CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

December 13, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, Community Planning and Building Director

Submitted by: Matthew Sundt, Contract Planner

Subject: Consideration of the Final Design Study (DS 17-372) and associated Coastal
Development Permit for demolition of an existing residence, construction of
a new 1,600 square-foot single-family residence, and proposed 200 square-
foot detached garage in the front yard setback, located in the Single-Family
Residential (R-1) Zoning District.

Application: DS 17-372 APN: 010-185-015

Block: E Lot: 8
Location: Casanova Street, 3 SE of 10th Avenue
Applicant: Greg Klein, Architect Property Owner: Janet Ayres

Executive Summary: The applicant is proposing to demolish an existing residence on a 4,000

square foot lot, and construct a new 1,600 square-foot, two-story residence, with a detached 200
square-foot garage in the front-yard setback. The Planning Commission reviewed this project on
November 8, 2017, and requested that the applicant address the backyard oak tree canopy with
the City Forester, and modify the proposed detached garage to accommodate the concerns of the
neighbor to the south.

Recommendation: Approve Design Study DS 17-372 (Ayres) and the associated Coastal
Development Permit subject to the attached findings and conditions of approval.

Background and Project Description: The property is 4,000 square feet in size and is developed
with a one-story residence. A Historic Determination of Ineligibility for the existing residence was
issued by the Planning Department on July 24, 2017. The applicant is proposing to demolish the
existing residence in order to construct a new 1,800-square foot residence, which includes a 200-
square foot detached garage in the front-yard setback. The proposed residence includes 1,230

68
DS 17-372 (Ayres)
December 13, 2017
Staff Report
Page 2

square feet on the main level and 370 square feet on the upper level. In addition, a 99 square-foot
basement is proposed, which is exempt from the floor area calculations.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf NA 1,800 sf

Site Coverage 396 sf/ 556 sf 1 NA 530 sf
Trees 3 Upper /1 Lower 2 Coast live oak None 2
(recommended)
Ridge Height (1st/2nd) 18/24 NA Max. 1st floor: 17
Max. 2nd floor: 21 3
Plate Height (1st/2nd) 12/ 18 NA Max. 1st floor: 12
Max. 2nd floor: 17 7
Setbacks Minimum Required Existing Proposed
Front 15 NA 22 (residence)
6 6 (garage)
Composite Side Yard 25% NA Min: 10

Minimum Side Yard 3 NA @ south boundary: 3

@ north boundary: 4
Rear 15 3 NA Min: 16

The proposed project also includes 131 cubic yards of cut and 80 cubic yards of fill with the
difference of 51 cubic yards of cut being exported off-site. The number of truck trips associated
with soil export is 7 one-way truck trips (@ 8 cubic yards per load exported). Therefore, this
project would result in approximately 14 round-trips with half of these trips being empty trucks
returning to the site. Importing engineered soils and materials will result in 5 additional truck trips
for a total of 10 truck trips associated with these engineered soils.

1
556 sq.ft. total allowed if no more than 50% of site coverage is impervious.
2
The applicant is proposing to plant Pittosporum (not a tree) for privacy on the south and east boundary.
3
3-foot setback is allowed if the structure does not exceed 15-foot height.

69
DS 17-372 (Ayres)
December 13, 2017
Staff Report
Page 3

Staff analysis

Previous Hearing: The following are recommendations made by the Planning Commission and a
staff analysis of how the applicant has revised the design to comply with the recommendations.

1. Garage placement/ Neighbor View

Staff Analysis: At the November 8, 2017 Planning Commission meeting the adjacent neighbor to
the south expressed concern with the proposed detached garage. Specifically, that it was intrusive,
too close to their front porch and would block their view of the street. Consequently, the
Commission requested that the applicant modify the garage to address the neighbors concern. In
response, the applicant has moved the proposed garage two feet to the east and lowered the
garage one foot. The flagging has been modified to reflect the new location. Refer to Attachment
A for photos of the garage placement. It is relevant to note that the garage is proposed on the
south side of the property because there is an oak tree on the north side that the applicant is
avoiding.

The modifications help reduce the impact to the southern neighbor and obstruct less of the view to
the street. However, the proposed garage would still present building mass to the neighbors front
porch. The neighbor has reviewed the revised plans and feels that it does not adequately address
their concerns. The neighbor submits that the garage should be moved back an additional eight
feet so that it is not within the 15-foot front-yard setback. Staff notes that the garage could be
shifted farther back to further reduce the impact to the neighbor.

2. Proximity of residence to existing oak tree canopy in back yard

Staff Analysis: During the Tour of Inspection the Commissioned noticed that the proposed new
residence would require the removal of a large oak tree limb at the rear of the property. The
Commission requested input from the City Forester on this prior to final approval. The Assistant
City Forester visited the project site and determined that relocating the proposed residence one
foot to the west and away from the root zone of the existing oak tree would be sufficient to justify
trimming the canopy to accommodate the roof.

The Commission also requested that staff evaluate the Pittosporum near the entry of the garage.
The applicant intends to retain this tree to provide screening between the subject property and the
neighbor to the south. As stated by the applicant, the lowering of the garage finish floor and

70
DS 17-372 (Ayres)
December 13, 2017
Staff Report
Page 4

driveway allows this tree to remain without the building or driveway cutting into the root system of
the tree.

3. Windows and Skylights

Staff Analysis: Staff recommended that the total area of windows be reduced and that skylights
include solar shading. Consequently, the applicant has reduced the total number of skylights from
eight to six and each will have motorized shades. In addition, the total window area on the north
and south elevations has been reduced as described herein.

The stairwell window on the south elevation has been reduced from 5-8 wide to 2-4 wide. The
new window area is 17 sf, which is approximately 41% of the original size. This is shown on floor
plan sheet A2 and exterior elevation sheet A4.

The master bath window array on the south elevation, second floor, has been changed to three
separate windows that are each smaller than the original. The new windows are now two windows
at 5.25 sf each and one at 7 sf, and the total window area is 17.5 sf, approximately 58% of the
original size of the original three-gang window. This change is also shown on sheets A2 and A4.

The north elevation windows in the living room have been reduced from 10 ft tall to 46 tall. The
new windows are 12 sf each, which is approximately 45% of their original sizes. The north
elevation sliding door at the dining room has been reduced from 8 wide to 54 wide. The new
door is 40 sf, approximately 66% of the original size. These changes are also shown on sheets A2
and A4.

Finish Details: The prominent features of the residence include the painted (off-white) board and
batten on all elevations, wood shingle roofing, copper gutters and downspouts, aluminum-clad
wood windows and doors, Carmel stone veneer on the lower portions of the exterior wall, and two
arbors with Carmel stone-clad columns at the front entry. Exterior wall mounted lights are located
at all doors with exterior access, at the front yard arbor and garage. Each light fixture will have a 9
watt LED. Landscape lighting is proposed with two at the front entry and two in the back yard;
proposed lighting meets the City code.

Public ROW: The City Right-of-Way (ROW) contains boulders that are well concealed under
existing vegetation. These will be required to be removed. Staff has conditioned the project to
require removal of these boulders from the public right-of-way.

71
DS 17-372 (Ayres)
December 13, 2017
Staff Report
Page 5

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 Garage Photos

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

72
Attachment A
Top photo previous garage location
Bottom photo current garage location

73
Top photo previous location
Bottom photo current location

74
Attachment B Findings for Approval

DS 17-372 (Ayres)
December 13, 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. 75
DS 17-372 (Ayres)
December 13, 2017
Findings for Approval
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.

76
Attachment C Conditions of Approval
DS 17-372 (Ayres)
December 13, 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 17-372) authorizes the applicant
to demolish an existing residence, construct a new 1,600 square-foot single-
family residence, and proposed 200 square-foot detached garage in the front
yard setback. Features include wood shake roofing, copper gutters and
downspouts, black aluminum clad windows, board and batten exterior cladding,
Carmel stone veneer, and new fencing.
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
has been completed.

77
DS 17-372 (Ayres)
December 13, 2017
Conditions of Approval
Page 2

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. Skylights shall be equipped with solar shading to eliminate or
substantially reduce light emission at night.
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,

78
DS 17-372 (Ayres)
December 13, 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.
19. 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.
20. 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

79
DS 17-372 (Ayres)
December 13, 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.
21. 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.
22. Prior to any excavation or digging, the applicant shall contact the appropriate
regional notification center (USA North 811) at least two working days, but not
more than 14 calendar days, prior to commencing that excavation or digging.
No digging or excavation is authorized to occur on site until the applicant has
obtained a Ticket Number and all utility members have positively responded to
the dig request. (Visit USANorth811.org for more information)
23. 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

24. The project shall include tire track driveway for that portion of the driveway
traversing the city right-of-way.
25. The applicant shall remove ivy from the property prior to final inspection.

26. An upper-canopy tree shall be planted on the property in the north east area of
the back yard and with direction from the City Forester.
27. Skylights shall be equipped with solar shades

28. The applicant shall remove boulders, rocks, stones, logs, and debris from the
public right-of-way.

*Acknowledgement and acceptance of conditions of approval.

_________________________________ ___________________________ __________

Property Owner Signature Printed Name Date

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

80
 DRA\1{1\VING INDEX

COVER SHEET cs
GREG KLEIN

l-r-
ARCHITECT
DEMOLITION PLAN t\ll
SITE PLAN t\1
FLOOR PLANS A2
ROOF PLAN i\3
EXTERIOR ELEVATION. A4
STREET ELEVATION /SECTIONS AS 2622 Lincoln A \'enue
CALCULATION DI AGRAMS i\6 Alameda, Calit(,rnia 94501
LANDSCAPE PLAN & DETr\li.S t\ 51 0-459-6239
SITE ASSESSMENT r\8 grcgkleinarchitect@gm"il.com
SITE SURVEY ss

PROJECT DIRECTORY

OWNER:
Janet Ayres/ Ryan Mtlcher
ryan@ryanmelcher.com
831-521-5024

ARCHITECT:
Greg Klein Architect ~ Oreg Klein Architect 2017
2622 Lincoln Av
Alameda, CA 94501 Rt'\'isions Da:e

510-459-6239 P/rmnil{~ .1'11/Jmdtnl 09-29-17

gregkleinarchitectgmail.com
CARMEL RESIDENCE PfnMing Rnision 10-18-17

Casanova Street 3 SE of 1Oth Street L\NDSCAPE DESIGN E R:

PlarmillJ!, Rnisio11 10-24-17

i Joy Albright-Souza Plmmil(~ Rni.rirm 10-30-17

I Albright-Souza Design P!uuuin._:r. Rni.rio11 J/.f../.-17

~ 831-419-5994
design@albrightsouza.com

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l'fi()Jf."! T JHT.\
RECEIVED
Casanora Strrrt :J SE of 10th :> lnd
Carmel, CA V:l9:?1
.4PN OJV-185-015
Zouing: R-1

SITE AREA' 40. x 1oo = 4,000 ,,quare fret

f'ROPO.'lD FLOOR .4RE'.t'i:

f'n1posed nwiu krd floor arra 1.'!:1(1 >f Carmel Residence

f'roposrd uwer lrreJ flom arr n :170 , {
Propo.sed p,an.tgt an}a ~Oil ~r
Casanova Street
I Tof<ll floor arra I ./lVI! f 3 SE of I Oth Street
Propo>rd lla.>rnH'III floor arra ~JJ ,( Cannel by the Sea. CA 93921
II Propo3rd stair to hasrmrnf fl um ~1'1'11 i:l :.(
'fotnl all floor arras 1.:tr:.' ~ r
Lot 8, Block E per R2

APN 010-185015
(inc!udiu~ ba.,emt'nl aad sf~ir lo /I; Pil"''" J

Drav.ing Tid~.

Cover Sheet

Scale
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Drawn By

JohNumber
2017-01
Drawing Numher

view at south side view at north side cs 81

 GREG KLEIN
AR C HI TE CT

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2622 Lincoln Avenue
Alameda, California 94501
510-459-6239
gregklelnorchitect@gmaiLcom

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Planning Submittal

PIanning Rwision

Planning Rtvi.rion
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09-29-17

10-18-17

10-24-17

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existing asphalt concrete driveway

to be removed existing porc/1 and lair to be
removed

ezisting wall and stone steps to be

removed

Carmel Residence
~o-11~ Casanova Street
3 SE of lOth Street
/ Cannel by the Sea, CA 93921
Lot 8, Block E per R2

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Demolition Plan

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NORTH Drawn By
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Job Number
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Drawing Number
~STING RESID E CE AT
NEIGHBORING PROPERTY

AO 82
 ~W!HI-iWt:ST SITE PLAN NOTES: I EXTERIOR PAVING MATERIALS PROJECT DATA

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Casanova Street 3 SE of 10th Street

I. See Calculation Sheet A6 for site coverage calculation and Carmel, CA 93921
dimensions. APN 010-185-015 GREG KLEIN
2. See Calculation Sheet A6 for cut and fill calculations. Zoning: R- 1 ARCHITECT
3. See Landscape Plan Sheet A7 for site lighting specifications an
planting.
SITE AREA: 40' x 100' = 4,000 square feet

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4. See Calculation Sheet A6 for average grade calculation and
volume calculation. 1--P-RO_P_OS_E_
D ho_O_R-AR-E-AS-: -- -- - - -- - -- -- -- --------1
5. Per site survey, there are no known easements.
6. See floor plan sheet A2 for dimensions.
Proposed main level floor area 1,230 sf 2622 Lincoln Avenue
7. See Exterior Elevations sheets A4 and A5 for exterior wall,
Proposed upper level floor area 370 sf Alameda, California 94501
fence specification, and roof materials. 510-459-6239
Peninsula Building Material Belgard Dublin Cobble Paving Proposed garage area 200 sf
Total floor area 1,800 sf gregkleinarchitect@gmail.com
Leuders limestone paving 6"x9" in running bond pattern
S( Uf!~CAS1
GOLDE~
-::td(J,_,;:'~ set in sand with 6" spaces set in sand
RLCT~~GLC
micromulch at joints or approvaed equal Proposed basement floor area 99 sf
or approved equal Proposed stair to basement floor area 73 sf
Total all floor areas 1,97.2 sf
(including basement and stair to basement)
v , ~ -:
i c::; !' [' :!"<( SITE COVERAGE:

Proposed Site Coverage: see calculation sheet AS for detail

YARD SETBACKS:
;.t Front: 15ft. (except Garage~
Rear: 15ft. ~
Sides: varies - total 10' both sides - see site plan below
VICINITY MAP
GRADING: see site plan for proposed modifications

PROPOSED CUT AND FJLL: ~ 131 cu. yd. cut

SHIFTED HOUSE 1' TO WEST ~ 80 cu. yd. fill I see calculation sheet A6 for detail
---1
PER CONDITION OF APPROVAL

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Planning Submittal

Planning &vision
09-29-17

10-18-17

X \'
~\ /
I Jr-------"r=:-----'-c.!.LL{--'==='-..b=d....b.._ _ _ _ _ _ ~l=-=:..:t,~;;;;~4:lt;;l
OUTLINE OF PROPOSED RESIDENCE I I
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Planning & vition 10-24-17

PROVIDETiffiEP~ ~ ~
----'1 '",
10-30-17
sed tree
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sideyardsetback
-- - - - -
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Planning &vision 11-14-17

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, _ _ _ _ _ _ !---
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ouTUNEoFEXIsTINGREsiDENCEToBE
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oo o : :;r '" : \
L - - ' 1 1

J~_-~-:~ -=~~-~;-?~=! ->-"~ ~ '2l ~] : -~ : ~: <~;~!WI : :r~T I/ Carmel Residence

,:~i=~-~~;~2j~ -E! +~s;~" t=JJ

r!-PUJt,~r;m ~ ~ -d~ _[tP= up I~ ~~-- \
1

Casanova Street
11
:: )-~-
~
y.
~:"""'
I X
.,., - - ~ - \ 1-
f- - - p - - - - --\1-
AoorE,vation 0 ---,-------------------------1
_ 1_ ~~
s ild ~ ~L__j
s e t bb~~<c~ - ;;:
! ,1/
EXISTINGO.l\K !REE
3 SE of 1Oth Street
Cannel by the Sea, CA 93921
Lot 8, Block E per R2

B
- - - -- I - - 1.
"-[ - - ! i.
_,..~ -- ~
TOREMAINI

~ ~-_)-r :-~ .--. ~b'1-""""ml ~~- f __ -~~1-~ ~ I~ ~ ~\ ~I ..JP~OVIDE PRarEGrtp~

APN 010-185.015
(/) -b - - - f- - - ,_ I I I
__ 114
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TOREMAIN I f /

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sideyardsetback
proposed
to be rem
tee
ved
__

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J_

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),side yard ;,rrb
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TimE
P)3.RSITEASSESSMENT

'--------~
, /

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Drawing Title

1
d -, I be remoed to he removed ;!. ]_ \ c

0 'h~ - I
pa~f -f-PBRS~m-ASS~ ---g-~ ~ ~ ~ Site Plan
\ - see , PROVIDE TREE/PRO ON 1 _-- -1 _lsideyardsethack 1
---- 1
.. 1
Z~ I
ma~riib--j----- - --- .
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~. .

t
L"""'"'bo + - ,., < - I Scale

lJ
1/4"=1'-0"
~ ~~~~=======11=~~=J~~~~~~~~-------------------------------------~
----~
-- ~--~--------2P~"'P~~~~~d~im~ens~io~------------------------~----------------------------~~~.-~------------------~~------~ DnlwnBy

~ /, ,.../ NORTH

) ~~~~z~ ro--~~-~--~-------------------l
Job Number
2017-01
i Drawing Number

~ - - --- --, PER CONDITION ()_::APPROVAL j :i~~g~~:a~i:~ :

a ~ ------ I :
t
~----L__ _ __ r - - - - - - - i B '
0 8
,
..,

AI 83
DollrSchedule
doo< hardwaft' Note: all doors and windows, except
number type operation group door types F & G, will be ll'- 5"

r
01 A 3'6X7'6 ClJ!.tom custom ~ta ined white quanersdwn o01k aluminum clad wood windows and
~~~i;:
I : :"': .''1':,::,:~::~~:::::::~"
l<ol be-Vistal uxe
ll'x7'6 doors from Kolbe & Kolbe with
{.,__-co:---......c';,::~~~:c~'---"m"':ult"';-s~lid-,-'
03 Kolbe-Vistaluxe
"corbeau" (matt black) finish, or 9'-4~ 3'-g" GREG KLEIN
05 5'4X76 sliding Kolbe-Vistaluxc 2.pancl approved equal
06 5'4X7'6 sliding Kolbe-Vistaluxe 2panel ARCHITECT
5'4X7'6 sliding Kolbe-Vistaluxe 2panel
Door types F & G will be painted

l!J
I

wood to match exterior trim, as 12'- 4"

2'8X7'6
8'0XS'O
3'6X3'e
swing
sectional
swing
Kolbe
Custom Garage Door
with glass lite
withglass litesattop
paintedwoodg-~te
noted on schedules l .~
win~
~
'T
painted wood gate
-
swing I
addinteriordoors

21 8'X76 multi -51ide KolbeVistaluxe 3panel

-
B'O"
+-Basement +479'-8 !' I J
~BJ2
- - -'l< 0
7 3 2622 Lincoln Avenue
Alameda, California 94501
D:j ill
1

0!]
I
510-459-6239
gregkleinarcllltect@gmail.com
- - - - - - - - -- - -
~;:____
window
=
i I I i~ Master
Juliet balco
I
t--

~!
number type operation ' r---- - Bedroom- t-- t - - r--,-
WOl 79>:6'9 ~gang asementflxed-casementwithfixedtransoms I 13'xll' I t-- t - - r-- t--
~
WOl 2'Bx4'6
r-- t -
I

/ t-- t - -
WOl 2'B>:4'6
- ---- -
2'0x4'6
- - - - -- t--
1-- i r-- t -
2'Cb:4'6
2'Cb:4'6 Kolbe- v:s~al(jxe/L1ncoln Clad
-"<
W07 l\><4'6 Koibc Vistaluxe/LincolnCiad 5'-4' '-1
woa
c
2'(),;4'6 ~as ement
casement
Ko l b~- Vi!>laluxe/locoln Clad
KolbE'- VI!taluxe/Lncoln Clad ~~;;:c:::::==~~-->1.. l ~1 J _j
~I
I
Kolbe-Vist;olu)lefL,ocolnCI;od
Kolbe- Vistahnce/lincolnCiad ll- ~r

~~~----t=====~~------------14'-~~~-___j
Z'Ox4'0 Kolbe -Vistaluxe/linoolnCiad
Kolbe-Vistaluxejlmr.olnCiad

W!l 2'0x1'9 l<olbe - Vistaluxe

WZ2 2'0<36 Kolbe-Vimluxe/UncolnCiad
~asemen t Plan
WB
W14
2'0.:3'6
2'0x3'6
2'(}..:3'6
1'5x:3'6
Ko l be-Vc ~ taluxe{Uncoln Clad

Kolbe-Vistaluxe/linc.ol nCiad
Kolbe-VI3taiLxe/UncolnCiad
Kolbe-Vistaluxe/lincolnCiad
CD Scale: 1/4" = l'-0"

2'Dr3'6 Kolbe-VistaiLxejlincolnCiad
D - not used
1'6x3'6 Kolbe-Vistalt.Jxe/lincolnCiad
Basement Plan
2-gangfixed Kolbe-VistalLxe
allcasementwindowstorecehefixedscreen
Upper Level Plan
99 SF
2'21/2"x2'-2 1/r fhtd C\llbmount Velux FCM e~ l s~yl.ight' to ha~e motori1ed shade- photocell 1
5'- B"
370 SF
51
Sl
1'-2l/"l'x2'-21/2.fixedwrb mount
2'-2l/"l'x2'-2l)Z' fix~dcurbmoi.Jnt
2'-2l/"l'x2'2.1/2"fixtdOJrbmoi.Jnt
1'2l/t'J2'ZI/2' fi xed rurbmoi.Jnt
\lelwcFCM
Ve!lux FCM
Velux FCM
Velux FCM
rperahon J
F - not used IDDi
G
SHIFTED HOUSE 1' TO WEST
r"'---......<.'=''-"""'=-"""''-==nt \leluxFCM PER CONDITION OF APPROVAL Greg Klein An:hitc<:lZ017

Date

Planning Submittal 09-29-17

Planning &lision 10-18-17

+j~O'
~ - --
_+489' , Planning ReviJion 10-24-17

Planning Revision 10-30-17

setbacks -. -- 15'-0ft
;---r-- - ----- - - ----- - - - - - - - - - - - - - - - -~~--~----~Mm~R~K~~YMID~S~~~&~cr~------~ Planning &lision 11-14-17

I ~ 1
-~ At grade patio ~I 1
L 15'-o"
1-
approx. +488'-5"
t-- ----- 2~' -6"
landscaping I

I
( 16'-1" ~
)

Carmel Residence

NORTH Casanova Street

3 SE of 1Oth Street
Carmel by the Sea, CA 93921
Lot 8, Block E per R2

APN 010-185-015

Drawing Title

Floor Plans

Scale
1/4"=1'-0"
Drawn By

l Job Number

Drawing Number
2017-01

8' 16'
Main Level Plan 1230 SF
Garage 200 SF
A2 84
 GREG KLEIN
ARCHITECT

~
l_j_J
2622 Lincoln Avenue
Alameda, California 94501
510-459-6239
gregkleinarchitect@gmail.com

ROOF PLAN NOTES:

1. All roof slopes 6 in 12 unless otherwise noted.
2. All roofs shall be cedar shake roof - Silver Creek number 1 grade 18" lon g x random 1vidth -
4" min. to 14" max., 7 r' exposure, or approved equal, natural finish, over Ice and Water Shield
or approved equal underlayment.
3. Galvanized sheet metal 4" half round gutters and 3" diameter downspouts - provid plasl1 block
dissipator at base of each downspout.
4. See window schedule for additional information about skylights.

Greg Klein Architect 2017

- t- -~ -~
\
l
1
20 , 0 ~ r?of over haAg en_croachment intQ. ------~+-_ _ _ _
~1u J"'" muac1 l, _j_c

/ z
!
- ---
Revisions

Planning Submittal
Oat~;

09-29-17

Planning &vision 10-18-17

, \ /r -- . -..-<"------- --- -----K--~

-----+--~La, / L
--t - PIanning Raision 10-24-17
----
~- 7~ Q' --'..----~~~,~~~~~~ P~~ ~ -~......,.,--.~-v-v--~'"v.c-v~.. - . .- - .~. . . .-. r-v- .r- .,-. . -. rJ'-Iv- -~
Planning &vision 10-30-17

kW - -
l
1 \," - - -c-- - - - - -- - -- - -- Planning &vision 11-14-17
I ', ,/" .:; <n ~ 39'-6"

----~ ~~ chi~~1 ney

1
i 15
-o ' ---------- ------" ,___.;._
, ---'-;~C')k--------------',~------7
-1--+----r"'idg_e_ _ _ _ _ ~ ght
II
~
:
( / skylight.s - all Velux FCM 26 f' x
r z above r~dge ,_

-~
I
~
kylight'. _~ ~ _j
l 2._2~. I~o o-LI z-~- l 1
I
1
26 f' with photocell motorized
~~~~~ Velux Solar Light Skylight or
16 0

painted cedar arbor - see exterior o; 1-----11'---.lllllll!L"''-"-""------------1::.'1<-+---lr-h

1
1

elevations for additional g--_~"J -I ._ 'T'J / I

~ -----:=:~~~~fu~~~a~ti;oollll=,=====~~:~;~~~~~~~-~--~~: ~ -~ #~~.----~:~--~~L~-~-------;+~---~-~~~~-~--~----~~-~~~~,~
I

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/''
,

--- --- -1---- -- . . . --.!1'-B"

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,---.
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-- = =-- i-=--=-c ~-
ridge
1~ ~ ~ ~-
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~9=+1='-r- - - -=5'-; .J-=- =- =- =- =- - _-_-_-~1- - -~-+1 _ ~,, ~
-_

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L
... "

H 1~tr
roof slope
ridge
-
1

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~
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1-~-~-~-=: :!
.--;
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-r-
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H/
\

\.
~ :
1 NORTH
Carmel Residence
Casanova Street
3 SE of lOth Street
1
1 Cannel by the Sea, CA 93921
/ , I I __ I 4 in 12 roof slope I
Lot 8, Block E per R2
/ \ I I I 4in 12 ,--- - - - - --- -- - -;y-_~,
---
1 ,-. I . ,------- -L----1--f--- - - - - - - - - I 1 ~I
APN 010-185-015
I o; t-- I
( I I --- - - I I
\ (:J ,Lc~T------ . : _: _: _-_:-: : : :__ ---~:d -- ----------------- " < IL _____l ---~== -1_/_/_L_/_/_-~.J-:-//-/./--
_--~ -J. I
Drawing Title

Roof Plan
I I ;,. !! \ 19'-ut" /
\~ - ---- J~JL~~~~~~~~~~~~~~~~~~~~Jb~~~==========================~======~~============~~~~~~~~~~~~~-~-~~~~=====================~~--
1

Scale
l/4"=1'-0"
roof overhang encroachment into O..wnBy
side yard setback

l 100'-0"
Job Number

O..wing Number
2017-01

8' 15'
~--L_ __ r-------
A3 85
 lt'ood shake raM natural
-------------- lt'ood finish - see roof +510'-3" RIDGF:
-~ plan for additional
____. information
GREG KLEIN
matt painted aluminum see front and side elevations ARCHITECT
clad wood windows and for additional information

l!l
doors - Kolbe II. Kolbe
,Vista-Luxe series or equal -
dark gray color cladding

- - - - - -- -- - - - -1painted lt'ood trellis

off white color
2622 lincoln Avenue
Alameda, California 94501
, " :..r.. _..........-- 1" stone veneer - 510-459-6239
+496 -7 .JtHJGJ<: carmel stone ll'ith tight gregkleinarchitect@gmail.com
joints per image

nell' fence at rear property line shown

dashed

+490' line of natural grade shown dashed

line of proposed grade (most restrictive
for bl. measurement)

UNE OF CALCUlATED AVERAGE GRADE +487.7'

FOR VOLUME MEASUREMENT

,___-"'-:
( \ l
( -"'+<05:::>0"'9':::>-9"'"="R"'=ID::;G.;;;E:::r)'---i
D-~ -
1

f--- ----,r-- - ---=lc==,-------,

i/ 1" stone veneer band-
~~:elb:!~ne to match
colored board form
concrete at sides of
retaining nils not see front and side elevations
stucco - off white
integral color smooth
finish

1 facing street for additional information

,-- typical perimeter fence

!

!:::===[7======~=~=,----"===1Cj=====i==1
L_____ j_
D
.
L~
.
,. ruDGR )
line indicatinK 18' ht. limit
for 1 story ridge height
above natural grade
@ Gr<g Klein An:hilect 2017

D
Revisions Date

c~ ~ -~~-- ~
cedlli board and batten pain ted trim
painted board & batten

l j
with 4I6 posts at
approx. 6' o.c. ( +502'-2"-~DGE ) I siding:
Planning Submittal 09-29-17

5' tall off ll'hite Planning &vi.rion 10-18-17

IDI
see floor plan
(or ertenl lr-==----{____j--'--'==='--- /~,(;?~;~;:;LA~ ~JJ ~ I ~~~ Planning &vi.rion 10-24-17

~--- t~~~-~:-!~~-~ ~ ---4--~~ . . ~~\ ~ ~- } u' . - ~ ~~~~~~~- ?~t~~~~,~~~~~~~~~~.,~~~~

~~~~~t=========~=====~-~-~~~-~~~-~:
Planning &vision 1030-17

Planning&vi.rion 11-14-17
exterior stone lt'all finish

~~ ~~ ~~ ' ~ ~ "" '__kL ___J ;:-1 ' ~ ;~~~V

I" veneer carmel stone

--:-[2 - _l r -! c- I ;
with tight joints

-~ .I I ~~:p~~ty~; graue a.ong I ~~'-- I" \. , ._

GRADE~~
l IT I
LL
( +48 '-6" FIN. FL. / FIN. .n.u' " 1'111 fl
1
I I
I _'i L
.

exterior clad aluminum

- --\.~ .'7<C' ~ ~--= J.._ ~ / I lt'ood windows and doors
------------ IJNE OF CALCUlATED AVERAGE GRADE ~ +488' 0" EXISTING GRADE UNDER Rwull . Kolbe and Kolbe Vista
0'
Korth (side) Elevation
~scale: I/4" = t' -o-
+487.7' FOR VOLUME MEASUREMENT i"------line of proposed grade -
+486' 0" EXISTING GRADE~!.!::- /
/
I Lure Series or equal
'corbeau'
AT RlkiLI.lF.WND. (!UJSJ:. l (dark gray) cladding color

a
line of 18' plate height for 2nd
story height calculation cedar shake roof
wood shake roof
.
see roof plan for specification
'.
Carmel Residence
1" stone veneer - carmel stone
painted board and batten sidmg
off white color
' Casanova Street
.
will! tight joints per image
~------------------+-----------~
3 SE of lOth Street
painted galv. shl. metal (capper Cannel by the Sea, CA 93921
brolt'fl color) or natural copper Board form concrete Lot 8, Block E per R2
gutters and downspouts retaining walls facing
matt painted aluminum clad li'Ood side yards APNOLil-185-0LS
wiodolt's and doors - Kolbe k Kolbe
Vista-Luxe series or equal - dark
gray color claddmg
integral color cement plaster
i Drawing Title

GARAGE LOlfERED 1' AT SHIFTED EAST 2 off ll'hite color Exterior

- ------ - ---- R-- -- -- ;--1 Copper gutters and
Elevations
Scale
downspouts (alternate
painted to match copper Drawn By
!I color)
Job Number
2017-01
DmwingNumbcr

487'-9" EXISTING
tMOST RESTRICTIVE)
GRADE~- UNE OJl CALCUlATED AVERAGE GRADE +487.7'
!'OR VOLUME MEASUREMENT
.. ,r_______-,"' board and batten cedar
fencing - natural finish
A4
86
 GREG KLEIN
ARCHITECT

2622 Lincoln Avenue

Alameda, California 94501
510-459-6239
gregkleinarchitect@gmail.com

OITJO DODD
OITJD DODD

~~~~ ~m~ ADJACENT PROPERTY TO NORTH

(existing adjacent building heights are approximate)
ADJACENT PROPERTY TO SOUTH IS'
0 llieg Klein An:hltect 2017

Revisions

Planning Submittal
Dale

09-29-17

Planning &vision 10-18-17

Planning &vision 10-24-17

Plttnning &tision 10-30-17

Plttnning &vision 11-14-17

Carmel Residence
Casanova Street
3 SE of 1Oth Street
Cannel by the Sea, CA 93921
Lot R, Block E per R2

APN OI0-185-DJS

Drawing Title

Street Elevation
& Sections
Scale
114"-1'-0"
Drawn By

(most restrictive - for

basement measurement) (D ~~~~~~~ t'~o~ Patio facing wesl (D ~~~~~~~ r~o~ Patio facing east
Job Number

Drawing Number
2017-01

A5 87
 gradeelev length
0

.,., 21.7
14.3
43.'1
33 8 101.4
"" 9U
32.5
GREG KLEIN
ARCHITECT

aYeragegroCefcrhouse- ave.grodefa rgarage

'- ,
~------'.~,---
\-~-,~
\ 2622 Lincoln Avenue
.', \...\- Alameda, California 94501
__, 510-459-6239
\ gregkleinarchitect@gmail.com
\ /
.----.A
\
\ I
"\
\ I
I \ ' \
I
I \ \ I
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+ ..;;
, - _ ___ ..- ).,I
~

Greg Klein Arohitect 20 17

Revisions Date

Planning Submittal 09 29-17

Planning Rt>ifion 10-18-17

P!dnning Rt.irion 10-24-17

Planning Rt.ision 10-30-17

Planning Rtvi.rion 11-14-17

tjt

62 lSS
UPPERUVEL 1&~ 1~

GA~A G( '"
TOTA L W:LUOINGIIA S~III ""'
BASEMENT

de signed volume calculation per

AVERAGE GRADE GROUND PWIE - GARAGE = H!5.0'
~~~e. ;!}cule.tion HOUSE LABEL VOLUME GARAGE

1----------------------------...l :;~~:~~~;~en / dining

3306
A
stai r
bath-closet
master bedroom
NOTE: VOLUME ANALYSIS liAS NOT BEEN bedroom saddle n 750
UPDA'fED BUT VOLUME liAS DECREASED bedroom saddles 750
APPROYJMATELY 5% FROM PREVIOUS t otal 18880 Cf
SUBMITTAL. THEREFORE VOLUME !IDU
COMPUES WITH VOLUME UMIT FOR SITE.
1 allowable volume calculation per code:
one story area 123C 12 14760
two story area 370 11 4C70
Carmel Residence
CF 2400 CF
.... __.....- . --- Casanova Street
3 SE of I Oth Street
Carmel by the Sea, CA 93921
Lot 8, Block E per R2
APN 01G-185-015

Drawing Title

Calculation
Diagrams
3 f)(T. STAIR
4 NORTH SI DE so! Scale 1/8"=1'-0" AS NOTED
Drawn By

Job Number
2017-0 1
Drawing Number

f4\Jreliminary Cut and Fill Calculation

Garage
200SF A6 88
\.!) Sc&l.o 1/8" = t'-u
 LANDSCAPE LIGHTING SCHEDULE

SYMBOL TYPE MANUFACTURER / MODEL NUMBER LAMP NOTES

GREG KLEIN
A - ll'ALL MOUNT Seagull Lighting 853850 LEN-12 LED 9 Watt 220 lumens equiv. Dark Sky Compliant ARCHITECT

A - li'AI.I. MOUNT
B - POST MOUNT
B - POST MOUNT Jayce 18" tall Bronze Landscape light LED B Watt 200 lumens equiv. dark sky compliant

l!J
2622 Lincoln Avenue
Alameda, California 94501
510-459-6239
gregkleinarchitect@gmail.com

1 PLANTING LIST
--~-- -~- -- A - Ground Cover - Dwarf Mat Rush , Slender Sedge
.
~ ~::.:;;.;~.;-.;r.;l ~:..:.~~::-~~-0
..~~~~~~~~~~~[~~:.:~
,. ......... ................... .
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B - Ground Cover - Purple Carpet Creeping Thyme, Yerba Buena, Lippia
tMJ- ~---'-
.,._.._ .,..;-
C - Shrub - Loropetalum, Carmel Creeper
:::.-;=:=~:::::~;;~7=~~::.~. :~.:~
,_, .._-- D - Shrub - True Myrtle, Coffeeberry

E - Tall Shrub - Pittisporum or equal

~~i;?~?E.E~i'l~~.r~~-.."":
.,j.\~=:.=..:=<~=-- :=.::.";::::::::=~= F - Vine - California Grape
,.._,~-"'- ~-

-----
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A - Ground Cover
B - Ground Cover Greg KleinArclritect2017

Revisions Date
- --- - - - - --
Pkznni;;g Submittal 09-29-17

Planning Revision 10-18-17

Planning Revision 10-24-17

- - -- - -
Planning Revision 10-30-17

PIanning Revision 11-14-17

Main Dwelling Unit

Finish Floor Elevation +488'-6"
H - Upper Canopy Tree
REMOVE ALL IVY FROM PROPERTY BEFORE
FINAL INSPECTION PER CONDITION
OF APPROVAL

-~
Carmel Residence

Casanova Street
3 SE of 1Oth Street
Carmel by the Sea, CA 93921
Lot 8, Block E per R2

APN 010-185-015

Drawing Title

Landscape
Plan
Scale
114"=1'-0"
:E:.--TalLShrub approx. 6'
B - Ground Cover ~--
DnlwnBy
i
t---._'---"'__,...___"'-"'__,...___"'-"'__,...___"-...A.-"'---/
high Pittosl'porum or equal
Job Number
2017-01
Dnlwing Number
EXISTING RESIDENCE AT
~---- NEIGHBORING PROPERTY r--- _r _ _ _Jo:.__ _ _ _ _ _ _ Ja'

CD Landscap"e-Pran,
Scale: 1/4' = 1'-0'
1
A7 89
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-"-' G REG KLEIN

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A RCHITECT
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2622 Lincoln Avenue
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~ ~~~;::-.;~,;~~E:-~=~~;:: _::-~~- ... .. 510-459-6239
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. .. gregkleinarchitect@gmail.com
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0 Greg Klein Architect 2017

l_______~~~~:=~~~~~~--t-------------------------------+-~::----~--~-------------------------------------------------t--~~------------------------_1______________________________
-,-

~~~~~~~~~~~~~~~~~~~~~~~--------~ PhnnmgSubmi#~ 09~~17

:~----.
Revisions Date

_1________
CAR~I F.I.-BY-THF:-'IT, '\

PRfU.\t1'\ ,R'\'l)fTtR."41...:ATlO~

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NORTH
Carmel Residence
Casanova Street
3 SE of 1Oth Street
Carmel by the Sea, CA 93921
Lot 8, Block E per R2

APN 010-185-015
TQp91fapfdc :5urve,.
L _ _____ _

~ .- ~ 0 "~~~~~~~~ . Drawing Title

Site Assessment

Scale
none
Dr<iwnBy

JobNumbei
2017-01
Drawing Number

A8 90
 Surveyor's Notes:
Map Legend:
This mop portrays the site at the time of the survey and does not show sols or
Basis of Bearings: The measured line between a 3/4" iron pipe and a geology information. underground condilions . easements. zoning or regulolory
1" iron pipe with tog marked "PLS 8368" found on the westerly line of information or any other items not specifically requested by the property owner
There may be easements or other rights, recorded or unrecorded, affecting the
Monte Verde Street as shown on Comer Record No. 1795. Not shown
subject property which are not shown hereon.
on this mop.
Underground utilities, if any, were not located. Information regarding
Horizontal Datum: Assumed. underground utilily locations should be obtained from the appropriate utilily
companies or public agencies.
Vertical Datum: Assumed.
Elevations ore bosed on on arbitrarily assumed datum as noted. Ground may be
more irregular than contoul'3 indicate.
Contour Interval: Contours as shown hereon are interpolated using
computer digital terrain modeling software and spot elevations Distances are expressed in feet and decimols thereof.

The cross symbcl (+) morl<s the horizontal pos~ion of the spot elevation shown.
Record Map References: Tree symbols are drawn to scale only approximately.

R1 =Grant Deed recorded July 21, 2017 as document no. Sufficient boundary ties were made to grophicolly show existing lectures
2017038595 of Official Records of Monterey County, State of however a complete boundary survey was not performed.
California.

R2 = Map of Addition Number One to Carmel-by-the-Sea fil ed

November 6. 1905 in Volume 1 of Maps "Cities & Towns" at Page NI:IGHOORJNG
RfSIDI"NCE
45-1/2 in the Monterey County Recorder's Office, State of California.

R3 =Comer Record #1795 filed on April 22,2016 in the Monterey

County Surveyor's Office. State of California.

AC =ASPHALT CONCRETE FEN-WI= WROUGHT IRON FENCE PP = POWER/UTILITY POLE

AP =ANGLE POINT FEN-WD =WOOD FENCE PTH =PATH
BC =BRASS CAP OR BEGIN CURVE FEN-WR = WIRE FENCE PTO =PATIO
BL = BIKE LANE FH = FIRE HYDRANT RCE = REGISTERED CIVIl ENGINEER
BLD = BUILDING FF =FINISHED FLOOR RCK=ROCK
BLDR[S} = BOULDER(S) FL= FlOW LINE RDG= RIDGE
BM =BENCHMARK FNTN =FOUNTAIN ROW= RIGHT OF WAY
t= BOUNDARY LINE FS =FINISHED SURFACE RSCO =SEWER CLEAN OUT
BTM/BOT = BOTTOM FW/FOW =FACE OF WALL SDMH =STORM DRAIN MANHOLE
BW =BACK OF WALK GAR =GARAGE SDWK =SIDEWALK
1.= CENTERLINE G/GRD = GROUND ELEV. SMH =SEWER MANHOLE
CATV= CABLE TV
CF =CURB FACE
CL =CENTERLINE
GB = GRADE BREAK
GM=GAS METER
GV=GASVALVE
SPK =SPIKE
STC =STUCCO
STN =STONE
"P"""' '""' ),>"\
CLM=COLUMN HC = HANDICAP STP =STEP
COMM =COMMUNICATIONS HDG= HEDGE
ST LT =STREET
=STRIPE LIGHT ( .- . '';;X

A--
CONC. = CONCRETE ICY= IRRIGATION CONTROL VALVE STRP
COR =CORNER I.P. =IRON PIPE SWL=SWALE , ( y'
C/0 = CLEAN OUT tNT= INTERSECllON TC =TOP OF CURB
CP = CONTROL POINT IRR = IRRIGATION TCN =TOP OF CONCRETE
CTL = CONTROL L-TIL&T =LEAD & TAG TB./TELCO= TELEPHONE ;..r;,-
DG = DECOMPOSED GRANrrE LDG/LNDG = LANDING
Dl = DROP INLET LIP = EDGE OF CONC GUTTER TG=TOPOFGRATE
TOP= TOP OF SLOPE
D.l. = DRIP LINE (TREE)
DWY =DRIVEWAY
lS = LAND SURVEYOR
LT= LIGHT
M-T/M&T =MAG NAIL & TAG
~~~~~ ~6~~:0ALL
UTIL =UTILITY
; .
EM = ELECTRIC METER
EO = ELECTRIC OUTLET MAG= MAG NAIL WL =WATER LINE
ENG/ENGR = ENGINEER MKD= MARKED WLK = SIDEWALK

""'
ENCl = ENClOSURE MON = MONUMENT WM =WATER METER //\
EP =EDGE OF PAVEMENT N-T/N&T =NAIL & TAG WV=WATERVALVE ~:.,,.,..
FD/FND = FOUND NG =NATURAL GRADE

. ";:\
-v .
FEN= FENCE OPN =OPEN
FEN-CL= CHAINLINK FENCE P= POOL
FEN-GS = GRAPESTAKE FENCE PLTR =PLANTER
flCISTING 2-5TORY
RlSIDlN~

8 CONTROL POINT
j " ' \ 7
G GAS METER ' ~J,,. -/- 74/.~'B:J-;~-,:o:~.,; ; ;-; ";;:::----::~~~::::;:::
j ,~~~:
~'/:

0 SEWER CLEAN OUT

/
eo_, UTILITY POLE
~
q)
9 WATER METER
q)
L

t\~\
-+->
If)

>.
-+->
(5
0
lf)
l
li l
1\

'*--:) ;'"'
L_ .
~
~ I,
L/
lf)

~
0
!.::
(\1
If)

~
If)
(\1
u

3<" Cyp.
~Typical tree notation. Indicates a cypress tree v.ith a
(4~ ~~~~~k~~~~~~::e(~";:~~:;cle) with a 40' diameter
11~.-- Topographic Survey
INDICATES MONUMENT FOUND AS NOTED

t
- - PARCEL BOUNDARY
Prepared Far: Ryan Melcher
-- - - --- - - - - ADJOINING PARCEL BOUNDARY Requested By: Dave Pond, DPC Services, Inc.
RIGHT OF WAY
August 2017

Rasmussen Land Surveying, Inc.

1"=5'

.. DRAWING REVISIONS:
August 2017- ORIGINAL SURVEY 0' 5' 70' IS'

91