CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

September 14, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, AICP, Community Planning and Building Director

Submitted by:

Matthew Sundt, Contract Planner

Subject:

Consideration of Final Design Study (DS 15-217), Coastal Development

Permit application for the demolition of existing residence and
construction of new residence located in the Single-Family Residential (R1) Zoning District, Beach and Riparian (BR) Zoning Districts,
Archaeological Significance (AS) Overlay District, and in the Appeal
Jurisdiction/Beach Overlay (AB) Overlay Districts

Recommendation
Approve the Final Design Study (DS 15-217) application subject to the attached findings and
conditions.
Application:
Block:
Location:
Applicant:

DS 15-217 (Chadwick)
C2
Scenic Road, 2 NW of 8th
Eric Miller Architects, AIA

APN:
Lot(s):

010-312-026
10 & 11

Property Owner: Chadwick Living Trust

Background
The project site is 4,007-square-feet in size and is located on Scenic Road two parcels northwest
of 8th Avenue. The subject property is currently developed with a 2,089-square-foot two-story
single-family residence. The applicant is proposing to demolish the existing residence and
remove all hardscape and construct a new 2,072-square foot two-story residence consisting of
a 440-square foot basement/garage at sub-grade, 971 square feet on the ground level, and 517
square feet on the second level. The proposed project qualifies for 434 square-feet of bonus
basement floor area. The basement includes a crawl space, a one-car garage space (accessed
by a car-lift), a mechanical room, storage room, and two bedrooms with full bathrooms.

140

DS 15-217 (Chadwick)
September 14, 2016
Staff Report
Page 2

The Chadwick Design Study (DS 15-217) and Variance (VA 16-070) applications were approved
by the Planning Commission at their April 13, 2016, and the design of the front entry was
finalized at the May 11, 2016 meeting. Staff notes that the project was reviewed over the
course of four separate hearings and several revisions to the design were made. The revisions
included: 1) reducing the amount of backfill and grading on the property; 2) shifting the
building 3 feet north (6 feet total from the south property line) and eliminating a south-facing
window in order to mitigate impacts to the southern neighbor; 3) revised front elevation and
entry design; and 4) reduction in chimney height by converting from wood-burning to gas units.
PROJECT DATA FOR A 4,006.8 SQUARE FOOT SITE:
Site Considerations

Allowed

Existing

Proposed

Floor Area

1802.5 sf (45.0%)

Total 2,089 sf (52.1%)

Main level 1,411 sf
Second floor 678 sf

Total 2,072 sf (52%)*

Main level 971 sf
Second floor 517 sf
Basement 440 sf
Elevator and stairwell 144 sf

Site Coverage

556.8 sf (13.9%)**

1,458.6 sf (37%)
86.5% impermeable

556. sf (13.9% of which 3.1% is

impermeable)

Trees (upper/lower)

3 Upper /1 Lower
(recommended)

None (one dead tree

trunk on north side)

Two lower canopy trees will be

planted.

Ridge Height (main

level)

18 ft

18 ft.

18 ft.

Plate Height (ground

level/second level)

18 ft

~9 ft./16 ft.

8 ft. 9 in./16 ft. 4 in.

Setbacks

Minimum
Required

Existing

Proposed

Front

15 ft

15 ft

15 ft.

Composite Side Yard

13.25 ft (25%)
(53-ft-wide lot)

9 ft

13.25 ft.

Minimum Side Yard

3 ft

3 ft

7.25 ft. (north side)

6 ft. (south side)

Rear

3 ft/15ft***

20 25 ft

24 26 ft. (first floor)

21 26 ft. (second floor)

*
**
***

Total excluded area is 434 sf

Allowable site coverage with bonus, if 50% of more of the site coverage is permeable.
Structures in the 15 ft rear yard setback are required to be under 15 ft in height.

141

DS 15-217 (Chadwick)
September 14, 2016
Staff Report
Page 3

Following the approval the adjacent property owners to the south, Simeon and Sally Yencken,
filed an appeal of the project with the City, whereupon, the City Council heard the appeal on
July 12, 2016. The Council remanded the Design Study application back to the Planning
Commission with specific direction. The applicant has revised the plans to comply with the
direction given by the City Council. Staff notes that this is a de novo hearing, meaning that the
Planning Commission is not bound by previous decisions on this project, nor is the Commission
obligated to ensure that the project complies with all of the City Councils recommendations.
Nevertheless, these recommendations should be given substantial consideration and staff
recommends that the Commission review the project in terms of how the applicant has
complied.
Staff Analysis:
City Council Hearing: The following is a list of recommendations made by the City Council and
a staff analysis on how the applicant has or has not revised the design to comply with the
recommendations.
1. Revise the project so that a site coverage variance will not be necessary.
Staff Analysis The Variance request was to accommodate exceeding the maximum
allowed site coverage. The applicant reduced the amount of grading and reduced the size
of the main floor deck area in order to reduce the site coverage to only that allowed by
code.
2. To reduce mass and bulk, reduce the overall number of bay and oriel windows including the
south side second floor (at master bath) oriel window.
Staff Analysis the south elevation bay window and accompanying roof extension (at
master bath) has been removed. Staff notes that there are other bay windows at the rear
of the residence that the Commission could require to be removed in order to be comply
with the Councils recommendations.
3. Eliminate the second floor chimney on the north elevation.
Staff Analysis The second floor chimney is removed and the one remaining chimney
profile/visibility is reduced.
4. Reduce the size of the main-floor and rooftop decks.
Staff Analysis - both first floor level and upper level decks have been reduced in size. The
first floor deck was reduced from approximately 400 square feet to approximately 309
142

DS 15-217 (Chadwick)
September 14, 2016
Staff Report
Page 4

square feet, and the upper deck reduced from approximately 474 square feet to
approximately 312 square feet.
5. Reduce grading on the site and conform to the natural topography to the extent possible.
Staff Analysis the main level deck is an elevated structure above the ground level and so
precludes the need to grade.
6. The Council indicated a willingness to allow a smaller version of the south-facing secondstory window.
Staff Analysis The applicant has re-inserted this window as advised by the City Council.
Staff notes that the Council did not have the opportunity to evaluate the potential privacy
impact from the southern neighbors residence to the extent that the Planning Commission
did. In staffs opinion, the proposed window will create a privacy impact and it should be
noted that the Planning Commission may condition the approval for the removal of this
window.
Neighbors Objections: Former City Council Member, Victoria Beach, has submitted a letter
(Attachment DC) on behalf of herself and the southern neighbor (Yencken) expressing some
concerns with the project that were not raised during the original review. One of the primary
issues raised is that the west (rear) elevation is claimed to have a three-story appearance and
would negatively impact the view from the beach, which is in violation of Residential Design
Guideline 7.7 and the Coastal Act. Staff notes that the proposed new residence is 4 feet lower
than what is currently there and in the original project review the applicant presented threedimensional renderings depicting that the volume will be significantly reduce. The applicant
has provided new renderings from the beach perspective (Attachment E) depicting the
proposed new residence. In staffs opinion, the new residence would not create a three-story
appearance, given that the bottom level is subgrade and screened by a fence. The Planning
Commission will have the opportunity to view the site from the beach during its Tour of
Inspection.
The Letter provided by Mrs. Beach also implies that more open space is needed around the
residence in order to create a park-like setting, which is a reference to Residential Design
Guideline 4.1. In staffs opinion the proposed residence has a relatively compact footprint. The
composite side-yard setback of the residence is 16.5 feet, which exceeds the minimum
requirement of 13 feet. In addition, the proposed rear setback is 25.5 feet, which exceeds the
minimum requirement of 15 feet.

143

DS 15-217 (Chadwick)
September 14, 2016
Staff Report
Page 5

Mrs. Beachs letter also states that all new buildings must have stylistic integrity and
consistency, regardless of existing violations of this rule. This point is a reference to Residential
Design Guideline 9.11, which states that window styles and materials should be consistent with
the architecture, and window styles and materials should be uniform throughout a building.
Staff concurs that the windows on the rear elevation are characteristic of a contemporary
design and not necessarily consistent with the style of the proposed residence or with the style
of the street elevation. Staff notes that it is common for residences in the coastal area of the
City (Scenic and San Antonio) to have large open glass windows on west elevation for view
purposes that do not always match the architectural style of the residence. The Commission
should consider whether these windows should be revised to better comply with Guideline
9.11.
Alternatives
Staff has included draft findings and conditions for the approval of this project. However, if the
Commission does not support the design, then the Commission could continue the application
with specific direction given to the applicant or deny the application.
Environmental Review
The proposed project is categorically exempt from CEQA requirements, pursuant to Section
15303 (Class 3) New Construction or Conversion of Small Units. An existing, non-historically
significant single-family residence with garage will be demolished and replaced by a new
residence, and therefore qualifies for a Class 3 Exemption. The proposed residence does not
present any unusual circumstances that would result in a potentially significant environmental
impact.
ATTACHMENTS:

Attachment A - Findings for Approval

Attachment B Conditions of Approval
Attachment C Victoria Beach Letter
Attachment D Original Elevations and Site Plan
Attachment E Project Renderings
Attachment F Project Plans

144

Attachment A Findings for Approval

DS 15-217 (Chadwick)
September 14, 2016

FINDINGS REQUIRED FOR DESIGN STUDY APPROVAL (CMC 17.64.8 and LUP Policy P1-45) For
each of the required Design Study findings listed below, staff has indicated whether the submitted
plans support adoption of the findings. For all findings checked "no," the staff report discusses
the issues to facilitate the Planning Commission decision-making. Findings checked "yes" may or
may not be discussed in the report depending on the issues.
MUNICIPAL CODE FINDING

YES

NO

1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
2. The project is consistent with the Citys design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.
6. The design concept is consistent with the goals, objectives and policies related to
residential design in the general plan.
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.
8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
145

DS 15-217 (Chadwick)
September 14, 2016
Page 2

complementary to the neighborhood without appearing monotonous or repetitive

in context with designs on nearby sites.
9. The proposed exterior materials and their application rely on natural materials
and the overall design will as to the variety and diversity along the streetscape.
10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement the
character of the structure and the neighborhood.
11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.
12. Any deviations from the Design Guidelines are considered minor and reasonably
relate to good design principles and specific site conditions.
COASTAL DEVELOPMENT FINDINGS (CMC 17.64.010.B.1):
YES
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.

NO

146

Attachment B Conditions of Approval

DS 15-217 (Chadwick)
September 14, 2016
Conditions of Approval
Page 1

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

Conditions of Approval
No.

Standard Conditions

1.

Authorization: This approval of Design Study (DS 15-217) authorizes the

applicant to demolish the existing residence and remove all hardscape and
construct a new 2,072-sf, two-story single-family residence consisting of a 440sq-ft basement/garage at sub-grade, 971-sf on the ground level, 517-sf on the
second level, and a 144-sf footprint for the elevator and stairwell (not changed
from previous). The basement includes a crawl space, a one-car garage space
(accessed by a car-lift), a mechanical room, storage room, and two bedrooms
with full bathrooms. Finish materials include stucco, metal railings, clay tile
roofing, unclad wood windows and doors, and new fencing. Fencing will include
a four-foot high grape-stake fence with spaced pickets in the front yard setback
area and a solid six-foot high solid fencing elsewhere. Section of fencing on the
north boundary line in the front yard setback area is proposed to remain.

2.

The project shall be constructed in conformance with all requirements of the

local R-1 zoning ordinances. All adopted building and fire codes shall be
adhered to in preparing the working drawings. If any codes or ordinances
require design elements to be changed, or if any other changes are requested at
the time such plans are submitted, such changes may require additional
environmental review and subsequent approval by the Planning Commission.

3.

This approval shall be valid for a period of one year from the date of action
unless an active building permit has been issued and maintained for the
proposed construction.

4.

All new landscaping, if proposed, shall be shown on a landscape plan and shall
be submitted to the Department of Community Planning and Building and to the
City Forester prior to the issuance of a building permit. The landscape plan will
be reviewed for compliance with the landscaping standards contained in the
Zoning Code, including the following requirements: 1) all new landscaping shall
be 75% drought-tolerant; 2) landscaped areas shall be irrigated by a
drip/sprinkler system set on a timer; and 3) the project shall meet the Citys
recommended tree density standards, unless otherwise approved by the City
based on site conditions. The landscaping plan shall show where new trees will
be planted when new trees are required to be planted by the Forest and Beach
Commission or the Planning Commission.

147

DS 15-217 (Chadwick)
September 14, 2016
Conditions of Approval
Page 2

5.

Trees on the site shall only be removed upon the approval of the City Forester or
Forest and Beach Commission as appropriate; and all remaining trees shall be
protected during construction by methods approved by the City Forester.

6.

All foundations within 15 feet of significant trees shall be excavated by hand. If

any tree roots larger than two inches (2) are encountered during construction,
the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If
roots larger than two inches (2) in diameter are cut without prior City Forester
approval or any significant tree is endangered as a result of construction activity,
the building permit will be suspended and all work stopped until an investigation
by the City Forester has been completed. Twelve inches (12) of mulch shall be
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.

7.

Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.

8.

The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground.

10.

All skylights shall use non-reflective glass to minimize the amount of light and
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.

NA

11.

The Carmel stone faade shall be installed in a broken course/random or similar

masonry pattern. Setting the stones vertically on their face in a cobweb pattern
shall not be permitted. Prior to the full installation of stone during construction,

NA

9.

148

DS 15-217 (Chadwick)
September 14, 2016
Conditions of Approval
Page 3

the applicant shall install a 10-square foot section on the building to be reviewed
by planning staff on site to ensure conformity with City standards.
12.

The applicant shall install steel casement windows.

13.

The applicant agrees, at his or her sole expense, to defend, indemnify, and hold
harmless the City, its public officials, officers, employees, and assigns, from any
liability; and shall reimburse the City for any expense incurred, resulting from, or
in connection with any project approvals. This includes any appeal, claim, suit,
or other legal proceeding, to attack, set aside, void, or annul any project
approval. The City shall promptly notify the applicant of any legal proceeding,
and shall cooperate fully in the defense. The City may, at its sole discretion,
participate in any such legal action, but participation shall not relieve the
applicant of any obligation under this condition. Should any party bring any
legal action in connection with this project, the Superior Court of the County of
Monterey, California, shall be the situs and have jurisdiction for the resolution of
all such actions by the parties hereto.

14.

The driveway material shall extend beyond the property line into the public right
of way as needed to connect to the paved street edge. A minimal asphalt
connection at the street edge may be required by the Superintendent of Streets
or the Building Official, depending on site conditions, to accommodate the
drainage flow line of the street.

15.

This project is subject to a volume study.

16.

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

NA

17.

A hazardous materials waste survey shall be required in conformance with the

Monterey Bay Unified Air Pollution Control District prior to issuance of a
demolition permit.

18.

The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. The drainage plan shall
include applicable Best Management Practices and retain all drainage on site
through the use of semi-permeable paving materials, French drains, seepage
pits, etc. Excess drainage that cannot be maintained on site, may be directed
into the Citys storm drain system after passing through a silt trap to reduce
sediment from entering the storm drain. Drainage shall not be directed to
adjacent private property.
An archaeological reconnaissance report shall be prepared by a qualified
archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted

19a.

149

DS 15-217 (Chadwick)
September 14, 2016
Conditions of Approval
Page 4

19b.

20.

21.

22.

23.

to recommence until a mitigation and monitoring plan is approved by the

Planning Commission.
All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
Prior to Building Permit issuance, the applicant shall provide for City
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
All conditions of approval for the Planning permit(s) shall be printed on a fullsize sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions
The applicant shall plant TWO lower-canopy trees from the Citys recommended
tree list, and shall indicate the size species and locations on the required
landscape plan prior to Final Design Study approval. Location will be based on
City Forester review and approval based on discussion with neighbor to the East.
The applicant shall work with City staff to fix locations of the proposed
landscape lighting.

*Acknowledgement and acceptance of conditions of approval.

______________________________
Property Owner Signature

___________________________
Printed Name

__________
Date

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

150

Attachment C- Beach Letter

victoria beach

Box 1244 Carmel-By-The-Sea CA 93921 831.915.5093

Dear Marc, Matthew, and Planning staff,

18 Aug 2016

I read with interest Matthews July 18th letter containing his keen enumeration of the issues Council Members
raised about the Chadwick project at their July meeting. To summarize his list, they found the following to be
problematic: (1) the proposed variance, (2-5) excessive mass and bulk , (6) inconsistent architectural detailing,
(7) non-conformance with site topography, (8) previously identified privacy impacts. With some small
additions, these observations almost completely cover the problems raised by my presentation as well.
Matthews list also captured some Council Members detailed design solution speculations; specific ideas such
as reducing decks, windows, and the like. Since design teams obviously have sole responsibility for proposing
compliant designs, the Councils detailed design thoughts should be treated as examples of ways in which the
project was then non-compliant, but cannot be treated as design instructions for the next de novo hearing.
In fact, it is worth noting that it is a common, very human, mistake for those of us trying to uphold village
regulations, to get drawn into the role of referee for detailed design negotiations between applicants and other
private parties. This is so common that often it is a winning strategy for applicants to mischaracterize neighbors
as making selfish demands in their own private interest when actually they are just bearing witness to noncompliance with public regulations. This mischaracterization deliberately sidetracks public deliberations into
private negotiations. Eventually, even designs that remain out of compliance begin to feel acceptable because
the appearance of an unresolvable or petty private dispute wears down the patience of the public officials.
The legally required path for these procedures is, instead, for city officials to evaluate proposed projects solely on
whether they meet the letter and the spirit of village regulations. Once projects do this, there should be no
need for negotiations with offended parties, nor should there even be offended parties. To this end, I would
like to again commend Matthews capturing of the main public themes that the Council covered and just
mention some additional regulatory observations, whose legal sources can be found, in part, on an attached
checklist as well as on the attached presentation from the Council meeting.
1. The preliminary site assessment, which should identify all public and private site issues (including neighbor
privacy) must be used in the review process.
2. Views from the beach are legally protected and must be specially reviewed and restored per the Coastal Act.
3. New construction must minimize bulk and cannot appear to be taller than two stories. (Since the
neighboring property to the south is two stories, it provides a good benchmark for the approximate height of
any proposed new building.)
4. Enough space of enough variety must be reserved around the home to create a continuous park-like
environment of open space and vegetation that blends with and enhances the surrounding environment.
5. All new buildings must have stylistic integrity and consistency, regardless of existing violations of this rule.
6. There is no special physical hardship on the project site that would support any variance.
Thank you for your hard work on this critical site,

Victoria Beach
151

No.

REVISION
VISED

/21/164 2/23/1
REVISED

3/30/16

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0:: u:::~
-..,
o ...

()

(.)

<(

.:(N

a.~

0::

!B~
~LL

_J
_J

.e

-~ ~

Q~

~
1-

(.)

!=
J:

(.)

a:
c(

1'-6'

~ s---l

0::

i
11'-2'

10'-10 "

lN'

IOJ:

.-a..

0"'
cc

_J
I)_

~<(
1.0 :5

It

~.._~ ~

~~

<(

- -- -- k-

4'

~ N
""U \)

IJ)\)

WATT MAX. RECESSED CAN LIG~T

<(

CD
0

S/S0/16

DATE:

1/ 4" = 1'-0"

SCALE:

2~

6
z

;?

\J)

acE
\1) L IL
\.) \) Q

\)
lU

-2-A 2~ WATT MAX. WALL MOUNT

..

()

EXTERIOR LIG~TING SYMBOLS

({) ()

~~<(

() IV (()

lL

SGALE 114 " = 1'-0"

,_\)

~d) N

_J

SECOND FLOOR PLAN

()
()
()

~II)

()
()

r-

1'-0

5~'-1'

Z"'

.:(:=() a:16
CJ;:u-

DRAWN:

(;.JH, 6Rl"'

JOB NUMBER :

14.34

A-2.2
153
SHEET

OF

REVISION
18'-IZI' MAXIMUM HEIGHT - . ,
FROM <EJ NAT. GRADE
\

TOP OF RIDGE HT. 1"1 .65'

TOP OF RIDGE HT. 11.65'

'!<- -

TOP OF PLATE HT. "15.'1'

r- -- ---T

ill

ill

-I

ill

.= b8.4'

FIR&T FLOOR PLATE 61.15'

------------~---r---~$--T~O~P_O~F~R~ID~G~E~H~T~-'_I~'l~.O_'___
.

I
I
I
I

TOP OF Fl..ATE HT.= "TS.C!'

I
I

---!

I
1

TOP OF RIDGE = 12.0 '

--~-~r---s-~TO~P~O~F~~~~TE~HT~- ~b~'l.4~_' ~

I
I

i
I

II!

3/30/16

_t
-'k--

5TUCCO WALL& 11J/

CHAMFERED
CORNER&

?EC:.OND FINI?H FLOOR

~l

ir
9

\
_ )L

REVISED

5TU=o CHIMNEY w/
C:LAY TILE ROOF i INLAY
AT OPENING

2-PIECE CLAY
TILE !'<OOF - \

RENA155ANCE 5TONE. FEI!'<CED ROUND WINDOW

No.

f-.

___

ill

(/)

z
0

$
I

PIR.5T FINISH FLOOR = !5"1 .1!:>5'

BASE~ENT

CEILING HT. = 58.4'

!EJ NAT. GRADE

ill

FROFERTY J..INE

'\

\\

STAINED WOOD
OVERHEAD DOOR
WI 5TONE TRIM

FIR&T FIN ISH FLOOR = !5C!.65'

If,

1-

WOOD ENTRY DOOR

WI NATuRAL SMOOTH

SA5EI-1ENT T.O.P. = 5"1.4'

\__ NEW FIN15H
GRADE !'>':l.S'

LIME5TONE VENEER
&URROI.iND

'I

d;)

,;.____

C:.ARl.IFT FINISH FLOOR 4'1.'1'

C:.ARl.IFT PIT FLOOR 4"1 ."1'

,.

0011.
0

FINI SH GRADE = 61.65

ill

'r

- - (EJ NAT. GRADE

PROPERTY LINE

EXTERIOR EAST ELEVATION - FRONT

ill

5GAJ...E , 1/4",. I '-0"

ill

$
$

I
4'

""""'"- "'"" M.OOR

~J
--t ']

0~

en
.._.

1,1')""
0).1:

<(~
().g

:::c
0
a:

Q ..

t')f:!

en!!!

w
.._.

<'

BA5E~ENT F INISH FLOOR = 48.4'

~~
C:::"'

c:J~

()

U:::i

-o:>

<(

()I';<("'

c..~

a:
18'-IZ>' MAXIMUM HEIGHT
FROM lEI NAT. GRADE

\\

ill

- - - -

- -

ill

~TE

ill

TOP OF

HT.= 15.q'

- -

1-

(.)

f-

(.)

.-

a:

5TUCCO CHIMNEY w/
TILE INLAY AT OFENINC:s

.l!!

0~

Z"'

<(;::'
c:::~

c:J~
z

a:

1'--0

It) I

,...c..

I
I

TOP OF PLATE HT.= "15.'l'

i
I

t -I

!..INE~

~RTY LINE

SECOND FINISH FLOOR .= b8 .4'

ill

I
:

EXISTING WOOD FENCE

AT NORTH PROPERTY
LINE TO REMAIN

SECOND FINISH FLOOR = 1!:>8.4'

\

FIR&T FLOOR PLATE = 61.15'

NEW DECK W/ METAL

RAIL 13EYOND

\f)

, -NEW 6'-0' MAX. NORTH

PROPERTY LINE FENCE
'

FIRST FINISH FLOOR = 5q _65'

ill
IEJ NAT. c.RADE

>
UJ
$

_j

_J

GREAT R~. F IN15H FLOOR 58.65~

UJ

------$$~8~A~SE=~~E=N~T~G
~E~IL=I~NG~=~5~1~.4~'--- ~

NEW FINISH
GRADE ' S':l..S'

IS FEET BELOW
FROP05ED ROOF L INE

I
I
I

lEJ NAT_ GRAj'i::ID E

,~l~~~~l,~T
CARLIFT F INISH FLOOR 4q _q

()
~
<(

-~ ~

<(

I
Ft'<OFERTY

_J

(.)

-~

I
TOP OF RIDGE HT. = 11.65'

~~

::2:

RENAISSANCE &TONE, - - PEIRCED ROUND WINDOW

TOP OF RIDGE HT. 1'l.f>5'

w
_J

ill

It
()

it
~

X
UJ

CD

DATE:
6EDR00~5

9/90/lb

FINISH FLOOR .= 48.4'

SCALE-

&

EXTERIOR NORTH ELEVATION - SIDE

SCALE , 1/ 4""' 1 -0"
1

4'

1/4"

DRAWN:

JOB NUMBER:

= 1'-0"

C.Jtl, BRJi'l
14.94

A-3.1
154

SHEET

OF

REVISION

~MOVED

&CUTH WINDOW

I
I

31 DEG~E ANGLED
UJALL 4 UJINDOUJ
TOP OF RIDeS HT. = 1"1.0 '

18'-e>' MAXIMUM
HEIGHT FROM IE>
NAT. GRADE

-PIECE CLAY TILE

ROOF

-' -

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

TOP OF RID6E HT. = 1'1.65'

0
&TUC= CHIMNET w/
CLAY TILE CAP t INLA1
AT OPENING

TOP OF PLATE HT.= 15."1'

No.

TOP OF RIDGE HT.

= 11.>5'

TOP OF PLATE HT.= 15."1'

PAINTED STEEL UJINDOUJS w/
STONE TRIM 4 SILL, 5EE
5CHEDULE5

-J

.... .

, '

&TUCCO UJALL5 w/
CHAMFERED
CORNERS

BAY UJINDOUJ w/
STUCCO COVE DETAIL

DECORATIVE
LIJI'<OI.I<:i<HT IRON
GUARDRA IL

i
I

lp

z
~

....J

::::)
(f)

FIRST FINISH FLOOR = 58.>5'

lj!

6.ASEMENT CEILING = 51.4'

'

18 FEET BELOW
ROOF OUTLINE

&MOOTH NATURAL
LIME&TONE VENEER
UJALL BA&E-!;4' AFF.
IE) NAT. GRADE NEW DECK UJI &TUCCO
COL..UMN& AND METAL
GUARD RAIL
6;\SEMENT FINISH FLOOR= 48.4'

c:

EXTERIOR SOUTH ELEVATION - SIDE

Q)

SC.Aj_E , 1/4 " = 1'-0"

CARLIFT FINISH FLOOR

CARLIFT PIT FLOOR

4"1 'I'

= 41."1'

en
ot!..
co

:r:

DECORATIVE FEATURE

=i

TOP Of R IOC.E HT.

TOP OF R IDGE HT

&TUC= CH IMNEY w.'

&TONE CAP 4 TILE
INLAY AT OPENING

"'.f>5'

2-PIECE CLAY TILE

PAINTED STEEL UJINDOUJ5

ROOF

w.' STONE TRIM t SILL.

J:
(.)

SEE SCHEDULE'!>

a:

.= 18.0'

I
I
Irt----I

I
I

TOP OF PLATE HT.= 15."1'

3'-(>' MIN.
WROUGHT IRON
GU~RORAIL.. w/

LU

1-

<!:

TOP OF RID6E HT. = 1"1.0'

TOP OF RIDGE HT. = 1i.E>5'

TOP OF PLATE HT.= 15."1'

I
I

DECORATIVE
PICKET& 4' O.C.

PROPERTY LINE

PROPERTY LINE

-~. _:S:=E:::C.:::O:.::ND:....:..F.::..
IN::.:
ISH::..:_:F..:L:::O:=Oc..:R:_=_::_E>8::.c:.4_'_.~---

rl

_.0~~~

--'F-"IR'-'5"-'T'-Fc...:Lo..:Oc...:O'-R"'-P'-'L"'-A-'TE-"'-=-E>=.i-'.1"'-5-'

t1

~-

SECOND FINISH FLOOR .= E>8.4'

F IRST FLOOR PLATE = bi .15 '

<{

!~

BASEMENT CEILING

_J

GREAT RM. FINISH FLOOR

= 58.&5'

.....

= 51.4' 0

It

\J \.)
G -~

()

....c \.)

STUCCO
RETAINING ~LL
4'-0" HAX.

EXTERIOR WEST ELEVATION - BACK

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

4'

8'

'

t z0..:

IJ

<(

"'0
9/90/16

DATE:

BEDRO OMS FINISH FLOOR .= 48.4'

C)

SCALE:
~

\.) Ill \)

1X
UJ

48.4 '

\\")

N
C)

-~~~ ()

Ill

.=

~~ <(

-~ f)EDROOMS FINISH FLOOR

Ill

()I}

UJ

f....

.,;,.:...

(\)>

(\)dJI>
N
>
oc- m m
UJ

'-6REAT RM. FINISH FLOOR = 56.65'

!:

-a <t
;n :5 ~

1-

t1
r
!i

\) ::>

()

STUCCO WALL& w/
CHAMFERED
CORNERS

C)
C)
C)

(\) Ill

\fl

1/4"

DRAWN:

= 1'-0'

GJH, 6Rl'l

JOB NUMBER:

14.54

A-3.2
155

SHEET

OF

Attachment E - Renderings

156

157

158

159

160

161

162

163

164

165

166

167

VieY"' of the existing house from the beoc.h.

.
;,

..-

,.

, ~

....

~-~

-....

~-

. <.

.....

....

a:

...... _

.. . ..

~
~

Ill ~

.....
.....

-::E

u
a:

Ill

168

~
l!!b
l!!b

db
'i?
'i?

@\!!

In this viel"l, the proposed design is 58% less visible Prom the bec:::~c..h.

.
:..

..-

,.

;" ~

~-~

-....

. <.

.....

~-

.....

a:

...... _

. ...

.... -

~
~

Ill ~

.....
.....

-.

-::E

u
a:

Ill

169

~
l!!b
l!!b

db
'i?
'i?

@\!!

In this viel"', the proposed design is 59% less visible Prom the beoc..h.
The exie.ting hou;.e i;. outlined in red.

.
;,

..-

,.

;" ~

....

~-~

-....

. <.

......

~-

.....

a:

...... _

.. . ..

~
~

Ill ~

.....
.....

-::E

u
a:

Ill

170

~
l!!b
l!!b

db
'i?
'i?

@\!!

171

~~ ~ ll=llffFII'tli~INI ~w. IMJ(Q)INJ'ii~Wii~W, CG~I!JfF(Q)WiiiNID~

ERIC MILLER ~WRCG!l=IID'ii~CG'ii$, Dlnl.

8
~941 ~3~ co37~gM~@ ~~ F:r"l::-"
0

:J

(\

:J
~

.....

'"'\

...,

(Jl

0
c

:::y

li)

:i.

.....

tii.

:J
~

.....

0
...,

L.

<
ij.

In this viel"l, the proposed design is 52% less visible from the beoc.h.

172

In this viel"l, the proposed design is 5.2% less visible from the beac.h.
Tne exrstrng house rs outlined rn red.

173

Attachment F - Project Plans

REVISION

IC

No.

Sl

SCENIC 2 NW OF 8th AVENUE

CARMEL-BY-THE-SEA, CA 93923

:::l
(ll

~------------------------------.---0--VV_N_E_R_S_H_I_P_N_O_T_E_S
__________________________.---~P~R~O-J=E~C~T-I~N~F~O~R-M_A_T_I~O-N----------------------.----S-H_E_E_T_IN
__
D_E_X___P_A_R_T_IA
__
L_
S_
ET
----------------------------~g

I. TITLE AND ALL "C.OI"YI<ICS.HT" PI<IVILE<!.ES TO THESE D"-AV>>IN05 AND 5PEC.IF1c;ATION5 15

c;LAIMED flY THE AR.c;HITEC.T. EI<IC. MILLER. HEI'<I'INAFTEI< I'<I'FEI<I'<I'D TO A5 "THE
AR.c;HtTEc;T" ~ITHOJT PRE.J.IDic;E.
V ISUAL c;ONTAC.T VOIITH THESE 5U6JEc;T DAA>"il~ AND 5PEC.1Fic;ATIONS SHALL .-oNSTITUTE
PR-IMA FAC.IE EVICOENc;E OF THE Ac;c;EI"TANc;E OF THESE OY'INE"-SHIP 1<16HT5 ANC> THE
FOLLOVOIING RELATEC>

OWNER:

ART AND FARAH CHADI'IICK

THE CHADI'IICK LIVIN~ n<!JST
P.O. SOX 3410
SARATO~A. CA '!50"70

A-0.1

C.OVER. SHE:l:T

C.-I

CONCEPTLAL c5RADIN6 AND DAAINAc5E PLAN

SCENIC 2 N~ OF e>TH AVO:NUE

61...0CK C2, LOTS 10 4 II

I
A-1.1
A- 1.2

TOP06RAPHIC. 5(.1RVEY
DEMOLITION SITE PLAN
PROPOSED SirE PLAN

I OF I

CONSTRUCTION MANA6EMENT PLAN

ADDRESS:

ARCHITECT:

ERIC MIL.L.ER ARCHITEC-TS, INC..

21 1 HOFFMAN AVENUE:
MONTEREY. CA '!3'!40

A-2.0

PROPOSED eASt:MENT FLOOR PLAN

A-2 .1

PROPOSED FIRST FLOOR PLAN- REVISED

2 . THE USE OF THESC OAA>'IIN.sS ANC> SFEC.IFic;A TIONS SHALL 6E SOLELY IOESTRIC. TEO TO
THE OI<I<!.INAL SITE FOR. VO!Hic;H THEY VOIE"-E PR-EPARED AND THE A"-"HITEC.T HEIOE6Y STATES

THAT THEY AlOE NOT INTENDED FOR. NOR SUITABLY EN<SINEEI<ED FOR ANY OTHER. SITE.
lilEPRCJDUC.TION OF THESE DOGUMENT5 IF THEREFORE EXPRESSLY LIMITED TO T!'ll5
INTENDED USE.
3 . THE Al<c.HITECT 015c;LAIM5 ALL l<l:SPONSIEliLITY IF THJ:51: DI<A~IN<SS AND
SPECIFICATIONS Ar<l: U5Et:l. Iii >"it-tOLE 01< IN PAAT. >"\ITHOUT 1"1<101< >"ii<ITTEN I"ERMISSIOii.
I'IH!:THER OR NOT MOC>IFIEC> flY OTHER-S FOR ANOTHER SITE.
4. IN THE EVENT OF UNAUniORIZEC> USE flY ANY THIRD PARTY OF THESE DRAI't l ~ AliD
SPEC.trlc;ATIONS THE CLIENT FOR. ffilc;H THIS VO!ORK ~S ORI<SINALLY PIOEPAIOEO HEREflY
A6REES TO HOLe:> HARMLESS, INDEMNIFY AND DEFEND THE ARCHITECT, ERIC MILLER-, HIS
STAFF/ EMPLOYEES FI<OM ANY CLAIMS ARISIN.s FI<OM SUCH UNNJTHORIZEC> USE.

t/)

A~CH I TE:C TU~Al..

l..ANDSCAFE:
L-1

LI~HTIN5

A-2.2

PROPOSED SECOND FLOOR -REV ISED

L-2

PLANTING. PLAN

PROPOSED ROOI" PLAN - REVISED

L-3

NOTES

PROJECT DATA

A-2.3
A-2.4

PROPOSED F'L.OOR AREA DIA6RAIM

PROJECT DESCRIPTION :

A-2 .5

PROPOSED ROOF HE16HT PLAN

DEMOLITION OF EXISTIN6 HOUSE. DECKS AND PAVIN6. F't'!.OPOSED C.ONST!WCTION OF

NEI'I TI'\0-STOt'!.Y RESIDENCE ~I TH eASEMENT, 3 eEDROOMS, 3- 1/2 eATHS, 1-CAA
6AAA6E 1'\ITH 5(.1ElTERRANEAN LIFT IN THE eASEMENT, AND RETAININQ 1'\AL LS.

A-3.1

PROPOSED EXrERIOR ELeVAT IONS - RE:VISeD

ADDRESS

SCENIC 2 Nl'l OF flTH AVENUE

CARMEL-by-th~-SEA. CA <13'!29

LOT SIZE,

4.006.!:> S.F

TREE REMOVAL

ZONIN6

R-1, eR D ISTRICT

e LOCK ,

C-2

FIFTEEN TREESf SHRUes ARE PROPOSED FOR. RO:MOVAL, INCLUDIN6 (IJ 2" Tt'!.EO:, (I)
4 " TREE. (2) t>'' TREES. (3) !:>" TREES, (3) 10" TREES, (4) 12" TREE, AND (I) 14" Tt'!.EE
ONE 96" DEAD TRLNK 1'\ILL eE REMOVED.

A .P .N.,

010-312-026-000

OCCUPANCY 6ROUP ,

(R) FOR HOUSE AND (UJ FOR ~ARA60:

TYPE OF C.ONSTRUC.TION

( V-13)

LOTS, -- - - - - - - - - - 10 l

FRONT SET'BAC.K
NORTH Slc:>E .. , ........ .. .. , .. .. ,
,

PROPOSED EXTERIOR ELEVATIONS

STREET ELEVATIONS

A-9.4

BUILDING. SEC.TIONS

A-4.1
A-4.2

PROPOSED DOOR SCHEDULE

PROPOSED >"iiNDOI'i SCHEDULe

A-1.1

MATERIAL SAMPLES

LOCATION MAP

15.0' MIN.

SIDE SET'BAC.KS ..

5aJTH SIDE

II

A-3.2
A-3.3

IRRI6ATION PLAN

15.0'

25% OF SITE VOIIDTH (MIN. S FT J

S.O' MIN., 101.25' TOTAL

1.25' Mlti.

1.2:0'

tiw

b .O ' MIN.

"-EAR SETEAc;K ......... ... ............... .

3 .0 '

2 1.4'

MAX. 6UILDIN6 HEI6HT , .. .. ....

1!1'-Q"

1!!>'-0'

MAX. ALLOI"'ED F .AK ............ , .. , ,

1,eo2 S.F. AElOVE 6RADE

2,012 S.F. VV BASEMENT

MAX. ALLOI"'ED SITe COVeRA6E

3'!5.0 S.F.f55E> .O S.F.

AVERA<SE <S>RADE . . ............... .

5'1 .5 '

556.0 S .F .
VV 50?6 PERVIOUS

f-

(.)

a:

<

IEXISTING FLOOR AREA I

1,411.0 S.F.

F'IRST FLOOR
SECOND FLOOR

E>1!:>.0 S.F.

TOTAL. EXISTIN6 FLOOR AREA,

2 ,0!:>'1.0 S.F

IPROPOSED FLOOR AREA I

FIRST FLOOR .. , , , ...... .... .
...... ............
SEC.OND FLOOR .
STAIR ~ ELEVATOR.
6ASEMENT .......... , .................. ....
TOTA L PROPOSED F'LOOR AREA =
eASEMENT- STA I R~t:LL . ..
6ASEHENT - CARLIFT 4 ELE:VATOR .
TOTAL EXCLUDED AREA

I EXISTING

'1"11.0
Sll.O
144.0
440.0

TOTAL EXISTIN6 SirE COVERA6E,

AUG 2 4 2016
Planning & Building Dept.

c~

"\f)

IMPeRVIOUS COVERAGE ,
STAIRS---------SITE 1'\ALLS - - - - - - - TOTAL. IMPERVIOUS COVERA6E ,
TOTAL PROPOSED S ITE C-OVERAGE ,
MAXIHJM ALLOV'IED S ITE C.OV EAA6E ,

OIJ {1)

~~<(

()

ill

"U "~

-~ N

~
()

lf3.6 S.F.

\)

0_ ()

G~t tL
\.) \11 \) <(

It

IPROPOSED SITE COVERAGE

N
()

UJ
UJ

:::r.

1;2!15.0 S.F.

..elf)

(\)d$~ I
oc .... (f) N

I-

26"7.0 S.F.
!166.0 S.F.
5'!.0 S.F.
36 .0 S.F.
5f.0 S.F .

PERVIOUS COVERA6E
DECK
DRIVEI'\AY
DRY STAGK V\ALLS - - - - - PATHI'IAYS/ P A V I N 6 - - - - - BAY 1'\INDOII'IS - - - - - - - HOOD FENCE

I
~

(\) >
"U<(

VICINITY MAP

494.0 S.F.

TOTAL PERV IOUS COV ERA6E ,

City of Carmel-by-the-Sea

'-l c~

1'1!:>.0 S.F.
236.0 S .F .

ELEVATED II'IOOD DEC.K ,

()
()
()

(\)

2,0;2.0 S .F .

SITE COVERAGE I

DRIVEI'IAY
CONCRETE 1'\AL.KS I P A T I O S - - SITE v.ALLS I CURBS
ViOOD SHt=D I UTILITIES
HOOD STEPS

RECEIVED

S.F.
S.F.
S.F.
S.F.

_ " Q

~
CD

26'!.0
44.0
25.0
9'!.0
16.0

S.F
S.F.
S.F.
S.F.
S.F
9'!.0 S.F.

DATE:

e/24/16

N.T .5.

SCALE:
TO SAN LUIS
OBISPO

432.0 S.F .

DRAWN:

CJH, SRI'!

JOB NUMBER:
26.0 S .F.
~e.o s.F.
124.0 S.F.

556 .0 S.F .
556 .0 S.F .

~~-

3.1%
13.'1%
13.<151\

TO

,-----,-,---,"-

~ . ~------~~

14.34

A-0.1
174
SHEET

OF

NEIGHBORING
HOUSE
64,;}4

W64.34

- NA.C
PAVEMENT
WAITR
METER

MULTI-STORY STONE
& WOOD FRA~E HOUSE

.,,.,,
CONC.

DOCUMENT
#2003033707

(".

Uo

6:5,015

ROCKS

A.C
PAVEMENT

52.60
62.J7

GATE

'

PILLAR ELEVATED
[i!]WOOD DECK

I ~SET

MAG NAIL & STAINLESS STEEL WASHER

STAMPED "CENTRAL COAST SURVEYORS"
BENCHMARK
ELEV.=6l.OO' (APPROX. NAVDBB)

~ 15.2.72
NEIGHBORING
HOUSE

TWO WATER METERS

IN WOOD VAULT

A.C
PAVEMENT

TOPOGRAPHIC MAP
A

NOTES:
1

BOUNDARY LOCATIONS SHOWN HEREON WERE DEITRMINED ~TH THE BENEFIT OF A FIELD
SURVI::Y SUPPLEMENTED BY RECORD DATA. ALL BOUNDARY DATA SHOWN ARE FROM THE
RECORDS. THIS IS NOT A BOUNDARY SURVEY.

LEGEND:
SSCO
UP

SANITARY SEWER CLEANOUT

- - DENOTES EL(VATED WOOD DECK

STAINLESS STEEL WASHER STAMPED "CENTRAL COAST SURVEYORS" SET IN THE PAVEioAENT OF
SCENIC ROAD, AS SHOWN

- - DENO TES A WOOD FENCE

ELEVATION = 53.00 FEET (APPROX. NAVDBB)

CONTOUR INTERVAL = ONE FOOT

4.

TREE TYPES ARE INDICATED WHEN KNOWN. DIAMETERS OF TREES ARE SHOWN IN INCHES.
TREES S~ALLER THAN 2" ARE NOT SHOWN

OF

UTILITY POL[

.LEVATIONS SHOWN ARE BASED ON ASSUlo1EO DATUM THAT APPROXI~ATES THE NORTH
AMERICAN VERTICAL DATU~ OF 1988 {NAVD88). PROJECT BENCHMARK IS A SET MAG. NAIL &.

PORTION

LOTS NUMBERED 10 AND 11 AS SHOWN ON "MAP OF

ADD ITION No. 8, CARMEL BY THE SEA" FILED IN
VOLUME 3, "CITIES & TOWNS", PAGE 19
AS DESCRIBED IN DOCUMENT #2003033707
OFFICIAL RECORDS OF MONTEREY COUNTY
CITY OF CARMEL

COUNTY OF MONTEREY
PREPARED

STATE OF CALIFORNIA

FOR

Art & Farah Chadwick

DENOTES A WOOD RETAINING

WALl EXCEPT AS SHOWN.

B y

CENTRAL COAST SURVEYORS

5 HARRIS COURT, SUITE N-11

MONTEREY,

CALIFORNIA

9394 0

Phone: (831) 394-4930

Fo<:
(831) 394-4931

SCALE:

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JOB No. 14-93

PREPARER :

APN

NOVEMBER 20 14

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14.94

A-1 .1
176

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FLOOR LEVEL - AREA KEY

No.

FIRST FLOOR - AREA KEY

DOl

TWO STORY- PITCf.IED ROOF

SECOND FLOOR ! L IV ING SPACE!
L...,.,~---'--' TOTAL FLOOR AREA ..........- ........
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4 '- 11' MAX IMUM CE IL ING f.IE IG I-IT FROM

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31 &F.

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VOLUME AREA
PLATE I EAVE

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C.ARAC::.E
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Foil SF.
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144 SF.
STA IR 4 ELE VA TOR _ ...........
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11<21 SF.
11<21 &F.
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BASEMENT- STAIRS 4 ELEVATOR

332 5F.
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14.94

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I
~

~ 2<(

63 -- ..

lfl:im ()
~

It

III

~<(

()

71

()
()
()

(\)

\,)::.

I
lL
()

--

(\I D..

1.0
II
\1)

::J

..... a

.-J:

<

c ..._

0~

:r:wz

c:
w

1-

:: - =t:::: l

z:O:

<(~
:::![;;
u.u.;;

:2

EL =!'o2D

SCALE:

1/4". 1'-o"

DRAWN:

<:;JH, ElRI"l

JOB NUMBER:

14.::14

A-2.5
183

SHEET

OF

REVISION

No.

18'-e>' MAXIMUM i-IEIGI-IT

FROM I EJ NAT. C.R.ADE
2-PIECE CLAY
TILE ROOF - - --.

RENAISSANCE STONE.
PEIRCED ROUND WINDOW

TOP Of RID5E HT. = 1'1.6>5'

,__ - -- - -T

lj!

]L_
TOP OF RIDC::.E HT. = 1"1.0'

I
I

'

TOP Of PLATE HT.= 15.<!'

f;t ,
to

+-

TOP OF RID5E HT

STUCC~~~~~'6

= 12.15'

CORNERS

~~j

-t--

SECOND FINISH FLOOR .= 6.5.4'

lj!

FIRST FLOOR PLATE= 61.15'

lj!

8'--s L
.

I'I I
Ii

I'

,.
'

TOP OF RID5E 12 ."1'

PAINTED STEEL
WINDOWS WI STONE
TRIM t SILL. SEE
SCI-IEDULES

TOP OF PLATE 1-lT. 10.5'

'-t ,

TOP OF PLATE HT. 15."1'

1~

t
i
I

,...:
z

<{

':i

:::l
If)

~~
'

z
u

SMOOT!-! NATURAL
LIMESTONE vENEER
W.A L SASE AND
RAIL = 42' AFF.

V!

I E J NAT. C.RADE

FINISH

_ 'j..

FIRST FINISH FLOOR = 5<! .65'

-'1.- -

IEJ NAT. C.RADE

II!

-=6:.:..A5=E:..:ME:::N.:.;T_:C::::E:.::IL:::I:.::N5:::_:_:H_:_:T._=_5::::.5::.:.4_:_'~1j!

I
I
I

STAINED WOOD
OVERI-IEAD DOOR
Wt STONE TRIM

PROPERTY LINE --

- ,

;o_, I

WOOD ENTRY 000~

Wi NATURAL 5MOOTi-l
LIMESTONE VENEER
SURROUND

- NeW FINISi-1
C.RADE !>9.5'

FIR5T F INISH FLOOR = 5<!.1:>5'

.;

n;'l :

I
r--

-r--

9;

' \ --- _

CARLIFT FINISH FLOOR = 4"1."1'

:0 :

t- !

PROPERTY LINE

STAI I'I!.I'~LL

EXTERIOR EAST ELEVATION - FRONT

SC-ALE : 1/ 4"= I '-0 "

____,C::_A::.::RL:=!!...
If_,_T_,_P.:.;IT_,f'-'L::::O:.::Oc.:R:__=:_::_41..:.:..:.'l'~

I
:

I"I NI5H FLOOR

= 4'1."1 '

BASEMENT FINISH FLOOR

= 4!l.4 '

c-l

en
t-

v-

-L~

<(~

Ui!

:r:

~
om

a:
<(

~~

(.)

~
~i

a:
w
__J
18'-!Zl" MAXIMUM i-lelc.i-IT
FROM IEJ NAT. C.RADE

Ol ~

WE

t-

(")!!!

>~
a:~

(.)

e.

4'

Ol

II!

oe
'<!' 0

I
I

I
I

i
---!-I

----~$~----=B'--A~SE:::M~E~N~T-'T~.O~. P-'._=_,5~1~.4'--'-- ~~-

~~

~- -

z~
W"-

>

__J

<Co
z:t

~ ~~
u..~
(.) u..og
<(9

RENAISSANCE STONe,
PEIRCED ROUND WINDOW

r----------- -

TOP Of RID5E HT. = 1"1.65'

, ___ _ ____:_:TO:::P___:::O'--F-'-P-=L:..:A_:_:TE:_:_:_HT:.:_.=::._:_15::::."1_:_'~

I EXIST. WOOD FENCE

'

II!

-- - -

I
.

AT
l'-loRTi-1 PROPERTY LINE

~j

PROPERTY LINE

tl

I\

' lf

---NEW DECK W/ METAL

RAIL BEYOND
-NEW o;,'-e>' MAX. NORTi-1
PROPERTY LINE FeNCE

_j[~

..

SE<:;OND FINISH FLOOR 6!l.4'

FIRST FLOOR PLATE = 61.15'

~~~~~~~~-'-'--~~___:::~__:_-

i
I
I

IE! NAT. C.RADE

NEW FINI5i-I-Gf"!ADE !:>':!.!:>'

C::.REAT RH. F INISH FLOOR : 5& .&5:

BASEMENT <:;E ILINC:. = 51.4'

z~i

18 FEET BELOW
PROPOSED ROOF LINE
!EJ NAT. C.RADE

,_:

,I

o !t.nZ
1

R!:TAININCs WALL UJ/

CLAY TILE INLAY

~ ! :J

'"'
. \)

'

GARLIFT FINISH FLOOR = 4"1."1 '

()
()

i=

-u-<t:

>
w

(.\)tO~

-&I
N
()

'\i)

<(

~-~~~~==~=-~~-;

lj!

EXTERIOR NORTH ELEVATION- SIDE

SC-ALE, 1/4"= I '-0"

I
4'

.If)

Olr

_J

w
oc

~~-<(

..~I..

m
I

()

~ N 0_ Q

-u
\) ~ a~: E 2;

()

\)~3

1-

11...

.{

"'0
8 /.24/16

BEDROOMS FINISH FLOOR . 48.4' >;,.

SCALE:

1/4" ; 1'-0"

DRAWN:

c;.JH, BR-1

JOB NUMBER :

~<L.{f)

DATE:

'-> s::::>
c~
(.\) >

()

------~~-= -~-~

..

(.\)

\J)

FIRST FINISH FLOOR = 5'1.65'

(\10.

---~--'-TO~P~O~F-'P~L~A~TE~H_:_:T-~=_,~~-:._:"1_'_ _

!'

<

I
I

'\.

Iw

z
.-a

.-I

- - -t -

----t-- -- ---1

w
:C
(.)
a:

I-

STUCCO Ci-IIMNEY .,;

TILe INLAY AT OPENINCs

STUCCO WALLS wJ
Ci-IAMFERED
CORNERS

-~

a:

(.)

SECOND FINISH FLOOR .= 6!l.4'

ITOP OF RIDC::.E HT. 1"1.0'

i
PROPERTY LINE

---

14.94

A-3.1
184

SHEET

OF

REVISION

50\JTH WINDOW PEf"' CITY COUNCIL..

I
I

TOP OF I'!ID~E HT. = -rGf.O'

I
I
I

f'fi<Of'Ef"'TY

ill

STUCCO WALLS w/
CHAMFERED

---,~~

TOP OF RIDGE HT. = -rq_65'

TOP OF

R ID~E

HT TI &5>

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

TOP OF PLATE HT.= 15.''1'

DECORATIVE WROUC.HT IRON

C::.UARDRAIL

CO~ERS

COPPER ROOF
OVER 6A Y WINDOWS

~ ----

1i-

Ql
~I

I
!

F IR5T FLOOR PLATE 1!>1 .1 5

.:.:
z
<(

SOUTH PROPERTY LINe- '

I
FENCE HEIC::.HT

-+--I

---'f.-

SEC.ONO F INISH F L-OOR

-r-

5----

= 15 "
= 6&.4

_.... _

PAINTED 5TEEL WINDOWS w/

STONE TRIH < SILL. SEE
5CHEDULE5 -::--:::c-- -""-------~--,;:;~::'------t--,.,_f

_j

LINE

STUCCO CHIMNEY w/
CLAY TILE CAP C INLAY
A T OPENING

TOP OF PLATE HT.= 15."1 '

1&'-IZ>' MAXIMUM
HEIC.HT FROH IEJ
NAT. C.f!<ADE

2-PIECE CLAY TILE

ROOf

31 DECREE ANGLED
WALL C WINDOW

I
I

TOP OF PLATE HT

*---=-

~-

No.

SECOND FINISI-! FLOOR .= &8.4'

FIRST FL OOR PLATE = &1 .1 5'

::I
(fJ

I
I

001

'r

d:l

t-

--

FIRST FINISH FLOOI'1 = 58.65'

ill

= 51.4'

ill

ElA5EMENY

CEILIN~

--

18 FEET BELOW
ROOF OUTLINE

F IRS

F INISH FLOOR

ElA5EMENT

CEILII-l~So

= 5Gf 65

HT. = 58.4'

- ~

--t

<e :fi
1-- (.)
~
- .!!!

NEW DECK W/ 5TUCCO

COLUMNS AND HET AL
C::.UARD RAIL

CARLIFT F INISH FLOOR= 4"1 ."1'

ElA5EMENT F INISH FLOOR = 48.4'

I
!

O ffi

w
1-

- 4.-

:::!: ;;:

~
~i

a:

EXTERIOR SOUTH ELEVATION - SIDE

w
_J

SC-ALE, 1/4"= 1'-0"

Z ..

<(

N '

CARLIFT PIT FLOOR = 41."1 '

:r:
a:

_I I

ill

a: :;;

(.)

--;:-'!-o

~~

1--

~ ~
~ y

(.)

~ ,

~I

en

j,

01

(.)

SMOOTH NATURAL
LIMESTONE VENEER
UJALL 6ASE54' AFF

i.---

z ~

W LL

>

_J

<o

<( 9

z :;:

:::!: R:

u.. ~

(.) o g
u..~

DECORATIVE FEATURE

1-

TOP OF R IDGE HT. = 1q.6S'

TOP OF R IDGE HT

= 11!>.0'

PAINTED STEEL- WINDOUJ5

"'I &TONE TRIM ' &ILL,
SEE SCHEDULES

,- - 2 - F'tECE CLAY TILE

.
ROOF

STUCCO CHIMNEY w/ -- STONE CAP ' TILE

INLAY AT OPENING

i
i

TOP OF PL-ATE HT. 15."l '

'

3'10" MIN.
WROUC.HT IRON
C::.UARDRAIL w/
PICKETS 4' O.C.

I
I

TOP OF RIDGE HT. = 1"1.0'

(\j ll.

TOP OF

RID~E

1-!T. = T1.65'

TOP OF PLATE HT.= 15."1'

PROPERTY LINE

I
I

_;_F..;:IR5-=..;T_;F...:L:.=O..::O.:...R:....:P...:L::..A:..:.TE=--....:6:....1c.;..l5::...'~ill~~~

-----._
COPF'tER ROOF---- --
OVEf"' BAY WINDOII.IS

SECOND FINISH FLOOR .= E>8.4'

F IR ST FL OOR PLATE = 61.15'

STUCCO WALLS w/
CHAMFERED
CORNERS

'

$
~

GREAT RM. FINISH FLOOR = 58.65'

oJ c~
clll

()

i=

"\i)

<(

Ill

~~ <{
....c
\)

1-

Ill

CD

8'

\) (j

({)

6
z

Q
!L
<(

e/24/16
1/4" = 1'-0"
c.JH, e~

DRAWN:

I
4'

Ill'\1)\)

()

JOB NUMBER

(f)

{)IJ

"U v 'ID
G ;::!:

()

0A1E:

<1-

-~ N 0_

It

SCALE:

SC.ALE, 1/4"= 1'-0"

. (f)

(\)a)~

BACK

-i'l
N

>
Ill

Ill

EXTERIOR WEST ELEVATION

()

(\)>
\}<1:

ii

'\ 6EDROOMS FlNIS!-1 FLOOR = 48.4 '

()
()

(\)

\0

_j

GoREA T RM FINISH F1..00 R = 5a.b5'

'm
6A51:MI:NT GElLING- 51.4'
, -:_

..... :r

a:

<(

I
I

a:

:r

PROPERTY LINE- --~

SECOND FINISH FLOOR &6.4'

w
!:::

I w
z
.,... 0

14.:?4

A-3.2
185

SHEEr

OF

REVISION

P~OFE~TT

LINE

F~OPE~TT

-P~OPE~TT

LINE

LINE

<EJ6LDGo.

No.

F~OFILE

<E J BLDG.
F~OFILE

oe
'<to
Ol'l

~i

en

I- <C
(.)~
>~

(.)

w!l

0"'

a:~

1- ~ ~
z ..
-,'(- -

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

SOUTH NE I<SHSOR

(.) ~~

--4~----

-+-- - --

PROJE<:;T SITE
---- - ~ --- - --

NORTH NEI<SHSOR

--- -

a:

-+

EXISTING SCENIC ROAD ELEVATION

SCALE 1/e>"= 1'-0 "

r-

I
16'

LINE

(E! 6LDG. PROFILE

--~

a:
w
_J

~i

z~

WLL

>
<o
z::t
c(9

_J

--- P~OPERTl"
LINE

P~OFE~T

<(

FROPERTT
LINE

u.~

1-

w
1J:

TO 6E REMOVED
( 51-10\l.N DASHED !

T~~&T~Go-

~ ~~
u.~
(.) og

0
0:

a:
w

Iw
z
~o

~:r:

(\JO..

<

- I

z
SOUTH NE I<SHElOR
/

--- --+- ---~

~-------

PROJE<:;T 51TE

NORTH NEI<5H60R

-----+

i=
<{

>
lU
_J

PROPOSED SCENIC ROAD ELEVATION

lU

SCALE , 1/ 8 " = 1'-0 "

lU
lU

!lr--=::::1--=::::::jllllj_ _ _,
0

B'

16'

.___

oc
.___
U)

DATE

8 / 24/16

SCALE:

1/e" c I '-0"

DRAWN:

GJH, ~

JOB NUMBER:

14 .94

A-3.3
186

SHEET

OF

REVISION

OUTLINE OF PROPOSED

ABOVE NAT1JAAL c>AADE'

- - - - - - ----1-

----- - -;'" -

FF<ONT PF<OPERTY LINE (EAST)

......

-:---r;.-~
I

(E) b '-o " ""'OD FENCE -

$- (E)

~nd
~ FLR FF~-"1_'-~ '

TO 6E REMOVED

~ (1'\)~d._ F_i..B._ f.f-~-t>f>.-4'

__ ,

'----..._- - - -=<"--:-- - - - ----"',__-.::---- ____ _

- -

-=-=l-__
'i..

-------~!

REAR PROPERTY --

r - - - - - , -- - - -- , - - - --

ED6E OF --.
p A.VEl"ENT \

-I

_ __ _

___ _...,

~ ,_ -:_____~-~- ~--

~ SCENIC FU:>.

z~

OUTLINE (E) HOV5E TO flE

REMOVED SHOV'lN DASHED

flUILDIN6 FRAMINc>
il,;'-OM i'-"'AX. HEIGrHT L.IMIT -

L_IN__
E_IV_5T_J _

::::>
Vl

'1_'1:__

----~
I
- ~

FLF<._F-.:]1"6:_ __ _
____.J!_-f_ .~2rld__-~ (H) 2nd.
FlF<. F.F.E'.~I!>.4'

_ __J

$-i.El ~l'll!.l'J..l'.,F..r'...E.=.6:Z.b~-=-l===-::-::-=t:-:-:==-:-=:=--:-:;l=:-::-::-;:-::::-:--------'1-~,..,.."""'.!!oii"-._~=-~~~-d-f..~l-~

~
_J

____::

--1.. -~~ 1;;--~- ~1-

~;~=~~[JE1!1~!l~~-~-=~-~- l~

~ (E) F<ID<OE HT. - f>~."1' (SU~~YE'DJ

_.(H) F<IE_c>E' HT.-

""

No

~Li!- FLR. FJ',:

(!>.:l.t>:..__

~ (N) lot , F~"'--J',E.!;.-5'1.65'

(N) 4'-0"I"'IOD
FF<ONT FeNce --

IL

-_____;,= IO>~IN<?- - lt_:::::=:;___J.~=r---4,~.._,---->l,----~~~ i-rvARJEsJ

-,i'--------- sz~~c
4

ROAD

--- -

I-

.;.:.,.,-;;=

"

-iiiJr.:IIIIII!PJIIIIs1--i.:.iai...EI IL.&..II--~::~~~

l,. - -

i
5ETflACK :

15' 10"

34'-2"

_ _ _ ____

EL. - 5:1.0 '

IE! F<ETA:IN<>

25'-1 "
ReAR YARD sETBACK

P_R_O_P_
os_E_D_flU_I~-D-IN_5 ____ _ _

c>~E

~ (N) ElASEMENT F.F .E.-4!>.4 '

7f"'

/ -----------------~IDE c~';TF<EEf--- --------,f'-FRoNT Y'.A~D

_ ------+(E)

- - - (H)

~TE'F<

~~~~~~ 0
FINI~

SITE SECTION A
- - -Sc.ALE,

ue

= -1-'=0''

a:
ro

~g

w
_J

=+

z~

WtL

>--c:cz;
0

IE>'

~ <9
:!~
1-

1-

:C

(,)

a:

OUTLINE (EJ HOUSE TO ElE

LL"'

og

C\1"-

u_~

a:

Iw
z
~a
~I

<

REMOVED SHQViN DASHED

--siDE PROPE'F<TY
LINE (NORTH)

\J)

ru

oc . . .

ru
l---

-~(!;) ElAEME'NT FFE.-4e,___

\0

36'-1"

11)

~~-<{

()

0
.
o
c E z
_11l<-ll
""C) u ~

PROPOSED flUILDING

{f)

()tr

-~ N\_).

\1)

('!

ij).zm ()
(\)<0~ ('!I

\J)

~)-STAIR LAND IN<> _F.F.E'. ---4~ . 15'

-s,

-u-<t:

\)

_I_

(\) >

l---

--~ t'I<J~ARJJF_T F.F.E'.-5o.b5'

()
()
()

~ :>
s:
Ill

()

_J

::::l

((}

uJl3

<

"'
0

SITE SECTION B
5C.ALE, 1/ 8

= 1'-0"

8 / .::24/16

DATE:

I
e

1/e" " I'-0"

SCALE:

16

C-JH,

DRAWN:

JOB NUMBER:

BRJI'i

14.34

A-3.4
187

SHEET

Of

REVISION

DOOR SCHEDULE
DOOR TYPE
NO.

[i
()
()

SIZE

DOOR NOTES
TH~NS

LOC.ATION

"H"

DOOR
MAT.

fRAME
MAT.

HEAD
DETAIL

JAMS
DETAIL

THR5HD
DETAIL

REMAR~S

.AU. DOORS SHALL C.OMF'L 'T" WITH THE FOI..l..011'41N6, UNLESS OTHERI"''ISE NOTE!:', U.O.N.,

~IDTH

~"

r<EI~HT

Dl

2'-6"

1'-0"

C.ARLIFT

1-5/4"

S.STL.

S.STL.

D2

3'-0"

1'-0"

ELEVATOR

1-5/4"

l'iOOD

~OD

Pf<GIYIDE (2) PAIR- 4-1/2" X 4--1/2" SUITS ON ALL COORS

D3

3'-0"

1'-0"

5TORA6E

1-3/4"

l'iOOD

~OD

S.

AU.. HAAO ..... F>E TO HAVE U$106 FINISH (OIL '""66EO ~NZE).
(."!.
THE ENTRY DOOR HARDV'tARE TO BE USE SHALL SE &TAINL..ESS STEEL(&.&.) 916

D4

3'-0"

1'-0"

MECHANICAL

1-3/4"

l'iOOD

~OD

t>.

AU.. FIRE RATED DOORS SH.A.Ll. HAVE PEMI<O seaD (OR EGIUIV~ENT) St-iOKE SEALS A~ SHAL..L.. eE Tl6HT-FtTTIN6, SELF-C.L..OSING, AND 5ELF-L.ATc.HINOr.

l.

EXTE~IOR DOO~

AU. DOORS SrtA.LL..

q_

ALL.. DOOR <:rLAZINe TO

10.

ALL. HINGED

II.

CXT"CI<IOR I"'INDOI!iS, r11NDO~ t'i.ALL5. e-LAZCD DOOR.5 AND e-LAZED OPE:NINQS V'tiTHIN EXTERIOR DOORS 5HALL. 6E ll'aJLATINGo CtLA5S UNITS V'iiTH A MINir--1\..JM OF
ONE TEMFEREO PANE, OR 6LA55 eLOC.K UNIT5, O!'ii. HAVE A FI~-~515TANGE RATII'6 NOT LESS THAN ~0 MINUTE5. (U.O.N.)

1~.

f<.EG.Uif<.EO N.4:TU~ LI.S.HT FO~ SF'.AGE$ INTENDED FOR 1-!UtwfAN OCGUPANCY SHAL-L HAVE GLAZE:D OPENING$ )fo!ITH AN AReA NOT LESS THAN 696 OF ~M FLOOR

13.

REQUIRED NATURAL VENT FOR SPACES INTENDED FOR HUHAN OC.GUPANG'r" SHAW.. HAVE 5LAZED OF'ENINQ-5 NOT U35 THAN 4% OF AREAS SEINeS- VENTED.

NO

t. SHAJ...L BE 2'-Q" X b'-P.i' MINIMJM.

ROOM NAME

FIRE-RATED DOOR, SEE NOTE 116

SHALL HA\IE HARDV'tARE MOUNTED 90" TO 44' ABOVE FINISH FLOOR

3.

THRESHOLD SHALL HAVE MAXIM.JM HEI!SoHT OF 1/2" ABOVE FINISH FLOO~

_j

IJ_

1-

z
w
:L
w

(Q

.A.l.L EXTE~IO~ii: OOOR. HA~V'\Afii.E TO BE 5.5. 31b

PA55Ac5E DOORS TO eE ~E 5HPi..L..

b.

DS

2'-0"

1>'-0"

BATH 04

1/4"

~LASS

NONE

D6

2'-0"

1'-0"

BATH 04

1-3/4"

~OOD

~OD

f>'-0"

BEDROOM "4

1-3/4"

l'iOOD

~OD

1>'-0"

BED~OM

1-314"

V'IOOD

~OD

Dl

2'-6"

DIO

"4

2'-6"

1>'-0"

BED~OM

#4

1-3/4"

~OOD

~OD

5'-0"

1>'-0"

BED~OM

"3

1-3/4"

GLASS

NONE

Dll

2'-0''

T-0"

BEDROOM #3

1-3/4"

~OOD

~OD

Dl2

2'-0"

f>'-0"

BATH 03

1-5/4"

~OD

~OD

DIS

2'-6"

BATH 03

1/4"

~OOD

NONE

Dl4

2'-0"

1>'-0"

BATH #3

1-3/4"

~OOD

NONE

2'-6"

f>'-0''

CRAV'IL 5FAC.E

1-3/4"

~OD

~OD

DIS

No.

~-

TEMPERED

TEMPERED
TEMPERED

~LA55

5HOI'iER DOOR, SEE NOTE 010

~L INTE~IOR

eE e.5. 9lf;l

5rtALL. 6E r'IEATHERSTI<IPPED.

ee:

$0l...ID G-ORE.

eE TEMPEREI?.

SHO~~ DOO~

SHALL. OPEN OUmA.F.D PER C.BC, SEC-TION :2401.

~LASS, ~ATHER-STRIFFI~

~LASS, ~ATHER-STRIFFIN~

AF>EA

PAIR DOORS
TEMPERED GLASS SHOI'iER DOOR, SEE NOTE 010

DOORTYPES

DEL TED

~1

"V'I"

.(------r-

D21

D22

DELETED
I

2'-6"

D24

9'-0"

D25

9'-0"

D2b
D27

[i
()
()

f>'-0"

D31

2'-0"

1'-0"

2-1/4"

~ARA~E

~OD

~OD

MEC.HANICAL

1-3/4"

1'-0"

ELEVATOR

1-3/4"

~OD

~OD

1'-0"

ENTRY

1-3/4"

~OD

~OD

1'-0"

f>'-0"

FOV'IDER

~OM

1-314"

~OOD

~OD

~OD

11'-0"

B'-0"

6REAT ROOM

2-1/4"

STL./6L

STL.

2'-6"

B'-0"

GREAT ~OM

1-3/4"

~OD

~OD

1'-0"

ELEVATOR

1-314"

~OD

fiNISH FLOOR
ELEVATION (F.f.E.)
TEMPERED

~LASS,

3-FANEL LIFT AND SLIDE,

__

~EATHER-STRIFFING

i'iOOD FRAMED
TEHP GLASS
DOOR

j ___ _

~OD

ROUND TOP
i"'OOD ENTRY
DOOR

l@,~~~ll___,
1

FIXED e>LASS

rgo

i'iOOD FRAMED

DELETED

()
\)

ARC.HED TOP
TEMPERED 6LA55
DUTCH ~OD DOOR

a:

ROUND TOP
TEMPERED GLASS
FRENCH STEEL DOOR

, f - - - - - "f'l"

9'-6"

l'-0"

STAIR~ELL

1-3/4"

~OD

~OD

2'-4"

T-0"

LAUNDRY

1-3/4"

~OD

~OD

D34

2'-0"

1'-0"

MASTER C.L05ET 02

1-3/4"

~OD

~OD

DSS

9'-4"

1'-0"

SITTI~

1-3/4"

i'iOOD

~OD

D3b

2'-6"

1'-0"

MASTER VESTIBULE

2-1/4"

STL./6L

STL

D31

4'-0"

1'-0"

MASTER BEDROOM

1-3/4"

i'iOOD

Y'IOOD

FAIR

2'-0"

1'-0"

MASTER BATHROOM

1-5/4"

i'iOOD

Y'IOOD

POC~ET

PAIR

POC.~ET

DOORS

ROOM

----,---~----T: ----~
FOC.~ET

gJ;

DOOR

If)

FOC.~ET

~ATHER-STRIPPING

DOORS

t-- - - - r - - ~

DOOR

;L.____ __ j __ ____._

2'-0"

1'-0"

MASTER TOILET #I

1-3/4"

i'iOOD

Y'IOOD

D40

2'-0"

1'-0"

MASTER C.LOSET 02

1-3/4"

i'iOOD

~OD

D41J

2'-0"

T-0"

MASTER TOILET 02

1-3/4"

i'iOOD

i'iOOD

_J

<Co

TEKPERED GLASS,

WLL

a:

"V'I" _____ -1'

TEMPERED GLASS
3-PANEL LIFT ~ SLIDE
STEEL DOOR

z~

>

z:o:

<(9

::::!:~

u.~

oe
IUJ
u.~

.-o
.-:I:

C\1"-

I
I

~~
I

____,j,__

OVERHEAD ~OOD
5ARAGE DOOR

TEMPERED GLASS
STEEL DOOR

~~

w
_J

~
(.)

~OD

_j

IJ_

az

STEEL FRAMED - TEHF GLASS

DOOR

fRAMED -

TEKPERED GLASS, DUTCH DOOR, ~ATHER-STRII"PIN6

D52

8
FIXED ~LASS

FIRE-RATED DOOR, SEE NOTE 116

~OD

9'-0"

L]

SECTIONAL OVERHEAD GARAGE DOOR

i m
...
!

c.

~OD

FRAMELESS
TEMPERED GLASS
SHO~ER DOOR

POCKET DOOR

"~"

+-___'!'1"-.f-

+ - -- - - -

--r-

"V'I"

-~-------.i'-

---'.-

---~

'

om

TT

'

J_
:._.__

i
;CIC'_d_

[]][ill]

'-----'----

8
8

INTERIOR
~OD DOOR

'

'!.

-'----'-----'------'<------

INTERIOR ~OOD
POC.KET DOOR

INTERIOR ~OD
PAIR DOORS

INTERIOR ~OOD FAIR

POC~ET DOORS

CD

DATE:

DOOR SCHEDULE

5C.ALE, 1/4"= I '-0"

I
4'

I
8'

1?>/24/16

AS NOTeD

SCALE:
DRAWN:

JOB NUMBER:

14.94

A-4.1
188

SHEET

OF

REVISION

WINDOW SCHEDULE
YIDI'i. TYPE

SIZE

NO.

WINDOW TYPE

LOGATION

~~~R

I'IIDTH

HE16HT

2'-0"

5'-6"

BEDROOM

2'-0"

3'-6"

BATH

2'-0"

5'-6"

STYLE

I'IINDOV'l DETAILS
HEAD

ROOM NAME
~4

JAMB

HEAD HE16HT SILL HEI6HT

ABOVE F.F.
ABOVE F.F.

SILL

DOUBLE

STEEL CASEMENT

8'-0"

DOUBLE

STEEL CASEMENT

1'-0"

3'-6"

BEDROOM 03

DOUBLE

STEEL CASEMENT

8'-0"

2'-0"

~3 ~

#4

REMARKS

2'-0"

4'-B"

5'-6"

STAIRI'IELL

DOUBLE

STEEL

FIXED

TEMPERED 6LASS

1'-8"

3'-10"

STAIRI'IELL

DOUBLE

STEEL

FIXED

TEMPERED 6LASS

5'-0"

5'-6"

STAIRI'IELL

DOUBLE

STEEL

FIXED

3'-0"

3'-1"

KITCHEM

DOUBLE

STEEL CASEMENT

8'-0"

4'-5"
2'-6"

TEMPERED 6LASS

1'-8"

5'-6"

6REAT ROOM

DOUBLE

STEEL CASEMENT

8'-0"

11'-0"

5'-6"

6REAT ROOM

DOUBLE

STEEL

8'-0"

2'-6"

1'-8"

5'-6"

6REAT ROOM

DOUBLE

STEEL CASEMENT

8'-0"

2'-6"

1'-8'

5'-6"

6REAT ROOM

DOUBLE

STEEL CASEMENT

8'-0"

2'-6"

FIXED

5'-8"

5'-6."

6REAT ROOM

DOUBLE

STEEL

8'-0"

2'-6"

1-8"

5'-6"

6REAT ROOM

DOUBLE

STEEL CASEMENT

8'-0"

2'-6"

B'-B"

6'-0"

6REAT ROOM

DOUBLE

STEEL CASEMENT

B'-0"

2'-6"

FIXED

.r

TEMPERED 6LASS

:!'~_" -1'-

@:['
l-~-!
] }:
E>

.r- "Y't"_-r-

"V'( "

'1.-

'

2'-0"

No.

--- --

DDi

oc:::

ffi____.-:>k---1-"===""==""'-

3'-6"

6ARA6E

DOUBLE

STEEL CASEMENT

1'-0"

3'-6"

2'-0"

3'-6"

6ARA6E

DOUBLE

STEEL CASEMENT

1'-0"

3'-6"

+--------- ~- - - - -

2'-0"

3'-10 '

MASTER BATHROOM

DOUBLE

STEEL CASEMENT

1'-0"

3'-2"

+--~-~

2'-0"

3'-10 '

MASTER TOILET 02

DOUBLE

STEEL CASEMENT

1'-0"

3'-2"

()

DELETED

.r

'

DOUBLE

STEEL

FIXED

15'-5"

13'-11"

ENTRY

DOUBLE

STONE

FIXED

11'-5"

'1'-4"

2'-1" DIAMETER

STAIRI'IELL

DOUBLE

STONE

FIXED

15'-5'

13'-4"

1'-0"

2'-6"

STAIRI'IELL

DOUBLE

STEEL

FIXED

15'-11''

13'-5"

1'-0"

2'-6"

STAIRI'IELL

DOUBLE

STEEL

FIXED

15'-11"'

13'-5"

1'-0"

2'-6"

STAIRI'IELL

DOUBLE

STEEL

FIXED

15'-11'

13'-5"

1'-6"

3'-0"

STAIRI'IELL

DOUBLE

STEEL

FIXED

T-4 '

4'-4"

-t----------- "/"'ill

2'-0"

3'-0"

SITTIN6 ROOM

DOUBLE

STEEL CASEMENT

T-4"

4'-4"

f!'"-"1""' -

1-0"

1'-6"

4'-10"

DOUBLE

SITTIN6 ROOM

STEEL

FIXED

1'-10"

4'-10"

SITTIN6 ROOM

DOUBLE

STEEL CASEMENT

1'-0"

4'-10"

SITTIN6 ROOM

DOUBLE

STEEL

2'-6"

4'-10''

MASTER VESTIBULE

DOUBLE

STEEL CASEMENT

1'-4"

-t

T-4 '

2'-6"

2'-6"

T-4 '

2'-6"

(.)

II
(.)

2'-6"

1'-4'

uj
I-

'

ENTRY

2'-1" Dl METER

1'-0"

6'-o"
2'-6"
- ---;#-----if-

a:

5'-::l"

--

<(

a:

-~

fl'-_"1".1<-

WLL

_J

c(o

z~

>
z~

~ cc9
~~
u.:;.
(.) 0~

"rt"
FIXED

~g

w
_J

.(

u.~

3'-2"

4'-10''

MASTER VESTIBULE

DOUBLE

STEEL

FIXED

T-4"

2'-6"

6'-0"

4'-10"

MASTER BEDROOM

DOUBLE

STEEL

FIXED

1'-4"

2'-6"

6'-0"

4'-10"

MASTER BEDROOM

3'-6"

4'-10"

1'-6"

3'-0"

4'-10"
1'-6"

DOUBLE

STEEL

FIXED

MASTER BEDROOM

DOUBLE

STEEL C-ASEMENT

MASTER BATHROOM

DOUBLE

STEEL CASEMENT

3'-0"

MASTER BATHROOM

DOUBLE

STEEL

3'-0"

MASTER BATHROOM

DOUBLE

STEEL CASEMENT

FIXED

T-4 '

2'-6"

T-4"

4'-4"

T-4 "

4'-4"

n=-as

TEMPERED 6LASS

tJw

a:

Iw
z
~a

I-

(.)

a:

~I

C\,IQ.

<(

TEMPERED 6LASS

WINDOW NOTES
ALL V'liNDOfiS SHALL COMPLY HITH THE FOLLOHING, UNLESS OTHERfiiSE NOTED, U.O.N_,
E6RESS 1-'i!NDOV'lS SHALL HAVE A MAXIMUM SILL HEI6HT OF 44" A.F.F.
2.

PAINTED STEEL V'liNDOV'lS V'liTH STONE TRIM AND SILLS, U.O.N.

3.

ALL 6LAZiN6 SUBJECT TO HUMAN IMPAGT SHALL COMPLY

REQUIREMENTS OF CPSC 16, CFR 1201 OR ANSIZE '11.1.

4.

SEE V'liNDOfi TYPES ON THIS PA6E FOR OPERABLE PORTIONS OF V'liNDOV'lS AND TO VERIFY NATURAL VENTILATION PER CRC R303 AND E6RESS PER CRC R310.

~'liTH

CRG, SECTION R30B.3. ALL INDIVIDUAL GLAZED AREAS IN HAZARDOUS LOCATIONS SHALL PASS THE

5.

ALL V'liNDOH 6LAZING SHALL BE LOH-E.

6.

CONTACT ARCHITECT, OV'lNER 4 INTERIOR DES16NER FOR SPECIFICATION 4 APPLICATION, PRIOR TO MANUFACTURIN6.

~
"'
0

8/24/16

DATE:

SCALE:

AS NOTED

DRAWN:

GJH, BRJ.'j

JOB NUMBER:

4'

B'

12'

SCALE , 1/4"

16'

1'-0"

20'

24'

14.34

A-4.2
189

SHEET

OF

REVISION

No .

..:-:
z

::>
(/)

(_)

CLAY TILE - FLAT LAY

CHIMNEY CAP TILES

DRIVEWAY STONE PAVERS

G)

METAL WINDOWS
& DOORS

DECK GUARD RAIL

CD

CLAY TILE

CLAY TILE ROOF

LAMP - 25 V'IA TT
FINISH - BROV'IN RUST
GLAZING - HEAVY SEEDY

COPPER GUTTER &

DOWNSPOUT

V'IOOD - BROV'IN STAI N

PAIR OF DOOR

EXTERIOR WALL SCONES

GARAGE DOOR

(.\)~
'.) ::>

()
()
()

--o<(

cc
(.\)~

lf)

lU
_J

:5 (f)
(\)t\l~

Q_

c1
~-(f)-

lf)

~~<(

o" m

DRAIN COVER

_J

URBAN ACCESSORIES-aT

<(

-c)\)~

ii

.. ~

~ N 0_

lU

f>/24/16

OAT

EXTERIOR STONE

NO SC.ALE

STUCCO - MEDIUM CAT FACE

DRAWN:

EXTERIOR COLORS

JOB NUMBER:

FOR REFERENCE ONLY

ll...

OJ
0

oCALE:

DRAINAGE GRATES

0 ~ ~ <{

TRENCH GRATE

G ;:: E ~

l<(

URBAN ACCESSOR IES-OT

()

<(

@ -

CJH
14.34

A-7.1
190

SHEET

Of

==== ~
-

---.;'1

~'-'-

---

-.:;o<;J;.\.'-~

--- -

--p,..:.\.'-;_ - - - - -

--- -

____....0~

- --- - 64

'

r12 L.F.-4"PVC
5=30"

I
I
I
I

:.:,j(r-~

1A'i

i
FF=48.40

LOWERFLOm
FF=48.40 .

Ji

~.:53 . 36

....

,-o_qo

"B.!Jo

FF=49 .90

RESIDENCE

u
LOWER FLOOR
Oo

SQUARE FOOTAGE OF NEW IMPROVEMENTS

TOTAL AREA -

1.35~

Ff:2..{9';9Q

01

;~T ,\.if.~~. ~~~~~ i'R. l.SCP~

BOO WAJEB INFILIRA]ON SIZING

SF

COEEOC!ENT 'C'

ELEVATOR

C= l. O

FF=47.50

ll:l.IW.Slll:

BSTH PERCENTILE = 0.6 IN ~ 0 .067 fT

vot UME REO'D

0-CIA

0=(1 .0)(0.067FT)(1,354 SF) = 90.7 CF

Gk~E/PIT

.~,~o.w..

YO! W.AE pROV!QED ey !Nfll JRAIIQN CHM.tBfBS

CHAMBER SC-310 1.33'x2.83'x7.12'

VOL. PER CHAMBER=31.0 CF

CHAMBERS = 93 CF

~t

3'

--T1

GR=49.85

LOWER

FL=48.8~

FF=49.90

FF=59.65

~'?,. o'o

~~

~; .1=====:=====::;::=+-J
,,.,'') r

~-~-~~-- - .!'! .!!--~~J'~~-~~~1~ ,

~~

E-}J t..":).._'i-)

---

I
I
I
I

~~-~-----1' ~-~

:.~~~--- fi~~

o'l

-od..._"'t..

----:;:o\."t!r- - - - - -

UND~RSLAE

b't

~t_'tl

e]

DRAINAGE FORCE LINE

UD=62.30
FL=SB.33 IN
FL=56.30 OUT

~
~
--~~-_
-__
--ll

I I

11

II

rl
PLAN
SCALE: 1" =5'

Cut/Fi11 Summary
SCENIC RD.

Cut Factor

Fill Factor

2d A:t:ea

Fill

1460-VOL-RJ 1 . 000

3786.18 Sq.

566.90 Cu. Yd.

60.60 Cu. Yd .

506 . 30 Cu. Yd.<Cut:>

Totals

3796.18 Sq.

566.90 Cu. Yd.

60.60 Cu. Yd.

506.30 Cu. Yd.<Cut>

~.,oJ~ _NI_I_S G_R_A~'-t.~ -~\-_-,--- ~4---- - - - -."_-{_X_"_" qTo-~-~- .-0-0-L--~----4---~~~~~+---~~~~~~~~~~~G~ARA~F~F~=~~~~9C+IT~~~~'4~ FR_ET_A-IN-IN_G_WtL-L(_N_)--l-----r----l----l

H
___

__

_____

-+1

BI DROOM 4

I I' A T i l l

2.0"

F
.... ..

\..so

48.40
'

..

-=-

,. :_ :

~' DERSLAB

~NO RSLAB SUBDRAI~

CONTACT INFPBMAIIQN

..

PRIMARY' OWNER
MR. &

~RS.

ARTHUR & F"ARAH CHADWICK

P.O. BOX 3410

SARATOGA, CA 95070

SUBO AIN

SECONDARY

ARCHITEc.J

ERIC MILLER ARCHITECS, INC.

ATTN' MS. CAR LA HASHIMOTO
2 I I HOFFMAN AVE.
MONTEREY. CA 93940
PH (831)372-041 0 {7840)

TOM Of GRAVE

SITE

I OCATION

SCENIC ROAD , 2 NW OF 8Th. AVE.

CARMEL Br THE SEA, CA

:.z~
in~

0+05

0+10

,,.,J

"'
0+15

m <'
,-_
~

~~

o"'
~:

V'l,.._:
U"l.,.

roD

r:~

~~

~~
s;~

Nm

~~

~~

r"J

"iG

~~
"'~

..,a

~~~
"'~

~g
~~

roD

~~

~~

,._o
~ ~

~~

~~
N .

"'Si

"...

"

U'JD

~~

CUT I FILL AREAS

SCALE: 1 "=20'

0+20

0 "25

0+30

0+35

0+40

0+45

SECTION A-A
SCALE:1 "=5' H&V

0+50

0+55

0+60

0-t 65

0+70

0+75

0+80

0+85

8/23/16 AMS NEW ARCH'S SITE PLAN

SCALE: AS SHOWN

2/24/16 AMS NEW ARCH'S SITE PLAN

DATE: MAY 2015

1/27/16 AMS EMERGENCY EXIT ~ BEACH ACCESS

JOB NO. 1460-01

1/14/16 AMS NEW ARCH'S SITE PLAN

12/03/15 AMS LOWtR PATio, Rrr. WALL RELocATioN
7/20/15 AMS CITY OF

CAR~EL

- CUT/FILL

SHEET

Cl
191

SHEETS

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

--~-10

10

<0

""'
<0

20

"'0

~l"""'!i-iiiil-~-r~.-~-~~~-~

l>l

u
~

;;.;
<Q

Pi

0::
p,.
p,.

<

NEIGHBORHOOD TRUCK ROUTING PLAN

Scale: Not to Scale

LIMITS

SCENIC

o'f CONSTRUCTION

R 0 AD

NOTES:
EARTHWORK QUANTITIES PER CIVIL ENGINEERING PLANS BY LANDSET ENGINEERS, INC .:
567 CY CUT
61 CY FILL
CONSTRUCTION STAG!NG:
PERFORM LOWER LEVEL EXCAVATION AND OFFHAUL EXCESS SPOILS: EXISTING
DRIVEWAY AREA TO BE USED FOR HAUL TRUCK STAGING.
DEMOLISH EXISTING HARDSCAPE AND OFFHAUL DEBRIS:EXISTING DRIVEWAY
TO BE USED FOR EQUIPMENT STAGING AND TEMPORARY STOCKPILE AREA.
PERFORM MINOR GRADING. CONSTRUCT STRUCTURE ADDITIONS. AND INSTALL
UNDERGROUND UTILITIES: .EXISTING DRIVEWAY AREA TO BE USED FOR
MATERIAL AND EQUIPMENT STAGING.
EXISTING DRIVEWAY AREA TO BE USED
FOR MATERIAL AND EQUIPMENT STAGING .
SEE ARCHITECTURAL AND CIVIL PLANS FOR EROSION CONTROL AND
DEMOLITION NOTES.

TRUCK TRIP GENERATION CHART:

CATEGORY

NO. OF TRUCK
TRIPS

TOTAL DAYS

DEMOLITION

20

GRADING &
SO IL REMOVAL
(E XPORT)

65

13

ENGINEERING
MATERIALS
(IMPORT)

15

TOTALS

113

26

Scale: Not to Scale

TRUCK TRIP GENERATION NOTES :

HAUL ROUTES:
THE HAUL ROUTE TO THE SITE IS FROM RIO ROAD TO JUNIPERO AVENUE TO OCEAN AVENUE TO SCENIC
ROAD. (HAUL TRUCKS EXIT IN THE SAME FASHION.) VEHICLES SHALL NOT BE LEFT UNATTENDED
WHILE IN QUEUE (IF NECESSARY) ON RIO ROAD. CONTRACTOR TO ENSURE THAT HEIGHT RESTRICTIONS
WITHIN THE DRIVEWAY AREA SHALL BE ADDRESSED BEFORE CONSTRUCTION VEHICLES ENTER THE SITE.
SEE DETAILS BAND D, TRUCK ROUTING PLANS.
MATERIAL DELIVERIES:
IN THE EVENT THAT MATERIAL DELIVERIES CAUSE ANY STREETS ALONG THE HAUL ROUTE TO BE
PARTIALLY BLOCKED BY DELIVERY TRUCKS OR LOADING/UNLOADING OPERATIONS,
A FLAGMAN SHAUL BE PRESENT TO DIRECT TRAFFIC AROUND THE LANE OBSTRUCTION.
THE FLAGMAN SHALL BE PRESENT AT ALL TIMES DURING WHICH DELIVERY/CONSTRUCTION
OPERATIONS MAY IMPACT TRAFFIC ON THE HAUL ROUTE AND SURROUNDING STREETS.
EMPLOYEE PARKING:
EXTREMELY LIMITED EMPLOYEE PARKING ON-SITE. EMPLOYEES SHALL USE PUBLIC
PARKING LOTS AND CARPOOL TO JOBSITE IF POSSIBLE. ON-SITE PARKING SHALL BE IN LEGAL
SPACES ALONG SCENIC ROAD AND 8TH AVENUE. OBEYING ALL PARKING LAWS . SEE DETAIL C.
PARKING IS PROHIBITED IN ALL NATURAL AREAS WHICH ARE NOT CURRENTLY
PAVED OR GRAVEL.

1. TRUCK TRIPS FOR THE GRADING/SOIL REMOVAL IS BASED UPON 8

CUBIC YARDS PER TRUCKLOAD WITH AN AVERAGE OF 5 TRUCK LOADS
PER DAY.
2 . THERE ARE APPROXIMATELY 510 CUBIC YARDS OF SURPLUS SOIL
MATERIAL THAT WILL BE EXPORTED FROM THE SITE .
3. GRADING OPERATIONS SHALL TAKE APPROXIMATELY 20 WORKING DAYS
TO COMPLETE.
4. THE AMOUNT OF GRADING PER DAY WILL VARY , THE AVERAGE BETWEEN
40 & 50 CUBIC YARDS.
HOURS OF OPERATION/DAY: 8
DAYS OF OPERATION:
MONDAY THRU FRIDAY
8:00A.M. -4:30P .M
TIME OF OPERATION:
PROJECT SCHEDULING: PROJECTED START DATE IS 1 JUNE 2016. TOTAL PROJECT
DURATION IS APPROXIMATELY 12 MONTHS.
CONTACT

INF'ORMATION:

PRIMARY'

OWNER
MR. l< MRS. ARTHUR I!< fARAH CHADWICK
P.O . BOX 3410
SA RATOGA, CA 95070

LIMITS OF CONSTRUCTION: ALL CONSTRUCTION SHALL TAKE PLACE WITHIN THE BORDER
AS SHOWN . EXISTING CYPRESS, PINE, AND OAK TREES LOCATED WITHIN THE LIMITS
SHOWN SHALL BE SURROUNDED BY ORANGE PROTECTIVE FENCING (SEE DETAIL).

SECONDAR Y:

ARCHITECT

ERIC MILLER ARCHITECS, INC .

ATT No t.<S . CARLA H ASHit.<OTO

21 1 HOFFMAN AVE.
t.<ONTEREY, CA 9 3940

PH (831 ) 372-0410 (7840 )

FENCING (ESA) DETAIL

Scale:

NTS

CONSTRUCTION STAGING PLAN

OVERALL TRUCK ROUTING PLAN

Scale: 1"=10'

Scale: Not to Scale

;::>

l>l

"'>

SCENI C RD, 2 IN/ OF 8TH AVE.

CARMEL. CALIFOR NI A

""

<
~

192

;><

::>
c.!>

N_O
-i

I" F'' c ;;~h +O

; 4"

.':::J\.-.,q 12.'

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l" p''' "ch-l o J,... , ,.,z\
'+' [Jectn.-al Condt u le <'v<" ' !J

Valve+: Drip
Valve J: Drip [)all Valve
E_lectrical CondtJit tor Irrigation Co11troller
1" Main line: pvc sch +O

Michelle Comeau
Landscape Design
&

Installation

r.o E>ox 6;27

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Ccrmel,

rn

1-620-01 I I

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Sheet Title:

lighting & Irrigation

flan
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Date: S.2).l6
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Michelle Comeau
Landscape Design
&

Installation
fOE:loxo;V
Carmel, Ca. 9)92 1
f,8) 1-620-01 II

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Flanting Flan
Date. 8.2). I

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Sheet: L-t
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194

PLANTING NOTES:

~,1JCHE IJ.E

I. Plant quantities are for contractors convenience only Contractor IS responsible

for actual plant quantities and shall be verified from the planting plan To meet the
planting requirements. contractor may need to engage in contract 'tvith growers to
ensure plant availability.

COMFAI1

LANDSCAPE DF SIGX & INSTALLATION

2. Contractor to notif\ landscape designer in the event of plant unavrulab1hty

immediately.

P.Ci. BOXG327 aC!\K\1T::L.CA 93921

'831.62ti.Ur ll i AX 831.62:).(.:!05

l_ighting Legend
.S YMJSOL OT'l. rvtAM". MODL'.l Pt_.SC.KirTION \CCt..S.SORir_.S

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2.

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3. Conditions permitting, the retention of water in planting p1ts for more than I

~'\ 0 . 5823~6

(~b;~d ...(fc.L fbnt

FX L..ui-nin:1ire f"'X T"r:lnt=.kwmer j'--"0'0,/ ,jee rr.::msfdrmer .5..-:-hedule

CD- I LL_Ds I 0 \Vott'- f''ath"'"l L.;ghts

j);, L.umino..-e

hour shall be corrected by the contractor.

4. All plant material shall match specification per species and comply with ANZSI
Z601 "Standard for Nursery Stock". and shall be inspected bv landscape designer

ist
C()r.trvK/f~

r, .\.\ 4L

h,-\ l\-1!:_

5. Plant materials may be adjusted in the field as directed by lru1dscape designer at

,-,..~-:..;tk~r Ke.:od ~-fd:>-">

6. Contractor shall erect tree protection barriers around existing trees to be saved
on site, creating a tree protection zone, contractor shall be responsible for damage
to existing trees.

no extra cost to owner

i' t' oe;'t":te t~

r '3,

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.S'i!\150L MODU. W.\TT\CL C\f'ACITY\'\'ATTN:.t_

CbEDfR.IMAKYAKF_/\IU.. Ut\\INATF_P5WIT01 CODF

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f"X-Tc-onstocmer

700w

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Michelle Comeau

.5\NI
5Wl
.SW'

Landscape Design
&

7. Contractor shall provide an allowance of$2,000 for additional material

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l>:.'.:>rtC*.-cDw;-;fk.n:n

8. Top dress all planter areas with 2" of 1/2" redwood or fir bark dressing free of all
dirt. sticks. dust or debris. Provide a I pint sample and source lo Landscape
Designer prior to ordering.

9. Erosion control blanket/jute to be applied to all slope areas according to

manufacturers specifications

n:_.'>J.JS

Installation

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Cacmcl, Ca. 9)921

r.s) 1-620-0111
f,s)

10. All trees to be staked with two lodgepole stakes 10' x 2" a batter board and
cinch ties . or with guy wires as necessary

l-o20-0I05

nlfchelic:@comcaud::sign.conl

II. All plants to be planted with 1/3 top soiL 113 organic planting mix. 1/3 harvest
supreme organic amendment
12. All plants to be planted with organic fertilizer inoculated with appropriate
mycorrhizac.

l_ightmg fixtures

fZo!:,:.'T:c<;~~ t).)ui.-wo

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13. No plant substitutions unless approved by dcs1gncr.

14. All Irrigation lines to be SCH 40 PVC main lmes

\ Vo <.).'::N,,;-27:, L,-::~1:-: 1!.J
L _ _ _ _ _ _ _ _ _ _~~------

15. All \'alve IYires to be sleeved with K 'cloctrical conduit. SCH

16. All direct burial low voltage w~rcs to be sleeved w1th

~0.

'1." electrical

conduit. SCH 40 PVC.

17. All Stepping stones to be set on individual pads of concrete_ 2''
thick, trowelled to the exact size of the stepping stones.

WILKINS
, -

Model 975XL

R<xlured Prcss<lre Pnnqlle Assembly

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FX-C5

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FX- f'O KD

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l'f.t '-Nd 'IQlitt il'lic tl'lf.~ W PH"SJ m -A"'Y<Mbly~~on~

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DRIFVALVE.

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1 11 79 I 1 f\emote
I" !)ras.

Control Valve, Nelson Flastic Valve E)ox

!)all Val.- Mauo

I"# ,. nxl W~lins Reduced

:;,:

n;:;_,~- '~Wbt~tit~'!X'!;t$

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VALVL.DETAIL
.STATION

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LOC.A.TION
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ACC~-S.ORI!'::S

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rcesouce w/Y Stcainec

Main Line, SCH ..;.o, I 8' Deep

V+"!)- "ffJ (champion !)ent NoseGacden Valve
I

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CONTROLLER
Weathermatic 5L 1 600 with Smart link. Air Card, Flow Sensor and Mas ter Valve

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IRRIGATION LEGEND

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,Sheet Title:

Notes
lF\F\iG.A.TI0\1 Ti~ 1L:Ti>..f;LL
SfF\INC,
'VAr'iiES

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NFLFS.S.\1\Y ACCOI\DI NG TO Wl:AT Hrn

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Dateo 8.2).16

I 2 ) ..,

.SUMML.I\
~.2.). 4

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WINH'J\ l.A.S Nr'.Cl:5S.A.FZY ACCOF\LJINC TO WtATHt_f\)

'VACii'E51 'o.4
Tf
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Sheet: L-1
195