Carmel-by-the-Sea City Council
October 5, 2026

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

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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
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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

DN
DN
2 Fp
2 Rs
3 Sd
2 Aa
13 Cd
12 Ee
6 Cc
17 Ps
10 Ee
1 Ls
7 Vb
28 Cd
2 Rs
3 Aa
3 Ac
4 Sn
6 Lr
7 Cd
10 Ro
2 Vb
3 Ps
6 Cd
1 Aa
1 Sn

LOWER CANOPY
1 Ap

UPPER CANOPY
1 Cm

LOWER CANOPY

EXISTING HOLLY

UPPER CANOPY
1 Cm

LOWER CANOPY

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
DN
9 Pt
6 Pt
5 Pt
GREEN
ROOF
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
G:\.shortcut-targets-by-id\1iiI0gXe9W8dAeZB9MnxhXwR2XQi9KODB\2024\2024-35 McWhorter Residence\CAD\24-35_L-2.0 Planting.dwg 6/29/2026

PLANTING PLAN
10c
SCALE: 3/16"= 1'-0" N 0 84 16
ATTACHMENT 2

DN
DN 10'-0" 10'-0" 13'-6" 10'-0" 10'-0" 10'-0" 10'-0"
10'-2" 10'-0" 10'-0"
15'-0" 12'-7" 1

GENERAL NOTES

1. SYSTEM SHOWN SCHEMATICALLY FOR GRAPHIC CLARITY. VERIFY ALL LIGHT LOCATIONS AND CABLE RUNS IN FIELD WITH LANDSCAPE ARCHITECT. CABLING TO BE SIZED TO PROVIDE A MINIMUM 10.5 VOLTS AND A MAX OF 11.5 VOLTS TO ALL FIXTURES. MINIMUM CABLE SIZE IS 12 GAUGE MULTI STRAND DIRECT BURIAL CABLE.

2. ALLOW 30% OF TRANSFORMER CAPACITY FOR FUTURE ADDITIONAL SITE LIGHTING.

3. COORDINATE SWITCHING ZONES FOR SITE LIGHTING WITH OWNER.

4. PROVIDE GFCI ELECTRICAL OUTLETS AS SHOWN ON DRAWINGS. 5, RUN MAXIMUM OF 10 LIGHTS IN DAISY CHAIN.

6. RUN ADDITIONAL 2" SLEEVES UNDER ALL PAVING AREAS FOR POSSIBLE FUTURE SITE LIGHTINGREVIEW LOCATIONS IN FIELD WITH LANDSCAPE ARCHITECT.

7. 8" DEPTH MINIMUM CABLE BURIAL.

8. ALL WIRE CONNECTIONS SHALL BE WATER-PROOFED USING FULLY ENCAPSULATED, DIRECT BURIAL WATERPROOF CONNECTORS.

9. SPACE LIGHTS EVENLY.

10. TRANSFORMER LOCATIONS AND SWITCHING TO BE DETERMINED.

11. ALL SITE LIGHTS TO BE ON DIMMERS.

REFERENCE NOTES
INSTALL SWITCHED OUTLET IN FIRE PIT FOR AUTO-IGNITER. 2 INSTALL ELECTRICAL OUTLETS AT BBQ AREA WITH WEATHERPROOF COVERS

FIXTURE LEGEND

SYM TYPE MANUFACTURER LAMP COMMENTS
RECESSED WALL LIGHT SPJ-MRL2-MBR-2W-2700K-12V
2W LED
2700K
SEE
PATH LIGHT SPJ-PTL-72-MBR-2W-2700K-12V
2W LED
2700K
SEE
GFCI OUTLET IN WEATHERPROOF HOUSING 2/10d /10d1
RECESSED WALL LIGHT PATH LIGHTS 1
NTS
RECESSED WALL LIGHT 2
NTS

PATH LIGHT
G:\.shortcut-targets-by-id\1iiI0gXe9W8dAeZB9MnxhXwR2XQi9KODB\2024\2024-35 McWhorter Residence\CAD\24-35_L-3.0 Lighting.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

LIGHTING PLAN
10d
SCALE: 3/16"= 1'-0" N 0 84 16
ATTACHMENT 2

11a MATERIAL SAMPLES
N.T.S.

HRM 2 4 1 6 ENTRY STAIR & RAILING 5 3
STONE VENEER 9
DRAIN COVERS 87
12 11
10 PAVING GARAGE DOOR & AWNING

DOORS & WINDOWS FLAT & GREEN ROOF

WOOD SIDING

WOOD CEILING

FRONT DOOR &

DUTCH DOOR

SKYLIGHT
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

11b SPECIFICATIONS
N.T.S.

HRM
4 REPLACEMENT BULB 3 RECESSED CAN LIGHT 2 HANGING PENDANT 1 WALL SCONCE 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

FOR REFERENCE ONLY 12
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

ATTACHMENT 2

More importantly, if the proposed ADU is not intended to function as a legitimate accessory dwelling unit, but instead serves as a means to facilitate additional rooftop recreational space or to circumvent development standards, its approval would be inconsistent with both the intent and purpose of California’s ADU legislation and the City’s zoning regulations. ADU provisions were enacted to encourage the creation of needed housing not to provide a mechanism for exceeding lot coverage limitations, height restrictions, or other development standards.

The City has an obligation to apply its zoning ordinances and planning policies consistently and fairly. Approving a project that effectively uses an ADU to obtain development rights that would otherwise not be permitted would establish an undesirable precedent, weaken public confidence in the integrity of the City’s land use regulations, and invite similar proposals in the future.

We respectfully request that the City carefully evaluate whether the proposed ADU satisfies both the letter and the intent of applicable zoning ordinances, the General Plan, and the policies that have long guided preservation of Carmel-by-the-Sea’s unique residential character. If the proposed structure does not constitute a bona fide accessory dwelling unit or otherwise fails to comply with applicable development standards, the application should be denied.

Protecting Carmel’s historic neighborhoods requires consistent enforcement of the City’s planning and zoning regulations. We respectfully urge the City to uphold those standards and preserve the character, privacy, scenic resources, and quality of life that define Carmel-by-the-Sea.

Thank you for your consideration,
Pam and Bardin Bengard
Sent from my iPad
ATTACHMENT 2

Mr. Michael LePage
Chairman
City of Carmel-by-the-Sea Planning Commission
Regarding: McWhorter Project 2NE of Ocean Avenue
Mr. LePage,
My wife and I have been full time residents of Carmel since February 2013 residing at the Our friends, Bruce and Linda Taylor, live in an historic house located on Camino Real in Carmel. Their home provides sunset views and ocean sounds on their decks. They have done several major improvements to their home and have been totally faithful to maintaining the integrity of Carmel’s style. They believe, and I agree, that all new construction or remodels in Carmel should be equally faithful to Carmel’s style. New construction on neighboring properties should never change the views or sense of privacy that a longtime owner has enjoyed. That’s not fair.

The McWhorter project, as I understand it, will include a new 1BR 1bath house with an ADU that would have 2BR and 1 bath. The 2 structures will exceed the allowed lot coverage.

Perhaps with ADUs that’s allowed. Otherwise this must be addressed. However, the proposed roof top deck on the ADU cannot be allowed to be built. The precedent this would set has the potential to disrupt the privacy and serenity that all Carmel residents expect and enjoy.

I strongly oppose granting permits to build the structure proposed by the McWhorters. They should be required to redesign their home in such a way that the Taylor’s peace and quiet and views toward the Pacific Ocean are not impacted at all.

Thank you for considering this request.

Sincerely,
Tom and Julie Bryan
ATTACHMENT 2

L{A;�
liJL 212026 PM02: 14
CITY OF CARMEL-BY-THE-SEA APPEAL FORM "'
--
Appeals to a Board or Commission must be made· by completing and submitting an Appeal Form with the City Clerk. Appeals shall be filed within 10 calendar days fol/owing the date of action and paying the required filing fee as established by City Council resolution.

Appeals to the City Council must be made by completing and submitting an Appeal Form with the City Clerk.

Appeals shall be filed within 10 working days following the date of action and paying the required filing fee as established by City Council resolution.

Bruce and Linda Taylor
Mailing Address of Appellant
c/o Krista Ostoich, Esq. c/o Krista Ostoich, Esq.

Phone Number Email address
Send correspondence to the following party (if different than Appellant):

Krista M. Ostoich, Esq.

Name
Mailing Address ---=�--- i - Phone Number Email address Planning Commission
Commission, Board, Official or Department whose action is being appealed . . . . Carmelo St. 2 NE Ocean Ave Physical location of property involved (street location or address): ______________ _ 4&6 GG 010-252-013-000
Lot Block APN
Date of decision being appealed: July 8, 2026
S .f. t· d . . b . 1 d Approval of Final Design Study OS 25019 pec1 1c ac 10n or ec1s1on eing appea e : _____________________ _ (McWhorter) and finding that project is categorically exempt.

Grounds for appeal (attach additional pages if necessary): See Attachment A. -CrUle Ta11wr . � f t .,,, ,tr ,. ,0 ��-'' POT Linda Taylor (Jul 20, 2026 17:46 28 POT) Signature of Appellant - Bruce Taylor Signature of Appellant - Linda Taylor Reference Chapter 17.54 of the Carmel-by-the-Sea Municipal Code "Appeals" revised 1/2020 ATTACHMENT 3

AT TACHMENT "A"
Grounds for Appeal:

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.

ATTACHMENT 3

Appeal with Attach A - DRAFT
Final Audit Report
Created: 2026-07-20
By: Patricia Reyes
Status:

Transaction ID:

Signed
CBJCHBCAABAAwAhCKZTMvsrGMbeNsqZD_tqT505xAvp3
"Appeal with Attach A - DRAFT" History
'El Document created by Patricia Reyes
2026-07-20 - 11:29:01 PM GMT- IP address: 45.21.248.163 � Document emailed to
2026--07-20 -11:31:54 PM GMT
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-■i■-■--■■ 108
or signature
0i, Signer ntered name at signing as Bruce Taylor
2026-07-20 -11:52:13 PM GMT- IP address: 198.52.40.108
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2026-07-21
Signature Date: 2026-07-20 • 11 :52:15 PM GMT - Time Source: server- IP address: 198.52.40.108 - Signature Appearance Selected: TYPE C. Document emailed to
2026-07-20 -11:52:18 PM GMT
� Email viewed by
for signature
2026-07-21 • 0:01:10 AM GMT- IP address: 129.222.132.252 0i, Signer ntered name at signing as Linda Taylor
2026-07-21 • 0:46:26 AM GMT- IP address: 129.222. 132.252 0o Document e-signed by Linda Taylor
Signature Date: 2026-07-21 - 0:46:28 AM GMT. Time Source: server- IP address: 129.222.132.252 - Signature Appearance Selected:

MOBILE_DRAW
0 Agreement completed.
2026-07-21 • 0:46:28 AM GMT
II Adobe Acrobat Sign
ATTACHMENT 3

City of Carmel-by-the-Sea

COMMUNITY PLANNING AND BUILDING DEPARTMENT

POST OFFICE DRAWER CC
CARMEL-BY-THE-SEA, CA 93921
(831) 620-2010 OFFICE
July 9, 2026
Eric Miller Architects
211 Hoffman Avenue,
Monterey, CA 93940
Via DocuSign: [email protected]
Subject: Planning Commission Afteraction
Design Study Application: DS 25019 (McWhorter)
APN: 010-252-013-000
The Planning Commission approved Design Study DS 25019 (McWhorter) with conditions of approval on July 8, 2026. Staff has enclosed a copy of the final resolution and conditions of approval for the property owner to sign and return for the City’s records. Please ensure that the final conditions are printed on one of the pages of the construction drawings.

This Design Study is valid for one year from the date of approval and will expire on July 8, 2027.

Should you require an extension of the Design Study approval, a written request must be submitted to the Community Planning & Building Department prior to the permit’s expiration.

The Planning Commission’s approval is subject to a 10-working day appeal period ending at 5:00 PM on July 22, 2026. Please do not remove the story poles the appeal period has expired.

If you have any questions please do not hesitate to contact me. I can be reached directly at (831) 620-2027 or [email protected]
Best,
Jacob Olander
Associate Planner
Encl: Resolution 2026-39-PC
Condition of Approval Acknowledgement
Revisions to Planning Approval Worksheet
Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

CITY OF CARMEL-BY-THE-SEA

PLANNING COMMISSION
PLANNING COMMISSION RESOLUTION NO. 2026-39-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
Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DS 25019 (McWhorter)
Resolution 2026-39-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 Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DS 25019 (McWhorter)
Resolution 2026-39-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 Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DS 25019 (McWhorter)
Resolution 2026-39-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 Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DS 25019 (McWhorter)
Resolution 2026-39-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, Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DS 25019 (McWhorter)
Resolution 2026-39-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 Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DS 25019 (McWhorter)
Resolution 2026-39-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.

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DS 25019 (McWhorter)
Resolution 2026-39-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 Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DS 25019 (McWhorter)
Resolution 2026-39-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.

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DS 25019 (McWhorter)
Resolution 2026-39-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.

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DS 25019 (McWhorter)
Resolution 2026-39-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.

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DS 25019 (McWhorter)
Resolution 2026-39-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.

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DS 25019 (McWhorter)
Resolution 2026-39-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: Ahlborn, Karapetkov, Locke, Ruess, LePage
NOES:

ABSENT:

ABSTAIN:

APPROVED: ATTEST:
_________________________ _________________________
Michael LePage Shelby Gorman
Chair Planning Commission Secretary
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DS 25019 (McWhorter)
Resolution 2026-39-PC
July 8, 2026

Exhibit A
Conditions of Approval
Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DS 25019 (McWhorter)
Resolution 2026-39-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.

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DS 25019 (McWhorter)
Resolution 2026-39-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.

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DS 25019 (McWhorter)
Resolution 2026-39-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 Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DS 25019 (McWhorter)
Resolution 2026-39-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)
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DS 25019 (McWhorter)
Resolution 2026-39-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 Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DS 25019 (McWhorter)
Resolution 2026-39-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.

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DS 25019 (McWhorter)
Resolution 2026-39-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. 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)

35. 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.

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DS 25019 (McWhorter)
Resolution 2026-39-PC
July 8, 2026

Exhibit B
Project Plans
Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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 . .

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

2a
ERIC MILLER ARCHITECTS, INC.

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

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

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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 . .

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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
Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

105
110
115
120
125
105
110
115
120
125
105
110
115
120
110
115
120
3/16/26
Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

TRASH

RECYCLE

NO SCALE

NO SCALE

NO SCALE
TRASH

RECYCLE
3/16/26
Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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
Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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 . .

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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 . .

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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 . .

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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 . .

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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 . .

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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 . .

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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 . .

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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 . .

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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 Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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
Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

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
Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DN
DN
2 Fp
2 Rs
3 Sd
2 Aa
13 Cd
12 Ee
6 Cc
17 Ps
10 Ee
1 Ls
7 Vb
28 Cd
2 Rs
3 Aa
3 Ac
4 Sn
6 Lr
7 Cd
10 Ro
2 Vb
3 Ps
6 Cd
1 Aa
1 Sn

LOWER CANOPY
1 Ap

UPPER CANOPY
1 Cm

LOWER CANOPY

EXISTING HOLLY

UPPER CANOPY
1 Cm

LOWER CANOPY

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
DN
9 Pt
6 Pt
5 Pt
GREEN
ROOF
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
G:\.shortcut-targets-by-id\1iiI0gXe9W8dAeZB9MnxhXwR2XQi9KODB\2024\2024-35 McWhorter Residence\CAD\24-35_L-2.0 Planting.dwg 6/29/2026

PLANTING PLAN
10c
SCALE: 3/16"= 1'-0" N 0 84 16
Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

DN
DN 10'-0" 10'-0" 13'-6" 10'-0" 10'-0" 10'-0" 10'-0"
10'-2" 10'-0" 10'-0"
15'-0" 12'-7" 1

GENERAL NOTES

1. SYSTEM SHOWN SCHEMATICALLY FOR GRAPHIC CLARITY. VERIFY ALL LIGHT LOCATIONS AND CABLE RUNS IN FIELD WITH LANDSCAPE ARCHITECT. CABLING TO BE SIZED TO PROVIDE A MINIMUM 10.5 VOLTS AND A MAX OF 11.5 VOLTS TO ALL FIXTURES. MINIMUM CABLE SIZE IS 12 GAUGE MULTI STRAND DIRECT BURIAL CABLE.

2. ALLOW 30% OF TRANSFORMER CAPACITY FOR FUTURE ADDITIONAL SITE LIGHTING.

3. COORDINATE SWITCHING ZONES FOR SITE LIGHTING WITH OWNER.

4. PROVIDE GFCI ELECTRICAL OUTLETS AS SHOWN ON DRAWINGS. 5, RUN MAXIMUM OF 10 LIGHTS IN DAISY CHAIN.

6. RUN ADDITIONAL 2" SLEEVES UNDER ALL PAVING AREAS FOR POSSIBLE FUTURE SITE LIGHTINGREVIEW LOCATIONS IN FIELD WITH LANDSCAPE ARCHITECT.

7. 8" DEPTH MINIMUM CABLE BURIAL.

8. ALL WIRE CONNECTIONS SHALL BE WATER-PROOFED USING FULLY ENCAPSULATED, DIRECT BURIAL WATERPROOF CONNECTORS.

9. SPACE LIGHTS EVENLY.

10. TRANSFORMER LOCATIONS AND SWITCHING TO BE DETERMINED.

11. ALL SITE LIGHTS TO BE ON DIMMERS.

REFERENCE NOTES
INSTALL SWITCHED OUTLET IN FIRE PIT FOR AUTO-IGNITER. 2 INSTALL ELECTRICAL OUTLETS AT BBQ AREA WITH WEATHERPROOF COVERS

FIXTURE LEGEND

SYM TYPE MANUFACTURER LAMP COMMENTS
RECESSED WALL LIGHT SPJ-MRL2-MBR-2W-2700K-12V
2W LED
2700K
SEE
PATH LIGHT SPJ-PTL-72-MBR-2W-2700K-12V
2W LED
2700K
SEE
GFCI OUTLET IN WEATHERPROOF HOUSING 2/10d /10d1
RECESSED WALL LIGHT PATH LIGHTS 1
NTS
RECESSED WALL LIGHT 2
NTS

PATH LIGHT
G:\.shortcut-targets-by-id\1iiI0gXe9W8dAeZB9MnxhXwR2XQi9KODB\2024\2024-35 McWhorter Residence\CAD\24-35_L-3.0 Lighting.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

LIGHTING PLAN
10d
SCALE: 3/16"= 1'-0" N 0 84 16
Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

11a MATERIAL SAMPLES
N.T.S.

HRM 2 4 1 6 ENTRY STAIR & RAILING 5 3
STONE VENEER 9
DRAIN COVERS 87
12 11
10 PAVING GARAGE DOOR & AWNING

DOORS & WINDOWS FLAT & GREEN ROOF

WOOD SIDING

WOOD CEILING

FRONT DOOR &

DUTCH DOOR

SKYLIGHT
ERIC MILLER ARCHITECTS, INC.

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

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

11b SPECIFICATIONS
N.T.S.

HRM
4 REPLACEMENT BULB 3 RECESSED CAN LIGHT 2 HANGING PENDANT 1 WALL SCONCE ERIC MILLER ARCHITECTS, INC.

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

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

FOR REFERENCE ONLY 12
ERIC MILLER ARCHITECTS, INC.

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

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

Docusign Envelope ID: 14B1A47B-72E1-85F8-80C6-0272666A3615 ATTACHMENT 4

CITY OF CARMEL-BY-THE-SEA
City Council
Staff Report
October 5, 2026

CONSENT AGENDA
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Rob Culver, Public Works Superintendent
APPROVED BY: Brandon Swanson, Acting City Administrator SUBJECT: Resolution 2026-073 authorizing the City Administrator to execute a Funding Agreement between the Transportation Agency for Monterey County (TAMC) and the City for the use of Regional Surface Transportation Program funds
RECOMMENDATION:

Adopt Resolution 2026-073 authorizing the City Administrator to execute a Funding Agreement between the Transportation Agency for Monterey County (TAMC) and the City for the use of Regional Surface Transportation Program funds.

BACKGROUND / SUMMARY:

The Regional Surface Transportation Program (RSTP) is a state-administered program that uses federal and state transportation block grant program funds to promote construction, rehabilitation, and resurfacing of roadways, transit projects, bicycle routes, pedestrian walkways, safety improvements, and surface transportation planning. Part of the State’s share of the federal funds is allocated to metropolitan planning organizations or transportation planning agencies to appropriate projects within their respective county. For Monterey County, the Transportation Agency for Monterey County (TAMC) serves in this capacity, and local agencies receiving funds must enter into an agreement with TAMC regarding specific requirements and obligations for the use of these funds.

Attachment 2, is the Agreement between the Transportation Agency for Monterey County and the City of Carmel for the Allocation of Funding Approved by the Transportation Agency Board of Directors, requires the City to use its RSTP funds

shown for the eligible projects identified in Exhibit A of the Funding Agreement (Attachment 3). Eligible projects are identified in Title 23, United States Code, Section 133(b).

As shown in Attachment 3, the City has an RSTP total balance of $321,535.17 from previously authorized projects. An RSTP allocation of $282,997.85 will be applied to the Fiscal Year 24/25 Conglomerate Paving Project, with funding expiring by late August 2028. An RSTP allocation of $38,537.32 will be allocated to the FY 2026/2027 Annual Paving Project, with funding expiring in March 2029.

The City is required to conform to the following administrative procedures to remain eligible for funding:
• Submit annual reports to TAMC by April 30 each year describing the progress of the projects listed on Exhibit A of the Funding Agreement • Acknowledge TAMC’s role in public notices regarding the projects. • Complete the projects within three years
• Comply with Federal cost principles and audit requirements.

Adoption of the attached Resolution (Attachment 1) will authorize the City Administrator to execute a funding agreement between TAMC and the City for the use of Regional Surface Transportation Program Funds. The agreement expires in three years, upon which time it will be subject to renewal.

FISCAL IMPACT:

The fiscal impact section states that the City's current Regional Surface Transportation Program (RSTP) Fair Share funds total $321,535.17. These funds will be used for eligible surface transportation projects:
• Conglomerate Paving Project FY24/25 - $282,997.85
• FY 26/27 Annual paving Project: - $38,537.32
PRIOR CITY COUNCIL ACTION:

Council approved a three-year master Funding Agreement with TAMC in May of 2023.

ATTACHMENTS:

1. Resolution 2026-073

2. TAMC Agreement with Carmel-by-the-Sea

3. Exhibit A - TAMC Agreement Carmel Projects

ATTACHMENT 1

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
RESOLUTION NO. 2026-073

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

A FUNDING AGREEMENT BETWEEN THE TRANSPORTATION AGENCY FOR MONTEREY

COUNTY AND THE CITY OF CARMEL-BY-THE-SEA
WHEREAS, the Transportation Agency for Monterey County (TAMC) is the state-designated Regional Transportation Planning Agency for Monterey County; and WHEREAS, as authorized by section 182.6(9) of the Streets and Highways Code, TAMC has entered into a separate agreement with the State of California, through the Department of Transportation (Caltrans), to assign a defined portion of its annual federal Surface Transportation Block Grant Program apportionment to Caltrans in exchange for state funds for specified fiscal years; and WHEREAS, TAMC is authorized to use these exchange funds, referred to as Regional Surface Transportation Program (RSTP) funds, to assist local agencies to promote projects which qualify for RSTP funds; and
WHEREAS, the TAMC Board of Directors has approved the allocation of $321,535.17 of RSTP funds for eligible City projects identified in Title 23, United States Code, Section 133(b), including: 1) FY 24/25 Conglomerate Paving Project, and 2) FY 26/27 Annual Paving Project; and WHEREAS, the City must enter into a Funding Agreement with TAMC to receive reimbursement of RSTP funds and must comply with the procedures and requirements of the Agreement.

NOW THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE CITY OF CARMEL-BYTHE-SEA DOES HEREBY:

Authorize the City Administrator to execute the Funding Agreement between TAMC and the City for allocation of RSTP funds approved by the Transportation Agency Board of Directors.

PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA this 5th day of October 2026 by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

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

AGREEMENT BETWEEN THE

TRANSPORTATION AGENCY FOR MONTEREY COUNTY

AND THE CITY OF CARMEL

FOR THE ALLOCATION OF FUNDING APPROVED BY

THE TRANSPORTATION AGENCY BOARD OF DIRECTORS
This agreement is made on _____________ by and between the City of Carmel, a public body, hereinafter referred to as “Recipient,” and the Transportation Agency for Monterey County, hereinafter referred to as “TAMC.”
WHEREAS, TAMC is the state-designated Regional Transportation Planning Agency for Monterey County; and
WHEREAS, as authorized by section 182.6(g) of the Streets and Highways Code, TAMC has entered into a separate agreement with the State of California, through the Department of Transportation (Caltrans), to assign a defined portion of its annual federal Surface Transportation Block Grant Program (STBGP) apportionment to Caltrans in exchange for state funds for specified fiscal year(s); and
WHEREAS, TAMC is authorized to use these exchanged funds (hereinafter referred to as “RSTP Exchange Funds”) to assist local agencies to promote projects which otherwise qualify for STBGP funds; and
WHEREAS, as authorized by Chapter 2, Title 21, Rule 6640 of the Transportation Development Act, one of the duties of TAMC is to administer the provisions of the Transportation Development Act in apportioning Local Transportation Funds (LTF) for the Transportation Development Act 2% (TDA 2%) program for bicycle and pedestrian projects pursuant to Article 3 of that law, and to the Cities, County, and Monterey-Salinas Transit District; WHEREAS, as authorized by the Joint Powers Agreement for the Monterey County Regional Development Impact Fee Agency, TAMC is designated to administer and allocate regional development impact fee revenues (RDIF) to projects identified in the approved Strategic Expenditure Plan; and
WHEREAS, the TAMC Board of Directors has approved the allocation of funds toward the projects listed in Exhibit A; and
WHEREAS, it is contemplated by TAMC and the Recipient that the amount of funding and the projects designated in Exhibit A may change from time to time as set forth below; and WHEREAS, TAMC has requested the Monterey County Auditor-Controller to establish a separate fund for the Federal Apportionment Exchange Program and such a separate fund has been established.

ATTACHMENT 2

NOW, THEREFORE, in consideration of the mutual covenants contained herein, THE PARTIES HERETO AGREE AS FOLLOWS:

1. RULES FOR RSTP EXCHANGE FUNDS
A. TAMC agrees to allocate RSTP Exchange Funds paid by Caltrans under the Federal Apportionment Exchange Program only for projects as authorized under sections 133(b) and 133 (c) of Title 23, United States Code and Article XIX of the California State Constitution.

B. The Recipient agrees to use RSTP Exchange Funds only for the RSTP Exchange eligible project(s) described in Exhibit A, as approved by the TAMC Board of Directors, for the amounts awarded for each project.

2. RULES FOR TDA 2%
A. TAMC agrees to allocate TDA 2% funds under the Transportation Development Act only for projects as authorized under the Transportation Development Act Section 99234 Claims for Pedestrian and Bicycle Facilities.

B. The Recipient agrees to use TDA 2% funds only for TDA 2% eligible project(s) described in Exhibit A, as approved by the TAMC Board of Directors, for the amounts awarded for each project.

3. RULES FOR RDIF
A. TAMC agrees to allocate RDIF funds under the Joint Powers Agreement only for projects as authorized by the TAMC Board of Directors in the approved Strategic Expenditure Plan.

B. The Recipient agrees to use RDIF funds only for RDIF eligible project(s) described in Exhibit A, as approved by the TAMC Board of Directors, for the amounts awarded for each project.

4. ADMINISTRATIVE POLICIES
A. The projects described in Exhibit A, and the amounts allocated therefore, may be amended from time to time without changing the rest of this Master Agreement, by means of approval by the TAMC Board of Directors of a revised Exhibit A, which shall be designated by a date and number (e.g., “Exhibit A-1 (DATE)”).

B. The Recipient agrees to submit an annual report to TAMC by April 30 describing the progress towards completion for all projects listed in Exhibit A.

ATTACHMENT 2

C. The Recipient agrees to mention TAMC’s role in funding the project in any press releases or media events held by the Recipient to promote a funded project.

D. TAMC agrees to reimburse the Recipient within 30 days of receipt of a completed claim form (Exhibit B) from the Recipient.

E. The Recipient agrees to cause the completion of the project(s) within three years from the date funds were awarded by the TAMC Board of Directors, as recorded in Exhibit A. Failure to complete the project(s) in a timely basis shall allow TAMC to refuse reimbursement and to reprogram such funds for other purposes.

5. COST PRINCIPLES
A. Recipient agrees to comply with Office of Management and Budget Circular A-87, Cost Principles for State and Local Government, and 2 CFR, Part 200, Uniform Administrative Requirements, Cost Principles and Audit Requirements.

B. Recipient agrees to:
(a) use Contract Cost Principles and Procedures, 48 CFR, Federal Acquisition Regulations System, Chapter 1, Part 31, et seq., to determine the allowability of individual project cost items; and
(b) comply with Federal administrative procedures in accordance with 2 CFR, Part 200, Uniform Administrative Requirements, Costs Principles and Audit Requirements.

Every sub-recipient receiving funds as a contractor or sub-contractor under this AGREEMENT shall comply with Federal administrative procedures in accordance with 2 CFR, Part 200, Uniform Administrative Requirements, Costs Principles and Audit Requirements.

6. THIRD PARTY CONTRACTING
A. Recipient shall not award a construction contract over $10,000 or other contracts over $25,000 on the basis of a noncompetitive negotiation for work to be performed using Funds without the prior written approval of Caltrans. This provision shall not apply to professional service contracts of the type which are required to be procured in accordance with Government Code Sections 4525 (d), (e), and (f).

B. Recipient agrees that travel and per diem reimbursements and third-party contract reimbursements to subcontractors will be allowable as project costs only after those costs are incurred and paid for by the subcontractors and only if consistent with Paragraph 10, below.

ATTACHMENT 2

C. In addition to the above, the pre-award requirements of third party contractor/ consultants with Recipient shall be consistent with Local Program Procedures as published by Caltrans.

7. ACCOUNTING SYSTEM
Recipient, its contractors and subcontractors, shall establish and maintain an accounting system and records that properly accumulate and segregate expenditures by line item.

The accounting system of Recipient, its contractors and all subcontractors shall conform to Generally Accepted Accounting Principles (GAAP), enable the determination of incurred costs at interim points of completion, and provide support for reimbursement payment claims.

8. RIGHT TO AUDIT
For the purpose of determining compliance with Public Contract Code 10115, et seq. and Title 21, California Code of Regulations, Chapter 21, Section 2500 et seq., when applicable and other matters connected with the performance of the Agreement pursuant to Government Code 8546.7, Recipient shall maintain and make available for inspection all books, documents, papers, accounting records, and other evidence pertaining to the performance of the Agreement, including but not limited to, the costs of administering the Agreement. All parties shall make such materials available at their respective offices at all reasonable times during the Agreement period and for three years from the date of final payment under the Agreement. The state, State Auditor, TAMC, FHWA, or any duly authorized representative of the Federal Government shall have access to any books, records, and documents of Consultant and its certified public accountants (CPA) work papers that are pertinent to the Agreement and indirect cost rates (ICR) for audit, examinations, excerpts, and transactions, and copies thereof shall be furnished if requested. Subcontracts in excess of $25,000 shall contain this provision.

9. TRAVEL AND SUBSISTENCE
Payments to Recipient for travel and subsistence expenses of Recipient forces and/or its contractors or subcontractors, claimed for reimbursement or applied as local match credit, shall not exceed rates authorized to be paid exempt non-represented State employees under current State Department of Personnel Administration (DPA) rules. If the rates invoiced are in excess of those authorized DPA rates, then Recipient is responsible for the cost difference and any overpayments shall be reimbursed to the TAMC on demand.

10. PROJECT COMPLETION
ATTACHMENT 2

Recipient agrees to provide to the TAMC a short report summarizing total project costs and milestones, including before and after photos of the project, for each project within sixty (60) days of completion.

11. GOVERNING LAWS
This Agreement shall be construed and enforced according to the laws of the State of California, and the parties hereby agree that the County of Monterey shall be the proper venue for any dispute arising hereunder.

12. CONFLICT OF INTEREST
Recipient warrants that it presently has no interest and shall not acquire any interest during the term of this Agreement, which would directly or indirectly conflict in any manner or to any degree with its full and complete performance of all services under this Agreement.

13. CONSTRUCTION OF AGREEMENT
The parties agree that each party has fully participated in the review and revision of this Agreement and that any rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not apply in the interpretation of this Agreement or any exhibit or amendment. To that end, it is understood and agreed that this Agreement has been arrived at through negotiation, and that neither party is to be deemed the party which prepared this Agreement within the meaning of Civil Code Section 1654. Section and paragraph headings appearing herein are for convenience only and shall not be used to interpret the terms of this Agreement.

14. WAIVER
Any waiver of any term or condition hereof must be in writing. No such waiver shall be construed as a waiver of any other term or condition herein.

15. SUCCESSORS AND ASSIGNS
This Agreement and all rights, privileges, duties and obligations hereunder, to the extent assignable or delegable, shall be binding upon and inure to the benefit of the parties and their respective successors, permitted assigns and heirs.

16. TIME IS OF THE ESSENCE
ATTACHMENT 2

The parties mutually acknowledge and agree that time is of the essence with respect to every provision hereof in which time is an element. No extension of time for performance of any obligation or act shall be deemed an extension of time for performance of any other obligation or act, nor shall any such extension create a precedent for any further or future extension.

17. EXECUTION OF AGREEMENT
Any individual executing this Agreement on behalf of an entity represents and warrants that he or she has the requisite authority to enter into this Agreement on behalf of such entity and to bind the entity to the terms and conditions hereof. This Agreement may be executed in two or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same agreement.

18. ENTIRE AGREEMENT
This document, including all exhibits hereto, constitutes the entire agreement between the parties, and supersedes any and all prior written or oral negotiations and representations between the parties concerning all matters relating to the subject of this Agreement.

19. TERMINATION DATE
This Agreement shall remain in effect for a period of three (3) years from the latest date reflected on the signature page(s) below.

ATTACHMENT 2

IN WITNESS WHEREOF, TAMC and Recipient execute this Agreement as follows:

TRANSPORTATION AGENCY FOR MONTEREY COUNTY
_________________________________ ___________
Todd Muck Date
Executive Director
Recipient:

CITY OF CARMEL
_______________________________ ___________
Brandon Swanson Date
City Administrator
Approved as to Form:
_______________________________ ___________
Shane Strong Date
TAMC Counsel
_______________________________ ___________
City Attorney Date
City of Carmel
Attachments:

Exhibit A - Carmel Projects
ATTACHMENT 2

Transportation Agency for Monterey County
Master State and Federal Funding Agreement
Exhibit A
Agency
Carmel
Carmel
Carmel
Agency
Carmel
Carmel
Carmel
Carmel
Carmel
Carmel
Carmel
Last Revised:

Board Approval Date Fund Expiration Date Type
8/27/2025
8/27/2025
3/25/2026
Board Approval Date
3/26/2014
3/26/2014
9/24/2014
5/22/2019
8/26/2020
8/26/2020
8/26/2020
3/30/2026
8/26/2028 RSTP Fair Share
8/26/2028 RSTP Mid-Cycle 2025
3/24/2029 RSTP Fair Share
Fund Expiration Date Type
Completed RSTP Fair Share
Completed RSTP Fair Share
Completed RSTP Competitive
Completed RSTP Fair Share
Completed RSTP Fair Share
Completed RSTP Fair Share
Completed RSTP Fair Share
City of Carmel-b -the-Sea
Active Projects
Conglomerate Paving Project FY24-2S
Conglomerate Paving Project FY24-2S
Unprogrammed Balance
Completed Projects
Junipero, Ocean-8th, repave, streetscape
Carpenter Street Overlay Project
Install Bike Racks
Ocean Avenue Repaving
City-wide Traffic Striping Project
Electric Vehicle Charging Stations
Mission Street Sidewalk Reconstruction Project
s
s
s
s
s
s
$
https:1/tamcmonterey.sharepoint.com/sites/Funding/Shared Documents/01_Master Agreements & Exhibit NExhibit NT AMC Master State - Fed Funding Agreement Exhibit A Budget Paid Balance Outstanding
$39,291.85 $0.00 $39,291.85
$243,706.00 $0.00 $243,706.00
$38,537.32 $0.00 $38,537.32
$321,535.17 $0.00 $321,535.17
Budget Paid Balance Outstanding
141,897.75 s 141,897.75 s
128,102.00 s 128,102.00 s
13,000.00 s 13,000.00 s
42,874.99 s 42,874.99 s
15,000.00 s 15,000.00 s
10,000.00 s 10,000.00 s
$15,310.79 $15,310.79 s
366,185.53 $ 366,185.53 $
Approved by: j/;M. Ji t-__,,,I::._
Todd Muck, Executive Director
Reso 2026-073 - Exhibit A ATTACHMENT 3

CITY OF CARMEL-BY-THE-SEA
City Council
Staff Report
October 5, 2026

CONSENT AGENDA
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Jacob Olander, Associate Planner
APPROVED BY: Brandon Swanson, Acting City Administrator SUBJECT: Resolution 2026-074 Authorizing a refund of Design Study application fees of $1,917.00 to Jill Layman
RECOMMENDATION:

Adopt Resolution 2026-074 (Attachment 1) authorizing a refund of Preliminary Site Assessment application fees of $1,917.00 to Jill Layman BACKGROUND / SUMMARY:

The applicant, Ryan McNickle, submitted a Design Study, DS 26235 (Layman), on June 22, 2026, for a revision to Design Study, DS 25233 (Layman). The applicant was proposing to replace the front half of their approve composite shingle roof with a standing-seam metal roof. The property owner, Jill Layman, paid the application fees on July 1, 2026.

Staff informed the applicant and property owner that the project would need Planning Commission approval for the change in roof material. The proposed work includes a standing seam metal roof for the front half of the roof and a composite shingle roof for the rear portion of the roof, which conflicts with the Design Guidelines. The Residential Design Guidelines includes key principles of architectural design. Key principle three states, "Be consistent within an individual building. While diversity is encouraged throughout the community as a whole, consistency in design throughout an individual building is very important. This is an essential ingredient of the design traditions of Carmel." Design Guideline 9.2 elaborates, "Keep building forms, materials and details simple and visually restrained. Building Forms, materials and details that contrast strongly within a single building or with neighboring buildings are discouraged. Design

features that increase the visual prominence of the building should be avoided. Avoid visual complexity. Too many different materials or excessive details create a busy appearance and should be simplified. Avoid overly ornate details." The proposed half composite shingle and half standing seam roof conflicts with this Design Guideline, which is why the project was referred to the Planning Commission.

The applicant requested a refund for the permit fees because they did not want to have their item heard by the Planning Commission due to concerns the project may get denied by the Commission. CMC Section 3.32.060 (Return of Funds) requires refunds of $1,000 or more to be approved by Council.

FISCAL IMPACT:

Other than the cost of processing the refund, there is no fiscal impact to the City for issuing the permit fee refund.

PRIOR CITY COUNCIL ACTION:

None.

ATTACHMENTS:

1. Resolution 2026-074

ATTACHMENT - 1

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
RESOLUTION NO. 2026-074

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

AUTHORIZING A REFUND OF PRELIMINARY SITE ASSESSMENT APPLICATION FEES OF $1,917.00 TO JILL LAYMAN
WHEREAS, the applicant, Ryan McNickle, submitted a Design Study application on June 22, 2026; and
WHEREAS, the applicant was assessed a permit fee of $2,556 for the review of the application and referral to the Planning Commission; and WHEREAS, the property owner, Jill Layman, remitted payment for the assessed fee on July 1 2026; and
WHEREAS, on July 28, 2026 the applicant requested to withdraw their application and asked if they were eligible for a refund; and
WHEREAS, minimal staff time was utilized in processing and reviewing the application prior to the withdrawal request; and
WHEREAS, the applicant is entitled to a partiall refund of the permit fee which amounts to $1,917.00; and
WHEREAS, CMC Section 3.06.060 (Return of Funds) requires refunds of $1,000 or more to be approved by the City Council.

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

Authorize a refund of $1,917.00 which is 75% of the permit fee for a Design Study application to Jill Layman.

PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THESEA this 5th day of October, 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED: ATTEST:
_________________________ _________________________
Dale Byrne, Mayor Nova Romero, MMC, City Clerk

CITY OF CARMEL-BY-THE-SEA
City Council
Staff Report
October 5, 2026

ORDERS OF BUSINESS
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Heather Cousin, Library Director
APPROVED BY: Brandon Swanson, Acting City Administrator SUBJECT: Receive a presentation on the status of the Harrison Memorial Library Restoration Project
RECOMMENDATION:

Receive a presentation on the status of the Harrison Memorial Library Restoration Project.

BACKGROUND / SUMMARY:

On April 1, 2025, the City Council voted to enter into an agreement with the Carmel Public Library Foundation supporting the Centennial Restoration Project of the Harrison Memorial Library (the “Project”). On July 1, 2025, the City Council approved the selection of the architectural firm Moore Ruble Yudell (“the Architects”) for the Project.

Following that vote, community and stakeholder input was gathered for the Project through a series of in-person workshops. These listening sessions were used to guide the design and development of the Project. Sessions were held on August 26, 2025, August 27, 2025, August 28, 2025, and October 1, 2025.

Since that time, a Working Group, consisting of City staff, Mayor Byrne, Concilmember Delves, representatives of the Carmel Public Library Foundation, contracted project managers, and the Architects has met regularly to provide feedback and guidance as the design drawings and other elements of the Project have progressed.

In May 2026, the Architects presented early Design Development drawings for the Project to the working group. The Design Development drawings represented

schematic designs for the restoration of the Harrison Memorial Library and incorporated input received through public listening sessions, as well as feedback from the Foundation, City staff, Library staff, and other stakeholders consulted during the development of the Project.

During a day-long meeting held in July 2026, the Architects reviewed the Design Development drawings with members of the Working Group, members of the City Council’s ad hoc committee, the Library Board of Trustees, and the Foundation.

Items of concern identified during those meetings were subsequently brought forward for further review and are being addressed by City staff, utility companies, and other vendors, as appropriate. The Working Group continues to meet weekly to discuss outstanding items, coordinate among the various project participants, and help ensure timely progress on Project-related matters. These meetings will continue as the Project advances through the next critical phases of contractor selection and construction.

On September 9, 2026, a joint meeting of the Historic Resources Board and Planning Commission was held to discuss the Restoration Project. Members of both groups toured the Library and had extensive discussions of the proposed Project design. The Project design was approved by both the Board and Commission at that meeting.

Selection of Contractors
On June 12, 2026, Council adopted Resolution 2026-045 establishing a procedure for pre-qualifying general construction contractors (“Contractors”) to bid pursuant to California Public Contract Section 20201 for the Project.

The Resolution approved the State Model Forms for the pre-qualification process which are attached as Exhibits A to H of the Resolution. This pre-qualification process and steps thereafter will include the following:

1. Notice is sent to Contractors (Exhibit F to Resolution) advising that the City has determined that all Contractors who intend to submit a bid on this Project must complete the pre-qualification questionnaire form.

2. The contractor completes the Questionnaire form (Exhibit B) and submits the form to the City.

3. When the responses to the Questionnaire are submitted by Contractors, the responses will be reviewed and scored to determine which contractors meet the minimum qualifications (Exhibit C).

4. Pursuant to the California Public Contract Code, the City will send to the Contractors who have pre-qualified a Notice Inviting Bids packet which will include the plans and specifications prepared by MRY Architects, a bid schedule and other pertinent forms.

5. When the bids from the pre-qualified contractors are received, the bids will be reviewed to determine which are the responsive bids and which is the lowest responsive bid.

6. City staff will prepare a Staff Report to the City Council with a recommendation

to award a contract to the lowest responsible bidder.

7. If Council approves the award of the contract, then a contract is signed by the City and the Contractor.

8. The Contractor will need to submit a Performance Bond and Payment (Labor and Materials) Bond and proof of insurance as required by the contract.

9. The City issues a Notice to Proceed to the Contractor.

10. The contractor commences work on the Project.

SUMMARY
The Harrison Memorial Library Restoration Project continues to progress through the design and pre-construction phases. The Working Group, comprised of City staff, representatives of the Carmel Public Library Foundation, contracted project managers, the Architects, and members of the City Council and Library Board of Trustees, as appropriate, continues to meet regularly to review Project elements, identify and address outstanding issues, and provide coordination and guidance as the Project advances.

The Working Group is currently focused on resolving remaining design, utility, and project coordination matters and preparing for the next critical phases of the Project, including contractor pre-qualification, solicitation of bids, contractor selection, and ultimately construction. The Working Group will continue its regular meetings and coordination throughout these phases to support the continued and timely advancement of the Project.

This presentation provides the City Council with an update on the Project’s current status, work completed to date, and the ongoing efforts of the Working Group to advance the Project toward construction.

FISCAL IMPACT:

None
PRIOR CITY COUNCIL ACTION:
2024-002 A Resolution of the City Council of Carmel-by-the-Sea Reaffirming the City’s Public Private Partnership with the Carmel Public Library Foundation 2025-033 A Resolution of the City Council of the City of Carmel-by-the-Sea Authorizing A Contract with the Carmel Public Library Centennial Restoration Project, Authorizing the Mayor to Execute the Agreement
2025-063 A Resolution of the City Council of the City of Carmel by-the-Sea Authorizing the City Administrator to Execute a Professional Services Agreement with Moore Ruble Yudell Architects for the Centennial Restoration of the Harrison Memorial Library 2026-045 A Resolution of the City Council of the City of Carmel-by-the-Sea

Establishing a Procedure for Pre-qualifying Contractors to Bid pursuant to California Public Contracts Code Section 20101 for the Centennial Restoration of the Harrison Memorial Library Project
ATTACHMENTS:

1. HML City Council 261005

Harrison Memorial Library Centennial Restoration
Project Update
October 5, 2026 City Council Meeting
ATTACHMENT 1

Agenda
• Understanding the Building
• Restoring and Renewing
• Celebrating and Experiencing
ATTACHMENT 1

Project Schedule
ATTACHMENT 1

A Center for Culture & Community
ATTACHMENT 1

A Collaborative Approach
ATTACHMENT 1

Ansel Adams Johnny Apodaca
Mary DeNeale Morgan Maxine Albro
Arthur Hill Gilbert
"Bohemian Life in Carmel":

George Sterling, Jimmy Hopper,
Jack London, Mattie Hopper,
Mabel Gray Lachmund, and
Carrie Sterling
Visual and Literary Arts
ATTACHMENT 1

Place and Environment
ATTACHMENT 1

Community Engagement
ATTACHMENT 1

• Preserve the library’s historic integrity and presence • Plan the future of the library for Carmel
• Be a welcoming center for learning, community gathering, and social connection
• Enhance operational excellence and service to community • Support equitable and inclusive access to library services, programs, and resources
• Prioritize implementation within budget
• Incorporate sustainable and resilient design
• Elevate the poetry of experience
Project Goals & Principles
ATTACHMENT 1

Understanding the Building
ATTACHMENT 1

Historic Evolution
• Original 1928 Building
• 1940’s Addition
• Minor Work: 1960’s - 1990’s
ATTACHMENT 1

Character-defining Features
• Gable roof with open eaves, shaped
wood rafter tails, overhanging rakes
on wood outriggers, and clay barrel
tile roofing
• Textured cement plaster walls
• Round-arched wood entrance door
and shed roofed porch
• Balcony on square stone piers
• Divided light, wood sash windows and
glazed doors
ATTACHMENT 1

Character-defining Features
• Original (south) portions of the lobby,
reading room, stacks, mezzanine, and
old reference room
• Plaster walls, arched openings, and
bullnosed corners
• Wood beam and plank ceilings
• Reading room fireplace, shouldered
surround, and raised hearth
• Wrought iron balustrades
• Built-in wood bookshelves
ATTACHMENT 1

• Accessibility Improvements
• Seismic Reinforcing
• Systems Replacements
• Programmatic & Aesthetic
Enhancements
Project Overview
ATTACHMENT 1

Accessibility Evaluation
ATTACHMENT 1

Accessibility Improvements
ATTACHMENT 1

Structural Improvements
• Reinforce foundations
• Increase shear resistance
• Strengthen openings & roof structure
ATTACHMENT 1

A Healthy & Sustainable Building
• Modern code requirements
• Limited space (ceilings, historic)
• Hybrid Radiant and Heat Pump system
ATTACHMENT 1

Restoring and Renewing
ATTACHMENT 1

Main Level
• Restore historic character
• Welcoming entries & gallery
• Optimized & accessible shelving
• Seating for reading, working, or
studying
• Reconfigurable furniture for flexibility
• Small to medium-size meeting rooms
with enhanced technology
Key Opportunities
Main Level Plan
ATTACHMENT 1

Key Opportunities
Lower-Level Plan Mezzanine Plan
ATTACHMENT 1

Main Level – Character of Spaces
ATTACHMENT 1

Site Opportunities
Library Gallery
Accessible Path
Accessible Entry
ATTACHMENT 1

Current North Facade
ATTACHMENT 1

ATTACHMENT 1

North Entry Inspiration
Original
South Window
Proposed
North Entry
ATTACHMENT 1

Proposed North Entry
ATTACHMENT 1

Celebrating and Experiencing
ATTACHMENT 1

Gallery
ATTACHMENT 1

Gallery
ATTACHMENT 1

Gallery
ATTACHMENT 1

Gallery Display
ATTACHMENT 1

Gallery Display
ATTACHMENT 1

Reading Room
ATTACHMENT 1

Reading Room
ATTACHMENT 1

Mezzanine
ATTACHMENT 1

Mezzanine
ATTACHMENT 1

West Room / Marketplace
ATTACHMENT 1

West Room / Marketplace
ATTACHMENT 1

Gathering Place
ATTACHMENT 1

Gathering Place
ATTACHMENT 1

Small Group Study / Meeting Space
ATTACHMENT 1

Small Group Study / Meeting Space
ATTACHMENT 1

Small Group Study / Meeting Space
ATTACHMENT 1

Teen Space
ATTACHMENT 1

Teen Space
ATTACHMENT 1

Teen Space
ATTACHMENT 1

Thank you
ATTACHMENT 1

CITY OF CARMEL-BY-THE-SEA
City Council
Staff Report
October 5, 2026

ORDERS OF BUSINESS
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Todd Trayer, Police Chief
APPROVED BY: Brandon Swanson, Acting City Administrator SUBJECT: Review and Discussion of a Draft Unmanned Aerial System (UAS) or "Drone" Policy for the Carmel Police Department and Direction Regarding Development of a UAS Program
RECOMMENDATION:

Receive a presentation regarding the proposed Carmel Police Department Unmanned Aerial System (UAS) or "drone" program; review the draft UAS Policy; and provide direction to staff regarding continued development of the program.

If the City Council supports moving forward, staff will complete the applicable legal, procedural, and procurement requirements, including those required under Assembly Bill 481 (AB 481), and return to the City Council at a future meeting for consideration of the required approvals.

BACKGROUND / SUMMARY:

EXECUTIVE SUMMARY
Assembly Bill 481 (AB 481), codified in Government Code sections 7070 through 7075, establishes requirements for the funding, acquisition, and use of certain equipment by law enforcement agencies. Under AB 481, unmanned, remotely piloted powered aerial vehicles, also known as "drones", are included within the statutory definition of “military equipment” if used by a police department.

On July 9, 2024, the City Council adopted Ordinance 2024-001 (Attachment 2), adding Chapter 8.30 to the Carmel-by-the-Sea Municipal Code and adopting Carmel Police

Department Policy 701, Military Equipment. Policy 701 (Attachment 3) establishes requirements related to the acquisition and use of equipment subject to AB 481. The City's current Policy 701 specifically identifies unmanned, remotely piloted powered aerial vehicles as military equipment.

The City does not currently have an Unmanned Aerial System (UAS) policy. The Police Department is exploring the development of a UAS Policy to allow for the purchase of a drone as an additional public safety tool. Potential uses for a UAS include searches for missing or endangered persons, beach and ocean rescue operations, critical incidents, traffic collision and crime-scene documentation, evidence searches, and disaster response.

Before proceeding further, staff is presenting the draft UAS Policy to the City Council for discussion and direction.

No authorization to purchase or deploy a UAS is being requested at this meeting.

Council is also not being asked at this time to amend CPD Policy 701 or make the formal findings required under AB 481 for the acquisition and use of military equipment.

If Council supports continued development of a UAS policy and program, staff will work with the City Attorney to complete the applicable AB 481 requirements and return to Council at a future meeting with the appropriate documents and recommendations for final consideration.

DISCUSSION
How a UAS ("drone") can be used
A small UAS can provide officers to rapidly gain an aerial perspective of an incident or location without requiring personnel to immediately enter an uncertain, difficult-toaccess, or potentially hazardous environment.

The Department's proposed uses may include:
• Missing and endangered-person searches, including beach, cliff, trail, and openspace areas; • Ocean rescue and other emergency response;
• Critical incidents, including barricaded or armed subjects, perimeter assessment, and situational awareness;
• Traffic collisions and roadway incidents requiring scene documentation or mapping;
• Crime-scene documentation, evidence searches, and investigations; and • Disaster response, including wildfire, storm damage, evacuation support, and post-incident assessment.
• The staff presentation will provide additional information regarding how a UAS could supplement the Department's existing resources and circumstances in

which traditional ground-based resources or outside aviation assistance may not provide the same level of immediate access, situational awareness, or officer and civilian safety.

The value of UAS technology has already been demonstrated locally. During the City of Carmel-by-the-Sea’s recent evacuation drill, UAS technology was deployed to provide real-time situational awareness of evacuation activities throughout the City. The aerial perspective allowed staff to monitor how the evacuation was progressing, assess the movement and deployment of personnel and resources, and identify areas requiring additional attention. Importantly, the UAS provided real-time information that allowed for immediate operational and resource-management decisions that otherwise may have been delayed or potentially missed. This practical application demonstrated the value of UAS technology not only as an observation tool, but also as a resource for improving situational awareness and supporting timely decision-making during emergencies and other significant incidents.

Although a UAS program would be administered by the Police Department, its potential value extends beyond traditional law enforcement operations. Subject to the UAS Policy and applicable legal requirements, the Department could deploy the UAS in support of other City departments, including Public Works, our Fire Department, Community Planning and Building (CPB), and the City Administrator’s Office. Potential applications could include storm and infrastructure assessments, damage documentation, emergency response, building or site assessments, wildfire and firerelated incidents, coastal or bluff observations, and other situations where an aerial perspective could improve safety, efficiency, or situational awareness. The UAS would therefore serve as a City resource that could be deployed, when appropriate, to support a variety of public safety and municipal operations.

Draft UAS Policy
The Police Department has prepared a draft UAS Policy (Attachment 1) establishing guidelines for the operation of a department UAS and for the collection, storage, retrieval, and dissemination of images and data.

The draft policy provides that UAS operations must comply with constitutional and privacy protections and Federal Aviation Administration requirements. It establishes training and program oversight requirements and restricts intentional recording of areas in which a person has a reasonable expectation of privacy absent a warrant or exigent circumstances.

The draft policy also prohibits use of the UAS for random surveillance; discriminatory targeting; harassment or intimidation; personal business; and weaponization.

Council is being asked to review the draft policy and provide feedback regarding the proposed uses, privacy protections, transparency measures, prohibited uses, and other

safeguards that should be incorporated. The Council may provide other direction.

AB 481 Considerations
If the City ultimately proceeds with the acquisition of a UAS, AB 481 requires the City to complete additional steps before the equipment may be acquired or used.

Among other requirements, the governing body must ultimately determine that:
• The equipment is necessary because there is no reasonable alternative that can achieve the same objective of officer and civilian safety; • The applicable military equipment use policy will safeguard the public's welfare, safety, civil rights, and civil liberties; and
• If the equipment is being purchased, it is reasonably cost-effective compared with available alternatives that can achieve the same objective of officer and civilian safety.

Preliminary Equipment and Cost Considerations
Staff is currently evaluating several UAS platform vendors with differing capabilities, configurations, security features, support requirements, and costs. No particular UAS or vendor is being recommended for purchase at this meeting. However, the presentation may include a few examples of different UAS models.

If Council directs staff to proceed, the Department will complete its evaluation and return with a recommended manufacturer and model, proposed quantity, equipment capabilities, anticipated useful life, acquisition and ongoing costs, training requirements, funding source, and other information necessary for Council's consideration.

NEXT STEPS
If the City Council supports continued development of the proposed UAS Policy, staff will work with the City Attorney to complete the necessary legal and procedural review before returning to Council.

Anticipated next steps may include:
• Incorporating Council's direction into the draft UAS Policy; • Finalizing the recommended UAS equipment, quantity, capabilities, and costs; • Preparing the necessary amendments to CPD Policy 701 and the Department's Military Equipment List;
• Confirming the required Council approval mechanism and AB 481 findings; • Completing all applicable public posting and notice requirements; • Identifying the funding source and any necessary budget authorization; and • Returning to the City Council for final consideration before the Department

purchases or deploys a UAS.

RECOMMENDATION
Staff is seeking Council feedback regarding:
• Whether Council supports continued development of a Police Department UAS policy and program;
• Whether Council has any requested changes to the draft UAS Policy, including proposed uses, privacy protections, prohibited uses, transparency, or oversight; and
• Whether there is additional information Council would like staff to provide when the program returns for final consideration.

FISCAL IMPACT:

There is no fiscal impact associated with Council's review and direction on this item. No purchase or expenditure is being authorized at this meeting.

If Council directs staff to proceed, the Department will return at a future meeting with the recommended UAS equipment, purchase and ongoing costs, proposed funding source, and any necessary budget authorization for Council's consideration.

PRIOR CITY COUNCIL ACTION:

On July 9, 2024, the City Council adopted Ordinance 2024-001, adding Chapter 8.30 to the Carmel-by-the-Sea Municipal Code and adopting Carmel Police Department Policy 701 regarding the funding, acquisition, and use of military equipment pursuant to AB 481.

ATTACHMENTS:

1. Draft Unmanned_Aerial_System Policy 612 Carmel by the Sea Police Department

2. Ordinance 2024-001 - Military Policy CMC Amendment

3. CPD_701_policy_Military Equipment

Policy
612
Carmel by-the-Sea Police Department
Carmel by the Sea PD Policy Manual
Copyright Lexipol, LLC 2026/09/25, All Rights Reserved.

Published with permission by Carmel by-the-Sea Police
Department
Unmanned Aerial System - 1
Unmanned Aerial System
612.1 PURPOSE AND SCOPE
The purpose of this policy is to establish guidelines for the use of an unmanned aerial system (UAS) and for the storage, retrieval and dissemination of images and data captured by the UAS. 612.1.1 DEFINITIONS
Definitions related to this policy include:

Unmanned aerial system (UAS) - An unmanned aircraft of any type that is capable of sustaining directed flight, whether preprogrammed or remotely controlled (commonly referred to as an unmanned aerial vehicle (UAV)), and all of the supporting or attached systems designed for gathering information through imaging, recording or any other means. 612.2 POLICY
Unmanned aerial systems may be utilized to enhance the department’s mission of protecting lives and property when other means and resources are not available or are less effective. Any use of a UAS will be in strict accordance with constitutional and privacy rights and Federal Aviation Administration (FAA) regulations.
612.3 PRIVACY
The use of the UAS potentially involves privacy considerations. Absent a warrant or exigent circumstances, operators and observers shall not intentionally record or transmit images of any location where a person would have a reasonable expectation of privacy (e.g., residence, yard, enclosure). Operators and observers shall take reasonable precautions to avoid inadvertently recording or transmitting images of areas where there is a reasonable expectation of privacy.

Reasonable precautions can include, for example, deactivating or turning imaging devices away from such areas or persons during UAS operations.
612.4 PROGRAM COORDINATOR
The Chief of Police will appoint a program coordinator who will be responsible for the management of the UAS program. The program coordinator will ensure that policies and procedures conform to current laws, regulations, and best practices and will have the following additional responsibilities:
• Coordinating the FAA Certificate of Waiver or Authorization (COA) application process and ensuring that the COA is current, and/or coordinating compliance with FAA Part 107 Remote Pilot Certificate, as appropriate for department operations. • Ensuring that all authorized operators and required observers have completed all required FAA and department-approved training in the operation, applicable laws, policies, and procedures regarding use of the UAS.
• Developing uniform protocol for submission and evaluation of requests to deploy a UAS, including urgent requests made during ongoing or emerging incidents.

ATTACHMENT 1 Draft

Carmel by-the-Sea Police Department
Carmel by the Sea PD Policy Manual
Unmanned Aerial System
Copyright Lexipol, LLC 2026/09/25, All Rights Reserved.

Published with permission by Carmel by-the-Sea Police
Department
Unmanned Aerial System - 2
Deployment of a UAS shall require written authorization of the Chief of Police or the authorized designee, depending on the type of mission.
• Coordinating the completion of the FAA Emergency Operation Request Form in emergency situations, as applicable (e.g., natural disasters, search and rescue, emergency situations to safeguard human life).
• Developing protocol for conducting criminal investigations involving a UAS, including documentation of time spent monitoring a subject.
• Implementing a system for public notification of UAS deployment. • Developing an operational protocol governing the deployment and operation of a UAS including but not limited to safety oversight, use of visual observers, establishment of lost link procedures, and secure communication with air traffic control facilities. • Developing a protocol for fully documenting all missions. • Developing a UAS inspection, maintenance, and record-keeping protocol to ensure continuing airworthiness of a UAS, up to and including its overhaul or life limits. • Developing protocols to ensure that all data intended to be used as evidence are accessed, maintained, stored, and retrieved in a manner that ensures its integrity as evidence, including strict adherence to chain of custody requirements. Electronic trails, including encryption, authenticity certificates, and date and time stamping, shall be used as appropriate to preserve individual rights and to ensure the authenticity and maintenance of a secure evidentiary chain of custody.
• Developing protocols that ensure retention and purge periods are maintained in accordance with established records retention schedules. • Facilitating law enforcement access to images and data captured by the UAS. • Recommending program enhancements, particularly regarding safety and information security.
• Ensuring that established protocols are followed by monitoring and providing periodic reports on the program to the Chief of Police.
• Maintaining familiarity with FAA regulatory standards, state laws and regulations, and local ordinances regarding the operations of a UAS.
612.5 USE OF UAS
Only authorized operators who have completed the required training shall be permitted to operate the UAS. Any UAS activation requires Chief and Commander notification.

Use of vision enhancement technology (e.g., thermal and other imaging equipment not generally available to the public) is permissible in viewing areas only where there is no protectable privacy interest or when in compliance with a search warrant or court order. In all other instances, legal counsel should be consulted.

UAS operations should only be conducted consistent with FAA regulations.

ATTACHMENT 1 Draft

Carmel by-the-Sea Police Department
Carmel by the Sea PD Policy Manual
Unmanned Aerial System
Copyright Lexipol, LLC 2026/09/25, All Rights Reserved.

Published with permission by Carmel by-the-Sea Police
Department
Unmanned Aerial System - 3
612.6 PROHIBITED USE
The UAS video surveillance equipment shall not be used:
• To conduct random surveillance activities.
• To target a person based solely on actual or perceived characteristics, such as race, actual or perceived immigration or citizenship status, ethnicity, national origin, religion, sex, sexual orientation, gender identity or expression, economic status, age, cultural group, or disability.
• To harass, intimidate, or discriminate against any individual or group. • To conduct personal business of any type.

The UAS shall not be weaponized.
612.7 RETENTION AND TRANSPARENCY OF UAS DATA
Data collected by the UAS shall be retained as provided in the established records retention schedule. and any non-evidentiary data/footage will be immediately erased. Usage data will be published monthly, when capabilities allow, on the Carmel Police Department website.

ATTACHMENT 1 Draft

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
ORDINANCE NO. 2024-001

AN ORDINANCE OF THE CITY COUNCIL OF CARMEL-BY-THE-SEA ADDING CHAPTER

8.30 TO TITLE 8 OF THE CITY OF CARMEL-BY-THE-SEA MUNICIPAL CODE REGARDING A POLICY RELATED TO USE OF MILITARY EQUIPMENT USE BY THE CARMEL-BY-THESEA POLICE DEPARTMENT WHEREAS, On September 30, 2021, Governor Gavin Newsom signed into law Assembly Bill 481, relating to the use of military equipment by law enforcement agencies; and WHEREAS, Assembly Bill 481 (AB 481), codified at California Government Code Sections 7070 through 7075, requires law enforcement agencies to obtain approval of the applicable governing body, by an ordinance adopting a "military equipment" use policy at a regular meeting held pursuant to open meeting laws prior to taking certain actions relating to the funding, acquisition, or use of "military equipment". The term "military equipment" is defined in California Government Code Section 7070(c); and
WHEREAS, AB 481 allows the City Council to approve the funding, acquisition, or use of military equipment, within its jurisdiction only if it makes specified determinations; and WHEREAS, the Carmel-by-the-Sea Police Department's Draft Military Equipment Use Policy No. 701 was published on the Carmel-by-the-Sea website on the Police Department Policy page on April 24, 2024, and is being presented to the City Council on June 4, 2024; and WHEREAS, the proposed Military Equipment Use Policy No. 701 meets the requirements of California Government Code Section 7070; and
WHEREAS, this ordinance adds Chapter 8.30 to Title 8 of the Municipal Code to adopt Carmel-by-the-Sea Police Department's Draft Military Equipment Use Policy No. 701 and authorize the use of "military equipment" by the members of the Carmel-by-the-Sea Police Department as described in Policy 701; and
WHEREAS, In the enactment of this ordinance, the City followed the guidelines adopted by the State of California and published in the California Code of Regulations, Title 14, Section 15000, et seq. and found this activity is not a "project" as defined by California Environmental Quality Act (CEQA) because it is an organizational or administrative activity that will not result in direct or indirect physical changes in the environment.

THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA HEREBY ORDAIN AS FOLLOWS:

ATTACHMENT 2

Ordinance No. 2024-001

SECTION 1. Chapter 8.30 is hereby added to Title 8, Health and Safety, of the Carmel-by-theSea Municipal Code to read as follows:

Chapter 8.30 Law enforcement military equipment funding, acquisition, and use ordinance.

8.30.010. Policy. The Police Department shall establish a policy by ordinance that requires approval from the City Council prior to engaging in any of the following:
(A) Requesting military equipment made available pursuant to Section 2576a of Title 10 of the United States Code.
(8) Seeking funds for military equipment, including, but not limited to, applying for a grant, soliciting or accepting private, local, state, or federal funds, in-kind donations, or other donations or transfers.
(C) Acquiring military equipment either permanently or temporarily, including by borrowing or leasing.
(D) Collaborating with another law enforcement agency in the deployment or other use of military equipment within the territorial jurisdiction of the governing body. (E) Using any new or existing military equipment for a purpose, in a manner, or by a person not previously approved by the governing body pursuant to this chapter. (F) Soliciting or responding to a proposal for, or entering into an agreement with, any other person or entity to seek funds for, apply to receive, acquire, use, or collaborate in the use of, military equipment.
(G) Acquiring military equipment through any means not provided by this paragraph.

8.30.020. Military Equipment. For purposes of this Chapter 8.30 "military equipment" shall have the meaning provided in California Government Code Section 7070(c).

The policy shall be established, maintained, and amended as needed in accordance with California Government Code Section 7071 (a)(1 ).

SECTION 2. Determinations. Based on the findings above, in addition to information provided to the City Council at the public meeting, the City Council determines as follows:

1. The military equipment identified in the annual military equipment report has complied with the standards for approval as set forth in Government Code Section 7071 (d).

2. The Carmel-by-the-Sea Police Department's Military Equipment Use Policy is necessary because there are no reasonable alternatives that can achieve the same objectives of officer and civilian safety.

ATTACHMENT 2

Ordinance No. 2024-001

3. The Carmel-by-the-Sea Police Department's Military Equipment Use Policy will safeguard the public's welfare, safety, civil rights, and civil liberties.

4. The military equipment identified in the Carmel-by-the-Sea Police Department's Military Equipment Use Policy is reasonably cost effective compared to available alternatives that can achieve the same objectives of officer and civilian safety.

5. Prior military equipment use by the Carmel-by-the-Sea Police Department complied with the Military Equipment Use Policy although it was not yet in effect at the time, or if prior uses did not comply with the accompanying military equipment use policy, corrective action has been taken to remedy nonconforming uses and ensure future compliance.

6. The Carmel-by-the-Sea Police Department's Draft Military Equipment Use Policy, Policy 701, setting forth the City's military equipment use policy is hereby adopted.

SECTION 3. Severability. If any section, subsection, provision, sentence, clause, phrase or word of this Ordinance is for any reason held to be illegal or otherwise invalid by any court of competent jurisdiction, such invalidity shall be severable, and shall not affect or impair any remaining sections, subsections, provisions, sentences, clauses, phrases or words of this Ordinance.

SECTION 4. Effective Date. This Ordinance shall take effect 30 days after its adoption by the City Council of the City of Carmel-by-the-Sea.

SECTION 5. Codification. The City Clerk is hereby authorized and directed to codify the provisions of Section 1 of this Ordinance into the Carmel-by-the-Sea Municipal Code.

INTRODUCED, at a Regular City Council Meeting on June 4, 2024.

PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA this 9th day of July 2024 by the following vote:

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

DP�
Dave Potter: Mayor
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·, ........ . "
. ., . .,
ATTACHMENT 2

Carmel-by-the-Sea Police Department
Carmel PD Policy Manual
Copyright Lexipol, LLC 2022/03/16, All Rights Reserved.

Published with permission by Carmel-by-the-Sea Police Department 1 701 Military Equipment
701.1 PURPOSE AND SCOPE
This policy governs the use of military equipment, as defined in Government Code § 7070, as may be amended. The Carmel-by-the-Sea Police Department (CPD) and its members will comply with provisions of Government Code §§ 7071, 7072, and with otherwise applicable department policies, with respect to military equipment. 701.1.1 DEFINITIONS
This policy adopts the following definitions set forth in Government Code § 7070 (c)(1) through § 7070 (e)(16) as may be amended or superseded:

Governing body – The elected or appointed body that oversees the Department.

Military equipment –

1. Unmanned, remotely piloted, powered aerial or ground vehicles.

2. Mine-resistant ambush-protected (MRAP) vehicles or armored personnel carriers.

However, police versions of standard consumer vehicles are specifically excluded from this subdivision.

3. High mobility multipurpose wheeled vehicles (HMMWV), commonly referred to as Humvees, two-and-one-half-ton trucks, five-ton trucks, or wheeled vehicles that have a breaching or entry apparatus attached.

4. Tracked armored vehicles that provide ballistic protection to their occupants and utilize a tracked system instead of wheels for forward motion.

5. Command and control vehicles that are either built or modified to facilitate the operational control and direction of public safety units.

6. Weaponized aircraft, vessels, or vehicles of any kind.

7. Battering rams, slugs, and breaching apparatuses that are explosive in nature.

However, items designed to remove a lock, such as bolt cutters, or a handheld ram designed to be operated by one person, are specifically excluded from this subdivision.

8. Firearms of.50 caliber or greater. However, standard issue shotguns are specifically excluded from this subdivision.

9. Ammunition of.50 caliber or greater. However, standard issue shotgun ammunition is specifically excluded from this subdivision.

ATTACHMENT 3

Carmel-by-the-Sea Police Department
Carmel PD Policy Manual
Copyright Lexipol, LLC 2022/03/16, All Rights Reserved.

Published with permission by Carmel-by-the-Sea Police Department 2 10. Specialized firearms and ammunition of less than_.50 caliber, including assault weapons as defined in sections § 30510 and § 30515 of the Penal Code, with the exception of standard issue service weapons and ammunition of less than.50 caliber that are issued to officers, agents, or employees of a law enforcement agency or a state agency.

11. Any firearm or firearm accessory that is designed to launch explosive projectiles.

12. "Flashbang" grenades and explosive breaching tools, "tear gas," and "pepper balls," excluding standard, service issued handheld pepper spray.

13. TASER® Shockwave, microwave weapons, water cannons, and the Long-Range Acoustic Device (LRAD).

14. The following projectile launch platforms and their associated munitions: 40mm projectile launchers, "bean bag”, rubber bullet, and specialty impact munition (SIM) weapons.

15. Any other equipment as determined by a governing body or a state agency to require additional oversight.

16. Notwithstanding paragraphs (1) through (15), "Military Equipment" does not include general equipment not designated as prohibited or controlled by the Federal Defense Logistics Agency.
701.2 POLICY
It is the policy of the Carmel-by-the-Sea Police Department that members of this department comply with the provisions of Government Code § 7071 with respect to military equipment. Use of military equipment should safeguard public welfare, safety, civil rights, and civil liberties.
701.3 MILITARY EQUIPMENT COORDINATOR
The Chief of Police designates the Police Commander to act as the military equipment coordinator. The responsibilities of the military equipment coordinator include but are not limited to:
(a) Acting as liaison to the governing body for matters related to the requirements of this policy.

ATTACHMENT 3

Carmel-by-the-Sea Police Department
Carmel PD Policy Manual
Copyright Lexipol, LLC 2022/03/16, All Rights Reserved.

Published with permission by Carmel-by-the-Sea Police Department 3 (b) Identifying department equipment that qualifies as military equipment in the current possession of the Department, or the equipment the Department intends to acquire that requires approval by the governing body.
(c) Conducting an inventory of all military equipment at least annually. (d) Collaborating with any allied agency that may use military equipment within the jurisdiction of Carmel-by-the-Sea Police Department (Government Code § 7071). (e) Preparing for, scheduling, and coordinating the annual community engagement meeting to include:

1. Publicizing the details of the meeting.

2. Preparing for public questions regarding the department's funding, acquisition, and use of equipment.
(f) Preparing the annual military equipment report for submission to the Chief of Police and ensuring that the report is made available on the department website (Government Code § 7072).
(g) Coordinating the process for a person to register a complaint, concern, or question about the use of a type of military equipment. The Department will respond in a timely manner.

A complaint, concern or question related to Military Equipment utilization by the Carmelby-the-Sea Police Department can be made through any of the below listed methods:

Email: [email protected]
By phone: (831) 624-6403
By mail: Carmel-by-the-Sea Police Department
Attn: Military Equipment Use Coordinator
P.O Box 600
Carmel-by-the-Sea, CA 93921
In person: At the address list above
701.4 APPROVAL
This policy, and any subsequent amendments, will be available on the department website at least 30 days prior to any public hearing concerning the military equipment at ATTACHMENT 3

Carmel-by-the-Sea Police Department
Carmel PD Policy Manual
Copyright Lexipol, LLC 2022/03/16, All Rights Reserved.

Published with permission by Carmel-by-the-Sea Police Department 4 issue. This policy will be submitted to the City Council for approval and will remain in effect only if it is approved within 180 days of submission. Approval of this policy or any subsequent amendments requires adoption by ordinance at an open session of a regular meeting providing for public comment. The department will cease use of any military equipment if its use, or the policy for its use, is not approved. An approved military equipment use policy is required prior to engaging in any of the following (Government Code § 7071):
(a) Requesting military equipment made available pursuant to 10 USC § 2576a. (b) Seeking funds for military equipment, including but not limited to applying for a grant, soliciting, or accepting private, local, state, or federal funds, in-kind donations, or other donations or transfers.
(c) Acquiring military equipment either permanently or temporarily, including by borrowing or leasing.
(d) Collaborating with another law enforcement agency in the deployment or other use of military equipment within the jurisdiction of this department. (e) Using any new or existing military equipment for a purpose, in a manner, or by a person not previously approved by the governing body. (f) Soliciting or responding to a proposal for, or entering into an agreement with, any other person or entity to seek funds for, apply to receive, acquire, use, or collaborate in the use of military equipment.
(g) Acquiring military equipment through any means not provided above. 701.5 COORDINATION WITH OTHER JURISDICTIONS
Military equipment used by other jurisdictions providing aid to CPD shall comply with their respective military equipment use policies. CPD is a participating member of the Monterey Peninsula Regional Special Response Unit (MPRSRU) in collaboration with other law enforcement agencies on the Monterey Peninsula. MPRSRU provides capabilities to address specific law enforcement issues, such as active shooter incidents, hostage situations, barricaded subject incidents, etc. CPD also collaborates and works with the Monterey County Sheriff's Department and other local, state and federal law enforcement agencies that may provide aid to CPD. Military equipment owned by other jurisdictions that may be used by MPRSRU inside the City of Carmelby-the-Sea's jurisdiction is listed in Section Two of the Military Equipment Inventory.

ATTACHMENT 3

Carmel-by-the-Sea Police Department
Carmel PD Policy Manual
Copyright Lexipol, LLC 2022/03/16, All Rights Reserved.

Published with permission by Carmel-by-the-Sea Police Department 5 CPD is authorized to use that military equipment in connection with MPRSRU activities/responses.
701.6 ANNUAL REPORT
Within one year of approval of the military equipment use policy, and annually thereafter, the Chief of Police or the authorized designee will submit a military equipment report for each type of approved military equipment for as long as the military equipment is available for use. The annual military equipment report will be publicly available on the department website for as long as the military equipment is available for use. The report shall include all information required by Government Code § 7072 for the preceding calendar year for each type of military equipment. 701.7 COMMUNITY ENGAGEMENT
Within 30 days of submitting and publicly releasing the annual report, the Department shall hold at least one well-publicized and conveniently located community engagement meeting, at which the public may discuss and ask questions regarding the funding, acquisition, or use of military equipment.
701.8 MILITARY EQUIPMENT INVENTORY
The following constitutes a list of qualifying equipment owned and/or utilized by the Carmel-by-the-Sea Police Department.

See attachment: CPD 706, CPD Equip Owned Oper.pdf
ATTACHMENT 3

Carmel-by-the-Sea Police Department
Carmel PD Policy Manual
Copyright Lexipol, LLC 2022/03/16, All Rights Reserved.

Published with permission by Carmel-by-the-Sea Police Department 6 Attachments
ATTACHMENT 3

Carmel-by-the-Sea Police Department
Carmel PD Policy Manual
Copyright Lexipol, LLC 2022/03/16, All Rights Reserved.

Published with permission by Carmel-by-the-Sea Police Department 7 CPD 701
CPD Equip Owned Oper.pdf
ATTACHMENT 3

Carmel-by-the-Sea Police Department
Military Equipment List
April 2026
Type Section 14 - Less lethal shotguns and kinetic energy munitions Description Kel-Tec KSG patrol shotguns converted to less lethal The shotguns have orange colored stock and foregrip to signify a less-lethal device Quantity Four (4)
Capabilities The less lethal shotgun platform utilizes kinetic energy munitions (aka “bean bag” or Super-Sock©) which are shot filled ballistic fiber, weighing approximately 40 grams, and resembling a small bean bag or sock. The bag travels at a lower velocity than a regular shotgun projectile to reduce any potential penetration and an advertised maximum effective range of 75 feet.

Expected Lifespan 20 + years
Manufacturer’s
Description
The Kel-Tec KSG is a bullpup 12-gauge pump-action shotgun designed by Kel-Tec. It has two tube magazines which the user of the gun can switch between manually. Each tube holds up to seven

2.75” shotgun shells or six 3” shotgun shells. 26.1” in overall length with 18.5” barrel length.

Purpose and
Authorized Use
This platform and munitions are utilized as a less-lethal force option by officers who have successfully completed the required training.

Fiscal Impact The initial cost to purchase the (4) shotguns was $3,146.30 in 2019; however, the cost of conversion was approximately $350.00 per shotgun.

On-going: approximately $200.00 for ammunition per year for practice and qualification.

Legal, Procedural,
and Compliance
CA Commission on Peace Officer Standards and Training (POST) Reg: 1005 (Minimum training standards), Reg 1081 (Shotgun)
CPD Policies – 300 (Use of Force), 308 (Control Devices and Techniques), 312 (Firearms) Training
Requirements
The initial training for the shotgun platform: POST Reg 1005 (Minimum training standards),1081 (16 hours for shotgun), 1082 (Minimum Content – Less Lethal Instructors) Less lethal training: POST certified less lethal device course 2- or 4-hour course ATTACHMENT 3

Carmel-by-the-Sea Police Department
Military Equipment List
April 2026
Type Section 10 - Patrol rifle/carbine, semi-automatic
Description Colt M4/AR15 (6); Patrol rifles are fitted with EOTECH holographic sights Quantity Six (6)
Capabilities Colt M4/AR15 fire a .223 cal./5.56 mm rifle ammunition which offer more power, range, and accuracy at longer distance than the issued service handgun.

Expected Lifespan 15+ years
Manufacturer’s
Description
“The combat proven M4 platform takes a tactical turn with the release of the Colt® Law Enforcement M4 Carbine Semi-Auto Rifle. The 6-position collapsible stock offers custom adjustment from 35.5" down to 32" for increased maneuverability in tight quarters. This fast-aiming, and reliable carbine comes equipped with muzzle compensator and Magpul MBUS folding backup sight ready when you need it. The 16.1" M4 chrome-lined barrel has 1:7 rate-of-twist rifling*.” Purpose and
Authorized Use
The patrol rifle/carbine enables officers to address short to long distance threats, and/or those threats who are heavily armed, armored, or both. In both short and long-distance deployments, patrol rifles provide officers with a platform that can assist in a more precise shot placement reducing the risk to officers and innocent by-standers.

Fiscal Impact Initial: Approximately $1,500/rifle at the time of purchase (between 2005 and 2016) Ongoing: approximately $2,000.00 in ammunition cost annually for training and qualification Legal, Procedural,
and Compliance
Penal Code 33220(b) - Authorization and requisite POST training requirements POST Reg: 1005 (Minimum training standards), 1070 (Certified instruction), 1081(Rifle) CPD Policies: 300 (Use of Force), 312 (Firearms)
Training
Requirements
16-hour POST certified patrol rifle course taught by POST certified instructors; annual training and qualification
* Description for specific models owned by CPD are no longer available on the current Colt website. Description taken from Cabelas.com for Colt LE Carbine.

ATTACHMENT 3

CITY OF CARMEL-BY-THE-SEA
City Council
Staff Report
October 5, 2026

ORDERS OF BUSINESS
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Brandon Swanson, Acting City Administrator APPROVED BY: Brandon Swanson, Acting City Administrator SUBJECT: City Administrator Recruitment Process Discussion RECOMMENDATION:

Hold a dicussion about the ongoing City Administrator recruitment.

BACKGROUND / SUMMARY:

Council will hold a discussion, in open session, about the ongoing process to recruit a new City Administrator. There is no staff report or presentation associated with this item.

FISCAL IMPACT:

None.

PRIOR CITY COUNCIL ACTION:

ATTACHMENTS:

None

CITY OF CARMEL-BY-THE-SEA
City Council
Staff Report
October 5, 2026

ORDERS OF BUSINESS
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Brandon Swanson, Acting City Administrator APPROVED BY: Brandon Swanson, Acting City Administrator SUBJECT: Receive a report and provide Direction Regarding the Development of a Streetscape Plan for Downtown (Continued from September 1, 2026)
RECOMMENDATION:

Receive a report regarding the City Council's recently established strategic priority to "Develop Streetscape Plan for Downtown" and provide direction regarding the scope and process for completing the priority, including:

1. Whether the City should update and build upon the existing Policy and Standards for Public Way Design or develop a new streetscape plan;

2. Whether staff should engage a design professional, such as a landscape architect, to assist in development of the plan;

3. Whether the process should include one or more community workshops or other opportunities for public participation;

4. Any additional elements or objectives Council would like incorporated into the process; and

5. Whether staff should proceed with currently funded sidewalk design work while the streetscape planning process is underway.

BACKGROUND / SUMMARY:

At its regular meeting in July, the City Council completed work on its Strategic Priority List. During that discussion, Council added a new Level 1 priority — "Develop Streetscape Plan for Downtown." Level 1 represents the City's highest priority designation and means it should be an active work list item for City staff.

Council's discussion reflected concerns regarding the consistency and condition of portions of the downtown streetscape and an interest in developing a more cohesive approach to improvements within the public right-of-way. Ideas discussed included engaging a design professional, such as a landscape architect, to help guide development of the plan and conducting a community workshop to obtain input from residents, businesses, and other interested members of the public.

Because the streetscape priority arose during Council's broader discussion of its Strategic Priority List, staff was not prepared for a detailed discussion regarding the scope, cost, or implementation of the effort. Additionally, the agenda item was noticed as a review of Council priorities, rather than specifically as a discussion of a downtown streetscape plan.

Agenda descriptions provide important public notice by identifying the matters Council intends to discuss, allowing interested members of the community to decide whether to participate. Staff is therefore returning with this matter as a separately agendized item so Council can provide specific direction regarding the scope, process, use of City resources, and timing of the streetscape planning effort, with the public having clear notice that these issues will be considered.

EXISTING POLICY AND STANDARDS FOR PUBLIC WAY DESIGN
During the July priority-setting discussion, staff did not identify an important piece of the City's existing policy framework. In December 1997, the City adopted the Policy and Standards for Public Way Design (Attachment 1), which established guidance for sidewalks, pathways, curbs, landscaping, street furniture, street trees, drainage, signage, and other improvements within the public way.

The appearance and character of Carmel's downtown are central to the identity of the community. The City has long placed a high value on maintaining Carmel's distinctive village character, human scale, natural setting, and architectural diversity. The existing public way standards reflect that philosophy by seeking to ensure that improvements within the public realm complement and reinforce Carmel's unique character.

As the City considers future investment in its downtown streetscape, there is an opportunity to both address aging infrastructure and ensure that future improvements strengthen the aesthetic qualities and sense of place that make Carmel unique.

Although the existing standards are nearly 30 years old and therefore may warrant updating, they provide a foundation for Council's new priority.

Staff requests that Council provide direction regarding whether the City should build upon and modernize the existing Policy and Standards for Public Way Design or begin with a new streetscape planning framework.

POTENTIAL PROCESS

Council may also wish to provide direction regarding the process used to develop the streetscape plan.

One option discussed in July was to retain a design professional, such as a landscape architect or other professionals experienced in streetscape and public realm design, to work with City staff and the community. A consultant could assist with evaluating existing conditions, reviewing the City's 1997 standards, identifying opportunities for greater consistency, developing design concepts and recommendations, and ultimately preparing an updated streetscape plan for Council consideration.

Council may also wish to direct staff to incorporate one or more community workshops into the process. Public input would be particularly valuable given that downtown streetscape decisions affect residents, businesses, property owners, visitors, accessibility, pedestrian circulation, landscaping, and Carmel's overall community character.

Staff is seeking Council direction regarding these process options as well as any other specific objectives or components Council would like included in the project.

INTERIM SIDEWALK IMPROVEMENTS
Council direction is also needed regarding sidewalk work that is already included in the City's adopted Capital Improvement Program.

The approved FY26/27 CIP includes $275,000 for the design of priority sidewalk repair and replacement projects throughout the City. Areas requiring improvement were identified through the City's recent sidewalk condition assessment conducted by Precision Concrete, which documented trip hazards, vertical offsets, and deteriorated sidewalk segments.

The funded design work is intended to include surveying, preparation of construction drawings, and cost estimates for the highest-priority locations. Depending upon the timing and cost of the design work, it may also be possible to complete some priority sidewalk repairs before the end of the current fiscal year.

In addition, the City anticipates receiving approximately $183,000 in State SB-1 funding for street repair design. Where appropriate, that work may provide an opportunity to coordinate design of adjacent sidewalk improvements.

Development of a comprehensive streetscape plan is a meaningful task, so it will take time. Staff is therefore seeking direction regarding whether the City should continue with currently funded sidewalk repair and design work while the streetscape plan is being developed, or pause some or all of that work until Council has approved the updated streetscape plan.

If Council directs staff to proceed with sidewalk design work in the interim, staff will focus on priority safety and accessibility improvements while considering the City's existing public-way standards and avoiding, where practicable, improvements that

could unnecessarily conflict with or constrain the future streetscape plan.

NEXT STEPS
Based upon Council direction, staff will develop an appropriate scope of work and implementation strategy for the downtown streetscape priority. If directed, staff will also begin the process of engaging a qualified design professional and beginning a public engagement process.

Staff will separately proceed with, modify, or pause the currently funded sidewalk design work consistent with Council's direction.

FISCAL IMPACT:

The adopted Capital Improvement Program includes $275,000 for priority sidewalk repair and replacement design. The City also anticipates receiving approximately $183,000 in SB 1 funding for street repair design, portions of which may include adjacent sidewalk design where appropriate.

The cost of retaining a design professional and conducting the streetscape planning and community engagement process has not yet been determined. Following Council direction regarding the desired scope and process, staff will identify anticipated costs and the appropriate funding source before entering into any professional services agreement requiring additional Council authorization.

PRIOR CITY COUNCIL ACTION:

At its regular meeting in July 2026, the City Council added "Develop Streetscape Plan for Downtown" to its Strategic Priority List as a Level 1 priority.

ATTACHMENTS:

1. Existing Policy and Standards for Public Way Design

CITY OF CARMEL-BY-THE-SEA

POLICY AND STANDARDS
FOR

PUBLIC WAY DESIGN
Adopted: December 1997
ATTACHMENT 1

CITY OF CARMEL-BY-THE-SEA

POLICY AND STANDARDS
FOR

PUBLIC WAY DESIGN

STATEMENT OF PURPOSE
The purpose of this policy is to identify objectives and to set forth guidelines and standards for review of design (including placement), construction or reconstruction of projects that include sidewalks, pathways, handicapped ramps, curbs, gutters, tree planters, mini-parks, landscaping, utilities, street signs and other amenities located on public ways within the City of Carmel-by-the-Sea. It is the intent of the following policies and guidelines to provide direction in using safe, varied and diverse materials, colors and design approaches that implement the General Plan.

DESIGN REVIEW PROCESS:

For public and private projects requiring Planning Commission review, each municipal department responsible for elements of project design shall review proposed plans and provide comments and recommendations to the applicant or to the Department sponsoring the project. These recommendations shall be forwarded to the Planning Commission at the time of its review. For those projects not requiring Planning Commission review, these policies, standards and guidelines shall be used by the City Administrator and appropriate staff as a basis for design and review of public or private projects.

The City Administrator may give final approval for public projects valued at less than the administrative approval authority limits established by policy of the City Council and/or the California Public Resources Code if they are consistent with the standards in this policy. The Planning Director and any other Municipal Department appropriate to the project shall be advisory to the City Administrator on such projects.

The City Council shall give final approval for all public projects valued greater than the administrative approval authority limit and/or the limits established by the California Public Resources Code. The Planning Commission shall be advisory to the City Council on such projects when they will be visible to the public, located in the public way and represent a change from existing design conditions.

When the City Administrator believes that the project may (1) conflict with these standards, (2) raise issues warranting a policy discussion or (3) would result in a significant change in design character or material, the matter shall be referred to the Planning Commission for review and comment regardless of project cost.

Rev: 11/97
ATTACHMENT 1

Policy and Standards
Design Improvements to Public Ways
Page Two
DESIGN GUIDELINES:

A. Sidewalks:

Sidewalks shall be constructed of safe, durable materials that are not slippery when dry. wet or worn and shall be selected to promote a limited variety of different sidewalk treatments. Materials for sidewalk surfaces should enhance the village character for the pedestrian and allow for percolation of water into the soil to enhance the urban forest.

Standard urban sidewalk treatments such as exposed aggregate (unsafe), blacktop and plain concrete (unattractive) should be avoided.

Sidewalks should not appear excessively unifonn.· Some variety, or break in paving shapes or colors can help in preserving an informal, unplanned visual appearance. To achieve a balance between excessive monotony and excessive variety, sidewalks should incorporate occasional changes in materials or color at intervals between 200 and 300 feet in length.

Changes should occur at natural breaks such as intersections, driveways and similar features. Materials and colors selected should play a subtle, background role and should not compete with adjacent buildings by calling attention to them. To achieve this, sidewalks should:
• Be constructed from sand-set pavers that facilitate percolation using square, rectangular, hexagonal, cobbl� or creased-keystone shapes. Non-creased keystone and wave edged pavers should be avoided. (See Figure #1) • Use earthen, wann hues (tan, brown, warm grey). Saturated colors (solid brick red, etc.) and cool hues (green, blue, cold grey) should be avoided. • Use a single hue or a mix of not more than two similar hues in paving areas. • Avoid the creation of patterns tlu'.ough the arrangement of pavers. Changes to colors or patterns shall not be used to identify the entrances to driveways, doorways or courtyards.
• Use colored concrete, or driveway pavers, for commercial driveways where the use of standard sand-set pavers is impractical. Driveway colors and/or materials should match at least one of the adjacent sidewalk designs. • Remain the same bordering large areas (e.g. Devendorf Park, Sunset Center) where there are no storefronts.

Rev: /2197
ATTACHMENT 1

II

PREFERED
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DISCOURAGED

CITY OF CARMEL-BY-THE-SEA
FIGURE-1

PAVING STONE DETAILS
ATTACHMENT 1

Policy and Standards
Design Improvements to Public Ways
Page Three
B. Pathways and Footpaths:

Informal pathways and footpaths of decomposed granite should be considered the preferred design in all areas that form a transition between the commercial and residential (R-1) districts. Asphalt may be used in specific areas where drainage or erosion-control problems make decomposed granite impractical. The width of pathways and footpaths should not exceed four to five feet of available public ways. Randomly placed landscaping and trees should predominate in these areas to emphasize the transition from the urban to the residential.

C. Sidewalk Ramps:

Access to sidewalks at every intersection must be handicap accessible ramps to meet Title 24 California State Accessibility Standards for the physically impaired as depicted in Title 24 Standards Diagram (See Figure 2). Ramps should be constructed with materials and in colors that blend harmoniously with adjacent sidewalk materials.

D. Furniture in the Public Way:

The Planning Commission shall review the design and siting of furniture in the public way (e.g. benches, newspaper racks, cigarette butt containers, fountains, drinking fountains and tables). The Commission will determine whether a location or placement is appropriate based on demonstrated need, public safety, pedestrian flow, access to parked vehicles, existing structures located in the sidewalk area, the architecture of the area, location of underground utilities and the type of business that the furniture will impact.

Furniture shall be purchased, installed and maintained by the party making the request.

The construction material shall be appropriate to the area, and natural appearing using wood, metal or recycled products. All street furniture shall require the property owner to obtain an encroachment permit and maintain insurance coverage acceptable to the City consistent with all City policies.
• The City Administrator, following review and comment by the Director of Community Planning and Building and the City Forester, may approve installations of the City's standard wood.,enclosed trashcans. The Planning Commission must approve the location of new standard light fixtures.

Rev: 12197
ATTACHMENT 1

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SEE TITLE 24 FOR SPECIFIC
STANDARDS.

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CITY OF CARMEL-BY-THE-SEA
FIGURE-2

ST AND ARD SIDEWALK RAMP
FOR TITLE 24 COMPLIANCE

SPECIFIC STDS,
Front Edge of Sidewalk
ATTACHMENT 1

Policy and Standards
Design Improvements to Public Ways
Page Four
E. Curbs and Street Gutters:

Throughout most of the Residential District, rolled blacktop berms are the preferred design for street gutters. Concrete and cobblestone curbs should be restricted normally to the Commercial District except when required for safety or drainage. (See Figures #3 and #4, Stone and Concrete Curb and Gutter and Blacktop Rolled Berm).

F. Sidewaik Street Trees:

Sidewalk street trees are those planted in spaces on existing sidewalks. Sidewalk street trees are encouraged. The exact number of trees, their species, and location shall be determined by the City Forester depending on site conditions. Sidewalk street trees should be located near the head of, and adjacent to, parallel parking spaces with the trunk of the tree located 4 1/2 feet back from the head of the parking space. (See Figure #5, typical parking stall with planter). These specifications have been designed so that these sidewalk street trees will not be injured by cars maneuvering in parking stalls and not block car doors being opened on the sidewalk side. For trees at the curb line there should be at least 4 feet between the trunk and the facing building or planters in front of the building.

All tree planters should be made as large as practicable so that additional landscaping can be incorporated into the planters. There should also be no contrasting edging around the planter, rather the sidewalk material should frame and be flush with the exposed earth around the tree. Root barriers to prevent root damage to streets, gutters and sidewalks will be installed as directed by the City Forester.

G. Mini-Parks:

A mini-park protrudes into the street from the curb line or is in the street. Landscaping in mini-parks should include native, drought resistant plants and/or trees. If trees or large shrubs are included, they should not be used at the corner of a street where they could cause a safety hazard by blocking views of cross traffic. The design of mini-parks shall be consistent with the standards in the Forest and Beach Management Plan (See Figure #6). All n�w mini-park installations shall be reviewed for recommendations by the Staff Traffic Committee and approved by the Planning Commission with consideration of:

Rev: 11/97
ATTACHMENT 1

NOTE: UsE CLASS A CONCRETE.

CURB DET A-I L

CITY OF CARMEL-BY-TIIE-SEA
FIGURE-3

STONE CURB AND GUTTER DETAIL
ATTACHMENT 1

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DRIVEWAY SLOPE
FRO!H. VIEU
CITY OF CARMEL:-BY-THE-SEA
FIGURE-4

ROLLED BLACKTOP BURM DETAIL
ATTACHMENT 1

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head of parking stall.
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tlOTES:
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of the width of the sidewalk
as measured from face of
curb.·
2) Typical sidewalk widths all
measured from face of curb
to property line.

Typical Parking Stall �
7' X 20'

CITY OF CARMEL-BY-TIIB-SEA
FIGURE-5

TYPICAL PARKING STALL WITH STREET TREE
ATTACHMENT 1

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CITY OF CARMEL-BY-THE-SEA
FIGURE-6

MINI-PARK LAYOUT
ATTACHMENT 1

Policy and Standards
Design Improvements to Public Ways
Pag� Five
H.
• Appropriateness of location
• Impact on parking resources
• Impact on traffic and pedestrian safety
• Drainage and maintenance issues including street-sweeper access Street Drainage:

Whenever possible, open drain channels for curbside drainage should be used through planter areas rather than using subsurface pipes. This avoids pipes being clogged with debris and is easier to maintain. See Figure #7.

I. Irrigation:

1. Drip and Low-Flow Systems--All landscaping, sidewalk street trees and mini-parks will have drip or low-flow irrigation to help keep vegetation alive and cut down on maintenance requirements by City personnel.

2. Cistern Recycling Systems--When feasible, public projects should provide cistern system drainage to capture storm water runoff for irrigation of on-site and public way landscaping area. These systems will:

3. • Reduce demands on the City's public potable water resources • Protect municipal water allocations during periods of drought • Reduce impacts on the City's overtaxed storm drain systems.

Gutter/Downspout Gravity Irrigation for Street Tree Planters--When feasible, storm water runoff from roofs into roof gutters, downspouts, under sidewalks and exiting at curb gutters should be intercepted and used to irrigate trees in sidewalk planters. Storm water runoff redirected for irrigation purposes reduces the total volume of water entering the municipal storm drain system from a commercial project. (Refer to Figure #8, Detail A, and Figu
re #9, Cross-sectional Layout Plans
for Gutter/Downspout Gravity Irrigation.)
Rev: 12/97
ATTACHMENT 1

DRAIN DITCH
MIN. \O"'
AREA�
Typical Stone Curbing�

OPEN CHANNEL DRAINAGE (PREFERED)
-- ------------------
Property Line�
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� SIDEWALK AREA� -1, 1
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� PLANTER AREA
Typical
Curbing

CLOSED PIPE DRAINAGE (LESS DESIRABLE)

CITY OF CARMEL-BY-THE-SEA
FIGURE-?

STREET DRAINAGE FOR MINI-PARKS
ATTACHMENT 1

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A
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PLAN VIEW

CITY OF CARMEL-BY-THE-SEA
FIGURE-8

DOWNSPOUT GRAVITY-IRRIGATION

LAYOUT FOR STREET TREES
ATTACHMENT 1

---BUILDING FACE

ROOF GUTTER DOWNSPOUT
-.- -
.:..__[_s IDEWALK ( TYP)
ELBOI·! TO -3" PERFORATED
PI PE 18" BELOW S IDENALK

CITY OF CARMEL-BY-THE-SEA
FIGURE-9

CROSS-SECTION FOR STREET TREE

DOWNSPOUT ORA VITY IRRIGATION
//�c.--STONE CURBING
ATTACHMENT 1

Policy and Standards
Design Improvements to Public Ways
Page Six
J. Utilities
Utility boxes shall be located in garages, driveways or in planter areas on private property except where this .is impractical. Utility boxes located in the public right of way shall be incorporated into sidewalk planters with sufficient additional space to establish screeningvegetation such as ground cover and shrubs when practical. If neither of these alternatives is feasible, utility boxes may be located in a paved area of the street or the sidewalk: as close to the curbline as possible and may use standard nonskid utility covers.

K. Street Signs

1. Traffic Control Signs--The historic and traditional design for stop signs in Carmel uses a 2" diameter, nonreflective, white-painted, metal pole with a four-sided-box, street-name sign mounted mid-way on the pole. Traffic control signs (e.g. stop signs, speed limit signs, warning signs) shall also confonn to the design, color and shape requirements of the California Vehicle code.

2. Stop Signs Combined with Street Name Signs--Metal pole mounted stop signs combined with street name signs is the preferred method of identifying streets. A four-sided wood box shall be constructed around the steel pole consistent with Figure #10. The wood panels and metal pole shall be painted with a nonreflective white background and lettered with the street name using nonreflective forest green paint and vertical block-stencil lettering._ The metal stop sign shall have no wood backing and no wood frame or other appurtenances.

3. Stand-alone Post Signs--Stand-alone street name sign posts (not combined with a stop sign) may be used when there is no stop sign at the intersection or the stop sign location is not suitable for identifying the street names. Stand-alone posts also are the appropriate design to use for No Parking signs.

Stand-alone Street Name or No Parking signposts shall be constructed of 4" X 4" solid lumber of sufficient length to project 4 feet in height from grade. The top .of each post shall be cut to a 4-facet taper (see Figure #11). Posts shall be painted nonreflective white except for a 4-inch cap and a 7-inch pine tree emblem at the base- that shall be painted forest green. Each vertical face of the post shall be painted with the corresponding street name (or "no parking" text) using nonreflective, forest green paint and vertical block-stencil lettering. s:lplanbJdlwork:pgmlpublicwa _rev.doc(adopted)
Rev: 12/97
ATTACHMENT 1

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FIGURE-IO

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ATTACHMENT 1

CITY OF CARMEL-BY-THE-SEA
City Council
Staff Report
October 5, 2026

ORDERS OF BUSINESS
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Nova Romero, City Clerk, Marisa Bermudez, Acting Assistant City Administrator
APPROVED BY: Brandon Swanson, Acting City Administrator SUBJECT: Resolution 2026-069 designating the 2026 Holiday Closure from December 24, 2026, through January 1, 2027
RECOMMENDATION:

Adopt 2026-069 designating the 2026 Holiday Closure from December 24, 2026, through January 1, 2027
BACKGROUND / SUMMARY:

For the past four years, the City Council has authorized a holiday closure of nonessential City offices between the Christmas and New Year’s Day holidays. During this period, the City typically experiences a significant reduction in walk-in activity and routine public business. Staff recommends continuing the holiday closure in 2026, allowing employees to use accrued leave during the four voluntary closure days while reducing building operations and associated utility costs.

This year, however, staff recommends modifying the City’s past practice to provide additional emergency readiness during the closure. Given the heightened potential for significant winter storms associated with El Niño conditions, City leadership is taking a proactive approach to ensure the City is prepared to respond quickly should a weatherrelated emergency occur. During the 2025 holiday closure, winter storms and power outages required staff to be called in to assist with the City’s emergency response. With the potential for significant El Niño-related weather this winter, staff believes it is prudent to establish essential staffing and on-call responsibilities in advance rather than waiting until an emergency occurs.

Each Department Head will work with the City Administrator and Assistant City Administrator to identify the essential positions and number of employees required to remain on-call during the closure. These employees will be available to immediately report to work if conditions require their assistance. For example, the Building Official will be designated as an essential on-call position to assist with building-related issues that may arise following a significant storm. This will ensure that the necessary amount of staffing resources are available if needed.

In addition, staff recommends that the City Council authorize the City Administrator to cancel all or a portion of the holiday closure if forecasts issued near the closure period indicate a significant storm event or other conditions arise warranting normal City operations. The City will monitor weather forecasts leading up to and throughout the closure. If forecasts near the closure period indicate a significant storm event, the proposed Council action would authorize the City Administrator to cancel all or a portion of the closure and require appropriate City operations to remain open.

Establishing on-call staffing in advance and providing flexibility to cancel the closure will help ensure the City is prepared to respond promptly, and that residents continue to receive essential services in the event of an emergency.

This modified approach balances the benefits of the traditional holiday closure with the City’s responsibility to remain prepared and available to serve residents during an emergency.

Proposed Holiday Closure
The proposed closure would extend from Thursday, December 24, 2026, through Friday, January 1, 2027. Employees will use accrued leave for the four voluntary closure days.

Proposed Closure Dates Status
Thursday, December 24 Observed Holiday (City Offices
Closed)
Friday, December 25 Observed Holiday (City Offices
Closed)
Monday, December 28 Voluntary Office Closure
Tuesday, December 29 Voluntary Office Closure
Wednesday, December 30 Voluntary Office Closure

Thursday, December 31 Voluntary Office Closure
Friday, January 1 Observed Holiday (City Offices
Closed
FISCAL IMPACT:

The City expects modest savings in utility and operating costs associated with closing non-essential City facilities during the holiday period. The closure will also reduce accrued leave balances as employees use leave during the four voluntary closure days, which in turn reduces the City’s associated payroll liability. Any employees required to report to work during the closure for storm response or another emergency would be compensated in accordance with applicable City policies and employment agreements.

PRIOR CITY COUNCIL ACTION:

The City Council has adopted resolutions during each of the past four years authorizing a holiday closure between the Christmas and New Year’s Day holidays.

ATTACHMENTS:

1. Resolution 2026-069

ATTACHMENT 1

CITY OF CARMEL-BY-THE-SEA

CITY COUNCIL
RESOLUTION NO. 2026-069

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA DESIGNATING A HOLIDAY CLOSURE FROM DECEMBER 24, 2026, THROUGH JANUARY 1, 2027
WHEREAS, Section 6700 of the California Government Code designates days that are holidays in the State of California (“State”); and
WHEREAS, Section 6702 of the California Government Code provides that City offices shall be closed on designated State holidays, and the City of Carmel-by-the-Sea observes Christmas Eve, December 24; Christmas Day, December 25; and New Year’s Day, January 1, as City holidays; and WHEREAS, public activity at City administrative offices is typically reduced during this period, and the closure allows employees to use accrued leave while reducing building operations and utility costs; and
WHEREAS, the holiday closure applies only to non-essential City offices and does not suspend essential services or the City’s ability to respond to emergencies; and WHEREAS, Police and Ambulance services will continue to operate, Public Works personnel will remain available on-call, and City employees may be required to report to work during the closure for winter storm response, power outages, public safety incidents, or other emergency or operational needs, as occurred during the 2025 holiday closure.

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

Authorize the closure of non-essential City administrative offices from December 24, 2026, through January 1, 2027, with regular office operations resuming January 4, 2027. Employees will use accrued leave for the voluntary closure days of December 28, 29, 30, and 31, 2026.

PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA this 5th day of October 2026, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED: ATTEST:
_______________________________ _____________________________ Dale Byrne, Mayor Nova Romero, MMC, City Clerk