Carmel-by-the-Sea City Council
August 4, 2025

Resolution 2023-052
Page4 of 5

3. 4.

The city's historic preservation ordinance (CMC 17.32) outlines the process for determining project consistency with the secretary's standards.

Determinations of consistency for major alterations shall be prepared by a qualified professional and shall be supported by written documentation that (1) identifies which of the Secretary's Standards are applicable to the project, (2) reviews the proposed project, and (3) explains the basis of the determination (CMC 17.32.160.8).

The city contracted with PAST Consultant, LLC to prepare the Phase II Evaluation for the associated project. The evaluation concluded the subject project as proposed is not consistent with Standards #2, 5, 9, and 10, and therefore is not consistent with the Secretary's Standards.

As outlined in CMC 17.32.160.C.1, an evaluation that concludes that a project is not consistent with the Secretary's Standards shall constitute evidence of substantial adverse impact to an historic resource.

On August 3, 2021, the City Council adopted Resolution 2021-043 that included the following findings:
• The Bank building and the Community Room are a historically related unit.

Though the room is subordinate to the Bank, it has retained its historic integrity and is an integral component of the original design as approved by the architects' client, the owners of the Palo Alto Savings and Loan Bank. • The Bank complex is eligible for listing on the California Register of Historic Resources for purposes of the California Environmental Quality Act (CEQA). • In the case of the Community Room, despite being an auxiliary use it was still part of the original concept of the building from the beginning. • A new construction project on the site of a demolished Community Room would constitute an adverse effect on the Bank complex and destroy the original concept as designed by two of Monterey County's most respected master architects.
• The community room section of the building was designed right along with the rest of the building and contains all the character defining features of the main bank building: shed roof and copper roofing, angular forms and irregular massing, plate glass window walls, traditional materials used within a Modern architecture vocabulary, Integration of the building with its setting, Integration of the outdoors with interior spaces, Redwood siding and beams. • The structural connection in the design of this building was very intentional and strong, and is all part of one piece of significant architecture-one historic resource.
• By removing the community room the south elevation of the resource is completely changed and is not the intended design from the public right-of-way on the south side.

ATTACHMENT 9

Resolution 2023-052

PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BYTHE-SEA this 2nd day of May, 2023, by the following vote:

AYES: Councilmembers Baron, Dramov, Ferlito, Richards, and Mayor Potter NOES: None
ABSENT: None
ABSTAIN: None
APPROVED:

Dave Potter, Mayor
ATTACHMENT 9

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
RESOLUTION NO. 2023-051

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA DENYING THE APPEAL BY ESPERANZA CARMEL COMMERCIAL LLC (APP 23-031) AND

UPHOLDING THE HISTORIC RESOURCES BOARD'S DECISION TO LIST THE NORTHERN

CALIFORNIA SAVINGS AND LOAN COMPLEX ON THE CARMEL INVENTORY OF HISTORIC

RESOURCES AND CARMEL REGISTER OF HISTORIC RESOURCES LOCATED AT THE SOUTHEAST CORNER OF DOLORES STREET AND 7
th AVENUE, IN THE SERVICE
COMMERCIAL (SC) ZONING DISTRICT, APNS: 010-145-002, 010-145-023, 010-145-024 WHEREAS, the subject site is known as the Northern California Savings and Loan Complex ("Complex"); and
WHEREAS, the Complex consists of Lots 2, 4, 6, and 8 located on Block 91 and is currently comprised of Assessor Parcel Numbers (APNs: 010-145-002, 010-145-023, 010-145- 024); and
WHEREAS, APN 010-145-002 is comprised of lots 2 & 4 and is owned by D&K Dolores, LLC ("D&K Dolores"). APN 010-145-023 and 010-145-024 are comprised of lot 6 and 8, respectively. Both lots 6 & 8 are owned by Esperanza Carmel Commercial LLC ("Esperanza Carmel"); and
WHEREAS, International Design Group (IDG), ("Applicant") submitted an application (DR 22-157) on behalf of Esperanza Carmel on May 24, 2022, requesting the construction of a mixeduse building located on Lots 6, 8, and 10 of Block 91; and WHEREAS, the Applicant submitted a second application (DR 22-310) on October 3, 2022, on behalf of D&K Dolores for the relocation of the Community Room to Lot 4 from Lot 6 of Block 91, associated with the proposed improvements shown as part of the application, DR 22-157; and WHEREAS, in accordance with the City's Historic Preservation Ordinance (CMC 17 .32), No application for property development shall be deemed complete unless it includes a determination that the property is either eligible or ineligible for the Carmel Inventory; and WHEREAS, the Complex has previously been determined to be ineligible for the Carmel Inventory by the City Council on February 4, 2020, however, the previous determination of ineligibly expired on October 26, 2022, when the Complex reached 50-years old and was required to be re-evaluated for its eligibility for the local inventory; and, WHEREAS, the City retained the services of PAST Consultants, a contracted qualified professional, to prepare an intensive review of the site to determine whether the Complex meets the criteria for listing on the Carmel Inventory; and
WHEREAS, the intensive survey dated December 30, 2022 identified the Complex as having the following character-defining features: Building integrated with surrounding landscape; Horizontal or Vertical massing with shed roofs; Existing spatial relationship between the bank building and Community Room; Detached Community Room building connected by a wood-clad upper walkway; Projecting shed or boxy volumes; Exposed structural elements; Wide expanses of glass set within wood frames; Wood siding as exterior cladding; Copper sheet roof cladding; and
ATTACHMENT 9

Resolution No. 2023-051
Page2 of 5
WHEREAS, in the intensive survey dated December 2022, prepared by PAST Consultants, it is concluded that the Complex is eligible for listing on the Carmel Inventory of Historic Resources as the property is representative of the theme of Architectural Development in the Context Statement; retains all of its original character-defining features and has retained a high degree of integrity; is greater than 50 years old; and, meets the requirements of Criteria 3 for listing; and WHEREAS, the evaluation concluded further that the subject property is eligible for listing in the Carmel Inventory as a primary resource because it is eligible for listing on the California Register of Historic Resources (CRHR) under Criteria #3, Embodies the distinctive characteristics of a type, period, region or method of construction or represents the work of a master or possesses high artistic values for its intact Bay Region Modern-stylistic elements designed by prominent local architects Walter Burde & Associates and Will Shaw & Associates, in addition to meeting the criteria for listing on the local inventory as outlined in CMC 17.32.040; and WHEREAS, in accordance with CMC 17.32.070.A, Properties determined to be eligible by an administrative determination, or by the Historic Resources Board on appeal, shall become part of the inventory upon completion of an inventory form documenting the resource and issuance of an administrative determination finding by the Department or adoption of a finding by the Board that the property meets the criteria for historic resources; and WHEREAS, on January 23, 2023, staff referred the decision to list property on the Inventory and Register to the Historic Resources Board consistent with CMC 17 .52. 030. L, due to the past involvement in the site by the board and as a matter of public interest; and WHEREAS, on January 23, 2023, the Historic Resources Board held a public hearing to receive public testimony regarding the Application, including without limitation, information provided to the Historic Resources Board by City staff and public testimony on the project in accordance with CMC 17.58.040.B; and
WHEREAS, on January 23, 2023, the Historic Resources Board adopted Resolution 2023- 01-HRB, adding a property known as the "Northern California Savings And Loan Complex" located at the southeast corner of Dolores Street and 7th Avenue in the Service Commercial (SC) Zoning District to the Carmel Inventory of Historic Resources and Carmel Register of Historic Resources; and
WHEREAS, on February 6, 2023, a timely appeal (APP 23-031) of the Historic Resources Board's decision to list the property on the local inventory and register was filed with the City Clerk by Esperanza Carmel Commercial LLC; and
WHEREAS, on April 21, 2023, notice of the public hearing was published in compliance with State law (California Government Code 65090) indicating the date and time of the public hearing; and
WHEREAS, on May 2, 2023, the City Council held a duly noticed, de novo 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 proposed project; and WHEREAS, this Resolution and its findings are made based upon evidence presented to the Council at the May 2, 2023 hearing including, without limitation, the staff report and attachments submitted by the Community Planning and Building Department; and ATTACHMENT 9

Resolution No. 2023-051

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 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 the review of certain projects for environmental impacts and preparation of environmental documents; and
WHEREAS, the listing of the subject property on the Carmel Inventory is "not a project" pursuant to section 15378 of the CEQA Guidelines. Listing the Complex on the Carmel Inventory and Carmel Register does not grant any permits or entitlements approving a project that would result in a direct or indirect physical change in the environment; 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-bythe-Sea does hereby DENY the appeal by Esperanza Carmel (APP 23-031) and uphold the Historic Resources Board's decision to list the Northern California Savings and Loan Complex on the Carmel Inventory of Historic Resources and Carmel Register of Historic Resources, as found in Historic Resources Board Resolution: Resolution 2023-01-HRB adopted on January 23, 2023.

No.

1. 2.

Findings for Denial of Appeal
The appeal filed by the Appellant (included as Attachment XX to the subject staff report) is without merit as it fails to address why the action taken by the Historic Resources Board is incorrect or should be overturned based on factual evidence that was aoolicable to the decisions made bv the HRB at the subiect hearina.

The city's historic preservation ordinance (CMC 17.32) outlines the process for establishing eligibility for the Carmel inventory.

The historic preservation ordinance states, "If the property appears to meet the criteria for the inventory, the Department shall order that an intensive survey of the property be conducted. All intensive surveys shall be performed by a qualified professional under contract to the City."
The city contracted with PAST Consultant, LLC to prepare the intensive survey. The survey concluded the subject property meets the criteria for listing on the local inventory, as outlined in CMC 17.32.040:

A. Should be representative of at least one theme included in the Historic Context Statement.
a. The site is representative of Theme 5: Architectural Development in Carmel in the Context Statement.

8. Shall retain substantial inteoritv.

ATTACHMENT 9

Resolution No. 2023-051

3. 4.

5. a. The site retains all of its original character-defining features and has retained a high degree of integrity.

C. Should be a minimum of 50 years of age and shall meet at least one of the four criteria for listing in the California Register at a national or Statewide level of significance or at a regional or local level of significance per CEQA Guidelines Section 15064.5(a)(3)
a. The site is 50 years old and meets Criteria 3 of the California Register as an intact Bay Region Modern style complex (style listed in the Historic Context Statement) designed by prominent local architects Walter Burde & Associates and Will Shaw & Associates (both architects noted in Historic Context Statement) (Criteria 3 aualifiers #1 & 3).

The intensive survey (described in Finding #2) also found the site to be eligible for listing in the California Register of Historic Resources (CRHR). Properties eligible for the CRHR are historic resources, as defined, in the city's historic preservation ordinance, as well as considered historic resources for the purpose of the California Environmental Quality Act (CEQA).

While a previous determination of ineligibility had been issued for the site, which has since expired, General Plan Policy P1-93 states, in part, " .... Failure to include a property on the Carmel Inventory shall not preclude a future determination that it qualifies as an historic resource based on new evidence. (LUP)" In the time since the previous Determination of Ineligibility has expired, the complex has turned 50-years old, and the city's Historic Context Statement has been updated throuah 1986.

On August 3, 2021, the City Council adopted Resolution 2021-043 that included the following findings:
• The City's Historic Context Statement identifies the Bay Region style and/or Second Bay Region Style as important substyle within the larger theme of Modern architecture -the building is "representative of at least one theme" in the existing Historic Context Statement.
• Pertinent testimony from a number of respected architects who opined that the former Palo Alto Savings and Loan Bank was an exceptional example of its architectural style, the work of master architects, retained a high level of integrity and embodied the distinctive characteristics of its type and period.

Their professional opinions confirmed that sufficient time had elapsed since the construction of the Bank complex to allow for a scholarly perspective on its significance and its place in Carmel's architectural history. • The Community Room is not required to become significant in its own right.

There are no historic preservation rules that would force it to stand on its individual merit in order to qualify for historic status. The Community Room remains a vital part of the architects' original design. While it is subordinate to the former Bank building, it continues to have an important spatial relationship to it.
• The Bank building and the Community Room are a historically related unit.

Though the room is subordinate to the Bank, it has retained its historic integrity and is an integral component of the original design as approved by the architects' client, the owners of the Palo Alto Savings and Loan Bank. • In the case of the Community Room, despite being an auxiliary use it was still part of the original concept of the building from the beginning. • The Bank complex is eligible for listing on the California Register of Historic Resources for purposes of the California Environmental Qualitv Act (CEQA).

ATTACHMENT 9

Resolution No. 2023-051

• Both buildings are the work of two master architects, Walter Burde and Will Shaw, who are listed in the Carmel Historic Context Statement, whose office was located in downtown Carmel, and whose other individual works include the Christian Science Church in Carmel, the original Monterey Airport Terminal and Tower, the Custom House renovation in Monterey and the Highlands Inn reconstruction. Shaw also collaborated with renowned photographer, Ansel Adams, to create the Foundation for Environmental Design, a group that supported worthy projects that blended into the natural environment. • The community room section of the building was designed right along with the rest of the building and contains all the character defining features of the main bank building: shed roof and copper roofing, angular forms and irregular massing, plate glass window walls, traditional materials used within a Modern architecture vocabulary, Integration of the building with its setting, Integration of the outdoors with interior spaces, Redwood siding and beams. • The structural connection in the design of this building was very intentional and strong, and is all part of one piece of significant architecture-one historic resource.

PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BYTHE-SEA this 2nd day of May, 2023, by the following vote:

AYES: Councilmembers Baron, Dramov, Ferlito, Richards, and Mayor Potter NOES: None
ABSENT: None
ABSTAIN: None
APPROVED:

Dave Potter, Mayor
ATTACHMENT 9

CITY OF CARMEL-BY-THE-SEA

HISTORIC RESOURCES BOARD
HISTORIC RESOURCES BOARD RESOLUTION NO. 2023-ϬϬϮ-HRB

A RESOLUTION OF THE HISTORIC RESOURCES BOARD OF THE CITY OF CARMEL-BY-THE-SEA ISSUING A FINDING OF NONCOMPLIANCE WITH THE SECRETARY OF THE INTERIOR’S

STANDARDS FOR THE RELOCATION OF THE NORTHERN CALIFORNIA SAVINGS AND LOAN COMPLEX COMMUNITY ROOM FROM APN 010-145-023 TO APN 010-145-002.

WHEREAS, the subject site is known as the Northern California Savings and Loan Complex (“Complex”); and
WHEREAS, the Complex consists of Lots 2, 4, 6, and 8 located on Block 91 and is currently comprised of Assessor Parcel Numbers (APNs: 010-145-002, 010-145-023, 010-145- 024); and
WHEREAS, APN 010-145-002 is comprised of lots 2 & 4 and is owned by D&K Dolores, LLC (“D&K Dolores”). APN 010-145-023 and 010-145-024 are comprised of lot 6 and 8, respectively. Both lots 6 & 8 are owned by Esperanza Carmel Commercial LLC (“Esperanza Carmel”); and
WHEREAS, International Design Group (IDG), (“Applicant”) submitted an application (DR 22-157) on behalf of Esperanza Carmel on May 24, 2022, requesting the construction of a mixed-use building located on Lots 6, 8, and 10 of Block 91; and WHEREAS, the Applicant submitted a second application (DR 22-310) on October 3, 2022, on behalf of D&K Dolores for the relocation of the Community Room to Lot 4 from Lot 6 of Block 91, associated with the proposed improvements shown as part of the application, DR 22-157; and
WHEREAS, an intensive survey of the Complex dated December 2022, prepared by PAST Consultants, concluded that the Complex is eligible for listing on the Carmel Inventory of Historic Resources as the property is representative of the theme of Architectural Development in the Context Statement; retains all of its original character-defining features and has retained a high degree of integrity; is greater than 50 years old; and, meets the requirements of Criteria 3 for listing; and
WHEREAS, the survey concluded further that the subject property is eligible for listing in the Carmel Inventory as a primary resource because it is eligible for listing on the California Register of Historic Resources (CRHR) under Criteria #3, Embodies the distinctive characteristics of a type, period, region or method of construction or represents the work of a master or possesses high artistic values for its intact Bay Region Modern-stylistic elements designed by "%

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ATTACHMENT 9

Resolution No. 2023-ϬϬϮ-HRB

prominent local architects Walter Burde & Associates and Will Shaw & Associates, in addition to meeting the criteria for listing on the local inventory as outlined in CMC 17.32.040; and WHEREAS, on January 23, 2023, the Historic Resources Board adopted Resolution 2023-ϬϬϭͲHRB, listing the Complex on the Carmel Inventory of Historic Resources and Carmel Register of Historic Resources; and
WHEREAS, notwithstanding the adoption of Resolution 2023-ϬϬϭ-HRB, in accordance with the California Environmental Quality Act (CEQA), sites determined to be eligible for listing on the CRHR are a historic resource for the purpose of CEQA and therefore subject to the requirements of the city’s historic preservation ordinance (CMC 17.32); and WHEREAS, the relocation of the Community Room constitutes a major alteration to a historic resource; and
WHEREAS, pursuant to CMC 17.32.160.B, determinations of consistency for major alterations shall be prepared by a qualified professional and shall be supported by written documentation that (1) identifies which of the Secretary of the Interior's Standards for Rehabilitation are applicable to the project, (2) reviews the proposed project, and (3) explains the basis of the determination. If an evaluation concludes that a proposed alteration is not consistent with the Secretary’s Standards, the report shall list aspects of the project that are not consistent, along with guidance for modifying the project to comply with the Secretary’s Standards; and
WHEREAS, staff retained the services of PAST Consultants (“PAST”), a contracted qualified professional retained by the city, to prepare a Phase II Evaluation (“Phase II”) to determine whether the proposed relocation of the Community Room is consistent with the Secretary of the Interior’s Standards; and
WHEREAS, PAST evaluated the project for consistency with the Secretary of the Interior's Ten Standards for Rehabilitation in a Phase II dated January 12, 2023. PAST found that Standards #1, 2, 3, 5, 6, 7, 9, and 10 are applicable to the project. The evaluation concluded that the project, as proposed, is not consistent with Standards #2, 5, 9, and 10 and therefore is not consistent with the Secretary’s Standards; and
WHEREAS, the Phase II recommends as part of the conclusion: The project under consideration proposes the relocation of a primary character-defining feature of the building complex’s original design: the spatial relationship between the bank building and the Community Room. To maintain the integrity of the subject historic site and its environment, this report respectfully recommends a new design approach that allows the original Burde/Shaw design and the building complex’s corresponding character-defining features to remain in place; and
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ATTACHMENT 9

Resolution No. 2023-ϬϬϮ-HRB

WHEREAS, notice of the public hearing was published on January 13, 2023, in compliance with State law (California Government Code 54956); and WHEREAS, on January 23, 2023, the Historic Resources Board held a public hearing to receive public testimony regarding the Application, including, without limitation, the information provided to the Historic Resources Board by City staff and public testimony on the project in accordance with CMC 17.58.040.B; and
WHEREAS, this Resolution and its findings are made based upon the evidence presented to the Historic Resources Board at its January 23, 2023, hearing, including, without limitation, the staff report and attachments submitted by the Community Planning and Building Department; and
WHEREAS, the Historic Resources Board did hear and consider all said reports, attachments, recommendations, and testimony herein above set forth and used their independent judgment to evaluate the project; and
WHEREAS, the facts set forth in the recitals are true and correct and are incorporated herein by reference.

NOW THEREFORE, BE IT RESOLVED, that the Historic Resources Board of the City of Carmel-by-the-Sea does hereby find the project inconsistent with the Secretary’s Standards as follows:

1. Relocating the Community Room from its original location would substantially alter the south elevation of the building complex and result in the removal of the elevated walkway, which is an important character-defining feature. (Standard 2)

2. Relocating the Community Room removes the spatial relationship between the bank building and the Community Room, which is a primary character-defining feature of the original design concept. (Standard 5)

3. Relocating the Community Room destroys historic materials of the covered walkway, removes the original landscape walls and raised pavement areas surrounding the Community Room, and alters the original design concept by relocating the Community Room elsewhere on the site. (Standard 9)

4. Relocating the Community Room is not reversible and will destroy the integrity of the setting of the historic resource. (Standard 10)
BE IT FURTHER RESOLVED that the Historic Resources Board of the City of Carmel-bythe-Sea issues a Finding of Noncompliance with the Secretary of the Interior’s Standards for the relocation of the Northern California Savings and Loan Complex Community Room located at the southeast corner of Dolores Street and 7th Avenue in the Service Commercial (SC) Zoning district; APNs: 010-145-002, 010-145-023, 010-145-024.
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ATTACHMENT 9

Resolution No. 2023-ϬϬϮ-HRB

PASSED, APPROVED, AND ADOPTED BY THE HISTORIC RESOURCES BOARD OF THE CITY OF CARMEL-BY-THE-SEA THIS 23rd DAY OF JANUARY 2023, BY THE FOLLOWING VOTE:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED: ATTEST:
_________________________ _________________________
Jordan Chroman Leah Young
Chair Historic Resources Board Secretary
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ATTACHMENT 9

CITY OF CARMEL-BY-THE-SEA

HISTORIC RESOURCES BOARD
HISTORIC RESOURCES BOARD RESOLUTION NO. 2023-ϬϬϭ-HRB

A RESOLUTION OF THE HISTORIC RESOURCES BOARD OF THE CITY OF CARMEL-BY-THE-SEA ADDING A PROPERTY KNOWN AS THE “NORTHERN CALIFORNIA SAVINGS AND LOAN COMPLEX” LOCATED AT THE SOUTHEAST CORNER OF DOLORES STREET AND 7TH AVENUE IN

THE SERVICE COMMERCIAL (SC) ZONING DISTRICT TO THE CARMEL INVENTORY OF HISTORIC RESOURCES AND CARMEL REGISTER OF HISTORIC RESOURCES; APNS: 010-145-002, 010-145- 023, 010-145-024
WHEREAS, the subject site is known as the Northern California Savings and Loan Complex (“Complex”); and
WHEREAS, the Complex consists of Lots 2, 4, 6, and 8 located on Block 91 and is currently comprised of Assessor Parcel Numbers (APNs: 010-145-002, 010-145-023, 010-145- 024); and
WHEREAS, APN 010-145-002 is comprised of lots 2 & 4 and is owned by D&K Dolores, LLC (“D&K Dolores”). APN 010-145-023 and 010-145-024 are comprised of lot 6 and 8, respectively. Both lots 6 & 8 are owned by Esperanza Carmel Commercial LLC (“Esperanza Carmel”); and
WHEREAS, International Design Group (IDG), (“Applicant”) submitted an application (DR 22-157) on behalf of Esperanza Carmel on May 24, 2022, requesting the construction of a mixed-use building located on Lots 6, 8, and 10 of Block 91; and WHEREAS, the Applicant submitted a second application (DR 22-310) on October 3, 2022, on behalf of D&K Dolores for the relocation of the Community Room to Lot 4 from Lot 6 of Block 91, associated with the proposed improvements shown as part of the application, DR 22-157; and
WHEREAS, in accordance with the City’s Historic Preservation Ordinance (CMC 17.32), No application for property development shall be deemed complete unless it includes a determination that the property is either eligible or ineligible for the Carmel Inventory; and WHEREAS, the Complex has previously been determined to be ineligible for the Carmel Inventory by the City Council on February 4, 2020, however, the previous determination of ineligibly expired on October 26, 2022, when the Complex reached 50-years old and was required to be re-evaluated for its eligibility for the local inventory; and, "%

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ATTACHMENT 9

Resolution No. 2023-ϬϬϭ-HRB

WHEREAS, staff retained the services of PAST Consultants, a contracted qualified professional retained by the city, to prepare an intensive review of the site to determine whether the Complex meets the criteria for listing on the Carmel Inventory; and WHEREAS, the intensive survey identified the Complex as having the following character-defining features: Building integrated with surrounding landscape; Horizontal or Vertical massing with shed roofs; Existing spatial relationship between the bank building and Community Room; Detached Community Room building connected by a wood-clad upper walkway; Projecting shed or boxy volumes; Exposed structural elements; Wide expanses of glass set within wood frames; Wood siding as exterior cladding; Copper sheet roof cladding; and
WHEREAS, in the intensive survey dated December 2022, prepared by PAST Consultants, it is concluded that the Complex is eligible for listing on the Carmel Inventory of Historic Resources as the property is representative of the theme of Architectural Development in the Context Statement; retains all of its original character-defining features and has retained a high degree of integrity; is greater than 50 years old; and, meets the requirements of Criteria 3 for listing; and
WHEREAS, the evaluation concluded further that the subject property is eligible for listing in the Carmel Inventory as a primary resource because it is eligible for listing on the California Register of Historic Resources (CRHR) under Criteria #3, Embodies the distinctive characteristics of a type, period, region or method of construction or represents the work of a master or possesses high artistic values for its intact Bay Region Modern-stylistic elements designed by prominent local architects Walter Burde & Associates and Will Shaw & Associates, in addition to meeting the criteria for listing on the local inventory as outlined in CMC

17.32.040; and
WHEREAS, the Complex is a Primary Historic Resource, as defined in CMC 17.32.230.N.6; and
WHEREAS, Primary Historic Resources shall mean a historic resource eligible for listing in the California Register due to its national or Statewide significance; and WHEREAS, in accordance with CMC 17.32.230.N.6, all primary resources are included in the Carmel Inventory and the Carmel Register of Historic Resources; WHEREAS, in accordance with CMC 17.32.070.A, Properties determined to be eligible by an administrative determination, or by the Historic Resources Board on appeal, shall become part of the inventory upon completion of an inventory form documenting the resource and issuance of an administrative determination finding by the Department or adoption of a finding by the Board that the property meets the criteria for historic resources; and "%

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ATTACHMENT 9

Resolution No. 2023-ϬϬϭ-HRB

WHEREAS, staff has referred decision to list property on the Inventory and Register to the Historic Resources Board consistent with CMC 17.52.030.L, due to the past involvement in the site by the board and as a matter of public interest; and WHEREAS, notice of the public hearing was published on January 13, 2023 in compliance with State law (California Government Code 54956); and
WHEREAS, on January 23, 2023, the Historic Resources Board held a public hearing to receive public testimony regarding the Application, including without limitation, information provided to the Historic Resources Board by City staff and public testimony on the project in accordance with CMC 17.58.040.B; and
WHEREAS, this Resolution and its findings are made based upon the evidence presented to the Historic Resources Board at its January 23, 2023, hearing including, without limitation, the staff report and attachments submitted by the Community Planning and Building Department; and
WHEREAS, the Historic Resources Board did hear and consider all said reports, attachments, recommendations, and testimony herein above set forth and used their independent judgment 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 the review of certain projects for environmental impacts and preparation of environmental documents; and
WHEREAS, the listing of the subject property on the Carmel Inventory is “not a project” pursuant to section 15378 of the CEQA Guidelines. Listing the Complex on the Carmel Inventory and Carmel Register does not grant any permits or entitlements approving a project that would result in a direct or indirect physical change in the environment; and WHEREAS, the facts set forth in the recitals are true and correct and are incorporated herein by reference.

NOW THEREFORE, BE IT RESOLVED, that the Historic Resources Board of the City of Carmel-by-the-Sea does hereby add the property known as the “Northern California Savings and Loan Complex” located at the southeast corner of Dolores Street and 7th Avenue (Block 91, Lots 2, 4, 6, & 8) in the Service Commercial (SC) Zoning district to the Carmel Inventory of Historic Resources and Carmel Register of Historic Resources; APNs: 010-145-002, 010-145-023, 010-145-024.

PASSED, APPROVED, AND ADOPTED BY THE HISTORIC RESOURCES BOARD OF THE CITY OF "%

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ATTACHMENT 9

Resolution No. 2023-ϬϬϭ-HRB

CARMEL-BY-THE-SEA THIS 23rd DAY OF JANUARY 2023, BY THE FOLLOWING VOTE:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED: ATTEST:
_________________________ _________________________
Jordan Chroman Leah Young
Chair Historic Resources Board Secretary
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ATTACHMENT 9

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
RESOLUTION NO. 2021-043

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA DENYING THE APPEAL BY CHRISTOPHER MITCHELL (APP 21-197) AND UPHOLDING THE

HISTORIC RESOURCES BOARD'S DECISION TO ISSUE A FINDING OF NONCOMPLIANCE

WITH THE SECRETARY OF THE INTERIOR'S STANDARDS FOR THE DEMOLITION OF THE PALO ALTO SAVINGS AND LOAN BANK COMMUNITY ROOM LOCATED AT DOLORES 2 SOUTHEAST OF 7TH AVENUE, IN THE SERVICE COMMERCIAL (SC) ZONING DISTRICT, APN: 010-101-017.

WHEREAS, the owner of the subject property is Esperanza Carmel Commercial, LLC ("Owner"); and
WHEREAS, Alem Dermicek of International Design Group, submitted an application on behalf of the owner requesting the approval of a Design Review "DR 20-395" ("project"); and WHEREAS, the project is proposed to be located on a 12,000 square foot site located at Dolores 2 SE 7th, in the Service Commercial (SC) Zoning District (Block 91, Lot 6, 8, 1 O); and WHEREAS, the project consists of the demolition of all improvements across the three lots and construction of a 16,898 square foot two story mixed-use development with a 11,371 square foot basement garage. Two-thirds of the project site (lots 6 & 8) are located on part of the Palo Alto Savings and Loan Bank complex (comprised of a bank building and a community room) which currently occupies Lots 2, 4, 6, and 8 of Block 91; and WHEREAS, on April 19, 2021, the Historic Resources Board held a duly noticed public hearing to receive public testimony regarding the project, including without limitation, information provided to the Historic Resources Board by City staff and through public testimony on the proposed use; and
WHEREAS, the complex is not eligible for listing on the nation or local inventory as it fails to meet the 50-year old age requirement, however, the complex is eligible for listing on the California Register of Historic Resources (CRHR); and
WHEREAS, in 2019, a Determination of Ineligibility for listing on the City's Historic Inventory was issued for the complex and will expire on October 26, 2022; and WHEREAS, in accordance with the California Environmental Quality Act (CEQA) Guideline §15064.5(a)(1), a structure must be treated as a historic resource if it is listed in, or determined to be eligible for listing in, the California Register of Historic Resources; and WHEREAS, the project qualifies as a Major Alteration to a Historic Resource pursuant to CMG 17.32.160; and
WHEREAS, pursuant to CMG 17 .32.120 (Alteration of Historic Resources), a determination of consistency with the Secretary's Standards shall be obtained prior to altering, remodeling, demolishing, grading, relocating, reconstructing or restoring any historic resource; and ATTACHMENT 9

Resolution No. 2021-043

WHEREAS, pursuant to CMC 17.32.160.B, determinations of consistency for major alterations shall be prepared by a qualified professional and shall be supported by written documentation that (1) identifies which of the Secretary of the Interior's Standards for Rehabilitation are applicable to the project, (2) reviews the proposed project, and (3) explains the basis of the determination; and
WHEREAS, pursuant to CMC 17 .32.160.B.1.b, if the Board does not concur, the Board may request additional information prior to issuance of a determination of consistency, or may issue a finding of noncompliance with the Secretary's Standards. Any finding of noncompliance by the Board shall be supported by substantial evidence; and WHEREAS, the project was considered by the Historic Resources Board at the April 19, 2021 hearing and the board voted to continue the item with direction to Staff to prepare a resolution for adoption for the issuance of a Finding on Noncompliance; and •
WHEREAS, on May 17, 2021, the Historic Resources Board adopted Resolution 2021- 03-HRB, issuing a Finding of Noncompliance; and
WHEREAS, on May 19, 2021, a timley appeal (APP 21-179) of the Finding of Noncompliance of DR 20-395 was filed with the City Clerk by Christopher Mitchell ("Applicant"); and
WHEREAS, on August 3, 2021, 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 proposed project; and WHEREAS, on August 3, 2021, the City Council held a de nova hearing to consider the appeal; and
•
WHEREAS, this Resolution and its findings·are made based upon evidence presented to the Council at the August 3, 2021 hearing including, without limitation, the staff report and attachments submitted by the Community Planning and Building Department; and WHEREAS, notice of the public hearing was published on July 23, 2021, in compliance with State law (California Government Code 65090) 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 Christopher Mitchell, on behalf of Esperanza Carmel Commercial, LLC, (APP 21-184) and uphold the Historic Resources Board's decision to issue a Finding of Noncompliance with the Secretary of the Interior's Standards for the demolition of the Palo Alto Savings and Loan Bank Community Room located at Dolores 2 southeast of 7th Avenue, in the Service Commercial (SC) Zoning District, APN: 010-101-017, as found in Historic Resources Board Resolution: Resolution 2021-03-HRB adopted on May 17, 2021.

ATTACHMENT 9

Resolution No. 2021-043

Findings for Denial of Appeal
No.

1. The purposes of historic preservation and the city's historic preservation ordinance is • to preserve the best pieces of the historic development of a place/city through its significant architecture to preserve these buildings which represent important periods in a City's heritage. The Palo Alto Savings and Loan building can be considered one of the most exceptional and significant buildings to be constructed in the commercial district of Carmel during the entire decade of the 1970's.

2. The City's Historic Context Statement identifies the Bay Region style and/or Second Bay Region Style as important substyle within the larger theme of Modern architecture -the building is •representative of at least one theme" in the existing Historic Context Statement.

3. The building is acknowledged as exceptionally significant and is 49 years old. In less than one year, it will only need to be of normal significance for inclusion on the inventory.

4. Together, the bank building and community room creates a spatial relationships on the property which are in themselves character defining, uses the same character defining elements of construction and detail, are built at the same time, designed and built by the same master architects.

5. Pertinent testimony from a number of respected architects who opined that the former Palo Alto Savings and Loan Bank was an exceptional example of its architectural style, the work of master architects, retained a high level of integrity and embodied the distinctive characteristics of its type and period. Their professional opinions confirmed that sufficient time had elapsed since the construction of the Bank complex to allow for a scholarly perspective on its significance and its place in Carmel's architectural history.

6. Following the Bank president's mandate, bank staff in each city where a branch was to be located, were directed to become more involved in local improvement projects and to provide meeting space for the community as part of the Bank's public relations strategy. Burde and Shaw, the architects of the Bank complex, were tasked to design a small building separated from the Bank that would be used for this express purpose.

The view contained in the Phase II Report for this project that the Community Room was simply "a oostscript to the architects' intentions" is false.

7. The Community Room is not required to become significant in its own right. There are no historic preservation rules that would force it to stand on its individual merit in order to qualify for historic status. The Community Room remains a vital part of the architects' original design. While it is subordinate to the former Bank building, it continues to have an important spatial relationship to it.

8. The Bank building and the Community Room are a historically related unit. Though the room is subordinate to the Bank, it has retained its historic integrity and is an integral component of the original design as approved by the architects' client, the owners of the Palo Alto Savings and Loan Bank.

9. In the case of the Community Room, despite being an auxiliary use it was still part of the original concept of the building from the beginning.

10. Simply because an element of a building is smaller or "subordinate" to other parts does not make them less important to the whole as a piece of architecture.

ATTACHMENT 9

Resolution No. 2021-043

11. The Bank complex is eligible for listing on the California Register of Historic Resources for purposes of the California Environmental Quality Act (CEQA).

12. Both buildings are the work of two master architects, Walter Burde and Will Shaw, who are listed in the Carmel Historic Context Statement, whose office was located in downtown Carmel, and whose other individual works include the Christian Science Church in Carmel, the original Monterey Airport Terminal and Tower, the Custom House renovation in Monterey and the Highlands Inn reconstruction. Shaw also collaborated with renowned photographer, Ansel Adams, to create the Foundation for Environmental Design, a group that supported worthy projects that blended into the natural environment.

13. A new construction project on the site of a demolished Community Room would constitute an adverse effect on the Bank complex and destroy the original concept as designed by two of Monterey County's most respected master architects.

14. The community room section of the building was designed right along with the rest of the building and contains all the character defining features of the main bank building:
shed roof and copper roofing, angular forms and irregular massing, plate glass window walls, traditional materials used within a Modern architecture vocabulary, Integration of the building with its setting, Integration of the outdoors with interior spaces, Redwood siding and beams.

15. The community room was constructed at the same time by the same builder. It's materials, detailing, composition are all at the same level of quality as the main bank building.

16. The Community Room element of the building adds to the complexity and richness of the overall resource which, if taken away, would significantly negatively impact the quality of architecture of the bank building.

17. The structural connection in the design of this building was very intentional and strong, and is all part of one piece of significant architecture-one historic resource.

18. By removing the community room the south elevation of the resource is completely changed and is not the intended design from the public right-of-way on the south side.

PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BYTHE-SEA this 3 rd day of August, 2021, by the following vote:

AYES: COUNCIL MEMBERS BARON, FEAUTO, THEIS, MAYOR PRO TEM RICHARDS,

MAYOR POTTER
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
APPROVED: ATTEST:

Dave Potter
Mayor
Britt Avrit, MMC
City Clerk
ATTACHMENT 9

CITY OF CARMEL-BY-THE-SEA

HISTORIC RESOURCES BOARD
HISTORIC RESOURCES BOARD RESOLUTION NO. 2021-03-HRB

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

FINDING OF NONCOMPLIANCE WITH THE SECRETARY OF THE INTERIOR'S STANDARDS FOR THE DEMOLITION OF THE PALO ALTO SAVINGS AND LOAN BANK COMMUNITY ROOM. APN: 010-101-017 WHEREAS, Alem Dermicek, on behalf of International Design Group, ("Applicant") submitted an application requesting the approval of a Design Review "DR 20-395" described herein ("Application"); and WHEREAS, the application has been submitted for the 12,000 square foot property located at Dolores 2 southeast of 7th Avenue, in the Service Commercial (SC) Zoning District (Block 91, Lot 6, 8, 10, APN 010-101-017-000); and
WHEREAS, the applicant is proposing to demolish all improvements across the three lots and construct a 16,898 square foot two story mixed-use development with a 11,371 square foot basement garage. Two-thirds of the project site (lots 6 & 8) are located on part of the Palo Alto Savings and Loan Bank complex (comprised of a bank building and a community room) which currently occupies Lots 2, 4, 6, and 8 of Block 91; and
WHEREAS, the Historic Resources Board determined on November 18, 2019 the resource is eligible for listing on the City's Historic Inventory in accordance with CMC 17.32.040.H which states, "A resource less than 50 years old may be eligible if it is of exceptional importance to the City, State, or nation based on its unusually strong contribution to history, architecture, engineering or culture, or because it is an integral part of an historic district"; and WHEREAS, the complex is not eligible for listing on the national or local inventory as it fails to meet the SO-year old age requirement, however, the complex is eligible for listing on the California Register of Historic Resources (CRHR); and
WHEREAS, in 2019, a Determination of Ineligibility for listing on the City's Historic Inventory was issued for the complex and will expire on October 26, 2022; and WHEREAS, on April 19, 2021, the Historic Resources Board reviewed the project, DR 20-395, and considered the issuance a Determination of Consistency with the Secretary of the Interior's Standards for the demolition of the Palo Alto Savings and Loan Bank Community Room; and WHEREAS, pursuant to CMC 17.32.160.B, determinations of consistency for major alterations shall be prepared by a qualified professional and shall be supported by written documentation that (1) identifies which of the Secretary of the Interior's Standards for Rehabilitation are applicable to the project, (2) reviews the proposed project, and (3) explains the basis of the determination; and WHEREAS, a Phase II report was prepared by a qualified professional, Margaret Clovis, dated March 1, 2021, and found the proposed amendments to be consistent with the Secretary of the Interior's Standards for Rehabilitation provided the recommendations outlined in the report were carried out; and ATTACHMENT 9

Resolution No. 2021-03-HRB

WHEREAS, pursuant to CMC 17.32.160.B.1.a, if the Board concurs with the evaluation, the Board shall issue a determination of consistency and adopt any appropriate conditions of approval. Any finding of compliance by the Board shall be supported by substantial evidence.; and WHEREAS, pursuant to CMC 17 .32.160.B.1.b, if the Board does not concur, the Board may request additional information prior to issuance of a determination of consistency, or may issue a finding of noncompliance with the Secretary's Standards. Any finding of noncompliance by the Board shall be supported by substantial evidence; and
WHEREAS, at the April 19, 2021 hearing, the Historic Resources Board voted 2-1 (2 board members absent) to continue the application with direction to staff to return with a resolution issuing a Finding of Noncompliance with the Secretary of the Interior's Standards; and WHEREAS, notice of the public hearing was published in compliance with State law (California Government Code 54954.2.); and
WHEREAS, on May 17, 2021, the Historic Resources Board held a public hearing to receive public testimony regarding the Application, including without limitation, information provided to the Historic Resources Board by City staff and public testimony on the project; and WHEREAS, this Resolution and its findings are made based upon evidence presented to the Historic Resources Board at its May 17, 2021 hearing including but not limited to, the staff report and attachments submitted by the Community Planning and Building Department; and WHEREAS, the Historic Resources Board did hear and consider all said reports, attachments, recommendations and testimony 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; and
NOW THEREFORE, BE IT RESOLVED, based on the findings and evidence contained in this resolution, that the Historic Resources Board of the City of Carmel-By-The-Sea does hereby issue a Finding of Noncompliance with the Secretary of the Interior's Standards for the proposed demolition of the Palo Alto Savings and Loan Bank Community Room (Design Review DR 20-395) located at Dolores 2 southeast of 7th Avenue, in the Service Commercial (SC) Zoning District (Block 91, Lot 6, 8, 10, APN 010-101-017- 000).

Findings of Noncompliance
No.

1. The purposes of historic preservation and the city's historic preservation ordinance is to preserve the best pieces of the historic development of a place/city through its significant architecture to preserve these buildings which represent important periods in a City's heritage. The Palo Alto Savings and Loan building can be considered one of the most exceptional and significant buildings to be constructed in the commercial district of Carmel during the entire decade of the 1970's.

ATTACHMENT 9

Resolution No. 2021-03-HRB

2. The City's Historic Context Statement identifies the Bay Region style and/or Second Bay Region Style as important substyle within the larger theme of Modern architecture -the building is "representative of at least one theme" in the existing Historic Context Statement.

3. The building is acknowledged as exceptionally significant and is 49 years old. In less than one year, it will only need to be of normal significance for inclusion on the inventory.

4. Together, the bank building and community room creates a spatial relationships on the property which are in themselves character defining, uses the same character defining elements of construction and detail, are built at the same time, designed and built by the same master architects.

5. Pertinent testimony from a number of respected architects who opined that the former Palo Alto Savings and Loan Bank was an exceptional example of its architectural style, the work of master architects, retained a high level of integrity and embodied the distinctive characteristics of its type and period. Their professional opinions confirmed that sufficient time had elapsed since the construction of the Bank complex to allow for a scholarly perspective on its significance and its place in Carmel's architectural history.

6. Following the Bank president's mandate, bank staff in each city where a branch was to be located, were directed to become more involved in local improvement projects and to provide meeting space for the community as part of the Bank's public relations strategy.

Burde and Shaw, the architects of the Bank complex, were tasked to design a small building separated from the Bank that would be used for this express purpose. The view contained in the Phase II Report for this project that the Community Room was simply "a postscript to the architects' intentions" is false.

7. The Community Room is not required to become significant in its own right. There are no historic preservation rules that would force it to stand on its individual merit in order to qualify for historic status. The Community Room remains a vital part of the architects' original design. While it is subordinate to the former Bank building, it continues to have an important spatial relationship to it.

8. The Bank building and the Community Room are a historically related unit. Though the room is subordinate to the Bank, it has retained its historic integrity and is an integral component of the original design as approved by the architects' client, the owners of the Palo Alto Savings and Loan Bank.

9. In the case of the Community Room, despite being an auxiliary use it was still part of the original concept of the building from the beginning.

10. Simply because an element of a building is smaller or "subordinate" to other parts does not make them less important to the whole as a piece of architecture.

11. The Bank complex is eligible for listing on the California Register of Historic Resources for purposes of the California Environmental Quality Act (CEQA).

12. Both buildings are the work of two master architects, Walter Burde and Will Shaw, who are listed in the Carmel Historic Context Statement, whose office was located in downtown Carmel, and whose other individual works include the Christian Science Church in Carmel, the original Monterey Airport Terminal and Tower, the Custom House renovation in Monterey and the Highlands Inn reconstruction. Shaw also collaborated with renowned photographer, Ansel Adams, to create the Foundation for Environmental Design, a group that supported worthy projects that blended into the natural environment.

ATTACHMENT 9

Resolution No. 2021-03-HRB

13. A new construction project on the site of a demolished Community Room would constitute an adverse effect on the Bank complex and destroy the original concept as designed by two of Monterey County's most respected master architects.

14. The community room section of the building was designed right along with the rest of the building and contains all the character defining features of the main bank building: shed roof and copper roofing, angular forms and irregular massing, plate glass window walls, traditional materials used within a Modern architecture vocabulary, Integration of the building with its setting, Integration of the outdoors with interior spaces, Redwood siding and beams.

15. The community room was constructed at the same time by the same builder. It's materials, detailing, composition are all at the same level of quality as the main bank building.

16. The Community Room element of the building adds to the complexity and richness of the overall resource which, if taken away, would significantly negatively impact the quality of architecture of the bank building.

17. The structural connection in the design of this building was very intentional and strong, and is all part of one piece of significant architecture-one historic resource.

18. By removing the community room the south elevation of the resource is completely changed and is not the intended design from the public right-of-way on the south side.

PASSED AND ADOPTED BY THE HISTORIC RESOURCES BOARD OF THE CITY OF CARMEL-BY-THESEA this 17th day of May, 2021, by the following vote:

AYES: Board Member: Gualtieri, Dyar, Chroman
NOES: Board Member: Hall
ABSENT: Board Member: None
ABSTAIN: Board Member: None
APPROVED: ATTEST:

ATTACHMENT 9

JB Pastor Building 1 EMC Planning Group
Recommended Evidence for Participation in Parking In-lieu Fee Program February 25, 2025 JB Pastor Building: Recommended Evidence for
Participation in the Parking in-lieu Fee Program
On behalf of the applicant, EMC Planning Group staff conducted a review and evaluation of the project, and conducted research regarding the applicability of participation in the parking in-lieu fee program and presents the following:

On Site Parking and Parking In-Lieu Fee Program
Required On-Site Parking
A total of twelve on-site parking spaces will be provided via (1) ADA accessible van space, one (1) standard parking space, and ten (10) compact spaces that utilize a parking lift system split between five (5) lifts. A total of seventeen parking space are required per CMC 17.14.200:
• 8 residential units / 1 space per unit = 8 spaces
• 5,339.14 sf of commercial space / 1 parking space per 600 sf of commercial floor area = 8.9 parking spaces required
Per CMC 17.38.010 the purpose of the off-street parking requirements is to “lessen the parking congestion on the public streets and to leave street parking available to persons making short-term visits to the commercial district for shopping, business or related activities”.

The applicant has met all of the long-term parking needs of the residential units; however, due to constraints resulting from historical attributes of the site identified in the record, the project is deficient five spaces required for short-term visits to the proposed commercial spaces.

Parking In-Lieu Fee Program
City of Carmel Municipal Code (CMC) allows for exceptions to parking requirements for properties facing challenges such as limited space, irregular shape, topography, or existing buildings, enabling more flexible solutions like reduced parking, shared parking, or alternative methods while maintaining accessibility and functionality.

Protection of the historically ornamented wall requires the imposition of a ‘preservation buffer,’ and excavation of underground parking would subject the structure to damage as noted in the report by ESA Structural Engineering. This restriction limits the applicant’s ability to construct all of the required short-term parking on-site. The Planning Commission may allow the use of in-lieu fees to ATTACHMENT 10

JB Pastor Building 2 EMC Planning Group
Recommended Evidence for Participation in Parking In-lieu Fee Program February 25, 2025 fulfill parking requirements through a use permit when on-site parking is impractical or prohibited by City policies (CMC 17.38.030C). Practicality in this instance is evaluated based on peculiar conditions of the site related to historical resources (CMC 17.38.030.B.4) referenced herein. Criteria for participation in the in-lieu fee program, is as follows:

1. The parking adjustment does not apply to hotel or motel uses; and

2. The applicant has diligently pursued meeting the parking requirements both on-site and off-site, but has been unsuccessful in meeting the requirement…”, … (17.38.030.C and 17.38.040040 Ord. 2004-02 § 1, 2004; Ord. 2004-01 § 1, 2004).

The proposed project is not designated for hotel or motel use, thus meeting the first criterion of the in-lieu fee provision. The applicant has diligently pursued meeting parking requirements on site and is restricted by the preservation buffer of the historic resources. The general findings for the use permit can also be made as follows:

1. That the proposed use will not be in conflict with the City’s General Plan.

The increase in commercial floor area, residential density, the use of the basement level, and participation in the in-lieu parking program are fully aligned with the City’s General Plan, as described in this memo, and do not create any conflicts.

2. That the proposed use will comply with all zoning standards applicable to the use and zoning district.

The project, which includes additional commercial space, residential units, basement use, and participation in the in-lieu parking program, meets all applicable zoning requirements as outlined in this memo.

3. That granting the use permit will not set a precedent for the approval of similar uses whose incremental effect will be detrimental to the City, or will be in conflict with the General Plan.

This proposed development, which includes increased commercial floor area, residential density, basement use, and in-lieu parking, will not set a precedent. The project fits within the existing context of the commercial districts and complies with the municipal code, General Plan, and Local Coastal Plan.

4. That the proposed use will not make excessive demands on the provision of public services, including water supply, sewer capacity, energy supply, communication facilities, police protection, and fire protection.

The proposed project, which consists of 8 residential units, parking, and up to 7 commercial spaces, will not put a strain on public services. The local utility infrastructure, including wastewater, sewer, and waste management, has sufficient capacity to support the project. Additionally, the project will be conditioned to ensure the necessary service capacities are confirmed prior to the issuance of building permits.

ATTACHMENT 10

JB Pastor Building 3 EMC Planning Group
Recommended Evidence for Participation in Parking In-lieu Fee Program February 25, 2025

5. That the proposed use will not be injurious to public health, safety, or welfare.

The proposed development, which includes an increase in commercial space, residential units, basement use, and the in-lieu parking program, will not harm public health, safety, or welfare. These uses align with the established land use context in the commercial districts.

6. That the proposed use will be compatible with surrounding land uses and will not conflict with the purpose established for the district within which it will be located.

The increase in commercial floor area, residential density, use of the basement level, and participation in the in-lieu parking program are compatible with surrounding land uses. These changes are in line with the zoning code and General Plan, supporting the intended purpose of the district.

7. That the proposed use will not generate adverse impacts affecting health, safety, or welfare of neighboring properties or uses.

The proposed increases in commercial space, residential density, basement use, and participation in the in-lieu parking program will not cause adverse impacts on neighboring properties. The zoning code is designed to minimize potential effects, ensuring neighboring uses remain unaffected.

ATTACHMENT 10

March 26, 2025
RE: JB PASTOR BUILDING
Dolores, 2nd SE of 7th
Carmel, CA 93921
Dear Jun and Ryan,
Nice meeting you at the site on September 20, 2024, regarding the proposed underground or basement parking structure and the effect or disturbance to the adjacent community building and ornamental wall. As I mentioned to you on the site to avoid disturbance to the existing community building and ornamental wall is to adopt theoretical approach based on the Morh’s principle. Please refer to the next page FIGURE A. In the figure it shows the minimum distance from the building where no shoring is required, or a shoring is required when the excavation is within the minimum distance from the existing building. Excavation away of more than the minimum distance is considered the soil can withstand, otherwise the failure of soil is possible if the excavation distance is less than the minimum. Another consideration is if the excavation distance is less than the minimum, disturbance due to the construction activity is higher than the excavation distance Is farther away or more than the minimum distance.

Based on my observation, the existing structure is susceptible to damage by disturbance. The disturbance includes but is not limited to the vibration created during the excavation. Another consideration is the soil’s shearing capacity. Based on the soil report attached to this letter the classification of soil is sandy and comprised mostly of fine sands with inclusion of gravels, clay, silt and miscellaneous debris. With this classification shoring is highly recommended when excavating is less than the minimum distance from the existing structure as indicated on the next page FIGURE A.

Lastly, I hope this letter of observation will give you some insight into the basement or underground construction adjacent to a historic building and structure and the extra care in excavation of the structure using best construction practices for foundation excavation work. Again, nice meeting you on the site.

Sincerely,
ESA structural engineering inc.

Efren S. Abarado, P.E.

President

ATTACHMENT 10

2-22p
ATTACHMENT 10

Excerpts from Grice Engineering’s
Geotechnical Report for the proposed JB Pastor Building, 2020, Page 3 File No. 7286-20.08
Site Soil Profile
As found in the exploratory drilling, the site soils are generally consistent between each of the bores.

The shallow horizon is a fill comprised mostly of fine sands with inclusions of gravels, clay, silt and miscellaneous debris. This generally loose deposit was observed mostly on the two northern parcels to depths as great as 3.5 feet.

The native soils were observed near to grade on the southern parcel and below the fill on the northern. These fine sands were observed to have nil to trace amounts of silt and occasional clots of light cementation however below approximately 38 feet contained few amounts of clay. They were observed to be disturbed at grade, medium dense below approximately 3 feet and dense below approximately 15 feet. As encountered they were slightly moist to moist.

Complete soil characteristics and comments are reported on the boring logs at the depths observed. The logs are located in Appendix B.

Groundwater
No groundwater was encountered at this site to the maximum depth of exploration, approximately 44 feet below grade.
(Grice Engineering Geotechnical Report for the proposed JB Pastor Building, 2020, Page 3) ATTACHMENT 10

721 LIGHTHOUSE AVE. PACIFIC GROVE, CALIFORNIA, 93950
TEL: (831) 646−1261 ■ FAX: (831) 646−1290 ■ WEBSITE: idg−inc.net Best construction practices for foundation excavation. Adjacent to existing historic buildings.

For safe and effective foundation excavation adjacent to existing buildings, prioritize thorough site assessment, implement controlled excavation techniques, and use appropriate support systems like shoring or underpinning, while ensuring compliance with local regulations and clear communication with stakeholders.

1. Pre-Excavation Planning & Assessment:
 Thorough Site Assessment:

Conduct a detailed survey of the site, including soil composition, topography, and the location of existing structures, utilities, and any potential hazards.
 Permitting and Regulations:

Ensure all necessary permits and approvals are obtained and adhere to local building codes and safety regulations.  Communication:

Establish clear lines of communication with property owners, engineers, and other stakeholders to address any concerns and ensure a smooth process.
 Soil Testing:

Conduct soil testing to determine soil type and stability, which is crucial for determining appropriate excavation methods and support systems.

2. Excavation Techniques & Safety:
 Controlled Excavation:

Use precise excavation methods, such as hand digging or controlled mechanical equipment, to minimize disturbance to adjacent structures.
 Sloping and Benching:

Follow OSHA guidelines for sloping and benching to prevent cave-ins and ensure worker safety.  Sheet Piling or Retaining Walls:

Implement temporary support systems like sheet piles or retaining walls to prevent soil movement and protect adjacent structures.
 Underpinning:

Consider underpinning or shoring techniques for additional support if needed, especially for shallow foundations of adjacent buildings.
 Vibration Monitoring:

Install vibration monitors and crack gauges to track ground movement and ensure that vibrations don't damage adjacent structures.
 Water Management:

Implement proper drainage and water management systems to prevent water from accumulating near the excavation site and causing instability.

3. Post-Excavation:
 Grading and Leveling:

Level and grade the excavated area as needed, creating a smooth and even surface for the foundation construction.  Compaction:

Ensure proper compaction of the excavated soil to prevent future settlement and ensure stability.  Documentation:

Maintain detailed records of the excavation process, including soil conditions, excavation depths, and any support systems used.

ATTACHMENT 10

&1.14'5564''6 8#0 #%%'55+$.' *% 5 % % % % % '.'8 56#+4570+6 70+6 70+6 70+6 70+6 70+6 70+6 2#4-+0) 64#5* '0%.1574' )#..'4; )#..'4; 5+6'2.#09 $#5'/'0618'4.#; # &1.14'50&5' 1(6* %#4/'.%#  ,$2#5614 $7+.&+0) ATTACHMENT 10

'.'8#614 5( 5/ /'0ž5 4'56411/ 5( 91/'0ž5 4'56411/ 5( ,#0+614 5(/'%*#0+%#. '.'%64+%#. 5( '.'8#614 '37+2/'06 5( 2#4-+0).+(6 2+6 2#4-+0).+(6 2+6 .1$$; 5( &1.14'50&5' 1(6* %#4/'.%#  ,$2#5614 $7+.&+0) $#5'/'06 2.#0 # ATTACHMENT 10

2060 ROCKROSE COURT, GILROY, CA 95020
T 408.201.2752 [email protected] WWW.KEITHHIGGINSTE.COM Keith Higgins
Traffic Engineer
July 3, 2024
Ryan Aeschliman
Project Manager
Esperanza Carmel
7th Ave 2 NW of Lincoln
Carmel-by-the-Sea, CA 93923
Re: JB Pastor Building Trip Generation and Vehicle-Miles-Traveled Study, Dolores, 2nd SE of 7th, Carmelby-the-Sea, California Dear Ryan,
Per your request, this is a traffic study for the proposed JB Pastor Building (Project), located at Dolores Street, 2nd Southeast, Carmel-by-the-Sea, California (City). The Project site is currently occupied by a total of about 2,292 gross square feet of commercial floor area and one residential unit. The Project will have a total of about 6,541 gross square feet of commercial floor area including the existing 692 net square-foot fine dining restaurant floor space in Unit 107 and8 multifamily dwelling units.

The currently proposed site and floor plans are provided in Attachment A, which also includes a Project location map is included on the first page. A demolition plan is provided as Attachment B, which indicates the existing community building, which is the location of the existing wine tasting room that will remain. It also depicts the two existing buildings along the south property line that will be removed. A tabular summary of Project components is included as Attachment C.

This study includes the following.

1. An estimate of Project trip generation and qualitative discussion of its effect on nearby traffic operations. Trip generation is estimated for the proposed project based on trip generation rates in the ITE Manual. The ITE Manual is the standard source of trip generation data used throughout the traffic engineering and transportation planning industry.

2. A Vehicle-Miles-Traveled (VMT) evaluation is included as well, which is required per the latest California Environmental Quality Act (CEQA) regulations.

A. PROJECT TRIP GENERATION
Attachment D provides a tabular summary of the traffic anticipated to be generated by each component of the Project, as summarized in the following discussion. These are based on trip generation rates ATTACHMENT 10

Ryan Aeschliman
July 3, 2024
2 provided in "Trip Generation Manual," Institute of Transportation Engineers (ITE), 11th Edition, 2021, tabulated on Attachment

1. Proposed Project trip generation is estimated to include the following, as tabulated on Attachment D, Section B.
a. Retail Commercial - The Project’s retail spaces, which are assumed to include Units 101 through 106, will generate about 366 gross daily trips with 17 during the AM peak hour and 39 during the PM peak hour. According to the “Trip Generation Manual,” Institute of Transportation Engineers (ITE), 11th Edition, 2021, an average of about 34% of retail trips are captured from traffic already passing the Project to and from a primary destination. The resulting net retail trips represent an increase in traffic on the nearby street system of about 242 daily trips with 11 during the AM peak hour and 26 during the PM peak hour. b. Fine Dining Restaurant - The existing fine dining restaurant floor area will remain as Unit 107. It is estimated to continue to generate about 66 gross daily trips with 1 during the AM peak hour and 6 during the PM peak hour. According to the “Trip Generation Manual,” Institute of Transportation Engineers (ITE), 11th Edition, 2021, an average of about 44% of fine dining restaurant trips are captured from traffic already passing the Project. The Fine Dining Restaurant net trip generation is therefore estimated to total about 37 daily trips with 1 during the AM peak hour and 3 during the PM peak hour.
c. Multi-family Housing - The eight multi-family housing units in Units 2A through 2H will generate a total of about 54 daily trips with 53 during the AM peak hour and 4 during the PM peak hour. An internal trip allowance of 10% is applied to the residential component of the Project because a portion of the Project will offer onsite residential trip attractions such as retail and food service. Residents will also walk to and from the large variety of other commercial uses within walking distance in downtown Carmel. The net residential trip generation estimate includes about 49 daily trips with 2 during the AM peak hour and 5 during the PM peak hour.
d. The entire proposed Project is expected to generate a gross total of about 486 daily trips with 21 during the AM peak hour and 49 during the PM peak hour. The net increase in traffic on the nearby street system is expected to total about 328 daily trips with 15 during the AM peak hour and 33 during the PM peak hour.

2. Existing development on the Project site is estimated to generate about 112 daily trips with 6 in the AM peak hour and 11 during the PM peak hour, as tabulated on Attachment D, Section C.

3. As tabulated on Attachment D, Section D, the Project will generate about 374 more gross daily trips including about 15 AM peak hour trips and 38 PM peak hour trips than the previous use. Its increase in net trips, when accounting for trips to and from the Project ATTACHMENT 10

Ryan Aeschliman
July 3, 2024
3 already on the adjacent street system, is estimated to total about 216 daily trips with 9 in the AM peak hour and 22 in the PM peak hour.

B. PROJECT EFFECT ON NEARBY TRAFFIC OPERATIONS
Net Project trips represent a frequency of about one vehicle every six minutes in the AM peak hour and less than one vehicle every two minutes in the PM peak hour. The low frequency of Project trips will have a minimal effect on traffic operations in downtown Carmel.

The above estimates may be conservative. The Project’s net increase in traffic on the nearby streets in greater downtown Carmel is likely to be much less. This is because the Project’s location is conducive to walking to and from nearby residential areas and complementary commercial and employment uses in downtown Carmel. The “Trip Generation Handbook,” Institute of Transportation Engineers, 3rd Edition, September 2017, Chapter 7, Trip Generation for Urban Infill/Redevelopment, page 65, recognizes this. It states, “The current Trip Generation Manual data volumes do not reflect trip generation at urban infill sites. Redevelopment in built out areas and new development in areas that are almost fully built out often results in fewer vehicle trips generated than would result in suburban and outlying locations. These effects may be the result of modal shifts:
• More walking (because of closer proximity of complementary uses). • More transit ridership (because of convenient, frequent transit service). • More bicycling (because of bicycle facilities that improve safety or reduce travel time). • Higher vehicle occupancy (because of more carpooling that results from overall traffic congestion, preferential treatments along roadway network, or parking pricing-or limited parking supply).” Most of the above characteristics are present in downtown Carmel and therefore applicable to this project.

C. PROJECT VEHICLE-MILES-TRAVELED
As required by California SB 743, vehicle-miles-travelled (VMT) has recently replaced level of service in the evaluation of environmental impacts under CEQA. Carmel-by-the-Sea has not adopted a VMT policy which would include a methodology for performing this analysis. This analysis is therefore based on the “Technical Advisory on Evaluating Transportation Impacts in CEQA,” State of California Governor’s Office of Planning and Research, December 2018 (OPR Guidelines), which provides implementation guidance for SB 743 for evaluating development proposals. This is consistent with the policies adopted by other nearby agencies including the City of Monterey, Santa Cruz County, and Caltrans. Monterey County is in the process of adopting a VMT policy and evaluation methodology nearly identical to these other agencies.

The OPR Guidelines include criteria for determining if development proposals will require further VMT analysis or if the proposal is below significance thresholds and exempt from additional analysis. The OPR Guidelines, page 17, states, “Lead agencies can evaluate each component of a mixed-use project independently and apply the significance threshold for each project type included (e.g., residential and ATTACHMENT 10

Ryan Aeschliman
July 3, 2024
4 retail). Alternatively, a lead agency may consider only the project’s dominant use. In the analysis of each use, a project should take credit for internal capture. Combining different land uses and applying one threshold to those land uses may result in an inaccurate impact assessment.” The two main components of the project, residential and commercial (retail), are therefore analyzed separately, as described below.

1. Multi-Family Housing
a. Residential Significance Criterion - The OPR Guidelines, page 12, states, “Many local agencies have developed screening thresholds to indicate when detailed analysis is needed.

Absent substantial evidence indicating that a project would generate a potentially significant level of VMT, or inconsistency with a Sustainable Communities Strategy (SCS) or general plan, projects that generate or attract fewer than 110 trips per day generally may be assumed to cause a less-than-significant transportation impact. b. Residential VMT Analysis - The 8 multi-family housing units are estimated to generate about 54 gross daily trips, which is below the 110 trips per day significance threshold. This component of the Project will have a less-than-significant VMT impact.

2. Retail Uses (Variety Stores and Restaurant)
a. Retail Significance Criterion - The OPR Guidelines, pages 16-17, states, “Many cities and counties define local-serving and regional-serving retail in their zoning codes. Lead agencies may refer to those local definitions when available, but should also consider any projectspecific information, such as market studies or economic impacts analyses that might bear on customers’ travel behavior. Because lead agencies will best understand their own communities and the likely travel behaviors of future project users, they are likely in the best position to decide when a project will likely be local-serving. Generally, however, retail development including stores larger than 50,000 square feet might be considered regionalserving, and so lead agencies should undertake an analysis to determine whether the project might increase or decrease VMT.”
b. Retail VMT Analysis – The retail component of the Project will include a total increase of about 6,541 net square feet of floor area. The overall floor area is far below the 50,000 square-foot threshold considered to be regional serving that would potentially result in a significant VMT impact. The types of uses anticipated in the Project will serve local clientele and visitors. The retail component of the Project will have a less-than-significant VMT impact.

If you have any questions regarding this analysis or need additional information, please do not hesitate to contact me at your convenience. Thank you for the opportunity to assist you.

Respectfully submitted,
Keith B. Higgins, PE, TE
Attachments
ATTACHMENT 10

Attachment A
Project Site and Floor Plans
ATTACHMENT 10

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Attachment B
Project Demolition Plan
ATTACHMENT 10

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Attachment C
Project Land Use
Tabular Summary
ATTACHMENT 10

JB Pastor - Unit Matrix
Unit SF Notes
101 784
102 820
103 794
104 1,546
105 595 458 SF of enclosed space, 137 outdoor patio.
106 501
107 692
This is an existing building & it will remain. Currently used for by the 7th and Dolores restaurant.

Total 5,732
Unit SF Notes
basement 167 Men's Restroom
basement 189 Women's Restroom
basement 58 Elevator
basement 40 Elevator Machine Room
basement 156 MEP
basement 181 Lobby
basement 18 Janitor
Total 809
Unit SF Notes Terrace? Bed Bath
2A 1,714 Yes 2 1
2B 843 No 1 1
2C 669 No 1 1
2D 1,228 Yes 2 1
2E 551 No 1 1
2F 551 No 1 1
2G 1,117 Yes 2 1
2H 570 No 1 1
Total 7,243
Unit SF Notes
Unit A 600 Bureau Vintage Property Management - 1-Story Building Unit B 1600 Signature Day Spa - 1st Floor
Unit C 1600 Residential Tenant - 2nd Floor
*Note - Commercial Unit 107 above is an existing building which will remain.

Commercial Unit Matrix
Basement (MEP and Restrooms)
Residential Matrix
Currently existing onsite and will be demolished
ATTACHMENT 10

DAILY PEAK % PEAK %
TRIP HOUR OF % % HOUR OF % %
Institute of Transportation Engineers (ITE) Land Uses RATE RATE ADT IN OUT RATE ADT IN OUT

6.74 0.40 6% 24% 76% 0.51 8% 63% 37%

2. Small Office (per 1,000 sq. ft.) 14.39 1.67 12% 82% 18% 2.16 15% 34% 66%

3. Variety Store (per 1,000 sq. ft.) 63.66 3.04 5% 55% 45% 6.70 11% 51% 49%

4. Hair Salon 15.125 1.21 8% 83% 17% 1.45 10% 17% 83%

5. Fine Dining Restaurant 83.84 0.73 1% 70% 30% 7.80 9% 67% 33%

6. Basement Storage Areas - Prorated to Variety Store and Restaurant B1. Proposed Non-Residential Land Use Summary
Unit Land Use
101 Variety Store 784 sq. ft. 895 sq. ft.
102 Variety Store 820 sq. ft. 936 sq. ft.
103 Variety Store 794 sq. ft. 906 sq. ft.
104 Variety Store 1,546 sq. ft. 1,764 sq. ft.
105 Variety Store 595 sq. ft. 679 sq. ft.
106 Variety Store 501 sq. ft. 572 sq. ft.
107 Fine Dining Restaurant 692 sq. ft. 790 sq. ft.

Total Net Floor Area 5,732 sq. ft.

Basement 809 sq. ft.

Total Gross Floor Area 6,541 sq. ft.

B2. Proposed Non-Residential Trip Generation
10t through 106 Variety Store - Gross Trips 5,751 sq. ft. 366 17 5% 9 8 39 11% 20 19 - Net Trips (34% Pass-by) 242 11 5% 6 5 26 11% 13 13
107 Fine Dining Restaurant - Gross Trips 790 sq. ft. 66 1 2% 1 0 6 9% 4 2 - Net Trips (44% Pass-by) 37 1 3% 1 0 3 8% 2 1
a. Proposed Project Non-Residential Gross Trips 6,541 sq. ft. 432 18 4% 10 8 45 10% 24 21 b. Proposed Project Non-Residential Net Trips 279 12 4% 7 5 29 10% 15 14 B3. Proposed Residential Trip Generation
2A thru 2H Multi-Family Residential - Gross Trips 8 Units 54 3 6% 1 2 4 7% 3 1 - Net Trips (10% Internal) 49 3 6% 1 2 4 8% 2 1
B4. PROPOSED PROJECT TOTAL TRIP GENERATION
a. Gross Trips 486 21 4% 11 10 49 10% 27 22
b. Net Trips 328 15 4% 8 7 33 10% 17 15
PEAK % PEAK %

PROJECT DAILY HOUR OF TRIPS TRIPS HOUR OF TRIPS TRIPS

EXISTING USES SIZE TRIPS TRIPS ADT IN OUT TRIPS ADT IN OUT

1. Unit 107 - Existing Fine Dining Restaurant 692 sq. ft. 58 1 2% 1 0 5 9% 3 2

2. Unit A - Bureau Vintage Property Management (Small Office) 1,600 sq. ft. 23 3 13% 2 1 3 13% 1 2

3. Unit B - Signature Day Spa - 1st Floor (Hair Salon) 1,600 sq. ft. 24 2 8% 2 0 2 8% 0 2

4. Unit C - Residential Tenant - 2nd Floor 1 Unit 7 0 0% 0 0 1 14% 1 0 Existing Project Non-Residential Gross and Net Trips 2,292 sq. ft. 112 6 5% 5 1 11 10% 5 6 Total Proposed Trips minus Existing Trips
a. Gross Trips 374 15 4% 6 9 38 10% 22 16
b. Net Trips 216 9 4% 3 6 22 10% 12 9
Notes:

1. Trip generation rates are referenced from "Trip Generation Manual," Institute of Transportation Engineers (ITE), 11th Edition, 2021.

2. Trip generation rates are based on gross floor area, including storage, halls, restrooms, mechanical spaces, etc.

3. Gross Trips are total driveway trips including vehicles already passing by the site. Net trips are new trips on adjacent streets.

4. Passby rates are referenced from "Trip Generation Handbook," Institute of Transportation Engineers (ITE), 3rd Edition, 2017.

5. sq. ft. = square feet

6. Basement Storage Area - Prorated and added to Variety Stores Indoor Space to estimate gross floor areas. 220
N.A.

B. PROPOSED PROJECT TRIP GENERATION

1. Multi-Family Housing (per dwelling unit)
712
931
814

AM PEAK HOUR PM PEAK HOUR
D. PROJECT TRIP GENERATION INCREASE ABOVE EXISTING
C. EXISTING SITE TRIP GENERATION

WEEKDAY

AM PEAK HOUR PM PEAK HOUR
Net Floor Area Gross Floor
Area
931
712
918

LAND USE
CODE
ITE

LAND USE
CODE
918
A. TRIP GENERATION RATES

WEEKDAY
Keith Higgins
Traffic Engineer
Attachment D
Project Trip Generation
ATTACHMENT 10

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ATTACHMENT
11a

LEGEND ABBREVIATIONS

DOLORES STREET
81003.61' CP 8 /MAG SHINER 8" Tree (6' canopy) 1003.09' SIGN 1003.09' GUY 1003.05' GUY 1002.98' JOINT UTILITY POLE SCO 1002.82' SCO 1002.59' SIGN-"Parking" 1002.52' 24" Pine (15' canopy) W
SO 1002.41' WV
W
SO 1002.41' WV
S O
W 1003.59' ICV Roof Peak Elev = 1024.26' SCO1003.49' SCO MH 1003.58' MH-GREASE TRAP MH 1003.67' MH-GREASE TRAP 1003.89' SIGN S O
W1003.92' ICV
S O
W 1003.91' ICV Roof Peak Elev = 1034.21' S00° 00' 00"W 160.00' R1 N90° 00' 00"W 100.00' R1 1002'
1003'
1002'
1003'
1001'
1002'
1004'
1004'
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1004'
1004'
1004'
1002'
1003'
1003'
1002'
1003' 2-STORY COMMERCIAL %UIL'ING 'RIVEWAY ACCESS
D

Y H MH SCO SSMH S O
W
1 1 SHEET SHEET OF
DRAWN BY :

DESIGNED BY :

DATE:

LAST REVISED:

REVISED BY:

PJM
N/A
12/21/18
SCALE: 1" = 8'
JOB NUMBER: 19-47
PREPARED FOR:

INTERNATIONAL DESIGN
GROUP, INC.
721 LIGHTHOUSE AVE

PACIFIC GROVE, CA

TOPOGRAPHIC SURVEY
DOLORES, 2SE OF 7TH
LOTS 6, 8, & 10
CARMEL-BY-THE-SEA 7/27/20
CJS
ATTACHMENT 11a

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ATTACHMENT 11a

/#55+0) 567&; # &1.14'50&5' 1(6* %#4/'.%#  ,$2#5614 $7+.&+0) STREET ELEVATION VIEW BETWEEN 7TH AND 8TH AVENUE STREET PERSPECTIVE BETWEEN 7TH AND 8TH AVENUE LOOKING FROM NORTH TO SOUTH STREET PERSPECTIVE BETWEEN 7TH AND 8TH AVENUE LOOKING FROM SOUTH TO NORTH ATTACHMENT 11a

&1.14'50&5' 1(6* %#4/'.%#  ,$2#5614 $7+.&+0) %1.14 /#6'4+#. 5#/2.'5 # (Ä/+55+1056;.'%#2 2#0%.#;6+.'411(6;2 *Ä.+)*6(+:674'5Ä6;2 $7+.&+0)Ä#%%'065 -Ä.+/'5610'6+.' ,Ä615%#0#%#/$4+&)'%1$$.'5610' %10%4'6'2#8'45$;$'.)#4&14'37#. +Ä2.#06'4%'4#/+%6+.' %Ä2#+06'&+4104#+.+0)5$410<'%1.14Ä6;2 1Ä41/#056;.'%#2 2#0%.#;6+.'411($7+.&+0)Ä #Ä5+/7.#6'&.+/'5610'5744170&5 #%%'065 )Ä2#+0659#6%*Ä6;2 /Ä2#+0659#6%*Ä $7+.&+0)Ä &Ä&114 9+0&19%1.14Ä6;2 .Ä&114 9+0&19%1.14Ä $7+.&+0)Ä $Ä/'6#.%.#&':6'4+14&1145 9+0&195Ä6;2 'Ä*#.(Ä4170&2#+06'& )#.8#0+<'&)766'45 &190521765 0Ä':6'4+144#0&1/ 5610'8'0''4 $7+.&+0)Ä ATTACHMENT 11a

&1.14'50&5' 1(6* %#4/'.%#  ,$2#5614 $7+.&+0) +052+4#6+10 +/#)'5 # 411(+052+4#6+10 $#.%10;+052+4#6+105 2#4#2'6+052+4#6+10 ATTACHMENT 11a

&1.14'50&5' 1(6* %#4/'.%#  ,$2#5614 $7+.&+0) +052+4#6+10 +/#)'5 56#+4+052+4#6+10 # +052+4#6+10+/#)'5 5610'+052+4#6+10 ATTACHMENT 11a

SCO
SCO
SCO




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



CARMEL

BY THE SEA
2/12/25
ATTACHMENT 11b

SCO
SCO
SCO




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



2/12/25
ATTACHMENT 11b

990
995
1000
1005
1010
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1000
1005
1010
995
1000
1005
1010
2/12/25
ATTACHMENT 11b

990
995
1000
1005
1010
990
995
1000
1005
1010
995
1000
1005
1010
2/12/25
ATTACHMENT 11b

SCO
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SCO

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

2/12/25
ATTACHMENT 11b

SCO
SCO
SCO
2/12/25
ATTACHMENT 11b

SCO
SCO
SCO

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SCO
SCO
SCO
2/12/25
ATTACHMENT 11b

SCO
SCOSCO



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

TRASH

RECYCLE
2/12/25
ATTACHMENT 11b

SCO
SCOSCO
CARMEL

BY THE SEA
TRUCK TRIP GENERATION CHART:

TRUCK TRIP GENERATION NOTES:

1. TRUCK TRIPS FOR THE GRADING/SOIL REMOVAL IS BASED UPON 20 CUBIC YARDS PER TRUCKLOAD WITH AN AVERAGE OF 8 TRUCK LOADS PER DAY.

2. THERE ARE 1,440 C.Y. OF SURPLUS SOIL MATERIAL THAT WILL BE EXPORTED OFF THE SITE.

3. GRADING OPERATIONS SHALL TAKE APPROXIMATELY 10 WORKING DAYS TO COMPLETE.

4. THE AMOUNT OF GRADING PER DAY WILL VARY, THE AVERAGE BETWEEN 120 & 180 CUBIC YARDS.

EARTHWORK QUANTITIES PER CIVIL ENGINEERING PLANS BY LANDSET ENGINEERS, INC.:
1,445 CY CUT
5 CY FILL
CONSTRUCTION STAGING:

DEMOLISH EXISTING HARDSCAPE AND OFFHAUL DEBRIS: EXISTING DRIVEWAY TO BE USED FOR EQUIPMENT STAGING AND TEMPORARY STOCKPILE AREA.

PERFORM GRADING, CONSTRUCT STRUCTURES, AND INSTALL UNDERGROUND UTILITIES: PROPOSED PARKING AREA TO BE USED FOR MATERIAL AND EQUIPMENT STAGING.

INSTALL NEW PAVERS DRIVEWAY AND LANDSCAPING.

SEE ARCHITECTURAL AND CIVIL PLANS FOR EROSION CONTROL AND DEMOLITION NOTES.

CONSTRUCTION EQUIPMENT AND MATERIALS SHALL NOT BE STAGED ON DOLORES STREET AT ANY TIME DURING CONSTRUCTION. MATERIAL DELIVERIES SHALL BE SCHEDULED SUCH THAT THEY ARE USED PROMPTLY, AND MATERIAL STORAGE IS MINIMIZED. ALL CONSTRUCTION EQUIPMENT AND MATERIALS SHALL BE STORED IN A DESIGNATED AREA ON THE SUBJECT PROPERTY.

HAUL ROUTES:

THE HAUL ROUTE TO THE SITE IS FROM HIGHWAY 1 TO OCEAN AVENUE TO DOLORES STREET. (HAUL TRUCKS EXIT IN THE SAME FASHION.) VEHICLES SHALL NOT BE LEFT UNATTENDED WHILE IN QUEUE (IF NECESSARY) ON DOLORES STREET. CONTRACTOR TO ENSURE THAT HEIGHT RESTRICTIONS WITHIN THE DRIVEWAY AREA SHALL BE ADDRESSED BEFORE CONSTRUCTION VEHICLES ENTER THE SITE. SEE DETAILS B AND C, TRUCK ROUTING PLANS.

MATERIAL DELIVERIES:

IN THE EVENT THAT MATERIAL DELIVERIES CAUSE ANY STREETS ALONG THE HAUL ROUTE TO BE PARTIALLY BLOCKED

BY DELIVERY TRUCKS OR LOADING/UNLOADING OPERATIONS, A FLAGMAN SHALL BE PRESENT TO DIRECT TRAFFIC AROUND THE LANE OBSTRUCTION. THE FLAGMAN SHALL BE PRESENT AT ALL TIMES DURING WHICH DELIVERY/ CONSTRUCTION OPERATIONS MAY IMPACT TRAFFIC ON THE HAUL ROUTE AND SURROUNDING STREETS.

EMPLOYEE PARKING:

LIMITED EMPLOYEE PARKING ON-SITE. EMPLOYEES SHALL USE PUBLIC PARKING LOTS (SEE LOCATION DETAIL) AND CARPOOL TO JOBSITE IF POSSIBLE. ON-SITE PARKING SHALL BE IN LEGAL SPACES ALONG DOLORES STREET, OBEYING ALL PARKING LAWS. PARKING IS PROHIBITED IN ALL NATURAL AREAS WHICH ARE NOT CURRENTLY PAVED OR GRAVEL.

LIMITS OF CONSTRUCTION: ALL CONSTRUCTION SHALL TAKE PLACE WITHIN THE BORDER AS SHOWN. EXISTING

CYPRESS, PINE, AND OAK TREES LOCATED WITHIN THE LIMITS SHOWN SHALL BE SURROUNDED BY ORANGE PROTECTIVE FENCING (SEE DETAIL).

NUMBER OF EMPLOYEES/DAY: 6-10
HOURS OF OPERATION/DAY: 8
PROJECT SCHEDULING: PROJECTED START DATE 20 MARCH 20254, 10 WORKING DAYS TO COMPLETE GRADING, MONDAY THRU FRIDAY, 8:00 A.M. - 4:30 P.M. TOTAL PROJECT DURATION IS APPROXIMATELY 20 MONTHS.
2/12/25
ATTACHMENT 11b

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CAR TUM Carex tumulicola Foothill Sedge 7 1 gal Low
CON MAU Convolvulus mauritanicus Ground Morning Glory 12 1 gal Low CUP MAC Cupressus macrocarpa Monterey Cypress 1 5 gal Low LAV HID /DYDQGXOD¶Hidcote Superior· Hidcote Supereor 55 1 gal Low LOM LON Lomandra longifolia¶%UHH]H· Dwarf Mat Rush 49 5 gal Low OLE EUR 2OHDHXURSHD¶0DMHVWLF%HDXW\· Majestic Beauty Fruitless Olive 3 15 gal Low OLE MON 2OHDHXURSHD¶0RQWUD· Little Ollie 22 5 gal Low OLE SWA 2OHDHXURSHD¶6ZDQ+LOO· Swan Hill Fruitless Olive - columnar 22 15 gal Low SAL OFF Salvia ofÀcinalis Garden Sage 37 5 gal Low
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ATTACHMENT 11b

E0.1
SYMBOLS, ABBREVS.,

LIGHT FIXTURE

SCHEDULE, CODES &

SHEET INDEX

TYPE DESCRIPTION LAMPS MANUFACTURER

LIGHT FIXTURE SCHEDULE
FIXTURE NOTES:

1. ALL LED LIGHT FIXTURE DRIVERS SHALL BE ELECTRONIC TYPE, 10% TOTAL HARMONIC DISTORTION MAXIMUM.

2. ALL LED LIGHT MODULES SHALL BE ENERGY SAVING 3000° K, 80 CRI MINIMUM, U.O.N. (SEE SPECIFICATIONS FOR MORE INFORMATION).

3. ALL LED DRIVERS (AND ASSOC. FIXTS.) SHALL HAVE MANUFACTURER'S CERTIFICATION OF COMPLIANCE WITH

CALIFORNIA ENERGY COMMISSION STANDARDS AND REQUIREMENTS, WHERE SUCH ARE USED IN CONDITIONED SPACES.

4. EXIT SIGNS , EMERGENCY LIGHTS AND LIGHT FIXTURES WITH EMERGENCY BATTERY BACK-UP SHALL SUPPLY A MINIMUM DURATION OF 90 MINUTES OF POWER IN THE EVENT OF A POWER OUTAGE/FAILURE.

5. ALL RECESSED LIGHT FIXTURES SHALL BE U.L. APPROVED FOR ZERO CLEARANCE INSULATION COVER WHEN INSTALLED IN INSULATED CEILINGS.

APPLICABLE CODES & STANDARDS
CODES:

1. 2022 CALIFORNIA ADMINISTRATIVE CODE C.A.C., PART 1, TITLE 24, C.C.R.

2. 2022 CALIFORNIA BUILDING CODE (CBC) C.C.R., TITLE 24, VOL. 1 & 2 BASED ON THE 2021 INTERNATIONAL BUILDING CODE (IBC) WITH CALIFORNIA AMENDMENTS.

3. 2022 CALIFORNIA RESIDENTIAL CODE C.C.R., TITLE 24, PART 2.5 BASED ON THE 2021 INTERNATIONAL RESIDENTIAL CODE WITH CALIFORNIA AMENDMENTS.

4. 2022 CALIFORNIA ELECTRICAL CODE (CEC) C.C.R., TITLE 24, PART 3 BASED ON THE 2020 NATIONAL ELECTRICAL CODE (NEC) WITH CALIFORNIA AMENDMENTS.

5. 2022 CALIFORNIA MECHANICAL CODE (CMC) C.C.R., TITLE 24, PART 4 BASED ON THE 2021 UNIFORM MECHANICAL CODE (UMC) WITH CALIFORNIA AMENDMENTS.

6. 2022 CALIFORNIA PLUMBING CODE (CPC) C.C.R., TITLE 24, PART 5 BASED ON THE 2021 UNIFORM PLUMBING CODE (UPC) WITH CALIFORNIA AMENDMENTS.

7. 2022 CALIFORNIA ENERGY CODE C.C.R., TITLE 24, PART 6.

8. 2022 CALIFORNIA FIRE CODE (CFC) C.C.R., TITLE 24, PART 9 BASED ON THE 2021 INTERNATIONAL FIRE CODE (IFC) WITH CALIFORNIA AMENDMENTS.

9. 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE C.C.R., TITLE 24, PART 11.

10. 2022 CALIFORNIA REFERENCED STANDARDS CODE C.C.R., TITLE 24, PART 12.

11. TITLE 19 C.C.R., PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONS.

12. NATIONAL FIRE ALARM CODE (NFPA 72) 2022.

13. CITY OF CARMEL BY THE SEA ORDINANCES, CODES, AND REGULATIONS.

STANDARDS:

1. AMERICAN NATIONAL STANDARDS INSTITUTE (ANSI)

2. ELECTRONICS INDUSTRIES ASSOCIATION (EIA)

3. INSTITUTE OF ELECTRICAL AND ELECTRONIC ENGINEERS (IEEE)

4. NATIONAL ELECTRICAL MANUFACTURERS ASSOCIATION (NEMA)

5. NATIONAL ELECTRICAL TESTING ASSOCIATION (NETA)

6. UNDERWRITER LABORATORIES (UL)

7. CALIFORNIA OCCUPATIONAL SAFETY AND HEALTH ACT STANDARDS (CAL/OSHA)

HALF SWITCHED DUPLEX RECEPTACLE

INSTALLATION

RECEPTACLE - DUPLEX

FLOOR MOUNTED DUPLEX RECEPTACLE
J

PANELBOARD - FLUSH MOUNTED

SIZE PER CODE, TAPE AND TAG WIRES

PANELBOARD - SURFACE MOUNTED

EQUIPMENT PANEL - SURFACE MOUNTED

EQUIPMENT PANEL - FLUSH MOUNTED

METER W/ CURRENT TRANSFORMER

INTERIOR SPEAKERS CEILING MOUNTED

TV OUTLET

VOICE/DATA OUTLET - FLOOR MOUNTED

JUNCTION BOX - CEILING OR WALL MOUNTED,

GFCI CONVENIENCE RECEPTACLE - DUPLEX

DUPLEX RECEPTACLE MOUNTED ABOVE COUNTER -

FIELD VERIFY HEIGHT

POWER OUTLET - SEE PLANS FOR NEMA TYPE

RECEPTACLE DOUBLE DUPLEX

VOICE/DATA WALL OUTLET

WALL TELEPHONE OUTLET
CLOCK +8'-0" AFF U.O.N. VERIFY BEFORE

PER EQUIPMENT MFGRS NAMEPLATE DATA

FUSED DISCONNECT SWITCH ELEMENT FUSES SIZED

GROUND ELECTRODE
NEMA 3R ENCLOSURE UNLESS OTHERWISE SPECIFIED

MAGNETIC STARTER - NEMA SIZE INDICATED

NON-FUSED DISCONNECT SWITCH

GROUND ROD WITH GROUNDWELL BOX

CIRCUIT BREAKER

NORMALLY CLOSED CONTACT

NORMALLY OPEN CONTACT

TRANSFORMER - SEE SINGLE LINE FOR SIZE

MOTOR CONNECTION
COMBINATION STARTER/FUSED DISCONNECT SWITCH;

DETAIL OR SECTION REFERENCE

SECURITY DOOR CONTACTS

PULLBOX
SYMBOLS & ABBREVIATIONS SHOWN ARE FOR GENERAL USE. DISREGARD THOSE WHICH DO NOT APPEAR ON THE PLANS.

DETAIL NOTE REFERENCE SYMBOL

SEE ASSOCIATED NOTE ON SAME DETAIL X

INTERIOR SPEAKERS WALL MOUNTED

M INDICATES QUANTITY OF DATA OUTLETS

INDICATES QUANTITY OF TELEPHONE OUTLETS
X
X
FXXX FEEDER DESIGNATION;

SEE ASSOCIATED NOTE ON SAME DETAIL

SINGLE RECEPTACLE

DUPLEX RECEPTACLE - CEILING MOUNTED

POWER POLE
FUSED DISCONNECT SWITCH; FUSED WITH

DUAL-ELEMENT FUSES SIZED PER EQUIPMENT

MFGR'S NAMEPLATE DATA

CCTV CAMERA

SECURITY MOTION DETECTOR

FLOOR MOUNTED BOX

DETAIL NUMBER

SHEET NUMBER

ELECTRICAL SYMBOLS & ABBREVIATIONS
*
*
*
*
*
*
*
*

SECURITY SYSTEM KEYPAD
S
S
C
KP
SC
MD

GFCI CONVENIENCE DUPLEX RECEPTACLE

MOUNTED ABOVE COUNTER - FIELD VERIFY HEIGHT
J

ABBREVIATIONS

LETTER INDICATES DUPLEX HALF

CONTROLLED RECEPTACLE
HC
*

LETTER INDICATES DUPLEX FULLY

CONTROLLED RECEPTACLE
C
*

SINGLE POLE SWITCH

FOUR WAY SWITCH

THREE WAY SWITCH

LIGHTING DIMMER

KEY OPERATED SWITCH

SINGLE POLE SWITCH,
a = CIRCUIT CONTROLLED

MANUAL MOTOR STARTER
3 a
4 K
M

S WALL OCCUPANCY SENSOR

LIGHTING CONTROL OCCUPANCY SENSOR

CORNER MOUNTED

S DOUBLE SWITCHED WALL OCCUPANCY
2 SENSOR *
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
S
S
S
S
S
S
S

DRC DIMMER ROOM CONTROLLER
DIGITAL DUAL TECHNOLOGY SS WALL OCC. SENSOR

DIGITAL MULTI SCENE S LIGHTING SWITCH

S DIGITAL ON/OFF SWITCH

S D DIGITAL DIMMER SWITCH
M#

PLUG LOAD CONTROLLER

ROOM LIGHTING CONTROLLER

LCP LIGHTING CONTROL PANEL

DL DIGITAL DAYLIGHT SENSOR

DIGITAL DUAL TECHNOLOGY
OCC. SENSOR
**
**

SEE SCHEDULE

SEE SCHEDULE

SEE SCHEDULE

EMERGENCY LIGHT

TRACK LIGHTING - SEE SCHEDULE

LUMINAIRE - RECESSED - SEE SCHEDULE

EXIT LIGHT - DIRECTIONAL ARROWS AS

INDICATED - SEE SCHEDULE

LUMINAIRE - POLE OR POST MOUNTED -

BOLLARD OR PATH LIGHT - SEE SCHEDULE

STRIP FLUORESCENT OR LED LUMINAIRE -

LUMINAIRE - SURFACE MOUNTED -

LUMINAIRE - WALL MOUNTED SEE SCHEDULE

FLUORESCENT OR LED LUMINAIRE -

EMERGENCY OR NIGHT LIGHT

RECESSED WALL WASHER

SEE SCHEDULE
**
**

DIMMING DUAL TECHNOLOGY
**
S
S 2

WALL SWITCH OCCUPANCY SENSOR
2-BUTTON DIMMING DUAL TECHNOLOGY
WALL SWITCH OCCUPANCY SENSOR **
CH

DOOR BELL PUSHBUTTON

DOOR CHIME WITH LED
RC
PC
**

WIRELESS ACCESS POINT (WAP) -

CEILING MOUNTED

WIRELESS ACCESS POINT (WAP) -

WALL MOUNTED - FIELD VERIFY HEIGHT

VOICE/DATA OUTLET MOUNTED ABOVE

COUNTER - FIELD VERIFY HEIGHT
[#]
[#]
[#]
SURFACE MOUNTED VOICE/DATA WALL OUTLET *

SURFACE MOUNTED VOICE/DATA OUTLET

MOUNTED ABOVE COUNTER - FIELD VERIFY HEIGHT
[#]
[#]
VOICE/DATA OUTLET - CEILING MOUNTED [#]

SHEET INDEX
E001 SYMBOLS, ABBREVIATIONS, LIGHT FIXTURE SCHEDULE,
CODES & SHEET INDEX.

E003 CALIFORNIA ENERGY COMPLIANCE TITLE 24
(BUILDING EXTERIOR).

E201 ELECTRICAL SITE PLAN.

E501 LIGHTING PLAN.

E502 PHOTOMETRIC STUDY.
#10
E
2 3

CONDUIT - UP

CONDUIT - DOWN

CONDUIT EMERGENCY SYSTEM

FLEX CONDUIT WITH CONNECTION

SURFACE METAL OR NON-METALLIC RACEWAY

CONDUIT - CONCEALED IN WALLS OR CEILING

CONDUIT - EXISTING

CONDUIT - BELOW SLAB OR
UNDERGROUND: 3/4"MIN.

CONDUIT CONTINUATION

CAPPED OR STUB-OUT CONDUIT

LV LOW VOLTAGE WIRING
SHEET NOTE REFERENCE SYMBOL;

SEE ASSOCIATED NOTE ON SAME SHEET
SCHEDULE SYMBOL; SEE ASSOCIATED

NOTE ON SAME SHEET

CONDUIT - HOME RUN TO PANEL, TERMINAL
CABINET, ETC. RUNS MARKED WITH
CROSSHATCHES INDICATE NUMBER OF #12
AWG WIRES WHEN MORE THAN TWO. SIZE

CONDUIT ACCORDING TO SPECIFICATIONS
AND APPLICABLE CODE. CROSS HATCHES

WITH NUMBER ADJACENT INDICATES WIRE
SIZE OTHER THAN #12 AWG.

ERMS

HT HEIGHT

INTERCOM
PANEL

LIGHTING

KILOWATT

KILOVOLT

JUNCTION BOX

LIGHTING CONTROL
KVA
LCP
LTG
JB
KW
KV

KILOVOLT AMPERES
IC

INCAND INCANDESCENT

IDF INTERMEDIATE

DISTRIBUTION FRAME
** +48" A.F.F. TO TOP OF BOX, U.O.N.
+15" A.F.F. TO BOTTOM OF BOX, U.O.N. *

PB PULL BOX

PA PUBLIC ADDRESS

CHLORIDE

POLYVINYL

REQUIRED
SHEET
SWITCH
PHASE
PANEL
PVC
PNL
REQD
SWBD
SHT
(R)
SW
PF
WITH
WATT
VOLT
UON
XFMR
W/
W
WP
V

TYP TYPICAL

MOUNTED

METAL HALIDE

THOUSAND

LOW VOLTAGE

CIRCULAR MILS

MAIN LUGS ONLY
NEW

NOT IN CONTRACT

ON CENTER

CONTRACT

NOT IN ELECTRICAL

MOUNTING

POWER FACTOR

SWITCHBOARD

UNLESS OTHERWISE NOTED

REQUIREMENT(S)

RELOCATE

TRANSFORMER

WEATHERPROOF
MTD
KCM
LV
MH
MLO
OC
NIEC
NIC
(N)
MTG

OFCI OWNER FURNACED

REQMT'S

MECH MECHANICAL

RECPT'S RECEPTACLES
(RP) REMOVABLE POLE

PWR POWER

UG UNDERGROUND

SLD SINGLE LINE DIAGRAM

OAH OVERALL HEIGHT

PIR PASSIVE INFRARED
PH

PV PHOTOVOLTAIC

TTB TELEPHONE TERMINAL

BACKBOARD

MDF MAIN DISTRIBUTION FRAME

MPOE MAIN POINT OF ENTRANCE

SYSTEMS TERMINATION

CABINET
STC
FUTURE

GROUND FAULT
GROUND

INTERRUPTING
GFCI
(F)
AFF
A

ABOVE FINISHED FLOOR
AMPERE
GND, G
AWG
ARCH
BKR
CB
C.O.

CLG
CTR
CKT
DIM
DIST
CL
(E)
C
EQUIP
FIN
FACP
FA
FL
EMT
FLOOR

METALLIC TUBING

CONTROL PANEL

EQUIPMENT

FIRE ALARM
FINISH

FIRE ALARM

AMERICAN WIRE

CIRCUIT BREAKER

BREAKER
GAUGE

DISTRIBUTION

CIRCUIT

CENTER LINE

CEILING

CONDUIT ONLY
CENTER

DIMENSION

EXISTING

ELECTRICAL

CONDUIT

ARCHITECT GRS GALVANIZED RIGID
STEEL

EM EMERGENCY

ALUM/AL ALUMINUM

FLUOR FLUORESCENT

GC GENERAL CONTRACTOR

CATV CABLE TV

CCTV CLOSED CIRCUIT TV

EC ELECTRICAL CONTRACTOR
GFI
(EL) EVENING LIGHT
NUMBER

NTS NOT TO SCALE
NO.
(NL) NIGHT LIGHT

NOM NOMINAL

D DIMMER

FC FOOT CANDLE

FLA FULL LOAD AMPS

MCA MINIMUM

CIRCUIT AMPS

MOCP MAXIMUM OVER

CURRENT PROTECTION

NUMBER IN BRACKETS DENOTES NUMBER
OF CABLE DROPS WHEN MORE THAN (2).
[#]

VD VOLTAGE DROP

EV ELECTRICAL VEHICLE
M.B. MAIN CIRCUIT BREAKER
ERMS

MAINTENANCE SWITCH

ENERGY REDUCTION

OH OVERHEAD

CONTRACTOR INSTALLED
X
X.XX






PACIFIC GROVE CA.
721 LIGHTHOUSE AVE
93950
PH
EMAIL
WEB
FAX
(831) 646-1261
[email protected]
(831) 646-1290
idg-inc.net
404 W. Franklin St. Suite 100 Monterey, CA 93940
T.831.646.3330 F.831.646.3336 www.acemb.com
Project No.

ONTEREY

NGINEERS

ONSULTING
E
M

AC URUM
BAY, INC.

These drawings are instruments of service and are the
property of AURUM CONSULTING ENGINEERS MONTEREY BAY,
INC. All designs and other information in the drawings are for use on the specified project and shall not be used
otherwise without the expressed written permission of AURUM CONSULTING ENGINEERS MONTEREY BAY, INC.
24-510.00
HL36A SERIES
HALO
1609 LUMEN

9.5W
XA 3000°K
3" DIA RECESSED LED DOWN LIGHT GALVANIZED STEEL
FRAME WITH MATTE BLACK INTERIOR PAINT. ICAT
RATED HOUSING, 40° BEAM SPREAD, 90 CRI, UNIVERSAL
VOLTAGE WITH ED010 DIMMING DRIVER TL3R TRIM
WITH MICRO PRISMATIC LENS.

LED
XB
XC
27064 SERIES WALL MOUNT

EVERGREEN LIGHTING
LED
40"x12.5"x16.125" WALL MOUNTED LED PENDANT 12W
FIXTURE. ALUMINUM WITH TEXTURED BRONZE
POWDER COAT FINISH, HONEY ONYX ACRYLIC LENS.
120/277 UNIVERSAL VOLTAGE, 0-10 VOLT DIMMING WITH
INTEGRAL BATTERY BACKUP.
2100 SERIES WALL SCONCE

EVERGREEN LIGHTING
LED
12"x6.5"x6.5" LED WALL SCONCE, FORMED STEEL 6W

HOUSING WITH TEXTURED BRONZE FINISH CLEAR
FROSTED GLASS LENS. 120/277 UNIVERSAL VOLTAGE,
0-10 VOLT DIMMING DARK SKY COMPLIANT.

ATTACHMENT 11b

E0.2






PACIFIC GROVE CA.
721 LIGHTHOUSE AVE
93950
PH
EMAIL
WEB
FAX
(831) 646-1261
[email protected]
(831) 646-1290
idg-inc.net
404 W. Franklin St. Suite 100 Monterey, CA 93940
T.831.646.3330 F.831.646.3336 www.acemb.com
Project No.

ONTEREY

NGINEERS

ONSULTING
E
M

AC URUM
BAY, INC.

These drawings are instruments of service and are the
property of AURUM CONSULTING ENGINEERS MONTEREY BAY,
INC. All designs and other information in the drawings are for use on the specified project and shall not be used
otherwise without the expressed written permission of AURUM CONSULTING ENGINEERS MONTEREY BAY, INC.
24-510.00

CALIFORNIA ENERGY
COMPLIANCE TITLE 24
(BUILDING

INTERIOR / EXTERIOR)
E17789 Exp: 06/30/26
831-646-3330
12/18/2024
Monterey, CA. 93940 831-646-3330
404 W. Franklin St., Suite 100
Monterey, CA. 93940
404 W. Franklin St., Suite 100
Dolores, 2nd. SE of 7th., Carmel, CA. 93921
12/18/2024
ATTACHMENT 11b

E2.1






PACIFIC GROVE CA.
721 LIGHTHOUSE AVE
93950
PH
EMAIL
WEB
FAX
(831) 646-1261
[email protected]
(831) 646-1290
idg-inc.net
404 W. Franklin St. Suite 100 Monterey, CA 93940
T.831.646.3330 F.831.646.3336 www.acemb.com
Project No.

ONTEREY

NGINEERS

ONSULTING
E
M

AC URUM
BAY, INC.

These drawings are instruments of service and are the
property of AURUM CONSULTING ENGINEERS MONTEREY BAY,
INC. All designs and other information in the drawings are for use on the specified project and shall not be used
otherwise without the expressed written permission of AURUM CONSULTING ENGINEERS MONTEREY BAY, INC.
24-510.00

ELECTRICAL SITE PLAN
8' 0' 2' 4' 6' 8'
NORTH
SCALE: 1/8"=1'-0"
SCO
SCO
SCO
SCO





    



 









ATTACHMENT 11b

E5.1






PACIFIC GROVE CA.
721 LIGHTHOUSE AVE
93950
PH
EMAIL
WEB
FAX
(831) 646-1261
[email protected]
(831) 646-1290
idg-inc.net
404 W. Franklin St. Suite 100 Monterey, CA 93940
T.831.646.3330 F.831.646.3336 www.acemb.com
Project No.

ONTEREY

NGINEERS

ONSULTING
E
M

AC URUM
BAY, INC.

These drawings are instruments of service and are the
property of AURUM CONSULTING ENGINEERS MONTEREY BAY,
INC. All designs and other information in the drawings are for use on the specified project and shall not be used
otherwise without the expressed written permission of AURUM CONSULTING ENGINEERS MONTEREY BAY, INC.
24-510.00

LIGHTING PLAN
8' 0' 2' 4' 6' 8'
NORTH
SCALE: 1/8"=1'-0"
TYP. FIXTURE
TYPE "XA"
XB
XB
XC XC

XC XC XC XC
XB
XB
XB
XB
ATTACHMENT 11b

E5.2






PACIFIC GROVE CA.
721 LIGHTHOUSE AVE
93950
PH
EMAIL
WEB
FAX
(831) 646-1261
[email protected]
(831) 646-1290
idg-inc.net
404 W. Franklin St. Suite 100 Monterey, CA 93940
T.831.646.3330 F.831.646.3336 www.acemb.com
Project No.

ONTEREY

NGINEERS

ONSULTING
E
M

AC URUM
BAY, INC.

These drawings are instruments of service and are the
property of AURUM CONSULTING ENGINEERS MONTEREY BAY,
INC. All designs and other information in the drawings are for use on the specified project and shall not be used
otherwise without the expressed written permission of AURUM CONSULTING ENGINEERS MONTEREY BAY, INC.
24-510.00

PHOTOMETRIC STUDY
8' 0' 2' 4' 6' 8'
NORTH
SCALE: 1/8"=1'-0"
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
Calc Zone #1 2.2 fc 13.1 fc 0.0 fc N/A N/A
Schedule
Symbol Label QTY Manufacturer Catalog Description Number Lamps
Lamp
Output LLF Input Power
XA
24 COOPER LIGHTING

SOLUTIONS - HALO
(FORMERLY EATON)
HL36A10WFL930ED010T
L3RMW
HL3 10W Round, Wide Flood optic with
conical trim, No Lens, Matte White
1 843 0.89 9.5
XB
6 EVERGREEN LIGHTING POM2211C24-12LEDTBR-HO-EMR-27KLED LANTERN SCROLL ARM MOUNT UNIT.

HONEY ONYX ACRYLIC LENS. OPEN
BOTTOM 12 WATTS
1 840 0.89 12
XC
6 EVERGREEN LIGHTING 2100-6LED ARCHITECTURAL BARCELONA SCONCE

WITH FORWARD THROW DISTRIBUTION

WITH CLEAR FROSTED ACRYLIC LENS

MEETS THE 'NIGHTTIME FRIENDLY'

CRITERIA
1 600 0.89 6

0.0 7.5

1.1 1.9

2.7 2.8

1.8 1.0

0.5 0.2

0.1 0.0

0.0 2.6

3.7 3.7

2.2 1.2

0.6 0.3

0.1 0.0

0.0 2.8

4.0 3.9

2.3 1.2

0.6 0.3

0.1 0.0

0.0 3.1

4.4 4.4

2.7 1.5

0.8 0.3

0.1 0.0

0.0 3.0

4.1 4.3

2.9 1.7

0.8 0.4

0.1 0.0

0.0 3.1

4.3 4.4

2.9 1.7

0.9 0.4

0.1 0.0

0.0 3.3

4.6 4.6

2.8 1.6

0.8 0.3

0.1 0.0

0.0 3.2

4.6 4.5

2.7 1.5

0.7 0.3

0.1 0.0

0.0 3.3

4.7 4.8

3.0 1.7

0.9 0.4

0.1 0.0

0.0 3.2

4.5 4.7

3.1 1.8

0.9 0.4

0.1 0.0

0.0 3.3

4.7 4.8

3.0 1.7

0.9 0.4

0.1 0.0

0.0 3.2

4.5 4.5

2.7 1.5

0.7 0.3

0.1 0.0

0.0 3.2

4.5 4.5

2.7 1.5

0.8 0.3

0.1 0.0

0.0 3.0

4.2 4.3

2.9 1.7

0.8 0.4

0.1 0.0

0.0 2.8

3.9 4.1

2.8 1.6

0.8 0.4

0.1 0.0

0.0 3.1

4.3 4.4

2.8 1.6

0.8 0.3

0.1 0.0

0.0 3.0

4.2 4.3

2.5 1.3

0.7 0.3

0.1 0.0

0.0 3.1

4.4 4.2

2.6 1.4

0.7 0.3

0.1 0.0

0.0 0.2

1.0 3.2

6.4 8.6

8.7 7.4

4.4 2.7

3.9 6.9

8.7 8.8

7.7 6.4

7.2 8.9

9.7 10.5

10.5 10.3

9.3 7.8

4.6 2.0

0.8 0.5

0.5 0.5

0.4 0.4

0.4 0.7

0.8 2.9

3.9 3.9

2.6 1.4

0.7 0.3

0.1 0.0

0.0 0.2

1.0 2.9

5.9 8.2

8.4 6.8

4.0 2.4

3.6 6.4

8.4 8.5

7.1 5.9

6.7 8.5

9.4 9.9

9.8 9.7

9.1 7.4

4.3 1.9

0.9 0.6

0.6 0.5

0.5 0.4

0.4 0.8

1.6 2.6

3.4 3.4

2.4 1.4

0.7 0.3

0.1 0.0

0.0 0.2

0.6 2.1

4.1 5.8

6.0 4.6

2.6 1.5

2.3 4.3

5.8 5.9

4.7 3.8

4.4 5.9

6.8 6.7

6.7 6.9

6.6 5.0

3.0 1.3

0.7 0.6

0.6 0.5

0.4 0.4

0.4 0.6

2.5 3.1

4.0 3.7

2.3 1.3

0.7 0.3

0.1 0.0

0.0 0.1

0.3 1.7

2.7 3.3

3.2 2.1

1.2 0.7

1.0 2.0

2.8 2.8

2.2 1.6

2.0 2.9

3.2 3.7

3.9 4.0

3.7 2.4

1.3 0.6

0.3 0.3

0.3 0.2

0.1 0.1

0.1 0.1

0.6 3.1

4.2 3.6

2.0 1.1

0.6 0.2

0.1 0.0

0.0 3.3

3.6 3.0

1.9 3.2

3.8 3.7

2.8 2.9

4.0 3.4

1.8 0.9

0.5 0.2

0.1 0.0

0.0 6.2

6.3 4.7

2.5 4.9

6.0 5.6

4.0 2.6

3.6 3.1

1.8 1.0

0.5 0.2

0.1 0.0

0.0 8.5

8.5 6.6

3.5 6.7

8.0 7.6

5.6 1.7

2.2 2.1

1.3 0.8

0.4 0.2

0.1 0.0

0.0 8.7

8.8 7.0

3.7 7.4

8.6 8.4

6.3 1.0

1.3 1.2

0.8 0.5

0.2 0.1

0.0 0.0

0.0 7.2

7.3 5.4

2.8 7.4

9.3 8.7

6.1 0.6

0.8 0.7

0.5 0.3

0.2 0.1

0.0 0.0

0.0 4.2

4.3 3.1

1.6 7.3

9.2 8.6

6.0 0.6

0.7 0.6

0.4 0.3

0.2 0.1

0.0 0.0

0.0 1.8

1.9 1.4

0.8 7.5

9.2 8.7

6.1 0.7

0.9 0.9

0.6 0.4

0.2 0.1

0.0 0.0

0.0 0.8

0.9 0.8

0.6 7.3

8.4 8.3

6.2 1.2

1.6 1.5

1.0 0.6

0.3 0.1

0.0 0.0

0.0 0.7

0.9 0.8

0.6 6.2

7.5 7.2

5.2 2.1

2.8 2.5

1.5 0.8

0.4 0.2

0.0 0.0

0.0 0.6

0.9 0.9

0.5 4.0

5.1 4.8

3.3 2.7

3.8 3.2

1.7 0.9

0.4 0.2

0.0 0.0

0.0 0.8

1.0 1.0

0.5 2.0

2.4 2.2

1.5 2.7

3.7 3.1

1.7 0.8

0.4 0.2

0.0 0.0

0.0 0.3

0.9 2.3

3.7 4.4

4.0 2.6

1.2 0.5

0.5 1.1

2.4 3.8

4.5 4.0

2.6 1.3

0.9 1.0

1.0 1.0

1.6 3.0

4.3 4.6

3.9 3.2

3.4 4.3

4.8 4.0

2.5 1.4

0.9 0.9

0.7 0.5

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.1 1.6

2.6 3.7

3.1 1.7

0.9 0.4

0.2 0.0

0.0 0.0

0.5 1.7

3.8 6.1

7.2 6.5

4.4 2.2

0.9 0.8

2.0 4.1

6.4 7.3

6.5 4.3

2.2 1.1

0.9 0.9

1.3 2.6

4.9 6.9

7.4 6.5

5.5 5.7

6.9 7.4

6.4 4.1

2.0 0.7

0.4 0.2

0.2 0.1

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.1 0.5

1.5 1.9

2.5 2.3

1.4 0.8

0.4 0.2

0.0 0.0

0.0 0.7

2.2 4.8

7.4 8.1

7.8 5.5

2.8 1.1

1.0 2.5

5.2 7.7

8.2 7.8

5.3 2.7

1.2 0.8

0.8 1.5

3.3 6.1

8.1 8.4

7.9 6.8

7.0 8.1

8.1 7.5

5.0 2.4

0.8 0.3

0.1 0.1

0.1 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.1

0.5 0.9

1.0 1.4

1.3 0.9

0.5 0.2

0.1 0.0

0.0 0.0

0.7 2.1

4.7 7.5

8.6 7.9

5.4 2.7

1.1 1.0

2.4 5.0

7.7 8.6

7.8 5.2

2.6 1.1

0.7 0.7

1.3 3.1

5.9 8.2

8.7 7.8

6.4 6.4

7.4 7.8

6.9 4.5

2.1 0.7

0.2 0.1

0.1 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.1 0.4

0.5 0.6

0.7 0.6

0.5 0.3

0.1 0.1

0.0 0.0

0.0 0.6

1.8 4.2

6.9 8.3

7.4 4.9

2.3 1.0

0.9 2.1

4.5 7.1

8.3 7.3

4.7 2.1

0.9 0.6

0.6 1.1

2.7 5.4

7.8 8.4

7.0 5.1

4.5 5.2

5.6 4.7

3.0 1.3

0.4 0.2

0.1 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.1

0.2 0.2

0.3 0.3

0.3 0.2

0.2 0.1

0.0 0.0

0.0 0.0

0.6 1.8

4.2 6.9

8.3 7.4

4.9 2.3

1.0 0.9

2.1 4.5

7.1 8.3

7.2 4.6

2.1 0.9

0.5 0.6

1.0 2.6

5.3 7.7

8.3 6.8

4.4 2.9

2.8 2.8

2.3 1.4

0.6 0.2

0.1 0.1

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.1 0.1

0.1 0.1

0.2 0.1

0.1 0.1

0.0 0.0

0.0 0.0

0.0 0.7

2.2 4.8

7.5 8.7

8.0 5.4

2.7 1.2

1.1 2.5

5.1 7.7

8.7 7.8

5.2 2.5

1.0 0.5

0.6 1.2

3.1 5.9

8.3 8.7

7.3 4.5

2.3 1.3

1.1 0.8

0.5 0.2

0.1 0.1

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.1 0.1

0.1 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.8 2.3

5.1 7.8

8.6 8.2

5.8 3.0

1.2 1.2

2.7 5.4

8.0 8.6

8.1 5.5

2.7 1.0

0.5 0.5

1.3 3.3

6.3 8.4

8.6 7.6

4.7 2.1

0.8 0.5

0.3 0.2

0.1 0.1

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.7

2.1 4.7

7.6 8.9

8.1 5.4

2.7 1.1

1.0 2.4

5.0 7.8

8.9 7.9

5.2 2.5

0.9 0.5

0.5 1.1

3.0 5.9

8.4 8.9

7.2 4.3

1.8 0.7

0.3 0.2

0.1 0.1

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.6 1.8

4.4 7.2

8.6 7.7

5.1 2.4

1.0 0.9

2.1 4.7

7.5 8.7

7.6 4.8

2.2 0.8

0.4 0.5

1.0 2.7

5.5 8.0

8.6 6.8

3.9 1.6

0.6 0.2

0.1 0.1

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.7

2.0 4.6

7.5 8.9

8.0 5.3

2.6 1.1

1.0 2.3

4.9 7.7

8.9 7.8

5.0 2.3

0.8 0.4

0.5 1.1

2.9 5.7

8.3 8.8

7.0 4.1

1.7 0.6

0.2 0.1

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.7 2.3

5.0 7.8

8.7 8.2

5.7 2.9

1.2 1.1

2.6 5.4

8.0 8.7

8.1 5.5

2.7 1.0

0.5 0.5

1.2 3.3

6.2 8.4

8.7 7.5

4.5 2.0

0.6 0.2

0.1 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.7

2.2 4.9

7.6 8.6

8.0 5.6

2.8 1.2

1.1 2.6

5.2 7.8

8.7 7.9

5.3 2.6

1.0 0.4

0.5 1.2

3.1 6.0

8.2 8.6

7.3 4.4

1.9 0.6

0.2 0.1

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.6 1.8

4.2 6.9

8.2 7.4

4.9 2.4

1.0 1.0

2.1 4.5

7.1 8.3

7.2 4.7

2.2 0.8

0.4 0.4

1.0 2.6

5.3 7.6

8.1 6.5

3.8 1.5

0.5 0.2

0.1 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.6

1.7 4.0

6.6 8.0

7.1 4.7

2.2 1.0

0.9 2.0

4.3 6.9

8.0 7.0

4.5 2.0

0.8 0.4

0.4 0.9

2.4 5.0

7.3 7.9

6.2 3.5

1.4 0.5

0.2 0.1

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.7 2.0

4.5 7.2

8.5 7.7

5.2 2.6

1.1 1.0

2.3 4.9

7.5 8.6

7.6 5.0

2.4 0.9

0.5 0.4

1.0 2.8

5.5 7.9

8.3 6.8

4.0 1.7

0.6 0.3

0.2 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.7

2.3 5.0

7.7 8.5

8.1 5.7

2.9 1.2

1.2 2.7

5.4 8.0

8.5 8.1

5.6 2.8

1.1 0.5

0.4 1.2

3.1 6.0

8.1 8.2

7.2 4.4

1.9 0.7

0.3 0.2

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.7 2.1

4.7 8.6

7.9 5.4

2.7 1.2

1.1 2.5

5.1 7.7

8.7 7.9

5.3 2.7

1.1 0.6

0.4 1.0

2.8 5.3

7.3 7.7

6.4 3.9

1.7 0.6

0.3 0.2

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

0.0 0.0

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ATTACHMENT 11b

( A 5 0 F O O T W I D E C I T Y S T R E E T )

S E V E N T H A V E N U E

D O L O R E S S T R E E T
( A 5 0 F O O T W I D E C I T Y S T R E E T )
VOLUME 1, C&T PAGE 2
LOT 6, BLOCK 91
LOT 8, BLOCK 91
VOLUME 1, C&T PAGE 2
VOLUME 1, C&T PAGE 2
LOT 10, BLOCK 91
LOT 2, BLOCK 91
VOLUME 1, C&T PAGE 2
VOLUME 1, C&T PAGE 2
LOT 4, BLOCK 91
LOT 12, BLOCK 91

L U C D O I
V E
R U S

Y O R S
2 Saucito Avenue
DEL REY OAKS, CALIFORNIA 93940 (831) 620-5032
[email protected]
2nd Draft - ONE SHEET ONLY
FOR
CARMEL-by-the-SEA COUNTY OF MONTEREY STATE OF CALIFORNIA

L U C I D O S U R V E Y O R S
B Y
ALTA Surveys and GIS Database Management · Land Planning and Consulting Boundary and Construction Surveys · Topographic and Planimetric Mapping SCALE: 1"=10' PROJECT No. 2458 AUGUST 2020
L&S Engineering and Surveying, Inc.

P R E P A R E D F O R
Records of Monterey County
LEGEND:

4. 3.

2. MAY NOT NECESSARILY BE SHOWN.

ENTITLEMENTS OR ENCUMBRANCES AFFECTING THIS PROPERTY
DISTANCES SHOWN ARE EXPRESSED IN FEET AND DECIMALS THEREOF.

BOUNDARY LOCATIONS SHOWN HEREON WERE DETERMINED WITH
THE BENEFIT OF A FIELD SURVEY SUPPLEMENTED BY RECORD DATA.

ALL BOUNDARY DATA SHOWN HEREON ARE FROM THE RECORDS.

NOTES:

1. THIS MAP CORRECTLY REPRESENTS A SURVEY PREPARED BY ME AND/OR UNDER MY DIRECTION, FROM FIELD DATA COLLECTED IN AUGUST 2020.

LOT 6, LOT 8, and LOT 10 in BLOCK 91
PER
VOLUME 1 of CITIES & TOWNS at PAGE 2
Parcel Information:

MERGED LOT A

SHOWING

LOT MERGER EXHIBIT
ATTACHMENT 12

Evan Kort <[email protected]>
Fwd: JB Pastor Project
4 messages
Carol Williams <[email protected]> Tue, May 13, 2025 at 5:35 PM To: "[email protected]" <[email protected]>
Dear Michael,
I moved to Carmel fifty years ago and today my art gallery remains one of Leidig Draper's oldest tenants - since its founding in 1980. I became aware that my landlord was encountering construction problems with a project they were attempting across from the post office (dubbed "the pit") and felt sympathetic with their awkward public predicament. I read in the Carmel Pine Cone that Patrice Pastor had purchased a family residence in Carmel and was making renovations. So I recommended him as a potential buyer of their stalled project, because of the Pastor family renown for construction in Europe. It seems like an ideal solution to the difficult problem facing my landlord and Pastor graciously purchased their problematic unfinished footprint. He also solicited suggestions from local residents for input on his final design which consumed many years of extended delays, hearings and public consideration and was finally permitted about a year ago.

I understand Pastor wants to build his two commercial Dolores Street projects simultaneously - an obviously logical, prudent construction request - and was just approved to move forward on the southern building he has dedicated to the memory of his father, JB Pastor. That building permit took no more than six years and eight revisions for Pastor to secure so I was shocked to read that a group of local residents actually banded together and hired a lawyer to appeal that hardwon permit.

These two buildings together will provide twenty apartments to long term tenants in the downtown commercial district.

There is a waitlist of prospective tenants hoping to have housing that allows them to walk to work or shopping in central Carmel while the Carmel Foundation has a seven year wait list of seniors for their own downtown housing. Bottom line is that we need long term rentals in downtown Carmel and Pastor has the experience, artistic heart and resources to build it for us.

Pastor's projects will add to the character and charm of Carmel and have been subject to repeated reviews to ensure they fit into our current village ambience. He is a seasoned, quality European builder and should be allowed to help Carmel tackle its severe housing shortage without further delay. Petty local politics and endless objections should not be permitted to stall Pastor's construction any longer. This man has been endlessly patient and gracious with the hair splitting political logistics of building something beautiful and necessary in our village.

As a longtime Carmel resident, I applaud Pastor's remarkable patience and genuine love for Carmel. I personally think it is appropriate and wise to let him build his two legitimate permits rather than facilitating any further harassment and outside challenges.

Sincerely,
Carol Williams
Evan Kort <[email protected]> Tue, May 13, 2025 at 5:39 PM To: Carol Williams <[email protected]>
Cc: Nova Romero <[email protected]>
Hi Carol,
Thank you for your email.

Can you please clarify, is your correspondence intended for the Planning Commission who has already approved the project, or for the City Council who will be considering the appeal in June (or both)? Thank you in advance,
ATTACHMENT 13

Evan Kort
Senior Planner
Community Planning and Building
City of Carmel-by-the-Sea
Direct: (831) 620-2023
Dept. Main: (831) 620-2010
[Quoted text hidden]
Carol Williams <[email protected]> Tue, May 13, 2025 at 6:16 PM To: Evan Kort <[email protected]>
Hi Evan,
Thanks for getting back to me. It is for the appeal. I would like to also mention the housing needs of our healthcare workers as well, because I've been told doctors are leaving our area en masse due to lack of housing. The longer this critical housing shortage drags on - and the twenty long term rentals Pastor has a permit to build are delayed - the more professionals and workers will move away. This is detrimental to those of us who live here who need their services. It seems unfair that a handful of special interest activists penalize the rest of the Carmel community - many patiently waiting for housing to be built to support our small local businesses and help retain existing healthcare professionals.

Thank you.

Carol Williams
[Quoted text hidden]
Evan Kort <[email protected]> Wed, May 14, 2025 at 8:52 AM To: Carol Williams <[email protected]>
Cc: Nova Romero <[email protected]>
Hi Carol,
Thank you for clarifying your comments.

I will forward your correspondence to the City Clerk who will distribute it to the City Council.

Evan Kort
Senior Planner
Community Planning and Building
City of Carmel-by-the-Sea
Direct: (831) 620-2023
Dept. Main: (831) 620-2010
ATTACHMENT 13

[Quoted text hidden]
ATTACHMENT 13

Evan Kort <[email protected]>
Appeal
ERIK BUENO <[email protected]> Thu, May 15, 2025 at 6:35 PM To: [email protected]
I am writing this letter to offer my support for the JB Pastor project, which was recently approved by the Planning Commission and now faces what I feel is a wrongful appeal. As both a local homeowner and retired real estate broker, I understand the importance of thoughtful development that enhances neighborhoods while respecting their character. I believe Esperanza has demonstrated a strong commitment to achieving that balance.

Having owned property in this area for almost 30 years, I have witnessed firsthand the evolution of the community - its challenges and opportunities. There is a brazen shortage of long term rentals and affordable housing in Carmel, which threatens the survival of local small business owners, their employees, as well as the multigenerational community facing Prop 19. The JB Pastor project, along with Ulrika Plaza and the proposed Sunset Center development, which I saw in the October 2023 edition of the Pine Cone, will not only provide much-needed parking, long term housing and commercial space, but will also improve the aesthetic, cultural and functional aspects of the area.

What sets Pastor apart is his proven track record of delivering high-quality projects that are responsive to community needs. I have followed his work closely and have been consistently impressed by his attention to detail, architectural integrity, and willingness to work with the local community.

I believe this project will bring long-term value to the neighborhood and serve as a catalyst for further positive growth. I strongly urge the local community, Planning Commission and City Council to support Pastor’s projects.

Sincerely,
Erik Bueno
ATTACHMENT 13

 



 


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