CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

April 13, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, Interim Community Planning and Building Director

Submitted by:

Ashley Hobson, Contract Planner

Subject:

Consideration of Concept Design Study (DS 16-069) for the demolition of

an existing residence and construction of a new single family residence
located in the Single Family Residential (R-1) Zoning District.

Recommendation:
Accept the Concept Design Study (DS 16-069) with recommendations/draft conditions.
Application:
Block:
Location:
Applicant:

DS 16-069
APN:
010-052-015
103
Lot:
26 & 28
Vizcaino, 11 SE of Mountain View
Alan Lehman
Property Owner: Lehman/Siegfried Trust

Background and Project Description:

The project site is located on Vizcaino Street, eleven parcels southwest of Mountain View. The
property is 8,000 square feet in size and the site is currently developed with a 2,545-square foot
single family residence situated across multiple lots of record (block: 103, lots: 24, 26, and 28).
The applicant is proposing to demolish a significant majority of the existing residence and
construct a new 2,572-square foot, two-story house with a detached garage on lots 26 and 28.
Only the living room of the existing house will be retained. A separate application was
submitted for a new residence on lot #24 (4,000-square foot lot), which is being reviewed as a
separate project at the April 13, 2016 Planning Commission meeting (Design Study 16-068).
The applicant has acquired additional water credits from the Malpaso Water Company which
has allowed for the construction of two homes upon three lots of record.

238

DS 16-069 (Lehman)
April 13, 2016
Staff Report
Page 2

The project includes the following components: (1) a new 2,572-square foot, two-story
residence, (2) a 376-square foot detached garage/studio, (3) the removal of all existing site
coverage and the construction of 854-square feet of coverage including two patios, (4) a new
dirt driveway on the south side of the residence, (5) all Sierra Pacific wood windows, (6) a
composition shingle roof, (7) 6 skylights on the main residence and three on the detached
garage, (8) horizontal wood siding, (9) new wood fences, and (10) new landscaping throughout.
Staff has scheduled this application for conceptual review. The primary purpose of this meeting
is to review and consider the site planning, privacy and views, mass and scale related to the
project. However, the Commission may provide input on other aspects of the design.
PROJECT DATA FOR A 8,000 SQUARE FOOT SITE:
Site Considerations

Allowed

Existing

Proposed

Floor Area

2,960 sf

2,545 sf

2,948 sf

Site Coverage

971 sf*

1,840 sf

854 sf

Trees

3 Upper /1 Lower
(recommended)

9 trees

9 trees

Ridge Height

1st Floor: 18 ft

1st Floor: 14 ft

1st Floor: 16 ft

2nd floor: 24 ft
Plate Height

1st Floor: 12 ft

2nd floor: 23 ft 8 inches

1st Floor: 8 ft

2nd Floor: 18 ft

1st Floor: 12 ft
2nd floor: 18 ft

Setbacks

Minimum Required

Existing

Proposed

Front

15 ft

30 ft

15 ft

Composite Side Yard

Varies (25%)

n/a

Min: 28%

Side Yards

Min. North Side: 3 ft

Min. North Side: 0 ft

Min. North Side: 3 ft

Min. South Side: 3 ft

Min. South Side: 34 ft

Min. South Side: 17.5 ft

(House)
3 ft (Garage)

Rear

15 ft

Min: 26 ft

Min: 15 ft (House)
3 ft 1 in (Garage)

*Includes bonus for 50% or more permeable site coverage

239

DS 16-069 (Lehman)
April 13, 2016
Staff Report
Page 3

Staff analysis:
Forest Character: 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.
The entire site (lots 24, 26, and 28) contains nine trees, all of which are classified as significant
(Monterey Pines and Coast Live Oaks). The project proposal does not include the removal of
any identified trees on the site. The City Forester has not recommended any additional trees to
be planted on the site as a condition of approval.
The City Forester reviewed the project plans and noted that the 48-inch Pine tree on the south
side of the residence may be negatively impacted by the proximity of the development to the
tree. Although the development meets the 6-foot radius requirement, the proposed residence
and detached garage surround approximately 2/3 of the tree. The applicant added a
cantilevered window on the east facing faade to reduce the foundation, and stated that he
intends to work with the Forestry Department to ensure that no roots are damaged during the
construction of the foundation. A condition has been drafted requiring that a note be added on
the plans for hand excavations only in the areas surrounding the tree.
Privacy & Views: Residential Design Guidelines 5.1 through 5.3 states that designs should
preserve reasonable solar access to neighboring parcel; maintain privacy of indoor and
outdoor spaces in a neighborhood; and maintain view opportunities.
Staff has not identified any significant view or privacy impacts associated with this remodel
project at this time. There are no neighboring views that run through the property that can be
impacted. With regard to privacy, staff notes that the 2nd story portion of the residence is
located 15-feet from the rear property line with two windows facing homes to the east.
However, any potential privacy impacts from these windows should be mitigated by the large
existing pine tree in the rear yard.
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.

240

DS 16-069 (Lehman)
April 13, 2016
Staff Report
Page 4

The Residential Design Guidelines encourage the site design to follow the natural contours of
the site, which slope approximately 6-feet from north to the south across the property, and
Residential Design Guidelines #7.4 states: On sloping lots, floor levels should be stepped to
follow site grade. The applicant is proposing an approximately 4.5-foot high exposed
foundation under the south side of the house to allow for an office to be built with the same
finished floor as the residence, which may not adhere to the Design Guidelines. In staffs
opinion, the office should be stepped down to more closely follow the natural grade. As a
possible alternative the foundation could also be covered in wood siding or stone. A condition
has been drafted requiring the applicant revise the plans so that the office floor level is closer
to the grade.
Building & Roof Form: Residential Design Guidelines 8.1 through 8.3 state that "Shallow to
moderately pitched roofs are appropriate on one-story buildings. More steeply pitched roof
with low plate lines can be used on two-story buildings." The Guidelines emphasize using
restraint and simplicity in building forms, which should not be complicated, and roof lines,
which should avoid complex forms.
The applicant is proposing an open-gable style roof with mostly 5:12 and 4:12 pitches on the
main residence and 5:12 pitch above the garage. From the front of the residence, five rooflines
are visible from the street. In staffs opinion, the proposed rooflines do not appear overly
complex however the multiple cantilevered windows may create a busy appearance.
Residential Design Guideline #8.3 states the following Use simple roof forms. Limit the
Number of subordinate attachments, such as dormers, to avoid a cluttered design. The project
proposal has six cantilevered windows, which may create a cluttered design. Staff has included
a recommended condition that the applicant reduces the number of architectural elements to
simplify the design.
Site Coverage: Municipal Code Section 17.10.030.C.2 states that: Excess site coverage will be
reduced at a rate equal to two times the amount of floor area added to the site, or to an
amount that complies with the site coverage limits, whichever is less.
The project site contains exceeds the allowed site coverage of 971 square feet and the
applicant is proposing to bring the site coverage into compliance by reducing the coverage to
854 square feet. The site coverage will consist of patios, stairs, landings, and an entry path.
Staff notes that the new proposed driveway will consist of dirt and therefore would not count
towards the site coverage totals.

241

DS 16-069 (Lehman)
April 13, 2016
Staff Report
Page 5

Detached Garage: The applicant is proposing a 376-square foot detached garage which will
allow for one covered parking space, a small studio area, and a half bathroom. Staff has
concerns with the interior layout of the garage because the parking area is located between the
half bathroom and the studio area, which may lead to the use of the garage as a studio. A
condition is included requiring that the interior layout of the garage be reconfigured so that the
studio and half bathroom are situated on the same side, and a clear parking area is defined
separate from the studio area.
Finish Details: Finish details are not typically reviewed at the Concept stage; however, the
Planning Commission can provide input to the applicant. The finish details include horizontal
wood siding and a composition shingle roof, with all wood windows and doors. Because the
Residential Design Guidelines encourage natural materials, staff included a recommendation
that the applicant revise the plans to remove the composition shingle roofing and replace the
proposal with a natural roofing material. Staff also requested that the applicant provide a
sample of the compositing shingle roofing for review at the Planning Commission meeting.
Public ROW: The unimproved portion of the City Right-of-Way (ROW) between the front
property line and edge of pavement is approximately 5 feet in width. Staff has not identified
any encroachments into the ROW.
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 Site Photographs

Attachment B Draft Recommendations/Conditions
Attachment C Project Renderings
Attachment D Project Plans

242

I0
Attachment A Site Photographs

243

Attachment B Findings for Concept Acceptance

DS 16-069 (Lehamn)
April 13, 2016
Concept Findings
Page 1

FINDINGS REQUIRED FOR CONCEPT DESIGN STUDY ACCEPTANCE (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

1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.

NO

2. The project is consistent with the Citys design objectives for protection and

enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.

4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.

TBD

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

TBD

244

DS 16-069 (Lehman)
April 13, 2016
Concept Findings
Page 2

complementary to the neighborhood without appearing monotonous or repetitive

in context with designs on nearby sites.
9. The proposed exterior materials and their application rely on natural materials
and the overall design will add to the variety and diversity along the streetscape.

10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement the
character of the structure and the neighborhood.

11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.

TBD

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.

245

Attachment C Recommendations/Draft Conditions

DS 16-069 (Lehman)
April 13, 2016
Recommendations/Draft Conditions
Page 1

Recommendations/Draft Conditions
No.
1.
2.
3.
4.

The applicant shall add a note on the plans stating that the area of the proposed
residence adjacent to the trees will be hand excavated.
The applicant shall revise the plans prior to final submittal so that the office floor
level is closer to the grade.
The applicant shall simplify the design, which includes eliminating some of the
cantilevered windows.
The applicant shall reconfigure the interior layout of the detached garage so that
the studio and half bathroom are situated on the same side, and a clear parking
area is defined separate from the studio area.

246

GENERAL NOTES

CODE COMPLIANCE NOTES

1. THIS PROJECT SHALL COMPLY WITH THE 2013 CALIFORNIA
RESIDENTIAL CODE, 20~3 CALIFORNIA BUILDING CODE, 2013
CALIFORNIA FIRE CODE, 2013 CALIFORNIA ELECTRICAL
CODE, 2013 CALIFORNIA PLUMBING CODE, 2013 CAI,.IFORNIA
MECHANICAL CODE, 2013 CALIFORNIA ENERGY CODE, 2013
CALIFORNIA GREEN BUILDING STANDARDS CODE AND ANY
OTHER APPLICABLE CODES.

2. FIRE SPRINKLERS ON DEFERRED PERMIT

1.DO NOT SCALE DRAWINGS.

2.CONTRACT DOCUMENTS WHICH DESCRIBE EXISTING CONSTRUCTION HAVE
BEEN BASED ON FIELD INSPECTION, BUT ARE NOT BASED ON EXTENSIVE
FIELD MEASUREMENTS, OPENING OF CONCEALED CONDITIONS OR
EXCAVATION OF BURIED ITEMS. NO RELIABLE CONSTRUCTION DOCUMENTS
FOR THE EXISTING STRUCTURE WERE AVAILABLE . THESE DRAWINGS ARE
INTEDED AS A GUlDE TO THE CONTRACTOR WHO SHALL VERITY DIMENSIONS
BEFORE PROCEEDING WITH WORK. CONTRACTOR SHALL OBTAIN APPROVAL
FROM THE DESIGNER BEFORE PROCEEDING WITH WORK REGARDING
CHANGES, DISCREPANCIES ORALTERATIONS THAT ARE INCONSISTENT WITH
THESE DRAWINGS. NOTIFY THE DESIGNER IMMEOIATELY OF PRE-EXISTING
CONDITIONS WHICH PRC:lHIBIT EXECUTION OF WORK AS DESCRIBED HEREIN.

J .. NEW CONSTRUCTION TO MATCH EXISTING DETAILS AND FINISHES. WHERE

NEW CONSTRUCTION MEETS EXISTING CONSTRUCTION, PATCH AND MATCH
SURFACES AND FlNISHElS TO ALIGN CONSISTENTLY SO NO VISUAL EVIDENCE
OF CORRECTED 1NORK REMAINS UPON COMPLETION.
4.FLOOR

ELEVAT~ONS

5.ALL WALLS

=TOP OF PLYWOOD SUB-FLOOR OR TOP OF SLAB.

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PROJECT INFORMATION

8000 S.:R.
2101 S.f:
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VICINITY MAP

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PARTiAL DEMOLITION, REMODEL AND ADDITION TO SINGLE

FAMILY RESIDENCE. 471 S.F. ADDITION TO RESIDENCE.
RELOCATE 3 SKYLIGHTS TO NEW GARAGE. 5 NEW
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DESIGNER -Alan Lehman

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REVISIONS

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20'-1" ASF (107.35')

~ MASTER WINDOW SEAT RIDGE

19'-0" ASF (106.25')

~ BEDROOM TOP PLATE

8'-0" ASF (95.25')

~ GARAGE RIDGE

12'-3" A/SLAB (93.25')

,-~..GARAGE TOP PLATE
i~ Y 8'-0" A/SLAB (89.0') -

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SOUTH ELEVATION

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12

12

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~ MASTER BEDROOM RIDGE

20'-1" ASF (107.35')

~ MASTER BEDROOM TOP PLATE

16'-8" ASF (103.91')

~- _______ __ _

KITCHEN TO.P PLATE ~

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-==

WEST ELEVATION

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10

20 feet

251

REVISIONS

WEST

NORTH
GARAGE ELEVATIONS

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=1'-0"

E,AST ELEVATION (PARTIAL)

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I

= 1'0"

~AVERAGE; GRADE LINE

-3'-0" ASF (84.25')

NORTH ELEVATION

SCALE 1/4" = 1'-0"

a;

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HIGH
CEDAR SPLIT PALING FENCE BOARDS,
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PLANTING LEGEND

LIGHTING LEGEND

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BUXUS SEMPERVIRENS

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LANDSCAPE NOTES

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EXISTING FENCE IMAGE-----'

1. REMOVE ALL IW FROM SITE
2. NO WORK SHALL OCCUR IN THE PUBLIC RIGHT OF WAY

SCALE 1/4" = 1'-0"

1. ALL EXTERIOR LIGHTING SHALL BE ON PHOTO AND MOTION

DETECTORS.

2. MAX BULB WATTAGE 20W- SCONCES, 15W- PATH LIGHTS

3. EXTERIOR LIGHTING SHALL BE DARK SKY COMPLIANT

ALAN LEHMAN

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AU drawings and written materials appearing herein constitute origlnaland unpublished work end are the property of lehman Design Studio lLC. The drawings and written materie.ls ere developed for this project onty and shaH not be duplicated or disclosed without the written pennission of Lehman Design Studio LLC.

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APN: 010-052-013

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BOUNIJ,IRY LOCATIONS ~ f1LD SUIMY SUPPL11ENTEO
'MTH THE BENEflT Of OOY D>\IA SHO'IIII Ail FROII
RECORO ilATA. All BOON

RECORDS. SHOWN AAE IN FIT! AND ilWIIA:.S THEREOF.

2. O'STANCES

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IJENOlES A FOUND IIONUUENL

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RESIOENC!:

LEHMAN

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CITY OF CAI<IolfL

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B~NGINEERS,

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SURVEY!IIGCOSS!!lUcnON STAKiliG
C!VD. E!IG!liEER!J!C SUBDMS!ONS oiJJU)
Seoslde, California 93955
607 Charles Ave Suite B Phone: (831) 899-7699

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LEGEND:

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- FENCE UNE
-ASPHALTIC CONC!lET
AC .. . . . ELC1"RiC MEIR
EM EDG:: Of PA'IaiNT
EP . FINISHED FLOOR E\VAllON
ffE . . ' GAS WEIER
GII ... . .. .. .. HOSEBIB
HB . .. SANITARY SUER CLEAN OUT
SSCO.
. unu!Y POLE
UP
WATrR t,j(l[R
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A SET IIONUIIENT. TACGD "\.S W\ .

6. 0 OCNOTES
THE COUNl'!' Of lolONITRfY
A
CORNER
RECORD
Ytll BEc:~
THIS OOUSDAR\' SURVEY.
7. SHOfi1NC lit( IIONUII(HTATI

23

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JOB No. 15-038

DRAWN BY: JUS

256