Carmel-by-the-Sea City Council
December 1, 2025

13 thereof. Consultant hereby waives, in favor of the City, any moral rights Consultant, its employees, subconsultants, vendors, successors or assignees may have in the Materials.

B. No Patent or Copyright Infringement. Consultant guarantees that in its creation of the Materials produced under this Agreement, no federal or state patent or copyright laws were violated.

Consultant agrees that all copyrights, which arise from creation of the work or Services pursuant to this Agreement, will be vested in the City and waives and relinquishes all claims to copyright or intellectual property rights in favor of the City. Consultant covenants that it will defend, indemnify and hold City harmless from any claim or legal action brought against the City for alleged infringement of any patent or copyright related to City’s use of Materials produced by Consultant and its employees, agents and subconsultants under this Agreement.

C. Delivery and Use of the Materials. All Materials will be transferred and delivered by Consultant to the City without further compensation following the expiration or sooner termination of this Agreement, provided that the City may, at any time prior to the expiration or earlier termination of this Agreement, give written notice to Consultant requesting delivery by Consultant to the City of all or any part of the Materials in which event Consultant must forthwith comply with such request. The Materials created electronically must be submitted in a format and medium acceptable to the City. The Materials may be used by the City in any manner for the intended purpose or as part of its operations associated with the Materials.

D. Survival of Ownership and Use Provisions. The provisions contained in Section 10, Ownership and Use of Materials survives the expiration or earlier termination of this Agreement, and that this Section is severable for such purpose.

11. CONFIDENTIALITY
A. No Disclosure. Consultant must keep confidential and may not disclose, publish or release any information, data, or confidential information of the City to any person other than representatives of the City duly designated for that purpose in writing by the City. Consultant may not use for Consultant’s own purposes, or for any purpose other than those of the City, any information, data, or confidential information Consultant may acquire as a result of the performance of the Services under this Agreement. Consultant must promptly transmit to the City any and all requests for disclosure of any such confidential information or records. The obligations under this Section will survive the expiration or earlier termination of this Agreement.

B. California Public Records Act. Consultant acknowledges that the City is subject to the California Public Records Act (Government Code Section 6250 et seq.), known as the “PRA”, and agrees to any disclosure of information by the City as required by law. Consultant further acknowledges that it may have access to personal information as defined under the PRA, and Consultant will not use any such personal information for any purposes other than for the performance of Services under this Agreement without the advance written approval of the City.

All Scopes of Services and related documents received will be public records, with the exception of those elements, identified by the Consultant as business trade secrets and are plainly marked “Trade Secret”, “Confidential” or “Proprietary”. If disclosure is required under the PRA or ATTACHMENT 1

14 otherwise by law, the City will not be liable or responsible for the disclosure of any such records and the Consultant will indemnify, defend, and hold the City harmless for any such disclosure.

12. CONFLICT OF INTEREST
Consultant covenants that neither Consultant, nor any officer, principal or employee of its firm, has or will acquire any interest, directly or indirectly, that would conflict in any manner with the interests of City relating to this Agreement or that would in any way hinder Consultant’s performance of services under this Agreement. Consultant’s attention is directed to the conflict of interest rules applicable to governmental decision-making contained in the Political Reform Act (California Government Code Section 87100 and following) and its implementing regulations (California Code of Regulations, Title 2, Section 18700 et seq.), and California Government Code section 1090.

In addition, Consultant, Consultant’s employees, and subconsultants agree as follows:

A. That they will conduct their duties related to this Agreement with impartiality, and must, if they exercise discretionary authority over others in the course of those duties, disqualify themselves from dealing with anyone with whom a relationship between them could bring the impartiality of Consultant or its employees into question;
B. May not influence, seek to influence, or otherwise take part in a decision of the City knowing that the decision may further their private interests;
C. May not accept any commission, discount, allowance, payment, gift, or other benefit connected, directly or indirectly, with the performance of Services related to this Agreement, that causes, or would appear to cause, a conflict of interest;
D. May have no financial interest in the business of a third party that causes, or would appear to cause, a conflict of interest in connection with the performance of the Services related to this Agreement, and if such financial interest is acquired during the term of this Agreement, Consultant must promptly declare it to the City, and;
E. May not, during the term of this Agreement, perform a service for, or provide advice to, any person, firm, or corporation, which gives rise to a conflict of interest between the obligations of Consultant under this Agreement and the obligations of Consultant to such other person, firm or corporation.

13. DISPUTE RESOLUTION
A. Dispute Resolution Procedures. The parties will make reasonable efforts to promptly resolve any dispute, claim, or controversy arising out of or related to this Agreement (“Dispute”) using the Dispute Resolution Procedures set forth in this Section.

B. Negotiations. First, the City’s Project Representative and Consultant’s Project Manager will make reasonable efforts to resolve any Dispute by amicable negotiations and will provide frank, candid, and timely disclosure of all relevant facts, information, and documents to facilitate negotiations. Should these negotiations be unsuccessful in resolving the Dispute, the matter will ATTACHMENT 1

15 be promptly referred to the City Administrator or designee, and the Consultant’s Principal, who will meet and confer, in good faith, to resolve the Dispute to mutual satisfaction of the parties.

C. Mediation. If all or any portion of a Dispute cannot be resolved by good faith negotiations as set forth above within thirty (30) days of the date that the matter was referred to the City Administrator pursuant to subsection B above, either party may, by notice to the other party, submit the Dispute for formal mediation to a mediator selected mutually by the parties from the Monterey Superior Court’s Court-Directed Mediator Panel list. The duration of any such mediation may not exceed 2 hours unless otherwise agreed to by the parties. The cost of the mediation (including fees of mediators) will be borne equally by the parties, and each party will bear its own costs of participating in mediation. The mediation will take place within or in close proximity to the City of Carmel-by-the-Sea.

In any mediation conducted pursuant to this section, the provisions of California Evidence Code section 1152 will be applicable to limit the admissibility of evidence disclosed by the parties in the course of the mediation. In the event the parties are unsuccessful in resolving the dispute through the mediation process, then the parties agree that the dispute will be submitted to Binding Arbitration to a single Arbitrator in accordance with the existing Rules of Practice and Procedure of the Judicial Arbitration and Mediation Services, Inc. (JAMS) within thirty (30) days of the close of mediation as declared by the mediator.

D. Arbitration. The submission to Mediation and Arbitration in accordance with the requirements of this section of any and all agreements, differences, or controversies that may arise hereunder is made a condition precedent to the institution of any action or appeal at law or in equity with respect to the controversy involved. The award by the arbitrator will have the same force and effect and may be filed and entered, as a judgment of the Superior Court of the State of California and is subject to appellate review upon the same terms and conditions as the law permits for judgments of Superior Courts. A “Prevailing Party” will be determined in the Arbitration, and the prevailing party will be entitled to reasonable attorney’s fees and costs incurred, and accrued interest on any unpaid balance that may be due. Costs will include the cost of any expert employed in the preparation or presentation of any evidence. All costs incurred and reasonable attorney fees will be considered costs recoverable in that proceeding, and be included in any award.

14. TERMINATION OF AGREEMENT
A. Termination for Cause or Default. The City reserves the right to immediately terminate this Agreement, in whole or in part, if Consultant or any subconsultant defaults or fails to deliver the Services in accordance with the terms and conditions of this Agreement. Such termination must be in writing, setting forth the effective date of termination, and will not result in any penalty or other charges to the City, and may be issued without any prior notice. Without limitation, Consultant is in default of its obligations contained in this Agreement if Consultant, or any subconsultant:
i. Fails to perform the required Services within the term and/or in the manner provided under this Agreement;
ATTACHMENT 1

16 ii. Fails to supply sufficient, properly skilled workers or proper workmanship, products, material, tools and equipment to perform the Services;
iii. Fails to observe or comply with all laws, ordinances, including all requirements of governmental or quasi-governmental authorities, including federal, state, and local government enactments, bylaws, and other regulations now or, following the date of this Agreement, in force that pertain to;
iv. Fails to observe or comply with the City’s reasonable instructions; v. Breaches the Conflict of Interest provisions of this Agreement; or vi. Otherwise violates any provision of this Agreement.

B. Termination for Convenience. The City may, at its option and sole discretion, terminate this Agreement, in whole or in part, with or without cause, at any time during the Agreement Term for the convenience of the City, upon ten (10) days written notice to the Consultant.

C. Steps after Termination:
i. Upon termination of this Agreement by the City for any reason, the City will pay Consultant for satisfactorily performed Services and disbursements incurred by Consultant to the date of termination pursuant to this Agreement, less any amounts necessary to compensate the City for damages or costs incurred by the City arising from Consultant’s default. Termination will be without prejudice to any other rights or remedies the City may have.
ii. Upon receipt of written notice of termination of this Agreement by the City for any reason, Consultant must:
a. Promptly cease all Services, including Services provided by any subconsultant, unless otherwise directed by the City; and
b. Deliver to the City all the Materials provided to Consultant or prepared by or for Consultant or the City in connection with this Agreement. Such Materials are to be delivered to the City in completed form; however, notwithstanding the provisions of Section 10, Ownership and Use of Materials, herein, the City may condition payment for services rendered to the date of termination upon Consultant’s delivery to the City of such Materials.
iii. If this Agreement is terminated by the City for any reason, the City is hereby expressly permitted to assume the projects and Services, and to complete them by any means including, but not limited to, an agreement with another party.

ATTACHMENT 1

17 15. LEGAL ACTION / VENUE
A. Should either party to this Agreement bring legal action against the other, the validity, interpretation and performance of this Agreement will be controlled by and construed under the laws of the State of California, excluding California’s choice of law rules.

B. Venue for any such action relating to this Agreement will be in Monterey County.

C. If any legal action or proceeding, including action for declaratory relief, is brought for the enforcement of this Agreement or because of an alleged dispute, breach, default or misrepresentation in connection with this Agreement, the prevailing party may recover reasonable attorneys’ fees as may be determined by the Arbitrator, experts’ fees, and other costs, in addition to any other relief to which the party may be entitled.

16. MISCELLANEOUS PROVISIONS
A. Non-discrimination. During the performance of this Agreement, Consultant, and its subconsultants, may not unlawfully discriminate against any person because of race, religious creed, color, sex, national origin, ancestry, physical disability, mental disability, medical condition, marital status, age, or sexual orientation, either in Consultant’s employment practices or in the furnishing of services to recipients. Consultant further acknowledges that harassment in the workplace is not permitted in any form, and will take all necessary actions to prevent such conduct.

B. Acceptance of Services Not a Release. Acceptance by the City of the Services to be performed under this Agreement does not operate as a release of Consultant from professional responsibility for the Services performed.

C. Force Majeure. Either party is absolved from its obligation under this Agreement when and to the extent that performance is delayed or prevented, and in the City’s case, when and to the extent that its need for vehicles, materials, or Services to be supplied hereunder are reduced or eliminated by any course, except financial, for reasons beyond its control. Such reasons include, but are not limited to: earthquake, flood, epidemic, fire, explosion, war, civil disorder, act of God or of the public enemy, act of federal, state or local government, or delay in transportation to the extent that they are not caused by the party’s willful or negligent acts or omissions, and to the extent that they are beyond the party’s reasonable control.

D. Headings. The headings do not govern, limit, modify, or in any manner affect the scope, meaning or intent of the provisions of this Agreement. The headings are for convenience only.

E. Entire Agreement. This Agreement, including the Exhibits attached hereto, constitutes the entire agreement between the parties hereto with respect to the terms, conditions, and Services and supersedes any and all prior proposals, understandings, communications, representations and agreements, whether oral or written, relating to the subject matter thereof pursuant to Section 1B, “Change Order of Services”. Any Change Order to this Agreement will be effective only if it is in writing signed by both parties hereto and will prevail over any other provision of this Agreement in the event of inconsistency between them.

ATTACHMENT 1

18 F. Conflict between Agreement and Exhibits. In the event of a conflict between a provision in this Agreement and a provision in an Exhibit attached to this Agreement, the provisions in this Agreement will take precedence.

G. Counterparts. This Agreement may be executed in one or more counterparts, each of which will be deemed an original, and may be signed in counterparts, but all of which together will constitute one and the same Agreement.

H. Multiple Copies of Agreement. Multiple copies of this Agreement may be executed, but the parties agree that the Agreement on file in the office of the City’s City Clerk is the version of the Agreement that governs should any difference exist among counterparts of this Agreement.

I. Authority. Any individual executing this Agreement on behalf of the City or Consultant represents and warrants hereby that he or she has the requisite authority to enter into this Agreement on behalf of such party and bind the party to the terms and conditions of this Agreement.

J. Severability. If any of the provisions contained in this Agreement are held illegal, invalid or unenforceable, the enforceability of the remaining provisions will not be impaired thereby.

Limitations of liability and indemnities will survive termination of the Agreement for any cause.

If a part of the Agreement is valid, all valid parts that are severable from the invalid part remain in effect. If a part of this Agreement is invalid in one or more of its applications, the part remains in effect in all valid applications that are severable from the invalid applications.

K. Non-exclusive Agreement. This Agreement is non-exclusive and both the City and Consultant expressly reserve the right to enter into agreements with other Consultants for the same or similar services, or may have its own employees perform the same or similar services.

L. Assignment of Interest. The duties under this Agreement are not assignable, delegable, or transferable without the prior written consent of the City. Any such purported assignment, delegation, or transfer constitutes a material breach of this Agreement upon which the City may terminate this Agreement and be entitled to damages.

M. Laws. Consultant agrees that in the performance of this Agreement it will comply with all applicable federal, state and local laws and regulations. This Agreement will be governed by and construed in accordance with the laws of the State of California and the City of Carmel-by-theSea.

ATTACHMENT 1

IN WITNESS WHEREOF, the parties enter into this Agreement hereto on the day and year first above written in Carmel-by-the-Sea, California.

CITY OF CARMEL-BY-THE-SEA
Mayor, City Administrator, or Designee Signature
Printed Name Date
Title
APPROVED AS TO FORM:

By: ------------
Brian Pierik, City Attorney
ATTEST:

By:

Yashin Abbas, Interim City Clerk

ATTACHMENTS
• Exhibit "A" - Scope of Services
• Exhibit "B" - Key Personnel & Compensation
• Exhibit "C" - Fee Schedule
• Exhibit "D" - Project Schedule

CONSULTANT
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Printed Name /ii;� Date
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Date: ---------
Date: ________ _
19 ATTACHMENT 1

Exhibit A
ATTACHMENT 1

Exhibit A: Scope of Services
Winter & Company
1 Carmel, CA – Design Traditions Project Version 1.5
Professional Services
Revised: February 18, 2022
Project Approach
This scope of services describes the steps for an update to the city’s design guidelines and zoning code as they apply to the downtown commercial core and central residential neighborhoods.

The scope is organized into a series of Steps, each of which has more specific tasks.

This scope of services assumes that work tasks are shared among the consultant and city planning staff.

The tasks are then organized into two Phases: The first phase is designed to confirm the scope of the amendments. It includes a review of existing conditions, startup meetings with staff and decision-makers as well as community engagement. The second Phase then focuses on producing the formal revisions to the code and guidelines.

Project Objectives:

To assist the community in updating
• Residential design guidelines (which apply to the Residential zone districts) • Commercial design guidelines (which apply to the Commercial districts) • Zoning code for the related zone districts
PHASE ONE: CONFIRMING THE SCOPE OF THE AMENDMENTS

1. Start-up and orientation
Objectives:

1. To establish a shared understanding of the expectations for the project

2. To establish a working relationship with staff and decision makers

3. To gain an understanding of existing character in the project area Format:

This step includes a series of start-up meetings, all of which would be on site. These will be informal meetings, with a simple agenda of questions and a short PowerPoint presentation. It also includes a tour of the project area.

Trips: Trip #1, 3 days on site, for Noré Winter & Julie Husband ATTACHMENT 1

Exhibit A: Scope of Services
Winter & Company
2 Tasks:

1. Develop a PowerPoint presentation as a project introduction, summarizing scope, approach and schedule.

2. Conduct a 3-day retreat work session with staff to:
a. Develop an understanding of existing conditions.
i. Review recent projects
ii. Review current regulations
b. Confirm steps in the project process.
c. Build a team working relationship.

3. Review existing character.
a. Staff will assist in planning an on-site tour focusing on commercial, residential, and right-of-way design/character. This will include driving and walking portions. b. Consultant will tour the area following the staff-designed tour.

4. Conduct an information meeting with a citizen steering committee appointed by the City Council to review the project scope and discuss observations from the site tour.

5. Conduct a virtual work session with the Planning Commission.

6. Conduct a virtual work session with the City Council.

7. Write up summary of meetings and field inspection observations.

2. Assess existing conditions
This is a “technical” analysis step, which includes a review of existing regulations and an on-site work session with staff to confirm the interpretation of those existing regulations. It also includes an on-site strategy session with staff to outline the forthcoming community workshop.

Objectives:
• To establish a shared understanding of how current guidelines and standards shape development in the area
• To establish an understanding of how change and state regulations may (or may not) be influencing the character of the community (i.e.: RHNA, SB-9, Fire Resistant materials, water allocations, Climate change, green building materials, etc.) • To outline the agenda for upcoming community workshop(s) Format:

On-site work sessions
Trips: Trip #2, 2 days on site, for Noré Winter
Tasks:

1. Develop computer models illustrating massing permitted under current zoning standards and design guidelines (with and without bonuses). a. These also can be used later in community outreach.
b. They also will serve later in the project as a base for modeling the impacts of potential changes that may be proposed.

ATTACHMENT 1

Exhibit A: Scope of Services
Winter & Company
3 2. Review recent development projects.
a. Staff will assemble images of project documents of some recent projects for review and discussion.
b. Consultants will join in an on-site meeting with staff to:
i. Review the recent projects materials.
ii. Brainstorm community workshop/ outline.
iii. Brainstorm modeling alternatives.

3. Conduct a check-in meeting with the steering committee to discuss the upcoming workshop design.

4. Summarize findings in an illustrated memo.
a. This will be provided to inform public outreach and later discussions with decision makers.

3. Additional community engagement
Objectives:

1. To provide participants the opportunity to help to define the design features that are valued in the designated areas of the city.

2. To provide participants an opportunity to identify issues (focusing on design topics) that should be addressed in the updates.

Format:

This step includes a more focused community workshop to gain additional public opinion. It will include hands-on activities and an online counterpart meant to give residents the opportunity to participate and be part of the solution.

Trips: Trip #3, 2 days on site, for Noré Winter & Julie Husband Tasks:

1. Develop workshop materials. This includes a “visual character” survey that has images related to:
a. Identifying key features of the study areas that are valued by the community b. Identifying images of buildings (from Carmel and elsewhere) that would be appropriate
c. Computer models illustrating alternative massing scenarios for new buildings in different contexts

2. Conduct community workshop #1.
a. This will be a hybrid format, with on-site and online participation concurrently.

3. Analyze findings from the workshop (including some on site with staff).

4. Write summary of findings.

ATTACHMENT 1

Exhibit A: Scope of Services
Winter & Company
4 4. Develop a Strategy (Work Plan)
In this step, the changes to the standards and guidelines will be outlined based on information and analysis gathered during steps 1 through 3. These will include sufficient detail such that the community understands the nature of the revisions to be made. For example, where numbers are involved (such as FAR and height), those numbers will be shown. If necessary, some alternative choices for amendments to specific topics will be included.

Objectives:
• To describe in detail the changes that are to be made • This will serve as a policy document that decision makers will consider in providing direction for Phase Two of the project, in which the actual revisions are executed.

Format: Meetings will be conducted online.

Tasks:

1. Define the level of detail that the amendments will have.

2. Define the topics that will be addressed.

3. Develop computer model illustrations of the potential effects of the proposed changes.

4. Write a strategy memo that describes the changes to be made.

5. Conduct a check-in meeting with staff (virtual).

6. Conduct a check-in meeting with steering committee (virtual).

5. Confirm the project direction
In this step, the team will review the Strategy (work plan) with the community, planning commission and the city council to receive their guidance on moving forward. (Includes Julie) Objective:
• To gain formal direction from decision makers to move forward into Phase Two Format: Onsite meetings with PowerPoint presentations, including a hybrid community workshop. Virtual follow-up meetings with Planning Commission and City Council.

Trips: Trip #4, 2 days on site, for Noré Winter & Julie Husband Tasks:

1. Prepare presentation summarizing the strategy report.

2. Conduct a hybrid community workshop (Workshop #2).

3. Meet with the Planning Commission to review strategy (virtual).

4. Meet with the City Council to review strategy (virtual).

5. Review recommendations with staff in a virtual conference meeting.

ATTACHMENT 1

Exhibit A: Scope of Services
Winter & Company
5 PHASE TWO: EXECUTING THE UPDATES

6. Develop Draft #1 of the Updates to the design guidelines This Task includes updating the design guidelines documents for the downtown and the core residential areas. It will require re-formatting the existing design guidelines into InDesign desktop publishing software, using a standardized page design.

Objective:
• To prepare a working draft of the updates for review by the community and decision makers
Tasks:

1. Draft text, including edits as appropriate.

2. Develop new illustrations for the guidelines.
a. Some existing illustrations will be adapted, but new ones are also anticipated, particularly for the downtown design guidelines.

3. Lay out the document in InDesign.

7. Develop Draft #1 of the zoning amendments
This includes revisions to residential and commercial zone districts. We anticipate that staff will “control” the zoning document and will enter the revisions as needed. Winter & Company will provide staff with a redline markup of suggested edits. Winter & Co. also will provide new graphics to illustrate the code provisions.

Objective:
• To prepare a working draft of the updates for review by the community and decision makers
Tasks:

1. Draft zoning text changes.

2. Develop illustrations.

3. Mark up code for inserts.

4. Staff inserts into code.

8. Present the draft revisions to the community
In this step, the consultants will join staff on site to conduct another community workshop, in which the draft revisions to the code and guidelines will be presented. It also includes a joint work session with the Planning Commission and City Council. This could occur on site, if the schedule permits, or could be online.

Objectives:
• To keep the community informed of the progress of the project ATTACHMENT 1

Exhibit A: Scope of Services
Winter & Company
6 • To gain detailed direction from decision makers for potential revisions to the draft documents
Trips: Trip #5, 2 days on site, for Noré Winter & Julie Husband Tasks:

1. Prepare presentation materials.

2. Conduct on-site/hybrid community meeting (meeting #3).

3. Conduct on-site joint study session with PC and CC.

4. Write summary of findings (other edits to make).

9. Develop Draft #2 of the Design Guidelines
In this step, revisions will be made to prepare an adoption draft of the design guidelines.

Tasks:

1. Execute text revisions.

2. Develop additional illustrations.

3. Update the InDesign document.

10. Develop Draft #2 of the zoning amendments
In this step, revisions will be made to prepare an adoption draft of the zoning code.

Tasks:

1. Revise zoning text.

2. Develop additional illustrations.

3. Staff inserts revisions into the code.

11. Implementation
In this step, the revised documents would be adopted. Staff will lead this effort. The consultants will provide assistance and participate in the hearing (on line) if appropriate.

Tasks:

1. Prepare adoption hearing presentation materials.

2. Participate in the planning commission hearing (virtual).

3. Participate in the city council hearing (virtual).

ATTACHMENT 1

Exhibit B
ATTACHMENT 1

Exhibit B: Key Personnel
Carmel, CA - Design Traditions Project 1.5
Noré Winter, Principal in Charge
Winter is an urban design and planning consultant with extensive experience nationwide. He focuses on design strategies that promote the distinctive characteristics of individual communities and neighborhoods while enhancing economic vitality, sustainability and heritage conservation.

Noré will direct the project and will serve as primary contact with the client. He also will lead public outreach tasks.

Julie Husband - Urban Designer
Julie Husband offers twenty-five years of experience in architecture, urban design and related fields. She has worked for Winter & Company for the past twenty years on master plans, design guidelines, design review, urban design and historic preservation, and architectural rehabilitation projects.

Julie will assist the Principal-in-Charge in drafting updates to the design guidelines and zoning code.

Christopher Ball - Graphics and Computer Modeling
Christopher Ball plays an integral role in the creation of graphic content for the company. He has a strong knowledge of 3D modeling, graphic software and architectural practices.

Chris will generate computer models to illustrate potential impacts of revised design guidelines and zoning standards. He also will assist in developing surveys and other outreach tools that may be generated for the project.

Betsy Shears – Administration and Desktop Publishing
Betsy has managed administrative tasks for all projects at Winter & Company and leads desktop publishing efforts.

Betsy will take the lead in desktop publishing for the Carmel design guidelines update.

ATTACHMENT 1

Exhibit C
ATTACHMENT 1

Winter Company

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A B C D E F G H I
π Exhibit C: Fee Schedule
Carmel, CA - Design Traditions Project 1.5
Feb. 18, 2022
(Note that the individually numbered tasks do
NOT align with specific staff members.) Tasks are generally in chronological order, but not in every case Step 1: Start-up & Orientation Personnel Hours Rate Amount Task Total

1.1 Develop Powerpoint presentations • Principal (N Winter) 50 $185 $9,250.00

1.2 Conduct work session with staff • Urban Designer 44 $125 $5,500.00

1.3 Review existing character (site tour) • Admin/Desktop publisher 4 $90 $360.00

1.4 Meet with steering committee • Graphic designer (Sketchup) 0 $75 $0.00

1.5 Conduct work session with PC

1.6 Conduct work session with City Council

1.7 Write up meetings summary in a memo
Step 1 FEES $15,110.00

EXPENSES
(Trip #1; 3 days on site; NW & JH)) Unit cost Quantity Sub-total Amount Airfare $600 2 $1,200
Ground transportation (car rental, taxis) $730 1 $730
Accommodations $250 8 $2,000
Meals $85 6 $510
Technical/Printing $100 1 $100
Step 1 EXPENSES $ 4,540.00
TOTAL Step 1 $19,650.00
Step 2: Assess Existing Conditions Personnel Hours Rate Amount

2.1 Develop computer models illustrating massing
permitted

2.2 Review recent projects with staff • Principal (N Winter) 42 $185 $7,770.00

2.3 Meet with steering committee • Urban Designer 16 $125 $2,000.00

2.4 Summarize findings in a memo • Admin/Desktop publisher 8 $90 $720.00 • Graphic designer (Sketchup) 20 $75 $1,500.00
Step 2 FEES $11,990.00

EXPENSES
(Trip #2; 2 days on site; NW) Unit cost Quantity Sub-total Amount Travel expenses
Airfare $600 1 $600
Ground transportation (car rental, taxis) $550 1 $550
Accommodations $250 3 $750
Meals $85 2 $170
Technical/Printing $100 1 $100
Step 2 EXPENSES $2,170.00
TOTAL Step 2 $14,160.00
Step 3: Additional Community Engagement Personnel Hours Rate Amount

3.1 Develop on-site workshop materials

3.2 Conduct hybrid workshop #2 • Principal (N Winter) 60 $185 $11,100.00

3.3 Analyze workshop findings • Urban Designer 62 $125 $7,750.00

3.4 Write summary of findings • Admin/Desktop publisher 20 $90 $1,800.00 • Graphic designer (Sketchup) 20 $75 $1,500.00
Step 3 FEES $22,150.00
ATTACHMENT 1

Winter Company

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97 A B C D E F G H I

EXPENSES
Trip #3 (2 days on site; NW & JH) Unit cost Quantity Sub-total Amount Travel expenses
Airfare $600 2 $1,200
Ground transportation $550 1 $550
Accommodations $250 6 $1,500
Meals $85 6 $510
Technical/Printing $100 1 $100
Step 3 EXPENSES $3,860.00
TOTAL Step 3 $26,010.00
Step 4: Develop the Strategy for the revisions Personnel Hours Rate Amount

4.1 Define level of detail for amendments

4.2 Define topics to address • Principal (N Winter) 16 $185 $2,960.00

4.3 Model results of alternatives (Sketchup) • Urban Designer 10 $125 $1,250.00

4.4 Write strategy memo • Admin/Desktop publisher 10 $90 $900.00

4.5 Virtual check-in meeting with staff • Graphic designer (Sketchup) 40 $75 $3,000.00

4.6 Virtual check-in meeting with steering
committee Step 4 FEES $8,110.00

EXPENSES
Unit cost Quantity Sub-total Amount
Travel expenses
Airfare (No travel this step) $600 - $0
Ground transportation $500 - $0
Accommodations $250 - $0
Meals $85 - $0
Technical/Printing $100 1 $100
Step 4 EXPENSES $100.00
TOTAL Step 4 $8,210.00
Step 5. Confirm the project direction Personnel Hours Rate Amount

5.1 Prepare presentation materials

5.2 Conduct hybrid community workshop #2 • Principal (N Winter) 40 $185 $7,400.00

5.3 Meet with Planning Commission (virtual) • Urban Designer 48 $125 $6,000.00

5.4 Meet with City Council (virtual) • Admin/Desktop publisher 4 $90 $360.00

5.5 Review recommendations with staff • Graphic designer (Sketchup) 0 $75 $0.00 Step 5 FEES $13,760.00

EXPENSES
(Trip #4, 2 days on site NW & JH) Unit cost Quantity Sub-total Amount Travel expenses
Airfare $600 2 $1,200
Ground transportation $550 1 $550
Accommodations $250 6 $1,500
Meals $85 6 $510
Technical/Printing $100 1 $100
Step 5 EXPENSES $3,860.00
TOTAL Step 5 $17,620.00
Subtotal, Phase 1 $85,650.00
ATTACHMENT 1

Winter Company

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A B C D E F G H I
Step 6: Develop draft #1 of the Design Guidelines Personnel Hours Rate Amount

6.1 Draft the text • Principal (N Winter) 20 $185 $3,700.00

6.2 Develop illustrations • Urban Designer 30 $125 $3,750.00

6.3 Lay out in InDesign • Admin/Desktop publisher 40 $90 $3,600.00 • Graphic designer (Sketchup) 20 $75 $1,500.00
Step 6 FEES $12,550.00

EXPENSES
Unit cost Quantity Sub-total Amount
Travel expenses
Airfare $600 - $0
Ground transportation $500 - $0
Accommodations $250 - $0
Meals $85 - $0
Technical/Printing $100 1 $100
Step 6 EXPENSES $100.00
TOTAL Step 6 $12,650.00
Step 7: Develop Draft #1 of the zoning amendments Personnel Hours Rate Amount

7.1 Draft zoning text changes • Principal (N Winter) 20 $185 $3,700.00

7.2 Develop illustrations • Urban Designer 10 $125 $1,250.00

7.3 Mark up the code for inserts • Admin/Desktop publisher 10 $90 $900.00

7.4 Staff inserts revisions into code document • Graphic designer (Sketchup) 20 $75 $1,500.00 Step 7 FEES $7,350.00

EXPENSES
Unit cost Quantity Sub-total Amount
Travel expenses
Airfare $600 - $0
Ground transportation $500 - $0
Accommodations $250 - $0
Meals $85 - $0
Technical/Printing $100 1 $100
Step 7 EXPENSES $100.00
TOTAL Step 7 $7,450.00
Step 8: Present the drafts to the community Personnel Hours Rate Amount

8.1 Develop presentations & feedback materials

8.2 Conduct commmunity workshop (on-site and
online) • Principal (N Winter) 50 $185 $9,250.00

8.3 Conduct online workshop • Urban Designer 60 $125 $7,500.00

8.4 Joint study session with PC and CC • Admin/Desktop publisher 10 $90 $900.00

8.5 Write summary of findings (edits to make) • Graphic designer (Sketchup) 10 $75 $750.00 Step 8 FEES $18,400.00

EXPENSES
(Trip #5; 2 days on site; NW & JH) Unit cost Quantity Sub-total Amount Travel expenses (Trip #2)
Airfare $600 2 $1,200
Ground transportation $550 1 $550
Accommodations $250 6 $1,500
Meals $85 6 $510
ATTACHMENT 1

Winter Company

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A B C D E F G H I
Technical/Printing $100 1 $100
Step 8 EXPENSES $3,860.00
TOTAL Step 8 $22,260.00
Step 9: Develop draft #2 of the Design Guidelines Personnel Hours Rate Amount

9.1 Execute text revisions • Principal (N Winter) 10 $185 $1,850.00

9.2 Develop additional illustrations • Urban Designer 10 $125 $1,250.00

9.3 Update InDesign document • Admin/Desktop publisher 20 $90 $1,800.00 • Graphic designer (Sketchup) 10 $75 $750.00
Step 9 FEES $5,650.00

EXPENSES
Unit cost Quantity Sub-total Amount
Travel expenses
Airfare $550 - $0
Ground transportation $500 - $0
Accommodations $250 - $0
Meals $85 - $0
Technical/Printing $100 1 $100
Step 9 EXPENSES $100.00
TOTAL Step 9 $5,750.00
Step 10: Develop Draft #2 of the zoning amendments Personnel Hours Rate Amount

10.1 Revise zoning text • Principal (N Winter) 8 $185 $1,480.00

10.2 Develop additional illustrations • Urban Designer 4 $125 $500.00

10.3 Staff inserts revisions into code • Admin/Desktop publisher 10 $90 $900.00 • Graphic designer (Sketchup) 10 $75 $750.00
Step 10 FEES $3,630.00

EXPENSES
(No travel this step) Unit cost Quantity Sub-total Amount Travel expenses
Airfare $550 - $0
Ground transportation $500 - $0
Accommodations $250 - $0
Meals $85 - $0
Technical/Printing $100 1 $100
Step 10 EXPENSES $100.00
TOTAL Step 10 $3,730.00
Step 11: Implementation (Adoption) Personnel Hours Rate Amount

11.1 Prepare presentations • Principal (N Winter) 8 $185 $1,480.00

11.2 Planning commission hearing (virtual) • Urban Designer 0 $125 $0.00

11.3 City Council hearing (virtual) • Admin/Desktop publisher 4 $90 $360.00 • Graphic designer (Sketchup) 0 $75 $0.00
Step 11 FEES $1,840.00

EXPENSES
(No travel this step) Unit cost Qty. Sub-total Amount
Travel expenses
Airfare $550 - $0
Ground transportation $500 - $0
Accommodations $250 - $0
ATTACHMENT 1

Winter Company

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A B C D E F G H I
Meals $85 - $0
Technical/Printing $0 - $0
Step 11 EXPENSES $0.00
TOTAL Step 11 $1,840.00
TOTAL PROJECT COSTS $139,330.00
ATTACHMENT 1

Exhibit D
ATTACHMENT 1

Winter Company

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A B C
Schedule for Carmel Design Traditions Project 1.5
Schedule updated: 2/18/2022
Step 1: Start-up & Orientation (Trip #1) Date completed by:

Contract signed
Authorization to proceed

1.1 Develop Powerpoint presentations

1.2 Conduct work session with staff to review existing conditions

1.3 Review existing character (site tour)

1.4 Information meeting with steering committee

1.5 Virtual work session with Planning Commission

1.6 Virtual work session with City Council

1.7 Write up meetings summary in a memo March 31, 2022
Step 2: Assess Existing Conditions (Trip #2)

2.1 Develop computer models illustrating current regulations

2.2 Review recent development projects with staff (Trip #2)

2.3 Meet with steering committee to discuss upcoming workshop (Trip #2)

2.4 Summarize findings in illustrated memo April 29, 2022 Step 3: Additional Community Engagement (Trip #3)

3.1 Develop workshop #1 materials

3.2 Conduct on-site hybrid workshop (WS #1)

3.3 Analyze workshop findings

3.4 Write summary of findings June 30, 2022
Step 4: Develop a Strategy (Work Plan)

4.1 Define level of detail for amendments

4.2 Define topics to address

4.3 Model results of alternatives (Sketchup)

4.4 Write strategy memo

4.5 On-line meeting with staff to review strategy

4.6 Conduct virtual meeting with steering committee Aug. 8, 2022 Step 5. Confirm the project direction (Trip #4)

5.1 Prepare presentation materials for workshop #2

5.2 Conduct hybrid community workshop #2 to review strategy

5.3 Meet with Planning Commission to review strategy (virtual)

5.4 Meet with City Council to review strategy (virtual)

5.5 Review recommendations with staff Aug. 29-31, 2022
ATTACHMENT 1

Winter Company

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Step 6: Develop draft #1 of the updates to the Design Guidelines

6.1 Draft the text

6.2 Develop illustrations

6.3 Lay out in InDesign Sept. 30, 2022
Step 7: Develop Draft #1 of the zoning amendments

7.1 Draft zoning text changes

7.2 Develop illustrations

7.3 Mark up the code for inserts

7.4 Staff inserts revisions into code document Oct. 14, 2022 Step 8: Present the drafts to the community (Trip #5)

8.1 Develop presentations & feedback materials

8.2 Conduct commmunity workshop (hybrid)

8.3 Joint study session with PC and CC

8.4 Write summary of findings (edits to make) Nov. 28, 2022 Step 9: Develop draft #2 of the Design Guidelines

9.1 Execute text revisions

9.2 Develop additional illustrations

9.3 Update InDesign document Dec. 30, 2022
Step 10: Develop Draft #2 of the zoning amendments

10.1 Revise zoning text

10.2 Develop additional illustrations

10.3 Staff inserts revisions into code Dec. 30, 2022
Step 11: Implementation (Adoption)

11.1 Prepare presentations

11.2 Planning commission hearing (virtual)

11.3 City Council hearing (virtual) Mar. 7, 2023
ATTACHMENT 1

February 2023
Carmel-by-the-Sea
The Design Traditions of Carmel
Residential design guidelines
Public Review Draft
ATTACHMENT 2

Guiding Principles
While there are many aspects of the character of Car- mel that are addressed in the Design Guidelines, some Guiding Principles apply citywide and set the stage for the more detailed Design Guidelines that follow. All im- provement projects shall comply with these principles:

1. Restore and enhance the forest in all improvement
projects: private, public, and otherwise.

2. Subordinate every built structure to the character of the forest, natural environment, and to the natural
features on its own site.

3. Keep every built structure modest and simple.

4. Retain and build upon Carmel’s official architectural heritage.

5. Fit every built structure within its neighborhood
context.

6. Design every property with authentic and consistent details.

Note:

CMC 17.10.010 (Purpose and
Design Objectives) establishes the
standards and requirements for
development in the R-1 district.

The Residential Design Guidelines
implement these design objectives
(CMC 17.060, Residential Design
Guidelines).

Note:

These Residential Design
Guidelines are an update of the
City’s current guidelines. In order
to help readers understand where
new text has been added, it is
shown in RED font. An exception
is for a new section that is lengthy.

These are identified by a note in the
margin as being new.

ATTACHMENT 2

RESIDENTIAL DESIGN GUIDELINES

TABLE OF CONTENTS
Part One: Introductory Material
Introduction to the Design Review Process 3
Historic Development Patterns 11
A Sampling of Carmel Styles 14
The Expansion of Carmel 16
Defining Characteristics of Carmel 17
Part Two: Design Concept Guidelines
Guiding Principles 29
Neighborhood-wide Guidelines (Concept Level) 31
Site Planning Guidelines (Concept Level) 41
Building Design Guidelines (Concept Level) 55
Part Three: Final Design Guidelines
Building Design - Final Design Phase 63
Landscape Design - Final Design Phase 87
Part Four: Appendix 101
Credits 103
ATTACHMENT 2

ATTACHMENT 2

Part One: Introductory Material [ 1 ]
• Carmel-by-the-Sea Residential Design Guidelines •
PART ONE:

INTRODUCTORY MATERIAL
Introduction to the Design Review Process 3
About the design guidelines 3
Design Review Tracks 7
Gaining Project Approval 8
Factors that distinguish one neighborhood from another 9 Understanding “context” 10
Historic Development Patterns 11
A Sampling of Carmel Styles 14
The Expansion of Carmel 16
Defining Characteristics of Carmel 17
Favorite Streets and Their Features 19
Siting Patterns 20
Public Landscape Features 21
Private Landscape Features 22
Building Form and Scale 23
Building Details 24
ATTACHMENT 2

[ 2 ] Part One: Introductory Material
• Carmel-by-the-Sea Residential Design Guidelines •
ATTACHMENT 2

Part One: Introductory Material [ 3 ]
• Carmel-by-the-Sea Residential Design Guidelines •
Part One: Introductory Material
Introduction to the Design Review Process
A place like no other! Carmel-by-the-Sea is a unique community in an extraordinary setting with significant natural resources, high quality architecture and a strong community identity. Residents value its traditional character, village charm, tree-lined streets, wooded hillsides and walkable neighborhoods. These Design Guidelines provide a tool to retain the City’s design traditions.

About the design guidelines
What are Design Guidelines?
Design guidelines are a regulatory tool that convey the community’s expectations for maintaining its Design Traditions. They focus on the qualitative aspects of design but in some cases set forth prescriptive (measurable) requirements. They therefore work in concert with prescriptive standards related to design in the City’s zoning code. They provide City staff and its boards and commissions a basis for making informed decisions about the appropriateness of proposed improvements.

The Scope of the Guidelines
The guidelines focus on maintaining the traditional character of Carmel.

They address all projects in the R-1 and R-4 zoned areas of Carmel, including public and quasi-public uses and public works projects. Please note that the City of Carmel-by-the-Sea will not issue a construction permit for exterior additions, remodeling or new buildings without design review approval from the City. These guidelines also will aid property owners and their architects in developing appropriate design strategies.

Note:

CMC 17.10.010 (Purpose and
Design Objectives) establishes the
standards and requirements for
development in the R-1 district.

The Residential Design Guidelines
implement these design objectives
(CMC 17.060, Residential Design
Guidelines).

ATTACHMENT 2

[ 4 ] Part One: Introductory Material
• Carmel-by-the-Sea Residential Design Guidelines •
The Format for a Guideline
Each design guideline in this document typically has four components:

1. Design Objective - describes a desired state or condition of the design element being discussed.

2. Design Guideline Statement - typically performance-oriented, describes a desired design treatment.

3. Supplementary Information - may include suggestions on how to meet the objective, additional requirements, or may provide an expanded explanation. This information is listed in bullet format.

4. Illustrations - may be provided to clarify the intent of the guideline.

Sample of the guideline format used in this document
Section Heading
1 2
3 Simple primary roofs with subordinate
attachments, such as dormers, are
appropriate.

Roof Form 4
Varied roof forms are typical in a block and this tradition should be continued.

11.3 Use simple roof forms. Limit the number of
subordinate attachments such as dormers, to
avoid a cluttered design.
• For example, basic gable and hip roofs are traditional and their use is encouraged. • Flat roofs may be used to a limited extent on
smaller, one-story structures. They shall not be
used on large buildings or two-story elements.
• Avoid complex roof forms that call attention to
the design or add unnecessary detail.
• Mansard roofs typically add more mass than
other forms and are discouraged. A sloping
roof “skirt” that conceals a flat roof is particularly out of character. Similarly, a gable roof that is “clipped” at the top adds unnecessary
complexity to a design and should be avoided.

About the design guidelines,
continued...

Note:

The maximum development standards
in the Zoning Code (height, FAR, etc.)
are not guaranteed by right and may
be limited if they are not consistent
with the character of the surroundings.

The design guidelines shall be used in
determining those conditions.

ATTACHMENT 2

Part One: Introductory Material [ 5 ]
• Carmel-by-the-Sea Residential Design Guidelines •
How the Guidelines are Organized
The design guidelines are presented in a sequence that follows the City’s design review process. When proposing projects, applicants first should become familiar with the City’s design traditions and its goals for preservation of traditional character. Next, applicants must consult with the City’s planning staff and the City Forester to develop a preliminary site assessment. This will aid in understanding the resources of the site and issues need to be addressed. Based on these preliminary steps, applicants should then develop concept plans and complete a Design Concept review. After this, a Final Details review is scheduled. Only after this final review can an application for a construction permit occur.

The first design guidelines section focuses on broad-scale design issues which should be used during the Design Concept review stage. This includes design principles which apply neighborhood-wide as well as design guidelines for forest character, site planning and for the mass and scale of a building.

The second design guidelines section focuses on specific building and site design issues which should be used during the Final Details study stage.

These include design guidelines for architectural character, details and materials. Other general design guidelines, such as solar access, views, energy conservation and utilities are also included.

Part 1
Introductory
Material
Part 2
Concept Level
Guidelines
Part 3
Final Details
Guidelines
Part 4
Appendices
Guidelines Organization
ATTACHMENT 2

[ 6 ] Part One: Introductory Material
• Carmel-by-the-Sea Residential Design Guidelines •
Who Uses the Design Guidelines?
The design guidelines provide criteria for the design review process that applies throughout the city. As stipulated in Section 17.10.070 of the zoning code, all new construction and exterior repair and/or renovations to existing buildings within the city requires design approval.

Property Owners
Property owners are strongly encouraged to use the guidelines in planning projects with their contractors and design professionals to assure that the results will comply with the City’s design guidelines. While the guidelines are written for use by the layperson, property owners are strongly encouraged to enlist the assistance of qualified design and planning professionals, particularly architects and landscape architects who are experienced working in the Carmel context.

City Staff, Boards and Commissions
The guidelines also will be used by City staff, boards and commissions in determining compliance. In doing so, they consider how each project meets the design guidelines and promotes the goals set forth in the City’s General Plan, Local Coastal Plan and Zoning Code.

Determining Compliance
Compliance with all relevant design guidelines is required. Each project must meet all relevant design guidelines. In doing so, there is an interaction among the guidelines, in terms of the degree to which each is met. If the scope of work is only an alteration to the exterior wall of a building, with no expansion of footprint or site work, then guidelines related to landscaping would not apply.

The Role of Precedent
Note that previous projects do not imply precedent for approval of new work. Each project is unique with its distinct context. The design guidelines clarify how the City’s design objectives are interpreted for individual projects.

About the design guidelines,
continued...

Related code section:

Design Review: CMC Section 17.58
Link: forthcoming...

Related code section:

Findings required:

CMC 17.58.060.B.3
Link: Forthcoming
ATTACHMENT 2

Part One: Introductory Material [ 7 ]
• Carmel-by-the-Sea Residential Design Guidelines •
Design Review Tracks
The Design Review process is organized into separate tracks, which correspond to the scale of a project or its complexity.

Some projects may be approved at staff level while others may require comment and/or action by a board, committee or commission of the City.

Submittal requirements vary accordingly. Consult with City Planning staff to determine the process for a specific project.

Related document:
“Design Review Submittal
Requirements”
web link: placeholder
(More information about the Design Review tracks may be added, pending potential revisions to the process.) ATTACHMENT 2

[ 8 ] Part One: Introductory Material
• Carmel-by-the-Sea Residential Design Guidelines •
Step 1: Site Assessment
• Applicant submits an application for preliminary site assessment. • Planning and Forestry staff assess the site.
• The applicant uses the assessment in developing the project design.

Step 2: Concept Review
• Owner develops the Concept Design level information.
• City decision-makers review for compliance.
• When approved, applicant continues to Final Design.

Step 3: Final Review
• Owner develops the Final Design, using the Final Details design guidelines.
• City decision-makers review for compliance.
• When approved, applicant applies for other city permits, including building permit.

Gaining Project Approval
Each project shall follow a series of steps in order to assure that the proposed work meets all the relevant design guidelines. Compliance review with relevant zoning code regulations occurs concurrently. Check with Planning Staff for specific submittal requirements.
➠
➠
Note:

CMC 17.10.010 (Purpose and
Design Objectives) establishes the
standards and requirements for
development in the R-1 district.

The Residential Design Guidelines
implement these design objectives
(CMC 17.060, Residential Design
Guidelines).

ATTACHMENT 2

Part One: Introductory Material [ 9 ]
• Carmel-by-the-Sea Residential Design Guidelines •
Factors that distinguish one
neighborhood from another
Many characteristics of Carmel appear throughout the entire village bu some differences exist among neighborhoods. For example, most residential streets have a forested character but some streets near the Carmel Mission Basilica Museum are more open. Another example is along Scenic Road which has its own distinguishing features. These distinctions are important to address when crafting a design to fit in with the surrounding neighborhood. Some of the variables that may define different contexts are listed below.

1. The amount of natural light available: This relates to the character of the tree canopy and street widths.

2. The extent of the tree canopy: Most streets have a sense of enclosure with a healthy tree canopy, but a few were planned to be more open, such as in the Carmel Mission area.

3. Street widths: This influences where on-street parking occurs and how street edges are treated. Most have similar widths, but narrower ones exist and others are wider, such as along Junipero Avenue.

4. Variations in topography: This may be in the slope of a street itself or of lots, which may occur as “uphill” and “downhill” conditions. This influences the location of garages, how building forms may be stepped on a site and the way in which view opportunities exist.

5. Street layout: Most street are laid out in a grid pattern and not improved to their full widths resulting in informal street edges. A few actually are laid out with curves.

6. The different phases in which the City developed.

ATTACHMENT 2

[ 10 ] Part One: Introductory Material
• Carmel-by-the-Sea Residential Design Guidelines •
Understanding “Context”
The Design Guidelines emphasize respecting context which includes those traditional characteristics that are valued by the community and occur at different scales of perception. These aspects of context must be considered. They include:

1. The City
The defining characteristics of traditional Carmel as a whole are described on page 19 and are fundamental parts of the context for any project.

2. The Neighborhood
The traditional character of an individual neighborhood is a part of the context. A neighborhood may be loosely defined or it may have boundaries that are broadly understood. Some neighborhoods correspond to the original sub-divisions as they developed over time. Others are defined by shared features of topography and vegetation as well as their resulting street patterns.

3. The Block
The traditional features of the block in which a site is located is also part of the context. This includes the parcels along the same side of the street as that of the site itself. Also considered are those lots behind with abutting rear yards because these are often visible because of the city’s topography. The block face across the street is also a part of the context at this scale. The variation in building setbacks and the continuity of the forest edge are some of the traditional features that are prominent at this scale.

4. The Site
Respecting the natural features of the site itself is an important part of responding to context. Well-established native vegetation and the topography itself are important to consider at this scale.

ATTACHMENT 2

Part One: Introductory Material [ 11 ]
• Carmel-by-the-Sea Residential Design Guidelines •
Historic Development Patterns
Carmel’s character is a unique combination of physical, cultural and social forces. Many of the features people value date from visions of residents at the turn of the century and others result the natural setting and efforts by early settlers. This section presents a brief historical overview of Carmel that focuses on the way in which design and development patterns emerged. It is adapted from the City’s Historic Context statement.

Located on the Monterey Peninsula, Carmel-by-the-Sea is generally bounded by the community of
Pebble Beach, the Carmel River, the
Pacific Ocean and Highway One.

Resting at the base of two ranges
of hills, the landscape has changed
substantially since the arrival of the
first settlers.

First European Settlers
The first European settlers may
have arrived in 1542, although
the first officially reported date
is 1602, when Juan Rodriguez
Cabrillo recorded contact with the
Costonoans, or coast people, who
are presumed to be the first human
inhabitants in the area.

The Mission
In 1771, the Mission San Carlos Borromeo was established in Monterey and later moved to a more fertile
area along the Carmel River.

This triggered growth in the surrounding area. Cattle-ranching, farming, whaling and fishing
industries began to flourish. By
the mid-1800s, extractive mining
industries appeared as well.

Modest beginnings
Real estate development began in
1888, when Santiago J. Duckworth
purchased 324 acres of land from
Honorea Escolle and filed the first
subdivision map. In July of the
same year, the sale of lots began.

Commercial or business lots sold
for $50, residential corner lots sold
for $25 and residential inside lots
sold for $20 or more.

During the first few years of development, Carmel progressed rapidly. Then in the 1890s, the economy began to decline. This was due, in
part, to the fact that the town was
located too far from the end of the
railroad.

The Devendorf Era
In 1902, J. Franklin Devendorf,
together with Frank Powers, took
over the unsold lots from Duckworth. Powers then purchased most of the rest of the city lots from
the Pacific Improvement Company.

Devendorf became the city’s on-site
manager and Powers provided legal council and the much-needed capital.

An early photo of Carmel Beach, from Scenic Drive, shows some of the first houses developing along the southern edge. Note:

This section is new material.

ATTACHMENT 2

[ 12 ] Part One: Introductory Material
• Carmel-by-the-Sea Residential Design Guidelines •
Devendorf wished to build communities which were family-oriented and enhanced the natural environment.

A Boom Period
In the early 1900s, Carmel-by-theSea experienced its second boom.

By 1913 there were over 500 permanent residents and countless summer visitors. The influx of
seasonal visitors was a direct result of the growth of the tourism industry. Another important factor
was the popularity of the automobile. This led to the paving of the Carmel-Monterey Highway in 1916
and Ocean Avenue in 1922, making
access more convenient.

Population increases led to improved public service. Electricity may have arrived as early as 1894.

In 1903, the Sunset Telephone
Company and the Carmel Post
Office were established. In 1905,
water utilities were installed and
gas followed in 1930.

Natural Features
Original natural features included
a 15-acre area of sand dunes, and
early photographs show the area
west of Monte Verde had open
meadows, some coastal scrub and
a few trees.

Native Forests
A pine forest stood in the roughly
triangular section of land between
the two ranges of hills. The pines
that existed here had relatively
short “life-spans” and because of
their usefulness as firewood and
limited reforestation efforts, their
numbers quickly diminished.

Other forested areas were found
in natural canyons, such as on the
flat area where Carmel sits and
near water courses like the Carmel
River. The Monterey Pines and Cypress are remnants of vast forests which at one time extended up and
down the length of the coastline.

The Street Layout
Devendorf had much respect for
the natural environment, and
he used this to modify the grid
pattern on which the streets were
laid, in order to emphasize natural
features. Instead of cutting a tree
down or altering a hillside, he
would curve the road around it
and establish “mini-parks” at the
corners of many blocks.

Devendorf also encouraged the
planting of trees. Often, when he
sold a lot, he would give the owner
a few new trees. This contributed
to the forested image.

The grid used to organize the city
is a key element in the way its
character has developed. The roads
were narrow and were laid in such
a way that they curved and meandered to follow the land’s natural topography.

Assembling Lots
A common practice was to purchase one lot along with some adjacent ones, and sometimes even
adjust the entire lot line to fit the
contours of the natural landscape.

The Arts and Crafts Movement
After 1905, the strongest influence
on residential architecture in Carmel was the influx of artists and writers, especially those of the Arts
and Crafts Movement. Devendorf
reported that by 1911, 60% of Carmel’s residents devoted their lives to the “aesthetic arts.”
For these people, harmony with
nature and unpretentious living
were valued. This sense of modesty in appearance was in character with the “blending in” of building
in the community.

ATTACHMENT 2

Part One: Introductory Material [ 13 ]
• Carmel-by-the-Sea Residential Design Guidelines •
One of Carmel’s early residences, on the corner of Guadalupe and 4th, was an example of a vernacular turn-of-the century cottage. It stood 1-1/2 stories tall, had a one story porch, faced the street and was simple in design.

Early Building Types
Carmel’s early residences varied in
size, style, siting and the subordination of buildings to nature. Historically, homes were small, often no larger than one or one and onehalf stories. On the average they ranged from approximately 800
to 1,500 square feet. Outbuildings
such as garages were approximately 200 square feet. The construction method often used was wood
frame, although many homes were
constructed of rough cut stone.

Occasionally, wood homes were
set on high stone foundations.

Wood siding treatments were either
shingle, vertical board and batten
or horizontal clapboards. Roofs
were often gabled and covered
with wood-shingles.

As an expression of the philosophy of the Craftsman movement, the Craftsman style became the
most popular in Carmel from 1905
through the early 1920s.

The architectural styles that followed were perhaps less influential than the Craftsman, although they
did contribute to the city’s character. Revival styles of the 1920s and 1930s included Tudor Revival,
English Revival, French Revival,
Spanish and Italian Revival, American Colonial Revival, Monterey Revival and the Pueblo Revival.

Among the most noteworthy to
Carmel in this period was the design of “Storybook” cottages that drew upon references to “Cotswold
houses.”
By the end of the 1930s, much of the
character known as “old Carmel”
was established, both in terms of
the landscape and the building
stock. The infill of parcels continued, however, with a number of “modern” houses appearing
through the 1950s.

Although different in character,
these newer homes still remained
sensitive to their context. A home
designed by Frank Lloyd Wright,
which sits atop an outcropping of
brown basaltic lava on Abalone
Point, is a good example of this.

Although this site is not typical for
most of Carmel, it does illustrate
how a building can be subordinate
to its site.

During these decades of early development, individual expression was tempered with careful consideration of the setting and of the character of the city. The town that
emerged is a unique expression of a
community committed to a special
physical character and a distinct
cultural pattern as well.

References:

Archives of the Carmel Preservation Foundation.

Gilliam, Ann and Harold. Creating
Carmel: The Enduring Vision.

Edward Brothers, Inc. 1996.

Grimes, Teresa and Leslie Heumann. Historic Context Statement: Carmel-by-the-Sea. Leslie Heumann and Associates. September, 1994.

Gebhard, David. Romanza: The California Architecture of Frank Lloyd Wright. Chronicle Books. 1988.

Gray, Eunice T. Cross Trails and
Chaparral. 1925.

Laffey, Glory Anne. Historic Context
Statement: Carmel-by-the-Sea,
Revised. Archives & Architecture. May 31, 1996
Historic Development Patterns,
continued...

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[ 14 ] Part One: Introductory Material
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A Sampling of Carmel Styles
Following are examples of some of the architectural styles seen in Carmel-by-the-Sea. These styles are frequently cited in the City’s Inventory of Historic Resources. Most have features in common including the use of simple forms, natural materials and sloping roofs. Note that other styles not shown also can be found in the village. The purpose is to highlight key features that should be considered when designing in traditional styles and to acknowledge the diversity that exists, albeit within a range that fits with traditions.

Vernacular
• Simple rectangular form
• Hip or gable roof
• Little or no ornamental trim
Cotswold (“Storybook”)
• “Thatch” or staggered shingle
roof
• Curved roof edge
• Multi-paned windows
• Half-doors
• Heavy timber trim
• Decorative shutters
Tudor Revival
• Stucco sided, half-timbered
• Steeply-pitched, asymmetrical
roof
• Tall, narrow windows
• Prominent chimneys
• Decorative half-timbering
Craftsman
• Informal “L” or “U” shaped
plans which enclose a patio
• Low-pitched, overhanging gable roofs
• Exposed beams, braces and
rafter tails
• Occasionally stucco or shingle
siding
• Porch integrated into building
English Revival
• Sided with stucco, shake, board
and batten or Carmel stone
• At least one arched opening,
typically at the front door
Spanish Revival
• Stucco walls
• Tile roof
• Arched openings
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Part One: Introductory Material [ 15 ]
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A Sampling of Styles, continued
Monterey Revival
• Second story balcony across the
facade
• Low-pitched gable roof
• Ceramic tile or wood roof
French Revival
• Hipped roofs
• Occasional turreted bays
Bay Region Modern
• Low pitched gabled or shed
roof
• Stained siding, usually Redwood
• Expansive windows
• Exposed rafter ends
• Horizontal emphasis
Minimal Traditional
• Small, single-story
• Simple rectangular form
• Little detailing
• Limited eave overhang
• Wood, brick and stone
Ranch
• Asymmetrical arrangement
• Low-pitched roof
• Moderate roof overhang
• Decorative porch supports
Wrightian Organic
• Natural materials
• Extended roof forms
• Horizontal emphasis
• Stepped with topography
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[ 16 ] Part One: Introductory Material
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The Expansion of Carmel
Chronology of
Major Annexations
1888 Bounded by Monterey
Street, Junipero, 1st and Ocean
Avenues; the original site of Carmel
City.
1900 Bounded by Monte Verde,
N. San Antonio, 2nd and Ocean
Avenues.
1902 Bounded by Junipero Avenue, Monte Verde, 3rd and 12th Avenues; originally known as
Carmel-by-the-Sea.
1908 Bounded by Monte Verde,
San Antonio, Ocean and Santa Lucia.
1908 Bounded by Junipero, Monte Verde, 3rd Avenue and a zigzag line beginning at the intersection of
Monte Verde and 2nd and continuing northeast in block increments to Alta Avenue (excluding the tennis courts which were annexed in 1956)
1910 Bounded by Carpenter
Street, Junipero, Ocean and 11th
Avenue.
1910 Bounded by San Antonio
Avenue, Scenic Road, 8th Avenue
and Santa Lucia Avenue
1911 Paradise Park; triangular
area bounded by Carpenter Street
and 4th Avenue
1912 Bounded by Mission Street,
Casanova Street, 12th Avenue and
Santa Lucia Avenue
1922 Bounded by San Antonio,
Del Mar, Ocean and 8th Avenues
1963-1975 Various tracts along
the southeastern edge of the city
Carmel City began in 1888 as a community of approximately 40 blocks. It more than doubled with annexation in 1900 of the Pescadero Canyon area and the original Carmel City. Other lands were added during the 1920s and 1930s until more than 200 blocks were included. The last major annexation occurred in 1967.

The major annexations of Carmel
Junipero Avenue
Ocean Avenue
Dolores
Santa Lucia
San Antonio Avenue
Monte Verde Street
1911
1888 1910
1967-75
1912
1908
1900
1902
1908
1922 1910
Original
Carmel-by-the-Sea
Carmel City
Paradise Park
Walker Tract
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Part One: Introductory Material [ 17 ]
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Defining Characteristics of Carmel
Carmel is known worldwide as a village that has charted its own course in providing a special livable environment for residents and visitors. This character results from a unique combination of its setting, the founder’s visions, decades of caring citizens and an ongoing commitment to a special way of life.

This section summarizes the traditional character of the residential areas of Carmel. It addresses the physical character of the village, drawing upon the traditions of building and site design that have been developing for more than one-hundred years. This ma- terial informs the design guidelines that follow and will be used in interpreting them.

Multi-stemmed lower canopy trees that
partially screen buildings, simple fences
and garden plantings contribute to the
design traditions of Carmel.

Carmel is a Village in a Forest with these features:

Neighborhood
Subdued: No one thing is attention-grabbing; a building fits within the context of its block, its neighborhood and the city at large.

Exploratory: There is a sense of discovery along each street. One must experience a block in space and time, by moving along or through it.

Historic: A rich mix of historic and other traditional buildings, representing a range of styles is found throughout the community.

Note:

The information in this section shall
be considered when determining
how successfully a project responds
to its context.

Note:

This section is new material.

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Architecture
Genuine: A sense of authenticity is conveyed through building materials and handcrafted design.

In scale: Buildings are human-scaled in their forms, materials and details.

Crafted: Buildings are of high quality and durable. This also is expressed in design details of buildings.

Diverse: There is variety in the range of building styles that fit in with the character of being a Village in the Forest by the Sea.

Nestled: Buildings fit in with and are subordinate to the forest setting.

Landscapes
Informal: Landscapes contribute to the forest character.

Walkable: Landscapes are pedestrian-scaled and enhance the public realm.

Connected: Properties connect to the public right-of-way with landscape details that extend the forest character. They are not walled off.

Meandering streets and the high canopy
forest, in which the details of individual
lots “unfold,” contribute to the design
traditions of Carmel.

Defining Characteristics, of
Carmel, continued...

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Part One: Introductory Material [ 19 ]
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Favorite Streets and Their Features
Which are the favorite streets of Carmel? People like those with views to the ocean, other natural features and cultural landmarks. They also value tree-lined streets, especially “any street where a tree has to be bypassed,” and “any of those with a traditional residential character,” where a sense of an unfolding street scene occurs.

Key street features:
• A sense of “discovery,” as the
street scene unfolds
• Trees everywhere; in the middle of the street;
• The canopy of trees
• Landscaping in the public
right-of-way along the edges
of the pavement
• Narrow, winding, walkable
streets
A “quiet” street scene of:
• No sidewalks
• No street lights
• No curbs
• No stop lights
• No bright lights with limited
light spillover
• Narrow or limited driveways
subordinate to the overall
street scene
• Homes meld with the street.
• Subdued, diverse architecture
Other favorite street features:
• Open, rustic fences - in a variety
of designs and materials
• Individual gates that define
entries to gardens
• Low stone walls, often as site
retaining structures - usually
on the uphill side of a street or
along cross streets
Favorite streets include those with
irregular edges.

View along Scenic Drive
People value tree-lined streets, especially
one where a tree has be to bypassed.

Defining Characteristics, of
Carmel, continued...

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Siting Patterns
A variety of building setbacks and a sense that buildings are subordinate to a foreground of trees and other plants are key features of Carmel. The distances that buildings are set back from the street varies greatly, which contributes to the sense of open space and of buildings being located “in a forest.” The edge of the public right-of-way is planted, typically with ground covers and shrubs.

Favorite patterns of site design:
• The edge of the public rightof-way is planted, acting as a transition between the street
and individual lot designs.
• Building setbacks vary.
• Houses are subordinate to the
site.
• Larger homes are located on
large lots; smaller homes on
small lots.
• Uphill and downhill patterns
vary.
• Each building is sited in response to natural and manmade conditions.

The edge of the public right-of-way is
planted, acting as a transition between
the street and individual lot landscape
designs.

Traditionally, houses appeared
subordinate to their sites. Buildings are often hidden from the street, contributing to a sense of “living
in a forest.”
Defining Characteristics, of
Carmel, continued...

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Part One: Introductory Material [ 21 ]
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Public Landscape Features
The canopy of upper story trees is a key feature in the “public” portion of the landscape. Earth and much as well as low-scale plants in the right-ofway also are details. The informal design of drainage ways and natural rock borders at corners are also distinctive.

Features:
• Upper canopy trees
• Trees in the road
• Streets used as walkways; no
sidewalks
• An informal street design
• A minimal paving section for
the roadway
• Simple stone culverts in drainage ways
Natural rock borders contribute to the
public landscape.

Upper canopy trees are favorite
landscape features.
“Mini-parks” add variety to the street
scene.
• A sense of openness
• Native plants
• Mini-parks at corners and
other locations where a spot
of natural landscaping occurs
• Preservation of natural drainage channels within the public landscape Defining Characteristics, of
Carmel, continued...

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[ 22 ] Part One: Introductory Material
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Private Landscape Details
An informal character, emphasizing foliage over flowers is a part of the tradition, and the resulting sense of a “forest floor” is a key part of design traditions. Landscape details of individual lots include:

Basic features:
• Intimate and individual gardens
• Predominantly “garden” plants
and ground covers with a forest
floor character; only limited
areas of conventional grassy
lawns
• Enticing walkways through
informal gardens to building
entries
• Gates, trellises, fences and walls
are all unique.

Extensive planting of, and respect for trees:
• Upper canopy trees, typically
Monterey Pines, establish a
sense of scale.
• Oaks and other multi-stem
trees, in an lower canopy, soften
views of homes.
• Informal landscape designs,
favoring trees and shrubs
Common elements:
• Use of natural materials, including wood and Carmel
stone
• Short stone walls
• Rustic wood fences that provide scale, texture and interest • Hedges
• Native, drought-tolerant plant
materials
• Hardscapes tend to be “rustic”
in materials and layout.

Varying designs of gates, fences and
walls are key features.

Oaks and other multi-stem trees, in an
lower canopy, soften views of homes.

Rustic wood fences provide scale, texture
and interest.

Defining Characteristics, of
Carmel, continued...

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Part One: Introductory Material [ 23 ]
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Building Form and Scale
Simple building shapes are a part of Carmel’s design traditions. Many structures are basic rectangular shapes. Even those with more complex plans have one primary rectangular mass, to which other subordinate elements are attached.

Traditional building forms and
scales:
• A simple, primary building
form
• Varied roof lines within a block;
most are sloping, either hip or
gabled
• An understated building scale
• Variations in one- and two-story heights; traditionally one and one-and-one-half stories
• Small garages in front that
reduce the perceived scale of
primary buildings and add
interest to the street
• A diversity of textures and
details that provide a sense of
human scale
• Downhill buildings don’t appear as large as seen from the street. The mass falls away from
the street.

Small garages in front reduce the
perceived scale of primary buildings and
add interest to the street.

Defining Characteristics, of
Carmel, continued...

Varied roof lines
Low eave lines and dormers that are
subordinate to the roof plane are typical
features.

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[ 24 ] Part One: Introductory Material
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Building Details
Diversity is seen in architectural materials and details, and yet, this diversity lies within a relatively limited range. Building materials traditionally are “natural,” including wood and stone. Some wood is painted, while other is stained. Clapboard, shiplap, shingle and board-and-batten also are found. Architectural details are used with consistency on a building.

Details from different styles are not mixed and most details are simple in character.

Architectural details include:
• Natural materials, including
wood and stone
• Wood is either painted or
stained.
• The primary entrance may face
the street, or may be indirectly
visible.
• Low eave lines
• Architectural details are simple,
integral to the building design.
• Dormers are subordinate to the
roof plane.
• A limited palette of building
materials occurs within a single
building design.
• A consistency of design occurs throughout an individual building design.

A limited palette of building materials
occurs within a single building design.

Architectural details are simple, and are
integral to each building design.

Defining Characteristics, of
Carmel, continued...

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Part Two: Design Concept Guidelines [ 25 ]
• Carmel-by-the-Sea Residential Design Guidelines •
PART TWO:

DESIGN CONCEPT GUIDELINES

1.0 Guiding Principles 29
Neighborhood-wide Guidelines (Concept Level) 31

2.0 Site Assessment 31

3.0 Preserving the Forest Character 32

4.0 Preserving Historic Resources 38

5.0 Neighborhood Street Character Guidelines 39
Site Planning Guidelines (Concept Level) 41

6.0 Working with Topography 41

7.0 Open Space, Site Coverage and Setbacks 44

8.0 Privacy and Views 49

9.0 Parking and Access 52
Building Design Guidelines (Concept Level) 55

10.0 Building Mass and Scale 55

11.0 Building Form 59
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Part Two: Design Concept Guidelines [ 27 ]
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Part Two: Design Concept Guidelines
Part Two contains guidelines for the design and review of concept plans and is divided into eleven (11) subsections.

The guidelines focus on broad design considerations that relate to the organization of uses on a site, treatment of the urban forest and building massing. A primary consideration is that a design be compatible with the design traditions of Carmel, including maintaining the urban
forest character and promoting buildings in scale with
their context while encouraging diversity in individual houses. Part Three follows which addresses Final Details Design including topics such as architectural details, materials and landscape design.

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Part Two: Design Concept Guidelines [ 29 ]
• Carmel-by-the-Sea Residential Design Guidelines •

1.0 Guiding Principles
These guiding principles for design apply throughout Carmel-by-the-Sea and set the stage for the more detailed Design Guidelines that follow. All improvement projects shall comply with these principles:

1. Restore and enhance the forest in all improvement projects: private, public, and otherwise. • Plan all landscapes in both the public and private realms to sustain the Village in a Forest. • Restore areas that are in need.

2. Subordinate every built structure to the character of the forest, natural environment, and to the natural features of its own site.
• The compatibility of many buildings also is improved with more forest-like front yards. • Provide layers of landscaping (varying plant and tree heights) between the street and each home. • Use drought-tolerant plants and fire-resistant materials while continuing to convey the forest character.

3. Keep every built structure modest and simple.
• Design buildings and landscapes to be human-scaled and fit in with their surroundings. • Avoid repetition in building designs and site features. • Express individuality in subtle ways while respecting surroundings.

4. Retain and build upon Carmel’s official architectural heritage. • Preserve recognized historic resources
• Also conserve other traditional buildings that convey Carmel’s design traditions.

5. Fit every built structure within its neighborhood context. • “Remember your neighbors” is an important concept.
• Key design factors include:
• Building size (height and width)
• Building form and proportion
• Percentage of solid-to-void (ratio of walls to windows)t • Building materials
• Roof form
• Color
• Fit with the topography
• Landscaping
• Lighting

6. Design every property with authentic and consistent details. • Convey excellence in their materials and execution.
• Add value with well-crafted work that is visible to the community. • Promote the use of natural materials.

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ATTACHMENT 2

Part Two: Design Concept Guidelines [ 31 ]
• Carmel-by-the-Sea Residential Design Guidelines •
Neighborhood-wide Guidelines (Concept Level)

2.0 Site Assessment
Each site is part of a larger neighborhood and it should contribute to its character. Important aspects include the forest and open spaces, the character of the street edge, the massing, arrangement, and materials used in other homes and topography, access and views.

2.1 Conduct a preliminary site assessment.

Each site is unique and has its own opportunities and challenges. Therefore, the first step in developing a plan for a project is to assess the neighborhood context and the resources and constraints of the site. A survey showing existing conditions on the site and in the immediate vicinity must be prepared by a licensed surveyor or engineer. This site survey will show topography, drainage features, existing trees and structures, the edge of the street and other features useful in developing a design concept for the project.

This plan must be reviewed in the field by the City Forester and a City Planner. During this field review, qualitative assessments will be made regarding the health and importance of each tree, whether above-or below-ground areas should be avoided and whether specific existing structures may qualify for incentives offered to preserve traditional or historic buildings. Observations about the neighborhood design context, street and right-of-way character, views, privacy, historical evaluation, nonconformity, etc. must be noted as well.

The first step in developing a plan for a project is to assess the context of the neighborhood as well as the resources and constraints of the site.

Topics in this section:

2.0 Site Assessment

3.0 Preserving the Forest
Character

4.0 Preserving Historic Resources

5.0 Neighborhood Street Character
Guidelines
Related guiding principles
(page xx):
#1. Restore and enhance the forest...
#2. Subordinate structures to the
forest...
#4. Retain heritage...

Related document:
“Site Assessment Application:

Web link:
..........

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3.0 Preserving the Forest Character
The urban forest is one of the most significant and remarkable characteristics of the community. In most neighborhoods, the forest contains a combination of upper canopy trees and a lower story of smaller trees.

Many are Monterey Pine, while the lower canopy trees include a mix of multi-stem varieties, often Coast live oak. Some neighborhoods have Monterey cypress or redwoods. Protection of existing healthy trees must be among the highest priorities in any project. Trees that are especially significant due to their size, character, location or species shall be identified through consultations with the City Forester at the beginning of a project.

Each site should contribute to the urban
forest by saving significant trees and
planting new ones that are consistent
with the context.

The forest landscape is prevalent along
the road edge in most neighborhoods
and overhangs most streets to create the
appearance of a forested lane .

Related guiding principles
(page xx):
#1. Restore the forest...
#2. Subordinate structures to the
forest...
#5. Fit with context...

Site evaluation: Identify significant trees to be protected.

Existing
significant
trees
Existing
significant
trees
Appropriate: Significant trees preserved
Significant
trees
preserved
Inappropriate: Trees removed and heavily pruned
Significant
trees removed
and damaged
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Part Two: Design Concept Guidelines [ 33 ]
• Carmel-by-the-Sea Residential Design Guidelines •
Lower canopy trees have a subordinate scale to upper canopy trees. They often have multiple trunks useful for screening and softening building mass. Established, healthy lower canopy trees should be preserved. In sites lacking sufficient trees, new ones should be planted in consultation with the City Forester to supplement the urban forest.

Buildings and other site structures shall be located to minimize the removal, pruning, or damage to existing healthy mature trees, on and adjacent to the site. The “Preliminary Site Assessment” tree survey should be consulted when designing and locating new structures and additions to determine which trees are significant and should be protected. When new trees are planted they should be selected to enhance the forest character of the neighborhood.

Objectives for this section are:
• To maintain and enhance the urban forest as a distinctive feature of Carmel
• To maintain continuity of basic landscape elements throughout each neighborhood
• To maintain the traditional forest character which includes a mix of upper canopy and lower canopy trees
• To filter views of houses with lower story trees and reduce perceived building scale or prominence from the street • To preserve established trees that contribute to the forest character of the neighborhood
• To promote planting of new trees that will contribute to the urban forest character
Note:

See the City Forester to determine the condition and significance of existing trees.

The Forest and Beach Commission will comment on the effects any proposed work will have on significant trees during project review.

The City also has regulations that establish tree replacement ratios and suggests trees species. Note that these ratios may be adjusted by the City Forester based on individual site conditions.

Existing significant upper canopy trees
shall be preserved as neighborhood
assets.

Related documents:

Forthcoming landscape ordinance
An objective is to filter views with lower
story trees.

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[ 34 ] Part Two: Design Concept Guidelines
• Carmel-by-the-Sea Residential Design Guidelines •
Key principles:
• Identify the forest character of the neighborhood before developing a site design.
• Preserve established healthy trees.
• Plant new trees to supplement the urban forest.
• Provide a compatible landscape setting to reinforce the forest character.

3.1 Existing healthy upper canopy and lower canopy trees shall be preserved.
• First, consult with the City Forester to evaluate existing trees on and immediately adjacent to the project site including the right-of-way for their significance and condition.
• Protect trees during construction as provided in the Land Use Code and by planning access and site development around trees.
• Trees in the right-of-way shall not be removed to provide parking spaces. • Position building masses and roof forms to avoid cutting into the canopy of established trees. (See also the following section on site design.)

3.2 Locate new construction to minimize impacts on established trees.
• Foundations for buildings and walls shall be set back a sufficient distance from the base of any tree to adequately protect tree roots. See the Land Use Code for specific requirements. • Avoid pruning to tree limbs and canopies.
• Adequate open space shall be provided on each building site to retain, and plant anew when necessary, upper and lower canopy trees at spacings to allow for growth to maturity. • Excavation shall be in areas that minimize the impact on trees and their root structures.

3.3 Protect root systems of all trees to be preserved.
• Plan excavation work to avoid root systems of all trees on site and adjacent to the site including trees on abutting properties and in the right-of-way.
• Avoid excavations that would cut into the root zone or drip-line of any healthy mature tree.
• Plan curb cuts, paving and drainage systems to maintain air transport and water percolation to root systems.
• Grades should not be raised or lowered around tree roots.

Excavation work shall be planned to
avoid significant impacts to root systems.

As shown here, cutting into major
roots systems without City approval
will weaken or even kill a tree and is
unlawful.

Trees in the right-of-way shall not be
removed.

Related document:

City Forester’s design standards,
including excavation and protection
of tree roots
Link: xxxxxxx
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Part Two: Design Concept Guidelines [ 35 ]
• Carmel-by-the-Sea Residential Design Guidelines •

3.4 Maintain and enhance the forested image of the site. • Plant new trees to reinforce the urban forest character. • A mix of upper and lower canopy trees shall be used, as determined by the City Forester. • Select trees that are characteristic of the neighborhood context.

Maintain a forested image on a site.

Maintain established lower canopy trees
that provide character and screening.

Avoid excavations or foundations that
would cut into the root zone or drip-line
around any significant tree.

Plant new trees to reinforce the urban
forest character.

3.0 Preserving the Forest
Character, continued...

Trees in the right-of-way shall not be
removed to provide parking spaces. Select trees characteristic of the neighborhood.

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[ 36 ] Part Two: Design Concept Guidelines
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Right-of-way character
In many neighborhoods, the edges of the public right-of-way are unpaved. In early years, they also are unplanted with only packed earth and pine needles. In other areas, the right-of-way is planted with indigenous species that convey a forest appearance. Both approaches contribute to the urban forest. This forest character of the right-of-way is an important feature that varies with each neighborhood and should be perpetuated.

Carmel’s streets are designed for walking. On most streets, pedestrians share the lanes with motorists. This contributes to the quiet, informal character of the street and should be continued.

3.5 Maintain or enhance the informal, vegetated, open space character of the right-of-way.
• Use simple planting plans.
• Emphasize, drought tolerant native plants.
• Adding paving, gravel, boulders, logs, timbers, planters or other above-ground encroachments is prohibited.

3.6 Maintain trees and naturalized vegetation in the right-ofway and the periphery of the site. • Exceptions may be necessary to provide safe access.
• Preserving vegetation around a site can contribute to the forest character of the street and help screen buildings.
• Trees with canopies that arch over the street are particularly important.

Trees that abound in the public right-of-way and the periphery of the site shall be maintained.

The informal, vegetated, character of
open space in the right-of-way shall be
maintained.

Maintain and enhance the informal,
vegetated, open space character of the
right-of-way.

Related code section:

See CMC 17.34.070.B.4
Link: xxxxxxx
Use simple planting plans.

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Part Two: Design Concept Guidelines [ 37 ]
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Parking in the right-of-way
Parking has become an increased use in the right-of-way. This threatens the character of the street although it meets a functional need. Street parking must be balanced with maintaining a forest edge. Parking in the right-of-way is public parking and shall only occur in a manner that maintains the informal, open space character.

With the exception of driveways, adding new paving in the right-of-way is prohibited. When excess paving already exists in the adjacent rightof-way, this and other non-conforming materials shall be removed. The right-of-way may be used for parking but should not present a hard-surface appearance or impermeable barrier to water.

3.7 Where a parking area in the right-of-way is to be defined, use a design that will reinforce the forest image.
• Natural soil, shredded bark and wood chips are appropriate surface materials. Gravel and other “hardened” surfaces are prohibited.
• Separate an existing parking space in the right-of-way from any driveway with plantings.

Parking
Planting
Separate a parking space in the right-ofway from any driveway with plantings.

Where a parking area in the right-of-way
is to be defined, use an informal unpaved
design that will reinforce the forest
image.

3.0 Preserving the Forest
Character, continued...

Related code section:

See xxxx
Soil, shredded bark and wood chips are appropriate surface materials.

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4.0 Preserving Historic Resources
Historic resources are identified in the City’s Historic Resources Inventory. They meet established criteria for historic significance. Other buildings also may be valued because they contribute to the traditional character of the community even though they may not meet criteria for listing as historic resources. They also merit conservation.

4.1 Preserve historic resources.
• Note that additional guidelines related to historic resources are adopted separately by the City and apply to properties recognized as having historic significance. See Chapter 17.32 of the Municipal Code and the City’s Historic Context Statement.

4.2 Conserve other properties that convey Carmel’s design traditions. • Note that some flexibility with some zoning standards may be available to encourage reuse of existing buildings.

Related guiding principles
(see p.xx):
# 2. Subordinate structures to the
forest...
#3. Keep structures modest...
#4. Retain heritage...

Related document:
“Historic Resources Inventory”
Web link: xxxxxxx
Preserve historic resources.

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5.0 Neighborhood Street Character
Guidelines
Informal residential streets in Carmel is one a distinctive design tradition which should be maintained. Designers for private and public projects should respect the established street character along a block face and blend any proposed right-of-way changes into this context.

Objectives for this section are:
• To maintain the informal, meandering character of residential streets • To retain a minimal width of paving in the street
• To maintain a rustic character of street drainage systems Street layout/grid
Streets are laid out in a rectilinear grid in most of the town. Exception occur in steep canyons where roads meander along the contours of the slopes. This traditional layout contributes to the character of the community and must be maintained. The traditional narrow width of the paved travel lanes also should be maintained.

5.1 Maintain the traditional street layout.
• Where it exists, the grid system shall be maintained. • Those streets that are laid out to follow contours and avoid significant trees or land forms also shall be maintained as such.

Street edges, curbs and gutters
While the street grid is well-established, in most neighborhoods it appears more like a series of meandering forest roads. This is a result of the informal edge of paving, in combination with the native plantings, trees and the unpaved portions of the right-of-way. This ragged, meandering character of the street edge shall be preserved.

The design of a street edge should be sensitive to the neighborhood-context. Although most street edges are informal, this varies from place to place throughout Carmel. These guidelines require that during the preliminary site assessment for each project, the characteristics of the street edge shall be identified. This established character should then be perpetuated, or enhanced, in the proposed design. Projects should “fit in” and not introduce new elements that are foreign to an established pattern.

The informal image of the residential
streets in Carmel is one of the most
distinctive features of its design
traditions.

Related guiding principles
(see p.xx):
#1. Restore and enhance the
forest...
#2. Subordinate structures to the
forest...

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5.2 Maintain existing patterns of street edge design and paving. • Adding new pavement or other hardscape at the edge that would widen the street or create a parking space is prohibited. • Maintain an informal unpaved and/or landscaped edge where it exists.

In most neighborhoods, drainage follows street grades and then is collected in open gutters. These typically are lined with local rock. This detail contributes to the forest road character and must be continued.

5.3 Maintain the existing character of street gutters in each neighborhood.
• A rolled curb made of asphalt is typical of most neighborhoods. • Where more formal gutters are used, they should be faced with rock.
• A plain concrete curb is inappropriate in all neighborhoods.

Maintain the existing character of street
gutters in each neighborhood.

Maintain an informal unpaved and/or
landscaped edge where it exists.

Where more formal gutters are used,
they should be faced with rock.

5.0 Neighborhood Street Character
Guidelines, continued...

Maintain an informal unpaved and/or
landscaped edge where it exists.

The design of a street edge should be
sensitive to the neighborhood-context.

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Site Planning Guidelines (Concept Level)
These guidelines address placement of a building on a site and the organization of open space and landscaped areas.

Site plan designs should relate to and take advantage of the site’s topography and slope, as well as, its trees and other vegetation. Designs should recognize the constraints of the land and work within these limitations, rather than ignore them or override them.

Objectives of the Site Planning Guidelines are:
• To ensure that landscape improvements are included in all projects • To promote building placement that will protect trees and their root systems
• To promote variety in the way buildings are set back along each street • To position buildings to frame open space
• To protect privacy, views and access to natural light for neighbors

6.0 Working with Topography
The natural slopes of each residential neighborhood are important features. They should be maintained. The manner in which a site is excavated for a building foundation and the way in which grades are treated are therefore important considerations.

Objectives for this section are:
• To maintain the natural topography
• To preserve natural slopes, avoid significant exposed cuts or fills and protect trees
• To promote grading that retains water on site, enhances percolation into soils, and prevents runoff onto adjacent properties • To promote the use of natural slopes and stepped floor plans in building design so that houses hug the land.

Maintaining natural topography must be balanced with minimizing the mass and scale of a building. This can be achieved by locating some floor area partially or fully below grade. In such a situation, more extensive excavation may be necessary.

Related guiding principles
(Page xx):
#1. Restore the forest...
#2. Subordinate structures to the
forest...
#3. Keep structures modest...
#5. Fit with context
Where construction is necessary on a
steep slope, step the foundation and
building forms to follow the contours or
locate the long axis of a building to lie
parallel with natural contours.

Design topics in this
section:

6.0 Working with Topography

7.0 Open Space, Site Coverage
and Setbacks

8.0 Privacy and Views

9.0 Parking and Access
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Another objective is to preserve significant trees. Minimizing a building footprint can provide more room for trees, but if excavation is included, it can impact existing root systems. Conversely, if a basement and/ or two-story design is not used, floor area is distributed over a larger footprint. Excavation may be shallower but more widespread and root systems may still be affected.

The objectives to preserve topography and trees must be considered on a case-by-case basis. A preliminary site assessment should guide the basic form of the building. The location of trees and root systems on and near the site will determine whether it is most appropriate to use a compact building footprint and include excavated living spaces or to use a broader footprint with minimal excavation.

Topography and slopes

6.1 Minimize construction on steep slopes.
• Construction on steep slopes should be avoided.
• Use a compact building footprint.

6.2 Minimize excavation and fill on a site.
• The site design should follow the natural contours of the site.

Where construction is necessary on a steep slope, step the foundation and building forms to follow the contours or locate the long axis of a building to lie parallel with natural contours. • Excavation shall maintain existing topography to the greatest extent feasible. Grading or excavation shall not extend beyond the proposed building footprint.

6.3 Minimize the visual impacts of retaining walls, garden walls and other foundation structures.
• Use a stepped building foundation that follows site contours. • Avoid extensive areas of cantilevered floors especially above a cut area.
• Avoid the creation of tall, unused underfloor areas that add to building mass.

6.4 Avoid abrupt changes in grade on the site and between adjoining properties.
• Incorporate sloped, planted areas to create a smooth grade transition.
• Avoid tall retaining walls, terracing or revetments that will be visible from the public way. When such transitions are unavoidable, multiple landscaped terraces are preferred.

Discouraged: This structure rises above
the slope, which increases its mass.

Discouraged: Extensive excavation
and exposed cuts impact tree roots and
disturb natural contours.

Preferred: This structure works with the
natural contours of the site and avoids
tree roots.

6.0 Working with Topography,
continued...

Related code section:

See xxxx
Link: xxxxx
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Site drainage (Stormwater management & Low Impact
Development)
Stormwater management addresses the conveyance and treatment of rainfall and other water entering a site. Low Impact Development (LID) is a specific strategy to address stormwater in a way that closely mimics the natural, pre-development, hydrologic system. The guidelines below are intended to complement landscaping requirements in the City’s Zoning Ordinance by promoting the use of low-impact development principles to meet those requirements while also providing site amenities that help enhance community image.

6.5 Design on-site stormwater retention as a landscape amenity. • Using rain gardens to retain water, for example, is preferred. • Direct stormwater to landscaping on site.
• Include a retention area as part of the open space scheme. • Consider incorporating a green roof to help a development integrate into a forested area while also helping to address stormwater impacts.
• Stormwater control devices that do not appear natural in character are inappropriate.

6.6 Maintain pre-development hydrologic features to minimize stormwater impacts.
• Incorporate a natural drainage way as an amenity into the site plan.
• Avoid altering or obscuring natural drainage ways.

6.7 Incorporate Low Impact Development (LID) principles to address stormwater as close to the source as possible.

Appropriate LID management systems include:
• Permeable surfaces and paving systems
• Bioretention and other planted drainage areas

6.8 Incorporate stormwater management systems to enhance water quality. Use management systems that:
• Infiltrate stormwater into the ground to mimic the natural water cycle.
• Remove pollutants from stormwater through uptake by plants and trees in rain gardens.
• Provide flows through vegetative buffers to remove nutrients and pollutants.

Minimize the visual impacts of retaining
walls and other foundation structures as
seen from the public way.

Related code section:

SOG 17-07
CMC 15.18
Links: xxxxxxxxx
Using rain gardens to retain water is
preferred.

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7.0 Open Space, Site Coverage and
Setbacks
Open space should be coordinated with the design of structures on site and also with adjacent sites to enhance the parklike environment of the city. Open space should be distributed around a building to provide a visual separation from adjacent structures on abutting sites and avoid the appearance of crowding.

Landscaped open space can help enhance the urban forest, especially when coordinated with neighboring yards and roadside landscaping.

Open space is a community resource and some front yard open space on each site should remain visible from the street to enhance the open character of the neighborhood at large.

Objectives for this section are:
• To preserve open space including landscaped areas as an amenity on properties
• To establish an open space setting for each building that is consistent with the neighborhood context
• To encourage coordinating open space with adjoining properties • To encourage a visual flow of open space from each site into the right of way
• To maintain the “forest foreground” image along the front of a property • To maintain a sense of discovery along the street by maintaining an informal roadway edge and diversity in front setbacks
• To provide filtered views into properties
Preferred: Open space is organized to have a positive effect. Discouraged: Open space is simply “left over” ground within required setbacks with limited positive effect.

Related guiding principles
(page xx):
#1. Preserve and enhance the
forest...
#2. Subordinate structures to the
forest...
#5. Fit with context...

Note:

The preliminary site assessment
shall be used to identify important
open space features of the site
and neighborhood that must be
retained or enhanced.

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Landscaping
A landscape plan shall be designed to maintain forest character.

7.1 Landscaping must be included in a project that involves a new building or substantial alteration.
• At the Concept Level, a landscape plan should identify areas where low-scale plants will be located, along with shrubbery and trees.
• Specific planting plans will be reviewed at the Final Design stage.

7.2 A landscape design shall have an informal planting arrangement . • Native and drought-tolerant species shall be predominant. • Best practices in planning for fire mitigation should be applied while also maintaining forest character.

7.3 A significant portion of each site should remain as landscaped open space. • Minimize the amount of hard surfaces in order to maintain a sense of open space and provide space for planting.
• See the Carmel Municipal Code for a table which establishes maximum limits for site coverage. (See link to the right.) Related code section:

Landscape ordinance reference
Link: xxxxx
Related code section:

CMC reference
Link: xxxxxx
A landscape design shall have an
informal planting arrangement .

A landscape plan should identify areas
where low-scale plants will be located,
along with shrubbery and trees.

A significant portion of each site should remain as landscaped open space.

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Progression of spaces
A progression of spaces exists from the street edge to the front of a building on most sites. This progression helps define the character of each neighborhood and should be reinforced in new projects. Sometimes a low fence or stone wall at the property line is included and a narrow walkway leads from the street through a front garden to a porch or stoop at a front or side entry.

7.4 Use a progression of spaces from the street edge to a building in the design of open space to reinforce neighborhood patterns.
• Provide an informal, planted edge in the right-of-way to help a site blend in with neighboring properties.
• Locate plantings to filter views into a property.
• A walkway from the property line to the house should be informal in appearance and if feasible, should be separate from any driveway paving.
• A fence, wall or hedge may be used to define the front property line when this is characteristic of the neighborhood.

7.0 Open Space, Site Coverage and
Setbacks continued...

In some neighborhoods, the progression of spaces is layered and may include a rightof-way with informal plantings of native trees and undergrowth, a low fence or stone wall at the property line and a narrow walkway leading from the street through a front garden to a porch or stoop at a front or side entry.

A walkway from the property line to the
house should be informal in appearance.

A fence, wall or hedge may be used to
define the front property line when this is
characteristic of the neighborhood.

Provide an informal, planted edge in the
right-of-way to help a site blend in with
neighboring properties.

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Front setbacks
A unique feature in Carmel is the variation in front setbacks along a street.

This contributes to the sense of diversity and variety that is experienced.

This tradition should be continued.

7.5 Provide variety in building setbacks along a street. • Place the front of a new building or forward addition to be offset from that of abutting neighbors.
• Avoid a sense of uniform alignment of buildings along the street. This applies to primary and secondary structures.

7.6 Stagger front setbacks to frame outdoor spaces and provide variety in the arrangement of buildings and open spaces along the street.
• Stagger setbacks to protect significant trees.
• Avoid aligning a building front with those of adjacent properties, unless doing so would result in a visual aggregation of open space and save significant trees.

Side yard setbacks
More open space should be provided along side yards when buildings on adjacent properties are located close to the joint property line. This is particularly important when two-story structures are involved. A design should avoid creating a “tunnel” or narrow corridor between buildings on adjacent sites.

7.7 Locate open space such that it visually links with that of adjacent properties.
• Combine open spaces to increase their apparent size.

7.8 Provide variety in side yard setbacks along the block. • Stagger setbacks with adjacent properties to avoid a “canyon effect.”
• Refer to the Carmel Municipal Code for setback regulations.

Preferred: Combining driveways may
help reduce site coverage.

Preferred: Stagger front setbacks to frame
outdoor spaces and provide variety in
the arrangement of open spaces along the
street.

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Detached garage encroachment
In some situations, the City may determine that a detached garage may encroach into the front setback. This is in the interest of benefiting the community by relieving on-street parking pressure. This is a special condition that is not “by-right.” When it is permitted, the result should minimize visual impacts and contribute to the sense of continuity of the forest edge along the street. Each condition is unique and must be evaluated on a case-by-case basis. These basic criteria shall apply to all encroachment situations:

7.9 Variety in building setbacks shall be maintained along the street.
• The front of the garage should not align with the front wall of a building on an abutting property.
• The garage shall not cause safety or traffic issues.

7.10 The driveway should be at grade.
• Avoid cuts in the driveway slope.
• Avoid creating a retaining wall perpendicular to the street. • The intent is to maintain continuity of the forest floor.

7.11 The garage shall be small in scale.
• Only a one-story building is appropriate.
• The elevation of the top wall plate may be no taller than the height of the first floor plate of the main house.
• Only a one-car garage is appropriate.
• A two-car garage in the front setback is inappropriate.

7.12 The garage shall be subdued in character.
• The building shall have a simple, rectilinear form.
• Contrasting materials or colors are inappropriate.

7.0 Open Space, Site Coverage and
Setbacks continued...

In this sketch, a garage is permitted to encroach into the front setback.

Only a one-story building is appropriate
for a garage that is permitted to encroach
into the front setback.

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8.0 Privacy and Views
Neighborhoods originally developed at relatively low densities and the amount of planted open space was extensive. Most blocks evolved with a reasonable degree of privacy for individual houses. Retaining this sense of privacy, in spite of higher densities, is important.

Objectives for this section are:
• To maintain privacy of indoor and outdoor spaces in a neighborhood • To balance and share view opportunities to natural features and landmarks
Privacy

8.1 Organize functions on a site to preserve reasonable privacy for adjacent properties.
• Position a building to screen active areas of adjacent properties. • Locate windows and balconies such that they avoid overlooking active indoor and outdoor use areas of adjacent properties. • Preserve significant trees that screen views into adjacent properties. • Screen patios and terraces.

Views
Views to natural features and landmarks are key features of Carmel’s design traditions. Important views occur to the ocean, canyons, and along streets. This includes views from public ways as well as those through properties. Note that the desire to maximize view opportunities from one’s own property must be balanced with respecting views of others.

The preliminary site analysis should identify view opportunities as well as existing views enjoyed by others.

Designs should protect and preserve the light, air and open space of surrounding properties, when considered cumulatively with other buildings in the neighborhood. Incorporating tall or bulky building elements near the property line of an adjoining site should be avoided.

Inappropriate: Overlooking active
outdoor areas on adjacent properties.

Related guiding principles
(page xx):
#1. Restore the forest...
#2. Subordinate structures to the
forest...
#3. Keep structures modest...

Related code section:

Link to PSA section
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8.2 Maintain shared view opportunities to natural features that lie outside the property.
• Consider locating key building functions to make use of views. • Also locate buildings so they will not substantially block views enjoyed by others.

8.3 Maintain shared views through a property to natural features when feasible. • Locate major building masses to maintain views through the site from other properties.
• Keep the mass of a building low in order to maintain views over the structure.
• Use a compact building footprint to maintain views along the sides of a property.
• Step a building to follow the slope of a site.

Maintain view opportunities from a site to natural features outside the property.

8.0 Privacy and Views, continued...

Note:

Remember that trees are part of
the view and that views are often
filtered or transitory because
of the urban forest. City policy
prohibits trimming trees for
views.

Maintain shared views through a
property to natural features when
feasible.

Keep the mass of a building low in order
to maintain views over the structure.

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Inappropriate: Elevating a site or cropping trees to maximize views.

Proposed
building
New fill to elevate a structure
to maximize views
Tree cropped
to open up
view

V I E W
Appropriate: A new building is sited to maintain views from existing houses.

Proposed
house
Note:

See also “Working with
Typography”, pages xx.

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9.0 Parking and Access
Traditionally, parking was a subordinate element in Carmel’s residential neighborhoods, both on an individual parcel and along the street.

Today, providing access for an automobile on a site is often a necessity, and doing so is encouraged, as a means of reducing on-street parking pressures. Nonetheless, it should remain subordinate to the overall character of the site.

Usually a garage or carport was detached. The wide variety of garage positions contributed to the diversity of the street scene: Many were located at the front property line, while others were sited in the rear. In later years, the garage was often attached, but remained subordinate to the main mass of the house. These traditions should be continued.

In some cases, owners positioned their garages uphill, away from downhill views to the ocean. When locating a garage, consider view impacts, the relationship to open space on the lot, and the relationship to that of neighboring properties.

Objectives for this section are:
• To minimize visual impacts of cars on a site
• To minimize the extent of hard, impervious surfaces
• To avoid garages and carports that dominate the site and building

9.1 Facilities for parking shall not dominate the design of the house or site.
• Garages and carports that are subordinate design elements are appropriate.
• Garages that are not visible from the street are appropriate. • Garages integrated into the building design are appropriate. • Keep the mass of a garage or carport subordinate to that of the house.
• On smaller lots, with a garage visible from the street, provide a single, one-car garage door.
• Avoid moving established driveways if trees or significant vegetation would be impacted.

9.2 Parking facilities that maintain or enhance variety along the street edge are appropriate.
• A detached garage or carport may be used.

Related guiding principles
(page xx):
#1. Restore the forest...
#2. Subordinate structures to the
forest...
#3. Keep structures modest...
#5. Fit with context...

In limited circumstances a garage may
be located under a structure when the
visual impacts will be minimized. This
garage is clearly subordinate to the main
building mass.

Consider using a carport for variety.

Note:

For criteria related to garage
encroachment, see:
xxxxxxx
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Driveway design

9.3 Minimize the amount of paved surface area of a driveway. • Consider using paving strips, or “tire tracks,” for a driveway.

This is especially appropriate for a long drive that runs to the rear of a property.
• Except for corner sites with a “through driveway,” only one curb cut and one driveway should be provided for a site. Sharing a driveway with an adjacent property is an alternative that also should be considered.
• Avoid large expanses of paving for vehicles visible from the street.

9.4 Separate a driveway from a front walkway to reduce the visual impacts of paved surfaces.
• Install plant materials to separate a walk from a driveway.

9.5 Limit cut and fill for a driveway.
• A garage located partially below a grade shall not result in a three-story wall exposed to the street.

Preferred
The walkway and drive are
separated, reducing the apparent
amount of paved area.

Discouraged
A walkway and drive are
combined, increasing the
apparent size of paved area.

Using a shared driveway to minimize the
amount of paving area is appropriate.

Position a garage (or carport) to
maximize opportunities for open space,
views and privacy.

Related code section:

Link to CMC code reference
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Garage location

9.6 Position a garage or carport to maximize opportunities for open space, views and privacy.
• Locate a garage to screen activity areas on adjacent properties to enhance privacy.
• Locate a garage or carport to maintain views through the property.

9.7 Locate a garage to minimize its visual impacts.

Three options should be considered:

1. Detached, at the rear of the lot.

2. Detached, in front, along the property line may be appropriate, when other design traditions objectives are met. This option should not be repeated to excess within a block.

3. A tuck under garage may be appropriate, when other design tradition objectives are met. (See below.)

9.8 In limited circumstances a garage may be located under a structure when the visual impacts will be minimized.
• The garage door should not dominate the front of the house. A door perpendicular to the street is best in this condition, and... • The driveway shall not dominate the front garden, create a “ramp” effect or introduce tall or massive retaining walls. A sense of a front yard must be maintained.

9.0 Parking and Access, continued...

Preferred: Locating a detached garage at
the rear of the lot
Preferred: Orienting the garage door
away from the street.

When a garage is located under the house, the driveway should not create a ramp effect. The garage door also should not dominate the front.

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Building Design Guidelines
(Concept Level)
Most residences in Carmel had simple forms and were relatively small in scale, particularly in relation to the size of their lots. A new building should appear similar in scale to those seen traditionally. Large complex structures and those with continuous, blank surfaces can appear massive and are inappropriate.

10.0 Building Mass and Scale
A building should fit in with the character of the neighborhood and should not dominate the street or neighboring properties. Structures composed of a few smaller, simple elements, rather than a single large, continuous form, are encouraged. A large building mass can block views, interfere with the enjoyment of open space and restrict free passage of light and air. Therefore, a large, expansive building mass is inappropriate.

Keeping the actual building mass in scale with those seen traditionally is the best approach. This can be achieved by building less than the allowed floor area, constructing some space below grade, avoiding excessive roof volume and keeping above-ground floor levels close to grade. Some relief should be provided by introducing just a few varied roof lines, offsets or smaller building elements. The result should remain simple in character and the overall composition should appear to be a set of discreet rectangular building masses, rather than a complex assemblage of varying planes around a single building mass.

Objectives for this section are:
• To maintain the massing and scale of building characteristic of Carmel • To keep building scale in proportion to the area of the site • To encourage diversity in housing design reflecting the eclectic mix of styles that is characteristic of Carmel
Building mass
Related guiding principles
(page xx):
#2. Subordinate structures to the
forest...
#3. Keep structures modest...
#4. Build upon heritage...

Design topics in this
section:

10.0 Building Mass and Scale

11.0 Building Form
Structures composed of a few smaller,
simple elements, rather than a single
large, continuous form, are encouraged.

Related code section:

Policy P1-63
Adopt design regulations that
establish maximum limits on site
coverage and floor area in order
to preserve open space and avoid
excessive mass and bulk. Establish
provisions for less allowable
coverage and floor area on sites
constrained by environmental
factors to preserve open space,
vegetation, natural landforms
and the character of surrounding
neighborhoods.

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10.1 A building’s mass should relate to the context of other homes nearby.
• A larger building shall be divided into forms that appear similar in scale to traditional houses seen in the immediate neighborhood. • Placing some mass in a detached secondary structure (garage, guest house, etc.) is encouraged to reduce the overall mass of the primary building on a site.

10.2 Minimize the mass of a building as seen from the public way or adjacent properties.

Consider these options:
• Build to less than the maximum floor area.
• Locate some floor area either fully or partially below grade. • Avoid using tall volume spaces (e.g. high ceilings or steep pitches across wide spans) that increase the visual bulk of a building above grade.
• Avoid long, uninterrupted wall planes.

10.3 Organize the mass into realistic modules to reduce perceived size.
• Avoid overly busy variations in wall planes.

10.4 Avoid placing a tall building wall near a property line when it will be adjacent to similar walls on neighboring sites. • Preserve open spaces and access to light between properties. • Avoid the appearance of a narrow corridor or tunnel between buildings as seen from the street.

10.0 Building mass and scale,
continued...

Discouraged: Avoid the appearance of a narrow corridor between buildings as seen from the street.

Preferred: adequate Avoid: canyon or tunnel effect
open space between
buildings
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Related code section:

CMC

17.70.020 BASEMENT
Calculation of FAR below grade

10.5 Step a building height to follow topography.
• Avoid creating large, unused underfloor areas that increase building mass.
• On sloping lots, floor levels should be stepped to follow site grade.
• If floor levels cannot be stepped, larger underfloor spaces shall be counted and used as part of the allowed floor area.

10.6 When locating floor area in a below grade or partially below grade space, minimize the visual impacts as seen from the public right-of-way and site disturbances.
• Locate any walkout area, light well or terrace to the side or rear to reduce the building height as it will be perceived from the street. When this is not feasible provide screening with other building elements or landscaping.
• The use of exposed retaining walls shall be minimized when developing a below-grade space.
• Impacts on tree roots also shall be minimized.
• The visual impacts of window wells shall be minimized.

Building scale

10.7 A building shall convey a human scale in its basic forms. • Oversized elements make structures appear massive and shall be avoided. Avoid a “grand entry” design, for example.
• Avoid design treatments that produce a top-heavy appearance such as large cantilevered building elements, roof forms that dominate the body of the building and wide chimney structures. • Low, horizontal building forms that appear to hug the ground are encouraged.

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Building height

10.8 A building shall appear to be no more than two stories in height, as viewed from the public right-of-way.
• Presenting a one-story height to the street is encouraged. • Locate a two story element away from the street, except where this would appear dominant or out of scale when viewed from the public right-of-way or a neighboring home.
• Using a low building plate height also is encouraged. The maximum plate height for the first floor of a building is 12 feet. (See the Land Use Code for details.) However, this maximum is established to accommodate a sloping building sites. In cases where a building site is relatively flat, a lower plate height is appropriate. Interior wall heights should generally not exceed 8 feet.
• Locating some floor area in a garden level is also encouraged as a means of reducing building height and mass.

A building shall appear to be no more
than two stories in height, as viewed
from the public right-of-way.

10.0 Building mass and scale,
continued...

Note:

A sunken garage counts as a story
Locating some floor area in a garden
level is also encouraged as a means of
reducing building height.

Some floor area located in a
garden level
Street side of building Appropriate:

Changing roof heights helps to break
up the mass, while keeping the overall roof
forms simple in character.

Locate a two story element away from
the street, except where this would
appear dominant or out of scale when
viewed from the public right-of-way or a
neighboring home.

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11.0 Building Form
Traditional building forms were simple. Although variety exists in the composition of forms, they read as collections of simple solids. This should be continued.

Objectives for this section are:
• To maintain the range of traditional building forms
• To promote simple building forms that fit with the context Detail of building form
One may think that providing extensive variety in building planes and in architectural details will reduce the perceived scale of a building or help it to blend with the neighborhood. In fact, this can result in a facade that is overly “busy” and can attract attention, making the mass of the building more noticeable. This treatment is out of character and should be avoided.

11.1 A building form shall appear similar to those seen traditionally. • Building forms should be simple. Basic rectangles, L or U-shapes are typical. Avoid “busy” building forms.
• Organize a larger house into subordinate modules which appear authentic, in that they appear to be real, functioning spaces. • A form with a horizontal emphasis is preferred.
• Roof forms should be composed of just a few simple planes.

Related guiding principles
(page xx):
#3. Keep structures modest...
#4. Retain and build upon heritage...
#5. Fit with context...

Traditional building forms were simple.

This should be continued.

Avoid an overly busy form.

Preferred: Simple building form and a
simple roof
Discouraged: Complex building form
and multiple planes
Multiple building planes create a
busy design and obscure the central
building volume.

Simple primary volume remains apparent.

Secondary volumes appear attached to the primary form.

Organize a larger house into subordinate
modules which appear authentic, in
that they appear to be real, functioning
spaces.

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11.2 Use restraint when introducing variation in building planes. • Keep building walls simple in the extent of variation in wall and roof planes.
• Use building offsets to achieve specific purposes such as avoiding tree limbs or breaking the mass of a large building element. • Building forms that are complex, monumental, formal or out of scale with the neighborhood context are inappropriate.

Roof form
Varied roof forms are typical in a block and this tradition should be continued.

11.3 Use simple roof forms. Limit the number of subordinate attachments such as dormers, to avoid a cluttered design. • For example, basic gable and hip roofs are traditional and their use is encouraged.
• Flat roofs may be used to a limited extent on smaller, one-story structures.
• Using a flat roof on a two-story building is discouraged. If used, it should be set back far from the street.
• Avoid complex roof forms that call attention to the design or add unnecessary detail.
• Mansard roofs typically add more mass than other forms and are discouraged. A sloping roof “skirt” that conceals a flat roof is particularly out of character. Similarly, a gable roof that is “clipped” at the top adds unnecessary complexity to a design and should be avoided.

11.4 A roof form should be in proportion to the scale of the building.
• In general, moderately pitched roofs (4:12 to 6:12) are preferred.

11.5 Roof eave lines should appear low in scale.
• Low plate heights that reduce the height of exposed walls are encouraged.
• Consider tucking second story rooms under the sloping sides of a roof form and keeping eave heights low. Light can be brought to such rooms using dormers or clerestories.

Simple primary roofs with subordinate
attachments, such as dormers, are
appropriate.

A roof form should be in proportion to
the scale of the building.

The wider the area a roof must span,
the shallower the pitch should be
to avoid excess height or flat roofed
elements.

11.0 Building form, continued...

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PART THREE:

FINAL DESIGN GUIDELINES
Building Design - Final Design Phase 65
Introduction to Building Design 65

12.0 Building Design Guidelines: Final Details 67
Landscape Design - Final Design Phase 89
Introduction to Landscape Design 89

13.0 Landscape Guidelines: Final Details 92

14.0 Guidelines for Fences, Walls and Lighting: Final Details 96 ATTACHMENT 2

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This Part contains guidelines for the review of final design details. The guidelines apply when a proposed project
has passed the Concept Design phase. These guidelines
focus on more specific exterior details of design than are considered in the concept phase. By using appropriate architectural materials, details and finishes, the basic building masses approved at the concept phase are expressed and given character. The execution of design details can substantially affect the perceived character of a project, including its mass and scale and its design diversity and compatibility within the neighborhood context. There- fore, adherence with these guidelines is required.

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Building Design - Final Design Phase
Introduction to Building Design
This section addresses the details of building design, in- cluding selection of materials, and treatment of windows and doors. Building details can add visual interest and help to convey a human scale. They should be applied in a consistent manner throughout a building and the result should be subordinate to the forest setting.

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12.0 Building Design Guidelines: Final Details
Architectural style
Diversity in building designs and architectural styles are features of the design traditions in Carmel. Some of the earliest buildings reflected the regional influences of the San Francisco area, while others emerged with uniquely local flavor. Still others are examples of international trends in architecture. Nonetheless, most contributed to the character of the community by responding to the forest context and expressing craftsmanship in construction and detail. These traditions should be continued.

Many people think of the Comstock “story book” houses when they think of building traditions in the community. While these designs and English Tudor Revival styles were certainly contributors to the character of Carmel, they were not an official style of the city and were used on a relatively limited number of buildings. A more prevalent style was the Craftsman Cottage or Bungalow. Building in this tradition is still appropriate. Other common themes include Mission Revival, Monterey Colonial and a variety of other revival styles. However, architects and designers should not feel constrained to these styles. Adapting more contemporary design approaches to the size, massing, scale, materials and site relationships found in earlier designs is encouraged as a means of achieving compatibility with diversity.

Objectives:
• To promote a diversity of architectural styles that are compatible with the village-in-a-forest context
• To promote simplicity in building design
• To promote buildings that are of human scale
• To continue the use of building materials that appear natural Related guiding principles
(Page xx):
#2. Subordinate structures to the
forest...
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...

Diversity in building designs and architectural styles are features of the design traditions in Carmel.

Adapting more contemporary design
approaches to the size, massing, scale,
materials and site relationships found in
earlier designs is encouraged as a means
of achieving compatibility with diversity.

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12.1 Accurate historic styles may be used.
• Simplified interpretations of historic styles also may be used. • A building in a historic style must be in scale and meet other guidelines.

12.2 A new architectural style that fits within Carmel’s design traditions may be used.
• A new building should differ in design from buildings on nearby and abutting properties.
• A design that exemplifies innovation and the use of skilled workmanship is appropriate.

Simple and restrained character

12.3 A building shall be designed to be subordinate to the forest character.
• See guidelines for scale and materials. (Link: xxxxx)

12.4 Keep building forms, materials and details simple and restrained. • Avoid building forms, materials and details that contrast strongly within a single building or with neighboring buildings. • Avoid design features that increase the visual prominence of the building.
• Avoid visual complexity. Too many different materials or excessive details creates a busy appearance. • Avoid overly ornate details.

Related document :
“Historic Context Statement”
Link: xxxxxx
A building shall be designed to be
subordinate to the forest character.

Simplified interpretations of historic
styles may be used.

Keep building forms, materials and details simple and restrained.

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Building scale

12.5 Building details shall be used to provide interest and not exaggerate the scale of a building.
• Add details to relieve blank surfaces and achieve a scale compatible with the building’s forms and its architecture. • Appropriately sized chimneys, overhangs, windows, doors, dormers, porches and entries can be used to reduce scale. Making any of these elements oversized can exaggerate the building’s scale and shall be avoided.
• Grand entryways, windows and doors that are out of proportion with the human form are inappropriate. Avoid ostentatious design treatments.

Design integrity

12.6 A building shall have a consistent design.
• The design concept should extend to all sides of the
building.
• Mixing styles is inappropriate.

Appropriately sized dormers can be
used to reduce scale and achieve a wellintegrated design.

12.0 Building Design Guidelines:

Final Details, continued...

A building shall have a consistent
Building details shall be used to provide design.
interest and not exaggerate the scale of a A building shall have a consistent building. design.

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Architectural details

12.7 Architectural details shall be authentic, integral elements of the overall building design concept.
• Details that simply appear to be applied as superficial elements shall be prohibited-.
• The use of simple wood and/or native stone details that are (or appear to be) true structural elements (such as exposed rafter tails, wood beams, stone foundations, etc.) are appropriate.

Avoid details that appear inauthentic, non-structural or gratuitous to the basic architecture. • When design details and surface materials are selected they shall be used throughout the full exterior of the building to maintain consistency. Avoid the application of special materials or design treatments to the street facade only. Architectural details contribute to character of the building and their use is
encouraged.

The use of simple wood details that
appear to be true structural elements is
appropriate.

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Building materials
Traditionally, “natural” materials were used when building in Carmel.

The earliest structures were painted clapboard. Soon after, wood shingles and board and batten siding also appeared, in the spirit of the “craftsman” character that became popular in the area. While most wood siding had a painted finish, some buildings were stained. Other houses were built of stone and still later, a few were finished in stucco. Nonetheless, wood continued to be the dominant material, certainly for house siding and also for ornamentation and trim elements. This tradition of using natural materials like wood and stone should be continued. Newer materials that appear authentic and similar to those used traditionally also may be used.

Building materials used in new construction should reflect the range of textures, modularity and finish of those employed traditionally.

12.8 Provide variety in building materials along a block. • When the houses to either side of a site are constructed of similar materials, use a different material, consistent with Carmel’s design traditions, in order to achieve diversity.

12.9 The use of “natural” building materials is preferred. • Traditional materials include wood, stone and stucco, all with matte finishes and muted earth tones.

12.10 Apply a building material in a consistent manner. • Using one, or at most two, materials on a wall is appropriate. • Generally, use one primary material for a building with one or two accent materials such as around windows and doors.
• Avoid using several materials on a building. This will create a busy appearance that is out of character.
• Avoid using a material as a superficial “accent” on a wall. • Where a material is painted, a plain, uniform matte finish is preferred. Antique and faux finishes should be avoided.

12.11Building materials shall appear similar in scale, color, texture and finish to those seen traditionally in Carmel. • Imitation or synthetic materials which fail to convey the character of traditional ones are prohibited. These include aluminum or vinyl siding and synthetic stone products that appear as applied veneers.
• Reflective materials, such as mirrored glass or polished metals, are inappropriate.

Preferred: Establishing a stone
foundation and then wrapping the
remainder of the building with wood lap
siding are appropriate applications of
native stone and wood.

A heavier material, such as stone, shall
appear to be structurally functional; it
should not “float” above a lighter material.

Wood shingles are among the preferred
building materials.

12.0 Building Design Guidelines:

Final Details, continued...

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Examples of appropriate building materials
Wood shingle siding Wood shake siding
Fiber cement vertical siding
Horizontal wood siding Carmel vertical board and batten siding Wood vertical siding
Traditional stone
Stucco
Brick
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12.12 Apply a building material in a manner that conveys a sense of authenticity.
• A heavier material, such as stone, shall appear to be structurally functional; it should not “float” above a lighter material. • A material should not appear as an applied veneer; instead, it should “wrap” around a corner and continue on another surface.
• A “hierarchy” of building materials should be used, with heavier coarser materials appearing below lighter materials.

12.13 A new material, including man-made, which is similar in character to traditional ones may be used with appropriate detailing.
• An alternative material should appear similar in scale, proportion, texture and finish to those used traditionally. • A new material shall be applied in a manner that conveys a human scale. For example, it should be in modules or dimensions that are similar to those used traditionally, or it should be scored or otherwise detailed to convey a sense of scale. • A new material shall be proven to be durable in the Carmel climate.
• The material shall maintain its finish over time with proper maintenance, or develop an expected patina.

Wood siding

12.14 Wood siding shall be applied in a way similar to that seen traditionally.
• Appropriate applications include horizontal clapboard and shiplap siding, vertical board and batten and shingles. • All wood siding should have a weather-protective finish, either painted or stained.
• Fiber-cement siding that has an appearance similar to traditional wood may be considered.

Stone
Stone is a building material used traditionally throughout the City. When used carefully it can add interesting contrasts, texture and solidity to a design. Applicants intending to use stonework must provide a proposed lay-up pattern and specify the type of stone proposed. The following guidelines apply to stonework:

A material should not appear as an applied
veneer.

Fiber cement siding that appears similar
to traditional wood may be used.

12.0 Building Design Guidelines:

Final Details, continued...

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12.15 Use stone that appears similar in character to that seen historically.
• The use of Carmel stone, or one similar in character, is preferred. • Other stone that is muted in color, similar in scale and has a matte or ashlar finish may be considered.
• Manufactured stone products that appear authentic may be considered; an application that appears as a veneer or that obviously repeats masonry units is inappropriate.
• Polished stone is inappropriate as a primary building material.

12.16 Keep stonework designs simple and traditional in character. • Use a single type of stone on a building. Using multiple types of stone, or combinations of stone and other masonry within a single project is inappropriate.

12.17 The application of stone shall appear structural and authentic. A gratuitous or purely decorative appearance shall be avoided.
• The use of stone on the full exterior of individual building elements is encouraged. The use of stone on just one elevation, the street facade for example, is discouraged.
• The application of stone around only windows or doors as ornamentation is discouraged.
• The random placement of individual stones or clusters of stones on building elements such as foundations or chimneys is discouraged.

Stucco

12.18 Stucco may be used as a residential building material. • Detail stucco in a manner that conveys a sense of craftsmanship and human scale.
• Stucco that is stained or painted and is either smooth or lightly textured is appropriate.

Brick

12.19 Brick may be used.
• Where it is used, brick shall have a modular dimension similar to that used traditionally and be of a muted color.

Concrete

12.20 Although it was rarely used in residential building in Carmel, concrete may be considered. • Concrete may be used on a smaller structure, particularly one that is one story in height.
• Large expanses of concrete that are highly visible from the street shall be avoided.

Keep stonework designs simple and
traditional in character.

Stucco may be used as a residential building material.

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Roof materials

12.21 Roof materials shall be consistent with the architectural style of the building and with the context of the neighborhood. • Wood shingles and shakes are preferred materials for many styles of architecture typical of Carmel (i.e., Arts and Crafts, English Revival and Tudor Revival).
• Clay tile, slate and concrete tile may be used on some structures (i.e., Spanish and Italian Revival, Monterey Colonial, French Revival, etc.).
• Composition shingles that convey a color and texture similar to that of wood shingles may be used.

12.23 An alternative roof material shall appear similar in scale, texture and finish to those seen traditionally.
• Synthetic shingles or tiles of composite materials that have traditional characteristics may be used.
• These should appear similar in scale to traditional ones.

12.24 A metal roof shall be subordinate to the context and shall have these features:
• It shall have a low profile seam.
• It shall have an earth tone finish or other muted color. • It shall have a matte finish and be non-reflective.

12.25 New energy conservation and generation technologies that are subdued in appearance may be applied to a roof.
• This includes cool and green roof designs.

12.0 Building Design Guidelines:

Final Details, continued...

Roof materials shall be consistent with the
architectural style of the building and with
the context of the neighborhood.

Roof materials shall be consistent with
the architectural style of the building and
with the context of the neighborhood.

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Examples of appropriate and inappropriate roof materials Composition shingles
Concrete shingle - Tudor
Roof tile - Spanish Revival
Synthetic roof shingles
Wood shingles Wood shingles - Storybook
Synthetic roof shingles
Synthetic roof shingles Clay roof tiles
Flat seam metal (muted finish)
Slate roof
Standing seam metal (inappropriate)
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Entrances and porches
A primary entry door may be combined with adjacent windows and architectural details. It may be framed with a porch, a roofed overhang or be recessed into a front wall. The entrance should remain subordinate in character and be consistent with the overall design of the house in terms of style, materials and architectural details.

12.26 Keep a primary entrance subordinate in scale.
• An oversized, “grand” entry is inappropriate.
• An oversized porch also is inappropriate.

12.27 Integrate a primary entrance with the overall design of the house.
• Use materials, forms and details that are consistent with the overall design.

These large double-doors and
arched entry light are out of scale
with traditional designs.

Oversized entry

12.0 Building Design Guidelines:

Final Details, continued...

Appropriate entries
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Doors
When it is oriented to the street, the front door establishes a connection with the neighborhood. Traditionally, doors were of a dimension that fit the human form and scale. They were not oversized. This tradition shall be continued.

12.28 Locate and size a door to achieve a human scale.
• The use of a grand, oversized entry door facing the street is inappropriate.

Appropriate doors
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Windows
A variety of window types appears throughout the community. Rectangular, vertically proportioned, double-hung windows exist on many buildings. Examples of horizontally proportioned windows also exist, such as larger picture windows along Scenic Road. Sometimes, a larger window surface area is created by pairing smaller windows. By far, wood frame windows are the most typical, but metal windows also are found, especially on some styles that reflect Modernist influences.

Specialty windows
Over the years, bay and oriel windows were used to provide visual interest on facades and to reduce the apparent mass of structures. The use of bay, oriel and other projecting windows may be considered when the building style would have traditionally included such features. They are encouraged when they would break up the line of an otherwise long, unrelieved wall. They are discouraged when overused (along the street or within a single design) or when they would create added mass, bulk or complexity to a facade.

12.29 Window styles and materials shall be consistent with the architecture of the building. Window styles and materials shall be uniform throughout a design.
• Divided light windows are encouraged.
• Wood windows are preferred.
• Aluminum, vinyl and fiberglass are discouraged.
• High gloss finishes should be avoided.
• When feasible, original windows should be restored rather than replaced.

12.30 Locate and size windows to achieve a human scale while avoiding mass and privacy impacts.
• Avoid positioning a large window (greater than 12 sq. ft.) along a side wall that would impact the privacy of an adjacent neighbor. • Provide windows on walls facing the street to help convey a human scale, add visual interest and avoid unrelieved building mass.
• Limit the use of specialty windows that add to building bulk.

Generally, only one bay or oriel window should be visible from the street. Bay and oriel windows facing the street should be avoided if their use would create a repeating pattern within the context of adjacent structures to both sides of the site.

Vertically proportioned, double-hung
windows appear on many buildings.

Comstock window
Specialty window

12.0 Building Design Guidelines:

Final Details, continued...

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Thin window trim
Out of character window
Window with shutters
Bay window
Ganged windows
Multi-pane wood window
Vernacular windows
Multi-pane metal casement window
Ganged windows
Windows on Scenic
Window box
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12.31 Use dormers to provide interest and reduce the scale of a house.
• The design shall be consistent with the style of the house. • Avoid using an excessive number of dormers, however.

Fenestration should not overwhelm the
architecture. Where views are desired,
architectural styles which accommodate
wider window configurations should be
considered.

Preferred
Inappropriate

12.0 Building Design Guidelines:

Final Details, continued...

Appropriate dormers
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Balconies and decks
Balconies appear on some traditional houses in Carmel. These should be subordinate in scale and character and be located such that they minimize impacts on the privacy of neighbors. Their design should be consistent with that of the house overall. Decks (at grade and on rooftops) are not part of the design traditions of Carmel and should be used only where their impacts on the character of the street and the privacy of neighbors are minimized.

12.32 Design a balcony to be subordinate in scale and to be in proportion to the house.
• Use materials and details that are consistent with the overall design of the house.

12.33 Locate a balcony to minimize impacts on the privacy of neighbors.
• A location in the rear is preferred.
• A location on the side may be used when it avoids directly overlooking active use areas of neighbors.

12.34 Locate a deck at the rear of a house.
• A deck located in front is inappropriate.
• A deck on the side may be used when it is set back sufficiently from the adjacent property and is screened.

Design a balcony to be subordinate
in scale and to be in proportion to the
house.

Use materials and details that are
consistent with the overall design of the
house.

Locate a balcony to minimize impacts on
the privacy of neighbors.

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Skylights
Skylights have appeared over the years in Carmel as a relatively modern design element. Since they are not part of the City’s design traditions and they often conflict with the authenticity of popular architectural styles, they can appear out of place. When used, they should be subordinate to the overall roof form and character. A skylight can have significant impacts on the appearance of a property as seen from the street and also can create privacy or glare impacts.

12.35 When a skylight is to be used, it shall blend with the overall building design and its visual impacts shall be minimized.

Skylights may be appropriate when:
• Interior spaces have no access to exterior windows or such windows have limited access to light
• Windows would cause even greater impacts to adjoining homes • The skylight design is compatible with the architecture • The size of the skylight is appropriate to the lighting task

12.36 Skylights shall not be visually prominent from the street or from neighboring windows.
• The size, placement, number and design of skylights should be an integral part of the building design. Skylight placement or size that appears random from the exterior and that detracts from architectural integrity should be avoided.
• A skylight shall be framed in colors that match adjoining roof surfaces. High profile, domed and pyramidal covers are inappropriate. • A skylight shall not produce glare or light pollution visible to neighbors or to the public.

Discouraged: The location of skylights on
the front of the roof is discouraged.

Preferred: Minimize the visual impacts
of a skylight by locating the skylights on
the back of the roof.

12.0 Building Design Guidelines:

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Chimneys
Chimneys are a part of the design traditions of the community and they appear in a variety of styles, shapes and materials. A chimney can add visual interest to a building and help to reduce the perceived scale of a roof line. When one is included, it is important that the form and materials be integrated into the overall building composition. In general, a building should have no more than two chimneys, especially on a small lot.

12.37 A chimney shall be integrated into the overall building design.
• A chimney that penetrates through a roof is preferred. • A chimney that is attached to the side of a building should appear to have a direct means of support. A chimney that appears to “float” above the building foundation is inappropriate. • Avoid projecting a tall, freestanding chimney at the lower point of a roof. Doing so emphasizes the mass of the chimney and can appear awkward.
• Avoid placing a chimney directly opposite a neighboring window without also providing a greater setback to reduce mass and scale impacts.
• Avoid blocking views with chimneys by using narrow profiles, appropriate placement or minimalist flues. A chimney cap should be an integral part of the chimney design. It should be Preferred: A chimney should be in proportion. integrated into the overall building design. This masonry chimney appears
to rise from the foundation.

Discouraged: This chimney appears to
“float” above the foundation.

Appropriate chimneys
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Garages
A garage should be a subordinate element on the site.

12.38 Design a garage to appear subordinate to the forest character. • Keep the scale low.
• Use materials that are consistent with those of the house.

12.39 A garage door should be designed to blend with the background materials of the building. • Design the garage door to blend with the building wall or orient the door so as not to face the street.
• A standard overhead garage door, with contrasting color and materials, should be avoided.

Design the garage door to blend with the
building.

12.0 Building Design Guidelines:

Final Details, continued...

Design a garage to appear subordinate to
the forest character.

Use materials that are consistent with
those of the house.

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Appropriate Garages
Inappropriate Garages
All glass door
Large exposed retaining wall
Large exposed retaining wall
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Color
Traditionally, builders used muted colors in Carmel. In many cases, the natural earth tones of stone and the dark tans of stained siding dominated a site. Even when buildings were painted, muted earth tones were used to blend with the forest. This tradition should be continued.

Occasionally, a brighter color scheme appeared, particularly on some Mission Revival styles. However, these typically were located on large lots where extensive planting filtered the view and muted the overall impact. When bright colors are now used in more densely developed conditions, the impacts can be much greater than in the past.

12.40 Keep the overall color scheme muted.
• Avoid highly contrasting color schemes.

12.41 Limit the use of bright colors.
• If they are to be used, reserve their application to key accent features, such as an entry door.
• Pastel colors may be appropriate for some building styles, such as Mission Revival. However, a subdued color scheme is preferred.

12.0 Building Design Guidelines:

Final Details, continued...

Appropriate color schemes
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Landscape Design: Final Details
Introduction to Landscape Design
Maintaining and strengthening the character of a Village-in-a-Forest is the highest priority for all landscape designs. The traditional forest landscape is one of the most important features of the community. While each
individual site has unique features, residents have consistently relied upon a simple palette of landscape materials that have contributed to the City’s forest character. The basic framework of the landscape consists of the plentiful stands of cypress, pine and oaks. Lower scale plants, including smaller trees, shrubs and flowers as well as
steps, walls, and fences complete the landscape and are addressed in this section.

The dominant materials of the traditional planting palette are simple and limited. Leafy, low-growing species that are easy to maintain and relatively drought-tolerant should be included in all landscape designs.

High maintenance plants should be limited to active areas, such as courtyards and patios. These places are relatively private, either in the rear, to the side, screened by a garage, or if in the front, set well back from the street. This approach will reinforce the natural forest character of the City and knit the site design into the neighborhood context.

Within this overall landscape, individual details can serve as accents that provide interest while remaining subordinate to the neighborhood character. In fact, personal landscape designs are one of the most successful means of expressing creativity and individuality while remaining consistent with the basic forest image. Creative details on fence posts, in walkways and plant beds for example, appear throughout the community, giving unique identities to individual properties. This tradition should continue.

The traditional forest landscape is one
of the most important features of the
community.

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Appropriate landscape details
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Filtered views of homes from the street through trees and shrubs into a property are a part of Carmel’s landscape tradition. This is achieved by combining multi-stem trees such as live oaks planted in the foreground, with open fences and leafy shrubbery.

Exceptions to this strongly forested and filtered landscape do exist in some neighborhoods. For example, in some annexed neighborhoods the front yards are more formal and fewer trees exist. Larger plant massings occur on properties here and evergreen shrubbery predominates.

To some extent , the landscape tradition also differs along portions of Scenic Road where small yards limit landscape arrangements. In many cases, these sites have more lush landscaping right up to the street edge and, because views to the ocean are so important, there is less of a “filtering” through layers of taller plant materials.

These variations in the context of neighborhood landscapes should be documented in the preliminary site assessment and should be respected when preparing a landscape plan.

Landscaping that creates a simple and natural design, blending with the urban forest and the public right-of-way is encouraged. Often, a site may already have well established plants and trees that achieve this result.

Protecting these existing landscape resources during construction can give a project a settled, mature look immediately upon completion and is encouraged. This is most useful for parts of a site that are visible from the street.

Houses should appear nestled in the trees. Overall, the landscape should have an informal character, emphasizing foliage over flowers. Front yards should be informal gardens, rather than the traditional grass lawns seen in many other communities. These design traditions shall be continued.

Filtered views of homes from the
street through trees and shrubs into a
property are a part of Carmel’s landscape
tradition.

Houses should appear nestled in the
trees.

Related documents:

Forthcoming landscape ordinance
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13.0 Landscape Guidelines: Final
Details
Views of buildings that are filtered from the street with a mix of shrubs and lower story trees are encouraged. This contributes to the “sense of discovery” that is a part of the Carmel design traditions and should be continued.

Objectives:
• To renew the urban forest
• To maintain the traditional foreground of simple, indigenous plantings • To maintain a sense of informality and discovery along the street • To maintain the traditional palette of plant materials • To conserve water
• To reinforce a sense of visual continuity along the street

13.1 Provide for upper and lower canopy trees when designing the landscape.
• Provide adequate space around all trees that are required to be planted or preserved.
• Add trees, which are consistent with the neighborhood context, to the site and public right-of-way.
• Trees that arch over the street contribute strongly to the character of some neighborhoods and should be preserved and supplemented where this is part of the design traditions. • Recognize and plan for the special needs of each tree when designing the landscape. For example, high water use plants are appropriate near redwoods but inappropriate near oaks. Grades around established trees should not be raised or lowered.

Ground covers are preferred in the rightof -way. Multi-stem trees also help filter views.

Related guiding principles
(page xx):
#1. Restore the forest...
#2. Subordinate structures to the
forest...
#5. Fit with context...
#6. Design with authentic details...

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Plant selection

13.2 Landscape plans shall use drought-tolerant native plants and other varieties accustomed to growing along the Central Coast.
• Use plants that are similar in character to those established along the block and adjoining properties in order to reinforce a sense of visual continuity along the street, but avoid “copying” nearby landscape designs.
• At least 75% of plant materials on a site shall be drought-tolerant. (See the Municipal code for more specific requirements.)

13.3 Planting in areas visible from the street or other public places shall continue the forest character.
• Locate plants in relaxed, informal arrangements that are consistent with the urban forest character. • Avoid formal, unnatural arrangements of plants and paving except in small areas out of public view.
• Reserve the use of bedding plants and exotic flowering plants to small accents at walkways, entries or near special site features. • Lawns, including artificial turf, visible from the street are inappropriate to the forest setting and should be avoided.

Flowering plants may be used to
highlight a walkway.

An informal
l a n d s c a p e
arrangement
throughout
the yard is encouraged.

A formal landscape arrangement in front is
inappropriate.

A informal landscape arrangement
in the front yard
is appropriate. The
rear yard of the
property has more
flexibility when designing your landscape.

13.0 Landscape Guidelines: Final
Details, continued...

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Landscaping in the public right-of way

13.4 Plants in the public right-of-way shall be predominantly green foliage plants, in keeping with the design traditions of Carmel.
• Leaving the right-of-way natural is encouraged.
• Naturalized landscaping consistent with the City’s forest character may be added to the right-of-way and be designed to blend into landscaping on site to enhance the sense of open space.
• The use of native trees, ground covers and low shrubs is preferred. • The use of bedding plants and exotic species in the public rightof-way is inappropriate.

Plantings in the front yard should continue the forest image.

Front ROW
yard
Street
Property line
Green leafy ground covers are
appropriate in the public right-of-way.

The use of native trees, ground covers
and low shrubs is preferred.

Plants in the public right-of-way shall
be predominantly green foliage plants,
in keeping with the design traditions of
Carmel.

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Paving materials and design

13.5 For driveways, patios and walkways, select paving materials that convey the colors and textures of native materials and that will reduce runoff.
• Carmel stone, brick, decomposed granite and earth-toned pavers are appropriate. • Using a “sand-set” instead of “mortar-set” for paving materials allows for percolation of rain into the soil and is encouraged. • Avoid using “turf block” and grey concrete.
• Paving designs and materials uncharacteristic of a village in a forest are inappropriate.
• Gravel and other easily-displaced materials are inappropriate in the public right-of-way but may be used on private property (M.C. 12.24.020.B).

13.6 Design a paved area to be small, informal and intimate. • Avoid large, continuous areas of paving that are uncharacteristic of the forest and landscaped setting.
• Separating the walkway from the driveway can keep the paved area from appearing wide and expansive.
• Add landscaping at grade or in containers to soften the appearance of paved areas. • Avoid formal or urban paving treatments such as grass-crete or wide areas of asphalt or concrete.

13.7 Use paving materials that will minimize impacts on tree root systems.
• Using pervious paving materials that permit percolation of water and aeration in soils is encouraged.

Carmel stone, brick, decomposed granite
and earth-toned pavers are appropriate.

Using porous paving materials that
permit percolation of water and aeration
in soils is encouraged.

13.0 Landscape Guidelines: Final
Details, continued...

Code reference:

Paving standards
Link: xxxxxxxx
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14.0 Guidelines for Fences, Walls and
Lighting: Final Details
Fences and walls visible from the street may be appropriate when used to define property edges and entrances. Fences and walls that exhibit craftsmanship and interesting designs are preferred. Not every site needs a fence or wall along the street. Fences and walls shall be low and shall not block views of front yard open space from the public way nor contribute to a “walled-off” appearance along the street edge.

Objectives:
• To promote landscape designs that blend with the forest setting • To accommodate compatible designs for fences and walls • To minimize the visual impacts of lighting in the nighttime sky Fences and walls along street frontages

14.1 Designing without a fence or wall along the street frontage(s) should be considered first. • Blending on-site landscaping with that in the right-of-way can make open spaces appear larger and improve the site’s fit with the forest.
• Where enclosure or privacy is desired using shrubs, hedges or other vegetation is preferred instead of a fence or wall.

14.2 Respect the neighborhood context when designing a fence or wall.
• Fences and walls should convey simple, hand-crafted designs. • The use of grapestakes or wood pickets for fences is preferred. • The use of river rock, Carmel stone, brick or plastered masonry for low walls also is traditional in most neighborhoods. • Ornate, “Victorian” wrought iron and chain link fences are inappropriate.

Related guiding principles
(page xx):
#1. Restore and enhance the forest...
#2. Subordinate structures to the
forest...
#5. Fit with context...
#6. Design with authentic details...

Fences and walls should convey simple,
hand-crafted designs.

Blending on-site landscaping with that
in the right-of-way can make open spaces
appear larger and improve the site’s fit
with the forest.

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14.3 When designing a fence or wall along a street, preserve the open space resources of the immediate neighborhood.
• Continue the pattern of fences, walls and landscaping on other properties nearby and respect any existing patterns on nearby properties (height, materials, vegetation, visibility into the site). • Keep a sense of openness into the site from the street. Fences and walls along street frontages should be kept low and should not impede visibility for motorists at street intersections. • Fences and gates should have open, transparent qualities, such as open pickets, that permit filtered views into the front garden. • Fences shall be designed to preserve some visual access into the yard area on each site by using spaced boards or lattice work wherein the size of the spaces are at least equal to the size of the boards or lattice. The intent of this requirement is to preserve visual access to open space resources.

Garden walls
Within the interior of a property, walls may be used to define garden areas and patios. When used as retaining walls they also are a common way to terrace a slope. Garden walls should compliment the architecture and site design by using consistent materials and staying low in height.

14.4 A garden wall should be low in scale.
• Terrace or step a taller wall to avoid mass and scale impacts.

The wall for each terrace may not exceed four feet from grade. • A person should be able to see over any wall that faces the street.

14.5 A garden wall should have a matte, masonry finish. • Native stone is the preferred material to blend with the forest setting.
• A plain-textured plaster wall may be appropriate if kept low in scale and when consistent with the building architecture. • Unfinished grey concrete and concrete block are inappropriate.

In general, locating a site wall along a
public way is discouraged. Ornate fences
on top of masonry walls, such as this
one, are also discouraged.

A garden wall should have a matte,
masonry finish.

A garden wall should be low in scale.

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Fences
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Gates and arbors
When a fence or low wall is used at the street frontage, the entry is often marked by a gate or arbor. This should be small and intimate in its proportions and should be an integral part of the overall landscape design.

Gates should reflect a hand-crafted design. Fences, gates and arbors provide an opportunity to include unique details that provide interest along the street. Creative design approaches are encouraged if they are subtle and well-integrated with the site.

14.6 A gate should help create a sense of entry and therefore should be distinguishable from the adjoining fence or wall. • The use of distinctive design details is encouraged. This provides an opportunity for individuality and craftsmanship. • Gates should have open or transparent qualities that allow filtered views into the property.
• Monumental posts or columns are inappropriate.

14.7 An arbor should be integral to the fence or wall design and should not dominate the street.
• Maintain a narrow, low and “light” scale. Avoid the use of tall or wide entryways and avoid massive timbers or other heavy building elements when creating an arbor.
• Incorporate vines or other landscaping to blend the arbor into the adjoining fence or wall and garden.

14.0 Guidelines for Fences, Walls
and Lighting: Final Details,
continued...

Related Code Section:

Arbor standards
Link: xxxxxxxx
Gates should have open or transparent
qualities that allow filtered views into the
property.

An arbor should be integral to the fence
or wall design and should not dominate
the street.

Incorporate vines or other landscaping to blend the arbor into the adjoining fence or wall and garden.

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Appropriate gates
Inappropriate gates
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Lighting
Exterior lighting is a special concern throughout the community. A key feature of the “forest” concept is to minimize the amount of outdoor lighting, such that the nighttime sky can be glimpsed through the trees.

From the outset, public street lighting was avoided on residential streets.

Within an individual property, site lighting was typically limited to one light at a building entry, and perhaps at a yard gate or over a garage door.

Occasionally, a patio was lit as well, but this only a small, shielded lamp.

This is a neighborhood-wide concern and the tradition of minimizing lighting should be continued.

14.8 Preserve the low nighttime lighting character of neighborhoods. • Use lights only where needed for safety and at outdoor activity areas. Appropriate locations may include building entries, gates, terraces, walkways and patios. Lights should not be used to accent buildings or vegetation.
• Use low lumen output light sources. Floodlights and spotlights are inappropriate.
• Locate and shield fixtures to avoid glare and excess lighting as seen from neighboring properties and from the street.
• A fixture on a building front with an exposed light source is Use lights only where needed.

The restrained use of low scale path
lighting for safety is appropriate.

Focus a light downward to minimize
glare. Avoid placing fixtures where glare
would be visible to neighbors or the
street.

Locate and shield fixtures to avoid glare.

14.0 Guidelines for Fences, Walls
and Lighting: Final Details,
continued...

Related Code Section:

Lighting standards
Link: xxxxxxxx
inappropriate.

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Appendices [ 101 ]
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PART FOUR:

APPENDICES
(Forthcoming)
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Credits
(Forthcoming)
ATTACHMENT 2

• Carmel-by-the-Sea Downtown Design Guidelines •
February 2023
The Design Traditions of Carmel
Downtown Design Guidelines
Public Review Draft
ATTACHMENT 3

• Carmel-by-the-Sea Downtown Design Guidelines •
Guiding Principles
These Guiding Principles for design apply throughout Carmel-by-the-Sea and set the stage for the more detailed Design Guidelines that appear in this document. While the tone is focused on single family residential areas of the community, the principles also are relevant to Downtown. All improvement projects shall comply with these principles. More details about the principles appear in Part Three of this document.

1. Restore and enhance the forest in all
improvement projects: private, public, and
otherwise.

2. Subordinate every built structure to the
character of the forest, natural environment,
and to the natural features on its own site.

3. Keep every built structure modest and
simple.

4. Retain and build upon Carmel’s official
architectural heritage.

5. Fit every built structure within its
neighborhood context.

6. Design every property with authentic and
consistent details.

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• Carmel-by-the-Sea Downtown Design Guidelines •
Table of Contents
Part One: Introductory Material 1
Part Two: The Design Traditions of Carmel 7
Part Three: Guiding Principles 19
Part Four: Guidelines for all of Downtown 21
Part Five: Guidelines for Specific Building Types 51
Part Six: Landscape Design 59
Part Seven: Signs 65
Appendices 67
ATTACHMENT 3

• Carmel-by-the-Sea Downtown Design Guidelines •
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Part One: Introductory Material [ 1 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
PART ONE:

INTRODUCTORY MATERIAL
Part One introduces the design review system and describes how to use the materials in this document.

About the design guidelines 3
What are Design Guidelines?
The Scope of the Design Guidelines
How the Guidelines are Organized
The Format of a Guideline
Using this Document 6
How Property Owners will use the Design Guidelines
How the City will use the Design Guidelines
How to Determine Compliance
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ATTACHMENT 3

Part One: Introductory Material [ 3 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
A place like no other!
Carmel-by-the-Sea is a unique community in an extraordinary setting with significant natural resources, high quality architecture and a strong community identity. Residents value its traditional character, village charm, tree-lined streets, wooded hillsides and walkable neighborhoods.

At the heart of the village is downtown, which has its own distinct pedestrian-friendly character. These design guidelines provide a tool to assist in retaining character in the downtown and assuring compatible development.

About the design guidelines
What are Design Guidelines?
The design guidelines are a regulatory tool that conveys the community’s expectations for maintaining its Design Traditions. They focus on the qualitative aspects of design and in some cases set forth prescriptive (measurable) requirements. They work in concert with zoning code standards and other City regulations. They provide the City’s staff, boards and commissions a basis for making informed decisions about the appropriateness of proposed work. Each project application is evaluated on a case-by-case basis to determine that the proposed design meets the guidelines.

The Scope of the Guidelines
The design guidelines address all exterior work in the downtown including building design as well as site work, landscaping and signs.

They cover all of downtown’s zoning districts, which encompasses commercial, mixed-use and multifamily uses.

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[ 4 ] Part One: Introductory Material
• Carmel-by-the-Sea Downtown Design Guidelines •
How the Guidelines are Organized
This document is organized in these parts:

Part 1. Introductory material
This describes the purpose of the design guidelines and how they are applied.

Part 2. The Design Traditions of Carmel
This describes key features of the village that are highly valued and provide a basis for the design guidelines.

Part 3. Guiding Principles
This describes high level principles about design in the downtown that each project must meet.

Part 4. Guidelines for all sites in the downtown
This provides the bulk of the design guidelines related to site work and building design in all of the zone district of the downtown.

Part 5. Guidelines for specific building types
This guidelines which apply to particular building types in the downtown. This section is brief, adding only information that is not covered in the general guidelines section.

Part 6. Landscaping
This provides design guidelines for landscaping on private property as well as in the public Right-of-Way.

Part 7. Signs
This provides guidelines for signs, with a focus on their character and location. See the City’s zoning code for regulations related to types of signs permitted, as well as their size and the number of signs permitted.

About the guidelines, continued...

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Part One: Introductory Material [ 5 ]
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The Format for a Guideline
A design guideline has these components:

1. Design Objective - describes a desired state or condition of the design element being discussed.

2. Design Guideline Statement - typically performance-oriented, describes a required design treatment.

3. Supplementary Information - may include ways to meet the guideline, additional requirements, or may provide an expanded explanation. This information is listed in bullet format.

4. Illustrations - provided to clarify the intent of the guideline. (These components are illustrated below.)
= An example of an appropriate design
= An example of an inappropriate design
About the guidelines, continued...

Pedestrian-friendly environment
Maintaining and enhancing a welcoming pedestrian environment in downtown is fundamental for all improvement projects. This results from a rich diversity of architectural details and landscapes which are accented with active outdoor spaces and framed with buildings that convey a human scale. This invites exploration and a creates a sense of discovery for pedestrians which is essential to the vitality of downtown Carmel.

1.1. Provide an inviting walkway through a site which
connects with other pedestrian ways when conditions merit. • An intra-block walkway is required for commercial,
mixed-use and limited commercial projects when:
- The width of a building frontage is three or more
lots or 75 feet or more, and
- When it will connect with other passageways or
outdoor spaces in the block (either planned or
existing).
- See a section that follows for details about the
design of passageways.
1 2
3 4
Provide an inviting walkway through
a site which connects with other
pedestrians ways when conditions
merit.

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[ 6 ] Part One: Introductory Material
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Using this document
The design guidelines apply throughout downtown to all new construction and exterior work on existing buildings. The City must find that the work complies with all Design Guidelines that are applicable. More detail about application requirements can be found on line.

How Property Owners will use the design guidelines
Property owners should use the guidelines at the outset in planning projects with their contractors and design professionals to assure that the results will be consistent with the City’s Design Traditions. While the guidelines are written for use by the layperson, property owners are strongly encouraged to enlist the assistance of qualified design and planning professionals, particularly architects and landscape architects who are experienced working in Carmel.

How the City will use the design guidelines
The design guidelines will be used by City staff, boards and commissions to approve projects. In doing so, decision-makers consider how each project meets the design guidelines. Note that a portion of the downtown is designated a Conservation District which necessitates review of all projects by the City’s Historic Resources Board.

How to determine compliance
Compliance with all relevant design guidelines is required. Each project should meet all relevant design guidelines. In doing so, there is an interaction among the guidelines, in terms of the degree to which each is met. If the scope of work is only an alteration to the exterior wall of a building, with no expansion of footprint or site work, then guidelines related to landscaping would not apply.

The Role of Precedent
Note that prior approvals do not imply precedent for future work. Each project is unique, with its distinct context. Recent updates to the design guidelines clarify how the City’s design policies are to be interpreted for individual projects.

Related document:
“Design Review Submittal
Requirements”
Link: xxxxxx
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• Carmel-by-the-Sea Downtown Design Guidelines •
PART TWO:

THE DESIGN TRADITIONS OF

DOWNTOWN
Part Two presents a brief history of the development of downtown and describes features that are highly valued. This information is important in designing to respond to context.

History of Development Downtown 9
Early Development Downtown
Expanding Businesses
The 1960s
Architectural Styles
Defining Features of Downtown Carmel 15
A Sampling of Architectural Styles
Downtown as a Whole
Architecture
Landscapes
Understanding Context
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ATTACHMENT 3

Part Two: The Design Traditions of Carmel [ 9 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
History of Development Downtown
Downtown’s history begins with the early development of the city as a whole. In 1888, Santiago J. Duckworth purchased 324 acres of land from Honoré Escolle and filed a subdivision map for Carmel City. Surveyed by W.C. Little and Davenport Bromfield, Carmel City was generally bounded by Monte Verde Street on the west, Monterey and Carpenter Streets on the east, Twelfth Avenue on the south, and First Avenue on the north. Ocean Avenue divided the area into north and south while Broadway (now Junipero) bisected it into east and west.

In July 1888 the sale of lots began. An advertising brochure highlighted the advantages of the lots for commercial purposes, access to the Southern Pacific train station in Pebble Beach, and the soon to be completed road to Monterey over Carmel Hill.

By the early 1890s Duckworth’s plans began to collapse as the boom of the 1880s turned into the depression of the 1890s. He turned to Abbie Jane Hunter for assistance, and for a short time business seemed to regain its momentum. By 1895, the company had sold some three hundred lots in Carmel, mostly in what is now the business district. Sales soon declined, however, and Hunter was forced to disinvest as well.

In 1902 James F. Devendorf took over the unsold land from Duckworth with the financial backing of San Francisco lawyer Frank H. Powers and the two formed the Carmel Development Company with an office at the northwest corner of Ocean and San Carlos.

Early Develop Downtown
One of their first projects was to move the Hotel Carmelo closer to the beach. The two-story, wood-frame structure was partially dismantled and rolled down Ocean Avenue on logs to Monte Verde where it became the core of the Pine Inn.

One of the first businessmen to settle in Carmel was Louis Slevin, who arrived with his mother in 1902. Slevin opened the first general merchandise store, served as the first official postmaster, first express agent, and first city treasurer.

By 1905 there were seventy-five residents, several stores, a restaurant, a school and hotel. After the 1906 San Francisco earthquake lots sold more vigorously as displaced San Franciscans looked for a new place to live. By 1913 there were approximately 550 permanent residents and thousands of summer visitors.

Commercial services catering to residents and tourists lined both sides of Ocean Avenue between Junipero and Monte Verde and the blocks to Related document:

This historic overview is adapted
from the City’s Historic Context
Statement, to which an update is
forthcoming. Some references to
existing businesses may be out of
date.

Link: placeholder xxxx
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[ 10 ] Part Two: The Design Traditions of Carmel
• Carmel-by-the-Sea Downtown Design Guidelines •
either side between Fifth and Eighth Avenues. In the 1920s and 30s, art galleries became a focal point of the business district.

Expanding Businesses
By the 1940s, Carmel had very few businesses that catered solely to local residents, such as pharmacies, hardware stores, and medical offices.

The Ocean Avenue Business District contained more shops dedicated to tourists than residents. In the early 1940s, City Council voted to abolish parking on the median of Ocean Avenue. Nationally renowned landscape architect Thomas Church redesigned the median with stone walls, shrubs, and flowers.

The 1951 city directory lists nine hotels and twenty-one restaurants, such as Blue Bird and Carmel Restaurant on Ocean Avenue and The Tuck Box still active on Dolores. Nineteen clothiers, such as Bandbox and The Hour Glass on Ocean Avenue, and Viennese in the Seven Arts Court building, sold mostly high-end clothes.

Seventeen gift shops were in the downtown; there was Wee Bit of Scandinavia on Sixth, The Burlwood Shop on Ocean Avenue, and Denslow’s on Lincoln. The Carmel Art Shop on Ocean, The House That Jack Built on Dolores and Sixth, and Village Jewelers all specialized in jewelry.

The Gardener’s Friend sold horticultural supplies on Fifth Avenue near Mission. Only a single art gallery was listed: the Carmel Art Association gallery on Dolores between Fifth and Sixth.

The Carmel Dairy on Ocean Avenue, an institution in Carmel since 1932, closed after World War II and the space was subsequently leased for use as a soda fountain. In 1953 Italian grocer Joe Bileci moved his Mediterranean Market from San Carlos Street to the Carmel Dairy building.

Growth in Accommodations
In 1956, the city directory shows a jump in the number of motels to twenty-six, in addition to eight hotels and various guest houses. Seven additional restaurants appeared, including Birgit & Dagmar and Gene & Parvin’s on Dolores. There were twenty-three gift shops, up from seventeen in 1951. The largest increase in business were in the clothier category: thirty-five clothiers were listed, under such whimsical names as Bib ‘n Tucker on Ocean, and The Best from Britain on Lincoln. Two art galleries joined the Carmel Art Association: Artists Guild of America, Inc. on Monte Verde and Morgan M. DeNeale Studio on Lincoln. And five artists listed themselves in the city directory, including Mrs. Joyce C.

Nielsen on San Carlos, John O’Shea on Vista and Ling Fu Yang on Dolores.

Two large-scale commercial development projects in the 1950s sparked controversy. Carmelites opposed the Jade Tree Motel on Junipero Street History of Development, continued...

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• Carmel-by-the-Sea Downtown Design Guidelines •
for both its height and massing. The second controversial project was Carmel Plaza on Ocean Avenue. The largest commercial development in Carmel up to that point, the shopping center covered an entire block and was three stories in height.

The 1960s
By 1963, city directories showed the number of hotels and motels had increased to forty-six. There were thirty-two restaurants. The Village Corner appeared on Dolores and Sixth, in addition to Anzel’s Café on Ocean and The Little Swiss Café on Sixth. Gift shops, thirty in all, were often styled with Asian and Scandinavian themes, contributing to the village’s fantastical international feel, which was very much a construct of the business community. Examples of this include Kjell of Norway and The Little Shanghai Shop on Dolores and Kon-Tiki Imports on Ocean.

Thirteen art galleries appeared between 1956 and 1963, including The Louvrette Gallery on Lincoln and Zantman Galleries on Sixth. The Gardener’s Friend was still supporting the gardening community on Fifth Avenue. Continuing along a historical trend, there were fifty clothiers listed in the directory.

Architectural Styles
Much of the unique character of Carmel-by-the-Sea results from the Arts and Crafts influence coupled with an appreciation of the City’s natural environment. In the commercial district sidewalks curve and are frequently interrupted by trees and mini-parks. Most shops and businesses are built to face sidewalks or courtyards. The use of open space encourages pedestrian exploration and movement. Natural materials, open spaces and landscaping are noteworthy features.

Most of the commercial buildings built prior to 1940 are located on Ocean Avenue and Sixth and Seventh Avenues between Mission and Monte Verde Streets. They consist primarily of two story reinforced concrete and wood frame buildings in a variety of architectural styles with retail and/or gallery space on the ground floor and office space and artist’s studios on the upper floors.

Building during all periods of Carmel’s development, hotels, inns, and lodges reflect a range of architectural preferences. Built in 1929, The Cypress Inn, formerly called La Ribera Hotel was built specifically for the purpose of lodging. Oakland architects Blain and Olsen were responsible for its Spanish Colonial Revival design, highlighted by a lavish stucco entry, tower, generous use of tile, and a flower-strewn patio.

Commercial buildings in the business district also display wide architectural variations. Generally, buildings are one to two stories in height and form contiguous street faces, interrupted by frequent courtyards.

History of Development, continued...

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[ 12 ] Part Two: The Design Traditions of Carmel
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Intercommunication between courtyards is possible in several places.

Window boxes and decorative paving are frequently employed.

Many older commercial buildings retain features associated with the Italianate and commercial false front styles. These include second story bay windows, double-hung sash windows, board-and-batten and tongueand-groove siding, quoins, and paneled and glazed doors. The building housing the Carmel Bakery, located on the south side of Ocean Avenue, exhibits these characteristics.

Construction which took place under the influence of the architectural revivals of the 1920s left the most lasting imprint on the character of the business district. Both the Spanish Colonial Revival and the Tudor Revival were employed. The Spanish styled buildings feature ornate wrought iron and carved wood detailing and generous use of colorful glazed tile.

Patios and courtyards spaces, arcades, and towers are accents.

The courtyard complexes, Las Tiendas (1921) and El Paseo (1927), are among the best exponents of this genre of commercial construction.

Other notable Spanish buildings include the China Art Center (1929) on Dolores and the Mediterranean Market (1932) on the corner of Ocean and Mission.

Hugh Comstock’s Tuck Box (1926-29) on Dolores symbolized Carmel’s love affair with the quaint and the picturesque to many visitors. Like his residential “doll houses,” the Tuck Box employs steep gables with uneven rakes, rolled eaves, and a capricious combination of shingles, bricks, Carmel stone, stucco, and wooden half- timbering. Other Tudor Revival commercial buildings such as the southeast corner of Ocean and Monte Verde were more conventional in their use of half-timbering, vari-colored brick, and multi-paned casement windows.

History of Development, continued...

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Part Two: The Design Traditions of Carmel [ 13 ]
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A sampling of Architectural Styles
Adobe Revival Art Deco Craftsman
Fairytale French Revival Medieval
These are some of the styles listed in the City’s Historic Resources Survey.

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[ 14 ] Part Two: The Design Traditions of Carmel
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Fairytale Mid-century Monterey Revival
Post WWII Pueblo Revival Spanish Revival
Storybook Tudor Revival Vernacular
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Part Two: The Design Traditions of Carmel [ 15 ]
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Defining Features of Downtown
These are aspects of downtown that are a part of its context:

Downtown as a Whole
Subordinated: No one thing is attention-grabbing; a building fits within the context of its block, its neighborhood and the city at large.

Exploratory: There is a sense of discovery along each street. One must experience a block in space and time, by moving along or through it.

Historic: A rich mix of historic and other traditional buildings, representing a range of styles is found throughout the downtown.

Pedestrian-friendly: Buildings are human-scaled with details at the street level that invite exploration.

Open and welcoming: Storefronts, courtyards and landscapes enhance the interplay of indoor and outdoor spaces.

Landscapes
Informal: Landscapes that extend the forest character in downtown, especially along its edges where it abuts single family neighborhoods.

Walkable: Landscapes are pedestrian-scaled and enhance the public realm.

Connected: Properties connect to the public right-of-way with inviting landscape details.

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[ 16 ] Part Two: The Design Traditions of Carmel
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Architecture
Genuine: A sense of authenticity is conveyed in building materials and design.

In scale: Buildings are human-scaled in their forms, materials and details.

Crafted: Buildings are of high quality and durable. This is expressed in design details.

Diverse: There is variety in the range of building styles that fit in downtown.

Nestled: Buildings fit in with and are subordinate to the setting.

Note:

Human scale describes how
a person perceives a building
element or a group of building
elements in relation to themselves.

A person relates better to building
features that are of a size and scale
similar to them.

Defining features, continued...

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Part Two: The Design Traditions of Carmel [ 17 ]
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Understanding “Context”
The Design Guidelines emphasize respecting those traditional characteristics that are valued by the community and which occur at different scales of perception, each of which must be considered. This begins with a city-wide view and progresses down to more focused scales.

The City
The defining characteristics of Carmel as a whole are fundamental parts of the context for any project.

The Neighborhood
The traditional character of the neighborhood is part of the context.

In the downtown, this typically corresponds to the individual zoning districts.

The Block
The traditional features of the block in which a site is located also is a part of the context. This includes the parcels along the same side of the street as that of the site itself as well as those lots across the street.

The Site
Respecting the features of the site is also an important part of responding to context. Well-established vegetation as well as the topography itself are important features that should be considered at this scale.

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[ 18 ] Part Two: The Design Traditions of Carmel
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ATTACHMENT 3

Part Three: Guiding Principles [ 19 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
PART THREE;

GUIDING PRINCIPLES

1. Restore and enhance the forest in all improvement
projects: private, public, and otherwise. • Plan all landscapes in both the public and private realms to continue the character of a Village in a Forest.

2. Subordinate every built structure to the character
of the forest, natural environment, and to the natural
features of its own site. • Downtown, buildings are more prominent, but landscapes remain important.
• Use drought-tolerant plants and fire-resistant materials.

3. Keep every built structure modest and simple. • Design buildings to be human-scaled and fit their context. • Avoid repetition in building designs and site features. • Express individuality in subtle ways while respecting surroundings.

4. Retain and build upon Carmel’s architectural
heritage. • Preserve recognized historic resources.
• Conserve other traditional buildings.

5. Fit every built structure within its context. • Key design factors include:

Building size (height and width)
Building form and proportion
Percentage of solid-to-void (ratio of windows to wall)
Building materials
Roof form
Color

6. Design every property with authentic and consistent
details. • Convey excellence in their materials and execution. • Use natural materials and others that are similar in character.

Related document:

The City of Carmel General Plan
Link: xxxxxxxx
Note:

This section repeats the
Guiding Principles that appear
at the front of this document
and provides added detail
about how they apply to
downtown Carmel.

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[ 20 ] Part Three: Guiding Principles
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ATTACHMENT 3

Part Four: Guidelines for all of Downtown [ 21 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
PART FOUR:

DESIGN GUIDELINES FOR ALL

OF DOWNTOWN
Part Four provides design guidelines applying to all zone districts in the downtown, in addition to the preceding Guiding Principles. The guidelines anticipate new projects that will accommodate more housing as a part of the City’s housing goals. This may occur in upper floors of commercial buildings as well as multifamily structures.

Contents:

Working with Topography 23
Pedestrian-friendly Environment 24
Outdoor Spaces 25
Building Placement and orientation 27
Conservation of Traditional Buildings 28
Architectural Character 29
Building Mass and Scale 31
Building Materials 34
Building Color 39
Street Level Interest 40
Entrances & Windows 41
Awnings and Canopies 43
Balconies 44
Architectural Details 45
Building Lighting 46
Utilities and Service Areas 47
Security Devices 48
Energy Efficiency and Sustainability 48
Auto Access and Parking 49
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[ 22 ] Part Four: Guidelines for all of Downtown
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ATTACHMENT 3

Part Four: Guidelines for all of Downtown [ 23 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Working with Topography
Maintaining natural slopes in downtown is encouraged, especially along edges abutting single family neighborhoods. The manner in which a site is excavated for a building foundation and the way in which grades are treated therefore important considerations.

1.1. Minimize the extent of excavation and fill on a site. • Site design should follow the natural contours of the site. Where construction on a steep slope is necessary, step the foundation and building forms to follow the contours.

1.2. Minimize the visual impacts of retaining walls, garden walls and other foundation structures as seen from the public way. • Use a stepped building foundation that follows site contours. • Avoid a design that requires a tall retaining wall, terracing or revetments that will be visible from the public way when feasible.
• An exception is for underground parking structures.

Avoid abrupt changes in grade on the
site and between adjoining properties.

Use a stepped building foundation that follows site contours.

Related guiding principles
(See p.xx):
#1. Restore and enhance the
forest...
#2. Subordinate structures to
the forest...
#3. Keep structures modest...

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[ 24 ] Part Four: Guidelines for all of Downtown
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Pedestrian-friendly Environment
Maintaining and enhancing the welcoming pedestrian environment downtown is a fundamental concept. This includes a rich diversity of architectural details and landscapes which are accented with active outdoor spaces and framed with buildings that convey a human scale.

This invites exploration by pedestrians which is essential.

1.3. Provide a welcoming sense of discovery along the street. • Maintain variety and diversity of features at the street level. • This includes window displays, inviting building entries, landscaped areas and architectural details.

1.4. Create inviting intra-block walkways when conditions merit.
• An intra-block walkway is required for commercial, mixed-use and limited commercial projects when:
- The width of a building frontage is three or more lots or 75 feet or more, and
- When it will connect with other passageways or outdoor spaces in the block (either planned or existing).
- See guidelines that follow for details about the design of passageways.

Provide a welcoming sense of discovery
along the street.

Include window displays, inviting
building entries and landscaped areas.

Provide an inviting walkway through
a site which connects with other
pedestrians ways when conditions merit.

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Part Four: Guidelines for all of Downtown [ 25 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Outdoor Spaces
Courtyards, plazas and intra-block walkways are important assets downtown. They are accents in the fabric of downtown and providing them is encouraged.

1.5. Provide outdoor spaces to enrich the interplay between indoor and outdoor activities and to enhance the pedestrian experience.

Appropriate outdoor spaces are:
• Forecourt
- This is an outdoor space directly facing onto a street. - The proportion of the opening should not exceed 30% of the site frontage to maintain the sense of street wall. • Interior courtyard
- This is an open space accessed by a narrower opening at the street and oftentimes framed with activities.
- Its entrance is a minor break in the street wall and offers inviting views to activities in the courtyard itself.
- A courtyard should be compatible with the abutting
architecture in terms of colors and materials.
- The size of a courtyard should be compatible with the size of the associated building.
• Intra-block walkway
- This passage leads from the street indirectly through a property and connects to other pedestrian ways.
- It also should include features that provide visual interest. • Small park or plaza
- This typically includes amenities for pedestrians not necessarily associated with uses in an abutting building.

1.6. Provide amenities in outdoor spaces to enhance the pedestrian experience.

Appropriate amenities include:
• Seating, plantings, art, and fountains.

A forecourt is an appropriate outdoor
space.

An interior courtyard is an appropriate
outdoor space.

Related guiding principles
(See p.xx):
#2. Subordinate structures to
the forest...
#4. Build upon heritage...
#5. Fit with context...

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[ 26 ] Part Four: Guidelines for all of Downtown
• Carmel-by-the-Sea Downtown Design Guidelines •
Appropriate outdoor spaces include forecourts, interior courtyards, intra-block walkways and small parks.

ATTACHMENT 3

Part Four: Guidelines for all of Downtown [ 27 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Building Placement and Orientation
Traditionally, buildings in downtown Carmel are arranged in consistent patterns. Most commercial buildings are aligned uniformly along a street. This created a “street wall” that is now a key feature. In some cases buildings are set back to provide for landscaping in front. New infill shall reflect traditional development patterns within the block and across the street.

1.7. Maintain the alignment of building fronts along the street. • Locate a new building to reflect established alignment patterns. • Where existing buildings are positioned at the sidewalk edge, then a new building shall conform to this alignment.
• In other areas where a landscaped foreground is the context (such as for some multifamily buildings), that pattern shall be maintained.

1.8. Clearly identify a primary building entrance.
• Locate a primary entrance to face the street and design it to be clearly identifiable.
• For a commercial storefront, a recessed entry is preferred. • An entry also may face onto a courtyard.

For a commercial storefront, a recessed
entry is preferred.

In areas where a landscaped foreground
is the context (such as for some
multifamily buildings), that pattern
shall be maintained.

Maintain the alignment of building fronts along the street.

Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...

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[ 28 ] Part Four: Guidelines for all of Downtown
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Conservation of Traditional Buildings
Historic resources are important features of downtown. Modifications to them should respect the history and traditions of downtown. The integrity of these resources should be maintained. Any alteration to an existing building should take into account the possibility that the structure may meet criteria as a historically significant resource. Other buildings may contribute to the design traditions of downtown that are not listed as historic resources.

1.9. Preserve historic resources.
• Note that additional guidelines related to historic resources are adopted separately by the City and apply to properties recognized as having historic significance as provided in Chapter 17.32 of the Municipal Code.

1.10. Conserve other properties that convey Carmel’s design traditions.
• Note that flexibility with some zoning standards may be available to encourage reuse of traditional buildings.

Preserve historic resources.

Preserve historic resources.

Related guiding principles
(See p.xx):
#2. Subordinate structures to
the forest...
#3. Keep structures modest...
#4. Retain heritage...

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Part Four: Guidelines for all of Downtown [ 29 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Architectural Character
Diversity in architectural styles is a part of the design traditions of downtown. Some of the earliest buildings reflected regional influences of the Bay Area while others emerged with uniquely local flavor. Others are examples of international trends. Most responded to the forest context and expressed high-quality craftsmanship. These traditions should be continued.

1.11. Designing in historic styles is appropriate.
• The style should be accurately executed.
• Simplified interpretations of historic styles also are permitted. • The building must be in keeping with the historic scale and meet all the other relevant guidelines.

1.12. Architectural designs that complement Carmel’s traditions are appropriate.
• A design that expresses its individual character while also being compatible with the neighborhood, is appropriate.
• A new building should differ in style from buildings on nearby properties to continue the sense of diversity along the block. • A design that exemplifies innovation and the use of skilled workmanship in a compatible way is appropriate.

1.13. Keep the overall design of a new building or addition simple and restrained. • Building forms, materials and details that contrast strongly within a single building or with neighboring buildings are inappropriate.
• Design features that overemphasize the visual prominence of the building should be avoided.
• Avoid complexity in design. Using many different materials or excessive details, for example, creates a busy appearance and shall be avoided.

1.14. Use variations in surface treatments to convey traditional building scale in a facade. Use these methods:
• Horizontal belt courses, moldings, cornices and canopies, • Vertical features, such as wall offsets, columns and pilasters, • Changes in window patterns among different modules of a building.
• These should appear as integral elements of the design, not tacked on.

Keep the overall design of a new building
or addition simple and restrained.

A historic style should be accurately
executed.

Use variations in surface treatments to
convey traditional building scale in a
facade.

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[ 30 ] Part Four: Guidelines for all of Downtown
• Carmel-by-the-Sea Downtown Design Guidelines •
Examples of appropriate articulation techniques:

A. Horizontal projecting eave line and bay windows
B. Offsets in wall planes and horizontal projecting eaves and details C. Second floor projecting forms
D. Horizontal projecting molding at ground level and variation in roof forms E. Offsets in wall planes and upper floor set back
F. Projecting balcony and horizontal projecting eaves
G. Projecting bay windows at second floor
H. Wall offsets and horizontal moldings
Variations in Facade Articulation
A B C
D
E F
G
H
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Part Four: Guidelines for all of Downtown [ 31 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Building Mass and Scale
Each traditional building in the downtown exhibits distinct characteristics of mass, height and degree of wall articulation that contributes to its sense of human scale. A new building shall express these same traditions of mass and scale.

Human scale describes how a person perceives a building element or a group of building elements in relation to themselves. A person relates better to building features that are of a size and scale similar to them.

Articulating wall surfaces and varying building massing help maintain the traditional downtown building scale.

Wall articulation techniques include vertical or horizontal changes in wall planes, materials, color, and fenestration patterns. These should be used to organize a building into human-size components.

1.15. Establish a sense of human scale in a building design. • Use vertical and horizontal articulation techniques to reduce the apparent mass of a larger building and to create visual interest.

1.16. Convey the height of traditional buildings in new construction. • The height of a new building shall appear to be within the height range established in the context of adjacent and nearby buildings, especially at the street frontage.

Use vertical and horizontal articulation
techniques to reduce the apparent mass
of a larger building and to create visual
interest. In this example, a building is
divided into smaller modules that reflect
the traditional scale of downtown while
maintaining a consistent design.

Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Retain heritage...
#5. Fit with context...
#6. Design with authentic
details...

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[ 32 ] Part Four: Guidelines for all of Downtown
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1.17. Provide variation in building height when a building will be substantially wider than traditional ones in the area. • Divide it into subordinate modules that reflect traditional building sizes.
• This also applies when constructing more than one building on a site.

1.18. Design a new building to reflect traditional building widths. • Where a building exceeds more than one lot in width, use changes in design features to reflect traditional building widths.

Changes in materials, windows, facade heights and variations in wall planes shall be used. These shall be applied consistently throughout.

In this conceptual sketch, a new building is represented in yellow. It is organized in three modules that reflect traditional lot widths. Wall heights vary at the sidewalk edge and some upper stories are set back to reduce perceived size.

Mass and Scale, Continued...

Use step-backs in upper floors to reduced
perceived size.

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Part Four: Guidelines for all of Downtown [ 33 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Rooftop Additions
Rooftop additions are anticipated for some buildings, to accommodate housing. A rooftop addition should be visually subordinate to and compatible with the existing building.

1.19. Design a rooftop addition to be subordinate to the existing building.
• Set back the rooftop addition to maintain the perceived scale at the front of the property.

In this conceptual sketch, an upper floor is added to an existing one-story building.

The addition is setback to maintain the original scale at the street level.

Mass and Scale, Continued...

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[ 34 ] Part Four: Guidelines for all of Downtown
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Building Materials
Traditionally, buildings were constructed of natural materials: wood and various types of masonry (brick, stone and stucco). This tradition is key to the character of the downtown. New materials, including man-made, also are used and should reflect the range of textures, modularity and finish of natural materials.

1.20. The use of natural building materials is preferred. • Traditional materials include wood, stone and stucco, all with matte finishes and in muted earth tones.

1.21. A new material may be used when it is similar in character to traditional ones and with appropriate detailing.
• An alternative material (including man-made) should appear similar in scale, proportion, texture and finish to those used traditionally.
• A new material shall be applied in a manner that conveys a human scale. For example, it should be in modules or
dimensions that are similar to those used traditionally. • Imitation or synthetic materials which fail to convey the character of traditional ones are inappropriate. These include manufactured siding with fake, raised-grain finishes and synthetic stone products that appear as applied veneers. • Reflective materials, such as mirrored glass or polished metals, also are inappropriate as primary materials.

1.22. Apply a building material in a manner that appears authentic. • A “hierarchy” of building materials should be used, with heavier, coarser materials appearing below lighter ones. • For example, a heavier material such as stone shall appear to support itself; it should not “float” above a lighter material. • A material should not appear as an applied veneer; instead, it should “wrap” around a corner.

Traditional materials include wood, stone
and stucco, all with matte finishes and in
muted earth tones.

Apply a building material in a manner
that appears authentic.

Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...
#6. Design with authentic
details...

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Part Four: Guidelines for all of Downtown [ 35 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Wood siding

1.23. Wood siding shall be applied in ways similar to that seen traditionally.
• Appropriate applications include horizontal clapboard and ship-lap siding, vertical board and batten and shingles. • Wood siding should have a weather-protective finish, either painted or stained.
• Fiber-cement siding that has an appearance similar to traditional wood may be used.

Stone

1.24. Use stone that appears similar in character to that seen historically.
• The use of Carmel stone or stone similar in color is preferred. • Other stone that is muted in color, similar in scale and has a matte or ashlar finish may be used.
• Manufactured stone products that appear authentic may be used; an application that appears as a veneer or that obviously repeats identical masonry units is inappropriate.
• Polished stone also is inappropriate as a primary building material.

Stucco

1.25. Stucco may be used as a building material.
• Detail stucco in a manner that conveys a human scale. • Stucco that is stained or painted and is either smooth or lightly textured is appropriate.

Brick

1.26. Brick may be used as a building material.
• Brick shall have a modular dimension similar to that used traditionally and be of a muted color.

Concrete

1.27. Concrete may be used as a building material.
• It should be detailed to convey a human scale.

The use of Carmel stone is preferred.

Stucco that is stained or painted and
is either smooth or lightly textured is
appropriate.

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[ 36 ] Part Four: Guidelines for all of Downtown
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Appropriate masonry materials include stone, brick, and clay tiles and fiber cement shingles.

ATTACHMENT 3

Part Four: Guidelines for all of Downtown [ 37 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Examples of inappropriate uses of materials:

A. Veneer of panelized stone material
B. Attached column applied to actual supporting column
C. Panelized materials appearing a stuck on and stucco without detailing D. Thinly applied strap work
E. Roofing tile attached in a fake manner
F. Stone sitting above a lighter material (wood)
A B C
D E F
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[ 38 ] Part Four: Guidelines for all of Downtown
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Roof Materials

1.28. A roof material should appear similar to those used traditionally. • Tiles or shingles similar in scale to those used traditionally are appropriate.
• The scale of the material unit should be consistent with the architectural style.
• Wood shingles and clay tiles are recommended.

1.29. An alternative roof material may be used when it appears similar in scale, texture and finish to those seen traditionally. • Synthetic shingles or tiles of composite materials, for example, may be used.
• These should appear similar in scale to traditional ones.

Appropriate roofing materials include clay tile, concrete and wood shingles and lowprofile metal seamed roofing.

Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...
#6. Design with authentic
details...

ATTACHMENT 3

Part Four: Guidelines for all of Downtown [ 39 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Building Color
Traditionally, color schemes were relatively muted in downtown Carmel.

A single base color was applied to primary wall planes. One or two accent colors were used to highlight ornamental features, as well as trim around doors and windows. The contrast between the base color and trim was relatively subtle. An exception is the Tudor Revival, which accentuates exposed timbers. That said, the traditions of using limited numbers of colors, and muted ones, shall be continued.

1.30. Base or background colors shall be muted.
• Bright high-intensity colors are not permitted.
• Use matte or low luster finishes instead of glossy ones. • Non-reflective, muted finishes on all features are preferred. • Paint should be applied as a solid color, without texture or mottling. Antiqued and faux finishes are inappropriate.

An accent color should not contrast so strongly as to not read as part of the composition. In this example, the contrasting colors appear as a consistent aspect of the overall design.

Base or background colors shall be
muted, as in this example.

Use matte or low luster finishes instead
of glossy ones.

Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...
#6. Design with authentic
details...

ATTACHMENT 3

[ 40 ] Part Four: Guidelines for all of Downtown
• Carmel-by-the-Sea Downtown Design Guidelines •
Street Level Interest
A building should be designed to promote pedestrian interest at the ground level. A blank or featureless wall at the street level shall be avoided because it diminishes interest and reduces the quality of the pedestrian experience.

The ground floor of a building should be designed to generate activity, animate the sidewalk. Transparent windows and storefronts are preferred. Alternative devices may be used, provided that they also enhance street-level interest.

1.31. Design a building to provide interest at the street level. • Preferred methods include:
- Inviting building entries
- Storefronts with views to inside activities
- Architectural details
- Outdoor dining spaces
- Planter boxes
- Climbing plant devices
Storefronts with views to inside activities - Wall art
provide street level interest.

Architectural details such as this bay
window and timbering provide street
level interest.

Planter boxes and climbing plant devices provide street level interest.

ATTACHMENT 3

Part Four: Guidelines for all of Downtown [ 41 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Entrances
A primary building entrance should provide a strong visual connection between the public and private realm and invite pedestrian activity. It is an opportunity for creativity and individual expression. The entry should be clearly recognizable and be in scale with those seen traditionally.

1.32. Design the primary entrance of a building to be clearly identifiable.
• Orient it to directly face the street or provide a clearlyidentifiable path to it. • Design an entry to be similar in scale and proportion with those seen traditionally.

Windows
Window design is an important consideration in establishing a sense of scale. Windows often align with others in the block and establish a rhythm or pattern of solid and void that visually links buildings along the street.

1.33. Use windows to provide a human scale and visual interest. • Finished wood and metal windows are preferred.
• Keep windows in proportion to the facade.
• Avoid large, undivided expanses of glass on upper floors.

Design the primary entrance of a
building to be clearly identifiable.

Keep windows in proportion to the Keep windows in proportion to the facade. facade.

Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...
#6. Design with authentic
details...

ATTACHMENT 3

[ 42 ] Part Four: Guidelines for all of Downtown
• Carmel-by-the-Sea Downtown Design Guidelines •
These appropriate entrances add variety and interest to the street and encourage pedestrian activity.

ATTACHMENT 3

Part Four: Guidelines for all of Downtown [ 43 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Awnings and Canopies
Traditionally, awnings and canopies were noteworthy features of buildings downtown and their continued use is encouraged. They should be simple in detail, and reflect the character of the buildings to which they are attached.

1.34. An awning or canopy may be used.
• It should be in character with the building design.
• A fabric awning is permitted.
• Mount an awning or canopy to accentuate character-defining features of the facade.

1.35. Use colors and materials that are durable and compatible with the structure.
• Use canvas or a similar woven material.
• A material that has a high gloss finish is inappropriate.

An awning should be in character with the building design, as in this example.

An awning should be in character with
the building design.

A canopy may be used.

Related guiding principles
(p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...
#6. Design with authentic
details...

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[ 44 ] Part Four: Guidelines for all of Downtown
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Balconies
Balconies are a part of the design traditions of downtown Carmel. They provide space for outdoor uses and help to animate the street. They also can help reduce the perceived scale of a building.

1.36. Use a balcony to provide variety in wall surfaces, convey a sense of scale and provide visual interest.
• A balcony shall be consistent with the design of the building. • A balcony shall have a sense of authenticity (not appear tacked on).

A balcony that is in character with the building, such as these examples, may be used.

Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...
#6. Design with authentic
details...

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Part Four: Guidelines for all of Downtown [ 45 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Architectural Details

1.37. Use details to convey a human scale.
• Architectural details shall have a sense of authenticity and not appear to be “tacked on.”
• Convey a sense of craftsmanship in architectural details. • Keep details in scale with the building.

Use details to convey a human scale.

Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...
#6. Design with authentic
details...

ATTACHMENT 3

[ 46 ] Part Four: Guidelines for all of Downtown
• Carmel-by-the-Sea Downtown Design Guidelines •
Building Lighting
The character of lighting that on a building is a special concern. Traditionally, exterior lights were simple in character and were used to highlight signs and building entrances. Most fixtures had incandescent lamps that cast a color similar to daylight, were relatively low intensity and were shielded. Although new lamp types are now used, the overall effect of subdued, focused building lighting shall be continued.

1.38. Minimize the visual impacts of architectural lighting. • Use shielded and focused light sources to prevent glare. • A light fixture shall be subdued.
• Use exterior light sources with a low level of luminescence. • Use lights that cast a similar color to daylight.
• Use lighting fixtures that are appropriate to the building in terms of style, finish and scale.
• See also code: xxxxx
Use shielded and focused light sources to
prevent glare.

Use lighting fixtures that are appropriate
to the building in terms of style, finish
and scale.

Code Reference:

Lighting
Link: xxxxxxx
ATTACHMENT 3

Part Four: Guidelines for all of Downtown [ 47 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Utilities and Service Areas
Service areas should be visually unobtrusive and well-integrated with the design of a building and its site. Utilities include junction boxes, external fire connections, telecommunication devices, cables, conduits, satellite dishes, wireless facilities, HVAC equipment, heat pumps and related connections and fans. These should be screened from public view.

1.39. Minimize the visual impacts of a service area.
• Orient a service entrance away from public streets and sidewalks to the extent feasible.
• Avoid locating an exposed utility box in a public passageway. • Screen a service area or utility box with a wall, fence or planting.

1.40. Position a service area to minimize conflicts with other abutting uses.
• Minimize noise impacts by locating sources away from other uses.

1.41. Minimize the visual impacts of building equipment on the public way.
• Locate mechanical equipment out of view, screen it or paint it to match the building.
• Do not locate equipment on a primary facade.
• Locate utility lines and junction boxes on secondary walls, and group them to the extent feasible.
• Group utility lines in conduit, and paint these elements, to match the existing background color.
• Use low-profile or recessed mechanical units on rooftops.

Avoid locating an exposed utility box in
public passageways.

Integrating a fire connection into the architecture is appropriate.

Code reference:

Underground parking and related
ducting requirements
CMC 17.14.210.F.4
Link: xxxxxxxx
ATTACHMENT 3

[ 48 ] Part Four: Guidelines for all of Downtown
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Security Devices
Security devices designed to prevent vandalism should be inconspicuous.

Examples are expandable gates and window bars.

1.42. Minimize the visual impact of security devices on windows. • Locate a security device inside a storefront instead of on the exterior.
• Use devices allow views to the inside.
• Opaque, roll-down metal screens are inappropriate.
• Decorative security devices may be used when they complement the architectural style.

Energy Efficiency and Sustainability
Conservation of energy is a key objective. The design process should include an evaluation of assets of the site to maximize energy efficiency and conservation. It should consider seasonal changes in natural lighting and ventilation conditions. A design shall also take into account the potential effect on an adjoining property, in terms of its solar access.

1.43. Take advantage of energy saving and generating opportunities. • Design windows to maximize daylighting into interior spaces. • Use exterior shading devices to manage solar gain in summer months. For example, use operable awnings on storefronts to manage changes in light conditions.
• Incorporate a renewable energy device, including a solar collector or wind turbine.
• See also City regulations related to reuse of demolition materials.

Security bars that are permanently
mounted on the exterior are
inappropriate.

Code reference:

Demolition materials
Link: xxxxxxx
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Part Four: Guidelines for all of Downtown [ 49 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Auto Access and Parking
The visual impact of surface parking shall be minimized. On-site parking must be subordinate to other uses and the front of the lot shall be screened.

1.44. Minimize the visual impact of surface parking.
• Locate a parking area at the rear or to the side of a site or to the interior of the block.
• Locate a surface lot so it will minimize gaps in the continuous building wall of a block.

1.45. Provide a visual buffer where parking abuts a public way. • Use a landscape strip with a combination of trees and shrubs. • A low, decorative wall also may be used. Minimize the visual impact of parking.

Provide a visual buffer where a parking lot abuts a public way.

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ATTACHMENT 3

Part Five: Guidelines for Specific Building Types [ 51 ] • Carmel-by-the-Sea Downtown Design Guidelines •
PART FIVE:

DESIGN GUIDELINES FOR SPECIFIC

BUILDING TYPES
Part Five provides design guidelines that apply to specific building types which may occur in designated zoning districts in downtown Carmel. They apply in addition to the preceding design guidelines for all projects.

Commercial and Mixed-use Buildings 53
Limited Commercial Buildings 54
Multifamily Buildings 55
Hotels and Inns 57
Institutional Facilities 58
Single Family Houses 58
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Part Five: Guidelines for Specific Building Types [ 53 ] • Carmel-by-the-Sea Downtown Design Guidelines •
Commercial and Mixed-Use Buildings
Commercial and mixed-use buildings have storefronts at the ground level which are located at the inside edge of the public sidewalk. Upper floors typically have a lesser proportion of window to wall than the ground level.

Building form
Similarity in building forms contributes to a sense of visual continuity in commercial and mixed-use areas of downtown Carmel. In order to maintain this feature, a new building should have a basic form that is similar to those seen traditionally.

1.46. Use a building form that is similar to those seen traditionally. • A simple rectangular form is appropriate.

Roof form

1.47. Flat and pitched roof forms may be used on commercial and mixed-use buildings.
• The roof form shall be consistent with the style of the building. • A fake mansard or other roof form that appears to be tacked on is inappropriate.

Windows

1.48. The ratio of window to wall shall be similar to those seen traditionally in commercial and mixed-use buildings.
• The first floor shall be more transparent than upper floors. • Upper floors should have window openings that appear to be “punched” rather than have large expanses of glass.

Simple rectangular and gabled forms are
appropriate.

Flat and pitched roof forms may be used
on commercial and mixed-use buildings.

Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...

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[ 54 ] Part Five: Guidelines for Specific Building Types • Carmel-by-the-Sea Downtown Design Guidelines •
Limited Commercial Building Type
This form is similar to the Commercial and Mixed-use forms in terms of massing, materials and orientation to the street. It differs in that the percentage of window to wall at the street level usually is less than those, because of the limited amount of retail that is permitted.

Building Placement & Orientation

1.49. Locate the façade at the sidewalk edge.
• Some variation in setbacks is appropriate to provide room for landscaping.

Building Form

1.50. The building form should be similar to that of a commercial building.

Roof Form

1.51. A variety of roof forms is appropriate for a Limited Commercial building. • Flat roofs and pitched roofs and their combinations are appropriate.

Windows

1.52. A lower ratio of window to wall than Commercial and Mixed-use building types is appropriate.
• However, providing pedestrian interest at the street level should not be compromised. Use landscaping and architectural details to enhance appeal.

Related guiding principles
(p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...

ATTACHMENT 3

Part Five: Guidelines for Specific Building Types [ 55 ] • Carmel-by-the-Sea Downtown Design Guidelines •
Multifamily Buildings
Multifamily buildings typically occur in two forms. One relates to traditional single-family residential houses; the other relates to traditional commercial buildings. They are described below.

The Multifamily House
The “Multifamily House” form, is similar to a single family home, although it is larger. It is particularly appropriate in locations that abut single family zone districts.

Building Placement & Orientation

1.53. A Multifamily House form shall be set back from the front property line to provide space for landscaping.

Roof Form
A Multifamily House shall incorporate some pitched roofs.

A Multifamily House form shall
incorporate some pitched roofs.

A Multifamily House form shall be set back from the front property line to provide space for landscaping.

Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...

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[ 56 ] Part Five: Guidelines for Specific Building Types • Carmel-by-the-Sea Downtown Design Guidelines •
The Mixed-use Multifamily Building
The Mixed-use form has many features similar to commercial buildings but may have less transparency at the street level. It is particularly appropriate in locations that are in or abut commercial zoning districts.

Building Placement & Orientation

1.54. Locate the façade at the sidewalk edge.
• Some variation in setbacks is appropriate for landscaping.

Roof form

1.55. A variety of roof forms is appropriate for a Mixed-use Multifamily building. • Flat roofs and pitched roofs and their combinations are appropriate.

A flat roof is an appropriate form for a Mixed-use Multifamily building.

Some variation in setbacks is appropriate to provide room for landscaping.

Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...

ATTACHMENT 3

Part Five: Guidelines for Specific Building Types [ 57 ] • Carmel-by-the-Sea Downtown Design Guidelines •
Hotels and Inns
Two types of building forms are typical of accommodation uses. The Hotel form is usually one structure while the Inn form may have several buildings. In all cases, the objective is to maintain an inviting pedestrian-oriented street edge.

Hotels
The Hotel form is one mass, but with variation in wall planes and other means of articulation of the façade to provide a pedestrian-friendly scale.

It typically has one primary entrance. It may include courtyards, terraces and balconies. Parking is usually off site or may be hidden.

Building Placement & Orientation

1.56. Locate the façade of a Hotel building form at the sidewalk edge.
• Some variation in setbacks is appropriate to provide room for landscaping The building front should be located at sidewalk edge.
• Parking shall be in the rear, off site or below grade.

Inns
The Inn form may be more auto-oriented. It may consist of several separate buildings. Having some structures at the street edge is preferred.

Building Placement & Orientation

1.57. Locate a portion of an Inn at the sidewalk edge.
• When there are two or more buildings, a combination of a building(s) at the street with others set back may be used. • A primary entrance to public use areas should face the street. • Locate some active uses along the street edge when feasible.

This may be a lobby, café, or an outdoor gathering space.

Roof Form

1.58. The use of pitched roofs for primary building modules is preferred.

The Hotel form
The Inn form
Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...

ATTACHMENT 3

[ 58 ] Part Five: Guidelines for Specific Building Types • Carmel-by-the-Sea Downtown Design Guidelines •
Civic (Institutional) Facilities
Civic facilities are found throughout Carmel. Many of these are in A zones. They include theaters, museums, churches, schools, libraries and governmental offices. Some are public parks or other open spaces.

Traditionally these facilities were designed to be accents in the village fabric, while also following the basic principles of urban design applied throughout the community. This tradition of designing civic institutions as landmarks that stand apart while fitting in shall be continued.

1.59. A civic building shall:
• Be located such that it encourages pedestrian traffic in the area • Minimize visual impacts of autos.
• Have a primary entrance facing the street or a public space. • Convey a sense of human scale.
• Provide a pedestrian-friendly street level.

1.60. A civic space shall:
• Have street edges inviting to pedestrians.
• Provide convenient pedestrian connections.
• Respect adjacent historic resources.
• Include landscape furnishings, such as lighting, benches and public art.
• Maintain significant view corridors.

Single Family Houses
In some downtown zone districts, single family uses may be permitted by the zoning code. In these cases, the single family residential design guidelines shall apply.

Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...

ATTACHMENT 3

Part Six: Landscape Design [ 59 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Part Six:

Landscape Design
Part Six contains design guidelines for landscaping in the downtown. (Note that changes to this section are anticipated in response to material that will be included in a forthcoming landscape ordinance.

The landscape in downtown Carmel includes a variety of conditions, both on private property and in the public Right of Way. These features enhance the pedestrian experience and contribute to the sense of a Village in a Forest. Continuing these design traditions is a high priority. These guidelines apply to both public and private property.

Plantings and Street Trees 61
Street furniture 64
Landscaping in the Public ROW 64
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[ 60 ] Part Six: Landscape Design
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ATTACHMENT 3

Part Six: Landscape Design [ 61 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Plantings and Street Trees

1.61. Convey forest character in landscape designs.
• Even though downtown is more densely built than are the R-1 districts, continuing the sense of forest is important and therefore landscaping shall be used in all areas where opportunities exist.

1.62. Design for sustainability in downtown landscapes. • Use native vegetation and drought tolerant varieties as the primary planting palette.
• Incorporate Low Impact Design features, including rain water retention.
• See also other landscape regulations in the zoning code (including forthcoming landscape ordinance). These may
specify plant quantities, size and permitted plant lists.

Maintain forest character in landscape
designs.

Related code:

See forthcoming Landscape
Ordinance
Link: xxxxxx
Use native vegetation and drought
tolerant varieties as the primary
planting palette.

Design for sustainability in downtown landscapes.

Related guiding principles
(See p.xx):
#1. Restore and enhance the
forest...
#2. Subordinate to the forest...
#4. Build upon heritage...
#5. Fit with context...

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[ 62 ] Part Six: Landscape Design
• Carmel-by-the-Sea Downtown Design Guidelines •

1.63. Continue the use of traditional landscape types.

These types are appropriate:
• Plant beds
- Locate plant beds to add pedestrian interest to building setbacks, walkways and courtyards.
• Planters and planter boxes
- Coordinate their design with that of the building.
- Appropriate locations include:

At the base of a storefront
In a courtyard
In a walkway or pass-through
• Yards
- These should be limited in size and designed to conserve water.
- Appropriate locations include: In front setbacks, especially for multifamily buildings.

1.64. Provide paving designs that enhance the pedestrian experience. • This applies to walkways, pass-throughs and courtyards. • Provide variety in paving patterns and materials to distinguish outdoor spaces from adjacent public sidewalks. Appropriate materials include:
- Paving tiles
- Modular pavers
- Scored or dyed concrete
- Asphalt is inappropriate.

Use landscape types that continue the design traditions of Carmel.

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Part Six: Landscape Design [ 63 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Trees
Trees in the downtown should be planned to extend the sense of being a Village in a Forest. Opportunities to install them are in the public Right of Way as well as in private yards and courtyards.

1.65. Preserve existing healthy trees to the extent feasible. • The City Forester shall be consulted to determine viability.

1.66. Adding trees in the ROW and in courtyards is encouraged. • See the City Arborist for approved types.
• Also reference (forthcoming) landscape ordinance.

Adding trees in the ROW and in courtyards is encouraged.

Preserve existing healthy trees to the
extent feasible.

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[ 64 ] Part Six: Landscape Design
• Carmel-by-the-Sea Downtown Design Guidelines •
Street furniture
The use of street furniture is encouraged to enhance the pedestrian experience. This includes private property as well as in the Right of Way.

1.67. Street furniture shall be in keeping with the design traditions of downtown. • Appropriate furnishings include benches, chairs, information kiosks and waste receptacles.
• These should be of high quality and convey a sense of craftsmanship.
• Wood and painted metal are appropriate materials. They should have a matte finish, painted or stained.
• Coordinate the design of street furniture with the that of an associated outdoor space or building.

Landscaping in the Public ROW Landscape designs in the public Right of Way should continue the informal character of landscapes seen throughout the village.

1.68. Street trees shall be informally located, not uniformly spaced along a block.
• Tree grates should be consistent in design throughout the area. • An open area at the tree base with plantings also is an appropriate alternative.

Ground plantings

1.69. Surface planting in the ROW shall continue the forest character.
• Native and drought tolerant species shall be the predominant palette.
• Flowering plants are appropriate as accents.

Landscape designs in the public Right
of Way should continue the informal
character of landscapes seen throughout
the village
Native and drought tolerant species
shall be the predominant palette.

ATTACHMENT 3

Part Seven: Signs [ 65 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
PART SEVEN:

DESIGN GUIDELINES

FOR SIGNS
Signs are important elements of downtown and balancing their functional requirements with the objectives for the overall character of the area is a key consideration. These guidelines that address the qualitative aspects of sign design whereas the Sign Code sets prescriptive standards for signs. Common signs types found include:
• Projecting signs
• Flush wall signs
• Awning signs
• Window and door signs
• Hanging signs
• Pole signs
• Monument signs

1.70. A sign shall be subordinate to the building.
• Design a sign to be simple in character.
• Locate a sign to emphasize design elements of the facade itself.

1.71. Sign materials shall be compatible with the character and materials of the building.
• Do not use reflective materials.
• Use permanent, durable materials.

1.72. Use colors that contribute to legibility and design integrity. • Limit the number of colors on a sign. Generally, do not use more than three colors.
• Vibrant colors are inappropriate.

1.73. Using a symbol for a sign is encouraged.
• A symbol sign adds interest, can be read quickly and is remembered better than written words.

A hanging sign is appropriate.

Pictograph and symbol signs are
encouraged.

Code Reference:

Commercial District Signs -
Section 17.40.030
Link: xxxxxxx
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[ 66 ] Part Seven: Signs
• Carmel-by-the-Sea Downtown Design Guidelines •
A projecting sign is appropriate.

A flush wall sign is appropriate. Use colors that contribute to legibility and design integrity.

Pole sign
Related guiding principles
(See p.xx):
#3. Keep structures modest...
#4. Build upon heritage...
#5. Fit with context...
#6. Design with authentic
details...

ATTACHMENT 3

Appendices [ 67 ]
• Carmel-by-the-Sea Downtown Design Guidelines •

APPENDICES
(Forthcoming)
ATTACHMENT 3

[ 68 ] Appendices
• Carmel-by-the-Sea Downtown Design Guidelines •
Appendices, continued...

ATTACHMENT 3

• Carmel-by-the-Sea Downtown Design Guidelines •
Credits
(Forthcoming)
ATTACHMENT 3

[ 1 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
February 2023
The Design Traditions of Carmel
Readers Guide
to
Public Review Drafts
Residential Design Guidelines
and
Downtown Design Guidelines
ATTACHMENT 4

[ 2 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
The Public Review drafts of these documents are now available.

This is a brief guide for readers. Since these documents are still works-in-progress, this guide explains some of the formatting and the basic approach to the documents.

About the design guidelines
The Public Review Draft of the Residential Design Guidelines is an update. It builds on the City’s existing residential design guidelines document by incorporating comments received from the community over multiple meetings, the project Steering Committee, City Council and the Planning Commission as well as City staff. The direction for this draft was first established in a Strategy Paper, which was released in the Fall of 2022, and ultimately approved by the City Council. The Public Review Draft of the Downtown Design Guidelines also builds on the existing guidelines, but is a more substantial update. Existing guidelines statements are incorporated as high level policies with more detail added for many design topics.

Providing Comments
Comments on these Public Review Drafts will be collected in a forthcoming community workshop and from the project Steering Committee. Direction also will be received in study sessions with the Planning Commission and City Council. Revisions will follow and the documents will be re-published to be considered for adoption by the Planning Commission and City Council. Further revisions may be determined at these adoption hearings. In other words, there is still opportunity for revisions, because there are still several steps remaining in the public process.

Use of red font
At the onset of this project nearly a year ago, the City Council adopted the moniker of “Design Traditions

1.5”. This was done very intentionally to communicate that their vision for the project was to update and refurbish the existing guidelines, not throw them away and create new ones. With that in mind, much of the existing guidelines text is retained in this draft, however in some cases words are changed for added emphasis and strength. For example, many existing guidelines use the word “should,” even when compliance is expected. In those cases, the word “shall” has replaced “should.” This change is shown in red font for this public review draft. In some areas, whole new blocks of text are added. These also are shown in red font. Later, the red text will be converted to black for consistency. Other minor text edits that are intended to refine language but not change intent are not shown in red.

Improving Wayfinding
Through the public process, we learned that there is a concern about how readers negotiate the design guidelines. These new way-finding helpers have been included throughout the documents in an effort to make them more user friendly.

Footers for the different parts in the documents
The documents are divided into different parts, each covering a specific range of topics. Footers identify which of the parts of the documents that the reader is in.

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[ 3 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
Mini Tables of Contents for each Part of the document
A divider page appears at the beginning of each of the Parts of the documents and it includes a more detailed table of contents for that section.

Margin boxes
Boxed notes now appear in the margins, and provide references to other documents, policies and regulations, along with active hyperlinks (to be added later) to them online. “Continued…” note
When an individual design topic continues onto another several pages, a margin note is placed at the top of the outside column indicating that the topic continues.

Hyperlinks forthcoming
In order to facilitate quickly accessing related sections within the guidelines document and to reach other related codes and regulations, hyperlinks will be provided. By clicking on the link, readers will be taken directly to the other material. These links will occur in two forms:
(1) Links to related material in other sections within the design guidelines. These links will take you directly to the referenced section of the document.
(2) Links to relevant sections of other documents on the web (such as the Zoning Code Chapter 17within the Carmel Municipal Code, or the City’s General Plan).

The hyperlinks are not in the Public Review Drafts. They will be created once the text is finalized.

Relationship to a forthcoming landscape ordinance
A draft of a new landscape ordinance is currently underway. This will affect the content of the design guidelines. If some of the landscape guidelines in these drafts are determined to be redundant with the new landscape ordinance, that language will be removed or revised to point users to the ordinance. At present, the material remains in these drafts of the guidelines to assure that the ideas are considered as the ordinance is developed.

Relationship to forthcoming zoning code revisions
Some zoning code revisions are being considered concurrently with the update to the design guidelines.

These include a potential Bulk Plane (Building Envelope) standard that could replace the volumetric measurement in the existing code for single family residential areas. Cross references to those new code provisions will be added as appropriate in the next draft.

Photographs
Photographs appear throughout the document. Many of these illustrate appropriate design solutions.

Some others illustrate inappropriate designs. These are usually from outside of Carmel. In a few cases, a “placeholder” may indicate the intent to add a photograph that was not available in time to be included in the Public Review Draft.

ATTACHMENT 4

[ 4 ]
• Carmel-by-the-Sea Downtown Design Guidelines •
ATTACHMENT 4

Carmel Design Traditions Project 1.5
Strategy Paper
DRAFT
September 20, 2022
ATTACHMENT 5

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DRAFT ATTACHMENT 5

Strategy Paper

INTRODUCTION TO THE STRATEGY PAPER
Carmel is engaged in updating its Design Guidelines for its residential areas and the downtown. The guidelines are key tools in shaping the character of the community and are used in the Design Review process that is part of project permitting. This project also includes potential revisions to some zoning code standards that influence design. The existing Design Guidelines were produced as part of the city’s “Design Traditions Project” in 1997 through 2001 and therefore this update is named “Design Traditions 1.5” to indicate that it builds on those materials. This working paper describes the scope of the edits that are proposed to be made to the existing design guidelines and zoning code standards.

Steps in the project
The Design Guidelines project is being conducted in two phases: The first phase is designed to confirm the scope of the amendments to be executed. It includes a review of existing conditions, startup meetings with staff and decision-makers as well as community engagement. It culminates with this Strategy Paper, which sets the direction for the second phase. In the second phase, formal revisions to the documents will be drafted and submitted for public review and then will be considered for adoption by the Planning Commission and City Council.

Structure of the Strategy Paper
This Strategy Paper describes revisions to the Design Guidelines and zoning code that are recommended.

It outlines the general approach to the revisions and provides some examples of specific changes to be made. The material is presented in these sections:

I. Design in Carmel: Its Design Traditions
II. Respecting Carmel’s Design Traditions
III. Current Issues
IV. Summary of key recommendations
V. Strategy for the Downtown Design Guidelines
VI. Strategy for the Residential Design Guidelines
VII. Strategy for zoning code amendments
VIII. Strategy for review process and administration amendments IX. Next steps
How the Strategy Paper was developed
A working team of city planning staff and consultants developed the Strategy Paper, with advice from a project Steering Committee appointed by City Council. The recommendations reflect information collected from many sources. This includes initial study sessions with the City Council and the Planning Commission as well as important information gathered from community outreach and meetings and from other city departments.

In June 2022, members of the community engaged in two workshops in which they conveyed their ideas about community character and the various design variables that influence compatibility. Many participants met at the Sunset Center while others joined online. The first workshop, held on June 21, focused on residential areas. The second workshop occurred the following day and focused on the downtown.

DRAFT ATTACHMENT 5

Carmel-by-the-Sea Design Traditions 1.5 Strategy Paper
Previously in 2018 and 2019, a working committee of the Planning Commission developed suggestions for amendments to guidelines and zoning and these also were reviewed. Comments received from individual citizens in letters, emails and phone calls also informed the recommendations. Finally, the city posted an on-line survey in mid-July 2022. More than 350 respondents participated in the survey and that information was analyzed.

How the Strategy Paper will be used
The intent of this paper is to outline potential revisions to the Design Guidelines and zoning code standards. The community will have an opportunity to comment on the recommendations in a forthcoming workshop tentatively scheduled for early October, 2022. The Planning Commission and City Council will then provide direction to the project team about how to proceed with drafting the proposed revisions.

DRAFT ATTACHMENT 5

Strategy Paper
I. DESIGN IN CARMEL: ITS DESIGN TRADITIONS
The Design Guidelines and standards in Carmel focus on maintaining the community’s unique character which is so highly cherished. Some features are listed below which people have described as part of Carmel’s design traditions and which inform the approach to the revisions. This list will be edited to be included in the introductions to the residential and downtown design guidelines in order to inform the guidelines that then follow.

Some defining characteristics of Carmel
Carmel is a Village in the Forest which is:

NEIGHBORHOOD
Subdued: No one thing is attention-grabbing; a building fits within the context of its block, its neighborhood and the city at large.

Exploratory: There is a sense of discovery along each street. One must experience a block in space and time, by moving along or through it.

Historic: A rich mix of historic and other traditional buildings, representing a range of styles is found throughout the community.

ARCHITECTURE
Genuine: A sense of authenticity is conveyed in natural building materials and design.

In scale: Buildings are human-scaled in their forms, materials and details.

Crafted: Buildings are of high quality and durable. This also is expressed in design details of buildings.

Diverse: There is variety in the range of building styles that fit in with the character of being a Village in the Forest.

Nestled: Buildings fit in with and are subordinate to the forest setting.

LANDSCAPES
Informal: Landscapes contribute to the forest character.

Walkable: Landscapes are pedestrian-scaled and enhance the public realm.

Connected: Properties connect to the public right-of-way with landscape details that extend the forest character. They are not walled off.

DOWNTOWN
Pedestrian-friendly: Buildings are human-scaled with details at the street level that invite exploration.

Open and welcoming: Storefronts, courtyards and landscapes enhance the interplay of indoor and outdoor spaces.

DRAFT ATTACHMENT 5