CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

February 8, 2017

To: Chair Goodhue and Planning Commissioners

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

Submitted by: Catherine Tarone, Assistant Planner

Subject: Consideration of Final Design Study (DS 16-177) and associated Coastal
Development Permit for the second story addition to an existing single-family
residence located in the Single-Family Residential (R-1) Zoning District

Recommendation:

Approve the combined Concept and Final Design Study (DS 16-177) subject to the attached
conditions.

Application: DS 16-177 APN: 010-279-016

Block: X Lot: 2
Location: SE Corner of San Antonio and 11th
Applicant: Claudio Ortiz Design Group Property Owner: M&C Kronenberger

Background and Project Description:

The project site consists of a single-family dwelling on a 4,000-square foot lot, located on the
southeast corner of San Antonio and 11th Avenues. The existing dwelling is one story and 1,779
square feet in size. A Final Determination of Historic Ineligibility was completed for the residence
on June 14, 2013.

The applicant is proposing to raise the ceiling above an existing second story loft area to create a
new second story. This application was previously reviewed by the Planning Commission on June 8,
2016 and November 9, 2016. At the June 8th meeting, the Planning Commission did not accept the
concept design and continued the item with a request for changes. The primary concerns were
that the second-story addition impacted the views of the neighbors to the east (directly to the rear
of the property) and that the addition was not architecturally cohesive with the existing classic
Cape Cod-style residence.

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February 8, 2017
Staff Report
Page 2

In order to address these issues, revised plans were submitted by a new designer for consideration
at the November 9, 2016 Planning Commission meeting. In order to address the concerns that
were raised, the height of the second story was reduced by 4.5 feet and the design was revised to
be more cohesive with the main residence. Despite these changes, the project was again
continued by the Commission with a request that the applicant address the following: 1) Continue
to work with the neighbors on the potential project impacts, 2) Install staking and flagging
illustrating the height of the second-story deck, and 3) Include a significant reduction of the existing
site coverage.

The applicant has again submitted revised plans for review by the Planning Commission. The
applicants primary change to the project is the reduction of the size of the second-story addition
by approximately 15 feet, from 179 square feet to 165 square feet, accomplished by shifting the
southerly wall by 3 feet in a northern direction to reduce the potential view impact to the
neighbors to the east and southeast. The applicant has also revised the configuration of the south-
facing balcony, by shifting it 2 feet in a northerly direction but extending it 7 feet in a westerly
direction.

Staff has scheduled the revised application for concept and final review. The primary purpose of
this meeting is to consider the site planning, privacy, views, mass and bulk as well as the applicants
response to the Planning Commissions previous direction. The Commission will also review the
projects proposed finish and roofing materials, lighting, landscaping and site coverage.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf 1,779 sf 1,786 sf

Site Coverage 556 sf 1,080 sf 1,066 sf
Trees 3 Upper /1 Lower 0 1 lower canopy tree as per
(recommended) the foresters
recommendation
Ridge Height 18 ft / 24 ft in the R- 16 ft / (n/a) 16 ft / 18 ft
1 Zoning district or
18 feet maximum
within the Beach
Overlay Zoning
District
Plate Height 12 ft / 18 ft 10 ft / (n/a) 10 ft / 16 ft

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February 8, 2017
Staff Report
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Setbacks Minimum Required Existing Proposed

Front 15 ft 15 ft 15 ft
Composite Side Yard 11 ft 3 in (25%) 14 ft 8 in (36%) 14 ft 8 in (36%)

Minimum Side Yard Street side: 9 ft Street side: 6 ft 4 in Street side: 6 ft 4 in

Interior side: 3 ft Interior side: 8 ft 4 in Interior side: 8 ft 4 in
Rear 3 ft / 15 ft 9 ft 4 in 9 ft 4 in
*Includes bonus for 50% or more permeable materials

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 does not currently contain any trees; however, staff notes that there are three large
Monterey cypress trees that overhang the property and are located near to the north and west
property lines. During the Preliminary Site Assessment, the City Forester recommended that the
applicant plant one lower-canopy tree on the site either on the southeast or the northwest corner
of the site. During the site assessment, staff noted that there is an existing view corridor for both
the project site as well as for neighboring properties to the east (rear) of the property. The
neighboring property owners to the east of the property spoke at the June and November 2016
Planning Commission meetings and submitted a letter stating their concern that planting any trees
on the property, especially in the south view lane, would significantly impact their views.

In compliance with the Foresters recommendation and to maintain existing views to the ocean for
the project site and neighboring properties, staff has included a recommendation that the
applicant add one lower-canopy tree at the northwest corner of the site.

Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state that designs should preserve
reasonable solar access to neighboring parcel; maintain privacy of indoor and outdoor spaces in a
neighborhood; and maintain view opportunities for neighboring property owners.

At the June 8, 2016 hearing, the Planning Commission determined that the second story, as
proposed at that meeting, impacted the eastern neighbors ocean views. Staff notes that the
Planning Commission had the opportunity to visit the eastern neighbors residence during the tour
of inspection. As part of the motion to continue the June 8, 2016 submittal, the Planning

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February 8, 2017
Staff Report
Page 4

Commission advised the previous applicant to reduce the view and privacy impacts to the
neighbors views.

At the November 9, 2016 hearing, the applicant revised the design of the addition to be 4.5 feet
lower than the previous submittal. At this meeting, the neighboring property owners to the east
expressed concern regarding the additions impact on their view and requested that the width of
the addition be reduced. The neighbor also expressed concern that the proposed deck would
cause a privacy impact to their residence. Additionally, the neighboring property owners to the
southeast provided testimony expressing privacy concerns and stated that the addition would
infringe on their existing view of Pebble Beach to the north. In light of these privacy and view
concerns, the Planning Commission decided to continue the application with direction that the
applicant continue to work with the neighbors, including the southeast neighbor whose concerns
had not yet been evaluated.

For the February 2017 meeting, the applicant reduced the size of the addition by shifting the
southerly wall in a northern direction by 3 feet to reduce the view impact to the neighbors to the
south and southeast. The deck has also been reconfigured so that it is shifted 2 feet in a northern
direction, but now extends an additional 7 feet in a western direction. The proposal for an
enlarged southern balcony may create more of a potential privacy impact to the southern
neighbor, however, staff has contacted the southern neighbor and they have indicated that they
fully support the project.

The owner of the Kronenberger property has submitted a letter, included as Attachment D, stating
that the projects designer has reached out to the neighboring property owners in regard to the
design of the deck and second-story addition. In staffs opinion, the potential privacy and view
impacts to the eastern neighbors are minimal. The proposed revisions are reasonable and illustrate
an effort on the part of the applicant to address neighboring privacy and view concerns. The
Commission will have the opportunity to visit the decks of the neighboring property owners to the
east and southeast during the tour of inspection to evaluate potential privacy and view impacts.

Mass & Bulk: Residential Design Guidelines 7.1 through 7.6 encourage 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.

At the June 8, 2016 meeting, the Planning Commission noted that the previously-proposed addition
appeared prominent due to its location on the building and design. In staffs opinion, the revised
design for the second-story addition, appears subordinate to the existing residence and does not

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February 8, 2017
Staff Report
Page 5

significantly increase the mass of the residence. Additionally, since the property is partially located
in the Beach Overlay Zoning District which has an 18-foot roof height limit, the project adheres to
an 18-foot roof height thereby limiting its mass and bulk.

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 existing residence has a stepped east-west roofline that runs the length of the house. The roof
is configured in three small steps visible from the north elevation facing 11th Avenue. The new
second-story addition would be located in the center of the house with a 6:12 pitch. The addition
adds two roof ridges, one extending north-south and the other extending east-west. One of the
Planning Commissions primary concerns with the original proposal was that the addition would
have added too much complexity to the roof design and was not cohesive with the existing
residence. The proposed second-story addition does add some additional complexity to the
roofline, however, the design is cohesive with the main residence and is not in violation of the
Design Guidelines.

Finish Materials: Finish materials of the existing Cape Cod style residence are a brick faade on the
north elevation and cement plaster siding on all other elevations. The roofing material is currently
light weight slate roofing. All existing finish materials are proposed to remain. The applicant is
proposing horizontal shiplap wood siding on the new second story addition. The applicant is
proposing to install slate roof materials on the second-story addition to match the existing roof.

Fences/Walls: The site is currently surrounded by wood fencing around the west, south, and east
property lines ranging from 3 feet to 6 feet in height. The applicant is proposing to maintain all of
the existing fences.

Site Coverage/Landscaping: The existing site coverage consists of various walkways, steps and
porches and exceeds the allowed coverage for a 4,000 square foot lot by 524 square feet. Per
Municipal Code Section 17.10.030.C, nonconforming site coverage is required to 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 applicant has not included a proposal to reduce
any of the site coverage, so therefore staff has included a condition of approval requiring that the
applicant reduce the nonconforming site coverage by 14 square feet to account for the additional 7
square feet of floor area. Since the property does exceed the allowed site coverage by 524 square

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February 8, 2017
Staff Report
Page 6

feet, the Planning Commission may choose to require additional site coverage to be removed. Staff
notes that the driveway is 16 feet in width which exceeds the Citys 14-foot width limit for
driveways. Staff recommends that if additional site coverage is required to be removed, the
driveway width be reduced to 14 feet.

In regard to the landscape plan, the City Forester had not yet provided feedback on the proposed
landscaping. Staff has drafted a condition of approval that the applicant shall submit a landscape
plan for review by the City Forester prior to building permit submittal.

Landscaping/Exterior Lighting: With regard to lighting, Municipal Code Section 15.36.070.B.1

requires that exterior light fixtures on the building not exceed 25 watts (incandescent equivalent;
i.e., approximately 375 lumens) or 10 feet in height. According to Residential Design Guideline
11.8, residences should preserve the low nighttime lighting character of the residential
neighborhood. Use lights only where needed for safety and at outdoor activity areas. This design
guideline also recommends pointing lights downward to reduce glare and avoid "night pollution"
and to locate and shield fixtures to avoid glare and excess lighting as seen from neighboring
properties and from the street.

The locations of the proposed light fixtures are depicted on the building elevation on Sheet 7 of the
plan set. The applicant is proposing 10 total lights on the exterior of the building. The applicant is
proposing 5 lantern-style light fixtures, including two on the lower-story of the south elevation, one
on the upper-story addition at the deck and two on the lower-story on the north elevation. The
applicant is also proposing to install 5 down-facing lights, one above each door on the lower-story
on the south elevation and two on the garage on the north elevation.

Staff notes that while the proposed lighting meets the Citys requirements regarding wattage, the
proposed lantern-style lighting does not comply with the requirements of the Residential Design
Guidelines requiring down-lit, shielded fixtures. Staff has drafted a condition of approval that all
new lighting proposed for the project shall be revised to lighting that is down-facing, shielded and
25 watts or less.

Public ROW: The unimproved portion of the City Right-of-Way (ROW) between the front property
line and edge of pavement is approximately 25-feet in width at the largest point and includes
multiple trees, an existing driveway, and existing walkways. The existing driveway is 16-feet in
width through a portion of the Right of Way, which exceeds the allowed width of a driveway by 2-
feet. The applicant is not proposing to change the driveway, so therefore staff is recommending
that the nonconformity may remain.

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February 8, 2017
Staff Report
Page 7

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The project includes a minor addition to an
existing single family residence, and therefore qualifies for a Class 1 exemption. The proposed
alterations to the residence do not present any unusual circumstances that would result in a
potentially significant environmental impact.

ATTACHMENTS:

Attachment A Site Photographs

Attachment B Concept Findings
Attachment C Draft Conditions of Approval
Attachment D Letter from the Property Owner
Attachment E Project Plans

122
Attachment A Site Photographs

North (side) Elevation facing 11th Avenue

West (front) Elevation facing San Antonio

123
Attachment A Site Photographs

South (side) Elevation

124
Attachment A Site Photographs

View of staking and flagging for February PC meeting standing on the deck of the neighbor to the
east of the project site.

125
Attachment A Site Photographs

Old story pole netting from the November Planning Commission project proposal viewed from
deck of the neighbor to the east (rear) of the project site

126
Attachment B Findings for Concept Acceptance

DS 16-177 (Kronenberger)
February 8, 2017
Concept Findings
Page 1

FINDINGS REQUIRED FOR FINAL 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 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 TBD
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 TBD
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

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February 8, 2017
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.
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.

128
Attachment C Conditions of Approval

DS 16-177 (Kronenberger)
February 8, 2017
Conditions of Approval
Page 1

Conditions of Approval
No. Standard Conditions
1. Authorization: This approval of Design Study (DS 16-177) authorizes the
following components: (1) A 165-square-foot second-story addition, (2) A 70.5
square-foot second-story deck on the south and west elevations. (3) New
windows on the lower-story south elevation, new French doors and windows on
the upper-story addition on the south and north elevations and new windows
and doors on the west elevation, (4) The installation of a new slate roof to
match the existing slate roof of the residence, (5) New lighting of 25 watts.
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,

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February 8, 2017
Conditions of Approval
Page 2

the building permit 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 4,000-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 and shall be no closer than 10 feet from each other.

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 NA
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

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February 8, 2017
Conditions of Approval
Page 3

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 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. NA

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.
19a. An archaeological reconnaissance report shall be prepared by a qualified
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.
19b. 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

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February 8, 2017
Conditions of Approval
Page 4

be permitted to recommence until such resources are properly evaluated for

significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
20. Prior to Building Permit issuance, the applicant shall provide for City NA
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
21. All conditions of approval for the Planning permit(s) shall be printed on a full-
size sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions
22. The applicant shall remove the overhang on the gable end of the proposed
addition on the south side.
23. The applicant shall have the height of the addition checked at the framing stage
to ensure compliance with permitted height.
24. The applicant shall submit a landscape plan prior to final approval, depicting the
addition of one lower-canopy tree at the northwest corner of the property.
25. The applicant shall remove at least 14 square feet of site coverage from the site
since the propertys site coverage is nonconforming and the applicant is
proposing to add a net total of 7 square feet to the interior floor area.
26. The applicant shall revise all new lighting proposed for the project to down-
facing, shielded and 25 watts or less.
27. All landscape lighting shall be spaced at least 10 feet apart.

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

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

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Attachment C - Applicant Letter

THE KRONENBERGERS
SE CORNER SAN ANTONIO & 11TH
CARMEL-BY-THE-SEA

Commission Chairman Donald Goodhue

Commissioner Karen Sharp
Commissioner Michael LePage
Commissioner Julie Wendt
Commissioner Gail Lehman

February 1, 2017

Members of the Planning Commission,

Thank you all so much for considering, for the third and hopefully final time, our project at SE Corner San Antonio
and 11th.

Since our first submission to the Commission in June 2016, I am grateful to have benefitted from the input of my
neighbors, from working with a more experienced and talented designer, and from the comments of the
Commission. I myself have learned a great deal about my neighbors and about Carmel-by-the-Sea. I am
understanding and thankful that the Commission tries to preserve both harmony among neighbors and the unique
and special residential nature of Carmel-by-the-Sea.

At this time, I have an open dialogue with my neighbors to the east, the Hollenbecks, for whom Mr. Ortiz and I
have revised the plan twice to better accommodate their view and privacy concerns. Claudio and I strongly believe
this revised plan has no significant impacts on them. Although the story poles and netting have proven challenging
due to heavy demand and rain delays, I am optimistic that the Hollenbecks will be pleased with what they see, and
optimistic that we will be in agreement on this revised plan at the February 8th meeting which I plan to attend.

My neighbors to the south, the Doves, have been extremely gracious and supportive throughout the planning
process. We made alterations to the size and shape of the balcony to accommodate their privacy concerns and Mr.
Dove has given me his blessing on the most recent plan.

I spoke with Audrey Hall, to my southeast, by phone several weeks ago. She expressed general annoyance at rich
out-of-towners gradually blocking their views for years and vented about the large home the Commission
allowed to be built bordering her to the south, but she verbalized no particular complaints about my project
specifically. When I asked her directly if I could do anything from her perspective to gain approval for my project,
she said she is content to leave it in the hands of the Commission.

Sincerely,

Michael Kronenberger

Cc: Claudio Ortiz

133
Kronenberger Residence
New Loft Remodel
Carmel-by-the-Sea, California
APN: 010-279-016-000
BLOCK: X LOT: 2

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PROJECT DATA SHEET INDEX SCOPE OF WORK

LOT SIZE +,000 S.F. 1. COVER PAGE 1. EXISTING 2nd. FLOOR LOFT (143.0 SQ.FT.) TO BE REMOVED,
ZONING R-1
A.P.N. 010-279-016
2. PROPOSED SITE PLAN REPLACE WITH NEW 2nd. FLOOR LOFT (179.0 SQ.FT.) AND A
3. MAIN LEVEL & LOFT DEMO PLAN NEW BALCONY (45.0 SQ.FT.).
ADDRESS BLOCK: X LOTS: 2 2. NEW LOFT ROOF TO MATCHED EXISTING ROOF IN MATERIAL AND
4. EXISTING F'LOOR PLANS PITCH 6:12.
FLOOR AREA 5. EXISTING ELEVATIONS 3. NEW SHIPLAP SIDING ON THE 2nd. FLOOR LOFT & CEMENT
FAR AU.O'Itm 1,1800.0 S.F. 45.0lC 6. PROPOSED MAIN LEVEL & LOFT PLASTER FOR NEW BALCONY WALL WITH 6-INCH RAILING.
FLOOR PLANS 4. NEW LOFT WINDOW ON THE NORTH ELEVATION 8c FRENCH DOOR
EXISTING 7. PROPOSED ELEVATIONS ON THE SOUTH ELEVATION.
1.1AIN LEVEL
ATTACHED GARAGE
LOFT
1,366.0 SQ.FT.
270.0 SQ.FT.
143.0 SQ.FT.
8. PROPOSED & EXIS11NG ROOF PLANS
AND WINDOW & DOOR SCHEDULES LEVEL ON THE. ._ vED
5. NEW WINDOWS ON THE E ir"l'&! Gip~ L~Y.t\I!_(:.ON ON MAIN
.~

TOTAL (E) GROSS FLOOR AREA: ,779.0 SQ.FT. # .2X

PROPOSED
1.1AIN LEVEL
ATTACHED GARAGE
1,366.0
255.0
SQ. FT.
SQ.FT.
FEB 0 2 2017
City o~ Cannel-by-the-Sea
LOFT 179.0 SQ.FT.
TOTAL (P) GROSS FLOOR AREA: 1,800.0 SQ. FT. +5.~

VICINITY MAP Nor TO scAu: Plannmg & Building Dept.

EXTERIOR LIGHTING NOTES

1. All. EXJERIOR UClHllNG ATTACHED TO lliE MAIN BUILDING OR
ANY ACCESSORY BUILDING MAY NOT BE HIGHER THAN 1Q-FET
ABOVE THE GROUND AND ldAY NOT EXCEED 25WATTS
(INCA~DESCENT EQUIVALENT; I.e.. APPROXIMATELY 375 LUMENS)
w
c..?
I.A~DSCAPE
2. UGH11NG MAY NOT EXCEED 18-INCHES ABOVE THE
GROUND NOR !.lORE lHAN 15 WATTS <(
~~A~~m~~NM~~~~i ~Es:f~~o~t:=i vJ~~ ~~~~ a_
APART. LANDSCAPE UGH11NG IotA Y NOT BE USED FOR TREE.
WALL, fENCE OR ACCENT UGH11NG OF ANY T'I'PE. "!liE PURPOSE
Of LANDSCAPE LIGHTING IS TO SAfETY lll.UMINAlE WAl.KWAYS 0:::
AND ENTRANCES TO THE SUBJECT PROPERTY.
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SCAlE: 1/ 4" 1'

134

1
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BRICK WALL \
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--
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///48"CYP/~ EDGE OF PAVEMENT
/ ,/ ----- 102// ;
"'*' ___ ... --
Asphalt Berm
11th Avenue

LEGEND z
<(
O<N) NEW TREES
_J
Q_

PROf'ERTY UNE -t18 HOSE BIB
w
MIN. SElBACKS
A,m_ w uGHr nxruRE. sEE
I 4 SHEET B FOR SPEC's 1-
BUILDINGS TO BE REMOW
(/)
0 EXJSnNG TREES TO
REMAIN
B__th_4W
"'17
UGHT flXlURE. SEE
SHEET B F'OR SPEC's 0 5
N 10 15
135 SCALE: 1/4" - 1'
IJ-U-W
X EXI5nNG TREES TO
BE REMO'IED
I

( IN FEET ) 1/4 inch = 1 ft.

r,RAPI-llr. c::rAI I='
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 KC.. YNO II:.~
OJ PREPARE AREA FOR NEW 1\lNDOWS
(lJ PREPARE AREA FOR NEW DOORS
~ (E) DOORS & WINDOWS TO BE REMOVED
@] (E) WAUS TO BE REMO\'ED
(ID (E) ODOR TO BE REMOVED lc RaccATED

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MAIN FLOOR

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wO
GRAPHIC SCALE >~
ww
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UPPER LOFT zi-Z
WALL LEGEND -LL<(
<(O.....J
===== -- ~A&f~~~~.~trD EXTERIOR
~_JQ_

- - ElOSTINC WALLS TO BE REMOVED SCAl: 1/4" 1'

136
- - - - - - 2 NEW WAUS

3
 GARAGE

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MAIN FLOOR

1/f 2"

r- ---------------------------------- - - - - - - - - - - - - - - - -----
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ROOM ~ ROOM
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UPPER LOFT GRAPHIC SCALE

Existing Floor Area

MAIN LEVEL 1,366.0 SQ.FT.
SCI\LE: 1/~" - 1'
GARAGE (ATTACHED) 270.0 SQ.FT. 137
GARAGE (ATTACHED) 143.0 SQ.FT.
TOATAL 1, 779.0 SQ. FT. 4
 1---J

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138

"T>ICtJ'IAWnOOS . -~""5.......01A~AN0QI'APHICIIL
ISSUE: PROJECT: ~~Afl(Jo<,!;>OTHISDOCUtoENT"""'~ICI'WV'UII1UI"UAIJDKliJI'JU
REVISIONS: ==cl,";;.5"~~~~~~k-;,~I'CT~II~ ~-AAO
[Ill EXISTING 9- 27- 16 Kronenberger Residence ~~~~~=;tCC:NtOISIH<:INJUllt;"RJAL
S/E Corner of San Antonio and 11th Ave.
(J'1 ~ ELEVATIONS BLOCK: X LOTS: 2
:::-~:=:.:....~~~:.::-=~~~~~.:
eo o G
a.AUOIO amz DESIQol CROUP. INC
P.O. BOX -:sTl5 Carmel, CA 93921
APN : 010-279-016-000 OFFICE: 831.626.+146
CLAUDIOOCOOCINC.COM
DRAWN BY: PROJECT NO. 'NWW.COOGINC.CCM
A.J.Ortiz
I 16-12 l
 ROOM NOTES
0 11 ool ~~Yx 9_ 3
[Q] ~~Y:~9. :of46"
0 11021 gJ~~t;!GXR1~9:_~.

11031 ~R~~E~ 13_ 0 ..

~M&
rnD
200.0 SO.FT. of1J lrJi 00
11 0 41 ~~~~ x ~ 02~~
11051 ~~~~E~ g.~5
11 061 ~~~~RX0~~8<;?NE

~.
11 071 ~~~~w:~ 4 8
11 OBI ~~~JSx c2~9g.P
11091 ~t-~J.~~ ~~~~P,OM
[ITQJ ~~5JE: f~8SET
II I I ljO [ill] ~.~gJE: ~~61JiROOM
Cii2) ~~~~D:~.~~OM
[jJJJ ffr~.t-G~ 22'-o"
~ ~~~;R~~-3.
12011 ~~~~l~Y 24'-6"

0 DENOTES WINDOW NUMBER,

SEE WINDOW SCHEDULE

0 DENOTES DOOR NI)MBER,

SEE DOOR SCHEDULE

r--.--.-- .--.--.--.-- .--.--.--.-- .--.--.--.- ~.--.-- . -

KEY NOTES
_L .--.--.--.--.--.--.-- ITJ NEW BUILT-IN BOOK SHELVE
[l] NEW SPIRAL STAIRS

(JJ ~~ 0~oL~I~tf%[itJf.lG8 ~Efg~~N~oAl~goRM

3'-4' 17'-8'
IJ] HATCHED AREAS UNDER 5 FEET

(]]GUARDRAIL AT BALCONY

I]] HATCHED AREAS UNDER 5 FEET

I
r-- - --- -- - - --- -- - -- - -------------- - --- - ----- ---
~~:::~~~~:~-------~------~~------------ [I] g~~~~. o~::~"!~g~N~A~SC~No\;~~T,
FUR"IHER AWAY FROM NEIGHBOR'S STAIRWELL
WINDOW.
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[]) ~~~~~D~R'S STAIRv.tLL WINDOW SHO\'IN
I

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(]] PROPERTY LINE SHOWN DASHED
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( IN FEET ) 1/4 inch "' 1 ft.
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- -- - -- - ------- J L-------
Proposed Floor Area
MAIN LEVEL 1,366.0 SQ.FT.
SCALE: 1/4' 1'
3'-4' GARAGE (ATTACHED) 255.0 SQ.FT.
139
PROPOSED LOFT 164.7 SQ. FT.

6
15'-8' 5'-2'

TOATAL 1, 785.7 SQ.FT.

 - ...._ __
--- --- ---
--- ------ PREVIOUS SECOND STORY
ADDI"IlON SHO\\t-1 DASHED

/
/ NEW NEW
~~--------~--~ 116.1~ /;Ridge at 116.06'
.
Ridge ct
------------------------------- /
KEY NOTES
~au:;
/ ;' ..........................

-;.;;---/-___ \ ' i ~. . ITJ ~BWM~~8~tD6 :~i,s~JgHRJ5r~A~~~~LT~ PITCH

lj\
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~_., ....., , .I
......
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...,..,........
J.L.::r::;::r::
-
Rldae at 114.10'
(2] NEW
[J) NEW
rn
WINDOWS: WOOD-UNCLAD

DOORS: WOOD

NEW SIDING: SHIPLAP

1 111111\J~/
IH--AI'-1'-..;:;::,;~ j ffiJ ~E~s~:c~~rio~~~RR~b~ ~~~~~EN
1111 1-r-'-r-
I' 1-r-1-r- RAILING ABOVE SEE NOTE /16.
I I 111 1-Y- [] ~~~N~UH~~~R~~S~~Nw~ElGHT, ON TP OF
I I [1] NEW GUmRs & DOWN SPOUT
I I I I I I I I ...J. ...J.
I ti""'T
rn:J EXISITTNG GRADE:
DODD~
~late at 108.00' WHERE OCCURS
F-
[]] ~~6~~~ :~~~EgE~~~S 8~R~\~~ ~~O~EW
I
-n DD~D
PREVIOUS DESIGN.
[Qj ~:g~sFr:s~c~~M~:::L.DENOTES
lEE I
AREA

--
I~ 1-T ot 100.00'

NORTH ELEVATION

r;; IL
NI:W
NEW Rid a
("~ oO "'M' Ridge at 114.6'

= u;
Ridge at 114.3' z
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...,....,. --l-+-l--l--l-+-+-1-+-1-+-l--1--1--1-J.. --1-+-l--1-~-+-1--1--1-"'H-+-1-P+-H-t=t-H~-t-J:-+~ cft-1--J-~-t-+-H-t-1--H-~-t++-t-t-t-+++t-++-l-t++-1-+-t-f--1-4-+-1-+++-t-+++

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\ OJ OJ ______ ._.._ -- OJ lOJ -- - --- ----------- ------------------ ---------------------- ----- -- D D ---- -- ------------

~
~

SOUTH ELEVATION
\em

NEW

_,Ol
NEW "'
Plate at 114.01'

NEW

(/)
--------------------------------------------\---------------J
oz
L----.. ------- ----------------------------------------------------- _ _ _ _ _ _ _ _ ----'FF""-""--"'0"".""00'--'....L..--~ wo
(f)-
0~
EAST ELEVATION ()_<(
o>
WEST ELEVATION
0 5 10 15 0:::~
u-tJ-W I I o_w
( IN FEET ) 1/4 inch = 1 ft. SCALE: 1/4" - 1'
140
GRAPHIC SCALE
7
 - --~----------- -------- --- --------------------------------------- ------~--- -----
KEY NOTES
I ~ ~
I [ ] NEW 00\\NSPOI.JlS
I [l) NEW GUTTERS W/ 2111: SLOPE
I
I ;!! (JJ EXIS11NG CHIMNEY

-
I c
I ~ [!}NEW SECOUNO FLOOR SHOWN HATCHED
I !P
v [ID

/
I
I ~ r---- ------------------------------------------ ---, [[]
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I II LEGEND
I t t II
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D
6:12 I SLOPE DIRECTION
I 6:12
I
I ARROW
RIDGE 0 114.03'

~
I I
RIDGE 0 114.06' 6:12 I 6:12 ROOf UNE: EXIS11NG

~
I lHICK SOUO UNE

~'
SHED ROOF 0 114.10' RIDGE 0 114.10'

~
I I ROOf UNE: PROPOSED

II II ~
I I
I lHICK CASHED UNE
I I
I ,....-,---- ROOf UNE: EXIS11NG
I I
I ROOf UNE TO BE REMO\m
I
I _________________________________ ,.. __________________ j i GUTTERS
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W/21' SlOPE
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------------------- ~-- ii
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II
II ~ ~
--~-------~- ------------------------------ -----------~---

EXISTING ROOF PLAN

ai!
c
~

-~--
-(',)

~
BALCONY
~

t '=-=-=t=--=-7-====- ~
6:12
RIDGE 0 114.03' 6:12
t
RIDGE 0 114.06'
I // t
IL--
I'
il .!,1~ - : 6:12

~
..,lOGE 11M : I-----:R:-:":ID:-:G-:::E~0~11":"4.-:-:10:;"'- - - - 1
...

t I ', t I j t
-::.----
~~0 ''-- ~rr:==~
'I'
-~(',) l I
- I

~I 111
[]
1 III
I

0 5
N
10 15
PROPOSED ROOF PLAN lJwlJwU I
I
= 1 ft
( IN FEET ) 1/4 inch
GRAPHIC SCALE (!)
z
F ?;
~,g
2' s 2' s .J'=L, 4'-0"
1'-4. 1
1
.... . 2'-rf 2'-rf
w z

-- -- - -- - -~--- -
:;:;.-' I \ ~
......,_ _J JdZ-(f)
f-,._
IIF-HIH-111 ~ <e:S:w
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1, 'b
;-~ ,:.,._ 0
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--1['7"
~~~w~,..~. ~ ~
(/) 0
..... ~., L.J_ 0 LLO:::W
-- - -- -- - - --- - --- ------ - ----- - - - - -----~~~ - -- - -------- -----
FINISHED
a.oo:r
~000
F\.OOfl
G) (0@ 0 @ 0
SIZE: 5'-0" X 6'-6" SIZE: 5'-0" X 6'-6" SIZE: 3'-4" X 4'-0" SIZE: 2' -B" X 4'-0" SIZE: 4'-0" X 4'-0" 0...0::0(/)
MATERIAL: WOOD MATERIAL: WOOD MATERIAL: WOOD-UNCLAD MATERIAL: WOOD-UNCLAD MATERIAL: WOOD-UNCLAD
STYLE: FULL GLASS FRENCH DOOR STYLE: FULL GLASS FRENCH DOOR SffiE: CASEMENT STYLE: CASEMENT STYLE: CASEMENT SCAI.: 1/4"- 1'
FINISHES: PAINTED FINISHES: PAINTED FINISHES: PAINTED FINISHES: PAINTED FINISHES: PAINTED
REMARKS: TEMPERED/GLAZED REMARKS: TEMPERED/GLAZED REMARKS: TEMPERED/GLAZED REMARKS: TEMPERED/GLAZED REMARKS: TEMPERED/GLAZED
141

Door Schedule Window Schedule 8

FIXTURE A FIXTURE 8 FIXTURE cUN KNOW
MANUFACTURE: DESIGNER FOUNTAIN MANUFACTURE:
MANUFACTURE: DESIGNER FOUNTAIN
T24 COMPLIANT: YES T24 COMPLIANT: N/A
T24 COMPLIANT: YES
BRONZE COLOR: BLACK
COLOR: AGED BRONZE COLOR:
10 WATIS WATIS: 3 WATTS
WATIS: 9 WATIS WATTS:
LUMENS: 200
LUMENS: 247 LUMENS: BO
LED MODULE BULB TYF'E: LED MODULE
BULB TYPE: LED MODULE BULB TYPE:
6.5"H X 11"W X 12.25" DIMENSIONS: 18"H X 7''W
DIMENSIONS: 13.75"H X 7"W X 9.25" DIMENSIONS:

WINDOWS DOORS LAP SIDING

MATERIAL: REDWOOD
MATERIAL: WOOD W/ SIMULATED LIGHTS MATERIAL: WOOD W/ SIMULATED LIGHTS FINISH: PAINTED
FINISH: FINISH:
HEIGHT: FT. AS NOTED ON PLAN HEIGHT: FT. AS NOTED ON PLAN

oU1
w_j
(f)<t:
SLATE ROOF On:::
PLASTER SIDING o.._w
MATERIAL: NATURAL
MATERIAL: NATURAL
MATCH EXISTING
01-
COLOR: NATURAL COLOR: o:::<(
o.._~

SCALE: 1' 1/4"

142

9
 N90'00'00"E 100.00'
r-------
I .17
-
~
- - -- -- -
~ 0
8Fd. 5/8" Rebar
L.S.~
I

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U Water
Meter
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BRICK PATIO
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CRAWLSPACE
I

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EXISTING
PAVED
AREA GARAGE
FlN. SLAB 102.0'
MAIN DWELLING (f)
SHOWN SOLID THK LINE 0
(ASSUMED) FF ELEV=100.0D' 0
(ASSUMED) d
LOT AREA=4,000 Sq. Ft. 0
0
0
rr1
=
~
p
0
'p o_
I"
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10W
::5
oA& ;::
\Voter Volve
Fire Hydron0:.
EXIS11NG l><l
BRICK WALL 11M

48"CYP

Asphalt Berm
0 5 10 15
lJwUwW I I
= 1 ft.
( IN FEET ) 1/4 inch
GRAPHIC SCALE

EXTERIOR LIGHTING NOTES IRRIGATION SYSTEM LEGEND PLANT INDEX z

1. ALL EXTERIOR UGHllNG AITACHED TO THE MAIN BUILDING OR <(
ANY ACCESSORY BUILDING MAY NOT BE HIGHER THAN 1D-F"EET PROPERTY UNE
ABOVE THE GROUND AND MAY NOT EXCEfD 25-WA ITS
1' ANllSYI'HON DE\IICE No. BOTANICAL NAME COMMON NAME SIZE ....J
(INCANDESCENT EQUIVAUENTi I.e., APPROXIMA TaY 375 LUMENS)
IN PO\\f:R PER FlXllURE.
1' ELECTRIC VALVES 0...
2. LANDSCAPE LIGHTINC MAY NOT EXCEED 18-INCHES ABOVE THE
FllltR PLUS REG\JLATOR FOR EACH VALVE --D--0- 1 AGAPANTHUS PETER PAN LILY OF THE NILE 1 GAL
GROUND NOR MORE '11-!AN 15 WATTS
(INCANDESCENT EQUIVALENT; l.o., APPROXIM ...TaY 225 LUMENS)
ELECTRIC CONTROUER
--LliB HOSE BIB 2 CISTUS DORIS HIBBERSON ROCK ROSE 5 GAL N w
!'ER flXllURE AND MAY NOT BE SPACED CLOSER THAT 10-FEET EACH PLANT TO BE ON DRIP S'tSTEM 0...

it
APART. LANDSCAPE UCHTING MAY NOT BE USED F"OR TREE,
ALL PLANTS Volll BE PLANTED Vo11H AGRIFORII
UGHT FlXllURE. SEE 3 LAVANDULA STOECHAS SPANISH LAVENDER 5 GAL <(
SHEET 9 F"OR SPEC'S
4 SALVIA LEUCANTHA MEXICAN BUSH SAGE 5 GAL
u
(()
UGHT FlXllURE, SEE
SHEET 9 F"OR SPEC'S 5 ROSMARINUS ROSMARY 5 GAL 0
z
PATli UGHT, J WATTS UED, SEE <(
SHEET 9 F"OR SPECS, MAY NOT BE
SPACED C~OSER THAN 10-FEET APART ~ CAREX PANSA CA MEADOW SEDGE _.J

SCALE: 1' - 1/4'

143

Ll