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Planning commission approves several design studies, remands a siding amendment and clears small restaurant expansion with conditions
Summary
At its July 8 meeting the commission approved multiple final and concept design studies (including two house projects and a combined concept/final), remanded a siding amendment to staff with direction to add stone to the garage face, and approved an expansion and use permit for Vin by the Sea with conditions limiting separate bar seating.
The Carmel-by-the-Sea Planning Commission on July 8 advanced several land-use items across the agenda, approving multiple design studies and issuing direction on a siding amendment and a restaurant expansion.
Consent agenda and routine items: The commission approved the consent agenda (monthly activity report, minutes, and several minor design reviews) by roll call.
Design approvals and concept acceptances: Staff recommended, and the commission approved, the P & T 2024 final design study (DS26081) for a single-story residence that complies with overlay findings and includes conditions to protect raptor and migratory-bird nesting; staff had noted tree and archaeological conditions. The commission also approved the combined concept and final design study for the Spyglass residence (DS26084) on San Antonio Avenue with conditions to clarify site-coverage calculations, tree-density requirements and an arbor-height correction.
Concept review and refinements: The commission held a concept hearing on the Luth two-story rebuild (DS26117) on Lincoln Street and requested additional cross-sections and refinements to fenestration proportions and the proposed northwest canopy tree location. Commissioners generally complimented the massing approach but asked the applicant to address tall windows with transoms or divided lights at final.
Siding amendment remand: For DS25293 (a previously approved track-1 design study with a post-construction siding discrepancy), the applicant asked to reside the entire house in stucco citing fire-safety concerns. Staff flagged design-guideline conflicts because three stucco facades in a row would create a repeated material run. Commissioners balanced fire risk and design diversity and remanded the matter back to staff with clear direction: the garage face should be clad in natural-looking stone and the remainder of the home finished in the applicant’s proposed stucco color and details so the revised submission conforms to design-guideline intent while addressing fire concerns.
Vin by the Sea expansion (use permit and design review): The commission approved an expansion of Vin by the Sea into an adjacent unit to add interior and outdoor seating and ancillary wine retail. Staff recommended limiting separate bar-room seats under municipal code (no more than 20 percent of interior seats at a bar or in a separate bar room). The applicant requested a small service bar and a flexible seating plan; the commission approved the expansion but amended conditions so the new area may include a service station (glasswasher, refrigeration and service counter) but not a separate bar room with permanent bar seating that would exceed the municipal limit. The final authorization allows interior-seat distribution flexibility between the two contiguous spaces provided the total interior occupancy and bar‑seat limits meet code and fire‑marshal occupancy determinations.
What's next: Staff will process the remanded siding amendment per the commission’s direction and will finalize the resolution language for the Vin by the Sea expansion to clarify service‑station details and seat flexibility. Several commissioners reiterated that ADU- and rooftop-deck policy questions will be addressed in upcoming Design Guidelines 1.5 and ADU policy work.
