Venky Harinarayan and Sudha Neelakantan 06-14-17

CITY OF CARMEL-BY-THE-SEA
Planning Commission Report
June 14, 2017
To: Chair Goodhue and Planning Commissioners
From: Marc Wiener, AICP, Community Planning and Building Director
Submitted by: Matthew Sundt, Contract Planner
Subject: Final Design Study (DS 17-088) and associated Coastal Development Permit
for the demolition of an existing residence and construction of a new 3,450-
square foot single-family residence located in the Single-Family Residential
(R-1) Zoning District, and Park Overlay (P), Beach and Riparian (BR) Overlay,
and Archaeological Significance Overlay (AS) Districts. The parcel is adjacent
to the Environmentally Sensitive Habitat Area Overlay Area (ESHA) of Carmel
Beach.
Application: DS 17-088 APN: 010-312-010

Block: C2 Lots: lot 6 and portion of lot 7
Location: Scenic Road, 9 SW of Ocean Avenue
Applicant: Aengus L. Jeffers, Agent
Property Owner: Venky Harinarayan and Sudha Neelakantan
Executive Summary
The applicant is requesting approval to demolish an existing residence and build a new single-
family residence.
Recommendation
Approve Final Design Study (DS 17-088) subject to the attached Findings for Approval and
Conditions of Approval.
Background and Project Description

The property is 11,000 feet in size and located on the Carmel Beach dunes between Ocean and 8th
Avenues and has an existing 2,229 square-foot residence. The applicant is proposing to demolish
the existing residence and replace with a new two-story, 3,450-square foot residence. The
applicant is proposing a modern-style design that includes straight, clean vertical and horizontal
16
DS 17-088 (Harinarayan - Neelakantan)
Staff Report
June 14, 2017
Page 2
lines, weathered steel, travertine stone pavers and interior floors, polished smooth concrete
retaining walls (smoothed to a grey-colored luster), reclaimed teak or western red cedar for
exterior sidings, and metal facia roof edge. Project components include skylights and solar panels
on the roof, large windows on the west elevation, and rammed earth walls. Rammed earth walls
are constructed by ramming a mixture of selected aggregates, including gravel, sand, silt and a
small amount of clay, into place between flat panels (the formwork). For this project the rammed
earth walls will be constructed off-site in the Sonoma area in Northern California, and then trucked
to the Scenic Road property.
PROJECT DATA FOR A 11,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed
Floor Area 3,450 sf 2,229 3,450 sf

Site Coverage 759 sf 1 1,834 740 sf
Trees 3 Upper /1 Lower 3 pittosporum trees NA 2
(recommended) 1 holly tree
Ridge Height (1st/2nd) 18/24 NA 10-9 up to 17
Plate Height (1st/2nd) 12/ 18 NA NA

Setbacks Minimum Required Existing Proposed
Front 15 15 16 6
Composite Side Yard 13-8 (25%) 8- 6 13-8 (25%)
Minimum Side Yard 3 Min. South Side: 5-3 Min. South Side: 7-8
Min. North Side: 3-3 Min. North Side: 6
Rear 15 112 116
The proposed residence includes a main upper level and lower level that is partially subgrade, but
does not meet the Citys definition of a basement. The main floor is 2,036 square feet with the
lower floor being 994 square feet. A 420-square foot - two-car parking garage is proposed that
includes a car lift. The proposed garage is 11 feet high and 17 feet wide (the door is 9 feet with
1
The property owner has the option to increase Site Coverage to 1,199 square feet if 50 percent of coverage is pervious
or semi-pervious (CMC 17.10.030.C)
2
Although no trees are proposed by the applicant, the City Forester states that one upper and one lower canopy tree
shall be planted.
17
Staff Report
June 14, 2017
Page 3
flanking 3-6 and 4-6 walls to create one uniform appearance, with a 10 5 by 20-foot deep
driveway located on the property.
The project is in the Archaeological Significance Overlay (AS) Zoning District and also in the Park (P)
Overlay and Beach and Riparian (BR) Overlay districts. To address potential project impacts a
Biological Assessment was prepared by Thomas Moss, Coastal Biologist, and an archaeological
report was prepared by Susan Morley, Archaeologist.
Staff analysis
Previous Hearing: On May 10, 2017, the Planning Commission considered and accepted the
Concept Design Study for this project. The Planning Commission requested that the skylights have
some type of barrier so that light emanating from the skylights at night would not create glare or
otherwise be a nuisance to neighbors. In addition, information on the shoring method for the
basement was requested. The applicant has submitted information to the Planning Commission for
both items (Attachment C).
Finish Details: Design Guideline 9.5 encourages using natural materials such as wood in
conjunction with stucco and Guideline 9.4 states, Architectural details should appear to be
authentic, integral elements of the overall building design concept; specifically, details that
appear to be applied as superficial elements should be avoided.
The prominent features of the proposed finish details include the wood exterior siding, beach sand
colored rammed earth panels/walls, PVC membrane roofing, galvanized steel roof facia, and
polished smooth concrete (smoothed to a grey-colored luster) retaining walls. In staffs opinion,
the applicants proposed architectural details are authentic and integral elements of the modern
design. A condition has been drafted requiring that the applicant work with staff on the color of
the PVC membrane roof.
Landscape Plan: The applicant has submitted a landscape plan that proposes to remove existing
vegetation from the rear-yard and replace with plants that are native to the dune habitat. The
proposed restoration work will only occur on private property and will not extend out onto the
public beach area.
18
Staff Report
June 14, 2017
Page 4
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Units. The project
includes the construction of one single-family residence in a residential zone, and therefore
qualifies for a Class 3 exemption. The proposed residence does not present any unusual
circumstances that would result in a potentially significant environmental impact.
ATTACHMENTS:
Attachment A Findings for Acceptance

Attachment B Conditions of Approval
Attachment C Supplemental Information
Attachment D Project Plans
19
Attachment A Findings for Approval

June 14, 2017
Page 1
FINDINGS REQUIRED FOR 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 NO
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.
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.
20
June 14, 2017
Findings for Approval
Page 2
9. The proposed exterior materials and their application rely on natural materials and
the overall design will as 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.
Beach and Overlay District Findings YES NO
1. The combined area contained within all setbacks is at least equal to the area of the
N/A
lot that would be included within setbacks if the special beach setback established in
subsection (B)(9) of this section were applied (i.e., achieving no net loss of setback area.
2. A minimum width of at least three feet will be maintained for the full length of all
setbacks.
3. By reducing any setbacks the proposed structure will not interfere with safe access to
N/A
other properties in the neighborhood or otherwise result in damage or injury to the use
of other adjoining properties.
4. Structures proposed for construction within reduced setback areas will be
N/A
compatible with the residential character of the neighborhood and will exhibit a human
scale without excessive building bulk or visual mass.
5. The proposed setbacks afford maximum protection for the adjoining parklands for
the benefit of the public while still accommodating reasonable development of the
property.
6. The proposed setbacks are designated on an approved plan attached to the permit or
on a scenic easement for purposes of documentation and recordation.
Park Overlay District Findings YES NO
1. The proposed setbacks afford maximum protection for the adjoining parklands for
the benefit of the public while still accommodating reasonable development of the
property.
2. That the proposed setbacks are designated on an approved plan attached to the
permit or on a scenic easement for purposes of documentation and recordation.
21
Attachment B Conditions of Approval
DS 17-088 (Harinarayan-Neelakantan)
June 14, 2017
Conditions of Approval
Page 1
No. Standard Conditions

1. Authorization: This approval of Design Study (DS 17-088) authorizes the
demolition of a residence and the construction of a new two-story, 3,450-square
foot residence. The design is modern-style and includes reclaimed teak or
western red cedar for exterior sidings, and metal fascia roof edge. Project
components include skylights, solar panels on the roof , large windows on the
west elevation, and rammed earth walls.
2. The project shall be constructed in conformance with all requirements of the
local R-1 zoning ordinances. All adopted building and fire codes shall be
adhered to in preparing the working drawings. If any codes or ordinances
require design elements to be changed, or if any other changes are requested at
the time such plans are submitted, such changes may require additional
environmental review and subsequent approval by the Planning Commission.
3. This approval shall be valid for a period of one year from the date of action
unless an active building permit has been issued and maintained for the
proposed construction.
4. All new landscaping, if proposed, shall be shown on a landscape plan and shall
be submitted to the Department of Community Planning and Building and to the
City Forester prior to the issuance of a building permit. The landscape plan will
be reviewed for compliance with the landscaping standards contained in the
Zoning Code, including the following requirements: 1) all new landscaping shall
be 75% drought-tolerant; 2) landscaped areas shall be irrigated by a
drip/sprinkler system set on a timer; and 3) the project shall meet the Citys
recommended tree density standards, unless otherwise approved by the City
based on site conditions. The landscaping plan shall show where new trees will
be planted when new trees are required to be planted by the Forest and Beach
Commission or the Planning Commission.
5. Trees on the site shall only be removed upon the approval of the City Forester or
Forest and Beach Commission as appropriate; and all remaining trees shall be
protected during construction by methods approved by the City Forester.
6. All foundations within 15 feet of significant trees shall be excavated by hand. If
any tree roots larger than two inches (2) are encountered during construction,
the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If
roots larger than two inches (2) in diameter are cut without prior City Forester
approval or any significant tree is endangered as a result of construction activity,
the building permit will be suspended and all work stopped until an investigation
22
June 14, 2017
Page 2
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.
9. Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground and shall be no closer than 10 feet from each other.
10. All skylights shall use non-reflective glass to minimize the amount of light and
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.
11. The Carmel stone faade shall be installed in a broken course/random or similar NA
masonry pattern. Setting the stones vertically on their face in a cobweb pattern
shall not be permitted. Prior to the full installation of stone during construction,
the applicant shall install a 10-square foot section on the building to be reviewed
by planning staff on site to ensure conformity with City standards.
12. The applicant shall install unclad wood framed windows. Windows that have NA
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,
23
June 14, 2017
Page 3
and shall cooperate fully in the defense. The City may, at its sole discretion,
participate in any such legal action, but participation shall not relieve the
applicant of any obligation under this condition. Should any party bring any
legal action in connection with this project, the Superior Court of the County of
Monterey, California, shall be the situs and have jurisdiction for the resolution of
all such actions by the parties hereto.
14. The driveway material shall extend beyond the property line into the public right
of way as needed to connect to the paved street edge. A minimal asphalt
connection at the street edge may be required by the Superintendent of Streets
or the Building Official, depending on site conditions, to accommodate the
drainage flow line of the street.
15. This project is subject to a volume study.
16. Approval of this Design Study shall be valid only with approval of a Variance. NA
17. A hazardous materials waste survey shall be required in conformance with the
Monterey Bay Unified Air Pollution Control District prior to issuance of a
demolition permit.
18. The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. The drainage plan shall
include applicable Best Management Practices and retain all drainage on site
through the use of semi-permeable paving materials, French drains, seepage
pits, etc. Excess drainage that cannot be maintained on site, may be directed
into the Citys storm drain system after passing through a silt trap to reduce
sediment from entering the storm drain. Drainage shall not be directed to
adjacent private property.
19a. An archaeological reconnaissance report shall be prepared by a qualified
archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
19b. 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
24
June 14, 2017
Page 4
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.
20. 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.
21. All conditions of approval for the Planning permit(s) shall be printed on a full-
size sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions
22. The exotic vegetation on the western half of the property should be removed by
hand, not with heavy equipment. A the time of removal of the ice plant and
acacia, a qualified biologist should be present to search for black legless lizards
and remove a that are found. They should be released in the North Dunes
where recent dune restoration activities have created new, suitable habitat for
them.
23. Native dune plants used for landscaping on the property should be delivered
from locally collected seeds or cutting, so as to avoid the possibility of
contaminating the local gene pool of the flora in the North Dunes. Several local
individuals and nurseries are capable of contract growing any plants that are
needed for the project.
24. Use mock heather in the plant palette.
25. Plant one upper and one lower canopy tree on the subject property.
26. Submit an application for and obtain a permanent encroachment permit for
the wall on the east property boundary that extends into the public right of way,
prior to submittal of final building plans.
27. Skylights shall be designed to substantially reduce night-time light glare.
28. Prior to any excavation or digging, the applicant shall contact the appropriate
regional notification center (USA North 811) at least two working days, but not
more than 14 calendar days, prior to commencing that excavation or digging.
No digging or excavation is authorized to occur on site until the applicant has
obtained a Ticket Number and all utility members have positively responded to
the dig request. (Visit USANorth811.org for more information)
25
June 14, 2017
Page 5
*Acknowledgement and acceptance of conditions of approval.
______________________________ ___________________________ __________

Property Owner Signature Printed Name Date
Once signed, please return to the Community Planning and Building Department.
26
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Ground Modification Specialists,lnc.
Procedures & Specifications for Permeation Grouting

White Sands Residence
Scenic Road 9 SW of Ocean Avenue
Carmel By The Sea, Ca.
The following is a description of the permeation grouting program proposed for the
construction at White Sands Residence, Carmel By The Sea, California. The work
consists of permeation grouting for seismic strengthening. The grouted zone essentially
becomes a sandstone mass which increases the soils compressive and shear strength,
increases the effective load bearing of the sand material, mitigates settlement due to
consolidation by loading and seismic forces, and decreases the soil's permeability.
Specifically, the grout zone will be the areas that require grouting and are of relatively
clean sand formation, low of silts and clay. The grout will permeate sands with up to 15%
passing the number 200 screen, with 100% passing the number 4 screen.
Purpose: The purpose of the Permeation grouting is to permeate cohesiveless soils with
a solution or fine particulate colloidal solution, which will react to form a gel in the pore
spaces of the soil. The gel will impart properties of cohesion and reduced permeability to
the treated soils in accordance with the specifications below.
Grout materials:
The grout will be composed of US Grout. It is a Portland cement, pumice and dispersant
based ultrafine cement, which is finely ground to produce an average particle size of 3
microns with a maximum size of 8 microns (minimum Blaine fineness of 10,200). When
mixed in a colloidal solution, it will readily permeate fine sands. The particular
properties of this grout are its ultimate high strength, ease of permeation, resistance to
sulfate and most chemical attack, permanence and stability and its non-toxicity. The
grout does not contain any materials classified as a hazardous material.
Water shall be clean, and free from injurious amounts of sewage, salts or other
contaminants. If reclaimed water is used, the contractor shall supply certificate from the
water source indicating the water is safe for contact with the job personnel.
28
Permeation Grout Procedures & Specification
Page2
Grouting Equipment: Grouting equipment shall be specifically designed for mixing and
pumping ultrafine grout. The grout pump shall be capable of injecting 10 gpm at 200 psi
and shall be readily controllable at injection rates down to the minimum refusal criterion.
The grouting system shall be equipped with an accurate method of measuring the
quantity of grout injected and with suitable pressure gauges and gauge protectors needed
to monitor the injection pressure. The grout mixer shall be capable of mixing and
supplying grout of the type and consistency specified at the maximum pumping rate.
Grout hoses, couplings, connectors, and pipes shall be type and pressure capacity rating
to safely handle the anticipated grouting pressure. All grouting equipment shall be in
first class working condition upon mobilization and shall be maintained in good working
order during the course of the project.
Injection points shall be installed by drilling and or jetting the pipe to depth. The injection
ports shall be sufficient clear inside diameter and strength to accommodate the maximum
grout pressure and flow rates.
Grout Mix:
WATER/SUPER FINE 10: 1

WATER 96GAL
SUPERFINE CEMENT 88 LBS. (2 BAGS)
YIELD 100 GAL
Minimum Unconfined Compressive Strength: 75 psi in 7 days & 50 psi. in 28 days
A daily log will be of grouting operations, which shall contain the point number, location,
grouting pressure, depth and grout quantity.
Grouting Method: Grout injection points will be installed at the depths, angles and
spacing required to achieve permeation as shown on the drawings. Primary injections
points shall be installed at alternate points locations. Secondary points will be installed
midway between the primary points. Injection points shall be grouted in sequence at
intervals and depths as shown on the drawings. Grouting will not be permitted in a
secondary point until the adjacent primary points are completed. A pre-calculated volume
of grout will be injected at each stage to achieve the required diameter. Injection point
quantity will be 40 gallons per main stage & 20 gallons per each advanced stage for
primary's and 30 gallons per main stage & 15 gallons per each advanced stage for
secondary's.
29
i;t Side grout zone
1 12'
OUTER ROW FIRST INJECTION AT 6 FEET DEEP

J
1' ADVANCES
All 3 rows at front of house has 8 advances
68'
REVISIONS: DATE:
GEO GROUT GMS, INC.
430 N. CANAL ST., SUITE 4 (2- ~ '
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WHITE SANDS RESIDENCE
SCEINIC ROAD 9 SW of OCEAN A VENUE
CARMEL BY THE SEA, CALIFORNIA
DRAWN BY:
DON JORDAN
DATE:
JOB NUMBER:
33:XX-17
30
SO. SAN FRANCISCO, CA 94080 MAY 12, 2017 SHEET:

PHONE: 650-241-2400 SCALE:
'- PERMEATION GROUT PLAN AS SHOWN GGGMSI-1.0
WHITE SANDS
ARCH
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VICINITY MAP PROJECT INFO PROJECT DIRECTORY DRAWING INDEX

ARCHITECT: FIELD ARCHITECTURE, INC.
APPLICANT I OWNER ZONING 974 COMMERCIAL ST SUITE 104 GENERAL
VENKY HARINARAYAN & SUDHA NEELAKANTAN R-1-BR PALO ALTO, CA 94306
AOOO TITLE SHEET
STAN@FIELDARCHITECTURE. COM
(650) 462-9554 SU-1 SURVEY
PROJECT NAME ~
WHITE SANDS RESIDENCE R-3 CONTRACTOR: STOCKER & ALLAIRE
21 MANDEVILLE COURT
MONTEREY, CA 93940 Issue Set/ R
PROJECT ADDRESS CONSTRUCTION TYPE DSTOCKER@STOCKERALLAIRE.COM
No.
SCENIC ROAD, 9 SW OF OCEAN AVENUE, V-B, FULLY- SPRINKLERED (831) 375-1850
CARMEL-BY-THE SEA, CA 1 PLANNU
STRUCTURAL ENGINEER: STRANDBERG ENGINEERING 2 DESIGN
LOT SIZE 151115THSTREET COMMEi
ACCESSOR PARCEL NUMBER 11,000 SF (0.25 ACRE) SAN FRANCISCO, CA 94103 3 DESIGN
010-312-010 (415) 778-8726 COM MEl
OCEAN\ DAVID@STRANDBERGENG.COM
AVENUE \
SCOPE OF WORK CIVIL ENGINEER: BENJAMIN! ASSOCIATES, INC
1. DEMOLITION AND REMOVAL OF EXISTING 720 YORK STREET, SUITE 114 A201 ELEVATION- WEST
STRUCTURE ON THE CURRENT BEACH PARCEL. SAN FRANCISCO, CA 94110 A202 ELEVATIONS
2. CONSTRUCTION OF NEW RESIDENCE,
HARDSCAPE & LANDSCAPE IMPROVEMENTS
(415) 550-2600
AVI@BENJAMINI.COM
A300 SECTIONS &
A800 WINDOW & SKYLIGHT SCHEDULE
GEOTECHNICAL: SOILS SURVEYS A801 DOOR SCHEDULE
ApPLICABLE CODES 103 CHURCH ST
2016 California Building Code SALINAS, CA 93901
SITE --c:::J CIVIL
2016 California Electrical Code (831) 757-2172
C 1 00 PROJECT INFO & NOTES North
2016 California Mechanical Code
MECHANICAL ENGINEER MONTEREY ENERGY GROUP C200 GRADING & DRAINAGE PLAN
2016 California Plumbing Code
2016 California Green Building Code 26465 CARMEL RANCHO BLVD. #8 C300 EROSION & SEDIMENT CONTROL I GRADING
2016 California Energy Code CARMEL-BY-THE-SEA, CA 93923 & OPERATION PLAN
2016 California Fire Code (831) 372-8328
2016 California Residential Code LANDSCAPE
SURVEY: CENTRAL COAST SURVEYORS
6100 LANDSCAPE CONCEPT PLAN
5 HARRIS COURT, SUITE N-11
MONTEREY, CA 93940 L101 LANDSCAPE PLANTING PLAN
(831) 394-4930 L102 LANDSCAPE LIGHTING PLAN
LANDSCAPE JON I L. JANECKI & ASSOCIATES

515 SWIFT ST.
WHI
SCOPE OF WORK SANTA CRUZ, CA 95060
(831) 423-6040
RE
JLJ@JLJACOM
NEW RESIDENCE WITH 1ST AND 2ND STORY PORTIONS. 1ST STORY (BELOW GRADE)
INCLUDES TWO BEDROOMS, FAMILY ROOM AND ADJACENT LIGHT WELLS. 2ND STORY
SCE~
(ABOVE GRADE) INCLUDES KITCHEN, LIVING, DINING, MASTER SUITE, BEDROOM AND OFO
CARM
-
ATIACHED GARAGE
Date
Drawn by
Scale
TIT I
SheetnumbE
31
)
-N -
~ 26" C'I'PRESS
(APPROX.) FOUND NAIL &: TAG "LS 4985"
IN CONC. FOOTING
SCALE: I" = 8'
WOOD FRAME & STUCCO HOUSE

in FLOOR EL.=74.2'
10
i!= in "'
~
II 00.10
GATE TO 10 ~ u~
z Bfr.~~ ~ ~ ~~ 3:
I 7lu z~
I SAND 0
f;l:lu.
DOCUMENT #2006004362
APN 010-312-01 0
I
DENSE
BRUSH STAIAPED "CENTRAL COAST SUR\rt:YORS"
BENaliiARK
..,. . ELE.=76.00' (APPROX. NAVD68)
~ ~
I
I
n.11 . :
70
UTIUTY
70 >~
X75.. .
~ ----~---
POLE
WEST 200'
HOUSE
TOPOGRAPHIC MAP
OF
LOT NUMBERED 6 AND THE NORTHERLY 5 FEET OF l
NUMBERED 7 IN BLOCK C2 Of
NOTES: LEGEND: VOL .3, "CITIES & TOM-iS", PAGE 19
OFFICIAL RECORDS OF MONTEREY COUNTY
1. BOUNDARY LOCATIONS SHOYm HEREON ~E DETERMINED 'MTH THE BENEFIT OF A FIELD AD AREA DRAIN AS DESCRIBED IN DOCUMENT #2006004362
SURVEY SUPPLEIAENTED BY RECORD DATA. ALL BOUNDARY DATA SHOYm ARE FIROM THE
RECORDS. THIS IS NOT A BOUNDARY SUR\rt:Y. ICV IRRIGATION CCJIITROL VALVE
SSCO SANITARY SEVIER CLEANOUT CITY OF CARMEL COUNTY OF MONTEREY STATE OF CAUFOI
2. ELEVATIONS SHOYm ARE BASED ON ASSUt.AED DATUM THAT APPROXIMATES THE NORTH
At.AERICAN lrt:RllCAL DATUt.A OF 1988 (NAVD8B). PRO..ECT BENCHMARK IS A SET MAG. NAIL &:
STAINLESS SllEEL WASHER STAMPED "CENTRAL COAST SURVEYORS" SET IN THE PAVEMENT OF - - DENOTES A STEP PREPARED FOR
SCENIC ROAD, AS SHOWN.
ELEVATION 76.00 FEET (ASSUMED)

- - DENOTES 0\rt:RHEAD WIRES
Stocker & Allaire
- - DENOTES A WOOD FENCE
3. CONTOUR INTERVAL = ONE FOOT. By
c::= DENOTES A CDNC. OR STONE WALL
4. TREE TYPES ARE INDICATED WrlEN KNOI\tl. DIAt.AETERS OF TREES ARE SHOWN IN INCHES. CENTRAL COAST SURVEYORS
TREES SMALLER THAN 2" ARE NOT SHOI\tl. 5 HARRIS COURT, SUITE N-11 MONTEREY, CAUFORNIA 93940
Phone: (831) 394-4930
Fax: (831) 394-4931
SCALE: 1" = 8' JOB No. 13-40 JJLY 2

PREP AftER: DRZ
APN 010-312-010
32
ARCH
VIEW FROM SCENIC ROAD EXISTING VIEW FROM SCENIC ROAD PROPOSED
Issue Set/ R
No.
1 PLANNII
2 DESIGN
COM MEl
3 DESIGN
COM ME
North
WHI
RE
VIEW FROM SOUTHWEST EDGE DF PROPERTY EXISTING VIEW FROM SOUTHWEST EDGE OF PROPERTY. PROPOSED SCEtl
OFOI
CARM
-
Date
Drawn by
Scale
\
E)
33
- PR
SheetnumbE
J
A RCH
Issue Set/ R
No.
1 PLANNII
2 DESIGN
COM MEl
3 DESIGN
COM ME
North
WHI
RE
SCE~
OFO
CARM
Date
Drawn by
Scale
/, \
_,.
..
~~- ~~ E>
VIEW FROM BEACH - EXISTING VIEW FRO M BEACH- PROPOSED

34
- PR
Sheetnumbt
J
VOLUME CALCULATION- SUPPORTING DIAGRAMS VOLUME CALCULATION
MAXIMUM ALLOWABLE EXTERIOR VQLUME

2 STORY PORTION - - - - " " " _ _ .--~..__ ~ 1 STORY PORTION
--------- ~ ~~--
ROOF2
ROOF1 SF: Factor: Volume
1 STORY PORTION
ROOF2
r ,
''---..... "~-
'.,__-----
~
~~-...------
__,
~-- 2 STORY PORTION
,_
1
ROOF 1
One Story Floor Area - Flat Roof
Two Story Floor Area Flat Roof
2184
1164
11
10
24024
11640
Total Allowable Ext. Volume: 35664 Cu. Ft.
EXTERIOR VOLUME CALCULATION
Average Height (From

SF: Grade: Avg Grade): Volume
One Story Floor Area -Flat Roof 1A 165 73 12.23 2017.95

18 10 73 12.23 122.3
3D- VOLUME CALCULATION 1C 144 73 12.23 1761.12
10 96 73 12.23 1174.08
1E 30 73 12.23 366.9
1F 158 73 12.23 1932.34
1G 46 73 12.23 562.58
2 STORY PORTION 2 STORY PORTION 1 STORY PORTION
1H 198 73 12.23 2421.54
1 STORY PORTION
ROOF2 ROOF 1 ROOF 1 ROOF 1 1J 35 73 12.23 428.05
1K 464 70.5 16.51 7660.64
Two Story Floor Area - Flat Roof 2A 248 73 16.51 4094.48
28 138 70.5 16.51 2278.38
18' MAX ALLOWABLE
HEIGHT 2C 76 73 12.23 929.48
20 280 73 12.23 3424.4
2E 326 73 12.23 3986.98
2F 26 73 12.23 317.98
FINISH FLOOR
Exterior -1 (Deck)
--- Total Ext. Volume:
3A
38
195
58
68.5
68.5
5.04
5.04
982.8
292.32
34754.32 Cu. Ft.
FINISH FLOOR
AVERAGE - - - - - - " ' !
UNDERGROUND LEGEND- VOLUME CALCULATION
EXISTING GRADE
STORAGE
UNDERGROUND STORAGE 5' MAXCLG
5' MAX CLG HEIGHT HEIGHT
D ONE STORY FLOOR AREA - FLAT ROOF
TWO STORY FLOOR AREA- FLAT ROOF
ARCH
I
@ VOLUME CALCULATION PLAN
3/32"- 1'-0"
ADJACENT HOUSE
Issue Set/ R
No.
1 PLANN"
2 DESIGN
COM MEl
3 DESIGN
COMME
-
North
\
\
---:..
WHI
RE
SCEI\
OFO
\ CARM
\
'~-
\
\_
______,
-
Date
Drawn by
SCale
-
Sheet numb<
@ SITE- BIRO'S EYE- EXISTING @ SITE - BIRO'S EYE- PROPOSED CD SITE PLAN- EXISTING I PROPOSED 35
1116" = 1'-0"
J
LEGEND SHEET NOTES
GRADING, DRAINAGE AND UTI LIES - SCD
PROPOSED CONTOURS 2. SLOPES SHOWN FOR REFERENCE. SEE CIVILS FOR GRADING
AND DRAINAGE
EXISTING CONTOURS CONTOURS SHOWN@ 1'-0" INTERVAL
TREE - EXISTING
TREE - TO BE REMOVED
- TO BE DEMOLISHED
APPROXIMATE HOUSE LOCATION
FI
IHIS .ARt.A UNL>t.R lk'tt C.A.NOP'I'
DETERMIIJED FROM A.ERIAL IMAGER\
I:..AVI:.
/8.9'
ARC H
91'4 COM
. - - - - - - - - - (E) DECKS, PATHS, PATIO, PAL'
DRIVEWAY, WALLS, FENCES &
STEPS TO BE DEMOLISHED
1,834 SF
(E) GARAGE TO BE DEMOLISHED - -- ,

338SF
N 90" 00' 00" E

2oo.oo LOT 5
LOT
O WI:.. A IHt.RVANI:.
ON Mr. IAL PULl
r - - - - - 3'slo'EsosAcK- - -
I
I Issue Set/ R
I No.
I
~RIJSH
SCENIC 1 PLANNir
2 DESIGN
I
I
ROAD COMMEI
3 DESIGN
COMMEI
I
North
LUW tlRJCK
WALL
UlNSl ~! ~ l ~:~ l ~~If-ALAI !..,.._=-_ tr_ .\> A'lH.t
!:RUSH
b 1"" ... 1 ~~ ..
d - tQ(J" t.!o,i I~LI DAIUM)
LOT 6
WHI
RE
L---------~~~---------- POLl:.
SCEt-.
OFO
N so oo oo" w PROPERTYLINE WEST 200 CARM
200.00'
Date
(E) MAIN HOUSE TO BE DEMOLISHED
HOUSE Drawn by
1,891 SF
Scale
(E) DECKS, PATHS, PATIO, DRIVEWAY,
WALLS & STEPS TO BE DEMOLISHED
1,834SF
SIT I
REM!
SITE PLAN- EXISTING

(E) LANDSCAPE WALL TO _ _ _ _ _ ___/
REMAIN
-
Sheet numb<
118" = 1'-0" 36
0' 4' 8' 16'
J
FLOOR AREA & SITE COVERAGE DIAGRAM PROJECT SUMMARY KEYNOTES SHEET NOTES
LIGHTWELL-1 PROJECT SUMMARY [D (E) BUILDING FOOTPRINT FOR DATA TABLE. PROPOSED CUT /FILL. GRADING VOLUMES
STE~~~~A~-~~~~~~---=--=-~c=========================r--------------- PROJECT DATA
Name Al lowed Exis~ng Proposed [] (N)GARAGE
& CONSTRUCTION STAGING AREA- SCD
LOT AREA: 11,000 SF (0.25 ACRE) BASE FLOOR AREA (SF) 3450 2229 3450 2. SLOPES SHOWN FOR REFERENCE, FOR GRADING AND
[]
PARKI~~-- ~
ZONING: R-1-BR (N) RESIDENCE DRAINAGE - SCD
SITE COVERAGE (22% OF BASE 759 1834 740
----lJJ (2) A.P.N.:
OWNER:
010-312-010
VENKY HARINARAYAN & SUDHA NEELAKANTAN
FLOOR AREA) (SF) ~ [] (N) DRIVEWAY- CHIP SEAL 3. CONTOURS SHOWN @ 1'-0" INTERVAL
I
L-----nr- --- J
(STACKED) DEVELOPMENT FOOTPRINT (SF) 4063 3196) A
i [[]
:---
220 + 200 SF ARCHITECT FIELD ARCHITECTURE '-' 'L3-'o. (N) CONCRETE RETAINING WALL, LAMP BLACK- SCD
SXL ENGINEER: STRANDBERG ENGINEERS FRONT SETBACK (FT) J15 15 16.5
\ \ CIVIL ENGINEER: BENJAMIN I ASSOCIATES SIDE SETBACK (25% OF LOT 13.75 3 13.75 ~ (N) LANDSCAPE FENCE (GRAPE-STAKE) -WOOD
\
\
\ ~ WIDTH) (FT)
REAR SETBACK (FT) J15 112 116
[] (N) ENTRY GATE
FLOOR AREA [] (E) SAND PATH

\ -~PAVERS
'--~-------- -~TAL: 260 SF ~
2ND STORY (N) PLANTING- SLO
ALLOWED TOTAL: 3,450 Sf
\ 2036 SF
\ \ PROPOSED TOTAL: 3,450 SF ~ (N) TERRACED PLANTER
DECK&
STAIRS
\
\_
=I
_j
--[-L_
-- ___ r I
2ND STORY
1ST STORY
(2) PARKING (STACKED)
2036SF~
'994 SF
420 SF
~
[!!]
@]
@]
(N) LIGHT WELL
(N) STONE PAVERS
(N) TRASH & RECYCLING ENCLOSURE

LEGEND
310SF PAVERS LIGHT WELL-2

100SF []] (N) DECK- STONE I TILE
SITE COVERAGE
[j] (N) LANDSCAPING- SLD
ALLOWED TOTAL: 759SF PROPOSED CONTOURS
~MA IN FLOOR ~ (N) TRENCH DRAIN - SCD
=~~ ~~~~~C- = -~C~ r l~------,,-'-----,- :~::CLG

PROPOSED TOTAL: 740SF
@] (E) LANDSCAPE WALL EXISTING CONTOURS
5'MAX CLG -
HEIGHT
~- ~ '__: T 'I HEIGHT SPACES
LIGHT WELL 1
LIGHTWELL2
DECK
PAVERS
70SF~
100SF
310SF
260SF
~ STORAGE CAR LIFT SOOOLB BY EAGLE EQU IPMENT OR SIM.
& TREE- EXISTING
';- - - 1ST STORY '-1

. j ~" f.- -- ~ SCOPE OF WORK
DEMOLITION AND REMOVAL OF EXISTING
TREE - TO BE REMOVED
STRUCTURE ON THE CURRENT BEACH

PARCEL
I CONSTRUCTION OF NEW RESIDENCE.
L ,-J- I
HARDSCAPE & LANDSCAPE IMPROVEMENTS
L. _______ - ~ - - - -- ------- --------------- ---------- J

L__ ADJACENT HOUSE
FI
ARCH
974 CO).'
PAL
112'-6'' 67'- 5 1/4" 20'- 0 3/4"

9'-7112" 17'-03/4" 50' -4 112" 3'- 0"
N 90' 00' OO"E

PROPERTY LINE
200.00'
20'-1"
Issue Set/R
[] No.
15% SLOPE PLAN Nil
DESIGN
COM ME
3 DESIGN
COM ME
I
I
I
I
I
I
I
~I
I
I
8 ,...J
I
"'"' I North
____ _.:[] I
(E) ACACIA
BUSHES
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RE
L------- _:: =~.:~:~~~=~-: =~- =:--:= ~ ==--- PROPERTY LINE

- ---- -- __
.
..;-
'- ~.. 5
--- - - SCE~
OFO
CARM
-
200.00'
17'-10 1/4"
Date
_j
(E) WALL ON ADJACENT Drawn by
PROPERTY
r_ Scale
I ADJACENT HOUSE Sl
I
Sheet numb
SITE PLAN
1/8" =1'-0" 37
0' 4' 8' 16'
)
SHEET NOTES KEY NOTES LEGEND
[1J 2ND FLOOR BOUNDARY
[) RAMMED EARTH OR RAMMED EARTH STYLE CONCRETE WALL ABOVE

n
@J TERRACED PLANTER
5'MAXCLG
[j SKYLIGHT ABOVE HEIGHT SPACES
[j STORAGE CLST. 5'-0'' MAX CLG HEIGHT
@] SLEEPING NICHE 5'-0'' MAX CLG HEIGHT
[] MURPHY WALL BED
E
0
33'- 7 7/8" 17'-6314" ~'-11114~ &
~ -.~1l~1'_-s_oi'-"-----------------,:-------,-:---"~3"""9J._""-"""11"""""/B'::...'- - - - - - - - - - - - - -----+-
F
1\ I I
1\ I I I
G I f ~ I I I
I ~ ~
02
I I I
PROPERTY LINE
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --3~S:ESETB:C~ - - - - - - - - - - - - - - ~----
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Issue Set/ R
No.
1 PLANNit
\
2 DESIGN
'
\
\
~
"'
3
COMMEI
DESIGN
COM ME
\\ "'
~
I
'
\
\ L 6' -6" ... - .IJ2].:. ., - 7'-T ...
-~ 12'J9"i
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UP >--t--
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1,
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~I
GAMERM
\
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\
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[]
,- t CLG 4'-11" []
~ I I I I ~\-+--+---+-----" , i, "'
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\ ----
\ UNDER STAIR
STORAGE
! - --- 1 -
CLG 4'-11"
\
-~ ! ! l
\ ! 1 ..
\
m WHI
RE
SCEI\
OFO
- - - - - - - - - - - - - - - - - - ~ - - - - - - - - - - - - - I- - - - - - - - - - - - - 27'- 9 516'~ - - - - - - - - - - - - - - - - -13' -10 3/4"- - - - - - - - - - - - - - - - - - - - - --l CARM
- -- ---- ---- ---- --- -.- ---------- ---- -------- -- -- ---- ---------- -~~---- ---- ---- ---- --3~S:E:~C~ ---- ---------- ~ ----- J -
Date
Drawn by
PROPERTY LINE Scale
FLO
FIR:
CD FLOOR PLAN- FIRST FLOOR SheetnumbE

114" = 1'-0"
38
)
SHEET NOTES KEYNOTES
EJ SKYLIGHT ABOVE ["] LIGHTWELL @] (N) GROUND COVER- SHREDDED BARK. WOOD CHIPS OR SIM.
[J RAMMED EARTH OR RAMMED EARTH STYLE CONCRETE WALL [_ill HOSE 8188 ~ (N) TRENCH DRAIN- SCD
@] KITCHEN I DINING STEPS- (2) 6" RISERS, 14" TREADS [j] (N) PLANTING SLD ~ PATIO I WAUWVAYS- STONE
[) WOOD DECK STEPS- (4) 4" RISERS, 16" TREADS [_gJ ENTRY STONE PAVER STEPS (4) 4" RISERS ~ (E) LANDSCAPE WALL
[) ROOF ABOVE @J (N) DRIVEWAY- CHIP SEAL
[) TERRACED PLANTER BELOW [j] (N) CONCRETE RETAINING WALL, LAMP BLACK- SCD
[] DECK- STONE [j] (N) LANDSCAPE FENCE (GRAPE-STAKE)- SLATIED WOOD
[] OUTDOOR SHOWER ~ (N) ENTRY GATE
55' - 1 314"
51' -25/8" ~.,,.~ 20'-1 314"
-------------------------~
------------~--------------------- ~-i-+--------------:--------f...-1---'lo-
DRIVEWAY
@I
15%SLOPE
FI
ARCH
9nCOM
P\L:
\
\
\
\
\\
LIVING
m \\ \\
[]--\-\
\ \
\~\
\\\ CLOF SXL

Issue Set/ R
No.
735f'll. \ 1 PLANNI~
['\~--)\;:
2 DESIGN
COM MEl
---cv ; 3 DESIGN
COM ME
DINING
\, I
'
\\
I
ITJ \ i
\)
--o.CTCJ
\l
'\\\
I
4'-7"
\I North
COURTYARD
_[] _____ J
[] WHI
OTB ~
RE
"' SCEN
------------------------1 ....
OFOI
CARM
3' SIDE SETBACK
"' -
Date
Drawn by
PROPERTY LINE SCale
(E) WALL ADJACENT PROPERTY

FLO
SECC
\ \
Sheet numbE
\ CD FLOOR PLAN - SECOND FLOOR 39

1/4"= 1'-0"
J
SHEET NOTES KEY NOTES
[] LIGHT GRAY MEMBRANE ROOF
[) SKYLIGHT
@] LOW PROFILE PHOTOVOLTAIC PANELS. 5% MAX. ANGLE
54'-7718"
33' -7 ?Iff' 17'-6 314"
l
-----------,
PROPERTY LINE
(0- -
\
2
FI
ARCH
1o
-;:,
Issue Sell R
No.
1 PLANNII
2 DESIGN
COM ME
3 DESIGN
COM ME
North
WHI
RE
26'- 10" SCE~
OFO
CARM
PROPERTY LINE
-
Date
Drawn by
Scale
14'-51/4"
RC
14'- 6112" 17' -6 3/4"
ROOF PLAN 40
-
Sheet numb<
1/4" = 1'-0"
J
Lighting Fixture Schedule
33' -7 3/4" 17'-6 314"

Description Model Type Comments
~
High-Efficacy Ceiling Recessed @ Bath & Exterior Dimmable LED w/ daylight
sensor photocell
High-Efficacy Wall Sconce@ Bath & Exterior Dimmable LED w/ daylight
\'8 .9"
\
sensor photocell
~ []
I I
\ ID
\
--~
LEGEND
II
LED
ADJUSTABLE DOWNUGHT
ROOFDECK - LED SOLUTIONS
-
ABOVE
RETAINING WAll. - - - - - -
ABOVE
..f.-:JVt;~~\IIJ;.J,.,....~,Ii\!\.IWII'J'f.01!\>...,~ lf't,~f:l't:
0('ffi"'-'U~r>;:...t:e~~~:~t<~QSlll:~(}f:t4rBl\IM
'-(,O:IJ!IQ:,IU,~I~'(l!)ll,lll>\,1' U'!I~Hl'~<I'O.tvOl....;~.~ ...... ~
'-'.1>"'11:/Uil'>hA'il'o;)lloll-1:. !ll'fN .:.ro:.t'.'Ni\I..Nl.JVI,~Miil :y~I.':'W'i KEYNOTES

:OI<f)f.)L~.;;.,oAf''"'.-,'-IIC.i.t..CIIJG~'"-o-~'"-"tt:.M!~~~~~~~
t'CH>..,.......,.-&;"'.tll""'"I~""I....C."""'i'TA'lN!>~fi,XIIMJ
,11L'50-WM.MU.~.-.;.~WOC'WJ'IV('11 "-.:!OetV'K>Offt.'h' [iJ PTD GYPSUM CEILING

.O.Uu.r..f;."'"!A~<nl.lllvl>tLLS.~4.-'rt_&_IIJ'.V:~,.~:>.N'I'
[) CONCEALED ROLLER SHADES (SHEER FABRIC 35% OPACITY)
:ll!olt!ot!'.,.ll:i!:;r-.c:a,a;.Cof'?Ml~T..._t.On'SII't\:f'f:J'ISTO [] FINISHED CONCRETE

1-..;('o(Y.ETI<f'!)'T.'.."'!".FTI>f'~-I<A.<.IJI'~T ...31!'!,...<~jT ' fo'lr:~H~"H~IItiPrr.Oifte'"'OV)l~M.-"'>;:t.tS
~::;"c'..i.aT11f~n.2.S"d'..,-wdu '11h~WI~.~I>')O"<'J
li]
F
<!iJAL 'f'\N'.x,..ll CJ~OI:ANI.Wf."Ct T>ftJt;A'ft:l'\.t"-."'OI'..)I'tlO ROOF SOFFIT
lt''~l'f'''''lo:_,.,.ll"c"';"'~'*'";u.,rrlll.4<:o:f'()I"''TN1f:'>"!!'flt'~
[) SKYLIGHT
l~i-'."1".1)1,\UA,Cbii/ ...... ('1\fiG<'~'lO("l:-.~~(JWI"-t>

[) RANGE HOOD W/1 00 CFM MIN VENTILATION AIRFLOW
;~A-<)$.,:1-"IlJ1.1:.s\'IOI'I"'~lff11fJC>:oJ.l~IINi.\ ARCH
[) LANDSCAPE TERRACES
r ..."''l'..:ria<~..,.;.o~.q....~~mhco\K<1'9"'~~t-'"lk~.mta:
ttN'Wltr-.l<r~~,U;.IJ.!t.Wto:<:Au.O~t.-u..r~!t.::'u~
t:cr
..... II:I'Q5t;.(;::Ytl.~........X~~~;<,iltfTN.OI',IOTl"ft
~'1C'jb-.ctarye.K~;.c>.Pr>:o~$1C?".(I~t:;,trm',f?rcJP':O
c-~"n.ntf'"lm't:<j'l'llC)~dc ShipJ.;.or>~ ....~,~ww:1r
[j LIGH TWELL, OPEN TO ABOVE (OTA)
"'o---Jt~nw.ICI'I..,.d~dn:801'a"t
@1ST STORY ".-\C"~';~,.":.,...~, .... rt'~J'I,H{Voili(.;:;.t"
2
3/16"- 1'-0" ~<;flf"'oli+."'\:Wvl'i'"~:tlllof";>Ar.l:l-Mli"-.t;!lf("''lll
;,.,.~ ...... Ill ~~-"f.,;~"~.~,.,.:o:!)""'i roco.s

:;::'~;~.;~~~"'~~-::J.r.~~ ,._,g,,d m~l!'r't!l c!w~~
~srM9'olol 1 ut~wobiiJ60(r>Q111::-!jrrb-,....,.
~>::.-4;.1'<rOov/('1'!>1':'lt
33'- 7 3/4" 17'-6 3/4"

~"~ I
ELEMENT
~.. , " ! .o :J''f .. '',
I KEYNOTES
Issue Set/R
-
No.
@ SMOKE DETECTOR
1 PLANNir
IProduct data sheet Walllurnioalre IP64~10~

I COMBINATION CARBON MONOXIDE DETECTOR
DROPPED CEILING
2 DESIGN
COM MEl
3 DESIGN
-
~~U'f~~'5)11'Y~tucm~
==~~rQ
CONCEALED ROLLER SHADE I CURTAIN ON TRACK
COM ME
--
fMUUdl.E0111:~~d.t11011'!1 11!1 EXHAUST FAN- SMD
\ =~~w:_~~~
~-::..._.,.....,.n~~ .... ~
ZEHNDER SUPPLY MANIFOLD- SMD
Saftlt";~*'~'AM-iua:
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CD 2ND STORY ENTRANCE 41
3/16" = 1'-0"
J
SHEET NOTES KEYNOTES
[D SKYLIGHT ID CONCRETE LANDSCAPE WALL, LAMP BLACK
[] RIDGE HEIGHT OF (E) HOUSE [] (N) LANDSCAPE FENCE (GRAPE-STAKE) WOOD
[] EXT. SIDING RECLAIMED TEAK OR WESTERN [[] RAMMED EARTH WALL

REO CEDAR, ANTIQUE FINISH
ITQ] GLASS GUARD RAIL
[] CLEAR ANODIZED ALUMINUM FRAME DOORS &
WINDOWS [I!] (E) LANDSCAPE WALL
@] METAL FASCIA @) LOW PROFILE PHOTOVOLTAIC PANELS, 5% MAX. ANGLE
[] WINDOW WELL WITH GUARD RAIL
~
;...
1o
"" ~
~
OUTLINE OF EXISTING STRUCTURE - - - - - - - '
EXISTING GRADE - - - - - - "
PROPOSED GRADE _ _ ____/
ARCH
CD ELEVATION EAST- SCENIC ROAD
1/8" =1'-0"
Issue Set/ R
No.
1 PLANNir
2 DESIGN
COM MEl
3 DESIGN
COM ME
North
WHI
RE
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-
Date
Drawn by
Scale
EU
-
Sheet numb<
42
[] SKYUGHT ID CONCRETE LANDSCAPE W/lil, LAMP BLACK
[] RIDGE HEIGHT OF (E) HOUSE [] (N) LANDSCAPE FENCE (GRAPE-STAKE)- WOOD
[] EXT. SIDING RECLAIMED TEAK OR WESTERN [] RAMMED EARTH WALL

RED CEDAR. ANTIQUE FINISH
13] GLASS GUARD RAIL
8J CLEAR ANODIZED ALUMINUM FRAME DOORS &
WINDOWS [IiJ (E) LANDSCAPE WALL
@] METAL FASCIA @] LOW PROFILE PHOTOVOLTAIC PANELS, 5% MAX. ANGLE
[] WINDOW WEUL WITH GUARD RAIL
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I 1 II 2ND STORY ENTRANCE 1/C\
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ROOF 2 AVERAGE GRADE ~
FI
OUTLINE OF EXISTING STRUCTURE - - - - - - -
ARCH
CD ELEVATION WEST - CARMEL BEACH :::.rt; C O M
1/8" = 1'-0"
PAL
Issue Set I R
No.
1 PLANNII
2 DESIGN
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3 DESIG~
COMME
North
WHI
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-
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Sheet numb
43
OJ SKYLIGHT II] CONCRETE LANDSCAPE WALL, LAMP BLACK
[) RIDGE HEIGHT OF (E) HOUSE [[j (N) LANDSCAPE FENCE (GRAPE-STAKE)- WOOD
li] EXT. SIDING RECLAIMED TEAK OR WESTERN [j RAMMED EARTH WALL

RED CEDAR, ANTIQUE FINISH
[ill GLASS GUARD RAIL
II] ~=:sODIZED ALUMINUM FRAME DOORS &
[!:!) (E) LANDSCAPE WALL
~ METAL FASCIA ~ LOW PROFILE PHOTOVOLTAlC PANELS, 5% MAX. ANGLE
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ARCH
97-1 em.
1ST STORY.-, p_A:_
ROOF 1 AVERAGE GRADE ROOF 2 AVERAGE GRADE - - - - - '
-62'-81f2"'JI'
OUTLINE OF EXISTING STRUCTURE
PROPOSED GRADE (NO CHANGE)
ELEVATION- NORTH
1/8" = 1'-0"
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ELE
EXISTING GRADE
-
' - - - - - PROPOSED GRADE
Sheet numb~
44
ELEVATION SOUTH
1/8" = 1'-0"
SHEET NOTES KEYNOTE S
GJ RAMMED EARTH OR RAMMED EARTH STYLE CONCRETE WALL ABOVE @] MURPHY WALL BED
[J SKYLIGHT [] (N) LANDSCAPE FENCE (GRAPE-STAKE) - SLATIED WOOD
[] LIGHTWELL @] (E) LANDSCAPE WALL
@] TERRACED PLANTER [J HRV EQUIPMENT BY ZEHNDER OR SIM.
[] STORAGE CLST. 5'-0'' MAX CLG HEIGHT ITQj LOW PROFILE PHOTOVOLTAIC PANELS, 5% MAX. ANGLE
cr
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PER PLAN
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PER PLAN
- - - - -
' - -
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-
T.O. ROOF 2 .-,
87'-0112"'-' ~
T.O. ROOF 16\

65 -21/2"\J'
2ND STORY ENTRANCE 6 \

---- 14"-ljlf['l
- --- -- LAUNDRY
[Jl] GAMERM
[ill
STORAGE
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CLG 4'-11"
FI
AR CH
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T PER PLAN
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Issue
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I I
r+-- RIDGE HEIGHT OF (E) HOUSE
2
3
DESIGN
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COMME
T.O.ROOF2.-,
- - - 87-01!2''-'~
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85'-21!2"'-'
North
(E) WALL ON
ADJACENT
PROPERTY
PROPOSED GRADE
EXISTING GRADE
WH
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82 -61f2"'J'
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Sheet numb,
CROSS SECTION- MAIN

1/4"-1'-0"
)
Window Schedule
Mark Location Size Operation Glass Frame Finish Manufacturer Notes
1 GARAGE See Pictorial Schedule FIXED TEMP.IGU Anodized Aluminum Blomberg

2 BEDRM 2 See Pictorial Schedule FIXED TEMP.IGU Anodized Aluminum Blomberg
3 KITCHEN See Pictorial Schedule FIXED TEMP.IGU Anodized Aluminum Blomberg
4 BREAKFAST NOOK See Pictorial Schedule FIXED TEMP.IGU Anodized Aluminum Blomberg
5 DINING See Pictorial Schedule FIXED TEMP.IGU Anodized Aluminum Blomberg
6 DINING See Pictorial Schedule FIXED TEMP.IGU Anodized Aluminum Blomberg
7 LIVING See Pictorial Schedule FIXED TEMP.IGU Anodized Aluminum Blomberg
10 M. BEDRM See Pictorial Schedule FIXED TEMP.IGU Anodized Aluminum Blomberg
11 M. BEDRM See Pictorial Schedule FIXED TEMP.IGU Anodized Aluminum Blomberg
12 M.BATH See Pictorial Schedule CASEMENT TEMP.IGU Anodized Aluminum Blomberg
13 GARAGE See Pictorial Schedule FIXED TEMP.IGU Anodized Aluminum Blomberg
14 BEDRM4 See Pictorial Schedule FIXED TEMP.IGU Anodized Aluminum Blomberg
15 GAME RM See Pictorial Schedule CASEMENT TEMP.IGU Anodized Aluminum Blomberg
NOTE: OVERALL DIMENSIONS FROM INTERIOR FINISH "'NET INTERIOR ID", O.O.N
ALL SLIDING WINDOWS AND HOPPERS TO HAVE SCREENS.
SAFETY GLAZING TO BE PROVIDED PER CRC R308.4
13' -11 3/4"

l
II

iTI FI
ARCH
@ SKYLIGHT WINDOW 16
1/4" -1'-0"
-
9'. 8 1/4"
01 +-
6' 10 1/4"
1
5'-10 1/4" 3' -0" 2' -111/2"
t t t ~
1
I
2'-10"
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9'-81/2"
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~ 2 OESIGN
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3 DESIGN
I COMME
='- '=====-+
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NOTE: GLAZING TO BE PRIVACY GLASS
@ WINDOW15 @ WINDOW14 (!})

11 WINDOW13 @ WINDOW12 @ WINDOW11 @ WINDOW10 (!) WINDOW9 @WINDOW S
-
13 12 10 9 8 7 6
114"=1'-0" 1/4" = 1'-0" 1/4" = 1'-0" 1/4" = 1'-0" 1/4" = 1'-0" 1/4"= 1'-0" 1/4"= 1'-0" 1/4" = 1'-0"
North
19'. 3 3/4"
t
33'. 5 3/4"
2' -5" 27'. 7" .11- 3'-2" t 4'. 7 3/4" 7'-41/4" 7'- 3 3/4"
t
4' -11/2" 3'-41/4"
t f 412 1/4"
I L 3' -2" l 131/2''f; 3'-0" \ 3'. 0'' \ 2'-4"
11
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@)
5
WINDOW6&7
1/4" = 1'-0"
@)WINDOWS
4
1/4" -1'-0"
@
3 WINDOW4
1/4" = 1'-0"
@
2 WINDOW2 &3
1/4" - 1'-0"
CD1 WINDOW1
1/4"= 1'-0" 46
-
SheetnumbE
J
Door Schedule
Location 2 Operation Manufacturer Comments
1 Exterior KITCHEN PIVOT LA CANTINA OR SIM. 9' -11 3/16" 2'- 10 31/32" SEE PICTORIAL SCHEDULE
2 Exterior BREAKFAST NOOK SLIDINGXXO LA CANTINA 9'- 8 3/4" 10'-111/16" SEE PICTORIAL SCHEDULE
4 Exterior LIVING SLIDING XXX SKYFRAME 13'-1" 27' -7" SEE PICTORIAL SCHEDULE
5 Exterior MUDRM SWING LA CANTINA OR SIM. 8'-0" 3' -0" SEE PICTORIAL SCHEDULE
6 Interior PWDR SLIDING POCKET 8'- 0" 2' -8"
7 Interior M. BEDRM SWING 9'- 6" 2' -10"
8 Interior M. BATHRM SWING 8'- 0" 2'- 8"
8-1 Interior BATHRM SLIDING POCKET 7'- 10 1/2" 2'- 8"
8-2 Interior M.BATHRM SWING 8'- 0" 2'-4"
9 Interior BEDRM2 SWING 9' -6" 2'-10"
9-1 Interior BEDRM2 BI-PASS 8' -0" 6'- 6"
10 Interior BATHRM SLIDING POCKET 7'- 10 1/2" 2'- 8"
11-1 Interior GARAGE BIFOLD SCHWEISS OR SIM. 8'- 0 3/4" 9' -4 3/4"
11-2 Interior GARAGE SWING 9' -11 3/16" 2'- 3 3/16"
12 Interior LAUNDRY SWING 8'- 0" 2'- 8"
12-2 Interior LAUNDRY SWING 6'- 8" 2' -4"
12-3 Interior LAUNDRY BI-PASS 4'-11" 6' -9"
12-4 Interior PWDR SWING 6'- 8" 2'-2"
14 Interior BATHRM SWING 8'-0" 2'-8"
15 Interior BEDRM4 SWING 8'-0" 2'-10"
15-1 Exterior BEDRM4 SLIDINGXO LA CANTINA OR SIM. 10'-8" 9'-10" SEE PICTORIAL SCHEDULE
16 Interior BEDRM3 SWING B'-0" 2'-10"
16-1 Exterior BEDRM3 SLIDINGXO LA CANTINA OR SIM. 10'-8" 9'- 2" SEE PICTORIAL SCHEDULE
16-3 Interior LAUNDRY SWING 4'-11" 2'-4"
17 Interior BATHRM SWING B'-0" 2'- B"
18 Interior GAMERM BI-PASS 8'-0" 5'-6"
26 Interior GAMERM SWING 4'-11" 2'-8"
27 Exterior STORAGE SWING 4'-11" 3' -0" SEE PICTORIAL SCHEDULE
27-1 Exterior STORAGE SWING 4'-11" 3' -0" SEE PICTORIAL SCHEDULE
G Exterior COURTYARD SWING 5'-10" 3' -0" COURYARD GATE
ARCH
9'- 2" 9' -10"

EQ EQ EQ EQ
t~
6'-0"
I]
Issue Set/ R
3'-0" 3'-0"
\ No.
1 1 PLANNI~
2 DESIGN
I
I \
\
0E) "'~ @ "'~ 3
COM MEl
DESIGN
COM ME
''
~ @)~
@DOOR 27 & 27-1 CD7 DOOR16 @DOOR

6 16-1
1/4" = 1'-0" 1/4"- 1'-0" 1/4"-1'-0"
North
27'-7"
2'-5" EQ EQ EQ 3'-2"
I Tl II
" - --- I 10' 1 314"
EQ EQ EQ
I
9'-3114" WHI
I
RE
I SCEN
I
;... OFO~
CARMI
~
:m ~
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CD
- - -
Date
Drawn by
J
Scale
' \
~~--
--
sc
@ GARAGE DOOR 11-1
1/4" = 1'-0"
@)
4 DOOR4
1/4" = 1'-0"
@
3 DOOR5
1/4" = 1'-0" @
2 DOOR2
=
1/4" 1'-0"
CD1 DOOR 1
1/4"= 1'-0"
47
-
Sheet numbe
J
GENERAL NOTES: CONCRETE {SITE WORK): LEGEND & ABBREVIATIONS: BENCHMARK:
1. lHESE PLANS REPRESENT lHE OVERALL ON-SITE IMPROVEt.tENTS REQUIRED FOR PROJECT CONSTRUCTION. lHE CONTRACTOR SHAll 1. CONCRETE SHALL HAVE A MINit.lUt.l ULTIMATE COMPRESSIVE STRENGlH OF 3000 PSI AT 28 DAYS, UNLESS OlHERWISE NOTED.
FURNISH, INSTALL, lEST AND COMPLETE ALL WORK TO THE SATISFACTION OF THE ENGINEER AND OWNER IN ACCORDANCE WITH - - - - PROPERTY UNE ELEVATIONS SHOWN ARE BASED ON THE NORTH AMERICAN VERTICAL
lHE CONlRACT DOCUMENTS. THE CONlRACTOR SHALL BE SOLRY RESPONSIBLE FOR MEANS AND MElHODS OF CONSTRUCTION; AS 2. ALL EQUIPMENT FOR MIXING AND TRANSPORTING CONCRETE SHAl.l BE CLEAN. DATUM OF 1988 (NAVD8B). PROJECT BENCHMARK IS A SET MAG. NAIL
--65---- CONTOUR &: STAINLESS STEEL WASHER STAMPED "CENTRAL COAST SURVEYORS"
SUCH, THESE PLANS DO NOT COMPLETELY REPRESENT, NOR ARE lHEY INTENDED TO REPRESENT. ALL SPECIFIC INSTRUCTIONS 3. FORMS SHOULD BE PROPERLY COATED WITH CONCRETE FORM RELEASE AGENT.
REQUIRED FOR OFF-SITE CONSTRUCTION. lHE CONTRACTOR SHALL BE RESPONSIBLE TO CONSTRUCT ALL IMPROVEMENTS DEPICTED WALL ELEVATION = 76.00 FEET {NAVIl88)
ON lHESE PLANS IN ACCORDANCE WITH ALL APPLICABLE RULES, REGULATIONS AND LAWS IN EFFECT AT lHE TIME OF 4. ALL LAITANCE AND OlHER UNSOUND MATERIAL SHALL BE REMOVED BEFORE ADDmONAL CONCRETE IS PLACED AGAINST HAIRDENED
CONCRETE.
CONSTRUCTION.
5. CONCRETING SHALL BE CARRIED ON AT SUCH RATE THAT CONCRETE IS AT All TIMES PLASTIC AND FLOWS READILY INTO SPACES
r62.7 SPOT GRADE
GEOTECHNICAL REPORT:
2. lHE CONTRACTOR SHALL ACCEPT lHE SITE AS IS. THE CONTRACTOR SHALL ASSESS CONDmONS, AND THE KIND, QUALITY AND AD AREA DRAIN ALL WORK TO COMPLY WITH lHE RECOMMENDATIONS IN THE
QUANTITY OF WORK REQUIRED. lHE OWNER MAKES NO GUARANTEE IN REGARD TO lHE ACCURACY OF ANY AVAILABLE INFORMATION BETWEEN REINFORCEMENT.
co ClfANOUT GEOTECHNICAL INVESTIGATION.
WHICH WAS OBTAINED DURING INVESTIGATIONS. THE CONTRACTOR SHAll MAKE A lHOROUGH SITE INSPECTION IN ORDER TO FIELD 6. CONCRETE THAT HAS PARTIALLY HAIRDENED OR BEEN CONTAMIIi'.TED BY FOREIGN MATERIALS SHAll NOT BE DEPOSITED IN lHE
CHECK EXISTING SITE CONDmONS, CORRELATE CONDmONS WITH lHE DRAWINGS AND RESOLVE ANY POSSIBLE CONSTRUCTION STRUCTURE.
CONFUCTS WITH THE OWNER AND ENGINEER PRIOR TO COMMENCEMENT OF WORK. THE CONlRACTOR SHALL MAKE ADDmONAL Dl DRAIN INLET
TOPOGRAPHIC SURVEYS HE DEEMS NECESSARY, PROVIDED lHEY ARE COORDIIi'.TED WITH THE OWNER. ANY CONDmONS DETERMINED 7. CONCRETE NORMAL WEIGH READY MIX CONFORMING TO CBC STANDAIRD 6-13-8 DEVELOPING COMPRESSIVE STRENGTH AT 28 DS DOWNSPOUT
BY lHE CONTRACTOR lHAT DIFFER FROM THE INFORMATION SHOWN ON lHE DRAWINGS lHAT ARE NOT BROUGHT TO THE ATTENllON DAYS.
OF lHE OWNER AND ENGINEER PRIOR TO lHE START OF WORK SHALL NOT BE CONSIDERED GROUNDS FOR ADDITlONAL PAYMENT (E) EXISTING
8. All CONCRETE SHALL BE MIXED, FORMED AND PLACED ACCORDING TO THE A.C.I. CODE AND 2010 CBC.
OR CHANGES TO lHE CONTRACT DURATION, OR ANY OTHER CLAIMS AGAINST THE OWNER OR OWNER'S ENGINEER. FFE FINISHED FLOOR ELEVATION
9. CEMENT FOR CONCRETE SHALL BE A STANDARD BRAND "PORTLAND CEMENT," MEETING THE REQUIREMENTS OF ASTM C150.
3. lHE CONTRACTOR SHALL, WHEN THEY DEEM NECESSARY, PROVIDE WRITTEN REQUESTS FOR INFORMATION (RFI) TO THE OWNER AND FG FINISHED GRADE
ENGINEER PRIOR TO lHE CONSTRUCTION OF ANY SPECIFIC SITEWORK ITEM. lHE (RFI) SHALL BE IN A FORM ACCEPTABLE TO 10. AGGIREGATES FOR CONCRETE SHALL MEET lHE REQUIREI.IENTS OF ASTt.l C33.
OWNER AND ENGINEER AND SHALL ALLOW FOR A MINIMUM OF TWO WORK DAYS OR ADDmONAL REASOfiA.BLE TIME FOR A WRITTEN CD DRAIN INLET
11. CONCRETE MIX SHALL BE DESIGNED BY AN APPROVED TESTING LABORATORY OR SHALL CONFORM TO MIX DESIGN REQUIREMENTS
REPLY. RFlS SHALL BE NUMBERED CONSECUTIVELY BY DATE SUBMITTED. lHE CONlRACTOR SHALL BE SOLELY RESPONSIBLE FOR SURFACE FLOW
ESTABUSHED BY lHE 2010 CBC.
SITEWORK ITEMS CONSTRUCTED DIFFERENTLY lHAN INTENDED OR AS DEPICTED ON lHE PLANS.
12. BEFORE CONCRETE IS POURED, CHECK WITH All TRADES FOR PROPER PLACEMENT OF SlEEVES, CONDUITS, ETC. TW TOP OF WALL
4. INFORMATION RELATED TO ELEVATIONS AND PROPOSED UTIUTIES (SUCH AS GRADES, INVERT ELEVATIONS, RIM ELEVATIONS, GRATE
ELEVATIONS, BUILDING flt'.IISHED FLOOR ELEVATIONS, ETC.) MAY BE FOUND IN MORE lHAN ONE LOCATION IN lHE CONTRACT 13. ALL REINFORCING BARS, ANCHOR BOLTS AND OTHER CONCRETE INSERTS SHALL BE WELL SECURED IN POSmON PRIOR TO BW BOTTOM OF WALL
DOCUMENTS. lHE CONTRACTOR SHALL SUFFICIENTLY REVIEW ALL PLANS, PROFILES AND ANY OlHER INFORMATION IN THE PLACING CONCRETE.
CONTRACT DOCUMENTS FOR CONSISTENCY PRIOR TO CONSTRUCTION. ANY INCONSISTENCIES OR DISCREPANCIES THAT ARE FOUND @ TREE
14. CONCRETE SHALL NOT FALL MORE lHAN 1.8 M (6 FEET) (GREEN BOOK - STANDARD SPECIFICATIONS FOR PUBUC WORKS
BY lHE CONTRACTOR OR HIS ASSIGNS SHAll BE IMMEDIATELY BROUGHT TO lHE ATTENllON OF lHE OWNER AND ENGINEER IN CONTOUR
WRmNG, IN lHE FORMAT OF AN RFI PRIOR TO CONSTRUCTION. CONSTRUCTION)
TO TRENCH DRAIN
5. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH lHE PROJECT DOCUMENTS, JURISDICTION STANDAIRDS AND SPECIFICATIONS,
AND All OlHER APPUCABLE LOCAL AND STATE CODES AND ORDINANCES. THERE AIRE ADDmONAL NonES. SPECIFICATIONS AND GRADING NOTES: HP HIGH POINT
REQUIREMENTS CONTAINED lHROUGHOUT THE PLAN SET AS WELL AS REFERENCES TO SPECIFICATIONS FROI.l APPUCABLE 1. ALL WORK SHALL CONFORI.l TO RECOMMENDATIONS SPECIFIED IN THE SOIL ENGINEERING INVESTIGATION.
GOVERNING AUTHORmES AND INDUSTRY STANDARDS. IT IS lHE CONlRACTOR'S RESPONSIBIUTY TO OBTAIN, REVIEW AND ADHERE TO
A
VICINITY MAP
All lHESE ODCUMENTS. 2. THE CONlRACTOR OR ANY SUBCONTRACTOR SHALL NOTIFY UNDERGROUND SERVICE ALERT ONE CALL PROGRAM 46 HOURS IN ADVANCE
tQUANTITIES; J
NO SCALE
Of PERFORMING EXCAVATION WORK BY CALUNG THE TOLL-FREE NUMBER 800-227-2600. EXCAVATION IS DEFINED AS BEING 18 OR
6. CONSTRUCTION STAKING SHALL BE DONE BY A UCENSED LAND SURVEYOR REGISTERED IN THE STATE OF CAUFORNIA. MORE INCHES IN DEPTH BELOW lHE EXISTING GROUND. PROJECT INFORMATION:
7. REVISIONS TO lHESE PLANS t.IUST BE REVIEWED AND APPROVED IN WRmNG BY lHE CML DESIGN ENGINEER PRIOR TO 3. EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY, BETWEEN OCTOBER 15 AND APRIL 15. PROJECT li'.ME: WHITE SANDS RESIDENCE
CONSTRUCTION OF AFFECTED rTEMS. REVISIONS SHALL BE ACCURATELY SHOWN ON REVISED PLANS. ~;RADING CUT FlLL
4. ACTUAL GRADING SHAll BEGIN WITHIN 30 DAYS OF VEGETATION REI.IOVAL OR lHE AREA SHALL BE PLANTED TO CONTROL EROSION.
6. STANDARD CONSTRUCTION ACTIVmES SHALL BE UIAITED TO THE DAYS AND HOURS REGULATED BY lHE JURISDICTION. PROJECT ADDRESS: SCENIC ROAD, 9 SW FOUNDATION 740
SURFACE PLANT GROWTH ONLY AND WHICH DOES NOT EXCEED 4 INCHES IN DEPTH.
OF OCEAN AVENUE, DRIVEWAY 9
9. lHE CONTRACTOR SHALL NOTIFY UNDERGROUND SERVICE ALERT AT {600) 642-2444 AND A PRIVATE UTIUTY LOCATOR AT PRIOR 5. CONTRACTOR SHALL NOTIFY THE JURISDICTION 46 HOURS PRIOR TO lHE INTENTION TO COMMENCE WORK. CARMEL-BY-THE-SEA. CA 93923
TO lHE START OF WORK TO VERIFY lHE LOCATION OF EXISTING UNDERGROUND UTIUTIES. THE UTILmES SHOWN ON THESE PLANS SITE 65
AIRE BASED UPON RECORD INFORMATION. HOWEVER, THE CML DESIGN ENGINEER ASSUMES NO RESPONSIBIUTY FOR THEIR SIZE, 6. A COPY OF ALL FIELD REPORTS/COMPACTION TESTS, AND FINAL GRADING REPORT SHALL BE SUBMITTED TO lHE JURISDICTION AT
SCHEDULED INSPECTIONS. APN: 010-312-010 TOTAL 749 65
ACCURACY OR ACTUAL LOCATIONS.
7. CUT AND FILL SLOPES SHALL BE NO STEEPER THAN THREE HORIZONTAL TO ONE VERTICAL PER GEOTECHNICAL REPORT. SITE DISTURBANCE 0.12 AC
10. lHE CONTRACTOR SHALL RESTORE TO lHEIR PREVIOUS CONOmON OR REPLACE STRUCTURES TO REt.4AIN WHICH ARE DAMAGED DUE PURPOSE OF GRADING: NEW RESIDENCE
TO lHE CONTRACTOR'S WORK AT THEIR OWN EXPENSE. 8. THE GROUND IMMEDIATELY ADJACENT TO lHE FOUNDATION SHALL BE SLOPED AWAY FROM lHE BUILDING AT A SLOPE OF NOT LESS PRE-DEV IMPERVIOUS SURFACE AREA 0.09 AC
11. lHE CONTRACTOR SHALL ABIDE BY lHE RULES AND REGULATIONS OF lHE STATE OF CALIFORNIA CONSTRUCTION SAFETY ORDERS THAN ONE UNIT VERTICAL IN 20 UNITS HORIZONTAL (5% SLOPE) FOR A MINIMUM DISTANCE Of 10 FEET (3048 lAM) MEASURED AROliTECT: FIELD ARCHITECTURE, INC. POST-DEV IMPERVIOUS SURFACE AREA 0.085 AC
PERTAINING TO EXCAVATIONS AND TRENCHES. EXCAVATIONS SHALL BE ADEQUATELY SHORED, BRACED, AND SHEATHED SO THAT THE PERPENDICULAR TO THE FACE OF THE WAI.L IF PHYSICAL OBSTRUCTIONS OR LOT UNES PROHIBrf 10 FEET {3048 t.IM) OF HORIZONTAL 974 COMMERCIAL ST SUITE 104
EARTH 'MLL NOT SUDE OR SETTLE AND SO THAT THE EXISTING IMPROVEMENTS WILL BE FULLY PROTECTED FROM DAMAGE. DAMAGE DISTANCE A 5% SLOPE SHALL BE PROVIDED TO AN APPROVED ALTERii'.TIVE MElHOD OF DIVERTING WATER AWAY FROM lHE PALO ALTO, CA 94306
RESULTING FROM A LACK OF ADEQUATE SHORING, BRACING, AND SHEAlHING SHALL BE lHE RESPONSIBIUTY OF lHE CONTRACTOR FOUNDATION. SWALES USED FOR lHIS PURPOSE SHALL BE SLOPED A MINIMUM OF 2% WHERE LOCATED WITHIN 10 FEET (3048 lAM) 650.462.9554 CML SHEET INDEX I
AND SHALL BE REPAIRED OR RECONSTRUCTED AT THE CONTRACTORS EXPENSE.
F
OF THE BUILDING FOUNDATION. IMPERVIOUS SURFACES WITHIN 10 FEET (3048 MM) OF THE BUILDING SHALL BE SLOPED A MINIMUM
SHEET DESCRIPTION
12. TRENCHES SHALl NOT BE LEFT OPEN OVERNIGHT. CONTRACTOR SHALl BACKFILL TRENCHES, OR PLACE STEEL PLATING OR OF 2% AWAY FROM lHE BUILDING. lANDSCAPE ARCHITECT: JONI L JANECKI & ASSOCIATES
HOT-t.IIX ASPHALT AS REQUIRED TO PROTECT OPEN TRENCHES AT lHE END OF EACH WORK DAY. 515 SWIFT ST. C1DO PROJECT INFO fl NOTES
9. THE CONTRACTOR SHALL REMOVE ALL OBSTRUCTIONS, BOTH ABOVE GROUND AND UNDERGROUND AS NECESSARY FOR THE
CONSTRUCTION OF THE PROPOSED IMPROVEI.IENTS. SANTA CRUZ, CA 95060 C2DO GRADING & DRAINAGE PlAN
13. lHE CONTRACTOR SHALl PROVIDE DUST CONTROL FOR THE ENTIRE PROJECT SITE AND REt.4AIN COIAPUANT WITH THE REGIONAL 831.423.6040
WATER QUAUTY CONTROL BOARD REGULATIONS. lHE SITE SHALL BE SPRINKLED AS NECESSARY TO PREVENT DUST NUISANCE. 10. CONTRACTOR TO CONTACT GEOTECHNICAL/SOILS ENGINEER AT LEAST 5 DAYS PRIOR TO COMMENCEMENT OF GRADING WORK, OR AS C300 EROSION fl SEDIMENT CONTROL / GPADING & OPERATION PLAN AR(
14. UPON SATISFACTORY COMPLETION OF THE WORK, THE WORK SITE SHALL BE CLEANED UP AND LEFT WITH A SMOOTH AND NEATLY DIRECTED BY lHE GEOTECHNICAL ENGINEER/SOILS ENGINEER.
974(
GRADED SURFACE FREE OF CONSTRUCTION DEBRIS OF ANY li'.TURE BY lHE CONTRACTOR TO THE SATISFACTION OF THE OWNER. GEOTECHNICAL ENGINEER: SOILS SURVEYS, INC
11. CONTRACTOR SHAll SUPPLY ALL EQUIPMENT, LABOR AND MATERIALS NECESSAIRY TO PERFORM lHE WORK SHOWN ON THIS PLAN.
15. lHE CONTRACTOR SHALL POST ON SITE EMERGENCY TELEPHONE NUMBERS FOR JURISDICTION ENGINEER, AMBULANCE, POUCE, FIRE 103 CHURCH STREET
12. CONTRACTOR SHAll VERIFY ALL DIMENSIONS AND COI'lamONS ON lHE JOB, AND SHALL NOTIFY lHE ENGINEER OF ANY VARIATIOr-.1 FROI.l SALINAS, CA 93901
DEPARTMENTS, AND lHOSE AGENCIES RESPONSIBLE FOR t.4AINTENANCE OF UTILmES IN THE VICINITY OF THE JOB SITE.
THE DIMENSIONS AND CONOmONS SHOWN. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. 831.757.2172
16. lHE CONTRACTOR SHALL BE AWARE THAT DEWATERING ACTMTIES SHALL COMPLY WITH THE CONDmONS OF THE REGIONAL WATER
13. lHE CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR
QUALITY CONTROL BOAIRD GENERAL PERI.IIT OF CONSTRUCTION SITES. WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBIUTY FOR lHE JOB SITE CONDmOI--IS DURING lHE COURSE OF CML ENGINEER: BENJAMIN! ASSOCIATES, INC.
CONSTRUCllON Of THE PROJECT, INCLUDING SAFETY OF All PERSONS AND PROPERTY, THAT lHIS REQUIREMENT SHALL BE MADE TO 720 YORK STREET, #114
UDUDES: APPLY CONTINUOUSLY AND NOT BE W.tiTED TO NORMAL WORKING HOURS. SAN FRANCISCO, CA 94110
14. ANY DISCREPANCIES OR OMISSIONS FOUND IN lHE CONlRACT DOCUMENTS SHALL BE REPORTED TO lHE DESIGN ENGINEER 415.550.2600
1. lHE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILmES AS SHOWN ON
lHESE PLANS IS BASED ON RECORDS OF lHE VARIOUS UTIUTY COMPANIES. THE INFORMATION IS NOT TO BE REUED ON AS BEING IMIAEDIATIELY. lHE DESIGN ENGINEER WILL CLARIFY DISCREPANCIES OR OMISSIONS, IN WRmNG, WrfHIN A REASOfiA.BLE TIME.
EXACT OR COMPLETE. THE CONTRACTOR MUST CALL lHE APPROPRIATE UTIUTY COMPANY AT LEAST 72 HOURS PRIOR TO ANY 15. CONTRACTOR SHALL MINIMIZE THE VOLUME OF RECYCLABLE MATERIALS SENT TO AREA LANDFILLS.
EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTIUTIES. IT SHAll BE THE RESPONSIBIUTY OF THE CONTRACTOR TO
RaOCATE ALL EXISTING UTIUTIES WHICH CONFUCT WITH THE PROPOSED lt.IPROVEMENTS SHOWN ON lHE PLANS IN A MANNER 16. THE EXPORTED SOILS FROM THIS SITE SHALL BE REMOVED AND DISPOSED OF IN A MANNER AND LOCATION ACCEPTABLE TO THE
WHICH WILL NOT NEGATIVELY AFFECT ANY EXISTING USERS OF THESE UTIUTIES. JURISDICTION FOLLOWING lHE REQUIREMENTS OF ALL APPUCABLE CITY, STATE, AND FEDERAL LAWS OR ORDINANCES.
2. lHE CONTRACTOR SHALL LOCATE ALL EXISTING UTIUTY, INCLUDING BUT NOT UMITED TO: WATER, SEWER, GAS, ELECTRIC & 17. SOIL COMPACTION SHALL BE PERFORMED PER THE RECOMMENDATIONS IN lHE SOILS REPORT.
TELECOIAIAUNICATIONS, LOCATIONS, INVERTS AND CONDmONS PRIOR TO CONSTRUCTION. ANY CONDmONS FOUND TO DIFFER FROM 1B. RETAINING WALlS REQUIRE A SEPARATE BUILDING PERMIT.
lHOSE SHOWN ON lHE PLANS AND REQUIRING t.IODIFICATIONS TO THE DESIGN SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION Issue Sej
OF THE ENGINEER PRIOR TO CONSTRUCTION. DIFFERING UTIUTY CONDmONS THAT ARE ENCOUNTERED BY lHE CONTRACTOR, THAT 19. PAD ELEVATION/S SHALL BE CERTIFIED TO 0.1 FEET, PRIOR TO DIGGING ANY FOOTINGS OR SCHEDUUNG ANY INSPECTIONS.
REQUIRE MODIFICATION OF DESIGN THAT ARE NOT BROUGHT TO THE ATTENTION OF THE ENGINEER PRIOR TO CONSTRUCTION SHALL No.
BE lHE RESPONSIBIUTY OF lHE CONTRACTOR TO CORRECT AT NO ADDmONAL COST. 20. THE GROUND SURFACE SHALL BE PREPARED TO RECEIVE FILL BY REMOVING VEGETATION, NON-COMPLYING FILL, TOPSOIL AND OlHER 1 PLJ
UNSUITABLE MATERIALS SCARIFYING TO PROVIDE A BOND WITH lHE NEW FILL 2 DESIC
3. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS AND SPECIFICATIONS FOR ACTUAL LOCATIONS OF ALL UTIUTY ENTRANCES
INCLUDING, BUT NOT UMITED TO SANITARY SEWER, STORM SEWER, DOMESTIC WATER, FIRE WATER, IRRIGATION WATER, GAS SERVCE,
ELECTRICAL SERVCE, AND TELECOMMUNICATIONS. CONTRACTOR SHAll COORDIIi'.TE INSTALLATION OF UTIUTIES IN SUCH A MANNER DRAINAGE NOTES:
AS TO AVOID CONFUCTS AND ASSURE PROPER DEPTHS AND LOCATIONS AIRE ACHIEVED AS WELL AS COORDINATING WITH THE 1. SO PIPES SHALL BE SDR-35 TYPE.
GOVERNING UTIUTY COI.IPANIES FOR APPROVAL OF UTIUTY LOCATIONS AND SCHEOUUNG OF CONNECTIONS TO lHEIR FACIUTIES.
4. THE LOCATION OF EXISTING GAS AND ELECTRICAL t.IAINS AIRE APPROXIMATE. lHE CONTRACTOR MUST CONSULT WITH PG&E FOR 2. DI'S SHALL BE CHRISTY V24 OR APPROVED EQUIVALENT, UNLESS OlHERWISE NOTED.
ADDmDNAL INFORMATION. ALL PROPOSED GAS AND ELECTRICAL WORK SHALL BE IN CONFORMANCE WITH APPUCABLE LOCAL AND 3. DRAIN INLET GRATES TO BE SPECIFIED BY AIRCHITECT.
STATE CODES AND ORDINANCES AND PG&E REQUIREMENTS. MINIMUM DEPTH OF COVER OVER ELECTRICAL. GAS AND
TELECOMMUNICATIONS SHALL BE TWO FEET. 4. DOWNSPOUT LOCATIONS AIRE APPROXIMATE. REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS.
5. CONTRACTOR SHALL INSTALL CLEANOUTS AT ENDS AND BENDS WHERE APPUCABLE.
RECORD DRAWINGS:
1. CONlRACTOR SHALL KEEP ACCURATE AS-BUILT DRAWINGS WHICH SHOW lHE FINAL LOCATION, ELEVATION, AND DESCRIPTION OF
WORK. CONTRACTOR SHALL ALSO NOTE THE LOCATION AND ELEVATION OF EXISTING IMPROVEMENTS ENCOUNTERED. PROVIDE THE
AS-BUILTS TO lHE PROJECT ARCHITECT AT lHE COMPLETION OF WORK.
STATEMENT OF RESPONSIBILI1Y:
1. CONSTRUCTION CONTRACTOR AGREES lHAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION
CONTRACTOR 'MLL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBIUTY FOR JOB SITE CONDmONS DURING lHE
COURSE OF CONSTRUCTION OF lHE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL BE
MADE TO APPLY CONTINUOUSLY AND NOT BE UMITED TO NORMAL WORKING HOURS. CONSTRUCTION CONTRACTOR FURlHER AGREES
TO DEFEND. INDEMNIFY AND HOLD DESIGN PROFESSIONAL HAIRMLESS FROM ANY AND All UABIUTY, REAL OR ALLEGED, IN
CONNECTION WITH THE PERFORMANCE OF WORK ON lHIS PROJECT, EXCEPTING UABIUTY ARISING FROM lHE SOLE NEGUGENCE OF
lHE DESIGN PROFESSIONAL
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2. CONTRACTOR SHALL COMPLY WITH FEDERAL, STATE, COUNTY, AND JURISDICTION LAWS, REGULATIONS, AND ORDINANCES. RE
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49
EROSION AND SEDIMENT CONTROL NOTES:
1. ACTlW. GR.IDING SHAll BEGIN WIIHN 30 DAYS OF VEGETATION REMOVAL OR TliE AREA SHAll BE Pl.ANIID TO CONTROL 29. PRIOR TO COMMENCEMENT OF ANY LAND lliSTUR8ANCE, lHE OWNER/APPUCANT SKill SCHEDULE AN INSPECTJON WITH
EROSION. SURFACE PlANT GROWTH ONLY AND WHICH DOES NOT EXCEED 4 INCHES IN DPTH. RMA-ENVIRONMENTAL SERVICES TO ENSURE ALL NECESSARY SEiliMENT CONTROLS ARE IN PLACE AAD THE PROJECT IS
COMPI..liNT WITH MONTEREY COUNTY GRADING AND EROSION CONTROL REG~TONS.
2. STABIUZE ALL GRADED ARAS WITH VEGETATION, CRUSHED STONE, RIPRAP, OR OTHER GROUND CfNER IS SOON IS GRADING
IS COI.IPLETED OR IF WORK IS INTIERRUPIID FOR 14 WORKING n.\YS OR t.tORE. USE t.IULCH TO STABIUZE AREAS IDIPORARILY 30. DURING CONSTRUCTION TliE OWNER/APPLICANT SHALL SCHEDULE AN INSPECTON WITH RMA-ENVIRONf.IENTAL SERVICES TO
WHERE FlNAL GRM>ING MUST BE lll},YED. l.PIIATE COMPACTION TEST RIECORDS, INSPECT DRAiwa IJlVICE INSTALLATION, RIEVIEW THE MAINTENANCE AND EFFECTlYENESS
3. STOCKPILES, BORROW AREIS AND SPOIL AREAS SHAll BE STABIUZED 10 PREVENT EROSION AND SEDIMENTATION. OF BliPS INSTALLED, IS WELL AS, TO VERIFY THAT POllUTANTS OF CONICERN ARIE NOT OISCHARGID FRCf.l THE SITE.
4. ALL DISTURBED SURFACES MUST BE PROTECTED FROM EROSION. ALL YEAR ROUND, EROSION CONTROL MEISURES MUST BE IN 31. PRIOR TO FlNAL INSPECTION, THE OWNER/APPUCANT SHALL SCHEiliJI.I AN INSPECTON WITH RIIlA-ENVlRONMENTAL SEIMCES TO
PLACE AND CONTINUOUSLY MAINTAINED. DISTURBANCE OF SURFACE VEGETAOON DURING CONSTRUCTION SHALL BE KEPT TO A CONOIJCT A F1NAl. GRADING INSPECTION, COUCT FINAL GEOTECHNICAL LETTER OF CONFORMANCE, ENSURE lHAT ALL
t.IINIMUI.t DISTURBED AREIS HAVE BEEN STA81UZED AND THAT All TEMPORARY EROSION AND SEDIMENT CONTROL ME~Sim THAT ARE
NO LONGER NEEIDED i<AVE BEEN RIEMMO.
5. ALL EROSION CONTROL MEISURES SHALL BE IN PLACE BY START OF CONSTRUCTION. EROSION CONTROL MEISURES SHALL BE
MAINTAINED TliROUGHOUT CONSTRUCTION. CONDmONS OF EPCP SHAll IE FOLLOWED AT ALL Tit.tES, YEAR AROUND. REFER 10 32. SUFFlCIENTLY WET THE STRUCTURE PRlOR 10 OCCONSTRUCTON OR DEMOUnoN. CONTINUE WE111NG IS NECESSARY DURING
EROSION CONTROL PI>S/DETAILS FOR ADOITlONAL RIEQUIREMENTS. ACTIVE DECONSTRUCTION OR DOOI.ITION AND THE DEBRIS.
6. ALL EROSION CONTROL FACIUTIES MUST BE INSPECllED AND RIEPAIRED IS NECESSARY AT TliE END OF OCH WORKING n.\Y OR 33. llEIKll.ISH THE STRUCTURE INWARD TOWARD THE BUILDING PAD. lAY DOWN ROOF AND WALLS SO THAT THEY FALL INWARO AND
AFTER SIGNIFICANT RAIN. NOT AWAY FROM lHE BUILDING.
7. CONTRACTOR IS RESPONSIBLE FOR INSPECTION AND RESTORATION OF ALLISPECTS OF TliE EROSION CONTROL PlAN. 34. COMI.IENCEMENT OF DCONSTRUCTON OR DEMOUllON ACTMTIES SHALL BE PROHBITEO WHEN THE PEAK WIND SPEEID EXCEEDS
SEillt.tENT ON THE SIDEWALKS AND GUTTERS SHALL BE RIEMMD BY SHOO OR BROOM AND DISPOSED N'PROPRIATELY. 15 MILES PER HOUR. ALL AIR DISTRICT STANDARS SHALL BE ENFORCED BY THE AIR DISTRICT.
8. ALL EMPLO'iEES, CCNTRACTORS, AND SUBCONTRACTORS AR1E RESPONSIBLE FOR CONFORMING TO THE ELEMENTS SHOWN ON
THIS PLAN AND RELATED DOCUIIENTS.
9. CONTRACTOR TO EMPLOY BEST MANAGEIIENT PRACTICES IN ACCORDANCE WITH THE STATE OF CAUFORNIA DEPARTloiENT OF
TRAINSPORTATION.
10. ALL DUIIPSIERS OR OTHER TRASH STORAGE ENCLOSURES SHALL BE unUZED SOLELY FOR NON-HAZARDOUS MATERIALS.
11. DURING THE RAINY SEISON, ALL PAVED ARAS WILL BE KEPT ClfAR Of EARTH MATERIAL AND DEBRIS, TliE SIIE SHAll BE
MAINTAINED SO THAT A IIINIMUM OF SEDIMENT-LADEN RUNOFF ENTERS THE STORM DRAIN SYSTEM. THESE PLANS SHALL
REMAIN IN EFFECT UNTIL THE IMPROVEMENTS ARE ACCEPTED BY THE JURtSOICTlON AND ALL SLOPES ARE STABUZID.
12. BORROW ARAS AND TEMPORARY STOCKPILES SHALL BE PROTECTED WITH APPROPRIATE EROSION CONTROL MEISURES TO THE
SATISFACOON OF THE JURISDIC110N.
13. REMOVE SPOILS PROMPTLY AND AVOID STOCKPIUNG OF Fli IIATERIALS WHEN RAIN IS FORIECAST. IF RAIN IS FORIECAST OR
APPARENT, STOCKPILED SOILS AND OlHER MATERIAlS SHALL BE CfNERED WITH PlASTIC OR A TARP, AT THE REQUEST OF THE
JURISDIC110N.
14. STORIE, HANDLE AND DISPOSE OF CONSTRUCTION MA1ERIAIS AND WISTES SO IS TO PRE'IENT THEIR ENTRY INTO THE STORM LEGEND:
DRAIN SYSTEM. CONTRACTOR MUST NOT Allf1fl CONCRETE, WISHWATERS, SLURRIES, PAINT OR OTHER MATERIALS 10 ENTER
THE CATCH BASINS, STORM DRAitw;E, OR ENTER SIIE RUNOFF. FIBER ROLL
15. NO CIIANING, FUEUNG OR MAINTAINING VEHICLES ON SfT[ SHALL BE PERMITTED TO ALLOW DELElERIOUS MATERIALS FROM CATCH BASIN INUET
EI!TmNG THE CATCH BASlNS, STORt.t DRAitw;E, OR ENTER SIIE RUNOFF. PROlECllON
16. CONTRACTOR SHALL BE RESPONSIBLE FOR STRIEET ~NG 10 KEEP DUST, SOIL, AND OTHER CONSTRUCTON DEBRIS FROM I CONSTRUCOON ENTRANCE
LEAVING PROJECT SITE.
I
17. CONIRACTOR WILL PROVIDE AND MAINTAIN A CAL-TRANS APPRO't'ED CONCRETE WISH OUT. CONTRACTOR WILL PROVlDE AND I
MAINTAIN ACCESS TO WISH OUT FACIUTIES.
18. CONTRACTOR SHALL SUSPEND EXCAVATION AND GRADING ACTMTY WHEN ~OS (INSTANTANEOUS GUSTS) EXCEEID 25 MPH.
19. CONTRACTOR SHALL INSTALL SANIJIIAGS OR OTHER EROSION CONTROL MEISURES TO PRE'IENT SILT RUNOFF TO PUBLIC
RIGHT-OF-WAYS.
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20. CONIRACTOR SHALL swrn> STREIETS flAILY WITH WATER swrn>ERS, If VISIBLE AMOUNTS OF SOIL MATERIAL ARE CARIRtED ONTO
PUBUC STRIEETS.
21. CONTRACTOR SHALL PAVE, APPLY WATER TliREE TIMES IIAI..Y, OR APPLY NON-TOXIC SOIL STABIUZERS ON ALL UNPAVED
\
+---1--iJIFIIF'IJRAIIIY CONSTRUCTION
PARKING ARE1S AND STAGING AREIS AT CONSTRUCTON SITES, 10 MINIMIZE DUST POLLUOON.
'11. SPECIAL INSPECTIONS, BY A SPEaAL INSPECTOR, ARE REQUIRED DURING AFll PLACEIIENT AND THAT PROPER MATERIALS AND A R I
PROCEDURES ARE USED IN ACCORDANCE WITH THE PROVISIONS Of THE APPRCMD GEOTECHNICAL REPORT (CBC 1705.6)
974
23. ALL OR PART OF TliE CONSTRUCTON OF THIS PRO.l:CT IS EXPECTED 10 OCCUR DURING THE WINTIER SEISON (OCT 15
TliROUGH APRIL 15)
2t NO VEGETATION REt.IOVAL OR GRADING WU BE ALlOYIID WHICH RESULT IN SILTATION OF WATER COURSES OR
UNCONTROllABLE EROSION (MCC 16.08.300 C2).
25. OUST FROM GRADING OPERATIONS MUST BE CONTROllED. THE OWNER OR CONTRACTOR IIAY BE REQLIRED TO KEEP ADEQUATE
EOUIPI.tENT ON THE GRADING SITE TO PREVENT OUST PROBLEMS (MCC 16.08.340).
26. IT SHAll BE THE RESPONSIBIUTY Of THE OWNER AND THE PERMITTEE TO ENSURE THAT EROSION DOES NOT OCCUR FROM AN
AC1M1Y DURING OR AFTER PROJECT CONSTRUCTON. AOOITIONAL MEASURES, BEYOND THIOSE SPECIFIED, IIAY BE REQUIRED AS
DEEMED NECESSARY TO CONTROL ACCEllRATEO EROSION (MCC 16.12.1 00).
27. TEMPORARY EROSION CONTROL TO BE INSTALLED BE1WEEN OCTOBER 1 AND APRIL 15.
28. THE DIRECTOR OF BUilDING INSPECTION (BUILDING llFFlCIAL) SHALL STOP OPERAliONS DURING PERIODS OF INCUMENT
WEATHER If HE OR SHE DETERMINES THAT EROSION PROBLEMS ARE NOT BEING CONTROllED ADEQUAffiY (MCC 16.12.090
85).
GRADING AND CONSTRUCDON OPERATION NOTES: Issue Se
No.
1. IF JOB TRAILER IS TO BE UTIUZED, IT MUST BE LOCATED WITHIN lHE PROPERTY OUTSIDE OF SETBACKS OR OUTSIDE WITH 1 PL
APPROVAL FRCf.l lHE JURISDICllON. 2 DESII
2. DEBRIS BOX SHALL BE PLACED ONSITE FOR COLLECOON OF CONSTRUCTION DEBRIS. GC TO MAKE DEBRIS BOX SER'I'ICE
ARRANGEMENTS.
3. CONSTRUCllON FENCING WILL ONLY BE UTUZED FOR TREE PROTECTION. DEBRIS
SEE GRAOING AND CONSTRUCTION OPERATION NOTE 2
4. AT NO TIME SHALL THE STRIEET BE CLOSED OR BLOCKED. FlAGMEN SHALL BE USED AT ALL TIMES WHEN DELM:RIES Ofi
CONSTRUCllON RESTRICT ANY PORilON OF THE RIGHT OF WAY.
~
5. ALL CONSTRUCTON PARKING SHALL BE LOCATED ON-SITE. PLACE FlBER ROLLS AROUND, COVER DURING INCLEMENT
WEATHER WITH TARP OR OTHER.
6. THE SITE SHALL i<AVE A TEMPORARY CONSTRUCTlON DRIVEWAY OF BASE ROCK OR ALTERWITE MATERIAL APPROVED BY THE
ENGINEERING DEPARTMENT BEGINNING AT THE EDGE OF PAVEMENT AND EXTENDING A MININUM OF 100 FEET TO RIEDUCE - 1" = 10'
DUST AND MUD TRACKING. SIGNS, OEUNEATORS, AND FlAG PERSONS SHALL BE AVAilABLE ON-SITE IF NECESSARY. IF THE
PROJECT SfT[ IS LOCATED AIJJACENT TO A TOWN PATHWAY, THE CONSTROCTION ACCESS SHALL BE UlotiTEO TO A SINGLE
DRIVEWAY FOR SAFETY PURPOSES. THE REMAINING FRONTAGE MAY REQUIRE TEMPORARY CONSTRUCOON FENCING TO EDit.tENT
RESTRICT AODmOtW. ACCESS POINTS.
7. THE TEMPORARY SANITARY FACIUTIES SHALL BE PLACED OUT OF VIEWS OF AruACEN1 NEIGHBORING PROPERTIES. THE
FACIUTIES SHALL BE ABLE TO BE ACCESSED FROM A PAVED OR ROCKED ROAD OR DRIVEWAY. THE SAIITARY FACIUTIES MAY
NOT BE LOCATED IN lHE PUBLIC RIGHf OF WAY.
8. WHEN ON-Sf![ Cl.E.WNG OF EQUIPMENT IS REQUIRED FOR CEMENT FORMS AAD TRUCKS, PAINT BRUSHES, PIAST[RING
TCOLS, AND SUCH, THEN A CLEAN-UP AREA MUST BE SPECIFIED AND POSTED WITH A SIGN. THIS AREA MUST NOT BE
LOCATED BENEAlH ANY TREE'S CANOPY OR IN ANY PROPOSED PLANTING AREA. RUNOFF FROM THE CIIAN-UP AREA CAN
BE CONTAINED BY PROVIDING A TEMPORARY BASE OF WOOD CHIPS OR OTHER WITURAL ABSORBENT MATERIAL TO BE
DISPOSED OF OFF-SITE.
9. CONSTRUCTON MATERIALS STORAGE AREA SHALL NOT BE LOCATED WITHIN THE DRIPUNES OF TREES.
WH
10. WATER SHALL BE AVAILABLE ON-SITE FOR DUST CONTROL DURING ALL GRADING OPERATIONS.
3" TO 6" CRUSHED AGGREGAlE
Rl
11. CITY WORK HOURS: 8:00 At.l TO 5:30 Plot MONDAY lHRU SATURDAY sc
12. NO HAUUNG OR HEAVY EQUIPMENT PERMI11ED ON SATURDAYS.
01
CA
1J. NO WORK PERMITTED ON SUNDAYS OR HOUDAYS.
1. COIL ROLLS WRM>PE:D IN TUBUlAR NETTING SUPPUEO IN 20'-25'

ROLLS.
12" MIN.
PUBUC RIGHT OF WAY
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2. FIBER ROU INSTAl!AllON REQUIRES THE PLACEI.4ENT AND SECURE Scale

STAKING. OF THE FIBER ROLL IN A TRENCH, 2" TO 4" DEEP, DUG
ROLL STOCK FILlER FABRIC MAY BE USED
BY PLACING FABRIC OVER ENTIRE INUET ON CONTOUR. RUNOFF MUST NOT BE ALLOWED TO RUN UNDER OR EROS I
AND WEIGH DOWN WITH GRAVEL BAGS AROUND FIBER ROLL
CONTf
INLET FILTER
NO SCALE
FIBER ROLL
NO SCALE
TEMPORARY CONSTRUCTION DRIVEWAY
NO SCALE
10' o 10' 20'
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1"=10' ~-------- 50
PROPERTY LINE
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0 4' 8' 16'

Scale: 1/8" = l' - 0"
LEGEND
CD DUNE INSPIRED PAVING - IMPERVIOUS 0 SAND PATH
0 EXISTING WALL TERRACED PLANTERS AND STEPS
0 NEW FENCE AND GATE SUNKEN GARDEN
0 PATIO-PERVIOUS MATERIALS @ NEWWALL

DECK @ EXISTING FENCE AND GATE TO REMAIN
STEPS @ NEW FENCE
(MAI1.- iLJOJLIJi COM I WWW iliA CON.
51
PROPERTY LINE
0
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0
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0 4' 8' 16'

Scale: l/8" = l' - 0"
PLANT LIST
;_--(~)- FOREDUNE DUNE SWALE ' 0 ' REARDUNE 1 DUNE ADAPTED
BOTANICAL NAME COMMON NAME BOTANICAL NAME COMMON NAME BOTANICAL NAME COMMON NAME BOTANICAL NAME COMMON NAME
ABRONIA LATIFOLIA COASTAL SAND VERBENA CAREX PANSA SANDDUNE SEDGE ERIGERON GLAUCUS SEASIDE DAISY CEANOTHUS GRISEUS YANKEE POINT CEANOTHUS
CAMISSONIOPSIS CHEIRANTHIFOLIA BEACH EVENING-PRIMROSE JUNCUS EFFUSUS SOFT RUSH ERIGERON PARVIFOLIUM DUNE BUCKWHEAT HORIZONTALIS 'YANKEE POINT
LEYMUS MOLLIS AMERICAN DUNE GRASS LUPINUS ARBOREUS BUSH LUPINE ERIOGONUM LATIFOLIUM COAST BUCKWHEAT
QUERCUS AGRIFOLIA COAST LIVE OAK EUPHORBIA CHARCIAS WULFENII MEDITERRANEAN SPURGE
LEPTOSPERMUM LAEVIGATUM AUSTRALIAN TEA TREE
IRRIGATION NOTE: ALL PLANTINGS WILL BE IRRIGATED WITH WATER EFFICICENT, LOW-FLOW, MATCHED LOMANDRIA LONGIFOLIA MAT RUSH
SENECIO MANDRALISCAE BLUE FINGER
PRECIPITATION RATE EMITTERS AND CONTROLLED BY WEATHER-BASED CONTROLLER WESTRINGIA FRUTICOSA COAST ROSEMARY
WITH RAIN SENSOR
JONI LJANECKI
&ASSOCIATES
~Ohll ~ IANECKI 6. A!',.OC!.AIH 1NC
52
PROPERTY LINE
(2) L2 - STEP LIGHTS
(3) U - PA
(3) L2 Sl
0
<(
0
a
u
zw
u
(f)
(8) Ll PA
0 4' 8' 16'

Scale: 1/8" = l' - o
LIGHTING LEGEND S SPECIFICATIONS LIGHTING FIXTURE IMAGES:
SYMBOL QUANTITY DESCRIPTION BRAND/MODEL WATIAGE
@ ll PATHWAY LIGHTING LUCIFER- BOL- REM-ABR 3.5
@ ~ 10 STEP LIGHTS LUCIFER-SSL -ALED 3
0 PATHWAY LIGHTING ~~ST_

EP_L_
IGH_T________
JONI L.JANECKl
&ASSOC I ATFS
JONI L JANECI'I 6 ASSOCIATES INC
S15. SWIFT 5'1' .SANT-' cq_uz CA. 9!'1060
53

Venky Harinarayan and Sudha Neelakantan 06-14-17

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Venky Harinarayan and Sudha Neelakantan 06-14-17

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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

June 14, 2017

To: Chair Goodhue and Planning Commissioners

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

Submitted by: Matthew Sundt, Contract Planner

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

Background and Project Description

PROJECT DATA FOR A 11,000 SQUARE FOOT SITE:

Floor Area 3,450 sf 2,229 3,450 sf

Plate Height (1st/2nd) 12/ 18 NA NA

Attachment A Findings for Acceptance

DS 17-088 (Harinarayan - Neelakantan)

No. Standard Conditions

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

VELUX Solar Blackout Blind

2 out of 2 (100%) reviewers recommend this product

For full VELUX Product Line

The blackout blind can convert day into night, blocking

Select your skylight model -

Procedures & Specifications for Permeation Grouting

WATER/SUPER FINE 10: 1

Minimum Unconfined Compressive Strength: 75 psi in 7 days & 50 psi. in 28 days

OUTER ROW FIRST INJECTION AT 6 FEET DEEP

SO. SAN FRANCISCO, CA 94080 MAY 12, 2017 SHEET:

VICINITY MAP PROJECT INFO PROJECT DIRECTORY DRAWING INDEX

LANDSCAPE JON I L. JANECKI & ASSOCIATES

SCALE: I" = 8'

WOOD FRAME & STUCCO HOUSE

ELEVATION 76.00 FEET (ASSUMED)

SCALE: 1" = 8' JOB No. 13-40 JJLY 2

VIEW FROM BEACH - EXISTING VIEW FRO M BEACH- PROPOSED

MAXIMUM ALLOWABLE EXTERIOR VQLUME

EXTERIOR VOLUME CALCULATION

Average Height (From

One Story Floor Area -Flat Roof 1A 165 73 12.23 2017.95

TWO STORY FLOOR AREA- FLAT ROOF

GRADING, DRAINAGE AND UTI LIES - SCD

EXISTING CONTOURS CONTOURS SHOWN@ 1'-0" INTERVAL

APPROXIMATE HOUSE LOCATION

(E) GARAGE TO BE DEMOLISHED - -- ,

N 90" 00' 00" E

SITE PLAN- EXISTING

FLOOR AREA [] (E) SAND PATH

(N) STONE PAVERS

(N) TRASH & RECYCLING ENCLOSURE

310SF PAVERS LIGHT WELL-2

=~~ ~~~~~C- = -~C~ r l~------,,-'-----,- :~::CLG

& TREE- EXISTING

';- - - 1ST STORY '-1

STRUCTURE ON THE CURRENT BEACH

L. _______ - ~ - - - -- ------- --------------- ---------- J

112'-6'' 67'- 5 1/4" 20'- 0 3/4"

N 90' 00' OO"E

L------- _:: =~.:~:~~~=~-: =~- =:--:= ~ ==--- PROPERTY LINE

[1J 2ND FLOOR BOUNDARY

[) RAMMED EARTH OR RAMMED EARTH STYLE CONCRETE WALL ABOVE

[j STORAGE CLST. 5'-0'' MAX CLG HEIGHT

@] SLEEPING NICHE 5'-0'' MAX CLG HEIGHT

[] MURPHY WALL BED

-(!) ~ PWDR i ' - i .

1'-6" AFF STORAGE North

CD FLOOR PLAN- FIRST FLOOR SheetnumbE

______________ _

= ~~~C- = -~C~ r l~------,,-'-----,- :~::CLG