CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

June 8, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, AICP, Interim Community Planning and Building Director

Submitted by:

Matthew Sundt, Contract Planner

Subject:

Consideration of a Combined Concept and Final Design Study1 (DS 16-051)

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

Recommendation:
Staff recommends that the Planning Commission approve the Combined Concept and Final Design
Study (DS 16-051) subject to the attached Findings of Approval and Conditions of Approval.
Application:
Block:
Location:
Applicant:

DS 16-051
APN:
010-252-011
GG
Lot:
1, 3 and 5
NW corner of Camino Real and Ocean Avenue
Holdren & Lietzke Architecture Property Owner: Bruce Church and Linda Taylor

Background and Project Description:

The property is on a corner lot and 12,000 square feet in size and includes an existing two-story
historic residence with a detached garage. The residence, known as the Alfred P. Fraser House, is
a wood-framed Craftsman Style residence designed and constructed circa 1918. The residence was
listed on the Carmel Inventory of Historic Resources on November 2, 2002.

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

75

DS 16-051 (Taylor)
June 8, 2016
Staff Report
Page 2

The residence is significant at the local level under criterion #2 established by the California
Register of Historical Resources, PRC Section 5031 (3), for its association with early civic leader,
Alfred P. Fraser, the City of Carmel-by-the-Seas first mayor. It is also significant under criterion #3,
as an excellent example of Craftsman Style residential design. Character defining features include
its one-and-two-story height, irregular plan, wood-shingled exterior wall-cladding and roof
covering, low-pitched roof, and low-pitched and intersecting stepped gabled roof system.
The existing residence is 2,521 square feet in size. The applicant is proposing to add 965 square
feet including 310 square feet to the main floor, and 84 square feet to the upper level, and 571
square feet to a proposed new lower floor that will be partially underground (but not a basement
as defined in the CMC). The project consists of the following components: (1) the addition of a
single-story family room and fireplace on the north elevation, (2) a small extension of a deck built in
2004 at the north and west elevations of the property, (3) the addition of a small bathroom at the
north end of the upper-story, (4) the creation of a new, lower-level addition that will be partially
underground as seen on the south and west elevations and will contain two bedrooms, a bathroom
and steps connecting to the main level, (5) construction of a deck off the living room that is
functionally a roof for the new bedroom spaces below, (6) removal and reconfiguration of site
coverage (decks, steps, patios, walkways), and (7) 55 cubic yards of cut and seven cubic yards of fill.
The new addition is proposed to have painted wood shingle siding that will use a pattern of
differing shingle widths to ensure the new is differentiated from the original historic shingles (also
painted)(Refer to Sheets A3.2 and A3.3). In addition, the muntins, window casing and window
apron of all new windows on the addition will be altered slightly to differentiate them from existing
windows. All work shall conform to the approved plans except as conditioned by this permit.
Because of the historic status of the residence the project plans were reviewed by the Carmel
Historic Resources Board (HRB) who issued a Determination of Consistency with the Secretarys
Standards for the remodel at their May 16, 2016 meeting. The transcript of this meeting is
available to the public and Commissioners if they would like more background on the review
process related to this residence. Two Special Conditions were required of this project by the HRB,
which are included in the attached Conditions of Approval. In addition, Mr. Kent Seavey, the Citys
Historic Preservation Consultant, reviewed the plans and concluded that the proposed remodel is
consistent with the Secretary of the Interiors Standards for the Treatment of Historic Properties.

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DS 16-051 (Taylor)
June 8, 2016
Staff Report
Page 3

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations

Allowed

Existing

Proposed

Floor Area

3,600 sf

2,521 sf

3,486 sf

Site Coverage
Trees

1,272 sf
3 Upper /1 Lower
(recommended)

1,388 sf
1/2

1,272 sf
1/2

Ridge Height (1st/2nd)

18/24

18/23

15/22

Plate Height (1st/2nd)

12/ 18

12/20

same

Setbacks

Minimum Required

Existing

Proposed

Front

15

20

Same

Composite Side Yard

10 (25%)

60

57

Minimum Side Yard

29

30

Rear

15

25

7-9

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 visited the site with the City Planner in late 2014 as part of the Preliminary Site
Assessment process and identified sixteen trees on the property including two significant Coast Live
Oaks and one significant Coast live oak (Tree #14), one moderately significant Holly tree (Tree #1),
and fourteen non-significant tress of different species. The aforementioned Oak tree has been
poorly maintained and the Forester recommends restoration by pruning over a period of years to
re-establish a natural form. The Forester evaluated conditions again in March 2016 and
determined that two upper and one lower canopy tree would be appropriate. The Forester also
recommends that all ivy be removed from the site.

77

DS 16-051 (Taylor)
June 8, 2016
Staff Report
Page 4

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 view impacts that would be created by the new residence. As to the
privacy issue, the property is secluded from neighbor properties because of a combination of
fencing, perimeter vegetation, the large lot size (12,000 sf), and building setbacks.
The existing residence has a second floor bedroom that will be remodeled with a new bathroom
constructed on the north side. Review of the window area indicates that this second floor remodel
will reduce window area on the north elevation by 4 sf, but increase window area by 5 sf feet on
each of the west and east elevations. However, the size of these windows and there substantial
setbacks from other properties does not create significant privacy issues. In addition, the remodel
of the first floor north elevation will result in a net decrease in total window / glass door area by 23
sf. On the west elevation main floor there is a net increase of 27 sf of window / glass door area. In
addition, the additional windows and doors on the west and north elevations related to the new
partial-underground bedrooms are not considered to have privacy issues as it pertains to adjoining
property. In staffs opinion, the proposed residence meets the objectives of Residential Design
Guidelines 5.1 through 5.3.
Mass & Scale: Residential Design Guidelines 7.1 through 7.6: Minimize mass of a building as seen
from the public way or adjacent properties, When locating floor area in a below grade or partially
below-grade space, minimize the visual impacts as seen from the public right-of-way and site
disturbances, locate some floor area either fully or partially below grade, and presenting a onestory height to the street. Further, these guidelines state that a building should relate to a human
scale in its basic forms.
The proposed remodel modifies the second floor of the existing wood-framed Craftsman Style
residence with an 8 x 10 extension on the north elevation. The first floor is extended to the north
with an approximately 18 x 18 addition.
The combination of window size, their location, building dimensions with varied setbacks, varied
ridge heights, partial undergrounding of the two new bedrooms, all combine to create a reasonable
human-scale form and appearance. In staffs opinion, the proposed residence meets the objectives
of Residential Design Guidelines 7.1 through 7.6.

78

DS 16-051 (Taylor)
June 8, 2016
Staff Report
Page 5

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 roof with
low plate lines can be used on two-story buildings", roof eave lines should appear low in scale, a
roof form should be in proportion to the scale of the building. The Guidelines emphasize using
restraint and simplicity in building forms, which should not be complicated, and roof lines,
which should avoid complex forms. Changing roof heights helps to break up the mass, while
keeping the overall roof forms simple in character.
Character defining features include its one-and-two-story height, varied setbacks, wood-shingled
exterior wall-cladding (painted) and roof covering, and low-pitched and intersecting stepped gabled
roof system.
The new second story addition will be used for a bathroom and replace the existing second-floor
bathroom, which will be converted into closet space. The ridge elevation of this new bathroom is
one foot lower than the existing second floor ridge elevation. The change in the ridge line helps to
break up the building mass and keeps the roof forms simple in character. The exterior is clad with
painted wood shingles. A new chimney will be installed on the north side of the new addition and
will be of the same brick style as the existing chimney located on the west elevation.
This project achieves appropriate scale and form through breaking up the building into sections of
varied dimensions that create a harmonious arrangement of shapes and setbacks. In staffs
opinion, the roof design is simple and complements the building style and the neighborhood and so
meets the objectives of Residential Design Guidelines 8.1 through 8.3.
Exterior Lighting: With regard to light fixtures, Municipal Code Section 15.36.070.B.1 and 2 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 and no closer than 10 feet apart. Furthermore, Landscape lighting shall not be
used for tree, wall, fence or accent lighting of any type. The purpose of landscape lighting is to
safely illuminate walkways and entrances to the subject property.
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,

79

DS 16-051 (Taylor)
June 8, 2016
Staff Report
Page 6

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, and Lights should not be used to accent building or
vegetation.
The location and style of the proposed wall-mounted light fixtures are depicted on building
elevations on Sheet L-1 of the Project Plans. A total of 6 wall-mounted light fixtures are proposed,
each with frosted glass. Five of these are located on the west elevation and one on the north
elevation. These lights will not exceed 25 watts.
The location and style of the proposed landscape light fixtures are depicted on Sheet L-1 of the
Project Plans - seven landscape light fixtures are proposed - three of these are on the west side of
the residence and four on the north side of the property. One style of landscape lighting is
proposed. Landscape lighting would be provided by light fixtures not to exceed 18-inch in height
with light downward cast and with shielding. The landscape lights have an output of no more than
15 watts per fixture and are proposed to be placed more than 10 feet apart. Staff supports the
proposed landscape lighting and notes that they comply with the City requirements.
Site Coverage: 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 12,000 square-foot
site this equals 792 square feet). 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 12,000 square foot lot the total
amount of coverage is allowed to be 1,272 square feet; the project plans are consistent with the
allowed coverage.
Grading/Cut and Fill: The proposed partial-basement habitable space will require 55 cubic yards of
cut and seven cubic yards of fill to construct. This will translate to approximately seven truck trips
to accommodate soils cut (outgoing) and one truck trip for fill (incoming). Other truck trips are
associated with construction materials such as lumber but are not counted in this calculation. All
haul trips are assessed a fee by the City to offset impacts to City roads.
Public ROW: ROW encroachments occur along Camino Real to include two sets of steps going
down to the elevation of the front yard. The applicant is not proposing to change any of the
aforementioned encroachments. Nonetheless, an encroachment permit will be required to be
filled out and submitted by the applicant.

80

DS 16-051 (Taylor)
June 8, 2016
Staff Report
Page 7

Alternatives: Staff has included draft findings that the Commission can adopt if the Commission
accepts the overall design concept. 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 15301 (Class 1) Existing Facilities. The project includes a 965-square foot
addition to an existing 2,521-square foot residence, and therefore qualifies for a Class 1 exemption.
The proposed alterations to the residence do not present any unusual circumstances that would
result in a potentially significant environmental impact.
ATTACHMENTS:

Attachment A Site Photographs

Attachment B Findings for Approval
Attachment C Conditions of Approval
Attachment D Project Plans

81

Attachment A Site Photographs

West Elevation

West elevation

82

North side yard

83

Attachment B Findings for Approval

DS 16-051(Taylor)
June 8, 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.

84

DS 16-051 (Taylor)
June 8, 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.

85

Attachment C Conditions of Approval

DS 16-051 (Taylor)
June 8, 2016
Conditions of Approval
Page 1

Conditions of Approval
No.

Standard Conditions

1.

Authorization: This approval of Design Study (DS 16-051) authorizes the

addition of 965-square feet to the existing residence. The project consists of the
following components: (1) the addition of a single-story family room and
fireplace on the north elevation, (2) a small extension of a deck built in 2004 at
the north and west elevations of the property, (3) the addition of a small
bathroom at the north end of the upper-story, (4) the creation of a new, lowerlevel addition that will be partially underground as seen on the south and west
elevations and will contain two bedrooms, a bathroom and steps connecting to
the main level, (5) construction of a deck off the living room that is functionally a
roof for the new bedroom spaces below, (6) and removal and reconfiguration of
site coverage (decks, steps, patios, walkways), and (7) 55 cubic yards of cut and
seven cubic yards of fill.

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

86

DS 16-051 (Taylor)
June 8, 2016
Conditions of Approval
Page 2

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,
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.

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.

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.

N/A

9.

87

DS 16-051 (Taylor)
June 8, 2016
Conditions of Approval
Page 3

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
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.

N/A

15.

This project is subject to a volume study.

16.

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

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

19a.

N/A

N/A

88

DS 16-051 (Taylor)
June 8, 2016
Conditions of Approval
Page 4

19b.

20.

21.

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
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

22.

Plant two upper and one lower canopy tree.

23.

Remove all ivy from the property and public right-of-way.

24.

An encroachment permit will be required to be submitted by the applicant

before or concurrent to submittal of building permits.
Measured drawings and photo-documentation of the existing elevations shall be
prepared and submitted to the City to include in the historical record.
Prior to the beginning of construction, the applicant shall convene a preconstruction meeting to include the contractor and the Citys Project Planner to
ensure compliance with the Secretary of the Interiors Standards for the
Treatment of Historic Properties.

25.
26

*Acknowledgement and acceptance of conditions of approval.

______________________________
___________________________
__________
Property Owner Signature
Printed Name
Date
Once signed, please return to the Community Planning and Building Department.
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Tm..E AND PLL "COP"T"RJG>HT" PR.IVll..I::6ES TO THESE ~IS'S PND SPECA F~T10NS t3 CLAIMW 61 HO~
LieTZKE ARC+-llTECWRE. HE~tJ.AFTER REFERRED TO 16 "DE~IG.HERS." ~~Ot.IT PP.E.WICE. V'IS.UAL CONT,I.CT
VIIJTll n-!s::.E gJB..EC.T DfV,Y'(IHGS JI.ND SPEGIFk::.ATlONS SH.ALL C.OHSTITUlE PRIMA FKIA EVIr;;>'=.._NGE OF THE
.A:.a;:PTAAce Of" TH~ Oi"'H~5HII"" RI6HT5 '*ID THE fOLLOYilN.G RELATED RESTRIC-TION~

:2.

TI-lE USE OF THEre ~N65 ~D Sf'EC.IFIC.ATII:::'NS SH.ALL BE SOLELY RESTRIC.l'ED TO Tl'iE ~61NAL SfTe FOR
V'\HIGH THEY~ ~r-AAW A"ll TH~ DESIGNERS I-IER6Y STATE THAT THE"T" AAE. HOT il'llBWED FOR H0R
SUITABLY ENGtl-lEE~ FOR .ANY OTHER SITE. P.EPP.OC\.JC.n:::t"' OF 'THESE DOCI.JMENlS IF THEJ<EFOI<E
E,lCPR_I=SLY LHITEDTO TH~ INTENDED USE.

THE DESIG-N~ DI5Cl...AIM .ALL I'Q5f"'ONSS!UTI IF WESE ~t-IG5 I-NO Sf"ec.IFIC.ATlONS Hl.E JJS.ED, ~ l"t-lot..E.
OR ~N PART, ~lrnCVT PRIOR~ PERt-!~ION, Y'+!En.IER t::.)f'!. NOT MODIF!EP BY Ofl.IERf> FOR AJo..IO'Tl.IER 61TP.

4.

IN TWE ::VENT OF !JN,l.LJTHORIZED IJ5E B"T" ANY THIRD P,!trRTY OF THESE ~G>S. AND SPECIFtc.ATIONS. THf
C.LENT F~ I"HlCH THe ~K Y'V'8 OR!GINAU...Y f'REP~ HEREBY 1>6RI:E:, TO HOLD H.-.RNLE:,:,, INI?EMNIP"f
,lt..ND DEFEND THE OE516NEitS. FROM A"'Y C-LAIMS AAIGING FROtvl o;.ucH l!NobUT't+OI'tiZEO USC

~I:'

1.

SEE ELEGTRJGAL

2.

HOMERUN '"'L.L NEY'i GfR.CUITS TO ELEC-lRICAL. PANEL..

"

ALL I<ITOlEN AND BATHROOM ELEC-TRICAl.. OJT1....ET !i+lALL !-lAVE. G.FC-1 PFi'.O"'"RE.c.TON.
ALL SEDROON EL.C.'Mic.,&..l. CtJTl..ET'Eo SHALL HAVE ,1\.FCI PROTRECTIC'N

~.

PUA--fBIHG NOTES FOR FLOI"' RATE AND Fl..L'SH C-N'N:..rT"t' RE.CIJ'IR.EMEl'('ffi OF PUIMBIWG FIX'TlJRE5

ELEC~ICAL ~~~ 9H~ ~

5.

AU.

PROI/10.::. T'10 S~-APPLIANCE 6RJ>NQt C!~l'i':l I"'R nil! i'GTc.HEN LIMITeO TO 51JPI""LYING YiAU... l'o'IO
COLINTER SF .aGE Ct.ITL1'6.
~DE SEPJRATE SJQ.NJ~ CIRCUITS AT EAO-I B EDRCJC>to..l v-.I TH THE REa.Jt<ED ARC.-FJ..UL T CJRQ.JrT

1.

NOTED

NEYI UNLESS OTHERViEE NOTD

INT'E'RlJPTERS.
b.

~HARDt"~~ 5t-f0r<E OETEGT~ l"\\lll 6ATTERT' B~-LIP IN EACH SEt::'ROOM. HALL.Y'tAY

SHOKE DETEC.Tot'G SHI-U. BE !NTl:R-GONNEC-TEO

10.

U:ie I"'A.TER RESIST~T G~H i"Vo.U.. 60/'oRD O!!H NON~ T1L!!, 5HOI"eR. ~!INKS

TO~

'N-IEP..E

.AN Al.AQ.Iwt ...VDISLZ N .ALL ~S.

11.

~~~~~~NG FIJ('Tl.IRES RECE%ED INTO INSULA'TED CEJLNGS &HALL BE I.C. RATED BY LJL OR QTI.IER

12

UNDE~~D

ALL PUJI"'BING .AJJD POI"ER UNS TO 'rUE (NJ RESIDE:NGE.. ANY E><i'ERICR
EIIJRED 1'1 CCNX:::Vrr PtNO INSTALL!!O "l""fR Q..IRRENT EI...E'C.TRIC.AL CODE RECU~T'S.

L~H~NG

SHALL BE

CONTR.AC..TOR LICENSE: TI-lE COH'TRAGTOR(Sf PERFORI'-11':> lHE ~ DESGReED SY TI-IESE PIJ.I..jS. ,6.NO
SPEC-IFICATICNS SHJ>Ll. SE F"~l l" AND CJRRENTLY LJC,EI.JSED I:XJFUJG THE E.)CECUT1ClN OF THE PRO-ZGT
AND SHAlL NOT PERFORM vt:JRK OIJ'T'5~ "!tlJ: L.~AJ.. ~OF ~y LIGENSE.

1 of 1

TOPOGRAPHIG MAP

A1.1
A1.2

EXISTING/DEMO SITE PLAN

SITE I DRAINAGE PLAN
EXISTING FLOOR PLANS
PROPOSED MAIN FLOOR PLAN
PROPOSED UPPER FLOOR/MAIN ROOF PLAN
PROPOSED LOY'IER FLOOR PLAN
EXISTING EXTERIOR ELEVATIONS
EXISTING EXTERIOR ELEYA TlONS
PROPOSED EXTERIOR ELEY A TIONS
PROPOSED EXTERIOR ELEVATIONS
Y'!INDOY'! AND DOOR SGHEDULES

A2.0
A2.1
A2.2
A2.3
A3.0
A3.1

SCOPE: TilE CONTRI>CT~ $HALL ~0\'!J::lE AND PA"T" FOF<t- ALL LABOI'!., I"'ATERIALS., TOOLS., EQ..JIPMENT A\ID
Mk:MIN..ERY, TR.AN!:;.P~TATION. I''IA.TER., HEAT, ELEC.TR.I::..AL, T!!LEPHONJ:., I*ID -"Nl O'Tl-I~R. RELATED l"T'EMS
NEce.55AAY FOR THE FROf"Eft EXECUTIC'N ,AND T t-!El.l" c.ot--IPLETION OF THE ~.

QUFoLITl" C-ONTROL.: IT 1'5 THE EXPRESS tN'T'ENTlON O F TWESE PLA45 ,t.ND SPECIFICATJCINS TO REGI.IRE
~LE CARE. .6NO COMPETENCE N ll-IE EXECVliON OF ThE CON5TR1JGTION PROCESS -*UJ F"RRC\JC.'T.
If . ~ THE OF~IOM OF TI-lE GONTFUGTOR. H-!Y I"~TIOM 0 1"' lH~ DOCI.IHENTATION HEREIN ISINCONS&TEKT
~~~~~~~NER$ t;t.tALL BE HOTlFIEO PRIOI=t TO ExECU'TING THE~ AND AL.l.OV'EP REVISION Tl-fE

IB.O

~TY: THE CONTR..AGTOR. Y'I.ARRAMTS TO TH~ Ot""''lER THAT ALL MATER.LALS k-0 EC!JIF"M~T I"VV'tNI!+I!!D
UNDEF. THIS GON~T ~LL. OE N~ t..NLESS O'n-JER.Y"'$E SPEC-IFED, .AND Tl1A.T AU..~ Y'IILL. S.E OF GOOD
~~:;r-iC.A~.;ROi'-'1 FAULTS ANI> OEFEC.TS. PND IN C.ONFORJ'-IJI.l'IGE riiTH THE GONTRX:.T ~ ~D

A3.1
A4.1

REG1UIRED REAR SETBACK = 15'-C>"'

PROPOSED REAR SETBACK = 7'-9''

PERMITS, lf'N.L.~ ClTI-ol:~!itE N>:ITF~.l.ICleD, 'THE CI'I+I.ER. SHALL PAY ALL PERMIT FEES t-ICUIDING UTlLITTES.
/ HE c.oN~T~ S>HALL. SECJ.IRE TH~ BUILD NS PeRMIT AND mt OTHER f'ERMITS PRIOR TO STARTiNG THE
~ H-10 CONPLY r-iffi.l ALL l).jSf'EC.TION REGI.II~....rENTil THRCUGI-I FINAL. &IGN~FF.

LANDeCAF!!!
L-1

LE.G-ALMonGE</CODE. c.ot-fl..IJ>NCE:. THE GOH1'J'UoGTOR St-IAI...l. 61\/E ALL NOTICES .AND GOI-fl..l" l"tlrl A.l..l.
LAII'f<>. Oli!DiNANCS. , SU!LD:NG c.ooE5, RUl5. ~OO LATII'Jt.6 AN.D OlliER LAV'FUL ORDEFl5 OF .AN"T" f'l.elJC.
.AUlHClfi!ITY 6EA'U-If$> ON THE PER.F~ce Of" TMe t'tJRI<.
THE C<::)toi1"F./<GTOR SHALL ~PlLT' NOTIFY
n.IE DESIGNERS IN ~fTJNG IF 11-lE ~NGS HID/OR. SPEC-IFlC-ATIONS ARE AT VARLANCE: 1"'ITH ,io.N"f ~
REQUIREMENT<;. (2001 C..B.CJ

13UILDIH6- CODES: ALL GOHSTRUGnC'N SHALL MEET THE REGUIR.&iB'ITS OF THE 2013 Ec:mc::;ll'{ OF n-E CALIFORNIA
BUILDING. CALGREEN, ENERGY, PUJI-'SING f. tv!EO-l/>.NIC.A!... C.ODES, 2014 NEC., NFPA FIR:: GODE PND AA'i"
AMENDMENTS OF PRESIDING C.ITY OR CCtJNTY'.

RESPONS161L!TY: THE c.ot-IT'RAGTOR ~ALL BE ~L.a. l" FlESPC'NSBLE FOfl. ALL. (...QN5T'RIJC:.llON MEJal-1:.
METHODS, TEGiNIGIIJES. SEGUENCCS ~D PROGeDLJRES Sf.LEC.TED TO ~CU'T"e TH~ ~. THE
COHTR.ACTOR 'SH,I>U. COORDINAlE ALL POR.TlCtl$ OF i"'IFlK ~11-HN THE SGCPE OF THE CON~T.

SN'ETY: THE GONTRAGTOR SHALL BE RESPONSIBLE FeR INITIATt/6, MAlNTANIN6 AND~I

~~V\51i6 ADEGUATE INDIJSlR'l' 5-TI-NI.?,.IoF.P 5>He.N ~G.I\.!TlONS. ,.t..HD ~RJ..MS H ~C.TION t"tT...j
n.HS ~ AAO 61-!)>.l..L AOHERE TO ALL FEIJEFlAL, LOCAL, 5o TATE t O_S~.A ~'N' RE6ULAn::NS

PROTECT Al.J... T'RE.E5 DJRIN6 C.ON5TR'JGllON

3.

IHSIJR/-NCC Lv.Bill1'1' IN!>UF!Jo.HGE S.I.....,_L BE MAt-ITAI-lED BYlHE cot-rlfVGTOR TO PROTECT AGAINST ALL
C-1.A1t-!S tJt.DER ~AN'S COMFENSA.Tt:IN ...C.Til, DAMAGES DUE TO B OO:LY N..JJR..,- C'IGUJDtUi: DeATH, AND
FOR. J'rN'f'" FR.OFERTT' DiV-i.A6e5 Mlst-16 OVT Of'" ~ ~SIJLTN6 F'ROt-1 llfE GON'fR.AC.TORS OP'ERATICte
UNCER THE c.c:NTRACT. TJ.I~ IN.~C-E ~ALL BE FClR UABIUlY UMIT<; SATISFACTORY TO THE OY'fll.ER. ll-IE
OJo't..IER HAS n<E RIGHT TO REG!JIR.ED COHTRJi>G.TVAL LIABILIT'f INSURANCE I"PPUC:.ABLE TO TH ~
CONTfVGTOR'S 061..~ATIOI-OS. ~nFtc.ATE~ OF 'SUCH l ~CE SHAL..L BE FILED VIIITH TilE OY"f'.lER PRIOR
TO TilE COMMENCEMENT OF YiQRK

4.

H t-l t-iUt-1 c..ct-IC.RETE c.otv!PRESSIV'E. STREt-lGTH AT 28 DAYS S HALL BE 2,500 PSI.

ALL REINFCRC..It,tG 51 EEL SHALL GCNFORt-1 TO THE A..S.T.M. Ab15 6RAOE bO UNLESS Ofi-!ERJI'(l5E NOTED a.t FL.AN5.
~IRE FABRIC SHALL GONFORM TO A.S.T.M. A 1 85-'l~.

Y'ELDED V'IRE FABRIC,; i"ELDEO

5.

LLIMBER SPEC.IE.S .AND GRADES SHAI_L C-a-lFORM TO THE FOL.LCWN6 U.O.R: MMIMUM MOISTURE CONTENT OF UJt-iBER.
SHALL BE 1'1%. ALL DCUGLAS FIR LU~BER WHICH IS EXPOSE!) TO i"EA.THER SHALL BE PRESSURE TREATED. ALL
Gr~IN6 :>HAW.. C.CNFORJv1 TO THE Rl.JLE5 AND REGUI.Jo.l10N5 OF TI-'E 1"\.Y"\.F., RA 4: A.~.A. FLTl"'Q()D SHALL BE D.F.

~~rrt-l~l~ ~c:~~~~~TANOAI'WS f'5

INPEMNIFIGAT10N: THE GON'TRAC.TOR t"t-10 AGREES; TO f'ERFOR/'1 THIS Y"'CCRR<; ALSO ~REES TO INOt:MNIF'T"
AND HOLD HARML..E!>S THE OV'tiE~ .z..NO THE DE~N.Eft!> ffiON PND ,J..o$Af'I:. T Al..l. GON.SEauENTIAL ~I
D.N--IN7S. I ~6 .AoND E)(ff~S. IHCWDING ATTORNEYS FEES AND Lrf~An:JN C..OSTS, ARISNG aJT OF
OR RE9JLTIN6- FROM THE f'E~f~MANGe 01" Tt+~ ~

I-'T4 I<"'ITH EXTERIOR \SLUE, 6RADE

STAM~D A.F.A.

5EE FRAMIN6 PLANS

HARDSGAPEILIGHTING/DRAINAGE PLANIDETAILS
4 STREET SGAPE

FLOOR .AREA
flUILPIN65
MAIN FLOOR

EXI5TIN6o

UPPER F LOOR

ADDITIONo
EXISTIN6o

1,7f>'15G. FT.

9't2

D4

ADDITION
LONR FLOOR ADDITION
~

1.76'1
910

9't2 5G. FT.

571
9b05G.FT.

~~~~~~~~----L_.-:_~~:::.."~

960

ea. FT.
ea. FT.
sa. FT.

ea. FT.
ea. FT.
ea. FT. (NO

.....J

fi'VRK)

0
0

___1__~~=-=~~-----~

C.L.EANIN6 UP: THE: GONTRJtGTOR SIHAL..I.. ~~ TH~ ~!Se9 H-ID ~ITE FRfE FROM AC-.GUI...:uLATlG't-1 OF rtASTE.
MATERlAI..S ~ GONS~TICJN B 'l" PERIODIC C.L.E.-*1 UP AND OFF-GITE DESR6 REMOVAL FINAL~
AND CS3RI5 Dl;F"051TION :.WALL BE TO TH E SATISFPGTION OF THE~.

w
0:::
~
<(
D w

NAIUNG TO 6E IN COMPLIANGE t"'ITH GBG TABLE R.b02.B.1

8.

CONT"RAC.n?R ~.ALL VI<;IT 'THE SITE ~0 VERIF"T" .ALL EXISTING- C.ONDITlONS I"'RIOR TO AN'f ~ PD NOTIFY'
11'!! ~51GNER.S OF MY DISCR.EP,IoNC.ES SElY'EEN THESE ~NGS AAD E><J$TNG CONDITlONS AFFEC-TINGil'E Y'ICIRK ORNA1URE OF !SPEGIFIEIJ HATER\Al.S.ANDIOR SCOF":. OF DESIGN.

ALL MAN!JF,4.,C.nJRER'5 !N5TALL.ATICtJ 6UIDES TO BE PROV'IOEO TO IN5PEC.TOR AT TIME OF FIELD !N5P!::GT10N.

THE BUIUJER/ CC"NT'R.JI>.C. TCIR TO FROVIOE THE OY'fo.IER AND THE CITY CR C. ARMEL ~TH A c.cFY OF THE C.F-6R.
INST~TION C.ERnF!C.ATE AT THE T M E OF FINAL NSPEGTION.

14.

NO L.ANO CLEJRING OR GRADING SHALL OCCUR 04 n.IE I"'ROPERT":" BETY'eEN OGTOBER 15 AND Pof'RI L. 1S
UN~ .au"JH~ IZED B Y THE DlftEC.TC'R 01"" r-L..Ai'INI~ AND 6UII..DIN6 INSPECTION.

1--

15.

~HOP DRJ+"'I'N6$;

ALL NOTES. DIHENSIONS. ETC.. INDtc.AlE Nt:n MATERLALS OR. CCtoiS'fflUGTION VNLE-'"'S

OTHe:ey'l,j~

NOl"eD.

\)

f"fttOR TO f;..sRJC,~tr.Tlot-1, 714E GON'T'fVI.1'0P. SHI-LL SUBMIT TO THE DE16NER FeR

APPROVAL !;j.jOf" ~N&S FOR. ALL STRtJC.l\.IAAL STI:EL . RENFORGING- STEEL. C:.LUE l.Jio'-II!'(ATED 5EJ.MS
~ PRef~RICATEO TlWSSES, V'l!NDON t 0~. I"INISH C-.ARPEN~Y. SHOf'> ~ AAE NOT CH,&N6E
ORDERS, BUT RAl'HER SEFtvP. TO CF.MONSTRATE TO -rnE ENGNEER AND/OR DESIGNER THAT THE
c:.oN.TRJIG.TOR IJN~TANDS TH~ P?.EGIJII'!.EMENTS t DESk:SoN COHCCF"TS OF THE pt,...'oN, DE.TAJLE ~
SPECIFICATIONS

1.

c.HN'I.GoE ORDERS: NO

~AL

CHAA&J:

0~~ ~Al..L 6~

LEGAl.. A"'D SINDI-lG.

CONS1RUC-TION, SJ'V.ClNG 4 SHORING: THE CONlRJI.G.TOR SI-IALL BE =cL..ELY l'CESPONEIBLE FOR. .ALL SIV-CNG
AND SHORING REGIJIRED ~ c;a..!STRLIC-TION UNTIL Jo.LL c.oNSTRLJC.TION 19 COMPL.ETE.
\ &.

~~=~IONS: c..c:;NDrJIONS NOT spec;.lfiCJ'ILLY DETAILED SHAl.L aE SUILT TO CON~ l""f"rH !>lt-fll_.I>R

DEFENSIBLE SP.A.C..E REG!UIREMENT5- MANA.GE COtv1Bl/STELE VE6ETATICN lf\IITHIN A MIN. OF 100 FEET OF STRJJC: ruRES (OR
THE FRCJFE:R.'I l LINE). LIMB TFEES 0 FEET UP FROM 6-RC\JNO. REMOVE LIMB5 I"'!!THIN 10 FEET OF CHIMNEYS.

2. F IRE F'ROTEGTION ECUIF'HENT 4: 5"T"5TEM$ - FRE APRINKLER S'fSir;;M -TI-E BUILDII'-I65 AND A ITACHED G~E SHALL BE
RJLL'( PR.OTEC.TED r.trTH .ALJTONATIC. FIRE &F'RINKLER SYSTEMS. INSTALLAT~ SH.AL.L 9E N )..C.C.C)RD,ANGE i"'TH THE
APPLIGABLE NFPA STANDAQD

DJSC.REP,&.NCE$: Ti-lE COt4T'R.,.&.GT<::'F!. SHALL ~FY !>L.L DIMENSIONS, ELEVATIONS, HATER!ALS NJD
C..OWOrTlONS PRlClR TO ST.ARTI'lG CONSl ~l-10N. ~y D~"*'GES SH.AJ....L BE REPORTED TO lH ~
AACHITE.C.T P~~ TO OROERJN4> MATERIALS AAD $TAA-Tl-lG CONSTI'WGTION .

3. 5MO~ Al..AR:M5- (~N6L.~ r"AMlLY Dl"t:LL N 6 ) - Y'1HERE A HC:U~HO\...D r"~ r'iARNN6 5"T"5TEM OR c.oMBNAnc::t-:
FIRE.IBUR6l.AR ,&.IJ.Rt-1 5Y5TEM 15 INSTALL.ED N LIEU OF SIN6LE;-;.TATk?N 5Mot<L oALARMS R.EGJIF<ED BY Tw.:: uec. THE
ALARM PAN.EL S HALL BE R.Ea.JIRED TO 6E PLACARDED AS PER/Y!.ANENT BUILDNG EG.JF'MENT.

-rec:.HNK:.AL.. ~C.IFICATIONS: ALL 'TECHNICAL Sf'Ec.IFICATlONS REFERRED TO N THESE DRN"{N6S JoRE BY THIS
REFERENCE PAAT OF THE CONE>TF<\JCT!ON DOCl!MENT:.

4 . ROOF C.ONSTRUC.T!CN - IG60 GLASS 'A' ROOF A55EMBLY c:.o..I9TRUCT'IClN.

0....
BRUCE CHURC-H AND LINDA R. TAYLOR
13qbCJ CASTLERQC.K ROAD
SAI...INA5. GA 9:3'1::>!>
PH : !>91-424-C>4'1!>
SITE ADDR.E55o
NV'\ CORNER OF GAMINO REAL 4 OC.EAN
CARMEL-BY-THE-SEA. GA 9:3921
ARC.HITEC.To

HOLDREN LIETZKE .ARCHITEC-TURE

225 CANNERY ROY'i. SUITE A
HON~!:Y. GA 9:3'140
f'H o !>91-64q-f>Ool
SEE S1Rl.JGTURAL

~EETS FCR SPECIAL INSPEC..TION5 REG!UIR.ED

fClR TH6 FRO..EC.T.

c.cNTRk:..TOR. SHALL GOCRDNATE FORI-15 AND PROGEC\JRE5 Jo'I TH THE BUI LDING DEPAR.-n-iEHT

A L ETTER FROM THE SLIRV'E'fOR THAT THE; ROOF HEIGHT IS N c:.GNPLIAHCE Y'flH THE AF'PROVW PLAN SH,l>J_L BE
PROVIDED TO THE CITY OF CARMEL-BY-T HE-5EA BUILDING SAFETY DMSICN PRICR TO ~OOF SHEA'THING INSPEGT1C:t-t

SURV EYORo
CENTRAL. C.OAST SURVEYORS
5 HARRIS GT. =t.II'TE N-I l
MONTEREY, GA 9:3'140
PHo 891-9'14--4'190

REVISION

If)

oc

MAR 17 2016

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SINGLE STORY V'OOD FRAME HO..SE

51N5l..E5TQRyY"'O'C'FRAME

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TOPOGRAPHIC MAP
OF

LOTS 1, 3 li 5 IN BLOCK GG
ADDITION NO. 3, GARMEL-BY-THE-SEA
YOLLJME 2, "GITIES AND TOY'iNS", PAGE 5
RECORDS OF MONTEREY GOLJNTY

WC!t\K

NOTES:

o ~""

() .. ,,

BOUNDAAY LOCATIONS 5HOY'<N HJ:REON l"'ERE DETERMINED

V'liTI-1 TI-lE BENEFIT OF A FIELD SURVEY SUPPLEMENTED BY
RECORD DATA. ALL BOIJNDAAY DATA SHOY'<N AAE FROM
THE REGaRDS. THIS 15 NOT A BOUNDAAY SURVEY.
2. ELEVATIONS SHOV'lN AAE BASED ON ASSUMED DAllJM.
TE!vtPORAAY BENCHMAAK IS FRONT ENTRY THRESHOLD ,
50.0 FEET (ASSUMED)

3. CONTOUR INTJ:RVAL: ONE FOOT.

4. TREE TYPES ARE PINE UNLESS OTHERV'liSE INDICATED.
DIAHETERS OF TREES AAE SHOY'<N IN INCHES. TREES
SMALLER THAN b" AAE NOT NECESSAAILY Sl-lOY'<N.
MULTI-PRONGED TREES LABELED x-p.

COUNTY Of MONTEREY

STATE OF CALIFORNIA

PR E PARED F OR

Holdren Lietzke Design

- N -

OCEAN A V E N U E

CENTRAL COAST S U R VE YORS

7-P, 5"-T' Oi\K

ELEVATION~

CITY Of CARMEL

:i H..4.RRIS COURT. SLliTE N-Il

cfqe-2

MONTEREY. CALIFORNIA 9::>94()

Phoue: (831)
F..x :

1
SCALE: I" =

39449~0

(g~ l )394-49: 1

JOB No.

04-119

PREP.-\RIR :

AtTGUST2004

VI"NM:

APN 010-252-011

1-()F-1
91

LOT 8

LOT 7

HOLDREN+LIETZKE
ARCHITECTURE
225 CANNERY RCN/- SUITE A
MONTEREY, CA 93940

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Fax: 831.649.1'003
www.hl-arc.can

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DRAWN:

14.04

JOB NUMBER:

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(E) C::.ON5TRIJC.nON TO
BE REMOVED

NOTES
1.

PERC.ENTAGE OF EXTERIOR Y'IALL TO

BE TAI<EN DOI"'N OR COVERED=
1.4%

:2.

NO GRADING 15 PROPOSED OFF

IN THE PUBLIC. RI6HT OF ~Y.

3.

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NO aJTIFILL AREAS AROJND::J

TREES

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www.hl-arc.com

SIN6L.E STORY
>'!OOD FRAI-tE

DATE:

02/05/16

SCALE:

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14.04

JOB NUMBER:

REVISION
P"J.H<NIN6~

09/14/16

0
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<

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TREE TYPES ARE PINE UNLESS OTHERI"li5E R-IDICATED.

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2.

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r-t
0
I
N

l.t")

u.. 0'\ T""-1

0&::0

(L

0_J 2:ftl(3
_]z

()

u:;;:: Cl..

Ul
()

FLOOR ADDITION

zUl
()

li
(L

>~

OLJJ

:s:

~
2:5

A3.2
100

<C

(E) RESIDENCE

HOLDREN+LIETZKE
ARCHITECTURE
-

---

- -'UT
-- "~"' ec=
~"'

225 CANNERY ROW - SUITE A

MONTEREY, CA 93940
Ph: 83 1.649.6001
Fax: 831.649.6003

;-

www.hl-arc.oom

UPPER FLOOR F.F.; 5"1.33'

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

DATE:

MAIN FLOOR PL. HT. = 58.11'

02/05/1>

SCALE:
DRAWN:
JOB NUMBER:

14.04

REVISION

HORIZONTAL 51DING
TO MATC.H (E) DEC.!<
- TYP.

(E) RESIDENC-E

UPPER FLOOR ADDITION

(E) RE51DENGE

MAIN FLOOR ADDillON

_J

::E:
w

0:::

1.0

G
_____

---

u
z
w

~ 0

MAIN FL90R F.F. ; 50 .':?.0'

I
TO M ATC.H (E)- TYP .

~w
D
w
IS)

()

EAST ELEVATION

(L

SGALE : 114" = 1'-0"

()

oc
(L

(./)

0:::
0:::

0
_J

>~

A3.3
101

Y'l.INDOY'l. TYPES

Y'l.INDOY'l. SCHEDULE -

Y'lOOD Y'liNDOY'lS (U.N.O.)

~OOD w/TEHPERED GLAZING

NOTEo SeE: Y'IINDOY'I NOTE 4, SHeeT A4.2 FOR ADDinONAL GLAZING INFORMATION

IBBIIEBI

IDOl

11'_

C-ASEMENT

DETI'iLS

HJ::AD
HeiGHT

V'liDTH

HEIGHT

(ABOVE.
FIN. FLR.J

;::;;.:

l'l'-6"

6'-E/ '

FRAMe
(EXTliNT)

ViOOD

(SEE SHEET M .4 U.O .N.)

GLAZING
HEAD .JAMB

SILL

ReMARKS
NOTE' Y'IINDOY'!S TO Be INSTALLED IN 2 x 6 STUD Y'IALLS U.O.N.

1 tf~t..!:~

a~0~2~
--+--B~----F-IXED-----+-TR--IP-LE~--.-._-9.-'-r-D-,~--.-+--~--O-D--r-D-OU
__B_LE~----~--+---1---------------------------------------------------------~

9
IL

NOMINAL
DIMeNSIONS

TYPe

MARK

3'-0"

INSULATED

3 )

FIXED

3'-0"

2'-Q "

B'~"

f'IOOD

1tfsuout..!:~

4 }

C-ASEMENT

3 '-Q"

T-9"

6'-6"

f'IOOD

DOUBLE

IMll
l

~~~~t---+----------+-----+----~~----t-------~IN~5U~LA~TED=4----~--t---+---------------------------------------------------------~ HOLDREN+LIETZKE

X
5 }
c
CASEM~T
3'-0"
i'-<1''
6'-B"
~=
DOUBLE
r-)1'{--IN
__D
__O
__)I'{
___N
__O_~---S----------------------------------------------------------------------------------------------------------------------~ tH~~6~-+--D-+--c-AS__EH_ENT
____t-=;~~-o=~-+--,._<-1'.~~6-'--B-.. -+--ViOOD
-----r~::~:ou~~~B~~~----~--t---+-E-G_R_E5_S__~_ND
__
O_Vi_--s-~--~-N-DO
__
Vi_N_OTE
___
6_.s_H_EET
___
A4_2
________________________-1

: : : 1~

~NDOI-'6,

(B)

1.
2.

GENERAL GLAZING NOTES,

f'IOOD
VERIFY ROUGH OPENINGS ~H ~NDOI'! MFR. PRIOR TO FRAMING ~NDOV'l OPENINGS.
EAC-H LIGHT SHALL BEAR THE MANUFAC-TURER'S LABEL DESIGNATING THE TYPE AND THIGKNE55 OF GLASS LABEL5 MAY BE OMITTW FROM OTHER
THAN SAFETY GLAZING MATERIALS UNU:SS 5PEC..IFIC..ALLY REQUIRED BY THE BUILDING OFFIC..IAL TO GaJAUFY AS GLASS ~TH SPEQAL PERFORMANCE
C.HARAC-TERISTIC..S, EAC-H UNIT OF LAMINATED, HEAT STRENGTHENED, TEMPERED GLASS SHALL BE PERMANENTLY IDENTIFIED BY THE MANUFAC-TURER.
THE IDENTIFIC..ATION OF TEMPERED GLASS SHALL BE ETC.HED OR CERAMIC. FIRED ON THE GLASS AND BE VISIBLE I'IHEN THE UNIT IS GLAZED.
3. ALL ~NDOY\5 D OUBLE INSULATED C-LEAR "LOV'l-E II". ARGON FILLED.
4. INDIVIDUAL GLAZED AREAS IN HAZARDOUS LOC-ATIONS SHALL PASS THE TEST REQUIREMENTS OF CONSUMER PRODUC-TS SAFETY C-OMMI5510N 1f>-cFR
OR BY C..OMPARATIVE TEST SHALL BE PROVEN TO PRODUC-E AT LEAST EQUIVALENT PERFORMANCES. THE FOLLO~NG SHALL Be C..ON5/DERED
SPEC-IFIC. HAZARDOUS LOC-ATIONS FOR THE PURPOSE OF GLAZJNGo
A. GLAZING IN INGRESS AND MEANS OF EGRESS DOORS.
B . GLAZJNG IN FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN S~NGING DOORS.
C.. GLAZJNG IN ALL UNFRAMED S~NGING DOORS.
D . GLAZING IN DOORS AND TUB ENC..LOSURES. GLAZING IN ANY PART OF A BUILDING I"!AU.. ENC-LOSING A SHOV'!ER OR TUB C-OMPARTMENT ~'!HERE THE
BOTTOM EDGE OF THE GLAZING IS LE55 THAN 60" ABOVE THE DRAIN OUTLET.
E. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJ ACENT TO A DOOR I'IHERE THE NEAREST VERTICAL EDGE IS ~THIN A 24" ARG OF THE
DOOR IN A C-LOSED POSITION AND THE BOTTOM EDGE IS LESS THAN 60" ABOVE THE FLOOR OR ViALI<ING 5URFAGE.
F. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL THAT HAS AN EXPOSED AREA OF AN INDIVIDUAL PANE GREATER THAN q s q. ft .. THE BOTTOM
EDGE LESS THAN 1e>" ABOVE THE FLOOR. TOP EDGE GREATER THAN 36" ABOVE THE FLOOR, f'IALI<ING SURFAC-ES ~THIN 36" HORIZQ<TALLY OF THE
GLAZING_
5. VERIFY S~NG HAND OF OPERABLE ~NDOY'e , SEE A3.1 4 A3.2 BUILJ/ING ELEVATIONS.
6. EVERY SLEEPING ROOM SHALL HAVE A T LEAST ONE OPENABLE ~NDOI'! OR EXTERIOR DOOR APPROVED FOR EMERGENC..Y EGRESS OR RESC.IJE. THE
UNITS MUST BE OPERABLE FROM THE INSIDE TO A FULL C-LEAR OPENING 1-'!ITHOUT THE USE OF A I<EY OR TOOL. I'IHERE ~NDOJA6 ARE PROVIDED A5 A
MEANS OF EGRESS OR RE5C..UE THEY SHALL HAVE A SILL HEIGHT OF NOT MORE THAN 44 INGHES ABOVE THE FLOOR.
i. ALL EGRESS OR RESGUE V'IIND0'6 FROM SLEEPING ROOMS MUST HAVE A NET C-LEAR OPENING OF 5 .1 5GUARE FEET. THE M INIMUM NET C-LEAR OPENING
1-'!IDTH SHALL BE 20" , NET C..LEAR OPENING HEIGHT OF 2'-11".
e. PROVIDE JAMBS EXTENSIONS TO MATC-H ~'!ALL THKA<NE55 SHOY-lN.
9. VERIFY DIVIDED LIGHT C..ONFIGURATION FOR EAC-H l'liNDOI'I PRIOR TO ORDER. SEE A3.1 4 A3.2 BUILDING> ELEVATIONS. ALSO, CONTAC-T THE ~NDOVi
MANUFACTURER, SINC-E DIVIDED LIGHT C..ONFIGURAllON MAY BE 5UBJEC-T TO FAC-TORY APPROVAL.
10. SEE TYPIC-AL ~NDOV'l FLASH ING REQUIREMENTS BELOI-'! FOR ADDITIONAL INFORMATION.
11. ALL ~NDOVi GLAZING SHALL INC-LUDE 1-'!ATERPROOFING POLYMER ADDITIVE. VERIFY MANUFAGTURER V'ITH OffifR.
12. MANUFAC-TUR!!R TO PROVIDE JAMB AND !'>ILL EXTENSIONS AS ReGIUIRED. S~ V'INDOV'l D1!TAIL!'l.
13. 1-'!HEN INSTALLING ALUMINUM OR ALUMINUM C-LAD ~ND0'6, NO COPPER FLASHING SHALL BE USED; ONLY A MIN. 16 OZ. G .l . FLASHING SHALL BE USED.

..L

DOOR

225 CANNERY ROW - SUITE A

MONTEREY, CA 93940

C-ASEMENT

2'-6"

3 '-<1''

6'-B"

ViOOD

DOUBLE
INSULATED

C..ASEMENT

3'-0"

T-'1"

6'-B"

ViOOD

1tf50~:~

9 )

C..ASIOMENT

PAIR
3'-Q"

T-9''

6'-13"

f'IOOD

DOUBLE
IN5ULATED

10)

C..ASEMENT

;t~

6'-6"

6'-B"

ViOOD

l:s~~

10
~

C-ASEMENT

2'-i"

1;'-6"

6 '-D"

ViOOD

DOUBLE
IN5ULATED

DATE:

0:3/ 16/ 16

SCALE:

1/4"=1'-0"

( 12

FIXED

3'-10"

D'-6"

6'-D"

i"!!OD

DOUBLE
IN5ULATED

FIXED

2'-i"

6'-6"

6'-6"

ViOOD

1 tfsu~~

Ph: B3 l. 649.6001
Fax: 831.649.6003
EGRESS

~NDOVi -

SEE

~NDOV'l

www.hlarc.com

NOTE 6, SHEET A4.2

SGG

DRAWN:
JOB NUMBER:

15

DOOR

C-ASEMENT

3'-6"

5'-0"

6'-D"

i"!!OD

DOUBLE
INSULATED

REVISION

TYPES

tio. HEADER

HEIGHT
S/01" SC-HEDULE

f=

TYPICAL Y'l.INDOY'l. FLASHING

ARCHITECTURE

f=

~\jL
E

SCHEDULE
DETAILS
(SEE

MARl<

GORE

TYI"E
~TH

I-

EXTERIOR

3'-Q"

HEIGHT
Ei-B"

FINISH

HEAD

THI<.
2 1

~ ~~..

S.C..

STAIN

~EET

.M.5 U.O.NJ

FRAME

f'IOOD

JAMB

THRESH.

~~:T

z~~-r----------~~~-r----+-~~------1-----+-----~~~~--,_----r----+----1------------------------------------------------------------------l
2
(2
B
EXTERIOR
PR.
6'-B"
~~~4 "
S.C.
PAINTED
i"!!OD
LOC.I<SET
GUSTOM DOUBLE DOOR UNIT V'l!TEMPERED GLAZING

llJ

/
FOLD-

t\/

STEP ONE

~~~--~-------------+--PR--.~----~~2---1/-4~
.. ~------1------1------4------------+----~------r-----+-------------------------------------------------------------------------------l

/-

1/

GEN!:RAL NOTE:S:

ru ~~(4E--+--B----EXTER----IOR----~3~-~o-"~--b-'-6_~~-M_IN_.-+
llJ

STEP TY'lO

1. INSTALL 12" sq. SELF-ADHESIVE MEMBRANE

C-ORNER PATGHES.
2. FOLD ENOS IN AT JAMBS.
3 . ENSURE MEMBRANE EXTENDS TO FULL ~'!ALL
~DTH ON EXTERIOR FAC-E.

~~~(S~-+--B----EXTER----IOR----~:~~~:-~:~--6-'-e-.--~2-~-~-4-.. ~-S-_-C.-.--1-P-~-N-TED--4--ViOOD----4--L-O_G_I<S_ET------~----1------r-----+-GU--ST_O_M__D_O-UB_L_E_D_O_O_R__UN-IT--V'l!TEM----P~----G-~--N-G-----------------------------------------------I

INSTALL 12" sq. SELF-ADHE5N'E MEMBRANE

STRIP A T ~NDOY'ISILL .
2 . LAP SILL MEMBRANE OVER GaRNER PATC-HES.
3 . ENSURE MEMBRANE EXTENDS MIN. b " BEYOND
C..ORNER PATCHES.
4 . FOLD 0/SILL STRIP TO EN5URE THAT MEMBRANE
EXTENDS TO FULL Y'IALJ...I"<<DTH.

1.

~8
X

10

12

( 14 J

'---..

:
I

'-._

INTERIOR

2'-0"

6'-B"

2 1 4

__s_._c._.--1-P-~_N_TED
__1--I'!OO---D~__
L_o_c._I<5_ET
______~----+------r-----+-C..U--ST_O_M
__
D_ou_B_L_E_D_o_o_R
__
uN_IT
__
V'liTEM
____
PER
__EO
__G_~
__N_G
_______________________________________________

~~ "

S.C...

3/l'l"

S.C..

PAJNTED

LOGI<SET

PAJNTED

ViOOD

2'-Q"

6'-B"

3/D"

S .C..

PAJNTED

ViO=

LOC.I<SET

c..

INTERIOR

2'-2"

6'-B"

3/B"

S.C..

PAINTED

ViO=

LOC.I<SET

INTERIOR

2'-4"

6'-B"

3 / l'l"

S.C...

PAINTED

ViO=

INTERIOR

2'-4"

6'-D"

3/D"

S.C..

P~NTED

ViOOD

LOC.I<SET

c..

EXTERIOR

PR.
2'-6"

6'-e"

2 -1/4"
MIN.

S.C.

PAINTED

I'!OOD

LOC.K5ET

GUSTOM DOUBLE DOOR UNIT 1"1/TEMPERED GLAZING

GUSTOM DOUBU: DOOR UNIT

1D

_J

c.

EXTERIOR

6'-B"

2-114"
MIN.

S .C..

P AJNTED

ViO=

LOC.I<SET

INTERIOR

2'-4"

6'/}"

3/B"

S.C...

PAINTED

f'IOOD

LOC.KSET

INTERIOR

PR.
1'-6"

6 '-D"

3 / B"

S.C..

PAINTED

V'lOOD

INTERIOR

2'-4"

6 '-B"

3/B"

S.C...

P AINTED

ViOOD

INTERIOR

2'-4"

6'-EY'

3/B"

S.C..

PAINTED

f'IOOD

INTERIOR

2'-4"

6 '-l'l"

3 / B"

S .C...

PAINTED

ViOOD

INTERIOR

PR.
1'-6"

3/B"

S.C..

PAINTED

V'lOOD

PR.
2'-b"

UJ

1'1/TEMP~

Cl
0
::E

GLAZING

UJ
~

u
z
UJ
Cl

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

t--f

(f)

lt-l!NDOV"\
OPENING

,/

20

INTERIOR

2'-4"

6'-l'l"

3 / l'l"

S.C..

P~NTED

V'lOOD

LOC.I<SET

21

INTERIOR

2'-4"

4'-6"

3/B"

S.C.

P~NTED

V'lOOD

LOC.I<SET

UJ

'~

DOOR NOTES

L -

HARDI'!ARE NOTES

STEP THREE
1. INSTALL B" ~DE SELF-ADHESIVE MEMBRANE
STRIP A T I'INDOVi JAMBS.
2. LAP JAMB MEMBRANE o/SILL MEMBRANE.
3. FOLD OVER JAMB STRIPS TO ENSURe THAT
MEMBRANE EXTENDS TO FULL ~'!ALL ~DTH.

SELF C-LOSING. TIGHT FITTING 1-3/B" THIC..I< MIN. SOLID ViOOD OR 20-MINUTE RATED FIRE ASSEMBLY

-+--------- ------ ---------------- --------------- -------- ----- -----------------

f+-----------+~
-'

LOC.I<SET

:__,L..FOLD '-._,
:
1 /
OVER
'\_I

G~NG

INTERIOR

y'

GUSTOM DOUBLE DOOR UNIT V'l/TEMPEREO

'-,

6'-B"

( 15 J

\c------- J?
,/

2~..

z~~-r-----------4-----r----+----+------4-----+-----~--------1-----r----+----4------------------------------------------------------------------l

( 16 J

~,,

EXTERIOR

~ :~0:e.:~~:~-D_-_-_-_-_IN~TERI~~-OR--_-_-_-_++--2~'---6~"~:~~6-'--6~"~::~~3~/B~"~:~~-s_-._c.~.~~::P~A~IN~TED~~::~ViO~~=~~:~~~~~~~~~~~~:~~~~~:~~~~~~:~~~~~:~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~-~

1. ENSURE ALL SURFAC-ES TO REC-EVE MEMBRANE

FLASHING ARE C-LEAN AND DRY.
2. ENSURE MEMBRANE IS 1-'!ELL SEATED AG~NST
EXTERIOR VAPOR BARRIER (HCti5E Y'RAF')- E.Xl'RC-15E
C.ARE 50 AS TO REDUC..E f'IRINI<LE5 IN APFLIED
MEMBRANES.
3. AT ALL ALUMINUM ~NDOY'!S OF ANY ~ND. NO
C..OPPER SHALL BE PLAC-ED IN DIRecT C-ONTAC-T ~TH
THE ~NDOV'l ELEMENT; ONLY A MIN. 160Z G.l. FLASHING
SHALL BE USI"D.

STEP FOUR
1. INSTALL ~NDOV'l PI"R MANUFAC-TURERS
ViRITTEN INSTRUC-TIONS.
2. INSTALL 16 OUNC-E G.l. HEAD FLASHING
EXTEND PAST ~NDOV'l OPENING TO ED0E OF
JAMB MEMBRANE.
3. INSTALL 12" ~DE SELF-ADHESIVE MEMBRANE
OVER 16 OZ. G ./.FLA5HING, EXTEND 6"
PAST JAMB MEMBRANE.

ALL DOORS SHALL C..OMPLY

1.
2.
3.
4.
5
b.

DOOR NOTES
~H

THE

FOLLO~NG .

U.O.N. '

ALL EXTERIOR DOORS TO BE 1-'!EATHER STRIPPED.

SHALL HAV/0 HARDI'IARE MOUNTED 30" TO 44" ABOVE FINISH FLOOR.
THRESHOLD SHALL HAVE MAXIMUM HEIGHT OF 1/2" ABOVE FINISH FLOOR.
PROVIDE 4" X 4" BUTTS ON ALL DOORS.
ALL HARDI'!ARE TO HAVE FINISH PER Ol'lNER.
ALL FIRE RATED DOORS SHALL HAVE PEMI<O 56eD (OR EQUAL) SMOI<E
SEALS.

1.
2.

3.
4.
5.
6.

5EE EXTERIOR ELEVATIONS FOR EXTERIOR DOOR OPERATION

ALL DOOR GLAZING TO BE TEMPEREDo
S.G. : STAIN GRADE
f'.G . =PAINT GRADE
TEMPERED GL. -A PERMANENT LABEL PER C.BC. SEC.llON .2406.2 SHALL IDENTIFY
EAC-H UTE OF SAFETY GIJ>..ZING
V ERIFY ROUGH OPENINGS ~TH DOOR MFR. PRIOR TO FRAMING DOOR OPENINGS.
PROVIDE .JAMB EXTENSIONS TO MATC-H ~'!ALL THIC-I<NE55 SHOI-'IN.
I'IHEN INSTALLING ALUMINUM OR ALUMINUM C.LAD ~NDOJA6. NO C..OPPER FLASHING
SHALL BE USED: ONLY A MIN. 16 OZ. G.l. FLASHING SHALL BE USED

6
D

0_J

>-

A4.1
102

15.06

PLANT LIST & SYMBOL KEY

NON~IviBUSllBLE

COPPER
CHIHNEY SHROUD INSTALL
PER H FF ' . . - - - - - - - 1

STONE VENEERINSTALL PER

MANUFACT1JF'.EF'.

HOLDREN+LIETZKE
ARCHITECTURE

c8

225 CANNERY ROW - SUITE A

MONTEREY, CA 93940

Ph: 831.649.6001
Fax: 631.649.6003

SINGLE STCRY
I"'IOD FF'.AHE
HOUSE

www.hl-arc.com

01/25/16

DATE:

l"TIIlll!

~~~.~!:.FIRE PIT ELEVATION

'"
'"''""

SCALE:

1/f!>" = 1'--Q"
SGG

DRAWN:
JOB NUMBER:

0
0

14.04

REVISION

IN5UL.ATB:> OBI.... ~ FUJI:! PER

MFp;<.. - C.FM MA..JE5TlC. INC.. IGBO
"l:R-?6T1 OR EGLI.-.L. - MIN. FUJE
~ SHAL..L 6E PEFl FIG.31 .1 OF
GHAP. 31 5PEGII'ol.. =NST. OR
PER M!"R'5 IN5TR.IJGTION5

(E) I"'IOD FRAME HOUSE

1'1' !!l.LVAllOH

SO_OPEETf~)

~
~-

SINGLE STORY
i"'IOD FF'.AiviE
HOUSE

LSI

I
I

LOT 2

'

- N -

23

1-E><Te:-: :sc:.AL.J: -: -:--:--=-,~=-=/=1~

_....,~:-:-a=F
_IR
_
E:_
P_IT
_S
_E_C._T
_IO
_N_

_ __

WIJAI:

Q wo
%1

Q ...,
OCEAN AVEN UE

NOTES
1. (E) LANDSCAPING TO REMAIN U.O.N.

GAMINO REAL STREET ELEVATION

L-1

103