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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

May 10, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, Community Planning and Building Director

Submitted by: Matthew Sundt, Contract Planner

Subject: Consideration of a Final Design Study (DS 16-466) and associated Coastal
Development Permit for the construction of a new single-family residence
located in the Single-Family Residential (R-1) Zoning and Archaeological
Significance (AS) Overlay Zoning Districts.

Application: DS 16-466 APN: 010-076-015


Block: 109 Lot: 12
Location: Mission Street, 4 N/E of 10th Avenue
Applicant: Claudio Ortiz Design Group Property Owner: Cosentino

Executive Summary
The applicant is requesting approval to build a new 2,120 square-foot, two-story, single-family
residence, with attached garage.

Recommendation:
Approve the Final Design Study (DS 16-466) and associated Coastal Development Permit subject to
the attached findings and conditions.

Background and Project Description:

The Planning Commission conducted a combined Concept and Final Design Study review of this
project on April 14, 2017. The Planning Commission made a motion at that time to continue the
review of the project with direction that the applicant redesign the residence so that the garage
would be located farther back from the front property line. The applicant has revised the plans to

14
DS 16-466 (Cosentino)
May 10, 2017
Staff Report
Page 2

reflect the Planning Commissions request. The Planning Commission also determined that the
applicant could backfill the property 1-2 feet in order to reduce the slope to less than 30 percent.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:


Site Considerations Allowed Existing Proposed
Floor Area 1,800 sf NA 2,120 sf:
Main Level 1,037 sf
Lower Level 343 sf
Basement 220 sf
Garage 200 sf
Site Coverage 396 sf/ 556 sf 1 NA 556 sf
Trees 3 Upper /1 Lower 2 Monterey Pines Two Monterey pines
(recommended) 2 Coast live oak
2 Black Acacia
Ridge Height (1st/2nd) 18/24 NA Max. 1st floor: 18
Max. 2nd floor: 24
Plate Height (1st/2nd) 12/ 18 NA Max. 1st floor: 9
Max. 2nd floor: 19
Setbacks Minimum Required Existing Proposed
Front 10 NA 15 @ residence
15 @ garage
Composite Side Yard 25% NA Min: 10

Minimum Side Yard 3 NA @ south boundary: 5 8


@ north boundary: 4 4
Rear 15 NA Min: 18 5 (2nd flr. deck)
Min: 23 8 (2nd flr.)

Staff analysis:

Finish Details: Design Guideline 9.5 encourages using natural materials such as wood in
conjunction with stucco and Guideline 9.4 states, Architectural details should appear to be
authentic, integral elements of the overall building design concept; specifically, details that
appear to be applied as superficial elements should be avoided.

1
556 sq.ft. total allowed if no more than 50% of site coverage is impervious.

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DS 16-466 (Cosentino)
May 10, 2017
Staff Report
Page 3

The prominent features of the proposed finish details include the wood shingle exterior on all
elevations, wood shingle roofing, wood windows and doors, and columns at the rear of the
residence to support main floor decking. In staffs opinion, the applicants proposed architectural
details are authentic and integral elements of the design.

Landscape Plan: The landscape plan depicts site coverage elements including a sand set paver
driveway and front walkway. The landscape plan includes two new Monterey pines and native
drought tolerant plants as required by the City.

Alternatives: Staff has included draft findings that the Commission can adopt if the Commission
chooses to approve the project with the proposal to backfill the rear of the lot. However, if the
Commission does not support this proposal, then it could continue the application with specific
direction given to the applicant.

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

ATTACHMENTS:

Attachment A Findings for Approval


Attachment B Draft for Approval
Attachment C Project Plans

16
Attachment A Findings for Approval

DS 16-466 (Cosentino)
May 10, 2017
Findings for Approval
Page 1

FINDINGS REQUIRED FOR DESIGN STUDY APPROVAL (CMC 17.64.80 and LUP Policy P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding YES NO
1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
2. The project is consistent with the Citys design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.
6. The design concept is consistent with the goals, objectives and policies related to
residential design in the general plan.
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.
8. The proposed architectural style and detailing are simple and restrained in

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DS 16-466 (Cosentino)
May 10, 2017
Findings for Approval
Page 2

character, consistent and well integrated throughout the building and


complementary to the neighborhood without appearing monotonous or repetitive
in context with designs on nearby sites.
9. The proposed exterior materials and their application rely on natural materials
and the overall design will add to the variety and diversity along the streetscape.
10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement the
character of the structure and the neighborhood.
11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.
12. Any deviations from the Design Guidelines are considered minor and reasonably
relate to good design principles and specific site conditions.

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


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

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Attachment B Conditions for Approval

DS 16-466 (Cosentino)
May 10, 2017
Conditions of Approval
Once signed, please return to the Community Planning and Building Department.

Conditions for Approval

No. Standard Conditions

1. Authorization: This approval of Design Study (DS 16-466) authorizes the


applicant to build a new 2,120 square-foot, two-story, single-family residence,
and a 200 square-foot detached garage. The proposed residence includes 1,037
square feet on the main level, 343 square feet on the lower level, and a 220
square-foot basement.

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


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

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

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

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

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


any tree roots larger than two inches (2) are encountered during construction,
the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If

19
DS 16-466 (Cosentino)
May 10, 2017
Conditions for Approval
Page 2

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.
9. Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground.

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

11. The Carmel stone faade shall be installed in a broken course/random or similar N/A
masonry pattern. Setting the stones vertically on their face in a cobweb pattern
shall not be permitted. Prior to the full installation of stone during construction,
the applicant shall install a 10-square foot section on the building to be reviewed
by planning staff on site to ensure conformity with City standards.

12. The applicant shall install unclad wood framed windows. Windows that have
been approved with divided lights shall be constructed with fixed wooden
mullions. Any window pane dividers, which are snap-in, or otherwise
superficially applied, are not permitted.

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DS 16-466 (Cosentino)
May 10, 2017
Conditions for Approval
Page 3

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

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

15. This project is subject to a volume study.

16. Approval of this Design Study shall be valid only with approval of a Variance. N/A

17. A hazardous materials waste survey shall be required in conformance with the
Monterey Bay Unified Air Pollution Control District prior to issuance of a
demolition permit.

18. The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. The drainage plan shall
include applicable Best Management Practices and retain all drainage on site
through the use of semi-permeable paving materials, French drains, seepage
pits, etc. Excess drainage that cannot be maintained on site, may be directed
into the Citys storm drain system after passing through a silt trap to reduce
sediment from entering the storm drain. Drainage shall not be directed to
adjacent private property.

19a. An archaeological reconnaissance report shall be prepared by a qualified


archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the

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DS 16-466 (Cosentino)
May 10, 2017
Conditions for Approval
Page 4

Planning Commission.

19b. All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.

20. Prior to Building Permit issuance, the applicant shall provide for City
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.

21. All conditions of approval for the Planning permit(s) shall be printed on a full-
size sheet and included with the construction plan set submitted to the Building
Safety Division.

22. Prior to any excavation or digging, the applicant shall contact the appropriate
regional notification center (USA North 811) at least two working days, but not
more than 14 calendar days, prior to commencing that excavation or digging.
No digging or excavation is authorized to occur on site until the applicant has
obtained a Ticket Number and all utility members have positively responded to
the dig request. (Visit USANorth811.org for more information)

Special Conditions

23. The applicant shall plant two upper canopy trees per agreement with the City
Forester and also plant one additional oak in the backyard area.

24. The applicant shall reduce the second floor top plate by one foot.

25. The applicant shall landscape the city right-of-way with landscaping agreeable to
the City Forester.

22
DS 16-466 (Cosentino)
May 10, 2017
Conditions for Approval
Page 5

26. The applicant shall submit a grading plan including approximately 1-foot of
backfill at the rear of the property in order to reduce the slope to less than 30%.
This grading plan shall be prepared by a licensed engineer and submitted prior
to submittal of the building permit application.

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________


Property Owner Signature Printed Name Date

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

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Cosentino Residence
New Single Family Residence
Carmel, California
A.P.N. OlD-076-015-000
BI.OCK: 109 LOTS: 12

PROJECT DATA SHEET INDEX SCOPE OF WORK


LOT SIZE
ZONIHG
4,000.0 SQ.FT.
R-1 1. COVER NOTES 1. CONSTRUCTlON Of A NEW TWO STORY SINGLE FAMILY DWELLING
WllH A BASEMENT AND DETACHED GARAGE
RECEIVED
-
A.P.N. CTC-078-01 !I 2. TOPOGRAPHIC SURVEY 2. PROPOSING e55.0 SQ.FT Of HARDSCAPE
ADD~ESS BLOCK: 101 LOTS: 12 3. PROPOSED SI1E PLAN
FLOOR AREA 3.1 JOX SLOPE ANALYSIS PLAN
4. MAIN LEVEL FLOOR PLAN
FAR ALLOWED 1,aao.o so.nj 48.011
5. LOWER LEVEL FLOOR PLAN MAY 0 2 2017
PfiOPOSED 6. ELEVA110NS
City o~ Cannel-by-the-Sea
WAIN I..EW. 1.036.5 SQ.FT.
7. ELEVA110NS
GMACE 200.0 SQ.FT.
LOWER I..EW. 343.3 SQ.FT. 8. ROOF PLAN
BASDIENT 220.2 SQ.FT. 9. WINDOW etc DOOR SCHEDULES PJanrun; & Building Dept.
TOTAL GROSS F1.00R AREA: 1,1100.0 !IQ.Tl'. 48.011 10. LOWER LEVEL. BASEMENT &: 100 Sq.Ft.
BONUS. FLOOR AREA OVERLAP DIAGRAM.
BONUS BASEMENT (220.2. SQ.FT.) 11. STREETSCAPE
IIONUS BASEMENT (1 00.0 SQ.FT.)
12. VOLUME ANALYSIS
TOTAL GROSS ~ AIIEA: 2,120.2 SQ.FT. 53.011: 13. PROPOSED MA1ERIALS
L1. LANDSCAPE PLAN
SllE CO\'ERAGE
LAND <XMJWlE AI.I.OWED JIIII.O !IQ.FT. 22.011 of F.A.R.
EARTHWORK QUAN1111ES
IIONOJS SllE CCMRAGE 1110.0 SQ.FT. oi.OII of SITE
CUT 547.0 CU.YD.
TOTAL CO'tet.\GE AI.I.O'AIEO I 5511.0 SQ.FT. 13.8 " TRANFER CUT TO FILL
TOTAL CUT
= 69.4 CU. YD.
4n.8 CU. YD.

PERVIOUS COVERAGE
ENlRY WALKWAY 81.0 SQ.FT.
NOI!lH STAIRWAY
BALCONY
0.0
259.5
SQ.FT.
SQ.FT. EXTERIOR LIGHTING NOTES w
UGHT WELL ONE a. TWO TOTAL 99.0 SQ.FT. ~
DRIVEWAY 88.0 SQ.FT. <(
TOTAL PERWlUS COYERAGE !127.!! SQ.FT. a..
lloiPR'.tOUS COYEIWlE
0::::
~
NORlH WALWAY 0.0 SQ.FT.
ENTRY PORCH 2B.l! SQ.FT.
TOTAL IMPERVIOUS COVERAGE 28.5 9Q.FT. 0
TOTAL llROSS COVERAGE li!MI.O SQ.FT. ()

S<:AI.L: , 1/4'

24
1
"TRASH AREA
ENCLOSED BEHIND 4FT TALL WOOD FENCE
PL.AST!R RETAINING WALL
HEIGHT 4'-o

NEW 4-FT WOOO FENCE,


FOR THE FIRST 15 FEET
SEE SHEET 13 FENCE DET. "I"

NEIGHBOR BUILDING NEIGHBOR DECK

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LIGHT WELL UGHT WELL DRY-STACKED RETAINING


ONE lWO
NEW 8-FT WOOD FENCE, WALL. APPROX. 85 LN.FT.
58.0 SQ.Fl. SEE SHEET 13 FENCE DET. ''H" SEE EUEV. POINTS ON PLAN
RETAINING WALL, PLAST!R 41.0 SO.FT.
AND PAINTED. SEE EL.EV, RETAINING WAI.i., PLASTER
POINTS ON PLAN Ar-ID PAINTED. SEE ELEV.
RETAINING WALL, PLASTER POINTS ON PLAN
AND PAINTED. SEE ELEV. (SOIL AT BOTTOI.4 OF BUILDING SETBACK UNE
POINTS ON PLAN UGHT WELL) (SOIL AT BOTTOM OF SHOWN THIN DASHED UNE
UGHT WELL)

LEGEND SITE COVERAGE


oz
PERVIOUS COVERAGE N W<(
ENTRY WAU<WAY 81.0 SO.Fl. (/)__J

NIN. SElBACICS

IUILDINGS TO IE ftD/0\IED
HOSE BIB

UGHT fD(l\IIE SEE


SHEET 1J DET "A"
NORTH STAIRWAY
BALCONY
UGHT WELL ONE a: TWO TOTAL
DRIVEWAY
lOTAL PERVIOUS COIIERAGE
0.0 SQ.FT.
259.5 SO.FT.
gs.o sa.n.
88.0 SQ.Fl.
527.5 SQ.FT.
@ oa...
a..
ow
n::l-
0 5 10 15
0 EXISTING TREES TO
RENA IN IMPERVIOUS COVERAGE
NORTH WALXWA Y 0.0 SQ.FT.
w-u w I
! 0....(1)

DRY-STACKED RETAINING WALLS )( EXISTING TREES TO


IE REMD"vm ENTRY PORCH
TOTAL IMPERVIOUS CCMRAGE
28.5 SQ,FT.
28.5 SQ.FT.
( IN FEET ) 1/4 inch ~ 1 ft.
GRAPHIC SCALE
"""'-" 1' - 1/4"

DETAIL 1 TOTAL GROSS COVERAGE 5511.0 SQ.FT. 25


3
20'-11' 12'-t" If- 7'-lf'
- 7'-lf'

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[I] I.I'IG CMOOm lmlilm~~ me=y
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PROPOSED FLOOR AREA
r:ru=~~~~~l ::1 l.iml f~~Cffl-o-
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[JIDN r ,.,. <K IMl1 G MN01II DOQI NU..19. SEE DOOR Cttmt.l
fj]RIII;P,_, 31"1- BONUS BASEt.lENT SCAIEl 1' - 1/4"
BONUS BASEt.lENT
TOTAL GROSS FlOOR AREA:
26
4
&'-0" 3'-d' 10'-10" 13'-5'
81'-0'
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(ID LlollOER: ElltEIRNCY-EQDS CI<LY, 11m PROPOSED FLOOR AREA o:::n:::
@il~xYS
li:Q) HATCHED AREA: UNDER F1W: FEET CEJUNG HEI1i11T MAIN LEVEL 1,0.36.5 SQ.FT. wo
~0
GARAGE 200.0 SQ.FT.
343.3 SQ.FT
G DEN'01ES MNDOW Nli,IIIER, 1E lfiiNCIOW SCHlJUU:
LOWER LVEL
EIASE!oiENT 220.2 SQ.FT. O.....J
.....JLL
G DDID'TES DCICJiC NUMBER. lEE DQ(Jt 9CHECU..E TOTAL GROSS FLOOR AREA: 1,800.0 SQ.lF.

BONUS BASEMENT (220.2 SQ.FT.) SCAU:: 1' - 1/4"


BONUS BASDIENT (100.0 SQ.FT.)
TOTAL GROSS FLOOR AREA: 2.120.2 SQ.FT.
27
5
KEY NOTES
OJ :r-~HM2 1~-r:r. ~D CEDAR 5HINQ.ES
(2] ~N~~moET~f1!~jli..ES
~WINDOWS a. DOORS! WOOD DI ... DEll liGHT
[J) ~TRY DOOR: 3-IN niK MAHOGANY STAINED

[]] :s~= :gu:~r::Dl't =0


~ ClfiiNEYl woro SHINCls

SPOUT.
[2) BEAt.!: SHAP!'EO, 4X6 REDWOOD

Rldgo ot 114.9' (ID GRADE: 'MiERE OCCURS


[[I SI<YUGHT 24XJ8
Rldgo at 112.1'
O]j ~~~R~Ut~rt:s:s~Al~:g~T, WOOD CAP

IITJ GARAGE DOOR: ROU-UP WOOD DOOR

~ LIGHT FllCli.IRES: COPPER 325 LUIINEHS


MAX.
Plato ot 108.0'
~ A\'ERACE NATU~AL GRADE 93.5 FT.

~SIDING: CEt.I~T PLASTER


~COLUMNS: WOOD
fi]l HEIGHT UMIT: 18 FT SINCU: STORY

IIZI HEIGHT UUIT: 24 FT TWO SltlRY

F.F at 100.0' ll]j BARGE AND RNTER TAilS: 4X SHAPED

li]j OUTRKlGERS: 4X SHAPED


~SOIL AT 90Tlct.l OF ECREES LIGHT 'tt1.1.

WEST ELEVATION
WITH GARAGE

-------------------------------------------------------- --------
Ridge at 114.9'
--~~--------------------~

-
'II
11
Rkl9 ot 112.1' Rlclgo at 112.4'
Il l
m ru
loft
Ploto ot 108.0'
Proto at 107.0'

F".F ot 100.0'

r.F ot 98.0'
Plato at S7.(f

-4---~.f at 811.0'
(f)
z
0
1-
<(
>
w
_J
0 5 10 15 w
~ I
S~ 1'1/4"
( IN FEET ) 1/4 Inch = 1 ft.
GRAPHIC SCALE
28
6
-----~------~--------~-
~-----------------------------
~-------------------------------
Rid9 at 114.9'
II Ill II
II Ill U_ Ul II
Rldge at 112.4'
II 11 II Ridge at 111.11'

II
II
JL
II 11
ll IL
II II
J
II II II
II II II

Ej
Plete at 107,0'

'b
..:.

~~~ dD _D
-""t
....ot.---SLAB at

r
101.0'

IWIIII %
F.F at 100.0'
MAIN l.E\a.

I" :
~~
F.F ot 9B.O'--'I,..,_ Dc;JD

\.i i
Plato at 97.0'

I
i
~------------r---T-------~-----------~---
1
--~~
1 I
i
I
I I 1 1 I I
J I 1 1 I I

="" ..... ~ : : : : :
( I
I
1
1
1
1
--------~~~\~~--_j--- --------------------------------j ________________________ j ________ j ______________ j _______________________ j_,
I
I
I
I
F.F at 88.0-'-
KEY NOTES
- - - -------- ______________ ____ ___________ _______________________________ _____________________________ j
[IJ ~F~~ 1 ~~~- wo CEDAR SHINiliS

NORTH ELEVATION rn ~gr,E~~om~~fjJ~ES


[}] WINDOWS & DOORS; WOOD
[i) CHtt.INEY: COPPER

rn::J~~t.l~~fu~~ llJl!NGL.ES
[[) ~~~s~= ~gu;:_1:ii~: ~g:o
SPOUT.
[lJ BEAll: SHAPPED, 4X8 REDWOOD

Rldgo at 114.9' [ID GRADE: ~ERE OcctJRS


[]] -----
Rldga at 11 3,0'
1!]] :~~~~~S~Ar~~~T, \\()00 CAP

[j] UTILITY PANEL DOOR


[2j ~:: AXl\JRES: COPPER 3Z5 LUMNENS

Plate at 108.0' !j]] A~AGE NATURAL GRADE 93.5 FT.

ffJj SIDING: CEt.IENT PLASTER


'b
lffiJ COLUt.INSJ \\()OD
r--
..:. [I HEIGHT UI41T: 18 FT SINGLE STORY 1
'b
.:. [1j HEIGHT UMIT: 24 FT f\\(l STORY
I:n
F.F at 10D.O' IT]) BARGE AND RAFTER TAILS: +X SHAPED ~~r--~16
11]] OUTRIGGERS: 4K SHAPED Li.J~J.16i
::I I I~ N :S .
-"""'oi,---F..F at 98.0'
~ WAIN ELECTRICAL PANEL
la:::~~..t,c3
late at 97.a'
fill GAS METER

(/)
z
0
1-
EAST ELEVA Tl ON ~
w
__j
0
uuu5 10
I
15
I
w
!ICAIE: ,. - 1/4"
( IN FEET ) 1/4 inch = 1 ft.
GRAPHIC SCALE
29
7
KEY NOTES
[I] DDMISPOOT!
IZJ GUmPIS W/ 2ll SLOPE

~OWNEY
rn~z-
[[1 RDCI' UNE - llflCK IOLIO UNE
I]] BUILDIIO I'OOTPRINT 5110111NO 1\IIN OMIIEO UNE
[ZJ SIC'IUGHTI 2Ao2A
(ID SIOIJONTI 2<\ooiO

LEGEND
SI.CP DIRECTION
ARROW

ROOf" UN:~
lHICK SQIJD UNE

OUTTEPIS

DOYotiiPOUT!
W/2ll SLOPE

t
a<12
RIDCE 0 112.8

~ t t
a12
RIDCE 0 112.4

!
t
a<12

t
RIDGE 0 11U

a<12
IDGE 0 112.7 !
~

I"
IIll

~~"!::: ~
RECEIVED u.~ J.J-1.!, 1
?- 1 t~N l!S c:i
~o:~ ,.!,,.!, o <..i

MAY 0 3 2017
City of C.mnd-by-the-Sea
!-l!au:U."3 t:. S!.;'ding D~.

z
N <
_J
a..

0 5
$ 10 15
I.J...
0
0
0::::
u-LiwU I I
1/ 4"
( IN fEEr ) 1/4 inch = 1 ft. ""-"' , . -

GRAPHIC SCALE
30
8
Window Elevations Types Window Schedule
4'-rl'
'1!-rl' . 2'-rl' NO. LOCATION
'-1r1' 1'-10' 1'-10"

........
\ I

------------- - ---~~~ --------- -- -- ~ -~ - - -- - - - - - - - - - - - FINISH!D


A B c D E """"

'- 2"
~ ,.2'-o'
~r-,_------4-+-~--------,_~~----~~-----+-+~-4----~-+--
II y '{ ,._
i ~~ ~ .. ~'~\~~/~~~---+' ~ \ I
,.,~
;
~
-------+-.~
\ I
Window Notes: Note:
~~-d
M:-
1, _ . _ Wl:n' Ol.UJNO {'IDIPIII!D OR LAIItiA1iD) 1. FOR HINGE ~OCI<llON .t
~
11. E EJCT1I!KlR EIVA110H:I Fell N..L - HEAD

----------------~
='I; "" IIEQU1IIED POt c.a.c. -- - -
W':H aiCOHl
C.E. CAIJUC-
ACit'IUC.N . . L - HEI2f1S. OPENING SWING DIRECllON
-------------~ - :1. sauH CQ.Cit '10 II!:
!PEan!D IY CUDIT POL'I'S.UlDE OR UIIE, _ A8 __.,_ 12. -.at PME ...........TED Gll..ASS SEE ELEVI<llON SHEElS
- - -- -- ------------~ 1 GDBAL COH'111AC11l11 '10 WJifY ~ 7. AU. IIANUf'AClURED - 111 K CIIIT1Fli!D Nil
LAIEW) IIIEEl1NO STNilAIIDS UST!Il N 'fAIU 2-NV OF
(1/J" lHK.GL-FI.M-1/J" 1HK.CL)
i.S SFU:ElED 1111. 24 au.ss At 1LU1N0
F G H ~- 2. A!.!. WNlOW DDIDISIONS
I J -PRIORIICUOH 1HE DESIQIER/NICIITICT E. 2401 a TABlE 241U.2.1
...... 1l) P1ACDIIfl OF lHE _,.,. CIICIEJt.
4. lHE - - WANUf'AClUMl! WU IU'PI.Y SHCP
- - Fell ROAI. -..X1W1 (~)
11U 24.
!1. Elm1IIOR - l"'nH 111 8E 1EAUD. U.H.O.
I . - WOOD IMTS TO IE~
11 PER ll DIERCY DOllE N..L INIOWS ARE
lO BE GlA2INO AS DUAl. P-.
AAE 1HE ROUGH OPNNGS
SEE ELEVI<llON SHEElS
FRO II'CW IY C:00C. 1M.
,__y
!1.
OPDINC.
!111At ICIW'T PN'fJl N100ND N..L EXmt10R
10. NJ. CPERAIU -
A8 SPafY IY IUHT.
10 HA'il ICitiJioiS, 14. - - 10 BE :>-1/2-4NCIS ..n.aJT EX1D1C111 J1o1o1S
AHD DEIMRED Wnl EXTIII<lR 1000 SILI.S CHI.Y. (U.H.O)

Window Manufacture: Glazing Legend Symbols Abbreviations

b
MNU'ACM:
.AOOIIt!&
CITY. STAll. ZIP:
PHOHEl
fAit
T'IPE 1 - TEMPERED GlAZING
PER C.B.C. 2-408.4 WINDOW
REFERENCE
0 _ WINDOW
NUMIIEft
N/1< - - NOT APPUCI<Bl
Q.C, - - GENERI<~ CON'TRI<CTOR
p - - PI<INT

..
1 ,:, Hardware Manufacture:
IUINUFACTURE:
ADDRESS:
ST - STAIN
I"F - FI<CTORY FINISH
1.0. - - INm!IOR DESIGN
aTY, STATE. Zll: S - - SEI<LED

K L M N
- - ---- - - -----~~~
0
PHONE:
FAX: MFR. - - hii<NUFI<CTURER
FIN. - - FINISH
NI<T. - - NATURA~

Door Elevations Types Door Schedule

...... DETAIL SHEET #


z-e
tr-o'
'1!- e >'-e' >'-e' r-o
5'-o' NO. LOCAllON SIZE I iJi lETALS
'1!-e '1!-e MATERIAL ~ REMARKS 1n JAMB HEAD

+r+ 1 NlRY I< J'-o" X 8'-!1" \1000 G.ASS TOP, J-INCH lHICK

~~::
I 2 NNG JN B OR X-ft' X 7'-8" 'MXXl UL LA' ICH ODOR
I

\
\

I
. I
C)
z
.....J
.....J
_________ ,__.!_ ,_, ________..J.Io._..__.Ll_-4------.lL-....lL.--11--11--4---------------------------- w
3:
A B c D 0
z IEDRC fOUR 'ER 2'- -e DOOR OUlSIDE
<( IEDRC FOUR ,._, X 8'- OR NSIDE
::?; TWO H ''-6" X 6'-8" tl_O .D DOOR
'-f'f' lHREE H ,'ER
-e2'-0'
X 8'-B' WOOD USHI .0 DCOR

- tREI J X 7' -8' WOOD WSHI PA .0 DC OR NO NO

aD
I'M: H : -s X 6'-8" WOOD USHI PA OR NO NO
J 'ER 2'-0' X "-6" WOOO USHI f'A .0 DOOR NO NO
r- ONE H ' -6" X 6'-B" WOOO l)SHI PA .0 DOOR INSIDE Jjl) NO
1
I ONE H :'-6" X 8' -8" WOOO USHED PI<NE~ED DOOR INSIDE NO NO
I
I ROQM H '-6" X 8' -8' 'Mlll USHW PI\NELED DOOR INSII!E NO NC
~ ~
.
LJ
- ~ ~
',
________ .......,_...._ ____ 1.-------J~-----....iolil---- B0
_________..........__...._...._ __________ '--4
....__...._..o~, ____________ Door Notes: Note:
E F G

-
H 1. _ . _ ~ BCI.T LOCICS CN AU. EXTiiiCR DOOIIS. SEE I. DOORS BEl1IIIN CllMiliTIOIIEl) - '-'ICOHDIIKHI> 11. ll DOOR FNSH 111 BE: 1. FOR HtlGE LOCI<liON &
&OtEDUL ~ oiiiOiliCINAI. -~
:1. PAlM) PfiAVACY- fOR AU. IIIJROCN -
SPAID 111 BE f\JIJ.Y KAlHDIS*PI'm.
7. GDBAL OON'fiiAC1'0R 1l) ,.._,. OOCII CIIIIJtR 111-nl
.._
DTOIOit OPENING SllllPIG DRECllON
SEE ELEVI<llON SHE!:TS
IA-LOCAllOIIS. N!Ot!TECT PIIIOA 10 DOOR 011001 PI.ACOIDIT.
1 CDERN.. COHfRACTCll! ro CCNIIA.T ~ OIN(II fOR I. DOOR KNGES 10 BE 4.1~'W. DOOR 7'-0" 1:1. ll DOOR STLES 10 BE PUI FUN 2. l<ll. WINDOW DEMENSIONS
11 QtECI< n.oOR PlAN ~ HIIQES LOCA110H
-~--lS.
4. N..L DOOR GUZINC 10 8E 1IM'I:MIJ CUSS.
I. NJ. DOOR lOPS - IIOT!OW 10 IE SANDEll. F1N$HUI.
14. PER ll DIERCY DOllE N..L lli1IIIJOIIS - 10 IE
I<RE 1HE ROUCH OPENtiGS
SEE ELEVATION SHEETS
!1. N..L Er.EMC11 DOCII ILUINO 10 IE 5/J" INSIJlAn:D 10. -ONWJDOOIIS
SEJoLm. : l.MIHAn:D 9IG GLAliNG P -.
lEIIP!lml GLASS. SEE Sata)UI AND DmRIOR nVA110HS fOR
AI>DillOHAI. INFaiWAllOH.
Window Manufacture: Symbols Abbreviations
-
rr:~ ,......
I
I
I \
\
\
WNIUfACfURE:
.AOORE!ISI
CllY, Sf4TJ, ZIP:
PHONE:
DOOR
REFERENCE
0 _DOOR
NUMBER
N/ A -

P -
NOT 1\PPUCI\BLE
Q.C. - - GENERI\L CONlRI<CTOR
PAINT
r- ~..' ~
1:, 1_
fAX: ST - - STNN
i L. IH-"""'r.....,~11 1o Fl' - - FI<CTORY FINISH
Hardware Manufacture:
______l;-.. .a..._.....~~._,__ 0_~~-+---------------------------------------
9CAIL: 1' 1/4'

. ____________
1.0. - - INm!IDR DESIGN
IIANUFACfURD
Glazing Legend S - - SEI\l0
.J&_o_\.......
9
ADDRESSt WFR. - - UI\NUFI\CTURER
1
ClY, STATE. ZIP:
FIN. FINISH 31
J PitON:
fAX:
T'IPE 1 - TEMPERED GLAZING
PER C.B.C. 2406.4- NI\T. - NI<TURI\L
32
EAST ELEVATION EMPTY LOT
EXISTING
EMPTY LOT

w
EAST ELEVA Tl ON EMPTY LOT 0....
<(
PROPOSED (..)
._
(/)

w
w
._
~
(/)

~ 1'-1/+"

33

11
34
WOOD SHINGLE ROOF
PROPOSED WOOD SHINGLE ROOF
lEXl\JRE AND COLOR: NAl\JRAL

FENCE "H"
IAA'!"ERIAL:
FINISH:
REDWOOD
NAl\JRAL FIXTURE "A"
HEIGHT: 4 FT. OR 8 FT. AS NOTED ON SITE PLAN IAANUF'ACl\JRE: DESIGNER FOUNTAIN
T24 COIAPUANT: YES
COLOR: BRONZE
WATIS: 4 WATIS
WIAENS: 80
BULB TYPE: LEO MODULE
DIIAENSIONS: 6.5'1-i X 1I"W X 12.25"

WOOD SHAKE SIDING "E" 1l


PROPOSED WOOD SHINGLE SIDING
TEXl\JRE AND COLOR: NA1\.IRAL
~
D
u

FENCE
IAATERIAL:
'r'
REDWOOD
FINISH: NA1\JRAL
HEIGHT: 4 FT. MAX.

FIXTURE "s"
IAANUFACl\JRE: UNKNOW
T24 COIAPUANT: YES
COLOR: BLACK
WATTS: 3 WATIS
<D ~
LUMENS: 200
DRIVEWAY PAVERS "F" ..:.~'I
IAANUF'ACl\JRE:
COLOR:
CALSTONE
OAK BARREL GRAY
BULB TYPE:
DIMENSIONS:
LED IAODULE
18'1-i X 7"W ~~ 13
INSTAU.ATlON: SET ON SAND

I \
{
-~ -.
BULB "C"
MANUFACTURE: PHILUPS
WALKWAY "G" WATTS: 4 WATIS
IAANUFACTURE: CARMEL STONE
WIAENS: 1!10 35
COLOR:
INSTAU.AllON:
NATURAL
SET ON SAND
BULB TYPE: 811 LEO SOCKET
13
TRASH AREA

!'190'00'00"[ 100.00'

MAIN DWELLING
'ii
~
c
u

LIGHT
WEll.
UGHT 12" 0
WEll.
0

N90'00'0o"E
100.00'

LIGHT KEY
... PATH LIGHT, 3 WATTS LED, SEE FIXlURE "B" ON SHEET 13
MAY NOT BE SPACED CLOSER THAN 10-FEET APART

EXTERIOR UGHTlNG NOTES IRRIGATION SYSlEM PLANT INDEX z


1" ANTIS'n'HON OEW:E No. BOTANICAL NAME COMMON NAME SIZE
<
_J
1 n.ECTfiC VALWS 0..
FIJ'IR PWS RECULATDR FOR EACH VAt.\f: 1 AGAPANTHUS PETER PAN ULY OF THE NILE 1 GAL
ElC1RIC cot'!ROLLER
2 CISTUS DORIS HIBBERSON ROCK ROSE 5GAI.. N w
EAa4 f't..AJIT TD liE ~ QRIP S'YS1EW 0..
<
$
All. PLAM1S WIU. IE Pl.AJf'TiD 'MTH AIRF'CRM 3 LAVANDULA STOECHAS SPANISH LAVENDER 5GAI..
TABS F'OU.DWitO MANUFAClURE DIRECl"HL ()
COioii'09T WI.L BE MDOED 'M1H SOIL AT 2:1 4 SAL\iiA LEUCANTliA t.!EXICAN BUSH SAGE 5GAI.. (/}
5 ROSMARINUS ROSMARY 5GAI.. 0
0 5 10 15 z
6
7
RHAMNUS CAI..IFORNICA
PITTOSPORUM 1ENUIFOUUM
COFFEEBARRY
BLACK STEM
5GAI..
5 GAL
~w , I <(
_J
( IN Fm ) 1/4 inch = 1 fl
s PHOTONIA XFRASERI --- 5GAI..
GRAPHIC SCALE SCALE: 1' - 1/+"

Ll
36