View Impact Policy
Planning Commission / ARC Resolution 94-01
View Impact Guideline
It is the position of the City of Monterey
that view protection is a highly important goal in its residential areas and that all new
projects shall reasonably protect existing views to the extent feasible and equitable.
The General Plan, Environmental Resource
Policies and Standards, Guidelines for Single-family Dwellings in Design Review Areas and
neighborhood plans encourage sensitive placement of new construction to avoid complete
loss of views.
Views that are to be reviewed are those of the
ocean and bay, forested hillsides. airport, and expansive vistas of the unique peninsula
landform.
Review Standards
If new construction will affect one or more of
the views mentioned above, the
Architectural Review Committee (ARC) or Planning Commission will evaluate the
home or addition for conformity with: (a) Zoning Ordinance standards, (b) adopted design
guidelines. (c) architectural compatibility with the neighborhood development pattern, and
(d) potential impact on views from adjacent homes.
The ARC and Planning Commission standard for reviewing view impacts is that existing
development and new construction should both have access to views. New construction that
reasonably meets this standard will be approved. Changes in the design will be required if
alternative approaches are identified that achieve the square footage and other project
objectives with less view impact. The project designer is responsible for demonstrating
that a view impact is reasonable and unavoidable.
To help in evaluation of two-story construction. the ARC and Planning Commission may
require use of story poles to show the height and extent of the tallest building elements.
Prior to scheduling review, the Planning Division will review the property and determine
if a possible view impact will occur. If there is a potential view impact installation of
story poles will be required. Click here to see the requirements
for the installation of story poles stakes or this information can be obtained from
the Planning Division. New two-story construction that requires the story poles will not
be reviewed by the ARC or Planning Commission until after the poles have been installed.
View
Impact Guideline
The following is the new Guideline for
single-family dwellings in design review areas to address citywide view issues.
Look at Example
Guideline 1.1.3
Buildings should be designed to permit neighboring structures to have access to views. The
Architectural Review Committee will evaluate the building design, setback, height and
coverage standards, views from the building, neighborhood compatibility of the design, and
the potential impact that the building design has on views from neighboring properties. In
the event that the Architectural Review Committee determines that view impacts can be
reduced or eliminated by changing the proposed design without significantly reducing view
opportunities or reducing program requirements, the Committee will require changes in the
design. In past cases, the Committee has required roof heights to be lowered or second
floor areas to be relocated to other portions of the building footprint or reduced in size
in order to reduce the view impact.
In evaluating projects, the Architectural Review Committee shall utilize the policies set
forth in Resolutions No. 94-01 and 92-04 on neighborhood compatibility and view impact. In
addition, the Architectural Review Committee may require additional information, as
necessary, to evaluate potential view impacts from a proposed project. This may include
additional staking and netting of roof lines and walls, sight line studies, or computer
analysis.
Example
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