns. Staff notes that shifting the second-story
addition towards the rear of the property would most likely cause it to exceed maximum plate
and ridge heights and could also impact neighboring properties.

In addition to the front elevation issues, staff notes that the proposed design currently exceeds
the allowed height limit. On the south elevation, measurement of the highest point of the ridge
indicates that the addition is approximately 9 inches higher than the 24-foot maximum
building height allowed. A condition has been drafted that the ridge be reduced to no more
than 24-feet.

Building and Roof Form: Residential Design Guidelines 8.1 through 8.5 encourages traditional
building forms; using restraint with variations in building planes; using simple roof forms that
are in proportion to the scale of the building; and, roof eave lines that are low in scale.

The existing residence has a simple 4:12 pitched gabled roof with wood shakes. The proposed
addition would introduce four new ridgelines of which three would be visible from Torres
Street. An asymmetrical 6:12 pitched gabled roof over the second floor addition and a new
shed roof element at the first floor would be most visible from the street. A side gabled roof
would be located on the north elevation and a new roof dormer on the southern roof plane.

95
DS 17-212 (Budden)
December 13, 2017
Staff Report
Page 5

The roof would be finished with wood shakes and would have 18 inch eaves. In staffs opinion
the additional roof forms are in proportion to the scale of the addition and meet the objectives
of the Residential Design Guidelines.

Parking and Access: Residential Design Guidelines 6.1 through 6.7 encourages subordinate
parking facilities that do not dominate the design of the house or site; minimizing the amount
of paved surface for a driveway; positioning garages to maximize open space, views and
privacy; and, minimizing visual impacts.

The existing attached garage is 270 square feet and is set back approximately 40 feet from the
front property line. No changes are proposed to the garage. The existing driveway is 360 square
feet of concrete. The applicant is proposing to replace the concrete driveway with 104 square
feet of wheel paver strips. The wheel strips would be constructed of pavers on concrete with
ground cover in the middle and on both sides.

Site Coverage: Municipal Code Section 17.10.030.C (Site Coverage) limits impermeable site
coverage to a maximum of 22 percent of the base floor area allowed for a site. On a 4,000-
square foot lot the base floor area is 1,800 square feet and the maximum allowable site
coverage is 396 square feet (1,800 x .22 = 396). Up to 556 square feet of site coverage is
allowed if at least 50 percent of the total site coverage is permeable.

The project plans indicate that the project site currently has 957 square feet of site coverage of
which 682 square feet is impermeable. The applicant is proposing to reduce the site coverage
as follows:

1) Remove 93 square feet of concrete sidewalks and 28 square feet of concrete steps along
the northern property line;
2) Remove the existing 360 square foot concrete driveway; and,
3) Remove 204 square feet of the Carmel stone patio at the front of the residence.

The total site coverage proposed to be removed would be 685 square feet. The project plans
indicate that the proposed site coverage would include:

1) Existing 275 square foot redwood deck on the west elevation;

2) Existing 144 square foot remaining portion of Carmel stone patio in front yard;
3) Existing 27 square foot covered porch along the north elevation;
4) Proposed 104 square feet of pavers on concrete for a wheel strip driveway; and,
5) Proposed 6 square feet of sand set pavers for a stoop on the north property line.

The total site coverage proposed would be 556 square feet with 281 square feet being
permeable. The proposed project is consistent with the maximum allowable site coverage.

96
DS 17-212 (Budden)
December 13, 2017
Staff Report
Page 6

Right-of-way Character: Residential Design Guidelines 1.5 through 1.7 encourages maintaining
an informal open space character of the right-of-way; maintaining trees and natural vegetation;
and, designing parking areas to reinforce the forest image.

An existing grape stake fence with Carmel stone columns, a low retaining wall and a Carmel
stone walkway encroach into the City right-of-way. The remainder of the right-of-way between
the fence and the edge of pavement remains in a natural state. Special Condition No. 24
requires that all encroachments be removed and the area returned to a natural state prior to
final inspection.

Alternatives: Staff has included draft findings (see Attachment B) for concept design approval
that the Commission can adopt if the Commission accepts the overall design. 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 application qualifies for a Class 1 Categorical Exemption from the
provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the
State CEQA Guidelines. Class 1 exemptions include additions to existing structures provided
that the addition will not result in an increase of more than 50 percent of the floor area of the
structure before the addition, or 2,500 square feet, whichever is less. The proposed addition is
470 square feet and represents a 35 percent increase of floor area and therefore qualifies for a
Class 1 exemption.

ATTACHMENTS

Attachment A Photographs
Attachment B Draft Conditions/Recommendations
Attachment C Street Elevations
Attachment D Project Plans

97
ATTACHMENT A Site Photographs Page 1 of 4

Photo 1. Story Poles - Front Elevation

Photo 2. Story Poles - North Elevation

98
ATTACHMENT E Site Photographs Page 2 of 4

Photo 3. Story Poles - South Elevation

Photo 4. Neighbors Patio

99
ATTACHMENT E Site Photographs Page 3 of 4

Photo 5. South Facing View from Neighbors Patio

Photo 6. Southeast Facing View from Neighbors Patio

100
ATTACHMENT E Site Photographs Page 4 of 4

Photo 7. View from Neighbors Kitchen Window

101
Attachment B Recommendations/Draft Conditions

DS 17-212 (Budden)
December 13, 2017
Page 1 of 1

Recommendations/Draft Conditions
No.
1. Tree Planting Required. Per the recommendation of the Assistant City Forester, the
applicant shall plant one lower canopy tree on the property to achieve the tree density
required by the Citys Municipal Code. The selection of the trees shall be reviewed and
approved by the City Forester prior to the issuance of a Building Permit.
2. Right-of-Way Encroachments. All existing right-of-way encroachments shall be
completely removed and the area returned to a natural state prior to final inspection.
3. Ridge Height. The maximum ridge height of the second floor addition shall be reduced to
no more than 24-feet.
4. Second-Story Design. The applicant shall revise the design of the second story as
directed by the Planning Commission in order to address issues raised in the staff report
pertaining to the front elevation and potential neighbor impacts.

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BLOCK 7, LOT 5 APN: 009-132-007-000 2150 GARDEN RD., SUITE 83/ MONlEREY, CA 93940
__j (831) 646-5986 ~ FAX 646-5988
"' PHONE: 713 806-2534
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.. BLOCK 7, LOT 5 APN: 009-132-007-000 2150 GARDEN RD., SUITE 83 I MONTEREY. CA 93940
en
~~ J _J (831) 646-5986 FAX 646-5988
PHONE: 713 806-2534
0ICJI2l
LEGEND:

--------RECORD BOUNDARY ~woOD FENCE

I
I
I
- - - - - - - - RECORD RIGHT OF WAY - X - X- X- IVY COVERED FENCE

- - - - - - - - RECORD LOT LINE --o-o-o-- CHAIN LINK FENCE

STS I
--- - RECORD CENTERLINE ""1:F STREET SIGN
I
- - RECORD EASEMENT LINE SIGN POST

~~ ~~ ~ RECORD SETBACK MAIL BOX

- - - OLD RECORD LINE BOLLARD

I
~ PROJECT BENCHMARK PILLAR I

SURVEY CONTROL POINT -=:=>IBO!ilDCCK=W,.Al..

l ::::J-=: BLOCK RETAINING WALL
"
RDCO:.. WAll
- - - 5 0 - - - CONTOUR (MAJOR) ooooooDoooo=o ROCK RETAINING WALL
- - - - - - CONTOUR (MINOR) = STACKED BLOCK WALL ~--r---- ---------------------------------------1
GB GRADEBREAK BRICK WALKWAY/PATIO

----""-'------- EDGE OF PAVEMENT I' ]' J9' ]' ]' I CARMEL STONE I SCALE: 1"=10'
I
- - - - - - - LIP OF GUTIER IL-~--"--'-~_ _ j PCC WALKWAY/PATIO

- - - - - - - FACE OF CURB DISABLED PARKING

CURB Ai\JD GUTTER
------'--'-'---'-'----- BACK OF CURB STANDARD PARKING STALL
I
51Df:WAUZ
_ ___:::___:_:::____ _ BACK OF SIDEWALK AC ASPHALT CONCRETE I
DRIVE#AY
-------c=.-'--- EDGE OF DRIVEWAY cs CARMEL STONE
--
FLOWIJI\E
--- :___ _ FLOWLINE cw CONCRETE WAUL 1
BUILDING
I
"7/~7,..-,?-/7::::0/i"'?/-/7-:).-/"7 BUILDING OUTLINE CF CONCRETE PAD LOT 3, BLOCK 7
VOLU~IE 1. C&T PAGE 52
---,1...><,....,,.,1--- CHIMNEY CLSTS CLOSETS
ThREShOLD
mvArm APPROXIMATE FLOOR ELEVATION XA EXPOSED AGGREGATE
DEC~
_ ___::::_ _ _ _ DECK HDPE HIGH DENSITY POLY ETHYLENE
BENCHMARK:
CONC FAD
_ ___:::_c:..:.._:.___ _ CONCRETE PAD ecc PORTLAND CEMENT CONCRETE ELEVATIONS FOR THIS SURVEY ARE BASED ON AN ASSUMED DATUM.
STEP _ _ _ STEP
AN ELEVATION OF 50.0 HAS BEEN ASSIGNED TO A MAG NAIL & DISC
_ ___::::::__ ~ PAVER STONE SET IN THE PAVEMENT NEAR THE SOUTHEASTERLY BOUNDARY OF THE
SUBJECT PROPERTY AS SHOWN HEREON.

PLANTER
_ ___::.:.:..::_ _ _ _ PLANTER BRW BRICK RETAINING WALL 24' f'
~ IG"P
NOTES:
- - w - - WATER LINE CRw CONRETE RETAINING WALL I. BOUNDARY LOCATIONS SHOWN HEREON WERE DETERMINED WITH THE
BENEFIT OF A FIELD SURVEY SUPPLEMENTED BY RECORD DATA.
8~" WATER VALVE wRw WOOD RETAINING WALL
<./) u ALL BOUNDARY DATA SHOWN HEREON ARE FROM THE RECORDS,
AND IS SHOWN APPROXIMATE ONLY~ NOT FOR CONSTRUCTION.
0wv WATER METER
<./) i THIS IS NOT A BOUNDARY SURVEY.
@ FH FIRE HYDRANT ~ EDGE OF FOLIAGE UJ e-
cc 0
2. ENTITLEMENTS OR ENCUMBRANCES AFFECTING THIS PROPERTY
0 MAY NOT NECESSARILY BE SHOWN.
@HB HOSE BIB f) 12" r TREE WITH SIZE AND TYPE cc ~
0
o'cv IRRIGATION CONTROL VALVE A ACACIA 0 ~ 3. DISTANCES SHOWN ARE EXPRESSED IN FEET AND DECIMALS THEREOF.
1-- ..:
- - - - s s - -- - SANITARY SEWER LINE c CYPRESS 4. CONTOUR INTERVAL= ONE FOOT.

- - ~- - SANITARY SEWER MANHOLE K OAK ~ PROJECT BENCHMARK 5. TREE TYPES (IF ANY) ARE INDICATED WHERE KNOWN. DIAMETERS OF TREES ARE
MAG NAIL & DISC SHOWN IN INCHES AND ARE APPROXIMATE ONLY, TO BE VERIFIED BY AN
ELE\1=50.0 APPROVED ARBORIST PROVIDED BY OTHERS, PER AGREEMENT WITH THE SURVEYOR.
- -- -oco SANITARY SEWER CLEAN-OUT r PINE
TREES SMALLER THAN 6" IN DIAMETER MAY NOT BE NECESSARILY SHOWN.
- - - -so- - - - STORM DRAIN R REDWOOD DIRECTION OF GROWTH AND DRIP LINE SHAPE TO BE VERIFIED BY OTHERS.

- - - ~- - - STORM DRAIN MANHOLE r TREE 6. POSITION AND DIMENSIONS (IF ANY) OF BUILDINGS AND OTHER STRUCTURES
ARE SHOWN HEREON APPROXIMATE ONLY DUE TO MEASUREMENT LIMITATIONS,
_ _ _ _ -oAD
AREA DRAIN

STORM DRAIN CATCH BASIN x

.~
SPOT ELEVATION
IRREGULAR SHAPE OF BRICK FACING. POP~OUTS, BULL NOSE CORNERS, ETC.
SQUARE FOOTAGE OF BUILDINGS (IF ANY) IS SHOWN APPROXIMATE ONLY
AND SUBJECT TO REVISION AT ANYTIME.

_ _ _ ,,,~- - - ELECTRIC LINE 7. NOT ALL UTILITY BOXES AND/OR UTILITY STRUCTURES ARE SHOWN
INCLUDING BUT NOT LIMITED TO HOSE BIBS AND IRRIGATION VALVES.
UTILITY POLE -------1 ONLY THE VISIBLE UTILITY BOXES AND/OR UTILITY STRUCTURES THAT WERE
CONSIDERED TO CONVEY THE GENERAL UTILITY CONDITIONS ARE SHOWN.
----:;JGW GUY WIRE
8. THIS MAP CORRECTLY REPRESENTS A SURVEY PREPARED BY ME AND/OR
ELECTRIC VAULT UNDER MY DIRECTION, FROM FIELD DATA COLLECTED IN APRIL OF 2017.

UTILITY VAULT

~EM ELECTRIC METER

#' STREET LIGHT

TOPOGRAPHIC SITE SURVEY
Il - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
--" LAMP POST RECORD DESCRIPTION: I AT
- ~ - c- ~ - GAS LINE Per DOCUMENT: 9803895

GAS METER LOT 5, IN BLOCK 7 AS SHOWN ON THE MAP ENTITLED, "MAP OF CARMEL CITY ... " at Torres Street 3 NW of First Avenue
FILED IN VOLUME I OF MAPS, CITIES AND TOWNS, AT PAGE 52.
---r--- TELEPHONE LINE
per
APN 009~ 132~007~000

TELEPHONE STANDARD
DOCUMENT: 9803895
APN 009-132-007-000
- - - w - - - CABLE TELEVISION LINE
PREPARED FOR
0 crvB CABLE TELEVISION BOX
Tere nee Budden
BY
LUCIDO SURVEYORS
Boundary and Construction Surveys Topographic and Planimetric Mapping
ALTA Surveys and GIS Database Management Land Planning and Consulting

2 Saucito Avenue info@lucidosurveyors.com

DEL REY OAKS. CALIFORNIA 93940

SCALE: 1"=1 0'

CITY OF CARMEL
*
PROJECT No. 1871

COUNTY OF MONTEREY
(831 1 620-5032

APRIL 24, 2017

STATE OF CALIFORNIA

ONE SHEET ONLY

111