Carmel-by-the-Sea City Council
August 2, 2022

LEGAL DESCRIPTION

Real property in the City of Carmel, County of Monterey, State of California, described as follows:

PARCEL 1 :

LOTS 7, 9, 10, 12, 14 AND 16, AND THE NORTHERLY 30 FEET OF LOT 11, AND THE SOUTHERLY 23.50 FEET OF LOT 8, IN BLOCK "Y", AS SAID LOTS AND BLOCK ARE SHOWN ON THE MAP ENTITLED, "MAP OF ADDITION NUMBER ONE TO CARMEL-BY-THE-SEA, MONTEREY COUNTY, CALIFORNIA", FILED FOR RECORD NOVEMBER 6, 1905, IN VOLUME 1 OF MAPS, "CITIES AND TOWNS", AT PAGE 45 1/2, MONTEREY COUNTY RECORDS.

EXCEPTING THEREFROM THAT PORTION OF LOT 8 DESCRIBED AS FOLLOWS: BEGINNING AT A POINT IN LOT 8, IN BLOCK "Y", SAID POINT BEGINNING BEING SOUTH, 16.50 FEET, AND WEST, 34.00 FEET, FROM THE NORTHEASTERLY CORNER OF SAID LOT 8; THENCE RUNNING PARALLEL WITH AND 34.00 FEET WESTERLY FROM THE EASTERLY LINE OF SAID LOT 8,
(1) SOUTH 6.10 FEET; THENCE
(2) WEST 22.10 FEET; THENCE
(3) NORTH 6.10 FEET; THENCE RUNNING PARALLEL WITH AND 16.50 FEET SOUTHERLY FROM THE NORTHERLY LINE OF SAID LOT 8
(4) EAST 22.10 FEET, TO THE POINT OF BEGINNING AND BEING A PORTION OF SAID LOT 8, BLOCK "Y", ADDITION NUMBER ONE TO CARMEL-BY-THE-SEA.

PARCEL 1(A):

AN EASEMENT FOR THE PURPOSE OF PLANTING FLOWERS, SHRUBS AND LAWN ON A STRIP OF LAND 18 INCHES IN WIDTH, LYING CONTIGUOUS WITH THE EASTERN, SOUTHERN AND WESTERN BOUNDARY LINES OF THE TRACT OF LAND 6.10 FEET BY 22.10 FEET DESCRIBED IMMEDIATELY ABOVE, AS RESERVED IN THE DEED RECORDED JULY 19, 1956, IN BOOK 1723, AT PAGE 96, OFFICIAL RECORDS OF MONTEREY COUNTY.

PARCEL 2:

BEGINNING AT A POINT ON THE LINE BETWEEN LOTS 7 AND 8 IN BLOCK "Y", AS SAID LOTS AND BLOCK ARE SHOWN ON THAT CERTAIN MAP ENTITLED, "MAP OF ADDITION NUMBER ONE TO CARMEL-BY-THE-SEA", FILED ON OCTOBER 30, 1906, IN VOLUME 1 OF MAPS "CITIES AND TOWNS", AT PAGE 45 1/2, SAID POINT BEGINNING BEING MORE PARTICULARLY DESCRIBED AS; SOUTH 13.50 FEET ALONG SAID LINE BETWEEN SAID LOTS FROM THE NORTHEASTERLY CORNER OF SAID LOT 8; THENCE FOLLOWING SAID LINE BETWEEN SAID LOTS, (1) SOUTH 3.00 FEET; THENCE LEAVING SAID LINE
(2) WEST 21.00 FEET; THENCE
(3) NORTH 3.00 FEET; THENCE RUNNING PARALLEL WITH AND 13.50 FEET SOUTHERLY FROM THE NORTHERLY LINE OF SAID LOT 8,
(4) EAST 21.00 FEET TO THE POINT OF BEGINNING, AND BEING A PORTION OF SAID LOT 8, IN BLOCK "Y", ADDITION NUMBER ONE TO CARMEL-BY-THE-SEA.

PARCEL 3:

LOTS 18 AND 20 IN BLOCK "Y", AS SAID LOTS AND BLOCK ARE SHOWN ON THAT CERTAIN MAP ENTITLED, "MAP OF ADDITION NUMBER ONE TO CARMEL-BY-THE-SEA", FILED ON OCTOBER 30, 1906, IN VOLUME 1 OF MAPS "CITIES AND TOWNS", AT PAGE 45 1/2, MONTEREY COUNTY RECORDS.

Attachment 2
Order Number: 2714-5995247
Page Number: 6
First American Title

EXCEPTING THEREFROM THE EAST 50 FEET THEREOF.

APN: 010-286-015-000
Attachment 2
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Property Address: Colonial Terrace Inn - 13th & San Antonio 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
$48,510
$514,362
$440,988
$336,489
$133,506
$139,360
$60,398
$26,800 $26,800 $26,800 $26,800 $26,800 $26,800 $26,800 $26,800 $26,800 $26,800 $5,000 $5,000 $5,000 $5,000 $5,000 $5,000 $5,000 $5,000 $5,000 $5,000 $100,000
$344,596
$100,000
$48,760 $25,000
$46,876
$170,264
$47,150
$34,006
$99,464
$59,829
$75,000
$250,757 $45,000
$72,644 $35,000
$3,079,759 $31,800 $31,800 $76,800 $66,800 $31,800 $56,800 $31,800 $106,800 $31,800 $3,079,759 $3,111,559 $3,143,359 $3,220,159 $3,286,959 $3,318,759 $3,375,559 $3,407,359 $3,514,159 $3,545,959 $100,000
$60,398
Termite Repair (Maintenance) $75,000
Replacement of (E) Flashing and (N)
Waterproofing (Maintenance)
$99,464
$59,829
Replace (E) exterior entry doors
with (N) exterior doors to match (E)
historic panel pattern; (E) historic
door trim to remain (Rehabilitation)
Inspect Chimney/Flues Annually
(Maintenance)
Replace (E) Non-historic patio doors
with (N) doors to match (E) historic
fenestration; (E) historic door trim
to remain (Rehabilitation)
Insulation and caulking repairs and
replacement (Maintenance)
(N) Retaining walls to provide ADA
Accessible Path of Travel
(Rehabilitation)
Replace Non-historic aluminum and
vinyl infill windows with (N) infill
windows to match (E) historic
fenestration pattern; (E) historic
window trim to remain
(Rehabilitation)
$34,006
Repair of (E) Roofing (Maintenance)
$170,264 (N) Stone Veneer for (N) Retaining
walls to match (E) Historic wall
finishes (Rehabilitation)
$47,150
(N) ADA compliant stair and ramp
railings to replace (E) Non-ADA
Compliant railings (Rehabilitation)
Plan Prepared by: Christopher Barlow AIA, LEED AP, NCARB Replace aged (E) HVAC throughout
(Rehabilitation)
$440,988
$48,510
Replace (E) non-energy compliant
fireplaces with (N) energycompliant fireplaces
(Rehabilitation)
$133,506
(N) Foundation at Building D
required for (N) Public Restroom;
(N) Foundation at Building F & G
required for (N) Breezeway
connection (Maintenance)
Replace aged interior piping
throughout (Rehabilitation)
Replace aged electrical wiring $336,489
throughout (Rehabilitation)
City of Carmel
Mills Act Rehabilitation and Maintenance Plan
Owner Name: David Fink
Owner Telephone No.: (831) 917-2322
Block Y; Lots 7, 9, 10, 12,14,16; APN 010-286-015-000
Mills Act Rehabilitation and Maintenance Plan
Colonial Terrace Inn, 13th & San Antonio, Carmel-by-the-Sea CA

STRUCTURAL UPGRADES
Cost Estimate
(net per item)
Work Item
(Maintenance/Rehabilitation)
Anticipated Year of Completion
$268,000
$50,000
$514,362
$139,360

BUILDING SYSTEM UPGRADES

EXTERIOR AND INTERIOR FEATURES, MATERIALS, AND FINISHES (N) Fire Alarm System
(Rehabilitation)
(N) Fire Sprinkler System
(Rehabilitation)
Touch up paint at all exterior
facades Annually (Maintenance)
$344,596
Note: Frequency of repairs continues beyond 2032 based on interval proposed. $3,545,959

CUMMULATIVE TOTAL
$107,644
$295,757
$100,000
$73,760
$46,876
Repair of (E) Exterior Lath and
Plaster (Maintenance)
Note: Dollar amounts will be reviewed at 10 year intervals and adjusted for inflation as appropriate.

ANNUAL TOTAL

HARDSCAPE AND LANDSCAPE

RUNNING TOTAL
Grading and Paving (Rehabilitation)
(N) Permeable Pavers
(Rehabilitation)
Attachment 4

CITY OF CARMEL-BY-THE-SEA

HISTORIC RESOURCES BOARD

HISTORIC RESOURCES BOARD RESOLUTION NO. 2022-003-HRB

A RESOLUTION OF THE HISTORIC RESOURCES BOARD OF THE CITY OF CARMEL-BY-THE-SEA

ADDING A HISTORIC RESOURCE TO THE CARMEL REGISTER OF HISTORIC RESOURCES AND

RECOMMENDING THAT THE CITY COUNCIL ENTER INTO A MILLS ACT CONTRACT WITH ESPERANZA

CARMEL COMMERCIAL, LLC FOR THE PROPERTY LOCATED ON SAN ANTONIO AVENUE, NORTHWEST OF 13TH AVENUE ALSO KNOWN AS CARMEL BEACH HOTEL AND SPA (FORMERLY

COLONIAL TERRACE INN)
APN 010-286-015

WHEREAS, David Fink (“Applicant”) submitted an application on behalf of Esperanza Carmel Commercial, LLC requesting to add the historic ‘Colonial Terrace Inn’ to the Carmel Register of Historic Resources and enter into a Mills Act contract (MA 21-239, Carmel Beach Hotel & Spa) described herein as (“Application”); and
WHEREAS, the Application has been submitted for the property located on San Antonio Avenue northeast of 13th Avenue in the Single-Family Residential (R-1) District (Block Y, Lots 7-12, 14, 16, & por. 18, 20); and
WHEREAS, the Applicant is requesting to add the historic ‘Colonial Terrace Inn’ to the Carmel Register of Historic Resources; and
WHEREAS, in accordance with Carmel Municipal Code (CMC) Section 17.32.090 (Carmel Register of Historic Resources) the City shall maintain a Register of Historic Resources designated by the City for public recognition and benefits; and
WHEREAS, historic resources identified as significant at a local or regional level shall be eligible for listing in the Register at the request of the property owner and upon approval by the Historic Resources Board; and
WHEREAS, one of the benefits of being included on the Register is the ability to enter into a Mills Act Historical Property Contract with the City; and WHEREAS, the Applicant is also requesting to enter into a Mills Act contract with the City, and in accordance with Carmel Municipal Code (CMC) Section 17.32.100.B.6 (Review Process), the Historic Resources Board shall consider the application and make a recommendation to the City Council to approve, approve with conditions, or deny the application; and WHEREAS, the agenda for the Historic Resources Board Meeting was posted in three locations on April 15, 2022, in compliance with State law indicating the date and time of the public hearing; and
Attachment 5
Resolution No. 2022-003-HRB

WHEREAS, on April 18, 2022, the Historic Resources Board held a public meeting to consider adding the historic ‘Colonial Terrace Inn’ to the Carmel Register and to consider the application for a Mills Act contract, including without limitation, the information provided to the Historic Resources Board by City staff and through public testimony; and WHEREAS, this Resolution and its findings are made based upon the evidence presented to the Historic Resources Board at the April 18, 2022 meeting including, without limitation, the staff report and attachments submitted by the Community Planning and Building Department; and WHEREAS, the Historic Resources Board did hear and consider all said reports, attachments, recommendations, and testimony hereinabove set forth and used their independent judgment to evaluate the project; and
WHEREAS, the facts set forth in the recitals are true and correct and are incorporated herein by reference.

NOW, THEREFORE, BE IT RESOLVED, that the Historic Resources Board of the City of CarmelBy-The-Sea does hereby make the following findings and determinations regarding the Mills Act Contract:

FINDINGS REQUIRED FOR A MILLS ACT CONTRACT
For each of the required findings listed below, staff has indicated whether the application supports the adoption of the findings. For all findings checked "no" the staff report discusses the issues to facilitate the Historic Resources Board’s decision-making. Findings checked "yes" may or may not be discussed in the report depending on the issues.

CMC 17.32.100.B.6 (Review Process), Subsection c. YES NO The building is designated as a historic resource by the City and is listed on the Carmel Register.
✔
The proposed rehabilitation/restoration and maintenance plan is appropriate in scope and sufficient in detail to guide long-term rehabilitation/restoration and maintenance. Required maintenance and rehabilitation should be more significant than just routine maintenance that would be expected for any property. ✔
Alterations to the historic resource have been in the past and will continue to be in the future, limited to interior work and to exterior rehabilitation and alterations that:
(A) Comply with the Secretary’s Standards (future additions only); and (B) Do not significantly alter, damage, or diminish any primary elevation or character-defining feature; and
✔
Attachment 5
Resolution No. 2022-003-HRB

(C) Do not increase floor area on the property by more than 15 percent beyond the amount established in the documented original or historic design of the resource; and
(D) Do not result in any second-story addition to a single-story historic resource.

The Mills Act contract will aid in offsetting the costs of rehabilitating and maintaining the historic resource.
✔
Approval of the Mills Act contract will represent an equitable balance of public and private interests and will not result in a substantial adverse financial impact on the City.
✔
BE IT FURTHER RESOLVED that the Historic Resources Board of the City of Carmel-by-theSea does hereby add the historic ‘Colonial Terrace Inn’ to the Carmel Register of Historic Resources and recommend that the City Council approve a Mills Act Contract (MA 21-239, Carmel Beach Hotel & Spa) for the property located on San Antonio Avenue northeast of 13th Avenue (APN 010- 286-015).

PASSED, APPROVED, AND ADOPTED BY THE HISTORIC RESOURCES BOARD OF THE CITY OF CARMEL-BY-THE-SEA this 18TH day of April 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED: ATTEST:
_________________________ _________________________
Erik Dyar Leah Young
Chair Historic Resources Board Secretary

Attachment 5
Photos and descriptions adapted from Historic Assesment Reports by Kent L. Seavey (Sept. 2020 and March 2021) Attachment 6
Photos and descriptions adapted from Historic Assesment Reports by Kent L. Seavey (Sept. 2020 and March 2021) Attachment 6
Photos and descriptions adapted from Historic Assesment Reports by Kent L. Seavey (Sept. 2020 and March 2021) Attachment 6
Photos and descriptions adapted from Historic Assesment Reports by Kent L. Seavey (Sept. 2020 and March 2021) Attachment 6
Photos and descriptions adapted from Historic Assesment Reports by Kent L. Seavey (Sept. 2020 and March 2021) Attachment 6
Photos and descriptions adapted from Historic Assesment Reports by Kent L. Seavey (Sept. 2020 and March 2021) Attachment 6
Photos and descriptions adapted from Historic Assesment Reports by Kent L. Seavey (Sept. 2020 and March 2021) Attachment 6
Photos and descriptions adapted from Historic Assesment Reports by Kent L. Seavey (Sept. 2020 and March 2021) Attachment 6 Photos and descriptions adapted from Historic Assesment Reports by Kent L. Seavey (Sept. 2020 and March 2021) Attachment 6 Photos and descriptions adapted from Historic Assesment Reports by Kent L. Seavey (Sept. 2020 and March 2021) 5 05
04 03
06 Photo provided for reference only
An accessible pedestrian route is required to be a
minimum of 4’ wide with a maximum cross slope of
2% and a maximum running slope of 5% unless a ramp
is utilized per [11B-403.3 & 11B-403.5.1.3]
Non-compliant – route exceeds maximum allowable
cross slope
Photo provided for reference only

5.6%

14.7%
Doors and gates are required to have a maneuvering
clearance area not to exceed 2% slope in any direction.

In addition, exterior doors must incorporate a minimum
strike-side clearance of 24” including not less than 60” clear in the swing direction of the door per
[11B-404.2.4.4] (See EXHIBIT 10)
Non-compliant – maneuvering area at gate exceeds 2%
Attachment 6
6 09
08 07
10 Photo provided for reference only
Handrail extensions must extend a minimum of 12” of
level distance (parallel to the landing surface) excluding the radius per [11B-505.10.1] (See EXHIBIT14)
Steps and stairways are required to have continuous
handrails on each side per [11B-210.1 & 11B-504]
Handrail gripping surfaces are required to have a
minimum cross slope of 1¼” and a maximum cross
section of 2” per [11B-505.7.1]
Non-compliant – handrail – handrail extensions – missing second handrail
Accessible paths of travel are required to provide the
safest possible conditions for pedestrians with disabilities.

Vertical transitions without beveled surface treatments must not exceed ¼” and openings must not allow the
passage of a sphere greater than ½” in diameter per
[11B-302.2 & 11B-302.3]
Non-compliant walking surface
Handles, pulls, locks, latches and all other operable
parts required to open, lock or unlock doors and gates
are not permitted to require tight grasping, pinching, or turning of the wrist to operate. A minimum hand
gripping clearance of 1½” allows the operation of doors by persons with disabilities per [11B-309.4]
Doors and gates are required to provide a 10” smooth
surface on the push side at the bottom of the door or
gate per [11B-404.2.10] (See EXHIBIT 9)
Doors and gates are required to have a maximum
opening force of 5 pounds per [11B-404.2.9.1]
Non-compliant – gate
Attachment 6
7 11
14 13
12 Photo provided for reference only
< 48” An accessible pedestrian route is required to be a minimum of 4’ wide with a maximum cross slope of
2% and a maximum running slope of 5% unless a ramp
is utilized per [11B-403.3 & 11B-403.5.1.3]
Non-compliant – walk does not provide the minimum
width of 48”
Handrail extensions must extend a minimum of 12” of
level distance (parallel to the landing surface) excluding the radius per [11B-505.10.1] (See EXHIBIT14)
Steps and stairways are required to have continuous
handrails on each side per [11B-210.1 & 11B-504]
Non-compliant – handrails do not provide extensions –
missing second handrail
Visually contrasting stripes must be a minimum of 2” wide to a maximum of 4” wide per [1009.7.4, 11B-504.2 &
11B-504.3]
Non-compliant – contrasting stripes
Attachment 6
8 18
17 15
16 22.4%
Accessible paths of travel are required to provide the
safest possible conditions for pedestrians with
disabilities. Vertical transitions without beveled surface treatments must not exceed ¼” and openings must not
allow the passage of a sphere greater than ½” in
diameter per [11B-302.2 & 11B-302.3]
Non-compliant – transition at walking surface
A maximum running slope of 5% is required at
walking surfaces, unless a compliant ramp is utilized
per [11B-403.3]
Non-compliant – walking surface exceeds maximum
allowable running slope and does not meet the
provisions of a ramp
Abrupt changes in level exceeding 4 inches
between walks and adjacent surfaces require wheel
guides or warning curbs at least 6 inches in height
above the walking surface per [11B-303.5]
Non-compliant – walking surface to adjacent grade
has a vertical drop exceeding 4”
Pedestrian ramps are required to have continuous
handrails on each side per [1010.9 &11B-505.2]
Non-compliant – as a ramp location is missing handrails Attachment 6
11 27
29 30
28 Loose mats do not comply with accessibility
requirements. If carpets are used, they must be
securely attached to the ground or floor surface per
[11B-302.2]
Loose mat is non-compliant
Thresholds must not exceed ½” above the adjacent
landings and when exceeding ¼” above the adjacent
landings must have a beveled edge with a slope no
greater than (1) unit vertical to (2) units horizontal per [11B-404.5] (See EXHIBIT 8)
Non-compliant – threshold
Photo provided for reference only
Accessible paths of travel are required to provide the
safest possible conditions for pedestrians with disabilities.

Vertical transitions without beveled surface treatments must not exceed ¼” and openings must not allow the
passage of a sphere greater than ½” in diameter per
[11B-302.2 & 11B-302.3]
Non-compliant walking surface
Attachment 6
12 31
32 33
34 Photo provided for reference only
An accessible pedestrian route is required to be a
minimum of 4’ wide with a maximum cross slope of
2% and a maximum running slope of 5% unless a ramp
is utilized per [11B-403.3 & 11B-403.5.1.3]
Non-compliant – walk does not provide the minimum
width of 48”
< 48”
An Steps and stairways are required to have continuous
handrails on each side per [11B-210.1 & 11B-504]
(See EXHIBIT 14)
Non-compliant – missing handrails at step
Handrail extensions must extend a minimum of 12” of
level distance (parallel to the landing surface) excluding the radius per [11B-505.10.1] (See EXHIBIT14)
Steps and stairways are required to have continuous
handrails on each side per [11B-210.1 & 11B-504]
Handrail gripping surfaces are required to have a
minimum cross slope of 1¼” and a maximum cross
section of 2” per [11B-505.7.1]
Non-compliant – handrail – handrail extensions – missing second handrail
Attachment 6
13 35
36 37
38 Photo provided for reference only

7.0%
Photo provided for reference only
A guard is required to be located along open sided
walking surfaces, including mezzanines, equipment
platforms, aisles, stairs, ramps and landings that are
located more than 30 inches measured vertically to the
floor or grade below at any point within 36 inches
horizontally to the edge of the open side per
[CBC 1015]
It is recommended that a guard (guardrail) be provided
at location shown to prevent falls.

An accessible pedestrian route is required to be a
minimum of 4’ wide with a maximum cross slope of
2% and a maximum running slope of 5% unless a ramp
is utilized per [11B-403.3 & 11B-403.5.1.3]
Non-compliant – route exceeds maximum allowable
cross slope
Attachment 6
15 43
44 45
46 Photo provided for reference only

24.9%
An accessible pedestrian route is required to be a
minimum of 4’ wide with a maximum cross slope of
2% and a maximum running slope of 5% unless a ramp
is utilized per [11B-403.3 & 11B-403.5.1.3]
Non-compliant – route exceeds maximum allowable
cross slope
A maximum running slope of 5% is required at
walking surfaces, unless a compliant ramp is utilized
per [11B-403.3]
Non-compliant – walking surface exceeds maximum
allowable running slope and does not meet the
provisions of a ramp
Photo provided for reference only

11.4%
Attachment 6
16 47
48 49
50 Photo provided for reference only
< 48”
Photo provided for reference only
An accessible pedestrian route is required to be a
minimum of 4’ wide with a maximum cross slope of
2% and a maximum running slope of 5% unless a ramp
is utilized per [11B-403.3 & 11B-403.5.1.3]
Non-compliant – walk does not provide the minimum
width of 48”
An accessible pedestrian route is required to be a
minimum of 4’ wide with a maximum cross slope of
2% and a maximum running slope of 5% unless a ramp
is utilized per [11B-403.3 & 11B-403.5.1.3]
Non-compliant – route exceeds maximum allowable
cross slope

4.1%
Attachment 6
20 63
64 65
66 Photo provided for reference only

8.9%
A maximum running slope of 5% is required at
walking surfaces, unless a compliant ramp is utilized
per [11B-403.3]
Non-compliant – walking surface exceeds maximum
allowable running slope and does not meet the
provisions of a ramp
Pedestrian ramps are required to have continuous
handrails on each side per [1010.9 &11B-505.2]
Non-compliant – as a ramp location is missing handrails Handrail extensions must extend a minimum of 12” of
level distance (parallel to the landing surface) excluding the radius per [11B-505.10.1] (See EXHIBIT14)
Non-compliant – handrail does not comply
Attachment 6
21 67
68 69
70 Photo provided for reference only
> 4”
< 80”
< 80”
Where horizontally protruding objects are located more
than 27” and less than 80” above the walking surface,
they are not permitted to protrude more than 4” into a
circulation path without a protective barrier to prevent injury to visually impaired persons per 11B-307.2]
(See EXHIBIT 11)
Non-compliant – cabinet projects more than 4” into the
walking area without providing a protective barrier
Photo provided for reference only
Where horizontally protruding objects are located less
than 80” above the walking surface, they are not
permitted to protrude more than 4” into a circulation
path without a protective barrier to prevent injury to
visually impaired persons per [11B-307.2]
(See EXHIBIT 11)
Non-compliant – stair projection over walking area does not provide adequate clearance without a protective
barrier
Attachment 6
25 83
84 85
86 As of March 1st 2017, all single-user restrooms in
California are required to display gender-neutral
signage. Pictograms depicting genders at door and
wall signs serving single-user restrooms are required
to be replaced per [CA H&S 118600]
Non-compliant – signage

Handles, pulls, locks, latches and all other operable
parts required to open, lock or unlock doors and gates
are not permitted to require tight grasping, pinching,
or turning of the wrist to operate. A minimum hand
gripping clearance of 1½” allows the operation of
doors by persons with disabilities per [11B-309.4]
Non-compliant – door hardware
Non-compliant – locking hardware
When coat hooks are provided, a minimum of 5%, but
not less than (1) is required to be located not more than 48” above the floor per [11B-213.3.3.7, 11B-308.3.1]
> 48” Non-compliant – coat hook
Attachment 6
26 87
88 89
90 Toilet seats for public use are required to be open front type per [411.2.1]
Non-compliant – fixture seat
Restrooms facilities are required to be accessible to
persons with disabilities, be on an accessible route and conform to the requirements of [11B-603.1]
A turning space of 60” diameter is required within the
restroom. The door may encroach up to 12” into the
turning space, requiring a minimum of 48” between the
edge of the door and the nearest obstruction per
[11B-304.3.1 & 11B-603.2.1]
Non-compliant restroom – maneuvering clearance,
grab bars, fixtures and dispensers
Handrails at the bottom of stairs must extend a
minimum of (1) tread length and provide 12” of level
distance (parallel to the landing surface) and terminate within 27” of the walking surface per [11B-505.10.2 &
11B-505.10.3] (See EXHIBIT14)
Non-compliant – handrails
Photo provided for reference only
Attachment 6
27 91
92 93
94 A maximum running slope of 5% is required at
walking surfaces, unless a compliant ramp is utilized
per [11B-403.3]
Non-compliant – walking surface exceeds maximum
allowable running slope and does not meet the
provisions of a ramp
Pedestrian ramps are required to have continuous
handrails on each side per [1010.9 &11B-505.2]
Non-compliant – ramp is missing handrail
Handrail extensions must extend a minimum of 12” of
level distance (parallel to the landing surface)
excluding the radius per [11B-505.10.2 & 11B505.10.3] (See EXHIBIT14) Non-compliant – handrail extension
< 12”

17.6%
Pedestrian ramps are required to have continuous
handrails on each side per [1010.9 &11B-505.2]
Non-compliant – as a ramp location is missing handrails Attachment 6
28 95
96 97
98 Photo provided for reference only
Abrupt changes in level exceeding 4 inches
between walks and adjacent surfaces require wheel
guides or warning curbs at least 6 inches in height
above the walking surface per [11B-303.5]
Non-compliant – walking surface to adjacent grade
has a vertical drop exceeding 4”
Thresholds must not exceed ½” above the adjacent
landings and when exceeding ¼” above the adjacent
landings must have a beveled edge with a slope no
greater than (1) unit vertical to (2) units horizontal per [11B-404.5] (See EXHIBIT 8)
Loose mats do not comply with accessibility
requirements. If carpets are used, they must be
securely attached to the ground or floor surface per
[11B-302.2]
Non-compliant – threshold – loose mat
Accessible paths of travel are required to provide the
safest possible conditions for pedestrians with
disabilities. Vertical transitions without beveled surface treatments must not exceed ¼” and openings must not
allow the passage of a sphere greater than ½” in
diameter per [11B-302.2 & 11B-302.3]
Non-compliant – transition at walking surface
Attachment 6
29 99
100
101
102
Photo provided for reference only
Accessible paths of travel are required to provide the
safest possible conditions for pedestrians with
disabilities. Vertical transitions without beveled surface treatments must not exceed ¼” and openings must not
allow the passage of a sphere greater than ½” in
diameter per [11B-302.2 & 11B-302.3]
Non-compliant – transition at walking surface
A maximum running slope of 5% is required at
walking surfaces, unless a compliant ramp is utilized
per [11B-403.3]
Non-compliant – walking surface exceeds maximum
allowable running slope and does not meet the
provisions of a ramp
Pedestrian ramps are required to have continuous
handrails on each side per [1010.9 &11B-505.2]
Non-compliant – ramp is missing handrail

25.4%
Attachment 6
30 103
104
105
106
Photo provided for reference only
An accessible pedestrian route is required to be a
minimum of 4’ wide with a maximum cross slope of
2% and a maximum running slope of 5% unless a ramp
is utilized per [11B-403.3 & 11B-403.5.1.3]
Non-compliant – walk does not provide the minimum
width of 48”
< 48”
The clear width of a ramp is required to be 48” minimum per [11B-405.5]
Pedestrian ramps are required to have continuous
handrails on each side per [1010.9 &11B-505.2]
Non-compliant – ramp width – as a ramp missing
handrails
A continuous unobstructed pedestrian route is required
to connect all accessible features, elements, and
spaces, within a site. Pedestrian routes must be
designed to provide the safest possible conditions for
pedestrians with disabilities per [11B-206.2.4, 11B206.3, 11B-208.3.1 & 11B-247.1.2.5] Non-compliant – no accessible route is provided onsite
to connect common features
< 48”
Attachment 6
31 107
108
109
110
Thresholds must not exceed ½” above the adjacent
landings and when exceeding ¼” above the adjacent
landings must have a beveled edge with a slope no
greater than (1) unit vertical to (2) units horizontal per [11B-404.5] (See EXHIBIT 8)
Steps and stairways are required to have continuous
handrails on each side per [11B-210.1 & 11B-504]
Loose mats do not comply with accessibility
requirements. If carpets are used, they must be securely attached to the ground or floor surface per [11B-302.2] Non-compliant – thresholds – missing handrails – loose
mats
Non-compliant – threshold – missing handrails – loose
mats
A continuous unobstructed pedestrian route is required
to connect all accessible features, elements, and
spaces, within a site. Pedestrian routes must be
designed to provide the safest possible conditions for
pedestrians with disabilities per [11B-206.2.4, 11B206.3, 11B-208.3.1 & 11B-247.1.2.5] Non-compliant – no accessible route is provided onsite
to connect common features
Handrail extensions must extend a minimum of 12” of
level distance (parallel to the landing surface) excluding the radius per [11B-505.10.1] (See EXHIBIT14)
Steps and stairways are required to have continuous
handrails on each side per [11B-210.1 & 11B-504]
Handrail gripping surfaces are required to have a
minimum cross slope of 1¼” and a maximum cross
section of 2” per [11B-505.7.1]
Non-compliant – handrail – handrail extensions – missing second handrail
Attachment 6
32 111
112
113
114
Where parking is provided for the public, guests or
employees, accessible parking is required and must be
located on the shortest accessible route from adjacent
parking to an accessible entrance for persons with
disabilities per [11B-208.3.1] (See EXHIBITS 4 and 5)
Non-compliant – parking provided without accessible
parking – site requires (1) accessible [VAN] space for
up (25) parking stalls provided. An accessible route
must be provided between access aisle and business
entrance.

Non-compliant – handrails do not provide extensions –
missing second handrail
Handrail extensions must extend a minimum of 12” of
level distance (parallel to the landing surface) excluding the radius per [11B-505.10.1] (See EXHIBIT14)
Steps and stairways are required to have continuous
handrails on each side per [11B-210.1 & 11B-504]
Handrail gripping surfaces are required to have a
minimum cross slope of 1¼” and a maximum cross
section of 2” per [11B-505.7.1]
Non-compliant – handrail – handrail extensions – missing second handrail
Handrail extensions must extend a minimum of 12” of
level distance (parallel to the landing surface) excluding the radius per [11B-505.10.1] (See EXHIBIT14)
Steps and stairways are required to have continuous
handrails on each side per [11B-210.1 & 11B-504]
Handrail gripping surfaces are required to have a
minimum cross slope of 1¼” and a maximum cross
section of 2” per [11B-505.7.1]
Non-compliant – handrail – handrail extensions – missing second handrail
Attachment 6
35 123
124
125
126
Photo provided for reference only

7.7%
A maximum running slope of 5% is required at
walking surfaces, unless a compliant ramp is utilized
per [11B-403.3]
Non-compliant – walking surface exceeds maximum
allowable running slope and does not meet the
provisions of a ramp
A continuous unobstructed pedestrian route is required
to connect all accessible features, elements, and
spaces, within a site. Pedestrian routes must be
designed to provide the safest possible conditions for
pedestrians with disabilities per [11B-206.2.4, 11B206.3, 11B-208.3.1 & 11B-247.1.2.5] Non-compliant – no accessible route is provided onsite
to connect common features
Handrail extensions must extend a minimum of 12” of
level distance (parallel to the landing surface) excluding the radius per [11B-505.10.1] (See EXHIBIT14)
Steps and stairways are required to have continuous
handrails on each side per [11B-210.1 & 11B-504]
Handrail gripping surfaces are required to have a
minimum cross slope of 1¼” and a maximum cross
section of 2” per [11B-505.7.1]
Non-compliant – handrail – handrail extensions – missing second handrail
Attachment 6
44 159
160
161
162
Loose mats do not comply with accessibility
requirements. If carpets are used, they must be
securely attached to the ground or floor surface per
[11B-302.2]
Loose mat is non-compliant
Accessible guest rooms must have at least one
bathroom that is provided as a part of the guest room
with not less than one water closet, one lavatory, and
one bathtub or shower that complies with [11B-603 &
11B-610] per [11B-806.2]
Non-compliant – Section 11B-603-11B-603.6 provided
for review as EXHIBIT 20
Thresholds must not exceed ½” above the adjacent
landings and when exceeding ¼” above the adjacent
landings must have a beveled edge with a slope no
greater than (1) unit vertical to (2) units horizontal per [11B-404.5] (See EXHIBIT 8)
Non-compliant – threshold – loose mat
Photo provided for reference only
Attachment 6
50 183
184
185
186
An accessible pedestrian route is required to be a
minimum of 4’ wide with a maximum cross slope of
2% and a maximum running slope of 5% unless a ramp
is utilized per [11B-403.3 & 11B-403.5.1.3]
Non-compliant – walk does not provide the minimum
width of 48”
Non-compliant – walk does not provide the minimum
width of 48”
Non-compliant – walk does not provide the minimum
width of 48”
Non-compliant – walk does not provide the minimum
width of 48”
Attachment 6
51 187
188
189
190
Where parking is provided for the public, guests or
employees, accessible parking is required and must be
located on the shortest accessible route from adjacent
parking to an accessible entrance for persons with
disabilities per [11B-208.3.1] (See EXHIBITS 4 and 5)
Non-compliant – parking provided without accessible
parking – site requires (1) accessible [VAN] space for
up (25) parking stalls provided. An accessible route
must be provided between access aisle and business
entrance.

An accessible pedestrian route is required between the
public way (city sidewalk) and the business entrance
per [11B-208.3.1]
No pedestrian services (city sidewalk) is provided
at this location and therefore “site arrival” is by
vehicles only. When no pedestrian service is
provided at a site and arrival is by vehicles only,
the requirements for pedestrian access from the
public way is not applicable per 11B-206.2.1.2
Photo provided for reference only
Photo provided for reference only
Attachment 6
56 207
208
209
210
A minimum of 32” clear width is required at accessible
doors when opened at 90 degrees per [11B-404.2.3]
Non-compliant – opening width < 32”
> 34”
Accessible guest rooms must have at least one
bathroom that is provided as a part of the guest room
with not less than one water closet, one lavatory, and
one bathtub or shower that complies with [11B-603 &
11B-610] per [11B-806.2.4]
Non-compliant – accessibility sections 11B-603 thru
11B-603.6 are provided for review as EXHIBIT 20
At least one bathroom that is provided as a part of a
guest room must provide no fewer than one lavatory
that complies with applicable sections of [11B-603 –
11B-610] per [11B-806.2.4]
Non-compliant – lavatory
Accessible kitchenettes and wet bars are required to
provide a work surface not exceeding 34” above the
finished floor, provide knee and toe clearance for
wheelchair users and protect users from sharp or
abrasive surfaces under the work surface counter per
[11B-804.3.1 – 11B-804.3.4 & 11B-806.2.5]
Non-compliant – kitchenette area
Attachment 6
CARMELO ST.

SAN ANTONIO AVE. 13th AVE. BLDG. B BLDG. A BLDG. C BLDG. D BLDG. EBLDG. F BLDG. G

EXISTING PARKING
EXISTING PARKING TEMP. LOBBY PARKING
1 2
3 4 5 6 7 8 9
11 12 13 14 ADJACENT NEIGHBORING BUILDING ADJACENT NEIGHBORING BUILDING ADJACENT NEIGHBORING BUILDING ADJACENT NEIGHBORING BUILDING ADJACENT NEIGHBORING BUILDING ADJACENT NEIGHBORING BUILDING MATCHLINE MATCHLINE DEMOLITION D101 PROPOSED A101 DEMOLITION D102 PROPOSED A102 10 15 16 17 18 19 20 OVERALL (E) SITE PLAN (REFERENCE) A00220019-A200 SCALE: OVERALL EXISTING SITE PLAN (FOR REFERENCE) 1/16" = 1'-0" SHEET NAME: SET ISSUED: JOB NO.: 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM SHEET NO.: FILE NAME: DRAWN BY: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: PRINT DATE: 6.4.2021 20019 CARMEL BEACH HOTEL & SPA CARMEL-BY-THE SEA - 13th & SAN ANTONIO
A.P.N.: 010-286-015 PLANNING SUBMITTAL: 6/4/2021 PLAN NORTH GENERAL NOTES OVERALL EXISTING SITE PLAN SHOWN FOR REFERENCE ONLY, REFER TO DEMOLITION AND PROPOSED SITE PLANS AND CIVIL AND LANDSCAPE DRAWINGS FOR ALL NEW WORK. CONTRACTOR SHALL VISIT SITE TO VERIFY EXISTING CONDITIONS. NOTIFY ARCHITECT OF ANY DISCREPANCIES PRIOR TO PROCEEDING WITH WORK.

1. 2. Attachment 6
BUILDING B (LOWER FLOOR) BUILDING A (LOWER FLOOR) BUILDING G (UPPER FLOOR) BUILDING C (UPPER FLOOR) BUILDING A (UPPER FLOOR) BUILDING D BUILDING E (UPPER FLOOR) BUILDING F (UPPER FLOOR) BUILDING C (LOWER FLOOR) BUILDING G LOWER FLOOR BUILDING B (UPPER FLOOR) BUILDING E LOWER FLOOR BUILDING F LOWER FLOOR LAUNDRY LOBBY / RECEPTION & FOOD SERVICE KITCHEN #1 #2 #5 #6#7 #26 #27 #28 #13 #14 #4 #15 #16 #10 #11 #12 #9 #8 #21 #22 #24 #23 #17 #20 #19 #18 SAN ANTONIO STREET 13th STREET TVTV TV TV TV KING BED

KING BED

KING BED KING BED

KING BED TV TV TV TV
(N) FIREPLACE
(N) FIREPLACE KING BED KING BED KING BED KING BED TV TV (N) FIREPLACE BUILDING D (1-STORY) KING BED

KING BED TV TV TV TV (N) FIREPLACE
(N) FIREPLACE (N) FIREPLACE
(N) FIREPLACE KING BED KING BED KING BED KING BED TV TV TV KING BED KING BED KING BED KING BED TV TV TV TV TV (N) FIREPLACE
(N) FIREPLACE

KING BED

KING BED KING BED KING BED TV TV TV TV TV (N) FIREPLACE (N) FIREPLACE (N) FIREPLACE
(N) FIREPLACE KING BED KING BED
KING BED QUEEN BED QUEEN BED QUEEN BED QUEEN BED ACCESSIBLE ROOM #2 (ADA BATHTUB ROOM) #3 #25 ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM SPA SPA TREATMENT ROOM #2 SPA TREATMENT ROOM #1 RESTROOM RESTROOM FITNESS ROOM CARMELO STREET ROOM ROOM ROOM ROOM ROOM ROOM ROOM BUILDINGS OVERALL KEY PLAN A00420019-A004 HR FLOOR SQUARE FEET SQUARE METERS ROOM I.D. S.F. S.M. BUILDING 'A' LOWER FLOOR 487.67 S.F. 45.31 S.M. UPPER FLOOR 514.74 S.F. 47.82 S.M. BUILDING TOTAL 1002.41 S.F. 93.13 S.M. BUILDING 'B' LOWER FLOOR 1918.4 S.F. 178.23 S.M. RECEPTION UPPER FLOOR 755.71 S.F. 70.21 S.M. BUILDING TOTAL 2674.11 S.F. 248.43 S.M. BUILDING 'C' LOWER FLOOR 1065.52 S.F. 98.99 S.M. COMMON AREAS UPPER FLOOR 897.32 S.F. 83.36 S.M. COMMON AREA BUILDING TOTAL 1962.84 S.F. 182.35 S.M. 123567891011121314 FLOOR SQUARE FEET SQUARE METERS ROOM I.D. S.F. S.M. BUILDING 'D' 1714.87 S.F. 159.32 S.M. OFFICE LOBBY / KITCHEN BUILDING TOTAL 1714.87 S.F. 159.32 S.M. BUILDING 'E' LOWER FLOOR 865.09 S.F. 80.37 S.M. LAUNDRY UPPER FLOOR 1664.35 S.F. 154.62 S.M. COMMON AREA BUILDING TOTAL 2529.44 S.F. 234.99 S.M. BUILDING 'F' LOWER FLOOR 615.05 S.F. 57.14 S.M. SPA RESTROOM UPPER FLOOR 1284.99 S.F. 119.38 S.M. COMMON AREA BUILDING TOTAL 1900.04 S.F. 176.52 S.M. 15161718192021222324 FLOOR SQUARE FEET SQUARE METERS ROOM I.D. S.F. S.M. BUILDING 'G' LOWER FLOOR 520 S.F. 48.31 S.M. SPA OFFICE/ STORAGE UPPER FLOOR 1391.14 S.F. 177.55 S.M. HALLWAY BUILDING TOTAL 1911.14 S.F. 177.55 S.M. ALL BUILDINGS GRAND TOTAL 13694.85 S.F. 1272.29 S.M. BUILDINGS LEGEND 262827 4 25 SHEET NAME: SET ISSUED: JOB NO.: 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM SHEET NO.: FILE NAME: DRAWN BY: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: PRINT DATE: 6.4.2021 20019 CARMEL BEACH HOTEL & SPA CARMEL-BY-THE SEA - 13th & SAN ANTONIO
A.P.N.: 010-286-015 PLANNING SUBMITTAL: 6/4/2021 SCALE: BUILDINGS KEY PLAN 1/16" = 1'-0" Attachment 6 Attachment 6
Attachment 6
camellia rhodo. camellia rhodo. (N) RAMP MAX. SLOPE 8.33% A102 A102 MATCHLINE MATCHLINE

CARMELO STREET

SAN ANTONIO AVENUE BUILDING B BUILDING A BUILDING C BUILDING D BUILDING E ADJACENT NEIGHBORING BUILDING UP 32" MIN.
(11B403.5.1) 5'-0" 3 4 T.O. (E) BRICK PAVING
±94.37, V.I.F.
48" MIN.
48" MIN. 18'-0" 60" MIN. ±18'-0" LEVEL LANDING (N) RAMP MAX. SLOPE 8.33% 1 2 48" MIN. 48" MIN. 3 91.30 1 (E) V.I.F. ±94.6894.70 (E) V.I.F. ±89.37 ±91.31, (E) V.I.F. (N) WALKWAY,
AVERAGE SLOPE 4.5%
(5% MAX.) 89.30 (E) V.I.F. ±89.50 T.O. (E) BRICK ±87.81, V.I.F. (N) WALK,
SLOPE
5% MAX.
±85.69, V.I.F.
±79.29, V.I.F. 87.31 89.27 T.O. (E) BRICK
±87.78, V.I.F. 18'-0" T.O. (N) BRICK ±86.36, V.I.F.

T.O. (E) BRICK
±86.36, V.I.F. 89.30 91.30 MAX. SLOPE 5% (N) WALKWAY, 87.77 (N) RAMP MAX. SLOPE 8.33% (E) V.I.F. ±89.41 PRIVATE PATIO 87.40 89.40 87.40 86.29 97.00 (E) V.I.F. ±97.00 5 4 91.37 92.85 92.87 94.35 91.35 (E) V.I.F. ±90.96 91.35 (E) V.I.F. ±90.81 (N) WALK,
SLOPE
5% MAX. 91.35 6 (E) V.I.F. ±88.94 89.06 4 7 8 8 9 8 7 15 16 98.75(E) V.I.F. ±99.00 98.40 98.75 98.40 (E)V.I.F. ±99.00 3'-0" 18'-0" --10 17 19 1 2 20 17 1 21 1 2 4 5 6 7 3 (VALET) 14 15 16 17 18 19 20 21 3 20 2111 20 TYP. 19 TYP. 1911 16 19 1TYP. 14 TYP. 21 9 14 14 TYP. 14 12 1TYP. 1 1 13 118 19 122 TYP. 9 PARTIAL SITE PLAN A10120019-A101 MH SHEET NAME: SET ISSUED: JOB NO.: 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM SHEET NO.: FILE NAME: DRAWN BY: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: PRINT DATE: 6.4.2021 20019 CARMEL BEACH HOTEL & SPA CARMEL-BY-THE SEA - 13th & SAN ANTONIO
A.P.N.: 010-286-015 PLANNING SUBMITTAL: 6/4/2021 PLAN NORTH SCALE: PARTIAL SITE PLAN 1/8"=1'-0" 1 NEW BRICK PAVING TO MATCH EXISTING. NEW RAMP AND HANDRAILS. 2 KEY NOTES GENERAL NOTES NEW CMU RETAINING WALL WITH BRICK VENEER TO MATCH EXISTING WALL. 3 NEW STAIRS AND HANDRAILS PER A---. 4 NEW MASONRY SEAT WALL. 5 ADD COURSES OF BRICK ONTO TOP OF EXISTING WALL TO RAISE ELEVATION FOR NEW STAIRS. 67 EXISTING GAS METER TO REMAIN, SEE PLUMBING DRAWINGS. 8 EXISTING ELECTRICAL METER TO REMAIN, SEE ELECTRICAL DRAWINGS. 9 EXISTING WATER METER TO REMAIN, SEE PLUMBING DRAWINGS. 10 NEW BIKE RACKS PER CAL-GREEN REQUIREMENTS. CONTRACTOR SHALL VISIT SITE AND VERIFY ALL EXISTING CONDITIONS. NOTIFY ARCHITECT OF ANY DISCREPANCIES PRIOR TO PROCEEDING WITH WORK. REFER TO CIVIL DRAWINGS FOR GRADING, DRAINAGE, & SITE IMPROVEMENTS, INCLUDING NEW BIO-RETENTION AREAS. REFER TO LANDSCAPE DRAWINGS FOR PLANTING & IRRIGATION & SITE IMPROVEMENTS. REFER TO ELECTRICAL DRAWINGS FOR SITE ELECTRICAL AND LIGHTING. 1. 2. 3. 4. 1112 NEW PERGOLA - SEE LANDSCAPE DRAWINGS. 13 NEW STEPS AND CURB - SEE LANDSCAPE DRAWINGS. 14 NEW SEATING / TABLES - SEE LANDSCAPE DRAWINGS. 15 NEW CONCRETE WHEEL STOPS, PAINTED WHITE TO MATCH EXISTING. 16 NEW SIGN ON EXISTING SIGN POLES. SIGN TO BE O.F.C.I., CONTRACTOR SHALL COORDINATE DISCONNECTING AND RECONNECTING ELECTRICAL / LIGHTING AT THIS LOCATION. 18 NEW CONCRETE PAVING AT NEW VAN ACCESSIBLE ADA PARKING SPACE. 17 EXISTING PARKING LOT STRIPING TO REMAIN. NEW CONCRETE CURB / RETAINING WALL. 19 NEW COLUMN - SEE LANDSCAPE DRAWINGS. 20 EXPAND EXISTING ASPHALT PAVING FOR VALET PARKING SPACES. 21 NEW PARKING STRIPING. NEW FIREPIT. 22 NEW AC CURB TO MATCH EXISTING CONDITIONS SEE LANDSCAPE DRAWINGS. 23 Attachment 6

CARMELO STREET
SAN ANTONIO AVENUE A101 A101 BUILDING E BUILDING F BUILDING G 13th AVENUE ADJACENT NEIGHBORING BUILDING ADJACENT NEIGHBORING BUILDING ADJACENT NEIGHBORING BUILDING ADJACENT NEIGHBORING BUILDING MATCHLINE MATCHLINE 18'-0" TYP. 4'-1" 9 7
7 8
9'-0"
TYP.
-- 10
6 -- 11 1314
9 TYP. 12
2TYP.3
4 5
25TYP. 15 TYP. 16
8 9 10
12 11
13 PARTIAL SITE PLAN A10220019-A102 MH SHEET NAME: SET ISSUED: JOB NO.: 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM SHEET NO.: FILE NAME: DRAWN BY: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: PRINT DATE: 6.4.2021 20019 CARMEL BEACH HOTEL & SPA CARMEL-BY-THE SEA - 13th & SAN ANTONIO
A.P.N.: 010-286-015 PLANNING SUBMITTAL: 6/4/2021 PLAN NORTH SCALE: PARTIAL SITE PLAN 1/8"=1'-0" KEY NOTES GENERAL NOTES 1 NEW BRICK PAVING TO MATCH EXISTING. NEW SEATING AND TABLES - SEE LANDSCAPE DRAWINGS. 2 THE KEY NOTES THAT FOLLOW APPLY TO THE DRAWING(S) ON THIS SHEET ONLY. REFER TO THE FOLLOWING SHEETS FOR NOTES THAT ARE APPLICABLE TO THOSE DRAWINGS. NEW FIREPIT - SEE LANDSCAPE DRAWINGS. 34 NEW WOOD DECK OVER EXISTING PAVERS. 567 EXISTING GAS METER TO REMAIN, SEE PLUMBING DRAWINGS. 8 EXISTING ELECTRICAL METER TO REMAIN, SEE ELECTRICAL DRAWINGS. 9 EXISTING WATER METER TO REMAIN, SEE PLUMBING DRAWINGS. 10 NEW CONCRETE PAVING AT NEW VAN ACCESSIBLE ADA PARKING SPACE. 11 NEW RETAINING WALL AND BUILDING CONNECTION. SEE FLOORPLAN A208 AND STRUCTURAL DRAWINGS. 12 NEW WALKWAY, STEPS AND PORCH AT BUILDING G, SEE ENLARGED FLOORPLAN AND STRUCTURAL DRAWINGS. 13 NEW PARKING LOT STRIPING PER CITY STANDARDS. 14 IN-FILL AND PATCH AND REPAIR AC PAVING TO MATCH EXISTING AFTER REMOVAL OF PLANTER AT THIS LOCATION. 15 NEW CONCRETE WHEEL STOPS, PAINTED WHITE TO MATCH EXISTING. CONTRACTOR SHALL VISIT SITE AND VERIFY ALL EXISTING CONDITIONS. NOTIFY ARCHITECT OF ANY DISCREPANCIES PRIOR TO PROCEEDING WITH WORK. REFER TO CIVIL DRAWINGS FOR GRADING, DRAINAGE, & SITE IMPROVEMENTS, INCLUDING NEW BIO-RETENTION AREAS. REFER TO LANDSCAPE DRAWINGS FOR PLANTING & IRRIGATION & SITE IMPROVEMENTS. REFER TO ELECTRICAL DRAWINGS FOR SITE ELECTRICAL AND LIGHTING. 1. 2. 3. 4. NEW STAIRS AND HANDRAILS. EXISTING PARKING LOT STRIPING TO REMAIN. 16 EXISTING CONCRETE WHEEL STOPS TO REMAIN. Attachment 6 WINDOW SCHEDULE A30220019-A200 SHEET NAME: SET ISSUED: JOB NO.: 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM SHEET NO.: FILE NAME: DRAWN BY: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: PRINT DATE: 6.4.2021 20019 CARMEL BEACH HOTEL & SPA CARMEL-BY-THE SEA - 13th & SAN ANTONIO
A.P.N.: 010-286-015 PLANNING SUBMITTAL: 6/4/2021 WINDOW SCHEDULE NOMINAL SIZE DETAIL REFERENCE

GLASS TYPE

FIRE RATING NOTES
WINDOW
NUMBER
WINDOW

TYPE GLAZING
SINGLE
DOUBLE WIDTH HEIGHT HEAD JAMB SILL A1 1.0 5'-0" 4'-9" SEE WINDOW TYPES G-01 - ALUM. CLAD WOOD A2 1.0 6'-0" 4'-9" G-01 - ALUM. CLAD WOOD A3 2.0 1'-10" 2'-2" G-01 - ALUM. CLAD WOOD A4 2.0 1'-10" 2'-2" G-01 - ALUM. CLAD WOOD A5 3.0 5'-0" 7'-3" G-01 - ALUM. CLAD WOOD A6 4.0 2'-6" 4'-9" G-01 - ALUM. CLAD WOOD A7 2.0 3'-0" 2'-0" G-02 - ALUM. CLAD WOOD B1 5.0 2'-0" 5'-7" G-01 - WOOD WINDOW B2 5.1 5'-0" 5'-7" G-01 - WOOD WINDOW B3 5.0 2'-0" 5'-7" G-01 - WOOD WINDOW B4.1 6.1 3'-0" 5'-2" G-01 - WOOD WINDOW B4.2 6.3 2'-0" 3'-8" G-03 - WOOD WINDOW, WALL BEHIND, FIX SASH B5 5.0 2'-0" 5'-7" G-01 - WOOD WINDOW B6 5.1 5'-0" 5'-7" G-01 - WOOD WINDOW B7 5.0 2'-0" 5'-7" G-01 - WOOD WINDOW B8 5.0 2'-0" 5'-7" G-01 - WOOD WINDOW B9 5.1 5'-0" 5'-7" G-01 - WOOD WINDOW B10 5.0 2'-0" 5'-7" G-01 - WOOD WINDOW B11 6.3 2'-0" 3'-8" G-01 - WOOD WINDOW B12 6.3 2'-0" 3'-8" G-01 - WOOD WINDOW B13 6.3 2'-0" 3'-8" G-01 - WOOD WINDOW B14 6.3 2'-0" 3'-8" G-01 - WOOD WINDOW B15 6.1 3'-6" 5'-2" G-01 - WOOD WINDOW B16 6.1 3'-6" 5'-2" G-01 - WOOD WINDOW B17 6.1 3'-0" 5'-2" G-01 - WOOD WINDOW B18.1 6.2 3'-6" 5'-2" G-01 - WOOD WINDOW B18.2 6.2 3'-6" 5'-2" G-01 - WOOD WINDOW B19 6.0 2'-0" 5'-2" G-01 - WOOD WINDOW B20 6.0 2'-0" 5'-2" G-01 - WOOD WINDOW B21 6.2 4'-0" 5'-2" G-01 - WOOD WINDOW B22 6.3 2'-0" 3'-8" G-01 - WOOD WINDOW B23 6.3 1'-6" 3'-8" G-01 - WOOD WINDOW C1 4.2 4'-0" 4'-4" G-01 - ALUM. CLAD WOOD C2 4.2 4'-0" 4'-4" G-01 - ALUM. CLAD WOOD C3 4.1 3'-0" 4'-4" G-01 - ALUM. CLAD WOOD C4 4.1 3'-0" 4'-4" G-01 - ALUM. CLAD WOOD C5 4.3 2'-0" 3'-8" G-01 - ALUM. CLAD WOOD C6 6.0 2'-4" 4'-4" G-01 - WOOD WINDOW C7 6.1 4'-0" 4'-4" G-01 - WOOD WINDOW C8 6.0 2'-4" 4'-4" G-01 - WOOD WINDOW C9 5.1 4'-0" 4'-4" G-01 - WOOD WINDOW C10 5.1 4'-0" 4'-4" G-01 - WOOD WINDOW C11 4.2 4'-0" 4'-4" G-01 - ALUM. CLAD WOOD C12 4.1 3'-0" 4'-4" G-01 - ALUM. CLAD WOOD C13 4.2 4'-0" 4'-4" G-01 - ALUM. CLAD WOOD C14 4.1 3'-0" 4'-4" G-01 - ALUM. CLAD WOOD C15.1 6.3 2'-6" 3'-6" G-01 - WOOD WINDOW C15.2 6.3 2'-6" 3'-6" G-03 - WOOD WINDOW, WALL BEHIND, FIX SASH C16 6.1 3'-0" 4'-4" G-01 - WOOD WINDOW C17 6.1 4'-0" 4'-4" G-01 - WOOD WINDOW C18 4.1 4'-0" 4'-4" G-01 - ALUM. CLAD WOOD WINDOW NOTES ALL DIMENSIONS SHOWN ON WINDOW SCHEDULE ARE ROUGH OPENING DIMENSIONS, COORDINATE WITH MANUFACTURE FOR EXACT WINDOW FRAME DIMENSIONS AND ALL DIMENSIONS TO BE VERIFIED IN FIELD PRIOR TO ORDERING. CONTRACTOR IS RESPONSIBLE FOR REVIEWING FLOOR PLAN AND EXTERIOR / INTERIOR ELEVATIONS FOR VERIFICATION OF QUANTITY AND LOCATIONS OF ALL WINDOW TYPES. 1. 2. WHERE THE TOP OF THE WINDOW SILL IS LOCATED LESS THAN 24-INCHES ABOVE THE FINISHED FLOOR AND GREATER THAN 72-INCHES ABOVE THE FINISHED GRADE OR OTHER SURFACE BELOW ON THE EXTERIOR OF THE BUILDING, THE OPERABLE WINDOW SHALL BE EQUIPPED WITH WINDOW OPENING CONTROL DEVICES COMPLYING WITH ASTM F2090. THE WINDOW OPENING CONTROL DEVICE, AFTER OPERATION TO RELEASE THE CONTROL DEVICE ALLOWING THE WINDOW TO FULLY OPEN, SHALL NOT REDUCE THE NET CLEAR OPENING AREA OF THE WINDOW TO LESS THAN SPECIFIED IN NOTE 4. EVERY SLEEPING ROOM SHALL BE EQUIPPED WITH EMERGENCY ESCAPE & RESCUE WINDOWS WITH A NET CLEAR OPENABLE AREA OF NO LESS THAN 5.7 SQUARE FEET. THE NET CLEAR OPENABLE HEIGHT DIMENSION SHALL BE A MINIMUM OF 24 INCHES. THE NET CLEAR WIDTH DIMENSION SHALL BE A MINIMUM OF 20 INCHES. ALL GLAZING SUBJECT TO HUMAN IMPACT SHALL BE APPROVED SAFETY GLASS AND COMPLY WITH SECTION 2406 OF THE 2019 C.B.C. ALL GLAZING SHALL BE SAFETY GLAZED WHEN LOCATED WITHIN 60" OF THE WALKING SURFACE OR WITHIN 24" HORIZONTAL DISTANCE FROM ANY DOOR. A CERTIFICATE MUST ACCOMPANY ALL GLAZING PRODUCTS STATING THAT THE PRODUCTS CONFIRM WITH APPLICABLE CONSUMER PRODUCT SAFETY STANDARDS. 3. 4. 5. WINDOW SCHEDULE NOMINAL SIZE DETAIL REFERENCE

GLASS TYPE

FIRE RATING NOTES
WINDOW
NUMBER
WINDOW

TYPE GLAZING
SINGLE
DOUBLE WIDTH HEIGHT HEAD JAMB SILL D1 (E) 1'-9" 5'-0" SEE WINDOW TYPES (E) - (E) STAINED GLASS D2 (E) 1'-9" 5'-0" (E) - (E) STAINED GLASS D3 (E) 1'-9" 5'-0" (E) - (E) STAINED GLASS D4 (E) 7'-0" 5'-0" (E) - (E) STAINED GLASS D5 (E) 1'-9" 5'-0" (E) - (E) STAINED GLASS D6 (E) 1'-9" 5'-0" (E) - (E) STAINED GLASS D7 (E) 1'-9" 5'-0" (E) - (E) STAINED GLASS D8 3.1 5'-0" 7'-3" G-01 - ALUM. CLAD WOOD D9 3.1 5'-0" 7'-3" G-01 - ALUM. CLAD WOOD D10.1 8.0 3'-6" 5'-0" G-01 - ALUM. CLAD WOOD D10.2 7.0 2'-0" 6'-0" G-01 - ALUM. CLAD WOOD D10.3 8.0 4'-0" 5'-0" G-01 - ALUM. CLAD WOOD D10.4 4.3 2'-0" 5'-0" G-01 - ALUM. CLAD WOOD D11 7.0 2'-0" 5'-0" G-01 - ALUM. CLAD WOOD D12 7.1 2'-0" 5'-0" G-01 - ALUM. CLAD WOOD D13 7.0 2'-0" 5'-0" G-01 - ALUM. CLAD WOOD D14 7.1 2'-0" 5'-0" G-01 - ALUM. CLAD WOOD D15 7.0 2'-0" 5'-0" G-01 - ALUM. CLAD WOOD D16.1 7.0 2'-0" 5'-0" G-04 - ALUM. CLAD WOOD D16.2 7.1 2'-0" 5'-0" G-04 - ALUM. CLAD WOOD D16.3 7.0 2'-0" 5'-0" G-04 - ALUM. CLAD WOOD D17 8.1 2'-4" 6'-8" G-01 - ALUM. CLAD WOOD E1 9.0 8'-0" 7'-0" G-01 - ALUM. CLAD WOOD E2 9.0 8'-0" 7'-0" G-01 - ALUM. CLAD WOOD E3 9.0 8'-0" 7'-0" G-01 - ALUM. CLAD WOOD E4 4.0 2'-0" 3'-0" G-01 - ALUM. CLAD WOOD E5 4.1 3'-0" 4'-6" G-01 - ALUM. CLAD WOOD E6.1 4.1 2'-6" 3'-0" G-01 - ALUM. CLAD WOOD E6.2 4.2 2'-10" G-03 - WOOD WINDOW, WALL BEHIND, FIX SASH E6.3 4.0 2'-6" G-03 - WOOD WINDOW, WALL BEHIND, FIX SASH E6.4 4.2 (SIM.) 3'-0" G-01 - ALUM. CLAD WOOD E7 4.1 3'-0" 4'-6" G-01 - ALUM. CLAD WOOD E8 4.1 3'-0" 4'-6" G-01 - ALUM. CLAD WOOD E9 10.0 6'-0" 4'-6" G-01 - ALUM. CLAD WOOD E10 10.1 2'-0" 4'-6" G-01 - ALUM. CLAD WOOD E11 10.0 6'-0" 4'-6" G-01 - ALUM. CLAD WOOD F1 9.0 8'-0" 7'-0" G-01 - ALUM. CLAD WOOD F2 9.0 8'-0" 7'-0" G-01 - ALUM. CLAD WOOD F4 8.2 2'-6" 6'-8" G-01 - ALUM. CLAD WOOD F5 4.1 3'-0" 4'-2" G-01 - ALUM. CLAD WOOD F6 4.1 3'-0" 4'-2" G-01 - ALUM. CLAD WOOD F7 4.0 2'-0" 3'-2" G-01 - ALUM. CLAD WOOD F8 4.1 3'-0" 4'-2" G-01 - ALUM. CLAD WOOD F9 4.1 3'-0" 4'-2" G-01 - ALUM. CLAD WOOD F10 4.1 3'-0" 4'-2" G-01 - ALUM. CLAD WOOD F11 4.1 3'-0" 4'-2" G-01 - ALUM. CLAD WOOD F12 4.1 3'-0" 4'-2" G-01 - ALUM. CLAD WOOD F13 4.1 3'-0" 4'.2" G-01 - ALUM. CLAD WOOD F14 4.1 3'-0" 4'-2" G-01 - ALUM. CLAD WOOD F15 4.1 3'-0" 4'-2" G-01 - ALUM. CLAD WOOD WINDOW SCHEDULE NOMINAL SIZE DETAIL REFERENCE

GLASS TYPE

FIRE RATING NOTES
WINDOW
NUMBER
WINDOW

TYPE GLAZING
SINGLE
DOUBLE WIDTH HEIGHT HEAD JAMB SILL G1 11.0 4'-6' 6'-8" SEE WINDOW TYPES G-01 - ALUM. CLAD WOOD G2 11.1 8'-0" 6'-8" G-01 - ALUM. CLAD WOOD G3 4.1 3'-0" 4'-2" G-01 - ALUM. CLAD WOOD G4 4.1 3'-0" 4'-2" G-01 - ALUM. CLAD WOOD G5 8.2 3'-6" 6'-8" G-01 - ALUM. CLAD WOOD G6 8.2 2'-2" 6'-8" G-01 - ALUM. CLAD WOOD G7 8.2 2'-2" 6'-8" G-01 - ALUM. CLAD WOOD G8.1 5.0 1'-6" 4'-2" G-01 - ALUM. CLAD WOOD G8.2 8.0 3'-2" 4'-2" G-01 - ALUM. CLAD WOOD G8.3 5.0 1'-6" 4'-2" G-01 - ALUM. CLAD WOOD G9 4.0 2'-0' 3'-2" G-01 - ALUM. CLAD WOOD G10 4.0 2'-0" 3'-2" G-01 - ALUM. CLAD WOOD G11 4.0 2'-0" 3'-2" G-01 - ALUM. CLAD WOOD G12 4.0 2'-0" 3'-2" G-01 - ALUM. CLAD WOOD G13 4.1 3'-0" 4'-2" G-01 - ALUM. CLAD WOOD GLASS TYPES: GL-01: 1" CLEAR I.G.U. (INSULATED GLASS UNIT) (1/4" SOLARBAN 60 - #2, 1/4" AIR, 1/4" CLEAR) GL-02: 1" FROSTED I.G.U. (1/4" SOLARBAN 60 - #2, 1/4" AIR, 1/4" FROSTED) GL-03: 1" SPANDREL I.G.U. (1/4" SOLARBAN 60 - 2", 1/4" AIR, 1/4" FROSTED) GL-04: 1/4" CLEAR GL-05: Attachment 6 WINDOW TYPES A30320019-A200 SHEET NAME: SET ISSUED: JOB NO.: 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM SHEET NO.: FILE NAME: DRAWN BY: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: PRINT DATE: 6.4.2021 20019 CARMEL BEACH HOTEL & SPA CARMEL-BY-THE SEA - 13th & SAN ANTONIO
A.P.N.: 010-286-015 PLANNING SUBMITTAL: 6/4/2021 ALUMINUM-CLAD WOOD, FIXED / CASEMENT WINDOW TYPE 1.0 PER SCHEDULE PER
SCHEDULE- A--- - A--- - A--- ALUMINUM-CLAD WOOD, SLIDER WINDOW TYPE 2.0PER SCHED. - A--- - A--- - A--- PER
SCHED. ALUMINUM-CLAD WOOD, FIXED WINDOW TYPE 3.0 PER SCHEDULE PER
SCHEDULE - A--- - A--- - A--- ALUMINUM-CLAD WOOD, DOUBLE-HUNG WINDOW TYPE 4.1 ALUMINUM-CLAD WOOD, DOUBLE-HUNG WINDOW TYPE 4.2 PER SCHEDULE - A--- - A--- - A--- - A--- - A--- - A--- PER SCHEDULE PER

SCHEDULE
PER
SCHEDULE ALUMINUM-CLAD WOOD, DOUBLE-HUNG WINDOW TYPE 4.0 PER SCHED. - A--- - A--- - A--- PER
SCHEDULE WOOD WINDOW, FIXED WINDOW TYPE 5.0 ALUMINUM-CLAD WOOD, SINGLE-HUNG WINDOW TYPE 3.1 5.1 5.0 5.1 PER SCHED. PER SCHED. PER SCHEDULE PER
SCHEDULE- A--- - A--- - A--- - A--- - A--- - A--- ALUMINUM-CLAD WOOD, DOUBLE-HUNG WINDOW TYPE 4.3 PER SCHED. - A--- - A--- - A--- PER
SCHEDULE WOOD WINDOW, DOUBLE-HUNG WINDOW TYPE 6.0 WOOD WINDOW, DOUBLE-HUNG WINDOW TYPE 6.1 PER SCHEDULE - A--- - A--- - A--- PER
SCHEDULE WOOD WINDOW, DOUBLE-HUNG WINDOW TYPE 6.2 - A--- - A--- - A--- PER SCHEDULE PER
SCHEDULE WOOD WINDOW, DOUBLE-HUNG WINDOW TYPE 6.3 PER SCHED. - A--- - A--- - A--- PER
SCHEDULE PER SCHED. - A--- - A--- - A---
PER

SCHEDULE PER SCHEDULE
PER
SCHEDULE - A--- - A--- - A--- TYPE PER SCHED.

PER
SCHEDULE 7.0 ALUMINUM-CLAD WOOD, FIXED / JALOUSIE WINDOW PER SCHED. PER SCHED. 7.0 7.1 7.1 - A--- - A--- - A--- TYPE PER
SCHEDULE 8.0 ALUMINUM-CLAD WOOD, DOUBLE CASEMENT WINDOW- A---- A--- PER SCHEDULE - A--- TYPE 8.1 ALUMINUM-CLAD WOOD, FIXED WINDOW PER SCHED.

PER
SCHEDULE- A--- - A--- - A--- TYPE ALUMINUM-CLAD WOOD, FIXED WINDOW 9.0 PER SCHEDULE PER
SCHEDULE- A--- - A--- - A--- TYPE ALUMINUM-CLAD WOOD, FIXED/CASEMENT WINDOW 10.0 10.1 PER
SCHEDULE 10.0 10.1 PER SCHEDULE

FOLD LINE
FOLD LINE PER SCHED. PER SCHEDULE

FOLD LINE
FOLD LINE - A--- - A--- - A--- TYPE 8.2 ALUMINUM-CLAD WOOD, FIXED WINDOW PER SCHED.

PER
SCHEDULE- A--- - A--- - A--- TYPE ALUMINUM-CLAD WOOD, FIXED/CASEMENT WINDOW 11.0 TYPE ALUMINUM-CLAD WOOD, FIXED/CASEMENT WINDOW 11.1 SEE DOOR SCHEDULE PER SCHEDULE - A--- - A--- - A--- PER

SCHEDULE
PER
SCHEDULE PER SCHEDULE - A--- - A--- - A--- Attachment 6 June 2, 2005
BETTY T. YEE
Acting Member
First District, San Francisco

BILL LEONARD
econd District, Sacramento/Ontario

CLAUDE PARRISH
Third District, Long Beach

JOHN CHIANG
Fourth District, Los Angeles

STEVE WESTLY
State Controller, Sacramento
RAMON J. HIRSIG
Executive Director
No. 2005/035
O COUNTY ASSESSORS AND INTERESTED PARTIES:

NOTICE OF BOARD ACTION

GUIDELINES FOR THE ASSESSMENT OF

ENFORCEABLY RESTRICTED HISTORICALPROPERTY
On May 25, 2005, the Board of Equalization approved the following guidelines pertaining to the assessment of enforceably restricted historical property. These guidelines supersede Letter To Assessors No. 77/174 (dated December 19, 1977).

On June 8, 1976, the voters of California approved Proposition 7 which amended section 8 of article XIII of the California Constitution. This amendment requires that enforceably restricted historical property be valued on a basis that is consistent with its restrictions and uses. Sections 439 through 439.4 were added to the Revenue and Taxation Code to implement Proposition 7.

These statutes, in particular section 439.2, prohibit a valuation of enforceably restricted historical property based on sales data and instead require that such property be valued by a prescribed income capitalization method.

Staff drafted these guidelines in consultation with interested parties and, after discussions, no issues remained unresolved. The guidelines discuss the enforceably restricted historical property requirements, the income to be capitalized, the capitalization rate, the effect of Proposition 13 upon enforceably restricted historical properties that undergo change in ownership or new construction, and the valuation of property under notice of nonrenewal.

The guidelines are posted on the Board's website at www.boe.ca.gov/proptaxes/guideproc.htm.

We hope this information proves useful and promotes uniformity of assessment for these properties. If you have any questions, please contact our Real Property Technical Services Unit at 916-445-4982.

Sincerely,
/s/ David J. Gau
David J. Gau
Deputy Director
Property and Special Taxes Department
DJG:grs
Enclosure

STATE OF CALIFORNIA

STATE BOARD OF EQUALIZATION

PROPERTY AND SPECIAL TAXES DEPARTMENT
450 N STREET, SACRAMENTO, CALIFORNIA
PO BOX 942879, SACRAMENTO, CALIFORNIA 94279-0064
916 445-4982  FAX 916 323-8765
www.boe.ca.gov
Attachment 7
1 GUIDELINES FOR THE ASSESSMENT OF

ENFORCEABLY RESTRICTED HISTORICAL PROPERTY

HISTORY
Effective March 7, 1973, Chapter 1442 of the Statutes of 1972 (also known as the Mills Act) added sections 50280 through 50289 to the Government Code to allow an owner of qualified historical property to enter into a preservation contract with local government. When property is placed under such a contract, the owner agrees to restore the property if necessary, maintain its historic character, and use it in a manner compatible with its historic characteristics.

Prior to the passage of Proposition 7 in 1976, these agreements (i.e., Mills Act contracts) constituted enforceable restrictions on the use of land within the meaning of Revenue and Taxation Code section 402.11 (Property Tax Rule 60, repealed January 10, 1978). However, Proposition 7 added the second paragraph to section 8 of article XIII of the California Constitution:

To promote the preservation of property of historical significance, the Legislature may define such property and shall provide that when it is enforceably restricted, in a manner specified by the Legislature, it shall be valued for property tax purposes only on a basis that is consistent with its restrictions and uses.

To implement Proposition 7, Chapter 1040 of the Statutes of 1977 (Senate Bill 380) added sections 439 through 439.4 to the Revenue and Taxation Code. These statutes, in particular section 439.2, prohibit a valuation of enforceably restricted historical property based on sales data and instead require that such property be valued by a prescribed income capitalization method.

ENFORCEABLY RESTRICTED HISTORICAL PROPERTY
Under section 439, historical property is "enforceably restricted" if it meets the definition of a "qualified historical property" as defined in Government Code section 50280.1 and is subject to a historical property contract executed pursuant to Government Code section 50280 and following.

A qualified historical property includes qualified historical improvements and the land on which the improvements are situated, as specified in the historical property contract. If the contract does not specify the land to be included, the qualified historical property includes only a land area of reasonable size to situate the improvements.

A qualified historical property is privately-owned property that is not exempt from property taxation and that also meets either of the following criteria:
• The property is listed in the National Register of Historic Places, or is located within a registered historic district; or
1 Unless otherwise noted, all statutory references are to the Revenue and Taxation Code.

Attachment 7
2 • The property is listed in any official state, county, city, or city and county official register of historical or architecturally significant sites, places or landmarks, including the California Register of Historical Resources, California Historical Landmarks, State Points of Historical Interest, local landmarks, and local survey listings of historical properties.

The historical property contract must have a minimum term of ten years, and, as applicable, must contain certain other elements, including the following:
• A provision relating to the preservation of the qualified historical property and, when necessary, the restoration and rehabilitation of the property in conformance with state historic preservation guidelines;
• A requirement for the periodic examination of the property to ensure compliance with the agreement;
• A requirement that the historical property agreement be binding upon successor owners of the qualified historical property; and
• A provision for an automatic one-year extension of the contract, with an additional year added to the initial contract term on each anniversary of the contract, unless either party provides notice of nonrenewal. If a notice of nonrenewal is given, the contract runs for its remaining term.

Once a contract is signed, accepted, and recorded, the property subject to the contract must be assessed under section 439.2 on the ensuing lien date. For example, if a contract were recorded in August 2004, the property should have been valued pursuant to section 439.2 for lien date January 1, 2005.

Local authorities may cancel a historical property agreement for breach of contract or failure to protect the historical property. Alternatively, the local entity may take legal action to enforce the contract.

ASSESSMENT
The assessment of an enforceably restricted historical property involves the following aspects:
(1) valuing the restricted historical property; (2) properly applying certain assessment provisions relating to article XIII A of the California Constitution (Prop 13); (3) valuing the restricted historical property following a notice of nonrenewal; and (4) valuing the restricted historical property following cancellation of the contract.

Valuing the Restricted Historical Property
Section 439.2 prohibits the assessor from using sales data relating to similar properties, whether or not enforceably restricted, to value an enforceably restricted historical property. Instead, the assessor must annually value a restricted historical property using an income approach that Attachment 7
3 follows the specific provisions of section 439.2. These provisions explicitly address (1) the determination of the income to be capitalized, (2) the development of the capitalization rate, (3) the capitalization technique to be used, and (4) the determination of the restricted historical property's taxable value on each lien date.

Income to be Capitalized
As provided in section 439.2(a), the income to be capitalized when valuing a restricted historical property is the property's fair rent less allowed expenditures, or allowed expenses. In general, section 439.2(a) follows Property Tax Rule 8(c), with fair rent in section 439.2 corresponding to gross return in Rule 8(c); allowed expenditures, or allowed expenses, in section 439.2 corresponding to gross outgo in Rule 8(c); and the income to be capitalized in section 439.2 corresponding to net return in Rule 8(c). In addition, for the purposes here, "gross income" is synonymous with fair rent, and "net operating income" is synonymous with the income to be capitalized.

The parties to a historical property agreement may stipulate a minimum annual income to be capitalized, in which case the income to be capitalized may not be less than the stipulated amount.

Fair rent, or gross income. The gross income of a restricted historical property is the fair rent for the property considering the restrictions on the property's use. When establishing the fair rent for a restricted historical property, the appraiser should consider the actual rent and typical rents in the area for similar properties in similar use, where the owner pays the property taxes.

The actual rent received by the owner of the subject restricted historical property is relevant to an estimate of fair market rent only if the actual rent is the same rent that would be expected if the existing lease were renegotiated in light of current market conditions, including the subject property's enforceable restrictions on use. With respect to rents from similar, or comparable, properties, if such rents are from properties outside the geographic or market area of the subject property, or from properties that are otherwise dissimilar to the subject property, the rents may not be relevant to an estimate of the subject property's fair rent.

Comparable rental data for single-family residences can be obtained from real estate brokers, rental agencies, and newspaper ads. Many assessors offices maintain rental data for commercial properties, and this data may be helpful when establishing the fair rent for restricted historical property when the contract allows a commercial use. Rental data for commercial property also can be obtained from commercial real estate brokers. For the purpose of estimating anticipated market fair rent and expenditures for use in calculating the subject property's value, rental and expense data for existing restricted historical properties, including the subject historical property, can be obtained through an annual questionnaire sent to property owners.

If sufficient rental data are not available, or such data are unreliable, the appraiser must impute a gross income for the subject restricted historical property. The imputed income should be based on what an informed investor would reasonably expect the property to yield under prudent management, given the provisions under which the property is enforceably restricted.

Attachment 7
4 Allowed expenditures. Section 439.2(a)(3) defines allowed expenditures, or allowed expenses, as expenses necessary for the maintenance of the property's income. Allowed expenses are the same as those permitted in Property Tax Rule 8(c).

Typical expenses include the cost of utilities, maintenance and repair, insurance and property management. Allowed expenses also may include amounts owing for special assessments and special taxes. Expenses related to debt service, general property taxes, and depreciation should not be deducted.

In general, to arrive at the net income to be capitalized, allowed expenses are subtracted from the estimated rental income. However, in order to properly process the income, the appraiser must be aware of the structure of the lease with regard to how expenses are shared between the landlord-owner and the tenant.

The proper perspective from which to view the processing of income and expenses is that of the landlord-owner. The objective is to estimate the net income to the landlord-owner—this is the amount that should be capitalized—and the correct question to ask is the following: What, if any, allowed expenses must the landlord-owner pay out of the rental income that he or she receives?
In a gross lease, almost all of the allowed expenses must be paid out of the gross rent and, therefore, must be subtracted from the gross rent to arrive at the net income to be capitalized. In a net lease, relatively few allowed expenses must be paid by the landlord-owner out of the net rent (because the tenant pays most expenses) and only these expenses should be subtracted from the net rent to arrive at the net income to be capitalized. Frequently, there is a hybrid arrangement—some expenses are paid by the landlord-owner and some by the tenant. How expenses are shared often depends upon the property type together with local conventions.

Income to be capitalized, or net operating income. The income to be capitalized, or net operating income, is simply the fair rent, or gross income, described above less the allowed expenditures described above.

Capitalization Rate
The method of developing the capitalization rate to be used when valuing restricted historical property is prescribed by statute; a capitalization rate derived from sales data or the band of investment is not permitted.

Section 439.2 prescribes two types of capitalization rates for restricted historical property: (1) a capitalization rate to be used when valuing restricted historical property that is an owneroccupied single-family residence and (2) a capitalization rate to be used when valuing all other restricted historical property. Both types of capitalization rates include components for interest (i.e., yield), risk, property taxes, and amortization of improvements; in fact, the two rates are identical except for the amount of the risk component. The capitalization rate contains the following components:

Attachment 7
5 • An interest component annually determined by the State Board of Equalization and based on the effective rate on conventional mortgages as determined by the Federal Housing Finance Board. The interest component is announced annually, in a Letter To Assessors, by October 1 of the preceding assessment year.
• A historical property risk component determined by property type. For owner-occupied single-family residences, the rate is 4 percent; for all other types of restricted historical property, the rate is 2 percent.
• An amortization component for improvements defined as a percentage equal to the reciprocal of the remaining life of the improvements (e.g., if the remaining economic life of the improvements were 20 years, the amortization component would be 5 percent). Since the amortization component applies only to improvements, not to land, which is a nondepreciating asset, it is necessary to adjust the amortization component described in the statute. We recommend the following method of adjustment:

1. Based upon market data, estimate the percentage of total property value attributable to improvements.

2. Multiply this percentage by the amortization component described in the statute (i.e., by the reciprocal of the remaining life of the improvements). For example, if the remaining life of the improvements was 20 years, yielding a reciprocal percentage of 5 percent, and if 70 percent of the total property value was attributable to the improvements, the adjusted amortization factor would be 3.5 percent (0.05 x 0.70 =

0.035).

3. Add the adjusted amortization component to the other capitalization rate components to arrive at the total capitalization rate.
• A property taxes component equal to the percentage of the estimated total tax rate applicable to the property for the assessment year multiplied by the assessment ratio. Typically, the property tax component includes the basic tax rate of 1 percent plus an additional ad valorem rate related to any bonded indebtedness pertaining to the tax rate area in which the property is located. Special district assessments and special taxes are not included in the property tax component. As noted above, they should be treated as allowed expenses.

Capitalization Technique
The capitalization technique to be used when valuing a restricted historical property is prescribed by statute and is formulaic. Section 439.2(e) provides that the restricted value shall be the income to be capitalized, or net operating income, developed as prescribed by statute, divided by one of the two types of capitalization rates prescribed by statute. In other words, the restricted value is the simple quotient of the prescribed income to be capitalized and the prescribed capitalization rate.

Attachment 7
6 Determination of Taxable Value on Each Lien Date
Section 439.2(d) provides that a historical property's restricted value may not be enrolled if it exceeds either (1) the value of the subject property as determined under section 110 (i.e., current market value) or (2) the value of the subject property as determined under section 110.1 (i.e., factored base year value). In other words, section 439.2 states that the taxable value of a restricted historical property on each lien date shall be the lowest of its restricted value, current market value, or factored base year value. The factored base year value for an enforceably restricted historical property is the value that was established for the 1975 lien date2 or as of the date of the most recent change in ownership, whichever is later, adjusted by the annual inflation factor.

Article XIII A (Prop 13) Considerations
This section discusses how three important elements relating to implementation of article XIII A—change in ownership, new construction, and supplemental assessment—relate to the assessment of restricted historical property. Also discussed is the case in which only a portion of a property is subject to the historical property agreement—that is, the case in which a single property unit contains both restricted and unrestricted portions.

Change in Ownership
When a property subject to a historical property contract undergoes a change in ownership, a new base year value should be established for the property as of the date of change in ownership, as provided in section 110.1. Typically, a restricted historical property's base year value will be greater than its restricted value determined under section 439.2 and hence will not be enrolled as the property's taxable value. However, the establishment of a new base year value enables the assessor to perform the three-way value comparison prescribed by section 439.2(d) and described above. The establishment of a base year value is also necessary in order to calculate the assessed values of historical property should the historical property agreement enter nonrenewal status.

New Construction
Section IV of National Register Bulletin #15 defines a "building" as follows:

A building, such as a house, barn, church, hotel, or similar construction, is created principally to shelter any form of human activity. "Building" may also be used to refer to a historically and functionally related unit, such as a courthouse and jail or a house and barn.

Section IV further specifies that "[b]uildings eligible for the National Register must include all of their basic structural elements. Parts of buildings, such as interiors, facades, or wings, are not eligible independent of the rest of the existing building. The whole building must be considered, 2 Sections 110.1(d) and 405.5 do not apply to historical properties under contract as of lien date 1975 because the constitutional amendment which placed the valuation of historical property under article XIII rather than article XIII A had not yet been passed and, thus, was not in effect for the 1975 lien date.

Attachment 7
7 and its significant features must be identified." Thus, eligibility for the National Register is determined by the extent to which the basic structural elements of an existing building are intact.

In general, a newly constructed building would not be eligible because it is not an existing building with basic structural elements.3
Also, a newly constructed building is not a historic resource, and, thus, is not a qualified historical property within the meaning of Government Code section 50280.1. For example, a newly constructed detached garage (assuming it is not a reconstruction of a historical garage) clearly would not be eligible because it has no significance in American history or architecture, nor does it meet any of the other requisite criteria.

Bulletin 15, however, does list one type of newly constructed property that may be eligible for inclusion under the Mills Act. A reconstructed historic building is eligible for the National Register if the reconstruction is "accurately executed in a suitable environment and presented in a dignified manner as part of a restoration master plan, and when no other building or structure with the same association has survived."
The historical property contract typically specifies the scope and type of any work to be performed on the historical improvements. Improvements existing as of the date of the contract would be subject to the provisions of section 439.2 unless specifically excluded by the contract.

Any new construction made to the historical structure after the issuing date of the contract would not be subject to the provisions of section 439.2 unless specifically included in the contract or an amendment to the contract. Any questions regarding new construction to enforceably restricted historical structures should be directed to the counsel of the legislative body of the city, county, or city and county that contracted with the property owner.

Assuming that the newly constructed property is subject to the historical property contract, a base year value should be established for the newly constructed portion and this value added to the factored base year value of the existing restricted property.

In some cases, an existing historical property may include a portion that is restricted (i.e., subject to a historical property contract) and a portion that is unrestricted. In this case, separate factored base year values should be maintained for the restricted and unrestricted portions and the base year value of any newly constructed property added to the appropriate portion. The assessment treatment of this type of property is discussed further below.

Supplemental Assessment
Although the assessor is required to establish a new base year value upon a change in ownership or completed new construction involving restricted historical property, such property is not subject to supplemental assessment. As provided in Revenue and Taxation Code section 75.14:

Supplemental assessment; limitation. A supplemental assessment pursuant to this chapter shall not be made for any property not subject to the assessment 3 National Register Bulletin 15, "How to Apply the National Register Criteria for Evaluation," U.S. Department of the Interior, National Park Service (www.cr.nps.gov/nr/publications/).

Attachment 7
8 limitations of Article XIII A of the California Constitution. All property subject to the assessment limitations of Article XIII A of the California Constitution shall be subject to the provisions of this chapter, except as otherwise provided in this article.

As discussed above, the assessment of enforceably restricted historical property is subject to the provisions of article XIII, section 8 of the California Constitution, not article XIII A. Thus, section 75.14 precludes the assessor from enrolling supplemental assessments for enforceably restricted historical property.

Historical property not yet under contract that undergoes a change in ownership or new construction is subject to supplemental assessment, even if the property owner later executes a historical property contract in the same fiscal year. Also, any new construction involving a historical property that does not come under the existing historical property contract (e.g., a detached garage added to a restricted historical property) would be subject to supplemental assessment.

When a Property Contains Both Restricted and Unrestricted Portions When only a portion of a property that would normally be considered a single appraisal unit is restricted by a historical property contract, the assessed value should be determined by making a comparison of three values, determined as follows. First, the portion under contract should be valued using the capitalization method prescribed by section 439.2. Added to this figure should be the lower of the unrestricted portion's fair market value or factored base year value. The resulting sum should be compared to both the fair market value and the factored base year value of the entire property (i.e., both restricted and unrestricted portions) and the lowest of the three figures should be enrolled.

Valuing Property Under Notice of Nonrenewal
As provided in Government Code section 50282, either the owner of a restricted historical property or the local government entity may serve notice that it does not intend to renew the historical property contract. If such notice is not given, another year is automatically added to the term of the initial contract, thus creating a "rolling" contract term that is always equal to the initial contract term.

Section 439.3 prescribes the valuation method for a restricted historical property in nonrenewal status; this valuation method applies until the end of the restricted period (i.e., until the existing contract expires). In essence, the method results in a restricted value that gradually approaches the historical property's factored base year value as the remaining term under the contract decreases. For a property in nonrenewal status, the assessor must annually value the property as follows:

1. Determine the full cash value (i.e., factored base year value) of the property in accordance with section 110.1. (Alternatively, if the property will not be subject to section 110.1 when the historical property agreement expires, determine its fair market value in accordance with Attachment 7
9 section 110, as if the property were free of the agreement's restrictions; or, if the property will be subject to another type of restricted value standard when the historical property agreement expires, determine the property's value as if it were subject to the new restrictions.)

2. Determine the restricted value of the property by the capitalization of income method provided in section 439.2.

3. Subtract the restricted value determined in Step 2 from the factored base year (or other) value determined in Step 1.

4. Using the amount for the interest rate component (section 439.2(b)(1)) announced by the Board, discount the amount obtained in Step 3 for the number of years remaining until the termination of the contract.

5. Determine the restricted value of the property in nonrenewal status by adding the value determined in Step 2 to the amount obtained in Step 4.

The historical property's restricted value in nonrenewal status—that is, the value determined above, in accordance with section 439.3—should be compared with the historical property's factor base year and current market values, and the lowest of these three values should be enrolled as the property's taxable value.

Cancellation of Contract
The government entity party to a historical property contract may cancel the contract, after notice and a public hearing, if it determines that either the owner has breached the agreement or the property has deteriorated to the extent that it no longer meets the standards of a historical property. If the contract is cancelled, the property owner must pay a cancellation fee equal to 12½ percent of the property's current fair market value as though free of the contractual restriction, such value to be determined by the county assessor. After a contract is cancelled, the lower of the property's factored base year value or current market value should be enrolled for the ensuing lien date.

SUMMARY
The key points contained in these guidelines can be summarized as follows:

1. An owner of qualified historical property may enter into a preservation contract with local government. When property is placed under such a contract, the owner agrees to restore the property if necessary, maintain its historic character, and use it in a manner compatible with its historic characteristics. Such property receives the special valuation treatment prescribed under Revenue and Taxation Code sections 439 through 439.4.

2. Enforceably restricted historical property is to be annually valued by the income capitalization method prescribed in section 439.2, which contains specific instructions with Attachment 7
10 regard to the income to be capitalized, the capitalization rate, and the capitalization technique to be used. The restricted value must be compared to the property's current market value and factored base year value, with the lowest of these three values enrolled as the property's taxable value.

3. When assessing restricted historical property, the appraiser should consider how three important elements of article XIII A—change in ownership, new construction, and supplemental assessment—relate to the assessment. The appraiser should consider how a property should be assessed when only a portion of it is subject to a historical property agreement.

4. Restricted historical property under a notice of nonrenewal should be valued in accordance with section 439.3.

5. The government entity party to a historical property contract may cancel the contract. The cancellation fee is 12½ percent of the property's current fair market value as though free of the contractual restriction, with such value to be determined by the local assessor.

Additional information about Mills Act contracts may be obtained from the state Office of Historic Preservation, either by telephone at 916-653-6624, or from their website (www.ohp.parks.ca.gov).
(Note: Please see the assessment examples following.)
Attachment 7
Historical Property Valuation Examples Page 1
EXAMPLE 1 (OWNER-OCCUPIED SINGLE-FAMILY RESIDENCE)
Subject Restricted Historical Property
Restored, 105-year-old, Victorian single-family residence. Excellent condition. Under Mills Act contract since 1985 and not in nonrenewal status. Owner-occupied.

Determination of Restricted Value (current lien date)
Gross income (Fair rent)
$1,500 per month x 12 months = $18,000
Less: Anticipated vacancy and collection loss
$18,000 x 5% - 900
Effective gross income $17,100
Less: Anticipated operating expenses
Grounds maintenance $600
Fire insurance 400
Management Fee 360
Water and garbage 240
Building maintenance + 500 - 2,100
Net Operating Income $15,000
Restricted Capitalization Rate
Rate Components:

Interest rate .080
Risk (owner-occupied SFR) .040
Property tax (ad valorem) .015
Amortization (50-year remaining life; improvements
constitute 70% of total property market value;

0.02 x 0.70 – 0.014) + .014 .149
Restricted Value
$15,000 ÷ .149 = $100,671
Taxable Value—Three-Way Value Comparison
Restricted value $100,671
Factored base year value (based on prior change in ownership) $357,000 Current market value (based on comparable sales) $450,000 The lowest of the three possible values is the restricted value. Thus, the net taxable value would be $93,671 ($100,671 restricted value less the homeowners' exemption of $7,000).

Note 1: If this property had been a non-owner-occupied SFR, the only difference in the determination of the restricted value would have been the use of a risk rate component of 2% rather than 4% in the capitalization rate.

Note 2: In this and the following examples, the gross income, or fair rent, is presented on a gross rent basis, that is, under the assumption that the landlord-owner pays all operating expenses out of the gross income.

Attachment 7
Historical Property Valuation Examples Page 2
EXAMPLE 2 (OFFICE USE)
Subject Restricted Historical Property
Multi-tenant, restored historical office building in a downtown commercial district. Under Mills Act contract since 1985 and not in nonrenewal status.

Determination of Restricted Value (current lien date)
Gross Income (Fair rent):

Offices 140,000 sf @ $1.75/sf = $245,000
x 12 months = $2,940,000
Less: Anticipated vacancy and collection loss
$2,940,000 x 5% - 147,000
Effective gross income $2,793,000
Less: Anticipated operating expenses
Management $290,000
Maintenance 95,000
Insurance 75,000
Utilities 360,000
Janitorial + 140,000 - 960,000
Net Operating Income $1,833,000
Restricted Capitalization Rate
Rate Components:

Interest component .08
Risk .02
Property tax (ad valorem) .011
Amortization (50-year remaining life; improvements
constitute 75% of total property market value

0.02 x 0.75 = 0.015) + .015 .126
Restricted Value
($1,833,000 ÷ .126) = $14,547,619
Taxable Value—Three-Way Value Comparison
Restricted value $14,547,619
Factored base year value (based on prior change in ownership) $18,191,077 Current market value (based on comparable sales) $21,000,000 The lowest of the three possible values is the restricted value. Thus, the taxable value would be $14,547,619
Attachment 7
Historical Property Valuation Examples Page 3
EXAMPLE 3 (MIXED USE—RESIDENTIAL AND OFFICE)
Subject Restricted Historical Property
Two-story, restored historical property in a downtown district. Upper level is residential unit occupied by owner. Lower level contains three office spaces subject to short-term rental agreements. The income stream for the upstairs unit must be calculated separately from the downstairs unit because the risk rate is different for the owner-occupied unit.

Determination of Restricted Value
Separate restricted values for the upper-level residence and the lower-level office space must be determined, because the risk components are different for restricted value is sum of these two values.

Upper-Level Unit
Gross income (Fair rent) based upon comparable rent data the two types of use. The total
$975 per month x 12 months = $11,700
Less: Anticipated vacancy and collection loss
$11,700 x 5% - 585
Effective gross income
Less: Anticipated operating expenses
Grounds maintenance $300
$11,115
Fire insurance 200
Management Fee 180
Water and garbage 120
Building maintenance + 250 - 1,050
Upper-Level Net Operating Income $10,065
Restricted Capitalization Rate (owner-occupied SFR)
Rate components:

Interest rate .080
Risk .040
Property tax .010
Amortization ( 50-year remaining life; improvements
constitute 70% of total property market value;

0.02 x 0.70 = 0.014) + .014 .144
Upper-level Restricted Value ($10,065 ÷ .144) = $69,895 Lower-Level Offices
Gross income (Fair rent)
1000 sf @ $1.60/sf = $1,600 x 12 months $19,200
Less: Anticipated vacancy and collection loss
$19,200 x 5% - 960
Effective gross income $18,240
Attachment 7
Historical Property Valuation Examples Page 4
Less: Anticipated operating expenses
Grounds maintenance $300
Fire insurance 200
Management Fee 180
Water and garbage 120
Building maintenance + 250 - 1,050
Lower-Level Net Operating Income $17,190
Restricted Capitalization Rate
Rate components:

Interest component .080
Risk .020
Property tax .010
Amortization (50-year remaining life; improvements
constitute 70% of total property market value;

0.02 x 0.70 = 0.014) + .014 .124
Lower Level Restricted Value ($17,190 ÷ .124) $138,629
Add: Upper Level Restricted Value + $69,895
Total Restricted Value $208,524
Taxable Value—Three-Way Value Comparison
Restricted Value $208,524
Factored base year value (based upon prior change in ownership) $364,140 Current market value (based upon comparable sales data) $400,000 The lowest of the three possible values is the restricted value. Thus, the net taxable value would be $201,524 ($208,524 less the homeowners' exemption of $7,000).

Attachment 7
Historical Property Valuation Examples Page 5
EXAMPLE 4 (MIXED VALUATION—PART RESTRICTED AND PARTUNRESTRICTED) Description of Subject Property (Comprises Both Restricted and UnrestrictedPortions) The subject property is a 10-acre parcel with a farmhouse and barn situated on 2 acres; the remaining 8 acres are farmland. The farmhouse and barn are used as an owner-occupied singlefamily residence; this portion of the property is restricted remaining 8 acres of farmland are unrestricted.

Value of Restricted Portion (current lien date)
Gross income (Fair rent) for farmhouse and barn
under a Mills Act contract. The
$2,000 per month x 12 months = $24,000
Less: Anticipated vacancy and collection loss
$24,000 x 5% - 1,200
Effective gross income $22,800
Less: Anticipated operating expenses
Grounds maintenance $600
Fire insurance 400
Management Fee 360
Water and garbage 240
Building maintenance + 500 - 2,100
Net Operating Income = $20,700
Restricted Capitalization Rate
Rate components:

Interest component .080
Risk (owner-occupied) .040
Property tax (ad valorem) .010
Amortization (50-year remaining life; improvements
constitute 70% of total property market value

0.02 x 0.70 = 0.014) + .014 .144
Restricted Value ($20,700 ÷ .144) = $143,750
Taxable Value—Three-Way Comparison
Total Property Restricted Value (sum of restricted value above and lower of FBYV or current market value of unrestricted portion)
Restricted Value (portion under contract) $143,750
FBYV (unrestricted portion) + $102,000
Restricted Value (total property) $245,750
Factored base year values (based upon a prior change in ownership of the entire property, allocated between restricted and unrestricted portions):

Farmhouse, barn, and 2 acres (restricted portion) $204,000 8 acres (unrestricted portion) + $102,000
Total FBYV (total property) $306,000
Attachment 7
Historical Property Valuation Examples Page 6
Current market values (based upon comparable sales data):

Farmhouse, barn, and 2 acres (restricted portion) $230,000 8 acres (unrestricted portion) + $120,000
Total Current Market Value (total property) $350,000
The lowest of the three values is the Restricted Value (total property), $245,750. Thus, the net taxable value would be $238,750 ($245,750 less $7,000 homeowners' exemption).

Attachment 7
Historical Property Valuation Examples Page 7
EXAMPLE 5 (PROPERTY IN NONRENEWALSTATUS)
Description of Subject Restricted Historical Property
The same property as in Example 2, except the property owner has served notice of nonrenewal.

The Mills Act contract covering the property was originally executed in September 1995, and the owner served notice of nonrenewal in June 2004. Value the property for the 2005 lien date, reflecting its nonrenewal status. Assume that the property's restricted, current market, and factored base year values from Example 2, provided below, also refer to January 1, 2005.

Restricted value $14,547,619
Current market value $21,000,000
Factored base year value $18,191,077
Restricted Value in Nonrenewal Status
Value as if unrestricted (factored base year value) $18,191,077 Restricted value - 14,547,619
Difference $ 3,643,458
Present worth of difference
PW1 @ 6.00 %, 9 years (interest component for lien date 2005) x .591898 Plus restricted value
= $ 2,156,555
+ $14,547,619
Restricted value in nonrenewal status—lien date January 1, 2005 $16,704,174 Taxable Value
Since the restricted value in nonrenewal status, $16,704,174, is less than either the property's current market value or its factored base year value, this is the taxable value.

Attachment 7