Professional Documents
Culture Documents
From:
Submitted by:
Subject:
Recommendation:
Review the Design Study (DS 16-309) application and determine the appropriate action. Draft
findings and conditions are provided for the approval of this application.
Application:
Block:
Location:
Applicant:
DS 16-309
APN: 010-022-012
22
Lot: 16
rd
Guadalupe, 3 NE of 3 Avenue
Al Saroyan
Property Owner: Mojtaba and Fay Massoudi
The project site is a 4,000-square foot property located on Guadalupe Street, 3 NE of 3rd
Avenue and is developed with a 1,596-square foot, single-story, stucco, single-family residence
and existing attached garage. The residence is less than 50 years old and is not eligible for
inclusion on the Citys Historic Resource Inventory.
The applicant has submitted an application proposing the construction of a detached carport in
the 15-foot front and 3-foot side-yard setbacks of the property and the conversion of the
residences existing garage into a bedroom. Access to the existing attached garage is
obstructed by a portion of the residence and by a 24-inch oak tree on the south side of the
property. The proposed new carport would provide accessible covered parking.
206
DS 16-309 (Massoudi)
September 14, 2016
Staff Report
Page 2
Staff notes that there are certain issues with the design and location of the carport. Due to the
site constraints, the proposed carport would be less than the 10 x 20 as required by CMC
17.10.020.F. In addition, the carport would be located within 6 inches of the main residence
and does not provide a detached appearance. Finally, the proposed carport is located within a
few inches of a 24-inch significant oak tree on the south side of the property and within 2 feet
of a group of oaks located north of the carport. The City Forester has reviewed the plans and
has provided his recommendations.
Despite these issues, staff has elected to refer this project to the Planning Commission with a
request for the Commission to provide direction on this project clarification on how the Code
section specifying the citys minimum parking requirements may be interpreted.
PROJECT DATA FOR THE 4,000-SQUARE FOOT SITE:
Site Considerations
Allowed
Existing
Proposed
Floor Area
1,800 sf.
1,596 sf.*
1,796 sf.**
Site Coverage
Trees (upper/lower)
3/1 trees
1/5 trees
1/5 trees
N/A
8 ft., 7 in.
Plate Height
N/A
N/A
Setbacks
Minimum Required
Existing
Proposed
Front
10 ft. (25%)
13 ft. (32.5%)
Minimum (south)
Side Yard
3 ft.
Rear
For residence: 26
ft.
*Includes 200 square feet for parking located in the attached garage.
**Includes 200 square feet for parking located in the detached carport
207
DS 16-309 (Massoudi)
September 14, 2016
Staff Report
Page 3
Staff analysis:
On-Site Parking Requirements: According to CMC 17.10.030.F, Required parking spaces shall
be provided by a garage, carport or parking pad measuring at least 10 feet by 20 feet having
practical ingress and egress for a vehicle. Tandem parking is allowed in this district.
In order to provide accessible covered parking, the applicant has proposed a carport located at
the front property line with a width of 8.5 x 17 10. The dimensions of the carport do not
comply with the 10 x 20 dimensions required by the Municipal Code, however, the applicant
has demonstrated that a 10 x 20 parking pad can be located below the carport. The
Commission should consider whether this meets the intent of the Municipal Code or whether
the carport itself needs to be 10 x 20. If it is determined that the carport must be 10 x 20,
then the proposal does not comply and should be denied.
The applicant had requested that staff consider whether a variance would apply. Staff notes
that access to the garage is primarily being impacted by the residence itself. Variances are only
granted for a physical hardship inherent to the property (e.g. slope, lot configuration, etc.) and
are not granted to provide relief from an issue created by an existing structure. Issues created
by the structure can be addressed through building modifications rather than waving zoning
requirements through the issuance of a variance.
Detached Carport Design: According to CMC 17.10.030(A)(1), to encourage variety and
diversity in neighborhood design, detached garages and carports may be authorized by the
Planning Commission within the front yard setback facing a street provided that the proposal is
compliant with the following requirements of the Municipal Code as analyzed by staff:
1) At least 50% of the adjacent right-of-way is landscaped:
Staff Response: For the 40-foot width of the lot, 28 linear feet of this width is landscaped
and 11 linear feet is covered with stone pavers. Thus, more than 50% of the adjacent
right-of-way is landscaped to compensate for the loss of open space.
2) The proposed setback encroachment would not impact significant trees:
Staff Response: There are 6 trees on the property, 5 of which are classified as Significant by
the City Forester. Significant trees include a Monterey cypress tree and a coast live oak tree
208
DS 16-309 (Massoudi)
September 14, 2016
Staff Report
Page 4
in the rear yard and three coast live oak trees in the front yard of the property. The
footprint of the carport is proposed to be approximately 4 inches from a significant 24-inch
coast live oak tree on the south side of the carport and 2 feet, 3 inches from a group of oak
trees on the north side of the carport. Staff notes that there will be slightly greater
separation from the carport posts. The City Forester has certain recommendations
(Attachment C Conditions of Approval) that include widening the notch in the car port
around the 24-inch oak tree to be at least 1 foot away from the trunk of the tree to allow
the tree to be able to move naturally in the wind and to allow for growing room over time.
3) The protection of the free and safe movement of pedestrians:
Staff Response: There will be a 15-foot long driveway directly across from the carport in the
right-of-way despite the placement of the detached carport at the property line which
provides room for pedestrians walking along Guadalupe Street to move off of the street in
this location. The remainder of the right-of-way is landscaped; however, an existing rock
planter wall surrounding landscaping and trees acts as a barrier to pedestrians walking in
the right-of-way. Staff has drafted a condition that the applicant remove the rock planter
wall as part of this Design Study proposal.
4) All development on site will be in scale with adjacent properties:
Staff Response: The height of the detached carport is proposed to be 8 feet and 7 inches.
The width of the garage is proposed to be approximately 11 feet (8 feet between the
support poles) while the maximum allowed width is 12 feet. The square footage of the
carport is proposed to be 200 square feet (170 square feet of functional parking) with a
maximum allowed size of 250 square feet. Staff also notes that the carport would be set
back 15 feet from the edge of Guadalupe Street. In staffs opinion, the proposed carport is
low in scale compared to surrounding development.
5) Placement of the garage within the front setback will add diversity to the neighborhood
streetscape.
Staff Response: Only one other property on the block has a carport in the front yard and
thus a second carport would not create a repeating pattern on the block. However, staff
does raise the issue that the proposed carport would only be 6 inches from the main
209
DS 16-309 (Massoudi)
September 14, 2016
Staff Report
Page 5
residence and may not comply with the intent of the Municipal Code for allowing
detached garages in the front-yard setback.
Privacy and Views: According to Residential Design Guideline 5.2, projects should Maintain
view opportunities to natural features that lie outside the property and locate buildings so
they will not substantially block views enjoyed by others.
The proposed detached carports height and width are less than the maximum height and width
allowed by the Municipal Code and so its impact to views has been minimized.
With regard to view impacts to neighboring properties, while the adjacent property to the
south located closest to the detached carport only appears to have a 3-foot setback from the
south property line, the proposed carport will only overlap with the adjacent propertys garage
which does not have any windows that face the carport. Staff does not feel the project will
create a significant view impact to the adjacent residence. However, since the carport is
proposed to be located less than one foot from the property line the Commission should decide
if they feel there will be sufficient space between the carport and the neighboring residence to
the south.
Public ROW: The unimproved portion of the City Right-of-Way (ROW) between the front
property line and edge of paving is approximately 15 feet wide. There is currently an extensive
rock retaining wall located encroaching into the City ROW. A condition has been drafted
requiring that the rocks be removed.
Alternatives: Staff has included draft findings and conditions should the Planning Commission
choose to approve the project. However, certain issues have been raised, such as 1)
compliance with the Municipal Code Parking Standards; 2) proximity to the main residence; and
3) proximity to trees. If the Commission does not support the proposed design based on the
issues raised then the project could be continued with specific direction or denied.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Structures. The
project includes the new construction of a new 200 square-foot carport and the conversion of
an existing 200 square-foot garage to a bedroom within an existing 1,596-square foot
residence, and therefore qualifies for a Class 3 exemption. The proposed alterations to the
210
DS 16-309 (Massoudi)
September 14, 2016
Staff Report
Page 6
residence do not present any unusual circumstances that would result in a potentially
significant environmental impact.
ATTACHMENTS:
Attachment A Site Photographs
Attachment B Findings for Approval
Attachment C Conditions of Approval
Attachment D Project Plans
211
Attachment A
212
Proposed carport location facing east toward Guadalupe Street and 24 significant oak tree
213
214
FINDINGS REQUIRED FOR FINAL DESIGN STUDY APPROVAL (CMC 17.64.8 and LUP Policy P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding
YES
1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
TBD
NO
TBD
2. The project is consistent with the Citys design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.
6. The design concept is consistent with the goals, objectives and policies related to
residential design in the general plan.
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.
8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive
in context with designs on nearby sites.
215
DS 16-309 (Massoudi)
September 14, 2016
Findings for Approval
Page 2
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.
216
No.
1.
2.
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.
217
DS 16-309 (Massoudi)
September 14, 2016
Conditions of Approval
Page 2
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.
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 5,000-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.
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.
N/A
11.
N/A
9.
218
DS 16-309 (Massoudi)
September 14, 2016
Conditions of Approval
Page 3
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,
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.
16.
Approval of this Design Study shall be valid only with approval of a Variance.
N/A
17.
N/A
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.
An archaeological reconnaissance report shall be prepared by a qualified
archaeologist or other person(s) meeting the standards of the State Office of
19a.
N/A
219
DS 16-309 (Massoudi)
September 14, 2016
Conditions of Approval
Page 4
19b.
20.
21.
22.
23.
24.
N/A
The applicant shall reduce the length of the carport by approximately 3 feet or
the amount necessary to avoid overlap between the residence and the carport
in order to comply with the Citys composite side-yard setback requirement.
The final length of the carport shall be 14 feet, and 10 inches.
The applicant shall use hand digging only to install the carport support post
closest to the 24-inch significant oak tree in the front yard at the south property
line.
The applicant shall protect any significant tree roots that are encountered during
construction or demolition and refrain from cutting or damaging tree roots that
are discovered. If any significant tree roots are discovered, the applicant shall
contact the City Forester for instructions regarding the protection of significant
tree roots.
220
DS 16-309 (Massoudi)
September 14, 2016
Conditions of Approval
Page 5
25.
26.
27.
The applicant shall widen the notch in the roof of the carport around the 24-inch
oak tree to be at least 1 foot away from the trunk of the tree to allow the tree to
be able to move naturally in the wind and to allow for growing room over time.
The applicant shall remove the rock planter wall as part of this Design Study
proposal.
The applicant shall submit a complete landscape plan for all proposed new
landscaping for approval by Planning staff.
___________________________
Printed Name
__________
Date
Once signed, please return to the Community Planning and Building Department.
221
f'------ LANDSCAPE
PROPOSED NEW
AREA
420S.F.---
;___ EXISTING
BACKYARD
PATIO&
FIREPLACE
188S.F.~
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SECTION TO
BE REMOVED
L______
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PROPOSED NEW
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~~;~~-----------~--------~1~~=0~=.=P~R:=O~~=E~~~T=Y~~L~I=N:E~-~-~~=~==~-~-~=~~~~~-~;=I~~=I=N=G=~t-~=~~~~~-~-~~==~=~-~-~==~~~~-~-~~~~
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OFF SITE
PROJECT--------~
PROPOSED
ENTRY PATI0 ...................... .. .............. 267 S.F.
BACKYARD PATIO & FIREPLACE ...... 1B8 S.F.
RETAINING WALLS .. ........... .. .............. 110 S.F.
DRIVEWAY ..... ... .................... ... .. ... ... .... 515 S.F.
INDEX
REVISIONS
~
DATE
&1.
7-16- 14
A-3
A--4
TOPOGRAPHIC MAP
REDUCE SITE COVERAGE BY (426 S.F.) FOR ADDING MORE LANDSCAPE AREA &
DEMO OF EXISTING RETAINING WALL.
COPYRIGHT 201 e
ALSAOYAN AJA
COPYRIGHT 2016
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4-27-15
.&.
5-18- 15
6-a-15
.&.
8-25- 16
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APN: 010-022-012
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REVISIONS
Ll.
DATE
AI.
7-15-14
DESCRIPTlON
4-27-15
5-18-15
6-8-15
8-25-16
CHECKED BY:
PURPOSE:
PROPOSED CARPORT
PLAN VIEW ELEVATIONS & DETAILS
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COPYRIGHT 2016
DRAWN BY :
COPYRIGHT 2018
RESIDENCE
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Qlv: 1
Rb: 107 13/ ,6"x82 112''
Jamb:4 11115"
LO<:; FRONT
Sym:
2)10-3480-1(R)
Qty:1
RO. 36 7/16"'x82
Jamb: 4 1 1/16~
~ l2"'
~oc : FRONT
Sym:
9'-10"
REVISIONS
Ll.
DATE
DESCRIPTION
.dl.
7-15-14
&;.
4- 27-15
5-18-15
&.
6-8-15
8-26- 16
5'-s2"
3'-0..
SCALE: l"=1'-0"
MEOWNE09Y, ~CTHEPAOPERTVOF
DRAWN BY:
CHECKED BY:
PURPOSE:
APN: 010-022-012
MASSOUDI
C .M.T.
AES.
CARPORT
NE 3RD
STREET GUADALUPE
RESIDENCE
CARMEL
SHEET NO.
SUCI-IIOE,t.S,DESIGNS,ARRANOEI.AENTSOFIPLANSSHAJ.J.BEUSEO
FOR Am PIJRPOSEWHoi>.TSOE\IERwmiOUTTHEWAJTrEN
A-3
&AAOYI<J'l
CALIFORNIA 93921
S AROYAN
ARCHITECTURE
CONSTRUCTION
INTERIORS
3
OF4
224