Commission accepts concept for Carmel Street home with tree‑protection and plate‑height conditions

The commission accepted concept review for DS25095, a demolition and rebuild on a heavily forested Carmel Street lot, while imposing conditions focused on tree protection, plate‑height compliance and fenestration scale.

Staff reported the site contains 23 trees on or adjacent to the lot, 14 of which are significant; the applicant initially proposed removal of some trees but staff recommended retaining the two right‑of‑way significant trees and added conditions that the project meet the city’s tree density and tree protection setbacks. Staff also identified a plate‑height discrepancy for a rear walkout elevation that resulted in a plate over the 18‑foot limit; commissioners directed the applicant to correct the height (either by changing grade or revising walkouts/doors) prior to final approval.

Architect James Newhall Smith explained the design intention to preserve the forest character and to bring light into an otherwise dark, heavily treed lot; he said the team was willing to adjust door heights and work with staff on plate‑height compliance. Several neighbors urged retention of as many trees as possible, careful protection of root zones during construction and limits on landscape lighting. A neighbor also urged salvaging of existing redwood materials where feasible.

The commission approved concept acceptance with conditions: retain designated significant trees, submit a landscape plan demonstrating tree density and root protection zones, resolve the plate‑height calculation and reduce the front entry door to a more human scale before scheduling final details review.

Next steps: Applicant to provide a landscape/tree protection plan for Forest & Beach Commission review and to revise plans to bring plate height and front entry door into compliance.