CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

November 8, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, AICP, Community Planning and Building Director

Submitted by: Marnie R. Waffle, Senior Planner

Subject: Consideration of Design Review (DR 17-221) application to repaint the

Carmel Village Inn hotel located in the Residential and Limited
Commercial (RC) Zoning District.

Application: DR 17-221 APN: 010-094-002

Location: NE Corner of Junipero Ave & Ocean Ave
Block: 68 Lot(s): 5-10
Applicant: Arron Simon, Manager Property Owner: CVI Investors, LLC

EXECUTIVE SUMMARY
The applicant is proposing to repaint the Carmel Village Inn. The Planning Commission is being
asked to review three color scheme options and approve the most appropriate option for the
project site.

RECOMMENDATION
Staff recommends that the Planning Commission review the color scheme options and select
the most appropriate option for the project site or provide direction to the applicant.

BACKGROUND AND PROJECT DESCRIPTION

The Carmel Village Inn was constructed in 1954 as a hotel by James B. Pruitt of Comstock
Associates. On June 19, 2017 the applicant submitted an application for a Track One Design
Review for exterior modifications to the hotel including repainting the building. The property
was evaluated for eligibility as a historic resource and on October 16, 2017 the Historic
Resources Board added the hotel to the Carmel Inventory of Historic Resources. The Board also
reviewed the proposed exterior modifications to the hotel and issued a Determination of
Consistency with the Secretary of the Interiors Standards for the Treatment of Historic
Properties for the following modifications: a new raised 595 square foot patio along the south
elevation of the hotel lobby/office; removal of an existing, interior chimney from the south roof
plane and replacing it with a fiberglass replica; a new wood shake roof; and, minor exterior

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DR 17-221 (CVI Investors, LLC)
November 8, 2017
Staff Report
Page 2 of 3

modifications at Rooms 1 and 2. On October 31, 2017, the Director approved these
modifications as a Track One Design Study, with the exception of the proposed color scheme
for repainting the building. Staff has concerns that the proposed building colors are not
consistent with the Citys Commercial Design Guidelines and that the lack of contrast between
the body and trim color will result in a monotone appearance. Staff is also concerned that the
aesthetics of the half timbering details on the building will be diminished. The Planning
Commission is being asked to review the proposed color schemes and determine which scheme
is most appropriate for this site.

STAFF ANALYSIS
The Citys Design Review ordinance allows the Director to approve Track One applications for
design changes in all commercial zoning districts based on a determination that such projects
comply with the Zoning Ordinance and all applicable commercial design guidelines and public
way design guidelines.

CMC Section 17.58.030 states, Approval of any design review application for a commercial
project under this section shall require the decision-making authority to find that the proposed
project represents an improvement over existing conditions. Additionally, Commercial Design
Guidelines Section E states that: Building materials and colors should respect the traditions
already established in the commercial district. Paint should be applied as a solid color, without
texture or mottling. Muted paint colors, which blend with the natural surroundings, are
appropriate. Bright and primary colors should be avoided. Contrasting colors should be
saturated and earthen.

The applicant is proposing three color scheme options for the repainting of the Carmel Village
Inn (Attachment C). The hotel doors are proposed to be painted a deep blue (Ralph Lauren
Spinnaker) in all three color scheme options. Staff notes that the existing door color is also a
dark blue. Option #1 is the applicants preferred option and would consist of a single color for
both the body and trim in a traditional white (Ralph Lauren Sneaker White). Option #2 consists
of off-white with a light gray undertone (Farrow & Ball Skimming Stone) as the body color and
a creamy white (Benjamin Moore Snowfall White) for the trim. Option #3 would be a light gray
(Sherwin Williams Agreeable Gray) body color with the same creamy white (Benjamin Moore
Snowfall White) for the trim.

Staff notes that the Carmel Village Inn is located on a prominent corner as you enter the Citys
commercial core; however, the hotel is setback a significant distance from the intersection of
Ocean Avenue and Junipero Street and the view of the hotel is buffered with landscaping. The
closest adjacent buildings are the Comfort Inn to the east and Brunos market to the north. The
Surf and Sand general store is also located north of the project site. Each of these adjacent
buildings has a color scheme that is similar to the color scheme of the existing hotel.

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DR 17-221 (CVI Investors, LLC)
November 8, 2017
Staff Report
Page 3 of 3

The applicant is proposing to update the appearance of this hotel by using light-shaded colors.
Staff is concerned that each of the proposed color scheme options may be inconsistent
architectural style of the building and inconsistent with Commercial Design Guidelines, which
state that paint colors should be muted, blend with the natural surroundings, and that
contrasting colors should be saturated and earthen. One issue with each of the three color
schemes is that the trim and decorative half-timbering would essentially blend in with the main
body of the building.

The Commission should consider whether one of the proposed color schemes meets the intent
of the commercial guidelines. Samples of the three color schemes will be painted on the
building in advance of the meeting. Staff has provided findings and conditions for approval,
however, the Commission may continue this item with a request for changes if it does not
support any of the proposed color options.

Environmental Review: The application qualifies for a Class 1 Categorical Exemption from the
provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the
State CEQA Guidelines. Class 1 exemptions include minor alterations to existing structures
involving negligible or no expansion of an existing use.

ATTACHMENTS

Attachment A Findings for Decision

Attachment B Conditions of Approval
Attachment C Paint Color Samples
Attachment D Photos of Existing Building

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Attachment A Findings for Decision

CITY OF CARMEL-BY-THE-SEA

DEPARTMENT OF COMMUNITY PLANNING AND BUILDING

FINDINGS FOR DECISION

DR 17-221
CVI Investors, LLC (Carmel Village Inn)
NE Corner of Junipero Ave & Ocean Ave
Block: 68, Lot(s): 5-10
APN: 010-094-002

CONSIDERATION

Consideration of Design Review (DR 17-221) application to repaint the Carmel Village Inn hotel
located in the Residential and Limited Commercial (RC) Zoning District.

FINDINGS OF FACT

1. The project site is located at the northeast corner of Junipero Avenue and Ocean
Avenue in the Residential and Limited Commercial (RC) Zoning District.

2. On June 19, 2017, the applicant submitted a Design Review application to repaint the
Carmel Village Inn.

3. Carmel Municipal Code Section 17.58.030 (Commercial Design Review) establishes a

Track One Design Review process for exterior design changes in the Residential and
Limited Commercial (RC) Zoning District and allows the Director to approve Track One
applications if the project complies with the Zoning Ordinance and all applicable
commercial design guidelines and public way design guidelines.

4. Carmel Municipal Code Section 17.52.030 (Duties and Powers of the Director) allows the
Director to refer any decision to an appropriate higher level including the Planning
Commission.

5. This Track One Design Review application is exempt from the requirements of the
California Environmental Quality Act (Class 1 Existing Facilities).

FINDINGS FOR DECISION

1. The project, as conditioned, conforms to the applicable policies of the General Plan and
the Local Coastal Program.

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DR 17-221 (Carmel Village Inn)
November 8, 2017
Findings for Approval
Page 2 of 2

2. The project, as conditioned, complies with all applicable provisions of the Carmel
Municipal code.

3. The project, as conditioned, is consistent with applicable adopted design review

guidelines.

4. The project, as conditioned, constitutes an improvement over existing conditions.

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Attachment B Conditions of Approval

CITY OF CARMEL-BY-THE-SEA

DEPARTMENT OF COMMUNITY PLANNING AND BUILDING

CONDITIONS OF APPROVAL

DR 17-221
CVI Investors, LLC (Carmel Village Inn)
NE Corner of Junipero Ave & Ocean Ave
Block: 68, Lot(s): 5-10
APN: 010-094-002

PROJECT DESCRIPTION

Consideration of Design Review (DR 17-221) application to repaint the Carmel Village Inn hotel
located in the Residential and Limited Commercial (RC) Zoning District.

STANDARD CONDITIONS

1. Approval of this Design Review (DR 17-221 ) application authorizes the applicant to
repaint the Carmel Village Inn in the colors represented in the paint samples dated
received by Community Planning & Building on October 24, 2017 and as represented at
the Planning Commission meeting on November 8, 2017.

2. This Commercial Design Review approval shall be valid for a period of 18 months from
the date of action by the Planning Commission or, if appealed, final action by the City
Council.

3. The applicant agrees, at its sole expense, to defend, indemnify, and hold harmless the
City, its public officials, officers, employees, and assigns, from any liability; and shall
reimburse the City for any expense incurred, resulting from, or in connection with any
project approvals. This includes any appeal, claim, suit, or other legal proceeding, to
attack, set aside, void, or annul any project approval. The City shall promptly notify the
applicant of any legal proceeding, and shall cooperate fully in the defense. The City
may, at its sole discretion, participate in any such legal action, but participation shall not
relieve the applicant of any obligation under this condition. Should any party bring any
legal action in connection with this project, the Superior Court of the County of
Monterey, California, shall be the situs and have jurisdiction for the resolution of all
such actions by the parties hereto.

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DR 17-221 (Carmel Village Inn)
November 8, 2017
Findings for Approval
Page 2 of 2

*Acknowledgement and acceptance of conditions of approval.

_____________________ __________ ________________________ ___________

Applicant Signature Printed Name Date

______________________________ ________________________ ____________

Property Owner Signature Printed Name Date

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Carmel Village Inn
Junipero St. and Ocean Ave.
Exterior Paint Colors

P1: Exterior Trim, Window Trim, P2: Exterior Walls

Railings, Posts, Soffit, Fascia

Ralph Lauren Paints, Ralph Lauren Paints,

Sneaker White, WW65 Sneaker White, WW65

Option #1

Benjamin Moore, Farrow & Ball

Snowfall White, CO-118 Skimming Stone No. 241

Option #2

Benjamin Moore, Sherwin Williams

Snowfall White, CO-118 Agreeable Gray, 243-C1

Option #3

Ralph Lauren Paints

Door Spinnaker SPO6D, High Gloss
Color

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Attachment D Photos of Existing Building Page 1 of 2

Picture 1. East and South Elevations

Picture 2. South and West Elevations

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Attachment D Photos of Existing Building Page 2 of 2

Picture 3. West Elevation

Picture 4. North Elevation

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