Peartree, Belli Architectural Group 07-13-16

CITY OF CARMEL-BY-THE-SEA
Planning Commission Report

July 13, 2016
To:
Chair Goodhue and Planning Commissioners
From:
Marc Wiener, AICP, Interim Community Planning and Building Director
Submitted by:
Ashley Hobson, Contract Planner
Subject:
Consideration of a Design Review (DR 16-101) and Sign Permit

Application (SI 16-176) for alterations to the interior and exterior the
Carmel Plaza which is located in the Central Commercial (CC) Zoning
District
Recommendation:
Approve the Design Review (DR 16-101) and Sign Permit (SI 16-176) applications subject to the
attached findings and conditions.
Application: SI 16-176 / DR 16-101
APN:
010-086-006
Location:
Carmel Plaza, entire block surrounded by Ocean Ave., Junipero St., 7th Ave., and
Mission Street
Block:
78
Lots:
All
Owner:
OWRF Carmel, LLC
Applicant: David Peartree, Belli Architectural Group
Background and Project Description:
The subject property is the Carmel Plaza, which is an outdoor mall that occupies all of block 78
in the Central Commercial Zoning District. The Carmel Plaza is comprised of five separate
buildings connected by a communal interior courtyard and various 2nd and 3rd story walkways.
The existing finish materials include a mix of wood, brick, and stucco siding, with a brick
courtyard and both wood and metal elements throughout. In 2001, the City adopted the
Carmel Plaza Design Guidelines, which are included as Attachment C.
The applicant is proposing the following exterior changes to the interior courtyard of the
Carmel Plaza:
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July 13, 2016
Staff Report
Page 2
A reconfigured interior courtyard with a new seating arrangement and new planters
Three new fire pits
The demolition and infill of the existing staircase on the north side of the courtyard
(between the Mark Fenwick retail space and the Pejmani retail space)
The demolition and reconstruction of the two interior staircases with new built-in
seating
The removal of all wood railings and replacement with new metal hand rails
The removal of all cantilevered railing planters
New concealed gutters and smooth trowel plaster fascia under all raised walkway
New lighting
New paint
And the following changes to the exterior of the Plaza:

Five new monolith signs at all entrances
Replacement of 2 second-story windows on the East Elevation (Junipero Street)
Addition of three new awnings on the East Elevation (Junipero Street)
Replacement of 4 second-story windows on the West Elevation (Mission Street)
Addition of 4 new awnings on the West Elevation (Mission Street)
The removal of all existing railings and replacement with new metal hand rails
Addition of new trellis walls at all entrances
Removal of the existing tiles and replacement with new stone veneer at the North
Mission Street entrance
Repaved pathway at the Ocean Avenue entrance
New lighting
New paint
The project includes numerous alterations to the Camel Plaza, and therefore staff has referred
this matter to the Planning Commission to consider if the proposed alterations are consistent
with the Carmel Plaza Design Guidelines and appropriate for this site. Staff notes that no floor
area is proposed to be added or removed as part of this project. This application was
considered by the Planning Commission on May 2, 2016, and the Commission provided multiple
recommendations to the applicant. The applicant has submitted revised plans that address
some of the comments made by the Planning Commission.
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July 13, 2016
Staff Report
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Staff Analysis:
Previous Hearing: The following is a list of recommendations made by the Planning Commission
at the Concept Review meeting and a staff analysis on how the applicant has or has not revised
the design to comply with the recommendations. The applicant has submitted a letter
(Attachment G) explaining why the design has not been changed in response to certain
recommendations.
1. The applicant shall submit a lighting package for final review. All overhead festoon lighting
should be removed and the new proposed lighting should remain minimal and naturalistic.
The lighting should specifically be reduced at the Ocean Avenue entrance.
The applicant submitted a complete lighting package as part of the resubmittal. The following
lights are proposed (See Attachment D for full lighting information):
Signage and Tree UpLighting
Mounted Ceiling
Lights
Hanging Pendants
Railing Lights
Hanging Pendant
Cube Wall Sconce
Rectangular Wall
Sconce
Tower Lights
Not Pictured: LED Light Strips, Up-Lights, and Individual Tenant Signage Lights
Carmel Plaza Design Guideline 3.12 addresses lighting within the Plaza and encourages light
fixtures to be incorporated into the overall design of the faade to contribute to the natural
village character of the Carmel Plaza. The Guidelines encourage all light fixtures to be
screened with no exposed lighting sources. Staff previously identified concerns with the
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July 13, 2016
Staff Report
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proposed lights because many of fixtures contain exposed bulbs, including both the festoon
string lights and the decorative chandeliers. Staff notes that the applicant has removed the
overhead festoon string lights and has added new fixtures with shielded light sources. Staff
supports the proposed lighting.
2. The applicant shall consider relocating the center staircase to the south side of the
courtyard.
At the Concept Review meeting, the Planning Commission recommended that the applicant
consider relocating the interior staircase to the south side of the courtyard, which would allow
for a reconfigured interior courtyard and potentially a more open-style layout. The applicant is
not supportive of this concept for various reasons that are explained in the attached letter
(Attachment D). The primary concern is that the relocated staircase would obstruct and cast a
shadow on the currently vacant space on the south side of the courtyard (previously occupied
by Homescapes). Additionally, most of the tenants on at the south end of the courtyard have
expressed concern with the concept of relocating the stairs.
3. The courtyard should be revised to appear more informal. The landscape plan should be
revised to incorporate more native plants with an informal setting.
The landscaping is proposed to consist of eight stone planters (18-inches tall) to be planted with
shrubs and groundcover, and various planter pots placed throughout the courtyard. Four stone
planters are proposed to be located on the south side of the courtyard, with an additional four
located on the north side. According to the plans, 14 planter pots are proposed. The Planning
Commission encouraged the applicant to revise the interior landscape to appear more informal
and naturalistic, with a focus on native and drought tolerant plants.
The applicant stated in their response letter (Attachment D) that in their opinion the existing
courtyard is complicated and overgrown. The proposed plans intend to simplify the courtyard,
which allows for greater opportunity for informal and flexible reconfigurations.
With regard to the request for native and drought tolerant plants, the applicant chose to
maintain the existing plant palette, which allows for much greater color and texture diversity
than a strictly drought tolerant garden. The applicant expressed that the vision for the
landscape is a lush and vibrant Carmel courtyard with bright and colorful plants.
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July 13, 2016
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Staff concurs with the applicant that native, drought-tolerant plants may not be appropriate
and that the proposed landscaping would add more color and vibrancy to the Carmel Plaza.
However, the Commission should consider whether the layout of the landscaping should be
revised to be less formal. Renderings of the proposed courtyard are included on Sheet L-1.2 of
the plan set. Staff notes that the new design appears more modern and formal than the
existing landscaping at the Plaza.
4. All brick siding throughout the Plaza should be stripped to remove any existing paint.
The Commissioners recommended that the applicant remove all of the paint from the brick
siding around both the interior courtyard and the exterior of the Carmel Plaza for consistency
throughout. The previous submittal only included a proposal to strip the paint at one entrance.
Staff discussed this recommendation with the applicant after the public hearing and the
applicant expressed that the property owner has chosen not to revise the submittal due to
timing and financial hardships. The applicant noted that stripping the painted brick is a
complicated and expensive process and therefore the owners would only like to remove the
paint at the Mission street entrance. Property improvements in the commercial districts are
generally encouraged and it is recommended that the Commission not impose any conditions
that are beyond the scope of the project or that would dissuade an applicant from improving
their property. Nevertheless, the Commission can condition the approval of this project with a
requirement that the paint be stripped.
5. The proposed paving within the Right of Way shall be revised to remove the material
change to delineate the Ocean Avenue entrance.
The issue of the City Right of Way (ROW) treatment was not thoroughly discussed at the
Concept meeting, but was identified as an issue in the staff report. The applicant has decided
to maintain the proposal to change a portion of the City ROW along Ocean Avenue to create
contrasting colors to clearly mark a pathway through the main Ocean Avenue entrance to the
interior courtyard, which requires an Encroachment Permit. The applicant is proposing a Linencolored Limestone paver for an approximately 100-foot long by 10-foot wide section of the
sidewalk, with the existing bricks to remain on either side. Staff notes that the Citys Policy and
Standards for Deign Improvements to Public Ways states that Changes to colors or patterns
shall not be used to identify the entrances to driveways, doorways or courtyards. The
Municipal Code requires all Encroachment Permits for properties in the Commercial District to
be reviewed by the Planning Commission prior to a final decision by the City Administrator or
City Council. In staffs opinion, the proposed ROW changes do not conform to the Policy and
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Standards, and therefore staff is recommending that a condition that the ROW changes be
removed from the project. The Planning Commission should discuss the proposal and make a
recommendation.
Other Project Components:
Materials
Various material changes are proposed throughout the Plaza including the following changes:
1. The removal of a portion of stone tile siding at the north Mission Street entrance and
replacement with new stone veneer to match existing stone veneer found throughout
other areas of the Plaza
2. New concealed gutters and smooth trowel plaster fascia over the existing exposed wood
under the 2nd and 3rd story walkways
3. New stained finish on the 2nd and 3rd level wood beams and columns
4. The removal of the non-structural decorative beams on the 2nd and 3rd levels
5. The removal of all wood and painted metal railings throughout the interior and exterior
of the Plaza and the replacement with new black wrought iron railings throughout
6. New wood trellis at both Mission Street and Junipero Street entrances
7. The striping of the brick finish back to a natural red finish at various entrances
In staffs opinion, the material changes meet the intent of the Carmel Plaza Design Guidelines
because they are providing a more cohesive design throughout the Plaza. Additionally, the
Design Guidelines encourage natural materials such as wood and wrought iron; in addition to
smooth trowel cement plaster siding. Staff is in support of the proposed material changes.
Awnings and Windows (Elevation changes shown on sheets A 4.2 and A 4.2n of plan set)
The applicant is proposing to replace six windows total, including two windows on the east
elevation (Junipero Street) and four windows on the west elevation (Mission Street). The new
windows are proposed to be dark bronze, fixed aluminum windows with new small awnings
hung above. The Plaza Design Guidelines state the following regarding windows: Wood, steel,
and in some cases aluminum window frames are acceptable Aluminum window frames are
acceptable only if they have relief and articulation in the frame section. Staff supports the
proposed windows because they will closely match the existing adjacent windows and appear
to meet the design guideline listed previously.
With regard to the awnings, the applicant is proposing four new decorative awnings on the
second story of the West elevation (Mission Street) and three new awnings on the second story
of the East elevation (Junipero Street). The awnings are proposed to have a wrought iron
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July 13, 2016
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support and a small black fabric awning. Staff notes that there are existing second story
awnings located on the northwest corner of the Plaza (above Tiffany & Co). Plaza Design
Guideline 4.1 states that Awnings must fit within the overall character of the storefront. In
staffs opinion, the additional awnings meet the design guidelines for the style and material of
the awnings. Staff is in favor of the proposed awning additions.
The applicant is also proposing to remove two pop-out windows within the Mission Street and
Junipero Street entrances. The pop-out windows do not provide interior access from within the
stores, and therefore they are underutilized due to the difficultly in accesses the interior of the
window. The applicant is proposing to replace the existing pop-out window with a flush
aluminum storefront window at the Mission and 7th Street entrance, and maintain the existing
siding behind the pop-out window at the Mission and Ocean Street entrance.
Signs
The Carmel Plaza Design Guidelines address signage for individual tenant spaces, but do not
address signage for the Carmel Plaza as a whole. The current signage for the commercial plaza
consists of the following signs: a monument directory sign at the main Ocean Avenue entrance,
a hanging sign at the North Mission Street entrance, and trellis mounted signs at the South
Mission Street, North Junipero Street, and South Junipero Street entrances. The applicant is
proposing to remove all existing signs and install five new monument signs at each entrance.
The applicant has revised the
previous submittal and now the
signs are proposed to be
constructed with a wood base and
a copper band wrapped around the
base. The Carmel Plaza logo will
be mounted on the wood with
brushed stainless steel letters in a
cursive font. The signs are
proposed to be 3 feet 6 inches wide
and 1 foot 8 inches tall (9-inches of
copper band and 11-inches of exposed wood). The signs are proposed to have a depth of
approximately 4 inches.
The specific requirements for exterior monument business signs (CMC 17.40.030.C) are: one
sign per business, not to exceed 6 square feet, 10-inch maximum letter height, and the
monument sign shall not to be mounted higher than three feet from the ground. The current
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proposal includes signs that are 5.8 square feet total, which conforms to the requirement. The
municipal code allows for 1 sign per business, and the applicant is proposing five total signs.
CMC 17.40.020.B, allows the Planning Commission to approve exceptions to the number,
location and design of business signs. Because of the multiple entrances into the Carmel Plaza,
staff is in favor of the five locations for the signs and recommend approval of the sign permit
application.
Paint
The applicant is proposing three new paint colors for the Plaza: Canvas Cloth, Quick Sand, and
Barnwood (Brand: Kelly Moore). The new colors consist of a beige color throughout most of
the Plaza with a dark beige and brown trim throughout. The Design Guidelines encourage
colors that lend of a feeling of subtle, naturalistic elegance. Staff supports the proposed color
scheme. Samples will be available at the meeting for review.
Alternatives: Staff has prepared draft findings and conditions of approval for Commission
consideration based on the information submitted by the applicant. The following alternative
actions are presented for Commission consideration:
1. Approve the request with revisions. If the required revisions are substantial, the
Commission may wish to continue the application to allow the applicant to respond to
Commission direction.
2. Continue the application. If the Planning Commission has concerns with the landscape
design, it could approve the project with a condition that only the landscaping
component be continued.
3. Deny the application request.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The proposed changes do not present
any unusual circumstances that would result in a potentially significant environmental impact.
ATTACHMENTS:
Attachment A Findings of Approval

Attachment B Conditions of Approval
Attachment C Carmel Plaza Design Guidelines
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Attachment D Applicants Letter

Attachment E Site Photographs
Attachment F Sign Design
Attachment G Lighting Details
Attachment H 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 16-101
Carmel Plaza
Entire block surrounded by Ocean Ave., Junipero St., 7th Ave., and Mission Street
Block: 78, Lots: All
APN: 010-086-006
CONSIDERATION:
Consideration of a Design Review (DR 16-101) and Sign Permit Application (SI 16-176) for
alterations to the interior and exterior the Carmel Plaza which is located in the Central
Commercial (CC) Zoning District
RECITALS:
1.
The Carmel Mission is located on the entire block surrounded by Ocean Ave., Junipero
St., 7th Ave., and Mission Street. The Carmel Plaza is comprised of five separate
commercial buildings connected by a communal interior courtyard and various 2nd and
3rd story walkways.
2.
In 2001, the City adopted the Carmel Plaza Design Guidelines which provides guidance
for site improvements including finish materials, lighting, signage, landscaping and paint
colors.
3.
On March 9, 2016, the Belli Architectural Group submitted an application for exterior
upgrades including new exterior windows, paving, landscaping, stairs, lighting and builtin furniture to the Carmel Plaza.
4.
The application qualifies for a Class 1 Categorical Exemption from the provisions of the
California Environmental Quality Act (CEQA) pursuant to Section 15301 of the State
CEQA Guidelines. Class 1 exemptions include projects involving limited new
construction projects and conversion of small structures.
FINDINGS FOR DECISION:

1.
The proposed project conforms to the applicable policies of the General Plan and the
Local Coastal Program.
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DR 16-101 (Carmel Plaza)

July 13, 2016
Findings for Approval
Page 2
2.
The proposed project complies with all applicable provision of the Municipal Code.
3.
The proposed project is consistent with the Carmel Plaza Design Guidelines.
4.
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.
5.
The proposed project will not be injurious to public health, safety or welfare and
provides adequate ingress and egress.
6.
With the approval of this project the Carmel Plaza will maintain its compatibility with
surrounding land uses and will not conflict with the purpose established for the district
within which it will be located.
125
Attachment B Conditions of Approval

July 13, 2016
Conditions of Approval
Page 1
No.
1.
Draft Conditions of Approval

Standard Conditions
Authorization: This approval of Design Review (DR 16-101) authorizes the
following alterations to the Carmel Mission:
The Carmel Plaza owner is proposing various exterior changes including the
following items to the interior courtyard:
A reconfigured interior courtyard with a new seating arrangement and
new planters
Three new fire pits
The demolition and infill of the existing staircase on the north side of the
courtyard (between the Mark Fenwick retail space and the Pejmani retail
space)
The demolition and reconstruction of the two interior staircases with
new built-in seating
The removal of all wood railings and replacement with new metal hand
rails
New concealed gutters and smooth trowel plaster fascia under all raised
walkway
New lighting
New paint
And the following changes to the exterior of the Plaza:
Five new monolith signs at all entrances
Replacement of 2 second-story windows on the East Elevation (Junipero
Street)
Addition of three new awnings on the East Elevation (Junipero Street)
Replacement of 4 second-story windows on the West Elevation (Mission
Street)
Addition of 4 new awnings on the West Elevation (Mission Street)
The removal of all existing railings and replacement with new metal hand
rails
Addition of new trellis walls at all entrances
Removal of the existing tiles and replacement with new stone veneer at
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July 13, 2016
Page 2
2.
the North Mission Street entrance

Repaved pathway at the Ocean Avenue entrance
New lighting
New paint
The project shall be constructed in conformance with all requirements of the
local 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 approval
unless an active building permit has been issued and maintained for the
proposed construction.
4.
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.
5.
All foundations within 15 feet of significant trees shall be excavated by hand. If

any tree roots larger than two inches (2) are encountered during construction,
the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If
roots larger than two inches (2) in diameter are cut without prior City Forester
approval or any significant tree is endangered as a result of construction activity,
the building permit will be suspended and all work stopped until an investigation
by the City Forester has been completed. Twelve inches (12) of mulch shall be
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.
6.
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.
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
7.
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July 13, 2016
Page 3
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.
8.
A hazardous materials waste survey shall be required in conformance with the

Monterey Bay Unified Air Pollution Control District prior to issuance of a
demolition permit.
9.
The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. 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.
Planning Commission Special Condition
10.
The proposed paver changes in the City Right of Way shall be withdrawn from
the project plans. The applicant is required to apply for a separate
Encroachment Permit for the proposal.
All landscaping irrigation lines shall be concealed.
All plant materials shall be maintained to not protrude more than 12-inches
from the planter in any sideways direction.
11.
12.
*Acknowledgement and acceptance of conditions of approval.

__________________________
Property Owner Signature
_______________________
Printed Name
_________________
Date
Once signed, please return to the Community Planning and Building Department.
128
C A R M E L
P L A Z A
STOREFRONT DESIGN GUIDELINES

ADOPTED BY CITY COUNCIL
AUGUST 7, 2 0 0 1 - RESOLUTION NO. 2001-110
1
129
TABLE OF CONTENTS
TENANT STOREFRONT DESIGN GUIDELINES
1.0
INTRODUCTION
2.0
SITE PLAN
3.0
GENERAL STOREFRONT CRITERIA
3.1
3.2
3.3
3.4
3.5
3.6
3.7
3.8
3.9
3.10
3.11
3.12
3.13
4.0
5.0
6.0
7.0
Facade Proportions and Scale

Setbacks and Protrusions
Doors
Windows
Storefront Walls
Roofs
Overhangs
Umbrellas
Stairs/Ramps/Railings
Landscaping
Audio/Music/Speakers
Exterior Lighting
Signage
3.13.1
Exterior Business Signs
3.13.2
Interior Business Signs
3.13.3
Restaurant Menu Signs
3.13.4
Sign Lighting
5
6
6
7
8
8
9
9
9
9
10
10
10
11
11
12
12
EXTERIOR STREET FACADES (The Elegant Natural Tradition)
13
4.1
4.2
4.3
14
15
16
Awnings
Acceptable Colors
Materials
INTERIOR COURTYARD FACADES (The Downtown Tradition)
18
5.1
5.2
5.3
18
19
20
Awnings
Acceptable Colors
Materials
SUBMITTAL REQUIREMENTS
22
6.1
6.2
6.3
22
22
23
Conceptual Submittal (Optional)

Preliminary Submittal
Final Submittal
COMPLIANCE CHECKLIST
2000 All rights reserved

Published by The Macerich Company
Santa Monica, CA
Prepared by Field Paoli Architects
San Francisco, CA
24
130
1.0
INTRODUCTION
Carmel Plaza is a three-level, open-air specialty center situated at the easternmost major intersection in the commercial district of
the City of Carmel-by-the Sea. The shopping
district of Carmel has a distinctive design character and tenant mix. Its small-scaled buildings are a mixture of Tudor, Spanish Colonial
Revival and turn-of-the-century American
Commercial architecture. The Carmel commercial district is known for its art galleries,
specialty stores and restaurants. It has the
character of a village nestled within the natural landscape. Mature trees, planters, informal plazas and lush landscaping define the
edges of the pedestrian experience. The buildings and storefronts are constructed of warm,
natural materials. There is an informality to
the site planning, with numerous nooks and
crannies and many courtyards and passageways along the main streets.
AMERICAN COMMERCIAL ARCHITECTURE
Carmel Plaza invites tenants to be a part of

the unique fabric of Carmel-by-the-Sea. Storefronts facing the city streets are required to fit
in with the historic character of Carmels commercial district. Original designs that conform
to the spirit of the Carmel experience are highly
encouraged. The shops within the interior
courtyard are allowed more leeway in design,
yet are required to be designed with elements
that are compatible with Carmels unique architectural heritage.
These guidelines are intended to encourage
imaginative design and individuality of a
tenants storefront provided that a harmonious
feeling is maintained within Carmel Plaza, and
the larger context of Carmel. The city has consciously chosen architectural eclecticism and
encourages originality and invention so long
as the results encompass the unifying values
of human scale and the use of natural materials and their role in preserving village character.
Storefront forms and landscaping materials

should be natural and appropriate to Carmel.
Each stores character will play a role in developing Carmel Plaza as a special setting responsive to Carmels unique lifestyle. Visitors
will enjoy a sense of discovery of exceptional
places to eat, shop and spend time.
Carmel Plaza is an outdoor environment and
tenants are encouraged to take a fresh and
innovative approach to fitting their store into
the special character of the outdoor experience.
Carmel Plaza is within the Commercial District of the City of Carmel-by-the-Sea, and the
Commercial District Design Guidelines are
included for reference as a means to further
the tenants understanding of the spirit of
Carmel Plaza.
TUDOR
The General Storefront Criteria applies to all
storefronts at Carmel Plaza. The balance of
the guidelines are divided into two sections.
The first, the Exterior Street Facade section,
addresses specific requirements for storefronts along street frontages. These storefronts are required to fit within the Elegant
Natural Tradition theme. The Interior Courtyard Facade Section, the second section, addresses specific requirements for storefronts
within the interior of Carmel Plaza. These
storefronts are required to conform to the Traditional Downtown theme.
SPANISH COLONIAL REVIVAL
Conformance to the Tenant Storefront Design

Guidelines is part of the tenants lease agreement. The tenant is required to follow it subject to the lease terms and landlord approval.
The tenant is required to retain professional
design firms for their storefront design as well
as for the design of the mechanical, electrical
and plumbing systems. The tenant is required
to use licensed contractors for all storefront
and interior work, including painting and
signage.
131
2.0
2.0
SITE PLAN
Site Plan
JUNIPERO AVENUE
EXTERIOR STREET FACADES
40
SEVENTH AVENUE
INTERIOR COURTYARD FACADES
OCEAN AVENUE
The guidelines for the Exterior Street Facades

apply to all facades that front on Ocean Avenue, Mission Street, Seventh Avenue and
Junipero Avenue. They extend a minimum of
40 feet down any pedestrian passage into the
projects interior. The Interior Courtyard Facades apply to any storefront that faces the interior courtyard.
40
CARMEL PLAZA (Exterior)
40
MISSION STREET
CARMEL PLAZA
KEY:
Exterior Facades
CARMEL PLAZA (Interior)
Interior Facades
132
Carmel Plaza, food service tenants will be

required to have a name and menu that is
unique, helping to foster the one-of-a-kind atmosphere of Carmel Plaza. The storefronts
should reflect the quality of the merchandise
within, yet fit within the context of Carmel and
Carmel Plaza.
A hodgepodge of design elements should be

avoided. Storefronts should present a unified
theme on their exterior and the theme should
be continued into the stores interior. Each of
the design elements: doors, windows, walls,
roofs, colors, materials, awnings, signage and
lighting should be considered as part of the
whole and consistent with the overall design
of the storefront. Standard Aluminum storefront systems are not allowed. True divided
lite wood windows are encouraged. Where
aluminum window systems are utilized, the
window system shall be detailed in a manner
consistent with traditional wood windows.
Storefront signs must follow these guidelines
and be unique to Carmel. In many cases a
tenants standard storefront sign might not be
appropriate for Carmel Plaza. In keeping with
the distinctive atmosphere of Carmel and
3.1
Facade Proportions and

Scale
As a point of reference, the scale of the Commercial District of Carmel-by-the-Sea is one

of its defining characteristics. Only a few of
the buildings are over two stories in height,
and many are one level. The openings, including doors, windows and storefronts shall
respect the human scale. Eaves are low, windows are typically small and there is a high
level of detail at the pedestrian scale. The proportions of the buildings are based on the human form and each building or faade must
be treated as a consistent whole. New storefronts must respect historical proportions and
their scale must be consistent with historic
patterns in the downtown.
8-0 MAX.
9-0 MAX. W/
TRANSOM
These Criteria are applicable to all storefronts

(exterior and interior) at Carmel Plaza. Storefronts should not imitate historical styles, but
should be designed to be compatible with
styles of the past. Historical proportions should
be respected and the storefronts should have
a human scale. The materials should be natural. A high level of detailing is required.
1.4 MIN.
VERTICAL
3.0 GENERAL STOREFRONT CRITERIA
1
HORIZONTAL
FIGURE 3.1 PROPORTION AND SCALE OF OPENINGS
VERTICAL PROPORTIONS
The following specific guidelines must be followed to ensure that the storefronts at Carmel
Plaza are compatible with the faade proportions and scale of the existing surroundings.
SMALL-SCALE BUILDINGS
Proportions and Scale of Openings:

All openings must be vertically proportioned
with a minimum ratio of 1.4/1 (vertical to horizontal), or broken down into vertically proportioned sections with a minimum ratio of 1.4/1
(vertical to horizontal).
The maximum height of ground level openings is eight feet (8-0). If a transom panel is
included in the upper portion of the opening,
this maximum height can be increased to nine
feet (9-0).
133

Setbacks and Protrusions
Storefronts are required to have changes in

plane from the lease line. The line of the storefront should not be built continuously along the
lease line. The changes in plane should follow
an informal composition. At a minimum, each
storefront is required to have a recess for entry doors. The entry door recess is required to
be paved in a different material than the exterior paving. Bay windows or protruding display
windows are encouraged. Rigidly symmetrical storefronts are not allowed. The following
specific guidelines must be followed to ensure
that the storefronts are compatible with the setbacks and protrusions that are characteristic
of the Commercial District of Carmel.
STOREFRONT
LINE
MIN 40% OF STOREFRONT WIDTH
BAY WINDOW
2-0
MAX.
A minimum of 40% of the width of the storefront (maximum of 80%) must be recessed a
minimum of one foot (1-0) from the lease line.
Bay windows may project a maximum of two
feet (2-0) from the lease line, where they do
not extend into the public right-of-way. Bay windows must maintain a minimum of two feet six
inches (2-6) clear from the underside of the
projection to the ground plane. The total maximum width of bay windows is 40% of the storefront width.
LEASE LINE
LEASE LINE
TENANTS STORE
DOOR
RECESS
2-0
MINIMUM
3.2
RECESSED ONE FOOT MINIMUM

FROM LEASE LINE
MAX. WIDTH=40% OF
STOREFRONT WIDTH
STOREFRONT WIDTH
DUTCH DOORS
3.3
FIGURE 3.2 SETBACKS AND PROTRUSIONS
CHANGES IN PLANE
Required:
Changes in plane
Informal composition
Minimum two-foot recess at entry doors
40% of storefront recessed a minimum of one foot
If Bay Windows (optional):
2-6 clear from ground
Not Permitted:
Symmetrical composition
Bay window projections beyond two feet

Bay windows more than 40% of storefront width
Doors
Single-leaf swinging doors are required unless

exiting requirements necessitate the use of
swinging double doors. Doors are required to
be recessed a minimum of two feet (2-0) from
the lease line. The maximum height of doors
is seven feet (7-0). Wood doors, wood and
glass doors, steel and glass doors or steel
doors are acceptable. Dutch doors are a
Carmel tradition and are encouraged. Aluminum and glass doors are acceptable provided
they have relief and articulation in the frame
section. See Figure 3.4 for acceptable aluminum door sections. All-glass doors, automatic
doors and standard aluminum storefront doors
are prohibited. Security gates, grills, and sliding doors are not permitted. See the Materials
section for allowed and prohibited materials.
134

3.4
Windows
Wood, steel, and in some cases aluminum

window frames are acceptable. Multi-lite, integral wood windows are encouraged. Aluminum window frames are acceptable only if they
have relief and articulation in the frame section
(See Figure 3.4). Large expanses of unbroken
glazing are not permitted. The maximum
square footage that is allowed per individual
glazing panel is thirty square feet. Horizontal
expanses of glass are not allowed. Each individual glazing panel must have vertical proportions with a minimum ratio of 1.4/1 (vertical to
horizontal). Transom lights above the show
windows and above doors are encouraged. A
bulkhead wall or landscaped area under show
windows, with a minimum vertical dimension
of twelve inches, in a contrasting material to
the storefront is strongly recommended.
Frameless glazing, mitered corners, etched
glass, beveled glass, glass block and standard
aluminum storefront systems are prohibited.
See Materials section for allowed and prohibited materials.
1 MIN.
1 MIN.
1/2 MIN.
1/2 MIN.
ACCEPTABLE ARTICULATION IN ALUMINUM

DOOR AND WINDOW SYSTEMS
1.4 VERTICAL TO
1 HORIZONTAL MIN. RATIOEACH GLAZING PANEL
VERTICAL PROPORTIONS
12
30 SQUARE FEET MAXIMUM

GLAZING PANEL
SMALL GLAZING PANELS
FIGURE 3.4 WINDOWS

SMALL SCALE
Required:
Vertical proportions (1.4/1 min.)
Not Permitted:
Glazing panels over thirty square feet
Horizontal expanses of glazing
Frameless glazing
Mitered corners
Etched glass
Beveled glass
Glass block
Anodized aluminum
Standard aluminum storefront systems
135

3.5
Storefront Walls
Storefront walls set the tone for the storefront

and the public perception of the store. Walls
should provide visual interest to pedestrians.
Long blank walls should be avoided. Facades
must provide variation in twenty to thirty-foot
intervals to reflect the rhythm of historical building patterns of traditional storefronts. Variations
in storefront walls, such as changes in plane,
or in material, texture and color are required
for walls over twenty feet (20-0) long.
At each end of the storefront, the storefront
walls must cleanly abut the adjacent storefront
or neutral pier (where they occur). At each end
of the storefront, the walls are required to meet
the ground to provide a frame for the storefront
opening. The minimum horizontal dimension
of these end walls is one foot six inches
(1-6). To reflect historical construction traditions, no single opening in the wall plane greater
than twelve feet (12-0) can occur. Each opening in the wall plane must be flanked by a portion of wall with a minimum horizontal dimension of one foot six inches (1-6).
MATERIAL VARIATION
MAXIMUM OPENING
IN WALL PLANE 12-0
COMPLETE ROOF FORMS
3.6
END
WALLS
INTERMEDIATE WALL
MIN. 1-6
END
WALLS
MIN.
1-6
MIN.
1-6
Roofs
Roof forms on storefronts must be complete.

Mansard and partial roofs are not allowed. In
general, pitched roof forms are not appropriate
on the storefronts of Carmel Plaza, however,
roofs are permitted at projecting bay windows.
If roof forms are a part of the storefront design,
they must come to a complete peak and should
be expressed in the interior of the space. See
the Materials section for allowed and prohibited roof materials.
FIGURE 3.5 STOREFRONT WALLS

COMPLETE ROOF FORMS
SUBSTANTIAL WALLS
136

3.7
Overhangs
3.10 Landscaping
(at grade, in planters)
Overhangs are permitted in storefronts provided

that they are an integral part of the storefront
design. Eaves should be kept low (7-1/2 feet
to 9 feet) in keeping with the small scale of
Carmel. The underside of overhangs must be
articulated with architectural elements such as
brackets, coffers or exposed beam-ends.
False, purely decorative balconies and balustrades are not allowed.
3.8
Carmel is seen as a village in a forest, and

landscaping plays a major role in the atmosphere of Carmel Plaza and the commercial
district. Landscaping should generally be informal and naturalistic. Tenants may utilize
built-in planters within their storefront design
with the approval of Carmel Plaza Management. Built-in planters are required to be provided with a concealed irrigation system.
Umbrellas
ARTICULATED EAVE
Umbrellas can add to the pedestrian scale and

experience of the streetscape. Umbrellas are
only allowed in the tenants exterior leased premises and can not overhang into the public
right-of-way. Umbrellas should be small in scale
(maximum six feet in diameter) and no more
that nine feet high (9-0) at the peak. Wood or
wrought iron are the only acceptable materials
for the umbrella structure. No insignia, graphics or text is permitted on the umbrella fabric.
The umbrella fabric must be flame retardant
material in a color approved for awnings (see
Section 4.2).
UMBRELLA
3.9
Stairs/Ramps/Railings
Stairs, slopes and railings must conform to

California Title 24 and the Americans with Disabilities Act for accessibility. Stairs are required
to use decorative, natural materials, such as
brick treads and risers, or decorative tile risers. Ramps are similarly required to use natural materials such as brick pavers or stones.
DECORATIVE STAIRS AND RAILINGS
In-ground planters are appropriate at storefront

recesses or flanking a store entry. Planter
boxes can be utilized under storefront display
windows. Planter boxes should be detailed as
an integral part of the storefront and constructed
from natural materials that are compatible with
the overall storefront design. Planter boxes
may be constructed of any material that is acceptable for walls. See the Materials section
of these design guidelines for acceptable materials.
Hanging planters can add pedestrian detail and
color to a storefront and may be utilized with
the approval of Carmel Plaza Management.
Hanging planters must be integrated with the
overall storefront design and are required to
maintain seven feet (7-0) clear between grade
and any planter or plant material. Plant material can not protrude more than 12 inches (12)
from the planter in any direction. All irrigation
lines to planted areas must be concealed.
NATURAL PAVING
Railings must be considered an integral part of

the storefront design. Wrought iron or decorative wood railings are required. Standard, codeminimum steel railings are not acceptable.
DECORATIVE STAIR
137

3.11 Audio/Music/Speakers
3.13 Signage
Music can help to define the ambience, and

set the tone for the merchandise of a tenant,
however, it is necessary that all audio (speakers or sound) is confined within the tenants
leased premises so that pedestrians can enjoy the natural ambience of Carmel Plaza.
Signage is an integral part of the storefront design. Tenants must comply with both these
guidelines and the City of Carmels Sign Ordinance (Chapter 17.36). Where conflicts occur or any uncertainty exists between these
guidelines and the Sign Ordinance, the most
restrictive provisions shall apply.
Exterior speakers are prohibited.

Signs should be compatible with the design of
the storefront and are meant primarily as identification, not as advertisement or an attentiongrabbing device. Signs are typically made of
wood and oriented to the pedestrian, not the
automobile.
SHIELDED LIGHT FIXTURE

TRADITIONAL LIGHT FIXTURES
3.12 Exterior Lighting

True to the concept of a village in a forest, the
exterior lighting is required to be subtle. In general, the exterior lighting at Carmel Plaza is already in place and has been designed to be
the minimum required for public safety. However, light fixtures can contribute to the human
scale of the storefront and add detail to the facades. Light fixtures should be incorporated
into the overall design of the facade and contribute to the natural village character of Carmel
Plaza.
CARVED, PAINTED WOOD SIGN
Signs should be informative of the business

name, use and location. The business name
should be the primary focal point of the sign
and any logos or graphics should be visually
subordinated relative to the business name.
They should be simple in design; any creative
graphic depictions should be related to the business use and shall be in scale with the sign
text. Signs are required to be made of permanent and natural materials. See the Materials
section for sign materials that are acceptable
and unacceptable.
There are three types of signs governed by
these guidelines: 1) exterior business signs
(including wall signs and hanging signs), 2) interior business signs and 3) restaurant menu
signs.
All light fixtures must be screened. No exposed light sources are allowed. Neon lighting, spotlights, flood lights, wall washers, landscape lighting and tree lighting are not allowed.
See the Signage section of these design guidelines for lighting allowed for signage. See the
Materials section for allowed and prohibited
lighting materials.
10
138

3.13.1 Exterior Business Signs
One (1) exterior business sign (wall sign or
hanging sign) is allowed per tenant store. The
following standards must be followed for exterior business signs.
1. The maximum area of a wall-mounted sign
is six (6) square feet.
2. The maximum area of a hanging sign is
three (3) square feet.
3.13.2 Interior Business Signs

5. The design should be informative of the
business name and use. Signs should be
simple in graphic design; compatible with
the design, color, size, and scale of the
business storefront, adjoining structures
and surroundings. Any graphic or pictorial
representations must be in scale with the
text on the sign.
6. See Section 3.13.4 for Sign Lighting.
3. Calculation of sign area:

All faces of multi-faced sign will be included
in the calculation of area except for a
double-faced hanging sign in which case
only one (1) face will be included.
For irregularly shaped signs, the calculated
area is based on the smallest rectangle that
wholly contains the sign.
Brackets or other attachments incorporating design elements that are descriptive or
informative of the business use will be included as a part of the sign area.
4. Signs must be located as close as possible to the business entrance and below
the eave or parapet line of the building.
Hanging signs must not project more than
thirty inches (30) from the face of the storefront. Hanging signs are required to have a
minimum thickness of one and one-half
inches (1-1/2) and a maximum thickness
of six inches (6). Hanging signs are to have
a minimum of seven feet (7-0) and maximum of eight feet (8-0) of vertical clearance from the sidewalk for pedestrian
travel.
11
Interior business signs are those signs that are

visible from exterior areas. The following standards must be followed for interior business
signs.
1. Signs affixed to a window:
Maximum number of signs affixed to windows is six (6) with a maximum aggregate
area of 100 square inches. The maximum
letter size is one inch (1). Sign content is
limited to hours of operation, will return,
alarm, no food or drink, and/or credit
card.
2. Signs 0 feet to 5 feet back from the storefront:
EXTERIOR BUSINESS SIGNS
EXTERIOR BUSINESS SIGNS
Signs can be unlimited in number with unlimited content. Maximum letter size is one
inch (1). The maximum size of a single
sign is one (1) square foot, with a maximum aggregate area counting all signs of
two (2) square feet. Business name or
identifying part of business name is limited
to ten percent (10%) or less of the area of
each sign.
3. Signs 5 feet or more back from the storefront:

Signs can be unlimited in number with unlimited content. Maximum letter size is
three inches (3) with a maximum aggregate area counting all signs of six (6) square
feet. Business name or identifying part of
business name is limited to ten percent
(10%) or less of area of each sign. Signs
can not be lighted.
139

3.13.3 Restaurant Menu Signs
3.13.4 Sign Lighting
Restaurant Menu Signs are allowed in two

forms: contained within menu boxes (for restaurants) and/or take-away menus (for all food
uses). A menu box is a permanently mounted
architectural element on, or immediately adjacent to the business for displaying menus,
awards or daily food specials. A take-away
menu holder is a small, temporary or permanent container holding take-away menus for
free distribution to the public. The following
standards must be followed for Restaurant
Menu Signs.
Businesses open to the public during the hours

of darkness shall be allowed limited exterior
lighting to enable patrons to find and identify
the business. The lights shall be turned off when
the business is closed each evening. One (1)
incandescent (25 watts) or halogen (20 watts)
light is allowed per three (3) square feet of sign
area or for each side of a double-faced hanging sign.
1. Menu Box:
Maximum number of Menu Boxes is one
(1), with a maximum size of four (4) square
feet. The Menu Box may not be affixed to a
door or window and must be located at the
entry. The contents can include a menu
identical to that being used in the restaurant, special menus or awards. The design must be compatible in scale, colors
and materials to the storefront. Menu Boxes
may be internally illuminated. Each Menu
Box is allowed a total maximum of fifteen
(15) watts of interior lighting and can be
lockable.
MENU BOX
MENU BOX
Each light source shall be a small, bullet-type

fixture painted to match surroundings, mounted
to a nearby building element or incorporated
into a support bracket but not designed or
mounted to become part of the sign. The lighting shall be architecturally compatible with the
building or mounted to be recessed or shielded
or otherwise not readily visible to pedestrians.
It shall also be aimed directly toward the sign
but not toward the eye level of pedestrians or
vehicles.
INTEGRATED SIGN LIGHTING
BULLET-TYPE SIGN LIGHT FIXTURE
2. Take-Away Menu Holder:
BULLET-TYPE SIGN LIGHT FIXTURE
Maximum number of Take-Away Menu

Holders is one (1),with a maximum size of
one (1) square foot. The Take-Away Menu
Holder may not be affixed to glass in a door
or window and must be located at the
entry. The contents are limited to takeaway menus only. The Take-Away Menu
Holder must be constructed of wood
(painted or stained) or basketry. Lighting is
not allowed on Take-Away Menu Holders.
12
140
4.0 EXTERIOR STREET FACADES

The exterior storefronts are part of the urban
fabric of Carmels commercial district. They
must be designed to fit within the unique character of the city. Carmel is known as a village
in a forest and can be described as following
the Elegant Natural Tradition of Carmel.
Storefronts in the Elegant Natural Tradition do
not call undue attention to themselves, but fit
into the context of the city. They respect the
small-scale buildings in Carmel and are constructed of natural materials, with a high level
of detail. Storefronts are not required to adhere to a specific style, but should be built with
respect for traditional proportions and historical construction techniques. The vast majority of Carmels buildings were built with load
bearing masonry or frame walls. Because of
the construction type, there are large areas of
exterior walls. Walls adequate to carry the
buildings loads to the ground flanked the storefront openings. Pilasters were of significant
width for the same reasons. Storefronts should
respect the proportions that grew out of these
structural necessities.
The Elegant Natural Tradition
pedestrian-scaled interest through the use of

variations in color and surfaces of doors, windows and entry elements. Windows are required to have a twelve inch (12) minimum
base below each sill in a material, texture or
color that contrasts with the wall material above
the base.
The materials of the exterior street facades
must reflect the Elegant Natural Tradition. The
use of natural materials such as wood, brick
and stone is encouraged. In any event, the
materials must be durable and timeless. These
design guidelines seek to specifically address
the characteristics of the Elegant Natural Tradition that will ensure that exterior street facades reinforce the unique atmosphere of
Carmel and Carmel Plaza.
The tenant is encouraged to provide entries and

display windows along the exterior street facades provided the buildings of Carmel Plaza
retain their sence of continuity. New entries
and display windows should be consistent with
the prevalent architectural style of the adjacent
buildings. Tenants are encouraged to provide
13
141

Awnings
AWNINGS RELATE TO
WINDOW OPENINGS
MIN. 4
VALANCE
Awnings must relate to storefront openings. A

minimum four-inch (4) valance is required for
awnings. The maximum length to height ratio
for awnings is 2/1. Fabric is the only acceptable awning material. No insignia, graphics or
text is permitted on awning fabric. Awning supports may be steel (painted to match the awning, or to match a storefront accent color) or
wrought iron. See the Colors section of these
guidelines for acceptable awning colors.
AWNINGS RELATE TO OPENINGS
4
MAX.
2
MAX. HOR. TO
VERT. RATIO = 2/1
7-0
CLEARANCE
Awnings must fit within the overall character of

the storefront. The awnings must be detailed
so that their shape, proportions and supporting members complement the storefront. Awnings are not allowed on north-facing facades.
Awnings must be designed to be compatible in
form and detail to any adjacent awnings. Long,
continuous awnings, single awnings with irregular depths and awnings that extend more
than four feet (4) from the storefront are not
permitted.
4.1
FIGURE 4.1 AWNINGS
AWNINGS FIT IN OPENING WITH VALANCE
LONG, HORIZONTAL
AWNINGS NOT ALLOWED
14
142

4.2
Acceptable Colors
Standard Color Wheel
Base Colors
Accent Colors
(Any Hue: Saturation 15% or Less)
(50% brightness maximum)
ACCEPTABLE
BASE
COLORS
ACCEPTABLE
ACCENT
COLORS
The storefronts colors are required to lend a feeling

of subtle, naturalistic elegance. They must blend in
with the natural surroundings, the base building and
adjacent storefronts. Colors must respect the established traditions of the commercial neighborhood and
blend harmoniously with the patterns of the street.
Base colors that are muted and blend with the natural
surroundings are required. The tenant may choose a
base color with any hue with saturation of 15% or less.
See the color wheel for acceptable base colors.
Accent colors can be more saturated. Accent colors
are limited to 15% of the storefront area, not including
awnings. Brightness of accent colors must be 50%
or less (0%=black, 100%=white). See the color wheel
at right for acceptable accent colors. Awning colors
can be any acceptable color.
Colors that vary from the standard palettes may require separate city planning commission approval.
Mottling, antiquating and faux finishes are not allowed.
The colors in this manual are reproduced as accurately as possible; however, due to variations in printing processes, these colors may have some variation from actual acceptable colors. Refer to the Benjamin Moore colors listed below for examples of actual acceptable colors for use on the exterior street
facades.
NATURAL COLORS
Base Colors:
Numbers 2088 through 2175 with a suffix of 70.
Accent Colors:
Historic Colors (Prefix of HC) with a base of 4B.
MUTED ACCENT COLORS
15
143

4.3
Materials
Materials form the pedestrians first impression

of the storefront. They are required to have a
natural appearance and a sense of warmth.
Materials must blend in with the natural surroundings, the base building and adjacent
storefronts. Natural materials such as wood,
stone, brick and tile are required. A high level
of detailing, including carved wood, moldings
and architectural elements such as pilasters,
eaves and cornices are encouraged.
Mottling, antiquating, faux finishes, plastic and
imitation materials are not allowed. Polished
materials, including polished stone and polished
metal are not permitted.
Any materials to which a color is applied must
follow acceptable colors per Section 4.2. The
following list outlines materials allowed and not
permitted for a variety of uses including paving, wall materials, windows, doors, signs and
lighting. In general, warm, natural materials are
allowed while polished, cold materials are not
allowed.
Paving Materials Allowed:

Brick (new or used)
Natural un-gauged stone (slate, flagstone, etc.)
Unglazed terra cotta pavers
Unglazed ceramic mosaic tile
Stained wood
Exposed aggregate concrete
Decorative glazed tile at stair risers
Wall Materials Allowed:

Brick (new or used)
Painted brick
Natural un-gauged stone (slate, flagstone, etc)
Cement plaster (smooth steel trowel finish)
Stained wood (shingles, board & batten, ship-lap, etc.)
Painted wood (shingles, board & batten, ship-lap, etc.)
Wrought iron
Decorative glazed accent tiles
Window Materials Allowed:

Wood windows
Steel windows
Aluminum windows (if articulated) w/ industrial
flouro-polymer coating or equal finish
Door Materials Allowed:

Wood doors
Wood and glass doors
Dutch doors
Steel doors
Aluminum doors (if articulated) w/ industrial

Paving Materials Not Permitted:
Manufactured used brick
Polished stone
Glazed ceramic mosaic tile
Glass block
Concrete
Asphalt
Terrazzo
Untreated wood
Wall Materials Not Permitted:

Polished stone
Exterior insulated finish system (EIFS)
Polished metal
Concrete block
Glass block
Sheet wood products (T-111, etc.)
Window Materials Not Permitted:

Frameless glazing (butt-glazing)
Mitered corners
Etched glass
Beveled glass
Glass block
Anodized aluminum
Door Materials Not Permitted:
Standard aluminum storefront doors
All-glass doors
Anodized aluminum
16
144
Roof Materials Allowed:
Roof Materials Not Permitted:
Wood shingles
Clay tiles
Natural metal (copper, zinc, etc.)
Slate
Gutters must be copper or painted metal
Asphalt shingles
Cement tiles
Manufactured imitation materials
Painted or coated metals
Sign Materials Allowed:
Sign Materials Not Permitted:
Painted wood
Natural or stained wood
Carved wood
Ceramic tile
Natural stone
Natural metals (cor-ten, iron, copper etc.)
Painted metal
Sign Bracket Materials Allowed:

Wrought iron
Painted steel
Painted wood
Aged metal
Light Fixture Materials Allowed:

Painted wood
Carved wood
Painted metal
Wrought iron
Natural metals (cor-ten, iron etc.)
Clear glass
Beveled glass
Frosted glass
Hardware Allowed:
Wrought iron
Natural finished metal
Natural finished wood (door pulls, etc.)
17
Plastic
Fabric
Imitation materials
Glass
Polished stone
Polished metal
Sign Bracket Materials Not Permitted:

Polished metal
Imitation materials
Plastic
Aluminum
Light Fixture Materials Not Permitted:

Plastic
Fabric
Imitation materials
Polished metal
Polished stone
Polished metal
Hardware Not Permitted:

Polished metal
Plastic
Imitation materials
Painted metal
145
5.0 INTERIOR COURTYARD FACADES

The interior storefronts set the character for
Carmel Plazas courtyard. Courtyards are a
tradition in Carmels commercial district and
contribute to the informal nature of the shopping experience. The storefronts in the courtyard of Carmel Plaza should be compatible
with the Elegant Natural Tradition of the exterior facades, but designers are encouraged to
be innovative in their approach to the facades
in the courtyard. The Downtown Tradition is
based upon each storefront having its own
unique identity while maintaining compatibility
with adjacent storefronts. The result is a richness of design and expression that is found in
small downtown streets. Like the exterior street
facades, the interior courtyard facades should
respect the small scale of buildings in Carmel
and are to be constructed of natural materials,
with a high level of detail. Storefronts are not
required to adhere to a specific style, but should
respect the small scale of Carmel Plaza.
The acceptable colors and materials of the interior courtyard facades in the Downtown Tradition are less restrictive than those of the Elegant Natural Tradition. The use of natural
materials such as wood, brick and stone in an
innovative way is encouraged. The colors are
encouraged to be vibrant and lively. In any
event, the materials must be durable and elegant. These design guidelines seek to outline the characteristics of the Downtown Tradition that will ensure that interior courtyard
facades create a lively and festive environment
for the courtyard of Carmel Plaza.
5.1
The Downtown Tradition
Awnings
In general, awnings are not appropriate on the

interior courtyard facades of Carmel Plaza.
Awnings are not allowed when the storefront is
behind an arcade or under an overhang.
Where awnings are allowed, they must fit with
the overall character of the storefront and must
be designed to be compatible in form and detail to any adjacent awnings. Awnings are not
appropriate on north-facing facades. Long,
continuous awnings, single awnings with
irregular depths and awnings that extend more
than four feet (4) from the storefront are not
permitted. No insignia, graphics or text are
allowed on awning fabric. Where permitted,
awnings must comply with the requirements
of Section 4.1.
AWNINGS
THE COURTYARD AT CARMEL PLAZA
18
146

5.2
Acceptable Colors
Standard Color Wheel
The storefronts colors are required to lend a feeling

of subtle, naturalistic elegance. They must blend in
with the natural surroundings, the base building and
adjacent storefronts.
Base colors that are muted and blend with the natural
surroundings are preferred. The tenant may choose
a base color with any hue with a saturation of 20% or
less. See the color wheel for acceptable saturation.
Base Colors
Accent Colors
(Any Hue: Saturation 20% or Less)
(60% brightness maximum, all hues)
ACCEPTABLE
BASE
COLORS
ACCEPTABLE
ACCENT
COLORS
Accent colors are encouraged for the interior courtyard facades to help create a lively atmosphere. Accent colors can be more saturated. Accent colors
are limited to 20% of the storefront area. Brightness
of accent colors must be 60% or less (0%=black,
100%=white). Accent colors for the interior courtyard
facades are not limited in hue. See the color wheel at
right for acceptable accent colors.
Colors that vary from the standard palettes may require separate city planning commission approval.
Paint must be applied as a solid color. Mottling, antiquating and faux finishes are not allowed.
NATURAL COLORS
The colors in this manual are reproduced as accurately as possible; however, due to variations in printing processes, these colors may have some variation from actual acceptable colors. Refer to the Benjamin Moore colors listed below for examples of actual acceptable colors for use on the interior courtyard facades.
Base Colors:
Color numbers 2088 through 2175 with a suffix of 60
or 70.
Accent Colors:
Color numbers 2088 through 2175 and Historic Colors (Prefix of HC) with a base of 3B or 4B.
19
147

5.3
Paving Materials Allowed:
Materials
Materials form the pedestrians first impression

of the storefront. They are required to have a
natural appearance, and a sense of warmth.
They must blend in with the natural surroundings, the base building and adjacent storefronts.
Natural materials such as wood, stone, brick
and tile are required. A high level of detailing,
including carved wood, moldings and architectural elements such as pilasters, eaves and
cornices are encouraged.
Mottling, antiquating, faux finishes, plastic and
imitation materials are not allowed.
The following list outlines materials allowed and
not permitted for a variety of uses including
paving, wall materials, windows, doors, signs
and lighting. In general, warm, natural materials are allowed while polished, cold materials
are not allowed.
Brick (new or used)

Polished stone (with wet coefficient of friction >0.6)
Unglazed terra cotta pavers
Stained wood
Exposed aggregate concrete
Decorative glazed tile at stair risers
Modular Stone
Wall Materials Allowed:
Brick (new or used)
Painted brick
Polished stone (as accents)
Cement plaster (smooth steel trowel finish)
Stained wood (shingles, board & batten, ship-lap, etc.)
Painted wood (Shingles, board & batten, ship-lap, etc.)
Wrought iron
Decorative glazed tile accents
Window Materials Allowed:
NATURAL MATERIALS
Wood windows
Steel windows
Aluminum windows (if articulated) w/ industrial
Door Materials Allowed:

Wood doors
Wood and glass doors
Dutch doors
Steel doors
Aluminum doors (if articulated) w/ industrial

Paving Materials Not Permitted:
Manufacured used brick
Terrazzo
Glass block
Concrete
Untreated wood
Wall Materials Not Permitted:

Exterior Insulated Finish System (EIFS)
Polished metal
Concrete block
Glass block
Sheet wood products (T-111, etc.)
Window Materials Not Permitted:

Frameless glazing
Mitered corners
Beveled glass
Etched glass
Glass block
Anodized aluminum
DECORATIVE TILE RISERS
Door Materials Not Permitted:

Standard aluminum storefront doors
All-glass doors
Anodized aluminum
20
148

Roof Materials Allowed:
Roof Materials Not Permitted:
Wood shingles
Clay tiles
Natural metal (copper, zinc, etc.)
Slate
Cement tiles
Manufactured imitation materials
Painted or coated metals
Asphalt Shingles
Sign Materials Allowed:
Sign Materials Not Permitted:
Painted wood
Carved wood
Ceramic tile
Natural stone
Painted metal
Polished metal (for lettering only)
Plastic
Fabric
Imitation materials
Glass
Polished stone
Polished metal (on body of sign)
Sign Bracket Materials Allowed:

Wrought iron
Painted steel
Painted wood
Sign Bracket Materials Not Permitted:

Polished metal
Imitation materials
Plastic
Aged metal
Light Fixture Materials Allowed:
Painted wood
Carved wood
Painted metal
Wrought iron
Clear glass
Beveled glass
Frosted glass
Hardware Allowed:
Wrought iron
Natural finished metal
Polished metal
Natural finished wood (door pulls, etc.)
21
Light Fixture Materials Not Permitted:

Plastic
Fabric
Imitation materials
Polished metal
Polished stone
COURTYARD FACADES AT CARMEL PLAZA
Hardware Not Permitted:

Plastic
Imitation materials
Painted metal
149
Carmel Plaza
6.0 SUBMITTAL REQUIREMENTS

The landlords design consultant is available
for informal conversations with the tenant or
his architect at any point in the design or submittal process, to assist them in streamlining
their design approach and to gain compliance
with the requirements of the Tenant Storefront
Design Guidelines.
The requirements of the preliminary submittal

follow:
The tenant is obligated to submit drawings and

specifications to the Landlord, the Carmel
Plaza tenant coordinator, and the Carmel Planning Department for review. Prior to Planning
Department submittal, the documents must
have received approval from the Landlord and
the Carmel Plaza Tenant Coordinator. A Submittal that is compliance with these guidelines
will undergo planning staff (administrative) review. Submittals not in compliance will undergo
a public review process before the Design
Review Board or Planning Commission. The
Planning Department reserves the right to refer applications that involve significant policy
or design issues to the Planning Commission.
6.1
2. 1/4 scale floor plan indicating the configuration of all storefront elements, basic fixture layout, stock areas, and toilet rooms.
Overall dimensions should be included and
structural grids delineated.
Submittals to the Landlord are in two sequential phases: the Preliminary Submittal and the
Final Submittal. A Conceptual Submittal is
optional (see 6.1). The required deliverables
for each phase of submittals is specified below.
6.2
6.0
Submittal Requirements
A tenant design package will be issued by the

landlord to new tenants entering the shopping
center and to those tenants upgrading their premises. This package will include the Tenant
Storefront Design Guidelines.
These documents are to be used by the
tenants architect in establishing aesthetic and
technical parameters for the design of a proposed store.
All plans shall be submitted to:

Tenant Coordinator and Carmel Plaza
General Manager
The Macerich Company
Conceptual Submittal (Optional)
Prior to any submittal, the tenant and /or

tenants architect may informally present to the
landlord or the design review architect the design concepts and ideas proposed for any new
work. This can take the form of a meeting or
rough sketches and notes submitted by mail
or fax. Although not required, it is highly recommended that the tenant present a conceptual submittal.
1. A color rendered storefront elevation or

perspective including signage and graphics. This drawing must include the storefronts immediately adjacent to the tenants
storefront.
3. 1/2 scale storefront elevations (including

the signage concept and clearly identified
materials for the storefront).
4. Storefront sections to fully illustrate the concept and details for connections to the
Plazas elements.
The preliminary design review process considers the three-dimensional form of the storefront,
the materials, image, colors and signage integration to determine whether or not the criteria
has been met. The Compliance Checklist (see
7.0) will be used to identify conformance and/
or deviation from these design guidelines. One
of two responses will generate from this process:
1. Approval as noted, with conditions to be addressed in the final submittal, or
2. Revise and re-submit, when the Tenants
basic design is unacceptable and needs to
be revised. A re-submittal will then be required. Final submittals will not be reviewed
until the preliminary re-submittal has been
approved.
Photographs of tenants existing stores that are
similar in design intent are encouraged to be
included in the preliminary submittal.
5. A reflected ceiling plan.
Preliminary Submittal
The tenant will, within twenty (20) days after

receipt of the tenant package, be required to
submit preliminary design drawings. The preliminary submittal is to include only those architectural documents which are designated
below; additional submittal material will not be
considered. Construction documents will not
be accepted for the preliminary submittal.
6. Material and color samples for all storefront

elements mounted on a board no larger
than 11 x 17. Actual material samples
are required. Samples that are not actual
materials will be rejected.
7. One set of sepias and two (2) sets of prints
shall be submitted for all preliminary drawings.
NOTE: The preliminary design phase is mandatory. Complete final plans will not be reviewed
until the basic storefront concept, including
signage and basic layout of the space, is approved.
22
150
SUBMITTAL REQUIREMENTS
6.3
Carmel Plaza
Final Submittal
When the tenant obtains preliminary design

approval, he is able to proceed with the submittal of final construction documents for review. Like the preliminary review, the final submittal is either accepted or returned with conditions to be addressed.
Architectural Drawings
Mechanical Drawings
1. Key plans showing the location of premises

with the center
1. HVAC equipment and distribution diagram

2. Mechanical/electrical data tabulations sheet
2. Floor plan at scale

3. Plumbing plans
Final approved plans must not have corrections

or comments. Final plans must be re-submitted until approval is reached. Three (3) sets of
bluelines and one (1) set of sepias will be required for all drawings in the final submittal. The
final submittal blueline sets must be wetstamped and signed by the appropriate design
professionals prior to submittal to the landlord
for final approval. The final submittal must contain the following:
1. Architectural Drawings
3. Longitudinal section at scale

4. HVAC specifications/requirement sheet
4. Interior elevations at scale
5. Any required energy calculations
5. Reflected ceiling plan at scale
6. Storefront elevations at scale
Sign Fabrication Shop Drawings
7. Storefront sections at scale
8. Signage design and location, shown on the
storefront plan, section, and elevation drawings.
Shop drawings by the sign fabricator are to be

submitted for approval along with the final submittal. All submissions are to include three (3)
sets of original sign shop drawings.
9. Door, finish, and color schedules
Faxed submittals will not be permitted.
10. Construction specifications
Shop drawings must be fully dimensioned (indicating sign panels, individual letter and overall sign lengths and heights) and include the
following information:
2. Electrical Drawings
3. Mechanical Drawings
4. Sign Fabrication Shop Drawings
Upon final plan approval, the tenant will be
released to submit plans to the City of
Carmel.
Electrical Drawings
1. Material designation and color sample
1. Circuitry Plans
2. Lighting specifications
2. Panelboard schedules
3. Actual letter style and type
3. Riser diagrams
4. Electrical load tabulations
5. Specifications
6. Any required energy calculations
7. Fixture catalog cuts for any exposed
storefront lighting
23
4. Detail drawings of all ornamental hardware

and metal
5. A drawing indicating the precise sign
location on the storefront and the location
of all concealed hardware and equipment
including transformers and access
panels.
151
7.0 COMPLIANCE CHECKLIST

7.1
STOREFRONT COMPLIANCE CHECKLIST:
Carmel Plaza
The following checklist summarizes the requirements of these guidelines and has been developed to assist the tenant in gaining storefront design approval.
In
Not In
Compliance Compliance
In
Not In
1) Faade Proportions and Scale

a) Vertically Proportioned Openings
b) Eight foot (8-0) Maximum Opening Height
(9 w/ Transom)
8) Umbrellas
q
2) Setbacks and Protrusions

a) Changes in Plane
b) Informal Composition
c) Two Foot (2-0) Recess at Entry
d) 40% of Storefront Recessed a Minimum
of One Foot (1-0)
e) Bay Windows 2-6 Clear From Grade
q
q
q
q
q
q
q
q
q
q
a) Maximum Six Feet (6-0) in Diameter

b) Wood or Wrought Iron Structure
c) Flame Retardant Fabric Without Text or
Graphics
d) Maximum Nine Feet (9-0) High at Peak
e) Within Tenants Lease Premises
q
q
q
q

q
q
q
q
q
q
1) Colors
a) Natural Materials on Stairs/Ramps

b) Wood or Wrought Iron Railings
a) Informal Composition
b) Concealed Irrigation System
q
q
q
q
q
q
q
q
q
q
q
q
4) Windows
q
q
q
5) Walls
a) Maximum Opening Width of Twelve Feet (12-0)
b) End Walls One Foot Six Inches (1-6) Minimum
c) Variation in Plane, Texture or Materials for Walls
Over Twenty Feet (20-0) in Length
q
q
q
q
q
q
q
q
6) Roofs
a) Complete Roof Forms
q
q
q
q
q
q
q
q
q
q
q
q
q
q
q
q
q
q
13) Signage
a)
b)
c)
d)
Exterior Business Signs

Interior Business Signs
Restaurant Menu Signs
Sign Lighting
a) Complies with Section 4.3

1) Awnings
12) Lighting
a) Screened Fixtures
a) Wood, Steel or Articulated Aluminum Sash

q
b) Maximum Glazing Panel of Thirty (30) Square Feet q
c) Vertical Proportions (1.4/1 Min.)
q
q
q
11) Audio/Music/Speakers
a) Confined Within Leased Premises
a) Acceptable Color Palette (Section 4)
2) Materials
9) Stairs/Ramps/Railings
10) Landscaping
3) Doors
a) Single Leaf (Unless Double Doors Required
for Exiting)
b) Maximum Door Height Seven Feet (7-0)
c) Wood, Wood and Glass, Steel or Steel and
Glass doors
d) If Aluminum and Glass, then Articulated
In
Not In
a) Awnings Not Allowed Under Arcade,

Overhang or on South-facing Faade
2) Colors
a) Acceptable Color Palette (Section 5)
3) Materials
a) Complies with Section 5.3
STOREFRONT
(Summary)
14) Awnings
a)
b)
c)
d)
Relate to Window Openings

Maximum Length to Height Ratio of 2/1
Four Inch (4) Minimum Valance
Painted Steel or Wrought Iron Supports
7) Overhangs
a) Low Eaves-Nine Feet (9-0) Maximum
b) Articulated Underside of Eaves
24
152
Attachment D - Applicant Response Letter
June 28,2016
City of Carmel~by-the~Sea
Attn: Ms. Ashley Hobson, Contract Planner
Community Planning and Building Department
City of Cannel~by-the-Sea
Re:
SI 16-007/DR 16-030 (Carmel Plaza) Responses to Recommendations/Draft
Conditions (Revisions by Planning Commission on 05/11/16}
Dear Ms. Hobson,
The following are responses to Planning Commission's comments provided on 05/ll/16.
As part of our continuing efforts to work closely with Staff and the Planning Commission
through the Design Review process. we would like to take this opportunity to share our
perspective on the concept review comments. We look fmward to the opportunity to
present our revised package at the Planning Commission hearing set for 07/13/16.
6. The applicant should submit a lighting package for final review. ALI overhead festoon
lighting should be removed and the new proposed lighting should remain minimal and
naturalistic. The lighting should specifically be reduced at the Ocean A venue entrance.
RESPONSE: A revised lighting package has been submitted that eliminates festoon
lighting and replaces it with a fixture layout and type that is consistent with Carmel Plaza
Storefront Design Guidelines and City zoning codes. Lighting levels at Ocean Avenue
entry have been carefully considered in terms of their brightness, and the resultant scheme
has been balanced to reduce lighting levels while still providing for building codecompliant safety and security for tenants and patrons.
7. The applicant shall consider relocating the center staircase to the south side of the
courtyard, per the Commission's direction at the 05111116 meeting.
RESPONSE: Our team has given great thought and consideration regarding the location
of the "south stairs" that currently extend from the courtyard bridge. We appreciate the
Planning Commissioners' suggestion to consider a relocation of this stairwell to the
southeast corner of the courtyard, and have looked at this option closely. In fact, our
design team examined numerous options for these stairs. including 1) a potential
relocation, 2) a design modification (as we've presented herein), and 3) possible removal
altogether. When examining the design and layout for relocating the stairwell to the
southeast corner of the Plaza, our team felt strongly that it would hang heavily above
those tenants nearest the stairs, casting them into the shadows. This would be quite
detrimental to our tenants. A key goal of ownership per the planned renovations at
Cannel Plaza is the notion of "opening site lines'' for our tenants and customers, in order
to help foot traffic, make our retailers more visible and make the courtyard a more open,
inviting, warm, and welcome place to shop and spend time.
Concurrent to our renovation planning and design conversations, ownership has
also been in advanced lease negotiations for a new restaurant interested in the former
Homescapes space at the south end of the shopping center. Considering the timing of
architectural group
831.424 4fi20
235 MONTEREY STREET

SUITE B, SAliNAS, CA
93901
153
such discussions, Carmel Plaza ownership sought the feedback from the restaurant
owners as to the notion of a relocated stairwell at the southeast comer. The tenant
strongly advised that such a stairwell would cast their storefront in the shadows, and
hamper their ability to offer outdoor ..patio" dining, similar in nature to the outdoor
seating currently found near the entrance to Bistro Beaujolais. In an effort to keep our
lease negotiations moving forward, our team would like to honor the request of this
restaurant tenant and not relocate the stairs in front of the storefront. In discussing such
stairwell options with our existing tenants, we have received much positive support from
the owners at the Cheese Shop, Impressions, Wrath Winery- those tenants most directly
impacted by the proposed stairwell changes - confirming our design plans and the notion
of keeping the stairwell attached to the bridge.
Our team has been working to design a 'refresh' to the courtyard that includes
new seating, installation of fue pits, improved landscaping, and redesigned stairs. This
'refresh' is for the benefit of our tenants, our customers and the Carmel-by-the-Sea
community. The feedback we have received from our existing merchants - and from
new retail and restaurant prospects looking to lease space here - is that the proposed
stairwell design helps to 'lead' customers downstairs into the courtyard in an open,
inviting way. The notion of a stairwell relocation to the southeast corner did not receive
the same warm reception, and would be detrimental to ownership's ability to lease the
large, vacant space there. As such, our team respectfully requests that the Planning
Commission consider a stairwell redesign as currently proposed.
8. The courtyard should be revised to appear more informal. The landscape plan should
be revised to incorporate more native plants with an informal setling.
RESPONSE: The design/ownership team understands and appreciates Commissioners'
comments expressing a desire for a less formal approach to the courtyard. We would like
to note that the existing layout is complicated and overgrown, impeding the ability for
shoppers to both see and circulate effectively within the space. In redesigning the
courtyard, we have simplified the layout to rectify such issues. While this simplification
of the plan may appear more formal compared to the current overgrown layout, it actually
provides greater opportunity for informal and flexible reconfiguration. This can be
specifically achieved through rearrangement of much of the site furnishings and
freestanding planter elements. Our submittal reflects only one such possible arrangement,
among many. We would like to further note that the submitted design is part of an overall
effort to pare back the many additive finish elements that have occurred over many years
to the Plaza, which the Commission agreed with strongly from an architectural
perspective. With both the architectural and landscape changes, we are effectively
bringing the Center back to its original, simpler aesthetic. Additionally, it is worth noting
that, to-date, primarily architectural and 2-diminsional drawings of the courtyard have
been provided to the Commission. Such drawings are more technical and formal to the
reader; in reality, our courtyard renovation seeks to add color, warmth, texture andacross the board- a more informal design. Such details will be presented in depth at our
Planning Commission hearing on 7/13/16. With new painting, new furniture, introduction
~i
architectural group
831.424.4620
235 MONTEREY STREET

SUITE 8, SALINAS. CA
93901
BELLIAG.COM
154
of wrought iron railings, new fire pits, natural wood and natural stone - the courtyard will
be open , inviting, comfortable and infonnal.
With regard to the planting selection itself, we appreciate the Commission's interest
in native and drought-tolerant plant species. However, drought-tolerant plants are often
smaller, grassy and more "southwestern" in their design. Such plant types would be
inconsistent with the lush, beautifully landscaped, vibrant Carmel courtyard that we
envision. The use of these plantings would compromise our ability to maintain continuity
between the existing and proposed condition in terms of color, scale and texture. It would
be our team's desire to move forward with the plant palette as submitted, being mindful
of introducing more native and drought-tolerant species wherever possible.
9. All brick siding throughout the Plaza should be stripped to remove any existing paint.
RESPONSE: The Owner and Design team has carefully considered this comment, and
while we agree that stripping all painted brick could potentially improve the appearance
of the Plaza, our research shows that it would be extremely difficult and costly to do so.
The following are some notes from the project's general contractor:
"To blast paint from existing brick is costly and creates a mess that is difficult to
control. Other than the abrasive material itself that needs to be cleaned up, to set
up any sort of cover or "tenting" of the area to be blasted is time consuming, also
driving costs. Further practice often used during blasting is to "hose or mist" the
area to help keep dust reduced. Despite this there always is some amount ofdust
that escapes to nearby areas. "
Because of the significant impact of stripping the brick, we would like to focus our
efforts to expose the brick where it has the most impact, along the Mission Street fa~ade
at the parking entrance, as we've proposed. It is important to note that the only areas
where brick will remain painted is along Junipero. Given the concerns over dust and
noise impacts associated with stripping the brick, it is also important to note that the
Junipero side of the project is the only side that carries residential and hotel uses- further
reason to minimize impact in this part of the project. It should be further noted that the
dated mauve color of the brick is scheduled to be repainted the "Barnwood" color to
bring it up to date.
David Peartree, AIA, LEED AP

Belli Architectural Group
architectural group
831 .424.4620
235 MONTEREY STREET
SUITE B. SALINAS. CA
93901
8ELLIAG.COM
155
Attach E Photos of Various Proposed Changes

The demolition and infill of the existing staircase on the north side of the courtyard
The demolition and reconstruction of the two interior staircases with new built-in seating
156
The removal of all wood railings and replacement with new metal hand rails
157
Removal of non-structural decorative awnings
Demolish existing pop-out windows
158
Replacement of four existing windows on the West elevation and the addition of new awnings
above all four
Replacement of two existing windows on the

East elevation and the addition of three new awnings
159
Removal of the existing tiles and replacement with new stone veneer at the North Mission
Street entrance
160
Attachment F - Sign Details/Theme
SIGN LOCATION #1_OCEAN AVE.

161
SIGN LOCATION #2_MISSION STREET

162
SIGN LOCATION #3_MISSION STREET
163
SIGN LOCATION #4_JUNIPERO STREET
164
SIGN LOCATION #5_JUNIPERO STREET
165
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166
ENLARGED LIGHTING DIAGRAM
GENERAL NOTES
I.
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LIGHTING
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191 Arbor Lane

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oJ'~ - :JWLE.CVAmb~t
Optics-----------------'
NSP - Nanow Spot(~d lrdCatol)
SP - Spot (Green ln:h::crtol)
MFL - h~diumfbxi(~IOO+ lrdbtol')

WF.l - VIde fbxi(Siue lrdY.:a101)
Adjust-~Lumt!"~""''"'"""'""~'""""'
_____________J
BT - etuemt.WNitelessControlrm~~l'tlllJMSyPf/q~F!~Iidl~~l.~9J
.A91Starda~ Aa,A7, A6,As,A4, IUJG., .A 1to-Ovtplf.I#.Mf.'f.yFotW~~!tid!d'A, S,qo"(l
Finish------------------------'
B~<~oss Finis.h
Aluminum Finish
POwdetCoe.tColor
~Me
~
(00:<1)
Or1G .C~$QdeMo011~in GAni~
.oJM~nMo~.r~~in CAni~
COl
M'<>:hncd
M.OC
an
uw
Poli:t.ed
POL
Al:i
8LW
Mi~que'"'
MIT
At:AV JWiq.Jc Vihito:
Cttt1 C~m
tCM Eb.:kCITcifl'IC
I-lUG 1-Lrrt:uGteo::n
1Xf Te>rt>so:IFore:st
OG< &::igc
rt10S Moj>.\>eDc:-,.c,tSinds1)r.e
WCP Wc:.i1t.crodCow<'S
"'
....
Premium Finish
IWi<tJeSr~'!11Powclct
\'lri11kk:
wP
SAP
111i1'1un
...
$&'ill
w""
-
Stainless finish
M~hr.o:l
VU
Pdi..t-ocd
Q~""'
Lens 1ype
12 - Soft Focus lens
M.OC
POL
""
t,.,,...
~~
"'
Qoqm~P~'n' ~er
""
CAP Oe:.r .OnodtcciPowck:f
flh~.nl
.Sfi1G Sen~ M.x.l'ltllil'l Gr'rite
Q,:scsPowdct '
w"
'A~1hc:ro:llron
N~o100ko~.V.R~~
OCP OldCoppet
$-~~1 ~ 141
13 Aectilinear lens
Shieldin g
'
litiiG Roek.yM.:.oJI'ittin Gr!lol""t\e
SDS 'Sol'lOAn ~tSt.ridi1)ne-
C~<kcclke
I - HOM)OOrrb eaffle
Option
360Sl -
DRIVER
360S~""AotatOml Knuc!OO ~uMirgS)1 ~m
DATA--~~~~~
"'=V~o~k~s~----~l~n~Ru~s~h~C~u~n~n~t~--~O~p~~~'=;n~g~C~u~"~~~~--~~o~;m~m~~bi~~~----~O~p~7
,,~;o~n7A~m~b;~~m~T~m~p~~'~"~~-12VAC/DC 50'60Hz
<250mA (non <li mrra:O
100mA:
Masneti: I.Dw Voltase Di mrrf?r
-2rF-194~F
( 31YC OCI"C)
LM79DATA
CRI
BKNo.
(Typ.)
lnput \lhtts (Typ.)
(Ra.Ty~J
.so
<61
<62
<63
<64
<65
<66
e74
l 100K
3000K
400lK
85
85
85
85
9)
70
70
70
70
80
Amber(SOOnm)
2100K
3000K
4000K
Amber(59lnm)
OPTICAL DATA
L70 DATA
ccr
9)
9)
9)
9)
1\llinimum R~ted life. (hr ~.)

J6 of in itia llu rmns(
soooo
50000
5o;ooo
50000
50000
50000
50,000
soooo
e62
66
Be~m Type
Ang ~e
CBCP
BCP
Visu~llndiutor
Na110NS~ot
w
w
7S78
5748
2182
1430
68(1;}
ROO DOt
Green Cot
Cot
Bh.e Dot
S~ot
Medium FDOO
23.
WOeflco:l
S225
1984
1300
vaw
B-K LIGHTING
168
CARMEL PLAZA
MELINDA MORRISON
LIGHTING
Carmel, CA.
191 Arbor Lane

~ l-t3
_in_,:_!::!:!_!i[~! !.~~!~C,!!.r.:.._ odjust(l~r;("'~t ~
==u,=.=,
-;:1
I
I
ISID[VI[W I adjust
iOS DEVICE (o/ Ot~er.;)
;::::=======N:::I::T:::E::S::T::A::R::'~~;
I
TYP
I I SID[ VI[W Inrft..t

--J-' Q
h.Jme"
lllO<l!OlOGT
iJ
rtse1
IREARVIE'rJ I
- -
"'""M
360Sl'"
fl
H.OliZOOtaf Kota:Uon
(Opt.inal )50Sl'"' Kni.dcle)
JJI4ifl'llln~s)l.tOtt.t<adl6'-,bmii:UI~~~WW;....t.
Accessones tc~a.dyJ
G:d:.:t t...tfliCIII~!t&dyotr H<t*'li!QUJ;n_g~t"P'41k~
1\..'buntirg:
A!rrote Transformers:
~ ~~ ~~~ l liJ ~ ~
~e-~pg,""'
FQw.w ~
5~Gms
IN<O!<Ap...
C"10p<
TRSG""i~:e
I,J.l,f"'
!=b.\oq ~
I.A.G:l~ w
SPECIFICATIONS
Gree:r6ot.a-:"! rritiativ~""
Mo.ct
p-;od,gftg o:mpo::llt<OtUr ~ Modo tom~
~ t~nufa.::tured IISilg .eneY.oable sdar e~
pDJII:edoo site. Returnablt 10 rrsnuf,au~r at eod of Me

~USGJ? cndk!-to<r.J~:lle haedli;g. Pa::~i119 OOII't=ias to
ct.l:M::Itkoro:ar~.:as l<-K.'s.l used t bt> pcdiJct.rtatqgllft
b Ge~~Sou~ee effi::ac; aad ~ling re~s). eo.s.i
~Wghtirg.corrlgreeoso.a fot PI'C910M equiP!!naU.
BKSSl.,
lr.wgr..tt.cl.sor.d 1tl1a S)C"1amwitl., 'o'~clt~ i:-tobblr.o
for field UPJ~e. M:duh11 desgn with ekctri::al quiO.

d OConnect:s pmnii: &el:l rmintena11ca Hglt pOI.'er,
forv..q d throw sou::e corrplies "' ith. AN9 08.3:77 binning
re:qun~rrenu..
I:Xeeds Ut.ti<JY ~ I.U.II-' !urnet: rrmn~na11oe

re:quirerre11u.. l MSOcettifi::d ccmponenu..
llltP!JI'.'IlrnnUI.1n,_t(fr;...,.r l"NACNrrilfl 'J'IMOH'
tt1:atenafs
fwRi>Led in CopperfMe Allll'flill~ m(Typ? 6061101 ks
f10p1iortary iap!A 001uol scben')e achews pcwer factor

and etrrit.aw iBI.IJS~ CUflelllt 011tp0\ OYel
Yoltage, opellcia;. 011d slort circuit p~. lnrust.
("'fjpe .YJOl orStain~ss St.ee((l)ope D 4 .
CO'!ectioll
llod>
correm:
~~ired f10msoli:i bi&t Uarb:dydesgn ~

waterRroof wir.M~aocl in~gral heatsil.kfcr
~m o:or.-.poMont ~. t..1o:ig.-..f h.udir.. br rno:UY.m
rre:bai::al stre19th. Hgh "'rrpemure, silt:one
lilg
~wato:rt9htseal
Jt'..nudd
1\relX""'(to:king '(J Rirg ~bn Knuci&?)iscqrprise:J

ofwoo:mp:anents.lhl!fi~StS-irl~l -o'lhe b:dyatd Ms
aa ir~Aerb( rrecbi~dtaper. TheSil!l:rllXI is rrect.in~ frcmsoli
b&ta.d ~aturesase;nd, ~ angi;:>Q~t
He fe>lllllatt
rrecbli:al taperb:k albNs 4 fd JaJ wltiC:al aJjqs1rre ~

widat the useofs:etra-ed ~M i::h inhe.erot~ li'nitaifril9
t'fraB\He, siiWe '(!lila P0>'0es watertiJilt st.2f

aad ~ ~e Esimn~ t'.l mill:oillih:ture positbl. Ci!si}l
Hill
w~ds 73 lb. statC bod pea ~ rro.<ement ~ei!Sll .e

decades ofoptbl ali;}nrrent Jt'" ~ tbrwUor rrout.illg.
Opfuaal 3((1St"" add it~ p ro...:les bGxial SOIUC2

oo.tdwitb ~00 hprizOII'tah ocatOil in
additbn10Yefti::al
<di ctrrellt
Up
ftlj mcbine:l. Aco:mrro:!aaes (1]

R'"~ ......
~ns
or
bu~r
media
........
Sk:d: JeSi>tan\ ~mp:ted g_b>s iens is facto!)' aj~

1:> fittne GP and PfOtl~ llerrretC:al~ sealed oo6:al
~nt Specify soft kcts(l12:)or rE.<tilinear(f 13)~
lim~
<2!0rrA (nofl-dlmmng). ~fams T.O
Sal.l'fS.td.C222 1ic>2SO.B 12
ln~:clrr~'ll bl.l OPllKfT"" m:dk purrit ~kl c:h":>ng~ 110
optbfdGtibutbn. Cobro:ded beG:>y Merenm:

Nar!O#Spot(NSP):- !'Jed. S(:Ot(SP) =<iteell
Mol;,mfl:ol(MF U= Yell:w.Wile Fl:o:itwFU= el,a

RM1ot! Transt:.fn18'
For ttSe. Aft 12VACt:l!n:l-=a..,.rrote tranSfocmer o.O"Et9 ~ti: tlalls:bJrre IS on tj. e. KliJtibg cannot guarantee
pe1'101rl'la11Cewltb tto!{!:l par\'j O'&Uktl! ~tf trallslorm:IS.
Wiring
TebPcoated, lSPm, fiJrN, 250" c ~ aad crtrtified 10

Ul1659st!itdard.
Hardrte
l ine \OIG'Je dirrtrab&;> Yia rras;JnetC bN ~ dirrrrer.
Fer use with bot Ydlage dirm-.!r wit~ doedi::oted ~~euhlll

pllfOSeS of dirmiag: flem:toe IY&Jfletk:
conductor. Fer
~~~~:"~i~~::k:;;~~~=r:J~~::u
lnspi'a,on(Eifue~VIIird~sThndogv)
Wi~~tless corrmoai:atOn s-,s~m c~e~s
Optics
a,.amc lorrea
~>t>.,UII>t: <11\ \Itt: ilto.IW~dl fil.lU~. li..!o:-.ftl (tot6 \u 2S~
nom) lumen c.wrtpn MainQiR> output a t dEsiled ~\lei

o r rrB}' be cha.9ed conditbns requft v~ eclusi.:e
roobi~appliccU...Appa~ilable~theApp&e iTIIIesOStoe.
Wireless contoltp1040 ~t
Bb!~ttf'Connecti\fitv Requirene-1ts
iOS deYice (by ~) witb instal~ lllsDiratO. <onuol

System App is eeqtired for SlueJ.OOtiP W~ ColltiOL
Muetoth0 W:ISC. 40 ot t,gher seq.uie:l. i::'6 ~s witb
~luetodPveiSQ40or t;gher ioclude: iP~<6or IIWJer);
iP~ a!d gellC:~ J>~ or ncwe~ ; iP:::d tritiiP. if'~ 1\iP,
iPo:P(ifcd touclPSU gener..:tbl or neii'Jet-.
Tampe~-e:i;a.nt,
o:,... i;
stai;.less steel ~are:. LOCK"" ainino
<ddrtbn> l~ bbck am. " "'"'d lor >ldoicril
CORO$i:le~!lcrt.
firi-sh
.SQI'G~ ovr e::.r.lus ~e RoHs compiBnt., 15 stage
ch~ process cleans a.d conversbn coa1S

.alurrinm<Xlf'll:OneflU" prb(~:appli:::;.tbn ofCI:css'A' ~C
po~-..::s powder ~ir~g. lr.e~ compoolleflt ~re ~~ibbac
ill p:wkro:M or ha11dcraked rreolfinisb. Stain)?ss ~~
COrrp:'~Mtts a~e a-..ailable io N.&:r..fv.d

(arus~ili>b bt in'teria use oo~
rretal finisl
Wan:antv
Syeaf imili.d warranty.
c.:.-tm~c-n::.n.:t lk 1ing
m tested~ IESNP. LM79. Ull~ Certifiad ~ CAtUCSA
~oHs . p:~rrpfea S.itabl: for indcor Of

outic:or .se..Suil:able fer use it wet b::atbns. Suitable b
instal~witb ill4 ottheg10nd.IM6IIated. ~lbde inl6A
/ANSf Soa:2ards.
Ad)..tst~-t.un.EP f'at. Pending)

Integ!'>! elect10t1ob ~.< d}'n;')mic lurrea ~pon.<e et
the ind&~ual fttt~e. Jad~d (lOO% to ~ 110m) lu~n

Output t.bintaiflsOiftplto.tdesired leveloc"""f~cbanged
as cond itbns n:q.ile Spl-cif,o f.dol)' preset0111tp1t intens i\y.
S.'voc<fPlj ~MtN~Xd~~ ~~tr..

T~~Rt$c~.~Mcl~~t.'M
~~~9%~~~Jici~~Sco~-s
;r~~J:cl~ltc.
RELEO.SEO
ORNIUING NUlt8 ER
03-01-16
SUB-2482-00
169
CARMEL PLAZA
MELINDA MORRISON
LIGHTING
Carmel, CA.
191 Arbor Lane

POWER PI PE SYSTEM
Specify Fixture Separately
PROJECT:
TYPE:
CATALOG
NUMBER:
LAMP(S):
NOTES:
CATALOG NUMBER LOGIC
CJ~CJCJCJCJCJCJCJ
Example
Material
pp
18
- T-l7SE -
MIT
SF
120
Blank - Aluminum
B - Brass
s - Stainless
Series
pp
Type
Power Pipe"" System
----------------------------~
Stake
J - Junctio n Box
A
Adjustable 18" Stem* (req uires
18~ Power Pipe)
"Not ava~able with Transformer HousiDg
Power Pipe Length - - - - - - - - - - - - - - - - - - - - - - - - - - - _ _ j

12
12.. Power Pipe Length
18 - 18* Pow er Pipe Length
Transformer Housing
-------------------~
Blank
Less Transformer
T-L75E - Transform er housing w ith 75VA Electronic Transformer
T-TRe20 - Transform er hou sing with TRe20 8 ectro nic Transformer* (705-300 VAC S0/60 Hz. Non-Dimming . For use w ith t2LitJ.~~.I:.. fixtures)
"Not available wilh A<lju:.rableSiem (fy pe ',1,?
Cap Style
less Cap (AdJUslalie Stem
Single Hole Cap
Solid Cap
Blank
B
orly)
Finish - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -_J
Premium Finish
Brass
Aluminum Finish
Powder Coat Cobr
Satin
Wrinkle
Machined
MAC
Bronze
BZP
BZW
Polished
POL
Bla ck
BLP
BLW
Mitiquen1
MIT
White (Glo ss)
WHP
WHW
Aluminum
SAP
VER
Verde
Input Voltage
Blank
120
230
277
Stainl~ss
I
I
I
Machined
MAC
Po lished
POL
BRU
Brushed
CMG
Cascade Mountain Gra nite
RMG
Rocky Mountain Granite
AMG Aleu ti an Moun tain Gr anite
CRI
Cracked lee
SDS
Sonoran Deser t Sandstone
AQW Ant ique White
CRM
Cream
SMG
Sierra Moun ta in Granite
BCM
Bl ackChome
HUG
Hunter Green
TXF
Textured Fores t
BGE
Beige
MDS
Mojave De sert Sandstone
WCP Weathered Copper
BPP
&cwn Patina Pcwder
NBP
Nat ural Brass Powder
WIR
CAP
O ear Anodized Powder
OCP
Old Co pper
ABP
I
I
I
Antique Brass Powder
Wea thered Iron
AJso avai labfe in AAL Finishes

SeesiJbmittal SUB-1439-00
--------------------------------------------------------------_j
LessTransformer or For use with TRe20 Elect ronicTransform er (705-300 VAC. 50/ 60Hz. Non-D imm61g)
120 VAC Input (Fo r use withL75E)
230 VAC Input (Non-Dimm ing, For use wl h LlSE)
277 VAC Input (Non-D imm ing, Foruse with L75E )
Options
SF - Stability Flange
B-K LIGHTING
40429 Brickyard Drive Madera, CA 93636 USA

559.438.5800 FAX 559.438.5900
www.bklighting.com info@bklighting.com
S UBMITTAL DATE
8-1 5-13
DRA~NG
NUMBER
SUB-1104-07
THIS OOCU~NT CONTAJNS PROPR ETAR"r' INFORMA.nON OF BK LIGHTING, INC. AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY ~GHTS TO REPROOOCE, asa.OSE ITS CONTENTS, OR TO MANUFACTURE, USE OR SELL ANYTHING IT MA.Y
DESCRIBE. REPROOOCTION, a SCLOSURE OR USE WITHOUT SPEaFIC WRITIEN AUTHOOIZATION OF B-1< LIGHTING, INC. IS SmCTLY F OR~ DDE N .
170
EJ
CARMEL PLAZA
MELINDA MORRISON
LIGHTING
Carmel, CA.
191 Arbor Lane

POWER PIPE SYSTEM

TYP:
JUNCTION (J)
STAKE (S)
ADJUSTABLE STEM (A}
6 0ia
( IS2mm)
:::..._j_
us \22 rnm}
---.
S<'ab~iiY f lall(r-
{QptionaD
23/S"OD.fflmm)
2" 1.0.(5 1 m iW)
211/16 ' Oia(68 11UU)
(2) 112' CP\IC
SlipCoooo:ton
(13mm)
Bottom VIew
ITRANSFORMER I
CAP STYLES
'8' Cap (Singl Hoi)
'C' Cap (Solid C.p)
7/8'0i.>l22mm;
Fixtur~
Mount ing Hole

2 1/4.0i.<l !$7 r!'lm}
rn
_j_
13/8' \lS mmi
rn
SolidC;c
h Tem~ratu-e
Si on!':O..fling
......_ 2 1/4' Di.H57 r!'lm}

M~hi ned Alomlnt.un
Hou$il'\Q wilh
TransfomlEf
_l
13/&'05mm)
11.1 d!f!"lt(IS!OOS IMit<Sted OJ! ti!I S Sll\:)lf'lkt3! SIC MMitiH

(1\t~ctTedlnkal S~!f<; l Y(<V ff"<1Ut't ('1\(lft 9.tinjf~llt wedfi(~11~ftS.
SPECIFICATIONS
CreenSource Initiative ...
Metal OOd packaging 001npoo<'3\ts are tilade from recyc:led
matef1als. "lanuracu..-ed u!lng ~~able sola eflefgy,
produced onsite. Returnable to mZ~r~t.fachlt'ef at EOd of life
to e05uoe aadle~ocl<ldle hoodiog. PaciV.'l!)i"fJ contain$
no chlorolluotocarboll5 ((FC'>). U~e of this product mZif
qualify for G....,.,Sourc:e effoc;acy aod o;cyding r<.OOt~s).

con:~<~lt \WM.blltighllng.co~n/g reenooUi ce for program
requirements.
Installa tion
PfOVides cl dean. ard'lit~cturai trart$itjon fr'Om wil'ing
system to fixture. l:" Sdll!<lule SO PVC pipe. For direct
blJial inlo soil or co11<.rete. Ava illl~ e in 12" and 18"
lengths. Available in 1hree Installation type~
Stake (Type $)
60 angled bouom designed for use with conduit or
d ireclburi~ 16w voila~ c.a bl ~.
Junction Box IT~ J)
lndudes 121 112' PVC sip <ome<tors l01 branch

drcLi twiring.
Adjustable Stem (Type A18)

1a fi~ld .ldjustable St em ttc.'COI)'HV.o<lat~S ruturl)
l<'l ndscape growth. Untsed stem lt ngth remains
hidden inside housing. Delrin rushing and stah~ess

st~
set screws lock mcxmting height.
Stblllty Flonge
Optional 6"
wtrln9
dlamere~.
molded $lability nange
Tefl(l(l coated wire, 18AWG, <IJOV, 2;;0' C ra ted
simplifies i.nslallation and projects into slbstrate to
simplify inst.allation and reinforce housing stability.
and certified to UL 1659 standard Adjustable stem

mount additionally includrlS 24" or 36" 12/2 direct
buri"al low voltagecabJe.
Cap Style
Machined from <OP(.>E'r-free aluminum or machined
brass. Oloose lfom Solid rQ, or Single Hole ('81
cap st)'les.
Tamper resisrnnt stainless steel hardw.ve.
Tr1.nsfonner Housing
Fully m<!ldlined from 'opperfree aluminum, solid

mochined brass or stainless steel. 5tainless steel
h.udwar<e. High t~mpe ra.ture, silicone '0 ' Ring
provi d~s. wate1
tight sea t
Ele<tronk Transformor
For u> ";t.h halogen lamp>. 120\1, 230V, ancl 277V
primary voltage. 120\1 is fully dimmable (40W
minlmn load). 5Q/6otlz. 11.6V secondary voltage.
10 walt minimum load 6-lalogen) non~immed.
75 warr rna)timum load. >0.93 Power Factor. <20%
THO. Operating frequency> IIJI<Hz. Soft statt clralitry
to ~xh~'d lamp lire.
Hardware
Finis!>
Sta1Guard , our ~xdusiv~ RoHs oompli..lnl, 15 stage
chron"Mte-free process deans and tonvetsion coats
aluminum components prior w 3pplicatlon of Class
'A' TGIC polyester powder coating.
Warranty
Syear limited warranty.
Llsdngs
..... ......=
ffi listed. Made in USA.
AoHS+
q-cac.'I U IZIC'9>\: U>Ndfm.-lU'htUkoffk.tJOflt(~t.Sli'Cf'l
TRe20 Ele<troni< Transformer
forusewilh tl.t'il:i:;iJ..solid state 12V SyStems. 105300VAC primal'/ voltage. S0/60Hz. Non Dimming.
2(111A maximlln 1oad.
B-K LIGHTING
40429 Briel<yatd Otive Moda, CA 936J6 USA
559.438.6900 FAX 559.438.5900

www.bklfghl.ing.eom in fo@bklighting.corn
DRAWNG ~<UMBER
SUB-1104-07
EJ
171
CARMEL PLAZA
MELINDA MORRISON
LIGHTING
Carmel, CA.
191 Arbor Lane

POWER PIPE SYSTEM

PROJECT:
TYPE:
IINSTALLATIONI
Stake (S)
Adjustable
Stem (AlB)
~Specif; Fi xture
>
/ "-/
,A_,
Separately
~>
Cond uit
12V or
120V/23CN/277V In
Condui t
or UF Cable
or UF Cable
12VOut
12V In
12V o r
120V/230V/2 77V In 120V/230V/277VIn
Power Pipe Stake

W1th'B'C3p
12VOut
120VI23CN/277V In
12Vor 12r:N/230V/2 77VOut
Power Pipe Stake

With Integral
Power Pipe Stake
With Integral
Power Pipe:
Adjustable Stem
Trans former 1/1/ith 'B' Cap
Transformer For Remote
Fixtures With '(' Cap
,,
/
,/
\ /
'-{
Specify Fixtur e
Separately
/ )
/~/
Junction Box (J)
~/
/Specify Fixture
.- "'- /
/-:,_ ')
Separatejy
f:-1
~/
Grade
12V or
120V/230V/277V In
12V or
120V/230VI27 "N Out
Power Pipe Junction Box

With 'B' Cap
120V/230V/277V In
120V/23CN/27N In
12V 0u t
Power Pipe Junction

Box With Integ ral
Transformer For Remote
12V or 120V/2 30V/277V Out
Power Pipe Ju nction

Box With Integral
Transformer With '8' Cap
FixturesWi th'C Cap
B-K LIGHTING
559.438.5800 FAX 559.438.5900

SUBM ITTAL DATE
DRAWIN G NUMBER
8-15-13
SUB-1104-07
172
Attachment G Lighting Details

Light #
Description
Size
Location
LE1
Up-Light 1
5 High
2 Diameter
Ground mounted, directed at

trees and signage
LE2
Tower Light
Approx. 11 6 Tall
LE3
Mounted Ceiling
Lights
14L x 4W x 8H
Along courtyard perimeter,

under eaves
LE4
Hanging Pendant 1
14 x 11
LE5
Wall Sconce
LE7
Step Lights
Wattage
Color/Finish
7 8.5
Watts
Varies
20, 35, 70
Watts
25 Watts
Aluminum
Under the interior bridge, At

the Mission/7th entrance
12 Watts
Black
12x8
15x11
Junipero and Mission Street

entrances
8 and 12
Watts
Black
Length: 20 80
Recessed vertically within

railing posts
6 Watts
Light only
Image
N/A (See Full Photo Details)
Varies
173
LE8
Hanging Pendant 2
72L x 54W x 48H
Hanging at the Junipero/7th

entry
25 Watts
Black
LE10
LED Light Strip
Varies
12 Watts
Light only
LE11
Cube Wall Sconce
4L x 4W x 4H
At wood corbelled buildings

(above Kate Space & Tommy
Bahama), Under fire pits,
around built-in seating
Elevator, Trellises
LE12
Rectangular Wall
Sconce
5.5 L x 15H
Throughout interior courtyard
9.6 Watts
Cream
LE13
Up-Light 2
3 High
2 Diameter
Fountain (Ocean Ave.)
75 Watts
(Max)
Solid bronze
or stainless
steel
LE14
Tenant Lights
Length: 18 48
Individual tenant signage
3 Watts
Varies
N/A (See Full Photo Details)
5 10 Watts Anodized
aluminum,
Stainless
steel
174
NITE STAR
PROJECT:
TYPE:
MELINDA MORRISON LIGHTING
CATALOG
NUMBER:
191 Arbor Lane
Moss Beach, CA. 94038
Signage and
Tree Up-lighting
LE1
Example
Material
Blank
Series
NS
NOTES:
LED
NS
Aluminum
Nite Star
4"
(102mm)
LED
SOURCE:
CATALOGNUMBERLOGIC
NS
NS
LED
S
Brass
e60
NSP
BT
BZP
12
11
- 360SL
Stainless Steel
2 1/4"
(57mm)
Source (Requires low voltage transformer)

LED - e Technology with Integral Dimming Driver (25W min. load when dimmed)
Designed for use with remote 12VAC BKSSL transformers. Requires magnetic Low Voltage Dimmer.
LOCK
Knuckle
LED Type
Bluetooth Wireless Control*
e60
e61
Optics
8.5WLED/2700K
1 5/8"
(41mm)
8.5WLED/3000K
Adjust-e-Lume**
e62
e63
e64
e65
8.5WLED/4000K
8.5WLED/Amber
7WLED/2700K
7WLED/3000K
e66
e74
7WLED/4000K
7WLED/Amber
MFL - Medium Flood (Yellow Indicator)

- Narrow Spot (Red Indicator)
WFL - Wide Flood (Blue Indicator)
- Spot (Green Indicator)
Adjust-e-Lume (Specify Wireless or Manual Control)
BT - Bluetooth Wireless Control (iOS device required. By Others. For use with e60, e61, e62, e63)
NSP
SP
A9 (Standard), A8, A7, A6, A5, A4, A3, A2, A1 (Choose Output Intensity. **For use with e64, e65, e66, e74)
Finish
Aluminum Finish
Brass Finish
Premium Finish
Powder Coat Color
Satin
Wrinkle
Machined
MAC
ABP Antique Brass Powder
CMG Cascade Mountain Granite
RMG Rocky Mountain Granite
Bronze
BZP
BZW
Polished
POL
AMG Aleutian Mountain Granite
CRI
SDS Sonoran Desert Sandstone
Black
BLP
BLW
Mitique
MIT
AQW Antique White
CRM Cream
SMG Sierra Mountain Granite
White (Gloss)
WHP
WHW
Stainless Finish
BCM Black Chrome
HUG Hunter Green
TXF Textured Forest
Aluminum
SAP
Machined
MAC
BGE Beige
MDS Mojave Desert Sandstone
Verde
VER
Polished
POL
BPP Brown Patina Powder
NBP Natural Brass Powder
Brushed
Interior use only.
BRU
CAP Clear Anodized Powder
OCP Old Copper
WIR Weathered Iron

Also available in RAL Finishes
See submittal SUB-1439-00
Lens Type
12 Shielding
11 Option
360SL -
Soft Focus Lens
13
Cracked Ice
Rectilinear Lens
Honeycomb Baffle
360SL Rotational Knuckle Mounting System
DRIVER DATA
LM79DATA
Input Volts
12VAC/DC 50/60Hz
InRush Current
<250mA (non-dimmed)
BK No.
CCT
(Typ.)
Input Watts (Typ.)
CRI
(Ra. Typ.)
e60
e61
e62
e63
e64
e65
e66
e74
2700K
3000K
4000K
Amber (590nm)
2700K
3000K
4000K
Amber (590nm)
8.5
8.5
8.5
8.5
7.0
7.0
7.0
7.0
80
80
80
~
80
80
80
~
B-K LIGHTING
Operating Current
700mA
L70DATA
Dimmable
Magnetic Low Voltage Dimmer
Minimum Rated Life (hrs.)

70% of initial lumens(L70)
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
Operation Ambient Temperature

-22F-194F (-30C - 90C)
OPTICALDATA
Beam Type
Angle
e62
CBCP
e66
CBCP
Visual Indicator
Narrow Spot
Spot
Medium Flood
Wide Flood
13
15
23
31
7578
5748
2182
1430
6889
5225
1984
1300
Red Dot
Green Dot
Yellow Dot
Blue Dot

559.438.5800 FAX 559.438.5900
SUBMITTAL DATE
03-01-16
DRAWINGNUMBER
SUB-2482-00
THIS DOCUMENT CONTAINS PROPRIETARY INFORMATION OF B-K LIGHTING, INC. AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE, DISCLOSE ITS CONTENTS, OR TO MANUFACTURE, USE OR SELL ANYTHING IT MAY
DESCRIBE. REPRODUCTION, DISCLOSURE OR USE WITHOUT SPECIFIC WRITTEN AUTHORIZATION OF B-K LIGHTING, INC. IS STRICTLY FORBIDDEN.
175
NITE STAR
PROJECT:
Signage and Tree Up-lighting
TYPE:
IOS
Device
iOS
DEVICE (by Others)
(By others)
SIDE VIEW
SIDE VIEW
LE1
2 1/4" Dia.
(57mm)
4"
(102mm)
7"
6 1/2"
(178mm)
(165mm)
2 1/4" Dia.
(57mm)
4"
(102mm)
Dimming
CCT Modulation
Hue
Off/On
REAR
VIEW
2 1/4" Copy Paste
LOCK Knuckle
2 1/4" Dia.
(57mm)
Patent Pending
Adjust-e-Lume
LOCK Knuckle
(57mm)
4"
(102mm)
1 5/8"
(41mm)
1 5/8"
(41mm)
LOCK
Knuckle
360SL
1 5/8"
(41mm)
1 5/8"
(41mm)
Bluetooth
Antenna
5/8"
(16mm)
All dimensions indicated on this submittal are nominal.
Contact Technical Sales if you require more stringent specifications.
Accessories (Configure separately)

Mounting:
Remote Transformers:
Horizontal Rotation
(Optional 360SL Knuckle)
Power Pipe
Power Canopy
SPECIFICATIONS
LCT
Wireless
Remote
GreenSource Initiative
Options:
Mounting
options:
Metal and packaging components
are made
from recycled
materials. Manufactured using renewable solar energy,
produced on site. Returnable to manufacturer at end of life
to ensure cradle-to-cradle handling. Packaging contains no
chlorofluorocarbons (CFCs). Use of this product may qualify
for GreenSource efficacy and recycling rebate(s). Consult
www.bklighting.com/greensource for program requirements.
Horizontal Rotation
Materials
Optional
360SL Knuckle
2 1/4" Dia.
(57mm)
Saturation
Hue
m)
Power Pipe
Furnished in Copper-Free Aluminum (Type 6061-T6), Brass

(Type 360) or Stainless Steel (Type 304).
Body
Fully machined from solid billet. Unibody design provides
enclosed, water-proof wireway and integral heat sink for
maximum component life. Integral knuckle for maximum
mechanical strength. High temperature, silicone O Ring
provides water-tight seal.
Knuckle
The LOCK (Locking O Ring Compression Knuckle) is comprised
of two components. The first is integral to the body and features
an interior, machined taper. The second is machined from solid
billet and features a second, reverse angle taper. The resultant
mechanical taper-lock allows a full 180 vertical adjustment
without the use of serrated teeth, which inherently limit aiming.
High temperature, silicone O Ring provides water-tight seal
and compressive resistance to maintain fixture position. Design
withstands 73 lb. static load prior to movement to ensure
decades of optical alignment. pipe thread for mounting.
Optional 360SL additionally provides biaxial source
control with 360 horizontal rotation in addition to vertical
adjustment.
Cap
Fully machined. Accommodates [1] lens or louver media.
Flush lens.
Lens
Shock resistant, tempered, glass lens is factory adhered
to fixture cap and provides hermetically sealed optical
compartment. Specify soft focus (#12) or rectilinear (#13) lens.
Tree Strap
Stems
Canopies
UPM
BKSSL
Integrated solid state system with e technology is scalable
for field upgrade. Modular design with electrical quick
disconnects permit field maintenance. High power,
forward throw source complies with ANSI C78.377 binning
requirements. Exceeds ENERGY STAR lumen maintenance
requirements. LM-80 certified components.
Integral, constant current driver. 12VAC/VDC input. 50/60Hz.
Proprietary input control scheme achieves power factor
correction and eliminates inrush current. Output, overvoltage, open-circuit, and short circuit protected. Inrush
current limited to <250mA (non-dimming). Conforms to
Safety Std. C22.2 No. 250.13-12.
1 3/4"
(121mm)
Line voltage dimmable via magnetic

low voltage dimmer.
4 1/4"
For use with low voltage (108mm)
dimmer with dedicated neutral
conductor. For purposes of dimming: Remote magnetic
transformer with BKSSL Power of e technology loads should
be loaded to 25% of the transformer VA (watts) rated value.
Inspiration (Bluetooth Wireless Technology)

Wireless communication system creates dynamic lumen
response at the individual fixture. Indexed (100% to 25%
nom.) lumen output. Maintains output at desired level
or may be changed as conditions require via exclusive
mobile application. App available at the Apple iTunes Store.
Wireless control up to 40 feet.
Bluetooth Connectivity Requirements
iOS device (by Others) with installed Inspiration Control
System App is required for Bluetooth Wireless Control.
Bluetooth version 4.0 or higher required. iOS Devices with
Bluetooth version 4.0 or higher include: iPhone (4S or newer);
iPad (3rd generation iPad or newer); iPad mini; iPad Air;
iPod (iPod touch 5th generation or newer).
Adjust-e-Lume (Pat. Pending)
Integral electronics allows dynamic lumen response at
the individual fixture. Indexed (100% to 25% nom.) lumen
output. Maintains output at desired level or may be changed
as conditions require. Specify factory preset output intensity.
B-K LIGHTING
TR Series
Power Pipe
UPMRM
Optics
options:
Interchangeable OPTIKITRemote
modules
permit field changes to
optical distribution. Color-coded for easy reference:
Narrow Spot (NSP) = Red. Spot (SP) = Green.
Medium Flood (MFL) = Yellow. Wide Flood (WFL) = Blue.
Remote Transformer
For Mounting
use with 12VAC
remote transformer or
Canopies
magnetic transformers only.
B-K Lighting
cannot guarantee
UPMRM
TR Series
Power Pipe
performance with third party manufacturers transformers.
Wiring
Teflon coated, 18AWG, 600V, 250 C rated and certified to
UL 1659 standard.
Hardware
Tamper-resistant, stainless steel hardware. LOCK aiming
screw is additionally black oxide treated for additional
corrosion resistance.
Finish
StarGuard, our exclusive RoHs compliant, 15 stage
chromate-free process cleans and conversion coats
aluminum components prior to application of Class A TGIC
polyester powder coating. Brass components are available
in powder coat or handcrafted metal finish. Stainless steel
components are available in handcrafted metal finish.
(Brushed finish for interior use only).
Warranty
5 year limited warranty.
Certification and Listing
ITL tested to IESNA LM-79. UL Listed. Certified to CAN/CSA
/ANSI Standards. RoHs compliant. Suitable for indoor or
outdoor use. Suitable for use in wet locations. Suitable for
installation within 4 of the ground. IP66 Rated. Made in USA.
Bluetooth is a registered trademark of Bluetooth SIG, Inc.

Teflon is a registered trademark of DuPont Corporation.
Energy Star is a registered trademark of the United States
Environmental Protection Agency.
iTunes is a trademark of Apple Inc.

559.438.5800 FAX 559.438.5900
RELEASED
03-01-16
DRAWINGNUMBER
SUB-2482-00
176

191 Arbor Lane
Technilumo
'
mabilier urbain d'<a~age
A
V
W'
Post / Tower lighting
177
LE261
Treille data sheet
Post / Tower lighting
LE2
191 Arbor Lane
Aluminum made
Entirely Weld-free
Menton, Jardin du Bastion

Contracting Authority: Ville de Menton
Photograph: Franois Deladerrire
Height 3 to 4 m
Total height up to 5 m
Nice, Promenade du Paillon

Contracting Authority: Nice Cte d'Azur
Lighting designer: Yves Adrien - Coup d'clat
Landscape architect Pna & Pea
Engineering: egis France
Lighting element
. Above the open-work area: optical unit with
bright anodized aluminum narrow reflector,
(30) and lighting system tilted downwards
inside the profile
. Possible fitting 20, 35 and 70 W MH in class
1 or 2
. Led class 1
Pole
. Exclusive aluminum profile with internal
structure
. Trapezoid section structure 140 x 180 x 210 mm
. Cut out on 4 sides from 1m 20 to 30 cm
from the top
Access door
. Flush
. Opening 500 x 128 mm
. At 600 mm from the base
Photograph: Franois Deladerrire
4m
13'
3.5 m
11.5'
Baseplate
. Die Cast aluminum
. Dimensions 400 x 400 mm
. Fixing distance 300 x 300 mm
. Insulating rings on the 4 anchoring oblongs
to avoid any contact with galvanized steel
bolts
Possible variations
. Opening(s) in the upper part to add extra
floodlights
. Other heights and cut outs upon request
. Bollard: height 1m40 Led 10W
1.2 m
4'
Finish
. Polyester powder coating
RAL colors or special finish
. Natural anodization (20 microns)
Conception: Atelier du Son et Lumire
178
FRAMED model: WS-W736

LED Interior & Exterior Sconce
LE3
Low ceilings along courtyard

perimeter
8"
4"
Fixture Type:
8"
Catalog Number:
WS-W73608
4"
14"
Project:
8"
Location:
WS-W73614
20"
32"
10"
WS-W73620
SPECIFICATIONS
PRODUCT DESCRIPTION
Construction: Aluminum construction with white mitered glass.
Redefine being framed. This cleanly framed out simple block of light is
available in two finishes and three sizes.
Light Source: High output LED.

Finish: Graphite (GH), Bronze (BZ).
Standards: ETL & cETL damp location listed. IP65 rated.
ADA compliant. CEC Title 24.
FEATURES

Can be mounted as a wall sconce or ceiling flush mount

ADA compliant, low profile design
ETL & cETL wet location listed, IP65 rated
CEC Title 24 Compliant
Aluminum construction with white mitered glass
Replaceable LED module
Full range dimming when used with compatible dimmers
No transformer or driver required
277V option available (special order)
50,000 hour rated life
Color Temp: 3000K
CRI: 90
ORDER NUMBER
Model
Width
Wattage
Voltage
WS-W73608
WS-W73614
WS-W73620
8"
14"
20"
15W
25W
38W
120V
LED
Lumens
1219
2378
3058
Delivered
Lumens
Finish
776
1183
1864
GH Graphite
BZ Bronze
Example: WS-W73608-GH
For 277V special order, add an F before the finish: WS-W73608F-GH

191 Arbor Lane
modernforms.com
Phone (800) 526.2588
Fax (800) 526.2585
Headquarters/Eastern Distribution Center

44 Harbor Park Drive
Port Washington, NY 11050
Central Distribution Center

1600 Distribution Ct
Lithia Springs, GA 30122
Western Distribution Center

1750 Archibald Avenue
Ontario, CA 91760
179
WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program.
LUCID model: PD-W74615

LED Interior & Exterior Pendant
High ceiling pendant at gable roofs.

Under-bridge lighting at courtyard.
Pendant lights hung from new
beams at Mission/7th entry.
LE4
Fixture Type:
Catalog Number:
Project:
59s"
Location:
14w"
11"
SPECIFICATIONS
PRODUCT DESCRIPTION
Construction: Mouth blown clear etched opal glass.
A clearly defined orb gently encircles a cylinder of opal glass.

Lucid is a clean and updated version of the traditional lantern. The
pendant is available for cohesive specifications throughout upscale
residential or hospitality commercial spaces.

Finish: Black (BK).
Standards: ETL & cETL damp location listed. IP65 rated.
FEATURES

Mouth blown clear etched opal glass
10' of wire included to extend pendant up to a total of 120", three 12"
and one 6" downrods included (additional downrods available).
277V option available (special order)
Color Temp: 3000K
CRI: 90
ORDER NUMBER
Model
Height
Wattage
Voltage
PD-W74615
14w"
12W
120V
LED
Delivered
Lumens Lumens
Finish
960
660
BK Black
Example: PD-W74615-BK
For 277V special order, add an F before the finish: PD-W74615F-BK

191 Arbor Lane
modernforms.com
Phone (800) 526.2588
Fax (800) 526.2585



Ontario, CA 91760
180
LUCID model: WS-W746

LED Interior & Exterior Sconce
Wall sconce at Junipero and

Mission Street entrances
LE5
Fixture Type:
Catalog Number:
Project:
Location:
11d"
11"
8"
98"
15"
12"
WS-W74612
WS-W74615
SPECIFICATIONS
PRODUCT DESCRIPTION
Construction: Aluminum construction with mouth blown clear etched opal glass.
A clearly defined orb gently encircles a cylinder of opal glass. Lucid is a

clean and updated version of the traditional lantern that may be hung
in multiples in an outdoor entertainment area or over an entryway.

Finish: Black (BK).
Standards: ETL & cETL damp location listed. IP65 rated. CEC Title 24.
FEATURES

CEC Title 24 Compliant
Aluminum construction with mouth blown clear etched opal glass
Color Temp: 3000K
CRI: 90
ORDER NUMBER
Model
Height
Wattage
Voltage
WS-W74612
WS-W74615
12"
15"
8W
12W
120V
LED
Delivered
Lumens Lumens
Finish
670
980
460
660
BK Black
Example: WS-W74612-BK

191 Arbor Lane
modernforms.com
Phone (800) 526.2588
Fax (800) 526.2585



Ontario, CA 91760
181
T3 Signal 24Vdc Monochromatic - Opal

Model No: T3.002.12.US
Step light to be recessed within railing posts
Date:
Project:
Fixture Type:
Specifier/Rep:
LE7

191 Arbor Lane
C ompliance LM-79-08
and LM-80-08
Certified by
Availab le for International sp ecificat ion s b y ad d in g 'INT' at t h e en d of t h e exist in g Mod el

# In t ern at ion al sp ec sh eet s are availab le u p on req u est
Model:
T3.002.12.US
New:
Yes
Installation:
Recessed (Inground, Wall/Ceiling) Remodel (Non-IC)
Housing:
104cm / 40 15/16" CAS.0213.99 or

CAS.0209.99 Required
Light Color:
Cool White
Color
Temperature:
3000K
CRI:
93 (96 by request)
Fixture Finish:
Opal
Fixture
Material:
PMMA
Lamp Type:
Signal LED
Total Wattage:
6W
Lamp Voltage:
24Vdc
Lamp Life:
50,000 hrs at 70% of lamp lumen output

with IES LM-80. For optimized perfomance
follow instruction sheet.
Pitch:
IP Rating:
IP68
Width:
2.3cm / 7/8"
Length:
102cm / 40 3/6"
Height:
5.39cm / 2 1/8"
Weight:
1900g/m / 29.4oz/ft
Breaking
Strength:
IK10
Screws:
Stainless Steel
Exact Measurements: Metric
Additional Details
Recessed Drive-over professional lighting system for lindoor, outdoor
application; DMX or DALI dimmable. Requires Housing Box to be
ordered separately. Monochromatic signal LED included 100cm of
PBS8-F cable with AQAstop Flex, 3 poles (2x0,75mm2 + 1x0,5mm2)
external 6,1mm. LED non-IC rated remodel housing is for use in
non-insulated areas or where insulation is at least 3 inches from
fixture.
30 Tycos Dr. Toronto, ON Canada M6B 1V9 PH: 800.388.3382 / 416.247.9221 FAX: 416.247.9319 www.zaneen.com, tech@zaneen.com
182
Page 1 of 2
Step light to be recessed within railing posts
LE7
183
Custom pendant proposed under

stair landing at Junipero/7th entry.
LE8
Front view
Side view
Top view
Jennings II pendant
(72L x 54W x 48H) + any length support rod

Outer 3 cages: open (no glass)
Innermost cage: 4 clear seedy glass side panels
32 x max 25W medium base incandescent sockets
Customer may use screw-in LED, CFL, or incandescent bulbs
Bulbs not included
Choice of standard metal finish (deluxe: 10% upcharge / premium: 20%)
Fixture is designed to be mounted on a flat ceiling that is parallel to the floor. If
fixture is to be mounted on a sloped ceiling we must know that at order
placement to make necessary canopy modifications.
Approximately 325 lbs each
UL listed (indoor use)
Made in U.S.
Optional UL damp (for covered outdoor use)
10% upcharge
Powder coat metal finish
All metal parts phosphate treated
UL damp electrical

191 Arbor Lane
184
12V
SUITABLE FOR
CLOSET USE
DRY/WET LOCATION
FLUID VIEW 12V WET LOCATION LED STRIP LIGHT
DC
DIMMABLE
SPECIFICATION SHEET
Medium brightness
Up-light at wood corbeled buildings (above Kate Spade & Tommy
Outdoor / wet location
Bahama). Light strip under courtyard fire pits and built-in seating.
16.4 ft. maximum run
UL Listed & R/C SAM Manual
Suitable for closet use
5-Year limited warranty
LE10
.41 in.
(10.5mm)
Input Voltage: 12VDC Constant Voltage

Power Consumption / ft.: 1.44W / 120mA
LED Chip Type: Epistar 3528 SMD Chip
LED Chip Beam Angle: 120
LED Chips / ft.: 18
Mounting: Includes mounting clips & screws
Field Cuttable: ~ 2 in.
Maximum Run : 16.4 ft.
Connections : 3 ft. female wet location plug
one end, 3 ft. male wet location plug opposing
end, Wire gauge: 20/2 AWG
Dimmable: Yes
1 ft. (305mm) 20/2 AWG UL 2464 Wire
SPECIFICATIONS
Item #
Connector
Size
CCT
(Kelvin)
Lumens
/ ft.
CRI
Efficacy
(lm/W)
DI-12V-FV30-W8016 (16.4 ft.)
10.5mm
3000K
100
85.9
69.4
E469769
BLAZE
Ambient Temp : -4 ~ 122F (-20 ~ 50C)

Operating Temp : -4 ~ 176F (-20 ~ 80C)
Environment : Outdoor / wet location
Dimensions: .4 x .2 in. (W x H)
Certifications: UL Listed 2108. UL 1598 / CSA
250.0-08, UL 8750. UL 879 / CAN/CSA-C22.2
no. 207-M89. E469769 (UL Listed), E469770
(SAMS Manual). Suitable for installation in a
clothes closet.
Included Items (per spool): 6 mounting clips,
12 screws, 5 end caps, 2 terminal caps, 1 Wet
Location Splice Connector Pair
Note Each maximum run requires a dedicated power feed from the driver. Do not extend beyond the recommended maximum run
length.
Note Wire leads and accessories are not rated for in-wall installation unless otherwise noted. Attached wire leads and connections
are field-cuttable.
Note Do not install product in an environment outside the listed ambient temperature. Exceeding the maximum ambient temperature
may damage LED chips, reduce the total lamp life, lumen output, and/or adversely impact color consistency.
Note Operating temperature is measured according to the minimum and maximum ambient temperature environment.
Note Do not install near or around chlorinated/treated water. This product is not rated as submersible. Do not install in location
where water may pool or collect. Do not install in location where LED chips are exposed to direct sunlight as damage to the
phosphor will occur.
Note Epistar 3528 SMD Chip binning ranges: (3000K 70 CRI: 2870-3045K).
Note Lumen value measured in accordance to IES LM-79-08. LED chips have a luminous flux range with a tolerance of +/- 5%.
Note Actual efficacy value is dependent to specified LED driver (power supply). An estimated efficacy value has been provided and
calculated as follows: Lumen value (measured in accordance to IES LM-79-08) divided by average power consumption per
foot.
BLAZE
E469769
1 ft. (305mm) 20/2 AWG UL 2464 Wire
.19 in. (5mm)
.33 in. (8.3mm)
~ 1 in.
(25mm)
191 Arbor Lane
Leads:
Red (+)
Black (-)
W .4 in.
(10mm)
FLUID VIEW STRIP LIGHT SERIES
H .2 in.
(5mm)
Item #:
Project:
1 OF 4
SS033115-2.3C
185
Elevator down light.

Existing trellis down light.

191 Arbor Lane
LE11
Cubed Wall Sconce
The Cubed wall sconce is a small, but mighty lighting tool. The simple shape
provides 400 lumens of warm LED light up and 400 lumens down. The compact form is under 4 in all directions, a perfect solution for ADA compliance.
Best of all, the broad variety of standard and custom finishes enable this
fixture to either blend with a wall color or provide pops of color or interest.
It can be used inside or outdoors, standing alone or in series across a wall.
Available as a 400 or 800 lumen downlight as well as in taller versions.
Made in USA.
S P E C I F I C AT I O N S
LEDs
Power Requirements
Dimming
Construction
2700K, 3000K or 3500K; 90+ CRI CREE XP-E

120vac 700mA Direct Current
ELV and 0-10v with certified power supplies; DMX-512 option
RoHS compliant materials and manufacturing
anodized aluminum, stainless steel, polycarbonate
Optics
Narrow and broad beam optics available
Finish
Brushed anodized and powder coat. Custom colors and finishes available
Installation
Fits standard j-boxes with horizontal trim or horizontal deep switch boxes
Certifications
Warranty
ETL for wet and dry locations; LM-79 available

Five year limited warranty; other warranties may also apply
400
Dimensions
10 up/down
5 downlight

light color
size
model
LLWS.S.CB.
usage
04 = 04w x 4h x 4d
04-18T = 04w x 18h x 4d
04-24T = 04w x 24h x 4d
04CST-XX = 4w x XXh x 4d
Lindsley Lighting, LLC

925.254.1860 P
888.695.3699 F
4w x 4h x 3.95d
See below for other sizes
meets ADA requirements
ORDER INFO
4w x 4h x 3.95d
Height
800
Watts
27 = 2700K
30 = 3000K
35 = 3500K
27D = 2700K down
30D = 3000K down
35D = 3500K down
lindsleylighting.com
sales@lindsleylighting.com
IN = Interior,
dry rated
WT = Outdoor,
wet rated
Lumens
MODEL
Width
finish
Depth
optics [optional]
SL = Silver anodized brushed

BR = Deep bronze anodized brushed
WH= White, or SB = Snowberry
BK = Black Gloss
BKS = Black Satin
BL = Lagoon
RD = Red Pepper
OR = Tangerine
MS = Mustard Seed
CST+RAL = Custom RAL color
Blank= Standard Lens

N10 = Narrow Beam 10
BE= 8 x 47 Broad
Beam
DBL=800 lms down
DBL.N10 = 800 lms
down with Narrow Beam
10
2014 Lindsley Lighting, LLC

As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without186
prior notice.
outdoor
Wall sconce on interior

courtyard fascia.
tara15outdoor
DESCRIPTION
Athick,foldedmetalframecomestogethertocreatea
designinspiredbymodernarchitecture.Mountsdown
only.Includes(1)9.6watt840lumen2700K80CRI
LEDmodule.Dimmablewithalowvoltageelectronic
dimmer.120vor277v.
LE12
WEIGHT
4.63lb/2.1kg
Please note: Fixture to be painted "cream" color

to match adjacent facade.
tara15outdoor
ORDERINGINFORMATION
model
finish
lamp
wetlocation
OD742
BLblack
BZbronze
SIsilver
LEDLEDmodule9.6w120v
LED277LEDmodule9.6w277v
Wwetlocation
7400LinderAvenue
Skokie,Illinois60077
FIXTURETYPE: ________________________________________________
JOBNAME:
________________________________________________
NOTES:
________________________________________________
T847.626.6300
F847.626.6350
www.lbllighting.com
________________________________________________
________________________________________________
2016LBLLighting.AllRightsReserved.The"LBLLighting"graphicisa
registeredtrademarkofLBLLighting.LBLLightingreservestherightto
changespecificationsforproductimprovementswithoutnotification.

191 Arbor Lane
187
LUMIERE
DESCRIPTION
The Atlantis 1409 is an ultra-compact underwater fixture for use with a low
voltage MR16 lamp. Its tiny 2-1/4" x 3-3/8" scale makes it ideal for placement
in niches or between rocks in water gardens, fountains or streams. Various
lenses, louvers and color or dichroic filters can be combined - up to three at
once - to create multiple underwater lighting effects.
Catalog #
LE13
Type
Project
Comments
Fountain up-light
Date
Prepared by
SPECIFICATION FEATURES
A ... Material
Housing, hood and optional
mounting plate (-BMP, -SMP) are
precision-machined from
corrosion-resistant bronze or
stainless steel.
E ... Lens
Tempered glass lens, factory
sealed with high temperature
adhesive to prevent water
intrusion and breakage due to
thermal shock.
B ... Finish
Solid bronze or stainless steel
finish is unpainted to reveal the
natural beauty of the material.
F ... Hardware
Stainless steel hardware is
standard to provide maximum
corrosion-resistance.
C ... Hood
Hood is removable for easy
relamping and accepts up to three
internal accessories at once
(lenses, louvers, filters) to achieve
multiple lighting effects.
G ... Socket
Ceramic socket with 250 C
Teflon coated lead wires and
GU5.3 bi-pin base.
D ... Gasket
Housing and hood are sealed with
a high temperature silicone o-ring
gasket to prevent water intrusion.
H ... Cord & Fitting

Fixture is equipped with 15' of low
voltage SJO cord and a machined,
solid brass liquid-tight fitting.
I ... Electrical
Remote 12V transformer required
(not included). Use Lumire model
T300 or equivalent only. Available
from Lumire as an accessory - see
the Accessories & Technical Data
section of this catalog for details.
J ... Lamp
Not included. Available from
Lumire as an accessory - see
reverse side of this page.
K ... Labels & Approvals
UL and cUL listed, standard wet
label. Fixture and cord entry to
fixture require complete
underwater submersion.
Manufactured to ISO 9001-2000
Quality Systems Standard. IBEW
union made. Approved by New
York City Dept. of Buildings,
Bureau of Electrical Control for use
in NYC, NY.
ATLANTIS
1409
75W (max.) MR16
Halogen
Low Voltage
Underwater
L ... Warranty
Lumire warrants its fixtures
against defects in materials &
workmanship for three (3) years.
Auxiliary equipment such as
transformers, ballasts and lamps
carry the original manufacturer's
warranty.
3-3/8"
[86mm]
2-1/4"
[57mm]
Atlantis 1409

191 Arbor Lane
Specifications and Dimensions subject to change without notice.

Consult your representative for additional options and finishes.
188ADL032519
06/15/2012 3:34:22 PM
1 1/4"
2 3/4"
(70mm)
3 3/4"
(95mm)
SIGN STAR STYLE L
m)
2 5/8"
(67mm)
cking O-Ring
ompression
nuckle
TYPE:
Individual tenant LE14

signage light
191 Arbor Lane
B/E CAP
PROJECT:
3 1/2" Dia.
(89mm)
(32mm)
MINI-MICRO
CATALOG
NUMBER:
2 7/8"
(73mm)
3/8"
(10mm)
SOURCE:
C CAP
NOTES:
CATALOGNUMBERLOGIC
SN
m)
MM
LED
2 3/4" Dia.
(69mm)
6 1/2" Dia.
(165mm)
Example: SN - 18 - L - MM - LED - e70 - SP - BZP - 12 - 11 - A

Series
SN - Sign Star
2 5/8"
(67mm)
Stem Length
18, 24, 30, 36, 42, or 48

(Specify in inches)
ocking O-Ring
ompression
nuckle
Style
L - 90 Radius
Fixture

Source

MM - Mini-Micro
LED - e Technology with Integral Driver
Designed for use with remote 12VAC BKSSL transformers.
LED Type

e70 - 3WLED/2.7K
e71
- 3WLED/3K

e72 - 3WLED/4K
e73 - 3WLED/Amber
Optics*
NSP - Narrow Spot (Red Indicator)
Finish
SP - Spot (Green Indicator)
ASY - Asymmetrical (Purple Indicator)
Premium Finish
Aluminum Finish
Powder Coat Color
Satin
Wrinkle
ABP
Bronze
BZP
BZW
CMG Cascade Mountain Granite
RMG Rocky Mountain Granite
AMG Aleutian Mountain Granite
CRI
SDS
Antique Brass Powder
Cracked Ice
Sonoran Desert Sandstone
Black
BLP
BLW
AQW Antique White
CRM Cream
SMG Sierra Mountain Granite
White (Gloss)
WHP
WHW
BCM Black Chrome
HUG Hunter Green
TXF
Aluminum
SAP
BGE Beige
MDS Mojave Desert Sandstone
Verde
VER
BPP
NBP
WIR
CAP
Lens Type

MFL - Medium Flood (Yellow indicator)
12 - Soft Focus Lens
Brown Patina Powder

Clear Anodized Powder
OCP
Natural Brass Powder
Textured Forest
Weathered Iron
Also available in RAL Finishes

See submittal SUB-1439-00
Old Copper
13 - Rectilinear Lens
Shielding

11 - Honeycomb Baffle
Cap Style

A - 45
B - 90
C - Flush
D - 45 less Weep Hole

(Interior Use Only)

DRIVER DATA
Input Volts
12VAC/DC 50/60Hz
L70 DATA
CCT (Typ.)
2700K
3000K
4000K
Amber (590nm)
Input Watts
(Typ.)
3
3
3
3
(Interior Use Only)
InRush Current
10A Max
LM79 DATA
BK No.
e70
e71
e72
e73
E - 90 less Weep Hole
CRI
80
80
80
~
B-K LIGHTING
Minimum Rated Life (hrs.)

70% of initial lumens (L70)
50,000
50,000
50,000
50,000
Operation Ambient Temperature

-10F-130F
*OPTICAL DATA
Beam Type
NSP-Narrow Spot
SP-Spot
MFL-Medium Flood
ASY-Asymmetrical

559.438.5800 FAX 559.438.5900
Angle
6
15
25
6x25
CBCP
1585
781
616
721
RELEASED
01-29-16
Visual Indicator
Red Indicator
Green Indicator
Yellow Indicator
Purple Indicator
DRAWINGNUMBER
SUB-2258-00
THIS DOCUMENT CONTAINS PROPRIETARY INFORMATION OF B-K LIGHTING, INC. AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE, DISCLOSE ITS CONTENTS, OR TO MANUFACTURE, USE OR SELL ANYTHING IT MAY
DESCRIBE. REPRODUCTION, DISCLOSURE OR USE WITHOUT SPECIFIC WRITTEN AUTHORIZATION OF B-K LIGHTING, INC. IS STRICTLY FORBIDDEN.
189
1 1/4"
2 3/4"
(70mm)
(32mm)
3 3/4"
MINI-MICRO
(95mm)
SIGN STAR STYLE L
m)
2 5/8"
(67mm)
PROJECT:
3 1/2" Dia.
(89mm)
ocking O-Ring
ompression
nuckle
Individual tenant
signage light
SIDEVIEW
B/E CAP
TYPE:
LE14
Specify Inches 18"- 48" Maximum

(457mm - 1219mm)
6 1/2" Dia.
(165mm)
2 5/8"
(67mm)
1" Dia.
(25mm)
2 5/8"
(67mm)
4"
(102mm)
ocking O-Ring
ompression
nuckle
Locking O-Ring
Compression
Knuckle
1 1/4"
(31mm)
(31mm)
1 1/4"
3/8"
2 3/4" O.C.
C
CAPCAP (31mm)
(70mm)
(10mm)
"A/D"
"A/D" CAP
"A/D" CAP
1/4"
11 1/4"
(31mm)
(31mm)
1 1/4"
(31mm)
1" (25mm)
2"
(51mm)
m)
7/8"
33 7/8"
(98mm)
(98mm)
3 7/8"
(98mm)
"B/E" CAP
CAP
"B/E"
"B/E" CAP
Specify Inches 18"- 36" Maximum

(457mm - 914mm)
B/E CAP
3"
3"
(76mm)
(76mm)
3"
(76mm)
1/2"
1/2"
(11mm)
(11mm)
1/2"
(11mm)
"B/E" CAP
CAP
"B/E"
2"
(51mm)
"C" CAP
CAP
"C"
"C" CAP
Remote Transformers:
191 Arbor Lane

2 5/8"
(67mm)
1" Dia.
(25mm)
TR Series
UPMRM
SPECIFICATIONS
GreenSource Initiative
Metal and packaging components are made from recycled
materials. Manufactured using renewable solar energy,
produced on site. Returnable to manufacturer at end of life
to ensure cradle-to-cradle handling. Packaging contains
no chlorofluorocarbons (CFCs). Use of this product may
qualify for GreenSource efficacy and recycling rebate(s).
Consult www.bklighting.com/greensource for program
requirements.
LED
: S000974
Materials
Furnished in Copper-Free Aluminum (Type 6061-T6).
Style
L Style provides clean, 90 transition from fixture to stem.
Body
Fully machined from solid billet. Unibody design provides
enclosed, water-proof wireway and integral heat sink for
maximum component life. Integral knuckle for maximum
mechanical strength. High temperature, silicone O Ring
provides water-tight seal.
Knuckle
The LOCK (Locking O Ring Compression Knuckle) is
comprised of two components. The first is integral to the
body and features an interior, machined taper. The second
is machined from solid billet and features a second, reverse
angle taper. The resultant mechanical taper-lock allows a
full 180 vertical adjustment without the use of serrated
teeth, which inherently limit aiming. High temperature,
silicone O Ring provides water-tight seal and compressive
resistance to maintain fixture position. Design withstands
73 lb. static load prior to movement to ensure decades
of optical alignment. Biaxial source control with 360
horizontal rotation in addition to vertical adjustment.
4"
(102mm)
Stem
Fully machined, 1 dia. with internal threads for maximum
visual appeal. Available in configurable lengths to 48
maximum overall.
Lens
Shock resistant, tempered, glass lens is factory adhered
to fixture cap and provides hermetically sealed optical
compartment. Specify soft focus (#12) or rectilinear (#13) lens.
BKSSL
Integrated solid state system with e technology. High
power, forward throw source complies with ANSI C78.377
binning requirements. Exceeds ENERGY STAR lumen
maintenance requirements. LM-80 certified components.
Integral non-dimming driver. Minimum 50,000 hour rated
life at 70% of initial lumens (L70). BKSSL technology
provides long life, significant energy reduction and
exceptional thermal management.
Optics
OPTIKIT modules are color-coded for easy reference:
Narrow Spot (NSP) = Red, Spot (SP) = Green. Medium Flood
(MFL) = Yellow and Asymmetrical (ASY) = Purple.
Installation
3-1/2 dia., machined canopy permits mounting to 3
octagonal junction box or 4 junction box with mud
ring. Junction box installation must be designed to hold
full fulcrum weight of fixture (junction box and gasket
by others).
B-K LIGHTING
Locking O-Ring
Compression
Knuckle
Cap
Fully machined. Accommodates [1] lens or louver media.
Choose from 45 cutoff (A or D), 3/8 deep bezel with 90
cutoff (B or E), or flush lens (C) cap styles. A and B caps
include weep-hole for water and debris drainage. D and
E caps exclude weep-hole and are for interior use only.
"C" CA
CA
"C"
"C" CA
3 1/2" Dia
(89mm)
3/4"
22 3/4"
(70mm)
(70mm)
2 3/4"
(70mm)
2 1/4"
(56mm)
1/2"
1/2"
(11mm)
(11mm)
1/2"
(11mm)
2 3/4" Dia.
(69mm)
"A/D" CAP
CAP
"A/D"
"A/D" CAP
C
CAP
"B/E"
CAP
Accessories (Configure separately)
5/8"
22 5/8"
(67mm)
(67mm)
2 5/8"
(67mm)
7/8"
22 7/8"
(74mm)
(74mm)
2 7/8"
(74mm)
CANOPY DETAIL
1 1/4"
A/D CAP
1"(25mm)
(25mm)
1"
3/8"
(10mm)
3/8"
(10mm)
3/4"
33 3/4"
(95mm)
(95mm)
3 3/4"
2(95mm)
7/8"
(73mm)
All dimensions indicated on this submittal are nominal.

Contact Technical Sales if you require more stringent specifications.
Remote Transformer
For use with 12VAC
remote transformer
or magnetic transformers only. B-K Lighting cannot
guarantee performance with third party manufacturers
transformers.
Wiring
PVC coated, 18AWG, 150V, 60C rated and certified to UL
1838 standard.
Hardware
Tamper-resistant, stainless steel hardware. LOCK aiming
screw and canopy mounting screws are additionally black
oxide treated for additional corrosion resistance.
Finish
StarGuard, our exclusive RoHs compliant, 15 stage
chromate-free process cleans and conversion coats
aluminum components prior to application of Class A
TGIC polyester powder coating.
Warranty
5 year limited warranty.
Certification and Listing
ITL tested to IESNA LM-79. UL Listed. Certified to CAN/
CSA/ANSI Standards. RoHs compliant. Suitable for indoor
or outdoor use. Suitable for use in wet locations. IP 66
Rated. Made in USA.
Energy Star is a registered trademark of the United States Environmental Protection Agency.

559.438.5800 FAX 559.438.5900
RELEASED
01-29-16
DRAWINGNUMBER
SUB-2258-00
190
COMMON AREA EXTERIOR RENOVATIONS FOR:
CARMEL PLAZA
OCEAN AVE.
MISSION STREET
CARMEL-BY-THE-SEA 1 CA. Cl3Cl21
SHEET INDEX
PROJECT TEAM
OWNER
OWRF CARMEL LLC
CONTACT:
WILLIAM O'CONNOR
CONTACT:
JOSHUA LERNER
3RD AVE.
',-----,--l/f--/'-T:"i'--'A~~E,+--+-4-T_H_A-VE_,_-+----\\\
\
IF~++-++-+-+++~"""7if'1~rl_./
"I
l-+,71nHuiccv"'E+-+--+-f-+~ -~E,
H VE
~"--s1~
PHONE'
FAX'
Tl.l
(212) 54.-08'17
(212) 54.-08'10
PHONE'
FAX'
AI.O
AI. I
LANDSCAPE ARCHITECT
BFS LANDSCAPE ARCHITECTS
CONTACT:
ELIZABETH MATZ
I "-._ LOCATION
PHONE,
FAX'
A4.0
(531) .4.-135.
(531) 373-S.53
A4.0n
A4.1
A4.1n
A4.2
A4.2n
A8.1
AG!.I
LIGHTING DESIGNER
MELINDA MORRISON
CONTACT:
PHONE'
(so) 725-2177
GENERAL CONTRACTOR
HARE CONSTRUCTION
CONTACT:
ETHAN HARE
PHONE:
(531) 1&55-Gl507
FAX'
(531)
2.
THE ARCHITECT SHALL BE NOTIFIED OF ANY OMISSIONS OR DISCREPANCIES IN THE WORKING

DRAWINGS AND/OR SPECIFICATIONS BEFORE PROCEEDING WITH ANY WORK 50 INVOLVED.
3.
ALL DIMENSIONS TAKE PRECEDENCE OVER SCALE SHOWN ON THE PLANS, SECTIONS AND
DETAILS.
4.
SPECIFIC DETAILS AND NOTES TAKE PRECEDENCE OVER
5.
v.lHERE SPECIFIC DETAILS ARE NOT PROVIDED, CONSTRUCTION CAN FOLLOW DETAILS FOR
SIMILAR CONDITIONS, UNLESS CONFLICT OCCURS.
t&.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE DESIGN INSTALLATION AND MAINTENANCE OF
ALL BRACING AND SHORING REQUIRED DURING CONSTRUCTION UNTIL ALL CONSTRUCTION IS
FINALIZED.
7.
THE CONTRACTOR SHALL PERIODICALLY REMOVE DEBRIS AND CLEAN THE AREA WHERE THEY
ARE WORKING.
B.
THE CONTRACTOR SHALL TURN OVER TO THE OWNER A CLEAN AND COMPLETE JOB. ANY WORK
NOT SPECIFICALLY CALLED FOR OR SPECIFIED, BUT NECESSARY TO COMPLY WITH THE INTENT
OF QUALITY AND COMPLETENESS SHALL BE PERFORMED AS PART OF THIS PROJECT.
Gl.
ALL GYP. BD. SHALL BE
AP NUMBER
PROJECT ADDRESS:
OWNER
WNING:
L-1.0
L-1.1
L-1.2
L-1.3
L-1.4
L-1.5
L-1.1&
L-1.7
811
STRUCTURAL AND TYPICAL DETAILS.
U.O.N.
2013 CEC - CALIFORNIA ELECTRICAL CODE
2013 CFC - CALIFORNIA FIRE CODE
2013 CALIFORNIA TITLE 24 ENERGY REQ 1MENT5
2013 CALIFORNIA AMENDMENTS
CITY OF CARMEL ORDINANCES
11;;
w w w
u u u
rc"
,.,.~;
~~'
:4 NC>lll11'QR.~I*
c
1~-~
PROJECT DATA
LANDSCAPE
.41-~327
CONTRACTOR SHALL BECOME COMPLETELY FAMILIAR WITH THE CONSTRUCTION DOCUMENTS

PRIOR TO STARTING CONSTRUCTION.
CODES: 2013 CBC - CALIFORNIA BUILDING CODE

2013 CPC - CALIFORNIA PLUMBING CODE
2013 CMC - CALIFORNIA MECHANICAL CODE
DEMO COURTYARD LEVEL PLAN

PROPOSED COURTYARD LEVEL PLAN
ENLARGED COURTr ARD LEVEL ENTRIES
DEMO OCEAN AVE. LEVEL PLAN
PROPOSED OCEAN AVE. LEVEL PLAN
ENLARGED JUNIPERO STREET ENTRY
DEMO UPPER TERRACE LEVEL PLAN
PROPOSED UPPER TERRACE LEVEL PLAN
PROPOSED REFLECTED CEILINGS PLAN - COURTrARD
PROPOSED REFLECTED CEILINGS PLANS - 2ND $ 3RD LEVELS
(E) COURTrARD ELEVATIONS - DEMO
NEW COURTYARD ELEVATIONS
(E) EXTERIOR ELEVATIONS - DEMO
NEW EXTERIOR ELEVATIONS
(E) EXTERIOR ELEVATIONS - DEMO
NEW EXTERIOR ELEVATIONS
DETAILS
COLORS $ MATERIALS
ALia
A2.0
A2.1
A2.1a
A3.0
A3.1
A3.2
A3.3
(531) 424-~20
(531) 424-4400
I.
TITLE SHEET
ARCHITECTURAL
ARCHITECT
BELLI ARCHITECTURAL GROUP
CONTACT:
DAVID PEARTREE
GENERAL NOTES
LANDSCAPE SITE PLAN - OCEAN AVE. ENTRY

LANDSCAPE SITE PLAN - COURTrARD
COURTrARD STAIRS $ (E) SITE FURNISHINGS
LANDSCAPE SITE PLAN - AUXILIARY CARMEL PLAZA ENTRANCES
LIGHTING $ MATERIALS - COURTrARD
SITE FURNISHINGS - COURTrARD
SITE FURNISHINGS - COURTrARD
PLANTING - COURTYARD
010-08!&-00!&-000
CONSTRUCTION TYPE:
OCEAN AVE. t MISSION ST.

CARMEL-BY-THE-SEA, CA. NUMBER OF STORIES:
Gl3Gl21
OWRF CARMEL LLC
535 MADISON AVE.
CURRENT USE:
NEW YORK, NEW YORK
10022
PROPOSED USE:
CC-CENTRAL COMMERCIAL
COMMUNITY PLAN OVERLAY
SCOPE OF v.lORK:
(E) OCCUPANCY GROUP:

CN) OCCUPANCY GROUP:
LOT AREA:
LANDSCAPE
REQUIREMENT:
SAME
80 1 000 S.F. (I.B4 ACRES)
TrPE ::st - B,
SPRINKLERED
3 STORIES +
SEMI-SUBTERRANEAN
PARKING GARAGE
COMMERCIAL PLAZA
TO REMAIN THE SAME
EXTERIOR UPGRADES
INCLUDING SELECTED
(N) EXTERIOR WINDQV.IS
GROUND PAVERS,
LANDSCAPING, STAIRS,
LIGHTING AND BUlLT-IN
OUTDOOR FURNITURE.
(E) STREET FRONT LANDSCAPE TO REMAIN.

ALL INTERIOR COURTrARD LANDSCAPE TO BE
REPLACED.
VICINITY MAP
NO SCALE
MATERIALS
SYMBOLS
COLUMN LINE
ROOM IDENTIFICATION
~ROOM NAME
0~/---ROOM
~
~-
NUMBER
NEW OR EXISTING
FINISH GRADE
_ _ _ _,~D~OO~R~S~T~M~B~O~L
(GRADE SHOT)
DOOR NUMBER
111=111=111=111=111=1
1
mWmliJmWmliJml!l
EARTH
AND
ANGLE
HR
AT
HGT
..---'i.
<P
_l_
ROCK/ GRAVEU AGGREGATE
(E)
(N)
1"
0~---WINDOW
'\7
:"
'
<I
CONCRETE
(OR AS SPECIFICALLY NOTED)
BD,
BLDG.
BLK.
BLKG
an
TYPE
SKIP LETTERS
11 11
1 AND
11
0 11
EXISTING CONTOUR
SAND/ MORTAR/ PLASTER
PROPERTY LINE
REVISIONS
PROVIDED FOR PLAN
CHECK CHANGES
MATCH LINE
-SHADED PORTION IS THE SIDE
UNDER CONSIDERATION
~-
---WORK POINT, CONTROL POINT

OR DATUM POINT
ASPHALTIC CONCRETE PAVING
-------'.1--------G--
GAS LINE
-------TEL--
TELEPHONE
-------IRR--
IRRIGATION
-------ss--
SANITARY SEV<lER
-------DHE - -
OVERHEAD POWER LINE
-------11..1--
INDUSTRIAL WASTE
-------E--
ELECTRIC
- - - - - - - SD/IW--
STORM DRAIN, INDUSTRIAL
GYPSUM BOARD
-------SD--
STORM DRAIN
-X
SITE FENCING
--- X
--
v.lATER LINE
LANDSCAPING AREA
BOT,
BTWN.
CEM.
C. I.
C.J.
CLG.
CLR.
C.M.U.
COL
CONC.
CONT.
CTR.
DBL.
~---DESCRIPTION
OF DIMENSION
POINT -REFER TO
ABBREVIATION LIST
SHEET NUMBER
GYPSUM SHEATHING
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F.O.F
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CENTER
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DEPT,
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OR DETAIL
ARCHITECTURAL
ASPHALT
BOARD
BUILDING
BLOCK
BLOCKING
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BOTTOM
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CAST IRON
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CEILING
CLEAR
CONCRETE MASONRY UNIT
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CONCRETE
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DIMENSION
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NEW
NEW OR FINISHED CONTOURS
TYPE
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<
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H.C.
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HDWD.
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H.M.
HORIZ.
EXPANSION JOINT
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ELECTRICAL
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EXISTING
EXTERIOR
FIRE ALARM
FLOOR DRAIN
FIRE EXTINGUISHER
FIRE EXTINGUISHER CABINET
FINISH
FLOOR
FACE OF CONCRETE
FACE OF FINISH
FACE OF MASONRY
FACE OF STRUCTURE
FOOT OR FEET
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GALVANIZED
GLASS
GYPSUM
HOLLOW CORE
HEADER
HARDWOOD
HARDWARE
HOLLOW METAL
HORIZONTAL
-T
ARCH.
ASPH.
ABBREVIATIONS
L M,
LAV.
HOUR
HEIGHT
INSTALLED BY CONTRACTOR
INSIDE DIAMETER (DIM)
INSULATED METAL PANEL
INCH
INSULATION
INTERIOR
JOINT
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LT,
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MAK
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NOT IN CONTRACT
NUMBER
NOT TO SCALE
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PLATE
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PLYWD.
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PLASTIC LAMINATE
PLYWOOD
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GENERAL NOTES
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15 15
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GENERAL NOTES
LIGHT FIXTURE LEGEND
I.
NOTE
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~
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193
JUNIPERO ST.
"E
~
15 15
NOTE'
FOR ALL LIGI<TING ELEMENTS, REFER TO LIGf<TING CUT Sf<EETS.
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GENERAL NOTES
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15 15
EVERYTI-IING SI-IOV>IN IS EXISTING TO REMAIN U.O.N.
2. REMOVE o REINSTALL ALL ITEMS (E) TO REMAIN IN v.JAY OF (N) v.JORK.
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1:3
0
0
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,---l
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SCOPE OF v.JORK TO BE DEMOLISI-IED
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~
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15 15
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196
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EVERYTHING SHOHN IS EXISTING TO REMAIN U.O.N.
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SCOPE OF HORK TO BE DEMOLISHED
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304
305
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A9.1
SHEETS
209
LANDSCAPE SITE LEGEND
JUNIPERO STREET
EXISTING VEGETATION
Planting area
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162SQ FT
Planting area to be removed
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EXISTING HARDSCAPE
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Japanese Pittosporum
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Stone planter wall
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BENCH
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CUSHION:
ARM CHAIR
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CARMEL LUXE SOFA (75" LENGTH)
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PLANTER POT
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ATELIER VIERKANT
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BOTANICAL NAME: ACANTHUS MOLLIS
BOTANICAL NAME: AGAVE ATTENUATA
BOTANICAL NAME: ECHEVERIA ELEGANS
BOTANICAL NAME: LEONOTIS LEONURUS
BOTANICAL NAME: VERBENA LILACINA 'DE LAMINA'
COMMON NAME: BEAR'S BREECH
COMMON NAME: CENTURY PLANT
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BOTANICAL NAME: LYSIMACHIA NUMMULARIA
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BOTANICAL NAME: AGAPANTHUS A. 'PETER PAN'
BOTANICAL NAME: HOSTA 'LEMON-LIME'
BOTANICAL NAME: PURPLE EMPEROR SEDUM
COMMON NAME: COPPER PINWHEEL
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COMMON NAME: HOSTA
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BOTANICAL NAME: HYDRANGEA QUERCIFOLIA
BOTANICAL NAME: STACHYS BVZANTINA
BOTANICAL NAME: ACER PALMATU, 'SANGO-KAKU'
COMMON NAME: AFRICAN LILY
COMMON NAME: DEER FERN
COMMON NAME: OAKLEAF HYDRANGEA
COMMON NAME: LAMBS EAR
COMMON NAME: CORAL BARK JAPANESE MAPLE
EAM
L-1.7
217

Peartree, Belli Architectural Group 07-13-16

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Peartree, Belli Architectural Group 07-13-16

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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

Chair Goodhue and Planning Commissioners

Marc Wiener, AICP, Interim Community Planning and Building Director

Ashley Hobson, Contract Planner

Consideration of a Design Review (DR 16-101) and Sign Permit

SI 16-176/DR 16-101 (Carmel Plaza)

And the following changes to the exterior of the Plaza:

SI 16-176/DR 16-101 (Carmel Plaza)

Cube Wall Sconce

SI 16-176/DR 16-101 (Carmel Plaza)

SI 16-176/DR 16-101 (Carmel Plaza)

SI 16-176/DR 16-101 (Carmel Plaza)

SI 16-176/DR 16-101 (Carmel Plaza)

SI 16-176/DR 16-101 (Carmel Plaza)

Attachment A Findings of Approval

SI 16-176/DR 16-101 (Carmel Plaza)

Attachment D Applicants Letter

Attachment A Findings for Approval

FINDINGS FOR DECISION:

DR 16-101 (Carmel Plaza)

Attachment B Conditions of Approval

Draft Conditions of Approval

DR 16-101 (Carmel Plaza)

the North Mission Street entrance

All foundations within 15 feet of significant trees shall be excavated by hand. If

DR 16-101 (Carmel Plaza)

A hazardous materials waste survey shall be required in conformance with the

*Acknowledgement and acceptance of conditions of approval.

STOREFRONT DESIGN GUIDELINES

GENERAL STOREFRONT CRITERIA

Facade Proportions and Scale

EXTERIOR STREET FACADES (The Elegant Natural Tradition)

INTERIOR COURTYARD FACADES (The Downtown Tradition)

Conceptual Submittal (Optional)

2000 All rights reserved

AMERICAN COMMERCIAL ARCHITECTURE

Carmel Plaza invites tenants to be a part of

Storefront forms and landscaping materials

SPANISH COLONIAL REVIVAL

Conformance to the Tenant Storefront Design

INTERIOR COURTYARD FACADES

The guidelines for the Exterior Street Facades

CARMEL PLAZA (Exterior)

CARMEL PLAZA (Interior)

Carmel Plaza, food service tenants will be

A hodgepodge of design elements should be

Facade Proportions and

As a point of reference, the scale of the Commercial District of Carmel-by-the-Sea is one

These Criteria are applicable to all storefronts

3.0 GENERAL STOREFRONT CRITERIA

FIGURE 3.1 PROPORTION AND SCALE OF OPENINGS

Proportions and Scale of Openings:

GENERAL STOREFRONT CRITERIA

Storefronts are required to have changes in

MIN 40% OF STOREFRONT WIDTH

RECESSED ONE FOOT MINIMUM

Bay window projections beyond two feet

Single-leaf swinging doors are required unless

GENERAL STOREFRONT CRITERIA

Wood, steel, and in some cases aluminum

ACCEPTABLE ARTICULATION IN ALUMINUM

30 SQUARE FEET MAXIMUM

SMALL GLAZING PANELS