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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

February 8, 2017

To: Chair Goodhue and Planning Commissioners

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

Submitted by: Matthew Sundt, Contract Planner

Subject: Consideration of Concept Design Study (DS 16-472) and associated Coastal
Development Permit for the construction of a new single-family residence
located in the Single-Family Residential (R-1) Zoning District, and
Archaeological Significance Overlay (AS) District.

Recommendation
Continue the application with a request for changes

Application: DS 16-472 APN: 010-125-016


Block: 4.5 Lot: 15
Location: Mission Street, 2 NW of Vista Avenue
Applicant: Claudio Ortiz Design Group Property Owner: Kenneth Wilson

Background and Project Description


The property is 4,000 feet in size and is undeveloped. The applicant has submitted plans to build a
2,024.4 square-foot, two-story, single-family residence in the Spanish-colonial revival/Modern style
of architecture. A 200 square-foot detached garage in the front yard setback is also proposed. The
proposed residence includes 1,103.8 square feet on the main level, 335 square feet on the upper
level, a lower level of 27 square feet, and a basement of 129 square feet. The basement includes
a patio on the south elevation and terracing on the west elevation that is connected to the patio.
New grape stake fencing is proposed on all property boundaries.

The construction of the home will require removal of 198 cubic yards of soil (cut) to
accommodate the lower level (page 13 of the plan set shows the area of cut). The proposed cut
will translate to approximately 25 one-way truck trips (based on 8 cubic yards per load).

144
DS 16-472 (Wilson)
Staff Report
February 8, 2016
Page 2

The project is in the Archaeological Significance Overlay (AS) Zoning District and is required to have
an archaeological report prepared. A report was prepared in 1995 for a previously proposed
project on the site; that report stands.

Staff has scheduled this application for conceptual review. The primary purpose of this meeting is
to review and consider the site planning, privacy and views, mass and scale related to the project.
However, the Commission may provide input on other aspects of the design.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:


Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf NA 2,024 sf 1


Site Coverage 556 sf NA 556 sf
Trees 3 Upper /1 Lower 10 Monterey Pine N/A
(recommended) 2 Monterey Cypress
Ridge Height (1st/2nd) 18/24 NA Max. 1st floor: 16
Max. 2nd floor: 22
Plate Height (1st/2nd) 12/ 18 NA Max. 1st floor: 9
Max. 2nd floor: 19
Setbacks Minimum Required Existing Proposed

Front 10 NA 25 (residence)
0 (detached garage)
Composite Side Yard 10 (25%) NA Min: 10

Minimum Side Yard 3 NA Min. South Side: 5


Min. North Side: 5
Rear 15 NA Min: 13 11 First Floor
Min: 15 3 Second Floor

Staff analysis

Sub-grade Patio: The applicant is proposing a basement space that includes a 194 square-foot sub-
grade patio off the basement bedroom. In addition, an attached terraced area on the south side of
this patio adds another 76 square feet of cut; the total area combined is 270 square feet.
1
This square footage is broken down above under Background and Project Description.

145
DS 16-472 (Wilson)
Staff Report
February 8, 2016
Page 3

Although the California Building Code requires an external egress for bedrooms located in
basements, the proposed sub-grade patio is significantly larger than the minimum required for
egress (a minimum of 9 square feet exclusive of retaining walls is required). The plans indicate the
sub-grade patios retaining walls will be from nine feet to seven feet in height as measured from
the sub-grade patios finished floor.

The Citys Municipal Code (CMC 17.10.030.A) permits a maximum of two stories and a height of 24
feet. In addition, the Municipal Code (17.06.020.D) states that the height of buildings shall be
measured as the plumb vertical distance from existing or finished grade (whichever is more
restrictive) to the highest point on the roof. The proposed design exceeds the allowed number of
stories and building height when measured from the bottom of the subgrade patio on the south
side. In order to address this code violation, the applicant could reduce the size of the sub-grade
patio and propose a more standard sized light well necessary for egress. It should be noted that
the amount of excavation on the site should also be reduced in order to minimize the impacts to
the trees, as described in the following section.

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 subject lot contains 12 trees: two Monterey Cypress and 10 Monterey pines. Five of the
Monterey Pines are determined to be moderately significant and one Monterey Cypress is
considered not significant. Otherwise, the pines are rated as significant and one of the two
acacias is not significant.

City code (CMC Section 17.34.070 - Landscaping Standards for Residential Districts) requires that
upper and lower canopy trees be planted as a component of development projects, if needed.
Because of the number of trees on the site the City Forester does not recommend that additional
trees be planted.

The project plans show that portions of the residence flanking existing trees are five to six feet
from tree trunks. The basement exterior walls are also shown to be five to six feet from tree
trunks. However, excavation for the basement would put the cut at 4 or 3 feet from the trunk. As
root systems of a Monterey pine can be expansive, especially with the older trees, excavation for
the proposed basement may have a detrimental effect on the health of the trees. The City Forester
has reviewed the plans with staff and recommends that the exterior walls of the basement be set
at a minimum of 12 feet from the existing trees. This would result in cut being within 9 to 10 feet
from the tree, which the City Forester concludes to be an appropriate distance. This setback will

146
DS 16-472 (Wilson)
Staff Report
February 8, 2016
Page 4

cause substantial changes to the project plans and may result in a substantial reduction in
basement area but alternatively increase the main levels square-footage. Staff has conditioned
this project to place basement exterior walls at 12 feet.

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

Staff has not identified any view impacts that would be created by the new residence. However,
staff does identify potential privacy issues related to the residences to the north, west and south.
To the east is Mission Street which is of no concern as it relates to privacy.

Review of the plans show that the designer has carefully placed windows in a manner that will
minimize privacy impacts to the neighbors. On the north elevation, windows and doors on the
main floor opposite of the neighbors windows are either set back (up to 23 ft. from adjacent
residence), are off-set from adjacent neighbors windows, or the fence height will block views to
adjacent neighbors; in addition, there is a 32 pine tree intervening that somewhat filters the view.
The north elevation windows on the second floor look upon the backyard of the adjacent residence
to the north (but not overlooking habitable space). Although these windows are associated with
the interior stair case landings and the bathroom, additional privacy would be appropriate. Staff
has conditioned the project to require that opaque glass on the bathroom window be installed and
either opaque glass on the upper and lower staircase windows, or alternatively, reduce the number
of casements on the upper and lower staircase windows to one casement each.

On the south elevation, the main floor windows will be behind six-foot fencing, or the windows are
associated with the staircase landing on the interior of the residence (located 26 feet from the
residence to the south), or set high on the wall on the second floor (bottom of window is 6 feet
from finish-floor). The residence to the south has a deck that faces the subject parcels rear yard
area and the area where the back half of the proposed residence would be located. There is an
existing grape-stake fence on this boundary line that is proposed to be replaced with a more dense
standing of grape-stakes and would thereby increase privacy.

On the west elevation privacy is of concern because of the proposed second floor bedroom
windows and deck and because the property slopes down to the west creating a looming effect

147
DS 16-472 (Wilson)
Staff Report
February 8, 2016
Page 5

over the neighboring property. Although the horizontal distance between the west wall of the
proposed residence and the neighboring residence is over 30 feet, staff is concerned that privacy
may be an issue. To filter views between the two properties, staff has conditioned this project to
require that two Coast live oaks (lower canopy trees) be planted in the rear yard area. Fencing
around the property will provide a measure of privacy between residences.

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

The neighborhood has a mix of one- and two-story residences. The neighbors to the west and east
are each two-story. As seen from Mission Street, the proposed residence appears as a one-story
building to the street. The proposed front entry is simple, with a relatively low profile. The one-
story component of the residence meets the plate and ridge height standards. Measurement of
the highest point of the ridge at the second story (east elevation) and the second floor plate
indicates that the project conforms to the maximum ridge height but the two-story plate height (19
ft.) is one-foot higher than what is allowed (maximum plate height for second story is 18). Staff has
conditioned the project to conform to the maximum second floor plate height of 18 feet.

In staffs opinion, the proposed residence meets the objectives of Residential Design Guidelines
with regard to mass and bulk, with the exception of the three-story potion of the building in the
area of the subgrade patio off the basement.

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.

To the north and east adjacent to the site are single-family residences. Existing residences are a
mix of one- and two-story structures in a variety of architectural styles (contemporary cottage,
Carmel cottage, New England barn, etc.). Exterior materials include board and batten, ship lap, and
stucco. Roof styles include hipped, gabled and barn roof; roof materials include composition and
wood shingles.

148
DS 16-472 (Wilson)
Staff Report
February 8, 2016
Page 6

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

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

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

In staffs opinion, the proposal to place a detached garage at the front of the residence is
appropriate and the garage would minimize visual impacts as encouraged by the aforementioned
guideline. As is the residence, the garage is clad in wood shingles and is appropriate to the overall
architectural style of the residence. The proposed driveway is 9 x 11 and will be made of pavers
on a sand base. In staffs opinion, the proposed garage is consistent with the Design Guidelines.

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

Finish details are not typically reviewed at the Concept stage; however, the Planning Commission
can provide input at this time regardless. The prominent features of the proposed finish details
include the wood shingle exterior on all elevations, copper metal roof on entry, Carmel stone
veneer chimney, and red-tiled roof. In staffs opinion, the applicants proposed architectural details
are authentic and integral elements of the design.

149
DS 16-472 (Wilson)
Staff Report
February 8, 2016
Page 7

Public ROW: The City Right-of-Way (ROW) is free of any encroachments.

Summary: Staff is recommending a continuance of this application based on the following


necessary changes that are fairly substantial and may significantly impact the design:

1. The excavation around the rear of the property causes the structure to exceed the allowed
height and number of stories.
2. The basement needs to be shifted approximately 6 feet farther from the tree trunk.
3. The second-story plate height exceeds the allowed height by 1 foot.

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 Photos


Attachment B Draft Conditions of Approval
Attachment C Project Plans

150
ATTACHMENT A SITE PHOTOGRAPHS

View from front of property near Mission Street looking west

151
Attachment B Draft Conditions

DS 16-472 (Wilson)
February 8, 2017
Draft Conditions
Page 1

Draft Conditions
No.
1. The design shall be revised so that the rear of the building does not exceed the
allowed height and number of stories.
2. Basement exterior walls and associated excavation shall be no closer than 12 feet
from any tree trunk.
3. The applicant shall redesign the building such that the second floor top plate is
not higher than 18 feet.
4. The north elevation windows on the upper and lower stair case, shall be either
opaque glass or alternatively, reduce the number of casements on the upper and
lower staircase windows to one casement for each level.
5. The north elevation windows in the bathroom shall be opaque.
6. The applicant shall plant two oak trees near the west property boundary.
7. A landscape plan that includes plant species compatible with the canopy trees on
private property and the City right-of-way is required as a condition of approval
and shall be included on plans for Final Design Review.

152
Wilson Residence
New Construction
Carmel-by-the-sea, California
A.P.N. 010-125-016-000
BLOCK: 4.5 LOTS: 15

PROJECT DATA SHEET INDEX


LOT SIZE 4,000 S.F.
ZONING R-1 1. COVER NOTES
A.P.N. 010-125-016 2. SURVEY
ADORE~ B!.Q.CK: 4.5 LOT(S): 15 3. PROPOSED SITE PLAN
FLOOR AREA ~ -.., " ~ SllE COVERAGE 4. PROPOSED MAIN FLOOR PLAN
FAR AU.OVoED 1,800.0 SQ.FT. 4Mlr \ LAND COVERAGE ALLOWED 396.0 SQ.FT. 22.0lC
of f'.A.R.
5. PROPOSED UPPER &
BASEMENT FLOOR PLANS
PROPOSED
1,103.8 SQ.FT. ~
BONUS SllE CO~AGE 160.0 SQ.FT. o1~lE 6. PROPOSED ELEVATIONS
MAIN LEVEL
UPPER LEVEL 335.2 SQ.FT. 7. PROPOSED ELEVATIONS
GARAGE (DETIACHED)
LOWER LEVEL
200.0
27.0
SQ.FT.
SQ.FT. <
TOTAL COVERAGE AU.OWED
IMPERVIOUS CO~AGE
556.0 SQ.FT. 13.9 "
8.
9.
PROPOSED ROOF PLAN
PROPOSED ~NDOW AND DOOR
RECEil'ED
( BASEMENT 129.2 SQ.FT. < LANDING
LANDING
1
2
19.0
19.0
SQ.FT.
SQ.FT.
SCHEDULES
> TOTAL (P) GROSS FLOOR AREA: 1, 795.2 SQ.FT.
26.0 SQ.FT.
10. PROPOSED MATERIALS
BASEMENT 129.2 SQ.FT.
)
LANDING
LANDING
LANDING
3
4
5
19.0
16.0
SQ.FT.
SQ.FT.
11.
12.
STREETSCAP
BASEMENT & BONUS AREA DIAGRAM. VICINITY MAP NOT TO SCAUE
FEB 0 2 2017
BASEMENT 100.0 SQ.FT.
GRAND TOTAL F.A.R. 2,024.4 SQ.FT. ) TOTAL IMPERVIOUS COVERAGE 99.0 SQ.FT. FLOOR AREA OVERLAP Sq.Ft.
PERVIOUS COVERAGE
13. VOLUME ANALYSIS, AVERAGE NATURAL
~ ENTRY WAU<WAY 80.0 SQ.FT.
GRADE PLAN & CUT & FILL
SOUTH PATIO 1 222.0 SQ.FT.
L1. PROPOSED LANDSCAPE PLAN
SOUTH PATIO 2 00.0 SQ.FT.
SOUTH PATIOS 3 140.0 SQ.FT.
EXTERIOR LIGHTING NOTES 'MNOOW WELL 15.0 SQ.FT.
TOTAL PERVIOUS COVERAGE 457.0 SQ.FT.
1. All EX1RIOR UGH11NG ATTACHED TO 1\iE MAIN BUILDING OR
ANY ACCESSORY BUILDING MAY NOT BE HIGHE"R THAIN HH"EET TOTAL GROSS COVERAGE 558.0 SQ.FT.
A80\IE THE GROUND AND MAY NOT EXCEED 25WATTS
&N~~S~~T ~~~~NT, I.a .. APPROXIMATELY 315 WMENS)
2. LANDSCAPE UGH11NG MAY NOT EXCEED 181NCHES ABO\IE THE
1-

-
GROUNO NOR MORE THAIN 15 WATTS
(INCANDESCENT EQUII/ALENT; I.e., APPROX1MAID.Y 22~ WlotENS)
PER F1XTURE AND MAY NOT BE SPACED CLOSER THAT HlFEET
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APART. LANDSCAPE UGHTING MAY NOT BE USED FOR TREE,
WALl., fENCE OR ACCENT UGHTING Of AINY TYPE. THE PURPOSE
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OF LANDSCAPE LJGHTING 15 TO SAFETY ILLUMINATE WAU<WAYS
AND ENTRANCES TO THE SUB..f:CT PROF'E:RT'f.
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Mission Street

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SITE PLAN TOPOGRAPHIC SURVEYS
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~~ 010-115-015 APPRovEosy, KRw 1 ~Baseline Consulting
~ 13720 Monte Bello
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1-l prepared for: REVISION: Castroville, California 95012
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Ken Wilson SCALE: 1/8:1
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BOUNDARY SURVEYS 831-632-0956
DATE : 06-17-2016
154
NEIGHBOR BUILDING

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AT REAR YARDS TO REMAIN 140.0 SQ.FT. 00.0 SQ.FT. TAG IUEGIBLE 222.0 SQ.FT. 80.0 SQ.FT.
SEE -, SHEET - CARMEL STONE SET ON SAND. BARK. PROJECT BENCHMARK CARMEL STONE SET ON SAND. CARMEL STONE SET ON SAND.
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EXISTING TREES TO
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SllE COVERAGE
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LANDING 3 26.0 SQ.F'T.
LANDING 4 19.0 SQ.FT.
LANDING 5 16.0 SQ.FT. (/) w CL..
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TOTAL IMPERVIOUS COVERAGE 99.0 SQ.FT. N 0 0:::
CL.. z 0
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PERVIOUS COVERAGE
ENTRY WALKWAY 80.0 SQ.FT. 0 0
SOUTH PATIO 1 222.0 SQ.FT. 0::: <( _J
SOUTH PATIO 2 00.0 SQ.FT. CL.. ~ l.J....
SOUTH PATIOS 3 140.0 SQ.FT.
WINDOW I'IELL 15.0 SQ.FT. 0 5 10 15
TOTAl PERVIOUS CO\RAGE +57.0 SQ.FT. Ui&J-W I I SCALE: 1/1," !'

TOTAL GROSS COVERACE 5~.0 SQ.FT.

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( IN FEET ) 1/ 4 inch = 1 ft.
GRAPHIC SCALE 155
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BASEMENT 127.3 S.F.
scALE: v~ 1
TOTAL FLOOR AREA 1,799.6 S.F.
BASEMENT BONUS 227.3 S.F.
GRAND TOTAL FAR 2,026.9 S.F.
4 156
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[})WASHER
[I) DRYER

',', Y~ t"
J
I
(ID BUilT- IN UNEN CAB.
I]] ~~h.~&r;JAA~~ ~3.
' .::,.
. . . . . .. .~ = ====::.::.//.-<?;{'' I~ I
.,.-- - - -- - -- - --- -__)
[iJ ~~~Ofra, ~ ~CH VANITY WITH
(]]SHov.t:R
/ I]) ONE 2" ROD ONE SHELF
/'v/
',,........ /
/
jig RETAING WAU.S

, ', /
\
\
' ~
/
\
(
/ G DENOTtS WINDOW NUMBER, SE WNDOW SC!1EDULE
I
I
I
I
G DENOTES DOOR N\JIIIIfR. SEE DOOR SCilEDULE
I I
I I
I I
I I
I
@ 0 I I
I I
1'- e". 10'-8" s i'-10'" I I
\
J I
\
I I
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---- _../'
L __ ___ _ l
L _ __ __ _j
I
~- -- - - -.J

UPPER LEVEL

3' a 18'-8"

r
t====T I
STAIRS

~1
WINDOW
I WEll
D:O.SJ
15.0 SQ.FT.

I I
"'------ - -

\ol
~I
J 10 ifri N

10.11
:::Jr-- ~~
~ ~
ta9 C <

'tl

D ~I 1-
z
10 w
~
I w
(j)
~@ 0 5 10 15 <(
z
BASEMENT LEVEL
u u-w 1
I
CD <(
( IN FEET ) 1/4 inch = 1 ft. 0 _J

PATIO GRAPHIC SCALE w


(/)
~ a..
QO[]
147.0 SQ.FT. 0 a:: 0:::
FLOOR AREA 0.. w 0
MAIN LEVEL 1,103.8 S.F. 0 a.. 0
e UPPER LEVEL 368.5 S.F. ~ a.. _J
GARAGE (DETACHED) 200.0 S.F. 0.... :::::> lL
e BASEMEN T 127 . .3 S.F.
SCALE: 1/4" a 1'
TOTAL FlOOR AREA 1, 799.6 S.F'.
e
5
BASEMENT BONUS 227.3 S.F'.
GRAND TOTAL FAR 2,026.9 S.F.
157
KEY NOTES
[I] ROOF: B: 12 PITCH, CLAY BARREL 11LES

(2] ~~ ~~~~Ef+~~~:.sR~g:ci,D. VERIFY


QJ SIDING: CEMENT PLASTER
[})SIDING: STONE VENEER AT CHIMNEY

[[j WINDOWS & DOORS: WOOD

[])ENTRY DOOR: 3-IN THK MAHOGANY STAINED


(1] CHIMNEY: CLAY TILE VENTS

[] ggm:~s ct~: ~gu3r_:l:o1~: ~g~o


(gJ ~TFIXTURES: COPPER, OBSCURE GLASS
[Qj HEIGHT UMIT UNE: 18 FT, SINGUE STORY
[1] GRADE: WHERE OCCURS
fl1] COPPER ROOF

------ ---- - -- -~_J--~,:!~~~!,~.-- --


--------- - --- 0 ------- - ---- -
--- ~m~~u~~~ -- ------------ -

- - - __ ___ e!-~TE_qi jji,1~ _


_ _ _ _ _ _ _ RJPg:....!'L 1.1_3~!2:_ _

_ _ _ j'!,!,IJ;_g_t_1QI,Q' _ _ _ _ _
_ _ ____ _ _ e!-~~qi~~~-

b
I

"'
- - - - - -GARAGE
---- at -102.0'
F".F.- - ---0-

__ _ _f.f.. !!!..10..Q.!t __ _ -:.;-


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_

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w 0
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I SCAL: 1/4" 1'

= 1 ft.

6
( IN FEET ) 1/4 inch
GRAPHIC SCALE 158
KEY NOTES
[I] ROOF: 8:12 PITCH, CLAY BARREL TILES

[2) :~~ ~~~~+~~):.:c~ R~gW~~-


5
VERIFY
D) SIDING: CEMENT PLASTER
[)SIDING: STONE VENEER AT CHIMNEY
(}2] WINDOWS & DOORS: WOOD

[[j LEFT BLANK


I1J CHIMNEY: CLAY TILE VENTS

(]] ggm:~s ct~: ;~guLI~.o~~: ~g:D SPOUT.


[]] UGHT FIXTURES: COPPER, OBSCURE GLASS
~I [Qj LEFT

_
BLA NK

-~I1.:- - .Jl.IQg~q! _11 i,~'- - -- -- __ _ ___ _ ________ - - - - ___ _ [j] GRADE: WHERE OCCURS
~r .Jl.IQg~ Q! .11M.Q' _ __ _ _ _ ______ _ _ _____ ___ _ __ _

<D
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---- -~!QGJ;J!.t_J~.Jr _ _ _

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('I _ _E!,hTI;j!t_91,1.' _____ _ __________ _ _ _

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c- --- .. ------------ --1- - - ------------------- ------ ---- - -- - - - ------- --------- ------------ J

RIPGE at 119. 33'

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F.F ot 98.16'

= = = ======== =====ei~ri.;ii7:!~ ~ (})


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a_ w
L_____ _______ ___________ ___ ________ ________ ________ ____ ___ ________ ____ ___ j 0 5 10 15
LJ-U-W I I SCALE: 1/" 1'

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


GRAPHIC SCALE
7 159
KEY NOTES
[j] DO\Il'ISPOUTS
[2] GUTTER~ W/ 2" SLOPE

[!j CHIIINEY
(Ij COPPER ROOF
[[) BUILDING FOOTPRINT SHOWNO THIN DASHED UNE

[]

LEGEND
SLOPE DIRECTION
ARROW

ROOF LINE: PROPOSED


THICK DASHED UNE
1'-4" GABLE SIDE 1'-4" GABLE SIDE 8" GABLED-END
OVERHANG, TYP. OVERHANG, TYP. OVERHANG, T'r'P. -------- GUTIERS

00\ll'ISPOUTS
W/2'1C SLOPE

-------------~---
1",/tl-,J!------- 8" GABLED-END
OVERHANG, TYP.
------------------~---
8" GABLED-END t J ! . . ' - - - - - 8" GABLED-END
8:12
RIDGE 0 118.50'
OVERHANG, T'IP. 8:12
RIDGE 0 113.25'
t
8:12
OVERHANG, T'IP.

~
RIDGE 0 113.75'

8" GABLED-END --++--+'1~


OVERHANG, TYP.
~
II

1'-4" GABLE SIOE-----IJ--1-'1.-3Jd


OVERHANG, TYP.

8:12
RIDGE 0 111.08'

1'-4" GABLE SIDE


8" GABLED-END 1'-4" GABLE SIDE OVERHANG, TYP.
8" GABLED-END OVERH"NG, TYP.
OVERHANG, TYP. OVERHANG, TYP.

0
z
<{
w
(J)
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Q_
0
Q_ LL..
0 0
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Q_ a::::
0 5 10 15
uuw I I SCN.E: 1/4" I'

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


GRAPHIC SCALE
8 160
Window Elevations Types Window Schedule
8 DETAIL SHEET #
0 NO. LOCATION ..... ~ "
z
N
15 ~
a..
5'-4'
~ z DETAILS
~
8' -2
SIZE " IAL
~
::::Iii
2'-11' 2'-11" 2'-s 2'-s~ z MATE [i: REMARKS I!! THRESHOLD JAMB HEAD
_J 1 KITCHEN A 4' o' x J' D" WOOD UNCLAD p CASEMENT YES YES YES
_J 2 DINING ROOM A 4'-o" x 3'-o" WOOD-UNCLAD p CASEMENT YES YES YES
w 3 DINING ROOM 8 3'-o' x 3' o WOOD-UNCLAD p CASEMENT YES YES YES
3: c

ffi ffi
4 LIVING ROOM 6'-2' X 7'-0" WOOD-UNCLAD p FIXED YES YES NO
1::. 5 HALLWAY ONE D 5'-4' x 7'-o" WOOD-UNCLAD p FIXED YES YES NO
I 'b 0 6 STAIRS E 1'-8' X 3'-6" WOOD-UNCLAD p FIXED YES YES NO
"' ~
~ 7 STAIRS F 4'-6' X 3'-6" WOOD-UNCLAD p CASEMENT/FIXED /CASEMENT YES YES YES
z ~
6
9
WATER CLOSET
MASTER BATHROOM
G
H
2'-o'
3'-4'
x 3'-o"
X 3'-9"
WOOD-UNCLAD
WOOD-UNCLAD
p
p
CASEMENT
CASEMENT
YES
YES
YES
YES
YES
YES
<( z 10 MASTER BEDROOM I a-o x 4'-4" WOOD-UNCLAD p CASEMENT/FIXED /CASEMENT YES YES YES
--------- - .... ~ <
:::1
11 HALLWAY ONE D 5'-4' X 7'-0" WOOD UNCLAD p FIXED YES YES NO
A B c 12
1:5
LIVING ROOM
LIVING ROOM
J
K
9'-0'
3'-o'
X 7'-0"
x 1'-4"
WOOD-UNCLAD
WOOD UNCLAD
p
p
CASEMENT/FIXED /CASEMENT
FIXED
YES
YES
YES
YES
YES
NO
14 LIVING ROOM K 3' 0' X 1' 4" WOOD UNCLAD p FIXED YES YES NO
-
15 GARAGE L 3'-4' x J'-o WOOD-UNCLAD p CASEMENT YES YES YES
3'
a' o'- ;s-o 3' o 3'-0"
16 STAIRS E 1'-e' x 3'-6" WOOD UNCLAD p FIXED YES YES NO
2'-o'
~ < 2'-o' 4'-0' 2'-o 17 STAIRS M 3'-o' x 3'-D' WOOD-UNCLAD p CASEMENT YES YES
~,f::!: YES
p
l./ \\ 16 BEDROOM ONE N 4'-0' X 3'-6" WOOD UNCLAD CASEMENT YES YES YES

D [Jll ffi
v v x 3'-2" p

r- r-~
~r-
\
--ll--
~
r '-- - ~
b
~ 1;>
19
20
21
BATHROOM ONE
BEDROOM TWO
BEDROOM TWO
0
p
Q
2'-o'
1'-4"
3'-o'
X 2'-8"
x 3'-6"
WOOD-UNCLAD
WOOD-UNCLAD
WOOD UNCLAD
p
p
CASEMENT
FIXED
CASEMENT
YES
YES
YES
YES
YES
YES
YES
NO
YES

~ 1'. / h- - ~ lo 22 HALLWAY TWO E 1'-a x 3'-6" WOOD-UNCLAD p FIXED YES YES NO

1
23 STAIRS E 1'-e x 3'-6" WOOD-UNCLAD p FIXED YES YES NO
'\ II
24 GUEST BATHROOM L 3'-4' X 3'-0' WOOD-UNCLAD p CASEMENT YES YES YES

------
I

.~,__
____________ --
------ - --- --- ,-
25
26
GUEST BEDROOM
GUEST BEDROOM
R
R
2'-6"
2'-6'
X 5'-3"
X 5'-3"
WOOD UNCLAD
WOOD-UNCLAD
p
p
FIXED
FIXED
YES
YES
YES
YES
NO
NO
G H J
Window Notes: Note:
1. PROVIDE SAFEl'l' GLAZING (TEMPERED OR LAMINA'TED) S. PROVIDE CONTINUOUS CAULK AROUND ALL \\1NDOW 11. SEE EX'TERIOR ElEVAllONS FOR .O.LL \\1NDOW HEAD 1. FOR HINGE LOCATION &
AS REQUIRED PER C.B.C. OPENINGS \\1lH G.E. SIUCGNE ACRYLIC, HEIGHlS. OPENING SWING DIRECTION
2. SCREEN COLOR TO BE SPECIFIED ElY CUENT POL'!'SULFIDE OR URElHANE AS REQUIRED. 12. SINGLE PANE LAMINA'TED CLASS SEE ELEVATION SHEETS
J, GENERAL CONllRACTOR TO 1/ERIFY lHE 'MNDOW ORDER 7. ALL MANUFACll.JRED WINDOWS TO BE CERTIFIED AND (1/8" THK.GL.-FlLtd-1/8" THK.GL..)
AND ROUGH FRAMING WITH lHE DESIGNER/ARCHI'TECT LABELED MEEllNG STANDARDS US'TEO IN TABLE 2-53\1 OF AS S1'ECIF1ED llTLE. 24 GLASS ~ GLAZING 2. ALL WINDOW DEMENSIONS

jffi____
PRIOR TO PLACEMENT Of lHE 'MNDOW ORDER. llTLE 24. SEC. 2401 & TABLE 2403.2.1 ARE THE ROUGH OPENINGS
4. 111E WINDOW M.O.NUFACTURER 'MLL SUPPLY SHOP B. EX'TERIOR YolNDOW FINISH TO BE SEALED, U.N.O, 1J. PER THE ENERGY CODE ALL 111NDOWS ARE
DRA'MNGS FOR SPECIAL WINDOWS (OVERSIZE,ETC.) 9. WINDOW WOOD UNilS TO BE RECEIVE~ TO BE GLAZING AS DUAL. PANE. SEE ELEVATION SHEETS
FRO REVIEW BY COOG, Inc. 10. ALL OPERABLE WINDOWS TO HAVE SCREENS. 14. 'MNOOW JAMS TO BE 3-1/2-INCHES WITHOUT EX'TESION JAMS
5. APPLY SISAL. KRAFT PAPER AROUND ALL EXTERIOR
OPENING.
AS SPECIFY BY CUENT. AND OELIIIERED WITH EXTERIOR WOOD SILLS ONLY. (U.N.O) Abbreviations

M N 0 p
----------:l_ ____ Q R
= Window
MANUFACTURE:
ADDRESS:
Manufacture:
Cll'l', STA'TE, ZIP:
PHONE:
FAX:
Glazing Legend
TYPE 1 - TEMPERED GLAZING
PER C.B.C. 24-06.4
Symbols

WINDOW
REFERENCE
0 _ WINDOW
NUMBER
N/A - - NOT APPLICABLE
G. C. - - GENERAL CONTRACTOR
p
ST
- - PAINT
- - STAIN
FF - - FACTORY FINISH
I.D. - - INTERIOR DESIGN
Hardware Manufacture: s --SEALED
M.t.NUF.t.CTURE: MFR. - - MANUFACTURER
ADDRESS:
Cll'l', STA'TE, ZIP: FlN. - - FINISH
PHONE: NAT. - - NATURAL
FAX:

Door Elevations Types Door Schedule


8 DETAIL SHEET #
r-a
NO. LOCATION ..... SIZE~ ~ "z ~
.....

~
e'-D' -
o 2'-e" 2'-a" 2'-e
z a.. DETAILS
2'-a' 2-s 2'-0' 2'-0' ~ MATE IAL [i: REMARKS ~ THRESHOLD JAMB HEAD

~ J
1 ENTRY A :s-o x e-o WOOD p GLASS 3-INCH THICK (1-1/4" THK. MUNTINS) OUTSIDE YES YES

I
I \
f'. 2 KITCHEN B PER 2'-6" X 7'-0" WOOD p FULL GLASS FRENCH DOOR OUTSIDE YES YES
~--;L II ;~'- ~--~
~ ....
\
II 1/ I I 0
z
3
4
MASTER BEDROOM
HALLWAY ONE
c PER 2'-0" X 7'-0"
PER 2'-6" X 7'-0"
WOOD p
p
FULL GLASS FRENCH DOOR OUTSIDE YES YES

~
\ B WOOD FULL GLASS FRENCH DOOR OUTSIDE YES YES
r- r-r-
~
'bi
5 LIVING ROOM D (3) 2'-s" x e-o WOOD p FULL GLASS FRENCH DOOR OUTSIDE YES YES
~]
_J 6 MASTER BEDROOM 2'-6" X 6'-B' p FLUSHED I PANELED DOOR
~~ --~ .........I
\ E WOOD INSIDE YES YES
i ......... p
D 0 D a i
_j Cl D EJ
_J
w <
3: :::1
z 7
B
9
MASTER CLOSET
WATER CLOSET
GARAGE
F
E
B
PER 1'-3" X 7'-0"
2'-6" X 6'-8"
PER 2'-6" X 7'-0"
WOOD
WOOD
WOOD
p
p
FLUSHED I PANELED DOOR
FLUSHED I PANELED DOOR
FULL GLASS F'RENCH DOOR
INSIDE
INSIDE
OUTSIDE
YES
NO
NO
YES
NO
NO
10 GARAGE G B'-0" X 7'-0" WOOD p (ROLL-UP INSTALLED PER MANUFACTURE SPEC.'S OUTSIDE NO NO
0 wooo p
A B c D E
11
12
BATHROOM ONE
BEDROOM ONE
E
E
2'-6" X 6'-6"
2'-6" x 6'-a" WOOD p
FLUSHED
FLUSHED
PANELED DOOR
PANELED DOOR
INSIDE
INSIDE
NO
NO
NO
NO
z 13
14
CLOSET ONE
BEDROOM TWO
H
E
PER 1' e X 6'-B"
-s x -a
2' 6'
WOOD
WOOD
p
p
FLUSHED
FLUSHED
PANELED DOOR
PANELED DOOR
INSIDE
INSIDE
NO
NO
NO
NO
<( 15 CLOSET TWO H PER 1'-8" X 6'-B" WOOD p FLUSHED PANELED DOOR INSIDE NO NO
~ 16 BALCONY/BDRM TWO B PER 2'-6" X 7'-0" WOOD p FULL GLASS FRENCH DOOR OUTSIDE YES YES
- 17 GUEST BEDROOM E 2'-6" X 6'-B" WOOD p FLUSHED/ PANELED DOOR INSIDE NO NO


8' 0"
16 GUEST BATHROOM F PER 1'-3" X 7'-0" WOOD p FLUSHED / PANELED DOOR INSIDE NO NO
19 GUEST CLOSET I PER 1'-4" X 7'-0" WOOD p FLUSHED / PANELED DOOR INSIDE NO NO
20 GUEST PATIO B PER 2'-5" X 7'-0" WOOD p FULL GLASS FRENCH DOOR OUTSIDE YES YES

--
b
,!.
Door Notes:
1. PROVIDE DEAD BOLT LOCKS ON All EX'TERIOR DOORS. SEE DOORS BETWEEN CONDiilONED AND UNCONDiilONEO
6. 11. lHE DOOR FINISH TO BE: 1. FOR HINGE LOCATION lie
SCHEDULE FOR ADDITIONAL REQUIREtdENTS. SPACES TO BE FULLY WEAlHER SllRIPPED. ~X'TERIOR: OPENING SWING DIRECTION
2. PROVIDE PRIVACY HARDWARE FOR ALL BEDROOM AND GENERAL CONTRACTOR TO RE~EW DOOR ORDER WllH
7. IN'TERIOR: SEE ELEVATION SHEETS
BAlHROOM LOCAllONS. ARCHI'TECT PRIOR TO DOOR ORDER PLACEMENT. MGS:
J. GENER.t.L CONTRACTOR TO CONSULT WITH OWNER FOR 8. DOOR HINGES TO BE 4.5"H.X4.5"W, DOOR r -0' 12. lHE DOOR SllLES TO BE PER PLAN 2. ALL WINDOW DEMENSIONS
F G H AOOiilONAL DOOR HARDWARE REQUIREMENTS.
4. ALL DOOR GL.t.ZING TO BE TEtdPERED GLASS.
9. ALL DOOR TOPS AND BOTIOM TO BE SANDED, FINISHED.
AND SEALED.
1~: ~~~ffi/MWoiJ~RAI1NII.WJ9,SA~ TO BE f>.tRE~ ROUGH OPENINGS
l.At.IINA 'TED SINGLE GLAZING PANE.
tC!I AllON SHEETS
5. ALL EXlERIOR DOOR GLAZING TO BE 5/8' INSULA 'TED 10. GARAGE COORS :
TEtdPEAED GLASS. SEE SCHEDULE AND EXlERIOA EUEVAilONS FOR
ADDITIONAL INFORMAllON. Symbols Abbreviations
Window Manufacture:
MANUFACTURE:
AOORESS:
CITY, STA'TE, ZIP:
PHONE:
FAX:
DOOR
REFERENCE
0 __ DOOR
NUMBER
N/A - - NOT APPLICABLE
G. C. - - GENERAL CONTRACTOR
p --PAINT
ST --STAIN
FF - - FACTORY FINISH
Hardware Manu facture: J.D. --INTERIOR DESIGN SCALE: 1/4' ~ 1'
MANUFACTURE: Glazing Legend s --SEALED

9
"DORESS: MFR. - - MANUFACTURER
Cll'l', STA'TE, ZIPi
PHONE: TYPE 1 - TEMPERED GLAZING FlN. - FINISH
F.t.X: PER C.B.C. 2406.4 NAT. - - NATURAL 161
d
i
~~ -
',~.r~, ~
:j . \
.l..I

/ .'
- -
.'1

BULB FIXTURE A FIXTURE B FIXTURE c


MANUFACTURE: PHILLIPS MANUFACTURE: BEVOLO MANUFACTURE: BEVOLO MANUFACTURE: UN KNOW
T24 COMPLIANT: YES T24 COMPLIANT: YES T24 COMPLIANT: N/A
WATTS: 4 WATTS COPPER COLOR: BLACK
COLOR: COPPER COLOR:
LUMENS: 150 4 WATIS WATTS: 4 WATTS WATTS: 3 WATTS
WATTS:
BULB TYPE: B11 LED SOCKET LUMENS: 150 LUMENS: 200
LUMENS: 150
BULB TYPE: SEE BULB BELOW BULB TYPE: SEE BULB BELOW BULB TYPE: LED MODULE
DIMENSIONS: 14"H X 10.5"W X 7.5" DIMENSIONS: 14"H X 10.5"W X 9.5" DIMENSIONS: 18"H X 7"W

STONE VENEER FENCE B


MATERIAL: CARMEL STONE MATERIAL: REDWOOD FENCE A
FINISH: NATURAL FINISH: NATURAL MATERIAL: REDWOOD
HEIGHT: 4FT. MAX. FINISH: NATURAL
HEIGHT: 6 FT. AS NOTED ON SITE PLAN

Q(/)
w-.J
(/)<J:
DRIVEWAY PAVERS PATIO ENTRY WALKWAY ocr
MANUFACTURE: CARMEL STONE MANUFACTURE: CARMEL STONE
o...w
MANUFACTURE: CALSTONE 01--
COLOR: OAK BARREL GRAY COLOR: NATURAL COLOR:
INSTALLATION:
NATURAL
SET ON SAND
cr<:J:
INSTALLATION: SET ON SAND INSTALLATION: SET ON SAND 0...~
SCAL: 1' 1/4"

10 162
rr1 rr1
)> )>

(/) (/)

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X :::::0
- 0
fTl (/) rr1
r -u
r -1
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)> G) )>fTl

--10
--i
- -
0 0
z z

OH'JH!I)OCUWDHI!ft('n1~~f:lti.Al.OOQitlllDCiGIO-,ii'IC.
ISSUE: PROJECT: REVISIONS: ::::1"'-r.."\':: ~:.IJ'," ~- ~ ~ ~'-a ~
~~~--.....,.,, ,.,...,_~-~"""' IC
.. 0 DG
10-7-16 Wilson Residence ~~,...,011'~~~-dltc:,.~ruot.uog

Mission, 2 N/W of Vista Ave ~~~~!:":::..rs~~~~~ a.AUD10 CR11Z DESIGN GRa.F.INC


BLOCK: 15 LOTS: 4-1/2 :.::::::mu P.O. BOX 3n5 Cormtl, CA 93921
-.. APN: 010-115-015-000 Offlc:E: 831.626.4146
163

~~
~~sTREETscAPE DRAWN BY: PROJECT NO.
CU.UDIOGCODGINC.CO!I
WWW.COOGINC.CQM
A.J.ORTIZ
I 16-10
TRASH AREA
ENCLOSED BEHIND
4FT TALL WOOD fENCE

100.00'
S89'56'00'E

.32"P MAIN DWELLING (!)


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0 GARAGE
SHOWN SOLID THICK LINE
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F.F. 0 ELEV=100.0'
LOT AREA=4,000 Sq. Ft. :s SHOWN SOKID THK UNE
F.F. 0 ELEV=102.00'

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T.O.W AT 96.16"
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22"P 00
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8 . 14"P .28"P

8
NORTH PATIO 3 NORTH PATIO 1 ENTRY WALKWAY 0 5 10 15
89.0 SQ.FT.
CARMEL STONE SET ON SAND.
22.2.0 SQ.FT.
CARMEL STONE SET ON SAND.
81.0 SQ.fT.
CARMEL STONE SET ON SAND.
u-tJ-tJ I I
( IN FEET ) 1/4 inc~ = 1 ft.
GRAPHIC SCALE
LIGHT KEY
... PATH LIGHT, 3 WATTS LED, SEE FIXTURE "3" ON SHEET 13
MAY NOT BE SPACED CLOSER THAN 10-FEET APART

EXTERIOR LIGHTING NOTES IRRIGATION SYSTEM PLANT INDEX z<{


1. ALL EXlEAIOR UGHTlHG IITTACHED TO lHE loiAIN BUILDING OR
ANY ACCESSORY BUILDING M,I,Y NOT BE HIGHER lH,I,N 1D-FtET 1' ANTlS'IPHON DEVICE No. BOTANICAL NAME COMMON NAME SIZE _.J
,1,90\/E lHE GROUND AND MAY NOT EXCEED 2S-W"'TTS
~N~~~~T~~~~T; l.o., APPRO~IITELY J75 LUMENS) 1' ELECTRIC VALVES o._
FILTER PLUS REGULIITOR fOR EliCH VALlo 1 AGAPANTHUS PETER PAN LILY OF THE NILE 1 GAL
2. LIINOSCAPE UGHTlNG MAY NOT EXCEED 18-INCHES 1\BO\/E lHE
GROUND NOR MORE lHIIN 15 WATTS ElECTRIC COHTROUER
2 CISTUS DORIS HIBBERSON ROCK ROSE 5 GAL N w
0
~~~~~~N~~Z~i: ~E"'sll'lil> ~ts~vJ!~ f~~~~ EACH PLANT TO BE ON DRIP SYSTEM o._
/\PART. LIINOSCAPE LIGinTNG MAY NOT BE USED FOR TREE,

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ALL PLANTS 'MLL BE PLANTED \\1111 AGRIFCJRM J LAVANDULA STOECHAS SPANISH LAVENDER 5 GAL <{
4 SALVIA LEUCANTHA MEXICAN BUSH SAGE 5 GAL u
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5 ROSMARINUS ROSMARY 5 GAL 0
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' - - - - - - - - - - - - - - - - - ' ~ CAREX PANSA

+ CA MEADOW SEDGE _j
~~~----------------------L---------------------~------~
PATH LIGHT, 3 WATTS LED SEE SHEET- DET. "8" SCAUE: 1' 1/4'

Ll 164