CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

October 11, 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 Concept Design Study (DS 17-315) and associated Coastal
Development Permit for the demolition of an existing residence and
construction of a new single-family residence located in the Single-Family
Residential (R-1) Zoning District.

Application: DS 17-315 APN: 010-172-011

Block: 144 Lot: 2
Location: th
Southeast Corner of Lincoln Street and 13 Avenue
Applicant: Claudio Ortiz Design Group Property Owner: John and Rebecca Arioto

Executive Summary: The applicant is proposing to demolish an existing residence and construct a
1,600 square-foot, single-story residence, with an attached 200 square-foot garage.

Recommendation: Accept the Concept Design Study (DS 17-315) subject to the attached Findings
for Concept Acceptance and Recommendations/Draft Conditions.

Background and Project Description: The property is 4,000 square feet in size and includes an
existing 1,127 square-foot, single-story residence with an attached carport located on a corner lot.
A Historic Determination of Ineligibility for the residence was issued by the Planning Department in
2010 and again in August 2017.

The applicant has submitted plans to demolish the existing residence and build a new 1,600-square
foot single-family residence with a 200 square-foot attached garage. Finished materials on the
proposed residence include stucco siding, stone veneer, unclad wood windows and doors, and a
wood-shingle roof. No trees are proposed to be added or removed.

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DS 17-315 (Arioto)
October 11, 2017
Staff Report
Page 2

PROJECT DATA FOR A 4,000 SQUARE-FOOT RESUBDIVIDED CORNER LOT

Site Considerations Allowed Existing Proposed

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

Site Coverage 556 sf NA 556 sf
Trees 3 Upper /1 Lower 1/3 None
(recommended)
Ridge Height (1st/2nd) 18/24 NA Max. 1st floor: 17

Plate Height (1st/2nd) 12/ 18 NA Max. 1st floor: 11

Setbacks Minimum Required Existing Proposed

Front 10 1 NA 11 4
Composite Side Yard 12 6 (25%) NA Min: 12 6

Minimum Side Yard 3/ interior NA Min.: East Side: 3 2

9/ street side Min.: West Side: 9-6
Rear 15 (3 for buildings n/a Min: 3 2
under 15 high)

Staff has scheduled this application for conceptual review. The primary purpose of this meeting is
to review and consider the site planning, privacy and views, mass and scale related to the project.
However, the Commission may provide input on other aspects of the design.

Staff Analysis:

Forest Character: Residential Design Guidelines 1.1 through 1.4 encourage maintaining a forested
image on the site and for new construction to be at least six feet from significant trees.

The City Forester has identified four trees on the property including two significant Coast Live Oaks
and one significant Monterey Pine, and one moderately significant Coast Live Oak. No additional
trees are recommended to be planted. The City Forester has also commented that it would be
desirable to eliminate ivy on the site and the right-of-way. Staff has conditioned the project to
require removal of the ivy.

1
Per CMC 17.10.030, a resubdivided corner lot has a 10 foot front yard setback.

35
DS 17-315 (Arioto)
October 11, 2017
Staff Report
Page 3

Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state that designs should preserve
reasonable solar access to neighboring parcels and maintain privacy of indoor and outdoor spaces
in a neighborhood and maintain view opportunities.

Staff has not identified any view impacts that would be created by the new residence. With regard
to privacy, staff notes that the adjacent residences to the south and east would be potentially
affected by the proposed project.

The proposed residence is one-story with a maximum ridge height of 17 feet (maximum allowed
ridge height for a one-story residence is 18 feet). To the east is a two-story residence and to the
south is a one story residence. The proposed residences east facing windows have the potential to
affect the neighbors privacy. However, a six-foot tall fence on the east boundary line combined
with the property being slightly lower in elevation as compared to the property to the east, should
negate privacy impacts. To the south is a one-story residence with windows that are set behind the
projects south property boundary fence - privacy is not anticipated to be an issue with the
residence to the south.

On the south side of the subject property the plans show a patio area and French doors off the
dining room. This area will be walled off from the neighbors to the east and south by a six-foot tall
wall (stone, or masonry with cement stucco finish). Therefore, privacy should not be an issue with
this enclosed patio area. Wood fencing would tie into this wall and continue around the east
boundary line. There is also an existing oak tree in the rear, south side yard area that filters the
view between houses and therefore enhances privacy between residences.

Mass & Scale: Residential Design Guidelines 7.1 through 7.6 encourages presenting a one-story
height to the street and a building should relate to a human scale in its basic forms.

The proposed residence is one-story and the combination of window size, building height and
varied setbacks of the residence to the property lines, combine to create a reasonable human-scale
form and appearance. In staffs opinion, the proposed residence meets the objectives of
Residential Design Guidelines.

Building & Roof Form: Residential Design Guidelines 8.1 through 8.3 state that "Shallow to
moderately pitched roofs are appropriate on one-story buildings. More steeply pitched roof with
low plate lines can be used on two-story buildings." The Guidelines emphasize using
restraint and simplicity in building forms, which should not be complicated, and roof lines,

36
DS 17-315 (Arioto)
October 11, 2017
Staff Report
Page 4

which should avoid complex forms. Changing roof heights helps to break up the mass, while
keeping the overall roof forms simple in character.

This project achieves appropriate scale and form through breaking up the building into sections as
seen from the public view point (refer to Pages 9 and 10 Proposed Elevations and Proposed Roof
Plan). The plans show the roof form to have two primary ridges (one running north/south and one
running east/west) with two perpendicular ridges off the primary north/south ridge. The roof has a
5 to 12 pitch, which is not considered a steep roof. The use of the oriel window on the west
elevation adds an interesting and modest architectural feature without being complex. In staffs
opinion, the building form and roof design are simple and complement the residences in
neighborhood and therefore meets the objectives of the Residential Design Guidelines.

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

The proposed residence will have a contemporary cottage style appearance. Exterior finish
materials include colored cement plaster, Carmel stone exterior on portions of the west elevation
only, Carmel stone chimney, a metal railing, wood shingle roof, copper gutters and downspouts.
The garage door is a roll-up, wood door. Fencing material is framed wood grape-stake, six feet tall
at side yard lines and four feet tall in the front yard setback facing 13th Avenue. A six-foot tall
garden wall is proposed on the east and south boundary to create private space around the
backyard patio and to mitigate noise. Windows are with wood divided lites.

In staffs opinion, the applicants proposed architectural details are authentic and therefore the
project is consistent with the Residential Design Guidelines.

Exterior Lighting: With regard to light fixtures, Municipal Code Section 15.36.070.B.1 and 2 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, and that landscape lighting shall not exceed 18
inches above the ground nor more than 15 watts (incandescent equivalent; i.e., approximately 225
lumens) per fixture and no closer than 10 feet apart. Furthermore, Landscape lighting shall not be
used for tree, wall, fence or accent lighting of any type. The purpose of landscape lighting is to
safely illuminate walkways and entrances to the subject property.

37
DS 17-315 (Arioto)
October 11, 2017
Staff Report
Page 5

In addition, the Citys Residential Design Guidelines, Section 11.8, states, Preserve the low
nighttime lighting character of the residential neighborhoods. Use lights only where needed for
safety and at outdoor activity areas. Appropriate locations may include building entries, gates,
terraces, walkways, and patios, and [] Point lights downward to reduce glare and avoid light
pollution, Locate and shield fixtures to avoid glare and excess lighting as seen from the
neighboring properties and from the street, and Lights should not be used to accent building or
vegetation.

The location and style of the proposed wall-mounted light fixtures are depicted on building
elevations on Page L1 and Page 12 of the project plans, respectively. A total of 7 full-cutoff
(downcast), wall-mounted light fixtures are proposed with one additional light fixture above the
garage door. These light fixtures will not exceed 25 watts.

In addition, landscape lighting is proposed. The landscape site plan (Sheet L1) shows the location
of landscape lighting; three are located in the north yard, one at the front walk on the west side,
and two in the back yard patio area. No other types of light fixtures on the exterior of the
residence are proposed.

In staffs opinion, both the proposed exterior wall and landscape lighting meet the code
requirements related to location, wattage and downcast lighting, and is therefore consistent with
the Residential Design Guidelines

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 (Note: on a 4,000 square-foot
site this equals 396 square feet or approximately 10 percent of 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 556 square feet; the project
plans are consistent with the allowed coverage.

Garage & Driveway: Design Guidelines 6.1 states, Garages [carports] integrated into the building
design are encouraged," and Keep the mass of a garage [carport] subordinate to that of the
house." Design Guidelines 6.5 and 6.6 states, Position a garage to maximize opportunities for
open space, views and privacy, and Locate a garage to minimize its visual impacts.

38
DS 17-315 (Arioto)
October 11, 2017
Staff Report
Page 6

The property slopes upward from Lincoln Street with an approximately seven-foot elevation
change. The proposed main level of the residence will be at grade as seen from the public rights-
of-way. The proposed garage is at the same elevation as the residence and is attached to the
residence to the south. The setback of the garage to the Lincoln Street property line is 9 4, and
therefore is consistent with the 9-foot side-yard setback specific to a resubdivided corner lot with
street side frontage.

The finish materials of the detached garage will match those of the primary residence. The
Residential Design Guidelines encourage garages and carports to remain subordinate to the overall
character of the site. Specifically, garages and carports should be integrated into the building
design and the mass should be subordinate to the house. In Staffs opinion, the position of the
garage integrates well into the overall look and scale of the home and so is consistent with the
Residential Design Guidelines.

Fencing/Walls: The City's Residential Design Guidelines, Section 11.0, states, "Fences and walls
visible from the street may be appropriate when used as landscape design elements that help define
property edges, gardens, and entrances. Fences and walls that exhibit craftsmanship and
interesting design are preferred...Fences and walls should be low and should not block views of
front yard open space from the public way nor contribute to a 'walled-off' appearance along the
street edge."

Due to the current state of most of the existing surrounding fence line (made up of grape stake or
diagonal screen fencing), the applicant is proposing to remove existing fencing and replace with
framed, wood grape-stake fencing at six feet at side yard lines and four feet along the sides of the
property fronting the street. A six-foot tall garden wall is also proposed on portions of the east and
south boundary to create private space around the backyard patio and to mitigate noise. No wood
fencing is proposed on the south boundary. In Staffs opinion, the proposed fencing and walls are
consistent with the City's Residential Design Guidelines.

Public ROW: There are ROW encroachments on Lincoln Street that include flagstone wall and
stone path. These will be removed and replaced with an approximately 3 x 12 decomposed
granite walkway. This type of walkway through the City ROW does not require a Permanent
Encroachment from the City.

Alternatives: Staff has included draft findings that the Commission can adopt if the Commission
accepts the overall design concept, including the architectural style of the building. However, if the

39
DS 17-315 (Arioto)
October 11, 2017
Staff Report
Page 7

Commission does not support the design, 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
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 Concept Acceptance
Attachment C Draft Recommendations/Conditions
Attachment D Project Plans

40
Attachment A Site Photographs

Project Site Lincoln Street, facing east

Project Site As seen from Lincoln Street

41
Project Site as seen from Lincoln Street

42
Project Site as seen from corner of 13th Avenue and Lincoln Street

43
Project Site as seen from 13th Avenue

44
Attachment B Findings for Concept Acceptance

DS 17-315 (Arioto)
October 11, 2017
Findings for Concept Acceptance
Page 1

FINDINGS REQUIRED FOR DESIGN STUDY ACCEPTANCE (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
in context with designs on nearby sites.
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DS 17-315 (Arioto)
October 11, 2017
Findings for Concept Acceptance
Page 2

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.

46
Attachment C Recommendations/Draft Conditions
DS 17-315 (Arioto)
October 11, 2017
Page 1
Once signed, please return to the Community Planning and Building Department.

Recommendations/Draft Conditions
No. Standard Conditions
1. Authorization: This approval of Design Study (DS 17-315) authorizes the applicant
to demolish an existing residence and construct a new 1,600 square foot one-story
residence and 200 square foot attached garage. The approved finish details include
stucco siding, a stone veneer on portions of the exterior walls and on the chimney,
copper gutters and downspouts, stained exterior wood doors and wood divided
windows, shaped 4 x 4 barge and rafter tails, a cedar shingle roof, and bronze
railings.
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 by the City Forester

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DS 17-315 (Arioto)
October 11, 2017
Draft Conditions of Approval
Page 2

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 N/A
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,
or other legal proceeding, to attack, set aside, void, or annul any project

48
DS 17-315 (Arioto)
October 11, 2017
Draft Conditions of Approval
Page 3

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

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DS 17-315 (Arioto)
October 11, 2017
Draft Conditions of Approval
Page 4

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. The applicant shall remove ivy from the property prior to final inspection.

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

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

50
 Arioto Residence
Exterior & Interior Remodel
Carmel-by-the-Sea, California
A.P.N. 010-172-011-000
BLOCK: 144 LOTS: 2 .)EP 2 6 2017

PROJECT DATA SHEET INDEX SCOPE OF WORK

LOT SIZE 4,000 S.F.
ZONING R-1 1. ---------------
A.P.N. 01o-172-011 1. COVER NOTES 2. ---------------
2. EXISTING SITE PLAN &: HARDSCAPE 3. -------------- -
ADDRESS BLOCK: 144 LOT 2
4. --------------
SllE COVERAGE REMOVAL PLAN
nOOR AREA 3. PROPOSED SITE PLAN
FAR IJ.LOWEO 1,SOO.O SQ.FT. 45.0X LAND COVERAGE ALLOWED 398.0 SQ.FT. 22.~ of F'.A.R. 4. TOPOGRAPHIC SURVEY
EXIS11NG BONUS SITE CCM:RAGE 160.0 SQ.FT. 4.0" of SITE 5. MAIN LEVEL DEMOLITION PLAN
MAIN LEVEl 937,0 SQ.F'T, 6. EXISTING FLOOR PLAN &: ROOF PLAN
CARPORT 190.0 SQ.FT. TOTAL COVERAGE Al.LOWED !i. ,~ 556.0 SQ.FT. 1 l_ 13.9" 7. EXISTING ELEVATIONS
TOTAL (E) GROSS FLOOR AREA: 1,127 SQ.FT. <IO.J"
EXISllNG SllE COVERAGE 8. PROPOSED FLOOR PLAN
9. PROPOSED ELEVATIONS
EXISTING IMPERVIOUS COVERAGE
p~~~ 1,800.0 SQ.FT. 10. PROPOSED ROOF PLAN
[ ATTACHED GARAGE 1_& 200.0 SQ.FT.
DRIVEWAY
FLAGSTONE WAl.L
325.0 SQ.FT.
108.0 SQ.FT.
11. PROPOSED WINDOW & DOOR SCHEDULE
12. PROPOSED MAlERIALS
IUIAL V"l uKU:>:~ rLOOR AREA: 1,800.0 SQ.FT. ~- ~ CONCRETE STEPS 49.0 SQ.FT.
13. STREETSCAPE
VICINITY MAP NOT TO SCAI
TOTAL () llioCPERVIOUS COVERAGE 480.0 SQ.FT. L1. PROPOSED LANDSCAPE
EXISTING PERVIOUS COVERAGE
SOUlH PATIO 113.0 SQ.FT.
SOUlH WALKWAY 23.0 SQ.FT.
WEST STONE PAlH JS.O SQ.FT.
TOTAL (E) PERVIOUS COVERACE 171.0 SQ.FT.
TOTAL EXIS11NG COVERAGE 851.0 SQ.FT.
PROPOSED SITE COVERAGE
EXTERIOR LIGHTING NOTES PROPOSED IMPERVIOUS COVERACE
1. ALL EXTERIOR UGHTNG ATTACHED TO THE lo4AIN BUILDING OR
ANY IICCESSORY BUILDING lo411Y NOT SE HIOIIER THAN 1Q-FEET ENTRY PORCH 48.0 SQ.FT. ~
1\BOitt THE GROUND AND MAY NOT EXCEED 2!1-WIITTS
If,
1--
~NCANDESCENT EQUIVALENT; I.e., APPROXIMATELY 375 LUMENS) TOTAL (P) IMPERVIOUS COVERAGE 48.0 SQ.FT. w
I PO'IttR PER FIXTURE.
2. LANDSCAPE UGHllNC WAY NOT EXCEEO 18-INCHES ABOitt THE PROPOSED PERIIIOUS COVERAGE w
GROUND NOR MORE THAN 15 WATTS I
~~~~~.M~~~i' Ji:"'sp~~~0~t&~YJ~ l-~-~~ DRIVEWAY
ENTRY WALKWAY
74.0 SQ.FT
24.0 SQ.FT. & (/)
APART. LANDSCAPE UGHTING MAY NOT SE USEO FOR lREE.
WAU, FENCE OR ACCENT UGH11NG Cl' ANY TYPE. THE PURPOSE 'M:ST PAnO 100.0 SQ. FT.
OF LANDSCAPE UGHTING IS TO SIIFEIY IlLUMINATE WAU<WAYS 0::
AND ENTRANCES TO THE SUB.ECT PROPORTY. NOR'll-1 PAnO n.o SQ.FT.
SOUlH PA110 235.0 SQ.FT. w
TOTAL (P) PERVIOUS COVERA~ 510.0 SQ.FT.
>
0
TOTAL PROPOSED COVERAGE 556.0 SQ.FT, 0
SCALE; 1' 1/4'

1 51
 REMOVE EXISTING
REMOVE EXISTING CONCRETE WOOD FENCE
STEPS/LANDING 14.0 SQ.FT
REMOVE EXISTING
WOOD RETAINING WALL
REMOVE EXISTlNG
WOOD RETAINING WALL
REMOVE EXISllNQ
CONCRETE STEPS 5.0 SQ.FT.
REMOVE EXISTlNG
WOOD PLANTER

REMOVE EXISTING
N1'37'17"E 80.00' TRASH ENCLOSURE
-------9"0----o--------a------a------15'--------o----

REMOVE EXISTlNG
CARPORT
(UD AND COLUMNS)

II
EXISTING RESIDENCE
SHOWN SOLID THK UNE
FF ELEV=106.2'
21'-9"
~------------~~--~~----------~--~0
g
1.1")
(ASSUMED)
II

REMOVE EXISTlNG
WOOD QATE

REMOVE ALL EXISTlNG

WOOD PLANTER

REMOVE EXISTlNG
STONE STEPS 13.0 SQ.FT
15'-8"

I REMOVE EXISTlNG
I WOOD fENCE

REMOVE EXISTlNG
WOOD fENCE
iI REMOVE EXISTlNG BRICK
SOUTH PAllO 113.0 SQ.F'T

l I 'b
: ::::: DRIVEWAY : REMOVE EXISTlNG BRICK
SOUTH WALKWAY 23.0 SQ.FT.

i :: : : .325.0 5Q,FT. : : : : :

0
II ___ ]_______ ___________________________
24"0 _j
10 REMOVE EX1Si1NG
ASPHALT DRIVEWAY 325.0 SQ.FT

14"0 I

---0-- .
18"0
L--------------------------- ----------e----- ---- N1'37'17"E 80.00'
0 g~

o--o-

z
<(
....J
0..
z
EDGE OF PAVMENI ww<(
EDGE OF PAYMENT 1- ~ .....J
LEGEND EXISTING SITE COVERAGE (f) u Q..
ST.
LINCOLN
N~
EXISilNG IMPERVIOUS COVERAGE 0(/).....J
DRIVEWAY 325.0 SQ.FT. ZO<(
(A 60 ' WIDE CITY STREET)
REMOVE EXISTlNG WEST PROPERTY UNE
FLAGSTONE WALL 106.0 SQ.FT. _a::>
STONE PATH 35.0 SQ.FT
CONCRETE STEPS 49.0 SQ.FT. 1-<(0
0 5 10 15 (f)I~

MIN. SETBACKS

EJOS'IING 'IIREES TO
REMAIN
TOTAL (E) IMPER'IIOUS COVERAGE
EXISTING PERVIOUS COVE:RAGE
480.0 SQ.fT.
lJ-tJ w I
I
X-'-~ W
W<l!Q~
SOUTH PATIO 113.0 SQ.FT. ( IN FEET ) 1/4 inch = 1 ft.
23.0 SQ.FT.
REMOVE EXISTlNG
FLAGSTONE WALL
ElOS'IING HARDSCAPE
TO BE REM0\0
SOUTH WALKWAY
WEST STONE PAIH 35.0 SQ.FT.
GRAPHIC SCALE SCALE: 1' 1/~"

Existing Aoor Area

TOTAL (E) PERVI<lJS COVERAGE
TOTAL EXISTING CO'ERAGE
171.0 SQ.FT.
651.0 SQ.fT.
IAAIN LE~L
GARAGE (ATIACHED)

TOATAl
937.0 SQ.FT.
200.0 SQ.FT.

1,800.0 SQ.FT.
2 52
 ~ NEIGHBOR BUILDING j
'///ft//(fl// (//((//////(//(//(ft/1////f///(////

r==-=-=-=u --=o------ - ----u-==== s

--
___________ L~-- - -~~
--------
1 ,---- ~----~~.w.w. . . . . .~~~~~. . . . . .~ /
' \. ~~~~ /

l \
I ~~-~

MAIN DWELLING
1,600.0 SQ.ff. SHOWN SOLID THK LINE

FF ELEV=1 06.2'
(ASSUMED)

I
IL - - - - - - - _..__________.

-30"0 DRIVEWAY
NEW, 74.o sa.n.
PAVERS SET ON SAND

! SHOWN HATCHED .

18"~---------------------------------.1-
ENTRY PORCH

'M~ STAIRS
NEW, 46.0 SQ.FT.
14"0.
ENTRY WALKWAY
g"o A2o"o NEW, 24.0 sa.n.,

WEST PATIO
NEW, 100.0 SQ.F'T.
CARMEL STONE PAVERS
& --
CARMEL STONE
SET ON SAND.

SET ON SAI'D. D & G WALKWAY

0 CITY R.O.W.

EDGE OF PAYMENT EDGE OF PAYMENT

PROPOSED SITE COVERAGE
LEGEND oz
N~
PROPOSED IMPERVIOUS COVERAGE
W<(
ENTRY PORCH 46.0 S(l.FT. (j)_J
oa..
PROPERTY UIE TOTAL (P) IMPERVIOUS COVERAGE 46.0 SQ.FT. a..
LINCOLN ST. MJN, SETSA~ PROPOSED PERVIOUS COVERAGE 0
LJ-tJ-U
5 10 15
I
ow
cr::f-
(A 60 ' WI DE CITY STREET)
UOHT F1X1\JR!, SEE
DRIVEWAY
ENTRY WALKWAY
74.0 SQ.FT
24.0 SQ.FT,
& ( IN FEET' ) 1/4 inch
I

= 1 ft. Q_(j)
SHEET 12 FOt SPEC's 'MEST PAT10 100.0 S<I.FT.
NORTH PATIO n.o S<I.FT. GRAPHIC SCALE SCALE: 1" 1/+"
EXISTING TRillS 10 SOUTH PAllO 235.0 SQ.FT.
REMAIN Proposed Floor Area

3
510.0 511FT.
TOTAL (P) PERVIOUS COVERAGE
MAIN LEVEL 1,600.0 SQ.FT. 53
-I+HB HOSE BIB TOTAL PROPOSED COVERAGE 556.0 SO.FT.
GARAGE (ATIACHED) 200.0 SQ.FT.
-+GASGAS UNE
 ~

Q>0J
~ (JI _,
(J)qi
* "'v iJ
fT1 ~ )>
rr~O
drrl<
fTl

~01

107

1!
!
-
1!
RESIDENCE li
I
=-!I
z -
..... ll ig
o
->
-0 l' y...
~<0 ....
cnC!. 1'-Il! .,
~~~ 1: g
~0 N
-drr~Z l!
l!
1!
(f)
1!
_, I!
i!
Il
i!
I!
l!
-o-
I!
UP
i
1!
TBI.l
MAG NAIL 1!
EL='100.00'
1!
--~
~
- I..- ~I'
-=----==-~===d
APN 01G-172-020

ISSUE: PROJECT: REVISIONS:

SITE
!Ill EXISTING OB-21-2017 ARIOTO RESIDENCE ~:~:S,~~3:r_::~=..~-:
z:=~~.":;'~~AIC>e:..-; m=~
...
IC 0
DG
S/E Comer of Lincoln ond 13th
!fu~=:~~~::.t:st~~~~U: Q.AUDIO ormz DESIGN GROUP. liC
~ SURVEY/TOPO BLOCK: 144 LOTS: 2 ~r 20 sa.All*tc.liZ P.O. BOX 3715 Carmel. CA U3921
OFRC: 831.626.4148
l APN: 010-172-011
54

Cl.AUOiotiCOOGINC.COII
DRAWN BY: PROJECT NO. WWW.COOGINC.COII
A.J.ORllZ
I 17-05
 EXIS'TING REMOVAL ADOI110N
MAIN LEVU. 141.0 lN.Fi. 93.0 LN.Fi. 200.0 lN.FT.
GARAGE 0.0 LN.FT. 0.0 LN.Fi. 60.0 L.N.Fi.

TOTAL 141.0 lN.Fi. 93.0 LN.Fi. 280.0 LN.Fi.

100.0" 86.0 " 164.0"

SCOPE OF DEMOLITION WORK:

El<'!IIIIORJ
I. REMOVING All EXISllNG 'MNDOWS AND REPL.ACE 1\HH NEW
WOOD 'MNOOWS.
:Z. REMOVE i:X'TERIOR DOORS AND REPL.ACE 1\lTH NEW WOOO
[)()()AS
3. REMOVE PORCH ON v.tST ELEVAliON (FRONT) AND REP !.ACE
\11TH NEW COVERED PORCH 'MTH SllDNE PER Pl.AN.
4. REFURBISH PORCH ON THE SOUTH SIDE.
INlERIOR:
I. REMOVE All FLOOR IN UVING SPACES, KITCHEN AND
BATHROOMS.
3. REIAOVE ALL EXISllNG FIXTURES AND REPL.ACE \liTH NEW PER
Pl.AN
4. REMOVE CABINETS, llLE, Sl.ABS AND PREPARE AREAS FOR
NEW CABINETS, llLE AND SLABS PER Pl.AN.
~. EXISllNG FURNACE TO BE REPI.ACED AND VERIFY EXIS11NG
DUCT SYST1.1 AND VENTS FOR NEW LOCAllONS.
8. R1.10\I!NG EXIS11NG WATER HEATERS AND REPL.ACING \liTH
NEW
1. NEW ELECTRICAL WORK THRU OUT NEW BUILDING

N~
0 5 10 15
I
I
u-tJ-W
( IN FEET ) 1/4 inch ., 1 ft.
GRAPHIC SCALE

WALL LEGEND
- - 2x ALL INTERIOR WALLS

- - 2x NEW WALLS SCALE: 1' 1/4"

- - EJ(]S11NG WALLS TO BE REIAOVED

5 55
 ~I

BEDROOM 2

'~tl
L =--=--~---~--=--~--l-~~--------+-----~ _I
15'-1o" 2~'-4' ----
EXISTING FLOOR PLAN
r--15" HIP-SIDE
OVERHANG

-
EXISTING SLOPE
TO SlOE g

t t
EXISTING SLOPE TO REAR
t EXIsnNG
CARPCRT
g

FLAT ROOF"
15" HIP-SIDE EXISTING
OVERHANG

-
RESIDENCE
a

FLOOR AREA
t
EXISTING SL<FE TO REAR
MAIN LEVEL 937.0 S.F'.
FLAT ROOF"
'--15" HIP-SIDE
OVERHANG

N~
EXISTING ROOF PLAN 0 5 10 15
u lJ-W I I SCALE: 1/4' 1'
( IN FEET ) 1/4 inch "' 1 ft.
OVERHANG
-
' - - 15 " HIP SIDE
GRAPHIC SCALE
6 56
 KEY NOTES
[j] WOOD FASCIA
(1] WOOD DOOR
[J) SOARD AND SAffiN SIDING

(3J EXTERIOR STAIRS

(2] CARPORT
[]]GRADE

[1) 'MNDOW CLAD

Top of Roof ot 115 95'

Toe of Roof ot 115.95'

WEST ELEVATION NORTH ELEVATION

Ton of Roof ot 1Hi.95'

I
r r T2e of Roof ot 115.95'
r rrr J!I
~
~
~
lllflfll 11111111
r--
111111

- 1
~
E8 I--
I--
~I,.....J....;
=== :1
I-- li

l __ .-E!..l~J[_ II~ l
I--
.....___
TT
--_jL-....-~~~2:::~~~~;!!~-~~=~::!~~~=---!.E.PL!.o~._g~
- -
-

~
EAST ELEVATION SOUTH ELEVATION

0 5 10 15
uuw I I SCAI.E: 1/~" ~ 1'

7
( IN FEET ) 1/4 inch = 1 ft.
GRAPHIC SCALE 57
 ROOM NOTES GENERAL NOTES:
MAIN LEVEL
[QQ] l".f~.Vx"V2-o [Q1I ~P~,~-2
UIDJ ~~ll~Lj. Q" ITiml ~,ll~el..e
[@! ~~~5-R,PW-o ~~lt'Rx~e
[QJ~~JGx~~~ [j]]] ~~~E 18'-o"
[j]1J ~;~~N1t-~ [ill ~~Jfllc 'fi~~OM
[@ ~~~Df~~cP liTI] ~~JPlc ~~[NO"
fi:OO ~~~Rx e-e !lTIJ ~~ eq~JlP
[BJ~b'JY/2~Gii
KEY NOTES
m~~D
m~:~-"'~ t~~~rr~~~CE~~~
[lj BUILT-IN PANlRY C~NET
[!) ~~r~&l'~~tl[ 8LSfOSAL
([] DISH WASHER SPACE

[] ~~~~ ~jl-i'i!f~~~
rn wr~~N!tR TOP
[[j UPPER CHllNETS

[[]~0\~ iliRe~r,~~.if'e
[QJ~W"'l'~ ~'&;~CH HIGH VANilY ll!TH
[j]ARCHWAY
li2l NEW SHOWER PER PLAN
o SHOl\ER HEAD TO BE 7'-cf FRO~ FlSHED f1.00R
o ANliSCALDINC VALVE: AT SHCI'IR
o CONliiOL VALVES AND SHO\\tRHEADS SHALL BE LOCA1ED ON
THE SIDEWALL or SHD\\tR CCMPARlMENT OR BE OTHERI\ISE
AARANGED SO THAT THE SHOWERHEAD 005 NOT DISCHARGE
DIRECTLY AT THE EN'!RANCE TO THE COMPARlNENT AND lHE
BATHER CAN AD.AJST THE VALVES PRIOR TO SIOI'PINO INTO
~E~o::s:~:n~'i:r40~a~~~J'W"~~~
VALVE TYPE. PER CPO 408.3. DO NOT US WORE THAN 2.0
OAl.LCNS PER MINUlE PER CPC -10&2
liJ ~~~uC~~lNCH WOOD BURNING flREPLACE
li3J DECORATIVE: H!ARTH &!E SPECS.
fi]j NEW ONE 2" ROO ONt SHELF
li]! ~~ERioSC~~ m\'.fc:'i,~~SEC r-..
IUJ ~Jl69J~ TO EXTERIOR. 0
N
fi]J I

~I
0)
0

li]j NICHE' SEE INT!RJOR ELEVAliONS

IZl:J SHOES/SWEATERS (5) SHELVES BUILT IN
IZ3J Je" HIGH LOW WALL SHELr DESIGN
l'l?il BLILT IN CABINETRY FoR T.V., sa: INTElllOR

(Ejjo ~ELEVATIONS.
12) COFFERED CEIUNO
~ (5) SHELIES BUILT 1N.

0 OENOlES 'MNOOW NUMBER. SEE \IlNDOW SCHEDULE

0 DENOlES DOOR NUIIB!:R, SEE DOOR SCHEDULE

Emergency Egress Notes

z
a<(
w_J
Wall Legend (/)0...
On:=
- - - - - - --- ~E~ro1r~~ o...o
N{fJ WGM ~@8@ - - STONE VENEER
oo
Q::_J
o...u...
0 5 10 15 Proposed Floor Area SeAl.: 1' - 1/+"
lJwU w I
I MAIN LEVEL 1,595.00 SQ.Fl.

8
GARAGE (ATTACHED) 200.00 SQ.FT.
( IN FEET ) 1/4 inch = 1 ft.
GRAPHIC SCALE TOTAL 1,795.00 SQ.FT. 58
EXTERIOR LIGHTING FIXTURES:
FIXTURES MUST BE DOWNWARD FACING AND SHIELDED.
MUST COMPLY WITH
CITY OF CARMEL-BY-SEA DESIGN STANDARDS. (_ ..
Ptt!J.IP$
-

llJ

BULB FIXTURE A FIXTURE B

PHILLIPS MANUFACTURE: HAMPTON BAY MANUFACTURE: WORLD IMPORTS
MANUFACTURE:
T24 COMPUANT: YES T24 COMPUANT: YES
WATTS: 4 WATTS COLOR: ANTIQUE COPPER
COLOR: COPPER
LUMENS: 150 4 WATTS WATTS: 4 WATTS
WATTS:
BULB TYPE: 811 LED SOCKET LUMENS: 150 LUMENS: 150
BULB TYPE: SEE BULB BULB TYPE: SEE BULB
DIMENSIONS: 16'1-1 X 10.5"W X 11 DIMENSIONS: 16"H X 10.5"W

NEW 6- FOOT FENCE

MATERIAL: REDWOOD
FINISH: NATURAL
HEIGHT: 5-6 FT. VARIES

o(f)
w..J
(/)<l::
WALKWAY Oet:
DRIVEWAY PAVERS PATIO o..w
MANUFACTURE: CARMEL STONE MANUFACTURE: CARMEL STONE Ol-
MANUFACTURE: CALSTONE
COLOR: OAK BARREL GRAY COLOR: NATURAL COLOR:
INSTALLATION:
NATURAL
SET ON SAND
e:::-<
INSTALLATION: SET ON SAND INSTALLATION: SET 00 SAND 0..~
SCM.E: 1' 1/+'

12 59
 ,.,.--------- ...........
,--------- -..---------------..~~ ...------------------ - -;/"'-------' /
'"':::ot-:~~~~~
I I

MAIN DWELLING
1,600.0 SQ.FT. SHOWN SOLID THK LINE

FF ELE.V=106.2'
(ASSUMED)

24"0.

9"0

EDGE OF PAVMENT EDGE OF PAVMENT

PATH LIGHT, 3 WATTS LED, SEE FIXTURE "3" ON SHEET 13
MAY NOT BE SPACED CLOSER THAN 10-FEET APART z<{
_J
EXTERIOR LIGHTING NOTES IRRIGATION SYSTEM PLANT INDEX 0...
1. '"-1.1. EXTERIOR UGif!lNG ATTACHED TO THE M'"-IN BUILOING OR
'"-NY '"-CCESSORY BUILOIIIG ~AY NOT BE HIGHER THAN tO-FEET No. BOTANICAL NAME COMMON NAME SIZE
ABO \IE THE GROUND ANb MAY NOT EXCEED 2!5-WIITTS
(INCANDESCENT EQUIVAL!NT; I.e., APPROXIMATELY 37~ LUMENS)
1" ANllim'HCII DEVICE
1" ELEC1111C ~l\IES
w
IN PO~ PER FIXTURE.
F'I..TER PI.US IECULATOR FOR EACH V~Vf. 1 AGAPANTHUS PETER PAN LILY OF THE NILE 1 GAL 00...
2. LANDSCIIPE UGHllNO MA~ NOT EXCEED 18-INCHES ~01 THE W<{
GROUND NOR t.IORE TH.1 15 WIITTS
CINCIINDESCENT EQUIVALENT; Lo., APPROXIMAID.Y 22~ LUMENS)
ELECtRIC CONIR0ll.E11
2 C\STUS DORIS HIBBERSON ROCK ROSE 5 GAL (/)u
N~
EACH PLANT ll BE ON ORtP SYSTEM
i!>ER FlXTURE ...NO t.I'"-Y IIOT BE SP'"-CED CLOSER THAT to-FEET
APAAT. LANDSCAPE UG!fnNG MAY NOT BE USED FOR IREE, AU. PLANTS 111.1. BE PI.N<TED 'MTH AOR1FORM 3 LAVANDULA STOECHAS SPANISH LAVENDER 5 GAL
0(1)
WAll.. FENCE OR '"-CCENt UGH11NG OF ANY T'II'E. THE PURPOSE
TIIBS fOU.O'MIG MANUFAC1\JRE CIRECllONS. o..o
OF LANDSCAPE UGH'!lNG IS TO SAFETY IU.UMINATE WAlKWAYS
AND ENTRIINCES TO TH[ SUBJCT PROPERTY.
COIIPOST WIU.. BE MllCCD V11TH SOIL AT 2: 1 4 SALVIA LEUCANiHA MEXICAN BUSH SAGE 5 GAL oz
5 ROSMARINUS ROSMARY
0:::<{
5 GAL 0 5 10 15 Q__j
6 RHAMNUS CAUFORNICA COF'FEEBARRY 5 GAL
I;;J-U-U I I
SCIIUE: 1' 1/4"
( IN FEET ) 1/4 inch = 1 ft.
GRAPHIC SCALE
Ll 60