CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

June 14, 2017

To: Chair Goodhue and Planning Commissioners

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

Submitted by: Catherine Tarone, Assistant Planner

Subject: Consideration of a Concept and Final Design Study (DS 17-159) and
associated Coastal Development Permit for the addition of of a new 289-
square foot attached garage and a new 148-square foot entry and closet
addition to the main residence, and a new outdoor fire pit. The project site is
located in the Single-Family Residential (R-1) Zoning District. 1

Application: DS 17-159 APN: 010-103-009

Block: 38 Lot: 16
Location: Torres Street, 2 NE of 4th Avenue
Applicant: Terry Latasa Property Owner: David and Debbie Burlingham

Executive Summary: The applicant is proposing to construct a 289-square foot, attached garage
and a 148-square foot addition to an existing 1,182-square foot, single-story residence. The
applicant is also proposing to construct a new gas fire pit at least 7 feet from the south side
property line, replace the existing brick driveway with stone paving strips, the installation of new
fencing and the removal of all encroachments into the City right-of-way.

Recommendation:
Approve the Concept and Final Design Study (DS 17-159) subject to the attached findings and
conditions.

Background and Project Description:

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

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June 14, 2017
Staff Report
Page 2

Design Study application proposing to construct a new 289 square-foot attached garage and a 148
square-foot addition. The total square footage of the residence and the new garage and addition
will be 1,619 square feet, while the maximum allowed for a 4,000-square-foot lot is 1,800 square
feet. A Historic Determination of Ineligibility for the residence was issued by the Planning
Department on July 30, 2012 and will last until July 30, 2017.

PROJECT DATA FOR A 5,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf (45%) 1,382 sf including the 1,619 sf (40%) 2

existing 200 sf parking
pad
Site Coverage 556 sf 3 N/A 556 sf
Trees 3 Upper /1 Lower 2 pine trees/ 1 oak 2 pine trees/ 1 oak tree
(recommended) tree
Ridge Height (1st story) 18 16' 15 (for addition)
16' (for residence)
Plate Height (1st story) 12 12 11' (for addition)
12' (for residence)
Setbacks Minimum Required Existing Proposed
Front 15 23' - 9" 15'
Composite Side Yard 10' (25%) 9 10 (20%) 46 (11%) (for existing
portion)
14' 6 (36%) (for addition)
Minimum Side Yard 3 3 (min. north side 3 (min. north side yard at the
yard); addition)
1 6 (min. south 11 -6 (south side yard at the
side yard at the addition)
existing deck) 1 6 (min. south side yard
at the existing deck)
Rear 3' for portions of the Approx. 2 3 Approx. 2 3
building less than 15'
in height

2
Includes new 289 sq. ft. garage
3
50% of the proposed site coverage is pervious and so earns the bonus.

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June 14, 2017
Staff Report
Page 3

Additionally, the applicant is proposing to install a new 4 foot high grape stake fence and 7 foot
high arbor connecting the garage to the front fence, a trellis over the garage door below the eave
line that will extend outward two feet from the front of the garage, a new fire pit located 11.5 feet
from the south property line, a new patio at the fire pit, a new driveway utilizing 2-foot-wide stone
tire strips with bark laid between the strips and with a total driveway width of 8 feet.

Finish materials on the garage and addition include painted horizontal wood siding, asphalt shingles
to match the existing roof, and wood, unclad sash windows. Finally, the applicant is proposing new
exterior lighting and landscaping. Staff has scheduled this application for both conceptual review
and final review details.

Staff analysis:

Forest Character/Landscaping: Residential Design Guidelines 1.1 through 1.4 encourage

maintaining a forested image on the site and for new construction to be at least six feet from
significant trees.

There are currently two upper-canopy pine trees and one lower-canopy coast live oak tree on the
property. The proposed garage addition will be located 6 feet away from the existing oak tree and
two posts of the proposed arbor will be located approximately 5 feet from the existing oak tree.
The Assistant City Forester has reviewed the plans and feels that all construction is located
sufficiently far from development. Standard Condition of Approval #6 states that if during
construction, the applicant encounters roots over 2" in diameter, the City Forester shall be
contacted before cutting the roots.

New landscaping is proposed; however, the applicant has not yet composed a landscape plan. Staff
has drafted a condition of approval that the applicant shall submit a separate design study
application for a landscape plan after Planning Commission approval but before the issuance of the
project's building permit. The landscape plan should list all proposed plant species for review by
the City Forester and all proposed landscape lighting.

Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state that designs should preserve
reasonable solar access to neighboring parcels and maintain privacy of indoor and outdoor spaces
in a neighborhood and maintain view opportunities.
Staff has not identified any significant view or privacy impacts that would be created by the new
single-story garage or addition. In regard to the neighboring property to the north, there is a high

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June 14, 2017
Staff Report
Page 4

row of shrubs that will buffer this addition from the neighboring property. While the garage is
proposed to be located 3 feet from the north property line, there will not be any windows or
lighting on the garage or addition on the north elevation facing the neighboring property.

In regard to the privacy of the neighboring property to the south, the new garage will have a new
south-facing Dutch door, a shielded down-facing wall light and a 6-foot wide by 5-foot high set of
windows, all of which face south. The window on the addition is located in the master bedroom
across from the new proposed closet and hallway. The window will be located approximately 23
feet from the south property line and approximately 28 feet from the neighboring property to the
south. The neighboring southern property sits lower than the project site due to the slope of the
land and thus it is primarily the roofline that is visible from the project site. There is also a
vegetation buffer between the project site and the neighboring residence to the south. Staff does
not anticipate any privacy impacts or view impacts resulting from the construction of the new
garage or addition.

Across the street from the project site to the west is the city-owned parking lot on Torres and
Junipero and the Carmel Garden Inn. Staff does not anticipate any privacy impacts to any
properties to the west.

Mass & Bulk: Residential Design Guidelines 7.1 through 7.6 encourages a buildings mass to relate
to the context of other homes nearby and to minimize the mass of a building as seen from the
public way or adjacent properties. Further, these guidelines state that a building should relate to
a human scale in its basic forms.

The proposed garage and addition to the residence is single story with a maximum ridge height of
15 feet at the peak of the proposed cupola on top of the garage roof ridge while the maximum
ridge height allowed is 18 feet. In staffs opinion, the proposed single-story garage and residence
addition is in-scale with the existing single-story residence.

According to Residential Design Guidelines 9.2 and 9.3, "Design features that increase the visual
prominence of the building should be avoided. Building details should be used to provide interest
and not exaggerate the scale of a building. Add details to relieve blank surfaces and achieve a scale
compatible with the building's forms and its architecture." Design Guideline 7.6 advises designers to
"avoid design treatments that produce a top-heavy appearance such as...roof forms that dominate
the body of the building and wide chimney structures." However, the Guidelines also encourage
architectural details that contribute to the character of the building.

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June 14, 2017
Staff Report
Page 5

The applicant is proposing to construct a roof-top cupola for both decoration and for ventilation on
top of the proposed garage. The cupola will be 2 feet in height above the existing 13-foot roof
height, resulting in an overall roof height of 15 feet. The cupola will be 4 feet wide with a 6-foot
wide roof over the structure. In staff's opinion, the cupola is sufficiently low in height, but does
appear wide on top of the existing roof. To ensure that the cupola does not appear to dominate
the existing roof structure, staff has drafted a condition of a approval that the applicant shall
reduce the width of the cupola and the roof covering the cupola by one foot so that it is more in-
scale with the building.

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

The addition is proposed to have a moderately-pitched, front gabled roof that will match the pitch
and material of the existing residence. The design employs a stepped roof with three roof gables
visible from the street as well as the hipped roof over the cupola. In staff's opinion, this roof design
does not appear overly-complex, since the existing roof employed a stepped design. The stepped
roof design also helps to break up the building's mass. Provided that the cupola is narrowed in
width, staff can support the proposed roof form.

Finish Materials: Residential Design Guideline 9.16 states that "A garage door should be designed
either to provide visual interest or to blend with the background materials of the building. Design
the garage door to blend with the building wall or orient the door so as not to face the street. A
standard overhead garage door, with contrasting color and materials, should be avoided."
Residential Design Guideline 9.8 states that, roof materials should be consistent with the
architectural style of the building and with the context of the neighborhood.

The existing residence is single-story with painted horizontal wood siding and an asphalt shingle
roof. The siding and roofing for the garage and addition is proposed to match the residence's
existing siding and asphalt shingle roofing.

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June 14, 2017
Staff Report
Page 6

Fencing/Arbor: Residential Design Guideline 11.6 states, Gates should have open or transparent
qualities that allow filtered views into the property.

The applicant is proposing a new 4-foot-high grape stake fence and 7-foot-high arbor that will be
constructed perpendicular to the existing front fence and will extend from the southwest corner of
the new garage to the existing 4-foot-high grape stake front fence. The fence, as proposed,
complies with the City's requirements for height and all natural materials.

In regard to the construction of arbors, Residential Design Guideline 11.7 includes objectives to,
maintain a narrow, low and light scale. Avoid the use of tall or wide entryways and avoid
massive timbers or other heavy building elements when creating an arbor, and to Incorporate
vines or other landscaping to blend the arbor into the adjoining fence or wall and garden.

The applicant is proposing to construct a 7-foot-high arbor depicted on sheet 4 of the plans. In
staffs opinion, the proposed arbor design is consistent with the design guidelines since it is simple,
uses basic, all-wood, materials, appears light.

Site Coverage: Per Municipal Code Section 17.10.030.C, site coverage shall be limited to a
maximum of 22 percent of the base floor area allowed for the site (Note: on a 4,000 square-foot
site this equals 396 square feet or about 10 percent of the site). In addition, if at least 50 percent
of all site coverage on the property consists of permeable or semi-permeable materials, an
additional amount of site coverage of up to four percent of the site area may be allowed up to 556
square feet. The applicant is proposing to reduce the existing driveway to consist of parking strips
with bark set between them, amounting to a total of 30 square feet of site coverage. The applicant
is also removing an existing patio and path and replacing them with 8 square feet of stepping
stones. The final proposed site coverage is proposed to be 556 square feet which is consistent with
the Municipal Code's requirements for a 4,000 square-foot lot.

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

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June 14, 2017
Staff Report
Page 7

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

For the wall mounted light fixtures, the applicant is proposing a Kichler, Olde Brick or Brushed
Nickel, down-facing, shielded, incandescent lamp with a brightness of 25 watts. Staff notes that 150
watts is the maximum brightness for this fixture; however, a 25-watt bulb can be used in the
fixture. Two new lamps are proposed and are depicted on sheet 4 of the plans. One lamp will be
on the south (side) elevation next to the new Dutch door at the garage and the other will be
located on the front of the garage. In staffs opinion the proposed wall-mounted lights are located
to avoid light impacts to neighboring properties and, provided that a 25 watt bulb is installed in the
lamp, the fixture does comply with the requirements of the Municipal Code.

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

The City Right-of-Way (ROW) between the front property line and the street edge on this property
contains several encroachments. The existing property has a grouted stone driveway approach and
a grouted stone walkway that both extend across the right-of-way and connect to the street. The
right-of-way in front of the property also has numerous boulder encroachments scattered across it.
The applicant has included a note on the plans that all existing rock and boulder encroachments
shall be removed from the right-of-way. Staff supports the removal of the encroachments.

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The project includes a 437-square foot
addition to an existing 1,182-square foot residence, and therefore qualifies for a Class 1 exemption.
The proposed alterations to the residence do not present any unusual circumstances that would
result in a potentially significant environmental impact.

ATTACHMENTS:

Attachment A Site Photographs

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

141
Attachment A

Burlingham Residence Site Photographs and Staking and Flagging

142
143
Attachment B Findings for Approval

DS 17-159 (Burlingham)
June 14, 2017
Findings for Approval
Page 1

FINDINGS REQUIRED FOR FINAL DESIGN STUDY APPROVAL (CMC 17.64.8 and LUP Policy P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding YES NO
1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
2. The project is consistent with the Citys design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.
6. The design concept is consistent with the goals, objectives and policies related to
residential design in the General Plan.
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.
8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive
in context with designs on nearby sites.
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DS 17-159 (Burlingham)
June 14, 2017
Findings for Approval
Page 2

9. The proposed exterior materials and their application rely on natural materials
and the overall design will add to the variety and diversity along the streetscape.
10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement the
character of the structure and the neighborhood.
11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.
12. Any deviations from the Design Guidelines are considered minor and reasonably
relate to good design principles and specific site conditions.

COASTAL DEVELOPMENT FINDINGS (CMC 17.64.B.1):

1. Local Coastal Program Consistency: The project conforms with the certified Local
Coastal Program of the City of Carmel-by-the Sea.
2. Public access policy consistency: The project is not located between the first
public road and the sea, and therefore, no review is required for potential public
access.

145
Attachment C Conditions of Approval

DS 17-159 (Burlingham)
June 14, 2017
Conditions of Approval
Page 1

Draft Conditions of Approval

No. Standard Conditions
1. Authorization: This approval of Design Study (DS 17-159) authorizes 1) the
construction of a 289 square-foot, single-story attached garage with a cupola
installed on the top ridge, 2) a single-story 148-square-foot closet addition to
the master bedroom, 3) a new gas fire pit at least 7 feet from the south side
property line, 4) a new paver patio at the new gas fire pit, 5) the replacement of
the existing brick driveway with stone tire strips, 6) the installation of a new 4-
foot-high fence and 7-foot-high arbor constructed perpendicular to the existing
front fence and extending from the southwest corner of the new garage to the
existing 4-foot-high grape stake front fence, 7) the removal of the grouted
paving and loose boulder encroachments into the City-owned right-of-way, 8)
new down-facing exterior lighting with a brightness of 25 watts or less.
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

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DS 17-159 (Burlingham)
June 14, 2017
Conditions of Approval
Page 2

protected during construction by methods approved by the City Forester.

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

7. Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 5,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.

8. The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
9. Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground.

10. All skylights shall use non-reflective glass to minimize the amount of light and
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.

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

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DS 17-159 (Burlingham)
June 14, 2017
Conditions of Approval
Page 3

12. The applicant shall install unclad wood framed windows. Windows that have
been approved with divided lights shall be constructed with fixed wooden
mullions. Any window pane dividers, which are snap-in, or otherwise
superficially applied, are not permitted.
13. The applicant agrees, at his or her sole expense, to defend, indemnify, and hold
harmless the City, its public officials, officers, employees, and assigns, from any
liability; and shall reimburse the City for any expense incurred, resulting from, or
in connection with any project approvals. This includes any appeal, claim, suit,
or other legal proceeding, to attack, set aside, void, or annul any project
approval. The City shall promptly notify the applicant of any legal proceeding,
and shall cooperate fully in the defense. The City may, at its sole discretion,
participate in any such legal action, but participation shall not relieve the
applicant of any obligation under this condition. Should any party bring any
legal action in connection with this project, the Superior Court of the County of
Monterey, California, shall be the situs and have jurisdiction for the resolution of
all such actions by the parties hereto.

14. The driveway material shall extend beyond the property line into the public right
of way as needed to connect to the paved street edge. A minimal asphalt
connection at the street edge may be required by the Superintendent of Streets
or the Building Official, depending on site conditions, to accommodate the
drainage flow line of the street.
15. This project is subject to a volume study.

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

17. A hazardous materials waste survey shall be required in conformance with the
Monterey Bay Unified Air Pollution Control District prior to issuance of a
demolition permit.
18. The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. The drainage plan shall
include applicable Best Management Practices and retain all drainage on site
through the use of semi-permeable paving materials, French drains, seepage
pits, etc. Excess drainage that cannot be maintained on site, may be directed
into the Citys storm drain system after passing through a silt trap to reduce
sediment from entering the storm drain. Drainage shall not be directed to
adjacent private property.
19a. An archaeological reconnaissance report shall be prepared by a qualified N/A
archaeologist or other person(s) meeting the standards of the State Office of
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

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DS 17-159 (Burlingham)
June 14, 2017
Conditions of Approval
Page 4

archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
19b. All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
20. Prior to Building Permit issuance, the applicant shall provide for City N/A
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
21. All conditions of approval for the Planning permit(s) shall be printed on a full-
size sheet and included with the construction plan set submitted to the Building
Safety Division.
22. Prior to any excavation or digging, the applicant shall contact the appropriate
regional notification center (USA North 811) at least two working days, but not
more than 14 calendar days, prior to commencing that excavation or digging.
No digging or excavation is authorized to occur on site until the applicant has
obtained a Ticket Number and all utility members have positively responded to
the dig request. (Visit USANorth811.org for more information)
23. Construction Best Management Practices (BMPs) shall be implemented by the
contractor and subcontractors.
Special Conditions

24. The applicant shall submit a separate design study application for a landscape
plan after Planning Commission approval but before the issuance of the project's
building permit. The landscape plan shall list all proposed plant species for
review by the City Forester and shall include the fixture type and wattage or
lumen level of all proposed landscape lighting.
25. The applicant shall reduce the width of the cupola and the roof covering the
cupola by one foot so that both the cupola and the roof are in-scale with the
building.

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DS 17-159 (Burlingham)
June 14, 2017
Conditions of Approval
Page 5

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

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

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PLANNING .I NFORMATION
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PROJECT DESCRIPTION: ONE-STORY ADDITION TO AN EXISTING
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SITE COVERAGE: 0::
EXISTING PERVIOUS DECK 352.
NEW PARKING STRIPS
NEWPAVERPATIO&PATHS
NEW STEPPING STONES
30.
166.
8.
c 1-
TOTAL SITE COVERAGE 556. (556 MAX. ALLOWED)

TREE REMOVAL: NONE

GRADING: 8 CUBIC YARDS

CONSTRUCTION TYPE: V-N

OCCUPANCY: R-3
SITE .PLAN APPUCABLE CODES: 2016 CBC,CMC,CPC, CEC
t/8' 1 = l'- 0 11 2016 CA ENERGY CODE

RECEIVED t-:!
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y- the - Sea
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ASJUSO!t ' S MAP
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lcARMEL CITY BLK:s 13.14.25:26.3 7 & 38
CARMEL BY THE SEA BLK. 36
CAR ME BY THE SEA ADD'N 4 B LK 12

LOCATION PLAN
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ROOF": ASPHALT SHINI3LES

WALLS: PAINTED HORIZONTAL WCCC

SIDE ELEVATION - SOUTH SIDINI3

WINDOWS: WOOD SASH WINDOWS (NOT CLAD)

MANUFACTURER: KICHLER
MODEL: SEASIDE GRENOBLE

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light adds charm to any outdoor wall.
also be used indoors as a wall sconce

Housing_: Aluminum or coppe-r

construction
Finis~-~;fM;dc or~ Nickel

Lamp Type: Takes 2 s WAITS

DimensiOns: 8" tlelgnt )Clr'Width .
U.L. listed for wet iocation with shade/bt,~lb in downward direction only,
SOUTH ELEVATION - EXISTING 154
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NOTES:
APN 010-103-009 OJ
<(
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TOPOGRAPHIC MAP 1- Ill: 1'1
I-ll
1. ELeva-tum d<ttum is assumed. <( m-
2. Point:J foo;n.d 01" l!et an so On<tieated,
others are shown for reference only. .JZD
8. Reco-rd d.a.ta. is shmun. in parenthesis ( ........ )
4. Checb for directum of tree g-rowth in fiel.d >!
where ~ to location of improvements.
5. Disianoes <md eLeva.tiof'ls cvre e:opr!>Ssed in
feet and deoimals thereot
Prepared. /OT:
DAVID & DEBBIE BURLINGHAM
a::
IX oCt
6. Only native trees 8" ar larger hi:Jw bBen located. ..,:r
~: ~U:Z::::::l.;.pm:y t~ic tt;'!.fw....~o ~~;aP
I

l'iines is appro:r:imate.
Jtm. D. Hagemeyer Lic<msed Land Surveyor
Ca.rmal, Cu.li:frYrn:a.. ,_.g
Scale: 1" = B' If. 0. 5735 J'lt?IS 2016
_ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ j I Ill

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S-2-117

lJ- 157
.