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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

April 12, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, AICP, Community Planning and Building Director

Submitted by: Catherine Tarone, Assistant Planner

Subject: Consideration of a Concept Design Study (DS 17-036) for the construction of
a new single-family residence located in the Single-Family Residential (R-1)
Zoning District.

Application: DS 17-036 APN: 010-158-007


Block: 115 Lot: 13
Location: th
Dolores Street 3 NW of 11 Avenue
Applicant: Adam Jeselnick Property Owner: Charlie & Roseann Simpson

Executive Summary: The project includes a Design Study Track 2 request for a 4,000 square foot
lot located on Dolores Street, 3 NW of 11th Avenue. The applicant proposes the demolition of the
existing residence and construction of a two-story, 1,800 square-foot, two-story single-family
residence, detached front-yard garage, new driveway, front walkway, patio, terrace and outdoor
gas fireplace.

Recommendation:
Accept the Concept Design Study (DS 17-036) subject to the attached findings and conditions.

Background and Project Description:

The property is 4,000 square feet in size and includes an existing 1,400 square foot, single-story
residence, detached guesthouse and a detached garage at the northwest rear portion of the
property. The applicant has submitted plans to demolish the existing structures on the property
and construct: 1) a new 1,800 square foot, two-story single-family residence, 2) a detached 210
square foot garage at the front, northeast corner of the property fronting Dolores Street, 3) a 15-
foot-long permeable paver driveway, 4) a new front walkway with concrete stepping stones, 5) a
new 168-square-foot, permeable-paver, front-yard patio, 6) a new 138 square foot interior terrace

94
DS 17-036 (Simpson)
April 12, 2017
Staff Report
Page 2

made up of permeable pavers with accompanying outdoor gas-fueled fireplace with a board-
formed concrete chimney, 7) 80 cubic yards of cut and 80 cubic yards of fill.

Staff has scheduled this application for conceptual review details. If the Commission has concerns
that cannot be addressed at one meeting it may continue the application and provide direction to
the applicant. The preceding analysis discusses the site planning, privacy, views, mass and scale
related to the project, as well as specific details such as materials.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:


Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf (45%) 1,400 sf 1,800 sf


Site Coverage 396 sf/ 556 sf 1,639 sf 554 sf
Trees 3 Upper /1 Lower 2 coast live oaks 2 coast live oaks (existing)
(recommended)
Ridge Height (1st/2nd) 18/24 15.6 (one story) 23 (second story)
Plate Height (1st/2nd) 12/ 18 8 11/18
Setbacks Minimum Required Existing Proposed
Front 15 17-6 29-6
Composite Side Yard 10 (25%) 6 (15%) 10 (25%)

Minimum Side Yard 3 2-6 3-8 (minimum)


Rear 15 (3 if bldg. <15) 2-6 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 Assistant City Forester reviewed the property in December 2016 as part of the Citys Site
Assessment process and identified two Coast live oaks on the property, both of which are rated as
significant. The Assistant City Forester recommended that one upper-canopy and one lower canopy
tree be planted on the site in order to achieve the tree density required by the Citys Municipal
Code.

As part of this project, the applicant is not proposing to remove either of the Coast live oak trees
and is also not proposing to plant any additional trees. Staff has included a condition of approval

95
DS 17-036 (Simpson)
April 12, 2017
Staff Report
Page 3

that the applicant plant one upper canopy and one lower canopy tree on the site with the review
and approval of the City Forester prior to the issuance of a Building Permit.

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.

The neighboring residence to the north has a large second-story window and an exterior, rear-
facing deck that overlook the project site. The window and south portion of the neighbors rear
deck are located approximately 9.5 feet from the project sites north property line. The applicant
has taken measures to mitigate potential privacy impacts by offsetting the proposed deck from the
northern property's deck and by proposing a 5.5-foot-tall screen on the north-facing side of the
deck. Staff also notes that the large south-facing window on the second story of the neighboring
residence has an approximate sill height of 5 feet from the floor level which causes this window to
function primarily as a source of light and does not constitute a privacy concern. Finally, the rear
19 feet of the north elevation of the proposed second story contains no windows.

In regard to the two-story neighboring residence to the south (side), two first-story windows on the
proposed residence are located 6'-4" from the property line and look toward a row of first-story
windows on the neighboring property that are visible above the fence. Since the project's two
lower-story windows on the south elevation are proposed to be located directly across from the
neighboring lower-story windows, they may constitute a privacy impact.

Finally, staff does not anticipate any privacy impacts to the 2-story rear (west) neighbor. There is
one upper-story window on the west neighbor's property that looks toward the proposed deck on
the project site, but the window is partially obscured by vegetation and the deck will be 26 feet
away from the rear (west) property line.

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. According to Residential Design Guideline 7.3, project proposals should
avoid placing a tall building wall near a property line when it will be adjacent to similar walls on
neighboring sites

96
DS 17-036 (Simpson)
April 12, 2017
Staff Report
Page 4

The greatest mass of the proposed residence is located on the northeast portion of the property.
The second story on the north elevation is aligned with the wall of the first story and located 3 feet
from the north (side) property line. This causes the north elevation of the residence to appear
more massive. However, the mass of the building's north elevation is broken by six windows and
by varying the siding materials on the first and second story. The proposed residence will be
separated from the residence to the north by at least 6 feet and, consequently, staff does not feel a
negative effect will result from locating a tall, second-story wall adjacent to an existing tall second-
story wall on the neighboring property. In staffs opinion, the buildings mass is in proportion to
the building area of the site because its floor area is distributed between first and second-story
elements that break up the buildings mass as seen from the street.

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.

This project proposes a front-gabled roof with a moderate 7:12 roof pitch. The design of the roof
incorporates a first-story side-gabled roof, a second-story front-gabled roof with a side-gabled
component, two first-story sections of roof with a low 3:12 pitch, and two dormers on the south
portion of the residence. While the numerous roof forms increase the complexity of the roof, in
staff's opinion, the low-pitched roof and dormers add symmetry of design to the residence. If the
Commission feels that the roof forms are overly-complex, it could recommend eliminating
unnecessary roof forms, such as dormers.

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

The plans include a new 20 x 10-10, 210-square-foot detached garage located in the front yard
setback, 8 inches from the property line. The proposed detached garage measures 12-2 in height,
11-6 in width and located 8" from the front property line. The finish materials of the detached
garage will match those of the primary residence and will consist of wood vertical board-and-
batten siding, a zinc metal roof and stone wainscoting. The Residential Design Guidelines
encourage garages and carports to remain subordinate to the overall character of the site.

97
DS 17-036 (Simpson)
April 12, 2017
Staff Report
Page 5

Specifically, garages and carports should be integrated into the building design and the mass should
be subordinate to the house. Staff supports the overall design and it is consistent with the Carmel
Municipal Code. 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 applicant is proposing to remove existing site coverage encroachments in
the right-of-way in front of the property which include a low foot bridge and a large area of
brick paving. The applicant has not yet submitted a landscape plan for this project since this is
not required until the Commission's final details review. However, since the existing
encroachments are proposed to be removed and since the project site is 40 feet in width and
an 8.5-foot-wide permeable paver driveway is proposed to be installed, approximately 79
percent of the right-of-way will be able to be landscaped or left in a natural state. A concrete
paver front walkway is proposed, but will remain entirely on the applicant's property.

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

Staff Response: The detached garage will be located 9 feet from two significant oak trees in the
front yard of the property and 7.5 feet from the tree located to the northeast of the project site
on the neighboring property. However, the location of the garage and associated driveway in
this location will require the removal of a young pine tree in the City right-of-way (see
Attachment A). This young pine tree was planted as a replacement tree for the removal of a
mature pine tree in the right-of-way. The City Forester is currently reviewing this proposal to
remove the tree and will provide feedback as part of the final planning review of this project.
Staff has drafted a condition of approval that the applicant shall contact the City Forester to
address the issue of the young pine tree that is located in the right-of-way where the driveway
for the detached garage is proposed to be constructed.

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

Staff Response: The property fronts Dolores Street and the depth of the right-of-way in front of
the property is approximately 14.5 feet. The free and safe movement of vehicles and

98
DS 17-036 (Simpson)
April 12, 2017
Staff Report
Page 6

pedestrians appears to be adequate. The front of the detached garage will be approximately
15'-3" from the edge of the road. In staffs opinion, the detached garage location is
appropriate.

iii. All development on site will be in scale with adjacent properties and the neighborhood
context consistent with adopted design guidelines; and
iv. 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 in-scale with adjacent properties and
the detached garage placed at the front of the property will add diversity as there are only
three properties on this block that have a detached garage including two in the front yard
setback and one in the rear yard setback. In staffs opinion, the construction of a detached
garage at the front property line would add diversity to the streetscape.

Zinc Metal Roof: Design Guideline 9.8 states, Roof materials should be consistent with the
architectural style of the building and with the context of the neighborhood and Metal, plastic
and glass roofs are inappropriate in all neighborhoods.

The proposed residence has a contemporary-craftsman architectural style with finish materials
consisting of wood vertical board-and-batten siding, stone wainscoting and a zinc metal roof.
According to section 9 of the Residential Design Guidelines, Architects and designers should not
feel constrained to these styles. Adapting more contemporary design approaches to the size,
massing, scale, materials and site relationships found in earlier designs is encouraged as a means of
achieving compatibility with diversity.

Staff supports the proposed materials because it would be visually interesting and consistent with
the contemporary-style design of the residence. In recent years the Planning Commission has
approved several projects with metal roofs on craftsman-style designs. One example is a new
residence on Monte Verde Street, 3 NW of 4th Avenue. A photograph of this residence is included
(Attachment D) that will assist the Planning Commission with its decision. If the Planning
Commission feels that the proposed roof style is compatible with the house and the neighborhood,
it may accept the proposed roof material as part of the design concept.

Gas Fireplace: The applicant is proposing to install an outdoor gas fireplace located against the
exterior wall of the residence at the property's southwest terrace and located approximately 13-6
from the south side property line. The finish material is proposed to be board-formed concrete.

99
DS 17-036 (Simpson)
April 12, 2017
Staff Report
Page 7

According to Residential Design Guideline 11.5, a garden wall should have a matte, masonry finish.
Staff supports the proposed gas fireplace as it is located outside of the rear and side yard setbacks
and has a matte finish.

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 Recommendations/Conditions
Attachment D Photograph of house approved with metal roof
Attachment E Project Plans

100
Attachment A - Simpson Residence Photographs

Front (east) Elevation and Proposed Detached Garage

Side (north) Elevation and north neighboring property

101
The window on the neighboring property to the north that has a sill height of approximately 5 feet
above the floor level

Staking and flagging depicting a 6'-4" setback from the south neighbor

102
Windows on the first story of the proposed addition will be approximately 6'-4" from the south property
line

Proposed 40-foot west-facing deck

103
Proposed location of the deck (circled) is offset from the northern neighbor's existing deck

Story Poles depicting the first-story height of the rear (west) elevation of the residence

104
Rear window (circled) of the neighboring property to the west (rear). A 3-foot setback from the west
property line is proposed for the rear portion of the addition

Young Replacement Pine Tree in the Right-of-Way in front of the garage where the driveway is proposed
to be located.

105
Attachment B Findings for Concept Acceptance

DS 17-036 (Simpson)
April 12, 2017
Concept Findings
Page 1

FINDINGS REQUIRED FOR CONCEPT DESIGN STUDY ACCEPTANCE (CMC 17.64.8 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 TBD
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
106
DS 17-036 (Simpson)
April 12, 2017
Concept Findings
Page 2

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.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.

107
Attachment C Recommendations/Draft Conditions

DS 17-036 (Simpson)
April 12, 2017
Recommendations/Draft Conditions
Page 1

Recommendations/Draft Conditions
No.
1. The applicant shall plant one-upper canopy and one lower-canopy tree on the
site with the review and approval of the City Forester prior to the issuance of a
Building Permit.
2. The applicant shall contact the City Forester to address the issue of the young
pine tree that is located in the right-of-way where the driveway is proposed to be
located.

108
Attachment D

Photographs of Residence Approved with Metal Roof

Monte Verde, 3 NW of 4th Avenue Photographs

109
Attachment D

110
GENERAL NOTES PROJECT DATA PROJECT DATA
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SCOPE OF WORK: PROPERTY ADDRESS: DOLORES STREET 3 N/W 11TH AVENUE
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DEMOLISH EXISTING STRUCTURES AND CONSTRUCT NEW, 2-STORY CARMEL-BY-THE-SEA, CALIFORNIA 93921 _Ji:
SINGLE-FAMILY RESIDENCE WITH DETACHED GARAGE. NEW DRIVEWAY,
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WALKWAYS, PATIOS, STONE TERRACE, AND OUTDOOR GAS FIREP LACE. BLOCK/LOT: LOT 13, BLOCK 11 5 wCIII::
SITE IMPROVEMENTS AS NOTED ON THE PLAN. -,<(
A .P.N. 0 10- 158-007-000 2 [J
CONSTRUCTION TYPE: V-B -<1::
ZONING: R-1 SINGLE FAMILY RESIDENTIAL 0
PERMITS: PSA 16-480 (SIMPSON) <(
OCCUPANCY: R-3

FIRE SPRINKLERS: --1 YES

WATER: CAL-AM (E) OWNER: CHARLIE AND ROSEANNE SIMPSON

SEWER : CARMEL AREA WASTE WATER DISTRICT (E)


SHEET INDEX ARCHITECT: ADAM JESELNICK ARCHITECT
3069 LORCA LANE
A1 PROJECT DATA AND SITE LOCATION CARMEL, CA 93923
A2 NOTES AND SPECIFICATIONS, STREET ELEVATIONS TREE REMOY AL: NONE (0) PHONE: (831) 620.5164m
A3 EXISTING SITE SURVEY CONTACT: ADAM JESELNICK AlA
A4 SITE PLAN, DEMO AND PROPOSED GRADING: 83 CUBIC YARDS (CUT) I 83 CUBIC YARDS (FILL) EMAIL: aejarch@gmail.com
A4. I GRADING PLAN
AS PROPOSED 1ST FLOOR PLAN
A6 PROPOSED 2ND AND ROOF PLAN SITE COVERAGE CALCULAliONS: CONTRACTOR: MASTERWORK BUILDERS
A7 PROPOSED FLOOR LEVEL MAP +SCHEDULES CARMEL, CA 93921
A8 PROPOSED EXTERIOR ELEVATIONS EXISTING
PHONE: (831) 508.3472 m
A9 PROPOSED EXTERIOR ELEVATIONS *NOTE: ALL EXISTING SITE COVERAGE TO BE REMOVED w ('I
CONTACT: HARLAN BRADLEY
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BRICK WALKWAY:
8 15 SF
254 SF
EMAIL: harlan@masterworkbuilders.com
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BRICK FRONT PORCH:
WOOD DECK:
176 SF
154 SF
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BRICK BACK PATIO: 240 SF
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TOTAL (E) SITE COVERAGE 1,639 SF V) <(

*MAX. ALLOWABLE COVERAGE = 396 SF a== <( (")


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DRIVEWAY- PERMEABLE PAVERS 5 SF
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FRONT WALKWAY- CONCRETE PAYERS 42 SF 0V) ~


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TOTAL, (N) COVERAGE: 554 SF <( 0
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FLOOR AREA CALCULATIONS:

EXISTING
(E) RESIDENC E-TO BE DEMOLISHED 1,400 SF +/-
PROJECT LOCATION
TOTAL, (E) 1.400 SF

PROPOSED

(P) GARAGE 210 SF


(P) HOUSE, 1ST FLOOR 1185 SF
PROJECT DATA
(P) HOUSE, 2ND FLOOR 405 SF
AND
TOTAL, (P) SF: 1,800 SF ' SITE LOCATION

*NOTE: MAX. ALLOWABLE AREA = 1,800 SF

REVISION#
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111
CITY OF CARMEL-BY-THE-SEA
GENERAL NOTES CONDITIONS of APPROVAL
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1. VERIFY ALL EXISTING DIMENSIONS AND CONDITIONS AT THE SITE; CONFIRM ANY VARIATIONS OR CONFLICTING OR
MISSING DIMENSIONS OR DATA PRIOR TO COMMENCING WORK. USE WRITIEN DIMENSIONS ONLY; DO NOT SCALE
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DRAWINGS FOR THE PURPOSE OF DETERMINING A DIMENSION DURING CONSTRUCTION. zt-
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2. CONSTRUCTION DETAILS NOT SPECIFICALLY SHOWN ON THE DRAWINGS SHALL BE BUILT TO CONFORM TO SIMILAR ~u
CONSTRUCTION, IN ACCORDANCE WITH THE BEST COMMON PRACTICE AND/OR MANUFACTURER'S SPECIFICATIONS
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FOR THE INSTALLATION OF THEIR MATERIALS OR ITEMS.
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3. ALL CONSTRUCTION {MATERIALS. WORKMANSHIP & METHODS) SHALL COMPLY WITH TITLE 24 AND THE 2016 <
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CALIFORNIA RESIDENTIAL BUILDING CODE (CBC); CALIFORNIA PLUMBING CODE {CPC). CALIFORNIA MECHANICAL
CODE (CMC), CALIFORNIA ELECTRICAL CODE {CEC) , CALIFORNIA ENERGY CODE, FIRE CODE, AND CAL G REEN; AND <
ALL LOCAL AMENDMENTS AS ADOPTED BY CITY ORDINANCE.

4. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR SAFETY ON THE JOB SITE AND MUST ADHERE TO A LL FEDERAL,
STATE LOCAL AND O.S.HA SAFETY REGULATIONS.

5. DEMOLITION: CONFIRM ALL DEMOLITION REQUIREMENTS WITH THE OWNER. VERIFY WITH OWNER WHICH ITEMS, IF
ANY, HE/SHE WISHES TO RETAIN FOR HIS/HER USE. ALL OTHER ITEMS TO BECOME PROPERTY OF THE CONTRACTOR AND
ARE TO BE PROPERLY REMOVED FROM THE PREMISES. SEE DEMOLITION PLANS FOR ADDITIONAL INFORMATION.

6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL BRACING AND SHORING REQUIRED DURING CONSTRUCTION
UNTIL ALL CONSTRUCTION IS COMPLETE.

7. DO NOT STORE CONSTRUCTION MATERIALS, OR OPERATE CONSTRUCTION EQUIPMENT IN SUCH A MANNER THAT
DESIGN LIVE LOADS OF THE STRUCTURES ARE EXCEEDED. DO NOT STORE CONSTRUCTION MATERIALS ON
OVERHANGING FRAMING.

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SPECIFICATIONS uw 0.

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SPECIFICATIONS AS NOTED ON THE ARCHITECTURAL AND ENGINEERING PLANS.
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GRADING I DRAINAGE NOTES
REFER TO CIVIL ENGINEERING AND LANDSCAPE PLANS FOR ADDITIONAL INFORMATION.
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NOTES AND
STREET ELEVATION

DODD l 3-23-2017

1/8" = 1'-0"

DOLOt<ES ~ S DOLORES 3 N/W 11TH A VENUE

REVISION#
CD ~8:~~-~-;.s STREET ELEVATION
2' 4' 8' 16"
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NOTES
- - - ----------- - ---- ~ 11-iiS MAP PORTRAYS 11-iE SITE AT 11-iE TIME OF 11-iE SURVEY AND
DOES NOT SHOW SOILS OR GEOLOGY INFORMATION, UNDERGROUND
CONDITIONS, EASEMENTS, ZONING OR REGULA TORY INFORMATION
OR ANY OTHER ITEMS NOT SPECIFICALLY REQUESTED BY THE
PROPERTY OWNER.
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11-iERE MAY BE EASEMENTS OR OTHER RIGHTS, RECORDED OR
UNRECORDED, AFFECTING THE SUBJECT PROPERTY WHICH
ARE NOT SHOWN HEREON.

UNDERGROUND UTILITIES, IF ANY, WERE NOT LOCATED. INFOR-


11 MATION REGARDING UNDERGROUND UTILITY LOCATIONS SHOULD
BE OBTAINED FROM 11-iE APPROPRIATE UTILITY COMPANIES OR
PUBLIC AGENCIES.
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~94.\~ owv SUFFICIENT BOUNDARY EVIDENCE WAS USED TO GRAPHICALLY SHOW


EXISTING FEATURES HEREON. A COMPLETE BOU NDARY SURVEY ('.1
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ELEVATIONS ARE BASED ON AN ARBITRARILY ASSUMED DATUM
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DISTANCES ARE EXPRESSED IN FEET AND DECIMALS 11-iEREOF.
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THE CROSS SYMBOL (+) MARKS THE HORIZONTAL POSITION OF 11-iE
SPOT ELEVATION SHOWN. ::J
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BRK = UNMORTARED BRICK SIDEWALK
BSW = BRICK SIDEWALK
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CMU = CONCRETE MASONRY UNIT A.. w D?
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I E = ELECTIRI C M El~R
2.5
FB = FOOT BRIDGE _J
193.0
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JP = JOINT UTILITY POLE
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PED = PEDESTAL
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HOUSE
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RW = ROCK WALL N
SC = STONE COLUMN
I SPAT = STONE PATIO
~92.3 WH - WATER HEATER
WM = WATER METER
15 WRW = WOOD RETAINING WALL
WV = WATER VALVE

010-071-017-000

f- IH~=1J::Io=~Y Feet EXISTING SITE

T
ot l
SURVEY

PROJECT NO.
16098
1-------~
TOPOGRAPHIC
SURVEY
SHOWING EXISllNG CONDITIONS ON LOT 13. BLOCK 115, VOL.2 , CITIES &
DESCRIBED IN DOCUMENTA;~1~~~~~~~-~~~~~~~
T~WNS
OF MONTEREY COUNTY, CA.
MAPS, PG .2 RLS RASMUSSEN LAND SURVEYING, INC.
P.O. BOX 3135
DATE OF SURVEY: 11/04/2016
DRAWING SCALE: 1"=10'

DRAWN BY: PDB/RP


3-23-2017
MONTEREY, CALIFORNIA 93942
PREPARED FOR: MASTERWORK BUILDERS, INC.
(8 31)37 5 - 72 40 (831)375 - 2545 FAX
REVISED: 1/8" = 1'-0"

REVISION #
CD~~~~~~~.? SITE SURVEY
A3
NOTE: PREPARED BY RASMUSSEN LAND SURVEYING 11/4/2016
113
PROJECT SCOPE OF WORK

DEMOLISH EXISTING RESIDENCE, GARAGE. AND STUDIO. PREPARE SITE '>L.t-


FOR CONSTRUCTION OF NEW SINGLE-FAMILY RESIDENCE .
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SITE PLAN NOTES: I
(E) 6' HIGH WOOD
FENCE TO REMAIN
--,
<C
67'--6" 1 7'10" 21'-0" .... 8"

I_ PROTECT EXISTING TREES AS REQUIRED. NO TREE REMOVAL THIS PERMIT. _______ ---t---+>~<,------.L/_ _____ -.~~---- {~9~'0o'ooE
--+- 1oo.oo) ~IJ
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-- ~-~.:r;,=-=-=-=-=--=-----=,:::::;r---rr::::,:3~k=
t-==Ul==1:::;:=r~=~~~~,
:-:-:::===~~~~r;ATE~....... -----rt-~----~~----_---til-1-l-----'-~-~---1<-----~- - 0
2. NO CHANGE TO EXISTING SITE DRAINAGE.
-<(
3. DEMOLITION LIMITED TO AREAS NOTED ON PLAN. ALL EXISTING
IMERMEABLE SITE COVERAGE TO BE REMOVED EXCEPT THE
EXISTING BRICK PORCH AND STEPS.

4. REMOVE AND REPLACE EXISTING PROPERTY LINE FENCE.


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l~"i-:' I ~;~MEABLE PAVERS]
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5. PRIOR TO FINAL BUILDING INSPECTION , ALL EXISTING GRAVEL AND
~ =-~ n -=-=---~)House-:; ~l ~ II ., I
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ROCK WALL LOCATED IN THE CITY R.O.W. SHALL BE REMOVED. THE J - - JL
. = = I

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EXISTING GRAVEL AND ROCK WALL SHALL BE NOTED AS PROPOSED FOR I

'
REMOVAL ON THE LANDSCAPE PLANS SUBMITIED TO THE PLANNING 0
COMMISSION FOR FINAL REVIEW. ...
L--------i

i -1 - -- __ JI I 0 ~ - 11 COVEI>EDI'OI!Ol PATIO _I 0
NSO'OO'OO"E, 40.00) :
I

~;r.J~- -~~- -r-_ _ _ _;:_ 0- +- '- - -f-Uk- IPERM_~ , -~:"VE- - - 'RS)- ;G~'1<- o o'o""-o o': ~
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L, - t----=rL 6 f-TERRACE
- !' +-'Q' 16&SF I
GRADING PLAN NOTES: I ~~
PAVERS] L -~- I
18SF -...
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r--;r--r---~7r--r==~c=='~=S=F~~~-~~~~~~~==~~~~~~t=====~=i -bl~k.____ _12_-o-'------Jt'-~~ ,I 1~6'~~~~
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1. CUT OR FILL AS INDICATED ON CIVIL PLANS. SITE DISTURBANCE LIMITED
TO AREAS SHOWN ON PLAN.

2. SEE CIVIL PLANS FOR SITE GRADING AND DRAINAGE NOTES.


(E) 6' HIGH WOOD
FENCE TO REMAIN
/ -
-
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DEMOLITION PLAN NOTES: II
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1. DEMOLISH ALL EXISTING STRUCTURES. FOUNDATION, AND HARDSCAPE. V) >-
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2. PROTECT EXISTING TREES AS REQUIRED. NO TREE REMOVAL THIS PERMIT. }:: __J

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(E) HOUSE

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DECK
154SF

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PROPOSED
SITE PLAN
PROPEJH'r'UNE SOUTH 100.00' (N90'00'00"E 100.00 PROPERTY LINE

3-23-2017
I!
---------~
1/8" = 1'-0"
N

CD ~:~~~~~~~ I DEMOLITION SITE PLAN


A4
REVISION# 2' 4' 8' 16'

114
PROJECT SCOPE OF WORK
~ Fill AREA (APPROX. 80 CUBIC YARDS)
DEMOLISH EXISTING RESIDENCE. GARAGE, AND STUDIO. PR~PARE SITE
FOR CONSTRUCTION OF NEW SINGLE- FAMILY RESIDENCE. c:=J CUT AREA (APPROX. 80 CUBIC YARDS)
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TO AREAS SHOWN ON PLAN.

2. SEE C IVIL PLANS FOR SITE GRADING AND DRAINAGE NOTES.


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3-23-2017
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~~L~~.s~.ED GRADING PLAN


REVISION#
8 1' 2' 4' 8'
A4.1
115
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PLANTER

15 SF

l ST FLOOR PLAN

3-23-2017

l/4" = 1'-0"

14
~~~~~~~L?~:~~.~--~
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T_F_LO
__O_R
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A5
116
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3-23-2017

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CI)~~~~~l?~:~~.?-=~~~__
14 D 2_N
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__O_R_ P_LA__N____________________________________
1' 2' 4' 8'
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WINDOW SCHEDULE

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ij~i~---- ~;~~~~~;~~~=~;_-=-~ DOOR + WINDOW


SCHEDULES

~~~"t--==--===tc!Ji~~~H.~:d~02:~~~~~R~~t0i9~------------- - 3-23-2017
DOOR TYPE LEGEND HARDWARE TYPE LEG END
TYPE 1 Et-.'1RYDOOR, 1/2 UTE GLASS. WOOD ~IP E
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TYPE 2 ENTRY DOOR, DUTCH DOOR 112 LITE VJOOD SCALE AS NOTED
TYPE 3 NANA WALL FOLDING DOOR SYSTEM. FULL LITE GLASS. W 00 TIPE 2: --.
TYPE 4 FRENCH DOORS. FU LL LITE GLASS WI SIDE LI:ES. WOOD. TYPE 3:
TYPE 5 FRENCH DOORS. FU LL UTE GLASS. WOOD.
TYPE 6 FRENCH DOORS. OUT-SW lNG. FULL UTE GLASS. WOOD.
ADDITIONAL NOTES:

REVISION#
?cS~r~. +WINDOW SCHEDULES
ALL DOORS AND WINDOWS TO BE UNCLAD WOOD, PAINTED WHITE.

A7
118
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BOARD ANO-SATIEN
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STAND:NG .CiEAM ZINC


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T.O.PLATElSTFLR.
WOOD WINDOWS-TYP
98.5'

F.F.E. GARAGE
92.0

F.f.E.ISTFlOOR
90.0'

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WOOQI-,c...SCifo

EXTERIOR
ELEVATIONS
'WOOOVOOOL
BOA Atm-B.-.TIEI'-
SO!t-'G

3-23-2017

-- _ ___ _----+ - _ J + ~~:6: 1ST FLOOR


1/4" = 1'-0"

WOOD HORIZ. l&.G


SIDING
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0
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----+-I~
F.F.E. 2ND FLOOR F.F.E 2ND FLOOR
99.5'
_ _I_ _ 99.5'
T. O. PLATE M .BA .
98.5'
WOOD WINDOWS-TYP
- T.O. PLATE 1ST FLOOR
98.5'

WOOD DOORS -ffP

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EXTERIOR
ELEVATIONS
WOOO \IE"Ii:TICA\.
f! OAR'O.~ND-Sft. ITE N
.SJOING-

~S I 3-27-2017
'""'\;::~==""'=l=~~;,;~~~~~~;;::;;;;;::;;...:;;;;;,;;;;;:::::~~~'-""===-J- I{N~E'!
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1/4" = 1'-0"
- - - _ _ _ . __ __ j __ _

~r~~N~~L~~~~~4 ~~~~~~~.. D~N~O~R~T~H~EL=E~V~A~T~IO~N~----------------------------------------------


1' 2' 4' 8'
A9
120