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 16-153) and associated Coastal

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

Recommendation:
Accept the Concept Design Study (DS 16-153) subject to the attached findings and
recommendations/draft conditions.
Application:
Block:
Location:
Applicant:

DS 16-153
136
Lincoln St., 5 SE of 12th Avenue
Claudio Ortiz Design Group

APN:
Lot:

010-271-016
12

Property Owner: OBrien

Background and Project Description:

The project site consists of a single-family dwelling with a detached guest cottage and shed on a
4,500-square foot lot, located on Lincoln Street, five parcels southeast of 12th avenue. The existing
dwelling is 675 square feet in size and the existing detached guest cottage is 396 square feet in size.
The site does not currently include an on-site parking space. A Final Determination of Historic
Ineligibility was completed for the residence on February 8, 2016.
The applicant is proposing to remove the rear detached cottage and add additional floor area to
the main dwelling unit. The specific project components include: (1) the removal of 31 linear feet
of existing walls (including the entire guest cottage and shed) and the addition of 825 square feet
of floor area to the residence, (2) The removal of 705.8 square feet of site coverage to reduce the
total coverage from 1,321.4 square feet to 615.6 square feet of coverage (3) the addition of a new
18-inch high outdoor gas fire pit, (4) new landscaping throughout including a large gravel patio and
119

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

new plantings, (5) asphalt shingle roofing to match existing, (6) board and batten siding on all
addition areas to match existing, and (7) new wood windows on all addition areas to match
existing.
Staff has scheduled this application for both conceptual review and final review details due to the
limited exterior changes. If the Commission has concerns that cannot be addressed at one meeting
it may continue the application with a request for changes.
PROJECT DATA FOR A 4,500 SQUARE FOOT SITE:
Site Considerations

Allowed

Existing

Proposed

Floor Area

1,980

1,328.7 sf*

1724.1 sf*

Site Coverage

615.6 sf**

1,321.4 sf

615.6 sf

Trees

3 Upper /1 Lower
(recommended)

7 total

7 total

Ridge Height

18 ft

14 ft

14 ft

Plate Height

12 ft

9 ft

9 ft

Setbacks

Minimum Required

Existing

Proposed

Front

20 ft

10 ft 10 in

10 ft 10 in (No Change)

Composite Side Yard

11 ft 3 in (25%)

49%

Minimum Side Yard

3 ft

Min. North Side: 3 ft 4 in

Min. North Side: 3 ft 4 in

Min. South Side: 14 ft 5 in

Min. South Side: 11 ft 2 in

House: 78 ft

4 ft 1 in

Rear

3 ft / 15 ft

Guest Cottage: 1 ft 4 in
*Includes 200 sf allocation for parking
**Includes bonus for 50% or more permeable materials

Staff analysis:
Parking Requirement: The Citys Zoning Code (CMC 17.10.030.F) states that in order to add floor
area to an existing residence, the site must have conforming parking. Staff notes the site does not
currently meet the 1-space on-site parking requirement. Due to the location of the existing
residence and multiple significant trees at the front of the property, providing on-site parking
120

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

cannot be easily achieved. In order to provide on-site parking either the entire residence would
have to be demolished and re-designed to allow for parking or the applicant would have to remove
three significant trees. In light of these requirements, staff could support a Variance from the
parking standards, which can be granted when there is a physical hardship that makes the
application of zoning requirement impractical. As part of this concept review the Commission
should indicate whether it would support a Variance application, which would be approved at the
final review.
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 currently contains seven trees, and the applicant has not proposed any tree removals or
replants. The trees on the site include five Coast Live Oaks, one Monterey Pine, and one
Liquidambar. As part of the preliminary site assessment, the City Forester noted that all of the
Coast Live Oaks and the Monterey Pine are considered significant trees. The Forester did not
recommend any removals or replants on the site.
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.
Staff has not identified any view or privacy impacts that would be created by the project. The
applicant is proposing to increase the rear setback from 1.5 feet to 4 feet by demolishing the
existing detached guest cottage and adding 849 square feet of living space to the residence. The
addition will remain one story and match the existing ridge/plate heights, so therefore all existing
view sheds from neighboring houses will be maintained.
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. With regard to chimneys, Residential Design Guidelines 9.15
states that A chimney should be integrated into the overall building design a
The proposed addition would be located at the rear of the home and would not have a significant
impact on the mass and bulk viewed from the street. The applicant has modified the roofline
above the new addition to match the natural rise in the grade of the site. In staffs opinion, the
building relates to a human scale and meets the guidelines listed above.

121

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

The applicant is proposing to add a second chimney on the north side of the property, towards the
rear of the residence. An existing brick chimney is proposed to remain in the master bedroom,
located near the front of the house. In staffs opinion, the second chimney will not be visible from
the street and therefore it does not add significant mass to the structure. Additionally, the
chimney will match the board and batten siding of the residence to create an integrated design.
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 two visible gabled rooflines on the front (West) elevation with a pitch
of 4:12. The ridge lines of the existing roof run from West to East and the applicant is proposing to
maintain the existing ridge line by extending the primary ridge towards the east. All new roofing is
proposed to have a pitch of 4.5:12. The roof plan is included on Sheet 10 of the plans. In staffs
opinion, the minimal changes to the rooflines are compatible with the existing design of the
residence.
Finish Materials: The existing finish material include board and batten siding with a composition
shingle roof and wood windows on the main residence. The existing residence has two existing
skylights and a brick chimney. The applicant is proposing to maintain the existing board and batten
siding throughout the addition areas, and install asphalt composition shingles to match existing. In
the rear of the property, a new board and batten chimney is proposed.
Exterior Lighting: With regard to light fixtures, Municipal Code Section 15.36.070.B.1 requires that
exterior light fixtures on the building do not exceed 25 watts (incandescent equivalent; i.e.,
approximately 375 lumens). The locations of the proposed light fixtures are depicted on Sheet 9 of
the plan set, and the details are included on Sheet 13. The applicant is proposing six Old Town
Collection lantern style lights mounted around the house, and six 18-inch high landscape lights.
The wall mounted lights include a shielded bulb and have an output of 4 watts (150 lumens) and
the landscape lights include a shielded cap over the bulb and an output of 3 watts (200 lumens).
Staff supports the proposed lighting fixtures and notes that they comply with City requirements.
Fences/Walls: The site is currently surrounded by a 4-foot tall wood fence along the front property
line and a 6-foot tall wood fence around the side and rear property lines. The applicant is
proposing to maintain all existing fences around the property. Fencing details are included on
Sheet 12 of the plans.
122

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

Site Coverage/Landscaping: The existing site coverage consists of various walkways, two patios
and a large wood deck, and exceeds the allowed coverage for a 4,500 square foot lot by 885.8
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 proposing to
bring the site coverage into compliance for the lot size by reducing the coverage to 615.6 square
feet. The new site coverage includes an outdoor gas fire pit in the side yard. The fire pit is
proposed to be 18-inches tall, constructed of stone, and located approximately 15 feet from the
side property line in the center of the lot. Staff has not identified any concerns with the location of
the fire pit.
With regard to landscape, the site currently contains scattered landscaping throughout the
property. The applicant is proposing to add a large gravel area in the middle of the lot and
surround the site with the following plants: Lily of the Nile, Rock Rose, Spanish Lavender, Mexican
Sage Brush, Rosemary and Coffeebarry. A landscape plan is included on Sheet L-1 of the plan set.
Public ROW: The unimproved portion of the City Right-of-Way (ROW) between the front property
line and edge of pavement is approximately 20-feet in width and includes multiple trees, and a
167.3 square foot sand-set paver parking area. The existing driveway/parking area exceeds the
allowed width within the ROW, however the existing driveway will remain. A small portion of the
walkway on the north side of the property encroaches into the ROW and is conditioned to be
removed as part of the project. Additionally, multiple conglomerate pavers are located within the
ROW and are also conditioned to be removed 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 825-square foot
addition to an existing 1,328.7-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.
ATTACHMENTS:

Attachment A Site Photographs

Attachment B Findings for Approval
Attachment C Conditions for Approval
Attachment D Project Plans

123

Attachment A Site Photographs

124

Attachment A Site Photographs

125

Attachment A Site Photographs

126

Attachment A Site Photographs

127

Attachment B Findings for Concept Acceptance

DS 16-153 (OBrien)
June 8, 2016
Concept Findings
Page 1

FINDINGS REQUIRED FOR CONCEPT DESIGN STUDY ACCEPTANCE (CMC 17.64.8 and LUP Policy
P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding

YES

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.

TBD

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.

8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and

128

DS 16-068 (OSBT)
April 13, 2016
Concept Findings
Page 2

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.B.1):
1. Local Coastal Program Consistency: The project conforms with the certified Local
Coastal Program of the City of Carmel-by-the Sea.

2. Public access policy consistency: The project is not located between the first
public road and the sea, and therefore, no review is required for potential public
access.

129

Attachment C Recommendations/Draft Conditions

DS 16-153 (OBrien)
June 8, 2016
Recommendations/Draft Conditions
Page 1

Recommendations/Draft Conditions
No.
1.
2.

The applicant shall apply for a variance to obtain relief from the on-site parking
requirement required by Municipal Code section 17.10.030
The applicant shall remove the stepping stones from the City ROW. The Planning
Commission shall determine whether the parking pad in the ROW shall be
removed or reduced in size.

130

0'8 r i en Residence
Exterior & Interior Remodel
Carmel. California
A.P.N . 010-272-016-000
BLOCK: 138

LOTS! 12

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PROJECT DATA
LOT SIZE
ZONING
A.P.N.
ADDRESS

SHEET INDEX

4,500.0 SQ.FT.
R-1
01D-271-016
BLOCK: 136 LOTS: 12

SITE COVERAGE

FLOOR AREA
1,960.0 S.F.

FAR ALLOWED
EXIS11NG
~AIN DWElLING
GUEST HOUSE

SHED

PARKING (ALLOCATION ONLY)

674.7
395.6
5B.4
200.0

S.F'.
S.F.
S.F.
S.F.

TOTAL (E) GROSS FLCOR AREA:

1,328.7 S.F'.

PROPOSED
~AIN DWELLING
~AIN DWEI.l.ING ADDITlON
PARKING (ALLOCATION ONLY)

674.7 S.F.
849.4 S.F.
200.0 s.r.

TOTAL (P) GROSS FLOOR AREA:

1,724.1

+4.0X

s.r.

LAND COVERAGE ALLOWED

435.6 SQ.FT.

22.0" cf F.A.R.

BONUS SllE COVERAGE

180.0 SQ.FT.

4.0:1 of SITE

TOTAL COVERAGE ALLOWED

615.6 SQ.FT.

EXISTING SITE COVERAGE

29.5"

EXISTING IMPERVIOUS COVERAGE

TOTAL {E) IMPERVIOUS COVERAGE

0.0 SQ.FT.

EXISTING PERVIOUS COVERAGE

37.7"

WALKWAYS & PATIOS

DECK
STEPPING STONES
TOTAL (E) PERVIOUS COVERAGE
TOTAL EXISTING COVERAGE

13.7"

1. COVER NOTES
2. EXISTING SITE PLAN &: HARDSCAPE
REMOVAL PLAN
3. PROPOSED SITE PLAN
4. TOPOGRAPHIC SURVEY
5. MAIN LEVEL DEMOUTION PLAN
6. EXISTING FLOOR PLAN
7. EXISTING ELEVATIONS
8. PROPOSED MAIN LVEL FLOOR PLAN
9. PROPOSED ELEVATIONS
10. EXISTING & PROPOSED ROOF PLAN
11. PROPOSED WINDOW & DOOR SCHEDULE
12. EXISTING MATERIALS
13. PROPOSED MATERIALS
L1. PROPOSED LANDSCAPE

SCOPE OF WORK
1. REMODEUNG AN EXISllNG ONE STORY SINGLE FAMILY D'M::WNG
AND ADDING 825.2 SQ.FT. lHE OVERALL OR GROSS FLOOR
AREA AODITlON TO lHE PROPERTY Ai"TER RENOVING THE
GUESTHOUSE AND STORAGE SHEO WILL BE 371.2 SQ.F'T.
2. REMOVING A 395.6 SQ.FT. GUESlHOUSE AND A 51!.4 SQ.FT.
STORAGE SHED
3, lHE NEW ADDITlON WILL t.4ATCH lHE EXISTING MATERIALS
4. REMOVING ALL OF THE EXISTING HARDSCAPE AND REPLACING IT
WllH NEW HARDSCAPE, lHUS REOUCING lHE COVERAGE BY
447.6 SQ.FT. AND ~AKING MOST OF lHE COVERAGE PERVIOUS.

VICINITY MAP

NOT TO SCALE

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1, 321.4 SQ.FT.

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EQIJIVALDIT; Lo., APPROXIMATil.Y J75 L.UMENS)

I PO'fR PER FlXllJ!lE.

2.

LANDSCAPE UGHllNG MAY NOT EXCEED Ill-INCHES ABO'JE iHE

GROUND NOR MORE iHAN IIi WATTS

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APART. LANOSCAI'E UGHliNO MAY NOT BE USED fOR lREE.

WALl... FENCE OR ACCENT UeHliNG Of ANY nPE.
PlJRPOSE
Of L>JSCIIPE UGHTlNG IS TO SAFTIY IU.UMINATE WAL.KWAYS
Nil ENTRANCES TO niE SUBJECT PROPERTY.

1HE

0.0 SQ.FT.

TOTAL (P) PER\IIOUS COVERAGE

TOTAL PROPOSED COVERAGE

0...

SQ.FT.
SQ.FT.
SQ.FT.
SQ.FT.

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PROPOSED PERVIOUS COVERAGE

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SOUlH PAllO
STOOP
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PROPOSED IMPERVIOUS COVERAGE

TOTAL (P) IMPERVIOUS COVERAGE

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EXTERIOR LIGHTING NOTES

1. ALL EX!fRIOR UClHllNG ATTIICHED 10 iHE WAIN BUilDING OR
ANY ACCESSORY BUILDIN(l MAY NOT BE HIGHER iHAN 11>-FEET
ABOVE iHE GROUND ANC MAY NOT EXCEEC 25-WATlS

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109.0 SQ.FT.

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NEIGHBOR BUILDING

LOW RETAINING WALL

BUILDING SETBACK LINE

SHO\WII THIN DASHED UNE

STEPPING STONES

EXIS11NG TRASH AREA LOCAllDN

109.0 SQ.FT.,
TO BE REMOVED
SET 01-1 SAND. SEE SHEET 12/E

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687.4 SQ.FT., PAVERS SET

ON SAND. SEE DET: 12/B&:C

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6 FOOT WOOO FENCE SEE DET: 12/5
4 FOOT WOOD FENCE SEE DET: 12/6

158.0 SQ.FT.,EXIS11NC POR110N TO

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RE~AIN

EXISTING SITE COVERAGE

LEGEND

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SETBACKS

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TOTAL (E) PER\'IOUS COVERAGE

EXISTING IMPERYIOVS COVERAGE
TOTAL EXISTING CO\IERAG

EXISTlNG HARDSCAPE

TO EE REliOIIED

8\JILDIHCS TO BE REMCMD

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6B7.4 SQ.FT.
525.0 SQ.FT.
109.0 SQ.F"T.
1,:521.4 SQ.FT.
1,321.4 SQ.FT.

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GRAPHIC SCALE

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6 FOOT WOOD FENCE SEE DET: 12/1

NORTH WAU<WAY

6 fOOT WOOD FENCE SEE DET: 12/2

LOIW:R RETAINING WALL

EXISTING WALKING TO REMAIN

78.7 SQ.FT., PAVERS SET ON SAND
SEE DET: ?/?

BUILOING SETBACK LINE

SHO\\N THIN DASHED LINE

LOW RETAINING WAll.

NEIGHBOR BUILDING

EXISTING TRASH AREA LOCAliON

WAl1ER HEAl1ER ENCLOSURE

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EXllERIOR PERGOLA
LOUNGE/BAR
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15.3 SQ.FT., CARMEL STONE SET
ON SAND.SEE DET: 13/C

GRAVEL ON SAND PAllO &: PAlli

SOUTH WALKWAY

158.0 SQ.FT.,EXISTING PORTION TO REMAIN

ON SAND. SEE DET: 13/C

6 FOOT WOOD FENCE SEE DET: 12/5

DRIVEWAY/PARKING
157.3 SQ.FT.. ON C1TY ROW.
SEE DET.: 12/D
EXISTING TO REMAIN

TO REMAIN

PROPOSED SITE COVERAGE

LEGEND

4 FOOT WOOD FENCE SEE DET: 12/6

TO REMIAN

PROPOSED lt.lPER\/IOUS CO~AGE

PROPERlY UNE
--

--

mw
T

~IN. SE'I!IAO<S

LIGHT F1X11JRE, SEE

SHEET 12. FOR SPEC"S

EXISllNG TREES TO

REMAIN

TOTAL (P) IMPER\'IOUS CO'tRAGE

-+GAS liAS UNE

oz
W<(

PROPOSED PER~OUS CO~AGE

SOUTH WALKWAY
WEST &: PORT. SOUllH WALKWAY
STOOP
NORTH WALKWAY
TOTAL (P) PER\10US COVERAGE
mTAL PROPOSED COVERAGE

--tfiB HOSE BIB

0.0 SQ.FT.

58.D
158.0
15.3
78.7

SQ.FT.
SQ.FT.
SQ.FT.
SQ.FT.

615.8 SQ.FT.

uuu

10

15

( IN FEET ) 1/4 inch '"' 1 ft.

GRAPHIC SCALE

(/)_J

00...
0...

ow

o:::l--

0...(1)

815.8 SQ.FT.
SCAI.E: 1/4"- 1'

133

134

.....

Ill

...,

rll

1-1

!;6 ...,

Ill

C'l

til

c;'l

SITE PLAN
APN 010-171-016
5 SE 12th Avenue/ Lincoln Street, Cannel, Ca
prepared for:
Patrck O'Brien

il'

:n

D"!i!

r~

SCALE

DATE:

REVISION:

APPRDVEDDv'

DRAWN BY:

G)

6z

EDGE OF" PAVWENT

Lincoln Street

t.IS

1/8=1
03 _ 12_ 2016

ICRW

BOUNDARY SURVEYS

ALTA SURVEYS

$
TOPOGRAPI-IIC SURVEYS

831-632-0956

13720 Monte Bello

Castroville. California 95012

Basebne Consultmg

KEYNOTES
ill {N) WAU..S PER PLAN
[!}PREPARE AREA FOR NEW DOORS

[lj PREPARE

AREA FOR NEW WINDOWS

W (E) DOORS .t 'MNDOWS TO BE REMO'IED

ffiJ (E) PW\olBINia F1X1URES TO BE Ro.tO'<Eil .t RELOCATED
(]] {E) WAU-S TO BE REWO'IED

[1) {E)

WALLS TO REMAIN

[} (E)

SK'IUCHTS TO REWAIN

DEMOLITOIN DATA
REMOVAL

EXISnNC
MAIN LEVEL

GARAGE
TOTAL

1~10

AODI110N

LN.FT. ;,1,7 L.N.FT. 158.5 L.N.Fi.

0.0 L.N.FT.

00.0 l.N.Fi.

145.10 L.N.FT., 0.0 LN.FT.,

100.0 :1
21.7

0.0 LN.FT.

0.0 LN.Fi.
108.4

SCOPE OF DEMOLITION WORK:

EX'TDIIOR:

1. KEEPING ALl ElCISllNG WINDOWS ON ElCIS11NG POR'I\ON

(If

HOUSE

2. REWOVE EX'IIRIOR DOORS AND REPL.AC WITH NEW WOOO

ODORS

J. REWOVE PORCH ON ~ ELEVA liON (FRON1) AND REI'L"CE

1111!1 NEW COVERED PORCH \IIITH ST'CNE PER PLAN.

-+. REFURBISH PORai ON THt SOUTH SIDE.

INlERIOR;
1. REMOVE ALL FLOOR IN UVING SPACES, I<ITCHEN AND
BA'THROOMS.
3. REWOVE AU. EXISTING F1X1URES AHD REPLACE 'M1ll NEW PER

Pl.IIN

-+. REMOVE CABINEJS, lli..E. SI..A!IS AND PREPARE AREAS FOR

NEW CABINETS, '111. AND SlABS PER fUN,
ll. EXIS'TTNC FURNACE TO BE REPlACED ANO -.m!FY ElCISllNG
DUCT S'ISTEM AND VENTS FOR NEW LOCATIONS.
6. WATER tAlERS TO REMAIN
7. VERIFY ElCIS'Tl*l fl.ECTRICAI. 1110~ AND UPDATE
ACCORDINGLY PER ELECTRICAL ~LAN

u u u

it

z
<(
_j

10

15

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

GRAPHIC SCALE

WALL LEGEND
- - 2X ALl. INTERIOR WAU-S
- - 2X NEW WALLS
- - ElCISliN!; WAU-S TO BE REMOVED

0...

.....Jz

wo
>_

WI-

.....J::i

zO

<(a
~0

SCAlE!

1' - 1/4"

135

1:1'-4'

BATHROOM 2
BEDROOM
L _________ _j

DINING ROOM

BEDROOM

LMNG ROOM
LIVING ROOM

12'-J'

1o'-1'

MAIN HOUSE

GUEST HOUSE

$
0

u u u

10

15

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

GRAPHIC SCALE

FLOOR AREA
MAIN LEVEL
MAIN LEVEL

TOATAL

674.7 SQ.FT.
395.6 SQ.FT.
1,070.3 SQ. FT.

SCAl.E: , . - 1/4'

136

KEY NOTES
ITJ ROOF:

ASPHALT SHINGLE

(1] SIDING: BOARD &

[J) WINDOWS: WOOD
[!} DOORS: WOOD

BATTEN

[]) CHit.INEY: FIRE BRICK

RIDGE at 112.0' - - - - - - - - - -

Plate

at 109.2'--

Plate

at 107.1'----

____

____,_,

- - - - - - - - - - - - - -RIDGE at 111.11'

[] SHUmRS: WOOD
[1] WOOD FLOVtR BOX

[[j GRADE:
- - - - -Plate

at 107.1'

WHERE OCCURS

(ID SKYUGHT

24X36

F.F at 102.1'---

- - - F.F ct 100.0'

NORTH ELEVATION
WEST ELEVATION

ci5

RIDGE at 111.11' - - - - - l
RIDGE at 111.8'

-----~-=--=:--=:--=:--=:--=:--=:--=:--=--=:--=:--=:--=:--=:--

~~~~~

- - - - - - - - - - - - RIDGE at 112.0'

~D~~1n~r-----~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~------ruD~cl11L~

>
w

0:::

- - - - - - Plate at 100.2'

- - - - - Plate al 109.2'

Plato ct 107.1' - - - - Plate

at 107.1'- - - - -

~JUI.JUI.Jl..Jil.;;iiiiiiiiiilliiiiiiiiiiiiiiiiJIU!.UJ:t:li::t:Cttit:tt:t:U..JUL._.. - -

--- F'.F'

at 102.1'

F'.F at 100.0'------

SOUTH ELEVATION

EAST ELEVATION

RID~

at 116.5'-- - - - - - - - - - - - -

- - - - - - - - - - - ---RIDGE at 116.5'

WEST ELEVATION

11-----

I II=::=::
I

(/)

It-

'-'0
zt-

SOUTH ELEVATION

EAST ELEVATION

NORTH ELEVATION

-c::x::
1->
cnw
X_j

ww

SCAl: 1' - 1/4"

137

ROOM NOTES
[QQl~-W K 4'-t'
[j]j] fP!'tF'x~
li]2l tr'~~y ?-fo

liilJ ~5~~ ~~-o

Iilli ~~~Y1~o

lml~~y"
~rt~xF!Efs~

m ~ '~10'

!I]]] ~~.,Ill~ ~t'll"

m~rx1~1-

11M ~V'~V!:O~
I1Qj ~ 'V'_,OOM

IIDI~~~1~'

Lmil~~

lill.l ~~ ~10'
li11l ~1ffl.~

11M scs---x-r-.::-.;.

m~~M1~~~

I!Qi ~~~ lll'-11'

IJ]]J~Kw~

KEY NOTES
mi!!I..ANl W/ SEAm;o NV.
[2]~-~~~~~K:E~
rn~F~JlltjKpJ"~DISPOSAL
[!)DISl WASHER SPACE

[[!~-~~

([l~~TOP
35'-4'

13'-4'

1'-e"

'-0'

10'-8'

4'-10"

[i]UPPER CASioiETll

7'-1

i]J~j81'~BMj~

.l!lf:s.

[])%1Jj~~~ ~ VANIIY 'MlH

lfijSHOIERPt:RPLNt

[j]BUILT~

IJNE)j

CAB.

~BUILT~- SEAT

HJ BUILT-fl oex:K

li2l

l!!~~r

.. -

2'

RGI)

IISIW fiiEl'lACE
fmliW STOlE HE.ORlH

D~
j!:Cr{JJ

[21111!1

S1EPS EXISliNG

IWJ STN<ED -ER 1: llR'IIR

H1!JE!UILT--IIt Si1..'/ES

u;

I2Q UTT BLANK

l2lJ ElCIS'IING Fllm'I.M.

IZ2J ElCISliNG SIOUGHTS

>
w
r:r

SITTING~

m2J

95.0 SQ.Ff.

~I
I

HI~~E~
~

0
0

o :o

- -

-~Y

0 :0
I
I
I

12'-3'

10'-1'

5'-7

DNOliS WillOW NUWBER, SEE IlNDOW SCIDI.U

IIEN01tS DOIIR NUMBER, !EE DOOR SCHEDULE

E}--------------:------II
I
I
I
I

I
I
I

12'-4'

11'-2'

EXTERIOR PERGOLA
LOUNGE/BAR

uuu

z
10

15

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

GRAPHIC SCALE

FLOOR AREA
MAIN LEVEL
ADDITION
TOATAL

0<(

w......J

(/)a..

Oo:::

o....o
oo
O:::__j
O....LL.

674.7 SQ. FT.

849.4 SQ.FT.

1,524.1 SQ.FT.

SCAt: 1/4' - 1'

138

KEY NOTES
(I] ROar: AS'HALT 511NOU: TO IIATlHD ~G
I!J~~llDNS, 150 WUENS
[3) SIDING:

BOARD o!< BATTEN TO WAlQIEO EXISTING

[I) GAAD -

OCCUR$

[[)~~ ~~::&~

NEW

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

N:ge al 113.8'----------......_'-- - - - - - - - - - - - Rldgo at 112.10' - - - - -

llllH A

([j OCJIMI SPOUTSo 3 INCH ROUP&!, COPf'Ui

(!J r~D~~~GE AND
""'

[ID ENlRY DOOR:

MlCD DMlm

uans

IE ~5i~~'=Jl,;.ms,
NEW
Plate at 109.2'- - - - -

li]l DCCI!S (rtP.):

ffil SINUGHT:

[83

I
I-"

\
\rn\rn

.....

I]]CHIIoiNE'Il ElCISTINGfiRfBRICI<

!iJ MEW FUJE Pill DOliN AND CA

li3l ElGS'IlNG lltlOO FUniER BOX TO BE REPLACED

RIDGE at 112.0' - - - - - -

1~/

F.f at 102.1' - - - -

WOOD lliWlED UGHlS, PAIHTED

EXISJING TO REII.Qj

Plate at 109.2' - - - rl

NEW ADDITION

EAST ELEVATION
WEST ELEVATION

NEW

Odo

Ridge at 11 1.11' - - - - -

II

fFFiiF

I
I

I rJ~

1(1~}

II

J~

1 1 11111~111

"-mJ

NEW

'

'-

NEW

Plate at 109.2'

m
F.F at 102.1'

- ...._

NEW

Ridge at 113.0'

...... ,...

r---

,...,...
~

r---

~:r

Ill

t~

..-.-

r-

r-~

>-I:=:
r--r--

1\

........

F.F' at 10o.o'

Ridge at 113.8' - - - -

~j ~~j

mmm

I ~
r--t::;

Plate al 107.1' - - - - -

r-, .
NEW

~UIJ'

Ill

NEW ADDITION

I
I

1.., ~
L

......

NORTH ELEVATION

at 113.8'

NEW

Ridge at 112.10'
NEW
Plate at 109.2'

u;~w!m - -

II~

!IIIII

~ IIIII

- -F.F at

102.1'

......

\rn

ll'i:555:'illl

I!I

m:.
'II

NEW

Rl~e

r~

rir
li

I\

\~

~
~
SOUTH ELEVATION

rn

Ill

II

NEW ADDI110N

.,..- - - - - .../

Rid~ e

ot 111.11'

/Ill

Plat eat 107.1'

(./)

ffi

oz
wo
(.I)or

o_<

/,

---

o>

0::~
o_w

- - - - - F.F ol 100.0'

u loJ-U

( IN FEET )

1/~

Inch

10

15

I ft.

GRAPHIC SCALE

SCAt.:

1/"'"

1'

139

KEY NOTES
(]] DOYINSPOUTS

(i] GUTTERS

W/ Zll: SLOPE

IX! NEW OiiWNEY

[!I EXIS111fG SI<YLJGHT TO REIIAIN
[[I NEW ROOF UHE SHO'IItl lHJCK DASHED UNE
([I EXISTIIfG ROO!' UNE SHC\111 lHICK SOIJD UNE
[1) ~~c~~U~~E TO BE REliO\IBl SHC\IIol
[[) EXIS11NG CHIWNEY

LEGEND
r~01RECTION

IIOCF UfiE: EXIS11NG

1HICK SOUD UNE

EXISTING OVERHANG
14--INCHES

~~'r.&ETt~

NEW OVERHANG
14-INCHES

EXISTING OVERHANG
14-INCHES

ROOF UNE: EXISTING

ROOF UNE TC BE REIIO\C
GUTtERS
DOllNSI'IJUTS

W/3 SlOPE

cii
z

il

s;
w
a::

, _______ f: I

L~-----~f====r==~~~---I
~--

EXISTING GABLED-END ----~~

1D-INCHES

I
I

1I

I
_ _ _ _ __j

II

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

I
I
I
I

L..:--------'k--'l-7----- NEW OVERHANG

14-INCHES

NEW OVERHANG
14--INCHES

NEW GABLED-END
10-INCHES

EXISllNG OVERHANG
14-INCHES

EXISTING OVERHANG
14-INCHES

NEW OVERHANG, TYP.

10-INCHES

- -------1--+

NEW GABLED-END
10-INCHES

tf)

~0~

u u-w

(.')W....J

1-0..LJ....
VlOO

z(/)a_

_o

xa:::o

10
1

( IN FEET ) 1/4 inch "' 1 ft.

GRAPHIC SCALE

15

wo...o::

~1'-1/-4"

10
140

Window Schedule

Window Elevations Types

(.!)

NO.

__J
__J

1
2

w
!:

3
4
5

~z

z
c

<:

2'-1'

1-

DO

..,"I

,.,

4'
2'-1'

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

2'-11' X 3' 2'

6'-4" X 3'-2"
4'0"X3'2'
4'-o' x 3'-2'
2'-4' X 3'-2'
2'-11' X 3'-2'
2'-11' X 3'-2'
10'-4" X 2'-0"

WOOO UNCLAD
WOOO-UNCLAD
WOOD UNCLAD
WOOD-UNCLAD
WOOD UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD
WOOD-UNCLAD

N
D
E
E
F"
D
G

-- --MASTER BEDROOM

t.IASTER BEDROOM
MASTER BEDROOM
MASTER BEDROOM
SEATTlNG AREA
SEATTlNG AREA
UVING ROOM

K
K
L
I
I
M

p
p

p
p
p
p
p
p
p
p
p
p
p
p

p
p

p
p

REMARKS

lA:

9'-2" X 4'-3"
4'-4" X 4'-3"
8'-4" X 4'-3"
4' o x 3'-6"
2'-6" X :3'-3"
3' 4" X 4'-3"
3'-4" X 4'-3"
4'-10" X 3'-3"
2'-6" X 3'-3"
,. 6' x 2 o

::II!

YES
YES
YES
YES

FlXED
FlXED
CASEMENT
CASEMENT
FIXED
FlXED
FlXED
FIXED

THRESHOLD JAMB

Ul

YES
YES
YES
YES

YES
YES
YES

YES

YES

YES

YES
YES

YES

YES
YES

YES
YES

YES
NO
'J'ES
YES

YES

YES
YES
YES
YES
YES
YES
YES
YES

NO
NO
YES
YES
NO
NO
NO
NO

YES

YES
YES
YES
YES
YES
YES
YES

HEAD

YES

YES
YES
YES

DET~LS

t:!:!

(,!)

CASEMENT/flXED/flXED/CASEMENT
CASEMENT
CASEMENT/FIXED/CASEMENT
CASEMENT/FlXED /CASEMENT
CASEMENT
CASEMENT
CASEMENT
FlXED
CASEMENT
CASEMENT

DETAIL SHEET

~r:t:

'!..

,),

..,
I

-- --- J

Window Notes:

Ia

,.,;.

I-

-o

FINISHED
FI.OOR

4'-11'

Ill I I I n I I I Ill

2'-0" 2'-rt'

11

I
I II
I II

'lo

Ia

---

"'

--'\-

___ ___ .,__,

-- - --- - M

1.

8.
9.
10.

OPENINGS WllH G.E. SIUCONE AOR'I'UC,

PO~YSU~FICE OR URE1HAIIE AS REQUIRED.
ALL WANUFAC1\JRED ~DOWS TO BE allmED AND
LldiELED NEEi1NG STANDARDS USlED IN T~ 2-5JV OF
mu: 24.
EXtERIOR WNDOW FINISH TO BE SEJ.LED, U.N.O.
WINDOW WOOD UNITS TO BE RECEII'fl!
IIU OPERASLE WINDOWS TO HA'-1: SCREENS.
AS SPEClFY BY CLIENT.

..___

.,..._

11. SEE: EXlERIOR EI.LVAi10NS FOR IIU WNDDW HEAD

1. F"OR HINGE LOCAllON &

OPENING SWING DIRECllON
SEE ELEVAllON SHEETS

HEIGHTS.

12. SINGLE PANE LANINAiED GLASS

(1 /II' lHK.Gl.-FILM-1/8" l!IK.GI...)

AS SPECIFIED i11LE. 24 GlASS 1: GLAZING
SEC. 2o401 II TAIIU: 2o!OJ.2.1
13, I'ER lHE ENRt;Y CODE ALL WINDOWS ARE
TO BE Cli.AZING AS DUAL PANE.

2. ALL WINDOW DEMENSIONS

ARE THE ROUGH OPENINGS
SEE ELEVAllON SHEETS

14. WINDOW JAMS 10 BE 3-1/2-INCI5 WI'THOUT EXlESION JAMS

AND DELIVERED 'lr11H EXTERlOR WOOD SillS ONLY. (U.N.O)

Symbols

Glazing Legend
TYPE 1 - lEMPERED GLAZING
PE:R C.B.C. 2406.4

MANUFACTURE;
.O.DDRSS:
CITY, STAlE. ZIP;
PHONE:
fAI<:

2'-0' .. 2'-o

'N

II. PRO'J1DE CONi1NUDUS CldiLK AAOUND ...U. l'IINDOW

Window Manufacture:
'b
I

\.,

,.,

Note:

1. PRO'.'IDE SAFETY a.AZ!Nil (TEMpfR1) OR LAMIN ...TED)

AS REQUIRED PER C.B.C.
2. SCREEN COI.CR TO BE SPECIFIED BY QJENT
3. GENERAL CONlRACTOR TO VERIFY 'THE WNDOW ORDER
AND ROOGH FRAMING WTH 'THE DESIGNER/ARCHitECT
PRIOR TO PU.CEloiENT OF' THE 11NDOW ORIJER.
4. lHE 'MNDOW IIANUFACltJRER 'ML.L SUPPLY ~OP
DR.O.I\INGS ~ SPECIAL WINDOWS (O'oelS1Z,EiC,)
FllO REI/lEW BY COOG, Inc.
5. APPlY SISAL KRAFT PAPER AROUND ALL EX~OR
OPENING.

to' 4'

4'-11'

Ill I
II I
Ill I

2'-1

liEf 3311

'h

- - - 'c--

4'

:c
::1

DINING ROOt.!
HALLWAY 1WO
BEDROOM THREE
BEDROOM THREE
BA 1HROOM ONE
BEDROOM TWO
BEDROOM ONE
KITCHEN
MASTER BA1HROOM
MASTER BATHROOM
LEFT BLANK

ffi
ffi
a..

Cl

asz

SIZE~
MATE IAL

LAJ

rr

4'-10'

FNSHED
FI.OOR

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

LOCATION

WINDOW
REFERENCE

Abbreviations

0_

111\N\JfAGltJRE:

-- ---- ,._,____ ____

ADMSS:

CITY, ST.O.lE. ZIP;

PHONE:

=~

FAX:

Door ScheduJe
(,ll

~-o

2'-6'

r-r

r-crf-+-.
r-,r-,

._.....,
A

--:r

Ia

r.r-- r-

.... ~::..,

"""-

(.!)

~
z

__J
__J

w ::1:c

;:
0

<:

LAJ

SIZE~
MATE IAL

1
2
3

ENTRY
LIVING ROOM
LIVING ROOM
BEDROOM THREE
LEFT BLANK
LEFT BLANK
LEFT BLANK

2'-6' x 6'-e"
PER 2'-6" X 6'-8"
PER 2'-6" X 6'-8"
PER 2' 6' X 6' 8"

4
5
5
7
8

18
19

20

3'-4'

LOCAT10N

17

..

NO.

10
11
12
13
14
15
16

11

- - NOT APPUCABLE
- - GENERAL CONTRACTOR
- - PAINT
- -STAIN
FF - - F"ACTORY FINISH
1.0. - - INlERIOR DESIGN
s - - SEALED
MF"R. - - MANUFACTURER
FlN. - - FlNISH
NAT. - - NATURAL

WINDOW
NUMBER

Hardware Manufacture:

Door Elevations Types

2'-8'

N/A
G.C.
p
ST

MASTER CLOSET
MASTER BAlHROOM
SEATTlNG AREA
MUD-ROOM
COATS CLOSET
BEDROOM ONE
CLOSET ONE
BEDROOM TWO
CLOSET TWO
BATHROOM ONE
BEDROOM THREE
CLOSET THREE

~
8
8

F
H
H
E
G
I
G
G
G
G
G
G

2' 4" X 6' 8'

2'-8' X 6'-B"
2'-B' X 6'-8'
2'-2" X 6'-8"
2'-6' X B' 8'
PER 1'-8" X 6'-8'
2'-6' X 6'-8"
2'-B' X 6'-B'
2'-6' X 6'-8"
2'-6" X 6'-8'
2'-6" X 6'-B"
2'-6" X 6'-8'
PER 2' 0' X 6' 8'

iJi

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

p
p

p
p
p

p
p
p
p

p
p
p
p
p

p
p
p

REMARKS

li:
WOOD
WOOD
WOOD
WOOD
WOOD

AJLL GLASS FRENCH

FULL GLASS FRENCH
AJLL GLASS FRENCH
FULL GLASS FRENCH
FlLUSHED / PANELED

DOOR
DOOR
DOOR
DOOR
DOOR

OUTSIDE
OUTSIDE
OUTSIDE
OUTSIDE
OUTSIDE

FlLUSHEO
PANELED DOOR
FlLUSHEO
PANELED DOOR
FlLUSHED
PANELED DOOR
FlLUSHEO
PANELED DOOR
F1LUSHED
PANELED DOOR
FlLUSHED
PANELED DOOR
FlLUSHED
PANELED DOOR
FlLUSHEO / PANELED DOOR
FlLUSHEO / PANELED DOOR
FlLUSHEO I PANE:LED DOOR
FLUSHED I PANELED DOOR
FlLUSHED I PANELED DOOR
FlLUSHEO I PANELED DOOR

INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE
INSIDE

'YES
YES
YES

SCHEDUU: FOR ADilli10NAL REQUIREio(ENlS.

2. PRCWlE PRIVACY HARDWARE FOR ALL BEDROON Alll

BA'THROOiol I.OCATIONS.
3. GENERAl CONTRACTOR TO CONSULT 't.I'TH OWNER FOR
ADOITIONAl DOOR HAROWAI<E REQUIREIIENlS.
4. ...U. DOOR GI.A21NG TO BE TEWPERED GI..ASS.
1;. ALl. EXI'ERIOR DOOR GLAZING TO BE S/11' INSULATED
TEWPERED GLASS.

Window Manufacture:

YES

NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO

NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO

'YES

ADDRESS:

loiANUFACllJRE:

ARCHitECT PRIOR TO DOOR ORDER PI.ACDIENT.

8. DOOR HINGES TO BE U'H.X4.!1'W. DOOR 1-o
8, Al.1. CCOR TOPS ANC BOTTOM TO BE SANDED. FINISHED,
AND SEAUD.

1O. GARAGE DOORS :

SEE SOiEDUIJ: Alll EXTERIOR EI.\IAi10NS FOR
ADOii10NAl INFORM.O.liON.

Elf!ERIOR:
INTERIOR:
MCS:

12. lHE DOOR STllfS 'ro BE PER PLNI

1J. CHECK FUlOR PLAN fOR HINGES LOCATION
14. PER 'THE ENERGY CODE IIU WINDO'IIS ARE 'ro BE
LAMINATED SINGLE Cl.AZING PNIE.

2. ALL WINDOW DEMENSIONS

Symbols

Abbreviations

DOOR
REFERENCE

- - DOOR
NUMBER

Glazing Legend

ADDRESS:

CITY, STAlE, ZIP:

PHONE:
FIJI:

DETAILS
"THRESHOLD JAMB

#
HEAD

1. F"OR HINGE lOCAllON &

OPENING SWING DIRECllON
SEE ELEVAllON SHEETS

11. lHE DOOR FINISH TO BE;

FIJI:

Hardware Manufacture:

DETAIL SHEET

Note:
&. DOORS BETWEEN CONDii10NED AND UNCON~I110NED
SPACES 'ro BE FULl.Y liEAlHER STRIPPED.
1. GENERAl. CONTRACTOR TO REIIIEW DOOR ORDER WITH

loiANUFAGltJRE;
CITY, STAlE. ZIP;
PHONE;

:::E

YES
YES
YES
YES
YES

Door Notes:
1. PROWlE DEAD BOLT LDCKS ON AU EXTERIOR DOORS. SEE:

fil
f5a..

T'!'FE 1 -

'T'EMPERED GLAZING
PER c.a.c. 2406.4

ARE THE ROUGH OPENINGS

SEE ELEVAllON SHEETS

N/A - G.C. - -ST - FF - I.D. - s -MFR. - FIN. - NAT. - -

NOT APPUCABLE
GENERAL CONTRACTOR
PAINT
STAIN
FACTORY nNISH
INTERIOR DESIGN
SEALED
MANUFACTURER
FINISH
NATURAL

SCALE: 1' - 1/4'

11

141

SOUTH DECK "A"

SOUTH REAR PATIO "B"

MATERIAL:
FINISH:
HEIGHT:

MATERIAL:
FINISH:
HEIGHT:

REDWOOD
NAl\JRAL.
SET ON F'0011NGS

6-FOOT FENCE "1"

wooo
MATERIAL:
FINISH:
HEIGHT:

NATURAL.
AS NOTED ON SITE PLAN

4-FOOT FENCE "6"

MATERIAL:
FINISH:
HEIGHT:

WOOD
NATURAL
AS NOTED ON SITE PLAN

REDWOOD
NATURAL
SET ON SAND

6-FOOT FENCE "2"

MATERIAL:
FINISH:
HEIGHT:

WOOD
NATURAL
AS NOTED ON SITE PLAN

WALKWAY

"C"

MATERIAL:
FINISH:
HEIGHT:

PAVERS
NATURAL
SET ON SAND

6-FOOT FENCE "3"

MATERIAL:
FINISH:
HEIGHT:

WOOD
NATURAL
AS NOTED ON SITE PLAN

DRIVEWAY "D"

WALKWAY "E"

MANUF'ACTUR~

t.1ANUFACl\JRE:

COL~

INSTALLATION:

PAVERS
NATURAL
SET ON SAND

INSTALLATION:

CONCRET
NATlJRAL
AS NOTED ON SITE PLAN

6-FOOT FENCE "4"

6-FOOT FENCE "5"

MATERIAL:
FINISH:
HEIGHT:

MANUFACTURE:
FINISH:
HEIGHT:

WOOD
NATURAL
AS N011ED ON SITE PLAN

WOOD
NATlJRAL.
AS NOTED ON SITE PLAN

4-FOOT FENCE 7"

MATERIAL:
FINISH:
HEIGHT:

WOOD
NATURAL
AS NOTED ON SITE PLAN

(/)
_J

(.')<(

z-0:::

1-W
(/)1-

x<C

w~

seAL: 1/4" - ,.

FRONT STREET ELEVATION

12
142

0<'
.;,

.:\

,,

---,
PWIUIIS

f{l

(.jiN
.. ~

i;
O~t~~

0 i~!l!
!gaa~

~~

I'

FIXTURE

"A"

MANUFACTURE:
T24 COMPUANT:
COLOR:
WATIS:
LUMENS:
BULB TYPE:
DIMENSIONS:

OLD TOWN COLLECTION

YES
BRONZE
4 WATTS
150
SEE BULB BELOW
1eH x 10-112w

BULB

FIXTURE "8"
MANUFACTURE:
T24 COMPUANT:
COLOR:
WATTS:
LUMENS:
BULB TYPE:
DIMENSIONS:

UNKNOW
N/A
BLACK
3 WATIS
200
LED MODULE
18H X 1w

MANUFACTURE:

PHIWPS

WATTS:
LUMENS:
BULB TYPE:

4 WATIS
150
811 LED SOCKET

~~~~

~~~~~~ ~ ~j~~
I

hgl
!g !;
1

l a a "!
lfll~ ~

l~:i !i ;it i
ll!i li i2! i
1 ~

!!

cii

LLI
ct::

PATIO & WALKWAYS

MANUFACTURE:
COLOR:

"c"

STONE
NATURAL

(f)

o_j
w<t:

(/)0:::

a...w
o.~<t:
a...~

SCALE: 1' - 1/4"

13
143

I
I
I
I
I
I
I
I
r

WM

I
I
I
I

(!)

~I
z r

i5

W I

2: 1

>I
<:[ I

o..i

SHOWN SOUD THK UNE

FF LEV= 100.0'
(ASSUMED)
LOT AREA=4,500 Sq. ft.

l:J:I

MAIN DWELLING

18"P

24"P

....J

~
m

(!)

iii

Wt
l:JI

~I
w,

l
l
I
I
I
I
I

I
l
I
I

6"P

00
o !I~~IID

I
I

l
I
\.....

u;

z
0

00

" ' ..... ,

LLI

J:t:

'

~ . ~.~.-===~o~.~==~. o

LIGHT KEY
... PATH LIGHT, 3 WATTS LED, SEE FIXTURE ".3" ON SHEET 1.3
~AY NOT BE SPACED CLOSER THAN 10-FEET APART

EXTERIOR UGHTING NOTES

IRRIGATION SYSTEM

1. ALL EXlERIDR UeHliNG ATTACHtD TO lHE IIAIN BUIDING OR

A/NY ACCESSORY Bllll.DING IIAY NOT BE HIGHER lt<AIN 1o-FEET

IIIIO"o!': '!liE GRCUND ANfl lillY NOT EXCEED 25-WIITTS
~N~T fi~~~ll Le., Af'PROICII!AlRY J~ LUMENS)

2. LANDSCAPE UGH liNG Mil Y NOT EXCEED 111--INCHES ABOVE lt<E

Y.tjOUND NOR MORE lHAH 1:5 WATTS

~~"ft~J,.gO::~~hi"'S?=o~v'lli~ ~~

APART. LANDSCAPE UGHlJNG MAY NOT BE USED ~ 'ffiE,

WALL. FENCE OR ACCENT UGHllNG r:7 ANY l'I'PE:. lHE ~RPOSE
Of LANDSCAPE UGHliNG IS TO SAFETY ILLLIIIIINIIlE WALKWA'I'S
AND ENTRANCES 110 '!liE SUB.I:CT PtiOPERTV.

1" ANTISYP~ON OEio!CE

PLANT INDEX
No.

BOTANICAL NAME

COMMON NAME

SIZE

AGAPAN1HUS PETER PAN

ULY OF lHE NILE

1GAL

CISTUS DORIS HIBBERSON

ROCK ROSE

5GAL

LAVANDULA STOECHAS

SPANISH LAVENDER

5 GAL

1" EILCTRIC YAI.-.5

~LTER

PUJS REGIJLATilR FOR EAa! VAL\

El.EC1RIC CON1ROLLER
!:AQ1 PLANT TO II[ ON DI!P SYSIDI

ALL PLANT!! WILL BE PUHTED YirTH AGRIF!lRW

To\!IS FU.UlW1NG WANUFACTUiiE OUiECTICNS.
<DIIPOST 111.1. BE IIIXED WllH SilL AT :1:1

SALVIA LEUCANTHA

MEXICAN BUSH SAGE

5GAL

ROSMARINUS

ROSMARY

5GAL

RHAMNUS CAUFORNICA

COFFEEBARRY

5GAL
1 GAL

LJ-U

10

15

( IN FEET ) 1/4 inch "' 1 ft.

PAlH UGHT, 3 WATTS LED SEE SHEET - DET. "B"

GRAPHIC SCALE

SCALE: 1/4" - ,.

Ll

144