CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

March 8, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, Community Planning and Building Director

Submitted by: Matthew Sundt, Contract Planner

Subject: Consideration of Final Design Study (DS 16-436), Use Permit (UP 17-062)
and associated Coastal Development Permit for the demolition of an
existing residence and construction of a new single-family residence
located in the Single-Family Residential (R-1) Zoning and Archaeological
Significance (AS) Overlay Zoning Districts.

Recommendation:
Approve the Final Design Study (DS 16-436), Use Permit (UP 17-062) and associated Coastal
Development Permit subject to the attached findings and conditions.

Application: DS 16-436 APN: 010-231-023

Block: KK Lot: 30
Location: nd
Lopez Street, S/E corner of 2 Avenue
Applicant: Krebs Design Group Property Owner: LB Homebuilders (owner/builder)

Background and Project Description

The property is 7,908 square feet in size and is unique because of its shape and because it
fronts that portion of the Lopez Avenue and Second Avenue rights-of-way that are not
traversable. There is a driveway encroachment that was approved by the City Council in 2009
and connects the project site to Lopez Avenue. Second Avenue was closed to vehicles by the
City due to road instability. The property has an average slope of approximately 31%.

This design concept for the proposed residence was accepted by the Planning Commission at
the February 8, 2017 meeting, but the project was continued so that the applicant could apply
for a use permit, which is required to build on a property in which the average slope of the
property exceeds 30% (CMC17.52.080.D). As required by the municipal code, a qualitative
assessment of slope stability, site access, site drainage and erosion, and impacts associated

16
DS 16-436 / UP 17-062 (LB Homebuyers)
March 8, 2017
Staff Report
Page 2

with grading and views is also provided (Engineers Report Attachment C). In addition, the
applicant was required to reduce the square footage by 60 square feet (2% floor are reduction
for each 1% increase in average slope above 30%).

The applicant has submitted revised plans to build a new 2,480 square-foot, two-story, single-
family residence in the modern contemporary style of architecture, and a 400 square-foot
detached garage. The proposed residence includes 1,555 square feet on the main level and 925
square feet on the lower level. The project includes 195 cubic yards of cut and 165 cubic yards
of fill with the difference of 30 cubic yards proposed to be distributed where possible on the
property without infringing on the six-foot setback relative to existing trees. Finish materials
include Carmel stone veneer, warm cedar colored horizontal wood siding on the main level
exterior, dark brown stucco on the lower level exterior, and red cedar colored composite
decking. Fascia and trim will be off white and windows will be dark brown unclad wood. The
roof will be a dark brown metal standing seam.

A double retaining wall is proposed on the downhill side (north elevation side of property
facing 2nd Avenue and Pescadero Canyon) of the residence to contain fill soil. A retaining wall
is proposed on the southeast side/corner of the property adjacent and east of the proposed
garage that will accommodate additional cut soil. Excluding footings, the proposed retaining
walls will be up to three feet in height.

There is an existing 6-foot high grape stake fence on the south and east boundary that will
remain. The area of the property on the north and west sides are mostly covered in ivy. Ivy is
prevalent in the Pescadero Canyon including the Lopez Street right-of-way.

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DS 16-436 / UP 17-062 (LB Homebuyers)
March 8, 2017
Staff Report
Page 3

PROJECT DATA FOR A 7,908 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 2,881 sf NA 2,880 sf

Site Coverage 633 sf/ 950 sf 1 NA 783 sf
Trees 3 Upper /1 Lower 2 Coast redwood N/A
(recommended)
11 Coast live oak
Ridge Height 18/24 NA Max. 1st floor: 13
(1st/2nd)
Max. 2nd floor: 22
Plate Height 12/ 18 NA Max. 1st floor: 9
(1st/2nd)
Max. 2nd floor: 18
Setbacks Minimum Existing Proposed
Required
Front 10 NA 27 (residence)
Composite Side 25% 2 NA Min: 24.7
Yard
Minimum Side Yard 3 NA @ south boundary: 4
@ north boundary: 16
Rear 15 NA Min: 9.69 to 14

Staff analysis

Previous Hearing: On February 8, 2017 the Planning Commission reviewed the proposed
project from the perspective of the adjacent property owner to the east of the project site. The
property owner raised concerns with the impact that the new residence would have on his
property. As a result, the project has been modified to exclude the garage roll-up door on the
east elevation, the main-floor deck on the east side was removed, and the entire residence was
shifted 2-6 to the west.

Finish Materials: Finish materials include Carmel stone veneer, warm cedar colored
horizontal wood siding on the main level exterior, dark brown stucco on the lower level
exterior, and red cedar colored composite decking. Fascia is a brown color, window trim is tan,

1
950 sq.ft, total allowed if no more than 50% is impervious.
2
This property has uneven sides. Therefore, to determine the composite measurement the lot width at the area of the
residence closest to the boundary lines was the basis for determining the composite: 25% of 82 feet = 20.

18
DS 16-436 / UP 17-062 (LB Homebuyers)
March 8, 2017
Staff Report
Page 4

wood siding will be dark tan, the stucco will be brown, and the front door is maroon colored.
Windows will be a light tan off white and windows will be dark brown unclad wood. The roof
will be a dark brown metal standing seam.

A double retaining wall is proposed on the downhill side (north elevation side of property
facing 2nd Avenue and Pescadero Canyon) of the residence to contain fill soil. Another
retaining wall is proposed on the southeast side/corner of the property adjacent to proposed
garage that will accommodate the area of cut.

Landscape Plan: The applicant has provided a landscape plan that has been reviewed and
approved by the City Forester. The plan includes a mix of drought tolerant plants that are
appropriate for the forest canopy and sun exposure. Other than the north and east side
retaining walls, there are no proposed walk paths or hardscapes on the property.

Exterior Lighting: With regard to light fixtures, 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, and that landscape lighting shall not
exceed 18 inches above the ground nor more than 15 watts (incandescent equivalent; i.e.,
approximately 225 lumens) per fixture.

In addition, the Citys Residential Design Guidelines, Section 11.8, states, Preserve the low
nighttime lighting character of the residential neighborhoods. Use lights only where needed for
safety and at outdoor activity areas. Appropriate locations may include building entries, gates,
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 the
neighboring properties and from the street.

The location and style of the proposed wall-mounted light fixtures have not been determined
as of this writing. Regardless, the applicant will be required to conform to the above Design
Guidelines and the Municipal Code. Staff has conditioned this project to require the applicant
to submit a lighting cut-sheet that meets the Citys lighting requirement.

Public ROW: The portion of the City Right-of-Way (ROW) on Lopez Street that fronts the
property is forested with Monterey pine and Coast Live oak. The groundcover is mostly ivy.
Staff has conditioned this project to require removal of the ivy from the private property and
the public right-of-way.

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DS 16-436 / UP 17-062 (LB Homebuyers)
March 8, 2017
Staff Report
Page 5

Use Permit: Per CMC Section 17.52.080.D, a Use Permit is required for those parcels having an
average slope of 30 percent or greater as measured from any one property line to another to be
used as a building site. Through the use permit process, the applicant must address five issues.
They are as follows:

1. Slope stability, both long-term and during construction;

2. Site access for occupants, vehicles and emergency response services;
3. Site drainage and erosion, both long-term and during construction;
4. Impacts from proposed grading and construction activity on soils, vegetation and
environmental resources;
5. Impacts on public and private views.

These issues are addressed by the project engineer (refer to Attachment C). Furthermore, as
stated in CMC section 17.10.030.D, for sites with an average slope greater than 30 percent, the
maximum allowed base floor area and exterior volume shall be reduced by two percent for each
one percent increase in average slope above 30 percent up to a maximum reduction of 50
percent. To address this, the applicant reduced the residence by 60 square feet.

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15302 (Class 2) Replacement or Reconstruction. An existing, non-
historically significant single-family residence with a detached garage will be demolished and
replaced by a new residence. The proposal does not present any unusual circumstances that
would result in a potentially significant environmental impact.

ATTACHMENTS

Attachment A Findings for Approval

Attachment B Conditions of Approval
Attachment C Engineers Report
Attachment D Project Plans

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Attachment A Findings for Approval

DS 16-436 / UP 17-062 (LB Homebuyers)

March 8, 2017
Approval Findings
Page 1

FINDINGS REQUIRED FOR DESIGN STUDY APPROVAL (CMC 17.64.80 and LUP Policy P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding YES NO
1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
2. The project is consistent with the Citys design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.
6. The design concept is consistent with the goals, objectives and policies related to
residential design in the general plan.
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.
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.
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DS 16-436 / UP 17-062 (LB Homebuyers)
March 8, 2017
Approval Findings
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.
USE PERMIT FINDINGS (CMC 17.64.010.A) YES NO
1. That the proposed use will not be in conflict with the Citys General Plan.
2. That the proposed use will comply with all zoning standards applicable to the use
and zoning district.
3. That granting the use permit will not set a precedent for the approval of similar
uses whose incremental effect will be detrimental to the City, or will be in conflict
with the General Plan.
4. That the proposed use will not make excessive demands on the provision of public
services, including water supply, sewer capacity, energy supply, communication
facilities, police protection, and fire protection.
5. That the proposed use will not be injurious to public health, safety or welfare.
6. That the proposed use will be compatible with surrounding land uses and will not
conflict with the purpose established for the district within which it will be located.
7. That the proposed use will not generate adverse impacts affecting health, safety,
or welfare of neighboring properties or uses.

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.

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Attachment B Conditions of Approval

DS 16-436 / UP 17-062 (LB Homebuyers)

March 8, 2017
Page 1
Once signed, please return to the Community Planning and Building Department.

Conditions of Approval

No. Standard Conditions

1. Authorization: This approval of Design Study (DS 16-436/UP 17-062) authorizes
the applicant to build a new 2,480-square foot single-family residence that
includes 1,555 square feet on the main level and 925 square feet on the lower
level. An attached 400 square-foot garage is proposed. Finish materials include
horizontal wood siding and Carmel stone veneer on the exterior. Included is
standing-seam metal roofing and unclad wood windows and doors.
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

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DS 16-436 / UP 17-062 (LB Homebuyers)
March 8, 2017
Conditions of 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 7,908-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
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 16-436 / UP 17-062 (LB Homebuyers)
March 8, 2017
Conditions of 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
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

25
DS 16-436 / UP 17-062 (LB Homebuyers)
March 8, 2017
Conditions of Approval
Page 4

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. Prior to any excavation or digging, the applicant shall contact the appropriate
regional notification center (USA North 811) at least two working days, but not
more than 14 calendar days, prior to commencing that excavation or digging.
No digging or excavation is authorized to occur on site until the applicant has
obtained a Ticket Number and all utility members have positively responded to
the dig request. (Visit USANorth811.org for more information)
22. All conditions of approval for the Planning permit(s) shall be printed on a full-
size sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions

23. Prior to submitting for the Building Permit, the applicant shall work with staff on
a light fixture design that is consistent with City requirements for down lit
fixtures.
24. The applicant shall address the requirements of CMC Section 17.52.080.D as
part of the Building Permit process; where necessary, quantified information will
be provided.

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

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

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Attachment C - Engineer Report

To: Chair Goodhue and Planning Commissioners

From: Jeff Krebs, P.E.

Civil44032, QSD 256

Je(lk~
1. - }-1 -17

Subject: Consideration of Concept Design Study (OS 16-436) 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.

Recommendation:

My review indicates that the Concept Design Study (DS 16-436) for the proposed development
Is constructible on the above mentioned property provided, the recommendations contained in
this report are followed, and implemented during design and construction. The finale building
plans, with additional investigation, will be able to address the following conditions:

1. Slope stability, both long-term and during construction.

Recommend:
Soil investigation be required, and soil engineer reviews foundationJ and
grading plans for compliance to soil investigation. If existing sewer lateral
needs repair, suggest it be lined or burst from the clean out under the existing
deck to the sewer main in second street, instead of opened trenched and
replaced on the slope.
3. Site drainage and erosion, both long-term and during construction.

Recommend:
Soil investigation be required, and soil engineer reviews site drainage, utility
trenching, and grading plans for compliance to sol/ investigation
4. Impacts from proposed grading and construction activity on soils, vegetation and
environmental resources.

Recommend:
Soil investigation be required, and soil engineer reviews foundation and
grading plans for compliance to soil investigation.

27
 Require an arborist be present during excavation for foundations near the 30''
oak, and the redwood trees. Assess roof & building construction clearance to
lower branch of 30" oak and Oak branches extending over driveway, for
trimming options.
The lot and street right of way slopes (up to 6096 below elevation 105
adjacent to Z 1d street, no construction activity is proposed in this area) be
protected from erosion during plant establishment of the new landscaped
vegetation (when replacing the ivy on slopes in the lot and public right of
way).

Background and Project Impacts:

The property is 7,908 square feet in size and it fronts that portion of the Lopez Avenue and
Second Avenue rightswof-way that are not traversable. There is a driveway encroachment that
was approved by the City Council in 2009 and connects the project site to Lopez Avenue.
The property in on the south side of the Pescadero Canyon and is developed with a single
family residence. The existing building foundation was cut into the existing slope, utilizes an
exterior stem footing extending below the adjacent soil elevation. The existing driveway
includes existing retaining walls with cut and fill, and the existing driveway grades will be
conformed to with the new construction. The applicant has submitted plans to build a new
2,540 square-foot, two-story, single family residence, and a 400 square-foot detached garage.
The proposed residence includes 1,576 square feet on the main level and 964 square feet on
the lower level. The project includes 195 cubic yards of cut and 165 cubic. The existing single
family residence has an existing lateral connection to a City sewer main in Second Avenue. The
Jot includes 13 trees (non-recommended for removal), weed fabric, and ivy ground cover.

Engineering preliminary assessment from plans (issue date 12/28/2016 with 4

revisions) and my site visits on February 16 & 18,2017:
Slope stability: The existing lot includes grades exceeding 30% with existing improvements and
expanded to areas to be constructed on. The lot has been previously cut graded for a driveway
from Second Street, and no slippage was evident on the entire lot. The inspection of the
existing house foundation (exterior stem wall and pier foundation supports), didn't reveal any
settlement issues or cracking. All organic surface material and debris, including organically rich
top soil, shall be stripped prior to any other grading operations and transported away from all
areas that are to receive improvements or structural fill. Providing revegetated slopes and
dissipating any concentrated storm runoff, will contribute to slope stability.

Site drainage and erosion: The existing lot has one area of erosion concentrated alongside the
East side of the existing single family home. This is due to receiving driveway drainage and one
roof gutter, being concentrated adjacent to the exterior footing. Once this concentrated storm

28
 water runoff is dissipated at the flatter sloped area below the existing decl<, there Isn't any
erosion as it continues downhill on slopes to Second Street.

East side of existing

structure

Area under the existing

deck

Provide positive surface drainage away from adjacent buildings, and retaining wall upslope
swale for surface water. In order to prevent water seeping beneath footings, positive surface
drainage should be provided at all times. To accomplish this it is recommended that the site be
graded to provide for the positive removal of surface water and to prevent ponding, both
during and after construction. Where area drains are required, such as in depressed planter
beds adjacent to foundation, roof gutters, or the edges of slabs, the area drains can be

29
 connected to a solid pipe. Due to the slopes ofthis lot, infiltration of storm runoff may not be
advisable, the soil investigation should consider the ramification of infiltration. It may be
advisable to collect surface drainage and underdrains, and dissipate to the road edge of Second
Street.

Impacts from proposed grading and construction activity on soils, vegetation and
environmental resources:
I worked on a parcel near this lot, replacing an existing single family house at 4th and Casanova
Street in 2011. The soil investigation borings indicated firm brown Sandy soil beneath the top
soil providing competent bearing for construction. I walked uphill of this lot on Second Street
and observed this same type of competent soil at the eroded storm drain outfalls on the slope
below Second Street draining into Pescadero Canyon. Until a soil investigation is completed, it
is anticipated that foundation design could be equivalent due to similar soils, and include the
following:
All continuous perimeter and isolated interior spread footings shall be founded
a minimum 24 inches below the lowest adjacent grade, the proposed structure may be
supported on piers and grade beam foundations. Piers on the slope or close to the edge
of slope should be advanced sufficiently deep to provide adequate soil between the
nearest adjacent slope and the bottom of the pier. All foundations will be extended into
competent materials and will be tied together. Retaining walls may be supported by
footings, grade beams, or piers dependent on adjacent site restrictions to slopes of
trees.

The grading and construction will not have a significant impact on the site vegetation, all
disturbed areas should be revegetated. It is anticipated that the contractor may utilize the
previously graded driveway from Second Street for lot access, due to the existing street right of
way tree canopy over the existing driveway.
The proposed foundation construction has been proposed to be a six foot minimum distance
away from existing trees, which an addition ailS" minimum from the wall will be required for
construction, sealing, and drain fields. There are some proposed cuts near these trees as
follows:
30" Oak: For the proposed lower level floor pan, approximately a 9' cut will be
required . This is at a distance of six feet to the exterior wall of retaining wall, and
approximately 4.5 'distance to the tree trunk will need to be excavated for construction
and drain field installation, on the downhill side of this tree. During excavation this area
should be monitored by an arborist.
42" Redwood, SE corner: For the proposed garage, approximately 4' cut, at a distance
of 10' on the downhill side of this tree. The retaining walls are stepped and the adjacent
to the garage finished floor is 14' distance from this tree. During excavation this area
should be monitored by an arborist.

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 48" Redwood, NE corner: A double retaining wallis proposed, within 6' of this tree.
Until the soil investigation is done, it is not known how deep the footings will need to be
excavated. The wall footings can be designed for piers, and adjusted to clear roots if
they are encountered. During excavation this area should be monitored by an arborist.

The proposed construction activities could have some height clearance impacts to adjacent
tree limbs, for roof heights or access. The neighboring trees on the East property line could be
trimmed back for construction and to decrease debris over the roof. The 30" Oaks lower limb
will be close to the new roof. The City Oak branches extending over the driveway could be
trimmed (approximately 7' clearance is currently provided) to increase current height
restrictions. During construction an arborist should be consulted regarding trimming of these
t rees, and all trees will require protection from equipment and materials.

East side overhanging trees

30" Oak limb

31
Oak canopy over driveway

32
 PROJECT DATA
EROSION CONTROL NOTES STORMWATER NOTES OWN81 JOONlEWIS
EROSICN PREVENTION AND SEll MONT CCNTROl NOTES STOOMWATER BEST M'.NIIGEMBNT PRACTI<IOS T:(B31)/SS-6391

(ENERAI.
I. 11-IE OWNER IS RESPONSBlE FOR PREVENTING STORM WATER POllUTION
(ENERATED FROM THE CONSTRUCTION SITE YEAR ROUND. WORK SITES Will-I
INI>DEQUATE EROSION AND SE!lMONT CONTROL MIY BE SUBJECT TOA STOP WORK
OODER
2 IF DSCREPANaES OCCLR BETWEEN THESE NOTES, M'.TERIAL REFERENCED HEREIN
00 IVANUFACTURER'S RECO"fJENJATIONS, 1HEN THE MJST PROTECTIVE SHAll
APPLY
THE PROPOSED PROJECT MJST ADHERE TO THEBMP ruDAN<IO SERIES WHICH IS DESIGN81 Sl:e'o'!3nC. Krnbs &.Erin C. Rose
AVJ'jlABlE UPON REQUEST AND CAN BE FOU>ID ON TIHE COUNTYS WEBSITE. KREBS DESIGN GIOJP LLC
NOTES BELOW REPRESENT KEY MNIM.MREQUIREMENTS FOR CONSTRUCTIONBivi"S. POBa<223325 CarillO. CA 93l22
T:(B31)~
I. THE CCNTRACTOR SHAll BE RESPONSI!l.E FOR CLEANUP OF All SILT AND MJD ON www.lcrEtGdesi~g"Qt.p.com
ADJACENT STREET(S) DUE TO CONSTRUCTION VE'!CLES CR ANY OTHER E:s:l:evm@l:relx;desil)lgot.p.com
COI'IlTRUCTION I'CTMTV AT THE END OF EACH WORK DAY OR AFTER A STOOM EVENT
THAT CAUSES A BIIEEa-iiN li'llTAllED CONSffiUCTION 8MFS W'ICH MIY

3 AT All TIM'S THE OWNER IS RESPONSIBI FOO CllTAJNINGAND COM'\. 'YING WITH
COM'RCMSE STORM WATER QLWJTY WITHIN ANYSTREET(S)

2. All STOCKPILES OF SO~ AIO'OR 8ULONG MATE- RIALS THAT ARE INTENDED TO BE
PROJECT PDDRESS LOPEZ AVE SE CORNER 2ND AVE
CARMEL. CAUFORNII\ =
THE STATE OF CftUFORNANATIONAl POLLUTANT !lSCHARGE ELIMNATlON SYSTEM LEFT FOR A PERIOD GREATER TIHAN SEVEN CALENDAJR DAYS AJRE TO BE CCIVERED. All PARCEL NUfo'IIER 010-231@3
U<,P.D.E.S.) GENERJ( PERMT WASTE DISCHARGE REWREM'NTS FOR DISCHARGES OF REMCVABLE BMF DE\iiCES SHAll BE IN PLACE ATTIHE END OF EACH WORKING lli\Y
STORMWATERRUNOFF ASSOCIATED WITH CONSTRUCTION ACTIIIITV. CONSTRUCTION WHENFI\IE lli\YRAIN PROBABILITY FORECAST EXCEEDS <0% PARCEL SIZE i'OCllSF
ACTI\HlESINCLUDE. BUT ARENOTUMTED TO, CLEARING. ~NG. EXCAVATION,
STOCKmf.lGAND RECONSTRUCTION OF EXISTING FACILITIES IIWOl\iiNGREM:II/Al 3. A CONCRETE WASHOUT SHAll BE PROVIDED ON loll PROJECTS WHICH PRa'OSE G~NG ES]M\TES CUT 195CUV.O
AND REPLAOEM'NT THE CONSTRUCTION OF ANY CONCRETE IMPRCMEM:NTS WHCH ARE TOBE POLRED IN FU lffiCUYD
PLACE ON SITE EXPORT 3l C\JV.O
RAINY SEASON OPERATIONS
I. 11-IE OWNER MJST IMPLEMENT AN EFFECTIVE COMJII'I'.TION OF EROSION 4. M CONTRI'CTOR SHALL RESTORE All ER<XIONISEDIM'NT CONTROL DE~CES TO GENERJ'L PLAN LAND USE DESIGNATION RESIDENTIAL NEW SINGLE FAMILY RESIDENCE
PREVENTION AND SEDIMONT CONTROL ON All ClSTURBEDAJREAS DURING THE RAINY WOR~NG ORDER AFTER EACH RU~FF PRODUCING RAINFAll ffi AFTER ANY
SEASON !OCTOBER 15 TOAPRIL15). CONSTRUCTIONGR~NG 00 DRAINAGE
M'RCMEMONT Sfl\ll BE PERMTTED DURING 11-IE RAINY SEASON ONlY I'IHEN ON-SITE
Mol TERIAL BREACH IN EIFFECTIVENESS ZONII\G LOPEZ AVE
WLCOI'[lTIONS PERMT THE WORK TOBE PERFORMOD. STOPMWATER B.MP.S
REFERENCED OR DETPJLED IN TIHE PERMT AUTHORITYS BEST M'.NIIGEMBNT
5. AJll SLOPES THAT WERE RECREATED OR DISTURBED BY CONSTRUCTIONACTI\iiTY
MJST BE PROTECTED AGAINST EROSIONANDSWM'NT TRII-ISPORT AT All TIM:S
OCCI..I'ANCY GROUP RESIDENCE
PRACTICES GUDE SHALL BE IMPlEMENTED AND FUNCTIONAL ON 11-IE SITE AT All TYPE OF CONSTRUCTION SE Comer 2nd Aenue
TIMOS. 6. THE STCRI\GE OF All CONSTRUCTIONM'ITERIALSAND EQUIPM'NT MJST BE
PROTECTED AGAINST ANY POTENTIAL RELEASE OF POllUTANTS INTO HE
Ca:mel, CA
NUMBER OF STORIES TWO
'\'lEAR ROUND RECIJIREMENTS EN\iiROOM'NT APN 010-231-023
I. DURING TIE NON-RAINY SEASON. ON ANY DAY WHEN Tf NATIONAL WEATHER PARKING$ SPAOES (GARAGE~. TWO REQUIRED TWO
SERI.!CE FORECAST ISA CHANCE OF RAJNOF3JPERCENT CR GlEATER 1'1111-IIN 11-IE
ISSUE 02/21117
1\EXT 24 HOURS, STORMWATER B.MP.S REFERENCED OR DETPJlED IN P R.MD:s BEST WATER SOURCE CA.l-AM
M\NAGEM'NT PRACTICES GUIDE SHALL BE IM'LEMENTED, INSTftUEDAND
REVISIONS
FUNCTIONAL ON H SITE TO PRE\<'NT SOIL AND 0TiR POLLUTANT Dl SCHAR <lOS. AT SEWER SYSTEM SEWER
All Oll-ER ~M'S, B.MP.SSHOULDBE STORED ON SITE IN PREPARA~ONFOR FIRE DEPAR1MENT NOTES
INST!'LLATION PRIOR TORAIN EVENTS. FIREOII ADDRESSES FOR BUILDINGS WETLANDS, STREAMS, CREEKS NONE
All 8\ALDINGS SIW.LBE ISS"'D AN ADDRESS IN ACCORDANCE WITH MONTEREY COUNTY
Z EROSION PRE\ENTIONAND SE!lMENT CONTROL M'AS\.RES SHALL BE INSPECTED ORClNANCE NO. 1241. EACH OCCUPANCY, EXCEPT ACCESSORYBUiillNGS, SIW.l HAVE ITS OWN ICO YEAR FLODDAREAS NONE
BY Tli" OWNER BEFORE FORECASTED STORM EVENTS AHJ AFTER STCRM EVENTS TO PERM\NENTLY POSTED ADDRESS. WHEN t.U TIPLE OCauPANCIES EXIST ~\~THIN A SINGlE
Ei'llLRE MOASLRESAJRE FUNCTIONING PROFERLY. EROSION PREVENTION AND BUilDING. EACH INDI\tiDUAL OCCUPANCY SHAll BE SEPARATELY IDENTIAED BY ITS OWN PROJECT CODES
SEDIM'NTCONTROL MEASURES THAT HAVE FftjlEDOR ARE NOLON3ER EIFFECTIVE ADDRESS. LETTERS. NUMlERS AND SYMBOLS FOR ADDRESSES SIW.L BE A MNIMJM OF 4-INCH Pr<io:i shell COfl1'1VWtth 1ho 2013 C~lomta Builong Code. Calrroria Resid011tiat Cod Calrroria
SHAll BE PROMFTlY REPLACED. EROSION PREVENTION AND SEClM'NT CONTROL HEIGHT. 1l2"1NCH STRCl<E. CONTRASTING WITH 11-IE BACKGROUND COLOR OF 11-IE SIGJ.l AND G"een Ellildirg Star"Kierd!;;. Caifomia El&ctrical Code. Califomie MEch&ric~ Cede, California
M'ASURES SHALL BE MANT,<JNED UNTIL DISTURBED AJREAS ARE STABILIZED. SIW.LBE AJRABIC. TIHE SIGN AND I>IJMBERS SIW.l BE REFLECTIVE !l-ID M'DE OF A Plumbing Code, Caifania Fire. Code, CalifomiaEnergy Code,
NONCOMBUSTIBLE MITERIAL ADDRESS ~GNS SIW.l BE PLACED AT EACH DRIVEWAY ENTRANCE
3. 11-IE LIMTS OF GRADING SHAll BE DEFlNEO AND MARKED ON SITE TO PREVENT AND AT EACH DRIVEWAYSPUT. ADDRESS SIGNS SHALL BE \II SIBLE AND LEClBlE FROM BOTH
CI'M\GE TO SURRO\I'\[)INGVE<:ETATION. PRES81VATION OF EXISTINGVEGETA~ON DIRECTIONS OF TRAVEL ALONG Tli" ROAD. IN All CASES, 11-IE ADDRESS SHALL BE POSTED AT
SHAll OCCUR TO 11-IE MAXIMJMEXTENT PRACTICABLE. ANYEXISTINGVEGETATION
Will-liN THE UMTS OF GRADING THAT IS TO REM\IN UNDISTURBED BY THE WORK
11-IEBEGINNNGOF CONSTRUCTION AND SHAll BE MAJNTJIJNED THEREAFTER ADDRESS ~GNS GENERAL SCOPE OF WORK
Alct<IG OOE-WAY ROADSSK'\Ll BE IIISIBLE FROM BOTH DIRECTIONS OF TRAVEl. WHERE
SHAll BE IDENTIAED AHJ PROTECTED FROMDPJMAGE BY MARKING, FENCJNG. OR MJL TIPlEAOORESSES ARE REQUIRED AT A SING.E DRMEI'JAY, THEY SHAll BE M:JJNTEO ON A Oemoition of Exi:tl'lg Sirole Fani)y RlilGideo;:e- and Deck. Coomdion of New Sind Iii Family
011-IER MEASURES SINGLE SIGN. ~'<HERE A ROADWAY PRCMDES ACCESS SQELYTO A SIOOLE COMMERCIAL
PROPOSED WEST ELEVATION RE~G~deo::ewilh2480sf of healed liVirgspaca, XlsfUI"tleetOO Uloohad Garage ard 180sfDock

OCCUPANCY, Tl1E AOORESS SIGN Sfl\ll BE PLAOED AT Tl1E NEAREST ROAD INTERSECTION
4. CHANGES TO THE EROSION PREVENTION AND SEDIMENT CONTROL PlAN M\Y BE FIRE SPRit>.KLERS REQIJIREO
PROVIDING ACCESS TO THAT SITE PERM<.NENT AOORESS NUMlERS SHAll BE POSTED PRIOO TO
M\DE TO RESPOND TOAELDCONDJTIONSANDSI-IAU. BE NOTED ONll-IEPLPN REQLESTING FINAL ClEAAII-ICE
5. DISCHARGES OF POTENTIAL POllUTANTS FROM Cct<ISTRUCTION Sl TES SHALL BE FIRffil9 DEFENSIBlE SPAOE REQUREMBNTS- (STAi'llAAD)
PREVENTED USING SOURCE CONTROLS TO 1HE r.IAXIM.M EXTENTPRACTic.<BLE
MAN'.GE CWB\JSTIBLEVEGETATION FRC11.1WITHINA MNIMJMOF 100FEET OF STRUCTURES. OR
POTENTIAL POLLUTANTS INCLUDE BUT AJRE NOT LIM TED TO SffiiMENT. TRASH, TOH PROFERTVUNE,I'IHICHEVERIS QOSER. TRIM TREE LIMOS TOA r.'t!IMJMHEIGHTOF6 LEWIS BUILDERS
NUTRIENTS, PATHOGENS, PETROLEUM HYDROCARBONS. M'TJ'LS, CONCRETE, CEMENT, FEET FROM THE GROJND. REMOM' TREE LIMSS FRCI\.1 1'<111-IIN 10 FEET OF CHIMNEYS.
PROJECT FOOTAGES
ASPHAL T.LIM'. PAINT. STPJNS, G.UES, WOOO PROOIJCTS. PESTIODES. HERBICIDES.
REMOCELING EXPERTS
ADDill(W,l 00/0RAL TERNATE ARE PROTECTION OR FIFlEBREAKS AJPPRCMED BY THE FIRE i'OCllSF PAACa SIZE
CHEMCALS, Hi>ZAJRDOUS WASTE. SP/<JITAAY WASTE, VEHICLE 00 EQUPMENT WASH John Lev.is
AUTHORITY M\Y BE RECUrRED TO PROIIIDE REASONABLE FIFlE SN'ETY. EN\iiRONM'NTALLY
WATER Ai'll CflORINATED WATER. SENSITIVE AJREAS M\Y RECIJIRE ALTERNATIVE FIRE PROTECTION, TO BE DET81MNED BY Lcense#: B.S44741
FLOOR AREA
RE\iiEWINGAUll-IOOITY AND THE !lRECTOR OF Pl.#ININGAND BULDING INSPECTION. I~SF Prop(li:ed !Vein level 3700The Barnyard G-11
6. ENTRANCE($) TO THE CONSTRUCTION SITE SHALL BE M\INTAJNED IN A OONDITION
92SSF Propooed lowO'lewl Carmel, Caliromia 93923
THAT Will PREVENT TRACKING OR FLOWING OF POTENTIAL POLLUTANTS OFFSITE. RRE021- FIRE PROTECTION EQUIPM'NT & SYSTEMS- JJSF PropooedG!o'age
POTENML POllUTANTS DEPOOITEDON PAVED AJREI>S WITflN THE COUNTY RIG'iT-OF PH: 831-758-6391
FIRE SPRINKlER SYSTEM (STANDARD) 2800SF T~ell'ropooedBesoFioorNea
WAY. SUCH AS ROADWAYS AND SIDEWALKS, EHJ'Ll BE PROPERLY DISPOSED OF ATH THE BULDING(S) AND ATIACHED GARAGE(S) SHAll BE FULLY PROTECTED Will-I AUTOINITIC FIRE
END OF EACH WORI<ING DAY OR MORE FREQlENTLY AS NECESSAJRY. Tli"
2SSI SF AllowedBaseAoorAtea johll@lev.isbuilder.com
SPRINKlER SVSTEM(S).INST>'!.LATION SHALL BE IN ACCORDANCE WITH THE APPLICABLE NFPA
CONTRACTOR SIW.l BE RESPONElBLE FOR CLEANNG CONSffiUCTION VEHICLES STANili\RD. AMNIMJMOF FOUR(~ SETS OF PLANS FOR FIRE SPRit>.KlER SYSTEMS 1\VJT BE CCMERAGE
lEAVINGll-IESITE ONADPJLYBASIS TO PREVENT DUST, Sll T ANDDIRTFROMBEING
RELEASED OR TRACKED OFFSITE. All SEDIMENT DEPOSITED ON PAVED RONJWAYS
SUBMTTED BY A CALIFOONIALICENSED C-16 CONTRACTOR AND APPROVED PRIOR TO B33SF Anooa~oSI<C<MliS!l'(22%d2!!ltSF) Project Code
INSTALLATION. THS REQUIREMeNT IS NOT INTENDED TO DElAY ISSU'.NCE OFA BUIDING 317SF AddrrtooaiAI,..blo C...mge if 50% Pmoablo Driveoay (4% <I 7003 SF)
SHALL BE REMOM'D AT THE END OF EACH I\OR~NG DAY OR MOPE OFTENI>S PERMT. A ROJGH SPRINKlER INSPEC~ON MJST BE SCHEml.ED BY THE INSTALLING Pr~ecl shallco!T!>IY ..;lh lle
900SF T~al Pllowe~o I mpeMocs PO'moablo Cworntl' If 9l% 1~alil Po-rno able)
i'ECESSARY CONTRACTCR AND COM'LETED PRIOR TOREOOESTING AFRAMNG INSPECTION 2013 Califomia Building Code,
475SF Mlximum I"''OMM C<>v~o(SJ%d99lSF) Califumia Residen6al C'A::Jde,
7. All ClSTURBED AREAS SHALL BE PROTECTED BY USII\G EROSION PREVEN~ON
IB7SF Pro~ed Impervious Cwemge (below I mit)
MEASURES TO THE M'J<IMJMEXTENT PRACTICABlE, SUCH AS ESTASUSHING California Qeen Building
VEGETATION CCMERAGE, HYDI<OSEEDING. STRAWMJ..ctj GEOTEXTILES, PLASTIC
783SF P"meable Co\.43rage RemeininQ P9J SF 167 SF) Slandards, California Elec1ri:al
COVERS, llANKETS OR !VATS TEMFORARY OR PERM\NENT REVEGETATION SHAll BE
783SF Pro!X)Sed PwrreOOIBCO'IIel'&iJe(a\lirrit)
Code, C~Jifornia Mechan~al
INSTAllED AS SOON AS PRACTICAL AFTER VEGETATict<l REM:NAL BUT IN All CASES
P~OR TO OCTCilER 15 PRIOR TO FINAL INSPECTIOO, All Code, Californta PIJrrlling Code,
Caifomta Fire Code, Caifomia
Energy Code

PROJECT LOCATION
GENERAL NOTES
1. ll'PIG.IL CONSTRUCTION REQUREMONTS OFTI' 2013 CAC SIW.LAPPLYWHERE
APPUCABLE AND I'IHEN NOT SPEaFICALLYNOTED OHRWISE ON 11-IE DRAIIINGS.
'
a. ANY DIOCREPANCIES/QUESTIONS SHALL BE REFERRED TO DESIGNER lilA A
WRITTEN R.F.I. PRIOR TO COMM'NCEivENTOF WORK

[ 0 02Jl
3. REFER AlSO TO TIHE SPECIFIC'\TIQ>JSWHCHIS PART OF THE 11-IESE
CONSTRUCllON D()CI,t,NTS
4. VERIFY All EXISTING DIM'NSIONS & CONDITICNS AT THE SITE & NOTIFY DESIGNER
OF ANY VARIATIONS 00 CONFUCTING OR MSSING DIM'NSIONS OR DATA PRIOR TO I
BIOOING OR CCM\'ENCIOO WORK USE WRITTEN DIMENSIONS ONLY DO NOT SCALE
DI'IAWII\GS FOR THE PURPOSE OF DETERMNINGA DIMENSION DURING CONSTRUCTION
I. CON!lTIONSNOT SPECIACALLYDETAILIED SHAll BE BULTTOCONFORMTO
n
SiMLAR CONSTRUCTION.INACCORDANOE WTH 1HE BEST COMMON PRACTICE AND/OR
MAN\.fACTURER$ SPECIRCATIONS FOR 11-IEINSTALLATIONOFTHEIR M\TERIALS OR
ITEMS 3:12 r I
I "V
'\ ~
_j RECEIVED
I. All M\ TERIJ'LS, WOOKM'INSHIP &METHOOS SIW.L CONFORM TO CURRENTLY TVP
ADOPTED 2010. UNIFORMPlWilii\G COOE IJPC). UNIFORM MECHANICAL CODE ((M;), FLAT
AND TIHE NATIONAL ElECTRICAL CODE (NEC) AS ADOPTED AND PJI'ENO:D BY THE
STATE OF CAUFORNA TITlE 24, CI'I.IFOONA ELECTRICAL CODE. CALIFORNIA
RESIDENTIAL CODE (CRC). CALIFORNA GIEEN BUilDING STANDAJRDS

FEB 2 2 2017

D
7. SAFETY THE CONTRACTOR SHAlL BE SOLELY RESPONSIBLEFOO SAFETY ON THE
.KJB SITEPJNDADHERE TO All FEDERAl, STATE LOCAL P/<JD O.S.HA SAFETY
REGULATIONS.
D. CONSTRUC]ON BRACING&SHOOING: THE CONTRACTOR SHALL BE SOlELY
RESPONSIBLE FOR All BRAaNG P/<JD SHORING REQURED DURING CONSTRUCTION
~Til All CONSTRUCTION IS COM'LETE City of C:c,.rmci-by-the-Sea
8. DO NOT STORE CONSTRUCTION IVATERIALS OR CI'ERATE CONSTRUCTION
EQIJIPMENT IN SUCH AIVANNER THAT DESIGN LIVE LCI'DS OF 11-IE STRUCTURES ARE Plannir,g & Building Dept.
EXCEEDED DO NOT STORE CONSTRUC~ON M<ITERIALS ON OVERHAI\GING FRPJMNG.
1D. NO PERSON M'-VTAPINTOANYFIREHYrnANTFORANYPURPOSEOll-IER TIHAN
ARE SUPPRESSION OR EMERGENCY AJD WITH OJTFIRSTOBTPJNING WRITIEN
APPROVAL FRCI\.1 Tl WATER PURVEYOR SUPPL'>1NG WATER TO Tl HYDRANT &FROM
THE COUNTY HE!'L ll-1 DEFAJRMNT. ORD. 3522, SECTIOO 6 (4
11. NOPOTAii.E WATER M\YBE USED FOR C&PACTION OR DUlTOONTRCt
PURPOSES IN CONSTRUCTION ACTI\HIES WHERE 11-IERE IS AREASOIII\Bl Y AVNIAELE
SOJRCE Cl' RECIAIM:O WATER OR OTHER SL!I-POTABLE WATER APPROVED BY 1HE
COUNTY l-EALTH DEPAATM'NT &APPROPRV'ITE FCR SUCH USE. ORO 3522. SECIKJN 6
LOPEZ AVENUE steven C. Krebs Prim:iiJIIIKOG Date
I<) 0 <!317 K!HS OESIGN GROOP, LLC
1 Z. All HOSES USED FOR ANY CONSTRUCTION ACTMTIES SHAll BE EQO.IPPED Will-I All RIGHl'S FESERVED
AEHlJT-OFFNOZZLE WHEN ANAUTOM\TIC SHUTOFFI\OZZIE CAN BE PURCHASED OR
ROOF PLAN SHEET INDEX
OTIHERWISE OBTNI'ED FOR 11-IE SIZE & TY.PE OF HOSE IN USE, Tli" NOZZLE SHALL BE ROOF PLAN, SURROUNDING PROPERTIES scale: 1/8" == 1' 0" 01 STREET ELEVA liON, PROJECT OAT"- ROOF PLAN. LOCATION S1reet 8evation
ANAlJTOM\TlC SHUTOFF N=.E. ORD. 31Q2, SECTIONS I() PRa>OSED SITE PLAN
02
11. N~LING TO BE IN COMFLIANOE WITH <lll3 CAUFORNA RESIDENTIAL COOE TABLE. to scale from satellite images 02A PROPOSED GRADING PLAN Project Data
14. MECf'ANICALAND PLUMliNG IT IS THE ESSE!I;E OF THE CONTRACTOR THAT All 02B PRCPOSED SITE PLAN WITHOJT TOPOrnAPHY
03 MAN lEVELFLOORPLAN
Location
SYSTEI SHAll FUHCTI ON WElliNClltiDUJILLY 00 IN COMB NATION WITH OTHER
SYSTEMS. Tli" CONTRACTOR IS RESPONSIBLE FOR THE PLUMSING LAYOJT FOR All 04 LOWER lEVEL FLOOR PLAN Roof Plan
FIXTURES AND EQUPMENT. 0500 ElEVATIONS
1 &. All M<INJFACTURERS INSTALLATION GUIDES TO BE PROIIIDED TO INSPECTOR AT 07 SECTIONS. STRBET ELEVATION \'II SOUTH NEIGHBOR RESIDENCE
08 LANDSCAPE PlAN
TIME OFFIElD INSPECTION

01
33
 /

-- ~

SSMH
0
-- r ~
NEW SINGLE FAMILY RESIDENCE

LOPEZ AVE
RESIDENCE
SE Comer 2nd Avenue

--
Cllmei,CA
APN: 010-231-DZl

------ ISSUE: 02!21117

REVISIONS:

----
---------- LEWIS BUILDERS

-- ~-------- REM:!DELING EXPERTS

JohnLe..;s
Lioense#: 8-8<14?41
~The Bamyard G-11

i rmel, CaHomla 93!m

. PH: 931-7$$3;;1
)Ohn@e,.;sbuildercom

Projeat Cod
Projecl shall COill>IY v.ilh
2013 Csifomia EU. . he
-:----- ~ Calili> . dding Code
na Residential Code
Sla~~~~"'" !Seen Bv~ding
'- "-.... Code ~- r~hfomia Eleclr~al
-. ....... ~-
~ ------- ----- -- -
.. ~- - ---~ ---
11 ~

~, ....~
Code, Cali~o~ni~~k.JM;hanicel
C~lfomia Fire Code,;:,~,';,~:
Energy Code.

c_..
9K

--
--
I
I
B/07

~
LOPEZ AVENUE PROPOSED SITE
scale: 3f16" = 1'0"PLAN
~ SITE PLAN KEYED NOTES
02 DRIVEWAY : CONCPJ:TEPAVERS Sl:T IN SPI-ID

03 tfJ COI\CRETELANDINGVII STONE FACING

I') CONCRETE WI STOOE FACING RETNNNG

1 FOR ADf'RO\IEDDRI\IEVIAY, SEE
2. LANOOCAI'P PlANSOA]E07HJaltt 04 Ni CONCRETE GARAG' APRON VI/'Ll
Pmpoed S~o Plan 10fT opo
SPEQ~~MENTS I NCLVDI=~ \\~THALL ~~~~NO
IRRIGATI~ s:~ VICINTY OF THE HQJSE
WIDSCAPtNG LANTING
LANOOCAPtNG AND TO BE IN
INVASIVE GREEN <J1ASS 05 I') y HCRIZONTAL BOARD RED

CONSERVINGIRRIGA~~~~~i N~
LOWFLOWWAT OFNAHIEDRO COUNTY 00 jO)I\QOD STEPS WOOD RETAINit-13 WALL
3. TOPOGRAPHIGSVRVEYCCM'LE ffi
~ RESDENCE &AREA
N'PROVE OfEXCAVATION

!.~6~~:~TO
4. Gl!T]ER SYS ]ED 2012 BY ..ON D. HAGEME 07 !') ST~EPA]O

~RETAINING
0 PERMOPBLE PAVER
DRIPUNE INRL
5. ALL NEW UTiliTY AN
SVBSVRFACE INRL
HES DE]ERMNED BY ~~Gic:e':ERS
GER
AND!OR
DDISTRIBUTION LINES TO BE PLACED UNDERGROOND
~
WAll

RETAINING WAL
DAM' WAY
CARIVEL STONE r.'AX
36" HIGH
L FOUNDATION WI WALL ATOP
00 I') 5 GRAPESTIIKE FENCE

09 f;l36"M<OOMJMf-EI(}jTCARMOL STONE RETAINING WALL

02
34
 /

IU 'IDI:"HU llf,l<,:;-

'\'f' : ~~\ ~l~'(\ ~~.~'~;~;

SSMH
0 8

-- ll:ll..._
NEW SINGLE FAMILy RESIDENCE

LOPEZ AVE
RESIDENCE
SE Comer 2nd Avenue

--
Ca-mei,CA
APN: 010-231-0Zl

----- ISSUE: 02121117

-- -- --
REinSIOI'IS

-
2JP -

LEWIS BlJLDERS
REMODELING EXPERTS
John Le..;s
Li::ense#: 8-844741
~00 TheBamyardG-11
rmel, Cahlumia93S23
PH: 831-756-6391
IOhn@lelisbuilder.com

Project Codes
Prcieol shall oorrply ..;th th

----~ ~~~i:lfom<l Building Cod:

Cali mla Resdenfial Code, ,
Slanda~~~~~~en.Building
Code, C~lifor~i~m~:~eotri::at
Code, California Pkmt> ancal
~. -
, 0 ~- -- Caifomia Fire Code, ~~f~~:
Energy Code.
------- - - - .lll!'-,
..:.:..:.....

--~~ . - ~1~-

---:-. . - {!]--.---:-:-~.- - :- :-:.~~::.-"2?-

LOPEZ AVENUE PROPOSED GRA

scale: 3/16" =1' O"DING PLAN
B/07
-.:..:..:_:
GRADING LEGEND

~---
1. FOR APPRO,D DR~EWAY. SEEp
2. LANOOCAF p LANS DATED711/.lJII

SP~;~~~~M'NTSINCLU~~~~i:
~~::~A~:~~~~ ~~:_EinCir-ITY OF THE HOO
~:R~Y
TOPOGRAPHIC~ CON~~~~~R~g.,~HT (~~-
INVASIVE WITHN.L NO GREEN CRASS
3. LOW FLOW WATER Nrn-

INR:~~~~:N
4. GUTTERS URVEYCCM'LETED2012BY..OND. HM? ONFIXfURES

DRIPUNE
5. N.L NEW UTILITY AN NCHES DETERMNEDBYL~~E~G~E':ERS
TO SUBSURFACE INR rvECfR

D ~SffiiBUmN LI~S TO BE PLACED un

ANDI:>R
~ERGROOND.
'EXCESS OF CUTTO BE EXPORTED
APPROVED PERf\.'EABl PAVER DAM: WAY
02A
35
 .. ,(0)108.0'
Blll7
.. . . ---- . . ---- I (E)1o4.o'

A/07
2ND AVENUE
... --------- 12K ,....- 1
:
t~
SSMH

0 ~~,~m~~~~ - ---------------------
dJ/ S i I h ! h r,;, i1 fl 1

------------------------------------------------~ ---- -------- ---- --- ----~- ----- NEW SI""LE FAMILY RESIDENCE

0 .:'f LOPEZ AVE

HVDRANT
--; ' RESIDENCE
F'CLEO
I -
.I :j SE Comer 2nd Avenue
Ca-mel, CA

I
1\ K
- ~-~ ~~, I /
APN: 010-231-023

ISSUE: CQ/21117

~OP ,. --------f--i; R~SION3:

L_
I . J
/ ANCHO'\ ----- I ...
I__ ----
. /
20P _.. 1

I
I
I
'-
----- I
LEWIS BUILDERS
REM:JDELING EXPERTS
John Lewis
I Lcense#: B-844741
3700 The Bamyard G-11
I
I
I C.rrn1, Calilbmia 93923
PH: 931-758{1391
john@~wisbu11der.com

I """"""'"'~"
ll_ _ ___r--- / Project Cod11.
p 119 .5 Project shall C<JfllJIY -.ilh lhe
0121 .3 2013 C.ifooua EUJdu-g Code,
120.5 E 119 .1 Ca!lblfia Residenial C<>de.

I Califorria Chen Buiding

Standards, Califomia Beclrl:al
Code, Califorria Mechanical
Code, California Ptmbing Code,
Carfomia Fire Code, Ga~fomia
Energy Code

_,
-....s-

---- ..
----- ... ~- ... _ :-:-:--: : ._ ELEVATION READINGS ADDED IN
CASES WHERE PROPOSffi(P],
ORIGINAL(O) OR EXlSTlNG(E) DIFFER

SINli.E REAC!NGSNOT MIRKED P, 0.

ORE ARE PRG'OSED

PRG'OSED GRADE HAS BEEN

ADJJSTED FOR RruSI ON~ BUT NOT
WARKED WITH RE'-1SION CLOUJS

LOPEZ AVENUE PROPOSED SITE PLAN, NO TOPO

scale: 3/16" = 1' 0"
[!} SllE PLAN KEYED NOlES
......~~.....J1o...............2o 01 DRIVEWAY: CONCRETE PAVERS SE TIN SAND steven C. Krebs. PrincipeiKOG Oat!
C2117KR:BSDESIGNI?ROJP, LLC
(Q (N) CCWORETE LANDING W/ STONE FACIl
AlLRGHTSFESffiVEO

1 FORA"PROIIEOORIVEWAY, SEE PLPI'ISOATED7l'll011 03 If') OONCRETE WI STONE FACING RETI'JNNG WPLL

SllE PLAN LEGEND Sle Pln Wilhoit TopOjiraphy
2. LANDSCAPE PLPI'lTlNG TO BE IN T11E '-1C11>1TYOF T11E HCIJSC WIT11NO GREEN GlASS 04 (N) CONCRETE GARAG' APRON
LANOSCAPINGAioi)IRRIGATICN SWUCOM'LYWITHALLWITEREYCOUNTY c:::::::::::=J PROPOSI:D RESIDENCE FOOTPRINT
(!) l')lT HORIZONTAL BOARD REDWOOO RETAINING WALL
LPI'lllSCAPING REQUIREM:NTS INCLUC!NG USE r:F NATrvEDROIXlHT TC!LERANT, NON-
INVASI'IE SPEC1ES. /<ND LOW FLOW WATER CCNSER'-1NG IRRIGATION FI)([URES c::::::=:J N'PROVED PERMeABLE PAllER DRr.EWAY
00 IEII'IOOD STEPS
3. TOPOGRAPHIC SUR'-1EY CCM'LETED2012 BY JON D. HACEI>'E(R c:::::::::::=J PROPOSED DECKS OR PORCHES
07 If') STONEPA~O

~. GUTTER SYSTEM TO DRAIN TO SUlSURFACf INAL TRATlCN CHAMJERS AND.OR

DRIPUNE INAL TRATlON TREJ.K:HES DETERMNED BY C1'-1L ENGNEER.

5. ALL NEW UTILITY AND DISTRIBUTION LINES TO BE PLACED Uloi)ERGROUND.

----~-......------
- - EXISTINGRESIDENCf&DECKTODEMO
re 1')6' GRAPES TAKE FENCE

Cll I'll 3S M'J<JMUMHEIGHT CARM'L STONE RETMliNGWAIL

028
36
 EXTERIOR LIGHTING
edl!riora..erhe~~d nf..:e molllll
62'8-1/2"
-!)
0-1 ext wall mo111t 1 =lncandescert
'[0-1
~
ext Will mo1111, motion sensor H=halogen
28'6" 9' 11-lll' 14' 9"
1
r
F=nuoreocent
I!EH ext Will mo1111, solar limer L " LED

EXTERIOR LIGHTING NOTES

1. An sxteri<lr Jighlirg attached to the m&in bu~dng or any accessory

builcing shall be no lig,er lhan 10 r..t above til<> ground, and lll1JOI be

r
downlighling, and must not e>:teed26 watls (incandescent eqJivalenl; i.e., -------~

========-r-=-~====~
4f.!; . -"' .,,
approximately 3751umens) in poer per fiXture
J 1 ' .., 1 tl ~ ti .~

2.Land;capelightingsh~nolelCeed18lncheG abelhegroondoor
more than15 walls (i~andesceol: aqufva~n1; i.Q., gpproxime!W~Iy225
~m1o)porfociUI'Il ondshallbeopacednoc~sorthan10foeteparl.
landsc:;&pelighlingshsllnolbeusedforlree,well,fenceoraccentlighting NEW SINGLE FAMILY RESIDENCE
of any type. The purpose of landscape li9hling islosafelyilluminate
walkways and ootranc9S !olhesubjedproperty I MBORM LOPEZ AVE
3. No axloriorlightingwiHOOdirecled towardCountyproperiy.
RESIDENCE
SE Comer 2nd Avenue
4. Flood-lypolightngwill nolboused. C<rmei,CA
5. Outdoor lighting &Hached to a build'ng mt~:t be high effi:~cy or controlled
APN: 010-231-0Zl
byamotions~QI''Nithint'*!lralpho!oconlrol. Molions9f'liOI"Sl.S9dln
conjunclionwilhouldoorighting tunineries shotidhwothocspob~ly of ISSUE: 0212!117
lt.rniog the lights oo et.lomelicaly. (Pert6,Section150(lq6)
REVISIOI'.S

DOOR SCHEDULE
I
,
QTY TAG SIZE DESCRIPTION
MWICI

i
~
1
1
1
A
8
c
40X81J
21JX81J
120)(8.1)
EXT WOOOIGLASS SWING
tNT WOOD SWING
EXT NANA WALL FOLDING
f 1 D 21lX81J INT WOOD SWING
8- 1 E 21lX81J INT WOOD POCKET
~ 3
2
F
G
2AJX&O
:MIX61l
INT WOOD SWING
INT WOOD POCKET
i 3 H 41JXB!l tNT WOOD BYPASS
! 1
1
J
K
31lXB!l
160)(8/0
EXT WOOD SWING
EXT OVERHEAD GARAGE LEWIS BUILDERS

~i
1 L 813)(8.0 EXT NANA WALL FOLDING REMJDEUNG EXPERTS

.
2:
~
M
N
p
a
R
2.1lX61l
5JJXSJ!l
4.ID<61l
3/JXSil
2.1lX61l
INT WOOD SWING
EXT WOODIGLAS S FRENCH
INT WOOD BYPASS
tNT WOOD SWING
~XT 1HR FIRE SWING
..Ohn Lewis
Lioense#: 9-844741
3703The Bamyard G-11
Carmel, Callfomia 93923
l PH: 831-758-83l1
,jj
john@lewisbuikler.com
j HARCI>'IARE FOR DOORS, AS SElECTED BY OWNER
BUTTS, LOCKSETS, DOOR STOPS, WEA THER-STRJPPING,
0 ETC , 1>15 APPROPRIATE. KEYLOO<SETS TO SYSTEM AS Project Codes
~
SELECTS) BY OWNER. PROVIDE ANALLOWAI>CE FOR
PURQ-IASE 0~ Y. INSTALLIN CONTRACT Project shalt CorflliY v.ilh he
2013 Calfornia Building Code,
~ GENERAL: SEE EXTERIOR ELEVATIONS AND FLOOR r., Califumia Residenial Code,
~ PLAN FOR CONFIGURATION &SWING/SLIDE DIRECTION
GLAZING SHALL IE DOUBLE INSULATING, TEMPERED
~
ia
California Chen Buiding
Standards, Caifomia Bectri:oal
~
!>
SAFETY GLAZING WHERE REQUIRED BY COC a-JAPTER
24. Code, California Mechan~al
Code, Califomia Plmlling Code,
~ Catifomia Fire Code, Califomla

!
; WINDOW SCHEDULE
Energy Code

0
QTY TAG SIZE DEfO<IPTION
2 1 7flX6,() FIXED
2 2 3XSAJ OPIRABLIE
16 3 OJST<:l.i TRANSOM
1 4 113X5AJ OPIRABLIE
7 5 5.0X41ll OPIRASLE
6 3!JX41ll FIXED
7 30X0 OPIRABLE
6 5AJX1.t OPIRABLE
9 21BX4.1l OPIRABLE
10 3X41ll OPIRASLE
11 71ZX41B FIXED
~ 12 2/3X4X8 FIXED
ALL WINDOWSTO BE COUll. E GLAZED, UNCLAD WOOO
MAIN LEVEL FLOOR PLAN
ALL WINOOWS TO BE UNCLAD WOOD, CLEAR DOUBLE
INSIJLA TING GLAZING, TEM'ERffi SAFETY GLAZING WHERE scale: 1/4" = 1 ' 0"
REQUIRED BY CSC Cf'APTER 24. OPERABLE WINDOWS TO
HAVE SC~ENS. ~0. .,2. .~4~. . . .~. . . . . . . . . . .16
ALLOW B) &\SE FLOOR AREA: 2940 SF
MAIN LEVEL: 1~ Sf
GARAGE: 400 SF
LOWER LEVEL: 004 Sf

VOLUME INFORMATION
/0
400 SF ONE STORY GARAGE, SLAB ON GRADE
3.12 ROOF

4lS SF ONE STORY LIVING AREA OVER CRAWL SPACl:

312ROOF S~enC.Krebs- Pnndp~~IKDG Date
0 XJ17 ~~BS DESIGN ffiOOP. LLC
168 SF ONE STORY UVING AREA OVER CRAWL SPACl: AU ~~-ffS ~SffiVED
FLAT ROOF

964 SF TWO STORY LIVING SPACE I Proposed Min Aoor Plan

3.12 ROOF !
l - - - - - - -- - - -- -- - - - - n:-- -----~--------------J. ~----------::;;;----- ~-----~
2(1

62'8-1ll'

03
37
EXTERIOR LIGHTING
-oD-1 Old!!rior ovemead sulface moiJ1!<
Old wall moiJ1! 1 =lntandescent 14'9"
19'5-11.?' 13' 6"
~D-1 Old wall molllf, mooan sensor H=halogen
F=fluoresoent
ll[J-1 Old wall molllf, solllr timer L =LED

r
B/07
EXTERIOR liGHTING NOTES

tAIIa)(teriorlighting attochedlothemainbuildingoranyBCcessof)l'

r
building shall be no higherlhen 10feetabovelha grotJnd, and must be
downlighling, and must no! e:wca"d25 watts Oncandescent equivalent; i.e., ''""-<! 'l.o'\. , ,, . ,, , I
approximatety3751umers) in power per fOOure .N JJn.!'t-SO~l
fJ ~
2.lan~ape-lightingshallnoteJt:ead13inchesabovelhegroondnor I
more than 1!5 watts Oo::andescent equival1;1nt; le., approximalely225 ~I @
NEW SINGLE FAMILY RESIDENCE
lumens) perfOO:ure and shall be sp9:ed no closerthan10 feet apart.
LanOO:cepelightings:hellnotbeusedforlree, waD, renee orrccentlighting
of any type. The purpose of landscape lighting IS to safE~Iyi~uminale
,..;~<ways !lld nlranc" lo lr..subjocl proporly
+02 LOPEZ AVE
RESIDENCE
1. ,
3. No exterior li9hling Wll be directed toward County prwerty. SE Com er 2nd Avenue
li '
:1 Cocmel, CA
~. Flood.lypo lighling wilnol beuo<
~.ij ' APN 010-231-023
6. Outdoor lightingartached to a buildirlg musl bt~ high efficacy or controlled
byamotionsensorwi!hintegrelphotocontrol. Motionsery;orsl.IS-edin ISSUE 02121117
conjurK:tionwilh outdoor lighting luminaries should fia'Welhe capability of
tumingthelights an oLiamalical~. (Pari6,Soction150(KI6) REI/18101\S

BED3

DOOR SCHEDULE
QTY TAG SIZE DESCRIPTION
1 A 4.1lX&Il EXT I'IOOD/GlASS SWING
8 24JX8.() INT I'IOODSWING
c 12IJX8JU EXT NI\NI\ I'IALL FOLDING
W(8.() INT I'IOODSWING
215X&Il INT I'IOOD POCKET
2JilX&Il INT WOOD SWING
2ftlX6fil INT WOOD POCKET
4.IJX&IJ INT I'IOOD BYPASS
3.1Jl(8.() EXT WOOD SWING LEWIS BUILDERS
16IJXBIO EXT OVERHEAD GARAGE REMODELING EXPERTS
8J9XIl.ll EXT NAN/I WALL FOLDING
John Lewis
2JilX6JJ INT WOOD SWING
5JilX6JJ EXT WOOD/GlASS FRENCH Lcense#: B.644741
4-"Xf!til INT WOOD BYPASS 3700 The Barnyard G-Il
3JilX6fil INT WOOD SWING Carmel, California 98923
213)(6.11 EXT 1HRFIRESWING PH:831-700<l391
john@lewisbuilder.corn
HARDWARE FOR DOOR~ AS SELECTED BY 0\'/NER
BUTTS, LOCKSETS, DOOR STOFS, \'lEATHER-STRIPPING,
ETC, AS APPROPRIATE. KEY LOO<SETS TO SYSTEM AS
Project Codu
SELECTED BY 0\'/NER. PROVIDE AN ALLO\'/Ar-GE FOR Pr~ect shall co01>IY ..;lh he

...
PURG-I'.SE OH. Y. INSTALL IN CONTRACT 2013 Caafornia Building Code,
California Residential Code,
GENERAL SEE EXTERIOR ELEVATIONS AND FLOOR
PLAN FOR CONFIGURATION & SWING/SLIDE DIRECTIOt-1
CI07
I California (i'een Building
Slandards, California Eleclri:: al
GLAZING SHALL BE DOUBLE INSULATING, TEMPERED \
SAFETY GLAZING WHERE REQUIRED BY CBC CHAPTER
24. \ I I Code, California Mechanical
Code, California Plurrting Code,
California Fwe Code, Galifamia
I I
30K

Energy Code

.------ - - - - __,__L - - - ~-- l

WINDOW SCHEDULE
QTY

2
2
TAG
1
2
SIZE
712X6/fJ
3X6.1l
DESCRIPllON
FIXED
OPERABLE
I
16
1
3
4
OJSTOI\1
113X5.1l
TRANSOM
OPERABLE
I
7
4
3 7
5
6
5.1JX41il
3/3X4/il
3.1JX6.1l
OPERABLE
FIXED
OPERABLE
I
4
1
B
9
5.1JX1
2ftJX4/il
OPERABLE
OPERABLE
I I
1
1
4
10
11
12
3JilX4/il
7flX4/il
2f.IX4X8
OPERABLE
FIXED
FIXED I I
ALL WINDOWS TOllE DOUBLE GLAZED, UNCLAD WOOD LOWER LEVEL FLOOR PLAN
I I
All \'IINOOWS TO BE UNCLAD I'IOOD, CLEAR DOUBLE
scale: 1/4" =1' 0"
INSULATING GLAZING, TEM"ERED SAFETY GLAZING WHERE
REQUIRED BY CllC CHAPTER24. OPERABLE WINDOWS TO
HAVE SCREENS. ~0. .~2. .~4. . . ..J............16
I
I
AlLOWED BASE FLOOR AREA 2940 SF
MAIN LEVEL: 1576 SF
I ~
GARAGE: 400 SF I I
LOWER LEVEL. 9S4 SF

[I _ _ ____ ______ I
~

VOLUME INFORMATION
400 SF ONE STORY GARAGE, SLAB ON GRADE.
3.12 ROOF

426 SF ONE STORY LIVING AREA OVER CRAWL SPACE BleenG.Kret:r3 Prinr.iiJfiiKDG DHte
3:12 ROOF C :lll7 KF1:8S DESIGN GROOP, LLC
~Ll RGHTS R:SERII'ED
168 SF ONE STORY LIVING AREA OVER CRA\'IL SPACE
FLAT ROOF
Proposed Lower Floor Plan
954 SF TWO STORY LIVING SPACE
3:12 ROOF

04
38
 NEW SINGLE FAMILy RESIDENCE

LOPEZ AVE
RESIDENCE
SE Comer 2nd Avenue
Ca-!rei,OA
APN: 01().231 -023

ISSUE: o:>/21/l?

REVISIOI'll:

t2Z~lf.L_

- -- - -- i21 .5'LOWERI.EVElPt.ATE

I
_j_ -'- .
- - I-~~~w=j;:--
LEWIS BUIL::ns
RE'-'KJDELING .
John LeVIls

~
License# B-844741
3700 The Barnyard G-11

v~
Carmel, Calibmia 93923

~ 0"
PH B31-7513-6391
john@lewisbuilder.com
PROPOSED WEST ELEVATION
""""'4" 1" Project Cod lfle
Projecl shall cocrply 'Mih
ca ~tomia Building Code,
2013 . Residential Code,
Calllilmia een Bu~ding
Califorma Q . Eleclri:oal
Sloodards, .~:m~~hancal
Code, Cali . Rurrbng Code,
Code, Califo~ma California
Caltfomia Fire Code,
Energy Code

EXTERIOR MATERIALS
_ _ f35.f!j R}DGE ___ _
Carmel Stone
or Similar

~31. fi.JdW!LLEVELPlATE
Standing Seam Metal Roofing
-

Dark Brown . evel

Horizontal Wo od Siding - Mam L
Warm Cedar

Stucco- Lower level

I I Dark Brown .

I ~ j_ ___ Stained Wood or Composite Decking

f22.SLI>LI.JJJLI.EVELFfE - - - - ---k ___ Red Cedar

Fascia and Trim

~ WarmCedar

. . wall at south prope rty line not shown)

PROPOSED SOUTH ELEVATION (retammg
scale: 114" = 1. 0"
D Unclad Wood Windows
Dark Brown

05
39
 -r
- - -- 1JU'MA11JJ..J/ELE1ATE
___l_30jj' MASTEHllM1il'LATE 1 I
NEW SINGLE FAMILy RESIDENCE

LOPEZ AVE
RESIDENCE
SE Corner 2nd Avenue
Co:mei.CA
APN. 010-231-023

I ISSUE: W/7117

REVISIONS:

-- ---- J2254'MAlfllJIELFFE

121~5' LoWEfiLEVELPLA TE
I~

l
PROPOSED EAST ELEVATION
scale: 1/4" =1' O" LEWIS BUILDERS
REMODaiNG EXPERTS
JohllLev.;s
Lbense#: B-8447 41
3700 The Bamyard G-11
CUT 195 CV (EXCESS TO BE EXPORTED) carmel, Caliibmia 93923
PH 831-756-63!1
john@ev.;sbutlder.oom
Flll 11;!;CV

-. - El<ISTING GR/>DE PR SHESURVEY Project Cod..

Projecl shall corrply ..;lh lhe
=6~~XISTII'IG RE9DE~ l'f'PROXIWATE)
RECCNSmUCll'O OOIGNAL
2013 Ga!fomia Bulding Code,
OEF\NCT 2ND AVENUE DRIVEWAY Caltibrrua Residenial Cede
Califomia G-een Bui ding
Standards, Cahfomta Beclri::al
Code, Caliibrria Mechani:al
Code, California Punting Code

-r-- ----~135.j8_RIQG/i_ _____

Catfomta Ftre Coda, Galifomia,
Energy Code

c. . _!jl[_LQW~SlGRADE HFEL~EL

1:

stt:'l'enC.Krebs. Princip!IKDG Date

Cl3)17Kft:BSOESIGNffiOOP LLC
All RG!lS~SER'IED '

Proposed Eaot &North

Elevetion;

PROPOSED NORTH ELEVATION

scale: 114" = 1, 0"
06
40
 ROOP CONSTRUCTION
CLASS-A STANDING SEAMk/ETAI. ROCfiNG
012 LAYERS OF*IS ROC!"NG FELT
t/2'PLYWOOD
WI MN <II GUAGE WEEP SCREED@ FOUNC\11 TIOO PLATE
0/o RIGID INSULATIOO Qi-301
0/t/ZPLYWOOD
0/ 4JIB EXPOSED RmERS, PER STRUCTURAL
WALL CONSTRUCTION LOWIR LEVIL FOOTING CONSTRUCTION I
STUCCO OOWIRE LATHE (NHEREEXPOOEDJ
OJNCRETESTEMW~~~~~:~~~
0/TWO LAY81SGRAI:e 'D' BLDG PN'ER
0
0/ COt>!:: RETE WAll, PER STIRIX:TURAI.
CONCRETE FOOTING. PER STIRIX:TURAl

WALL CONSTRUCTION -MAIN L!VI!I

PLOOR CONSTRUCTION I
HORIZONTAl WOOO ElDING 314' PL;~~T~~~~~~ @
0/TWO LAYERS GRI'DE 'D' BLDG PAPER RI9BATTINSULATION
0/ 112'~YWOOO
2X@ t6'0C
Rt3 BATT INSULATION !o,/,(1 .' 1 , ... , ," , 1':1
112' GMI TAPED & TEXTURED ~ .'J l { ~ () "' ll ~ J.

NEW SINGLE FAMILY RESIDENCE

LOPEZ AVE
RESIDENCE
SE Comer 2nd Avenue
Ca-mel, CA
APN: 010..231023

ISWE 0:1121/16

RE\1SIONS:

SECTION A-A
scale: 1/8" =1' 0"

j
EXISTING HOUSE, DECK AND DRIVEWAY - - - - - - - - - f - - - - - - -
N_E_:
IG_H..:.
B..:.
O....:
R_P..:.R....:
O_P_:E_
RT_Y
_T_O
:__
SO
_U_T
_H_______ j-- LEWIS BUILDERS
RE~DELING EXPERTS
John Lewis
1 Lioense#: 8.044741
3700 The Bam yard G-11
EXISTING WEST OF ELEVATION INCLUDING SOUTH NEIGHBOR Carmel, California 93923
PH:831758.63l1
scale: 1/8" = 1' 0" john@lewisbuildercom

Project Codn

=-----.. . .
PrOject shallco""ly.,;lh lhe
2013 California Building Code,
. ji Calfurnia Residential Code,

.-.~~~~~---==f.
California G"een BUilding
Slandards, CaHfomia Eleclri::al
-.122=uuo.LE"L__J_
~L~l.e~ElP'i:KiET -
Code, California MechanK;:al
Code, California Plurrbing Code,

~ ~ C~1fomia Fire Code, California

Energy Code

I - - i '''"'~'".'""'""'J,-
i SECTIONB-B

-+//
11.. z scale: 1/8" = 1' 0"

moAVENUEL~::"'Q~EO HOUSE
--------
..~.~ .
st~en C Krebs - Princir:el KDG Da1e
Q2)17 KREBS DESIGN GROJP, LLC

~I
- -113.l!'e'QA';JiafFEt"O'oi!IERLE~l
____ GARAG<A.-<VEWAL .. .
i I
-~ ~-~~--~NEIG_I-IEiQB.E.BQE.!';BI'L TO SOUTH---~-~+---
ALLRGHlSRESffii'ED

Sections A-A. B-8 & C.C

Elevations wl South Neighbor

SECTIONC-C PROPOSED WEST OF ELEVATION INCLUDING SOUTH NEIGHBOR

scale: 1/8" = 1' 0" scale: 1/8" = 1 ' 0"

07
41
 FOR MO:~ECTED FROM MP
zo~g DROUGHT TOLERANT PLANT
ALL
LISTPLANTS
REV couNTY,
MONTEREY N.lrrvessHACE

MONTEREY NAT IllES SUHIBH.lDE

1\l'iiCtl.. :""diA,I l'l. 't(irJ

~ l<,.~t.'~~ll!. ~ ~~~ ~; I ~ .~

NEW SINGLE FAMILY RESIDENCE

LOPEZ AVE
8 RESIDENCE
SE Comer 2nd Avenue
c... mer.cA
APN: 010.231-023

MONTEREY N.lTIVI!8 SUN

0
RE~WIS BlJILOERS
OB.I'IG EXPERTS
John Lewis
Lioense#: B-844741
~00 The Barnyard G-11
rm.,, Calrromia 93923
I . PH 831-758-6:391
rolvl@IOI>istrulder.com

Project Codes
Projool shall CO "'llY -.ith 11
201a Cailfomia Build. e
Ccalrromla Residenu~~g~~~
al1fomJa G- .
Slanderds Cai~en.Buiding
Coda, c.:riromia m~:~~al
Ribes speciown
Fuscllia . as Clinber
Flowering Tnuned Code, Callforria Pklrrb. meal
Cairom'a Fire Cede '"9 Code,
E . Cahfomra
nergyCode.

Pinus radiata
Monterey Pine

NON~ATIIIES IIUN

8
Rosmarinus ollie' .
Creeping Rosom~~~

8
LOPEZ AVENUE
Remove Exi .
and Lopez A~~ Ill)' on Propelty
Replace with Mul~h:r;d~lanli ngs as Ntted

landscape Plan

PROPOSED LAN
scale: 1f8" =1, 0" DSCAPE PLAN
oe. (f)roe!W"f~l.w:ma
~.NoiTi~lion1'9r,M~d
3: :~o:=~n ~~ traoow~tared until &stablE
~. Soi~""uHirg~,;"": or dolt.rlloo soil had
OII(JiW~Ii'JOtiTCAIU9.1TOtEI'Elllt.N!IIIIAU..

08
rrrgwel~. Allolror c~ sol sh;~~<P<lried
BlSoclaedwilhrelai .cutwdlbeawliedcnlylotho

42