CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

June 8, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, AICP, Interim Community Planning & Building Director

Submitted by:

Ashley Hobson, Contract Planner

Subject:

Consideration of a Concept Design Study (DS 16-177) and associated Coastal

Development Permit for alterations to an existing residence located in the
Single-Family Residential (R-1) Zoning District.

Recommendation:
Continue the Concept Design Study (DS 16-177) with a recommendation for changes.
Application:
Block:
Location:
Applicant:

DS 16-177
X
SE Corner of San Antonio and 11th
Mark Thompson Design

APN:
Lot:

010-279-016
2

Property Owner: M&C Kronenberger

Background and Project Description:

The project site consists of a single-family dwelling on a 4,000-square foot lot, located on the
southeast corner of San Antonio and 11th Avenues. The existing dwelling is one story and 1,496.7
square feet in size. A Final Determination of Historic Ineligibility was completed for the residence
on June 14, 2013.
The applicant is proposing to raise the ceiling above an existing second story loft area to creat a
new second story. The specific project components include: (1) A new 196 square foot second
story, (2) A new 110 square foot second story deck on the west side of the addition, (3) a new 12
square foot balcony on the north side of the 2nd story addition, and (4) the planting of one new
lower canopy tree.

104

DS 16-153 (OBrien)
June 8, 2016
Staff Report
Page 2

Staff has scheduled this application for conceptual review. The primary purpose of this meeting is
to review and consider the site planning, privacy and views, 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

1766.7 sf

1796.6 sf

Site Coverage

556 sf

1080 sf

855 sf

Trees

3 Upper /1 Lower
(recommended)

1 Lower

Ridge Height

18 ft / 24 ft

17 ft / (n/a)

17 ft / 21.5 ft

Plate Height

12 ft / 18 ft

8 ft / (n/a)

8 ft / 17 ft

Setbacks

Minimum Required

Existing

Proposed

Front

25 ft

15 ft

15 ft

Composite Side Yard

11 ft 3 in (25%)

14 ft 8 in (36%)

14 ft 8 in (36%)

Minimum Side Yard

Street side: 9 ft

Street side: 6 ft 4 in

Street side: 6 ft 4 in

Interior side: 3 ft

Interior side: 8 ft 4 in

Interior side: 8 ft 4 in

3 ft / 15 ft

9 ft 4 in

9 ft 4 in

Rear

*Includes 200 sf allocation for parking

**Includes bonus for 50% or more permeable materials

Staff analysis:
Forest Character: Residential Design Guidelines 1.1 through 1.4 encourage maintaining a forested
image on the site and for new construction to be at least six feet from significant trees.
The site does not currently contain any trees, and during the Preliminary Site Assessment the City
Forester recommended that the applicant plant one lower canopy on the site either on the
southeast corner or the northwest corner of the site. The applicant is proposing one new lower
canopy planted in the southeast corner of the site. The City Forester supports the location of the
proposed new tree. While the City Forester has only recommended one new tree, the Planning
Commission could require additional trees given that there are currently not trees on the lot.

105

DS 16-153 (OBrien)
June 8, 2016
Staff Report
Page 3

Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state that designs should preserve
reasonable solar access to neighboring parcel; maintain privacy of indoor and outdoor spaces in a
neighborhood; and maintain view opportunities for neighboring property owners.
The eastern neighbor contacted the Planning Department prior to the submittal of the project and
expressed concern with the potential view impact. In staffs opinion, the proposed second-story
addition may impact the eastern neighbors view. Staff has made several attempts to contact this
neighbor, but has been unsuccessful. The Planning Commission will have the opportunity to
evaluate the potential view impacts during the Tour of Inspection. Staff will continue to try to
contact the neighbor prior to the meeting.
With regard to privacy, staff has not identified any significant concerns. Both adjacent neighbors
have second story elements and it appears that the applicant has positioned the proposed addition
to avoid direct lines of sight between all second story elements. The second story element is
positioned 31-feet away from the second story element to the rear and 21 feet away from the
second story element to the south.
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.
Although the proposed second-story addition is only 110 square feet in size, it appears prominent
due to its location on the building and design. Staff has included a recommendation that the
Planning Commission provide direction to the applicant with regard to the design and massing of
the second story addition.
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.
Currently, the residence has one long roofline running the length of the house, with three small
steps visible from the north elevation. The new second story addition would be located in the
center of the house, which would significantly alter the existing roofline by creating an open gable
element visible from the street elevation with a 6:12 pitch, and by removing a portion of the
existing roof to create the rooftop deck. In staffs opinion, the proposed second-story and rooftop
106

DS 16-153 (OBrien)
June 8, 2016
Staff Report
Page 4

deck complicates the existing roofline and is not cohesive with the existing residence. The
Commission should consider whether the applicant should simplify the design.
Finish Materials: Finish details are not typically reviewed at the Concept stage; however, the
Planning Commission can provide input during the concept review. The existing finish materials
include a brick faade on the north elevation and cement plaster siding on all other elevations. The
roof is currently light weight slate roofing. All existing finish materials are proposed to remain and
the applicant is proposing cement plaster siding on the new second story addition with a copper
standing seam roof.
Fences/Walls: The site is currently surrounded by wood fencing around the west, south, and east
property lines ranging from 3 feet to 6 feet in height. The applicant is proposing to maintain all of
the existing fences.
Site Coverage/Landscaping: The existing site coverage consists of various walkways, steps and
porches and exceeds the allowed coverage for a 4,000 square foot lot by 524 square feet. Per
Municipal Code Section 17.10.030.C, nonconforming site coverage is required to be reduced at a
rate equal to two times the amount of floor area added to the site, or to an amount that complies
with the site coverage limits, whichever is less. The applicant is reducing the coverage based on
the added square footage to a total site coverage of 855 square feet. The Commission can direct
the applicant to further reduce the site coverage prior to Final Review.
Public ROW: The unimproved portion of the City Right-of-Way (ROW) between the front property
line and edge of pavement is approximately 25-feet in width at the largest point and includes
multiple trees, an existing driveway, and existing walkways. The existing driveway is 16-feet in
width through a portion of the Right of Way, which exceeds the allowed width. Staff is
recommended that the applicant reduce the width of the driveway to comply with the 14-foot
allowance. The applicant is proposing to remove the concrete walkways within the ROW and
replace them with new Decomposed Granite walkways. The existing driveway is proposed to be
repaired as part of the project.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The project includes a 29.9-square foot
addition to an existing 1,766.7-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.

107

DS 16-153 (OBrien)
June 8, 2016
Staff Report
Page 5

ATTACHMENTS:

Attachment A Site Photographs

Attachment B Recommendations/Draft Conditions
Attachment C Project Plans

108

Attachment A Site Photographs

109

Attachment B Recommendations/Draft Conditions

DS 16-177 (Kronenberger)
June 8, 2016
Recommendations/Draft Conditions
Page 1

Recommendations/Draft Conditions
No.
1.
2.
3.
4.

The plans shall be revised to address the view impacts, if identified by the
Planning Commission.
The plans shall be revised to reduce the appearance of mass of the 2nd story
element, based on the comments discussed at the Planning Commission meeting.
The plans shall be revised to simplify the rooflines, based on the comments
discussed at the Planning Commission meeting.
The project should be revised to reduce the width of the driveway within the City
ROW to not exceed 14-feet in width.

110

fliiEVISIONS

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0/I.INERS: HIKE t CRYSTAL KRONENBERC::ER

411 N 111ASI-IINGTON AVE, DALLAS, TX 15246
APN: ......................---- 010.219-016-000
LOr SIZE: .................. (-4000 SQ, Fr,) .09 ACRES
PROJECT AOC)RESS:
S.E. CORNER OF SAN ANTONIO l 1/TI-/, CARMEL, CA 9.3921
FLOOR AREA:
(EJ REI!JIOENCE: ..................------- 1496.7 SQ. Fr.
(EJ GARAGE------------------
270 SQ. FT:
(EJ C::R06S FLOOR AREA: ........... , .... 1.166. 7 SQ. FT.
TOTAL AREA ALLO/I.IEO., .... ,.,..
1800 5a. FT:
PROPOSED FLOOR AREA:
(P) RESIDENCE: , , __ _,, ......................,. lp26,6 SQ. FT.
(E.J GARAGE--------------
270 SQ_ FT.
(p) GROSS FLOOR AREA:----------- 1,196.6 sa_ FT.

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ROOF TOP DECK (I!O SQ,FT.J RE1'100EL EXISTING HASTER
BAT/-1 ADO NEW STAIRS, RE-ROOF ENTIRE RESIDENCE.

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SITE COVERAaE:
(EJ PA rtOS I /I.IALI</I.IA r.!S: ............
563 $Q. FT.
(EJ ORIVE/I.IA YS: ....... , ... _._.........
511 $Q_ FT.
EXISTING SITE COVERAGE:
1080 SQ. FT: 27~
PROPOSED SITE COVERAC::E.-...
855 Sa. FT. 21.37$
fALL NE/11 PAVERS TO SE SEH/ PERHIASLEJ
TOTAL COVERAGE ALLO/I.IEV -- 556 SQ, FT.
OCCUPANCY GROUP: ----------- R.3/U
CONSTRUCTION rrPE: ........... _..., .. ,_..,., ...,.,.,.., V$
FIRE SPRINKLERS REQUIRED: .......................... NO
PARKING: .. , ........-...........-............ 2 SPACES
(f COVERED, I UNCOVERED.)

PROPOSED 6/TE PLAN

IJJELOEDWRE.Hl!SJ.I

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GRADING /DRAINAGE
6/i!ADING !=0/i! P/i!O./ECT TO BE LE!J8 TI-IAN 100 ClleiC
YA/i!DS CIJT 0/i! FIJ.L. SLOPE ALL FINIS/-/ GRAPES AT NEW
CONS71<1./CTION S.C HIN. AWAY FROH BI./ILO/N6. 6/i!AOINC.
LIN/TEO TO FOOTINGS I PAO FTG's. UJIT/-1 /"11NIHAL GRADING
AT 0/i!IVEWA Y. (9.S ai.FT. CUT, 4.5 FILLJ rHAXJ ORIYEWA Y.

III

ALL NEW ROOF SYSTE/'1 ORAINA&E TO TIE INTO 4" FRENCI-I

ORAINS ANO 0/i!AIN INTO (E.J AREA ORAINAGE SYSTE/'1
ANO LANOSCAPE AREA!3.

CtRAPI-IIC SCALE

WINTER GRADING
TI-lE FO/..LO/i/IN6 /'14!JIJRES HU!JT BE TAKEN OURING UJINT!i!
OPERATIONS, OCTOBER 15 Ti-1/i!l./ APRIL$:
OISTlJF<BEO !J/JRFACES NOT INYOLYEO IN TI-lE IHHEOIATE
OPERATIONS r-TUt;T SE PROTECTEO SY HIJ/.CI-IIN<S ANO/OR
OTI-IER r=FFECTIVE NEANS OF SOIL PROTECTION.

SI-/EET INDEX

AJ.L /i!0.40S ANO ORIVEWAYS 51-/ALL /-lAVE ORAINAGE

FACILITIES !JIJFFICIENT TO PREVENT EFCOSION ON OF< ACJ.IACENT
TO 11-1E ROAOIVAY OR ON TI-<E 0011/Ni-11/..L PROP&RTIES.
l!lEVAT~

A6

EXTERIOR

.47

6TREET ELEvATION V/EIJ.e

A8

ROOF PLAN 4 FLOOR LEVEL HAP

F<I./NOFF FR0/"1 TI-lE SITE 51-/ALL BE OETAINEO OR FILTEREO

BY BER/"1S, YE6ETATEO FILTER STRIPS. ANO/OR CATC/-1
BASINS TO PREVENT TI-lE ESCAPE OF SEOIHENT FR0/'1 TI-lE SITE.
ORAINAGE CONTROL 1'1EA5/.IRES SHALL SE 1'1AINTAINEO AND
IN PLACf; AT TI-lE ENO OF EACI-/ OAY ANO CONTINUO/)$/.. Y
TI-IROUGJ.!OUT TI-lE /../FE OF TI-lE PROJECT OURIN6 IJJINT&R
OPERATIONS. rHONTE/i!EY COUNTY GRADING/&ROSION
0/i!DINANCE 2EJ06-16./2.0fJO.J I CITY OF CARI'1EL ST.4NOAR05
SEE S/.!EET El FOR a5T NANAGE/"1ENT P/i!ACTICES.

BUILDING CODES

RECEIVED
MAY :; _;

{r 1 :~

City of Carmel-by-the-Sea
Planning&: Building Dept.

ALL U!Ofi<K 51-/ALL CON!=ORN TO TI-lE 2013 EOiriON OF

TI-lE CALIFORNIA BIIILOING COOE, I"SASE COOE :l0111l3CJ
HECI-IANICAL, Q0/3 C/'1C.J PLUHSING, QOI!I CPC),
E/..EC71i/ICAL COOE, f:l0/.3 CECJ, FIRE, Q0/3 Cf'CJ STATE
OF CALIFORNIA TITLE 24 EN&RC:SY COOE6, !1013 BIIILOINa
EN!i!GY EFFICIENCY STANOAROS.J ANO ALL APPLIC4/!!LE
COOESI OROINANCES OF TI-lE CITY OF CARHEL ANO
5TATE OF CALIFORNIA.

OATE:

2 HAY. 2016

TI-llS PROJECT 51-/ALL COHPL Y UJIT/-1 TI-lE 201.3 CALIFORNIA

f/iiESIOENTIAL COOE, ANO THE CALIFORNIA 6fliiEEN SIJI/..0/NG
COOE fCC.BC}. f/iiS:ER ro 5/oiEET Cl !'OR HANOATORY !=EATI./RES.

SI-IEEr No.

AI
OF

SJ./EETS
111

REVISIONS

,. ----------- --- -------------------- -- --- --- ---- ------ --- --e=============n.- --/ ,-6'-.ell

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LOFT
(EJ CEILING WEIGWT
VAULTED TO L> '- o "

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ J

~
:z:
"'""g
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ENTIRE UP6TAIR6 LOFT

TO SE REHOVEP

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143.4 6Q. F7:

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AREA NOT INCl..

IN FLOOR AREA

r -- - - --- -----~-- - -- ~ - -------- ~

S'r'

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E

RE
City of Car
Planning&

OEHOLITION SYHSOJ..S

ENnRE /JIAU. TO li3E REMOV0

Ill

PORTION

@)

RE/"'OVE .; l'i!EPAIR DOOR / /JIINOOIJI OPENING,

Iii
IE

~ /JIAU.

TO li3E REMOVED

(EJ DINING
(EJ SEDROOH 111

REHOVE I REPJ.ACE DOOR / /JIINOOIJI

REPLACE PORTION

~ IJIAU.

CEII.IN!!t WEI<1ti-{T
FI.Ar ro 8'-o"

IJ)

li3A Ti< I'IXTURES TO BE l'i!EMOVEO I REPLACE

1m

I'!EHOVE I !CEPI.ACE CA/i31Nl!!1'S, APPLIANCI!!S ANO SINK:, I FLOORING,

REHOVE I REPJ.ACE INTERIOR STAIRS

INTERIOR WALL REFRAH0

/J)/

fEJ CEILING 1-/EIGWT

f'I.AT TO 8'.0'

(E)

PORTION

If!
ITil

~EXISTING

/J/IT/-1 DOOR / WINOOIJI

(EJ GARAGE

NEU/
(EJ CEILING WEIGI-lT
FI.AT TO 8'-o'

(E) LIVING ROOt1

CEILING WEIGI-lT
YAIJLTEO TO 14'1'

(E)

REMOVE.; REJ..OCATE EXISTING UTILITIES

REMOVE t REPLACfF FLOOR COVERING HA TERIAI.

OEHOL/TION NOTES
I. WALLS TO !3E RfFHOV0 HAY INCI.{)OE I'!EHOVAI. 0!= STRIJCTURAL HATERIAI.S. RE!=r=R TO TI-lE I'OUNOATIO
PI.AN, !=1-00R ANO !'!OOF !=F<AHING PJ..ANS !=OR AOOITIONAI. IN!=ORHATION REGARDING TI-lE EXTENT 0!=
HA TEI'!IAI.S I!JEIN(J, OEHOLISWEO OR I'!EPI.ACEO,
2. IF SIGNS Of< TE!'!HI TE INFESTATION ARE PRESENT IN 11/AJ..I.S OR !=F<AHING, CONSIJLT OfFSIGNER PR/01'! TO
COHHENCEHENT OF /JJORI<,

3, AF'7'ER REHOVAI. 0!= FIN/SII HATERIAI.S, CONTRACTOR TO VERIFY TWAT AU. S TRUCTURAl. HEMSERS ARE
AS S/.IOi1IN ON ORAIJIINGS, NOTIFY DESI<1tNER IN Ti<E EVfFNT ~ ANY DISCREPANCY PfltiOI'il TO
COHHENCEHENTOFWOI'i!K

13'-c"

4, CONTRACTOR SWALL PROVIOE AOEQIJATE TEHPOI'i!ARY SIJF'PORT FOR II/ALL ANO !=1-00R FRAHIN<1t
IJII-IERE NECESSARY OLIRING OE/'10LITION AND CONSTRUCnON,

fE)

HAIN LEVEL

5, CAP OFF A NO REHOVE RESIOIJAL PIPE FR0/'1 ALL LOCA TIONS Ufi{RE PLU/'1SING FIXTURES HAVE li3EEN
PEff!HANANTL Y RI!/'10VEO Ol'il RI!!J..OCATEO,

L>. PRIOR TO REMOVAL OR INSTALLATION OF t=I.ECTRICAL FIXTURES, 01/TI.ETS ANO UIIR IN<1t, RE!=ER TO
t=I.ECTRICAL PLANS FOR CURRENT COOE AND INSTAI.I.ATION REQU/I'i!EHENTS,

7. PATCW A NO REPAIR IIIAJ..I.6, FLOOR ANO CEIL ING AFTER REHOVAL

ELECTRICAl. FIXTIJRES, FINISW AS P81< PI.AN,

~DOOR,

/J/INOOIJI, PLIJ/'1/9/NG ANO

OEHOLITION I fEJ FLOOR PLAN

6CALE: ................ 1/4" !'-0"

8. CONTRACTOR IS RESPON51SI.E FOR TJ.fE RE/'10VAI. 0!= OEHOLITION HA TERIALS AND SITE CLEAN /JP.

(EJ RE61DENCE

1~53.3

6Q.FT.

A2

(EJ GARAGE 270 6Q. F7:

GRAPI-IIC SCALE

OF 8

6WEET6
112

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---

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--- -

--

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15'-6"

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~

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I
NEIJJ

UPPE~

LOFT

173.3 SQ. FT.

UPPER STAI~ AREA 2!? Sa. FT.

(NOT COUNTED ON 2ND LEVELJ

CABINET$
A/!30VE

D.

(EJ DINING
fEJ KITCI-IEN
HASTER S EDROOH
PANT/fir

()LIVING

~LINE OF
1

~OOH

AREAABOVE

12'-o"

3!i>-e."

1~'-4'

13'-6 ~

(EJ HAIN LEVEJ...

NEIJJ DOORS I IJJINDOW6

fNJ DOORS, TO SE SOL/0 CORE WOOD TO HATC/-1 EXISTING
SOLID WOOD FRENC/-1 OOO~S AND DUTC!-1 STYLE OOO~S.
NEIJJ GARAGE DOO~ TO SE CAR~IAGE STYLE WOOD 4 PANE/...
ALL NEW IJJINDOIJJS TO SE IJJOOD WINDOWS WITI-I
LITES TO HATC/-1 EXISTING; IJJOOD WINDOWS.

T~UE

NELLI FLOOR PLAN

DIVIDED
fEJ HAIN LEVE/..

/3!?3.3 SQ.FT.

A3

(EJ ei;ARACsE 270 Sa. FT.

OF

6!-IEETS
113

IICI!VI~IONS

24' J./Eitsi-IT LIHIT

L/ts/-11 WEIGI-lT
SLATE IICOOf'/Nc!t

PLATE /-IT.

__ :._~:_

(E/ FIN. FLR.

50.20'

EXISTING
EXTERIOR ELEVATIONS
SCAJ..E .............. , .. ,,,.......

1/4" !'- 0"

24' 1-/Eic!ti-/T LINIT

PLATE !-IT.

_:!'__

(EJ FIN. FLIIC.

50.20'

60UTI-I

A4
114

er

REVISIONS

BY

24'1-<Eiari-/Ti.I/'11T
RIDeEUT.

71.50'

IB' 1-<EIGHT LI/'11T

LIGUTIJIEIC:,HT
BLA TE f'i!OOFING

PLATE HT,

--~X!'_

fEJ f'IN. FLf'i!.

50.20'

NOR TI-l
(EJ NAT.
(!tRAOE

PROPOSED
EXTERIOR ELEVATIONS
SCALE .............................. ,

//4" !'- 0"

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

18'1-/E/GI-<T LI/'1/T

PLATE l-IT.

_:!'__

11
.~
,'1
~~

(EJ FIN. FLR.

50.20'

WI~'.,:.

CE/'1ENT
PLASTER

..
II
.

IJ:i,!'.,'

.
.

fEJ EiiRICK PATIO

'

fEJ NAT.
GRADE

60UTI-I

A5
OF

8 115
6!-IEET6

REYIS/ON!J

!Sr

/8' 1-/E/t:!rf../T /../MIT

fEJ CEMENT
PL.4!JTER

___jL__.:__:_...;.__~___:__:_.________L....;._.J_fE)~t:!rAR.

FIN. F'LR.

---n;o-r
EAST

IJJEST

rA/J.Y
C ry ot Carmel-oy he-Sea

1/4''. !'- o"

P ning & Buildin. Dept.

24' 1-/E/t:!rf../T L!_MI_T_ ___ _

PLATE

- ~!:!?:-

COPPER
STANOINt:!r SEAH

ROOF'IN<!.
FIN. FLR.

-~~:-

EAST

WEST

SCALE ,,.,.,,,.,.,,,,,,,,,,,,,,,

1/4". !'- o"

SI-IEET No,

A6
OF !;

SJ-IEETS
116

REVISIONS

BY

z:

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&.+.I

01

Cl

fill
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:z::

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=e:
0

:t:

...

Q,

a:

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g]

<:t

;;

0:::

=::;: g

PROPOS/EO ELEVATION VIEWEO FROH lith AVENUE

SCAJ..E, ................ 1/8 " 1'-0"

City o rmet-by-the- eo
Plan n & Building D t.

PROPOS/EO ELEVATION VIEWEO FROH SAN ANTONIO

SCALE . 118 " 1'-c'

ORAUIN~r':

L LEF"ETIC/-1

CHECKED

I I I I1

H.

r.

~Y:

DATE:

2 HAY. 2016

CJsRAPi-1/C SCALE

S;..JEET No.

A1
OF

$f-lEETS
117

REV/5/0N!!J

--

--

BY

------

I
I

,.sLoPD

~v

r:rtAJ!JI.EENP
, ..... X Z.O

~~~D

____________ _l____

(J,LOPE

-'LOPD

. ___ _____

2 ~O~OECI<
V

GSJ.OPE.

IO'..O'xll'-0"

RIOrSE

IIJ

I
I

I
I

NEWLO~T

S~ROOF~

Ill GA~J.E END

--------J

GABJ.EEND

SELOIU

s.:;~ii~~
-4':0~~"'"x4'.,:C,-

,..

-- --

8CALE: ................ 1/4 11

"'

'-='
;::;::::;

1...1-1

r=l

::2:

~~
"'

"'"'
~~

~ ~~
z

:E
0

2::

::::.:::
et::
<t

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I
NEIJJ ROOF PLAN

::2:

ji

l__________ n_____ ~
I

~~l;llflll

I
I

r-

fNJ CEIL INC. "'Eir:rti-<T

VAIJJ.TEO TO 11'3 '

;;j

I
I
I

~~

R/fX.E

X, .... ,

NEIVPORCH
ROOF

1'-o"

MAY ;

13'-(, "

CABINETS
ABOVE

D.

(EJ DINING
(/V CEIL/Nr:rt HEIGI-<T
FLAT TO ti!'-0"

HA8TER SEOROOH
fE) CEIL/Nr:rt 1-<E/CJHT
FLAT TO fi!~O'

(EJ LIVING ROOH

tEJ CEIJ.ING WEIGHT
VA/JJ.TEO TO 14~1'

12'-o"

19'-4"

TOTAL OF OVERLAPPED FLOOR AREA /98.3 6Q.FT.

TOTAL OF NON-OVERLAPPED FLOOR AREA 11!55 6Q,FT.
GARAGE AREA

=270

6Q.FT.

(,'-6"

35 '-a'

(EJ HAIN LEVEL

FLOOR LEVEL HAP

Aa

SCALE: ................ //4" !'-0"

0~

6HEET8
118