CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

November 8, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, Community Planning and Building Director

Submitted by: Matthew Sundt, Contract Planner

Subject: Consideration of Concept Design Study (DS 17-372) and associated Coastal
Development Permit for demolition of an existing residence, construction of
a new 1,600 square-foot single-family residence, and proposed 200 square-
foot detached garage in the front yard setback, located in the Single-Family
Residential (R-1) Zoning District.

Application: DS 17-372 APN: 010-185-015

Block: E Lot: 8
Location: Casanova Street, 3 SE of 10th Avenue
Applicant: Greg Klein, Architect Property Owner: Janet Ayres

Executive Summary: The applicant is proposing to demolish an existing residence on a 4,000

square foot lot, and construct a new 1,600 square-foot, two-story residence, with a detached 200
square-foot garage in the front-yard setback.

Recommendation: Accept the Concept Design Study DS 17-372 (Ayres) and the associated Coastal
Development Permit subject to the attached Findings for Concept Acceptance and
Recommendations/Draft Conditions.

Background and Project Description: The property is 4,000 square feet in size and is developed
with a one-story residence. A Historic Determination of Ineligibility for the existing residence was
issued by the Planning Department on July 24, 2017. The applicant is proposing to demolish the
existing residence in order to construct a new 1,800-square foot residence, which includes a 200-
square foot detached garage in the front-yard setback. The proposed residence includes 1,230
square feet on the main level and 370 square feet on the upper level. In addition, a 99 square-foot
basement is proposed, which is exempt from the floor area calculations (17.10.030.D).

92
DS 17-372 (Ayres)
November 8, 2017
Staff Report
Page 2

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf NA 1,800 sf

Site Coverage 396 sf/ 556 sf 1 NA 516 sf
Trees 3 Upper /1 Lower 2 Coast live oak None 2
(recommended) (lower)

Ridge Height (1st/2nd) 18/24 NA Max. 1st floor: 17

Max. 2nd floor: 21 3
Plate Height (1st/2nd) 12/ 18 NA Max. 1st floor: 12 -6
Max. 2nd floor: 17 7
Setbacks Minimum Required Existing Proposed
Front 15 NA 23 (residence)
4 6 (garage)
Composite Side Yard 25% NA Min: 10

Minimum Side Yard 3 NA @ south boundary: 3

@ north boundary: 4
Rear 15 3 NA Min: 15

The proposed project also includes 126 cubic yards of cut and 84 cubic yards of fill with the
difference of 42 cubic yards of cut being exported off-site. The number of truck trips associated
with soil export is 6 one-way truck trips (@ 8 cubic yards per load exported). Therefore, this
project would result in approximately 12 round-trips with half of these trips being empty trucks
returning to the site. Importing engineered soils and materials will result in 5 additional truck trips
for a total of 10 truck trips associated with these engineered soils.

The proposed new residence is Contemporary Craftsman architectural style and includes off-white
painted board and batten exterior, with a Carmel stone veneer, wood shingle roofing, and copper
gutters and downspouts. New fencing is proposed on the south, east and north property lines.
New landscaping is proposed with a lighting and irrigation system.

1
556 sq.ft. total allowed if no more than 50% of site coverage is impervious.
2
The applicant is proposing to plant Pittosporum (not a tree) for privacy on the south and east boundary.
3
3-foot setback is allowed if the structure does not exceed 15-foot height.

93
DS 17-372 (Ayres)
November 8, 2017
Staff Report
Page 3

Staff analysis

Forest Character: Residential Design Guidelines 1.1 through 1.4 encourage maintaining a forested
image on the site and for new construction to be at least six feet from significant trees.

The City Forester has identified seven trees on the property including two significant Coast Live
Oaks, one each in the front and back yard. The remaining trees are insignificant per the City
Forester and include Pittosporum, Arbutus unedo, and Ligustrum tree. Although these
insignificant trees are proposed to be removed, they currently provide a measure of privacy
between properties. However, the plans indicate these trees will be replaced with new
landscaping. City code (CMC Section 17.34.070 - Landscaping Standards for Residential Districts)
requires that upper and lower canopy trees be planted as a component of development projects, if
needed. The City Forester recommends that one upper canopy tree be planted on the property.

Review of the plans show that one of the two oak trees (a 48-inch diameter oak tree) on the
property is located in the rear yard. In this area of the proposed residence would have an 8-foot
setback from this oak. The City Forester has considered the proximity of the proposed residence
relative to this oak tree and concludes that the 8-foot setback is adequate space. A condition has
been drafted requiring the planting of one new upper-canopy tree.

Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state, designs should preserve
reasonable solar access to neighboring parcels and maintain privacy of indoor and outdoor spaces
in a neighborhood, maintain view opportunities, and Position a building to screen active areas of
adjacent properties when feasible, locate windows and balconies such that they avoid overlooking
active indoor and outdoor uses area of adjacent properties, and preserve significant trees that will
help to screen views into adjacent properties. Residential Design Guideline 9.12 states, Avoid
positioning a large window (greater than 12 sq.ft.) along a side wall that would impact the privacy
of an adjacent neighbor.

Staff has not identified any view impacts that would be created by the new residence. However,
the proposed new residence includes several large windows which could create privacy and light
impacts to neighboring properties. The following is an analysis of the south, east and north
elevations in relation to the neighboring properties.

South Elevation: The existing residence to the south is an elevated, one-story structure with three
windows, as well as a side door, on the north elevation facing the proposed new residence. The
proposed new residence has large windows associated with the stairwell and the second floor

94
DS 17-372 (Ayres)
November 8, 2017
Staff Report
Page 4

restroom. For example, the staircase window area is approximately 39 square feet and the
bathroom window is approximately 32 square feet.

Although appropriate for the architecture, these windows have the potential to create privacy
issues for the southern neighbor. The southern neighbor has not contacted the City about this
project. Nevertheless, staff recommends that both the staircase window and the second floor
restroom window be reduced in size.

East Elevation: There is a large wind and Juliet balcony on the rear elevation associated with a
bedroom. The subject property currently has a privacy hedge along the rear property line formed
by, a Pittosporum, Ligustrum tree and an oak tree. The applicant is proposing to retain the oak
tree, but replace the existing Pittosporum and Ligustrum with new Pittosporum as a privacy screen.
With removal of the Pittosporum and Ligustrum currently located in the back yard there would be a
loss of privacy until such time the new Pittosporum reaches maturity the oak remains and
continues to provide a visual filter between properties. The planting of Pittosporum is an adequate
measure to mitigate potential privacy impacts.

North Elevation: The proposed first floor living and dining room windows are four feet from the
property boundary and approximately 12 feet from the residence to the north. Although the
proposed windows are appropriate for the architecture of the building, the size of the windows
could create privacy impacts. Though partially obscured by the proposed six-foot fence on the
north boundary line, there also remains the potential for light intrusion. Staff has conditioned the
project to reduce the square footage of these windows.

Building Mass & Scale: Residential Design Guidelines 7.0 Objectives include, maintain the
massing and scale of building characteristic of Carmel, keep building scale in proportion to the area
of the site, and encourage diversity in housing design reflecting the eclectic mix of styles that is
characteristic of Carmel. Design Guideline 7.7 recommends presenting a one-story height to the
street.

The neighborhood consists of a mix of one and two-story residence. The proposed design places
the one-story element at the front as recommended by the Guidelines. Measurement of the
highest point of the ridge at the second story (east elevation) and the second floor plate indicates
that the project conforms to the maximum ridge height (maximum plate height for second story is
18). The one-story component of the residence meets the ridge height standards not to exceed 18
feet, but does exceed the maximum plate height of 12 feet by six and seven inches at two different

95
DS 17-372 (Ayres)
November 8, 2017
Staff Report
Page 5

locations. Staff has conditioned the project to conform to the maximum first-floor plate height of
12 feet.

The proposed garage is in the front yard setback and with a 4 6 setback from the front property
line. The distance between the garage and edge of pavement is 21 feet. The height of the ridgeline
of this garage is 12 7. In staffs opinion, the proposed residence with staff conditions meets the
objectives of the Residential Design Guidelines.

Building & Roof Form: Residential Design Guidelines 8.1 through 8.3 state that "Shallow to
moderately pitched roofs are appropriate on one-story buildings. More steeply pitched roof with
low plate lines can be used on two-story buildings." The Guidelines emphasize using
restraint and simplicity in building forms, which should not be complicated, and roof lines,
which should avoid complex forms.

The subject property is in an area on Casanova Street that is developed predominantly with one-
story residences. Existing residences are a mix of architectural styles to include Carmel cottage,
non-descript contemporary, and Mediterranean. Siding includes wood shingle, stucco, ship-lap,
board and batten, and roofs that are hipped, gabled and flat, and covered with composition, or
wood shingles.

The proposed residence includes five gabled roofs with a 4 in 12 pitch resulting in five roof lines
visible from the street, including that of the garage. In staffs opinion, the roof design of the
residence and the garage are considered simple, are appropriate to the design of the residence,
and complement the style of the neighborhood. The proposed roof material will be wood shingle.
In staffs opinion, the proposed residence meets the objectives of the Residential Design
Guidelines.

Garage & Driveway: Design Guidelines 6.5 and 6.6 states, Position a garage to maximize
opportunities for open space, views and privacy, and Locate a garage to minimize its visual
impacts.

Per the CMC Section 17.10.030.A, the Planning Commission may authorize a single-car, detached
garage or carport not exceeding 12 feet in width, 250 square feet in floor area and 15 feet in height
in either the front yard setback or a side yard setback facing a street (but not both) if:

i. At least 50 percent of the adjacent right-of-way is landscaped or preserved in a natural and

forested condition to compensate for the loss of open space;

96
DS 17-372 (Ayres)
November 8, 2017
Staff Report
Page 6

Staff Response: The property fronts Casanova Street. The applicant indicates in the project
landscape plans that the right-of-way will not be landscaped and will be left in a natural and
forested condition.

ii. The proposed setback encroachment would not impact significant or moderately significant
trees;

Staff Response: There are no trees that would be impacted.

iii. Free and safe movement of pedestrians and vehicles in adjacent rights-of-way is
protected;

Staff Response: The garage set back of 4 -6 combined with the distance between the garage
door and edge of pavement results in approximately a 21 foot clearance which is ample for
both vehicle parking and the free and safe movement of pedestrians and vehicles in the city
right-of-way.

iv. All development on site will be in scale with adjacent properties and the neighborhood
context consistent with adopted design guidelines; and
v. Placement of the garage or carport in the setback will add diversity to the neighborhood
streetscape.

Staff Response: The project is considered by staff to be to scale with adjacent properties and
the garage placed at the front of the property will provide diversity. The proposal to place a
detached garage at the front of the residence is consistent with CMC Section 17.10.030.A, and
would minimize visual impacts as encouraged by Design Guidelines 6.5 and 6.6. However, the
Design Guidelines encourage driveways with paving strips, or tire tracks. The proposed
driveway is 96 x 21 and proposed to be made of pavers on a sand base. So as to reduce
hardscape within the Citys right-of-way and to be as consistent as possible with the Design
Guideline section 6.3, staff recommends, and has conditioned the project, to install a tire
track driveway for that portion of the driveway traversing the city right-of-way. In addition,
the proposed walk way of stone pavers should be removed between the edge of pavement and
up to three feet of the front property line, thereby pedestrian access to the residence would be
via the combination of tire track surface and stone pavers.

97
DS 17-372 (Ayres)
November 8, 2017
Staff Report
Page 7

Site Coverage: Per Municipal Code Section 17.10.030.C, site coverage shall be limited to a
maximum of 22 percent of the base floor area allowed for the site. In addition, if at least 50
percent of all site coverage on the property is made of permeable or semi-permeable materials, an
additional amount of site coverage of up to four percent of the site area may be allowed. For this
4,000 square-foot lot the total amount of coverage allowed is 396 square feet with up to 556 square
feet allowed if 50% of the site coverage is pervious. The project plans indicate there to be 516
square feet of site coverage. The project is consistent with the Municipal Code.

Skylights: Residential Design Guideline 9.14 states, the skylight design is compatible with the
architecture, the size of the skylight is appropriate to the lighting task, and Skylights that will
produce glare or light pollution visible to neighbors or the public should be mitigated.

The project includes eight skylights with each being approximately five square feet none are
facing the street. However, these skylights may be visible from neighboring properties and could
create light pollution. The Commission should consider whether the size and number of skylights is
consistent with the recommendations of the Design Guidelines.

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.

Finish details are not typically reviewed at the Concept stage; however, the Planning Commission
can provide input at this time regardless. The prominent features of the proposed finish details
include the painted (off-white) board and batten on all elevations, wood shingle roofing, copper
gutters, aluminum-clad wood windows and doors, and the two entry arbors with Carmel stone-clad
columns at the front entry. In staffs opinion, the applicants proposed architectural details are
authentic and integral elements of the design and so the project is considered to be consistent with
the Residential Design Guidelines.

Public ROW: The City Right-of-Way (ROW) is free of any encumbrances such as stones, logs,
stairways, etc.

Alternatives: Staff has included draft findings that the Commission can adopt if the Commission
accepts the overall design concept, including the architectural style of the building. However, if the
Commission does not support the design, then the Commission could continue the application with
specific direction given to the applicant.

98
DS 17-372 (Ayres)
November 8, 2017
Staff Report
Page 8

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Units. The project
includes the construction of one single-family residence in a residential zone, and therefore
qualifies for a Class 3 exemption. The proposed residence does not present any unusual
circumstances that would result in a potentially significant environmental impact.

ATTACHMENTS:

Attachment A Site Photographs

Attachment B Findings for Concept Acceptance
Attachment C Draft Conditions
Attachment D Project Plans

99
Attachment A Site Photographs

West Elevation of existing residence

100
View of neighbor residence to the south

101
View of neighbor residence to the north

102
View of neighbor residence to the east

103
Attachment B Findings for Concept Acceptance

DS 17-372 (Ayres)
November 8, 2017
Findings for Concept Acceptance
Page 1

FINDINGS REQUIRED FOR DESIGN STUDY ACCEPTANCE (CMC 17.64.80 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
unless otherwise agreed upon by the City Forester.
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.
104
DS 17-372 (Ayres)
November 8, 2017
Findings for Concept Acceptance
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.

COASTAL DEVELOPMENT FINDINGS (CMC 17.64.010.B.1):

1. Local Coastal Program Consistency: The project conforms with the certified Local
Coastal Program of the City of Carmel-by-the Sea.
2. Public access policy consistency: The project is not located between the first
public road and the sea, and therefore, no review is required for potential public
access.

105
Attachment C Recommendations/Draft Conditions

DS 17-372 (Ayres)
November 8, 2017
Recommendations/Draft Conditions
Page 1

Recommendations/Draft Conditions
No.
1. Reduce the stairwell window size on the south elevation

2. Reduce the master bath window size on the south elevation - second floor.

3. Reduce the window size of the first floor north elevation windows associated
with the living room and dining room
4. The applicant shall extend the vegetative privacy screen on the south boundary
another 10 feet to the east to just south of the area of the stairwell window.
5. The project shall include tire track driveway for that portion of the driveway
traversing the city right-of-way.
6. The applicant shall remove ivy from the property prior to final inspection.

7. An upper-canopy tree shall be planted on the property and shall be depicted on

the plans submitted for final review.

106
 DRAWWING INDEX

COVER SHEET cs
GREG KL E IN
AR CH I TE CT
DEMOUTION PLAN AO

B:J
SITE PLAN Al
FLOOR PLANS A2
ROOF PLAN A3
EXTERIOR ELEVATIONS A4
STREET ELEVATION I SECTIONS AS 2622lincoln Avenue
CALCULATION DIAGRAMS A6 Alameda, California 94501
LANDSCAPE PLAN & DETAILS A7 510-459-6239
SITE ASSESSMENT AS gregklcinarchitect@gmail.com
SITE SURVEY ss

PROJECT DIRECTORY

OWNER:
Janet Ayres I Ryan Melcher
ryan@ryanmelcher.com
831-521-5024

ARCHITECT:
Greg Klein Architect
2622 Lincoln Av
RECEIVED Grog Klein Arohitect 2017

Alameda, CA 94501 Revisions D11tc:

510-459-6239 Planning St~bmittal 09-29-17

CARMEL RESIDENCE
gregkleinarchitectgmail.com OCT 31 2017 Planning &vision 10-18-17

Casanova Street 3 SE of 10th Street LANDSCAPE DESI r .of Cannel-by-the-Sea Planning Rlvifion 10-24-17

Joy Albright-Souza Planning & Building Dept. Planning Rlvifion 10-30-1 7

Albright-Souza Design
831-419-5994
design@albrightsouza.com
. ' ..

PROJECT DATA

Casanova Street 3 SE of 1Oth Street

Carmel, CA 93921
APN 010-185-015
Zoning: R-1

SITE AREA: 40' x 100' = 1,000 square feet

PROPOSED FLOOR AREAS:

Proposed main level floor area 1,230 sf Carmel Residence

Proposed upper level floor area 370 sf
Proposed garage area 200 sf Casanova Street
Total floor area 1,800 sf 3 SE of 1Oth Street
Proposed basement floor area 99 sf Carmel by the Sea, CA 93921
Proposed stair to basement floor area 73 sf Lot 8, Block E per R2
Total all floor areas 1,972 sf
APN 01Q-185.015
(including basement and stair to basement)

SITE COVERAGE: Drnwing Title

Proposed Site Coverage: 516.7 sf see calculation sheet A6 for detail Cover Sheet
YARD SETBACKS:
Front: 15 ft. (except Garage = 4'- 6") Scale
none
Rear: 15 ft.
Drawn By
Sides: varies - total 10' both sides - see site plan below
Job Number
2017-01
GRADING: see site plan for proposed modifications
Drawing Number

PROPOSED CUT AND FILL: 126 cu. yd. cut

view at south side view at north side

84 cu. yd. fill see calculation sheet A6 fo detail

cs 107
 G R EG KLEIN
ARCHITECT

I_!J
2622 Lincoln Ave.nue
Alameda, Califc,rnia 94501
51 0-459-6239
gregkleinarchitect@gmai l.cc,m

EXISTI~G G.\Jt.\LoE \ T

( ' l':I G I II:IORI::-\G PRIWERTY

~ Greg Klein Architect2017

Rt-v i s io n ~ Dot~

Plamrinp~ Jnblflittal 0929- 17

,exJStin{wall and stone steps to be

removed

~
+

existing asphalt concrete driveway

to be removed

existing wall and ston e steps to be

removed

Carmel Residence
Casanova Street
3 SE of 1Oth Street
Cannel by the Sea, CA 9392!
Lot 8, Block E per R2

APN 010-1~5-015

1 tree tobe I
removed (
!
_.{ Drawing Title

.,I'
I
I ! Demolition Plan
I

Scale
1/4"=1'-0"
NORTH Om wn l>y

Job Numbe-r
2017-01
Dmwi11g Numher
XI TLJ'-:G RESJDG' E \T
NEI~HBOR I !':G PROPERTY

_/
AO 108
 NORTHWEST SITE PLAN NOTES: EXTERIOR PAVING MATERIALS PROJECT DATA
.-t CARMF.l

Casanova Street 3 SE of 1Oth Street

1. See Calculation Sheet A6 for site coverage calculation and
Carmel, CA 93921
dimensions. APN 010-185-015 G R EG KL EIN
2. See Calculation Sheet A6 for cut and fill calculations. Zoning: R-1 ARCHITE CT
3. See Landscape Plan Sheet A7 for site lighting specifications anc

lfJ
planting.
4. See Calculation Sheet A6 for average grade calculation and SITE AREA: 40' x 1DO' = 4,000 square feet
volume calculation.
5. Per site survey, there are no known easements. PROPOSED FLOOR AREAS:
6. See floor plan sheet A2 for dimensions.
7. See Exterior Elevations sheets A4 and A5 for exterior wall, Proposed main 1eve1 floor area 1.230 sf 2622 r j ncoln Avmnc
:~-, -~ Proposed upper level floor area 370 sf 1\.lameda. California 94501
fence specification, and roof materials. 511)-459-6239
Peninsula Building Material Belgard Dublin Cobble Paving Proposed garage area 200 sf
Total fl oor area 1,800 sf g<egkleinarchitect@gm"il.com
Leuders limestone paving 6"x9 " in running bond pattern
GOLDEN SOlJTi1EAS '1
CAR ~!iEl set in sand with 6" spaces set in sand
RECTANGLE Proposed basement floor area 99 sf
micromulch at joints or approvaed equal
or approved equal Proposed stair to basement floor area 73 sf
Total all floor areas 1,972 sf
(including basement and stair to basement)
M.tsSit)n
rw,TPrk SITE COVERAGE:
I
I Proposed Site Coverage: 516.7 sf see calculation sheet AG for detail
I
I <c,.._sfi.O ARclt1l"
,:., i -~ -11 .\, ! .
.~.. I YARD SETBACKS: '-.J..._Ci (:)~f:.G K~'1,- '~

l I
Front:
Rear:
15 ft. (except Garage = 4'-6")
15 ft.
NO. C1BOTJ

Exp . 08/3 1119

\
VICINin'\i\fAP
Sides: varies - total 10' both sides - see site plan below
\
GRADING: see site plan for proposed modifications

PROPOSED CUT AND FILL: 126 cu. yd. cut

84 cu. yd. fill see calculation sheet A6 for detail _;

,- - L.'"'" '" '" L "" ,.,.,. :

I
1I
~-v-
EX!" ~
STING SHED
NIDG,BOR>NG
:\ T
PROPEJ<nl :
I
1I

~Greg Klein Architect 20 17

R~ \i s i u ns Date

\ Plannil(f S1!b111itta/ 09-29-17

\
\ 10-78-17

Plamting Ro;iJiou 10-24-17

:\
i
pr sed tree
to re moved
\
_\

Carmel Residence
Casanova Street
3 SE of 1Oth Street
Carmel by the Sea, CA 93921
Lot 8, Block E per R2

APN OlD- 1~5.j) J5

Drawing Title

Site Plan

S~,;ale
114"=1'-0"

Job Number
2017-01
Draw ing N umher

AI
109
 doc. Note: all doors and windows, except
numbe r type operation
door types Jl & G, will be 14'-6"
01 3'6)(7'6 )Wi ng custom cu:otom - stained white quartC!rsawn oak
~ ll'K7'6 tqld nc Kolbe Vi ~talux e 4 panel alt~rn ate La cantina or Nana - W11ll aluminum clad wood windows and
8'X7'6 ~rtlmc Kolbe -Vi~talu,.e 3 pan~! single sliding doors from Kolbe & Kolbe with
"' multl1Udt'1 Kolbe- Vinaluxe 3 panel with 3gangfiKed transom above
"" Kolbe -Vistaluxe 2 panel
"corbeau" ( d11rk gray) finish, or
approved equaJ
G REG KLEIN
5'4)(7'6 ;ljding Kolbe-Vistaluxe 2pone l
A RCHIT ECT
07 5'4X7'6 Alldl n Kolbe-Vist01lux1t lpanel Door types F & G will be painted

B:J
Kolbe wlthgl3ssltte
Ql 2'8l<7'6 'lowmR wood to match exterior trim, a&
m B'OX8'D .~oectrOJ'Iill Custom Garage Door with glass lites 11t top
3'6)(3'5 li W ir'ig painted woodgate noted on schedules
2'8)(3'6 -.w!ng painted woodgate
.tddlf\hl t inrdoott
a-~
8')(7'6 mutd till~& Kolbe- Vista luxe 3 panel ao
- II a-o I
L -- 1 [L__ ll J 2(>22 Lincoln ;\ \'enue

~ ~
Alameda. California 94501
JJDi l Jl

510-459-6239
Window Sttwdule
gregklei narchitect@grnail.cc.m
numbe r type operation 3'-9"

~I
:~~ ~ 6-gang Kolbli!- Vi~;t;~lu:oo:e casement-fiu!d-COI!illm~Znt
A
8',.;6'9
2-gang Kolbe- Vist<~lu:oo:e fb1 w/ transom
with fixed transoms
... f-- f- -
W03 ! 2'8d0' 2-gang Kolbe-Vist<JIUKe fiKw/lr<lnSOn'\
2'0:<4'6 Kolbe-Viste~lu :oo:e
2"0x4'6 Kolbe-Vistalu:oo:e - 1- -
Kolbe-Vist:lluKe
WD7
WD8 2'0~4'6 Kolbe-Vistalll~<e E F G H
WD9 2'0x4'6 Kolbe-Vi stalu~r:e
WlO 2-g.lngfi~o:cd Kolb~-VistaluKl:! WINDOW TYPES
2'4x7'6 Kol be- VistaluKe
2'0x3'0 Kolbe-VistaluKe
Kolbe - Vhtaluxe

Kolbe-VistaluiCe
Kolbe- VistaluKe
F--t
2'0x3'6 Kolbe-VistaluK!'
8'-6"
2'0x3'6 Kolbe - Vistal u ~r:e
2'0.<3'6 Kolbe- Vist!lluKe
CA'I"mi"-nl l111 tl Kolbe- Vistalu~~;e _
! -----------:
__
a llca s ernentwindawstort!ceivehe;;~dmoun te d
roll down screen

' i
l R:.Otlll, l b."d Kolbe-Vistiilu:oo:e
B~
.i
_______ _I
i Upper Level Plan
Sl l'-11/2-.:2' 2 1/r I<\CO Ci..irtlmcrl-llj 1 Velux FCM
Vt!IUX FCM E 99 SF
52 2'-1:1/2~,,2'-21/r fiu:d t uJbnJWl"t
'2'.1112''1(2' 2. V'l" h'tf'd ru1bmou~l Velux FCM 370 SF
2'-1l!J 1!2'21/r I'ICI!tl rurn.mau-:: Ve lux FCM
TJ1jrli.t'-2 1/T lned wrb ~Otll(l Velux FCM
l''-7 l)r .. X-11(r fi~ed tt.uhtrt ~t VeiUll FCM
i 'lll , , ll/r h... f'oCI~'*'brttount Ve lux FCM
2' Z l/T'A"l' 21/t' hJo.t-d t.~rD Ma11nt VeltJj( FCM
Greg Klein Architect 2017

Revisions Dare

Plarmir{g.rrt&mittal 0.9-29-17

Planning Rn:iJiull 10-18-17

489'__ _

setbacks

~t==:rtr---t,------------____i!:3SIJ_:'!_6' _ __-+/_________ --,...___,___ _)J.

J.\'-~_"_d_ e__rr_i\).
1
I i "::::
I L....... __apprt,,.._ .-+:.<!_S_~r-11" landscaping
r
.. [,------ [----; ............... -. 23'-6'

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

J'i_ >_ i ,,,

~
~r,,.Jerr~
ID [, , , , , i iC:~:~:.
...............

:....
~
88 --------;! .! /
- -- r- --- -
' .....
''

--'------- ~~
~====B=e=d=rr=.r=m-+1====0=05~ I~~~~>md>e>>p> ~ Carmel Residence
I
I NORTH Casanova Street
~ 3 SE of 1Oth Street
Carmel by the Sea, CA 93921
Lot 8, Block E per R2

APN 0 1 0-1 ~5-() JS

Drawing Title

Floor Plans
-
Scale
bo ard and batten cedar fence 5' high - see d c\>ations for 114 "=1 '-0"
adclirional informati(Jn Drawn By

Job Nornber
!00'-0' 20 17-01
Drt~\\ - ing Number

o_ _ _ L _ _ ___ra__ _ _ __ __ 16'
Main Level Plan 1230 SF
Garage 200 SF
1

A2
110
 GREG KLEIN
ARCH ITEC T

B:J
2622 Lincoln Avenue
AJamcda. Califmnia 9450 I
510-459-6239
gregkleinarchitect@,2p)aj}.cc}m

ROOF PLAN NOTES:

1. All roof slopes 6 in 12 unless otherwise noted.
2. All roofs shall be cedar shake roof - Silver Creek number 1 grade 18" long x random widlJl -
4" min. to 14" max., 7 f' exposure, or approved equal, natural finish, over Tee and Water Shield
or approved equal underlayment.
3. Galvanized sheet metal 4" half round gutters and 3" diameter downspouts - provide splash block
dissipator at base of each downspout.
4. See window schedule for additional information about skylights.

above ridge

Greg Klein Architect 2017

Rn--isiom Date

___ ,r-- roof overllanE into I 09-29-17

I

"'
"
' '

Carmel Residence

l '
,--

.---------------- 1\
Casanova Street
3 SE of 1Oth Street
Carmel by the Sea. CA 93921
L ot 8, Block E per R2
\
'

t --
APN 010-185-015
'
l ' ', i /

.. /
'

: ~~-
';...:___ ............. ____ _ __ __..,.., ,.,. /
....-
Urawing Title

'
Roof Plan
"
Scale
114"~1'-0"

Drawn By

Job Number
lOO'-o'
2017-01
Drawing Numher

I
(!)Roof Plan
,1 Scale: 1/4' = I '-o" A3
I 111
 wood sbalce roof natural +510' -3" RIDGE
wood finisb - see roof bronze cable rail !ljth painted wood
plan for additional
supports
information
see front and side elevations GREG KLEIN
I matt painted aluminum
for additional information ARCHITECT
clad wood llindoll's and

l:fJ
' doors - Kolbe & Kolbe
Vista-Luxe series or equal -
Idark gray color cladding
I
- - -- -- - painted wood trellis
off ll'hite color
2622 Lincoln Avenue
Alameda, California 94501
"-"'~"<"="="'>-----::;;:;r4~ : J" stone veneer - 510-459-6239
I carmel stone ll'ith tight gregklcinarchitect@gmail.com
joints per image

line of natural grade sho1rn dashed

UNE OF CALCULATED AVERAGE GRADE +487.7'

East (rear) Elevation FOR VOLUME MEASUREMENT
Scale: 1/4" = 1'-0"

stucco - off white

- 1" stone veneer band - colored board form integral color smooth
carmel stone to matcb concrete at sides of finish
stone base retaining ll'alls not
facing street see front and side elevations
for additional information E;:~~ 5.1- ~11
7: ' J{
~il::e lOD
line indicating 18' ht. limit
Gres Klein A!<bitect 2017
for 1 story ridge height
typical perimeter fence

ITI
above natural grade Revisioo.; Date
cedar board and batten pain ted trim
with 4x6 posts at painted board & batten
Planning Submittal 09-29-17
apprax. 6' o.c. siding:
5' tall I
fD off white Pkznning &vifi~n 10-18-17
see floor plan
for extent Pkznning &vifi~n 10-24-17

Planning &vifion 10-30-17

exterior stone wall finish

1" veneer carmel stone
with tight joints

) exterior clad aluminum

li'Ood lfindon and doors
Kolbe and Kolbe Vista
~~xe Ser,ies or equal

(dark gray) cladding color

Ill
cedar shake roof

see roof plan for specification

painted board and batten siding

. .
Carmel Residence
1" stone veneer - carmel stone
with tight joints per image
off white color ' Casanova Street
painted galv. sbt. metal (copper
'
~--------------r------------~
3 SE of lOth Street
broli'D color) or natural copper Carmel by the Sea, CA 93921
gutters and downspouts Board form concrete Lot 8, Block E per R2
retaining ll'alls facing
matt painted aluminum clad ll'ood side yards APN01018S.OI5
windows and doors - Kolbe & Kolbe
Vista -Luxe series or equal - dark
gray color cladding Drawing Title

r-----------------1-----------~ -----~~--

---rr----~--r~~~f~
II II
Copper gutters and
doli'Dspouts (alternate
painted to match copper
color)
Scale

Drawn By
Elevations
114 11 =1 '-0"

!@DU.......~~-=v--,~--- ~ t ----_:- i
_;o-
Job Number

Drawing Numb~
2017-01

board and batten cedar

Elevation
fencing - natural finish
A4 112
 GREG KLEIN
ARCHITECT

[fJ
2622 Lincoln Avenue
Alameda, California 94501
510-459-6239
gtegkle.inarchitect@gmail.com

ElEB8 8888

mm ~m~
CD ~~~~~4~ =~~-~;ation showing adjacent properties SUBJECT PROPERTY ADJACENT PROPERTY TO SOUTH o f B' !6'
(0 Gteg Klein An:llittct 2017

Revisions Date
,--~-------------
Planning Submittal 09-29-17

Planning Rmlion 10-18-17

Planning Revision 10-24-17

Planning Rtvi.rion 10-30-17

Carmel Residence
Casanova Street
3 SE of 1Oth Street
Cannel by the Sea, CA 93921
Lot 8, Block E per R2

APN OJ0-185-llJ5

Drawing Tide

Street Elevation
& Sections
~ Scale
~ 114"= 1'-0 11
Drawn By
~
(most restrictive - for
~ ~ JobNIDDbc:r
2017-01
basement measurement)
::: Drawing Number

A5 113
 gradeelev le ngth
0
12.7
14.3 14.3

...
487 21.7
33.8
43.4
101.4
91. 2 GREG KLEIN
81.5 ARCHITECT
491 0 484

rEJ
492 485

ave.gr>~defo r garage-

""\
\
I
I
I
\
\
\
2622 Lin m ln Avenue
Alamed a, Calift,rnia 94501
510-459-6239
gregkleinarchitect@gmail .com
I
I
I
\ I
\
\

I I
I

+
....+ t,.,
+
t; t ""'
""~ '!.
+
....
Co
~
"'"'<
~

1. /11AIN TERRACE - l'ERlt1E:\13LE: Greg Klein Architect 2017

, around fire pit - ~and set stone
R~yj ~ ions Date
around firepit. 4 x 3.1 sf = 12.4 sf
rectangles sanJ set stone
p
P!a"11i1(~ .l'rrblliittal 09-29-17
9 @ 4.25 s.f. each = 38.3 sf
P!annin._!!, Rorist'rm 10-18-17
squares - s:l.nd set !'tone
2' -7.5" sq. = 6.9 sf each
' 33 = 227.7 sf

AVERAGE GRADl GROUND PWIE = +487.7'

:::~.:~~~MRY
IN'.AINL\IH:

~~:=1/FI~
0

TOTAL XCIUDCNI311ASlfi
>.llO
""
200

'""
"
13
1.912
.:::'"~I
AVERAGE GRAJJE GROUND PIJNE - GARAGE = +485.0'
@ ~~~e- ~-~~culation lABEL VOLUME GARAGE
3306
4546
stair 1990
bath-closet 3993
master bedroom 3545
be droom sa ddle n 750
bedroom sa ddles 750
total 18880 CF 2150 CF

allowable volume calculation per code:

one story area 1230 12 14760
370
Carmel Residence
Casanova Street
3 SE of 1Oth Street
CVf AND f iU.CALCULA.TION KY Carmel by the Sea, CA 93921
kt:yO.JT
Lot 8, Block E per R2
A GARAG E
13 eASEMENT liS
APN 010-LOS-015
CRfAR 860
0 STA IR

E U\IING
Drawing Title

key FILL
1 FRONT YO
Calculation
2TERRAO:

3EXT.5TAIR llO L3
Diagrams
4 NCRTH SID[ 1!0 ~. 5 5 1
2~73 cu. Ft. fil l
"" " 1/8"=1'-0" AS NOTED
84 cu.Yd.fill
Dmwn Ry

JobNmnher
2017-01
Drawing .N umhcr

FiP.<t Floor Plan

1230 SF

~~~~~?.
,
Area Caiculation
Garage
200 SF
A6
114
 LANDSWE LIGHTING SCHEDULE

SYMBOL TYPE MANUFACTURER / MODEL NUMBER WIP FINISH NOTES

GR E G KLEIN
()-1 .~ - WALL MOUNT Seagull Lighting 853850 LEN-12 LED 9 Wall Black 220 lumens equiv. Dark Sky Compliant ARCHITECT

A - JfAU MOUNT
B - POST MOUNT
B - POST MOUNT Jayce 18" tall Bronze Landscape light LED B Watt Bronze 200 lumens equiv. dark sky compliant

fEJ
2622 Lincoln Avenue
AJnmedo, Colifcornin 94501
510-459-6239
grcgkleinarcbit~ct@gmail.com

PLANTING LlS'f
--- ......
~ , _.~

_
.... ... .......,.............
... ...... ..... ...___ ,-,.
..,..., ... _. .,.,_ ..
- -~ __ A - Ground Cover - Dwarf Mat Rush, Slender Sedge
z:~~;~::Zi:~=-~:;;:~..::::::-.~::;.:'.. ........ ...
~._ . ~_.

~':.'.:-~~:-..:..~:~~~~--:~~.:~ ~

........ _ ., __ B - Ground Cover - Purple Carpet Creeping Thyme, Yerba Buena, Lippia

\ ~?~::.:.~;~;,~~~=~-:.~~-~
C - Shrub - Loropetalum, Carmel Creeper
\ -..-.--.. ......."-
--"-"'"' ........ _ , __ D - Shrub - True Myrtle, Coffeeberry

gf:f~~~-~;:.;-Jz~~:~.-:-:- ~~~F.E~?~:;:d&~~;:~~~-~~:;: E - Tall Shrub - Pittisporum or equal

=-~ ==::=,-- ___ ...
,,_.,.. ._.,_
F - Vine - California Grape
-- ..... L ' ;~~"i..... 7J:"f.::-::~-;::- ~:::_::-: --
G - mulch - Micromulch or equal
~f-~~~l~:~~:1~:. ~~~fii~~~.~?.~:~k.:~
IRRIGATION NOTES: ALBRIGHT SOUZA
1. Provide Drip Irrigation for establishing plants.
LANDSCAPE
E -Tall Shrub approx. 6' DESIGN
high Pittospporum or equal
A- Ground Cover ''\;= Greg Klein Architect 2017

Re\i sions Date

Plunnit(g .\'n/;mittal 0_9-29-17

.\ iLreetobe
I
XJremore Planni11g R,,,;ision 10-18-17

Main D\velling Unit

1600 sf
Finish Floor Elevation +489'-0"

Carmel Residence
Casanova Street
3 SE of 1Oth Street
Carmel by the Sea, CA 93921
Lot 8, Block E per R2

APN OJO.J85-015

Drawing Title

Landscape
Plan
Scale
114"=1'-0"
E -: TalL?hrub approx. 6'
Drawn By
high Pittosf>porum or equal
Job Numher
2017-01
Drawing Number
EXlSTING RESIDENCE AT
NEIGHBORIJ\:G PROPERTY

G) Landscape
Scale: 1/4" = 1'-0"
Plan
' A7
115
 SJtolfk-utl'tWf.Uh&r'I;.Wtl11.ohYi
~l \tt<,i11'!\,._,., ,.t.....u ,...-:o. ,..__""'n.-..,_ ................. ;s ..... ~
JtJ,..<J... F: ~ ..
;:,,-:;~~ r,- ,,.., ,.. ~ ~'"'*'

- ,.. ,.,.. ......

:..::::-:.:=--;.,:;:;:.-=:.-.........
.;bl ... ""'- -... .. ~.----.....s~-
..
.. ...,_~.__ -n,.""''""
_._4' ,~..~.,.... -.~~.!.;

Jl;:~<:. :;.,~ l l 1 ~ !!
s:::~2:;.~~~~~l~Js::;~;;~;~~~:~~
fL~..~ <~~~- -....
~ bJ.>N.f....~.- 1 .._,.....,.._,,
1'''"'"'"-''-'>l"~. tu,..,, ,
.. ,1o: ..._"'II_ ., .,.. I"W ~..,. ~_.lr i"''"''""""""'

M.~ ~ ~~- ~l M'"' ~~~-~

l"nr"~{ho-. 1...-.:<.\\!"ft ...... ~~- .-.-.........,_; ,~.....,.><f'*'t""-' *"-' ,..,.,,,.............. ....: :,.. ........ ..,..,...........
_,.J:.,~- ' "'~ ,,.,.......,..,.,....
-~- """'"--~- lt6tl
.
~...._~ ._,r ,a.,.v~ .-.u...,_..,......~ ..,."\' c;,~- -:~.,t-"...-"'t. J'(;_<.- ,t J;h~ .U .'\IH(Io.J~<..""':h.l Pj ~
:-.... ....~.. ~"''~-.1.\1.,~'- ~!i' l,'.ll' -..,.~o_,._.____~, t'"' ""',..~~ -lo.a.:.->hlni~ . . -~ktu,,,., ..,._, ,.....
GREG KLEIN
;:;:.,~~-;~~--=~~,~~:.~::=
~1po:'1'ftf) .IW....,.....,...._.._., ~ a...r;'"-1'w4 . ., ....:;.1-.:..,....,,..,;o..,,, .,,,, ,;,
__s.,.<>.-;..._......, ... 1\o--..,._.;............" " .... ~_...... ._~- ~ ... .., .... ...,. ~ ............. n.;,lif':40 ~.... ~ !
~: ~~._.,
>:; f ~:.: .~ ... ,,.,.: ~;. .... c::: ro".... .. ,..--;~ .J'I ... ...
'- -.... _ ..... 7',.-!'
_. ...._ --1.~ . . . . . "-'... - ........... ..
-'"--~ - -~"' '" ::::~~~:;~~::.~...~;~~~:~:...~~~~-:..., ':);. AR C HITECT
~:;:;i:;.::~~a=~:~~~~::.~::-~r:-' t-11<

l:B
':. "l..., -,..,..,.'!",..,............ .-: ...... .l~:er~.~-.: -"-~l~>ol
o\o.:.i ~:1 .,_.,.v..,. o'lf ...... .., ""*'<IVN.\1~4'. 11~/-li,..._ ~"''"' t'f. .W~'t'. '

~~~~:. :-~~!'::.:::..:.~:;..:;.=:;.!';;,-;/;!"."'=:;.;:.;;~_!:.;"'" '' ,,,,,.s;,.,...._,.. l'h,, ....,,........ .:..J .. ... ...........

""''"" ~ ~."-'1 n!ftw..>~><.;~- ,
!::.:;7.:~.:.~~~~:~-.,: ..~~:':'~!-:;.t:.::~-:-.;
..to
'~""' ~ ''"'"'ll~ 4 :a , l =- ...... ~. ,.en...
~"'c~~ ~'f. >~ llt ' 12-l'"'IJ<m''~'ll. 'u;l'>.l "'-:
...,.;.,.,.-.;,rtt ~-~ """' .... . eo.....a..J'I't..,...,)lt\J.. o:'I'I-*OI!'l,.....,_.,__
,n.n~!o.ol:..lool),.:.&.>....,v,

""'~-...-Jo."-~-"'-"-.., ~c--. 1 - "' '4-..,_._,.....,

...... ,,o"-ooo_,._....,,.JLs.:o-~14-"'-J!,"" .. ..._lk._..,. .... .,.__.... ~ ;,
'"' ~...::.l ht..,.,...,.,, ..,. ,
... ~ ... )1\;JI ( t~>...
...,. ........ ._. ,.r.t . ""l~ f.1to'-,., >3<..,._t ....,.. lo
,,.,.--;l" ..
fS ._ ...,:,_..o), -.;..C bo 0<1""'-' ... !'M
0:~1:1 ~~,;::It\ ~-::~-..=""-"o:w ~.;.;""lltiL- p! .,;fi r>f"'ot!.,.,
....... u "'" ~ .._~..:J~o:-..-. .o.lool
.
c u,.,..<I....,.:....,.MI>. :JO< ~ " '=-t .
:t~;~?.::~ll:t.:.;'0~.:;!.1":.~' =:~~~=::.:- :~.~~ . :,. or.. _ , ~ 'f'i.',._... ,J.,,.,'>N..,:...-.-.,.1~Jh ~ ~ ,.~;,_. ... oc.A'--

;;~~:!:~;7::Ti:~~-=::~. ~-~::.:~!: = '+-->141>.'"""jV'-..--r.,.-. ..n ro, ,<J:""'"' '

r..~r
II~
.. ~~ .... ~- ~~~..
~FIIW

{'.5 1'>14;..... ,..__~ ....-

M-.
. ~..-'\4~.;,.-,-_.
~- ,,,.. _ _ _

t.JI"ie-1-'.J~
2622 l.incnln Avenue
nt.o-.... T- ~ 1. ..._...._......_. _.,,~ .........-..~ .\b medo, Calif<>rnia 94501
~:;::..~:,:.:::~-~:;.~~=--- 510-459-6239
Sl>h;.._.._. .;c;..-;."""!h""od' o,.,;,_t i~.L"ffi.Q" Itcv:co.c-. t~X....,totf<'o<!.l.. ! i _ h ..,. k l l:;; '!O'-<r ..,.'y:'lo ...L--.:..:.l.oo. .. ~ll,n-.-4 l' l h.-.t,,, .~ ....- -... ;,,.;,.,
.o( lM,..., .:;.~ o.-,_,...,.__,.., , _ & ,.,_t _,.,_..,..,,,.~.-; ,.,,--; . t ....-__..o. ,.,..,,.w......:liC.~:I..- ...::..,J:.CI'-r..' ., ,:-_. <1"\mr::-= '""-'j!l<....,ttc: l' _ rogkleinarchitect@gmrul. com
1\'.-..l t !;.: .... "''"....... ~ ....... ..~~: ..~.. ,--.~. ~ . - ...- .....,.~.""'..,_ ;. fc--:l><ir:"-"' 'W::<<rr.-r......-)...-11 ''''"""."' ............. , ~d\O '..,. lt--: '-..-1'""

~-:~~!~?~~~~=::z::~~~~~k~~ t~

J,J,\',O>I""'\'; ''"""""!~:f:l .,. .;.,,,,_..,lk_...,.,('_ ....

~ :o.: r , ., _....,..., ;.,. ,.. ~~ tNV~
~,.,. ,_... ,_l.,,,..... v. ....
....,..c: ..l ~ ... -.... ..r~l")
'"""--'~yo; .... ~:"'
,..,... _. ~~.'!-(.t
!""""....._ o.tllm\-r -.: ~on~.,ar .,.,....,.>l. l!!'<."''"'ur-..u._. - . . .
kL"..-"""'!IIIr-..:.l .. ,!it>n.:<>4""'"'"'-.:.u,co.:.t-t.>4oo..'lr.r./o"'d
~..
~- .. ~ ......... .-... .-.~ Sl.-.........,.... ,.- ... ,. --..u.o.a..-
........ 1.. _ -"'~l"",.: ....:.e ""' : "'~~~~-'-,_.,,~ ..r .. ,~ .. ,,...., .qoo.'"' '""
,.,...."<\ ~.... :....-....- ..... __...... --'" """::............., .......... '0"4/:o-....-.......,.,.)t-;ko<... ~

r-.. 1 xiiUUr,..-ohoio a.. I... ""'.-r:" _.u "'':"""" .. - .. u.... lhM, ,_,..ui.. ..... ;!('t : JC.H;;-JU>.'~l '',' J~I'l
!<-1,.. .~... "''""'"'' .., ~ .. .,., c:ooo<>>~ ..-;n ,. .,.,n.-., ..
-~1(1) h\C'Il !C (;F,O ~'L c,\:rOP. ~ I ."l D-9~0
.O):IOiliL;&d. 't\'!,11(:. -i'I;'J'I
tl).~:\ ( ( ~1::.1 -e
(".,, ..._...... , ~l..llh.o ll- J

S.~~?:~E!!~:::,(.~
1~,,._,_.,. , ..,,...__ v <~oo~l ,....f;oo - .l...,ll ~~~...- .._fto.,.~-~o.tol
l a'.;.l/lo:o'. .,l,'l'o1 .. -."dt<=iP.>I r.or~p"'.-;_
af &"""' l.ol:lo. ""...rt.I\<- " .. L.

'T'!.- """ ;, - ~ ... .... ,~ ...... .~ ,-:.,. . ....... "'~" ~- ...... ... _ {,. ,..
........... ~--::oi ,,..,...t!-llo:t..,ott

w:< ~<-~ ..,.,, r...,~ .,~-~'''n.:: ,.,.:- ... ~ "" . ._ ,

---~,- ~ ...---........ l>o.le J h\o. .....,.
k_,,_.:,J d,,...,.
n-. ""' """>' .....~"' "':... ...~~ ~ . l''>:~~~:"::~x;;.,~:;,;~~;;~~-~"h" ,,.,,,. .,,
!" ~ ~e,. ,P".C~' "":
"- -"""' -'"".. '">'1:
-~ ~~ ~..._, ..
~ ~- ... ~

IJ -~~.v.>l'.:m~;j;,;>.'.);1 ~~Af.l'li.l' h .. ~.ln':.~.H'::~tUol:i<;~_:

.~nd.:-::o-,.,_, .. -,l\r' '-'~~ ""' ' '""-' .~ ... ..,",
~-,'.~";:;;;; d;,;~;::::,.")~~l;:,:' " \o ..
.W!I'rl~~ ,;:,r :.. .. ,. _. ,~-- ... .

I j.' ' .i
~-- ! A
... faep;~ ""~'~~-. ....~ . ... ""' ~.- ,.. ...... -i'<.~'"!C--.... ..,..
.:. o<oli~ o.---1'.,:~1.ol..,.M\I,,~,_'It'='1 :4

~_,t't'(_-:I~J.ri"' .. "'-i;.(o ..S o.r~ .Tile&~ -tfic-:IIO.i'aolwdK('I'<~,."'-'

...,pr-- ;.r<ltt..:b,'ll!ltt; .llll.it!i'lnhl>~"'-..r.:borrl.l> !oo:oho<~I~Ot-111
.. ... ....... ,r""'-,....."...
~- ~ ~""'ca-,;6N-IM.S..a>Jy.~-:r ..
~~~,~~~~~:;~~~~:.=-:,;,;.~"t"""'""Y .... "',.-', 6;1o.or.-..lli.'1>1Y;f4"'!~tt'r:t'C."'i'C"ielll'.!'ll<I!Jtlfl ntw- U ... ~~lt.."'
*'
~"'T't'.ll,~~nrtrilo in r,., !l>oc:;l!.l~ lot: kt<f"'oallo,. ~( -, , Fo~-Nt., '\i,cnilo.~1 d'..,.
................. ,,..,~ .. .. ... ""-..~w'""":oF.~.. , ..,.,;t.)~-"' ....._.,.... .;.!!....t ....
'\..-.... ....... .;,.,.... , ... S"_....., . ,. ... :-< .. Jt 'lli< ... ..'lc ...~'-- ....-..-.u...;rn. .. """'~,.-JII.-.
~~.;:~~.;::::;:~~~;:3,;-:."" O,A, .... .. ~,.,.' ,' ,. .... tp; -.<

Greg Klein Archilcct 2017

R"Yisions Dati:

PlarmiJ(S .rubfllift(/1 09-29- /7

o. o.,,-,.:<ho lf t:dn...~..,..h:t.:.1co~~-) ;bt,t-,~ ,:., !~"--- """ ."(

.:.ljo!"((
$ ;4.!1
,r,. .-..,;;&.1 S:' ~ .f . ,.~ !!!l u:~-.-""'01 ' .!!I.; I! . . .,._,._ ;:-::n,
-~~ : ._: .......:ol,,\l#OO.:J'~(.~),:,.;J~It:'>:t_..~j:l-,1 i!"' ll l ,,; !
"'' "'l"I---'"<.J '"""''._,-..,r,.,......., . .,, ,,,."'~h""l~v:or
~:::.:l:;t;:.~;..S::':~:~~t!~:-~. ::; ~~.~ ::; ~~:;~':.~~:~~~~~::
~~... , .... ~ ... "~ <<-~ . ,!,.:..);- .... ''"~ ...,..."' "''"". ~ ' !'""'
1)1.;; .:q;: .:lf"'-'l ktil- <~.-d;"'--.1,nll~ :o l<l'r.~t('),11'1'' 1 "'-1"'
1-----
:~~:~~Z~::::1;~J~~~~~_;;~~:;~~~:: ~~~~~:f~~:.;;~~ ~::E4.1ff5~~?::f~

..
i~~-<: b"i''<l"''"'"'::l'" - - ~= -olbo:ll!l>"'-1 .::<MI4 "' '!' '11.1..~ \
:. .,, ,. n.-.ool .._,_ II! >I., -',..; g; > ;') or :~...-~ri;,lo<:> !o<"': o:o;,. ~""

~ !~~~~-~.:~:~~;,~:~:,~~~:~~~~:~~:~;~,rt.~
.':.<".;.;.,~.:;,L i:t. :~~"':tu~
!'"~~ii:::.":--~...;-;.-.;~: :i'-. ... !
..,... . ~ 1 ''"-"!:K I.l: ri-~
,:-, .,.,.,.h'L! )~""'l~f;:.;:l ~~ ..
..
r..; t t~,..,~ r:--.ct--..:,.,._~
...... :J.~, ~ - :..
.... . ~, ..;,lr'"'io. ~l. :...~
t<ro..........,;,~ . ~ ~~~~.-~-~-:.:.:-=~-~~~~~- -'"- !:.~::-:-.::- :.-:::.~-;:;;:~J,- .. ,._ .. -
f,.., ,~&.; i. "'-<>~t<':-:-oo>hll4 <-f'l-..-.&..., ::al!o'<~ . ..,,.._,. ~;':';7,'t;:.::.;~: 7.::;-.::~;~'!';..:,'".~ ' ...... .
:; ,t~;.;;~,:_i~_'~~1~i:~;~~-~~t:~,:~~~,"!,;~~~:-~~~~3.i::~~-~:, I
1

'oil\ .,.;:! , f .~ .i."-':-~. 1'-l''"~:bo, ~"'-'C.,-.;' IC~.:!lUl:"' I. JIIi ;:lnll't.i.~ J;, ICI.'
~ - -~-. ' t.-1o ..... t ik->_.< \ " bo~ 1 ""'-1 tt <.i:.:t'.,! t~11Ut' :.:tn 1:

;:.~:.t:~~. ~~~~~~"~
U(,l\
..:::::.~ ~~~~~-~~;:~:~. -~~:. ";~~ .

NORTH
Catm el Residence
Casanova Street
3 SE of 1Oth Street
Cannel by the Sea, CA 93921
Lot 8. Block E per R1

APN 010-185-015

Drawing Title

Site Assessment

Scale
none
Drilwn By

Job Number
2017-01
Drawing Nurnhcr

A8
116
 Surveyor's Notes:
Map Legend:
This mop portrays the site ot the time of 1he sJrve'( and does not show soils or
Basis of Bearings: The measured line between a 3(4" iron pipe and a geology information, underground conditions, eClsements, zoning or reglAotory
1" iron pipe with tag marked "PLS 8368' found on the westerly line of information or any other items not specifically requested by the property owner.
There may be easements or other rights. recorded or unrecorded. oHecfing lhe
Monte Verde Street as shown on Corner Record No. 1795. Not shown
subject properly which ore not shown hereon.
on this map .
UndergrOU'1d utilities, if any, were not located. Information regarding
Horizontal Datum: Assumed. underground utility locntlons .should be obtained from the approprlcte utility
companies or public agencles.
Vertical Datum: Assumed.
Elevations are based on an arbitrarily assumed datum as r.oted. Ground may be
more irreguklr than contours indicate.
Contour Interval: Contours as shown hereon are interpola ted using
computer digital terrain modeling software and spot elevations Distanc es are expressed in feet and decimals thereof.

The cross symb::>l {+) marks the horizontal position of the spot elevation shown.
Record Map References:
Tree symbols are drawn to scale only approximately,

R1 =Grant Deed recorded July 21, 2017 os document no. Sufficient boundcry ties were made to graphically show existing features
2017038595 of Official Records of Monterey County, State of however o complete boundary survey was not performed .
California.

R2 =Map of Addition Number One to Carmel-by-the-Sea filed

November 6. 1905 in Volume 1 of Maps "Cities & Towns" at Page NEIGHBO~~~G
~51D~'K~
45-1/2 in the Monterey County Recorders Office. State of California.

R3 =Corner Record #1795 filed on April22. 20 16 in the Monterey

County Surveyors Office. State of California.

AC =ASPHALT CONCRETE FEN-WI= WROUGHT IRON FENCE PP = POWE.~/UTIUTY POLE

AP =ANGLE POINT FE ,~-WD = WOOD FENCE PTH =PATH
BC =BRASS CAP OR BEGIN CURVE FE~-WR =WIRE FENCE PTO =PATIO
BL =BIKE LANE FH =FIRE HYDRANT RCE = RI'GISTERED CIVIL ENGINFFR
BLD =BUILDING 'F =FINISHED FLOOR RCK =ROCK
SLDR [S} =BOULDER[$} FL = FLOW LINE RDG =RIDGE
BM = BENCHMARK FNTN =FOUNTAIN ROW= RIGHT OF WAY
l= BOUNDARY LINE FS =FINISHED SURFACE RSCO = SEWER CLEAN OUT
fi.I FIGHBORJNG
BTM/BOT = BOTIOM FW /FOW = FACE OF WALL SDMH = STORM DRAIN MANHO LE GAAAGr.
SDWK =SIDEWALK
BW = BAC:< OF WALK GAR =GARAGE
G/GRD =G ROUND ELEV . SMH = SEWER MANHOLE
- - - - - - - - -- - ----* ,.,
t= CENTERLINE
CATV = CABLE TV GB =GRADE BREAK SPK = SPIK E
CF =CURB FACE GM=GAS METER STC = STUC CO
CL =CENTERLINE GV = GAS VALVE STN =STONE
CLM=COLUMN HC = HANDICAP STP = STEP
COMM =COMMUNICATIONS HOG = HEDGE ST LT = STREET LIGHT ( '- ~X ' . .,
CONC. =CONCRETE ICY= IRRIGA TION CONTROL VALV E STRP a STRIPE

A''
COR =CORNER I.P . = IRON PIPE SI'VL= SWALE
C/O= CLEAN OUT INT =INTERSECTION TC = TOP OF CURB
CP =CONTROL POINT IRR =IRRIGATION TCN =TOP Of CONCRETE
CTL =CONTROL LT/L&T =LEAD & TAG TEL/TELCO= TELEPHONE
DG =DECOMPOSED GRANITE ~DG/LNDG = LANDING
01 = DROP INLET LIP= EDGE Of CONC GUTTER TOP= TOP Of SLOPE

-~-: ~r_ ,.-': I1

TG=TOP OF GRATE
D.L. =DRIP LINE [TREE} LS =LAND SURV[YOR TOE TOE Of SLOPE
DWY =DRIVEWAY LT= LI GHT ..
mnow"rom= "(

~Vh~?i~: ~"'~:
EM= ELECTRIC M ETER M-T/M&T =MAG NAIL & TAG

.
EO = ELECTRIC OUTLET MAG = MAG NAIL I

~
ENG/ENGR =ENGINEER MKD =MARKED
ENCL = ENCLOSURE MON =MONUMENT I

"" ~~!
EP =EDGE OF PAVEMENT N-T/N&T =NAIL & TAG
'D/FND =FOUND NG =NATURAL GRADE
'EN= FENCE OPN =OPEN

;: \
~
FEN-CL= CHAIN LINK FENCE P= POOL
FE~GS = GRAPESTAKE FENCE PUR = PLANTER
'
6

0
CONTROL POINT

GAS MEIER
'V . \ " if
;/{
#
;r/
.'Y
y
~I

e SEWER CLEAN OUT

g/ ;If
'lli UTILIH POLE
:w
<I)
B WATER METER
<I)
'--
..w
\f)

>-
..w
0
0
lf)

~
_._; X ,.
lf)
[\)
>
0
c
[\)
\f)
\1')
[\)

Topographic Survey
INDICATES MONUMENT FOUND AS NOTED

t
-- - - --- - - - - PARCEL BOUNDARY
Prepared For: Ryan Melcher
-- - - --- - - - - ADJOINING PARCEL BOUNDARY Requested By: Dave Pond. DPC Services. In c.
RIGi''.TOFWAY
Augusl2017

Rasmussen Land Surveying, Inc.

I" =5'
PRAWING REVISIONS:
August 2017- ORIGINAL SURVEY
0' 5' 10' r s

117