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: Matthew Sundt, Contract Planner

Subject: Consideration of combined Concept and Final Design Study (DS 17-104) and
associated Coastal Development Permit for the remodel of an existing single-
family residence to include adding 170 square feet to the main floor, adding
a 182 square-foot lower floor and 15 square feet to the existing garage. The
project site is located in the Single-Family Residential (R-1) Zoning District

Application: DS 17-104 APN: 010-279-004

Block: X Lot: 9
Location: Carmelo Street, 5 SW of 11th Avenue
Applicant: Jeff Crockett/Design Property Owner: James and Gail Finnegan

Executive Summary
The applicant is proposing to remodel an existing residence, which includes adding 170 square feet
to the main floor, constructing a new partial sub-grade floor of 182 square feet, adding 15 square
feet to the garage, modifying the roof structure, and site coverage changes; a total of 367 square
feet is to be added.

Recommendation
Approve the combined Concept and Final Design Study (DS 17-104) and associated Coastal
Development Permit for alterations to an existing residence, subject to the attached Findings and
Conditions.

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DS 17-104 (Finnegan)
June 14, 2017
Staff Report
Page 2

Background and Project Description

The property is 4,000 square feet in size and is developed with a 1,210 square-foot, one-story
Craftsman-style residence. The subject residence was on the Citys Historic Inventory, however, in
2006 the Historic Resources Board removed this property from the Inventory because it was a poor
example of Craftsman architecture and that there were a sufficient number of other, better
preserved or more important resources of the same type elsewhere in the City.

The applicant has submitted plans to add 170 square feet to the main floor, and build a new 182
square-foot lower floor (per city code it does not qualify as a basement). The rear of the garage
would be expanded by 15 square feet to accommodate a laundry closet net total floor area on
the property will be 1,796 square feet. The proposed remodel will have wood shake and stone
veneer wainscot exterior. The roof will be increased in height and have louvered wood attic vents
facing east and west. Two skylights are proposed on the north roof elevation. New doors and
windows will be wood. The front portico will have a curved copper roof. There is also a terrace at
the back of the house off the main floor.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE

Site Considerations Allowed Existing Proposed
Floor Area 1,800 sf 1,210 sf (30%) 1,796 sf (45%)
Site Coverage 556 sf 355 sf 390 sf
Trees 3 Upper /1 Lower 1 Coast live oak None
(recommended) 1 Monterey pine
1 Holly-leafed cherry
Ridge Height (1st/2nd flr) 18/24 15/ (no 2nd floor) 13/19 (residence)
12 (carport)
Plate Height (1st/2nd flr) 12/ 18 11/(no 2nd floor) 9/12 (residence)
9 (carport)

Setbacks Minimum Required Existing Proposed

Front 15 23 (at residence) 24 (at residence)
1 6 (at garage) 1 6 (at garage)
Composite Side Yard 10 (25%) 4 4

Minimum Side Yard 3 2 2

Rear 15 (3 allowed if 28 28 (at residence)
bldg. height not over 20 (balcony/terrace)
15)

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DS 17-104 (Finnegan)
June 14, 2017
Staff Report
Page 3

Staff has scheduled this application for both conceptual and final review. If the Commission has
concerns that cannot be addressed at one meeting it may continue the hearing.

Staff analysis

Forest Character: Residential Design Guidelines 1.1 through 1.4 state existing significant upper
canopy and understory trees should be preserved, Locate new construction to minimize impacts
on established trees, Protect root systems of all trees to be preserved, and maintain a forested
image on the site. In addition, it is the policy of the City Forestry Department that new
construction should be at least six feet from significant trees.

Per the Preliminary Sight Assessment (PSA) prepared in March 2016, the subject property contains
three trees to include one Coast live oak, one Monterey pine and one Holly-leafed cherry. In
addition there are two oak shrubs in the back yard that are subject to the no cut/fill restriction
prescribed by the City Forester. The City Forester recommends that one upper and one lower
canopy tree be planted. The project is conditioned to reflect this requirement.

Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state that maintain privacy of
indoor and outdoor spaces and maintain view opportunities.

Staff has not identified any view or privacy impacts that would be created by the remodel project.
Review of the placement of existing and proposed windows indicates that there would be a
reduction in the number of windows on the north and south elevations associated with the
remodel. Two skylights are proposed on the north roof aspect (each 3 square feet).

Mass & Bulk: Residential Design Guidelines 7.1 through 7.6 encourage a buildings mass to relate
to the context of other homes nearby and to minimize the mass of a building as seen from the
public way or adjacent properties. Further, these guidelines state that a building should relate to
a human scale in its basic forms.

The proposed remodel will result in an overall higher profile as the result of the top plate and roof
ridge heights being increased. The top plate will increase from 8 feet (as measured from the finish
floor) to 9 feet and the ridge of the residence increases from approximately 15 feet to
approximately 19. The ridge on the garage increases approximately 6 inches above the existing
height of 11 feet. The plans also indicate that 21 square feet will be removed from the east
elevation of the south wing of the residence and 170 square feet added to the main floor between
the north and south wings (the area of the existing courtyard is filled in). The mass and bulk of the

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DS 17-104 (Finnegan)
June 14, 2017
Staff Report
Page 4

proposed remodel associated with the main floor expansion would be similar to other nearby
homes. The proposed addition of the 182 square foot lower floor would not affect mass and bulk
in any discernible way, nor would adding a 15 square-foot laundry closet to the west side of the
existing garage.

In staffs opinion, the proposed remodel and new carport meet the objectives of Residential Design
Guidelines, by being in the human scale, in context to nearby homes, and blending somewhat
indistinguishably with that existing.

Building & Roof Form: Residential Design Guidelines 8.1 through 8.5 state that building forms
should be simple. Basic rectangles, L or U-shapes are typical, A form with a horizontal emphasis is
preferred, Roof forms should be composed of just a few simple planes, Avoid complex roof
forms that call attention to the design or add unnecessary detail, In general, moderately pitched
roofs (4:12 to 6:12) are preferred. The Guidelines emphasize using
restraint and simplicity in building forms, which should not be complicated, and roof lines,
which should avoid complex forms.

The existing form is a U-shape and the proposed remodel would eliminate the courtyard by filling it
in thereby making the building more square. The existing roof pitch is 5:12 and the proposed pitch
will be 5:12. There are three roof line as seen from the public right-of-way on Carmelo and four are
proposed. The roof form is considered simple and is appropriate for the remodel.

The remodel will add a new entry feature that includes an arched entry with a copper roof. This
same arch feature is included on the west elevation at the terrace. In staffs opinion, the roof
design associated with the remodel of the residence and garage are simple and complement the
overall Craftsman style.

Finish Details: Design Guideline 9.4 states, Architectural details should appear to be authentic,
integral elements of the overall building design concept. Design Guideline 9.5 encourages the use
of natural materials such as wood in conjunction with stucco. Design Guideline 9.8 states, Roof
materials should be consistent with the architectural style of the building and with the context of
the neighborhood.

The remodel of the existing residence will maintain the wood-shingle exterior siding, but will
include stone exterior wainscot. The applicant is proposing to replace the existing composition-
shingle roofing with new composition shingle. The Planning Commission should consider whether
the roofing should consist of wood shingles or shakes as recommended by the Residential Design

161
DS 17-104 (Finnegan)
June 14, 2017
Staff Report
Page 5

Guidelines. Windows and doors will be wood. Copper arches above the entry portico and back
terrace are proposed.

Site Coverage: Per Municipal Code Section 17.10.030.C, site coverage shall be limited to a
maximum of 22 percent of the base floor area allowed for the site. In addition, if at least 50
percent of all site coverage on the property is made of permeable or semi-permeable materials, an
additional amount of site coverage of up to four percent of the site area may be allowed. For this
4,000 square-foot lot the total amount of coverage is allowed to be 396 square feet, or 556 square
feet if 50 percent of coverage is permeable; the project plans indicate there will be 390 square feet
of site coverage that will consist of 274 square feet of impervious surfacing. The plans show the
existing site coverage is 355 square feet. In staffs opinion, the proposed residence meets the
requirements of the Municipal Code.

Fencing: Existing fencing on the property includes a combination of materials to include redwood
planks on the south and west boundary, and grape-stake on the north and east boundaries. New
grape-stake fencing and an entry gate and arbor are proposed at the east boundary. Municipal
code (17.10.030.E) prohibits fence height exceeding 4 feet in the front yard setback, which the
applicant will conform to.

Exterior Lighting: Municipal Code Section 15.36.070.B.1 states that all exterior lighting attached to
the main building or any accessory building shall be no higher than 10 feet above the ground and
shall not exceed 25 watts (incandescent equivalent; i.e., approximately 375 lumens) in power per
fixture. Landscape lighting shall not exceed 18 inches above the ground nor more than 15 watts
(incandescent equivalent; i.e., approximately 225 lumens) per fixture. Additionally, the Citys
Residential Design Guidelines, Section 11.8, states an objective to locate and shield fixtures to
avoid glare and excess lighting as seen from neighboring properties and from the street.

The applicant is proposing lighting fixtures as shown in the Project Plans Pages A-3 and A-4; one
fixture is located at each exterior pedestrian egress/ingress and one additional at the front patio.
Staff notes that the Planning Commission encourages down-lit lights instead of the lantern-style so
as to be more in conformance with the Residential Design guidelines. A condition has been drafted
requiring the applicant to work with staff on an appropriate down-lit fixture. In staffs opinion,
with down lighting, the proposed residence meets the objectives of the municipal code and
Residential Design Guidelines.

Public ROW: The City Right-of-Way (ROW) at the front of the property is free of any
encroachments.

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DS 17-104 (Finnegan)
June 14, 2017
Staff Report
Page 6

Alternatives: Staff has included findings that the Commission can adopt if the Commission accepts
the overall design, including the architectural style of the building. However, if the Commission
does not support the design, or does not support the conclusion submitted by Staff, then the
Commission could continue the application with specific direction given to the applicant/staff.

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The project includes a 367 square-foot
addition to an existing 1,210 square-foot residence, and therefore qualifies for a Class 1 exemption.
The proposed alterations to the residence do not present any unusual circumstances that would
result in a potentially significant environmental impact.

ATTACHMENTS

Attachment A Site Photographs

Attachment B Findings for Approval
Attachment C Conditions of Approval
Attachment D Project Plans

163
ATTACHMENT A - PHOTOS

East elevation at Carmelo Street

164
Front door of residence east elevation

165
West elevation

166
Attachment B Findings for Approval

DS 17-104 (Finnegan)
June 14, 2017
Findings for Approval
Page 1

FINDINGS REQUIRED FOR DESIGN STUDY APPROVAL (CMC 17.64.80 and LUP Policy P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding YES NO
1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
2. The project is consistent with the Citys design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.
6. The design concept is consistent with the goals, objectives and policies related to
residential design in the general plan.
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees
unless otherwise agreed upon by the City Forester.
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 167
DS 17-104 (Finnegan)
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 17.64.010.B.1)

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

168
Attachment C Conditions of Approval
DS 17-104 (Finnegan)
June 14, 2017
Page 1
Once signed, please return to the Community Planning and Building Department.

Conditions of Approval

No. Standard Conditions

1. Authorization: This approval of Design Study (DS 17-104) authorizes the
applicant to remodel an existing residence, which includes adding approximately
170 square feet to the main level, constructing a new sub-grade (partial) floor of
182 square feet, adding 15 square feet to the garage, and modifying site
coverage. Approved finish materials include wood-shingle siding, a stone
wainscot, wood windows and doors, and composition-shingle roofing.
2. The project shall be constructed in conformance with all requirements of the
local R-1 zoning ordinances. All adopted building and fire codes shall be
adhered to in preparing the working drawings. If any codes or ordinances
require design elements to be changed, or if any other changes are requested at
the time such plans are submitted, such changes may require additional
environmental review and subsequent approval by the Planning Commission.
3. This approval shall be valid for a period of one year from the date of action

unless an active building permit has been issued and maintained for the
proposed construction.
4. All new landscaping, if proposed, shall be shown on a landscape plan and shall
be submitted to the Department of Community Planning and Building and to the
City Forester prior to the issuance of a building permit. The landscape plan will
be reviewed for compliance with the landscaping standards contained in the
Zoning Code, including the following requirements: 1) all new landscaping shall
be 75% drought-tolerant; 2) landscaped areas shall be irrigated by a
drip/sprinkler system set on a timer; and 3) the project shall meet the Citys
recommended tree density standards, unless otherwise approved by the City
based on site conditions. The landscaping plan shall show where new trees will
be planted when new trees are required to be planted by the Forest and Beach
Commission or the Planning Commission.
5. Trees on the site shall only be removed upon the approval of the City Forester or
Forest and Beach Commission as appropriate; and all remaining trees shall be
protected during construction by methods approved by the City Forester.
6. All foundations within 15 feet of significant trees shall be excavated by hand. If
any tree roots larger than two inches (2) are encountered during construction,
the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If
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

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DS 17-104 (Finnegan)
June 14, 2017
Conditions of Approval
Page 2

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 4,007-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, 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,

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DS 17-104 (Finnegan)
June 14, 2017
Conditions of Approval
Page 3

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
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

171
DS 17-104 (Finnegan)
June 14, 2017
Conditions of Approval
Page 4

significant, prior to resumption of work, a mitigation and monitoring plan shall

be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
20. Prior to Building Permit issuance, the applicant shall provide for City
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
21. 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)
22. 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

23. One upper and one lower canopy tree will be planted on the property prior to
final inspection.
24. Exterior lighting shall be shrouded. The applicant shall submit a proposal for
new light fixtures.

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

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

172
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Elllallng Area to bo removed
ExllltlngGarage ,...-21U.,_
COMintUCTID TC CotfiiY lHllllOW PAST ntE PO:HT Of' IIPAIIWEIITOIII: oT1U..IC'n0rt
0 ~ Pro~ Addltlorw:
14. AffNAL.8Clll.ETTUl n.oM ,._ O~TEOIICALEMOIIN&R aTATIIICTWJ ALL Ellffllft''..IUC Cl ~D Wid 1H -l ;;;
N CCINWCC W.TH THf. ~TIOHIITA-TEOfrl THIIi: GBJTlQt!oiiCH.PLI'ORT tltW.LII au.tniD ,_ R.oaldenc:e lloln Floor 111 SJ',
,..._TO"""'*- 0' N)ftQ IM$'1ECTIOtrt 0 Garage 151.f.
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IM~NID~Nf/E.UIE) .. ~'\'C&Wntllt&flfltMIIIONS OFTHE~tJ!O~

COHT'MCTOli*U.,..._WMJ. fOOlN'S IHSPCTUIIYlHi t'".eo'TEQ4111CAL EHGW6&l PRlOR 10 STI:I!l ~ '~MlNT.

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Lower I baaement

SITE COVERAGE:
Eldatlng Fieldstone (to be namovedJ
til IJ5 UK! CtL Y41. E!t.MtJonl
1,?11LF. 41YtbtiNAoor . . .

365 &...F. K c:ov. (Non pln'l"'l Jble)

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BEST MANAGEMENT PRACTICES NOTES Propoaad Slttl Coverage:

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1. AU. HDI USED Jtrl COfUlNCT10N 'MJlj At OClH6TRUCT10N ACTMTIES SHALL. IE EOUPPI!D'Mf'H A ltVfoOfl' Flagatone Patios and W.lkoo:
NOZZ1.I. V..:N AHNJT'OMATIC &HUT-oFF NOZZLE CAN IE PI.JRaWIEDOR O'TH!"''f.SE OQT~INEO FOR lH&: SIZE Olll Non Penneable (cone. alii) 274 a.f.
TYP!: C* HOZS 1H UH, ntE NOZZl..E IHAU.IEAN AUTOMA11C ftl't-oFF NOZ%1.. Bo.lcony and Slalre
2. CONrftACT'tl:1, SITIII..KMIISOA Of'.~EA 1$ Rf&POSIBL.E FORNrt EJNRONDITAL ~ CNJeEO &Y T'I'1R I
,.-> Semi perm. .ble (nd eat)
718.f.
.. u IJ!ZM[(IV!I)
81..8CONT~M MlSI'MDLINQ OF IIIAlERW.a.
3. QdlHIItAL IUIIN&II P'RACTICEI: P\.Aa: TRA8HCAN3 N*J REC.ct.NJ MCUTACt..EI,._:' ..:x.NClMi I!TI.
(e) Rldance to be remodeled Tot. I Slta Cover~~ge 310 a.,. 22% ot II Floor Me

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C0VIItN\IC MAINTAIN DIJt.IPST!A:S. CHECK FREa.ENLY FOR tN<BAND KEf:P 00\II!;IU!O V!Tl1 TMPS OR
iii'LAI11C aHmriNi;. ~f!VER Q.V.NA OUt.IPSTER: BY HOSNJ rr ~ ON-Srn:. ~ >
1.-- PR>pOHd main lwei Addldon w.Gi\lrl~-
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C('' '!.II fXPOS!D PILES OF SOIL Cit CON!I11UJCTJON ""-TER!AU5 wrT11 PLMTIO IHUTINO
170 &F. -I'.FI. IOAO
CU~lP '-11"'1<1, DilliN AN~Qlli!:FLSPILl51MIII:ctATEJ..YTC PA\IEI'fTCON'i.WINAT!C lOll OR Fli!.SIOUEON PROJECT DESCRIPTION: ~~
PAVID IWtiJA.C!S. Cono1ruct a 170 S.F. addition to llle existing rvoidence onoln ftoor. (.)
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NEYER HOE DOWN ctR'J'Y PJ.' 'BIENTOR SURFA.CfSWI'I:RE W ITBti'.I..S HAVI Soi'ILUEC AND Ull D!f'f Cl..!ANUP
Elll:..o18 (e) underflaor ...., for a 182 S.f. low.r loval odd111on.
MmtODIIM-tlNI'. 'IR PO!i81Bl.E.
4. DoNOTitBOJ!'TRE1 Oo'tSHRt.JBS WINEC.ESSM:LV TO ~N'TI:;ROS'Oo't. Romodel (a) raldonce with new roof, aiding, doora and wlndaws.
CONCIUTI & IMIC>AY: DO ~OT t.IDC. lF MQRf; J=Rf.8H ~ETE OA COENT TI-M V IU.II UIJC NJ ~ &AGS Add 1& S.f. now ftoar, roofing ond aiding lllaxillling garoga. :r
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011 CIIMI'I'T AND P'WT!It UM:IE.. CO'VEfil ~ FROM .RAINFN..L, RUNOI"f .-NO WINDAWAV 'RON OUTT'E~ AN)
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PAtMOI!A \-"SHOUT AREA fOR Cft.ENT NC PlASTEF:. ''Y'.SHOUT (lEi ~) Nrni" ctSP"(,..I CIMIHT 0111.

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a ,NNT a.&UIUP: N!\IE-" Cl...N eRUit.5 OR RINSE PAIHTCOHTA.INERS NTO A ITRmT, GvrreR ~ tlCf14 or. JN.

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A-1 SITE PLAN, SITE DATA, & NOTES
~ Tl'tC)ft()UGH.'f tin', U!IE.D MUSHES, BIPTY P~ CAA:S (lOS Off). f.AOS NC) O:lOP' ;t.0THU MAY.
DtFOIEC Of AllM.IK
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C..YCAL PAitrlfSTIWPPI~ Jft!SitiUE, t::UDNG !ATU\i8J RAGS, IS A HAlAAOOUS ~AND SHOULD IE
I I C-1 TOPOGRAPHICAL SURVEY ::E
l~ fC A HOusEHOlD HAZOROOUS VINTE COllCllON EVENT. I I
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PROJECT NOTES A-2 EXISTING F~OOR PLAN AHD DEMO PLAN
1. Rf>~~nv fiCIR lHOROUCJtLY AEVIEWJoOG Ali PAO.ECT DCCUMfHf/.nDH~ ro ~eo
~8}StW.l.lt!IT'MTHEACH~MMU./o$nE~IW.COHTIUICTOII'. ~ PROPOSED MAIN LEVEL FLOOR PLAN

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C11J Ntt Of&CREPrNICtES, OC>\JCTS , OR ~ OMIS!IONS ENCOI..IfT1:REO .,nES!. ooct..I4HTI.. ::r::
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4, Au.LNCISCA.PEOAREMANOIORFENCE8SHAU.BECOfflNUOU8l.Y MANTNNfOSY'TliE PROPERlY OIMIt, ~
ALL PI.NrtT'MA.TIRIALI & AREAS SHM.L BE OOHllNUOUSt.Y MAWJ'AINB) IH A l nvH'REl, MiD-fREE, H!'ALTHV,
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Af . PROPOSED ROOF PLAN

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5. Mo'IN.,':.CT\JREIII:P/ INSTrW.Al10N I Of'EM.nOH INSTRUCnOtiS I"'RALJ.. AR~MSEII!BUIS, W:a'W\IICAL EQUIPMENT,
&iiaLATID .'RODUCTS(!..G. DOORS. .,_..DCNS, DAII!PERS, ETC.)Mi.-LL ~.UPON COM~ Of. nci:PftOJI:CT,
SITE PLAN A-& STREET PROFILE
MA'r 1 5 2017
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1\ntNI&HID TO THE IUILDIHG tMtr!ERI OCCUPANT,
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8. SI:PtAA1W: P'iRMlT SUMIITTAL.SANDJJIPI'Wv'AI.S ARE REQUIRED fi'OA n-E FOll.ONINCl: Pfl':"lP~!TAN<NIO 12.1\1
LIHf.S. FIRe .BPRH1<LERI, 8EPT1C SYSTeMS, SfTE ME'r~llo!G WALLS, PRE-YIIN!I. IUJOf OR I"LLOR '11W68ES:, P00\.8,
SPAikHC DOME&TIC Wl't.TE" .BYSTI:MS.
CityofC:T:-:J"'~'-
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7. THE C!N!IIW. CON1ftACTOR SWILL BE RE&PON61&.f FOR MAINTAINING ACCURATE 01" ALL SUli:JlATN'e FWJISIONI ,
S~ON$, & DEI..I!110~S OURINGlH.E. ENTIRE CON9lRUCliON PROCES$, & SHALL. f\JRNI~ THI ~
- ~ ":J,t mg Dept.
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8. A.Tn. . 01 P'fRMIT IS6UANCE, ll GENERAI..OONTRACTOR SHALL ~YE EVCa:E: O' Cl.ftR~~

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OOtoiPI!NSAT'ION I~UIVtHCI!, CURREHfOCilHI'Y OR aTYeuSitoeB UCENSE, CONTRACTCJR'S &TI.Tf LICI!NI! 0"
P'OCX&T D, N-10 f' AGENT Of/,.. COI'm ..ACf'OR. A NOTORIZED LETTE~ OF AU'J11CRil.1TION.
LOCATION MAP c::&
t. IF, DUl!NQ 1'H! Cciulltll OF COftSTRUCllOH, CUlruR."4..11f'CHEC1.001~ HSTORICAL, OR PAL.RJNTOt.OGICAL LL <<1 c"
~ARE UHCOVERED, WDRKIH":I.L. BE Kill.TED I~MEDIATa.T wt.. 50 llln'IIU a: THl ftNO urm.. A
OU"'-lf iiDM<'E6SOW.~'EOI..OQJSTCANEVALI.IAlEIT.

10 . ~! c:oon: 201 .CBC, CMC, CPC, CEC. CRC, CEHC nlU 24, CAL GRUN CC'':)I & LOC:. .1..
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PLANa PAl! PARED IIY:
JEFF CROCKalT IM~DINC DBION I
101 SAN BENANCIO ROAD
SAUNAS, CA. lmOI
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