CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

November 8, 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 a Final Design Study (DS 17-315) and associated Coastal
Development Permit for the demolition of an existing residence and
construction of a new 1,800 square foot single-family residence with an
attached one-car garage, 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 on a 4,000-

square foot, resubdivided corner lot, and construct a 1,600-square foot, single-story residence,
with a detached 200 square-foot garage. The Planning Commission reviewed this project on
October 11, 2017, and requested changes be made to the garage height.

Recommendation: Approve Design Study DS 17-315 conditioned upon a requirement that the
garage height and driveway prominence be reduced by eliminating the proposed fill on the south
side of the property.

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

18
DS 17-315 (Arioto)
November 8, 2017
Staff Report
Page 2

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.

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 1/3
(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 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
Per CMC 17.10.030, a resubdivided corner lot has a 10 foot front yard setback.

19
DS 17-315 (Arioto)
November 8, 2017
Staff Report
Page 3

1. The applicant shall lower the garage height.

Staff Analysis: The Planning Commission expressed concern that the garage appeared too tall as
seen from Lincoln Street, in part because the applicant is proposing to fill soil the south end of the
property and raise the grade elevation by approximately 2.5 feet. The garage was originally
proposed to be 14 feet high from the existing grade. When reviewing the story poles the Planning
Commission noted that the garage appeared massive and requested that is be lowered. In
response to concerns of the Planning Commission, the applicant has submitted revised plans that
show the top plate and ridge elevations reduced by approximately one-foot. The applicant has re-
staked the garage to reflect the revised elevations. The proposed garage still appears large, mostly
due to the proposal to raise the grade elevation below it.

Staff does not support the proposal to raise the grade elevation. Not only will it make the garage
appear more massive, it will also require a built-up ramped driveway flanked by retaining walls that
extend into the City right-of-way. The City Forester reviewed the proposed driveway and has
determined that the fill soil to accommodate the driveway will negatively impact an adjacent oak
tree. The City Forester recommends an alternative design for the driveway that does not require
fill soil within the drip-line of the tree. The proposed garage and driveway design is considered by
Staff to be inconsistent with the Residential Design Guidelines section 3.1 to 3.4, which address
developments that should minimize cut, fill, and maintain the natural grades. Staff has drafted a
condition requiring that that grade below the garage be maintained at its natural elevation. The
Planning Commission may continue this item with a request to see the changes made to the grade.

It should be noted that the floor level of the main residence is approximately 2.5 feet above natural
grade, and the applicant is proposing to raise the grade below the garage so that it is at the same
level of the main residence. In staffs opinion, the main residence appears relatively large and the
Commission may still require that the height of the main building be reduced as well. The ridge
height and plate height of the main building are both approximately 1-foot below the maximum
allowed.

2. Remove stone veneer from the garage.

Staff Analysis: The Concept plans showed the sketch of the garage with a stone veneer although
the plan sets elevations showed no stone veneer. The applicant clarified this at the October 11
Planning Commission - there will be no stone veneer on the garage.

20
DS 17-315 (Arioto)
November 8, 2017
Staff Report
Page 4

Finish Details: 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. Windows are unclad wood with wood divided lites. The garage door is a roll-up, wood
door. In staffs opinion, the applicants proposed architectural details are authentic and therefore
the project is consistent with the Residential Design Guidelines.

Exterior Lighting: 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 are therefore consistent with
the Residential Design Guidelines

Landscaping/Fencing: The landscape plans (Sheet L1) indicate six species of landscape plants will
be planted and these are all accepted by the Carmel Forestry Department as drought tolerant and
therefore appropriate for the City.

Proposed fencing material is a solid wood grape-stake, six feet tall at side yard lines. The plans
indicate 6-foot tall fencing along the 13th Avenue street frontage. The Zoning Code requires that
fencing within the 15-foot front-yard setback be a maximum of 4 feet high. A condition has been
drafted regarding the fencing height. 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.

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.

21
DS 17-315 (Arioto)
November 8, 2017
Staff Report
Page 5

ATTACHMENTS:

Attachment A Findings for Approval

Attachment B Conditions of Approval
Attachment C Project Plans

22
Attachment A Site Photographs

Project Site with staking and flagging of garage

23
Project site as seen from 13th Street

24
Project Site as seen from Lincoln Street

25
Project Site as seen from Lincoln Street

26
Attachment B Findings for Approval

DS 17-315 (Arioto)
November 8, 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. As conditioned, 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.
27
DS 17-315 (Arioto)
November 8, 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.

28
Attachment C Conditions of Approval
DS 17-315 (Arioto)
November 8, 2017
Conditions of Approval
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 17-315) 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

29
DS 17-315 (Arioto)
November 8, 2017
Conditions of Approval
Page 2

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 4,007-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,

30
DS 17-315 (Arioto)
November 8, 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

31
DS 17-315 (Arioto)
November 8, 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. The applicant shall revise the plans to eliminate the proposal for soil fill on the
south end of the property. The garage and associated driveway shall be built at
existing grade elevation.
24. The applicant shall remove ivy from the property prior to final inspection.

25. The plans shall be revised to depict that all fencing within front-yard and street-
facing side-yard setback shall be a maximum of 4 feet high.

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

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

32
 Arioto Residence
Exterior & Interior Remodel
Carmel-by-the-Sea, California
A.P .N. 010-172-011-000
BLOCK: 144 LOTS: 2

PROJECT DATA SHEET INDEX SCOPE OF WORK

L.OT SIZE 4,000 S.F. 1. REMODELING AN EXISllNG ONE 1,127.0 SQ.F'T. STORY SINGLE
ZONING R-1 1. COVER NOTES FAMILY DWELUNG WITH A CARPORT.
A.P.N. 01o-112-011 2. PROPOSING A ONE STORY, 673.0 SQ.F'T ADDillON WITH AN
ADDRESS BLOCK: 144 LOT 2 2. EXISTING SITE PLAN & HARDSCAPE ATTACHED ONE-CAR GARAGE, NEW ROOF, PLASTER VENEER,
REMOVAL PLAN STONE VENEER AND WOOD WINDOWS.
FLOOR AREA SITE COVERAGE 3. PROPOSED SITE PLAN 3. THE PROJECT ALSO INCLUDES NEW STONE PATIO AND WALKWAYS
1,800.0 SQ.FT. 45.0X LAND CO'.GAGE ALLOV0 396.0 SQ.FT. 22.0X of F.A.R. WITH A NEW GAS FIRE PIT ON THE REAR F>A110.
FAR AI.LOYim 4. TOPOGRAPHIC SURVEY
ElCISTING BONUS SITE CO'vERAGE 160.0 SQ.FT. 4.0S of SITE 5. MAIN LEVEL DEMOLITION PLAN
MAIN LEVEL 937.0 SQ.FT. 6. EXISTING FLOOR PLAN & ROOF PLAN
CARPORT 190.0 SQ.FT. TOTAL COVERAGE AU.OWED !i . ~ 556.0 SQ.FT. I> 13.9 s 7. EXISTING ELEVATIONS
TOTAJL (E) GROSS FlOOR AREA: 1,127 SQ.FT. 40.3S 8. PROPOSED FLOOR PLAN
EXISllNG SITE COVERAGE 9. PROPOSED ELEVATIONS
EXISllNG IMPERVIOUS CO'vERAGE
p':!!:~ 1,600.0 SQ.FT.
10. PROPOSED ROOF PLAN
(ATTACHED GARAGE)& 200.0 SQ.FT
DRIVEWAY 325.0 SQ.FT. 11. PROPOSED WINDOW & DOOR SCHEDULE
106.0 SQ.FT.
TOTAl \P) GROSS FLOOR AREA: 1,800.0 SQ.FT. 45.0S
FlAGSTONE WALL
CONCRETE STEPS 49.0 SQ.FT.
12. PROPOSED MA1ERIALS
13. STREETSCAPE
VICINITY MAP NOT TO seAL

TOTAJL (E) IMPER\IIOUS COVERAGE 480.0 SQ.FT. L1. PROPOSED LANDSCAPE

EXISllNG PERVIOUS COVERAGE
SOU'll-1 PAllO 113.0 SQ.FT.
SOU'll-1 WAU<WAY 23.0 SQ.FT.
VoST STONE PATH 35.0 SQ.FT.
TOTAJL (E) PERVIOUS COVERAGE 171.0 SQ.FT.
TOTAL EXISTING COVERAGE 851.0 SQ.FT.
PROPOSED SITE COVERAGE
EXTERIOR LIGHTING NOTES PROPOSED IMPERVIOUS COVERAGE
1. AU. EXTERIOR UGHllNG ATTA(l;ED TO THE MAIN BUILDING OR
ANY ACCESSORY BUILDING MAY NOT BE HIGHER '!!IAN 10FEET ENlRY PORCH 46.0 SQ.FT. :lt11A, 1-
ABOIIf: 1HE GROUNO AND MAY NOT EXCEED 25-WAT!S w
~CANDESCENT EOJIVALfNT; I.e . APPROXJMA'Ja Y 375 LUioiENS)
POWER PER F1X1VRE.
2. LANDSCAPE UGH11NC MA'I' NOT EXCEEO 18-INCHES ABOVE THE
TOTAL (P) IMPERVIOUS COVERAGE
PROPOSED PERVIOUS COVERAGE
46.0 SQ.FT.
RECEIVED
~ ' .
6' w
I
GROUND NOR MORE 1HAN 15 WAT!S
(/)
~~=IN~~x~:Eit5P'f&~>&.~y1H~ ~F~w ORIVEWAY 74.0 SQ.FT
&
APAAT. LANDSCAPE UGHlliiG NAY NOT BE llSED fOR 1REE.
WAU.. F'ENCE OR ACCENT UGHllNG or ANY rn>E. 1HE PURPOSE
OF' lJINDSCAPE UGHllNG IS TO SAFETY llllNINAlE
ENTRY W~Wft.Y
WEST PAllO
24.0 SQ.FT.
100.0 SQ.FT.
RECEIVED a:::
AND EHlRANCES TO THE SUBJECT PROPERTY.
W~WAYS
NOR'll-1 PAllO n .o SQ.FT. w
SOU'll-1 PATIO 235.0 SQ.FT.
>
TOTAJL (P) PER\IIOUS COVERACE
TOTAL PROPOSED COVERAGE
51 0.0 SQ.FT.
558.0 SQ.FT.
(lCT %'l ZOt1 0
()

City of Canne~-by-the-S
Pi~nni:-~~ &. Bu.ddmg. Dept.

1
33
REMOVE EXISTING CONCRElE REMOVE EXISTING
SlEPS;tANOING 14.0 SQ.FT WOOD FENCE

REMOVE EXISTING REMOVE EXISTING

WOOD RETAINING WALL WOOD RETAINING WALL

REMOVE EXISTING
REMOVE EXISTING CONCRETE STEPS 5.0 SQ.FT.
WOOD PLANTER

REMOVE EXISTING
N1'37'17"E 80.00'
-------g-;0----Ci--------a------o--------a------o-- TRASH ENCLOSURE

REMOVE EXISTING
CARPORT
(UD AND COLUMNS)

. ,........

~~
~~
<~ (_)
1-

~g as
~~0 ~
$
EXISTING RESIDENCE b ~

n
LL.
SHOWN SOUD THI< UNE
FF ELEV=106.2' ~----------~2~1~~9~---+-
- --
-_---_-4---~~ "0
('f)lll 0
w REMOVE EXISTING (ASSUMED) IJ.")
FLAGSTONE WALL
~~
(!)

8 II

REMOVE EXISTING
WOOD GATE

REMOVE ALL EXISTING

WOOD PLANTER

REMOVE EXISTING
STONE SlEPS 13.0 SQ.FT

REMOVE EXIS11NG
WOOD FENCE
REMOVE EXISTING
WOOD FENCE REMOVE EXIS11NG BRICK
SOUTH PAllO 113.0 SQ.FT

REMOVE EXISTING BRICK

SOUTH WALKWAY 23.0 SQ.FT.
lo

--~------J
REMOVE EXISTING
ASPHALT DRIVEWAY 325.0 SQ.FT

---0-- .
D

~
9~

--------0---------o--------~~-----~
z
<
....J
o_

EDGE Of PAVMENT
EXISllNG SITE COVERAGE
LINCOLN ST. LEGEND

N~
EXISllNQ IMPERVIOUS COVERAGE
(A 60' WIDE CITY STREET) ---D---D- ~sm: PUt
DRIVEWAY 325.0 SQ.FT.
REMOVE EXISTING WEST PROPERTY UNE Fl.AGSTONE WALL 106.0 SQ.FT.
STONE PATH 35.0 SQ.FT ~TE STEPS 49.0 SQ.FT.
0 5 10

15
TOTAL (E) IMPERVIOUS CO\'EWlE
ElCIS11NG PER'I'IOUS COVERAGE
480.0 SQ.FT.
u u u I I
SOUlH PAllO 113.0 SQ.FT. ( IN FEET ) 1/4 inch = 1 ft.
REMOVE EXISTING SC\JlH W~WAY 23.0 SQ.FT.
FLAGSlONE WALL
El!ISliNG HARDSCAPE
10 8 REIICMD YIEST STONE PAlH 35.0 SQ.FT.
GRAPHIC SCALE SCALE: , 1/'>"
Existing Floor Area

2
TOTAL (E) PEJt'I'IOUS 00\f:RAGE 171.0 SQ.FT.
t.4AIN LEIIEL 937.0 SQ.FT.
TOTAL EXISl1NG COVERAGE 1151.0 SQ.FT.
GARAGE (ATTACHED) 200.0 SQ.FT.
TOATAL 1,800.0 SQ.FT.
34
 NEW 6FT WOOD FENCE.

~ j
NEIGHBOR BUILDING STONE WALL
18' IN HEIGHT

/ /(ft//(/ftftftft///////(/ / / / // / / / i j f t/(ftftft/

,---- ...
1
b
----

MAIN DWELLING
. ,..--._
1,600.0 SQ.FT. SHOWN SCUD THK UNE

FF ELEV=106.2'

~~
f-
(ASSUMED)
i3
~
>: ~ 0:
l.J...

~ ~u
0
l.U
(.!)
Cl
UJ

~9
~ :=0
('f) LD
~~

i
14"0

I
18"~----------------------------~
9"0

N
All MEASUREio1ENlS OF THE SElBACK TO PROPERTY
BOUNDARY IS FR~ lHE FINISHED EXlERIOR SURFACE.

EDGE OF PAVMENT EDGE OF PAVMENT

LEGEND oz
N~
E:NTRY PORCH 46.0 SQ.FT, W<(
(/)_J
oa..
LINCOLN ST. -- - - - - PRCPER1Y UHE TOTAL. (P) IMPER\10US COVERAGE
PROPOSED PEIMOUS COVERAGE
46.0 SQ.FT.
0 5 10 15
a_
ow
(A 60' WIDE CI TY STREET)
-------

1MW
IIIH.SEIBACKS
ORIIIWAY
ENTRY WAU<WAY
74.0 SQ.FT & u u u I I cr::I-
LICHT FIXliJRE, SEE 24.0 SQ.FT. Q..(/}
T SHET 12. fOR SPEc'S ~ST PAllO 100.0 SQ.FT.
( IN FEET ) 1/4 inch ,: 1 ft.
NORlH PAllO 77.0 SQ.FT. GRAPHIC SCALE SCAL.: ,. - v~
SOUlH PAllO 235.0 SQ.FT.
Proposed Floor Area
TOTAL. (P) PERVIOUS COVERAGE 510.0 SQ.FT.
-#HB HOSE

-+GASQASUNE
as TOTAL PROPOSED CO\'ERAQE 55&.0 SQ.FT.
MAIN LEIIL
GARAGE (ATTACHED)
lOATAL
1,600.0 SQ.FT.
200.0 SQ.FT.
1,800.0 SQ.FT.
3 35
 ~

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en ct:C
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11

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ll
11
-I t!
t!
l!
1!
1!
-o-
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UP
I!
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MAG NAIL
EL.::100.00' l
1!
--~
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- t. ~
- - -~-="'====dl
APN 01G-172-020

IC 0
I
~'~I EXISTING SITE
ISSUE: PROJECT: REVISIONS: 5 ~-:.::r"":-..::-,:..~~ DG
08-21-2017 ARIOTO RESIDENCE =~~~~~ . -=~-
.,J:1.. ~ SURVEY/TOPO S/E Comer of Lincoln and 13th
BLOCK: 144 LOTS: 2
===-~~.:~~1i.::.::.W-:.s=.:
~rli!:II!Cl.AID)Dmz
a.AlOO OR1I2 OESGN Ql(X)p. INC
P.O. BOX IDS Carmel. CA 93821
IIJ1.826.4H6
APN: 01 0-172-011 QfflCE;
ll.AUDIOGCOOGINC.COII
DRAWN BY: PROJECT NO. WWW.COOCINC.COII
A.J.ORTlZ 17-05
36
~~~t~Yt
EXJSllNG REMOVAL AODillON
MAIN I...EVEL 1-41.0 L.N.FT. 93.0 L.N.FT. 200.0 LH.FT.
GAR ACE 0.0 LH.FT. 0.0 LN.FT. 60.0 LN.FT.
'TOTAL 141.0 LN.FT. 93.0 LN.FT. 260.0 LN.FT.
100.0" 66.0" 1M.O"

SCOPE OF DEMOLITION WORK:

EX1ERIOR:
1. R11101/ING ALL !xm!NG WINDOWS AND REPlACE 'M1H HW
WOOD WINDOWS.
2. REMD~ EX1!RIOR DOORS AND REPlACE WI1H HEW WOOD
ODORS
3. REII~ POACH ON WEST ~AliON (IRONT) AND REPLAC
Willi NEW CO'I[ft!) POACH VIITH STClME PER PLAN.
4. IIUURBISH PORCH ON THE SOU1H SIDE.
IN1IJIICIIII
1. REMOVE ALL FLOOR IN U\'ING SPACES. KITCHEN AND
9A1HROOIIS.
3. REM~ ALL ElCISTIHG fllmJRES AND REPLACE Willi NEW PER
PLAN
4. ~ CABINe:t'S, T1LZ, SLABS AND PRPAR AREAS FOR
NEW CABINElS, 11LE AND SlABS PER PLAN.
15. ElGSliHO FURNACE 10 BE REPV.CED AND ERIFY XIS11NG
DUCT S'IS1Eiol AND -.em; FOR NEW ~CCIInoNS.
8. REIIOYING EXISllNG WAllER HEAlER$ AND REPLACING WITH
NEW
7. NEW ElECTRICAL WORK THIIU OJT NEW BIJll.DING

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

WALL LEGEND
- - 2X ALL INTERIOR WAllS

- - 2X NEW WALLS SCALE! 1' 1/4"

- - EXIS11NG WAI..LS TO BE REIIO\IED

5 37
 ~r------ ---------------------------f,~~=l,
42'-1"

I
I
I
a I
I
BEDROOM 1 I
!
CARPORT a I
LMNG ROOM I
I
I
I
a I
I
I
I

I BEDROOM 2
I
I
I
I

Lt------- 1~'-10'
t~
:ze'-4"
I----
EXISTING FLOOR PLAN
....--15 HIP-SIDE
OVERHANG

-
EXISTING SLOPE
TO SIDE a

t t
~Tll~&,W"OPE TO REAR
t EXISDNG
CARPORr
a

15" HIP-SIDE EXJsnNG

OVERHANG RESIDENCE

- a

FLOOR AREA
t
~s,:n~&:-OPE TO REAR
MAIN lE\IEL 937.0 S.F.

-15" HIP-SlOE

N{fl
OVRHANG

EXISTING ROOF PLAN 0 5 10 15

~U~WZ5U~~~'.-.-~' SCAL!: 1/4" 1'
( IN FEET ) 1/4 inch " 1 ft.
-
L - 15 HIP SIDE
0\/ERHANCl
GRAPHIC SCALE
6 38
 KEY NOTES
OJ WOOD FASCIA
I]] WOOD DOOR

[])BOARD AND BATTEN SIDING

[ij EXTERIOR STAIRS

~CARPORT
!])GRADE

(1] ~NOOW CLAD

Too of Roof at 115.95'

Too of Roof qt 115.115'

WEST ELEVATION NORTH ELEVATION

( rrrM
I

EAST ELEVATION SOUTH ELEVATION

(/)
z
c:>o
zr-
F<:
(/)>
-W
X-'
ww
0 5 10 15
U+<J w I
I SCALE: 1/4'- ,.

7
( IN FEET ) 1/4 inch = 1 ft.
GRAPHIC SCALE

39
 ROOM NOTES GENERAL NOTES:

[i]Q] ~'>m-0"
[IQ]~~-Q"
[Q2] ~~'!~g. ~~-0"
~~~JGx~~
IIMJ w~~ 12'4
IIQ51 ~JDxR't~d'Oit
liQ] ~'flxa'-11'

I'
0
~
0
N
I
C7l
a:'504. 0
li]j NICHE' SEE INTfRIOR EUVA~ONS
!Zi:ISi<lCI/S'IIAlERS (~) !Ha\15 BUilT IN
f:lj) l!ll' HIGH LOW WALL SHElF OOSIGN
Pl"'lSU,_T IN CABINETRY roR T.V. SOE 1N1DIIOR
~"-"~ElVAOONS.
fz:JCOI'I'ERE!l CWNO
~ (5) SHEI.YES BUILT IN.

01JD101ES WINDOW NliMIIR. SEE - SCID\JLE

0 DDIC!lES DOOR ~. SEE 00011 SCH0UU:

Emergency Egress Notes

Wall Legend
- - 2lc Ai.1. INTERIOR
o!o EX1ERIDR WAl.LS

0 5 10 15 Proposed Floor Area

uuw I
I MAIN LEVEL 1,595.00 SQ.FT.
SCALE: 1' 1/+'

8
GARAGE (ATIACHED) 200.00 SQ.F'T.
( IN Fffi ) 1/4 inch "' 1 ft.
GRAPHIC SCALE TOTAL 1, 795.00 SQ.FT.

40
 KEY NOTES
-~~~~~ - - ~-- ~ ------- IL __ (]]ROOF: 6:12 PITCH, WOOD CEDAR SHINGLES
!2J SIDING: CEMENT PLASlER
CD WINDOWS & DOORS: WOOD DIVIDED UGHT
(3] ENTRY DOOR: 2 1/4-IN THK MAHOGANY STAINED
[2) COPPER CHIMNEY CAP
[ID gg;w~s Gt~~ ~gu;~~N~o:~: ~gu~D
SPOUT.
CZJ OUTRIGGERS: 4X SHAPED

[] GRADE: WHERE OCCURS

I]] NEW IRON 42- INCH HIGH GUARDRAIL
[QJ GARAGE DOOR: ROLL-UP WOOD DOOR
[j] ~~.T FIXTURES: COPPER 325 LUMNENS
F.F at 106.2'
11] STONE VIENEER: NEW CARMEL STONE THIN CUT VIEN

1111 HEIGHT UMIT: 18 FT SINGLE STORY

[jJ] BARGE AND RAFlER TAILS: 4X SHAPED

WEST ELEVATION
Symbols
SEE SHEET 111 WINDOWO - WINDOW
REFERENCES NUMBER

0_
RIDGE 0 120.00'

~IV
fD
II l.L11
/RIDGED 119.53'

II II li_ ill ~u
Rldae at 120.6'
SEE SHEET 111 DOOR
REFERENCES
DOOR
NUMBER

~~ II II lll
Rldae at 117.8' ll-.....~LI U II U IIU U 1~/"""'~.11 II
'In
_jf LLUJL u .ll
II~
~ "-..~
........;:~
~_..... 'l-~
~~ UL
II
~
,.
\, ...,V.....n--.~111111
:;:;-a
;...-- UL

~eat114.2'
u
-.......~II ~ LJ.~
~~v ~ lllJ Jl II U II U II U
Plate at 113.8'
~
-.......:::; ~~
tpl
' - w
:11 i\. Wll
r-r- -,- A -,7 A ~
1-1- ~~-- '2 1( 'b
l..
!!. ~ 1l,

F.F' at 106.2' E5 a c D - - -- - -- - - -- -- - -- --- - F.F at 108.2'

~ ~ \m ~
EAST ELEVA Tl ON

........--.
u uu
~;::~
uu
II
I Rldae at 120.8' ""
oo
NN
I I

ia
II UL II II Li.l~ ~
u Ill UL n:rr I I
CXJo
uu 11 'In
1l, o~

u II U II UL LL LL II rm
Jl IJ IJ II
"''I II II lilT Ill uu uu IJ U I Plate at 114.2'
Ill II II II U II IIuI U II ~ F'.F' at 106.2' F.F at 106.2'
w
A r-r- -- A

~
!-!-
7-
~ !-!- ~- ~

-= a a ~=
~ 1\~106.2'
NORTH ELEVATION oz
(/)

-------------------~~ - ~ (/)-
wo
---------== SOUTH ELEVATION N{fl ol-
a...<l:
o>
0:::~
0
uuw 5 10
I
15
I
a...w
SCAL: 1' 1/4"
( IN FEET ) 1/4 inch = 1 ft.
GRAPHIC SCALE
9 41
 KEY NOTES
IIJ DOWNSPOUlS
(!] GUT!ERS W/ 2!1 SlOPE
CD Q!JNNEY
[Ij SHED ROOF
([] ROOF UNE SHOWN lHICI< SOUD UNE
[[) BUILDING FOOTPRINT SHOMo! "!HIN UNE
(L] 1!1"x24" Slm.JGHT

LEGEND
SLOPE DIRECllON
AIIROW

ROOF UN: PROPOSal

"!HICI< SOUD UNE
NEW GUT!ERS
a GABLED-END
OVERHANG, n'P. DIDMoiSPOUTS
W/VI SLOPE
NEW
NEW 8" GABLED-END
1a HIPPED-SIDE OVERHANG, n'P.
OVERHANG

g
---
N-

Oil
NEW
----EI---18" HIPPED-SIDE
OVERHANG
NEW
8" GABLD-END
OVERHANG, n'P.

t t
'"" i,. .
8:12 NEW
21' HIPPED-SIDE
OVERHANG

v
I
NEW I
a GABLED-END -----'t-'1<
OVERHANG, n'P.

I
I
II
I NEW
a<--#-t---1 a HIPPED-SIDE
-----.,I OVERHANG

I
~i!iHIPPED-SIDE---i1rt--
OVERHANG

NEW
1a HIPPED-SIDE
OVERHANG
NEW
21" HIPPED-SIDE
OVERHANG
NEW
8' GABLED-END
OVERHANG, n'P. NEW
a GASI.0-END
OVERHANG, TYP.
NEW
2a SHED ROOF

N~
0 5 10 15
u u u I I
SCALE: 1' 1/~"
( IN FEET ) 1/4 inch "' 1 ft.
GRAPHIC SCALE
10
42
 Window Elevations Types Window Schedule
DETAIL SHEET #
NO. LOCATION t,
~
SIZE
z'-'
JETAILS
MATE IAL REMARKS JAMB HEAD
~
J'-rt' 4'0"
,'-0" ~-
:::::i I>'ING Rl
p
_J >'lNG Rl MENT
w >'lNG Rl ARCH
~ I>'ING Rl 5'-
~ r-
'lj ~STI:R IROOM
... 0 ASTI:R rER CLOSET - ,.
'b 'b

I ~-
~ ,!. li

'b 'b
z BA
~-
I-:
,.,}-~~~~~ ,:, ,:, <: _IS[ 1'-' p
'
--~-----------------------------
-------------I- ------------- ~I SHill
F1.00R ~ 0 DINING REAR 5'-
A B c D E

~ :t-~~-~ ~i ~ :t-~~:~-:~ Window Notes:

e.
Note:
1. FOR HINGE LOCATlON &

1_~------------~~---------------------------------------------~
1. PRO..,D" SAFElY CI.AZlNG (lDIPERED OR LAMINATED)
AS R"QUIRED PER C.B.C.
2. SCRfEN COLOR TD BE SP"CIF1Ell BY CUENT
J , GENERAl CONTRACTOR TO VERIFY THE fi!NDOW ORDER
PROVIDE CONTINUOUS CAULK AROUND AlL Vr1NDOW 11. SEE EXlERIOR ELEVA~ONS FOR AlL WINDOW HEAD
OPENINGS 'MTH C.E. SIUCONE ACRYUC. HEIGHTS. OPENING SWING DIRECTlON
POLYSULFIDE OR URETHANE AS REQUIRED. 12. SINGLE PANE LAMINATED CLASS SEE ELEVA TlON SHEETS
~~~~-~-itt 1 ~ ~GL.' CI.AZJNO
?. AlL MANUFIIC'lUREll IIINOO\IS TD BE CERnFIED AND

_______________________ AND ROUGH FRAIIINO ~TH THE DESIGNER/ARCHITECT

PRIOR TO PlACEMENT OF THE Vr1NDOW ORDER.
4. THE \IlNDOW MANIJFAC'lURER WilL SUPI'LY SHOP
LABELEll MEETING STANDARDS USTED IN TIIBLE 25JV OF
TITLE 24.
e. EXTERIOR ~NDOW FlNISH TO BE SEALED, U.N.O.
SEC. 2401 olo2403.2.1
TAB~
13. PER THE ENERGY CODE AlL ~NDOWS W
2. ALL WINDOW DEMENSIONS
ARE THE ROUGH OPENINGS
SEE ElEVATlON SHEETS
F G H DRAWINGS FOR SPECIAl ~NDO\IS (OVERSIZE,ETC.) &. 'MNDOW W000 UNilS TO BE RECEI'E"-D- - - - TO BE GLAZING AS DUAL PANE.
FRO RE'IIEW BY CODG, lno. 10. AlL OPERABUE ~DOllS TO HAI'E SCREENS. 14. 'MNDOW JAMS TD BE 31/21NCHES VlllMCUT EXTESION JAMS
e. APPLY SISAL 1<1W'T PAPER AROUND AlL EX'TERIOR AS SPECIFY BY CUENT. AND OEUIIEREll WITH EXlERIOR WOOD SIU.S ONLY. (U.N.O)
OPENINCI.

Window Manufacture: Glazing Legend Symbols Abbreviations

MANUFACTURE:
ADDRESS:
CITY, ST"TE. ZIP:
PHONE:
FAX:
TYPE 1 - TI:MPERED GLAZING
PER c.e.c. 2406.4
WINDOW
REFERENCE
0_ WINDOW
NUMBER
N/A - - NOT APPUCABLE
G.C. - - GENERAL CONTRACTOR
P - - PAINT
ST - - STAIN
FF - - FACTORY FINISH
Hardware Manufacture: I.D. - - INTI:RIOR DESIGN
S - - SEALED
hiANUFACTURE: MFR. - - MANUFACTURER
ADDRESS:
CITY, STATE, ZIP: FIN. - - FINISH
FlNISHED PHONE: NAT. - - NATURAL
----------------------------- - ---------------- - ------------------------------------ - - - --- - -- - - - - - --- ~ FA)(:

Door Elevations Types Door Schedule

DETAIL SHEET #
5',.0" NO. LOCATION t, a;
~
SIZE
2'5" 2'6"
11
---, !EN]RY
MATE IAL z
c;: REMARKS
:ORE
I
' I
I
I
I FO'\'ER ~AR
DINING IDE r-
I
' I
'-' !

~ 'Ia
,;, z 1
DINING IDE
I BEDROC 2
r-
r-
' I

5] r-

'i ~OSE
_J
C3 CJ _J
w
5'-
6'-8" ~~~=-~~1-------r----+----
~
5'-
-------------------------------------------------------------------------------------------------- FIJlOR flll1111)
~DRY ~OOM .
,._
~- INSIDE
A B c D 0 ~ROO

:~::~:::::::::~~~~~:~:~:::::::::::~~~~::::::~:::::::~S:::~~~D~t~~OR~---------~~,~~oS-~~~---r---+----
rf-0" ~COM ONE 5'-
z LOSE 01 6'-8"

~ ffi]'~
BEDROOM TWC x s-
<: OSE' TW 6'-8"

-
'-1
..---I I
:::::!E GARAGE
GARAGE
~-1

X_
T-0
~p~~~~R~~~~~~P______~O~~~IID~E~~~$~~------~----T----
I
I
I

,. I
I
I
L ~
~ "'
;;.
Door Notes: Note:
Q Q F1NISI)
1. PR0\10E DEAD BOLT LOCI<S ON AlL EXTERIOR DOORS. SEE
SD1fDIILE FOR AOOJnONAL REQURE!oiEMTS.
2. PRO\'IDE PRIVACY HARDWARE FOR AlL BEDROOM NIO
e.
7.
DOORS BE'MEEN CONOITIOND ANO UNCONOITIOHEll
SPACES TO BE FIJU.Y WEATHER STRIPPEJl.
GENERAL CONTRACTOR TD RE'IIW DOOR ORDER 'MTH
11. THE DOOR FINISii TO BE:
EXlERIOR:
INTERKR
I . FOR HINGE LOCATION &
OPENING SWING DIRECTlON
SEE ElEVATION SHEETS
----- - --------------------------------------- - - - -- - --- - ----------------- - ------------- - ----------- ~ BATHROOM 1.0CATICI4S. ARCIIlECT PRIOR TO DOOR OADfR PLACEMENT. IIGS:
E F G H l. CENEIW. CONlRACTOR TO CONSULT 'Mlli O'MQ FOR
ADDITIONAL DOOR HNIOWARE RECMREMENTS.
8. DOOR HINCES TO BE 4.!nl.X4.5"W. DOOR T-It' 12. Tl DOOR STIUES TD BE PER 1'LAN
1l. OlEa< FlDOR 1'LAN FOR HINGES I.OCAnON
2. ALL WINDOW DEMENSIONS
8. AlL DOOR RlPS liND BOTTOiol TD BE SANDED. F1NISID. ARE THE ROUGH OPENINGS
+. IILL DOOR IJ.AZIHG TD BE TEMPERED GLASS. liND SEAUED. 14. PER THE ENERGY CODE AlL 'M!IDOWS ARE TO BE SEE ElEVAilON SHEETS
~. AlL EXlERIOR DOOR Gl.A2IIIG TO BE ~/rf' INSULAlED 1D. GARAGE DOORS : LAWINATED SINGUE GLAZING PANE.
TEMPER!) GLASS. SEE SCHfDUI.E Nil EXmllc:R EUEVATIONS FOR
ADDITIONAL INF'ORIIAllON.
Window Manufacture: Symbols Abbreviations
IIANUFAC'!URE:
ADDRESS:
CITY, STATE, ZIP:
PHONE!
FAX:
DOOR
REFERENCE 0 - DOOR NUMBER
N/A
G.C.
P
ST
- -
--
--
--
NOT APPLICABLE
GENERAL CONTRACTOR
PAINT
STAIN
FF -- FACTORY FINISH
1.0. -- INTI:RIOR DESIGN
Hardware Manufacture: Glazing Legend S -- SEALED
SCAUE: 1' 1/4"
flNISD
MFR. -- MANUFACTURER
--------------------- - -- - - - --- - -------------------------- --------------- -- ------------------------~

11
MANUf'AC'lURE:
ADDRES9: TYPE 1 - lEMPEREO GLAZING F1N. -- FINISH
CITY, STATE. ZIP: PER C.B.C. 2408.4
PHON: NAT. - - NATURAL
FAX:

43
EXTERIOR LIGHTING FIXTURES:
FIXTURES MUST BE DOWNWARD FACING AND SHIELDED.
MUST COMPLY WITH
CITY OF CARMEL-BY-SEA DESIGN STANDARDS.

BULB FIXTURE A FIXTURE B FIXTURE c

MANUFACTURE: PHIWPS MANUFACTURE: HAMPTON BAY I.IANUFACTURE: WORLD IMPORTS MANUFACTURE: WAC LEDme
T24 COMPUANT: YES T24 COMPUANT: YES T24 COMPUANT: N/A
WAITS: 4 WATTS
COLOR: COPPER COLOR: ANTIQUE COPPER COLOR: BRONZE
LUMENS: 150
4 WATTS WATTS: 4 WATTS WATTS: .3.9 WATTS
WATTS:
BULB TYPE: 811 LED SOCKET LUMENS: 68
LUMENS: 150 LUMENS: 150
BULB TYPE: SEE BULB BULB TYPE: SEE BULB BULB TYPE: LED MODULE
DIMENSIONS: 16"H X 10.5"W X 11" DIMENSIONS: 16"H X 10.5"W DIMENSIONS: S"H X .3"W

NEW 6-FOOT FENCE

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

o(f)
w....J
(/)<(

PATIO WALKWAY Oa:::

DRIVEWAY PAVERS a..w
MANUFACTUR8 CALSTONE MANUFACTURE:
COLOR:
CARMEL STONE
NATURAL
MANUFACTUR8
COLOR:
CARMEL STONE
NATURAL
ot-
COLOR: OAK BARREL GRAY o:::<C
INSTALLATION: SET ON SAND INSTALLATION: SET ON SAND INSTALLATION: SET ON SAND a..:::E
SCAI.El 1'- 1/4'

12 44
 i==
I== EB ~ ~

~01~

CD
~
~

~ ~
F=
~
~= ~
~
~ II I I
= ~ II I _1
~ ~
L
fT1 IIII
rr1
)> IIII
)> ~
~ (f)
(/) II I
I II
~
8 ----1 --u
----1 rrl
:;o
X
- 0
fT1
rrl(/) "lJ
r
r ----1 0
fT1
rr1 (f)

< z <
)> fT1
)>GJ
0
-i
-I
-
-
0
0
z z
-- ----

\\ II

F=== .A

F===l
I==
I==
i==
I==
F=== 11 ~
If~
/fi ==
F=
'LF=~ :=
~ c=
;~

I-
!J
~
!J

~
1%.:
~

ISSUE: PROJECT: REVISIONS:

08-21-2017 ARIOTO RESIDENCE =='~~-!'~IIICI!Sftt:Oir=Cli.W.
~~~.::=..[~-:.~~:; IC 0 DG
10-18- 2017 S/E Comer of Lincoln and 1Jth ;::,.:a.,.~+.=".:,-;::=.~~~~ ClALaO ORllZ DESIGN t:ROUP,INC
BLOCK: 144 LOTS: 2 ..,..,._., .., 0 "-"'-> oonn P.O. BOX 'S175 Carmel. CA 93921
~ STREETSCAPE
V-t ~1 APN: 010-172-011 OFACE: 11:11.626.41-46
..... DRAWN BY:
A.J.ORTIZ
PROJECT NO.
17-05
CI.-'UDioecooaNC.CON
45

I
 00\&
~
dh
. -~
~~
o II!~ <;<.f

og~~~
u!~El~~
~ ~~
p '!
w
:z
~
V>
I!!tl!: ;I I!
!=il '!h.,;:
,.!!
I' f. I!
~~~ ;~ ;;I ~
i
MAIN DWELLING
1,600.0 SQ.FT. SHOWN SOUD THK UNE

FF El.EV= 106.2'
,n nii 12!~~ i
!HI
(ASSUMED)

~ ~
r-- r--
0 5
~~ ";'
r--

!~
~
I
(7)
0

9"0
e~wo

EDGE OF PAVMENT EDGE OF PAVMENT

.... PA1H LIGHT,_ 3 WATIS LED, SEE FIXTURE 3 ON SHEET 13
MAY NOT Bt. SPACED CLOSER 1HAN 1Q-FEET APART z<(
_J
EXTERIOR UGHTING NOTES IRRIGATION SYSTEM PLANT INDEX a..
1"ANT1S'rPHOftD"1CE No. BOTANICAL NAME COMMON NAME SIZE w
f' EL.EC1R1C VALYE:I
FLTER PUIS REWt.\TOII FllR EACH YAI.YI: 1 AGAPAN1HUS PmR PAN ULY OF 1HE NILE 1 GAL
oa...
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2 CIS1US DORIS HIBBERSON ROCK ROSE 5GAL
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AU. PlANTS 'lti..L BE PLANTED Vtllll
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~U 3 LAVANDULA STOECHAS SPANISH LAVENDER 5GAL
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COIIPOST '1t1..L llE IIJXED M1H SC1I. AT 2:1 4 SAL'VIA LEUCANlHA MEXICAN BUSH SAGE 5 GAL oz
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5 ROSMARINUS ROSMARY SGAL 0 5 10 15 Q.._J
6 RHAMNUS CAUFORNICA COFITEBARRY 5 GAL
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( IN FEJ ) 1/4 inch = 1 ft. SCAt: 1' 1/4"

GRAPHIC SCALE
Ll 46