Jeffrey C. Hines, Trustee 01-11-17

CITY OF CARMEL-BY-THE-SEA
Planning Commission Report

January 11, 2017
To:
Chair Goodhue and Planning Commissioners
From:
Marc Wiener, AICP, Community Planning and Building Director
Submitted by:
Matthew Sundt, Contract Planner
Subject:
Final Design Study (DS 16-259 and DS 16-260), associated Coastal

Development Permit, a lot merger, and a lot-line adjustment, for the
construction of two new residences located in the Single-Family
Residential (R-1), Park Overlay (P), Archaeological Significance Overlay
(AS), and Beach and Riparian (BR) Overlay Zoning Districts. The parcel is
adjacent to the Environmentally Sensitive Habitat Area Overlay Area
(ESHA) of Carmel Beach.
RECOMMENDATION
(1) Approve the Final Design Studies (DS 16-259 and DS 16-260)
(2) Approve the proposed Lot Merger and Lot-line Adjustment
Application: DS 16-259 / DS 16-260
Block:
Location:
Applicant:
APN:
010-321-021(DS 16-259) Beach House

010-321-020(DS 16-260) Boardwalk House
SD
Lots:
7
West terminus of Carmel Way (7 and 9 Carmel Way)
Aengus L. Jeffers
Property Owner: Jeffrey C. Hines, Trustee
BACKGROUND AND PROJECT DESCRIPTION

The project site is located at the west terminus of Carmel Way near the north boundary line of
the City of Carmel; the site is accessible via the 17-Mile Drive in Pebble Beach. To the north are
the Pescadero Canyon and the Pebble Beach Golf Course. To the west is the Carmel Beach and
to the south the Carmel North Dunes. To the east are residences within the City of Carmel. The
proposed residential project involves demolition of two existing residences and one guest
house located on three separate parcels, and construction of two new residences. The project
16
DS 16-259/260 (Carmel Way Trust)

January 11, 2017
Staff Report
Page 2
also includes merging two of the three existing parcels into one parcel (the Beach House
parcel) thereby resulting in two parcels, and adjusting the boundaries and increasing slightly
the size of the third parcel (the Boardwalk House), thus the Beach House parcel is reduced in
size.
The project goals are as follows:
1. Replace three existing residences (The Beach House, Boardwalk House, and
Guest House) with two new residences (The Beach House and the Boardwalk
House);
2. Merge two of three parcels thereby resulting in two parcels;
3. Create two lots of equal size thereby the Boardwalk House parcel would be .74 ac.
and the Beach House parcel size would be .74 ac. Previously considered by the
Planning Commission was an adjustment of the lot-line for the Boardwalk House
parcel from 0.53 ac. to 0.56 ac. and decreasing the Beach House parcel size from
0.95 ac. to 0.92 ac. The squaring-off of the property boundaries will not change the
size or shape of the two proposes homes and it represents the only change of
substance to the project since the November 2016 Concept hearing;
4. Maintain Beach House setback from coastal bluff behind the recommended 30-foot
setback and increase Beach House setback from the coastal bluff by another 8 feet
as compared to the existing residence;
5. Increase Boardwalk House setback from the south property boundary, Carmel North
Dunes and ESHA by up to 12 feet;
6. Reduce visibility of the new residences as seen from public view points on Carmel
Beach, the North Carmel Dunes and from the adjacent residences to the east; and
7. Comply with the Local Coastal Plan (LCP), Carmel General Plan, Carmel Residential
Design Guidelines and Zoning Regulations.
After the proposed demolition, the property owner will build two new residences with one
residence on one lot adjacent to the bluff (the 7,200 square-foot Beach House/APN: 010-321021) and the second residence (the 5,900 square-foot Boardwalk House/APN: 010-321-020)
on a separate lot located immediately adjacent and inland. An existing shared driveway on the
north side of the property will also be removed and a new shared driveway will be constructed
along the south boundary of the properties and connecting to Carmel Way. Refer to figures in
Attachment E showing the Proposed Site Plan, views to the site, various building elevations,
landscape plans, and revised lot-line configuration.
17

January 11, 2017
Staff Report
Page 3
PROJECT DATA FOR A 32,234 SQUARE FOOT PARCEL (0.74 ac.)

BOARDWALK HOUSE APN 010-321-020
Site Considerations
Allowed
Existing
Proposed
Floor Area
6,000 sf
N/A
5,900 sf
Site Coverage
1,320 sf
N/A
3,079 sf 1
Trees (upper/lower)
4/3 (recommended)
As determined by the
Forest and Beach
Commission 2
No additional trees
required, but one
Cypress will be planted
Ridge Height
18 ft 3
N/A
Up to 21 ft
Plate Height
12 ft 4
N/A
N/A
Setbacks 5
Minimum Required
Existing
Proposed
Front Yard
15 ft
N/A
80 ft
Composite Side Yard
25% of width = 28 ft
N/A
67 ft
Minimum Side Yard
3 ft
N/A
23 ft
Rear Yard
15 ft
N/A
28 ft
Include site coverage bonus of 4% of site area if 50% or more is semi-permeable.

CMC Section 10.48.080.A.2
3
Properties located in the Beach and Riparian Overlay District. Note that there is no ridge on a flat roofed
structure.
4
The 12-foot maximum does not accommodate structures with flat roofs. The proposed structures have a flat roof
and the top plate is not defined.
5
The lots are unusual relative to the City Municipal Code in that there is no distinct, front, side or rear setback.
Regardless, for purposes of evaluating this project the front of both parcels front Carmel Way i.e., the north
property boundary.
2
18

January 11, 2017
Staff Report
Page 4
PROJECT DATA FOR A 32,234 SQUARE FOOT PARCEL (0.74 ac.)

BEACH HOUSE APN 010-321-021
Site Considerations
Allowed
Existing
Proposed
Floor Area
6,000 sf
N/A
7,200 sf 1
Site Coverage
1,320 sf
N/A
3,036 sf 2
Trees (upper/lower)
4/3 (recommended)
As determined by the
Forest and Beach
Commission 3
No additional trees
required
Ridge Height
18 ft 4
N/A
18 ft
Plate Height
12 ft 5
N/A
N/A
Setbacks 6
Minimum Required
Existing
Proposed
Front Yard
15 ft
N/A
67 ft
Composite Side Yard
25% of width = 26 ft
N/A
18 ft
Side Yard
3 ft
N/A
8 ft
Rear Yard
15 ft
N/A
116 ft
STAFF ANALYSIS
Previous Hearing - At the November 9, 2016, Planning Commission meeting the Commission
considered the two Concept Design Studies for the Carmel Way Trust. At this meeting the
Commission accepted the Design Concept and adopted the Negative Declaration. A Notice of
Intent to Adopt a Negative Declaration was filed with the County Clerk on September 16, 2016,
1
Include floor area bonus of 3% of site area for lot merger. Refer to Merged Lot Floor Area Bonus discussion in
Staff Analysis below.
2
Include site coverage bonus of 4% of site area if 50% or more is semi-permeable and bonus if 2.5% of site area
for lot merger.
3
CMC Section 10.48.080.A.2
4
Properties located in the Beach and Riparian Overlay District. Note that there is no ridge on a flat roofed
structure.
5
The 12-foot maximum does not accommodate structures with flat roofs. The proposed structures have a flat roof
and the top plate is not defined.
6
The lots are unusual relative to the City Municipal Code in that there is no distinct, front, side or rear setback.
Regardless, for purposes of evaluating this project the front of both parcels front Carmel Way i.e., the north
property boundary.
19

January 11, 2017
Staff Report
Page 5
and a Notice of Determination was filed with the County Clerk on November 10, 2016. The
filed Notice of Determination started a 30-day statute of limitations on court challenges to the
approval under CEQA. There have been no challenges to the project. At the request of the
Planning Commission the landscape plans were modified to accommodate plants with a lower
water use and a somewhat more native character.
Landscaping The Planning Commission requested that the landscape plan include vegetation
that is native to dune habitats. The applicant has conveyed that a landscape plan that is strictly
based on native dune habitat species would be too restrictive, regimented, and would inhibit a
landscape palette appropriate for the site. The proposed Final Design Study landscape plan is
intended to be inclusive of plants appropriate for a coastal, urban setting where winds are
strongest with California native plants interspersed that will coexist with the adjacent dune
habitat to the south. Some of the proposed plants include Koeleria macrantha (June grass) to
create a drought tolerant native lawn, with massed Ceanothus and Manzanita, and other
drought tolerant species, at the perimeter of the lawn. In staffs opinion, the proposed
landscape plan is appropriate for the site and generally consistent with the Planning
Commissions recommendations. Refer Attachment E project plans, pages 6 and 7.
Lighting The applicant has submitted a landscape lighting program that appears to meet the
City requirements for down-lit fixture, but Staff has conditioned the project to require that the
applicant submit lighting schematics for all fixtures to verify conformance with code.
OVERVIEW OF PLAN COMPONENTS
Lot Merger The existing site contains three separate parcels of 0.22 acres (APN 010-321-021),
0.53 acres (APN 010-321-020), and 0.73 acres (APN 010-321-021). The applicant will merge the
0.22 ac. and 0.73 ac. parcels into one parcel - the Beach House parcel, which is the parcel
closest to Carmel Beach. This merger qualifies the proposed project for a 3 percent Floor Area
Bonus entitlement established by Carmel Municipal Code (CMC) Section 17.10.040.B.2.a.
Through merger the applicant is able to design the residences, and the property, with greater
flexibility in building and driveway location.
Lot-Line Adjustment The revised lot-line plans indicate the Boardwalk House parcel and the
Beach House parcel will each be approximately 0.74 ac.
20

January 11, 2017
Staff Report
Page 6
Bluffs Setback - The geotechnical consultant that advised the applicant on locating the
proposed residence recommends that the Beach House residence be setback a minimum of 30
feet from the top of the coastal bluff. The proposed setback would be an additional 2 feet to 10
feet further than this recommended 30 foot setback and is up to 8 feet further inland as
compared to the existing residence.
Enhancement of Public and Private Views - The turret element of the existing Beach House is
visually prominent from the beach. The proposed Beach House eliminates the turret and brings
the height of the Beach House down from 27 feet to 20 feet. In addition, the plans also show
the height of the Boardwalk House will be reduced from 21 feet to 18 feet. However, the new
two-story wing component of the Boardwalk House that is outside the footprint of the existing
Boardwalk House will have an overall height of up to 22 feet, but will still not be seen from the
public view area at Carmel North Dunes and is too far removed from the view shed. It is
important to note that the property owners representatives have been working with the
neighbors to assure that neighbors privacy and views are maintained and, or enhanced.
Both the proposed Beach House and the proposed Boardwalk House have been sited and
designed to reduce their visibility as seen from adjacent private and public property to include
the North Dunes and the Carmel Beach. Refer to in Attachment D for a variety of before and
after views of the property from various off-site public viewpoints locations, including an aerial
view of the existing and proposed structure locations.
ATTACHMENTS:
Attachment A Findings for Approval / Beach House
Attachment B Findings for Approval / Boardwalk House
Attachment C Conditions of Approval / Boardwalk House
Attachment D Conditions of Approval / Beach House
Attachment E Letter and Landscape Photos
Attachment F Project Plans
21
Attachment A Findings for Approval

DS 16-259 (Carmel Way Trust Beach House)
APN: 010-321-021
January 11, 2017
Findings for Approval
Page 1
FINDINGS REQUIRED FOR CONCEPT DESIGN STUDY ACCEPTANCE (CMC 17.64.080 and LUP Policy
P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding
YES
1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
NO
2. The project is consistent with the Citys design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.
6. The design concept is consistent with the goals, objectives and policies related to
residential design in the general plan.
22

APN: 010-321-021
January 11, 2017
Page 2
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.
8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive
in context with designs on nearby sites.
9. The proposed exterior materials and their application rely on natural materials
and the overall design will add to the variety and diversity along the streetscape.
10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement the
character of the structure and the neighborhood.
11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.
12. Any deviations from the Design Guidelines are considered minor and reasonably
relate to good design principles and specific site conditions.
Beach and Overlay District Findings
1. The combined area contained within all setbacks is at least equal to the area of
the lot that would be included within setbacks if the special beach setback
established in subsection (B)(9) of this section were applied (i.e., achieving no net
loss of setback area.
2. A minimum width of at least three feet will be maintained for the full length of all
setbacks.
3. By reducing any setbacks the proposed structure will not interfere with safe
access to other properties in the neighborhood or otherwise result in damage or
injury to the use of other adjoining properties.
4. Structures proposed for construction within reduced setback areas will be
compatible with the residential character of the neighborhood and will exhibit a
human scale without excessive building bulk or visual mass.
5. The proposed setbacks afford maximum protection for the adjoining parklands for
the benefit of the public while still accommodating reasonable development of the
property.
YES
NO
N/A
N/A
N/A
23

APN: 010-321-021
January 11, 2017
Page 3
6. The proposed setbacks are designated on an approved plan attached to the

permit or on a scenic easement for purposes of documentation and recordation.
Park Overlay District Findings
YES
1. The proposed setbacks afford maximum protection for the adjoining parklands
for the benefit of the public while still accommodating reasonable development of
the property.
2. That the proposed setbacks are designated on an approved plan attached to the
NO
COASTAL DEVELOPMENT FINDINGS (CMC 17.64.010.B.1):

1. Local Coastal Program Consistency: The project conforms to the certified Local
Coastal Program of the City of Carmel-by-the Sea.
2. Public access policy consistency: The project is located between the first public
road and the sea, and therefore, review is required for potential public access.
24
Attachment B Findings for Approval

DS 16-260 (Carmel Way Trust Boardwalk House
APN: 010-321-020
January 11, 2017
Page 1
FINDINGS REQUIRED FOR CONCEPT DESIGN STUDY ACCEPTANCE (CMC 17.64.080 and LUP Policy
P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding
YES
1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
NO
2. The project is consistent with the Citys design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.
6. The design concept is consistent with the goals, objectives and policies related to
residential design in the general plan.
25
DS 16-260 (Carmel Way Trust Boardwalk House)

APN: 010-321-020
January 11, 2017
Page 2
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.
8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive
in context with designs on nearby sites.
9. The proposed exterior materials and their application rely on natural materials
and the overall design will add to the variety and diversity along the streetscape.
10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement the
character of the structure and the neighborhood.
11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.
12. Any deviations from the Design Guidelines are considered minor and reasonably
relate to good design principles and specific site conditions.
Beach and Overlay District Findings
1. The combined area contained within all setbacks is at least equal to the area of
the lot that would be included within setbacks if the special beach setback
established in subsection (B)(9) of this section were applied (i.e., achieving no net
loss of setback area.
2. A minimum width of at least three feet will be maintained for the full length of all
setbacks.
3. By reducing any setbacks the proposed structure will not interfere with safe
access to other properties in the neighborhood or otherwise result in damage or
injury to the use of other adjoining properties.
4. Structures proposed for construction within reduced setback areas will be
compatible with the residential character of the neighborhood and will exhibit a
human scale without excessive building bulk or visual mass.
5. The proposed setbacks afford maximum protection for the adjoining parklands for
the benefit of the public while still accommodating reasonable development of the
property.
YES
NO
N/A
N/A
N/A
26
DS 16-260 (Carmel Way Trust Boardwalk House)

APN: 010-321-020
January 11, 2017
Page 3
6. The proposed setbacks are designated on an approved plan attached to the

Park Overlay District Findings
YES
1. The proposed setbacks afford maximum protection for the adjoining parklands
for the benefit of the public while still accommodating reasonable development of
the property.
2. That the proposed setbacks are designated on an approved plan attached to the
NO
COASTAL DEVELOPMENT FINDINGS (CMC 17.64.010.B.1):

1. Local Coastal Program Consistency: The project conforms to the certified Local
Coastal Program of the City of Carmel-by-the Sea.
2. Public access policy consistency: The project is located between the first public
road and the sea, and therefore, review is required for potential public access.
27
Attachment C Conditions of Approval

DS 16-260 (Carmel Way Trust - Boardwalk House)
APN: 010-321-020
January 11, 2017
Conditions of Approval
Page 1
No.
Standard Conditions
1.
Authorization: This approval of Design Study (DS 16-260) authorizes 1) the

demolition of two residences, 2) the construction of a new residence, 3) a lot
merger, and 4) a lot-line adjustment.
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
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
28

APN: 010-321-020
January 11, 2017
Page 2
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.
7.
Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.
8.
The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground and shall be no closer than 10 feet from each other.
10.
All skylights shall use non-reflective glass to minimize the amount of light and
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.
NA
11.
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,
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,
9.
29

APN: 010-321-020
January 11, 2017
Page 3
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.
NA
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.
An archaeological reconnaissance report shall be prepared by a qualified
archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
19a.
19b.
NA
30

APN: 010-321-020
January 11, 2017
Page 4
20.
21.
22.
23.
24.
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.
Prior to Building Permit issuance, the applicant shall provide for City
(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.
All conditions of approval for the Planning permit(s) shall be printed on a fullsize sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions
If applicable, prior to Final Design Review the applicant shall apply for a Tree
Removal permit to remove any existing trees.
The condition of Carmel Way after construction is completed will be in as good a
condition than it is currently.
The applicant shall work with City staff regarding lighting
NA
*Acknowledgement and acceptance of conditions of approval.
______________________________
Property Owner Signature
___________________________
Printed Name
__________
Date
Once signed, please return to the Community Planning and Building Department.
31
Attachment D Conditions of Approval

DS 16-259 (Carmel Way Trust - Beach House)
APN: 010-321-021
January 11, 2017
Page 1
No.
Standard Conditions
1.
Authorization: This approval of Design Study (DS 16-259) authorizes 1) the

demolition of one residence, 2) the construction of a new residence, and 3) a
lot-line adjustment.
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
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
32

APN: 010-321-021
January 11, 2017
Page 2
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.
7.
Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.
8.
The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground and shall be no closer than 10 feet from each other.
10.
All skylights shall use non-reflective glass to minimize the amount of light and
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.
NA
11.
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,
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,
9.
33

APN: 010-321-021
January 11, 2017
Page 3
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.
NA
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.
An archaeological reconnaissance report shall be prepared by a qualified
archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
19a.
19b.
NA
34

APN: 010-321-021
January 11, 2017
Page 4
20.
21.
22.
23.
24.
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.
Prior to Building Permit issuance, the applicant shall provide for City
(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.
All conditions of approval for the Planning permit(s) shall be printed on a fullsize sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions
If applicable, prior to Final Design Review the applicant shall apply for a Tree
Removal permit to remove any existing trees.
The condition of Carmel Way after construction is completed will be in as good a
condition than it is currently.
The applicant shall work with City staff regarding lighting
NA
*Acknowledgement and acceptance of conditions of approval.
______________________________
Property Owner Signature
___________________________
Printed Name
__________
Date
Once signed, please return to the Community Planning and Building Department.
35
Attachment E - Letter and Landscape Photos

THE LAW OFFICE OF AENGUS L. JEFFERS
A Professional Corporation
215 West Franklin Street, Fifth Floor
Monterey, California 93940
Phone: (831) 649-6100
Fax: (831) 325-0150
Email: aengus@aengusljeffers.com
January 5, 2017
VIA HAND DELIVERY

City of Carmel-by-the-Sea
Planning Commission
P.O. Drawer G
Carmel-by-the-Sea, California
93901
Re:
Planning Commission Final Design Study Review DS 16-259 and DS 16-260

7 and 9 Carmel Way, Carmel-by-the-Sea
Dear Honorable Members of the Planning Commission:

I am writing on behalf of my client, Jeff and Wendy Hines ("Applicant") who recently
purchased the estate at 7 and 9 Carmel Way (collectively, the "Property"). The Applicant's goal is
to replace the three habitable dwellings on the Property with just two main residences (merging the
third legal parcel and abandoning its associated dwelling) while also incorporating every opportunity
to improve existing public and private views, increase setbacks, and bring the Property into
compliance with current LCP policies (the "Project").
The purpose of this letter is to thank the Planning Commission for your candid support for
the Project, your appreciation of the architectural work ofLuca Pignata and Matthew Enering from
Backen, Gillam & Kroeger with local perspective and advice from Craig Holdren of Holdren +
Lietzke Architects and the landscaping design by Bernard Trainor+ Associates. We appreciate your
recognition of the Team's collaboration working closely with City Planning Staff, Coastal
Commission Staff, and the Project's neighbors over the course of the last two and half years. Your
acknowledgment of our efforts underscored your guidance to revise the landscape plan to better
reflect the adjacent dunes habitat with less formality.
The Final Design Study includes a revised landscape plan softening the planting boundaries
North of the Boardwalk House while injecting California native plants which coexist with the
adjacent dune habitat. Planting changes embraced the surrounding coast including Koeleria
macrantha, a drought tolerant native 'lawn', varieties of Ceanothus andArctospahylos spp. The best
performing species are selected to embrace the often intense weather and strong appearance year
round.
Except for the revisions to the Landscaping Plans and the Vegetative Screening Plan
(clarifying screening and view protection details between the Applicant and the DeBruce's, our
neighbors to the east), the addition of the exterior lighting plans, and minor interior changes to
the Beach House, the siting and massing detailed during our prior Planning Commission hearing
remains unchanged.
215 West Franklin Street, s Floor
Monterey, California 93940
36
THE LAW OFFICE OF AENGUS L. JEFFERS

A PROFESSIONAL CORPORATION
City of Carmel-by-the-Sea
Planning Commission
January 5, 2017
Page 2
The Final Design Study also includes an alternative proposed lot line adjustment between
the Beach Parcel and the Boardwalk Parcel. Both the original and the alternative proposed lot
line adjustments are graphically described below.
..
Original Lot Line Adjustment
Alternative Lot Line Adjustment
The Applicant remains willing to accept the miginallot line adjustment proposal which
resulted in a 0.92 acre Beach Parcel and a 0.56 acre Boardwalk Parcel. However, the Applicant
and I feel a far more intuitive adjustment is to equalize the acreage of both parcels at
approximately 0.74 acres with a single straight boundary line. This configuration avoids a
jogging boundary line and roughly ' squares' each parcel. Moreover, one of the proposed new
trees can serve as a property line monument making the property line clear to neighbors should
either parcel be separately owned (note: the Applicant and their family intends to enjoy the
Carmel Way Estate for some time).
The original lot line adjustment proposal sought to retain a larger Beach Parcel which
maintained the merger of the Cottage Parcel into the Beach House (the basis for the 3% floor
area bonus applied to the Beach House). However, reviewing the project description prepared by
City Plruming Staff it is not necessary to maintain the larger Beach Parcel since the 3% floor area
bonus is recognized by the initial Cottage Parcel merger (as opposed to the final lot line
adjustment). In short, once the merger is completed, the 3% floor area bonus does not require us
to maintain the larger parcel. On this basis, the Applicant and I can't help but propose the far
more intuitive lot line adjustment which equalizes parcel acreage, 'squares' each parcel, and
distills the new parcel boundary to a single straight line.
215 Wes1 Franklin Strce1, s Floor

Mon1crey, California 93940
37
TilE LAW OFFICE OF AENGUS L. JEFFERS

A PROFESSIONAL CORPORATION
City of Cannel-by-the-Sea
Planning Commission
January 5. 2017
Page 3
Conclusion
ln closing, we appreciate your guidance regarding the Project along with City Planning
Staffs responsive communications pre-plan11ing and processing the Project application and the
candid discussions with each of our immediate neighbors.
KindRegar~
~ L~
__----
ALJ:ll
Enclostues
215 West Fmnklin Sirect, S"' Floor

Monlctey, C11lifomin 93940
38
Zone 3: Koeleria macrantha

Zone 3: Koeleria macrantha
Zone 3: Keoleria macrantha
39
Zone 4: Ceanothus 'Julia Phelps'
Zone 4: Metrosideros 'Springfire'

Zone 4: Rosmarinus 'Tuscan Blue' + Aeonium
Zone 5: Agave attenuata + Ceanothus 'Anchor Bay'
40 fruticosa
Zone 5: Ceanothus 'Anchor Bay' + Westringia
Hines Carmel-by-the-Sea
Final Technical Review Submittal2017.01.11
0
0
architects
Project Info
Vicinity Map
APPLICANT/OWNER:
JEFF & WENDY HINES
PROJECT ADDRESS:
10 CARMEL WAY, CARM EL,CA 93940
ZONING:
R-1 {RESIDENTIAL), P (PARK OVERLAY), BR (BEACH RIPARIAN), AS
(ARCHAEOLOGICAL}
PROJECT DESCRIPTION:
1. DEMOLITION AND REMOVAL OF ALL EXISTING STRUCTURES ON THE
CURRENT BEACH PARCEL, COTIAGE PARCEL AND BOARDWALK PARCEL.
2. COMBINING THE EXISTING BEACH PARCEL (.52 ACRE) AND COTIAGE
PARCEL (.21 ACRE) RESULTING IN AN ENLARGED BEACH PARCEL (.95 ACRE).
3. LOT LINE ADJUSTMENT TO BOARDWALK PARCEL.
4. CONSTRUCTION OF TVVO (2) NEW RESIDENCES :
BEACH HOUSE: TVVO (2) STORY WOOD FRAMED RESIDENTIAL
STRUCTURE WITH ATIACHED GARAGE, GRAVEL ROOF, WOOD
AND STONE SIDING
BOARDWALK HOUSE : TVVO (2) STORY WOOD FRAM ED
RESIDENTIAL STRUCTURE WITH GRAVEL ROOF, WOOD AND
STONE SIDING
OCCUPANCY:
BEACH HOUSE:
BOARDWALK HOUSE :
R-3
R-3
V-B
BOARDWALK HOUSE:
V-B
A.P.N.:
EXISTING BEACH PARCEL
EXISTING COTIAGE PARCEL
EXISTING BOARDWALK PARCEL
AREA-LOT:
EXISTING BEACH PARCEL
EXISTING COTIAGE PARCEL
EXISTING BOARDWALK PARCEL
-ALLOWABLE :
-PROPOSED:
OWNER:
JEFF & WENDY HINES
010-321-0XX
010-321-0YY
LANDUSEATIORNEY:
AENGUS JEFFERS
215 WEST FRANKLIN STREET, FIFTH FLOOR
MONTEREY, CA 93940
010-321 -0ZZ
.74 ACRE
.21 ACRE
.52 ACRE
6000 SOFT
+1241 SOFT (FLOOR AREA BONUS)
TOTAL ALLOWABLE: 7241 SQFT
7200 SQFT
BOARDWALK HOUSE
-ALLOWABLE:
6,000 SOFT
-PROPOSED :
5,900 SQFT
' THE COMBINING OF THE CURRENT BEACH HOUSE PARCEL(.74 ACRE) WITH
THE CURRENT COTIAGE PARCEL (.21 ACRE) ALLOWS FOR A 3% INCREASE OF
BUILDING AREA (.74 + .21 = .95ACRE NEW BEACH PARCEL) RESULTING IN AN
ADDITIONAL 1,241 SOFT
Drawing Index- Final Technical Review Submittal2017.01.11
Project Directory
ebble Beach Hole 10
CONTACT:AENGUSJ EFFERS
aengus@aengusljeffers.com
T831 .649.6100
F 831 .325.0150
CONTRACTOR:
STOCKER & ALLAIRE
21 MANDEVILLE COURT
MONTEREY, CA 93940
7&9
,.A,
Carmel Way
CONTACT: DAVID STOCKER

dstocker@stockerallaire.com
T 831.375.1890
F 831.375.1480
Oce!m Ave
LANDSCAPE ARCHITECT:
BERNARD TRAINOR+ ASSOCIATES
537 HOUSTON ST
MONTEREY, CA 93940
CONTACT: BERNARD TRAINOR
bernard@bernardtrainor.com
CONTACT: CHRISS MERRITI
chris@bernardtrainor.com
T 831.655.1414
F 831.655.3462
ARCHITECT:
BACKEN GILLAM KROEG ER
2352 MARINSHIP WAY
SAUSALITO, CA 94965
CONTACT: LUCA PIGNATA, PRINCIPLE
lucap@bgarch.com
CONTACT: MATIHEW ENERING
menering@bgarch/com
T 415.289.3860
F 415.289.3866
ARCHITECTURAL CONSULTANT:
HOLDREN + LIETZKE
225 CANN ERY ROW, SUITE A
MONTEREY, CA 93940
CONTACT: CRAIG HOLDREN
craig@hl-arc.com
T 831.649.6001
F 831.649.6003
HIN ES COVER SHEET

PROPOSED SITE PLAN, GROUND FLOOR
PROPOS ED SITE PLAN, SECOND FLOOR
PROPOSED SITE PLAN, ROOF
LANDSCAPE SITE PLAN
PLANTING PLAN
EXTERIOR LIGHTING PLAN
EXISTING VIEWSHED ANALYSIS
VEGETATIVE SCREEN PLAN
HIN ES BEACH HOUSE COVER SHEET
BEACH HOUSE- WEST ELEVATION
BEACH HOUSE- EAST ELEVATION
BEACH HOUSE- NORTH & SOUTH ELEVATIONS
BEACH HOUSE- FIRST FLOOR
BEACH HOUSE -SECOND FLOOR
BEACH HOUSE - ROOF PLAN
BEACH HOUSE- FIRST FLOOR EXTERIOR LIGHTING PLAN
BEACH HOUSE - SECOND FLOOR EXTERIOR LIGHTING PLAN
HIN ES BOARDWALK HOUSE COVER SHEET
BOARDWALK HOUSE- NORTH ELEVATION
BOARDWALK HOUSE- SOUTH ELEVATION
BOARDWALK HOUSE - WEST AND EAST ELEVATIONS
BOARDWALK HOUSE- GROUND FLOOR
BOARDWALK HOUSE- SECOND FLOOR
BOARDWALK HOUSE- ROOF PLAN
BOARDWALK HOUSE- GROUND FLOOR EXTERIOR LIGHTING PLAN
BOARDWALK HOUSE- SECOND FLOOR EXTERIOR LIGHTING PLAN
BEACH HOUSE- VIEW FROM BEACH- EXISTING
BEACH HOUSE- VIEW FROM BEACH - PROPOSED
BEACH HOUSE VIEW AT BLU FF- EXISTING
BEACH HOUSE- VI EW AT BLUFF- PROPOSED
BEACH HOUSE- VIEW AT STAIR- EXISTING
BEACH HOUSE- VIEW AT STAIR- PROPOSED
BEACH HOUSE- VIEW AT STONE WALL- EXISTING
BEACH HOUSE- VI EW AT STONE WALL- PROPOSED
BOARDWALK HOUSE- VIEW FROM BOARDWALK- EXISTING

BOARDWALK HOUSE- VIEW FROM BOARDWALK- PROPOSED
BEACH HOUSE- VIEW FROM BOARDWALK- EXISTING
BEACH HOUSE- VIEW FROM BOARDWALK- PROPOSED
SITE - EXISTING STRUCTURES
SITE - PROPOSED STRUCTURES
SITE - EXISTING AND PROPOSED STRUCTURES
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Page41
Page42
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EXISTING LOT LINES
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PROPOSED LOT LINE ADJIJSTI/EN'r1\
EXISTING STRUCTURE
EXISTING DECK/FENCE
HINES
CARMEL
PROPOSED SITE PLAN, GROUND FLOOR
SCALE: 1/16"
1'-0"
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architects
43
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(0)
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EXISTING LOT LINES
PROPOSED LOT LINE ADJIJS{~!ENr\\

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HINES
CARMEL
EXISTING DECK/FENCE
PROPOSED SITE PLAN, ROOF
SCALE : 1/16"
1'-0"
archi t e c t s
44
bernard trainor + assoc t
.-.os e
LEGEND
1aes
O.RCHI-ECTURE
537 Hou!Oon Sl
"""'''''"~' CA 939<0
ld 831 550 141<
~ 831 655 3-'62
1~1
w eobblettone bind
2 Grave< PIMng wl c:obbM1one bind

3 Mulch Plllh
4
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paYing on
sllb planted pnts
1"i"nb dec:long
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Aldl1ee1)
e Slone stepe (by An::htec:t)

i"Slonestepe
10 Slone stnp steps
.11 Outdoor flteplece (by AtcMec:t)
~
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63 OutdOOf grill + cook countet (by Atchitect)
1,!4 Timber fence

tls~ Pedestllen gate
I'""
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1a Driveway gate
17 lnt...com
ta Mailbox w/ addreas numbers
\!!
Natl\'e lawn
P<IOJECT-
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45
bernard trainor + associates

L ANO$CAPE AHCHITECTURE
537 Houston Sl
Montcroy CA 909<0
INTERIOR COURTYARD _ _
DRIVEWAY COURTYARD
Botnn"'al N::lfllft
CcJr,.,l()fl,..........
""'~
NoiM
---Groundcovers
Trees
Trees
Metrosideros excetsa
Olea eutqXtea 'Swan Hill'
SWan HdiOIMI
Olea eu.ropaea 'Little Olhe'
I.JttleOU;e
Slender Ve4c:rt Grass
Ctlonca Galrfornla Ulac
Pennisetum spathiOiatum
Bl"" Ray Cal~ornoa Uloc

Owarf Leptospermum
Prttospon.m cross/fOlium 'Ntllla'
Kato
Rosm{U'inus "Tuscan Blue'
Mund Coostal Rooemoty
Wostringia ffl..lbCOSa
Coastal Rooemoty
AICIOS!Oplly!OS 'Poclfoe M.st'
Shrubs
Ceanothus 'Julia Pf'lelps'
Pineapple Guava
Julia Pnetps Cahfomia Lilac
Euphe>l'ba cnataeias WutfMi'
Evergreen Spurge
Agaw attenuata
Pittospon.m 'OW< Leaf'
Weotmgia fnrtioosa
Metrooideros C<lllina ~ngt;,., New Zealand Cl>ri"""as Shrub

Pennisetvm spathiolatum
Slender Veldt G~
G.-, GlOw New Zealand Aax
Phormium 'Greon GJow'
Rosm~nU'S 'Tuscan Slue'
Tuscan Blue Rosemary
Owarf Kato
Rhaplliolepis umbellata 'Minor' Owarf Yoddo Hawthorn
Tuscan Blue Rosemary
Lion's Taal
Oak Leal p;ttooporum
eo.- Rosemwy
Groundcovers
Aoonlum canariense
Conaty Island Aeonlum
CeMothus 'Anchor Bay'
Anchor Bay Ceonottlus
Groundcovers
Aoonlum 'Bivsh'ng Beauty'
Groundcovers
Oymoocba mtvgaretae
Roamannus 'Boule'
......
Shrubs
CeanolhU$ 'BIUO Ray'
'"' 8.11 65.'> 1414

""' 831 .655 3462
-----Shrubs
Ce:anothus cnooca
WMtringia fruttCOSa 'Mundi'
COASTAL BLUFF
' PERIMETER EDGE
Koeleria macrantha
Schln.,.molle
New Zeeland Chnstmas Tree
Shrubs
Leptospermum 'Reevesit'
Prttosporum crtlSSifOiium
NATIVE LAWN
Dymondia mrugaretae
Eche.,.eria lmtlt'icala
PacifiC Mist Manzanita

Silver Carpat
Rosmarinus 'Boule'
Thymus 'Groon Lemon'
Prostrate Rooemoty
Blush<ng Beauty Aeonlum

Silvor Catpet
Blue Ao9e EcllOYCria
GREEN ROOF
~-
Rosemwy
G"""' Lornon Thyme
Vines
Rhoo:issus """"""'"
Groundcovers
Everg"""' Grape
CeMothus 'Anchor Bay'
Anchor Bay Cal~omia Uloc
.- ...
,,__./- -
..- ..
PAOJECT NAME
HINES
RESIDENCE
_ _ __ _~"-
..
..
..
..
"'
7 + 9 Cannel Way
Cannel, CA 93921
Q...
ISSUE SET
0.....
See sheets VSP0.1 ,

~0.3.
r
ISSUE(W'f
12.16.2(}18
..
t
'3'J
~t
-!~
DAAWING TlTl
PLANTING PLAN
General Notes:
1.
See~VSPC.1,0.2and
0.3
sc...:
DRA.WN BY:
0'
..
18'
32'
SHEET HUMBER
L3.0
46
bernard trainer + associates

lANOSCAPf ARCHITECTURE
LIGHTING FIXTURE IMAGES:
LIGHTING LEGEND & SPECIFICATIONS

SvnlOOI
()..:ar,h~y
Brurrl,1Ao<Jo
Ot-.cttpt.oo
531 Houston St
Morerev. CA 939<0
W:Jtl:qn
tef 831.655.1414
lax. 831 6S5 3462

l1
20
Drtveway LightS
Aororn- l.OM 350 SONOMA
4 watts
(ti/
14
Path Lights
SPJ - F..,_ Bright CC24-2REC
2Watto
Gluste< - '-"'fogo< Lantern
'L3 !
14
t.antem Path LightS
L4
11
Step Ughts
t.ucrl0< - Oouble-<mpoct ISL-2-Al.fO 4.5 Watts
L5'
14
Wall Lights
Lvcife< - Steal111 - SSL-AlfO
t!l>
3 watts
Driveway Light
BQ!.Iatd Path Light
EXTERIOR LIGHTING NOTES:

1. Lights to be oontroned wrth sw.tches ($.A.D.).
2. Wght souroe Shall not be VISible from off&te ~
3. The hghtlng plan is cfiagrammatic and intended to show 99Mfal fixturo lOCation and type. Exact location d
furtum and tran$10n"ners ShaD be veriflfld on &tc wrth lo.ndscape archttect.
4. Contmctcw shall <:OOI'dnate with general oont.r'aletor and efectrical oorrt:ractor for nstaltabon of condut,
sle<Mng, switct>ng lOCations and juncbon bOxes durillg OCI1er phases of WQI1c.
5. All fixtures to be mstalled per manufacturer's specificatiOnS.
6. AU nush ~ fixtuteS to be mstaUed leve4 with
otnec'wlso noted.
8 St~Light
top of paving m atOI'iaJ, gmV(IJI ()(plant bOd mulcn, unless
(~~
Wall Light
\J
7. For comp$ete fiXture specifications see sheets l.5.1 + l.5.2
o__ .
, .. / " ' -
..
- .. -
..
HINES
RESIDENCE
_- _____ _
..
..
..
..
..
..
PROJECT KAA4E
..
7 + 9 Carmel Way
Cannel, CA 93921
(4) L 5 - - Lights
(4) L2- Bollard P8th Lights
(3) L5 - Wall Lights J

(3) L5 -Wall Lights
...
(3) L5 Wall Lights
(8) L2. Bollard Pith Ughts

(3) L3 Lon- Path Lights ,
..,
(2) L2 Bollord Pith Lights

ISSUE OAl'E
12.16.2016
(8) L4 - 5toc> Lights
,.--
.....0
/
PREVIOUS ISSUE
..,,
""'_,....
!'ll
t."
t
t.
, (3) L4 - Stap Lights
EXTERIOR
LIGHTING PLAN
1/ 16"
1 '~
XXX
I
(6) L3 - LontBm Pa111 Lights
(1) L5 - Wall Ught
(9) L3 - Lantern Palll Lights
(20) L1 - Drwewoy Lights
L5.0
47
25
20
ST
EE
DE
NS
VE
GE
TA
TI
15
ON
20
Existing
Paul
Residence
25
30
25
28"CYP
35
35
(LOCATION OF
THESE TWO TREES
IS APPROXIMATE.)
22"CYP
26"CYP
41
43
30
Existing View #1
8"CYP
41
42"CYP
42
Existing tree to remain, typical
40
42
42
43
37
39
38
PA
DRIVEVER
WAY
42
40
39
38
Existing driveway to be
removed and relocated
34
Existing
Paul
Residence
43
38
40
41
Preserve views to Stillwater Cove and Pebble

Beach Golf Course and Pacific Ocean
Approximate stepped
down low hedge heights
39
34
CK
BLO
AIN
CH
TEP
S
CK
BLOWALL
.
RET
LIN
35
36
T. W
RE
36
37
7" EUC
37
38
42
DN
7"
10"T
40
41
48
8"T
42
45
45
50
40"CYP
10"
6"T
48
44
46
46
DN
43
18"CYP
47
Existing plant material on Hines property along entire

East property line to be removed and replaced,
pending approval of both the Hines and DeBruces
47
39
10" CYP
2-PRONG
TREE 6"-8"
CARMEL WAY
44
35
ALL
A.C
PAVE .
MENT
42
Screen Proposed Boardwalk House
6"T
6"T
48
46
DN
47
10"T
14"CYP
30" PINE
49
32" PINE
12"T
49
DN
DN
51
Existing
Pool House
DN
Existing View #2
Existing
Shed
Preserve views to Stillwater Cove and Pebble

Beach Golf Course and Pacific Ocean
Local Benchmark at 60.13 (NGVD29)
10"CYP
57
56
55
53
55
54
16" CYP
52
54
51
52
53
Approximate stepped
down low hedge heights
Existing
Residence
55
Existing
DeBruce
Residence
DN
DN
8"T
Existing Residence, Pool House

and Shed to be removed
Existing fence to remain
Public boardwalk to Carmel Beach
0'
Existing View #3
10'
20'
40'
NORTH
Preserve views to Point Lobos

LANDSCAPE ARCHITECTURE
537 Houston St . Monterey . CA 93940

www.bernardtrainor.com . 831.655.1414 t . 831.655.3462 f
HINES RESIDENCE
7 + 9 Carmel Way
Carmel, CA 93921
scale:
1"=20'0"
date:
12.21.2016
drawn by:
sw
Existing Viewshed Analysis
VSP0.1
48
Proposed new trees to be 1 above shed (max.). Extent of

the dripline shall not exceed 13-0 as scaled on plan.
ST
Building sides shall be screened with

vegetation (type to be approved by
P
DE
DeBruce). To be maintained at
NS
E building height. Proposed climbing
VE
GE
TA
vines
atop the storage room to be
TI
ON
approved
by DeBruce.
EE
15
20
25
Proposed View #1
30
25
View to Carmel Beach
Proposed entry driveway to

Hines and Paul Residences
28"CYP
35
(LOCATION OF
THESE TWO TREES
IS APPROXIMATE.)
Lower canopy branches to be maintained

to screen Boardwalk and Beach House
and patio yard from DeBruce patios and
residence.
22"CYP
41
43
30
8"CYP
41
42"CYP
42
40
39
38
42
42
42
39
37
41
43
39
34
44
35
36
LL
WA
36
37
7" EUC
37
DN
dgi
He
40"CYP
10"
6"T
9' (
ma
6"T
48
10"T
14"CYP
30" PINE
12"T
8"T
57.
Existing
DeBruce
Residence
He
51
dgi
DN
ng
to
49'
-6"
49
DN
9' (
ma
x.)
49
32" PINE
Proposed View #2
Proposed screen
height to 57.9' max.
m
imu
BOARDWALK HOUSE
DN
Tre
es
FFE +52.0
tap -1"
61. er fro
1m m
ax. 68.5
'
to
Proposed climbing vines to be planted at

ground level and cover the east facing trellis
and building side behind the corner window
55
dgi
ng
35'
Proposed hedge height to taper from 68.5 to 61.1 to

preserve view to Point Lobos. Plant type shall be New
Zealand Christmas Tree. Exact specimens to be
reviewed and approved by both Hines and DeBruces
prior to installation.
He
56
53
57
51
10"CYP
55
54
16" CYP
52
54
55
53
52
Proposed hedge height to 68.5 minimum to screen

proposed Boardwalk House. Plant type shall be
New Zealand Christmas Tree (minimum 14 tall at
planting.) Exact specimens to be reviewed and
approved by both Hines and DeBruces prior to
installation. 18 variance in top of screening to be
maintained by owners maintainance
representative on an annual basis
DeBruce 2 shave zone: To balance viewshed creation

versus Boardwalk House screening, DeBruce may
quarterly trim the high hedge plantings within the northern
most 2 extent of the high hedge planting zone. Said
trimming shall be from the DeBruce Property (i.e. without
any right of access on the Hines Property).
DN
DN
33'
-4"
8.5
'm
in
Proposed screen height to 68.5' minimum.
to 6
Proposed screen height to

taper down from 68.5' to 61.1'
max. to preserve Point Lobos
views
Proposed 2 screening filler trees

(minimum 14 tall at planting). Maintain to
16 max. Exact height and location to be
reviewed and approved by both Hines
and DeBruces prior to installation.
5'-
46
DN
47
6"
6"T
56.
to
45
45
50
46
48
48
44
46
2-PRONG
TREE 6"-8"
DN
43
18"CYP
47
Storage
Room
8"T
42
55.
41
46'
-0"
40
10" CYP
x.)
47
10"T
x.)
7"
39
to
42
9' (
ma
38
ng
LIN
35
42
AIN
CH
TEP
S
CK
BLOWALL
.
RET
A.C
PAVE .
MENT
40
38
34
BLO
Proposed hedge height to transition from 55.9 to 57.9

max. Hedge to not block DeBruces views from Stillwater
Cove and Pebble Beach Golf Course and Pacific Ocean.
Plant type shall be New Zealand Christmas Tree (or
otherwise agreed upon by both Hines and DeBruces).
Exact specimens to be reviewed and approved by both
Hines and DeBruces prior to installation. 4 variance in
top of screening hedge to be maintained by owners
maintenance representative on a quarterly basis.
43
Stepping stones with 6 interstitial planted

gaps. Planting between gaps to be 1
(min.) above top of stepping stones
ET.
40
38
PA
DRIVEVER
WAY
R
CK
Existing plant to remain, typ.

Hines responsible to protect Leptospermum laevagtum
from damage resulting from grading and/or retaining
wall during construction. Pruning on Hines property
allowed for clearance.
26"CYP
ng
Proposed screen
dgi
Proposed screen
35
Proposed screen
He
Proposed fence to 6-0 high between

Hines and DeBruce properties
Proposed hedge on South property line no

higher than fence until grade levels out. Hedge
to not block DeBruces view to Point Lobos.
Proposed entry driveway
General Notes:
1. Screening plants shall be irrigated by Owner or Owner's maintenance
representative to maintain health of plants described within sheet VSP0.2 Vegetative Screening Plan. The exact irrigation method shall be determined
by the Project Arborist upon final selection and installation of the plant
material.
2. Screening plants shall be maintained by Owner or Owner's maintenance

representative to the desired heights described within sheet VSP0.2 Vegetative Screening Plan. The exact pruning method shall be determined
by the Project Arborist upon final selection and installation of the plant
material.
Proposed View #3
Point Lobos view
South property line fence hedge no
higher than fence until grade levels out
Proposed screen height to

taper down from 68.5' to 61.1'
max. to preserve Point Lobos
views
Proposed screen height

to 68.5' minumum
3. Installation of the low and tall screening plants and trees along East
property line dividing Hines' and DeBruce's shall be completed within 135
days after commencement of construction. The Project Arborist shall be
responsible for all plant selection and installation, subject to approval by
DeBruce.
4. Installation of proposed vines on Boardwalk House and Storage Room
and (2) 16' "filler" screening trees shall commence approximately 2 months
before Boardwalk House is complete.

LANDSCAPE ARCHITECTURE
537 Houston St . Monterey . CA 93940

www.bernardtrainor.com . 831.655.1414 t . 831.655.3462 f
HINES RESIDENCE
7 + 9 Carmel Way
Carmel, CA 93921
5. Density of the Hines / DeBruce property boundary screen will be

maintained to shield and diffuse headlight glare from cars heading East
along the driveway. Owner or Owner's maintenance representative
responsible to maintain.
6. Boxed Redwood trees on Hines property shall be set on the DeBruce
property in a manner causing no harm to DeBruce property landscape wall
or generator/ conduits 10 days prior to commencement of cosntruction in a
location approved by DeBruce. Trees to remain in box. Within 30 days of
demand from DeBruce, the box Redwood trees shall be removed from the
DeBruce property at Hines expense subject to DeBruce permission for
access. The parties understand the trees will have to be removed in pieces.
Hines may trim boxed Redwoods to their property line.
7. Lower canopy of all existing and planted trees to be maintained to shield
development from DeBruce property. Owner or Owner's maintenance
representative responsible to maintain.
0'
8. Unobtrusive trimming guide markers shall be placed along/within the

East property line screening vegetation.
10'
20'
40'
NORTH
scale:
1"=20'0"
date:
12.21.2016
drawn by:
sw
Vegetative Screening Plan
VSP0.2
49
Hines : Beach House

B
a r c hit ec t s
50
----,- --
--- -- --
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/EXISTING GRADE _ _ _ _ _ ___}

OUTLINE OF EXISTING STRUCTURE - - - - - - - - '
BUILDING ELEVATION- WEST

SCALE : 1/8" = 1'-0"
--'---------------
-~
U L---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------~
Carmel by the Sea : Beach House
Building Elevations
SCALE : 1/8" = 1'-0"
architects
51
________,
'
EXISTING FENCE ---------~~
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OUTLINE OF EXISTING STRUCTURE
BUILDING ELEVATION- EAST

P3.02
SCALE: 1/8" = 1'-0"
-~
U L---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------~
Building Elevations
SCALE : 1/8" = 1'-0"
architects
52
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OUTLINE OF EXISTING STRUCTURE
BUILDING ELEVATION - NORTH

SCALE : 1/8" = 1'-0"
l
(
~67.0 (MAXIMUM ROOF HEIGHT)rio.
_i', 67.0 (MAXIMUM ROOF HEIGHT)
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OUTLINE OF EXISTING STRUCTURE _ _ _ _ __;
BUILDING ELEVATION- SOUTH

SCALE : 1/8" = 1'-0"
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Building Elevations
SCALE: 1/8" = 11-0"
a r c hit ec t s
53
fv! .
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~--=c <o -
_Q__ _
--
6"Cyp
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32 " I
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Bedroom 03
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13' - 7 15116"
44.8 ~
Media Room
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Breakfast
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LEVEL 1.0- FIRST FLOOR F. F.
SCALE : 1/8'
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1'-0'
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Plan - Ground Floor
SCALE : l /8" = 1'-0"
a r c hit ec t s
54
0'
G"C yp
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16'
32'
LEVEL 2.0- SECOND FLOOR F.F.

P2.02
SCALE: 1/B" = 1'-0"
f.
<
" L----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------J
Plan - Second Floor
B
A
c K E N
SCALE : 118" = 1 '-0"
a r c hit ec t s
55
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ROOF PLAN
SCALE : 1/8" = 1'-0"
"l"
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Plan - Roof Plan
SCALE: 1/8" = 1'-0"
a r chit e c t s
56
16 " (
------
-- 0
-- --
6"Cyp
--
--------
32' I
E1 8-K LI GHTING NITE STAR II
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MFG: B-K Lighting

Model: Night Star II, B-NSII-MR-O-MIT-12-11-360SL
LAMP: Soraa, LED MR-161amp, 36 degree flood,
2700K. (See specifications)
D
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SCALE : 1/8'
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1'-0"
-~
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B
A
c K E N
Beach House - First Floor Exterior Lighting Plan
SCALE : l/8" = 1'-0"
a r c hit ec t s
57
0'
6 "Cyp
-32'' PIN[
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/
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/
/
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Bedroom
Closet
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D
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Main
Stair
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32'
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B
A
c K E N
Beach House - Second Floor Exterior Lighting Plan
SCALE : 118" = 1 '-0"
a r c hit ec t s
58
Hines : Boardwalk House

B
a r c hit ec t s
59
"0
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67

Jeffrey C. Hines, Trustee 01-11-17

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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

Chair Goodhue and Planning Commissioners

Marc Wiener, AICP, Community Planning and Building Director

Matthew Sundt, Contract Planner

Final Design Study (DS 16-259 and DS 16-260), associated Coastal

010-321-021(DS 16-259) Beach House

BACKGROUND AND PROJECT DESCRIPTION

DS 16-259/260 (Carmel Way Trust)

DS 16-259/260 (Carmel Way Trust)

PROJECT DATA FOR A 32,234 SQUARE FOOT PARCEL (0.74 ac.)

Composite Side Yard

Minimum Side Yard

Include site coverage bonus of 4% of site area if 50% or more is semi-permeable.

DS 16-259/260 (Carmel Way Trust)

PROJECT DATA FOR A 32,234 SQUARE FOOT PARCEL (0.74 ac.)

Composite Side Yard

DS 16-259/260 (Carmel Way Trust)

DS 16-259/260 (Carmel Way Trust)

Attachment A Findings for Approval

DS 16-259 (Carmel Way Trust Beach House)

DS 16-259 (Carmel Way Trust Beach House)

6. The proposed setbacks are designated on an approved plan attached to the

Park Overlay District Findings

COASTAL DEVELOPMENT FINDINGS (CMC 17.64.010.B.1):

Attachment B Findings for Approval

DS 16-260 (Carmel Way Trust Boardwalk House)

DS 16-260 (Carmel Way Trust Boardwalk House)

6. The proposed setbacks are designated on an approved plan attached to the

Park Overlay District Findings

COASTAL DEVELOPMENT FINDINGS (CMC 17.64.010.B.1):

Attachment C Conditions of Approval

Authorization: This approval of Design Study (DS 16-260) authorizes 1) the

The project shall be constructed in conformance with all requirements of the

All foundations within 15 feet of significant trees shall be excavated by hand. If

DS 16-260 (Carmel Way Trust - Boardwalk House)

The Carmel stone faade shall be installed in a broken course/random or similar

DS 16-260 (Carmel Way Trust - Boardwalk House)

This project is subject to a volume study.

A hazardous materials waste survey shall be required in conformance with the

DS 16-260 (Carmel Way Trust - Boardwalk House)

significance by a qualified archaeologist. If the resources are determined to be

*Acknowledgement and acceptance of conditions of approval.

Attachment D Conditions of Approval

Authorization: This approval of Design Study (DS 16-259) authorizes 1) the

The project shall be constructed in conformance with all requirements of the

All foundations within 15 feet of significant trees shall be excavated by hand. If

DS 16-259 (Carmel Way Trust - Beach House)

The Carmel stone faade shall be installed in a broken course/random or similar

DS 16-259 (Carmel Way Trust - Beach House)

This project is subject to a volume study.

A hazardous materials waste survey shall be required in conformance with the

DS 16-259 (Carmel Way Trust - Beach House)

significance by a qualified archaeologist. If the resources are determined to be

*Acknowledgement and acceptance of conditions of approval.

Attachment E - Letter and Landscape Photos

VIA HAND DELIVERY

Planning Commission Final Design Study Review DS 16-259 and DS 16-260

Dear Honorable Members of the Planning Commission:

THE LAW OFFICE OF AENGUS L. JEFFERS

Original Lot Line Adjustment

Alternative Lot Line Adjustment

215 Wes1 Franklin Strce1, s Floor

TilE LAW OFFICE OF AENGUS L. JEFFERS