CITY COUNCIL: Revisions to the Forest Cottages Specific Plan

Meeting Date: 5 February 2008
Prepared by: Sean Conroy, Senior Planner

City Council
Agenda Item Summary

Name: Consideration of a Resolution adopting revisions to the Forest Cottages Specific Plan located on the south side of Ocean Avenue between Mountain View Avenue and Torres Street as required by the California Coastal Commission.

Description: This Resolution involves adoption of modifications to the Forest Cottages Specific Plan. The project site is a 12,912 square foot site, triangular in shape, located adjacent to the CC, RC and R-1 Districts. The City Council approved the Forest Cottages Specific Plan on 7 March 2006. The Plan authorizes two low-income housing units in an existing historic resource, demolition of all remaining buildings on the site and construction of four new residential units with underground parking.

Overall Cost:
City Funds: N/A
Grant Funds: N/A

Staff Recommendation: Adopt the Resolution.

Important Considerations: Specific Plans are a substitute for standard zoning districts and apply to selected areas within the City. Specific Plans can be used to address unique site characteristics and problems that would arise from the application of standard zoning requirements such as setback, lot size, height etc.

The Forest Cottages Specific Plan addresses a site that is triangular in shape, occupied by a commercial use, located in the R-1 Zoning District and surrounded by commercial, residential and quasi-public uses.

Decision Record: The City Council adopted a Resolution on 7 March 2006 establishing the Forest Cottages Specific Plan and adoption of a Negative Declaration. This project constitutes an amendment to the Local Coastal Program (LCP). The California Coastal Commission certified the proposed LCP amendment with modifications on 10 January 2008.

Reviewed by:

__________________________ _____________________
Rich Guillen, City Administrator Date


CITY OF CARMEL-BY-THE-SEA
STAFF REPORT
TO: MAYOR McCLOUD AND COUNCIL MEMBERS
THROUGH: RICH GUILLEN, CITY ADMINISTRATOR
FROM: SEAN CONROY, SENIOR PLANNER
DATE: 5 FEBRUARY 2008
SUBJECT: CONSIDERATION OF A RESOLUTION ADOPTING REVISIONS TO THE FOREST COTTAGES SPECIFIC PLAN LOCATED ON THE SOUTH SIDE OF OCEAN AVENUE BETWEEN MOUNTAIN VIEW
AVENUE AND TORRES STREET (BLK 79, LOTS 1-4). THE PROPOSED REVISIONS ARE REQUIRED BY THE CALIFORNIA COASTAL COMMISSION.

RECOMMENDED MOTION
Adopt the Resolution.

BACKGROUND
The City Council adopted the Forest Cottage Specific Plan on 7 March 2006. This plan
authorizes construction of four new condominium units on this site plus two new low-income apartment units in an existing historic resource.

Since the project constitutes an amendment to the City’s Local Coastal Program (LCP), approval by the California Coastal Commission is also required. The Coastal Commission approved the LCP amendment, with modifications, on 10 January 2008. The City Council now must adopt the Coastal Commission’s modifications in order for the project to move forward.

EVALUATION
The Coastal Commission added language to address in more detail landscaping, drainage and modifications to the historic resource on the site. The modifications are attached as Exhibit “A” and are identified with strikeout and underline. The modifications are minor in nature and the property owner has agreed to comply with the revised requirements.

CITY OF CARMEL-BY-THE-SEA
CITY COUNCIL
RESOLUTION NO. 2008-A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA ADOPTING REVISIONS TO THE LANGUAGE OF THE FOREST COTTAGES SPECIFIC PLAN

WHEREAS, The City of Carmel-by-the-Sea is a unique community that prides itself on
its residential 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 that guide property owners in the protection of the residential character; and

WHEREAS, the City Council adopted the language of the Forest Cottages Specific Plan
on 7 March 2006 by resolution; and

WHEREAS, the Specific Plan will enhance the potential for superior community design
in comparison with the development under the base district regulations that would apply if the plan were not approved; and

WHEREAS, on 10 January 2008 the California Coastal Commission certified the
Specific Plan, with modifications, as an amendment to the Local Coastal Program.

NOW, THEREFORE, the City Council of the City of Carmel-by-the-Sea does hereby
resolve to adopt the modifications to the Forest Cottages Specific Plan as identified in Exhibit “A”, attached

PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA this 5th day of February 2008 by the following roll call vote:

AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:

SIGNED,

_______________________
Heidi Burch, City Clerk


ATTEST:

________________________
SUE McCLOUD, MAYOR

EXHIBIT “A”
Forest Cottages Specific Plan Designated.
The provisions set forth in this Specific Plan shall apply only to Block 79 between
Mountain View Avenue, Ocean Avenue and Torres Street.

Goals.
A. Provide an efficient plan for the development of a uniquely located parcel;
B. Maintain and enhance an existing historic structure;
C. Provide two units of low income housing;
D. Design structures that maintain a residential character consistent with the Residential Design Guidelines through a variety in size, style, materials, configuration, trim color and roof pitch;
E. Develop a site plan that presents one-story building elements to the street with second story building elements being stepped back away from the street;
F. Develop a site plan that maintains open-space and existing trees;
G. Provide on-site parking in a subterranean structure which meets the parking needs of the site and is designed to be in scale with surrounding development;
H. Provide adequate landscape screening from Ocean Avenue.

Applicability of regulations.
If an issue or condition occurs that is not sufficiently addressed by this Specific
Plan, those regulations of the Municipal Code that are most applicable to the issue
or condition shall apply, as determined by the Planning Commission. Land use issues shall be governed by provisions of the R-1 District. Design issues not specifically addressed in this Plan shall be governed by the Residential Design Guidelines. Parking Design and use issues shall be governed by regulations for parking applicable to the R-4 District.
Permitted and Required Uses:
The following uses are permitted in this Specific Plan:
Lot A: Four single-family residential housing units.
Lot B: Two multi-family residential units shall be permanently dedicated and used to provide housing for low-income or very low-income households as defined by State statutes. A deed restriction shall be recorded establishing this requirement prior to issuance of the first building permit within the Specific Plan.

Lot Sizes.
A. The Specific Plan requires the merger of the existing four lots into two lots in accordance with Figure 2 located at the end of this article. A complete condominium subdivision map showing all parcels and meeting the standards of such maps as specified by the Subdivision Map Act of the State of California shall be filed with the County Recorder.
B. The size of the two lots contained within the Specific Plan area shall be as follows:
Lot A: 9,892
Lot B: 3,019

Subdivisions.
No further subdivision of the specific plan area shall be permitted if that
subdivision would result in additional building sites. Lot line adjustments shall be
reviewed and approved in the manner set forth in Title 17 of the CMC.

Alterations to Vegetation or Existing Structures.
The following regulations shall apply to the existing historic structure and
vegetation within the Specific Plan area.
A. Historic Structure. The existing historic structure on lot B shall be protected, preserved, and enhanced. All proposals for additions or alterations shall
be subject to Historic Review in accordance CMC (Implementation Plan) Section
17.32.14 and Design Review in accordance with CMC (Implementation Plan) Section 17.58.
B. No tree as determined by the City Forester to be significant shall be removed with out approval of the Forest and Beach Commission. Applications for tree removal, pruning, or alteration shall be carried out in accordance with CMC (Implementation Plan) Section 17.48. Significant trees that have been removed shall be replaced in accordance with the provisions of CMC (Implementation Plan) Sections 17.48.080 and 17.48.100. All vegetation alterations shall be consistent with the Landscaping provisions required by this specific plan.

New Structures.
This Development of the Forest Cottages Specific Plan site shall be carried out
approved in conjunction accordance with design approvals DR 05-7/UP 05-5 issued by the Planning Commission on December 7, 2005 for the construction of four new residential units, modification of the existing historic structure for two affordable housing units, a subterranean garage, and site circulation, drainage, and landscaping. All development shall be substantially in conformance with the
project plans titled Forest Cottages approved under DR 05-7 and UP 05-5. All future proposals for new construction or alterations shall require approval of all requisite permits, including coastal development permits, by the Planning Commission., and shall be preceded by an amendment to the Forest Cottages Specific Plan (i.e., an LCP Implementation Plan amendment). In considering such applications the Planning Commission shall address the following:
A. Consistency of the proposed construction with the goals, objectives and policies of the General Plan/Coastal Land Use Plan and the provisions of this Specific Plan;
B. Preservation of vegetation and significant trees;
C. Compatibility with the existing historic resource located on lot B;
D. Consistency with the Residential Design Guidelines;
E. Compatibility with the adjacent neighborhood.

Development Regulations.
Development regulations for lot A shall be as follows:
A. The maximum height of any new structure shall not exceed 24 feet from existing or finished grade, whichever is more restrictive.
B. Site coverage shall not exceed 1833 square feet (18.5%) and all site coverage not located directly above the subterranean garage shall be permeable or semipermeable, with the exception of stoops or stairs.
C. All one-story building elements shall be setback a minimum of 5 feet from any property line adjacent to a City street. All two-story building elements shall be located a minimum of 15 feet from any property line adjacent to a City street. There shall be no required setback from the interior south property line.
D. The floor area ratio for lot A shall not exceed 69%. The floor area ratio for both lot A and lot B combined shall not exceed 63%. The definitions for floor area ratio shall be as established in the R-1 District.
E. The maximum floor area for each new residential unit on lot A shall be
as follows:
Unit 1 = 1,522 sq. ft.
Unit 2 = 1,740 sq. ft.
Unit 3 = 1,781 sq. ft.
Unit 4 = 1,740 sq. ft.
Development regulations for lot B shall be as follows:
A. The existing structure is an historic resource and shall not be demolished. All requests for exterior alterations shall be consistent with CMC 17.32 and with the Secretary of the Interior’s Standards for the Treatment of Historic Properties.
B. The height of the existing structure (28’) shall not be increased.
C. Site coverage shall not exceed 550 square feet (18%) and at least 50% of all site coverage shall be permeable or semipermeable.
D. Minimum Setbacks shall be as follows:
Torres Street = 0 ft.
Mt. View Street = 6 ft.
North property line = 2 ft.
E. The floor area for the site shall not exceed 45%.

Drainage Plan.
A drainage plan shall be submitted to the City of Carmel-by-the-Sea Community
Planning and Building Department for review and approval. The plan shall be in substantial conformance with the July 6, 2006 plans prepared by Neill Engineers
Corp. and approved under DR 05-7 and UP 05-5, which shall be revised and supplemented to comply with the following requirements:
The drainage plan shall identify the specific type, design, and location of all
drainage infrastructure and Best Management Practices (BMPs) necessary to ensure that post construction drainage from the project, including runoff from the residences, paths, parking areas, and other impervious surfaces, does not result in
erosion, sedimentation, or the degradation of coastal water quality. Such plan
shall clearly identify a drainage system designed to collect, filter, and treat all
runoff prior to its discharge from the site and to remove vehicular contaminants
and other typical urban runoff pollutants more efficiently than standard silt and
grease traps. The drainage system shall be designed to filter and treat (i.e., a
physical and/or chemical reduction of pollutants achieved through active filtration
and treatment) the volume of runoff produced from each and every storm event up
to and including the 85th percentile 24-hour runoff event for volume-based BMPs
and/or the 85th percentile, 1-hour runoff even (with an appropriate safety factor)
for flow based BMPs prior to its use for on-site infiltration, landscape irrigation,
and/or discharge. The drainage system may include natural biological filtration
components such as vegetated filter strips, percolation pits, and grassy swales
provided that they are populated with native plant species capable of active
filtration and treatment (e.g., rushes). If grades require, natural check-dams may
be used in such biological filters. The applicant shall be responsible for implementing and maintaining drainage, erosion, and sedimentation control
measures and facilities for the life of the project. This shall include performing
annual inspections, and conducting all necessary clean-outs, immediately prior to
the rainy season (beginning October 15), and as otherwise necessary to maintain the proper functioning of the approved system.

Parking.
8 parking spaces measuring at least 8 ½ feet by 16 feet shall be provided by a
subterranean garage for the structures on lot A. Access shall be provided by one
driveway off of Mt. View Street. Two parking spaces measuring at least 8 ½ feet
by 16 feet shall be provided for the structure on lot B. Access shall be provided by
one driveway off of Torres Street.

Landscaping.
A Landscape Plan shall be submitted to the City Forester for review and approval
and shall include an appropriate mix of upper and lower canopy vegetation that
will ensure the project site is adequately screened from public roadways along
Ocean Avenue, Mountain View Avenue, and Torres Street for the life of the project. Upper canopy trees (i.e. Monterey pine and cypress) as well as lower canopy trees (i.e., coast live oak) shall be planted within the required open space area and along Ocean Avenue, Mountain View Avenue, and Torres Street road rights-of-way in a manner that approximates a natural woodland and to screen the development from the roadways at plant maturity. All existing vegetation along Ocean Avenue and Mountain View Avenue public rights-of-way, as well as new landscaping required on-site, including trees, shrubs, and plants shall be maintained in a healthy growing condition for the life of the project. The Landscape Plan shall include performance criteria that upon maturity, a continuous tree canopy and understory will as described above, obscure Ocean Avenue views of the project site, and be maintained thereafter over the life of the development, including explicit remediation requirements to replace dead or poorly performing trees and vegetation as necessary to maintain a visual screen.
All replacement trees and vegetation shall be comprised of native species
indigenous to Carmel (i.e. from local stock).
All existing non-native, invasive species shall be removed and shall be kept from
the entire site in perpetuity. The Landscape Plan shall assure that no plant species
listed as problematic and/or invasive by the California Native Plant Society, the
California Invasive Plant Council, or as may be identified from time to time by the
State of California are used or allowed to persist on the site. The plan shall also
ensure that no plant species listed as a noxious weed by the State of California or
the U.S. Federal Government are used.

Open Space.
A 2,040 square foot area of the site located at the northwest corner of the site, as
indicated in figure 3, shall remain as undeveloped open-space. This area shall be
landscaped according to the standards of CMC 17.34 as part of a landscape plan
approved by the City Forester. This area shall remain undeveloped except for the
following:

A) Two pathways not to exceed 4 feet in width.
B) Not to exceed two park benches.
Violation – Penalty.
Any person, firm or corporation, whether as principal or agent, employee or
otherwise, violating or causing or permitting the violation of the provisions of this
article is guilty of an infraction. Any part of any building erected contrary to the
provisions of this article is declared to be unlawful and a public nuisance and the
City Attorney shall, upon order of the City Council, immediately commence action for the abatement or removal thereof. Should any person, firm or corporation violate the terms of this article and any action is authorized by the City Council or the City Attorney, or is in fact filed for said violations, no other actions shall be taken on any application filed by or on behalf of said person, firm or corporation until the litigation has been resolved.