CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

April 12, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, Community Planning and Building Director

Submitted by: Matthew Sundt, Contract Planner

Subject: Consideration of a Combined Concept and Final Design Study (DS 16-466)
and associated Coastal Development Permit for the construction of a new
single-family residence located in the Single-Family Residential (R-1) Zoning
and Archaeological Significance (AS) Overlay Zoning Districts.

Application: DS 16-466 APN: 010-076-015

Block: 109 Lot: 12
Location: Mission Street, 4 N/E of 10th Avenue
Applicant: Claudio Ortiz Design Group Property Owner: Cosentino

Executive Summary
The applicant is requesting approval to build a new 2,120 square-foot, two-story, single-family
residence, and a 200 square-foot detached garage. The rear half of the subject lot has a slope that
exceeds 30%.

Recommendation:
Approve the combined Concept and Final Design Study (DS 16-466) and associated Coastal
Development Permit subject to the attached findings and conditions.

Background and Project Description:

The property is 4,000 square feet in size and is vacant, as is the adjacent parcel immediately to the
south; there are existing residences to the north and east, and the Sunset Center is to the west.
The applicant has submitted plans to build a new 2,120 square-foot, two-story, single-family
residence, and a 200 square-foot detached garage in the front yard setback. The proposed

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DS 16-466 (Cosentino)
April 12, 2017
Staff Report
Page 2

residence includes 1,037 square feet on the main level, 343 square feet on the lower level, and a
220 square-foot basement. As seen from the street, the residence will appear to be one-story.
The east area of the subject lot is steeply sloped with grades of 30% to 36%; the slopes are steepest
in the southeast quadrant of the property.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf NA 2,120 sf:

Main Level 1,037 sf
Lower Level 343 sf
Basement 220 sf
Garage 200 sf
Site Coverage 396 sf/ 556 sf 1 NA 556 sf
Trees 3 Upper /1 Lower 2 Monterey Pines Two Monterey pines
(recommended) 2 Coast live oak
2 Black Acacia
Ridge Height (1st/2nd) 18/24 NA Max. 1st floor: 18
Max. 2nd floor: 24
Plate Height (1st/2nd) 12/ 18 NA Max. 1st floor: 9
Max. 2nd floor: 19
Setbacks Minimum Required Existing Proposed
Front 10 NA 15 (residence)
4 (garage)
Composite Side Yard 25% NA Min: 10

Minimum Side Yard 3 NA @ south boundary: 5 8

@ north boundary: 5 4
Rear 15 NA Min: 18 5 (2nd flr. deck)
Min: 23 8 (2nd flr.)

The proposed project includes 475 cubic yards of cut with most of this cut exported from the site.
The number of truck trips associated with this soil export is approximately 60 one-way truck trips
(@ 8 cubic yards per load exported). Therefore, as proposed, this project would result in

1
556 sq.ft. total allowed if no more than 50% of site coverage is impervious.

33
DS 16-466 (Cosentino)
April 12, 2017
Staff Report
Page 3

approximately 120 round-trips with half of these trips being empty trucks returning to the site.
Importing engineered soils and materials will result in 10 - 15 additional truck trips for a total of
130 to 135 truck trips. Two light wells are proposed on the south side of the residence. The
project plans show that on the east elevation there is a main floor deck above the lower level
covered porch. The main floor deck is supported by three columns. Finish materials include wood
shingle exterior and wood shingle roof. Also proposed is one curvilinear retaining wall on the
downhill side of the house and nearly the full width of the lot. A minor amount of the cut soil will
be applied as fill in the area of the retaining walls. New fencing is proposed on all property
boundary lines.

Staff analysis:

Previous Hearing:

The Commission reviewed this project on March 8, 2017, 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. Property slope and floor area deduction:

As previously discussed, the Carmel Municipal Code Section 17.06.020.D addresses buildable area
and how derived for each lot. The floor area for a 4,000 square-foot lot is derived by multiplying
.45 by the lot size (.45 x 4,000 = 1,800 square feet). However, the following code section states
that for the purpose of calculating allowable building floor area, the building area of a lot shall be
the lot area, minus continuous portions of the site, occupying at least 10 percent of the site area,
with a slope greater than 30 percent. The intent is to preclude sites from being granted a certain
amount of floor area based on portions of the site that are not buildable due to slope. Of
important note is that the aforementioned municipal code section does not differentiate between
existing or final grade.

The rear half of the property (starting at the 97-foot contour line) has a slope of approximately 31%
when measured from the midpoint of 97-foot contour line to the 82-foot contour line at the rear of
the property. The property is 4,000 square feet in size, and based on City staff measurements,
approximately 45%, or 1,800 square feet of the 4,000 square-foot lot, exceeds the 30 percent slope
threshold. Therefore, in determining the maximum allowed floor area for this lot, the calculation
would be .45 x 2,200 square feet = 990 square feet.

34
DS 16-466 (Cosentino)
April 12, 2017
Staff Report
Page 4

At the March meeting the applicant proposed to backfill the rear of the property by approximately
1 foot in order to reduce the slope to less than 30%. Staff indicated support given that it would
only require a small amount of backfill. However, some Planning Commissioners expressed
concern that it would violate the municipal code. The Planning Commissions duty is to interpret
the Citys municipal code, and as such, staff is seeking the guidance of the Commission on this
proposal. If the Commission determines that backfilling the property is a violation, then the
applicant would have to reduce the proposed floor area to 990 square feet.

Draft findings and conditions are included in the event that the Planning Commission decides to
approve the project with applicants proposal to backfill the property. It should be noted that the
applicant has not yet proposed a change in grade that adequately reduces the slope to less than
30%. Staff has conditioned the project to require that the applicant address this requirement prior
to the submittal of the building permit application. However, the Commission could require that
the project be continued in order to review the final details of the backfill.

2. The plans shall be revised to reduce the amount of backfill and to lower the height of the
associated retaining walls at the rear of the property. No fill soil will be placed within the
drip line of the oak tree unless approved by the City Forester.

Staff Response: The revised plans show one curvilinear wall. The wall closest to the proposed
residence has a top-of-wall (T.O.W) elevation that ranges from 1 to 2 -8 above existing grade.
The plans show the retaining wall is out of the 6-foot setback of the oak tree.

3. Move the detached garage back from the property line.

Staff Response: The plans show the garage has been moved back approximately 4-feet from the
front property line. This was accomplished by reconfiguring the interior of the proposed residence.

4. Move the basement window well out of the south side-yard setback.

Staff Response: The plans show the window-well has been moved out of the side-yard setback.

5. Plate height at second story shall be set at 18.

Staff Response: The second floor top plate is at 19 above ground level. Staff has conditioned the
project to require that the top plate be reduced by one foot.

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DS 16-466 (Cosentino)
April 12, 2017
Staff Report
Page 5

6. The applicant shall plant two oak trees in the back yard.

Staff Response: The revised plans show a mix of plantings with heights up to 10 feet at maturity.
There is an existing oak in the back yard and an oak on the adjacent property to the south has a
luxurious canopy that stretches over the Cosentino property. Although these plants will be helpful
in relation to privacy between neighbors, staff maintains that one additional oak tree be planted in
the back yard to further enhance privacy between neighbors, as the oak tree will have greater
height and larger circumference canopy it will provide greater privacy. In addition, as a result of
two Monterey pines having recently been removed from the property by permit, the City Forester
requires two additional upper canopy trees be planted. The plans show these trees to be in the
front yard and in the north side-yard.

7. The applicant shall install an engineered detention and/or percolation system at the bottom
of the lot so as to eliminate run-off to the adjacent downhill properties.

Staff Response: This infrastructure will be a requirement at the building plans phase. The design
and placement of this system will be evaluated by the Building Official to verify the adequacy of the
system, and the adequacy of the maintenance program to assure that the integrity of the
engineered capacity of the system over the long-term is maintained.

Garage & Driveway: Design Guidelines 6.5 and 6.6 states, Position a garage to maximize
opportunities for open space, views and privacy, and Locate a garage to minimize its visual
impacts.

Per the CMC Section 17.10.030.A, the Planning Commission may authorize a single-car, detached
garage or carport not exceeding 12 feet in width, 250 square feet in floor area and 15 feet in height
in either the front yard setback or a side yard setback facing a street (but not both) if:

i. At least 50 percent of the adjacent right-of-way is landscaped or preserved in a natural and

forested condition to compensate for the loss of open space;

Staff Response: There is an existing narrow strip of right-of-way three feet deep running the full
length of the property where landscaping can be applied. Staff has conditioned the project to
landscape this area.

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DS 16-466 (Cosentino)
April 12, 2017
Staff Report
Page 6

ii. The proposed setback encroachment would not impact significant or moderately significant
trees;

Staff Response: There are no trees that would be impacted.

iii. Free and safe movement of pedestrians and vehicles in adjacent rights-of-way is
protected;

Staff Response: The garage was moved back an additional four feet (total is seven feet from the
edge of pavement) so as to create a better line-of-site for the driver as the driver exits the garage.
In staffs opinion, the garage location is adequate and meets the requirement of the code.

iv. All development on site will be in scale with adjacent properties and the neighborhood
context consistent with adopted design guidelines; and
v. Placement of the garage or carport in the setback will add diversity to the neighborhood
streetscape.

Staff Response: The project is considered by staff to be to scale with adjacent properties and the
garage placed at the front of the property will provide diversity as there is only one other garage
within the same block on Mission Street that is on the front property line. The proposal to place a
detached garage at the front of the residence is consistent with the aforementioned Municipal
Code section and would minimize visual impacts as encouraged by the aforementioned guideline.

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.

The prominent features of the proposed finish details include the wood shingle exterior on all
elevations, wood shingle roofing, wood windows and doors, and columns at the rear of the
residence to support main floor decking. In staffs opinion, the applicants proposed architectural
details are authentic and integral elements of the design.

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

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DS 16-466 (Cosentino)
April 12, 2017
Staff Report
Page 7

(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 Attachment C page 13. 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. The applicant has met this condition.

Landscape Plan: The landscape plan depicts site coverage elements including a sand set paver
driveway and front walkway. Plant species are typical of this developer and community and will fit
the space. In staffs opinion, the applicants proposed landscape plan is appropriate for the site.

Alternatives: Staff has included draft findings that the Commission can adopt if the Commission
chooses to approve the project with the proposal to backfill the rear of the lot. However, if the
Commission does not support this proposal, then it could continue the application with specific
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 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 Draft for Approval
Attachment C Project Plans

38
Attachment A Findings for Approval

DS 16-466 (Cosentino)
April 12, 2017
Findings for Approval
Page 1

FINDINGS REQUIRED FOR CONCEPT 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 TBD
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.

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DS 16-466 (Cosentino)
April 12, 2017
Findings for Approval
Page 2

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
in context with designs on nearby sites.
9. The proposed exterior materials and their application rely on natural materials
and the overall design will add to the variety and diversity along the streetscape.
10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement the
character of the structure and the neighborhood.
11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.
12. Any deviations from the Design Guidelines are considered minor and reasonably
relate to good design principles and specific site conditions.

COASTAL DEVELOPMENT FINDINGS (CMC 17.64.010.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.

40
Attachment B Conditions for Approval

DS 16-466 (Cosentino)
April 12, 2017
Conditions of Approval
Once signed, please return to the Community Planning and Building Department.

Conditions for Approval

No. Standard Conditions

1. Authorization: This approval of Design Study (DS 16-466) authorizes the

applicant to build a new 2,120 square-foot, two-story, single-family residence,
and a 200 square-foot detached garage. The proposed residence includes 1,037
square feet on the main level, 343 square feet on the lower level, and a 220
square-foot basement.

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

41
DS 16-466 (Cosentino)
April 12, 2017
Conditions for Approval
Page 2

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 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 4,000-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
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 N/A
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.

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DS 16-466 (Cosentino)
April 12, 2017
Conditions for Approval
Page 3

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,
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

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

43
DS 16-466 (Cosentino)
April 12, 2017
Conditions for Approval
Page 4

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
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. 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.

22. 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)

Special Conditions

23. The applicant shall plant two upper canopy trees per agreement with the City
Forester and also plant two oaks in the backyard area.

24. The applicant shall reduce the second floor top plate by one foot.

25. The applicant shall landscape the city right-of-way with landscaping agreeable to
the City Forester.

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DS 16-466 (Cosentino)
April 12, 2017
Conditions for Approval
Page 5

26. The applicant shall submit a grading plan including approximately 1-foot of
backfill at the rear of the property in order to reduce the slope to less than 30%.
This grading plan shall be prepared by a licensed engineer and submitted prior
to submittal of the building permit application.

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

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

45
 Cosentino Residence
New Single Family Residence
Carmel, California
A.P. N. 010-076- 015-000
BLOCKt 109 LOTS: 12

PROJECT DATA SHEET INDEX SCOPE OF WORK

LOT SIZE 4,000.0 SQ.FT. 1. CONSTRUCllON OF A NW TWO SlORY SINGLE FMitlY D'fonUNG
ZONING R-1 1. CO\n NOTES WllH A BASEMENT AND DETACHm GARAGE
A.P.N. oto-O?e-ote 2. TOPOGRAPHIC SURVEY 2. PROPOSING 54C.5 SQ.FT OF HARDSCAPE
ADDRESS et.OCK:108 LOlS: 12 3. PROPOSED SITE PLAN
FLOOR AREA 3.1 30" SLOPE ANALYSIS PLAN
FAR AU.O'IIED 1,1100.0 SQ.nj 411.0lll
4. MAIN LEVEl FLOOR PLAN
5. LOWER LEVEL FLOOR PLAN
I'ROPCJE) 8. El.VA110NS
MAIN InD. 1,006.11 so.n. 7. ELEVA'JlONS
GARAGE 200.0 SQ.FT.
LOWER InD. 3-43.3 SQ.FT. 8. ROOF PLAN AND GARAGE ELEVATIONS
8ASDIENT 220..2 SQ.FT. 9. WINDOW & DOOR SCHEDULES
TOTAL GROSS FLOOR AAEA: 1,100.0 SQ.TF. 411.mli 10. LOYtm LEVEL, BASEMENT & 100 Sq.Ft. VICINITY MAP NDT TO ICIU
BONUS. FLOOR AREA OVERLAP DIAGRAM.
EIOIJS IIASDIENT ~220.2 SQ.FT.) 11. SlREETSCAPE
IICNUS IIASDIOIT 100.0 SQ.FT.)
12. VOLUME ANALYSIS
lOTAL GNOSS FLOOR AREAl 2,, 2.0.2 SQ. FT. 113.0X 13. PROPOSED MATERIALS
L1. LANDSCAPE PLAN
SITE COIIERAGE
LAND CO'JEIIIAGE Al.LOIED JIIS.G SQ.FT. 22.011 of F.A.R.
BONOS SllE CO't'ERAGE 1110.0 SQ.FT. 4.mli of SllE

lOTAL CCM:ItAGE ALLO'IlED eee.o SQ.FT. 13.11.

PER\101JS CO'r'ERAGE
ENTRY WNJ<WAY Bt.O SQ.FT.
NORlH STAIRWAY 22.0 SQ.FT.
BALCONY 272.0 SQ.FT.
UGHT WELL ONE a. lWO lOTAL 9 11.0 SQ.FT.
DRIVEWAY 34.5 SQ.FT.
lOTAL POI\10US 00\'ERAG[
EARTHWORK QUAN~~ES 4011.11 SQ.FT.
IWPR~OiiS CO\IER.:.GE
CUT "' 474.711 CU. YD.
TRAHFIR CUT 10 fll 89,37 CU.'11), NORlH WALWAY 19.0 SQ.FT.
TOTAL CUT ~.42 CU.YD. ENTRY PORCH 28.5 SQ.FT.
TOTAL IMPER\IIOIJS COVERAGE 47.11 SQ.FT,
lOTAL GROSS I:CMftAOE 1101.0 SQ.I'T.

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46
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.,
: , SHEET 1
.., '. OF
. ;.~ - :~ .. <0-

', 1 SHEETS
;. . .. . . 47
. ' ~. .
 NORTH STAIRWAY
22.0 SQ.FT., STONE SLABS SEf
OH~.
SEE SltEET 13 OET: 'G"

NEIGHBOR OEC~
NEIGHBOR BUILDING

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UGHT WELL UGHT WELL ORY- STACK0 RETAINING

ONE TWO
NEW 8-FT WOOD ~CE. WALL. AIPPROlC. 85 LN.FT.
511.0 SQ.FT. SEE SHEET 13 ~CE DET. ' H' SEE ElV, POINTS ON PLAN
RETAINING WAU, PLASTER 41.0 SQ.I'T.
AND PAINTED. SEE ELEV. RETAINING WAll., PLASTER
POIHTS OH PLAH AND PAINTED. SEE ElV.
RETAININ~ WAU, PLASm!
(SOIL AT BOTTOM OF' POIMTS ON PLAN BUILDING SETa~ UNE
AND PAIN1ED. SEE ELEV. (SOil AT BOTTOM OF
POINTS ON PLAN UGHT lrol.) SHOWN THIN DASHED UNE
UGHT WELL)

LEGEND SITE COVERAGE

oz
PER'o'!CUS COVERAGE N W<(
ENTRY WAIJ<WAY 111.0 SQ.FT. (/)~
PRCPIJITY UNE

WIN. SE1liAID
BUILDINGS lO II ~EIIO\IEI)
NORTH STAIRWAY
BALCONY
UGHT WELL O"'E 1WO TOTAL
DRIIIEWAY
TOTAIL PERVIOUS CO'IERAGE
2.2.0
272.0
1111.0
34.5
408.& SQ.I'T.
SQ.I'T.
SQ.I'T.
SQ.FT.
SQ.FT.

0 5
$ 10 15
Oa...
0..
ow
o::l-
0 DCI!JT\NO TliD':S 10
RDIAIN IIIPERIJICUS COVERAGE
NORTH WALKWAY 19.0 SQ.FT.
u-u-w I
I
0..(/)

DRY-STACKED RETAINING WALLS )( DCISIING -

Bl IIEWO\IED
10 ENTRY PORCH
TOTAL IMP11\IIOUS COVERAGE
28.& SQ.FT.
47.& SQ.f'T.
( IN FEET ) 1/4 inch ~ 1 ft.
GRAPHIC SCALE
sc.u: ,. - 1/4"

DETAIL 1
----{}-- NEW Eln'AnON
COITOUR UIIE5
TOTAIL GROSS COVERAGE 1!58.0 SQ.FT.
48
3
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SHOWN UGHT HATCt\ED
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( ~ ~~PHIC SCALE
1.:::1 )

3.1
49
 20'-r/' 4'-10" 11-tf' 4'-8'_ ff-T 4'-r

I VOINDDW SEAT
..
I J 1J1l J ~NG

@~ ST~CASE
71.2 SO.FT.

I I I~
u

w---------------~
~

II 'MNOOW !EAT I

~----------------~@----~'

- 1&'..11' 41'-10' _.1-1'

11'-1' 15'-1'

.,......

KEY NOTES
[j]AHTIIY CLOIIET ft]JNENIIM: L.IUTCIII ON[ I'IEQ[
ROOM NOTES
ll]Q]~x lms~" 0 5
$ 10 15
f.Z]~~~~~
.,"'_orr,..,_ ..... I!]J~IIXA .-E?. AU-IN. """"
[2JS1P's
7'-G'
[Qi] 'I'!.'~ x''!fJ. llmil~~~ )'-10"
uuw I I

rn--14 "::..r.
[!)IOiatDI- W/rMNIE a-...L

tiD~~.: ':i~'!:~
llJli!IIOOGHT 24W ~~K4'-G"
IWJ~...
lm!WF-'Px 11 '-o'
!Iill~~~,ji ~~-~
( 1N FID ) 1/4 inch = 1 ft.
GRAPHIC SCALE .....Jz
([Jt:n,IH~Ifl'llt- IID011LA1!11 IIlBI~ ,~~~"*
~~~
[ill!\'."~ 'lffl--4'
IIi]~=" ~:5
(l] ui'I'St CA~t~m
mr~x~ liD! ft"~x ~-
wa..
I])ICIIQIOI - l k S'-r M11-r
PROPOSED FLOOR AREA _J~
liD~~,.,.~~ lot,. IIQ1I f~'f'fr-0"
lfll:t:=r,;. ~~~_.,. ==~
1,038.5 5Q.FT.
200.0 SQ.fT. zo
-o
ITif-1'111 .....
fl] OUILT--IN UNtN GAS. 0---G-SCHDIU LOWER LEVEL
BASEIIENT
343.3 SQ.FT.
220.2 SQFT.
<_J
~LJ...
lrl- r oo CK &HilT G ...-.u
DEIHJ!U DOOI1 ..,..... 111 llCXII TOTAL GIIOSS I"'..OR AREA: 1.800.0 SQ."Il'.

1!31...~--- BONUS BASEioiENT (220.2 SQ.FT.) 5C.IU) 1' 1/4"

BONUS BASEMENT (100.0 SQ.rT.)
TOTAL GROSS FLOOR MEk 2,120.2 SQ.FT,
50
4
 81'--<l"

8'-10" ..-a ll' a rl- rf

STORAGE ROOM
(m:J
1oc.o so.rr. () n !()
----- ('r,h- - -:: .----. IIIZJ U IIDI ~-~
----- I ~
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--- - - r 111-.,-~--1
----- 1111-- - - 1
----- t111----1 ~
----- 1 1-=----i :.. --- -----'
r--"'"T""----="-~ @

.,
~ I UCHT~ ONE @
011.0 Soh.
-.-cw.
@ ~

l
23'-r
'-rn l

211'- 10"
-. 1!5"- 1" a-o

KEX NOTES
OJ~"="~-..,.-~ lit~ ....
ROOM NOlES
~~.~rf ~~~-W
~~x?-o
0
u-u-w
it 5 10
I
15
I
rn~mEt::.u~-TV ~?ell:'" ,'!r-o
rn- 011 1111/IHOID "'' PUH mr~rl'o~J IZWll'f-"o'lO!!W..} { IN Fm } 1/ 4 incl! = 1 ft.
_J(/)
II] MriiDDCN:HV
~1?-Wit!'} l.ml~.~~!'D GRAPHIC SCALE wz
liD OIIILT-40j - N<f.
CID -.~....., OMIHT IW3i~K~It" m~~~.~~ ><C
W...J
rn-ER
[IDD~r~~R
~~~;,~~3" ~~~~!JP ...JQ..
l'2i "-''?,9"K l&'Efrt PROPOSED FLOOR AREA
[ijuooat B..IIODICl't-mbl -.T, 11m. 0:::0:::
liQL!wr~"
~0
MAIN L~ 1,036.5 SQ.FT.
SQ.FT.

0 - WIIOOW IIIWEJI. IU -ICtlmiU:

OAR AGE
e Lm1ER LEVEL
8ASDIUIT
200.0
34.1.3
220.2
SQ.fT.
SQ.FT.
og
...JI.L
G - DOOR- Ill DOOR ll<l<fl>UU: 1,800.0 SQ.TF'.

e BONUS IIASDIENT (220.2 SQ.FT.)

e BONUS BASEMENT (100.0 SQ.fT.)
TOTAL GROSS FL.OOR NlfA: 2.120.2 SQ.fT.
51 5
 RldQO at 114.9' KEY NOTES
Rldgo at 112. 7'
[j] :~~~E'!,-2 1~1T8'tf.\!llpo CEDAR SHINGLES
Rk19e at 112.8' 1
~~~~~rf~h~~
~ VIINDOWS a. ODORS: WOOD DIVIDED UGHT
[ij ENTRY DOOR: 3-IN TliK MAHOGANY STAINED
Plate at 10&7' Plato at 108.0' (ID CHIWNEY: WOOD SHINGLLS
[] ~=s
SPOUT.
ct= ::;gu:~~~':.: ~
[1J BEAll: SHAPPED, 4X8 REDWOOD

(ID CRAOE: I'IHER DCa/RS

SP at 101.7' [[) SKYUGHT 2<4XJII
Slab at 101 .0' - - ; : r- -
F.F at 100.0' [j]] ~~R~~~~s.S~AI~~~T, WOOD CliP
!IT) GARAGE DOOR: ROU.-\JP WDOO DOOR
ff1j UGHT FIXTURES: COPPER 325 wr.INENS
MAX.
iUJ A~AGE IIATURf<L GRf<DE 9M FT.
ij]j SIOING: CfliOO PIASTER
WEST ELEVA Tl ON ~ COLUt.INS: WOOD
RldQo at 114.8'
WITH GARAGE IIID HEIGHT Ur.iiT: 18 FT SINGLE STORY

Rldgo at 112.7' [11 HelGHT UI.IT: 24 FT TWO S'IORY

Rldgo at 111.8'
[I Bf<RGE AND RAFTER Tf<ILS: 4X SHAPED
l1]j OUTRIGGERS: 4X SHAPED
Plate at 10&0'
Plato at 108.0' @SOIL AT BOTTOII r7 EGREES UGHT Y1UL

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

I
WEST ELEVATION

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

Ridge at 114.8'

Ridge at 112.7' Rldgo at 112.4'

lll j!!o== 111r u r.-;
11 lT
== ll ~

Plate at 108.0'
II u II
II
Plato at 107.0'

~
0
I

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lCI0
F.F at 100.0'
Ill F.F at 98.0'
Plato at 97,0' (/)
z
0
i=
~
w
_.J
0 5 10 15 w
F.F crl e&.O' U U U I I SCALe 1' 1/4"
( IN FEET ) 1/ 4 incll = 1 tt.
GRAPHIC SCALE
52
6
 ~~
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r ---------------------------
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Rkl90 ot 114.9'

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Pfcrte at 107.0'~---------------
Ill -- -- Plot at 101!.0'

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____ llllllll
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,. ~Yn :~ -4-- -r.r at 100.0'

Plat. at 97.0'
L . .r"i ~ ~ !
--~-~rurnrnrn~~~~~~1~I. .
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------ 1 : I I 1
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rF at ea. 0'--->1 ~
----
\ -==========________________________ j ________ _________ ____ __ _ j ______ __l ______________ j _______________________j __
I I I I 1
KEY NOTES
_______ _____ __ _ ________ __ __ ____ ____ __ __ ___ _________________________ __ _____ j
-- - ------------ - ---- ----- I [}] ~~~l' 1~~~. ~ CEDAR SHINGlES
NORTH ELEVATION rn ~~Nf~~~'IJh~fii~L.ES
Q) WINDOWS .t DOORS: WOOD
I3J CHIMNEY: COPPER

(ID~~~~ ~N!US
[[j GUTT!RS .t Oov.tol SPOUTl
6-111. ROUND
COPPER CUrnRS AND 3- IN.DIA. DO'IIN
SPOUT.
[Lj BEAW: SHAPP0, 4XIl Rt:OWOOD

i]] GRADE: '/!HERE OCCURS

[[] -----
[Q] ~~R~~S~AJN~T, WOOD CAP

!ITJ U11UlY PANEL DOOR

li2J ~T flXl\JRES: COPPER 325 UJMNENS
Plate at 1011.0' li)] A..a!AG NA'!IJRAL GRADE 93.5 FT.
Plott at 107.0'
lBJ SIDING: CEt.IENT PI.ASTER
~ COLUMNS: WOOD
ffJ HEIGHT UIIIT: 15 fT SING!. STCRY

IILI HEIGHT Ut.tiT: 2+ fT 1'M) STORY

F.F at tOO.D'
m BARGE 1NJ IW1ER TAILS: +X SHAPED

~ OUlliiGGER!k 4X SHAPED
~~--f'.f at 98.0'
late ot 97.0'

(/)
z
0
!=
<{
EAST ELEVATION >
w
_J
w
0
u-u-u 5 10
I
15
I
SCM.J ,. - 1/4.
( IN FEET ) 1/4 inch - 1 ft.
GRAPHIC SCALE
53 7
 KEY NOTES
(1) DOWNSPDU!S
IZJ GUTTIJOS W/ :Ill SI..DPI:
(l] a!IIINEY
IIl SK'r\JOHT: ~
~ RODI' UNE lllDVIN lHICI< S~ UN!
I])~ F001PRI~T SHOMD THM IWHD UN

LEGEND
V~DIREC1lDII

m':Eo"'l~
ClUTTtRS

OOWN5PDIITI
'II/VI SLOPE

0 5
$ 10 15
LoJ-lJwU I I
( IH FEET ) 1/4 inch = 1 fl
GRAPHIC SCALE

_U
u
_U
_u_
JW
II II II
n
ll 11
u
II II
II
II
r II
II
II
---
IJ II II U
Ul II u '" Jl
-
(I
~
B a ------
-~~Slab
SP ot 101.7'
at 101.0'

WEST ELEVATION SOUTH ELEVA Tl ON EAST ELEVATION NORTH ELEVATION

KEY NOTES
rn ~~~~\z S~. ~!?0 CEDAR SHINill.5 !]) UGHT
MAX.
FIXTURES: COPPER 32~ Wt.lNEtiS [])BARGE AND RAFTER T,t.ilS: 4X SHAPED

rn~~rrn:?~h~F (ID GRADE: [QI OUTRIGGERS: 4X SHAPD

(1] 1\lNDOWS & DOORS: WOOO

'1\tfERE OCCURS
[ZJ A~AGE: NATURAL GRADE 00.0 FT. [j] ~~~ FIXTURES: COPPER 3~ WMNENS
SCIU: 1' - v
:s
I3J SPOUT. ~= ::~J:.t:.~'t. ~=D (ID HEIGHT UIM'n 1& FT SINGlE STORY
54
8
 Window Elevations Types Window Schedule
'-rt' DETAIL SHEET I
a- .z-rr ..t-o NO. LOCATlON SIZE I )ETAJLS
MAT'EAIAL REMARKS
.JAWii.. ~

~ ~ p: lf--L-L-11
\ I
~=~-~~ ' \

; ' \

r--~=!!!'~~~
" ~
---------- - ------~-~-------------~ _i-! --------------- "''"""'
A B c D E """"

4'-<i'

~ ~~I.:
1 y '{
j' \ / \ I
~
~!!!!!:!!~-~:;. ~ = ,!!!::\ii!iiiiilii!6---'j.~ Window Notes: Note:
~ f. ~ 1Nr:rt C1.AZ1110 {mAMD OR IAIIICAD) 1. FOR KINGE LOCA'IlON &

----------------~-~
. --------------~ - ----------- ---- --~ "' ,._
- - - - ,NLIHED
AI REllUIRED - c.a.c.
2. SQI!EN CCI.OII TO IE Sf'ECIFIID 1Y CUOIT
3. ~EJIAI. CClii'TRAClal TO \Oif'Y 111 liiiHOOW cJIDEII
~ S\I9IG DIRECllON
SEE ElVA'llON SHEETS
F G H J AND IIOUOH ~ liii'IH 1111: -/Af1Ql11[CT 2. AU. 'MNOOW OEWENSIONS
~~~~=~~~~ 5'-1"
- TO f'I.A(lOjE]IT Cf' 1HE - OIIOEJl
4. THE !IlNDOW MAHUFAC'!UAEII liU. !IUI'PLY !HOP
ARE 1HE ROUGH OPENINGS
SEE ElVAl10N SHEE'TS
~~~nt~~
STANDMO DCXIt PANEL HFJCHT.
D~AIIJINCI mil SPEQAL 1W1D1M1 (O'IERSIZ!:,ETC.)
1'110 REW:W IY COOG, lno.
_rf-fi'
5. Nlf'l.Y S'SAL ICIUFT PN'11 NICUND NJ. EXTDICII
'-11'.'-r. '-rt' OPIHIIG.
Window Manufacture: Glazing Legend Symbols Abbreviations
0 _
MANUI'Am\Mie
I I '!.
1.....,...-tll-'-il~m ; ',, " ,;
~
CllY, STATE, Zll': T'rPE 1 - 1DiPEREil GlAZING
PER C.B.C. 240&. 4 WINDOW WINDOW
N/A - - NOT APPL.JCAIIL.E
G.C. - - GENERAL COHTRACTOR
PHONE: NUMBER
~~.~~--
. !!-- ~--+ ~ r~
REfERENCE I' - - PAINT
\ 1/ .. ~ ST -STAIN
' Hardware Manufacture:

-
;;
~~~-j MAHUf'ACTURE:I
" - - f ACTORY ANISH

---------=---~
I,D. - - INlERIOR DESIGN
~
AOOit1!1:
CllY, STATE, Zll': S - - SEALED

K
----------------------
L
.~
--- - -- - ---- --~- ~
F~
loiFR. -
FIN. -
NAHIJFAC'NR!R
- flN1SH
M N 0 'ii
NAT. - - NAnJRAL
E
D
Door Elevations Types Door Schedule
(.)

~
1'-11'
_r-o
.._.. NO. LOCATlON a..~ SIZE I ai
DETAIL SHEET#
_1_-a - 2'-o lnAJL5
~ t.AATERIAL ~ REMARKS rn JAMB HEAD

10 ~~~ ~0 0~ ~~. ~\lP~

II}M' _!,_ ~--Q"X 1'-~ WQ_QQ_ . P LASS TOP. J - INCH HICK OL TSIDE
"!lNG RQ ~ P1L2'-8 X 7'-8' YolOOQ_ P UL GLASS ~ OOR OIJ 11l1DE
NO
't'ES
~
~ I 0 /

I
I ,_
/
---------a--.1.1_ - ________. . . ____11------I. - - - ---J.L.-.:L..-.t--.JU--J._ __ __ ___ __ _________ _ __ J2( ___ _
A B C D ..:.r
GWINO 110110 _ . , - H:
WANUrACTUIII 'It HEICiiT Of THt:JI
ITAND.wJ DOOit PANEl. HI]QHT MtD
W.TCH nt! CUS'S 10TTDM lJH!
.lH 1HE ADt.W:Dff WIIIIOO..

..1.'-~2'-S'
rt-o'

20 OSE PI 2'- 0 7'-e WOOD P iHEO PANE 000 NSIDE NO

r-
I I I I
21 \M ONE 2' WOOO I P iHt;~ PANE 000 NSIDE NO

~ ~

&
I

~0
__....._______ ..l,k;;;;;;;;,;~:~,;;;;;;;;;;;~ll---- - - ----------..---c~- --------- ...____,..._..~_ ----------- Door Notes: Not e:
F Ci H 1. P~oYIOE DEAD 8.T UlCICS ON ALL DC1UIICII -
SCHrDUU: FOil AIXli~ONAL REC&II~EMENlS.
SEE e. SI'ACD
DOORS IIEIWUII COHO!- NJ UIIC:CHDITICHID
TO BE f\JU.Y WEA'IHEII SlliiPPID.
1. FOR HtiGE l.OCA110N &
OPENING SWING DIRECTION
2. PIIOVIOE PRIYo\CY HAADWM E FOil ALL BEDIIOOM AND 7. c:EIPAL COH'IRAC'I1JI! TO Al'tiEW DOOR ORDER liii'IH SEE ELE\IAllON SHEETS
BAlltWOII L.OCA1lONS. oUICIITr.CT I'RKlR TO 00011 ORDER PlAC1100'.
3. GEN!IIAL COHnw:1011 TO CONSULT liii'IH OIHOI FOR I. DOOR - S 10 IE 4SIOC4.0... DOOR 7'- o' 2. AU. WINDOW OEWENSIONS
ADOfllONAL DOOR HAIIOWME ~-lS. I. ALL DOOR lllPS ANO IJO'TTOII TO I E SA!IflfJ), I'IMHID. ARE lHE ROUGH OPENINGS
4. ALL 00011 OI.AZINC TO IE liMPPm Cll.AU. AND~. SEE El.E\IAllON SHEETS
6. ALL ~ DOOR lll.AZING 10 liE ' fr INS!Utm 10. GARAGE DOORS :
l2'-11' .2'-rt' 'I1!IIPEJIED GI.Aa SEE !IOIIIIUl N1D EXTEJIICR IUVAIIONS rnl!
ADIX11CHAL -AllOH.
Window Manufacture: Symbols Abbreviations
1 N/A - - NOT APPliCABLE

f[ - B DOOR 0 - DOOR
REfERENCE NUIIBER
G.C.
P
ST
- G1ERAL CON'TRAClOR
-
- -
-PAINT
STAIN

0~~~-----------~(Sj~',~[Zj~k--------------------------------------------------------- -
f1' - - f ACTORY flNlSH
Hardware Manufacture: 1.0. -- IHlERIOR DESIGN SCAU: 1' 1/4"
IUoNUFACTUAE:
Glazing Legend S - - SEALED
______ i [-a-
-
9
loiFR. - - MAHUFACT\JRER
1 J ct'JY, STAlE,
PHONE:
Zl~
T'I'PE I - TEMPERED GLAZING FIN. - - FliiiSH 55
F~ PER C.B.C. 2408.4 NAT, - - NAl\JRAL
 I
I ..
I
~

..
,
~

/
/

I
I

L _..../
, /
/

LOWER LEVEL,
BASEMENT &
1OOS q.Ft. BONUS,

CAN~L\U 11.0 Sq.Ft. IIAIN L\JEL 5.0 Sq. Ft.

LEDGEN:
IIAIN I..E'o1. 8.0 Sq.Fl ]
CANnt.EVER CAN1\I..E'IER
SHOWN DASHED UNE SHOWN DASHED UNE SHOWN DASHED LINE FLOORS THAT OVERLAP ~ 1,123.1 SO.FT.
FLOORS lllAT DOESN'T OVERlAP 10.0 SQ.FT.
[ CANTILEVER AREA 35.0 SQ.FT.
,...-
1
------ ------ -,I

~
FLOORS THAT DON'T OVERLAP
SHOWN CROSS HATCHED
FLOORS AREA THAT OVERLAP
f///o/4] SHOWN HATCHED

CANTILEVER AREA
SHOWN THING DASHED LINE

0 5
$ 10 15
uuu I
I
( IN FEU ) 1 /~ inch ~ 1 ft.
GRAPHIC SCALE

~ 1' 1/4'
FLOOR AREA
OVERLAP DIAGRAM.
10
56
EAST ELEVA Tl ON EMPTY LOT
EXISTING
EMPTY LOT

w
EAST ELEVATION EMPTY LOT 0...
<(
PROPOSED u
~
w
w
g:
(/)

SCAlE! r- v

11 57
58
 WOOD SHINGLE ROOF "D"
PROPOSED WOOD SHINGLE ROOF
lEXlURE AND COLOR: NAlURAL

FENCE "H"
MATERIAL: REDWOOD
FINISH: NATIIRAL FIXTURE "A"
HElGHT: 4 FT. OR B FT. AS NOl0 ON Sll PLAN MANUFACTURE: DESIGNER FOUNTAIN
T24 COMPUANT: ~
COLOR: BRONZE
WATTS: 4 WATTS
LUMENS: 80
BULB TYPE: LED MODULE
DIMENSIONS: 6.~"H X 11"W X 12.25"

<El .,
I I
IN

WOOD SHAKE SIDING

PROPOSED WOOO SHINGLE SIDING
lEXlURE AND COLOR: NATURAL

FENCE "I"
MATERIAL: REDWOOD
FINISH: NATURAL
HEIGHT: 4FT. MAX.

FIXTURE "8"
MANUFACTURE: UNI<NOW
T24 COioiPUANT: YES
COLOR: BLACK
WATTS: 3 WATTS
DRIVEWAY PAVERS "F" LUMENS:
BULB TYPE:
200
LED MODULE
MANUFACTURE: CALSTONE
DIMENSIONS: 18"H X 7"W
COLOR: OAI< BARREL GRAY
INSTALLATION: SET ON SAND

I
. ~
( _

BULB "C"
MANUFACTURE: PHIWPS
WALKWAY "G" WATTS: 4 WATTS
SCM; t' - t/4"
MANUFACTURE: CARMEL STONE
LUMENS: 150
COLOR:
INSTALL.AllON:
NATURAL
SET ON SAND
BULB TYPE: B11 LED SOCKET
13 59
 N90'00'00"E 100.00'

GARAGE

MAIN DWELLING

N90"00'00'E
100.00'

LIGHT KEY
... PATH LIGHT, J WATTS LED.._~E FIXTIJRE
e ON SHEET 13
MAY NOT BE SPACED CLO:>U< THAN 10- FEET APART

EXTERIOR LIGHTTNG NOTES IRRIGATION SYSTEM PLANT INDEX z

<(
, .. Nt'IIYP'HDN DEw: No. BOTANICAL NAME COMMON NAME SIZE _j
t E'l.t'1AICYAL.WS o_
Fll.TDt IIUII AEIULAltiR FOR EAOi VAL\ 1 AGAPANTHUS PETER PAN ULY OF THE NILE 1 GAL
EI.C1IIC 001f1110Wit
2 CISTUS DORIS HIBBERSON ROCK ROSE 5GAL N w
EAQI P'UNT 10 IE llN ClOP smtJj CL

$
ALL l'lNml l t i . : f'UHTfl) II1H - - 3 LAVANOULA STOECHAS SPANISH LAVENDER 5 GAL <(
TAD f"DWI'IONO ~AJM"ACI\JMO I>OEI:11-
CCIII'GIT MJ. It _ , 111M !101. - T 2:1 4 SALVIA LEUCANTHA MEXICAN BUSH SAGE 5GAI..
0
(f)
5 ROSMARINUS ROSWARY 5GAL Cl
0 z<(
6
7
RHAMNUS CAUFORNICA
PITTOSPORUM 1ENUIFOUUM
COFFEEBARRY
BLACK STEM
5GAI..
5 GAl
u-u-w5 10
, 15
I
_j
( IN Fm ) 1/4 inc~ = 1 ft.
8 PHOTONIA XFRASERI --- 5 GAL GRAPHIC SCALE SCIILE: f - 1/4"

Ll
60