CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

November 8, 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.

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

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

EXECUTIVE SUMMARY
The applicant is proposing to construct a 1,570 square foot residential condominium above an
existing 3,824 square foot commercial building on Dolores Street.

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.

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 stucco building that contains Cantinetta Luca restaurant and Salumeria Luca deli. The
applicant is proposing to add a 1,570-square foot second-story residential condominium
addition that would increase the building height to approximately 28-feet. The proposed
second-story addition would be clad with concrete panel siding and would include 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 located near the front of the
building within a portion of the Salumeria Luca deli.

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DR 16-477(Goodhue-Fink)
November 8, 2017
Staff Report
Page 2 of 4

At the October 11, 2017 Planning Commission meeting, the Commission reviewed a 3-D color
rendering for the project and continued the project with direction for further design
modifications. Specifically, the Commission recommended the following:

1) Revise the fenestration on the north elevation to appear less contemporary;

2) Lower the trellis on the east elevation;
3) Reevaluate the appropriateness of the gray slate tiles on the existing mansard roof and
consider retaining the existing barrel tiles;
4) Prepare a streetscape scene that includes adjacent buildings and accurately depicts
Picadilly Park;
5) Reevaluate the color palette and prepare a rendering that accurately depicts the
proposed color scheme; and,
6) Consider placing the restaurants trash receptacles in the basement of the building.

The applicant submitted revised plans and Staff has scheduled the project for final review.

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
0 (ground level)/
Front 0 0(ground level)
87 (2nd story addition)
4 (ground level)/
Rear 0 0 (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
The Planning Commission is being asked to consider 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 residential condominium above an existing one-story
commercial building located in the Central Commercial (CC) and Downtown Conservation (DC)
Overlay Zoning Districts. Each aspect of the project was fully analyzed in the September 13th
Planning Commission Staff Report (Attachment C). The focus of this report is to consider the
design modifications requested by the Planning Commission at the October 11th Planning
Commission meeting.

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DR 16-477(Goodhue-Fink)
November 8, 2017
Staff Report
Page 3 of 4

Design Modifications: The applicant has revised the 3-D rendering to include a streetscape
scene that includes the adjacent building and accurately depicts Picadilly Park. Two color
schemes for the concrete panel siding have been prepared in 3-D for the Commissions
consideration (Attachment C). The color options are light beige (Sahara) and light tan
(Sandstone). The existing building is proposed to be repainted an off-white color (Navajo
White) with a medium tan color (Oakwood) for the trim. A concrete sample board will be
provided at the meeting as well as paint samples. The proposed paint color scheme would
complement either concrete panel option. The existing Carmel stone wainscot and corner
column will be retained as well as the existing clay tile mansard roof.

One issue with the previous proposal is that the gray concrete panels were in stark contrast to
the color of the lower level and the surrounding buildings. In staffs opinion, either of the
proposed new color schemes are a substantial improvement over the original proposal. Both
color schemes would be more compatible with the surrounding buildings and provide
continuity within the building.

The wood trellis on the front elevation has been lowered and is proposed to be painted a
medium tan color (Oakwood). The staircase tower on the front elevation has also been
lowered and is proposed to be finished with Carmel stone to create architectural continuity
between the upper and lower floors. The use of Carmel stone on the front elevation and wood-
colored trellis create a rustic appearance that is less contemporary than the previous proposal
for concrete panel siding around the staircase and a gray trellis.

North Elevation Fenestration: The fenestration on the north elevation is largely the same as
previously proposed. The applicant has widened the vertical northeast window and added two
horizontal mullions. Two vertical mullions have also been added to the horizontal window at
the northwest corner of the addition. The applicant has indicated that the floor plan layout
does not easily lend itself to providing larger windows. Two of the three small, square windows
are located in a wine room and the third window is in a laundry room. The vertical window at
the northeast corner of the building is located at the dining room and the horizontal window at
the northwest corner is located in the living room where wall space is limited. If the Planning
Commission does not support the revised window design then staff recommends that it still
approve the project, but with a special condition that the applicant return with revised
fenestration on the north elevation.

Trash Receptacles: The applicant has submitted an application for an Encroachment Permit to
allow the trash receptacles to remain in their current location. A condition of approval has been
placed on the project requiring that the Encroachment Permit be obtained prior to final
inspection of the project. The Planning Commission is advisory to the City Administrator and/or
City Council on Encroachment Permits.

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DR 16-477(Goodhue-Fink)
November 8, 2017
Staff Report
Page 4 of 4

ATTACHMENTS

Attachment A Findings for Approval

Attachment B Conditions of Approval
Attachment C 3-D Project Renderings
Attachment D 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:

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

CMC 17.14.010.

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DR 16-477 (Goodhue-Fink)
November 8, 2017
Findings for Approval
Page 2 of 4

2. 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)

1. 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.

2. 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.

3. 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.

4. 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.

5. The proposed project, as conditioned, conforms to the applicable policies of the

General Plan and the Local Coastal Program.

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

7. The proposed project, as conditioned, is consistent with applicable adopted design

review guidelines.

Commercial Design Guideline Findings:

1. 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.

2. 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.

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

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DR 16-477 (Goodhue-Fink)
November 8, 2017
Findings for Approval
Page 3 of 4

located.

Coastal Development Findings (CMC 17.64.010.B):

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

2. 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):

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

2. 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.

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

4. 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.

5. 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.

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

7. 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.

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

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DR 16-477 (Goodhue-Fink)
November 8, 2017
Findings for Approval
Page 4 of 4

Condominium Subdivision:

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

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

3. 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.

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

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

6. 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.

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

8. 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.

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

54
Attachment B Conditions of Approval

DR 16-477 (Goodhue-Fink)
November 8, 2017
Conditions of Approval
Page 1 of 5

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. Compliance with Local Ordinance and Codes. 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. Permit Expiration. 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. Landscaping Plan. All new landscaping, if proposed, shall be shown on a N/A
landscape plan and shall 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. Tree Protection/Removal. 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. Significant Trees. All foundations within 15 feet of significant trees shall be N/A
excavated by hand. If any tree roots larger than two inches (2) are encountered

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DR 16-477 (Goodhue-Fink)
November 8, 2017
Conditions of Approval
Page 2 of 5

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. Twelve
inches (12) of mulch shall be evenly spread inside the dripline of all trees prior
to the issuance of a building permit.
7. Water Use. 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. Modifications. 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. Skylights. All skylights shall use non-reflective glass to minimize the amount of N/A
light and 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. Stonework. The stone faade shall be installed in a broken course/random or N/A
similar 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. Driveways. The driveway material shall extend beyond the property line into the N/A
public right 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. Grading Plan. The applicant shall submit a grading plan with the Building Permit N/A
Application identifying the cubic yardage of soil proposed to be excavated and
removed from this site as part of the project.
13. Hazard Materials Waste Survey. A hazardous materials waste survey shall be N/A
required in conformance with the Monterey Bay Unified Air Pollution Control

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DR 16-477 (Goodhue-Fink)
November 8, 2017
Conditions of Approval
Page 3 of 5

District prior to issuance of a demolition permit.

14. Storm Water Drainage Plan. 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-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. Archaeological Resources. An archaeological reconnaissance report shall be N/A
prepared by a qualified 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. Cultural Resources. 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. Truck Haul Route. Prior to Building Permit issuance, the applicant shall provide N/A
for City (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. Conditions of Approval. 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. Indemnification. The applicant agrees, at his or her sole expense, to defend,
indemnify, and hold harmless the City, its public officials, officers, employees,

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DR 16-477 (Goodhue-Fink)
November 8, 2017
Conditions of Approval
Page 4 of 5

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 actions by the parties hereto.
Special Conditions
19. Trash Enclosure. The applicant shall obtain an encroachment permit for the
trash enclosure on the north side of the building prior to final inspection.
20. Temporary Encroachment Permit. The applicant shall apply for a Temporary
Encroachment Permit for any proposed construction materials or staging that is
to occur in the City right-of-way.
21. Parking In-Lieu Fee. 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. Condominium Subdivision Map. 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. Covenants, Conditions & Restrictions (CC&Rs). 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

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November 8, 2017
Conditions of Approval
Page 5 of 5

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.

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

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

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Attachment C - Sahara Landscape

I I I

60
Attachment C - Sandstone Landscape

I I I

61
 REVISIONS

2 ARCHITECT

SCALE: 3/16" = 1'-0"

ENCHROACHMENT AREA FINK RESIDENCE

(E) PUBLIC BATHROOM 66 SF LOT SIZE : 4,000 SF

(E) TRASH ENCLOSURE 111 SF 135% ALLOWABLE BUILDING AREA : 5,400 SF

(E) CITY OF CARMEL ELECTRIC BOX 16 SF EXISTING BUILDING : 3,824 SF

(located inside column)

(N) PROPOSED SECOND STORY ADDITION : 1,570 SF

*ENCROACHMENT APPROVAL BY SEPARATE PERMIT TOTAL PROPOSED (E) + (N) = 5,394 SF NOVEMBER 1st, 2017

SCALE : AS NOTED

SCALE: 3/16" = 1'-0"

62
 1 REVISIONS

2 ARCHITECT

CL CL

CL OF WALL IS PROPERTY LINE

ENCHROACHMENT AREA FINK RESIDENCE

(E) PUBLIC BATHROOM 66 SF LOT SIZE : 4,000 SF

(E) TRASH ENCLOSURE 111 SF 135% ALLOWABLE BUILDING AREA : 5,400 SF

(E) CITY OF CARMEL ELECTRIC BOX 16 SF EXISTING BUILDING : 3,824 SF

(located inside column)

(N) PROPOSED SECOND STORY ADDITION : 1,570 SF

*ENCROACHMENT APPROVAL BY SEPARATE PERMIT TOTAL PROPOSED (E) + (N) = 5,394 SF

NOVEMBER 1st, 2017

SCALE : AS NOTED

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

63
 REVISIONS

ARCHITECT

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

NOVEMBER 1st, 2017

SCALE : AS NOTED

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

64
 REVISIONS

ARCHITECT

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 W/GRAY SLATE TILES

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

NOVEMBER 1st, 2017

SCALE : AS NOTED

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

65
 REVISIONS

ARCHITECT

13 R @ 7.08"

14 R @ 7.14"

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

NOVEMBER 1st, 2017

SCALE : AS NOTED

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

66
 REVISIONS

ARCHITECT

EXISTING PROPOSED EXISTING PROPOSED

SCALE: NTS SCALE: NTS

EXISTING PROPOSED EXISTING PROPOSED

SCALE: NTS SCALE: NTS

NOVEMBER 1st, 2017

SCALE : AS NOTED

67
LEGEND:

C I DO
LU

S
S
R

R
V E Y O

DOL OR E S S T R E E T
( A 5 0 F OOT WI DE CI T Y S T R E E T )
LOT 13, BLOCK 75
VOLUME 1, C&T PAGE 2

BASIS OF BEARINGS:
THE BEARING OF NORTH AS SHOWN ON THE MAP FILED IN
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.

BENCHMARK:
ELEVATIONS FOR THIS SURVEY ARE BASED ON AN ASSUMED DATUM.
AN ELEVATION OF 50.0 HAS BEEN ASSIGNED TO A MAG NAIL & DISC
SET IN THE PAVEMENT NEAR THE NORTHEASTERLY CORNER OF THE
SUBJECT PROPERTY AS SHOWN HEREON.

NOTES:
1. BOUNDARY LOCATIONS SHOWN HEREON WERE DETERMINED WITH THE
BENEFIT OF A FIELD SURVEY SUPPLEMENTED BY RECORD DATA.
ALL BOUNDARY DATA SHOWN HEREON ARE FROM THE RECORDS,
AND IS SHOWN APPROXIMATE ONLY - NOT FOR CONSTRUCTION.
THIS IS NOT A BOUNDARY SURVEY.

2. ENTITLEMENTS OR ENCUMBRANCES AFFECTING THIS PROPERTY

MAY NOT NECESSARILY BE SHOWN.

3. DISTANCES SHOWN ARE EXPRESSED IN FEET AND DECIMALS THEREOF.

4. CONTOUR INTERVAL = ONE FOOT.

5. TREE TYPES (IF ANY) ARE INDICATED WHERE KNOWN. DIAMETERS OF TREES ARE
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.
DIRECTION OF GROWTH AND DRIP LINE SHAPE TO BE VERIFIED BY OTHERS.

DOL OR E S S T R E E T
6. POSITION AND DIMENSIONS (IF ANY) OF BUILDINGS AND OTHER STRUCTURES

( A 5 0 F OOT WI DE CI T Y S T R E E T )
ARE SHOWN HEREON APPROXIMATE ONLY DUE TO MEASUREMENT LIMITATIONS,
IRREGULAR SHAPE OF BRICK FACING, POP-OUTS, BULL NOSE CORNERS, ETC.
SQUARE FOOTAGE OF BUILDINGS (IF ANY) IS SHOWN APPROXIMATE ONLY,
AND SUBJECT TO REVISION AT ANY TIME.
LOT 13, BLOCK 75 7. NOT ALL UTILITY BOXES AND/OR UTILITY STRUCTURES ARE SHOWN
VOLUME 1, C&T PAGE 2 INCLUDING BUT NOT LIMITED TO HOSE BIBS AND IRRIGATION VALVES.
ONLY THE VISIBLE UTILITY BOXES AND/OR UTILITY STRUCTURES THAT WERE
CONSIDERED TO CONVEY THE GENERAL UTILITY CONDITIONS ARE SHOWN.

8. THIS MAP CORRECTLY REPRESENTS A SURVEY PREPARED BY ME AND/OR

UNDER MY DIRECTION, FROM FIELD DATA COLLECTED IN MAY 2017.
PROPOSED EASEMENT AND NEW PARCEL:
The proposed new lot will include the roof (40x100)
and building of a 1600 square foot residence.

The proposed easement will be for ingress and egress purposes,

along with construction, utitlity, view, landscape, maintenace OF

LOT 13, BLOCK 75

and other incidental purposes.
PROPOSED SITE PLAN
in
VOLUME 1 of CITIES & TOWNS at PAGE 2
Records of Monterey County
PREPARED FOR

David Fink
RECORD DESCRIPTION: SHEET INDEX
BY
PER DOCUMENT: 2016044546 C-1 SURVEY
LOT 13, BLOCK 75, CARMEL-BY-THE-SEA, AS SHOWN ON MAP OF "CARMEL-BY-THE-SEA, MONTEREY COUNTY, CALIFORNIA", A-1 EXISTING BASEMENT & PROPOSED 1ST FLOOR PLAN LUCIDO SURVEYORS
FILED FOR RECORD MARCH 7, 1902 IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF MONTEREY, STATE OF CALIFORNIA, A-2 PROPOSED 2ND FLOOR PLAN Boundary and Construction Surveys Topographic and Planimetric Mapping
IN VOLUME 1 OF MAPS, "CITIES AND TOWNS", AT PAGE 2. ALTA Surveys and GIS Database Management Land Planning and Consulting
A-3 EXISTING ELEVATIONS
APN 010-147-003-000 A-4 PROPOSED ELEVATIONS 2 Saucito Avenue info@lucidosurveyors.com
A-5 PROPOSED SECTIONS DEL REY OAKS, CALIFORNIA 93940 (831) 620-5032
A-6 SOLAR PATH DIAGRAMS
SCALE: 1"=10' PROJECT No. 1801 MAY 30, 2017 V2

CITY OF CARMEL COUNTY OF MONTEREY STATE OF CALIFORNIA

ONE SHEET ONLY

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