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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

November 8, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, Community Planning and Building Director

Subject: Preliminary concept review (DR 17-365) of a proposal to relocate an


existing one-story building from Dolores Street to 7th Avenue, construct a
basement and establish new outdoor seating for an existing restaurant in
the Service Commercial (SC) District.

Application: DR 17-365 APN: 010-145-020


th
Location: Southeast Corner of 7 and Dolores
Block: 91 Lot(s): 2, 4, 6, 8
Applicant: Adam Jeselnick Property Owner: C Pines 7, LLC

EXECUTIVE SUMMARY
The applicant is proposing to relocate an existing 608-square foot one-story building from
Dolores Street to 7th Avenue. Additional improvements include, constructing a 2,380-square
foot basement below the one-story building; establishing a new outdoor seating area with fire
pits, planters and a trellis structure; and, expanding the existing 530-square foot basement
below the main restaurant building to 1,207 square feet. Existing on-site parking would be
reconfigured. The Planning Commission is being asked to review the preliminary concept and
provide direction to the applicant on the design.

RECOMMENDATION
Staff recommends that the Planning Commission review the preliminary concept and provide
direction to the applicant on the design.

BACKGROUND AND PROJECT DESCRIPTION


The project site is 16,000 square feet and is located on the southeast corner of Dolores Street
and 7th Avenue. The site is developed with two buildings which are operated as a full-line
restaurant. The larger building is 4,063 square feet and has been approved for the construction
of a 649-square foot mezzanine for a total square footage of 4,712 square feet. The smaller
building is 608 square feet.

118
DR 17-365 (C Pines 7, LLC)
November 8, 2017
Staff Report
Page 2 of 5

The applicant is proposing to relocate the smaller building from Dolores Street to 7th Avenue;
slightly increase the size of the building to 690 square feet; and, construct a 2,380-square foot
basement. A new outdoor seating area is proposed behind the relocated building. The applicant
is also proposing to expand the existing basement in the larger building from 530 square feet to
1,207 square feet. The applicant has stated that they wish to relocate the building because it
will enhance the 7th Avenue streetscape and allow for the creation of a new outdoor seating
courtyard between the two buildings.

On-site parking would continue to be provided for the full-line restaurant. The existing parking
lot would be reconfigured to accommodate the relocated building. The applicant currently
utilizes a valet parking program for restaurant patrons and proposes to continue using valet
parking for the project.

Carmel Municipal Code (CMC) Section 17.14.110 encourages applicants of commercial projects
to submit preliminary concept plans for review by the Planning Commission prior to formally
submitting an application for design review. Staff has conducted a cursory review of the project
in order to provide a general analysis and identify potential issues. The project meets the
minimum development standards as noted in the project data table below.

PROJECT DATA FOR A 16,000 SQUARE FOOT SITE


(Service Commercial District)
Site Considerations Allowed/Required Existing/Approved Proposed
Floor Area Ratio 15,200 SF (95%) 5,320 SF (33%) 6,079 SF (38%)*
Building Coverage 12,800 SF (80%) 4,026 SF (25%) 4,108 SF (26%)
Building Height 30 21-9 21-9
Parking Requirement 1/600 SF Valet Parking Valet Parking
Setbacks Minimum Required Existing (Small Bldg) Proposed (Small Bldg)
Front 0 N/A 2
Rear 0 47 123
Interior Side 0 62 1
Street Side 0 11 N/A
*Square footage is based on the assumption that the new 2,380-square foot basement will not
be used for commercial purposes.

STAFF ANALYSIS
This preliminary concept review by the Planning Commission is intended to provide feedback to
the applicant on the proposal and does not constitute a guarantee of future approval. In the
following section staff provides an analysis of various project components and has raised
questions for discussion.

119
DR 17-365 (C Pines 7, LLC)
November 8, 2017
Staff Report
Page 3 of 5

Street Elevations: The small building is currently located south of the main building and fronts
on Dolores Street, where it is set back approximately 11 feet from the westerly property line.
The applicant is proposing to relocate the building to the east side of the main building so that
it would front on 7th Avenue. The building would be set back 2 feet from the northerly property
line with landscaping in the setback. As proposed the small building would be relocated to a
more prominent streetscape and would be positioned so that the roof form is symmetrical with
the main building. In staffs opinion, the relocation of the building will enhance the 7th Avenue
street elevation. It would eliminate the driveway cut and would add more visual interest and
activity closer to the core commercial district. There would be a large window on the street
elevation enhancing the engagement between the building and the sidewalk, although no
doors would be located on this elevation.

While relocating the building will enhance the 7th Avenue street elevation, it could negatively
impact the Dolores Street elevation. The parking lot is currently in an L-shaped configuration,
and relocating the building will create a rectangular shaped parking lot that would be a large
expanse of asphalt. Furthermore, with the new parking configuration the vehicles would be
clustered together. To the project sites benefit, the parking lot would be partially screened by
an existing aggregate concrete wall. If the Commission supports the relocation of the building,
then it is recommended that the applicant propose new landscaping, trees or other means to
soften the appearance of the parking lot.

Proposed Use of the Small Building: The approved Use Permit for the restaurant allows for a
total of 140 interior seats and 42 exterior seats. The small building currently provides 24
interior seats for the restaurant. It is also used for small, private groups and parties. The plans
indicate that the relocated building would continue to provide 24 interior seats. The proposed
floor plan indicates a large counter area with 8 seats at the counter. Prior to final approval the
applicant should be required to provide a detailed description of how the small building would
be used, including the counter, and whether it is simply an extension of the main restaurant, or
if it is intended to be a separate business. Staff notes that only full-line restaurants are
permitted in the Service Commercial District and specialty restaurants (i.e. coffee shops,
bakeries, etc.) are not allowed.

Parking Spaces: With the relocation of the small building the only entrance to the parking lot
would be a 15-foot wide driveway on Dolores Street. One issue is that the driveway is not wide
enough to accommodate two-way traffic. This issue could be addressed by removing the
aggregate concrete wall, however, this wall helps screen the parking lot and is part of the
historic fabric of the site.

The applicant is proposing to continue utilizing a valet parking program for customers. The
plans indicate that the existing parking lot can accommodate 26 parking spaces with valet
service. The reconfigured parking lot would accommodate 24 parking spaces with valet service.
The Municipal Code requires 1 parking space for every 600 square feet of commercial floor

120
DR 17-365 (C Pines 7, LLC)
November 8, 2017
Staff Report
Page 4 of 5

area, which would be 10 striped (self-parking) spaces for this site. Prior to final approval, the
applicant must demonstrate that the parking lot meets this striped parking space standard.

Exterior Seating: A new exterior seating area with 34 exterior seats, a wait station and five fire
pits is proposed to the rear of the relocated building. The plans indicate a new trellis over the
fire pits, however, the trellis is not clearly depicted on the elevation drawings. Staffs primary
concern with this proposal is the potential impact that the outdoor seating could have on the
apartment building located east of the project site. The applicant has indicated that the trellis
would include a canopy intended to contain noise.

The restaurant has an approved Use Permit for 42 exterior seats. A Use Permit amendment
would be required for the new exterior seating area. The hours of service could be regulated
through conditions of approval to ensure no negative impacts to surrounding uses. The
proposed outdoor seating meets the Citys design standards, which are included as Attachment
C.

Expanded Basement: The larger restaurant building has an existing basement that is proposed
to be expanded. A new basement is also proposed below the small building. The basement
areas are proposed to be used for storage, mechanical equipment, and a possible extension of
the commercial kitchen. Underground floor area that is used for commercial purposes, such as
a kitchen, would require a Use Permit and would be counted towards allowable floor area (CMC
17.14.140). Prior to final approval the applicant is required to clearly identify how the new
basement space will be used.

Historic Review: The main building at 7th & Dolores was constructed in 1972 and is currently 45
years old. The building was designed by noted architect Walter Burde for Palo Alto Savings and
Loan and is characteristic of the Second Bay Region Tradition of architecture. It is likely that the
smaller building was designed by Walter Burde as well, but staff has not yet confirmed this.

When evaluating properties for inclusion on the Carmel Inventory, among other things, a
property should be at least 50 years old. Younger buildings can be added to the Citys Historic
Inventory (CMC 17.32.040.H), but must meet a higher threshold of significance than would be
used for a building 50 years or older. In 2006, the City Council considered adding the Walter
Burde building(s) to the Citys Historic Inventory, but decided that the building did not meet the
necessary threshold, given that it was only 34 years old.

The City will likely take measures to add the Walter Burde building to the Historic Inventory
when it reaches 50 years. However, because it does not currently meet the age requirement,
and is not on the Citys Historic Inventory, a historic evaluation is not required for this project.
Nevertheless, it has been 11 years since the determination not to add the building to the
Inventory was made, and if the Planning Commission is uncomfortable with the potential
impact that this project could have on the historic integrity of the site, it could refer the

121
DR 17-365 (C Pines 7, LLC)
November 8, 2017
Staff Report
Page 5 of 5

application to the Historic Resources Board for consideration of adding the building to the Citys
Historic Inventory. If the building is added to the Historic Inventory then a determination would
have to be made that the proposed project is consistent with the Secretary of the Interiors
Standards.

ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from CEQA requirements, pursuant to Section
15332 (Class 32) In-Fill Development. The project includes the replacement of an existing
commercial building and the construction of new and expanded basement areas and qualifies
for a Class 32 exemption because, 1) the project is consistent with the General Plan and Zoning;
2) the development occurs within the city limits on a site of less than 5 acres and surrounded by
urban uses; 3) the project site has no value as habitat; 4) the project would not result in any
significant effects related to traffic, noise, air quality or water quality; and, 5) the site is served
by all required utilities and public services.

ATTACHMENTS

Attachment A Site Photographs


Attachment B Applicant Letter
Attachment C Exterior Seating Standards
Attachment D Project Plans

122
ATTACHMENT A

Photograph 1. North Elevation, 7th Avenue, Proposed Location of Relocated Building

Proposed Location of
Relocated Building

Photograph 2. North Elevation, 7th Avenue, Existing Restaurant Building

123
Photograph 3. West and South Elevation, Dolores Street, Existing Building to be Relocated

Photograph 4. South and East Elevation, View from Parking Lot, Existing Building to be
Relocated

124
Attachment B - Applicant Letter

September 13, 2016

Mamie R. Waffle
Senior Planner
City of Carmel-by-the-Sea
Community Pla nning and Building Department

Re: SEVENTH AND DOLORES RESTAURANT


DR 17-365 (CPines 7, LLC)

Mamie,

Please find below the supplemental response to your completeness review dated
October 19, 2017 for design study application DR 17-365.

Please do not hesitate to contact me or Fred Kern with any questions or concerns.

1. Written project description included with this supplement response letter.

2. No specialty restaurant use is proposed with this application. The small building
will continue to be utilized as a part of the approved restaurant seating. A
schematic seating layout of the restaurant buildings has been provided with the
re-submittal, Sheet A 1.2

3. Underground floor space will be utilized for storage, mechanical equipment, and
a possible extension of the commercial kitchen. The data table has been
updated to reflect the separation of existing and proposed basement floor area.

4. The mezzanine square footage, previously approved as part of UP 17-020, has


been included as existing square footage in the data table.

5. Reference to UP 12-20 was removed from the project data on the title sheet.

6. No change to the total number of seats, or the quantity of interior and exterior
seating, is proposed with this application.

7. Total square footage of the outdoor seating areas has been provided on the title
sheet and is less than 10% of the total site area.

8. , 9. Streetscapes to be provided at a later date for final details review.

10. Existing and proposed "parking spaces" have been indicated on the revised site
plans. The total number of proposed parking spaces is 24.

125
11. The removal of the existing driveway has been indicated on the proposed site
plan. One additional on-site parking space will be achieved.

12. Proposed landscape planting areas have been shown adjacent to the existing
concrete property wall on Dolores Street. Existing perimeter landscape areas will
remain .

A. Project Description.

The proposed project for the existing full-line restaurant located at the S/E corner of
Seventh & Dolores in downtown Carmel-by-the-Sea includes the re-location of an
existing small building, construction of underground basement area, creation of a new
publicly accessible intra-block walkway and open-air courtyard, and outdoor seating
with five (5) fire pits.

The current use of the small building is for 24 interior restaurant seats as part of the
newly-renovated Seventh & Dolores Steakhouse. This space can also accommodate
small private groups and parties separate from the main dining room. However, the
space has limited visibility from the street and poor circulation with the existing kitchen.

The proposed re-location of this building to the north side of the property, facing 7th

Avenue, will enhance the existing streetscape and allow for the creation of a new
outdoor seating courtyard between the two buildings. The small building will continue
to be used as part of the restaurant. providing seating during regular business hours.

The on-site parking will continue to be operated as valet parking only for customer, with
no painted striping or barriers. The new total of on-site parking will be 24 spaces.
including an accessible ADA parking space.

Sincerely,

Ad~~
2
126
Attachment C Exterior Seating Design Standards

17.14.220 Special Design Topics

D. Design Regulations for Exterior Seating Associated with a Restaurant. The following
standards shall be used in reviewing proposals for exterior restaurant seating:

1. The proposal shall not result in a net increase in seating capacity.

2. The seating area shall not occupy more than 10 percent of the site area nor more than
30 percent of any courtyard.

3. The area in which the seating is proposed shall be fully contained on private property
and shall not interfere with automobile or pedestrian traffic on any public right-of-way or
through any intra-block walkway.

4. The seating area shall be demarcated by landscaping or other site features to clearly
define its outer boundaries. The boundaries shall be established to preserve a sense of
openness and ease of access for pedestrian traffic. (See Appendix E3: Commercial Design
Guidelines).

5. Outdoor seating areas which allow visual contact and incidental communication
between patrons and passersby are encouraged.

6. Physical structures that enhance comfort such as windscreens, heaters, and exterior
lighting shall be shielded from view from the public right-of-way and from intra-block
walkways or shall be designed to be architecturally compatible with the village character
and the adjacent buildings. (See Appendix E1: Commercial Design Guidelines.)

7. Hours of service to outside seating areas shall be regulated through appropriate


conditions of approval to prevent impacts on uses in the vicinity.

127
GENERAL t'lOTES SCOPE OF WORK PROJECT DATA
1. VERIFY ALL EXISTING DIMENSIONS AND CONDITIONS AT THE SITE; CONFIRM ANY VARIATIONS RELOCATION OF EXISTING BUILDING AND CREATION OF NEW EXTERIOR PROPERTY ADDRESS:
OR CONFLICTING OR MISSING DIMENSIONS OR DATA PRIOR TO COMMENCING WORK. USE SEATING FOR EXISTING RESTAURANT, INCLUDING FIRE PITS. PLANTERS. AND BLOCK 91, LOT 20.
WRITTEN DIMENSIONS ONLY; DO NOT SCALE DRAWINGS FOR THE PURPOSE OF DETERMINING A TRELLIS STRUCTURE. MAINTAIN EXISTING SURFACE PARKING LOT. S/E CORNER 7TH AVENUE AND DOLORES STREET
DIMENSION DURING CONSTRUCTION. CARMEL-BY-THE-SEA, CALIFORNIA 93921

A.P.N. 010-145-020-000
2. CONSTRUCTION DETAILS: NOT SPECIFICALLY SHOWN ON THE DRAWINGS SHALL BE BUILT TO CONSTRUCTION TYPE: V-B
CONFORM TO SIMILAR CONSTRUCTION, IN ACCORDANCE WITH THE BEST COMMON PRACTICE ZONING: SERVICE COMMERCIAL
AND/OR MANUFACTURER'S SPECIFICATIONS FOR THE INSTALLATION OF THEIR MATERIALS OR
WATER: CAL-AM
ITEMS. USE PERMITS: 17-020
SEWER: CARMEL AREA WASTEWATER DISTRICT
OWNER: C PINES 7 LLC
3. ALL CONSTRUCTION (MATERIALS, WORKMANSHIP & METHODS) SHALL COMPLY WITH TITLE 24
TREE REMOVAL: NONE 2 N. SANTA CRUZ AVENUE, SUITE 209
AND THE 2016 CALIFORNIA BUILDING CODE (CBC); CALIFORNIA PLUMBING CODE (CPC), LOS GATOS, CA 95030
CALIFORNIA MECHANICAL CODE (CMC), CALIFORNIA ELECTRICAL CODE (CEC). CALIFORNIA PHONE: (831) 239.2010
ENERGY CODE, FIRE CODE, AND CALGREEN; AND ALL LOCAL AMENDMENTS AS ADOPTED BY CONTACT: JEFF PETERSON
CITY ORDINANCE.
TENANT: SEVENTH & DOLORES RESTAURANT
CONTACT: GREG AHN
4. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR SAFETY ON THE JOB SITE AND MUST
ADHERE TO ALL FEDERAL STATE LOCAL AND O.S.H.A. SAFETY REGULATIONS. ARCHITECT: ADAM JESELNICK ARCHITECT
3069 LORCA LANE
5. DEMOLITION: CONFIRM ALL DEMOLITION REQUIREMENTS WITH THE OWNER AND TENANT. CARMEL CA 93923
VERIFY WITH OWNER AND TENANT WHICH ITEMS. IF ANY. HE/SHE WISHES TO RETAIN FOR HIS/HER LOT SIZE: 16.000 SQUARE FEET PHONE: (831) 620.5164
USE. ALL OTHER ITEMS TO BECOME PROPERTY OF THE CONTRACTOR AND ARE TO BE PROPERLY CONTACT: ADAM JESELNICK
REMOVED FROM THE PREMISES. SEE DEMOLITION PLAN A 1.1 FOR ADDITIONAL NOTES. BUILDING HEIGHT: NO CHANGE TO EXISTING EMAIL: aejarch@gmail.com

FLOOR AREA, EXISTING: SURVEYOR: RASMUSSEN LAND SURVEYING 0


6. FIRE ALARM AND FIRE SPRINKLER SYSTEM IS REQUIRED. PLANS AND SPECIFICATIONS TO BE 2150 GARDEN ROAD 0
SUBMITTED UNDER SEPARATE PERMIT AND SHALL COMPLY WITH THE CALIFORNIA FIRE CODE. 0
BUILDING 1, MAIN LEVEL; 3418 SF SUITE A-3 I
SECTION 903 AND 907. MONTEREY. CA 93940 0
BUILDING 1. UPPER LEVEL : 115 SF ('.!~
PHONE: (831) 375.7240
BUILDING
BUILDING
1,
1.
BASEMENT:
MEZZ.
530 SF
649 SF
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TOTAL:
BUILDING 2: 608 SF

5320 SF
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FLOOR AREA. PROPOSED:
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BUILDING
BUILDING
1,
1.
MAIN LEVEL:
UPPER LEVEL:
3418 SF
115 SF
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BUILDING 1, BASEMENT: 1.207 SF
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BUILDING 1. MEZZ. 649 SF
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BUILDING 2: 690 SF o_.:-:>-
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TOTAL: 6,079 SF
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FLOOR AREA. MECHANICAL:
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~- 6 '9, ~111Av.e.
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J~mes J Rieser Fine-Art ., l)evendor/
EXIST NG PAR lNG LOT BUILDING 1, UPPER LEVEL: 325 SF
BUILDING 1, BASEMENT: 476 SF dossic M Gallery
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Ocean Ave ~- Ooeari AVe Ocean Ave
BUILDING 2, BASEMENT: 2380 SF
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SEVENTH & DOLORES TOTAL: 3181 SF ~
RESTAURANT

OUTDOOR SEATING AREA 1.449 SF


1449 SF/16000 SF = .09 OR 9%

SHEET INDEX
TITLE SHEET

0 ARCHITECTURAL
AO.O f'ROJECT DATA A ND SITE LOCATION
10-26-2017
A0.2 SPECIFICATIONS. NOTES, AND CONDITIONS OF APPROVAL
TOPOGRAPHIC SITE SURVEY
AS NOTED
DOLORES STREET
A 1.0
A 1.1
EXISTING SllE PLAN
PROPOSED SITE PLAN
RECEIVED
A 1.2 PROPOSED FLOOR PLAN
A2.1 PROPOSED SEATING PLA N
A3. I PROPOSED EXTERIOR ELEVA liONS N
OCT 2 6 2017
N
A3.2 PROPOSED EXTERIOR ELEVATIONS

City of Cannel-by-the-Sea
AO.O
Planning It Building Dept.
128
PROJECT NOTES CONDITIONS OF APPROVAL SPECIFICATIONS

1. VERIFY ALL EXISTING DIMENSION'S AND CONDITIONS AT THE SITE; CONFIRM ANY VARIATIONS 1. - SPECIFICATIONS AS NOTED ON THE ARCHITECTURAL AND ENGINEERING PLANS.
~ ....
OR CONFLICTING OR MISSING DIMENSIONS OR DATA PRIOR TO COMMENCING WORK. USE u uw
WRITIEN DIMENSIONS ONLY; DO NOT SCALE DRAWINGS FOR THE PURPOSE OF DETERMINING A
DIMENSION DURING CONSTRUCTION.
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2. CONSTRUCTION DETAILS : NOT SPECIFICALLY SHOWN ON THE DRAWINGS SHALL BE BUILT TO ~ <(
CONFORM TO SIMILAR CONSTRUCTION, IN ACCORDANCE WITH THE BEST COMMON PRACTICE
AND/OR MANUFACTURER'S SPECIFICATIONS FOR THE INSTALLATION OF THEIR MATERIALS OR ~a
ITEMS. 0
<(
3. ALL CONSTRUCTION (MATERIALS, WORKMANSHIP & METHODS) SHALL COMPLY WITH TITLE 24
AND THE 2016 CALIFORNIA BUILDING CODE (CBC); CALIFORNIA PLUMBING CODE (CPC),
CALIFORNIA MECHANICAL CODE (CMC), CALIFORNIA ELECTRICAL CODE (CEC), CALIFORNIA
ENERGY CODE, FIRE CODE, AND CALGREEN; AND ALL LOCAL AMENDMENTS AS ADOPTED BY
CITY ORDINANCE.

4. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR SAFETY ON THE JOB SITE AND MUST
ADHERE TO ALL FEDERAL, STATE LOCAL AND O.S.H.A. SAFETY REGULATIONS.

5. DEMOLITION: CONFIRM ALL DEMOLITION REQUIREMENTS WITH THE OWNER AND TENANT.
VERIFY WITH OWNER AND TENANT WHICH ITEMS, IF ANY, HE/SHE WISHES TO RETAIN FOR HIS/HER
USE. ALL OTHER ITEMS TO BECOME PROPERTY OF THE CONTRACTOR AND ARE TO BE PROPERLY
REMOVED FROM THE PREMISES. SEE DEMOLITION PLAN A 1.1 FOR ADDITIONAL NOTES.
0
0
6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL BRACING AND SHORING REQUIRED 0
I
DURING CONSTRUCTION UNTIL ALL CONSTRUCTION IS COMPLETE. 0
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7. DO NOT STORE CONSTRUCTION MATERIALS, OR OPERATE CONSTRUCTION EQUIPMENT IN
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SUCH A MANNER THAT DESIGN LIVE LOADS OF THE STRUCTURES ARE EXCEEDED. DO NOT STORE
CONSTRUCTION MATERIALS ON OVERHANGING FRAMING. u
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NOTES &
SPECIFICATIONS

10-26-2017

AS NOTED
GRADING I DRAINAGE NOTES
FOR ALL INFORMATION NOT SHOWN, REFER TO CIVIL, GRADING AND SHORING PLANS.

A0.2
EXISTING SITE DRAINAGE TO REMAIN.

129
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Fd. a copper nal tn concrete wtthm :i
Map Legend: $UIVey monument well at the center
Q-145-{)12 *
lt,e utt:~r'5eetton of 8th Avenue San
Basis of Bearings: As shown or noted hereon. Crl05 Street, per R3.
Horizontal Datum: Assumed.
Vertical Datum: Assumed. Surveyor's Notes:
Benchmar1c: Control Point# I , a PK nail in handicap ramp ot southwest comer of 7th Avenue 8. San Carlos Street Datum. Elevation This mop portrays the site ot the time of lhe survey and does not show soils or geology Information, underground condions.
; 1000.00' (nol shown) . eosemenls, zoning 0< regulatory information 0< any other items not specilicolly requested by the property owner. There may be
easements or other rights, recorded or ur<ecorded, alfecllng the svbject property which ore not shown hereon.
Contour Interval: Contours as shown hereon ore interpolated using computer digital terrain modefing software and spot elevations
Underground uhTities, if any, were not located. Information regarding underground uftlity locations should be obtained from the
appropriate uhlity companies or public agencies.
Record Map References:
_ Elevations ore based on an orbilrartly assumed dolum as noted. Ground may be more Irregular than contour.; indicate.
R1 =Grant Deed to CPines 7, llC recorded August 10, 2011 as Document No. 2011043633 of Official Records of Monterey County,
State of California. Distances are e><pressed in feet and decimals thereof.

The cross symbol(+) morlc5 the horizontal po~tion of the spot elevafton shown . Tree symbols ore drown to scale only approximately.
R2 =Map of Ca1TT1el-by-the-Sea filed on March 7. 1902 in Volume 1 of Maps "Cities & Towns" ot Page 2 in the Monterey County
Recorder's Office, State of California. Sufficient boundary ftes were made to graphically show exisftng features however a complete boundary survey was not performed.

R3 = Parcel Map & Condomunium Plan recorded November 28. 2001 in Volume 21 of Parcel Maps at Page 47, ffied in the
Monterey County Recorder's Office, State of Cofitornia.

0
AC =ASPHALT CONCRETE FEN-CL CHAINLINK FENCE NG o NATURAL GRADE
A.G.S, =ABOVE GROUND SURFACE FEN-GS o GRAPESTAAE FENCE OPN OPEN
Typical tree notation. Indicates on elevotfon o f
AP = ANGLE POINT FEN-WI WROUGHT IRON FENCE PPOOL
BC = BRASS CAP OR BEGIN CURVE FEN-WD WOOD FENCE PLTR PlANTER
8 CONTROL POINT 301 .26' at the lree lnmk ol a cypress tree With a 36"
B.G.S.; BELOW GROUND SURFACE FEN-WR WIRE FENCE PP POWER/UTILITY POLE 3G' Cyp. 140' lrunl<diometer (Inner circle) With o -40' diameter
BL= BIKE lANE FH FIRE HYDRANT PTH; PATH canopy (outer tree symbol)
FIRE HYDRANT
BLO BUILDING
BLDR(S) BOULDER(S)
FF FINISHED FLOOR
FlFLOW LINE
PTOPATIO
RCE REGISTERED CIVIL ENGINEER
~--~"
BM BENCHMARK FNTN = FOUNTAIN RCK ROCK ,...._ INDICATES MONUMENT FOUND AS NOTED
to BOUNDARY LINE FOC o FACE OF CURB RDG =RIDGE ' ,) LIGHT STANDARD
BTM/BOT o BOTTOM FS o FINISHED SURFACE ROW o RIGHT OF WAY
BW o BACK OF WALK -- - - --- - - --PARCEL BOUNDARY
FWIFOW FACE OF WALL RSCO =SEWER CLEAN OUT
to CENTERLINE F.T.C. FROIM TRUE CORNER SDMH STORM DRAIN MANHOLE ~?~ MANHOLE
CATV CABLE TV GARGARAGE -- - - - -- - - --ADJOINING PARCEL BOUNDARY
SDWK SIDEWALK
CF CURB FACE G/GRD GROUND ELEV. SMH SEWER MANHOLE
- -- -- -- -RIGHTOFWAY
CL = CENTERLINE GB GRADE BREAK SPK SPIKE (;~ SEWER CLEAN OUT
CLMCOLUMN GMGAS METER STC Si\JCCO
COMM =COMMUNICATIONS GV GAS VALVE STNoSTONE - - - - - - - - ---RIGHTOFWAYCENTERUNE
CONC. =CONCRETE HC =HANDICAP STP= STEP - u - SIGN(POLE)
COR=CORNER
C/0 CLEAN OUT
HDGoHEDGE
ICV =IRRIGATION CONTROL VAlVE
ST LT o STRfET LIGHT
STRP =STRIPE
Topographic Survey
CP o CONTROL POINT I.P. o IRON PIPE SWLSWALE e I southeast of 7th Avenue & Dolores Street, APN: 010-145-020

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SEWER MANHOLE
CTL = CONTROL INT INTERSECTION TC(TOC TOP O F CURB Located in Co1TT1e~by-the-Sea, Monterey County, State of California
DG =DECOMPOSED GRANITE IRR IRRIGATION TCN ; TOP OF CONCRETE
Dl =DROP INLET LT/L&T LEAD & TAG TH/fELCOo TREPHONE Prepared For & Requested By: Adam Jeselnik, Architect
D.L = DRIP LINE ITREEJ LDGILNDG lANDING TG = TOP OF GRATE
TELEPHONE MANHOLE
DWY= DRIVEWAY LIP o EDGE OF CONC GUTTER TOP= TOP OF SLOPE
EM = ELECTRIC METER LS lAND SURVEYOR TOE= TOE OF SLOPE ~}.p
September 2017
EO ELECTRIC OUTLEI LTLIGHT u WATER SHUTOFF
TWITOWTOPOFWALL
ENG/ENGR ENGINEER M-T/M&T MAG NAIL & TAG UTILUTILITY Rasmussen Land Surveying, Inc.
ENCL ENCLOSURE MAG MAG NAIL WL WATER UNE
EP EDGE OF PAVEMENT MKDMARKED WLK =SIDEWALK 2150 Garden Road, Suite A-3. Monterey, California 93942
FD{FND o FOUND
FEN FENCE
MON =MONUMENT
N-T{N&T o NAIL & TAG
WM =WATER METER
WV =WATER VALVE
DRAWING REVISIONS: SCALE: J" =JO' P: 831.375.7240 F: 831.375.2545
September 2017 - ORIGINAL SURVEY
10 20 30 40 RLS W.O.# 2017-{)93 Sheet 1 of 1
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