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Subject: Consideration of combined Concept and Final Design Study (DS 17-104) and
associated Coastal Development Permit for the remodel of an existing single-
family residence to include adding 170 square feet to the main floor, adding
a 182 square-foot lower floor, and 15 square feet to the existing garage. The
project site is located in the Single-Family Residential (R-1) Zoning District
Executive Summary
This project was continued from the June 14, 2017 Planning Commission meeting to address
concerns raised by the neighbors. The applicant is proposing to remodel an existing residence,
which includes adding 170 square feet to the main floor, constructing a new partial sub-grade floor
of 182 square feet, adding 15 square feet to the garage, modifying the roof structure, exterior
finish, and site coverage changes; a total of 367 square feet of floor area is to be added.
Recommendation
Approve the combined Concept and Final Design Study (DS 17-104) and associated Coastal
Development Permit for alterations to an existing residence, subject to the attached Findings and
Conditions.
22
DS 17-104 (Finnegan)
August 23, 2017
Staff Report
Page 2
example of Craftsman architecture and that there were a sufficient number of other, better
preserved or more important resources of the same type elsewhere in the City.
The applicant has submitted plans to add 170 square feet to the main floor, and build a new 182
square-foot lower floor (per city code it does not qualify as a basement). In addition, the rear of
the garage will be expanded by 15 square feet to accommodate a laundry closet net total floor
area will be 1,796 square feet. The proposed remodel will have wood shake and a stone veneer
wainscot exterior. The maximum roof height is increased slightly above from that existing (from
15 to 16 6); new roofing will be composite shingles. New doors and windows will be wood.
The front and rear portico will have a curved copper roof. There is also an approximately 80 square
foot (8 x 10) terrace at the back of the house (the west elevation) extending from the main floor.
23
DS 17-104 (Finnegan)
August 23, 2017
Staff Report
Page 3
Staff analysis
Previous Hearing:
The Commission reviewed this project at the June 14, 2017, meeting and directed the applicant to
modify the plans. The following is a list of recommendations made by the Planning Commission
with an analysis as to how the applicant has complied:
1. Reduce the building height to minimize the view impact to the eastern neighbor.
Staff Analysis: The project has been modified to meet the above recommendations. The roof
height was reduced from 19 feet to approximately 16 feet. This was accomplished by
eliminating the Dutch gable roof design and reducing the pitch of the roof. The roof is now
hipped and the roof pitch was changed from a 5 in 12 pitch to a 4 in 12; the top plates have
been reduced as well. The proposed new design has been flagged and the neighbor to the east
has indicated to staff that there is no longer a potential view impact.
2. Install a solid railing on the north side of the proposed deck on the west elevation and plant
screening vegetation in the north side yard between the proposed deck and the neighbor to
the north.
Staff Analysis: The proposed terrace on the west elevation will include a 48-inch high railing on
the north elevation finished with wood shake to help mitigate potential privacy impacts to the
northern neighbor. In addition, the applicant is proposing landscaping between the terrace and
the neighbor to the north. The northern neighbor is still concerned with the potential privacy
impact to the bedrooms that are on the first floor of their residence and is requesting that a
solid 6-foot high wall be installed on the north side of the terrace. In staffs opinion, a solid 48-
inch tall railing combined with landscaping should provide adequate privacy.
Forest Character: Residential Design Guidelines 1.1 through 1.4 state existing significant upper
canopy and understory trees should be preserved, Locate new construction to minimize impacts
on established trees, Protect root systems of all trees to be preserved, and maintain a forested
image on the site. In addition, it is the policy of the City Forestry Department that new
construction should be at least six feet from significant trees.
24
DS 17-104 (Finnegan)
August 23, 2017
Staff Report
Page 4
Per the Preliminary Sight Assessment (PSA) prepared in March 2016, the subject property contains
three trees to include one Coast live oak, one Monterey pine and one Holly-leafed cherry. In
addition there are two oak shrubs in the back yard that are subject to the no cut/fill restriction
prescribed by the City Forester. The City Forester recommends that one upper and one lower
canopy tree be planted. The project is conditioned to reflect this requirement.
Mass & Bulk: Residential Design Guidelines 7.1 through 7.6 encourage 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 top plate will increase from 8 feet (as measured from the finish floor) to 9 feet and the ridge of
the residence increases from approximately 15 feet to approximately 16, three feet less than
originally proposed. The ridge on the garage remains the same at approximately 11 feet. The plans
also indicate that 21 square feet will be removed from the east elevation of the south wing of the
residence and 170 square feet added to the main floor between the north and south wings (i.e., the
area of the existing courtyard is filled in). The mass and bulk of the proposed remodel associated
with the main floor expansion would be similar to other nearby homes. The proposed addition of
the 182 square foot lower floor would not affect mass and bulk in any discernible way, nor would
adding a 15 square-foot laundry closet to the west side of the existing garage.
In staffs opinion, the proposed remodel meets the objectives of Residential Design Guidelines, by
being in the human scale, in context to nearby homes, and blending somewhat indistinguishably
with that existing.
Building & Roof Form: Residential Design Guidelines 8.1 through 8.5 state that building forms
should be simple. Basic rectangles, L or U-shapes are typical, A form with a horizontal emphasis is
preferred, Roof forms should be composed of just a few simple planes, Avoid complex roof
forms that call attention to the design or add unnecessary detail, In general, moderately pitched
roofs (4:12 to 6:12) are preferred. The Guidelines emphasize using
restraint and simplicity in building forms, which should not be complicated, and roof lines,
which should avoid complex forms.
The existing form is a U-shape and the proposed remodel would eliminate the courtyard by filling it
in thereby making the building more square. The proposed roof pitch has been reduced from 5:12
to 4:12. There are three roof line as seen from the public right-of-way on Carmelo and four are
25
DS 17-104 (Finnegan)
August 23, 2017
Staff Report
Page 5
proposed. The roof form is considered simple and is appropriate for the remodel, and most
importantly the proposed roof will not block the neighbors view of the ocean.
The remodel will add a new entry feature that includes an arched entry with a copper roof. This
same arch feature is included on the west elevation at the terrace. In staffs opinion, the roof
design associated with the remodel of the residence and garage are simple and complement the
overall Craftsman style.
Finish Details: Design Guideline 9.4 states, Architectural details should appear to be authentic,
integral elements of the overall building design concept. Design Guideline 9.5 encourages the use
of natural materials such as wood in conjunction with stucco. Design Guideline 9.8 states, Roof
materials should be consistent with the architectural style of the building and with the context of
the neighborhood.
The remodel of the existing residence will maintain the wood-shingle exterior siding, but will
include stone exterior wainscot. The applicant is proposing to replace the existing composition-
shingle roofing with new composition shingle. The Planning Commission should consider whether
the roofing should consist of wood shingles or shakes as recommended by the Residential Design
Guidelines. Windows and doors will be wood. Copper arches above the entry portico and back
terrace are proposed.
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. The plans
show the existing site coverage is 355 square feet. For this 4,000 square-foot lot the total amount
of coverage is allowed to be 396 square feet, or 556 square feet if 50 percent of coverage is
permeable; the project plans indicate there will be 390 square feet of site coverage that will consist
of 274 square feet of impervious surfacing. In staffs opinion, the proposed residence meets the
requirements of the Municipal Code.
Fencing: Existing fencing on the property includes a combination of materials to include redwood
planks on the south and west boundary, and grape-stake on the north and east boundaries. New
grape-stake fencing and an entry gate and arbor are proposed at the east boundary. Municipal
code (17.10.030.E) prohibits fence height exceeding 4 feet in the front yard setback, which the
applicant will conform to.
26
DS 17-104 (Finnegan)
August 23, 2017
Staff Report
Page 6
Exterior Lighting: 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. Landscape lighting shall not exceed 18 inches above the ground nor more than 15 watts
(incandescent equivalent; i.e., approximately 225 lumens) per fixture. Additionally, the Citys
Residential Design Guidelines, Section 11.8, states an objective to locate and shield fixtures to
avoid glare and excess lighting as seen from neighboring properties and from the street.
The applicant is proposing lighting fixtures as shown in the Project Plans Page A-4; one fixture is
located at each exterior pedestrian egress/ingress and one additional at the front patio. Staff notes
that the Planning Commission encourages down-lit lights instead of the lantern-style so as to be
more in conformance with the Residential Design guidelines. A condition has been drafted
requiring the applicant to work with staff on an appropriate down-lit fixture. In staffs opinion,
with fully-shrouded down lighting the proposed residence will meet the objectives of the municipal
code and Residential Design Guidelines.
Public ROW: The City Right-of-Way (ROW) at the front of the property is free of any
encroachments.
Alternatives: Staff has included findings that the Commission can adopt if the Commission accepts
the overall design, including the architectural style of the building. However, if the Commission
does not support the design, or does not support the conclusion submitted by Staff, then the
Commission can modify the project, or can continue the application with specific direction given to
the applicant/staff.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The project includes a 367 square-foot
addition to an existing 1,210 square-foot residence, and therefore qualifies for a Class 1 exemption.
The proposed alterations to the residence do not present any unusual circumstances that would
result in a potentially significant environmental impact.
ATTACHMENTS
Attachment A Site Photographs
Attachment B Findings for Approval
Attachment C Conditions of Approval
Attachment D Project Plans
27
ATTACHMENT A - PHOTOS
28
Front door of residence east elevation
29
West elevation
30
Attachment B Findings for Approval
DS 17-104 (Finnegan)
August 23, 2017
Findings for Approval
Page 1
FINDINGS REQUIRED FOR DESIGN STUDY APPROVAL (CMC 17.64.80 and LUP Policy P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding YES NO
1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
2. The project is consistent with the Citys design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.
6. The design concept is consistent with the goals, objectives and policies related to
residential design in the general plan.
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees
unless otherwise agreed upon by the City Forester.
8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive
in context with designs on nearby sites. 31
DS 17-104 (Finnegan)
August 23, 2017
Findings for Approval
Page 2
9. The proposed exterior materials and their application rely on natural materials
and the overall design will add to the variety and diversity along the streetscape.
10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement the
character of the structure and the neighborhood.
11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.
12. Any deviations from the Design Guidelines are considered minor and reasonably
relate to good design principles and specific site conditions.
32
Attachment C Conditions of Approval
DS 17-104 (Finnegan)
August 23, 2017
Page 1
Once signed, please return to the Community Planning and Building Department.
Conditions of Approval
33
DS 17-104 (Finnegan)
August 23, 2017
Conditions of Approval
Page 2
by the City Forester has been completed. Twelve inches (12) of mulch shall be
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.
7. Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,007-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.
8. The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
9. Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground.
10. All skylights shall use non-reflective glass to minimize the amount of light and
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.
11. The Carmel stone faade shall be installed in a broken course/random or similar
masonry pattern. Setting the stones vertically on their face in a cobweb pattern
shall not be permitted. Prior to the full installation of stone during
construction, the applicant shall install a 10-square foot section on the building
to be reviewed by planning staff on site to ensure conformity with City
standards.
12. The applicant shall install unclad wood framed windows. Windows that have
been approved with divided lights shall be constructed with fixed wooden
mullions. Any window pane dividers, which are snap-in, or otherwise
superficially applied, are not permitted.
13. The applicant agrees, at his or her sole expense, to defend, indemnify, and hold
harmless the City, its public officials, officers, employees, and assigns, from any
liability; and shall reimburse the City for any expense incurred, resulting from, or
in connection with any project approvals. This includes any appeal, claim, suit,
34
DS 17-104 (Finnegan)
August 23, 2017
Conditions of Approval
Page 3
or other legal proceeding, to attack, set aside, void, or annul any project
approval. The City shall promptly notify the applicant of any legal proceeding,
and shall cooperate fully in the defense. The City may, at its sole discretion,
participate in any such legal action, but participation shall not relieve the
applicant of any obligation under this condition. Should any party bring any
legal action in connection with this project, the Superior Court of the County of
Monterey, California, shall be the situs and have jurisdiction for the resolution of
all such actions by the parties hereto.
14. The driveway material shall extend beyond the property line into the public right
of way as needed to connect to the paved street edge. A minimal asphalt
connection at the street edge may be required by the Superintendent of Streets
or the Building Official, depending on site conditions, to accommodate the
drainage flow line of the street.
15. This project is subject to a volume study.
16. Approval of this Design Study shall be valid only with approval of a Variance. N/A
17. A hazardous materials waste survey shall be required in conformance with the
Monterey Bay Unified Air Pollution Control District prior to issuance of a
demolition permit.
18. The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. The drainage plan shall
include applicable Best Management Practices and retain all drainage on site
through the use of semi-permeable paving materials, French drains, seepage
pits, etc. Excess drainage that cannot be maintained on site, may be directed
into the Citys storm drain system after passing through a silt trap to reduce
sediment from entering the storm drain. Drainage shall not be directed to
adjacent private property.
19a. An archaeological reconnaissance report shall be prepared by a qualified N/A
archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
19b. All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
significance by a qualified archaeologist. If the resources are determined to be
35
DS 17-104 (Finnegan)
August 23, 2017
Conditions of Approval
Page 4
23. One upper and one lower canopy tree will be planted on the property prior to
final inspection.
24. Exterior lighting shall be shrouded. The applicant shall submit a proposal for
new light fixtures.
25. Privacy landscaping shall be installed on the north side of the terrace and at the
rear of the property as depicted on the landscape plan.
Once signed, please return to the Community Planning and Building Department.
36
......
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GRADING-AND DRAINAGE NOTES: - - -~--
SITE DATA
1. Au.. FINISH BRADES 9HAU. 8LOFE iaN. 5%AWA"Y FROM BUILDING PERJNTERFOR AMtN OF 10', OR TO ASWAI. 'T'HAT DEVERTS
THE ~TER AWAY. IM"EfiVKlUSSURFACE88fW.LBE SlOPED AMN. OF 2% AWAY FROM BUtLDING.
APN 01 0-279..00<1/ Lot 8 - Blk. X
8. CONTRACTOR &HALL PfiOYIOEA WASH-OUrlUB FOR CONCRETE.M'D S'T\ICCO OPER.ATJONS. CODES 201e cec, CEC, CPC & CMC
TITLE 24 CA. E!IMIIY CGmpllance
10. Au.FILlW.TERIALSHALLIO PUCEO"' UFTS NOTElCCEEDIIIG 12'"' 0EPJH. UNI.ESSOTHERVSESI'ECIF1ED8T
GEOTEOlHICAI. EHOIKEER AHDSHALL 8E COMPACTED TO SO% RElATIVE CDMPAC110N. t- 201 e ca. RQidenUel Code
UJ
11. C0MPACT101< REPOATS. J' NO.EOEI), 1D BE 8UIIMITTEO TO Motm!REY CouN1Y BULDIHG DEP....,...NT. AREAS:
LLi
12. Cur AND FILl &LOPES SHALL NOT EICCSED 2 HOIIIZOfiTAI. TO 1 \IERTICAI.. 0:::
.... Exlatlng Residence 1,210 s.F
1- Existing Area to be removed .;z1 S.F.
1 S. GRADING OPERATION fitfOIJlD NOT OBSTRIJCT OR IMPNR FlOW OF RUNOfF THROUGH A ORAl~ COORS, OR
Vl
.... ExlstingGan~ge 240 s.F.
~SUITABLE DRAINAGE DEVICE, DEI!iiGPED Aa:.ORCMG TOAPAi.CNEDCOUNTY OESIGNCRITERlA, SHALL BE
CONSTRUCTED TO CONVEYlliE FL.OWPAST'TlfE POINT OF t.FAIRMENTOA OBSTRUCTION.
1... A FINAL. SOILS LETTER FROM THE GEOTECNtCAL ENOINEERSTATINO 'lltAT ALL EAAfloMIORK COMPlETED WAS IN
0 "'
i"' - Propoaed AddHiona:
......1
~NTH THE ~TI)NS STAllii:O IN n..GE.OTECKNJCALREPORT StWJ.IE BUBWnED Realden.:e Main Floor 170 S.F.
. PfUOR TOF1NALGRADINGINSPECTJON. c Garage 15 s.F.
0
. 15. SPECIAL INSPECTIONS, BY A SPECIAL fNSPECTOR, AAE REQUIRED DURINC FILL "LACSEN'T
Ale TI-Ut.T PROPER Lower I baaement 1H SF !50 Cu Ydt Excantlonl
MATERIAJ.SMO PROCEDURES ARE USED IN ACCORO.A.NCEVImi ntE PROV\StONS r6l\iE APPROVEDGeOlECtWICAl. ~ 1,7K S.F. 45% "-floor.,..
REPORT. :"'
~OR SHAlL HAVE ALL FOOTINGS INSPECl'ED BY THE GEOTECHNICAL ENGINEEA PRIOR TO STEEl PLACEMENT. SITE COVERAGE:
- Exlstinj!!_ieldatone(~be _!!moved) _ 311S~F. I%__E~V. (No~~~Je,.l_ _ __
-BEST'MAN'A'G"EM'ENi"PRAc~oTE'~_.,._ORTOBTEEl.,...,~-- - --- Propoeed Sltll Coverage:
1. Al.L. HOSES USI!O IN COHJUNCTtON'MlH./IIN'( CONSTRUCTKlNACTMTIES SHAll BE EQUIPPED WITH A SHUT-oFF
NOZZI.. WHEN AN AUTOIIATIC SHUT-oFF NOZ21. CAN BE PlfiCHASEO OR O"TMER'MSE OBTAINED FOR THE SIZE OR L Flagstone Pltloa and Walks:
Non Panneabla (cone. set) 274 s.F.
. . T. . . . . .
TYPE OF HOZE IN USE, THE NOZZLE S....U.BE AN AUTOMATIC SHUT-oFF NOZZLE.
,}>'~ Balcony end Stlllra 76 s.F.
2. COHmACTOR, 11m SUPERVISOR OR ov.NER IS RESPOSIBlE FOR loNf ENVlNOioiEHTAL CAMAGE CoAUSED BY THEIR
SUBCONTRACTORS I\IISIWIDI.ING Of' I&ATER!ALS. (e) Residence to be -remodeled -_......;; _ _..J Semi permeable (sand ntJ 40 sf IJowar Ievell
3. GENERAL BUSINESS PRAC"'"'::Ea: PlAcE 'TRASH CANS AND RECYCUNG RECEPTACLES AROl.JND THE. SITE. PROJECT BNCiiiiARI< Total Site Coverage 3110 s.F. 22% of a.e Floor A,.
COVERAHO MAINTAIN DUMPSTERS. CHECK FREQUENLYFOR LEAKS AND KEEP COVEREDWITHTARPS OR
PV.STlC SHEETING. NEllER CW\11 A D\M'S"IER BY HOSNG IT llO'IoN 0!+-SITE.
COVER EXPOSED PtLfS OF SOl. OR COHSTRUC110N I&ATERIALS WITH PLASTIC SHEETING
-~ ,.,-~ IIAG HAIL <I< DISC
EllV61.5 . .
PROJECT DESCRIPTION:
w ci
0
CLEAN UP LEAKS, DRIPS AND OTHER SPILLS IUMEOIATELY TO PREVENT CONTAMINATED SOIL OR RESIDUE ON
PAVED SURfACES.
NEllER tiOSE DOYoo>l DIRTY PAVEMENT OR SURI'AoCESv.HERE W.TERIALS HAVE SP I ~D AND USE DRY CLfANUP
Conatruct 1 170 S.F. addition to the exiatlng residence main floor. o~~ i6
4
5.
METHOOS WHENE\IER POSSIBLE.
Do NOT REMOVE TREES OR SHRUBS UNNECESSARilY TO PREVENT EROSION.
CONCRTE & IIASONRY: 00 NOT MIX UP MORE FRESH CONCRE"TO OR CEMENT THAN WILL BE USED AND STORE BAGS
Excavata (e) underfloor ares tor a 182 S.F. lower level addition.
Remodel(el ,....idence with new roof, aiding, doora and windows.
Add 15 S.F. new floor, roofing and aiding at existing gar~ge. z U}
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:I:
OF CEMENT AND ~'~.ASTER UNCER COVER PROTECTED FROM RAINFAU, RIMOFF AND IMND AWAY FROM G\JMRS AND
STORM DRAINS.
PROVIDE A WASHOUT AREA FOR CEME~ AND PLASTER WASHOUT ( SEE PLAN ) NEVER DISPOSE CEMENT OR
Instil II new tlos and walkwa s.
w 1-
>-
c lXI
-
COtoCRETE OUST ONTO DRIVEWAYS, STREETS. GUTTERS OR S"TORM ORAINS.
----r--
B. PAINT CLEA-: NEV!OR CLEAN BRUSHES OR RINSE Pf\IHT CONTAINERS INTO A STREET, GUTTER OR STORM DRAIN.
A-1 SITE PLAN, SITE DATA, & NOTES ,.j
1MEN THOROUGHLY DRY, USED BRUSHES. EIII'TT PAINT CANS (UOS OFF), RAGS AND OROf> CLOTHES W.Y 8E
DISPOSED OF~ TRASH.
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Cta!ICAI. PAINT STRIPPING RESIDUE, INCWOING SA"IIJATED RAGS, ISA ~RDOIJS WMTE AND SHOUI.ll BE
I I C-1 TOPOGRAPHICAL SURVEY :IE
TAKEN TOA HOUSEHOLD HAZOROOUS WASTE COI..LECTlON EVE'IT.
I
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PROJECT NOTES -
1.
2.
-
RESPONSBUTY FOR nJRRUGHLYREVIEWINGAI..L PROJECT DOCUMENTATlON PRIORTOSUBUITTINGBIO
PROPOSAI.(S) StW.L RESTWIT,H EACH SUEK:QNTRACTOR, AS WELL AS THE GENERAL CONTRACTOR.
THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR NOTIFYING THE PROJeCT ENOINEER IN A TIMa.Y MANNER
OF ANY DISCREPANCIES, CONFLICTS. OR AI'!'ARENT OMISSIO>IS ENCOUNTERED IN THE!IS DOCIJMENTS.
I
----1
, I
A-2 EXISTING FLOOR PLAN AND DEMO PLAN
:I:
1-
3. CONTRACTOR/ O'MIER SHALL INSTAI..L A BACKWATER VALVE AND SewER REUEF 1/E'IT PRIOR TO FINAl.. I .I A~ BUILDING ELEVATION8
z
z ..Jw
.I I
A-t BUILDING ELEVATIONS
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4. ALL LANDSCAPED AREAS AND I OR FENCES SHALL BE CONTINUOUSLY MAINTAINED BY THE PROPERTY OWNER. ANO
A1..L Pl.ANTMATER"-LS &AREAS SHALL BECONT!Pf.JOUSLY MAINTAINED INA LTTER-!'REE, WEED-FREE, HEALn<Y,
GROWING CONOmON. A-7 PROPOSED ROOF PLAN c..J
5. MANUFACTURERS' INSTAUATION I OPERATION INSTRUCTIONS FOR A1.L FIRE ASSEMBLIES. MECHANICAl EQUIPMENT,
&RElATED PRODUCTS (E.G. DOORS, \\lNI)()VI'I;, OAMF'ERS, ETC.) S....U. BE, UPON COMPLETION OF THE PROJECT,
A~ STREET PROFILE
<C :eo
0~
.C) w;:
FURNStEO TO TtE BUILDING OWNER J OCCUPANT.
a:: en
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6. 8EPARA1E PERMIT SUSMITTALS AND APPROVALS ARE REQUIRED FOR THE FOLLOW!~: PROPANE TANK AND GAS
LINES, FIFE SPRINKLERS. SEPT1C SYmMS, SITE RETAINING WALLS, PRE-MANF. ROOF OR FLOOR TRUSSES. POOLS,
SPAS AHO DoMESTIC WATER SYSTEMS.
-x:
7. THE GENERAL CONTRACTOR SHALL 8E RESPONSIBLE FOR MAINTAINING ACCUAATE Of' AI..L SUBSTATIVE RE111SIONS.
suesrmmoNS, & CEl.ETIONS DURING THE ENTR CONSlRUCTION PROCESS, & SHALL FURNISH THE PllOJECT
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ENGINEER/ DESIGNER SAID INFO. CLEARLY MARKED ON A SINGLE SET OF ASeeOilT PRINTS.
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6. AT TIME OF PERMIT ISSUANCE, TH GENERAL CONTIW:TOR SHALL HAVE EVlDENCE OF CURRENT 'AORKMANS
COMPENSATION INSSURANCE, CURRENT COimtY OR CrTY BUSINESS LICENSE, COtlmACTOR'S STATE UCENSE OR
POCI<ET IO,AND If AGEHTOFlHE CONTRACTOft. ANOTORIZED LETTER OF AllmORIZATION.
RECEIVED -W
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9. IF, DURING THE COURSE OF ~STRUCTION. CULTURAL, ARCIEOLOGICAL, HISTORICAL. OR PALEONTOlOGICAL
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RESOURCES ARE UNCOVERED, VliORK S....U. 8E HALTED IMMEOIAlnY WiiN 50 ME"TORS Of' THE FINO UNT1L A
CUAUFIED PROFESSIONAL ARCHAEOLOGIST CAN EVAI.UATE IT. \
10. APPliCABLE CODES: 201~BC, CMC, CPC, CEC, CRC, CENC TITlE 24, C... GREEN CODE& LOCAL
JUL: _2 5 2017 ~
.\,
ORDINANCES. .
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SAUNAS, CA. .13908
131-2266
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FOUND 3/4'. IRON PIPE, PLS 8368 ..,_.....,__v.oo..,.o_reNC<...,_....,..._ WOOD FENCE
(UNLESS NOTED OTHERWISE)
~--- 'MRE FENCE
0 SET 3/4' IRON PIPE, PLS 8368
(UNLESS NOTED OTHERWISE) - - - - IRON GATE
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(UNLESS NOTED OTHERWISE)
BOI.I.ARO
PIUAA
- - - - R E C O R D BOUNDARY
-=iiiE::iiii::::::-. BLCCK RETAINING W.OU
- - - - - - RECORD RIGHT OF WAY
- - - - - - RECORD LOT UNE '
~~ ROCK RETPJNING WAil
- - - - - - - RECORD CENTERUNE
====>=== STACKED BLOCK WAILL
- - - - - - - - - RECORD SETBACK
~ DISABLED f'ARKING
10 JO 40
- - - - - OLD RECORD LINE
- - - : - - - - STANDARO PARKING STAILL w~'"
.,,":-
ASPHALT CONCRETE
PROJECT BENCHMARK
CRAWL SPACE
VEGETATION FLAG (BY OTHERS)
------STEP
CONCRETE PAD OAK
PALM
EUV-61 .5
MAY NOT NECESSARILY BE SHOWN.
WATER NETER
.. TREE
SPOT ELEVATION
TREES SMIILLER THAN 6"1N DIAMETER MAY NOT BE NECESSARILY SHOWN.
DIRECTION OF GROWTH liND DRIP LINE SHAPE TO BE VERIFIED BY 01HERS .
- -
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4"
STREET LIGHT
LAMP POST RECORD DESCRIPTION:
William W. Moritz
BY
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L u:c I D 0
GAS UNE
LOT9. BLOCK "X" VOLUME I. C&TPAGE451/2
SURVEY 0 R S
Ill"" GAS t.IETER Boundary and Construction Surve~ Topographic and Plonimellic Mopping
- - -r- - - TELEPHONE UNE APN 01().279.Q0.4 ALTA Surveys and GIS Database Management Land Planning and Consulting
I
ors TELEPHONE STANDARD 2 Soucllo Avenue info@lucldosurveyors.com
*
\_. DEL REY OAKS. CMIFORNIA 93940 1831) 620-5032
- - -rv- - - CABt.E TELEVISION UNE I
CABLE TELEVISION 80~ SCALE 1"=10' PROJECT No. 1562 DECEMBER 2015
38
ONE SHEET ONLY
REVISIONS BY
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PRODUCT DETAILS
191/2~nigh,11.'Nide;Gtends12,WfromtheWal
Keep your pMicl or J)OfCh. Peuanttv illuminated with thit indu.trilll .v.-ltrge outdOOf wal
'igtrt from Kichler. Made trtwn we~ ztl'lt: finllh 1tumintR, 'tna hlndsoml! Ugh1 fMrure8 a
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