Meeting Date: 6 March 2012
Prepared by: Sean Conroy, Ping & Bldg Services Manager
City Council
Agenda Item Summary
Name: Consideration of a Resolution adopting amendments to the Commercial Design Guidelines to include additional guidance for residential projects and parking design.
Description: The proposed amendments provide additional guidance for development projects in the downtown and will help to ensure that new development is consistent with the character of the commercial districts.
Overall Cost:
City Funds: N/ A
Grant Funds: N/A
Staff Recommendation: Adopt the Resolution.
Important Considerations: The Commercial Design Guidelines are found in Appendix "E" of the Local Coastal Implementation Plan Appendices. CMC Section 17.58.030 indicates that all commercial projects shall be evaluated for consistency with the Commercial Design Guidelines. The primary focus of the Design Guidelines as they are currently written is on core commercial (CC, SC) development. The proposed amendments will assist in proving more guidance for development in the transitional zones (RC, R-4), and
on parking design throughout the downtown. Since the Commercial Design Guidelines are part of the City's Local Coastal Program, these amendments require certification by the California Coastal Commission.
Decision Record: On 26 October 2011 the Planning Commission recommended that the Council adopt the proposed amendments to the Commercial Design Guidelines.
Attachments:
• Staff Report dated 6 March 2012.
• Resolution and draft Commercial Design Guideline Amendments.
• Zoning Map.
• Copy of existing Commercial Design Guidelines (submitted under separate cover).
Reviewed by:
Jason Stilwell, City Administrator Date
CITY OF CARMEL-BY-THE-SEA
STAFF REPORT
TO: MAYOR MCCLOUD AND MEMBERS OF THE CITY COUNCIL
FROM: SEAN CONROY, PLNG & BLDG SERVICES MANAGER
THROUGH: JASON STILWELL, CITY ADMINISTRATOR
DATE: 6 MARCH 2012
SUBJECT: CONSIDERATION OF A RESOLUTION ADOPTING
AMENDMENTS TO THE COMMERCIAL DESIGN GUIDELINES
TO INCLUDE ADDITIONAL GUIDANCE FOR RESIDENTIAL
PROJECTS AND PARKING DESIGN
BACKGROUND AND PROJECT DESCRIPTION
The City’s downtown is made up of three commercial districts and one multi-family
district (see attached zoning map). The Central Commercial (CC) and the Service
Commercial (SC) districts are considered the “core” commercial districts. The
Residential and Limited Commercial (RC) and the Multi-family (R-4) are considered
“transitional” districts and are meant to be a buffer between the more intense uses in core
commercial districts and the less intense uses in the residential district.
During the review of recent projects in the Residential and Limited Commercial (RC)
District, the Planning Commission expressed concern regarding the lack of sufficient
guidance in the City’s planning documents for projects within this district, particularly
for residential development. In response, the Commission appointed a sub-committee
made up of Commissioner Reimers, Commissioner Beach, and staff. The subcommittee
met on several occasions to review these issues and to develop recommendations. The
subcommittee presented its recommendations to the Planning Commission on 24 August
2011, and again on 26 October 2011.
On 26 October 2011 the Planning Commission unanimously voted to recommend
adoption of the attached amendments of the Commercial Design Guidelines to the City
Council.
PROCESS
The Commercial Design Guidelines are found in Appendix “E” of the Local Coastal
Implementation Plan Appendices. Any amendment to the Guidelines requires review by
the Planning Commission, adoption by the City Council and certification by the
California Coastal Commission.
EVALUATION
CMC Section 17.58.030 indicates that all commercial projects shall be evaluated for
consistency with the Commercial Design Guidelines. The primary focus of the Design
Guidelines as they are currently written is on core commercial (CC, SC) development.
While the existing Guidelines can be reasonably applied to development in the
transitional districts (RC, R-4), the proposed amendments are designed to achieve the
following:
• To make minor amendments to the language of the existing Design Guidelines to
be more inclusive of all types of development;
• To provide guidance on parking design in all districts; and
• To provide additional guidance specific to development in the transitional
districts.
Below is a summary of the proposed Design Guideline amendments followed by a brief
response. Changes to Sections “A” and “B” of the existing Guidelines are shown in
strikeout and underline. Only those existing sections that are being amended are included
below. Sections “K” and “L” are entirely new sections.
(Amended Sections)
A. Conservation of Design
4. Adding a new design element in order to create a separate business or
residential unit identity is inappropriate if it breaks the basic lines, materials and
concept of a building or imposes a hodgepodge of design elements.
B. Façade Proportions. Each building should be treated as a consistent whole.
Modifications to storefronts, offices or residential units that are part of a larger
building or court should preserve or restore the common elements that serve to
integrate building design.
3. If one storefront, office or residential unit is to be demarcated from another in
the same building, the distinguishing features should be limited to subtle
variations in the color or pattern of surfaces of doors, tiling, or entries.
Response: The purpose of these amendments is to clarify that these guidelines apply to
all types of projects in the commercial districts and not just retail storefronts. This will
allow the Guidelines to more easily be applied to all types of development in the
commercial districts.
4. Buildings and storefronts in the core commercial area should establish a
“pedestrian wall” close to the front property line (generally 0” to 24”). The
pedestrian wall in the RC and R-4 Districts generally is between 5’ to 7.5’.
“Pedestrian Wall” refers to the building façade facing the public way.
7. The pedestrian wall of occupied by special land uses should be setback from
the public way pedestrian wall. Examples include churches, civic buildings and
some institutional uses.
Response: The transitional zones (RC & R-4) create a buffer from the core commercial
districts to the residential district through both land use and building placement. As one
moves out of the core commercial areas into the transitional areas the building setbacks
tend to increase and the intensity of land use tends to decrease. The purpose of these
amendments is to emphasize that buildings in the RC and R-4 Districts should still be
pedestrian oriented, but with more of a front setback than is typical in the core
commercial districts. It also defines the term “pedestrian wall”, which wasn’t previously
defined.
“6. Generally, motels, residential and office buildings in the RC and R-4 districts
should maintain a greater front setback to create an attractive landscape area and
to complement the design and open space needs of such uses. This also
establishes a design transition from the downtown core to the residential (R-1)
district.” See section “K” &” L” for more specific guidelines for the RC and R-4
Districts.
Response: This amendment is intended to direct the reader to the new sections being
added to the guidelines.
(New Sections)
K. Parking Design. On-site parking should be designed to limit the visibility of vehicles
and vehicle access points as well as to reduce conflicts with pedestrians.
• Vehicles should be located out of view from the public way whenever possible.
• Openings in a building façade to accommodate parking should be as minimal as
possible (height, width, volume). A single car garage door or opening is
preferred.
• Surface parking at the front of a lot is strongly discouraged.
• For most projects, curb cuts and driveways should be limited in width (9-10 ft.).
Curb cuts should avoid or limit the removal of existing on-street parking whenever
possible.
• Architectural details on and around a garage entry should be consistent and
compatible with the details on the rest of the building. Mechanical equipment and
piping located in a garage should be screened from public view whenever
possible.
• Darker materials and colors should be considered for subgrade garage entrances
if they allow the entrance to blend with the foundation of the building.
• Semipermeable paving materials are strongly encouraged for driveways and
existing surface parking areas. Asphalt or monolithic materials are discouraged.
• Surface parking designs, when determined appropriate, should use informal
demarcations for spaces (i.e. landscaping, planter boxes, etc.) rather than formal
striping and tire stops.
Response: The primary purpose of these guidelines is to encourage buildings to be
pedestrian oriented by minimizing the prominence of site features designed to
accommodate vehicles (driveways, garages, ramps, parking surfaces, etc.). Projects with
surface parking areas adjacent to the public way, with wide driveways, and/or excessively
large garage openings reduce the pedestrian orientation of the commercial districts and
negatively impact community character.
L. RC and R-4 Design. Development in these Districts should be designed to achieve a
smooth transition to the R-1 district in both design and land use.
• Building designs should be sensitive to the context of the neighborhood in which
they are located.
• Buildings in the RC District should be designed to allow for flexibility in their use
over time.
• Paving in the front setback should be limited to a narrow driveway and a front
walkway. The remainder of the front setback should be used primarily for
landscaping.
• Allow for flexibility in zoning standards for projects in all commercial districts
when significant physical constraints exist that would otherwise impede a project
from complying with the intent of the Design Guidelines.
• The majority of a building’s façade at street level should address the public way,
be pedestrian oriented and provide visual interest.
Response: The primary purpose of these guidelines is to provide more specific guidance
for projects located in the RC and R-4 Districts. The amendments emphasize the
importance of neighborhood context, the importance of landscaping and the need for
pedestrian oriented designs. These guidelines will more effectively assist developers in
understanding the type of development that is appropriate for these districts.
Staff notes that this project is also consistent with the City Administrator’s Goals for
2012 as adopted by the City Council related to preserving and maintaining community
character.
RECOMMENDATION
Adopt the attached Resolution.
CITY OF CARMEL-BY-THE-SEA
CITY COUNCIL
RESOLUTION 2012-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA
ADOPTING AMENDMENTS TO THE COMMERCIAL DESIGN GUIDELINES
TO INCLUDE ADDITIONAL GUIDANCE FOR
RESIDENTIAL PROJECTS AND
PARKING DESIGN
WHEREAS, The City of Carmel-by-the-Sea is a unique coastal community that prides itself in
its community character; and
WHEREAS, the City has adopted a General Plan and Municipal Code that strive to protect the
village character through clear policies and regulations; and
WHEREAS, The Commercial Design Guidelines are found in Appendix “E” of the Local
Coastal Implementation Plan Appendices; and
WHEREAS, CMC Section 17.58.030 indicates that all commercial projects shall be evaluated
for consistency with the Commercial Design Guidelines; and
WHEREAS, on 26 October 2011 the Planning Commission recommended that the Council
adopt the amendments to the Commercial Design Guidelines; and
WHEREAS, the proposed amendments will protect and enhance the pedestrian orientation of
the commercial districts and provide improved guidance for residential projects and parking design;
and
WHEREAS, this resolution requires an amendment to the City’s Zoning Ordinance/Local
Coastal Implementation Plan and will not become effective until it has been certified by the California
Coastal Commission; and
WHEREAS, this resolution will be carried out in a manner consistent with the California
Coastal Act; and
WHEREAS, this ordinance is exempt from the California Environmental Quality Act per
CEQA Guidelines Section 15061(b)(3).
NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE CITY OF
CARMEL-BY-THE-SEA does hereby:
Amend the Commercial Design Guidelines as outlined in Attachment “A”.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BYTHE-
SEA this sixth day of March 2012 by the following roll call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ATTEST: SIGNED,
____________________ ________________________
Heidi Burch, City Clerk SUE McCLOUD, MAYOR
Attachment “A”
Commercial Design Guideline Draft Amendments
(Changes Shown in Strikeout and Underline for Sections A & B. Sections K & L are
completely new sections)
A. Conservation of Design
4. Adding a new design element in order to create a separate business or
residential unit identity is inappropriate if it breaks the basic lines, materials and
concept of a building or imposes a hodgepodge of design elements.
B. Façade Proportions. Each building should be treated as a consistent whole.
Modifications to storefronts, offices or residential units that are part of a larger
building or court should preserve or restore the common elements that serve to
integrate building design.
3. If one storefront, office or residential unit is to be demarcated from another in
the same building, the distinguishing features should be limited to subtle variations
in the color or pattern of surfaces of doors, tiling, or entries.
4. Buildings and storefronts in the core commercial area should establish a
“pedestrian wall” close to the front property line (generally 0” to 24”). The
pedestrian wall in the RC and R-4 Districts generally is between 5’ to 7.5’.
“Pedestrian Wall” refers to the building façade facing the public way.
7. The pedestrian wall of occupied by special land uses should be setback from
the public pedestrian wall. Examples include churches, civic buildings and some
institutional uses.
“6. Generally, motels, residential and office buildings in the RC and R-4 districts
should maintain a greater front setback to create an attractive landscape area and
to complement the design and open space needs of such uses. This also
establishes a design transition from the downtown core to the residential (R-1)
district.” See section “K & L” for more specific guidelines for the RC and R-4
Districts.
(New Sections)
K. Parking Design. On-site parking should be designed to limit the visibility of
vehicles and vehicle access points as well as to reduce conflicts with pedestrians.
• Vehicles should be located out of view from the public way whenever possible.
• Openings in a building façade to accommodate parking should be as minimal as
possible (height, width, volume). A single car garage door or opening is preferred.
• Surface parking at the front of a lot is strongly discouraged.
• For most projects, curb cuts and driveways should be limited in width (9-10 ft.).
Curb cuts should avoid or limit the removal of existing on-street parking whenever
possible.
• Architectural details on and around a garage entry should be consistent and
compatible with the details on the rest of the building. Mechanical equipment and
piping located in a garage should be screened from public view whenever
possible.
• Darker materials and colors should be considered for subgrade garage entrances if
they allow the entrance to blend with the foundation of the building.
• Semipermeable paving materials are strongly encouraged for driveways and
existing surface parking areas. Asphalt or monolithic materials are discouraged.
• Surface parking designs, when determined appropriate, should use informal
demarcations for spaces (i.e. landscaping, planter boxes, alternative paving
patterns etc.) rather than formal striping and tire stops.
L. RC and R-4 Design. Development in these Districts should be designed to achieve a
smooth transition to the R-1 district in both design and land use
• Building designs should be sensitive to the context of the neighborhood in which
they are located.
• Buildings in the RC District should be designed to allow for flexibility in their use
over time so as to accommodate the mixed-use pattern of residential over
commercial, as well as other uses compatible with this district.
• Paving in the front setback should be limited to a narrow driveway and a front
walkway. The remainder of the front setback should be used primarily for
landscaping.
• Flexibility is encouraged when significant physical constraints exist for projects in
all commercial districts that would otherwise impede a project from complying
with the intent of the Design Guidelines.
• The majority of a building’s façade at street level should address the public way,
be pedestrian oriented and provide visual interest.
• Residential projects should avoid the appearance of a large single family dwelling.
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