CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

September 13, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, AICP, Community Planning and Building Director

Submitted by: Marnie R. Waffle, Senior Planner

Subject: Consideration of Design Review (DR 16-477), Coastal Development

Permit, Condominium Subdivision and Parking In-lieu Fee Use Permit
applications for the construction of a second-story condominium above
an existing one-story building located in the Central Commercial (CC) and
Downtown Conservation (DC) Overlay Zoning Districts.

RECOMMENDATION:

Approve Design Review (DR 16-477), Coastal Development Permit, Condominium Subdivision
and Parking In-lieu Fee Use Permit applications subject to the attached findings and conditions.

Application: DR 16-477/EN 17-067 APN: 010-147-003

Location: Dolores Street, 4 NW of 7th Ave
Block: 75 Lot: 13
Applicant: David Fink Property Owner: Neil Goodhue

BACKGROUND AND PROJECT DESCRIPTION:

The project site is a 4,000-square foot lot located on Dolores Street, 4 northwest of 7th Avenue,
adjacent to the City-owned Piccadilly Park. The lot is developed with a 3,824-square foot one-
story building that contains Cantinetta Luca restaurant and Salumeria Luca deli. The applicant is
proposing to add a 1,570-square foot second-story condominium addition that would increase
the building height to approximately 28-feet. The proposed second-story addition is clad with
concrete panel siding and includes a rooftop deck and wood trellis on the front elevation and
rooftop deck on the rear elevation. Access to the second story would be provided via an interior
staircase and elevator located near the front of the building within a portion of the Salumeria
Luca deli.

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In accordance with Carmel Municipal Code Section 17.14.110 (Standard of Review and Design
Guidelines), the applicant submitted preliminary concept plans for review by the Planning
Commission prior to submitting a design review application. At the July 12, 2017 Planning
Commission meeting, the Commission provided feedback on the concept plans. Specifically, the
Planning Commission recommended that the proposal for a staircase in Piccadilly Park be
eliminated and that the applicant consider setting back the second story away from the north
elevation to minimize the impact to the park. The applicant has eliminated the staircase but has
not set back the second story.

In addition to Planning Commission review, the project was reviewed by the Historic Resources
Board on August 21, 2017 for consistency with the established design context of the Downtown
Conservation District. Staff has scheduled the project for final review and approval.

PROJECT DATA FOR A 4,000-SQUARE FOOT SITE (Central Commercial District):

Site Considerations Allowed Existing Proposed

Floor Area 5,400 sf (135%) 3,824 sf (133%) 5,394 sf (135%)
Building Coverage 3,200 sf (80%) 3,824 sf (95%) No Change
Building Height 30 186 28
Parking Requirement 1 space 0 spaces 0 spaces*
Setbacks Minimum Required Existing Proposed
Front 0 0(ground level) 0 (ground level)/
87 (2nd story addition)
Rear 0 0 (ground level) 4 (ground level)/
51 (2nd story addition)
Side Yard 0 0 0

*Parking requirement may be satisfied by payment of in-lieu fee (CMC 17.38.030.C)

STAFF ANALYSIS:

Zoning District: The project site is zoned Central Commercial (CC) and is located in the
Downtown Conservation District. CMC Section 17.14.010.A states the following purpose for the
CC district: To provide an appropriate location for a broad range of retail, residential and
service uses. Uses which generate high pedestrian traffic and which do not have large space
requirements are appropriate in this district. Residential uses are appropriate on the second
floor of structures. CMC Section 17.20.260 states the following purpose for the Downtown
Conservation District: To protect the historic resources and the general design context that
surrounds them and to implement the following General Plan/Local Coastal Land Use Plan
policies:

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A. Recognize the qualities and attributes that make up the unique architectural
character of Carmel. Retain these qualities in existing buildings and encourage the use of
them in new structures (LUP Goal G1-3).

B. Protect the special and unique character of Ocean Avenue and the surrounding
commercial area. Ensure, through the administration of land use and design regulations,
that the architecture, landscape, scale and ambience of this area are maintained (LUP
Policy P1-63).

C. Retain the scale and variety of design established in the retail core when considering
changes to buildings that are not historic. Protect, preserve and rehabilitate historic
commercial architecture that represents the character, ambience and established design
context of the commercial area (LUP policy P1-66).

In staffs opinion, the proposed use of the building complies with the intent of the CC Zoning
District and the Downtown Conservation District; however, as further discussed below Staff
does have some concerns regarding the exterior materials on the second story addition and its
compatibility on Dolores Street.

Housing Density: CMC Section 17.14.010 states that residential uses are appropriate on the
second floor of structures. Projects between 0 and 22 dwelling units per acre (du/acre) are a
permitted use in the CC Zoning District. The applicant is proposing a second-story condominium
addition on a 4,000 square foot lot resulting in a density of 11 du/acre.

Zoning Compliance: The proposed project complies with the floor area, building coverage,
building height, setbacks, and parking standards for a 4,000 square foot lot in the Central
Commercial (CC) Zoning District.

The floor area ratio for a two-story building in the CC Zoning District is 135%. With the
proposed addition, the building would be 5,394 square feet in size with a floor area ratio of
135%. Staff notes that CMC 17.14.140 specifically excludes underground floor space within a
basement, cellar or underground garage when not used for commercial purposes. Also
excluded are, underground areas for noncommercial storage or parking; mechanical spaces
within a building limited to vent, duct and piping shafts; and, mechanical equipment rooms of
the minimum size required by the building code.

The maximum building height allowed in the CC Zoning District is 30-feet. With the proposed
addition, the building would be 28-feet in height. With regard to setbacks, the CC Zoning district
permits zero setbacks and the project would not alter the existing building footprint. At the
second floor, the proposed addition would be set back approximately 8-feet, 7-inches from the
front of the building and 51-feet from the rear of the building. The second story addition would
not be setback along the north side of the building facing Piccadilly Park.

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With regard to parking, CMC Section 17.38.020.C (Minimum Off-Street Parking) requires one
parking space for a permanent residential use in the Central Commercial (CC) Zoning District.
However, CMC Section 17.38.030.A prohibits on-site parking in the Central Commercial (CC)
Land Use District. This policy eliminates the need for curb cuts in sidewalks and the interference
with free pedestrian traffic flow that would result from an excessive number of driveways. This
policy is also intended to enhance the opportunities for creating intra-block courts and
walkways between properties and buildings. CMC Section 17.14.200 (Parking Requirements)
states that parking requirements on sites where parking is prohibited shall be satisfied through
the payment of fees in-lieu of on-site parking as set forth in Chapter 17.38 CMC, Off-Street
Parking Requirements.

Parking In-Lieu Fee Use Permit: CMC Section 17.38.030.C (Parking Adjustment In-Lieu Fees)
allows the Planning Commission to authorize the satisfaction of parking requirements through
the granting of a use permit and the payment of in-lieu fees when on-site parking is not
practical or when on-site parking is prohibited by City policies. Parking in-lieu fees shall be paid
prior to the issuance of the first permit for which the in-lieu fees are required. The amount to
be charged is determined by CMC 17.38.040.B and must be paid prior to the issuance of the
first building permit and the project has been conditioned accordingly. The payment of in-lieu
fees are placed in the Parking In-lieu Reserve Fund, which is used for creating public parking in
or near the business district.

Design Standards and Guidelines: The basic standard of review in the Commercial District is
whether the project constitutes an improvement over existing conditions not whether the
project just meets minimum standards (CMC 17.14.010). At the Preliminary Concept Review
meeting on July 12, 2017, the Planning Commission was supportive of the design and the
improvement that it would be to the site.

In addition to the Carmel Municipal Code, the Commercial Design Guidelines provide the
following guidance for reviewing projects:

Commercial Design Guideline Section A states that: Modifications to buildings should respect
the history and traditions of the architecture of the commercial districts. Basic elements of
design integrity and consistency throughout each building should be preserved or restored and
New Buildings should not imitate styles of the past but strive to achieve compatibility with the
old. Guidelines Section E states that building materials and colors should respect traditions
already established in the commercial district. The use of richly detailed wood, tile, molding,
corbels, brick and stone are encouraged and building walls facing public streets and walkways
should provide visual interest to pedestrian. Variations such as display windows, changes in
building form, and changes in material, texture, or color are appropriate.

The project was presented to the Planning Commission on July 12, 2017 as a Preliminary
Concept Review. The applicant had originally proposed an exterior staircase that would have
encroached onto Piccadilly Park. At the request of the Planning Commission, the staircase

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encroachment has been eliminated and the applicant is now proposing an internal set of stairs.
In addition, the Planning Commission requested that the applicant consider setting back the
second-story away from the north elevation to minimize the impact to Piccadilly Park. While no
change has been made to the plans with regard to setting back the second story, the applicant
did provide a shade study to demonstrate the minimal shading impact that the second story
addition would have on Piccadilly Park (refer to Attachment E, Sheet A-6). The Planning
Commission should consider whether the project should be continued with a requirement that
applicant set back the second story.

On August 21, 2017, the Historic Resources Board reviewed a revised preliminary concept that
included relocating the exterior staircase that would have encroached into Piccadilly Park to the
interior of the building within a portion of the Salumeria Luca deli. The Board reviewed the
second story addition and the exterior materials and finishes and determined the project to be
compatible with the surrounding Downtown Conservation District.

At both the Planning Commission and Historic Resources Board meetings, Staff was supportive
of the second story addition being compatible with surrounding properties and the context of
Dolores Street, but expressed concerns over the use of concrete panel siding as a finish material
on the second floor (Attachment C). The Planning Commission did not raise any concerns at the
first meeting with the proposal to use concrete panels. The Historic Resources Board was
supportive of using concrete panels as a way to break up the mass of the building and felt that
it would look like wood from the street.

In staffs opinion, the concrete panel siding may not be consistent with the lower level of the
building and may appear too contemporary for the surrounding historic neighborhood. In order
to provide better consistency between the upper and lower levels, the applicant is proposing to
replace the existing Spanish clay tiles on the front elevation awning with gray slate tiles.
Samples of the proposed concrete siding and paint for the lower level will be available at the
meeting for the Commissions consideration.

Subdivision Requirements: Review of this request is subject to CMC Section 17.44 (Subdivisions
and Lot Line Adjustments). The criteria for condominium subdivisions are listed below with a
staff analysis on whether the project complies with these requirements.

1. Only legal lots may be subdivided. No subdivision shall be approved which increases
or creates a zoning nonconformity or is inconsistent with the policies of the certified
Local Coastal Implementation Plan. The project site is a 4,000 square foot lot recorded
on a map filed with the County of Monterey in 1902 and is a legal lot of record.
Subdividing the commercial portion of the building from the proposed residential
portion would not increase or create a zoning nonconformity or be inconsistent with the
Local Coastal Implementation Plan. Residential uses are appropriate on the second floor
of structures in the Central Commercial (CC) Zoning District.

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2. No subdivision shall be approved which increases or creates a zoning violation. There

are no known zoning violations associated with the property and the subdivision for
condominium purposes would not create a zoning violation.

3. No subdivision shall be approved that would result in the creation of an additional lot
of record if such creation would increase the demand for water resources. The
applicant will purchase water from the Malpaso water company for this project.

4. Approval of a subdivision shall be conditioned upon all zoning requirements being

met. The proposed subdivision for condominium purposes would not divide the existing
4,000 square foot lot but rather would divide the air space between the commercial and
residential portions of the building. The project has been conditioned to comply with all
zoning requirements.

5. Other conditions may be required as the City deems reasonable and proper for the
protection of the public health, safety and welfare. The draft conditions of approval are
included in Attachment B. The Planning Commission may consider additional conditions
for the protection of the public health, safety and welfare.

6. No subdivision shall be approved that would require removal of a significant tree. The
project site is currently developed with a commercial building. Approval of the
subdivision for condominium purposes would not result in the removal of a significant
tree.

7. All subdivisions shall comply with the minimum lot or parcel sizes established for the
zoning district where the property is located. As noted above, the property is located
on a 4,000 square foot lot in the Central Commercial (CC) Zoning District. The minimum
building site area for condominiums in the CC Zoning District is 4,000 square feet. The
existing lot complies with the minimum lot size and the proposed subdivision for
condominium purposes would not alter the lot size.

8. Applications for subdivisions resulting in additional parcels, including condominiums,

shall require a coastal development permit. Approval of the proposed Subdivision also
requires approval of a Coastal Development Permit.

Trash Enclosure Encroachment: Carmel Municipal Code (CMC) Section 12.08.050.A states that
applications for encroachments involving properties in the CC, SC, RC and R-4 districts which
accompany applications for design review shall be forwarded to the Planning Commission for its
consideration and recommendation.

The Planning Commission is advisory to the City Administrator and/or City Council on
encroachment permit applications. There is an existing trash enclosure on the north side of the

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building that encroaches into Piccadilly Park. The record indicates that this structure was
approved by the Building Official as part of a 2006 restaurant remodel, but was never issued an
encroachment permit. When applications are submitted to redevelop a property, it triggers an
evaluation of existing encroachments. The Planning Commission typically conditions the
approval of a project with a requirement that the encroachment be removed or that the
applicant obtain an encroachment permit when deemed necessary. At the request of Staff, the
applicant has applied for an encroachment permit for the existing trash enclosure.

With regard to trash storage, CMC 17.14.040.I.b states that restaurants must adhere to the
following standard:

Adequate facilities shall be provided on the site for the closed storage of trash and
garbage generated by the use. The on-site storage shall be designed so that the area
can be cleaned and the refuse removed without creating a public nuisance and
without being placed on the sidewalks or other public ways. If the method of cooking
used will generate hot ashes, a storage facility and disposal method shall first be
approved by the Fire Department.

In staffs opinion, the existing trash enclosure should be removed and the applicant should be
required to provide trash storage on-site (private property) as required by the Municipal Code.
It should be noted that other restaurants in town store their trash on private property and
Cantinetta Luca is the only one that uses public property for trash storage. In addition to the
restaurant standards, the Citys Municipal Code (CMC 12.08) provides a list of criteria for
evaluating encroachments (Attachment D) which the Planning Commission should use in its
analysis. A condition has been drafted noting that if the encroachment permit is denied, the
applicant will be required to relocate the trash enclosure onto private property prior to
issuance of the building permit.

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The project includes a 1,570-square foot
addition to an existing 3,824-square foot commercial building, and therefore qualifies for a
Class 1 exemption. The proposed alterations to the residence do not present any unusual
circumstances that would result in a potentially significant environmental impact.

Alternatives: The following alternative actions are presented for Commission consideration:
1. Approve the request with minor revisions.
2. Continue the item with a request for changes. For example, the Commission could
continue the project with a requirement that the second story be set back a specified
amount from the north elevation.
3. Deny the application request.

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ATTACHMENTS:

Attachment A Findings for Approval

Attachment B Conditions of Approval
Attachment C Concrete Panel Example
Attachment D CMC 12.08 (Encroachment)
Attachment E Project Plans

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Attachment A Findings for Approval

CITY OF CARMEL-BY-THE-SEA

DEPARTMENT OF COMMUNITY PLANNING AND BUILDING

FINDINGS FOR APPROVAL

DR 16-477
Goodhue/Fink
Location: Dolores Street, 4 NW of 7th Ave
Block: 75, Lot(s): 13
APN: 010-147-003

CONSIDERATION:

Consideration of Design Review (DR 16-477), Coastal Development Permit, Condominium

Subdivision and Parking In-lieu Fee Use Permit applications for the construction of a second-
story condominium above an existing one-story building located in the Central Commercial (CC)
and Downtown Conservation (DC) Overlay Zoning Districts.

FINDINGS OF FACT:

1. The project site is located on Dolores Street, 4 northwest of 7th Avenue in the
Central Commercial (CC) Zoning District. The lot is 4,000 square feet in size and is
currently developed with a 3,824-square foot one-story building that contains
Cantinetta Luca restaurant and Salumeria Luca deli.

2. On August 31, 2017 an application was submitted to construct a 1,570-square foot

second-story condominium addition that would increase the building height to
approximately 28-feet. The project also includes two rooftop decks.

3. The proposed project is categorically exempt from CEQA requirements, pursuant to

Section 15301 (Class 1) Existing Facilities. The project includes a 1,570-square foot
addition to an existing 3,824-square foot commercial building, and therefore
qualifies for a Class 1 exemption. The proposed alterations to the residence do not
present any unusual circumstances that would result in a potentially significant
environmental impact.

FINDINGS FOR DECISION:

Municipal Code Findings:

4. The project constitutes an improvement over existing site conditions pursuant to

CMC 17.14.010.

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5. The project conforms to all applicable zoning standards including, housing density,
floor area, building coverage, building height, setbacks, and parking standards.

Design Study Approval (CMC 17.64.080.B and 17.58.060)

6. 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 designs on nearby sites.

7. 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.

8. 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.

9. 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.

10. The proposed project, as conditioned, conforms to the applicable policies of the
General Plan and the Local Coastal Program.

11. The proposed project, as conditioned, complies with all applicable provisions of the
Carmel Municipal Code.

12. The proposed project, as conditioned, is consistent with applicable adopted design
review guidelines.

Commercial Design Guideline Findings:

13. The building materials and colors respect traditions already established in the
commercial district. The use of richly detailed wood, tile, molding, corbels, brick and
stone is encouraged.

14. The building wall facing the street provides visual interest to pedestrians. Variations
such as display windows, changes in building form, and changes in material, texture,
or color are appropriate.

15. The building design is sensitive to the context of the neighborhood in which it is

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Findings for Approval
Page 3

located.

Coastal Development Findings (CMC 17.64.010.B):

16. Local Coastal Program Consistency: The project conforms with the certified Local
Coastal Program of the City of Carmel-by-the Sea.

17. Public access policy consistency: The project is not located between the first public
road and the sea, and therefore, no review is required for potential public access.

Parking In-Lieu Use Permit Findings (CMC 17.38.030 & 17.64.010):

18. The parking for which the adjustment is sought is not required for serving hotel or
motel uses.

19. The applicant has diligently pursued meeting the parking requirements both on-site
and off-site, but has been unsuccessful in meeting the requirement, or that the site
is located within the central commercial (CC) land use district where on-site parking
is prohibited.

20. The proposed project, as conditioned, will comply with all zoning standards
applicable to the use and zoning district.

21. The granting of the Use Permit will not set a precedent for the approval of similar
uses whose incremental effect will be detrimental to the City, or will be in conflict
with the General Plan.

22. The proposed project will not make excessive demands on the provision of public
services, including water supply, sewer capacity, energy supply, communication
facilities, police protection, street capacity and fire protection.

23. The proposed project will not be injurious to public health, safety or welfare and
provides adequate ingress and egress.

24. The proposed project will be compatible with surrounding land uses and will not
conflict with the purpose established for the district within which it will be located.

25. The proposed project will not generate adverse impacts affecting health, safety, or
welfare of neighboring properties or uses.

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Condominium Subdivision:

26. The proposed condominium subdivision is not in conflict with the General Plan or
the adopted Local Coastal Program.

27. The proposed condominium subdivision is consistent with all zoning standards for
the Central Commercial (CC) Zoning District and Downtown Conservation District.

28. Residential uses are appropriate on the second floor of structures in the Central
Commercial (CC) Zoning District and housing densities between 0 and 22 dwelling
units per acre are a permitted use. The project density is 11 dwelling units per acre.

29. Condominium subdivisions are limited to sites of 4,000 square feet or less and the
project site is 4,000 square feet.

30. The minimum size of any residential unit is 400 square feet and the proposed
condominium would be 1,570 square feet.

31. The proposed condominium subdivision will not make excessive demands on the
provision of public services, including water supply, sewer capacity, energy supply,
communication facilities, police protection, or fire protection.

32. The proposed condominium subdivision will not be injurious to the public health,
safety or welfare.

33. The proposed condominium subdivision will be compatible with surrounding land
uses and will not conflict with the purpose established for the district within which it
will be located.

34. The proposed condominium subdivision will not generate adverse impacts affecting
health, safety, or welfare of neighboring properties or uses.

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Attachment B Conditions of Approval

DR 16-477 (Goodhue-Fink)
September 13, 2017
Conditions of Approval
Page 1

CONDITIONS OF APPROVAL
No. Standard Conditions
1. Authorization: This approval of Design Review (DR 16-477), Coastal
Development Permit, Condominium Subdivision, and Parking In-lieu Fee Use
Permit applications authorizes the construction of a 1,570 square foot second
story condominium addition to an existing 3,824 square foot commercial
building that contains Cantinetta Luca restaurant and Salumeria Luca deli. Finish
materials on the second floor include concrete cladding and a wood trellis. The
project also includes two roof decks, one in the front of the building and one in
the rear.
2. The project shall be constructed in conformance with all requirements of the
local CC zoning ordinances. All adopted building and fire codes shall be adhered
to in preparing the working drawings. If any codes or ordinances require design
elements to be changed, or if any other changes are requested at the time such
plans are submitted, such changes may require additional environmental review
and subsequent approval by the Planning Commission.
3. This approval shall be valid for a period of 18 months from the date of action
unless an active building permit has been issued and maintained for the
proposed construction. The condominium subdivision approval shall be valid for
a period of 24 months from the date of action by the Planning Commission (CMC
17.52.170.B.9).
4. All new landscaping, if proposed, shall be shown on a landscape plan and shall N/A
be submitted to the Department of Community Planning and Building and to the
City Forester prior to the issuance of a building permit. The landscape plan will
be reviewed for compliance with the landscaping standards contained in the
Zoning Code, including the following requirements: 1) all new landscaping shall
be 75% drought-tolerant; 2) landscaped areas shall be irrigated by a
drip/sprinkler system set on a timer; and 3) the project shall meet the Citys
recommended tree density standards, unless otherwise approved by the City
based on site conditions. The landscaping plan shall show where new trees will
be planted when new trees are required to be planted by the Forest and Beach
Commission or the Planning Commission.
5. Trees on the site shall only be removed upon the approval of the City Forester or
Forest and Beach Commission as appropriate; and all remaining trees shall be
protected during construction by methods approved by the City Forester.
6. All foundations within 15 feet of significant trees shall be excavated by hand. If N/A
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,

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the building permit will be suspended and all work stopped until an investigation
by the City Forester has been completed. Twelve inches (12) of mulch shall be
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.
7. Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed for a 4,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.
8. The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
9. All skylights shall use non-reflective glass to minimize the amount of light and N/A
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.
10. The stone faade shall be installed in a broken course/random or similar N/A
masonry pattern. Setting the stones vertically on their face in a cobweb pattern
shall not be permitted. Prior to the full installation of stone during construction,
the applicant shall install a 10-square foot section on the building to be reviewed
by planning staff on site to ensure conformity with City standards.
11. The driveway material shall extend beyond the property line into the public right N/A
of way as needed 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.
12. The applicant shall submit a grading plan with the Building Permit Application N/A
identifying the cubic yardage of soil proposed to be excavated and removed
from this site as part of the project.
13. A hazardous materials waste survey shall be required in conformance with the N/A
Monterey Bay Unified Air Pollution Control District prior to issuance of a
demolition permit.
14. The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. The drainage plan shall
comply with the Central Coast Region Post-Construction Storm-water
Management Requirements. The drainage plan shall include applicable Best
Management Practices and retain all drainage on site through the use of semi-

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Conditions of Approval
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permeable paving materials, French drains, seepage pits, etc. Excess drainage
that cannot be maintained on site, may be directed into the Citys storm drain
system after passing through a silt trap to reduce sediment from entering the
storm drain. Drainage shall not be directed to adjacent private property.
15a. An archaeological reconnaissance report shall be prepared by a qualified N/A
archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
15b. All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
16. Prior to Building Permit issuance, the applicant shall provide for City N/A
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
17. All conditions of approval for the Planning permit(s) shall be printed on a full-
size sheet and included with the construction plan set submitted to the Building
Safety Division.
18. The applicant agrees, at his or her sole expense, to defend, indemnify, and hold
harmless the City, its public officials, officers, employees, and assigns, from any
liability; and shall reimburse the City for any expense incurred, resulting from, or
in connection with any project approvals. This includes any appeal, claim, suit, or
other legal proceeding, to attack, set aside, void, or annul any project approval.
The City shall promptly notify the applicant of any legal proceeding, and shall
cooperate fully in the defense. The City may, at its sole discretion, participate in
any such legal action, but participation shall not relieve the applicant of any
obligation under this condition. Should any party bring any legal action in
connection with this project, the Superior Court of the County of Monterey,
California, shall be the situs and have jurisdiction for the resolution of all such

53
DR 16-477 (Goodhue-Fink)
September 13, 2017
Conditions of Approval
Page 4

actions by the parties hereto.

Special Conditions

19. The applicant shall obtain an encroachment permit for the trash enclosure on
the north side of the building prior to the issuance of the building permit. A
building permit shall not be issued unless the encroachment permit is either
approved or removed from City property (Piccadilly Park).
20. The applicant shall apply for a Temporary Encroachment Permit for any
proposed construction materials or staging that are to occur in the City right-of-
way.
21. Prior to the issuance of a Building Permit, the applicant shall pay a parking in-
lieu fee in accordance with CMC Section 17.38.040.
Subdivision Conditions

22. The applicant shall submit a condominium subdivision map meeting the
requirements of the California Subdivision Map Act and the City Engineer. The
map shall show each unit, assignment of parking spaces and all common areas.
The map shall be reviewed and authorized by City Staff and the City Engineer.
Notations on the map shall include the following:
a. The second-story condominium unit shall not be occupied on a Transient
Rental basis. Any unit rented, leased or offered for occupancy to any party
for any form of remuneration shall be for a period of not less than 30
calendar days.
b. The second-story condominium unit shall not be used or occupied by any
Commercial Use.
c. The second-story condominium unit shall not be further subdivided into any
additional unit(s).
d. The second-story condominium unit shall not be sold, leased, rented, used
or occupied on any form of Timeshare or interval basis.
23. Prior to recordation of the map, the applicant shall submit a draft Covenants,
Conditions and Restrictions (CC&Rs) document for City review and approval.
This document shall include provisions alerting future owners of the units to the
notes on the map and also shall alert owners to the need for Design Review
approval from the City for any future change to the site or building design. Each
of these provisions shall be permanent provisions of the CC&Rs and shall not be
amended by the Homeowners Association or any other party without the
express, written approval of the City of Carmel-by-the-Sea. The CC&Rs shall
state this limitation.

54
DR 16-477 (Goodhue-Fink)
September 13, 2017
Conditions of Approval
Page 5

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

Once signed, please return to the Community Planning and Building Department.

55
Attachment C - Concrete Panel Siding

5ko skin
sla~ ,;al.l ~c. nels mad8 -:>~
:; ~e2..> ~:o . e :r.;i n(,yc"'d r;~:m cr"! '.9

56
R~EDER
 l;l sta:lat ion LayoJt 9Xa:nples

" :<o s'<in :>l<~.~ . Jtt panels arc: u:;ed as f c.::aC:. r: i 3t'J 1rg anct :n wn~~G on
a s ul) ~ t.-u ~~ure. Th~: cdn ta 1nst;~lle d bo,;, :1ori:::o .. ,att: Eor:d ve~ t 1c3.1l~.
o:,o s';in ~L ts can , ;-J fasten =d ..; , :;, scrg .;s to J .vooden :L:I)<>tructure
or " it:l riets or ~dh si1e t o 3n alu:ninium su b~;;tr u c.t u r .. Screc.;s ar.J
ri: ets : :e avaola"[c; i:1 .;o;ou r mat::i1etJ finish. ok J c' ir f:::!x c<> .1 be <>lc?
ins t"' l 't.c; ::s l-'l o si 'onr

'- I ~..J ~. , ,; -' .1 2J L ll .t,

~ :-r: "\.: - < ~ . ~rs. ~~C"!.~
r.:~J.l'.-.-.::01,-.-.- rv1. ;.:_{..
: l.. =im .:-..:.: . uc': r-

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..... tu -a
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Ft.:-- funo~er ;;3t::.rL 'O t.""~ ,..,x~3s nz -1nj ttiCuii-...G o,Jf \.1: .::-- ., ..: ~~t ..tt .>i'-t ~- =.. :.~.~
r Jf ' .. \.3 tt ; ....,... ~x rn .r .,:cJ' ...t;r., r..s. uct~r .~' :>n ..r. 'f~r: :.... .Js ~ '."!fE-r to rol.: ~' .
.p-:rf,.;r~6 !-i::1 .: ~ : . 6.-~:"~l r. ..rmour ~, r :~r1:.in ..:tr-t~tc .11

.:..ssem':li; pr onc :'l[..,: s... ~eJs cr. v:oo..ier. su h3tn:cl':re

a ll !~ :' . . ~.1
.;OUF I'J; r '. ::.~\ ~n~ 6. "",p 10~./. ~C 1'"1
ma.n .;,a .. ~. :n~
Je-jt~ , ~r .. ~:~~r"'' .. ., ; ,r ~
5 :~ . ~~.: :J/;.-n-~;."" r- ~ <''J --: 1.!e 1(7r.ln,
.5 ('IJ.O.:;~ :n~.." i.t :~' l : ~-'{r l7i"" ':'('. i..l, ( . lU: ._, ~rt1.: ~.'
:::r : tr ~":., "d 1, r.Jt;-.S :.t!
,_ 0) 1m ~~:n '. ~lt. i o1l '"",_,;l :s u"" ,~ :.ct~.

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l..'v -'~!:-1 147 t.l m .

: '' '' . JCil~.. . I ,j,.:...-.

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F<it...;!: r S'l''l: t E!~"tr.!'rt~ C:imi:?H

,., ,, , " : ~fw::G 22 I 1751 ~-': - is: la,.. n 1 Au~t::~
,- +43C54 .. ;J,.l 841> I F +!.3!J"'' L..:~. 03Gf:
o::- k u .~ k.i n ~ (e . -;. :~.:;~ I ..:-'/'t ne \..: -;:c:

57
Attachment D Encroachment Standards

12.08.060 Encroachment Application Review Standards.

A. Need. The applicant shall be determined to have a justifiable need for the encroachment, and the

encroachment shall not be contrary to the public interest.

B. Safety. The granting of an encroachment permit shall not create a hazard to public health or safety.

C. Drainage. The proposed encroachment shall not adversely affect the normal drainage of surface water,

unless an acceptable mitigation is included that will be advantageous to the general public and meet the

standards herein.

D. Circulation and Parking.

1. The proposed encroachment shall not adversely affect vehicular and/or pedestrian traffic nor the

parking of vehicles.

2. The proposed encroachment shall not adversely impact existing rights-of-way nor preclude or make

difficult the establishment or improvement of existing or potential streets or pedestrian ways.

E. Public Use and Enjoyment.

1. The proposed encroachment shall not diminish public use or enjoyment, either visual or physical, of

the City property or public right-of-way to be encroached upon.

2. The encroachment and enjoyment shall be in the public interest.

3. The length of time an encroachment has existed shall not by itself prejudice a decision.

F. Compatibility.

1. The proposed encroachment and its mitigation shall be consistent with the General Plan and the

adopted ordinances of the City. Particular attention shall be given to Section P1-48 of the General Plan,

which prohibits the construction of sidewalks and concrete curbs in the R-1 district, unless necessary for

drainage and/or pedestrian safety.

2. The encroachment shall not create, extend, or be reasonably likely to lead to an undesirable land use

precedent.

58
 3. Granting of a permit shall not adversely affect the usability or enjoyment of one or more adjoining

parcels.

4. The proposed encroachment and its mitigation shall be compatible with the surrounding area and

adjoining properties.

G. Public Property/Greenbelt.

1. The proposed encroachment shall not adversely affect any public property, including existing

vegetation or its root structure, and shall not significantly reduce greenbelt area that may be used for

tree planting.

2. Significant trees which would be affected by the proposed encroachment shall be identified by the

Director of Forest, Parks and Beach and approval for removal shall follow City policy.

H. Mitigation. When deemed appropriate by the City, the applicant shall include those measures appropriate to

compensate the City for the loss of the use of City property or the public right-of-way, or to repair damage

thereto. (Ord. 89-9 1, 1989).

59
 J. :HITter

jeffrey fink
orchilecture

jeffrey fink

.-----
1421 Bioi! Lane
iuslin, CA 92/80

...~.....
EXIST'tGREfM...SJW:E
Pli<J'()SID(UVll1>1

~ ....~ -::....
~

...=: ..g
PR<IPOSEDIIIIIRIOR
srRCASE

I!!
I
I

...J
!!tl

=
i::::
.. lilllll:

(!) I'.III'IISE. 11.11 FLBII I'LA/1

SCALE: 3/16" ~ l '-0"

ENCHROACHMENTAREA FINK RESIDENCE

(E) PUBLIC BATHROOM 66 SF 000 SF

(E) TRASH ENCLOSURE 111 SF 135% ALLOWABLE BUILDING AREA 5.400Sf

16 SF EXISTING BUILDING

(N) PROPOSED SECOND STORY ADDITION

ENCROACHMENT APPROVAL BY SEPARATE PE RMIT TOTAL PROPOSED (E)+ (NI 53'34SF I-.LIGUST31. 2017

(!) EXIITINI 6AIEMENT Flllll. I'LAN

SCALE: AS IJOTED

SCALE: 3/16" = l '-0"

1-1
60
 J--3 l/lf ltlJ'-o' 6'-7"

(E) PUI!LIC
~ I
I
(E) CrTi' OF C.IIML ~
ELECTRIC BOX j
Rts!ROOM jeffrey fink
II
I archilecrure

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1----:
orr-----+1 J-----1
0 jeffrey fink

1421 Blair tom~

I II !usiin, LA 92/80
..,. i,!.S2~.'0;)2 rkw~
14'-4 1/8" 0 8'-o' [ 11'-8 7/8" 8'-7' 11.. 32.9 185 Fo1:

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.-u.------rr-n---11-----,-,1 ~======+;=~I
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96'-10 1/8"
~--------------------------------------------------------------------------------------~~~--------------------------------------------------------------------------------------------

ENCHROAC~MENTAREA FINK RESIDENCE

tEl PUBLC 94THROOM 6i;SF LOT SIZE 4,000SF

IE TRASH ENCLOSURE t I 1 Sf 135% ALLOWABLE BUILDING AREA 5,400 SF

EXISTING BUILDING 3.824 SF

(N} PROPOSED SECOND STORY ADDITION 1.570 SF

'EIJ . OM.t<t.ErJ1 APPRO 'Al Bf SEPAR~TE PERt.l TOTAL PROPOSED (E) + (N) = 5,394 SF

([) PRIIPIISE. SE&jJN Flll/1. PLAN SCALE; AS NOTED

SCALE: 1/4" = 1'-0"

A-2
61
 .$.!> lf1fCT

jeffrey fink
architecture

jeffrey fink

1421 BICJir Lone

l"uslirl. CA 92/80

(!) EXIITIM. IT.E'ET ELEIIATI.M

SCALE: 1/4"= 1'-0"

([) EX/I TIM. PA~ ELEIIA TIIIN

p;.UGliST 31, 20i7

SCA.LE: AS f~OiED

SCALE: 1/4" = 1'-0"

A-1
62
 A~Ct+T F. CT

ieffreyfink
._l architeclure

I ieffreyfink

I 1421 Blair l.anc

fusHr., CA 92/80

L.
I
EXTERIOR MATERIALS

WALLS - 1ST FLOOR : ALABASTER FRAME DT133

WALLS 2ND FLOOR CONCRETE CLADDING

TRIM - CATALYST STEEL DT125

EYEBROW - (E)CLAY TILES TO BE REPLACED

ROOF WIGRAY SLATE TILES

@ P.IIPBIE. IT.JfET ELEIIA 1111

SCALE: 1/4" = 1'-0"

D D D

(f) P.IIP.IE. PII.JK ELEI/11111111

AUGUST 312:<17

SCALE: AS tlOTED

SCALE: 1/4" = 1'-0"

A-4
63
 , TOP OF PARAPET

I
~

ARCHITECT

N SECOND FLOOR
r'

r--------------------------4D----------------------------W jeffrey fink

:~ architecture

jeffrey fink

1421 Bicir Lane

rusiiro, CA 92/80
Ph,;;11-;
I
~

@ I'.BI'BBE. 1/ITE./B. 8TAI. (!) I'.III'BBE. tBI8 lEtT/Btl

SCALE: 1/4" = l'-0" SCALE: 1/4" = 1'-0"

AUGUST31_2017

$G; LE : AS t-l CTEO

([) I'.III'BBE lBIII 8EtTIBII A-6

SCALE: 1/4" = 1'-0"

64
 ""~ n:cr

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archileclure

~~~? // jeffrey fink

~-
--.~.:..~~::"-
"--.:.:::=::::/ 1421 B:cJir Lone
!"lrsHfl, CA 92/80

EXISTING PROPOSED EXISTING PROPOSED

([) 81'BIII. EIIIIIIIIX @ 2 I'M @ 811MME 811L8TICE @ 2 I'M

...:::..... ::5
SCALE: NTS SCALE: NTS
...
... Ill:

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;::::

EXISTING PROPOSED EXISTING PROPOSED

@ FALL EIIIIIIIIX @ 2 I'M @ WilliE. 811L811CE@ 2 I'M

SCALE: NTS SCALE: NTS

SCME: !,$, t-JOTED

A-1
65
 FOUND 3/4" IRON PIPE, PLS 8368
(UNLESS NOTED OTHERWISE)
~~~~~~ WOOD FENCE STON'f:f'ATIO

_ , _ , _ , _ WIRE FENCE PROJECT BalCHIAARK

SET 3/4" IRON PIPE, PLS 8368 tJ.AG NNL a: DISC

(UNLESS NOTED OTHERWISE)

FOUND 2x2 REDWOOD HUB

- o - o - o - CHAIN UNK FENCE

515
I a.w
I"AvtRSTON~~AY
ELEV=50.0

...
-u- STREET SIGN I

~""
(UNLESS NOTED OTHERWISE)
CONCI"M:o
SIGN POST
e FOUND CENTERLINE MONUMENT
(UNLESS NOTED OTHERWISE) ELECTRICAL CONDUIT o"'
OJ~~~ rt1VA110Nw~9.5

PAIJ5!:5TONL!PATIO 'IN9
l8l

~w~
101'0fRe;r~

FOUND 2x2 REDWOOD HU ocr o" oCI' ocr co ~liON"' o" ocr o"' ocr
CYLINDRICAL PIULAR dD
REPLACED WITH 1" IRON PIPE, PLS 8368 "' .
- - - - - - R E C O R D BOUNDARY El CARMEL STONE PILLAR
/
TOPOfeuJLDING
IW/ATIONGS.O
/ / / /
l'tOOR
a.!VA.TION-45.0
wrn ioo:o6 / / /

18l""
lli.OCI<W.U 18lWM
BLOCK RETAINING WAILL
- - - - - - RECORD RIGHT OF WAY
~ 1- -w
d
RDO;W'IL TOI'OI'IWM
ROCK RETAINING WAUL a!VA.TION60.3 t-
OOO<JejODOCOOCOOOO UJ
- - - - - - RECORD LOT UNE
UJ
- - - - - - - RECORD CENTERLINE
=~=a= STACKED BLOCK WAILL I
I ~ a:: "'"'t-
L----~~ CARMEL STONE 1- >-
~
~
t-
- -- - RECORD EASEMENT UNE V') u
~
LOT 13, BLOCK 75 '-"'0 SCALE: 1"=10'
DISABUED PAIRKING VOLUME 1, C&T PAGE 2
- - - - - - - - - PROPOSED NEW EASEMENT V') ~
~
APN 010-147-003-000 rG<O

~
STANDAIRD PARKING STAILL UJ ; 10 20 30
DOCU~ENT: 20160546 rG<O
- - - - - OLD RECORD UNE
/ ~- rG<O a:: t-
0
ASPHALT CONCRETE
PROJECT BENCHMARK I 0 ~
CARMEL STONE I -' ~
SURVEY CONTROL POINT
CURB UNED WALKWAY u
~
~ 0
Cl
<(

-
- - - 5 0 - - - CONTOUR (MAJOR) ~
~
- - - - - - CONTOUR (MINOR)
CONCRETE PAD ~
DECOMPOSED GRANrTE ]
ce - - GRADEBREAK
/
/ / / / / / '
/ /
. / / / / /
~
EXPOSED AGGREGATE WEST 100.00
------'=----- EDGE OF PAVEMENT BASIS OF BEARINGS:
HIGH DENSrlY POLY ETHYUENE THE BEARING OF NORTH AS SHOWN ON THE MAP FILED IN
- - - - - - UP OF GUTTER
PORTLAND CEMENT CONCRETE
EXISTING SITE PLAN VOLUME 21, PAGE 47, OF PARCEL MAPS, AS FOUND MONUMENTED
BUT NOT SHOWN HEREON IS THE BASIS OF BEARINGS FOR THIS SURVEY.
- - -- -- FACE OF CURB
PAVER STONE BENCHMARK:
_--.::::==:::::.-- BACK OF CURB
POLY VINYL CHLORIDE ELEVATIONS FOR THIS SURVEY ARE BASED ON AN ASSUMED DATUM.
---==-- BACK OF SIDEWALK AN ELEVATION Of 50.0 HAS BEEN ASSIGNED TO A MAG NAIL & DISC
REINFORCED CONCRETE PIPE SET IN THE PAVEMENT NEAR THE NORTHEASTERLY CORNER Of THE
--__:::_:.:=-- EDGE OF DRIVEWAY SUBJECT PROPERTY AS SHOWN HEREON.
___FlDWUtre
___ FLOWLINE TRASH ENCLOSURE
NOTES:
~ EDGE OF FOLIAGE I, BOUNDARY LOCATIONS SHOWN HEREON WERE DETERMINED WITH THE
..,...._.,.....;::::;::;::,_,.._,...., BUIUDING OUTLINE BENEFIT OF A FIELD SURVEY SUPPLEMENTED BY RECORD DATA.
01rr TREE WrTH SIZE AND TYPE ALL BOUNDARY DATA SHOWN HEREON ARE FROM THE RECORDS,
CHIMNEY AND IS SHOWN APPROXIMATE ONLY- NOT FOR CONSTRUCTION.
ACACIA THIS IS NOT A BOUNDARY SURVEY.
APPROXIMATE FLOOR ELEVAllON
CYPRESS 2. ENTITLEMENTS OR ENCUMBRANCES AFFECTING THIS PROPERTY
DECK MAY NOT NECESSARILY BE SHOWN.
OAK

-
_ ___:::c::.c..::c_ _ CONCRETE PAD
3. DISTANCES SHOWN ARE EXPRESSED IN FEET AND DECIMALS THEREOF.
PALM
STEP
4. CONTOUR INTERVAL= ONE FOOT.
PINE
PLANTER
5. TREE TYPES (If ANY) ARE INDICATED WHERE KNOWN. DIAMETERS OF TREES ARE
- -w- - WATER LINE
REDWOOD

TREE WEST 100.00

------ SHOWN IN INCHES AND ARE APPROXIMATE ONLY, TO BE VERIFIED BY AN
APPROVED ARBORIST PROVIDED BY OTHERS, PER AGREEMENT WITH THE SURVEYOR.
TREES SMALLER THAN 6" IN DIAMETER MAY NOT BE NECESSARILY SHOWN.
sw.~ WATER VALVE
DIRECTION OF GROWTH AND DRIP LINE SHAPE TO BE VERIFIED BY OTHERS.
SPOT ELEVAnON
!!"" WATER METER 1- 6. POS~ION AND DIMENSIONS (If ANY) Of BUILDINGS AND OTHER STRUCTURES
t-
UJ ARE SHOWN HEREON APPROXIMATE ONLY DUE TO MEASUREMENT LIMITATIONS,
@ M1 RRE HYDRANT
UJ
I I a' IRREGULAR SHAPE OF BRICK FACING, POP-OUTS, BULL NOSE CORNERS, ETC.
"' WATER FOUNTAIN I I a:: t-
SQUARE FOOTAGE OF BUILDINGS (IF ANY) IS SHOWN APPROXIMATE ONLY,
1- >- AND SUBJECT TO REVISION AT ANY TIME
o cv IRRIGAnON CONTROL VALVE 8 8 V')
t-
u
1

g LOT 13, BLOCK 75 i 7. NOT ALL UTILITY BOXES AND/OR UTIL~Y STRUCTURES ARE SHOWN
VOLUME 1, C&T PAGE 2 V') INCLUDING BUT NOT LIMITED TO HOSE BIBS AND IRRK>ATION VALVES.
- - -os- - - SANrTAIRY SEWER UNE 0
The ~fb~d,r;;wofarc~~~~;~a~ef:t :~~e~~~loo) ~
~
UJ :;: ONLY THE VISIBLE UTILITY BOXES AND/OR UTILITY STRUCTURES THAT WERE
- - ~- - SANrTAIRY SEWER MANHOLE (see SALUMERI.VlNALit.IAGE.jpg) ~ a:: 5 CONSIDERED TO CONVEY THE GENERAL UTILITY CONDITIONS ARE SHOWN.

- - --oco SANrTAIRY SEWER CUEAN-OUT 0 ~ 8. THIS MAP CORRECTLY REPRESENTS A SURVEY PREPARED BY ME AND/OR
-'
0 ~
UNDER MY DIRECTION, FROM FIELD DATA COLLECTED IN MAY 2017.
----so-- - - STORM DRAIN
PROPOSED EASEMENT AND NEW PARCEL: Cl
- - - ~- - - STORM DRAIN MANHOLE

----~JCJ
The proposed new lot will include the roof (40x1 00)
AIREA DRAIN

- - - - - - ELECTRIC UNE
STORM DRAIN CATCH BASIN
and building of a 1600 square foot residence.

The proposed easement will be for ingress and egress purposes, WEST 100.00
--- TOPOGRAPHIC~ SITE PLAN SURVEY
OF
along with construction, utillity, view, landscape, maintenace
and other incidental purposes.
01JP unUTY POLE
PROPOSED SITE PLAN LOT 13, BLOCK 75
o"' UTILITY BOX in
o"' ELECTRIC VAULT
VOLUME 1 of CITIES & TOWNS at PAGE 2
o'"' PGE UTILITY VAULT Records of Monterey County
!!"" ELECTRIC METER PREPARED FOR

-*-"' STREET UGHT David Fink

4" LAMP POST RECORD DESCRIPTION: SHEET INDEX
BY
-G- - GAS UNE PER DOCUMENT: 2016044546 C-1 SURVEY
A- 1 EXISTING BASEMENT & PROPOSED 1ST FLOOR PLAN LUC I DO SU R VEYORS
!!"" GAS METER LOT 13, BLOCK 75, CARMEL-BY-THE-SEA, AS SHOWN ON MAP OF "CARMEL-BY-THE-SEA, MONTEREY COUNTY, CALIFORNIA",
A- 2 PROPOSED 2ND FLOOR PLAN Boundary and Construction Surveys Topographic and Plonimelric Mapping
FILED FOR RECORD MARCH 7. l9021N THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF MONTEREY, STATE OF CALIFORNIA,
IN VOLUME l OF MAPS. "C~IES AND TOWNS", AT PAGE 2 AlTA S urve~ and GIS Dot obese Management Land Planning and Consulting
- - - r - - - TELEPHONE UNE A- 3 EXISTING ELEVATIONS
A- 4 PROPOSED ELEVATIONS

*
oru TELEPHONE BOX APN OlQ.l47.QD3{XX) 2 Soucllo Avenue info@lucidosurveyors.com
A- 5 PROPOSED SECTIONS DEl~ " OA<S, CA!IFCKNIA 9-J94U (8311 620-5002
---w--- CABUE TELEVISION UNE A- 6 SOLAR PATH DIAGRAMS
oCIV!l CABLE TELEVISION BOX SCALE: 1"=10' PROJECT No. 1801 MAY 30,2017 V2

CITY OF CARMEl COUNTY OF MONTEREY STATE OF CALIFORNIA

ONE SHEET ONLY

66