CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

June 8, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, AICP, Interim Community Planning and Building Director

Submitted by:

Matthew Sundt, Contract Planner

Subject:

Consideration of a Concept Design Study (DS 16-172) and associated Coastal

Development Permit for demolition of an existing residence and construction
of a new residence in the Single-Family Residential (R-1) Zoning District.

RECOMMENDATION
Accept the Concept Design Study (DS 16-172) subject to the attached Findings and Draft
Recommendations/Conditions.
Application:
Block:
Location:
Applicant:

DS 16-172
APN:
010-281-003
AA
Lot:
5
th
Casanova Street, 3 SW of 12 Avenue
Claudio Ortiz
Property Owner: Michael and Phyllis Entis

BACKGROUND AND PROJECT DESCRIPTION

The property is 4,000 square feet in size and includes an existing one-story residence and a
detached garage. A Historic Determination of Ineligibility for the residence was issued by the
Planning Department on April 25, 2016.
The applicant is proposing to demolish the existing residence in order to construct a new 1,800
square-foot, one-story residence and detached garage. New site coverage and landscaping will be
installed whereby the proposed coverage will not exceed the allowable 556 square feet. Finish
materials include cement plaster exterior walls and stone veneer on chimney. Roofing is cedar
shingle. Exterior lighting will be located around the exterior of the residence as shown on sheets 3,
5 and 6 of the plan set (Attachment D).

145

DS 16-172 (Entis)
June 8, 2016
Staff Report
Page 2

Staff has scheduled this application for conceptual review. The primary purpose of this meeting is
to review and consider the site planning, privacy and views, and mass and scale related to the
project. However, the Commission may provide input on other aspects of the design.
PROJECT DATA FOR A 5,000 SQUARE FOOT SITE:
Site Considerations

Allowed

Existing

Proposed

Floor Area

1,800 sf (43%)

NA

1,800 sf (45%)

Site Coverage
Trees

556 sf 1
3 Upper /1 Lower
(recommended)

NA
1 lower (10 oak); one
6 toyon; one 5
ornamental plum

556 sf
One oak and removal of the
toyon and plum

Ridge Height (1st/2nd)

18/24

NA

Does not exceed 17

Plate Height (1st/2nd)

12/18

NA

Does not exceed 11

Setbacks

Minimum Required

Existing

Proposed

Front

15

NA

19-4 to residence
5-0 to garage

Composite Side Yard

10 (25%)

NA

Min: 10.0 ft (25%)

Minimum Side Yard

(residence/garage)

NA

Min. North Side: 3

Min. South Side: 5 / 3

Rear

15

NA

Min: 3

STAFF ANALYSIS
Forest Character: Residential Design Guidelines 1.1 through 1.4 encourage maintaining a forested
image on the site and for new construction to be at least six feet from significant trees.
The City Forester and Planning staff reviewed the property in April 2016 as part of the Citys Site
Assessment protocols and identified three trees on the property, of which only the oak tree is
considered significant. The trees are in the front yard and include one lower canopy tree (10 oak),
one 6 Toyon and one 5 ornamental plum that are all grouped together on the south boundary
line. There is one 36-inch Monterey pine in the Citys right-of-way, which will be protected during
construction. The City Forester has indicated that an upper canopy tree should be planted in the
back yard. The project plans also show a new oak tree will be planted in the front yard. Staff has

Accounts for site coverage bonus if at least 50% of all site coverage is of permeable or semi-permeable materials.

146

DS 16-172 (Entis)
June 8, 2016
Staff Report
Page 3

drafted a condition requiring that one new upper canopy tree be planted in the back yard. In
addition, the plum and Toyon trees are proposed to be removed.
Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state that designs should preserve
reasonable solar access to neighboring parcels and maintain privacy of indoor and outdoor spaces
in a neighborhood and maintain view opportunities.
With the proposed residence being one-story, and adjacent residences also being one-story,
privacy issues with the neighbors does not appear to be an issue. Proposed window size and
placement are shown in the project plans. All proposed windows and doors are wood clad with
many with multiple panes. There is one patio to be located on the south side of the residence and
one deck in the back yard (west side) off a bedroom.
The proposed project was also evaluated relative to solar access. The proposed design does not
change the vertical or horizontal profile of the residence such that there would be a change in solar
access to the neighboring properties to the north or south.
Through the placement, location and size of windows, patios, doors and decks, the design respects
the rights to reasonable privacy on adjoining sites. In staffs opinion, the proposed residence meets
the objectives of Residential Design Guidelines 5.1 through 5.3.
Mass & Bulk: Residential Design Guidelines 7.1 through 7.6 encourages a buildings mass to relate
to the context of other homes nearby and to minimize the mass of a building as seen from the
public way or adjacent properties. Further, these guidelines state that a building should relate to
a human scale in its basic forms.
The proposed new residence and detached garage are each one-story and are setback
appropriately per code and the design provides varied massing, relief and scale that creates
proportion appropriate for the site and neighborhood. The result is a simple character with
discreet rectangular building masses. In staffs opinion, the proposed residence meets the
objectives of Residential Design Guidelines 7.1 through 7.6.
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 roofs 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,

147

DS 16-172 (Entis)
June 8, 2016
Staff Report
Page 4

which should avoid complex forms. Walls should be kept simple in the extent of variation in
planes.
The project includes a mix of gable and shed roofs appropriately slopped (8:12 on gable roof
elements and 4:12 on the two shed roof elements) and located to avoid complexity but create an
interesting but simple design. Windows and doors are wood and gutters are round copper. Two
skylights are proposed on the south aspect of the master bathroom. In staffs opinion, the
proposed residence meets the objectives of Residential Design Guidelines 8.1 through 8.3.
Site Coverage/Landscaping: Per Municipal Code Section 17.10.030.C, site coverage shall be limited
to a maximum of 22 percent of the base floor area allowed for the site. In addition, if at least 50
percent of all site coverage on the property is made of permeable or semi-permeable materials, an
additional amount of site coverage of up to four percent of the site area may be allowed. For this
4,000 square foot lot the total amount of coverage is allowed to be 556 square feet; the project
plans are consistent with the allowed coverage. The plans show 556 square feet of site coverage.
The applicant will remove existing vegetation and replace it with new landscaping as shown in
Sheet L-1 of the Project Plans. In staffs opinion, the proposed site coverage is consistent with the
Municipal Code.
Exterior Lighting: With regard to light fixtures, Municipal Code Section 15.36.070.B.1 states that all
exterior lighting attached to the main building or any accessory building shall be no higher than 10
feet above the ground and shall not exceed 25 watts (incandescent equivalent; i.e., approximately
375 lumens) in power per fixture, and that landscape lighting shall not exceed 18 inches above the
ground nor more than 15 watts (incandescent equivalent; i.e., approximately 225 lumens) per
fixture.
In addition, the Citys Residential Design Guidelines, Section 11.8, states an objective to: Preserve
the low nighttime lighting character of the residential neighborhoods. Use lights only where needed
for safety and at outdoor activity areas. Appropriate locations may include building entries, gates,
terraces, walkways, and patios, and [] Point lights downward to reduce glare and avoid light
pollution, Locate and shield fixtures to avoid glare and excess lighting as seen from the
neighboring properties and from the street.
The applicant is proposing copper finished, lantern-style wall-mounted light fixtures. Style and
location of this lighting are depicted on Sheet 8 of the Project Plans. These fixtures have a copper
shroud around the light bulb to prevent glare and light pollution. A different light fixture will be

148

DS 16-172 (Entis)
June 8, 2016
Staff Report
Page 5

hanging at the front door portico as shown on Sheet 8 (Fixture B) of the Project Plans. The location
of all fixtures are shown in Sheet Nos. 3, 5 and 6. Staff supports the proposed light fixtures and
notes that they comply with the City requirements with regard to location and wattage. Landscape
lighting is proposed as shown on Sheet L-1; six landscape fixtures are proposed.
Public ROW: The portion of the City Right-of-Way (ROW) between the front property line and edge
of paving is in a natural state and contains no encroachments.
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 and/or staff.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Units. The project
includes the construction of one single-family residence in a residential zone, and therefore
qualifies for a Class 3 exemption. The proposed residence does not present any unusual
circumstances that would result in a potentially significant environmental impact.
ATTACHMENTS:

Attachment A Site Photographs

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

149

Attachment A Site Photographs

East Elevation front

West Elevation back

150

Attachment B Findings for Concept Acceptance

DS 16-172 (Entis)
June 8, 2016
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

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.

NO

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.

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.

TBD

151

DS 16-172 (Entis)
June 8, 2016
Concept Findings
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.

152

Attachment C Recommendations/Draft Conditions

DS 16-172 (Entis)
June 8, 2016
Page 1

Recommendations/Draft Conditions
No.
1.
2.

The applicant shall submit a landscape plan for final Planning Commission review
that includes a proposal for one new upper-canopy trees on the site.
A Monterey pine will be planted in the back yard.

153

En tis Residence
New Single Family Residence
Carmel. California
A.P.N. 010-261-003-000
BLOCK: AA

LOTS: 03

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SHEET INDEX

PROJECT DATA
LOT SIZE
ZONING
A.P.N.

4,ooo.o so.n.
R-1
010-281-003

ADDRESS

BLOCK: M

1. COVER NOTES

LOlS: 03

FlOOR AREA
F'AR AU.O\\ED

1,800.0 S.F.

46.0S

PROPOSED
MAIN DWELUNG
DETACHED GARAGE

1,600.0 S.F.
200.0 S.F.

2.
.3.
4.
5.
6.

TOPOGRAPHIC SURVEY
PROPOSED SITE PLAN
F1.00R PLAN
ELEVAllONS MAIN DWEWNG
ELEVAllONS MAIN DWEWNG, GARAGE
ELEVATIONS &: ROOF PLAN
7. WINDOW &c DOOR SCHEDULES
8. PROPOSED MATERIALS

SCOPE OF WORK
1. DEMOUTION OF A 652 SQ.FT. SINGLE FAMILY DWEWNG AND A

254.0 SQ.FT. DETACHED GARAGE.

2. CONSTRUCTION OF A NEW SINGLE FAMILY DVIELUNG WITH A
DETACHED GARAGE.
3. PROPOSING - - -- SQ.FT. OF HARDSCAPE

MAY 2 8 2016
City of Carmat-by-rne ..seo

9. VOLUME ANALYSIS
TOTAl. (E) GROSS FlOOR AREA:

1,800.0 S.F.

45.01C

10. STREETSCAPE PLAN

Lt. LANDSCAPE PLAN

VICINITY MAP

NOT TO SCALE

Planning a Building Dept.

SITE CO\IRAGE
LAND COVERAGE AlLOWED
S~US

SllE COVERAGE

TOTAL COVERAGE ALLOv.ED

398.0 SO.FT.

22.'"' of F.A.R.

160.0 SQ.FT.

"'"'of SllE

556.0 SQ.F'T.

13.9 ll:

PERVIOUS COVERAGE
ENTRY WAli<WAY
WAU<WAY
DRIVEWAY
SOUlH PAllO
DECK
TOTAL PER\IIOUS COVERAGE

75.0
40.6
43.3
298. J
54.8

SQ.FT.
SQ.FT.
SO.FT.
SO. FT.
SQ.FT.

II!IPER\IIOUS COVERAGE
PORCH
SOUlH STEPS
TOTAL IMPER\IIOUS COVERAGE
TOTAL GROSS COVERAGE

EXTERIOR LIGHTING NOTES

s12.0 so.n.
30.0 SQ.FT.
14.0 SQ.FT.
44.0 SQ.FT.

5:56.0 SQ.FT.

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prepared for:
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[]) SKVLIGHT 24XJ6

[QI ~~~~tlr~r:S:SitAJ~,i!g~T,

EAST ELEVATION

IIIJ GARAGE ODOR:

- ----- - -- -

F.F

WOOD CAP

ROLL-UP WOOD DOOR

ot 99.8'

cii

>
w
~

WEST ELEVATION

NORTH ELEVATION

KEY NOTES

]L---------------------------------~---------~_ ____ ~~---_-_-,~1

r------------1

I
I
I
I
I
I
I
I
I
I
I
I

--------------------------------------~-

[Jj DOWNSPOUTS
(2] GUTlERS W/ 2X
[!j SK'IUGiiT:

8:12

RIDGE 0 114.1

8:12

l4x3e

~ ROOf UNE SH~ lHICK SOUD LINE

[[j BUI.DING
SHED 4:12

SLOPE

~CHIMNEY

FOOTPRINT SHO\IMD lHIN DASHEC LINE

LEGEND

SLOPE CIRECliON
ARROW
ROOF UNE: EXJSl1NG
lHJa< SOLID UNE

RIDGE 0 1121

ROOF UNE: PROPOSED

lHJa< DAlKII UNE
ROOF UNE: EXJSl1NO
ROOF UNE TD BE REIIOioBJ

iI

II

~-------------

I
I
I
I
I
I
I

4:12

....

,-

- i i...... -

--eN

.,.:::::

I
I
I
I
I
I
I
I
I
I
I
I

"~iii:

r---------- -

I
I
I
I
I
I
I
I

---------------------------

_________...::
I
I

ROOF PLAN

uuw

$
10
I

( IN FEET' ) 1/4 Inch = 1 ft.

GRAPHIC SCALE

15

I
5CAJ..E: ,. -

v-.

159

Window Schedule

Window Elevations Types

(!J

4'-0"

4' 0"

4'-0"

2'-0"~

ill
B

"'

1
2

~
z

z
<(
- - -- - --- - - -- - ~ ~ -- ~

Fl-

LOCATION

5
6
7
8

9
10
11
12

13
14
15
16

t7
18
19
20
21

6' 3"
3'-0"
3'-o
4'-0"
4' -o
4'-0"
4'-0"

B
B

D
E
F
G
H
i
J
J

2-e

1'-8"
1'-8"
2'-8"
2'-6"
3'-o"

s-o
s-o

K
L
M

2'-6"
5'-0"
2'-8"
2'-8"
2' 4"
3'-4"

N
0
0

p
Q

Window Notes:

e-o

s-o

2'-:G"

ILI2IMO H01E: 1HE BO'I1QI OF 1HE GlASS

1C WA'!CH W1H 11 11011'011 OF 1H GlASS
FRCW 1HE ADJACEIIT OOOR!. ..eiFY 'M'IH
'IHE WANUFACTURE 1ME t10HT OF 1HEJR
STANDARD DOOR PANEL HEIGHT.

5'-0"

~ II I I I llll J

IJ IDJ
..- ..- ....--

,..:r

:r

I"

'--

'--

~.,__

1-!-

1-1-

!::::==

Dl D -

'I'

3' 4"

I I I I I "'~
'ln

rn

tB ,
;!,

I
,..=~

3'-2"
2'-6"
4'-11"
4'-11"
3'-8"
7'-s
1'-1o
7'-s
6'-8"
1'-4"
1'-4"
3'-2"
3'-2"

- -- -- ~

..

a Dl
A

lli.AZtiO N01E:

ill]] [[ill

~ 111H 'IHE
NANUFACJURE 11 _ , - Cll' Tl!ER
STNilARD DOOR PAND. llfHT AND
WATCH 1HE GlASS BOJTOii LINE
1111H Tl AllJACEKT weows.

p
p
p
p
p
p
p
p
p
p
p

rn

YES

YES
YES
YES
YES
YES
YES
YES
YES
YES
YES

YES
YES
YES
YES
YES

#
HE:AD

NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO

Note:

I. 'IIINDOW '11'000 UNI1S TO BE RE:CEJifll

10. AU. GPERABLE

'MNDO~

AS SPECIFY BY CUENT.

10

HA~

SCREENS.

OF

11. SEE EXITRIOR ELVAliONS FOR ALL \llNDOW HEAD

HEIGHTS.
12. SINGUE PANE I.AMINAlED GLASS
(1/B" 'IHK.Gt..-Fil.M-1/8" lHI<.GI...)
AS SPECIFIED TITLE. 24 GlASS <II: GU21NG
SEC. 2401 <11: TABLE 2.c3.2.1
13. PER 11 ENERGY GCOE AU. WINDOWS ARE
10 BE GLAZING AS DUAL PANE.
14. WINDOW JANS 10 BE 3-1/2-INCHES 'M'IHOUT EXTESION JAMS
AND DEUVERED lll'IH EXliERIOR WOOD SILLS ONLY. (U.N.O)

1. FOR HINGE LOCATION &

OPENING SWING DIREClJON
SEE ELEVA110N SHEETS
2. ALL WINDOW DEMENSIONS
ARE THE ROUGH OPENINGS
SEE ELEVATION SHEETS

Symbols
'MNDOW
REFERENCE

Abbreviations

0 _

u;
z

N/A - - N01 APPUCABLE

G. C. - - GENERAL CONTRACTOR
p
--PAINT
ST - - STAIN
FF --FACTORY FINISH
I.D. - - INTERIOR DESIGN
s --SEALED
MFR.-- MANUFACTURER
FIN. - - FINISH
NAT. - - NA'TliRAL

'MNDOW
NUMBER

>
w
~

Door Schedule

1IDJ 0@ 1

Glazing Legend

.....

LOCATION

'b

1
2
3

z'-'

_J
_J

<
::E

~
0

4
5
6
7
8

ENTRY
BEDROOM TWO
MECHANICAL ROOM
MASTER BEDROOM
UVING ROOM
DINING ROOM
DINING ROOIA
GARAGE
GARAGE

J' o x s a

PER 2'-8" X 6'-8"

3' o x 6' a
PER 2'-6" X 5'-8"
PER 2'-6" )( 6'-B"
PER 2'-6' X 6'-8"
PER 2' 6" X 6'-8"
2'-8" x s-a
a o x
o

B
B
A

D
D
E

m
z

SIZE~
MATE IAL

B'- 0"

'lo

TYPE 1 - TEMPERED GLAZING

PER C.B.C. 2406.4

NO.

p
p

~ROVIDE CONTINUOUS CAIJU< AROUND ALL 1\lNOOW

CPENINGS WI'IH G.E. SUCONE ACR'11.1C,
POLVSULFIDE OR URE:lHANE AS REQUIRED.
1. AU. MANUFAClURrn WINDOWS 1U BE CERllfED AND
I..ABEI.0 MEETING STANOAIIDS USlED IN T,ABLE 2-IIJV
TITlE 24.
8. EXlERIOR MNOCW FINISH 10 BE SEAL11, U.N.O.

Door Elevations Types

5' 0'

p
p

'I'ES
NO
NO
YES
NO
NO
'I'ES
YES
YES
YES
'I'ES
NO
YES
YES
YES
'I'ES
NO
NO
NO
NO
NO

YES
YES
YES
YES
YES

IIANUFACTURE:
AllORESS:
Cl'rt', STAlE. ZIP:
PHONE::
F'AX:

. .::..,_

s-s

DETAILS
THRESHOLD JAMB

0::

a ~

REMARKS
CASEMENT LOWER/FlXED TOP
CASEMENT
CASEMENT
SUDER
CASEMENT
CASEMENT
FIXED
CASEMENT
CASEMENT
F1XED
CASEMENT
CASEMENT
CASEMENT
CASEMENT BOTTOM/ F1XEO TOP
FIXED
CASEMENT BOITOM/ FlXED TOP
CASEMENT
F1XEO
FIXED
CASEMENT
CASEMENT

DETAIL SHEET

iS
.....

Hardware Manufacture:

,.,

p
p

WOOD UNCLAD
WOOD-UNCLAD
WOOD UNCLAD
WOOD-UNCLAD
WOOO-UNCLAO
WOOD-UNCLAD
WOOD UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD
WOOO-UNCI..AD
WOOD UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD
WOOD-UNClAD
WOOD-UNCLAD
WOOD UNCLAD
WOOD-UNCLAD
WOOD UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD

WANUF' ACTURE:
ADDRESS:
Cl'rt', STAlE. ZIP:
PHONE;
fAX:

t...

'lo

r::i:

4'-0"
3'-8"
3'-e
1'-2"
4' -o
2'-0"
6'-8"

Window Manufacture:

'b

rn

a.

1. PR0\1\DE SAFElY GlAZING (lEliPERED OR LAWINAlED)

AS I!EQUIR0 PER C.B.C.
2. SCREEN COLOR 10 BE SPECIFito BY CIUENT
J. GENERAL CCN'IRACTOR TO \RifY THE ft~NDOW Of<DER
AND ROUGH FRAMING 'MTH 'IHE DESIGNER/AROillECT
PRIOR 10 PUCEIIENT OF 'IHE WINDOW ORDER.
4. 'IHE WINDOW loiANUF'ACTURR WIU. SUf>PlY SHCP
DRAWINCS F'OR SPEaAI. YIINOOWS (O'VERSIZE,ETC.)
FRO REVIEW BY CODG, Inc.
5. APPLY SISAL. KRAFT PAPER AROUND .W.. EXTERIOR
OPENING.

X
X
x
X
x
X
X
x
)(
X
X
X
x
x
x
x
X
X
)(
X
X

:I:

SIZE~
MATE IAL

IU

KITCHEN
UVING ROOM
UVINC ROOM
BA"THROOM
BEDROOM ONE
BEDROOM "TWO
HALLWAY
MASTER BATHROOM
MASTER BATHROOM
l.tASTER BEDROOIA
MASTER BEDROOM
MASTER BEDROOM
HALLWAY
UVING ROOM
UVING ROOM
UVING ROOM
DINING ROOM
KITCHEN
KITCHEN
GARAGE
GARAGE

3
4

~
0

-- - -- - -

_J
_J

'b
I
.....

'-'
z

NO.

WOOD

p
p

wooo p
wooo p
WOOD
WOOD

wooo

p
p
p
p

WOOD

WOOD

REMARKS

li:
WOOD

GLASS TOP 3-INCH THICK

FULL GLASS FRENCH DOOR
FLUSHED I PANELED ODOR
FULL GLASS FRENCH DOOR
FLUSHED / PANELED DOOR
FLUSHED / PANELD DOOR
FWSHED I PANELED DOOR
FLUSHED I PANELED DOOR W/GLASS TOP
ROU-UP

OUTSIDE
OUTSlDE
OUTSIDE
OUTSIDE
OUTSIDE
OUTSIDE
OUTSIDE
OUTSIDE
OUTSIDE

YES
YES
NO

YES
YES
YES
YES

YES
YES

0
IU

15
~

::::E

DETAIL SHEET
DETAILS
THRESHOLD JAMB

#
HEAD

YES
YES
NO
YES
YES
YES
YES
YES
YES

z
<(
~

I I I

I I

Door Notes:
I. PRO\IIDE DEAD 1101..T LOCKS ON -'lL EXTERIOR I>CORS. SEE
SCHEDULE FOR AODillONAL REQUIREMENTS.
2. PR0\1\DE PRIVACY HARDWARE 1'011 ALL BEDROOM AND
IIA'IHROOII LOCAliCNS.
~ GOIERAL CONlRACTUR 10 CCNSIILT 1111H OWNER Fa~
ADDITIONAL ODOR HARDWARE REWIRBIENTS.
4. AU. DOOR GLA21NG 10 BE ~ GLASS.
5. All. EXTERIOR OCOR GI.A2ING 10 BE 5/a" INSUL.AlED

m.4PEREO GLASS.

Window Manufacture:
IWIUFACTURE:
ADCRESS:
CITY, STA1E, ZIP:
PHONE:

IIANUFACTURE:
AODRESS:
CITY, S'TA'IE. ZIP:
PHONE:

FAX:

Note:
6. DOORS llT'M'IN CONOiliONED AND UNCONDillONED
SPACES 10 BE F'IAl.Y IlEA'JHER STRIPPED.
7. GENERAL CONTRACTOR TO RE'IIEW OOOii ORDER 'MTH
ARCHITECT PAIOR 10 DOOR ORDER PLACEI.IENT.
8. DOOR HINGES 10 BE 4~"H.X4.ll"w. DOOR 1-o
8. ALL OOCR TOPS AND BOTTCII 10 BE SANDED, F1NISID.
AND SEAI..ED.
10. GARAGE DOORS :
SEE SCHEDULE AND OCTtRIOR ElVAnONS FOR
ADDillONAL INFORMAllCN.

11. 'IHE DOOR FINISH TO BE:

EXlER! OR;
IN'IERICA:
MGS:
12. 'IHE DOOR STI.Di 10 BE PER PUN
13. CHECK FlOOR PUN FOR HINGES LCCAliON
14. PER 'IHE ENERCY CCOE .W. WINDOWS ARE 10 BE
I..AMINAlED SINili.E GlAZING PANE.

Symbols

REFERENCE

0 - DOOR

NUMBER

Glazing Legend
TYPE 1 - TEMPERED GLAZING

PER

c.a.c.

1. FOR HINGE LOCATION &

OPENING SWING DIRECliON
SEE ELEVA110N SHEETS
2. ALL WINDOW CEMENSJONS
ARE THE ROUGH OPENINGS
SEE ELEVAliON SHEETS

Abbreviations

FAJC:

Hardware Manufacture:

I I

2406.+

N/A - - NOT APPUCABLE

G.C. - - GENERAL CONTRACTOR
p
- - PAI~T
ST - - STAIN
FF - -FACTORY FINISH
1.0. - - INTERIOR DESIGN
s - - SEALED
!AFR. - - MANUFACTURER
FIN. - - FlNISH
NAT.-- NATURAL

a:::

0
0

Z(f)

<(W
_J

3:=>

oo

oW
zi

-U
~(f)

5CAl: 1' - 1/4-"

160

PHiliPS

PHILLIPS

WATTS:
LUMENS:
BULB TYPE:

4 WATTS
150
811 LED SOCKET

STONE VENEER
MATERIAL:
FINISH:

CARMEL STONE
NATURAL

MANUFAClURE:
T24 COMPUANT:
COLOR:
WATTS:
LUMENS:
BULB TYPE:
DIMENSIONS:

BEVOLO
YES
COPPER
4 WATTS
150
SEE BULB BELOW
14"H X 10.5"W X 7.5

FENCE 8
MATERIAL=
FINISH:
HEIGHT:

FIXTURE

FIXTURE 8

FIXTURE A

BULB
MANUFACTURE:

REDWOOD
NAl\JRAL
4 FT. MAX.

MANUFACTURE:
T24 COMPUANT:
COLOR:
WATTS:
LUMENS:
BULB TYPE:
DIMENSIONS:

MANUFACTURE:
T24 COMPUANT:

BEVOLO
'I'ES
COPPER
4 WATTS
150
SEE BULB BEl.OW
14"H X 10.5"W X 9.5"

COLOR:
WATTS:
LUMENS:
BULB TYPE:
DIMENSIONS:

c
UN KNOW
N/A
BL.ACI<
3 WATIS
200
LED MODULE
18"H X 7"W

FENCE A
MAlERIAL:
FINISH:
HEIGHT:

REDWOOD
NAl\JRAL
4 FT. OR 6 FT. AS NOTED ON SITE PLAN

(j)
_J

<(

DRIVEWAY PAVERS

FIRE PIT
MANUFACTURE:
COLOR:

CARMEL STONE
NATURAl.

MANUFAClURE:

COLOR:
INSTALLAllON:

CALSTONE
OAK BARREl. GRAY
SET ON SAND

WALKWAY

PATIO
MANUFACTURE:
COLOR:
INSTALL.A110N:

CARMEL STONE
NAl\JRAL
SET ON SAND

MANUFACl\JRE:
COLOR:
INSTALL.AllON:

CARMEL STONE
NATURAL
SET ON SAND

1<(

::;E
SCAI.E: 1'- 1/4"

161

MAIN DWELLING
SHOWN SOUD THK LINE
F'F ELEV=100.4'
(ASSU~ED)

LOT ARE:A=4,000 Sq. f1.

cii

>
w
0::

GARAGE
SHOWN SOLID THK UNE
F'F ELEV=100.1'
(ASSU~ED)

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

EXTERIOR UGHTING NOTES

IRRIGATION SYSTEM

I. AU EXliRIClR UCH11NC ATTAC!iED "Ttl lliE MIIIN BUILDING ClR

ANY J.CCESSO~Y BUILDING MAY NOT BE HIGHER THAN 1D-FEET
ABOVE THE CRJND AND WAY NOT EXCfiD 25-WAm;
~~~~T R~~T; T.o. IIPPROXTWATELY J7lj LIJMENS)

1' AN11S'IPHOII Dtlr1CE

2. LANDSCN'E UGH1111G WAY NOT EliCEED 18-INCHES ASOVE lliE

GROOND NOR MORE THAN 15 WATI1i

ELEC1RtC CON1ROUR

~~~IN~z~:p E~E~:=vnlli ~~

N'ART. I.ANlSCAPE UGHllNO 11/\Y NOT BE USED F"OR TREE,

WALL., F"EIICE ClR ACCOIT UGHliNG OF" ANY T'IPE. THE PURPOSE
OF" LANDSCAPE UGHliNG IS TO SAFETY IWJMINATE WALKWAYS
AND ENmANCES TO THE SUBJE()T PROPERTY.

PLANT INDEX

<(

No.

BOTANICAL NAME

COMMON NAME

SIZE

AGAPANlHUS PETER PAN

ULY OF lHE NILE

1 GAL

5 GAL

a_

5 GAL

<(

_J

a_

1" !lLCtJIIC VN.VFS

f1L1ER f'LUS REQJLAlOR F1lR EACH

VAL'~!:

EAQ1 PLANT 10 BE <lll DRIP STSTDI

AU. PLAN1S IIIU. BE PI.AN1m 111111 AGRIFDRII

CISlUS DORIS HIBBERSON

ROCK ROSE

LAVANDULA STOECHAS

SPANISH LAVENDER

SALVIA L.EUCANlHA

MEXICAN BUSH SAGE

5 GAL

ROSMARINUS

ROSMARY

5 GAL

RHAMNUS CAUFORNICA

COFFEEBARRY

5 GAL

CAREX PANSA

CA MEADOW SEDGE

TABS FOU.OIIING WANUF"ACTURE DIREC11DHS.

CCIIPDST WIU. BE MIXED \lllH SilL AT 2: I

PAlH LIGHT, 3 WATIS LED SEE SHEET- DET. "B"

PACKS

uuw

( IN FEET ) 1/4 inch

(,/)

0
10

15

<(
_J

1 ft.

GRAPHIC SCALE

SCALE: ,. - 1/~"

Ll
162