Agenda packet — Carmel-by-the-Sea City Council, April 2, 2024 (part 1 of 3)

CITYOF CARMEL-BY-THE-SEA

CITY COUNCIL AGENDA
Mayor Dave Potter, Councilmembers Jeff Baron,
Alissandra Dramov, Karen Ferlito, and Bobby
Richards
Contact: 831.620.2000 www.ci.carmel.ca.us
All meetings are held in the City Council Chambers
East Side of Monte Verde Street
Between Ocean and 7th Avenues

REGULAR MEETING
Tuesday, April 2, 2024
4:30 PM

HYBRID MEETING ATTENDANCE OPTIONS
This meeting will be held in person and via teleconference ("hybrid"). The public is welcome to attend the meeting in person or remotely via Zoom, however, the meeting will proceed as normal even if there are technical difficulties accessing Zoom. The City will do its best to resolve any technical issues as quickly as possible. To view or listen to the meeting from home, you may also watch the live stream on the City's YouTube page at: https://www.youtube.com/@CityofCarmelbytheSea/streams. To participate in the meeting via Zoom, copy and paste the link below into your browser.
https://ci-carmel-ca-us.zoom.us/j/89775703025 Webinar ID: 897 7570 3025 Passcode:
297166 Dial in: (253) 215-8782

HOW TO OFFER PUBLIC COMMENT
The public may give public comment at this meeting in person, or using the Zoom teleconference module, provided that there is access to Zoom during the meeting. Zoom comments will be taken after the in-person comments. The public can also email comments to [email protected]. Comments must be received at least 2 hours before the meeting in order to be provided to the legislative body. Comments received after that time and up to the beginning of the meeting will be made part of the record.

OPEN SESSION
4:30 PM
TOUR TIME - 3:30 PM

TOUR OF INSPECTION
Prior to calling the meeting to order, the Board/Commission will conduct an on-site tour of inspection of the properties listed on the agenda and the public is welcome to join. After the tour is complete, the Board/Commission will begin the meeting in the City Council Chambers no earlier than the time noted on the agenda.

A. Scenic Road 2 NW of 8th Avenue, Carmel-by-the-Sea (Chadwick Appeal) B. Carmelo Street 4 SW of 2nd Avenue, Carmel-by-the-Sea (Melani Appeal) C. SE Corner of Casanova Street and 11th Avenue, Carmel-by-the-Sea (Monterey Pine)

CALL TO ORDER AND ROLL CALL

PLEDGE OF ALLEGIANCE

EXTRAORDINARY BUSINESS
A. Carmel High School Report Out
B. Volunteer Appreciation Proclamation

PUBLIC APPEARANCES
Members of the public are entitled to speak on matters of municipal concern not on the agenda during Public Appearances. Each person's comments shall be limited to 3 minutes, or as otherwise established by the Chair.

Persons are not required to provide their names, however, it is helpful for speakers to state their names so they may be identified in the minutes of the meeting. Under the Brown Act, public comment for matters on the agenda must relate to that agenda item and public comments for matters not on the agenda must relate to the subject matter jurisdiction of this legislative body. If a member of the public attending the meeting remotely violates the Brown Act by failing to comply with these requirements of the Brown Act, then that speaker will be muted.

ANNOUNCEMENTS
A. City Administrator Announcements
B. City Attorney Announcements
C. Councilmember Announcements

ORDERS OF BUSINESS
Orders of Business are agenda items that require City Council, Board or Commission discussion, debate, direction to staff, and/or action.

1. Receive a report on the Library Facilities Master Plan Project and provide staff with direction

PUBLIC HEARINGS

2. Adopt Resolution 2024-025 declaring a dead Monterey pine tree on private property, at the southeast corner of Casanova Street and Eleventh Avenue, a Public Nuisance and establishing a subsequent Public Hearing on May 7, 2024

3. APP 24036 (Chadwick): Consideration of an Appeal of the Planning Commission's decision to deny a Track 1 Design Study referral (DS 23-108) and associated Coastal Development Permit for the installation of a driveway gate located on Scenic Road 2 northwest of 8th Avenue in the Single-Family Residential (R-1) District, Archaeological Significance (AS) Overlay, and Beach/Riparian (BR) Overlay. APN: 010-312-026- 000.

4. DS 21-186 (Melani): Appeal by Krista Ostoich, Esq., on Behalf of James and Marion Melani, from the January 24, 2024 decision of the Planning Commission to deny the after-the-fact rebuilding of a non-conforming structure that was torn down and rebuilt with the same non-conforming setbacks. The subject property is located at Carmelo Street 4 southwest of 2nd Avenue in the Single-Family Residential (R-1) District.

APN: 010-124-024-000.

5. 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.

6. 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

FUTURE AGENDA ITEMS

ADJOURNMENT
This agenda was posted at City Hall, Monte Verde Street between OceanAvenue and 7thAvenue, Harrison Memorial Library, located on the NE corner of Ocean Avenue and Lincoln Street, the Carmel-by-the-Sea Post Office, 5th Avenue between Dolores Street and San Carlos Street, and the City's webpage http://www.ci.carmel.ca.us in accordance with applicable legal requirements.

SUPPLEMENTAL MATERIAL RECEIVED AFTER THE POSTING OF THEAGENDA Any supplemental writings or documents distributed to a majority of the City Council regarding any item on this agenda, received after the posting of the agenda will be available for public review at City Hall located on Monte Verde Street between Ocean and Seventh Avenues during regular business hours.

SPECIAL NOTICES TO PUBLIC
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk's Office at 831-620-2000 at least 48 hours prior to the meeting to ensure that reasonable arrangements can be made to provide accessibility to the meeting (28CFR 35.102-35.104 ADA Title II).

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
Staff Report
April 2, 2024

EXTRAORDINARY BUSINESS
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Chip Rerig, City Administrator
APPROVED BY: Chip Rerig, City Administrator
SUBJECT: Volunteer Appreciation Proclamation
RECOMMENDATION:

BACKGROUND/SUMMARY:

FISCAL IMPACT:

PRIOR CITY COUNCIL ACTION:

ATTACHMENTS:

Attachment 1) Volunteer Appreciation Proclamation

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL

PROCLAMATION

A PROCLAMATION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA PROCLAIMING THE WEEK OF APRIL 14-20, 2024, AS NATIONAL VOLUNTEER APPRECIATION

WEEK IN CONJUNCTION WITH THE NATIONAL VOLUNTEER APPRECIATION WEEK WHEREAS, National Volunteer Week was first established in April 1974 by Presidential Proclamation and is observed the 3rd week of April; and WHEREAS, this year’s National Volunteer Week is observed April 14-20, 2024; and WHEREAS, the City of Carmel-by-the-Sea recognizes that the involvement of volunteers is vitally important in augmenting essential public services provided by city departments and our community; and WHEREAS, the City Council would like to recognize and thank the efforts of the volunteer groups and individuals that assist the city; and
WHEREAS, the hours, work, and contributions these groups and individuals donate to the City during events, meetings, storms, Village beautification, and Village safety are immeasurable and an asset to the City and the community.

NOW THEREFORE BE IT PROCLAIMED THAT I, Dave Potter, Mayor of the City of Carmel-bythe-Sea, on behalf of the City Council thank the following volunteer groups that assist the City:

Carmel Cares
Carmel Community Emergency Response Team
Carmel Host Lions
Carmel Public Library Foundation
Carmel-by-the-Sea Garden Club
Carmel-by-the-Sea Rotary Club
Community Activities Commissioners
Forest & Beach Commissioners
Friends of Carmel Forest
Friends of Mission Trail Nature Preserve
Friends of Sunset Foundation
Friends of the Harrison Memorial Library
Harrison Memorial Board of Trustees
Historic Resources Board Commissioners
Lester Rowntree Native Plant Garden Committee
Library Volunteers
Planning Commissioners
Volunteers in Police Service (VIPS)
__________________________________
Dave Potter, Mayor
April 2, 2024
Attachment 1

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
Staff Report
April 2, 2024

ORDERS OF BUSINESS
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Ashlee Wright, Director, Libraries & Community Activities APPROVED BY: Chip Rerig, City Administrator
SUBJECT:

Receive a report on the Library Facilities Master Plan Project and provide staff with direction
RECOMMENDATION:

Receive a report on the Library Facilities Master Plan Project and provide staff with direction.

BACKGROUND/SUMMARY:

The Carmel Public Library is housed in two facilities - the Harrison Memorial Library which serves Adults and Teens, and the Park Branch Library which serves children and families, and houses the Local History Department. The Library Board of Trustees is responsible for the administration of the Library facilities per Carmel Municipal Code section 2.72.050 A. Further, the Board of Trustees and the City have a Memorandum of Agreement that stipulates that the City is responsible for building maintenance for both library facilities.

The Harrison Memorial Library was built in 1928 on land and with funds left to the City by Ella Reid Harrison in honor of her husband California Supreme Court Justice Ralph Chandler Harrison. It has been renovated several times since the original building was constructed and has been maintained by the City. Most recently, in the last 20 years, the City has replaced and redirected the venting system for the public restrooms, replaced the furnace, replaced the HVAC system, replaced cracked windows in the Reading Room window, replaced the cooling unit in the computer room, installed energy efficient lights, supported the Gathering Place project, as well as some shelf shifting projects, purchase and maintenance of air purifiers, etc. during the pandemic. Prior to the end of this FY the exterior of the building and interior staff rooms will be painted.

The Park Branch Library was purchased in 1988, remodeled and opened in 1989, as answer to expanding Library services that had outgrown the Harrison Library building. The Children’s Library and Local History Department were moved to the new building, along with the administrative and CPLF offices, and most recently is a hub for the Community Activities Department. The City also maintains this facility and in the last 20 years has replaced and upgraded the sump pump and back-up pump for the basement which is prone to flooding, replaced the furnace and HVAC system, worked with library staff to facilitate the interior painting and carpeting of the building, removed steps in the storytime room to expand space, fixed steps at the emergency exit, installed energy efficient lights, as well as some shelf shifting projects, purchase and maintenance of air purifiers, etc. during the pandemic. Currently, staff and the Library Board of Trustees have proposed a window replacement project at the Park Branch for FY 2024-2025 that would replace windows throughout the building that have lost their seal and address dry rot issues at the front of the building.

In FY 2022-2023 the City funded Phase I ($50,000) to start a Library Facilities Master Plan. After a thorough review process by a committee made-up of City representatives, Library Board Trustees, and Carmel Public Library Foundation Board (CPLF), members of the review group recommended that the City Council enter into a contract with Jayson Architects which the Council did in January 2023, for a five-year term.

Jayson Architecture was tasked by the City of Carmel-by-the-Sea on January 17th, 2023, to evaluate the renovation of two City library branches: the historic 7,300 square foot Harrison Memorial Library, designed by Bernard Maybeck, and the 6,300 square foot Park Branch Library (Attachment 1). To support this, they engaged a team of engineering sub-consultants, including BASE Design Inc. for structural engineering, Alter Consulting Engineers for mechanical and plumbing engineering, and RIJA Inc. for electrical engineering, along with TBD Consultants for cost estimation.

The assessment revealed significant upgrades are needed due to deferred maintenance, deteriorated systems, and outdated layouts. In addition, the report detailed various deficiencies such as obsolete electrical systems, inadequate HVAC systems, and seismically deficient structures, recommending comprehensive upgrades and updates. The assessment also identified deficiencies that make current libraries and patron services both challenging and outdated.

Summary of Facilities Assessment:

Harrison Memorial Library
The Harrison Library has served this community well for almost 100 years, but being nearly a century old it is beginning to show its age. Of note in the Jayson Architects report:

Roof eaves need uniform flashing and gutters - current evidence of elevated wood deterioration at roof edges.

Wood windows show significant signs of deterioration (This will be mitigated with the CIP Exterior Painting Project this spring).

Carpets and flooring show significant damage and deterioration Lighting quality is poor throughout the building and needs to be replaced.

Bathroom and kitchen countertops are not level and as a result are damaged due to ongoing use and water exposure.

Five-level building with no elevator
Primary entrance is inaccessible from the sidewalk with the current elevation changes and stairs and are non-ADA compliant
All restrooms are in the basement and are non-ADA compliant Stairs and handrails are non-ADA compliant
Exterior balcony balustrade height is non- ADA compliant Mezzanine guardrail spacing is not up to code
Seismic upgrades strongly recommended - especially for the Northwall of the foundation Current ductwork should be replaced with with flexible ductwork New bathrooms, fixtures, vents and sewer laterals needed to comply with ADA requirements and improve efficiency
Electrical distribution equipment is from the original construction and likely beyond the manufacturer’s recommended life.

Park Branch Library
The Park Branch, while not nearly as old as the Harrison building, is still an aging building that has not had any major system upgrades - with the exception of the HVAC system in 2018, since its renovation in 1989.

Of note in the Jayson Architects report:

Basement stairs are non-compliant and the basement shows signs of repeated water intrusion Main entrance ramp non-ADA compliant and does not meet code requirements Handrails are non-ADA compliant and are rusting at the base Lack of accessible parking - the only accessible parking stall is non-code compliant Seismic upgrades needed
New plumbing systems and fixtures needed to replace outdated systems Conceptual Design
The evaluation of the Library’s programmatic and space needs led to proposed designs for both branches, emphasizing the relocation of the historical archives from the Park branch to the Harrison branch, resulting in programmatic shifts to better align with the buildings' intended uses. Additionally, layout changes were proposed, including relocating the Gathering Place and the teen area, and reconfiguring the Park Branch to maximize available space. The design approach for the two branches differed, with the Harrison branch undergoing minimal exterior changes to preserve its historic character, while the Park branch saw significant exterior and interior improvements, including new garden spaces, updated cladding, and windows, in addition to code compliant parking stalls.

The report concludes by outlining the next steps for the City, including initiating the design and engineering process and the report serves as a foundation for the City to proceed with the revitalization of the Harrison and Park branch libraries in the future.

Current Project Status
The City included Phases II-V of Library Facilities Master Plan in the City’s FY 2023-2024 Capital Improvement Program and allocated $100,000 towards Phases II-V. Both Phase one and Phase II-V of the Library Facilities Master Plan were approved projects as part of the City’s Capital Improvement Plan with the understanding that the Carmel Public Library Foundation would be looked to to raise funds, as they did with The Gathering Place Project (which created a meeting space at the Harrison Library). Phases II-V include conceptual design and community outreach, schematic design, design development, and construction documents.

Staff and the Library Board of Trustees Master Plan Committee have been working with representatives of the CPLF over the last 9 months as they have been working on feasibility analysis of fundraising for a largescale capital project to remodel both library facilities. They have determined that they would like to focus on raising funds for the Harrison building to start. Although there are no deficiencies with Jayson Architecture’s report or designs, representatives of the CPLF have requested that another architect be engaged who specializes in historic buildings for the Harrison which will necessitate a Request for Proposals process.

At the March 5, 2024 regular Council meeting the Council received a presentation on the proposed FY 2024-2025 Capital Improvement Plan projects, which included the carryover of the Library Facilities Master Plan Phases II-IV. The Council requested an update and presentation on Phase I Library Facilities Master Plan which was completed in July 2023.

FISCAL IMPACT:

There is no fiscal impact associated with receiving this item.

PRIOR CITY COUNCIL ACTION:

The City included Phases II-V of Library Facilities Master Plan in the City’s FY 2023-2024 Capital Improvement Program and allocated $100,000 towards Phases II-V. Both Phase one and Phase II-V of the Library Facilities Master Plan were approved projects as part of the City’s Capital Improvement Plan with the understanding that the Carmel Public Library Foundation would be looked to to raise funds, as they did with The Gathering Place Project (which created a meeting space at the Harrison Library). Phases II-V include conceptual design and community outreach, schematic design, design development, and construction documents.

ATTACHMENTS:

Carmel Public Library - Master Plan Report Section #1
Carmel Public Library - Master Plan Report Section #2A
Carmel Public Library - Master Plan Report Section #2B
Carmel Public Library - Master Plan Report Section #2C
Carmel Public Library - Master Plan Report Section #2D
Carmel Public Library - Master Plan Report Section #3A
Carmel Public Library - Master Plan Report Section #3B
Carmel Public Library - Master Plan Report Section #3C
Carmel Public Library - Master Plan Report Section #3D
Carmel Public Library - Master Plan Report Section #4
Carmel Public Library - Master Plan Report Section #5A
Carmel Public Library - Master Plan Report Section #5B
The City of Carmel-By-The-Sea
August 25th, 2023

LIBRARY MASTER PLAN PROJECT

FINAL REPORT
Attachment 1
Attachment 1
i
On January 17th, 2023, Jayson Architecture was engaged by the City of Carmel-by-the-Sea to evaluate the renovation of two City library branches, the historic 7,300 square foot Harrison Memorial Library which was designed by notable California architect Bernard Maybeck, and the 6,300 square foot Park Branch Library. To support this effort, we engaged a team of engineering sub-consultants with expertise directly relevant to the scope of the project. This team included BASE Design Inc. for structural engineering, Alter Consulting Engineers for mechanical and plumbing engineering, and RIJA Inc. for electrical engineering. In addition to our engineering sub-consultant team, we also worked directly with TBD Consultants, a professional cost estimation firm, to evaluate our design approach and establish a budget for the project.

Our first task was to assess the condition of the existing facilities and their underlying infrastructure. We began this process by reviewing available existing documentation of the building, including the original 1927 construction drawings of the Harrison Memorial Library, the drawings of the addition completed in 1949, and drawings of subsequent renovations completed in 1974 and 1989. For the Park Branch Library, existing documentation was limited and incomplete. The only available drawings of the original 1971 construction documents for a bank were for the mechanical system. We reviewed these partial 1971 drawings along with drawings of the Library renovation completed in 1988.

After reviewing the existing documentation, we spent a day at the project sites with our engineering team methodically going through each space and area of the buildings and evaluating the condition of the facilities. Our findings are detailed in sections I of this report. Our primary takeaway from the building assessment is that the aging facilities are in need of significant upgrades, both to address deferred maintenance and deteriorated systems, as well as to update programmatic layouts to align with contemporary best practices for library services. Electrical systems are largely obsolete and will not support onsite photovoltaic arrays or all electric HVAC systems. The mechanical system for the Harrison Memorial library, while served by relatively new equipment, is dependent on gas and does not provide cooling. The mechanical system for the Park branch, while also in decent working condition, has some components that are reaching end of life. In addition to systems deficiencies, the materials and finishes are worn and damaged.

Access compliance issues are present throughout both buildings, critically at the Harrison branch, which is without an accessible entrance or an elevator to serve the multiple building levels. The structural systems of both buildings are seismically deficient and not compliant with current codes, and seismic upgrades are recommended. In addition, primary utility service connections for electric service were also deemed to be inadequate for future uses, and the inclusion of photovoltaic systems.

With the assessment complete, we turned to an evaluation of the Library’s programmatic and space need considerations.

The proposed designs, detailed in Sections II and III of the report, make several key changes to the layouts of the Harrison and Park branch libraries. Importantly, we have proposed relocating the historical archives from the Park branch to the Harrison branch library, and locating it in the space currently occupied by the Reference and the Gathering Space. The historical archives are a more natural programmatic fit in the historic Harrison branch than at the Park branch where the primary programmatic use is the children’s library. Two other significant programmatic shifts resulted from the relocation of the historical archives. First, we have relocated the Gathering Place to the mezzanine of the Harrison branch, giving it a prominent location at the rear of the building looking out through the large arched window. And second, we have relocated the teen area from the basement of the Harrison branch into the Park branch, where space has been freed up by the relocation of the historical archives. In addition to the primary programmatic changes, we have proposed other smaller shifts in layout at the Harrison branch, while the Park Branch has been completely reconfigured to maximize available square footage.

With regards to the site and exterior of the two branches, the approach is very different. At the Harrison branch, special care was given to ensure that the historic exterior was not impacted in any significant way. The only noticeable changes are associated with the new accessible entrance at the rear of the building and elevator overrun, otherwise the exterior scope is limited to addressing deferred maintenance issues such as replacing rotting wood and damaged flashing, as well as repainting the exterior. At the Park branch we have recommended more significant changes and improvements.

The existing basement space that is located under the parking lot will be reduced in size, and accessed solely from a new code-compliant stairway. Parking lots at the north and south sides of the building have been closed off and plaza and garden space added in their places. Lastly, the exterior cladding and windows of the building have been replaced updating the character of the building while remaining respectful of the neighborhood context.

Based on these design recommendations, we have established a recommended budget for this project. Working directly with TBD, a Conceptual Cost Estimate (see report Section IV) was created outlining all materials and labor required to complete the scope of work. A $25 million construction budget target was established based on this exercise, approximately $10 million for the Harrison branch and $15 million for the Park branch. With the inclusion of 40% soft costs, a typical range for a public project of this scale, we recommend the City plan for a total project budget of approximately $36 million for the baseline project. Additional improvements including photovoltaics and a custom decorative elevator could be included for a budget of $42 million.

Jayson Architecture and our sub-consultant team have worked thoughtfully to deliver the best design approach to meet the needs of the City of Carmel-by-the-Sea for the revitalization of the Harrison and Park branch libraries. We have outlined functional, programmatic, and aesthetic improvements to be included for this project. As outlined in the 5-Year Capital Improvement Plan (Section IV) the next steps for the City will be to initiate the design and engineering process, starting with the Conceptual Design phase of work. Should the City choose to proceed with work as outlined in this schedule, both the Harrison and Park branch libraries would be completed at the end of 2026. This report is intended to serve as the foundation for the City to build on in the subsequent project phases.

Sincerely,
Abraham Jayson | Architect | LEED AP BD+C
Principal, Jayson Architecture

EXECUTIVE SUMMARY

EXECUTIVE SUMMARY
August 25th, 2023
Attachment 1
ii
We have assembled a team of engineering sub-consultants with deep expertise in the design of public buildings and libraries. Each member of the team has worked with Jayson Architecture on multiple library projects throughout the Bay Area. Together, we have taken a design approach with an eye towards cost efficiency, while maintaining an appropriate level of robust quality and functionality to appropriately serve these incredibly important civic facilities for decades into the future.

BASE Design Inc.
582 Market Street, Suite 1402
San Francisco, CA 94104
www.basedesigninc.com
(415) 466-2997
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN 45
Floor Plans
Inspiration
Materials
Visualizations
V. COST ESTIMATE DRAWINGS 85
Harrison Memorial Library Cost Estimate Drawings
Park Branch Library Cost Estimate Drawings
II. HARRISON MEMORIAL LIBRARY CONCEPTUAL DESIGN 21
Floor Plans
Inspiration
Materials
Visualizations
IV. BUDGET AND SCHEDULE 69
5-year Capital Improvement Plan
Project Budget
Cost Estimate
I . SITE ASSESSMENT 1
Harrison Memorial Library Assessment
Architectural Assessment
Accessibility Assessment
Structural Assessment
Mechanical Assessment
Plumbing Assessment
Electrical Assessment
Park Branch Library Assessment
Architectural Assessment
Accessibility Assessment
Structural Assessment
Mechanical Assessment
Plumbing Assessment
Electrical Assessment
Jayson Architecture
50 29th Street
San Francisco, CA 94110
www.jaysonarch.com
(415) 317-0529
Alter Consulting Engineers
1624 Franklin Street, Suite 1300
Oakland CA, 94612
www.alterengineers.com
(510) 876-2591
RIJA Inc.
1620 Montgomery Street, Suite 250
San Francisco, CA 94111
www.rijainc.com
(415) 730-7994
TBD Consultants
2063 Grant Road
Los Altos, CA 94024
www.tbdconsultants.com
(415) 981-9430
Architect
Structural Engineer
Mechanical Engineer
Electrical Engineer
Cost Estimator

TABLE OF CONTENTS & TEAM
EXECUTIVE SUMMARY i

TABLE OF CONTENTS
TEAM ii
TEAM
Attachment 1
SITE ASSESSMENT I.

Attachment 1
Attachment 1
1 The following report summarizes the visual and document assessment performed by the architecture and engineering team of the Harrison Memorial Library.

The existing conditions reported, and system descriptions are based on the team’s site walk and review of available project data. While existing conditions documentation was provided by the City for the branch, as is typical for a building of this age, information on systems was incomplete and not comprehensive. Where this was the case, our team relied on past experience with similar building types and made reasonable assumptions based on our professional expertise.

The Harrison Memorial Library is located at the northeast corner of Ocean and Lincoln Streets. It was designed by Architect Bernard Maybeck. The building was completed in 1928 and designated as a historical property in 2005. The building has been expanded once and undergone numerous renovations. Documented history of the existing building includes:
• 1928: Building construction, designed by Architect Bernard Maybeck • 1949: Building addition, designed by Robert R. Jones Architect • 1965: Remodel to lower floor, by Comstock Architect
• 1974: Seismic upgrades
• 1976: Interior remodel, plans by Keeble & Rhoda, Architects • 1981: Seismic upgrades to floor system
• 1985: Computer room addition
• 1989: Interior remodel, by Flescher + Foster, Architects. • 1995: Computer room air conditioner replacement
• 1998: Structural analysis, by Flescher + Floster
• 1999: Circulation desk upgraded
• 2000: Building Reroofed
• 2001: JM Electrical installed ground wire system for phone • 2002: Sewer lateral replacement
• 2012: Fire system permit
• 2014/2015: New HVAC furnaces installed
• 2016: One new furnace supply fan
• 2018: One new furnace ignition
• 2021: New heat pump domestic water heater installed

SITE ASSESSMENT
Harrison Memorial Library
I. SITE ASSESSMENT
Attachment 1
5 E
G
H
7 I
1 C
A
F
2 3 4
B
D
5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 20' - 10" 5' - 4" 5' - 8" 36' - 2" 90' - 2"
9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"
63' - 2"
UP
DN
UP
DN
DN
UP
DN
0' 3' 6' 10'
E.1
5 6
E
G
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7 I
1 C
A
F
2 3 4
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UP
5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 6 1/2" 20' - 3 1/2" 5' - 4" 5' - 8" 36' - 2" 9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"
90' - 2"
63' - 2"
0' 3' 6' 10'
E.1
6 2
A complete CASp report was prepared by William M. Holl, AIA and Kasavan Architects for the City of Carmel-by-the-Sea, dated September 28, 2018, outlining code compliance deficiencies at the Harrison Memorial Library in detail. Instead, our assessment highlights non-compliant elements of the building that play an important role in the renovation and improvement of the library.

First, the primary entrance was observed to be inaccessible from the public sidewalk with several elevation changes along the stone path and stairs leading up to the entry door. Upon entering the building there are several elevation changes within the library, splitting the building between full and half levels, as well as an intermediate level along the west wing of the library. These multiple levels are an immediate accessibility compliance issue without the presence of a passenger elevator providing direct access to each floor level.

Located in the basement level, the existing restrooms are also in need of a comprehensive accessibility update to meet code requirements. These deficiencies include restroom fixtures, accessories, accessory mounting heights, and turning areas.

The existing stairs were also observed to be non-compliant, as well as each associated handrail. Lastly, both interior and exterior guardrails were observed to be non-compliant. At the exterior, the balcony along the southwest corner of the library is well below the required minimum height, with its baluster spacing also failing to meet code requirements. And at the interior, the baluster spacing of the mezzanine guardrail is also non-compliant.

The exterior of the Harrison Memorial Library shows signs of deterioration typical of a public library that has undergone multiple small renovations over the years, but has never undergone a wholistic architectural upgrade. The exterior of the building is in need of new paint, and exposed wood shows signs of weather exposure and mild non-structural deterioration. The clay tile roofing appears to be in generally adequate condition, with no issues of water intrusion noted by City staff. A small portion of roofing tiles appeared to be out of alignment and/or damaged, and may require replacement. Roof eaves lack uniform flashing and gutters, resulting in elevated levels of wood deterioration at the roof edges. Drainage at depressed walkways and lightwells along the perimeter of the building appeared to be functional, but the location and configuration leaves these locations vulnerable to future intrusion. In addition, a buildup of trash, debris and leaves was observed. The original wood windows are intact, but show sign of deterioration, particularly in locations where the paint has peeled and left the natural wood surface exposed. Due to the historic designation of the exterior of the library, any exterior improvements should be limited to rehabilitation of the original construction or limited careful upgrades that will improve the exterior envelope without a significant impact on the exterior aesthetic character.

The interior of the Harrison Memorial also shows signs of deterioration typical of a public library that has undergone multiple small renovations over the years, but has never undergone a wholistic architectural upgrade. Finishes subject to regular wear and tear, such as carpeting and resilient flooring show significant damage and deterioration.

Countertops are not level and are damaged due to ongoing use and water exposure, and the restroom tile is cracked and in need of replacement. The lighting is of poor quality throughout, primarily provided by surface mounted fluorescent fixtures. Surface mounted conduit is visible on walls and ceilings in all spaces, negatively impacting the appearance of the interiors. Acoustic ceiling tiles are worn, dingy, and hanging out of alignment in many locations. Interior wood surfaces need to be refinished and/or painted where appropriate. In addition, the ceiling height under the mezzanine is substandard and not appropriate for a primary public space in a library. The furniture upholstery and finishes are inconsistent, lacking a cohesive aesthetic and material palette, although several original Maybeck tables remain and should be refinished and restored for continued use. Based on our site evaluation we recommend a comprehensive replacement of interior flooring, finishes, lighting, and furniture to address maintenance issues, functionality, and aesthetics.

Architectural Figure 1: Existing Library - Exterior Architectural Figure 1: Existing Library - Interior Accessibility Figure 1: Existing Library - Basement Level Accessibility Figure 2: Existing Library - Main Level I. SITE ASSESSMENT

ACCESSIBILITY ASSESSMENT
Harrison Memorial Library

ARCHITECTURAL ASSESSMENT
Harrison Memorial Library
Attachment 1
3 INTRODUCTION
The purpose of this study is to perform a structural survey of Harrison Memorial Library in Carmel by the Sea, CA.

The survey includes visual examination of as-built conditions. This process identifies apparent decay, weakening of existing structural materials (where visible), seismic deficiencies, and the impact of proposed future remodel work.

The assessment is based on BASE Design's professional experience and knowledge with comparable construction. A site visit was conducted on February 24, 2023, to observe existing conditions. The site visit did not include removal of existing finishes. Therefore, verification of structural conditions hidden by architectural finishes or existing grade were not performed. The building is a multi-level wood framed building, originally built in 1927. A library expansion was added in 1949. The addition is a wood framed construction.

Gravity Load Carrying System
Roof:
• (Reading Room) 1x8 T&G (tongue & groove) wood decking over 2x4 joists spaced at 16”. O.C.. Joists are supported by 6x6 purlins over trusses.
• (Children’s Room) 1x8 T&G (tongue & groove) wood decking over 4x6 rafters at 32” O.C. • (Northwest Room) 1x6 T&G (tongue & groove) wood decking over 2x wood trusses at 16” O.C.

Floor:
• 1x wood decking over 4x10 beams at 24” and 2x8 joists at 16” O.C. at stack room. Steel wide flange and wood beams supported by 3” pipe columns.

Walls:
• 2x wood stud at 16” O.C. and 8” concrete basement walls.

Foundation:
• 9” deep x 20” wide, conventional concrete wall foundations. • 4” thick concrete slab on grade basement floor.

Lateral Load Carrying System:
• Diagonal sheathing.

List of Available Documents
• Drawing prepared by B.R. Maybeck dated 1/31/27.
• Drawings prepared by Robert R. Jones, dated 7/29/49.
• Drawings prepared by Howard G. Carter, dated 1/23/74
Site Visit
BASE Design visited the site on February 24, 2023. The main purpose of the site visit was to gather the following data and to evaluate the physical conditions of the structures:

1. Type and materials of building and foundation construction.

2. Type of construction of roofs, floors, and walls.

3. Type of finishes.

4. Presence and frequency of shear panels.

5. Visible cracks in superstructure and foundation.

6. Decay of structural elements.

During the site visit, the building was examined for evidence of weather decay, cracking or settlement. Finishes were not removed and therefore, identification of structural conditions hidden by architectural finishes or below existing grade was not performed.

Site Observation
The existing building appeared to be in relatively good condition. There were no major signs of deterioration observed.

RECOMMENDATIONS
The original building was built in 1927 and expanded in 1949. 1974 upgrades included dryrot repairs and improvements to the building’s lateral resistance with the addition of rectangular concrete columns along the east wall. It is reported that the building also underwent seismic upgrades in 1981; however, there are no record drawings available for the 1981 seismic upgrade work. Proposed renovations will require alterations to both gravity and lateral elements of the existing building. We recommend implementing voluntary seismic upgrades as part of any future renovation work.

Structural Figure 1: Building Plan Structural Figure 2: Building Section – Existing Framing I. SITE ASSESSMENT

STRUCTURAL ASSESSMENT
Harrison Memorial Library
Attachment 1
4 Structural Figure 3: Proposed Basement Plan Structural Figure 4: Proposed Main Floor Plan Structural Figure 5: Proposed Mezzanine Floor Plan I. SITE ASSESSMENT
0 4' 8' 16'
Attachment 1
5 INTRODUCTION
The Harrison Memorial Library is heated and ventilated by two furnace air handling units. These furnaces are located within the building’s basement furnace room. Each furnace is provided with a two-stage, gas-fired furnace and two speed supply fan:

Furnace F-1: Carrier 58CTW-135-22
• High Heating Capacity: 107,000 BTU/HR
• Low Heating Capacity: 70,000 BTU/HR
• High Airflow @ 1.0inWC: 1,615 CFM
• Low Airflow @ 1.0inWC: 1,475 CFM
• Efficiency (AFUE): 80%
• Power: 115V / 13.0amp MUA / 20amp MCOP
• Fan Coil Unit Model Number: PUY-A24NHA7 (assumed)
• High Airflow: 775 CFM
• Low Airflow: 635 CFM
• Efficiency (EER/SEER): 12.2 / 21.4
• Power: 208V / MCA: 19.0A / MOCP: 26A
Restrooms are exhausted by dedicated ceiling mounted exhaust fans located within restrooms. Based on a visual inspection restroom exhaust fans appear to have been replaced within the last 10 years.

RECOMMENDATIONS
The Basis of Design heating ventilation and air conditioning (HVAC) system, proposed for the renovation of the Harrison Memorial Library, is a variable refrigerant volume (VRF) system – similar to a Daikin VRV-S systems. Locate heat pumps in the Side Yard area, as indicated on the site plan.

Heat Pumps
Provide (qty.3) single zone variable refrigerant volume (VRF) heat pumps – similar to a Daikin VRV-S Heat Pump (HP-1, HP2, and HP-3). Outdoor heat pumps will source heating and cooling from the outdoor air. These heat pumps will distribute refrigerant from the outdoor units to indoor fan coil unit recessed in the building. Indoor fan coil units will provide ventilated and conditioned air to all regularly occupied area of the building.

Basement Fan Coil Units:

On the basement level, within the area designated “Mechanical” provide (qty.2) 100% Outdoor Air VRF fan coil units, similar to a Daikin” 4-Ton 100% Outdoor Air Processing Unit”. Each 100% outdoor air unit (FCU-1, and FCU-2) conditions and ventilates a different area of the building. Configure each unit in a vertical position. Provide a ducted connection between intake of each unit to a common outdoor air intake louver. Route the conditioned discharge air of both units into the basement ceiling space. FCU-1 sources heated and cooled refrigerant from HP-1. FCU-2 sources heated and cooled refrigerant from HP-2.
• FCU-1:

On the basement level FCU-1 provides conditioned ventilation air to the Office, Staff Room, and Staff Workroom.

Conditioned air is supplied from overhead ceiling diffusers. Provide fully custom, factory painted, ceiling diffusers matching the character of the existing building.
• FCU-2:

Supply ductwork from FCU-2 shall be routed to Level 1. Route ductwork up from the basement level to Level 1 through risers recessed within the walls. On Level 1, FCU-2 supplies air to the Adult Collection Area, Lobby, Self Check OPAC, New Books and Holds Area. Air is supplied into these Level 1 room through linear slot wall diffusers. Provide linear slot diffusers with (qty.2) 1” linear slots. Provide fully custom, factory painted, linear supply diffusers matching the character of the existing building.

Furnace F-2: Carrier 58CTW-135-22
• High Heating Capacity: 107,000 BTU/HR
• Low Heating Capacity: 70,000 BTU/HR
• High Airflow @ 1.0inWC: 1,615 CFM
• Low Airflow @ 1.0inWC: 1,475 CFM
• Efficiency (AFUE): 80%
• Power: 115V / MUA: 13.0A / MOCP: 20A
The existing furnaces appear new. Based on a review of available project materials, it is believed that the furnaces were installed between 2014 and 2015. Furnaces appear to be well operating and maintained; furnaces should have at least 10 years of useful life remaining. A maintenance log within the building's furnace room indicates the furnaces are regularly inspected and serviced.

Each furnace discharges air into a common discharge plenum. From the common plenum, flexible ductwork is routed to building risers. In new construction, the use of flexible ductwork is not permitted. Flexible ductwork does not allow for smooth, low energy, air distribution. Existing duct work within the furnace mechanical room should be modified to eliminate use of flexible ductwork. From the furnace mechanical room, air is distributed through the building’s existing duct network. Ductwork is routed above ceiling areas that air accessible by way of ceiling tiles and above ceiling area that are inaccessible due to plaster ceiling conditions.

In addition to the two gas-fired furnaces, the building is also provided with a one-to-one split system. This split system is dedicated to the buildings computer IDF room. The split system provides cooling for the room computer and server equipment. The split system includes an outdoor condensing unit and an indoor wall hung fan coil unit. The outdoor condensing unit is located at just below grade on Ocean Street; the indoor fan coil unit is located in the computer IDF room. Refrigerant piping and low voltage power run between the units. Piping and low voltage power are routed below the ceiling, exposed visually to the occupants. The condensing unit and fan coil unit appear to be operating sufficiently.

If reused, only the condensing unit and the fan coil unit should be reused, not the existing piping.

CU-1 / FCU-1: Mitsubishi
• Condensing Unit Model Number: PKA-A24KA7 (assumed)
I. SITE ASSESSMENT

MECHANICAL ASSESSMENT
Harrison Memorial Library
Attachment 1
6 On the basement level provide a separate branch of FCU-2’s distribution ductwork up to Level 1. On Level 1, at this location, FCU-2 provides conditioned ventilation air to the Local History Room. Air is supplied into the Local History Room through linear slot wall diffusers. Provide single 1” slot linear supply diffusers. Provide fully custom, factory painted, linear supply diffusers matching the character of the existing building. FCU-2 sources heated and cooled refrigerant from HP-2. • Level 1 Fan Coil Units:

On Level-1, in the ceiling space above the lobby provide (qty.2) ducted VRF fan coil units, similar to a Daikin “2 Ton MSP Concealed Ducted Unit”. Each recirculating unit (FCU-3 and FCU-4) conditions a different area of the building.

Suspend each unit in the ceiling space above the lobby. Box out each fan coil unit in an acoustical enclosure.

Provide an acoustical intake silencer on the return of each fan coil unit. FCU-3 and FCU-4 source heated and cooled refrigerant from HP-3.
• FCU-3:

FCU-3 supplies conditioned air to the Mezzanine’s Gathering Space. Transfer grilles within the Gathering Space allow for return air transfer into the Mezzanine. Provide a ceiling return grill in the Level 1 Lobby ceiling. Route return air back FCU-3’s intake silencer.
• FCU-4:

FCU-4 supplies conditioned air to the Level 1 Adult Collection area and the Mezzanine’s Mezzanine Area. Supply air into the Level 1 Adult Collection Area utilizing a linear slot diffuser. Route ductwork from FCU-4 to linear slot diffusers recessed in the ceiling area just below the Mezzanines balcony. Provide single 1” slot linear supply diffusers. Provide fully custom, factory painted, linear supply diffusers matching the character of the existing building.

In addition, FCU-4 supplies conditioned air from the Level 1 Lobby ceiling area to the Mezzanine. Route ductwork up from Level 1 through risers recessed within the wall. On Level 2, FCU- 4 supplies air to the Mezzanine. Air is supplied into this room through linear slot wall diffusers. Provide linear slot diffusers with (qty.2) 1” linear slots. Provide fully custom, factory painted, linear supply diffusers matching the character of the existing building.

Window Actuators
In addition to the VRF conditioning systems, the building shall be provided with a mechanically actuated glazing system, similar to a Window Master system. Actuated glazing shall be limited to the skylights above Level 1 Lobby. Skylights shall be electronically actuated by a common HVAC / skylight control system. Provide contact sensors within the skylight frame. The HVAC system shall command skylights open/closed based on outdoor air conditions.

Exhaust Fans
Each Basement restroom and the janitors closet shall be provided with a dedicated ceiling recessed exhaust fan (qty.4).

Route ductwork in the basement ceiling exhaust fans to exterior wall discharge louvers located in the areaway outside of the Level 1 Staff Room.

Relief Hood
The building shall maintain a positive pressure relationship to the outdoors. On the roof, adjacent to the elevator provide a barometric relief hood. Set the relief hood to 0.1inWC. Provide a wall mounted exhaust grille in the lobby ceiling, duct from the exhaust grille to the barometric relief hood.

IT/Electrical Room Cooling
The building’s Basement Telecom and Electrical rooms shall each be provided with a dedicated cooling only split system, similar to a Samsung Split System. Provide (qty.2) Samsung Outdoor Units, AC-1 and AC-2, in the equipment yard adjacent to the buildings heating and cooling heat pumps. Above the door in the Telecom and Electrical room provide wall hung fan coil units, FCU-5 and FCU-6. Route refrigerant from each fan coil unit to its respective outdoor AC units.

Route condensate from all (qty.6) fan coil units to the mop sink located in the basement’s Janitors room. FCU-1, FCU-2, FCU-5, and FCU-6 shall be provided with integrated condensate pumps.

Provide a central building management system which integrates all the HVAC equipment identified in the equipment list below. The integrator shall provide remote scheduling, metering, and automatic fault detection diagnostics.

HVAC EQUIPMENT LIST:

Heat Pumps:

HP-1: Daikin RXYMQ48PVJU
HP-2: Daikin RXYMQ48PVJU
HP-3: Daikin RXYMQ48PVJU, with 2-Port Adaptor
Fan Coil Units:

FCU-1: Daikin FXMQ48MFVJU
FCU-2: Daikin FXMQ48MFVJU
FCU-3: Daikin FXSQ24TAVJU
FCU-4: Daikin FXSQ24TAVJU
Building Management System:

BMS: Honeywell Niagra N4
Window Actuator:

Lobby Skylights: Window Master
Exhaust Fans:

EF-1: Panasonic FV-30VQ3
EF-2: Panasonic FV-30VQ3
EF-3: Panasonic FV-30VQ3
EF-4: Panasonic FV-30VQ3
Relief Hood:

HD-1: Greenheck WRH 2’x2’x2’
IT/Electrical Cooling:

AC-1: Samsung AC018BNADCH/AA
AC-2: Samsung AC018BNADCH/AA
FCU-3: Samsung AC018BXADCH/AA
FCU-4 Samsung AC018BXADCH/AA
I. SITE ASSESSMENT
Attachment 1
7 PLUMBING ASSESSMENT INTRODUCTION
The following Plumbing services are provided to the building:

Domestic Cold Water
• 1” water meter in vault at north of building
• 1-1/2” water line connected directly downstream to serve new flushometers in Basement Restrooms during 1998 Renovation.
• Irrigation backflow preventer at west of site (within planter) Domestic Hot Water
• A heat pump water heater was installed relatively recently (nameplate indicates unit manufactured Dec 2022) in Mechanical Room. No circulation pump or expansion tank. Condensate and T&P relief piping routed to floor drain in middle of the room.

Natural Gas
• Meter and Seismic Shutoff valve installed at the building South Installed in 1998 (per 2013 Facilities Report Assessment)
• Gas currently serves furnace only (appears that water heater used to be fed by natural gas but no longer) Sanitary Sewer
• Sewer lateral replaced in 2002 (per 2013 Facilities Report Assessment) Storm
• Gutters and downspouts that are routed to grade and terminate below grade piping that (presumably) connects to the site storm system.

Fire Protection
• Sprinklered as part of 1976 renovation. Appears that entire building is sprinklered: 4” fire service with 2” sprinkler drain at north of building.
• Fire Department Connection located on north of building. • Sprinkler types consist of upright, concealed, and pendant type with cages for protection at sprinklers at low ceilings in the Basement.

The building includes the following groups of fixtures:
(2) Adjacent Restrooms (open to the public)
• Renovated in 1989 to bring a larger water line (1-1/2”) presumably to support flushometer toilets • Wall-hung (back outlet) flushometer toilet
• Vitreous china lavatory basin with lever faucet
(1) Staff Restroom
• Wall-hung (back outlet) gravity flush toilet
• Small vanity with integrated bowl and a lever-type faucet (1) Staff Break Room
• Small stainless steel top-mount sink with manual goose neck faucet (1) Janitor Closet
• Floor-mount mop sink with manual hot/cold faucets with integrated vacuum breaker

RECOMMENDATIONS
The Basis of Design proposed for the renovation of the Harrison Memorial Library, includes providing new plumbing systems and fixtures to serve the basement restrooms and janitor’s room.

Domestic Cold Water (CW)
The new programming requires approximately 50gpm at 50-60psi to serve the (6) new flushometer toilets and sink fixtures. The existing site is served by a 1-1/2” cold water main and 1” meter. The existing CW service will be required to be upgraded to meet the new demands with a 2” CW point of connection. A new upsized meter will need to be provided and coordinated with the water utility company.

Domestic Hot Water (HW)
The existing heat pump water heater can be reused to serve the new lavatories and janitor’s sink fixtures. Hot water piping will be replaced with new. A recirculation pump and expansion tank shall be provided as a part of a complete hot water recirculation system to avoid hot water losses.

Natural Gas (G)
Natural gas system shall be demolished and capped back to the meter as the new building systems will not require gas connections. Gas meter removal shall be coordinated with gas meter company.

Sanitary Waste & Vents
It is recommended that the sewer lateral be scoped as a part of the new construction scope. This scoping survey would include a marked up sketch of existing invert elevations to confirm that the new fixtures can be routed by gravity.

Pending the results of the video scope and the condition of the existing sewer lateral, the sewer lateral may need to be replaced between the building and the main in the street if the condition is unacceptable. The cost estimate should I. SITE ASSESSMENT

PLUMBING ASSESSMENT
Harrison Memorial Library
Attachment 1
8 A site visit was performed February 4, 2023 during open hours to survey and evaluate the existing electrical systems for adequacy and feasibility of re-use and/or needs for system upgrades for the planned renovation at Harrison Memorial Library.
• The existing service size is 400Amp, 240/120V, 1phase, 3wire. Given the planned renovation, which is understood to include adding substantial load additions such as elevator and potential electrification of the building, we anticipate an electrical service will be required.
• The electrical distribution equipment appears to be from the original construction. While equipment appears to be maintained, the equipment is beyond manufacturers recommended life. For the building renovation, we recommend complete replacement of the distribution system. • The facility utilizes a variety of lamp types, we recommend standardizing lamp types or utilize LED lighting to limit stock of various lamp types.

EXISTING CONDITIONS
Utility Service
Existing electrical service is 400Amps, 240/120V, 1phase, 3wire. Service appears to be derived from an underground secondary utility network originating on Lincoln Street. Service terminates in an outdoor service enclosure located on an exterior wall of the library.

The service enclosure has the following breakers:
• 400Amp – Main circuit breaker
• 200Amp – Panel A located in the computer/network room • 200Amp – Panel Q located inside the library adjacent to library stacks • 50Amp – Labeled as 220v at eves
• 20Amp – Fire Alarm
Building Distribution
• The main switchboard serves various branch panels located throughout the building. Feeder breakers are as follows:

1. Panel A and associated downstream distribution appears to be a newer installation. Panel B is connected to

2. Panel A via shunt trip circuit breaker.
• Branch panels do not have physical space for additional circuit breakers to be added. • Mechanical equipment located at the ground floor and is served from Panel A. • All building distribution equipment appears to be from original construction. • Improvements to the branch circuit distribution was observed. For these improvements, devices such as switches, outlets and raceways is done via surface mount raceway, which is no longer in business. include a video scope survey report and an “add-alternate” price for replacement of the sewer lateral.

Existing waste and vent connections shall be extended to serve new restroom fixture locations. Existing invert elevation is likely constrained therefore assume 4” waste branches to be able to route at 1% slope. All new plumbing fixtures shall be provided with new vents. Vents shall connect and tie into existing vents-through-roof. New penetrations through the roof shall be avoided.

Storm Drainage
No new scope is required for the storm drain system.

Plumbing Fixtures
All new plumbing fixtures shall be provided as required on architectural plans.

Fire Protection
The entire existing building appears to have sprinklers installed throughout. Storage will be limited to shelving no taller than 8 ft which represents a Light Hazard Classification throughout the building. All sprinkler branches will have to be modified to suit the new architectural layout with new sprinkler heads throughout.

PLUMBING EQUIPMENT LIST:
• (1) 2” Meter (by Water District)
• (1) 2” CW POC
• (1) Sanitary sewer video scope & report
• (1) 4” SS POC
• (1) 20-gallon thermal expansion tank
• (1) ½ HP HW recirculating pump with aquastat & timer
• Plumbing Fixtures (per Arch Plans)
• +Add alternate: sewer lateral replacement.

I. SITE ASSESSMENT

ELECTRICAL ASSESSMENT
Harrison Memorial Library
Attachment 1
9 • A newer Panel was added to the distribution system to serve the telecommunications room, complete with rack mounted UPS, servers, switches, etc.

Lighting and Lighting Control System
• Enclosed rooms such as offices and conference rooms are controlled via on-off toggle switches. A few rooms were retrofitted with occupancy sensors.
• Library stacks are manually controlled on-off via toggle switches. Library stacks are controlled via zones. • Emergency lighting via bug eyes and combo exit sign bug eye fixtures.

Fire Alarm System
• There is an existing fire alarm control panel that appears to be in very good condition. The fire alarm system provides monitoring of the fire sprinkler system and provides area detection via smoke detectors. • System consists of manual pull stations, smoke detectors, flow switch, and tamper switch. Notification devices consist of strobes and speaker/strobes.

Low Voltage Systems
• A new telecommunication room was added, with dedicated panel and HVAC system. All connectivity originates from this room.
• Connectivity is via hard wire data drops and wifi.

RECOMMENDATIONS
Utility Service
For pricing purposes, include an electrical service upgrade which will provide sufficient capacity for the elevator addition and HVAC improvements. New service shall be 400Amp, 208/120V, 3phase 4wire. Assume PG&E will allow for a UCD transformer (Underground Commercial Distribution Transformer) located below the sidewalk. Note PG&E will require approval and a ‘Special Facility’ agreement to allow this type of transformer. Otherwise, if PG&E does not approve the UCD transformer, then a pad mount transformer will be required within the property lines.

Building Distribution
A new 400Amp switchboard/meter/main shall be provided outdoor. The main breaker will be set at 300Amp to allow for PV interconnection. Refer to section C below.

The switchboard shall have feeder breakers as follows:
• Elevator, 150Amp 3phase
• PV Interconnection breaker, 80Amp 3phase
• Dedicated panel 42circuit panel, 150Amp 3phase for general lighting and plug loads • Dedicated panel 42circuit panel, 60Amp 3phase for server room. Panel will be connected to a shunt trip breaker via EPO.
• Dedicated panel 42circuit panel, 100Amp 3phase panel for HVAC and Domestic Hot Water system Circuit design will not exceed a maximum of 1,600 volt amperes per 20 ampere, 120 volt circuit for general areas. Branch circuit design for computer rooms, offices, and administration will not exceed a maximum of 720 volt amperes per 20 ampere, 120 volt circuit. Motors of 1/2 horsepower and larger will be served at 208 volt service, 3 phase, 3 wire + ground.

Motors less than 1/2 horsepower will be served at 120 volt service, 1 phase, 2 wire + ground. Surge Protective Devices and Power Conditioners will be specified and installed on all electrical service equipment feeding computer, server, and sensitive electronic equipment loads. All multi-wire branch circuits will be installed with dedicated neutrals. Highly loaded, 20-amp, continuous electrical loads, such as circulation lighting and servers, will have increased wire sizes (i.e.:
from #12 to #10) in order to reduce power loss in the wiring.

Separate wires in conduit will be provided for each of the following loads:

Elevators
• 208V, 3 phase, 3 wire + ground, 60 hertz.

Mechanical and Plumbing Systems
• 208V, 3 phase, 3 wire + ground, 60 hertz.
• 208V, 1 phase, 2 wire + ground, 60 hertz.
• 120V, 1 phase, 2 wire + ground, 60 hertz.

Lighting
• 120V, 1 phase, 2 wire + ground, 60 hertz.

General Purpose Receptacles
• 120V, 1 phase, 2 wire + ground, 60 hertz.

Computer Equipment Areas
• 120V, 1 phase, 2 wire + ground, 60 hertz.

Head-ends for Signal Systems (i.e.: BMS, Security, Fire Alarm, Lighting Controls, etc.) • 120V, 1 phase, 2 wire + ground, 60 hertz.

Floor boxes, similar to Legrand Evolution 4-gang boxes shall be located as follows:
• Qty 3 – Mezzanine Level
• Qty 6 – Main Level
• Qty 2 – Basement Level, provide ‘on-grade’ type box.

Photovoltaic System
An addressable lighting control system will have the ability for granular control and monitoring of each luminaire and Provide a 22kW PV system on roof complete with (1) string inverters (Solar Edge SE17.3KUS or equivalent) with DC optimizer and Hi-efficiency solar panels (Rec Alpha Pure R series, 400W). Refer to cut sheets.

Lighting and Lighting Control System
Refer to Lighting Exhibits and Cut Sheets for description and qualitative representation of light fixtures. Custom colors and finishes on select fixtures such as the stack mounted luminaires is expected. Lighting quality, including uniformity, foot-candles, and color rendering will be per IES (Illuminating Engineering Society) recommendations.

The lighting control system will be an addressable control system that will have the ability for granular control and monitoring of each luminaire and associated lighting control device, load monitoring, and automatic demand response I. SITE ASSESSMENT
Attachment 1
10 (ADR) capability. Addressable lighting controls will be Lutron Athena, with both wireless and wired components.

The addressable lighting control system will be controlled via application based controls, residing on a the cloud, which allows for seamless post occupancy support and integration with the building energy management systems. The lighting control head-end will have capability of control and monitoring of any space excluding electrical and mechanical rooms in a cluster by area or zone and set schedules/presets. Each luminaire or group of luminaires will be controlled and monitored by individually addressable drivers and/or interface devices.

The primary method of controlling interior luminaires while conserving energy in the building will be achieved through the use of occupancy sensors and manual override switches. These devices will be provided in offices, library stacks, support spaces, and storage rooms. Occupancy sensors will be set to “manual on/auto off” in offices and conference rooms; “auto on/auto off” for restrooms and support areas, “auto on/dim/auto off” for library stacks and public areas.

Enclosed stairs will also include occupancy sensor controls to reduce the lighting within the stair (by a minimum of 50%) when it is not occupied. There will be no 24/7 emergency lighting. Emergency lighting will be controlled with other lights.

Occupancy sensors that control stairs and emergency egress lighting will be bypassed to provide 100% illumination in the event of normal power failure. Additional photosensors will dim luminaires based on available daylighting.

Astronomical time clock controls, occupancy sensors, and/or photosensors will be provided for exterior, site, and landscape lighting applications via the lighting control system. Lighting will automatically turn on or off as appropriate throughout the course of the day. Photosensors will allow dimming based on scheduled times, occupancy sensor control overrides at night, and adjustment based on available daylight levels.

Daylight harvesting will be designed and specified to reduce energy where natural daylight occurs in sufficient levels.

Spaces, receiving sufficient, natural sunlight from glazing, will be equipped with a dimmable lighting system to automatically adjust the amount of electric light against available and constantly fluctuating daylight. This continuously dimming system consists of photocells, daylight dimming control modules, and dimmable 0-10VDC electronic drivers for each space.

Fire Alarm System
Provide a new, code compliant addressable Fire Alarm system with voice evacuation Low Voltage System
One telecommunication room shall be required for the project. Horizontal backbone shall include cable tray within the telecommunication room and exposed locations. J-hooks shall be used above drop ceilings and accessible/concealed locations.

Network drops for wifi will be provided. For pricing assume the following quantity for wifi:
• Qty 2 – Mezzanine
• Qty 4 – Main Level
• Qty 3 - Basement

ELECTRICAL EQUIPMENT
Switchboard
Switchboards will be completely assembled, indoor, free standing, with copper bus bars, full neutral bus, and separate copper ground bus. All bus work will be braced to withstand 36KAIC amperes RMS symmetrical. Short circuit values shall be revisited in future design phase to determine actual ratings for all equipment. Protective devices will be provided with approved barrier between sections and extended load terminals. Protective devices will consist of circuit breakers.

Circuit breaker selection will utilize molded case type; be rated for application in their intended enclosure; include solid state tripping with adjustable long time, instantaneous, short time, and ground fault. Additional spare branch feeder breakers will be provided for future and spare capacity. Switchboard will be Eaton Cutler Hammer, Square D, GE, Siemens, or approved equal.

Panelboards
Panelboards shall have door-in-door construction with 42-poles, and copper bussing. Transient Voltage Surge Suppressors shall be used on all panelboards feeding all IT rooms (IDF, MDF, Site Cores, etc). For pricing purposes, 208/120V panelboard bus work will be braced to withstand 22kAIC amperes RMS symmetrical.

Proposed: Square D, Eaton Cutler Hammer, or approved
Conduit and Wiring
Conductors will be copper, THHN or THWN-2, with PVC insulation; galvanized rigid steel (GRS) conduit in exterior or exposed interior work up to eight feet above finished floor, and for work embedded in concrete; rigid nonmetallic conduit (PVC) for all underground exterior work; electrical metallic tubing (EMT) for interior concealed work or above eight feet exposed; flexible metal conduit (Greenfield) for interior work in short lengths or liquid tight flexible metal conduit (Sealtight) wherever moisture may be present for the connection of recessed luminaires, motors, separate building structures and any vibrating equipment. MC Cable shall be used in accessible, concealed locations such as above drop ceilings. Where exposed and/or visible, rigid metallic conduits shall be used.

Electrical Figure 1 – Existing Harrison Library Single Line Diagram I. SITE ASSESSMENT
Attachment 1
Untitled Map
Write a description for your map.

Legend
Park Branch - Harrison Memorial Library
300 ft
N
➤
11 The following report summarizes the visual and document assessment performed by the architecture and engineering team of the Park Branch Library.

The Park Library is located at the northeast corner of 6th and Mission. The one-story building with a partial basement is the renovated composite of several preceding structures. In 1971 the existing structures on the site were merged to form a branch bank for Crocker-Citizens National Bank. The bank renovation was designed by architect Olof Dahlstrand. The building conversion from a bank to a library was later completed in 1991 by Flescher + Foster Architects. Documented history of the existing building includes:
• 1971: Original Crocker-Citizens National Bank mechanical drawings • 1988: Library renovation drawings by Hall Goodhue Haisley & Barker • 1991: Library renovation drawings by Flescher + Foster Architects The exterior of the Park Branch Library appears to be in relatively decent shape given the age of the original structure, without any significant observable deficiencies that would result in envelope failure. That being said, the exterior is relatively worn, with faded paint and dated windows. The exterior materials are inconsistent, with a combination of stucco, stonework, and aluminum framed windows. A large portion of the exterior site is given over to substandard parking and vehicular circulation. Non-structural cracking was observed in exterior concrete slabs, ramps, and stairs, and ferrous handrails with deteriorated paint have resulted in rust stains at the post bases.

The interior entry lobby is in fairly good condition, however is a large space that is not easily utilized and lacking in clear organization and wayfinding. Interior finishes such as carpet, paint, and ceiling tiles are worn and somewhat dilapidated.

Lighting is of poor quality, served by recessed fluorescent fixtures throughout. In the children’s area, paint colors are extremely dated, and finishes and upholstery are garish and inconsistent. Staff areas are generally worn and in need of new finishes.

Of particular note is the subgrade basement space, which extends from underneath the library to a larger series of rooms under the parking lot. Served by noncompliant stairs, the space shows significant signs of repeated water intrusion, and seriously damaged finishes.

Based on our site evaluation we recommend a comprehensive replacement of interior flooring, finishes, lighting, and furniture to address maintenance issues, functionality, and aesthetics. In addition, we recommend the exterior siding and windows are replaced with new siding and code compliant glazing, to provide both a newly sealed code compliant envelope as well as a revitalized appearance.

Site Figure 1: Site Plan Architectural Figure 3: Existing Library - Exterior Architectural Figure 4: Existing Library - Interior I. SITE ASSESSMENT

SITE ASSESSMENT
Park Branch Library

ARCHITECTURAL ASSESSMENT
Park Branch Library
Attachment 1
UP
UP
UP

MISSION ST
12 INTRODUCTION
The building is a one-story wood framed building, approximately 6,000 square feet, with a partial basement extending beyond the building footprint towards east parking lot. The building was originally built in 1971.

Gravity Load Carrying System
Roof:
• Wood sheathing on 2x10 wood joists spaced at 24”. O.C.. Joists are supported by 4x14 wood beams and glulam beams. Beams are supported by wood and steel posts on the interior and concrete walls on the perimeter.

Walls:
• 2x wood stud at 16” O.C. and 8” concrete walls at stone veneer walls.

Foundation:
• Conventional concrete wall foundations.
• Concrete slab on grade basement floor.

Lateral Load Carrying System:
• Concrete walls.

List of Available Documents
• Drawing prepared by Hall Goodhue Haisley & Barker dated 1/26/88.

Site Visit
BASE Design visited the site on February 24, 2023. The main purpose of the site visit was to gather the following data and to evaluate the physical conditions of the structures.

1. Type and materials of building and foundation construction.

2. Type of construction at roofs, floors, and walls.

3. Type of finishes.

4. Presence and frequency of shear panels.

5. Visible cracks in superstructure and foundation.

6. Decay of structural elements.

Accessible Figure 3: Existing Library - Main Level
A complete CASp report was prepared by William M. Holl, AIA and Kasavan Architects for the City of Carmel-by-the-Sea, dated September 28, 2018, detailing code compliance deficiencies at several municipal buildings, including the Park Branch Library. Our assessment highlights non-compliant elements of the building that we determined to be a top priority for the renovation and improvement of the library.

At the main entry, several accessibility issues were observed at the main stair and ramp. At the onset, the sidewalk slopes at the bottom of the stairs do not meet the code-minimum cross slope requirements for an accessible landing.

However, the stair treads and risers themselves meet code requirements. The adjacent concrete ramp, interrupted by an abrupt turn at the corner of the building with no intermediate landing, does not meet code requirements outlined in the California Building Code (CBC) Chapter 11B, section 405. And handrails for both stairs and ramp were observed to be non-compliant as well.

Another notable accessibility deficiency that was observed relates to the accessible parking. The accessible parking stall located along the main entry drive aisle falls short of code-required clearances for angled parking as outlined in CBC Chapter 11B, section 502. Further, a van accessible parking stall is not provided as required by CBC Chapter 11B, section 208.

The interior of the building had a limited number of notable deficiencies, with the stairs leading to the basement area and mechanical rooms were found to be non-compliant.

I. SITE ASSESSMENT

ACCESSIBILITY ASSESSMENT
Park Branch Library

STRUCTURAL ASSESSMENT
Park Branch Library
Attachment 1
13 Site Observations
The existing building appeared to be in relatively good condition. There were no major signs of deterioration observed.

Due to limited availability of existing structural drawings, existing main structural elements could not be verified in field.

RECOMMENDATIONS
The original building was built in 1971. Since the original construction, it appears that there have not been any seismic upgrades to the building. Today’s building codes are considerably more stringent with regard to seismic design than those in effect when the building was constructed. We recommend implementing seismic upgrades as part of any future renovation work.

Proposed renovations will require alterations to both gravity and lateral elements of the existing building. New concrete shear walls and steel framing will be required.

This report includes a qualitative (visual) evaluation of an existing building. Obvious gravity or seismic deficiencies that are identified visually during our site visit or on available drawings are identified and documented in this report.

Users of this report are advised that deficiencies may exist in the structure that were not observed in this limited evaluation. Our services have consisted of providing professional opinions, conclusions, and recommendations based on generally accepted structural engineering principles and practices.

Structural Figure 6: Building Plan Structural Figure 7: Server Room Condensing Unit I. SITE ASSESSMENT
0 6' 12' 24'
Attachment 1
14 INTRODUCTION
The Park Branch Library is heated and ventilated by four forced air furnaces air handling units, and a central return air fan.

The building’s furnaces and central return fan are located within the building’s mechanical room.

Each furnace air handling unit is identical, further investigation of all model numbers will be required to confirm. Furnaces serving the Park Branch are lower capacity than those serving the Harrison Memorial Library, but the model family is similar.

Furnaces F-1 and F-2 serve dedicated risers, each are supply air into a dedicated duct riser above the unit. Furnaces F-3 and F-4 are twinned, the pair appear to operate as a single unit. Furnaces F-3 and F-4 discharge supply air into a common duct riser located above the units.

Furnace F-1: Carrier 58CTY-090
• High Heating Capacity: 71,000 BTU/HR
• Low Heating Capacity: 47,000 BTU/HR
• High Airflow @ 1.0inWC: 915 CFM
• Low Airflow @ 1.0inWC: 370 CFM
• Efficiency (AFUE): 80%
• Power: 115V / MUA: 10.2amp / MCOP: 20amp
Furnace F-2: Carrier 58CTY-090
• High Heating Capacity: 71,000 BTU/HR
• Low Heating Capacity: 47,000 BTU/HR
• High Airflow @ 1.0inWC: 915 CFM
• Low Airflow @ 1.0inWC: 370 CFM
• Efficiency (AFUE): 80%
• Power: 115V / MUA: 10.2amp / MCOP: 20amp
Furnace F-3: Carrier 58CTY-090
• High Heating Capacity: 71,000 BTU/HR
• Low Heating Capacity: 47,000 BTU/HR
• High Airflow @ 1.0inWC: 915 CFM
• Low Airflow @ 1.0inWC: 370 CFM
• Efficiency (AFUE): 80%
• Power: 115V / MUA: 10.2amp / MCOP: 20amp
Furnace F-4: Carrier 58CTY-090
• High Heating Capacity: 71,000 BTU/HR
• Low Heating Capacity: 47,000 BTU/HR
• High Airflow @ 1.0inWC: 915 CFM
• Low Airflow @ 1.0inWC: 370 CFM
• Efficiency (AFUE): 80%
• Power: 115V / MUA: 10.2amp / MCOP: 20amp
The existing furnaces appear to be in sufficient operating condition. Based on a review of available project materials, it is believed that the furnaces were installed within the last 10 years. Furnaces appear to be well operating and maintained; furnaces should have at least 10 years of useful life remaining. Each furnace discharges air into a ducted riser. Duct connections appear clean. All four furnaces sit above a common intake plenum. This plenum is used to mix return air with fresh air. This mixed air is sucked in by the furnaces, heated, and supplied to the occupied parts of the building.

The plenum is a custom construction, originally built in 1971 when the building HVAC was originally constructed. The plenum has been retrofit to include actuated control dampers. These dampers are intended to modulate open and closed, allowing the unit to operate in mixed air mode, 100% recirculation mode, or 100% outdoor air mode. It is unclear Structural Figure 8: Basement Entrance
Structural Figure 9: Basement
I. SITE ASSESSMENT

MECHANICAL ASSESSMENT
Park Branch Library
Attachment 1
15 if these dampers still function as intended. Based on the age of the actuators, they are likely at the end of their useful life.

The furnace’s mixed air plenum is fed air from two sources, an outdoor air connection and a return air connection.

Outdoor air is fed directly from the outdoors, a duct connects the mixed air plenum to an outdoor intake louver on the building’s exterior facade. Return air is ducted to the mixed air plenum from the buildings return air fan. The return air fan is located within the building’s basement mechanical room. This fan draws return air from various points within the occupied portions of the building. Return air inlets are integrated into interior, with return air grills at the base of bench seating in some areas. The return air fans discharge is split into two air streams, one air stream is exhaust out the building, and the second air stream is sent to the furnace’s mixed air plenum. A manual balancing damper is utilized to balance airflows at the divergence. Based on a visual inspection of the age, the return air fan is likely approaching the end of its useful life.

Air is supplied from the furnaces to the first floor and to the regularly occupied areas of the basement. The first floor ceiling is mostly accessible through accessible ceiling tile. Like the Harrison branch, the stacks and reading areas of the Park Branch Library are not mechanically cooled. Instead these spaces rely on outdoor air supplied from the furnaces and Carmel’s cool coastal climate. And similar to the Harrison branch, the Park Branch Library’s computer / IDF room has been provided with a dedicated system. The Park Branch computer room heating / cooling system consists of an outdoor pad mounted heat pump air handling unit and associated distribution ductwork. The heat pump air handling unit provides heating and cooling. Based on visual inspection this unit does not appear to be properly balanced. When operating the unit appears to be experiencing significant vibration. Improperly balanced equipment will shorten equipment’s anticipated useful life. Due to the style, type, and assumed age the existing heat pump is not recommended for re-use.

Packaged Unit AHU-1: York B2HZ024A06A
• High Heating Capacity: 27,000 BTU/HR
• Cooling Heating Capacity: 24,000 BTU/HR
Additionally, within the Mechanical Enclosure provide (qty.2) high temperature heat pumps, similar to Sanden CO2 heat pumps (HP-3 and HP-4). Provide (qty.2) 100-gallon thermal storage tanks (ST-1 and ST-2). ST-1 provides heating hot water to the buildings radiant floor. ST-2 provides domestic hot water to the building.

Radiant Heating
The wood flooring limited to the Children’s Reading Room shall be provided with integrated radiant tubing, similar to a Warmboard product. Less than 2,400 square feet of Warmboard product anticipated. Provide radiant tubing within the Children’s Rooms wood floor. Route radiant tubing to a common manifold in a wall. From the manifold provide a set of hot water supply and return pipes to the heating hot water storage tank ST-1. Provide a dedicated circulating pump to serve the heating hot water loop. The radiant wood floor shall be enabled whenever the building is occupied to maintain comfort and modulated by an IR thermostat.

Fan Coil Units
Within the building, above the Vestibule provide (qty.2) 100% Outdoor Air VRF fan coil units, similar to a Daikin” 4-Ton 100% Outdoor Air Processing Unit”. Each 100% outdoor air unit (FCU-1, and FCU-2) conditions a different area of the building. Provide a ducted connection between intake of each unit to a dedicated mixing boxes. Provide (qty.2) modulating mixing boxes, similar to Mirco Metal Belimo Actuated 2,000 CFM Mixing Boxes (MXB-1 and MXB-2). MXB1 serves FCU-1, located MXB-1 over the Storage Room. MXB-2 serves FCU-2. Locate MXB-2 over the Custodial Room.

Provide a ducted connection between intake of each mixing box to a common outdoor air intake louver.

Suspend each fan coil unit in the ceiling space above the Vestibule. Box out each fan coil unit in an acoustical enclosure.

Provide an acoustical intake silencer on the return of each fan coil unit.

Mixing Box MXB-1
FCU-1 supplies heated and cooled air to the Children’s room. Duct from the discharge of FCU-1 to side wall supply diffusers in the Children’s room. MXB-1 serves FCU-1. MXB-1 requires three duct connections, outdoor air intake; return air intake; and mixed air discharge. Connect the mixed air discharge to FCU-1. Provide an intake silencer before connecting return ductwork to MXB-1. Route from the outdoor air intake to an outdoor air intake louver located above the Electrical Room.

Mixing Box MVB-2
FCU-2 supplies heated and cooled air to the Teen’s Room, Lobby, Offices, Staff Workroom, and Staff Lounge. This FCU operates as a single zone and sources heated and cooled refrigerant from HP-2. In each zone served by FCU-2 provide linear slot diffusers with (qty.1) 1” linear slots.

Well integrate slot diffusers with architectural wood slot ceiling, aligning HVAC slots with architectural wood slots.

Provide an open plenum return. MXB-2 serves FCU-2. MXB-2 requires three connections, outdoor air intake; return air intake; and mixed air discharge. Connect the mixed air discharge to FCU-2. Provide an intake silencer before connecting return ductwork to MXB-2. Route from the outdoor air intake to an outdoor air intake louver located above the Electrical Room.

Window Actuators
The building shall be provided with a mechanically actuated glazing system, similar to a Window Master system. Actuated • Max External Static Pressure @ 0.5inWC
• Power: 208V / RLA: 17.6 / MCOP: 20amp MCOP
Supply air and return air are ducted from the outdoor unit into the building. Exterior ductwork has been coated for exterior application. Due to exposure, exterior ductwork is not recommended for reuse.

Restrooms are exhausted by dedicated ceiling mounted exhaust fans located within restrooms. Some of these exhaust fans appear original and are reaching the end of their useful life expectancy.

RECOMMENDATIONS
The Basis of Design HVAC system proposed for the renovation of the Park Branch Library is air source heat pumps serving indoor fan coil units and a radiant floor. Locate heat pumps, thermal storage tanks, and hydronic pumps within the Mechanical Enclosure, as indicated on the site plan.

Heat Pumps
Provide (qty.2) single zone variable refrigerant volume (VRF) heat pumps – similar to a Daikin VRV-S Heat Pumps (HP-1 and HP-2). These heat pumps shall provide heated or cooled refrigerant to indoor fan coil units.

I. SITE ASSESSMENT
Attachment 1
16 INTRODUCTION
The following Plumbing services are provided to the building:

Domestic Cold Water
• 1-1/2” water meter in vault at south of building (along 6th Ave). • 1” water line connected to main at the corridor beneath the parking lot.

Domestic Hot Water
• A tank-type electric water is installed on a shelf within the Janitor Closet on the Ground Floor. A circulation pump is included but no expansion tank. (The lack of expansion tank can result in high pressure spikes as a result of thermal expansion.) T&P relief piping and drain from pan routed to mop sink beneath unit.

Natural Gas
• Meter installed at the building North, routed below parking lot to serve backup generator and HVAC equipment.

Sanitary Sewer
• Sewer lateral at east of building beneath parking lot. • 1988 Drawings indicate a 3” lateral size in ceiling of Basement. • Drawings explicitly call out 1/8” slope minimum which suggests that the existing lateral is constrained by a shallow invert elevation. (1/8” per ft slope is only technically allowed by Plumbing Code for 4” pipes and larger.

Storm Water
• Gutters and downspouts that are routed to grade and terminate below grade piping that (presumably) connects to the site storm system.
• The basement has a history of flooding and moisture intrusion even though there have been several basement renovations intended to solve the problem. A sump pump and been installed to presumably prevent standing water but does not address the larger issue of moisture intrusion and resulting dampness.

Fire Protection
• Modifications and expansion of the sprinklers noted in 1988 Drawings that appear to bring the building is sprinklered: 3” fire service and fire department connection at south of building along 6th Ave. Enters basement to extend to rest of building.
• (What appears to be) a pre-action assembly is provided outside the building beside the outdoor HVAC unit.

Not clear whether the system is still functional.
• Sprinkler types consist of upright, concealed, and pendant type with cages for protection at sprinklers at low ceilings in the Basement and stairwells.
• 1988 drawings indicate hydrant data: 118 psi static and 66 psi static. • Drawings emphasize that system is sized for a Light Hazard Occupancy which limits the height of the stacks glazing shall be limited to the skylights above the Lobby. Skylights shall be electronically actuated by a common HVAC / skylight control system. Provide contact sensors within the skylight frame. The HVAC system shall command skylights open/closed based on outdoor air conditions.

Additionally, provide contact sensors within the frame of the Operable Glass Wall frame. The building’s HVAC control system shall disable use of FCU-1 when the sensors indicates the Operable Glass Wall is open.

Exhaust Fans
Each restroom, the janitors closet and the staff lounge shall be provided with a dedicated ceiling recess exhaust fan (qty.6). Route discharge ductwork to roof vent caps.

Relief Hood
The building shall maintain a positive pressure relationship to the outdoors. On the roof, above the lobby provide a barometric relief hood. Set the relief hood to 0.1inWC.

IT/Electrical Room Cooling
The building’s Telecom and Electrical rooms shall each be provided with a dedicated cooling only split system, similar to a Daikin Split System. Provide (qty.2) Daikin Outdoor Units, AC-1 and AC-2, in the Mechanical Enclosure adjacent to the buildings heating and cooling heat pumps. Above the door in the Telecom and Electrical room provide wall hung fan coil units, FCU-3 and FCU-4. Route refrigerant from each fan coil unit to its respective outdoor AC units.

Route condensate from all (qty.2) fan coil units to the mop sink located in the Custodian’s room.

HVAC EQUIPMENT LIST:

Storage Tanks:

ST-1: AO Smith, Outdoor Rated, 100 Gallon, Insulated
ST-2: AO Smith, Outdoor Rated, 100 Gallon, Insulated
Radiant:

Zone 1: 2,400 SQFT of Warmboard Product
Mixing Boxes:

MXB-1: MicroMetl VRF Mixing Box TOSH-CAR 6-8T
MXB-2: MicroMetl VRF Mixing Box TOSH-CAR 6-8T
Window Actuator:

Lobby Skylights: Window Master
Operable Glass Wall Frame Contact Sensor: Window
Master
Relief Hood:

HD-1: Greenheck WRH 2’x2’x2’
Exhaust Fans:

EF-1: Panasonic FV-30VQ3
EF-2: Panasonic FV-30VQ3
EF-3: Panasonic FV-30VQ3
EF-4: Panasonic FV-30VQ3
EF-5: Panasonic FV-30VQ3
EF-6: Range Hood
Fan Coil Units:

FCU-1: Daikin FXMQ48MFVJU
FCU-2: Daikin FXMQ48MFVJU
IT/Electrical
Cooling
AC-1: Samsung
AC018BNADCH/AA
AC-2: Samsung
AC018BNADCH/AA
FCU-3: Samsung
AC018BXADCH/AA
FCU-4 Samsung
AC018BXADCH/AA
Heat Pumps:

HP-1: Daikin RXYMQ48PVJU
HP-2: Daikin RXYMQ48PVJU
HP-3: Sanden SANCO2 v4
HP-4: Sanden SANCO2 v4
I. SITE ASSESSMENT

PLUMBING ASSESSMENT
Park Branch Library
Attachment 1
17 that are allowable by code. (likely constrained by the existing 3” service that is relatively small for a this type of building.)
The building includes the following groups of fixtures:
(3) Adjacent Restrooms at Ground Floor
• Floor-mount gravity flush toilet
• Drop-in vitreous china lavatory basin with manual faucet • Drinking fountain and bottle filler (appear to be relatively new) (1) Restroom Group in Basement underneath the parking lot (not in use) • Floor-mount gravity flush toilets
• Wall mounted vitreous china lavatories with manual hot/cold faucets (1) Staff Break Room
• Small stainless steel top-mount sink with manual goose faucet (2) Janitor Closet (Ground floor and Basement)
• Floor mount mop sink with manual hot/cold faucets with integrated vacuum breaker

RECOMMENDATIONS
The Basis of Design proposed for the renovation of the Park Branch Library includes providing new plumbing systems and fixtures to serve the first-floor restrooms.

Domestic Cold Water (CW)
The new programming requires approximately 40gpm at 50-60psi to serve the (4) new flushometer toilets and sink fixtures. The existing site is served by a 1” cold water main and 1-1/2” meter. The existing CW main will be required to be upgraded to meet the new demands with a 2” CW point of connection. The existing 1-1/2” meter will be adequate to serve the new demands. The pipe shall be upsized at the existing point of connection location to the building.

Domestic Hot Water
The existing tank-type electric water heater shall be replaced by the heat pump water heaters serving the buildings radiant slab. As indicated in the HVAC section, (2) 4.5kW CO2 heat pumps, and (2) 100-gallon storage tanks will be provided to serve the combination heating hot water and domestic hot water systems. A recirculating hot water pump and expansion tank shall be provided for the domestic hot water system. The hot water equipment will be located in the mechanical area outdoors. Space for weather-proof enclosure shall be provided for the recirculating pump and expansion tank.

Heat pumps and tanks will be included as a part of the mechanical scope and cost.

Natural Gas (G)
Natural gas system serving the backup generator shall remain. All other natural gas connections and piping shall be demolished back to the main.

Sanitary Waste & Vents
It is recommended that the sewer lateral be scoped as a part of the new construction scope. Pending the results of the video scope and the condition of the existing sewer lateral, the sewer lateral may need to be replaced between the building and the main in the street if the condition is unacceptable. The cost estimate should include a video scope survey report and an “add-alternate” price for replacement of the sewer lateral. All plumbing fixtures shall connect to a new 4” sewer connection.

All new plumbing fixtures shall be provided with new vents. Vents shall connect and tie into existing vents-through-roof.

New penetrations through roof shall be avoided.

Storm Drainage
(6) Floor drains and a sump pump shall be provided at the basement level to mitigate the flooding issues seen by the building. All floor drains shall be routed to the sump pump at 2% slope. Installation of the floor drains will include sawcutting the existing slab. The sump pump shall be a 3’ diameter, 12’ deep, 5 HP duplex system and connect directly to the storm drain system. Because the new design includes severing the basement from the original building, a new storm drain point of connection will be required to discharge the sump pump into. A new 4” storm drain connection shall be provided and coordinated with civil and site design. An electrical connection for the sump pump including a disconnect and a panel shall be provided as part of the scope of work. The new electrical connection will need to be coordinated with the existing electrical service.

Plumbing Fixtures
All new plumbing fixtures shall be provided as required on architectural plans.

PLUMBING EQUIPMENT LIST:
• Plumbing Fixtures: All new plumbing fixtures shall be provided as required on architectural plans.
• (1) 2” CW POC
• (1) Sanitary sewer video scope & report
• (1) 4” SS POC
• *HW Storage Tank specified in HVAC Equipment List
• *HW Heat Pumps specified in HVAC Equipment List
• (1) HW Expansion tank
• (1) HW Recirc Pump
• (6) 3” Floor drains
• (1) 3’ Dia. x 12’ Deep Fiberglass Sump basin
• (2) Sump pumps (duplex system) 2.5 HP each
• (1) Sump pump electrical control panel
• Plumbing Fixtures (per Arch Plans)
• Add Alternate: sewer lateral replacement
I. SITE ASSESSMENT
Attachment 1
18 • Emergency lighting via bug eyes and combo exit sign bug eye fixtures.

Low Voltage Systems
• Telcom services terminate a telecom backboard located adjacent to the existing switchboard in the basement. • Connectivity is via hard wire data drops and wifi.

Electrical Figure 2 – Library Stacks and Panel
A site visit was performed February 4, 2023 during open hours to survey and evaluate the existing electrical systems for adequacy and feasibility of re-use and/or needs for system upgrades for the planned renovation at Park Branch Library. • The existing service size is 400Amp, 208/120V, 3phase, 4wire located in the basement. Given the extent of the planned renovation and age of the equipment, we recommend replacement • The electrical distribution equipment appears to be from the original construction. While equipment appears to be maintained, the equipment is beyond manufacturers recommended life. For the building renovation, we recommend complete replacement of the distribution system.

EXISTING CONDITIONS
Utility Service
• Existing electrical service for the building is 400Amp, 120/208V, 3phase, 4wire. Based on record drawings, it appears service is derived from a PG&E secondary box located along 6th Avenue. If constructed today, PG&E will require that a 3phase service of this capacity will require a pad mount transformer within the property lines. • The switchboard and branch panels appear to be in satisfactory working conditions. The below grade installation of the switchboard does not have a housekeeping pad and lacks a ‘drip-loop’ section that PG&E requires for below grade installations. A drip-loop section prevents potential water intrusion from the service conduits.

Building Distribution
The service enclosure has the following breakers:
• 400Amp – Main circuit breaker with a surge protection device • 150Amp – Panel A located in closet adjacent to office spaces • 150Amp – Panel B
• 150Amp – Panel C (dedicated for mechanical equipment) • 100Amp – Panel D located at the east end of the basement/tunnel Park Branch Library panels also appear to be in satisfactory condition, but do not have many spares or spaces for adding circuits.

A 14kW natural gas generator was observed, and appears to have been installed May 2022. The generator is providing standby power for a sump pump.

I. SITE ASSESSMENT

ELECTRICAL ASSESSMENT
Park Branch Library
Attachment 1
19 RECOMMENDATIONS
Utility Service
Include an electrical service upgrade which will provide sufficient capacity for the planned improvements. New service shall be 600Amp, 208/120V, 3phase 4wire. Provide a new pad-mounted PG&E transformer, refer to Figure 6.

Building Distribution
A new 600Amp switchboard/meter/main shall be provided in a dedicated electrical room. The main breaker will be set at 500Amp to allow for PV interconnection. Refer to section C below. • The switchboard shall have feeder breakers as follows:
• Lighting Panel, 100Amp 3phase
• Receptacle Panel, 225Amp 3phase
• Dedicated 100Amp 3phase panel for Network equipment
• PV Interconnection breaker, xxAmp 3phase
• 90Amp 1phase for existing generator connection
Circuit design will not exceed a maximum of 1,600 volt amperes per 20 ampere, 120 volt circuit for general areas. Branch circuit design for computer rooms, offices, and administration will not exceed a maximum of 720 volt amperes per 20 ampere, 120 volt circuit. Motors of 1/2 horsepower and larger will be served at 208 volt service, 3 phase, 3 wire + ground.

Separate wires in conduit will be provided for each of the following loads:

Elevators:
• 208V, 3 phase, 3 wire + ground, 60 hertz.

Mechanical and Plumbing Systems:
• 208V, 3 phase, 3 wire + ground, 60 hertz.
• 208V, 1 phase, 2 wire + ground, 60 hertz.
• 120V, 1 phase, 2 wire + ground, 60 hertz.

Lighting:
• 120V, 1 phase, 2 wire + ground, 60 hertz.

General Purpose Receptacles:
• 120V, 1 phase, 2 wire + ground, 60 hertz.

Computer Equipment Areas:
• 120V, 1 phase, 2 wire + ground, 60 hertz.

Head-ends for Signal Systems (i.e.: BMS, Security, Fire Alarm, Lighting Controls, etc.):
• 120V, 1 phase, 2 wire + ground, 60 hertz.

Floor boxes, similar to Legrand Evolution 4-gang boxes shall be located as follows:

Qty 3 – Mezzanine Level
Qty 6 – Main Level
Qty 2 – Basement Level, provide ‘on-grade’ type box
Photovoltaic System
Provide a 69kW PV system on roof complete with (4) string inverters (Solar Edge SE17.3KUS or equivalent) with DC optimizer and Hi-efficiency solar panels (Rec Alpha Pure R series, 400W). Refer to cut sheets.

Lightning and Lightning Control System
Refer to Lighting Exhibits and Cut Sheets for description and qualitative representation of light fixtures. Custom colors and finishes on select fixtures such as the stack mounted luminaires is expected. Lighting quality, including uniformity, foot-candles, and color rendering will be per IES (Illuminating Engineering Society) recommendations.

Addressable lighting controls will be Lutron Athena, with both wireless and wired components. The addressable lighting control system will be controlled via application based controls, residing on a the cloud, which allows for seamless post occupancy support and integration with the building energy management systems. The lighting control headend will have capability of control and monitoring of any space excluding electrical and mechanical rooms in a cluster by area or zone and set schedules/presets. Each luminaire or group of luminaires will be controlled and monitored by individually addressable drivers and/or interface devices.

I. SITE ASSESSMENT
Attachment 1
20 Daylight harvesting will be designed and specified to reduce energy where natural daylight occurs in sufficient levels.

Fire Alarm System
Provide a new, code compliant addressable Fire Alarm system with voice evacuation.

Low Voltage Systems
One telecommunication room shall be required for the project. Horizontal backbone shall include cable tray within the telecommunication room and exposed locations. J-hooks shall be used above drop ceilings and accessible/concealed locations.

Network drops for wifi will be provided. For pricing assume Qty 8 network drops for WAPs Switchboard
Switchboards will be completely assembled, indoor, free standing, with copper bus bars, full neutral bus, and separate copper ground bus. All bus work will be braced to withstand 36KAIC amperes RMS symmetrical. Short circuit values shall be revisited in future design phase to determine actual ratings for all equipment. Protective devices will be provided with approved barrier between sections and extended load terminals. Protective devices will consist of circuit breakers. Circuit breaker selection will utilize molded case type; be rated for application in their intended enclosure; include solid-state tripping with adjustable long time, instantaneous, short time, and ground fault. Additional spare branch feeder breakers will be provided for future and spare capacity. Switchboard will be Eaton Cutler Hammer, Square D, GE, Siemens, or approved equal.

Proposed: Square D, Eaton Cutler Hammer, or approved.

Conduit and Wiring
Conductors will be copper, THHN or THWN-2, with PVC insulation; galvanized rigid steel (GRS) conduit in exterior or exposed interior work up to eight feet above finished floor, and for work embedded in concrete; rigid nonmetallic conduit (PVC) for all underground exterior work; electrical metallic tubing (EMT) for interior concealed work or above eight feet exposed; flexible metal conduit (Greenfield) for interior work in short lengths or liquid tight flexible metal conduit (Sealtight) wherever moisture may be present for the connection of recessed luminaires, motors, separate building structures and any vibrating equipment. MC Cable shall be used in accessible, concealed locations such as above drop ceilings. Where exposed and/or visible, rigid metallic conduits shall be used.

Electrical Figure 3 – Park Branch Library Single Line Diagram I. SITE ASSESSMENT
Attachment 1
HARRISON MEMORIAL LIBRARY CONCEPTUAL DESIGN II.

Attachment 2
Attachment 2
21 With such a prominent presence in the heart of Carmel-by-the-Sea and its storied history, our conceptual design for the Harrison Memorial Library required a careful and thoughtful approach. First, we evaluated the building and its surrounding site, observing its current conditions and public access from each street. We then looked at the existing library’s program and space allocation, reviewing the relationships and adjacencies between the various library spaces.

At the conclusion of our initial project assessment, conversations with Carmel Public Library and the Carmel Public Library Foundation provided additional feedback as our design process was underway. Through those early discussions, key library programs from both the Harrison Memorial Library and the Park Branch Library were identified for potential relocation as we began to determine alternatives for more efficient programmatic layouts that also addressed the consolidation of the children and teen spaces, moving the teen reading area out of the Harrison Memorial Library basement and into the Park Branch Library, while moving the local history spaces from the Park Branch Library into the west wing of the Harrison Memorial Library. Finally, deficiencies with accessibility throughout the various floor levels were addressed through several strategies. By raising the entry lobby and mezzanine floor and placing the primary stairs with a new elevator in a centralized location, simplified and code compliant access to each library level is provided.

Programmatically, the Harrison Memorial Library has also been simplified by reorganizing the basement level exclusively for staff and support spaces, while the relocation of the Gathering Place to the mezzanine opens up the entirety of the west wing for the Local History Room, providing the historic collections a notable presence.

The remainder of the library is largely left intact, receiving only fine-tuned touch ups to its finishes to help brighten up the large existing main areas such as the entry lobby and the main reading room. A key strategy for the improvement of these main spaces was the focus on the removal of paint from the existing wood beams and ceilings, re-staining the historic structure, and letting the exposed woodwork shine, providing a rich and warm atmosphere throughout the library. Simple and elegant cylindrical light fixtures replace the clunky and outdated fluorescent lights, lining the library ceilings and maintaining the grandeur of the exposed wood structure and ceilings.

Inspired by the beautiful and rugged coastline surrounding Carmel-by-the-Sea, with its fog-covered cliffs, sandy beaches, and vast landscape, our material palette selection captures the region’s natural tones. Wood flooring in the main entrance lobby and warm carpet tones throughout the library reflect the wood and stone textures found along the coast. Interior walls are brightened up with a Venetian plaster finish, taking more cues from the nearby coastal cliffs. And accents of brass materials on light fixtures provide a spark within the spaces, while intricate custom wrought iron patterns wrap the feature elevator and continue as guardrails throughout the library.

CONCEPTUAL DESIGN SUMMARY
Harrison Memorial Library
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
Attachment 2

LINCOLN ST
6TH AVENUE

OCEAN AVENUE
0' 4' 8' 16'

LINCOLN ST
6TH AVENUE

OCEAN AVENUE
0'
8/23/2023 10:13:52 AM
22 Figure A : Existing Site Plan Figure B: Proposed Site Plan

BIKE LOCKERS
PP PAC
BELL

ELEC BOX
ELEC

CABINET
SL
SL
SL
PG&E
VALUT
SL
▲
N

ENTRY PLAZA

MAIN ENTRY

DRINKING FOUNTAINS

LIGHT WELL

SIDE YARD

ENTRY PLAZA

MAIN ENTRY

DRINKING FOUNTAINS

LIGHT WELL

SIDE YARD

ADA ENTRY

OPERABLE SKYLIGHT

PHOTOVOLTAICS

ELEVATOR OVERRUN

ELECTRICAL SERVICE

BELOW SIDEWALK
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8 1
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10 SITE PLAN
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
0 4' 8' 16' 24'
Attachment 2
5 E
G
H
7 I
1 C
A
F
2 3 4
B
D
UP
5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 6 1/2" 20' - 3 1/2" 5' - 4" 5' - 8" 36' - 2" 9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"

PUBLIC / LOBBY

CHILDREN'S / TEEN'S
ADULT

LOCAL HISTORY

RESTROOM

MEETING
STAFF

CIRCULATION

SUPPORT
90' - 2"
63' - 2"
0' 3' 6' 10'
E.1
6 5
E
G
H
7 I
1 C
A
F
2 3 4
B
D
5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 20' - 10" 5' - 4" 5' - 8" 36' - 2" 9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"

PUBLIC / LOBBY

CHILDREN'S / TEEN'S
ADULT

LOCAL HISTORY

RESTROOM

MEETING
STAFF

CIRCULATION

SUPPORT
UP
90' - 2"
63' - 2"
0' 3' 6' 10'
E.1
6 23

BIKE LOCKERS
PP PAC
BELL

ELEC BOX
ELEC

CABINET
SL
SL
SL
PG&E
VALUT
SL
▲
N
TEENS

STAFF WORKROOM
OFFICE

STAFF LOUNGE
IT

STAFF RESTROOM

MECHANICAL

JANITOR

RESTROOM

HALLWAY

STORAGE
CLOSET
Figure C : Existing Program Plan Basement Level
LOBBY

STAFF WORKROOM

STAFF BREAKROOM
OFFICE
WOMEN`S RESTROOM

STAFF RESTROOM

HALLWAY
MEN`S RESTROOM

ELECTRICAL

STORAGE

TELECOM

MECHANICAL

JANITOR

ELEVATOR
Figure D: Proposed Program Plan Basement Level
6 12
1 2
3 4
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7 8
9 10
11 12
13 14
2 1
3 8
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10 BASEMENT LEVEL FLOOR PLAN
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
0 4' 8' 16'
Attachment 2
5 E
G
H
7 I
1 C
A
F
2 3 4
B
D

PUBLIC / LOBBY

CHILDREN'S / TEEN'S
ADULT

LOCAL HISTORY

RESTROOM

MEETING
STAFF

CIRCULATION

SUPPORT
5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 20' - 10" 5' - 4" 5' - 8" 36' - 2" 90' - 2"
9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"
63' - 2"
UP
DN
UP
DN
DN
UP
DN
0' 3' 6' 10'
E.1
6 5
E
G
H
7 I
1 C
A
F
2 3 4
B
D
5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 20' - 10" 5' - 4" 5' - 8" 36' - 2" 90' - 2"
9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"
63' - 2"

PUBLIC / LOBBY

CHILDREN'S / TEEN'S
ADULT

LOCAL HISTORY

RESTROOM

MEETING
STAFF

CIRCULATION

SUPPORT
0' 3' 6' 10'
E.1
6 DN
DN
UP
UP
DN
24 Figure E: Existing Program Plan Main Level Figure F: Proposed Program Plan Main Level

ELEVATOR

ADA ENTRY

MAIN ENTRY
LOBBY

REFERENCE DEPARTMENT

GATHERING PLACE

READING ROOM

REAR ENTRY

MAIN ENTRY
LOBBY

LOCAL HISTORY ROOM

READING ROOM

SELF CHECK-IN

CIRCULATION DESK

BIKE LOCKERS
PP PAC
BELL

ELEC BOX
ELEC

CABINET
SL
SL
SL
PG&E
VALUT
SL
▲
N
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3 4
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3 4
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3 4
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2 MAIN LEVEL FLOOR PLAN
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
0 4' 8' 16'
Attachment 2
5 E
G
H
7 I
1 C
A
F
2 3 4
B
D
DN
90' - 2"
5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 20' - 10" 5' - 4" 5' - 8" 36' - 2" 9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"
63' - 2"

PUBLIC / LOBBY

CHILDREN'S / TEEN'S
ADULT

LOCAL HISTORY

RESTROOM

MEETING
STAFF

CIRCULATION

SUPPORT
0' 3' 6' 10'
E.1
6 5
E
G
H
7 I
1 C
A
F
2 3 4
B
D
DN
90' - 2"
5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 20' - 10" 5' - 4" 5' - 8" 36' - 2" 9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"
63' - 2"

PUBLIC / LOBBY

CHILDREN'S / TEEN'S
ADULT

LOCAL HISTORY

RESTROOM

MEETING
STAFF

CIRCULATION

SUPPORT
0' 3' 6' 10'
E.1
6 25
Figure G: Existing Program Plan Mezzanine Level Figure H: Proposed Program Mezzanine Level

MEZZANINE

OPEN TO BELOW

MEZZANINE

GATHERING SPACE

ELEVATOR

OPEN TO BELOW
4 BIKE LOCKERS
PP PAC
BELL

ELEC BOX
ELEC

CABINET
SL
SL
SL
PG&E
VALUT
SL
▲
N
1 2
1 2
3 4
1 2
1 2
3 4
2 BASEMENT LEVEL PLAN
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
0 4' 8' 16'
Attachment 2
26 INSPIRATION IMAGES
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
Attachment 3
27 Carpet Wood Floor
Redwood Carpet Inlay Venetian Plaster
Redwood Boards
Brass
Textile Antique Bronze
Wrought Iron

MATERIALS
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
Attachment 3
28 View of Main Reading Room
Figure 2: Rendering - View of Main Reading Room

VENETIAN PLASTER FINISH

WROUGHT IRON PANEL

BRASS SIGNAGE

BRASS PENDANTS

WALNUT SHELVING

CUSTOM BRONZE RAILING

REDWOOD SOFFIT

CARPET TILE FLOORING

WROUGHT IRON ELEVATOR

METAL FIREPLACE WITH STONE BASE

AND WROUGHT IRON SCREEN

REDWOOD CEILING WITH PURLINS
1 2 10 6 4 3 5 8
1 2
3 4
5 7
8 9
10 11
6 9 7 11

VISUALIZATIONS
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
Attachment 3
II. HARRISON MEMORIAL CONCEPTUAL DESIGN 29
Attachment 3
30 View of Main Reading Room Towards Lobby
Figure 3: Rendering - View of Main Reading Room Towards Lobby

VENETIAN PLASTER FINISH

WROUGHT IRON PANEL

ORIGINAL MAYBECK TABLES

BRASS PENDANTS

WALNUT SHELVING

CUSTOM BRONZE RAILING

REDWOOD SOFFIT

CARPET TILE FLOORING

WROUGHT IRON ELEVATOR

BRASS SIGNAGE

REDWOOD CEILING WITH PURLINS
1 2
3 4
5 7
8 9
10 11
6 3 2 5 9 1 11 10 7 8 6 4

VISUALIZATIONS
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
Attachment 3
II. HARRISON MEMORIAL CONCEPTUAL DESIGN 31
Attachment 3
32 View from Main Entry

WOOD FLOOR

REDWOOD CEILING WITH PURLINS

ORIGINAL DONOR RECOGNITION

BRASS PENDANTS

WROUGHT IRON ELEVATOR

CUSTOM BRONZE RAILING

EXPOSED REDWOOD STRUCTURE

WALNUT BENCH

AUTOMATED SKYLIGHT

VENETIAN PLASTER FINISH

DONOR RECOGNITION WALL
Figure 4: Rendering - View of Main Entry
2 3 8 1 4 6 9 7
1 2
3 4
5 7
8 9
10 11
6 11 10 5

VISUALIZATIONS
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
Attachment 4
II. HARRISON MEMORIAL CONCEPTUAL DESIGN 33
Attachment 4
34 View of Local History Room from East

VENETIAN PLASTER FINISH

BRASS SIGNAGE

EXPOSED REDWOOD STRUCTURE

GLASS PARTITION

PERSIAN CARPET

REDWOOD CEILING WITH PURLINS

DECORATIVE IRON CHANDELIER

WOOD FLOORING
Figure 5: Rendering - View of Local History Room from East

WALNUT SHELVING

ORIGINAL MAYBECK TABLES
7 1 3 8 10 4 2
1 2
3 4
5 6
7 8
6 9
10 5 9

VISUALIZATIONS
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
Attachment 4
II. HARRISON MEMORIAL CONCEPTUAL DESIGN 35
Attachment 4
36 View of Local History Room from South
Figure 6: Rendering - View of Local History Room from South

VENETIAN PLASTER FINISH

BRASS SIGNAGE

EXPOSED REDWOOD STRUCTURE

GLASS PARTITION

PERSIAN CARPET

REDWOOD CEILING WITH PURLINS

WOOD FLOORING

WALNUT SHELVING

ORIGINAL MAYBECK TABLES

DECORATIVE IRON CHANDELIER
2 5 9 10 6 8 3 6 1 4
1 2
3 4
5 6
7 8
9 10

VISUALIZATIONS
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
Attachment 4
II. HARRISON MEMORIAL CONCEPTUAL DESIGN 37
Attachment 4
38 View of Local History Room from South
Figure 7: Rendering - View of Local history Room from South

VENETIAN PLASTER FINISH

WALNUT SHELVING

ORIGINAL MAYBECK TABLES

REDWOOD CEILING WITH PURLINS

WOOD FLOORING

PERSIAN CARPET

DECORATIVE IRON CHANDELIER
1 2
3 4
5 6
7 2 1 3 6 7 5 4

VISUALIZATIONS
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
Attachment 5
II. HARRISON MEMORIAL CONCEPTUAL DESIGN 39
Attachment 5
40 VENETIAN PLASTER FINISH

BRASS PENDANTS

WALNUT SHELVING

WROUGHT IRON PANEL

CUSTOM BRONZE RAILING

BRASS SIGNAGE

REDWOOD CEILING WITH PURLINS

WOOD FLOORING
View from Mezzanine
Figure 8: Rendering - View from Mezzanine
1 4 2 3 5 8
1 2
3 4
5 6
7 8
7 6

VISUALIZATIONS
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
Attachment 5
II. HARRISON MEMORIAL CONCEPTUAL DESIGN 41
Attachment 5
42 View of Gathering Place

VENETIAN PLASTER FINISH

WALNUT SHELVING

GLASS PARTITION

REDWOOD VENEER

REDWOOD CEILING WITH PURLINS

BRASS PENDANTS

WOOD FLOORING
Figure 1: Rendering - View of Gathering Place
1 6 7 2 6 3 4
1 2
3 4
5 6
7 5

VISUALIZATIONS
II. HARRISON MEMORIAL CONCEPTUAL DESIGN
Attachment 5
II. HARRISON MEMORIAL CONCEPTUAL DESIGN 43
Attachment 5
44 II. HARRISON MEMORIAL CONCEPTUAL DESIGN
Attachment 5
PARK BRANCH LIBRARY CONCEPTUAL DESIGN III.

Attachment 6
Attachment 6
45 Located only several blocks from the Harrison Memorial Library, the concept design for the Park Branch Library involved a more considerable renovation. As with the Harrison branch, we evaluated the existing building and site, reviewing its presence and adjacent context. Although similar to the Harrison branch with its street corner placement, the Park Branch is situated on a quieter stretch of streets in Carmel-by-the-Sea and directly adjacent to one of the City’s parks, Devendorf Park.

Meetings with the Carmel Public Library and the Carmel Public Library Foundation provided direction during the early stages of our design process. The relocation of the teen’s room from the Harrison branch to the Park branch was identified as one of the main programmatic solutions to achieve a more efficient layout for the library. Another key design decision was the reduction of access and use to the miscellaneous basement spaces that had gone largely unused throughout the years of library operation. As we learned about the City’s plans to potentially close off the adjacent streets and reclaim it for pedestrian use, an entry plaza was determined as a desirable approach in establishing a well-defined entry sequence for the library.

The program of the Park Branch Library is greatly simplified by consolidating both youth program spaces under the same roof. With only staff and support spaces making up the remainder of the Park branch, the repositioning of the entry lobby to its more centralized location and its redefined exterior approach seamlessly ties the library together, revitalizing the Park branch as a modern-day library. Although the building footprint is left untouched, its exterior is completely reimagined with new wood siding in shou sugi ban finish that clads each elevation. The redefined entry is enclosed in tall glass windows that provide transparency upon your approach. Built-in seating elements also line the exterior entryway, as well as the plaza spaces below. A new roof overhang extends above the entryway, creating a shelter at the building’s front door and further emphasizing the new entry. The existing roof itself is replaced with a new metal roof, and the roof form at the northern side has been changed from a hip to a gable form. Several linear skylights are introduced to bring in additional daylight. On the building’s interior, the rooms are completely reorganized. With the children’s room as the primary reading room, exposed wood beams and wood slat ceilings with large pendant fixtures define the bright nature of the space, as natural light spills in from the large skylight above. Additionally, the children’s area is able to expand onto a new outdoor patio space, replacing the existing driveway with planting areas, pavers, and fun outdoor furniture. This new children’s patio is defined by a wood fence along the perimeter of the site that matches the new wood siding of the building’s exterior.

Similar to the Harrison branch, our material palette was inspired by the coastline near Carmel-by-the-Sea. From the exterior stone pavers to the warm carpet tones, to the light wood finishes and blue tones, the design of the library takes its cues from its natural surroundings. And as a direct nod to the adjacent buildings, the shou sugi ban wood finish of the exterior embodies the charm of the worn wood finishes found throughout the city.

CONCEPTUAL DESIGN SUMMARY
Park Branch Library
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
Attachment 6

MISSION STREET

JUNIPERO STREET
6TH AVENUE
8/22/2023 10:30:47 AM
0' 8' 1
46 PARKING

MAIN ENTRY

REAR ENTRY

STAFF ENTRY

BASEMENT ENTRY

MECHANICAL
RAMP

BIKE LOCKERS
PP PAC
BELL

ELEC BOX
ELEC

CABINET
SL
SL
SL
PG&E
VALUT
SL
▲N 1234567
1 11
7 1
2 3
3 4
5 6

SITE PLAN
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN 0 6' 12' 24' Attachment 6
6TH AVENUE

MISSION STREETJUNIPERO STREET
8/22/2023 12:00:05 PM
0' 8' 1
47 ENTRY PLAZA

MECHANICAL AND TRASH ENCLOSURE
RAMP

OPERABLE SKYLIGHT

PHOTOVOLTAIC ARRAY

MAIN ENTRY

STAFF ENTRY

CHILDREN'S PATIO
GARDEN

INTEGRATED BENCHES

DECORATIVE LOG

ELECTRICAL SERVICE

PLANTER

PARKING

STORAGE BELOW

STAIR TO STORAGE

BIKE LOCKERS
PP PAC
BELL

ELEC BOX
ELEC

CABINET
SL
SL
SL
PG&E
VALUT
SL
▲
N
1 2
3 4
5 6
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9 10
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15 16
1 2
3 4
5 6
7 8
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16 15 16
7 7

SITE PLAN
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
0 6' 12' 24'
Attachment 6

PUBLIC / LOBBY

CHILDREN'S / TEEN'S
ADULT

RESTROOM
STAFF

CIRCULATION

SUPPORT
0' 3' 6' 10'

PUBLIC / LOBBY

CHILDREN'S / TEEN'S
ADULT

RESTROOM
STAFF

CIRCULATION

SUPPORT
DOWN
DOWN
DOWN
0' 3' 6' 10'

PUBLIC / LOBBY

CHILDREN'S / TEEN'S
ADULT

RESTROOM
STAFF

CIRCULATION

SUPPORT
48 STAIR TO BASEMENT

BASEMENT STORAGE
Figure K: Existing Program Plan Basement Level Figure L: Proposed Program Plan Basement Level

MECHANICAL ROOM

CORRIDOR

STORAGE

STAFF LOUNGE

VESTIBULE

WOMEN'S RESTROOM

MEN'S RESTROOM
PUMP
STAIR

LIBRARY ABOVE
1 2
3 4
5 6
7 8
9 10
1 9
2 2
2 3 4
9 5
5 7
8 6
1 2
2 1
10 BASEMENT LEVEL PLAN
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
0 6' 12' 24'
Attachment 6
0' 3'

PUBLIC / LOBBY

CHILDREN'S / TEEN'S
ADULT

RESTROOM
STAFF

CIRCULATION

SUPPORT
UP
UP

PUBLIC / LOBBY

CHILDREN'S / TEEN'S
ADULT

RESTROOM
STAFF

CIRCULATION

SUPPORT
0' 3' 6' 10'
49 MAIN ENTRY

STAFF ENTRY

HISTORY STORAGE
FOYER

VESTIBULE

HISTORY WORKROOM

STORAGE

LOCAL HISTORY ROOM
OFFICE

STORY TIME
TOILET

MAIN ENTRY

STAFF ENTRY
LOBBY
TEENS

CHILDREN'S READING ROOM

STORAGE

RESTROOM

CUSTODIAL
OFFICE

STAFF WORKROOM

STAFF LOUNGE

TECHNICAL SERVICES
Figure M: Existing Program Plan Main Level Figure N: Proposed Program Main Level

CHILDREN'S READING ROOM

JANITOR

KITCHEN BREAKROOM
STAIR

ELECTRICAL

TELECOM

STORYTIME

OPERABLE GLASS WALL
16 13
14 15
15 4
6 5
9 11
10 11
15 16 14
13 12
3 4
5 6 6
6 7 12
8 13
9 11
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6 9
10 14
6 1
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8 9
10 11
12 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
1 3
9 2 2
1 MAIN LEVEL FLOOR PLAN
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
0 6' 12' 24'
Attachment 6
50 INSPIRATION IMAGES
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
Attachment 7
51 Wood Ceilings
Carpet Tiles Wood Flooring
Gradient Wall Graphics Textile
Shou Sugi Ban Carmel Flagstone Red Cedar Zinc Roof

MATERIALS - EXTERIOR MATERIALS - INTERIOR
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
Attachment 7
6TH AVENUE

MISSION STREETJUNIPERO STREET
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE

REVISIONS
DRAFT!

NOT FOR

CONSTRUCTION
OWNER

PROJECT
3/32" = 1'-0"
8/22/2023 12:00:05 PM
X0.01

FINAL REPORT -

PROPOSED - SITE PLAN

CARMEL PUBLIC LIBRARY

PARK BRANCH LIBRARY
08/25/2023
2023-01

MASTER PLAN
MISSION & 6TH AVENUE
CARMEL-BY-THE-SEA, CA 93921

CITY OF

CARMEL-BY-THE-SEA
0' 8' 16' 32'
NO. DATE DESCRIPTION
52 View from Plaza

BOARD-FORM CONCRETE PLANTER

SHOU SUGI BAN FACADE

WOOD SOFFIT

STEEL STOREFRONT

BENCH WITH WOOD SEATING

BRONZE HANDRAILS

BRONZE SIGNAGE

FLAGSTONE PAVERS
Figure 9: Rendering - View from Plaza

METAL ROOF EDGE

BOULDERS
3 1 4 2 8 7 9 5 6 10
1 2
3 4
5 6
7 8
9 10

VISUALIZATIONS
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
Attachment 7
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN 53
Attachment 7
54 View of Lobby from Main Entrance

WOOD FLOOR

AUTOMATED SKYLIGHT

SOLID WOOD SURROUND

FROSTED GLASS PARTITION

QUARTZ COUNTERTOP

WOOD LETTERING

WOOD SLAT CEILING

GLASS PARTITION

PAINTED GYPSUM BOARD

GLASS PARTITION WITH GRAPHIC
Figure 10: Rendering - View from Main Entrance

PAINTED WOOD SHELVING
2 1 4 11 10 5 6 7 9 8
1 2
3 4
5 6
7 8
9 3
10 11

VISUALIZATIONS
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
Attachment 7
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN 55
Attachment 7
56 View of Entry to Teens Room
Figure 11: Rendering - View of Entry to Teens Room

WOOD FLOOR

SOLID WOOD SURROUND

WOOD LETTERING

WOOD SLAT CEILING

GLASS PARTITION

GLASS PARTITION WITH GRAPHIC
6 2 4 1 5 3
1 2
3 4
5 6

VISUALIZATIONS
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
Attachment 8
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN 57
Attachment 8
58 View of Teens Room
Figure 12: Rendering - View of Teens Room

CARPET TILE FLOORING

SOLID WOOD SURROUND

WOOD SLAT CEILING

PAINTED GYPSUM BOARD

GLASS PARTITION WITH GRAPHIC

PAINTED WOOD SHELVING

PERFORATED WOOD PANELS

GRADIENT WALLPAPER

WOOD STUDY COUNTER
3 2 7 1 6 5 4 9 8
1 2
3 4
5 6
7 8
9 VISUALIZATIONS
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
Attachment 8
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN 59
Attachment 8
60 View from Entry to Children's Room
Figure 13: Rendering - View from Entry to Children's Room

SOLID WOOD SURROUND

QUARTZ COUNTERTOP

WOOD LETTERING

WOOD SLAT CEILING

OPERABLE GLASS STOREFRONT

PAINTED GYPSUM BOARD

CARPET TILE FLOORING

WOOD FLOOR

CANTILEVER METAL SHELVING

GRADIENT WALLPAPER

FEATURE LIGHTING
6 7 3 8 1 4 9 11 2 10 5
1 2
3 4
5 6
7 8
9 10
11 VISUALIZATIONS
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
Attachment 8
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN 61
Attachment 8
62 View across Children's Room
Figure 14: Rendering - View across Children's Room

SOLID WOOD SURROUND

QUARTZ COUNTERTOP

WOOD SLAT CEILING

OPERABLE STEEL STOREFRONT

PAINTED GYPSUM BOARD

CARPET TILE FLOORING

PAINTED WOOD SHELVING

GRADIENT WALLPAPER

FEATURE LIGHTING
10 CANTILEVER METAL SHELVING
2 3 4 10 5 1 9 7 5 8 6
1 2
3 4
5 6
7 8
9 VISUALIZATIONS
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
Attachment 8
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN 63
Attachment 8
6TH AVENUE

MISSION STREETJUNIPERO STREET
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE

REVISIONS
DRAFT!

NOT FOR

CONSTRUCTION
OWNER

PROJECT
3/32" = 1'-0"
8/22/2023 12:00:05 PM
X0.01

FINAL REPORT -

PROPOSED - SITE PLAN

CARMEL PUBLIC LIBRARY

PARK BRANCH LIBRARY
08/25/2023
2023-01

MASTER PLAN
MISSION & 6TH AVENUE
CARMEL-BY-THE-SEA, CA 93921

CITY OF

CARMEL-BY-THE-SEA
0' 8' 16' 32'
NO. DATE DESCRIPTION
64 View from Children's Garden
Figure 15: Rendering - View Children's Garden

SHOU SUGI BAN FACADE

BOARD-FORM CONCRETE PLANTER

STEEL PLANTER

OPERABLE GLASS STOREFRONT

STEEL WINDOW

WOOD BENCH

FLAGSTONE PAVERS

WOOD SOFFIT

METAL PANELS

METAL ROOF EDGE

BOULDERS
10 3 11 9 2 1 8 4 5 6 7
1 2
3 4
5 6
7 8
9 10
11 VISUALIZATIONS
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
Attachment 9
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN 65
Attachment 9
6TH AVENUE

MISSION STREETJUNIPERO STREET
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE

REVISIONS
DRAFT!

NOT FOR

CONSTRUCTION
OWNER

PROJECT
3/32" = 1'-0"
8/22/2023 12:00:05 PM
X0.01

FINAL REPORT -

PROPOSED - SITE PLAN

CARMEL PUBLIC LIBRARY

PARK BRANCH LIBRARY
08/25/2023
2023-01

MASTER PLAN
MISSION & 6TH AVENUE
CARMEL-BY-THE-SEA, CA 93921

CITY OF

CARMEL-BY-THE-SEA
0' 8' 16' 32'
NO. DATE DESCRIPTION
66 View into Children's Room
Figure 16: Rendering - View into Children's Room

SHOU SUGI BAN FACADE

SHOU SUGI BAN FENCE

OPERABLE GLASS STOREFRONT

STEEL WINDOW

FLAGSTONE PAVERS

WOOD SOFFIT

METAL PANELS

METAL ROOF EDGE

BOULDERS
3 5 4 1 7 6 8 2 9
1 2
3 4
5 6
7 8
9 VISUALIZATIONS
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
Attachment 9
III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN 67
Attachment 9
68 III. PARK BRANCH LIBRARY CONCEPTUAL DESIGN
Attachment 9
BUDGET AND SCHEDULE IV.

Attachment 10
Attachment 10
69 The estimate for the Harrison and Park Branch has two main elements, hard costs and soft costs. The hard costs make up a bulk of the estimated budget and consist of the materials and labor required to build the project. The soft costs consist of other project costs including consultant fees, furniture, contingencies, and other costs.

In addition to the hard and soft costs for each project, we have broken out several budget alternates for items them we have identified as premium improvements that will add significant value to the design and performance of each building, however are not required by code or critical functional considerations. We have estimated these separately and provided a separate project budget for the project if these alternates are included.

The Harrison Memorial Library hard costs, excluding alternates, are estimated at $10,262,344. The Park Branch Library hard costs, excluding alternates are estimated at $15,122,497. While the square footage of each branch is comparable, the Park Branch is more expensive due to two factors, the underground basement space, and the significantly larger amount of site improvements. Combined, total hard costs for the project, not including alternates, are $25,384,840. This includes $3,452,965 in escalation costs, to account for anticipated year over year increases in the cost of materials and labor at a rate of 6% per year, which is in line with historical data for annual construction cost increases for the region. If the project was built today, the cost of the project would be $21,931,875. The project as estimated assumes a relatively high quality of materials, products, and labor, including custom elements throughout the design of each branch.

Soft costs are detailed in this section of the report, and cumulatively add another $7,491,921 to the project, bringing the total estimated project cost to $35,415,245. Soft costs add approximately 40% to the hard costs, and represent approximately 21% of the total project cost. This is in line for industry standards for a public bid project of this scale and type, located in this region.

The alternates identified for each project include the custom glass and wrought iron elevator and Venetian plaster at the Harrison Memorial Library, photovoltaic systems at both branches, and the cost of escalation if the branches were built in two phases, with the Park branch not starting construction until the Harrison branch was completed. These alternates increase the estimated hard costs by $4,567,704. With soft costs included, the total estimated budget is increased to $41,489,332.

The schedule is structured to prioritize momentum, and minimize the impacts of cost escalation due to an extended duration in the planning phase. Design and engineering follows directly after the conclusion of this master plan phase, and the project begins construction in 2025 and is competed by the end of 2026.

While the budget and schedule will be refined in future phases, this estimate provides a basis for future decision making regarding project scope, schedule, and budget.

BUDGET & SCHEDULE SUMMARY
IV. BUDGET AND SCHEDULE
Attachment 10
2023
2024
2025
20262027

PERMITTING DESIGN

DEVELOPMENT

CONCEPTUAL DESIGN/

COMMUNITY OUTREACH WE ARE HERE

MASTERPLAN
REPORT

BIDDING SCHEMATIC
DESIGN

CONSTRUCTION CONSTRUCTION

DOCUMENTS
70 5-YEAR CAPITAL IMPROVEMENT PLAN
IV. BUDGET AND SCHEDULE
Attachment 10
ID Task Name Duration Start Finish Predecessors
1 PHASE 1A: EXISTING CONDITIONS ASSESSMENT 3.6 wks Wed 2/8/23 Fri 3/3/23 2 Meeting #1: Kickoff 0 days Wed 2/8/23 Wed 2/8/23
3 As-Built & Existing Documentation Review 1 wk Mon 2/13/23 Fri 2/17/23 4 Meeting #2: Site-Walk w/ Maintainance Staff & A&E Team 0 days Wed 2/22/23 Wed 2/22/23 5 Code & Engineering Analysis 2 wks Mon 2/20/23 Fri 3/3/23 3 6 PHASE 1B: RECOMMENDATIONS REPORT 17 wks Mon 3/6/23 Fri 6/30/23 7 Meeting #3: Library Staff 0 days Wed 3/8/23 Wed 3/8/23 8 Prepare Design Recommendations 12 wks Mon 3/6/23 Fri 5/26/23 5 9 Meeting #4: Review Recommendations 0 days Fri 5/26/23 Fri 5/26/23 8 10 Incorporate City Feedback 2 wks Mon 5/29/23 Fri 6/9/23 9 11 Client Review of Recommendations 5 wks Mon 5/29/23 Fri 6/30/23 9 12 Cost Estimation 3 wks Mon 6/12/23 Fri 6/30/23 10
13 PHASE 1C: CAPITAL IMPROVEMENT PLAN 6 wks Mon 6/12/23 Fri 7/21/23 14 Prepare Capital Improvement Plan & Report 3 wks Mon 6/12/23 Fri 6/30/23 10 15 Meeting #5: Review Report 0 days Tue 7/11/23 Tue 7/11/23 14 16 Finalize Report 2 wks Mon 7/10/23 Fri 7/21/23 14
17 Issue Report 0 days Fri 7/21/23 Fri 7/21/23 16
18 PHASE 2: CONCEPTUAL DESIGN/COMMUNITY OUTREACH 10 wks Mon 7/24/23 Fri 9/29/23 19 Finalize Phase 2-8 Scope 4 wks Mon 7/24/23 Fri 8/18/23 17 20 Prepare Donor Outreach Materials 2 wks Mon 8/21/23 Fri 9/1/23 19 21 Donor Outreach Meetings 1 wk Mon 9/4/23 Fri 9/8/23 20 22 Prepare Community Outreach Materials 2 wks Mon 9/11/23 Fri 9/22/23 21 23 Community Outreach Meetings 1 wk Mon 9/25/23 Fri 9/29/23 22 24 PHASE 3: SCHEMATIC DESIGN 10 wks Mon 10/2/23 Fri 12/8/23 25 Schematic Design Documents 6 wks Mon 10/2/23 Fri 11/10/23 23 26 Schematic Design Cost Estimate 3 wks Mon 11/13/23 Fri 12/1/23 25 27 City Review of Schematic Design 4 wks Mon 11/13/23 Fri 12/8/23 25 28 PHASE 4: DESIGN DEVELOPMENT 14 wks Mon 12/11/23 Fri 3/15/24 29 Design Development Documents 10 wks Mon 12/11/23 Fri 2/16/24 27 30 Holidays 2 wks Mon 12/25/23 Fri 1/5/24
31 Design Development Cost Estimate 3 wks Mon 2/19/24 Fri 3/8/24 29 32 City Review of Design Development 4 wks Mon 2/19/24 Fri 3/15/24 29 33 PHASE 5: CONSTRUCTION DOCUMENTS 16 wks Mon 3/18/24 Fri 7/5/24 34 Construction Documents 12 wks Mon 3/18/24 Fri 6/7/24 32 35 Construction Documents Estimate 3 wks Mon 6/10/24 Fri 6/28/24 34 36 City Review of Construction Documents 4 wks Mon 6/10/24 Fri 7/5/24 34 37 PHASE 6: PERMITTING 16 wks Mon 7/8/24 Fri 10/25/24
38 Permit Intake and Review 8 wks Mon 7/8/24 Fri 8/30/24 36 39 Permit Response 2 wks Mon 9/2/24 Fri 9/13/24 38
40 Permit Backcheck 2 wks Mon 9/16/24 Fri 9/27/24 39
41 Permit Backcheck Response 2 wks Mon 9/30/24 Fri 10/11/24 40 42 Permit Approval 2 wks Mon 10/14/24 Fri 10/25/24 41
43 PHASE 7: BIDDING 18 wks Mon 10/28/24 Fri 2/28/25
44 City Authorization to Bid 4 wks Mon 10/28/24 Fri 11/22/24 42 45 Bidding 8 wks Mon 11/25/24 Fri 1/17/25 44
46 Bid Review 4 wks Mon 1/20/25 Fri 2/14/25 45
47 Notice to Proceed 2 wks Mon 2/17/25 Fri 2/28/25 46
48 PHASE 8: CONSTRUCTION 88 wks Mon 3/3/25 Fri 11/6/26
49 Contractor Mobilization 2 wks Mon 3/3/25 Fri 3/14/25 47 50 Construction 78 wks Mon 3/17/25 Fri 9/11/26 49
51 Owner Move In 8 wks Mon 9/14/26 Fri 11/6/26 50
2/8
2/22
3/8
5/26
7/11
7/21

J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D 2023 2024 2025 2026 2
5 YEAR CAPITAL IMPROVEMENT PLAN - 6/27/2023
CARMEL LIBRARIES Page 1 JAYSON ARCHITECTURE
50 29TH STREET
SAN FRANCISCO CA 94110
IV. BUDGET AND SCHEDULE 71
Attachment 10
72 BASE BUDGET BUDGET WITH ALTERNATES
Construction Cost, base $25,384,840 Construction Cost, base + Alternates $29,952,544 10% Construction Contingency $2,538,484 10% Construction Contingency $2,995,254 13% Architecture & Engineering Fees $3,300,029 13% Architecture & Engineering Fees $3,893,831 Furniture @ $65/sf $905,190 Furniture @ $65/sf $905,190 Building Permit Fees $294,259 Building Permit Fees $346,331 Planning Permit Fees $16,546 Planning Permit Fees $16,546 Utility Fees Allowance @ 2% of Construction $507,697 Utility Fees Allowance @ 2% of Construction $599,051 Testing & Inspections @ 0.75% of Construction $190,386 Testing & Inspections @ 0.75% of Construction $224,644 Telecom @ $18/sf $250,668 Telecom @ $18/sf $250,668
AV & Security @ $18/sf $250,668 AV & Security @ $18/sf $250,668 Survey Allowance $50,000.00 Survey Allowance $50,000.00 Hazardous Material Consultant Allowance $30,000.00 Hazardous Material Consultant Allowance $30,000.00 Construction Management @ 3% of Construction $761,545 Construction Management @ 3% of Construction $898,576 Public Art @ 1% of Construction $253,848 Public Art @ 1% of Construction $299,525 Temporary Library Lease - Temporary Library Lease -
Temporary Library Build Out - Temporary Library Build Out - Temporary Library Soft Costs @ 40% of Build Out - Temporary Library Soft Costs @ 40% of Build Out - 10% Soft Costs Contingency $681,083.71 10% Soft Costs Contingency $776,503.04 Total Soft Costs $7,491,921 Total Soft Costs $8,541,533 Total Project Budget $35,415,245 Total Project Budget $41,489,332 *Excluded: Legal, financing, moving, storage, internal staff costs

PROJECT BUDGET
IV. BUDGET AND SCHEDULE
Attachment 10
CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California

BASIS OF ESTIMATE

REFERENCE DOCUMENTATION
Document
- Conceptual design package

PROJECT DESCRIPTION

BASIS FOR PRICING
Site Requirements 5.0%
Jobsite Management 12.0%
Phasing 0.0%
Insurance & Bonding 2.5%
Fee (G.C. Profit) 6.0%

CONTINGENCY
Design Contingency 17.5%
Construction Contingency 0.0% Excluded - Carried separately by Owner Bidding Contingency Excluded
This Construction Cost Estimate was produced from the following documentation. Design and engineering changes occurring subsequent to the issue of these documents have not been incorporated in this estimate.

General Contractor’s/Construction Manager's Site Requirement costs are calculated on a percentage basis. General Contractor’s/Construction Manager's Jobsite Management costs are also calculated on a percentage basis.

General Contractor’s/Construction Manager's overhead and fees are based on a percentage of the total direct costs plus general conditions, and covers the contractor’s bond, insurance, site office overheads and profit.

The scope of work includes the renovation of two libraries in Carmel, California.

This estimate reflects the fair construction value for this project and should not be construed as a prediction of low bid. Prices are based on local prevailing wage construction costs at the time the estimate was prepared. Pricing assumes a procurement process with competitive bidding for all subtrades of the construction work, which is to mean a minimum of 3 bids for all subcontractors and materials/equipment suppliers. If fewer bids are solicited or received, prices can be expected to be higher.

Subcontractor's markups have been included in each line item unit price. Markups cover the cost of field overhead, home office overhead and subcontractor’s profit. Subcontractor's markups typically range from 15% to 25% of the unit price depending on market conditions.

Given the volatile bidding market, we recommend a review fo bidding conditions prior to bid date. Depending on prevailing conditions, it may be prudent to include a bidding contingency
Unless identified otherwise, the cost of such items as overtime, shift premiums and construction phasing are not included in the line item unit price.

This cost estimate is based on standard industry practice, professional experience and knowledge of the local construction market costs. TBD Consultants have no control over the material and labor costs, contractors methods of establishing prices or the market and bidding conditions at the time of bid. Therefore TBD Consultants do not guarantee that the bids received will not vary from this cost estimate.

The Design Contingency is carried to cover scope that lacks definition and scope that is anticipated to be added to the Design. As the Design becomes more complete the Design Contingency will reduce.

The Construction Contingency is carried to cover the unforeseen during construction execution and Risks that do not currently have mitigation plans. As Risks are mitigated, Construction Contingency can be reduce, but should not be eliminated.

Page 1 of 23 ends

Report Prepared for:

Jayson Architecture
TBD Consultants
(415) 981 9430

CARMEL LIBRARIES
Harrison Memorial Library & Park Branch Library
Carmel, California
Conceptual Cost Plan
July 10, 2023
more value, less risk
www.tbdconsultants.com
73 COST ESTIMATE
IV. BUDGET AND SCHEDULE
Attachment 10
CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California

KEY CRITERIA

AREA TABULATION

ENCLOSED AREAS COVERED AREAS GROSS AREA COMMENTS

HARRISON MEMORIAL LIBRARY
Basement 1,976 SF
Main Level 4,240 SF
Mezzanine 1,250 SF
Subtotal 7,466 SF 0 SF
HARRISON MEMORIAL LIBRARY - GSF Incl. 50% Covered Area 7,466 GSF

ENCLOSED AREAS COVERED AREAS GROSS AREA COMMENTS

PARK BRANCH LIBRARY
Basement 1,850 SF
Level 01 6,460 SF
Subtotal 8,310 SF 0 SF
PARK BRANCH LIBRARY - GSF Incl. 50% Covered Area 8,310 GSF

SITEWORK
HARRISON MEMORIAL LIBRARY 9,700 SF Including building footprint PARK BRANCH LIBRARY 22,600 SF Including building footprint

Page 3 of 23 ends

CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California

BASIS OF ESTIMATE
Owner's Contingency Excluded

CONSTRUCTION SCHEDULE
Harrison Memorial
Construction Start Date Mar-2025 Construction End Date Sep-2026 Mid-date of Construction Dec-2025 Construction Duration 17 months Escalation Period 29 months Escalation End Date Construction Mid-Point Park Branch Memorial
Construction Start Date Mar-2025 Construction End Date Sep-2026 Mid-date of Construction Dec-2025 Construction Duration 17 months Escalation Period 29 months Escalation End Date Construction Mid-Point

ESCALATION
Escalation: 15.74% Harrision Memorial
Annual Rate Project Rate Cummulative
2023 6.00% 3.50% 3.50% June to December
2024 6.00% 6.00% 9.71% Full year
2025 5.50% 5.50% 15.74% Full year
2026 5.00% 0.00% N/A
2027 5.00%
Escalation: 15.74% Park Branch
Annual Rate Project Rate Cummulative
2023 6.00% 3.50% 3.50% June to December
2024 6.00% 6.00% 9.71% Full year
2025 5.50% 5.50% 15.74% Full year
2026 5.00% 0.00% N/A
2027 5.00% 0.00% N/A
2028 5.00% 0.00% N/A

EXCLUSIONS
- Land acquisition, feasibility studies, financing costs and all other owner costs - All professional fees and insurance
- Site surveys, existing condition reports and soils investigation costs - Items identified in the design as Not In Contract [NIC] - Hazardous materials investigations and abatement
- Utility company back charges, including work required off-site and utilities rates - Work to City streets and sidewalks
- Items defined as Vendor / Owner supplied and Vendor / Owner installed - Permits
- Owners contingency
- Overtime, 2nd shift and lost productivity premiums
- Design Fees
- PG & E Fees
- Sustainability Fees (LEED)
- Furniture, fixtures and equipment (FF&E)
This calculation does not account for adverse bidding conditions and a separate Bid Contingency should be carried if there are limited qualified bidders or if a market research study indicates.

An owners contingency has not been included in this construction cost estimate, but it is advised that the owner carry additional contingency to cover scope change, bidding conditions, claims and delays.

Escalation is included to the anticipated midpoint of construction, Dec 2025.

Page 2 of 23 ends

74 IV. BUDGET AND SCHEDULE
Attachment 10
CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
HARRISON MEMORIAL LIBRARY - UNIFORMAT II SUMMARY GSF : 7,466 SECTION % TOTAL $ / SF COMMENTS
10 FOUNDATIONS 4.4% 261,050 $34.97
20 BASEMENT CONSTRUCTION
A SUBSTRUCTURE 4.4% 261,050 $34.97
10 SUPERSTRUCTURE 7.0% 417,004 $55.85
20 EXTERIOR ENCLOSURE 7.5% 447,530 $59.94
30 ROOFING 2.1% 123,905 $16.60
B SHELL 16.6% 988,439 $132.39
10 INTERIOR CONSTRUCTION 17.9% 1,064,464 $142.57
20 STAIRS 1.7% 100,000 $13.39
30 INTERIOR FINISHES 11.5% 681,892 $91.33
C INTERIORS 31.1% 1,846,356 $247.30
10 CONVEYING 7.7% 456,600 $61.16
20 PLUMBING 3.0% 178,040 $23.85
30 HVAC 7.0% 416,994 $55.85
40 FIRE PROTECTION 0.6% 37,330 $5.00
50 ELECTRICAL 12.7% 753,643 $100.94
D SERVICES 31.0% 1,842,607 $246.80
10 EQUIPMENT 5.3% 314,000 $42.06
20 FURNISHINGS 0.3% 19,900 $2.67
E EQUIPMENT + FURNISHINGS 5.6% 333,900 $44.72
10 SPECIAL CONSTRUCTION
20 SELECTIVE BUILDING DEMOLITION 7.2% 429,922 $57.58
F SPECIAL CONSTRUCTION + DEMOLITION 7.2% 429,922 $57.58 10 SITE PREPARATION 0.2% 9,940 $1.33
20 SITE IMPROVEMENTS 2.0% 117,475 $15.73
30 SITE MECHANICAL UTILITIES 1.3% 74,525 $9.98
40 SITE ELECTRICAL UTILITIES 0.7% 40,000 $5.36
50 OTHER SITE CONSTRUCTION
G BUILDING SITEWORK 4.1% 241,940 $32.41
DIRECT COSTS 5,944,214 $796.17
SITE REQUIREMENTS 5.0% 297,211 $39.81
JOBSITE MANAGEMENT 12.0% 713,306 $95.54
PHASING none
ESTIMATE SUB-TOTAL 6,954,730 $931.52
INSURANCE + BONDING 2.5% 173,868 $23.29
FEE 6.0% 417,284 $55.89
ESTIMATE SUB-TOTAL 7,545,882 $1,010.70
DESIGN CONTINGENCY 17.5% 1,320,529 $176.87
CONSTRUCTION CONTINGENCY excluded, by Owner
ESTIMATE SUB-TOTAL 8,866,411 $1,187.57
ESCALATION 15.7% 1,395,932 $186.97
ESTIMATE TOTAL 10,262,344 $1,374.54 total add-ons 72.64%

Page 5 of 23 ends

CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California

EXECUTIVE SUMMARY
GSF $ / SF TOTAL COMMENTS

HARRISON MEMORIAL LIBRARY
BUILDING 7,466 GSF $1,139.24 8,505,533
SITEWORK 360,879
SUBTOTAL 8,866,411 today's dollars
ESCALATION TO DECEMBER 2025 1,395,932
TOTAL CONSTRUCTION COST, HARRISON MEMORIAL LIBRARY 10,262,344

PARK BRANCH LIBRARY
BUILDING 8,310 GSF $1,249.91 10,386,761
SITEWORK 2,678,703
SUBTOTAL 13,065,463 today's dollars
ESCALATION TO DECEMBER 2025 2,057,033
TOTAL CONSTRUCTION COST, PARK BRANCH LIBRARY 15,122,497 CARMEL LIBRARIES - HARRISON MEMORIAL + PARK BRANCH LIBRARY CONSTRUCTION COSTS - BOTH LIBRARIES 21,931,875 today's dollars ESCALATION TO DECEMBER 2025 3,452,965
TOTAL CONSTRUCTION COST 15,776 GSF $1,609.08 25,384,840 escalated ALTERNATES 4,567,704
HARRISON MEMORIAL ALTERNATE #1 - GLASS ELEVATOR 2,010,270 HARRISON MEMORIAL ALTERNATE #2 VENETIAN PLASTER 474,098 HARRISON MEMORIAL ALTERNATE #3 PV 208,900
PARK BRANCH ALTERNATE #4 PV 655,185
PHASED CONSTRUCTION 1,219,251 Park Library midpoint July 2027

Page 4 of 23 ends

IV. BUDGET AND SCHEDULE 75
Attachment 10
CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
HARRISON MEMORIAL LIBRARY - ESTIMATE DETAIL GSF : 7,466 REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 62 Existing roofing - patch as needed 5,180 SF 3.50 18,130 allowance 63 New copper gutters and downspouts 401 LF 75.00 30,075 64 65
66 ROOFING 123,905 $16.60 / SF
67 68 Interior Construction
69 70 Interior partitions
71 New partitions 2,740 SF 32.00 87,680
72 New furring walls 1,500 SF 18.00 27,000
73 New furring walls at perimeter wall - remove and
replace, protect existing to remain as needed 7,910 SF 10.00 79,100 allowance 74 75 Interior glazing
76 Frameless glass partitions 476 SF 150.00 71,400
77 Frameless glass partitions, frosted 160 SF 165.00 26,400 78 Custom fire rated glass elevator shaft incl with Conveying 79 Allow for misc glazing, clearstory etc 1 LS 25,000.00 25,000 80 81 Interior doors
82 Frameless glass doors, single 4 EA 5,500.00 22,000
83 Frameless glass doors, double 1 PR 8,500.00 8,500
84 Frameless glass doors, frosted, single 1 EA 6,000.00 6,000 85 HM doors and frames, single 3 EA 4,000.00 12,000
86 HM doors and frames, double 3 PR 6,000.00 18,000
87 Wood doors and frames, single 2 EA 5,500.00 11,000
88 Specialty hardware allowance 1 LS 10,000.00 10,000
89 90 Millwork
91 Built in solid walnut shelving 225 LF 1,250.00 281,250 92 Solid walnut lower cabs with quartz countertop 34 LF 1,300.00 44,200 93 Plam upper and lower cabs with quartz
countertop 12 LF 1,350.00 16,200 sink separate in plumbing 94 Vanity 8 LF 550.00 4,400
95 New fireplace mantle base, custom carved
stone 9 LF 750.00 6,750
96 Circulation desk with quartz countertop & solid
redwood lower cabs 10 LF 2,500.00 25,000
97 Solid wood bench with walnut boards 15 LF 950.00 14,250 98 99 Specialties
100 Code signage 7,466 SF 0.50 3,733
101 Directional signage & graphics 7,466 SF 1.50 11,199 102 Corner guards and bumpers 7,466 SF 0.75 5,600
103 Toilet partitions and accessories
104 Standard 2 EA 5,400.00 10,800
105 ADA 2 EA 5,800.00 11,600
106 Staff restroom 1 EA 3,000.00 3,000
107 Decorative custom wrought iron @ exterior of
elevator hoist way incl with Conveying
108 42" guardrail, custom bronze finish 39 LF 850.00 33,150 109 Operable partitions none
110
111 Miscellaneous
112 Misc metals 7,466 SF 5.00 37,330
113 Allowance for custom wrought iron detailing 1 LS 25,000.00 25,000 114 Rough blocking, backing 7,466 SF 1.50 11,199
115 Miscellaneous rough and finish carpentry 7,466 SF 3.00 22,398 116 Sealing and caulking 7,466 SF 2.50 18,665
117 Interior development allowance 7,466 SF 10.00 74,660 118
119
120 INTERIOR CONSTRUCTION 1,064,464 $142.57 / SF
121

Page 7 of 23 ends

CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
HARRISON MEMORIAL LIBRARY - ESTIMATE DETAIL GSF : 7,466 REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 1 2 Foundations
3 4 Strengthen existing wall foundation 90 LF basement: grid 5, from A to F; main level grid 7 from A to E.5
5 Remove and replace slab on grade as needed 270 SF 150.00 40,500 6 Strengthen existing footing, incl required
excavation, dowel into ex etc 90 LF 850.00 76,500
7 Allow for shoring and bracing as needed 1 LS 25,000.00 25,000 8 Patch waterproofing as required 1 LS 6,750.00 6,750
9 New elevator pit 1 EA 65,000.00 65,000
10 Infill recessed basement slab 98 SF 50.00 4,900 staff restroom 11 Miscellaneous foundations work allowance 4,240 SF 10.00 42,400 12 Dryrot and termite repairs excluded
13 14
15 FOUNDATIONS 261,050 $34.97 / SF
16 17 Basement Construction See Foundations
18 19
20 BASEMENT CONSTRUCTION
21 22 Superstructure
23 24 Wood construction
25 New plywood shear wall at existing walls,
installed from inside, incl hold-downs 1,815 SF 15.00 27,225 assume single layer plywood 26 Strengthen existing floor framing, main level 1,075 SF 20.00 21,500 local history room 27 New floor framing & deck 1,547 SF 80.00 123,760
28 Strengthen existing balcony at history room 140 SF 100.00 14,000 29 Allow for miscellaneous bracing and shoring 7,466 SF 3.50 26,131 30 Elevator steel 1 LS 35,000.00 35,000 allowance
31 Elevator overrun 1 LS 35,000.00 35,000 allowance
32 Miscellaneous demolition for structural work 7,466 SF 8.00 59,728 33 Miscellaneous structural work, connections etc 7,466 SF 10.00 74,660 34 Dryrot and termite repairs excluded
35 36
37 SUPERSTRUCTURE 417,004 $55.85 / SF
38 39 Exterior Enclosure
40 41 Exterior wall infill 1,000 SF 200.00 200,000
42 New thermally broken steel windows 40 SF 215.00 8,600 43 New thermally broken steel storefront entrance,
main level entrance 95 SF 225.00 21,375
44 New thermally broken steel storefront 76 SF 225.00 17,100 45 Exterior entrance doors, single 1 EA 8,500.00 8,500
46 Allow for miscellaneous façade modifications at
new windows and wall infills, as needed 1,211 SF 25.00 30,275 allow for minimal cut and patch 47 Existing façade to remain 1 LS 15,000.00 15,000 allow for minimal cut and patch 48 Paint exterior soffit, joists and beams 1,140 SF 7.00 7,980 49 Elevator overrun, solid wall 216 SF 200.00 43,200
50 Extend balcony railing to code height 61 LF 500.00 30,500 51 Miscellaneous exterior wall improvements 1 LS 65,000.00 65,000 52 53
54 EXTERIOR ENCLOSURE 447,530 $59.94 / SF
55 56 Roofing
57 58 New automated skylight 80 SF 500.00 40,000
59 Elevator overrun roofing, clay tile 80 SF 50.00 4,000 60 Cut, patch, repair around area of work 1 LS 5,000.00 5,000 61 Misc flashing and sheetmetal, copper 5,340 SF 5.00 26,700

Page 6 of 23 ends

76 IV. BUDGET AND SCHEDULE
Attachment 10
CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
HARRISON MEMORIAL LIBRARY - ESTIMATE DETAIL GSF : 7,466 REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 185 Lavatory 5 EA 2,875.00 14,375
186 Drinking fountain 1 EA 6,500.00 6,500
187 Breakroom sink 1 EA 3,000.00 3,000
188 Mop sink 1 EA 4,000.00 4,000
189
190 Sanitary waste, vent and service pipework
191
Rough-in and final connect sanitary waste, vent
and service pipe, fittings, supports, valves,
specialties and insulation
13 EA 4,500.00 58,500
192 3'' floor drain 3 EA 2,875.00 8,625
193 Condensate drainage serving FCU's 4 EA 1,650.00 6,600 194 Condensate drainage serving split AC units 2 EA 1,650.00 3,300 195 Connect to existing domestic water, 2'' 1 EA 1,005.00 1,005 196 Connect to existing sanitary 4'' 1 EA 1,310.00 1,310 197 Video scope sewer line 1 EA 3,000.00 3,000
198
199 Plumbing equipment
200 2'' water meter (by water district) 1 EA 820.00 820 Install/connect only 201 Reinstall existing electric water heater 1 EA 2,960.00 2,960 202 Expansion tank, 20 gallon 1 EA 850.00 850
203 HW recirc pump, 1/2 hp, incl. aquastat and
timer 1 EA 2,000.00 2,000
204
205 Roof drainage NA No work anticipated
206
207 Natural gas NA No work anticipated
208
209 Misc. plumbing requirements
210
Site supervision, documentation, detailing,
coordination, testing, startup, chlorination,
seismic bracing, firestop, GC's and GR's
1 LS 15,506.70 15,507
211 LEED premium 7,466 SF 1.00 7,466
212
213 PLUMBING 178,040 $23.85 / SF
214
215 HVAC
216
217 Trade demo
218 Demo mechanical unit 1 EA 1,500.00 1,500
219 Misc. HVAC demo 7,466 SF 3.00 22,398
220
221 HVAC equipment
222 HP-1, -2, single zone, VRF, 4 ton 2 EA 12,000.00 24,000 223 HP-3, 4 ton with 2port adapter 1 EA 13,000.00 13,000 224 HD-1, relief hood, WRH 2x2x2 1 EA 2,500.00 2,500
225 IT cooling, split AC units, 1.5 ton 2 EA 5,500.00 11,000 226 EF-1 thru -4, panasonic FV-30VQ3 4 EA 875.00 3,500
227 FCU-1,-2, 4 ton 2 EA 8,800.00 17,600
228 FCU-3, -4, 2 ton 2 EA 4,400.00 8,800
229
230 Piping distribution, refrigerant pipework 810 LF 55.00 44,550 231
232 Air distribution 7,466 SF 14.00 104,524
233
234 Diffusers, registers, grilles, OA louvers 7,466 SF 5.00 37,330 235
236 Temperature controls
237 Provide BMS serving new HVAC and plumbing
equipment 7,466 SF 5.00 37,330
238 Window actuator 1 LS 3,000.00 3,000
239 Automated skylight 1 LS 5,000.00 5,000
240 Weather station 1 LS 2,500.00 2,500
241
242 Testing and balancing 40 HRS 185.00 7,400
243
244 Misc. HVAC requirements

Page 9 of 23 ends

CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
HARRISON MEMORIAL LIBRARY - ESTIMATE DETAIL GSF : 7,466 REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 122 Stairs
123
124 New wood stairs, landing and custom bronze
handrails
125 Half flights between split levels 3 EA 30,000.00 90,000 5'4" height difference 126 Short flight at lobby 1 EA 10,000.00 10,000
127
128
129 STAIRS 100,000 $13.39 / SF
130
131 Interior Finishes
132
133 Floor finishes per schedule
134 Wood flooring 920 SF 55.00 50,600
135 Tile 323 SF 50.00 16,150
136 Carpet tile 5,020 SF 10.00 50,200
137 Polish existing concrete slab 97 SF 10.00 970
138
139 Bases per schedule
140 Rubber 1,041 LF 5.00 5,205
141 1x4 solid redwood base 733 LF 25.00 18,325
142 Tile 120 LF 50.00 6,000
143
144 Wall finishes per schedule
145 Paint, level 3 4,300 SF 2.50 10,750
146 Paint, level 4 1,840 SF 5.50 10,120
147 Paint, level 5 5,570 SF 7.00 38,990 see alts for venetian plaster 148 Tile 1,250 SF 50.00 62,500
149
150 Ceiling finishes per rcps
151 Painted gypsum board 323 SF 30.00 9,690
152 Painted gypsum board ilo plaster 290 SF 30.00 8,700 see alts for venetian plaster 153 Exposed ceiling, paint 166 SF 3.50 581
154 ACT, 2x4 964 SF 25.00 24,100
155 T&G redwood soffit 1,297 SF 105.00 136,185
156 T&G redwood with purlins 353 SF 105.00 37,065
157 Strip paint off existing redwood beams, joists,
decking, sandblast, refinish, stain and seal 2,940 SF 45.00 132,300 158
159 Miscellaneous
160 Allowance for enhanced finishes, soffits and
bulkheads 7,466 SF 3.50 26,131
161 Additional wood trims, banding etc 7,466 SF 5.00 37,330 162
163
164 INTERIOR FINISHES 681,892 $91.33 / SF
165
166 Conveying
167
168 Passenger elevator, cab upgrade 1 EA 300,000.00 300,000 3 stops 169 Bronze cladding to elevator shaft 1,080 SF 145.00 156,600 170
171
172 CONVEYING 456,600 $61.16 / SF
173
174 Plumbing
175
176 Trade demolition
177 Safe-off and demo plumbing fixture 5 EA 550.00 2,750 178 Remove water heater, save for reinstall 1 EA 1,840.00 1,840 179 Demo existing gas and cap 1 EA 2,500.00 2,500
180 Misc. plumbing demo 7,466 SF 2.00 14,932
181
182 Plumbing fixtures
183 Water closet 4 EA 3,300.00 13,200
184 Urinal 1 EA 3,000.00 3,000

Page 8 of 23 ends

IV. BUDGET AND SCHEDULE 77
Attachment 10
CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
HARRISON MEMORIAL LIBRARY - ESTIMATE DETAIL GSF : 7,466 REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 299
Site supervision, documentation, detailing,
coordination, testing, startup, seismic bracing,
firestop, GC's and GR's
1 LS 64,101.30 64,101
300 LEED premium 7,466 SF 2.50 18,665
301
302 ELECTRICAL 753,643 $100.94 / SF
303
304 Equipment
305
306 56" tall shelving solid redwood end panels &
canopies, stacks 120 LF 2,000.00 240,000
307 56" tall shelving with custom wood doors & bronze
screens, stacks 19 LF 3,500.00 66,500
308
309 Projection screen, allow 1 EA 7,500.00 7,500
310 Automated material handling system, AMHS excluded
311 Book theft detection excluded
312 Book drops excluded
313
314
315 EQUIPMENT 314,000 $42.06 / SF
316
317 Furnishings
318
319 Window blinds at new glazing 211 SF 28.00 5,908
320 Blinds to interior glazing 636 SF 22.00 13,992
321 Blinds at skylights assume none
322
323
324 FURNISHINGS 19,900 $2.67 / SF
325
326 Special Construction no work
327
328
329 SPECIAL CONSTRUCTION
330
331 Selective Building Demolition
332
333 Building demolition
334 Demo exterior walls 99 LF 50.00 4,950
335 Demo roof structure for skylights & elev overrun 160 SF 55.00 8,800 336 Demo concrete pavement 254 SF 5.50 1,397
337 Demo ext windows 35 LF 50.00 1,750
338 Demo casework 242 LF 25.00 6,050
339 Demo interior windows 29 LF 30.00 870
340 Demo partitions 510 LF 30.00 15,300
341 Demo doors, per leaf 23 EA 250.00 5,750
342 Demo stairs 7 EA 2,500.00 17,500
343 Demo columns 16 EA 1,500.00 24,000
344 Demo dumbwaiter, shaft & equipment 1 EA 8,500.00 8,500 345 Demo restroom fixtures, finishes, accessories 120 SF 30.00 3,600 346 Demo existing floor for new elev & demo lobby
floor 701 SF 55.00 38,555
347 Demo stacks 253 LF 35.00 8,855
348 Demo fireplace mantle base 2 EA 1,000.00 2,000
349 Demo glass partitions 17 LF 30.00 510
350 Demo metal guardrail 25 LF 45.00 1,125
351 Demo archway above 11 LF 30.00 330
352 Demo mezz floor and slab edge 1,020 SF 55.00 56,100 353 Demo all interior finishes, remove paint, fixtures
etc 7,466 SF 12.00 89,592
354 Miscellaneous demolition allowance 7,466 SF 8.00 59,728 355 Structural demolition allowance 7,466 SF 10.00 74,660 356 MEP demolition allowance see trades

Page 11 of 23 ends

CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
HARRISON MEMORIAL LIBRARY - ESTIMATE DETAIL GSF : 7,466 REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 245
Site supervision, documentation, detailing,
coordination, testing, startup, seismic bracing,
firestop, GC's and GR's
1 LS 52,397.17 52,397
246 LEED premium 7,466 SF 2.50 18,665
247
248 HVAC 416,994 $55.85 / SF
249
250 Fire Protection
251
252 Misc. rework and reconfiguration of existing fire
sprinkler system to accommodate new layout 7,466 SF 5.00 37,330 253
254 FIRE PROTECTION 37,330 $5.00 / SF
255
256 Electrical
257
258 Trade demolition
259 Safe-off, disconnect and remove existing
panels, raceways and cabling 7,466 SF 4.00 29,864
260
261 Power distribution
262 Main service panel, 400A, 208/120V, 3P, 4W 1 EA 19,200.00 19,200 263 Elevator feeder, 150A 1 EA 15,625.00 15,625
264 PV interconnection breaker, 80A 1 EA 2,200.00 2,200 265 Distribution panel, 150A, 120/208V, 42 circuit 1 EA 6,750.00 6,750 266 Distribution panel, 60A, 120/208V, 42 circuit,
server room, shunt trip 1 EA 3,300.00 3,300
267 Distribution panel, 100A, 120/208V, 42 circuit,
HVAC and DHW equip 1 EA 4,500.00 4,500
268 Misc. feeders, conduit and cabling 7,466 SF 5.00 37,330 269
270 Machine and equipment power
271 HP-1, -2, power connection 2 EA 3,500.00 7,000
272 HP-3, power connection 1 EA 3,500.00 3,500
273 Split AC power connections 2 EA 2,875.00 5,750
274 Exhaust fan power connections 4 EA 950.00 3,800
275 FCU power connections 4 EA 1,225.00 4,900
276 DHW recirc pump 1 EA 1,200.00 1,200
277 Disconnect/reconnect electric water heater 1 EA 2,875.00 2,875 278
279 Convenience power
280 Duplex receptacles, conduit and wiring,
terminations 7,466 SF 8.00 59,728
281 Floor boxes 11 EA 485.00 5,335
282
283 Lighting and controls
284 Misc. lighting, lighting controls, conduit and
wiring 7,466 SF 45.00 335,970
285
286 Telecom and security
287 Misc. tele data outlets, WAP outlets, raceways
and structured cabling 7,466 SF 9.00 67,194
288 Data in floor boxes 11 EA 485.00 5,335
289 Data drops 2 mezz, 4 main, 3 basement 9 EA 525.00 4,725 290 Security allowance 7,466 SF 3.00 22,398
291
292 Fire alarm
293 Misc. rework/reconfiguration of existing FA
system 7,466 SF 3.00 22,398
294
295 Photovoltaics
296 PV array, wiring, raceways, inverter, and panel
supports, 22kw 22 KW see alternates
297
298 Misc. electrical requirements

Page 10 of 23 ends

78 IV. BUDGET AND SCHEDULE
Attachment 10
CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
PARK BRANCH LIBRARY - UNIFORMAT II SUMMARY GSF : 7,466
SECTION % TOTAL $ / SF COMMENTS
10 FOUNDATIONS 2.1% 184,800 $24.75
20 BASEMENT CONSTRUCTION 3.2% 284,000 $38.04
A SUBSTRUCTURE 5.4% 468,800 $62.79
10 SUPERSTRUCTURE 6.3% 548,415 $73.45
20 EXTERIOR ENCLOSURE 13.9% 1,218,295 $163.18
30 ROOFING 6.6% 578,740 $77.52
B SHELL 26.8% 2,345,450 $314.15
10 INTERIOR CONSTRUCTION 10.4% 911,008 $122.02
20 STAIRS 0.5% 45,000 $6.03
30 INTERIOR FINISHES 9.2% 806,970 $108.09
C INTERIORS 20.1% 1,762,978 $236.13
10 CONVEYING
20 PLUMBING 2.6% 231,282 $30.98
30 HVAC 6.0% 522,596 $70.00
40 FIRE PROTECTION 0.5% 41,550 $5.57
50 ELECTRICAL 10.9% 958,471 $128.38
D SERVICES 20.0% 1,753,898 $234.92
10 EQUIPMENT 1.9% 166,750 $22.33
20 FURNISHINGS 0.5% 45,000 $6.03
E EQUIPMENT + FURNISHINGS 2.4% 211,750 $28.36
10 SPECIAL CONSTRUCTION
20 SELECTIVE BUILDING DEMOLITION 4.8% 420,610 $56.34
F SPECIAL CONSTRUCTION + DEMOLITION 4.8% 420,610 $56.34 10 SITE PREPARATION 2.1% 183,165 $24.53
20 SITE IMPROVEMENTS 17.1% 1,498,164 $200.66
30 SITE MECHANICAL UTILITIES 0.9% 74,525 $9.98
40 SITE ELECTRICAL UTILITIES 0.5% 40,000 $5.36
50 OTHER SITE CONSTRUCTION
G BUILDING SITEWORK 20.5% 1,795,854 $240.54
DIRECT COSTS 8,759,339 $1,173.23
SITE REQUIREMENTS 5.0% 437,967 $58.66
JOBSITE MANAGEMENT 12.0% 1,051,121 $140.79

PHASING
ESTIMATE SUB-TOTAL 10,248,427 $1,372.68
INSURANCE + BONDING 2.5% 256,211 $34.32
FEE 6.0% 614,906 $82.36
ESTIMATE SUB-TOTAL 11,119,543 $1,489.36
DESIGN CONTINGENCY 17.5% 1,945,920 $260.64
CONSTRUCTION CONTINGENCY excluded, by Owner
ESTIMATE SUB-TOTAL 13,065,463 $1,750.00
ESCALATION 15.7% 2,057,033 $275.52
ESTIMATE TOTAL 15,122,497 $2,025.52 total add-ons 72.64%

Page 13 of 23 ends

CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
HARRISON MEMORIAL LIBRARY - ESTIMATE DETAIL GSF : 7,466 REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 357
358 Hazardous materials abatement excluded
359
360
361 SELECTIVE BUILDING DEMOLITION 429,922 $57.58 / SF
362
363 Site Preparation
364
365 Demo tree 1 EA 1,500.00 1,500
366 Demo planting area 10 SF 25.00 250
367 Miscellaneous site demo, protection 5,460 SF 1.50 8,190 368
369
370 SITE PREPARATION 9,940 $1.33 / SF
371
372 Site Improvements
373
374 New accessible stone ramp & landing 100 SF 295.00 29,500 375 New stone stairs 15 SF 295.00 4,425
376 New bronze railings to above 60 LF 850.00 51,000
377 New sidewalks 120 SF 30.00 3,600
378 Allow for new curbs 30 LF 55.00 1,650
379 Miscellaneous sitework allowance - minimal 5,460 SF 5.00 27,300 380
381
382 SITE IMPROVEMENTS 117,475 $15.73 / SF
383
384 Site Mechanical Utilities
385
386 Connect to existing utilities within 5' of building 1 LS 15,000.00 15,000 387
388 Site drainage improvements allowance 1 LS 25,000.00 25,000 389
390 Scope existing sewer lateral to determine viablility of reuse 1 LS 2,650.00 2,650
391 Replace sewer later to POC in street 75 LF 175.00 13,125 392 Sawcut/patch roadway 150 SF 65.00 9,750
393 Trench plating, traffic control 1 LS 5,000.00 5,000 394 Connect to existing 1 LS 4,000.00 4,000
391
396 SITE MECHANICAL UTILITIES 74,525 $9.98 / SF
397
398 Site Electrical Utilities
399
400 Site power distribution allowance 1 LS 15,000.00 15,000 401
402 Site lighting improvements allowance 1 LS 25,000.00 25,000 403
404 SITE ELECTRICAL UTILITIES 40,000 $5.36 / SF
405
406 Other Site Construction no work
407
408
409 OTHER SITE CONSTRUCTION

Page 12 of 23 ends

IV. BUDGET AND SCHEDULE 79
Attachment 10
CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
PARK BRANCH LIBRARY - ESTIMATE DETAIL GSF : 8,310
REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 60 Specialty hardware allowance 1 LS 10,000.00 10,000
61 62 Soffit - t&g western red cedar 962 SF 95.00 91,390 63 Entry canopy - wood soffit, pvc roofing, structural
support 900 SF 180.00 162,000
64 Exterior bronze signage 2 LOC 20,000.00 40,000
65 Mech enclosure 7' ht tall wester red cedar,
support 266 SF 170.00 45,220
66 Allow for miscellaneous façade modifications at
new windows and wall infills, as needed 4,583 SF 20.00 91,660 allow for minimal cut and patch 67 68
69 EXTERIOR ENCLOSURE 1,218,295 $146.61 / SF
70 71 Roofing
72 73 New zinc standing seam roofing over existing
framing 6,394 SF 60.00 383,640
74 New pvc roofing over new/existing framing 685 SF 28.00 19,180 75 New automated skylight 123 SF 500.00 61,500
76 New fixed skylight 50 SF 250.00 12,500
77 Misc flashing and sheetmetal, copper 7,252 SF 10.00 72,520 78 New copper gutters and downspouts 392 LF 75.00 29,400 79 80
81 ROOFING 578,740 $69.64 / SF
82 83 Interior Construction
84 85 Interior partitions
86 New partitions 3,504 SF 32.00 112,128
87 New furring walls 1,344 SF 18.00 24,192
88 New furring walls at perimeter wall - remove and
replace, protect existing to remain as needed 2,532 SF 10.00 25,320 allowance 89 90 Interior glazing
91 Frameless glass partitions 342 SF 150.00 51,300
92 Frameless glass partitions, frosted 80 SF 165.00 13,200 93 Frameless glass partitions, with custom graphic
interlayer 170 SF 225.00 38,250
94 Allow for misc glazing, clearstory etc 1 LS 10,000.00 10,000 95 96 Interior doors
97 Frameless galss doors, single 4 EA 5,500.00 22,000
98 Frameless galss doors, with custom graphic
interlayer, single 1 EA 7,000.00 7,000
99 Frameless galss doors, frosted, single 1 EA 6,000.00 6,000 100 HM doors and frames, single 1 EA 4,000.00 4,000
101 Wood doors and frames, single 8 EA 5,500.00 44,000
102 Specialty hardware allowance 1 LS 8,500.00 8,500
103
104 Millwork
105 Painted wood built-in shelving, 56" tall 60 LF 1,250.00 75,000 106 Painted wood built-in shelving 42" tall 38 LF 1,000.00 38,000 107 Solid birch countertop 12 LF 650.00 7,800
108 Built-in upholstered seating with painted
shelving below 37 LF 1,500.00 55,500
109 Circulation desk with quartz countertop &
painted wood lower cabs 20 LF 2,500.00 50,000
110 Painted lower cabs with quartz countertop 23 LF 1,000.00 23,000 111 1-1/2" solid maple wood surround 123 LF 175.00 21,525 112 Vertical solid maple 1x2 wood slats at 1.5" oc
with black acoustic fabric backer 32 LF 1,250.00 40,000 113
114 Specialties
115 Code signage 8,310 SF 0.50 4,155

Page 15 of 23 ends

CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
PARK BRANCH LIBRARY - ESTIMATE DETAIL GSF : 8,310
REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 1 2 Foundations
3 4 Allow for footings (strengthened or new) at new
concrete shearwalls 74 LF 850.00 62,900
5 Allow for shoring and bracing as needed 1 LS 20,000.00 20,000 6 Patch waterproofing as required 1 LS 5,000.00 5,000
7 Miscellaneous foundations work allowance 6,460 SF 15.00 96,900 8 Dryrot and termite repairs excluded
9 10
11 FOUNDATIONS 184,800 $22.24 / SF
12 13 Basement Construction
14 15 Basement - abandon in place partial basement,
seal and infill slabs and walls where needed 850 SF 250.00 212,500 pending further detailing 16 New basement wall infill, concrete, with xypex 144 SF 125.00 18,000 17 Allow for excavation, shoring & support, etc as
needed for new basement walls 1 LS 10,000.00 10,000
18 New interior concrete walls with xypex 348 SF 125.00 43,500 19 Dryrot and termite repairs excluded
20 21
22 BASEMENT CONSTRUCTION 284,000 $34.18 / SF
23 24 Superstructure
25 26 New concrete shear walls 888 SF 125.00 111,000
27 New concrete walls exterior at stairs 696 SF 125.00 87,000 28 New steel beams 48 LF 500.00 24,000
29 New steel column 1 EA 6,000.00 6,000
30 Miscellaneous structural steel 1 LS 15,000.00 15,000 31 Allowance for structure at exit stairs 203 SF 65.00 13,195 32 New roof structure at gable roof extension 1,748 SF 65.00 113,620 33 Infill floor at shaft 124 SF 100.00 12,400
34 Interface with existing, protect 8,310 SF 5.00 41,550 35 Miscellaneous structural work, shoring/bracing,
connections etc 8,310 SF 15.00 124,650
36 Dryrot and termite repairs excluded
37 38
39 SUPERSTRUCTURE 548,415 $65.99 / SF
40 41 Exterior Enclosure
42 43 New aluminum wall panel over existing exterior
walls to match storefront 230 SF 90.00 20,700
44 Western red cedar rainscreen 420 SF 95.00 39,900
45 New western red cedar over existing exterior
walls 750 SF 95.00 71,250
46 New western red cedar at new walls 2,041 SF 95.00 193,895 47 New wall infills 1,301 SF 60.00 78,060 excl finishes 48 49 Exterior glazing, 9'ht
50 Thermally broken steel storefront 561 SF 225.00 126,225 51 Thermally broken steel storefront window 248 SF 215.00 53,320 52 Nanawall operable storefront 333 SF 375.00 124,875
53 1/2" painted aluminum surrounds at windows 5 EA 5,500.00 27,500 54 55 Exterior doors, frames and hardware
56 Glass entry exterior doors, single 1 EA 8,500.00 8,500 57 Glass entry exterior doors, double 1 EA 15,000.00 15,000 58 HM exterior doors, single 3 EA 4,000.00 12,000
59 HM exterior doors, double 1 EA 6,800.00 6,800

Page 14 of 23 ends

80 IV. BUDGET AND SCHEDULE
Attachment 10
CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
PARK BRANCH LIBRARY - ESTIMATE DETAIL GSF : 8,310
REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 178
179
180 CONVEYING
181
182 Plumbing
183
184 Trade demolition
185 Safe-off and demo plumbing fixture 17 EA 550.00 9,350 186 Demo existing sump pump, infill slab depression 1 EA 5,000.00 5,000 187 Misc. plumbing demo 8,310 SF 2.00 16,620
188
189 Plumbing fixtures
190 Water closet 4 EA 3,300.00 13,200
191 Lavatory 4 EA 2,875.00 11,500
192 Drinking fountain 2 EA 6,500.00 13,000
193 Breakroom sink 1 EA 3,000.00 3,000
194 Mop sink (allow) 1 EA 4,000.00 4,000
195
196 Sanitary waste, vent and service pipework
197
Rough-in and final connect sanitary waste, vent
and service pipe, fittings, supports, valves,
specialties and insulation
12 EA 4,500.00 54,000
198 3'' floor drain 10 EA 2,875.00 28,750
199 Condensate drainage serving FCU's 4 EA 1,650.00 6,600 200 Condensate drainage serving split AC units 2 EA 1,650.00 3,300 201 Connect to existing domestic water, 2'' 1 EA 1,005.00 1,005 202 Connect to existing sanitary 4'' 1 EA 1,310.00 1,310 203 Video scope sewer line 1 EA 3,000.00 3,000
204
205 Plumbing equipment
206 2'' water meter (by water district) 1 EA 820.00 820 Install/connect only 207 Expansion tank, 20 gallon 1 EA 850.00 850
208 HW recirc pump, 1/2 hp, incl. aquastat and
timer 1 EA 2,000.00 2,000
209 Heat pump water heater, (2) 4.5kW CO2 heat
pumps, (2) 100 gallon storage NA See HVAC
210 Domestic water storage tank, 100 Gallon,
insulated 1 EA 4,500.00 4,500
211 Sump basin, 3' dia x 12' deep 1 EA 9,396.40 9,396
212 Sump pump, duplex, 2.5hp each 1 EA 8,500.00 8,500
213 Sump pump control panel 1 EA 3,000.00 3,000
214
215 Roof drainage NA No work anticipated
216
217 Natural gas NA No work anticipated
218
219 Misc. plumbing requirements
220
Site supervision, documentation, detailing,
coordination, testing, startup, chlorination,
seismic bracing, firestop, GC's and GR's
1 LS 20,270.14 20,270
221 LEED premium 8,310 SF 1.00 8,310
222
223 PLUMBING 231,282 $27.83 / SF
224
225 HVAC
226
227 Trade demo
228 Demo mechanical unit 2 EA 1,500.00 3,000
229 Misc. HVAC demo 8,310 SF 3.00 24,930
230 Safe-off, demo and remove boiler, furnace and
AHU from basement 1 LS 7,560.00 7,560
231
232 HVAC equipment
233 HP-1, -2, single zone, VRF, 4 ton 2 EA 12,000.00 24,000 234 HP-3, -4 CO2 type 2 EA 7,595.00 15,190
235 HD-1, relief hood, WRH 2x2x2 1 EA 2,500.00 2,500

Page 17 of 23 ends

CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
PARK BRANCH LIBRARY - ESTIMATE DETAIL GSF : 8,310
REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 116 Directional signage & graphics 8,310 SF 1.50 12,465 117 Corner guards and bumpers 8,310 SF 0.75 6,233
118 Single restroom accessories 4 EA 3,000.00 12,000
119 Operable interior partitions none
120
121 Miscellaneous
122 Misc metals 8,310 SF 3.50 29,085
123 Rough blocking, backing 8,310 SF 1.50 12,465
124 Miscellaneous rough and finish carpentry 8,310 SF 6.50 54,015 125 Sealing and caulking 8,310 SF 2.50 20,775
126 Interior development allowance 8,310 SF 10.00 83,100 127
128
129 INTERIOR CONSTRUCTION 911,008 $109.63 / SF
130
131 Stairs
132
133 Exit stairs, metal prefab, railings 1 FLT 45,000.00 45,000 134
135
136 STAIRS 45,000 $5.42 / SF
137
138 Interior Finishes per schedule
139
140 Floor finishes
141 Xypex surface treatment to existing concrete
slab 1,604 SF 5.00 8,020
142 Wood floors, children's, including warmboard
subfloor 528 SF 75.00 39,600 warmboard with hvac
143 Wood floors 713 SF 55.00 39,215
144 Carpet tile 3,539 SF 10.00 35,390
145 Plywood underlayer at carpet in childrens' 2,072 SF 10.00 20,720 146 Tile 284 SF 50.00 14,200
147 Polish existing concrete slab 224 SF 10.00 2,240
148 None 527 SF
149
150 Bases
151 Rubber 288 LF 5.00 1,440
152 1x4 solid redwood base 483 LF 25.00 12,075
153 Tile 136 LF 50.00 6,800
154
155 Wall finishes
156 Paint, level 3 1,340 SF 2.50 3,350
157 Paint, level 4 1,314 SF 5.50 7,227
158 Paint, level 5 2,138 SF 7.00 14,966
159 Tile 1,200 SF 50.00 60,000
160 Xypex surface treatment to existing concrete
walls 2,260 SF 5.00 11,300
161
162 Ceiling finishes
163 Painted gypsum board, level 4 284 SF 30.00 8,520
164 Painted gypsum board, level 5 139 SF 35.00 4,865
165 Exposed ceiling, paint 432 SF 3.50 1,512
166 ACT, 2x4 1,185 SF 25.00 29,625
167 1x2 solid maple acoustic wood slats at 1.5" 3,657 SF 100.00 365,700 168 Xypex surface treatment, basement 1,604 SF 5.00 8,020 169
170 Miscellaneous
171 Allowance for enhanced finishes, soffits and
bulkheads 8,310 SF 5.00 41,550
172 Additional wood trims, banding etc 8,310 SF 8.50 70,635 173
174
175 INTERIOR FINISHES 806,970 $97.11 / SF
176
177 Conveying none

Page 16 of 23 ends

IV. BUDGET AND SCHEDULE 81
Attachment 10
CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
PARK BRANCH LIBRARY - ESTIMATE DETAIL GSF : 8,310
REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 236 IT cooling, split AC units, 1.5 ton 2 EA 5,500.00 11,000 237 EF-1 thru -5, panasonic FV-30VQ3 5 EA 875.00 4,375
238 EF-6, range hood exhaust 1 EA 1,100.00 1,100
239 FCU-1,-2, 4 ton 2 EA 8,800.00 17,600
240 FCU-3, -4, 2 ton 2 EA 4,400.00 8,800
241 Mixing boxes 2 EA 2,299.00 4,598
242 Radiant pump, 2hp 1 EA 3,250.00 3,250
243
244 Piping distribution, refrigerant pipework 900 LF 55.00 49,500 245
246 Radiant pex tubing and manifolds 2,400 SF 25.00 60,000 247
248 Air distribution 8,310 SF 11.20 93,072
249
250 Diffusers, registers, grilles and OA louvers 8,310 SF 5.00 41,550 251
252 Temperature controls
253 Provide BMS serving new HVAC and plumbing
equipment 8,310 SF 5.00 41,550
254 Window actuator 1 LS 3,000.00 3,000
255 Automated skylight 1 LS 5,000.00 5,000
256 Weather Station 1 LS 2,500.00 2,500
257
258 Testing and balancing 60 HRS 185.00 11,100
259
260 Misc. HVAC requirements
261
Site supervision, documentation, detailing,
coordination, testing, startup, seismic bracing,
firestop, GC's and GR's
1 LS 66,645.65 66,646
262 LEED premium 8,310 SF 2.50 20,775
263
264 HVAC 522,596 $62.89 / SF
265
266 Fire Protection
267
268 Misc. rework and reconfiguration of existing fire
sprinkler system to accommodate new layout 8,310 SF 5.00 41,550 269
270 FIRE PROTECTION 41,550 $5.00 / SF
271
272 Electrical
273
274 Trade demolition
275 Safe-off, disconnect and remove existing
panels, raceways and cabling 8,310 SF 4.00 33,240
276 Safe off and remove transformer 1 EA 3,000.00 3,000 277 Safe off and remove electrical equipment 3 EA 2,000.00 6,000 278
279 Power distribution
280
PG&E pad mounted transformer, by PG&E,
include primary and secondary feeders and
terminations
NA By PG&E
281 Primary and secondary raceways 1 LS 82,500.00 82,500 282 Concrete pad serving TX 1 LS 10,000.00 10,000
283 Main service panel, 600A, 208/120V, 3P, 4W 1 EA 28,800.00 28,800 284 Elevator feeder, 150A 1 EA 15,625.00 15,625
285 PV interconnection breaker, 80A 1 EA 2,200.00 2,200 286 Distribution panel, 225A, 120/208V, 42 circuit 1 EA 10,125.00 10,125 287 Generator connection, 90A, 1P 1 EA 3,300.00 3,300
288 Distribution panel, 60A, 120/208V, 42 circuit,
server room, shunt trip 1 EA 3,300.00 3,300
289 Distribution panel, 100A, 120/208V, 42 circuit,
HVAC and DHW equip 2 EA 4,500.00 9,000
290 Misc. feeders, conduit and cabling 8,310 SF 5.00 41,550 291
292 Machine and equipment power
293 HP-1, -2, power connection 2 EA 3,500.00 7,000

Page 18 of 23 ends

CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
PARK BRANCH LIBRARY - ESTIMATE DETAIL GSF : 8,310
REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 294 HP-3, power connection 1 EA 3,500.00 3,500
295 Split AC power connections 2 EA 2,875.00 5,750
296 Exhaust fan power connections 4 EA 950.00 3,800
297 FCU power connections 4 EA 1,225.00 4,900
298 DHW recirc pump 1 EA 1,200.00 1,200
299 Roller shade power connection 5 EA 775.00 3,875
300 Radiant pump power connection 1 EA 2,000.00 2,000
301
302 Convenience power
303 Duplex receptacles, conduit and wiring,
terminations 8,310 SF 8.00 66,480
304 Floor boxes 11 EA 485.00 5,335
305
306 Lighting and controls
307 32'' dia. decorative pendant, David Trubridge
FLO-1000 8 EA 2,332.00 18,656
308 40'' dia. decorative pendant, David Trubridge
FLO-1000 7 EA 2,710.00 18,970
309 Recessed can light, LED 34 EA 585.00 19,890
310 Surface light, 18-3/4'' dia., ramos&bassols, vibia
duo-4870 4 EA 6,752.80 27,011
311 Surface light, 31'' dia., ramos&bassols, vibia duo4872 3 EA 10,015.84 30,048 312 Recessed can light, LED, outdoor 16 EA 885.00 14,160 313 Misc. lighting, lighting controls, conduit and
wiring 8,310 SF 30.00 249,300
314
315 Telecom and security
316 Misc. tele data outlets, WAP outlets, raceways
and structured cabling 8,310 SF 9.00 74,790
317 Data in floor boxes 11 EA 485.00 5,335
318 Data drops, 8 total serving WAP's 8 EA 525.00 4,200 319 Security allowance 8,310 SF 3.00 24,930
320
321 Fire alarm
322 Misc. rework/reconfiguration of existing FA
system 8,310 SF 3.00 24,930
323
324 Photovoltaics
325 PV array, wiring, raceways, inverter, and panel
supports, 69kw 69 KW see alternates
326
327 Misc. electrical requirements
328
Site supervision, documentation, detailing,
coordination, testing, startup, seismic bracing,
firestop, GC's and GR's
1 LS 72,995.97 72,996
329 LEED premium 8,310 SF 2.50 20,775
330
331 ELECTRICAL 958,471 $115.34 / SF
332
333 Equipment
334
335 42" tall cantilever metal with painted wood end
panels, canopies, stacks 91 LF 1,750.00 159,250
336
337 Projection screen, allow 1 EA 7,500.00 7,500
338 Automated material handling system, AMHS excluded
339 Book theft detection excluded
340 Book drops excluded
341
342
343 EQUIPMENT 166,750 $20.07 / SF
344
345 Furnishings
346
347 Window blinds at new glazing 1,142 SF 28.00 31,976
348 Blinds to interior glazing 592 SF 22.00 13,024

Page 19 of 23 ends

82 IV. BUDGET AND SCHEDULE
Attachment 10
CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
PARK BRANCH LIBRARY - ESTIMATE DETAIL GSF : 8,310
REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 411 New asphalt surface lot 4,772 SF 10.00 47,720
412 Allow for curbs 410 LF 55.00 22,550
413
414 Site improvements & landscaping
415 New stone stairs 103 SF 295.00 30,385
416 New stone ramp & landing 513 SF 295.00 151,335
417 Ramp and stair railings, custom bronze 109 LF 850.00 92,650 418 Planting areas 4,729 SF 20.00 94,580
419 Planting at concrete planters 353 SF 85.00 30,005 soil, planting allowance 420 Concrete planter walls, 78", board form finish 121 LF 715.00 86,515 421 Planting at corten steel planters 135 SF 68.00 9,180 soil, planting allowance 422 Corten steel planter walls, 32" 65 LF 135.00 8,775
423 Concrete site wall with board form finish 103 LF 380.00 39,140 424 New trees 18 EA 1,800.00 32,400
425 New specimen tree, 72" box 2 EA 3,500.00 7,000
426 Existing trees to remain, protect 7 EA 350.00 2,450 427 Site boulders 29 EA 800.00 23,200
428 Redwood log, sanded smooth 1 EA 800.00 800
429 Built-in bench, with western red cedar boards 38 LF 950.00 36,100 430 7' tall fence, western red cedar north 1,302 SF 70.00 91,140 431 32.5" soil infill 2,870 SF 25.00 71,750
432 Retaining wall at soil infill soil perimeter 314 LF 380.00 119,320 433 Irrigation 5,217 SF 7.00 36,519
434 Irrigation at new trees 20 EA 400.00 8,000
435
436 Miscelleneous sitework allowance 16,140 SF 8.00 129,120 437
438
439 SITE IMPROVEMENTS 1,498,164 $180.28 / SF
440
441 Site Mechanical Utilities
442
443 Connect to existing utilities within 5' of buiding 1 LS 15,000.00 15,000 444
445 Site drainage improvements allowance 1 LS 25,000.00 25,000 446
447 Scope existing sewer lateral to determine viablility of reuse 1 LS 2,650.00 2,650
448 Replace sewer later to POC in street 75 LF 175.00 13,125 449 Sawcut/patch roadway 150 SF 65.00 9,750
450 Trench plating, traffic control 1 LS 5,000.00 5,000 451 Connect to existing 1 LS 4,000.00 4,000
446
453 SITE MECHANICAL UTILITIES 74,525 $8.97 / SF
454
455 Site Electrical Utilities
456
457 Site power distribution allowance 1 LS 15,000.00 15,000 458
459 Site lighting improvements allowance 1 LS 25,000.00 25,000 460
461 SITE ELECTRICAL UTILITIES 40,000 $4.81 / SF
462
463 Other Site Construction
464
465
466 OTHER SITE CONSTRUCTION

Page 21 of 23 ends

CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California
PARK BRANCH LIBRARY - ESTIMATE DETAIL GSF : 8,310
REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 349
350
351 FURNISHINGS 45,000 $5.42 / SF
352
353 Special Construction
354
355
356 SPECIAL CONSTRUCTION
357
358 Selective Building Demolition
359
360 Building demolition
361 Demo roof to substructure 1,734 SF 15.00 26,010
362 Demo roof shingles 6,178 SF 5.00 30,890
363 Demo partitions, interior glazing 832 LF 30.00 24,960 364 Demo casework, shelving, millwork etc 506 LF 25.00 12,650 365 Demo doors, per leaf 41 EA 250.00 10,250
366 Demo stairs, interior 1 EA 8,500.00 8,500
367 Demo restroom fixtures, finishes, accessories 390 SF 30.00 11,700 368 Demo interior ramps 60 SF 50.00 3,000
369 Demo sump pit, infill pit 1 EA 3,500.00 3,500
370 Demo exterior windows 150 LF 50.00 7,500
371 Demo stacks 100 LF 35.00 3,500
372 Demo exterior walls 111 LF 50.00 5,550
373 Infill floor at shaft 124 SF See Superstructure
374 Infill basement 850 SF See Superstructure
375 Demo all interior finishes, remove paint, fixtures
etc 8,050 SF 12.00 96,600
376 Miscellaneous demolition allowance 8,050 SF 8.00 64,400 377 Structural demolition allowance 8,050 SF 12.00 96,600 378 MEP demolition allowance 1 LS 15,000.00 15,000 premium at basement equipment demo
379
380 Hazardoud materials abatement excluded
381
382
383 SELECTIVE BUILDING DEMOLITION 420,610 $50.61 / SF
384
385 Site Preparation
386
387 Demo tree 17 EA 1,000.00 17,000
388 Demo planting area 2,383 SF 5.00 11,915
389 Demo planters 26 LF 30.00 780
390 Demo site walls 25 LF 35.00 875
391 Demo driveway, parking incl striping 10,005 SF 5.00 50,025 392 Demo sidewalk 1,042 SF 5.00 5,210
393 Demo pavers 657 SF 5.00 3,285
394 Demo ramp, landings and handrails 178 SF 25.00 4,450 395 Demo curbs 665 LF 20.00 13,300
396 Demo fence 211 LF 15.00 3,165
397 Demo stairs 3 EA 2,500.00 7,500
398 Demo bollards 2 EA 550.00 1,100
399 Allowance for misc site clear and grub, protect
existing to remain 16,140 SF 2.00 32,280
400
401 Allowance for erosion control, misc grading 16,140 SF 2.00 32,280 402
403
404 SITE PREPARATION 183,165 $22.04 / SF
405
406 Site Improvements
407
408 Paving
409 New sidewalk 235 SF 30.00 7,050
410 Stone pavers 4,006 SF 80.00 320,480

Page 20 of 23 ends

IV. BUDGET AND SCHEDULE 83
Attachment 10
CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California

ALTERNATES DETAIL
REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 1 2 HARRISON MEMORIAL ALTERNATE #1 - GLASS ELEVATOR
3 4 Deduct
5 Elevator steel -1 LS 35,000.00 -35,000
6 Passenger elevator -1 EA 300,000.00 -300,000
7 Bronze panel cladding on shaft base -1,080 SF 145.00 -156,600 8 9 Add
10 Elevator steel, custom AESS 1 LS 75,000.00 75,000
11 Passenger elevator, custom glass cab with
custom decorative wrought iron interior 1 EA 825,000.00 825,000 12 Custom fire rated glass elevator shaft 1,080 SF 450.00 486,000 13 Decorative custom wrought iron @ exterior of
elevator hoist way 1,080 SF 250.00 270,000
14 15 Subtotal 1,164,400
16 17 Markups 72.6% 845,870
18 19
20 HARRISON MEMORIAL ALTERNATE #1 - GLASS ELEVATOR 2,010,270 21 22 HARRISON MEMORIAL ALTERNATE #2

VENETIAN PLASTER
23 24 Deduct
25 Wall finish
26 Venetian plaster -5,570 SF 7.00 -38,990
27 Ceiling finishes
28 Venetian plaster -290 SF 30.00 -8,700
29 30 Add
31 Wall finish
32 Venetian plaster 5,570 SF 55.00 306,350
33 Ceiling finishes
34 Venetian plaster 290 SF 55.00 15,950
35 36
37 Subtotal 274,610
38 39 Markups 72.6% 199,488
40 41
42 HARRISON MEMORIAL ALTERNATE #2 VENETIAN PLASTER 474,098 43 44 HARRISON MEMORIAL ALTERNATE #3 PV
45 46 Add
47 PV array, wiring, raceways, inverter, and panel
supports, 22kw 22 KW 5,500.00 121,000
48 49
50 Subtotal 121,000
51 52 Markups 72.6% 87,900
53 54
55 HARRISON MEMORIAL ALTERNATE #3 PV 208,900
56 57 PARK BRANCH ALTERNATE #4 PV
58 59 Add
60 PV array, wiring, raceways, inverter, and panel
supports, 69kw 69 KW 5,500.00 379,500
61

Page 22 of 23 ends

CARMEL LIBRARIES Conceptual Cost Plan
Harrison Memorial Library & Park Branch Library July 10, 2023 Carmel, California

ALTERNATES DETAIL
REF MF DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 62 63 Subtotal 379,500
64 65 Markups 72.6% 275,685
66 67
68 PARK BRANCH ALTERNATE #4 PV 655,185

Page 23 of 23 ends

84 IV. BUDGET AND SCHEDULE
Attachment 10
COST ESTIMATE DRAWINGS V.

Attachment 11
Attachment 11

EXTERIOR ELEVATION

ROOM IDENTIFICATION

PARTITION TYPE

EQUIPMENT MARK

KEY NOTE MARK

ROOM NAME

AREA CONSIDERED

REVISION NUMBER

REVISION MARK

PROPERTY LINE

BUILDING SECTION

DOOR NUMBER

DOOR MARK
SEE SCHEDULE + ELEVATIONS

TYPE MARK

SEE SCHEDULE

ROOM NUMBER

VIEW NUMBER

INTERIOR ELEVATION

WORK POINT (PLAN)

SHEET NUMBER

DIRECTION OF DETAIL

DETAIL SECTION

GRID LINES

PARTITION TYPE ID

INSULATION TYPE

FRAMING SIZE CODE

WALL TYPE (EXTERIOR)

SEE SCHEDULE

TYPE IDENTIFICATION
A
4 T
A

ROOM NAME
101
150 SF
1i
2 A
1 DIRECTION OF SHEET
NORTH

NORTH ARROW GENERIC TAG
C1
A
NAME

ELEVATION

DATUM LEVEL
N

DIRECTION OF TRUE NORTH
B

VIEW NUMBER

SHEET NUMBER

AREA OF VIEW

WALL SECTION
1 01
A/1.01
001A
01 A/1.01

CALLOUT

WINDOW MARK

VIEW NUMBER

SHEET NUMBER

DIRECTION OF VIEW

VIEW NUMBER

SHEET NUMBER

DIRECTION OF VIEW

VIEW NUMBER

SHEET NUMBER

DIRECTION OF VIEW

DIRECTION/VIEW
NUMBER

SHEET NUMBER
1 2
3 4 A1.01

SEE SCHEDULE

TYPE IDENTIFICATION

SEE SCHEDULE

TYPE IDENTIFICATION

SEE SCHEDULE

TYPE IDENTIFICATION
1 A101
- _____
1 A101
- _____
1 A101
- _____
1 A101
- _____
1 JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE

REVISIONS
DRAFT!

NOT FOR

CONSTRUCTION
OWNER

PROJECT
12" = 1'-0"
8/22/2023 9:42:03 AM
G0.01

SHEET INDEX &

GENERAL NOTES

CARMEL PUBLIC LIBRARY

HARRISON MEMORIAL

LIBRARY
08/25/2023
2023-01

MASTER PLAN

OCEAN & LINCOLN AVENUE
CARMEL-BY-THE-SEA, CA 93923

CITY OF

CARMEL-BY-THE-SEA

BUILDING & PLANNING CODE DATA
• PLANNING CODE EDITION: 2021 SANTA CRUZ MUNICIPAL CODE • BUILDING CODE EDITION: 2021 CALIFORNIA BUILDING CODE
2021 CALIFORNIA MECHANICAL CODE
2021 CALIFORNIA ELECTRICAL CODE
2021 CALIFORNIA PLUMBING CODE
• OCCUPANCY CLASS: A3
• BUILDING TYPE: TYPE III-B
• SQUARE FOOTAGE: 7,466 SF
• NUMBER STORIES: 3 + MEZZANINE
• FULLY SPRINKLERED
• FULL FIRE ALARM SYSTEM
ARCHITECT:

JAYSON ARCHITECTURE
CONTACT:

ABRAHAM JAYSON
50 29th Street
San Francsico, CA 94110
[email protected]
415-317-0529

GENERAL NOTES

1. ALL CONSTRUCTION MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE PROJECT SPECIFICATIONS.

2. ALL WORK SHALL MEET OR EXCEED THE MINIMUM STANDARDS OF THE 2019 CALIFORNIA BUILDING CODE AND ALL APPLICABLE CODES AND ORDINANCES.

3. INFORMATION CONTAINED WITHIN THESE DOCUMENTS SHALL NOT BE CONSTRUED TO PERMIT WORK NOT CONFORMING TO THE APPLICABLE CODES.

4. CONTRACTOR SHALL EXAMINE THE DOCUMENTS AND SHALL NOTIFY THE ARCHITECT OF ANY DISCREPENCIES WHICH MAY BE FOUND PRIOR TO THE START OF WORK.

5. CONTRACTOR SHALL REVIEW ALL DOCUMENTS TO COORDINATE w/ THE (E) BLDG CONDITIONS. ANY VARIATIONS

AND DISCREPENCIES THAT ARISE IN THIS REVIEW ARE TO BE BROUGHT IMMEDIATELY TO THE ARCHITECT'S ATTENTION.

6. THE CONTRACTOR AND ALL SUBCONTRACTORS ARE REQUIRED TO VISIT AND INSPECT THE SITE PRIOR TO CONSTRUCTION OR ORDERING ANY MATERIALS.

7. ALL DETAILS, SCHEDULES, ADDENDA AND SPECIFICATIONS BOUND SEPARATELY ARE A PART OF THE CONTRACT DOCUMENTS.

8. ITEMS MARKED "NIC" ARE NOT IN CONTRACT. SUCH ITEMS ARE INCLUDED IN THE DOCUMENTS WHEN CONTRACTOR'S COORDINATION IS REQUIRED OR FOR CLARIFICATION OF PROJECT LIMITS.

9. DIMENSIONS:

A. IN NO CASE SHALL WORKING DIMENSIONS BE SCALED FROM THE DRAWINGS.

B. ALL DIMENSIONS ARE TO THE ROUGH OPENING, UON.

C. ALL DIMENSIONS TO STUD WALLS ARE TO THE FACE OF STUD, UON.

D. CEILING HEIGHT DIMENSIONS ARE FROM FINISHED FLOOR TO FINISHED FACE OF CEILING, UON.

E. ALL DIMENSIONS SHALL BE VERIFIED IN THE FIELD BY GENERAL CONTRACTOR AND ALL SUBCONTRACTORS PRIOR TO PROCEEDING WITH CONSTRUCTION.

F. COORDINATE WITH EQUIPMENT CONTRACTORS FOR ROUGH-IN DIMENSIONS AND TEMPLATES.

G. ALL DIMENSIONS NOTED "CLEAR" OR "CLR" MUST BE STRICTLY MAINTAINED. "CLEAR" MEANS DIMENSION FROM FACE OF FINISH TO FACE OF FINISH OR OBJECT.

H. ALL DIMENSIONS NOTED "VERIFY" OR "VIF" ARE TO BE CHECKED BY THE CONTRACTOR PRIOR TO CONSTRUCTION. ANY VARIANCE FROM THE REQUIRED DIMENSIONS MUST BE BROUGHT IMMEDIATELY TO THE ARCHITECT'S ATTENTION.

10. DETAILS MARKED "TYPICAL" SHALL APPLY IN ALL CASES, UON.

11. WHERE NO SPECIFIC DETAIL IS SHOWN, THE FRAMING OR CONSTRUCTION SHALL BE IDENTICAL OR SIMILAR TO THAT INDICATED FOR LIKE CASES OF CONSTRUCTION ON THE PROJECT.

12. ALL WORK IS UNDERSTOOD TO BE (N) UNLESS NOTED AS (E).

13. THE CONTRACTOR SHALL MEET w/ THE ARCHITECT PRIOR TO THE START OF DEMOLITION TO NOTE WHAT ITEMS, IF ANY, ARE TO BE SALVAGED OR REUSED.

14. THE DRAWINGS INDICATE THE GENERAL EXTENT OF (N) CONSTRUCTION NECESSARY FOR THE WORK, BUT ARE NOT INTENDED TO BE ALL-INCLUSIVE. ALL DEMO AND (N) WORK NECESSARY FOR A FINISHED JOB, IN ACCORDANCE W/

THE INTENTIONS OF THE CONTRACT DOCUMENTS, IS INCLUDED REGARDLESS OF WHETHER SHOWN IN THE CONTRACT DOCUMENTS.

15. (E) BUILDING DOCUMENTATION IS BASED ON "AS-BUILT" DRAWINGS AND OBSERVATIONAL SITE INVESTIGATIONS.

ACTUAL BUILT CONDITIONS MAY VARY. CONTRACTOR IS TO USE CAUTION IN DEMOLITION, AND IS TO NOTIFY ARCHITECT IMMEDIATELY IF ANY VARIATIONS OR DISCREPENCIES ARE UNCOVERED.

16. PROTECT ALL (E) BUILDING AND SITE CONDITIONS TO REMAIN, INCLUDING BUT NOT LIMITED TO WALLS, PAVING, AND LANDSCAPING.
• PARTIAL DEMOLITION AND RENOVATION OF EXISTING LIBRARY • NO CHANGE IN USE
OWNER:

CITY OF CARMEL-BY-THE-SEA
CONTACT:

ASHLEY WRIGHT
P.O. Box 800
Carmel-by-the-Sea, CA 93921
[email protected]
831-624-1366

THE DESIGN INTENT AND PERFORMANCE CRITERIA FOR THE FOLLOWING ITEMS IS SHOWN AND NOTED ON THE DRAWINGS. IT IS THE CONTRACTOR'S RESPONSIBILITY TO PROVIDE ADEQUATE DESIGN DOCUMENTATION, IF REQUIRED, FOR CITY APPROVAL PRIOR TO CONSTRUCTION. BIDS SHALL INCLUDE REQUIRED DESIGN, DOCUMENTATION AND

INSTALLATION OF A COMPLETE OPERATING SYSTEM THAT SATISFIES THE SPECIFIED PERFORMANCE CRITERIA AND MEETS ALL APPLICABLE CODES.

1. FIRE ALARM SYSTEM

2. ALUMINUM STOREFRONT SYSTEMS
ELECTRICAL ENGINEER:

RIJA
CONTACT:

RAY JUACHON
620 Montgomery Street, Suite 250
San Francisco, CA 94111
[email protected]
415-730-7994
MECHANICAL ENGINEER:

ALTER CONSULTING ENGINEERS
CONTACT:

SHANNON ALLISON
1624 Franklin Street, Suite 1300
Oakland, CA 94612
[email protected]
510-406-8535
STRUCTURAL ENGINEER:

BASE DESIGN
CONTACT:

GOKHAN AKALAN
582 Market Street #1402
San Francisco, CA 94104
[email protected]
415-466-2977

INDEX - ARCHITECTURAL
A1.10 DEMO SITE PLAN
A1.20 DEMO FLOOR PLAN - BASEMENT
A1.21 DEMO FLOOR PLAN - MAIN FLOOR
A1.22 DEMO FLOOR PLAN - MEZZANINE
A2.10 SITE PLAN
A2.20 FLOOR PLAN - BASEMENT
A2.21 FLOOR PLAN - MAIN FLOOR
A2.22 FLOOR PLAN - MEZZANINE
A2.31 REFLECTED CEILING PLAN - BASEMENT
A2.32 REFLECTED CEILING PLAN - MAIN FLOOR
A2.33 REFLECTED CEILING PLAN - MEZZANINE
A9.30 ROOM FINISH SCHEDULE

INDEX - STRUCTURAL

INDEX - MECHANICAL

INDEX - ELECTRICAL

INDEX - PLUMBING

INDEX - GENERAL
G0.00 COVER SHEET
G0.01 SHEET INDEX & GENERAL NOTES

DESIGN-BUILD DEFERRED SUBMITTALS

VICINITY MAP

PROJECT DESCRIPTION CONTACT INFORMATION

PROJECT DATA

SHEET INDEX
NO. DATE DESCRIPTION

ALTERNATES
*SEE STRUCTURAL NARRATIVE
*SEE MECHANICAL NARRATIVE
*SEE ELECTRICAL NARRATIVE
*SEE PLUMBING NARRATIVE

SYMBOLS
ALTERNATE #1 - GLASS ELEVATOR
ALTERNATE #2 VENETIAN PLASTER
ALTERNATE #3 PHOTOVOLTAIC

PHASED CONSTRUCTION (SEE COST ESTIMATE)
Attachment 11

GENERAL NOTES

1. DEMO ALL (E) SITE LIGHTING, SEE ELECTRICAL NARRATIVE FOR

SITE DEMO INFORMATION AND ADDITIONAL SITE IMPROVEMENTS

2. SEE MECHANICAL NARRATIVE FOR SITE DEMO INFORMATION

3. SEE STRUCTURAL NARRATIVE FOR SITE DEMO INFORMATION
KEY NOTES 1 DEMO (E) WALL 2 DEMO (E) MECHANICAL UNITS, SEE MECHANICAL NARRATIVE 3 DEMO (E) TREE 4 DEMO (E) PLANTING AREA 1 LINCOLN ST
6TH AVENUE

OCEAN AVENUE
2 3
4 LEGEND
(E) WALL TO BE DEMOLISHED

DEMO (E) ROOF STRUCTURE

DEMO (E) CONC PAVEMENT
(E) PLANTING AREA TO REMAIN

PROPERTY LINE
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
As indicated
8/21/2023 5:26:06 PM
A1.10

DEMO SITE PLAN

CARMEL PUBLIC LIBRARY

HARRISON MEMORIAL

LIBRARY
08/25/2023
2023-01

MASTER PLAN

OCEAN & LINCOLN AVENUE
CARMEL-BY-THE-SEA, CA 93923

CITY OF

CARMEL-BY-THE-SEA
NO. DATE DESCRIPTION
A1.10 1/8" = 1'-0" 1 DEMOLITION SITE PLAN
0' 4' 8' 16'
Attachment 11
KEY NOTES 1 DEMO (E) WALL 2 DEMO (E) WINDOW 3 DEMO (E) STAIR, HANDRAILS, LANDINGS 4 DEMO (E) COLUMN 6 DEMO (E) GLASS PARTITION & DOORS 7 DEMO (E) RESTROOM FIXTURES, FINISHES & ACCESSORIES 8 DEMO (E) CASEWORK 9 DEMO (E) STACKS 10 DEMO (E) METAL GUARDRAIL 5 DEMO (E) MEZZANINE FLOOR & SLAB EDGE 11 DEMO (E) FIREPLACE MANTLE BASE
12 DEMO (E) FLOOR FOR (N) RAISED LOBBY FLOOR
13 DEMO (E) DUMBWAITER, SHAFT & EQUIPMENT
14 DEMO (E) ARCHWAY ABOVE
5 EGH
7 I
1 CAF
234
BD
E.1
6 9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"
90' - 2"
5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 6 1/2" 20' - 3 1/2" 5' - 4" 5' - 8" 36' - 2" 2 2
2 3
7 8
8 4
4 4
2 2
+1' - 6"
+0' - 0''
+6' - 0"
UP
UP
UP
+0' - 0''
+0' - 0''
+0' - 0'' -0' - 10 1/2'' 7 7 88 8
63' - 2"
1 3
6' - 0" LEGEND
(E) WALL TO BE DEMOLISHED
(E) WALL TO REMAIN

DEMO (E) FLOOR FOR (N) ELEVATOR & DEMO (E)

LOBBY FLOOR, SEE STRUCTURAL NARRATIVE

GENERAL NOTES

1. SEE STRUCTURAL NARRATIVE FOR ADDITIONAL INFORMATION

2. SEE ELECTRICAL NARRATIVE FOR ADDITIONAL INFORMATION

3. SEE MECHANICAL NARRATIVE FOR ADDITIONAL INFORMATION

4. SEE PLUMBING NARRATIVE FOR ADDITIONAL INFORMATION

5. DEMO ALL (E) INTERIOR WALL FINISHES

6. DEMO ALL (E) INTERIOR WALL PARTITIONS

7. DEMO ALL (E) FLOOR FINISHES

8. DEMO ALL (E) CASEWORK

9. DEMO ALL (E) INTERIOR DOORS

10. DEMO (E) FLOOR FINISHES

11. REMOVE ALL (E) CEILING, FIXTURES, CONDUIT & ELECTRICAL

EQUIPMENT

12. REMOVE PAINT ON ALL (E) EXPOSED CEILINGS & BEAMS
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
As indicated
8/21/2023 5:30:56 PM
A1.20

DEMO FLOOR PLAN -

BASEMENT

CARMEL PUBLIC LIBRARY

HARRISON MEMORIAL

LIBRARY
08/25/2023
2023-01

MASTER PLAN

OCEAN & LINCOLN AVENUE
CARMEL-BY-THE-SEA, CA 93923

CITY OF

CARMEL-BY-THE-SEA
A1.20 3/16" = 1'-0" 1 DEMOLITION PLAN - BASEMENT LEVEL
NO. DATE DESCRIPTION
Attachment 11
5 EGH
7 I
1 CAF
234
BD
5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 6 1/2" 20' - 3 1/2" 5' - 4" 5' - 8" 36' - 2" 90' - 2"
E.1
6 1
222
2 1
3 3
3 4
3 3
88 8
99 99
9 8
8 8
8888888
1 44
8 8888
11 8
4 44
8 8
DN
DN
6 8
88 13
6 8
DN
63' - 2"
9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6" 1
12 12
8 KEY NOTES 1 DEMO (E) WALL 2 DEMO (E) WINDOW 3 DEMO (E) STAIR, HANDRAILS, LANDINGS 4 DEMO (E) COLUMN 6 DEMO (E) GLASS PARTITION & DOORS 7 DEMO (E) RESTROOM FIXTURES, FINISHES & ACCESSORIES 8 DEMO (E) CASEWORK 9 DEMO (E) STACKS 10 DEMO (E) METAL GUARDRAIL 5 DEMO (E) MEZZANINE FLOOR & SLAB EDGE 11 DEMO (E) FIREPLACE MANTLE BASE
12 DEMO (E) FLOOR FOR (N) RAISED LOBBY FLOOR
13 DEMO (E) DUMBWAITER, SHAFT & EQUIPMENT
14 DEMO (E) ARCHWAY ABOVE
LEGEND
(E) WALL TO BE DEMOLISHED
(E) WALL TO REMAIN

DEMO (E) FLOOR FOR (N) ELEVATOR & DEMO (E)

LOBBY FLOOR, SEE STRUCTURAL NARRATIVE

GENERAL NOTES

1. SEE STRUCTURAL NARRATIVE FOR ADDITIONAL INFORMATION

2. SEE ELECTRICAL NARRATIVE FOR ADDITIONAL INFORMATION

3. SEE MECHANICAL NARRATIVE FOR ADDITIONAL INFORMATION

4. SEE PLUMBING NARRATIVE FOR ADDITIONAL INFORMATION

5. DEMO ALL (E) INTERIOR WALL FINISHES

6. DEMO ALL (E) INTERIOR WALL PARTITIONS

7. DEMO ALL (E) FLOOR FINISHES

8. DEMO ALL (E) CASEWORK

9. DEMO ALL (E) INTERIOR DOORS

10. DEMO (E) FLOOR FINISHES

11. REMOVE ALL (E) CEILING, FIXTURES, CONDUIT & ELECTRICAL

EQUIPMENT

12. REMOVE PAINT ON ALL (E) EXPOSED CEILINGS & BEAMS
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
As indicated
8/21/2023 5:30:59 PM
A1.21

DEMO FLOOR PLAN -

MAIN FLOOR

CARMEL PUBLIC LIBRARY

HARRISON MEMORIAL

LIBRARY
08/25/2023
2023-01

MASTER PLAN

OCEAN & LINCOLN AVENUE
CARMEL-BY-THE-SEA, CA 93923

CITY OF

CARMEL-BY-THE-SEA
A1.21 3/16" = 1'-0" 1 DEMOLITION PLAN - MAIN LEVEL
NO. DATE DESCRIPTION
Attachment 11
5 EGH
7 I
1 CAF
234
BD
E.1
6 5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 6 1/2" 20' - 3 1/2" 5' - 4" 5' - 8" 36' - 2" 90' - 2"
1 3
44 4
9 10
8 88
8 8

OPEN TO BELOW

OPEN TO BELOW
8 8888
5 9
99 5
13 8
63' - 2"
9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6" 14 5 KEY NOTES 1 DEMO (E) WALL 2 DEMO (E) WINDOW 3 DEMO (E) STAIR, HANDRAILS, LANDINGS 4 DEMO (E) COLUMN 6 DEMO (E) GLASS PARTITION & DOORS 7 DEMO (E) RESTROOM FIXTURES, FINISHES & ACCESSORIES 8 DEMO (E) CASEWORK 9 DEMO (E) STACKS 10 DEMO (E) METAL GUARDRAIL 5 DEMO (E) MEZZANINE FLOOR & SLAB EDGE 11 DEMO (E) FIREPLACE MANTLE BASE
12 DEMO (E) FLOOR FOR (N) RAISED LOBBY FLOOR
13 DEMO (E) DUMBWAITER, SHAFT & EQUIPMENT
14 DEMO (E) ARCHWAY ABOVE
LEGEND
(E) WALL TO BE DEMOLISHED
(E) WALL TO REMAIN

DEMO (E) FLOOR FOR (N) ELEVATOR & DEMO (E)

LOBBY FLOOR, SEE STRUCTURAL NARRATIVE

GENERAL NOTES

1. SEE STRUCTURAL NARRATIVE FOR ADDITIONAL INFORMATION

2. SEE ELECTRICAL NARRATIVE FOR ADDITIONAL INFORMATION

3. SEE MECHANICAL NARRATIVE FOR ADDITIONAL INFORMATION

4. SEE PLUMBING NARRATIVE FOR ADDITIONAL INFORMATION

5. DEMO ALL (E) INTERIOR WALL FINISHES

6. DEMO ALL (E) INTERIOR WALL PARTITIONS

7. DEMO ALL (E) FLOOR FINISHES

8. DEMO ALL (E) CASEWORK

9. DEMO ALL (E) INTERIOR DOORS

10. DEMO (E) FLOOR FINISHES

11. REMOVE ALL (E) CEILING, FIXTURES, CONDUIT & ELECTRICAL

EQUIPMENT

12. REMOVE PAINT ON ALL (E) EXPOSED CEILINGS & BEAMS
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
As indicated
8/21/2023 5:31:01 PM
A1.22

DEMO FLOOR PLAN -

MEZZANINE

CARMEL PUBLIC LIBRARY

HARRISON MEMORIAL

LIBRARY
08/25/2023
2023-01

MASTER PLAN

OCEAN & LINCOLN AVENUE
CARMEL-BY-THE-SEA, CA 93923

CITY OF

CARMEL-BY-THE-SEA
A1.22 3/16" = 1'-0" 1 DEMOLITION PLAN - MEZZANINE
NO. DATE DESCRIPTION
Attachment 11

GENERAL NOTES

1. PROVIDE ALLOWANCE FOR PATCHING OF (E) EXTERIOR STUCCO, (E) CLAY TILE ROOFING, (N) COPPER FLASHING, GUTTER &

DOWNSPOUTS, (E) WOOD TRIM & STRUCTURE

2. SEE MECHANICAL NARRATIVE FOR ADDITIONAL INFORMATION

3. SEE ELECTRICAL NARRATIVE FOR ADDITIONAL INFORMATION

4. SEE STRUCTURAL NARRATIVE FOR ADDITIONAL INFORMATION

5. SITE IMPROVEMENTS LIMITED TO NEW RAMP AND STAIR TO

PROVIDE ADA ACCESS AT NORTH ENTRANCE

6. PAINT EXTERIOR:
- 1 FIELD COLOR @ (E) WALLS
- 4 ACCENT COLORS @ COLUMNS, BEAMS, SOFFITS, EAVES &
TRIM
KEY NOTES 1 (N) ACCESSIBLE STONE RAMP, BRONZE HANDRAILS &

LANDING
2 (N) AUTOMATED SKYLIGHT, SED, SMD 3 ELEVATOR ROOF OVERRUN 4 (N) STONE STAIR, BRONZE HANDRAILS, & LANDING 5 MECHANICAL ENCLOSURE BELOW ROOF @ GROUND LEVEL,

SEE MECHANICAL NARRATIVE
6 PV ARRAY, SED 7 (N) CONC SIDEWALK
1 23

LINCOLN ST
2 4
6 6TH AVENUE

OCEAN AVENUE
7 8
(E) PLANTING AREA TO REMAIN
LEGEND
(N) CONC SIDEWALK
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
1/8" = 1'-0"
8/21/2023 5:31:06 PM
A2.10

SITE PLAN

CARMEL PUBLIC LIBRARY

HARRISON MEMORIAL

LIBRARY
08/25/2023
2023-01

MASTER PLAN

OCEAN & LINCOLN AVENUE
CARMEL-BY-THE-SEA, CA 93923

CITY OF

CARMEL-BY-THE-SEA
NO. DATE DESCRIPTION
A2.10 1/8" = 1'-0" 1 PROPOSED - SITE PLAN 0' 4' 8' 16'
Attachment 11
5 EGH
7 I
1 CAF
234
BD
E.1
6 68 SF

ELEVATOR
015
90' - 2"
63' - 2"

OPEN TO
ABOVE
104 SF
MEN'S

RESTROOM
014
129 SF

WOMEN'S

RESTROOM
002
195 SF
LOWER
LOBBY
001
136 SF
OFFICE
006
186 SF
STAFF

BREAKROOM
008
27 SF

JANITOR
012
90 SF
STAFF

RESTROOM
013
464 SF
STAFF
007
20 SF

TELECOM
009
20 SF

MECHANICAL
010
11 SF

STORAGE
005
19 SF

ELECTRICAL
004
119 SF

HALLWAY
011
66 SF

HALLWAY
003
8 1
5 1
5 1
5 77
7 2
4 414
5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 6 1/2" 20' - 3 1/2" 5' - 4" 5' - 8" 36' - 2" 9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"
UP
UP
UP
6 6
UP
-9' - 6''
1 9
1 8
2 0
2 2
2 2
2 2
2 3
2 3
2 2
2 2
2 2
-8' - 0"
-9' - 6''
-9' - 6''
-5' - 2''

GENERAL NOTES

1. SEE ROOM FINISH SCHEDULE FOR WALL, FLOOR, & CEILING

FINISHES
KEY NOTES 5 ACCESSIBLE STONE RAMP, LANDING & CUSTOM BRONZE

RAILINGS
7 BUILT-IN SOLID WALNUT CASEWORK SHELVING 9 56'' TALL SHELVING SOLID REDWOOD END PANELS &

CANOPIES
3 (N) THERMALLY BROKEN STEEL WINDOW TO MATCH

STOREFRONT
1 (N) THERMALLY BROKEN STEEL STOREFRONT, MATCH (E)

ARCHED WINDOW
6 FRAMELESS GLASS PARTITION & DOOR 8 PLAM UPPER & LOWER CABINETS W/ QUARTZ COUNTERTOP & SSTL SINK
4 (N) WOOD STAIR, LANDING & CUSTOM BRONZE HANDRAILS
12 SOLID WD BENCH W/ WALNUT BOARDS
13 SOLID WALNUT LOWER CABINETS, W/ QUARTZ

COUTNTERTOP
14 HI - LOW DRINKING FOUNTAIN, SEE PLUMBING NARRATIVE
15 ACCESSIBLE RESTROOMS AS SHOWN 2 (N) THERMALLY BROKEN STEEL STOREFRONT ENTRANCE DOOR
11 CIRCULATION DESK W / QUARTZ COUNTERTOP & SOLID

REDWOOD LOWER CABINETS
16 (N) FIREPLACE MANTLE BASE, STONE
17 42'' GUARDRAIL, CUSTOM BRONZE FINISH
18 CUSTOM GLASS ELEVATOR CAB W/ CUSTOM DECORATIVE

WROUGHT IRON INTERIOR
19 DECORATIVE CUSTOM WROUGHT IRON @ EXTERIOR OF

HOISTWAY
20 CUSTOM FIRE RATED GLASS HOISTWAY
21 PROVIDE ALLOWANCE FOR CUSTOM AESS @ ELEVATOR

HOISTWAY STRUCTURE & RAILS
10 56'' TALL SHELVING W/ CUSTOM SOLID WD DOORS &

BRONZE SCREENS
22 PTD HM DOOR & FRAME
23 WD DOOR & FRAME W/ CLEAR FINISH
24 FRAMELESS GLASS PARTITION & DOOR, FROSTED
25 REPAIR/STRENGHTEN BALCONY AND RAILING. EXTEND

RAILING TO CODE COMPLIANT HEIGHT
26 WOOD BORDER

NEW WALL
LEGEND

EXISTING WALL

INFILL (E) RECESSED FLOOR FOR (N) FLOOR FINISH
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
As indicated
8/22/2023 9:53:48 AM
A2.20

FLOOR PLAN -

BASEMENT

CARMEL PUBLIC LIBRARY

HARRISON MEMORIAL

LIBRARY
08/25/2023
2023-01

MASTER PLAN

OCEAN & LINCOLN AVENUE
CARMEL-BY-THE-SEA, CA 93923

CITY OF

CARMEL-BY-THE-SEA
A2.20 3/16" = 1'-0" 1 PROPOSED FLOOR PLAN - BASEMENT LEVEL NO. DATE DESCRIPTION
Attachment 11
5 EGH
7 I
1 CAF
234
BD
E.1
6 867 SF
LOCAL

HISTORY
ROOM
102
46 SF

ELEVATOR
150
5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 6 1/2" 20' - 3 1/2" 5' - 4" 5' - 8" 36' - 2" 90' - 2"
9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"
63' - 2"
2145 SF
ADULT
103
21 4
5 4
4 66
1 1
7777
1 37
7 7
7 77
77 999
1 0
7 1
2 7
713
1 3
1 9
1 6
680 SF
LOBBY
101
UP
DN
UP
DN
1 7
1 8
2 0
-1' - 6"
-1' - 6"
2 1
0' - 0"
0' - 0"
0' - 0"
-4' - 6"
4 1
0 2
5 CPT-2
CPT-2
2 6
2 6

GENERAL NOTES

1. SEE ROOM FINISH SCHEDULE FOR WALL, FLOOR, & CEILING

FINISHES
KEY NOTES 5 ACCESSIBLE STONE RAMP, LANDING & CUSTOM BRONZE

RAILINGS
7 BUILT-IN SOLID WALNUT CASEWORK SHELVING 9 56'' TALL SHELVING SOLID REDWOOD END PANELS &

CANOPIES
3 (N) THERMALLY BROKEN STEEL WINDOW TO MATCH

STOREFRONT
1 (N) THERMALLY BROKEN STEEL STOREFRONT, MATCH (E)

REDWOOD LOWER CABINETS
16 (N) FIREPLACE MANTLE BASE, STONE
17 42'' GUARDRAIL, CUSTOM BRONZE FINISH
18 CUSTOM GLASS ELEVATOR CAB W/ CUSTOM DECORATIVE

WROUGHT IRON INTERIOR
19 DECORATIVE CUSTOM WROUGHT IRON @ EXTERIOR OF

HOISTWAY
20 CUSTOM FIRE RATED GLASS HOISTWAY
21 PROVIDE ALLOWANCE FOR CUSTOM AESS @ ELEVATOR

HOISTWAY STRUCTURE & RAILS
10 56'' TALL SHELVING W/ CUSTOM SOLID WD DOORS &

BRONZE SCREENS
22 PTD HM DOOR & FRAME
23 WD DOOR & FRAME W/ CLEAR FINISH
24 FRAMELESS GLASS PARTITION & DOOR, FROSTED
25 REPAIR/STRENGHTEN BALCONY AND RAILING. EXTEND

RAILING TO CODE COMPLIANT HEIGHT
26 WOOD BORDER

NEW WALL
LEGEND

EXISTING WALL

INFILL (E) RECESSED FLOOR FOR (N) FLOOR FINISH
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
As indicated
8/22/2023 9:49:51 AM
A2.21

FLOOR PLAN - MAIN
FLOOR

CARMEL PUBLIC LIBRARY

HARRISON MEMORIAL

LIBRARY
08/25/2023
2023-01

MASTER PLAN

OCEAN & LINCOLN AVENUE
CARMEL-BY-THE-SEA, CA 93923

CITY OF

CARMEL-BY-THE-SEA
A2.21 3/16" = 1'-0" 1 PROPOSED FLOOR PLAN - MAIN LEVEL
NO. DATE DESCRIPTION
Attachment 11
5 EGH
7 I
1 CAF
234
BD
E.1
6 90' - 2"
5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 6 1/2" 20' - 3 1/2" 5' - 4" 5' - 8" 36' - 2" 9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"
63' - 2"

OPEN TO BELOW

OPEN TO
BELOW
46 SF

ELEVATOR
150
257 SF

GATHERING
PLACE
201
769 SF

MEZZANINE
200 9
7 7
7 7
7 4
1 7
DN
1 7
6 33
1 9
1 8
2 0
5' - 0''
2 1
CPT-2
2 6

GENERAL NOTES

1. SEE ROOM FINISH SCHEDULE FOR WALL, FLOOR, & CEILING

FINISHES
KEY NOTES 5 ACCESSIBLE STONE RAMP, LANDING & CUSTOM BRONZE

RAILINGS
7 BUILT-IN SOLID WALNUT CASEWORK SHELVING 9 56'' TALL SHELVING SOLID REDWOOD END PANELS &

CANOPIES
3 (N) THERMALLY BROKEN STEEL WINDOW TO MATCH

STOREFRONT
1 (N) THERMALLY BROKEN STEEL STOREFRONT, MATCH (E)

REDWOOD LOWER CABINETS
16 (N) FIREPLACE MANTLE BASE, STONE
17 42'' GUARDRAIL, CUSTOM BRONZE FINISH
18 CUSTOM GLASS ELEVATOR CAB W/ CUSTOM DECORATIVE

WROUGHT IRON INTERIOR
19 DECORATIVE CUSTOM WROUGHT IRON @ EXTERIOR OF

HOISTWAY
20 CUSTOM FIRE RATED GLASS HOISTWAY
21 PROVIDE ALLOWANCE FOR CUSTOM AESS @ ELEVATOR

HOISTWAY STRUCTURE & RAILS
10 56'' TALL SHELVING W/ CUSTOM SOLID WD DOORS &

BRONZE SCREENS
22 PTD HM DOOR & FRAME
23 WD DOOR & FRAME W/ CLEAR FINISH
24 FRAMELESS GLASS PARTITION & DOOR, FROSTED
25 REPAIR/STRENGHTEN BALCONY AND RAILING. EXTEND

RAILING TO CODE COMPLIANT HEIGHT
26 WOOD BORDER

NEW WALL
LEGEND

EXISTING WALL

INFILL (E) RECESSED FLOOR FOR (N) FLOOR FINISH
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
As indicated
8/21/2023 5:31:12 PM
A2.22

FLOOR PLAN -

MEZZANINE

CARMEL PUBLIC LIBRARY

HARRISON MEMORIAL

LIBRARY
08/25/2023
2023-01

MASTER PLAN

OCEAN & LINCOLN AVENUE
CARMEL-BY-THE-SEA, CA 93923

CITY OF

CARMEL-BY-THE-SEA
A2.22 3/16" = 1'-0" 1 PROPOSED FLOOR PLAN - MEZZANINE
DN
NO. DATE DESCRIPTION
Attachment 11
5 EGH
7 I
1 CAF
234
BD
E.1
6 5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 6 1/2" 20' - 3 1/2" 5' - 4" 5' - 8" 36' - 2" 90' - 2"
63' - 2"
464 SF
STAFF
007
186 SF
STAFF

BREAKROOM
008
119 SF

HALLWAY
011
90 SF
STAFF

RESTROOM
013
27 SF

JANITOR
012
104 SF
MEN'S

RESTROOM
014
68 SF

ELEVATOR
015 195 SF
LOWER
LOBBY
001
129 SF

WOMEN'S

RESTROOM
002
66 SF

HALLWAY
136 SF 003
OFFICE
006
+8' - 0"
+8' - 0"
+8' - 0"
+8' - 0"
+8' - 0"
+8' - 0" +8' - 0"

OPEN TO ABOVE
20 SF

TELECOM
009
20 SF

MECHANICAL
010
11 SF

STORAGE
005
19 SF

ELECTRICAL
00411
1 11
1 +6' - 11 1/2"
9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"
+6' - 11 1/2"
6 GENERAL NOTES

1. SEE ROOM FINISH SCHEDULE FOR ADDITIONAL INFORMATION

2. SEE ELECTRICAL NARRATIVE FOR ADDITIONAL INFORMATION

3. SEE MECHANICAL DRAWINGS FOR ADDITIONAL INFORMATION\

4. SEE STRUCTURAL NARRATIVE FOR ADDITIONAL INFORMATION

5. ACOUSTIC TILE SHALL BE CENTERED IN ROOM UON

6. ALL GYP BD CEILINGS ARE SUSPENDED UON

7. ASSUME 4'' x 48'' RECESSED LINEAR LIGHTING FIXTURES @ 8' - 0'' O.C. IN ALL ACOUSTIC CEILING TILE CEILING
KEY NOTES 1 OPEN TO STRUCTURE ABOVE, PAINT EXPOSED BEAMS,

ROOF DECK, CONDUIT & DUCTWORK
3 DECORATIVE IRON CHANDELIER 4 DECORATIVE BRASS PEDANTS 2 (N) AUTOMATED SKYLIGHT, SED, SMD 5 (N) ARCHITECTURAL GRADE REDWOOD BEAMS, FINISHED

TO MATCH EXISTING, CLEAR STAIN AND SEAL, SSD
7 (E) WOOD COLUMN 8 VENETIAN PLASTER @ (E) ARCH 9 PAINT (E) SOFFIT, JOISTS AND BEAMS 6 PAINT (E) COLUMN 10 (N) REDWOOD COLUMN
LEGEND
2X4 ACOUSTIC CEILING TILE, ARMSTRONG OPTIMA

PTD GWB CEILING

T&G REDWOOD SOFFIT TO MATCH (E) WD CLG

VENETIAN PLASTER
(N) T&G REDWOOD CEILING WITH REDWOOD

PURLINS TO MATCH (E) WD CLG

T&G REDWOOD SOFFIT TO MATCH (E) WD CLG

STRIP PAINT OFF EXISTING REDWOOD BEAMS, JOISTS
AND DECKING. SANDBLAST, REFINISH, STAIN AND SEAL

STRIP PAINT OFF EXISTING REDWOOD BEAMS, JOISTS
AND DECKING. SANDBLAST, REFINISH, STAIN AND SEAL
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
As indicated
8/21/2023 5:31:15 PM
A2.31

REFLECTED CEILING

PLAN - BASEMENT

CARMEL PUBLIC LIBRARY

HARRISON MEMORIAL

LIBRARY
08/25/2023
2023-01

MASTER PLAN

OCEAN & LINCOLN AVENUE
CARMEL-BY-THE-SEA, CA 93923

CITY OF

CARMEL-BY-THE-SEA
A2.31 3/16" = 1'-0" 1 REFLECTED CEILING PLAN - BASEMENT LEVEL NO. DATE DESCRIPTION
Attachment 11
5 EGH
7 I
1 CAF
234
BD
E.1
6 5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 6 1/2" 20' - 3 1/2" 5' - 4" 5' - 8" 36' - 2" 90' - 2"
2145 SF
ADULT
103
867 SF
LOCAL

HISTORY
ROOM
102
46 SF

ELEVATOR
150
680 SF
LOBBY
101

OPEN TO ABOVE
+8' - 7 1/2"
+13' - 9 1/4"
+13' - 1 3/4"
+8' - 0"
+11' - 10"
2 +8' - 7 1/2"
+8' - 6"
3 63' - 2"
9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6" 2
6 6
SLOPE
UP
SLOPE
UP
SLOPE
UP
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UP
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UP
+8' - 0''
+8' - 0''
7 6
9 9
9 9
1 1
SLOPE

UP SLOPE
UP
SLOPE
UP
333

GENERAL NOTES

1. SEE ROOM FINISH SCHEDULE FOR ADDITIONAL INFORMATION

2. SEE ELECTRICAL NARRATIVE FOR ADDITIONAL INFORMATION

3. SEE MECHANICAL DRAWINGS FOR ADDITIONAL INFORMATION\

4. SEE STRUCTURAL NARRATIVE FOR ADDITIONAL INFORMATION

5. ACOUSTIC TILE SHALL BE CENTERED IN ROOM UON

6. ALL GYP BD CEILINGS ARE SUSPENDED UON

7. ASSUME 4'' x 48'' RECESSED LINEAR LIGHTING FIXTURES @ 8' - 0'' O.C. IN ALL ACOUSTIC CEILING TILE CEILING
KEY NOTES 1 OPEN TO STRUCTURE ABOVE, PAINT EXPOSED BEAMS,

ROOF DECK, CONDUIT & DUCTWORK
3 DECORATIVE IRON CHANDELIER 4 DECORATIVE BRASS PEDANTS 2 (N) AUTOMATED SKYLIGHT, SED, SMD 5 (N) ARCHITECTURAL GRADE REDWOOD BEAMS, FINISHED

PTD GWB CEILING

T&G REDWOOD SOFFIT TO MATCH (E) WD CLG

VENETIAN PLASTER
(N) T&G REDWOOD CEILING WITH REDWOOD

PURLINS TO MATCH (E) WD CLG

T&G REDWOOD SOFFIT TO MATCH (E) WD CLG

STRIP PAINT OFF EXISTING REDWOOD BEAMS, JOISTS
AND DECKING. SANDBLAST, REFINISH, STAIN AND SEAL

STRIP PAINT OFF EXISTING REDWOOD BEAMS, JOISTS
AND DECKING. SANDBLAST, REFINISH, STAIN AND SEAL
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
As indicated
8/21/2023 5:31:19 PM
A2.32

REFLECTED CEILING

PLAN - MAIN FLOOR

CARMEL PUBLIC LIBRARY

HARRISON MEMORIAL

LIBRARY
08/25/2023
2023-01

MASTER PLAN

OCEAN & LINCOLN AVENUE
CARMEL-BY-THE-SEA, CA 93923

CITY OF

CARMEL-BY-THE-SEA
A2.32 3/16" = 1'-0" 1 REFLECTED CEILING PLAN - MAIN FLOOR NO. DATE DESCRIPTION
Attachment 12
5 EGH
7 I
1 CAF
234
BD
E.1
6 5' - 4 1/2" 6' - 5" 4' - 9" 5' - 7 1/2" 6 1/2" 20' - 3 1/2" 5' - 4" 5' - 8" 36' - 2" 90' - 2"
769 SF

MEZZANINE
200
257 SF

GATHERING
PLACE
201
46 SF

ELEVATOR
150
1 +13' - 6"
55 5
55 4444444
44 4444444
9' - 6" 8' - 10" 6' - 6" 13' - 4" 12' - 6" 12' - 6"
63' - 2"
8 9 9
9 10 10
10 10
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
SLOPE
UP
+9' - 0''

GENERAL NOTES

1. SEE ROOM FINISH SCHEDULE FOR ADDITIONAL INFORMATION

2. SEE ELECTRICAL NARRATIVE FOR ADDITIONAL INFORMATION

3. SEE MECHANICAL DRAWINGS FOR ADDITIONAL INFORMATION\

4. SEE STRUCTURAL NARRATIVE FOR ADDITIONAL INFORMATION

5. ACOUSTIC TILE SHALL BE CENTERED IN ROOM UON

6. ALL GYP BD CEILINGS ARE SUSPENDED UON

7. ASSUME 4'' x 48'' RECESSED LINEAR LIGHTING FIXTURES @ 8' - 0'' O.C. IN ALL ACOUSTIC CEILING TILE CEILING
KEY NOTES 1 OPEN TO STRUCTURE ABOVE, PAINT EXPOSED BEAMS,

ROOF DECK, CONDUIT & DUCTWORK
3 DECORATIVE IRON CHANDELIER 4 DECORATIVE BRASS PEDANTS 2 (N) AUTOMATED SKYLIGHT, SED, SMD 5 (N) ARCHITECTURAL GRADE REDWOOD BEAMS, FINISHED

PTD GWB CEILING

T&G REDWOOD SOFFIT TO MATCH (E) WD CLG

VENETIAN PLASTER
(N) T&G REDWOOD CEILING WITH REDWOOD

PURLINS TO MATCH (E) WD CLG

T&G REDWOOD SOFFIT TO MATCH (E) WD CLG

STRIP PAINT OFF EXISTING REDWOOD BEAMS, JOISTS
AND DECKING. SANDBLAST, REFINISH, STAIN AND SEAL

STRIP PAINT OFF EXISTING REDWOOD BEAMS, JOISTS
AND DECKING. SANDBLAST, REFINISH, STAIN AND SEAL
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
As indicated
8/21/2023 5:31:22 PM
A2.33

REFLECTED CEILING

PLAN - MEZZANINE

CARMEL PUBLIC LIBRARY

HARRISON MEMORIAL

LIBRARY
08/25/2023
2023-01

MASTER PLAN

OCEAN & LINCOLN AVENUE
CARMEL-BY-THE-SEA, CA 93923

CITY OF

CARMEL-BY-THE-SEA
A2.33 3/16" = 1'-0" 1 REFLECTED CEILING PLAN - MEZZANINE LEVEL NO. DATE DESCRIPTION
Attachment 12
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE

REVISIONS
DRAFT!

NOT FOR

CONSTRUCTION
OWNER

PROJECT
8/22/2023 10:54:41 AM
A9.30

ROOM FINISH

SCHEDULE

CARMEL PUBLIC LIBRARY

PARK BRANCH LIBRARY
08/25/2023
2023-01

MASTER PLAN
MISSION & 6TH AVENUE
CARMEL-BY-THE-SEA, CA 93921

CITY OF

CARMEL-BY-THE-SEA
NO. DATE DESCRIPTION

ROOM FINISH SCHEDULE
# ROOM NAME FLOOR FINISH BASE FINISH WALL FINISH CEILING FINISH COMMENTS AREA 001 STORAGE (E) CONC SLAB N/A CONC OPEN TO STRUCTURE XYPEX SURFACE TREATMENT ON ALL (E) CONC SURFACES 1460 SF 050 STAIR PRECAST CONC N/A CONC OPEN TO STRUCTURE XYPEX SURFACE TREATMENT ON ALL (E) CONC SURFACES 144 SF 101 LOBBY WOOD FLOOR 1X4 WOOD BASE, PTD PTD GWB, LEVEL 5 1X2 SOLID MAPLE ACOUSTIC WOOD SLATS @ 1.5" O.C. 669 SF 102 TEEN'S CARPET TILE 1X4 WOOD BASE, PTD PTD GWB, LEVEL 5 1X2 SOLID MAPLE ACOUSTIC WOOD SLATS @ 1.5" O.C. 382 SF 103 VESTIBULE WOOD FLOOR 1X4 WOOD BASE, PTD PTD GWB, LEVEL 5 PTD GWB, LEVEL 5 45 SF 104 RESTROOM TILE TILE TILE PTD GWB, LEVEL 4 71 SF
105 RESTROOM TILE TILE TILE PTD GWB, LEVEL 4 67 SF
106 CHILDREN'S WOOD FLOOR & CARPET TILE 1X4 WOOD BASE, PTD PTD GWB, LEVEL 5 1X2 SOLID MAPLE ACOUSTIC WOOD SLATS @ 1.5" O.C. SEE FLOOR PLAN FOR EXTENTS OF FLOORING 2600 SF 107 VESTIBULE CARPET TILE 1X4 WOOD BASE, PTD PTD GWB, LEVEL 5 PTD GWB, LEVEL 5 94 SF 108 FAMILY RESTROOM TILE TILE TILE PTD GWB, LEVEL 4 71 SF 109 STORAGE POLISH (E) CONC SLAB RUBBER BASE PTD GWB, LEVEL 3 OPEN TO STRUCTURE 64 SF 110 CORRIDOR CARPET TILE RUBBER BASE PTD GWB, LEVEL 4 24" X 48" ACOUSTIC CLG TILE 119 SF 111 STAFF RESTROOM TILE TILE TILE PTD GWB, LEVEL 4 75 SF 112 CUSTODIAL POLISH (E) CONC SLAB RUBBER BASE PTD GWB, LEVEL 3 OPEN TO STRUCTURE 64 SF 113 STAFF CARPET TILE RUBBER BASE PTD GWB, LEVEL 4 24" X 48" ACOUSTIC CLG TILE 622 SF 114 OFFICE CARPET TILE RUBBER BASE PTD GWB, LEVEL 4 24" X 48" ACOUSTIC CLG TILE 122 SF 115 OFFICE CARPET TILE RUBBER BASE PTD GWB, LEVEL 4 24" X 48" ACOUSTIC CLG TILE 121 SF 116 STAFF LOUNGE CARPET TILE RUBBER BASE PTD GWB, LEVEL 4 24" X 48" ACOUSTIC CLG TILE 201 SF 117 TELECOM POLISH (E) CONC SLAB RUBBER BASE PTD GWB, LEVEL 3 OPEN TO STRUCTURE 80 SF 118 ELECTRICAL POLISH (E) CONC SLAB RUBBER BASE PTD GWB, LEVEL 3 OPEN TO STRUCTURE 80 SF 119 MECHANICAL N/A N/A N/A N/A SEE SITE PLAN 383 SF
150 STAIR PRECAST CONC N/A CONC OPEN TO STRUCTURE 144 SF Attachment 12

EXTERIOR ELEVATION

ROOM IDENTIFICATION

PARTITION TYPE

EQUIPMENT MARK

KEY NOTE MARK

ROOM NAME

AREA CONSIDERED

REVISION NUMBER

REVISION MARK

PROPERTY LINE

BUILDING SECTION

DOOR NUMBER

DOOR MARK
SEE SCHEDULE + ELEVATIONS

TYPE MARK

SEE SCHEDULE

ROOM NUMBER

VIEW NUMBER

INTERIOR ELEVATION

WORK POINT (PLAN)

SHEET NUMBER

DIRECTION OF DETAIL

DETAIL SECTION

GRID LINES

PARTITION TYPE ID

INSULATION TYPE

FRAMING SIZE CODE

WALL TYPE (EXTERIOR)

SEE SCHEDULE

TYPE IDENTIFICATION
A
4 T
A

ROOM NAME
101
150 SF
1i
2 A
1 DIRECTION OF SHEET
NORTH

NORTH ARROW GENERIC TAG
C1
A
NAME

ELEVATION

DATUM LEVEL
N

DIRECTION OF TRUE NORTH
B

VIEW NUMBER

SHEET NUMBER

AREA OF VIEW

WALL SECTION
1 01
A/1.01
001A
01 A/1.01

CALLOUT

WINDOW MARK

VIEW NUMBER

SHEET NUMBER

DIRECTION OF VIEW

VIEW NUMBER

SHEET NUMBER

DIRECTION OF VIEW

VIEW NUMBER

SHEET NUMBER

DIRECTION OF VIEW

DIRECTION/VIEW
NUMBER

SHEET NUMBER
1 2
3 4 A1.01

SEE SCHEDULE

TYPE IDENTIFICATION

SEE SCHEDULE

TYPE IDENTIFICATION

SEE SCHEDULE

TYPE IDENTIFICATION
1 A101
- _____
1 A101
- _____
1 A101
- _____
1 A101
- _____
1 JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE

REVISIONS
DRAFT!

NOT FOR

CONSTRUCTION
OWNER

PROJECT
12" = 1'-0"
8/22/2023 10:30:44 AM
G0.01

SHEET INDEX &

GENERAL NOTES

CARMEL PUBLIC LIBRARY

PARK BRANCH LIBRARY
08/25/2023
2023-01

MASTER PLAN
MISSION & 6TH AVENUE
CARMEL-BY-THE-SEA, CA 93921

CITY OF

CARMEL-BY-THE-SEA

SYMBOLS

INDEX - ARCHITECTURAL
A1.10 DEMO SITE PLAN
A1.20 DEMO FLOOR PLAN - BASEMENT LEVEL
A1.21 DEMO FLOOR PLAN - GROUND LEVEL
A2.10 SITE PLAN
A2.20 FLOOR PLANS
A2.30 REFLECTED CEILING PLAN
A9.30 ROOM FINISH SCHEDULE

INDEX - STRUCTURAL

INDEX - MECHANICAL

INDEX - ELECTRICAL

INDEX - PLUMBING

INDEX - GENERAL
G0.00 COVER SHEET
G0.01 SHEET INDEX & GENERAL NOTES

PROJECT DESCRIPTION CONTACT INFORMATION SHEET INDEX
NO. DATE DESCRIPTION

BUILDING & PLANNING CODE DATA
• PLANNING CODE EDITION: 2021 SANTA CRUZ MUNICIPAL CODE • BUILDING CODE EDITION: 2021 CALIFORNIA BUILDING CODE
2021 CALIFORNIA MECHANICAL CODE
2021 CALIFORNIA ELECTRICAL CODE
2021 CALIFORNIA PLUMBING CODE
• OCCUPANCY CLASS: A3
• BUILDING TYPE: TYPE III-B
• SQUARE FOOTAGE: 8,310 SF
• NUMBER STORIES: 1
• FULLY SPRINKLERED
• FULL FIRE ALARM SYSTEM
ARCHITECT:

JAYSON ARCHITECTURE
CONTACT:

ABRAHAM JAYSON
50 29th Street
San Francsico, CA 94110
[email protected]
415-317-0529
• PARTIAL DEMOLITION AND RENOVATION OF EXISTING LIBRARY • NO CHANGE IN USE OWNER:

CITY OF CARMEL-BY-THE-SEA
CONTACT:

ASHLEY WRIGHT
P.O. Box 800
Carmel-by-the-Sea, CA 93921
[email protected]
831-624-1366
ELECTRICAL ENGINEER:

RIJA
CONTACT:

RAY JUACHON
620 Montgomery Street, Suite 250
San Francisco, CA 94111
[email protected]
415-730-7994
MECHANICAL ENGINEER:

ALTER CONSULTING ENGINEERS
CONTACT:

SHANNON ALLISON
1624 Franklin Street, Suite 1300
Oakland, CA 94612
[email protected]
510-406-8535
STRUCTURAL ENGINEER:

BASE DESIGN
CONTACT:

GOKHAN AKALAN
582 Market Street #1402
San Francisco, CA 94104
[email protected]
415-466-2977

PROJECT DATA

ALTERNATES
*SEE STRUCTURAL NARRATIVE
*SEE MECHANICAL NARRATIVE
*SEE ELECTRICAL NARRATIVE
*SEE PLUMBING NARRATIVE

GENERAL NOTES

1. ALL CONSTRUCTION MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE PROJECT SPECIFICATIONS.

2. ALL WORK SHALL MEET OR EXCEED THE MINIMUM STANDARDS OF THE 2019 CALIFORNIA BUILDING CODE AND ALL APPLICABLE CODES AND ORDINANCES.

3. INFORMATION CONTAINED WITHIN THESE DOCUMENTS SHALL NOT BE CONSTRUED TO PERMIT WORK NOT CONFORMING TO THE APPLICABLE CODES.

4. CONTRACTOR SHALL EXAMINE THE DOCUMENTS AND SHALL NOTIFY THE ARCHITECT OF ANY DISCREPENCIES WHICH MAY BE FOUND PRIOR TO THE START OF WORK.

5. CONTRACTOR SHALL REVIEW ALL DOCUMENTS TO COORDINATE w/ THE (E) BLDG CONDITIONS. ANY VARIATIONS AND DISCREPENCIES THAT ARISE IN THIS REVIEW ARE TO BE BROUGHT IMMEDIATELY TO THE ARCHITECT'S ATTENTION.

6. THE CONTRACTOR AND ALL SUBCONTRACTORS ARE REQUIRED TO VISIT AND INSPECT THE SITE PRIOR TO CONSTRUCTION OR ORDERING ANY MATERIALS.

7. ALL DETAILS, SCHEDULES, ADDENDA AND SPECIFICATIONS BOUND SEPARATELY ARE A PART OF THE CONTRACT DOCUMENTS.

8. ITEMS MARKED "NIC" ARE NOT IN CONTRACT. SUCH ITEMS ARE INCLUDED IN THE DOCUMENTS WHEN CONTRACTOR'S COORDINATION IS REQUIRED OR FOR CLARIFICATION OF PROJECT LIMITS.

9. DIMENSIONS:

A. IN NO CASE SHALL WORKING DIMENSIONS BE SCALED FROM THE DRAWINGS.

B. ALL DIMENSIONS ARE TO THE ROUGH OPENING, UON.

C. ALL DIMENSIONS TO STUD WALLS ARE TO THE FACE OF STUD, UON.

D. CEILING HEIGHT DIMENSIONS ARE FROM FINISHED FLOOR TO FINISHED FACE OF CEILING, UON.

E. ALL DIMENSIONS SHALL BE VERIFIED IN THE FIELD BY GENERAL CONTRACTOR AND ALL SUBCONTRACTORS PRIOR TO PROCEEDING WITH CONSTRUCTION.

F. COORDINATE WITH EQUIPMENT CONTRACTORS FOR ROUGH-IN DIMENSIONS AND TEMPLATES.

G. ALL DIMENSIONS NOTED "CLEAR" OR "CLR" MUST BE STRICTLY MAINTAINED. "CLEAR" MEANS DIMENSION FROM FACE OF FINISH TO FACE OF FINISH OR OBJECT.

H. ALL DIMENSIONS NOTED "VERIFY" OR "VIF" ARE TO BE CHECKED BY THE CONTRACTOR PRIOR TO CONSTRUCTION.

ANY VARIANCE FROM THE REQUIRED DIMENSIONS MUST BE BROUGHT IMMEDIATELY TO THE ARCHITECT'S ATTENTION.

10. DETAILS MARKED "TYPICAL" SHALL APPLY IN ALL CASES, UON.

11. WHERE NO SPECIFIC DETAIL IS SHOWN, THE FRAMING OR CONSTRUCTION SHALL BE IDENTICAL OR SIMILAR TO THAT INDICATED FOR LIKE CASES OF CONSTRUCTION ON THE PROJECT.

12. ALL WORK IS UNDERSTOOD TO BE (N) UNLESS NOTED AS (E).

13. THE CONTRACTOR SHALL MEET w/ THE ARCHITECT PRIOR TO THE START OF DEMOLITION TO NOTE WHAT ITEMS, IF ANY, ARE TO BE SALVAGED OR REUSED.

14. THE DRAWINGS INDICATE THE GENERAL EXTENT OF (N) CONSTRUCTION NECESSARY FOR THE WORK, BUT ARE NOT INTENDED TO BE ALL-INCLUSIVE. ALL DEMO AND (N) WORK NECESSARY FOR A FINISHED JOB, IN ACCORDANCE W/ THE

INTENTIONS OF THE CONTRACT DOCUMENTS, IS INCLUDED REGARDLESS OF WHETHER SHOWN IN THE CONTRACT DOCUMENTS.

15. (E) BUILDING DOCUMENTATION IS BASED ON "AS-BUILT" DRAWINGS AND OBSERVATIONAL SITE INVESTIGATIONS.

ACTUAL BUILT CONDITIONS MAY VARY. CONTRACTOR IS TO USE CAUTION IN DEMOLITION, AND IS TO NOTIFY ARCHITECT IMMEDIATELY IF ANY VARIATIONS OR DISCREPENCIES ARE UNCOVERED.

16. PROTECT ALL (E) BUILDING AND SITE CONDITIONS TO REMAIN, INCLUDING BUT NOT LIMITED TO WALLS, PAVING, AND LANDSCAPING.

INSTALLATION OF A COMPLETE OPERATING SYSTEM THAT SATISFIES THE SPECIFIED PERFORMANCE CRITERIA AND MEETS ALL APPLICABLE CODES.

1. FIRE ALARM SYSTEM

2. ALUMINUM STOREFRONT SYSTEMS

DESIGN-BUILD DEFERRED SUBMITTALS

VICINITY MAP
• ALTERNATE #4 PHOTOVOLTAIC
• PHASED CONSTRUCTION (SEE COST ESTIMATE)
Attachment 12

MISSION STREET
1 10
4 1
3 21481
2 7
9 4
45 15
11 124
455
11 51
46 7
1 4
49 3
1 JUNIPERO STREET
44 3
1 4
4 1
1 1
6TH AVENUE
22 4
3 13
13 13
4 2
13 3
10 11111
14 17
17 16
23 16 16 LEGEND
(E) WALL TO BE DEMOLISHED

DEMO (E) ROOFING TO SUB STRUCTURE

DEMO (E) CURB & SIDEWALK FOR (N) DRIVEWAY

PROPERTY LINE / BOUNDARY OF WORK

DEMO (E) ROOFING SURFACE

DEMO (E) DRIVEWAY
KEY NOTES 1 DEMO (E) TREE 2 DEMO (E) CURB & SIDEWALK 3 DEMO (E) DRIVEWAY & PARKING STRIPING 4 DEMO (E) PLANTING AREA 5 DEMO (E) FENCE 6 DEMO (E) WALLS 7 DEMO (E) STAIR, HANDRAILS & LANDINGS 8 DEMO (E) RAMP, HANDRAILS & LANDINGS 9 DEMO (E) SITE WALL 10 DEMO (E) MECHANICAL UNIT, SEE MECH NARRATIVE
11 DEMO (E) ELECTRICAL SERVICES, SEE ELECTRICAL

NARRATIVE
12 DEMO (E) BOLLARD
13 ADJACENT PROPERTIES
14 DEMO (E) PAVERS
15 DEMO (E) ROOFING SURFACE
16 DEMO (E) SHINGLES ON ROOF
17 DEMO (E) FLAT ROOF

GENERAL NOTES

1. DEMO ALL (E) SITE LIGHTING, SEE ELECTRICAL NARRATIVE FOR

SITE DEMO INFORMATION AND ADDITIONAL SITE IMPROVEMENTS

2. SEE MECHANICAL NARRATIVE FOR SITE DEMO INFORMATION

3. SEE STRUCTURAL NARRATIVE FOR SITE DEMO INFORMATION
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
As indicated
7/10/2023 1:03:40 PM
A1.10

DEMO SITE PLAN

CARMEL PUBLIC LIBRARY

PARK BRANCH LIBRARY
07/11/2023
2023-01

MASTER PLAN
MISSION & 6TH AVENUE
CARMEL-BY-THE-SEA, CA 93921

CITY OF

CARMEL-BY-THE-SEA
A1.10 3/32" = 1'-0" 1 DEMOLITION SITE PLAN
NO. DATE DESCRIPTION
0' 8' 16' 32'
Attachment 12
12 BD
34567
A

3.1 5.1
14' - 7 1/2" 59' - 1"
16' - 9 1/2" 14' - 0" 6' - 3" 7' - 9" 14' - 0" 8' - 10" 5' - 2" 22' - 9 1/2" 73' - 8 1/2"
95' - 7"
6 613
7 7
4 7

GENERAL NOTES

1. SEE STRUCTURAL NARRATIVE FOR ADDITIONAL INFORMATION

2. SEE ELECTRICAL NARRATIVE FOR ADDITIONAL INFORMATION

3. SEE MECHANICAL NARRATIVE FOR ADDITIONAL INFORMATION

4. SEE PLUMBING NARRATIVE FOR ADDITIONAL INFORMATION

5. DEMO ALL (E) INTERIOR WALL PARTITIONS

6. DEMO ALL (E) FLOOR FINISHES, WALL FINISHES, & CEILINGS

7. DEMO ALL (E) CASEWORK

8. DEMO ALL (E) DOORS & FRAMES

9. DEMO ALL (E) LIGHT FIXTURES, WIRING & ELECTRICAL EQUIPMENT

10. DEMO ALL (E) DUCTWORK & MECHANICAL EQUIPMENT
LEGEND
(E) WALL TO BE DEMOLISHED
(E) WALL TO REMAIN

BUILDING FOOTPRINT ABOVE
KEY NOTES 1 DEMO (E) WALL 2 DEMO (E) WINDOW 3 DEMO (E) STAIR, HANDRAILS, & LANDINGS 4 DEMO (E) RAMP, HANDRAILS, & LANDINGS 5 DEMO (E) PLANTER 6 DEMO (E) RESTROOM FIXTURES, FINISHES, & ACCESSORIES 7 DEMO (E) CASEWORK 8 DEMO (E) STACKS 9 DEMO (E) BENCH 10 DEMO (E) SHELVING
11 DEMO (E) CIRC DESK
12 DEMO (E) WORK TABLE
13 DEMO (E) SUMP PUMP, INFLL (E) FLOOR @ PIT, SEE

PLUMBING NARRATIVE
14 DEMO (E) SHAFT, INFILL (E) FLOOR
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
1/8" = 1'-0"
7/10/2023 1:12:01 PM
A1.20

DEMO FLOOR PLAN -

BASEMENT LEVEL

CARMEL PUBLIC LIBRARY

PARK BRANCH LIBRARY
07/11/2023
2023-01

MASTER PLAN
MISSION & 6TH AVENUE
CARMEL-BY-THE-SEA, CA 93921

CITY OF

CARMEL-BY-THE-SEA
A1.20 1/8" = 1'-0" 1 DEMOLITION FLOOR PLAN - BASEMENT LEVEL NO. DATE DESCRIPTION
Attachment 12
12 BD
34567
A

3.1 5.1
16' - 9 1/2" 14' - 0" 6' - 3" 7' - 9" 14' - 0" 8' - 10" 5' - 2" 22' - 9 1/2" 14' - 7 1/2" 59' - 1"
95' - 7"
73' - 8 1/2"
12121
222
2 1
2222
2 1
121
2 3
1 3
3 4
5 5
2 7
1 878
7 7
7 7
7 7
7 9
11 7
8 7
2 2
7 88
8 12
12 12
8 7
8 78
7 7
10 8
77 77997
10 7
7 7
7 7
7 7
7 5
2 10
14 14 14
14 7

GENERAL NOTES

1. SEE STRUCTURAL NARRATIVE FOR ADDITIONAL INFORMATION

2. SEE ELECTRICAL NARRATIVE FOR ADDITIONAL INFORMATION

3. SEE MECHANICAL NARRATIVE FOR ADDITIONAL INFORMATION

4. SEE PLUMBING NARRATIVE FOR ADDITIONAL INFORMATION

5. DEMO ALL (E) INTERIOR WALL PARTITIONS

6. DEMO ALL (E) FLOOR FINISHES, WALL FINISHES, & CEILINGS

7. DEMO ALL (E) CASEWORK

8. DEMO ALL (E) DOORS & FRAMES

9. DEMO ALL (E) LIGHT FIXTURES, WIRING & ELECTRICAL EQUIPMENT

10. DEMO ALL (E) DUCTWORK & MECHANICAL EQUIPMENT
LEGEND
(E) WALL TO BE DEMOLISHED
(E) WALL TO REMAIN

PLUMBING NARRATIVE
14 DEMO (E) SHAFT, INFILL (E) FLOOR
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
1/8" = 1'-0"
7/10/2023 1:04:17 PM
A1.21

DEMO FLOOR PLAN -

GROUND LEVEL

CARMEL PUBLIC LIBRARY

PARK BRANCH LIBRARY
07/11/2023
2023-01

MASTER PLAN
MISSION & 6TH AVENUE
CARMEL-BY-THE-SEA, CA 93921

CITY OF

CARMEL-BY-THE-SEA
A1.21 1/8" = 1'-0" 1 DEMOLITION FLOOR PLAN - LEVEL 01
NO. DATE DESCRIPTION
Attachment 12
1 0
1 0
1 0
1 2
1 9
1 8
1 7
17 4
10 15 14 11
1 1
1 1
1 1
2 4
1 2
12 12
1 2
1 2
1 2
1 2
2 0
1 0
5 5
1 8
9 1
3 1
0 1
5 7
6 1
0 1
0 10
6 21
21 21
4 21
11 1
13 17 17
1 6
1 0
1 0

MISSION ST
6TH AVENUE

JUNIPER STREET
1 2
1 1
1 2
1 2
1 2
1 6
16 2
4 2
2 23
1 5
1 0
2 1
2 1
2 1
0 15
2 5
2 3
2 7
2 7
2 7
2 7
2 7
2 7
2 7
2 7
4 2
8 29
29 2
9 2
6 2
6 30
1 0
1 0
KEY NOTES 1 (N) ZINC STANDING SEAM ROOF OVER (E) FRAMING 10 PLANTING AREA
11 (E) TREE TO REMAIN
12 (N) TREE 3 (N) ENTRY CANOPY, PVC ROOF
17 (N) PARKING
18 ACCESSIBLE PARKING
19 ACCESSIBLE VAN PARKING 4 7'-0" TALL ENCLOSURE, WESTERN RED CEDAR W/ SHOU

SUGI BAN FINISH
16 STONE PAVERS
14 32" CONC PLANTER W/ COR-TEN STEEL PLATES
15 BUILT-IN BENCH, W/ WESTERN RED CEDAR BOARDS
20 MECHANICAL EQUIPMENT, SEE MECHANICAL NARRATIVE 6 (N) STONE STAIR W/ CUSTOM BRONZE HANDRAILS, &

LANDING
8 SKYLIGHT 9 AUTOMATED SKYLIGHT
13 78" CONC PLANTER W/ HORIZONTAL BOARD FORM FINISH
21 ADJACENT PROPERTIES 2 (N) PVC ROOFING OVER (E) FRAMING 22 (N) PVC ROOF, SLOPED 1/4'' PER FT.
23 (N) ASPHALT SURFACE LOT 7 (N) ACCESSIBLE STONE RAMP W/ CUSTOM BRONZE

HANDRAILS, & LANDING
5 7'-0" TALL MECHANICAL ENCLOSURE, WESTERN RED CEDAR

W/ SHOU SUGI BAN FINISH
24 (N) SPECIMEN TREE, 72" BOX
25 BASEMENT LEVEL BELOW
26 PV ARRAY, SED
27 SITE BOULDERS
28 REDWOOD LOG, SANDED SMOOTH
29 (N) CONCRETE SIDEWALK
30 (N) ROOF STRUCTURE AT GABLE ROOF EXTENSION

GENERAL NOTES

1. SEE ELECTRICAL NARRATIVE FOR SITE LIGHTNING & ADDITIONAL

SITE IMPROVEMENTS
LEGEND
(N) PLANTING AREA

32.5" SOIL INFILL TO MATCH FINISH FLOOR ELEVATION
W/ RETAINING WALLS @ PERIMETER
(N) CONCRETE SIDEWALK
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
As indicated
8/22/2023 12:06:57 PM
A2.10

SITE PLAN

CARMEL PUBLIC LIBRARY

PARK BRANCH LIBRARY
08/25/2023
2023-01

MASTER PLAN
MISSION & 6TH AVENUE
CARMEL-BY-THE-SEA, CA 93921

CITY OF

CARMEL-BY-THE-SEA
A2.10 3/32" = 1'-0" 1 PROPOSED SITE PLAN
NO. DATE DESCRIPTION
0' 8' 16' 32'
Attachment 12
1 2
B D
3 4
5 6
7 A

3.1 5.1
73' - 8 1/2"
14' - 7 1/2" 59' - 1"
16' - 9 1/2" 14' - 0" 6' - 3" 7' - 9" 14' - 0" 8' - 10" 5' - 2" 22' - 9 1/2" 95' - 7"
144 SF
STAIR
150
64 SF

STORAGE
94 SF 109

VESTIBULE
107
45 SF

VESTIBULE
103
71 SF
FAMILY

RESTROOM
108
119 SF

CORRIDOR
110
2600 SF

CHILDREN'S
106
382 SF
TEEN'S
102
71 SF

RESTROOM
104
67 SF

RESTROOM
105
75 SF
STAFF

RESTROOM
111 64 SF

CUSTODIAL
112
80 SF

ELECTRICAL
118
80 SF

TELECOM
117
121 SF
OFFICE
115
122 SF
OFFICE
114
201 SF
STAFF
LOUNGE
116
622 SF
STAFF
113
669 SF
LOBBY
101
383 SF

MECHANICAL
119
+0' - 0"
+0' - 0"
29 1
2 5 3 6
3 1
7 7
7 8
8 8
10 11
10 11
7 7 13
10 11
10 14 15
1 29
29 16
32 33
18 19
20 20
21 21
19 21 19
19 16
19 20
20 22 18
22 19
19 26 26
26 26
17 24
24 24
24 24
24 25
25 25
25 17 17 17
23 23
24 19
8 14
12 12
7 4
9 15
6 22
22 +3' - 6"
+0' - 4"
+0' - 0"
+0' - 0"
+0' - 0"
-2'- 8 1/2''
-2' - 8 1/2''
+0' - 4"
23 23
23 23
-2'- 8 1/2''
4 1
19 24 24 24 24
18 3
11 30
31 31

WOOD FLOOR CARPET TILE
31 GENERAL NOTES

1. SEE ROOM FINISH SCHEDULE FOR WALL, FLOOR, & CEILING FINISHES

2. ALL INTERIOR WALLS & PARTITIONS TO BE PTD GWB ON MTL STUDS UON

3. INSTALL (N) SUMP PUMP @ BASEMENT LEVEL, SEE PLUMBING NARRATIVE

FOR ADDITIONAL INFORMATION

KEY NOTES
1 (N) STONE STAIR, LANDING & CUSTOM BRONZE HANDRAILS
2 (N) ACCESSIBLE STONE RAMP, LANDINGS & CUSTOM

BRONZE RAILINGS
3 CONC SITE WALL W/ HORIZONTAL BOARD FORM FINISH
5 BUILT-IN BENCH, W/ WESTERN RED CEDAR BOARDS
6 PLANTING AREA
7 THERMALLY BROKEN STEEL STOREFRONT, 9' TALL
9 WESTER N RED CEDAR RAINSCREEN W/ SHOU SUGI BAN

FINISH OVER (N) INFILL WALL
10 THERMALLY BROKEN STEEL STOREFRONT WDW
11 1/2'' PTD ALUM SURROUND
12 ALUM WALL PANEL TO MATCH STOREFRONT
13 NANAWALL OPERABLE EXTERIOR STOREFRONT, 9' TALL
14 MECH ENCLOSURE 7' 0'' TALL WESTERN RED CEDAR WITH

SHOU SUGI BAN FINISH
15 WESTERN RED CEDAR RAINSCREEN W/ SHOU SUGI BAN

FINISH OVER (N) CONCRETE WALL
16 CIRCULATION DESK W/ QUARTZ COUNTERTOP & PTD WD

LOWER CABINETS
17 FRAMELESS GLASS PARTITION & DOOR
18 PTD WD LOWER CABINETS W/ QUARTZ COUNTERTOP
19 PTD WD BUILT-IN SHELVING, 56'' TALL
20 BUILT-IN UPHOLSTERED SEATING W/ PTD SHELVING BELOW
21 SOLID BIRCH COUNTERTOP
22 PTD WD BUILT-IN SHELVING 42'' TALL
23 COLLECTION STACKS, 42" TALL CANTILEVER MTL W/ PTD WD

END PANELS & CANOPIES
24 1 1/2'' SOLID MAPLE WD SURROUND
25 VERTICAL SOLID MAPLE 1x2 WD SLATS @ 1.5'' O.C. W/ BLACK

ACOUSTIC FABRICK BACKER
26 ACCESSIBLE SINGLE OCCUPANCY RESTROOM
27 (N) CONCRETE WALL W/ XYPEX ADMIXTURE
28 XYPEX SURFACE TREATMENT ON ALL (E)

CONC WALLS, SLABS, CEILINGS & COLUMNS
8 WESTERN RED CEDAR W/ SHOU SUGI BAN FINISH OVER (E)
WALL
29 ROOF OVERHANG ABOVE
4 SIGNAGE W/ BRONZE LETTERING
30 PREFAB MTL PAN STAIR & RAILINGS
31 HOLLOW MTL DR
32 FRAMELESS GLASS PARTITION & DOOR W/ CUSTOM

GRAPHIC INTERLAYER
33 FRAMELESS GLASS PARTITION & DOOR, FROSTED

NEW WALL
LEGEND

EXISTING WALL
4 5

3.1 5.1
27 7' - 9" 14' - 0" 8' - 10"
30' - 7"
59' - 9"
27 1460 SF

STORAGE
001
144 SF
STAIR
050 30
31 28
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE

REVISIONS
DRAFT!

NOT FOR

CONSTRUCTION
OWNER

PROJECT
1/8" = 1'-0"
8/22/2023 10:54:33 AM
A2.20

FLOOR PLANS

CARMEL PUBLIC LIBRARY

PARK BRANCH LIBRARY
08/25/2023
2023-01

MASTER PLAN
MISSION & 6TH AVENUE
CARMEL-BY-THE-SEA, CA 93921

CITY OF

CARMEL-BY-THE-SEA
A2.20 1/8" = 1'-0"
1 PROPOSED FLOOR PLAN - LEVEL 01
A2.20 1/8" = 1'-0"
2 PROPOSED FLOOR PLAN - BASEMENT LEVEL
NO. DATE DESCRIPTION
Attachment 12
12 BD
34567
A

3.1 5.1
23 14' - 7 1/2" 59' - 1"
16' - 9 1/2" 14' - 0" 6' - 3" 7' - 9" 14' - 0" 8' - 10" 5' - 2" 22' - 9 1/2" 6 7
+9' - 0"
+8' - 0" +8' - 0"
+8' - 0"
+9' - 0" +9' - 0"
+9' - 0"
+9' - 0"
+9' - 0"
+9' - 0"
+9' - 0"
+9' - 0"
+7' - 10 1/2"
+8' - 2"
+8' - 0"
+7' - 10 1/2"
11 1
1 +8' - 10 1/2"
+8' - 10 1/2"
+8' - 10"
+8' - 10"
45 88
+8' - 10 1/2"
73' - 8 1/2"
95' - 7"
+9' - 0"
9'- 0''
99 +8' - 10" 9
9 SLOPE UP SLOPE UP SLOPE UP
2600 SF

CHILDREN'S
106
669 SF
LOBBY
101
382 SF
TEEN'S
102
71 SF

RESTROOM
104
71 SF
FAMILY

RESTROOM
108 94 SF

VESTIBULE
107
64 SF

STORAGE
109
80 SF

ELECTRICAL
118
64 SF

CUSTODIAL
112
80 SF

TELECOM
117
201 SF
STAFF
LOUNGE
116
122 SF
OFFICE
114
121 SF
OFFICE
115
119 SF

CORRIDOR
110
622 SF
STAFF
113
75 SF
STAFF

RESTROOM
67 SF 111

RESTROOM
105 45 SF

VESTIBULE
103

SLOPE UP SLOPE UP SLOPE UP

SLOPE UP

SLOPE UP
+8' - 10 1/2" +8' - 10 1/2" +8' - 10 1/2"
1 0
1 0
1 0
9 KEY NOTES 1 OPEN TO STRUCTURE ABOVE, PAINT EXPOSED BEAMS,

ROOF DESK, CONDUIT, & DUCTWORK
3 DECORATIVE PENDANT FIXTURES, DIA 40'', DAVID
TRUBRIDGE DESIGN, FLO-1000
4 SURFACE LIGHT FIXTURES, DIA 18 3/4'', RAMOS & BASSOLS, VIBIA DUO-4870
5 SURFACE LIGHT FIXTURES, DIA 31'', RAMOS & BASSOLS,
VIBIA DUO-4872
6 (N) SLYLIGHT 7 (N) AUTOMATED SKYLIGHT 2 DECORATIVE PENDANT FIXTURES, DIA 32'', DAVID TRUBRIDGE DESIGN, FLO-0800
8 (E) WD BEAM, CLEAN & STAIN W/ CLEAR FINISH 9 ELECTRIC ROLLER SHADES, SED 10 RECESSED CAN LIGHTING IN WD SLAT CEILING

RCP FINISH LEGEND
2X4 ACOUSTIC CEILING TILE, ARMSTRONG OPTIMA

PTD GWB CEILING, SUSPENDED, UON

T&G WESTERN RED CEDAR SOFFIT
1X2 SOLID MAPLE WD SLATS @1.5" O.C.,

W/ BLACK ACOUSTIC FABRIC BACKING,

SEE RCP FOR DIRECTION OF WD SLATS

VENEER WD SOFFIT

GENERAL NOTES

1. SEE ROOM FINISH SCHEDULE FOR ADDITIONAL INFORMATION

2. SEE THE ELECTRICAL NARRATIVE FOR ADDITIONAL INFORMATION

3. SEE MECHANICAL NARRATIVE FOR ADDITIONAL INFORMATION

4. PAINT ALL EXPOSED STRUCTURES, PIPES, DUCTS, CONDUIT & ALL

OTHER EXPOSED ITEMS, TYP

5. ASSUME 4'' x 48'' RECESSED LINEAR LIGHTING FIXTURES @ 8' - 0'' O.C. IN ALL ACOUSTIC CEILING TILE CEILINGS

6. ASSUME RECESED CAN LIGHTING @ 4' - 0'' O.C. IN ALL GWB

CEILINGS

7. ASSUME RECESED CAN LIGHTING @ 4' - 0'' O.C. IN ALL WD SLAT

CEILINGS & T&G WOOD SOFFITS
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE
REVISIONS DRAFT! NOT FOR CONSTRUCTION
OWNER

PROJECT
1/8" = 1'-0"
8/22/2023 10:54:39 AM
A2.30

REFLECTED CEILING
PLAN

CARMEL PUBLIC LIBRARY

PARK BRANCH LIBRARY
08/25/2023
2023-01

MASTER PLAN
MISSION & 6TH AVENUE
CARMEL-BY-THE-SEA, CA 93921

CITY OF

CARMEL-BY-THE-SEA
NO. DATE DESCRIPTION
A2.30 1/8" = 1'-0" 1 REFLECTED CEILING PLAN - LEVEL 01
Attachment 12
JOB NO.

SCALE

SHEET NUMBER
DATE

SHEET TITLE

REVISIONS
DRAFT!

NOT FOR

CONSTRUCTION
OWNER

PROJECT
8/22/2023 10:54:41 AM
A9.30

ROOM FINISH

SCHEDULE

CARMEL PUBLIC LIBRARY

PARK BRANCH LIBRARY
08/25/2023
2023-01

MASTER PLAN
MISSION & 6TH AVENUE
CARMEL-BY-THE-SEA, CA 93921

CITY OF

CARMEL-BY-THE-SEA
NO. DATE DESCRIPTION

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
Staff Report
April 2, 2024

PUBLIC HEARINGS
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Justin Ono, City Forester
APPROVED BY: Chip Rerig, City Administrator
SUBJECT:

Adopt Resolution 2024-025 declaring a dead Monterey pine tree on private property, at the southeast corner of Casanova Street and Eleventh Avenue, a Public Nuisance and establishing a subsequent Public Hearing on May 7, 2024 RECOMMENDATION:

Staff recommends that the City Council:

1. Initiate a Nuisance Abatement and adopt Resolution 2024-025 (Attachment 1) declaring the dead tree on APN 010-1840-090-00 a Public Nuisance.

2. Establish the date of a subsequent Public Hearing on May 7, 2024 when objections to the removal of the nuisance may be heard.

BACKGROUND/SUMMARY:

In accordance with Carmel Municipal Code (CMC) Section 17.48.130, trees, shrubs, and other plants growing on private property may be declared a public nuisance by the City Forester if the plants are infested, diseased, dead, or present any danger to persons or property. Such public nuisances must be removed as directed by the City Forester.

The private property located at the southeast corner of Casanova Street and Eleventh Avenue, belonging to the Estate of Eric Stoesser Trust, contains a dead, 75-foot-tall Monterey pine tree that leans toward the public right-of-way. This dead tree must be promptly removed for public safety, at the expense of the property owner.

To initiate the nuisance abatement process, the Public Works/Forestry Division attempted to contact the owner of this property multiple times, as recently as December 13, 2023 by certified mail. Although this notice was sent to the property owner’s last address of record, a response was not received within 30 days.

The letter was returned with a label indicating the recipient no longer lives at that address. As such, adequate notice has been given to the property owner, but the nuisance has not yet been abated.

Following the adoption of Resolution 2024-025 declaring the tree a Public Nuisance, the next step in this process is for the City Forester to post on said property three notices, titled “Notice to Abate Public Nuisance,” at least five days prior to a subsequent Public Hearing, when Council may hear objections to the abatement of the nuisance.

In case no protests or objections have been received at the subsequent Public Hearing, scheduled for May 7, 2024, the City Council shall adopt a second resolution ordering the City Forester to abate the nuisance by having the dead tree removed. Staff will keep an account of all actual costs of abatement, which must be reimbursed by the property owner per CMC 17.48.130.

Environmental Evaluation
This action does not constitute a project within the meaning of the California Environmental Quality Act under Public Resources Code Section 21065. It has no potential to cause either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment and, therefore, does not require environmental review.

FISCAL IMPACT:

All expenses incurred from the removal and cleanup of the nuisance tree will be at the property owner’s expense.

PRIOR CITY COUNCIL ACTION:

None.

ATTACHMENTS:

Attachment 1) Resolution 2024-025

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
RESOLUTION NO. 2024-025

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA

DECLARING A DEAD MONTEREY PINE TREE ON PRIVATE PROPERTY, AT THE

SOUTHEAST CORNER OF CASANOVA STREET AND ELEVENTH AVENUE, A PUBLIC NUISANCE AND ESTABLISHING A SUBSEQUENT PUBLIC HEARING ON MAY 7, 2024 WHEREAS, Carmel Municipal Code (CMC) 17.48.130 indicates trees, shrubs, and other plants growing on private property may be declared a nuisance by the City Forester if the plants are infested, diseased, dead, or present any danger to persons or property; and WHEREAS, the dead Monterey pine on the private property, at the southeast corner of Casanova Street and Eleventh Avenue, has been identified to be a public nuisance by the City Forester; and
WHEREAS, on December 13, 2023, the City Forester attempted to contact the property owner regarding the public nuisance via certified mail to the property owner’s last address of record, but the Forester did not receive a response within 30 days, and the nuisance has not been abated; and
WHEREAS, per CMC 17.48.130, the City Forester must notify the City Council if a public nuisance has not been abated within the allocated time; and WHEREAS, a copy of the resolution has been mailed to the property owner at least 10 days prior to a Nuisance Hearing, and the Public Hearing has been publicly noticed; and WHEREAS, the public nuisance on the aforementioned private property must be abated at the property owner’s expense.

NOW THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE CITY OF CARMELBY-THE-SEA DOES HEREBY:
1) Declare the dead tree on private property at APN 010-1840-090-00 at the southeast corner of Casanova Street and Eleventh Avenue a Public Nuisance. 2) Establish a subsequent Public Hearing on May 7, 2024.

PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA this 2nd day of April, 2024, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED: ATTEST:
_______________________________ ______________________________ Dave Potter, Mayor Nova Romero, MMC, City Clerk
Attachment 1

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
Staff Report
April 2, 2024

PUBLIC HEARINGS
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Evan Kort, Associate Planner
APPROVED BY: Chip Rerig, City Administrator
SUBJECT:

APP 24036 (Chadwick): Consideration of an Appeal of the Planning Commission's decision to deny a Track 1 Design Study referral (DS 23-108) and associated Coastal Development Permit for the installation of a driveway gate located on Scenic Road 2 northwest of 8th Avenue in the Single-Family Residential (R-1) District, Archaeological Significance (AS) Overlay, and Beach/Riparian (BR) Overlay. APN:
010-312-026-000.

RECOMMENDATION:

Adopt a Resolution 2024-026 (attachment 1) denying the Appeal (APP 24036) by Art and Farah Chadwick and uphold the Planning Commission’s decision of the denial of a Track 1 Design Study (DS 23-108, Chadwick) and associated Coastal Development Permit for the construction of a driveway gate located on Scenic Road 2 northwest of 8th Avenue as found in Resolution 2024-003-PC.

BACKGROUND/SUMMARY:

EXECUTIVE SUMMARY
The applicant is proposing to construct a four-foot-high driveway gate at a recently constructed single-family residence (DS 15-217, Chadwick; building permit finaled November 4, 2021) on a 4,006 square foot lot.

The project was referred to the Planning Commission for review due to previous decisions of the Commission to deny driveway gates associated with construction of single-family residences based on findings that driveway gates conflict with the Residential Design Guidelines. The Planning Commission denied the request and the applicant filed a timely appeal for consideration by the City Council.

BACKGROUND/SUMMARY
The project site is developed with a 2,072 square-foot, two-story residence with basement. The site is 4,006 square feet in size and the floor area of the residence is non-conforming. The applicant is requesting approval to construct a four-foot-high inward swinging driveway gate.

This item was initially scheduled at the July 12, 2023 Planning Commission hearing, however, the applicant requested a continuance following the publication of the staff report to revise the project. The application was re-agendized for the January 24, 2024 Planning Commission hearing following additional requests for continuances by the applicant. The January 24, 2024 staff report and the July 12 th staff report were
substantially similar as the revised plans did not substantially change the analysis or recommendation.

In the proposal for the July 12, 2023 hearing, the driveway gate was designed as a continuation of the existing solid wood fence that was approved as part of the previous design study (DS 15-217) and be supported by metal posts. Staff referred this Track 1 Design Study to the Planning Commission for review due to previous decisions of the Commission to deny driveway gates associated with construction of single family residences.

On November 10, 2023, the applicant submitted revised plans in an effort to address some of the issues described in the July 2023 staff report and has proposed bronze gate elements (driveway and pedestrian) designed in an ornate and decorative fashion.

Ultimately, the Planning Commission rejected both design proposals and adopted a Resolution, Resolution 2024-003-PC, denying the installation of the driveway gate. The staff report from the January 24, 2024 Planning Commission meeting provides a detailed analysis for the decision (click here for the January 24, 2024 Staff Report). The video of the hearing is also available online (click here for YouTube link).

On February 6, 2024, Carla Hashimoto submitted a timely appeal on behalf of the property owners, Art and Farah Chadwick (refer to Attachment 3). As the project site is located in the Beach and Riparian Overlay (Coastal Commission Appeal Jurisdiction), no fee was charged to the appellant in accordance with CMC

17.54.050.A.4.

STAFF ANALYSIS
Design Guidelines and Zoning Standards
Neither the zoning code nor Residential Design Guidelines explicitly address driveway gates. These documents address “fences” and “gates” separately, however, they do not address “driveway gates” specifically. Department and Planning Commission practice has been to align driveway gates with fences in the application of height limits, and their treatment and application of the Residential Design Guidelines as a driveway gate functions as an extension of a fence, more than a the pedestrian gate which is described in Residential Design Guidelines 11.6-11.7, “gates and arbors”. The Planning Commission denied the request for the installation of the driveway gate finding that the inclusion of the feature is inconsistent with the Residential Design Guidelines and design objectives for the R-1 Zoning District.

Appeal
The Appellant has provided their ground for their appeal as an attachment to their formal appeal (refer to Attachment 3). In summary, their grounds for the appeal are:

1. This section of Scenic Road is unique in that is the only area with houses between Scenic Road and the Beach;

2. Exceptions and setting precedent;

3. Safety and Security;

4. Architectural Compatibility;

5. Vehicular Access;

6. Fence Design and Privacy.

All of the points listed in the grounds for appeal (Attachment 3) were argued at the January 24, 2024 Planning Commission hearing by the appellant, or were discussed by the Planning Commission and no new information has been presented that would not previously considered by the Planning Commission.

The City Council has generally taken the position to uphold the junior board’s or commission’s decision on matters on appeal, and as no new information has been presented that was not already considered by the Planning Commission, staff recommends the Council deny the appeal and uphold the Planning Commission decision as found in Resolution 2024-003-PC.

Alternatives
While privacy, safety, and the desire to have a fenced in front yard is typically cited as the primary desire to have a fence located across the front property line, a common alternative that excludes a driveway gate has been to return the fence line toward the house and run a fence parallel to the driveway –thus creating an enclosed front yard area. This could include a combination of open fencing and landscape to create a barrier/enclosure.

If the Council wishes to explore options for permitting a driveway gate, staff recommends providing findings specific to this project regarding the installation of the fence and gate and staff can prepare a revised resolution.

ENVIRONMENTAL REVIEW:

According to Section 15270 of the California Environmental Quality Act (CEQA), State CEQA guidelines, and local environmental regulations, CEQA does not apply to projects which a public agency rejects or disapproves. If the Council directs staff to return with a resolution approving a driveway gate or provides alternative direction, the appropriate CEQA analysis will be completed for the proposed project.

FISCAL IMPACT:

None for this action. While no separate appeal fee was charged for this appeal application in accordance with CMC 17.54.050.A.4, the time and materials necessary for the processing of the application was previously allocated in the FY23/24 budget.

PRIOR CITY COUNCIL ACTION:

None for this action. An appeal by a neighbor was considered by the Council in 2016, as well as an Appeal by the property owner also considered by the Council in 2016 for the associated Design Study for the construction of the existing residence. However, the Council has not considered or acted upon the consideration of the subject driveway gate. Additionally, to staff’s knowledge, the Council has not independently considered policy direction on the matter of driveway gates. The Council’s position on matters on appeal has been to side with the junior board or commission who is more familiar with the policy documents, findings, and evidence that informed the initial decision of the matter on appeal.

ATTACHMENTS:

Attachment 1) Resolution 2024-026
Attachment 2) Planning Commission Resolution: Reso. 2024-003-PC Attachment 3) Appellant's Appeal Form and Supporting Documents Attachment 4) Project Plans

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
RESOLUTION NO. 2024-026

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA DENYING THE APPEAL (APP 24036) BY ART AND FARAH CHADWICK UPHOLDING THE PLANNING COMMISSION’S DECISION TO DENY A TRACK 1 DESIGN STUDY (DS 23-108, CHADWICK) AND

ASSOCIATED COASTAL DEVELOPMENT PERMIT FOR THE CONSTRUCTION OF A DRIVEWAY GATE LOCATED ON SCENIC ROAD 2 NORTHWEST OF 8TH AVENUE IN THE SINGLE-FAMILY RESIDENTIAL (R-1) DISTRICT, ARCHEOLOGICAL SIGNIFICANCE (AS) OVERLAY, AND BEACH/RIPARIAN (BR) OVERLAY AS FOUND IN RESOLUTION 2024-003-PC. APN: 010-321-026 WHEREAS, on April 18, 2023, Carla Hashimoto, on behalf of Eric Miller Architects, INC, (“Applicant”) submitted an application on behalf of Art and Farah Chadwick (“Owner(s)”) requesting approval of Track 1 Design Study application DS 23-108 (Chadwick) and associated Coastal Development Permit described herein as (“Application”); and WHEREAS, the Application has been submitted for the property located on Scenic Road 2 NW of 8th Avenue in the Single-Family Residential (R-1) District, Archeological Significance (AS) Overlay District, and Beach and Riparian (BR) Overlay District; and WHEREAS, the Applicant is proposing to construct a four-foot-tall driveway gate; and WHEREAS, the scope of work constitutes a Track 1 Minor Design Study project and was referred to the Planning Commission in accordance with Carmel Municipal Code Section

17.58.040.A.3.b which states that projects that comply with zoning regulations but do not comply with the design objectives or residential design guidelines will be referred to the Planning Commission; and
WHEREAS, on January 24, 2024, the Planning Commission held a public hearing to receive public testimony regarding the Application, including without limitation, the information provided to the Planning Commission by City staff and public testimony on the Application; and WHEREAS, on January 24, 2024, the Planning Commission adopted Resolution 2024-003- PC, denying a Track 1 Design Study Application and Associated Coastal Development Permit for the installation of a driveway gate; and
WHEREAS, on February 6, 2024, a timely appeal was filed with the City Clerk (APP 24036) by Carla Hashimoto (“Applicant”) on behalf of property owner, Art and Farah Chadwick ((“Owner(s)”) and (“Appellant”)), requesting reconsideration by the City Council of the Planning Commission’s denial of the Application; and
WHEREAS, on April 2, 2024, the City Council held a de novo hearing to consider the appeal Attachment 1
and Application; and
WHEREAS, on April 2, 2024, the City Council held a duly noticed public hearing to receive public testimony regarding the appeal, including without limitation, information provided to the City Council by City staff and through public testimony on the project; and WHEREAS, the City Council finds that:

1. The project does not contribute to neighborhood character including the type of forest resources present, the character of the street, and the treatment of open space resources as driveway gates are not a consistent part of the neighborhood character and the proposed solid gate disrupts the pattern of open space resources, and

2. The project is not consistent with the City’s design objectives for protection and enhancement of the urbanized forest and open space resources because the proposed driveway gate would be located at the front property line and would diminish the open space resources at the front of the property as also found in Planning Commission Resolution 2024-003-PC; and WHEREAS, this Resolution and its findings are made based upon evidence presented to the City Council at the hearing date including, without limitation, the staff report and attachments submitted by the Community Planning and Building Department; and WHEREAS, the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”), together with State Guidelines (14 California Code Regulations §§ 15000, et seq., the “CEQA Guidelines”) and City Environmental Regulations (CMC 17.60) require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, according to Section 15270 of the California Environmental Quality Act (CEQA), State CEQA guidelines, and local environmental regulations, CEQA does not apply to projects which a public agency rejects or disapproves.; and WHEREAS, consideration of a Coastal Development Permit is required in accordance with Carmel Municipal Code Section 17.52.100.D.2 (Limits on Exemptions for Single-Family Residences and other Improvements) as the subject property is located in the Beach and Riparian Overlay District and is located west of Carmel Street; and WHEREAS, no appeal fee was charged or assessed for consideration of the appeal in accordance with CMC 17.54.050.A.4, and
WHEREAS, notice of the public hearing was published on December 24, 2021, in compliance with State law (California Government Code 65091), as well as hand-delivery of the public notice by the Applicant to each property owner within a 100-foot radius of the project site indicating the date and time of the public hearing; and Attachment 1
WHEREAS, the City Council did hear and consider all said reports, attachments, recommendations and testimony herein above set forth and used their independent judgement to evaluate the project; and
WHEREAS, the facts set forth in the recitals are true and correct and are incorporated herein by reference.

NOW THEREFORE, BE IT RESOLVED, that the City Council of the City of Carmel-by-the-Sea does hereby DENY the appeal by Art and Farah Chadwick (APP 24036) and uphold the January 24, 2024 Planning Commission decision to deny the Track 1 Design Study (DS 23-108, Chadwick) and associated Coastal Development Permit for the construction of a driveway gate located on Scenic Road 2 northwest of 8th Avenue as found in Resolution 2024-003-PC.

PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BYTHE-SEA this 2 nd day of April, 2024, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED: ATTEST:
_________________________ _________________________
Dave Potter Nova Romero
Mayor City Clerk
Attachment 1

CITY OF CARMEL-BY-THE-SEA

PLANNING COMMISSION
PLANNING COMMISSION RESOLUTION NO. 2023-003-PC
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARMEL-BY-THESEA DENYING A TRACK 1 DESIGN STUDY APPLICATION AND ASSOCIATED COASTAL

DEVELOPMENT PERMIT FOR THE INSTALLATION OF A DRIVEWAY GATE LOCATED ON SCENIC ROAD 2 NORTHWEST OF 8TH AVENUE IN THE SINGLE-FAMILY RESIDENTIAL (R-1) DISTRICT, ARCHEOLOGICAL SIGNIFICANCE (AS) OVERLAY, AND BEACH/RIPARIAN (BR) OVERLAY. APN: 010-321-026
WHEREAS, on April 18, 2023, Carla Hashimoto, on behalf of Eric Miller Architects, INC, (“Applicant”) submitted an application on behalf of Art and Farah Chadwick (“Owner”) requesting approval of Track 1 Design Study application DS 23-108 (Chadwick) described herein as (“Application”); and
WHEREAS, the Application has been submitted for the property located on Scenic Road 2 NW of 8th Avenue in the Single-Family Residential (R-1) District, Archeological Significance (AS) Overlay District, and Beach and Riparian (BR) Overlay District; and WHEREAS, the Applicant is proposing to construct a four-foot-tall driveway gate; and WHEREAS, the scope of work constitutes a Track 1 Minor Design Study project and was referred to the Planning Commission in accordance with Carmel Municipal Code Section

17.58.040.A.3.b which states that projects that comply with zoning regulations but do not comply with the design objectives or residential design guidelines will be referred to the Planning Commission; and
WHEREAS, a Coastal Development Permit is required in accordance with Carmel Municipal Code Section 17.52.100.D.2 (Limits on Exemptions for Single-Family Residences and other Improvements) as the subject property is located in the Beach and Riparian Overlay District and is located west of Carmel Street; and
WHEREAS, on January 12, 2024, a notice of the public hearing scheduled for January 24, 2024, 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 January 14, 2024, 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 January 24, 2023, the Planning Commission held a public hearing to DocuSign Envelope ID: BDD2505A-80EC-4D93-A745-1890FDD1E7FB Attachment 2
receive public testimony regarding the Track 1 Minor Design Study Referral, including without limitation, information provided to the Planning Commission by City staff and through public testimony on the conceptual design of the project; and
WHEREAS, this Resolution and its findings are made based upon evidence presented to the Commission at the hearing including, without limitation, the staff report and attachments submitted by the Community Planning and Building Department; and WHEREAS, the Planning Commission did hear and consider all said reports, attachments, recommendations and testimony herein above set forth and used their independent judgement to evaluate the project; and
WHEREAS, the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”), together with State Guidelines (14 California Code Regulations §§ 15000, et seq., the “CEQA Guidelines”) and City Environmental Regulations (CMC 17.60) require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, according to Section 15270 of the California Environmental Quality Act (CEQA), State CEQA guidelines, and local environmental regulations, CEQA does not apply to projects which a public agency rejects or disapproves.; and WHEREAS, the facts set forth in the recitals are true and correct and are incorporated herein by reference.

NOW THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of CarmelBy-The-Sea does hereby make the following findings and determinations regarding Design Study Application DS 23-108 (Chadwick):
1) The project does not contribute to neighborhood character including the type of forest resources present, the character of the street, and the treatment of open space resources as driveway gates are not a consistent part of the neighborhood character and the proposed solid gate disrupts the pattern of open space resources. 2) The project is not consistent with the City’s design objectives for protection and enhancement of the urbanized forest and open space resources because the proposed driveway gate would be located at the front property line and would diminish the open space resources at the front of the property.

BE IT FURTHER RESOLVED, all unpermitted right-of-way encroachments including but not limited to boulder, rocks, logs, stepping-stones shall be removed within 30 calendar days from the date of this action. Failure to remove the unpermitted encroachments by the deadline shall result in enforcement action by the Code Compliance Division; and Resolution 2024-003-PC
DS 23-108 (Chadwick)

Page 2 of 3 ends

DocuSign Envelope ID: BDD2505A-80EC-4D93-A745-1890FDD1E7FB Attachment 2
BE IT FURTHER RESOLVED that the Planning Commission of the City of Carmel-by-theSea does hereby DENY a Track 1 Minor Design Study referral (DS 23-108, Chadwick) and associated Coastal Development Permit for the construction of a driveway gate located on Scenic Road 2 northwest of 8th Avenue.

PASSED, APPROVED, AND ADOPTED BY THE PLANNING COMMISSION OF THE CITY OF CARMEL-BY-THE-SEA this 24th day of January, 2024, by the following vote:

AYES: Allen, Delves, Karapetkov, LePage
NOES:

ABSENT: Locke
ABSTAIN:

APPROVED: ATTEST:
_________________________ _________________________
Michael LePage Leah Young
Chair Planning Commission Secretary
Resolution 2024-003-PC
DS 23-108 (Chadwick)

Page 3 of 3 ends

DocuSign Envelope ID: BDD2505A-80EC-4D93-A745-1890FDD1E7FB Attachment 2
Docusign Envelope lD: 65926ED2-DEE6-48EF-991E-8F38D5D380F1 Art and Farah Chadwick
CITY OF CARMEL.BY.THE.SEA APPEAL FORM
Appeals to a Board or Commissbn must be made by completing and submifting an Appeal Form with the CW Cle*. Appeals shall be filed within 10 calendar deys fo owing the dete of ection and paying the required filing fee as established by City Council resolution.

Appealsto the City Councilmust be made by completing and submitting an Appeal Form with the CW Clefu.

Appeals sha be filed within 10 wo*ing days fo owing the date of action and paying the requircd filing fee as established by City Council resolutionCltY ol Carmel-BY-Ttn-Sea Name of Appellant FEB 0b,2024
Mailing Address of Appellant
Clty ol Carmel BY-'lheSea
Carla Hashimoto . Eric IUiller Architects F o a ?n74
Name
Otfice ot the CttY Clerk
21 1 Hoffman Ave
Mailing Address no
831-372-0410 [email protected]
Phone Number Email address
Plannin Commission
Commission, Board, Official or Department whose action is being appealed Physical location of property involved (street location or address) Scenic 2 NW 8th 010-312-026-000
Block APN
Date of decision being appealed: Januarv 24. 20 4
Specific action or decision being appealed: Denied the Desiqn Studv DS 23-108 to install a drivewav qate.

Stgn re pellant
Referchce Chaptet 17.54 of the Cameliy-the-Sea Municipal Code 'Appeals" revised '1 /2020 Phone Number Email address
Send conespondence to the following party (if different than Appellant):

Lot 10 & 11
Lot
c2
Grounds for appeal (attach additional pages if necessary):

See attached Pages.

Attachment 3
APPEAL FOR D523-108
GROUNDS FOR APPEAT:

The grounds for appeal are multi-fold in that the City of Ca rmel-by-the-Sea has no restrictions for driveway gates addressed in their design guidelines.

The section ofScenic Road between Ocean Avenue and 8th Avenue is unique in that it is the only area with houses between Scenic Road and the beach which creates the issue of safety for residents along this street.

The Commission is concerned about making an exception to the rule, but all the homes on Scenic are on the east side of the road, whereas this stretch has Scenic walkers directly in front of the house. The approval of a gate in this location would not set a precedence for gates throughout the City. This block between Ocean and 8th Avenue is already an exception as you can see by photos. Almost all homes on this section of Scenic Road have gates, or totally enclosed driveways, for the very reason that it is needed on the Chadwick site to keep onlookers from walking onto the property. The Chadwick property is the first open property along Scenic that is not protected by gates.

The recommendation for a metal gate adjacent to the driveway enclosing the front yard would not deter trespassers from going down the driveway.

The location poses security and safety issues due to numerous trespassers and tourist requests to enter the house. The owner's health and safety are threatened. Onlookers are extremely rude asking to use the bathroom and to see inside the house. They casually walk into the backyard, peering into the windows.

A metal gate in the architectural style of the home would complement the existing property while allowing visibility to the site and owner security from trespassers. The gate design will be very open so it will not appear as a "closed compound" which was a concern of the Commissioners.

A sliding metal gate would allow parking of a car in the driveway and pedestrian access down the driveway. The pathway gate would be changed from wood to metal matching the driveway gate. The addition of stone columns surrounding the metal pedestrian gate would follow one of the Commissioner's suggestions that stone looks better than wood.

The metal gates would allow those passing by to enjoy a view of the home and yard from the street while deterring pedestrians from trespassing onto the property. a
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Attachment 3
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Attachment 3
A-1
SCOPE OF WORK / PROJECT DESCRIPTION:

ADDRESS:

SITE & BUILDING STANDARDS

WATSONVILLE

FORT ORD
MARINA
TO
SAND

MONTEREY
CARMEL

HIGHLANDS
CARMEL
BEACH
PEBBLE

SEASIDE

MONTERRA
CITY
RANCH
ESTATE

MONTEREY BAY
GROVE

PACIFIC

CHUALAR
VALLEY
CARMEL
ROAD
RIVER
RIVER

SALINAS
TO
SANTA
RITA

SAN JOSE
TO

SALINAS

TO SAN LUIS
OBISPO

PROJECT
SITE

PROJECT INFORMATION

VICINITY MAP

SHEET INDEX
NORTH

TREE REMOVAL

CHADWICK GATE
SCENIC 2 NW OF 8th AVENUE
CARMEL-BY-THE-SEA, CA 93921

PROJECT DATA

LOCATION MAP

LOCATION

PROJECT
NORTH
ARCHITECT:

OWNER:

ADDRESS:

OWNERSHIP NOTES

UTILITIES
ERIC MILLER ARCHITECTS, INC.

MONTEREY, CA 93940 211 HOFFMAN AVENUE PHONE (831) 372-0410 ARCHITECT WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

Attachment 4
A-2 SITE PLAN

N EXISTING STREET ELEVATION
ERIC MILLER ARCHITECTS, INC.

MONTEREY, CA 93940 211 HOFFMAN AVENUE
PHONE (831) 372-0410

ARCHITECT
WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . . Attachment 4 SCENIC
ROAD
Courtyard
(Interior)
A-7

PROPOSED GATE PLAN
N

GATE DETAIL
ERIC MILLER ARCHITECTS, INC.

MONTEREY, CA 93940 211 HOFFMAN AVENUE PHONE (831) 372-0410 ARCHITECT WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

GATE FRAME ELEVATION GATE STREET ELEVATION
Attachment 4
A-1
SCOPE OF WORK / PROJECT DESCRIPTION:

ADDRESS:

SITE & BUILDING STANDARDS

WATSONVILLE

FORT ORD
MARINA
TO
SAND

MONTEREY
CARMEL

HIGHLANDS
CARMEL
BEACH
PEBBLE

SEASIDE

MONTERRA
CITY
RANCH
ESTATE

MONTEREY BAY
GROVE

PACIFIC

CHUALAR
VALLEY
CARMEL
ROAD
RIVER
RIVER

SALINAS
TO
SANTA
RITA

SAN JOSE
TO

SALINAS

TO SAN LUIS
OBISPO

PROJECT
SITE

PROJECT INFORMATION

VICINITY MAP

SHEET INDEX
NORTH

TREE REMOVAL

CHADWICK GATE
SCENIC 2 NW OF 8th AVENUE
CARMEL-BY-THE-SEA, CA 93921

PROJECT DATA

LOCATION MAP

LOCATION

PROJECT
NORTH
ARCHITECT:

OWNER:

ADDRESS:

OWNERSHIP NOTES

UTILITIES
ERIC MILLER ARCHITECTS, INC.

MONTEREY, CA 93940 211 HOFFMAN AVENUE PHONE (831) 372-0410 ARCHITECT WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

Attachment 4
A-2

SITE PLAN N

EXISTING STREET ELEVATION
ERIC MILLER ARCHITECTS, INC.

MONTEREY, CA 93940 211 HOFFMAN AVENUE PHONE (831) 372-0410 ARCHITECT WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

Attachment 4
SCENIC
ROAD
Courtyard
(Interior)
A-7

PROPOSED GATE PLAN
N

GATE DETAIL
ERIC MILLER ARCHITECTS, INC.

MONTEREY, CA 93940 211 HOFFMAN AVENUE PHONE (831) 372-0410 ARCHITECT WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

GATE INTERIOR ELEVATION GATE STREET ELEVATION
Attachment 4

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
Staff Report
April 2, 2024

PUBLIC HEARINGS
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Brandon Swanson, Community Planning & Building Director APPROVED BY: Chip Rerig, City Administrator
SUBJECT:

DS 21-186 (Melani): Appeal by Krista Ostoich, Esq., on Behalf of James and Marion Melani, from the January 24, 2024 decision of the Planning Commission to deny the after-the-fact rebuilding of a non-conforming structure that was torn down and rebuilt with the same non-conforming setbacks. The subject property is located at Carmelo Street 4 southwest of 2nd Avenue in the Single-Family Residential (R-1) District. APN: 010-124-024-000.

RECOMMENDATION:

Adopt Resolution 2024-027 (Attachment 1) to deny an appeal by Adam Jeselnick on behalf of James and Marion Melani from the January 24, 2024 decision of the Planning Commission to deny the after-the-fact rebuilding of a non-conforming that was torn down and rebuilt with the same non-conforming setbacks. The subject property is located at Carmelo Street 4 southwest of 2nd Avenue in the Single-Family Residential (R-1) District. APN: 010-124-024-000.

BACKGROUND/SUMMARY:

EXECUTIVE SUMMARY
This item was heard as a Director’s referral by the Planning Commission in December 2023, and January, 2024. The Commission was asked to consider whether the removal and reconstruction of a building with a non-conforming setback due to rotted framing should be considered “repair” and allowed to remain, or considered “demolition” and made to comply with existing development standards. Ultimately, the Planning Commission determined that the work performed constituted “demolition” of a non-conformity, and required the applicant to modify the work that had been completed to comply with the City’s current development standards.

BACKGROUND AND PROJECT DESCRIPTION
On October 1
st
, 2021, Design Study 21-186 (Melani) was approved as a Track 1 project at the staff level.

Through the completeness review process (Attachment 2), the applicant was made aware of nonconforming walls along the south elevation of the home (Note item #2 on cover page and Sheet A-4 of the staff marked plans). However, the approval at the time was only for minor exterior modifications to an existing single family residence, with a non-conforming composite setback. This approval was amended on May 2
nd
, 2022 to add additional doors and windows, but no further demolition. At the time, it was not proposed to remove the non-conforming sections of walls, and the total amount of proposed walls being removed was less than 50% of the total building, which meant that the project was not considered a “demolition” as defined in CMC 17.70.020.

Following project approval and prior to commencing work, the applicant team, comprised of the architect, contractor and property owners, was again made aware in person and in writing on separate occasion that non-conforming walls, which were not part the approved plans, must remain in place. The applicant team was further informed that if these non-conforming portions of the home were demolished, that they would have to be brought back into compliance in accordance with CMC Section 17.36.040.D and 17.36.040.E which say (respectively):

D. The demolition of any nonconforming building or structure shall require that all new construction on the site meet all requirements for new buildings and structures.

E. The substantial alteration of any nonconforming building or structure, that includes removal of any nonconforming building element or structural element, shall require correction of that specific nonconforming building element or structural element in conformance with all requirements for new construction. The removed nonconformity shall not be rebuilt or reestablished at that location on the site or elsewhere on the site.

Construction activities commenced at the site following these meetings with Planning Staff. Subsequently, during a later building inspection, it was discovered that the scope of construction had far exceeded what was approved in the building plans, as nearly all of the framing in the entire house, including the floor joists, had been demolished and replaced, along with some additional foundation work that was not previously approved. Pictures of the work along the south side of the building are included as Attachment 3. It should also be noted that the property owners received and signed the Conditions of Approval, which include Condition #7 that requires any modifications to the approved plans to be submitted to the City prior to commencing work (Attachment 4).

Upon discovery of the unpermitted work, staff issued a Stop Work Order, and contacted the applicant team. Staff was informed that the scope of the permit was exceeded due to the discovery of rotted framing and damage to the foundation. At the time, no amendments or applications had been received by the City for this additional work to repair or replace the damaged framing and foundation. Staff informed the applicant team that the ramification of this demolition was that the non-conforming setbacks now needed to be corrected, which would require the new construction to be removed, and new plans drawn to reconfigure the floorplan. Attachment 2 shows the extent of walls that would have to be removed in order to comply with the composite setback (areas outlined in red).

After being informed of this issue, the applicant team requested that the requirement to correct the nonconformity not be enforced, due to the large amount of dry rot and damage that was uncovered when construction began. The applicant was informed that despite the damaged and deteriorated structure, there is nothing in the Municipal Code that grants the Director of Planning authority to waive the requirements associated with demolishing and rebuilding a non-conformity due to rotten and/or damaged structural elements noted above. The Director denied the applicant team’s request to waive the requirement of Section 17.36.040 related to the demolition of non-conforming structures. At the request of the applicant team, and prior to formalizing the Director’s decision, staff agreed to elevate this matter to the Planning Commission for a final determination as the applicant team feels they are in a unique situation that could allow the Planning Commission to make policy level interpretation of the code. The applicant team will be at the hearing to present their position, along with pictures and other materials.

The Planning Commission, over two hearings, considered if the work done above and beyond the approvals granted under DS 21-186 (Melani) constituted a “demolition”, and therefore require that the nonconforming setbacks be corrected, or if Section 17.36.040 of the code could be interpreted to allow for the repair/maintenance/reconstruction of the non-conforming setback due to more than 50% of the work being a “repair”.

At the time, The applicant provided exhibits for the Planning Commission to consider that they believe demonstrated more than 50% of the walls that were torn down and rebuilt were done as a “repair” due to dry rot and/or termite damage (Attachment 5)
Ultimately, the Planning Commission found that work performed totaled more than 50% demolition of the structure, and therefore would require the non-conforming setbacks to be corrected. This meant that the applicant would be required to demolish portions of the already constructed framing, and redesign their floorplan. Attachment 6 shows the extent of the constructed framing that would need to be removed in order to comply with the City’s current development standards.

The applicant’s contractor contends that due to inspections taking place on the site prior to issuance of a stop work order, that the City provided a de facto approval of the unpermitted work. The contractor’s letter has been included as Attachment 7. The City’s Building Official and Building Inspector have provided responses to the contractor’s letter, which has been included as Attachment 8.

The appeal package submitted by Krista Ostoich, Esq., on behalf of James and Marion Melani includes additional information that the appellant would like the Council to consider. This package has been included as Attachment 9 & 10.

Environmental Review:

According to Section 15270 of the California Environmental Quality Act (CEQA), State CEQA guidelines, and local environmental regulations, CEQA does not apply to projects which a public agency rejects or disapproves. If the Council directs staff to return with a resolution approving a the work or provides alternative direction, the appropriate CEQA analysis will be completed for the proposed project.

FISCAL IMPACT:

None for this action.

PRIOR CITY COUNCIL ACTION:

None for this action.

ATTACHMENTS:

Attachment 1) Resolution 2024-027
Attachment 2) Completeness Review Packet
Attachment 3) Pictures
Attachment 4) Conditions of Approval - Signed
Attachment 5) Applicant Exhibits from PC Hearing
Attachment 6) Noncompliant walls to be removed
Attachment 7) Contractor's Letter
Attachment 8) City response to contractor's letter
Attachment 9) Appeal Package - Part 1
Attachment 10) Appeal Package - Part 2

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
RESOLUTION NO. 2024-027
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THESEA DENYING THE APPEAL BY ADAM JESELNICK ON BEHALF OF JAMES AND MARION MELANI, FROM THE JANUARY 24, 2024 DECISION OF THE

PLANNING COMMISSION TO DENY THE AFTER-THE-FACT REBUILDING OF A

NON-CONFORMING STRUCTURE THAT WAS TORN DOWN AND REBUILT WITH THE SAME NON-CONFORMING SETBACKS. THE SUBJECT PROPERTY IS LOCATED AT CARMELO STREET 4 SOUTHWEST OF 2ND AVENUE IN THE SINGLE-FAMILY RESIDENTIAL (R-1) DISTRICT. APN: 010-124-024-000.

WHEREAS, on May 25, 2021, Adam Jeselnick, (“Applicant”) submitted an application on behalf of on behalf of Jim and Marion Melani, (“Owner(s)”) requesting approval of Track 1 Design Study application DS 21-186 (Melani) for a minor remodel to an existing 2-story residence with attached 2-car garage described herein as (“Application”); and WHEREAS, on May 2, 2022, and amendment to the Application was approved by the City for modifications to the approved doors and windows.

WHEREAS, On October 5, 2023, following commencement of construction activities associated with Building Permit #22-039 (Melani), a Stop Work Order was issued for the project due to exceeding the approved scope of work, including demolition of non-conformities; and WHEREAS, the matter was referred to the Planning Commission on December 13, 2023 and January 24, 2024 to determine if the after the fact re-constructed nonconforming structure needed to be brought into conformity with the City’s current development standards ; and WHEREAS, on December 13, 2023 and January 24, 2024, the Planning Commission held public hearings to receive public testimony regarding the Application, including without limitation, the information provided to the Planning Commission by City staff and public testimony on the Application; and
WHEREAS, on January 24, 2024, the Planning Commission determined that the work performed constituted “demolition” as defined in CMC 17.70.020 and totaled more than 50% demolition of the structure, and therefore would require the non-conforming setbacks to be corrected ; and
WHEREAS, on February 7, 2024, a timely appeal was filed with the City Clerk by Krista Ostoich on behalf of the Owners, requesting reconsideration by the City Council of the Planning Commission’s decision; and
Attachment 1
WHEREAS, on April 2, 2024, the City Council held a de novo hearing to consider the appeal and Application; and
WHEREAS, on April 2, 2024, the City Council held a duly noticed public hearing to receive public testimony regarding the appeal, including without limitation, information provided to the City Council by City staff and through public testimony on the project; and WHEREAS, the City Council concurs with the findings of the Planning Commission that the work performed at the subject property without a permit constituted “demolition” as defined in CMC 17.70.020 and totaled more than 50% demolition of the structure, and therefore all nonconforming setbacks need to be corrected WHEREAS, this Resolution and its findings are made based upon evidence presented to the City Council at the hearing date including, without limitation, the staff report and attachments submitted by the Community Planning and Building Department; and WHEREAS, the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”), together with State Guidelines (14 California Code Regulations §§ 15000, et seq., the “CEQA Guidelines”) and City Environmental Regulations (CMC 17.60) require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, according to Section 15270 of the California Environmental Quality Act (CEQA), State CEQA guidelines, and local environmental regulations, CEQA does not apply to projects which a public agency rejects or disapproves.; and WHEREAS, notice of the public hearing was published on December 24, 2021, in compliance with State law (California Government Code 65091), as well as hand-delivery of the public notice by the Applicant to each property owner within a 100-foot radius of the project site indicating the date and time of the public hearing; and WHEREAS, the City Council did hear and consider all said reports, attachments, recommendations and testimony herein above set forth and used their independent judgement to evaluate the project; and
WHEREAS, the facts set forth in the recitals are true and correct and are incorporated herein by reference.

NOW THEREFORE, BE IT RESOLVED, that the City Council of the City of Carmel-by-the-Sea does hereby DENY the appeal by Krista Ostoich on behalf of the Owners, Jim and Marion Melani, and uphold the January 24, 2024 Planning Commission decision to require the non-conforming setbacks associated with DS 21-186 (Melani) to be brought into compliance with the City’s current development standards, which requires the demolition and reconstruction of Attachment 1
unpermitted work on the site.

PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMELBY-THE-SEA this 2nd day of April, 2024, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED: ATTEST:
______________________
Dave Potter
Mayor
_________________________
Nova Romero
City Clerk
Attachment 1
City of Carmel-by-the-Sea

COMMUNITY PLANNING AND BUILDING DEPARTMENT

POST OFFICE DRAWER CC
CARMEL-BY-THE-SEA, CA 93921
(831) 620-2010 OFFICE
August 4, 2021
Adam Jeselnick, AIA
24398 Portola Avenue
Carmel, CA 93923
Via Email: [email protected]
RE: Completeness Review Letter
Design Study (DS 21-186, Melani)
N. Carmelo 4 SW of 2nd Ave
Block: NN, Lot: 23/25, APN 010-242-024
Dear Mr. Jeselnick,
The Community Planning & Building Department reviewed your Track 1 Minor Design Study application (DS 21-186, Melani), received on June 8, 2021, and has determined that additional information is required.

Please provide the following:
1) The maximum base floor area for a 5,000 square foot lot is 2,150 square feet. However, the existing residence exceeds the maximum allowed at 2,692 square feet and is legal-nonconforming.

Note: Interior stairways connecting the first story with a second story are only counted as floor area on one of the two floors the stairs connect.

As a non-conforming building, you can maintain, repair, or alter the structure if the nonconformity is not increased (CMC Section 17.36.030). However, the project proposes increasing nonconformity by creating an additional 98 square foot laundry room and 116 square foot storage/mechanical room. For the laundry room to be counted as a bonus floor area-basement incentive and thus excluded from the base floor area, it must meet the definition of a basement.

Additionally, for the storage/mechanical room to be excluded from the base floor area it must have a ceiling height of less than 5’.
a. Provide a section detail through this area demonstrating the laundry room meets the definition of a basement and the storage/mechanical room has a ceiling height of less than 5 feet.
2) If more than 50 percent of the exterior walls are demolished, the project will meet the definition of demolition (see CMC Section 17.70). Projects that meet the definition of demolition are automatically processed as a Track 2 Design Study, and all existing nonconformities must be corrected (see CMC Section 17.58.040 and CMC Section 17.36.040). Existing nonconformities include floor area, side yard setbacks, and site coverage.

Attachment 2
DS 21-186 (Melani)
Completeness Review Letter
August 4, 2021

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Carmel-by-the-Sea City CouncilApril 2, 2024

Carmel-by-the-Sea City Council
April 2, 2024