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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report


September 14, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, AICP, Community Planning and Building Director

Submitted by:

Catherine Tarone, Assistant Planner

Subject:

Consideration of a Design Study (DS 16-309) application for alterations to


an existing residence including the construction of a new detached
carport located in the front and side-yard setbacks of a residence located
in the Single-Family Residential (R-1) Zoning District.

Recommendation:
Review the Design Study (DS 16-309) application and determine the appropriate action. Draft
findings and conditions are provided for the approval of this application.
Application:
Block:
Location:
Applicant:

DS 16-309
APN: 010-022-012
22
Lot: 16
rd
Guadalupe, 3 NE of 3 Avenue
Al Saroyan
Property Owner: Mojtaba and Fay Massoudi

The project site is a 4,000-square foot property located on Guadalupe Street, 3 NE of 3rd
Avenue and is developed with a 1,596-square foot, single-story, stucco, single-family residence
and existing attached garage. The residence is less than 50 years old and is not eligible for
inclusion on the Citys Historic Resource Inventory.
The applicant has submitted an application proposing the construction of a detached carport in
the 15-foot front and 3-foot side-yard setbacks of the property and the conversion of the
residences existing garage into a bedroom. Access to the existing attached garage is
obstructed by a portion of the residence and by a 24-inch oak tree on the south side of the
property. The proposed new carport would provide accessible covered parking.

206

DS 16-309 (Massoudi)
September 14, 2016
Staff Report
Page 2

Staff notes that there are certain issues with the design and location of the carport. Due to the
site constraints, the proposed carport would be less than the 10 x 20 as required by CMC
17.10.020.F. In addition, the carport would be located within 6 inches of the main residence
and does not provide a detached appearance. Finally, the proposed carport is located within a
few inches of a 24-inch significant oak tree on the south side of the property and within 2 feet
of a group of oaks located north of the carport. The City Forester has reviewed the plans and
has provided his recommendations.
Despite these issues, staff has elected to refer this project to the Planning Commission with a
request for the Commission to provide direction on this project clarification on how the Code
section specifying the citys minimum parking requirements may be interpreted.
PROJECT DATA FOR THE 4,000-SQUARE FOOT SITE:
Site Considerations

Allowed

Existing

Proposed

Floor Area

1,800 sf.

1,596 sf.*

1,796 sf.**

Site Coverage

556 sf. (13.9%)

1,080 sf. (27%)

654 sf. (16.3%)

Trees (upper/lower)

3/1 trees

1/5 trees

1/5 trees

Ridge Height of the 15 ft. Maximum


detached carport

N/A

8 ft., 7 in.

Plate Height

N/A

N/A

7 ft. total clearance


for a vehicle

Setbacks

Minimum Required

Existing

Proposed

Front

May be authorized by the For residence: 15 ft., 6 in.


Planning Commission in
the front and side yard
setback

For carport: 0 ft.,


located at the
property line

Composite Side Yard

10 ft. (25%)

13 ft. (32.5%)

3 ft. 3 in. (7.6%)

Minimum (south)
Side Yard

3 ft.

Approx. 9 ft., 9 in.

0 ft., located at the


property line

Rear

15 ft. (3 feet for portions For residence: 26 ft.


of the structure less than
15 ft tall)

For residence: 26
ft.

*Includes 200 square feet for parking located in the attached garage.
**Includes 200 square feet for parking located in the detached carport

207

DS 16-309 (Massoudi)
September 14, 2016
Staff Report
Page 3

Staff analysis:
On-Site Parking Requirements: According to CMC 17.10.030.F, Required parking spaces shall
be provided by a garage, carport or parking pad measuring at least 10 feet by 20 feet having
practical ingress and egress for a vehicle. Tandem parking is allowed in this district.
In order to provide accessible covered parking, the applicant has proposed a carport located at
the front property line with a width of 8.5 x 17 10. The dimensions of the carport do not
comply with the 10 x 20 dimensions required by the Municipal Code, however, the applicant
has demonstrated that a 10 x 20 parking pad can be located below the carport. The
Commission should consider whether this meets the intent of the Municipal Code or whether
the carport itself needs to be 10 x 20. If it is determined that the carport must be 10 x 20,
then the proposal does not comply and should be denied.
The applicant had requested that staff consider whether a variance would apply. Staff notes
that access to the garage is primarily being impacted by the residence itself. Variances are only
granted for a physical hardship inherent to the property (e.g. slope, lot configuration, etc.) and
are not granted to provide relief from an issue created by an existing structure. Issues created
by the structure can be addressed through building modifications rather than waving zoning
requirements through the issuance of a variance.
Detached Carport Design: According to CMC 17.10.030(A)(1), to encourage variety and
diversity in neighborhood design, detached garages and carports may be authorized by the
Planning Commission within the front yard setback facing a street provided that the proposal is
compliant with the following requirements of the Municipal Code as analyzed by staff:
1) At least 50% of the adjacent right-of-way is landscaped:
Staff Response: For the 40-foot width of the lot, 28 linear feet of this width is landscaped
and 11 linear feet is covered with stone pavers. Thus, more than 50% of the adjacent
right-of-way is landscaped to compensate for the loss of open space.
2) The proposed setback encroachment would not impact significant trees:
Staff Response: There are 6 trees on the property, 5 of which are classified as Significant by
the City Forester. Significant trees include a Monterey cypress tree and a coast live oak tree

208

DS 16-309 (Massoudi)
September 14, 2016
Staff Report
Page 4

in the rear yard and three coast live oak trees in the front yard of the property. The
footprint of the carport is proposed to be approximately 4 inches from a significant 24-inch
coast live oak tree on the south side of the carport and 2 feet, 3 inches from a group of oak
trees on the north side of the carport. Staff notes that there will be slightly greater
separation from the carport posts. The City Forester has certain recommendations
(Attachment C Conditions of Approval) that include widening the notch in the car port
around the 24-inch oak tree to be at least 1 foot away from the trunk of the tree to allow
the tree to be able to move naturally in the wind and to allow for growing room over time.
3) The protection of the free and safe movement of pedestrians:
Staff Response: There will be a 15-foot long driveway directly across from the carport in the
right-of-way despite the placement of the detached carport at the property line which
provides room for pedestrians walking along Guadalupe Street to move off of the street in
this location. The remainder of the right-of-way is landscaped; however, an existing rock
planter wall surrounding landscaping and trees acts as a barrier to pedestrians walking in
the right-of-way. Staff has drafted a condition that the applicant remove the rock planter
wall as part of this Design Study proposal.
4) All development on site will be in scale with adjacent properties:
Staff Response: The height of the detached carport is proposed to be 8 feet and 7 inches.
The width of the garage is proposed to be approximately 11 feet (8 feet between the
support poles) while the maximum allowed width is 12 feet. The square footage of the
carport is proposed to be 200 square feet (170 square feet of functional parking) with a
maximum allowed size of 250 square feet. Staff also notes that the carport would be set
back 15 feet from the edge of Guadalupe Street. In staffs opinion, the proposed carport is
low in scale compared to surrounding development.
5) Placement of the garage within the front setback will add diversity to the neighborhood
streetscape.
Staff Response: Only one other property on the block has a carport in the front yard and
thus a second carport would not create a repeating pattern on the block. However, staff
does raise the issue that the proposed carport would only be 6 inches from the main

209

DS 16-309 (Massoudi)
September 14, 2016
Staff Report
Page 5

residence and may not comply with the intent of the Municipal Code for allowing
detached garages in the front-yard setback.
Privacy and Views: According to Residential Design Guideline 5.2, projects should Maintain
view opportunities to natural features that lie outside the property and locate buildings so
they will not substantially block views enjoyed by others.
The proposed detached carports height and width are less than the maximum height and width
allowed by the Municipal Code and so its impact to views has been minimized.
With regard to view impacts to neighboring properties, while the adjacent property to the
south located closest to the detached carport only appears to have a 3-foot setback from the
south property line, the proposed carport will only overlap with the adjacent propertys garage
which does not have any windows that face the carport. Staff does not feel the project will
create a significant view impact to the adjacent residence. However, since the carport is
proposed to be located less than one foot from the property line the Commission should decide
if they feel there will be sufficient space between the carport and the neighboring residence to
the south.
Public ROW: The unimproved portion of the City Right-of-Way (ROW) between the front
property line and edge of paving is approximately 15 feet wide. There is currently an extensive
rock retaining wall located encroaching into the City ROW. A condition has been drafted
requiring that the rocks be removed.
Alternatives: Staff has included draft findings and conditions should the Planning Commission
choose to approve the project. However, certain issues have been raised, such as 1)
compliance with the Municipal Code Parking Standards; 2) proximity to the main residence; and
3) proximity to trees. If the Commission does not support the proposed design based on the
issues raised then the project could be continued with specific direction or denied.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Structures. The
project includes the new construction of a new 200 square-foot carport and the conversion of
an existing 200 square-foot garage to a bedroom within an existing 1,596-square foot
residence, and therefore qualifies for a Class 3 exemption. The proposed alterations to the

210

DS 16-309 (Massoudi)
September 14, 2016
Staff Report
Page 6

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

211

Attachment A

Massoudi Residence Photographs


Front (west) elevation of the existing residence

212

Proposed carport location facing east toward Guadalupe Street and 24 significant oak tree

213

Front (west) view of the existing garage proposed to be converted to a bedroom

Neighboring Residence to the South

214

Attachment B Findings for Approval


DS 16-309 (Massoudi)
September 14, 2016
Findings for Approval
Page 1

FINDINGS REQUIRED FOR FINAL DESIGN STUDY APPROVAL (CMC 17.64.8 and LUP Policy P1-45)
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.

TBD

NO

TBD
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.

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.

215

DS 16-309 (Massoudi)
September 14, 2016
Findings for Approval
Page 2

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.

216

Attachment C Conditions of Approval


DS 16-309 (Massoudi)
September 14, 2016
Conditions of Approval
Page 1

No.
1.

2.

Draft Conditions of Approval


Standard Conditions

Authorization: This approval of Design Study (DS 16-309) authorizes 1) the


construction of a wood carport, with a width of 8 feet between the
support posts, and a depth of 17 feet, 10 inches, located in the front- and
side-yard setbacks of the residence, 2) the conversion of the residences
existing 200 sq. ft. garage into a bedroom, 3) the replacement of 420 square
feet of the existing gravel driveway with landscaping since the existing site
coverage exceeds what is allowed, (4 the replacement of the remaining gravel
driveway with a new stone driveway, 5) the replacement of the garage door
with a French door and two fixed windows, 6) the installation of a new door on
the rear (east) elevation at the new bedroom, 7) the construction of a new 5foot, 2-inch high spaced wood picket fence and a 5-foot, 8-inch-high, spaced
picket gate located approximately 21 feet from the front property line,
extending perpendicular to the south (side) lot line to the residence.
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.

217

DS 16-309 (Massoudi)
September 14, 2016
Conditions of Approval
Page 2

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,
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 5,000-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.

N/A

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,

N/A

9.

218

DS 16-309 (Massoudi)
September 14, 2016
Conditions of Approval
Page 3

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
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.

N/A

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.

N/A

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

19a.

N/A

219

DS 16-309 (Massoudi)
September 14, 2016
Conditions of Approval
Page 4

19b.

20.

21.

22.

23.

24.

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
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 Condition

N/A

The applicant shall reduce the length of the carport by approximately 3 feet or
the amount necessary to avoid overlap between the residence and the carport
in order to comply with the Citys composite side-yard setback requirement.
The final length of the carport shall be 14 feet, and 10 inches.
The applicant shall use hand digging only to install the carport support post
closest to the 24-inch significant oak tree in the front yard at the south property
line.
The applicant shall protect any significant tree roots that are encountered during
construction or demolition and refrain from cutting or damaging tree roots that
are discovered. If any significant tree roots are discovered, the applicant shall
contact the City Forester for instructions regarding the protection of significant
tree roots.

220

DS 16-309 (Massoudi)
September 14, 2016
Conditions of Approval
Page 5

25.

26.
27.

The applicant shall widen the notch in the roof of the carport around the 24-inch
oak tree to be at least 1 foot away from the trunk of the tree to allow the tree to
be able to move naturally in the wind and to allow for growing room over time.
The applicant shall remove the rock planter wall as part of this Design Study
proposal.
The applicant shall submit a complete landscape plan for all proposed new
landscaping for approval by Planning staff.

*Acknowledgement and acceptance of conditions of approval.


______________________________
Property Owner Signature

___________________________
Printed Name

__________
Date

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

221

100' PROPERTY LINE

f'------ LANDSCAPE
PROPOSED NEW
AREA
420S.F.---

;___ EXISTING
BACKYARD
PATIO&
FIREPLACE
188S.F.~

I
I

J
~I

30" PINE

..JI

~I

EXISTING
LANDSCAPE/

~I
D. I

'

~I

STONEWALL
SECTION TO
BE REMOVED

rv- 'v/- ,'-------,,~

L______

EXISTING ~~.

--1---

EXI
STONEWALL

RESIDENCET7;

LEXISTING
ENTRY
PATIO
267S.F.-7

1,596 S.F.
~

'y~/'--.__-

LL

EXJSTING
LANDSCAPE
AREA
(OFF SITE)-;

1~

OOAKS

EXISTING
0
LANDSCAPE~

EXISTING LANDSCAPE =

UTILITY
POLE

PROPOSED NEW
LANDSCAPE AREA =

~~;~~-----------~--------~1~~=0~=.=P~R:=O~~=E~~~T=Y~~L~I=N:E~-~-~~=~==~-~-~=~~~~~-~;=I~~=I=N=G=~t-~=~~~~~-~-~~==~=~-~-~==~~~~-~-~~~~

I 1I I

CIND~~~~OCK

EXISTING LANDSCAPE =
OFF SITE

PROJECT--------~

PROPOSED
ENTRY PATI0 ...................... .. .............. 267 S.F.
BACKYARD PATIO & FIREPLACE ...... 1B8 S.F.
RETAINING WALLS .. ........... .. .............. 110 S.F.
DRIVEWAY ..... ... .................... ... .. ... ... .... 515 S.F.

INDEX

TOTALS ....... ..................................... .. 1,080 S.F.

CARPORT PLAN VIEW ELEVATION S & OETAJLS

REVISIONS
~

DATE

&1.

7-16- 14

A-3

EXISTING ATTACHED GARAGE WJTI1 NEW WINDOWS BED ROOM

A--4

TOPOGRAPHIC MAP

WE ARE PROPOSING TO DO A NEW CARPORT FOR THE MASSOUDI


RESIDENCE. WE PLAN TO REMOVE 420 S.F. OF THE EXISTING DRIVEWAY
AND TURNING IT INTO A NEW LANDSCAPE AREA, IN FRONT OF THE NEW
LANDSCAPE AREA Will. BE OUR PROPOSED CARPORT. WE AlSO PLAN
ON TURNING THE EXISTING ATTACHED GARAGE INTO A BED ROOM, WE
WILL REMOVE THE GARAGE DOOR AND REPLACE WITH NEW WINDOWS
TO MATCH EXISTING. WE AlSO PLAN ON PUTTING IN ASIDE YARD FENCE
AND GATE TO MATCH THE EXISTING FENCE.

REDUCE SITE COVERAGE BY (426 S.F.) FOR ADDING MORE LANDSCAPE AREA &
DEMO OF EXISTING RETAINING WALL.

COPYRIGHT 201 e
ALSAOYAN AJA

COPYRIGHT 2016

.<!\.

4-27-15

City Of Carmel Rev.

.&.

5-18- 15

Parking Pad Rev.

PROPOSED SITE PLAN & TITLE SHEET

SITE PLAN SCALE: ;!' =1'-0"

6-a-15

.&.

8-25- 16

DRAWN BY :
CHECKED BY:
PURPOSE :

MAS TEA BUILDER A'<ID W ER E: CFIEATE O. EVOL\IED AND DEVELC PEO FOR

USE ON, NJO N Clelt'<"NECTION WITH, "'n-IE SPCIF1EO F'F'OJECT. NONE OF

1'5U1 ~

APN: 010-022-012

MASSOUDI

Parking Pad Revision

C.M .T.
A .E.S.

SHEET' NO.

S\JCHIDEAS, OES!ON$.Af'IR.NofGEMErflS OR f'LI,N$SI-W...LSEUSEO


13Y OR OISCLOSEO T O !''( PE~. FIRM OR OORI"'AATCIN

Buildin Are e. Rev. AJJ


Per Site Measurement

CARPORT

A-1

BVTHISO>Vr.WII'IG AAEOWN EDUY,~D ll-E F'ROPERTY OF Sit.FIOY~

FOFI AN't' PURPOSE WKATSO E'IIEA Wffi1

.&.

DATE: 25 AUGUST 2016


CAD FILE

M..L IOEAS. DESION$. AAfW.KOEMCNTS NIO ~S INDCATUP

DESCRIPTION
Cit,/ Of Carmel Rev.

(REMAINS)= 267 S.F.


(REMAINS)= 188 S.F.
( 6 S.F. FOR DEMO)= 104 S.F.
( 420 S.F. FOR LANDSCAPE)= 95 S.F

WRJTTEN

SA ROYAN
If

RESIDENCE

NE 3RD STREET GUADALUPE CARMEL,

OuT ~

Cl' SA"'IYAN MASTER 5UILOIER

CALIFORNIA

ARCHITECTURE

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CONSTRUCllON

,t_~

INTERIORS

710Red\M:JodAvcnue Sand City CA93955


phone S31.393.1600 feu 831.393.2400

93921

Contractorl.ioeose881958

1
OF4

PROJECT NO. 157

222

,_

12'-4~-

r- y-

~
~~

NOTC HCARPORT
FORC ORNEROF
HOUS E 2'-5" X 3'-0"

,.

..

"'--

r~

CENTER OF POST

I
I

~ ~

l -Note: Make Carport ----- i\.1-~


Notch Larger So That
There Is a Separation
Between The Carport
& The Existing
Building.

..

, .~

17

4" X 12" BEAM TO MATCH EXISTING


HOUSE RAFTER TAIL

~
f.-f.--

I '"
[__

2" X 10" CAP (WRAP AROUND POST)


~

1~J

IIi

~J

1/
I'I'

2" X 6" ROOF FRAME


4" X 4" TRELLIS
4" X 12" BEAM TO MATCH EXISTING
HOUSE RAFTER TAIL

STEEL SOPPORT SADDLE

2" X 10" CAP (WRAP AROUND POST)

l" THREADED BOLT TO SUPPORT 2" X 8"


WOOD WRAP AROUND 24" O.C .

6.50" X 6.50" POST


I
I

'---;:

r- 1

-1

-at

~-

<1s~

2" X 10" BASE (WRAP AROUND POST)


FINISH GRADE

_/

-'i

~
z
~

1;'?
... "'

COPPER GUTTER

..

<

~of

-~

2" X 6" ROOF FRAM E

.,.7

.~

4" X 4" TRELLIS

..

11

>

:'1

~Ji'j

&)

''-""
~ CENTERLINEOFPOSTB'-11~

"i

!:::

NOTCH CARPORT FOR OAK TREE

6.50" X 6.50" POST

i;

~L

f.--

1/1 / 1/i

RIDGE

_l

<
)

(
..,!.1"1

, .~

'\

,. l

9'4'

"'"".

mT

..

l.t-

gj

10'-1o!

w
w

Note: Slide Post Over Away From The Existing


Building To Create A Better Separation
Between The Carport & Existing Building .

CARPORT COURTYARD VIEW


ELEVATION (B) ~"=1'-0"

...J

i=
f

.:.,

--

'"

I -

:'1

--

_t_j

~---- 3 ~"X 3 ~"STEEL


TUBE COLUMN

2"X 4" 12" O.C. SLOPE CUT

[__ I

X 10" BASE
(WRAPAROUND
POST 9.50" X 9.50")

.r-----~2"

2 ~"TO 3 ~"@RIDGE (TYP.)

~------~~ ~~-r-~

r:

oj

""'~

~>

-~

CONCRETE FOOTING 24" X 24"


WIDE & 36" DEEP
_,____

'+-----+-+--NOTE: ).4" BOLTS @


2'-0" O.C.TYP.

4" X 12" BEAM

CARPORT RAFTER
DETAIL 1~"=1'-0"

-:.-

i;

.~. I ~-l.;-

lol

2" X 10" BASE----------------nnl'rh ~-----~

.z-4

1" AIR

CARPORT PLAN VIEW ~"=1'-0"

ELEVATION (A)

WATER PROOF MEMBRANE


(DOUBLE PLY) SANDWHICH
COPPER

2" X 4" 12" O.C. SLOPE CUT

CUSTOM CUT 2" X 8" WRAP----~!


AROUND STEEL TUBE

sl- l

il

CARPORT POST
DETAIL 1~"=1'-0"

2 ~"TO 3 ~"@ RIDGE


COPPER GUTIER------------,

GAP----~

~PLYWOOD

2" X 6" FACIA---------,

FINISH GRADE.------i-;,_ijiiiiiiiiiiiiiiiiiilii~

4" X 4" TRELLIS BEAM

,,......
FlAAKING STRUCTURE

WIDTI-110'1~'

,~~~
1

CENTER UNE OF POST9'..o}

ol

,.

'.

..

'-":

"Jf'

!'~11

..

//

Jf /

fr-/

~~

-it

4" X 12" BEAM TO MATCH EXISTING


HOUSE RAFTER TAIL
4" X 12" BEAM TO MATCH EXISTING
HOUSE RAFTER TAIL

,. .1

-at

2" X "6 ROOF FRAME

4" X 4" TRELLIS

2" X 10" CAP (WRAP AROUND POST)

CONCRETE 24" X 24"----1---WIDE & 48" DEEP


FOOTING

L
~

3.50" X 3.50" ---------+--------lie


STEEL TUBE
COLUMN

"""~
~
~

DOWNSPOUT -~-----~

i
I

COPPER GUTTER DOWN SPOUT

.r----NOTE: ).4" SOLTS @


2'-0" O.C.TYP.
3.50" X 3.50" --+--------+--+--+---1\e
STEEL TUBE
'--------'-__.__,,'--_._____,._-----CUSTOM CUT 2" X 8'
COLUMN
WRAPAROUND

II
-

r- 1

'--.....,:,.__-4" X 12" BEAM

COPPER

6.50" X 6.50" POST

3.

STEEL SUPPORT~--------~-~
SADDLE

1'---r

STEEL TUBE

2" X 10" BASE (WRAP AROUND POST)


FINISH GRADE

CARPORT STREET VIEW


ELEVATION (A) ~"=1'-0"

CARPORT FOOTING
DETAIL(# 1) 1~"1l'!l1'-0"

CARPORT ROOF
DETAIL(# 2) 1~"=1'-0"

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

REVISIONS
Ll.

DATE

AI.

7-15-14

DESCRIPTlON

4-27-15

City Of Carmel Rev.

5-18-15

Parking Pad Rev.

6-8-15

8-25-16

CHECKED BY:
PURPOSE:

PROPOSED CARPORT
PLAN VIEW ELEVATIONS & DETAILS

CARPORT ELEVATION SCALE: ~= 1'-0'


CARPORT DETAILS SCALE: 1 a=1'-0'

A-2

MASTER I'IUILOEA PNJ WERE CREATED, EVOLVED AND OEVELoPEO FOR

USECN,N'KlNcc:N"'ECTlONWITH, nESPECLFtEDI'RO.ECT.NQNII:OF

SHEET NO

soo-t 1~. OESIGNS, A.ftl'IANGEMENit; OR PlANS SMALL tiE USED


BYOFIOISCLOSEDlONPERSON, FlAMCAc:;:oFAJRol.ll()\,1
FOAANYPURPOSEWHATSOEVB'Iwmi OUT TIEWRIITEN

PEFMSSIONOFSAAOYANW>STERSUILOER.

Per Site Measurement

MASSOUDI

Parking Pad Revision


C.M.T .
A.E.S.

Al.LIOEAS,OESIGNS,~NJP\.H<ISINOICATEO

6YTHISLJFIAW!fi,,AfEOWNE08Y, ANDTHEF'FIOF"ERTYOFSN'C'rAN

APN: 010-022-012

Build in ArGa Rev. As

CARPORT

OATE; 25 AUGUST 2016


CAD FILE

AL SAOYANAJA

COPYRIGHT 2016

City Of Carmel Rev.

DRAWN BY :

COPYRIGHT 2018

RESIDENCE

NE 3RD STREET GUADALUPE CARMEL,

CALIFORNIA 93921

ARCHITECTURE

CONSTRUCTION

INTERIORS

710 Redwood Avenue Sand City CA93955


phOneB31.39J.1&10 tax831.393.2400
Contractor Ucense 681958

2
OF4

PROJECT NO. 157

223

Product Summary- Wood .lnswing Door

Wood Narrow Stile Inswing Door

Altr~me componmarw miflu~ from ,_n-dried Oouglat; Fir and pr~atJw.trulecl in


ec:cordanoe 'Mit'l WOMA J.S.-4. PonCtrOUI Pine irrtennr l:s IY3I!ble 86 en OCifion. The balk: j.,11b widthS
iji'U49t10'and8Sill". OUlof jombwidtho~s.sv&Jatleupcnrt~ Nl~sumc.arcom.,;:t
wllb"'a.cl~p:iodklleXpirner. Ou-8.'Ctert0r$e&v&Mbllll.'J)(Blraqutst. Mos;:mot~cbtreued
fhfiSI'ItJ~IIbieCntioug!Mflr. AlunO*'hexlerlol'tnrnCOmeYIICJ'II'aciory-~~ !uh~cn
CICSOSanc:thead, ~ dralring Jnln~Sec1ton. ln!CfiJr surtac;eoere Wl;Vd. dNr. anr:J ~~o~~b

Scale : 3"

=1'-0"

Wood lnswing Door

Standard 4 ~1 6 " Jamb

Standard 4 ~,s" Jamb


Vertic:~I/Operabh> Sec'llon

Horizonlai/Operable Section - 1 Panel

sbd!W1gorpaaning . AJlj.ambbacJq!.lfllpritned. AnOI;JtlonaJf~int&riOfprjmecoatrs

IN'8llilltlL8'.

lhll J*lllill we a~ 1 ~.l~thtkoeu manu1ietur(Ki from ~flftd ~as Fr <~nclp~~trOA!8C:IIn


acx:f.lll'dMI.c. oMU1 WOMA t.SA . PQf"Cou. Pineinleflof It e'l8ileble as an ~;iOn. AI Y~tWIOf a.Jrt&cel n
ooatadwilh.alold04")'-appliiKilalexpKNr. Oeetex";eriors..,..~WG~iBbleGpcnraquen Anapfoni.l
dlst::t'GS$edtln1~~~<lhlllln Dooc:lat. Fir lha,..,el rais.n5011d . ~illl(l are-ilttXh8d Ito !hi!!
larnln<1ld. ~_,stiles wt!h .5.'8~ 11 ~~~ at~aig!"!lf1Utd dewds and~ M1h axrior gfue S1ia3 ~d

PANELS

r;~\fc,~fl'~~,

tnprail$ate4513"wlde . ao.ttomraisse613{1ft'lrido, Nanowa11'-c;~r.av.a:l51~t>-ldae. .


tnt81101 sur1aoo& aniOIId. C::INif. ~nd suibWie lot S'laM'lg or pmntOg M optOnalfaelory-lpplid 111terior

~11rnec~lS'!vall,..,

l {~lI-,

WEA1HA$TA.

l~

vtl1)1<owtrM'I 1011m WSiitheral;lp I~ t:$4XI 01" the he4lti Qftd !!ide ;a.'Tltl&. .u llrrMI M on thia utrOIQJI on
murlpfeopan .. urwhl fllr .~JI~etetoomptuMon MQJ. M ~raJ. W'f'l~vd~ WN~i!W1li:s
lncofpotstad a~ the ,JltoPI"Q'W'idea ~ SMiagalnS1.alrana W1l8' 11\lr.D:ln. Ao ~~weep
il ~tiki to
bo:toom cf both 11'1& ~>Owl ar.d ;r.acWe doOr pall eM.

HARDWARE

(Aula nca: dDOtS purdu!Md wlhcut tlardwwt .,. noc cowred bf ttle SMna PM:* _wenanty.f
lhll.starnJ.iJd h~e set fet!MI(Io corrOiion n!li3tant 300 Hrlel $111n10 ~~ mufl1-poi1t lodd~
IO'fSI.imwtha3-pow1tloclt011the ACf.lti)OI"'OM\d.alooftloc:konr.:tTI~P"*- Thehaneie.~&
on t:.nth JWII!ng&Ue and reie<lSOtftt ~bolts at~ hOad ;nd !011, :UWM lll& N dUdtott ~ ltm-.h

l
'

:~:~cr;::~~~:;:to=:::::~:~!,u~~::-~bf=~m::=

$1U

~I mcdoSthlwan ~

l'onztono

---~,::: -

~~4

---j
~

: ,nsz>
-<VI

Sill onthti1Utericr'A1than lnteriotollkth!llehokt

~itS ar& ~IIDI Mitt rdngla ar dual p.i.1le in5ulated tamP'rwd gl~ 'dtl one lit01. :sin'Ueted dMdQO Ute&.
or airspace gnflea. Slindar<l glan '-:1 3W CMif~. MP'Jalad by 1/2"' ~II' Spaet.~ warm edge~

SIMUIJIE

~,.::;

~\V i

l~i

mchnaogytomf~t'Ql, ,'ll:itill1datdtirlbaACIIYPDd.Qtaonavd~.:~o:,..:tt.e~tkrybtf.lth"

tuhfls.y&temlor!U;;l~ lhtg!Nacsdu.t~wflhasttueturals.oalri.nd$4)CIIf-.dln!lepan51
Mth a tftlllmabkl ~ar!Of gJazhg b6&d; Ut6 Glazing in ~o Techtlleal Section b "'"l't'tl ~lOri

n-~~
~~,-t~~j

l~:~~=_k rs~~1/

Bolh lhe 111terior :and a:detior fo.MOie &eta sre ltand.atCS In po!IG~ Dfus, Oplor.al ~ilhe5 o:nCS~ .....,;u_

am 64" h1:111!$'r: doors wMh f04,jJ fliOOf"l CH'I the 91!" h~Sgtlt doors Adju!Sl!lb!e tlll''i.J-" nre avall<t.ble u
q:Jbon. F&ctorytMtatlad Wlk plao a-e ravy QI.UQt br.a.a

------ FR,I.Jo,ti':S~

:-----~-:

~-M

l~~'- ~

;~.

tn.

-~'-!-

lnienQt and~ umuat bon ere '1!'1!', 1 5.118" or 2" oddtJ, 1n llill'w Cnic.niiJ!Iot Con"..!mDD.'llf'Y prc1ilt!
Md.ar&avaii!CI& ~ Pcndllftllil Pino Ot Oouglai Ar. !d9tor5imulkBbafs ate~ and o::i1hcl' pnma..:l for

~f'laordear~staumg. lnr."tOrSimUilebirsa~II:Vtd.ciMr.d::.uJltlblel'or~~ntJllllnb'lQ.

MumS)ID'SimUtitl Dar llo'Jd:tli can be usid m :hasarmlunit[j)aata untQuel~ptrlbn$ . Her! are


perrreneruty adhll!lred 10 1he gla56 &UI'faal. 'Mttl
l.4h'A high bond adh~ tapa. lrau~IOCI gi:ISI ie&tures
llfi '"'~ thadOWb10 gU. tt11 appaan~ etf it.ttlentkdiYided ~ee.

AtRSPA~ GRIU.iiS Ai~ ~ ~lltf1


o~:m:

tn~

:ttaglus ~aval&bte in~~Ot 1"'-:ta. dtarnpaQne ot oW!Ift ~

ntoriOt &a'CW'1C ;ra cnnatttt."llld Wl[h m illlumnum rrane and cnarOOQJ l'b,.gJa$5.~ Ia ~< ,15

m opt!OMI 6fMI..Vt~B.lJPtrVl.le , ~In~~ .)Cf'Oel1 mBi11labrsca.

Sierra Pacific Windows

Sierra Pacific Windows

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Updlll.~: 1 t i11

Not.: &"'rltPcificW!ndoW$1'UAt\111 ....


~httodull'lJQ~wtthoutnodc:e.

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Sierra Pacific Windows


800-824-7744

WW>~~.Gierrep;~cifiCWindows.oom

\.lpchmtd.:5i'10
frlote:11trr;tPI:tcitit: VVbodow5~t.;th!!

righl to

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CARMEL'S RUSTIC:--,-------.
PICKET FENCE

6" X 6"

- "'-..

c:tumge !JM!C".i&a1iom mhoul nbCice .

. .___________. /

POST~~

(TYP.)

) "

Alldi~6rnfntJI4'tKI\II':Ut.l/~n.~il\ftCo"OH

Orlmt'nll'l!n,mawn,~P!tty-~JcldrtlcMI.::.,..,..--r.crlS+.cwnmi;P'l =-t

J
.-M .":II ~oruon1hit t.dwto!l dt~~'#""' lot r.:.h..,;
Ol:nmlltru~I~W)t:$Q.addliC'I7llllo:ira,r~UK!ftewnltl i ]IPI)}J lO

1) ID-102080-3(0RO)
Qlv: 1
Rb: 107 13/ ,6"x82 112''
Jamb:4 11115"
LO<:; FRONT

Sym:

Note: Apply Exterior


Door & Window
Specifications &
Vehicle Specifications

2)10-3480-1(R)
Qty:1
RO. 36 7/16"'x82
Jamb: 4 1 1/16~

~ l2"'

~oc : FRONT

Sym:

9'-10"

VEHICLE & DOOR & WINDOW


SPECIFICATIONS N.T.S.

Note: Apply Fence &


Gate Detail For The
Side Yard.

FENCE & GATE


DETAIL (#3) i"=1'0''
COPYRIGHT 2015
ALSAOYANAIA

REVISIONS
Ll.

DATE

DESCRIPTION

.dl.

7-15-14

City Of Cannel Rev

&;.

4- 27-15

City Of Cannel Rev

5-18-15

Parking Pad Rev.

&.

6-8-15

8-26- 16

5'-s2"

3'-0..

SCALE: l"=1'-0"

DOOR I WINDOW DETAILS I SPECIFICATIONS


& FENCE DETAILS

DATE: 25 AUGUST 2016


GAO FILE

ALL IOEA$, OE.SICNS, AARI'INGENIENTS ANO PI.ANS lr'OCATED


aYTHfS OA.o'WINC

MEOWNE09Y, ~CTHEPAOPERTVOF

MASTEFI aJII.Oii:FI AND WERE CFiiA7EO. EVOLVI<D ~ DIO\Iil.CPED Fa:!

USE ON, ANO IN CONNECTION 1MTI-I, ,_E SPECIFIED PR:>JECT. NONE OF

DRAWN BY:

BY OR DISCI.. OS ED TO ANY PEASON, FIRM OR CORFORA.TION

CHECKED BY:
PURPOSE:

P ERMISSION OF SAROVAN MASTER 8l.IUJEI=I

APN: 010-022-012

MASSOUDI

Parking Pad Revision

C .M.T.

AES.
CARPORT

NE 3RD

STREET GUADALUPE

RESIDENCE
CARMEL

SHEET NO.

SUCI-IIOE,t.S,DESIGNS,ARRANOEI.AENTSOFIPLANSSHAJ.J.BEUSEO

FOR Am PIJRPOSEWHoi>.TSOE\IERwmiOUTTHEWAJTrEN

Buildin Area Rev. As


Per Site Measurement

A-3

&AAOYI<J'l

CALIFORNIA 93921

S AROYAN
ARCHITECTURE

CONSTRUCTION

INTERIORS

710Reawooc:IAvenue SantiCily CA9395S

JilooeB31 .393.1800 rax6J1 .393.2400


Coolrac1ortJcense 661958

3
OF4

PROJECT NO. 157

224

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