CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

May 11, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, Interim Community Planning and Building Director

Submitted by:

Matthew Sundt, Contract Planner

Subject:

Consideration of a Combined Concept and Final Design Study (DS 16-113)

and associated Coastal Development Permit for alterations to an existing
residence located in the Single-Family Residential (R-1) Zoning District. 1

Recommendation:
Staff recommends that the Planning Commission approve the Consideration of a Combined
Concept and Final Design Study (DS 16-113) and associated Coastal Development Permit for
alterations to an existing residence, subject to the attached findings and recommendations/draft
conditions.
Application:
Block:
Location:
Applicant:

DS 16-113
143
Dolores, 3 SE of 13th Ave.
Claudio Ortiz Design Group

APN:
Lot:

010-165-036
of 6 and of 8

Property Owner: Harold McClean and Sandy Boyd

Background and Project Description:

The property is 4,000 square feet in size and includes an existing 1,612 square-foot, single-story
residence with attached garage. The residence is not on the Carmels Historic Inventory. An
Historic Determination of Ineligibility for the residence was issued by the Planning Department in
March 2016.

Based on the CMC 17.58.040.B.2.a (Step Three: Final Details Review), for projects involving additions or alterations to
historic resources or limited changes to non-historic structures, the Director may authorize concept review and final
details review to occur at the same meeting. Staff has determined that the limited changes to the structure justify
combining the concept review and final details review.
1

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DS 16-113 (Mclean-Boyd)
May 11, 2016
Staff Report
Page 2

The applicant has submitted plans for a remodel of the existing residence and proposes to increase
square footage on the property from 1,612 square feet (40.3%) to the maximum allowable, i.e.,
1,800-square feet (45%), by converting the existing attached garage to a living space and
constructing a detached garage in the front setback.
PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:
Site Considerations

Allowed

Existing

Proposed

Floor Area

1,800 sf (45%)

1,6120 sf (40.3%)

1,800 sf (45%)

Site Coverage
Trees

556 sf
3 Upper /1 Lower
(recommended)

998 sf
0/2

556 sf
0/2

Ridge Height (1st/2nd)

18/24

15-6

No Change

Plate Height (1st/2nd)

12/18

No Change

Setbacks

Minimum Required

Existing

Proposed

Front

15

65 to garage
35 to residence

3 to garage
31 to residence

Composite Side Yard

10 (25%)

5 8

No Change

Minimum Side Yard

2 - 10

No Change

Rear

15 (3 if bldg. <15)

No Change

The demolition component of the project on the exterior of the residence is minor and includes
removal of four feet of linear wall and roof area on the east side (back of house) to create a 31
square-foot open area, removal of the west facing deck and replacement with a new front entry,
and reconfiguration of the existing front door to accommodate a set of French doors with side-lites,
changing the existing garage space to habitable space, replacing the driveway with a patio area that
includes a gas fire pit, and building a 200 square-foot detached garage to be located in the front
yard setback. There is substantial reconfiguration of the building interior.
The existing wood shingle exterior will be removed and replaced with stucco and Carmel stone
veneer. The stone veneer is on the chimney and entry portal only. The roof will be of wood
shingle. Exterior lighting will be located appropriately around the exterior of the residence. New
landscaping and landscape lighting is proposed (refer to Sheet L1). The existing front yard stone
wall will be reduced in size so as to allow the proposed garage and driveway.

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DS 16-113 (Mclean-Boyd)
May 11, 2016
Staff Report
Page 3

Staff has scheduled this application for both conceptual review and final review details. If the
Commission has concerns that cannot be addressed at one meeting it may continue the
application.
Staff analysis:
Forest Character: Residential Design Guidelines 1.1 through 1.4 encourage maintaining a forested
image on the site and for new construction to be at least six feet from significant trees.
The City Forester reviewed the property in January 2016 as part of the Citys Site Assessment
protocols and identified one oak and one Japanese maple tree on the property, of which only the
oak is considered to be significant. Both trees are in the front yard. Cut and fill is not allowed
around the oak tree as indicated in the annotated map on file at the City Hall. The City Forester
notes that while the Japanese maple located in the front yard is not classified as significant, it is in
excellent specimen and it is recommend that it be retained and protected; a condition of approval
reflects this. In addition, the City right-of-way in front of this residence is currently heavily
canopied with existing oak trees (12, 14 and 16 oaks) that shall be retained and shall be
protected prior to issuance of building and/or grading permits. No additional trees are proposed to
be planted, nor has the City Forester recommended that additional trees be planted. Ivy located
on the wall and in the City ROW shall also be removed.
Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state that designs should preserve
reasonable solar access to neighboring parcels and maintain privacy of indoor and outdoor spaces
in a neighborhood and maintain view opportunities.
Staff has not identified any existing view or potential future view impacts that would be created by
the remodeled residence. With regard to privacy, staff notes that there is no evidence of an
existing privacy issue. The adjacent neighbor to the north has one small second floor dormer
window on the south elevation that overlooks the subject property. On the south side of the
subject property is a one-story residence with one north-facing window that is not in a location
opposite of existing or proposed windows associated with this project.
Review of the project plans shows that the south elevation will get one additional set of windows
(16 square feet) near the front of the house. The two existing French doors off the south side deck
will be replaced in-kind with wood clad French doors. The north elevation of the residence will
have the greatest increase in window area approximately 100 square feet of window area, an
increase of 90 square feet over current conditions. Review of the location of windows on the

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DS 16-113 (Mclean-Boyd)
May 11, 2016
Staff Report
Page 4

residence to the north and the existing north boundary fencing indicates there would be minimal
privacy issues. Two skylights on the existing residence are to be removed.
On the east elevation, total window area increases from 18 square feet to 24 square feet. All
proposed windows are wood clad. South and north elevation doors are French style with side lites.
There is an existing deck on the south elevation that is accessed from either the south side yard
and, or a bedroom and hall. The proposed plans show replacement in-kind of the deck.
Through the placement, location and size of windows, doors and decks, the design respects the
rights to reasonable privacy on adjoining sites. In staffs opinion, the proposed residence meets the
objectives of Residential Design Guidelines 5.1 through 5.3.
Mass & Bulk: Residential Design Guidelines 7.1 through 7.6 encourages a buildings mass to relate
to the context of other homes nearby and to minimize the mass of a building as seen from the
public way or adjacent properties. Further, these guidelines state that a building should relate to
a human scale in its basic forms.
The applicant is proposing to remodel the existing residence and remove the carport and convert
this space to habitable space and construct a detached garage to be located in the front-yard
setback. On the north and south sides the building set back is 2-11 and 2-10, respectively. As
the project does not change the existing buildings foot print (except for removal of 31 square feet
of habitable space from the back part of the residence), the existing setbacks are allowed to
remain.
On the west elevation is an existing chimney that will be reduced in width. It is currently 6 wide,
17 high and 3 deep. It will be changed so that the top half is reduced from 6 wide to 3 wide. The
chimney will be finished in Carmel stone and will have a 2-foot copper chimney cap thereby the
overall height is 19 feet. In addition, the west elevation will be the location of the new main entry.
The overall dimension of this entry is 9 wide, 5 deep and 12 high at the ridge line. It replaces an
existing wood deck. In staffs opinion, the proposed residence meets the objectives of Residential
Design Guidelines 7.1 through 7.6.
Building & Roof Form: Residential Design Guidelines 8.1 through 8.3 state that "Shallow to
moderately pitched roofs are appropriate on one-story buildings. More steeply pitched roofs with
low plate lines can be used on two-story buildings." The Guidelines emphasize using

165

DS 16-113 (Mclean-Boyd)
May 11, 2016
Staff Report
Page 5

restraint and simplicity in building forms, which should not be complicated, and roof lines,
which should avoid complex forms.
The proposed design includes a one-story residence with a detached garage. The roofs all have a
pitch of 6:12, with three rooflines facing the street (west elevation), three rooflines on the south
side elevation and three on the north elevation. All roofing will include new shaped wood rafter
tails and copper gutters and downspouts. In staffs opinion, the building and roof design is simple
and complements the building style and neighborhood context and it meets the objectives of
Residential Design Guidelines 8.1 through 8.3.
Detached Garage: Design Guideline 6.2 states that parking facilities that maintain or enhance
variety along the street edge are encouraged. Design Guidelines 6.1 and 6.2 states, Garages
integrated into the building design are encouraged, and Keep the mass of a garage subordinate
to that of the house. Furthermore, CMC 17.10.030 allows for detached garages and carports to
encroach into the front- and/or side-yard setbacks if certain standards can be met. These
standards include avoiding impacts on significant trees and providing diversity to the streetscape.
The existing garage is attached and set back on the north side of the property. The proposed
garage is 200 square feet in size and has architectural elements similar to that of the house that
includes the same roof pitch, and exterior finish of stucco. Two windows are to be placed on the
south elevation. A pedestrian access door will be located on the east elevation. The height at the
ridge is 11 feet. There is a wide variety of parking types on the street and it appears that the
proposed garage will enhance variety on the street edge by virtue of being detached and in the
front yard setback. Pavers are used for the driveway. In staffs opinion, the proposed garage
design and location is consistent with these guidelines.
Fencing: Residential Design Guidelines 11.6 states, The use of distinctive design details in
encouraged. This provides an opportunity for individuality and craftsmanship, and Gates should
have open or transparent quality that allow filtered views into the property.
This property has non-conforming wall heights that includes the stone wall on the front yard
boundary and one in the back yard that exceeds allowable fence height of 6-feet and is made of
non-conforming fiberglass board. The stone wall stands at approximately 5-6 tall and has an
opening at the existing driveway. This wall will be cut back to accommodate the new
garage/driveway. In addition, there is a fiberglass barrier on the east property boundary (back
yard) that is approximately 7 feet tall. Fiberglass is not an allowed fence material. The Citys

166

DS 16-113 (Mclean-Boyd)
May 11, 2016
Staff Report
Page 6

Design Guidelines recommends using grape-stake, wood paling, stone, stucco, or brick. A condition
has been drafted requiring that the fiberglass boards shall be removed and replaced with an
appropriate fence with a maximum height of 6 feet, and the applicant shall work with the City staff
to match the proposed veneer with the existing stone wall.
Although the front yard stone wall does not conform to code, it does provide variety in front yard
fencing and adds an interesting dimension to the street frontage. So that the stone wall and stone
veneer on the chimney and front entry do not conflict with the existing stone wall, a condition has
been drafted that requires the stones on the residence match those of the wall. In staffs opinion,
with the proviso that fencing be wood at the east property boundary, the proposed project is
consistent with the guidelines.
Site Coverage/Landscaping: Per Municipal Code Section 17.10.030.C, site coverage shall be limited
to a maximum of 22 percent of the base floor area allowed for the site (Note: on a 4,000 squarefoot site this equals 396 square feet or 10 percent of the site). In addition, if at least 50 percent of
all site coverage on the property is made of permeable or semi-permeable materials, an additional
amount of site coverage of up to four percent of the site area may be allowed. For this 4,000
square foot lot the total amount of coverage is allowed to be 556 square feet; the project plans are
consistent with the allowed coverage. The plans show 556 square feet of site coverage. The
applicant does propose changes to the landscaping as shown on Sheet L1. This includes a new entry
walkway, west walkway, and north side patio using flagstone. Landscaping must conform to CMC
17.34.060.A and that includes that 75% of new plant materials shall be drought-tolerant and low
water use and that 75% of plants be native plant species and/or noninvasive drought-tolerant
species as determined by the City Forester. In staffs opinion, the proposed site coverage is
consistent with the Municipal Code.
Exterior Lighting: With regard to light fixtures, Municipal Code Section 15.36.070.B.1 states that all
exterior lighting attached to the main building or any accessory building shall be no higher than 10
feet above the ground and shall not exceed 25 watts (incandescent equivalent; i.e., approximately
375 lumens) in power per fixture, and that landscape lighting shall not exceed 18 inches above the
ground nor more than 15 watts (incandescent equivalent; i.e., approximately 225 lumens) per
fixture.
In addition, the Citys Residential Design Guidelines, Section 11.8, states, Preserve the low
nighttime lighting character of the residential neighborhoods. Use lights only where needed for
safety and at outdoor activity areas. Appropriate locations may include building entries, gates,

167

DS 16-113 (Mclean-Boyd)
May 11, 2016
Staff Report
Page 7

terraces, walkways, and patios, and [] Point lights downward to reduce glare and avoid light
pollution, Locate and shield fixtures to avoid glare and excess lighting as seen from the
neighboring properties and from the street.
The location and style of the proposed wall-mounted light fixtures are depicted on Sheets 3 and 13
of the Project Plans, respectively seven wall-mounted fixtures are proposed with two on the
garage (one each on the east and west elevations). The wall lights will not exceed 25 watts. Staff
supports the proposed wall-mounted light fixtures and notes that they comply with the City
requirements. Except that one light at the front door is not a down cast fixture and the glass is not
adequately seeded. A condition has been drafted to require the front door fixture to be heavily
seeded to diminish light emission. In addition, there are 10 landscape lights proposed. These are
depicted on Sheet L1. These are required to be no less than 10 feet apart.
In staffs opinion, the proposed wall-mounted and landscape lighting conform to the Guidelines
and City code.
Public ROW: The portion of the City Right-of-Way (ROW) between the front property line and edge
of paving is covered in ivy. A condition has been drafted requiring removal of the ivy. If any
materials are located under this ivy such as gravel, stones, boulders, logs, timbers, or other aboveground encroachments are prohibited and shall be removed.
Alternatives: Staff has included draft findings that the Commission can adopt if the Commission
accepts the overall design concept, including the architectural style of the building. However, if the
Commission does not support the design, then the Commission could continue the application with
specific direction given to the applicant.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Units. The project
includes the construction of one single-family residence in a residential zone, and therefore
qualifies for a Class 3 exemption. The proposed residence does not present any unusual
circumstances that would result in a potentially significant environmental impact.
ATTACHMENTS:
Attachment A Site Photographs
Attachment B Findings for Approval
Attachment C Conditions of Approval

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DS 16-113 (Mclean-Boyd)
May 11, 2016
Staff Report
Page 8

Attachment D Project Plans

169

Attachment A Site Photographs

Project site Front

170

Project site Front yard wall

171

Project site rear yard fence

172

Attachment B Findings for Approval

DS 16-113 (McClean - Boyd)
May 11, 2016
Findings for Approval
Page 1

FINDINGS REQUIRED FOR FINAL DESIGN STUDY APPROVAL (CMC 17.64.080 and LUP Policy P145)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding

YES

1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.

NO

2. The project is consistent with the Citys design objectives for protection and

enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.

4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.

5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.

6. The design concept is consistent with the goals, objectives and policies related to
residential design in the general plan.

7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.

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DS 16-113 (McClean - Boyd)

May 11, 2016
Findings for Approval
Page 2

8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive
in context with designs on nearby sites.

9. The proposed exterior materials and their application rely on natural materials
and the overall design will add to the variety and diversity along the streetscape.

10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement the
character of the structure and the neighborhood.

11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.

12. Any deviations from the Design Guidelines are considered minor and reasonably
relate to good design principles and specific site conditions.
COASTAL DEVELOPMENT FINDINGS (CMC 17.64.010.B.1):
1. Local Coastal Program Consistency: The project conforms with the certified Local
Coastal Program of the City of Carmel-by-the Sea.

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

174

Attachment C Conditions of Approval

DS 16-113 (McClean - Boyd)
May 11, 2016
Conditions of Approval
Page 1

Conditions of Approval
No.

Standard Conditions

1.

Authorization: This approval of Design Study (DS 16-113) authorizes 1) the

remodel of the existing residence, 2) the conversion of the existing garage into
habitable space, 3) construction of a new 200 sf garage in the front yard setback,
4) new stone veneer, and 5) replacement of the wood shingle exterior with
stucco.

2.

The project shall be constructed in conformance with all requirements of the

local R-1 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 one year from the date of action
unless an active building permit has been issued and maintained for the
proposed construction.

4.

All new landscaping, if proposed, shall be shown on a landscape plan and shall
be submitted to the Department of Community Planning and Building and to the
City Forester prior to the issuance of a building permit. The landscape plan will
be reviewed for compliance with the landscaping standards contained in the
Zoning Code, including the following requirements: 1) all new landscaping shall
be 75% drought-tolerant; 2) landscaped areas shall be irrigated by a
drip/sprinkler system set on a timer; and 3) the project shall meet the Citys
recommended tree density standards, unless otherwise approved by the City
based on site conditions. The landscaping plan shall show where new trees will
be planted when new trees are required to be planted by the Forest and Beach
Commission or the Planning Commission.

5.

Trees on the site shall only be removed upon the approval of the City Forester or
Forest and Beach Commission as appropriate; and all remaining trees shall be
protected during construction by methods approved by the City Forester.

6.

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

any tree roots larger than two inches (2) are encountered during construction,
the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If
roots larger than two inches (2) in diameter are cut without prior City Forester
approval or any significant tree is endangered as a result of construction activity,

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DS 16-113 (McClean - Boyd)

May 11, 2016
Conditions of Approval
Page 2

the building permit will be suspended and all work stopped until an investigation
by the City Forester has been completed. Twelve inches (12) of mulch shall be
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.
7.

Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.

8.

The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground and shall be no closer than 10 feet from each other.

10.

All skylights shall use non-reflective glass to minimize the amount of light and
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.

NA

11.

The Carmel stone faade shall be installed in a broken course/random or similar

masonry pattern. Setting the stones vertically on their face in a cobweb pattern
shall not be permitted. Prior to the full installation of stone during construction,
the applicant shall install a 10-square foot section on the building to be reviewed
by planning staff on site to ensure conformity with City standards.

12.

The applicant shall install unclad wood framed windows. Windows that have
been approved with divided lights shall be constructed with fixed wooden
mullions. Any window pane dividers, which are snap-in, or otherwise
superficially applied, are not permitted.

13.

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

9.

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DS 16-113 (McClean - Boyd)

May 11, 2016
Conditions of Approval
Page 3

liability; and shall reimburse the City for any expense incurred, resulting from, or
in connection with any project approvals. This includes any appeal, claim, suit,
or other legal proceeding, to attack, set aside, void, or annul any project
approval. The City shall promptly notify the applicant of any legal proceeding,
and shall cooperate fully in the defense. The City may, at its sole discretion,
participate in any such legal action, but participation shall not relieve the
applicant of any obligation under this condition. Should any party bring any
legal action in connection with this project, the Superior Court of the County of
Monterey, California, shall be the situs and have jurisdiction for the resolution of
all such actions by the parties hereto.
14.

The driveway material shall extend beyond the property line into the public right
of way as needed to connect to the paved street edge. A minimal asphalt
connection at the street edge may be required by the Superintendent of Streets
or the Building Official, depending on site conditions, to accommodate the
drainage flow line of the street.

15.

This project is subject to a volume study.

16.

Approval of this Design Study shall be valid only with approval of a Variance.

NA

17.

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.

18.

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.
An archaeological reconnaissance report shall be prepared by a qualified
archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not

19a.

19b.

NA

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DS 16-113 (McClean - Boyd)

May 11, 2016
Conditions of Approval
Page 4

20.

21.

22.

be permitted to recommence until such resources are properly evaluated for

significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
Prior to Building Permit issuance, the applicant shall provide for City
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
All conditions of approval for the Planning permit(s) shall be printed on a fullsize sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions

NA

23.

The applicant shall remove ivy from the yard, the stone walls and the public
right-of-way.
The applicant shall show landscape light fixtures that are at least 10-feet apart.

24.

The applicant shall keep and protect the Maple tree in the front yard.

25.

The applicant shall replace the fiberglass boards on the east property boundary
with wood, stone or stucco materials not to exceed 6 feet in height.
The applicant shall work with staff to match the proposed stone veneer on the
residence with the existing stone wall.
The applicant shall provide a heavily seeded light fixture for the front entry.

26.
27.

*Acknowledgement and acceptance of conditions of approval.

______________________________
Property Owner Signature

___________________________
Printed Name

__________
Date

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

178

Boyd

Residence

Exterior & Interior Remodel

Carmel, California
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PROJECT DATA
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A.P.N.
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SHEET INDEX

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R-1
01G-1115-038
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SITE CO'VERAGE

FLOOR AREA
1,1100.0 S.F.

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1,.422.0 s.F
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LAND COVERAGE Al..lDifiD

3111.0

BONUS SI1E CO\ERAGE

180.0 SQ.FT.

TDTAI. CCMRAGE AIJ..DWED

481.0

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SQFT.

EJCJSTING SITE COVERAGE

mTAI..JEL GROSS FLOOR ARE.A:
PROPOIED

1.812.0 S.F.

o40..1II

B.F.
200.0 B.F.

MAIN LEIIEL
DE:TTMHfD OARAGE

t.ICJD,O

mTAI.. (P} GROSS FLOOR NfEJ.:

1,8QO,O S.F.

ElCIS'IING IYPElMCUS CCMRAGE

WEST' W/IUCWAY FU.GS'RlNE
DRIVEWAY CONC.
EN1RY c:a.c. LANDINt:
'TOTAL. (E) M"EJMOUS CCMRAGE
ElCISliNG PEIMOUS c:xMRAGE

46.011

NORTH WAIJCWAY WOOD

Dmt DEaC WOCIJ

WEST

om<

WOOD

TOTAL (E) PEIMOUS CCNERAQE

TOTAL ElCIS11NG COVERAGE

llfJI.O

SQ.FT,

eao sa.FT.

F.A.R.

of SI1E

,,... "

'L M.L I!XI!IIIIR Llllfllftll ATWHD 1D 'Ill! W. Mmll

Ntf ~~ IIAY Nll1'
'11111111IH!EI'
. ,
MDIIAY Nll1' lliiiD . . . .
Pl!ll ~ Ia. M'I'IDUlB.Y 1111 LiE'II,)

I. I..MIIlmii"E 1.811111 IIAY Nll1' II!IIB!D ,......_ Mllll! 'Ill!

~11W1tiiM.TIII

NII~~Yat=
N'MI"~~':'l:r'=.~ti.-

~ ...,.. '10 loftiY Wllllo\1E 'IMUCIIII'II

Nil IIITIWIIZI '10 'H ..-:1' I'WII"'IUY.

PROPOSED lliiPEJMCUS CCMRNE

EN1RY PORQt
1UTAL (P) IIHR\'IOUS CCMRAGE
PROPOSED PERVIOUS 00\'ERAGE
DRIVEWAY
EN1RY WNJCWAY
SOU1H DECK PAnO
NOR1H PAllO
WEST W/IUCWAY

'TOTAL (P) PERVIOUS COVEJWE

TOTAL PROPOSED CCMRAGE

1. RDIODEUNC AN DCISlloiQ CINE STDRY SINGLE FAMILY D'i\&l.l.tC

vrnt NEW 22.0 SQ.F'T FLOOR MEA ~ ON NORTH
ELEVATION. AND REYO\IINC 31.0 SQ.FT AT EAST EI.LVA'IDt.
2. ADDtiO NEW EN'IRY PORCH 48.2 SQ.FT ON 'THE WEST
ELEVATION.
3. REPlACING nE: ROOF WI'1H NEW waoD !IIAICES M YA1CH
ElCISTifQ, REIIICMNQ 1HE ElCISJINQ MIOD SIDitG AND REPI..ACING
vrnt CDIENT PLAS1ER a: CAIIIIEL S'RlNE 't1ENEER AT
I'IREI'I.ME 1: tW EH1R'I' PCRQI. REPL.AaHc; AU. ElCIS1IC
WIIXlWS AND DOCia wmt tW WOOD (UHCLAD) DOORS Nil
WHJOWB.
4.. REWCMNG AU. OF 1HE ElCIS1ING HARDSCAPE N1J RI!PI.ACING IT
vrnt NEW HARDSCAPE. THUS REilUQNG Tt CCMRAGE BY
447.1 ~. AND MAICif8 MOST Cl" 11 CIMRAClE PEJMDUS.

VICINITY MAP

~!

,-

111&0 SQ.FT.
11th~.;

4&2 SQ.FT.
48.2 SQ.FT.
27.0 SQ.FT.

7&11

SQ.FT.

117.0 ~.
183.0 SQ.FT.
40.1 SQ.FT.
447.2 9QI'T.

1562.4

SQ.FT.

z<(
_j

Q_

WI-- <(
1-W _J
-w a...
(f) I
_J

'-'(/) <(

(/)>

i
Vi

s~

.1'

'.'ir}rrl{l.leiitA!1

~~

.!l!

~~

Zo:::: >
t--w 0

APR 2 5 2016
city of Cormel-by-the ..sea
Planning &Building Dept.

IICI

117.0 SQ.FT.
74.0 SQ.FT.
UI.O SQ.FT.

PROPOSED SI1E COVERAGE

EXlERIOR LIGHTING NOlES

II!._.

47.0 SQ.FT.
111111.0 SQ.FT.
27.0 SQ.FT.

4..~

SCOPE OF WORK

1. CO\IER NOTES
2. EXISTING SITE PLAN & HARDSCAPE
REMOVAL PLAN
3. PROPOSED SITE PLAN
4. TOPOGRAPHIC SURVEY
5. MAIN LEVEL DEt.AOUTlON PLAN
6. EXISTING R..OOR PLAN
7. EXISTING ELEVATIONS
8. PROPOSED MAIN LEVEL FLOOR PLAN
9. PROPOSED ELEVA TlONS
9.1 PROPOSED STREETSCAPE
10. PROPOSED ROOF PLAN & GARAGE
FLOOR PLAN
11. PROPOSED WINDOW &: DOOR SCHEDULE
12. EXISTING MATERIALS
13. PROPOSED MATERIALS & VOLUME
ANALYSIS
Lt. PROPOSED LANDSCAPE

~
xo w

wo

111M: 1' -

0::::

1/11'

179

EXIS1INO FI..AOSTDNE WEST WALKWAY

47.0 SQ.FT. !lEE DET. D/12

EXIS1ING 5FT STONE WALL. E

DET. [,/12

NEIGHBOR BUILDING

100.00'
S90'00'00"E

r-----------

II

SOUTH DECK
1 7ir s.r.

1
1
I
I
I
I
I
I
I

.,2.0
.,4.0

'WM0

ffi

t:

c.;

1'1

MAIN DWELLING
1,422..0

scm.

SHOWN !QJD 1HK LINE

DIS1INO MXlD FENCE WlH PLASllC PARllCHI

EE DET .J/12
(.!)

::>
0:::

aJ

.... ~...

,4

..

4'

. .

. 4

..,.. .

... ~ :

.
..

jll4

.
....

.d

.. . :

<C(_.

. . . <f

:ifJ

. PAY.
SQ.FT:

'

. . :. .,

0Q)
b

cii

0:::

00

Q)

0
0

. . . ...

.~ ....

':

f""""'

A.& .

1so

r/1

. .,
......

"'

f-1

..,.

aJ

.,

LIJ

I
I
I
I
I
I
I
I
I
I

(ASSUMED)

(.!)

LANOSCAPI~GAREA

FF EU.V-100.0'

:I:

La..

IRa< PLANtER. SEE DET. F/12

EXIS'IINO CONC. DRIVEWAY 1517.0 SQFT. E

DEl. H/12

DISliNQ CONe. EN1RY waNG 27.0 SlUT. BEE DET. 0/12

16"0

II
t:

1'1

<(
_J

NEIGHBOR BUILDING
LEGEND

NEIGHBOR BUILDING

EXISTING SITE COVERAGE

- - - Q - - - [ ] - ~ PUI
---- --

PRIIPIIn'I'IINi

EXIS'TINC IYPEIMCUS CCMRACE

ESI' WAU<WAY Fl..AGS'IONE
DRMWAY CCINC.
EN'1RY cc:t:. I..ANDING

47.0 SQ.FT,
15115.0 SQ.FT,
27.0 SQ.FT.

- - - - - - - IIIII.~

:'III!II'ID

'IOTAL (E) IMPERWIUS COVERAIE

1151.0 SQ.FT

u u tJ

NDR1H WAJJCWAY WDOD

IDU11i DEaC WOOD
IDT DECIC 'WOOD
'IOTAI. (E) PEJMCUS CO\'ERACE
'IOTAI. EXIS'IIIO CCMRAOE

Existing Floor Area

3JILO

SQ.FT.

MAIN LEVEL

8118.0

SQ.FT.

SQ.FT.
SQ.FT,
74.0 SQ.FT,

c.!)

10

15
I

z
r

lOATAL

(DETACHED)

1,422.0

SQ.FT.

1,812.0 SQ.FT.

_J

<Co

en

::::!:

_y
~

n:::

190.0 SQ.FT,

0::: :;:

ICM(I

QARACE

_J

cno

GRAPHIC SCALI
11&0
117.0

r a_

-<(a_

( IN FEET ) 1/4 Inch 1 ft.

EXISTING PERVIOUS CCMRAGE

z
<(

ww

a_

1 -

v.180

IIUlDINO 5E1BACIC WE
SHOWN THIN DASHED UNE
ElCI!I1ItG VT WOOD FENCE, BEE DET. C/12

NEIGHBOR BUILDING

100.00'
S90'00'00"E

.----------1

SOUTH
DECK
1
117JJ s.F.

MAIN DWELLING
1.1

1,800.0 SQ.fT.

SHOWN

SOli)

lHIC

FF EJ..E.V-1011.0'
~MED)

REMOVING

NEW 31.0 ~.
SHOWN DASHED

DRIVEWAY

NEW, 27.0 SQ.FT,

PAIIERS SET aN SAND
9lfO't1lt HA"''CHD, SEE DET. 4/13

NEIGHBOR BUILDING

NOR'TH PATIO
NEW, 11110

~n.

CNIIB. lmlNE PAVERS

SET aN SAND. SEE DET. 5/13

FlREPIT
1MB UNT

PROPOSED SllE COVERAGE

LEGEND

PROPOSED II"EIMDUS COVERAGE

ENlRY I'CR)i

NEIGHBOR BUILDING

-- -

. .2

SQ.FT,

- - - - - - - -IIEillr\aca

=:'WDTO

lUTAL (P) IMPERVIOUS aMRAGE

PRDI"'5fD PERVIOUS aMRAGE
DRM:WAY
EN1RY WIUCWAY
SDU1H DmC PA110
NllRm PA110
YIEST WAJJ<WAY
TOTAL (P) FUWlUS COVEJWi1E
lUTAL PROPOSED CCMRAGE

4&2 SQ.FT.

0
%7.0 SQ.F'T.
71.1 SQ.FT.
UJ7.0 &CUT.
t8.1.0 &CUT.
40.1 SQ.FT,

oz

- - PICIP!Im' Ill!

u u u

( .. fE[I' )

W<(

10

15
I

1/4 Inch - 1 ft.

GRAPHIC SCALE

447.2 SQ.FT.

Proposed Floor Areo

052.4 SQ.FT.

WAIN LEVEl.
GARACE (DETACHED)

1,800.0 SQ.FT.
200.0 SQ.FT.

TOATAL

1,100.0 SQ.FT,

(/)_J

oa.
0...
ow
a::: ID... (f)
leMa ,. - , , .

181

00

.,~

.....

182

.....

,~

00

...
._

SITE PLAN

s .

...,...,.

:..;:

J
...,

DATE:

SCALE :

REVISION :

APPROVED BY:

DRAVVNBY:

!J....I..!:!:.

U~=j
12-12-t!l

~ II

):1
.E

~ ~u

~...~~..
:: .:
!j!
...
~ :;~
i::&l
.;... :; ; ..... : / ... : 11

li~~

+~

~-

~
"~!
@

~ r

.'111

~~r
.1

fil

~'-"'\.'-\...''"'h\""'-'t'>'>'>'>':'\\'Si

-~

APN 010-165-036
3 SE 13th/ Dolores Street~ Carmel, Ca
prepared for:
Sandy Boyd & Harold MacLean.

r.a
n

~[I

,S'

~---l
Q ~

fil

831-632-0956

13720 Monte Bello

Castroville, California 950 12

__

~Baseline Consulting
IOUNDAR't SliNEYI

ALTA SURVEYS

TaPOGRAPHIC SURVEYS

~ED,..

KEYNOTES
[1] (N) WALLS PER PLAN
[%]PREPARE AREA FOR NEW Dams
[I) PREPARE AREA FOR NEW WINDOWS
I]] (E) DOORS II: WINDOWS 1D BE RENO'IIED
[&](E) PWMBING FIXTURES 1D BE REMOVED & Ra.OCAlED
IJJ(E) WALLS 1D BE REMOVED
Ill (E) HEARlH TO BE REMO\rm
IJ) (E) WALL.S TO REMAIN
[I](E) SOOTH DEa< W/STAIRS 10 BE REFURBISHED PER
Jm(E) FRONT DECK W/STAIRS TO BE REMOVED
1HJ (N) ENlRY PER PLAN

DEMOLITOIN DATA
EXIS11NG
MAIN LE'JE1

GARAGE
lOTAI..

REMOVAL

282.0 LN.FT. 4.4 LN.FT.

0.0 L.N.FT.

ADDITION
0.0 LN.FT.

0.0 L.N.FT.

80.0 L.N.FT.

282.0 LN.FT. 0.0 LN.FT.

100.0 ll
0.02 ll

0.0 LN.FT.
22.9 ll

SCOPE OF

DEMOLITION WORK:

EXTERIOR:

1. REMOVING ALL EJCISTING WINDOWS AND

REPLACE WITH NEW WOOO WINDOWS.

2. REMOVE EX1ERIOR DOORS AND REPLACE

WllH NEW WOOD DOORS
3. REMOVE PORai ON 'IIEST ELEVATION
(FRONl) AND REPLACE YlnH NEW
CO'\IERED PORCH WITH STONE PER PLAN.
4. REFURBISH POROi ON lHE SOUTH SIDE.

INTERIOR:
1. REMOVE AU. FlOOR IN UVING SPACES,
KITCHEN AND BATHROOMS.
3. REMOVE All. EXISDNG FlX'TURES AND
REPLACE WllH NEW PER PLAN
4. REMOVE CABINETS, lll.E, SLABS AND

110

'0

PREPARE AREAS FOR NEW CABINETS, TILE

AND SLABS PER PLAN.
5. EXISTING FURNACE lO BE REPLACED
AND \RIFY EXISTING DUCT S'1S1EW AND
'VENTS FOR NEW LOCAliCNS.

LEVEL FLOOR

8. WATER HEA1IRS TO REMAIN

7. VERIFY E>OSliNG ELEC'JHCAL WORK AND

UPDATE ACCORDING!..Y PER ELEC'm!CAL

PLAN
tl'-4"

NEW GARAGE FLOOR

z<(

_J

10

a..

15

--- - ---( IN 1m ) 1/4 Inch 1 ft.

GRAPHIC SCALE

_J

~a

WI-

-.J-.J

WALL LEGEND

==== --

l!l ML NIEIICII twJJI

zO
~
<( w
~0

leMa

- - - - - - lie lEW liiWS

: : : : : : : : : : : - - mntll 'IIIWI '10 IE IIEJICMD

t'-1/11'

183

ROOM NOlES
MAIN LEVEL

-~~~

SOUTH DECK

t.tS'IR
BDRM

,mfL..

1-KITCHEN

1~.

"'

1~.

..

gp

SOUTH
DECK

mtk.

.....

U1

z<(

_J

10

15

---------( II FEET ) 1/4 lndl 1 ft.

GRAPHIC SCALE
Exll!ltlng Floor Area
MAIN LEVEL

(!)C..

ZO:::

1-o
(/)0
X-..J
WI.J....
KoUI 1'- ""'

GMAGE (DETAIHD)

M22.0 SQ.FT,
110.0 SQ.FT.

lOATAL

1,812.0 SQ.FT,

184

KEY NOlES
[DROOP': WDCD SHNCI.S, PITai 8:12
II] CHAD WHERE OCaJRS
[3] SIDING: WDCD SHINGLES
[!] wtiDOWS (TYP,): WOOD DIVIDED IJQoi1S, PANlED
II]DOORS (1"/P.): WOOD DI\'IDED UGHTS, PAIIlmD
IIJENlRY DOOR: hJ/4-INQt 1Hia<. STANED DOOR
[Z] BRIQ< CHIMNEY
IIJ WOOD DECK (T'tP,)

WEST ELEVATION

L
~

lllll

DO

D~

_l

,...........

ao
0
I
II II
II II

\.
NORTH ELEVATION

EAST ELEVATION

--

Y'

F'T'T"f

............-L

II
1-

t- t-

II~

II

...

\.\.

SOUTH ELEVATION

l_..,-m

en

<(
_J

(!)0..

za::::

t-o
cno
X-.J

WLL.
leMa,,~

185

ROOM NOTES

lBBIP!Pm

llm~"v-.

mm~......

Hml'-t'IW'.....
Hml~ ,.......

lllii'Iftl'!r
IIDIPWA
lmi'-'\'P-cf

~m~~rra

m~

Hmlr-Px?-P

lmilr-Pr~

...

lmlll~~~~
IIDimP....Imilr-!FI ~ lmiM trt-+"
lmll'-?1 P..:P CUllEr IIDIJ$ tho.....

Iml~

lml~tl'-ct'

KEY NOTES

m.,.

IZli':AT"'Y-11111'~~

~~~~~.l'-4~ PMIII't a.KT

II

111--Ill.,.... . .

IIIIINI&Nlnl.IllS.~

- --------,

Ill ..... - .

[1)~,16

IIDIBIW~-nt

lDI ... ,.I'UN

111
I

o----

~~~-----

DECK TWO

,P.iJ'iJ..

111 ...'HI . . . .,..,

Jml(.ll.r-DJ.---.a
llli ....... JU1111
11!1,. ...

111-

rm-

11 .......... - . .......... IIUrWJIIIII

a-"

cii
z

~
~
liD

'0

'1_____.;,

~~(

GARAGE

cm:::J

IICUI U.

DO

0--------e------I
I
)..:
CD

- - - - - _j

(/)

z
o<
w.....J

u u u

10
I

15
I

( IN Fm' ) 1/4 lncll 1 ft.

GRAPHIC SCALE

(/)D...

Oa::::

o...o
oo
Cl:::__j
O...I.J...

Proposed Floor Area

WAIN LEVEl.
CARACE (DETACID)

1,800.0 SQ.FT.
200.0 SQ.FT,

TOATAL

1,800.0 SQ.FT,

ICMia 1' - 1/4"

186

KEY NOTES
[]]ROOF: NEW WOOD SHAJCE 10 MA'Jaol EXISTING

~~~~lll~~j/l~.JCN~:Iv-w~FI~RE

- ON SHEET -

I)JSIDINQ: 1HREE COAT CEMENT PLAS1ER

(!] ;RADE WHERE OCCURS

w~-rm ~~~'tns.CCJPPER, lH
Ill DOWN SPOUTS: 3 INQi ROUND, COPPER

rzl COPPER

"

QiiWfEY CAP

[J] STONE VENEER: NEW CARNB. STONE lltiN CUT VENEER

[IJ~<Nk~H~~J:ms
IID=~~~~ERE~AIN'IED

llDetTRY DOOR: t-3/4-NCH lHICK, STAINED DOCR

II) OAB.ED-etD VENlS STAINED
JIIEXISTINQ FCUN)A11CN Vans AT WALL 10 REMAIN
II]INEW WDa) RAF1ER TALS SHAPED
II!'MXlD BARGE 3-INH 1HIC, nP.

IIJWAIN ELEClRICAL NE'I!N

IIJGAS ME1ER

WEST ELEVATION

,,

IIIH

~~

_\

~~

~t

~~

I\
~

Hm

~ ~~

~~

~~~~
!j$

.....

NORTH ELEVATION

F.F

..t ,llll.OD'

~~

....... 81: ,.....,.

EAST ELEVATION

RldHat._ID.J
RIIIH 81: tlt..DIIII!

I.a.

; r ~
~

~~

--~ ~

~~--,.-

\..~

-~

m
\;J

}}_

Pfcrta 81:

~ 1\

1--mi....

--.....

F'J' ..t

,aa.J

Vl

z
o<
w_J
(/)a..

Oo:::
,IIILDD'

a..o

oo
O:::_J
O...LL.

leMa,.
SOUTH ELEVA Tl ON

-v~

187

STREETSCAPE

PROPOSED

I
........ ~

:0 ~
188

A..J.Drtlz

DRAWN BY:

APN: oto-185-038
PRniECT NO.
15-14

PROJECT:
Bo)'d Rlcl.nce
Dolores 3 S/e of 13th
BLOCK: 143 LOT(S): 1/2 of 6

ISSUE:
<4-2G-16

a:

1/2 of 8

::::10

)>rrl

<(/)

rr10

rrlo
r""U

--l::;;o

(/)""'0

REVIONS:

-------

G
ana:.._ ..... IIC
. .CIIIIIIC.CGM

aN~

CIFI'ICelll.........

PA D ml Olnnll, Co\ Hill

IIAIIIO

--: leo o

KEY NOTES
III DOWN

SPOUTS

[J] GUlTERS W/
[II SHED ROOM
-

--~----------

OVERHANG

--------------

0\ERHANO. T'I'P.

Ill

PITCH ~,2

'\ - iiDGE'. 1Tiiif

-~-------------------111

RIDCE 0 114..18

lit
I

If

_j

11'*--+-~GMI.0-EN)
M---------------~~----------~~

I
I

0\'ERHANO. TYP.

-----,

..-.-------~-------,

--~------------------------------~

*'*--~=Lm-END
0\ERHANG, T'I'P.

~, QABLE

PnCH e:12
I
------~m~------,

SIJE

OVERHANG

0\IERHANG

cii

>
L&J
D::

CIO

I
L w - - - + - - - - - - - -_
-_
---' I
___ j

------------------------~GAILE

**11_ _.r~~~Dm
DVERHANC. T'I'P.

-----.1111..---

PilCH 8:12
RIDGE 0 112.41

m~-END--~
0\IERHANO. TrP.

'II

~=-=.u~
I

PITCH 8:12

r, . . l

~J

I
N~
I
t q-m...~

"'t.J

--- .::..-.::.-.=.-.:..--,

PilCH 8: 12

----'~<-"~<r---------~;--------L.....,J

RIDGE 0 111.!1' I

,.. -m

...----,

---------------------------------~-----------------,m--------

Pm:H 8:12

SLOPE

[IJCHIMNEY

~QABL SIDE

*"*---~~DID

~GABI.fD-EN)~ t

CMRHANO. TrP.

SIDE

LEGEND
-

lXI

:;..:

r:D!!

.KEY NOTES

~~

IIJROCF: NEW WOOD SHAICE TO MATCH EXIS11NC

IZ)~T~~~l"WASFffsFI~
IIJSIDINQ lHREE COAT CEMEMT PLASTER

III GRADE WHERE ocaJRS

..5::

IB m

IZ

firm:

Ill
\,IN~ROU&P&~ YtfTH A
Ill DOWN SPOUTS: 3 INai RCUND, COPPER
IIJ~~~\ft~~"AIN1ED

Ill~"~~~~~~
IIDMKJD BARGE 3-INH 1ltC, TrP.

[J] MKID RAFTER TAILS SHAPED

1CM511'1/~

NORTH ELEVATION

EAST ELEVATION

SOUTH ELEVATION

WEST ELEVATION

10
189

Window Schedule

Window Elevations Types

DETAIL SHEET
NO.

(.!)

LOCATION

REMARKS

_J
_J

~+--r--+

3:

z
<(

::2:

II
l11
I

Note:
1. FOR IINQE LDCAliCII 6

,._
--------------~

OPENINGI SY11NG DIRECliON

lEE ELEVA11C1N lltEET8
2. AU. IlNDOW DENENSICIIS
ARE 1l ROUGH CIPSIINGS
SEE ELEVAliCII IHE1S

Window Manufacture:

Glazing Legend

S}'TTlbols

'I"'PE 1 - 'I'EWPERED GI.AZINO

PER C.B.C. 2401.4

IWIFIICIIE

CITY, llfAW. ZIPII

1IINDOW
REfiRENCE

I"HHIe
P'AJII

_WINDOW
NUI&R

Hardware Manufacture:

ciS
z

N/A
G.C.
P
ST
FF

~
0:::

NOT APPUCAIILE
GQIERAL CCN1RACTOR
-PAINT
-STAIN
FAC'RIRY FH&H

MFR. FIN. NAT. -

Door Elevations Types

MANUP'AC1URI!R
FNSH
NATURAL

Door Schedule
DETAIL SHEET
NO.

rl-4'

.tf-41'

LOCA TlON

.tf-fl'

LD. INTERKlR DESIGN

S
-SEALED

--------------------------------------------------------------~

Abbreviations

:J
H

Door Notes:

Note:
1. FOR.._. LDCAliCII II

I. PD111i: DOD .._T la:tlil GN AU. liXIIiMII 11111111. liE

IIHIILU flit olali1DML II!QUimEf1IL
Z. I'RIMI! PfWWI1t IIIIIIDIIINE Pall AU. I!IIIIDIIt f/1/lJ

OPENNII SY11NG DIRC'IION

lEE ELEVATICN SHEE'IS
2. AU. .DOW DEYENSIONS
ARE n ROUGH CIPEMNI!l

M-....UIIM'IIIIIa
.:S. ...W. aiiiiWmiR 'RI CIIIU.T WIH CMI!It 1'111
MIIIIIICIW. DIIGII IIAIIMMI5: - . 4.. AU. DIXIt aAZIIGI 'RI 1DII'IJEI ..,..
I. MI. t:ICII'Ja 1101111 IUoZIIIII 'RI 1/f/' IIIUAliD

SEE E1EVA11CIN SHEETS

'IIM'IIG . . .

Window Manufacture:

S}'TTlbols

IIMU'Mmll!l

CITY, llfA"'I!o Jill:

l'ltiN'&
FAJII

Hardware Manufacture:

DOOR
REFERENCE

Abbreviations

0-DOat

NUMIER

Glazing Legend

a rt, lrA'II'o ZIPII

~"~tam

LD.
S
MFR.

IWIP.MIIUIII'I

P'AJII

N/A
G.C.
P
ST
FF

TYPE 1 - 'IDPEJB GLAZING

PER C.S.C. 2401.4

FK.
NAT.

NOT APPUCAIILE
GENERAL CCIH1RACTDR
PAINT
STAIN
FACTORY F'INSH
INlERIOR DESIGN
-SEALED
MANUFAC'lURER
-FNSH
NATURAL

IIIM.Iil ,. 1/4'

11
190

SOUTH DECK A

WEST DECK 8

MATERIAL:
FINISH:
HEJGHT:

MATERIAL:
FINISH:
HEIGHT:

REDWOOD
NATURAL
FT. AS NOTED ON SI'TE Pl..AN

6-FOOT FENCE C

REDWOOD

MATERIAL:
FINISH:
HEIGHT:

NATURAL
FT. AS NOlm ON SI'TE PLAN

REDWOOD
NAlURAL
FT. AS NOTED ON SllE PLAN

CD

'0

.,
0

'0

SOUTH WALKWAY D
MANUFACl\JRE:

CARMEl STONE

COLOR:

NAl\JRAL
SET ON SAND

INSTAU.A110N:

5-FOOT STONE WALL E

BRICK PLANTER F

MANUFAC'TURE:

CARMEL STONE

MANUFAClURE:

BRia<

INSTAL1.Al10N:

NAlURAL
ON CONC. WAll.

INSTALLA110N:

NATURAL
AS NOTED ON SllE PLAN

CONC. ENTRY G

CONC. DRIVEWAY H

MANUFAClURE:

CARMEL STONE

COLOR:

NAlURAL
AS NOTED ON SllE PLAN

MANUFAC"TURE:
COLOR:
INSTAL1.A110N:

INSTAL1.A110N:

CARMEL STONE

NATURAL
/IS NOlED ON SllE PLAN

NORTH WALKWAY I
MA1ERIAL:
FINISH:
HEIGHT:

REDWOOD
NAlURAL
FT. AS NOlED ON SllE PLAN

6-FOOT FENCE J
MAlERIAL:
FINISH:
HEIGHT:

WOOD WITH PLAS11C PAR110N

NATURAL
FT. AS NO'IED ON SllE PLAN
IIIMI'I ,. - "~

12
191

FIXTURE 1

FIXTURE 2

FIXTURE 3

MANUFACTURE:
124 COMPUANT:
COLOR:

MINKA LEVERY
YES
BRCWZE

MANUFAcnJRE:
124 cot.tPUANT:

COLOR:

AGED BRONZE

MANUFAC'J\JRE:
T24 COMPUANT:
COL.OR:

WATTS:

10 WAllS
80

WATIS:

9 WAllS

WAllS:

3 WATTS

WMENS:
BULB T'1'PE:
DIMENSIONS:

247

WMENS:
BULB lYPE:
DIMENSIONS:

200

WMOIS:
BULB n'PE:
DIMENSIONS:

LED MODULE
6.5~

X 11-w X 12.2!5

DESIGNER FOUNTAIN
YES

LED MODULE
12.75H X ~ X 9.25

JOHN Tlt.tBERL.AJ<E
YES

Bl.Aa<

PATIO 5
STONE VENEER SIDING 6
t.tANUFAC1\JRE:

MANUFACTURE:
CQ..OR:

STONE

DRIVEWAY PAVERS 4

NA1URAL

MANUFACl\JRE:
COLOR:
PATTERN:

CARMEL STONE

ca..oR:
NA1URAI..
NEW STONE VDIEER AT ENlRY PaDt

CALSTONE a.ASSIC COBBLE

GRAY/OIARCOAI../TAN
OlD T<Mf II
~MEDIUM

75X LARGE

1!

VOLUME ANALYSIS:

~
8

FACTQR

MAIN LEVEL.
MAIN LEVEL.
UPPER LEVEL
UPPER LEVEL

PITCHED
FLAT
PITCHED
FLAT

12
11
11
10

GARAGE
200.0 S.F.

PORat
41.2 s.F.

TOTAL
2,954.-i- CU.Fi.

0
0
0
2.964.4 CU.Fi.
PROPOSED 'IICLlM:

2,477.7 CU.Fi.

LJ
PORCH
t3.2XB !-fA7 CU.FT

GARAGE

~,8114CU.FT

ICM.D

1' - 1/4"

13

192

100.00'
S90'00'00'"E

F==-=-=-=-=-=c===

II
1'1
.II

SOUTH DECK

MAIN DWELLING
1,800.0 SQ.FT,

SHOWN SOICID lHK UNE

FF EI.Vatoo.o'

(A!BJUED)

I
I

~::a.-.._.,.un:J-_.=-=C=

LIGHT KEY

+
EXTERIOR LIGHTING NOlES

so

PAlH UGHTL J WATIS @"-SEE F1XTURE

ON SHEET 1J
..AY NOT Bt. SPACED u...u:J-r.K lHAN 1~FEET APART

z<(

IRRIGATION SYSTEM

_J

a..

IMII I'UIII' 1D . . . _. M'IDI

&1. I"'AAIm taL

I'IMD Will

.-aw

-~-
a.mr
wu. - - -.r.r a,
0

u u u

00....
W<(

(/)()

0(1)

a...o

10

15

oz
0:::<(

Q.._J

( IN FEEl' ) 1/4 klch 1 ft.

GRAPHIC SCALE

IIWa

t'1/~

L1

193