CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

June 14, 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 17-061) and associated Coastal
Development Permit for the demolition of an existing two-story residence
and construction of a new 2,150 square-foot, two-story, contemporary-style
residence and detached rear-yard garage with exterior finish materials to
include natural stone veneer siding and a metal roof. The project site is
located in the Single-Family Residential (R-1) Zoning District.

Application: DS 17-061 APN: 010-265-001

Block: N Lot: 1
Location: SW corner of Camino Real and 7th Avenue
Applicant: Chris Tescher Property Owner: Pot D'or

Executive Summary: The subject property is a 5,000-square foot lot located at the southwest
corner of Camino Real and 7th Avenue. The applicant proposes the demolition of the existing two-
story residence and the construction of a new 2,150 square-foot, two-story residence, detached
rear side-yard garage, rear patio, and a front walkway and a ribbon driveway planted with drought-
tolerant landscaping facing 7th Avenue.

Recommendation:
Approve the Final Design Study (DS 17-061) subject to the attached findings and conditions.

Background and Project Description:

The property is 5,000 square feet in size and includes an existing 2,748.4 square-foot, two-story
residence and a combined detached guesthouse and garage at the southwest portion of the
property located in the rear- and side-yard setbacks of the property. The applicant has submitted
plans to demolish the existing structures on the property and construct: 1) a new 1,933-square-
foot, two-story residence with a standing seam 'zincalume' metal roof and stone siding, 2) a

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June 14, 2017
Staff Report
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detached 217-square-foot garage at the rear, southwest side yard of the property fronting 7th
Avenue, 3) a 9-foot by 10.5 foot, 94.5 square-foot, second-story deck facing the northwest portion
of the property, 4) a 2.5' by 4.5' skylight on a south facing hipped portion of the roof at the kitchen,
5) a 20-foot-long ribbon driveway planted with drought-tolerant landscaping, 6) a new front
walkway with concrete pavers, 7) three new 195-square-foot, 87-square-foot, and 86-square-foot
patios composed of sand-set stone pavers, 8) a new horizontal board, 4-foot-high grape stake fence
facing 7th Avenue and Camino Real and a 6-foot-high horizontal board fence along the interior
sides, 9) 17 cubic yards of cut at the northeast corner of the residence at the bathroom and
stairway and 17 cubic yards of fill redistributed on-site in the area of the new detached garage at
the southwest portion of the lot.

PROJECT DATA FOR A 5,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 2,150 sf (43%) 2,748.4 sf 2,150 sf

Site Coverage 473 sf/ 673 sf 2,340 sf 633 sf
Trees 4 Upper /3 Lower 1 coast redwood/ 1 3/1
(recommended for white birch tree,
a 5,000 sq. ft. lot) one 4" hedge and a
6" tree
Ridge Height (1st/2nd) 18/24 11' / 22' 13' /22-6"
Plate Height (1st/2nd) 12/ 18 10/ 18.5' 9.5/18
Setbacks Minimum Required Existing Proposed
Front 15 14' 15'
Composite Side Yard 12.5 (25%) 8 (16%) 12.5 (25%)

Minimum Side Yard 3 interior side/ 2-9 from the 5'/7.5'

garage/
5' street-facing side
3' from residence
facing Lincoln
38'-9 from 30-9" from residence
Rear 15 (3 if bldg. <15)
residence 3-2' from detached
1' from rear garage
garage/guesthouse

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Staff has scheduled this application for final review details. This analysis discusses the proposed
siding and roofing materials, site coverage and hardscape, exterior and landscape lighting and
driveway materials, as well as feedback provided to the applicant at the previous meeting.

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. Both staff and the applicant shall provide more information about various types of metal
roofs and how they compare in regard to aging and longevity in coastal areas.

Analysis: Staff has researched three previous approvals for metal roofs in the City of Carmel. In all
three approvals, the applicant proposed and was approved for the use of zinc-coated steel or zinc
alloy rather than a solid zinc roof. For photographs of these three metal roofs, please see
Attachment D.

The applicant had previously provided staff with a specification material cut-sheet for the roof
proposing a 'zincalume/ galvalume' sheet made up of 55% aluminum 1.6% silicon, and 43.4% zinc
painted an Energy Star cool roof color called Weathered Copper. After the May 10th Planning
Commission meeting, the applicant communicated to staff that he would like to substitute this
proposal for a metal roof similar to the style and material of the metal roof approved by the
Planning Commission for the project on Monte Verde between 3rd & 4th.

The primary considerations when reviewing metal roofing should be the color, compatibility with
the architecture, and that the complexity of the roof forms, as an elaborate roof design can reveal
the roof's metal joints. In staff's opinion, the previously-proposed weathered copper color appears
similar to the brown metal roof color approved for a residence on Lincoln and 3rd Avenue
illustrated in Attachment D. Staff notes that the City discourages bright or ostentatious colors and
encourages unpainted metal appearance.

In regard to the style of the architecture, this residence has a contemporary style design with finish
materials consisting of a stone faade, painted metal roof beam channels at the top of plate, and a
low-pitched, standing seam metal roof. Included as Attachment E, the applicant has submitted a
response to City staff explaining the applicant's preference for a metal roof. The product

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June 14, 2017
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specifications for the previously-proposed 'zincalume' roof are included in Attachment F. In staff's
opinion, a metal roof is appropriate for a this contemporary style residence.

In regard to roof form, this residence proposes a hipped roof with a low 3.25 : 12 roof pitch. The
design of the roof avoids complex roof forms, relying on high clearstory windows and one skylight
on the south elevation rather than dormers to provide natural light. In staffs opinion, the houses
roof forms are simple and well-suited for a metal roof.

2. The applicant shall include one-half of the driveway area and roof eave area over 18" from
the wall line in the site coverage calculations and shall reduce the site coverage to comply
with the City's maximum site coverage of 673 square feet for the site. If all eaves are 18" or
less, alter the plans to reflect this and call out on the plans the true roof eave width.

Analysis: The applicant has complied with this condition and has revised the driveway to be a
ribbon driveway rather than a turfblock driveway. The ribbon driveway utilizes a pair of two-foot-
wide stone paver tire tracks with drought-tolerant landscaping planted between the tracks. The
proposed detached garage has been shifted closer to the street and the driveway has been
shortened from 22 feet long to 11.5 feet long, and narrowed from 9 feet to 7 feet in width. The
applicant has also marked all eaves that will protrude more than 18 from the residence wall on
sheet A-2.3 of the plans and has included these in the site coverage total.

Staff has reviewed the applicants site coverage calculations and notes that fences are typically not
included in the site coverage totals, so staff has removed this square footage from the total.
Additionally, the roof eaves would be classified as impervious site coverage. Since more than 50%
of the proposed site coverage is permeable, the total allowed site coverage for this project is 673
square feet and the total proposed site coverage with these corrections included is 633 square
feet. Staff notes that the applicant may increase the proposed site coverage by 40 square feet
since the square footage of the fence does not need to be included in the site coverage calculation.

3. The applicant shall meet with the neighbors to alleviate their concerns.

Analysis: At the previous meeting, the neighboring property owner to the south that had expressed
concerns at the previous Planning Commission meeting regarding privacy between the properties.
The neighboring property owner to the south has submitted a letter to staff (see Attachment G),
stating that he and Mr. Tescher have met and that he supports a 6' high solid fence located entirely
on the applicant's property. The applicant has revised the plans to reflect the neighboring property
owner's request for a 6' high solid fence with no gaps between the boards. Since the plans state

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June 14, 2017
Staff Report
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that the applicant will install optional plywood between the horizontal fence slats if deemed
necessary for privacy, staff has drafted a condition of approval that the applicant shall install a 6-
foot-high fence with plywood between the horizontal fence slats to make the fence solid along the
south and west property lines to protect neighboring privacy and that the fence and retaining wall
shall be located entirely on the applicant's property.

Other Project Components:

Detached Garage: Design Guidelines 6.1 states, Garages integrated into the building design are
encouraged," and Keep the mass of a garage subordinate to that of the house." Design Guideline
6.5 states, Position a garage to maximize opportunities for open space, views and privacy.
According to 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. Design the garage door to blend
with the building wall or orient the door so as not to face the street."

The plans include a new 11-foot by 20-foot, 217 square-foot detached garage at the west side-yard
fronting 7th Avenue. This detached garage is located 3-2 from the rear west property line, 11'-6"
from the north property line and 18'-3" from the south side property line. The overall height of the
detached garage is 11 feet measured to grade at the front of the garage and 12 feet at the rear of
the garage. Since the Municipal Code only requires a 3-foot setback for structures that are less than
15 feet in height, the proposed garage is located outside of all setbacks the detached garage does
not require separate Planning Commission review.

In regard to the City's Residential Design Guidelines, the project is considered by staff to be in-scale
with adjacent properties and the garage will appear subordinate to the residence since it will be set
back by 11'-6" from the north property line.

Staff notes that the applicant is proposing a stone wall for the garage siding and a weathered
copper-colored zinc and aluminum roof to match the residence. The applicant is also proposing a
corten steel garage door shown on A-7.1 The proposed garage door will contrast with the lighter
stone siding and complement the weathered copper-colored zinc and aluminum roof and proposed
corten steel edge retaining walls. Staff feels that the proposed materials uphold the intent of the
design guidelines to prevent the installation of standard overhead garage doors that do not relate
to the design of the residence.

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Volumetric Analysis: Staff has received back the volume analysis from the citys volume consultant
who has determined that the property does not comply with the citys allowed volume
requirements for a residence with a lower-pitched roof of 3:12 or below. To resolve this issue, the
applicant has increased the roof pitch to 3.25:12, allowing the higher volume factors to be used
which enables the volume to comply with the Municipal Codes requirements.

Landscaping/Exterior Lighting: The City Forester reviewed the proposed landscape plan and
determined that it is consistent with the City of Carmels guidelines and tree density requirements.
The landscape plan is included on Sheet L-1 of the plan set.

With regard to lighting, Municipal Code Section 15.36.070.B.1 requires that exterior light fixtures
on the building not exceed 25 watts (incandescent equivalent; i.e., approximately 375 lumens) or
10 feet in height. According to Residential Design Guideline 11.8, residences should preserve the
low nighttime lighting character of the residential neighborhood. Use lights only where needed for
safety and at outdoor activity areas. This design guideline also recommends pointing lights
downward to reduce glare and avoid "night pollution" and to locate and shield fixtures to avoid
glare and excess lighting as seen from neighboring properties and from the street.

The locations of the proposed wall light fixtures are depicted on the site plan on sheet A-1.2 as well
as the building elevations on sheets A-3.1 and A-3.2. The applicant is proposing a Hinkley Lighting
Luna halogen outdoor wall light with a bronze finish that is cylindrical, down-facing, and has a
maximum output of 20-watts. The applicant is proposing 10 total lights on the exterior of the
building including two on the garage, seven on the lower-story of the building, and one on the
west-facing, upper-story deck. The applicant is also proposing to install the Hinkley LED landscape
light which is a down-facing, shielded, and 16-inches in height.

Staff supports the proposed lighting fixtures and notes that they comply with the lighting
requirements of the Municipal Code. In regard to the landscape lighting, staff does not see any
issues and notes that the path lights are spaced 10 feet apart and comply with the Municipal
Codes requirements.

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.

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June 14, 2017
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At the front property line, the applicant is proposing to install a new 4-foot-high horizontal board
grape-stake fence and entry gate which conforms to the citys height requirements. At the sides
and rear of the property, the applicant is proposing to construct a new 6-foot-high, horizontal
board, grape stake fence.

As staff noted previously, the fence will have 3" spacing between the horizontal grape stakes.
Provided that the proposed fence adequately addresses the southern neighbor's concerns
regarding privacy, staff can support the proposed fence. In regard to the Residential Design
Guidelines, the proposed front fencing continues the pattern of fences in this neighborhood since
the residence immediately to the west has a 4-foot high stucco wall that runs along 7th Avenue and
the residences across the street also have 4-foot-high fences at the front property line.

Paving Materials: According to Residential Design Guidelines 10.5, For driveways, patios and
walkways, select paving materials that convey the colors and textures of native materials and that
will reduce runoff."

As previously mentioned, the applicant has revised the proposed turfblock driveway to be a ribbon
driveway with 2-foot-wide stone tire tracks and drought-tolerant landscaping planted between the
tracks. Additionally, the applicant is proposing 3 patios composed of sand-set stone pavers. More
than half of the proposed site coverage will be permeable which allows the site to earn the bonus
site coverage allowance of 673 square feet. Staff supports the proposed paving materials.

Encroachments in the Right-of-Way: This property has numerous encroachments into the public
right-of-way including a 3-foot-wide grouted stone pathway and several stepping stone pavers on
the east elevation and numerous loose pavers and boulders on the south elevation facing 7th
Avenue. On sheet A-1.2 of the plans, the applicant has included a note on the plans that all existing
encroachments in the right-of-way shall be removed.

Alternatives: Staff has included draft findings that the Commission can adopt if the Commission
approves the project. However, if the Commission does not support the design or the finish
materials, then the Commission 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

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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 Draft Conditions of Approval
Attachment D Photographs of Approved Metal Roofs in Carmel
Attachment E Applicant response letter requesting a metal roof
Attachment F Metal Roof Product Cutsheet
Attachment G Letter from Neighbor to the south of the project site
Attachment H Project Plans

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Attachment A - D'or Residence Photographs

Front (east) Elevation facing Camino Real

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 Interior South Elevation

Neighboring Property to the South and edge of south neighbor's detached garage at the property line

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Existing detached garage and neighboring residence to the west

North Elevation Facing 7th Avenue

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Existing Encroachments in the Right-of-Way

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Staking and Flagging for the west rear elevation

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Staking and Flagging illustrating the proposed height of the front east elevation

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Attachment B Findings for Project Approval

DS 17-061 (D'or)
June 14, 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
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June 14, 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.

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Attachment C Conditions of Approval

DS 17-061 (D'or)
June 14, 2017
Draft Conditions of Approval
Page 1

Draft Conditions of Approval

No. Standard Conditions
1. Authorization: This approval of Design Study (DS 17-061) authorizes: 1) the
demolition of the existing residence and the construction of a new 1,933-
square-foot, two-story residence with a standing seam 'zincalume' metal roof
and stone siding, 2) the construction of a 217-square-foot detached garage at
the rear with a standing seam 'zincalume' metal roof and stone siding at the
west side yard of the property fronting 7th Avenue, 3) a 9-foot by 10.5 foot, 94.5
square-foot, second-story deck facing the northwest portion of the property, 4)
a 2.5' by 4.5' skylight on a south facing hipped portion of the roof at the kitchen,
5) a 20-foot-long ribbon driveway planted with drought-tolerant landscaping, 6)
a new front walkway with concrete pavers, 7) three new 195-square-foot, 87-
square-foot, and 86-square-foot patios composed of sand-set stone pavers, 8) a
new horizontal board, 4-foot-high grape stake fence facing 7th Avenue and
Camino Real and a 6-foot-high horizontal board fence along the interior sides, 9)
17 cubic yards of cut at the northeast corner of the residence at the bathroom
and stairway and 17 cubic yards of fill redistributed on-site in the area of the
new detached garage at the southwest portion of the lot.
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.

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June 14, 2017
Draft 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,

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June 14, 2017
Draft 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

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June 14, 2017
Draft 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.
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).
23. Construction Best Management Practices (BMPs) shall be implemented by the
contractor and subcontractors.
Special Conditions

24. The applicant shall apply for a tree removal permit prior to the building permit's
final approval for the removal of the three moderately-significant trees.
25. The applicant shall install a 6-foot-high fence with plywood between the
horizontal fence slats to make the fence solid along the south and west property
lines to protect neighboring privacy. The fence and retaining wall shall be

73
DS 17-061 (D'or)
June 14, 2017
Draft Conditions of Approval
Page 5

located entirely on the applicant's property.

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

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

74
Attachment D - Photographs of Approved Metal Roofs in Carmel

SE Cor. Ocean & Carmelo

75
SW Corner of Camino Real & 11th

76
77
Monte Verde 3 NW of 4th

78
79
Attachment E - Applicant Letter (Metal Roof)

7) The proposed metal standing seam roof material is consistent with the
contemporary style of architecture for this residence. The low profile and
thin eave are details for this architectural style which require a thin and
modern material for the roof. The metal roof is a continuation of the metal
channel at the top of plate and alludes to a light weight roof structure that
floats over the transom windows. The metal roof is complementary to the
contemporary style home and the best choice for this design. A cut sheet for
the roof is attached.

Please contact us if you have any additional questions.

Sincerely,

Carla J. Hashimoto
Associate Architect

Page2 of2

157 Grand Avenue, Suite 106 Pacific Grove, California 93950 Ph: 831.372.0410 Fax: 831.372.7840 Eric Miller Architects, Inc. www.ericmillerarchitects.com
80
Attachment F -Metal Roof Selection

SAVE MONEY- AND HELP SAVE THE ENVIRONMENT.

HOW COOL IS T AT?
When you install a Custom-Silt Metals roof with Cool Roof coating, you can save a significant amount of
energy that adds up quickly. Even our darker colors meet ENERGY STAR~: requirements, so you don,t have
to sacrifice design to have an energy efficient roof. As a result, you can save up to 20% * on the cost of cooling
your home or business.

Cool Roof coatings contain a full 70% PVDF (Polyvinylidene fluoride) or Kynar 5001' or Hylar' 5000 or
FluroponK~*. When applied to our specially prepared metal roofing products, Cool Roof colors possess
outstanding color stability, fire resistance, chalk resistance and durability.

Choose Custom-Silt Metals Cool Roof for all the right reasons - design flexibility, energy efficiency and
cost savings. There's no other cool roof system that makes better sense.

Fiim Thickness D-1 005, D-4138, D-1400 0.15-0.30 mil primer

0.7-0.9 mil topcoat

60" Specular Gloss D-523 5-10

IR Reflectivity E-903-96
E-1918-97
(Standard test method using
portable Reflectometer) 0.25 (25%) minimum

Emissivity C-1371-98 0.80 (80%) minimum

E-408-71

Pencil Hardness D-3363 HBminimum

Flexibility, T-Bend D-4145 1 - T aluminum

2 - T coated steel:!:
Bandon Dunes Golf Resort
Adhesion D-3359 No adhesion loss

Reverse Impact D-2794 No cracking or loss of adhesion

Abrasion, Falling Sand D-968 65-851/mil

Mortar Resistance C-267 No effect

Detergent Resistance,
3% Detergent, 100F (72 hrs.) D-2248 No effect

Acid Pollutants D-1308

10% Muriatic Acid , (15 min.) No effect
20% Muriatic Acid, (15 min.) No effect
AAMA 621 I AAMA 2605 <5 un1ts color change

Acid Rain Test Kesternich 15 cycles minimum,

no objectionable color change

Alkali Resistance,
5% @ (72 hrs.) 20% Sodium Hydroxide (1 hr.) No effect

Salt Spray Resistance

5%@ 95F 8-117 Passes 3,000 hrs. -aluminum
Passes 1 ,000 hrs. - coated steel:j:

Humidity Resistance Oak Ridge National Laboratory (ORNL).

100%@ 100F D-2247 Passes 3,000 hrs. - aluminum *' Kynar 5001!' is a registered trademark of Arkema. Inc. ,
Passes 1,000 hrs. - coated steel:!: Hylaf'B 5000 is a registered trademark of Solvay Solexis, and
Fluropon~ is a registered trademark of The Valspar Corporation

t All tests performed to the latest ASTM revision .

South Florida Exposure D-2244 Less than 5 units color change :j: Performances on G-90 Hot-Dipped Galvanized, Galvalume and
other approved zinc/aluminum coated steel.
UV Exposure D-4587 Passes 3,000 hrs.
Reflectance values measured using a D&S Solar Reflectometer,
Chalk Resistance D-4214 values may vary between instruments and method.
Rating of 8 min.
Warranties of the product are exclusive as set forth in the applicable
Weatherometer D-6695 contract documents. Please see our website for warranty details.

Cail "i.fKt~.:...82fD~ tJ www.CustomBiltMetals.com 81

- . :...
~

"......._,. __. .
 STANDARD COLORS PRE IUM COLORS
n.r -=--- -.- --. -. ', -

0 -

: ... - - . . .__: . - :
Regal \Nhite Parchment Sierra Tan Antique Patina
SR-71.61 E-.86 SRI-87 SR-54.1 0 E-.86 SRI-63 SR-48.01 E-.87 SRI-55 SR-33.15 E- .84 SRI-36

Sand Beige Stoim Gray Silver Uitramet

SR-56.20 E-.85 SRI-65 SR-29.68 E-.84 SRI-29 SR-41.13 E- .85 SRI-43

Z inc Gray Musket Copper Ultramet

SR-33.24 E-.85 SRI- 34 SR-30 10 E- .85 SRI-30 SR-44.20 E-.88 SRI-50

Midnight Bronze Redi-Mix Red Colonial Red Pre-Weathered Galvalume

SR-28 90 E- .84 SRI-28 SR-40.80 E-.84 SRI-44 SR-36.60 E-.86 SRI-39 SR-28.62 E-.87 SRI-27
~ 1.' -I A - - -- -- >

t ' I

Burgundy Terra Cotta Smokey Blue Champagne

SR-29.58 E-.86 SRI -30 SR-39.37 E 87 SRI 43 SR-34 57 E- 84 SRI-35 SR-36 E-.83 SRI-37
Pre,r.ium colois are b c ~ch sensitv6 and
diri',Ctional in r.atur G. Q;j C'fli'ning is riOt
a cause for rejection. Custom colors
avail<lble, subjEoc! to minimums. C0ntact a
representa.tlve fer profile, color, ;1auge &
matrria! avaib bi:ity.

Tahoe Blue Regal Blue Marine Green

SR-29.98 E-.84 SRI-29 SR-26.50 E- 84 SRI-25 SR-34.70 E-.85 SRI-36 NATURAL METALS

Patina Green Hemlock Green leafy Green Zinc alume0 Plus

SR-41.90 E-.85 SRI-46 SR-31 20 E- 84 SRI-31 SR-29 40 E- 85 SRl-29

Forest Green Moss Green Black Copper

SR-27.99 E-.84 SRI-27 SR-29.50 E-.83 SRI-28 SR-25.00 E-.85 SRI-23
Bare and natun~! matal r.re .:overed by a nwar<>te
SR =Solar Reflectance Value E =Thermal Emittance Value SRI= Solar Reflectance Index performance warranty.
Colors shown are approximate, please select from painted metal samples. 82

Call1.800.826.7813 www.CustomBiltMetals.com 10/2013

Attachment G - Neighbor Letter

JUN 0 5 2017
Carmel Planning Commission City Ot ( ' ; :. ',.. 'h ~
p;.:r--~ . . ~, ~;y-r e--;sect
--- ; u .Jmg Dept.
May, 26, 2017

Mr Tescher and I have met and he has shown me the drawing of a 6' solid wood fence that will separate
our two properties. He has assured me that the new fence will be entirely on his property. These
assurances satisfy the questions I had about the fence between our two properties.

Sincerely;

83
 REVISION No.
loGnON
~IT!' ~FTER
REV. 5/2'1/1'1

PO OUSE
SW CORNER OF CAMINO REAL AND 7TH AVE.
CARMEL-BY-THE-SEA, CA 93921
~-------------------------------------------------,-------------------------------------------------------------------,,-------------------------------------------------------------------,---------------------------------------------------------------------------------~ l-
OWNERSHIP NOTES PROJECT INFORMATION SHEET INDEX i2
~----------------------------------------+-------------------------------------------------------~~------------------------------------------------------~------------------------------------------------------------------~ ~
A~C.HITEC. TU~AL
OI'INERSHIP AND USE OF THESE DRAI'IIN6S AND SPECIFICATIONS. OWNER: POTD'ORLLC
P .O . ElOX 4"115
I. Tln...E AND AU. "COPYRI<SHT" PRIVIL.E6ES TO THESE DRAI'IING-S AND SPECIFICATIONS IS A-0.1 GOYeR 5HEET
CARMEL, CA 'l:\"121
c.I.AIMED BY THE ARCHI"TE:CT, ~IC MIL.I.ER HEREINAP-re:R ~ TO AS "THE I TOPOISRAPHIC. SURVEY'
ARCHITEc.T" I"'ITHOUT PREJlJDICE.
VISUAL CONTACT I"'ITH THESE SUBJECT DRAI"'INISS AND SPEc.IFIC.ATIONS SHALL CONSTI11!11" AGENT: CHR15 TESCHER A-1.1 DEMOLITION 51TE PLAN
PRIMA FACIE EVIDENCE OF THE Ac.c.Ef'TANc.E OF THESE O~IP RI<>HTS AND THE P .O . ElOX 4'115 A-1.2 PROPOSED 5 1TE PLAN
FOLLOI"'IN<S RELATED C.ARMEL, CA "13"121
2. THE USE Of" THE~ DRAI'IINeS AND SPECIFICATIONS SHALL !le 50L.EL Y RESTRICTED TO A-2.1 PROPOSED FIRST FLOOR PLAN
THE ORicSINAL SI"TE: rOR I"'HICH TI-lEY I"'ERE F'I<EPARED AND THE ARc.HireC-T HEREElY STA"TE:S ADDRESS: Sl'l CORNER OF CAMINO REAL AND iTH AYe .
A-2.2 FROF05ED SECOND FLOOR PLAN
THAT THE'f ARE NOT IN-re:NDED FoR NOR SUITABLY ENcSINEERED roR AN'f OTHER S I"TE:. BLOCK N, LOT I
REPRODUCTION OF THESE DOCUMENTS lr THEREFORE EXPRESSL Y LJMITED TO THIS A-.:2.:1 PROPOsED ROOF PLAN
IN"TE:NDED USE. A-:2.4 PROPOSED FLOOR LeVEL MAP
ARCHITECT: ERIC MILLER ARCHITECTS, INC.
:!. THE ARCHITECT DISCLAIMS ALL I'<ESPONSIBILIT'f IF THESE DRAI'IINcSS AND 211 HOFFMAN AYE
SPECIFICATIONS ARE USED, IN i'IHOLE oR IN PART, I"'ITHOUT F'IO.IOR ""-ITTEN PERMISSION, A-:1.1 PROPOSED EXTERIOR ELEVATIONS
I"'HETHER OR NOT MODIFIED BY OTH~S FOR ANOTHER SITE.
MONTIE'RE'f, CA "13'140
A-:1.2 PROP05ED EXTERIOR ELEVATIONS
4. IN THE EVENT OF UNAUTHORIZED USE BY ANY THIRD PART'f OF THESE DRAI'11NcSS AND A-:1.3 CAMINO REAL STREET eLEVATIONS
SPECIFICATIONS THE CLIENT rOR I"'HICH THIS I"'IRK I"'A~ OIO.IcSINALLY PREPARED HEREBY
AcSF:EES TO HOLD HARMLESS, INDEMNIFY' AND DEFEND THE ARCHI"Tl:CT, ~IC MILLER HIS
PROJECT DATA A-:1.4 iTH. AYeNUE STREET ELEVATIONS
STAPF/ EMPLO'fEES rROM ANY' c.I.AIMS ARISINcS FROI-1 SUCH UNAUTHoRIZED USE. A-5.5 EXI5TIN6 eXTERIOR eLEVATION5
PROJECT DESCRIPTION: A-5.6 EXISTINC; EXTERIOR ELEVATIONS
I. DEMOLITION OF I (E) 2 STORY ~OD FRAME 6UILDIN6, I (E) I STORY DETAC:.HE'D o UEST
HOUSE/6ARAI5E AND I (E) ~D FRAMED SHED, ALON6 !"'iTH ALL PLANTERS AND ANY
HARDSCAPE. A-4.1 DOOR SCHEDULE
TREE REMOVAL A-4 ..:2 I'IINDOI'I SCHEDI!LE
2. C.ON5TRUC:.TION OF A NEVi 2 STORY i"'IOD FRAMED 6UILDI N<S AND DETAC:.HED GARAGe
!"'iTH 613 S.F. Of" HARDSCAPE. A-1.1
FOUR TREES ARE PROPOSED FOR REMOVAL, INC.LUDIN<S (I) b" TREE, (I) 10" TREE, (I) MATERIAL.. SAMFLE5
4" TREE, (I) b" REDVjOOD
ADDRESS: 51"1 C:.ORNER OF CAMINO REAL AND iTH AYe.
C:.ARMELby-the-SEA, C:.A "15"121
LAND&C.APE
LOT SIZe 5 ,000 5 .F .
ZONIN6, .................... . R-1 DI5TRIC:.T L-1 PLANTIN6 PLAN

BLOCK a:
LOT5 ........................ I
LOCATION MAP w W LL
. ~
A.P.N. OI0-2&5-ool-ooo .....J >
oc:.aJPANc:.Y 6ROUP (R) FOR HOUSE AND (U) FOR 6ARA6E .....J <1; o
z ~
TYPE OF CON5TRUC:.TION, ( Y-6) <1:: ~
~ ::= :;;
ISITE & BUILDING STANDARDS I LL -
(.) LL o:i
0 ~
rRONT
ALLOI"'ED
15'-0' 151-ol
13w a: I zW
.- o
SIDE- NORTH .. ..
SIDE- SOUTH ..
2551> Or SI"Tl: I"'IDTH (S'-0" MINJ
2551> OF SI"Tl: f'jiDTH (S'-0" I-11NJ
'1'-b"
5'-0"
1--
:f
u
a:
w ,- :I:
(\j C..

REAR '5'-0' IF UNDER 15'-0" IN HEI~ 5'-o" <C

MAX. 6UILDIN~ HEI~HT 24'-0" 21'-3'
MAXIMUM ALL..OV'iED rA.R. 2,150 5.F 2 ,1 50 S.F.
MAXIMUM ALLOV'IED SITE COVERA6E = bi3 s .F . 619 S.F

IEXISTING FLOOR AREAl

Fll't5T FLOOR 1.464.5 S.F.
SEC:.OND FLOOR 6"15.5 S .F . "'~~,0(
6ARA6E - 6UE5T HOU5E 5ee.4 s.F . i

TOTAL EXI5TIN15 FLOOR AREA , .:2,141;.4 S .F .

IPROPOSED FLOOR AREA I ~N

lU <u-
FIRST FLOOR 1,41:1.0 5 .F . \f) j!:lfl
:=) ,_.u-
SEC:.OND FLOOR 520.0 S .F.
... <{ ()
211.0 5 .F () <I!\) ()
2,150.0 S.F
VICINITY MAP I &:!o.h
TOTAL PROPOSED FLOOR AReA ,
()\\)~
it :z lfl N
:f
IEXISTING SITE COVERAGE I l- S) ~~ ~
I I

DRIYe~'T' / 6RAYeL
llJ
550.0 S .F .
llJ D ~~()
C.ONC.RETE i"'ALK5 I PATioS 1,565.0 S.P.
SITE ~ALLS I C:.UR65 IS'l.O 5.F.
I
t.fl
ffif
~OD SHED I UTILITIE5 b&.O 5.F. 1--
() ~ Ez
:z \\)
TOTAL EXI5TIN6 SITE C.OYeRAISE , 2,:140.0 S.F. It \..l
:;:::0
L IL
llJ IL <))\) .<(
& I PROPOSED SITE COVERAGE I >
PERYIOU5 C:.OYeRA6E ,
PENC.E 40.0 S .F.
()
\)
~
CD
0
STOOP5 44.0 S.F.
STONE ~LK5 &e.o s.F.
ROOF EAve OVER le>" :15.0 S .F . DATE: 2/0:;5/li
PATIOS ............ ...... .. ... . 5t>e> .o 5 .F .
TOTAL PERVIOUS COVERAGE, 555.o s .r . e>2.5511 SCALE: N.T.5.
IMPERVIOUS C:.OYeRAISE, TO SAN l.UIS
(N) DRIYEI"'AY 46.o s .r . OBISPO DRAWN: Bf<Y\1
(N) SITE i"'ALL 'tO S .F.
(E) SITE I'IALL .. .. b3.o s.r. JOB NUMBER: 16.0"1
TOTAL. IMPERVI OUS C:.OYERA6e , lle> .O !:>.F. li.5ji<;

TOTAL PROPOSED SITE COVERAISE, &iS !l.F

A-0.1 84

SHEE1 OF
 REVISION No.

,:..:
z
~
::::>
Vl
z
0
u

oo
\
XU0.55 \

l D
1
~
SET UAG. NAIL & STAINLESS SlEEL WASHER
STAMPED "CENTRAL COAST SURVEYORS"

~
BENCHMARK
ElV.=I51.00'(APPROX. NA\1JB8)

0~
(f) en"'
- N- """""
C'J ~
I- en m
()
w ti
>- -~
A. C.
I- ~I
SCALE: I" ~ B'
PAVEMENT
I ~ffi
z:s:
() 0
0:: ::::!~
<( ~
GRAVEL DRIVEWAY
~
(NOT DETAILED DUE
TO TRASH CONTAINER) LOT 1 a: g
THRESHOLD
....:I
<C
w
_J
.~
WLL
ELEV.=143.1'
_J >
~~ <Co
e::;::; z:>
<C~
0
~ ::::![:;
6"REDWOOD TWO-STORY WOOD
FRAME BUILDING
GARAGE FINISHED SLAB u.~
ELEV.~I4D.3'
Oo
() oe
LL.~
FRONT ENTRY
THRESHOLD '"0 z;;: 1-
() IW
ELEV.~151.4' ""' U.J
1- 0:: ..-o
z

DIRT
~I
:::;;; ~
<C~
:I:
()
a:
w ..-::t:
(\I D..

<(
u
ONE-STORY WOOD "
~
FRAME BUILDING

A. C.
PAVEMENT

LOT 4 WEST 100.00' LOT

3

14~ 1
\
.....
TOPOGRAPHIC MAP
0 F

NOTES: LEGEND: LOT 1 OF BLOCK "N" AS SHOWN ON "MAP OF

ADDITION No. 1 TO CARMEL-BY- THE-SEA" FILED
I. AUL DISTANCES SHO\IN HEREON ARE EXPRESSED IN FEET AND DECIMALS THEREOF. PL PLANTER
IN VOL. 1, "CITIES & TOWNS", PG. 45)2
2. BOUNDARY LOCATIONS SHOWN HEREON WERE DETERMINED 1\HH THE BENEFIT OF A DENOTES WOOD FENCE OFFICIAL RECORDS OF MONTEREY COUNTY
FIELD SURVEY SUPPLEMENTED BY RECORD DATA. All BOUNDARY DATA SHOWN ARE
FROM THE RECORDS. "THIS IS NOT A BOUNDARY SURVEY. - - DENOTES STEP

3. ELEVATIONS SHOWN ARE BASED ON AN ASSUMED DATUM THAT APPROXIMATES THE c::::::::::= DENOTES CONC RETAINING WALL CITY OF CARMEL COUNTY OF MONTEREY STATE OF CALIFORNIA
NORTH AMERICAN VERTICAL DATUM OF 19BB (NAVDBB). PROJECT BENCHMARK IS A
MAG. NAIL &: STAINLESS STEEL WASHER STAMPED "CENTRAL COAST SURVEYORS" SET PREPARED FOR
IN THE A.C. PAVEMENT OF THE INTERSECTION OF SEVENTH AVENUE AND CAMINO
REAL, SH0\\1'1 HEREON.
Chris Tescher
ELEVATION ~ 151.00 FEET (APPRDX. NAVDBB)
B y
4. CONTOUR INTERVAL - ONE FOOT.

5. T1REE TYPES ARE INDICATED WHEN KNO\IN. DIA ... ETERS OF TREES ARE SHOWN IN
CENTRAL COAST SURVEYORS
5 HARRIS COURT. SUITE N-11 MONTEREY, CALIFORNIA 9:3940
INCHES.
Phoneo (631) 39+-4930
6. FIELDWORK FOR THIS SURVEY WAS COMPLETED ON MARCH 30, 2016. Fox: (831) 39+-4931 9/21/11
DATE:
SCAL E: 1" = 8' JOB No. 15-17 APRIL 2016
PREPARER: DRZ
SCALE: 1/e"=l'-o"

APN 01 0-265-001 DRAWN:

JOB NUMBER: 16.0"1

85
1
SHEfT OF
 J?
J? REV ISION No.

ST MAG. NAIL & AINLESS STEEL WASHER

STAMPED "CENTRAL COAST SURVYORS"
BENCHMARK
AVENUE ELEV.=151.00'(APPROX. NAVOBB)
( A E CI T Y STREET)

A. C.
PAVEMENT
A.C.
PAVEMENT
NOTJ:,
All EXIS11NG ENCROAC-HMENTS
INTO Tr F'LEILIC RI6HTOf-lr\AY
1-iiLL BE f<E>'OVED, INCUIDIN&
All LOOSE PAVERS AND BRICKS. A. C.
(E) +/-b'-0" HI6H [IF' PAVEMENT

DIR~T 1,~- O~~T

6RAPE5TAKE
~OOD FENC-E t
6ATE TO 6E
REHOVED
>'EJf.:t"" "' wr 14872 1/'

"' 1
"?. I
r
r,::::::-=---=.. T"
-
I I11 T 1 ~. o
L
TEC-T-
0143 .06

-1 --
~;g~~T
143 56
: -:;
;! IE! e-oNe-
RET V'lALL@:;:
_ a : R O P E R T ' r ' LINE TO BE!-
~ 6"o.Af:::C>L"
PROTEC-T
..:.:
z
~
~ ~ ~------~-
o; l ' JL REHOVED
:::::>
,,1 -- (/)

~!~1 ~-----------------7--lr-==---r-------~-l'
z

~ -{E)
0

==I L ______ ~L _ _ j _ ~
===== ===----L -------- --- --;~HOSEBIB
(.)

1 # ::?' ::?' L"W w. EAST 100.00 _ _j coNe. _ _ _ _

:r,?y ~~~------------~T - -TL

><oD6'
TO REMAIN
oo

(E)GONC-
f'1

I ~.r: ~ ,'Ec I I D
LOT -;, 1
-..' 1"1
::~:
-<'_.J g II II r L _AI II ?_~ I
- ____:j_I
V'lALK TO 6E
REHOVED (E) HOLP->E TO

I : 1"1 II II BE DEHOLISHED
(E) STONE

s'= ~ II'I
>
(E) C-ONC-. RET. V'lALK TO BE E
[>PiV[Wt. I
II II
\\
!MALLS TO 6E
REHOVED
II 0-
REHOVED
(E) H05E61B (E) +/->'-0" HI6H
8
!'i

I~: \~ENT LOT en ~~

6RAPE5TAKE /
1 TO BE MOVED
~OOD FENC-E 4 / (')!:!
I II ~~~D6E /
1-- m~
/r I '--.:: "- ' - LINEOF(N)PROPOSED - -- - - - ? 0 <=
(E) ~OOD
FENC-E 4 --" : I
u.___
" '-
''-
I ~ THRESHOLD rr=-----.----T-- STRUCTURE FOR REFERENCE /
II
1-
w w o!l
>-=" -~
5ATE TO 6E
REMOVED I '- " ~ L IELEV=14 3 . 1' I II
I I( 11& oo~, w 1-- ~~d
REMOVE
/ /
>~ -:: :- (E) 5TEP5 TO ~-11I II L
f--
, HOSEBIB
/ 1 p~ II
ALL EXIS11NI!I

~~:: ~~~~~~~;;~~\Y
ENCROA<;H~TS cr
I
w ..
1-ffi
RED~OO X"-.,... / II --l z;::
w
0
6"
v -"\\
\\ / \ \)( SE ~H~VED II. ____-T/I'JO STORY /I'JOOD------------ .I /
/
I II All LOOSE PAVERS AND BRICKS.
L__---.--,-------' <:::I;
f-
(f) 0
a: 0
:E~
<:(
GARAGE FINISHED sL~ <--
\\ , L-- ___ --- --- 1 r FRAME HousE To 11 I /
I II <( ~
\./1 r ~
Ct::
~ (E) c;oi-t RET. I II I
<:(
0
0
u
0
0
rr= = I== =
. ELEV. = 140. 3 '
:::a = = = = =~ =

= = - ==n
"-.
l
11
\I ~~;: DBE I
I REMOVE r ;:"~ ~
PL 1
BE DEMOLISHED

11
il E) STEPS TO 1 0 II
Ci1
~ ~ a:
w
~
Oi
!!!.
II I 110 II
(E) STONE

I
6E REMOVED
u V'lALK TO 6E .~
~ 0 I ~ II o\:V 1
~ I w
wu.
....J >
~ A I v:~~ III
I LD II .
f- IO" eiRGH IREHOVED 1 FRONT ENTRY
Ul
(f)
II . -LINEOF(N) II I \\ "x:/' 41 71
THRESHOLD
II J J 0 0 ....J <Co
::r:: I II
Q_
z;;:
. PROPOSED I ELEV=1514'
II ::r:: II ~ z :;;:: ~ <:::
f-- II 1 1 1r
~
:E~
STRUCTURE FOR
REFERENCE 11 1 11 1 If-- II 11.-
0:::: II 0
0
z
II I I Nl I
I I~I
L ~ALKTOBE
(E) STONE

~-
0
If)
16 II C fiT
::8
f-
0
1-
(.)
UJ a:
11.0i
Q!!!.
J:W
... az
~ -~
"'L REMOVED
I (f) I
II
II
I \ I .... l!::: - ,
I

I :::r- - - I f:' L II
<C 0
LL
1-
:r:
(.)
w ... :I:
C\ln.

-tI II:
(E) 5TONE .._, I ,- LINE OF (N) PROPOSED a:
u
~~~:~D ~ ........ ~T&:i~ ~~~~~~~~~FOR l -=--=-; ,.=;:,....;;L=..;=-".;;L=...;~~-----' <(

II BE I (E) +1-b'-0" H16H

6RAPE5TAKE
II % 0
L{)
w
:r:u I II (E) ONE STORY II ~OD FENGE 4
II
tflz
::::>w
_Ju_ II /I'JOOD FRAME I II
5ATE TO BE
REHOVED
II
<(

LL BlJILDIN& TO BE L.jl
~8
-0
II DEMOLISHED II II==== =::J : :J I
~~ II I le F'L 1(EJ wNc; RET I l l [ (EJ HousE To ~~l ~.,::;c w:::f - - - - - - - - . 1
I ~~;~BE ~ ~ t. ' /~' l ie'
U1tn
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LOT a D t:!n<J
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~OOD FENGE 4 X i'i
w 1-
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HOIJSEI6ARAGE ANc> I (E) ~OOD FRAMEc> SHED, AI-ON& ~ITH ALL PLANTERS AND ANY IL \11 \) <(
HAI'U'SCAPE. w
\0 ~~
I EXISTING FLOOR AREAl IEXISTING SITE COVERAGE I I-
2. C.ONS1"RUCTION OF A NEV'i 2 STORY ~OOD FRAMED SUILDIN6 AND DETAc.HED G>ARA6E
V'iiTH 615 5 .f". Of" HARI?5c:.AFE.
FIRST FLOOR 1,-%4.5 S.F. DRIVEHAY/G>RAVEL 550.0 S.F.
)8( TREE TO BE REHOYED SECOND FL.OOR .......... " .......... .. 6'1S.5 &.F. CONCRETE l'lALK& I PATIOS 1,565.0 S.F.
SITE l'lALLS I CURBS .......... " .... .. 1~.0 S.F. ADDRESS: Sl'l <:;ORNER OF CAI'11NO REAL AND Tn-1 AVE.
~ TREE TO BE REHAIN I!IARAG>E- Go\JEST HOli5E SB11.4 &.F N DATE: 3/::!i/li
i"'IOD SHED I UTil-ITIES .. .. .. .. . .. 6& .0 S.F. CARMEL-by-the-SEA. C.A '!3'!21

E8
TOTAL EXISTING FLOOR AREA' 2,i4B.4 S.F . LOT SIZE, ........ .... 5,000 S.F.
TOTAL EXISTING &ITE COVERAGE , 2,:340 .0 &.F. 1/4" = 1'-0"
ZONIN&, ........... ... .. .. ..... R-1 DISTRICT SITE DEMOLITION PLAN SCALE:

6LO<;K, DRAWN: 6RV-i

L.OTS, ....................... . ~
o
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4'
I
B'
I
12'
I
16'
I
20'
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AP.N,, 010-2&5-001-000
5C.ALE , 1/4" = 1'-0"
OGC.lJPANCY 6ROUf', (R) FOR HOUSE AND (U) FOR G>ARAG>E
TYPE OF GON5Tl'!IJCTION, ( v-e J
A-1.1
86

SHEET OF
 \
l \ ~;.
I REVISION No.
A. C. A.C . \
'T

PAVEMENT
SEVE TH A V' E NUE PAVEMENT
~ ~~~~ON &
SET MAG. NAIL & STAIN LESS STEEL WASHER ~-'-"'c.:..:....:;;.~'-----t-==---t
\ ( A 5 0 F 0 0 T WI D E C I T Y S T R EE T ) STAMPED "CENTRAL CO AST SURVEYORS"
\I BENCHMARK
ELEV.=151.00'(APPROX. NAVD88)

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40 .0 S.F.
44.0
66.0
S.F.
S.F.
c:::=J ~0 ;~Tl~~W'-r-~<t~~~ ff6L~.Y. )l( 'TREE TO SE REMOVED

ROOF EAV E OYER 1>" .. .. .. .. .. .... .. .. .. 95.0 S.F. c=J 23~s~~~~Tlf~I~~I~DI1~1~y 0 'TREE TO REMAIN

PATIOS 966.0 S.F . 0 NEI"' TREE

DATE: 3/2i/li
TOTAL. PERVIOIJS COVERAGE , 555.0 S.F. 62.596 N

EB PROPOSED SITE PLAN

IHPERVIOUS c-OVERAGE, SCALE: 1/4'" 1'-0"
(N) DRIVE~AY .... .. .. .. . 46 .0 S.F.
DRAWN:
(N) Sl TE ~ALL .. .. "1.0 S.F.
~
69.0 S.F. 16'
(E) SITE ViALL .. .. JOB NUMBER 16.0"1
S~ALE , 1/4" = 1'-Q"
TOTAL IHPERVIOUS COVERAGE, 11>.0 S.F. 1"1.596
HINKLEY LED PATH LIGHT,
L..-8
,
HARDY ISLAND MATTlE
BRONZE
A-1.2
87

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D Vl CONSULTANT:
? ARCHITECT ~
F.1 ~ PROPOSED SECOND FLOOR PLAN
Vl)> i DO ~
ili I JOB NAME FOT D 'OR. HOUSE
89

'.:li'.) ERIC MILLER ARCHITECTS~ INC. DO ~

~
S~CORNER Of GAMINO REAL* 1TH AYE. 211 HOFFMAN AVE. MONTEREY, CA 93940
~~ 13\ OJ Carmel-b:J-the-Sea, CA '1:3"121 PHONE (831) 372-0410 , FAX (831) 372-7840 WEB: www.ericmillerarchitects.com
~ ~ A.P.N. : OI0-2b5-00I I I 18>1 ~
 REVISION No.
C.llY AFTER Ac.TlON
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16.0"1

90
A-2.3
SHEET OF
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REV. S/ 2'!/ 11

FLOOR AREA KEY

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1_413 SF. I ~f:i
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A-3.1 SHEET OF
 REVISION No.
GITY Afm< ACTION
REV. 5/:2'1/1"1

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A-3.2 93

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PROPERTY - I
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I ! ! l'.ti ~:A~~~TURAL
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I I

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TYPICAL P05T FOOTING,-.
SEE DET 2/A-3.3
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ffi 0 !!~~~~- FENCE DETAIL SOUTH & WEST BOUNDARY FENCE ELEVATION
SCAlE= lr.l' " 1'-"'
JOB NUMBER: 1>.0"1

A-3.3 94

SHEET OF
 REVISION No.

II

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A-3.4 95
SHEET OF
 REVISION No .

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EXISTING ELEVATIONS
JOB NUMBER: 16.001
SCALE: 1/4"= 1'-0"
r- I I 96
0 4' 8'
A-3.5SHEET OF
 REVISION No .

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A-3.6 SHEET Of
 REVISI ON No.

DOOR SCHEDULE DOOR NOTES

DOOR! TYPE SIZE LOC.ATION THKNS. DOOR FRAME HEAD JAMS THR5HD
REMARKS ALL VOORS SHALL GOMPL'Y NITH T1-E FOLLO~IN6 , UNLESS ~15E NOTED, U.O.N.
NO. I ViiDTH X HEI.S.HT MAT. MAT. DETAIL DETAIL DETAIL
I.SH...U. BE 2'-<:>" X 6'-6" MINIMUM.
ROOM NAME
:2. SH...U. HAVE HA~AI<E MO\JN"TED SO" TO 44' ABOVE FINISH FLOOR.
Dl 6 5'-0" X ")'-0" KITC.H!;N 2-1/4" MTL./6L. ME"!AL FAIR DOOR
~- THRE:5HOLD SHALL HAVE MAXIMJM Hfl~ OF 112" ABOVE: FINISH FL.OOR.
~
() D2 6 5 '-0" X "!'-Q" LIVIN6 ROOM 2-1/4" MTL./6L. Mr;TAL PAIR DOOR 4 . PROVIDE (2 ) f'AIR- 4-l/2 ' X 4112 ' ll!lnS ON ...U. DOORS.
()
_J 5 . ALL HARDI"ff\RE TO HAVE USIOB F INISH (OIL RISSED BRON2E).
D9 D 2 '-Q " X 1 '-Q " C.LOseT 1-9/4" ~OD ~OD a . nE E>m<Y' DOOR HAF<I>I'IAI<E TO BE USE SHALL 6E 5TAINI.J$S STEEL (&.5 ) 916
IL
b. AU... EX'l"ERJO~ DOOR HARD~RE TO BE S.S. 316
1- D4 A 9 '-0" >< 1 '-o" ENTRY 2-1 / 4 ' METAL Mr;TAL TE:MPERr;D 6LA55, I'EATHER-5TRIPPIN5, 5EE 1'1:2 ~- ALL INTERIOR PA5S.A6E DOORS TO BE U5E 5HAl..L BE 5 .5 . 3 1&

~
IL D5 D 2'-0" >< 1 '-o" POVID!;R 1-9/4" ~OD ~OD
6 . ALL FI!'U: RATED DOORS SHALL HAVE f'EMKO 5e6D (OR E<iiVIY ALENTJ SMOKE SEAI..5 AND SHALL BE TI ~-FITTI N6, SEL.F-~IN6 , AND 5el.I"-LATCHIN6.

T. EXTERIOR DOORS SHALL BE I"EATIERSTRII'f'ED .

D6 D 9 '-o " >< E> '-0" LAUNDRY 1-9/ 4 " ~OD ~OD

D"! D 2'-b' X 1?>'-0" BEDROOM 1-9/4" Y'lOOD ~OD ,:..:

IO.ALL HINcSED 5t40Y'ER DOORS SHALL OPEN ~RC PER G6G, SEGTION 2401 z
DE> 6 5'-0" X "!'-Q" BEDROOM 2-1/4" MTL./6L. MeTAL PAIR DOOR, Tf;MFERED 6LA55. ~ATHER-STRIPFIN6 <
IL EXTERIOR jo'lilf'.tO~, jo'IIINDQV'f ll'tAJ.J..S, 5L.AZED ODORS ANI;) 6L.AZED OPEN INISS. jo'lii'Tl-fiN E;<Tt;R.IOR OOOR5 SHAW. 6!; IN5UL.ATIN6 5L.,A.SS UNI T'S ~"41TH A MINIH.JI'-1 OF ONE: ':i
:::;)
"T'EMf"EREp PANE, OR 6L.A55 61-0GK UNITS, OR HAVE; A FIRE-~ISTANGE RATIN6 NOT LESS THAN 20 MINJTES. (U.O.NJ
9'-o" x e'-o" C.LOSET 1-9/4" ~OD ~OD FAIR DOOR (/}
12.REGUIRED NATURAL U6HT FOR SPACES INTENDED FOR HUMAN OCCUf'ANC!' SHALL HAVE 6LAZB> Of'ENIN65 "'ITH AN AREA NOT LESS THAN&~ OF FOOOH FLOOR z
D IO D AREA. 0
2'-0" >< 8'-0" BATHROOM 1-9/4' ~= ~OD (..)
19 .REQUIRED NATURAL YEio/1" FOR Sf'AGES INreNDED FOR HUMAN OCGUPANC'f SHALL HAVE <'LAZED OF'ENIN65 NOT LESS THAN 4il> OF AREAS 6EIN6 VENTED .
D ll E 2 '-0' X i '-Q" 1/4" 6LA55 TE:MPEREO 6LA55 51101"1ER DOOR

D l2 B 5 '-0' X i '-Q" BEDROOM 2-1/4 " MTL./61... Mr;TAL PAIR DOOR, Tf;MPERED 6LA55, ~ATHER-5TRIPFI N6

D l9 F 4'-o" x e-o" C.LOSET 1-9/4' ~OD ~OD B I-FOLD FAIR DOOR

D l4 D 2 '-0" X 1?> '-0" BATHROOM 1-5/4" ~OD ~OD

I DOOR TYPES
DIS D 2'-6 " X 1?>'-0" BEDROOM 1-9/4' Y'lOOD ~OD

DIE> H 1?>'-0" X l'-0" 2-1/4" Y'lOOO ~OOD C.liSTOI-f OVERHEAD ~OD DOOI<. Y'liTH HORIZ. METAL BAND5

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DATE:

SCALE:

DRAWN:
3/ 21/11

1/4" = 1'-0"

BF<Y'I

JOB NUMBER: 16.0"1

0 4' 12' 16' 20' 24'

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

A-4.1
98

SHEET Ot
 REVISION No.

WINDOW SCHEDULE I WINDOW TYPE

SIZE
L-OcATION l"liNOOI'1 DETAIL-S
1'1xH

:u"~~R ROOM NAME HEAD JAMB SIL..L..

B 1'-0"" X ::2'-0" CL..OSET DOUBL..E METAL.. cAsEMENT 1'-0"

A s-e" x "'-b" ENTRY DOUBL..E METAL.. FIXED "1'-b" TEMPERED <&L..As:;, SEE DOOR- D4, SHT.- A4.1

B 1'-0"" )( ::2'-0" FOI'1DER DOUBLE METAL.. cASEMENT 1'-0" 5'-1:1" -

B ::2'-0" X 4'-0" BEDROOM DOUBLE METAL.. CASEMENT 8'-0"

C+ #
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B I '-4" 9'-0" BATHROOM DOUBLE METAL.. FIXED 2>'-0" TEMPERED GL..ASS

:[ :
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B 2'-0" X 4'-0" BATHROOM DOUBL-E METAL.. cASEMENT 8'-o"

~
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B 2'-0" )( 4'-0" BEDROOM DOUBLE METAL.. CASEMENT
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88@ z
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1-e" x 4'-b"
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B 2'-0" X 4'-0"
LIVIN15 ROOM

5ARAI5E
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FINISH FLOOI'<. ELEVATION (FF.E.)
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B 2'-0" )( 4'-0" DOUBLE METAL CASEMENT 8'-0"

6 1-e" x 9'-t:>" MASTER 5HOV1ER DOUBLE METAL FIXED 1'-b" TEMPERED GLASS

B -e" x 9'-6" MASTER BATHROOH DOUBLE METAL CASEHENT 1 '-b" ~- ---------------~-------------~~

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8 B 1'-e" x S'-6" HASTER BATHROOM DOUBLE HETAL.. cASEMENT 1'-6"
Q
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' w
I '-0" X S'-6" HASTER SEDROOH DOU6LE HETAL.. FIXED 8'-6" cLERESTORY l"liNDOI"< lh= %1 I-
1'-0" X 6'-6" HASTER BEDROOH DOUBLE HETAL.. FIXED 2>'-6" cLERESTORY ~"<INDO...,

~I I
15'-6" )( 1'-0" DOUBLE METAL.. FIXED CLERESTORY 1'11NDOI"<
MASTER BEDROOM 8'-6"
(.)
1'-0" X 1'-0" HASTER BEDROOM DOUBLE HETAL.. FIXED e'-6" CLERESTORY 1'11NDOV'1
I '
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----------- J --------~~------- -
c::(
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WINDOW NOTES
ALL V'liNDOI'15 51-lAL..L COM!"LY !'11TH THE FOLLOI'11N5, UNLESS OTHER.V'li5E NOTED, U.O.N.,

I. E5R.ESS 1'11NDOI"lS SHALL HAVE SILL HEIGHT AT 44" A.F.F. MAXIMUM

::2. METAL.. .... INOO ....S UNLESS OTHERI"tiSE NOTED.
S. ALL.. 5L..AZIN5 SUBJECT TO HUMAN IMPAcT SHAL..L.. cOHPLY V'liTH cRc, SECTION RS08.S. ALL INDIVIDUAL.. 5L..AZED AREAS IN HAZARDOUS L-OCATIONS SHALL.. PASS THE
REQUIREMENTS OF CPSC 16, cFR 1201 OR ANSIZE "11.1.
4. SEE ...,INDOI"l TYPES ON THIS FAGE FOR OPERABLE POI'<.TIONS OF 1'11NDOI'1S AND TO VEI'<.IFY NATUI'<.AL VENTILATION PEl'<. CRC R.S09 AND E51'<.ESS PEl'<. CI'<.C R.SIO.
5. ALL 1'11NDOI'1 5LAZIN5 SHAL..L 6E LOI"l-E.
6. CONTAcT ARCHITEcT, OI"'NER 4 INTERIOR DESI5NER FOR SPECIFICATION 4 APPL-IcATION, PRIOR TO HANUFACTURIN5.
1. ALL.. CUI'<.TAIN I"'ALL CHANNEL-S TO 6E 5TAINLE5S 5TEEL 316.

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

DRAWN: 6~

JOB NUMBER: 16.0<'!

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

16' 20' ::<4'
A-4.2 99
SHEET OF
 REVISION No.
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PLANTING PLAN SCALE:
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SCALE' , 1/4"
1.
= 1'-0"
L. L DRAWN:

JOB NUMBER:

L-1
100

SHEET OF
 REVISION No.

Hinkley Lighting
Luna Small Outdoor Wall light
Finish: Bronze
W1dth: 6"
Height: 16"
Max. Watt: 5.5 .:.:
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(STA66ER BOARDS FOR PRIVACY SEE DETAILS)
C.ORTEN STEEL DOOR METAL STANDING SEAM ROOF DO
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C.ORTEN STEEL ED6E RETAININ6 NATURAL STONE THIN VENEER

STONE SITE WALL PATH LIGHT & STEEL RETAINING @ STONE WALL SAMPLE

DATE: 9/26/11

SCALE: N.T.5.

DRAWN: C/>.D

URBAN AC.C.ESSORIES HETAL DRAIN COVERS FLAT TILE STEPPING STONES HETAL Y'IINDOY'I JOB NUMBER 19.19

G DRAIN COVERS 0 PATHWAY PAVING 0 WINDOW SAMPLE A-7.1101

SHEET OF