Attachment 3
TOWN OF ATHERTON
BUILDING DEPARTMENT
Construction Management and Operations Plan (CMOP)
Scope of Work Guidelines & Matrix
Purpose
• This guide explains when a construction permit application requires a CMOP plan sheet, when a CMOP Agreement is also required, and when the project is regulated by Chapter 15.40 without a CMOP. • The CMOP plan sheet is part of the permit plans and shows how construction activity will be managed on the property, including access, parking, staging, deliveries, material storage, and other site operations. • A CMOP Agreement is a separate acknowledgment of the construction-management requirements applicable to the project. Some scopes of work require a CMOP plan sheet but do not normally require a CMOP Agreement. • All construction projects remain subject to applicable requirements of Atherton Municipal Code Chapter 15.40, whether or not a CMOP plan sheet or CMOP Agreement is required. • The Building Official may require additional CMOP review or a CMOP Agreement based on the nature, scope, location, phasing, site conditions, or anticipated construction operations of a particular project.
Definitions
• Substantial Remodel: The renovation of any structure that affects a floor area exceeding twenty percent of the existing floor area or 1,000 square feet, whichever is less, within any 36-month period. When changes are made to building components such as walls, columns, beams and girders, floor or ceiling joists and coverings, roof rafters, roof diaphragms, foundations, piles, retaining walls, or similar components, the floor area of all rooms affected by those changes is included when calculating the affected floor area. Replacement or upgrading of residential roof coverings is not included in this definition.
• Addition: An extension or increase in floor area, number of stories, or height of a building or structure. • Minor Interior Alteration: Interior renovation that does not meet the definition of a Substantial Remodel. This includes replacement of windows that remain the same size and in the same locations as the existing windows. • Full Site Development: New construction of one or more buildings or structures on the same parcel. The project may include associated grading and drainage, swimming pools and spas, fountains, detached garages, vehicular gates and fences, and other approved permanent structures. Concurrent demolition of existing buildings or structures on the parcel may also be included.
• Demolition (Demo): The deconstruction, demolition, or removal of one or more buildings or structures on a parcel.
Full Site Development, Grading & Drainage, and Deferred Submittals • Full Site Development: A CMOP plan sheet and CMOP Agreement are required. The initial plan set must show all known related and deferred scopes of work so the Town can review the overall construction operations for the site. • Grading & Drainage (G&D): A CMOP plan sheet and CMOP Agreement are required. G&D is reviewed under its required permit and plan set, and all known deferred scopes must be shown on the initial plans. • Deferred submittals during an active parent project: When a deferred permit is submitted while the approved Full Site Development or G&D CMOP remains active, the deferred work must be reviewed for consistency with the approved CMOP. The Town may require the parent CMOP to be updated to reflect changes in contractor, parking, staging, access, deliveries, or other site operations.
• Deferred submittals after the parent-project period has passed: A later deferred permit requires its own CMOP plan review and CMOP Agreement. This accounts for the possibility that the contractor performing the deferred work is different from the contractor responsible for the original Full Site Development or G&D work. • Contractor responsibility: When a separate CMOP Agreement is required for a deferred permit, the contractor listed on that permit is responsible for the CMOP requirements and Agreement applicable to that work.
Attachment 3
Permit and CMOP Review Notes
• Demolition: A CMOP plan sheet and CMOP Agreement are required for demolition of a building or structure. When demolition is part of Full Site Development, the demolition operations should be coordinated with the parent CMOP. • Substantial Remodels and Additions: A CMOP plan sheet and CMOP Agreement are required. Related scopes may be coordinated under the same active CMOP when they are part of the same project. • Pools and Spas: New pools and spas require CMOP review and a CMOP Agreement. Limited repair or replaster work requires a CMOP plan sheet but does not normally require a CMOP Agreement. • Fences and Gates: When a building permit is required for a fence, vehicular gate, or pedestrian gate, a CMOP plan sheet is required. A CMOP Agreement is not normally required. • Miscellaneous Landscape Structures (MLS): Permitted structures such as outdoor kitchens, seat walls, fire pits, fountains, water features, flatwork that does not trigger a G&D, and similar improvements require a CMOP plan sheet. A CMOP Agreement is not normally required unless the work is part of a larger project that requires one. • Plumbing, Electrical, and Mechanical Site Work: Exterior or site work requiring plan review also requires a CMOP plan sheet. The CMOP should show affected site areas and, as applicable, access, trenching, equipment, material storage, and staging. A CMOP Agreement is not normally required unless separately triggered. • Generators: A generator installed on an equipment pad does not require a CMOP plan sheet or CMOP Agreement.
A generator enclosed by a structure requires the applicable building permit for the structure, but the generator installation does not by itself trigger CMOP requirements. • WELO: A stand-alone WELO landscape/irrigation submittal does not require a CMOP plan sheet or CMOP Agreement. Applicable landscape and Chapter 15.40 requirements still apply. • Photovoltaic / Solar: A stand-alone photovoltaic or solar permit does not require a CMOP plan sheet or CMOP Agreement. Chapter 15.40 continues to apply to construction activity. • Landscape Screening: Landscape screening is reviewed under its separate plan-set requirements and is not part of the CMOP requirement matrix.
• Projects Without a CMOP: A project that does not require a CMOP is still subject to applicable Chapter 15.40 requirements, including construction hours, parking, deliveries, traffic, site cleanliness, public property, signage, screening, and enforcement.
How to Use the Matrix
• Use the matrix on the following page as the quick-reference sheet for permit intake and public information. • “YES” means the item is normally required for that scope of work. • “NO” means the item is not normally required for that scope of work. • “Chapter 15.40 Only” means no CMOP plan sheet or CMOP Agreement is normally required, but the Town’s construction regulations still apply.
• Where a CMOP plan sheet is required but the Agreement column shows “NO,” the Building Official may still require an Agreement when project-specific conditions warrant additional construction-management controls.
Attachment 3
Attachment 3
TOWN OF ATHERTON – CONSTRUCTION MANAGEMENT AND OPERATIONS PLAN (CMOP)
SCOPE OF WORK REQUIREMENT MATRIX
Public Quick-Reference Sheet | 9/30/2026
Scope of Work / Permit CMOP Plan Sheet CMOP Agreement
Standard Construction
Regulations Apply in
AMC 15.40
Notes
Full Site Development YES YES NO Show all known deferred/related work on initial plans.
Demolition – building/structure YES YES NO Coordinate with parent CMOP when part of Full Site Development.
Substantial Remodel YES YES NO See definition in CMOP Guidelines.
Addition YES YES NO May be coordinated under a larger active CMOP.
Detached ADU / Garage / Accessory Building YES YES NO Separate permits may be deferred under an active parent CMOP.
Attached ADU / Garage YES YES NO Generally treated as an addition.
Grading & Drainage (G&D) YES YES NO Always requires both. Show known deferred work on initial plans.
New Pool / Spa YES YES NO If deferred, show on initial parent plans.
Pool / Spa Replaster / Limited Repair YES NO NO Plan sheet required; Agreement not normally required. Standard Construction Regulations Apply under AMC Chapter 15.40.
Athletics / Sports Court YES YES NO Separate permitted scope.
Minor Interior Alteration NO NO YES Standard Construction Regulations Apply under AMC Chapter 15.40.
Misc. Landscape Structures (MLS) YES NO NO Plan sheet required; Agreement not normally required.
Fence / Vehicle Gate / Pedestrian Gate YES NO NO When a building permit is required.
Generator / Equipment Pad NO NO YES Enclosed generator structure may require a building permit; no CMOP by itself.
Deck > 6 inches above grade YES NO NO Plan sheet required; Agreement not normally required.
Roof Replacement / Repair (OTC) NO NO YES Standard Construction Regulations Apply under AMC Chapter 15.40.
WELO – landscape/irrigation NO NO YES Standard Construction Regulations Apply under AMC Chapter 15.40.
Photovoltaic / Solar NO NO YES Standard Construction Regulations Apply under AMC Chapter 15.40.
Plumbing – exterior/site work YES NO NO Show site impacts, access/trenching/staging as applicable.
Electrical – exterior/site work YES NO NO Show site impacts, access/trenching/staging as applicable.
Mechanical – exterior/site work YES NO NO Show site impacts, access/staging as applicable.
Important: The Building Official may require additional CMOP review or a CMOP Agreement based on project-specific conditions. Landscape Screening is reviewed separately and is not included in this CMOP matrix.