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CITY OF CARMEL-BY-THE-SEA

F

Council Report
January 6, 2015
To:

Honorable Mayor and Members of the City Council
Douglas J. Schmitz, City Administrator

Submitted by:

Rob Mullane, AICP, Community Planning and Building Director
Mike Branson, City Forester

Subject:

Consideration of Municipal Project (MP 14-01) and the associated
Coastal Development Permit application for sidewalk material located at
the foot of Ocean Avenue in the Del Mar Parking area

RECOMMENDATION: Approve the use of permeable pavers in the shape and color
recommended by the Planning Commission for the sidewalks along Ocean Avenue in the Del
Mar Parking Lot area.
EXECUTIVE SUMMARY: In 2009, the City Council adopted the Del Mar Master Plan. The
plan addressed issues related to parking, circulation, public access, aesthetics, and
environmental resources of the Del Mar parking area and adjacent dunes. Following the
adoption of the Del Mar Master Plan, the Planning Commission approved Design Study and
Coastal Development Permit applications for improvements to the Del Mar Parking area.
Included in the approved plan set, was a proposal to install new permeable sidewalk pavers
along the north and south sides of Ocean Avenue, between San Antonio Avenue and the Del
Mar Parking Lot. The City has received grant funding from the Coastal Conservancy to assist
with the project. The project is now complete, with the exception of the installation of sidewalk
pavers. The City has had multiple extensions of the Coastal Conservancy grant to allow for
more time to complete the project. The latest extension is through the end of March 2015.
The Council, in their adoption of the City’s Fiscal Year 2014-2015 on June 10, 2014,
stipulated that permeable asphalt be used for the sidewalks, rather than pavers. City staff
and the Planning Commission have since reviewed the pros and cons of permeable asphalt
and pavers for this application, and both staff and the Planning Commission recommend that
the sidewalks be pavers.
ANALYSIS/DISCUSSION:
There are issues with performance, maintenance, and aesthetics of the permeable asphalt
option. The Planning Commission in August and September of 2014 reviewed several
options for pavers and recommends that the City use square permeable pavers in a mediumgray color. The Planning Commission-approved paver choice is indicated in Attachment 1.
The staff report for the Planning Commission’s September 10, 2014 consideration of this
City Council Meeting of January 5, 2015
Page 177

Agenda Item: 8.B
Page 1

project is included as Attachment 2 of this staff report. Attachment 3 includes the Planning
Commission's September 10, 2014 meeting minutes.

Alternative Options
Although the Planning Commission gave careful consideration to the recommended paver
choice , the Council could select a different color, shape, or size for the pavers. The Council
could also opt to not proceed with the project. In this alternative, the sidewalks in this area
would remain as asphalt concrete. As discussed in the Planning Commission staff report, this
would result in the expiration of the remaining component of the Coastal Conservancy grant
and would prevent the City from being reimbursed approximately $45,000 from the grant.

FISCAL IMPACT:
A portion of this project would be paid for from grant funding from the California Coastal
Conservancy. The remaining cost of the project was included in the City's adopted 20142015 Fiscal Year Budget.
Budgeted (yes/no)
Yes

Funding Source( general fund, grant,
state)
State Grant- $62 ,000 ($32 ,000 allocated
for pavers; $30,000 from finished projects)
General Fund- $60,000 FY 2014-15

PREVIOUS COUNCIL ACTION/DECISION HISTORY:
The City Council discussed the sidewalk material at the Fiscal Year 2014-2015 Budget
Adoption hearing of June 10, 2014. The Del Mar Pavers Project (MP 14-01) was considered
by the Planning Commission on August 9, 2014 and September 10, 2014, and approved at
the latter meeting.

ATTACHMENTS:
Attachment 1 - Planning Commission-approved paver selection
Attachment 2- 10/8/14 Planning Commission Staff Report
Attachment 3 - 10/8/14 Planning Commission Meeting Minutes (relevant excerpt)

APPROVED:

Date:

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Douglas J. Schmitz, City Administrator
Agenda Item: 8.8
Page 2

City Council Meeting of January 5, 2015
Page 178

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Agenda Item: 8.B
Page 3 14
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City Council Meeting of January 5, 2015
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Agenda Item: 8.B
Page 4
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Agenda Item: 8.B
5
12/Page
17/2014

CITY OF CARMEL-BY-THE-SEA
Planning Commission Report
September 10, 2014

To:

Chair Reimers and Planning Commissioners

From:

Rob Mullane, AICP, Community Planning and Building Director

Submitted by:

Marc Wiener, Senior Planner

Subject:

Re-consideration of Municipal Project (MP 14-01) and associated Coastal

RM

Development Permit application for sidewalk material located at the foot
of Ocean Avenue in the Del Mar Parking area
Recommendation:

Reaffirm the Planning Commission's August 13, 2014 Approval of the Municipal Project (MP 14-

01) and the associated Coastal Development Permit for permeable sidewalk pavers
Application:

MP 14-01

Location:

Del Mar Parking Lot

Applicant:

City of Carmel-by-the-Sea

APN: N/A, City ROW

Background and Project Description:

On August 13, 2014, the Planning Commission reviewed options for replacing the asphalt
concrete sidewalks on the north and south side of Ocean Avenue near the Del Mar Parking lot
with sand-set permeable concrete pavers. The Commission considered several options for the
shape, design layout, and color of the pavers and approved the use of 8" by 4" pavers in a
medium grey color set in a running bond pattern with the long axis of the pavers running eastwest (parallel to the road).
Subsequent to this approval, it was brought to staff's attention that the City Council, in their
consideration of this fiscal year's capital improvement projects tied the authorization of funds
for replacement of the asphalt sidewalks to the use of porous asphalt material. As such, staff is
bringing this item back to the Planning Commission for discussion of the suitability of using
porous asphalt instead of permeable pavers.

City Council Meeting of January 5, 2015
Page 182

Agenda Item: 8.B
Page 6

MP 14-01 (Del Mar Parking Lot)
September 10, 2014
Staff Report

Page2

Staff Analysis:
Porous Asphalt Option:

Prior to the August 13, 2014 discussion of this item, staff had

researched using porous asphalt and noted several potential issues with its use for a sidewalk
along this lower segment of Ocean Avenue. In staffs opinion, the use of permeable pavers is
preferred, and the focus of the discussion at the last Commission meeting was finding a design
that best reflected the aesthetics of the existing asphalt sidewalk. Staff was prepared to field
questions on why porous asphalt was not recommended; however, no such questions were
raised by the Commission or by the public.
Staff is prepared to discuss the pros and cons of porous asphalt in this application versus
permeable pavers. In short, the drawbacks of porous asphalt are as follows:

It has a rough texture that may be incompatible with beach goers who are barefoot.

It tends to clog, particularly in a sandy environment, which leads to lower performance
and higher maintenance needs.

It can slough off and discolor the surrounding area, which in this application is white
sand.

It is more difficult and more expensive to maintain and repair.

The main advantage to porous asphalt is that it would more closely match the existing
aesthetics of the existing asphalt concrete.

Staff can present additional information on

installation cost differences at the meeting.
Alternatives: Staff continues to recommend the permeable paver option approved by the

Commission on August 13, 2014. If this option is reaffirmed, the City Council would need to
explicitly allow this change in approving the funding for the project. Alternatively, the Planning
Commission could approve the porous asphalt option. Either option would be consistent with
the Del Mar Specific Plan and with the Coastal Conservancy's grant requirements. A third
alternative would be to leave the existing asphalt pavement sidewalk as it, in which case, the
City would not proceed with the project, and would not need to spend any funds at this time
for this project. This third alternative would likely in the loss of the $30,000 grant funding from
the Coastal Conservancy as well as $15,000 in pending but held-back reimbursements for other
components of the Del Mar Parking Lot project that the City would be receiving from t he
Coastal Conservancy.

City Council Meeting of January 5, 2015
Page 183

Agenda Item: 8.B
Page 7

MP 14-01 (Del Mar Parking Lot)
September 10, 2014
Staff Report
Page3

Environmental Review: The proposed project is categorically exempt from CEQA requirements,

pursuant to Section 15301 (Class 1)- Existing Facilities.

ATTACHMENTS:

Attachment A- Permeable Pavers Information

Attachment B- Porous Asphalt Information

City Council Meeting of January 5, 2015
Page 184

Agenda Item: 8.B
Page 8

Attachment A - Information on Permeable Pavers

Colors represented herein are depicted as accurately as possible. However, due to the nature
of our product and the variables in printing reproduction, exact color matching cannot be
guaranteed. Custom colors are available upon request.

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City Council Meeting of January 5, 2015
Page 185

Agenda Item: 8.B
Page 9

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City Council Meeting of January 5, 2015

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Agenda Item: 8.B
Page 10

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City Council Meeting of January 5, 2015
Page 187

POROUS PAII(MENT
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Agenda Item: 8.B
Page 11

City Council Meeting of January 5, 2015
Page 188

Agenda Item: 8.B
Page 12

CITY OF CARMEL-BY-THE-SEA
PLANNING COMMISSION- MINUTES
September 10,2014

A.

CALL TO ORDER AND ROLL CALL FOR TOUR OF INSPECTION
PRESENT:

Commissioners: LePage, Paterson, Martin, Goodhue, and Reimers

ABSENT:

Commissioners: None

STAFF PRESENT:

B.

Rob Mullane, AICP, Community Planning & Building Director
Marc Wiener, Senior Planner
Christy Sabdo, Contract Planner
Mike Branson, City Forester
Sharon Friedrichsen, Public Services Director
Roxanne Ellis, Planning Commission Secretary

TOUR OF INSPECTION
The Commission convened at 2:08p.m. and then toured the following sites:
1.
2.
3.
4.
5.

C.

DS 14-72 (Levett); MonteVerde 3 NE of 4th, Block: 32; Lot: 16
DS 14-43 (Jarve); Scenic Road 1 SE of 9th Ave. Block: A-2; Lots: 2 & 3
DS 14-64 (Webster); Camino Real2 NW of 11th Ave. Block: Q; Lot: 17
DS 14-50 (Mussallem); San Carlos 2 SE of 13th Ave. Block: 142; Lots: S Yz of 4 & 6
DS 14-42 (Benner); Torres 4 SW of 9th Ave. Block: 108; Lots: S Yz of? & 9

ROLLCALL
Chairman Reimers called the meeting to order at 4:13p.m.

D.

PLEDGE OF ALLEGIANCE
Members of the audience joined Commission Members in the pledge of allegiance.

E.

ANNOUNCEMENTS/EXTRAORDINARY BUSINESS
Commissioner Martin noted that the Carmel2016 Committee Report was an interesting read
and available for purchase at Copies by the Sea. He noted that the report spoke to many
goals for 2016 that are similar to the issues the City is facing now. He noted that it would
be a good thing to revisit in preparation for the centennial.

Planning Commission Minutes
September 10, 2014

City Council Meeting of January 5, 2015
Page 189

I

Agenda Item: 8.B
Page 13

Commissioner Goodhue recused himself from Item G .2, which was pulled to be heard under
separate motion.
Chair Reimers opened the meeting to public comment, and asked if any member of the
public wished to speak or pull any items. Matt Hanner had a procedural question on the
pulling of Item G.2, which was answered by Chair Reimers. Seeing no other public
speakers or requests to pull any items, Chair Reimers closed the public hearing, and
entertained a motion to approve the pulled item.

Vice Chair Paterson moved to accept DS 14-32. Motion seconded by Commissioner
LePage and carried by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:

COMMISSIONERS: LEPAGE, PATERSON, MARTIN,
&REIMERS
COMMISSIONERS: NONE
COMMISSIONERS: GOODHUE
COMMISSIONERS: NONE

Commissioner Goodhue returned to the dais.

Commissioner LePage moved to accept the minutes as drafted. Motion seconded by
Vice Chair Paterson and carried by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:

H.

COMMISSIONERS: LEPAGE, PATERSON, MARTIN,
GOODHUE & REIMERS
COMMISSIONERS: NONE
COMMISSIONERS: NONE
COMMISSIONERS: NONE

PUBLIC HEARINGS
1.

MP 14-01 (Carmel-by-the-Sea)
City of Carmel-by-the-Sea
Del Mar Parking Lot

Re-consideration of Municipal Project (MP 14-01)
and associated Coastal Development Permit
application for sidewalk material located at the foot
of Ocean Avenue in the Del Mar Parking area

Mr. Mullane presented the staff report, which included background as to why this item was
being returned to the Commission and an overview of the proposed project. Mr. Mullane
noted that the City Council in their budget approval specified that the sidewalk material
should be permeable asphalt. Mr. Mullane and Mike Branson, City Forester, noted issues
with the performance and maintenance of permeable asphalt and that staff remains in
support of the permeable pavers.
Chair Reimers opened the public hearing.

Planning Commission Minutes
September 10, 2014

City Council Meeting of January 5, 2015
Page 190

3

Agenda Item: 8.B
Page 14

Speaker 1: Barbara Livingston provided an overview of the City Council's concern with
pavers. There were 3 issues: the pavers have too formal of a look for that area, the pavers
introduced another material to complicate the mix of materials in the beach area, and the
need for continuity of the existing nearby asphalt walkways. Seeing no other speakers,
Chair Reimers closed the public hearing. After discussion and questions the Commission
made the following motion.

Commissioner LePage moved to approve the use of porous square pavers in a medium
gray color and in a running bond pattern. Motion seconded by Commissioner
Goodhue and carried unanimously.
AYES:
NOES:
ABSENT:
ABSTAIN:

COMMISSIONERS: LEPAGE, PATERSON, MARTIN,
GOODHUE & REIMERS
COMMISSIONERS: NONE
COMMISSIONERS: NONE
COMMISSIONERS: NONE
Consideration of Final Design Study (DS 14-26) and
associated Coastal Development Permit application
for the substantial alteration of an existing residence
located in the Single-Family Residential (R-1)
Zoning District

2. DS 14-26 (Bengard)
Tom and Terry Bengard NE Cor. of
Monte Verde and 11th
Blk: 114, Lots: W Yz oflots 18 & 20
APN: 0 10-182-009

Christy Sabdo, Contract Planner presented the staff report, which included an overview of
the proposed project.
Chair Reimers opened the public hearing.
Speaker 1: Jeff Crockett, applicant, went over project changes.
Speaker 2: Terry Bengard, property owner, spoke in support of the project.
Speaker 3: Roberta Miller, resident, recommended simplifying the design and expressed
concerns with the rock pillars along the fence.
Seeing no other speakers, Chair Reimers closed the public hearing. Marc Wiener, Senior
Planner, noted that the conditions of approval address the design elements.

Commissioner LePage moved to approve the project with direction to limit the
exterior to two materials: board and batt with Carmel stone wainscoting on north and
west elevations and around the garage in compliance with City's Design Guidelines
regarding proper wrapping of the stone elements, with the porch posts be largemember wood posts with stone wainscot. and with the fence as proposed. Motion
seconded by Commissioner Goodhue and carried unanimously.
AYES:

COMMISSIONERS: LEPAGE, PATERSON, MARTIN,
Planning Commission Minutes
September 10, 2014

City Council Meeting of January 5, 2015
Page 191

4

Agenda Item: 8.B
Page 15