Professional Documents
Culture Documents
Subject: Consideration of a Final Design Study (DS 16-466) and associated Coastal
Development Permit for the construction of a new single-family residence
located in the Single-Family Residential (R-1) Zoning and Archaeological
Significance (AS) Overlay Zoning Districts.
Executive Summary
The applicant is requesting approval to build a new 2,120 square-foot, two-story, single-family
residence, with attached garage.
Recommendation:
Approve the Final Design Study (DS 16-466) and associated Coastal Development Permit subject to
the attached findings and conditions.
The Planning Commission conducted a combined Concept and Final Design Study review of this
project on April 14, 2017. The Planning Commission made a motion at that time to continue the
review of the project with direction that the applicant redesign the residence so that the garage
would be located farther back from the front property line. The applicant has revised the plans to
14
DS 16-466 (Cosentino)
May 10, 2017
Staff Report
Page 2
reflect the Planning Commissions request. The Planning Commission also determined that the
applicant could backfill the property 1-2 feet in order to reduce the slope to less than 30 percent.
Staff analysis:
Finish Details: Design Guideline 9.5 encourages using natural materials such as wood in
conjunction with stucco and Guideline 9.4 states, Architectural details should appear to be
authentic, integral elements of the overall building design concept; specifically, details that
appear to be applied as superficial elements should be avoided.
1
556 sq.ft. total allowed if no more than 50% of site coverage is impervious.
15
DS 16-466 (Cosentino)
May 10, 2017
Staff Report
Page 3
The prominent features of the proposed finish details include the wood shingle exterior on all
elevations, wood shingle roofing, wood windows and doors, and columns at the rear of the
residence to support main floor decking. In staffs opinion, the applicants proposed architectural
details are authentic and integral elements of the design.
Landscape Plan: The landscape plan depicts site coverage elements including a sand set paver
driveway and front walkway. The landscape plan includes two new Monterey pines and native
drought tolerant plants as required by the City.
Alternatives: Staff has included draft findings that the Commission can adopt if the Commission
chooses to approve the project with the proposal to backfill the rear of the lot. However, if the
Commission does not support this proposal, then it could continue the application with specific
direction given to the applicant.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Units. The project
includes the construction of one single-family residence in a residential zone, and therefore
qualifies for a Class 3 exemption. The proposed residence does not present any unusual
circumstances that would result in a potentially significant environmental impact.
ATTACHMENTS:
16
Attachment A Findings for Approval
DS 16-466 (Cosentino)
May 10, 2017
Findings for Approval
Page 1
FINDINGS REQUIRED FOR DESIGN STUDY APPROVAL (CMC 17.64.80 and LUP Policy P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding YES NO
1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
2. The project is consistent with the Citys design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.
6. The design concept is consistent with the goals, objectives and policies related to
residential design in the general plan.
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.
8. The proposed architectural style and detailing are simple and restrained in
17
DS 16-466 (Cosentino)
May 10, 2017
Findings for Approval
Page 2
18
Attachment B Conditions for Approval
DS 16-466 (Cosentino)
May 10, 2017
Conditions of Approval
Once signed, please return to the Community Planning and Building Department.
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.
19
DS 16-466 (Cosentino)
May 10, 2017
Conditions for Approval
Page 2
roots larger than two inches (2) in diameter are cut without prior City Forester
approval or any significant tree is endangered as a result of construction activity,
the building permit will be suspended and all work stopped until an investigation
by the City Forester has been completed. Twelve inches (12) of mulch shall be
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.
7. Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.
8. The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
9. Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground.
10. All skylights shall use non-reflective glass to minimize the amount of light and
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.
11. The Carmel stone faade shall be installed in a broken course/random or similar N/A
masonry pattern. Setting the stones vertically on their face in a cobweb pattern
shall not be permitted. Prior to the full installation of stone during construction,
the applicant shall install a 10-square foot section on the building to be reviewed
by planning staff on site to ensure conformity with City standards.
12. The applicant shall install unclad wood framed windows. Windows that have
been approved with divided lights shall be constructed with fixed wooden
mullions. Any window pane dividers, which are snap-in, or otherwise
superficially applied, are not permitted.
20
DS 16-466 (Cosentino)
May 10, 2017
Conditions for Approval
Page 3
13. The applicant agrees, at his or her sole expense, to defend, indemnify, and hold
harmless the City, its public officials, officers, employees, and assigns, from any
liability; and shall reimburse the City for any expense incurred, resulting from, or
in connection with any project approvals. This includes any appeal, claim, suit,
or other legal proceeding, to attack, set aside, void, or annul any project
approval. The City shall promptly notify the applicant of any legal proceeding,
and shall cooperate fully in the defense. The City may, at its sole discretion,
participate in any such legal action, but participation shall not relieve the
applicant of any obligation under this condition. Should any party bring any
legal action in connection with this project, the Superior Court of the County of
Monterey, California, shall be the situs and have jurisdiction for the resolution of
all such actions by the parties hereto.
14. The driveway material shall extend beyond the property line into the public right
of way as needed to connect to the paved street edge. A minimal asphalt
connection at the street edge may be required by the Superintendent of Streets
or the Building Official, depending on site conditions, to accommodate the
drainage flow line of the street.
16. Approval of this Design Study shall be valid only with approval of a Variance. N/A
17. A hazardous materials waste survey shall be required in conformance with the
Monterey Bay Unified Air Pollution Control District prior to issuance of a
demolition permit.
18. The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. The drainage plan shall
include applicable Best Management Practices and retain all drainage on site
through the use of semi-permeable paving materials, French drains, seepage
pits, etc. Excess drainage that cannot be maintained on site, may be directed
into the Citys storm drain system after passing through a silt trap to reduce
sediment from entering the storm drain. Drainage shall not be directed to
adjacent private property.
21
DS 16-466 (Cosentino)
May 10, 2017
Conditions for Approval
Page 4
Planning Commission.
19b. All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
20. Prior to Building Permit issuance, the applicant shall provide for City
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
21. All conditions of approval for the Planning permit(s) shall be printed on a full-
size sheet and included with the construction plan set submitted to the Building
Safety Division.
22. Prior to any excavation or digging, the applicant shall contact the appropriate
regional notification center (USA North 811) at least two working days, but not
more than 14 calendar days, prior to commencing that excavation or digging.
No digging or excavation is authorized to occur on site until the applicant has
obtained a Ticket Number and all utility members have positively responded to
the dig request. (Visit USANorth811.org for more information)
Special Conditions
23. The applicant shall plant two upper canopy trees per agreement with the City
Forester and also plant one additional oak in the backyard area.
24. The applicant shall reduce the second floor top plate by one foot.
25. The applicant shall landscape the city right-of-way with landscaping agreeable to
the City Forester.
22
DS 16-466 (Cosentino)
May 10, 2017
Conditions for Approval
Page 5
26. The applicant shall submit a grading plan including approximately 1-foot of
backfill at the rear of the property in order to reduce the slope to less than 30%.
This grading plan shall be prepared by a licensed engineer and submitted prior
to submittal of the building permit application.
Once signed, please return to the Community Planning and Building Department.
23
Cosentino Residence
New Single Family Residence
Carmel, California
A.P.N. OlD-076-015-000
BI.OCK: 109 LOTS: 12
PERVIOUS COVERAGE
ENlRY WALKWAY 81.0 SQ.FT.
NOI!lH STAIRWAY
BALCONY
0.0
259.5
SQ.FT.
SQ.FT. EXTERIOR LIGHTING NOTES w
UGHT WELL ONE a. TWO TOTAL 99.0 SQ.FT. ~
DRIVEWAY 88.0 SQ.FT. <(
TOTAL PERWlUS COYERAGE !127.!! SQ.FT. a..
lloiPR'.tOUS COYEIWlE
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~
NORlH WALWAY 0.0 SQ.FT.
ENTRY PORCH 2B.l! SQ.FT.
TOTAL IMPERVIOUS COVERAGE 28.5 9Q.FT. 0
TOTAL llROSS COVERAGE li!MI.O SQ.FT. ()
S<:AI.L: , 1/4'
24
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I 2 NNG JN B OR X-ft' X 7'-8" 'MXXl UL LA' ICH ODOR
I
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\
I
. I
C)
z
.....J
.....J
_________ ,__.!_ ,_, ________..J.Io._..__.Ll_-4------.lL-....lL.--11--11--4---------------------------- w
3:
A B c D 0
z IEDRC fOUR 'ER 2'- -e DOOR OUlSIDE
<( IEDRC FOUR ,._, X 8'- OR NSIDE
::?; TWO H ''-6" X 6'-8" tl_O .D DOOR
'-f'f' lHREE H ,'ER
-e2'-0'
X 8'-B' WOOD USHI .0 DCOR
aD
I'M: H : -s X 6'-8" WOOD USHI PA OR NO NO
J 'ER 2'-0' X "-6" WOOO USHI f'A .0 DOOR NO NO
r- ONE H ' -6" X 6'-B" WOOO l)SHI PA .0 DOOR INSIDE Jjl) NO
1
I ONE H :'-6" X 8' -8" WOOO USHED PI<NE~ED DOOR INSIDE NO NO
I
I ROQM H '-6" X 8' -8' 'Mlll USHW PI\NELED DOOR INSII!E NO NC
~ ~
.
LJ
- ~ ~
',
________ .......,_...._ ____ 1.-------J~-----....iolil---- B0
_________..........__...._...._ __________ '--4
....__...._..o~, ____________ Door Notes: Note:
E F G
-
H 1. _ . _ ~ BCI.T LOCICS CN AU. EXTiiiCR DOOIIS. SEE I. DOORS BEl1IIIN CllMiliTIOIIEl) - '-'ICOHDIIKHI> 11. ll DOOR FNSH 111 BE: 1. FOR HtlGE LOCI<liON &
&OtEDUL ~ oiiiOiliCINAI. -~
:1. PAlM) PfiAVACY- fOR AU. IIIJROCN -
SPAID 111 BE f\JIJ.Y KAlHDIS*PI'm.
7. GDBAL OON'fiiAC1'0R 1l) ,.._,. OOCII CIIIIJtR 111-nl
.._
DTOIOit OPENING SllllPIG DRECllON
SEE ELEVI<llON SHE!:TS
IA-LOCAllOIIS. N!Ot!TECT PIIIOA 10 DOOR 011001 PI.ACOIDIT.
1 CDERN.. COHfRACTCll! ro CCNIIA.T ~ OIN(II fOR I. DOOR KNGES 10 BE 4.1~'W. DOOR 7'-0" 1:1. ll DOOR STLES 10 BE PUI FUN 2. l<ll. WINDOW DEMENSIONS
11 QtECI< n.oOR PlAN ~ HIIQES LOCA110H
-~--lS.
4. N..L DOOR GUZINC 10 8E 1IM'I:MIJ CUSS.
I. NJ. DOOR lOPS - IIOT!OW 10 IE SANDEll. F1N$HUI.
14. PER ll DIERCY DOllE N..L lli1IIIJOIIS - 10 IE
I<RE 1HE ROUCH OPENtiGS
SEE ELEVATION SHEETS
!1. N..L Er.EMC11 DOCII ILUINO 10 IE 5/J" INSIJlAn:D 10. -ONWJDOOIIS
SEJoLm. : l.MIHAn:D 9IG GLAliNG P -.
lEIIP!lml GLASS. SEE Sata)UI AND DmRIOR nVA110HS fOR
AI>DillOHAI. INFaiWAllOH.
Window Manufacture: Symbols Abbreviations
-
rr:~ ,......
I
I
I \
\
\
WNIUfACfURE:
.AOORE!ISI
CllY, Sf4TJ, ZIP:
PHONE:
DOOR
REFERENCE
0 _DOOR
NUMBER
N/ A -
P -
NOT 1\PPUCI\BLE
Q.C. - - GENERI\L CONlRI<CTOR
PAINT
r- ~..' ~
1:, 1_
fAX: ST - - STNN
i L. IH-"""'r.....,~11 1o Fl' - - FI<CTORY FINISH
Hardware Manufacture:
______l;-.. .a..._.....~~._,__ 0_~~-+---------------------------------------
9CAIL: 1' 1/4'
. ____________
1.0. - - INm!IDR DESIGN
IIANUFACfURD
Glazing Legend S - - SEI\l0
.J&_o_\.......
9
ADDRESSt WFR. - - UI\NUFI\CTURER
1
ClY, STATE. ZIP:
FIN. FINISH 31
J PitON:
fAX:
T'IPE 1 - TEMPERED GLAZING
PER C.B.C. 2406.4- NI\T. - NI<TURI\L
32
EAST ELEVATION EMPTY LOT
EXISTING
EMPTY LOT
w
EAST ELEVA Tl ON EMPTY LOT 0....
<(
PROPOSED (..)
._
(/)
w
w
._
~
(/)
~ 1'-1/+"
33
11
34
WOOD SHINGLE ROOF
PROPOSED WOOD SHINGLE ROOF
lEXl\JRE AND COLOR: NAl\JRAL
FENCE "H"
IAA'!"ERIAL:
FINISH:
REDWOOD
NAl\JRAL FIXTURE "A"
HEIGHT: 4 FT. OR 8 FT. AS NOTED ON SITE PLAN IAANUF'ACl\JRE: DESIGNER FOUNTAIN
T24 COIAPUANT: YES
COLOR: BRONZE
WATIS: 4 WATIS
WIAENS: 80
BULB TYPE: LEO MODULE
DIIAENSIONS: 6.5'1-i X 1I"W X 12.25"
FENCE
IAATERIAL:
'r'
REDWOOD
FINISH: NA1\JRAL
HEIGHT: 4 FT. MAX.
FIXTURE "s"
IAANUFACl\JRE: UNKNOW
T24 COIAPUANT: YES
COLOR: BLACK
WATTS: 3 WATIS
<D ~
LUMENS: 200
DRIVEWAY PAVERS "F" ..:.~'I
IAANUF'ACl\JRE:
COLOR:
CALSTONE
OAK BARREL GRAY
BULB TYPE:
DIMENSIONS:
LED IAODULE
18'1-i X 7"W ~~ 13
INSTAU.ATlON: SET ON SAND
I \
{
-~ -.
BULB "C"
MANUFACTURE: PHILUPS
WALKWAY "G" WATTS: 4 WATIS
IAANUFACTURE: CARMEL STONE
WIAENS: 1!10 35
COLOR:
INSTAU.AllON:
NATURAL
SET ON SAND
BULB TYPE: 811 LEO SOCKET
13
TRASH AREA
!'190'00'00"[ 100.00'
MAIN DWELLING
'ii
~
c
u
LIGHT
WEll.
UGHT 12" 0
WEll.
0
N90'00'0o"E
100.00'
LIGHT KEY
... PATH LIGHT, 3 WATTS LED, SEE FIXlURE "B" ON SHEET 13
MAY NOT BE SPACED CLOSER THAN 10-FEET APART
Ll
36