CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

June 14, 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 combined Concept and Final Design Study (DS 17-005) and
associated Coastal Development Permit for the remodel of an existing two-
story single-family residence to include adding 54 square feet of habitable
space, expanding a basement area, and exterior finish materials include
stucco siding, stone veneer, and a wood shake roof. The project site is
located in the Single-Family Residential (R-1) Zoning and Beach and Riparian
(BR) Overlay Districts.

Application: DS 17-005 APN: 010-287-011

Block: Z Lot: 4
Location: th
San Antonio Street, 2 SE of 13 Avenue
Applicant: Dale Byrne/Owner Property Owner: Dale and Margaret Byrne

Executive Summary
The applicant is proposing to remodel an existing residence, which includes adding 54 square feet
to the main and upper floors and constructing a basement area, as well as a major remodel to the
exterior of the residence resulting in a complete change in finish materials and appearance.

Recommendation
Approve the combined Concept and Final Design Study (DS 17-005) and associated Coastal
Development Permit for alterations to an existing residence, subject to the attached Findings and
Conditions.

109
DS 17-005 (Byrne)
June 14, 2017
Staff Report
Page 2

Background and Project Description

The property is 4,007 square feet in size with an existing 1,945-square foot, two-story residence,
which includes a 293 square-foot garage in the basement. The residence is not on the Carmels
Historic Inventory and a Determination of Historic Ineligibility was issued by the Planning
Department in January 2017.

The applicant has submitted plans to remodel the residence, which includes new finish materials
and architectural details on the exterior as well as interior alterations. The applicant is proposing
to add 49 square feet to the main floor and 5 square feet to the upper floor. The total square
footage of the remodeled residence will be 1,994 square feet, which includes 1,706 square feet of
above-grade space and a 288-square foot bonus basement.

PROJECT DATA FOR A 4,007 SQUARE FOOT SITE

Site Considerations Allowed Existing Proposed
Floor Area 1,802 sf 1,945 sf* 1,994 sf*
1,706 sf Above Grade
288 sf - Basement
Site Coverage 556 sf (0.22 + .04%) 1,187 sf 1,089 sf
Trees 3 Upper /1 Lower None None
(recommended)
Ridge Height (1st/2nd flr) 18/24 14/20 14/20
Plate Height (1st/2nd flr) 12/ 18 11/16 11/16

Setbacks Minimum Required Existing Proposed

Front 15 37 35
Composite Side Yard 10 (25%) 11 6 11 6

Minimum Side Yard 3 3 8 3 8

Rear 15 (3 allowed if 6 3 6 3
bldg. height not over
15)
*Include Basement Bonus Floor Area

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June 14, 2017
Staff Report
Page 3

Proposed exterior features of this remodel include stucco siding, copper gutters and downspouts,
stained exterior wood doors and windows, stained wood beams, a wood shake roof with two
eyebrow dormers, a bronze railings, a tire-track driveway, and stone veneer to the driveways
flanking walls, and front yard walls. The project includes removal of the existing fireplace/chimney
on the west and south elevations and one new fireplace/chimney installed on the south elevation
that will have a stone veneer. A proposed portico at the front door on the north elevation will
include a brow roof with a west exposure.

Staff has scheduled this application for both conceptual and final review. If the Commission has
concerns that cannot be addressed at one meeting it may continue the hearing.

Staff analysis

Forest Character: Residential Design Guidelines 1.1 through 1.4 state existing significant upper
canopy and understory trees should be preserved, Locate new construction to minimize impacts
on established trees, Protect root systems of all trees to be preserved, and maintain a forested
image on the site.

This site contains no trees. However, the City Forester planted a Monterey cypress tree in the
Citys right-of-way fronting the property to replace one that had been removed from the right-of-
way. The City Forester recommends that a lower canopy tree be planted on the Byrne property
(Michael Branson, City Forester, personal communication, May 25, 2017). Staff has conditioned
the project whereby the applicant shall plant one lower canopy tree.

Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state, Locate windows and
balconies such that they avoid overlooking active indoor and outdoor use areas of adjacent
properties, maintain privacy of indoor and outdoor spaces and balance and share view
opportunities.

Staff has not identified any specific view impacts that would be created by the remodel project.
While there is a slight change to the second story roof design, the height of the remodeled
residence would be maintained.

With regard to privacy, there is a proposed balcony/terrace on the west elevation of the upper
floor. This area is approximately 124 square feet and its most northern edge is approximately nine
feet from the residence to the north. This balcony/terrace is slightly offset from the northern
neighbors window, nevertheless, it could potentially create a privacy impact to this neighbor. To

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June 14, 2017
Staff Report
Page 4

the south, the residence does not have windows and no privacy issues are anticipated. A condition
has been drafted requiring that the applicant use a solid railing on the north side to protect the
privacy of the neighbor.

The project includes a change in window locations, but no significant change in the square footage
of the glazing on the north and south elevations. On the other hand, the proposed west elevation
facing San Antonio Street will have a substantial increase in the total square footage of glazing, but
this is not anticipated to result in privacy impacts. In addition, an existing upper floor deck is
removed from the east elevation and the total area of glazing on this upper-floor east elevation is
reduced from approximately 37 square feet to 8 square feet.

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.

The project will alter the appearance of the existing residence, but will not add significant new
mass or bulk. The proposal would add 49 square feet to the main floor and 5 square feet to the
upper floor and vastly improve the architectural style as compared to existing conditions. In staffs
opinion, the proposed remodel and new carport meet the objectives of Residential Design
Guidelines, by being in the human scale and in context to nearby homes.

Building & Roof Form: Residential Design Guidelines 8.1 through 8.5 state that building forms
should be simple. Basic rectangles, L or U-shapes are typical, A form with a horizontal emphasis is
preferred, Roof forms should be composed of just a few simple planes, Avoid complex roof
forms that call attention to the design or add unnecessary detail, In general, moderately pitched
roofs (4:12 to 6:12) are preferred. The Guidelines emphasize using
restraint and simplicity in building forms, which should not be complicated, and roof lines,
which should avoid complex forms.

The proposed remodel leaves the existing roof pitch at the original 5:12 and leaves the gable roof
over the main floor section and hipped roof over the upper floor section the same, except for the
ridge height over the main floor section is increased by twelve inches. The roof form over the
upper floor is modified slightly but retains the height profile that currently exists. In addition, there
are two eyebrow dormer windows with one each on the west and south elevations.

112
DS 17-005 (Byrne)
June 14, 2017
Staff Report
Page 5

There are two roof lines associated with the existing residence. The remodel will add one more
roof line at the location of the proposed front door portico. In staffs opinion, the roof design
associated with the remodel is simple and complements the proposed building style. Existing roof
material is composition shingle and will be changed to wood shake. In staffs opinion, the
proposed residence meets the objectives of Residential Design Guidelines.

Finish Details: Design Guideline 9.4 states, Architectural details should appear to be authentic,
integral elements of the overall building design concept. Design Guideline 9.5 encourages the use
of natural materials such as wood in conjunction with stucco. Design Guideline 9.8 states, Roof
materials should be consistent with the architectural style of the building and with the context of
the neighborhood.

The proposed finish details include stucco siding, a stone veneer, copper gutters and downspouts,
stained exterior wood doors and windows, stained wood beams, wood corbels, a wood shake roof,
and bronze railings. In staffs opinion, the proposed residence meets the objectives of Residential
Design Guidelines with regard to finish materials.

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
4,007 square-foot lot the total amount of coverage is allowed to be 396 square feet, or 556 square
feet if 50 percent of coverage is permeable.

Per the project plans there is existing 1,187 square feet of coverage of which 839 square feet is
non-permeable. The proposed plans indicate total site coverage of 1,089 square feet of which 767
is non-permeable. The proposed site coverage will exceed the maximum allowed site coverage by
533 square feet. Staff has conditioned the project to reduce site coverage to the maximum
allowed (556 square feet) and that 50 percent of this coverage will be pervious surfacing.

Carport/Driveway: Design Guidelines 6.3 and 6.4 state, minimize paved surface area of driveway
and consider using paving strips, or tire tracks, for a driveway and separate a driveway from a
front walkway to reduce visual impacts of paved surfaces.

The plans show no changes to the existing sub-grade garage. However, the existing asphalt
driveway will be replaced with tire-track driveway and the space in between and edging will be

113
DS 17-005 (Byrne)
June 14, 2017
Staff Report
Page 6

planted with elfin thyme. In addition, the plans show a separate and parallel walkway. In staffs
opinion, the proposed residence meets the objectives of Residential Design Guidelines.

Fencing: Plans indicate there to be an existing fence on the north and east boundary lines with the
north boundary line fence covered in ivy. There is no fence on the south boundary and none
proposed. The west boundary has two walls flanking the driveway (on a north/south alignment).
These walls are proposed to be removed and replaced with 2-foot high dry-stack stone walls.
Integrated with this west boundary wall will be a pedestrian gate flanked by 4-foot tall stone
columns. The proposed stone walls meet the requirements of the City code.

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 is proposing lighting fixtures as shown in the Project Plans pages A2.0 and A3.0.
Staff notes that the Planning Commission encourages down-lit lights instead of the lantern-style to
be more in conformance with the Residential Design guidelines. A condition has been drafted
requiring the applicant to work with staff on an appropriate down-lit fixture. In staffs opinion,
with down lighting, the proposed residence meets the objectives of the municipal code and
Residential Design Guidelines.

Public ROW: The City Right-of-Way (ROW) has no encroachments.

Alternatives: Staff has included findings that the Commission can adopt if the Commission accepts
the design, including the architectural style of the building. However, if the Commission does not
support the design, or does not support the conclusion submitted by Staff, then the Commission
could continue the application with specific direction given to the applicant/staff.

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The project includes a 54-square foot
addition to an existing 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.

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DS 17-005 (Byrne)
June 14, 2017
Staff Report
Page 7

ATTACHMENTS:

Attachment A Site Photographs

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

115
ATTACHMENT A PHOTOS

Project Site San Antonio Ave, facing east

116
Project Site San Antonio Ave, facing east

117
Attachment B Findings for Approval

DS 17-005 (Byrne)
June 14, 2017
Findings for Approval
Page 1

FINDINGS REQUIRED FOR DESIGN STUDY APPROVAL (CMC 17.64.80 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 NO
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.
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
unless otherwise agreed upon by the City Forester.
8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive 118
DS 17-005 (Byrne)
June 14, 2017
Findings for Approval
Page 2

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.

Beach and Overlay District Findings YES NO

13. The combined area contained within all setbacks is at least equal to the area of N/A
the lot that would be included within setbacks if the special beach setback
established in subsection (B)(9) of this section were applied (i.e., achieving no net
loss of setback area.
14. A minimum width of at least three feet will be maintained for the full length of
all setbacks.
15. By reducing any setbacks the proposed structure will not interfere with safe N/A
access to other properties in the neighborhood or otherwise result in damage or
injury to the use of other adjoining properties.
16. Structures proposed for construction within reduced setback areas will be N/A
compatible with the residential character of the neighborhood and will exhibit a
human scale without excessive building bulk or visual mass.
17. The proposed setbacks afford maximum protection for the adjoining parklands N/A
for the benefit of the public while still accommodating reasonable development of
the property.
18. The proposed setbacks are designated on an approved plan attached to the
permit or on a scenic easement for purposes of documentation and recordation.

COASTAL DEVELOPMENT FINDINGS (CMC 17.64.010.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.

119
Attachment C Conditions of Approval
DS 17-005 (Byrne)
June 14, 2017
Page 1
Once signed, please return to the Community Planning and Building Department.

Conditions of Approval

No. Standard Conditions

1. Authorization: This approval of Design Study (DS 17-005) authorizes the applicant
to remodel an existing residence, which includes adding 54 square feet to the main
and upper floors and a reduction in the garage by 5 square feet and construction of
basement area. The approved finish details include stucco siding, a stone veneer,
copper gutters and downspouts, stained exterior wood doors and windows, stained
wood beams, wood corbels, a wood shake roof, and bronze railings.
2. The project shall be constructed in conformance with all requirements of the local
R-1 zoning ordinances. All adopted building and fire codes shall be adhered to in
preparing the working drawings. If any codes or ordinances require design elements
to be changed, or if any other changes are requested at the time such plans are
submitted, such changes may require additional environmental review and
subsequent approval by the Planning Commission.
3. This approval shall be valid for a period of one year from the date of action unless

an active building permit has been issued and maintained for the proposed
construction.
4. All new landscaping, if proposed, shall be shown on a landscape plan and shall be
submitted to the Department of Community Planning and Building and to the City
Forester prior to the issuance of a building permit. The landscape plan will be
reviewed for compliance with the landscaping standards contained in the Zoning
Code, including the following requirements: 1) all new landscaping shall be 75%
drought-tolerant; 2) landscaped areas shall be irrigated by a drip/sprinkler system
set on a timer; and 3) the project shall meet the Citys recommended tree density
standards, unless otherwise approved by the City based on site conditions. The
landscaping plan shall show where new trees will be planted when new trees are
required to be planted by the Forest and Beach Commission or the Planning
Commission.
5. Trees on the site shall only be removed upon the approval of the City Forester or
Forest and Beach Commission as appropriate; and all remaining trees shall be
protected during construction by methods approved by the City Forester.
6. All foundations within 15 feet of significant trees shall be excavated by hand. If any
tree roots larger than two inches (2) are encountered during construction, the City
Forester shall be contacted before cutting the roots. The City Forester may require
the roots to be bridged or may authorize the roots to be cut. If roots larger than
two inches (2) in diameter are cut without prior City Forester approval or any
significant tree is endangered as a result of construction activity, the building permit
will be suspended and all work stopped until an investigation by the City Forester
has been completed. Twelve inches (12) of mulch shall be evenly spread inside the

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DS 17-005 (Byrne)
June 14, 2017
Conditions of Approval
Page 2

dripline of all trees prior to the issuance of a building permit.

7. Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,007-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.

8. The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
9. Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground.
10. All skylights shall use non-reflective glass to minimize the amount of light and N/A
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.
11. The Carmel stone faade shall be installed in a broken course/random or similar
masonry pattern. Setting the stones vertically on their face in a cobweb pattern
shall not be permitted. Prior to the full installation of stone during
construction, the applicant shall install a 10-square foot section on the building
to be reviewed by planning staff on site to ensure conformity with City
standards.
12. The applicant shall install unclad wood framed windows. Windows that have
been approved with divided lights shall be constructed with fixed wooden
mullions. Any window pane dividers, which are snap-in, or otherwise
superficially applied, are not permitted.
13. The applicant agrees, at his or her sole expense, to defend, indemnify, and hold
harmless the City, its public officials, officers, employees, and assigns, from any
liability; and shall reimburse the City for any expense incurred, resulting from, or
in connection with any project approvals. This includes any appeal, claim, suit,
or other legal proceeding, to attack, set aside, void, or annul any project
approval. The City shall promptly notify the applicant of any legal proceeding,

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DS 17-005 (Byrne)
June 14, 2017
Conditions of Approval
Page 3

and shall cooperate fully in the defense. The City may, at its sole discretion,
participate in any such legal action, but participation shall not relieve the
applicant of any obligation under this condition. Should any party bring any
legal action in connection with this project, the Superior Court of the County of
Monterey, California, shall be the situs and have jurisdiction for the resolution of
all such actions by the parties hereto.
14. The driveway material shall extend beyond the property line into the public right
of way as needed to connect to the paved street edge. A minimal asphalt
connection at the street edge may be required by the Superintendent of Streets
or the Building Official, depending on site conditions, to accommodate the
drainage flow line of the street.
15. This project is subject to a volume study.

16. Approval of this Design Study shall be valid only with approval of a Variance. N/A

17. A hazardous materials waste survey shall be required in conformance with the
Monterey Bay Unified Air Pollution Control District prior to issuance of a
demolition permit.
18. The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. The drainage plan shall
include applicable Best Management Practices and retain all drainage on site
through the use of semi-permeable paving materials, French drains, seepage
pits, etc. Excess drainage that cannot be maintained on site, may be directed
into the Citys storm drain system after passing through a silt trap to reduce
sediment from entering the storm drain. Drainage shall not be directed to
adjacent private property.
19a. An archaeological reconnaissance report shall be prepared by a qualified N/A
archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
19b. All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the

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June 14, 2017
Conditions of Approval
Page 4

Community Planning and Building Director. In addition, if human remains are

unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
20. Prior to Building Permit issuance, the applicant shall provide for City
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
21. Prior to any excavation or digging, the applicant shall contact the appropriate
regional notification center (USA North 811) at least two working days, but not
more than 14 calendar days, prior to commencing that excavation or digging.
No digging or excavation is authorized to occur on site until the applicant has
obtained a Ticket Number and all utility members have positively responded to
the dig request. (Visit USANorth811.org for more information)
22. All conditions of approval for the Planning permit(s) shall be printed on a full-
size sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions

23. The applicant shall plant one lower canopy tree

24. The applicant shall use a solid railing on the north side of the balcony to enhance
privacy.
25. The applicant shall reduce site coverage to 556 square feet with 50 percent to
be pervious.
26. The applicant will submit alternative exterior light fixtures with down-lit
characteristics.

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

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

123
VICINITY MAP PLANNING INFO.
.JUN A. SILLANO, AlA
N.T.S.
PROPERTY OWNER:

~ IDG
MR. DALE AND ~S. ~t.RGARET BYRNE

PH. (775) 31 3-5088

--=
a~+"'-"-*INftNDIL a..DN
PROJECT ADDRESS:
SAN ANTONIO 2 S 13TH AVE.
CARMEL, CA.
'7.;2:1 LIGI-f'T'l-lOUSE AVE
PROJECT SCOPE: PACFIC GROVE C:::A.
ADDITION t.NO RENODEL OF EXISTING SINGLE 839:"50
FAI.IILY RESIDENCE lllTH ATTACHED GARAGE

OCCUPANCY: R-J, U
(8311~15-1C!Ei1

CONST. TYPE: V-B FAX (831 I Go4B1aeo

!iMA.IL.. JarT!Idg("'iernldg.carn
A.P.N. 01D-287-011 -vee ~w~trridgcDI'TI

LEGAL DESC.: LOT:4 BLOCK: z

ZONE: R-1 CISCLAINER:

STORIES: 2 WITH BASEI.IENT

I.IAX BLDG. HT: 24FT.

GRADING: 10 C.Y. (270 C.F.)

TREE REI.IOVAL: D

TOPOGRAPHY: SLOPING

PROJECT CODE CDMPUANCE:

201 B CBC. CI.IC, CPC, CFC, CEC, c.AUFORNIA RESIDENTIAL CODE, STANPS;
CAUFORNIA GREEN BUILDING CODE II< 2016 CAUFORI'IIA ENERGY CODE

ENERGY METHOD: NICROPAS \'8.1, ENERGY PRO 5.0

LOT AREA: 4,007.52 S.F~0.092 Ac.)

13TH AVENUE FLOOR AREA CALCULA liONS:
(A 50' WIDE CITY STREET)
BASE AREA CALCULATION EXISTING PRoPOSED
TOTAL
1,193
MAIN FLOOR ..!!.~.L
...C,& r- -------------- -------- --------------- ------------------,-------- ---- - UPPER FLOOR
LOWER LEVEL-GAR. 'MNE RM.
459
293
464
288
TOTAL 1,945 1,9514

PROJECT/;;L~ENT:
MAIN LEVEL ~ 1,242.0

UPPER LEVEL~ 464.0

}- 1,80D-1,706 ~ 94
2
LOWER LEVEL = 288.0 ---uiil MR. DALE AND
LOT 2 1994.0 SF.
+100 BONUS MS. MARGARET
TOTAL ~ 288 AT BASEWENT BYRNE
PROJECT ADDRESS:
FLOOR AREA (PROPOSED): 1,994 S.F.
FLOOR AREA (ALLO~): 1,994 S.F (lNCL BONUS)
SAN ANTONIO
LOT COVERAGE CALCULATIONS:
2 SE 13th AVE.
CARMEL, CA
_j:, i: C1 J-- ~~- - < !
IMPERMEABLE

AC DRIVEWAY
CONCRETE (STONE)
LANDINGS & STAIRS:
2' -6" RET. WALL

ROCK PATIOS & WALKWAY5

SITE 2' HIGH ROCKW..LL;
(E)s'-3" PLANTER
SITE 2' HIGH BRICK WAll.
TOTAL:
DATE: APRIL 27. 2017
PLAN~ING ~-SUBMinAL
LANDSCAPE PLAN (SITE COVERAGE)
CALCULA110NS
REVISIONS:

.&. 05:=:22 17

--------------T.~=.~ ~~---L---~:o~~~a~~~~~--~~~~~ & 05-25-17

MN~~y 11 lb.
---- ~mcEIVED WOOD DECKS
~
n
231. &.
STEPPING Sl'C'IIES 119'
NOTE, SEE SURVEY FOR
MAl
L'il..
STOHEWA 1 K &.
(E) COVERAGE CALCS. AND STO~E PlAifTl1l
BALC. &.
LANDSCAPING PLAN FOR
LANDSCAPING DESIGN EXIST.'G
BUILDING
MAY 2 6 2017 WAllS
GRA\Itl.I'\TH
52

STONE FRONT PATH

-----25''----~- FTPRNT. STONE FRQIIT mPS
City of Carmel-by-the-Sea ENTRANCE 51tH: PATIO SITE
LOT 6 Plannin;; & Building Dept. FRONT lANDING
EXISTI~G STONE 0010 PLAN

---
N

SITE PLAN- PROPOSED

1/8" -I' a @ 0 ---
2 4 58 10
SHEET NO.

Al.O
124
 .AJN A. SILI.ANO, AlA
c::::::::=.= ....

(~I D G
"?.;:!1 UGI-<'1'1-:Jl.J AVE
PACIFC GP.OVE CA.
83850

PH (EI3 1l 6-46-1261
floi.AX {e31 J 848-1290
ElVIAIL Jer'T'IIag: )ernlag.cxrn
WEB ~-iarr~~

MAIN LEVEL EXTERIOR LIGHTING PLAN

1/4"=1'-0"

r
_ _ _ __ PROPERTY LINE
-------- --------------------------------r---------------,
~
z ",
C.,.: I
'J!'...
PROJECT/CUENT:

MR. DALE AND

MS. MARGARET
::;"o:;'b----- BYRNE
PROJECT ADDR~S:
s-8" (N) WAll

1 MASTER
BEDROOM
124 7K14
~ r:;:1 SAN ANTONIO
2 SE 13th AVE.
CARMEL, CA
: ( -)1!
j~
~

DA.lE~ .PRIL 27, 2017

KITCHEN
20 SIC 10 !a PLANNING !olE-SUBMITTAl
I WALK- IN I
I : CLO. : I REVISIONS:

____
_ _ _ ._ _ _ .J t1 3 )( 5 6
-------, L_-_-==---~ .&. QS-:22-17
_j

I
I
L
~ Z
~
EXISl"G_/.
BUILDING
18'-4"(N)WN..l. ;:

'
,. '
., :

>i
-~ !
'

- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - P B O P E R T j _ L ! t ! I . . . _ __ ~r._ _ _ _ _ _ _ _ _ _ ~-~----------------_j
MAIN UE\IEL = 172'-9" UNEAL FT.
NEW WALL 59'-8" UNEAL FT. (34%)
N MAIN LEVEL
VII ALL LEGEND PLAN
MAIN LEVEL PLAN
1/ 4"=1'- Q" = 2X EXIS11NG WALL TO REMAIN SHEET NO.
'c==::::::J 2X6 EXTERIOR STUD FRAidED w;.u
2X4 INTERIOR STUD FRAidED WALL. U.O.N.
A2.0
125
 .JUN A . S ILLANO, AlA

~IDG

(aa1 ) 8A&- 1.ii!e1

(831) 6A& 1.:Z90
eiiAAIL ~'\!~
W EB ~.j~

DISCLAIMER;

STANPS:

UPPER LEVEL EXTERIOR LIGHTING PLAN

1/ 4" = 1'- 0"

~
i I PROJECT/ CUENT;

MR. DALE AND

MS . MARGARET
BYRNE
P----~
PRo..CT .IOORESS;

I (E)BEDROOM-2
tz 0
t~
SAN ANTONIO
2 SE 13th AVE.
~- --- - ----
CARMEL, CA
1 ,;.p,; 010 - _: -- ( 11
I
I i
I
I
I UPPER
TERRACE I
(E )BEDROOM:-3
I
.~ 121Dx g I I O~TE: APRIL 27. 2017
PLANNING RE-SUSMITTAL
j, :

!~05-22~17~
REVISIONS;

, - - - - - - - -4}-- - - , ~ l
M'-IN LEVEl ---- --~ ~~ ~~----- ~
'I'ALL SELO\'I

& ~- -- - -
&, -
& _ __ _ __
UPPER LEVEL= 100'-2" UN.FT
(N)WALL 11'- 4" LIN.FT (11 ..3:{)
N UPPER LEVEL
UPPER LEVEL PLAN
1/4"= 1'-0 "
IE] \NALL LEGEN D
=
c:==::;
2X EXISTING WALL TO REt; AIN
2XC EXTERIOR STLD FRAMED WALL
SHEET NO.
PLAN

2X4 IN TERIOR STLD FRAMED WALL. U.O.N.

A3.0
126
 .JUN A. SILLANC, AlA
r=- --~

(~I D G
?:;;;! 1
UGI-IT'I-OUSE AVE
F'ACIFlC GALlVE CA.,
sss=

PH (931 I 646-12B1

J
(B31J 649-l:iiiZBO
EMAIL JC!'T"'Idg-~)cr"nldg.ccrn
, ....ee \NW'N,)ernldg.oorT'I

STAMP&

LD\NER LEVEL EXTERIOR LIGHTING PLAN

-- ---,

PROJECT/CLIENT:

MR. DALE AND

MS. MARGARET
BYRNE
..J
__ _j~_ I
__J
l_ PROJECT ADDRESS:

AR TROVE SAN ANTONIO

2 SE 13th AVE.
CARMEL, CA

(E)GARAGE
22X11Q

:
B~LCONY~
ABOVE

~ 22'-2" (N) WALL

-+
t.lAIN LV!..----:---+-------_ __ ___:::__::___:_::_::_=::___ _ _ _ _ _
WALL ABOVE DATE: AftRIL 2.7, 2017
_j - I
---'
fJL"-NNING RE-SUBMITTAL

RE'<lSIONS<

& 05=22 17

LOWER LEVEL

u
N
\NALL LEGEND PLAN
LD\NER LEVEL PLAN
= 2X ~XIS11NG WALL TO REMAIN SKEET NO.
c:=:::::::J 2X6 EXTERIOR sruo FRAMED WAll

c:::::::J
2X4 INTERIOR SllJO FRAt.lED WALL, U.O.N.

CMU WALL
A4.0
127
 .JUN A. S lt...LAND , A lA
c::::=- ~- -- =

~IDG

A-t (83 1) 841& 1 3 1

(8:::11 ) . . . . . , ~
~ . ~jer'!'"lil."\').oen"'
wee ..........,..J..ndgccr'n

STAMPS:

J
t
- n...i
---7 ! r
I j! BALC NY
ro=.----.:.1 I
1

~
ROOF SLOPE
5:12
MAI N LE'<n.
WALL eELOW
PRO..ECT/ CLIENT:

MR. DALE AND

MS. MARGARET
r~ , r-- ------ ~ BYRNE

l I I P_j PROJECT Al>DRSS:

/!_~,1- -T- -----~r~ ~~ -: ~

SAN ANTONIO
2 SE 13th AVE.
CARMEL, CA

r I lERRACE I
II ~ i' I
II
li

l!
~~

D.t.TE: AP'RIL 27, 2017

PLAN~ING RE-SUBMITT~L

RE~SI ONS:

& 0 $:-22-17

ROOF
ROOF PLAN
PLAN
SHEET NO.

A5.0
128
 ---------------ra;r~~~'lr~g.l~L-------------------- - - -----
- -- --- - -- ------
--- ~IDG
~ 79 0 2

18'-o" MAX. ROOF HT. FOR ,. ...--,

FOR ONEst~Y - - - - - - - _ _ ______r.::r-,
r-ID ,-- ~ 1 LIGI-rr....:::::lUEIE AVE
PACIF"IC GIAC1VE CA.
s 3E=>

(8:31 I B45-1261
10311 64&1aeo
jl:rri:::lg.,rerridg.c:c::rn
--.Je~.c.:rn

\,

~50
GAR,
07 (N)T 0
LOWER LYl.
S _] j_ L

EXTERIOR FINISH LEGEND

\/VEST ELEVATION- PROPOSED NORTH ELEVATION- PROPOSED
1/4"=1'-0"
1/4"=1'-0" OJ WOOD SHAKE ROOF
PROJECT/CUENT:

0 SlUCCO EXT. FIN.

0 STAINED 2X REDWOOD TRIM & SURROUND MR. DALE AND

0 STAINED EXTERIOR DR. & WOWS. MS. MARGARET
BYRNE
_________2.=.o.:_~~_300F HT. 0 RANDOM STONE
FOR SECOND STORY------------------------------ PROJECT ADDRESS:
0 4X, 6X, BX REDWOOD RAFTER TAILS,
CORBELS, ETC.
SAN ANTONIO
~ (E7~ 02
RIDGE 0 BRONZE RAILINGS
2 SE 13th AVE.
0 REDWOOD GATE CARMEL, CA

PROPO!>ED
LOWER[ ROOF UNE

10:1
z

I
~
d.!; 29 PL
~ _,Y..,.,(E~5~M!':!A;!:IN'-'L"Yl.;--

I il ,o1
11.
[i II
: IIi
11 ~~ 0.\ TE: APRIL 27, 2017
PlANNING R:E-SUB~ITI/.l

59.29'
i! il 59.29'
RE'v1SION5:

lo!AIN F.F. E AIN F; & Q5-22-l7

& Q5-2B-17

-.,I GARAGE

PROP.-EXIST.
EXT. ELEVS.
\/VEST ELEVATION- EXISTING NORTH ELEVATION- EXISTING SHEET NO.

1/4"=1'-D"
A6.0
129
 24' ~ II.AX.-IIQOF ~1\- I'm- - - - - -
-------- - - - - - - - ---- - - - - ----- -"l'!ili SECOND STORY ~ S ILLANO, AlA

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

~ 7902
~IDG
(E) RIDGE

(ED 1) EI4 B 1:i!B1

(f;;J3 1) S 4& 1a9C
!;MAIL J~'.Je~
-J~

..
1-.
I

EXTERIOR FINISH LEGEND

A.so,gz _(!!)T Q.s )_

V AT GAR./ lOWER l '.\..
L .WOOD SHAKE....ROOf

~I
SlUCCO EXT. FIN.

STAINED 2X REDWOOD TRIM & SURROUND

EAST ELEVATION- PROPOSED G) STAINED EXTERIOR DR. & WOWS.

SOUTH ELEVATION- PROPOSED
1/4"= 1' - o "
[lj RANDOM STONE
1/ 4"1' - 0" PROJECT/ CUENT'
[!) 4X, 6X, BX REDWOOD RAFTER TAILS,
CORBELS, ETC.

(2] BRONZE RAILINGS

MR. DALE AND
MS. MARGARET
0 REDWOOD GATE BYRNE
PRO.I;:CT ADDRSS:

-----------
~19 02 ~ 79Q2
SAN ANTONIO
(E) RIDGE (E) RIDGE 2 SE 13th AVE.
CARMEL, CA

+--'0f1:?
1 (E)~==
UPPE~:::-
PL

~I
!~f"
rat: I ~ d..
1
67. ; 1' F
V\JPPER F..

~ - -~

~I I~ ~ DATE: AP'R:IL 27, 201 7

L---~===================~~~======L-~-~~~~~
P'LA,NNING RE-SUBUil'l~

REVISIONS,

8: & orzz- 17
.&-. o:;-26 17

I.
'., GARAGE
II
.d.(E~1 2.:_T.
-y GARAGE

PROP.-EXIST.
EAST ELEVATION- EXISTING EXT. ELEVS.
SOUTH ELEVATION- EXISTING
SHEET NO.

A6.1
130
 ..JUN A. SILLANO, AlA

IDG

DOOR SCHEDULE WINDOW SCHEDULE 7:iiiii!:,

_
L.IGt-fTHOl.JBE AVE
P.AC:IFIC GAO'v'E C:A,

. ..
- - - -
9:39!50
Door Door Size (Finished) Class I Finish I Wdw. Window Size (Finished) I Glass I Finish I
No. Wldtll Hoi;lot lhlc:k Caro IT)po Tem,_..t lnt.lar Remarks No. H-.,t
~=t
Type Molwlal ,.,... T..,.onod lnt.lar I Remarks
18311 6o46-1~1
MAIN LEVEL MAIN LEVEL l831] 646.1ZBQ
101 3" 0" 7"-6" 2 3/4" yro SOLID STAINED WOOD S\\1NC M "IN ENTRY OR.; ARCHTOP: SEE ELEV. 101 2'-0" 3'-0" 6'-8" CASEMENT liD OBL PANE YES STAINED WOOD 4 LITES; 03LONG SHAPED; SEE LE'.. EMAL ]Oo"TW:::~e!'T'*lg.corn

102 PR2" 6" s~a 1 3/4" WD SOLID DBL P: .NE YES ST:JNEO WOOD S\\1NG 16 UTES 102 2'-0" 4'-0" 6'-8" CASEMENT WD OBL-P .NE YES STAINED WOOD 6 UTES loN\NOH.;Er"TW::Ig.ocrn

103 PR2" 6" 7"-2' 1 3/4" wo SOUD DBL-PANE YES STAINED WOOD SWING 1u UTES: ARCHTOP: SEE ELEV. 103 2'-c" 4'-0" 6'-8" CASEr.IENT we OBL-P.'.NE YES ST .INED WOOD 6 LITES
104 PR2" 6" 7" 2" 1 3/4' m SOUD DBL PANE YI"S STAINED WOOD SWING 16 UTES: ARCHTOP: SEE ELE'". 104 2'-o" 3'-o" 6'-8" CASEMENT v.o DBL PANE YES STAINED WOOD 4 UTES
DISGLAMERo
1o5 2 10" 7" a 1-3/4" m souo SNGL. PANE YES STAINED WOOD SI'IING M.\STER BEDRM. 105 2'-o" J'-o" 6'-8" CASEMENT wo DBL PANE YES STAINED WOOD 4 UTES
1(16 2"-6' 7" o 1-3/4" wo SOLID SNGL.-PANE YES ST.".INED WOOD SI'IING MASTER BATH 106 2'-4" 3'-o" 6'-8" CASEMENT Vo{) DBL-PANE YES STAINED WOOD 4 UTES: OBLONG SHAPED; SEE LEI.
107 2"-6" 7"-0" 1 3/4" wo SOLID SNGL.-PANE YES SFINED WOOD S\\1NG M. TOILET 10:' 2-4" 3'-o" 6'-8" CASEMENT v.o DBL-PANE YES STAINED WOOD 4 UTES
108 2" 6" 1 o 1 3/4" \10 SCUD SNGL PANE .~s STAINED WOOD SLIDING M. W.I.C.; POO<ET DR. 108 2"-4" 5'-o' 7'-a CASEMENT w DBL P..NE NO STAINED WOOD 6 UTES
UPPER LEVEL 109 2-4" 5'-o' 7'-6" CASEMENT w DBL PANE NO STAIN Ell WOOD 6 UTES
201 PR2' 5 .. 6" 0"
,
2 3/4" wo SOUD OBL.-PANE YES STAINED v.ooo SWING 12 UTES; BDRM.-2/ 8 'LCONY 110 4'-o" 5'-6. 8'-o" DBL-CASEMENT Vo{) OBL-PANE NO STf.INED WOOD ::~~ill:;:' ., ~""""' """"
202 PR2"-6" 6'-6" 3/4" \\1) souo SNGL. P. NE YES STAINED WOOD SWING BDRM. 2 CLOSET UPPER LE...::L
203 2'-8" 6' B" I 3/4" yro SOLID SNGL P ANE YES STAINED WOOD SWING BDRM.-2 201 2'-D" 6'-0" s-o F1XED w OBL-PANE YES STAINED WOOD 8 LITES
~U4 2' 6" 6'-8" 1-3/4" wo SOLID SNGL-PANE YES STAINED WOOD SWING BAll< 202 2'-o" 3'-a 6'-6" CASEME?lT v.o DBL-PANE NO STAINED WOOD 6 LITES STAMPSo
2o5 2' 6" 6'-8" 1-3/4" WIJ SOLID SNGL-PINE YES S TAINED WOOD SYtiNG BORM.-3 203 2'-o" 3'-8" 6'-6" CASEMENT v,Q OBI--PANE NO STAINED WOOD 6 LITES
206 3' 0" a o 1 3/4" "WO SCUD SNGL PANE YES STAINED WOOD Sl\ING BDRt.<.-3 CLOSET 204 2'-6" 4'-6" 6'-'" CASEMENT w DBL PANE YES ST:JNED WOOD 6 LITES
LO\'IER LE>'E... 205 2'-o" 3'-8" 6'-6" CASEMENT w DBL-PANE YES STAINED WOOD 6 LITES
OD1 I 8'-o" 7 6" PER ~AN-.Jf~ WD I SOLID WOOD ROLL-UP GARAGE DR. 206 2'-o" J'-o" 6'-6" CASEMENT w OBI--PANE YES STAINED WOOD 4 LITES
002 I 3' o" 7'-6' 1 3/4" we SOLID SNGL.-PANE YES I STAINED WOOD SWING FOYER/GARAGE 207 5'-3" VARIES 8'-7" FIXED Vo{) DBL-PANE NO STAINED WOOD 4 LITES; EYEBROW I'()W.; SEE ELEV.
003 2' 6" 7' 6" 1 3/4" WIJ I SOLID SNGL. PAI<OE YES I STAINED WOOD SWING WINE RM. 208 5"-0" 4"-0" 6-0" OBL-CASEMENT v.o DBL PINE ~ES ST\INED WOOD 12 UTES
209 2"-4" J"-0" e-s" FIXED v.o OBL.-PANE YES STAINED WOOD 4 UTES: OBLONG SHtPED: SEE ELEV.
210 2'-0" 6'-0" 6'-o" F1XED v.o DBL-PANE YES STAIN Ell WOOD 6 UTES

PROJECT/CUENTo

MR. DALE AND

MS. MARGARET
BYRNE
PROJECT ADORES~;

DOOR NOTES: WINDOW NOTES: SAN ANTONIO

ALL GLAZING IN DOORS SHALL BE TEMP. GLASS. ALL C.ISEMENT 111NOOWS USED IN BEDROOMS AS EMERGENCY EGRESS MUST BE "BREAK WAY" TYPE TO ENSURE COMPLETE OPENABLE ARE;. fOR 2 SE 13th AVE.
DOOR SIZES SHOWN IRE PROPOSED FINISHED OPENING SIZES. GENERAL CONTRACTOR TO VERIFY MANUFACTURER'S NEAREST STOCK SIZES FOR
ACCESS. CARMEL, CA
DESIGNER/OWNER TO REVIEW AND APPRO" E. WINDOW OI~ENSIONS ARE PROPOSED FINISHED OPENING SIZES. GENEr.AL CONTRACTOR IS TO ' ERIFY MAI<OUF ACTURER'S NEAREST STOCK SIZES. ALL
WINDOW SIZES, SHAPES, COLORS, HARDWARE, SCREENS, GLAZING, ETC. MUST BE APPROVED BY OWNER PRIOR TO ORDERING.
SPECIALTY DOORS SHALL BE COORDINATED Will< GENERAL C~NTRACTOR FOR SITE VERIFICATION AND INSTALLATION.
SPECIALTY \\1NDOWS SHALL BE COORDINATED WITH THE GENERAL CONTR.'.CTOR FOR SITE VERIFICAnON AND INSTALLATION.
~~,-~~~~~~ ~~RfxftR~~- HAVE ' COPPER PAN, 1/2" MAX THRESHOLD. & BRASS HINGES. DUTSIYING DOORS SHALL HAVE A 1/2" MAX CHANGE IN
ALL l\INDOWS ARE TO BE DOUBUE GLAZED.

ILL EXPOSED EDGES TO BE SEALED TO PREVENT MOiSTURE PENETRATION AND WARPING. 01\NERS TO SPECIFY 1\tiiCH I'IINDOW ARE TO BE LOW "E".

ALL FRENCH DOORS ARE TO HAVE DE.D BOLTS. ALL GLAZING SUBJECT TO HUUAN IMPACT SHALL BE TEUPERED GLASS OR \\lRE SAFETY GLASS (CBC 2406.3)

CONTRACTOR TO VERIFY ALL ASPECTS Of DOORS ,1)1 OWNER PRIOR TO ORDERING. GLAZING IN FIXED OR OPERABLE PANELS ADJACENT TO A DOOR WHERE THE NEiREST E::POSEO EDGE OF THE GLAZING IS WITHIN A 24" ARC OF
EITHER \~RTICAL EDGE Of THE DOOR IN A ClOSED POSITION AND 'M-IERE TI<E BOTTOM EXPOSED EDGE Of THE GLAZING IS LESS lliAN 60" ABOVE
1)1 WALKING SIJRFACE SHALL BE SAFETY GLASS (CBC 2406.3).

FOR WINDOWS T)1f.T SERVE AS EMERGENCY EGRESS FROM SLEEPING AREASo

- MINIMUM NET CI.EAR OPENABLE DIMENSWN OF 24 INCHES IN HEIGHT.
- MINIMUM NET C\.AR OPENABLE DIMENSION OF 20 INCHES IN WIDTH.
- MINIMUU NET CLEAR OPEN ABLE DIMENSION Of S. 7 SQUARE F"EET IN AREA.
D"TE: r'IPRtL 27. 2017
- SlLL HEIGHTS Of SUCH OPENINGS SHALL NOT EXCEED 44 INCHES ABOVE FtOOR
PLA~NING RE-SUBUITIAL

RE\'ISIONS:

: :05-~22~17~~~
&, _ __ __ __
&, _ __ _ __
_& _ _ _ _ __

DOOR & WINDOW

SCHEDULES
SHEET NO.

A9.0
131
 -NOTU: PlANTING N019: !MJil.lliHO DEPARniEHT NOTB:

All D<l'NISPOUTS TO BE IJSI'ERSEil ON SITE IN I.ANOilCAPE All.LANDSCN'EAAEX; SHAU. BE CONTWJOUSI.Y _,.AINEO PERJtiTS & ~110NS:: ll'IS lSAREHOYAnON TON-4 E)QSTJNJl.ANOSCAPE WTH
AREAS. AU. <mER~ 11ES0ES ROOF ARE PERME.OSLEANO IN A UTltR FREE, WEED FREE CONllllON AND N.J.. PlANT AU. DRIP IRRIGATION.
V..TeR WllABSORB lliRCM..Gi. MATERIALSHAI.l. BE CONTI.'"--CJUSI.Y t.IAINTAINED IN AHE.<LT>ff THE CONTRACTOR stW1. OBTAIN N.J.. REQUIRED INSPECllONS FOR
GRClWNG OONOITION. THEw:lRKANDGI\'E THE OW'ERTIMELY NOTICE OF INTENT tO EN::H
BY DISPERSING T1HE \'#ITER INTO THE GARDEN BEDS WE WU. CAPTIJRE lNSPECTKt. PAO,II;C1 INFDAIMTION:
THE ~TER COLLECTED fiY FOG DRIP AND SMAU. RHNFAL.LS AND SPREAD STAI<ING:
IT OUT niROUGHOUT niE GARDEN. STAI<ING SMAll. BE PROVIDED FOR TREES AND SHRliBSAS NEEDED. CODES: 0\MIER EI'IRNE RESIDENCE
TIES TO BE lOCATEDAND SIZED 10 AUOW FOR EXPANSION AND
GROWTH. AU. UATERIAL, WORI<MANSHIPAND METHODS OF CONSTRUCTION SITE !IANANTONID2SE OF 13TH,
SHALl CONFORM TO THE APPLICABLE REQUIREMENTS OF THE UBC CARUEI. CA.
MULCHING: AND LOCAL BUIUJING COCES.
SPREAD 2'- 3' OF w::>OD CHIPS OllER ALL EXPOSED PLANTING AREAS APN 0111-1-00

STAGING:
~ME}.! STAGING PLANT IIMTERIAL ON SITE INSTALL A TEUPORARY
NO POTABLE WO.TER MAY BE USED FOR COMPACTION OR OUST
CONTROL PURPOSES IN CONSTRUCTION ACTIVITIES WHERE niERE
ISA REASONABLY AVAU.ftet..E SOURCE OF RECLAIMED W\TER
TOPOGRAPHY FLAT AND SUGHTI.Y SLOPED --~~ ~ ....
PlANTING LEGEND DRIP UIEAS NEEDED.
CONTRACTOR roUSE AUTO SHUT-OFF NOZZLSS ON NlY W'.TER
TREE REMOIIAL NONE MISSION
llotatllm/Ntxn. Common Name -TION NOTES: HOSES USEO ON Tl PROJECT. GR.ODNG UClHT GRADING LANDSCAPING
c::EACAI\ -. c~tl)ca..'-~ --~~fonne.l eree~r.. ~!.fl!lel C.:eeJ>er" ~onolhus __ 1 sl . - IRRtGATION FOR NEWPLANT MATERIAL WLLBE IRRIGATED BY lWUCAPE PRACTICES:
C.ERR()Z Gtrank.m 'f':Jzanne' A:lz:IIV'Ie Gennium P.O. BOX875
- _-=:::-: _Pink~.~~;~c;.,..Beus 1tL. . EXIWONO ll-iE EXJSTIIG DRF IRRIGO.TION SYSTEM. lAYOUT NOTES
. Hf;U~ _ .. ~!!.cony<l!I-Ouet~. __ _ 16 1 sal .
THE SMART IRAIGATIOI'I CONTROLLER 8HALl. HNE A RAIN SENSOR
ANNOTATED DIMENSIONS TO TAI<E PRECEDENCE OllER SCALED
ORilMNGS.
1. LOWVII'JER USE, OROUGI TOLERANT PLANTS
2 'MTER cONSERIIING IRRIGATION TECHNIOUE3 AND SYSTEMS PACIFIC GROVE
IRICAN l~~~ -5!1o!\" . ------- ~ll)'On _5onowl..avender 12 11ol ANDA MASTER SHUTOFF \W.IIE INSTALLED DIRECTLY AFTER 3. DRIP IRRIGATE All PlANT MATERIAL
CALIFORNIA 93950
L4V ~IQ. . _ . ~~!q !!fl~!ifoli<l 'l:lidcx>te' . _ - .. .l:lfdc;o~ .~JM~ Lovender 29. _ 1&l ll-iE BACKF\.OW PREVeNTION DEVICE. ARE SAFETY NOTES: 4l INSTAt.l.ATION OF RAIN SENSOR
01!" '.IT . . O!"!' fti!"90N 'L~~ ou~ - _. _ Little Ollie 4 5_ !1~~ _ AU NON IRRIGATED BRUSH lOBE KEPT AT GROUND LEVEL FORAN p 83 1 373 8293
AREA OF 50' SURROUNDING T HE PROPOSED RESIDENCE.
Pa: DAI,_ Poi)?JIO xdalmas1Qt111 Sweet PO!~ Shrub .5 _1 !l~l. - . GllAJliN() NOTES! F 83 1 373 2283
__ROS g~ ~_._ci..tr.,tde J~k)l\~
-::....=__ ----_ .. -- <>~~~ ~ekyu~~ose s _.i'!.l_ - TREES f O BE CLEARED OF DEPO UMBS WITHINA 50' RADIUS OF lHE W\1/W.missionland.lcziPJI8.com
r-. - ~~9~.. ~ .~fl11omTliomas' <irohamTIIomu Rose - - -- 4 - ~!1.1 .... PROPOSED RESIDENCE. ANY TREE UMBS WTiiiN 10' OF A CHIMNEY TMEHE W'IU. BE UGHT GRADINO AROUND THe DRIVEWAY TO em~n:

ROS. t!IJN.. . ~ ~i(f~~i& _i4~n~(n~ c~:... =: ~t.in!(ton ea,P..i lbsemary ~ 17- !_s~- , IMLL 8E REMOVED. MAKE IT STRAIGHT fROM THe HOU.e TO THE STREET. miaioJUaAdscapilla(_D'"M.com
li~J!Akape A
..!.!051'\J.L _ ~~e>fllc;;!::~an!IJ"1' ----- ~':~~':=~IY _~:_-:_:~:.~~-:~ -~ _5~1_-
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CAL~ I$806

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NffA Byrne Project
2 SE of 13th on
San Antonio St
Carmel, CA

CTYP\.ANTED
MOHTEREYCYPAUS~EE

SOl UVB. m M: t rUIC)ER FINISH R.OOR ELEVATION

6 ' 5ETIIACK 6'l"5ETWACK

Rc,rision: OSIU l/17

~visioR: 04127/1 7
NOOHIIOR HOUSE

UOHTING l.f()fND:
SlnCDVBACIECA1.CULAT1DN

~AY
EXISTING
PERio1fA8lJ: .
- .""!7
:~
300,
:~-P EI!MEADI.f .
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t
NORtH
1'
..:7 .... . ..

"
FX LUMINAIRE JS LEO PATH UGHT
I I
-coPPER AND BRASS FIXTURE
-sTAKE MOUNTED
IYOQI? DECKS n :ALE
Proposed Landscape
CONCRETE
... 2 WO.TTS USED, HALOGEN 7!1 EQUIVALENT
~103 MAX. WUENS STEPPING STQ~.ES Plan
-15.3"Wl., 6" DIAMETER TOP S~NEWAI..K
/ WLOCATION
STOioiE PI.AifTER
WAI,I.S -~
GRAVELP_ATH . 22
STONE FRONT PATH 245
01110117
STONE ~RONT STPS 45
EKTRAIICE STONE PJt.TIO 221 1/oi" I'CT'
fRONT I,AIIlCNG 48 G
0....-. By:
~TitiG 5)'9N~ !'olfiO 208 PW

PICTUIIIO 0, PAVERS WITH ELFIN THYME

SUDT!1TA', 348 322 767
t
PLANTIDIN THE MIDDLE 1187 1089 Ll.O
132
 COLOR AND MATERUL SAMPLES FOR
SAN ANTONIO 2 SE 13th AVE.
CARMEL, CA
APN: 010-287-011 OS: 17-005

EXTERIOR WALL LIGHT CLASS tA WOOD SHAKE PAINTED EXTERIOR STAINED WOOD BEAMS,
STUCCO WALLS SURROUND AND CORBELS

BRONZE RAILINGS
8212-A61-PL
1 Ught Wall Mount
DeKriptlonn Ught w~u Mount in Vintaoe Rust
Frenm Scavo Glass Finish w/ DoublE
Family: Montellero
Dimendons; 8" w x17 1/2" H x 10 1/4" Ext
Gla*I/Gheclc!: Double French Scavo Glass
Lamping (Wattsffiulb); 1-13W GU24 Spiral CF
i=IJJISh: VIntage RustT"

STAINED EXT. WOOD HALF-ROUND COPPER GUTTERS RANDOM EXTERIOR COBBLESTONE DRIVEWAY
DOORS AND WDWS. AND DOWNSPOUTS STONE PAVERS
t\1
I
I

133
 BYRNE RES IDENCE STREET PROFILE

13TH
STREET

~-
b4LI-

SAN ANTONIO STREET

MAY 2 6 2017
City ofC~:r,.~"' :-y-hc-Sea
Pia.tr.i'l~~ < '; !_> - 1 di:.l~ L>::"lt.

134