CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

March 9, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, Interim Community Planning and Building Director

Submitted by:

Ashley Hobson, Contract Planner

Subject:

Consideration of Concept Design Study (DS 16-024) for partial demolition

and substantial alterations to an existing residence located in the SingleFamily Residential (R-6) Zoning District.

Recommendation:
Continue the Concept Design Study (DS 16-024) with recommendations/draft conditions.
Application:
Block:
Location:
Applicant:

DS 16-024
8
2848 Santa Lucia Avenue
BSI Holdings

APN:
Lot:

009-381-007
7

Property Owner: BSI Holdings

Background and Project Description:

The project site consists of a single-family dwelling on a 9,654-square foot lot, located at 2484
Santa Lucia Avenue, on the southwest corner of Santa Lucia and Dolores Street. The existing
dwelling is 1,713 square feet in size and includes a 380-square foot garage. A final
determination of historic ineligibility was issued by the City for the residence on October 14,
2015.
The applicant has submitted plans to demolish a portion of the existing residence in order to
remodel and expand the existing residence. The applicant is proposing to expand the residence
from 2,363 square feet to 3,253 square feet in size. The project includes the following
additions: a 31-square foot addition at the front entryway, a 52-square foot addition on the
east corner of the residence, a 188-square foot addition on the south corner of the residence,
and a 620-square foot addition on the lower level underneath the existing house. Additional

164

DS 16-024 (BSI Holdings)

March 9, 2016
Staff Report
Page 2

project components include: 1) change in architectural style of the residence including a new
large gable element with heavy timbers, 2) backfilling a portion of the rear-yard to construct a
patio, which includes 5-foot high retailing walls, 3) the reduction of 763-square feet of site
coverage throughout the site, 4) the removal and relocation of the front fence, 5) new doors
and windows throughout, and 6) a new chimney.
Staff has scheduled this application for conceptual review. The primary purpose of this meeting
is to review and consider the site planning, privacy and views, mass and scale related to the
project. However, the Commission may provide input on other aspects of the design.
PROJECT DATA FOR A 9,654 SQUARE FOOT SITE:
Site Considerations

Allowed

Existing

Proposed

Floor Area

3,253 sf

2,363 sf (30%)

3,253 sf (40%)

Site Coverage

1,101 sf*

1,862 sf

1,099 sf

Trees

3 Upper /1 Lower
(recommended)

7 Trees

7 Trees

Ridge Height

1st Floor: 18 ft

1st Floor: 13 ft

1st Floor: 15 ft 3 in

2nd floor: 24 ft

2nd floor: 21 ft 11 in

2nd floor: 23 ft 4 in

1st Floor: 12 ft

1st Floor: 8 ft 9 in

1st Floor: 8 ft 9 in

2nd Floor: 18 ft

2nd floor: 16 ft 10 in

2nd floor: 16 ft 10 in

Setbacks

Minimum Required

Existing

Proposed

Front

15 ft

38 ft

38 ft

Composite Side Yard**

Varies (25%)

Min: Approx. 36 ft (40%)

Min: Approx. 14 ft (25%)

Side Yards***

Min. West Side: 3 ft

Min. West Side: 5 ft

Min. West Side: 5 ft

Min. East Side: 3 ft

Min. East Side: 3 ft

Min. East Side: 3 ft

Fronting Santa
Lucia: 5 ft

Min. Fronting Santa

Lucia: 5 ft

Min. Fronting Santa

Lucia: 5 ft

15 ft

Min: 45 ft

Min: 45 ft

Plate Height

Rear

*Includes bonus for 50% or more permeable site coverage

**The Composite Side Yard is measured along parallel lines to the front property line (fronting on Dolores)
***This property has three side property lines. The front property line fronts on Dolores Street.

165

DS 16-024 (BSI Holdings)

March 9, 2016
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 site contains seven trees, three of which are classified as significant (Coast Live Oaks). The
project proposal does not include the removal of any identified trees on the site. The City
Forester has not recommended any additional trees to be planted on the site as a condition of
approval.
The applicant is proposing to backfill a portion of the rear-yard to construct a patio. Staff notes
that the proposed patio and associated retaining walls are located adjacent to several trees.
Staff has forwarded the plans to the City Forester to review potential impacts to the tree roots.
An update on this will be provided to the Commission at the meeting.
Privacy & Views: Residential Design Guidelines 5.1 through 5.3 states that designs should
preserve reasonable solar access to neighboring parcel; maintain privacy of indoor and
outdoor spaces in a neighborhood; and maintain view opportunities.
Staff has not identified any significant privacy or view impacts associated with this remodel
project at this time. The applicant is proposing to enlarge the deck at the rear of the house,
however, the proposal does not appear to create any privacy impacts to surrounding
properties. Staff notes that the proposed deck is located more than 40 feet from the rear
property line and more than 20 feet from the side property lines. In addition, the rear yards of
all surrounding neighbors are situated significantly below the residences and should not be
impacted.
Staff notes that the applicant is proposing several very large windows on the rear elevation that
could impact neighboring privacy. The Planning Commission and staff will have the opportunity
to further evaluate the potential impact during the Tour of Inspection.
Mass & Bulk: Residential Design Guidelines 7.1 through 7.6 encourages a buildings mass to
relate to the context of other homes nearby and to minimize the mass of a building as seen
from the public way or adjacent properties. Further, these guidelines state that a building
should relate to a human scale in its basic forms and to avoid grand entrywaysthat are out
for proportion with the human form.

166

DS 16-024 (BSI Holdings)

March 9, 2016
Staff Report
Page 4

The proposed additions would be located mostly under the existing home, with minor additions
on the front and rear elevations, and therefore would not have a significant impact on the mass
and bulk viewed from the street. The applicant is proposing to raise the height of the east-west
ridgeline from 13-feet 10-inches to 15-feet 3-inches, which adds some additional building mass
to the street elevation, but in staffs opinion, does not present a substantial issue.
However, staff is concerned with the proposed new gabled element and associated heavy
timbers. In staffs opinion, the proposed new element is incompatible and out of scale with the
existing residence. On the front (north) elevation the design creates the appearance of a grand
entry and the rear (south) elevation also appear grand in scale. Staff notes that the proposed
gable roof extends over the rear deck, and as such the entire area below it is counted as
additional volume. While a volume analysis has not been conducted yet, in staffs opinion the
proposed project will not meet the Citys volumetric requirements.
In addition to the mass associated with the gable element, staff is also concerned with the
amount of glazing on the rear elevation. Design Guideline 9.12 states an objective to limit and
size windows and doors to achieve a human scale while avoiding mass and privacy impacts.
The proposed project has multiple large windows on both the front and rear elevations. In
staffs opinion, these large windows add mass and bulk to the design. Staff has drafted a
condition requiring that the applicant revise the design to be more consistent with the
Residential Design Guidelines with regard to mass and window size.
Also contributing the mass of the building is the proposed new chimney, which has a horizontal
dimension of 6.5 feet, which exceeds the allowed standards in Municipal Code Section
17.10.030 of 3-feet 6-inches for double flue chimneys. Staff has included a condition that the
horizontal dimension of the chimney is reduced.
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 applicant is proposing to maintain the ridge style on the front elevation and add a new
open gable over the entryway. The rear of the property is proposed to have four open gables,
with a visible ridge behind. The existing residence consists of all 3:12 roofs, and the applicant is
proposing a combination of both 3:12 and 4:12 pitched roofs. In staffs opinion, the proposed

167

DS 16-024 (BSI Holdings)

March 9, 2016
Staff Report
Page 5

rooflines and building forms do not appear overly complex and are consistent with the above
guidelines. However, in staffs opinion the proposed massing is an issue that will require
project redesign.
Site Coverage: Municipal Code Section 17.10.030.C.2 states that: Excess site coverage will be
reduced at a rate equal to two times the amount of floor area added to the site, or to an
amount that complies with the site coverage limits, whichever is less.
The project site contains 1,862 square feet of site coverage and exceeds the allowed site
coverage of 1,101 square feet by 761 square feet. The applicant is proposing to bring the site
coverage into compliance by reducing the coverage to 1,099 square feet. The site coverage will
consist of patios, walkways, a shared driveway, and site walls. Staff notes that the existing
driveway is shared with the adjacent neighbor to the east, and exceeds the allowable width
within the City Right-of-Way; however the applicant is not proposing to change the driveway.
Fences/Walls: With the exception of the front fence within the Right-of-Way, all existing fences
are proposed to remain. The fence within the Right-of-Way will be removed and relocated
onto the property. Fence heights and details are not identified, but will be included as part of
the next round of review for this application.
The applicant is proposing to backfill a portion of the rear-yard in order to construct a patio,
which will require approximately 5-foot high retaining walls. A significant amount of cut and fill
will be required, and staff has included a condition that the applicant submit a grading plan that
shows the proposed cubic square footage proposed for the site. Specific wall details are not
identified, but will be included as part of the next round of review for this application.
Finish Details: Finish details are not typically reviewed at the Concept stage; however, the
Planning Commission can provide input to the applicant. The finish details include horizontal
wood siding with exposed wood rafters and railings. All windows and doors are proposed to be
wood.
Archaeological Zone: A Preliminary Cultural Resources Reconnaissance Report was prepared
for the subject parcel on January 27, 2016. The study found that over a dozen previous
archaeological studies have been completed with negative results in the immediate vicinity of
the project parcel. The project archaeologist recommends that there is no reason to delay the
project due to archaeological reasons, however it is recommended that in the event that an
unexpected trace of historic or prehistoric materials are encountered, a qualified archaeologist

168

DS 16-024 (BSI Holdings)

March 9, 2016
Staff Report
Page 6

should be retained for appropriate mitigation. Staff has included a condition of approval based
on the project archaeologists recommendation.
Public ROW: The unimproved portion of the City Right-of-Way (ROW) between the front
property line and edge of pavement is approximately 34 feet in width along Santa Lucia and 16
feet in width along Dolores Street. The existing fence encroaches into the Right of Way along
both street frontages, and the applicant is proposing to remove the fence and rebuild it
completely on the property. Staff has not identified any other encroachments.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The project includes an 890-square foot
addition to an existing 2,363-square foot residence, and therefore qualifies for a Class 1
exemption. The proposed alterations to the residence do not present any unusual
circumstances that would result in a potentially significant environmental impact.
ATTACHMENTS:

Attachment A Site Photographs

Attachment B Draft Recommendations/Conditions
Attachment C Project Renderings
Attachment D Project Plans

169

Attachment A Site Photographs

170

Attachment A Site Photographs

171

Attachment A Site Photographs

Story Poles visible from Santa Lucia and Dolores Street

172

Attachment C Recommendations/Draft Conditions

DS 16-024 (BSI Holdings
March 9, 2016
Recommendations/Draft Conditions
Page 1

Recommendations/Draft Conditions
No.
1.
2.
3.
4.
5.
6.
7.

The applicant shall work with City staff to determine if the proposed rear patio
impacts adjacent trees.
The applicant shall reduce the mass and scale and of the design (gable element)
to be more compatible with the existing residence and consistent with the
objectives of the Residential Design Guidelines.
The applicant shall reduce the size of the windows and amount of glazing on the
rear elevation.
The applicant shall reduce the horizontal dimensions of the chimney to conform
with Municipal Code Section 17.10.030
The applicant shall submit a grading plan indicating the cubic yards of fill
proposed for the rear patio.
The applicant shall provide fence and wall height details on the revised set of
plans.
If archaeological resources or human remains are accidentally discovered during
construction, work shall be halted within 50 meters (approx. 160 feet) of the find
until it can be evaluated by a qualified professional archaeologist. If the find is
determined to be significant, appropriate mitigation measures shall be
formulated, with the concurrence of the Lead Agency, and implemented.

173

174

175

'S anta L ucia

REVISION
FEB 18 2016
City of Carmel-by-the-&a
Planning & Building Dept

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APN: 009-381-007

TITLE PAGE & PROJECT INDEX

Santa Lucia & Dolores Remodel

2848 SANTA LUCIA AVENUE CARMEL BY THE SEA, CALIFORNIA 93921

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PAOENO.

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OF :24

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176

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APN : 009~ 381 -0LJ7
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EXISTING RESIDENCE
2848 SANTA LUCIA AVENUE

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PAOENO.

Santa Lucia & Dolores Remodel

2848 SANTA LUCIA AVENUE CARMEL BY THE S EA, CALIFORNIA 93921

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Santa Lucia & Dolores Remodel

2848 SANTA LUCIA AVENUE CARMEL BY THE SEA, CALIFORNIA 93921

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A-3
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PRO..ECT NO. 1251

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APN: 009-381-007

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Santa Lucia & Dolores Remodel

2848 SANTA LUCIA AVENUE CARMEL BY THE SEA, CALIFORNIA 93921

DATE: 8 FEIBRLJARY 2011

c..tii'II..E

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PAOENO.

S AROYA N
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OF 24
PROJECT NO. 12111

179

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Santa Lucia & Dolores Remodel

2848 SANTA LUCIA AVENUE CARMEL BY THE SEA, CALIFORNIA 93921

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A-5
PAGE NO.

S AROYA N
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ARCHTECl\JAE CC&STTIUCTION

INTROP.S

OF 24
PROJECT NO. 1:161

180

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II

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=====~~

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....-

II

:I

:-

r::=

r.:..-_-_J_;f
='
-

,.

,.,,

11

"'.IJ'

Main Level Square FeeL ..... 1,983 S.F.

Gareage Square Feel-............380 S.F.

TotaL-....................................2,363 S.F.
APN : oog-381 - 007

REVISIONS
C>.

"""IE
01 .....,.

""

02--1...111

CRA'INN

av :

CIOI<ED BY:

'-"POae:

De8CR!P110N
TNdcl ............~...
n.dt2........,.,.FW.IIIIcni

O.t.t.T.
A.E.S .

"'""'-'-

SCALE: 1/4" = 1'-0"

DEMOLITION O F MAl N LEVEL FLOOR PLAN

-:-=---
11--=~------"E:---~.

L----------------------------------------------------------------------------~-

Santa Lucia & Dolores Remodel

2848 SANTA LUCIA AVENUE CARMEL BY THE SEA, CALIFORNIA 93921

Mre 8 FEBRIJARY 2018

..=:._;----=--:;-=-1

OADFlLI!

A-6
PACJENO.

SAROYAN
-

MA~

ARCHITEC11.lftl!

fE -RBU I LDEF!.
CONSTftUC11:)N

710~~

NmUORS

OF 24

....dQ!r CAIIIIII

1;- a..XJ.1JJ r. D1. .KJ

PROJEOTNO. 1261

181

GRnPHIC SCALE

1 4U\<.>h l fl

. _,.,.

.._,.

..

.......

..._.,.

._

'A"

-f:::::::::::==

....,.

' :

... .

.......

.....

----... ---+~:--_.;._....;..:Jit r ,.._, Fouodob W.lo

.....

...

.....

"r X 41'" Wood Slud B-.ldinf w.1t

--

~
~

t . All MW ftNp&liCH ani diroct YDnl: modelS.

2. AI rww f . . doara and wn:tows within

2'.U an:: attN door ldgu tww

tempered gluing.

lr

II

.........

+---->---d======::c:JJ!JUJ
--- D
~

~~~--- l ll ===-----~

-u

r
.I>
,

[[J[ Jblli

[I

il

3. All gl&~~ shcNNendoa~ra.,.

mpe!WI glozing and ony door owing aut

and provld~ 11 minimum 22 cr.ar opening

wMn ttle daora lnt In ttlent open po~ltfon
ohol bo mpoNid glaU!g.

Exterior
Deck

--'-

~1/~o l9

o/

....._

il

~
~

4. All 1hatMr con traCe ll'lalf be ecceulbla

wllhoutgolllngwol

8. All poua~nllt.mporaluro """""' . .-

1ke ttoNrl and thll tub to limft the

w.tartarnparature., rnulmum of 120
dog-tohlllllhoil

\/\IV

{Ell

...

. . J'-C'XI'-41"

e. Ait~r~.wllahalbe

COIMNd wtllll

t1::111'...........

_Ei

In
rn
in

II I I II

.o

lnlot.

...........

1:!!.~

OR9tf

. -,. -- .-

-------

~r

I~ ' f
t ..,:'1 ~!! ,j Tf .

I ...-. ..,..}___.........................---...,
P-'""
'

-tlloctram

.. Tl1e dt/Wvenl lo hulorloralh

.;
~!l_a

~rbent rrt.-s.l to

m~lmUI'IIheighlal72'

,_

.,_,~

..

I
1

f--1-- 1--t-11
~ .- -LIL--,._-11

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w~~~-~+ ;

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ti

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ICl

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g_ .

......

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tl

IS

......

9'-B'

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r f

= ~::::-::-;:!:~:- :~-: ;:,: ;=. =~\:~:-~,:;=~': :~.:~;:;~:~: b:. -a:=,:~ : :~::-:~:;,~=: : -: ='If=.;=~ ________J_j-l
Exterior Ught Fixture

!I
~~

i~
/-4"

0'-<1"

~~--~:~~~T:~~r:::;ti;

12'

S'-""

3'-B'

.......

....-..

SOvoy Ho- ~890-38 Mll>lo Slnp.ught wa1 Lantomloloplo iO o dooolo

-lontom- d11n lin ond lmo- oppool Thlo a>lodlon IHiunoo 1
Burnished Copporftnlollond lghtly . . - glooo, oddlhg "'""']lilonolnclbelluty 10 )'OUr harM.Savoy Hausa 5.5180-36 Featunt~:
"F-.IIIhod In llu- Coppot,- LiQhllrSeodocl iloM
u..o (If 25 Will C11111elobto bole bull (nollncludod)

'Hr.Q"

Pft)duc:t EnnMIIOn&: 11.rH J1 ~~X 41x1:

"llooii!Mt. Ill-no: e.75'H x rw

-n.dllonal- llllh*lfllnntllo SovorHo--llnglon CourtColoo!l'"'
wtuon~oll.,..o Sowr l ghltlg - ... you can

be-,.......

-P..-wl-11olt11ai-.1Cn_,1br.-louo

~ - . .. -.ondelogft.limol_d...,., ""Siwr

~ --

Main Level Square Faet........ 1,983 S.F.

Gareage Square Feet.. ...........380 S.F.
Totaf......................................2,363 S.F.

.,...-~-

..-...--..

- -lo.""'
... . . . .-- ...-..., -..._
_ _____... _-.........-..
.

~ . . ~--......_ . . __..

.1:.

REVISIONS

-
01\TE

DeacAPnoN
'f'rad(2......,....8*"'-

Ol-1a-111

..,.... .....ldlnllla~

DRAWN BY:
CHI!CI<l!D-.

PU"P081!:

C. M.T .

A.E.8.

Allrnadol Pwmtl

-;

.~ ;-.::,:,";:=:=~';:'.'::Q...,.. I

--.. . .___,. ___.. ,.. .__.. - - --- _ ._ . . _. . r

APN: 009 - 381-007

,..

chalco """"'''deii!Pn ond

TNo UgNtnnbo-myo,_,--

SCALE: 1/4" = 1'-0"

PROPOSED

MAl N

LEVEL FLOOR PLAN

II.

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

Santa Lucia & Dolores Remodel

2848 SANTA LUCIA AVENUE CARMEL BY THE SEA, CALIFORNIA 93921

~-:-:-:_~
-.::.=: -:---_---:.-.--~=

==n==-

DATE: II FEEIFI.IAPIY 21011!1

CAD AL.E

A-8

. S A.ROYA N
Mfl\ S T E R B lj.l CD 00

P...:ENO.

OF 24
PAO.JECT NO. 12151

182

GR.\PHIC SCALE

Wall Legend

,.,..

"'! :
I -' inc>h

fl

,......

13'-S'

10'-S'

:s- 2" X 4 Wood 8lud Bltldftll w.ll

,. . .

S'-10"

ot Bton Facade BlilclrG \Nail

,_.,..,.,
1. AI new ftnlplac. .,.. dhcl v.nt model&.

rr--1J....--'= "'!'Loow='-"'-=FTw=:- . _ _ _ _ _

"'1-....,...------j---- - - - - - , . ; _'

(-~~a~-: -~~~- -

I)

I l

- - -

II
I .

--within

2. AI .-gluo docna 7.a'..., ,.,. door odg1 , _

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

peck Above

=--tJ

~gl~.

d -- --- - --c-- -- ---+-+---

*"""""'

3. AI gl. . ahow.r endaa~rua llr8

gl~ ond any door owing aut
and providing a mlnl..,m 22' d oor DIIO'*'II
when the docn ra In then~ apen pa.ll.on
. . .. bo t.mporod glozttg.

---r-'!-

1!

4. All 1hawlr oontrula tha!l be ICCeSSfbl5

I!
I! ;L -Loow..-.-Tr -,

wllhautgolllng..t.
5.AI_III/.....,a.-.-trol ,.,_
ot1110oll...... andlhe lub1D iimit1110
watw~re to maimum rA 120

"--

8. AJ l hcMw ent*Jaun1 Wllll1 WI be

0
Crawl
~~~

~f!\

:-

....

,aNO<Od
__ wlh a..,.,..CIIbonl.....,l1olloa
d12
lha drUI
minimum h~ht

'

=- -,

Wow

8. lhe dry.r VWit to U. ext.rtor Dfth

nuc:tute hll haw bade. draft damper.

1:

1
I'

L'::-..:::;1

'I
Deck

!I
'I

Above

I=

...
Crawl
Space
Crawl
Space

D
Exterior Light Fixture

. 1'-8"

Savoy HouL i>OIMICI'38 M1111lo Slnglo-LJWot Wal L.anhl..-plo II a le

u:tarb' lantem ~ a.., ~ .. and 1tmel'cu IPJJOII. Thll colectlon t'81tU11'1 a
Bumiohod CoPfJO\'- and lightly - gluo. oddO!g -ptionol WIOm'lltl
and boautyiD )'DIIIhomo.SIIV<IYHOUU~SF-:
' Finllhod In Bu.-Coppor, witJI LlghllySoododglau
-u- (t) 25 Will condollbnt -bulb (not lnd.ldod)
"Pn>duct _ , . , ., 1t.5"H. 8.26W. nxt

1.2'-a'

!IfN I'

"'llldqllalo omrMono: e.7ni x

rw

-ll""

' Trod- ~~~-d llghllng 1ft>m ... s...., -

W1ll1lnglon Court CGioc:llon

Wllon)IIXI c11oo1a siiii<IY Houoo ""htlng
con be aortaln yot~W
o ploeo~ """ -lt.nd flolootollma.- for m_,..,_
..-..nolip, Ol!lnlon ID dolal, and elogont, Umalna drlluna. tho SIIV<IY
Houoa bnond lo a lip 0/IDioo
doolgn.,.-

"""'"g

__ _

Thll Ught fildu"' ... be oontrallcl "'fa m011an oanoar

___ -.. ... ...........,- -.---- ..---..,...--._- - --.-- . -

, ' =~it:''!:o':..~-

.---....- . ---

,..........__

'- . . __"'--_,.

A P N: 00 9- 38 1 - 007

SCALE: 1/4"

=1'-0"

PROPOSED

LOWER

LEVEL FLOOR PLAN

...

__

...___ .._..

........_ .

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

....__.,...

--I
II-:k~= S AROYAN

~------------------------------------------------------------------------------------~
DFtAWN B'Y:
PUAPOliE :

O.M.T.
A.U.
-oll'wmk

Santa Lucia & Dolores Remodel

2848 SANTA LUCIA AV E NUE CA R M EL B Y THE SEA, CA LIF O RNIA 939 2 1

AAalm:x;TIR!

CONSTRJCT1CN

IIITEAIIRI

7W" "-h~Doc~Awn &n. C" I CAlK. "S

;lta.l31.31118
laD1.3.HHI

A-9
PAQENO.

OF 24
PRO..ECTI\o!O, 121U

183

GR.\Pifl C cC'ALE

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.,..q

-~

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<~
~

~-

"'

~--

~
~

m.

~,
'

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Existing Roof Plan

Proposed Roof Plan

APN: 009-381-007

REVISIONS
A
<I>

DATE
01 .....1.
02-1...1tl

DRAWN BY'
CHECKED BY'
PURPOSE:

DEBCRIPTlON
'nadc.2A~8Wn'lbl

TNdc Sil! RRtlllrThl AIIMWonl

C.M.T.

Flom-A.E.8.

SCALE: 3/16"

=1'-0"

EXISTING & PROPOSED ROOF PLAN

Santa Lucia & Dolores Remodel
2848 SANTA LUCIA AVENUE CARMEL BY THE SEA,

CALIFORNIA 93921

~..:::-:=
--=-- ---_-_=-..
"=.

11

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

DATE'

.:::..-_.::-=-7:._--=-1

a FEBRUAAY2018
CI\DFI..E

S AROYA N
ARCHITECTURE CONSTRL,"CTIQN
7eD RldwDod ,_...,.. 8lnd CJtil

lmtRICP.S

PAGE NO.

10
OF 24

~ 131515

ptawiii31.313.18XI I'D.B3t..993.l400

PROJECT NO. 1261

184

EXISTING NORTH E XTER I OR E LEV A TIO N

(Exl5tingJ Wood Shingles

01 30# Felt 01

12

!" Cdx Plywood

T~-r ---,l- - --liiiiiiiiiiiiiii-iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii,;iiiiiiiiiiiiiiili-.lli.;;.;..L. ..J.r....iiliili-...lliiiiL-.illlioili---..liiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii;;iiiiiiiiiiiiiiiii..&-

Main Lewl F.F.

RaafR!clgo -

Top Plats

----

. _3

p;-~~

-..

- -

11 1111111111

Main Lewl F.F. -

'-

......

=
'~

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ITI

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--

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1.
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II II II II II IH Ill
ll.t.

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-

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1-.-----

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i:l -

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l.Dwllr level F.F. -

-RooiRI<IIIO

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-

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f-

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EE

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&

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~~ r!

-lowa-LaveiF.F. ---~

EXISTING EAST EXT E RIOR E L EVATION

,---- f&latinJL~ W0 od Shl nges

0130#Felt01

i" Cdx Plywood

12

3
Top Plats -

. --

c:::::===-

{Exl5rtnll} Wood Shingles

0/30# Felt 0/

..............

,..,.

~ "-

~~

m 1111 llf 1111111111 Ill --

i" Cdx Plywood

12

Main level F.F.

EXIST I NG W EST E XT ER I OR E L EVAT I O N

---=-:::::::::] 3

~
~,.--

-M.Unl.evelf.F.

:--

---~

-4--

<.J.,..IjCl

t:::::L.

..
c--

EX I STING SOUTH E XT ERI OR ELEVATION

,---- {Exl5tl!!II..~ W00d Shlnges

I
0/ 30# FeltO/

12
c:::z::::
.
"':o:t

Main Lavel F.F.

f-

~~-.:-

~~:

"\.:~
,,m:

~~--

---

r--..

Top Plate

__J

.-.~

I..Dwerlavalf.F.- -

- -- - -

APN : 009-381-007

REVISIONS
L.

""

DAlE

014S-18

~2

02-18-11

n.atli2"-'..,...~orw

DRAWN BY :
Qot;'CKED IIY:

I'IJAP08E ;

........~

--C.t.A.T.

A.E.B.

SCALE: 1/4" = 1'.0"

EXISTING EXTERIOR ELEVATIONS

NORTH SOUTH EAST & WEST

Santa Lucia & Dolores Remodel

2848 SANTA LUCIA AVENUE CARMEL BY THE SEA, CALI FORNI A 93921

I~
------- I
S A.ROYA N
ARCHnECTUR

~C'fRUCTl()N

1 -'~ t w:.

ltJERmS

a.t'1 Cty CA..,

gftGMa)t.-.tiOD r.tau:::I.:MDO

OATE: 8 FmiRLIAAY 20'10

CADFU

A-11
PI\QENO.

11
OF 24

PROJECT NO. 12151

185

DRAWINGS AND SPECIFICATIONS AS INSTRUMENTS OF SERVICE REMAIN THE PROPERTY OF ARCHrrECT AND ARE PROTECTED UNDER COMMON lAW COPYRIGHT ,ROVISIONS. THEY ARE NOT TO BE REUSS) EXI:EPT BY
WRITTEN AGREEMENT AND WITH THE AOREED COMPENS.\TION TO THE ARCHITECT. IF REUSED WITHOUT PE.RMISION. THE ARCHITECT SHALl. BE INDEMNIFIED AND HELD HARMLES FAOM AU. UABII.ITY, LEGAl. EXPOSURE.
a.ANS, DAMAGES, LOSES & EXPENSES. DRAWINGS SHALL NOT BE USED FOR IIUANce DF A BUILDING PERMIT UNLES SIONED & SEALED 8Y THE ARCHITECT. DRAWINGS SHALL NOT BE USED FOR MULTlPLE OR PROTOTI'PE
DEVELOPMENT WITHOUT WRITTEN AUTHORIZATlDN FROM THE ARCHITECT.

Construction Management Plan (CMP)

Elements

THE ARCHITECT'S ADMINIS'TRATlON OF THE CONS'IRUCTlDN WORK, 8Y lotUTUAL DONSEHT 1$ !l!li. PART OF THIS AGREEIIENT. THE OWNER AHD1 OR GENERAl. CONTI'tACTOR SHALl. APOINT A PERSON TD BE IN CHARGE OF THE
PER NJUCC &:D-2.21 CONSTRUCTION CONTROL EXECUTl()N.

THE ARCIITECT SIW.I. NOT BE RESPONSIBlE WHERE CONSTRUCTlON DE\M'IES FROM THESE DRAWINGS OR FROM WRITTEN - T I O N S. DWIGES TD THE PLAN BY THE OWNER NO OR CONTRACTOR SIW.LBE
THE RE8I'ONil-.rv OF THE PER80H8 MAK1G SUCH CHANGES. THE OWNER NO OR CONTRACTOR 8IW.L HDLO THE ARCHfTECT HARML&S FROM lo AGAINST AU. ClAIMS, DAIIAGES, LOSES 6 EXPENSES INClUDING, SLIT
NOT UMITal TD. ATTORNEY'S FEES AIVUIG OUT OF OR RESULTHJ FROM THE PERFORMAHC OF THE- 8Y THE COHTliACTOR THE ARCHITECT lltiALL NOT W.VE CONTROL OR CHAN!l OF & SHALL NOT BE
REliPONSII!l FOR CONSTRUCTION IIIEANS, ME1HOD8, TECHNIQUES, SEQUENCES, OR PROCBlURES, FOR SoETY PRECAU110NS &I'ROGfWIS IN COHHECTlON WITH THE WORK, FOR THE ACTS OR DMISIONS OF THE
COHTlV.CTOR, SU8CONTRACTOR, FOR ANY CITHER PERSONS PERFDRioiiHO ANY OF THE WD11K. OR FOR THE FAILUII OF Nl'f OF THEM TO CARRY OUT THE - I N ACCORDANCE WITH THE COHTRACT DDCUIIENTS.
~THE CDNTRACTOR

SHAll. BE RESPONSIBLe FOR OITAINING & PAYING FOR ALL THE REQUIRED PERMITS, INSPECTlONS, ETC.

p!ICJ.IICT CCM!I'U!J!!!It UPON COMPLETION OF THE PROJECT, THE CONT!!ACTOR MUST SUBMIT A CERTIFICATE OF OCCUPANCY APRO\IED IY THE BUILDING DEPAIRTUENT TO THE OWNER.
AU. WORK, W.TERIALS AND EQUIPMENT SHAll. MEET THE lATEST REQUIREMENTS OF ALL APLICABLE STATe & LOCAL BUILDING CODES, RIGUI.ATICN8, TH! RI!QUIR!IotE'"" OF THE All'THORmES HAVING JURISDICTION lo THE
SPECIACATlDNS OF THE NATlONAI.. BOARD OF UNDERWRrrERS. WHERE APLICAIILI!, COMPLY WITH ALL REQUIREMENTS OF THE NJIJCC BARRIER FREE SUSCODE AHDI OR THE AMERICANS WITH DISABIUTIES ACT~
I!XC!PT WtiEAE SPECIF:ED, REQUIREMI!HTS ARE MORE l!TRINGENT; INSTALL ALL PRODUCTS IN ACCDRDAINCE WITH THE lotANUFACTURER'S INSTRUCTION, RECOMMENDATIONS &THE STANOARO OF RECOGNIZED AGeNCIES &
ASOCIATIONS. PAOVIOE ALL ANCHORS, FASTENERS. & ACCESORIES REQUIReD I'ORA COMI'LETE INSTALlATION. ALLOW FOR THERMAL EXPANSION/ CON'TRACTIDN & BUILDIIIO NIOVEMENT. SEPAAATE INCOMPIIll!II.E
MATERIALS WITH SUITABLE MATERIALS OR SPACING. PREVENT CATHODIC CORROSION. PROTECT AUUMINUM SURFACES FIIQ.Y CONTACT WITH MASONRY OROTHIR MET~- PROVIDE CONTROL JOINTS AT MATERIALS &
1901ATJON JOINT& BETWEEN MATERIAIBI S'TRUCTURE AS INDICATED & AS REQUIRED BY MAHUFACTIJRER OR RECQ()NIZED INDUSTRY STANOARDS. INSTALL PRODUCTS UNDERAPROPRIATE EtMROMENTAL CONDITIONS (AIR
TEMPERATURE. SURFAce TEMPERATURE, RELATIVE HUMIDITY, ETC.) TO INSURJ! QUALITY AND DURABILITY, lotAINTAIN PROPER PROTECTION DURING DRYING/CUlliNG.

THE CONTRACTOR SHALl., WITHOUT DELAY &PRIOR TO FABRICATION OR INSTALLATION. BRING TO THEATTENTlON OF THE ARCHITECT ANY DISCIIEPANCIES BETWEEN THE MIINUFACTURER'S SPECIFICATIONS OR
ReCOMMENDATIONS, APLJCJ\8LE CODE PROVISIONS, AHD THE CONTRACT DOCUMENTS. UNAUTHORIZED CHANGES TO PlANS BY THE OWNER AND/ OR CONTRACTOR SHALL BE THE RESPONSIBI LITY OF THE PERSONS W\IONG
SUCH CHANGES.
I'J!ODIICT OP!JONf: IT IS THE CONTRACTOR'S RESPONSIBILITY TO SELECT PRODUCTS WHICH COMPLY WITH THE CONTRACT DOCUMENTS & WHICH ARE COMPATIBLE WITH ONE ANOTHER, WITH EXJSllNG WORK, & THE
PftODUCTS SELECTED 8Y OTHER CONTRACTORS. PROVIDE MAHUFACTURER'S INFORMIITION, SAMPLES, ETC. WHEN REQUESTED.

-IJI7IIJII)W; BUSMISION OF A SUBSTUTION REQUEST BY THE COHTIIACT'OI'L WHI!~E PERMITTED ON THE CONTRACT DOCUMENT&, SHALL CONS'IITllTE A REPRESENTIITION 8Y THE CONTRACTOR THAT HE'/ SHE HAS
INVESTlBATED THE PRoPosED PRODUCT OR CONDmONS & DETERMINED TW.T IT IS EQUAL TO OR lETTER THAN THE SPECIFIED PRODUCT OR CONDITION, INCUUDING WAAAAHrY COVERAOE, & THAT HE'/ SHE WII.L
COORDINATE THE INSTALlATION & MAKE OTHER CHANGES, INa.UDING MODFICATION AND COORDINATION OF OTHER WORK AFECTED BY THE CHANGE. WHICH MAY BE REQUIRED FOR THEIR WORK TO BE CDUPLETE IN ALL
ASPECTs. THIS IS A 'BUILDER'S PLAN'. THE TERiot BUILDER'S PLAN REFERS TO A CEIITAIN LEVEL OF DEVELOPMENT OF THE DRAWINGS. AS THE NAiotE IMPLIES, THISr; PLAN$ REQUIRE THAT THE CONTR.IICTOR POSESES
COMPETENce IN RESIDENTIAL CONSTRUCTION WITH THE UNDERSTANDING THAT THE CQNlliACTOR POSESES SUCH Sl<lll., COMPETENce & KNOWLEDGE OF APLICAI!LE CODES & REGULATIONS, THE ARCHITEC'ruiW.
SEIMCE PROVIDED JN THESE DRAWINGS IS LIMITED TD ROOM ARRANGEMENT, DIMENSION, STRUCTURAL DESIGN 6 CONSmucriON OETMB AS INDICATilD.
THE I'OLLOWING, LINlES PRDIIIDED FOR IN THESE DRA'IIIIWGS, SHALL BE FURNISHED & COORDINATED 8Y THE CONlRACTOR OR OWNER & SHALL NOT liE PNU OF THE SCOPE OF~ OF nSE CONSTRUCTlON
OOCUMEHTS:

EJemetd 1: Public hfMy and Sill Security

A secondary fe"ca wiiiMCUIWIII& eteglngBIWB for eMppll and rnatariell. Tarnpo~Wry fe"ci"'l will be ei'KIId . .
needed~ time to tlma to MCUIW the IMIIIdlng. All work.,... both Inside and oulllde will be mllnbilned,
claen, eefe and aacu!WIIIroughout the construction pn1C8A. The alee ahall bellulpt cleu of debrle and ont.rly
throughout conetructio" Contnc:Cor ahalllnapect end cia., tile common d""-Y each day befora leaving to
insure the!W are "o nella, - or Rther m.e.rlala left an tile common driveway. All wotk on tile ella ehall
comply wllll Cal OSHA RMidentlal Safety 811nderde end ~WquiiWI'Ienll. The ;~cceea driveway ehall be prollcllld
from damage by velticlu and equipment 1111d If there Ia any de~~~~~g~~lt shall be lmrnedlellly rep8i1Wd.
Element 2: Work Houra. NaiH and Vlbntlon Control
Work houra at the aile will be from 8 :00 11111 tlll5:00 pm Man~- Friday. The City of Cannel allowMIIa hours Ia
1:00 to 6:30 pm. On ,..,. occulana, the -rk haura may be llldanded to 1:30 pm an Monday~rldays, with prtor
agreement from ICijolnlng neighbors only. Salunlay work, If any, will be limited to low lmPic:t. cleanup end
oilier nolsa free act1v1t1ee on the lntarlar only durl"'l the hours of 1:00 em-5:00pm. No work will be done on
Sundays. Work which may creell exceAive naiH or vi bration will only be dane during the hours of 8:30 em end
3:30pm, Monday- Friday. No work wiU be dane oublde of thua houra axc:ept In the avant or IUiernel'llency. W.
antlclpall the Conetn~ctio" parlod to be epproxlmellly 11 manthe. No Radloe will be ellowad to play muaic on
alii during conebuctlon houra.

El...t3: Air end Dust~

The l b wll be fenced, where approprlall, with a fi' higtl, alit, dust end debris scraM to control the windblown
duat. end debita. Any activitiH which may ceuae elr pollution will be none affaill in en epproprl... a!'M. Duet
suppreulon tach"lqun end equipment will be utilizacl u nec:auary to minimize duet at the work ana. All
actlvttiM at the elllahell comply with the Monlelay lilly Unified Air Pollution Co"trol District guldelinn.

DEMOlJTION Of Nl'f OR ALL I!XIS'IlNG STRUC'I\JRES, PAVEMENT OR TREES

smE ENGINEERING INCWDING BUT IIOT LIMITED TO: SITE GRADING, SOIL INIIESTIGATJONS, EIMROMENTAL
JN\IESTIGATIONS, SITE DRAINAGE, I.ANDSCAPING, DRIIIEWAYS, RETIIINING WALLS, UTILmES, SEPTIC, WHERE APUCAIILE, AND OTHER -ROVEMEHI'S OUTSIDE THE BUILDING ENVELOPE.
NOTIFY THE ARCHITECT F THE PROPOSED USE IS NOT IN ACCORDANCE WITH L.OCAL & STATE REQU"'EMEHT'S & PROVIDE THE ARCHITECT WITH Nl'f NECESARY DOCUMENTATlON INCLUDING ZONING, SETBACKS,
ENVIROMENTAI. REGUlATIONS, OR ANY SIMILAR CONSTRAINTS WHICH MAY AFECTTHE PIIOJECT. HOWEVER, IN NO CASE SHALL Nl'f PART OF THE DWElliNG 81! LOCATED WITHIN 3'~" OF A PROPERTY UINE WITHOUT
APROVAl OF THE ARCHITECT.
SEI.!CTION OF APROVED INTERIOR FINISHES MATERIALS, CABINETRY, w.RDWARE, FURNISHINGS. 1o OTHER SIMILAR EQUIPMeNT. STANDARDS OF QUALITY, PERFORMANce & ACCEPTABLE lotiA'IUFACTURERS FOR
PREFABRICATED SY8TEMS & ITEMS.
DESIGN OF HEATIIl, VENTli.ATION & AIR CONDITIONING, PLUiotBING, GAS & ELECTRICAL SYSTB!S, IIICUUDINt'l PRIEPAAATIOH OF REQUIRED DRAWINGS lo COORDINATION WITH ARCHITeCTURAL DRAWINGS. THE DRAWINGS
SHOW THE GENERAL ARRANGe.tENT & EXTENT OF THE WORK. AS THE WORK PROGROES, THE OWNER & THE CONTRACTOR, AT NO EXTRA COST, SHALL MAKE MOOIFICATIDNS TO MilKE THE PARTS IILJCJN. WHERE COMPLETE
SIZES OR DIMENSIONS OF MEMBERS, CONNECTlONS, OR FASTENERS OF AHY ITEM ARE NOT INDICATED, DESIGN THE JTEM TO PRODUCE STRENGTH APROPRIATE TO THE USE INTENDED.

Dq!IOT fCA!.E!IRI!WIIVGS. I!!!I!JE!!IlfiiENSHIN SH.W. GO!IE!!W.

COtiTRACTOR SHALL CHECK VERIFY & MAINTAIN All. DIMENSIONS, GRADES, LEVELS & OTHER CONDmONS BEFORE PROCEEDING WITH FABRICATION lo CONSTlll.ICTION. COORDINATE EXACT LOCATIONS OF EQUIPMENT,
FDCT\JRES & OUTLETS WITH FINISHED ELEMENT&. WHERE NECESARY OR WHERE SPECIFICAI.LY INDICATED, THE CONTRI\CTOR SHALL PROVIDE SHOP DRAWINGS & DETAILED CO~PONENT DEBit'JN AS REQUIRED FOR THE
PROPER FABRICATION, INSTALIATlON,AND COORDINATlONWITHOTHERTRADiS.

!!IrA-

fHOI'
CONTRACTOR SHALL FURMSH SHOP DRAWINGS FO"ALL SHOP FABRICATED ITEiotS 1o WHERE CUSTOMAIULY REQUIRED & SUBMIT FOUR SETS OF SHOP DRAWINGS FOR REVIEW. THE CONTRACTOR SHALL BE
RESPONSIBLe FOR CHECKING THE SHOP DRAWINGS FOR ACCURMY, COORDINATION WITH OTHER TRADES. lo COMPLIANCE WITH THE C0NmACT DOCUMENTS IEFORE BEING SUBMITTED FOR APROVAL. ARCHITECTS OR
eNGINEER'S APROVAI. OF SHOP DRAWINGS SHALL CONSTITUTE REVIEW & APfi.CNAL OF THE GENERALARRANGa.IENT OF COMPONENTS TO COMPLY WITH THE GENERAL MENT Of THE CONSTRUCTlON DOCUMENTS & IN NO
WAY REUEVES THE CONTRACTOR FAOiot HIS/ HER RESPONSIBILITY FOR COMPUANCE WITH THE CONTRACT DOCUMENTS, EVEN IF SUCH JTEMS ARE NOT SHmW4 ON THE SHOP DRAWIN()S. THE CONTRACTOR SHALL CHECK
AU. DIMENSIONS & CONDITIONS TD INSURE II PROPER FIT UNDER FIELD CONDITIOMJ & SHALL lAAKE .ADJUSTMENTS AS REQUIRED TD MAKE PARTS ALIGN. A1LL REVI&IONS TO S1i0P DRAWINGS AFTER THE FIRST SUBMISION
MUST IE PROPERLY IDENTIFIED ON SUBSEQUENT SUBMISIONS.
PRIOR TO PERFORM.ING ANY WORK, THE CONTRACTOR SHALL EXA1otN! THE~ CONDITIONS & SUBII'TRATES & CORRECT Nl'f UNSATlSFACTORY CQNOITIQH8 BEFORE PAOCEI!DING WITH THE WORK. VERIFY THAT
IIUBBTRATE & BASE l'lJESI COATS ARE COMPATlBLE WITH NEW 'WORK. NOTIFY THE ARCIITECT PROM'ILY Of' Nff MODIFIC\TlONS REQUIRED, PERFORMED 0111!11 Nff SURIFACe COHSTTI\ITES ACCEPTANCE OF THAT
SURf'ACE FOR THE SPECFIED QUALITY OF THE WORKIIEING PEAfORMI!D THEREON. ANY CHANGES TO THE PlANS BY THE OWNER OR COHTRACTOR SHALL BE THE REBPONSIIIUTY OF THE PERSONS MAKIN() SUCH

CHAN<JEII.

c:yTI!!!IGAI!I!! I'ATf:IMG: INCLUOEAILL CUl'TING & PATCHING FOR PEPEmATlONS THROUGH FLOORS, WALLS CEJLIIGS AHD ROOFS. 00 NOT CUT OR NOTCH Nl'f ~MEMBER TO REDUCE ITS UWl CARRYING

CAPACITY.

!.l!!!!'9!!fE!l ~: SHOULD UNFORSEEN CONDITIONS BE ENCOUNT!!III!D THAT AFECT DESIGN OR FUNCTlON OF THE PROJECT. CONTI'tACTOR SHALL INVESTIGATE FUll.Y & SUBMIT AN ~TE, DETAILED REPORT
TO THE ARCHITECT WITHOUT DElAY. WHILE IIWAITING A RESPONSE. CONTRACTOR SHALL RESCHEDULE OPERATIONS AS REQUIRED TO AVOID DElAY OF OVERALL PROJECT.
PROVIDE TEMPORARY FACILITIES, SERVICE UTIUTIES, & PROTECTION AS RI!QUIRED TO 8AI'ELY EICECUTING ALL WORK. PAOTECT ADJACENT CONSTRUCTION, AND INHABITAHTS. COMPLY WITH AU. APUCAISLE REQUIREMENTS
OF GOVERNING AUTHORJTlES INCLUDING, BUT NOT LIMITED TO PU!II.IC UTIUTIES. PROVIDE 24-HOUR NOTIFICATlON OF ANV DISCONTINUITY OF UTILITY SERVICEI WITH OWNER. CONTRACTOR SHALL BE RESPONSI!II.E TO
REMOVE AND LlGAI..LY OISPOSE OF ALL MATERIALS FROM THE JOB SITE.

!!!II'III!I!A-: THE CONTRACTOR SHALL PREPARE & MAINTIIIN A COMPLETE SET OF RECORD CONSTRUCTION DRAWINGS INDICATING ALL ACTUAL WORK, MODIFICATION lo REVISIONS TO THE WORK DEUNIATED ON THE
DONSTRUCTIONS DRAWINGS AS WELL AS Nl'f CONCEALED CONSTRUCTION WORK. INCWDE ANY OTHER INFO-TION WHICH WOULD BE HELPFUL TO THE OY.t!ER.
~AU. CONTRACTORS loALL

-..coNTRACTORS SHALL TAKE OUT & MAINTAIN WORKiotAN'S COMPENSAllON INSURAHCE, AHD PUBLIC UIASII.ITY lo PROPERTY DNMGE INS~CE ACCEPTABLE TO THE OWNER &
THE AIUTHORmES HAVINB JURISDICTION. AT PROJECT CLOSEOUT.

IIUII.tTANl!AL COliii'U1IOV: CONTRACTOR SHALL PROCURE FINAL CERTIACATE OF OCCUPANCY UPON COMPLETION OF THE PROJECT AND FORWARD SAME TO THE OWNER. CONlRACTOR SHAIJ.. CLEAN THE PREMISES,
Ti!ST APUCABLE SYSTEMS, AND LEAVE READY FOR OCCUPANCY.
WAl!!!ANl!!!l: UNLES OTHERWISE INDICATED, CONTRACTOR IS TO PRO\IIDE WIIITTEN WARRANTY FORA PERIOD OF ONE YEAR FROM THE DATE OF SUBSTANTIAL COMPL~TION. THE WARRANTY SHALL STATE ALL WORK HAS
BEEN COMP\.ETED IN CONFORMANCE WITH THE CONTRACT DOCUMENTS, APliCABLl COOlS, NfiJ ENFORCING AUTHORmEB ANO THAT ALL WORK IS FIII:E FROM DEI'OCTS OF MATERIAL AND WORKMANSHIP. THIS IS IN
ADOITION TO AHD NOT II UMITATlON TO ANY PRODUCT MANIFACTURER'S PRODUCT WARRANTIES.

Element 4: Stann Wallr and Sediment Control

To the llldant gneretad from thla eill, Storm wallr shall be dlrec:tecl and controllad by the ulatlnguuu.ra,
downapouta and drelnega ayatem. All surface wallr shall be c:aptured ud conlllned an sill by 1111e of alit
fencing ud wattle ayatama end directed only to legal point of dlachuge. Where existing gredu are altered,
wallr ehall be captured end flltwed befaralt Ia reiNsed to elllgsl paint of dleche11111111d will not be allowed to
run onto adjacent propartiM.
EleiMflt 5: Wasta 1111d Mellrlale
All construction rn.e.riela end debrit will be stored end secured In the "ll.e.rttl staging Area" on the subJect
property dulgnelld on the Consbuctlon Muagement Slta Plan. All mellrlele shell be dellftred end p laced In
the dulgnetlld storage by reprMBnlltlfta of the contractor. No rnellrfal delivery truclca will bloc;k the common
drtvewey from fnllacceae to theec1J8cent propartlee. All wall generated by the elllahall be coiiKIId end
amtad for !Wcyellng befora leaving the joballe. All envlronJMntally hazardous rnallrlela, If any, will be ramoved
only by a licensed 1peclalty contractor In the approved manner.

Element 6: Par!dng end Traftlc !lol!n!a!m!nt

Perking on..._ wiU be lim lied to 2 veltlc:lea In the~ end two raguler elzed whlclln fl'ont of the pregeln
tile dNignetlld parklnga!Wa. No Vehlcl or equipment shall black the comma" driveway from fnllacc- to
the adjacent properties. All oCher perking will be offaillln .,... approved and dealgnalld by the Clly of
Carmel.

Saroyan Mutertluilder Ia a An:hltectu.., Conatructlon and lntartor Dealgn finn and will be the General
Contractor for the project throughout the construction phase. It Ia their lnllnt to strictly abide by the abCift
outlined elemenll to enaure a aefll and Moura workplace and neighborhood. They will UH all meU1e n-ury
to c;ommunlc:ate and lllform the neighbors of the work .. it prograaau and minimize any Inconvenience to the
nelghbamoocl during the constRiction pro-.

If anyone hu any concema at U1Y time, pleue call or 111xt AI SIJ'OYn"a cell at 831-801-eloo

Slnceraly,

ROOFING -2 YEAR WARRANTY BY INSTAllER

ROOFING -211 YEAR STANDARD WARRANTY 8Y MAMJFACTURER

AISeroyan, AlA
Pruldant, SIIB

HOME OWNERS W - T Y (HOW) -WHERE APLICIIBLE II ACCORDANCE WITH THE AIUTHORITIES HAVING JURISDICTION

.M.-.

fl!!!IC7'Ul!AL ~ IIHAI.L CONFORM TO THE AISC SPECIFICATlONS AHD TO A.S.T

ALL STEEL TO RECB\IE ONE SHOP CCI.T OF PAINT, ALL SHOP CONNECTIONS TO BE WELDED UNLES OTMERWISE NOTED. AILL FIELD
CONNECllON& TO BE BOlTED WITH .Y4 " DIAMETER HIGH smENGTH BOLTS IN 1511r DIAMETER HOLES UNUOS OTHERWISE NOTED.
IIU.I!.Ii!<TI!!CAL- SHALL BE CARRED ourev A LICENSED ELeCTRICIAN ONLY. ALL~ SHALL CONI'CIIM TO THE PR0111S10NS OF THE NATIONAL ELI!C'TIIIC CODE OF NFPA. lATEST EDITION.

760 Redwood Ave, Sand City, C;ti. 93!55 Olllce: 131- 393-1100
..........11151

i!I.L I'L!MM!- SHAll. BE CI\MIED OUT BY A LICENSED PLUM8ER. AU. EQU-NT 6 FIXTURES TO CONFORM TO THE IIATlONAI.. STAHOARO
PW!IIIING COi>E, lATEST EDmON.

APN. 009-381-007
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Santa Lucia & Dolores Remodel

2848 SANTA LUCIA AVENUE CARMEL BY THE SEA, CALIFORNIA 93921

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CESCRIPTION

..___
_________
______
_____
____...______.. I
I_______
=~
,..._""_

CALIFORNIA GREEN BUILDING STANDARDS 2 OF 2

C.M.T.

CtCKED BY:

A. E. B.

P!.JRPOE:

Remodel Permit

Dolores Remodel

2848 SANTA LUCIA AVENUE CARMEL BY THE SEA, CALIFORNIA 93921

__

CAD PILE

,.

CG-2

~-----

Santa Lucia &

., :-- .

: - ....

DATE; I FEBRUARY 201 B

..._

~------
,...

PAGE NO.

S AROYA N
DRAWN BY:

' .,.

.-... -;, z -, . _, ,. ,-_ t.. ..

.C:..l?.

REVISIONS

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-,:-tlle:JrO~

I '

~ll'q;J"ERB

LDERl

ARCHr.ECTl!:tE C(WSTRIJC.TlClN

F.'JTER!ORS

22
OF 24

180 RCwDaal "-..ll

PROJECT NO. 12111

188

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NOTES:

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I. BCUNDH!r l.OC'.AIIOO !lllll 10011 1QE DEie!ILtEO

WIDI THE IENEFJ rF A A!lD !IIIMY SIJPNJjO.fiD IJf
IEOIID ll!TA. !1.!. BOUMDAAY DATA SIM NIE F110M TIE
RECORDS.

'

2. DIS!N:[S

SHO\l~

ARE 1M FEEl ANI IIECIIII.S l!fRaF.

.!. Clli11lUR IMIUM!. I fllOI.

4. flfVIJIONS SHOIItl ORE BASB ()jj ASS1JIIED ll!ll.'ll.

~'E - IS !HE IIHi!HD F1.001t
!l.E.V.\liON ~ 100.01:'.

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I

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5. CISai!PNQES I!R RJllll) TO DaSr il!li[[JI RlX)II!) MIA IHl

M PIICI'EklY lllti:AEIIWIOII Rll:XMJia), AS Sllllli 011 1KS
IW'. "IIi& tiSCRI'NCIS tllli 1101 111D1 RfSCL\m /IS OF TIE
11!1 OF liS 1'1Nf<4P.': !IIIMY. BOUMt1'l!l' liES HERIDII UA'I BE Nl:tJSl!D TO R!IUCI THE o1CN1L f'tSlXtiS OF
BOUMllllY UMES InA fURTHER Ra'ARCII OF II1SIIRCAl
SUIMYIIIG ll!TA IS COI1Pl1ID.

11 -----

LEGEND:
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FARRAR
APN: 009-381-006

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APN: 009- 381-008

LOT 7, BLOCK 8
FIRST ADDmON TO IIISSION TRACT
VOLUKE 4, CITIES & TOWNS, PAGE 5

COIIII'f(JIIIfiiEr

Pllt J. I I I ro a

AL SAROYA.N

LOT 23

If

MACARA
APN: 009-381- 023

22

KIRKHAM
I

"

APN:

MONTEREY BAY ENGINEERS, INC .

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2848 SANTA LUCIA AVENUE

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Santa Lucia & Dolores Remodel

2848 SANTA LUC I A

AVENUE CAR M EL B Y THE SEA , C ALI FOR NI A

9392 1

S AROYA N

24
OF 24

PROJECT NO. 1251

190