CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

November 9, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, Community Planning and Building Director

Submitted by:

Matthew Sundt, Contract Planner

Subject:

Consideration of Concept Design Study (DS 16-403) and associated Coastal

Development Permit for the construction of a new single-family residence
located in the Single-Family Residential (R-1) Zoning District.

Recommendation:
Continue the application with a request for changes.
Application:
Block:
Location:
Applicant:

DS 16-403
APN:
010-272-017
K
Lot:
1&3
Casanova Street, S/W corner of 10th Avenue
Greg Mussallem
Property Owner: Greg Mussallem (owner/contractor)

Background and Project Description:

The property is a 50 foot by 80 foot, 4,000 square foot lot and is undeveloped. The applicant has
submitted plans to build a new 1,600 square-foot, two-story, single-family residence in the Spanishcolonial revival style of architecture. A 200 square-foot detached garage in the front yard setback
is also proposed. The proposed residence includes 956 square feet on the main level and 644
square feet on the upper level. Finish materials include white stucco siding and a red clay tile roof.
New grape stake fencing is proposed on the west property boundary only. An existing 4-foot high
grape stake fence on the south boundary will remain. A 3-foot tall stucco wall is proposed in the
front yard area. No fencing is proposed on the Casanova Street side. There will be a 5-foot tall
gate and small section of fencing perpendicular to the south building elevation, and another 5-foot
tall gate on the west side of the garage. Water is provided by the Malpaso Water Company.

111

DS 16-403 (Mussallem)
November 9, 2016
Staff Report
Page 2

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 4,000 SQUARE FOOT SITE:
Site Considerations

Allowed

Existing

Proposed

Floor Area

1,800 sf

NA

1,800 sf

Site Coverage
Trees

556 sf
3 Upper /1 Lower
(recommended)

NA
3 Acacia
3 Coast live oak

556 sf
N/A

Ridge Height (1st/2nd)

18/24

NA

Max. 1st floor: 16

Max. 2nd floor: 22

Plate Height (1st/2nd)

12/ 18

NA

Max. 1st floor: 11

Max. 2nd floor: 20

Setbacks

Minimum Required

Existing

Proposed

Front

10 1

NA

27 (residence)
3 (detached garage)

Composite Side Yard

10 (25%)

NA

Min: 14

Minimum Side Yard

(@ Residence)

NA

Min. West Side: 6 6

Rear

15

Min. East Side: 7

NA

Min: 5 6

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 site currently contains three Acacia trees that will be removed, and two Coast live oaks (18
and 44 diameter at breast height (DBH)). Oaks are protected and the proposed residence is
setback a minimum of 6 feet from these trees. It does not appear that these trees will need to be
pruned to accommodate the new residence. One 26-inch Eucalyptus and one 42-inch Cypress are
located in the Casanova Street right-of-way.
1

10-foot setback for Re-subdivided Corner Site CMC 17.06.020.J and Table 17.10 Setback Standards for R-1
District.

112

DS 16-403 (Mussallem)
November 9, 2016
Staff Report
Page 3

City code (CMC Section 17.34.070 - Landscaping Standards for Residential Districts) requires that
upper and lower canopy trees be planted as a component of development projects, if needed. The
City Forester does not recommend that additional trees be planted in this case. However, staff will
confer with the City Forester regarding the potential to add an additional upper or lower canopy
tree on the site.
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 view impacts that would be created by the new residence. However,
with regard to privacy, on the south side of the subject property is a residence with windows and
sliding door facing north towards the subject property. Of concern is the proposed second floor
Juliet balcony that will overlook the adjacent residence to the south. Potential privacy issues can
be partially resolved by planting trees at the south boundary line. It remains to be seen if there will
be a privacy issue that the neighbor will address. Staff notes that the adjacent neighbor to the
west has no windows facing east towards the subject property and so privacy issues do not appear
to be an issue at this elevation.
With regard to privacy and views, in staffs opinion, the proposed residence meets the objectives of
Residential Design Guidelines 5.1 through 5.3.
Mass & Bulk: Residential Design Guidelines 7.6 states an objective to avoid design treatment that
produce a top-heavy appearance such as large cantilevered building elements and low, horizontal
building forms that appear to hug the ground are encouraged.
The subject parcel is located on a corner and so is highly visible from two public rights-of-way.
The neighborhood has a mix of one- and two-story residences and a two-story residence at the
subject location is appropriate. However, in staffs opinion the proposed design may present a topheavy appearance. Staff notes that the proposed second story is 644 square feet in size and
constitutes approximately 36% of the total floor area. The second story includes two bedrooms
and two bathrooms. Contributing to the top-heavy appearance is the proposed two-story plate
height, which is at a maximum of 20 feet and must be lowered to 18 feet in order to meet code
requirements. In addition, the east side of the second story and staircase is cantilevered, which is
discouraged by the Design Guidelines. If the Commission has concerns with the mass of the
building, it could require that in addition to reducing the plate height, that the second story be
reduced in size and/or that the cantilevered elements be eliminated.

113

DS 16-403 (Mussallem)
November 9, 2016
Staff Report
Page 4

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 proposed design includes a two-story residence with an attached garage. The gable roof
system incorporates two pitches: 5:12 and 3:12, with six rooflines on the east elevation, and five
rooflines on the north side elevation, inclusive of the detached garage. In staffs opinion, the roof
design is simple and complements the building style and neighborhood context.
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 10 percent of the site). In addition, if at least 50 percent of all
site coverage on the property is made of permeable or semi-permeable materials, an additional
amount of site coverage of up to four percent of the site area may be allowed. For this 4,000
square foot lot the total amount of coverage is allowed to be 396 square feet; the project plans
indicate there is 204.5 square feet of impervious surfacing and 164 square feet of pervious
surfacing, for a total of 368.5 square feet of site coverage. Note that 556 square feet of site
coverage is allowed but only if 50% of the 396 square feet of impervious site coverage is reduced
by 50% - i.e., 198 square feet. The applicant is not requesting more than 396 square feet of site
coverage.
Garage & Driveway: Design Guideline 6.3 states, consider using paving strips, or tire tracks,
for a driveway, and that driveways should not be over nine feet wide.... Design Guidelines 6.5 and
6.6 states, Position a garage to maximize opportunities for open space, views and privacy, and
Locate a garage to minimize its visual impacts. Locating a garage under a house or detached at
the back of the lot is encouraged. Also, Design Guideline 6.7 states that in limited circumstances a
garage may be located under a structure when the visual impacts will be minimized and the
driveway may not dominate the front garden and may not create a ramp effect or introduce tall or
massive retaining walls. A sense of front yard must be maintained.
In staffs opinion, the proposal to place a detached garage at the front of the residence is
appropriate for the topography and the garage would appear subordinate to the main residence as
encouraged by the aforementioned guideline. Landscape areas would not be intruded upon.

114

DS 16-403 (Mussallem)
November 9, 2016
Staff Report
Page 5

Finish Details: Finish details are not typically reviewed at the Concept stage; however, the Planning
Commission can provide input during the concept review. The most prominent features of the
proposed finish details include white stucco walls and red clay tile roofing. In addition, the design
incorporates faux horizontal lentils above doors and windows that will consist of stucco rather than
wood. Design Guideline 9.5 encourages to use natural materials such as wood in conjunction with
stucco and Guideline 9.4 states, Architectural details should appear to be authentic, integral
elements of the overall building design concept; specifically, details that appear to be applied as
superficial elements should be avoided. In staffs opinion, the applicants proposal to use stucco
accents above the doors and windows that matches the proposed stucco is not true to the
Spanish-colonial style of architecture. Staff recommends that the lentils consist of wood in order
to be consistent with the above noted guidelines.
Staff recommends that the Planning Commission also review the proposed roofing, which consists
of flat-shaped red tiles. The Commission may consider requiring an S-shaped tile, which is more
consistent with Spanish Revival architecture.
Public ROW: The portion of the City Right-of-Way (ROW) between the property line on Casanova
Street and edge of paving is approximately 12 feet wide. Therein are concrete steps and two
sections of low landscape walls (18 feet and 24 foot sections). The applicant proposes to remove
these walls and steps.
Alternatives: Staff has included draft findings that the Commission can adopt if the Commission
accepts the overall design concept, including the architectural style of the building. However, if the
Commission does not support the design, then the Commission could continue the application with
specific direction given to the applicant.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Units. The project
includes the construction of one single-family residence in a residential zone, and therefore
qualifies for a Class 3 exemption. The proposed residence does not present any unusual
circumstances that would result in a potentially significant environmental impact.
ATTACHMENTS:

Attachment A Site Photographs

Attachment B Draft Recommendations/Conditions
Attachment C Project Plans

115

ATTACHMENT A SITE PHOTOGRAPHS

116

Attachment B Recommendations/Draft Conditions

DS 16-403 (Mussallem)
November 9, 2016
Recommendations/Draft Conditions
Page 1

Recommendations/Draft Conditions
No.
1.
2.
3.
4.
5.

The applicant shall reduce the two-story plate height to 18 feet as required by
code.
The applicant shall revised the second story as determined by the Planning
Commission.
The applicant shall revise the lentils above the window to consist of natural
wood.
The applicant shall apply for a Tree Removal permit to remove three existing
Acacia trees prior to Final Design Review.
A landscape plan that includes plant species compatible with the canopy trees is
required as a condition of approval and shall be included on plans for Final Design
Review.

117

FLAGSTONE: MOUNTAIN
BLEND

S H L ARCHITECTURE

SURVEY

OWNER

PROJECT DATA

RASMUSSEN LAND SURVEYING

PO BOX 3135
MONTEREY, CA. 93942
( 831) 375- 3240

GREG MUSSALLEM
PO BOX8305
SAN JOSE, CA. 95155
( 408) 265 - 4200

LOT SIZE: 4000 S.F.

ZONING: R-1
APN: 010-272-017
ADDRESS: BLOCK K, LOTS 1 AND 3

T 4 1 ~ .1\~ .~014
E:f'.l "'.JL. >WlllN"<:ho<!'l;lua.tt..uu

FLOOR AREA

CASA~OVA -ST

Q _____ _
--~--

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FAR ALLOWED

1800 SF

PROPOSED
MAIN HOUSE- 1st
MAIN HOUSE- 2nd
DETIACHED GARAGE

956SF
644SF
200SF

TOTAL GROSS FLOOR AREA

1800 SF

45%

45%

STONE IN THE CITY ROW TO BE

REMOVED

.----96----.

SITE COVERAGE

-- - ~---- - -~ -- -~- - ~
,/

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PROPOSED IMPERVIOUS COVERA ~E

II

--EXISTING 4' TALL GRAPE

STAKE FENCE TO REMAIN

LANDING 1
LANDING 2
LANDING 3
LANDING4
LANDING 5

L~~~NOTPAATOF
./

556SF

ALLOWED

THIS PERMIT

24 SF
65SF
21 SF
82.5 SF
15SF

TOTAL IMPERVIOUS COVERAGE

204.5 SF

PROPOSED PERVIOUS COVERAGE

----1----

WALKWAY 1
WALKWAY2
DRIVEWAY

105 SF
32SF
27 SF

0
0

TOTAL PERVIOUS COVERAGE

c)

164 SF

DATE

I SS UE

09/27/16

PLANNING
SUB MTITAL

10119/16

PLANN fNG
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SCOPE OF WORK
PROJECT #

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CONSTRUCTION OF A NEW 2 STORY S.F.D.

1600 S.F. WITH A DETACHED GARAGE 200
S.F. AND 353.5 S.F. OF HARDSCAPE

16-09

DRAWNBY

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CHECKED BY

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A1.01 - SITE PLAN

A1.02 - SITE DEMOLITION/WALL REMOVAL PLAN
A2.01 - FIRST FLOOR PLAN
A2.02 - SECOND FLOOR PLAN
A2.03 - ROOF PLAN
A3.01 - STREET ELEVATIONS
A3.02- BUILDING ELEVATIONS
A7.01 -FLOOR LEVEL MAP I DOOR AND WINDOW
SCHEDULE

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PROPOSED SITE COVERAGE

SHEET INDEX

lANDSCIJ'ING
THIS PERMIT NOT PART OF '---~. .

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RECEIVED
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City o~ Cannel-by-the-Sea
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REFERENCE
SHEET NUMBER:

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A1.01

S H L ARCHITECTURE

T;4L5.235.2034
EMAIL: s:tml...,o.tcl1(<ijgm11il.com

'i'\1>\lEL H.(('
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PROFESSIONAL
ARCHITECT
NO.C-29476

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NOTES:

10TH AVENUE

+97.6:

+95.4

SUBJECT PROPERTY
APN: 010-272-017-000
DOC.NO. 2013065357
3995 SQ. FT. FOUND
4000 SQ. FT. RECORD - -

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APN: 010-272-018-000
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TOPOGRAPHIC
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llREE SYMBOLS ARE DRAWN TO SCALE ONLY APPROXIMATELY.

SUFFICIENT BOUNDARY TIES WERE MADE TO GRAPHICALLY SHOW
EXISTING FEA lURES; A COMPLETE BOUNDARY SURVEY WAS
NOT DONE AT THIS TIME.
TREES:
A =
C =
K =
T =

ABBREVIA llONS:
PGE = PACIFIC GAS AND ELECTRIC UTILITY BOX
SP
SIGN POST
SSCO = SANITARY SEWER CLEAN OUT
WV = WATER VALVE UTILITY BOX
F3X3 = FOUND OLD REDWOOD 3"X3" AT LOT AND BLOCK CORNER

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= FENCE (WOOD OR WOOD AND WIRE)

'THE BASIS OF BEARINGS FOR 'THIS ~AP IS NOR'TH, AS SHOWN ON V. 1. C&T, PG.
45 1/2.. AS FOUND MONU~ENTED BY AN OLD REDWOOD 3'XJ" AT 'THE N.E.
CORNER OF BLK. K. AND A 3/4' PIPE TAGGED LS.2369 AT 'THE S.E. CORNER OF
BLK. K. 'THE DISTANCE MEASURED BETWEEN ABOVE SAID MONUMENTS, WAS
399.5' VERSUS 'THE RECORD Or 400' (RECORD PER: V.1, C&:T,PG.45 1/2.). A
PRORATION WAS APPUED TO ALL N./S. LOT DIMENSIONS, YIELDING A 79.9' N./S.
DIMENSION OF 'THE SUBJECT PROPERTY. FUR'THERMORE, AN OLD REDWOOD
3X3"' WAS FOUND AT THE S.W. CORNER OF BLK. K, WHICH FIT WITH THE SAME
N./S. PRORATION, AND DEMONSTRATED 'THAT 'THE E./W. DIMENSIONS OF BLOCK
K MATCH THE RECORD AND THAT NO E./W. PRORATION IS REQUIRED.
AODillONAL POiNTS, RECORDED AND UN-RECORDED WERE FOUND DURING 'THE
COURSE or SURVEY, WHICH FIT WELL l'll'TH 'THE BOUNDARY SCHE~E DESCRIBED
ABOVE. V.27 or SURVEYS, PG. 9, SHOWS A SIMILAR PRORA liON OF SAID BLK. K.

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= UTILITY POLE

DATE
09/17/16

BASIS OF BEARINGS:

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PROJECT#:

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EXISTING NEIGHBOR'S BUILDING

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DISTANCES ARE EXPRESSED IN FEET AND DECIMALS THEREOF.

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PROJECT NO.

UNDERGROUND UllLITlES, IF ANY, WERE NOT LOCATED. INFORMATION REGARDING UNDERGROUND UTILITY LOCATIONS SHOULD
BE OBTAINED FROM THE APPROPRIATE UTILITY COMPANIES OR
PUBLIC AGENCIES.

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THERE MAY BE EASEMENTS OR OTHER RIGHTS, RECORDED OR

UNRECORDED, AFFECTING THE SUBJECT PROPERTY WHICH
ARE NOT SHOWN HEREON.

+93.9

THIS MAP PORTRAYS THE SITE AT THE TIME OF THE SURVEY AND
DOES NOT SHOW SOILS OR GEOLOGY INFORMATION, UNDERGROUND
CONDITIONS, EASEMENTS, ZONING OR REGULA TORY INFORMATION
OR ANY OTHER ITEMS NOT SPECIFICALLY REQUESTED BY THE
PROPERTY OWNER.

100.9
SMH

(A 50' WIDE CITY STREET)

L...--

ROOF PEAK

+97.5

APN: 010-272-002-000
DOC.NO. 2014017463

SHOWING EXISTING CONDITIONS ON THE EASTERLY 1/2 OF LOTS 1 AND 3, IN BLOCK K,

"MAP OF ADDITION NUMBER ONE TO CARMEL BY THE SEA, MONTEREY COUNTY, CAL."
FILED IN VOL.1 OF CITIES AND TOWNS MAPS, AT PAGE 45 1/2.
APN: 010-272-017-000
PREPARED FOR: GREG MUSSALLEM

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RASMUSSEN LAND SURVEYING, INC.

P.O. BOX 3135
MONTEREY, CALIFORNIA
93942
(831)375-7240
(831)375-2545 FAX

DATE OF SURVEY: 08/03/2016

DRAWING SCALE: 1"=10'
DRAWN BY; GH
RE'v1SED:

SHEET NUMBER:

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G. B. MUSSALLEM
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EXP: 04302017

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09/27116
10119116

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REFERENCE

SHEET NUMBER:

122

A2.03

S H L ARCHITECTURE

T-+1 5.2l$.20J-+
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DATE

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09127/16

~~~__F,:.IOCE

10/19116

ROOF: REDLAND 'BAJA

MISSION 4000 SERIES'CAFE ANTIGUA BLEND

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WINDOWS AND EAVES:

BENJAMIN MOORE 2134-30
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SHEET NUMBER:

123
A3.01

CarnbridgeSco:n:e

S H L ARCHITECTURE

WINDOW SCHEDULE
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SIZE (WIDTH x HEIGH!)

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2'-4" x 4'-0" (PAIR)

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CSMT

2'-4" X 6'-0"

WOOD

CSMT

4'-8" X 6'-0"

WOOD

FIXED

2'-4" X 6'-0"

WOOD

CSMT

FLOOR LEVEL TABLE

2'-4" X 4'-0"

WOOD

CSMT

1ST FLOOR AREA ONLY:

932 SQFT (INCLUDES HOUSE AND GARAGE)
2ND FLOOR AREA ONLY:
668 SQFT

1'-10" X 3'-0"

WOOD

CSMT

1'-10" X 3'-0"

WOOD

CSMT

2'-0" X 3'-0"

WOOD

CSMT

OVERALL BUILDING AREA:

1,600 SQFT

NOTES

~~~~~~~~

PROFESSIONAL
ARCHITECT

NO.C29476

~~

2ND FLR

25WATIBULB
r ...

TYPE

1ST FLR

-_-_ .

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MATERIAL

AA

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WOOD

FIXED

BB

1'-10" X 3'-0"

WOOD

CSMT

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CSMT

DD

2'-0" X 4'-0"

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CSMT

EE

2'-2" X 3'-6"

WOOD

CSMT

FF

2'-2" X 3'-6"

WOOD

CSMT

GG

2'-0" x 3'-6" (PAIR)

WOOD

CSMT

HH

1'-10" X 3'-0"

WOOD

CSMT

II

2'-4" x 4'-6" ( PAIR)

WOOD

CSMT

JJ

3'-4" X 5'-4"

WOOD

FIXED

DATE

IS SUE

09127116

PLANNING
SUBMTITAL

DOOR SCHEDULE
PROJECT#:

SIZE (WIDTH x HEIGH!)

3'-0"
6'-{)"

6'-0"

!>\

MATERIAL

THKNESS

NOTES

16-'19

DRAWN BY:

LS

CHECKED BY:

SL

1ST FLR
101

3'-0" x 7'-6" (ARCH)

WOOD

1-3/4"

102

12'-0" x 8'-0" ( OXXO)

WOOD

1-3/4"

103

3'-0" x 7'-6" ( DUTCH)

WOOD

1-3/4"

104

2'-4" x 7'-6" ( DBL FRENCH DR)

WOOD

1-3/4"

105

2'-0" x 7'-0" (LOUVERED PAIR)

WOOD

1-3/4"

.:,

2ND FLR

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3'-1"

s-~

1'-11'

111

2'-4" x 6'-8" ( DBL FRENCH DR)

WOOD

1-3/4"

112

2'-4" x 6'-8" ( DBL FRENCH DR)

WOOD

1-3/4"

27'-6"

REFERENCE
SHEET NUMBER:

124
A7.01