Professional Documents
Culture Documents
Subject: Consideration of a Final Design Study (DS 17-315) and associated Coastal
Development Permit for the demolition of an existing residence and
construction of a new 1,800 square foot single-family residence with an
attached one-car garage, located in the Single-Family Residential (R-1) Zoning
District.
Recommendation: Approve Design Study DS 17-315 (Arioto) and associated Coastal Development
Permit subject to the attached Findings and Conditions.
Background and Project Description: The property is 4,000 square feet in size and is developed
with an existing 1,127-square foot, single-story residence with an attached carport located on a
resubdivided corner lot. A Historic Determination of Ineligibility for the residence was issued by
the Planning Department in 2010 and again in August 2017. No trees are proposed to be added or
removed.
14
DS 17-315 (Arioto)
December 13, 2017
Staff Report
Page 2
Front 10 1 NA 11 4
Composite Side Yard 12 6 (25%) NA Min: 12 6
Staff Analysis:
Previous Hearing: The following are recommendations made by the Planning Commission and a
staff analysis of how the applicant has revised the design to comply with the recommendations.
Staff Analysis: At the last meeting it was noted that the project exceeded the allowed volume. The
Planning Commission directed the applicant to reduce the height of the garage and main residence.
The Planning Commission also directed the applicant to put the driveway at grade level in order to
avoid impacting an adjacent oak tree. In order to address these issues, the applicant has submitted
revised plans that show the finished floor elevation of the proposed residence dropped 1 2,
thereby allowing the ridge and top-plate heights of the residence to drop by 1 2; this addresses
the excess volume (current and previous plans are attached to allow a comparison). In addition,
1
Per CMC 17.10.030, a resubdivided corner lot has a 10 foot front yard setback.
15
DS 17-315 (Arioto)
December 13, 2017
Staff Report
Page 3
the finished floor elevation of the garage is dropped 1 8, thereby allowing the ridge height of
the garage to drop 1 6, and the top plate to drop 1 8.
This revised design eliminates the excess volume, drops the garage elevation, and furthermore
reduces the subgrade associated with the driveway. To enhance the viability and health of the oak
tree adjacent to the driveway, the Assistant City Forester also conditioned the project to install a
tire-track driveway. Staff concludes that the redesign addresses the concerns of the Planning
Commission, City Forester, and conforms to the applicable R-1 District Design Guidelines.
2. Fencing Height.
Staff Analysis: The plans presented to the Planning Commission in November showed a six-foot tall
fence within the front yard setback (per CMC 17.06.020.N, On corner lots with two street
frontages, the shortest frontage shall be considered the front, regardless of where the driveway or
front entry is located). The revised plans show the fence to be 4 feet in the front yard. Staff
concludes that the fence conforms to the applicable R-1 District Design Guidelines.
Finish Details: The proposed residence will have a contemporary cottage style appearance.
Exterior finish materials include colored cement plaster, Carmel stone exterior on portions of the
west elevation only, Carmel stone chimney, a metal railing, wood shingle roof, copper gutters and
downspouts. Windows are unclad wood with wood divided lites. The garage door is a roll-up, wood
door. In staffs opinion, the applicants proposed architectural details are authentic and therefore
the project is consistent with the Residential Design Guidelines.
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:
Attachment A Findings for Approval
Attachment B Conditions of Approval
Attachment C Original Project Elevations
Attachment D Current Project Plans
16
Attachment A Findings for Approval
DS 17-315 (Arioto)
December 13, 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. As conditioned, 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
unless otherwise agreed upon by the City Forester.
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.
17
DS 17-315 (Arioto)
December 13, 2017
Findings for Approval
Page 2
9. The proposed exterior materials and their application rely on natural materials
and the overall design will add to the variety and diversity along the streetscape.
10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement the
character of the structure and the neighborhood.
11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.
12. Any deviations from the Design Guidelines are considered minor and reasonably
relate to good design principles and specific site conditions.
18
Attachment B Conditions of Approval
DS 17-315 (Arioto)
December 13, 2017
Conditions of Approval
Page 1
Once signed, please return to the Community Planning and Building Department.
Conditions of Approval
No. Standard Conditions
1. Authorization: This approval of Design Study (DS 17-315) authorizes the applicant
to demolish an existing residence and construct a new 1,600 square foot one-story
residence and 200 square foot attached garage. The approved finish details include
stucco siding, a stone veneer on portions of the exterior walls and on the chimney,
copper gutters and downspouts, stained exterior wood doors and wood divided
windows, shaped 4 x 4 barge and rafter tails, a cedar shingle roof, metal railings,
and new fencing.
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
19
DS 17-315 (Arioto)
December 13, 2017
Conditions of Approval
Page 2
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 4,007-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.
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,
20
DS 17-315 (Arioto)
December 13, 2017
Conditions of Approval
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. 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.
19. 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
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.
20. 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
21
DS 17-315 (Arioto)
December 13, 2017
Conditions of Approval
Page 4
24. The applicant shall remove ivy from the property prior to final inspection.
25. The applicant shall install driveway pavers on sand in the tire track format
except for the four feet of driveway nearest the garage door.
Once signed, please return to the Community Planning and Building Department.
22
KEY NOTES
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9 23
Arioto Residence
Exterior & Interior Remodel
Carmel-by-the-Sea, California
A.P.N. 010-172-011-000
BLOCK: 144 LOTS: 2
RECEIVED
NOV 2 0 2017
City of Carmel-by-the-Sea
Planning & Building Dept.
1 24
REWOIIE EXISTING CONCRE1E
REioiOIIE EXISTING
STEPS/UNDING 14.0 SQ.FT WOOD FENCE
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TOTAL ~Slli'IG COVERAGE 851.0 SQ.f'r. fAAIN LEVEL 9J7.0 SQ.FT.
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3
TOTAL (P) PERVIOUS COVERAGE !510.0 SQ.FT.
556.0 SQ.FT.
MAIN LEVEL 1.600.0 SQ.FT.
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APN 010-172-020
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ISSUE:
08-21-2017
PROJECT:
ARIOTO RESIDENCE
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30
ROOM NOTES
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SCALE:
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GARAGE (ATIACHED) 200.00 SQ.FT.
( IN FEET ) 1/4- ~ch "' 1 ft
GRAPHIC SCALE TOTAL I, 795.00 SQ.FT.
31
KEY NOTES
OJ ROOF: 6: 12 PITCH, WOOD CEDAR SHINGLES
WEST ELEVATION
Symbols
SEE SHEET 111 WINDOW
REFERENCES
0 _ WINDOW
NUMBER
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SCALE: 1" 1/-4"
( IN FEET ) 1/4 inch = 1 ft.
GRAPHIC SCALE
9 32
KEY NOTES
[j] DOI'ItliiPOUTii
(l] c:um:RS W/ 2ll SLOPE
QJ CHIMNEY
(3] SHEO ROOF
([] ROOf UNE SHOWN lHICK SOLID UNE
[[] BUILDING FOOlPRINT SHOWN lHIN UNE
[I} 18"x24" SK'I\JCHT
LEGEND
SLOPE DIRECTION
ARROW
NEW
--1-1---1a" HIPPED-SIDE ~<f2]~
OVERHANG
NEW u; 0" "
5 " 0
B" GABLED-END
OVERHANG, TYP. ~ "' "'~
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OVERHANG, TYP.
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1
18" HIPPED-SIDE:--rt.--'k
OVERHANG I
I
I
I
I
I
I
NEW
18" HIPPED-SIDE
OVERHANG
NEW
8" GABLEO-ENO
OVERHANG, TYP. NEW
B" GABLED- END
OVERHANG, TYP.
NEW
2a" SHED ROOF
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( IN FEET ) 1/4 inch = 1 fl
GRAPHIC SCALE
10 33
Window Elevations Types Window Schedule
t-4" rf-4' 2'-+"
rd5_,.~ 5 ~ :I
lf-8" z MATE IAL l:i: REMARKS lHRESHOI.D JAMB HEAD
...............
1'-10" 1'-111' .1'-111' _J
_J
1
2
UVING ROOM
UVING ROOM
A
A
7:-4" X 5'-6"
5'-4" X 5'-6"
WOOD-UNCLAD
WOOD-UNCLAD
p
p
FIXED
CASEMENT
"
YES
YES
YES
YES
NO
YES
w
,..
/
/
'' ..
~
3:
0
J
4
UVING ROOM
MASTER BEDROOM
A
B
T-4" X 5'-6"
s-e x 4'-2"
WOOD-UNCLAD
WOOD-UNCLAD
p
p
FIXED
CASEMENT
YES
YES
YES
YES
NO
YES
~ '
I
7 c p
~
5 MASTER WATER CLOSET 1'-4" X 1'-lo" WOOD-UNCLAD CASEMENT YES YES YES
,;,
~
~ B MASTER BATH D "S-o" )( 4'-0" WOOD-UNCLAD p CASEMENT YES YES YES
/ z 7
a
BEDROOM 1 E 4'-o" )( 4'-0"
-s-o x r-s
WOOO-UNCLAD p
p
CASEMENT YES YES YES
~
'
~
I \:o
~ <( z 9
BATHROOIA 1
KITCHEN
F
G 1'-8" X 3'-9"
WOODUNCLAO
WOOD-UNCLAD p
CASMENT
CASEMENT
YES
YES
YES
YES
YES
YES
--~ -- -- - ------ -- ----- -- - ------- - ~---------------- - - -- - -------- -- - - - - - ------- -- -~ ~ <
2
10 DINING REAR H 4'-o" x 5'-o" WOOOUNCLAD p CASEMENT YES YES YES
A B c D E
z'-'
I
PER T- e X 7-0" p
",.:. ,.:.
~
4
5
DINING SIDE
Be:DROOM 2
B
B PER 2'6" X 7-0"
WOOD
WOOD p
FULL GLASS FRENCH DOOR
FULL GLASS FRENCH DOOR
OUlSIDE
OUTSIDE
'I'ES
YES
YES
YES
[:3 E5 :::::i
_J
w I
6
7
8
VESTIBULE
MASTER BEDROOM
MASTER CLOSET
B
c
D
PER :t-e X 7 -0"
3'-ff' )( 8'-8"
PER 1'-ff' X 5'-a"
WOOD
WOOD
WOOD
p
p
p
F\JLL GLASS FRENCH DOOR
FLUSHED
FLUSHED
PANELED DOOR
PANElED DOOR
OUTSIDE
INSIOC
INSIOC
YES
NO
NO
YES
NO
NO
--------------- - - - -- - --- - --- - --- ----------------------------- ------ ------------ - ---- ----- --------- ~
!'NIHil
3: :::1 9
10
MASTER WATER CLOSET
LAUNDRY ROOM
E
F
7:-a >< 8'-8"
z-a x s'-8"
WOOD
WOOD
p
p
FLUSHED
FLUSHED
PANELED DOOR
PANELED DOOR
INSIDE
INSIDE
NO
NO
NO
NO
A B c D 0 11 BATHROOIA f z-a >< a'-8" WOOD p FLUSHED PANElED DOOR INSIOC NO NO
-
t/11' 12 BEDROOM ONE F 2'-rt >< 6'-8" WOOD p FLUSHED PANELED DOOR INSIDE NO NO
z 13 CLOSET ONE G PER 1'6" X tf-a" WOOD p FLUSHED P.t.NELED DOOR INSIDE NO NO
11 f-r{-1:
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1 14 BEDROOM TWO F z-s x 6'-8" WOOD p FLUSHED PANELED DOOR INSIDE NP NO
<( 15 CLOSET TWO G PER 1'-6" X 6'-a" WOOD p FLUSHED PANElED DOOR INSIDE NO NO
p
r-; ~ 16 GARAGE B PER 2'-e X 7-o WOOD
p
FULL GLASS FRENCH DOOR OUTSIDE YES YES
17 GARAGE H fl-o" x 7'-8" WOOD FLUSHED I PANEI.EO DOOR ROU.ED-UP OUTSIDE YES YES
/ ,..
IJB
I
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,:.
Door Notes: Note:
0 Q
------------------------------------------------------- - ------------ -- -- - - ------------------------ ~
FliHHEil
1. PR0\1DE OOAO b.T l.OCICS ON ALL ElClBIIOR DOORS. SEE
SCHEDULE FOR ~ITIONAL REQUIREioiEHTS.
2. PR0\1DE PRIVACY HARDWARE FOR ALL BEDROOiol AND
BAT!IROOM L.CCII11CNS.
8. DOORS BETVIttN COHOinONED AND UNCONDI10NED
SPACES TO liE FUll.Y 'IIEA1HER 51RIPPED.
7. GDIERAL COIITltAC'TOR TO REVIEW DOOR ORDER Wl'lH
ARCitTECT PRIOR TO DOOR ORDER PLACEMENT.
11. 1HE DOOR F11SH TO BE:
EXTERIOR:
INTERI<lll:
MClS:
1. FOR HINGE LOCAnON ac
OPENING SWING DIRECTION
SEE ELEVATlON SHEETS
8. DOOR HING3 TO BE 4.5"".X4.!1'W. DOOR 1'-11' 12. TI1E DOOR S11.ES TO BE PR PLAN 2. ALL WINDOW DEMENSIONS
E F G H 3. GENERAL CONTIUiCTOII TO CONSULT Willi OWNER FOR
AOOITIONAL 110011 HARDWARE REQUIRDIENTS. a. ALL DOOR TOPS AND BOTTOij lD BE: SAH0m FINISHED. 13. OIECK FLOOR PLAit FOR HINGES LOCAliON ARE THE ROUGH OPENINGS
4. ALL DOOR Gl.AZIIG TO EE lENPERED GUSS. NID SEAl0, 14. PR 1HE &lEROY COOE ALL WINDOWS ARE TO EE SEE ELEVATION SHEETS
5. ALL EXmtOR DCOR CLAZINQ TO BE 5" INSULATED 1D. QARAGE IIO!RS : L.AMINATED SINGLE GlAZING PANE.
'TDIPERED GLASS. SEE SOIEDUl AND EXIERIOR EI.EVATIONS FOR
ADDillONAL IIFCRioiA110N.
Window Manufacture: Symbols Abbreviations
MANUrAC'I\JftE:
ADDRESS:
OlY, STA'IE, ZIP:
PHONE:
PAX:
D~
REFERENCE 0 - 000R NUMBER
N/A - - NOT APPUCABlE
a.c. - - GENERAL CONTRACTOR
p - - PAINT
ST - - STAIN
FF - - FACTORY FlNISH
I.D. - - INTERIOR DESIGN
Hardware Manufacture: Glazing Legend 5 - - SEALED
SCALE: ,. - 1/4"
FNSID
------------------------------- --- ------------ - - -- ----------- - - ------- - -------- - - - ---- - ~ MANUFACTURE: loiFR. - - MANUFACTURER
ADDRESS:
CllY, STATE. ZIP:
PHOlE:
fAX:
TYPE 1 - TEMPERED GLA21NG
PER C.B.C. 2406.4
FIN. - - FINISH
NAT. - - NATURAL
11 34
EXTERIOR LIGHTING FIXTURES:
FIXlURES MUST BE DOWNWARD FACING AND SHIELDED.
MUST COMPLY WITH
CITY OF CARMEL-BY-SEA DESIGN STANDARDS.
iiNF
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w.....J
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DRIVEWAY PAVERS PATIO WALKWAY a..w
MANUFACl\JRE: CALSTONE MANUFAClURE: CARMEL STONE MANUFACTURE: CARMEL StoNE Ol--
COLOR: OAK BARREL GRAY COLOR: NAl\JRAL COLOR: NATURAL ~<(
INSTAli.AliON: SET ON SAND INSTALlATION: SET ON SAND a..~
INSTAli.ATION: SET ON SAND
!ICAUJ ,. - 1/4.
12 35
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