CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

September 14, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, Community Planning and Building Director

Submitted by:

Matthew Sundt, Contract Planner

Subject:

Consideration of Final Design Study (DS 16-240) for the demolition of an

existing residence and construction of a new single-family residence located
in the Single-Family Residential (R-1) Zoning District.

Recommendation:
Approve the Final Design Study (DS 16-012) and associated Coastal Development Permits subject to
the attached findings and conditions.
Application:
Block:
Location:
Applicant:

DS 16-240
APN:
010-165-004
143
Lot:
15
San Carlos Street, 6 NW of Santa Lucia Avenue
Claudio Ortiz/Agent-Designer
Property Owner: Robert Freeman

Background and Project Description

The applicant has submitted plans to demolish the existing single-story residence on the subject
property in order to construct a new two-story residence. The residence includes 1,384 square feet
on the main level and 216 square feet on the upper level. A 200 square-foot detached garage is
proposed in the front yard setback. Finish materials include cement plaster exterior, Carmel stone
chimney, red clay barrel tile roofing, copper gutters and downspouts, wood windows and wood
doors.
This applications was reviewed by the Planning Commission on August 10, 2016 and continued with
a request for changes. The Planning Commission was supportive of the overall design concept, but
recommended that the applicant revise the floor layout to mitigate the potential impact to trees.
The applicant has revised the design to comply with the requested changes as discussed in the
following section.

14

DS 16-240 (Freeman)
September 14, 2016
Staff Report
Page 2

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations

Allowed

Existing

Proposed

Floor Area

1,800 sf (45%)

NA

1,800 sf (45%)

Site Coverage
Trees

556 sf (0.22 + .04%)

3 Upper /1 Lower
(recommended)

NA
1/8

556 sf (0.22 + .04%)

1/7 (1 buckeye to be
removed)

Ridge Height (1st/2nd)

18/24

NA

12/22

Plate Height (1st/2nd)

12/ 18

NA

8.5/18

Setbacks

Minimum Required

Existing

Proposed

Front

15

NA

36

Composite Side Yard

10 (25%)

NA

Min: 10.0 ft (25%)

Minimum Side Yard

NA

Min. North Side: 3

Min. South Side: 3- 4

Rear

15

n/a

Min: 5 1

Staff Analysis
Previous Hearing: The Planning Commission recommended that the north wing of the proposed
residence be relocated out of the 6-foot root zone of three oak trees. The applicant has complied
with this request and reconfigured the floor plan. The Commission recommended that the
detached garage be shifted back a few feet from the front property line. The applicant has shifted
the detached garage back 2 feet.
Other Project Components:
Privacy & Views: Staff does not identify any new view impacts associated with the revised plan.
The relocation of habitable space from the front area of the property to the rear area does not
include a second floor and will not change the visual/privacy relationship between the proposed
residence and the existing residences to the west, north and south, because of an intervening
building to the west, a one-story structure to the north and a backyard area to the south that has
no habitable structure in proximity to the proposed new residence. With regard to privacy, staff
notes that the adjacent neighbor to the north has second floor windows that overlook the subject
property. Window placement on the second floor north building elevation (shown on plans as

15

DS 16-240 (Freeman)
September 14, 2016
Staff Report
Page 3

three arched windows with each 1 x 2) has not changed from the previous plan reviewed by the
Planning Commission; the window placement and size were vetted with the neighbors. A new
window and new patio door are proposed on the first floor of the north elevation, but these are
not anticipated to be of concern relative to privacy on account of them being on the first floor.
On the south side of the subject property is a residence with one window on the north building
elevation that overlooks the middle section of the project site. Review of the revised plans
indicates that windows are to be off-set from the adjacent neighbor to the south. As shown on the
revised plans the south elevation windows flanking the chimney are larger and the two second
floor windows are replaced with one larger window with wood shutters. Staff does not anticipate
any privacy impacts associated with the revised project plans.
Mass & Bulk: Staff reviewed the revised plans and note that the two-story element remains in its
previously proposed location in the rear half of the property and uses the minimum required
composite side-yard measurements and setbacks from trees to create a varied setback, which
creates an appropriate human scale, and avoids mass and bulk. With regard to mass and bulk, in
staffs opinion, the proposed revised plans meet the objectives of Residential Design Guidelines 7.1
through 7.6.
Building Form & Finish Materials: The proposed design includes a two-story residence with a
detached garage. The gable roofs all have a pitch of 7:12, with four rooflines facing the street
(east), seven rooflines on the south and six rooflines on the north building elevations. There are
five roof lines on the west elevation. In staffs opinion, the roof design is simple and complements
the building style and neighborhood context.
At the August 10th meeting the Planning Commission requested that the applicant reduce the
amount of stucco by incorporating additional natural materials. Although no specific information
was provided by the Planning Commission, their request is interpreted to mean that some kind of
stone, wood or other material be added to the exterior in order to reduce the amount of stucco
surface. Review of the revised plans indicates that the area of stucco surfacing was not reduced.
Staff notes that the proposed residence does include a clay-tile roof, a stone chimney, and unclad
wood doors and windows. In staffs opinion, there may not be a need to incorporate additional
natural materials. Nevertheless, the Planning Commission has the option to make specific
recommendations for revisions.

16

DS 16-240 (Freeman)
September 14, 2016
Staff Report
Page 4

Garage & Driveway: The proposed garage is 200 square feet in size and has architectural elements
similar to that of the house that includes the same roof pitch, and exterior colored cement plaster
exterior. As requested by the Planning Commission, the garage was moved back 2 feet from the
front property line. Pavers are used for the driveway. However, in staffs opinion, so that there is
greater variety in driveway types on San Carlos Street, the proposed driveway should be of the
tire-track variety with landscape between the tire-tracks. There is currently a preponderance of
paver type driveways on San Carlos Street and this is an opportunity to provide variety.
Fences: The Citys Municipal Code restricts fence heights to a maximum of 4 feet within the front
setback and 6 feet behind the front setback. The applicant is proposing a new 6-foot high paling
fence along the side and rear property lines and a 4-foot tall redwood grape stake fence on the
front property line. Refer to Sheet 9 of Attachment C for materials list.
Exterior Lighting: The applicant is proposing lighting fixtures as shown in Sheet 9 of Attachment C.
Staff notes that the Planning Commission encourages down-lit lights instead of the lantern-style to
be more in conformance with the Residential Design guidelines; down-lit fixtures are proposed by
the applicant.
Landscape Plan: The applicant has provided a landscape plan shown in Sheet 9 of Attachment C.
The landscape plan depicts site coverage elements including a sand-set paver driveway, a sand-set
Carmel stone front walkway and front patio. Two additional small sand-set Carmel stone patios are
to be located on the south side of the proposed residence. The applicant will apply for a tree
removal permit to remove the existing California Buckeye.
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.
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 Findings for Approval

17

DS 16-240 (Freeman)
September 14, 2016
Staff Report
Page 5

Attachment B Conditions of Approval

Attachment C Project Plans

18

Attachment A Findings for Approval

DS 16-240 (Freeman)
September 14, 2016
Findings for Concept Acceptance
Page 1

FINDINGS REQUIRED FOR DESIGN STUDY APPROVAL (CMC 17.64.080 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.

19

DS 16-240 (Freeman)
September 14, 2016
Findings for Concept Acceptance
Page 2

8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive
in context with designs on nearby sites.

9. The proposed exterior materials and their application rely on natural materials
and the overall design will add to the variety and diversity along the streetscape.

10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement the
character of the structure and the neighborhood.

11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.

12. Any deviations from the Design Guidelines are considered minor and reasonably
relate to good design principles and specific site conditions.
COASTAL DEVELOPMENT FINDINGS (CMC 17.64.010.B.1):
1. Local Coastal Program Consistency: The project conforms to 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.

20

Attachment B Conditions of Approval

DS 16-240 (Freeman)
September 14, 2016
Conditions of Approval
Page 1

Conditions of Approval
No.

Standard Conditions

1.

Authorization: This approval of Design Study (DS 16-240) authorizes 1) the

demolition of an existing residence, 2) the construction of a new 1,600 square
foot residence and, 3) construction of a new 200 sf detached garage in the front
yard setback.

2.

The project shall be constructed in conformance with all requirements of the

local R-1 zoning ordinances. All adopted building and fire codes shall be
adhered to in preparing the working drawings. If any codes or ordinances
require design elements to be changed, or if any other changes are requested at
the time such plans are submitted, such changes may require additional
environmental review and subsequent approval by the Planning Commission.

3.

This approval shall be valid for a period of one year from the date of action
unless an active building permit has been issued and maintained for the
proposed construction.

4.

All new landscaping, if proposed, shall be shown on a landscape plan and shall
be submitted to the Department of Community Planning and Building and to the
City Forester prior to the issuance of a building permit. The landscape plan will
be reviewed for compliance with the landscaping standards contained in the
Zoning Code, including the following requirements: 1) all new landscaping shall
be 75% drought-tolerant; 2) landscaped areas shall be irrigated by a
drip/sprinkler system set on a timer; and 3) the project shall meet the Citys
recommended tree density standards, unless otherwise approved by the City
based on site conditions. The landscaping plan shall show where new trees will
be planted when new trees are required to be planted by the Forest and Beach
Commission or the Planning Commission.

5.

Trees on the site shall only be removed upon the approval of the City Forester or
Forest and Beach Commission as appropriate; and all remaining trees shall be
protected during construction by methods approved by the City Forester.

6.

All foundations within 15 feet of significant trees shall be excavated by hand. If

any tree roots larger than two inches (2) are encountered during construction,
the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If
roots larger than two inches (2) in diameter are cut without prior City Forester
approval or any significant tree is endangered as a result of construction activity,
the building permit will be suspended and all work stopped until an investigation
by the City Forester has been completed. Twelve inches (12) of mulch shall be

21

DS 16-240 (Freeman)
September 14, 2016
Conditions of Approval
Page 2

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 4,000-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.
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 and shall be no closer than 10 feet from each other.

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.

NA

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,

9.

22

DS 16-240 (Freeman)
September 14, 2016
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.

NA

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.
An archaeological reconnaissance report shall be prepared by a qualified
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.
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

19a.

19b.

NA

23

DS 16-240 (Freeman)
September 14, 2016
Conditions of Approval
Page 4

20.

21.

22.

significant, prior to resumption of work, a mitigation and monitoring plan shall

be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
Prior to Building Permit issuance, the applicant shall provide for City
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
All conditions of approval for the Planning permit(s) shall be printed on a fullsize sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions

NA

The applicant shall apply for a Tree Removal permit to remove the existing
California Buckeye prior to final Planning Commission review.

*Acknowledgement and acceptance of conditions of approval.

______________________________
Property Owner Signature

___________________________
Printed Name

__________
Date

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

24

Freeman Residence
New Single Family Residence
Carmel, California
A.P.N. 010-165-004-000
BLOa<: 143

LOT(I): 21

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EAST ELEVATION

PROJECT DATA
LOT SIZE
ZONING
A.P.N.

ADDRESS

FlOOR AREA
F.AR AI..LOWED

PROPOSED
MAIN LEVEL
UPPER LEVEL
DETACHED GARAGE
TOTAL (E) GROSS FLOOR AREA:

SCOPE OF WORK

SHEET INDEX

4,000.0 SQ.FT.
R-1
01D-165-DQ41.
LOT(a): 21
BLOCK: 143
1.800.0

s.r.

45.0l'l

1,384.0 s.F.
216.0 S.F.
200.0 S.F.
1,800.0 S.F.

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1. COVER NOTES
2. TOPOGRAPHIC SURVEY
3. PROPOSED SllE PLAN
4. MAIN LEVEL FLOOR PLAN
5. UPPER LEVEL FLOOR PLAN
6. ELEVAllONS MAIN 0\\ELLING
7. ROOF PLAN & GARAGE ELEVATIONS
8. WINDOW & DOOR SCHEDULE
9. PROPOSED MATERIALS
10. STREETSGAPE PLAN
L1. LANDSCAPE PLAN

1. DEMOUllON OF A 1,085.0 SQ.FT. SINGLE FAMILY DWEllJNG AND

A 735.0 SQ.F'T. WOOD DECK.

2. CONSTRUCllON OF A NEW SINGLE FAMILY DWElliNG WITH A
DETACHED GARAGE.
3. PROPOSING 556.0 SQ.F'T. OF HARDSCAF'E

VICINITY MAP

SITE COVERAGE
LAND CO\RAGE AI..LOWED

396.0 SQ.FT.

22.0" of F'.A.R.

BONUS SITE C011ERAGE

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LANDING 2
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11.0 SQ.FT.
18.0 SQ.FT.

TOTAL IMPERVIOUS COVERAGE

50.0 SQ.FT.

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ENTRY WAIJ<WAY
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TOTAL GROSS COVERAGE

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501.0 SQFT.

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ANY ACCESSORY BUILDINQ MAY NOT BE ll!GfR 1!iAN 11H'EET
ABO~ n;e: GROUND AND MAY NOT EXCEED ~WATTS
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OF LANDSCN'E UOHnNG IS lll SAFETY ILWWINATE WAIJCWA'I'S
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San11:a Lucia Avenue/ San Carlos Street,. Carmel, Ca
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AND PAINTED. SEE ELEV.
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60.0 SQ.FT.

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TRASH AREA

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CAAMEL. STONE SET ON SAND.

ENCL.OSED BEHIND
4FT TALL WOOD FENCE

DRIVEWAY

18.0 SQ.FT., PAVERS SET ON SAND.

SITE COVERAGE

LEGEND

IMPER'IIlOUS COVERAGE
LANDING
LANDING
LANDING
LANDING

PRCPER'TY UNE
Mlri st1BACK5
BUILDINGS iO BE
ElCISllNC:

REI.IO~

iO

REMAIN

HOSE BIB
UCHT AXl\R, SEE
91EET 9 RlR SPEC'S

1
2

::l

11.0 SQ.FT.
11.0 SQ.FT.
18.0 SQ.FT.

oz

50.0 SQ.FT.

(/)_J

W<(

TOTAL IMPERVIOUS CO\IERAGE

ENlRY WAU<WAY
SOUTH PAllO 1
SOUTH PAllO 2
SOUTH PAllOS 3
DRIVEWAY
TOTAL PER'IIlOUS COVERAGE
TOTAL GROSS COVERAGE

oa..

PERVIOUS COVERAGE

95.0 SQ.FT.
236.0 SQ.FT.

so.o sa.n.

45.0 SQ.FT.
16.0 SC.FT.
4!56.0 SQ.FT.

508.0 SQ.FT.

uuw

( IN FEET ) 1/4 inch

CL

Jt,
'

= 1 ft.

GRAPHIC SCALE

0~

0:::_

Q_(/)
SCALE:

1/'-' - ,.

27

"

36"0

ci:l

e-e

15'-4"

11'-4-"

211-0"

22'-0"

ROOM NOTES

KEY NOTES
(]] PUU.-aJT PlfllRY, FUll. HEIGHT

[I)l'c&!!J-tftw~~-~ FtiR
(J] KITiliEN 111HK W/GIJ'8H1f DISPOSAL
(!] OISHIMSHER SPACE
[S]~mw~~
[[j~TERTCP

Li]UI'!'EIIColliljET'S

(ID IIIC!tDWA-APPLIANCE

r;NWZ.

U%-WAKER.

~ONE'' ROD ot1E SHELF

m~~IWl!Us

IHJF1REP!.ACE:3D"ISClkiRN

IIQ!)~~f:_~

ti]l HEAR'!Ho LINESTONE

ONE PIECE

[jliTAI:!CDl w.r.!IIR DR'Im

!mil ~J. ffi

[ill] ~ffll~--lN

li]Jn.a

[@~~vJ'-e"

Iilli r~ 1~.:0"

~~~~o~a'-2"
~~tl~'l:i~-4'

I:I1]I Wx 1!~0"

!llil EII.!LT-IN GAS FIIIEPlACE

[[J~~~JIJ

[QI~~ 13'-10"

lmMR!o~ ~ VNfN loi'!H

[Q1J ~-W.-~'?-(]"

[j] SHOWER
~ BUILT~ IKXII8!IF

FlOOR AREA

(j]iJ~~~
[ITQj ~~ xCl?-if
ClOSET

DETACHED GARAGE
TOTAL (E) GROSS FlOOR AREA:

<C

W...J

0
DENO!ES DOOR NUMIIER, IS OOOR SIHDI.U:

-Cl...

1,800.0 S.F.

0
00

IIBI~t~-~
[i]]l ~~~ 19'- 4"

IIOIOTOS WINDOW Nl.llotllill, !iEi: YIINCOW 9CHlDIJl.

<C
z_J

~0::::

~~!?x~

0
G

1,384.0 S.F.
216.0 S.F.
200.0 S.F.

MAIN LEVEL FLOOR PLAN

UPPER LEVEL FlOOR PLAN

u u u

C/)l.J....

o_J
a...w

10
I

15

0>
et:::w
Q..._j

I
SCAlE:

1/4" - ,.

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

GRAPHIC SCALE

28

23'-10'
18'-0'

7'-10'

,----- -------,
I

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

I
1

II
I

BATI-1-TWO

[202]

I
I

35.1 SQ.FT.

I
I

LANDING-HALL

~~.~

~{@

(
)

I
I

I
I
IL_____ _ _____ l
I

I
I
I

I
I
I
I

I
I

L------ --- -- -- - -

I
I

I
I

I _____ _ _ _ __ _ _ _ __ ____ _ _ __ ____ _ _ j I

L

12.'-e

KEY NOTES

ROOM NOTES

FLOOR AREA

ma~h.IYY~~ ~"'

~~~.~0'
!ZIDI~xo/'-4
IZQ2 ~~-WO

NAIN LEVEL FLOOR PLAN

eUPPER I...E\'EL FlOOR PLAN

~ . .-~IGHV.WTYllllH

[l] iliDIIm

PfR ~

[!ji!IJl.l-tN CAIIINE'I', - HElQH

(5} ONE 2' ltCO ONE SHELF

DETACHED GARAGE
TOTAL (E) GROSS FLOOR AREA:

1,384.0
216.0
200.0
1,800.0

S.F.
S.F.
S.F.
S.F.

O::<(

W_J
o.._o.._
(L

~~NttJ~WAY

::>0:::
0

00

~ T.1Nl0'11 ~UI!IIIER.

DEliOitS DOCII NUWBER, !lfE OOOR SHDIJI.E

~NDOI'I iiCHEDUUi:

uuw

W--'
cnu...

o_j

O....w

0>

10

15

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

GRAPHIC SCALE

o::w
Q..._j
S1:oO.L:

1/4'- ,.

29

KEY NOTES
[}]ROOF: 7:12 PITCH, CLAY BARREL TILES

[l] RAFTER

------------------- ----- - ---------- -------- ---------------- - -RIDGE at

118.2'

[ij SIDING:

,..
I

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

,.,.,

D
D

RIDGE: at 118.5'-

"'I

'N

PLATE at 116.1'-

l1~

...
@

t--

1-

r-

,___

rs- ~~~

----------

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

-- PLATE

.!,

' "" ",.,._~ - - - - - - - - - - -- ------------~-~~~~~~~~~~~~~11111111 _____ ----~

..-- - - - - ---- -

'

[Q) :OJ:sSHUTTERS

--

~
i=:.-

f!!!!!!'22

~~~

jl!;;;:

-- -

tr- - ---------

PLATE at 106.2

J
~

...
I

- F.F ot 97.0'

F.F' at 97.0

WEST ELEVATION

24 FT, TWO STORY

GLASS

\'11TH WROUGHT IRON

- F.F at 97.0'

~
-

"""

;::;-- r-' i!i!j

~

r- r-

~
f-

~~

.,;1

RIDGE at 118.2'

-RIDGE at 118.9'
I

- PLATE at 114.0'

- RIOGE at 108.5'

:.,
I

'N

- PLATE at 106.1'

~ tD

EAST ELEVATION

+-

~ ~
'-

ciS

;),

i__

,.,'b

'b

F.F at 97.rf --- ---------------

18 FT, S1NGLE STORY

[1j UGHT FIXTURES: COPPER, OBSCURE

jj]] AVERAGE NA TURAI. GRADE 97.8 FT.

b
lD

-RIDGE <lt 110.3'

-PlATE <lt 105.0'

r-----rn

RIDGE at 111.9 -

---------

at 105.0'

~ GRADE: ~ERE OCCURS

at 114-.1'

,_,

'"'" "'"'"-

lfQI SI<YUGMT 24XJ8

[1J HElGMT UliiiT UNE:
[f2l HEIGHT UliiiT UNE:

~~~

- - - - - - - - - - --RIDGE at 118.2'

!.;>
;.,

RIDGE at 117.0'-- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -

PLATE at 113.6'-

SPOUT.

;::;-- r-'

~D D

118.2'-1-------------------------------~
----

[]] g~~~s ~~~ _:gu3r~ 1 ~0~~ ~~D

==

NORTH ELEVATION

at

[] ENTRY OOOR: 3-IN lHK MAHOGANY STAINED

(1] CHIMNEY: STONE \ot::NEER, CLAY TILE VENTS

- RIDGE at 11 O.J'

- - - - - - - - - !.- -PLATE

RIDGE

at 114.0'

"'~

~m..

1lo

F.F at 98.2'

- PLATE

[[} CORBELS: 8X6 ROW SHAPED

'J1J;!?

--

'N

- --------

STONE VENEER AT CHI..NEY

[]] WINDOWS A: DOORS: WIDOD

TAILS: 4><8 SHAPPEO REDWOOD RAFTERS

SIDING: CEMENT PLASTER

F.F at 97.0'

-~

((I

((I

RIDGE at 118.2' -

C7)

PLATE at 114.1'-

-RIDGE at 108.5'

-PLATE at 1De.l'
PLATE

at 105.0'-

(/)

0
W'-'O
(f)Zo-~

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

SOUTH ELEVATION

a..._J<(

-F.F at 97.0'

uuw

10

15

( IN Fm' ) 1/4 inch = 1 fl

GRAPHIC SCALE

old>
0:::3:~
a... ow
SCALE: v~

- ,.
30

KEY NOTES
OJ ROOF:

7:12 PITCH, CLAY BARREL TILES

I]] SIDING: STONE VENEER

I]] WINDOWS &I DOORS: WOOC

GJ g~~ ct~: ::uJT_:_ 1 ~.ot~: ~~o

-sPOUT.

ruJ UGHT FIXTURES:

[]) ~~cgd~OR:
[ZJ GATE:

COPPER, OBSCURE GlASS

SWING-OUT CARRIAGE

WOOD, 3-IN. THK.

[]) GRADE: WHERE OCCURS

rn:J AVERAGE NATURAL GRADE 97.8 FT.

RIDGE

at 107.9'--

PLAlE at 104.2' --

SOUlH ELEVATION

KEY NOTES
[j] OOWNSI'OUT5
(1] GU~S W/ 2ll SLOPE
[l) CHIIIIEY
[!) SKlUGifn 24-xJII

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

[[) I!OOf' UNE 910\IN 'lila< Slli.JD UNE

3.5:12
SHm ROOF

[[) I!UJ~O F'OOlPRINT SHOWND THIN D,t,SHED UNE

LEGEND

SLOP OIRECliOI'I
ARROW

7:12
ROOf UNE: PROPOSED
'!HICI( DASHED LINE

RIDGE 0 110.3

GUTTERS

DOWNSPOUlS
W/2ll SLOPE

SHED ROOF
3.&,2

II
I
I

II
( IN FEET ) 1/4 inc~

1 ft.

GRAPHIC SCALE

15

L----

II
I

l
I
I
I

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

SCALE: 1/4" - 1'

31

Window Schedule

Window Elevations Types

-

_j
_j

w
3=

~
~

:,.

"'

~
tO

---- - ---- - - - B

NO.

<t:

ANI!IHED
fLOOR

~z

:c

::1

7'-4"

3'-B"

3'-8"

LOCATION

POimER ROOM
2,3
STAIRS
4
KITCHEN
BA1HROOM ONE
5
6
MASTER BA1HROOM
7
MASTER BATHROOM
8
MASTER BATHROOM
9,10
MASTER BEDHROOM
11
UVING ROOM
12,13 UVING ROOM
14
POWDER ROOM
15
GARAGE
16,17,18 STAIRS
24,25
19
BATHROOM TWO
20,21 BEDROOM 1WO
22,23 BEDROOM 1WO

~
A

8
c
D
E
F
G
H
I
J

K
L
M
N

F'

2'-6"
5'-4"
4'-0"
2'-7"
1'-6"
2'-6"
7'-4"
2'-0"
2'-o
2'-s
1'-8"
2'-6"
1'-o"

--------~ -- ~f

----- - -- 1- --~-

----------i-- - __ ______ i __ _

- ---- - --- - - p

4'-0"
s-o
6'-o"
4'-7"

X 3'-0"

x 2'-o

WOOD-UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD

p
p
p
p

p
p
p
p
p

p
p
p

p
p
p
p

REMARKS
CASEMENT
FlXED
CASEMENT
CASEMENT
CASEMENT
CASEMENT
FlXED
CASEMENT
FlXED
FlXED
CASEMENT
CASEMENT
FlXED

YES
YES
YES

CASEMENT
CASEMENT
CASEMENT
CASEMENT

YES
YES
YES
YES

YES

YES
YES
YES
YES

YES
~s

NO
NO
YES
YES

~s

~s

YES

YES
YES
YES

2. S<HDI COLOR 10 BE SPECIFIED 8'1 QJE)IT

GOIERAL CONlllACTllR 10 'IERIFY THE WINDOW ORDER
AND ROU~ FRAMING \liTH THE DESIGNER/ARCHI1ECT
PRIOR TO PLACEIIENT Of THE WNDOW CRD1!.
4. THE WINDOW loiANUFAClURER WILL SUPPLY SHOP
DRAWNCS I'M SPECIAL WINDOWS (O\RSI2E,ETC.)
FRO REVIEW BY CODG, Inc.
5. M'PlY SI!W. KRAFT PAPER AROUND ALL ElCmtiOR
OPENING.

G. PROVIDe: CONTINUOUS CA\JLK AROUND ALL \IlNDOW

OPENINGS WITH G.E. SIUOONE AlR'IUC,
Pill'13.1Lf1DE OR ~Ell!ANE AS REQUIRED.
7, AU. WANUFAClURED WINDOWS TO BE CEIHlFIED AND
I.ABELED loiEtliNG STANDARDS USTED IN TAll. 2-83V
nn.E 24.
8. EXTE~OR WINDOW fiNISH TO BE SEALED, U.N.O.
G. WINOOW WOOD UNITS TO BE RECEIWO
10. ALL OPERABLE WNDOWS TO HA~ SCREENS.
AS SPECIFY BY CliENT.

'1tS
NO
NO
YES
YES
NO

YES
NO
NO

YES
YES
YES

YES

YES

1. FOR HINGE LOCATION &

OPENING SWING DIREC110N
SEE ELEVA110N SHEETS

12. SING!i PANE LAWINATED CUSS

Of

~~:':i~;~:-~GLAn:;~)I:LA2JNQ

SEC. 2o401 & TAI!l 2403.2.1

13. PER THE ENERGY CODE ALL 'MNDCWS ARE
TO BE Cl.A21NG AS DUAl PANE.
14. WINDOW JAioiS 10 BE :5-1/2-IIICHES WITHOUT EXlESION JAilS
AND OEI.JVERID WI'TH EXTERIOR MlOD SIU.S CNlY. (U.N.C)

NO.

i"""' /

1
2
J

/
C)

\
/

ARE THE ROUGH OPENINGS

SEE ELEVATlON SHEETS

Abbreviations

Symbols
WINDOW
REFERENCE

0_

N/A - - NOT APPUCABLE

G.C. - - GENERAL CONTRACTOR
p
- - PAINT
ST - - STAIN
F1F" - - FACTORY FINISH
I.D. - - INlERIOR DESIGN
- - SEALED
MFR. - - MANUFACTURER
FIN. - - FINISH
NAT. - - NATURAL

WINDOW
NUMBER

''

2. ALL WINDOW DEMENSIONS

Door Schedule

3'-0"

YES
YES
NO

MANUFACTURE:
ADDRESS:
CITY, STA1E, ZIP:
PHONE:
FAX:

e'-o"

HEAD

YES
YES

YES
YES
NO
YES
YES

HEICllfTS.

n'PE 1 - TEMPERED GLAZING

PER C.B.C. 2-406.4

Door Elevations Types

J'-o"

II)

YES
NO

Hardware Manufacture:
FINISHED

DETAILS
THRESHOLD JAMB

0::

'1tS

11, SEE EXTERIOR 1.VATIONS FOR ALL \IlNDOW HEAD

Glazing Legend

ADilRESS;

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

DETAIL SHEET

i5
1.&.1

Note:

SME1Y GLAZING (lDIPER1) OR LAIIINAi!D)

AS REQUIRED PER C.B.C.

CITY, STATE, ZIP:

PHONE:
FAX:

WOOD SHUTIERS WI"TH

WROUGHT IRON HINGES
-

X 4'-1D"

Manufacture:
Window
t.IAN\JFACTURE:

mJ

i';.,

P~OVIDE

3.

mlj.
----- ------- - -0

1.

WOOD-UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD
WOOD UNCLAD
WOOD-UNCLAD
WOOD UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD
WOOD UNCLAD

2'-B" x 1'-8"
2'-6" X 3'-8"
2'-0" X 3'-2"

Window Notes:
FINISHED
FLOOR

zG:

4'-7"
5'-11"
3'-10"
3'-1!"
X 3'-8"
X 4'-B"
)(
x
x
x

fl!

X
X
X
X

ffi
15
0.

"

:I:

SIZE I
MATERIAL

1.&.1

I
\

_j
_j

3=

~z

<
::1

z
<(
~
3' 0"

4
5

6
7
8
9
10
11
12
13
14
15
16
17
18
19

.___

20
21
22
23

\o

;J,

,~, ~
II

24

LOCATION
ENTRY
ENTRV
BEDROOM ONE
MASTER BEDROOM
DINING ROOM
UVING ROOM
UVING ROO~
POWDER ROOM
COATS CLOSET
LAUNDRY ROOM
MASTER BEDRODIA
MASTER BA"THRODM
MASTER WATER CLOSET
MASTER CLOSET
BEDROOM ONE
CLOSET ONE
BA1HROOM ONE
LANDDING
BA1HRODM 1WO
BEDROOIA TWO
CLOSET TWO
GARAGE
GARAGE
ENTRY WAU<.WAY DOOR

LLJ

~
A
A
B

D
D
E
F
E

G
E
E
H

G
I
E
J
E
E
I(

L
M
F

i
z
G:

SIZE~

MATE IAL
3'-D" X 6'-8"
3'-o X 6'-B"
PER 2'-6" X 7'-0"
PER 3' -0" X 7'-0"
PER 2'-6" X 7'-0"
PER 2'-6" X 8'-0"
PER 2'-6" )( 8'-0"

2'-B" X 6'-B"
2'-2" X 6'-8"
2'-6" X 6'-8"
PER 1'-3" X 6'-8"
2'-5" X 6'-8"

2'-s" x s-e
PER 1'-0" X 6'- B"
PER 1'-3" X 6'-8"
PER 2'-J" X 6'-8"
2'-6" X 6'-8"
3'-0" X 6'-8"
2'-6" X !i'-8"

2'-s x s '-8"
PER 1'-B" X 6'-B"
2'-6" X 6'-1!"

a-o x 7'-o"
2 -1o" x

s-o

WOOD
WOOD
WOOD
WOOD
WOOD
WOOD
WOOD
WOOD
WOOD
WOOD
WOOD
WOOD
WOOD
WOOD

wooo

WOOD
WOOD
WOOD
WOOD
WOOD
WOOD

p
p
p

p
p
p
p
p
p
p
p
p

F'
p

p
p
p
p
p
p
p

REMARKS
GLASS, 3-INCH lHICK
GLASS. 3-INCH 1HICK
FULL GLASS FRENCH DOOR
FULL GLASS FRENCH DOOR
FULL GLASS FRENCH DOOR
FULL GLASS FRENCH DOOR
FULL GLASS FRENCH DOOR
FLUSHED / PANELED DOOR
F1.USHED / PANELED DOOR
PANELED DOOR
FWSHED
FWSHED
PANELED DOOR
FLUSHED
PANELED DOOR
FLUSHED
PANELED DOOR
PANELED DOOR
F1.USHED
PANELED DOOR
FLUSHED
FLUSHED
PANELED DOOR
FWSHED
PANELED DOOR
POCKET DOOR I FLUSHED I PANELED
FLUSHED I PANELED DOOR
FLUSHED I PANELED DOOR
FLUSHED / PANELED DOOR
F1.USHED / GLASS/ PANELED DOOR
ROLL UP
FLUSHED I PANELED DOOR

OUTSIDE
OUTSIDE
OUTSIDE
OUTSIDE
OUTSIDE
OUTSIDE
OUTSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
OUTSIDE
OUTSIDE
OUTSIDE

'rES

~c.
~

YES

YES
YES

'rES

~s

~s

~s

~s

YES
YES

'YES
'rES
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
YES
NO
NO

DETAIL SHEET

DETAILS

1HRESHOlD JAMB

HEAD

~s

NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
YES
NO
NO

10

10

I})

1010

IO~lii ~

LUI"i'lcbi~

~'fllfcr':S~
!!iU)t--t--r--25<

0:::

Door Notes:
1. PROWlE DEAD BOlT LDCICS ON ALL EXTERIOR DOORS. SD:
SQIEDUl FOR AOOillONAL REQUIREMENTS.
2. PROWlE PRIVACY HARDWARE FCR ALL BEDROOM A/Ill
BATHROOiollOCAliONS.
3. GENERAL CON1RACTOR TO CONSULT WITH OWNER fell
A001710NAL DOOR HARDWARE REQUIREt.IENTS.
4. ALL DOOR Cli.AZINO TO BE TEJ.IPERED GLASS.
15. ALL ElmRIOR DOOR QI.AZINO TO BE 5/B" INSULATED
lEMPERED ClASS.

a-o

Window Manufacture:
loiANUFACl\JRE:

ADDRESS<
CITY, STATE, ZIP:

PHONE:
FAX:

Hardware Manufacture:
IIANUFACl\JRE:

Note:
e. DOORS
1.
II.

8.
1Q.

BElWEEN CONDillCNED AND UNCONDillONED

SPACES TO BE FULLY flEAlliER !i!RIPPED.
GENERAL CONTRACTOR TO REIIIEW DOOR ORDER 1\lTH
ARCHI1ECT PRIOR TO DOOR ORDER Pl.AOEWEN'I.
DOOR HINGES TO BE 4.5"H.X4.5"W. DOOR 7'-0"
ALL DOOR TOPS AND BOTllllol TO BE SANCED, FINISHED.
A/Ill SEALED.
GARAGE: DOORS :
SEE SCHEDUl AND OOERJOR EI.E\IAliONS FOR
ADDITIONAL INFORt.IAliOM.

1. FOR HINGE LOCATlON &

11. THE DOOR FINISH TO BE:

EXltRIOR:
INTERIOR:

OPEN ING SWING DIREC110N

SEE ELEVA 110N SHEETS

MGSl

12. M: DOOR Slii.ES 10 BE PER PLAN

!'= ~~~llR.JfN~~lWit" 10 BE
LAMINATEO SINGLE lli.AZING PANE.

DOOR 0 - DOOR

NUMBER

Glazing Legend

ADDRESS;

CITY, STAlE, ZIP:

PHONE:
FAX:

TYPE 1 -

ARE THE ROUGH OPENINGS

SEE ELEVATION SHEETS

Abbreviations

Symbols
REF!RENCE

2. ALl WINDOW DEMENSIONS

TEMPERED GLAZING
PER c.e.c. 2406.4

N/A - - NOT APPUCABLE

G. C. - - GENERAL CONTRACTOR
p
- - PAINT
ST - - STAIN
- - FACTORY FINISH
F1F"
I.D. - - INiERIOR DESIGN
s - - SEALED
MFR. - - IAANUFACTURER
FIN. - - FINISH
NAT. - - NAl\JRAL

ZC/l

<(W
_j

3=:::)
oo
oW
z:r:
-U

3=(1)
SCALi: 1/4" - I'

32

~
'!:

I
I

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

DESIGNER FOUNTAIN
YES
BRONZE
10 WATTS

so
LED MODULE
6.5H X WW X 12.25

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

UN KNOW
N/A
BLACK
3 WATTS
200
LED MODULE
1B"H X 7w

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0

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w

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STONE VENEER
MANUf"ACTURE:
COLOR:
INSTALLAliON:

CARMEL STONE
NATURAL
COURSED AND
ROUGHLY SQUARED

DRIVEWAY PAVERS
MANUFACTURE:
COLOR:
INSTALLATION:

CALSTONE
OAK BARREL GRAY
SET ON SAND

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MATERIAL:
FINISH:
HEIGHT:

PATIO

FENCE B

FENCE A
REDWOOD
NATURAL
6 FT. MAX.

MAlERIAL:
f"INISH:
HEIGHT:

REDWOOD
NATURAL
4 n. MAX.

MANUFACTURE:

COLOR:
INSTALLAllON:

CAPITOLA BLUFF (SAND STONE)

NATURAL
SET ON SAND

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a_~
SCAIEl 1/4! - ,.

33

PROPOSED
EAST ELEVATION

FREEMAN RESIDENCE

EXISTING
EAST ELEVATION

FREEMAN RESIDENCE

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SCAL: 1tp:' - ,.

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100.00'

sgooo'oo"E

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6"T

6"T

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DW'M

MAIN DWELLING
SHOWN SOUD lHICK UNE
FF ELEV=97.0'
(ASSUMED)
LOT AREA=4,000 Sq. Fl

GARAGE

DRIVEWAY

----100.00'

UGHT KEY
PATH LIGHT, 3 WATTS LED, SEE FIX1URE "3" ON SHEET 13
MAY NOT BE SPACED CLOSER THAN 10-FEET APART

IRRIGATION SYSTEM

EXTERIOR UGHllNG NOTES

1. All EXm!IOR UGH11~G ATTAGHED 10 M IIAI~ BULDI ~G OR
ANY ~CCESSORY BUIUliNG ~~y NOT BE HIGHER lHAN to-FEET
AIBOV lHE GROOND AND loiAY NOT EXCEED 26-WATlS
~N~IlESl~cir ~~~T; La., APPROXIMAIUY J711 La!ENS)

2. LANDSCAPE UGH'TING loiAY NOT EXCEED 18-INO-IE:S

X!jOUND NOR MORE: lHAN 15 WATTS

ABO~

lHE:

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APART. LANDSCAPE UOHTINO MAY NOT BE USED fOR TREE.

FENCE OR ACCENT UGH11NG Of' ANY TYPE. lHE PURPOSE
Of' LANDSCAPE UGH'11NO IS 10 SAfElY ILI.IJMINAlt WALKWAYS
A1W EM'IRANCES 10 lHE ~B..ECT PROPERTY.
WAll.,

I'AN'TIS'IP!tCN~

I' El.ClRIC VALVCE

FlL'IER PLUS FIEGIJI.ATOII F'OR EM:H VIJ.V
EI.EC'TRIC CON"IROUEII
EACH F'I.ANT 10 liE ON DRIP SYSTEII

ALL PlNil!l at. BE I'UII1Eil W1H AIHFilRII

PLANT INDEX
No.

BOTANICAL NAME

<{

COMMON NAME

SIZE

1 GAL

AGAPANTHUS PETER PAN

ULY OF THE NILE

CISTUS DORIS HIBBERSON

ROCK ROSE

5 GAL

LAVANDULA SlOECHAS

SPANISH LAVENDER

5 GAL

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a..

<nll'llST 11111..1- BE

lllml lii1H SOL AT 2:1

SALVIA LEUCANTHA

MEXICAN BUSH SAGE

5 GAL

ROSMARINUS

ROSMARY

5 GAL

RHAMNUS CAUFORNICA

COFFEEBARRY

5 GAL

CAREX PANSA

CA MEADOW SEDGE

PACKS

PATH LIGHT, 3 WAITS LED SEE SHEET 9, DET.

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TAliS Fllll.0111NG IIN'llfM:l\ft lliiECnCNS.

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10

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

GRAPHIC SCALE

15

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I
SCALE: 1/4 - 1'

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35