McClean and Boyd 05-11-16

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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

May 11, 2016

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, Interim Community Planning and Building Director

Submitted by: Matthew Sundt, Contract Planner

Subject: Consideration of a Combined Concept and Final Design Study (DS 16-113)and associated Coastal Development Permit for alterations to an existingresidence located in the Single-Family Residential (R-1) Zoning District. 1

Recommendation:Staff recommends that the Planning Commission approve the Consideration of a CombinedConcept and Final Design Study (DS 16-113) and associated Coastal Development Permit foralterations to an existing residence, subject to the attached findings and recommendations/draftconditions.

Application: DS 16-113 APN: 010-165-036 Block: 143 Lot: ½ of 6 and ½ of 8 Location: Dolores, 3 SE of 13 th Ave.Applicant: Claudio Ortiz Design Group Property Owner: Harold McClean and Sandy Boyd

Background and Project Description:

The property is 4,000 square feet in size and includes an existing 1,612 square-foot, single-storyresidence with attached garage. The residence is not on the Carmel’s Historic Inventory. AnHistoric Determination of Ineligibility for the residence was issued by the Planning Department inMarch 2016.


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DS 16-113 (Mclean-Boyd)May 11, 2016Staff Report Page 2

The applicant has submitted plans for a remodel of the existing residence and proposes to increasesquare footage on the property from 1,612 square feet (40.3%) to the maximum allowable, i.e.,1,800-square feet (45%), by converting the existing attached garage to a living space andconstructing a detached garage in the front setback.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf (45%) 1,6120 sf (40.3%) 1,800 sf (45%)

Site Coverage 556 sf 998 sf 556 sfTrees 3 Upper /1 Lower

(recommended)0/2 0/2

Ridge Height (1 st /2 nd) 18’/24’ 15’-6” No Change

Plate Height (1 st /2 nd) 12’/18’ 9’ No Change

Setbacks Minimum Required Existing Proposed

Front 15’ 65’ to garage35’ to residence

3’ to garage31” to residence

Composite Side Yard 10’ (25%) 5’ – 8” No Change

Minimum Side Yard 3’ 2’ - 10” No ChangeRear 15’ (3’ if bldg.


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residence to the north and the existing north boundary fencing indicates there would be minimalprivacy issues. Two skylights on the existing residence are to be removed.

On the east elevation, total window area increases from 18 square feet to 24 square feet. Allproposed windows are wood clad. South and north elevation doors are French style with side lites.There is an existing deck on the south elevation that is accessed from either the south side yardand, or a bedroom and hall. The proposed plans show replacement in-kind of the deck.

Through the placement, location and size of windows, doors and decks, the design respects therights to reasonable privacy on adjoining sites. In staff’s opinion, the proposed residence meets theobjectives of Residential Design Guidelines 5.1 through 5.3.

Mass & Bulk: Residential Design Guidelines 7.1 through 7.6 encourages a building’s 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 toa human scale in its basic forms .”

The applicant is proposing to remodel the existing residence and remove the carport and convertthis space to habitable space and construct a detached garage to be located in the front-yard

setback. On the north and south sides the building set back is 2’-11” and 2’-10”, respectively. Asthe project does not change the existing building’s foot print (except for removal of 31 square feetof habitable space from the back part of the residence), the existing setbacks are allowed toremain.

On the west elevation is an existing chimney that will be reduced in width. It is currently 6’ wide,17’ high and 3’ deep. It will be changed so that the top half is reduced from 6’ wide to 3’ wide. Thechimney will be finished in Carmel stone and will have a 2-foot copper chimney cap thereby theoverall height is 19 feet. In addition, the west elevation will be the location of the new main entry.The overall dimension of this entry is 9’ wide, 5’ deep and 12’ high at the ridge line. It replaces anexisting wood deck. In staff’s opinion, the proposed residence meets the objectives of ResidentialDesign G idelines 7 1 thro gh 7 6


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“restraint ” and “ simplicity ” in building forms, which should not be complicated, and roof lines,which should “ avoid complex forms .”

The proposed design includes a one-story residence with a detached garage. The roofs all have apitch of 6:12, with three rooflines facing the street (west elevation), three rooflines on the southside elevation and three on the north elevation. All roofing will include new shaped wood raftertails and copper gutters and downspouts. In staff’s opinion, the building and roof design is simpleand complements the building style and neighborhood context and it meets the objectives ofResidential Design Guidelines 8.1 through 8.3.

Detached Garage : Design Guideline 6.2 states that “parking facilities that maintain or enhancevariety along the street edge are encouraged.” Design Guidelines 6.1 and 6.2 states, “ Garagesintegrated into the building design are encouraged ”, and “ Keep the mass of a garage subordinate

to that of the house ”. Furthermore, CMC 17.10.030 allows for detached garages and carports toencroach into the front- and/or side-yard setbacks if certain standards can be met. Thesestandards include avoiding impacts on significant trees and providing diversity to the streetscape.

The existing garage is attached and set back on the north side of the property. The proposedgarage is 200 square feet in size and has architectural elements similar to that of the house that

includes the same roof pitch, and exterior finish of stucco. Two windows are to be placed on thesouth elevation. A pedestrian access door will be located on the east elevation. The height at theridge is 11 feet. There is a wide variety of parking types on the street and it appears that theproposed garage will enhance variety on the street edge by virtue of being detached and in thefront yard setback. Pavers are used for the driveway. In staff’s opinion, the proposed garagedesign and location is consistent with these guidelines.

Fencing : Residential Design Guidelines 11.6 states, “ The use of distinctive design details inencouraged. This provides an opportunity for individuality and craftsmanship ”, and “ Gates shouldhave open or transparent quality that allow filtered views into the property .”

This propert has non conforming all heights that incl des the stone all on the front ard


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Design Guidelines recommends using grape-stake, wood paling, stone, stucco, or brick. A conditionhas been drafted requiring that the fiberglass boards shall be removed and replaced with anappropriate fence with a maximum height of 6 feet, and the applicant shall work with the City staffto match the proposed veneer with the existing stone wall.

Although the front yard stone wall does not conform to code, it does provide variety in front yardfencing and adds an interesting dimension to the street frontage. So that the stone wall and stoneveneer on the chimney and front entry do not conflict with the existing stone wall, a condition hasbeen drafted that requires the stones on the residence match those of the wall. In staff’s opinion,with the proviso that fencing be wood at the east property boundary, the proposed project isconsistent with the guidelines.

Site Coverage /Landscaping: 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 (Note: on a 4,000 square-foot site this equals 396 square feet or 10 percent of the site). In addition, if at least 50 percent ofall site coverage on the property is made of permeable or semi-permeable materials, an additionalamount of site coverage of up to four percent of the site area may be allowed. For this 4,000square foot lot the total amount of coverage is allowed to be 556 square feet; the project plans areconsistent with the allowed coverage. The plans show 556 square feet of site coverage. The

applicant does propose changes to the landscaping as shown on Sheet L1. This includes a new entrywalkway, “west walkway”, and north side patio using flagstone. Landscaping must conform to CMC17.34.060.A and that includes that 75% of new plant materials shall be drought-tolerant and lowwater use and that 75% of plants be native plant species and/or noninvasive drought-tolerantspecies as determined by the City Forester. In staff’s opinion, the proposed site coverage isconsistent with the Municipal Code.

Exterior Lighting: With regard to light fixtures, Municipal Code Section 15.36.070.B.1 states that allexterior lighting attached to the main building or any accessory building shall be no higher than 10feet above the ground and shall not exceed 25 watts (incandescent equivalent; i.e., approximately375 lumens) in power per fixture, and that landscape lighting shall not exceed 18 inches above thegro nd nor more than 15 atts (incandescent eq i alent; i e appro imatel 225 l mens) per


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terraces, walkways, and patios,” and “[…] Point lights downward to reduce glare and avoid light pollution”, “Locate and shield fixtures to avoid glare and excess lighting as seen from theneighboring properties and from the street”.

The location and style of the proposed wall-mounted light fixtures are depicted on Sheets 3 and 13of the Project Plans, respectively – seven wall-mounted fixtures are proposed with two on thegarage (one each on the east and west elevations). The wall lights will not exceed 25 watts. Staffsupports the proposed wall-mounted light fixtures and notes that they comply with the Cityrequirements. Except that one light at the front door is not a down cast fixture and the glass is notadequately seeded. A condition has been drafted to require the front door fixture to be heavilyseeded to diminish light emission. In addition, there are 10 landscape lights proposed. These aredepicted on Sheet L1. These are required to be no less than 10 feet apart.

In staff’s opinion, the proposed wall-mounted and landscape lighting conform to the Guidelinesand City code.

Public ROW: The portion of the City Right-of-Way (ROW) between the front property line and edgeof paving is covered in ivy. A condition has been drafted requiring removal of the ivy. If anymaterials are located under this ivy such as gravel, stones, boulders, logs, timbers, or other above-

ground encroachments are prohibited and shall be removed.

Alternatives: Staff has included draft findings that the Commission can adopt if the Commissionaccepts the overall design concept, including the architectural style of the building. However, if theCommission does not support the design, then the Commission could continue the application withspecific direction given to the applicant.

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 projectincludes the construction of one single-family residence in a residential zone, and thereforequalifies for a Class 3 exemption. The proposed residence does not present any unusualcirc mstances that o ld res lt in a potentiall significant en ironmental impact


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• Attachment D – Project Plans


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Attachment A – Site Photographs

Project site – Front


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Project site – Front yard wall


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Project site – rear yard fence


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Attachment B – Findings for Approval

DS 16-113 (McClean - Boyd)May 11, 2016Findings for Approval Page 1

FINDINGS REQUIRED FOR FINAL DESIGN STUDY APPROVAL (CMC 17.64.080 and LUP Policy P1-45)

For each of the required design study findings listed below, staff has indicated whether thesubmitted plans support adoption of the findings. For all findings checked "no" the staff reportdiscusses 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 hasreceived appropriate use permits and/or variances consistent with the zoningordinance.

✔

2. The project is consistent with the City’s design objectives for protection and

enhancement of the urbanized forest, open space resources and site design. Theproject’s use of open space, topography, access, trees and vegetation will maintainor establish a continuity of design both on the site and in the public right of way thatis characteristic of the neighborhood.

✔

3. The project avoids complexity using simple/modest building forms, a simple roofplan with a limited number of roof planes and a restrained employment of offsetsand 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, eavelines, building forms, and in the size of windows doors and entryways. Thedevelopment is similar in size, scale, and form to buildings on the immediate blockand neighborhood. Its height is compatible with its site and surroundingdevelopment and will not present excess mass or bulk to the public or to adjoiningproperties. Mass of the building relates to the context of other homes in the

vicinity.

✔

5. The project is consistent with the City’s objectives for public and private viewsand will retain a reasonable amount of solar access for neighboring sites. Throughthe placement, location and size of windows, doors and balconies the designrespects the rights to reasonable privacy on adjoining sites.

✔


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DS 16-113 (McClean - Boyd)May 11, 2016Findings for ApprovalPage 2

8. The proposed architectural style and detailing are simple and restrained incharacter, consistent and well integrated throughout the building andcomplementary to the neighborhood without appearing monotonous or repetitivein 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 andgarages are consistent with the adopted Design Guidelines and will complement thecharacter of the structure and the neighborhood.

✔

11. Proposed landscaping, paving treatments, fences and walls are carefullydesigned to complement the urbanized forest, the approved site design, adjacentsites, and the public right of way. The design will reinforce a sense of visualcontinuity along the street.

✔

12. Any deviations from the Design Guidelines are considered minor and reasonablyrelate to good design principles and specific site conditions.

✔

COASTAL DEVELOPMENT FINDINGS (CMC 17.64.010.B.1):

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

✔

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

✔


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Attachment C – Conditions of Approval

DS 16-113 (McClean - Boyd)May 11, 2016Conditions of ApprovalPage 1

Conditions of Approval

No. Standard Conditions

1. Authorization: This approval of Design Study (DS 16-113) authorizes 1) theremodel of the existing residence, 2) the conversion of the existing garage intohabitable space, 3) construction of a new 200 sf garage in the front yard setback,4) new stone veneer, and 5) replacement of the wood shingle exterior withstucco.

✔

2. The project shall be constructed in conformance with all requirements of thelocal R-1 zoning ordinances. All adopted building and fire codes shall beadhered to in preparing the working drawings. If any codes or ordinancesrequire design elements to be changed, or if any other changes are requested atthe time such plans are submitted, such changes may require additionalenvironmental review and subsequent approval by the Planning Commission.

✔

3. This approval shall be valid for a period of one year from the date of actionunless an active building permit has been issued and maintained for theproposed construction.

✔

4. All new landscaping, if proposed, shall be shown on a landscape plan and shallbe submitted to the Department of Community Planning and Building and to theCity Forester prior to the issuance of a building permit. The landscape plan willbe reviewed for compliance with the landscaping standards contained in theZoning Code, including the following requirements: 1) all new landscaping shallbe 75% drought-tolerant; 2) landscaped areas shall be irrigated by adrip/sprinkler system set on a timer; and 3) the project shall meet the City’s

recommended tree density standards, unless otherwise approved by the Citybased on site conditions. The landscaping plan shall show where new trees willbe planted when new trees are required to be planted by the Forest and BeachCommission or the Planning Commission.

✔

5. Trees on the site shall only be removed upon the approval of the City Forester or ✔


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the building permit will be suspended and all work stopped until an investigationby the City Forester has been completed. Twelve inches (12”) of mulch shall beevenly spread inside the dripline of all trees prior to the issuance of a buildingpermit.

7. Approval of this application does not permit an increase in water use on theproject site. Should the Monterey Peninsula Water Management District

determine that the use would result in an increase in water beyond themaximum units allowed on a 4,000-square foot parcel, this permit will bescheduled for reconsideration and the appropriate findings will be prepared forreview and adoption by the Planning Commission.

✔

8. The applicant shall submit in writing to the Community Planning and Buildingstaff any proposed changes to the approved project plans prior to incorporatingchanges on the site. If the applicant changes the project without first obtainingCity approval, the applicant will be required to either: a) submit the change inwriting and cease all work on the project until either the Planning Commissionor staff has approved the change; or b) eliminate the change and submit theproposed change in writing for review. The project will be reviewed for itscompliance 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 (incandescentequivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inchesabove the ground and shall be no closer than 10 feet from each other.

✔

10. All skylights shall use non-reflective glass to minimize the amount of light andglare visible from adjoining properties. The applicant shall install skylights withflashing that matches the roof color, or shall paint the skylight flashing to matchthe roof color.

NA

11. The Carmel stone façade shall be installed in a broken course/random or similarmasonry pattern. Setting the stones vertically on their face in a cobweb patternshall 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 reviewedb l i t ff it t f it ith Cit t d d

✔


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liability; and shall reimburse the City for any expense incurred, resulting from, orin connection with any project approvals. This includes any appeal, claim, suit,or other legal proceeding, to attack, set aside, void, or annul any projectapproval. The City shall promptly notify the applicant of any legal proceeding,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 theapplicant of any obligation under this condition. Should any party bring any

legal action in connection with this project, the Superior Court of the County ofMonterey, California, shall be the situs and have jurisdiction for the resolution ofall such actions by the parties hereto.

14. The driveway material shall extend beyond the property line into the public rightof way as needed to connect to the paved street edge. A minimal asphaltconnection at the street edge may be required by the Superintendent of Streetsor the Building Official, depending on site conditions, to accommodate thedrainage 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. NA

17. A hazardous materials waste survey shall be required in conformance with theMonterey 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 workingdrawings that are submitted for building permit review. The drainage plan shallinclude applicable Best Management Practices and retain all drainage on sitethrough the use of semi-permeable paving materials, French drains, seepagepits, etc. Excess drainage that cannot be maintained on site, may be directedinto the City’s storm drain system after passing through a silt trap to reduce

sediment from entering the storm drain. Drainage shall not be directed toadjacent private property.

✔

19a. An archaeological reconnaissance report shall be prepared by a qualifiedarchaeologist or other person(s) meeting the standards of the State Office ofHistoric Preservation prior to approval of a final building permit. The applicanth ll dh d i f h i h h l i l All

NA


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be permitted to recommence until such resources are properly evaluated forsignificance by a qualified archaeologist. If the resources are determined to besignificant, prior to resumption of work, a mitigation and monitoring plan shallbe prepared by a qualified archaeologist and reviewed and approved by theCommunity Planning and Building Director. In addition, if human remains areunearthed during excavation, no further disturbance shall occur until the CountyCoroner 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 PublicServices and Public Safety Departments) review and approval, a truck-haul routeand any necessary temporary traffic control measures for the grading activities.The applicant shall be responsible for ensuring adherence to the truck-haulroute and implementation of any required traffic control measures.

NA

21. 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 BuildingSafety Division.

✔

Special Conditions

22. The applicant shall remove ivy from the yard, the stone walls and the publicright-of-way.

✔

23. The applicant shall show landscape light fixtures that are at least 10-feet apart. ✔

24. The applicant shall keep and protect the Maple tree in the front yard. ✔ 25. The applicant shall replace the fiberglass boards on the east property boundary

with wood, stone or stucco materials not to exceed 6 feet in height.✔

26. The applicant shall work with staff to match the proposed stone veneer on theresidence with the existing stone wall.

✔

27. The applicant shall provide a heavily seeded light fixture for the front entry. ✔

*Acknowledgement and acceptance of conditions of approval.


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WEST ELEVATION

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SOUTH ELEVATlON

EAST ELEVATION

KEY O S[]]ROOF: NEW WOO SHAJCE 10 MA Jaol EXISTING~ ~ ~ ~ l l l ~ ~ j / l ~ . J C N ~ : I v - w ~ F I ~ R E• • ONSHEETI)JSIDINQ: 1HREE COAT CEMENT PLAS1ER( ] RADE WHERE OCCURS

w ~ r m~ ~ ~ t n s . C C J P P E R ,•l "Ill DOWNSPOUTS: 3 INQi ROUND, COPPERrzlCOPPER QiiWfEY C P[J] STONE VENEER: NEW CARNB. STONE lltiN CUT VENEER

[ I J ~ < N k ~ H ~ ~ J : mI I D = ~ ~ ~ ~ E R E ~ A I N IllDetTRY DOOR: t-3/4-NCH lHICK, STAINED DOCRII) OAB.ED-etD VENlS STAINEDJIIEXISTINQ FCUN)A11CN Vans AT WALL 10 REMAINII]INEW WDa) RAF1ER TALS SHAPEDII 'MXlDBARGE 3 INH 1HIC, nPIIJWAIN ELEClRICAL NE'I NIIJGAS ME1ER

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~ QABL£ SIDEOVERHANG

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OVERHANG

-----.1111..---

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

NORTH ELEVATION

- ~ G A I L ESIDE0\IERHANG

EAST ELEVATION

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LEGEND

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.KEY NOTESIIJROCF: NEW WOOD SHAICE TO MATCH EXIS11NCI Z ) ~ T ~ ~ ~ l W A S F f f s F I ~IIJSIDINQ lHREE COAT CEMEMT PLASTERIII GRADE WHERE ocaJRSIllfirm: , I N ~ R O U & P & ~YtfTH AIll OWN SPOUTS: 3 INai RCUND, COPPERI I J ~ ~ ~ \ f t ~ ~ A I N 1 EI l l ~ ~ ~ ~ ~ ~ ~[J] MKID RAFTER TAILS SHAPEDIIDMKJDBARGE 3 INH 1ltC, TrP.

WEST ELEVATION

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Window Elevations Types Window Schedule


29/32

yp

A B c D

- - - - - - - - - - - - - - ~F G H

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Door Elevations Types

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LOCATION

Window Manufacture:IWIFIICIIE-ITY, llfAW. ZIPIII"HHIeP AJII

Hardware Manufacture:

NO. LOCA TlON

Door Notes:I. PD111i: DOD . ._T la:tlil GN AU. liXIIiMII11111111 l i E

IIHIILU f l i t olali1DML II QUimEf1ILZ. I'RIMI PfWWI1t IIIIIIDIIINE Pall AU. I IIIIDIIt f/1/J

M-....UIIM'IIIIIa.S . . . W . aiiiiWmiR 'RI CIIIU.T WIH CMI It 1 111

MIIIIIICIW. DIIGIIIIAIIMMI5:.. AU. DIXItaAZIIGI 'RI • 1DII'IJEI . . . .

I. MI. t:ICII'Ja 11 1111IUoZIIIII 'RI • 1/f/' IIIUAliD' I IM' I IG

Window Manufacture:IIMU'Mmll l

-ITY, llfA"I o Jill:

l'ltiN'&FAJII

Hardware Manufacture:IWIP.MIIUIII'I-rt, lrA'IIo ZIPII~ ~ t a mP AJII

REMARKS

Glazing Legend'I"'PE 1 - 'IEWPERED GI.AZINO

PER C.B.C. 2401.4

Door Schedule

S}'TTlbols

1IINDOW 0 _WINDOWREfiRENCE NUI&R

S}'TTlbols

DOOR 0-DOatEFERENCE NUMIERGlazing Legend

TYPE 1 - ' IDPEJB GLAZINGPER C.S.C. 2401.4

DETAIL SHEET #

Note:1. FOR IINQE LDCAliCII 6

OPENINGISY11NG DIRECliONlEE ELEVA11C1N lltEET8

2. AU. ¥IlNDOWDENENSICIISARE 1l£ ROUGH CIPSIINGSSEE ELEVAliCII IHE1S

AbbreviationsN/A - NOT APPUCAIILEG.C. - GQIERAL CCN1RACTORP - P A I N TST - S T A I NFF - FAC'RIRY FH&HLD. - INTERKlR DESIGNS -SEALEDMFR. - MANUPAC1URI RFIN. - FNSHNAT. - NATURAL

DETAIL SHEET #

Note:1. F O R _ LDCAliCII II

OPENNII SY11NG DIR£CIIONlEE ELEVATICN SHEE'IS

2. AU. . D O W DEYENSIONSARE n £ ROUGH CIPEMNI lSEE E1EVA11CIN SHEETS

AbbreviationsN/A - NOT APPUCAIILE

G.C. - GENERAL CCIH1RACTDRP - PAINTST - STAINFF - FACTORY F'INSHLD. - INlERIOR DESIGNS -SEALEDMFR. - MANUFAC'lURERFK. - F N S HNAT. - NATURAL

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30/32

SOUTH DECK AMATERIAL:

FINISH:

HEJGHT:

REDWOODNATURAL

FT. AS NOTED ON SITE Pl..AN

SOUTH WALKWAY DMANUFACl\JRE:

COLOR:

INSTAU.A 110N:

CARMEl STONE

NAl\JRAL

SET ON SAND

CONC. ENTRY GMANUFAClURE:

COLOR:

INSTAL1.A110N:

CARMEL STONE

NAlURAL

AS NOTED ON SllE PLAN

WEST DECK 8MATERIAL:

FINISH:

HEIGHT:

REDWOODNATURAL

FT. AS Olm ON SITE PLAN

5 FOOT STONE WALL EMANUFAC'TURE: CARMEL STONE

NAlURAL

INSTAL1.Al10N: ON CONC. WAll.

6 FOOT FENCE CMATERIAL:

FINISH:

HEIGHT:

REDWOODNAlURAL

FT. AS NOTED ON SllE PLAN

BRICK PLANTER FMANUFAClURE: BRia<

NATURAL

INSTALLA110N: AS NOTED ON SllE PLAN

CONC. DRIVEWAY HMANUFAC TURE: CARMEL STONE

NATURALNORTH WALKWAY I 6 FOOT FENCE J

COLOR: MA1ERIAL:

INSTAL1.A110N: IS NOlED ON SllE PLAN FINISH:HEIGHT:

REDWOODNAlURAL

FT. AS NOlED ON SllE PLAN

MAlERIAL:

FINISH:

HEIGHT:

WOOD WITH PLAS11C PAR110NNATURAL

FT. AS NO'IED ON SllE PLANIIIMI

1


31/32

FIXTURE 1 FIXTURE 2MANUFACTURE: MINKA LEVERY MANUFAcnJRE: DESIGNER FOUNTAIN124 COMPUANT: YES 124 cot.tPUANT: YESCOLOR: BRCWZE COLOR: AGED BRONZEWATTS: 10 WAllS WATIS: 9 WAllSWMOIS: 8 WMENS: 247BULB n PE: LED MODULE BULB T'1'PE: LED MODULEDIMENSIONS: 6 5 ~X 11-w X 12.2 5• DIMENSIONS: 12.75•H X X 9.25•

PATIO 5MANUFACTURE: STONE

CQ..OR: NA1URALTONE VENEER SIDING 6t.tANUFAC1\JRE: CARMEL STONE

ca..oR: NA1URAI..NEW STONE VDIEER AT ENlRY P a D t

1

8 A

LJPORCH GARAGE

t3.2XB - f A CU.FT ~ 8 1 1 4 C U . F T

FIXTURE 3MANUFAC'J\JRE: JOHN Tlt.tBERL.AJ


32/32

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SOUTH DECK

EXTERIOR LIGHTING NOlES

100.00'S90'00'00' E

MAIN DWELLING1,800.0 SQ.FT, SHOWN SOICID lHK UNE

FF EI.£Vatoo.o(A BJUED)

IRRIGATION SYSTEM

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LIGHT KEY

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( IN FEEl ) 1/4 klch • 1 ft.GRAPHIC SCALE

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Documents

McClean and Boyd 05-11-16