Planning commission accepts concept for small Lincoln Street addition, with conditions

The Carmel‑by‑the‑Sea Planning Commission on Wednesday accepted a concept design study for a modest addition to a historic‑style cottage on Lincoln Street, with conditions the staff outlined for final review.

Staff described Design Study DS25153 as an 86‑square‑foot addition to an existing two‑story residence on a tightly constrained 4,000‑square‑foot lot, noting steep slopes, an existing parking variance and five on‑site coastal live oaks that staff recommended be retained. Staff also flagged deviations from the residential design guidelines for roof form and recommended findings be made if the commission believed the proposed flat roof and steeper slopes maintained the village’s character.

Architect Claudio Ortiz, representing owners Craig and Cheryl Vansello, told commissioners the aim was to preserve the property’s MJ Murphy storybook character while providing modest additional living space. Ortiz said the flat roof portion is “strategically placed on a lower section from the front” so it would be largely hidden from public view and that the design intentionally retains the five significant trees. Multiple neighbors who attended the site visit and public hearing — including John and Marcia Nagel, Caroline Gill and Claudia Howe — spoke in support of the project’s scale and materials.

Commissioners asked staff and the applicant to confirm technical items before final approval: a volume/archaeological report, grading and drainage plans, and a stormwater erosion control plan. After discussion, the commission adopted the staff resolution accepting the concept design study and noting that final permits will require the listed reports and compliance with the conditions.

Next steps: The applicant must submit the volume and preliminary grading/drainage plans and an archaeological resources report prior to scheduling final review.