a. Identify the non-conforming portions of the building that encroach into required setbacks. b. Provide the percentage of existing exterior walls to be removed.
Note: Demolition is defined as the act of reconstructing, removing, taking down, or destroying all or portions of an existing building or structure, or making extensive repairs or modifications to an existing building or structure, if such changes involve removal or replacement of 50 percent or more of both the structural framing and cladding or of the exterior walls within a 24-month period. When determining whether a building or structure is demolished, the following applies:
A. The non-conforming portions of any wall are counted as removed or taken down, even when retention of these portions is proposed.
B. Any continuous run of remaining exterior wall surfaces measuring 10 feet or less in length are counted as removed or replaced.
3) Existing site coverage is non-conforming. Assuch, it can be maintained, repaired, or altered so long as the nonconformity is not expanded. Exceptions to site coverage may be granted through a Variance, subject to approval by the Planning Commission. a. Confirm existing conditions and demonstrate that the existing non-conforming site coverage is not being expanded. See notes in the enclosed annotated plan set. 4) The residential design guidelines discourage the use of metal roofs; however, the Planning Commission can approve deviations from the guidelines. The Commission has been supportive of metal roofing with a low gloss or completely matte finish. If you are interested in seeing samples of materials recently approved by the Planning Commission, staff can make those available to you. a. Provide product specifications and a sample for the proposed metal roof. b. Pay the Planning Commission referral fee of $1,075.
5) The residential design guidelines encourage skylights to be subordinate to the overall roof form and character. Therefore, skylights on the front of the roof are discouraged, while locating skylights on the back of the roof is encouraged. When a skylight is to be used, it should blend with the overall building design, and its visual impacts should be minimized (Guideline 9.13). Skylights are appropriate when: interior spaces have no access to exterior windows or such windows have limited access to light; windows would cause greater impacts to adjoining homes; the skylight design is compatible with the architecture; the size of the skylight is appropriate to the lighting task.
Additionally, skylights should not be visually prominent from the street or from neighboring windows. Additionally, the size, placement, number, and design should be an integral part of the building design; skylights should be framed in colors that match adjoining roof surfaces; glare or light pollution visible to neighbors or the public should be mitigated. a. Identify the dimensions of the skylights on the existing roof plan. b. Provide product specifications for the proposed skylights and a written statement demonstrating how they comply with the guidelines.
Attachment 2
DS 21-186 (Melani)
Completeness Review Letter
August 4, 2021
6) Provide a window and door schedule showing the make, style, location, and material of each window and door.
7) Provide fence/wall elevations depicting the proposed height and material. 8) Provide a landscape plan (if applicable), exterior lighting plan, and fixture details. 9) Provide a written response to each of the comments provided above. 10) See notes and comments in the enclosed annotated plan set.
According to the City’s story pole policy, second-story decks over 120 square feet in size must be staked and flagged before project approval. The story poles must be installed for Track 1 Design Study projects before issuing the Notice of Approval. They must remain in place through the completion of the ten calendar day public comment period. Height certification is not required. If the project is referred to the Planning Commission, the story poles must be installed at least ten calendar days before the hearing and must remain in place through the completion of the ten-working day appeal period. The story pole policy is enclosed for reference.
Upon receipt and review of a revised application, staff can advise you of the next steps in the process. If you have any questions, you can reach me directly at [email protected] or (831) 620-2057.
Best Regards,
Marnie R. Waffle, AICP
Senior Planner
Encl. (1) Annotated plans
(2) Story Pole Policy
cc: Jim & Marion Melani, [email protected], [email protected] Attachment 2
REVISION # --/-- ---
TITLE SHEET
N.T.S.
A0
5/19/2021 MELANI RESIDENCE CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 L
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CONSTRUCTION TYPE: V-B
OCCUPANCY: R-3 / U
FIRE SPRINKLERS: ---
WATER: CAL AM
SEWER: CARMEL AREA WASTEWATER DISTRICT
PROJECT DATA
SCOPE OF WORK:
REMODEL OF EXISTING 2-STORY RESIDENCE WITH ATTACHED GARAGE. NEW EXTERIOR SIDING, ROOF, DOORS AND WINDOWS. DEMOLISH EXISTING
SKYLIGHTS AND INSTALL NEW LOW-PROFILE SKYLIGHTS WITH AUTOMATIC SHADES. EXTEND REAR BALCONY AND BASEMENT MECHANICAL ROOM AND LAUNDRY ROOM. REPLACE ALL ELECTRICAL, PLUMBING FIXTURES, CABINETS,
AND INTERIOR FINISHES
VICINITY MAP
1 SCALE: N.T.S
TREE REMOVAL: NONE
GRADING: NONE
PROJECT DATA
ADDRESS: CARMELO 4 SW OF 2ND AVENUE,
CARMEL-BY-THE-SEA, CALIFORNIA 93921
A.P.N. 010-242-024
ZONING: R-1
OWNER: JAMES AND MARION MELANI
238 VISTA DEL MONTE
LOS GATOS, CA 95030
ARCHITECT: ADAM JESELNICK ARCHITECT
24398 PORTOLA AVENUE
CARMEL, CA 93923
PHONE: (831) 620.5164 m
CONTACT: ADAM JESELNICK AIA
EMAIL: [email protected]
SHEET INDEX
A0 TITLE (PROJECT DATA AND SITE LOCATION)
A1 EXISTING SITE PLAN
A2 PROPOSED SITE PLAN
A3 EXISTING FLOOR PLANS
A4 DEMOLITION PLANS
A5 PROPOSED FLOOR PLANS
A6 EXISTING AND PROPOSED ROOF PLAN
A7 EXISTING ELEVATIONS
A8 DEMOLITION ELEVATIONS
A9 PROPOSED ELEVATIONS
A10 DOOR AND WINDOW SCHEDULES
A11 RENDERED VIEWS
A12 PROPOSED MATERIALS
GENERAL NOTES
1. VERIFY ALL EXISTING DIMENSIONS AND CONDITIONS AT THE SITE; CONFIRM ANY VARIATIONS OR CONFLICTING OR MISSING DIMENSIONS OR DATA PRIOR TO COMMENCING WORK. USE WRITTEN DIMENSIONS ONLY; DO NOT SCALE DRAWINGS FOR THE PURPOSE OF DETERMINING A DIMENSION DURING CONSTRUCTION.
2. CONSTRUCTION DETAILS NOT SPECIFICALLY SHOWN ON THE DRAWINGS SHALL BE BUILT TO
CONFORM TO SIMILAR CONSTRUCTION, IN ACCORDANCE WITH THE BEST COMMON PRACTICE AND/OR MANUFACTURER'S SPECIFICATIONS FOR THE INSTALLATION OF THEIR MATERIALS OR ITEMS.
3. ALL CONSTRUCTION (MATERIALS, WORKMANSHIP & METHODS) SHALL COMPLY WITH TITLE 24 AND THE 2019 CALIFORNIA RESIDENTIAL BUILDING CODE (CBC); CALIFORNIA PLUMBING CODE (CPC),
CALIFORNIA MECHANICAL CODE (CMC), CALIFORNIA ELECTRICAL CODE (CEC), CALIFORNIA ENERGY CODE, FIRE CODE, AND CALGREEN; AND ALL LOCAL AMENDMENTS AS ADOPTED BY COUNTY ORDINANCE.
4. THE OWNER-CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR SAFETY ON THE JOB SITE AND MUST ADHERE TO ALL FEDERAL, STATE LOCAL AND O.S.H.A. SAFETY REGULATIONS.
5. DEMOLITION: CONFIRM ALL DEMOLITION REQUIREMENTS WITH THE OWNER. VERIFY WITH OWNER WHICH ITEMS, IF ANY, HE/SHE WISHES TO RETAIN FOR HIS/HER USE. ALL OTHER ITEMS TO BECOME PROPERTY OF THE CONTRACTOR AND ARE TO BE PROPERLY REMOVED FROM THE PREMISES. SEE DEMOLITION PLANS FOR ADDITIONAL INFORMATION.
6. THE OWNER-CONTRACTOR SHALL BE RESPONSIBLE FOR ALL BRACING AND SHORING REQUIRED DURING CONSTRUCTION UNTIL ALL CONSTRUCTION IS COMPLETE.
7. DO NOT STORE CONSTRUCTION MATERIALS, OR OPERATE CONSTRUCTION EQUIPMENT IN SUCH A MANNER THAT DESIGN LIVE LOADS OF THE STRUCTURES ARE EXCEEDED. DO NOT STORE CONSTRUCTION MATERIALS ON OVERHANGING FRAMING.
8. IF DURING THE COURSE OF CONSTRUCTION, CULTURAL, ARCHAEOLOGICAL, HISTORICAL, OR
PALEONTOLOGICAL RESOURCES ARE UNCOVERED AT THE SITE (SURFACE OR SUBSURFACE RESOURCES) WORK SHALL BE HALTED IMMEDIATELY WITHIN 50 METERS (150 FEET) OF THE FIND UNTIL A QUALIFIED PROFESSIONAL ARCHAEOLOGIST CAN EVALUATE IT. MONTEREY COUNTY - RMA PLANNING AND A QUALIFIED ARCHAEOLOGIST (I.E. AN ARCHAEOLOGIST REGISTERED WITH THE
REGISTER OF PROFESSIONAL ARCHAEOLOGISTS) SHALL BE IMMEDIATELY CONTACTED BY THE RESPONSIBLE INDIVIDUAL PRESENT ON-SITE. WHEN CONTACTED, THE PROJECT PLANNER AND THE
ARCHAEOLOGIST SHALL IMMIEDIATELY VISIT THE SITE TO DETERMINE THE EXTENT OF THE RESOURCES AND TO DEVELOP PROPER MITIGATION MEASURES REQUIRED FOR RECOVERY.
9. COORDINATE NEW UNDERGROUND ELECTRICAL SERVING WITH PG&E.
10. NEW FIRE SPRINKLERS TO BE INSTALLED UNDER SEPARATE PERMIT.
SITE COVERAGE CALCULATIONS:
EXISTING
(E) FRONT WALKWAY 48 SF
(E) FRONT DECK 330 SF
(E) SIDE WALKWAY 40 SF
(E) WEST DECK 148 SF
(E) DRIVEWAY 376 SF
(E) STEPPING STONES 45 SF
(E) ROOF OVERHANGS 162 SF
TOTAL, (E) 1,149 SF (NON-CONFORMING)
PROPOSED
(N) FRONT WALKWAY 50 SF
(N) FRONT DECK 325 SF
(E) SIDE WALKWAY 40 SF
(N) WEST DECK 223 SF
(E) DRIVEWAY 243 SF
(N) LANDING 45 SF
TOTAL, (P) 926 SF (NON-CONFORMING)
REDUCED BY 223 SF
SITE COVERAGE CALCULATIONS:
LOT SIZE 5,000 SF
MAX. ALLOWABLE FLOOR AREA = 2,150 SF
MAX. ALLOWABLE SITE COVERAGE = 473 SF / 673 SF (WITH BONUS) FLOOR AREA CALCULATIONS:
EXISTING
(E) LOWER FLOOR 517 SF
(E) UPPER FLOOR 1,775 SF
(E) GARAGE 400 SF
TOTAL, (E) 2,692 SF
(53.84% OUT OF TOTAL LOT AREA)
PROPOSED
(E) LOWER FLOOR 517 SF
(E) UPPER FLOOR 1,775 SF
(E) GARAGE 400 SF
(N) BASEMENT BONUS AREA 98 SF
(N) BSMNT STORAGE (<4'-11''CEILING) 116 SF
TOTAL, (P) 2,790 SF
(NO CHANGE TO EXISTING NON-CONFORMING FLOOR AREA)
(55.80% OUT OF TOTAL LOT AREA)
PROJECT LOCATION
EXISTING SITE PHOTOGRAPHS
EXISTING FRONT ELEVATION EXISTING BACK ELEVATION
Attachment 2
(E) STEPPING STONES
45 SF
(E) ROOF OVERHANGS
162 SF
(E) FRONT DECK
330 SF
(E) DRIVEWAY
376 SF
(E) RESIDENCE
2,692 SF 15'-0'' SETBACK
15'-0"
37'-9" 40'-3" 12'-6" 40'-6" 14'-8"
48'-3"
42'-4"
(E) CHIMNEY NORTH CARMELO AVENUE PROPERTY LINE 50.0'
PRIVATE ROAD 2'-4" 4'-6" PROPERTY LINE 50.0' PROPERTY LINE 50.0' PROPERTY LINE 50.0' PROPERTY LINE 100.0' PROPERTY LINE 100.0'
PROPERTY LINE 100.0' PROPERTY LINE 100.0' PROPERTY LINE 100.0' 15'-0"
36'-9"
18'-9" 13'-5" 4'-11"10'-6" 47' 48' 49' 50' 51' 52' 53' 54' 55' 56' 57' 58' 59' 60' 1' OAK
10'' OAK
(E) STEPS
(E) WEST DECK
148 SF 15'-0'' SETBACK 9'-9"
5'-10"
18'-0" 10'-1"
12'' OAK
12'' OAK
(E) FRONT WALKWAY
48 SF
(E) SIDE WALKWAY
40 SF
REVISION # --/-- ---
EXISTING SITE PLAN
1/4" = 1'-0"
A1
EXISTING SITE PLAN
1' 2' 4' 8'
5/19/2021 MELANI RESIDENCE CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 L E I C TECT A HI AR DCENS DJ C O T IF A CAL TA I NR O F E S N I EL S MA No. C33090
Renew 3/31/21 E K 1 SCALE: 1/4" = 1'-0" N
Attachment 2
(E) FRONT DECK
325 SF
(N) LANDING
45 SF
(E) DRIVEWAY
243 SF
(P) RESIDENCE
2,790 SF 15'-0'' SETBACK
15'-0"
37'-9" 40'-3" 12'-6" 40'-6" 14'-8"
48'-3"
42'-4" NORTH CARMELO AVENUE PROPERTY LINE 50.0'
PRIVATE ROAD 2'-4" 4'-6" PROPERTY LINE 50.0' PROPERTY LINE 50.0' PROPERTY LINE 50.0' PROPERTY LINE 100.0' PROPERTY LINE 100.0'
PROPERTY LINE 100.0' PROPERTY LINE 100.0' PROPERTY LINE 100.0' 15'-0"
36'-9"
18'-9" 13'-5" 4'-11"10'-6" 47' 48' 49' 50' 51' 52' 53' 54' 55' 56' 57' 58' 59' 60' (E) STEPS 15'-0'' SETBACK (N) WEST DECK
223 SF
11'-4" 23'-5"
9'-2"
(N) FRONT WALKWAY
50 SF
(E) SIDE WALKWAY
40 SF
1' OAK
10'' OAK
12'' OAK
12'' OAK
REVISION # --/-- ---
PROPOSED SITE
PLAN
1/4" = 1'-0"
A2
PROPOSED SITE PLAN
1' 2' 4' 8'
5/19/2021 MELANI RESIDENCE CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 L E I C TECT A HI AR DCENS DJ C O T IF A CAL TA I NR O F E S N I EL S MA No. C33090
Renew 3/31/21 E K 1 SCALE: 1/4" = 1'-0" N
Attachment 2
MASTER BEDROOM
BEDROOM 2
DINING ROOM 19'-1121" 22'-421"
12'-6" 8'-6" 4'-1012" 14'-712" 21'-2" 22'-3" 4'-8"
23'-412" 3'-312" 11'-0" 2'-612"
KITCHEN
LIVING ROOM
STAIRS
DN
DECK
BATH
2'-812"
GARAGE
BEDROOM 3
BATH
STAIRS
UP
STORAGE
ACCESS TO CRAWLSPACE
WARDROBE
15'-10" 12'-11" 6'-9"
8" walls
8" walls
8" walls
8" walls 20'-0"
19'-4"
33'-1112" 2'-8" 22'-5" 10'-6" 14'-11"
19'-2" 20'-8"
14'-912"
EXISTING FLOOR
PLANS
1/4" = 1'-0"
A3
EXISTING UPPER LEVEL 2 SCALE: 1/4" = 1'-0"
1' 2' 4' 8'
REVISION # --/-- --- 5/19/2021 MELANI RESIDENCE CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 L E I C TECT A HI AR DCENS DJ C O T IF A CAL TA I NR O F E S N I EL S MA No. C33090
Renew 3/31/21 E K
EXISTING LOWER LEVEL 1 SCALE: 1/4" = 1'-0"
1' 2' 4' 8' N N
Attachment 2
DEMOLISH (E) INTERIOR WALLS
DEMOLISH
(E) FIREPLACE
DEMOLISH
(E) KITCHEN,
CABINETS AND
FIXTURES
DEMOLISH
(E) SKYLIGHTS
DEMOLISH
(E) SKYLIGHTS
DEMOLISH
(E) BATH AND
FIXTURES
DEMOLISH PORTION
OF (E) WALL
DEMOLISH (E) DECK
DEMOLISH PORTION
OF (E) WALL
DEMOLISH PORTION
OF (E) WALL
DEMOLISH PORTION
OF (E) WALL
DEMOLISH PORTION
OF (E) WALL
DEMOLISH PORTION
OF (E) WALL
DEMOLISH (E)
WINDOWS
DEMOLISH (E)
WINDOWS AND
DOORS
DEMOLISH (E)
DOORS
DEMOLISH (E) DOORS
DEMOLISH (E) DOORS
DEMOLISH (E) WINDOW
DEMOLISH (E) WINDOW
DEMOLISH (E) GARAGE DOOR
DEMOLISH
(E) BATH AND FIXTURES
DEMOLISH PORTION
OF (E) WALL
DEMOLISH (E) WINDOW
DEMOLISH (E) WINDOW
DEMOLISH (E) DOORS
DEMOLITION PLANS
1/4" = 1'-0"
A4
DEMOLITION UPPER LEVEL 2 SCALE: 1/4" = 1'-0"
1' 2' 4' 8'
REVISION # --/-- --- 5/19/2021 MELANI RESIDENCE CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 L
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1' 2' 4' 8'
N N
NOTE: DEMOLISH EXISTING FLOOR FINISH THROUGHOUT
Attachment 2
BATH 1
OWNER'S SUITE
LIVING ROOM
DINING
KITCHEN
BEDROOM 2
BEDROOM 3
BATH 2
DECK 19'-11
1 2
" 22'-4
1 2
"
12'-6" 8'-6" 4'-10
1 2
" 14'-7
1 2
" 21'-2" 22'-3" 4'-8" 4"
23'-4
1 2
" 3'-3
1 2
" 11'-0" 2'-6
1 2
" 4'-1" 4'-0"
ENTRY 12'-1" 12'-0"
WINDOW SEAT
W.I.C.
SLIDING GLASS DOORS WINDOW ABOVE
S.L.
S.L. S.L.
S.L. S.L.
S.L.
QUEEN
KING
QUEEN
3'-6"
R/F
OVEN
T.V.
SOFA
SILL @ 60"
101
A
102
105
C
B
D'
F'
I
I'
J
K
L
M
N
O
P
Q
R
106
107
104
103
110
111
108
109
112
H
G
113
E'
D
F
E 2'-4"
GARAGE
BEDROOM 4
BATH
STAIRS
UP
WASHER
DRYER
ACCESS TO CRAWLSPACE
MECHANICAL
CLOSET
LAUNDRY
/STORAGE
BONUS
BASEMENT AREA
(100 SF)
6'-6" 10'-6"
UTILITY
SINK
2'-6"
SWING
DOOR 6'-10"
6'-71
2 "
QUEEN
(N) WDW
2'-8" W.
(N) WDW
2'-8" W.
001 003
002
004
005
006
007
008
009
010
011
S
T
U
O
P
STORAGE
33'-111
2 " 2'-8" 22'-5" 17'-4" 10'-3"
19'-2" 20'-8" 6'-8"
PROPOSED
FLOOR PLANS
1/4" = 1'-0"
REVISION # --/-- --- A5
5/19/2021
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PROPOSED UPPER LEVEL N
2 SCALE: 1/4" = 1'-0"
1' 2' 4' 8'
PROPOSED LOWER LEVEL 1 SCALE: 1/4" = 1'-0" N
Attachment 2
SLOPE 4:12
SLOPE 4:12
SLOPE 4:12
SLOPE 4:12
(E) CHIMNEY 27'-021" 27'-021" 21'-1021" 21'-521"
44'-338" 13'-921" 8'-785" 3'-0"
1'-6"
19'-1112"
SLOPE 2:12
(E) S.L. (E) S.L. (E) S.L.
(E) S.L.
(E) S.L.
(E) S.L. (E) S.L.
23'-1012"
SLOPE 4:12
SLOPE 4:12
SLOPE 4:12
SLOPE 4:12
(N) S.L. (N) S.L.
(N) S.L.
(N) S.L.
(N) S.L.
(N) S.L. 25'-021" 27'-021" 21'-1021" 21'-521" 4'-0"
2'-4" 4'-0"2'-4" 2'-321" 2'-8" 2'-321" 2'-8" 2'-321" 2'-8" 2'-321" 2'-8" 44'-338" 13'-921" 8'-785" 3'-0"
1'-6"
23'-1012" 19'-1112"
SLOPE 2:12
SLOPE 2:12
STANDING SEAM METAL ROOF 2'-0" 2'-0"
REVISION # --/-- ---
ROOF PLANS
1/4" = 1'-0"
A6
5/19/2021 MELANI RESIDENCE CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 L E I C TECT A HI AR DCENS DJ C O T IF A CAL TA I NR O F E S N I EL S MA No. C33090
Renew 3/31/21 E K
PROPOSED ROOF PLAN 2 SCALE: 1/4" = 1'-0"
1' 2' 4' 8'
EXISTING ROOF PLAN 1 SCALE: 1/4" = 1'-0"
1' 2' 4' 8' N N
Attachment 2
BASEMENT F.F.
0'-0''
1ST FLOOR F.F.
9'-0''
TOP OF PLATE
17'-1''
TOP OF RIDGE
23'-8''
TOP OF RIDGE
25'-6''
TOP OF CHIMNEY
27'-2''
1ST FLOOR F.F.
9'-0''
TOP OF PLATE
17'-1''
TOP OF RIDGE
23'-8''
TOP OF RIDGE
25'-6''
TOP OF CHIMNEY
27'-2''
BASEMENT F.F.
0'-0''
1ST FLOOR F.F.
9'-0''
TOP OF PLATE
17'-1''
TOP OF RIDGE
23'-8''
TOP OF RIDGE
25'-6''
TOP OF CHIMNEY
27'-2''
BASEMENT F.F.
0'-0''
1ST FLOOR F.F.
9'-0''
TOP OF PLATE
17'-1''
TOP OF RIDGE
23'-8''
TOP OF RIDGE
25'-6''
TOP OF CHIMNEY
27'-2''
EXISTING
ELEVATIONS
1/4" = 1'-0" 4
EXISTING WEST ELEVATION
SCALE: 1/4" = 1'-0" A7
1' 2' 4' 8'
REVISION # --/-- --- 5/19/2021 L E I C TECT A HI AR DCENS DJ C O T IF A CAL TA I NR O F E S N I EL S MA No. C33090
Renew 3/31/21 E K MELANI RESIDENCE CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 EXISTING EAST ELEVATION 2 SCALE: 1/4" = 1'-0"
EXISTING SOUTH ELEVATION 1 SCALE: 1/4" = 1'-0"
EXISTING NORTH ELEVATION 3 SCALE: 1/4" = 1'-0"
Attachment 2
BASEMENT F.F.
0'-0''
1ST FLOOR F.F.
9'-0''
TOP OF PLATE
17'-1''
TOP OF RIDGE
23'-8''
TOP OF RIDGE
25'-6''
TOP OF CHIMNEY
27'-2''
DEMOLISH PORTIONS
OF (E) WALL
DEMOLISH (E) WINDOWS
AND (E) DOORS
DEMOLISH (E) CHIMNEY
DEMOLISH PORTIONS
OF (E) WALL
DEMOLISH (E) DECK
1ST FLOOR F.F.
9'-0''
TOP OF PLATE
17'-1''
TOP OF RIDGE
23'-8''
TOP OF RIDGE
25'-6''
TOP OF CHIMNEY
27'-2''
DEMOLISH (E) DOORS DEMOLISH (E) DOORS
DEMOLISH (E) CHIMNEY
DEMOLISH (E) SKYLIGHTS
BASEMENT F.F.
0'-0''
1ST FLOOR F.F.
9'-0''
TOP OF PLATE
17'-1''
TOP OF RIDGE
23'-8''
TOP OF RIDGE
25'-6''
TOP OF CHIMNEY
27'-2''
DEMOLISH (E) WINDOWS
DEMOLISH (E) CHIMNEY
DEMOLISH PORTIONS
OF (E) WALL DEMOLISH (E) WINDOW
DEMOLISH (E) WINDOW
BASEMENT F.F.
0'-0''
1ST FLOOR F.F.
9'-0''
TOP OF PLATE
17'-1''
TOP OF RIDGE
23'-8''
TOP OF RIDGE
25'-6''
TOP OF CHIMNEY
27'-2''
DEMOLISH (E) CHIMNEY
DEMOLISH (E) WALL
AND (E) WINDOWS
DEMOLISH (E) GARAGE DOOR
DEMOLISH
(E) WINDOWS
DEMOLISH
(E) WINDOWS
DEMOLISH
(E) DECK
DEMOLITION
ELEVATIONS
1/4" = 1'-0"
4 DEMOLITION WEST ELEVATION
SCALE: 1/4" = 1'-0" A8
1' 2' 4' 8'
REVISION # --/-- --- 5/19/2021
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DEMOLITION EAST ELEVATION
2 SCALE: 1/4" = 1'-0"
DEMOLITION SOUTH ELEVATION 1 SCALE: 1/4" = 1'-0"
DEMOLITION NORTH ELEVATION 3 SCALE: 1/4" = 1'-0"
NOTE: DEMOLISH ALL EXISTING SHINGLE SIDING
Attachment 2
BASEMENT F.F.
0'-0''
1ST FLOOR F.F.
9'-0''
TOP OF PLATE
17'-1''
TOP OF RIDGE
23'-8''
TOP OF RIDGE
25'-6''
TOP OF CHIMNEY
27'-2'' B C D
E' D' FF' I G
001 R E
01 01 01 01
02 02
03 04
04 04
04 06
08 08
08 08
1ST FLOOR F.F.
9'-0''
TOP OF PLATE
17'-1''
TOP OF RIDGE
23'-8''
TOP OF RIDGE
25'-6''
TOP OF CHIMNEY
27'-2''
103
101
108 A V WX
01 01 01
02 02
03 04 04
04 05
05 08
BASEMENT F.F.
0'-0''
1ST FLOOR F.F.
9'-0''
TOP OF PLATE
17'-1''
TOP OF RIDGE
23'-8''
TOP OF RIDGE
25'-6''
TOP OF CHIMNEY
27'-2'' Q P O N M L U T
01 01
02 02
02 03
04 04
04 06
08 08
08 BASEMENT F.F.
0'-0''
1ST FLOOR F.F.
9'-0''
TOP OF PLATE
17'-1''
TOP OF RIDGE
23'-8''
TOP OF RIDGE
25'-6''
TOP OF CHIMNEY
27'-2'' Y Z
AA S K J H
003 001
01 113 01
01 02
02 02
02 02
03 03
04 04
05 05
06 07
03 08
08 PROPOSED
ELEVATIONS
1/4" = 1'-0" 4 PROPOSED WEST ELEVATION
SCALE: 1/4" = 1'-0" A9
1' 2' 4' 8'
REVISION # --/-- --- 5/19/2021 MELANI RESIDENCE CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 PROPOSED EAST ELEVATION 2 SCALE: 1/4" = 1'-0"
PROPOSED SOUTH ELEVATION 1 SCALE: 1/4" = 1'-0"
PROPOSED NORTH ELEVATION 3 SCALE: 1/4" = 1'-0" L E I C TECT A HI AR DCENS DJ C O T IF A CAL TA I NR O F E S N I EL S MA No. C33090
Renew 3/31/21 E K
MATERIALS
1. NEW SMOOTH PLASTER STUCCO, COLOR OFF-WHITE
2. NEW ALUMINUM CLAD WINDOWS, COLORS ANTHRACITE
GRAY
3. NEW WOOD SIDING, RESAWN ABODO VULCAN
CLADDING, COLOR PEARL
4. STANDING SEAM METAL ROOF, WESTERN STATES KYNAR
FINISH, MATTE ZINC METALLIC
5. NEW SKYLIGHTS, VELUX LOW-PROFILE WITH AUTOMATIC
SHADES
6. GLASS RAILING
7. GARAGE DOOR, METAL CLAD IN WOOD SIDING
8. ALUMINUM GUTTERS, PAINTED TO MATCH MATTE ZINC
ROOF
Attachment 2
RENDERED VIEWS
1/4" = 1'-0"
REVISION # --/-- --- A11
5/19/2021 L E I C TECT A HI AR DCENS DJ C O T IF A CAL TA I NR O F E S N I EL S MA No. C33090
Renew 3/31/21 E K MELANI RESIDENCE CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 REAR GARAGE AND DECK 1 REAR AND NORTH SIDE VIEW 2 FRONT ENTRY VIEW 4 PERSPECTIVE VIEW LOOKING NORTHEAST 3 Attachment 2
PROPOSED
MATERIALS
1/4" = 1'-0"
REVISION # --/-- --- A12
5/19/2021 L E I C TECT A HI AR DCENS DJ C O T IF A CAL TA I NR O F E S N I EL S MA No. C33090
Renew 3/31/21 E K MELANI RESIDENCE CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 WOOD SIDING 1 ALUMINUM CLAD WINDOWS 2 PLASTER STUCCO 3STANDING SEAM ROOF 4
RESAWN ABODO VULCAN CLADDING, COLOR PEARL ANTHRACITE GRAY
COLOR OFF-WHITE WESTERN STATES KYNAR FINISH, MATTE ZINC METALLIC Attachment 2
Policy No. 2017-##
Approved: ___________
THE CITY OF
Carmel-by-the-Sea
COMMUNITY PLANNING & BUILDING DEPARTMENT
Administrative Policies & Procedures
Policy No. 2017-##
STORY-POLE POLICY
PURPOSE
To require the installation of story-poles and netting for Design Study/Review applications in order to assist decision makers and the public in evaluating the height, location and extent of proposed development for consistency with local regulations and ordinances.
APPLICABILITY AND TIMING OF INSTALLATION
The installation of story-poles and netting shall be required for residential and commercial design study/review applications that increase floor area or structure height or may otherwise impact privacy or views (i.e. decks and balconies) as outlined below. Installation of story-poles is optional for preliminary project reviews.
Staff-Approved Projects (i.e. Design Study/Review, Track One) Story-poles and netting shall be installed for all new structures, additions and second-story decks exceeding 120 square feet in size. Story-poles shall be installed prior to the issuance of a Notice of Approval and shall remain in place until the 10 calendar-day appeal period has ended. Height certification is not required. The height of existing on-site structures may be used as a reference point when installing story-poles and netting.
Public Hearing Projects (i.e. Design Study/Review, Track Two) Story-poles and netting shall be installed at least 10 calendar days prior to the public hearing. The storypoles and netting shall remain in place until final action has been taken on the project and the 10 working-day appeal period has ended. The highest point of the story poles and netting shall be certified by a California licensed surveyor or civil engineer prior to distribution of a Public Notice. The Community Planning & Building Director and/or Planning Commission may require other sections of the story poles be certified as deemed necessary. An “Affidavit of Story-Pole Certification” shall be submitted to the Community Planning & Building Department along with a photograph of the story-poles and netting.
Appeals
If an appeal is filed, the story-poles and netting shall remain in place until the project has been reviewed by the appeal body and the appeal period for that review has ended.
Permit Expiration
If a Design Study/Review approval expires and an application to renew the approval is submitted, the story-poles and netting shall be reinstalled in accordance with the Story-Pole Policy.
WAIVER OF REQUIREMENT
The Director of Community Planning & Building may waive the requirement for story-poles and netting for staff-approved projects only, if it can be seen with certainty that the proposed site/building modifications are not visible from the public way and/or will not have a negative impact on surrounding properties.
Attachment 2
REQUIREMENTS
It is the applicant’s responsibility to ensure that story-poles and netting are installed consistent with this policy and placed in a manner which accurately depicts project elements including but not limited to height, location, mass, and bulk, and that all trees and/or branches proposed for removal are properly identified.
Materials
Story-poles shall be constructed of metal poles or 2-inch by 4-inch (minimum) lumber. Story-poles shall be braced at the base with supporting beams to ensure they will withstand weather and remain correctly positioned. Netting shall be bright orange construction mesh at least 2-feet wide. The first-story finished floor level shall be demarcated by yellow or pink ribbon.
Identification
Story-poles shall be placed at all outside building corners and along the rooflines of the proposed structure(s). Architectural elements such as chimneys, elevated decks and balconies that extend beyond the footprint of the structure shall also be identified. If trees or branches are proposed for removal, they shall have 1-inch minimum fluorescent pink or red flagging ribbon tied around their most visible portion.
If story-poles, netting and/or flagging ribbons are not installed accurately, staff or the decision-making body may continue the project review until such time that placement has been corrected.
REMOVAL
All story-poles and netting shall be removed at the end of the appeal period following final action on a project.
QUESTIONS
For questions, please contact the Community Planning & Building Department at (831) 620-2010.
Attachment 2
Attachment
DS 21-186 Melani
Pictures of All New Framing
South Wall and Floor Joists
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 3
DS 21-186 (Melani)
Conditions of Approval
September 30, 2021
Rev. 06/21/2021
CONDITIONS OF APPROVAL
No. Standard Conditions
1. Authorization. Approval of Design Study (DS 21-186, Melani) authorizes an interior and exterior remodel including new wood and stucco exterior siding, exterior paint, composition shingle roof, aluminum clad wood doors and windows including new and modified openings, skylight modifications, a rear balcony, underfloor storage space, 100 square-foot bonus basement area for laundry and mechanical rooms, new exterior light fixtures, and a sand-set stone terrace at the front entry located on N.
Carmelo Street 4 SW of 2nd Avenue in the Single-Family Residential (R-1) District and Archaeological Significance (AS) District as depicted in the plans prepared by Adam Jeselnick Architect stamped approved and on file in the Community Planning & Building Department, unless modified by the conditions of approval contained herein. ✔
2. Codes and Ordinances. The project shall be constructed in conformance with all requirements of the R-1 zoning district. All adopted building and fire codes shall be adhered to in preparing the working drawings. If any codes or ordinances require design elements to be changed, or if any other changes are requested at the time such plans are submitted, such changes may require additional environmental review and subsequent approval by the Planning Commission.
✔
3. Permit Validity. This approval shall be valid for a period of one year from the date of action unless an active building permit has been issued and maintained for the proposed construction.
✔
4. Water Use. Approval of this application does not permit an increase in water use on the project site without adequate supply. Should the Monterey Peninsula Water Management District determine that adequate water is not available for this site, this permit will be scheduled for reconsideration and appropriate findings prepared for review and adoption by the Planning Commission.
✔
5. Service Laterals. All electrical service laterals to any new building or structure, or to any building or structure being remodeled when such remodeling requires the relocation or replacement of the main service equipment, shall be placed underground on the premises upon which the building or structure is located.
Undergrounding will not be required when the project valuation is less than $200,000 or when the City Forester determines that undergrounding will damage or destroy significant trees(s) (CMC 15.36.020).
✔
6. Fire Sprinklers - Residential. Additions, alterations or repairs to existing structures that involve the addition, removal or replacement of 50 percent or more of the linear length of the walls (interior and exterior) within a 5-year period shall require installation of an automatic residential fire sprinkler system in accordance with the California Building and Fire Codes (CMC 15.08.135.
✔
7. Modifications. The applicant shall submit in writing, with revised plans, to the Community Planning and Building staff any proposed changes to the approved ✔
Attachment 4
DS 21-186 (Melani)
Conditions of Approval
September 30, 2021
Rev. 06/21/2021
project plans prior to incorporating those changes. If the applicant changes the project without first obtaining City approval, the applicant will be required to submit the change in writing, with revised plans, within 2 weeks of the City being notified. A cease work order may be issued any time at the discretion of the Director of Community Planning and Building until: a) either the Planning Commission or Staff has approved the change, or b) the property owner has eliminated the change and submitted the proposed change in writing, with revised plans, for review. The project will be reviewed for its compliance to the approved plans prior to final inspection.
Landscape Conditions
8. Landscape Plan. All new landscaping shall be shown on a landscape plan and shall be submitted to the Community Planning & Building Department and to the City Forester prior to the issuance of a building permit. The landscape plan will be reviewed for compliance with the landscaping standards contained in the Zoning Code, including the following requirements: 1) all new landscaping shall be 75% drought-tolerant; 2) landscaped areas shall be irrigated by a drip/sprinkler system set on a timer; and 3) the project shall meet the City’s recommended tree density standards, unless otherwise approved by the City based on-site conditions. The landscaping plan shall show where new trees will be planted when new trees are required to be planted by the Forest and Beach Commission or the Planning Commission. ✔
9. Tree Removal. Trees on the site shall only be removed upon the approval of the City Forester or Forest and Beach Commission, as appropriate; all remaining trees shall be protected during construction by methods approved by the City Forester. ✔
10. Significant Trees. All foundations within 15 feet of significant trees shall be excavated by hand. If any tree roots larger than two inches (2”) are encountered during construction, the City Forester shall be contacted before cutting the roots. The City Forester may require the roots to be bridged or may authorize the roots to be cut. If roots larger than two inches (2”) in diameter are cut without prior City Forester approval or any significant tree is endangered as a result of construction activity, the building permit will be suspended and all work stopped until an investigation by the City Forester has been completed. Twelve inches (12”) of mulch shall be evenly spread inside the dripline of all trees prior to the issuance of a building permit. ✔
11. Tree Protection Measures. Requirements for tree preservation shall adhere to the following tree protection measures on the construction site. ● Prior to grading, excavation, or construction, the developer shall clearly tag or mark all trees to be preserved.
● Excavation within 6 feet of a tree trunk is not permitted. ● No attachments or wires of any kind, other than those of a protective nature shall be attached to any tree.
● Per Municipal Code Chapter 17.48.110 no material may be stored within the dripline of a protected tree to include the drip lines of trees on neighboring parcels.
● Tree Protection Zone -- The Tree Protection Zone shall be equal to dripline ✔
Attachment 4
DS 21-186 (Melani)
Conditions of Approval
September 30, 2021
Rev. 06/21/2021
or 18 inches radially from the tree for every one inch of trunk diameter at
4.5 feet above the soil line, whichever is greater. A minimum of 4-foot-high transparent fencing is required unless otherwise approved by the City Forester. Tree protection shall not be resized, modified, removed, or altered in any manner without written approval. The fencing must be maintained upright and taught for the duration of the project. No more than 4 inches of wood mulch shall be installed within the Tree Protection Zone. When the Tree Protection Zone is at or within the drip line, no less than 6 inches of wood mulch shall be installed 18 inches radially from the tree for every one inch of trunk diameter at 4.5 feet above the soil line outside of the fencing. ● The Structural Root Zone -- Structural Root Zone shall be 6 feet from the trunk or 6 inches radially from the tree for every one inch of trunk diameter at 4.5’ above the soil line, whichever is greater. Any excavation or changes to the grade shall be approved by the City Forester prior to work. Excavation within the Structural Root Zone shall be performed with a pneumatic excavator, hydro-vac at low pressure, or another method that does not sever roots.
● If roots greater than 2 inches in diameter or larger are encountered within the approved Structural Root Zone the City Forester shall be contacted for approval to make any root cuts or alterations to structures to prevent roots from being damaged.
● If roots larger than 2 inches in diameter are cut without prior City Forester approval or any significant tree is endangered as a result of construction activity, the building permit will be suspended and all work stopped until an investigation by the City Forester has been completed and mitigation measures have been put in place.
12. Exterior Lighting. Exterior lighting shall be limited to 25 watts or less (incandescent equivalent, i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the ground. Landscape lighting shall not exceed 18 inches above the ground nor more than 15 watts (incandescent equivalent, i.e. 225 lumens) per fixture and shall be spaced no closer than 10 feet apart. Landscape lighting shall not be used for tree, wall, fence or accent lighting of any type. The purpose of landscape lighting is to safely illuminate walkways and entrances to the subject property. All fixtures shall be shielded and down facing. The manufacturer’s specifications, including illumination information, for each exterior light fixture shall be included in the construction drawings submitted with the building permit application. ✔
13. Skylights. All skylights shall use non-reflective glass to minimize the amount of light and glare visible from adjoining properties. The applicant shall install low-profile skylights with automatic shades in each skylight to reduce visible light transmission during the hours of darkness. Skylight flashing shall match the roof color. The manufacturer’s specifications for the skylights and skylight shades shall be included in the construction drawings submitted with the building permit application. ✔
Attachment 4
DS 21-186 (Melani)
Conditions of Approval
September 30, 2021
Rev. 06/21/2021
14. Indemnification. The applicant agrees, at his or her sole expense, to defend, indemnify, and hold harmless the City, its public officials, officers, employees, and assigns, from any liability; and shall reimburse the City for any expense incurred, resulting from, or in connection with any project approvals. This includes any appeal, claim, suit, or other legal proceeding, to attack, set aside, void, or annul any project approval. The City shall promptly notify the applicant of any legal proceeding, and shall cooperate fully in the defense. The City may, at its sole discretion, participate in any such legal action, but participation shall not relieve the applicant of any obligation under this condition. Should any party bring any legal action in connection with this project, the Superior Court of the County of Monterey, California, shall be the situs and have jurisdiction for the resolution of all such actions by the parties hereto. ✔
15. Hazardous Materials Waste Survey. A hazardous materials waste survey shall be required in conformance with the Monterey Bay Unified Air Pollution Control District prior to issuance of a demolition permit.
✔
16. Cultural Resources. All new construction involving excavation shall immediately cease if cultural resources are discovered on the site, and the applicant shall notify the Community Planning & Building Department within 24 hours. Work shall not be permitted to recommence until such resources are properly evaluated for significance by a qualified archaeologist. If the resources are determined to be significant, prior to resumption of work, a mitigation and monitoring plan shall be prepared by a qualified archaeologist and reviewed and approved by the Community Planning and Building Director. In addition, if human remains are unearthed during excavation, no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and distribution pursuant to California Public Resources Code (PRC) Section 5097.98.
✔
17. Truck Haul Route. Prior to Building Permit issuance, the applicant shall provide for City (Community Planning and Building Director in consultation with the Public Services and Public Safety Departments) review and approval, a truck-haul route and any necessary temporary traffic control measures for the grading activities. The applicant shall be responsible for ensuring adherence to the truck-haul route and implementation of any required traffic control measures. ✔
18. USA North 811. Prior to any excavation or digging, the applicant shall contact the appropriate regional notification center (USA North 811) at least two working days, but not more than 14 calendar days, prior to commencing that excavation or digging.
No digging or excavation is authorized to occur on site until the applicant has obtained a Ticket Number and all utility members have positively responded to the dig request. (Visit USANorth811.org for more information) ✔
19. Conditions of Approval. All conditions of approval for the Planning permit(s) shall be printed on a full-size sheet and included with the construction plan set submitted to the Building Safety Division.
✔
ENVIRONMENTAL COMPLIANCE CONDITIONS
Attachment 4
DS 21-186 (Melani)
Conditions of Approval
September 30, 2021
Rev. 06/21/2021
20. Drainage Plan. Prior to issuance of a building permit, the applicant shall provide a drainage plan that meets the requirements of the City's drainage guidance, SOG 17-
07. At a minimum, new and replaced impervious area drainage must be dispersed around the site rather than focused into one corner of the property, infiltration features must be sized appropriately and must be located at least 6 feet from neighboring properties. The drainage plan shall include information on drainage from new impervious areas and semi-pervious areas.
✔
21. BMP Tracking Form. Prior to issuance of a building permit, the applicant shall submit a completed BMP Tracking form for review and approval by the City of Carmel. ✔
22. Semi-Permeable Surfaces. Prior to issuance of a building permit, the applicant shall provide cross-section details for semi-permeable surfaces. ✔
23. Erosion and Sediment Control Plan. Prior to issuance of a building permit, the applicant shall provide an erosion and sediment control plan that includes locations and installation details for erosion and sediment control BMPs, material staging areas, and stabilized access for review and approval by the City of Carmel. ✔
SPECIAL CONDITIONS
24. Exterior Paint. The applicant shall submit a paint sample for review and approval by the Community Planning & Building Department prior to issuance of a building permit. The color shall be consistent with a muted earth tone. ✔
Acknowledgement and acceptance of conditions of approval:
______________________________ ___________________________ __________ Property Owner Signature Printed Name Date
______________________________ ___________________________ __________ Property Owner Signature Printed Name Date
Once signed, please email to [email protected]
Attachment 4
DEMOLISH (E) INTERIOR WALLS
DEMOLISH
(E) FIREPLACE
DEMOLISH
(E) KITCHEN,
CABINETS AND
FIXTURES
DEMOLISH
(E) SKYLIGHTS
DEMOLISH
(E) SKYLIGHTS
DEMOLISH
(E) BATH AND
FIXTURES
REPAIR PORTION OF (E)
WALL DUE TO DRY ROT
DEMOLISH (E) DECK
REPAIR PORTION OF
EXISTING WALL DUE
TO DRY ROT
DEMOLISH PORTION
OF (E) WALL
DEMOLISH PORTION
OF (E) WALL
DEMOLISH PORTION
OF (E) WALL
DEMOLISH (E)
WINDOWS
DEMOLISH (E)
WINDOWS AND
DOORS
DEMOLISH (E)
DOORS
DEMOLISH (E) DOORS
DEMOLISH (E) DOORS
DEMOLISH (E) WINDOW
DEMOLISH (E) WINDOW
DEMOLISH (E) WINDOW
REPLACE (E) GARAGE DOOR
RETAIN EXISTING OPENING
DEMOLISH
(E) BATH AND FIXTURES
DEMOLISH PORTION
OF (E) WALL
DEMOLISH (E) WINDOW
RETAIN EXISTING OPENING
DEMOLISH (E) WINDOW
DEMOLISH (E) DOORS
DEMOLISH A PORTION OF THE
EXISTING FOUNDATION WALL
DEMOLISH (E) POSTS
DEMOLITION PLANS
1/4" = 1'-0"
A4
DEMOLITION UPPER LEVEL 2 SCALE: 1/4" = 1'-0"
1' 2' 4' 8'
REVISION # 05/22 PLAN CHECK RE-SUBMITTAL
7/29/2022 MELANI RESIDENCE CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 L
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No. C33090
Renew 3/31/21
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DEMOLITION LOWER LEVEL 1 SCALE: 1/4" = 1'-0"
1' 2' 4' 8'
N N
NOTES:
EXISTING LINEAR FEET OF EXT. WALL = 344'-11"
WALLS TO BE RETAINED = 59'
WALLS TO BE REPAIRED = 115'-5"
WALLS TO BE DEMOLISHED = 59'-6" + 111' = 170.5'
% OF WALLS TO BE DEMOLISHED = 49.4 %
REVISION # 07/29/22
EXISTING WALL TO BE DEMOLISHED
EXISTING WALL TO BE REPAIRED
EXISTING FOUNDATION WALL TO BE RETAINED
DEMOLISH PORTION
OF (E) WALL
Attachment 5
NORTHWEST CORNER OF LOWER LEVEL
CMU WALL TO BE RETAINED
NORTHWEST CORNER OF LOWER LEVEL -
EXISTING CMU WALL AND TERMITE DAMAGED WALL FRAMING
NORTHWEST CORNER OF LOWER LEVEL -
TERMITE DAMAGED WALL AND FLOOR FRAMING
NORTHWEST CORNER OF LOWER LEVEL -
TERMITE DAMAGED WALL AND FLOOR FRAMING
GARAGE WALLS AT LOWER LEVEL
CMU WALL TO BE RETAINED
SOUTHEAST CORNER OF UPPER LEVEL -
APPROVED NEW CONCRETE FOUNDATION AND DRY ROT
SOUTHEAST CORNER OF UPPER LEVEL -
APPROVED NEW CONCRETE FOUNDATION AND DRY ROT
SOUTHWEST CORNER OF UPPER LEVEL -
APPROVED NEW CONCRETE FOUNDATION AND DRY ROT
APPROVED STEEL FRAMING FOR LIVING ROOM AND DECK APPROVED STEEL AND FLOOR FRAMING OVER GARAGE
EXISTING WOOD WALL FRAMING-DEMOLISHED EXISTING WOOD WALL FRAMING-DEMOLISHED Attachment 5
DEMOLISH (E) INTERIOR WALLS
DEMOLISH
(E) FIREPLACE
DEMOLISH
(E) KITCHEN,
CABINETS AND
FIXTURES
DEMOLISH
(E) SKYLIGHTS
DEMOLISH
(E) SKYLIGHTS
DEMOLISH
(E) BATH AND
FIXTURES
5(3$,5 PORTION OF (E)
WALL'8(72'5<527
DEMOLISH (E) DECK
5(3$,53257,212)
(;,67,1*:$//'8(
72'5<527
DEMOLISH PORTION
OF (E) WALL
DEMOLISH PORTION
OF (E) WALL
DEMOLISH PORTION
OF (E) WALL
DEMOLISH (E)
WINDOWS
DEMOLISH (E)
WINDOWS AND
DOORS
DEMOLISH (E)
DOORS
DEMOLISH (E) DOORS
DEMOLISH (E) DOORS
DEMOLISH (E) WINDOW
DEMOLISH (E) WINDOW
DEMOLISH (E) WINDOW
REPLACE (E) GARAGE DOOR
RETAIN EXISTING OPENING
DEMOLISH
(E) BATH AND FIXTURES
DEMOLISH PORTION
OF (E) WALL
DEMOLISH (E) WINDOW
RETAIN EXISTING OPENING
DEMOLISH (E) WINDOW
DEMOLISH (E) DOORS
DEMOLISH A PORTION OF THE
EXISTING FOUNDATION WALL
DEMOLISH (E) POSTS
DEMOLITION PLANS
1/4" = 1'-0"
A4 DEMOLITION UPPER LEVEL 2 SCALE: 1/4" = 1'-0"
1' 2' 4' 8'
05/22 PLAN CHECK RE-SUBMITTAL
7/29/2022 MELANI RESIDENCE CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 L
E I
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HI
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MA
No. C33090
Renew 3/31/21
E
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DEMOLITION LOWER LEVEL
SCALE: 1/4" = 1'-0"
1' 2' 4' 8'
N N
NOTES:
EXISTING LINEAR FEET 2)(;7:$//= 344'-1
:$//672%(5(7$,1('
:$//672%(5(3$,5('
WALLS TO BE DEMOLISHED =
2):$//672%('(02/,6+('
07/29/22
EXISTING WALL TO BE DEMOLISHED
EXISTING WALL TO BE REPAIRED
EXISTING FOUNDATION WALL TO BE RETAINED
DEMOLISH PORTION
OF (E) WALL
APPROVED UPPER LEVEL FLOOR PLAN
AND CONSTRUCTION PHOTOS
Attachment 5
DEMOLISH (E) INTERIOR WALLS
DEMOLISH
(E) FIREPLACE
DEMOLISH
(E) KITCHEN,
CABINETS AND
FIXTURES
DEMOLISH
(E) SKYLIGHTS
DEMOLISH
(E) SKYLIGHTS
DEMOLISH
(E) BATH AND
FIXTURES
5(3$,5 PORTION OF (E)
WALL'8(72'5<527
DEMOLISH (E) DECK
5(3$,53257,212)
(;,67,1*:$//'8(
72'5<527
DEMOLISH PORTION
OF (E) WALL
DEMOLISH PORTION
OF (E) WALL
DEMOLISH PORTION
OF (E) WALL
DEMOLISH (E)
WINDOWS
DEMOLISH (E)
WINDOWS AND
DOORS
DEMOLISH (E)
DOORS
DEMOLISH (E) DOORS
DEMOLISH (E) DOORS
DEMOLISH (E) WINDOW
DEMOLISH (E) WINDOW
DEMOLISH (E) WINDOW
REPLACE (E) GARAGE DOOR
RETAIN EXISTING OPENING
DEMOLISH
(E) BATH AND FIXTURES
DEMOLISH PORTION
OF (E) WALL
DEMOLISH (E) WINDOW
RETAIN EXISTING OPENING
DEMOLISH (E) WINDOW
DEMOLISH (E) DOORS
DEMOLISH A PORTION OF THE
EXISTING FOUNDATION WALL
DEMOLISH (E) POSTS
DEMOLITION UPPER LEVEL 2 SCALE: 1/4" = 1'-0"
1' 2' 4' 8'
REVISION # 05/22 PLAN CHECK RE-SUBMITTAL
DEMOLITION LOWER LEVEL 1 SCALE: 1/4" = 1'-0"
1' 2' 4' 8'
N N
NOTES:
EXISTING LINEAR FEET 2)(;7:$//= 344'-1
:$//672%(5(7$,1('
:$//672%(5(3$,5('
WALLS TO BE DEMOLISHED =
2):$//672%('(02/,6+('
REVISION # 07/29/22
EXISTING WALL TO BE DEMOLISHED
EXISTING WALL TO BE REPAIRED
EXISTING FOUNDATION WALL TO BE RETAINED
DEMOLISH PORTION
OF (E) WALL
APPROVED LOWER LEVEL FLOOR PLAN
AND CONSTRUCTION PHOTOS
CMU RETAINING WALL AT GARAGE
(BEFORE NEW FLOOR FRAMING)
NEW CONCRETE FOUNDATION AT GARAGE
(AFTER NEW STRUCTURAL STEEL AND FLOOR FRAMING)
CMU RETAINING WALL AT GARAGE
(BEFORE WALL REPAIR)
CMU RETAINING WALL AT GARAGE
(BEFORE WALL REPAIR)
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Attachment 7
Attachment 7
1m1McNICKLE CONSTRUCTION INC. DESIGN & Bu110 LICENSE 996169 -- -- -- ...........,.,_
March 1, 2024
City of Carmel- Inspection Concerns
Melani Residence- Carmelo 4SW of 2
nd Ave, Carmelby the Sea, Ca., 93923
To whom it may concern:
The Melani residence remodel was issued a stop work order on 10/5/23 by Carmel Building Inspector Duane Dauphinee. This stop work order was issued after the request for setback letter and revised plans by the same inspector on 6/15/23. Therefore approximately 4 months of construction had passed from the updated information request issuance to when the job was shut down.
The city issued a stop work order on 10/5/23 shortly after receipt and review of the requested setback certification which was received on 9/15/23. The city requested a setback verification on 6/15/23. During the approximately 4 month period between 6/15 & 10/5 the contractor proceeded with work not shown on the approved plans. It is important to understand that setback verification is requested on all projects with new foundation work built outside of the existing foundation footprint. In this case a setback letter was requested when the Northeast foundation was inspected on 3/30/23 and again when the foundation was set up on the Southeast foundation wall on 6/13/23. To date the City has only received a setback verification for the Southeast foundation. Without a setback verification staff could not possibly determine if a potential violation exists. Hence, the stop work order was issued once the violation was confirmed by means of the setback verification provided on 9/15/23.
When the request for setback letter and updated floor plan was requested, my understanding was that we were still authorized to continue work on the building so long as we provided these two documents. The inspector had seen all the demolition work of the decayed framinglumber and new excavation for the proposed new footings multiple times prior to either of these inspections. We had verbally discussed the rotten wood and the need to remove the rotten wood. Therefore, we continued to move forward withthe work because it had been regularly inspected and were not told to stop working based on our site progress.
The contractors assertion that the “inspector had seen all the demolition work of the decayed framing” does not align with the inspectors recollection of the events. The inspector was not made aware of the demolition until the inspection on 6/15/23 and issued a correction notice at that time. The inspector believes the framing in question was in place at the previous inspection on 5/3/23 and was never asked if it was o.k. to remove the materials in question.
Even if the inspector had seen the damaged material, no authorization or approval was ever given to proceed, in fact the inspector informs all contractors that any deviation from the approved plans requires revision and approval.
Here is a breakdown of inspections & actions on site:
- 2/7/23- Foundation Inspection- Inspection Passed & Approved- Contractor verbally informs inspector of rotten wood (joists/plywood) at south east corner and the need to replace them.
Attachment 8
Any discussion about additional work resulted in the contractor being informed by the inspector to revise the plans and have the revisions approved. It is noteworthy that the Conditions of Approval #7 found on page A0.1 of the approved plan clearly states the requirement to gain city approval if modifications need to be made. In this case the conditions of approval were not adhered to. The contractor, architect or applicant should have made the appropriate steps to address the issue. - 2/24/23- Underground Plumbing. Inspection Passed & Approved. - 5/3/23- Concrete slab inspection for basement area of house. Inspection Passed & Approved- Contractor verbally reminds inspector that rotten wood on south east corner needed to be removed. Contractor had to remove this material in order to build the new (APPROVED) foundation under structure as the rotten wood would not have been able to provide adequate support.
The inspector’s recollection of the situation is that the demolition work occurred after the 5/3/23 inspection and before the 6/15/23 inspection. No discussion of the proposed removal occurred and no approval or authorization was given to remove the material by the inspector. When the inspector showed up to conduct the inspection on 6/15/23 the material in question had been removed and was no longer on the site. - 6/15/23- Foundation Footings andStem wallatSouth East Corner of BuildingInspection passed and approved by same inspector; this is when we were requested to provide an updated survey letter and an updated floor planto reflect the replacement of compromised building materials, such as the floor joists, rim boards, and subfloor plywood at the south east corner. The buildinginspector had seen all of the new materials but stillallowed me to continue work.
On 6/15/23, a written correction notice was issued upon discovery of the material being removed without proper approval. The contractor seemed aware that the work exceeded the scope of work associated with the approved plans. The assertion that “the inspector had seen all the new material and allowed me to continue working” is not accurate. The inspector could not have seen “all” the material because it was not installed until after the 6/15 inspection. Only the foundation set-up was in place, which puts the inspector in a difficult position because the foundation was approved to be installed so a correction notice was then issued for the work not shown on the approved plans, there was no misunderstanding why the notice was being issued. The contractor did not address the correction notice and continued to work without authorization for approximately 4 months before providing the requested setback verification, only partially addressing the correction notice.
Of further note, the contractor only confirms in this statement that the “floor joists, rim board and subfloor plywood where compromised”. If this is so, the entire wall did not necessarily need to be removed. Though not easy, the floor system could have been replaced without removing the wall framing. No evidence was provided of the wall framing being compromised and or any communication with the building & planning department about removing the wall(s).
[email protected] (831) 915-3393 McN rcKLECONSTRucnoN.coM Attachment 8
l JMcNICKLE CoNSTRUCTION INC. DESIGN & BUILD LICENSE 996169 - 10/5/23- Stop Work Order- Issued by Duane Dauphinee Inspector.
During the time between the June, 2023 inspection and when we were issued the stop work notice we had incurred a lot of work and costs.
Between June 2023 and October 2023 we had completed the following:
1- completion of concrete foundation (as inspected and approved by permitted plans).
2- Framing of floor joists and plywood installation on entire floor system. (replacement of compromised rotten materials).
3- Structural steel floor assembly (as approved by permitted plans). 4- Framing of walls on entire main level of home.
The Building Inspector was wellaware that I had to remove wood and make some deviations from the construction plans in order to safely construct the residence because so much of the wood was rotten. No changes were made to the location of any of the walls.
At no point did the inspector give any indication it was o.k. to proceed with removing the compromised floor frame and intact wall(s). In fact, he issued a correction noticed and cautioned moving forward until the revised plans are approved, just as he would on any other project that appears to have exceeded the scope of the approved plans.
Note the original scope of work for the permit application reads as follows:
Minor remodel of an existing 2-story residence with an attached 2-car garage. Replace interior fixtures and finishes. Replace all existing doors and windows.
I hadto make the construction changes I made because the condition of the underlying wood was so poor that it could not support the construction that was to be built ontop of it. Our hope is that the city recognizes that the work that resulted in the Stop Work order simply replaced older rotten wood, with viable, safe lumber that will support modern construction, and that this type of flexibility is necessary to be able to competently remodel structures in the City of Carmel.
We have already performed a lot of work on this building, and we want to keep the building the same size, shape and footprint that it originally was.
To date, no revised plans have been submitted to the City.
Thank you for your care and consideration in this matter.
Sincerely,
Attachment 8
General Contractor
McNICKLECoNSTRucnoN.coM
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CONNECTORS SHALL BE INSTALLED AT EA MEMBER(s)
FLAT BOTT CHORD TRUSS: H2.5AFLAT BOTT CHORD GIRDER TRUSS: PAIR OF TBE SCISSOR TRUSS: TCSCISSOR GIRDER TRUSS: PAIR OF TC
2x RAFTERS: H1 or H2.5A2x RAFTERS & 2x CLNG JOISTS: H10-2 or H2.5A
CONNECTORS PER PLAN, WHEN NOT
SPECIFIED ON PLANS REFER TO TYPICAL
WALL FRAMING DETAIL/ S1.1
KING STUDS PER PLAN, WHEN NOT
SPECIFIED ON PLANS REFER TO TYPICAL
WALL FRAMING DETAIL/ S1.1
POST/TRIMMERS PER PLAN, WHEN NOT
SPECIFIED ON PLANS REFER TO TYP WALL
FRAMING DETAIL/ S1.1
HDR/BM PER PLAN, WHEN NOT SPECIFIED
ON PLANS REFER TO TYP WALL FRAMING
DETAIL/ S1.1
T.E.F.T.E.F.T.E.F.
2x SOLE PLATE w/ 3-16d at 24" o.c.
SPLICE TOP PLATE w/ MSTC28
at ALL GABLE ENDS
INSTALL MSTC28 STRAP WHEN TOPPLATE IS NOT CONTINUOUS
2x CLNG JSTS
2-16d at 12" o.c.
STUDS at 16" o.c.
2x8 FLAT BLKG
3 8" GAP
STUDS at 16" o.c.
3 8" GAP
JOISTS/ RFTRS
ALLIGN JOINT OVER STUD
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
2x STUD, FASTEN w/ 2-16d at 6" o.c.
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
HOLDOWNS PER PLAN
STUDS at 16" o.c.
HOLDOWN STUD/POST PER
SCHEDULE PER DET 1/ S1.3
STUDS at 16" o.c.
HOLDOWN STUD/POST PER
SCHEDULE PER DET 1/ S1.3
HOLDOWNS PER PLAN
3/$19,(:
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T.E.F.
T.E.F.
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
INSTALL (N) 4x BACKER STUD BEHIND
ABUTTING (N) WALL, FASTEN w/
SIMPSON SDS 1
4x6 SCREWS at 8" o.c.
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
HOLDOWNS PER PLAN
STUDS at 16" o.c.
HOLDOWN STUD/POST PER
SCHEDULE PER DET 1/ S1.3
DBL 2x MIN
HOLDOWN STUD/POST PER
SCHEDULE PER DET 1/ S1.3 DBL
2x MIN, FASTEN w/ SIMPSON SDS 1
4x6 SCREWS at 8" o.c
HOLDOWNS PER PLAN
RF SHEATHING PER PLAN &
SCHEDULE ON SHEET S1.2
T.B.F.
RF SHEATHING PER PLAN &
SCHEDULE ON SHEET S1.2
CONT DBL TOP PLATE
2x STUDS at 16" o.c.
RFTRS PER PLAN w/ SEAT CUT & SET
ON PLATE
10d TOENAIL at 8" o.c.,
(3 MIN EA SIDE)
10d TOENAIL at 8" o.c.,
(3 MIN EA SIDE)
T.B.F. T.B.F.
SOLID BLKG SOLID BLKG
RFTRS PER PLAN w/ SEAT CUT atPLATE/BM & LAP SPLICED w/ 6-10d T.B.F.
T.B.F.
RF SHEATHING PER PLAN &
SCHEDULE ON SHEET S1.2
RF SHEATHING PER PLAN &
SCHEDULE ON SHEET S1.2
RF SHEATHING PER PLAN &
SCHEDULE ON SHEET S1.2
RF SHEATHING PER PLAN &
SCHEDULE ON SHEET S1.2
Attachment 9
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DEPTH PER SOIL REPORT,
18" MIN
WIDTH PER PLAN
2 - #4 CONT. TOP & BOTT.
A34 EA SIDE at GABLE WALL BRACE
PREFAB TRUSSES PER PLAN
2x BLKG BWTN OUTLOOKERS16d at 6" o.c. - BLKG / TOP PLATE PROVIDE 2x GABLE BRACE at 24" o.c.
2x FLAT OUTLOOKERS at 24" o.c.
2x CRIPPLE STUDS at 16" o.c.
TOP PLATE
T.E.F.
3" CLR TYP
8" MIN
DEPTH PER SOIL REPORT,
18" MIN
FIN. GRADE
2x FLAT BLKG at 24" o.c.10d at 6" o.c. - SHEATHING / BLKG
FLR JST PER PLAN
A35 CLIP at EA BLKG
ROOF FRAMING PER PLAN
2x NOMINAL MIN SOLID BEVELED BLKG
PER ARCH PLANS
2x FLAT OUT-LOOKERS at 24" o.c.
FRZ BLKG and/or SHEAR BLKG HERE OK
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WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
CONNECTORS SHALL BE INSTALLED AT EA MEMBER(s)
FLAT BOTT CHORD TRUSS: H2.5AFLAT BOTT CHORD GIRDER TRUSS: PAIR OF TBE SCISSOR TRUSS: TCSCISSOR GIRDER TRUSS: PAIR OF TC
2x RAFTERS: H1 or H2.5A2x RAFTERS & 2x CLNG JOISTS: H10-2 or H2.5A
ROOF SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
5$)7(5&211(&7256727233/$7(
1276+2:1
BENT LTP5 PER BLKG (WHEN SHEARBLKG IS INSTALLED HERE)
OVERHANG PER
DESIGNER/ARCH
2x STUDS at 16" o.c. - BALLOON FRAME
MIN 5-10d TO BLKG
PROVIDE 2x GABLE BRACE at 24" o.c.
PREFAB TRUSSES/RAFTERS PER PLAN
2x SOLID BLKG 10d at 6" o.c.: SHEATHING/BLKG
PREFAB TRUSSES PER PLAN
2x FLAT NAILER
GBC CONNECTOR at EA BRACE TO TOP PLATE
PROVIDE 2x GABLE BRACE at 24" o.c.
GABLE END TRUSS
16d at 8" o.c., MAX
2x FLAT OUTLOOKERS at 24" o.c.
2x6 TOP CHORD MIN at GABLE END TRUSSES
NOTCH TOP CHORD MEMBER TO ALLOW OUTLOOKERS TO EXTEND OUT CONT, SEE DETAIL P/ S1.5
T.B.F.
T.B.F., STAGG
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
2x STUDS at 16" o.c.
WIDTH PER PLAN
2 - #4 CONT TOP & BOTT
WIDTH PER PLAN
2 - #4 CONT TOP & BOTT
2x STUDS at 16" o.c.
SILL PLATE SIZE & ANCHORAGE PER
PLAN & SCHEDULE ON SHEET S1.2
2x STUDS at 16" o.c.2 ADD'L 16d TO BLKGS
2x BLKG at 24" o.c., 10d at 6" o.c.
FLR JSTS PER PLAN
MAY VARY, VERIFY
12" MIN
FLR JSTS PER PLAN
18" MIN CLR TO JOIST, 12" TO GIRDER
8" MIN
T.S.F.T.B.F.
A35 CLIPS at 16" o.c. T.E.F.
12" MIN
MAY VARY, VERIFY
FIN GRADE
#4 CONT at TOP, TYP
DIMENSION PER PLAN, IF NOT SPECIFIED
PROVIDE MINIMUM: 16"W w/ 2 - #4 CONT,
24"W WHERE 'D' IS 3'-0' TO 4'-0"
T.E.F.
2x MIN NOMINAL THICKNESS
RIM JOIST
PROVIDE CONC LEDGE WHERE
STONE VENEERS OCCUR
%
(
+
SHEAR BLKG
A35 CLIPS at EA LSL / SOLID BLKG
T.B.F.
2x MIN. NOMINAL THICKNESS
BLKG WHERE 2x4 STUD WALLBELOW, 2x MIN NOMINAL
THICKNESS RIM JST OK WHERE
2x6 STUD WALL BELOW
TF HANGER PER PLAN & SCHEDULEWHEN FLR JSTS ARE HUNG,
COORDINATE w/ ENGINEER IF UNCLEAR
2x MIN NOMINAL THICKNESS BLKG at24" o.c. 10d at 6" o.c. - SHEATHING / BLKG 2x STUDS at 16" o.c.
2 ADD'L 16d TO EA JST / BLKG
A35 CLIPS at 16" o.c. - MAX TO RIM JST / BLKG
2x STUDS at 16" o.c.
HANGER PER PLAN &
SCHEDULE WHEN FLR JSTS
ARE HUNG, COORDINATE w/
ENGINEER IF UNCLEAR
4" 4"
PER SOIL REPORT, 12" MIN
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
T.S.F.T.B.F.T.E.F.
FIN GRADE
SILL PLATE SIZE & ANCHORAGE PER
PLAN & SCHEDULE ON SHEET S1.2
T.E.F.
2x MIN. NOMINAL THICKNESS
SOLID BLKG
A35 CLIPS at 16" o.c.
#4 CONT at TOP, TYP
8" CMU STEM WALL REINFORCED AS
FOLLOWS:
#4 REBARS at 16" o.c. - VERT & HORZ
OR CONCRETE STEM WALL
REINFORCED AS FOLLOWS:
#4 REBARS at 12" o.c. - VERT & HORZ
2x CONT NAILER (1 SIZE WIDER THAN STUD
WIDTH), FASTEN TO TOP PLATE w/ 2-16 at 6" o.c.
T.E.F.T.E.F.T.E.F.
T.E.F.T.E.F.T.E.F.
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
T.E.F.T.B.F.T.E.F.
T.E.F.
T.B.F.
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
T.B.F.
T.E.F.
2x STUDS at 16" o.c. - BALLOON FRAME
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
SOLE FASTENING PER SHEAR
WALL SCHEDULE ON SHEET S1.2
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
T.E.F.T.B.F.T.E.F.
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
T.E.F.T.B.F.T.E.F.
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
T.E.F.T.E.F.
2x BLKG at 24" o.c.
2x SHEAR BLKG
A35 PER BLKG
H2.5A TIES at 24" o.c.
T.E.F.
'D': DEPTH PER SOIL REPORT, 18" MIN
8" MIN
PER SOIL REPORT, 12" MIN
'D': DEPTH PER SOIL REPORT, 18" MIN
DIMENSION PER PLAN, IF NOT SPECIFIED
PROVIDE MINIMUM: 16"W w/ 2 - #4 CONT,
24"W WHERE 'D' IS 3'-0' TO 4'-0"
FASTEN BOTT CHORD TO PLATE w/ 2 - 7ga x 3.5"L
WD SCREWS (1 EA SIDE OF WEB) - TJIs ONLY
H2.5A TIES at EA BLKG
NOTCH BLKG TO ALLOW OUTLOOKERS TO EXTEND OUT
A35 PER BLKG
H2.5A TIES at 24" o.c.
FLR SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
2x STUDS at 16" o.c.
2x STUDS at 16" o.c.
A35 CLIPS at 16" o.c. - MAX TO RIM JST / BLKG
2x STUDS at 16" o.c.
FASTEN BOTT CHORD TO PLATE w/ 2 - 7ga x 3.5"L
WD SCREWS (1 EA SIDE OF WEB) - TJIs ONLY
FLR SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
SILL PLATE SIZE & ANCHORAGE PER
PLAN & SCHEDULE ON SHEET S1.2
H2.5A TIES at SOLID JSTS ONLY
2x STUDS at 16" o.c.
T.E.F.
SILL PLATE PER PLAN & SCHEDULE, ANCHOR w/
5 8"Ø HILTI 'KWIK BOLT TZ' EXPANSION or 5
8"Ø SIMPSON TITEN HD ANCHORS, 5" MIN EMBED,
PROVIDE 1 BOLT MIN at EA END OF PLATE,
SPACE ANCHORS PER SCHEDULE ON SHEETS1.2, 48" o.c. MAX, STD 5/8"Ø x 7" MIN EMBED ABs - OK, U.O.N. CONC SLAB, SEE FND PLAN FOR REINF
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
POST PER PLAN
BASE PREPARATION PER SOIL REPORT (IF NO SOIL REPORT PREPARE w/ 2" SAND o/ 10 MIL VISQUEEN o/ 4" COMPACTED BASE ROCK)
POST BASE PER PLAN
BREAK SILL PLATE FOR SPECIFIC
POST BASE, RE-ANCHOR SILL PLATE
w/ 5
8"Ø SIMPSON TITEN HD ANCHORS,
WALL SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
5" MIN EMBED
CONC SLAB, SEE FND PLAN FOR REINF
FIN GRADE
BASE PREPARATION PER SOIL REPORT (IF NO
SOIL REPORT PREPARE w/ 2" SAND o/ 10 MIL
VISQUEEN o/ 4" COMPACTED BASE ROCK)
BEND EVERY OTHER REBAR DOWN INTO FTG
BEND EVERY OTHER REBAR DOWN INTO FTG
CONC SLAB, SEE FND PLAN FOR REINF
BEND EVERY OTHER REBAR DOWN INTO FTG
SOLE FASTENING PER SHEAR
WALL SCHEDULE ON SHEET S1.2
FLR SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
2x STUDS at 16" o.c.
2 ADD'L 16d TO EA JST / BLKG
SOLE FASTENING PER SHEAR
WALL SCHEDULE ON SHEET S1.2
FLR SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
18" MIN CLR TO JOIST, 12" TO GIRDER 8" CMU STEM WALL REINFORCED AS FOLLOWS: #4 REBARS at 16" o.c. - VERT & HORZ OR CONCRETE STEM WALL REINFORCED AS FOLLOWS: #4 REBARS at 12" o.c. - VERT & HORZ
FLR SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
2x STUDS at 16" o.c.2 ADD'L 16d TO BLKGS
PROVIDE CONC LEDGE WHERE
STONE VENEERS OCCUR
FLR JST PER PLAN FLR JST PER PLAN FLR JST PER PLAN
SOLE FASTENING PER SHEAR
WALL SCHEDULE ON SHEET S1.2
FLR SHEATHING PER PLAN
& SCHEDULE ON SHEET S1.2
Attachment 9
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Attachment 9
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Attachment 9
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Attachment 9
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Attachment 9
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7+(5(,612(48$/ 7+(5(,612(48$/
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4SW OF 2ND AVENUE
CARMEL-BY-THE-SEA, CA. 93923
MONTEREY ENERGY GROUP
01/25/2022
Consulting Mechanical Engineering
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
831-372-8328 VOICE
831-359-4173 FAX
www.montereyenergygroup.com
[email protected]
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY: AS NOTED NOTES
MEG
M0.1
SHEET OF SHEETS
RADIANT HEATING NOTES RADIANT DESIGN SUMMARY
SHEET INDEX
RADIANT HEATING NOTES
HEAT-ENERGY RECOVERY VENTILATORS
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4SW OF 2ND AVENUE
CARMEL-BY-THE-SEA, CA. 93923
MONTEREY ENERGY GROUP
01/25/2022
Consulting Mechanical Engineering
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
831-372-8328 VOICE
831-359-4173 FAX
www.montereyenergygroup.com
[email protected]
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY: AS NOTED NOTES
MEG
M0.2
SHEET OF SHEETS
ABBREVIATIONS
T
SIZE
SIZE
SIZE
SIZE
SIZE
MECHANICAL LEGEND
DUCT SYSTEM INSTALLATION
REGISTERS
FANS
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4SW OF 2ND AVENUE
CARMEL-BY-THE-SEA, CA. 93923
MONTEREY ENERGY GROUP
01/25/2022
Consulting Mechanical Engineering
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
831-372-8328 VOICE
831-359-4173 FAX
www.montereyenergygroup.com
[email protected]
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY: AS NOTED
ENERGY COMPLIANCE
MEG
M0.3
SHEET OF SHEETS
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4SW OF 2ND AVENUE
CARMEL-BY-THE-SEA, CA. 93923
MONTEREY ENERGY GROUP
01/25/2022
Consulting Mechanical Engineering
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
831-372-8328 VOICE
831-359-4173 FAX
www.montereyenergygroup.com
[email protected]
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY: AS NOTED
ENERGY COMPLIANCE
MEG
M0.4
SHEET OF SHEETS
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4SW OF 2ND AVENUE
CARMEL-BY-THE-SEA, CA. 93923
MONTEREY ENERGY GROUP
01/25/2022
Consulting Mechanical Engineering
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
831-372-8328 VOICE
831-359-4173 FAX
www.montereyenergygroup.com
[email protected]
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY:
2019 LOW-RISE
AS NOTED
RESIDENTIAL MANDATORY MEASURES SUMMARY
MEG
M0.5
SHEET OF SHEETS
MANUAL J: HEAT/COOL LOADS
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4SW OF 2ND AVENUE
CARMEL-BY-THE-SEA, CA. 93923
MONTEREY ENERGY GROUP
01/25/2022
Consulting Mechanical Engineering
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
831-372-8328 VOICE
831-359-4173 FAX
www.montereyenergygroup.com
[email protected]
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY:
1 FIRST FLOOR RADIANT HEATING PLAN SCALE: 1/4" = 1'-0"
FIRST FLOOR RADIANT HEATING PLAN
MEG
M2.1
SHEET OF SHEETS
AS NOTED
SHEET NOTES
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4SW OF 2ND AVENUE
CARMEL-BY-THE-SEA, CA. 93923
MONTEREY ENERGY GROUP
01/25/2022
Consulting Mechanical Engineering
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
831-372-8328 VOICE
831-359-4173 FAX
www.montereyenergygroup.com
[email protected]
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY:
1 SECOND FLOOR RADIANT HEATING PLAN SCALE: 1/4" = 1'-0"
SECOND FLOOR RADIANT HEATING PLAN
MEG
M2.2
SHEET OF SHEETS
AS NOTED
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4SW OF 2ND AVENUE
CARMEL-BY-THE-SEA, CA. 93923
MONTEREY ENERGY GROUP
01/25/2022
Consulting Mechanical Engineering
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
831-372-8328 VOICE
831-359-4173 FAX
www.montereyenergygroup.com
[email protected]
MANUAL JDS
SHEET NOTES
ASHRAE 62.2 VENTILATION
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY:
1 FIRST FLOOR VENTILATION PLAN SCALE: 1/4" = 1'-0"
FIRST FLOOR VENTILATION PLAN
MEG
M2.3
SHEET OF SHEETS
AS NOTED
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4SW OF 2ND AVENUE
CARMEL-BY-THE-SEA, CA. 93923
MONTEREY ENERGY GROUP
01/25/2022
Consulting Mechanical Engineering
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
831-372-8328 VOICE
831-359-4173 FAX
www.montereyenergygroup.com
[email protected]
MANUAL JDS
SHEET NOTES
ASHRAE 62.2 VENTILATION
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY:
1 SECOND FLOOR VENTILATION PLAN SCALE: 1/4" = 1'-0"
HEATING PLAN
MEG
M2.4
SHEET OF SHEETS
AS NOTED
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4SW OF 2ND AVENUE
CARMEL-BY-THE-SEA, CA. 93923
MONTEREY ENERGY GROUP
01/25/2022
Consulting Mechanical Engineering
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
831-372-8328 VOICE
831-359-4173 FAX
www.montereyenergygroup.com
[email protected]
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY:
PIPING SCHEMATIC
MEG
M6.1
SHEET OF SHEETS
AS NOTED
$,5(/,0,1$725 7$&2
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02'(/ 0$18) *30
)7
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+3 93+ $036 ())
02725
127(6
3
MANUF.
MODEL
DIM.
HT. X DIA.
LBS
FULL
RECOV. AT
90° F RISE
STORAGE TANK
KBTUH
IN
GAL
CAP MARK
HW/
CW
CON.
WT
LBS MARK HEAT COOL
KBTUH ELECTRICAL
COP MANUFACTURER AND MODEL NOTES
AIR TO WATER HEAT PUMPS
V/PH FLA
++
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SYSTEM COMPONENTS
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Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4SW OF 2ND AVENUE
CARMEL-BY-THE-SEA, CA. 93923
MONTEREY ENERGY GROUP
01/25/2022
Consulting Mechanical Engineering
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
831-372-8328 VOICE
831-359-4173 FAX
www.montereyenergygroup.com
[email protected]
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY:
DETAILS
MEG
M6.2
SHEET OF SHEETS
AS NOTED
12" O.C
RADIANT APPLICATIONSCALE: NONE
4 ROTH PANEL STRUCTURAL SLAB ROTH PANEL OVER WOOD FLOOR 5 RADIANT APPLICATION- SCALE: NONE
EXPANSION TANKBRACING
3 SCALE: NONE
gpm
gpm
gpm
gpm
gpm
gpm
ALTERNATE CONFIGURATION
2 MANIFOLDINSTALLATION
SCALE: NONE
MULTI ZONE MANIFOLD
gpm
gpm
gpm
gpm
50 30 40
50 60
70 80 0
10 20
30 40
gpm
60 20
70 10
80 0
SCALE: NONE 1 MANIFOLD INSTALLATIONTILE IN MORTAR BED OVER WOOD FLOOR 7 RADIANT APPLICATION- SCALE: NONE ECO-WARM OVER WOOD FLOOR SCALE: NONE 6 RADIANT APPLICATIONAttachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4SW OF 2ND AVENUE
CARMEL-BY-THE-SEA, CA. 93923
MONTEREY ENERGY GROUP
01/25/2022
Consulting Mechanical Engineering
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
831-372-8328 VOICE
831-359-4173 FAX
www.montereyenergygroup.com
[email protected]
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY:
ECO-WARM INSTALLATION DETAILS
MEG
M6.3
SHEET OF SHEETS
AS NOTED
PANEL COMPONENTS
SCALE: NONE
4 GENERAL NOTES
ENGINEERED WOOD
TRADITIONAL WOOD
INSTALLATION METHODS
SCALE: NONE
3 CARPET
VINYL
TILE
LAMINATE
2 ATTACHMENT SCALE: NONE
STEP 1 STEP 2 STEP 3 STEP 4 STEP 5
1 ECO-WARM LAYOUT AND INSTALLATION SCALE: NONE
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 01/12/22
[email protected]
www.montereyenergygroup.com
831-359-4173 FAX
831-372-8328 VOICE
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
Consulting Mechanical Engineering
MONTEREY ENERGY GROUP
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY:
LEGENDS, SCHEDULES,
AS NOTED
NOTES & DETAILS
MEG
P0.1
SHEET OF SHEETS
1 ISLAND FIXTURE VENTING
SYMBOLS
PLUMBING ABBREVIATIONS PLUMBING SPECIFICATIONS PLUMBING SPECIFICATIONS fluid
temperature
range
(°f)
temperature
conductivity
range
(in btu-inch per
hour square
foot per °f)
INSULATION
MEAN RATING
1 TO< 1.5
(°f)
NOMINAL PIPE DIAMETER (IN INCHES)
< 1 1.5 TO< 4.5 4 TO< 8 8 AND LARGER
INSULATION THICKNESS REQUIRED (IN INCHES)
SPACE HEATING, HOT WATER SYSTEMS (STEAM, STEAM CONDENSATE
AND HOT WATER) AND SERVICE WATER HEATING SYSTEMS
ABOVE 350 0.32-0.34 250 4.5 5.0 5.0 5.0 5.0
251-350 0.29-0.31 200 3.0 4.0 4.5 4.5 4.5
201-250 0.27-0.30 150 2.5 2.5 2.5 3.0 3.0
141-200 0.25-0.29 125 1.5 1.5 2.0 2.0 2.0
105-140 0.22-0.28 100 1.0 1.5 1.5 1.5 1.5
SPACE COOLING SYSTEMS (CHILLED WATER, REFRIGERANT AND BRINE) 40-60 0.21-0.27 75 0.5 0.5 1.0 1.0 1.0
BELOW 40 0.20-0.26 50 1.0 1.5 1.5 1.5 1.5
FROM TABLE 120.3-A 2019 CEC
PIPE INSULATION THICKNESS TABLE
CAL GREEN FIXTURE CONNECTION TABLE
3/4"
1-1/2"1-1/2"
1-1/2"1-1/2"
1-1/2"
2"2"2"
1/2"3/4" 3/4"
1/2"
3/4"3/4"
3/4"3/4"
1-1/2"
3" 2"
2"
1/2"1/2"
NA
1/2"
2 2"
1-1/2"
2"
1-1/2"1-1/2"
1 1-1/2"
3"
127(6
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3OXPELQJIL[WXUHVVKDOOPHHWWKHVWDQGDUGUHIHUHQFHGLQ&*%6&7DEOH :KHQVVKRZHULVVHUYHGE\PRUHWKDQRQHVKRZHUKHDGWKHFRPELQHGIORZUDWHRIDOO VKRZHUKHDGVDQGRURWKHUVKRZHURXWOHWVFRQWUROOHGE\DVLQJOHYDOYHVKDOOQRWH[FHHG JDOORQVSHUPLQXWHDWSVLRUWKHVKRZHUVKDOOEHGHVLJQHGWRDOORZRQO\RQH VKRZHUWREHLQRSHUDWLRQDWDWLPH
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@ 80 PSI
1.2 @ 60 PSI
1.8 @ 60 PSI
1.8 @ 80 PSI 4
4 DOMESTIC WATER SUPPLY RISER 2
HEAT PUMP WATER HEATERS
STORAGE TANK
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 01/12/22
[email protected]
www.montereyenergygroup.com
831-359-4173 FAX
831-372-8328 VOICE
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
Consulting Mechanical Engineering
MONTEREY ENERGY GROUP
SHEET NOTES
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY:
1 LOWER LEVEL WASTE & VENT PLAN SCALE: 1/4" = 1'-0"
LOWER LEVEL WASTE & VENT PLAN
MEG
P2.1
SHEET OF SHEETS
AS NOTED
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 01/12/22
[email protected]
www.montereyenergygroup.com
831-359-4173 FAX
831-372-8328 VOICE
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
Consulting Mechanical Engineering
MONTEREY ENERGY GROUP
SHEET NOTES
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY:
1 UPPER LEVEL WASTE & VENT PLAN SCALE: 1/4" = 1'-0"
UPPER LEVEL WASTE & VENT PLAN
MEG
P2.2
SHEET OF SHEETS
AS NOTED
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 01/12/22
[email protected]
www.montereyenergygroup.com
831-359-4173 FAX
831-372-8328 VOICE
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
Consulting Mechanical Engineering
MONTEREY ENERGY GROUP
SHEET NOTES
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY:
LOWER LEVEL DOMESTIC WATER PLAN
MEG
P2.3
SHEET OF SHEETS
1 LOWER LEVEL DOMESTIC WATER PLAN SCALE: 1/4" = 1'-0"
AS NOTED
Attachment 9
REVISIONS: BY:
MELANI
RESIDENCE
CARMELO 4 SW OF 2ND AVENUE CARMEL-BY-THE-SEA, CALIFORNIA 93921 01/12/22
[email protected]
www.montereyenergygroup.com
831-359-4173 FAX
831-372-8328 VOICE
26465 Carmel Rancho Blvd. Suite 8, Carmel, CA 93923
Consulting Mechanical Engineering
MONTEREY ENERGY GROUP
SHEET NOTES
MONTEREY ENERGY GROUP, INC. SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. TITLE TO THESE DRAWINGS AND SPECIFICATIONS REMAINS WITH THE ENGINEER WITHOUT PREJUDICE. VISUAL CONTACT WITH THESE DRAWINGS AND OF IS EXPRESSLY LIMITED TO SUCH USE. REPRODUCTION OR PUBLICATION BY ANY MEANS, IN WHOLE OR IN PART, IS PROHIBITED. THE USE OF THESE DRAWINGS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. PUBLICATION THERE REVISIONS: DATE: SCALE: DRAWN: CHECKED: CHECKED: FILE NAME: SHEET: BY:
UPPER LEVEL DOMESTIC WATER PLAN
MEG
P2.4
SHEET OF SHEETS
1 UPPER LEVEL DOMESTIC WATER PLAN SCALE: 1/4" = 1'-0"
AS NOTED
Attachment 9
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Demolition & Reconstruction of Approved Non-Conforming Setback ƵƐƚŽŵĞƌ͗ DĂƌŝŽŶΘ:ŝŵDĞůĂŶŝ
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Scope of Work: Demolition of appx. 190sf area consisting of walls, roof, floor and foundation at the south side of the existing structure. Reconstruction of a continuous foundation. Reconstruction of the structural steel and structural wood framing back to the proposed setback. This does not include any work beyond the wood framing of the building.
Description of work: Cost:
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26425 Laureles Grade, Carmel Valley, Ca., 93924 Cell: (831) 915-3393 ŵĐŶŝĐŬůĞĐŽŶƐƚƌƵĐƚŝŽŶΛŐŵĂŝů͘ĐŽŵ Bond#: 100241878
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CITY OF CARMEL-BY-THE-SEA
CITY COUNCIL
Staff Report
April 2, 2024
PUBLIC HEARINGS
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Marnie R. Waffle, AICP, Principal Planner APPROVED BY: Chip Rerig, City Administrator
SUBJECT:
6th Cycle 2023-2031 Housing Element Adoption - Consideration of a General Plan/Local Coastal Plan amendment, updating the Housing Element and adopting an Initial Study/Mitigated Negative Declaration - Recommended for continuance to April 8, 2024 at 4:00 p.m.
RECOMMENDATION:
This item has been recommended for continuance to a Special Meeting on April 8, 2024, at 4:00 p.m.
BACKGROUND/SUMMARY:
FISCAL IMPACT:
PRIOR CITY COUNCIL ACTION:
ATTACHMENTS:
CITY OF CARMEL-BY-THE-SEA
CITY COUNCIL
Staff Report
April 2, 2024
PUBLIC HEARINGS
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Marnie R. Waffle, AICP, Principal Planner APPROVED BY: Chip Rerig, City Administrator
SUBJECT:
MA 23-103 (Cypress Inn): Consideration of a Mills Act Contract application, MA 23- 103 (Cypress Inn), for the historic "La Ribera Hotel" located on the northeast corner of Lincoln Street and 7th Avenue in the Residential-Commercial (R-C) District. APN:
010-147-008-000
RECOMMENDATION:
Accept the recommendation of the Historic Resources Board and approve the Mills Act Historical Property Contract MA 23-103 (Cypress Inn) for the historic “La Ribera Hotel” located on the northeast corner of 7 th
Avenue and Lincoln Street (APN 010-147-008-000) and authorize the City Administrator to execute the contract (Attachment 1).
BACKGROUND/SUMMARY:
BACKGROUND:
The property is located on the northeast corner of 7
th Avenue and Lincoln Street in the Residential and
Limited Commercial (RC) Zoning District (Attachment 2). Originally named “La Ribera,” the hotel was designed by Blaine & Olsen (an Oakland-based architectural firm) and built by Meese & Briggs in 1929.
The hotel was re-named “Cypress West” c.1960 and later renamed “The Cypress Inn,” in the 1980s. The property is significant as an excellent example of Spanish Eclectic commercial design by Blaine & Olsen.
The reinforced concrete building is particularly notable for its red ceramic roof tiles, Moorish-style 3-story tower with a ziggurat top, and central courtyard. It is also significant for its 1949 two-story addition located at the southwest corner of the building, designed by San Francisco architect, Gardner Dailey, and built by Harold Geyer.
In 1990, a 4,000-square-foot lot (APN 010-147-009-00) located on Lincoln Street immediately north of the Cypress Inn was acquired by the hotel owners. The property contained the Mary DeNeale Morgan studio, a building deemed historically significant but which had lost integrity. The studio was demolished to accommodate a north addition to the Cypress Inn, containing a restaurant space and six new hotel unit. The project was approved by the Historic Resources Board (then called the Historic Preservation Committee) and the Planning Commission in 1999. Although the north addition is physically connected to the original hotel building, the lot (APN 010-147-009-000) was not merged with the original hotel property (APN 010- 147-008-000) and the lots remain separate to this day. The north addition is located in the Central Commercial (CC) zone, and the original Cypress Inn is located in the Residential and Limited Commercial (RC) zone. Additionally, the north addition is not listed on the Carmel Inventory nor the Carmel Register and is not part of this Mills Act application.
The Cypress Inn was first identified as a significant historic resource in 1978, in the “Monterey Architecture Resource Inventory” survey conducted by Richard Janick and the Monterey Peninsula College. In 1990, the property was documented by Erling Lagerholm; in 1997, Lagerholm prepared a Department of Parks and Recreation (DPR) Form 523 that included a more extensive description and analysis. In 2003, another DPR was completed by Kent Seavey (Attachment 3). Also in 2003, a “Historic Preservation/Conservation Easement” for Block 75, lots 16, 18, 20, and 22 was recorded with the Monterey County Recorder. The Easement record does not list Assessor Parcel Numbers. Lot 16 is associated with APN 010-147-009-000 (the north addition to the Cypress Inn), while lots 18, 20, and 22 are all associated with APN 010-147-008- 000 (the original Cypress Inn property). It appears as though lot 16 was included in the Easement to ensure appropriate historical documentation and interpretation of the Mary DeNeale Morgan studio (i.e. a commemorative plaque).
In order to qualify for a Mills Act contract, a property must be included on the Carmel Inventory and added to the Carmel Register of Historic Resources. At the request of the then-property owner, the Planning Commission designated the Cypress Inn as a historic resource on June 9, 1999 following a unanimous recommendation by the Historic Preservation Committee on May 17, 1999. The resource was added to the Carmel Register on June 9, 1999 and later listed on the Carmel Inventory on May 25, 2005 (following the adoption of the City’s Local Coastal Plan). A Resolution designating a Historic Resource for APN 010-147- 008-000 was recorded with the County Recorder on January 4, 2007 (Document #2007001226). Please note that the designation recorded with the County Recorder lists only APN 010-147-008-00 as a historic resource (not APN 010-147-009-000, the separate north lot accommodating the 2003 north addition).
On April 4, 2023, Gerard A. Rose, Attorney, submitted an application (MA 23-103, Cypress Inn) for a Mills Act Historical Property Contract for the Cypress Inn on behalf of the property owner, Sentimental Journey LLC. On August 21, 2023, the Historic Resources Board adopted Resolution 2023-011-HRB (Attachment 5), recommending that the City Council enter into a Mills Act Contract with Sentimental Journey, LLC for the historic “La Ribera Hotel.”
Contract Value
The Monterey County Assessor’s Office is responsible for determining the value of a property under Mills Act Contract in accordance with Revenue and Taxation Code sections 439 through 439.4. Properties with a Mills Act Contract are not valued based on sales data; rather they are valued by a prescribed income capitalization method (Attachment 6). After a Contract is approved, it is forwarded to the Monterey County Assessor who then determines the Mills Act value.
Contract Summary
A Mills Act contract under State law is an agreement between the City of Carmel and a property owner of a historic building listed on the Carmel Register. In exchange for reduced property taxes, the property owner is contractually obligated to perform annual maintenance on the building. The property owner benefits from a reduction in property taxes. The City benefits from assurance, via contract, that the historic building is rehabilitated, maintained, and preserved with a portion of those property taxes that the city is giving up.
The primary purpose for offering Mills Act contracts in the City of Carmel-by-the-Sea is to assist in and ensure the rehabilitation or restoration and long-term maintenance of historic resources. All properties listed on the City’s Historic Register in all districts that have been preserved in their historical size, form, and design without significant alterations are eligible for Mills Act contracts.
All Mills Act contracts have a term of 10 years, and one year is added to this term annually upon each anniversary date of the contract unless one or both parties (City and property owner) have taken action to terminate the contract. The City Administrator is authorized to initiate contract termination on behalf of the City based on recommendations of the Community Planning & Building Department. The contract rights and obligations are binding upon all successive owners of the property during the life of the contract. The property retains the lower Mills Act tax rate when sold. To end a contract, either party may submit a notice of non-renewal to the other party. Such notices shall cause the contract to terminate at the end of the thencurrent 10-year contract period. Cancellation of a contract by the City due to non-compliance requires a public hearing and, if canceled, results in the immediate termination of the contract and a penalty equal to
12.5 percent of the assessed market value of the property.
The contract requires that the historical elements of the property are maintained in good condition. This includes a plan for rehabilitation and maintenance and may include a program to restore deteriorated features. All recipients of Mills Act contracts are required to implement a rehabilitation/restoration and maintenance plan prepared by a qualified professional. An annual report is submitted to the Community Planning & Building Department specifying all work that has been done to maintain and preserve the historic resource over the year in compliance with the approved rehabilitation/restoration and maintenance plan. All rehabilitation/restoration and maintenance work must be completed in conformance with the Secretary of Interior’s Standards for Rehabilitation and all proposed projects are subject to a Design Study review prior to commencement of the work. Minor alterations, as defined in CMC section 17.32.150, may be approved by staff; however, major alterations, as defined in CMC section 17.32.160 would be reviewed by a qualified professional and presented to the Historic Resources Board for review. All Mills Act contracts must specify that the rehabilitation/restoration and maintenance plan shall be updated at least every ten years by a qualified professional and approved by both parties.
The Historic Resources Board considers each application for a Mills Act contract and provides a recommendation to the City Council to approve, approve with conditions, or deny the application.
The City Council considers the recommendations from the Historic Resources Board at a public hearing and resolves to approve, approve with conditions, or deny the proposed contract with sufficient time for action by the City Clerk so that recordation of approved contracts occurs before December 31st of the year in which the application is received.
STAFF ANALYSIS:
Findings
Carmel Municipal Code Section 17.32.100.B.6(c) sets forth findings that the Historic Resources Board and City Council shall make in order to grant approval of a Mills Act Contract. The required findings are listed below followed by a staff response on how the application meets the requirements.
1. The building is designated as a historic resource by the City and is listed on the Carmel Register.
Staff Response: The resource was added to the Carmel Register on June 6, 1999 and listed on the Carmel Inventory on May 25, 2005. The application meets this finding.
2. 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.
Staff Response: The applicant submitted a rehabilitation and maintenance plan (Attachment 4 ). The plan covers a period of 10 years from 2024-2033 and estimates the total cost of work at $1,114,000. The plan has been compiled by Christopher Barlow, Architect (and qualified professional), and includes rehabilitation and on-going maintenance including structural upgrades; building system upgrades; rehabilitation and maintenance of exterior features, materials, and finishes; and hardscape/landscape projects. All rehabilitation and maintenance work will be performed in conformance with the Secretary of Interior’s Standards for Rehabilitation. All exterior work is subject to Design Study approval and a determination of consistency with the Secretary of the Interior's Standards for Rehabilitation. The proposed plan meets this finding.
3. 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 characterdefining feature; and (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.
Staff Response: Regarding 3.(C), which necessitates that past alterations “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” staff has identified two additions of note. For different reasons, neither addition appears to disqualify the Cypress Inn for Mills Act contract eligibility.
In 1949, a two-story volume was added to the southwest corner of the hotel’s original 1929 design. This was documented in Kent Seavey’s DPR 523 form as a significant addition that contributes to the historicity of the resource. Not only does the southwest addition meet the 50-year-old age threshold, but it is significant as “the earliest known Carmel design by noted California architect, Gardner Dailey.” Therefore, as part of the established historic design of the resource, the southwest addition complies with 3.(C) (full code citation is CMC 17.32.100.B.6.c.iii.C).
In 1990, then-owners of the Cypress Inn acquired an adjacent, 4,000-square-foot lot (APN 010-147-009- 000) located immediately north of the hotel (APN 010-147-008-000). In 1999, the Historic Resources Board (then called the Historic Preservation Committee) approved a proposal to redevelop the adjacent north lot to accommodate a hotel restaurant (100 plus seats) and six additional rooms for the Cypress Inn.
The 1999 project plans by Mandurrago, Mandurrago, and Sullivan are titled, “Cypress Inn Addition” and by that time the hotel featured 16,917 square feet of floor area. The north addition added 5,738 square feet of floor area (resulting in a floor area increase of 34%).
While the addition is physically connected to the original hotel and is clearly perceived as an addition, the lots were not merged, and the addition remains on a separate lot of record. In addition to remaining on a separate lot of record, the north addition is not included on the City’s Historic Inventory nor the Historic Register, and it is not recorded as historic with Monterey County. If the two lots had been merged, the Council would need to consider whether the merging of the lots violates 3(C) and thereby disqualifies the hotel from a Mills Act Contract. However, that is not the case in this situation. Staff finds, for the reasons cited above, that the north addition does not disqualify the Cypress Inn under section 3(C).
If the City Council votes to enter into a Mills Act contract for the Cypress Inn, the Monterey County Assessor would calculate the tax benefit on the original Cypress Inn property (APN 010-147-008-000; the property upon which the north addition sits (APN 010-147-009-000) would be excluded.
Regarding finding 3 (A, B, and D), the planned rehabilitation and maintenance work for 2024-2032 will be performed in conformance with the Secretary of Interior’s Standards for Rehabilitation. Any future alterations are required to be consistent with conditions A-D. Minor alterations, as defined in CMC section
17.32.150, may be approved by staff; however, major alterations, as defined in CMC section 17.32.160 would be reviewed by a qualified professional and presented to the Historic Resources Board for review.
The application meets this finding.
4. The Mills Act contract will aid in offsetting the costs of rehabilitating and maintaining the historic resource.
Staff Response: Approval of the contract would assist in offsetting the rehabilitation/restoration and maintenance costs of preserving the Cypress Inn by reducing the tax liability on the property thereby freeing up funds for the necessary work. The application meets this finding.
5. Approval of the Mills Act contract will represent an equitable balance of public and private interests and will not result in substantial adverse financial impact on the City.
Staff Response: Approval of the Mills Act Contract will be consistent with Goal 1-5 and Objective 1-16 of the Land Use & Community Character Element of the General Plan which encourages providing incentives for property owners to preserve and rehabilitate historic resources. Although the adoption of a Mills Act Contract will decrease property tax revenue to the City, this contract represents an equitable balance of public and private interests:
1) The City Council adopted Resolution 2016-068 on September 13, 2016, limiting the number of Mills Act contracts that can be approved to fifteen (15) in any three-year calendar period. No applications were approved in 2020 or 2021, four applications were approved in 2022, two applications were approved in 2023 (L’Auberge and Griffin), and two applications have been approved in 2024 (Lopez 5 NW, LLC and Esperanza Carmel, LLC). No new applications are being accepted at this time. 2) Carmel currently has 292 historic resources, and since the adoption of the Mills Act program in 2004, the City has entered into a total of eighteen Mills Act Contracts. Three Contracts have completed their tenyear maintenance plans and will be issued nonrenewal notices. A fourth contract will complete their ten-year plan at the end of 2024.
3) The City would continue to receive a portion of the property tax revenue and the investment in rehabilitation and maintenance supports local tourism, which benefits both private and public interests. 4) The value of preserving a historic resource offsets the loss of revenue. The investment in rehabilitation/restoration and maintenance of the historic property supports local tourism, which benefits private and public interests.
5) The value of preserving a historic resource is a long-term investment that offsets a temporary loss in property tax revenue.
As previously described, this application is for APN 010-147-008-000; it does not include APN 011-147- 009-000. The contract, if approved by the City Council, would apply only to APN 010-147-008-000.
FISCAL IMPACT:
The City will have a diminished tax base from the property at the northeast corner of Lincoln Street and 7 th
Avenue for the term of the contract. The amount is unknown at this point. According to the Office of Historic Preservation, Technical Assistance Bulletin #12, Mills Act Property Tax Abatement Program, because rental values vary from area to area property savings will vary from county to county. It is important to note that County Assessors are required to assess all Mills Act contract properties annually. Participants may see a fluctuation in property taxes each year.
PRIOR CITY COUNCIL ACTION:
On March 3, 2020, the City Council adopted standard contract language for Mills Act Contracts.
On April 4, 2023, the City Council reviewed the City’s Mills Act Policy and opted not to make any changes.
On October 3, 2023, the City Council continued MA 23-146 to a date uncertain.
On November 7, 2023, the City Council directed the City Attorney to prepare an Urgency Ordinance establishing a moratorium on accepting any new Mills Act contract applications until the policy could be reevaluated. City Attorney Pierik clarified that existing Mills Act applications would be considered under existing rules.
On December 5, 2023, the City Council continued MA 23-103 to a date uncertain. At the December 5, 2023 meeting, the City Council also passed an Urgency Ordinance 2023-008 proclaiming the City will not accept any applications for Mills Act contracts until the City has completed its review of City Mills Act policies. Urgency Ordinance 2023-008 does not apply to MA 23-103 or any of the applications presented at the October 3, 2023 City Council meeting.
ATTACHMENTS:
Attachment 1) Mills Act Contract
Attachment 2) Exhibit A - Legal Description
Attachment 3) Exhibit B - DPR 523 Form "La Ribera Hotel" Attachment 4) Exhibit C - Rehabilitation/Maintenance Plan Attachment 5) Resolution 2023-010-HRB
Attachment 6) Guidelines for the Assessment of Enforceably Restricted Historical Property
RECORDING REQUESTED BY
CITY OF CARMEL-BY-THE-SEA
AND WHEN RECORDED MAIL TO
Carmel City Hall
Attn: Community Planning & Building
P.O. Box CC
Carmel-By-The-Sea, CA 93921 This space reserved for the Recorder’s use only
CITY OF CARMEL-BY-THE-SEA
MILLS ACT HISTORIC PROPERTY PRESERVATION CONTRACT
THIS AGREEMENT is made and entered by and between the CITY OF CARMEL-BY-THE-SEA a municipal corporation (hereinafter referred to as “City”), and Sentimental Journey LLC (hereinafter referred to as “Owner”).
RECITALS
(i) California Government Code Section 50280, et seq. (known as the Mills Act) authorizes cities to enter into contracts with the owners of qualified historic properties to provide for their appropriate use, maintenance and restoration such that these historic properties retain their historic characteristics;
(ii) The Owner possesses fee title in and to that certain real property, together with associated structures and improvements thereon, located on the northeast corner of Lincoln Street and 7th Avenue (APN: 010-147-008), Carmel-By-The-Sea, California, (hereinafter referred to as the “Historic Property”). A legal description of the Historic Property is attached hereto, marked as “Exhibit A” and is incorporated herein by reference;
(iii) The property is identified as a historic resource on the City of Carmel-By-The-Sea’s Historic Inventory and Register of Historic Resources and is further described in the DPR 523 Form attached hereto, marked as “Exhibit B” and is incorporated herein by reference;
(iv) City and Owner, for their mutual benefit, now desire to enter into this Agreement both to protect and preserve the characteristics of historical significance of the Historic Property, as it exists at the date of this contract and as described in the City’s Register of Historic Resources, and to qualify the Historic Property for an assessment of valuation pursuant to the provisions of Article 1.9 (commencing with section 439) of Chapter 3 of Part 2 of Division 1 of the California Revenue and Taxation Code.
Attachment 1
NOW, THEREFORE, City and Owner, in consideration of the mutual covenants and conditions contained herein, do hereby agree as follows:
1. INCORPORATION OF RECITALS. All recitals are incorporated into this Agreement.
2. EFFECTIVE DATE AND TERM. This Agreement shall be effective and commence on the date the Agreement is signed by the City, unless otherwise indicated by the County of Monterey, and shall remain in effect for a minimum term of ten (10) years thereafter.
3. AUTOMATIC RENEWAL. Each year, upon the anniversary of the effective date of this Agreement (hereinafter referred to as “annual renewal date”), one (1) year shall be added automatically to the term of this Agreement, unless timely notice of nonrenewal is given as provided in paragraph 4 of this Agreement. The total length of the contract shall not exceed twenty (20) years.
4. NOTICE OF NONRENEWAL. If City or Owner desires in any year not to renew this Agreement, that party shall serve written notice of nonrenewal in advance of the annual renewal date of this Agreement as follows: Owner must serve written notice of nonrenewal at least ninety (90) days prior to the annual renewal date; City must serve written notice of the nonrenewal at least sixty (60) days prior to the annual renewal date.
If notice is not received, the Agreement shall automatically be renewed for another year.
Upon receipt by Owner of a notice of nonrenewal from the City, Owner may make a written protest. At any time prior to the annual renewal date, City may withdraw its notice of nonrenewal.
5. EFFECT OF NOTICE OF NONRENEWAL. If either City or Owner serves timely notice of nonrenewal in any year, and this contract is not renewed, this Agreement shall remain in effect shall remain in effect for the balance of the period remaining since the original execution or the last annual renewal date.
6. FEES. The City may require that the Owner(s) of the Historic Property pay a fee that shall not exceed the reasonable cost of providing services, such as inspections, pursuant to Government Code Section 50281.1 (Article 12 of Chapter 1 of Part 1 of Division 1 of Title 5 of the Government Code), for which the fee is charged.
7. VALUATION OF PROPERTY. During the term of this Agreement, Owner is entitled to seek assessment of valuation of the Historic Property pursuant to the provisions of Chapter 3 of Part 2 of Division 1 of the California Revenue and Taxation Code.
8. PRESERVATION OF PROPERTY. Owner shall preserve and maintain the characteristics of historical significance of the Historic Property and agrees to complete rehabilitation and/or maintenance activities as defined in the Rehabilitation/Restoration and Maintenance Plan attached as “Exhibit C”. Requests for revisions to the Maintenance and Attachment 1
Rehabilitation plan shall be reviewed by the Historic Resources Board prior to implementation. In addition, Owner shall comply with the terms of the City’s Historic Preservation Ordinance (CMC 17.32). Owners shall not be permitted to further impede any view corridor with any new structure, including but not limited to walls, fences, or shrubbery, so as to prevent the viewing of the Historic Property from the public right-ofway.
9. RESTORATION OF PROPERTY. Owner shall, where necessary, restore and rehabilitate the Historic Property to conform to the rules and regulations of the Office of Historic Preservation of the State Department of Parks and Recreation, U. S. Secretary of the Interior’s Standards for Rehabilitation, the State Historical Building Code, and the City of Carmel-by-the-Sea, all as amended.
10. INSPECTIONS. Owner shall allow periodic examinations, at least every five (5) years, with reasonable notice thereof, of the interior and exterior of the Historic Property by representatives of the County of Monterey Assessor and the City of Carmel-By-The-Sea as may be necessary to determine Owner’s compliance with the terms and provisions of this Agreement. The City will coordinate inspections by such other agencies that have jurisdiction and will keep them to the minimum necessary to determinate such compliance.
11. PROVISION OF INFORMATION. Owner shall furnish City with any and all information required by City, in order to determine the eligibility of the Historic Property, and that City deems necessary or advisable to determine compliance with the terms and provisions of this Agreement.
12. ANNUAL REPORT. Owner shall submit an annual report at least 90 days prior to each annual renewal date (October 1st) to the Department of Planning and Building specifying all work that has been done to maintain and preserve the historic resource over the preceding year in compliance with the approved maintenance plan.
13. CANCELLATION. The City has the right to cancel the contract if the owner allows the property to deteriorate to the point that it no longer meets the standards for a qualified historical property. The City also has the right to cancel this contract if the owner(s) breaches the provisions of paragraph’s # 8, 9, 10 or 12 of this Agreement after the City has provided reasonable notice of any failure to comply with the agreement, and a public hearing. Notice of the hearing shall be mailed to the last known address of each owner of the property, with the notice conforming to the provisions of Government Code section 6061., If after notice and a hearing, the contract is cancelled, termination of the Agreement is immediate, and the owner shall pay a cancellation fee equal to 12.5 percent of the current fair market value of the property, as determined by the Monterey County Assessor as though the property were free of the contractual restriction. The cancellation fee shall be paid to the Assessor, at the time and in the manner that the Assessor shall prescribe. City’s right to cancel this Agreement pursuant to this paragraph Attachment 1
shall in no way limit or restrict its rights or legal remedies arising from City’s Historic Preservation Ordinance and Municipal Code.
14. ENFORCEMENT OF AGREEMENT. In lieu of and/or in addition to any provisions to cancel this Agreement as referenced herein, City may specifically enforce, or enjoin the breach of, the terms of this Agreement.
15. WAIVER. City does not waive any claim or default by Owner if City does not enforce or cancel this Agreement. All remedies at law or in equity, which are not otherwise provided for this Agreement or in City’s regulations governing historic properties are available to City to pursue in the event there is a breach of this Agreement. No waiver by City of any breach or default under this Agreement shall be deemed to be a waiver of any other subsequent breach thereof or default hereunder.
16. BINDING EFFECT OF AGREEMENT. Owner hereby subjects the Historic Property to the covenants, reservations and restrictions set forth in this Agreement. City and Owner hereby declare their specific intent that the covenants, reservations, and restrictions as set forth herein shall be deemed covenants running with the land and shall pass to and be binding upon Owner’s successors and assigns in title or interest to the Historic Property. A successor in interest shall have the same rights and obligations under this Agreement as the original owner who executed the Agreement.
Each and every contract, deed or other instrument hereinafter executed, governing or conveying the Historic Property, or any portion thereof, shall conclusively be held to have been executed, delivered and accepted subject to the covenants, reservations and restrictions expressed in this Agreement regardless of whether such covenants, reservations and restrictions are set forth in such contract, deed or other instrument.
City and Owner hereby declare their understanding and intent that the burden of the covenants, reservations and restrictions set forth herein touch and concern the land in that it restricts development of the Historic Property. City and Owner hereby further declare their understanding and intent that the benefit of such covenants, reservations and restrictions touch and concern the land by enhancing and maintaining the cultural and historic characteristics and significance of the Historic Property for the benefit of the public and Owner.
17. NOTICE. Any notice required to be given by the terms of this Agreement shall be provided at the address of the respective parties as specified below, by personal delivery or United States mail, postage prepaid, addressed as follows:
City: Carmel-By-The-Sea
Community Planning & Building Department
Attn: Community Planning & Building Director
P.O. Box CC
Carmel-By-The-Sea, CA 93921
Attachment 1
Owner: Sentimental Journey LLC
PO Box Y
Carmel, CA, 93921
Notice to successors in interest to either party shall be sent to the appropriate address.
In the case of future Owner(s) of the Historic Property, notice shall be sent to the address on file with the county property tax office in power at the time.
18. RECORDATION. No later than twenty (20) days after the parties execute and enter into this Agreement, the City shall cause this Agreement to be recorded in the Office of the County Recorder of the County of Monterey. From and after the time of the recordation, this Agreement shall impart a notice thereof to all persons as is afforded under state law.
19. STATE LAW. The Owner or agent of Owner shall provide written notice of this Agreement to the State Office of Historic Preservation within six (6) months of the date of this Agreement.
20. GOVERNING LAW; VENUE. This Agreement shall be constructed and governed in accordance with the laws of the State of California. Should either party to this agreement bring legal action against the other, the case shall be handled in Monterey County, California and the party prevailing in such action shall be entitled to a reasonable attorney fee which shall be fixed by the judge hearing the case and such fee shall be included in the judgment together with all costs.
21. AMENDMENTS. This agreement may be amended in whole or in part, only by a writtenrecorded instrument executed by the parties hereto.
22. DESTRUCTION OF PROPERTY; EMINENT DOMAIN; CANCELLATION. If the Historic Property is destroyed by earthquake, fire, flood, or other natural disaster such that in the opinion of the City Building Official more than sixty percent (60%) of the original fabric of the structure must be preplaced, this Agreement shall be cancelled because the historic value of the structure will have been destroyed. If the Historic Property is acquired in whole or in part by eminent domain or other acquisition by any entity authorized to exercise the power of eminent domain, and the acquisition is determined by the City Council to frustrate the purpose of this Agreement, this Agreement shall be cancelled.
No cancellation fee pursuant to Government Code Section 50286 shall be imposed if the Agreement is cancelled pursuant to this paragraph. Such Agreement shall be null and void for all purposes of determining the value of the property so acquired.
23. INDEMNIFICATION. Owner shall defend, indemnify, and hold harmless City and its elected officials, officers, agents and employees from any actual or alleged claims, demands, causes of action, liability, loss, damage, or injury to property or persons, including wrongful death, whether imposed by a court of law or by administrative action of any Attachment 1
federal, state or local government agency, arising out of or incident to the direct or indirect use, operation, or maintenance of the Historic Property by Owner or any contractor, subcontractor, employee, agent, lessee, licensee, invitee, or any other person; (ii) Owner’s activities in connection with the Historic Property; and (iii) any restriction on the use of development of the Historic Property, from application or enforcement of the City’s Municipal Code, or from the enforcement of this Agreement.
This indemnification includes, without limitation, the payment of all penalties, fines, judgments, awards, decrees, attorneys’ fees, and related costs or expenses, and the reimbursement of the City, its elected officials, employees, and/or agents for all legal expenses and costs incurred by each of them. Owner’s obligation to indemnify shall survive the termination, cancellation, or expiration of this Agreement and shall not be restricted to insurance proceeds, if any, received by City, its elected officials, employees, or agents.
24. SEVERABILITY. In the event that any of the provisions of this Agreement are held to be unenforceable or invalid by any court of competent jurisdiction, or by subsequent preemptive legislation, the validity and enforceability of the remaining provisions, or portions thereof, shall not be affected thereby.
IN WITNESS THEREOF, the City and Owners have executed this Agreement on the day and year written above.
CITY OF CARMEL-BY-THE-SEA:
By: _______________________ Date: __________________
Name: Richard L. Rerig (“Chip”)
Title: City Administrator
PROPERTY OWNER:
By: __________________________ Date: ___________________ Name: Gerard A. Rose, on behalf of Sentimental Journey, LLC Title: Attorney
Attachment 1
EXHIBIT A
LEGAL DESCRIPTION
EXHIBIT B
DPR 523 FORM
EXHIBIT C
REHABILITATION AND MAINTENANCE PLAN
Attachment 1
The land referred to is situated in the County of Monterey, City of Carmel, State of California, and is described as follows:
Lots 18, 20 and 22 in Block 75, as said Lots and Block are shown on that certain map entitled, Map of “Carmel-by-the-Sea, Monterey County, California”, filed for record March 7, 1907 in the Office of the County Recorder of the County of Monterey, State of California, in Volume 1 of Maps, “Cities and Towns”, at Page 2.
Attachment 2
Attachment 3
Attachment 3
Attachment 3
Property Address: Lincoln St. at Seventh Ave.
Owner Name: Sentimental Journey LLC
Owner Telephone No.: (831) 624-3871
Plan Prepared by: Christopher Barlow AIA, LEED AP, NCARB 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033
$80,000
$95,000
$20,000
$60,000
$50,000
$24,000
$90,000
$80,000
$80,000 $80,000
$110,000
$50,000
$75,000
$10,000 $10,000 $10,000 $10,000
$180,000
$60,000 $130,000 $275,000 $184,000 $90,000 $60,000 $60,000 $85,000 $90,000 $80,000 $60,000 $190,000 $465,000 $649,000 $739,000 $799,000 $859,000 $944,000 $1,034,000 $1,114,000 Major infrastructure upgrade: $80,000
ADA upgrades for public $24,000
Major infrastructure replacemnt: $90,000
Boiler & H2O Softener (Rehab.)
for ADA (Rehabilitation)
$60,000
(Maintenance)
replacement (Rehabilitation)
Mills Act Rehabilitation and Maintenance Plan
Cypress Inn (a.k.a. Hotel La Ribera) Lincoln St. at Seventh Avenue, Carmel CA
STRUCTURAL UPGRADES
Paint all Exterior of all walls $160,000
Investigate plaster cracking
Work Item
(Maintenance/Rehabilitation)
EXTERIOR FEATURES, MATERIALS, AND FINISHES
Plumbing repairs: Replace old
galvanized H2O pipes (Rehab.)
Anticipated Year of Completion
$80,000
Required Fire Alarm upgrades
Termite testing and repairs
ANNUAL TOTAL
Exterior gate, stair, walkway &
Resolve waterproofing issues
(Maintenance)
at existing courtyard planter
door landings ADA work (Rehab.)
HARDSCAPE AND LANDSCAPE
RUNNING TOTAL
Notes: Frequency of repairs continues beyond 2032 based on interval proposed. Dollar amounts will be reviewed at 10 year intervals and adjusted for inflation as appropriate $1,114,000
CUMULATIVE TOTAL
$180,000
City of Carmel
Mills Act Rehabilitation and Maintenance Plan
at tower & repair (Maintenance)
$40,000
$75,000
Electrical distribution (Rehab.)
Cost Estimate
(net per item)
In kind' Roofing repairs and $50,000
$95,000
BUILDING SYSTEM UPGRADES
every 6 years (Maintenance)
Repair/Rehabilitate windows for
egress and acoustics (Rehab.)
$110,000
restrooms (Rehabilitation)
Plumbing repairs: Replace aged $20,000
sewer pipe sections (Rehab.)
Required elevator upgrades $50,000
CYPRESS INN
Lincoln Street at Seventh Avenue
Photos by Julie Barlow for Wald, Ruhnke and Dost Architects (June 29, 2023) Photo #1, Overall main façade looking East from Lincoln Street
Photo #2, Detail: Tilework and Tower looking East from Lincoln Street Attachment 4
Photos #3-4, Plaster/paint damage at Lincoln Street service entrance Photo #5, Typical deterioration of exposed wood at underside of eave (viewed from Lincoln Street)
Attachment 4
Photo #6, Patch over cracking plaster at Lincoln Street façade Photo #7, View of main entry from Lincoln Street (ADA entry is off 7th) Attachment 4
Photo #8, Overall side façade looking North from Seventh Avenue Photo #9, View of tower near courtyard entry at Seventh Avenue Attachment 4
Photo #11 View of rear facade (North side of building is inaccessible) Photo #12, Typical deterioration of single pane metal window (View from 7th Ave) Attachment 4
Photo #13, Concrete and plaster cracking as seen from Seventh Avenue courtyard Attachment 4
CITY OF CARMEL-BY-THE-SEA
HISTORIC RESOURCES BOARD
HISTORIC RESOURCES BOARD RESOLUTION NO. 2023-010-HRB
A RESOLUTION OF THE HISTORIC RESOURCES BOARD OF THE CITY OF CARMEL-BY-THE-SEA
RECOMMENDING THAT THE CITY COUNCIL ENTER INTO A MILLS ACT CONTRACT WITH SENTIMENTAL JOURNEY LLC FOR THE HISTORIC “LA RIBERA HOTEL” LOCATED ON THE NORTHEAST CORNER OF LINCOLN STREET AND 7TH AVENUE (APN 010-147-008).
WHEREAS, on April 14, 2023, Gerard A. Rose, Attorney (“Applicant”) submitted an application on behalf of Sentimental Journey LLC (“Owner”) requesting to enter into a Mills Act contract (MA 23-103, Cypress Inn) described herein as (“Application”) for the historic “La Ribera Hotel” also known as the Cypress Inn; and
WHEREAS, the Application has been submitted for the property located on the northeast corner of Lincoln Street and 7
th Avenue, in the Residential-Commercial (R-C) District (Block 75, Lots 18, 20, 22); and
WHEREAS, the historic “La Ribera Hotel” is already listed on the Carmel Inventory (May 25, 2005) and Carmel Register of Historic Resources (June 6, 1999); 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, on August 11, 2023 notice of the August 21, 2023 public hearing was published in the Carmel Pine Cone in compliance with State law (California Government Code 65091) and mailed to owners of real property within a 300-foot radius of the project indicating the date and time of the public hearing; and
WHEREAS, on or before August 11, 2023 the Applicant posted the public notice on the project site and hand-delivered a copy of the public notice to each property within a 100-foot radius of the project site indicating the date and time of the public hearing; and WHEREAS, on or before August 18, 2023 the meeting agenda was posted in three locations in compliance with State law indicating the date and time of the public hearing; and DocuSign Envelope ID: 6E909D58-BD94-41B7-AF48-8DBFEEFA590D Attachment 5
Resolution No. 2023-010-HRB