CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

May 10, 2017

To: Chair Goodhue and Planning Commissioners

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

Submitted by: Catherine Tarone, Assistant Planner

Subject: Consideration of a Final Design Study (DS 17-036) for the construction of a
new single-family residence located in the Single-Family Residential (R-1)
Zoning District.

Application: DS 17-036 APN: 010-158-007

Block: 115 Lot: 13
Location: th
Dolores Street 3 NW of 11 Avenue
Applicant: Adam Jeselnick Property Owner: Charlie & Roseann Simpson

Executive Summary: The project is a Design Study Track 2 request for a 4,000 square foot lot
located on Dolores Street, 3 NW of 11th Avenue. The applicant proposes the demolition of the
existing residence and construction of a two-story, 1,800 square-foot, two-story single-family
residence, detached front-yard garage, new driveway, front walkway, patio, terrace and outdoor
gas fireplace.

Recommendation:
Approve the Final Design Study (DS 17-036) subject to the attached findings and conditions.

Background and Project Description:

The property is 4,000 square feet in size and includes an existing 1,400 square foot, single-story
residence, detached guesthouse and a detached garage at the northwest rear portion of the
property. The applicant has submitted plans to demolish the existing structures on the property
and construct: 1) a new 1,800 square foot, two-story single-family residence, 2) a detached 210
square foot garage at the front, northeast corner of the property fronting Dolores Street, 3) a 15-
foot-long permeable paver driveway, 4) a new front walkway with concrete stepping stones, 5) a
new 168-square-foot, permeable-paver, front-yard patio, 6) a new 138 square foot interior terrace

37
DS 17-036 (Simpson)
May 10, 2017
Staff Report
Page 2

made up of permeable pavers with accompanying outdoor gas-fueled fireplace with a board-
formed concrete chimney, 7) 80 cubic yards of cut and 80 cubic yards of fill, (8 the construction of a
redwood horizontal slat fence that will be 4 feet high in the front yard setback and 6 feet high
behind the front yard setback, 9) new exterior and landscape lighting that comply with the City's
lumen output, shielding and spacing requirements, 10) permeable paver patios and terraces, 11)
11) new landscaping and the planting of three new trees including one upper-canopy tree in the
city right-of way and one lower-canopy tree and one upper-canopy tree on the property as
approved by the City Forester.

The Planning Commission reviewed the proposed project and accepted the design concept at the
April 12, 2017 public hearing.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf (45%) 1,400 sf 1,800 sf

Site Coverage 396 sf/ 556 sf 1,639 sf 554 sf
Trees 3 Upper /1 Lower 2 coast live oaks 2 coast live oaks (existing)
(recommended)
Ridge Height (1st/2nd) 18/24 15.6 (one story) 23 (second story)
Plate Height (1st/2nd) 12/ 18 8 11/18
Setbacks Minimum Required Existing Proposed
Front 15 17-6 29-6
Composite Side Yard 10 (25%) 6 (15%) 10 (25%)

Minimum Side Yard 3 2-6 3-8 (minimum)

Rear 15 (3 if bldg. <15) 2-6 3

Staff analysis:

Previous Hearing: The following is a list of recommendations made by the Planning Commission
and a staff analysis of how the applicant has or has not revised the design to comply with the
recommendations.
1. The applicant shall plant a new 15-gallon upper-canopy tree on city property in the middle
of the existing paved driveway as a replacement for the removal of the existing young

38
DS 17-036 (Simpson)
May 10, 2017
Staff Report
Page 3

cypress tree in the right-of-way in front of the garage. Additionally, the applicant shall plant
one upper-canopy and one lower-canopy tree on the site with the review and approval of
the City Forester after the completion of construction prior to building permit final.

Analysis: The applicant has complied with this requirement and has included a note on sheet A4 of
the plans that a new upper-canopy tree shall be planted on City property, and one-upper canopy
and one lower-canopy tree shall be planted on the property. Additionally, the Assistant City
Forester has reviewed the landscape plan as part of this application and has approved the
proposed landscaping and tree planting.

Other Project Components:

Siding Materials: According to Residential Design Guideline 9.16 a garage door should be
designed either to provide visual interest or to blend with the background materials of the building.
According to Residential Design Guideline 9.2, designs should "avoid visual complexity. Too many
different materials or excessive details create a busy appearance and should be simplified."
According to Residential Design Guideline 9.10, "The application of stone should appear structural
and authentic."

The applicant is proposing vertical board-and-batten siding on the detached garage and most
elevations of the residence. All windows and doors are proposed to be wood, unclad. The
applicant is also proposing horizontal wood, 'V Rustic' tongue-and-groove siding on a lower-story
portion of the south elevation, an upper-story gabled roof component on the south elevation, and
at the entry to the residence on the east elevation. If the Commission feels that the combination of
vertical board-and-batten siding and horizontal tongue-and-groove siding creates a busy
appearance, then it could direct the applicant to use a single type of wood siding.

The applicant is also proposing natural granite veneer wainscoting which will wrap around the
north side, rear, and south side of the residence, but terminates at the front corners of the
residence and is not on the front elevation. Staff supports the proposed pattern and use of the
stone; however, the Residential Design Guidelines state that the application of stone should appear
structural, which typically requires that it wrap around an entire building element and terminate at
an interior corner. Staff has drafted a condition requiring that the wainscot be applied to the front
of the residence to be consistent with the Design Guidelines.

39
DS 17-036 (Simpson)
May 10, 2017
Staff Report
Page 4

Lighting: The applicant is proposing an aluminum Konial 5 diffuse wall sconce depicted in
Attachment D. The applicant has not included the number or location of the proposed lighting on
the plans. Staff has drafted a condition of approval that the applicant shall depict the number and
locations of all wall-mounted lighting fixtures on the building plans. The proposed fixture is covered
by an opaque aluminum shade that is open at the top and bottom which staff notes will cast light
above as well as below the fixture. Typically, the City of Carmel only accepts shielded, down-facing
lighting fixtures. However, staff notes that this lighting fixture complies with the City's lighting
requirements because it will emit 198.3 lumens while the City's maximum limit is 375 lumens. Staff
recommends approval of the proposed lighting fixture since it employs an opaque shield and it
complies with the City's requirements for maximum lumen output.

The applicant is also proposing 8 total landscape lights at the southeast front yard and southwest
rear yard. The locations of the proposed landscape lighting are depicted on sheet A4.2 of the plans.
The applicant is proposing contemporary, rectangular, aluminum, landscape lighting that is down-
lit, with a maximum output of 256 lumens. However, the Municipal Code allows a maximum of
approximately 225 lumens.

Staff has drafted a condition of approval that the applicant shall revise the proposed landscape
lighting to comply with the 225 lumen limit for landscape lighting. However, if the Planning
Commission feels that the landscape lighting largely complies with the intent of the Code, and
would like this unique lighting type to be considered, the Commission may revise the draft
conditions of approval. Additionally, the Code requires that all landscape lighting be spaced at least
10 feet apart and be no higher than 18 above the ground. The proposed lighting is 18 above the
ground; however, many of the lights are spaced closer than 10 feet. Staff has drafted a condition
of approval that the applicant shall space the proposed landscape lighting so that each fixture is at
least 10 feet apart.

Fences: According to Residential Design Guideline 11.3, when designing a fence or wall along a
street, preserve the open space resources of the immediate neighborhood. Continue the pattern of
fences, walls and landscaping on other properties nearby and respect any existing patterns on
nearby properties (height, materials, vegetation, visibility into the site). This design guideline also
recommends keeping a sense of openness into the site as seen from the street.

At the front property line, the applicant is proposing to construct a new, 4-foot-high, redwood
horizontal slat fence (see sheet A4 of the plans). Nine out of fifteen properties on this block have a
grape stake fence or a low wooden fence at the front of the property. Staff supports the proposed

40
DS 17-036 (Simpson)
May 10, 2017
Staff Report
Page 5

fencing will continue the height and wood material pattern of fences on nearby properties.
Furthermore, the fence's unique design will add visual interest to the streetscape.

Paving Materials: According to Residential Design Guideline 10.5, for driveways, patios and
walkways, select paving materials that convey the colors and textures of native materials and that
will reduce runoff. This design guideline also recommends the use of Carmel stone, brick,
decomposed granite and earth-toned, sand-set pavers.

Since more than half of the proposed paving will be permeable, the applicant is granted the bonus
square footage and is proposing to construct 554 square feet of site coverage of the maximum 556
square feet allowed. The largest areas of paving on the property will be the 183 square-foot,
permeable paver front patio and landing, the 168 square-foot impermeable stone front porch and
landing, and the 138 square-foot, permeable paver rear terrace. In staffs opinion, the proposed
paving upholds the Residential Design Guidelines since it is an earth-toned, sand-set paver that
conveys the colors and textures of native materials.

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 and a detached garage in a residential
zone, and therefore qualifies for a Class 3 exemption. The proposed residence does not present
any unusual circumstances that would result in a potentially significant environmental impact.

ATTACHMENTS:

Attachment A Site Photographs

Attachment B Findings for Approval
Attachment C Conditions of Approval
Attachment D Wall Sconce Product Information
Attachment E Project Plans

41
Attachment A - Simpson Residence Photographs

Front (east) Elevation and Proposed Detached Garage

Side (north) Elevation and north neighboring property

42
The window on the neighboring property to the north that has a sill height of approximately 5 feet
above the floor level

Staking and flagging depicting a 6'-4" setback from the south neighbor

43
Windows on the first story of the proposed addition will be approximately 6'-4" from the south property
line

Proposed 40-foot west-facing deck

44
Proposed location of the deck (circled) is offset from the northern neighbor's existing deck

Story Poles depicting the first-story height of the rear (west) elevation of the residence

45
 Rear window (circled) of the neighboring property to the west (rear). A 3-foot setback from the west
property line is proposed for the rear portion of the addition

Young Replacement Pine Tree in the Right-of-Way in front of the garage where the driveway is proposed
to be located.

46
Attachment B Findings for Project Approval

DS 17-036 (Simpson)
May 10, 2017
Findings for Approval
Page 1

FINDINGS REQUIRED FOR CONCEPT DESIGN STUDY ACCEPTANCE (CMC 17.64.8 and LUP Policy
P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding YES NO
1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
2. The project is consistent with the Citys design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way
that is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows, doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.
6. The design concept is consistent with the goals, objectives and policies related
to residential design in the general plan.
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.
8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive
47
DS 17-036 (Simpson)
May 10, 2017
Findings for Approval
Page 2

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.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.

48
Attachment C Conditions of Approval

DS 17-036 (Simpson)
May 10, 2017
Draft Conditions of Approval
Page 1

Draft Conditions of Approval

No. Standard Conditions
1. Authorization: This approval of Design Study (DS 17-036) authorizes 1) a new
1,800 square foot, two-story single-family residence, 2) a detached 210 square
foot garage at the front, northeast corner of the property fronting Dolores
Street, 3) a 15-foot-long permeable paver driveway, 4) a new front walkway
with concrete stepping stones, 5) a new 168-square-foot, permeable-paver,
front-yard patio, 6) a new 138 square foot interior terrace made up of
permeable pavers with accompanying outdoor gas-fueled fireplace with a
board-formed concrete chimney, 7) 80 cubic yards of cut and 80 cubic yards of
fill, (8 the construction of a redwood horizontal slat fence that will be 4 feet high
in the front yard setback and 6 feet high behind the front yard setback, 9) new
wall-mounted and landscape lighting that comply with the City's lumen output,
shielding and spacing requirements, 10) permeable paver patios and terraces,
11) new landscaping and the planting of three new trees including one upper-
canopy tree in the city right-of way and one lower-canopy tree and one upper-
canopy tree on the property as approved by the City Forester.
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.

49
DS 17-036 (Simpson)
May 10, 2017
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.
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
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,

50
DS 17-036 (Simpson)
May 10, 2017
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 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.
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 N/A
archaeologist or other person(s) meeting the standards of the State Office of

51
DS 17-036 (Simpson)
May 10, 2017
Conditions of Approval
Page 4

Historic Preservation prior to approval of a final building permit. The applicant

shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
19b. All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
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 N/A
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
21. All conditions of approval for the Planning permit(s) shall be printed on a full-
size sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions

22. The applicant shall plant one-upper canopy and one lower-canopy tree on the
site with the review and approval of the City Forester after the completion of
project construction, prior to final building permit inspection.
23. The applicant shall plant a new 15-gallon upper-canopy tree on city property in
the middle of the existing paved driveway as a replacement for the removal of
the existing young cypress tree in the right-of-way in front of the garage.
24. The proposed wainscoting shall wrap around the front of the residence.
25. The applicant shall depict the number and locations of all wall-mounted lighting
fixtures on the building plans
26. The applicant shall work with staff to revise the proposed landscape lighting to
comply with the 225 lumen limit. The applicant shall space the proposed
landscape lighting so that each fixture is at least 10 feet apart.

52
DS 17-036 (Simpson)
May 10, 2017
Conditions of Approval
Page 5

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

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

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 GENERAL NOTES PROJECT DATA PROJECT DATA
~~-
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SCOPE OF WORK: PROPERTY ADDRESS: DOLORES STREET 3 N/W 11TH AVENUE
zt-
DEMOLISH EXISTING STRUCTURES AND CONSTRUCT NEW, 2-STORY CARMEL-BY-THE-SEA, CALIFORNIA 93921 __J:i:
SINGLE-FAMILY RESIDENCE WITH DETACHED GARAGE. NEW DRIVEWAY,
~u
WALKWAYS, PATIOS, STONE TERRACE, AND OUTDOOR GAS FIREPLACE. BLOCK/LOT: LOT 13, BLOCK 115 wl:ll:
SITE IMPROVEMENTS AS NOTED ON THE PLANS. -,<(
A.P.N. 010-158-007-000 :2: []
-<(
CONSTRUCTION TYP E: V-B
ZONING: R-1 SINGLE FAMILY RESIDENTIAL o ,
PERMITS: PSA 16-480 (SIMPSON) <(
OCCUPANCY: R-3

FIRE SPRINKLERS: --1 YES

WATER: CAL-AM (E) OWNER: CHARLIE AND ROSEANNE SIMPSON

SEWER: CARMEL AREA WASTE WATER DISTRICT (E)

SHEET INDEX ARCHITECT: ADAM JESELNICK ARCHITECT
3069 LORCA LANE
A1 PROJECT DATA AND SITE LOCATION CARMEL, CA 93923
A2 NOTES AND SPECIFICATIONS, STREET ELEVATIONS TREE REMOVAL: NONE (OJ PHONE: (831) 620.5164 m
A3 EXISTING SITE SURVEY CONTACT: ADAM JESELNICK AlA
A4 SITE PLAN, DEMO AND PROPOSED GRADING: 83 CUBIC YARDS (CUT) I 83 CUBIC YARDS (FILL) EMAIL: aejarch@gmail.com
A4.1 GRADING PLAN
A4.2 LANDSCAPE PLAN
AS PROPOSED 1ST FLOOR PLAN SITE COVERAGE CALCULATIONS: CONTRACTOR: MASTERWORK BUILDERS
A6 PROPOSED 2ND AND ROOF PLAN CARMEL, CA 93921
A? PROPOSED FLOOR LEVEL MAP +SCHEDULES EXISTING
PHONE: (831) 508.3472 m
A8 PROPOSED EXTERIOR ELEVATIONS *NOTE: ALL EXISTING SITE COVERAGE TO BE REMOVED u.J
('.1
CONTACT: HARLAN BRADLEY
A9 PROPOSED EXTERIOR ELEVATIONS w ::::l
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(Y)

A 10
A 11
PROPOSED COLORS+ MATERIALS
PROPOSED RENDERINGS
DRIVEWAY, ASPHALT:
BRICK WALKWAY:
815 SF
254 SF
EMAIL: harlan@masterworkbuilders.com
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BRICK FRONT PORCH:
WOOD DECK:
176 SF
154 SF w
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BRICK BACK PATIO: 240SF
RECEIVED c f- 0
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TOTAL (E) SITE COVERAGE 1,639 SF Cl) ~ <(
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*MAX. ALLOWABLE COVERAGE = 396 SF
APR 2 7 2017 oc= <i.
(Y)

PROPOSED
DRIVEWAY- PERMEABLE PAVERS 5 SF
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FRONT WALKWAY- CONCRETE PAVERS 42 SF 0 ~
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f-
FRONT PATIO+ LANDING- PERM. PAVERS
FRONT PORCH + LANDING - STONE
183
168
SF
SF
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BACK TERRACE- PERMEABLE PAVERS 138 SF
LANDING- CONCRETE 18 SF 0 w
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TOTAL, (N) COVERAGE: 554 SF 0
*MAX. ALLOWABLE COVERAGE = 556 SF u
FLOOR AREA CALCULATIONS:

EXISTING
(E) RESIDENCE-TO BE DEMOLISHED 1,400 SF +/-
PROJECT LOCATION
TOTAL, (E) 1,400 SF

PROPOSED

(P) GARAGE 210 SF

(P) HOUSE, 1ST FLOOR 1185 SF PROJECT DATA
(P) HOUSE, 2ND FLOOR 405 SF
AND
TOTAL, (P) SF: 1,800 SF SITE LOCATION

*NOTE: MAX. ALLOWABLE AREA = 1,800 SF 4-27-2017

AS NOTED
N

REVISION# 4/27/2017 FINAL DETAILS REVIEW

Al
56
 CITY OF CARMEL-BY-THE-SEA
GENERAL NOTES CONDITIONS of APPROVAL
~ 1-
1. VERIFY ALL EXISTING DIMENSIONS AND CONDITIONS AT THE SITE; CONFIRM ANY VARIATIONS OR CONFLICTING OR
MISSING DIMENSIONS OR DATA PRIOR TO COMMENCING WORK. USE WRITIEN DIMENSIONS ONLY; DO NOT SCALE
uu
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z~-o
DRAWINGS FOR THE PURPOSE OF DETERMINING A DIMENSION DURING CONSTRUCTION.
-'::I:
2. CONSTRUCTION DETAILS NOT SPECIFICALLY SHOWN ON THE DRAWINGS SHALL BE BUILT TO CONFORM TO SIMILAR ~u
wiCII:::
CONSTRUCTION. IN ACCORDANCE WITH THE BEST COMMON PRACTICE AND/OR MANUFACTURER'S SPECIFICATIONS -,<(
FOR THE INSTALLATION OF THEIR MATERIALS OR ITEMS.
2 1::1
<(
3. ALL CONSTRUCTION (MATERIALS. WORKMANSHIP & METHODS) SHAll COMPLY WITH TITLE 24 AND THE 2016
CALIFORNIA RESIDENTIAL BUILDING CODE (CBC); CALIFORNIA PLUMBING CODE (CPC). CALIFORNIA MECHANICAL 0
CODE (CMC), CALIFORNIA ELECTRICAL CODE (CEC). CALIFORNIA ENERGY CODE. FIRE CODE. AND CALGREEN; AND <(
ALL LOCAL AMENDMENTS AS ADOPTED BY CITY ORDINANCE.

4. THE CONTRACTOR SHALl BE SOLELY RESPONSIBLE FOR SAFETY ON THE JOB SITE AND MUST ADHERE TO ALL FEDERAL,
STATE LOCAL AND O.S.H.A. SAFETY REGULATIONS.

5. DEMOLITION: CONFIRM ALL DEMOLITION REQUIREMENTS WITH THE OWNER. VERIFY WITH OWNER WHICH ITEMS, IF
ANY. HE/SHE WISHES TO RETAIN FOR HIS/HER USE. ALL OTHER ITEMS TO BECOME PROPERTY OF THE CONTRACTOR AND
ARE TO BE PROPERLY REMOVED FROM THE PREMISES. SEE DEMOLITION PLANS FOR ADDITIONAL INFORMATION.

6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL BRACING AND SHORING REQUIRED DURING CONSTRUCTION
UNTIL ALL CONSTRUCTION IS COMPLETE.

7. DO NOT STORE CONSTRUCTION MATERIALS. OR OPERATE CONSTRUCTION EQUIPMENT IN SUCH A MANNER THAT
DESIGN LIVE LOADS OF THE STRUCTURES ARE EXCEEDED. DO NOT STORE CONSTRUCTION MATERIALS ON
OVERHANGING FRAMING.

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SPECIFICATIONS u >
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SPECIFICATIONS AS NOTED O N THE ARCHITECTURAl AND ENGINEERING PlANS. I
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GRADING I DRAINAGE NOTES
REFER TO CIVIl ENGINEERING AND lANDSCAPE PlANS FOR ADDITIONAl/NFORMA TION.
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---- --- -

NOTES AND
STREET ELEVATION

4-27-2017
1/ 8" = 1'-0"

DOLORES 3 N/W 11TH AVENUE

REVISION # fn. 4/27/2017 FINAL DETAILS REVIEW 2' 4' 8' 16'
A2
57
 ::.L 1-
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--- I--------------- -------- 1

NOTES
THIS MAP PORTRAYS THE SITE AT THE TIME OF THE SURVEY AND
DOES NOT SHOW SOILS OR GEOLOGY INFORM AnON, UNDERGROUND
CONDITIONS, EASEMENTS, ZONING OR REGULATORY INFORMATION
OR ANY OTHER ITEMS NOT SPECIFICALLY REQUESTED BY THE
PROPERTY OWNER.
~[L(Ql~[}{ llll!BS
THERE MAY BE EASEMENTS OR OTHER RIGHTS, RECORDED OR
UNRECORDED, AFFECTING THE SUBJECT PROPERTY WHICH
ARE NOT SHOWN HEREON.

UNDERGROUND UTILITIES, IF ANY, WERE NOT LOCATED. INFOR-

11 MATION REGARDING UNDERGROUND UTILITY LOCATIONS SHOULD
BE OBTAINED FROM THE APPROPRIATE UTILITY COMPANIES OR
PUBLIC AGENCIES.
I
t94.5 SUFFICIENT BOUNDARY E\!1DENCE WAS USED TO GRAPHICALLY SHOW
owv
I ~ EXISTING FEATURES HEREON. A COMPLETE BOUNDARY SURVEY ('\1
1 WAS NOT CONDUCTED AT THIS TIME. w
HOUS<: I
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I

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SITE ~NCHMARK
ELEVATIONS ARE BASED ON AN ARBITRARILY ASSUMED DATUM
AS NOTED.
GROUND MAY BE MORE IRREGULAR THAN CONTOURS INDICATE.
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<:L~V.S~E~A~Nlir~~AIL
(ASSUM~D ELEVATION) DISTANCES ARE EXPRESSED IN FEET AND DECIMALS THEREOF. w
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EXISTING BUILDING
I
t94.3
PARENTHESES DENOTE RECORD DATA.

THE CROSS SYMBOL ( +) MARKS THE HORIZONTAL POSITION OF THE

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THRESH.EL/
AVG. RIDGE EL-99.2'
~ go\- J' s., ' :
SPOT ELEVATION SHOWN.
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TREE SYMBOLS ARE ORA WN TO SCALE ONLY APPROXIMATELY.
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HOUSE
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BSW
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TREES:
K =OAK
a.=: z <( ('()

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PEAK EL.=100.6'_7
I I P = PINE w
90.J ~EXISTING RE:loENCE . j. 93.6t
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ABBRE\!1A TIONS:
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THRESH.EL.=92.9
THRESH.EL-93.0"
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BG = BRICK GUTTER
BRK = UNMORTARED BRICK SIDEWALK 0 0::::
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C = CONCRETE
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_I E = ELECnRIC METER 0 w
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FB = FOOT BRIDGE _J
93.0

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JP = JOINT UTILITY POLE <( 0
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P = POST
PED = PEDESTAL
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RW = ROCK WALL N
SC = STONE COLUMN
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SPAT = STONE PATIO
~92.3 WH = WATER HEATER
WM = WATER METER
15 WRW = WOOD RETAINING WALL
WV = WATER VALVE

010-071-017-000

f-- EXISTING SITE

1 SURVEY
I

PROJECT NO.
16098
1---------1
TOPOGRAPHIC
SURVEY
SHOWING EXISTING CONDITIONS ON LOT 13, BLOCK 115, VOL2, CITIES & TOWNS MAPS. PG.2
DESCRIBED IN DOCUMENTA~~1~~~~~:i-~~~~~~~ OF MONTEREY COUNTY, CA.
RLS RASMUSSEN LAND SURVEYING, INC.
P.O. BOX 3135
DATE OF SURVEY: 11/04/2016
DRAWING SCALE: 1''=10'

DRAWN BY: PDB/RP

4-27-2017
MONTEREY. CALIFORNIA 93942
(831)375-7240 (831)375-2545 FAX
REVISED: l" = 10'-0"
PREPARED FOR: MASTERWORK BUILDERS. INC.

REVISION#
A3
NOTE: PREPARED BY RASMUSSEN LAND SURVEYING 11/4/201 6
58
PROJECT SCOPE OF WORK
DEMOLISH EXISTING RESIDENCE. GARAGE, AND STUDIO. PREPARE SITE ::,::::t-
FOR CONSTRUCTION OF NEW SINGLE-FAMILY RESIDENCE.
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SITE PLAN NOTES: I
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67'-lr 7'-10" 21'-0" fJ'

I. PROTECT EXISTING TREES AS REQUIRED. NO TREE REMOVAL THIS PERMIT. J __,/ ~ J (N90"00'00E 100AOO)
I
I 2IJ
--- - - - - -----tr~+~~~ft=~~~""'.""J""""-~9<=~~~~=-.:..r <(
I
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2. NO CHANGE TO EXISTING SITE DRAINAGE.
_Jb_~~~~~~~~~~~~~=====r~~~~~G~m~ I I 0
~ ~r I ;1 iT~ l-~----~------~
I
3. DEMOLITION LIMITED TO AREAS NOTED ON PLAN. ALL EXISTING I I r- Tlf = l - - - - - -U-~-+----------....1'
<(
IMERMEABLE SITE COVERAGE TO BE REMOVED EXCEPT THE
EXISTING BRICK PORCH AND STEPS.
I 1 I = I! ~ u ~ 1- 1 !(N) GARAGE :~~~~~~:~~:;AVERS] r -, 1

4. REMOVE AND REPLACE EXISTING PROPERTY LINE FENCE I SEE IMAGE,

SHEET A4. ~ ~~~------~--~~~------~----~~--~-------n~ -jll ~ ; ~~-~~---
5. PRIOR TO FINAL BUILDING INSPECTION, ALL EXISTING GRAVEL, WOOD
FOOT BRIDGE, AND BRICK PAVING LOCATED IN THE CITY R.O.W. SHALL BE
~
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= j_L(N)MOUSE I
--'-=
Jr:- lor
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~~ r--C---~'.;f:i' 1..
lANDING 1 1
REMOVED. THE EXISTING ENCROACHMENTS SHALL BE NOTED AS
PROPOSED FOR REMOVAL ON THE LANDSCAPE PLANS SUBMITIED TO THE
PLANNING COMMISSION FOR FINAL REVIEW. I :- - jl...,---i----"T""I:J
__- - =ri'l-I LS' dJI :1 = "'!, '-{SO'OO'OO"E, 40.00)

~ hL J I ~ Wllcov"W,';?"CH PATIO _I Q I

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- " I L -~ 1-TERRACE
- II I - ~rYERS] u~ ~D D'o' ""'-o Di ~I'
:-IPER--M~6,s8~- I
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GRADING PLAN NOTES: i

t&SF
-'1.---ll--+----~---+---+---'"" - -
:r
(PERMEABLE
~:ae:;l L
..... - +--
r-;:V"!
--l..Q.::.J- _ j
il .-Q'. WALKWAY ~~~~~~E:r:~~~~
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~ 1!-----'>1.,,...,._-zr-,-.-_----fL===-._::-~-------L---------'------'---S-;::::::='ATE -b~IL----=:...:__
1
_ _-,~~<-.1 (CO~~~EJE]
I. CUT OR FILL AS INDICATED ON CIVIL PLANS. SITE DISTURBANCE LIMITED 12
IN CITY R.O.W.
TO AREAS SHOWN ON PLAN.
It- ~- ---4. =;j" .:_ IJ\PNi)1lJ-lSB:-0071-r---. - . - - . - - . ~-.-- ' - I

F~~~ H~R~~ _/
h L i
f : __ j_N9~~oo"t
2. SEE CIVIL PLANS FOR SITE GRADING AND DRAINAGE NOTES . r-, r-, f'\_ -

~ ._ ..
27 6
/ 100.00) ~- _ 14 '(Y' /- _ -.!f----j";~L.-_6.-.-----'2(]--'-a_- -----
} ! w C'i

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(N}6'HIGH
WOODFe-.!CE J
HOJilll_SLAT
fN) O'HIGH
WOOD FENcE _/
HORI1_SlAT
(N)4'HIGH
WOOD FENCE _/ '
HOR~. SLAT I
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DEMOLITION PLAN NOTES:
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2. PROTECT EXISTING TREES AS REQUIRED. NO TREE REMOVAL ON-SITE.
THIS PERMIT. 0 w
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(E) STUDIO 0
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FENCE DETAIL: (E) HOUSE

0 __..-- (E] YOUNG PiNE TREE ~
_.,.- IN CITY R.O.W. TO BE
REMOVED

~ iJ/

0-
WOOD
DECK
PROPOSED PROPERTY LINE FENCE: REDWOOD HORIZONTAL SLAT. 154SF

I 9:.
I APN 010-158-007 1 ~~EJ~~~~~~~ ~~~E
_ _.,........_ _ _ _j REMOVED
EXISTING+
I PROPOSED
I SITE PLAN
PROPERTY UNE SOUTH 100.00' (N90"00'00E 100.00) PROPERTY LINE I
I

4-27-2017
- - - ----- - - ----~
1/8" = l '-0"
N

CD ~c:~~~~1~ / DEMOLITION SITE PLAN

A4
REVISION# /n. 4/27/2017 FINAL DETAILS REVIEW 2' 4' 8' 16'

59
PROJECT SCOPE OF WORK
FILL AREA (APPROX. 80 CUBIC YARDS)
~~
DEMOLISH EXISTING RESIDENCE. GARAGE, AND STUDIO. PREPARE SITE
FOR CONSTRUCTION OF NEW SINGLE-FAMILY RESIDENCE. [Z2j CUT AREA (APPROX. 80 CUBIC YARDS) uu
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GRADING PLAN NOTES: * NO NET EXPORT - GRADING TO BE BALANCED ON-SITE ~u
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1. CUT OR FILL AS INDICATED ON C IVIL PLANS . SITE DISTURBANCE LIMITED

~IJ
TO AREAS SHOWN ON PLAN.

2. SEE CIVIL PLANS FOR SITE GRADING AND DRAINAGE NOTES. <(
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+ 93 .9'-.

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

(N9ooo'oo"E 1oo.oo) - - - I

+
-

90' -- - - -_- -~_--------

--~~-- . ---f - ~ + 97.4 93.9
/ 92.'
88'
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91'
88' + 88.1 -1- 88.5 89'
; ; ; ; ; ; ; ; ; ; ; ; ; ; ; :=: : ;: : :~ -......;;~;;i'; ; io:i-.iS:i...b6 ~- -..--...;;.
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4-27-2017
+ 9 1. 7 1/4" = 1'~0"
N

CD ~~L<2~.S~ED GRADING PLAN A4.1

REVISION # ffi 4/27/2017 FINAL DETAILS REVIEW 1' 2' 4' 8'

60
PROJECT SCOPE OF WORK LANDSCAPE PLAN NOTES: PLANT SPECIES LIST: PATH LIGHTING SPECIFICATION:
DEMOLISH EXISTING RESIDENCE, GARAGE, AND STUDIO. PREPARE SITE 1. TREE REMOVAL AS NOTED ON PLAN AND PERMIT APPLICATION 1. COAST LIVE OAK I Quercus agrifolio
FOR CONSTRUCTION OF NEW SINGLE-FAMILY RESIDENCE. NO CONSTRUCTION IMPACTS TO SIGNIFICANT TREES. (E) TREES TO
:::L t-
BE PROTECTED THROUGHOUT CONSTRUCTION PER CITY FORESTER'S 2. CALIFORNIA OAT GRASS I Danthonia ca/ifornico
RECOMMENDATIONS. uU
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2. REFER TO ARCHITECTURAL SITE PLAN FOR ADDITIONAL
zt-
INFORMATION REGARDING SITE FENCING, FINISH GRADES. 4. COMMON LAVENDER I Lovondula angustifolio --~:::~:
SITE PLAN NOTES:
3. ALL NEW PLANTINGS TO BE NATIVE AND/OR DROUGHT RESISTANT 5. PINK BREATH OF HEAVEN I Co/eonema pulchellum ~u
SPECIES. PLANTS TO BE INSTALLED IN AN INFORMAL
wa.::
I. CUT OR FILL AS INDICATED ON GRADING PLANS AS PREPARED BY CIVIL
ARRANGEMENT IN CONFORMANCE WITH THE CITY OF CARMEL 6. HEAVENLY BAMBOO I Non dina
--,<(
ENGINEER. SITE DISTURBANCE LIMITED TO AREAS SHOWN ON PLAN.

2. SEE CIVIL PLANS FOR SITE GRADING AND DRAINAGE NOTES.

RESIDENTIAL DESIGN GUIDELINES.

4. DRIP IRRIGATION WITH RAIN SENSOR TO BE UTILIZED FOR ALL NEW

:2IJ
-<(
PLANTINGS. 0
5. THE APPLICANT SHALL PLANT ONE UPPER CANOPY AND ONE -<(
LOWER-CANOPY TREE ON THE SITE WITH THE REVIEW AND
APPROVAL OF THE CITY FORESTER AFTER THE COMPLETION OF
PROJECT CONSTRUCTION, PRIOR TO FINAL BUILDING PERMIT
INSPECTION.
LOW VOLTAGE LIGHTING
6. THE APPLICANT SHALL PLANT A NEW 15-GALLON UPPERCANOPY TREE
SYNTRA LED PATH LIGHT- TECH LIGHTING
ON CITY PROPERTY IN THE MIDDLE OF THE EXISTING PAVED DRIVEWAY
AS A REPLACEMENT FOR THE REMOVAL OF THE EXISTING YOUNG
CYPRESS TREE IN THE RIGHT-OF-WAY IN FRONT OF THE GARAGE.
{

94 I.
I
(N90ooo'oo"E 1oo.oo) I

9o-- 93 .9 +
'\38.4
88'
+ 88.3
89'
- 89. 4 ) + 90.2
- - - - - _+__9 Q.]--' -
+ 91.4
92'

\ lr--- - ---- - -- - ::l + 90. -~

--, ~----- ----

+ 88.1 I I I 1

~ - --
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PATIO TREE DURING
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(N)UPPER~~
0)

-+- 88.5 ,/
I 90.0
TREE TO BE PLANTED
(N9000'00"E 100.00) IN CITY R.O.W.
{N) LOWER CANOPY (N) UPPER CANOPY "9T9 I
TREE TO BE PLANTED I
TREE TO BE PLANTED
-+ 9 2. 3
PROPOSED
LANDSCAPE PLAN

4-27-2017
I

+ 9 1. 7 1/4" = 1'-0"
N

CD ~~L~~.9,~.ED LANDSCAPE PLAN A4.2

REVISION# /1. 4/27/2017 FINAL DETAILS REVIEW 1' 2' 4' 8'

61
 I ~ .,J .,_I

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~ -
SLOPE:
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D~~
SLOPE:
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SLOPE: SLOPE:

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REVISION # /D. 4/27/2017 FINAL DETAILS REVIEW 62
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REVISION -II /i:::, 4/27/2017 FINAL DETAILS REVIEW

~S:~r~. + WINDOW SCHEDULES
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REVISION# ffi 4/27/201 7 FINAL DETAILS REVIEW

0 ~~L~~.~~~o~D SOUTH ELEVATION
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REVISION # /i::,_ 4/27/2017 FINAL DETAILS REVIEW
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65