CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

March 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 Final 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
Approve the Final Design Study (DS 16-472) and associated Coastal Development Permits subject to
the attached findings and conditions.

Application: DS 16-472 APN: 010-115-016

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
an 1,800 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 1,236 square feet on the main level and 364 square feet on the
upper level. New grape stake fencing is proposed on all property boundaries. Two entry pillars and
a gate are proposed at the front property boundary. The Planning Commission reviewed this
project at the February 8, 2017 meeting and accepted the design concept but directed the
applicant to make changes as described in the following section.

43
DS 16-472 (Wilson)
Staff Report
March 8, 2016
Page 2

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf NA 1,800 sf

Site Coverage 556 sf NA 401 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: 23
Plate Height (1st/2nd) 12/ 18 NA Max. 1st floor: 10
Max. 2nd floor: 18
Setbacks Minimum Required Existing Proposed

Front 10 NA 24 (residence)
0 (detached garage)
Composite Side Yard 10 (25%) NA Min: 10

Minimum Side Yard 3 NA Min. South Side: 4 4

Min. North Side: 3
Rear 15 NA Min: 8 11 First Floor
Min: 15 3 Second Floor

Staff analysis

Previous Hearing:
The Commission reviewed this project at the February 8, 2017, meeting and directed the applicant
to modify the plans. The following is a list of the modifications that were made with an analysis by
staff as to how the plans meet the Planning Commissions recommendations:

1. Eliminate the three-story design associated with the sub-grade patio.

2. Move the basement area so as to not intrude on tree roots.

Staff Response: The basement has been eliminated from the plans in order to mitigate
potential impacts to trees. There is no longer a subgrade patio or associated three-story
element.

44
DS 16-472 (Wilson)
Staff Report
March 8, 2016
Page 3

3. Reduce the second-story plate so that it conforms to code.

Staff Response: The second story plate height has been reduced from 19 ft. to 18 ft.

4. Replace the wood burning fireplace with a gas fireplace.

Staff Response: The fireplace on the south side of the residence has been revised from wood-
burning to gas fueled.

5. At the request of the neighbor to the south, modify the second floor balcony to provide more
privacy, and install vegetation on the south boundary to filter views.

Staff Response: With regard to the rear balcony, the applicant raised the height of the south
side wing-wall in order to provide privacy to the southern neighbor. The applicant has also
included a landscape plan that includes a privacy hedge along the south edge of the property.

Other Project Components:

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.

It is important to reiterate that where building foundations are within 15 feet of significant trees,
the foundation shall be excavated by hand. If any tree roots larger than two inches (2) are
encountered during construction, the City Forester shall be contacted before cutting the roots. The
City Forester may require the roots to be bridged or may authorize the roots to be cut. If roots
larger than two inches (2) in diameter are cut without prior City Forester approval or any
significant tree is endangered as a result of construction activity, the building permit will be
suspended and all work stopped until an investigation by the City Forester has been completed.

45
DS 16-472 (Wilson)
Staff Report
March 8, 2016
Page 4

Twelve inches (12) of mulch shall be evenly spread inside the dripline of all trees prior to the
issuance of a building permit.

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 previous proposal included a second floor plate height that exceeded the 18 feet maximum
and because of the proposed sub-grade patio, the building was also three-story. The applicant has
removed the sub-grade patio and the basement and the three-story component has been
removed. In staffs opinion, the current plans meet the objectives of Residential Design Guidelines
with regard to mass and bulk.

Exterior Lighting: Municipal Code Section 15.36.070.B.1 states that all exterior lighting attached to
the main building or any accessory building shall be no higher than 10 feet above the ground and
shall not exceed 25 watts (incandescent equivalent; i.e., approximately 375 lumens) in power per
fixture. Landscape lighting shall not exceed 18 inches above the ground nor more than 15 watts
(incandescent equivalent; i.e., approximately 225 lumens) per fixture. Additionally, the Citys
Residential Design Guidelines, Section 11.8, states an objective to locate and shield fixtures to
avoid glare and excess lighting as seen from neighboring properties and from the street.

The applicant has not submitted a lighting plan as of this writing. Regardless, staff will work with
the applicant to verify conformance with the requirements. A condition has been drafted requiring
the applicant to work with staff on appropriate down-lit fixtures, their location and lumens.

Landscape Plan: The applicants landscape plan depicts site coverage elements including a sand set
paver driveway, patios and walkways. Landscape lighting is proposed that conforms to code. Plans
were reviewed by the City Forester and approved.

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.

46
DS 16-472 (Wilson)
Staff Report
March 8, 2016
Page 5

Finish details include a light colored stucco exterior on all elevations, copper metal roof at entry,
Carmel stone veneer chimney, and red-tiled roof. Windows and doors are of wood. In staffs
opinion, the applicants proposed architectural details are authentic and integral elements of the
design.

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

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Units. The project
includes the construction of one single-family residence in a residential zone, and therefore
qualifies for a Class 3 exemption. The proposed residence does not present any unusual
circumstances that would result in a potentially significant environmental impact.

ATTACHMENTS:
Attachment A Findings for Approval
Attachment B Conditions of Approval
Attachment C Project Plans

47
 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 SCOPE OF WORK

LOT SIZE 4,000 S.F. 1. CONSTRUCTION OF' A NEW TWO STORY SINGLE FAMILY DWELLING
ZONING R-1 1. COVER NOTES WITH A DETACHED ONE-CAR GARAGE
A.P.N. 010-125-016 2. SURVEY 2. PROPOSING 556.0 SQ.FT OF HARDSCAPE
ADDRESS BLOCK: 4.5 LOT(S): 15
3. PROPOSED SITE PLAN
FLOOR AREA 4. PROPOSED MAIN FLOOR PLAN
FAR ALLOWEl> 1,800.0 SQ.FT. 45.~ ~ PROPOSED UPPER &
BASEMENT FLOOR PLANS
PROPOSED 6. PROPOSED ELEVATIONS
MAIN LEVEL 1,236.1 SQ. FT.
UPPER LEVEL 363.9 SQ.f"T. 7. PROPOSED ELEVATIONS
GARAGE (DETACHED} 200.0 SQ.FT. 8. PROPOSED ROOF PLAN
TOTAL (P) GROSS FLOOR AREA: 1,800.0 SQ.FT. 9. PROPOSED WINDOW AND DOOR
SCHEDULES
SITE COVERAGE 10. PROPOSED MATERIALS
11. STREETSCAP
LAND COVERAGE ALLOWED 398.0 SQ.FT. 22.0X
of F'.A.R. 12. BASEMENT & BONUS AREA DIAGRAM. VICINITY MAP NOTlllSCAl

BONUS sm: COVERAGE 160.0 SQ.FT. 4.0" FLOOR AREA OVERLAP Sq.Ft.
of SITE
13. VOLUME ANALYSIS, AVERAGE NATURAL
TOTAL COVERAGE ALLOWED 556.0 SQ.FT. 13.9" GRADE PLAN & CUT & FILL
IMPERI/IOUS COVERAGE L1. PROPOSED LANDSCAPE PLAN
LANDING 1 19.0 SQ.FT.
LANDING 2 19.0 SQ.FT.
LANDING 3 26.0 SQ.FT. EXTERIOR LIGHTING NOTES
LANDING 4 19.0 SQ.FT.
I. ALL EXlERIOR UGHTING ATTACHED TO THE MAIN BUILDING OR
LANDING 5 16.0 SQ.FT. ANY ACCESSORY BUILDING t.!AY NOT BE HIGHER THAN 10-FEET
ABO~ THE GROUND AND MAY NOT EXCEED 2~-WATTS
TOTAL IMPERVIOUS COVERAGE 99.0 SQ.FT.
~N~~.:~~T J~~~~NTt I.e., APPROXIMAID.Y 375 LUMENS)
PERVIOUS COVERAGE 2. lANDSCAPE UGHTING MAY NOT EKCEED 18-INCHES ABOIIE
GROUND NOR MORE THAN 15 WATTS
THE
r-
ENTRY WALKWAY 80.0 SQ.FT.
222.0 SQ.FT. ~~~~~JN~Q~x~~~: ~t5P'f~~o~~ts~YTH~~ f~~f w
SOUTH PATIO 1
SOUTH PATIO 2 00.0 SQ.FT. APART. LANDSCAPE UGHTING MAY NOT BE USED fOR TREE,
WAU. FENCE OR ACCENT UGH11NG OF' ANY T'I'PE. THE PURPOSE
w
TOTAL PERI/IOUS COVERAGE 302.0 SQ.FT. OF I.ANDSCAPE UGHTING IS TO SAFETY ILLUt.tiNAlE WAl.KWAYS
AND ENTRANCES TO THE SUBJECT PROPERTY.
I
(/)
TOTAL GROSS COVERAGE 401.0 SQ.FT.

a:::
w
>
0
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SCA!.E: ,. 0 , /4"

48

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49
 NEIGHBOR BUILDING
NEW 4-FT WOOD FENCE
AT FRONT PROPERTY
LINE, SEE "A", SHEET 10
NEW 6-FT WOOD FENCE TRASH AREA
AT SIDE AND REAR YARDS ENCLOSED BEHIND
SEE "8", SHEET 10 - ---ifT TALL WOOD FENCE
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AT REAR YARDS TO REMAIN 00.0 SQ.FT. TAG ILLEGIBLE 222.0 SQ.FT. 80.0 SQ.FT.
SEE -, SHEET - BARK. I'ROJECT BENCHMARK CARMEL STONE SET ON SAND. CARMEL STONE SET ON SAND.
ELEV~100.0' (ASSUMED) - -- - PRCJ'ER1Y UNE

NEIGHBOR BUILDING ---------- MIN. SE'TBACKS

- - - - - BUILDINGS TO BE REIID'I0

EXISliNG TREES TO
NEIGHBOR BUILDING REIAAIN

EXISllNG TREES TO
BE REMOVED
SITE COVERAGE
IMPERVIOUS COVERAGE HOSE 'BIB

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A.a:w uGHr FIXTURE. SEE
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LANDING 3 26.0 SQ.FT. _j
LANDING 4 19.0 SQ.FT. 0....
LANDING 5 16.0 SQ.FT. (/) w
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TOTAL IMPERVIOUS COVERAGE 99.0 SQ.FT. N 0 0:::
0.... z 0

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PERVIOUS COVERAGE
ENTRY WALKWAY 80.0 SQ.FT.
0 0
SOUTH PAllO 1 222.0 SQ.FT. 0::: <( _j
SOUTH PAllO 2 00.0 SQ.FT. 0.... ~ LL..
TOTAL PERVIOUS COVERAGE 302.0 SQ.FT. 0 5 10 15
TOTAL GROSS COVERAGE 401.0 SQ.FT. UwlJ w I I SCALE: 1/4" - 1'

50
( IN FEEf ) 1/4 inch = 1
GRAPHIC SCALE
ft.

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51

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SCALE: 114"- 1'

52

5
 KEY NOTES
OJ ROOF: 8: 12 PITCH, CLAY BARREL TILES

12) :~~ ~~~~E~+~SR~gW~~D. VERIFY

QJ SIDING: CEMENT PLASTER
[}]SIDING: STONE VENEER AT CHIMNEY
ffi} 'MNDOWS & DOORS: WOOD

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[]] g~;Wr~s ct.m: ;:guJr~~~.ol~: ~g~D

SPOUT.
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[Qj HEIGHT UMIT LINE: 18 FT, SINGLE STORY

[j] GRADE: WHERE OCCURS

IT1J COPPER ROOF
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---- ---- ----- ~ _r--- -;;;;-G~~~;;;,;--- -
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WITH GARAGE

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53

6
( IN FEET ) 1/4 inch = 1 ft.
GRAPHIC SCALE
 KEY NOTES
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7
 KEY NOTES
[j] DOVINSPOUTS
[2) CUTTtRS W/ 2ll SLOPE
QJ CHIMNEY
@] COPPER ROOF

ffi} BUILDING FOOTPRINT SHOWND THIN DASHED UNE

LEGEND
SLOPE DIRECTION
ARROW

ROOF UNE: PROPOSED

THICK DASHED UNE

-------- CUTTERS

.::::::N 00\\tiSI'OIJTS
W/2JI. SLOPE
BUILDING FOOTPRINT

1'-4" GABLE SIDE 1'-4" GABLE SIDE 8" GABLED-END

OVERHANG, TYP . OVERHANG, TYP. OVERHANG, TYP.

------------------~---
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8" GABLED-END OVERHANG, TYP.
OVERHANG, TYP. OVERHANG, TYP.

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( IN FEET ) 1/4 inch 1 ft.
GRAPHIC SCALE
 Window Elevations Types Window Schedule
8 DETAIL SHEET #
NO. LOCATION SIZE~ D5 "'z ffi ~
~
e> LIJ
z
a. DETAILS
z ~ MATE IAL G: REMARKS ~ ~ THRESHOLD JAMB HEAD
---' 1 KITCHEN A 4' -o x 3' -o WOOD-UNCLAD p CASEMENT YES YES YES
4' -o x 3' -8"
---'
w
2
3
DINING ROOM
DINING ROOM
N
- ----
WOOD-UNCLAD
WOOD-UNCLAD
p
p
CASEMENT
CASEMENT
YES
YES
YES
YES
YES
YES
c 5'-4" x 7'-o" p
3: 4
5
LIVING ROOM
HALLWAY ONE c 5'-4" X 7'-0"
WOOD-UNCLAD
WOOD-UNCLAD p
FIXED
FIXED
YES
YES
YES
YES
NO
NO
0 6 STAIRS E 1'-8" X 3'-6" WOOD-UNCLAD p FIXED YES YES NO

~z
7 STAIRS F 4'-6" X 3'-6" WOOD-UNCLAD p CASEMENT/FIXED/CASEMENT YES YES YES
z 8
9
WATER CLOSET
MASTER BATHROOM
G
H
2'-0"
3'-4"
X 3'-6"
X 3'-9"
WOOD-UNCLAD
WOOD-UNCLAD
p
p
CASEMENT
CASEMENT
YES
YES
NO
YES
YES
YES
<( 10 MASTER BEDROOM I a-o x 4'-4" WOOD-UNCLAD p CASEMENT /FIXED/CASEMENT YES YES YES
FINISHED
FLOOR :::?! <
:::IE
11 HALLWAY ONE D 5'-4" X 7'-0" WOOD-UNCLAD p
p
FIXED YES YES NO
A 12
13
LIVING ROOM
LIVING ROOM
J
K
9'-0"
3'-0"
X 7'-0"
X 1'-4"
WOOD-UNCLAD
WOOD-UNCLAD p
CASEMENT/FlXED/CASEMENT
FIXED
YES YES YES
YES YES NO
D'-D" 14 LIVING ROOM K 3'-o" x 1'-4" WOOD-UNCLAD p FIXED YES YES NO
15 GARAGE L 3'-4" X 3'-0" WOOD-UNCLAD p CASEMENT YES YES YES
s-o
-
J' 4"
'-o ~~- 16 STAIRS E 1'-8" x 3'-6" WOOD-UNCLAD p FIXED YES YES NO
~~-
2'-D" 4'-0"
1'-1" 1'-8" 17 STAIRS M 3'-o" x 3'-o" WOOD-UNCLAD p CASEMENT YES YES YES
18 BATHROOM ONE 0 2'-0" X 2'-0" WOOD-UNCLAD p CASEMENT YES YES YES

r'~
\ 19,19b BEDROOM ONE D 2'-6" X 3'-6" WOOD-UNCLAD p CASEMENT YES YES YES

'
'" [/ "":I- -~
~
1
,.. ,I 20
21
BEDROOM TWO
BEDROOM TWO
p
Q
1'-4"
3'-o"
X 2'-8"
x 3'-6"
WOOD-UNCLAD
WOOD-UNCLAD
p
p
FIXED
CASEMENT
YES
YES
YES
YES
NO
YES

i
x p
~
/ 22 HALLWAY TWO E 1'-s 3'-6" WOOD-UNCLAD FIXED YES YES NO

J
I'. / p
23 STAIRS E 1'-8" X 3'-6" WOOD-UNCLAD FIXED YES YES NO
24 GUEST BATHROOM L 3'-4" X 3'-D" WOOD-UNCLAD p CASEMENT YES YES YES
I
~ 25 GUEST BEDROOM R 2'-6" X 5'-3" WOOD UNCLAD p FIXED YES YES NO

=
p
------ --'...-- ------- --- -- - ----------- ---J .ELN~
FI.OOR
26
27
GUEST BEDROOM
POWDER ROOM
R
E
2'-6"
1'-8"
X 5'-3"
X 3'-6"
WOOD-UNCLAD
WOOD-UNCLAD p
FlXED
FIXED
YES
YES
YES
NO
NO
NO
G H J ~I K L

Window Notes: Note:

1. PROVIDE SAFEn' GLAZING (TEMPERED OR l.At.IINATED) 6. PROVIDE CONllNUOUS CAUL.K AROUND ~ I\INDOW 11. SEE EXTERIOR ELEVATIONS FOR ~ WINDOW HEAD 1. FOR HINGE LOCATION &
,~ "S REQUIRED PER C.B.C.
2. SCREEN COLOR TO BE SPEQFIED BY CLIENT
OPENINGS 1\llli G.E. SIUCONE ACRYUC,
POLYSULFIDE OR URflHANE AS RfQUIRED.
HEIGHTS.
12. SINGLE PANE LAMINATED GLASS
OPENING SWING DIREC'TlON
SEE ELEVATION SHEETS
3. GENERAL CONlRACTOR TO VERIFY lHE I'IINDOW ORDER 7. AU. MANUFACT\JRED WINDOWS TO BE CERTIFIED AND
~~~P~I~~lf~.-xa~~Gi}GLAZIND

~m~iJ ~)
AND ROUGH FRAMING WllH lHE DESIGNER/"RCHITECT LABELED MEETING STANDARDS USTED IN TABLE 2-53V OF 2. ALL WINDOW DEMENSIONS

m
PRIOR TO PLACEMENT OF lHE WINDOW ORDER. TITLE 24, SEC. 2401 & TABLE 2403.2.1 ARE THE ROUGH OPENINGS
4. lHE VtiNDOW MANUFACT\JRER WILL SUPPLY SHOP B. EXTERIOR WINDOW FINISH TO BE SEALED, U.N.O. 13. PER lHE ENERGY CODE All WINDOWS ARE
DRAWINGS FOR SPECIAL WINDOWS (0\IERSIZE,ETC.) 9. 'MNDOW WOOD UNiiS TO BE RECEIVEr> TO BE GLAZING AS DUAL PANE. SEE ELEVATION SHEETS
FRO REVIEW BY COOG, Inc. 1D. AU. OPERABLE WINDOWS TO HA\IE SCREENS. 14. I\INDOW JAMS TO BE 3-1/2-INCHES WllHOUT EXTESION JAMS
~. APPLY SIS"L KRAfT PAPER fiROUND AU. EXTERIOR AS SPECIFY BY CUENT. AND DEUIIERED WllH EXlERIOR 'lllD SILLS ONLY. (U.N.O) Abbreviations

----------~ ------~-~~-----~
OPENING.
Window Manufacture: Glazing Legend Symbols N/A - - NOT APPLICABLE

0 _
MANUFAClURE: TYPE 1 - TEMPERED GLAZING G. C. - - GENERAL CONTRACTOR
ADDRESS: p
M N 0 p Q R Cln', STfiTE, ZIP:
PHONE:
PER C.B.C. 2406.4
WINDOW WINDOW
- - PAINT
ST - - STAIN
FAX: REFERENCE NUMBER
FF - - FACTORY FINISH
I.D. - - INTERIOR DESIGN
Hardware Manufacture: s -- SEALIED
MANUFACllJRE: MFR. - - MANUFACTURER
fiDDRESS:
Cln', STfiTE, ZIP: FIN. - - FINISH
PHONE: NAT. - - NATURAL
FAX:

Door Elevations Types Door Schedule

8 DETAIL SHEET #
7' -e l}S "'z 0::
w
-o NO. LOCATION SIZE~
~
LIJ a.
5' -o 4' 2'-e" 2'-e 2'-0'
zl:i: DETAILS
2'-8' 2'-0" 2'-0' 2'-0" ~ MATE IAL REMARKS ~ THRESHOLD JAMB HEAD

~
I \ 1 ENTRY A 3' -o x 8' -o WOOD p GLASS, 3-INCH THICK [1-1/4" THK. MUN'TlNS} OUTSIDE YES YES
1'. 2 KITCHEN B PER 2'-6" X 7'-0" WOOD p FULL GLASS FRENCH DOOR OUTSIDE YES YES
I \ 7- f-\
hL
~--' c
3 MASTER BEDROOM PER 2'-0" X 7'-0" WOOD p FULL GLASS FRENCH DOOR OUTSIDE YES YES
It 0 p
'i'lD z 4 HALLWAY ONE PER 2'-6" X 7'-0" WOOD FULL GLASS FRENCH DOOR OUTSIDE YES YES

~
~ ~
-- f--
B
p

a
5 LIVING ROOM D (3) 2'-6" X 8'-0" WOOD FULL GLASS FRENCH DOOR OUTSIDE YES YES
\ I
---' 6 MASTER BEDROOM E 2'-6" x
6'-a WOOD p FLUSHED I PANELED DOOR INSIDE YES YES

~
-'.- '-o'- __J z 7 MASTER CLOSET F PER 1'-3" X 7'-0" WOOD p FLUSHED I PANELED DOOR INSIDE YES YES
D rJ Cl D D w < :::IE
8 WATER CLOSET E 2'-6" x
6'-s" WOOD p
p
FLUSHED I PANELED DOOR INSIDE NO NO
3: 9
10
GARAGE
CARAGE
8
G
PER 2'-6" X 7'-0"
8'-0" X 7'-0"
WOOD
WOOD p
FULL GLASS FRENCH DOOR
(ROLL-UP) INSTALLED PER MANUFACTURE SPEC.'S
OUTSIDE
OUTSIDE
NO
NO
NO
NO
0 p
A 8 c D E
11
12
BATHROOM ONE
BEDROOM ONE
J
F
2'-6" )( 6'-8"
PER 1'-3" X 7'-0"
WOOD
WOOD p
POCKET/ DOOR I PANELlED
FLUSHED / PANELlED DOOR
INSIDE
INSIDE
NO
NO
NO
NO
z 13
14
CLOSET ONE
BEDROOM TWO
H
F
PER 1'-8" X 6'-8"
PER 1'-3" X 7'-0"
WOOD
WOOD
p
p
FLUSHED / PANELlED DOOR
FLUSHED / PANELED DOOR
INSIDE
INSIDE
NO
NO
NO
NO
<( 15 CLOSET TWO H PER 1'-8" X 6'-8" WOOD p FLUSHED I PANELED DOOR INSIDE NO NO
p
J' 4'- ~ 16 BALCONY/BDRM TWO B PER 2'-6" X 7'-0" WOOD
p
FULL GLASS FRENCH DOOR OUTSIDE YES YES
e-o 17 GUEST BEDROOM E 2'-6" X 6'-8" WOOD FLUSHED I PANELED DOOR INSIDE NO NO

1'-8' 1'-8"
18 GUEST BATHROOM F PER 1'-3" X 7'-0" WOOD p FLUSHED I PANELED DOOR INSIDE NO NO

r
19 GUEST CLOSET I PER 1'-4" X 7'-o" WOOD p FLUSHED I PANELED DOOR INSIDE NO NO
r- p
20 GUEST PATIO B PER 2'-6" X 7'-0" WOOD FULL GLASS FRENCH DOOR OUTSIDE YES YES
\
,-,!

F
-- G
-.
~,
l-..1,

H
;-

I
1-
J
J
Door Notes:
1. PROVIDE DEAD BOLT LOCKS ON '-LL EXTERIOR COORS. SEE
SCHEDULE FOR ADDITIONAL REQUIRE~ENiS.
2. PROVIDE PRIVACY HARDWARE FOR AU. BEDROOM AND
BAlHROOM LOCAliONS.
3. GENERAL CONlRACTOR TO CONSULT WITH OM<ER FOR
ADDITIONAL DOOR HARDWAAE REQUIREioiENTS.
4. AU. DOOR GLAZING TO BE TEMPffiED GlASS.
~. ALL EXTERIOR DOOR GLAZING TO BE 5/8' INSULATED
TEMPERED GLASS.
6. DOORS BETWEEN CONDITIONED AND UNCONDITIONED
SPACES TO BE FULl.Y WEAlliffi SlRIPPED.
7. GENERAL CONlRACTOR TO REVIEW DOOR ORDER WITH
ARCHITECT PRIOR TO DOOR OROffi PLACEMENT.
8. DOOR HINGES TO BE 4.5"H.X4.5"W. DOOR 7'-0'
9. AU. DOOR TOPS AND BOTTOM TO BE SANDED, FINISHED.
AND SEALED.
10. GAAAGE DOORS :
SEE SCHEDULE AND EXTERIOR ELEVAnONS FOR
ADDITIONAL INFOR~ATION.
11. THE DOOR FINISH TO BE:
EXTERIOR:
INTERIOR:
MGS:
12. THE DOOR STILES TO BE PER PLAN
li: ~~~~8'&,62RAl:\!.N~b~~ TO BE
l.At.IINfiTED SINGLE GLAZING PANE.

Symbols
1. FOR HINGE LOCA'TlON &
OPENING SWING DIRECTION
SEE ELEVATION SHEETS
2. ALL WINDOW DEMENSIONS
~RE~ ROUGH OPENINGS
G A'TlON SHEETS

Abbreviations
Window Manufacture:
0 __ N/A - - NOT APPLICABLE
MANUFAClURE: G. C.- - GENERAL CONTRACTOR
ADDRESS: DOOR DOOR p
Cln', STATE. ZIP: --PAINT
PHONE: REFERENCE NUMBER
ST --STAIN
FAX! FF - - FACTORY FINISH
Hardware Manufacture: I.D. - - INTERIOR DESIGN SCALE: 1/4' - 1'
MANUFACllJRE: Glazing Legend s - - SEALED
56

9
ADDRESS: MFR. - - MANUFACTURER
Cln', STATE, ZIP:
PHONE: TYPE 1 - TEMPERED GLAZING FIN. - - FlNISH
FAX: PER C.B.C. 2406.4 NAT. - - NATURAL
 TRASH AREA
ENCLOSED BEHIND
4FT TALL WOOD FENCE

100.00'
S89'56'00"E

\I
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SHOWN SOUD THICK UNE GARAGE
\
\ I
F.f. 0 ELEV=100.0' SHOWN SOKID THK LINE \
LOT AREA=4,000 Sq. Ft. F. F. 0 ELEV= 102.00' \ I
I

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~~~=a~~~~~~~~~~~==~~~~~~~~~~~~--~~~a~Q~==~~~==~
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S89'56'Q9"E I
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100.00 I
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SOUTH PATIO 1 ENTRY WALKWAY 0 5 10 15

222.0 SQ.FT.
CARMEL STONE SET ON SAND.
81.0 SQ.FT.
CARMEL STONE SET ON SAND. ~ ~ I I
( IN FEEf ) 1/4 inch = 1 ft.
GRAPHIC SCALE

LIGHT KEY
-+- PATH LIGHT, 3 WATIS LEO, SEE FIXTIJRE "3" ON SHEET 13
MAY NOT BE SPACED CLOSER THAN 10-FEET APART

EXTERIOR LIGHTING NOTES IRRIGATION SYSTEM PLANT INDEX z

1. ALL. EXTERIOR UGHTING AnACHED TC THE !.lAIN BUILDING OR <(
ANY ACCESSORY BUILDING MAY NOT BE HIGHER THAN 10-FEET
ABOVE THE GROUND AND MAY NOT EXCEED 25-WAns
I" ANTISYPHON DE'tlc:t: No. BOTANICAL NAME COMMON NAME SIZE _j
(INCANDESCENT EQUIVALENT; l.o., APPROXIMATELY 37~ WMENS)
fN POWER PER FlXiURE.
1" ELECTRIC VALVES 0...
FlLTER PLUS REGULATOR FOR E,I,CH VALVE 1 AGAPANTHUS PETER PAN LILY OF THE NILE 1 GAL
2. LANDSCAPE UGiillNG MAY NOT EXCEED 18-INCHES ABOVE THE
GROUND NOR !.lORE THAN 15 WAns ELECTRIC CONTROI.U:R
2 CISTUS DORIS HIBBERSON ROCK ROSE 5GAL N w
1 0
~~A~~~~N,Mo:;:~~i: eE"'slf!t~ ~tsli,tY~~ ~f:,l EACH P\.ANT TC BE ON DRIP SYSTEM 0...
APART. LANDSCAPE UGHllNG MAY NOT BE USED FOR 'TREE.

$
ALL PlANTS li1LL BE PLANTED 1\llM AGRIF'Cfill 3 LAVANDULA STOECHAS SPANISH LAVENDER 5 GAL <(
4 SALVIA LEUCANTHA MEXICAN BUSH SAGE 5 GAL 0
(/)
5 ROSMARINUS ROSMARY 5 GAL 0
6 PITIOSPORUM TENUIFOUUM BLACK STEM 5 GAL
z<(
7 PHOTONIA XFRASERI 5 GAL _.J

CAREX PANSA CA MEADOW SEDGE SCALE: 1' 1/~"

+ PATH LIGHT, 3 WATIS LED SEE SHEET - DET. Ns 57

Ll