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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

March 8, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, AICP, Community Planning and Building Director

Subject: Consideration of a Final Design Study (DS 16-378) and associated Coastal
Development Permit for the construction of a new single-family residence
located in the Single-Family Residential (R-1) Zoning District

Recommendation:

Continue the applicantion with a recommendation to revise the design in order to further mitigate
the impact to the eastern neighbor.

Application: DS 16-378 APN: 010-193-009


Block: 94 Lot: 20
Location: NE Corner of Monte Verde and 9th Ave
Applicant: Adam Jeselnick, Architect Property Owner: Michael and Frances Henkel

Background and Project Description:

The project site is located on the northeast corner of 9th Avenue and Monte Verde. The property is
4,000 square feet in size and is currently an undeveloped vacant lot. The proposed new residence
is a modern-style design and is 2,100 square feet in size, which consists of a 1,010 square foot first
floor, a 400 square foot 2nd floor, a 400 square foot basement and a 240 square foot attached
garage. The applicant has acquired water credits from the Malpaso Water Company to be used for
the construction of the new residence.

This application was considered for conceptual review by the Planning Commission on October 12,
2016 and again on December 14, 2016. At the October meeting the Planning Commission directed
the applicant to shift the basement away from the Cypress tree, reduce the mass of the building
and to revise the design in order to mitigate the view impact to the eastern neighbor. The
applicant made several revisions to the design, and at the December meeting the Commission
determined that the applicant had complied with all of the recommendations, but that more work

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Staff Report
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needed to be done to address the impact to the eastern neighbor. The applicant has revised the
design as explained in the following section, however, in staffs opinion the proposed residence
would still significantly impact the eastern neighbor.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:


Site Considerations Allowed Existing Proposed

Floor Area 1,800 sf (45%) 0 sf 2,100 sf

Site Coverage 556 sf w/ bonus 0 sf 504 sf


Trees 3 Upper /1 Lower 9 8
(recommended)
Ridge Height (1st/2nd) 18 ft/24 ft n/a 16 ft./ 21 ft. 4 in.
Plate Height (1st/2nd) 12 ft/18 ft n/a NA/17 ft. 6 in.
Setbacks Minimum Required Existing Proposed

Front 15 ft n/a 29 ft 4 in
Composite Side Yard 10 ft (25%) n/a Min: 14 ft (36%)

Minimum Side Yard 3 ft n/a Min. North Side: 5 ft 6 in


Min. South Side: 5 ft
Rear 15 ft n/a Min: 3 ft 6 in**
* The allowable square footage for a 4,000 square foot lot is 1,800 square feet, with a maximum bonus
basement floor area of 2,400 square feet (including a 100 square foot basement incentive).
** Rear setback is 3 for structures under 15 feet in height.

Staff analysis:

Neighbor Impact:
The elevation drawings show the original profile of the building in comparison to the most recent
proposal. The following design revisions have been made since the December hearing:

1. Height was lowered 6 inches from 2110 to 214. (original height 2211)
2. The house footprint was shifted 6 inches north (total 3 ft. shift from original)
3. Removed green roof and parapet wall on west end of building resulting in a 15
reduction in height.

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March 8, 2017
Staff Report
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The applicant has provided a packet (Attachment D) describing all of the design concession that
have been made with an analysis of the view impacts and design alternatives. While the applicant
has made several design changes, in staffs opinion the proposed residence would still significantly
impact the eastern neighbors view and present considerable building mass to their west-facing
windows.

Residential Design Guidelines 5.3 states an objective to maintain views through a property to
natural features when feasible and locate major building masses to maintain some views through
the site from other properties and consider keeping the mass of a building low in order to
maintain views over the structure. Furthermore, Guideline 7.2 states to minimize the mass of a
building as seen from the public way or adjacent properties.

The City strives to balance property rights and achieve equity amongst property owners. It is
recognized that there will be some level of impact to the eastern neighbor with essentially any new
building constructed on this vacant lot, however, the Commission should consider whether the
impact created by the proposed design exceeds the threshold of what is acceptable and is in
violation of the aforementioned Residential Design Guidelines. One alternative not raised by the
applicant is a proposal for a flat roof (or near flat) above the two-story element. This would
potentially reduce the height of the building by 3-4 feet and would still be consistent with the
architectural style. If the Commission decides to continue the application with a request for
changes, then it is recommended that specific direction be given on how the design should be
revised. Staff has included draft findings and conditions should the Commission choose to approve
the project at this meeting.

Other Project Components:

Finish Details: The proposed finish details include vertical wood siding and Fond Du Lac Limestone
veneer siding, and aluminum clad wood windows. The proposed roofing material is a standing
seam zinc metal roof. In staffs opinion, the applicants proposal includes materials that
complement the architectural style. At the request of a neighbor, the applicant is proposing
obscure glass for a staircase window on the north elevation. This neighbor has requested that the
plans be revised to state image distorting glass. A condition has been drafted with a requirement
for this change.

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Staff Report
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Basement Bonus: The Municipal (CMC 17.10.030.D.3) allows a 100-square foot basement bonus. In
addition to this, CMC 17.10.030.C.4 states that: The City provides an incentive to use some of the
base floor area and exterior volume in a basement. The result of this incentive is to reduce above-
ground floor area and reduce exterior volume for sites awarded bonus floor area in basements. For
a one story structure, the Code states that For each one square foot of the base floor area
constructed in a basement and 12 cubic feet of allowed exterior volume not built above average
grade, one additional square foot of bonus floor area may be constructed in a basement.

The applicant is proposing a 2,100-square foot residence, which includes 1,700 square feet of
above-grade floor area (includes garage) and 400 square feet of basement space, depicted on
Sheet A8 of the plan set. Pursuant to the Municipal Code sections cited above, the applicant is
entitled to a 300-square foot basement. The basement allowance includes the 100-square foot
entitlement and a 200-square foot bonus for being 100 square feet below the allowed above-grade
square footage. The proposal for a 400-square foot basement exceeds what is allowed, and as
such, a condition has been drafted requiring that the basement be reduced by 100 square feet.

Staff notes that the reduced-size basement will result in 150 cubic yards of cut. The number of
truck trips associated with soil export is 19 one-way truck trips (@ 8 cubic yards per load exported).
Therefore, as proposed, this project would result in approximately 38 round-trips with half of these
trips being empty trucks returning to the site.

Site Coverage: Because the project site is currently vacant, the site contains zero site coverage. The
applicant is proposing to add 504 square feet of site coverage including 274 square feet of
permeable materials (driveway, light wells, lower patio, and walkways). The site coverage will
consist of the driveway, light wells, a patio, a terrace, steps, and walkways.

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Units. The project
includes the construction of one single-family residence in a residential zone, and therefore
qualifies for a Class 3 exemption. The proposed residence does not present any unusual
circumstances that would result in a potentially significant environmental impact.

ATTACHMENTS:

Attachment A Photographs from East Neighbors Residence


Attachment B Findings for Approval

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Staff Report
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Attachment C Conditions of Approval


Attachment D Applicant Packet
Attachment E Project Plans

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ATTACHMENT A PHOTOGRAPHS FROM EASTERN NEIGHBORS RESIDENCE

View from living room looking west

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View from dining room looking west

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View from kitchen looking southwest View from kitchen looking northwest

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Attachment B Findings for Approval

DS 16-378 (Henkel)
March 8, 2017
Findings for Approval
Page 1

FINDINGS REQUIRED FOR 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 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 TBD
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 TBD
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

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Findings for Approval
Page 2

in context with designs on nearby sites.


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

COASTAL DEVELOPMENT FINDINGS (CMC 17.64.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 C Conditions of Approval

DS 16-378 (Henkel)
March 8, 2017
Conditions of Approval
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 16-378) authorizes the
applicant to construct a new residence. The proposed new residence is a
modern-style design and is 2,000 square feet in size, which consists of a 1,010
square foot first floor, a 400 square foot 2nd floor, a 300 square foot basement
and a 240 square foot attached garage. Finis details include vertical wood
siding, Fond Du Lac Limestone veneer siding, aluminum clad wood windows and
a standing seam zinc metal roof.
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,

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Conditions of Approval
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the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If
roots larger than two inches (2) in diameter are cut without prior City Forester
approval or any significant tree is endangered as a result of construction activity,
the building permit will be suspended and all work stopped until an investigation
by the City Forester has been completed. Twelve inches (12) of mulch shall be
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.

7. Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.

8. The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
9. Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground.

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

11. The Carmel stone faade shall be installed in a broken course/random or similar
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 N/A
been approved with divided lights shall be constructed with fixed wooden
mullions. Any window pane dividers, which are snap-in, or otherwise

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Conditions of Approval
Page 3

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. This project is subject to a volume study.

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

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

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Planning Commission.

19b. All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
20. Prior to Building Permit issuance, the applicant shall provide for City
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
21. Prior to any excavation or digging, the applicant shall contact the appropriate
regional notification center (USA North 811) at least two working days, but not
more than 14 calendar days, prior to commencing that excavation or digging.
No digging or excavation is authorized to occur on site until the applicant has
obtained a Ticket Number and all utility members have positively responded to
the dig request. (Visit USANorth811.org for more information)
22. All conditions of approval for the Planning permit(s) shall be printed on a full-
size sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions

23. The staircase window on the north elevation shall contain image distorting
glass and this shall be noted on the project plans.
24. The applicant shall reduce the size of the basement by 100 square feet. The
change shall be reflected on the construction drawings.
25. The applicant shall work with City staff regarding appropriate lighting.

26. The applicant shall provide landscape, lighting and fence details on the
construction drawings and shall obtain staff approval for each to ensure
compliance with City regulations.

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Conditions of Approval
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*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 D - Applicant Packet

To: City of Carmel Planning and Building Department

Attn: Carmel Planning Commission: Don Goodhue, Chair; Michael LePage; Julie Wendt; Gail
Lehman and Karen Sharp

From: Frances and Mike Henkel

Subj: DS 16 378 (Henkel)


Adam Jeselnick Architect
NE Corner of 9th Avenue and Monte Verde
Block: 94; lot 20
APN: 010-193-009
Attn: NE corner Monte Verde and Ninth Avenue

Dear Chair Goodhue and members of the Planning Commission:

At the December meeting, the planning commission requested we work with our eastern
neighbor (Mr. Corrigan) to address their view concerns. In response to that request we have
submitted revised plans with additional changes as follows:

Lowered entire house by 6 inches resulting in an overall height 3 feet below the 24 ft
maximum
Moved entire house to the north by 6 inches resulting in a second floor set back of 3
feet from the first version of our plans.

These changes are in addition to the previous changes made to accommodate our eastern
neighbors view concerns listed below:

Reduced the size of the garage; changed roof from a hip to a flat roof to minimize
appearance of mass
Reduced the size of the second floor master bedroom and increased setback from first
floor wall on the south by 2.5 feet to reduce mass of second story and preserve views
Reduce eaves on second floor to reduce mass and to preserve views

We are limited in the placement of the home due to the significant trees on the property. In
consideration of Mr. Corrigans views and light, we placed the garage to maximize separation
from Mr Corrigans home resulting in the second floor setback of 20+ feet from the property
line (much further than setback guidelines.) We also asked Adam Jeselnick, our architect, to
meet with Mr. Corrigan twice since the last appearance before this commission to again review
his concerns and potential changes. Mr. Corrigan's suggested design modifications at these
meetings would completely eliminate the one available ocean view from our property, while
also increasing the impact of the proposed design on the neighbor to the north.

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The submitted revised plans are the best compromise available that still allows us to enjoy the
partial ocean view to the southwest from the second floor master of our home and provide
view sharing with Mr. Corrigan.

Mr Corrigan purchased his home to develop next to the empty lot that we ultimately
purchased. That empty lot was advertised as one with a potential peek of the ocean. Mr
Corrigan is an experienced developer and knew that any purchaser of the lot would want to
take an advantage of such a view opportunity and to do so would require a second story on the
eastern part of the lot. In his letter submitted to the planning commission in Oct, Mr Corrigan
acknowledges that in developing their property, he did not expect to retain all of their views. In
fact, with our plans, he retains all of the many views from his windows and has only the view
from his dining room partially blocked.

Section 5.1 of the Carmel code states: The desire to maximize views from ones own property
must be balanced with considerations of respecting views of others. The city municipal code
provides for view sharing, and does not support maintenance of all views of one property
exclusively, while denying any view to another. Mr Corrigans home is located higher up the hill
and has a significantly deeper lot that enables his two story home to enjoy significant views
from most windows, including the living room, kitchen, bedroom, bathroom, and back deck. His
view west out of the one dining room window in question is a partial view looking to the
southwest of 9th Ave. Our plans impact only one of the many views enjoyed by the Corrigan
house and also only partially impact one view, allowing him to retain a portion of that view as
well.

We have spent considerable time and effort to design a home that fits within the city
guidelines; accommodates neighbors; fits the lot; provides view sharing; and does not interfere
with the significant trees. The design before you is consistent with the Citys regulations (in
many cases less than the maximum allowances) and provides view sharing between Mr.
Corrigan and ourselves. We would greatly appreciate your support and approval for our project.
Mike, along with our representatives, will be at the hearing to answer any questions you might
have.

Thank you for your consideration.

Sincerely,

Frances and Mike Henkel

312.451.7198 mfhenkel@me.com

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CC:

Marc Weiner, Director of Planning

Chip Rerig, City Manager

Adam Jeselnick

Tony Lombardo

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Supporting Documentation for New Home Plans for Mike
and Frances Henkel at the NW Corner of Monte Verde
and 9th Ave.

Home Information:

Subj: DS 16 378 (Henkel)


Adam Jeselnick, Architect
NE Corner of 9th Avenue and Monte Verde
Block: 94; lot 20
APN: 010-193-009

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1
Recommendations from the Planning Commission Meeting on
October 12th

Work with Eastern neighbor on trying to accommodate more of their views

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2
Adjustments to the Plans Since December 14th Meeting

Lowered entire house another 6 inches resulting in overall height 3 feet below 24 foot
maximum.

Moved entire house footprint 6 inches north resulting in second floor setback of 3 feet from
original plan

Removed green roof and parapet wall reducing height of great room at the west end of
house by 15 inches

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3
Prior Adjustments to the Plans from Oct 12th Meeting

Reconfigured basement area to provide a 15 foot setback from the cypress tree

Reconfigured basement, main floor and second floor to reduce square footage

Reduced size of garage and changed from hip roof to flat roof to minimize appearance of mass

Reduced size of great room on main level to move it away from north property line and from the
cypress tree

Reduced size of second floor master bedroom and increased setback from first floor wall on the
south to 2.5 feet to reduce appearance of mass of second story and to preserve views of neighbor
to the east

Reduced size of eaves to reduce appearance of mass and to preserve views of neighbor to the east

Changed green roof over great room to regular flat roof to eliminate the fears that it would somehow
be used as an outdoor living space

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4
We Have Made a Large Number of Design Changes

We have made a large number of design changes to accommodate the numerous objections
of neighbors.

We want to take advantage of the one ocean view the lot provides from the second floor
bedroom in the current plans and shown on the next slide.

All of the other second floor designs we considered eliminates any chance of an ocean view
from our lot.

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5
We Have One View of the Ocean from Our Lot

We have one view of the ocean from our lot from the SW corner of the master bedroom in the
current plan. If we move the 2nd floor any further south or west we will lose that view.

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6
Alternative Designs Considered

We looked at a number of alternative designs to further improve the views of the house to the east. Each has serious
problems as noted below in addition to preventing us from having the one ocean view available from our lot.

Move Second Floor to the West End of the Lot - Because of the significant trees we are limited to how far west on
the lot anything can be moved or extended. Putting the second story on the west end of the plan creates a
massive appearance of the house from 9th Ave and from Monte Verde, directly impacts the solar access for the
Strom house to our north and provides us no access to any of the ocean views available from our lot.

Move second floor over the middle of house - Blocks more light to the Strom home and creates no location for
any outdoor space on the second floor for us.

Redesign shape of second floor to clear view from dining room window of house to east - To clear the view from
the dining room window the south wall of the second floor would have to be moved back another 14 feet. This
provides us with a second floor with a north to south width of only 10 feet. It is not feasible to design a workable
second story with that width.

None of these designs fit the lot, accommodated the trees, allowed us to build to the allowed square footage,
provided us with views afforded by the lot and that did not impact other neighbors or the size and mass of the home.

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7
Blocks Views of House to the East

The dining room window of the house to the east faces what is essentially a side yard because of the
lot configuration and setbacks, that property has 80 feet facing the ocean, while our lot has 40 feet.

No matter what type of house we design (with the possible exception of a one-story house 15' tall),
their dining room window is going to have its view impacted.

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8
Blocks Views of House to the East

We made a number of changes to accommodate the views of the house to the east and that
house has almost all of their views preserved by our design

Upstairs of our house is located 20' + from the house to the east

Garage specifically placed to maximize separation from developer home to east

Views from deck of house to east are only to the southwest. By reducing eaves and
increasing setback of second story master these views are partially preserved.

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9
Blocks Views of House to the East

The design of our house does not block the many ocean views to the northwest from kitchen
and bedroom windows and back deck. There are no views directly to the west because of
trees as shown below.

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10
View from Kitchen Window to the NW

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11
View from Deck to the NW

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12
View from the Dining Room Window to the NW

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13
Blocks Views of House to the East

Given the deck is roughly the height where our roofline begins and by increasing the setback
of our second story we preserve the ocean view from the deck at 20 degrees south of due
west as shown in the diagram below and the photo on the next page.

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14
View from Front Porch

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15
View from Living Room Window to SW

~ .,.. ,
' T'


.I

126
16
Blocks Views of House to the East

This photo on the following page shows the approximate views to the ocean from the deck of
the house to the east with our cumulative changes to accommodate their view.

127
17
Adam Jeselnick, Architect 2017
OUTLINE OF EUCALYPTUS
TREE (TO BE REMOVED)

P.C. REVIEW 10/16

P.C. REVIEW 12/16


PROPOSED 2/17

HORIZON LINE

2ND FLOOR

NEIGHBOR VIEW EXHIBIT


HENKEL RESIDENCE
N/E corner Monte Verde + 9th
Project Number: 1603
Carmel-by-the-Sea, California Date: January 2017
128
18
Tree Trimming to Expand Views

We will remove the eucalyptus tree shown in the prior slide to construct our home. If you
carefully look at the picture on the prior slide removing this tree will greatly enhance the
views from the deck and living room of the house to the east.

We will also work with the City and the Carmel Forrester to trim the large pine tree on the
sidewalk on the west end of our lot. Pruning this tree appropriately will expand the views from
the house to the east particularly the views from the kitchen window, the deck and bedroom.

129
19
House to East Purchased Next to an Empty Lot

The house to the east was purchased for redevelopment when our lot was for sale.

Placed a 24 foot story pole on our lot (without our permission) when the house was for sale this summer to show potential
buyers the impact of a house on our lot.

Stated in initial letter to the Planning Commission on October 12th that he could not expect to sustain the view from the entire
west face of his house.

Once completed, our house should provide a significant increase in price per square foot comparisons giving him an increase
in value.

In the letter that Mr. Corrigan submitted at the last PC hearing in October, he acknowledges that in developing their property,
he did expect to retain all of their views. As you are aware, the city municipal code provides for view sharing, and does not
support maintenance of all views of one property exclusively, while denying any view to another.

Section 5.1 of the Carmel code states The desire to maximize views from ones own property must be balanced with
considerations of respecting views of others

130
20
Conclusion

We have worked for months to design a home that fits within the city guidelines,
accommodates neighbors, fits the lot, and does not interfere with the significant trees.

Any other changes from the currently submitted plans will either not fit the lot or detrimentally
impact the other neighbors other than the house to the east

Most importantly any other design will deprive us of our one ocean view.

131
21
TRACK 2 DESIGN REVIEW SUBMITTAL
GENERAL NOTES PROJECT DATA PROJECT DATA

--. SCOPE OF WORK: PROPERTY ADDRESS: N/E CORNER 9TH AVE. AND MONTE VERDE
CONSTRUCT NEW 2-STORY SINGLE FAMILY RESIDENCE WITH ATTACHED CARMEL-BY-THE-SEA, CALIFORNIA 93921
GARAGE AND BASEMENT. NEW DRIVEWAY, WALKWAY, STONE TERRACE,
AND OUTDOOR FIREPLACE. SITE IMPROVEMENTS AS NOTED ON THE PLAN. BLOCK/LOT: LOT 20, BLOCK 94

A.P.N. 010-193-009-000
CONSTRUCTION TYPE: V-B
ZONING: R-1 SINGLE FAMILY RESIDENTIAL
OCCUPANCY: R-3 PERMITS: PSA 16-169 (HENKEL)

FIRE SPRINKLERS: YES

WATER: CAL-AM (E) OWNER: MICHAEL AND FRANCES HENKEL ED


NS J
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159 E. WALTON PLACE, APT. 3C M

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SEWER: CARMEL AREA WASTE WATER DISTRICT (E) CHICAGO, ILLINOIS 60611
No. C33090
Renew 3/31/18

N
ARCHITECT: ADAM JESELNICK ARCHITECT F C OR
3069 LORCA LANE
TREE REMOVAL: 1-26" EUCALYPTUS (SEPARATE PERMIT) CARMEL, CA 93923
PHONE: (831) 620.5164 m
GRADING: 200 CUBIC YARDS (CUT) / 40 CUBIC YARDS (FILL) CONTACT: ADAM JESELNICK AIA
EMAIL: aejarch@gmail.com

CARMEL-BY-THE-SEA, CALIFORNIA 93921


SITE COVERAGE CALCULATIONS:

N/E CORNER 9TH AND MONTE VERDE


CONTRACTOR: TBD.
EXISTING
NO EXISTING SITE COVERAGE. ---

HENKEL RESIDENCE
TOTAL, (E) COVERAGE: --- SF
* MAX. ALLOWABLE COVERAGE = 396 SF

PROPOSED
DRIVEWAY - PERMEABLE CONC. 100 SF
FRONT WALKWAY 24 SF
LIGHT WELL - PERMEABLE CONC. 38 SF
STEPS TO LIGHT WELL - CONC. 37 SF
TERRACE + STEPS - TILE 159 SF
WALKWAY + PATIO 136 SF

TOTAL, (N) COVERAGE: 494 SF


* MAX. ALLOWABLE COVERAGE = 556 SF

FLOOR AREA CALCULATIONS:

EXISTING
(E) GARAGES-TO BE DEMOLISHED 363 SF

TOTAL, (E) 363 SF

PROPOSED

(P) HOUSE, BASEMENT 400 SF


(P) HOUSE, 1ST FLOOR 1010 SF
(P) GARAGE 240 SF
(P) HOUSE, 2ND FLOOR 450 SF PROJECT LOCATION

TOTAL, (P) SF: 2100 SF

*NOTE: MAX. ALLOWABLE AREA = 1800 SF


*BONUS FLOOR AREA FOR BASEMENT = 400 SF /2 = 200 SF
*BONUS FLOOR AREA FOR BASEMENT = 100 SF PROJECT DATA
AND
SHEET INDEX SITE LOCATION
A1 PROJECT DATA AND SITE LOCATION
A2 NOTES AND SPECIFICATIONS, STREET ELEVATIONS 8-31-2016
A3 EXISTING SITE SURVEY
A4 SITE PLAN, DEMOLITION
AS NOTED
A5 SITE PLAN, PROPOSED
A6 PROPOSED BASEMENT AND 1ST FLOOR PLANS N
A7 PROPOSED 2ND AND ROOF PLAN
A8 PROPOSED FLOOR LEVEL MAP + SCHEDULES

A1
A9 PROPOSED ELEVATIONS
A10 PROPOSED ELEVATIONS VICINITY MAP
REVISION # SET REVISION 12/29/16
A11 RENDERINGS 1 SCALE: N.T.S
A12 COLORS + MATERIALS

132
TRACK 2 DESIGN REVIEW SUBMITTAL
CITY OF CARMEL-BY-THE-SEA
GENERAL NOTES CONDITIONS of APPROVAL
1. VERIFY ALL EXISTING DIMENSIONS AND CONDITIONS AT THE SITE; CONFIRM ANY VARIATIONS OR CONFLICTING OR
MISSING DIMENSIONS OR DATA PRIOR TO COMMENCING WORK. USE WRITTEN DIMENSIONS ONLY; DO NOT SCALE
DRAWINGS FOR THE PURPOSE OF DETERMINING A DIMENSION DURING CONSTRUCTION.

2. CONSTRUCTION DETAILS NOT SPECIFICALLY SHOWN ON THE DRAWINGS SHALL BE BUILT TO CONFORM TO SIMILAR
CONSTRUCTION, IN ACCORDANCE WITH THE BEST COMMON PRACTICE AND/OR MANUFACTURER'S SPECIFICATIONS
FOR THE INSTALLATION OF THEIR MATERIALS OR ITEMS.

3. ALL CONSTRUCTION (MATERIALS, WORKMANSHIP & METHODS) SHALL COMPLY WITH TITLE 24 AND THE 2013
CALIFORNIA RESIDENTIAL BUILDING CODE (CBC); CALIFORNIA PLUMBING CODE (CPC), CALIFORNIA MECHANICAL
CODE (CMC), CALIFORNIA ELECTRICAL CODE (CEC), CALIFORNIA ENERGY CODE, FIRE CODE, AND CALGREEN; AND
ALL LOCAL AMENDMENTS AS ADOPTED BY CITY ORDINANCE.

4. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR SAFETY ON THE JOB SITE AND MUST ADHERE TO ALL FEDERAL,
STATE LOCAL AND O.S.H.A. SAFETY REGULATIONS. ED CH
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5. DEMOLITION: CONFIRM ALL DEMOLITION REQUIREMENTS WITH THE OWNER. VERIFY WITH OWNER WHICH ITEMS, IF
ANY, HE/SHE WISHES TO RETAIN FOR HIS/HER USE. ALL OTHER ITEMS TO BECOME PROPERTY OF THE CONTRACTOR AND No. C33090
ARE TO BE PROPERLY REMOVED FROM THE PREMISES. SEE DEMOLITION PLANS FOR ADDITIONAL INFORMATION. Renew 3/31/18

N
F C OR

6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL BRACING AND SHORING REQUIRED DURING CONSTRUCTION
UNTIL ALL CONSTRUCTION IS COMPLETE.

7. DO NOT STORE CONSTRUCTION MATERIALS, OR OPERATE CONSTRUCTION EQUIPMENT IN SUCH A MANNER THAT
DESIGN LIVE LOADS OF THE STRUCTURES ARE EXCEEDED. DO NOT STORE CONSTRUCTION MATERIALS ON

CARMEL-BY-THE-SEA, CALIFORNIA 93921


OVERHANGING FRAMING.

N/E CORNER 9TH AND MONTE VERDE


HENKEL RESIDENCE
SPECIFICATIONS

SPECIFICATIONS AS NOTED ON THE ARCHITECTURAL AND ENGINEERING PLANS.

GRADING / DRAINAGE NOTES


REFER TO CIVIL ENGINEERING AND LANDSCAPE PLANS FOR ADDITIONAL INFORMATION.

MONTE VERDE STREET ELEVATION


2 SCALE: 1/8"=1'-0"
2' 4' 8' 16'

PROPOSED
PLANS

8-31-2016

1/8" = 1'-0"

REVISION # NINTH AVENUE ELEVATION


A2
1 SCALE: 1/8"=1'-0"
2' 4' 8' 16'

133
TRACK 2 DESIGN REVIEW SUBMITTAL
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No. C33090
Renew 3/31/18

N
F C OR

CARMEL-BY-THE-SEA, CALIFORNIA 93921


N/E CORNER 9TH AND MONTE VERDE
HENKEL RESIDENCE
EXISTING SITE
SURVEY

8-31-2016

1/8" = 1'-0"

REVISION #
1
EXISTING SITE SURVEY
A3
SCALE: 1/8"=1'-0"
2' 4' 8' 16'

134
TRACK 2 DESIGN REVIEW SUBMITTAL
PROJECT SCOPE OF WORK
DEMOLISH TWO (2) EXISTING GARAGES (363 SF).

SITE PLAN NOTES:


1. PROTECT EXISTING TREES AS REQUIRED. NO TREE REMOVAL THIS PERMIT.

2. NO CHANGE TO EXISTING SITE DRAINAGE.

3. DEMOLITION LIMITED TO AREAS NOTED ON PLAN.

4. REMOVE AND REPLACE EXISTING PROPERTY LINE FENCE.

ED CH
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No. C33090
Renew 3/31/18

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OR
GRADING PLAN NOTES: F C

1. CUT OR FILL AS INDICATED ON CIVIL PLANS. SITE DISTURBANCE LIMITED


TO AREAS SHOWN ON PLAN.

2. SEE CIVIL PLANS FOR SITE GRADING AND DRAINAGE NOTES.

CARMEL-BY-THE-SEA, CALIFORNIA 93921


N/E CORNER 9TH AND MONTE VERDE
HENKEL RESIDENCE
EXISTING +
PROPOSED
SITE PLAN

8-31-2016

1/8" = 1'-0"
N

REVISION #
1
EXISTING / DEMOLITION SITE PLAN
SCALE: 1/8"=1'-0"
2' 4' 8' 16'
A4
135
TRACK 1 DESIGN REVIEW SUBMITTAL
PROJECT SCOPE OF WORK
1. ~ .....
uuw
zt-
-
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~u
SITE PLAN NOTES: w"'
---,<(

1. ~IJ
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No. C33090
Renew 3/31/18

N
OR
GRADING PLAN NOTES: F C

1.

CARMEL-BY-THE-SEA, CALIFORNIA 93921


N/E CORNER 9TH AND MONTE VERDE
HENKEL RESIDENCE
-N-
PORCH EXISTING HOUSE

LOT 18

28.6
28.1
I
Scale: 1" = 8'
"'
~
"'
>tl
... 15'-0"

I, 3'-0
"';3 .~\ ___!_
SETBACK

~
\ 7 EXISTING HOUSE

i~
28.3

DECK

' , lEAUBJAal U"E


.15'HEIQHT LOT 19

BASELINE MAG NAIL


BENCH MARK II'. EXISTING +
ELEV.~ 28.27 Q7 PROPOSED
SITE PLAN

8-31-2016

9TH 1/8" = 1'-0"


AVENUE
N

A5
/...------..
PROPOSED SITE PLAN
I\,______/~--------------
\
1 SCALE: 1/8"=1'-0"
REVISION # 2' 4' 8' 16'

136
TRACK 2 DESIGN REVIEW SUBMITTAL
4'-0" 14'-9" 14'-6" 22'-121" 11'-6"

5'-0"
421"

7'-6"
2'-6"
RANGE SINK D.W.

GAS
BBQ
STAIRS

9'-0"
DN
KITCHEN 15R COVERED WALKWAY
14'-0" X 12'-9"
1'-0"
UP
REF./ 3R
FRZ. UP
15R

PANTRY
SHOWER
BATH 2

20'-6"
GARAGE
5'-0" X 7'-5"
ED CH
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No. C33090
GREAT ROOM

17'-6"
Renew 3/31/18
WOOD

N
F.P. 16'-4" X 16'-0" F C OR
DINING
13'-6" X 10'-0"

BEDROOM 2
STONE PATIO
14'-8" X 11'-10"

CARMEL-BY-THE-SEA, CALIFORNIA 93921


2'-6"

N/E CORNER 9TH AND MONTE VERDE


6'-6"
LIGHT WELL DIRECT-VENT
F.P.

HENKEL RESIDENCE
8'-6"
17'-6"
30'-721" 18'-9" 13'-6" 6'-521" 15'-8" 11'-6" 3'-6"

4'-10"
FIRST FLOOR PLAN
1 SCALE: 1/4"=1'-0"
1' 2' 4' 8'

7'-0"
22'-0" 14'-721"

DECK
ABOVE

7'-0"
STAIRS
CL.

D W STORAGE

UP
15R
LAUNDRY GARAGE
9'-6" X 7'-6" ABOVE
LOWER PATIO
15'-6"

(PERMEABLE) GAS BEDROOM 3


128 SQ. FT. F.P. UNEXCAVATED
13'-3" X 13'-6"
CRAWL SPACE
PROPOSED

20'-6"
BATH 3 BASEMENT AND1ST
12'-8" X 5'-6" FLOOR PLANS

8-31-2016
2'-0"

CRAWL SPACE
1/4" = 1'-0"

5'-0"
UP
11R

17'-9" 20'-1121" 15'-8"

BASEMENT PLAN
53'-721"

A6
1 SCALE: 1/4"=1'-0" *BONUS FLOOR AREA
1' 2' 4' 8'

137
TRACK 2 DESIGN REVIEW SUBMITTAL
TILE ROOF DECK STANDING SEAM LOW SLOPE ROOF
ZINC ROOF TO PERIMETER
DRAIN

2'-0"
SLOPE DECK:

9'-0"
1/4 TO 12

P
HI
HI
P

SLOPE:
4 TO 12
2'-0"

26'-6"
SLOPE: SLOPE: SLOPE: ED CH
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27'-0"

RIDGE
4 TO 12 4 TO 12 1/4 TO 12

CE
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SLOPE TO DRAIN :
1/2 TO 12
TYPICAL UNDER SOD MASTER BR BALCONY No. C33090
13'-6" X 15'-0" Renew 3/31/18

N
OR

17'-6"
F C

4 TO 12
SLOPE:

HI
P
HI
4" 1"

P
TYPICAL

CARMEL-BY-THE-SEA, CALIFORNIA 93921


42" HIGH

N/E CORNER 9TH AND MONTE VERDE


GLASS RAILING
CONTINUOUS
AT BALCONY

2'-6"
6"

HENKEL RESIDENCE
17'-321" 13'-821" 22'-721"

ROOF PLAN
2 SCALE: 1/4"=1'-0"
1' 2' 4' 8'
65'-121"
17'-0" 14'-6" 22'-121"

KITCHEN
9'-0"

DN
BELOW 15R
STAIRS

20'-6"
26'-6"

GARAGE
ROOF
MASTER BR
15'-0" X 16'-4"
MASTER BR BALCONY
GREAT ROOM ROOF
17'-6"

13'-6" X 13'-9"

PROPOSED 2ND
AND ROOF PLAN

8-31-2016
42" HIGH

6'-6"
GLASS RAILING
CONTINUOUS
AT BALCONY
1/4" = 1'-0"

2'-6"
821" 9"
9" 17'-621" 13'-521" 22'-721" 11'-6"

SECOND FLOOR PLAN


A7
1 SCALE: 1/4"=1'-0"
1' 2' 4' 8'

138
TRACK 2 DESIGN REVIEW SUBMITTAL
65'-121"
17'-0" 14'-6" 22'-121"

KITCHEN

9'-0"
DN
BELOW 15R
STAIRS

20'-6"
26'-6"
GARAGE
ROOF
MASTER BR
15'-0" X 16'-4"
MASTER BR BALCONY
GREAT ROOM ROOF

17'-6"
13'-6" X 13'-9"

42" HIGH

6'-6"
GLASS RAILING
CONTINUOUS
AT BALCONY

2'-6"
821"
ED CH
9"
9" 17'-621" 13'-521" 22'-721" 11'-6"
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No. C33090

2ND FLOOR PLAN Renew 3/31/18

N
F C OR

4'-0" 14'-9" 14'-6" 22'-121" 11'-6"

5'-0"
421"

7'-6"

CARMEL-BY-THE-SEA, CALIFORNIA 93921


2'-6"
RANGE SINK D.W.

GAS

N/E CORNER 9TH AND MONTE VERDE


BBQ
STAIRS
9'-0"

DN
KITCHEN 15R COVERED WALKWAY
14'-0" X 12'-9"
1'-0"
UP
REF./ 3R
FRZ. UP
15R

PANTRY
SHOWER
BATH 2

HENKEL RESIDENCE
20'-6"
GARAGE
5'-0" X 7'-5"
ENTRY

GREAT ROOM
17'-6"

WOOD
F.P. 16'-4" X 16'-0" DINING
13'-6" X 10'-0"

BEDROOM 2
STONE PATIO
14'-8" X 11'-10"
2'-6"

6'-6"
LIGHT WELL DIRECT-VENT
F.P.
8'-6"

17'-6"
30'-721" 18'-9" 13'-6" 6'-521" 15'-8" 11'-6" 3'-6"
4'-10"

1ST FLOOR PLAN

7'-0"

22'-0" 14'-721"

DECK
ABOVE
7'-0"

STAIRS
CL.

D W STORAGE

UP
15R
LAUNDRY GARAGE
9'-6" X 7'-6" ABOVE
LOWER PATIO
15'-6"

(PERMEABLE) GAS BEDROOM 3


128 SQ. FT. F.P. UNEXCAVATED
13'-3" X 13'-6"
CRAWL SPACE
20'-6"

BATH 3
12'-8" X 5'-6"
2'-0"

CRAWL SPACE
5'-0"

UP
11R

17'-9" 20'-1121" 15'-8"

53'-721"
PROPOSED
PLANS

BASEMENT PLAN
FLOOR LEVEL TABLE: 8-31-2016
BASEMENT AREA
400 SF (INCLUDES BEDROOM, BATH, LAUNDRY)
1ST FLOOR AREA ONLY
SCALE AS NOTED
860 SF (INCLUDES HOUSE AND GARAGE)
2ND FLOOR AREA ONLY
114 SF (INCLUDES 2ND FLOOR MASTER BR)

REVISION #
FLOOR LEVEL MAP
OVERALL BUILDING AREA (FOOTPRINT)
1436 SF

DOOR + WINDOW SCHEDULES


A8
1 SCALE: 1/8"=1'-0" 2 SCALE: N.T.S.

139
TRACK 2 DESIGN REVIEW SUBMITTAL
STANDING SEAM ZINC
METAL ROOF
PL PL

12
4
T.O.P.E. - 2ND F.
WOOD SIDING 55.0'

GLASS
GLASS RAILING

T.O.W. - KITCHEN
51.0' 201
P

T.O.P.E. - G.R.
48.0'
F.F.E. HOUSE
47.0'

ED CH
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FOND DU LAC LIMESTONE

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VENEER

14'-0"
E E No. C33090
Renew 3/31/18

N
WOOD SIDING F C OR
102

F.F.E. HOUSE F.F.E. HOUSE


37.0' 37.0'

CARMEL-BY-THE-SEA, CALIFORNIA 93921


N/E CORNER 9TH AND MONTE VERDE
9'-6"

HENKEL RESIDENCE
F.F.E. HOUSE
27.5'

WEST ELEVATION
2 SCALE: 1/4"=1'-0"
1' 2' 4' 8'

STANDING SEAM ZINC METAL


ROOF

12 12
CLERESTORY WINDOWS IN 4 4
T.O.P.E. - 2ND F. WALL BEYOND WOOD SIDING
55.0'

GLASS RAILING
12'-3"

O
8'-0"

T.O.P.E. - G.R.

21'-1041"
48.5'
F.F.E. HOUSE M M M
47.0'

FOND DU LAC LIMESTONE


VENEER
A A
20'-11"

B C C
D D
10'-0"

10'-0"

101

AVARAGE NATURAL GRADE


38.33'
PROPOSED
F.F.E. HOUSE
37.0' ELEVATIONS

18'-0"

9-30-2016
9'-6"

1/4" = 1'-0"

F.F.E. HOUSE
27.5'

SOUTH ELEVATION
A9
1 SCALE: 1/4"=1'-0"
1' 2' 4' 8'

140
TRACK 2 DESIGN REVIEW SUBMITTAL
STANDING SEAM ZINC
METAL ROOF

12
4

T.O.P.E. - 2ND F.
55.0' WOOD SIDING

12'-3"
S

T.O.P.E. - GARAGE

21'-5"
48.0'

F.F.E. HOUSE
47.0'

ED CH
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No. C33090
F.F.E. GARAGE Renew 3/31/18
38.5'

N
AVARAGE NATURAL GRADE
F C OR

F.F.E. HOUSE
37.0'
11'-0"

CARMEL-BY-THE-SEA, CALIFORNIA 93921


9'-6"

N/E CORNER 9TH AND MONTE VERDE


F.F.E. HOUSE
27.5'

HENKEL RESIDENCE
EAST ELEVATION
2 SCALE: 1/4"=1'-0"
1' 2' 4' 8'

12 12
4 4
OBSCURE GLASS @ WDW.

WOOD SIDING
10'-3"

T.O.P.E. - KITCHEN
51.0'

T.O.P.E. - G.R.
49.0'
21'-5"

F.F.E. HOUSE
47.0'

FOND DU LAC LIMESTONE


VENEER
10'-6"

13'-6"
J H G

AVARAGE NATURAL GRADE


38.33'
F.F.E. GARAGE PROPOSED
39.0' F.F.E. HOUSE
37.0' ELEVATIONS
ANG

9-30-2016
11'-0"

1/4" = 1'-0"

F.F.E. HOUSE
27.5'

NORTH ELEVATION
A10
1 SCALE: 1/4"=1'-0"
1' 2' 4' 8'

141
HENKEL RESIDENCE CE
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No. C33090

N/E CORNER 9TH AND MONTE VERDE


Renew 3/31/18

N.T.S.
CH

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OR

N T
RENDERINGS

8-31-2016

CARMEL-BY-THE-SEA, CALIFORNIA 93921


A11
142

TRACK 2 DESIGN REVIEW SUBMITTAL


TRACK 2 DESIGN REVIEW SUBMITTAL
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No. C33090
Renew 3/31/18

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F C OR

LIMESTONE VENEER
EXTERIOR WALL SURFACES

CARMEL-BY-THE-SEA, CALIFORNIA 93921


N/E CORNER 9TH AND MONTE VERDE
EXTERIOR LANDSCAPE LIGHT
LOW VOLTAGE LIGHTING
SYNTRA LED PATH LIGHT - TECH LIGHTING

HENKEL RESIDENCE
VERTICAL WOOD SIDING
EXTERIOR WALL SURFACES

MATERIALS

12-30-2016

STANDING SEAM ZINC N.T.S.


SLOPED ROOF

A12
143
IRRIGATION NOTES: BUILDING DEPARTMENT NOTES: SCOPE OF WORK:

IRRIGATION FOR NEW PLANT MATERIAL WILL BE IRRIGATED BY PERMITS & INSPECTIONS: THIS IS NEW LANDSCAPE INSTALLTION WITH A NEW LOW FLOW
A LOW FLOW DRIP SYSTEM . DRIP IRRIGATION SYSTEM.
THE CONTRACTOR SHALL OBTAIN ALL REQUIRED INSPECTIONS FOR
THE SMART IRRIGATION CONTROLLER SHALL HAVE A RAIN SENSOR THE WORK AND GIVE THE OWNER TIMELY NOTICE OF INTENT TO EACH
PLANTING LEGEND
AND A MASTER SHUTOFF VALVE INSTALLED DIRECTLY AFTER INSPECTION. PROJECT INFORMATION:
THE BACKFLOW PREVENTION DEVICE.
SYMBOL Botanical Name Common Name Size Quant
CODES: OWNER HENKEL RESIDENCE
ACE PAL Acer palmatum Japanese Maple` 24 Box 5

ALL MATERIAL, WORKMANSHIP AND METHODS OF CONSTRUCTION SITE NE CORNER OF 9TH AND MONTE VERDE ST.
BUX SUF Buxus su ruticosa Dwarf English Boxwood 15 gal 8 CARMEL, CA.
PROJECT SITE SHALL CONFORM TO THE APPLICABLE REQUIREMENTS OF THE UBC
CAR TUM Carex tumulicola Foothill Sedge 1 gal 33 AND LOCAL BUILDING CODES.
APN 010-193-009
CEA YAN Ceanothus Concha Concha Ceanothus 5 gal 9 NO POTABLE WATER MAY BE USED FOR COMPACTION OR DUST
CEA CON Ceanothus Snow Flurry' Ceanothus Snow Flurry 5 gal 11 CONTROL PURPOSES IN CONSTRUCTION ACTIVITIES WHERE THERE
IS A REASONABLY AVAILABLE SOURCE OF RECLAIMED WATER.
TOPOGRAPHY FLAT
MISSION
CHO TEC Chondropetalum tectorum Small Cape Rush 5 gal 14
CONTRACTOR TO USE AUTO SHUT-OFF NOZZLES ON ANY WATER
TREE REMOVAL NONE
LANDSCAPING
CON MAU Convolvulus mauritanicus Ground Morning Glory 1 gal 7 GRADING NONE
HOSES USED ON THE PROJECT.
FES IDA Festuca idahoensis Siskiyou Blue Siskiyou Blue Fescue 1 gal 45 P.O. BOX 875
OLE EUR Olea europaea Majestic Beauty Fruitless Olive - Columnar, Standard 15 gal 14 LAYOUT NOTES:
XERISCAPE PRACTICES:
PACIFIC GROVE
PIT WHE Pittosporum tenui olium Golf Ball Golf Ball Kohuhu 5 gal 10 ANNOTATED DIMENSIONS TO TAKE PRECEDENCE OVER SCALED
DRAWINGS.
1. LOW WATER USE, DROUGHT TOLERANT PLANTS CALIFORNIA 93950
2. WATER CONSERVING IRRIGATION TECHNIQUES AND SYSTEMS
ROS BAN Rosa banksiae Lady Banks Climbing Rose White 5 gal 3 3. DRIP IRRIGATE ALL PLANT MATERIAL
FIRE SAFETY NOTES: P 831 373 8293
ROS TUS Rosmarinus Tuscan Blue Tuscan Blue Rosemary 5 gal 8 NORTH 4. INSTALLATION OF RAIN SENSOR
ALL NON IRRIGATED BRUSH TO BE KEPT AT GROUND LEVEL FOR AN F 831 373 2283
WOO FIM Woodwardia mbriata Giant Chain Fern 5 gal 8 VICINITY MAP AREA OF 50 SURROUNDING THE PROPOSED RESIDENCE. www.missionlandscaping.com
NOT TO SCALE GRADING NOTES: email:
TREES TO BE CLEARED OF DEAD LIMBS WITHIN A 50 RADIUS OF THE
missionlandscaping@me.com
PROPOSED RESIDENCE. ANY TREE LIMBS WITHIN 10 OF A CHIMNEY THERE IS NO GRADING REQUIRED AT THIS SITE FOR THE LANDSCAPE.
WILL BE REMOVED. Landscape & General
Contractors C27 & B 392291
DRAINAGE NOTES: LANDSCAPING STATEMENT:
Landscape Architecture
ALL DOWNSPOUTS TO BE DISPERSED ON SITE IN LANDSCAPE I PATRICK WILSON CERTIFY THAT THIS LANDSCAPING AND IRRIGATION CA Lic #5806
EXISTING HOUSE AREAS. ALL OTHER SURFACES BESIDES ROOF ARE PERMEABLE AND PLAN COMPLIES WITH ALL MONTEREY COUNTY LANDSCAPING
WATER WILL ABSORB THROUGH. REQUIREMENTS INCLUDING USE OF NATIVE, DROUGHT TOLERANT, Project:
NON-INVASIVE SPECIES; LIMITED TURF; AND LOW-FLOW, WATER
BY DISPERSING THE WATER INTO THE GARDEN BEDS WE WILL CAPTURE CONSERVING IRRIGATION FIXTURES
THE WATER COLLECTED BY FOG DRIP AND SMALL RAINFALLS AND SPREAD
IT OUT THROUGHOUT THE GARDEN.

Henkel Residence
NE Corner of 9th and
EXISTING 4 TALL WOOD FENCE
OLE EUR PROPERTY LINE 100.0 Monte Verde Street
ROS BAN Carmel, CA 93921.
58 Cyp

CEA SNO
ROS TUS
ACE PAL CON MAU EXISTING HOUSE
CEA CON
GAS BBQ
APN: 010-193-009
CHO TEC Revisions:
KITCHEN
27 Pine UP PATIO COVERED WALKWAY
BARK PATH
MONTE VERDE STREET

ROS BAN

6 Oak 9 Oak
BATH 2
PIT TEN WOO FIM

PROPERTY LINE 40.0


CHO TEC
PROPERTY LINE 40.0
EDGE OF PAVEMENT

ACE PAL BUX SUF


GARAGE

ENTRY
PERMEABLE PAVER
GREAT ROOM
PATIO
DINING AREA

ROS BAN
CHO TEC BEDROOM 2
PIT TEN WOO FIM

STONE PATIO
11 Oak OLE EUR
8 Oak
6 Oak Drawing Title:
LIGHT WELL BUX SUF
CON MAU UP UP
9 Oak ROS BAN ROS BAN CAR TUM
BARK PATH ROS BAN CAR TUM CAR TUM
3 Oak
FES IDA
7 Oak

Planting Plan
FES IDA
EXISTING 4 TALL WOOD FENCE
PROPERTY LINE 100.0
ROS BAN ROS BAN ROS BAN PERMEABLE PAVER
CEA SNO
ACE PAL ACE PAL DRIVEWAY
UTILITY POLE
ACE PAL
Date:
11/17/16
Scale:
1/4=10
Drawn By: PW
CURB CURB CURB Page Number:

EDGE OF PAVEMENT
NORTH L1.0
9TH STREET 8
0 1 2 4
Mission Landscaping Inc. 2016
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