CITY OF CARMEL-BY-THE-SEA Planning Commission Report May 9, 2018 To:

Chair LePage and Planning Commissioners

From:

Marc Wiener, AICP, Community Planning and Building Director

Submitted by:

Catherine Tarone, Assistant Planner

Subject:

Consideration of a Concept and Final Design Study (DS 18-098) and associated Coastal Development Permit for a 439-square-foot addition to an existing residence. The project site is located in the Single-Family Residential (R-1) Zoning District.

Application: Block: Location: Applicant:

DS 18-098 113 9th Ave., 2 SW of Lincoln St. Steven Krebs, Designer

APN: Lots:

010-181-015 1&3

Property Owner: Sydney Green Matlock III Trust and Maria Forester Hagan Trust

Executive Summary The applicant is proposing to remodel an existing residence, which includes adding a total of 439 square feet to the existing 1,235 square-foot residence. The applicant is also proposing to construct a new wood deck and walkway in the front yard of the property and new stairs in the rear yard. Recommendation Approve the Concept and Final Design Study (DS 18-098) and associated Coastal Development Permit for an addition to an existing residence, subject to the attached Findings and Conditions. Background and Project Description The existing residence is a two-story house with a partially-hipped roof located on the south side of 9th Avenue. The property is the interior lot of a re-subdivided corner lot. The lot is 4,000 square feet and is developed with a 1,015 square-foot, two-story residence and a 220 square-foot detached garage. The applicant has submitted plans to add a 68-square-foot entry, 188-square-foot dining room, bathroom and staircase addition to the upper- and lower floor of the north side elevation, and a 183-square-foot bedroom addition to the lower floor on the west elevation under the existing main floor deck. The net total floor area of the property will be 1,674 square feet. The roof and siding of the addition will match the existing residence’s wood shingle roof and board and

148

DS 18-098 (Matlock) May 9, 2018 Staff Report Page 2

batten siding. New doors and windows will be wood, un-clad. A Final Determination of Ineligibility for the City's Historic Inventory was issued on June 6, 2017. PROJECT DATA FOR A 4,000 SQUARE-FOOT SITE Site Considerations

Allowed

Existing

Proposed

Floor Area Site Coverage Trees

1,800 sf 556 sf 3 Upper /1 Lower (recommended)

1,674 sf (42%) 528 sf 1 upper/ 2 lower

Ridge Height (1st/2nd flr) 18’/24’ Plate Height (1st/2nd flr) 12’/ 18’

1,235 sf (31%) 914 sf 0 upper / 1 lower 8.5’ /20.5’ 8’-9”/ 16’

10’/ 23’-7” 8’-9”/19

Setbacks

Minimum Required

Existing

Proposed

Front

10’ For the interior lot of a re-subdivided corner lot 12.5 (25%)

35.5’ Approx.

30.5’ Approx.

11.5’ (existing residence)

Composite Side Yard Minimum Side Yard

3’ (interior side) 5' (street-facing side on a corner lot)

3'-1" (south side) 8’-5” (north side)

11.5’ (existing residence) 12.5’ (new addition) 3’-1” (south side) 8’-5” (north side)

Rear

15’ (3’ allowed if bldg. height not over 15’)

3’-6”

3’-6”

Staff has scheduled this application for conceptual and final details review. If the Commission has concerns that cannot be addressed at one meeting it may continue the hearing. Staff analysis Forest Character: Residential Design Guidelines 1.1 through 1.4 state “existing significant upper canopy and understory trees should be preserved”, “Locate new construction to minimize impacts on established trees”, “Protect root systems of all trees to be preserved”, and maintain “a forested image on the site.” In addition, it is the policy of the City Forestry Department that new construction should be at least six feet from significant trees. Per the Preliminary Sight Assessment (PSA) prepared in February 2018, the subject property contains 1 moderately-significant pittosporum tree. The applicant has complied with the Forestry Department’s requirement to plant one upper-canopy tree and one lower-canopy tree on the lot.

149

DS 18-098 (Matlock) May 9, 2018 Staff Report Page 3

The proposed construction will be located 8 feet from the existing pittosporum tree in the west side yard and will not impact the tree. Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state that proposed new construction should “maintain privacy of indoor and outdoor spaces…” and “maintain view opportunities.” Staff has not identified any significant view or privacy impacts that would be created by the construction of the proposed addition. The important views of the ocean in this neighborhood are to the west. The addition will expand to the west and occupy north/south views over the footprint of the existing raised deck at the height of the existing roof. The westerly ocean view of the neighboring residence to the east will not be affected because the project site sits at a lower elevation than the residence and the roof height will remain the same. The lot immediately to the west of the project site is a vacant lot and the residence located to the west of the vacant lot is located 40 feet away from the addition despite having several large windows that look toward the addition. The existing pittosporum tree near the west property line also helps to provide privacy to the residence to the west. The residence to the rear (south) of the property does have a window that faces the site, but the residence is offset from the proposed addition to the east of the location of the addition. The window that overlooks the site is also located at a higher elevation than the roofline of the proposed addition. The residence to the north has a large window that looks toward the proposed addition; however, 9th Avenue separates these properties and the residence is set back approximately 30 feet from the front property line. Mass & Bulk: Residential Design Guidelines 7.1 through 7.6 encourage a building’s mass to relate “to the context of other homes nearby” and to “minimize the mass of a building as seen from the public way or adjacent properties.” Further, these guidelines state that “a building should relate to a human scale in its basic forms.” Most residences on this block are two story. By contrast, both the project site's existing residence and proposed addition will appear to be single story from the street as its lower-floor is located below street grade. While the proposed entry and main-floor addition will be visible from the street, 40% of the 485 square-foot addition will be located below street grade and will not be

150

DS 18-098 (Matlock) May 9, 2018 Staff Report Page 4

visible. The addition will not have a higher profile as viewed from the street as the roof height will remain the same as the existing residence at 23’-7”. Additionally, the mass of the addition as seen from other properties is minimized as it is located toward the middle of the lot and is 8.4 feet from the west property line. In staff’s opinion, the proposed addition meets the objectives of the Residential Design Guidelines, by being oriented to a human scale, and utilizing the slope of the lot to locate building mass below grade. Building & Roof Form: Residential Design Guidelines 8.1 through 8.5 state that “building forms should be simple. “Roof forms should be composed of just a few simple planes,” “Avoid complex roof forms that call attention to the design or add unnecessary detail,” “In general, moderately pitched roofs (4:12 to 6:12) are preferred.” The existing roof pitch is 8:12 and the proposed pitch on the addition will be 8:12. As this proposal is an addition, some modulation of the building form is present as five roof forms, including the detached garage, will be visible from 9th Avenue. There are numerous roof forms, but their slopes match the existing residence and no additional modulation, such as a dormer, is proposed. Staff supports the roof and building design as proposed. Finish Details: Design Guideline 9.4 states, “Architectural details should appear to be authentic, integral elements of the overall building design concept.” Design Guideline 9.5 encourages the use of natural materials such as wood in conjunction with stucco. Design Guideline 9.8 states, “Roof materials should be consistent with the architectural style of the building and with the context of the neighborhood." The siding of the proposed addition will match the existing residence's board-and-batten exterior siding. Windows and doors will be wood-framed. The roofing materials will be wood shingle to match the existing residence. Site Coverage: Per Municipal Code Section 17.10.030.C, site coverage shall be limited to a maximum of 22 percent of the base floor area allowed for the site. In addition, if at least 50 percent of all site coverage on the property is made of permeable or semi-permeable materials, an additional amount of site coverage of up to four percent of the site area may be allowed. The total amount of site coverage may be 396 square feet plus 4 percent of the lot area for a total of 556 square feet of allowable site coverage. The project plans propose 528 square feet of site coverage (reduced from 914 square feet of existing site coverage) with 87% of this amount consisting of

151

DS 18-098 (Matlock) May 9, 2018 Staff Report Page 5

permeable paving. The largest component of new site coverage is a new wood entry deck in the front yard located outside of the 10-foot front yard setback allowed for a re-subdivided corner lot. Staff notes that the property's existing 17-foot-wide by 7 feet deep, 189-square-foot, paver pad located in front of the garage at the front property line should adhere to the City's standards for driveway width. According to CMC 12.24.20.A, the maximum driveway width is limited to 14 feet, while the City's Residential Design Guideline 6.3 states: "In general, the width of a driveway should not exceed 9 feet." Finally, according to Residential Design Guideline 10.6, "Separating the walkway from the driveway can keep the paved area from appearing wide and expansive." Staff has drafted a condition of approval that the applicant shall reduce the paver pad at the property line to no greater width than is required to provide vehicle access to the garage and that the walkway shall be separated from the driveway by a planter strip. As conditioned, staff supports the project's site coverage proposal. Exterior Lighting: Municipal Code Section 15.36.070.B.1 states that all exterior lighting attached to the main building or any accessory building shall be no higher than 10 feet above the ground and shall not exceed 25 watts (incandescent equivalent; i.e., approximately 375 lumens) in power per fixture. Landscape lighting shall not exceed 18 inches above the ground nor more than 15 watts (incandescent equivalent; i.e., approximately 225 lumens) per fixture. Additionally, the City’s Residential Design Guidelines, Section 11.8, states an objective to “locate and shield fixtures to avoid glare and excess lighting as seen from neighboring properties and from the street.” The applicant is proposing one new lighting fixture at the new door of the addition. The light fixture is shown on sheet A3 of the plan set and is a shielded down light emitting a maximum of 320 lumens which complies with the requirements of the Municipal Code. Alternatives: Staff has included findings that the Commission can adopt if the Commission accepts the overall design. However, if the Commission does not support the design, or does not support the conclusion submitted by Staff, then the Commission could continue the application with specific direction given to the applicant/staff. Environmental Review: The proposed project is categorically exempt from CEQA requirements, pursuant to Section 15301 (Class 1) – Existing Facilities. The project includes a 439-square-foot addition to an existing 1,235 square-foot residence, and therefore qualifies for a Class 1 exemption. The proposed alterations to the residence do not present any unusual circumstances that would result in a potentially significant environmental impact.

152

DS 18-098 (Matlock) May 9, 2018 Staff Report Page 6

ATTACHMENTS • • • •

Attachment A – Site Photographs Attachment B – Findings for Approval Attachment C – Conditions of Approval Attachment D – Project Plans

153

Attachment A

Matlock-Hagan Residence Site Photographs

West elevation of front of residence

Front North Elevation and Area of Addition

154

Front North Elevation and Area of Addition

South elevation of west side of residence at area of upper- and lower-floor addition

155

Attachment B – Findings for Approval DS 18-098 (Matlock-Hagan) May 9, 2018 Findings for Approval Page 1

FINDINGS REQUIRED FOR FINAL DESIGN STUDY APPROVAL (CMC 17.64.8 and LUP Policy P1-45) For each of the required design study findings listed below, staff has indicated whether the submitted plans support adoption of the findings. For all findings checked "no" the staff report discusses the issues to facilitate the Planning Commission decision-making. Findings checked "yes" may or may not be discussed in the report depending on the issues. Municipal Code Finding

YES

1. The project conforms with all zoning standards applicable to the site, or has received appropriate use permits and/or variances consistent with the zoning ordinance.

✔

2. The project is consistent with the City’s design objectives for protection and enhancement of the urbanized forest, open space resources and site design. The project’s 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 City’s 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.

✔

NO

156

DS 18-098 (Matlock-Hagan) May 9, 2018 Findings for Approval Page 2

9. The proposed exterior materials and their application rely on natural materials and the overall design will add to the variety and diversity along the streetscape.

✔

10. Design elements such as stonework, skylights, windows, doors, chimneys and garages are consistent with the adopted Design Guidelines and will complement the character of the structure and the neighborhood.

✔

11. Proposed landscaping, paving treatments, fences and walls are carefully designed to complement the urbanized forest, the approved site design, adjacent sites, and the public right of way. The design will reinforce a sense of visual continuity along the street.

✔

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

✔

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.

✔

157

Attachment C – Conditions of Approval DS 18-098 (Matlock-Hagan) May 9, 2018 Conditions of Approval Page 1 of 4

CONDITIONS OF APPROVAL No. Standard Conditions 1. Authorization. This approval of Design Study (DS 18-098) authorizes the applicant to construct: 1) an 439 square-foot addition to an existing residence consisting of a 68-square-foot entry, 188-square-foot dining room, bathroom and staircase addition to the upper- and lower floor of the north side elevation, and a 183square-foot bedroom addition to the lower floor on the west elevation under the existing main floor deck, 2) Wood unclad windows, board-and batten siding and a wood shake roof to match the existing residence 3) a new 102-square-foot wood deck and stairs, 4) a new paver front walkway, 5) new stairs at the rear addition. 2. Codes and Ordinances. 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. Permit Validity. 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. Landscape Plan. 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 City’s 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. Tree Removal. 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. Significant Trees. 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 roots larger than two inches (2”) in diameter are cut without prior City

✔

✔

✔ ✔

✔

✔

158

DS 18-098 (Matlock-Hagan) May 9, 2018 Conditions of Approval Page 2 of 4

7.

8.

9.

10.

11.

12.

13.

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. Water Use. 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 4,007-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. Modifications. The applicant shall submit in writing to the Community Planning ✔ and Building staff any proposed changes to the approved project plans prior to incorporating changes on the site. If the applicant changes the project without first obtaining City approval, the applicant will be required to either: a) submit the change in writing and cease all work on the project until either the Planning Commission or staff has approved the change; or b) eliminate the change and submit the proposed change in writing for review. The project will be reviewed for its compliance to the approved plans prior to final inspection. Exterior Lighting. 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. All fixtures shall be shielded and down facing. Skylights. All skylights shall use non-reflective glass to minimize the amount of N/A 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. Stone Facades (including chimneys). Stone facades shall be installed in a broken N/A course/random or similar masonry pattern. Setting the stones vertically on their face in a cobweb pattern shall not be permitted. Unclad Wood Frame Windows. The applicant shall install unclad wood framed N/A 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. Indemnification. 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 159

DS 18-098 (Matlock-Hagan) May 9, 2018 Conditions of Approval Page 3 of 4

14.

15. 16. 17.

18.

19.

20.

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. Driveway. 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. Volume Study. This project is subject to a volume study.

✔

✔ Variance. Approval of this Design Study shall be valid only with approval of a N/A Variance. Hazardous Materials Waste Survey. 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. Storm Water Drainage Plan. 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 City’s 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. Archaeological Report. An archaeological reconnaissance report shall be prepared N/A 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. Cultural Resources. 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.

160

DS 18-098 (Matlock-Hagan) May 9, 2018 Conditions of Approval Page 4 of 4

21.

22.

23.

24.

25.

26.

Truck Haul Route. 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. USA North 811. 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) Conditions of Approval. 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 Tree Density Requirement. The applicant shall plant one upper- and one lowercanopy tree in the front yard of the property prior to building permit final inspection. Site Coverage Removal. The applicant shall reduce the paver pad located in front of the garage at the front property line to no greater paving than is required to provide vehicle access to the garage. The walkway shall be separated from the driveway by a planting strip. Height Certification. Height certification of the addition is required at the rough framing inspection of the building permit.

✔

✔

✔

✔ ✔

✔

*Acknowledgement and acceptance of conditions of approval.

______________________________ Property Owner Signature

___________________________ Printed Name

__________ Date

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

161

9TH

AVE

2

SW

OF

LINCOLN

PROJECT DATA

AVE

OWNER

CARMEL , CALIFORNIA

DESIGNER

9TH STREET (A 50 FOOT WIDE CITY STREET)

GATE

FINISHED SLAB ELEV.=164.3'

DIRT

PAVER APRON GATE

A.C. PARKING LOT

STEPS

ELEVATED WOOD DECK

PAVER PAD

DIRT

DIRT

NEW LOWER CANOPY TREE ARBUTUS “MARINA”

DIRT DIRT

DIRT LINE OF DECK ABOVE

LIGHT POLE DIRT

DIRT

LINE OF DECK ABOVE

18" DIA. TREE

3.10'

164 SF ADDITION MAIN FLOOR

DIRT

9.80'

DIRT

9.57'

DIRT

4.43'

ATTACHED UTILITY ENCLOSURE

(N) STAIRS

2.80' WEST 50.00'

CHIMNEY

4.20'

3.50'

DIRT

3.00' SB

DIRT

PAVER PAD

4.60'

4.60'

3.50'

3.50'

WEST 50.00'

WOOD BUILDING

DIRT

3.60'

2.80'

4.20'

7.34'

DIRT

3.60'

WOOD BUILDING

DIRT

ATTACHED UTILITY ENCLOSURE

ADDITION 183 SF LOWER FLOOR

DIRT

3.84'

DIRT

3.84'

WOOD SHED

CONC.

3.50'

STEPS

DIRT

(ENCLOSED AREA UNDER DECK)

3.00' SB

WOOD SHED

WOOD BUILDING

ZONING / OCCUPANCY

R-1

TYPE OF CONSTRUCTION

V-B

NUMBER OF STORIES WATER SOURCE

CHIMNEY

WOOD BUILDING

HAGAN RESIDENCE 9th Ave 2 SW of Lincoln Ave Carmel, CA APN: 010-181-002

TWO CAL AM

ISSUE: 02/12/18

SEWER

TRACK 2 REVIEW PROCESS 1.Demo front entry porch 2.Demo decks at Master and Nook 3.New Entry with Covered Porch, steps facing North (street) and East 4.Convert West Deck into new Dining, 1/2 Bath and Stairs to lower level 5.Expand lower level to accommodate new stairs 6.Remodel bathroom on lower level 7.Convert area under South Deck to Bedroom 8.New South Deck must be waterproof 9.Rebuild wood stairs off south deck to meet code 10.All new siding, trim, roofing, etc to match existing 11.No Change to Landscaping 12.No change to exterior materials or colors. 13. 7 CY of cut for lower floor addition. To be spread out on lot.

Project shall comply with the following 2016 Codes:

California Building Code California Residential Code California Green Building Standards California Electrical Code California Mechanical Code California Plumbing Code California Fire Code California Energy Code Local and Municipal Codes

SPRINKLER CALCULATIONS

DIRT DIRT

1,015 SF

SCOPE OF WORK

3.10'

TWO STORY WOOD FRAME RESIDENCE 1,015 (E) SF

GATE

CONC.

BUILDING SQUARE FOOTAGE

REMODEL & ADDITION

Project shall comply with the 2016 California Building Code, California Residential Code, California Green Building Standards, California Electrical Code, California Mechanical Code, California Plumbing Code, California Fire Code, California Energy Code.

9.80'

11.14'

4,000 SF

PROJECT CODES

FIN. FLOOR THRESHOLD ELEV.=165.9'

PAVER PAD

LOT SIZE

SEWER SYSTEM

ENTRY ADDITION 68 SF

DIRT

010-181-002

REVISIONS:

NEW WOOD DECK / STAIRS. 102 SF

8.40'

TWO STORY WOOD FRAME RESIDENCE 1,015 SF

WOOD HOUSE

3.00'

DIRT

18" DIA. TREE DIRT

13.50'

WOOD FRAME GARAGE 220 SF

PAVER PAD

FIN. FLOOR THRESHOLD ELEV.=165.9'

8.40'

3.10'

SOUTH 80.00'

LIGHT POLE

SOUTH 80.00'

DIRT

3.00'

DIRT (N) PAVER WALK 35 SF

NORTH 80.00'

DIRT

NORTH 80.00'

PAVER PAD

DIRT The Designer's Drawings, Specifications Or Other Documents Shall Not Be Used By the Owner Or Others Except By Agreement in Writing And With Appropriate Compensation To The Designer.

PAVER WALK

DIRT

WOOD HOUSE

STEPS

A.C. PARKING LOT

WOOD FRAME GARAGE 220 SF

PAVER PAD

DIRT

ADDITION 12 SF

PAVER PAD

FINISHED SLAB ELEV.=164.3'

9TH AVE 2 SW OF LINCOLN CARMEL, CALIFORNIA 93923

PARCEL NUMBER

DIRT

DIRT

13.50'

PROJECT ADDRESS

TRASH ENCLOSURE

DIRT

10.00'

NEW UPPER CANOPY TREE MONTEREY PINE

3.10'

WATER METER

EAST 50.00'

TRASH ENCLOSURE

PAVER APRON

SB

10.00'

DIRT

A.C. PAVEMENT

WATER METER

EAST 50.00'

DIRT

Steven C. Krebs & Erin C. Rose KREBS DESIGN GROUP LLC PO Box 223325 Carmel, CA 93922 T: (831) 626-8082 www.krebsdesigngroup.com E: [email protected]

9TH STREET (A 50 FOOT WIDE CITY STREET)

A.C. PAVEMENT

PAVER WALK

SIDNEY GREEN MATLOCK III TRUST & MARIA FORESTER HAGAN TRUST PO BOX 7408 CARMEL CA 93921

WOOD BUILDING

267.4 LF

Existing Exterior Walls

142.0 LF

Alteration of Exterior Walls

53.8%

% Alteration of Exterior Walls

85.7 LF

Existing Interior Walls

30.3 LF

Alteration of Interior Walls

35.4%

% Alteration of Interior Walls

353.1 LF

Existing Combined Exterior and Interior Walls

172.3 LF

Alteration of Combined Exterior and Interior Walls

48.7%

% Alteration of Combined Exterior and Interior Walls

Combined Interior & Exterior wall alterations do not exceed 50%, therefore WOOD BUILDING

FIRE SPRINKLERS ARE NOT REQUIRED

PROJECT LOCATION

EXISTING SITE PLAN scale: 1/8” = 1’ 0”

N

0

2

4

8

PROPOSED SITE PLAN scale: 1/8” = 1’ 0”

16

N

EXISTING 4’ HIGH VERTICAL SLAT WOOD FENCE

EXISTING 4’ HIGH VERTICAL SLAT WOOD FENCE

EXISTING STRUCTURE FOOTPRINT

EXISTING STRUCTURE FOOTPRINT

EXISTING IMPERVIOUS RETAINING WALL

EXISTING IMPERVIOUS RETAINING WALL

EXISTING PERMEABLE PAVERS

EXISTING PERMEABLE PAVERS

EXISTING PERMEABLE WOOD DECK

EXISTING PERMEABLE WOOD DECK

0

2

4

8

16

PROPOSED ADDITION

FLOOR AREA CALCULATIONS 4,000 SF LOT SIZE 1,800 SF MAXIMUM ALLOWED BASE FLOOR AREA 811 SF 204 SF 220 SF 1,235 SF

EXISTING MAIN FLOOR EXISTING LOWER FLOOR EXISTING GARAGE EXISTING TOTAL FLOOR AREA

439 SF ADDITIONS 220 SF 1,043 SF 399 SF 1,661 SF

PROPOSED GARAGE (NO CHANGE) PROPOSED MAIN FLOOR PROPOSED LOWER FLOOR PROPOSED TOTAL FLOOR AREA (BELOW 1,800 MAX)

TRACK 2 DESIGN REVIEW

SITE COVERAGE CALCULATIONS

NOT FOR CONSTRUCTION

4,000 SF LOT SIZE 556 SF MAXIMUM ALLOWED TOTAL SITE COVERAGE (WITH BONUS) 278 SF MAXIMUM ALLOWED IMPERMEABLE COVERAGE (50%) 41 SF EXISTING IMPERMEABLE COVERAGE 873 SF EXISTING PERMEABLE COVERAGE 914 SF TOTAL EXISTING SITE COVERAGE (EXCEEDS 556 MAX) 485 SF DEMO COVERAGE OR CONVERT TO FLOOR AREA 25 SF NEW IMPERMEABLE COVERAGE 74 SF NEW PERMEABLE COVERAGE 66 SF PROPOSED IMPERMEABLE COVERAGE (BELOW 278 MAX) 462 SF PROPOSED PERMEABLE COVERAGE 528 SF TOTAL PROPOSED SITE COVERAGE (BELOW 556 MAX)

PROJECT SITE: 9th Ave 2 SW of Lincoln Steven C. Krebs - Principal KDG

© 2017 KREBS DESIGN GROUP, LLC ALL RIGHTS RESERVED

SHEET INDEX A1 A2 A3 A4 A5 A6 A7

Date

PROJECT DATA, EXISTING SITE PLAN, PROPOSED SITE PLAN TOPOGRAPHIC SURVEY PROPOSED FLOOR PLANS EXISTING / DEMOLITION FLOOR PLANS PROPOSED & EXISTING NORTH & WEST ELEVATIONS PROPOSED & EXISTING EAST & SOUTH ELEVATIONS STREET ELEVATION

Project Data Existing Site Plan w/ Neighbor Structures Proposed Site Plan

A1 162

1'1000 HOUSI:

WOOD BUILDING

z - - --

==::J•

SCALE: 1" •

~·

.., '"

W~TER

I.I[TER 1&~.20 16~.07

165

SOUTH 80.00 '

~~~~~~~1=3.6~~~~~~t~ 6

165:13 r 65

TRASH ENCLOSURE

164 99

<.

-'1

DIRT

....

DIRT

~~~~~~~====~~~~~===IT 16•

164 1;1

164 6•

1

59

A. C. PAVEWEI
n>; ISHEO SLAB

PA\'l'R \'tALK

W000 FRAI.I[ GARAGE

(L[V-164 .l'

70

L

UME:NT #2 0 17044140 163 1 T~ STORY 'HOOD FRAI.IE HOUSE

DIRT

~~~~~--------==~---J.-16397 w

( [VAT[O

WOOO DECK

163 9J

fiN

PA\'l'R l'oALK

"16J 20

r;::::::==;;;;;;!J-

FLOOR

B .

THRES~OLO

ELEV.•165. '

6l77 16368 ~----~------------------~--------------~~~ 1oJ 91

165 70 DIRT

163.79

I

.... DIRI PAVER WAL

A.C

" 62 !>l

PAVEM NT

0

161 .l4

16~ ~7

UTILITT

DIRT

El<

OSU!?f (ENClOSED AREA UNDER OEO<)

--------------------------•62

r;1:6:2-=2=8===-====~62.9•

162

I 1. . . . . . . . . . . . .~1!>9 0

----~1=6~J==============~16296 ...

. 1!>6 71

162.88

161 7J

DIRT

"

16266 X

161 46

15 6

159 J5

1 2 69

1

17 OIRT

PA\'l'R PAD

2 BOUNDARY lOCATIONS

~OI'IN HEREON ~RE OCTER't.IINEO ~Il-l THE BENEfiT OF LO SUR\'l'Y ';t;PP EM NlEO BY RECORD DATA. ALl BOUNDARY DATA SH01M A E < 0... THE ECORDs. THIS IS i'IDT A BOUNDARY SUR\'l'Y.

1~6

66

J £ (VAIIONS SH01oN .AR

2

~~==========~ 1~-

15 22

162 57

ASED ON AN ASSI.NED DATUII THAT APP~OXliiA lS TH£ NORTH AU£'<1CAN \'l'RTICAL OATUII OF (O
O.RT ~------------------~ 1625

i

1~9

4 CONTOUR INTERVAL • ON£

DIRT

DIRT

1!>6

• 16 1.65

~~.~

1!>9.62

~ ---1 -

1~7

~-

~ES

6, o----------::::-=-:------------'~ o•qr A. C. PARKJ C LOT

CONC. I~J

11000 ~LD

DEN01ES WOOD R[ TA lNG WALL

~·

.,

...N

r

!>6

,-

NC WALL

~-

0\\"1

2018.

0 F

15.u2 DIRT

DENOTES CONC.
YPES ARE INDICATED 'IIHEN KNOW't. 011\METERS Of TREES ARE TREES SMALLER THA~ 6" Aq[ OT 5>-lQ\\>j

TOPOGRA PH IC MAP

~.~

LEGEN D:

roo•

6. f•ELO'WOR• FOR TH S SUR\'l'Y WAS CO!IPlETED ON JANUARY

OcRT

' • 159.56

TREE I

I

1.70

1988

ELEVATION • 161.00 FEET (APPROx. NAV088)

16072 , fr,~s~o~.9~,==~====~=R=T====================1~6~-~,!>~==~----~~;1;o;0~59~--:=======~·s~~~-·~~====~--~ --_j=:====::---~-~--~7.~ -~9·6 - - - - - - - - - -16o-------..

ON ARE EXP
A

162.2

•1!>9&3

L 01 'AI'IC£5 SH0\\0'1 He TH(Q(()F

f>A\'l'R PAD

-----~· -----161----... SH IIAG NAJL "' STAINLESS STEEL WASHER STA ... PEO "CE TRAL COAST SIJR'I[YORS" &NC>
NOTE S:

1!>6.BJ

61 OJ

l

<>

§§ "'5 "'

THE PAR CEL DESC RIBED IN DOCUMENT 1/2017044140, BEING THE WEST )2 OF LOTS 1 AND 3 IN BLOCK 113 AS SHOWN ON "MAP OF CARMEL - BY - THE - SEA " FI LED IN VOL. 1 OF "CITIES & TOWNS" AT PC. 2 OF'f' ICIAL RECORDS Of' MONTEREY COUNTY CITY Of CARMEL

COU T'f' OF J.IONTEREY

P REP ARE D

STATE OF CALifORNIA

F0 q

Mar ia Hagan

DENOTES ELEVA £0 \\'()()() DECK (BUILDI G ~NOOW PUSHOUTS ARE NOT SHONN)

e v

CENTRAL COAST SURVEYORS 5 HARRIS COORT,

T£ N-11

I.IO'
CALIFOR lA

9~9•0

~hone: (831) 394-•930

Fo.· SCALE:

1" =

4'

(8.11) 394-4 31

JOB No. 17- 30 PR£PAR£R:

DRl

APN 01 0--181--002

JANUARY 201

A2 163

REMODEL & ADDITION

33 SF STAIR REBUILD

HAGAN RESIDENCE

33 SF STAIR REBUILD

9th Ave 2 SW of Lincoln Ave Carmel, CA APN: 010-181-002 ISSUE: 02/12/18

201 SF DECK REBUILD OVER LIVING SPACE

(n) 4/0x 4/0

WATERPROOF DECK

BEDROOM 183 SF ADDITION

A

D

C

(n) 2/0x 2/9

(n) 2/0x 4/0 2/4

2/8 2/6

1/2 BATH

BATH

12 SF ADDITION [email protected]/10

2/8

[email protected]/10

(n) 8/0x 4/0

DINING

TEMPERED GLASS RAIL W/ WOOD TOP RAIL

KITCHEN

MASTER BATH

Project shall comply with the following 2016 Codes:

UP

90 SF REMODEL

B

California Building Code California Residential Code California Green Building Standards California Electrical Code California Mechanical Code California Plumbing Code California Fire Code California Energy Code Local and Municipal Codes

BEDROOM

164 SF ADDITION DN

LIVING

TV @ MANTLE

(n) 8/0x 4/0

(n) 2/0x 4/0

C

B

PROPOSED LOWER FLOOR PLAN scale: 1/4” = 1’ 0”

68 SF ADDITION

reuse existing 4/0 x 4/0

3/0

(n) 4/0 x 4/0

ENTRY

A

REUSE E

ALL EXTERIOR LIGHTING MUST BE LIMITED TO 25 WATTS OR APPROX. 375 LUMENS IF LED. LIGHT FIXTURES ARE REQUIRED TO BE ENTIRELY SHIELDED AND DOWN’FACING.

SKYLINE EXTERIOR LED DOWNLIGHT

CUT BACK GARAGE ROOF OVERHANG

3'-0"

The Designer's Drawings, Specifications Or Other Documents Shall Not Be Used By the Owner Or Others Except By Agreement in Writing And With Appropriate Compensation To The Designer.

MASTER BEDROOM

REVISIONS:

102 SF WOOD DECK / STAIRS

3'-0''

4'-2''

1 CAR GARAGE

A 4/0 X 4/0 WOOD DBL CSMT (TO MATCH E) TOTAL: 2 B 8/0 X 4/0 WOOD XOX CSMT (TO MATCH E) TOTAL: 2 C 2/0 X 4/0 WOOD CSMT (TO MATCH E) TOTAL: 2

AREAS OF NEW ROOF

D 2/0 X 2/9 WOOD CSMT (TO MATCH E) TOTAL: 1

This modern outdoor LED downlight is a sleek and simple metal cylinder attached to a rectangular back plate. Deep, rich Dorian Bronze finish adds a warm touch to this chic, sophisticated outdoor wall light. A beautiful addition to your home from Minka lighting.

6'-8''

PROPOSED ROOF PLAN scale: 1/4” = 1’ 0”

6x6 BEAM W/ BEVELED JOISTS

WINDOW SCHEDULE

TRACK 2 DESIGN REVIEW NOT FOR CONSTRUCTION

PROPOSED MAIN FLOOR PLAN scale: 1/4” = 1’ 0” AREAS OF ADDITION: 439 SF AREAS OF REMODEL: 82 SF 49.8% OF EXISTING EXTERIOR AND INTERIOR WALLS WILL BE ALTERED. FALLS BELOW THE 50% LIMIT FOR FIRE SPRINKLERS. FIRE SPRINKLERS ARE NOT REQUIRED.

• • • • • • • • • • • • • • • •

Cylinder style downlight design. Skyline LED outdoor wall light. Dorian Bronze finish. Metal construction. ADA compliant. Dark Sky compliant. CA Title 24 compliant. Light output 320 lumens. Light output comparable to 35W incandescent bulb. 2700K color temperature; 81 CRI. LED averages 30,000 hours at 3 hours per day. Non-dimmable. Measures 7 3/4-inches high, 5-inches wide. Extends 4-inches from the wall. Backplate is 5-inches wide, 5-inches high. Integrated 11W LED.

Steven C. Krebs - Principal KDG

SECTION AT STAIRS scale: 1/4” = 1’ 0”

Date

© 2017 KREBS DESIGN GROUP, LLC ALL RIGHTS RESERVED

Proposed Floor Plans

A3 164

MASTER BEDROOM

WOOD DECK

REMODEL & ADDITION

HAGAN RESIDENCE 9th Ave 2 SW of Lincoln Ave Carmel, CA APN: 010-181-002 ISSUE: 02/12/18 REVISIONS:

CLOSET KITCHEN

MASTER BATH

The Designer's Drawings, Specifications Or Other Documents Shall Not Be Used By the Owner Or Others Except By Agreement in Writing And With Appropriate Compensation To The Designer.

BATH

WOOD DECK

BEDROOM Project shall comply with the following 2016 Codes:

California Building Code California Residential Code California Green Building Standards California Electrical Code California Mechanical Code California Plumbing Code California Fire Code California Energy Code Local and Municipal Codes

LIVING

WOOD PORCH

EXISTING MAIN FLOOR PLAN scale: 1/4” = 1’ 0”

EXISTING LOWER FLOOR PLAN scale: 1/4” = 1’ 0”

DEMOLITION AREAS OF DEMOLITION

1 CAR GARAGE

TRACK 2 DESIGN REVIEW NOT FOR CONSTRUCTION

Steven C. Krebs - Principal KDG

Date

© 2017 KREBS DESIGN GROUP, LLC ALL RIGHTS RESERVED

Existing Floor Plans

A4 165

NEW WINDOWS TO BE UNCLAD WOOD. MATCH EXISTING COLOR, STYLE & LITES.

EXTERIOR MATERIALS NOTES 1. All new exterior colors to match existing 2. All new siding to match existing board & batten 3. New roof to be Class-A and to match existing roof treatment in color and style. 4. New doors and windows to match existing color, style, trim, and mullions. 5. New windows to be double glazed, unclad wood. Milgard Essence Series. 6. New deck railing & stairs to match existing, demolished, railings & stairs. New deck topsail to be minimum 42” AFF of decking, railings no more than 4” between pickets. 7. New additions, windows, doors and exterior deck should be indiscernible from existing residence in style, color and materials.

REMODEL & ADDITION

HAGAN RESIDENCE 9th Ave 2 SW of Lincoln Ave Carmel, CA APN: 010-181-002 ISSUE: 02/12/18 REVISIONS:

VIEW OF RESIDENCE FROM STREET FACING SOUTH

ADDITION

ADDITION

ADDITION

ADDITION

Project shall comply with the following 2016 Codes:

TOP OF ROOF TOP OF ROOF

California Building Code California Residential Code California Green Building Standards California Electrical Code California Mechanical Code California Plumbing Code California Fire Code California Energy Code Local and Municipal Codes

12 8

TOP

7'-6''

6'-11 1/4''

17'-3 1/2"

9'-9 1/2''

MIN 42”

163.75’ FIN GRADE @ ENTRY

17'-3 1/2''

TOP

8'-3 1/2''

FFL: 165.90’

1'-0''

FFL: 165.90’

23'-6 1/2''

8'-0''

FFL: 165.90’

PROPERTY LINE

14'-9 1/4''

TOP

7'-9 3/4''

The Designer's Drawings, Specifications Or Other Documents Shall Not Be Used By the Owner Or Others Except By Agreement in Writing And With Appropriate Compensation To The Designer.

VIEW OF GARAGE FROM STREET FACING EAST

159.71’ FIN GRADE 156.55’ FIN GRADE

PROPOSED NORTH ELEVATION scale: 1/4” = 1’ 0”

156.55’ FIN GRADE

PROPOSED WEST ELEVATION scale: 1/4” = 1’ 0”

ADDITION

ADDITION

12 8

TRACK 2 DESIGN REVIEW NOT FOR CONSTRUCTION

Steven C. Krebs - Principal KDG

Date

© 2017 KREBS DESIGN GROUP, LLC ALL RIGHTS RESERVED

North and West Elevations Existing and Proposed

EXISTING NORTH ELEVATION scale: 1/4” = 1’ 0”

EXISTING WEST ELEVATION scale: 1/4” = 1’ 0”

A5 166

ADDITION

REMODEL & ADDITION ADDITION

12 8

HAGAN RESIDENCE 9th Ave 2 SW of Lincoln Ave Carmel, CA APN: 010-181-002 ISSUE: 02/12/18

The Designer's Drawings, Specifications Or Other Documents Shall Not Be Used By the Owner Or Others Except By Agreement in Writing And With Appropriate Compensation To The Designer.

REVISIONS:

Project shall comply with the following 2016 Codes:

ADDITION

PROPOSED SOUTH ELEVATION scale: 1/4” = 1’ 0”

PROPOSED EAST ELEVATION scale: 1/4” = 1’ 0”

California Building Code California Residential Code California Green Building Standards California Electrical Code California Mechanical Code California Plumbing Code California Fire Code California Energy Code Local and Municipal Codes

12 8

EXISTING SOUTH ELEVATION scale: 1/4” = 1’ 0”

EXISTING EAST ELEVATION scale: 1/4” = 1’ 0”

TRACK 2 DESIGN REVIEW NOT FOR CONSTRUCTION

Steven C. Krebs - Principal KDG

Date

© 2017 KREBS DESIGN GROUP, LLC ALL RIGHTS RESERVED

East and South Elevations Existing and Proposed

A6 167

REMODEL & ADDITION

HAGAN RESIDENCE 9th Ave 2 SW of Lincoln Ave Carmel, CA APN: 010-181-002 ISSUE: 01/20/18

The Designer's Drawings, Specifications Or Other Documents Shall Not Be Used By the Owner Or Others Except By Agreement in Writing And With Appropriate Compensation To The Designer.

REVISIONS:

LINCOLN STREET

PROPOSED NORTH STREET ELEVATION scale: 1/8” = 1’ 0” MONTE VERDE STREET

LINCOLN STREET

TRACK 2 DESIGN REVIEW NOT FOR CONSTRUCTION

EXISTING NORTH STREET ELEVATION scale: 1/8” = 1’ 0”

Steven C. Krebs - Principal KDG

Date

© 2017 KREBS DESIGN GROUP, LLC ALL RIGHTS RESERVED

MONTE VERDE STREET

North and South Elevations Existing and Proposed

A7 168