CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

September 13, 2017

To: Chair Goodhue and Planning Commissioners

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

Submitted by: Matthew Sundt, Contract Planner

Subject: Consideration of a construction management plan in association with the

approval of Design Study (DS 17-088) for the demolition of an existing
residence and construction of a new 3,450-square foot residence.

Application: DS 17-088 APN: 010-312-010

Block: C2 Lots: lot 6 and portion of lot 7
Location: Scenic Road, 9 SW of Ocean Avenue
Applicant: Aengus L. Jeffers, Agent
Property Owner: Venky Harinarayan and Sudha Neelakantan

Executive Summary
The Planning Commission requested that the applicant submit a construction management plan to
address potential impacts on vehicle and pedestrian circulation on Scenic Road.

Recommendation
Approve the construction management plan.

Background and Project Description

On June 14, 2017, the Planning Commission approved Design Study (DS 17-088) for the demolition
of an existing residence and construction of a new residence. During public testimony a resident
expressed concern with the potential impact that the project would have on the portion of Scenic
Road at the front of the project site, which is fairly narrow and frequently contains a high volume of
vehicle and pedestrian traffic. The Planning Commission conditioned the project with a
requirement that the applicant submit a construction management plan to be reviewed prior to the
issuance of the building permit.

12
DS 17-088 (Harinarayan - Neelakantan)
Staff Report
September 13, 2017
Page 2

Staff analysis
The applicant has submitted a construction management plan (Attachment A) in accordance with
the condition of approval. The construction management plan includes the following elements:

A provision that the general contractor will provide a van for carpool of the ten daily
workers to the site and that all subcontractors will be encouraged to carpool.
Note that hours of construction are from Monday - Friday only, from 8:00 am to 5:00 pm.
Depiction of where material storage will occur and that large truck parking and material
delivery will occur in the driveway.
A note that there will be a construction coordinator whose name and contact information
will be posted on the site during construction and easily visible from the public space.
Depiction of three parking spaces in the City right-of-way that can accommodate parking for
inspections, consultants and property owners (represented by area E as shown in
Attachment A). Of important note is that these spaces are available on a first-come first-
serve basis and cannot be reserved for exclusive use by the contractor.

In staffs opinion, the construction management plan adequately addresses the concerns raised at
the Planning Commission meeting. Staff recommends that the Planning Commission approve the
plan.

ATTACHMENTS:

Attachment A Construction Management Plan

13
 THE LAW OFFICE OF AENGUS L. JEFFERS
A Professional Corporation
215 West Franklin Street, Fifth Floor
Monterey, California 93940
Phone: (831) 649-6100
Fax: (831) 325-0150
Email: aengus@aengusljeffers.com

August 22, 2017

VIA HAND DELIVERY

Marc Wiener, Community Planning and Building Director

City of Carmel-by-the-Sea /-\UG 2 3 2017
Community Planning and Building (~~n_, . :~i' .:;._:-by-the-Sea
P.O. Drawer G 1:;;.~~;11:. --~~ :~~~~ !;utr1~; lJcpt.
Carmel-by-the-Sea, CA 93901

Re: Harinarayan/Neelakantan (White Sands) Traffic and Construction

Management Plan - Scenic 9 SW of Ocean in Carmel-by-the-Sea
(APN 010-312-010): DS 17-088

Dear Mr. Wiener:

At the request of our client, Venky Harinarayan and Sudha Neelakantan ("Applicant"), I am
submitting the Traffic and Construction Management Plan ("Plan"), associated with the Track 2
Design Study Application ("Project") for the property located on Scenic 9 SW of Ocean in Carmel-
by-the-Sea. At the Final Design Study hearing for the Project, the Carmel Planning Commission
approved the Project conditioned upon review and approval of a "Modified Construction
Management Plan" prior to the issuance of the building permit.

Traffic and Construction Management

At the June 14, 2017 hearing for the Project, a member of the public expressed concern about
the Project's potential impact on traffic, particularly pedestrian traffic traveling along Scenic Drive.
The issue was discussed in terms of the both impact of this particular project but especially in the
event two recently approved projects on this street are simultaneously constructed in conjunction
with existing pedestrian use, weekly garbage truck and other non-project vehicles.

Although the Planning Commission acknowledged they did not have the authority to stop
construction vehicles from legally parking, the Commission asked the Applicant to expand their
construction manag~ment plan to mitigate the potential traffic impacts that came up in the
discussion. The enclosed Plan addresses standard construction best management practices and goes
a step further to address the folloWing specific issues:

Employee parking: Ten daily workers are expected at the site. The General
Contractor will provide a van carpool to the site. The carpool van proposes to park
in the public parking at Ocean Avenue.
Tradesmen pickup trucks and vans parked near the site: All sub-contractors and
their employees are encouraged to carpool to the job site. Parking for inspectors,
215 West Franklin Street, 5th Floor
Monterey, California 93940

14
 THE LAW OFFICE OF AENGUS L. JEFFERS
A PROFESSIONAL CORPORATION

White Sands (DS 17-088) AUG 2 3 2017

August 22, 201 7
Page2

consultants, and the property owner has been designated in Area 5 on the Plan.
Excavation spoil and other material removal trucks: The existing driveway (Area
1 on the Plan) will be used for dump truck parking during the excavation phase. An
attendant will be on stand by in the event the truck(s) need to be moved (e.g. during
Monday morning trash pick up). Materials will be stockpiled in Area 2 on the Plan.
Material deliveries: The existing driveway (Area 1 on the Plan) will be used for
material deliveries during the construction phase. Trucks will be staged to permit
only one delivery truck at a time. An attendant will be on stand by in the event the
truck(s) need to be moved (e.g. during Monday morning trash pick up).

The General Contractor will also provide a Construction Coordinator that can be contacted
during construction, should questions arise during construction ( in case ofboth regular inquires and
in emergencies). Their contact information (including their address and 24-hour phone numbers) will
be conspicuously posted at the job site in a manner that the contact information is readily visible
from public viewing areas. The Construction Coordinator will record the name, phone number and
nature of all complaints and take remedial action, if necessary, within 24 hours of receipt of the
complaint or inquiry. In our opinion, the appointment of a Construction Coordinator is the most
effective approach to respond to situation specific traffic congestion (as opposed to attempting to
telegraph every possible traffic situation).

Prior to the Final Design Study hearing, our team met with a neighbor who expressed concern
over sheetrock dust generated by the Project. To address that concern, the Plan requires that
dumpsters containing sheetrock will be covered. Doors and windows in the structure will be closed
overnight during the demolition phase of the Project.

In closing, we feel that the enclosed Traffic and Construction Management plan reflects the
guidance we received from the Planning Commission and from the concerned neighbors. We look
forward to the presenting the Plan to the Planning Commission at their hearing on October 11, 2017.
If you have any questions, please do not hesitate to contact me at (831) 649-6100.

Kind Regards,

ALJ:lml
Enclosure

215 West Franklin Street, Sth Floor

Monterey, California 93940

15
 ScenicRd
~!If .:;;~1 I -Sf:.. CA; ~:rJ
CONSTRUCTION NOTES
lib I IIIII A.._ Sta c.r1oo 81 ond Oct 111 ,.,.to CA-1 N
c
QJ I
1. ALl. WORK SHAU. TAI<f PtACE DURING DAYUGHT HOURS, MONDAY 'M ., I
FRIDAY, II AM TO SPM
z. WATER ALL ACm/E CONSTRUCTION AREAS AT 1.\ST TWICE PER DAY, ...... :!1 ~

--<
FREQUENCY SHOULD BE BASED UPON THE TYPE OF OPERATION, SOIL. Cl:l i1
AND WIND EXPOSURE !
3. ALl. GRADING ACI1VIT1ES SHALL BE HALTED DURING PERIODS OF HIGH
~ 3. Tum loft onto Son c.~ .. St
"j'~-- 0.4 .... ,1
WINDS ( 15 MPH ).
4. HAUL TRUCKS SHAU. MAINTAIN 2 - FEET FREEBOARD AND BE COVERED. ~
,. 4. TUm ~gilt onto 8tll Avo 5. COVER INACTIVE S'TORAGE PILES. ~

j
O.l rnl 6 . THE SIGNED PERMITS AND THE APPROVED CONSTRUCTION PLANS SHALL
BE MAINTAINED IN A CONSPICUOUS LOCATION AT THE CONSTRUCTION
ii
"1 5. l\lrn ltftlt tho 2nd"""' - 01110 Junl,.,. St JOB sm AT ALL TIMES, AND THAT COPIES ARI! AVAILABLE FOR AGF!HC'f
REVIiW UPON REQUEST. AU. PERSONS INVOLVED WITH Tt1E ~
CONSTRUCTION SHALL BE BRIEPEO ON THE CONTENT AND MEANING OF
THE PERMITS AND THE APPROVED CONSTRUCTlON PLANS, AND THE

Follow CA-l NloDII MonleiMI. Tllb ..... 411fromCA-1 N

PUBUC REVIEW REQUIREMENTS APPUCABLE TO THEM, PRIOR TO
COMMENCEMENT OF CONSTRUCTION.
'M Ii1
C1i
; ., I "I 7. l/tuny lane to tum left oniD CA-1 N
7. EQUIPMENT WASHING, REFIJEUNG AND SERVICING SHALl. TAKE PLACE
ONlY ONSITe. APPROPRiATE BEST MANAGEMENT PRAc:nCES SHALl. BE
USED TO ENSURE THAT NO SPILLS OF PETROLEUM PRODUCTS OR aTHER ~ 1
I
~~
CHEMICALS TAI<f PLACE DURING THESE ACTIVJTI!S. SEE THE EROSION

..
rC
\
I' 8. TllkeexM412fc..Dol-81vd
0.3orf VICINITY MAP
CONTROL PlAN FOR FURTHER SPECIFICATIONS.
8. THE CONSTRUCTION SITe SHALL MAINTAIN GOOO CONSTRUCTION SITe
HOUSEKEEPING CONTROLS AND PROCEDURES ( E.G.: CLEANUP ALL LEAKS,
]

~~ J
DRIPS, AND aTHER SPILLS IMMEDIATELY; KEEP MATERIALS COVERED AND
--~ OUT OF THE RAIN, INCLUDING COVERING EXPOSE!) PILES OF SOILS AND
WASTES, DISPOSE 0~ ALl. WASTES PltOPERLY, PlACE TRASH RECEPTACLES
ON SITe FOR THAT PURPOSE, AND COVER OPEN TRASH RECEPTACLES
DURING WET WEATHER).
"
"I 10. TumlertontoChol1ooBonoanRd .AI 9. ALl. EROSION AND SEDIMENT CONTROLS SHAU. IE IN PLACE PRIOR TO
THE COMMENCEMENT OF CONSTRUCTION AS WELL AS AT TH! END OF
:).Sml EACH WORKDAY. AT AMINIMUM, SILT FENCES, OR EQUIVALENT
APPARATUS, SHALl. BE INSTALLED AT THE PERIMETER OF THE
!;:! CONSTRUCTION SI'Tf TO PREVENT CONSTRUCTION-RELATED RUNOFF AND/
Go 9" Cbartes Benson Rd ~
OR SEDIMENT FROM LEAVING THE SITE. SEE THE EROSION z
~
CONTROL PLAN FOR FURTHER SPECIFICATIONS.
JZ
'TRUCK HAUUNG ROUTE
I TRAFFIC AND CONSTRUCTION MANAGEMENT A.
~
DURATION: 24 MONTHS (START OATE PENDING APMOVAL) z
IU
MONDAY THRU FRIDAY IIAM 5PM
:E
IU

cz 0"
10 DAILY WORKERS, GEIIERAL CONTRACTOR TO PROVIDE A VAN CARPOOL. .....

~E2 d l 201i
AU SUB-CONTRACTOR'S AND THEIR EMPLOYEES ARE ENCOURAGED TO
CARPOOL TO THE JOB Sm.

1 REGULAR PICKUP TRUCK

"
c Iii:J
N

z <:J ~
SITE MAP 85'111 RECYCLE RATE FOR WMBEJt. :E ~
r - ; 'j' -\.:.-~~~-~~- (;~ TRASH ANO NONRECYCU:D DI!BRIS WILL BE COLLECTED ON SITe IN A
i.:-. ~:a: i l...
PORTABLE TRAILER AND REMOVED BY TOWING BEHIND A REGULAA PICKUP
TRUCK ONCE A MONTH TO THE MARINA LANDFILl.. ...
0 w ~
~ ~
c ~
. ..,. SHEETRQCK DUST BEQUCIION
DUMPS'TI:RS CONTAINING SHEETROCk SHAll BE COVERED, DOORS AND
;
WlNDOWS CLOSED OVERNIGHT DURING DEMOLITION.
Iiiz
CONSTBUCDON COOBQINAroB
CONTRACTOR SHAU PROVIDE A mNSTRUCTION COORDINATOR THAT CAN 0
BE CCHTACTED DURING CONSTRUCTION, SHOULD QUESTIONS ARISE DURING u
CX)NSTRUCTION ( IN CASE OF IIO'Tll REGULAR INQUIRES AND IN
EMERGENCIES). Tl1EIR CX)NTACT INFORMATION ( INQ.UDING THEIR ADORESS
AND 2.4-HOUR PHONE NUMBERS) SHALl. BE mNSPICUOUSLY POSTED AT THE
lOB SITe IN A MANNER THAT THE CONTACT INFORMATION IS READILY
VISIBLE FROM PUBUC VIEWING AREAS. Tl1E POSTING SHALl INDICATE THAT
THE CONSTRUCTlON COORDINATOR SHOULD BE CONTACTED TO ANSWER
AtN QUESTIONS Tl1AT ARISE DURING CONSTRUCTION ( IN CASE OF BOTH
REGULAR INQUIRES AND IN EMEJtGENCIES), THE CONSTRUCTION
COORDINATOR SHALl. RECORD THE NAME, PHONE NUMBER AND NATURE OF
ALl. COMPLAINTS AND TAKE REMEDIAL ACTION, IF NECESSARY, WITHIN 24
HRS OF RECEIPT OF THE COMPlAINT OR INQUIRY.

LEGEND
AREA A: DUMP TRUCK PARKING DURING EXCAVATION. MATeRIAL DEUVERY
PARKING DURING CONSTRUCTION WILl. BE STAGED 1 DEUVERY
TRUCk AT ATIME.
PLUII NOTII AN A'TTENOANT IS REQUIRED FOR DUMP AND
DELIVERY TRUCKS IN THE EVENT THEY NEED TO BE MOVED. THIS
INCWDES MONDAY MORNING TRASH PICKUP. THIS IS INTENDEO
TO UMJT PEOESTRIAN AND VEHICLE TRAFFIC CONGESTION.
AREA 8: MATER1AL STOCK1'Il.E
AREA C: SCREaiED PORTA POTTY, LOCKED DURING OFf HOURS
AREA D: JOB SHACk AND LOCKED JOB TOOL STORAGE BOX.
AREA E: PARKING A$ REQUIRED FOR INSPECTIONS,
CX)NSULTANTS, AND PROPERTY OWNER.

CONSTRUCTION SUPPORT
CMP
16