CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

March 8, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, Community Planning and Building Director

Submitted by: Matthew Sundt, Contract Planner

Subject: Consideration of Concept Design Study (DS 16-466) and associated Coastal
Development Permit for the construction of a new single-family residence
located in the Single-Family Residential (R-1) Zoning and Archaeological
Significance (AS) Overlay Zoning Districts.

Recommendation:
Accept the Concept Design Study and associated Coastal Development Permit subject to the
attached findings and conditions.

Application: DS 16-466 APN: 010-076-015

Block: 109 Lot: 12
Location: Mission Street, 4 N/E of 10th Avenue
Applicant: Claudio Ortiz Design Group Property Owner: Cosentino

Background and Project Description:

The property is 4,000 square feet in size and is vacant, as is the adjacent parcel immediately to the
south. The east one-third area of the subject lot is steeply sloped with grades of 29% (northeast
quadrant) to 36% (southeast quadrant); it is progressively steeper in the southeast quadrant of the
property. The applicant has submitted plans to build a new 2,120 square-foot, two-story, single-
family residence, and a 200 square-foot detached garage in the front yard setback. The proposed
residence includes 1,036 square feet on the main level, 343 square feet on the lower level, and a
220 square-foot basement. As seen from the street, the residence will appear to be one-story.

The proposed project includes 475 cubic yards of cut and 69 cubic yards of fill with the difference of
406 cubic yards of cut to be exported from the site. The number of truck trips associated with soil
export is 51 one-way truck trips (@ 8 cubic yards per load exported). Therefore, as proposed, this

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DS 16-466 (Cosentino)
March 8, 2017
Staff Report
Page 2

project would result in approximately 102 round-trips with half of these trips being empty trucks
returning to the site. Importing engineered soils and materials will result in 10 - 15 additional truck
trips for a total of 112 to 117 truck trips. Two light wells are proposed on the south side of the
residence. The project plans show that on the east elevation there is a main floor deck above the
lower level covered porch. The main floor deck is supported by three columns. Finish materials
include wood shingle exterior and wood shingle roof. Also proposed is a retaining wall nearly the
full width of the lot in the back yard to create a level area using the aforementioned 69 cubic yards
of fill. New fencing is proposed on all property boundary lines.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf NA 2,120 sf

Site Coverage 396 sf/ 556 sf 1 NA 541 sf
Trees 3 Upper /1 Lower 2 Monterey Pines 1 Coast live Oak
(recommended) 2 Coast live oak
2 Black Acacia
Ridge Height (1st/2nd) 18/24 NA Max. 1st floor: 18
Max. 2nd floor: 24
Plate Height (1st/2nd) 12/ 18 NA Max. 1st floor: 9
Max. 2nd floor: 19
Setbacks Minimum Required Existing Proposed
Front 10 NA 15 (residence)
0 (garage)
Composite Side Yard 25% NA Min: 10

Minimum Side Yard 3 NA @ south boundary: 5 8

@ north boundary: 6
Rear 15 NA Min: 17 11 (2nd flr. deck)
Min: 23 8 (2nd flr.)

1
556 sq.ft. total allowed if no more than 50% of site coverage is impervious.

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March 8, 2017
Staff Report
Page 3

Staff analysis:

Property Slope: Carmel Municipal Code Section 17.06.020.D addresses buildable area and how
derived for each lot. Typically, the floor area for a 4,000 square-foot lot is derived by multiplying
.45 by the lot size (.45 x 4,000 = 1,800 square feet). However, this code section states that for the
purpose of calculating allowable building volume and floor area, the building area of a lot shall be
the lot area, minus the continuous portions of the site, occupying at least 10 percent of the site
area, with a slope greater than 30 percent. The property is 4,000 square feet in size, and based on
measurements of the slope derived from the site plan, approximately 1,000 square feet of the
4,000 square-foot lot exceeds the 30 percent threshold. Therefore, in determining floor area for
this lot the calculation would be .45 x 3,000 square feet (i.e., or a 1,350 square-foot residence could
be constructed on this lot.

However, the municipal code does not differentiate between slopes that are existing or modified.
By adding one to two feet of in-fill soil to the downhill part of the property, thereby diminishing the
angle of the slope, the rear portion of property could have a slope less than 30%. To keep the slope
under 30%, the project plans show a retaining wall at the lower elevation that could be used to
retain up to two feet of fill soil. The proposed retaining wall and associated fill soil (< 69 cubic
yards) reduces the slope to less than 30%, thereby the allowable floor area is based on 4,000
square feet i.e., 1,800 square feet of floor area. The intent of the aforementioned municipal
mode requirement is to preclude sites from being granted a certain amount of floor area based on
portions of the site that are not buildable due to slope. For this particular lot, the steep portion is
buildable and the slope can be corrected by a minor amount of fill. For this reason staff supports
the applicants proposal, however, the Planning Commission should consider whether it is
acceptable to backfill in order to reduce the slope.

As an interesting side note, the municipal code is much more lenient when the average slope of the
entire property is 30% as opposed to properties in which only a portion is 30%. When the entire
property has a slope of 30%, a use permit must be obtained and floor area is deducted out at a
rate of 2% of building area for every 1% incline above 30%. As a reference, Design Study (DS 16-
436) on this March 8, 2017 agenda has an average slope of 31% and hence required a use permit
and minor reduction in floor area.

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March 8, 2017
Staff Report
Page 4

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

This lot contains two coast live oaks. The oaks are rated by the City Forester as significant. City
code (CMC Section 17.34.070 - Landscaping Standards for Residential Districts) requires that upper
and lower canopy trees be planted as a component of development projects, if needed. Two
Monterey pines and one black acacia tree were recently removed from the site by City permit.
Consequently, the City Forester recommends that two upper canopy trees be planted. The
applicant is also proposing to plant one additional oak in the back yard so as to filter the view of the
residences to the east and enhance privacy.

The applicant is proposing to take approximately 69 cubic yards of fill soil and distribute it in the
backyard of the property so as to create a useable flat area. However, there is an 18-inch oak tree
within the area to be filled. Per the plans this trees root area would be covered by up to four-feet
of soil. In addition, the proposed back yard retaining wall would be three feet from the trunk of
this oak tree. Staff has conditioned this project to preclude applying the fill soil within six feet of
the existing oak as well as to redesign the proposed backyard retaining wall so that it sits outside of
the six-foot set-back zone of the oak tree. Implementing this condition will reduce the amount of
fill on the property and the height of the retaining walls. As discussed in the previous section,
some backfill will be necessary in order to reduce the slope in the rear area of the property to less
than 30%, however, staff is recommending less than what is currently proposed.

Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state, designs should preserve
reasonable solar access to neighboring parcels and maintain privacy of indoor and outdoor spaces
in a neighborhood, maintain view opportunities, and Position a building to screen active areas of
adjacent properties when feasible, locate windows and balconies such that they avoid overlooking
active indoor and outdoor uses area of adjacent properties, and preserve significant trees that will
help to screen views into adjacent properties.

Staff has not identified any view impacts that would be created by the new residence. However,
staff does identify privacy issues related to the residences to the north and east. As to privacy on
the south side there is a vacant lot to the south therefore privacy is not an issue.

As shown on the north elevation, the proposed residence includes a patio door facing north and
directly opposite two windows on the residence to the north. However, there is a 22 foot
separation between the neighboring windows to the north and the patio door. With appropriate
landscaping such as a newly planted Monterey pine (one of two required by the City Forester), and

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March 8, 2017
Staff Report
Page 5

other hedge type plants, there should be adequate filtering of views between the two parcels.
There are no other windows on the north side of the proposed residence that would create privacy
issues with the residence to the north. Because of the setback distance on the north elevation,
staff concludes that the setback between the patio door and neighbor windows does not constitute
substantial invasion of privacy.

To the east of the project site are residences that front Junipero Street and are at a substantially
lower elevation as compared to Mission Street and Torres Street residences. Privacy for those
residents at the lower elevation is compromised because of the higher elevation of Mission Street
residences. This elevation differential creates a challenge for those trying to create private space in
their back yards. In this particular circumstance there are trees in the neighboring back yards to
the east to include Monterey pine, black acacia and oak. In addition, the subject lot has two oaks.
The canopies of these trees help to filter views and provide some measure of privacy. To address
the potential privacy issue between the proposed residence and the existing residence to the east
the applicant has set the two story component of the residence 23 feet away from the rear (east)
property line (15 feet is required). In addition, the neighboring residence to the east is an
additional 15 feet from the property line resulting in a 38-foot separation. Fencing is proposed by
the applicant but as the subject residence would be at a higher elevation as compared to the
parcels to the east, this fencing would have little benefit as to privacy.

A neighbor who owns the property to the east at a southeast diagonal has expressed to City staff
their concern about privacy associated with proximity of the portion of the second story deck that
is on the south side. To address this issue, staff has conditioned this project to plant one additional
oak tree in the back yard and with this, combined with the general design of the residence, it is
staffs opinion that the proposed project conforms with the Design Guidelines.

Building Mass & Scale: Residential Design Guidelines 7.0 Objectives include, maintain the
massing and scale of building characteristic of Carmel, keep building scale in proportion to the area
of the site, and encourage diversity in housing design reflecting the eclectic mix of styles that is
characteristic of Carmel. Design Guideline 7.7 recommends presenting a one-story height to the
street.

The neighborhood has a mix of one- and two-story residences but has mostly two-story. The
proposed structure is two stories but as seen from Mission Street it appears as a one-story. The
proposed entry is simple, with a relatively low profile and is not pretentious. Measurement of the
highest point of the ridge at the second story (east elevation) and the second floor plate indicates
that the project conforms to the maximum ridge height but the plate height (19 ft.) is one-foot

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March 8, 2017
Staff Report
Page 6

higher than what is allowed (maximum plate height for second story is 18). The one-story
component of the residence meets the plate and ridge height standards. The entry is modest.
Staff has conditioned the project to conform to the maximum second floor plate height of 18 feet.

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

The parcel is one of two adjacent vacant parcels on Mission Street between 10th and 8th Avenues;
the subject parcel is the northerly of the two parcels. Across the street is the Sunset Center and
associated parking lot and ancillary buildings. To the north and east adjacent to the site are single-
family residences. Existing residences are a mix of one- and two-story structures in a variety of
architectural styles (eclectic, contemporary cottage, non-descript 1960s stucco), that include wood
shingle and stucco siding, hipped, gabled and flat roofs, composition shingles, and driveways of
asphalt and pavers.

The proposed design includes a two-story residence with a detached garage in the contemporary
cottage style of architecture that is typical of the Claudio Ortiz Design Group. The gable roof
system incorporates 8:12 pitch, with five rooflines as seen from the streetscape, exclusive of the
detached garage. In staffs opinion, the proposed residence meets the objectives of Residential
Design Guidelines.

Garage & Driveway: Design Guidelines 6.5 and 6.6 states, Position a garage to maximize
opportunities for open space, views and privacy, and Locate a garage to minimize its visual
impacts.

Per the CMC Section 17.10.030.A, the Planning Commission may authorize a single-car, detached
garage or carport not exceeding 12 feet in width, 250 square feet in floor area and 15 feet in height
in either the front yard setback or a side yard setback facing a street (but not both) if:

i. At least 50 percent of the adjacent right-of-way is landscaped or preserved in a natural and

forested condition to compensate for the loss of open space;

Staff Response: The property fronts Mission Street and three paved parallel parking spaces
(one full space and two partial spaces per code each space is 9 x 20). The proposed

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March 8, 2017
Staff Report
Page 7

configuration where the garage is set at the front property line allows for about three feet
between the garage door and the street pavement and approximately 10 feet between garage
door and the Mission Street travel lane. To provide 50 percent or more area of landscaping in
the right-of-way would require removal of two of the three parking spaces and restriping. This
could be appropriate but as the residence is located adjacent to the Sunset Center where
parking is at a premium, removal of these parking spaces may be inappropriate. Staff does not
recommend that these spaces be removed in exchange for landscaping.

ii. The proposed setback encroachment would not impact significant or moderately significant
trees;

Staff Response: There are no trees that would be impacted.

iii. Free and safe movement of pedestrians and vehicles in adjacent rights-of-way is
protected;

Staff Response: As to the free and safe movement of vehicles and pedestrians, there may be
an issue with the line-of-site for the driver as the driver exits the garage in reverse (as is
typically the case) and onto the road. The front of the garage is approximately 3 feet from the
edge of the road, hence, the driver would not see oncoming traffic as readily as in a case where
there is a longer distance between the garage entry and the edge of the road. In staffs
opinion, the garage should be shifted back at least 4 feet from the front property line to
improve visibility when backing onto the road.

iv. All development on site will be in scale with adjacent properties and the neighborhood
context consistent with adopted design guidelines; and
v. Placement of the garage or carport in the setback will add diversity to the neighborhood
streetscape.

Staff Response: The project is considered by staff to be to scale with adjacent properties and
the garage placed at the front of the property will provide diversity as there is only one other
garage within the same block on Mission Street that is on the front property line. The proposal
to place a detached garage at the front of the residence is consistent with the aforementioned
Municipal Code section and would minimize visual impacts as encouraged by the
aforementioned guideline. The proposed driveway is 9 x 3 and will be made of pavers on a
sand base.

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March 8, 2017
Staff Report
Page 8

Site Coverage: Per Municipal Code Section 17.10.030.C, site coverage shall be limited to a
maximum of 22 percent of the base floor area allowed for the site. In addition, if at least 50
percent of all site coverage on the property is made of permeable or semi-permeable materials, an
additional amount of site coverage of up to four percent of the site area may be allowed. For this
4,000 square-foot lot the total amount of coverage allowed is 396 square feet with up to 556 square
feet allowed if 50% of the site coverage is pervious. The project plans indicate there to be 541
square feet of site coverage. The project is consistent with the Municipal Code.

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

Finish details are not typically reviewed at the Concept stage; however, the Planning Commission
can provide input at this time regardless. The prominent features of the proposed finish details
include the wood shingle exterior on all elevations, wood shingle roofing, wood windows and
doors, and columns at the rear of the residence to support main floor decking. In staffs opinion,
the applicants proposed architectural details are authentic and integral elements of the design.

Window Wells: There are two sets of window wells proposed on the south side; window wells are
only required when there are bedrooms in a basement thereby providing emergency egress. If the
well depths are greater than 42 inches egress ladders will be required. The well depth as measured
from the top of the retaining walls ranges from 5 feet to 9 feet. One well is 15 feet wide and the
other 24 feet wide. Each well is required to be at least 3-feet deep as measured from the exterior
finished wall. One of the window wells encroaches 1.5 feet into the 3-foot south side-yard setback.
This is contrary to code, which indicates that a minimum 3-foot setback is required from the side-
yard property line. Staff has conditioned the project to relocate the window wells.

Drainage: The property slopes to the east towards the neighboring residences that front Junipero
Street. The proposed residence will significantly alter the drainage characteristics of the property
whereby drainage will be concentrated by the gutter and downspout infrastructure and discharged
to the east. This concentrated water flow could potentially impact the neighbors by flooding
property and residences. To assure that the Citys approval of the new residence does not result in
off-site impacts, staff has conditioned this project to require an engineered water detention and, or
percolation system designed to mitigate the potential flooding impact to adjacent properties.

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DS 16-466 (Cosentino)
March 8, 2017
Staff Report
Page 9

Public ROW: The City Right-of-Way (ROW) is paved and includes three striped parking spaces. The
new driveway will require the elimination of one parking space and the shifting/restriping of one
space approximately 4 feet north.

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

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Units. The project
includes the construction of one single-family residence in a residential zone, and therefore
qualifies for a Class 3 exemption. The proposed residence does not present any unusual
circumstances that would result in a potentially significant environmental impact.

ATTACHMENTS:

Attachment A Site Photographs

Attachment B Findings for Concept Acceptance
Attachment C Draft Conditions
Attachment D Project Plans

164
 ATTACHMENT A SITE PHOTOGRAPHS

View from Mission Street looking east

165
View from project site looking west

166
View of Mission Street fronting project site, garage location and existing delineated parking

167
Attachment B Findings for Concept Acceptance

DS 16-466 (Cosentino)
March 8, 2017
Concept Findings
Page 1

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

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DS 16-466 (Cosentino)
March 8, 2017
Concept Findings
Page 2

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.
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.

169
Attachment C Draft Conditions

DS 16-466 (Cosentino)
March 8, 2017
Draft Conditions
Page 1

Draft Conditions
No.
1. Except for the fill soil to be applied to the area of the retaining wall, all cut soil
will be exported from the site.
2. The plans shall be revised to reduce the amount of backfill and to lower the
height of the associated retaining walls at the rear of the property. No fill soil will
be placed within the drip line of the oak tree unless approved by the City
Forester.
3. The applicant shall plant two oak trees in the back yard.
4. A landscape plan that includes plant species compatible with the canopy trees on
private property is required as a condition of approval and shall be included on
plans for Final Design Review.
5. The applicant shall install an engineered detention and/or percolation system at
the bottom of the lot so as to eliminate run-off to the adjacent downhill
properties.
6. The applicant shall have an archaeological report prepared prior to the Final
Design Study review, or prior to or concurrent with submittal of building plans
(refer to Article II of CMC Section 17.20)
7. Window wells shall be relocated to a position three feet from the property
boundary.

170
 Cosentino Residence
New Single Family Residence
Carmel, California
A.P.N. 010-076-015-000
BLOCK: 109 LOTS: 12

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PROJECT DATA SHEET INDEX SCOPE OF WORK

LOT SIZE
ZONING
4,000.0 SQ.FT.
R-1 1. COVER NOTES 1. CONSTRUCTION OF A NEW TWO STORY SINGLE FAMILY DWEL
WITH A BASEMENT AND DETACHED GARAGE
ECEIVED
A.P.N. 01D-076-015 2. TOPOGRAPHIC SURVEY 2. PROPOSING 540.5 SQ.FT OF HARDSCAPE
ADDRESS BLOCK: 109 LOlS: 12 3. PROPOSED Silt PLAN
FLOOR AREA 4. MAIN LEVEL FLOOR PLAN
FAR AU.O~ 1,aoo.o so.rrj 45.0ll
5. LOWER LEVEL FLOOR PLAN MAR 0 1 2017
6. ELEVAllONS
PROPOSED 7. ELEVAllONS
!.lAIN LEVEL 1,036.5 SQ.FT.
8. ROOF PLAN AND GARAGE ELEVATIONS City of Carmel-by-the-Sea
GARAGE 200.0 SQ.FT.
LOWER LEVEL 343.3 SQ.F'T. 9. WINDOW & DOOR SCHEDULES Planning & Building Dept
BASEMENT 220.2 SQ.FT. 10. LOWER LEVEL. BASEMENT &: 100 Sq.Ft.
TOTAL GROSS FlLOOR AREA: 1,800.0 SQ.TF. 45.~
BONUS. FLOOR AREA OVERLAP DIAGRAM. VICINITY MAP NOTTOSCALE
11. SlREETSCAPE
BONUS BASEMENT (220.2 SQ.FT.) 12. VOLUME ANALYSIS
BONUS BASEMENT (100.0 SQ.FT.)
13. PROPOSED MAlERIALS
TOTAL GROSS FlLOOR AREA: 2,120.2 SQ.FT. 53.0ll L1. LANDSCAPE PLAN

SITE COVERAGE
LAND COVERAGE ALLOWED 396.0 SQ.FT. 22.0ll of F.A.R.
BONUS SITE COVERAGE 160.0 SQ.FT. 4.0ll of SITE

TOTAL COVERAGE AlLOWED 556.0 SQ.FT. 13.9"

PERVIOUS COVERAGE EXTERIOR LIGHTING NOTES

1. ALL EXTERIOR UGHTlNG ATIACfiW TO 11-iE MAIN BUILDING OR
ENTRY WALKWAY 81 .0 SQ.FT.
NORTH STAIRWAY
BALCONY
22.0 SQ.FT.
/!Jjy ACCESSORY BUILDING MAY NoT BE HIGHER 11-iAN 10-FEET
ABOVE 11-iE GROUNO AND MAY NOT EXCEED 25-WATlS
~N~~~~S'mT ~~-ltl~~~NT: I.e., APPROXIMA'TELY 375 WMENS)
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284.0 SQ.FT. (!)
UGHT WELL ONE & TWO TOTAL 106.0 SQ.FT.
2. LANDSCAPE UGillNG MAY NOT EXCEED 18-INCHES ABOVE 11-iE <(
TOTAL PERVIOUS COVERAGE 493.0 SQ.FT. GROUND NOR MORE Tlii!Jj 15 WA TlS
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EARTHWORK QUANllllES IMPERVIOUS COVERAGE APART. LANDSCAPE UGHTlNG MAY NOT BE USED FOR lliEE,
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WALL, FENCE OR ACCENT UGHTlNG OF "NY T'IPE. THE PURPOSE
CUT = 474.79 CU.YD. NORTH WALWAY 19.0 SQ.FT. OF LANOSCAPE UGHliNG IS TO SAFE'I'I' ILLUMINATE WAU<WAYS
TRANFER CUT TO FlLL = 69.37 CU.YD. ENTRY PORCH 26.5 SQ.FT. /!JjD ENlRANCES TO THE SUBJECT PROPERTY. w
TOTAL CUT = 405.42 CU.YD. TOTAL IMPERVIOUS COVERAGE 47.5 SQ.FT. >
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TOTAL GROSS COVERAGE 540.5 SQ.FT.
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SCALE: 1' 1/4"

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SITE PLAN DRAWN BY :

APPROVED BY :
MSC

MTO
I TOPOGRAPHIC SURVEYS
ALTA SURVEYS
CONSTRUCI'ION STAKING
LAND DEVELOPMENT
tli_ APN 010-076-015
~
tti ~ tT1
~
3 NW 1Oth & Mission St. Carmel, Ca
w; DOOUTTLE
L.S. 6332

~ prepared :for: REVISION:

172

rJJ
Anthony Cosentino SCALE: 1".-= a
DATE: .og.:12...:.o5
..
.::-..--
. '
,.. ~ ~ ...
~"
,1-.(l.~if<
'- c
...
~ ~. .
 PLASTER RETAINING WALL
HEIGHT 0-IN TO 2'-9"

DRIVEWAY
SEE SHEET 13, DET "f" NORTH WALKWAY NORTH STAIRWAY
19.0 SOFT., PAVERS SET ON SAND 22.0 SQ.FT., STONE SLABS SET
SEE SHEET 13 DET: "G" ON CONCRETE.
SEE SHEET 13 DET: "G"
NEW 4-FT WOOD FENCE, NEW 6-FT WOOD FENCE,
FOR THE FIRST 15 FEET SEE SHEET 13 FENCE DET. "H"
SEE SHEET 13 FENCE DET. "I"

NEIGHBOR BUILDING NElGHBOR DECK

GARAGE
SHOWN SOLID THICK LINE
:{
/',~
Ff ELEV=-101.2' '
(ASSUMED) //- -~ //'

\
\
\
\
\
\
\
\
\ Qi
~
I
I
\ I I \ c
u
/
/
\ \ \ \

MAIN bWELLIN,G,,
I SHOWN souo THICK LINE \
FF ELEV=- 100.0' \ FF ELEV~98.0' \ '
\ (ASSUMEQ) \
LOT AREA=-4,000' ,Sq. Ft. \
I I \
I I \
I 1 I
I 1 I
I I I
I 1 I
I 1 I

LIGHT WELL LIGHT WELL RETAINING WALL, PLASTER

NEW 6-FT WOOD FENCE, AND PAINTED. SEE LEV.
ONE TWO SEE SHEET 13 FENCE DET. "H" POINTS ON PLAN
65.0 SQ.FT. 41.0 SQ.FT.
RETAINING WALL, PLASTER RETAINING WALL, PLASTER
AND PAINTED. SEE ELEV. AND PAINTED. SEE ELEV.
LANDDING POINTS ON PLAN POINTS ON PLAN
22.0 SQ.FT BUILDING SETBACK LINE
(SOIL AT BOTTOM OF (SOIL AT BOTIOM OF SHOWN THIN DASHED LINE
WITH 2-STEPS. LIGHT WELL) LIGHT WELL)
SEE ELEV.POINTS ON PLAN

LEGEND SITE COVERAGE

PERVIOUS COVERAGE N
oz
W<(
NEW l!!EES
ENTRY WALKWAY 81.0 SQ.FT. (f)_J
PROPE:R'N UNE

MIN. SETBACKS

BUILDINGS TO BE RE~OVEO
HOSE 818

UGHT FlXlUAE, SEE

SHEET 1J DET 'A'
NORTH STAIRWAY
BALCONY
LIGHT WELL ONE & TWO TOTAL
TOTAL PERVIOUS COVERAGE
IMPERVIOUS COVERAGE
22.0
284.0
106.0
493,0
SQ.FT.
SQ.FT.
SQ.FT.
SQ.FT.

0 5
$ 10 15
oa..
a..
ow
o:::l-
0 EXISTING TREES TO
REMAIN NORTH WALWAY
ENTRY PORCH
19.0 SQ.FT.
28.5 SQ.FT.
~
I
I
(l_(/)

)( EXISTING TREES TO
BE REMOVED TOTAL IMPERVIOUS COVERAGE 47.5 SQ.FT.
( IN FEET ) 1/4 inch = 1 ft.
GRAPHIC SCALE
SCALE: 1' 1/4'

3
TOTAL GROSS COVERAGE 5-40.5 SQ.FT.

--m -- NEW ELEVATION

CONTOUR UNES
173
 20'-0' ~-a 11-8' ~ 20'-o

S'-10' 5'-7' 8'-7' 1'-8" +'-e" r_,.a 5'-g'

'
.@ ~t9Rt8tiNG

~oa"
"'\ 111111 1
I I
~
I

~
----.__ _____ WINDOW stAT

I 1/ii\11 I J
1;m:;,
I
~ II - @

~@ :.~
STAIRCASE
~ c:m::zJ ;
~~
77.2 SQ.FT. r:.
~ ~
-'"- oi ;::: RM
@ ~ @

ut~~;~~M
_._ 9
t1
illd
~
~ @ l
I I L-Ml' : 1m--
18\
r -,
I '
\ ~::c
F.F CP 96.0'
~
_j
~.

It - _@ [j] 1
Oil i
;
liO
Dl
II

!Jff!:~
ENTRY ~ HA~ ONE
~
[]]2]
N~~%'6.~ ?.Fos~J
r ~
"-- 6~1~ - ~
'"-~- ~
=

H~ ~
,-- 11]
~ .. ~ ~ ~~~~jN ~
~l'l11AIIIr:'

If@ r ~ ~~
) ) [2j 'I

N~GR1
117.3 SQ.FT.
=
... r--., ~
rrm-~.,om ~ \~
SQ.FT.
'""'J~T. I MSTR BRM -.rn:D--

~~ _J ~
= I ~.0 SQ.ICL
B1H i@ c::mJrJ .E"'
0_ ...
JGY1
160.3 SQ.FT.

~ - r.r o 100.0' tll L_

. t- 86.J~
= r----,
Qi
MSTR Cl (])

~
P2 t:::mJ
31.6 SQ.FT.
r--
~ JG:Jd E
0
u

~ El lCD' I 2
@ IL -WINDOW SEAT I
0
= ~r

18'-11' 6'-10' 3'-1'

26'-10' 1g'-1' 15'-1'

81'-0'

KEY NOTES
OJ PANT!lY CLOS1'
(%]~~~L~f!~~:~
SHUT-OfT FOR ICE-t.IAKER.
Ci) l<lTCHEN SINK W/GARSAGE
[I) DISH WASHER SPACE
~~:~:; ~~~:~~o~:W.
DISPOSAL
BIB .t
rn HEARTIH: UNESTONE ONE PIECE
[jWEDIA CABINET: BUILT-IN, WOOO
IIZI STEPS
[! Sl('rtiGHl 24)(.38
ROOM NOTES
[QQI ~~RJI.Hx 7'-o'
[Qj] ~4\,S XC~9:fJ
~\~~4Ji X 4'-0'

ITilll ~-SJlB~l~'-4'
[Qj ~~-,~ ~e_o~
ITml ~~~'(;
[IQ] ~bT~i\ 11'-o
3'-10"

[ill] g1~1~0<i ~o~_ 3

0
u UM;J
5
10
I

( IN FEET ) 1/4 inch =- 1 ft.

GRAPHIC SCALE
15
I

_Jz
IIQ1I ~t~~ ~~.~~~QOM ~ ~s~.:!~ ~~~-+' w<C
I'Fl42-INCH HlllH COUNTER TOP VENTILATED
Wo!.J 'MlH BACKSPLASH.
U@j ~~~ ~~~~&:T rne~~f~Y
>_J
[l] UPPER CABINE'TS
IIQ] ~~~~~~v~.~~QM
wo....
[[j KITCHEN 1$\.AND: 3'-8" X 5'-8" !:iTil r~~~'iE~ s-4
PROPOSED FLOOR AREA _Jo:::
(ID WA'!ER C"OSET: TO BE MAKIIIUM 1.28
l1illl W~~IC~Sfr-o
GAI.,LONS PER FlUSH PER C.P.C. ol<l2.3. e MAIN LEVEL 1,036.5 SQ,FT.
zo
[ill ~:~~ESl~ %::~~~~sJANITY e GARAGE
lTIJ SHO~ PER PLAN G DENOTES WINDOW NUMBER, SEE WINDOW SCHrotJL
LOWER LEVEL
200.0 SQ.FT.
343.3 SO.F'T. -o
<(_J
ll] BUILT-IN BASEMENT 220.2 SQ.FT.
UNEN CAB. ~l.J_
IJ]j ONE 2" ROD ONE SHELF G DENOTES DOOR NUMBER, SEE DOOR SCHEDULE TOTAL GROSS FLOOR AREA: 1,eoo.o so.rr.
[11 flREPLACt:: 38' ISOI<ERN
BONUS BASEMENT (220.2 SQ.FT.) SCAI.: 1' 1/4'
BONUS BASEMENT (100.0 SQ.FT.)
174
TOTAL GROSS FLOOR AREA: 2,120.2 SQ.FT.

4
 61'-0"

6'-o 2'-8' 10'-0' 8'-2' 14'-2' 20'-0'

,.,"'
I

~
'b
STORAGE ROOM 'i
0 OD 0
[2M] 1--

"'- I
100.0 SQ. FT.
I riD
@
=====rr-tY ... []]1/rnJI ~

~~rn
I Oue~ n
Ged
iiD
-----fr '
I
-----111 'b UllUTY ROOM 'b
A110
am ~
I

-
=====ji ...I
jj,
liD ;,.
100.0 SQ.FT.
V BE~M 4 ~T.
@
HALLWAY TWO ~ '~"~
... 10 [[) c:miJ CLOSET 3 @
-.!
~ 164.2 SQ.FT. rnzJ
~
F.F G 100.0' 9.8 SO.FT. ,I

~>@ r="""""'t@ ~
~'~ w. ~ 0 ~\:1 ~r
~ 40
0 =c1~2 ! rv aTH 2
I 4'-7'

0 ou;~
@ f
-4~T.
"'~ ~ ~~~ D[}@)
,.,
9 Dl BE~ ~M 1
B"TH 1
---' CZ1lZJ
Dp
'/ g
BE~ROOM
rtJ~ BEBJ
1000 OFT.
3 g_
I
'!=
Qj

uJI
0
~ ~SQ.FT.
109.0 Q.FT.

0 12~FT. F 0 I[ Q]
1.
u

0 ~ ,.,

'b
J..,
I

-r l

LIGHT WELL ONE

CIDJ
65.0 SQ.FT.
@
.1.-~

\rn
\'

...
9,!,
I
~I'
l--
T
j @uG~L
.u ....
TWO

-
\
@

\rn
~
I

I
I
,!,

J 23' 7'
;
I, 15'-5'

26'-10' 1S'-1' 15'-1' 5'-9'

KEY NOTES
[I] ~:~~~TFL~~B~~A~~~~~ !t:.J.
ROOM NOTES
@Q] ~~~~1~~ f?QJ ~tW~-W 0 5
$ 10 15
I
rn:::~~ESI~J '%~a~~~SH~ANITY [W] ~51'!JQO~ 10Ji~o ~ ~~~lYlP2q~o L;J-J;J-cW I
[lj SHO\\ER OR 1\JB/SHOII!R PER PLAN I2IQl ~O:RoQO~ ff.~ ( IN FEET ) 1/4 inch = 1 ft.
~ ~tW~~o~~i _J(/)
(!] ONE 2' ROO ONE SHElF
(ID BUill-IN CABINET. ~~O:RJI0~1~' (ill ~'fJI~D 1~1'-_~Q GRAPHIC SCALE wz
([] AUDID-\IIDEO CABINET l2llil ~~TX ~II' 121] ~~o~ ~~~It; ><C
W_j
[I] wASHER ~~1;:~}~~~3' [ill ~Hal: ~\"3~ _JQ..
I])DR'IER
~ f5~~<&911x ~o~:Io PROPOSED FLOOR AREA
[[) LADDER: EMERGENCY-EGRESS ONLY, STEEL et:o:::
IZQ] ~1:?1Tx ~~~ MAIN LEVEL 1,036.5 SQ.FT.
200.0 SQ.FT.
wo
e
GARAGE
LOWER LEVEL 343.3 SQ.FT. 3o
0 DENO'TES 1\lNDOW NUMSER, SEE ~NDOW SCHEDUlE e BASEMENT 220.2 SQ.FT. Q_j
_j LL
G DENOTES DOOR NUIIBEA, SI!E OOOR SCHEDUlE TOTAL GROSS FLOOR AREA: 1,800.0 SQ.TF.

e BONUS BASEMENT (220.2 SQ.FT.) SCALE: 1' 1/4'

e BONUS BASEMENT (100.0 SQ.F'T.)
TOTAL GROSS FLOOR AREA: 2,120.2 SQ.FT. 175
5
 Ridge ct 114. 9' KEY NOTES
[I) ~~~F~H~Ev 1 ~1T8~f. ~g~o CEDAR SHINGLES
Ridge at 112.8' Ridge ct 112.7'
[I) ~~N~~E~~_Df30?fET~HJ~S:LES
Cij WINDOWS & DOORS: WOOD DIVIDED LIGHT
[1j ENTRY DOOR: 3-IN THK MAHOGANY STAINED
Plate ct 108. 7' Plate at 108.0' []]CHIMNEY: WOOD SHINGLES

[]] gg~~s tu~: ;~~u;~~~.o:~: ~g~D

SPOUT.
I1J BEAM: SHAPPED, 4X6 REDWOOD

[]) GRADE: WHERE OCCURS

SP ct 101.7' [[j SKYLIGHT 24X36
Slob ct 101.0' ------r-- f.F ct 100.0' [Q] ~~~R~=tGL~ri~S,s~AI~~g~T, WOOD CAP
loj
[j] GARAGE DOOR: ROLL-UP WOOD DOOR

II2J LIGHT FIXTURES: COPPER 325 LUMNENS

MAX.
[]]]AVERAGE NATURAL GRADE 9:5.5 FT.

[1j SIDING: CEMENT PLASTER

WEST ELEVA Tl ON [J3j COLUMNS: WOOD
Ridge at 114.9'
WITH GARAGE [j]] HEIGHT LIMIT: 18 FT SINGLE STORY

Ridge at 112.7' II1J HEIGHT LIMIT: 24 FT TWO STORY

Ridge at 111.8'-----;:r- - -
[j BARGE AND RAFTER TAILS: 4X SHAPED

~~
Plate at 108.0'----T---
IJ]j OUTRIGGERS: 4X SHAPED

Plate at 108.0' il9 SOIL AT BOTTOM OF EGREES LIGHT WELL

F.F at 100.0' F.F at 100.0'

13
E
WEST ELEVATION 0
(.)

, ,, , ,_
Ridge at 114. 9'

Ridge at 112.7'
----------- -------- ------------------------------
11 111 1/
11 11 1

I U"''l[llr'tllrt11'iiulr'rJII'lllJrfl
III 11
ll
1

II II
~
II
II 1/
11
II lilT
lltiulll'rhfllii!Hf-rl-lll.flrr
II II II f II I
IIITll

II IJ
rTll

1111-LM~
T-r{Jnr1-Hn!-rf!-H-IIrf-rt
-------~~~~~~~-----------~
1111 II II Ill II II II Ill
lllllhlT~Thfl.IIIMJI
1111 II 'I II II IJ I II II II
lrlrr=:=l II T f I ~
rlll..rllLJ..MrT,J,l-JJ.,liMJ..,Jlii,JMIILJ.L,
m
II II II
r - - - - -
------
- - - - - - , ,
I II II I II II II I
-----~

Ill II Ill II 111Trl IT

II I 11 1 1 II 1 1
II I U L II U L
I II 111
II f II Il l
[IT
'-. . .~------------
-1 T
Ill II U
...._
''~-
-------
Ridge at 112.4'

U I 11
II 11 1rn 11 11 11 1111 um 1 11 uL 11 1 !:::::::::::: 11 r = 11 11111 lilT 1 11 1 11 111 1111 m rr 11 111
!!:ill U lll1ll 111111111!11 1111 IIIIIIITIIIIITIIII IIIII II Ill II IIIII ll II 11111 11. 11 1 11 11 11 IIIII 1111111 Ill III II
111 II T II II II II II lJ II Tll T rT II II II II I II Ill II II I Il l 1J L II I II II Ill liT [I
Plate ct 108.0'
I~ II I II II II II II II II II I Ill II II I Ill Ill 'I - 1 Plate at 107.0'

F.F ct 100.0'
~~~ :"'.,~.,+- = ~ ~-~~ 0
' :.i
.. ~II F.F at 98.0'
Plate at 97.0' (./)
z
0
I-
<(
>
w
_j
0 5 10 15 w
F.F at 88.0' LJ-tJ W I
I
SCALE: 1' 1/+"
( IN FEET ) 1/4 inch "' 1 ft.
GRAPHIC SCALE 176
6
 [------
' ...--'~ --
----------------------- ~-----------------------------
------------ ------ ---- -----
.-----
----------- ..,.---- ------------- Ridge at 114.9'

Ridge at 112.4'-J.:1 ~~~~~~~~~~~~~::;;--~.:::1-~-~-~/~-~-~~~~~~n~n~~~~~~~~~~~~~~~mE~~M~~~~~~~~Ifl~~~~~~~,,~i~,,~~ ~ ~~ ~ l ~l i'~'~ ~l ~~ ~IITlliiTllll

- II TiliTllllill l J ' II 1111 J Ill II 1111 II TT
1 1
, ~l 'i',~' ~'i'~ l ~ l ):;:~l11~~~11~ i~l ~l ijE-~ ~-5-~-~-P-1_E_~_P_t_: :._: :._: :._: :.-: :.: :.: :.: :.: :.: :.~" J,- - Ridge
IIIII II Ill -- at 112.7'
Rldgeat111.11'

~~1.1. 1 1 11 1 1 11 11 111 1111 1 111 11

'r'rl'rd 1/ u II ~ 11TII nr d!J ~ ~ ~ ~~
ll i hi'....!l
11 11 11 11 11 11 1 11 1 11 1
yl,' __ _, II 1 UII "U IT 1 1/ IT'/ II Ulll\ rt r1Y +'r1f 11 tt r'/1 r 11 ll L 11 11 t
-., II j 11 II I I I I II IT II I II T Il l II Ill II I II II II I Ill I TII ./1 .IJ ~ ""'~ Ill
1111 II 1111 I Ill fiT TI TT T I U Ill II Jr II I II J II [J ~ If

Plate at 107.0'
II II II 11
l II lJ ,..L)....L,.l,.
II
IIIII Ill II TII T
II I II II I II Ill II 111111 II II II
T T J11 1J lJ UII lJ J I U II J II
II &~
~
Plot at 108.0'

B~ rrtms"l~~~gs~~~~~~~~~~~~~~~y~~
'Ill IIIII I D te;J D I I 1-
......._--F.F at 100.0'

,'~-----,.._=---~ -~-- - ~1_ L__ ---- ~---- __L---- --- ---- j-------------- __L -------- -- L --
F.F ot 98.0'
Plate at 97.0'

..,
\ I : : : : :

t+t:Jtt~;;;;i;-iioo"'..
lr J :I :1 I: :I I:
~
-
-;;;;,-- ~ I
I
I
I
1
I
I
I
I
I
1 I I I I I
F.F at 88.0' - -~~~---.,-'IIF--'-----''-- ------~--- ------------------------ __ j---- ----- ---------~----- _! __ -- _--------- _j __ ~--- ____ --- --~--------- ---~-~J-., KEY NOTES
------~---------~------------------------------------~------------~~-----------~------------------------------J OJ ~~F~H~kV 1 jiT8~f. vtg!?D CEDAR SHINGLES
[2) ~~N~E~~Dr3oo~l'1J~.GLES
\ NORTH ELEVATION [J) WINDOWS & DOORS: WOOD
[1) CHIMNEY: COPPER
[]] ~~M~tkrR~g~w~f. ~~INGLES
[]] ggm:~s ct~: ;:gu3r~~~ol~: ~g~o
SPOUT.
I]] BEAM: SHAPPED, 4X6 REDWOOD

[]) GRADE: WHERE OCCURS

Ridge at 114.9'
[[] -----
Ridge at 113.0'
Ridge at 112.4' [Q] ~~~R~~t~~ri~S.S~AIN~~~T, WOOD CAP

[IT) UTILITY PANEL DOOR

[2j ~~~: FIX11JRES: COPPER 325 LUMNENS

Plate at 1OB.O' ~AVERAGE NA11JRAL GRADE 93.5 FT.

Plate at 107.0'
[1l SIDING: CEMENT PLASTI:R

IIj COLUMNS: WOOD

'b
I
io [j HEIGHT LIMIT: 18 FT SINGLE STORY
[11 HEIGHT LIMIT: 24 FT TWO STORY
[j BARGE AND RAFTI:R TAILS: 4X SHAPED
F.F at 100.0'
~ OUTRIGGERS: 4X SHAPED

(f)
z
0
1-
EAST ELEVATION <:
>
w
__J
0 5 10
I
15
I
w
u-tJwW SCALE: 1' 1/+"
( IN FEET ) 1/4 inch = 1 ft.
GRAPHIC SCALE 177

7
 KEY NOTES
OJ DO~SPOUTS
(2] GUITERS W/ 2ll: SLOPE

QJ CHIMNEY
[Ij SKYUGHT: 24>J6

rn~
[2) ROOF UNE SH~ Tl-iiCK SCUD UNE

rr\
[[) BUILDING FOOTPRINT SHO~D Tl-iiN DASHED UNE
-----------------------------------~-

~
LEGEND
!
8:12
RIDGE 0 112.8
u 11v '~II L --t T
~
SLOPE DIRECTlON
ARROW

ROOF UNE: PROPOSED

Tl-iiCK SOUD LINE
T T

I
GUITERS

DO~SPDUTS

!
W/2ll: SLOPE

_1!:12 D
D
RIDGE 0 112.4'

I
I

F=
wh I )\ I .11
/ L.....--' '--!

D
N

,

I Kl-l----111111
I ~
JJT "ij).
E
0
I 0 5 10 15 u
=
w u--.u I
I
( IN FEET ) 1/4 inch = 1 ft.
GRAPHIC SCALE

Ridge at 113.1'

I_
111111 111111 Ill II lilT II I
j, uli U L II U U I. U
LIL II 1111 Ill II II
u II U U II L II
L 1: Ill II 1111 II II Ill II
Ill II
11
~~~~~nr~Tn~~~~~nr~~nr~----

I il U II 1J II U
II IIIIIIIIIIITII Ull LIUII U II Ul
Ill
r
ll II 1111 I II II II 1111 II Ll II II 1I U I II L 11 U L J LL II
1

LL
II II II II
UlJI U
Ridge at 113.1'

II U U II UU II U
Plate at 109.0'
U_ ll II u L U II II L Ul Ul II II II II II U U L II U II II II I II .1 II II Ill II
Plate at 109.0'

Ll 0-
0
..___
-
D D
SP at 101.7'
Slob at 101.0' ---;:r------- IL

r
l,o
SP at 101.7'
Slob at 1D1.0'

11

WEST ELEVA Tl ON SOUTH ELEVATION EAST ELEVATION NORTH ELEVATION

KEY NOTES
[D ~~~F~H~eV 1 ~1rg~f. Yfg!?D CEDAR SHINGLES I]] LIGHT FIXTLRES: COPPER 325 LUMNENS (]] BARGE AND RAFTER TAILS: 4X SHAPED
MAX.
I2J ~JN~~te:~rf~h~HJ~,!)LES (]] GRADE: WHERE OCCURS [QJ OUTRIGGERS: 4X SHAPED
SCALE: 1' 1/4'
[)] WINDOWS c!c DOORS: WOOD [I] AVERAGE NATLRAL GRADE 00.0 FT. [j] ~~~.T FTXTLRES: COPPER 325 LUMNENS
178
W gg~~~s ct~~ ;:guL~o:~:
SPOUT.
~~ 0 (]]HEIGHT LIMIT: 18 FT SINGLE STORY

8
 Window Elevations Types Window Schedule
C) E:l
a:: DETAIL SHEET #
4'-o' z ~
2'-o 2'-o" rL:. NO. LOCATION IJJ
SIZE~ iJi N It IJJ

~ z a:: DETAILS
MATE IAL G: REMARKS ~ ~ ()
en THRESHOLD JAMB HEAD
~) P=
El
p
l I 1
2
MASTER BATHROOM
NASTER BATHROOM
A
B
3'-0"
1'-8"
X
x
6'-1"
3'-2"
WOOD-UNCLAD
WOOD UNCLAD p
CASEMENT LOWER/fiXED TOP
CASEMENT
YES
YES
YES
NO
NO
NO
:.,
'-' c

-----~----]~
3 NASTER BEDROOM 5'-6" X 3'-8" WOOD-UNCLAD p CASEMENT/FIXED/CASEMENT YES NO NO
\
... I
z
\
~;....,
I
I '' _,_, 4 KITCHEN D 4'-o" x 4'-3" WOOD-UNCLAD p SLIDER YES YES NO

~
5 DINING ROOM E 2'-6" X 5'-8" WOOD-UNCLAD p CASEMENT YES NO NO
'' 6,7 DINING ROOM F 4'-2" X 5'-6" WOOD-UNCLAD p CASEMENT YES NO
~ NO
"'
I 'b 8,10 UVING ROOM G 2'-6" X 5'-6" WOOD-UNCLAD p FIXED YES YES NO

~ x
'N
z
-... --------------- FLOOR
I 9 UVING ROOM H 5'-o" 2'-7" WOOD-UNCLAD p FIXED YES YES NO
---- -- - -- --------~~~- - ------------ FlNI SHED
< 11 UVING ROOM I 4'-o" x 4'-7" WOOD-UNCLAD p CASEMENT YES YES NO
A B c D E 0
2 12
13,15
POWDER ROOM
STAIRCASE
J
K
2'-6"
2'-8"
X
X
3'-8"
3'-8"
WOOD-UNCLAD
WOOD-UNCLAD
p
p
f'IXED
CASEMENT
YES
YES
YES
YES
NO
NO
z 14
16
STAIRCASE
STAIRCASE
L
M
5'-o"
2'-o
x
x
4'-6"
3'-8"
WOOD-UNCLAD
WOOD-UNCLAD
p
p
CASEMENT/FIXED ICASEMEN T
CASEMENT
YES
YES
NO
YES
NO
NO
<( 17,19,20 BEDROOMS 2,3 & 4 N 5'-6" X 4'-4" WOOD-UNCLAD p CASEMENT YES YES NO

~
4'-:i" ~
18,21 BATHROOM 1 & 2 0 3'-o" x 1'-8" WOOD-UNCLAD p AWNING YES YES NO
~ 22,23 BATHROOM 4 G 2'-6" X 5'-6" WOOD-UNCLAD p FlXED YES YES NO

--- Ill:

u
w
1J g
!~ ~ :.,
I
;.. ;..
Window Notes: Note:
= 'b 1. PROIIIOE SAFETY CIJIZING (TDoiPEREO OR LAMINAlED)
AS REQUIRED PER C.B.C.
6. PROVIDE CONTINUOUS CAUU< AROUND ,ILL 'MNDOW
OPENINGS ..,TH G.E. SIUCONE IICRYI.IC,
11. SEE EXTIERIOR ELEVATIONS FOR ALL 'MNCOW HEAD
HEI!JilS.
1. FOR HINGE LOCATION &
OPENING SWING DIRECTION
POLYSULFlDE OR URETHANE AS REQUIRED.
---------------.!. - FINISHED
FLOOR
2.
3.
SCREEN COLOR TO BE SPECIFlED BY CLIENT
GENERAL CONTR ...Cll)R TC VIERIFY THE 'MNDOW ORDER 7. "U MANUFACTURED VriNDOWS TO BE CERTIFIED ...NO
12. SINGLE PANE l.AIAINATIED GLASS
~'~~~~~-TI~:~~~G~)GLAZING
SEE ELEVATION SHEETS
F G H AND ROUGH FRAMING I\ITH THE DESIGNER/ARCHI1ECT
PRIOR TO PL>.CEIIENT OF THE VriNDOW ORDER.
LAIIEI.EO t.fillNG ST...NCARCS USTIED IN TABLE 2-53V OF
TITLE 24. SEC. 2-401 & TABLE 2403.2.1
2. ALL WINDOW DEMENSIONS
ARE THE ROUGH OPENINGS
Cl.AZING NOTE: TH~ BOTIOiol OF THE G1..ASS 4. THE l'o!NDOW MANUFACTURER 'MU SUPPLY SHOP 8. EXTIERIOR YriNCOW l'lNISH TO BE SEALED, U.N.O. 13. PER THE ENERGY CODE AU WINDOWS ARE
TO MATCH WITH 'TK: BOTT<llol OF THE GI.ASS SEE ELEVATION SHEETS
FROio! 1HE ADJACEIJT DOORS. VERIFY IIIlTH DRA\\INGS FOR SPECIAL 'MNDOWS (OVIERSIZE,ETC.) 9. WINDOW WOOD UNITS TO BE RECEIVED TC BE GLAZING "'5 DUAL PANE.
THE loiANUFACiUR 1Ht HEIGHT OF THEI~ FRO RE._,EW BY CODG, lne. 10. AU OPERABLE WINDOWS TO HA\OE SCREENS. 14. 'MNDOW JAMS TO BE 3-1/2-INCHES VriTHOUT EXTESION JAMS
STANDARD DOOR PANEL HEIGHT. -
5' 0' 5. APPLY SISAL KRAFT PAPR AROUND ALL EXTERI~
OPENING.
AS SPECIFY BY CUENT. AND DEU\OERED 'MTH EX'ItRIOR 'loOOD SILLS ONLY. (U.N.O)
1-e 1'-7""1'-e"
:., Window Manufacture: Glazing Legend Symbols Abbreviations
;!.
[I [ ..,
MANUFACTURE:
ADDRESS:
CITY, ST...TIE, ZIP: TYPE 1 - TEMPERED GLAZING
0 -- N/A - - NOT APPLICABLE
G.C. - - GENERAL CONTRACTOR

B
PHONE: PER C.S.C. 2406.4 WINDOW WINDOW
REFERENCE NUMBER
~1:,
I 'b FAX: p --PAINT
lo
'\ \ I
I
~ ~
I
ioo
Hardware Manufacture: ST - - STAIN
~
~==~"'-----tJ ~
I ioo FF' - - FACTORY FINISH
:., MANUFACTURE:
~ ...CORESS: I.D. - - INTERIOR DESIGN
~ I
... I ;!, "' CITY, STATE, ZIP: s --SEALED
...I PHONE:
------------ - FINISHED
FLOOR
FAX: t.IFR. - - MANUFACTURER
FIN. --FINISH
K L M N 0 NAT. - - NATURAL

Door Elevations Types Door Schedule

C!) s DETAIL SHEET #
5'-0" - ~
z ffi
SIZE~
7' 6'
NO. LOCATION
~
N 0..
2'-8' 2'- s 2'-e 2'-8" 2'-e" z DETAILS
MATE IAL u: REMARKS ~ ~ THRESHOLD JAMB HEAD
I ENTRY A 3'-o" x 6'-8" WOOD p GLASS TOP 3-INCH THICK OUTSIDE YES YES
L U- v

~~
~
I 2 DINING ROOM B PER 2'-6" X 7'-6" WOOD p FULL GLASS FRENCH DOOR OUTSIDE YES YES
I \ 1'. 3 UVING ROOM B PER 2'-6" X 7'-6" p FULL GLASS FRENCH DOOR OUTSIDE NO NO
I \
., \ '-' 4 UVING ROOM PER 2'-6" X 7'-6"
WOOD
p

_,_, z~
I
)... ~
;..
0 0
~

z 5 HALLWAY ONE
8
c (3) 2'-6" x 7'-o
WOOD
WOOD p
FULL GLASS FRENCH DOOR
FULL GLASS FRENCH DOOR
OUTSIDE
OUTSIDE
YES
YES
YES
YES

a
\

JCJJ
I

1.0 --------- - ----- --0-- --- ~' ----

,__,
w
3:
<
2
6
7
B
9
MECHANICAL ROOM
GARAGE
GARAGE
VESTIBULE
D
E
F
G
s-o x 5'-!o"
PER 2'-6" X 6'-8"
8' -o x 7' -o
PER 2'-6" X 6'-8"
WOOD
WOOD
WOOD
WOOD
s
p
p
p
PLANKS, SOLID DOOR
FLUSHED I PANELED DOOR
ROLL-UP
FLUSHED / PANELED DOOR
OUTSIDE
OUTSIDE
OUTSIDE
INSIDE
NO
YES
YES
NO
NO
YES
YES
NO
A B c ~1 10 MASTER BATHROOM H 2'-6" X 6'-8" WOOD p FLUSHED /_PANELED DOOR INSIDE NO NO
GLAZING NOTE: VERIFY \\HH THE
0 11 MASTER CLOSET G PER 2'-6" X 6'-8" WOOD p FLUSHED I PANELED DOOR INSIDE NO NO
NANUFACllJR THE HEIGHT OF THEIR 12 MASTER BEDROOM I 2'-8" X 6'-B" WOOD p SLIDDERIFLUSHED / PANELED DOOR INSIDE NO NO
STANDARD DOOR PANEl. HEIGHT AND
MATCH THE ~!.ASS
WITH 1HE ADJACENT ~DOWS.
BO'tl'OM UNE z 13
14
POWDER ROOM
BEDROOM FOUR
H 2'-6" X 6'-8" WOOD p
p
FLUSHED I PANELED DOOR INSIDE NO NO
<( B PER 2'-6" X 7'-6" WOOD FULL GLASS FRENCH DOOR OUTSIDE YES YES

~
15 BEDROOM FOUR H 2'-6" X 6'-8" WOOD p FLUSHED PANELED DOOR INSIDE NO NO
~ 16 BATHROOM TWO H 2'-6" X 6'-8" WOOD p FLUSHED PANELED DOOR INSIDE NO NO
-
s' o a -o 17 BEDROOM THREE H 2'-6" X 6'-8" WOOD p FlLUSHED PANELED DOOR INSIDE NO NO
2'-6" 2'-6"
2'
~ e ; 18
19
CLOSET THREE
BEDROOM TWO
J
H
PER 2'-0" X 7'-6"
2'-6" X 6'-8"
WOOD
WOOD
p
p
FLUSHED
FLUSHED
PANELED
PANELED
DOOR
DOOR
INSIDE
INSIDE
NO
NO
NO
NO

P2 ~ rmno = 9 20
21
22
CLOSET TWO
BATHROOM ONE
BEDROOM ONE
J
H
H
PER 2'-o" X 7'-6"
2'-6" X 6'-B"
2'-6" X 6'-8"
WOOD
WOOD
WOOD
p
p
p
FLUSHED
FLUSHED
FLUSHED
PANELED
PANELED
PANELED
DOOR
DOOR
DOOR
INSIDE
INSIDE
INSIDE
NO
NO
NO
NO
NO
NO
I \

~
'bI
!-. EJ ~
23 STORAGE ROOM H 2'-6" X 6'-8" WOOD p FLUSHED PANELED DOOR INSIDE NO NO

~ i25
,. ....
....
---------~----~~
Q Door Notes: Note:
E F G H 1, PROVIDE DEAD BOLT LOCKS ON ALL EX'ItRIOR COORS. SEE 6. DOORS BETWEEN CONDI'IIONEO AND UNCONDITIONED 11. THE OOOR FlNISH TO BE: 1. FOR HINGE LOCATION &
SCHEDULE FOR ADDITIONAL REQUIREMENTS. SPACES TC BE FULLY IlEA THER STRIPPED. EXTERIOR: OPENING SWING DIRECTION
2. PROIIIDE PRIVACY HARDWARE FOR AU BEDROOM AND 7. GENERAL CONTRACTOR TO REVIEW DOOR ORDER l'o!TH INlERIOR: SEE ELEVATION SHEETS
BATHROOM LOC... T10NS. ARCHITECT PRIOR TO DOOR ORDER PLACEMENT. MGS:
3. GENERAL CONTRACTOR TC CONSULT WITH OWNER FOR 8. DOOR HINGES TO BE 4.5"H.X4,5"W. DOOR 7'-0" 12. THE DOOR STILES TO BE PER PLAN 2. ALL. WINDOW DEMENSIONS
ADDITIONAL DOOR HARDWARE REQUIREI.tENlS. 9. ...U DOOR TOPS AND BOTTOM TO BE SANDED, FlNISHEO. 13. CHECI< FLOOR PLAN fOR HINGES LOCATION ARE THE ROUGH OPENINGS
>4-. AU DOOR GLAZING TO BE lEMPERED GLASS. AND SE"'L0. 14. PER THE ENERGY CODE AU WINDOWS ARE TO BE SEE ELEVATION SHEETS

1-o
4' -o2'-o 5. AU EKTERIDR DOOR GLAZING TC BE 6/8' INSULA TED
lEldPERED GLASS.
10. GARAGE COORS :
SEE SCHEDULE AND EXTIERIOR ELEVATIONS FOR
I.AMIN ...TED SINGLE GLAZING PANE.
AODITlONAL INFORMATION.
Window Manufacture: Symbols Abbreviations
0
~B
MANUFACTURE: N/A - - NOT APPLICABLE
ADDRESS DOOR _ DOOR G. C. - - GENERAL CONTRACTOR
CITY, STAll:, ZIP: REFERENCE NUMBER
PHONE: p - -PAINT
'Ia FAX: ST --STAIN
;1, FF' - - FACTORY FINISH
Hardware Manufacture:
LS1 [2J
I.D. - - I NTERIOR DESIGN SCALE: 1' 1/4'

MANIJf ACTURE:
Glazing Legend s - - SEALED
179

9
...DDRESS: MFR. - MANUFACTURER
CITY, STATE, ZIP:
J PHONE:
FAX:
TYPE I - TEMPERED GLAZING
PER C.B.C. 2406.4
FIN. - - FINISH
NAT. - - NATURAL
 / / ----r
! \ \ ..,...---\~~ --~---\,..... ~
~
\\ \ \\ \I /
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.,

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I

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I
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/

I I \ (
I
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\ \
I I 'I \
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\ I I
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\
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I
1 I
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I

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____L

LOWER LEVEL,
BASEMENT &
1OOS q.Ft. BONUS,

CAN~tJ~dfVEL 11.0 Sq.Ft.

LEDGEN:
SHOWN DASHED LINE FLOORS THAT OVERLAP 1,123.1 SO .FT.
FLOORS THAT DOESN'T OVERLAP 10.0 SQ.FT.
CAN11LEVER AREA 35.0 SQ.FT.

moo FLOORS THAT DON'T OVERLAP

SHOWN CROSS HATCHED

WffM FLOORS AREA THAT OVERLAP

SHOWN HATCHED

CANTILEVER AREA
SHOWN THING DASHED LINE

0:::
w
>
0
N

0 5
$ 10 15
lMJ-W I I
( IN FEET ) 1/4 inch = 1 ft.
GRAPHIC SCALE

I I

c~~~~~~l:~ LE'<EL 10.0 Sqft

SCAlE: 1' 1/4"

CANllLEVER
SHOWN DASHED LINE FLOOR AREA 180
OVERLAP DIAGRAM.
10
 EAST ELEVATION EMPTY LOT
EXISTING
EMPTY LOT

Ql
E
0
(.)

5
<(

rr:=( ~~
'"W':7" ""'"'~ II Ill II Ill .l.o!:i' I JV~
~ ~ - ~ IJ II IIIITTliiTll JIIU ~ ~
...,.,__~ II II II II I II ~

~~ ~
0 r]~oo=
...r/
~....., II T II I L
~ ~ [IIJ [IIJ ~
DDDDD
DDDDD ~
!'-...

00000 []]'~~~1:11:::DC~Y~J::I~r~~~~~
lrl[J[J ~ ~~~
tr
~HIIlH 1111111 ~l iM ~9~~ ~Ita
I
~

:w
TiD
~~
I
I
I
I m'~
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<0

Li..l~
lii
~~
0 (.)

I I I I

w
EAST ELEVATION EMPTY LOT 0....
<(
PROPOSED 0
U1
1-
w
w
a:::
I-
U1
SCALE: 1' 1/4"

11 181
 AVERAGE NATURAL GRADE
DWELLING AVERAGE NATURAL GRADE 97.8 FT

ELEV. LINE LENGTH TOTAL

0 2 100 FT 0 29.0' 0
99 FT 20.8' 20.8'

:l
1
98FT 2 18.5' 37.0'
---,--
~I 16.1' 48.3'
----;--
--r ---r \ I I I 97FT 3
I I 66.8'
I I
I I I \ I I I 96 FT 4 16.7'
I I ! \ \ I / I I I
57.5'
\ 95FT 5 11 .5'
I I I
I
I \ \ / I I
I \ : I
I
I I
I
\
.J)
\ \() \() I a) <Xl co co CX) OJ co co 94FT 6 14.7' 88.2'
I I
I
I ~ w \[)
\[) <Xl -......1 0'> l{l +t 4-1 ru 93 FT 7 14.8' 103.6'
I I I Cf', I I 0 I I i I 16.9' 135.2'
I
\()
I \() \ I I I
I I
,

I I I
92 FT B
'-.() I I
'-.)
I
I I I I I I I 91 FT 9 16.5' 148.5'
\()
co \
\
I
I
I
I
I
I
I
90 FT 10 14.3' 143.0'
I 'I I
I I
I
I \ I 89 FT 11 2.0' 22.0'
I I I I
\ ~ I I
I I
\ I I
I TOTAL 191 .8' 870.9'
I I
I I I
I

I
I
I I
I
I
MATH: 870.9 I 191 .8 = 4.54
I I
/
/
\
\ I
I
I
I
I
I I FACTOR: = 4.5
/
/
\ r I I I A.N .G. -= 89 FT + 4.5 FACTOR -= 93.5 FT
/
I I
,. \\ I
;'
I
I \ GARAGE AVERAGE NATURAL GRADE 101.0 FT

'
/
/ \
/ \ I

/r
/
/ \ ELEV. LINE LENGTH TOTAL
\I I 101 FT 0 12.9' 0
I
I

/
/
/
I I
I ' TOTAL 12.9' 0
\
I

\ I
MATH: 12.9' I o=o
\ FACTOR: =0
I I
\
I
I
I A.N.G. -= 101 FT + 0 FACTOR = 101 FT
\ \
I \ \

,j
\ \
I
I
I
\
I \

'
\
\
I
I
I
I

I I
I I
I
I
I
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\
I I
I \

L
I \
/ I I \ "il
/
\
/
\
I
I I 'I E
I I I I \ 0
I
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I I I
I
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/ I I I
I I I I I \
I
/
----"-
/
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-----'<'---
I
I
I
I
----'-- ___!.
I
I
I
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-'----'
I
I __, _ I
I
\
I.

CUT AND FILL

EARTHWORK QUANTITIES
CUT 474.79 CU.YD.
TRANFER CUT TO FILL 69.37 CU.YD.
TOTAL CUT 405. 42 CU. YD.

~ CUT 405.42 CU .YD.

I t888888882 FILL 69.37 CU .YD .

L_
SCIILE: 1' 1/4"

12
182
 WOOD SHINGLE ROOF "D"
PROPOSED WOOD SHINGLE ROOF
TEXTURE AND COLOR: NATURAL

FENCE "H"
MATERIAL: REDWOOD
FINISH: NATIJRAL FIXTURE , A"
HEIGHT: 4 FT. OR 6 FT. AS NOTED ON SITE PLAN MANUFACTURE: DESIGNER FOUNTAIN
T24 COMPLIANT: YES
COLOR: BRONZE
WATTS: 4 WATTS
LUMENS: 80
BULB TYPE: LED MODULE
DIMENSIONS: 6.5"H X 11"W X 12.25"

WOOD SHAKE SIDING "E" a:;

PROPOSED WOOD SHINGLE SIDING
TEXTURE AND COLOR: NATURAL
E
0
(.)

FENCE "I"
MATERIAL: REDWOOD
FINISH: NATURAL
HEIGHT: 4 FT. MAX.

FIXTURE "8"
MANUFACTURE: UN KNOW
T24 COMPLIANT: YES
COLOR: BLACK
WATTS: 3 WATTS
LUMENS: 200
DRIVEWAY PAVERS "F" BULB TYPE: LED MODULE
MANUFACTURE: CALSTONE
DIMENSIONS: 18"H X 7"W
COLOR: OAK BARREL GRAY
INSTALLATION: SET ON SAND

o(f)
w.-J
(/)<(
on::
o...w
0~
cr<(
BULB "C" o.._~
MANUFACTURE: PHILLIPS
WALKWAY "G" WATTS: 4 WATTS
SC ... LE: 1' 1/4'

MANUFACTURE: CARMEL STONE

13
183
LUMENS: 150
COLOR: NATURAL
BULB TYPE: B11 LED SOCKET
INSTALLATlON: SET ON SAND
 TRASH AREA

N90'00'00"E 100.0d

ELEC METER

GARAGE

0
BALCONY

MAIN DWELLING
1i
E
0
(.)

"'I
Do

12" 0

0
6" 0

Nsooo'oo"E
100.00'

LIGHT KEY
... PATH LIGHT, 3 WATIS LED, SEE FIXTURE "8" ON SHEET 13
MAY NOT BE SPACED CLOSER THAN 10-FEET APART

EXTERIOR LIGHTING NOTES IRRIGATION SYSTEM PLANT INDEX z

1. ALL EX1ERIOR UGHTING ATTACHED TO THE MAIN BUILDING OR <(
ANY ACCESSORY BUILDING MAY NOT BE HIGHER THAN 10-FEET _.J
AeOVE THE GROUND AND MAY NOT i!:XCEED 25-WATTS I" ANTI SYPHON DEVICE No. BOTANICAL NAME COMMON NAME SIZE
~N~~~~sc;,~T ~~~~LENT; I.e., APPROX/t.tAnELY .375 LUMENS) I ELECTRIC VALVES 0...
2. LANDSCAPE UGHliNG MAY NOT EXCEED 18-INCHES ABOVE THE
FILTER PLUS REGIJLATOR FOR EACH VALVE 1 AGAPANTHUS PETER PAN LILY OF THE NILE 1 GAL
GROUND NOR MORE THAN I 5 WATTS ELECTRIC CONTROlLER
5 GAL N w
0
~~A~~g~N;Nga~~~~: dtS?'t~ ~slf~\~~~ ~~~ff EACH PLANT TO BE ON DRIP SYSTEM
2 CISTUS DORIS HIBBERSON ROCK ROSE
0...
APART. LANDSCAPE UGHllNG t.IAY NOT BE USED FOR TREE,

$
WALL. FENCE OR ACCENT UGHTING OF ANY TYPE. THE PURPOSE ALL PLAN1S 'MLL BE PLANTED 'MTH AGRIFORM 3 LAVANDULA STOECHAS SPANISH LAVENDER 5 GAL <(
OF LANDSCAPE UGHllNG IS TO S4FE:TY ILLUMINI<TE WALKWAYS
AND ENTRANCES TO THE SUBJECT PROPERTY.
TABS FOU.O'MNG MANUFACTURE DIRECTIONS.
4 SALVIA LEUCANTHA MEXICAN BUSH SAGE 5 GAL
0
COMPOST IMLL BE MI)((D 'MlH SOIL AT 2: 1 (f)
5 ROSMARINUS ROSMARY 5 GAL 0
6 RHAMNUS CALIFORNICA COFF'EEBARRY 5 GAL 0 5 10 15 z
u-tJ-W I I <(
_.J
7 PITIOSPORUM TENUIFOLIUM BLACK STEM 5 GAL
( IN FEET ) 1/4 inch = 1 ft.
a PHOTONIA XFRASERI --- 5 GAL
GRAPHIC SCALE SCI<L:: 1' - 1/4"

Ll
184