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Planning commission approves Bennett house exterior remodel, denies variance request after applicant withdraws
Summary
Commission approved a design study to alter siding, windows and retaining walls for a Scenic Drive residence but the applicant withdrew a variance request for increased site coverage; the commission required that nonconforming site coverage not be increased.
The Carmel-by-the-Sea Planning Commission on April 9 approved a design study and coastal development permit for exterior alterations to a single-family residence at Scenic Drive and Tenth Avenue, and the applicant withdrew a pending variance request for increased site coverage.
City planning staff told commissioners the project — exterior siding, new windows and doors, retaining walls and site work — qualified as a substantial alteration and required design review and a coastal development permit. Staff recommended approval of the design study with conditions including omitting retaining-wall work near two significant cypress trees and limiting the number of exterior cladding materials.
Eric Miller, the project architect, explained the design intent, the treatment of two stone-clad walls and the need to retain functional circulation to the front entry for an elderly occupant. Neighbors raised concerns about visibility at the driveway turn, the retaining-wall work near trees and the number and placement of exterior lights.
At the hearing, the applicant withdrew the variance request for increased site coverage and agreed to keep the existing nonconforming coverage unchanged. Commissioners and staff discussed exterior lighting levels and added direction that the applicant work with staff on lighting to address safety and minimize spill. Commissioner comments also noted concerns about retaining-wall changes and tree-root protection; staff’s resolution included a condition to omit retaining-wall work within the cypress root protection zones unless otherwise approved after further review.
The commission approved the design study and coastal development permit with the conditions discussed, and the denied/withdrawn variance language was removed from the resolution. The motion carried with recorded votes showing a majority in favor and one commissioner voting no.
The decision requires the applicant to preserve identified significant trees, maintain or reduce existing nonconforming site coverage, implement tree protection measures on the plans, and coordinate final lighting and retaining-wall details with staff and the city forester.
