CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

April 12, 2017

To: Chair Goodhue and Planning Commissioners

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

Submitted by: Matthew Sundt, Contract Planner

Subject: Consideration of an appeal (APP 17-089) of the Planning Staff decision to

approve Design Study (DS 17-039 - Raffel) application for the construction
of a rooftop deck above a garage on a property located in the Single-
Family Residential (R-1) Zoning District

Recommendation:

Deny the Appeal (APP 17-098) and uphold the administrative approval of Design Study (DS 17-
039) subject to the attached findings and conditions.

Application: DS 17-039 APN: 010-271-014

Location: SE Corner of 9th Avenue and Camino Real
Block: J Lot: west of 2 and 4
Applicant: Wesley and Elizabeth Raffel Appellant: Greg and Valerie Quiring

Background and Project Description:

On March 7, 2017, the Community Planning and Building Department approved a Track One
Design Study application (DS 17-039) for the construction of a rooftop deck above an existing
attached garage and a backyard wood trellis located in the Single-Family Residential (R-1)
Zoning District. According to the application materials for DS 17-039 and the approved site
plan, the deck would require removal of the garages existing gabled roof at the top plate to be
replaced with a deck with a cable wire guardrail with a height of 3 6. An appeal of the
Design Study approval was filed on March 17, 2017, by Greg and Valerie Quiring, owners of the
adjoining parcel to the east.

13
APP 17-098 (Quiring)
April 12, 2017
Staff Report
Page 2

Staff Analysis:

Basis for Appeal: The appeal form is included as Attachment A, which states the appellants
concern with the approved Design Study. The stated grounds for appeal is as follows:

1. The approved design will eliminate our view of the ocean with new roof deck

Staff Analysis: The neighbors primary concerns is that patio furniture, if left on the deck year-
around, would impact their ocean view. In addition, the proposed wood trellis to be located on
the existing deck surface in the back yard could similarly interfere with the neighbors view of
the ocean. The proposed trellis combined with the potential for permanent placement of the
deck furniture is cause for the neighbors concern.

Review of the plans indicate that the existing overall height of the garage is 11 7.5 high. The
applicant is proposing to eliminate the gable on the garage and replace this area with a flat roof
and 3 6 high railing. If approved, the garage and deck railing combined will have an overall
height of 12 8.5, which is 1 1 taller than existing conditions. The proposed wood trellis
overall height is 8 feet and appears to be at the same elevation as top plate of the existing
residence and would exceed the height of the existing garage ridge height by about two feet.
The project also includes removal of approximately 12 inches of the roof overhang and corbels.
The garage dimension (and proposed deck dimension) is 200 square feet (10 x 20). The
Planning Commission should consider whether the proposed rooftop deck would impact the
view from the appellants property.

Garage Design: Residential Design Guideline 6.1 recommends that facilities for parking should
not dominate the design of the house or site and garages that are subordinate design
elements are encouraged.

This is a de novo hearing, meaning that the Planning Commission is responsible for review of
the project and may choose to uphold staffs approval or deny the project. In addition to
reviewing the appellants concerns, the Commission should also consider whether the proposal
for a deck above the subject garage complies with the above listed Residential Design
Guidelines.

14
APP 17-098 (Quiring)
April 12, 2017
Staff Report
Page 3

Alternatives: The Planning Commission has the following options: (1) deny the appeal and
uphold staffs approval, (2) grant the appeal and deny the project, or (3) continue the
application with a request for changes.

ATTACHMENTS:

Attachment A Appeal Form

Attachment B Photos
Attachment C Finding for Approval
Attachment D Conditions of Approval
Attachment E Project Plans for DS 17-039

15
Attachment A - Appeal Application
CITY OF CARMEL-BY-THE-SEA

Appellant: G{L(t? .:tz V fK.dtte Q.J,~,r)Jq

Property Owner: _P._A-_1-_~_--E_L

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __

Mailing Address: _ _:_r...;:;;6____,Bc:...o::::::...c..~_.....,_;1:..::...2....=.8:....__.;:._c.ML _ _ _Cj._~.~"S...:...1-=Z~(_ __

_ _""'_t't.

Phones: Day:~) "3~ \- 2 4-~0 Evening: ( ~') ~ $1 "2.f-<<O

Fax: ( )._ _ _ _ _ __ Email: ~~ u~ r: "d @ qui~~ V\ ~ ,.c""
Date Board heard the matter:
-----------
Appeals to the City Council must be made in writing in the office ofthe City Clerk within
10 working days following the date of action by the Planning Commission and paying
the required filing fee as established by City Council resolution.

Physical location of property that is the subject of appeal:

Lot(s): '1-::ft Block: 1J> J APN: 01~ ~ '-1 \- 0 14

COMMISSION ACTION BEING APPEALED:

D ~ - 1/- "3Cf

If you were NOT the original applicant or the applicant's representative, please state the
evidence that you are an aggrieved party: ------""~----------

(CONTINUED ON REVERSE SIDE)

16
GROUNDS FOR APPEAL: (State the specific basis for your appeal, such as errors or
omissions you believe were committed by the Commission in reaching its decision, etc.)
-.. ..c 1' -~ . . .. .

o~%f'v !f~ ~ :..P~.

I CERTIFY UNDER PENALTY OF PERJURY THAT THE FOREGOING IS TRUE

AND CORRECT:

DATEDAT: ~

Receipt#:

ATTEST:

*Article 9, Section 7, of the Constitution of the State of California authorizes a city to

impose fees. Also see California government Code, Section 54344.

IMPORTANT: If the appellant wishes to submit materials for duplication and

inclusion in the City of Carmel-by-the-Sea's Council agenda packet, the materials must
be submitted to the City Clerk by working days after the decision of the
Commission. This matter is tentatively scheduled to be heard on

17
Attachment B Site Photographs

Existing back yard deck looking west at garage to be remodelled

18
APP 17-098 (Quiring)
April 12, 2017
Staff Report
Page 2

Existing garage project as seen from Camino Real looking east

19
APP 17-098 (Quiring)
April 12, 2017
Staff Report
Page 3

View from neighbors deck looking west at existing garage roof

20
APP 17-098 (Quiring)
April 12, 2017
Staff Report
Page 4

View from neighbors deck looking slightly southwest at existing garage roof

21
Attachment C Findings for Approval

APP 17-098 (Quiring)

April 12, 2017
Findings for Approval
Page 1

FINDINGS REQUIRED FOR FINAL DESIGN STUDY APPROVAL (CMC 17.64.080 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.

22
APP 17-098 (Quiring)
April 12, 2017
Findings for Approval
Page 2

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.
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 17.64.010.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.

23
Attachment D Conditions of Approval

DS 17-098 (Quiring)
April 12, 2017
Conditions for Approval
Page 1

Conditions of Approval
No.
1. Authorization: This approval of Design Study (DS 17-039) authorizes the
construction of a rooftop deck above an existing garage located in the Single-
Family Residential (R-1) Zoning District and construction of an 8-foot high trellis,
consistent with the March 31, 2017 approved plans.
2. This Design Study Approval is valid for a one-year period from date of approval,
and hence, expires on April 11, 2018.
3. The applicant shall apply for and obtain a building permit prior to commencing
work.
4. The applicant agrees, at its 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 sloe 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 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.

*Acknowledgement and acceptance of conditions of approval.

_____________________ ___________________ _____________

Property Owner Signature Printed Name Date

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

24
 8 REVISION No.

LBAFFEL NEW DECK & PATIO I

SE Corner Camino Real & 9th
Carmel By The Sea, CA 23921 ~
'-'
::I
(ll
z
;
PROJECT DATA PROJECT TEAM SHEET INDEX 0
0

.
~
.
'-

.,
-."
OWNER: J"ESL~ a..l~ fiNFeL
rq'f6T.-o&~
PN.D AL:JO, GA q-4901 UL
_jl
~~~-

Q
- t= SIZI!, - - - - - 4pOOD S.l'. ~: ~~~~. INC.
211 ~A~
MD
AU
e>G~11... ~
~Sil'I!PLNI
I ~HAP
~ E
li
~
lCHIM5. RJ ~c:,o.-..o
------010-~ "" lel-5'l2-Qo410
I
~
A-~.1 DErG; NfD PATIO PLAN

~1
DUJJIOAHC.V ~. _ _ _ ,... 1400.l5e). " " - ~ ..v.l-1 J!>Cl8<IOR ELEYATIONS/ $<;110M I
' I?'Ofl

.." n..e Of' G<&novc;liON. - - ( v-e J

@
~~
CIVIL:

"
~
E >=".;;
~
~ - - P"RQNT"oiO'-o"'MN. ww
' ~ !S'-O.MIN. a:~
CX) !
""~ MIH.
W
...... 1-.CPT!III:lle

~ !Z~
~IIHT 81PI!: 5" Ofl MM.

><
C\1
<
HI!!~LIMtTo - - :14'-0"
~~
...... ~

~
c: ~
~~
0 z~
., w oa.
Q) >
.!::! <o
z-
(j) ~
~ c(~
..,!.. .~\
~~
11.-
(U
0~
J:
.
~
!:5
w
1-
:;:
lf
<
ffi ::z:: zw
::~
C\la.

,:

RECEIVED
.
.
c

MAR 31 2017
,,' City of Carmel-by-the-Sea
~ Planning & Building Dept.
;

J
- OWNERSHIP NOTES LOCATION MAP VICINITY MAP

..' ~~~ AHD U2 Of' 1'lelll! ~INI&e NfD !l'eG.IP"IGATION5. WA~"'{~S1~

t
II I. TITU! ND AU. ~15tfr ~TO~ DIUit'UNIK NO
j;f (
II SfiBI:.IP~note .c.&...Aitoe'D S'r',_~T,EIRJG.MtLL.eJit~ Mf

.'
!
~TO . . -n4! ~T!!!t;,. P'I'TMXIT Plf,I!.I.IDIGe.
VIIUH.. 'CINT",tr.c:.T wnt ne5e .....,..T ~;.MD ~'T1C::Ite !!HALL
~~~~orne N:A:EPr~ CF 1'1E!e CftetSM~
IIU6HT'S NO llC ~ IIUS.ATEP
2 . nt!: U!e Qf' ne!!ll! ~Ita& NG ~~ !ltWJ.. Be SOUL"'" JIQ:S11aCTa>
MONTEREY 84 Y \

.. TO 1t ~ M'T'I' PC1R ~ 1t5Y r&IE PRJ:PIAReP NfD 'Tte ~Tec.T

~ 5TA'Ye&1K'rr.T 'fte'f ~Men~ fiOR NOR SUTABLY'
Nl'fonetM1"e.. ~1'1c:IMCJII!~~~~,..
~ ~ D
t.Hl"!D TO .,..to
lf"''mCC'B) USE.

'' S. 1HB ~T ~M!Jrii.J.. ~1""( IF'nESii ~NM NO

!!lfl'eei'IGAnt::IMI Ji.lle &.eeD, 1M l"ttoU!! Gift It 'f#/l#t:r, ~ MJolll NIJT'l'EW ~-

,,a.
~ ~ Qlll NOT MODW'lm B'f"' OTlCR5""' AltO'nD.~
~
.... IN
NO
ne EVD(T Of' ~UP us& 8'f' ~ 1H1RP .....,..,. C1fA 11-e!lf! OI!Ult"tattt5
~PIGA1'1Qt0 1M! GLI!MT POR ~ 11-fl5 ~ ~ 01'1&1~'1"' ..,..Nti!D ..
, ~~TO HOLP ~ ltceo~Nt~ ND ~
.......,.,..,.,._
~IT&Gl',
MIUJ!IIt. . . . .TNlf'/ ~PROM' />H'f ~. . ARi51N6 FROM SLIGH
ne ERIG

'
~~ '-. 70 sn LUIS
-~o.-, JOJ NL.\I~ER: 15 .15

,,
'I
''
...
A-0.1
SHffi Of
25
 )(108.52 I
I DECK I
><108.05
.... l_____ -r--1 I 3
1 108.32

-\
I
3.5' HI WD FEN"!

I
106Jl2 104.66
104.18
~04.54 108-0Z

\
I I
4 I~
~~~ 6
'-BRICK ~no-..., ~
~
fl)
z
8
FF104.79
a.':.:"';:;;;:'":....-.L..------... 104.:l6

TOP CAP
121.4
'
''
''
:
i
''
'' ''
: 11~~1 11572 ~

CX)
~

~
~
. L-~~:;J r~.=-------omM-;------------ !i
l
i

c:: 0 '
0
CD
N
" li
li r:J
"""
i '
Ci5 112,4~

.
10'..78 I

,.!..
"1104.01
~~~
-;
r- FF 104,78

~E
------~r
0. --
(ij j '-wo "'NCI' 100-"

::r:
q "'ll]i, !lOCK
104.83 1' ' \ :...~-- ~
.l--~
''
''
''
..
~T

""'"'"" I i!
(, . ...,
I,
,,1/ SET SPDCE4
'm.JIJ '' BllR
.':!!!:..,
---.;;;;,.'E:J~ J ic10J.7J TBWl~.O '
100.J--100.4.g
~111.67

I
I
I
1!111CK
~ IIICIC~CIIL
_L.
18Wir.27

I
---~.56

l!!~~~~:=:=:=:==::i~~-~OONC;~~~~~~)~========::~====~~~~~'-4o~~~BR~-DfW__~_____
104.34 TEIW104.JO

BOWl .l.l ~ OOW1 02. 1 _!!OW 100.-4-J 100.49

,.....0'""
102.117

101.~ix_. - ~-,,
'~ 100 ~------ri
,//.!!
I . 1oo.ze
... _-- '*"-- -- ____ w ______ ----- - J, I ....... ' -, , .-t
-,.----- . ~ --------------- 102. ------------------ ro, ~-"' , r 101.-7

102.50 --
:.\ I

II
I
I

II J
I

I
1
NEB EXISTING SITE PLAN

0
I""' I""' I
2' ...
1/4"= 1'-0"

&'
I
12'
I
----------------- ~7.18
JOB MJWBER: 15.15

I
L~~~--
__ _ __ _ ___ ___,.!9P~ ----------- - -
1(199.29_ _ __
- -- - -- A<:
A-1.0
SHEET OF
26
 REVISION No.

f 108.~2

I
I
; I
I
t I
I
I
I
I 6
I
I ~
'-'
;;;)
en
I z
0
(,)
I
I
.
I I
II '- I
8~&~
~i
I (.)
z ~
!. CJ) I
ij

I
t5 ~~
w ~~
1- ~~
GARAGe
::r: :>= ,;;
W"'
(.) a: '!I:
I W
(X)
T"" i a: !z~
><
C'll 1:~
<( 0
::t~
...... t; :>
c a: ~~
0 j' w
_J
z~
W"-
Q)
_J >
N ~0

Ci5
~
(ij
.
100.4 1
:::'2:
z-
~~
if !:-?.
(.) u..
0~
:I: t> a: :J:UJ
; ~ w "';::~CL
0
;; a:
<

l I

:
I
I - - - - - - l----r-- ---1
j I
I
I
I
j
I ~
I
i
,~ I
i
. I
; I
II I
~.
I

l I
II
i r I
l I I
I SITE PLAN
I I
SGAI...e, 114 " .. 1'-0"
I
II
.. Q
r r:
2' ... ... I
12'
.
8 7.18

I
x101.G!I9_ _ _ _ _ _ _ _ .,.: - - - - - - - - -1111 00.57_ - . - - - -- '
- --!!:.~ ---- - --=-- '
A-1.1
SHEET rK
DA T il"\
27
 REVISION No.

/ /
1'-11':.' ,
'
"t. .<

1~ '
I I
I

OEGO!it.~GOllhofN

- - - - RG. PATIO TABL..Z: 1"4111-+ FIRe PIT

--------------- '
--+' '
I
;
I
I
I

.
I
I ~ 1 ~11
'
--'
I
[
EXISTING RESIDENCE
l
00
......
X
C\.1
.....
c:
0
Q)
N
Ci5
~
m
I

' '
'

L _____ _ __ _ -- --- -- ---- - - --- - ---- -

~-
(E)DRII.2WAY

Q
.:;::;; 1iN

-
I 0 IJ"~ 0
IL "'IT" 0
--( 0
~ ~ \)- ~
~
0 "ij 9
~ ~ Jl t=
z
<( ~
1::
~~ ~
~,..-
_J .:Ill 0
lj NEW DECK AND DINING PATIO PLAN e .
IL.
.....~
..... L
~E;z;
1/4"~ l-oH It
SG-ALE,

...
I"" ,.I""' I I I
II'-~'
V.I.F.
()
()
(J_ tll8 ~
0 &" 12"
_J "'~
IL
~
.i DATE' !11!!011"1
SC.\LE, 1/4'1'-o'

ORA.WN: DM
JOB N\IMli:R' I~.IB

II
II
A-2.1 SHEET or
28
 ..,
0 REVISION No.

~
'-'
iii
z
8

(E) PARTIAL SOUTH ELEVATION PHOTO (E) PARTIAL SOUTHEAST ELEVATION PHOTO (E) PARTIAL WEST ELEVATION PHOTO DDmlL'I
D .E
---~-~

E Q

~~
' =i
i en
--- IU:.. TABU!! )'11'114 1"1101: I"'T
I
I-
~------------------, () <'lE
w Cll-1!
I- ~i
co
..-
N
><
..-
_rnn_ ::I:
() w
a:
<C ~~
a:
)-iii
LIJUI
a:~
1-o
z~

LIJ~
w
__J
~-
z~
W"-
__J <o
>

~~
~ ::!..,
IL-
() Io1!!.
L-

t
i~ a:
:I:UJ
z

0 SOUTH ELEVATION CD WEST ELEVATION w ~o

~r
C\IQ.

$CAl-e. 114"= 1'-GI" SC.AL.E 1/4"s 1'-0" "'

,-I""' I I
o e ;;r
~
2' ... 0 4' 6'
~

De:CR. ~ TIOBJ.I5 - - .
~ ._

t11TH FIRE PIT ---.

Ill.(;, T~

- - !t1'AI~ 51"19!!.. GAI!I..I!! AAIL. I SUARDRA.IL.

d-__ -----'-;
_
Jl.C;, T~ ~~~FIRe P I T - -

DEGOR.. R.G. BASe -

L ~ -~ "1
[J -~-

EXI5TlN6 CSAR..A6E ~ ------ -;

(!)c&~l:_ti~=JOO.fiS' . . . - - - - - - - - ___ ~]~---- -t~~==============~4--..j.....:;;;.O...~~~~~....:~""--:;;_.;::::: t=~~=~==:i

CD SECTION A -A 0 EAST ELEVATION

-.1:18 'IUM8DO: 15J5

0
SCAl-E=

2' ~
1/4"s 1-ou

... 12'
SC.AL.E,
I""' I""' I
:2' -4'
1/4"= 1'-0"

&'
~
A-3.1SIIEET Of
29
 REVISION No.

- ------ - f-r- - METAL TCf' RAILIN6

''
1 j ~
2"x ,. 1112" O.C..
(TTl')

4'w: &" UD. BEAM&

-&"x ut>. COIJJ'N

,:..________ ~
i -- -
~
N" I N" i
- --..f- - ----f j I'~"
---~Jc - -
j 1 1'~1"
--
'-'
;::)
Ill
z
8

DDiJG
0 R
WOOD TRELLIS DETAIL WOOD TRELLIS DETAIL c.:j
ecAL.E:1'= 1'-IZ'' ecAJ...Ed" 1'-IZ>"
z E
8

en i
I-
(.) ~j
w Sl~
~i
--. EIO A:)5T ATTioC!e) TO 1WL
I-
~--'r.._~--t-------'1~
l')(J' .VQ.c;:.
lfT10) :::c
(.)
>'
~~
1-. 2' a oc.. w.
r r- r
ln?'J

~4"x8"11D.--
-4"x&'IID.-
a:
<(
1-<>
z~
Oo.
::!lt:;

a: ~~
w z~
wu..
~---------4"x&'IID.- _J
_J
>.
- --e"xfi'IC.cc:tJI'trrl. <a
z-
..I<-__:_:_~if- otxe'llb..c:ol..ll'ttt :::?! -<~
~~
(.)
t> ~i
...
w a: l:W
::~
~
~
w C\lo.

-::-:::-_ -- -- -- -- -- -- -- <

WOOD TRELLIS DETAIL

SCALE: I' 1'-IZ'"
WOOD TRELLIS DETAIL
SCAJ...E:1"~ 1'-IZ'"
~c~~~- ~~ARDRAIL ELEVATION

cr

m
0

__ ......,P~.J~Z ..
,~---

i'
J08 NUMIIE!t 15.o1

CABLE WIRE GUARDRAIL SAMPLE

SCALE: NO SCALE
0 ~~~~-~~AIR DETAIL A-4.1 SHEET
30
OF
 ,-----(E) ROOF OVERHANG~ C.ORBEL TO BE TRIMMED

,----- (N) 5TAINLE55 5TEEL RAIL ~ GUARDRAIL

inI

J ~I l [ j
N

[ ',1
[[l
l '[ [[l ~
OJ
~ I
_I N
~I
_ _ \r

'

31