Carmel-by-the-Sea City Council
August 31, 2026

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL AGENDA
Contact: 831.620.2000 www.ci.carmel.ca.us
Mayor Dale Byrne
Councilmembers Jeff Baron, Hans Buder, Bob Delves, and
Alissandra Dramov
All meetings are held in the City Council Chambers
East Side of Monte Verde Street
Between Ocean and 7th Avenues
Special Meeting
Monday, August 31, 2026
Tour at 2:30 PM
Meeting at 3:00 PM

HYBRID MEETING ATTENDANCE OPTIONS
This meeting will be held in person and via teleconference ("hybrid"). The public is welcome to attend the meeting in person or remotely via Zoom, however, the meeting will proceed as normal even if there are technical difficulties accessing Zoom. The City will do its best to resolve any technical issues as quickly as possible. To view or listen to the meeting from home, you may also watch the live stream on the City's YouTube page at: https://www.youtube.com/@CityofCarmelbytheSea/streams. To participate in the meeting via Zoom, copy and paste the link below into your browser. https://ci-carmel-ca-us.zoom.us/j/88134597723
Webinar ID: 881 3459 7723
Passcode: 954379
Dial in: (253) 215-8782

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

PUBLIC COMMENT GUIDELINES FOR SPECIAL MEETINGS
During Special City Council Meetings, public comments are permitted on items listed on the agenda. After each item on the agenda is introduced, the Mayor will invite public comment on that item. Each speaker has 3 minutes to speak unless otherwise adjusted by the Mayor. While stating your name is optional, it helps to identify speakers in the meeting minutes. Remote or in-person participants who do not comply with the requirements of the Brown Act will be muted.

CALL TO ORDER AND ROLL CALL - TOUR - 2:30 PM

TOUR OF INSPECTION
Prior to calling the meeting to order, the City Council will conduct an on-site tour of inspection of the properties listed on the agenda (below) and the public is invited to attend the tour. After the tour is complete, the Council will begin the meeting in the City Council Chambers no earlier than the time noted on the agenda.

A. Carmelo Street 2 northeast of Ocean Avenue, Carmel (APP 26270 - McWhorter) CALL TO ORDER AND ROLL CALL - CHAMBERS - 3:00 PM

CONSENT AGENDA
Items on the consent agenda are routine in nature and do not require discussion or independent action.

Members of the Council or the public may ask that any items be considered individually for Council discussion and/or for public comment. Unless that is done, one motion may be used to adopt all recommended actions. 1) Approval of City Council Special Meeting Minutes of July 30, August 3, August 4, and August 14, and August 24, 2026, and City Council Regular Meeting Minutes of August 4, 2026
2) July 2026 Monthly Reports
3) July 2026 Check Register Summary
4) Resolution 2026-061 Granting Pacific Repertory Theater a Partial Waiver of $100,000 in Building Permit Fees Associated with the Golden Bough Theater Renovation Project

PUBLIC HEARINGS
5) Resolution 2026-063 - Consideration of an Appeal, APP 26270 (McWhorter) by Bruce and Linda Taylor, of the Planning Commission’s approval of a Final Design Study, DS 25019 (McWhorter), and Coastal Development Permit for the demolition of an existing single-family residence and the construction of a 1,555-square-foot two-story residence, inclusive of an attached garage, located at Carmelo Street 2 northeast of Ocean Ave in the Single-Family Residential (R-1) District. APN: 010- 252-013-000.

Proposed CEQA Action: Find the project categorically exempt pursuant to CEQA Guidelines Section 15302 (Replacement or Reconstruction) and Section 15303 (New Construction or Conversion of Small Structures) and that none of the exceptions to the exemptions contained in Section 15300.2 can be made in this case.

ORDERS OF BUSINESS
Orders of Business are agenda items that require City Council discussion, debate, direction to staff, and/or action.
6) Resolution 2026-064 authorizing the City Administrator to purchase a G2 Fire Station Alerting System from U.S. Digital Designs for a cost not to exceed $174,000.
7) Resolution 2026-062 Appointing Three Members to the Building Code Board of Appeals for terms starting September 1, 2026

RECESS
The City Council will take a 30-minute break around 6:30 p.m.

CLOSED SESSION
A. CONFERENCE WITH LABOR NEGOTIATORS PURSUANT TO GOVERNMENT CODE SECTION 54957.6;
Agency Designated Representatives: Acting Assistant City Administrator Marisa Bermudez, Police Chief Todd Trayer, and Zachery Lopes, Burke Williams & Sorensen; Employee Organization: General Employees Unit, an Affiliated Unit of LiUNA, and Management Employees Unit, an Affiliated Unit of LiUNA
B. CLOSED SESSION PURSUANT TO GOVERNMENT CODE SECTION 54956.8

CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: First Murphy House, 6th Avenue and Lincoln Street, Carmel, CA 93921 (APN 010-212-019-000, Block 54, Lot 15 & 17)
Agency negotiator: Acting City Administrator Brandon Swanson Negotiating parties: Carmel Heritage Society and Carmel Chamber of Commerce Under negotiation: Price and terms of payment for lease

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

CORRESPONDENCE RECEIVED AFTER THE POSTING OF THE AGENDA Any correspondence or supplemental materials related to items on this agenda that are received after the agenda has been posted will be distributed to the City Council and made available for public review at City Hall (Monte Verde Street between Ocean and Seventh Avenues) during regular business hours.

Written comments emailed to the City Clerk will not be read aloud, but will be posted online with the related agenda at: https://carmelbytheseaca.portal.civicclerk.com/.

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

35.102-35.104 ADA Title II).

CITY OF CARMEL-BY-THE-SEA
City Council
Staff Report
August 31, 2026

CONSENT AGENDA
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Nova Romero, City Clerk
APPROVED BY: Brandon Swanson, Acting City Administrator SUBJECT: Approval of City Council Special Meeting Minutes of July 30, August 3, August 4, and August 14, and August 24, 2026, and City Council Regular Meeting Minutes of August 4, 2026
RECOMMENDATION:

Approve Draft Minutes.

BACKGROUND / SUMMARY:

The City Council routinely approves minutes of its meetings.

FISCAL IMPACT:

None.

PRIOR CITY COUNCIL ACTION:

None.

ATTACHMENTS:

1. 7-30-2026 CC Special Meeting Minutes

2. 8-3-2026 CC Special Meeting Minutes

3. 8-4-2026 CC Special Closed Session Meeting Minutes

4. 8-14-2026 CC Special Meeting Minutes

5. 8-24-2026 CC Special Closed Session Meeting Minutes

6. 8-4-2026 CC Regular Meeting Minutes

CARMEL-BY-THE-SEA

CITY COUNCIL

SPECIAL MEETING MINUTES
Thursday, July 30, 2026

CALL TO ORDER AND ROLL CALL
Mayor Byrne called the meeting to order at 1:00 p.m.

Roll call: Councilmembers Jeff Baron, Hans Buder, Robert Delves, Alissandra Dramov, and Mayor Dale Byrne were present.

ORDERS OF BUSINESS
Item 1 - Receive presentations from the three recruitment firms recommended by staff for the City Administrator recruitment, select one firm, and adopt Resolution 2026-055 authorizing the Acting City Administrator to execute an agreement with the selected firm Public Comment:

None
Acting Assistant City Administrator Marisa Bermudez summarized the item, noting that representatives from three top recruitment firms would each give 15-minute remote presentations on their qualifications via Zoom. She explained that Council may ask questions after each presentation, followed by deliberation and final selection.

Presentations were received from Greg Nelson from Mosaic, DeTeddi Anderson from CPS HR Consulting, and Lauren Gerson-Greene from WBCP on their respective firm's recruitment approach, experience, and qualifications, and answered questions from the Council.

RECESS
Council took a recess at 2:36 pm and returned at 2:46 pm.

Council deliberated on the qualifications and methodologies of the three recruitment firms. Council agreed that all three firms provided excellent presentations, and that it was difficult to select just one.

Motion by Councilmember Buder to adopt Resolution 2026-055 selecting and awarding an agreement to WBCP, with Wendy Brown as the primary recruiter, to conduct the City ATTACHMENT 1

City Council Special Meeting Minutes – July 30, 2026

Administrator recruitment, seconded by Mayor Pro Tem Delves and approved 5-0-0-0 by the following roll call vote:

AYES: Councilmembers Baron, Buder, Delves, Dramov, and Mayor Byrne NOES: None
ABSENT: None
ABSTAIN: None

ADJOURNMENT
Council adjourned the meeting at 3:30 p.m.

APPROVED: ATTEST:
_________________________________ _______________________________ Dale Byrne, Mayor Nova Romero, MMC, City Clerk
ATTACHMENT 1

CARMEL-BY-THE-SEA

CITY COUNCIL

SPECIAL MEETING MINUTES
Monday, August 3, 2026

CALL TO ORDER AND ROLL CALL
Mayor Byrne called the meeting to order at 3:00 p.m.

Roll call: Councilmembers Jeff Baron, Hans Buder, Robert Delves, Alissandra Dramov, and Mayor Dale Byrne were present.

CONSENT AGENDA
Councilmembers Dramov and Baron pulled item #5, and Mayor Byrne pulled item #2.

Motion by Mayor Pro Tem Delves to approve the consent agenda items #1, 3, 4 and 6, seconded by Councilmember Buder, and approved 5-0-0-0 by the following roll call vote:

AYES: Councilmembers Baron, Buder, Delves, Dramov, and Mayor Byrne NOES: None
ABSENT: None
ABSTAIN: None
Item 1 - July 6, 2026, Special Meeting Minutes, and July 7, 2026, Regular Meeting Minutes - Approved 5-0-0-0
Item 3 - June 2026 Check Register Summary - Approved 5-0-0-0 Item 4 - Adoption of Resolution 2026-056 Authorizing Execution of the Monterey Bay Area Regional Climate Project Working Group (RCPWG) Memorandum of Understanding - Approved 5-0-0-0
Item 6 - Resolution 2026-058 Appointing one (1) member to the Building Code Board of Appeals and one (1) member to the Community Activities Commission - Approved 5-0-0-0

ITEMS PULLED FROM CONSENT
Item 2 - June 2026 Monthly Reports
Mayor Byrne pulled this item to highlight the success of our Fire and Ambulance response times, which shows in the monthly report that 100% of the 82 calls were under 5 minute response time.

ATTACHMENT 2

City Council Special Meeting Minutes – August 3, 2026

Motion by Mayor Pro Tem Delves to approve the consent agenda items #2, seconded by Councilmember Buder, and approved 5-0-0-0 by the following roll call vote:

AYES: Councilmembers Baron, Buder, Delves, Dramov, and Mayor Byrne NOES: None
ABSENT: None
ABSTAIN: None
Item 5 - Resolution 2026-057 authorizing the serving of alcohol on public property for the Tutti a Tavola lunch on Sunday, October 11, 2026
Councilmember Dramov requested to agendize a future discussion on the number of alcohol and street closure events approved each year, as the number keeps growing.

Public comment:

Nancy Twomey
Rich Pepe
Acting Community Activities Director Marisa Bermudez answered questions from Council and said that the Council may direct the Community Activities Commission (CAC) to review the number of these types of events and provide a recommendation to Council on how to handle these requests moving forward. Mayor Pro Tem Delves supported a future discussion on this topic. Councilmember Baron also agreed and stated he has been vocal that there has been an increasing number in these types of events and he does not support it.

Motion by Mayor Pro Tem Delves to approve Resolution 2026-057 authorizing the serving of alcohol on public property for the Tutti a Tavola lunch on Sunday, October 11, 2026, seconded by Councilmember Buder, and approved 4-1-0-0 by the following roll call vote:

AYES: Councilmembers Buder, Delves, Dramov, and Mayor Byrne NOES: Councilmember Baron
ABSENT: None
ABSTAIN: None

ORDERS OF BUSINESS
Item 7 - Carmel-by-the-Sea Evacuation Drill After Action Report Acting City Administrator Brandon Swanson introduced Evan Snyder from Monterey County Board of Supervisor’s Kate Daniels’ office, who presented Chief Todd Trayer with a proclamation of recognition for his outstanding work and success in executing the evacuation drill.

Chief Trayer gave a presentation on the Carmel-by-the-Sea Evacuation Drill After Action Report, detailing key insights regarding the community exercise. He outlined what went well during the live drill, highlighted critical lessons learned regarding traffic flow and local coordination, and ATTACHMENT 2

City Council Special Meeting Minutes – August 3, 2026

detailed the necessary next steps to further refine and prepare the City for future emergency evacuations. He also shared a 6-minute video showcasing the drill's execution and community involvement.

Public comment:

Nancy Twomey
Lee Whitney
Council thanked and congratulated Chief Trayer, public safety, public works, residents, Carmel CERT volunteers, regional CERT groups, and all the participating local agencies who helped to put this together.

Item 8 - Request from Pacific Repertory Theatre for Waiver of $196,648.71 in Building Permit Fees Associated with the Golden Bough Theatre Renovation Project Acting City Administrator Swanson introduced the Pacific Repertory Theatre's (PacRep) request for a waiver of $196,648.71 in building permit fees for the Golden Bough Theatre renovation project. Stephen Moorer of PacRep requested the waiver citing unprecedented COVID-19 related inflation and delays, as well as prior verbal assurances from former City Administrator Chip Rerig regarding the continuation of a commercial fee waiver program.

Public Comment:

Karyl Hall
Bill Doolittle
Judy Profetta
Jeffrey Jackson
Lee
Donna Jett
Council discussed the PacRep building permit fee waiver request for the Golden Bough Theatre renovation. Council expressed concerns about setting a precedent for retroactive waivers and subsidizing the project, especially given the City's budget deficit and the significant staff time spent on permits and inspections. Councilmember Baron noted that the project valuation grew from $2 million to $14 million, and the level of an increase is not solely due to inflation during COVID.

Mayor Byrne highlighted PacRep's improvement work on the City-owned Forest Theater and supported a partial waiver as a compromise. Council discussed various compromise percentages for a fee waiver, due to the PacReps public benefit and as one of the cities’ 3 major performing arts center. Councilmember Baron said he would support a 20-25% fee waiver, but not a 50% fee waiver. He said that in 2020 when Council approved a fee waiver, it was when the fees were significantly lower and that context matters.

Motion by Mayor Pro Tem Delves to bring back a Resolution granting a fee waiver to PacRep of $100,000 of the amount due to the city, and for PacRep to discuss the option of ATTACHMENT 2

City Council Special Meeting Minutes – August 3, 2026

a payment plan to pay the remaining fees, seconded by Councilmember Dramov, and approved 4-1-0-0 by the following roll call vote:

AYES: Councilmembers Buder, Delves, Dramov, and Mayor Byrne NOES: Councilmember Baron
ABSENT: None
ABSTAIN: None
RECESS
Council took a break at 4:50 and returned at 5:00 pm.

Council gave consensus agreement to move to item #10 before going to item #9.

Item 10 - Provide direction to staff regarding the issuance of Notices of Non-Renewal for all Existing Mills Act Contracts within the City of Carmel-by-the-Sea Acting City Administrator Swanson summarized the item, noting that standard Mills Act contracts auto-renew annually unless a 60-day non-renewal notice is given before January 1. He said that Staff is seeking Council direction on whether they want staff to move forward with issuing notices of non-renewals to all existing Mills Act Contracts.

Public comment:

Nancy Strong
Ken Rheaume
Gavin Miller
Karyl Hall
Kim Griffin
Cindy Lloyd
Amanda Prentiss
Council discussed whether to issue notices of non-renewal for the City's existing Mills Act contracts or allow the contracts to continue through their full terms. Council considered the remaining terms of the existing contracts, the investments made by participating property owners, the fiscal impacts of the program, and the administrative resources required to manage it. Council expressed an interest in agendizing a future discussion to explore a policy that incentivizes historic property owners to maintain their properties, such as considering lowering the historic evaluation fees.

Motion by Councilmember Baron directing staff to issue notices of non-renewal for all existing Mills Act historic property preservation contracts within the City of Carmel-by-theSea in accordance with the terms of each contract in the California Government Code, seconded by Councilmember Buder and approved 4-1-0-0 by the following roll call vote:

AYES: Councilmembers Baron, Buder, Delves, and Mayor Byrne NOES: Councilmember Dramov
ATTACHMENT 2

City Council Special Meeting Minutes – August 3, 2026

ABSENT: None
ABSTAIN: None
Item 9 - Consider Resolution 2026-059 Approving Settlement Agreement with GTE Mobilenet (dba Verizon) in GTE Mobilnet v. City of Carmel-by-the-Sea, et. al. U.S. District Court Case No. 22-cv000347-NC
Councilmember Dramov recused herself from this item because she lives within 500 feet of the location of the proposed wireless facility, and left the dais at 6:03 pm.

City Attorney Brian Pierik presented the item which is a proposed settlement agreement with GTE Mobilnet (Verizon) to resolve pending litigation and appeals related to the City’s denial of a wireless facility application on Carmelo Street. He added that the agreement provides for dismissal of the litigation, mutual releases, each party bearing its own costs and attorneys’ fees, and prohibits Verizon from submitting a new application at the same location. He summarized the recommendation for council to approve entering into the settlement agreement.

Public comment:

Paul Albritton
City Attorney Pierik noted that there is a correction that needs to be made to pages 6 and 8 of the settlement agreement, which is a correction to the addresses to which any notices should be sent.

Motion by Councilmember Baron to adopt Resolution 2026-059 Approving Settlement Agreement with GTE Mobilenet (dba Verizon) in GTE Mobilnet v. City of Carmel-by-the-Sea, et. al. U.S. District Court Case No. 22-cv000347-NC, with the amendment to pages 6 and 8 as summarized, seconded by Councilmember Buder and approved 5-0-0-0 by the following roll call vote:

AYES: Councilmembers Baron, Buder, Delves, Dramov, and Mayor Byrne NOES: None
ABSENT: None
ABSTAIN: None

ADJOURNMENT
Council adjourned the meeting at 6:12 pm.

APPROVE: ATTEST:

ATTACHMENT 2

City Council Special Meeting Minutes – August 3, 2026

___________________________ ____________________________ Dale Byrne, Mayor Nova Romero, MMC, City Clerk
ATTACHMENT 2

CARMEL-BY-THE-SEA

CITY COUNCIL

SPECIAL MEETING MINUTES
Tuesday, August 4, 2026

CALL TO ORDER AND ROLL CALL
Mayor Byrne called the meeting to order at 3:00 p.m.

Roll call: Councilmembers Jeff Baron, Hans Buder, Robert Delves, Alissandra Dramov, and Mayor Dale Byrne were present.

CLOSED SESSION
City Attorney Pierik read the closed session item title.

A. CLOSED SESSION PURSUANT TO GOVERNMENT CODE SECTION 54957

PUBLIC EMPLOYEE APPOINTMENT
Title: City Administrator
PUBLIC COMMENT - Limited to items on the agenda
None

ADJOURNMENT
Council adjourned to Closed Session at 3:02 p.m.

APPROVED: ATTEST:
________________________________ ____________________________ Dale Byrne, Mayor Nova Romero, MMC, City Clerk
ATTACHMENT 3

CARMEL-BY-THE-SEA

CITY COUNCIL

SPECIAL MEETING MINUTES
Friday, August 14, 2026

CALL TO ORDER AND ROLL CALL
Mayor Byrne called the meeting to order at 2:00 p.m.

Roll call: Councilmembers Hans Buder, Alissandra Dramov, and Mayor Dale Byrne were present in Chambers, with Mayor Pro Tem Bob Delves attending remotely. Absent: Councilmember Jeff Baron.

Mayor Pro Tem Delves announced that he is attending the meeting remotely for just cause under Calif. Government Code Section 54953.8.3(c)(1).

ORDERS OF BUSINESS
Item 1 - Consider the Proposed Rebuttal Argument to the Primary Argument Against the Transient Occupancy Tax (TOT) Ballot Measure.

Recommendation: Motion to approve Rebuttal Argument to the Primary Argument Against the Transient Occupancy Tax (TOT) Ballot Measure or other direction by Council.

City Attorney Brian Pierik gave a summary of the item.

Public Comment:

Kelly Brezoczky
Councilmembers reviewed the proposed rebuttal text included in the packet and agreed that it effectively counters the misleading information regarding TOT.

Motion by Councilmember Dramov to approve the Proposed Rebuttal Argument to the Primary Argument Against the Transient Occupancy Tax (TOT) Ballot Measure as presented in the packet, and to authorize Councilmember Buder or Mayor Pro Tem Delves to make minor edits to the rebuttal if deemed necessary after submitting it to the Monterey County Elections office, seconded by Councilmember Buder, and approved 4-0-1-0 by the following roll call vote:

AYES: Councilmember Buder, Delves, Dramov, and Mayor Byrne NOES: None
ABSENT: Councilmember Baron
ABSTAIN: None
ATTACHMENT 4

ADJOURNMENT
Council adjourned at 2:13 p.m.

APPROVED: ATTEST:
_____________________________ ________________________________ Dale Byrne, Mayor Nova Romero, MMC, City Clerk
ATTACHMENT 4

CARMEL-BY-THE-SEA

CITY COUNCIL

SPECIAL MEETING MINUTES
Monday, August 24, 2026

CALL TO ORDER AND ROLL CALL
Mayor Byrne called the meeting to order at 1:30 p.m.

Roll call: Councilmembers Jeff Baron, Hans Buder, Alissandra Dramov, and Mayor Dale Byrne were present. Absent: Mayor Pro Tem Delves.

CLOSED SESSION
Item 1 - CLOSED SESSION PURSUANT TO GOVERNMENT CODE SECTION 54957 PUBLIC

EMPLOYEE APPOINTMENT
Title: City Administrator
City Attorney Pierik read the closed session title.

Public comment:

Nancy Twomey
Kristi Reimers
Marisa Bermudez answered public comments, clarifying that a community meeting on the City Administrator recruitment is set for Friday, September 4, 2026, from 1–3 p.m.. She noted that the September 1, 2026, Regular City Council meeting will include an open session update on the recruitment process to gather public input on the draft brochure.

Councilmember Dramov suggested voting against holding the closed session since the item would be agendized for September 1st, a position supported by Councilmember Buder.

Councilmember Baron emphasized the city's tight deadline for the recruitment, advocating to proceed with the closed session to avoid delays.

A motion introduced by Dramov and seconded by Buder to cancel the closed session and address the item in open session on September 1st failed on a 2-2-1-0 roll call vote.

Motion by Councilmember Dramov to cancel the closed session and address the item in open session on September 1st, seconded by Councilmember Buder. Motion failed, 2-2-1- 0 by the following roll call vote:

AYES: Councilmembers Dramov, Buder
NOES: Councilmember Baron, Mayor Byrne
ABSENT: Mayor Pro Tem Delves
ABSTAIN: None
ATTACHMENT 5

City Council Special Meeting Minutes – August 24, 2026

ADJOURNMENT
Council moved to closed session at 1:47 p.m.

APPROVED: ATTEST:
________________________________ ________________________________ Dale Byrne, Mayor Nova Romero, MMC, City Clerk
ATTACHMENT 5

CARMEL-BY-THE-SEA

CITY COUNCIL

REGULAR MEETING MINUTES
Tuesday, August 4, 2026

CALL TO ORDER AND ROLL CALL
Mayor Byrne called the meeting to order at 4:35 p.m.

Roll call: Councilmembers Jeff Baron, Hans Buder, Alissandra Dramov, Mayor Pro Tem Delves, and Mayor Dale Byrne were present.

PLEDGE OF ALLEGIANCE
Councilmember Baron led the pledge of allegiance.

PUBLIC APPEARANCES
Beth Bowman
Richard Kreitman
No name
Maria Ruess
Cindy Lloyd

ANNOUNCEMENTS
Acting City Administrator Brandon Swanson - no announcements.

City Attorney Brian Pierik - no announcements from closed session.

Councilmember Dramov announced that the Tor House has been featured on the cover of Preservation Magazine, and the article on the Tor House is available to read online.

Mayor Byrne thanked everyone who has been involved in the Ulrika Plaza project, it’s nice to see it’s no longer a “pit”.

CLOSED SESSION
Council gave consensus direction to move closed session item #6 up on the agenda before public hearings, and to resume the open session no later than 5:32 p.m.

Item 6 - CONFERENCE WITH LABOR NEGOTIATORS PURSUANT TO GOVERNMENT CODE SECTION 54957.6 Agency designated representative: City Attorney Unrepresented employee:

City Administrator
ATTACHMENT 6

City Attorney Pierik read the closed session title.

Public comment on closed session: None
RECESS
Council left the dais at 5:02 p.m. for Closed Session and returned to the Council Chambers to resume the regular meeting at 5:52 p.m.

PUBLIC HEARINGS
Item 1 - Consideration of Adoption of Fee Schedule Amendment to the Fiscal Year 2026-2027 Fee Schedule, including updating fees citywide, Community Planning and Building, Public Safety, and Public Works; and Discussion and Direction regarding a Fee Waiver Policy - Continued from July 7, 2026
Finance Manager Jayme Fields presented the item, giving a summary of the proposed revised fee schedule for Council consideration, which include guidelines for waiver of fees, increased Parking Citation Fees, simplified descriptions, including legal costs, and the addition of an Unusual Services fee.

Public comment:

Tamara Michie
Maria Ruess
Shirley Moon
Cindy Lloyd
Council discussed proposed amendments to the fee schedule, focusing first on parking citation fees. Mayor Pro Tem Delves and Mayor Byrne supported Chief Trayer’s suggestion to keep the parking citation fee at $48 for the first three offenses before escalating the cost for the fourth and fifth offenses. Councilmember Baron supported setting the ticket price at $48 to align with neighboring cities but was less supportive of the escalated fee structure. Councilmembers Buder and Dramov supported both the $48 fee and the escalation.

Council discussed the proposed Fee Waiver Policy. Councilmember Baron expressed opposition to granting the City Administrator general authority to waive fees up to $59,999, suggesting a more reasonable limit, such as up to $500 or $2,000, along with a defined list of eligible fees.

Council agreed the fee waiver policy needs discussion and direction before implementing.

Council reached a consensus and gave the following direction to staff:

ATTACHMENT 6

● Accept staff-recommended parking citation fees: $48 for the first violation, $60 for the second, and $80 for the third.
● Defer fee waiver policy implementation for future in-depth discussion. ● Accept revisions to legal costs and simplified descriptions. ● Accept the unusual services fee as presented.
● Develop tiered fees for landscape plan checks and temporary encroachment permits for sidewalk pressure washing.

RECESS
Council took a recess at 6:51 pm. and returned at 7:22 pm.

Item 2 - Discussion and Direction on Financial Stewardship Workgroup ad hoc - Continued from July 7, 2026
Finance Manager Jayme Fields summarized the Financial Stewardship Workgroup’s purpose and accomplishments, including development of a new reserve policy, revised budgeting procedures, revenue analyses, enhanced budget reporting, and deferred maintenance planning. She also outlined options for continuing the workgroup, either by forming a formal Finance Committee, or addressing financial matters directly through the full Council.

Public Comment:

Nancy Twomey
Kelly Brezoczky
Council discussed whether to continue the Financial Stewardship Ad Hoc Committee or establish a standing committee. Councilmember Baron supported concluding the ad hoc committee’s work, Mayor Pro Tem Delves suggested using it only during budget season, and the remaining Councilmembers supported forming a standing committee.

By consensus, Council directed staff to return with a resolution establishing a Financial Stewardship Standing Committee and defining its scope and meeting frequency. Council also directed the ad hoc committee to hold a final meeting to recommend provisions for the resolution and potential appointments. Councilmember Baron requested that standing committee meetings include formal agendas, recordings, and minutes.

Item 3 - Resolution 2026-060 Authorizing the City Administrator to Execute a Construction Contract with Silcon Constructors for the Beach Access 12th and 10th Avenues Stairs Repair Project (Carmel Beach Coastal Protection and Access Improvement) BID # 25-26-007, for a total not-to-exceed amount of $364,417.13 including base bid ($223,149.70), Add Alternate ($80,531.24), and Contingency ($60,736.19)
ATTACHMENT 6

Acting Public Works Director Shari Carlet provided a summary of the item and responded to questions from the Council. Councilmember Baron inquired if staff could negotiate a lower amount for the add alternate. City Attorney Pierik clarified that the add alternate submitted in the bid cannot be negotiated, but there may be other options such as rebidding that part of the project only.

Public comment:

None
Motion by Mayor Pro Tem Delves to adopt Resolution 2026-060 authorizing a Construction Contract with Silcon Constructors for the Beach Access 12th and 10th Avenues Stairs Repair Project (Carmel Beach Coastal Protection and Access Improvement, for a total notto-exceed amount of $364,417.13 including base bid ($223,149.70), Add Alternate ($80,531.24), and Contingency ($60,736.19), seconded by Councilmember Dramov, and approved 5-0-0-0, by the following roll call vote:

AYES: Councilmembers Baron, Buder, Delves, Dramov, and Mayor Byrne NOES: None
ABSENT: None
ABSTAIN: None
Council gave consensus agreement to move to item #5, then #4.

Item 5 - Provide Direction Regarding a Potential Urgency Ordinance Addressing Home Hardening and Wildfire Safety Regulations Citywide
Acting City Administrator Brandon Swanson presented proposed citywide home-hardening and wildfire-safety regulations from the Wildfire Prevention committee, including allowing gravel within five feet of structures without counting toward site coverage, applying combustible-material storage rules citywide, and requiring ember-resistant vents and fire-resistant windows during replacements or alterations. Mr. Swanson noted that the Council could direct staff to draft an Urgency Ordinance to implement these 4 regulations while the design traditions update is underway.

Public Comment:

Nancy Twomey
Kelly Brezoczky
Mayor Pro Tem Delves, Councilmembers Buder and Dramov, supported moving forward with the Urgency Ordinance. Councilmember Baron questioned the choice of an Urgency Ordinance over a typical codified Ordinance. City Attorney Pierik clarified that the Council could adopt an urgency ordinance at the next meeting while directing staff to develop a thorough regular Ordinance to be codified. Councilmember Buder suggested adding an automatic sunset date to the Urgency ATTACHMENT 6

Ordinance upon the adoption of the updated Design Traditions Guidelines, which Councilmember Baron supported.

Motion by Councilmember Buder directing staff to return next month the draft urgency ordinance as proposed in the staff report, including a sunset clause, seconded by Mayor Pro Tem Delves, and approved 5-0-0-0, by the following roll call vote:

AYES: Councilmembers Baron, Buder, Delves, Dramov, and Mayor Byrne NOES: None
ABSENT: None
ABSTAIN: None
Item 4 - Discussion and policy direction regarding: the permitting of Accessory Dwelling Units (ADUs), and draft amendments to Title 17 relating to ADUs.

Senior Planner Evan Kort presented the ADU Ordinance discussion, covering the State ADU mandates and how the Local Coastal Plan (LCP) applies. He requested Council direction on an updated ADU Ordinance, or to direct staff to identify specific policy topics to research further before returning to Council for formal direction at a later date.

Public comment:

Ray Strimatis
Nancy Twomey
Maria Ruess
Council voiced support to move forward with drafting the ADU Ordinance. Mayor Pro Tem Delves emphasized the use of the LCP to preserve the city's character and harmonizing the ADU policy with state laws. Mayor Byrne asked about rooftop decks on ADU’s. Mr. Kort noted they could be prohibited through design traditions standards or addressed in the ADU Ordinance through volume metrics.

Motion by Councilmember Baron to instruct staff to adhere to the strict interpretation of CMC 17.08.050.G when reviewing all new applications for ADU’s which are not already in process, and directing staff to continue drafting an ADU Ordinance that harmonizes with state laws, while utilizing the full extent of coastal resource protections associated with the City's Local Coastal Program, seconded by Mayor Pro Tem Delves, and approved 5-0- 0-0 by the following roll call vote:

AYES: Councilmembers Baron, Buder, Delves, Dramov, and Mayor Byrne NOES: None
ABSENT: None
ABSTAIN: None
ATTACHMENT 6

FUTURE AGENDA ITEMS
Councilmember Buder requested a future agenda item to discuss the collection of Transient Occupancy Tax (TOT) from online booking platforms such as Expedia and Priceline, noting that a special election may be required to amend the City Code to collect TOT from online bookings.

Mayor Byrne agreed to add the item to a future agenda.

ADJOURNMENT
Council adjourned the meeting at 9:44 p.m.

APPROVED: ATTEST:
__________________________________ ____________________________ Dale Byrne, Mayor Nova Romero, MMC, City Clerk
ATTACHMENT 6

CITY OF CARMEL-BY-THE-SEA
City Council
Staff Report
August 31, 2026

CONSENT AGENDA
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Nova Romero, City Clerk
APPROVED BY: Brandon Swanson, Acting City Administrator SUBJECT: July 2026 Monthly Reports
RECOMMENDATION:

Review and receive monthly reports.

The City Council Priorities list (updated on August 17, 2026) is now included in the monthly reports as Attachment 6.

BACKGROUND / SUMMARY:

This is a monthly series of reports:
• City Administrator Contract Log
• Community Planning and Building Department Reports
• Police, Fire, and Ambulance Reports
• Public Records Act Requests
• Public Works Department Reports (June and July 2026)
• City Council Priorities List - updated August 17, 2026 FISCAL IMPACT:

None for this action.

PRIOR CITY COUNCIL ACTION:

None for this action.

ATTACHMENTS:

1. City Administrator Contract Log - July 2026

2. Community Planning and Building Department Reports - July 2026

3. Fire and Ambulance Report - July 2026

4. Public Records Act Requests - July 2026

5. Public Works Department Reports - June and July 2026

6. Council Strategic Priorities Tracker (Updated 8-17-26)

City Administrator Contract Log FY 2026-2027
(Contracts under $60,000)
July 2026
Date entered
Into Contractor Contract Amount Purpose
7/1/2026 G7ei Inc. $59,999
on-call encroachment inspection,
project management, and
construction project inspection
services
7/15/2026 Denise Duffy $24,992 North Dunes Habitat Restoration Project
7/20/2026 Advance Design
Consultants, Inc.

Amendment #2 (no dollar
amount increase)
extend term of agreement to 2027
for Professional Electrical
Engineering Services
ATTACHMENT 1

CITY OF CARMEL-BY-THE-SEA
Monthly Report
Community Planning and Building Department
JULY 2026 – DEPARTMENT ACTIVITY REPORT
I. PLANNING PERMIT APPLICATIONS:

In July 2026, 34 planning permit applications were received.

II. BUSINESS LICENSE APPLICATIONS:

In July 2026, 8 business license applications were received.

III. BUILDING PERMIT APPLICATIONS:

In July 2026, 56 building permit applications were received.

IV. CODE COMPLIANCE CASES:

In July 2026, 22 new code compliance cases were created.

V. TRANSIENT RENTAL COMPLIANCE CASES:

In July 2026, 0 new transient rental compliance cases were created.

VI. ENCROACHMENT PERMIT APPLICATIONS:

In July 2026, 28 encroachment permit applications were received.

VII. TREE PERMIT APPLICATIONS:

In July 2026, 28 tree permit applications were received.

TO: Honorable Mayor and City Council Members
SUBMITTED BY: Shelby Gorman, Administrative Coordinator SUBMITTED ON: August 1, 2026
APPROVED BY: Brandon Swanson, Interim City Administrator ATTACHMENT 2

VIII. YEAR-TO-DATE TRENDS
Table 1 includes the following July 2026 totals:
• Planning Permit Applications
• Business License Applications
• Building Permit Applications
• Code Compliance Cases
• Transient Rental Cases
• Encroachment Permit Applications
• Tree Permit Applications
July 2026 totals are provided alongside July 2025 totals for comparison. Compared to the same time period in the year 2025, Table 1 denotes percentage changes in the year 2026.

Table 1
Permit Application Totals and YTD Percentage Changes

PLANNING BUSINESS

LICENSES BUILDING CODE COMPLIANCE

TRANSIENT
RENTAL

COMPLIANCE
ENCROACHMENTS
TREE

REMOVAL &

PRUNING
2025 YTD
Totals 234 27 344 180 10 171 208
2026 YTD
Totals 284 39 364 212 5 186 175
YTD %
Difference +21.37% +44.44% +5.81% +17.77% -50.00% 8.77% -15.87% ATTACHMENT 2

Permit # Permit Type Permit Identifier Track Project Description Address/Location Date Received
Date
Approved
Status
26284 Design Study DS 26284 (White-Cox) One Re-roof straight-edge wood shake to wavy storybook style wood roof
NW Corner Santa Fe
and 6th
7/30/2026 In Review
26283 Historic
Evaluation
HE 26283 (Hoang) One Tear off existing tar and gravel and install all new aluminum standing seam roof. Install 2 new skylights.

San Antonio 3 SW of 8th Incomplete
Submission
26282 Notice of
Exempt Work
EW 26282 (Wilcox) Replacing 36 feet @ 4 ft tall of side fence & 21 ft @ 6ft tall of back fence & 35 ft of back fence @ 4ft tall
SE corner of San Carlos
& 12th
Pending
Assignment
26281 Sign SI 26281 (Pending) Replace existing entry sign with new entry sign NW Corner of San Carlos & 4th
Pending
Assignment
26280 Historic
Evaluation
HE 26280 (Eikenberry) Historic Evaluation for an existing house built in 1973. Vizcaino 4 SE of Mountain View
Pending
Assignment
26279 Design Study DS 26279 (Mears) One Site coverage changes, landscaping, retaining wall, plantings.

This project is associated with Stop Work Order / Code
Compliance Case 26203.

SE corner Santa Fe &
3rd
7/24/2026 In Review
26278 Notice of
Exempt Work
EW 26278 (Green Lantern
Inn)
Place Carmel Stone from damaged garden retaining wall back to its original, prior working condition. Project associated with Stop Work Order & Code Compliance Case 26118.

SE Corner of Casanova
& 7th
7/24/2026 7/31/2026 Approved
26277 Sign SI 26277 (Christie's
International Real Estate)
Install one non illuminated blade sign San Carlos 2 NW of 8th In Review 26276 Authorized
Work
NAW 26041 (Profeta) Repaint entry door same color ("mallard green") Junipero 3 NW of 6th 7/24/2026 7/24/2026 Approved 26275 Preliminary Site
Assessment
PSA 26275 (Carmel Invest I
LLC)
Preliminary site assessment for a future Track 2 Design Study Palou 9 NW of Casanova Street
7/28/2026 In Review
26274 Preliminary Site
Assessment
PSA 26274 (Carmel Invest I
LLC)
Preliminary Site assessement for a future Track 2 design study Palou 8 NW of Casanova Street
7/28/2026 In Review
26273 Design Study DS 26273 (Pending) Tear off existing wood shake roof and install standing seam metal roof, 16"W x 1.5"H; mechanical seam Class-A fire-rated standing seam roof with striations per manufacturer's
specifications. Install new edge metal, Z bar, ridge metal.

Metal roof color: Dark Bronze. NOTE: All roof panels to be seamless from roof eave to ridge.

SW Corner of San
Antonio and 8th Avenues
Incomplete
Submission
26272 Use Permit UP 26272 (TSD Carmel
Verizon)
Increase height of antenna raydome by 3 feet 11 inches.

Swap out antennas, swap out radios, remove diplexers, swap out coaxial cable.

SE Ocean between San
Carlos and Delores
7/28/2026 In Review
26271 Design Review DS 26271 (Zeid) One This project consists of an interior remodel to an existing single family dwelling; including new roofing, new exterior siding, new windows, new exterior doors, new exterior stone veneer and new exterior paint. Additional work entails
removal of non-conforming hardscape and replacement with compliant hardscape.
se corner of 2nd avenue
& guadalupe street
7/28/2026 In Review
26270 Appeal APP 26270 (McWhorter) Appeal of final DS 25019 (McWhorter). Carmelo 2 NE of Ocean 7/21/2026 Scheduled for CC
26269 Historic
Evaluation
HE 26269 (Halleen) Possible Purchase and Parcel Combination Ocean Ave 2 NW Del Mar Ave
7/24/2026 In Review
Planning Permit Report
07/01/2026 - 07/31/2026
Page: 1 of 4
ATTACHMENT 2

26268 Design Study DS 26268 (EW Real Estate
LLC)
Two EXTEND FIRST FLOOR OF AN EXISTING SINGLE FAMILY
RESIDENCE TO INCLUDE A POWDER ROOM. NEW KITCHEN,
NEW BATHROOMS. REPLACE EXISTING LIGHTING,
PLUMBING FIXTURES AND CABINETS. REPLACE DOORS AND
WINDOWS AS NOTED. NEW EXTERIOR FINISH. NEW ROOF
FINISH.

Monte Verde Street 3
SW 13th Avenue
7/27/2026 In Review
26267 Design Review DR 26267 (Max & Mike's
Creamery)
One Commercial Design Review for outdoor seating at Max & Mike's Creamery (Specialty Restaurant).

SW Corner of Lincoln &
Ocean
Incomplete
Submission
26266 Design Study DS 26266 (Butler) One Repair an existing retaining wall at the front of the property, adding stairs to the entry, and installation of a concrete pad in the backyard.

San Carlos 2 NE of 12th Incomplete
Submission
26265 Design Study DS 26265 (Renaud) Two Associated Permit: PSA 26156.

REMODEL AND (189 S.F.) ADDITION WITH (250 S.F.)

DETACHED GARAGE, NEW SIDING, WINDOWS & DOORS,

REPAIR DECK W/NEW GUARDRAIL, NEW BATHROOM,

RELOCATE LAUNDRY
Southwest Corner of
Dolores Street and 1st
Avenue
7/14/2026 In Review
26264 Reasonable
Accommodation
RA 26264 (Jung) Reasonable accommodation for concrete bench in the public right-of-way.

Camino Real 3 SW of
13th Avenue
7/13/2026 In Review
26263 Design Study DS 26263 (McCarthy Family
Trust)
One Phase 2 Historic Evaluation. Proposed project: Dispose of existing wood shake roof; install new fire-rated Cedur
simulated wood shake.

San Antonio 3 SW of 2nd 7/16/2026 In Review
26262 Design Study DS 26262 (Bettencourt) Streamlined This approval of Design Study DS 26262 (Bettencourt) authorizes a n amendment to a previously approved design study (DS 25097) for alterations at an existing single-family residence located on Mountain View Avenue 2 SE of
Guadalupe Street in the Single Family Residential (R-1) District. Modifications approved under this Design Study include: 1. The addition of one (1) additional skylight on the area of the west elevation located above the proposed
kitchen, and; 2. The replacement of one (1) existing skylight on the east elevation over the proposed bathroom. 3. Both skylights are Velux model FS-M04 with a rough dimension of

30.0625” x 31.4375” and will have an interior automatic blackout shade. Alterations not expressly listed in this authorization are not permitted. The project shall be
constructed consistent with the plans application materials dated approved by Community Planning & Building
Department on July 8, 2025 unless modified by the conditions of approval contained herein for the property located at Mountain View Avenue 2 SE of Guadalupe Street in the R-1 District and, APN: 010042007000 as depicted in the plans stamped approved by Community Planning and Building
Department on 07/20/2026 unless modified by the conditions of approval contained herein. 1. The addition of one (1) additional skylight on the area of the west elevation located above the proposed kitchen, and;

2. The replacement of one (1) existing skylight on the east elevation over the proposed bathroom.

3. Both skylights are Velux model FS-M04 with a rough
Mountain View Avenue
2 SE of Guadalupe Street
7/14/2026 7/20/2026 Approved
Page: 2 of 4
ATTACHMENT 2

26261 Historic
Evaluation
HE 26261 (Bragg) HISTORIC EVALUATION.

Associated Permit: DS 26253 (Bragg)
Proposed Project: Interior residential remodel consisting of kitchen and bathroom renovation, replacement of existing kitchen and bathroom windows with new energy-efficient
windows of similar size, interior door replacement, plumbing replacement, flooring replacement, and associated finish work. No addition to the building footprint is proposed.

NW CORNER OF
TORRES & 8th
7/14/2026 In Review
26260 Design Study DS 26260 (Hoang) One Tear off existing tar and gravel and install all new aluminum standing seam roof. Install 2 new skylights.

San Antonio 3 SW of 8th 7/1/2026 Incomplete
Submission
26259 Design Review DR 26259 (Stillwatercove
Partners, LLC)
One This approval of Design Review DR 26259 (Stillwatercove Partners, LLC) authorizes a replacement of dry-rotten
redwood elevated walkway and railing with like-for-like dimensions and materials located at Junipero 2 SW of 4th in the R-4 District and, APN: 010097002000 as depicted in the plans stamped approved by Community Planning and Building Department on unless modified by the conditions of approval contained herein.

Junipero 2 SW of 4th 7/1/2026 7/24/2026 Approved
26258 Preliminary Site
Assessment
PSA 26258 (Bair) addition and remodel to existing house, new detached ADU, new detached garage
Santa Fe 2 SW of 2nd
Ave
7/9/2026 In Review
26257 Temporary Use
Permit
TUP 26257 (7th & Dolores -
Car Week)
DATE & TIME: Extension of operating hours Wednesday -
Sunday, August 12 - 15, 2026 from regular closing time at 10:00 p.m. to extended closing time at 2:00 a.m.

DESCRIPTION: Temporary event during Car Week for the
Seventh and Dolores restaurant. Restaurant will be completely empty no later than 2:00 a.m. Last call will be no later than 1:00 a.m., at which time no more drinks or food will be served. All efforts will be made to maintain all patrons inside the restaurant, with no late seatings or service outside, and signage forbidding loitering and asking for quiet after normal business hours.

SE Corner of 7th &
Dolores
7/6/2026 In Review
26256 Appeal APP 26256 (Logan) Appeal of a decision by the Director of Community Planning and Building to deny a Use Permit for a drinking place at Lincoln 3 SW of Ocean.

Lincoln 3 SW of Ocean 7/6/2026 In Review
Page: 3 of 4
ATTACHMENT 2

26255 Notice of
Exempt Work
EW 26255 (Hirshman) (1) Replace existing wooden fence with 6-foot Redwood boards, pressure-treated posts, and 1 foot of lattice atop the fencing for a maximum height of 7 feet. Fence will start in the side setback, 15 feet from the property line in the front setback, and extend approximately 85 feet on the north side of the property between Lincoln 2 SE of 1st Avenue and
Lincoln 3 SE of 1st Avenue. (2) Replace two 35"W x 6'H side gates with Redwood materials to match new fence: one on the north side of the property between the main residence and the new fence and one on the south side of the property between the main residence and an existing fence.

Lincoln 3 SE of 1st Ave 7/8/2026 7/8/2026 Approved
26254 Design Review DR 26254 (VIN by the Sea) Streamlined 4 new exterior seats Dolores 2NW of 6th Ave 7/2/2026 In Review 26253 Design Study DS 26253 (Bragg) One Interior residential remodel consisting of kitchen and bathroom renovation, replacement of existing kitchen and bathroom windows with new energy-efficient windows of
similar size, interior door replacement, plumbing replacement, flooring replacement, and associated finish work. No addition to the building footprint is proposed.

NW Corner of Torres &
8th
7/6/2026 In Review
26249 Design Study DS 26249 (Thomas) Streamlined This approval of Design Study DS 26249 (Thomas) authorizes a reroofing of entire roof from existing wood shingles to Sheffield Metals 15" wide snap-lock metal roof panels in the color Medium Bronze over new 1/2 OSR plywood located at Carmelo 2 SW 4th in the R-1 District and, APN: 010253023000 as depicted in the plans stamped approved by Community
Planning and Building Department on 07/27/2026 unless
modified by the conditions of approval contained herein.

Carmelo 2 SW 4th 7/7/2026 7/27/2026 Approved
26248 Temporary Use
Permit
TUP 26248 (Stilwell Hotel) EVENT SUMMARY Range Rover House - Hotel and restaurant buyout for car week. Load-in 8/9, setup complete 8/12, 9am.

Live dates 8/12-8/15, 11am-10pm. Load-out 8/15-8/18. Static 4 car display in forward area of the parking lot, built stage for guest hospitalit back half of the lot, 5 car test drives, car reveal indoors. VIP dinners at Foray Restaurant. Will have Valet parking spots around the streets of the hotel secured, and off-site parking lot secured at Sunset Cultural Center.

NE corner San Carlos &
5th
7/9/2026 In Review
Total Records: 34 8/3/2026
Page: 4 of 4
ATTACHMENT 2

Entity # Application
Type
Business
Name
Business Description Location Date
Received
Date
Approved
Status
26039 New Business Carmel Realty
Company
Estate Management Dolores 2 NW of 8th Incomplete
Application
26038 New Business Banju Breakfast and lunch restaurant SW Corner of San Carlos Street & 6th Avenue
7/24/2026 Pending
Assignment
26037 New Business Small Batch
Jam Co.

Retail store for self-produced line of fruit preserves, including jams, jellies, and marmalade.

SW Corner of San Carlos Street and
7th Avenue
Incomplete
Application
26036 New Business The Dressed
Room
Interior design services PO Box 1750, Carmel, CA 93921 Incomplete Application
26035 New Business Carmel Coastal
Counseling
Marriage and family therapy services Junipero 2 SW of 4th 7/17/2026 In Review 26034 New Business E. Design
Studio
Interior design services; retail sales of furniture,
decor, and fabric
San Carlos 2 SW of Ocean, Doud
Craft Studios
7/10/2026 In Review
26033 Location
Change
The Mole Hole Retail gifts and collectibles Dolores Street 2 NE of 7th Avenue 7/2/2026 In Review 26032 New Business High Flow
Gallery
Gallery Retail Original Paintings, Original Gallery Art ES Dolores St between 5th & 6th 7/1/2026 In Review Total Records: 8 8/3/2026
07/01/2026 - 07/31/2026
Business License Report
Page: 1 of 1
ATTACHMENT 2

Permit # Date
Submitted
Date
Approved
Project Description Valuation Permit Type Property Location 260364 install tesla univeral car charger with new 60 amp branch circuit
2,045 Electrical Santa Rita 4 NW 1st Ave
260363 7/31/2026 Repair, Restoration and Refinishing Work to (3) Existing Exterior Steel Fire Escape Staircase Structures that are Mounted to the Exterior of the Existing Pine Inn Hotel.

Provide Repair to Existing Structural Elements as Directed by Structural Engineer as Needed and Refinish All Exterior Stucco Finishes with Like-Kind Stucco Texture and Painted Finishes, and All Repaired Fire Escape Steel Structures to be Refinished in Like-Kind "Pine Inn Black" Painted Finish.
30,000 Building NE Corner of Monte Verde & Ocean
260362 7/30/2026 7/30/2026 Remove and replace the existing boiler and associated mechanical, plumbing, venting, gas piping, condensate
system, and control components.
10,000 Mechanical Scenic 7 SE of 8th
260361 7/30/2026 Replace leaking plumbing for cold and hot water supply lines 5,500 Plumbing SE Corner of Santa Fe & 3rd 260360 7/30/2026 7/30/2026 Remove existing wood shake roof and install new wood shake roof to match.
41,000 Roofing NW Corner of Santa Fe & 6th
260359 7/30/2026 Remove and replace existing deck from back patio with spaced decking material. New landscaping throughout.
10,000 Building Guadalupe 3 NW of 5th
260358 7/29/2026 7/29/2026 Replace main electrical panel, like for like same location 2,500 Electrical 1st 2 SW of Torres 260357 7/28/2026 7/28/2026 Remove existing wood shingle roof and installation new Presidential TL composition shingles in color "Autumn Blend". 26,000 Building Monte Verde 4 NW of 4th
260356 7/27/2026 7/27/2026 Emergency restoration of main water line 6,845 Plumbing Guadalupe 5 NW of 6th 260355 7/27/2026 Demolition of an (e) single-story SFR with detached garage.

Construction of a (n) two-story SFR with attached garage. 1,000,000 Building North Casanova 2 SE of Palou
260354 7/24/2026 7/24/2026 Remove existing floor finishes and replace with porcelain floor time. Remove existing ceramic tile wall cladding on half wall and remove existing bar cabinetry.
0 Exempt Work SW Corner of San Carlos & 6th
260353 7/24/2026 Construction of new attached 793sf ADU with 2 bedrooms and 1 bath. Exterior materials to match newly constructed main residence.
500,000 Building Vizcaino 9 SE of Mountain View
260352 7/24/2026 7/24/2026 Remove and replace approx 30' of 1" pex water service line. 7,295 Plumbing Vizcaino 4 SE of Mountain View Building Permit Report
07/01/2026 - 07/31/2026
Page: 1 of 4
ATTACHMENT 2

260351 7/24/2026 Demolish existing house, garage, and guest room.

Construction new 2,460sf residence with an attached garage, including 4 bedrooms, 3.5 bathrooms, 5 skylights, and
laundry room. Residence to have wood siding, aluminum clad windows/doors, and combination of standing seam metal roof and flat roof areas with tar and gravel.
1,600,000 Building Vizcaino 9 SE of Mountain View
260350 7/22/2026 Demolition of an (e) SFR and detached garage. Construction of a new 3,523sf SFD, inclusive of a 473sf attached garage, 600,000 Building 11th 2 NE of Torres
260349 7/22/2026 7/22/2026 Replace water line from meter to where it enters house - 20' of 1" aquapex.
4,000 Plumbing Crespi 9 SE of Mountain View
260348 7/21/2026 Repainting and refinishing house. Sand and paint body of house white, mullions and insert black and fascia black. 0 Exempt Work 5010 Monterey St
260347 7/20/2026 Interior remodel of existing kitchen, primary bath and secondary bath.
98,000 Building Guadalupe 5 SE of 7th
260346 7/20/2026 7/20/2026 Replacement of two Challanger brand sub panels with new inkind panels.7,250 Electrical San Carlos 2 NW of 6th 260345 7/20/2026 Minor interior improvements to include kitchen faucet replacement, cabinetry replacement in kitchen and bathroom, and lighting replacements in same locations and in-kind. 0 Exempt Work SW Corner of San Carlos & 10th
260344 7/20/2026 Interior improvements to convert former wine tasting room into a studio apartment and a private dining room for the adjacent Pocket restaurant. Total seating to remain
unchanged.
40,000 Building Lincoln 5 NE of 6th
260343 7/17/2026 7/24/2026 Install (1) Tesla Powerwall 3 Expansion unit. Tying into existing system. tapping into 200A main.
15,950 Electrical Casanova 5 SE of 12th
260342 7/20/2026 7/22/2026 Replace 6 old windows with new ones, to match same type already used from DS 26017
18,000 Exempt Work Santa Rita 5 SE of 2nd
260341 7/20/2026 VOID - 2 Bathroom Remodels 50,000 Building Santa Rita, 5 SE of 2nd, Carmel 260340 7/16/2026 Replacement of an existing shake roof with a metal standing seam roof (Sheffield Metals; "Cor-Ten AZP Raw").
40,000 Roofing SE Corner of Santa Fe & 4th
260339 7/16/2026 Rework deck to level surface and bring railing up to 42" height.
1,200 Building Santa Rita 2 SW of 2nd
260338 7/16/2026 7/29/2026 Remodel of two bathrooms and repair of associated water damage.
20,000 Building NE Corner of Guadalupe & 3rd
Page: 2 of 4
ATTACHMENT 2

260337 7/16/2026 Interior and Exterior renovations to existing commercial buildings to create a restaurant and deli commercial kitchens as approved under Planning Permit No. 2026-05-PC
540,000 Building Dolores 2 NE of 5th
260336 7/16/2026 Installation of a temporary free standing event structure including raised deck, pergola, and waterproof fabric canopy. 330,000 Building NE Corner of San Carlos & 5th
260335 7/16/2026 Retaining Wall Repair with Stairs and Concrete Pad Installation 2,500 Building San Carlos 2 NE of 12th 260334 7/15/2026 7/15/2026 Remove existing roof. Install a CertainTeed Presidential TL asphalt roof in color "Autumn Blend".
26,000 Roofing 3rd 2 SW of Dolores
260333 7/15/2026 Reduce the height of an existing reinforced concrete bock wall by 16". Reduce the height of an all wood retaining wall along the rear and side yards to no more than 36".
2,500 Building Forest 3 SE of 8th
260332 7/15/2026 Demolish wall, windows, and framing around fireplace enclosure to repair fungus damage. Replacements to be
installed to match existing colors and materials.
50,000 Building 2nd 2 SW of Torres
260331 7/15/2026 Interior remodel to include new MEP systems, foundation upgrade, kitchen and bathroom. Install two dormers at
upstairs bedroom and new roof.
530,000 Building NW Corner of Forest & 7th
260330 7/15/2026 7/15/2026 Legalize previously unpermitted bathroom. 0 Building 7th 4 NE of Forest 260329 7/14/2026 Cell site modification 52,000 Building Ocean 2 SW of San Carlos 260328 7/14/2026 7/14/2026 Legalize unpermitting half bath installation. 0 Building Monte Verde 3 NE of 3rd 260327 7/14/2026 Water Damage Cleanup, removal and replacement of drywall 6,600 Demolition Rise & Roam - Corner of Mission Street and 7th Ave
260326 7/13/2026 7/21/2026 Exploratory demo of approximately 40.0 s.f. of stucco finish to help determine the condition of the underlying waterproofing and diagonal shear bracing.

CONDITION: Exploratory demolition to be limited to the nonstreet facing elevations to preserve historic character. 750 Demolition NW Corner of San Antonio & 8th
260325 7/13/2026 ESS added to existing pv for backup purposes 30,000 Electrical Guadalupe 3 SE of 2nd 260324 7/13/2026 Creation of new 417sf ADU 480,000 Building Scenic 3 SE of 12th 260323 7/13/2026 Exterior renovations to include (n) doors and windows throughout, (n) slate roofing, and (n) exterior cladding. Entry turret to be demolished and partial (n) roof at foyer.

Complete interior demolition and remodel. (N) sitework and landscaping. (N) view deck off main story of building.
2,090,400 Building Scenic 3 SE of 12th
Page: 3 of 4
ATTACHMENT 2

260322 7/10/2026 7/13/2026 Remove existing acrylic shower surround, replace with new pan and tile wash.
3,100 Plumbing 5006 Monterey St
260321 7/10/2026 7/15/2026 Remove existing roof and install new underlayment, and new CertainTeed Presidential TL in color "Autumn Blend".
10,000 Roofing 5006 Monterey St
260320 7/9/2026 Remodel of two existing bathrooms. 50,000 Building Santa Rita 5 SE of 2nd 260319 7/9/2026 7/28/2026 Installation of a 27 kwh Tesla energy storage project with one Tesla Powerwall 3 battery, Tesla expansion unit and backup switch.
42,500 Electrical NE Corner of San Antonio & 12th
260318 7/8/2026 Panel Upgrade 100 amp panel to 200 amp panel 5,500 Electrical Scenic 5 SE of 13th 260317 7/8/2026 7/8/2026 Remove & replace 70K BTU furnace 8,757 Mechanical Camino Real 2 SE of 8th 260316 7/7/2026 7/28/2026 Install roof mounted solar PV system, 3.68 kW, 8 panels total. 15,900 Electrical Casanova 2 NW of 9th 260315 7/7/2026 Remove existing wood shake roof and install a new Cedur synthetic shake roof in color "Walden".
200,000 Roofing San Antonio 3 SW of 2nd
260314 7/2/2026 7/7/2026 Remove and replace glass and glazing.

CONDITION: Existing historic wood muntins and frames are to remain.
0 Exempt Work NE Corner of Monte Verde & Ocean
260313 7/1/2026 7/15/2026 Tear off 1 layer & re-roof using Timberline UHDZ comp shingles in color "Barkwood", Class-A fire rated 14sqrs & 6sqrs of Duro-Last in color "Light Gray".
25,000 Roofing SW Corner of San Carlos & Ocean
260312 7/1/2026 7/1/2026 Removal of ivy from exterior of structure, replace missing roof nails, remove old signage, and touch up interior/exterior paint.

Amended 7/15/26 - Full exterior paint to match existing color. 0 Exempt Work Ocean 2 SE of Monte Verde
260311 7/1/2026 7/29/2026 Remove existing composition roof and replace with new CertainTeed Presidential TL roof in color "Country Gray" with a 30lb underlayment.
12,775 Roofing Santa Rita 2 SW of 2nd
260310 7/1/2026 7/1/2026 Remove existing cedar shake roof. Install new sheathing, underlayment, and roof vents. Install new GAF Timberline Ultra HDZ asphalt composition shingles in color "Weathered Wood".
19,170 Roofing Carpenter 3 SE of 3rd
260309 7/1/2026 Interior remodel to create a 222sf JADU on 2nd level. 78,000 Building Santa Fe 4 SW of 4th Total Records: 56 8/3/2026
Page: 4 of 4
ATTACHMENT 2

Case # Case Date Status Location Problem Description Date Received
Date Closed
26212 7/31/2026 Closed NW corner of Ocean and
Dolores
Unpermitted exterior signage 7/31/2026 7/31/2026
26211 7/31/2026 Open Junipero 4 SE of 10th Electrical issues and mold in rental unit 7/31/2026 26210 7/29/2026 Open Casanova 2 NW of 11th Possible root cutting and possible installation of a pathway in the public right-of-way in front of the house.
7/29/2026
26209 7/25/2026 Closed NW Corner of San
Antonio & 8th
Road barricade signs and cones in the public right-of-way on the street. "Masterwork Builders" sign installed in the public right-of-way. BP 260113 (McCallister)
7/25/2026 8/1/2026
26208 7/24/2026 Open SE Corner of Mission &
5th
Drainage work without a permit and outside the scope of approval for DV 260129 (Levett Properties).
7/24/2026
26207 7/24/2026 Closed SW Corner of Ocean &
San Carlos
"Knox Roofing" sign in the public right-of-way 4/29/2026 7/24/2026 26206 7/24/2026 Open Lopez 3 SE of 2nd Garbage bins stored in public right-of-way. 7/24/2026 26205 7/24/2026 Closed Lopez 5 SE of 2nd Garbage bins stored in public right-of-way throughout the week. (BP 250287)
7/24/2026 7/11/2026
26204 7/18/2026 Closed Junipero 4 SE of 8th Construction work commencing before 8:00 a.m.; loud music disturbing adjacent neighbors. BP 250242 (Bozzo)
7/17/2026 7/25/2026
26203 7/18/2026 Open SE Corner of Santa Fe
and 3rd
Site coverage installed outside scope of approved plans for Design Study DS 24315 (Mears); tree pruning without a
permit.
7/17/2026
26202 7/11/2026 Closed Mission Street between
Ocean & 7th - East &
West side
Cones and "no parking" signs in various locations on the sidewalk on the east and west side of Mission Street
7/10/2026 7/16/2026
26201 7/9/2026 Closed Lincoln NW of 9th Cones in public right-of-way 7/9/2026 7/9/2026 26200 7/8/2026 Open SW corner of Mission and
12th
Portable toilet in public right-of-way 7/8/2026
26197 7/8/2026 Open NE Corner of Guadalupe
& 3rd
Construction without permit. Complete bathroom remodel
including new window. Work being performed requires
approval and permit.

Instructed to apply for and obtain proper permit and approval prior to recommencing work.
7/8/2026
26196 7/8/2026 Closed Santa Fe 3 SW of 4th Construction work occurring before allowable working hours. 7/8/2026 7/8/2026 26195 7/7/2026 Open Carmelo 3 SW of 7th Site coverage and landscaping without permit 7/7/2026 Code Compliance Report
07/01/2026 - 07/31/2026
Page: 1 of 2
ATTACHMENT 2

26194 7/6/2026 Closed SW corner of San Carlos
and 10th
RV parked in public right-of-way 6/29/2026 7/7/2026
26193 7/3/2026 Open San Carlos 2 NE of 7th Storing trash receptacles adjacent to Wells Fargo parking lot; receptacles are unshielded and visible from adjacent
properties.
7/1/2026
26192 7/3/2026 Closed Ocean 2 NE of San Carlos A-frame sign in front of business 7/1/2026 7/3/2026 26191 7/3/2026 Closed Mission 2 NE of 3rd No ventilation above stove 7/1/2026 7/3/2026 26190 7/2/2026 Closed 2nd 2 NW of Lincoln Construction work that exceeds scope of approved plans associated with BP260156 (A & C Properties) & DS 24325
(A&C Properties Inc - Cattaneo).
7/1/2026 7/11/2026
26189 7/1/2026 Open Guadalupe 2 NW of 6th Unpermitted landscaping and site coverage changes that exceed the scope of approved plans in BP 22-485 (Williams).

STOP WORK ORDER issued.
6/29/2026
Total Records: 22 8/3/2026
Page: 2 of 2
ATTACHMENT 2

Case # Street Status Date Received Last Status Date Date Closed 26165 Open 6/18/2026
26076 Santa Rita Closed 4/15/2026 4/15/2026 4/25/2026
26068 Torres Open 4/8/2026 5/12/2026
26063 Open 3/24/2026
26013 Mission Closed 1/13/2026 1/27/2026 4/11/2026
Total Records: 5
Transient Rental Report
01/01/2026 - 07/31/2026
8/3/2026
Page: 1 of 1
ATTACHMENT 2

Permit # Permit Type Date
Submitted
Project Description Property Location Date Issued Status 260186 Driveway 7/31/2026 Remove and replace approximately 180sf of asphalt approach. Junipero 3 NE of 11th In Review 260185 Perm Ench 7/30/2026 Installation of 8' buried 2" PVC pipe for storm drain overflow from private property to public ROW.

Guadalupe 5 SW of
Ocean
In Review
260184 Temp Ench 7/29/2026 Installation of 300' of landscape barriers in three locations and replacement 24' of existing landscape barrier.

Scenic Pathway In Review
260183 Temp Ench 7/29/2026 Replacement of ten posts and addition of two posts with signage to the Scenic pathway. Addition of twenty freestanding signs to replace existing signage at landscape barriers.

Scenic Pathway In Review
260182 Temp Ench 7/28/2026 PG&E to replace enclosure. PM# 31827170 SE Corner of Dolores & 6th
7/30/2026 Issued
260181 Temp Ench 7/27/2026 PG&E to inspect two boxes. Traffic control required on Dolores St.

PM# 35788313
5th Ave & Dolores St,
Carmel
7/28/2026 Issued
260180 Temp Ench 7/24/2026 Power washing of Lincoln sidewalk, SE from Ocean Ave. Water to be reclaimed to ensure environmental compliance standards.

Approximately 4 hours of work.

SE Corner of Lincoln &
Ocean
7/27/2026 Issued
260179 Temp Ench 7/23/2026 Placement of a moving truck to block one lane of traffic. SW Corner of Lincoln & 4th
7/27/2026 Issued
260178 Temp Ench 7/22/2026 Vegetation Management to remove one tree from backyard. Includes crane lift and road closure. PM# 8210320
25955 Junipero In Review
260177 Temp Ench 7/20/2026 Replace sewer lateral in street.

CONDITION: Contractor is responsible for sealing the entire width of the street extending 10' on either side of the trench cut after final asphalt patch.

Vizcaino 4 SE of
Mountain View
7/24/2026 Issued
260176 Temp Ench 7/20/2026 PG&E to trench & backfill. PG&E to install new underground electric service. PM# 35669041
5855 Junipero Ave In Review
260175 Temp Ench 7/20/2026 Closure of street to replace sewer lateral. Approx 60' of trenching for line pull.

SE Corner of Lincoln &
12th
7/29/2026 Issued
260174 Temp Ench 7/20/2026 Crane lift and road closure to deliver materials. SW Corner of Dolores & 5th
In Review
260173 Temp Ench 7/16/2026 Reservation of four parking stalls to replace roof. SW Corner of Ocean & San Carlos
7/16/2026 Issued
260172 Temp Ench 7/15/2026 Replace sewer lateral using pipe brusting. Casanova 5 NW of Palou
7/16/2026 Issued
Encroachment Permit Report
07/01/2026 - 07/31/2026
Page: 1 of 2
ATTACHMENT 2

260171 Temp Ench 7/14/2026 PG&E to replace poles, overhead transformer & overhead electric services. ROAD CLOSURE AND TREE TRIMMING REQUIRED.
35737903 .

San Carlos St & Alta
Ave, Carmel
In Review
260170 Temp Ench 7/13/2026 PG&E to trench and backfill. PG&E to install new padmount transformer, replace poles, extend overhead primary, replace overhead service and install new underground service. TREE TRIMMING REQUIRED. PM# 35419734
Torres St & 4th Ave,
Carmel
7/16/2026 Issued
260169 Temp Ench 7/13/2026 Replace sewer lateral using pipe bursting. Lincoln 2 SE of 13th 7/16/2026 Issued 260168 Temp Ench 7/13/2026 Excavate a 5'x5' bellhole over sewer main. Pull new 4" SDR17 line through existing line
Santa Fe 2 NE of 5th 7/13/2026 Issued
260167 Temp Ench 7/10/2026 Trench along the side of the road to run new electrical conduit and new bellhole to run new gas service.

Torres 4 SE of 4th In Review
260166 Driveway 7/9/2026 Remove existing driveway and install Belgard qualine permeable pavers in color "Toscana".

NW Corner of Monte
Verde & 4th
In Review
260165 Temp Ench 7/9/2026 Bell over sewer main, bellhole at cleanout. Dig and daylight utility crossings. Pull 4" SDR17 pipe through existing main.
3017 Lausen Dr 7/13/2026 Issued
260164 Temp Ench 7/9/2026 Trenching for PG&E to bury electrical line across street Casanova 2 NW of 9th 7/9/2026 Issued 260163 Temp Ench 7/7/2026 Perform sewer spot repair SW Corner of Casanova & 11th
7/16/2026 Issued
260162 Temp Ench 7/7/2026 Access 37 existing poles, 1 existing vault, 3 existing peds, and one power supply for maintenance. Comcast Job # JB2553090
Various throughout City In Review
260161 Temp Ench 7/2/2026 Shoulder closure for aerial placement. AT&T Job# A05H10N Intersection of Dolores & 4th
7/7/2026 Issued
260160 Perm Ench 7/1/2026 Installation of stacked stone retaining walls extending from the driveway retaining walls, curving on the north side and extending on the south side until above existing grade to prevent erosion into the driveway.

Santa Fe 4 SE of 2nd In Review
260159 Temp Ench 7/1/2026 Refinish City Hall Outside Sign Box Monte Verde 3 SE of Ocean, Carmel
7/8/2026 Issued
Total Records: 28 8/3/2026
Page: 2 of 2
ATTACHMENT 2

Permit # Permit Date Permit Type Location of Property Description Status Approved Date
26148 7/6/2026 2. Tree
Removal/Pruning
NW Corner of San Antonio &
11th- 11th Ave. Walkway to
Scenic
Pine, about 3' Diameter Approved 7/20/2026
26149 7/7/2026 1. Tree Evaluation 25905 Junipero Pruning oaks / removing one non-native Approved 7/23/2026 26150 7/7/2026 2. Tree
Removal/Pruning
0 Ocean 1 NE of Santa Rita Removal of three acacia trees too close to house Approved 7/30/2026 26151 7/7/2026 1. Tree Evaluation 25940 Junipero EVALUATION: holly tree by garage window REMOVAL: Oak tree that is dead in the front
Approved 7/17/2026
26152 7/7/2026 2. Tree
Removal/Pruning
SE Corner of monterey st and
1st ave
Remove one dead Monterey Pine tree Approved 7/15/2026
26153 7/8/2026 2. Tree
Removal/Pruning
3 SE of 3 Rd Ave on
Guadalupe St
Remove one (1) pine tree and trim one (1) oak
tree of dead branches
In Review
26154 7/8/2026 2. Tree
Removal/Pruning
Lincoln 3 SE of 2nd Complete removal Approved 7/10/2026 26155 7/13/2026 2. Tree
Removal/Pruning
Carmelo 5 SW of 11th Oak In Review
26156 7/14/2026 2. Tree
Removal/Pruning
SE Corner of Ocean and
Carmelo
2 branches on pine tree Approved 7/17/2026
26157 7/15/2026 1. Tree Evaluation SE Corner of Perry Newberry & 5th Ave, Carmel
Evaluate 4 diseased oaks. In Review
26158 7/16/2026 1. Tree Evaluation NW Corner of 7th and Forest 6 oak trees with a BDH of approximately 18 inches In Review 26159 7/20/2026 2. Tree
Removal/Pruning
Monterey 3 NW of 2nd- Rear
and south rear side
(2) trees, (1) 14" Oak originating on neighbors
property, (1) 14" pine
Approved 7/28/2026
26160 7/20/2026 2. Tree
Removal/Pruning
Vizcaino 4 SE of Mountain
View
Removal: 1 13 inch Oak Approved 7/23/2026
26161 7/20/2026 2. Tree
Removal/Pruning
NW Corner of Torres & 8th Removal In Review
26162 7/21/2026 2. Tree
Removal/Pruning
SE Corner of Santa Rita & 4th 1- Acacia Melanoxylon- "Blackwood Acacia" - 45' HT x 18' SP x 22" CAL
Approved 7/21/2025
26163 7/22/2026 2. Tree
Removal/Pruning
Santa Fe 5 NW of 5th Incense Cedar - 4-5' in Diameter and @ 110' Tall Approved 7/27/2026 Tree Permit Report
07/01/2026 - 07/31/2026
Page: 1 of 2
ATTACHMENT 2

26164 7/23/2026 2. Tree
Removal/Pruning
NE Corner of Santa Fe & 2ndBack of house, north property line
Dead/dying tree per Justin Ono evaluation Approved 7/24/2026 26165 7/23/2026 2. Tree
Removal/Pruning
SE Corner of Santa Fe & 3rd Oak 7"+4" Approved 7/28/2026 26166 7/24/2026 1. Tree Evaluation Monte Verde Street 3 S/W 13th Avenue
Tree evaluation for purposes of updating PSA
21305
In Review
26167 7/27/2026 2. Tree
Removal/Pruning
Carmelo Street 2 NE 4th
Avenue
evaluation of existing coast live oak treet Approved 7/17/2026 26168 7/27/2026 1. Tree Evaluation San Carlos 2 SE of 1st Pine tree in backyard. The only pine tree in my backyard; it's a tall pine tree
In Review
26169 7/27/2026 2. Tree
Removal/Pruning
Casanova 2 NE of 10th 1 31 inch Coast Live Oak In Review 26170 7/28/2026 2. Tree
Removal/Pruning
Monte Verde 4 NE 4th,
Carmel by the sea, CA 93921
Tree removal Approved 7/29/2026
26171 7/28/2026 2. Tree
Removal/Pruning
SW Corner of Lincoln & 11thon the Lincoln side of the
house near the trash
Prune tree that is crushing gutter In Review
26172 7/30/2026 2. Tree
Removal/Pruning
San Carlos 3 SE of 13th 1. 19 in pine 2. 27 in pine 3. 23 in pine 4. 24 in pine
In Review
26173 7/30/2026 2. Tree
Removal/Pruning
Flanders 2 SE of Vizcaino, 3
Parcels "Pine", "Aspen",
"Birch & Cedar"
Insurance pruning In Review
26174 7/31/2026 1. Tree Evaluation SW Corner of Casanova & 9th PRUNING: Remove 1 8in limb growing to close to the chimney. REMOVAL: One 12 DBH Coast live
oak too close to the chimney
In Review
26175 7/31/2026 1. Tree Evaluation NW Corner of Ocean & Casanova
Trees on home roof + w/i 10 ft fire place In Review
Total Records: 28 8/3/2026
Page: 2 of 2
ATTACHMENT 2

*The performance goal for Code-3 (life threatening emergency-lights & siren) ambulance calls with a response time of 5 minutes or less from dispatch to arrival is 95%.

CITY OF CARMEL-BY-THE-SEA
Monthly Report
Public Safety
July 2026

FIRE/AMBULANCE REPORT
Summary of Carmel Fire & Ambulance’s July Calls for Service.

FIRE/AMBULANCE PERFORMANCE MEASURE
The performance goal for Code-3 (life threatening emergency-lights & siren) fire/ambulance calls with a response time of 5 minutes or less from dispatch to arrival is 95%.

For the month of July 2026, the fire/ambulance were able to meet those performance measures. The response time was 96% being under a five-minute response time with three (3) code-3 calls over 5 minutes.

Total number of combined incidents for Fire/Ambulance: 109 [ ((90 (72 Code 3 + 18 Code 2 Carmel incidents)) + (19 outside responses) ] = total with an average response time: 3:29 min. for Carmel Incidents and 8:07 min. for outside Carmel incidents.

Fire/Ambulance Calls Outside of Carmel
There were 19 calls for Ambulance response outside of Carmel-by-the-Sea with the highest total responses being in Monterey (7).

Code 3 Events Over 5 minutes = 3 out of 72 total calls: (All in Carmel-by-the-Sea)

SERVICE CALLS

1. 260730-MNT05926 E15 responded from St 15 area, delayed due to time of day/traffic 0:05:32 minutes MONTE VERDE STREET

2. 260721-MNT05664 E15 responded from St 15 area, delayed due to road construction 0:06:30 minutes DOLORES STREET

3. 260723-MNT05716 E15 responded from St 15 area, delayed due to time of day/traffic 0:05:02 minutes CARPENTER STREET
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Todd Trayer, Chief of Police
APPROVED BY: Brandon Swanson, City Administrator
ATTACHMENT 3

*The performance goal for Code-3 (life threatening emergency-lights & siren) ambulance calls with a response time of 5 minutes or less from dispatch to arrival is 95%.

Attachments:

1. RESPONSE SUMMARY REPORT BY INCIDENT TYPE 27060 CARMEL-BY-THE-SEA Alarm Date From: 07/01/2026 To: 07/31/2026
This shows all calls for service for Fire/Ambulance within Carmel-by-the-Sea

2. CARMEL-BY-THE-SEA July 2026 Response Summary Report by Incident Type a. This shows a graph of the calls within Carmel-by-the-Sea, the average response time, and % under 5 minutes.
b. RESPONSE SUMMARY REPORT BY DISTRICT 27015 CARMEL-BY-THE-SEA FIRE AMBULANCE Alarm Date From: 07/01/2026 To: 07/31/2026 This shows all the calls for service outside of Carmel-by-the-Sea that our Fire/Ambulance responded to.

3. CITY OF CARMEL - FIRE AMBULANCE DEPARTMENT July 2026 Response Summary Report by District Type
This shows a graph of the outside districts, the average response time and % under 5 minutes

4. Countywide Map
a. This map was provided to show the current boundaries of districts for Fire/Ambulance response (shows the map for items 3 and 4 above).

ATTACHMENT 3

Incident Type Category Incident Type Alarm Date Incident Number Response Time Combined Address Cross Street Priority

CYPRESS
Medical Fall 7/22/2026 6:09 PM 260722-MNT05702 0:04:35 24748 HANDLEY DRIVE 3 Noemerg Cancelled 7/5/2026 9:45 AM 260705-MNT05236 0:06:13 26245 CARMEL RANCHO BOULEVARD 3 Noemerg Cancelled 7/28/2026 6:19 PM 260728-MNT05886 0:03:16 24793 UPPER TRAIL 3 3 0:04:41

MONTEREY
Medical Abdominal pain / problems 7/12/2026 8:07 AM 260712-MNT05402 0:13:39 606 LAINE STREET 2 Medical Breathing problems 7/12/2026 1:47 PM 260712-MNT05412 0:08:16 2 ZARAGOZA VIEWS 3 Medical Fall 7/22/2026 7:33 PM 260722-MNT05706 0:06:21 1110 CASS STREET 3 Medical No appropriate choice (medical response) 7/14/2026 1:10 PM 260714-MNT05477 0:05:00 200 IRIS CANYON ROAD 3 Medical Sick case 7/31/2026 11:59 AM 260731-MNT05954 0:05:09 1501 SKYLINE DRIVE 3 Medical Sick case 7/17/2026 11:13 PM 260717-MNT05570 0:10:50 2338 DEL MONTE AVENUE 3 Medical Unconscious victim 7/10/2026 2:07 PM 260710-MNT05349 0:08:04 4 FOREST RISE PLACE 3 7 0:08:11

MONTEREY COUNTY
Medical Motor vehicle collision 7/16/2026 7:02 PM 260716-MNT05536 0:09:00 OLMSTED ROAD MTY SNS HIGHWAY 3 1 0:09:00

PACIFIC GROVE
Medical Fall 7/14/2026 8:13 PM 260714-MNT05496 0:03:00 938 SYIDA DRIVE 3 Medical Sick case 7/10/2026 6:46 AM 260710-MNT05342 0:15:00 291 JUNIPERO AVENUE 2 Medical Unknown problem (medical) 7/30/2026 9:58 AM 260730-MNT05923 0:01:00 621 JUNIPERO AVENUE 3 3 0:06:20

PEBBLE BEACH
Medical Back pain (non-trauma) 7/26/2026 12:34 PM 260726-MNT05809 0:10:22 1176 SIGNAL HILL ROAD 3 1 0:10:22

SEASIDE
Medical Convulsions / seizures 7/10/2026 10:30 PM 260710-MNT05365 0:11:00 1055 FREMONT BOULEVARD 3 Medical Sick case 7/9/2026 8:15 PM 260709-MNT05336 0:11:00 1144 FREMONT BOULEVARD 3 Medical Sick case 7/18/2026 9:25 AM 260718-MNT05582 0:16:23 1159 WHEELER STREET 2 Medical Unknown problem (medical) 7/9/2026 1:09 PM 260709-MNT05329 0:02:00 335 SONOMA AVENUE 3 4 0:10:06
Code 2 Calls 3
Code 3 Calls 16
19 Total Average Response Time 0:08:07

RESPONSE SUMMARY REPORT BY DISTRICT
27015 CARMEL-BY-THE-SEA FIRE AMBULANCE
Alarm Date From: 07/01/2026 To: 07/31/2026
Total # of Incidents
26 07 CFA Activity Report.xlsx 1
ATTACHMENT 3

District Response Number Average Response Time
Carmel Highlands 0 0:00
Carmel Valley 0 0:00
Cypress 3 4:41
Marina 0 0:00
Monterey 7 8:11
Monterey County 1 9:00
Pacific Grove 3 6:20
Pebble Beach 1 10:22
Seaside 4 10:06
Total Responses 19 8:07
Total Code 3 Calls: 16
AMB 15 Response Times for Code 3
Calls ≤ 5 minutes: 96%

CITY OF CARMEL - FIRE AMBULANCE DEPARTMENT
JULY 2026
Response Summary Report by District Type
Carmel Highlands
0%
Carmel Valley
0%
Cypress
16%
Marina
0%
Monterey
Monterey County 37%
5%
Pacific Grove
16%
Pebble Beach
5%
Seaside
21%
Carmel Highlands
Carmel Valley
Cypress
Marina
Monterey
Monterey County
Pacific Grove
Pebble Beach
Seaside
S:\600-Public-Safety\601-Fire-Safety-Admin\601-05-Fire-Services-OtherAgencies\Carmel\CFA Reports\26 07 CFA Response Summary.xlsx 8/6/2026 ATTACHMENT 3

Incident Alarm Date Incident Number Response
Time Combined Address Cross Street Priority
Confined cooking / appliance fire 7/10/2026 12:52 PM 260710-MNT05344 0:03:44 LINCOLN STREET 3RD AVENUE 3 Dumpster / other outdoor container fire 7/2/2026 7:13 PM 260702-MNT05166 0:00:16 SAN CARLOS STREET 2 2 0:02:00
Abdominal pain / problems 7/25/2026 4:15 AM 260725-MNT05773 0:04:04 SAN CARLOS STREET 3 Abdominal pain / problems 7/2/2026 5:02 AM 260702-MNT05149 0:04:29 CAMINO REAL STREET 3 Abdominal pain / problems 7/30/2026 11:08 AM 260730-MNT05926 0:05:32 MONTE VERDE STREET 3 Allergic reaction / stings 7/16/2026 1:09 PM 260716-MNT05525 0:03:52 SCENIC RD 11TH AVENUE 3 Allergic reaction / stings 7/18/2026 1:34 AM 260718-MNT05573 0:03:58 MONTE VERDE STREET 3 Altered mental status 7/5/2026 10:40 AM 260705-MNT05237 0:01:46 MISSION STREET 7TH AVENUE 3 Altered mental status 7/9/2026 1:40 PM 260709-MNT05330 0:03:27 SAN ANTONIO AVENUE 3 Altered mental status 7/24/2026 9:54 PM 260724-MNT05768 0:04:58 JUNIPERO AVENUE 8TH AVENUE 3 Altered mental status 7/20/2026 2:16 AM 260720-MNT05635 0:04:59 FOREST ROAD 8TH AVENUE 3 Animal bites 7/4/2026 1:03 PM 260704-MNT05220 0:00:00 MISSION STREET 6TH AVENUE 3 Back pain (non-trauma) 7/23/2026 6:20 AM 260723-MNT05712 0:03:27 CARPENTER STREET 1ST AVENUE 3 Back pain (non-trauma) 7/6/2026 3:10 PM 260706-MNT05260 0:03:54 25985 JUNIPERO STREET 3 Back pain (non-trauma) 7/23/2026 5:30 AM 260723-MNT05711 0:04:54 CARPENTER STREET 1ST AVENUE 3 Breathing problems 7/18/2026 10:59 AM 260718-MNT05584 0:04:05 4TH AVENUE LOBOS STREET 3 Chest pain (non-trauma) 7/24/2026 3:31 PM 260724-MNT05756 0:02:14 LINCOLN STREET 8TH AVENUE 3 Chest pain (non-trauma) 7/8/2026 4:20 AM 260708-MNT05298 0:04:43 9TH AVENUE TORRES STREET 3 Choking 7/22/2026 8:30 PM 260722-MNT05707 0:01:40 7TH AVENUE DOLORES STREET 3 Convulsions / seizures 7/20/2026 11:02 PM 260720-MNT05652 0:02:55 SAN CARLOS STREET 3 Diabetic problems 7/20/2026 3:15 PM 260720-MNT05650 0:03:13 LINCOLN STREET 7TH AVENUE 3 Fall 7/15/2026 11:04 AM 260715-MNT05505 0:00:15 6TH AVENUE MISSION STREET 3 Fall 7/21/2026 3:28 PM 260721-MNT05668 0:00:59 SANTA RITA STREET 3 Fall 7/16/2026 4:35 PM 260716-MNT05531 0:01:47 OCEAN AVENUE JUNIPERO AVENUE 3 Fall 7/25/2026 4:03 PM 260725-MNT05787 0:02:01 DOLORES STREET 8TH AVENUE 3 Fall 7/8/2026 7:38 PM 260708-MNT05311 0:02:21 SAN CARLOS STREET 3 Fall 7/27/2026 12:51 PM 260727-MNT05843 0:02:43 CASANOVA STREET OCEAN AVENUE 3 Fall 7/15/2026 12:29 PM 260715-MNT05507 0:02:53 DOLORES STREET 11TH AVENUE 3 Fall 7/22/2026 6:19 PM 260722-MNT05703 0:03:37 PERRY NEWBERRY WAY 3

RESPONSE SUMMARY REPORT BY INCIDENT TYPE
27060 CARMEL-BY-THE-SEA
Alarm Date From: 07/01/2026 To: 07/31/2026
FIRES

MEDICALS
26 07 Carmel Fire Activity Report.xlsx 1
ATTACHMENT 3

Incident Alarm Date Incident Number Response
Time Combined Address Cross Street Priority
FIRES
Fall 7/3/2026 12:25 AM 260703-MNT05173 0:04:36 LINCOLN ST 11TH AVENUE 3 Headache 7/6/2026 8:37 AM 260706-MNT05248 0:02:47 25945 JUNIPERO STREET 3 Heart problems 7/23/2026 5:53 PM 260723-MNT05730 0:02:30 JUNIPERO AVENUE 3RD AVENUE 3 Medical alarm 7/23/2026 3:46 PM 260723-MNT05727 0:02:19 SAN ANTONIO AVENUE 3 Medical alarm 7/16/2026 12:09 PM 260716-MNT05527 0:02:48 SAN ANTONIO AVENUE SW OF OCEAN AVE 3 Medical alarm 7/25/2026 2:28 PM 260725-MNT05785 0:03:55 LOBOS STREET 1ST AVENUE 3 No appropriate choice (medical response) 7/4/2026 12:44 PM 260704-MNT05216 0:02:38 OCEAN AVENUE JUNIPERO AVENUE 3 No appropriate choice (medical response) 7/13/2026 6:32 PM 260713-MNT05458 0:03:06 509 CASANOVA STREET 3 No appropriate choice (medical response) 7/27/2026 4:26 PM 260727-MNT05850 0:03:13 LINCOLN STREET 11TH AVENUE 3 Other traumatic injury 7/12/2026 3:22 PM 260712-MNT05415 0:01:28 MISSION ST OCEAN AVENUE 3 Overdose 7/28/2026 8:01 PM 260728-MNT05888 0:02:20 MONTE VERDE STREET 3 Sick case 7/21/2026 7:54 PM 260721-MNT05681 0:01:37 DOLORES STREET 7TH AVENUE 3 Sick case 7/26/2026 4:20 PM 260726-MNT05816 0:01:50 LINCOLN STREET 7TH AVENUE 3 Sick case 7/4/2026 6:31 PM 260704-MNT05226 0:01:51 OCEAN AVENUE MISSION STREET 3 Sick case 7/31/2026 5:53 PM 260731-MNT05961 0:02:02 LINCOLN STREET 7TH AVENUE 3 Sick case 7/14/2026 10:59 PM 260714-MNT05500 0:02:56 LINCOLN STREET 7TH AVENUE 3 Sick case 7/14/2026 3:03 PM 260714-MNT05484 0:04:22 DOLORES STREET 11TH AVENUE 3 Sick case 7/27/2026 2:39 AM 260727-MNT05829 0:04:59 LOBOS STREET 1ST AVENUE 3 Stroke / CVA 7/28/2026 4:01 PM 260728-MNT05879 0:01:05 OCEAN AVENUE MONTE VERDE STREET 3 Stroke / CVA 7/30/2026 6:12 AM 260730-MNT05918 0:02:31 MONTE VERDE STREET 3 Stroke / CVA 7/21/2026 12:06 PM 260721-MNT05664 0:06:30 DOLORES STREET 3RD AVENUE 3 Unconscious victim 7/3/2026 7:08 PM 260703-MNT05197 0:02:12 OCEAN AVE DEL MAR AVENUE 3 Unconscious victim 7/25/2026 12:26 PM 260725-MNT05782 0:02:21 MISSION STREET 7TH AVENUE 3 Unknown problem (medical) 7/4/2026 4:10 PM 260704-MNT05224 0:01:24 OCEAN AVENUE LINCOLN STREET 3 Well person check 7/24/2026 8:05 AM 260724-MNT05743 0:02:44 MONTE VERDE STREET 3 52 0:02:59
Electrical power line down / arcing / malfunction 7/26/2026 9:17 PM 260726-MNT05823 0:03:45 TORRES STREET 1ST AVENUE 3 Electrical power line down / arcing / malfunction 7/31/2026 11:27 AM 260731-MNT05952 0:04:12 ACACIA WAY 3 Gas leak / gas odor 7/25/2026 2:14 PM 260725-MNT05784 0:04:32 MISSION STREET 12TH AVENUE 3 Smoke investigation 7/24/2026 9:22 PM 260724-MNT05767 0:04:54 25990 RIDGEWOOD ROAD 2 4 0:04:21
Citizen assist / service call 7/11/2026 12:29 PM 260711-MNT05376 0:03:10 6TH AVENUE MISSION STREET 3 Citizen assist / service call 7/7/2026 4:52 PM 260707-MNT05285 0:00:00 LINCOLN STREET 2ND AVENUE 2 Citizen assist / service call 7/14/2026 6:51 PM 260714-MNT05491 0:01:10 SAN CARLOS STREET 2 Citizen assist / service call 7/14/2026 11:13 AM 260714-MNT05473 0:02:55 LINCOLN STREET 7TH AVENUE 2

HAZARDOUS

PUBLIC SERVICE
MEDICALS cont.
26 07 Carmel Fire Activity Report.xlsx 2
ATTACHMENT 3

Incident Alarm Date Incident Number Response
Time Combined Address Cross Street Priority
FIRES
Citizen assist / service call 7/4/2026 10:42 AM 260704-MNT05211 0:05:22 GUADALUPE STREET 3RD AVENUE 2 Citizen assist / service call 7/27/2026 12:25 PM 260727-MNT05841 0:05:32 OCEAN AVENUE SAN ANTONIO AVENUE 2 Citizen assist / service call 7/15/2026 4:57 AM 260715-MNT05503 0:06:27 CASANOVA STREET 8TH AVENUE 2 Citizen assist / service call 7/12/2026 2:55 PM 260712-MNT05414 0:08:17 CAMINO REAL 2 Citizen assist / service call 7/12/2026 3:30 PM 260712-MNT05416 0:11:07 LINCOLN STREET 6TH AVENUE 2 Fire / smoke alarm 7/24/2026 7:08 PM 260724-MNT05763 0:02:51 PALOU AVENUE CASANOVA STREET 3 Fire / smoke alarm 7/18/2026 3:29 AM 260718-MNT05575 0:05:43 CASANOVA STREET FRASER WAY 2 Fire / smoke alarm 7/24/2026 7:03 PM 260724-MNT05762 0:05:54 SAN ANTONIO AVENUE 2 Fire / smoke alarm 7/13/2026 1:50 AM 260713-MNT05436 0:07:59 CASANOVA STREET FRASER WAY 2 Lift assist 7/23/2026 6:39 AM 260723-MNT05713 0:03:36 MISSION STREET 10TH AVENUE 3 Lift assist 7/7/2026 5:25 AM 260707-MNT05276 0:04:34 SAN ANTONIO AVENUE 3 Lift assist 7/9/2026 7:37 PM 260709-MNT05334 0:05:28 MONTE VERDE STREET 10TH AVENUE 2 Lift assist 7/25/2026 11:11 AM 260725-MNT05779 0:06:41 CAMINO REAL 2 Lift assist 7/12/2026 9:23 AM 260712-MNT05404 0:08:17 10TH AVENUE 2 18 0:05:17
Accidental alarm 7/11/2026 4:55 PM 260711-MNT05385 0:02:06 SAN ANTONIO AVENUE 3 Accidental alarm 7/11/2026 9:54 AM 260711-MNT05373 0:02:49 CAMINO REAL ST 8TH AVENUE 3 Accidental alarm 7/11/2026 6:50 PM 260711-MNT05390 0:03:35 MONTE VERDE STREET 3 Accidental alarm 7/29/2026 10:35 AM 260729-MNT05900 0:01:00 TORRES STREET 1ST AVENUE 3 Cancelled 7/18/2026 2:14 PM 260718-MNT05590 0:01:00 OCEAN AVENUE TORRES STREET 3 Intentional false alarm 7/28/2026 11:42 AM 260728-MNT05872 0:03:23 MONTE VERDE STREET 3 Malfunctioning alarm 7/26/2026 7:55 PM 260726-MNT05821 0:02:25 JUNIPERO AVENUE 4TH AVENUE 3 Malfunctioning alarm 7/4/2026 9:26 AM 260704-MNT05208 0:02:49 JUNIPERO AVENUE 7TH AVENUE 3 Malfunctioning alarm 7/27/2026 5:22 AM 260727-MNT05833 0:04:24 FLANDERS WAY 2 NE OF VIZCAINO AVE 3 Malfunctioning alarm 7/23/2026 9:31 AM 260723-MNT05716 0:05:02 CARPENTER STREET 2ND AVENUE 3 Malfunctioning alarm 7/31/2026 10:31 AM 260731-MNT05950 0:03:31 MONTE VERDE STREET 2 No incident found upon arrival / location error 7/4/2026 8:42 PM 260704-MNT05227 0:02:52 MONTE VERDE STREET 3 No incident found upon arrival / location error 7/6/2026 3:15 PM 260706-MNT05261 0:01:00 OCEAN AVENUE MONTE VERDE STREET 3 Other false call 7/18/2026 4:38 PM 260718-MNT05592 0:03:24 SAN CARLOS STREET 2 14 0:02:49
Code 2 Calls 18
Code 3 Calls 72
90 96%
Over 5 Minute Response Times Cause of Delay: Code 3 Responses Total # of Incidents
% Under 5 Minute Response Time
260730-MNT05926 E15 responded from St 15 area, delayed due to time of day/traffic 260721-MNT05664 E15 responded from St 15 area, delayed due to road construction 260723-MNT05716 E15 responded from St 15 area, delayed due to time of day/traffic

NO EMERGENCY
PUBLIC SERVICE cont.
26 07 Carmel Fire Activity Report.xlsx 3
ATTACHMENT 3

Type of Call Number Average Response Time
Fires 2 2:00
Medicals 52 2:59
Hazardous 4 4:21
Rescues 0 0:00
Public Services 18 5:17
No Emergency 14 2:49
Assisting Law Enforcement 0 0:00
Total Responses 90 3:29
Total Code 3 Calls: 72 77
Response Times for Code 3 58
Calls ≤ 5 minutes: 96% 19
AMB 15 In City Responses:

AMB 15 Out of City Responses:

CARMEL-BY-THE-SEA
JULY 2026
Response Summary Report by Incident Type
AMB 15 Total Responses:

Fires
2%
Medicals
Hazardous 58%
4%
Rescues
0%
Public Services
20%
No Emergency
16%
Assisting Law
Enforcement
0%
Fires
Medicals
Hazardous
Rescues
Public Services
No Emergency
S:\600-Public-Safety\601-Fire-Safety-Admin\601-05-Fire-Services-OtherAgencies\Carmel\Carmel Monthly Response Report\26 07 Carmel Fire Response Summary.xlsx 8/6/2026 ATTACHMENT 3

Fresno County
Kings
County
San Luis Obispo County
San Benito County
South County FPD
Aromas Tri-County FPD
North County
FPD
Pebble
Beach
CSD
Monterey County
Regional FPD Cypress
FPD
Carmel
Highlands
FPD
Gonzales Rural FPD
Big Sur VFB
Mid-Coast
VFB
Cachagua FPD
Mission Soledad
Rural FPD
Greenfield FPD
/
/
/
H
Monterey Reg
Airport. Salinas
Parkfield
King City
Carmel
Valley
Big Sur
Jolon
Bradley
San Lucas
Pajaro
Castroville
Marina
/
/
/
/
/
/
/
P
a
c i f i
c
O
c
e
a
n
Gonzales
Greenfield
San Juan
Bautista
Hollister
Coalinga
Pinnacles
National Park
Lucia
Los
Padres
N at i onal
F orest
Santa Cruz Co
Lonoak
Avenal
Paicines
San Benito
Lake
San Antonio
Soledad
Moss Landing
Aromas
Prunedale
Ft. Hunter San Ardo
Liggett
Camp Roberts
Camp Roberts
Lockwood
Pt. Sur
Garrapata
Chualar
Spreckels
Arroyo
Seco
Tassajara
Fort Ord
National
Monument
/
/
Source: Agency Boundaries, LAFCO. Map prepared June 5, 2020. 0 5 10 Miles
Fire Protection & Emergency Medical Services
Fire Protection District or CSD
Aromas Tri-County FPD
Cachagua FPD
Carmel Highlands FPD
Cypress FPD
Gonzales Rural FPD
Greenfield FPD
Mission Soledad Rural FPD
Monterey County Regional FPD
Monterey Regional Airport (Airport Property)
North County FPD
Pebble Beach CSD
South Monterey County FPD
Volunteer Fire Brigade/Company
Big Sur VFB
Mid-Coast VFB
LAFCO of Monterey County

LOCAL AGENCY FORMATION COMMISSION OF MONTEREY COUNTY
City Limits (City Responsible
for Fire Service)
Highway
Major Road
±
·|þ}1
£¤101
·|þ}25
£¤101
!"#$5
Emergency Medical Services
County Service Area 74 (County-wide)
·|þ}198
·|}þ1
·|}þ68
·|}þ156
·|}þ183
ATTACHMENT 3

Fresno County
Kings
County
San Luis Obispo County
San Benito County
Salinas
Parkfield
King City
Carmel
Valley
Big Sur
Jolon
Bradley
San Lucas
Pajaro
Castroville
Marina
P
a
c i f i
c
O
c
e
a
n
Gonzales
Greenfield
San Juan
Bautista
Hollister
Coalinga
Pinnacles
National Park
Lucia
Los
Padre s
N at i onal
Fores t
Santa Cruz Co
Lonoak
Avenal
Paicines
San Benito
Lake
San Antonio
Soledad
Moss Landing
Aromas
Prunedale
Ft. Hunter San Ardo
Liggett
Camp Roberts
Camp Roberts
Lockwood
Pt. Sur
Garrapata
Chualar
Spreckels
Arroyo
Seco
Tassajara
Fort Ord
National
Monument
/
/
Carmel
Monterey
Pebble
Beach Source: Agency Boundaries, LAFCO. SRA, CAL FIRE, 2018. Map prepared May 7, 2020. 0 5 10 Miles
Fire Protection Responsibility Areas
State Responsibility Areas
Local Responsibility Area (LRA)
State Responsibility Area (SRA)
Federal Responsibility Area (FRA)
LAFCO of Monterey County

LOCAL AGENCY FORMATION COMMISSION OF MONTEREY COUNTY
City Limits
Highway
Major Road
±
·|þ}1
£¤101
·|þ}25
£¤101
!"#$5
·|þ}198
·|}þ1
·|}þ68
·|}þ156
·|}þ183
ATTACHMENT 3

#
Request
Date
10-day
response
14-day
extension Records Requested Requester Name Completed Notes 26-127 7/1/2026 7/13/2026
We request all records, including executed contracts,
purchase orders, invoices, and solicitation/RFP documents for products or services purchased from CivicPlus, Inrix, Replica, Streetlight Data, Hoover, Karcher, Nascare, and Sanitaire, covering the past three years to present.

Spreadsheet exports preferred; PDF, Word, or standard
ERP/finance reports also work. This is a commercial
research request.

Woo Park, The Data
Branch 7/17/2026 records sent
26-128 7/3/2026 7/15/2026
all building permits issued from January 1, 2020 through the date this request is processed. This is the standard
permit-activity report your department's system already produces for tracking issued permits — I am not asking you to create a new record, only to run/export the existing report for the date range above. Requested as a bulk electronic export (CSV, Excel, or delimited text) rather than individual PDFs, containing the following fields where available:
- Permit number
- Application/permit type (AP Type)
- Permit status
- Category
- Work type
- Apply date
- Issued date
- Finaled date
- Plans required (Y/N)
- Building square footage (Bldg Sq Ft)
- Builder / contractor name
- Valuation
- Parcel number (APN)
- Project address
- Subdivision
- Lot number
- Description of work
- Number of dwelling units (where applicable)
Txais Xiong 7/6/2026 records sent
City Clerk PRA Log
July 2026
ATTACHMENT 4

#
Request
Date
10-day
response
14-day
extension Records Requested Requester Name Completed Notes 26-129 7/6/2026 7/16/2026
Spreadsheet that contains purchase order data for the
entire City from 9-1-2025 to present, containing: Purchase order number (or equivalent)
- Purchase date
- Vendor ID or name
- Department or issuing entity (if available)
- Line item description
- Quantity
- Unit price
- Total price
Harold Cherry, The Data
Branch 7/21/2026 records sent
26-130 7/6/2026 7/16/2026 8/21/2026
any and all purchasing records from 1/1/2015 to current.

The request is limited to readily available records without physically copying, scanning, or printing paper documents.

Any editable electronic document is acceptable.

The specific information requested from your
record-keeping system is:

1. Purchase order number. If purchase orders are not used a comparable substitute is acceptable, i.e., invoice,
encumbrance, or check number

2. Purchase date

3. Line item details (Detailed description of the purchase)

4. Line item quantity

5. Line item price

6. Vendor ID number, name, address, contact person and
their email address
Lisa Chatar,
SmartProcure 8/25/2026
records from
2017-present sent to
the requester.
26-131 7/7/2026 7/17/2026 Michael Garcia, BKF 7/8/0206
No responsive
records. Notified
requester so submit a
request to CAWD and
CalAM.
26-132
request remodel plans for address: 26090 Ladera Dr.

Carmel, CA. Remodel plans were from approx 1997 - 1999.

I believe the plans were generated by architect Ed Nimis.

Existing Sanitary Sewer main on Lincoln Street and existing water main on 6th Avenue at the corner of Lincoln Street and 6th Avenue (Harrison Memorial Library).

City Clerk PRA Log
July 2026
ATTACHMENT 4

#
Request
Date
10-day
response
14-day
extension Records Requested Requester Name Completed Notes 26-133 7/10/2026 7/20/2026
The list of all cannabis position’s titles, salaries, names and emails of the persons currently in the position that play a role in cannabis regulations.

Jonathan, National
Council on Municipal
Cannabis
7/17/2026 No records exist
26-134 7/10/2026 7/20/2026 All permits for APN #010165024000 since 2021 Lisa Talley Dean 7/10/2026 Records sent 26-135 7/11/2026 7/23/2026 permit history for the property on the Corner of Crespi and Mountain View. APN 010-052-030-000 Elizabeth McBride 7/17/2026 Records sent 26-136 7/15/2026 7/27/2026 All planning and building records for 175 Santa Fe St.

Carmel. (0 Santa Fe 3 NW of Second Ave.)
Kristin Setliff, Affinity
Residential Design LLC 7/17/2026 Records sent
26-137 7/15/2026 7/27/2026 8/14/2026 Map or list of streets under paving moratorium AND Map or list of planned paving projects Adam Green, Civil Grid 8/18/2026 Records sent 26-138 7/15/2026 7/27/2026 8/14/2026
Copies of all public records relating to Christine Sandin’s employment or contractual relationship with the Sunset
Center in Carmel-by-the-Sea. Specifically, I am requesting:
- Any employment agreement, independent contractor
agreement, consulting agreement, or other contract
between Christine Sandin and the Sunset Center.
- Any amendments, extensions, renewals, or modifications to such agreements.
- Records identifying her compensation, including salary, bonuses, stipends, benefits, reimbursements, housing
allowances, or other forms of compensation provided
pursuant to her agreement.
- Any severance agreement, separation agreement, or
settlement agreement relating to her employment or service with the Sunset Center, if applicable.
- Records approved by the Sunset Center Board of
Directors relating to the approval, renewal, or modification of her contract or compensation package, including meeting minutes and resolutions that are public records.
- Any documents setting forth the term of her employment or engagement, duties and responsibilities, and provisions regarding performance reviews, termination, or renewal.

Grant Barbeito 8/17/2026 No records exist
26-139 7/16/2026 7/27/2026
Any and all City Policies related to volume studies;
including but not limited to volume studies on ADUs,
volume studies on decks and volume studies on ADU
rooftop and/or other decks.

Krista Ostoich, Ostoich
Law 7/22/2026 Records sent
City Clerk PRA Log
July 2026
ATTACHMENT 4

#
Request
Date
10-day
response
14-day
extension Records Requested Requester Name Completed Notes 26-140 7/17/2026 7/27/2026 8/21/2026
Pursuant to the California Public Records Act (Gov. Code § 7920.000 et seq.), I request copies of the following records:

1. All current or most recently awarded service contracts, agreements, or purchase orders for fire/life-safety systems inspection, testing, and maintenance (ITM) at City-owned or City-operated facilities, including: (a) fire sprinkler systems, (b) fire alarm and detection systems, (c) portable fire extinguishers, (d) commercial kitchen hood/suppression
systems, and (e) backflow/fire-pump testing. 2. For each such contract: the vendor name, contract amount/value,
term/expiration date, and scope of work. 3. Any related invoices or inspection reports from the past 12 months for the above services. This request pertains to the City's own facilities portfolio (city hall, police/fire stations, libraries, community/senior centers, corporation yards, water/utility buildings, parking structures). It is not property-specific.

Daniel Opfer, Murphy
Civic Research ongoing
Extended deadline to
eadline to 8/31/26 for
the remaining
documents due
volume of separate
and distinct records
under GC
7922.535(c)(2). First
set of records sent
8/25/2026.
26-141 7/17/2026 7/27/2026
The complete purchasing-card, procurement-card, or
employee credit-card transaction register for City of
Carmel-by-the-Sea for January 1, 2025 through December
31, 2025, including for each transaction:
- transaction or posting date
- merchant or vendor name
- transaction amount
- department, division, account, project code, or cost center - merchant category code, if carried in the export
Sam Crombie, Bluedoor 8/11/2026 Records sent
City Clerk PRA Log
July 2026
ATTACHMENT 4

#
Request
Date
10-day
response
14-day
extension Records Requested Requester Name Completed Notes 26-142 7/19/2026 7/30/2026 Bryan, Shelton Roofing 7/20/2026 We do not have the
specific record you
requested. We can
provide a list of all
building permits
issued from
2006-present - these
records were sent to
the requester.
26-143 7/20/2026 7/30/2026
all records, including executed contracts, purchase orders, invoices, and solicitation/RFP documents for products or services purchased from Recorded Future, Dataminr,
Shadow Dragon, Galls, Webbs, and GT Distributors,
covering the past three years to present.

Woo Park, The Data
Branch 7/21/2026 No records exist
26-144 7/20/2026 7/30/2026
I request the crime statistics crime data, police activity data, and related statistical summaries maintained by the
Carmel-by-the-Sea Police Department following specific
time frames:
- January 2022 through December 2022
- May 2023 through December 2025
- March 2026 through May 2026
including but not limited to: any datasets, spreadsheets, exports, dashboards, reports, summaries, presentations, police service reports, crime analysis reports, monthly reports, quarterly reports, and/or annual reports.

Patrick Wortmann 8/18/2026
Crimestate Reports
from 2022 - present
were sent.
copies of public records relating to residential roofing permits maintained by your agency, from January 1, 2006 – December 31, 2008, and January 1, 2024 to present.

Please provide for each roofing related permit:
- Permit Number
- Permit Issue Date
- Property Address
- City
- ZIP Code
- APN / Parcel Number (if publicly available)
- Description of Work
- Permit Type
- Contractor Name
- Contractor License Number (if available)
- Property Owner Name (if publicly available)
- Permit Status
- Final Inspection Date (if available)
City Clerk PRA Log
July 2026
ATTACHMENT 4

#
Request
Date
10-day
response
14-day
extension Records Requested Requester Name Completed Notes 26-145 7/20/2026 7/30/2026
I would like the following information from the previous owner of the Fireplace Inn, Places in Spaces (aka Saj
Hasanj). This also includes any of his representatives (Azul, Lawyer, Tim Billing, Shane Kunimura)
- Copy of Business License application form (not the
license, but the filled out form)
- All communications to/from the previous owner to the
Planning and Building department. This includes emails and call logs.

Amit Patel,
Delmontepines LLC ongoing
Business license
application sent
7/23/2026. Requested
a timeframe for the
communications.

Requester responded
7/23/2026 that the
timeframe for
communications is
12/24/2024 through
2/18/2026
26-146 7/20/2026 7/31/2026
To the Monterey County Assessor's Office,
I am requesting owner mailing address information
associated with a list of Assessor Parcel Numbers (APNs) located in Carmel-by-the-Sea. We previously obtained
building permit records for Carmel-by-the-Sea reroof
permits, which reference these parcels by APN only
(Carmel does not use standard street addresses). To
complete our records, we are requesting:
- Owner name of record
- Owner mailing address on file for property tax billing purposes (P.O. Box or other mailing address)
for each of the APNs listed in the attached spreadsheet (176 parcels).

Bryan, Shelton Roofing 7/21/2026
wrong jurisdiction - no
responsive records.

PRA request was
meant for the County
of Monterey
Assessor's Office.
26-147 7/21/2026 7/31/2026 Code compliance case #26166 Teri Randall 7/22/2026 redacted copy of case report provided
26-148 7/23/2026 8/3/2026
all records, including executed contracts, purchase orders, invoices, and solicitation/RFP documents for products or services purchased from Citizen Lab, CityZen, ZenCity,
GoVocal, Granicus, Raptor Tech, and SingleWire, covering the past three years to present.

Spreadsheet exports preferred; PDF, Word, or standard
ERP/finance reports also work. This is a commercial
research request.

Woo Park, The Data
Branch 7/23/2026 records sent
City Clerk PRA Log
July 2026
ATTACHMENT 4

#
Request
Date
10-day
response
14-day
extension Records Requested Requester Name Completed Notes 26-149 7/22/2026 8/3/2026

1. All records/writings related to APN 010-141-001 (Alan Porter, owner; Jennifer Belvins, operator of Mad Dogs and Englishmen), including but not limited to: applications regarding use of the property from 1965 to present, building and planning documents (permits, inspection cards,
conditional use permits, ancillary use permits, COOs,
building plans, etc).

2. Correspondence with the City's Building and Planning Departments, and correspondence with the Building Code
Board of Appeals regarding APN 010-141-001 (Alan Porter, owner; Jennifer Belvins, operator of Mad Dogs and
Englishmen), from 2018-present.

3. Certificate of Occupancy for Jewels on Ocean, dated
December 1, 2009.

4. Permit inspection cards from the building inspection completed August 23, 2024, in relation to Permit #230567 Elena Gavigan, Fenton
& Keller ongoing
Records for part #1, 3,
and 4 sent on
7/23/2026. Records
for part #2 sent on
7/30/2026, and will
continue to be
released on a rolling
basis due to the large
volume of separate
and distinct records
under GC
7922.535(c)(2).
26-150 7/23/2026 8/3/2026 The permit history for the property at Santa Lucia 2 NE Casanova, APN 010-176-025-000 since May 2, 2023.

Cody Wheeler,
Sotheby's 7/23/2026 records sent
26-151 7/24/2026 8/3/2026 8/28/2026
1) Names and titles of Carmel employees responsible for planning traffic control
2) List of all agreements between the City of Carmel and Monterey County re: the housing development project
planned for 24945 Valley Way, Carmel (the project).
3) A list of all communications between the City of Carmel and Monterey County regarding the project.

D. Mitchell Taylor 8/21/2026
No records exist for
part #1 and 2. Sent
records responsive to
part #3 on 8/21/2026.
26-152 7/25/2026 8/6/2026
seeking code violation records for Carmel-by-the-Sea.

Specifically, I need code violations related to tall
grass/weeds and trash/debris over the past 30 days, for residential properties and vacant lots/land only (not
commercial). Please include all matching violations whether open or closed.

Brandon Wunder 8/18/2026
PRA was submitted
twice - closed PRA as
a duplicate request.
26-153 7/28/2026 8/7/2026
A record of your current Local Appointments List for the City of Carmel-by-the-Sea. Please include the name of each
appointive body, the name and title of each appointee, and the total number of seats and vacancies for each appointive body. Please provide this information in whichever format is easiest for you (Excel, Word Document, PDF, etc.).

Gregory Fuller,
Monterey County
Republican Party
8/18/2026 Records sent
City Clerk PRA Log
July 2026
ATTACHMENT 4

#
Request
Date
10-day
response
14-day
extension Records Requested Requester Name Completed Notes 26-154 7/29/2026 8/10/2026 Hallie Bennett, The Data
Branch 8/11/2026 Records sent
26-155 7/30/2026 8/10/2026
We request all records, including executed contracts,
purchase orders, invoices, and solicitation/RFP documents for products or services purchased from Axon Enterprise, Inc., Digital Ally, Inc., Getac Video Solutions, HALOS
Security, and Motorola, covering the past three years to present.

Spreadsheet exports preferred; PDF, Word, or standard
ERP/finance reports also work. This is a commercial
research request.

Woo Park, The Data
Branch 8/11/2026 Records sent
26-156 7/30/2026 8/10/2026
We request all records, including executed contracts,
purchase orders, invoices, and solicitation/RFP documents for products or services purchased from CareHawk,
Quicklert, and Valcom, covering the past three years to present.

Spreadsheet exports preferred; PDF, Word, or standard
ERP/finance reports also work. This is a commercial
research request.

Woo Park, The Data
Branch 8/10/2026 No records exist
The Data Branch is submitting a public records request for records pertaining to vendor procurement and purchasing activity for: Axon and Motorola
We are interested in records from 2022 to now that
document the financial terms of any engagement with the vendors listed above. Where available, this may include per-unit pricing, subscription or licensing fees, and any implementation or onboarding costs.

City Clerk PRA Log
July 2026
ATTACHMENT 4

#
Request
Date
10-day
response
14-day
extension Records Requested Requester Name Completed Notes 26-157 7/31/2026 8/10/2026
I respectfully request copies of records sufficient to identify any enforcement actions involving companion or
non-agricultural birds that were permitted to fly outdoors.

Specifically, I request records from January 1, 1980,
through the present reflecting:

Any citation, warning, notice of violation, administrative citation, or criminal citation issued to the owner of a companion bird (including, but not limited to, parrots, macaws, cockatoos, cockatiels, conures, African greys,
amazons, eclectus, or similar avian species) for allowing the bird to fly outdoors.

Any enforcement action alleging that a companion bird was “at large,” “running at large,” “not under control,” “not confined,” or otherwise violated an animal restraint or confinement ordinance because the bird was flying.

Any administrative hearing decisions, appeal decisions, court cases, or settlement agreements arising from such citations.

Any written policies, training materials, memoranda,
guidance documents, or internal communications
discussing enforcement of ordinances against companion
birds that are permitted to fly outdoors.

Any records identifying whether racing pigeons, homing
pigeons, or similar birds are treated differently under your jurisdiction’s ordinances or enforcement practices.

If no responsive records exist, please provide written
confirmation that your agency has no records of citations or enforcement actions involving companion birds flying
outdoors during the requested period.

Gabriella De Carvalho,
Macaw Rescue Inc. 8/10/2026 No records exist
City Clerk PRA Log
July 2026
ATTACHMENT 4

# Request Date 10-Day Due
Date Info Requested Requestor Date Completed Notes
2026-001 07/02/2026 tw 07/12/2026 CA2600336 Lexis Nexis 07/02/2026 tw Mailed 2026-002 07/09/2026 tw 7/19/2026 Calls that will support an RO Kim Stemler 07/13/26 MS Picked up 2026-003 07/11/2026 mw 7/21/2026 CPRA req from 07/01/202 to 06/30/26
UnGover Sean
McDermott 07/15/2026 mw emailed
2026-004 07/13/2026
UNKN 7/23/2026 CG2600378 Dongsok Shin, NeweggCommerce, Inc

AT COUNTER FOR PICK
UP
2026-005 07/14/2026 MS 7/24/2026 CQ2600029 Aniqa Nasir 7/14/2026 emailed denial ltr ; rtn mail
2026-006 07/16/2026 TW 7/26/2026 CG2600214 Pryor, Jonnie 7/22/2026 tw mailed 2026-007 7/15/2026 MW 7/25/2026 CG2600365 Green, Bobbie 07/17/2026 TW Picked up 2026-008 7/20/2026 MS 7/30/2026 CFS- 04012026-0021 Marzoni, Michelle 7/20/26 ms picked up 2026-009 07/20/2026 tw 7/30/2026 CFS07172026-0009 Stone, Joan 07/22/2026 tw Picked up 2026-010 07/14/2026 ms 7/24/2026 CG2600214 Frontier Adjusters 7/20/26 ms Mailed 2026-011 7/21/2026 MS 7/31/2026 CG2600388 Susan Albertson 07/22/2026 tw Pick up 2026-012 7/27/2026 MS 8/6/2026 CG2400013 redacted report Elizabeth Dutt 7/28/26 MS to be picked up 2026-013 07/27/2026 mw 8/6/2026
CA2400421,
CA1900059,CA1900151,CA21001
88, CA2200366, CA2400371,
CA2400375
Kimberly Sarmiento
ATTY/ City ATTY 7/28/2026 Emailed 07/28/26 ccNova
2026-014 07/28/2026 mw 8/7/2026 CG2600214 photographs Pryor, Jonnie 7/29/2026 emailed fee paid 2026-015 07/29/2026 tw 8/8/2026 CG2600417 Morris, Wayne 07/29/2026 tw Picked up 2026-016 07/31/2026 TW 8/10/2026 CA2600412 Lexis Nexis 07/31/2026 tw Uploaded to cfax

POLICE RECORD REQUEST
LOG JULY 2026
ATTACHMENT 4

1 | Page

CITY OF CARMEL-BY-THE-SEA
Public Works Department
June 2026 Report
Public Works Director
• El Nino and Winter Preparedness planning is underway. Conducted an internal staff meeting last June 24 to start discussing the plan.
• Fuel Management Plan for Pescadero. 3 Quotes have been requested and received. Biological assessment to be conducted prior to the fuel management work. Fuel management plan for MTNP is also being discussed and planned.
• Sand redistribution work along the beach was completed from June 22nd to June 30th as part of the Shoreline Management Plan. Second sand redistribution work to be repeated by the end of Summer to move sand towards the revetments in preparation for winter and the predicted El Nino.
• 13th Avenue Vegetation Clearing Work in preparation for Wildfire Evacuation Route • Review of the RFP Architectural Services Proposal for the PD/PW has been on-going. • Project Manager recruitment is on-going.
• Public Works Director recruitment is on-going.
• Public Works currently has 5 vacant positions: PW Director, Project Manager, Permit Tech, and 2 Maintenance Workers (one for Forestry, one for Street Maintenance) Environmental Programs
• Draft Coastal Hazards Report
o Being reviewed by Planning Department and will be presented and reviewed by F&B and Planning Commissions by August.
• Renewing 5-year Coastal Development Permit (CDP 16-315); o Planning Commission review by July/August 2026 and approval expected September 2026.
• Renew 5-Year Coastal Development Permit
o Draft staff report for CDP extension for North Dunes Restoration. Planning Staff is currently reviewing it.
• Stormwater:
o Submitted response to the NOV to the regional Board on 6/12. • Plastic Bag Ordinance Changes:
o August 2026 CC Meeting Agenda- 1st reading in August. • SB 1383 MOU with ReGen for GY 26/27 and Greenwaste Rate Increases o Agreement is being processed.

TO: Forest and Beach Commissioners
SUBMITTED BY: Shari Carlet, Acting Public Works Director SUBMITTED ON: June 2026
ATTACHMENT 5

2 | Page
Facility Maintenance
• Emergency repairs at the Police Station have been completed with the help of Public Works Staff and contractors (Evidence room, ventilation, flooring, etc...) • The city has acquired a Janitorial services agreement with Bright Building Maintenance. They start work on July 1, 2026.
• Branch Library: Staff worked with Library department for the Historical Wall project. • Scott House painting: Staff working with Planning Department to obtain permits to paint the Scott House and fix the window leaks.
• Vista Lobos- Obtaining quotes for installation of Transfer Switches for generator for EOC Street Maintenance
• Sand Redistribution at the beach work completed by Street Operations crew. • Continued sidewalk repairs and name sign painting throughout the city • Continuous Annual Traffic Marking painting.

Project Management for the Capital Improvement Program
Shoreline:
• CIP-Beach Stairs: Project is being rebidded. Conducted the mandatory pre-bid meeting last June 22nd with 6 contractors attending the mandatory meeting. Bid Due Date: July 21. • CIP- 4th Ave Outfall & Sand Ramp:
o Operations pushed sand at the bottom of the sand ramp. • Priority - Emergency Repair of 11th Ave shoreline erosion:
o Engineer consultant agreement has been completed.
• CIP - EV Chargers / Panel Upgrade Project: ADA compliance is being reviewed and will be designed as part of this project.

Additional Capital and External Agency Improvement Projects:
• CIP – Conglomerate Paving Project: Approximately 90% of the paving work is complete.

Continuation and completion of the micro surfacing work to be completed this week. • An ADA ramp and ADA parking has been designed and will be installed in July at Scenic and Santa Lucia.
• ADA layout adjustments for the Del Mar Restroom are currently under review. • Utility Agency CAWD projects working on more microsurfacing work at Scenic. • Private Development: The Ulrika Project is ongoing, with periodic street closures on Dolores from 5th to 6th Avenues.

FY25-26 CIP Projects Competed:
• Fire Station Upgrade
• Forest Theater Stage
• Sunset Center Painting Phase 2
• ADA Upgrade Year 8 (Railing on steps at Devendorf Park) • Rio/Junipero Media
• Park Library Window Repair
• Yoga Center Re-roof
• Forest Plan Implementation Year 2
• Resurfacing Sunset Center Parking Lot
• Devendorf Park Improvements
ATTACHMENT 5

3 | Page
• Sidewalk Repairs: Precision Grinding completed
Forestry, Parks, and Beach
• Refer to City Forester’s Report.

ATTACHMENT 5

CITY OF CARMEL-BY-THE-SEA
Monthly Report
City Forester’s Report
Forestry, Parks, and Beach Highlights:

Carmel Forest Master Plan (CFMP):
• City consultant Dudek is drafting a Categorical Exemption for QEQA.

Contractors:
• Landscape contractor Town and Country began weed whacking for fire fuel reduction throughout town. • Tree Contractors have task orders waiting to be issued in the new fiscal year for pruning and removals in preparation for the upcoming winter, as well as large task orders for stump grinding and replanting.

City Staff and Crews:
• City Forestry Crew removed 2 dead, dying, or invasive trees, planted 5 trees, and pruned 35 trees providing clearance for roads and stop signs, as well as maintaining tree health. • Fire Fuel Reduction: City crew continued work around various sites in town, including limbing up trees and weed whacking.
• City received new aerial lift truck allowing to better perform proactive tree pruning and staff have already started clearance pruning the Ocean Avenue Medians.

TO: Forest and Beach Commissioners
FROM: Justin Ono, City Forester
SUBJECT: June 2026 Forester’s Report
ATTACHMENT 5

**June numbers are through June 26, 2026**
2026 Permitted removals, pruning, and required planting Tree
permits
received
Tree
permits
Issued
Site
Inspections
Performed
Trees
approved
for
pruning
Removal of
Upper
Canopy
Removal
of Lower
Canopy
Required
to Plant
Upper
Required
to Plant
Lower
No room
for new
tree
Meets
Density
Rec.

Total
Number
of Trees
Required
January 29 22 5 14 8 13 9 14 1 1 23
February 15 6 1 6 3 4 0 2 1 1 2
March 31 20 7 12 7 13 13 16 0 2 29
April 24 17 6 12 5 12 6 12 0 1 18
May 23 13 5 15 4 11 7 7 0 1 14
June 21 13 3 5 1 16 1 12 0 0 13
July
August
September
October
November
December
2026 Totals 143 91 27 64 28 69 36 63 2 6 99
Historic permitted removals and required planting
Year
Permitted
removals
Removal
of upper
Removal
of lower
Replanting
Required
Replanting
of upper
Replanting
of lower
Replanting
%
Applications
processed
2021 204 81 123 135 81 54 66.18% 213
2022 149 82 67 85 48 37 57.05% 155
2023 324 211 113 223 164 72 68.83% 336
2024 231 110 121 231 118 113 100.00% 391
2025 222 102 120 160 72 88 72.07% 315
2026 97 28 69 99 36 63 102.06% 143
. Permit Information
ATTACHMENT 5

*Calendar year to date, stumps include contractors and will be updated upon completion of task orders.
*Numbers only represent correspondences received via the City’s website and do not incude live calls, voicemails, drop-in visitors, and emails sent directly to employees from residents, nor return calls and emails from staff.

City Forestry, Parks, and Beach Activities
ATTACHMENT 5

1 | Page

CITY OF CARMEL-BY-THE-SEA
Public Works Department
July 2026 Report
Public Works Director
• Fuel Management work for Pescadero Canyon has been completed including removal of dead and dying trees, vegetation, and shrubs, thinned dense brush to break continuous fuel remove canopies to 6’-10’, remove low branches and ladder fuels, clearing of the grass and low vegetation, clear fuels directly under trees, vertical clearance for emergency vehicles access, and vegetation clearing along the canyon and the south shoulder of the Casanova Fire Road. Biological survey was performed and a CDP permit was also obtained for this work but only applicable to city-owned properties.
• El Nino and Winter Preparedness planning is underway. Participated in the CERT meeting to discuss some El Nino scenarios. This preparedness will be on-going. • Significant preparation and coordination took place among Public Works, Police, Executive and Community Events staff, and volunteer groups for Car Week. Public Works played a major role in planning and executing public parking and the Mission Church shuttle, street closures, landscape replacements, signage, speed bumps, porta-potties, trash bins, janitorial services, and more.
• 13th Avenue vegetation clearing for the Wildfire Evacuation Route is underway. Inspection and notification forms have been prepared for field visits and distribution to residents. • The RFP for architectural services for the Police Department/Public Works facility has been reviewed, and the top four firms have been selected. Council has approved moving these finalists forward for interviews and the next phase of the selection process. • One Project Manager has been hired and began work on August 3, 2026. • Recruitment for the Public Works Director: tentative start date of September 1st • Public Works currently has 5 vacancies: Public Works Director, Capital Program Manager, Permit Technician, and two Maintenance Worker positions (one in Forestry and one in Street Maintenance).

Environmental Program
• Draft Coastal Hazards Report
o Joint meeting between Planning and F&B Commission has been set up for August 20, 2026.
o Staff had a booth at the farmers’ market every Thursday and may plan to do more to get input, feedback and answer questions about the policy.
o Report has been posted on the city website for Community review and comment. • Plastic Bag Ordinance Changes:

TO: City Council
SUBMITTED BY: Shari Carlet, MSCE, Acting Public Works Director SUBMITTED ON: July 2026
ATTACHMENT 5

2 | Page
o August 2026 CC Meeting Agenda- 1st reading in August. • SB 1383 MOU with ReGen for GY 26/27 and Greenwaste Rate Increases o Agreement is processed.
• Climate Change Action and Adaptation
o Council approved an operating budget of $5K for Environmental operations to be part of the Regional Climate Project Working Group.

Facility Operations and Maintenance
• Emergency repairs at the Police Station have been completed with the help of Public Works Staff and contractors (Evidence room, ventilation, flooring, etc...) • The city has acquired a Janitorial services agreement with Bright Building Maintenance. They started work on July 1, 2026. Reports have been good feedback with the work performed by this new Janitorial company on all the city facilities and the frequency of service shas been increased to 4 times a day
• City Hall: All proposals for window and shingle replacement have been received; awaiting follow‑up information from Brandon.
• City Hall: Planned work termite‑tenting contractor regarding upcoming treatment. • Flanders: Coordinating with the contractor to review required roof repairs. • Purchased and delivered new tables for the City Hall chambers and removed the old tables. • Scout House: Received all quotes for window and siding replacement; project awarded to selected contractor.
• Fire Station: Replaced dishwasher and kitchen sink/faucet. • Public Restrooms: Performed hydro‑jetting and drain maintenance at Del Mar, Murphy, and Devendorf facilities.
• Replaced deteriorated doors at Forest Hill Park, Piccadilly Park, and the Del Mar ATV garage. • Forest Theater: Installed door closers at the public restroom • Vista Lobos- Obtained quotes for installation of Transfer Switches for generator for EOC.

Street and Sidewalk Operation and Maintenance
• All hands- on board for the July 4th and Car Week Preparation Work.

Flow Line Adjustment
• Lowered the flow line at Santa Lucia and Mission using a rented grinder.

Street Maintenance
• Continued annual street legend painting (red zones).
• Continued street name sign painting in the southwest section.

City Facility Repairs
• Repaired trash enclosure at the Del Mar lot.

Wildfire Fuel Reduction
• Removed five piles of fire fuel in MTNP.

Asphalt & Roadway Work
• Applied 8 tons of hot-mix asphalt for cut-outs and overlays at Mission south of 10th, berm work at 5th & Torres, and overlays on Ladera and Rio.

Sidewalk & Drainage Improvements
• Repaired sidewalk at Junipero center island.
• Installed new concrete drainage swale at Torres and 10th.

ATTACHMENT 5

3 | Page
Capital Improvement Program
• CIP-Beach Stairs: Project received 4 bids on July 21, and the successful lowest bidder is Silcon Constructors.
• CIP – Conglomerate Paving Project: The paving and microsurfacing work is complete.

Punchlist items and 2 sidewalk replacements still need to be completed. • CIP- 4th Ave Outfall & Sand Ramp:
o Sand redistribution work was completed in June. Operations pushed sand at the bottom of the sand ramp. The second sand redistribution will be completed by end of September.
• Priority - Emergency Repair of 11th Ave shoreline erosion:
o Preliminary design has been drafted. Sourcing ripraps is being planned and inquiries to be started.
• CIP - EV Chargers / Panel Upgrade Project: ADA compliance is being reviewed and will be designed as part of this project.
• Fire Station upgrades are moving forward, with window replacements and kitchen improvements now completed.
• Work continues with the permitting and repairs at Scott House, including replacement of window frames and siding to address rot and leaks—especially important as we prepare for potential El Niño conditions.
• Planning for the Upcoming design of the Sidewalk Improvement Project.

Additional Capital and External Agency Improvement Projects:
• An ADA ramp and parking have been fully designed, 3 quotes have been received, and installation at the Scenic and Santa Lucia site is tentatively scheduled for August. • Public Works is assisting and coordinating with Library staff on their temporary relocation to the Wayfarer Church, including the scope of required tenant improvements. • ADA layout modifications for the Del Mar Restroom are currently under review. • Private Development: The Ulrika Project remains active, with periodic street closures on Dolores Street between 5th and 6th Avenues.
• Completed a site walk-through with the Pine Inn project manager and design team regarding proposed sidewalk improvements around the Pine Inn block. • Held initial meetings with PG&E to discuss upcoming utility construction and planned treerelated work within the City.

FY25-26 CIP Projects Completed:
• Fire Station Upgrade
• Forest Theater Stage
• Sunset Center Painting Phase 2
• ADA Upgrade Year 8 (Railing on steps at Devendorf Park) • Rio/Junipero Media
• Park Library Window Repair
• Yoga Center Re-roof
• Forest Plan Implementation Year 2
• Resurfacing Sunset Center Parking Lot
• Devendorf Park Improvements
• Sidewalk Repairs: Precision Grinding completed
Forestry and Parks: See Forester’s Report
ATTACHMENT 5

CITY OF CARMEL-BY-THE-SEA
Monthly Report
City Forester’s Report
Forestry, Parks, and Beach Highlights:

Carmel Forest Master Plan (CFMP):
• City consultant Dudek will give update at August 20, 2026 meeting on QEQA status.

Contractors:
• City Tree Contractor Community Tree Service performed Fire Fuel Reduction in Pescadero Canyon moving grass and vines and removing several dead trees. • Landscape contractor Town and Country began weed whacking for fire fuel reduction throughout town. • Town and Country installed a new irrigation system on one of the upper Ocean Ave islands. • Tree Contractors have task orders waiting to be issued in the new fiscal year for pruning and removals in preparation for the upcoming winter, as well as large task orders for stump grinding and replanting.

City Staff and Crews:
• City Forestry Crew removed 5 dead, dying, or invasive trees, planted 3 trees, and pruned 15 trees providing clearance for roads and stop signs, as well as maintaining tree health. • Fire Fuel Reduction: City crew continued work around various sites in town, including limbing up trees and weed whacking.
• Landscape: City Technician replaced irrigation valves and the irrigation controller in the Lincoln Street median between 4th and 5th, they also replaced a few broken sprinklers at Vista Lobos.

TO: Forest and Beach Commissioners
FROM: Justin Ono, City Forester
SUBJECT: July 2026 Forester’s Report
ATTACHMENT 5

**June numbers are through June 26, 2026**
2026 Permitted removals, pruning, and required planting Tree
permits
received
Tree
permits
Issued
Site
Inspections
Performed
Trees
approved
for
pruning
Removal of
Upper
Canopy
Removal
of Lower
Canopy
Required
to Plant
Upper
Required
to Plant
Lower
No room
for new
tree
Meets
Density
Rec.

Total
Number
of Trees
Required
January 29 22 5 14 8 13 9 14 1 1 23
February 15 6 1 6 3 4 0 2 1 1 2
March 31 20 7 12 7 13 13 16 0 2 29
April 24 17 6 12 5 12 6 12 0 1 18
May 23 13 5 15 4 11 7 7 0 1 14
June 21 13 3 5 1 16 1 12 0 0 13
July 28 14 3 2 4 12 6 11 0 0 17
August
September
October
November
December
2026 Totals 171 105 30 66 32 81 42 74 2 6 116
Historic permitted removals and required planting
Year
Permitted
removals
Removal
of upper
Removal
of lower
Replanting
Required
Replanting
of upper
Replanting
of lower
Replanting
%
Applications
processed
2021 204 81 123 135 81 54 66.18% 213
2022 149 82 67 85 48 37 57.05% 155
2023 324 211 113 223 164 72 68.83% 336
2024 231 110 121 231 118 113 100.00% 391
2025 222 102 120 160 72 88 72.07% 315
2026 113 32 81 116 42 74 102.65% 171
. Permit Information
ATTACHMENT 5

*Calendar year to date, stumps include contractors and will be updated upon completion of task orders.
*Numbers only represent correspondences received via the City’s website and do not incude live calls, voicemails, drop-in visitors, and emails sent directly to employees from residents, nor return calls and emails from staff.

City Forestry, Parks, and Beach Activities
ATTACHMENT 5

City Council Strategic Priorities Responsible
Department Priority Level Target Goal Completion
Last Updated: 8/17/2026
S-1 Exercise Financial Sustainability, Accountability and Transparency P-1.1 Budget Clarity
G-1.1.1 Increase usability and clarity of reports given to Council Admin/Finance 3 TBD G-1.1.2 Create an online public facing CIP tracking dashboard Admin/IT 2 Dec 2026 P-1.2 Financial Health
G-1.2.2 Implement a new HR, Finance and Payroll management system (ERP) Admin/Finance 1 Mar 2027 G-1.2.3 Develop menu of potential funding sources to close City's funding shortfalls Finance 1 DONE G-1.2.4 Provide Council a presentation on placing a TOT increase on the Nov 2026 ballot and receive direction Admin/Clerk 1 DONE G-1.2.5 Provide Council with a presentation on options for paid parking as a management tool Admin/PD 2 Oct 2026 S-2 Steward the Natural Environment
P-2.1 Beach Infrastructure Repairs and Maintenance
G-2.1.1 Rebuild 8th Ave. sand ramp PW 1 Mar 2027
G-2.1.2 Complete 4th Ave. outfall repair/replacement PW 2 Sep 2027 G-2.1.3 Rebuild 10th Ave. stairs PW 1 Oct 2026
G-2.1.4 Rebuild 12th Ave. stairs PW 1 Oct 2026
G-2.1.5 Complete maintenance/repair of bluff revetments PW 1 Ongoing G-2.1.6 Implementation of coastline related items from Climate Action and Adaptation Plan PW 1 Ongoing P-2.2 Wildfire Mitigation and Prevention
G-2.2.1 Adopt updated Carmel Forest Management Plan (City Council), and Certify LCP amendment for updated Carmel Forest PW 2 Jan 2027 G-2.2.2 Adopt additional citywide wildfire and prevention measures (e,g,: allowed materials, building code, etc.), and Create an CPB/PW 2 Ongoing G-2.2.3 Complete all tasks on the arpproved list of prioritized fuel mitigation projects CPB/PW 1 Ongoing G-2.2.4 Execute a citywide evacuation drill PD 1 DONE
S-3 Maintain Public Safety and Infrastructure
P-3.1 Public Safety
G-3.1.1 Ambulance mutual aid contract Admin 1 DONE
G-3.1.2 Implement a Street Address Program Admin 1 Sept 2026 G-3.1.3 Create a plan to improve the resiliency of the City's power grid and present to City Council Admin/PW 2 TBD G-3.1.4 Complete the City's Rule 20-A project at Del Mar Parking Lot PW 3 TBD P-3.2 City Buildings and Property (Non-Police/PW)
G-3.2.1 Conduct condition assessment of all City buildings and develop maintenance plan PW 2 Dec 2027 S = Strategy; P = Priority; G = Goal Council Strategic Priorities Page 1 of 3 ATTACHMENT 6

City Council Strategic Priorities Responsible
Department Priority Level Target Goal Completion
Last Updated: 8/17/2026
G-3.2.2 Have Council receive a presentation from the Friends of MTNP for a Rio Park project Admin/PW 2 TBD P-3.3 City Building (Police/PW)
G-3.3.1 Select architect PW/PD 1 Nov 2026
G-3.3.2 Construction Plans and financing approved by City Council PW/Admin 1 July 2027 P-3.4 Digital Infrastructure
G-3.4.1 Complete an IT audit, including cyber-security Admin/IT 1 Nov 2026 G-3.4.2 Develop and adopt an IT Strategic Plan Admin/IT 1 Jan 2027 P-3.5 Streets and Sidewalks
G-3.5.1 Complete repairs to get current on all sidewalk and ADA improvements PW 2 Ongoing G-3.5.2 Significantly increase parking enforcement capabilities PD 1 DONE S-4 Preserve the Village Character - Start here on 3-24-2026 P-4.1 Design Review
G-4.1.1 Adopt updated Design guidelines and Zoning Code - Design Traditions 1.5 Project (City Council) CPB 1 Dec 2026 G-4.1.2 Certify LCP amendment for updated Design Guidelines and Zoning Code (Coastal Commission) CPB 1 Mar 2027 G-4.1.3 Reinstate the Design Review Board (DRB) CPB 3 TBD G-4.1.4 Complete Objective Design and Development Standards for affordable units (ODDS) CPB 1 April 2027 P-4.2 Housing Policy and Community Sustainability
G-4.2.1 Adopt ADU ordinance (City Council) CPB 1 Dec 2026 G-4.2.2 Certify LCP amendment for ADU Ordinance (Coastal Commission) CPB 1 Mar 2027 G-4.2.3 Adopt Housing Element amendment to move units from City lots (City Council) CPB 1 DONE G-4.2.4 Certification of Housing Element amendment to move units from City lots (CA State HCD) CPB 1 Sept 2026 G-4.2.5 Research policy options in response to accelerating population loss / loss of families with children Admin/CPB 2 TBD G-4.2.6 Implement the City's 6th Cycle Housing Element Admin/CPB 1 Ongoing P-4.3 Downtown Beautification
G-4.3.1 Develop Streetscape Plan for downtown (added July 2026) PW 1 TBD S-5 Provide Effective, Reliable, Responsive and Friendly Government Services P-5.1 Process Improvements
G-5.1.1 Implement new permitting software, with focus on integrating Artificial Intelligence CPB/IT 1 Mar 2027 G-5.1.2 Implement technologies to support routine staff tasks and free up time for enhanced customer service CPB/IT 1 Ongoing G-5.1.3 Implement a citywide customer service program CPB/IT 1 Dec 2026 S = Strategy; P = Priority; G = Goal Council Strategic Priorities Page 2 of 3 ATTACHMENT 6

City Council Strategic Priorities Responsible
Department Priority Level Target Goal Completion
Last Updated: 8/17/2026
G-5.1.4 Develop performance metrics, KPI's, public dashboard (Added July 2026) Admin/IT 2 Mar 2027 P-5.2 Public Access to Records
G-5.2.1 Scan and digitize all physical city records to make available online (resolutions, ordinances, etc.) Admin/IT 1 Ongoing S-6 Implement the City's Adopted Plans
P-6.1 Climate Action (C) and Adaptation (D) Plan
P-6.2 Housing Element - Cycle 6
P-6.3 Carmel Forest Management Plan
P-6.4 Community Wildfire Prevention Program (CWPP)
P-6.5 IT Strategic Plan
P-6.6 Library Master Plan
P-6.7 Mission Trails Nature Preserve Master Plan
Future Projects - These are projects that are important, but are not actively being worked on by City Staff until directed by Council.

F-1 Explore Opportunities for Flanders Mansion Admin TBD F-2 Provide presentation to Council on the process required to sell the Scout House and receive direction Admin/PW TBD F-3 Carmel Area Wastewater District (CAWD) Bridge to Everywhere Project CPB TBD F-4 Undergrounding Power Lines separate from Rule 20A PW TBD F-5 Build city-owned conduit system for data (currently Comcast owned) Admin/IT TBD F-6 Implement a parking and traffic management program Admin/CPB TBD F-7 Receive Council approval on revised investment portfolio approach Admin/Finance S = Strategy; P = Priority; G = Goal Council Strategic Priorities Page 3 of 3 ATTACHMENT 6

CITY OF CARMEL-BY-THE-SEA
City Council
Staff Report
August 31, 2026

CONSENT AGENDA
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Jane Hogan, Accountant
APPROVED BY: Brandon Swanson, Acting City Administrator SUBJECT: July 2026 Check Register Summary
RECOMMENDATION:

Approve the check register for July 2026.

BACKGROUND / SUMMARY:

The check register is a financial report generated from the City's financial system (Attachment 1). It categorizes checks by the responsible department or function, providing essential information such as the check number, vendor name, purchase description, check issue date, and the check amount.

Per the California Supreme Court's decision in the case of Los Angeles County Board of Supervisors v. Superior Court (Dec. 29, 2016) (2016 WL 7473802), the check register excludes the specific invoice payments for legal services incurred for pending and active investigations, pending and active litigation, as well as recently concluded matters. The Supreme Court has ruled that these specific invoices are protected under attorney-client privilege and therefore are not subject to disclosure under the Public Records Act.

The check register provides valuable insights into the City's financial transactions, ensuring transparency and accountability in our financial operations. The exclusion of certain legal services payments adheres to the California Supreme Court's guidelines, safeguarding attorney-client privilege. The contract balance information further enhances our financial transparency.

FISCAL IMPACT:

The check register summary for July 2026 totals $2,458,146.21.

PRIOR CITY COUNCIL ACTION:

Council ratified the June 2026 check register at the August 3, 2026 special council meeting.

ATTACHMENTS:

1. July 2026 Check Register

Attachment #1
July 2026 Check Register
Check No. Vendor/Employee Transaction Description Date Amount 58069 County of Monterey Auditor-Controller June 2026 Traffic Citiations 07/10/2026 4,075.00 Total for Department: 000 4,075.00
Department: 110 City Council
58112 Association of Monterey Bay Area Governments (AMFY 26-27 Member Jurisdiction Dues 07/10/2026 3,891.77 58124 County of Monterey Auditor-Controller LAFCO Admin charges Budget Allocation 2026-2027 07/17/2026 18,755.85 58140 Transportation Agency for Monterey County CMP Regional Transportation Planning Assessment 26-27 07/17/2026 1,018.00 58141 United Way Of Monterey County 211 Monterey County program contribution 2026-27 07/17/2026 3,000.00 Total for Department: 110 City Council 26,665.62
Department: 111 City Administration
58078 Petty Cash Replenish petty cash - postage 07/10/2026 23.45 58085 Office Depot, Inc. Admin Dept- office supplies 07/10/2026 295.52 58105 T-Mobile Telephone service and sales 07/10/2026 339.87 58109 Verizon Wireless Phone usge and sales 07/10/2026 3,825.67 58113 AT&T Telephone service citywide 07/10/2026 1,817.76 58114 Benefit Coordinators Corporation (BCC) Admin monthly COBRA 07/10/2026 86.22 58121 Amazon Capitol Services IT Supplies and Equipment 07/17/2026 134.64 58123 Carmel Pine Cone Legal noticing 07/17/2026 4,065.75 58159 Comcast Cable service CH and PD 07/24/2026 1,030.76 58205 Benefit Coordinators Corporation (BCC) Cobra Admin expenses 07/31/2026 249.90 58211 IAMP Pro Audio/Anthony J. Nocita Set-up, live production, associated support of city meetings and 07/31/2026 3,867.50 58217 Office Depot, Inc. Office supplies Admin 07/31/2026 463.07 Total for Department: 111 City Administration 16,200.11 Department: 112 City Attorney
58099 Sloan Sakai Yeung & Wong Legal services 07/10/2026 2,545.50 58115 Best Best & Krieger, Attorney At Law Legal fees:Telecommunications issue, Verizon litigation Jun 2026 07/10/2026 3,870.00 58220 Sloan Sakai Yeung & Wong Legal services 07/31/2026 2,986.50 Total for Department: 112 City Attorney 9,402.00
Department: 115 Community Planning & Building
58082 Margaret Clovis HE 26176 (Guyer) 07/10/2026 1,422.00 58121 Amazon Capitol Services Planning Department Supplies 07/17/2026 173.69 58128 Engineered Fire Systems Plan Review - June 2026 07/17/2026 1,080.00 58130 Interwest Consulting Group Inc Interim CPD Director Contract June 2026 07/17/2026 12,760.00 58132 Margaret Clovis HE 26232 (Kitterman) 07/17/2026 1,422.00 58136 Office Depot, Inc. CPB Supplies - Planning 07/17/2026 97.32 58157 Carmel Pine Cone 7/20/26 Historic Resources Board 07/24/2026 409.50 58166 FedEx Volume Study DS 26059 (Schatz) 07/24/2026 16.84 58171 Margaret Clovis Courtyard Context Statement 07/24/2026 4,440.00 58207 Chico State Enterprises-Accts Rec Website GIS Map Improvements and Maintenance 07/31/2026 1,508.00 58209 Duane Dauphinee CALBO 2026 Education Week - Travel & Per Diem 07/31/2026 374.80 58212 Jermel Laurie CALBO 2026 Education Week - Travel & Per Diem 07/31/2026 374.80 Total for Department: 115 Community Planning & Bu 24,078.95 Department: 116 Police
58056 AARDVARK Police Dept Safety Equipment 07/10/2026 4,815.19 58077 HASCO Stations, LLC PD gas expense 07/10/2026 1,185.64 58092 Raya Automotive PD Vehicle repairs 07/10/2026 680.00 58094 Same Day Shred PD-Document shredding services 07/10/2026 75.00 58096 Sean Gibson Reimburse CA POST Equivanlency Exam expenses 07/10/2026 495.67 58097 Seaside Chrysler, Dodge, Jeep PD Vehicle repairs 07/10/2026 1,474.79 58102 T2 Systems Canada Inc. PD:Digital iris services 07/10/2026 75.00 58103 T2 Systems, Inc Automated Owner Lookup/Letter Service 07/10/2026 239.82 58106 Transunion Risk & Alterna TLO investigative searches 07/10/2026 200.00 58121 Amazon Capitol Services PD inv 112-2763922-3933042 07/17/2026 172.74 58125 County Of Monterey Sheriff-Coroner Criminal Justice Information System Apr 1 - Jun 30 2026 07/17/2026 19,326.34 58126 County of Monterey, Dept of Emerg Management 911 Dispatch and related services FY 2026-27 07/17/2026 21,518.00 58127 Department of Justice/Accounting Office PD:Fingerprinting services 07/17/2026 371.00 58131 Law Enforcement Psychological Serv, Inc Employment psychological evaluation services 07/17/2026 1,425.00 58133 MCCLEOA 2026-27 MCCLEOA dues 07/17/2026 500.00
Department: 000 ___

Attachment #1
58217 Office Depot, Inc. Office supplies PD 07/31/2026 9.24 Total for Department: 116 Police 52,563.43
Department: 117 Fire
58073 First Alarm Alarm services-Fire Station 07/10/2026 528.55 58077 HASCO Stations, LLC Gas and oil Fire Dept 07/10/2026 516.46 58126 County of Monterey, Dept of Emerg Management 911 Dispatch and related services FY 2026-27 07/17/2026 7,572.00 Total for Department: 117 Fire 8,617.01
Department: 118 Ambulance
58060 Altius Medical Medican/bio hazard waste disposal 07/10/2026 111.00 58067 Bound Tree Medical LLC Medical supplies 07/10/2026 2,350.27 58077 HASCO Stations, LLC Gas and oil Amb Dept 07/10/2026 142.20 58079 JD Repairs, Inc Ambulance repairs 07/10/2026 8,228.54 58084 Mission Linen Service Mission Linen (updated contract) 07/10/2026 156.06 58088 Peninsula Welding & Medical Supply, inc. Amb Dept:Oxygen/hazardous materials transport service 07/10/2026 103.20 58120 Teleflex LLC c/o Teleflex Funding LLC Medical supplies AMB 07/14/2026 2,773.82 Total for Department: 118 Ambulance 13,865.09
Department: 119 Public Works
58057 Ailing House Pest Control City wide pest control 07/10/2026 64.00 58061 American Lock & Key FC-City key charges 3/18/26 82870 07/10/2026 46.28 58068 Cintas Corporation Cintas- Uniforms for PW 07/10/2026 216.15 58071 Edges Electrical Group LED lights 6697789.001 07/10/2026 1,431.96 58072 Ferguson Enterprises, Inc. Faciliy supplies 6763838 6/19/26 07/10/2026 255.70 58074 Golden State Portables 5/27/26 60590 07/10/2026 3,854.63 58075 Griggs Nursery Inc 8 Monterey Pines 0099112 4-2026 07/10/2026 454.00 58076 Hana Gardens Del Rey Oaks Supplies for City properties 6/15/26 220000356583 07/10/2026 1,169.30 58078 Petty Cash Replenish petty cash - County Notice of Completion 07/10/2026 8.00 58080 Jesse Garibay Workboots FY25/26 07/10/2026 350.00 58081 M3 Environmental Consulting HML Microbial sampling 1600918 6/22/26 07/10/2026 1,350.00 58083 David Sollid Marina Backflow Company PW/FM backflow maintenance & repairs 07/10/2026 2,635.00 58087 Otis Elevatior Company Elevator service Work HML 6/15/26 07/10/2026 538.14 58089 Poes Plumbing & Backflow Plumbing at PW 47707-1 5/5/26 07/10/2026 1,603.70 58091 Pureserve Building Service Refund Cashiers Check 3/4/2016 Return of Bond 07/10/2026 16,898.75 58093 Robert Half Temporary forestry assistance services 07/10/2026 2,703.45 58095 Scarborough Lumber & Building Scarborough - FORESTRY 07/10/2026 44.12 58098 Sherwin-Williams Co. PW Paint and paint supplies 07/10/2026 549.27 58108 Uline Inc. Facilities Supplies 2085964738 07/10/2026 2,983.57 58110 West Coast Arborists Inc . Tree maintenance services as directed by City Forester 07/10/2026 2,224.00 58111 American Supply Company PW/FM Janitorial supplies 07/10/2026 1,243.81 58117 Edges Electrical Group FM Tools 6761806.001 6/30/26 07/14/2026 1,377.43 58118 HASCO Stations, LLC Fuel for PW 064822-26 6/30/26 07/14/2026 3,437.87 58151 2nd Nature Software Inc NPDES compliance work 07/24/2026 759.50 58152 Ailing House Pest Control Ailing House - City wide pest control 07/24/2026 422.00 58153 American Lock & Key 6/30/26 1-23181 07/24/2026 166.43 58154 American Supply Company PW/FM Janitorial supplies 07/24/2026 656.70 58156 California Fire Protection, Inc. Fire extinguisher service 07/24/2026 175.00 58158 Cintas Corporation Cintas- Uniforms for PW 07/24/2026 715.86 58161 Denise Duffy & Associates ND Habitat Resource Monitoring 07/24/2026 10,033.00 58163 Edges Electrical Group Supplies for facilites 07/24/2026 19.15 58165 Ewing Irrigation and Landscape Supply Ewing Irrigation Supply 07/24/2026 1,895.37 58167 Global Equipment Company, Inc. Outdoor bottle filling station install. 07/24/2026 2,012.63 58168 Golden State Portables 7/1/26 60650 07/24/2026 650.00 58169 Granite Construction Company Supplies for streets 07/24/2026 784.04 58170 H & H Electric, Inc Fire Station: Labor and materials to replace Exhaust Fan 07/24/2026 1,679.00 58172 Martins Irrigation Supply, INC. Martins Irrigation 07/24/2026 1,134.77 58174 Napa Auto Parts Materials and supplies 07/24/2026 328.20 58175 Otis Elevatior Company HML elevator service 07/24/2026 461.43 58176 PSTS, Inc. Services:Pumping oil-water separator 07/24/2026 972.50 58177 Robert Half Temporary forestry assistance services 07/24/2026 1,671.36 58178 Scarborough Lumber & Building Scarborough Ace Hardware - STREETS 07/24/2026 52.11 58179 Sunbelt Rentals, Inc 185487820-0001 07/24/2026 4,945.90 58181 Town and Country Gardening Professional landscaping and garden services 07/24/2026 18,302.67 58182 Valley Hills Nursery Supplies for Forestry 07/24/2026 1,472.15 58183 Valley Saw & Garden Equipment Forestry supplies 6/26/26 446038 07/24/2026 4,761.04 58210 Eric Miller Boot reinbursement 07/31/2026 304.80
58214 M3 Environmental Consulting Lead abatement SSC 7/1/26 2609201 07/31/2026 3,689.00

Attachment #1
58217 Office Depot, Inc. Office Depot- supplies 07/31/2026 752.05 58218 Poes Plumbing & Backflow Carmel fire dept. replace sink 07/31/2026 1,852.04 58219 Scarborough Lumber & Building Supplies for Streets 6/1/26 408905-4 07/31/2026 24.98 58221 Sunbelt Rentals, Inc Solar message boards 6/16/26 184265765*0001 07/31/2026 3,836.22 58222 Town and Country Gardening Professional landscaping and garden services 07/31/2026 6,120.00 Total for Department: 119 Public Works 116,089.03
Department: 120 Library
58134 Melinda Cervantes Project Manager/Consulting HML 07/17/2026 10,462.50 Total for Department: 120 Library 10,462.50
Department: 121 Community Activities
58173 Monterey County Pops Inc Support of 4th of July concert - 1/2 sound and restrooms 07/24/2026 1,098.20 Total for Department: 121 Community Activities 1,098.20 Department: 122 Economic Revitalization
58100 Sunset Cultural Center Inc. Current fiscal year Operating Grant 07/10/2026 187,500.00 Total for Department: 122 Economic Revitalization 187,500.00 Department: 130 Non-Departmental
58059 Alliant Insurance Services Pollution Liability coverage 7/1/26-7/01/2027 07/10/2026 929.65 58090 Prism Public Risk Innovation Excess Workers Comp 7/1/2026-6/30/2027 07/10/2026 642,117.20 58137 Prism Public Risk Innovation General Liability Program 1 6/1/26-6/30/27 07/17/2026 626,267.00 202607161 Cal-Am Water Company Water service citywide 07/17/2026 56,870.84 202607162 PG&E Citywide gas and electric services 07/17/2026 57,420.60 Total for Department: 130 Non-Departmental 1,383,605.29 Department: 311 Capital Projects
58086 Opticos Design, Inc Prep of objective development and design standards for ADU, mult 07/10/2026 9,799.00 58142 Wallace Group Shoreline infrastructure repair 07/17/2026 12,674.78 58155 Ausonio, Inc CH Exterior Shingles 07/24/2026 11,412.00 58160 Cypress Painting & Decorating, Inc. Fire Station: Painting and dry rot repairs 07/24/2026 9,940.00 58162 Dudek Environmental support:Drainage and erosion control plan reviews, 07/24/2026 2,299.38 58164 EMC Planning Group, Inc Coastal Engineering and Adaptation Planning Project 07/24/2026 7,768.19 58180 Tope's Tree Service Inc. Topes Tree Service - Tree work 07/24/2026 12,800.00 58184 West Coast Arborists Inc . West Coast Arborist 07/24/2026 1,906.47 58204 Ausonio, Inc SSC painting phase II 07/31/2026 37,622.80 58206 Carmel Pine Cone Legal noticing Inviting bids Beach Access Staris 07/31/2026 370.50 58208 Community Tree Service Tree work as directed by City Forester 07/31/2026 182,578.72 58213 Kone, Inc SSC elevator repair final payment 07/31/2026 27,447.18 58216 Moffatt & Nichol Professional services: Coastal Engineering and environmental ser 07/31/2026 66,118.64 58218 Poes Plumbing & Backflow Fire Station: Replace sink 07/31/2026 2,443.32 Total for Department: 311 Capital Projects 385,180.98
Department: 513 Veh & Equip Replacement
58104 Terex USA, LLC New LT40 Bucket Truck 07/10/2026 198,541.00 58116 DMV Registration for new bucket truck 6-2026 07/14/2026 20,202.00 Total for Department: 513 Veh & Equip Replacement 218,743.00 Grand Total 2,458,146.21

CITY OF CARMEL-BY-THE-SEA
City Council
Staff Report
August 31, 2026

CONSENT AGENDA
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Brandon Swanson, Acting City Administrator APPROVED BY: Brandon Swanson, Acting City Administrator SUBJECT: Resolution 2026-061 Granting Pacific Repertory Theater a Partial Waiver of $100,000 in Building Permit Fees Associated with the Golden Bough Theater Renovation Project
RECOMMENDATION:

Adopt Resolution 2026-061 Granting Pacific Repertory Theater a Partial Waiver of $100,000 in Building Permit Fees Associated with the Golden Bough Theater Renovation Project.

BACKGROUND / SUMMARY:

At its August 3, 2026 meeting, the City Council considered Pacific Repertory Theater’s request for a waiver of $196,648.71 in outstanding building permit fees associated with the Golden Bough Theater renovation project. The staff report provided information regarding the City’s building permit fee structure, the project’s permit history, previous fee waivers, and the basis for Pacific Repertory Theatre’s request.

Following discussion, the City Council directed staff to return with a Resolution authorizing a partial fee waiver of $100,000.

Adoption of Resolution 2026-061 (Attachment 1) reflects that direction. The Resolution recognizes Pacific Repertory Theatre’s nonprofit status, the community and cultural benefit provided by the Golden Bough Theatre, the limited number of nonprofit-owned cultural facilities within the City, and the impact of construction cost inflation on the project valuation and associated permit fees.

The Resolution also specifies that the partial waiver is a discretionary action based on the particular circumstances of this project and does not establish a precedent, policy, or entitlement to a fee waiver for Pacific Repertory Theater or any other applicant or project.

FISCAL IMPACT:

Approval of the $100,000 fee waiver would reduce Building Safety Division cost recovery by $100,000, with the associated costs borne by the General Fund.

PRIOR CITY COUNCIL ACTION:

ATTACHMENTS:

1. Resolution 2026-061

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
RESOLUTION NO. 2026-061

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA GRANTING PACIFIC REPERTORY THEATER A PARTIAL WAIVER OF $100,000 IN BUILDING

PERMIT FEES ASSOCIATED WITH THE GOLDEN BOUGH THEATER RENOVATION

PROJECT
WHEREAS, Pacific Repertory Theater (“PacRep”) is a nonprofit arts organization that owns and operates the Golden Bough Theater in Carmel-by-the-Sea; and WHEREAS, PacRep undertook a substantial renovation of the Golden Bough Theater to preserve and improve the facility for continued use as a performing arts venue; and WHEREAS, PacRep requested a waiver of $196,648.71 in outstanding building permit fees associated with the Golden Bough Theater renovation project; and WHEREAS, the City calculates building permit fees based upon the reported valuation of a construction project, and the reported valuation of the Golden Bough Theater renovation increased from approximately $2.67 million to approximately $13.83 million over the course of the project; and
WHEREAS, the City Council recognizes the community benefit of supporting local arts and nonprofit cultural facilities within the City, and further recognizes that substantial construction cost inflation contributed to an increase in the project valuation and corresponding building permit fees; and
WHEREAS, after considering PacRep’s request, the staff report, public comment, and the circumstances of the project, the City Council finds that a partial waiver of $100,000 is appropriate.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CARMELBY-THE-SEA DOES HEREBY:

1. Approve a partial waiver of $100,000 in outstanding building permit fees associated with the Golden Bough Theater renovation project. Following application of the waiver, the remaining outstanding balance shall be $96,648.71.

2. Find that the partial waiver is warranted based on the particular circumstances of this project, including PacRep’s nonprofit status, the community and cultural benefit provided by the Golden Bough Theater, the limited number of nonprofit-owned cultural facilities within the City, and the impact of construction cost inflation on the project valuation and associated permit fees.

ATTACHMENT 1

Resolution 2026-061

3. Determine that this partial fee waiver is a discretionary action based on the specific facts and circumstances of this project and shall not establish a precedent, policy, or entitlement to a fee waiver for PacRep or any other applicant or project.

PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA this 31st day of August 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED: ATTEST:
___________________________ ___________________________ Dale Byrne, Mayor Nova Romero, MMC, City Clerk
ATTACHMENT 1

CITY OF CARMEL-BY-THE-SEA
City Council
Staff Report
August 31, 2026

PUBLIC HEARINGS
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Jacob Olander, Associate Planner
APPROVED BY: Brandon Swanson, Acting City Administrator SUBJECT: Resolution 2026-063 - Consideration of an Appeal, APP 26270 (McWhorter) by Bruce and Linda Taylor, of the Planning
Commission’s approval of a Final Design Study, DS 25019 (McWhorter), and Coastal Development Permit for the demolition of an existing single-family residence and the construction of a 1,555-square-foot two-story residence, inclusive of an attached garage, located at Carmelo Street 2 northeast of Ocean Ave in the Single-Family Residential (R-1) District. APN: 010-252-013- 000.

Proposed CEQA Action: Find the project categorically exempt pursuant to CEQA Guidelines Section 15302 (Replacement or Reconstruction) and Section 15303 (New Construction or
Conversion of Small Structures) and that none of the exceptions to the exemptions contained in Section 15300.2 can be made in this case.

RECOMMENDATION:

Staff recommends the City Council adopt Resolution 2026-063 (Attachment 1):

1. Finding the project categorically exempt from the California Environmental Quality Act (CEQA), State CEQA guidelines and local environmental regulations, pursuant to CEQA Guidelines section 15302 (Class 2) – Replacement or Reconstruction and section 15303 (Class 3) – New Construction or Conversion of Small Structures and that no exceptions to the exemption contained in CEQA

Guidelines section 15300.2 apply; and

2. Denying the Appeal by Bruce and Linda Taylor (APP 26270, McWhorter) thereby upholding the Planning Commission’s decision to:
a. Approving a Coastal Development permit for the demolition of an existing single-family residence and the construction of a new 1,628-square-foot single-story residence, inclusive of a 425 square foot attached garage and mechanical room; and
b. Approving the Final Design Study DS 25019 (McWhorter), for the demolition of an existing single-family residence and the construction of a new 1,628-square-foot single-story residence, inclusive of a 425 square foot attached garage and mechanical room, and associated site improvements located at Carmelo 2 NE of Ocean in the Single-Family Residential (R-1) District. APN: 010-252-013-000.

BACKGROUND / SUMMARY:

EXECUTIVE SUMMARY
On July 8, 2026, the Planning Commission adopted a resolution (Reso. 2026-39-PC) approving the demolition of an existing single-family residence and the construction of a 1,628-square-foot two-story residence, inclusive of an attached garage and associated site improvements.

The eastern neighbors has appealed the Planning Commission’s decision to approve the project, raising concerns both at the Planning Commission hearing and via their written appeal pertaining to the CEQA exemption, Carmel Municipal Code (CMC) zoning standards, and the Residential Design Guidelines.

BACKGROUND/ PROJECT DESCRIPTION
The subject property is a 3,900-square-foot residentially zoned lot, moderate in slope with a 14-foot elevation rise from west to east (front and rear, respectively). The forest character is sparse as existing development, structures and flatwork, cover more than 70% of the lot. Six trees were identified on or adjacent to the lot, 2 of which are native species. The 1,881-square-foot single-story home was constructed in 1941 and has undergone multiple additions over the years, with extensive remodels taking place in 1988 and 1994. The existing home has horizontal wood siding and a low-pitched shake, hipped roof with a gable at the rear of the property. Per CMC Section

17.32.060.B, the property was reviewed by a qualified professional for historical significance in 2025 and found ineligible for the Carmel Historical Inventory. This determination remains in effect for 5 years and will expire in 2030 per CMC Section

17.32.060.D.4.

The applicant proposes to demolish the existing home and attached garage and to construct a new single-family residence with an attached ADU on the east side of the

parcel. The ADU will be reviewed as part of a separate ministerial permit. The data table on the title page of the project plans states that the property will have a floor area of 1,628 square feet and 521 square feet of site coverage.

Staff has had continued conversations with the east neighbors regarding view and privacy concerns. In addition to the privacy and view concerns, the neighbors presented concerns about the volume of the deck and the use of the ADU. The neighbor’s attorney met with city staff and stated that the neighbor’s preference would be for the rooftop deck to move further west towards the front of the property.

Two other residents have reached out to city staff to express their concerns about the project and support the neighbor to the east’s comments. Resident Pam Bengard stated that they believe the rooftop deck will have a negative effect on neighborhood character, views from the Taylors, and have privacy impacts for the Taylors.

Additionally, Pam Bengard raised concerns about the proposed use of the ADU.

Residents Tom and Julie Bryan stated that they believe the rooftop deck does not fit with Carmel-by-the-Sea character. They are concerned about the effect of the development on the Taylors property. They also presented concerns about the proposed use of the ADU and the precedent that would be set by approving a rooftop deck.

The Planning Commission considered the project at their July 8, 2026, meeting. The Planning Commission unanimously approved the roof deck over the proposed ADU.

The Planning Commission determined that the proposed landscaping and screening would be sufficient to address privacy concerns. Additionally, the Planning Commission determined that the view impacts were minimal.

The entirety of the Planning Commission staff report has been included as Attachment 2, and has also been provided in the links below:

July 8, 2026, Planning Commission Hearing

1. Click Here for Staff Report

2. Click Here for Video of Hearing
On July 21, 2026, Bruce and Linda Taylor (“appellant”/”appellants”, collectively), submitted a timely appeal of the Planning Commission’s decision to approve the project (refer to Attachment 3). The grounds for appeal, as provided in the July 21 appeal, are as follows:
“1. Project is not categorically exempt from CEQA

2. Project exceeds Carmel by the Sea’s (“City”) Floor Area Ratio regulation.

3. Project exceeds City’s maximum site coverage

4. Project exceeds the City’s maximum allowable exterior volume

5. Project violates the City’s Residential Design Guidelines with respect to views, air, light, privacy and flat roofs.”
This staff report discusses the basis for the applicant’s appeal and provides staff’s assessment of each one.

STAFF ANALYSIS
Appeal Analysis
The city’s standard appeal form requires that applicants list their grounds for an appeal. Ahead of the July 8, 2026, Planning Commission hearing, the appellants provided written testimony to the Planning Commission that was included in the Planning Commission agenda (Link). The correspondence stated that the applicants for the project did not compromise on the design. The architect increased the size of rooftop planters but maintained the originally proposed size of the rooftop deck.

Additionally, the architect did not provide a plan with potential rooftop deck furniture.

They concluded their correspondence stating the deck itself was less of a concern than the future activities on the deck that “no one can really control.” The grounds for appeal include additional concerns about the project, providing a list of the ways DS 25019 (McWhorter) is noncompliant, according to the appellant.

Staff Analysis:

CEQA Analysis:

The appellant stated that the project is not categorically exempt from CEQA. Staff has included the CEQA analysis from the Planning Commission staff report and resolution below. Further, since preparation of that staff report staff has conducted additional analysis and not only confirmed that the project falls under the Class 2 categorical exemption (CEQA Guidelines Section 15302 – Replacement or Reconstruction) but determined that the project also qualifies under the Class 3 categorical exemption (CEQA Guidelines Section 15303 – New Construction or Conversion of Small Structures). The Class 2 exemption consists of replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the replaced structure and will have substantially the same purpose and capacity as the structure replaced. This project qualifies under the Class 2 exemption as it entails the replacement of an existing residence with a new residential structure that will be located on the same site and will have the same purpose and capacity (i.e., single family house) as the original structure. The Class 3 exemption consists of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are

made in the exterior of the structure. A specific example provided in CEQA Guidelines section 15303(a) makes clear that the Class 3 exemption covers “one single-family residence, or a second dwelling unit in a residential zone” and that “[i]n urbanized areas, up to three single-family residences may be constructed or converted under this exemption.” The project consists of the demolition of an existing single-family residence and the construction of a new 1,628-square-foot single-story single-family residence, inclusive of a 425 square foot attached garage and mechanical room, which squarely falls under the Class 2 and Class 3 exemptions.

Further, none of the exceptions to the categorical exemptions listed in CEQA Guidelines section 15300.2 apply in this case. There is no potential for the project to result in a cumulative impact and there are no unusual circumstances or historical resources present. The project is a permitted use for the site’s designated residential zoning district. The project will not result in cumulative impacts because there have not been successive projects of the same type in the same location, and there are no other similar projects proposed for the subject site or immediate vicinity.

The full demolition and reconstruction of single-family homes is not uncommon in Carmel. There are four projects slated for the August 19, 2026, Planning Commission meeting for the demolition of and the reconstruction of single-family residences. These projects are DS 25095 (DCV Enterprise Partners II, LLC), DS 26117 (Louth), DS 26046 (Teresi), and DS 25272 (Gartner).

The project will not result in any impacts to scenic highways or scenic resources. The subject site is located 4,472.69 feet from Highway One. The entire city of Carmel-bythe-Sea is a scenic resource, so complying with the Residential Design Guidelines and Carmel Municipal Code ensures projects do not have negative impacts on a scenic resource. The Residential Design Guidelines and CMC Chapter 17 are officially adopted parts of the city’s Local Coastal Program. The project is for the demolition and reconstruction of a single-family home that has been determined not to be historic by a qualified professional in 2025 per CMC Section 17.32.060.B.

Prior to the Final Details Planning Commission meeting July 8, 2026, city staff reviewed the Cortese List database and confirmed that the subject site will not have any effect on a hazardous waste site and is not a site listed pursuant to section 65962.5 of the Government Code.

Floor Area:

CMC Section 17.10.030.D Foor Area Ratio and Exterior Volume establishes regulations for Floor Area and Exterior Volume in the Single-Family Residential (R-1) zoning district. The base floor area for the 3,900 square feet is 1,762 square feet. The proposed residence is 1,628 square feet, which is within the base limit. The ADU is excluded from the residence’s floor-area calculation because California ADU law bars a local agency from applying floor-area ratio, lot coverage, or other zoning limits that would preclude an ADU of at least 800 square feet. Here, the proposed ADU is 750 square. The ADU will be processed under a separate ministerial permit. Counting the

ADU against the site’s floor-area cap would apply a standard prohibited by state law.

The city has been processing ADUs following California Government Code section 66310-66342. At the August 4, 2026, City Council meeting, the City Council determined that the existing ADU ordinance is compliant with State ADU regulations and the Coastal Act, directing staff to process all future ADU applications using the existing ADU regulations in the Carmel Municipal Code. This includes limiting the floor area of ADUs based on the floor area limits established in Carmel Municipal Code. The City Council determined that all projects submitted prior to the new direction are deemed “pipeline project” and are not required to be revised to conform with the ADU ordinance in the CMC. DS 25019 (McWhorter) was submitted and processed prior to the Council’s determination and is considered a “pipeline project.” The August 4, 2026, City Council meeting discussion of ADU policy can be viewed here. As a “pipeline project”, DS 25019 (McWhorter) is compliant with floor area requirements in the CMC Section

17.10.030.D.

Site Coverage:

CMC section 17.10.040.C Site Coverage establishes regulations for site coverage in the Single-Family Residential (R-1) zoning district. The allowed site coverage for the 3,900 square foot lot in question here is 387 square feet, or 543 square feet if over 50% of the site coverage is permeable. DS 25019 (McWhorter) brings the site into compliance with site coverage limits, reducing the site coverage from 1,290 square feet of impervious site coverage to 520.9 square feet of site coverage with 76.8% of the proposed coverage being permeable. The project is complaint with site coverage limits established in CMC Section 17.10.040.C.

Exterior Volume:

CMC Section 17.10.030.D (Foor Area Ratio and Exterior Volume) establishes regulations for Floor Area and Exterior Volume in the Single-Family Residential (R-1) zoning district. Allowable exterior volume is determined by multiplying the base floor area of a site by the volume factors listed in Table 17.10-E.

The process for calculating the volume of ADUs and attached features has been something that the Planning Division has been reviewing and reassessing internally.

California Government Code section 66310-66342 restricts the discretionary review authority of local jurisdiction for ADUs. This includes limiting the creation of ADUs based on local floor area limits. Due to volume being an extrapolation of floor area, the city has not been including ADUs in volume calculations.

The first volume study for the McWhorter project found the project was over on the allowable volume for site (proposed volume was 22,076.71 cubic feet and allowable volume was 19,305 cubic feet). Because the project failed to pass volume, the applicant adjusted the design of the subject site and submitted the revised plans to the city for a second volume study. The second volume study for the McWhorter project found the project was compliant with volume maximum (the allowable volume was

19,327.32 cubic feet and the proposed volume was 18,540.18 cubic feet). By being below the maximum allowable volume, the McWhorter project passed volume. At the time the volumetric analysis of the McWhorter project was completed, the department did not include rooftop decks above the ADU.

The McWhorter project passed volume on March 13, 2026, and the application was deemed complete pursuant to California Government Code section 65943(a) and Carmel-by-the-Sea Municipal Code (CMC) sections 17.52.020 and 17.58.040.B.2. In other words, as of March 13, 2026, the second volume study had satisfied the City’s submittal requirements. Under the planning Division’s interpretation in effect at the time, rooftop decks above ADUs were not counted towards exterior volume, and to that end, the rooftop deck on top of the ADU was excluded from the volume study.

On April 8, 2026, after the McWhorter application was deemed complete, the Planning Commission adopted Resolution No. 2026-12-PC for the Diamond project (DS 25206) and denied a proposed rooftop deck above an ADU, finding it conflicts with CMC section 17.10.10.E and G (scale and privacy, respectively). DS 25206 (Diamond) was appealed to the City Council where the City Council denied the appeal upholding the Planning Commission’s decision to approve the proposed ADU and deny the ADU rooftop deck. The Planning Division now processes ADUs per the Planning Commissions and City Council’s ruling policy direction by determining that rooftop decks above ADUs do not fall under the ADU provisions in the California Government Code. Because that change in direction and interpretation post-dates the completeness of the McWhorter application, the standards and interpretation in effect at completeness govern this project, and no new volume study incorporating the deck was required.

Staff asked the Planning Commission to reconsider the McWhorter rooftop deck for compliance with volume standards, providing three potential avenues forward:

1. Find that because the project was deemed complete prior to the Planning Division’s determination that rooftop decks on ADUs will be included in volume studies, a new volume study will not be required. In addition, the roof deck changes have sufficiently addressed the privacy and view concerns. Therefore, the project can be approved as presented;

2. In order to find the project, as a whole, consistent with the Local Coastal Program, a new volume study that includes the rooftop deck above the ADU is required. Therefore, the project shall be continued to a date uncertain to allow for the new volume study; or

3. The rooftop deck may be subject to volume, but a new volume study is not required because the deck is inconsistent with P1-51, CMC 17.10.010.G, and Guideline 5.1. Therefore, the project can be approved with a special condition requiring the rooftop deck to be removed entirely prior to building permit submission.

The Planning Commission proceeded with the first option, determining that the

McWhorter project was determined to be compliant with the allowable volume prior to the change in process for ADU rooftop decks.

Residential Design Guidelines:

The appellant asserts that DS 25019 McWhorter is not compliant with Residential Design Guidelines regarding views, air, light, privacy and flat roofs.

Flat Roofs:

Residential Design Guideline 8.3 states, “Flat roofs may be used to a limited extent on smaller, one-story structures. They should not be used on large buildings or two-story elements.” The guideline allows for large and/or two-story structures to have flat roofs if determined appropriate by the Planning Commission. The Planning Commission has approved second story flat roofs for modern architecture in the past for developments such as the Mission Sisters projects. The Planning Commission reviewed the roof form of the proposed McWhorter project at the Concept Design hearing on November 12, 2025, and determined that it was appropriate. The Planning Commission is allowed to approve minor deviations from the Design Guidelines if Finding 12 of the Concept Phase Approval Findings is found. Finding 12 states, “Any deviations from the Design Guidelines are considered minor and reasonably relate to good design principles and specific site conditions.”
Views, Air, Light, and Privacy:

At the first Final Details Planning Commission hearing on April 8, 2026, the Planning Commission continued the hearing with directions to the applicant to work with the neighbors to resolve privacy concerns regarding the rooftop deck.

Following the April 8, 2026, Planning Commission meeting, the applicant kept staff abreast of their conversations with the concerned neighbors regarding the rooftop deck and privacy concerns. The applicant indicated that the appellant requested the deck be moved to the west side of the property and reduced in size. The applicant reduced the size of the walkable surface of the rooftop deck by increasing the size of the privacy planters but declined to move the deck to the west side of the property. The applicant stated that moving the deck to the west side of the property would make the deck more visible to the appellants and make it visible from the street. At the July 8, 2026, Planning Commission hearing, the Commission determined that the reduction in walkable area and increase in size of the privacy planters sufficiently addressed any reasonable privacy concerns and approved the project.

The Commission determined that the proposed roof deck did not have a significant impact on the view from the appellants’ residence. Concerns about air and light were discussed briefly by the Planning Commission. The Commission determined that they would not make decisions regarding the approval of the rooftop deck based on speculation about future uses of the rooftop deck, such as dinner parties and barbeques. The Commissioners discussed how a dinner party or barbeque would have

similar impacts from a rear patio as they would from a rear rooftop deck, and that the potential use of outdoor space on a property for entertaining guests was not a basis for denying a project or a portion of a project.

FISCAL IMPACT:

The appellant was charged the appeal to City Council fee of $2,712 and paid the fee in a timely manner.

PRIOR CITY COUNCIL ACTION:

The city council has not previously considered this appeal.

ATTACHMENTS:

1. Resolution 2026-063 - Denying APP 26270 (McWhorter)

2. PC Staff Report 7.8.26

3. Appeal Form

4. Planning Commission Resolution 2026-39-PC

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
RESOLUTION NO. 2026-063

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

PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), STATE CEQA GUIDELINES AND LOCAL ENVIRONMENTAL REGULATIONS, PURSUANT TO CEQA GUIDELINES SECTION 15302 (CLASS 2) – REPLACEMENT AND RECONSTRUCTION AND CEQA GUIDELINES SECTION 15303 (CLASS 3) – NEW CONSTRUCTION OR CONVERSION

OF SMALL STRUCTURES AND THAT NO EXCEPTIONS TO THE EXEMPTIONS CONTAINED IN CEQA GUIDELINES SECTION 15300.2 APPLY; AND DENYING THE APPEAL FILED BY BRUCE AND LINDA TAYLOR (APP 26270 (MCWHORTER), THEREBY UPHOLDING THE PLANNING COMMISSION’S DECISION TO: APPROVE A FINAL DESIGN STUDY AND COASTAL

DEVELOPMENT PERMIT FOR THE DEMOLITION OF AN EXISTING SINGLE-FAMILY RESIDENCE AND THE CONSTRUCTION OF A 1,628-SQUARE-FOOT TWO-STORY RESIDENCE, INCLUSIVE OF

AN ATTACHED GARAGE, AND ASSOCIATED SITE IMPROVEMENTS LOCATED AT CARMELO STREET 2 NORTHEAST OF OCEAN AVE IN THE SINGLE-FAMILY RESIDENTIAL (R-1) DISTRICT.

APN: 010-252-013-000 AS FOUND IN RESOLUTION 2026-039-PC, ADOPTED BY THE PLANNING COMMISSION ON JULY 8, 2026.

WHEREAS, on February 6, 2025, Eric Miller Architects (“Applicant”) submitted an application on behalf of Scott McWhorter (“Owners”) requesting approval of Track 2 Design Study application DS 25019 (McWhorter) described herein as (“Application”); and
WHEREAS, the Application has been submitted for a 3,900-square-foot site at Carmelo 2 NE of Ocean in the Single-Family Residential (R-1) Zoning District; and WHEREAS, the Applicant is requesting approval of the Final Design Study and Coastal Development Permit for the demolition of an existing single-family residence and the construction of a new 1,628-square-foot two-story residence, inclusive of an attached garage and associated site improvements; and
WHEREAS, in accordance with Carmel Municipal Code (CMC) section 17.58.040 (Residential Design Review), construction of new dwellings is subject to a Track Two Design Review and may be approved by the Planning Commission if the project complies with the Zoning Ordinance and all applicable residential design guidelines; and
WHEREAS, in accordance with CMC section 17.58.040.B (Residential Track Two Design Study), the construction of new dwellings, rebuilds, and substantial alterations requires approval of a Residential Track Two Design Study by the Planning Commission; and
WHEREAS, CMC section 17.58.040.B, Step Two: Design Concept Review, requires the Planning Commission to review the design concept plans at a public hearing prior to consideration of the final details review for project approval; and
WHEREAS, on September 10, 2025, the Planning Commission held a duly noticed public hearing ATTACHMENT 1

Resolution 2026-063

to receive public testimony regarding the Application, including, without limitation, the information provided to the Planning Commission by City staff and through public testimony on the project; and WHEREAS, on September 10, 2025, the Planning Commission continued the project to a date uncertain due to a request to continue the project from the applicant and concerns raised by a neighbor regarding privacy; and
WHEREAS, on November 12, 2025, the Planning Commission held a duly noticed public hearing to receive public testimony regarding the Application, including, without limitation, the information provided to the Planning Commission by City staff and through public testimony on the project; and WHEREAS, the Planning Commission accepted Concept Design subject to Conditions of Acceptance, as provided in Resolution 2025-59-PC; and
WHEREAS, CMC Section 17.58.040.B, Step Three: Final Details Review, requires the Planning Commission to take final action on the application after the applicant submits the final design plans for review consistent with the City's "Residential Design Guidelines: Final Details Review" and the findings required in CMC Section 17.64.080, Design Study Approval; and WHEREAS, on March 13, 2026, the Application was deemed complete pursuant to California Government Code § 65943(a) and CMC §§ 17.52.020 and 17.58.040.B.2, following completion of the exterior-volume study for the project; and
WHEREAS, on April 8, 2026, after the Application was deemed complete, the Planning Commission adopted Resolution No. 2026-12-PC (Diamond, DS 25206), later affirmed by the City Council, establishing the Planning Division's interpretation that rooftop decks above accessory dwelling units are counted toward exterior volume; and
WHEREAS, on April 8, 2026, the Planning Commission held a public hearing to receive public testimony regarding the Application, including without limitation, information provided to the Planning Commission by City staff and through public testimony on the project; and WHEREAS, on April 8, 2026, the Planning Commission continued the project to a date uncertain with direction to the applicant to work with the neighbor to the east to address concerns raised regarding privacy; and
WHEREAS, on June 26, 2026, a notice of public hearing was published in the Carmel Pine Cone for the July 8, 2026, Planning Commission meeting in compliance with State law (California Government Code
§ 65091) and mailed to owners of real property within a 500-foot radius of the project indicating the date and time of the public hearing; and
WHEREAS, on or before June 28, 2026, the Applicant posted the public notice on the project site and hand-delivered a copy of the public notice to each property within a 100-foot radius of the project site indicating the date and time of the public hearing; and WHEREAS, on or before July 3, 2026, the meeting agenda was posted in three locations in compliance with State law, indicating the date and time of the public hearing; and WHEREAS, on July 8, 2026, the Planning Commission held a public hearing to receive public testimony regarding the Application, including without limitation, information provided to the Planning ATTACHMENT 1

Resolution 2026-063

Commission by City staff and through public testimony on the project; and WHEREAS, the Planning Commission approved the demolition of an existing single-family residence and the construction of a 1,628-square-foot two-story residence, inclusive of an attached garage and associated site improvements subject to Conditions of Approval, as provided in Resolution 2026-39-PC; and
WHEREAS, July 21, 2026, Bruce and Linda Taylor (“appellant”/”appellants”, collectively), submitted a timely appeal of the Planning Commission’s decision to approve the project (“Appeal”); and WHEREAS, the appeal hearing was scheduled for the City Council’s August 31, 2026, meeting; and
WHEREAS, on August 21, 2026, a notice of the public hearing scheduled for August 31, 2026, was published in the Carmel Pine Cone in compliance with State law (California Government Code § 65091) and mailed to owners of real property within a 300-foot radius of the project indicating the date and time of the public hearing; and
WHEREAS, on or before August 21, 2026, city staff posted the public notice on the project site and hand-delivered a copy of the public notice to each property within a 100-foot radius of the project site indicating the date and time of the public hearing; and WHEREAS, on or before August 28, 2026, the meeting agenda was posted in three locations in compliance with State law indicating the date and time of the public hearing; and WHEREAS, on August 31, 2026, the City Council held a duly noticed public hearing to receive public testimony regarding the Appeal, including, without limitation, the information provided to the City Council by City staff and through public testimony on the project; and WHEREAS, this Resolution and its findings are made based upon the evidence presented to the Council at the hearing date, including, without limitation, the staff report and attachments submitted by the Community Planning and Building Department; and
WHEREAS, the City Council 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
NOW THEREFORE, BE IT RESOLVED, that the City Council of the City of Carmel-By-The-Sea does hereby make the following findings and determinations:

1. The facts (“Facts”) set forth in the recitals above are true and correct and are incorporated herein by reference as findings.

2. The consideration of the Project before the City Council has been processed in accordance with CMC Chapter 17.54, Appeals.

3. The City Council of the City of Carmel-by-the-Sea has reviewed and does agree with and thus hereby incorporates Planning Commission Resolution, Resolution 2026-39-PC, including all findings and conditions, and associated Staff Report and attachments thereto, dated July 8, 2026, herein by reference.

4. The City Council has considered the application, including the project plans (Exhibit A) at a public ATTACHMENT 1

Resolution 2026-063

hearing. Based on the facts of this particular application, the City Council determines that the required findings for approval, as described in finding #3, above, can be made in this case.

BE IT FURTHER RESOLVED that the City Council of Carmel-by-the-Sea does hereby FIND the project qualifies for and is categorically exempt from CEQA pursuant to the Class 2 and Class 3 Categorical Exemptions in CEQA Guidelines sections 15302 and 15303, respectively, and further finds that none of the exceptions to the exemptions contained in Section 15300.2 apply.

BE IT FURTHER RESOLVED that the City Council of Carmel-by-the-Sea does hereby DENY the appeal by Bruce and Linda Taylor (APP 26270, McWhorter) thereby upholding the Planning Commission’s decision.

BE IT FURTHER RESOLVED that the City Council of the City of Carmel-by-the-Sea does hereby APPROVE a Final Design Study and Coastal Development Permit for the demolition of an existing singlefamily residence and the construction of a new 1,628-square-foot two-story residence, inclusive of an attached garage and associated site improvements located at Carmelo Street 2 northeast of Ocean Ave in the Single-Family Residential (R-1) District. APN: 010-252-013-000, as found in Planning Commission Resolution, Resolution 2026-39-PC.

PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA this 31st day of August 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED: ATTEST:
_____________________________ ________________________________ Dale Byrne Nova Romero, MMC
Mayor City Clerk
ATTACHMENT – EXHIBIT A – PROJECT PLANS
ATTACHMENT 1

CITY OF CARMEL-BY-THE-SEA
Planning Commission
Staff Report
July 8, 2026

PUBLIC HEARINGS
TO: Chair LePage and Planning Commissioners
SUBMITTED BY: Jacob Olander, Associate Planner
APPROVED BY: Anna Ginette, AICP, Director of Community Planning and Building SUBJECT: DS 25019 (McWhorter): Consideration of a Final Design Study, DS 25019 (McWhorter), and Coastal Development Permit for the demolition of an existing single-family residence and the construction of a 1,555-square-foot two-story residence, inclusive of an attached garage, located at Carmelo Street 2 northeast of Ocean Ave in the Single-Family Residential (R-1) District. APN:
010-252-013-000
Proposed CEQA Action: Find the project categorically exempt pursuant to CEQA Guidelines Section 15302 (Replacement or Reconstruction) and that none of the exceptions to the exemptions contained in Section 15300.2 can be made in this case
Application: DS 25019 (McWhorter) Applicant: Eric Miller Architects APN: 010-252-013-000 Owner: Scott McWhorter
Block & Lot: Block: GG, Lot: 4 & 6
Location: Carmelo Street 2 northeast of Ocean Avenue
Recommendation:

Staff recommends the Planning Commission adopt a Resolution (Attachment 1):

A. Finding the project qualifies as a Class 2 categorical exemption pursuant to CEQA Guidelines Section 15302 and none of the exceptions to the exemptions contained in Section 15300.2 apply in this case;
B. Approving a Coastal Development permit for the demolition of an existing singlefamily residence and the construction of a 1,555-square-foot single-story residence, inclusive of a 340 square foot attached garage and mechanical room; and
C. Approving the Final Design Study Design Study DS 25019 (McWhorter), for the demolition of an existing single-family residence and the construction of a 1,555- ATTACHMENT 2

square-foot single-story residence, inclusive of a 340 square foot attached garage and mechanical room, and associated site improvements located at Carmelo 2 NE of Ocean in the Single-Family Residential (R-1) District. APN:
010-252-013-000.

Summary, Background, and Project Description:

EXECUTIVE SUMMARY
The applicant is proposing to demolish an existing single-family residence, construct a new single-story single-family residence, and make associated site improvements on a 3,900-square-foot lot.

On November 12, 2025, the Design Concept for the project was approved by the Planning Commission. On April 8, 2026, the Planning Commission continued the Final Details hearing to a date uncertain to allow the applicant time to address concerns raised by the neighbor to the east.

The applicant attempted to address these concerns in their resubmittal, but the neighbor still has concerns. The two parties are at an impasse. The project is now scheduled for consideration of Final Details and staff is asking for direction from the Planning Commission to address these concerns.

Staff recommends approval of the project as the required findings can be supported by evidence. However, the roof deck component continues to be a matter of contention and as discussed below, staff seeks policy direction from the Commission.

BACKGROUND AND PROJECT DESCRIPTION
The subject property is a 3,900-square-foot residentially zoned lot, moderate in slope with a 14-foot elevation rise from west to east (front and rear, respectively). The forest character is sparse as existing development, structures and flatwork, encumber more than 70% of the lot. Six trees were identified on or adjacent to the lot, 2 of which are native species. The 1,881-square-foot single-story home was constructed in 1941 and has undergone multiple additions over the years, and extensive remodels took place in 1988 and 1994. The existing home has horizontal wood siding and a low-pitched shake, hipped roof with a gable at the rear of the property. The property was reviewed for historical significance in 2025 and found ineligible for the Carmel Historical Inventory. This determination remains in effect for 5 years and will expire in 2030.

The applicant is proposing to demolish the existing home and attached garage to construct a new single-family residence with an attached ADU on the east side of the parcel. The ADU will be reviewed as part of a separate ministerial permit. The data table on the title page of the project plans states that the property will have a floor area of 1,555 square feet and 539 square feet of site coverage.

New windows and doors will be aluminum, matching the original fenestrations. The applicant is proposing to change the horizontal wood siding to vertical reclaimed cedar wood siding. The garage, front deck, retaining walls, and a portion of the south ATTACHMENT 2

elevation are proposed to be a stone veneer Fon-Du-Lac Webwall style from the Mosaic collection. The proposed roofing will be a rubber membrane system and a green roof for the flat roof, and the rear roofing will be a rooftop deck.

During the Preliminary Site Assessment, 6 trees were found on or immediately adjacent to the property. Three were determined to be significant or moderately significant. All 3 significant trees are proposed to be retained, and 4 new trees (2 Monterey cypress, 1 Japanese maple, and 1 Tea tree) are proposed to be planted and are included in the landscape plan.

Staff has had continued conversations with the east neighbor regarding view and privacy concerns. The neighbor’s representation met with city staff and stated that the neighbor’s preference would be for the rooftop deck to move further west towards the front of the property.

Two other residents have reached out to city staff to express their concerns about the project and support the neighbor to the east’s comments. Pam Bengard stated that they believe the rooftop deck will have a negative effect on neighborhood character, views from the Taylor’s, and have privacy impacts for the Taylor’s. Additionally, Pam Bengard raised concerns about the proposed use of the ADU. Tom and Julie Bryan stated that they believe the rooftop deck does not fit with Carmel-by-the-Sea character. They are concerned about the effect of the development on the Taylor’s property. They also presented concerns about the proposed use of the ADU and the precedent that would be set by approving a rooftop deck.

Staff Analysis:

Concept Design Hearing:

At the November 12, 2025 Planning Commission hearing, the appropriate conditions of approval of the Design Concept have been incorporated and implemented.

1. Volume Study. The required Volumetric Study shall be successfully completed prior to scheduling for Final Details Review. The applicant shall provide one fullsize printed set of plans following the Concept Hearing to the Community Planning and Building Department as part of the required Volume Study. Any additional changes required by the Planning Commission at the Concept Hearing that would affect volume (changes in massing, height, site planning, grading, etc.) shall be incorporated into the plans submitted for the Volume Study.

Staff Analysis: The analysis of the volume study is included below in the “previous hearing” section.

2. Tree Evaluation. Prior to Final Details Planning Commission meeting, the applicant shall include the tree evaluation form and annotated survey in the project plans.

ATTACHMENT 2

Staff Analysis: The required tree evaluation form has been added to the plans and aligns with the project as a whole.

3. Fence and Wall Details. Prior to Final Details Planning Commission meeting, the applicant shall include details for the property line fences and retaining walls in the project plans.

Staff Analysis: The applicant added fence and wall details to the project plans.

The fence appears to be made of horizontal wood slats. Per Condition of Approval #36, a note in the plans identifying the fence material is required.

Additionally, the proposed fencing in the front yard setback shall have spacing to allow filtered light view per the Design Guidelines section 11.3. As such, the project has been conditioned requiring an update to the fence plans as part of the building permit.

4. Windows and Doors. Prior to Final Details Planning Commission meeting, the applicant shall revise the plans to reduce the size of the windows and doors on the property to be human scale.

Staff Analysis: As part of their redesigning of the property prior to the April 8, 2026, Planning Commission meeting, two new kitchen windows were added.

The size of the entry window was reduced, but all the other windows remained the same size. The “great room” door was reduced to 7’ – 6” and the remaining exterior doors remained the same size. Condition of Approval #34 has been incorporated requiring the applicant to reduce the size of the great room door to be 6’ wide. As conditioned, the project would retain large areas of glazing to fit the style of the architecture but would reduce the size of the “great room” door to have appear less grand. If the Planning Commission determines that the proposed windows and doors are acceptable, Condition of Approval #34 can be removed from the resolution.

5. Skylight. Prior to Final Details Planning Commission meeting, the applicant shall revise the plans to reduce the size of the skylight(s) on the property to be human scale.

Staff Analysis: The applicant modified the proposed skylights, removing the large skylight (3’-6” by 10’-2”) originally proposed and proposed three small skylights (3’-6” by 3’) ahead of the April 8, 2026, Final Details Planning Commission meeting. The applicant has further modified the proposed skylights and is now proposing two 2’ x 4’ skylights above the kitchen. If the Planning Commission believes these skylights are too large or not necessary to provide adequate light to the kitchen, a special condition of approval can be added to the resolution requiring the skylights be reduced in size or removed altogether.

6. Roof Deck Privacy. Prior to Final Details Planning Commission meeting, the applicant shall revise the plans to include the privacy screening and roof deck ATTACHMENT 2

redesign presented at the Concept meeting 11/12/2025
Staff Analysis: The analysis of the roof deck privacy concerns is included below in the “previous hearing” section.

Previous Hearing:

At the April 8, 2025, Planning Commission hearing, Design Study DS 25019 (McWhorter) was continued to a date uncertain with direction to the applicant to work with the neighbor to the east of the subject site to address the privacy and view concerns regarding the proposed roof deck.

The applicant reduced the size of the walkable space on the deck by enlarging the planters on the roof and changed the proposed moveable privacy partition from ornate filtered view metal to an opaque wood screen.

These modifications have not alleviated the neighbors’ concerns regarding privacy and view impacts of the rooftop deck. Krista Ostoich, attorney representing the neighbors, contacted city staff several times for updates regarding the revised rooftop deck design and maintained their position that a compromise has not been reached. Ms. Ostoich stated that they offered a potential solution, to relocate the rooftop deck to the west (front), but the applicant was not amenable as it would potentially result in the project exceeding the allowed volume.

Ms. Ostoich then requested an explanation of why the rooftop deck was not counted in the proposed volume. An analysis of the volume study for the subject site is included below for clarification.

Volume Analysis:

The process for calculating the volume of ADUs and attached features has been something that the Planning Division has been reviewing and reassessing internally.

Regulations in Chapter 13 of Division 1 of Title 7 of the California Government Code restrict the discretionary review authority of local jurisdiction for ADUs. The first volume study for the McWhorter project found the project was over on the allowable volume for site (proposed volume was 22,076.71 cubic feet and allowable volume was 19,305 cubic feet). The second volume study for the McWhorter project found the project was compliant with volume maximum (the allowable volume was 19,327.32 cubic feet and the proposed volume was 18,540.18 cubic feet). At the time the volumetric analysis of the McWhorter project was completed, the department did not include rooftop decks above the ADU.

The McWhorter project passed volume on March 13, 2026, and the application was deemed complete pursuant to California Government Code Section 65943(a) and Carmel-by-the-Sea Municipal Code (CMC) Sections 17.52.020 and 17.58.040.B.2. On April 8, 2026, the Planning Commission adopted Resolution No. 2026-12-PC for the Diamond project (DA 25206) and denied a proposed rooftop deck above an ADU, ATTACHMENT 2

finding it conflicts with CMC Section 17.10.10.E and G (scale and privacy, respectively).

While an appeal has been filed on the Diamond project and final action by the City Council is pending, the Planning Division now implements the Planning Commissions’ policy direction by determining that rooftop decks above ADUs do not fall under the ADU provisions in the California Government Code[1]. This change in direction occurred subsequent to the McWhorter application being deemed complete and therefore reanalysis of volume was not required.

The McWhorter project has since been revised to address concerns from the neighboring property to the east of the subject site. The total square footage of the walking space of the rooftop deck has been reduced by incorporating additional, larger planters. This revision did not change the overall size and mass of the rooftop improvements and did not constitute a “resubmittal” of the application relative to the Permit Streamline Act.

Another key issue here is that the parapet of the ADU is the de facto guard railing for the rooftop deck. As such, there is an argument to be made that there is no change in volume whether the ADU has a roof deck or not.

Privacy Concerns:

Land Use & Community Character Policy P1-51 states:Consider the effect of proposed residential construction on the privacy, solar access and private views of neighbors when evaluating design review applications. Avoid designs that are insensitive to the designs of neighboring buildings. Attempt to achieve an equitable balance of these design amenities among all properties affected by design review decisions. (LUP) CMC Section 17.10.010.G states that designs should respect the privacy of neighbors and that the placement of windows, doors, balconies and decks should be sensitive to similar improvements on neighboring properties.

Residential Design Guideline 5.1 states that functions on a site should be organized to preserve reasonable privacy for adjacent property; locate windows and balconies such that they avoid overlooking active indoor and outdoor use areas of adjacent properties.

As discussed earlier, the neighbor to the east has presented privacy and view concerns regarding the rooftop deck. Because the creation of the ADU is not dependent on the creation of the rooftop deck, state law does not prevent the Planning Commission from applying the subjective requirements in the policy, regulation and guideline specified above.

Planning Commission Options:

The Planning Commission is being asked to decide how the rooftop deck is processed for the McWhorter project.

1. Find that because the project was deemed complete prior to the Planning ATTACHMENT 2

Division’s determination that rooftop decks on ADUs will be included in volume studies, a new volume study will not be required. In addition, the roof deck changes have sufficiently addressed the privacy and view concerns. Therefore, the project can be approved as presented.

2. In order to find the project, as a whole, consistent with the Local Coastal Program, a new volume study that includes the rooftop deck above the ADU is required. Therefore, the project shall be continued to a date uncertain to allow for the new volume study.

3. The rooftop deck may be subject to volume, but a new volume study is not required because the deck is inconsistent with P1-51, CMC 17.10.010.G, and Guideline 5.1. Therefore, the project can be approved with a special condition requiring the rooftop deck to be removed entirely prior to building permit submission.

Project Consistency:

Based on staff’s analysis of the project, and as demonstrated in the attached draft resolution, the proposed design, as conditioned, is consistent with applicable policies contained in the General Plan and Local Coastal Program as well as the requirements contained in the Carmel-by-the-Sea Municipal Code and the Residential Design Guidelines.

Staff recommends the Planning Commission decide how to proceed with the rooftop deck and either approve the Design Study, DS 25019 (McWhorter) or continue the project to a date uncertain with direction regarding the rooftop deck. [1] Government Code Section 66311 states that the is the intent of the Legislature that provisions of an ADU ordinance adopted by a local agency relating to unit size, parking, fees and other requirements are not so arbitrary, excessive or burdensome so as to unreasonably restrict the ability of homeowners to create ADUs.

Other Project Components:

Environmental Review: The project qualifies for a categorical exemption under CEQA Guidelines Section 15302 – Replacement or Reconstruction. This Class 2 exemption consists of replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced. The project consists of the demolition of an existing single-family residence and the construction of a 1,628-square-foot single-story residence, inclusive of a 425 square foot attached garage and mechanical room, which meets this exemption. None of the exceptions to exemptions listed in CEQA Guidelines Section 15300.2 apply in this case.

There is no potential for the project to result in a cumulative impact and there are no unusual circumstances or historical resources present. The project is a permitted use for the site’s designated residential zoning district and due to the size of the city, it is not usual for construction projects to occur in proximity to other active projects or historic resources. The project will not result in a cumulative impact because there have ATTACHMENT 2

not been successive projects of the same type in the same location. There are no other similar projects proposed for the subject site. The project will not result in any impacts to scenic highways or scenic resources. The project is for the demolition and reconstruction of a single-family home that has been determined not to be historic. No significant trees or resources are proposed to demolished as part of the proposed work.

The subject site will not have any effect on a hazardous waste site and is not a site listed pursuant to Section 65962.5 of the Government Code. Further CEQA analysis is included in the supporting evidence of Section 4 of the attached draft resolution.

Attachments:

1. Attachment 1 - Resolution

2. Attachment 2 - Project Plans

3. Attachment 3 - Correspondence
ATTACHMENT 2

CITY OF CARMEL-BY-THE-SEA

PLANNING COMMISSION
PLANNING COMMISSION RESOLUTION NO. 2026-XXX-PC

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARMEL-BY-THE-SEA

FINDING THE PROJECT CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO CEQA GUIDELINES SECTION 15302 AND THAT NONE OF THE EXCEPTIONS TO THE EXEMPTIONS CONTAINED IN SECTION 15300.2 CAN BE MADE IN THIS CASE; AND APPROVING

A FINAL DESIGN STUDY AND COASTAL DEVELOPMENT PERMIT FOR THE DEMOLITION OF AN EXISTING SINGLE-FAMILY RESIDENCE AND THE CONSTRUCTION OF A 1,628-SQUARE-FOOT

TWO-STORY RESIDENCE, INCLUSIVE OF AN ATTACHED GARAGE, AND ASSOCIATED SITE IMPROVEMENTS LOCATED AT CARMELO STREET 2 NORTHEAST OF OCEAN AVE IN THE SINGLEFAMILY RESIDENTIAL (R-1) DISTRICT. APN: 010-252-013-000.

WHEREAS, on February 6, 2025, Eric Miller Architects (“Applicant”) submitted an application on behalf of Scott McWhorter (“Owners”) requesting approval of Track 2 Design Study application DS 25019 (McWhorter) described herein as (“Application”); and WHEREAS, the Application has been submitted for a 3,900-square-foot site at Carmelo 2 NE of Ocean in the Single-Family Residential (R-1) Zoning District; and

WHEREAS, the Applicant is requesting approval of the Final Design Study for the demolition of an existing single-family residence and the construction of a 1,628-square-foot two-story residence, inclusive of an attached garage and associated site improvements; and

WHEREAS, in accordance with Carmel Municipal Code (CMC) Section 17.58.040 (Residential Design Review), construction of new dwellings is subject to a Track Two Design Review and may be approved by the Planning Commission if the project complies with the Zoning Ordinance and all applicable residential design guidelines; and WHEREAS, in accordance with Carmel-by-the-Sea Municipal Code (CMC) Section

17.58.040.B (Residential Track Two Design Study), the construction of new dwellings, rebuilds, and substantial alterations requires approval of a Residential Track Two Design Study by the Planning Commission; and
WHEREAS, CMC Section 17.58.040.B, Step Two: Design Concept Review, requires the Planning Commission to review the design concept plans at a public hearing prior to consideration of the final details review for project approval; and WHEREAS, on September 10, 2025, the Planning Commission held a duly noticed public hearing to receive public testimony regarding the Applications, including, without limitation, the information provided to the Planning Commission by City staff and through public testimony on the project; and
ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

WHEREAS, on September 10, 2025, the Planning Commission continued the project to a date uncertain due to a request to continue the project from the applicant and concerns raised by a neighbor regarding privacy; and
WHEREAS, on November 12, 2025, the Planning Commission held a duly noticed public hearing to receive public testimony regarding the Applications, including, without limitation, the information provided to the Planning Commission by City staff and through public testimony on the project; and
WHEREAS, CMC Section 17.58.040.B, Step Three: Final Details Review, requires the Planning Commission to take final action on the application after the applicant submits the final design plans for review consistent with the City's "Residential Design Guidelines: Final Details Review" and the findings required in CMC § 17.64.080, Design Study Approval.; and WHEREAS, on April 8, 2026, the Planning Commission held a public hearing to receive public testimony regarding the Application, including without limitation, information provided to the Planning Commission by City staff and through public testimony on the project; and WHEREAS, on April 8, 2026, the Planning Commission continued the project to a date uncertain with direction to the applicant to work with the neighbor to the east to address concerns raised regarding privacy; and
WHEREAS, on June 26, 2026, a notice of public hearing was published in the Carmel Pine Cone for the July 8, 2026, Planning Commission meeting in compliance with State law (California Government Code 65091) and mailed to owners of real property within a 500-foot radius of the project indicating the date and time of the public hearing; and WHEREAS, on or before June 28, 2026, the Applicant posted the public notice on the project site and hand-delivered a copy of the public notice to each property within a 100-foot radius of the project site indicating the date and time of the public hearing; and WHEREAS, on or before July 3, 2026, the meeting agenda was posted in three locations in compliance with State law, indicating the date and time of the public hearing; and WHEREAS, on July 8, 2026, the Planning Commission held a public hearing to receive public testimony regarding the Application, including without limitation, information provided to the Planning Commission by City staff and through public testimony on the project; and WHEREAS, this Resolution and its findings are made based upon the evidence presented to the Planning Commission at the hearing date, including, without limitation, the staff report and attachments submitted by the Community Planning and Building Department; and ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

WHEREAS, the Planning Commission did hear and consider all said reports, recommendations, and testimony herein above set forth and used their independent judgment to evaluate the project.

NOW THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of CarmelBy-The-Sea does hereby make the following findings and determinations:
a. The facts (“Facts”) set forth in the recitals above are true and correct and are incorporated herein by reference.
b. As demonstrated in Section 4 of this resolution, approval of the Project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15302 of the CEQA Guidelines – Replacement and Reconstruction. The exceptions to the exemptions listed in CEQA Guidelines Section 15300.2 do not apply in this case.
c. The consideration of the Project before the Planning Commission decision has been processed in accordance with CMC Section 17.58.040.B.
i. Preliminary Site Assessment. A preliminary site assessment was conducted on January 17, 2025.
ii. Historic Resources Board. In accordance with CMC Section 17.32.060.B.1, on January 17, 2025, the Department of Community Planning and Building made a determination that the subject property does not constitute an historic resource and is therefore ineligible for the Carmel Inventory of Historic Resources. This determination is valid for a period of 5-years and will expire on January 17, 2030.
iii. Concept Design Study. On November 12, 2025, the Planning Commission accepted the Design Concept, as conditioned (Resolution No. 2025-059-PC). d. The Planning Commission has considered the Design Study and Coastal Development Permit application, including the project plans (Exhibit B) at a public hearing. Based on the facts of this particular case, the Planning Commission determines that, with conditions of approval, the required findings (see Sections 1-4 below) can be made and therefore approves the Design Study and Coastal Development Permit.
e. Conditions of approval have been incorporated as Exhibit A to this resolution to ensure project implementation occurs according to applicable Carmel-by-the-Sea ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

policy and regulations.
f. Approval of the Design Study and Coastal Development Permit by the Planning Commission is appealable to City Council pursuant to CMC Section 17.54.040.C.

Section 1: FINDINGS REQUIRED FOR COASTAL DEVELOPMENT PERMIT (CMC Section

17.64.010.B).

1. Finding – Local Coastal Program Consistency: The project as described in the application and accompanying materials, as modified by any conditions of approval, conforms with the certified City of Carmel-by-the-Sea Local Coastal Program (LCP). a. Evidence: Land Use and Community Character Policies P1-37 through P1-54 relate to residential development in Carmel-by-the-Sea. These policies require Design Review permits for new buildings, additions, and remodels of homes.

Additionally, larger projects require a Preliminary Site Assessment. The purpose of the permit processes and policy consistency is to maintain neighborhood, forest, and street character, promote harmonious yet diverse designs, and ensure compliance with the Residential Design Guidelines. Design Study, DS 25019 (McWhorter), is for the demolition of an existing single-family residence and the construction of a 1,628-square-foot two-story residence, inclusive of an attached garage and associated site improvements. The proposed new construction conforms to all applicable zoning standards in the CMC Chapter

17.10, including but not limited to, setbacks, height, floor area and site coverage limits, and parking. As conditioned, the project complies with the Residential Design Guidelines. Further analysis of the project’s compliance with the Design Guidelines is included in the supporting evidence contained in Finding 3 in Section 2. The proposed work is compliant with the applicable policies in the Land Use and Community Character Element of the General Plan. b. Evidence: Circulation Element policies are not applicable to Design Study, DS 25019 (McWhorter). The project will include a standard parking space pursuant to CMC Chapter 17.10. The project will not have any effect on parking, circulation, or roadway safety in Carmel-by-the-Sea.
c. Evidence: Coastal Access and Recreation policies are not applicable to Design Study, DS 25019 (McWhorter). The project will not have any effect on vertical or lateral access to the beach in Carmel-by-the-Sea. The project will not have any effects on tourism or visitor accommodation.
d. Evidence: Coastal Resource Management Element of the General Plan covers a wide variety of topics including protection of ESHAs located within the city’s ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

boundaries, water drainage and quality, maintenance and preservation of the urbanized forest, and beach and shoreline maintenance. Objective O5-11 is to “Maintain, restore and enhance the upper and lower tree canopy of Carmel’s urbanized forest”. During the preliminary site assessment, the City Forester determined that 3 of the 6 trees located on or adjacent to the subject site are significant or moderately significant. The project includes retention of all 3 significant or moderately significant trees. In addition, 4 new trees are proposed to be planted (2 Monterey cypress, 1 Japanese maple, and 1 Tea tree). The City Forester has determined that this will be a sufficient mix of upper and lower canopy trees on site.

Policy P5-195 requires development to limit impervious surfaces to allow for efficient storm water management. DS 25019 (McWhorter) brings the site into compliance with site coverage limits, reducing the site coverage from 1,290 square feet of impervious site coverage to 520.9 square feet of site coverage with 76.8% of the proposed coverage being permeable, which will allow for increased storm water percolation. In addition, the project has been conditioned requiring the applicant submit a final drainage plan, for review and approval by Environmental Compliance, that demonstrates compliance with CMC Chapter

17.42 and the City’s drainage guidance, SOG 17.07, prior to building permit issuance.

No other policies, objectives, or goals in the Coastal Resource Management Element are applicable to DS 25019 (McWhorter). Due to the site’s location and project scope, the project will not have any effect on beach, ESHA, or coastal access.

2. Finding – Public Access & Recreation: The project is in conformity with the public access and recreation policies of Chapter 3 of the Coastal Act of 1976 (commencing with Sections 30200 of the Public Resources Code).
a. Evidence: The subject property is located at Carmelo St 2 NE of Ocean Avenue, APN 010-252-013-000 which is not between the first public road and the sea.

Therefore, this finding does not apply in this case.
b. Evidence: The project will not impact existing public access illustrated in LCP Coastal Access and Recreation Element, Figure 4.1. The subject property is not located at or along any beach access points, pathways, or stairs. See Section 1, Finding 1, Evidence “c”, regarding beach access.
c. Evidence: The project will not impact existing Parks, Open Space, Recreation and Community Facilities illustrated in LCP Coastal Access and Recreation Element, ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

Figure 4.2. The subject property is not located on or adjacent to any Parks, Open Space, Recreation and Community Facilities. The proposed project is for the demolition and reconstruction of a single-family home.

Section 2: FINDINGS REQUIRED FOR DESIGN REVIEW (CMC Section 17.58.060).

1. Finding – General Plan and Local Coastal Program Consistency: The project conforms to the applicable policies of the General Plan and the Local Coastal Program. a. Evidence: As described in the supporting evidence for Finding 1 of Section 1, the project complies with applicable General Plan and Local Coastal Program policies.
b. Evidence: Housing Element policies are not applicable to Design Study, DS 25019 (McWhorter). The McWhorter project does not involve the development of any new market rate or affordable housing. The development will include an ADU that will be reviewed and approved under a separate permit. c. Evidence: Public Facilities and Services Element policies are not applicable to Design Study, DS 25019 (McWhorter). DS 25019 (McWhorter) does not relate to, and will have no effect on public health, safety, or recreation. d. Evidence: Open Space and Conservation Element policies are not applicable to Design Study, DS 25019 (McWhorter). DS 25019 (McWhorter) does not relate to, and will have no effect on water conservation, pollution, or parks and open space.
e. Evidence: Environmental Safety Element policies are not applicable to Design Study, DS 25019 (McWhorter). DS 25019 (McWhorter) does not relate to emergency preparedness, natural disasters, hazardous waste sites, or work in areas of excessive risk. The proposed project is for maintenance, repair, and remodeling an existing single-family residence.
f. Evidence: Noise Element policies P9-4 and P9-5 are applicable to Design Study, DS 25019 (McWhorter). P9-4 and P9-5 require construction noise to be minimized and monitored. DS 25019 (McWhorter) includes a construction management plan that provides best management practices to ensure construction produces the least amount of noise possible. Additionally, CMC Section 8.56.040 requires all construction noise to occur between 8:00 AM and 6:30 PM.

2. Finding – CMC Compliance: The project complies with all applicable provisions of the ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

Carmel-by-the-Sea Municipal Code.
a. Evidence: As demonstrated in Evidence “a” of Finding 1 of the Section 1, Design Study, DS 25019 (McWhorter) is compliant with the Carmel-by-the-Sea Municipal Code. As conditioned, this finding can be made.

3. Finding – Design Guidelines Consistency: The project is consistent with applicable adopted design review guidelines.
a. Evidence: Design Guidelines 9.5 encourages the use “natural” building materials and that stucco, in conjunction with some natural materials, may be considered depending on neighborhood character.
b. Evidence: The proposed finish details include:
i. Reclaimed cedar barn wood siding by Montana Timber Products in the Ranchwood Artisan Glacier Grey color.
ii. Stone veneer (Fon-Du-Lac Web Wall style from the Mosaic Collection by Buechel) for the garage, mechanical room, and a portion of the south elevation.
iii. Aluminum windows with a medium bronze finish (Arcadia). iv. Teak, stained wood and glass entry door.
v. A green roof, rooftop deck, and rubber membrane system flat roof for both the single story and two-story portions of the structure.

Condition of Approval #35 has been incorporated requiring the applicant to include a gravel or rock ballast on the rubber membrane flat roof portion of the roof or change the rubber membrane to a similar approvable material (tar and gravel, TPO with ballast, ETC). As Conditioned the proposed finished details comply with Design Guideline 9.5.
c. Evidence: The Residential Design Guidelines state that any material other than unclad wood windows is inappropriate. The Design Guidelines further states, “By far, wood frame windows are the most typical, but metal windows also are found, especially on some styles that reflect Modernist influences.” The Planning Commission has approved other materials in the past, allowing clad wood, aluminum, and Fibrex windows as acceptable deviations from the Residential Design Guidelines. Residential Design Guideline 9.11 states, “Window styles and materials should be consistent with the architecture of the building. Window styles and materials should be uniform throughout a building.” The applicant is proposing Aluminum windows with a medium bronze finish (Arcadia) throughout the property, matching the architectural style of the residence. Therefore, the window component of the project is consistent.

ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

d. Evidence: Residential Design Guideline 9.14 states, “Skylights should not be visually prominent from the street or from neighboring windows.” The applicant modified the proposed skylights, removing the large skylight (3’-6” by 10’-2”) originally proposed and proposed three small skylights (3’-6” by 3’) ahead of the April 8, 2026, Final Details Planning Commission meeting. The applicant has further modified the proposed skylights and is now proposing two 2’ x 4’ skylights above the kitchen.
e. Evidence: The proposed project is consistent with the Residential Design Guidelines and therefore this finding can be made.

4. Finding – Zoning Standards and Permits: The project conforms with all zoning standards applicable to the site, or has received appropriate use permits, variances or exceptions consistent with the Zoning Ordinance.
a. Evidence: As demonstrated in the supporting evidence for Finding 2 and Finding 3 of this section, the project conforms to the applicable zoning standards.

5. Finding – Neighborhood Character: The project contributes to neighborhood character including the type of forest resources present, the character of the street, the response to local topography and the treatment of open space resources such as setbacks and landscaping.
a. Evidence: The project includes a reduction of the existing driveway size and adding informal landscaping in the right-of-way. The City Forester has reviewed the landscape plan and was supportive of the proposed plantings. Site improvements include removing thick ground cover and formal bushes on the front of the property and the public right-of-way. The proposed informal ground cover consists of plants, mulch, and a few bushes. The full list of plantings is included in the planting plan on sheet 10c. The applicant’s design meets the Design Guidelines, Carmel Municipal Code, and General plan policies, standards, and guidelines regarding right-of-way character, and therefore this finding can be made.

6. Finding – Natural Features and Built Environment: The project is compatible with, and sensitive to, the natural features and built environment of the site and of the surrounding area. The project respects the constraints of the site and avoids excessive grading, cuts and fills. Construction on steep slopes is minimized to the extent feasible and abrupt changes in grade is minimized or mitigated.
a. Evidence: The project scope for DS 25019 (McWhorter) is limited to ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

development within roughly the existing footprint. The project plans (Exhibit B) include preliminary grading plans, sheets 4a-4d. The largest portion of grading on site will be to accommodate the expansion of the garage for a mechanical room. The grading on site is not excessive and compatible with the site’s features. This finding can be made.

7. Finding – Modesty and Simplicity: The project maintains the City's principles of modesty and simplicity and preserves the City's tradition of simple homes set amidst a forest landscape. The project uses simple building forms and simple roof forms without complexity that would attract undue attention to the site. a. Evidence: The proposed structure will be U shape which is stated to be appropriate in Design Guideline 8.1, which encourages simple building shapes.

As demonstrated in Evidence “b” for Finding 3 in Section 2, the project modifications to the existing siding comply with the Design Guidelines and will be simple and modest. This finding can be made.

8. Finding – Mass and Bulk: The project does not present excess visual mass or bulk to public view or to adjoining properties. The project relates to a human scale in form, elements and in the detailing of doors, windows, roofs and walkways. a. Evidence: The proposed residence retains the same general layout of the current home, with the main house over an attached garage. The property complies with the applicable height standards in the Carmel Municipal Code.

As part of their redesigning of the property prior to the April 8, 2026, Planning Commission meeting, two new kitchen windows were added. The size of the entry window was reduced, but all the other windows remained the same size.

The “great room” door was reduced to 7’ – 6” and the remaining exterior doors remained the same size. Condition of Approval #34 has been incorporated requiring the applicant to reduce the size of doors to no greater than 6’ wide. As conditioned, the project would retain large areas of glazing to fit the style of the architecture but would reduce the size of the “great room” door to have appear less grand.

As conditioned this finding can be made.

9. Finding – Detail and Material: Project details and materials (e.g., windows, doors, chimneys, roofs, and stonework) are fully integrated and consistent throughout the design. Building materials are used in a manner that is visually consistent with the proposed architecture. All fenestration is appropriate in size and consistent with a human scale.

ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

a. Evidence: The proposed project details, and Design Guideline consistency, are outlined and demonstrated in the supporting evidence for Finding 3 of this section. This finding can be made.

10. Finding – Forest and Open Space: The project is consistent with the City's design objectives for protection and enhancement of the urbanized forest and open space resources. Open space is distributed around buildings to provide visual relief from structural bulk and a distinct separation from buildings on adjacent sites. a. Evidence: As demonstrated in the supporting evidence for Findings 5 and 6 of this section, the project complies with applicable neighborhood character and natural features and built environment requirements. This finding can be made.

11. Finding – Simple and Modest Roof Forms: The design uses simple/modest building forms and a limited number of roof planes, and a restrained employment of offsets and appendages consistent with the City’s design objectives. a. Evidence: As demonstrated in the supporting evidence for Finding 7 of this Section, the project complies with modesty and simplicity design requirements.

This finding can be made.

12. Finding – Context: The mass of the building relates to the context of other homes in the vicinity that are in conformance with the City’s design guidelines related to mass and scale.
a. Evidence: As demonstrated in the supporting evidence of Finding 8 of this section, the property is in compliance with applicable Design Guidelines and Municipal Code standards. As conditioned, this finding can be made.

13. Finding – Size and Scale: The development is similar in size, scale and form to buildings on the immediate block and neighborhood.
a. Evidence: As demonstrated in the supporting evidence of Finding 8 of this section, the property is in compliance with applicable Design Guidelines and Municipal Code standards. As conditioned, this finding can be made.

14. Finding – Significant Trees: The development does not require removal of any significant trees unless necessary to provide a viable economic use of the property or protect public health and safety. All moderately significant trees have been protected to the maximum extent feasible. All buildings and structures will be set back a minimum of six feet from significant trees.

ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

a. Evidence: No trees are being removed. This finding can be made.

Section 3: FINDINGS REQUIRED FOR FINAL DETAILS PHASE APPROVAL (CMC Section

17.64.080.B).

1. Finding – Character: The proposed architectural style and detailing are simple and restrained in character, consistent and well integrated throughout the building and complementary to the neighborhood without appearing monotonous or repetitive in context with design on nearby sites.
a. Evidence: As demonstrated in the supporting evidence for Finding 3, 5, 7, and 8 of Section 2, the new proposed residence is consistent with the neighborhood character while maintaining the architectural diversity. As conditioned, this finding can be made.

2. Finding – Materials and Design: The proposed exterior materials and their application rely on natural materials and the overall design will add to the variety and diversity along the streetscape.
a. Evidence: As demonstrated in the supporting evidence for Finding 3 of Section 2, the project complies with all material requirements and design guidelines in the Residential Design Guidelines. This finding can be made.

3. Finding – Design Elements: Design elements such as stonework, skylights, windows, doors, chimneys and garages are consistent with the adopted design guidelines and will complement the character of the structure and the neighborhood. a. Evidence: As demonstrated by the supporting evidence for Finding 3 and 8 of Section 2, the project meets applicable design guidelines and fits into the context of the neighborhood character. As conditioned, this finding can be made.

4. Finding – Visual Continuity: Proposed landscaping, paving treatments, fences and walls are carefully designed to complement the urbanized forest, the approved site design, adjacent sites and the public right-of-way. The design will reinforce a sense of visual continuity along the street.
a. Evidence: As demonstrated by the supporting evidence for Finding 2, 3, 5, and 6 of Section 2, the project complements the urbanized forest, the approved site design, adjacent sites and the public right-of-way. This finding can be made.

ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

Section 4: CEQA FINDING – EXEMPT

1. Finding – Categorical Exemption: Approval of the Project is Categorically Exempt from the California Environmental Quality Act (CEQA) and no unusual circumstances were identified.
a. Evidence: CEQA Guidelines Section 15302 – Replacement or Reconstruction, categorically exempts reconstruction where the new structure will be located on the same site and will have substantially the same purpose and capacity of the existing.

The project is for the reconstruction, and associated site improvements, of a single family dwelling within a residentially zoned lot and within the same footprint.

Therefore, the project qualifies for this exemption.
b. Evidence: The exceptions to the exemptions listed in CEQA Guidelines Section 15300.2 do not apply in this case as explained below;
a. Location. The project is for the demolition of an existing single-family residence and the construction of a new single-family residence. The existing and proposed use as a single-family home is a permitted use for the site’s designated residential zoning district.
b. Cumulative Impact. Due to the size of the city, it is not unusual for construction projects to occur in proximity to other active projects. The project will not result in a cumulative impact because there will not be successive projects of the same type in the same location. c. Significant Effect. No significant trees or resources are proposed to be removed or demolished as part of the proposed work. The project will not have any negative significant effects on the environment. d. Scenic Highways. The project is not located on a scenic highway and will not result in any impacts to scenic highways or scenic resources. e. Hazardous Waste. The subject site will not have any effect on a hazardous waste site and is not a site listed pursuant to Section 65962.5 of the Government Code.
f. Historic Resource. The subject property was reviewed for historical significance January 17, 2025, and found ineligible for the Carmel Historical Inventory. The proposed project will not have any negative effects on a historic resource on or adjacent to the subject site.

ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

BE IT FURTHER RESOLVED that the Planning Commission of the City of Carmel-by-the-Sea does hereby FIND the project categorically exempt pursuant to CEQA Guidelines Section 15302 (Replacement or Reconstruction) and that none of the exceptions to the exemptions contained in Section 15300.2 can be made in this case, and APPROVE the Final Design Study, DS 25019 (McWhorter), and Coastal Development Permit for the demolition of an existing single-family residence and the construction of a 1,628-square-foot two-story residence, inclusive of an attached garage and associated site improvements for the property located at Carmelo 2 NE of Ocean in the Single-Family Residential (R-1) District. APN: 010-252-013-000, subject to the conditions in Exhibit A.

All of which are in conformance with the attached plans (Exhibit B) and subject to the attached conditions (Exhibit A), all being attached hereto and incorporated herein by reference.

PASSED AND ADOPTED BY THE PLANNING COMMISSION OF THE CITY OF CARMEL-BY-THE-SEA this 8th day of July 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED: ATTEST:

_________________________ _________________________
Michael LePage Shelby Gorman
Chair Planning Commission Secretary
ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

Exhibit A
Conditions of Approval
ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

CONDITIONS OF APPROVAL
No. Standard Conditions

1. Authorization. The approval of Design Study, DS 25019 (McWhorter), and coastal development permit for the demolition of an existing single-family residence and the construction of a 1,628-square-foot two-story residence, inclusive of a 425 square foot attached garage and mechanical room, and associated site improvements for the property located at Carmelo Street 2 northeast of Ocean Ave in the Single-Family Residential (R-1) District. APN: 010-252-013-000. As depicted in the plans prepared by Eric Miller Architects as approved by City of Carmel-by-the-Sea Planning Commission on July 8, 2026, unless modified by the conditions of approval contained herein.

2. Codes and Ordinances. The project shall be constructed in conformance with all requirements of the R-1 zoning district. All adopted building and fire codes shall be adhered to in preparing the working drawings. If any codes or ordinances require design elements to be changed, or if any other changes are requested when such plans are submitted, such changes may require additional environmental review and subsequent approval by the Planning Commission.

3. Permit Validity. In accordance with CMC Section 17.52.170 (Time Limits on Approvals and Denials), a residential design study approval remains valid for a period of 12 months from the date of action. During this time, the project must be implemented, or the approval becomes void. Implementation is effected by erecting, installing, or beginning the installation of the improvement authorized by the permit, as determined by the Director. Extensions to this approval may be granted consistent with CMC Section

17.52.170.C.

4. Water Use. Approval of this application does not permit an increase in water use on the project site without adequate supply. Should the Monterey Peninsula Water Management District determine that adequate water is unavailable for this site, this permit will be scheduled for reconsideration, and appropriate findings will be prepared for review and adoption by the Planning Commission.

5. Setback and Height Certifications. A State licensed surveyor shall survey and certify the following in writing:
• The footing locations are in conformance with the approved plans prior to footing/foundation inspection;
• The roof heights and plate heights of each building are in conformance with the approved plans prior to the roof sheathing inspection. Roofs and plates shall not exceed the elevation points as identified in the approved project plans, and the roofs include an appropriate allowance for roofing material thickness.

Written certifications prepared, sealed, and signed by the surveyor shall be provided prior to footing/foundation inspection and roof sheathing inspection. In the event that multiple footing/foundation pours are required, a survey letter shall be submitted for each separate section.

ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

6. Service Laterals. Prior to final inspection, all electrical service laterals to any new building or structure, or to any building or structure being remodeled when such remodeling requires the relocation or replacement of the main service equipment, shall be placed underground on the premises upon which the building or structure is located.

Undergrounding will not be required when the project valuation is less than $200,000, or the City Forester determines that undergrounding will damage or destroy significant trees(s) (CMC Section 15.36.020).

7. Utility Meter Locations. The placement of all utility meters shall consistent with the locations identified in the approved plans. Changes to the location of any utility meter location shall require written approval of the Community Planning and Building Department prior to the change of the location.

8. Fire Sprinklers - Residential. Additions, alterations, or repairs to existing structures that involve the addition, removal, or replacement of 50 percent or more of the linear length of the walls (interior and exterior) within a 5-year period shall require the installation of an automatic residential fire sprinkler system in accordance with the California Building and Fire Codes (CMC Section 15.08.135).

9. Modifications. The Applicant shall submit in writing, with revised plans, to the Community Planning and Building staff any proposed changes to the approved project plans prior to incorporating those changes. If the Applicant changes the project without first obtaining City approval, the Applicant will be required to submit the change in writing, with revised plans, within two weeks of the City being notified. A cease work order may be issued at any time at the discretion of the Director of Community Planning and Building until a) either the Planning Commission or Staff has approved the change, or b) the property owner has eliminated the change and submitted the proposed change in writing, with revised plans, for review. The project will be reviewed for its compliance with the approved plans prior to the final inspection.

10. Exterior Revisions to Planning Approval Form. All proposed modifications that affect the exterior appearance of the building or site elements shall be submitted on the “Revisions to Planning Approval” form on file in the Community Planning and Building Department.

Any modification incorporated into the construction drawings not listed on this form shall not be deemed approved upon issuance of a building permit.

11. Conflicts Between Planning Approvals and Construction Plans. It shall be the responsibility of the Owner, Applicant, and Contractor(s) to ensure consistency between the project plans approved by the Planning Staff, the Planning Commission, or the City Council on appeal and the construction plans submitted to the Building Division as part of the Building Permit review. Where inconsistencies between the Planning approval and the construction plans exist, the Planning approval shall govern unless otherwise approved in writing by the Community Planning & Building Director or their designee.

When changes or modifications to the project are proposed, the Applicant shall clearly list and highlight each proposed change and bring each change to the City’s attention.

ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

Changes to the project incorporated into the construction drawings that were not clearly listed or identified as a proposed change shall not be considered an approved change.

Should conflicts exist between the originally approved project plans and the issued construction drawings that were not explicitly identified as a proposed change, the plans approved as part of the Planning Department Review, including any Conditions of Approval, shall prevail.

12. Exterior Lighting. Prior to the issuance of a building permit, the Applicant shall include in the construction drawings the manufacturer’s specifications, including illumination information, for all exterior light fixtures. All fixtures shall be shielded and down-facing.

Exterior wall-mounted lighting shall be limited to 25 watts or less (incandescent equivalent or 375 lumens) per fixture and shall be installed no higher than 10 feet above the ground or walking surface.

Landscape lighting shall not exceed 18 inches above the ground nor more than 15 watts (incandescent equivalent or 225 lumens) per fixture and shall be spaced no closer than 10 feet apart. Landscape lighting shall not be used as accent lighting, nor shall it be used to illuminate trees, walls, or fences. The purpose of landscape lighting is to safely illuminate walkways and entrances to the subject property and outdoor living spaces.

13. Skylights & Skylight Shades. Prior to the issuance of a building permit, the Applicant shall include in the construction drawings the manufacturer’s specifications for all skylights (new and/or replaced) and skylight shades. Skylights shall be low-profile and use nonreflective glass to minimize light and glare visible from adjoining properties. Skylight flashing shall match the roof color. Manual or automatic shades shall be installed in each skylight to reduce visible light transmission during the hours of darkness.

14. Stone Facades (including chimneys). Prior to the issuance of a building permit, the Applicant shall clearly identify in the construction drawings the masonry pattern for all stonework. Stone facades shall be installed in a broken course/random or similar masonry pattern. Setting the stones vertically on their face in a cobweb pattern shall not be permitted. All stonework shall be wrapped around building corners and terminated at an inside corner or a logical stopping point that provides a finished appearance.

Termination of stonework shall be subject to review and approval by the Community Planning & Building Director or their designee. Brickwork shall be finished the same manner as stonework described above.

15. Windows and Doors. Prior to the issuance of a building permit, the Applicant shall include the manufacturer’s specifications for the approved windows and doors.

16. Indemnification. The Applicant agrees, at his or her sole expense, to defend, indemnify, and hold harmless the City, its public officials, officers, employees, and assigns from any liability; and shall reimburse the City for any expense incurred, resulting from, or in connection with any project approvals. This includes any appeal, claim, suit, or other legal proceedings to attack, set aside, void, or annul any project approval. The City shall ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

promptly notify the Applicant of any legal proceeding and cooperate fully in the defense.

The City may, at its sole discretion, participate in any such legal action, but participation shall not relieve the Applicant of any obligation under this condition. Should any party bring any legal action in connection with this project, the Superior Court of the County of Monterey, California, shall be the situs and have jurisdiction for resolving all such actions by the parties hereto.

17. Driveway. Prior to the issuance of a building permit, the Applicant shall clearly identify on the construction drawings the driveway material and asphalt connection to the paved street edge. The driveway material shall be extended beyond the property line into the public right-of-way to connect to the paved street edge. A minimal asphalt connection at the street edge may be required by the Superintendent of Streets or the Building Official, depending on site conditions, to accommodate the drainage flow line of the street. If the driveway material is proposed to be sand set, a dimensioned construction detail showing the base material shall be included in the construction drawings.

18. Hazardous Materials Waste Survey. Prior to the issuance of a demolition permit, the Applicant shall submit a hazardous materials waste survey to the Building Division in conformance with the Monterey Bay Unified Air Pollution Control District.

19. Cultural Resources. Throughout construction, all activities involving excavation shall immediately cease if cultural resources are discovered on the site, and the Applicant shall notify the Community Planning & Building Department within 24 hours. Work shall not be permitted to recommence until such resources are properly evaluated for significance by a qualified archaeologist. If the resources are determined to be significant, prior to the resumption of work, a mitigation and monitoring plan shall be prepared by a qualified archaeologist and reviewed and approved by the Community Planning and Building Director. In addition, if human remains are unearthed during the excavation, no further disturbance shall occur until the County Coroner has made the necessary findings regarding origin and distribution pursuant to California Public Resources Code (PRC) Section 5097.98.

20. Truck Haul Route. Prior to the issuance of a building permit, the Applicant shall submit for review and approval by the Community Planning & Building Director, in consultation with the Public Works and Public Safety Departments, a truck-haul route and any necessary traffic control measures for the grading activities. The Applicant shall be responsible for ensuring adherence to the truck-haul route and implementation of any required traffic control measures.

21. USA North 811. Prior to any excavation or digging, the Applicant shall contact the appropriate regional notification center (USA North 811) at least two working days, but not more than 14 calendar days, prior to commencing that excavation or digging. No digging or excavation is authorized to occur on-site until the Applicant has obtained a Ticket Number and all utility members have positively responded to the dig request. (Visit USANorth811.org for more information)
ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

22. Conditions of Approval. Prior to the issuance of a building permit, the Applicant shall print a copy of the Resolution adopted by the Planning Commission and signed by the property owner(s) on a full-size sheet within the construction plan set submitted to the Building Safety Division.

Landscape Conditions

23. Tree Planting Requirements. Prior to issuance of a building permit, the Applicant shall identify on the landscape plan the location, size, and species of required tree plantings.

All new trees shall be installed prior to the final inspection. Trees shall be recorded and monitored for at least five years to ensure their establishment and growth to maturity.

Trees that do not survive or are removed shall be replaced with new trees that are equivalent in size to the measured or projected growth of the original trees and shall be planted in the same location unless otherwise directed by the City Forester or Forest & Beach Commission.

24. Tree Removal Prohibited. Throughout construction, the Applicant shall protect all trees identified for preservation by methods approved by the City Forester. Trees on or adjacent to the site shall only be removed upon the approval of the City Forester or Forest and Beach Commission.

25. Tree Protection Measures. Requirements for tree preservation shall adhere to the following tree protection measures on the construction site. • Prior to grading, excavation, or construction, the developer shall clearly tag or mark all trees to be preserved.
• Excavation within 6 feet of a tree trunk is not permitted. • No attachments or wires of any kind, other than those of a protective nature, shall be attached to any tree.
• Per Municipal Code Section 17.48.110, no material may be stored within the dripline of a protected tree, including the drip lines of trees on neighboring parcels.
• Tree Protection Zone. The Tree Protection Zone shall be equal to dripline or 18 inches radially from the tree for every one inch of trunk diameter at 4.5 feet above the soil line, whichever is greater. A minimum of 4-foot-high transparent fencing is required unless otherwise approved by the City Forester. Tree protection shall not be resized, modified, removed, or altered in any manner without written approval. The fencing must be maintained upright and taught for the duration of the project. No more than 4 inches of wood mulch shall be installed within the Tree Protection Zone. When the Tree Protection Zone is at or within the drip line, no less than 6 inches of wood mulch shall be installed 18 inches radially from the tree for every one inch of trunk diameter at 4.5 feet above the soil line outside of the fencing.
• Structural Root Zone. The Structural Root Zone shall be 6 feet from the trunk or 6 inches radially from the tree for every one inch of trunk diameter at 4.5’ above the soil line, whichever is greater. Any excavation or changes to the grade shall ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

be approved by the City Forester prior to work. Excavation within the Structural Root Zone shall be performed with a pneumatic excavator, hydro-vac at low pressure, or another method that does not sever roots.
• If roots greater than 2 inches in diameter or larger are encountered within the approved Structural Root Zone, the City Forester shall be contacted for approval to make any root cuts or alterations to structures to prevent roots from being damaged.
• If roots larger than 2 inches in diameter are cut without prior City Forester approval or any significant tree is endangered as a result of construction activity, the building permit will be suspended, and all work stopped until an investigation by the City Forester has been completed, and mitigation measures have been put in place.

26. Foundation Work Near Significant Trees. All foundations within 15 feet of significant trees shall be excavated by hand. If any tree roots larger than two inches (2”) are encountered during construction, the City Forester shall be contacted before cutting the roots. The City Forester may require the roots to be bridged or may authorize the roots to be cut. If roots larger than two inches (2”) in diameter are cut without prior City Forester approval or any significant tree is endangered as a result of construction activity, the building permit will be suspended and all work stopped until an investigation by the City Forester has been completed. Six inches (6”) of mulch shall be evenly spread across the inside the dripline of all trees prior to the issuance of a building permit.

Environmental Compliance Conditions

27. Drainage Plan. Prior to the issuance of a building permit, the Applicant shall submit for review and approval by the Community Planning & Building and Public Works Departments a drainage plan that meets the requirements of the City's drainage guidance, SOG 17-07. At a minimum, new and replaced impervious area drainage must be dispersed around the site rather than focused on one corner of the property; infiltration features must be sized appropriately and located at least 6 feet from neighboring properties. The drainage plan shall include information on drainage from new impervious areas and semi-pervious areas.

28. BMP Tracking Form. Prior to issuance of a building permit, the Applicant shall submit for review and approval by the Community Planning & Building and Public Works Departments a completed BMP Tracking form.

29. Semi-Permeable Surfaces. Prior to issuance of a building permit, the Applicant shall submit for review and approval by the Community Planning & Building and Public Works Departments cross-section details for all semi-permeable surfaces.

30. Erosion and Sediment Control Plan. Prior to issuance of a building permit, the Applicant shall submit for review and approval by the Community Planning & Building and Public Works Departments an erosion and sediment control plan that includes locations and installation details for erosion and sediment control BMPs, material staging areas, and stabilized access.

ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

Special Conditions

31. Conditions of Approval Acknowledgement. Prior to the issuance of a building permit revision, a completed Conditions of Approval Acknowledgment form shall be included in the construction drawings. The form shall be signed by the Property Owner, Applicant, and Contractor prior to the issuance of a building permit.

32. Copper Gutters & Downspouts Not Permitted. Prior to the issuance of a building permit, the applicant shall submit a revised plan for review and approval by the Planning Division, identifying an alternative material for the gutters and downspouts.

33. Construction Management Plan. Prior to the issuance of a building permit, the Applicant shall submit a Construction Management Plan for review and approval by the Community Planning & Building Director.

34. Great Room Door. Prior to building permit submittal, the Applicant shall revise project plans so that Great Room door is 6’ wide.

35. Roofing. Prior to building permit submittal, the Applicant shall include a gravel ballast on the rubber membrane flat roof or shall propose a similar, approvable flat roof material (tar and gravel, TPO with ballast, ETC)

36. Fencing. Prior to building permit submittal, the applicant shall revise the project plans to identify the fencing as wood and show a minimum 2” gap between boards of the fencing in the front yard setback to allow filtered light views into the front garden.

ATTACHMENT 2

DS 25019 (McWhorter)
Resolution 2026-XXX-PC
July 8, 2026

Exhibit B
Project Plans
ATTACHMENT 2

1 TREE REMOVAL: UTILITIES: ARCHITECT: OWNER: PROJECT ADDRESS: SURVEYOR & PROJECT TEAM SHEET INDEX McWHORTER RESIDENCE LANDSCAPE ARCHITECT: PROJECT DESCRIPTION: Carmelo, 2 NE of Ocean Carmel-By-The-Sea, CA 93923 NORTH LOCATION MAPWATSONVILLE FORT ORD MARINA TO SAND MONTEREY CARMEL HIGHLANDS CARMEL BEACH PEBBLE SEASIDE MONTERRA CITY RANCH ESTATE MONTEREY BAY GROVE PACIFIC CHUALAR VALLEY CARMEL ROAD RIVER RIVER SALINAS TO SANTA RITASAN JOSE TO SALINAS PROJECT SITE VICINITY MAP NORTH OWNERSHIP NOTES PROJECT DATA FRONT SIDE SETBACK BUILDING HEIGHT ONE STORY ROOF HT. REAR ONE STORY PLATE HT. TWO STORY PLATE HT. LOT AREA 3,900 sf MAIN HOUSE PROPOSED FLOOR AREA TOTAL ALLOWED 386 S.F.* SEE CALCULATION EXISTING IMPERVIOUS COVERAGE EXISTING SITE COVERAGE ALLOWED / REQUIRED EXISTING PROPOSED HOUSE EXISTING SIDE MAIN HOUSE EXISTING FLOOR AREA LIVING SPACE GARAGE & MECH. TOTAL ALLOWED / REQUIRED: 1,755 S.F. EXISTING FLOOR AREA: 1,881 S.F. ALLOWED / REQUIRED: 1,755 S.F. 1,641 S.F. 240 S.F. 1,881 S.F. 1,203 S.F. 425 S.F. PROPOSED FLOOR AREA: 1,638 S.F. PROJECT INFORMATION ALLOWED / REQUIRED ADDRESS: ZONING: A.P.N.: OCCUPANCY GROUP: TYPE OF CONSTRUCTION: CARMELO 2 NE OF OCEAN AVENUE CARMELBYTHESEA, CA 93923 R1010252013000 R

FOR HOUSE /
U

FOR GARAGE
VB
LOCATION PROJECT ADU 750 S.F. 750 S.F. 1,628 S.F. ALLOWED 386/543 S.F.* SEE CALCULATION PROPOSED IMPERVIOUS COVERAGE PROPOSED PERVIOUS COVERAGE TOTAL PROPOSED SITE COVERAGE PROPOSED SITE COVERAGE *SITE COVERAGE CALCULATIONS BASE SITE COVERAGE = BASE FLOOR AREA X 22% = 1,755 S.F. X 22% = 386 S.F. PERMEABLE SITE COVERAGE BONUS = LOT SIZE X 4% = 3,900 S.F. X 4% = 156 S.F. ALLOWED SITE COVERAGE W/ BONUS = 543 S.F. LIVING SPACE GARAGE & MECH. ADU PROPOSED HOUSE ADU TWO STORY ROOF HT. CIVIL ENGINEER: PROPOSED ADU SITE COVERAGE ERIC MILLER ARCHITECTS, INC.

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

ARCHITECT
WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

ATTACHMENT
2

2a
ERIC MILLER ARCHITECTS, INC.

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

ARCHITECT
WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

ATTACHMENT
2

UP F.F.E. = 110.95' F.F.E. = 110.95'
DN DN 3 (E) MATERIAL INDEX EXISTING SITE PLAN SITE PLANS PROJECT NORTH N (N) MATERIAL INDEX PROPOSED SITE PLAN ARCHITECTURAL LIGHT FIXTURES FF 110.95 ERIC MILLER ARCHITECTS, INC.

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

ARCHITECT
WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

ATTACHMENT
2

RESIDENCE MAIN FLOOR
ADDITION A.D.U

MAIN FLOOR

ADDITION

MAIN FLOOR

MAIN FLOOR ADDITION

VIEW DECK
NEW

COURTYARD
ENTRY
ENTRY

EXISTING DRIVEWAY
CARMEL

BY THE SEA
BAY
CARMEL

ADDITION

LOWER FLOOR
MECH./STORAGE

EXISTING GARAGE

EXISTING DRIVEWAY

ADDITION

LOWER FLOOR

CRAWLSPACE

EXISTING

CRAWLSPACE

EXISTING
WINE
STOR.

LANDSET ENGINEERS,INC.

SAL INA S, CA. 3/16/26
ATTACHMENT 2

105
110
115
120
125
105
110
115
120
125
105
110
115
120
110
115
120
3/16/26
ATTACHMENT 2

TRASH

RECYCLE

NO SCALE

NO SCALE

NO SCALE
TRASH

RECYCLE
3/16/26
ATTACHMENT 2

CARMEL

BY THE SEA

CARMEL BAY
LANDSET ENGINEERS,INC.

SALI NAS, CA.

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 5 TRUCK LOADS PER DAY.

2. THERE ARE 70 C.Y. OF SURPLUS SOIL MATERIAL THAT WILL BE EXPORTED OFF THE SITE.

3. GRADING OPERATIONS SHALL TAKE APPROXIMATELY 5 WORKING DAYS TO COMPLETE.

4. THE AMOUNT OF GRADING PER DAY WILL VARY, THE AVERAGE BETWEEN 80 & 120 CUBIC YARDS.

NUMBER OF EMPLOYEES/DAY: 6-10
HOURS OF OPERATION/DAY: 8
PROJECT SCHEDULING: PROJECTED START DATE 20 APRIL 2026, 5 WORKING DAYS TO COMPLETE GRADING, MONDAY THRU FRIDAY, 8:00 A.M. - 4:30 P.M. TOTAL PROJECT DURATION IS APPROXIMATELY 12 MONTHS.

EARTHWORK QUANTITIES PER CIVIL ENGINEERING PLANS BY LANDSET ENGINEERS, INC.:
100 CY CUT
30 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 NEW STRUCTURES, AND INSTALL UNDERGROUND UTILITIES: PROPOSED NEW PARKING & DRIVEWAY AREAS TO BE USED FOR MATERIAL AND EQUIPMENT STAGING.

INSTALL NEW PERVIOUS PAVERS DRIVEWAY AND LANDSCAPING.

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

CONSTRUCTION EQUIPMENT AND MATERIALS SHALL NOT BE STAGED ON CARMELO 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 CARMELO STREET. (HAUL TRUCKS EXIT IN THE SAME FASHION.) VEHICLES SHALL NOT BE LEFT UNATTENDED WHILE IN QUEUE (IF NECESSARY) ON CARMELO 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 AND CARPOOL TO JOBSITE IF POSSIBLE. ON-SITE PARKING SHALL BE IN LEGAL SPACES ALONG CAEMELO 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).
3/16/26
ATTACHMENT 2

PROPOSED FLOOR PLAN (E) DEMO FLOOR PLAN 5a F.P. UP F.F.E. = 110.95' F.F.E. = 110.95' PROJECT NORTH

N PROJECT NORTH
N
ERIC MILLER ARCHITECTS, INC.

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

ARCHITECT
WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

ATTACHMENT 2

5b PROPOSED GARAGE PLAN EXISTING GARAGE PLAN PROJECT NORTH

N PROJECT NORTH
N
ERIC MILLER ARCHITECTS, INC.

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

ARCHITECT
WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

ATTACHMENT 2

5c DOOR NOTES ALL DOORS SHALL COMPLY WITH THE FOLLOWING, UNLESS OTHERWISE NOTED, U.O.N.: § DOOR TYPES PROPOSED DOOR SCHEDULE A C D E J 1 PROPOSED GATE TYPES B PROPOSED GATE SCHEDULE WIDTH x HEIGHT GATE TYPE NO. SIZE MATERIAL GATE REMARKS A B C F 1 2 D EXISTING DOOR SCHEDULE EXISTING DOOR TYPES WIDTH x HEIGHT DOOR TYPE NO. SIZE THICKNESS DETAIL HEAD MATERIAL DOOR FRAME MATERIAL DETAIL JAMB DETAIL SILL REMARKS ROOM NO. ROOM NAME EXISTING GATES F G HG H WIDTH x HEIGHT DOOR TYPE NO. SIZE THICKNESS DETAIL HEAD MATERIAL DOOR FRAME MATERIAL DETAIL JAMB DETAIL SILL REMARKS ROOM NO. ROOM NAME

FIRST FLOOR GARAGE FIRST FLOOR GARAGE E
ADU 2 L 3 EXISTING GATE SCHEDULE WIDTH x HEIGHT GATE TYPE NO. SIZE MATERIAL GATE REMARKS M ERIC MILLER ARCHITECTS, INC.

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

ARCHITECT
WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

ATTACHMENT
2

5d PROPOSED WINDOW SCHEDULE
FIRST FLOOR PROPOSED WINDOW TYPES ALL WINDOWS SHALL COMPLY WITH THE FOLLOWING, U.O.N. WINDOW NOTES DETAIL WIN. NO. TYPE FRAME MATERIAL JAMB SILL DETAIL HEAD DETAIL LOCATION / ROOM NUMBER SIZE WIDTH x HEIGHT GLAZING REMARKS § R327.8.2.1] A B C EXISTING WINDOW TYPES A B C D E J M N EXISTING SKYLIGHTS S - A S - B EXISTING WINDOW SCHEDULEFIRST FLOOR DETAIL WIN. NO. TYPE FRAME MATERIAL JAMB SILL DETAIL HEAD DETAIL LOCATION / ROOM NUMBER SIZE WIDTH x HEIGHT GLAZING REMARKSSKYLIGHTS G D F K F G H EADU PROPOSED SKYLIGHT S - ASKYLIGHTS HEAD HEIGHT ERIC MILLER ARCHITECTS, INC.

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

ARCHITECT
WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

ATTACHMENT
2

PL
PL

ONE STORY

TWO STORY

ONE STORY
TWO STORY cove
PL
PL

ONE STORY

TWO STORY

ONE STORY

TWO STORY
PL
PL
6 EXISTING EAST ELEVATION (E) MATERIAL INDEX (N) MATERIAL INDEX PROPOSED EAST ELEVATION EXISTING WEST ELEVATION PROPOSED WEST ELEVATION ERIC MILLER ARCHITECTS, INC.

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

ARCHITECT
WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

ATTACHMENT 2

7a EXISTING SOUTH ELEVATION PROPOSED SOUTH ELEVATION (E) MATERIAL INDEX PL
PL

TWO STORY

ONE STORY

TWO STORY

ONE STORY

ONE STORY

TWO STORY

ONE STORY

TWO STORY
PL

WO STORY

ONE STORY

TWO STORY

ONE STORY

WO STORY

ONE STORY ONE STORY

TWO STORY
PL

MAIN HOUSE
ADU

MAIN HOUSE
ADU
(N) MATERIAL INDEX
ERIC MILLER ARCHITECTS, INC.

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

ARCHITECT
WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

ATTACHMENT 2

EXISTING NORTH ELEVATION 7b PROPOSED NORTH ELEVATION (E) MATERIAL INDEX PL
PLPL
PL

MAIN HOUSE

ADU ADU

MAIN HOUSE
(N) MATERIAL INDEX
ERIC MILLER ARCHITECTS, INC.

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

ARCHITECT
WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

ATTACHMENT 2

7c
PL
PL

MAIN HOUSE

ADU ADU

MAIN HOUSE BUILDING SECTION
ERIC MILLER ARCHITECTS, INC.

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

ARCHITECT
WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . .

ATTACHMENT 2

9 PROPOSED ROOF PLAN EXISTING ROOF PLAN SOLAR SKYLIGHT SOLAR SKYLIGHT CHIMNEY DN PROJECT NORTH N PROJECT N NORTH ERIC MILLER ARCHITECTS, INC.

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

ARCHITECT
WEB: www.ericmillerarchitects.com FAX (831) 372-7840 . . PARTITION WALL STEEL PLANTER STEEL ARBOR

ATTACHMENT
2

DN
DN
PLT
PLT 2 1 1 1 3 4 7 6 5

PLT PLT
10 9 1
PLT
15' SETBACK 6' HIGH FENCE 4' HIGH FENCE 6' HIGH FENCE
10a 2 1
10a

LOT COVERAGE
ALLOWABLE LOT COVERAGE: 542 SF

IMPERMEABLE
IMPERMEABLE STONE PAVING 83.3 SF
STONE DECK 52 SF
ROOF DECK STAIRS 19.3 SF
ROOF OVERHANG 6 SF
SUBTOTAL (IMPERMEABLE) 160.6 SF 30%

PERMEABLE
DRIVEWAY 96.7 SF
STEPPING STONES 34 SF
PERMEABLE STONE PAVING 146.4 SF
CANTILEVERED ENTRY STAIRS 75.2 SF
SHOWER DECK 26 SF
SUBTOTAL (PERMEABLE) 378.3 SF 70%
TOTAL COVERAGE 538.9 SF

3.1 SF

REMAINING

EXEMPT FROM LOT COVERAGE CALCULATION
ADU ENTRY TERRACE 17.2 SF

TREE REQUIREMENT
LOT SIZE 3,000 SF

REQUIRED EXISTING PROPOSED TOTAL

UPPER CANOPY
TREES 3 0 3 3

LOWER CANOPY
TREE 1 1 0 1
LEGEND
ASPHALT PAVING: SEE CIVIL DRAWINGS.

PERMEABLE DRIVE PAVING: SAND SET OVER 8" COMPACTED PERMEABLE CLASS II BASE. INSTALL PER MANUFACTURERS INSTRUCTIONS.

STONE PAVING: WET SET OVER CONCRETE SUB-SLAB AND
ANTI-FRACTURE MEMBRANE. SUB-SLAB TO BE 4" THICK WITH #4 AT 16" O.C. OVER 6" COMPACTED CLASS II BASE FOR PEDESTRIAN AREAS. 6" THICK OVER 8" CLASS II BASE FOR VEHICLE AREAS - SEE GEOTECHNICAL REPORT.

MULCH

STONE STEPS

METAL RISER WITH MULCH TREADS
SNAP TIE CONCRETE WALL: TO MATCH ARCHITECTURAL WALLS.

CONTRACTOR TO PREPARE SAMPLES FOR OWNER AND LANDSCAPE
ARCHITECT'S REVIEW.

TRENCH DRAIN: WITH ORNAMENTAL GRATE - SEE GRADING AND
DRAINAGE PLANS.

FENCE 1: 4' HIGH HORIZONTAL RAIL
FENCE 2: 6' HIGH HORIZONTAL RAIL

PLANTING AREA
EXISTING TREE: TO REMAIN, PRESERVE AND PROTECT.

EXISTING TREE: TO BE REMOVED

REFERENCE NOTES
PEDESTRIAN GATE: SEE ARCHITECTURAL DRAWINGS.

ORNAMENTAL IRON GUARDRAIL: 42" HIGH. SEE ARCHITECTURAL DRAWINGS.

ORNAMENTAL IRON HANDRAIL. SEE ARCHITECTURAL DRAWINGS.

METAL RISERS WITH MULCH TREADS: METAL TO BE PRIMED AND PAINTED.

METAL WALLS: 6" HIGH TO ALIGN WITH STAIR TREAD - METAL TO BE PRIMED

AND PAINTED
FLOATING CANTILEVERED STAIR TREADS: SEE ARCHITECTURAL DRAWINGS.

STAIRS TO ROOF DECK: SEE ARCHITECTURAL DRAWINGS.

LEFT BLANK

ANGULAR BOULDERS - STONE TYPE TO MATCH ARCHITECTURAL STONE VENEER

FLOATING CANTILEVERED LANDING
PLT 1234
DN
DN 567
17" OK 89
10 4'-0" MAX 4'-0" MAX
6'-0" MAX

FINAL STEPPING OF FENCE TOP

TO BE DETERMINED IN FIELD -

STEPS TO BE EQUAL, IF POSSIBLE

HORIZONTAL
RAIL: 1" X 6" IPE
POST: 4" X 4" POST SETBACK
CONCRETE FOOTING:

CONCRETE FOOTING
- SIZE AND DEPTH BY
CONTRACTOR 6"

SNAP TIE CONCRETE RETAINING

TO MATCH ARCHITECTURAL
WALLS

SNAP TIE CONCRETE RETAINING

TO MATCH ARCHITECTURAL
WALLS
NOTE: CONTRACTOR TO

PREPARE MOCK UP SHOWING

FENCE BOARD SPACING FOR

REVIEW PRIOR TO BEGINNING
WORK. 1 1/2" = 1'-0"
FENCE 1
4'-6"
EQ

FINISH GRADE
15'-0" 6'-0" MAX PROPERTY LINE
IPE CAP: 2" X 6" 6'-0" MAX
HORIZONTAL RAIL: 1" X 6"
POST: 4" X 4" POST

SNAP TIE CONCRETE RETAINING

WALL TO MATCH

ARCHITECTURAL WALLS
6'-0" MAX 2 1/2" = 1'-0"
FENCE 2
EQ
IPE CAP: 2" X 6"
G:\.shortcut-targets-by-id\1iiI0gXe9W8dAeZB9MnxhXwR2XQi9KODB\2024\2024-35 McWhorter Residence\CAD\24-35_L-1.0 Const.dwg 6/29/2026 M c W H O R T E R

R E S I D E N C E
SHEET NO:

SHEET NAME:

PROJECT NO:

DATE:

REVISIONS:

DATE DESCRIPTION
ISSUANCE:

S E V E N

S P R I N G S

S T U D I O
2548 EMPIRE GRADE
SANTA CRUZ, CA 95060
831.466.9617
06/16/2025
2024-35

PLANNING SUBMITTAL
PROJECT NAME:

PROJECT ADDRESS:

CARMELO 2 NE OF SCENIC
CARMEL-BY-THE-SEA, CA 93921
APN: 010-252-013-000

LANDSCAPE ARCHITECTS
Signature Renewal Date Date
NO. LANDSCAPE ARCHITECT EDS EN ICL STATE OF CALIFORNIA
11-30-27 SIMON PHILLIPS 453
12-24-27 2
11/06/2025 PLANNING RESUBMITTAL
12/23/2025 CITY RESUBMITTAL
06/29/2026 CITY RESUBMITTAL

SITE PLAN
10a
SCALE: 3/16"= 1'-0" N 0 84 16
SHEET NO: CONTENTS:
10a SITE PLAN
10b PLANTING NOTES
10c PLANTING PLAN
10d LIGHTING PLAN

SHEET INDEX
ATTACHMENT 2

TREE REQUIREMENT
LOT SIZE 3,000 SF

REQUIRED EXISTING PROPOSED TOTAL

UPPER CANOPY
TREES 3 0 2 2

LOWER CANOPY
TREE
1 1 2 3

PLANT LEGEND
*WUCCODEBOTANICAL NAME COMMON NAME SIZE CHARACTER
TREE M Ap ACER PALMATUM JAPANESE MAPLE 15 GAL.

M Cm CUPRESSUS MACROCARPA MONTEREY CYPRESS 5 GAL.

SHRUBS L Aa AGAVE ATTENUATA FOXTAIL AGAVE 1 GAL.

VL As ALLIUM SCHOENOPRASUM CHIVES 4" POT L Ac ALOE STRIATA CORAL ALOE 1 GAL. L Cd CAREX DIVULSA BERKELEY SEDGE 1 GAL. L Cc CEANOTHUS 'CENTENNIAL' CEANTENNIAL CEANOTHUS 5 GAL.

L Cs CALANDRINIA SPECTABILIIS ROCK PURSLANE 1 GAL. L Ee ECHEVERIA ELEGANS HENS & CHICKS 1 GAL. L Lr LEPTOSPERMUM 'RUBY GLOW' RUBY GLOW TEA TREE 5 GAL.

L Ls LEPTOPSERMUM SCOPARIUM TEA TREE 5 GAL.

L Ob OCIMUM BASILICUM SWEET BASIL 4" POT
M Ps PENNISETUM SPATHIOLATUM SLENDER VELDT GRASS 1 GAL.

M Pt PITTOSPORUM 'SILVER SHEEN' SILVER SHEEN PITTOSPORUM 15 GAL.

M Ro ROSA 'KOKO LOCO' KOKO LOCO ROSE 5 GAL. TREE FORM
L Rf ROSEMARINUS O. 'FOXTAIL' FOXTAIL ROSEMARY 1 GAL.

M Sn SALVIA NEMOROSA WOODLAND SAGE 1 GAL.

L So SALVIA OFFICINALIS COMMON SAGE 4" POT
L Sd SEDUM 'BLUE SPRUCE' BLUE SPRUCE SEDUM 1 GAL.

L Tv THYMUS VULGARIS COMMON THYME 4" POT
L Vb VERBENA BONARIENSIS TALL VERBENA 1 GAL.

VINES M Fp FICUS PUMILA CREEPING FIG 1 GAL. M Rs ROSA 'SALLY HOLMES' SALLY HOLMES ROSE 5 GAL.

GROUNDCOVER
L DYMONDIA MARGARETAE SILVER CARPET 4" POT L THYMUS PRAECOX CREEPING THMYE 4" POT PLANT TOUCHING

GREEN ROOF L ECHEVERIA ELEGANS HENS & CHICKS

EQUAL MIX OF PLANT
TYPES @ 12" O.C. L SEDUM ALBUM WHITE STONECROP L SEDUM REFLEXUM 'BLUE SPRUCE' BLUE SPRUCE STONECROP L SEDUM SPURIUM 'JOHN CREECH' CAUCASIAN STONECROP

MISCELLANEOUS
CRUSHED GRAVEL: FOR PEDESTRIAN AREAS 2" OVER 4" COMPACTED CLASS II BASE.

MULCH
METAL EDGING: WELD ALL JOINTS AND PRIME AND PAINT ONCE WELDED.

I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND

APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN.

SIMON PHILLIPS 4532 06-16-2025

MWELO COMPLIANCE STATEMENT
* WATER USE CATEGORY (WUC) KEY
PLANT, TYP.

EDGE OF
PLANTING x x x y

1. FOR SPACING 'X', SEE PLANTING PLAN LEGEND

2. Y= 1/2X + 12" UON
WUCOLS REGION APPLICABLE TO THIS PROJECT: REGION 1
H = HIGH; M = MODERATE; L = LOW; VL = VERY LOW; NL = SPECIES NOT LISTED
* FROM: WATER USE CLASSIFICATION OF LANDSCAPE SPECIES,

A GUIDE TO THE WATER NEEDS OF LANDSCAPE PLANTS (WUCOLS) UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION, L.R. COSTELLO, K.S. JONES y x x

PLANT SPACING AND PLANTING SETBACK DIAGRAM

TRIANGULAR SPACING SQUARE SPACING
PLANT,
TYP.

EDGE OF

PLANTING
HDR
SIGNED NAME CLA# DATE

REFERENCE NOTES
EXISTING TREE ROSES: TO REMAIN, PRESERVE AND PROTECT

FINAL PLACEMENT OF MITIGATION TREES TO BE DETERMINED IN FIELD. TOTAL MITIGATION TREES TO BE PLANTED - 3. 12
F. SALINITY (ECE): A VALUE SUCH THAT

18. 19.

GENERAL NOTES

1. ALL PLANTING AREAS TO BE TREATED WITH A PRE-EMERGENT HERBICIDE PRIOR TO BEGINNING PLANTING.

2. CONTRACTOR TO TAKE SAMPLES OF PLANTING AREA SOIL, FROM 0"-12" DEEP FROM AT LEAST THREE

SEPARATE LOCATIONS FROM PLANTING AREAS ON THE SITE, MIXED TO FORM A SINGLE COMPOSITE SAMPLE. COMBINED VOLUME OF COMPOSITE SAMPLE SHALL BE AT LEAST 1-QUART. SAMPLE LOCATIONS

SHALL BE MARKED ON THE PLANTING PLAN AND SHALL BE REPRESENTATIVE OF SITE CONDITIONS AND PROPOSED PLANTING TYPES.

3. FORWARD THE COMPOSITE SAMPLES TO THE TESTING LABORATORY FOR TESTING AND THEIR

RECOMMENDATIONS AS TO EXACT FERTILIZERS AND SOIL AMENDMENTS TO BE USED IN PLANTING, WAYPOINT ANALYTICAL A05-2 COMPLETE ANALYSIS.

LAB REPORT TO INCLUDE RECOMMENDATION LETTER AND TESTING RESULTS.

LAB REPORT TO INCLUDE AN ESTIMATED INFILTRATION RATE FOR SOIL TESTED.

LAB REPORT TO NOTE THE PROPOSED PLANTING TYPES SPECIFIC TO THE PROJECT, GROUND-COVERS, NATIVE GRASSES AND TREES.

4. AMENDMENT AND FERTILIZER RECOMMENDATIONS BY THE TESTING LAB SHALL BE SPECIFIC TO THE

PROPOSED AMENDMENTS TO BE USED AND INCLUDE THE AMENDMENT LAB TEST / SAMPLE ID NUMBER AND TESTING DATE AS REFERENCE. GENERIC RECOMMENDATIONS WILL BE REJECTED AND WILL REQUIRE SPECIFIC RECOMMENDATIONS TO BE OBTAINED FROM THE TESTING LAB. CONTRACTOR TO AMEND SITE SOIL FOLLOWING THE SPECIFIC RECOMMENDATIONS PROVIDED IN THE SOIL ANALYSIS.

5. FOR BIDDING PURPOSES ASSUME SOIL AMENDMENT FERTILIZER TO BE COMMERCIAL FERTILIZER, 16-6-8 (N-P-K) UNIFORM PELLET, EXACT FERTILIZER TO BE DETERMINED BY TESTING LAB ANALYSIS.

6. INSTALL COMMERCIAL PLANT FERTILIZER PACKETS / TABLETS, TWO-YEAR CONTROLLED -RELEASE 20-10-05 (N-P-K). BEST TABS BY SIMPLOT PROFESSIONAL PRODUCTS, AGRIFORM BY THE SCOTTS COMPANY.

7. SOIL AMENDMENTS TO BE MINERALIZED AND NITRIFIED BARK OR SAWDUST, WITH WETTING AGENT AND PROPERLY PULVERIZED, CONTAINING A MINIMUM OF 270LBS. PER CUBIC YARD OF ORGANIC MATTER.

SUBMIT SAMPLE ANALYSIS FOR APPROVAL.

8. AMENDMENT CHEMISTRY – SUITABILITY CONSIDERATIONS
A. NITROGEN (DRY WEIGHT BASIS): 0.4 TO 0.6%
B. IRON (MINIMUM): 0.08%
C. ORGANIC CONTENT: ABOVE 17%
D. CARBON-NITROGEN RATIO: BELOW 25
E. PH: BELOW 8.0
F. SALINITY (ECE): A VALUE SUCH THAT WHEN COMBINED WITH THE EXISTING SITE SOIL AT A USE RATE

DETERMINED BY THE TESTING LAB ANALYSIS, THE SALINITY OF THE AMENDED SOIL SHALL NOT EXCEED

4.0 DS/M (MMHOS/CM).

9. GYPSUM (IF REQUIRED BY EXISTING SOILS TEST): AGRICULTURAL GRADE, OMRI LISTED.

A. CAL-SUL PELLETIZED GYPSUM BY NORTH PACIFIC, PORTLAND OR B. ULTRA FINE AG GYPSUM BY WESTERN MINING & MINERALS
C. APPROVED EQUAL.

10. SULFUR (IF REQUIRED BY EXISTING SOILS TEST): GRANULAR DEGRADABLE SULFUR PRODUCT, TIGER 90CR ORGANIC 0-0-0-90 SULFUR BY TIGERSUL.COM, OR APPROVED EQUAL.

11. CONTRACTOR TO INCLUDE A MINIMUM OF 4 CUBIC YARDS OF COMPOST PER 1,000 SF OF PERMEABLE AREA TO A DEPTH OF 6" UNLESS SPECIFIED OTHERWISE IN SOIL ANALYSIS REPORT.

12. SOIL ANALYSIS
A. CONTRACTOR TO PROVIDE A COPY OF THE SOIL ANALYSIS AND REPORT AT COMPLETION OF THE PROJECT.

B. CONTRACTOR TO PROVIDE VERIFICATION OF IMPLEMENTATION OF SOIL ANALYSIS REPORT RECOMMENDATIONS OF SOIL ANALYSIS REPORT RECOMMENDATIONS AT COMPLETION OF PROJECT.

13. ALL PLANTING AREAS TO BE CULTIVATED TO A MINIMUM DEPTH OF 10". SOIL AMENDMENTS AND COMMERCIAL FERTILIZERS TO BE APPLIED AT THE RATES SPECIFIED IN THE TESTING LAB ANALYSIS.

14. CROSS-RIP OR CULTIVATE SUB-GRADE TO THE 10" MINIMUM DEPTH. ADD WATER IF NECESSARY AND CONTINUE RIPPING OR CULTIVATION UNTIL THE ENTIRE SPECIFIED DEPTH IS LOOSE AND FRIABLE. CROSS RIPING SHALL INCLUDE AREAS IN BETWEEN TREE AND PLANT PITS. UPON COMPLETION OF CROSS RIPPING APPLY THE AMENDMENTS AS SPECIFIED IN THE TESTING LAB ANALYSIS. SETTLE THE SOIL WITH WATER AS NEEDED AND REGRADE HIGH/LOW AREAS TO CREATE A SMOOTH FINISH GRADE.

15. UNIFORMLY SPREAD AND INCORPORATED THE MATERIALS TO OBTAIN A HOMOGENEOUSLY BLENDED SOIL, 6-INCHES IN DEPTH. IF GYPSUM AND/OR SULFUR ARE REQUIRED TO BE ADDED AS PART OF

AMENDMENTS PER SOILS REPORT FROM THE TESTING LAB, MANUALLY WATER THE AMENDED SOILS USING IMPACT SPRINKLERS OR HOSE-END SPRINKLERS - TO APPLY 1/2-INCH OF WATER OVER ALL PLANTING AREAS. EXISTING SOILS WITH HIGH ALKALINITY AS DETERMINED BY THE SOILS REPORT FROM

THE TESTING LAB WILL BE REQUIRED TO BE SIMILARLY MANUALLY WATERED TO LEACH THE SALTS DEEPER INTO THE SOIL, AMOUNT OF WATER TO BE DETERMINED BY THE TESTING LAB.

16. PRE-MIX AMENDMENTS INTO SOIL BEFORE BACKFILLING PLANT PITS - DO NOT MIX INSIDE PITS. BREAK LARGE CLODS INTO SMALL PIECES. ALL PLANTING AREAS TO BE TREATED WITH A PRE-EMERGENT HERBICIDE PRIOR TO BEGINNING PLANTING.

17. INSTALL 3" MULCH TO ALL PLANTING AREAS. MULCH TO BE SHREDDED CEDAR BARK OR SIMILAR. SUBMIT A SAMPLE OF MULCH FOR OWNER & LANDSCAPE ARCHITECT APPROVAL PRIOR TO INSTALLATION.

18. ALL PLANTING SOIL USED ON STRUCTURES TO BE A LIGHT WEIGHT SOIL MIX INTENDED FOR USE ON

STRUCTURES - CONTRACTOR TO PROVIDE SATURATED SOIL WEIGHT PRIOR TO INSTALLING SOIL FOR CONFIRMATION THAT IT IS BELOW THE STRUCTURAL MAXIMUM.

19. INSTALL GOPHER BASKETS ON ALL CONTAINER PLANTS. BASKET SHALL PROVIDE A MINIMUM OF 6 INCHES CLEARANCE ALL AROUND THE ROOT BALL. TOP OF BASKET SHALL BE FLUSH TO THE ROOT BALL TOP.

20. INSTALL GOPHER WIRE UNDER ALL AREAS OF NATURAL TURF AND RED FESUCE. GOPHER WIRE TO BE OVERLAPPED AT ALL SEAMS A MINIMUM OF 3" AND STAPLE SEAMS AND EDGES A MINIMUM OF 12" O.C. OR TIGHTER IF NEEDED TO REMOVE BUBBLED AREAS OF WIRE. STAPLES TO BE DEEP ENOUGH TO FIRMLY ANCHOR THE WIRE WITHOUT DISTORTING ITS SHAPE. INSTALL EXTRA STAPLES IN AREAS WHERE THE WIRE IS BUBBLED OR NOT MAKING FULL CONTACT WITH THE GROUND BELOW.

21. COMPOST: COMPOST MINIMUM OF 4 CUBIC YARDS PER 1,000 SQ. FT. OF PERMEABLE AREA TILLED TO A DEPTH OF 6".

22. NO PLANTING OR MULCH TO BE INSTALLED WITHIN 5' OF ANY STRUCTURES.

23. ALL NEW PLANTING TO BE IRRIGATED WITH AUTOMATIC DRIP IRRIGATION SYSTEM, IRRIGATION

CONTROLLER TO HAVE EITHER EVAPOTRANSPIRATION OR SOIL MOISTURE SENSING CAPABILITIES AND A RAIN SENSOR. ALL SHRUB AND GROUNDCOVER PLANTING AREAS TO BE IRRIGATED WITH A POINT SOURCE DRIP SYSTEM OR UNDERGROUND NETAFIM TYPE SYSTEM AS DETERMINED BY CONTRACTOR. DRIP IRRIGATION SYSTEMS TO BE USED ON SLOPES STEEPER THAN 4:1.

24. IRRIGATION SYSTEM TO HAVE A DEDICATED METER. BACKFLOW PREVENTER AND FLOW SENSOR, AND MASTER VALVE AT THE POINT OF CONNECTION.

25. PRESSURE REGULATORS SHALL BE INSTALLED AT EACH DRIP VALVE AND SET TO THE OPTIMAL PRESSURE AS SUGGESTED BY THE MANUFACTURER OF THE DRIP EMITTERS. ALL DRIP ZONES INSTALLED ON SLOPES TO BE FITTED WITH CHECK VALVES AND ALL LINES TO INCLUDE FLUSH PORTS.

26. IRRIGATION SYSTEM TO BE SET UP WITH TWO MAINLINES - ONE MAINLINE WOULD BE CONNECTED DOWN STREAM OF THE FLOW SENSOR AND MASTER VALVE FOR THE SOLENOID VALVES. THE SECOND

MAIN LINE WOULD BE CONNECTED UPSTREAM OF THE FLOW SENSOR AND MASTER VALVE AND USED TO FEED THE HOSE BIBS. CONTRACTOR TO VERIFY HOSE BIB LOCATIONS WITH HOMEOWNERS PRIOR TO INSTALLATION.

27. MANUAL-SHUT-OFF VALVE SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION AND AT VALVE MANIFOLDS. HOSE BIBS TO BE INSTALLED, VERIFY LAYOUT IN FIELD WITH OWNER &

LANDSCAPE ARCHITECT

28. IRRIGATION VALVES TO CORRESPOND TO HYDROZONE LIMITS. TREES SHALL BE IRRIGATED ON THEIR OWN VALVES AND BE SEPARATED FROM GROUNDCOVER, SHRUB AND LAWN VALVES.

29. IRRIGATION SYSTEM TO BE A DESIGN BUILD. ALL PLANTING AREAS TO BE DRIP IRRIGATED.

30. CONTRACTOR TO DISCUSS IRRIGATION DESIGN WITH LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.

CONTRACTOR TO SUBMIT PRODUCT INFORMATION TO LANDSCAPE ARCHITECT FOR ALL IRRIGATION

EQUIPMENT INCLUDING VALVES, FILTERS, PRESSURE REGULATORS, DRIP EMITTERS, VALVE BOXES, SHUT OFF VALVES, LINE TYPES AND CONTROLLER FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION.

31. IRRIGATION ON GREEN ROOF TO BE A SUB SURFACE DRIP SYSTEM WHERE THE VALVE IS INSTALLED ON THE GROUND BELOW THE GARAGE. NON PRESSURE LATERAL LINE TO BE RUN THROUGH THE STRUCTURE TO THE ROOF PLANTING.

G:\.shortcut-targets-by-id\1iiI0gXe9W8dAeZB9MnxhXwR2XQi9KODB\2024\2024-35 McWhorter Residence\CAD\24-35_L-2.0 Planting.dwg 6/29/2026 M c W H O R T E R

R E S I D E N C E
SHEET NO:

SHEET NAME:

PROJECT NO:

DATE:

REVISIONS:

DATE DESCRIPTION
ISSUANCE:

S E V E N

S P R I N G S

S T U D I O
2548 EMPIRE GRADE
SANTA CRUZ, CA 95060
831.466.9617
06/16/2025
2024-35

PLANNING SUBMITTAL
PROJECT NAME:

PROJECT ADDRESS:

CARMELO 2 NE OF SCENIC
CARMEL-BY-THE-SEA, CA 93921
APN: 010-252-013-000

LANDSCAPE ARCHITECTS
Signature Renewal Date Date
NO. LANDSCAPE ARCHITECT EDS EN ICL STATE OF CALIFORNIA
11-30-27 SIMON PHILLIPS 453
12-24-27 2
11/06/2025 PLANNING RESUBMITTAL
12/23/2025 CITY RESUBMITTAL
06/29/2026 CITY RESUBMITTAL

PLANTING NOTES
10b
ATTACHMENT 2